Council holds joint public hearing on rezoning for Stagecoach Road RV campground
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Summary
City planners opened a joint public hearing on a rezoning request to allow a 10-acre overnight recreational development (RV park with cabins) off Stagecoach Road. Staff flagged narrow lane widths, aging pavement and potential frontage improvements; no rezoning decision was recorded.
The Bristol City Council and Planning Commission on April 8 held a joint public hearing on a zoning map amendment request (ZMA-2025) to rezone roughly 5.1 acres of Parcel 230-6-1 along Stagecoach Road from R-1 (single-family residential) to B-3 (general commercial) so the owners can combine it with an adjacent B-3 parcel and meet a 10-acre minimum for an overnight recreational development.
Staff and the applicant described the proposal as an overnight recreational development — essentially an RV campground with cabins. Jake Chandler, public works director, said the preliminary program would include 20 RV spaces and 10 cabins, plus common areas and restrooms.
City staff told the council that the rezoning is only the first step. If rezoned, the owner would need to combine or subdivide lots and then submit a site plan meeting the city’s development standards. Chandler said stormwater, erosion-control and any required environmental permits must be approved before development proceeds.
The staff traffic review estimated low trip generation for the use — an industry-standard 76% occupancy projects about six morning peak-hour trips and about 10 evening peak-hour trips — but flagged local constraints on Stagecoach Road. Chandler said the road is two lanes about 20 feet wide (10-foot lanes), has 4–5 inches of brittle asphalt and an uncertain stone base; larger RVs will need wider driveway entrances and possibly frontage work by the developer. He said any extension of water or sewer would be at the developer’s expense and that BVU (utility) had not provided comments to staff at the time of the report.
Public-safety and service departments provided conditional comments: Fire Marshal Eric Blevins said hydrant locations and BVU projected flows were acceptable for the proposed use; Recreation Superintendent Danny Hill warned the facility could affect rentals at Sugar Hollow Park; public works said the development would likely trigger land-disturbance permitting and stormwater treatment because it likely would disturb more than 10,000 square feet.
The council opened and closed the public hearing; the planning commission likewise opened and closed its meeting. No rezoning decision or council vote on ZMA-2025 was recorded during the April 8 meeting; the item remains pending the formal rezoning process and any subsequent site-plan review.
