Waynesboro plans for 'up to' 400 new homes on 147-acre Hopeman Parkway property

WAYNESBORO – The Waynesboro council chambers glowed with a soft yellow light on Tuesday night. The city council and planning commission came together to review a project that could change the local housing market.

“We’ve been learning, over the last year specifically, about the true deficit that exists in housing,” said Councilman Terry Short Jr. “The ability to have an array of different housing stock for folks to choose from and for is important and timely. At the same time, to relieve the city of long-term, future liabilities, and to act upon that now, makes a whole lot of sense.”

Where did the land come from?

The new development begins with Sheri Smith, trustee for the Sheri Legendre Smith Revocable Trust. According to a Waynesboro City Council agenda briefing, the city entered into an agreement with Smith in 2000 – the city would receive the 147 acres upon her death.

"Prior visions pegged Smith Farm’s 147 acres for donation to the city in 'as-is' condition – including abandoned structures and the Old District Home – and subject to deed restrictions that would limit the use of the property to passive recreational parkland and conservation lands,” reads the Tuesday planning commission agenda packet.

Things began to change in late 2022, when Smith, the city, and Stockbridge OPCO LLC, a developer, held several meetings about the property. The city tore up the agreement in April 2023, letting city staff and Smith negotiate for another use for the land.

“My understanding is that she approached the city first about development,” explained Director of Community Development Leslie Tate. “The city didn’t approach her about liability or other concerns. She was interested in developing and met with the applicant, developed a relationship. Then they approached the city.”

147 acres of park become residential development and a 60-acre park

Now, nearly a year later, the property is no longer being considered for greenspace and recreation alone. The 147 acres could be rezoned to allow "for a mix of residential housing types with potential for limited commercial activity."

"The proposed planned unit development limits residential development to 2.75 units per acre, and clusters units in the most developable acreage with connection to existing utilities and roadways, thus still providing 60+ acres for parkland and recreation," reads a letter from Stockbridge included in the agenda packet. "The proposal enables and leverages the long-awaited greenway trial and preserves benefits of the recently restored stream."

This translates up to 400 new housing units in Waynesboro.

The plan also includes the demolition of the Old District Home building, 28 acres preserved as open space, 60 acres of park land or greenway with an eight-foot-wide paved asphalt trail, a playground, picnic areas, community gardens, and more.

“[Smith] is interested in working with the applicant for this development, along with the memorandum of understanding that the city entered into,” said Tate. “It essentially says we would entertain the possibility of looking at development for this property, knowing that we have public water and sewer and road networks in that area, the burden that [147] acres would place on the city as full land to be maintained by the city, the idea of the District Home and the liability for that resting with the developer.”

The development would come in four phases:

• The first development area, Hopeman Ridge Development Area, is the largest and runs along Hopeman Parkway. It includes 25 acres and up to 180 homes, including single-family attached and detached, duplexes, multiplexes, and townhouses. The 60 acres of public parkland, 0.75-mile pedestrian trail, and neighborhood amenities like playgrounds and picnic areas would be built during this phase.

• The second phase is the Streamside Development Area is on the eastern side of the property. The 10 acres would include up to 50 homes, a mix of unit types. Some commercial development could happen in this phase, with each business needing a conditional use permit. There are no plans for specific businesses as of Tuesday. The District Home demolition would also happen during phase two.

• Phase three is the Westfield Development Area in the west. The 35 acres would have up to 150 mixed types of housing.

• The northeastern Duke Road Development Area is phase four. All of the houses in this phase would be up to 20 single-family detached homes on larger lots than the rest of the development.

Council and commission members consider the side effects of new housing

According to Tate, the housing development currently under construction on Hopeman Parkway, Summit Towns Development, did a traffic analysis before starting on the project. While that project alone did not create enough traffic to require turning lanes on Hopeman Parkway, any additional development would make turning lanes necessary.

Several Waynesboro representatives were concerned about the development’s impact on traffic.

“I just know my wife and I use that intersection at Hopeman and Sherwood/Rockfish Road every day,” said Philip Klann, a member of the planning commission. “Most of the time, we have to keep our head on a swivel to get out of that intersection to head up Hopeman. That’s without any of this. That’s why I’m bringing up a stoplight.”

There are no current plans for traffic lights to be added for the project. Between each phase of construction, the developer will take another look at traffic and adjust if needed.

A member of the planning commission, Anthony Gibson, asked if the school board has input on the project, considering the potential increase in students coming to Wenonah Elementary School. According to Tate, the Waynesboro School Board will provide an updated student count for this year before the unit development goes to public hearing.

No vote was taken for the project – the planning commission first needs to hold a public hearing to gather community input. The hearing is currently scheduled on May 21.

Anyone wishing to see the full Tuesday meeting can view it on YouTube.

Lyra Bordelon (she/her) is the public transparency and justice reporter at The News Leader. Do you have a story tip or feedback? It’s welcome through email to lbordelon@gannett.com. Subscribe to us at newsleader.com.

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This article originally appeared on Staunton News Leader: Waynesboro plans for 'up to' 400 new homes on 147-acre Hopeman Parkway property