Rezoning for Coca-Cola plant tabled after residents raise concerns

STAUNTON — John Schoeb didn't make a good first impression on the Staunton Planning Commission Thursday night as the Albemarle County businessman hoped to convince the board to rezone property at 709 N. Augusta St. for a brewery and tasting room.

Schoeb, a Charlottesville dentist and co-owner of Pro Re Nata Brewery in Crozet, has requested rezoning of the former Coca-Cola Bottling Works plant from local business to general business, saying he plans to use the building for production of beer and a tasting room. The Coca-Cola plant moved from North Augusta Street to Augusta County in the early 1970s.

At Thursday night's planning commission meeting, which began at 5:30 p.m., Schoeb wasn't present for the public hearing on his own request.

"I am very disappointed that the applicant did not show up today so he could answer some of the questions," said Chair Judith Wiegand, who then moved to table the matter until the next meeting Sept. 21. The motion passed unanimously, although Vice Chair Jessica Robinson had recused herself form the discussion.

About a half hour later after the public hearing was closed, Schoeb showed up. He thought the meeting began at 7 p.m.

"I thought I was the cat's meow showing up at 6:30," Schoeb told The News Leader Thursday night by phone. He apologized to the planning commission members and the public at City Hall during the matters from the public portion of the meeting. He said he'd be back to address concerns about his brewery at the next meeting.

The biggest concerns were parking, traffic and pollution. While staff recommended approval of the rezoning request, they did have concerns about on-site parking, which is not available at the property. Of the nine people to speak, eight were opposed to the brewery.

"Do not let this go through," Barbara Lee said. "That is one of the most dangerous corners in the city. You have that traffic coming off New Street. You're going to have traffic sitting on the corner. The fire department ... this is not a good idea."

Preston Carter, who lives on Sunnyside Street behind the old Coca-Cola plant, said he was concerned about both parking and the environmental impact.

"What's going to happen to the young children playing in the streets?" he asked. "What's going to happen to the whole neighborhood?"

Even city staff had concerns about parking, writing in its report that it didn't appear that Schoeb had any "definitive plan for providing parking. Staff acknowledges that the use of the property as proposed has the potential to create more traffic in the area."

A lot of the concerns seemed to focus on a possible restaurant, which Schoeb had mentioned in an email to City Planner Timothy Hartless in June. The current zoning actually allows for a restaurant, what it doesn't allow is for brewing beer, thus the reason for the request.

In a conversation with The News Leader after the meeting, Schoeb said that restaurant, if it happens, is years away. What he really wants is to brew beer for both his Crozet business and for a new venue coming to Staunton, The Steam Plant.

Schoeb is working with Chip Clarke, who purchased property located near the corner of Richmond Avenue and Greenville Avenue in 2017. What used to be the steam plant that powered Western State Hospital and the Virginia School for the Deaf and the Blind will possibly see new life as The Steam Plant at 420 Richmond Avenue.

Clarke told The News Leader Thursday that some legal issues with the railroad held up his plans, and those issues are still unresolved although he's moving ahead. He obtained an Industrial Revitalization Fund grant that allowed him to finish all engineering on the project, allowing construction to begin on the building and possibly rehab the trestle and turn it into a walkway.

"We'll have food provided in a temporary trailer off the rear of the building," Clarke said of his plans for The Steam Plant. "Eventually we'll put a restaurant on the property. But it will be a music event space."

Clarke said he hopes to break ground on The Steam Plant this year and then it should take between 18 and 24 months to complete.

So, at least for now, Schoeb wants to just brew beer at the North Augusta Street location with the main event room being the Steam Room on Richmond Avenue.

"We're not coming in and creating this monstrosity at this point," Schoeb said. "We just want to manufacture beer. That takes three employees to do what I need to do."

Schoeb said he expects anyone who uses the tasting room to walk, parking in the free spots along North Augusta between West Frederick Street and Prospect Street.

As for pollution, he said residents nearby may smell bread but that is all, saying he plans a very green brewery.

In a 2020 study published in the Journal of Cleaner Production, there does appear to be some concern about environmental impact from a brewery.

"In spite of significant technological improvements over the last 20 years, energy consumption, water consumption, wastewater, solid waste and by-products and emissions to air remain major environmental challenges in the brewing industry," the study said.

Renee Clark lives on Sunnyside Street and was the only person to speak in favor of the business.

"The building has been vacant for as long as I can remember," she said. "And it's been used for storage and it's been disarray and disrepair. It really takes away from the neighborhood."

She acknowledged that some of the concerns from other residents should be considered, especially parking. Clark mentioned that the Staunton Public Library has parking directly across the street and isn't used much at night, suggesting that could be a solution.

She also said outreach to the community by Schoeb might help. He did tell The News Leader that after Thursday's meeting, he talked with some residents about their concerns. He said they were positive, but he understands he won't change minds overnight.

Planning commission member Joseph Mills said he was torn on the topic.

"One is I'd like to see the the Coke building resurrected and put into a prosperous business," Mills said. "But I also am very sympathetic listening to those of you who are neighbors of that area and the impact that it would have on your residential areas."

Adam Campbell, also a member of the planning commission, said he wants to find out more about the plans.

"I think there is an opportunity for this to be a success," he said. "But I don't have anywhere near enough information to make a decision at this time."

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— Patrick Hite is a reporter at The News Leader. Story ideas and tips always welcome. Contact Patrick (he/him/his) at phite@newsleader.com and follow him on Twitter @Patrick_Hite. Subscribe to us at newsleader.com.

This article originally appeared on Staunton News Leader: Sunnyside residents raise concerns about rezoning Coke plant for new brewery