Council hears joint public comments on flexible redevelopment plan for 50 acres near Reservoir Street; staff offers brownfield assessment help

City planning staff and the public discussed a proposal to rezone about 50 acres (parcels 30-13-1 and 463-4-1) from R-3C (moderate-density residential with conditions) to a flexible redevelopment district that would allow multifamily housing and limited neighborhood-serving commercial uses.

Daniel Dietrich, city planning staff, told the joint meeting the FRD district is intended to encourage creative redevelopment of large, previously developed or vacant tracts by allowing mixed uses. The parcels are currently vacant; proffers from a 2001 rezoning limit future multifamily density to R-2 levels (one unit per 3,750 square feet) and a minimum lot size of 7,500 square feet.

Staff and utility commenters said basic services are available on the property edges but would require developer-funded extensions and engineering studies. BVU’s summary noted multiple electric-connection points but said new electric must be underground and that extensive reconductoring may be needed depending on load. BVU advised water connections would be possible from an 8-inch line on Second Street and a 6-inch line on Reservoir Street, with the developer responsible for extension costs. Sanitary sewer extensions would likewise be required.

Public Works raised stormwater and downstream flooding concerns. Staff reported several downstream road- and structure-flooding locations; any runoff draining to the southwest or to topographic sinkhole features on the site would require detention sized to the 100-year event or suitable alternatives backed by developer assessment. The fire marshal and fire chief reported hydrants are present and that projected water flow rates are acceptable for the type of development proposed.

During public comment, adjoining-property owners raised trespass and vandalism concerns on bordering properties and asked whether the parcels had been an official city landfill in the past. Dietrich said staff had not yet verified a formal landfill and had contacted Virginia Department of Environmental Quality and also offered an EPA-funded brownfields assessment program (phase I/II) to the applicant and affected neighbors to examine soils and any historic contamination.

Other public concerns included potential impacts on property values, school capacity if multifamily units are built, and the adequacy of public safety and transit resources. Dietrich said the area currently is served by Bristol Virginia Transit’s East Bristol fixed route and is slated for a microtransit demonstration project; he said a traffic-impact analysis may be required at site-plan review depending on the development type. The planning staff closed the hearing; no council vote was taken that evening.