Council gives first reading to rezoning request to redevelop 50-acre vacant tract as flexible redevelopment district

The Bristol Virginia City Council held first reading on June 24, 2025, for a zoning map amendment to reclassify roughly 50 acres of vacant land (tax parcels 30-13-1 and 463-4-1) from R3C (moderate-density residential with conditions) to the Flexible Redevelopment District (FRD).

Planning staff said the rezoning, requested by Don Shim of Shim Properties LLC, would allow greater flexibility for redevelopment—permitted FRD uses include higher residential density and select commercial uses—while noting that current R3C conditions limit multifamily density and minimum lot sizes to the lower R2 standard. Staff explained that rezoning to FRD could increase residential capacity by roughly nine units per acre compared with the R3C density.

Jay (staff planning) summarized agency review comments: the property has frontage on Reservoir and Second streets; water and sewer connections are possible but require developer-funded line extensions and engineering studies to confirm capacity; BVU and emergency services said hydrants exist in the area, though staff flagged previously reported water-flow concerns and recommended follow-up. Public works flagged potential stormwater issues and a possible sinkhole location; staff said those matters would be evaluated during site-plan review. Planning staff also reported outreach to adjacent owners to allow environmental assessments under a brownfields grant because an adjoining property owner had raised concerns about historical dumping.

Planning staff concluded that, with proper engineering and permitting, the rezoning meets Code of Virginia standards and recommended approval on first reading. The planning commission had recommended approval on June 16 by a 6–0 vote. Council voted to approve first reading by roll call; second reading and site-plan review will follow before any development permits are issued.