A site assessment and planning study of the Bontex property at the western entrance to Buena Vista on U.S. 60 found that the site presents daunting challenges but also unique opportunities to create positive changes for the city.
Findings in the study, funded through a $200,000 technical assistance grant from the Virginia Department of Environmental Quality, were presented Thursday to City Council by Kristina Ramsey, the city’s director of economic development.
The industrial property, vacant for the past 15 years and in disrepair, is currently an eyesore as viewed from one of the city’s main entrance corridors. With City Council’s support, the right developer making a substantial investment and an extensive amount of grant funding, the report found that the blight could be transformed into an attractive gateway to the city that could greatly enhance economic development.
The former industrial site, states the study, “holds significant potential to drive economic and community growth … [providing] a clear path forward for transforming it into a vibrant mixed-use destination.”
The report includes a conceptual reuse plan that “outlines a transformative vision to create a mixeduse hub that integrates recreational, retail, hospitality and community spaces. This plan capitalizes on the site’s historical architecture, industrial ambiance and prime location by the Maury River to offer unique and vibrant experiences for residents and visitors alike.”
The plan envisions developing a boutique hotel, a mixture of retail outlets, a pedestrian plaza, a brewpub with full-service restaurant, an event venue, recreational amenities such as a rockclimbing wall, a recreational equipment rentals facility and a connecting path between the Chessie Nature Trail to the west and the floodwall river walk to the east.
Historical integration is a key component of the plan. “Displays throughout the site will showcase the history of the mill and Buena Vista, adding educational and cultural value.” The trail connection component would incorporate a “proposed extension of the Chessie Trail through the property, with an elevated timber walkway and connections to the river walk trail.”
The study revealed the many challenges that the Bontex building complex presents. A Phase I environmental assessment was conducted to identify hazards that must be addressed before any reuse development plans can proceed. These include removal of chemicals and leaking containers, testing for asbestos and leadbased paint and abatement thereof, cleaning up chemicals in the basement area and fixing up or removing wastewater treatment infrastructure.
An application is being made for a $50,000 Virginia Brownfields Assistance Fund grant for further assessment and removal of basement chemicals. The grant, if approved, is to be matched by a $50,000 commitment from the owner to assist with the environmental cleanup.
The study found that the building structures are fundamentally sound, though several issues do require attention. “Failing roofs and deteriorating brickwork require stabilization to prevent water infiltration and structural damage. … The chip house has sustained extensive termite damage while Section M exhibits severe masonry failure and must be stabilized.”
System upgrades are needed. “Mechanical, electrical, plumbing and life safety systems are outdated and require full replacement to meet modern building codes.” Accessibility and safety issues must be addressed. “Accessible entries, routes and restrooms must be established to comply with [Adults with Disabilities Act] standards.”
The total combined redevelopment costs are estimated at $35 million, with phased implementation over a five-to-10 year period projected, based on funding availability and developer(s) partnerships being attained. The breakdown of the major costs is estimated as follows – environmental remediation, $500,000-plus; structural repairs and stabilization, $3.4 million; system upgrades, $11 million; dining, lodging and retail renovations, $6.5 million; trail connection, $7.83 million.
The former Bontex plant, once the Columbia Paper Mill, has a long history of manufacturing in the city dating back to the 19th century. The property is on the state and national historic registers, making historic reuse rehabilitation eligible for historic tax credits in the financing of the redevelopment project.
“This project represents a transformative opportunity to turn the Bontex site from a blighted property into a dynamic gateway for Buena Vista, enhancing economic growth, community pride and quality of life,” concludes the report. “Council’s support will be critical in advancing these next steps and ensuring the project’s long-term success.”
Ramsey said she’s “super excited” with what’s in the report. She said she too sees it as a “transformative opportunity” for the city.
