City Council considers rezoning 50 acres for mixed-use development in Bristol

The City of Bristol, Virginia, held a government meeting on June 12, 2025, to discuss a zoning map amendment application for approximately 50 acres of land located between Reservoir Street, East Ridge, Heather, and Second Street. The property, identified by parcel numbers 30-13-1 and 63-4-1, is currently zoned as R3C, which allows for moderate-density residential development.

The applicant seeks to rezone the property to a Flexible Redevelopment District (FRD). This change aims to provide the developer with the flexibility to incorporate both multifamily residential units and light commercial spaces, such as neighborhood stores or service facilities, into the development plan. The FRD zoning is the only district that permits this mixed-use approach, which is intended to stimulate economic activity and rejuvenate previously developed areas.

The public hearing for this rezoning request was advertised in the Bristol paper on May 27 and May 31, 2025, in compliance with state statutes. Notices were also sent to neighboring property owners, and a sign was placed on the property to inform the community.

The property was previously rezoned from R2, which allows single and two-family residential units, to its current R3C designation on May 8, 2001. It remains vacant, and the future land use map designates it as Neighborhood 1.

The FRD zoning aims to encourage creative redevelopment by allowing a mix of compatible land uses that align with the city’s comprehensive plan. This may involve reusing existing structures or redeveloping former commercial or industrial sites. The intent is to enhance economic activity in areas that have been vacant, thereby creating jobs and increasing the tax base.

The staff report highlighted that any multifamily developments under the new zoning must adhere to certain conditions established in 2001. These include maintaining a lower density than typically allowed in R3 zoning, with a minimum lot size of 7,500 square feet, compared to the 5,000 square feet permitted in R3. This approach aims to prevent excessive subdivision of lots and maintain community character.

The meeting concluded with staff comments on the potential impacts of the proposed rezoning, emphasizing the importance of compatibility with neighboring land uses and the overall character of the community. Further discussions and decisions regarding the application are expected in future meetings.