Research conducted during a UGA charrette identified several recurring themes in successful mill redevelopment projects: using a combination of tax credits, phasing the development, maintaining the industrial aesthetic inside and out, offering a mix of uses, creating public-private partnerships, introducing an educational element, involving the community, and gathering an experienced development team.
The following projects are similar to Southern Mill in location, age, condition and/or community interests. Click the name of the projects below to explore more.
|Morganton Mill – Morganton, North Carolina
c. 1882, additions in 1917
Wood products and textile manufacturing; 120,000 Sq. ft
Monetary support for this project came from a variety of sources at the local, state, federal and private levels. Specifically, this included acquisition funding from the local redevelopment commission, city council money for surveys, a 50% ad valorem deferral from the historic district, and a federal Community Development Block Grant entitlement. The renovation was very well received by the public and heavily involved the re-development commission.
|Wadesboro Mill – Wadesboro, NC
Textile manufacturing; 117,500 Sq. ft
This project received private financing through fund raising, local businesses, foundations, and individuals, in addition to Higher Education Bond Funds from the state. Although the funding sources came from the local, state and federal levels, the project did not utilize any tax credits. The renovation provided a new community meeting space along with a continuing education center that have both been well-received.
|Renfro/ Roberts Leaf Mill – Mount Airy, NC
Tobacco manufacturing; 100,000 Sq. ft
While 100% of the funding for this project came from private sources, this redevelopment made use of tax credits by passing them through to end buyers. The former mill was rehabilitated and turned into luxury apartments.
|Pilot Mill – Raleigh, NC
Textile manufacturing; 110,000 Sq. ft
This project took advantage of federal and state tax credits in addition to private funding. The project was one of the pioneer revitalization efforts in the Raleigh area, which encouraged local redevelopment. The redevelopment of this mill faced extreme structural issues, as there was no existing shell prior to renovation. Another major problem was securing appropriate replacement materials to comply with tax credit requirements. However, this issue was remedied by obtaining materials from a nearby mill demolition site. The project created a charter school and office space.
|American Tobacco Historic District – Durham, NC
Tobacco manufacturing; 1 million Sq. ft
Funds for this project came from federal New Market Tax Credits, which funded both phases of the development. Additionally, the North Carolina State Historic Preservation Office and other federal preservation tax incentives were utilized. The district now maintains a thriving center supporting mixed uses, which include a performing arts center, restaurants, commercial, residential, and event spaces.
For more info on American Tobacco, as well as 3 other Durham success stories, see Research Projects.
|Golden Belt – Durham, NC
Tobacco packaging manufacturing; 155,000 total sq. ft.
The development is designed as an arts community with studios, retail, live/work lofts, restaurants, and offices. The development also focused on sustainability and achieved a LEED Gold rating. With this certification, Golden Belt became the largest, all historic, Gold certified development in the southeast, along with one of only three LEED certified large office and retail spaces in the Triangle. Golden Belt opened in 2008, at the height of the economic downturn, and the project cost $26 million and brought thirty-five artist studios, thirty-seven loft apartments, several restaurants, office space, retail space, and a live music venue to Durham.
For more info on Golden Belt, as well as 3 other Durham success stories, see Research Projects.
|Glencoe Mill – Burlington, NC
Textile manufacturing; 90,000 Sq. ft
After Preservation North Carolina purchased this property in a bargain sale and organized the installation of water and sewer lines, buyers began to purchase and renovate the homes. The redeveloped site also houses a textile museum, which educates the public about the history of textile manufacturing in the area.
|Mass MoCA – North Adams, MA
c. Nineteenth century
Manufacturing complex; covers 13 acres
This project drew from private funds, institutional and private sector contributions as well as a construction grant from the Commonwealth of Massachusetts. This redevelopment came into fruition as the result of a partnership with the nearby Williams College in addition to strong public support. Today, the complex is home to various commercial enterprises in addition to the Museum of Contemporary Art. The interior spaces are flexible as to accommodate a variety of potential uses, but throughout the development there is an emphasis on the industrial aesthetic of the mill complex. It is notable that the developers made all spaces ‘plug and play’ ready, which better accommodates the growing needs for technology in business.
|Granville Island – Vancouver, British Columbia
As a catalyst for this redevelopment, federal funds were used to alleviate the outstanding debt of the Harbour Board in the early 1970’s. However since 1983, the development has been self-sustaining through tenant revenue. In 2001, a non-profit organization was created to manage, oversee and support facilities and programs that may advance arts and culture on Granville Island. Additionally, there is an advisory body in the form of a parallel trust that manages the development. The trust acts as a liaison between the tenants and the applicable branches of the Canadian government.
|Enterprise Mill – Augusta, GA
Flour mill; 236,000 Sq. ft
This project was entirely funded through private means. The redevelopment created offices and residential lofts, which maintain high occupancy rates. Enterprise Mill was a pioneer mill redevelopment project in the Augusta area and spurred further local mill redevelopment.
|Porterdale Mill – Porterdale, GA
Textile manufacturing; 300,000 Sq. ft
Funds for this redevelopment utilized federal and state rehabilitation tax credits, a local tax freeze, and local government financial incentives. The project provided for retail on the street facade, live-work studios, restaurant space, residential lofts, and a swimming pool. The mill plays off of its industrial heritage and craftsmanship.
|King Plow Company – Atlanta, GA
Factory complex; 170,000 Sq. ft
This project made use of federal tax credits to transform the former factory into a mixed used, arts-related complex. Due to the disconnected nature of the site, the developers struggled with connectivity between the multiple buildings. Another issue at the site was noise from the nearby rail line, which was overcome through cost-effective sound attenuation. The reconstruction process took place in a five-phase development.
|Fulton Cotton Mill – Atlanta, GA
Textile manufacturing; 400,000 Sq. ft
Funding for this project utilized the federal historic preservation tax credit program and intensively coordinated with the State Historic Preservation Office as well as the National Park Service. This site is owned by Aderhold Properties, who also owns the Southern Mill. Another important characteristic that this mill shares with the Southern Mill is its close proximity to a rail line. The mill now houses multi-family residences.