Council rejects rezoning for proposed Stagecoach Road RV campground after neighborhood objections

On Aug. 12, 2025, the Bristol Virginia City Council rejected on first reading a zoning map amendment that would have rezoned part of a single-family lot on Stagecoach Road to allow an overnight recreational vehicle (RV) campground on property owned by Paul and Lisa Moss.

The vote came after more than a dozen residents from the Hasson Heights neighborhood and nearby streets urged the council to preserve the residential character of the area and questioned the project's traffic, public-safety and fiscal impacts.

City planning staff told the council the request would rezone a portion of an R-1 (single-family) lot to B-3 (general business) so the Mosses could combine that parcel with adjacent B-3 land to meet the city ordinance minimum of 10 acres required for an overnight recreational campground. Staff recommended approval on first reading. Planning staff also presented a traffic projection that estimated the project would generate an additional six vehicle trips during the morning peak hour and 10 vehicle trips during the evening peak hour.

City staff provided preliminary road-improvement estimates to accommodate heavier vehicles. Public Works figures presented by staff showed an estimated $243,925 to widen lanes from 10 feet to 11 feet on the approach from the wagon-wheel pavement to the site; staff said about $222,000 of that could be reimbursed from state maintenance funds, leaving roughly $21,000 from the city general fund. Extending similar widening to the end of Stagecoach Road was estimated at $71,754, with about $21,800 reimbursable and a local share near $49,800, according to figures the city distributed to council members.

Residents at the microphone pressed several themes. Mike Musick, a Hasson Heights resident, asked council to “keep our neighborhood a neighborhood,” saying about 200 families would be affected if the rezoning moved forward. Bill Caudill, an appraiser and resident, said, “Please do not strap a city who already is struggling financially with more debt,” and questioned the return on investment and how long lodging-tax receipts would take to repay road improvements. Other residents warned of increased crash risk at the busy intersection near Exit 7 and listed nearby commercial turnoffs already used by large delivery trucks, school buses and motorists.

Staff answered neighborhood questions about notice and permitting. Planning staff said required notifications included two newspaper publications and letters to adjoining property owners; staff also said a sign was posted on the property for approximately two weeks prior to the public hearing, though some residents said they had not noticed it or that it had been removed earlier when a meeting was canceled.

Council members raised multiple concerns during debate. Several members acknowledged the city may have a general need for more RV accommodations but questioned whether this particular site was appropriate given the lane widths, heavy-vehicle turning movements and proximity to I-81. Council and staff noted that VDOT is conducting a corridor STARS study of the Old Airport Road/Lee Highway area that could lead to access improvements but is not an immediate solution. Staff said that if the council voted the rezoning down, state code and local ordinance set a one-year waiting period before reapplication; staff also said road improvements would likely take a year or more to program and construct.

After discussion the council voted against the ordinance’s first reading. With a motion on the floor to advance the ordinance by caption, the clerk recorded no votes in favor and the motion failed 0–5.

Next steps: Because the first-reading motion failed, the proposal cannot be refiled for a year under local code; council members and staff suggested the Mosses and neighborhood could pursue additional meetings to address neighbors’ concerns and that the city still could consider Stagecoach Road improvements for safety and maintenance even if the rezoning does not proceed.

For transparent record-keeping, staff retained the detailed traffic projection and the Public Works cost estimates provided to council and promised to make them available to residents on request.