By Meg Hibbert
Contributing Writer
More than 250 people turned out for the Feb. 14 Salem Planning Commission’s public hearing to learn about possibilities for the campus formerly known as the Virginia Baptist Children’s Home, founded in 1890 to care for orphans. Most of the citizens who spoke opposed the large number of houses proposed the property.
No decision was made that night at the hearing that ran from 7 to 10:45 p.m. in the Salem Civic Center, nor is it likely to be made before mid-March.
A joint work session of the Planning Commission and Salem City Council was scheduled for 5:30 p.m. Feb. 21, after press time. Although citizens could attend that night, none would be allowed to speak, Planning Commission Chairperson Vicki Daulton said.
Of the 41 citizens at the Feb. 14 meeting who spoke after presentations by HopeTree officials and consultants, all but five opposed the Planned Unit Development (PUD) and rezoning that could make it possible. Plans could include more than 300 single-family homes, townhouses and apartments, a boutique hotel and small shops on 25 acres of the land.
HopeTree is situated at the end of North Broad Street, Carrollton, Red Lane and Mount Vernon in north Salem. If the PUD is built as planned, it could be Salem’s largest residential development.
Many of the speakers opposed potential increased traffic on those streets, water runoff, and other effects of intensive development on what until now has been a greenspace, a horse pasture and 60-year-old brick buildings.
A number of citizens called for the planning commission to delay any decision until after the new Salem Comprehensive Plan is updated sometime this year. Comprehensive Plans are not zoning plans but can guide development in the city.
The first speaker was HopeTree President and CEO Jon Morris who summarized HopeTree’s evolution and growth to what at one time was more than 700 acres. Morris explained HopeTree can no longer continue as what was founded as an orphanage and housed hundreds of children in the early days.
According to new state regulations, the campus can care for no more than 16 young people, Morris said, plus cottages for developmentally delayed adults and HopeTree Academy for middle and high school day students who need individualized instruction.
One couple who spoke in support of the project were David and Robyn Ellis.
“I think the PUD is a good idea,” David Ellis said, “because it brings diversity as opposed to only another neighborhood.”
“This development would preserve 40 percent of the campus,” Robyn Ellis said.
Recent college graduate Ashby Garst was one of the youngest speakers. “Young people who want to come back to Salem would like to find affordable housing. I hope the new community will have affordable housing,” said Garst, who mentioned she is the daughter of Planning Commissioner Reed Garst.
Many of the opponents live on North Broad Street or Red Lane, which would likely the largest increase in traffic. A group called Salem VA Friends and Neighbors have developed an online petition opposing the rezoning of HopeTree, with 407 people signed so far.
Red Lane neighbor Andrea Loft said she opposed the development “because I is not compatible with the neighborhood. It would be detrimental to safe walking and biking.”
Although traffic study consultants said additional streets might cause “only one or two seconds more waiting at intersections,” Loft estimated there could be between 3,000-4,000 additional trips per day. She said she likes the idea of a PUD, “there are better ideas in Salem to build one.”
Lisa Chappel Miller noted the idea of adding businesses on the campus “would be creating a second downtown. That doesn’t make sense.” She added “Put the brakes on the plan a little. We want to see a whole lot more detail.”
Jon Morris had pointed out use of the HopeTree property is going to change and even with no rezoning and PUD, once the land is sold to developers up to 200 houses could be built.
