By Meg Hibbert
Contributing Writer
After two hours and 30 speakers on proposed changes to Planned Unit Development proposals for HopeTree Family Services property, Salem Planning Commission voted 4-1 to recommend approval by Salem City Council.
The action came at what might be the first joint public hearing by the two bodies, held Nov. 13 in the Salem Civic Center’s Community Room.
A date has not been set for Council to vote on the HopeTree Family Service’s controversial project that could rezone the historic former Virginia Baptist Children’s Home 62 acres bordered by North Broad Street, Red Lane and Carrollton Avenue.
HopeTree was founded 134 years ago as the Virginia Baptist Orphanage.
The next scheduled Council meeting after a period of public notice advertising would be Dec. 9. Current Councilmembers would be in office through Dec. 31. After that, Ann Marie Green and former Councilmember John Saunders would be sworn in, along with current Mayor Renee Turk.
Turk, Councilman Randy Foley and outgoing Councilman Bill Jones voted for HopeTree’s PUD zoning request in June. Councilmen Hunter Holliday and Jim Wallace – who was not re-elected – voted against it.
Some speakers at last week’s joint meeting called for Council’s new vote on the PUD application to be delayed until new members take office.
HopeTree plans to sell 37 acres to developer Stateson Homes to build up to 340 single family, patio homes and apartments, and convert a few existing and unused HopeTree buildings for a boutique hotel, small restaurant and convenience store.
Council already approved a PUD plan in June by a 3-2 vote. This time HopeTree’s application was almost the same, which HopeTree President and CEO Jon Morris said included HopeTree’s proper name.
Morris explained again that changing needs and regulations have altered HopeTree’s and mission from caring for orphans to providing support for a maximum of 16 at-risk young people, an academy for day students with special academic needs, and homes for adults with developmental delays.
“We no longer need the property we once did,” Morris said, adding that HopeTree plans to invest $10 million in the property the entity is keeping.
He said reasons for the new PUD application is because of law suits filed against the city, and that the application addresses issues raised in the litigation.
“The property will be developed,” Morris reminded, and with existing zoning could have as many as 200 single-family homes with driveways entering on Red Lane, Carrollton and other streets. Under PUD proposals, homes would be accessed by fewer major streets on the HopeTree land.
HopeTree is offering the preserve ballfields and allow city use, maintain 35 percent of the campus’ greenspace and other aspects that continue HopeTree’s mission in the community.
The majority of speakers – who were each allotted three minutes – at last week’s meeting opposed rezoning because of:
- Potential increased traffic, up to 4,000 additional vehicles per day, they estimated;
- Destroying the character of the Historic Broad Street Neighborhood;
- Commercial uses on the campus could negatively affect existing businesses on nearby Main Street, in particular;
- Traffic danger to pedestrians walking along Red Lane, North Broad and Carrollton;
- Possible devalue of existing homes.
Among the eight who spoke in favor of HopeTree’s proposal was first speaker Dabney Ward, who lives on Mulberry Street, not in the HopeTree neighborhood.
“With the PUD, the city will be able to have some say. Under the plan historic buildings would be saved. Now there is no revenue to the city, but under the PUD proposal, when it is developed there could be up to $1 million in revenue to defray city costs,” she said.
Terry LaRocco of Idaho Street, also spoke in favor of rezoning. “I believe there has been more transparence in these proceedings than I have ever seen,” she said. “If the property is sold to another developer, we are not going to have any say.”
LaRocco added their neighborhood did not get that kind of consideration for the water tower on Elizabeth Campus, the YMCA and other large city projects.
Red Lane resident Will Long, who lives across from HopeTree, said “I believe the development will be a great change…I think everyone in this room would like Salem in 10 years to be a place where you can work, play and live.”
Jennifer Thomas of Red Lane was concerned about traffic and pedestrians. “Red Lane is narrow. Walking is already quite dangerous.”
Another Red Lane resident, Russell Deyerle, pointed out Red Lane is not a good artery to get traffic to HopeTree. “It is not able to have two lanes, parking and sidewalks,” he said.
Attorney Nancy Reynolds urged Council to spend more time on the revised PUD proposal. “Lawsuits were filed because of errors in the process,” Reynolds said. “If the decision were to be made in January [instead December, with the existing Council makeup] there would be a different outcome.”
Opponent Mark Nayden, who lives in a historic home on North Broad, urged Council to put a focus on filling vacancies in existing commercial buildings. “A PUD is not appropriate in an existing residential area,” he said. “This will not solve Salem’s affordable housing needs.”
Broad Street resident Susan Bentley was one who previously shared concerns about the rezoning. She said last week “I believe the rushed decision is politically motivated.”
Photo by Meg Hibbert
Opponents and a few proponents fill the Salem Civic Center’s Community Room at a Nov. 13 joint public hearing on proposed changes to HopeTree’s Planned Unit Development housing.
