In the heart of Bristol, Virginia, city officials gathered under the bright lights of the council chamber to discuss a significant zoning map amendment that could reshape a portion of the community. The joint public hearing, held on June 12, 2025, focused on a request to rezone a section of tax map parcel 230-6-1 from single-family residential (R1) to general commercial (B3). This change is proposed by local residents Paul and Lisa Moss, who envision transforming the area into an overnight recreational development.

The parcel in question, currently home to a single-family residence, is situated at the end of Hasson Heights Road and is accessible from Stagecoach Road. The Mosses aim to combine this approximately five-acre lot with an adjacent parcel already zoned B3, creating a larger, ten-acre site suitable for their planned development. The proposal includes the construction of RV spots, cabins, and community amenities such as a store, dog park, and playground.

City staff outlined the requirements for such a development, emphasizing the need for adherence to health and safety regulations, including public water access and fire hydrant installation. The development must also maintain at least 25% green space and comply with specific setback distances to ensure a buffer between the commercial area and neighboring residential properties.

The public hearing attracted attention as it marks a pivotal moment for the area, which has historically been residential but is now seeing a shift towards commercial use. The existing B3 zoning was established in 2018 but has yet to be developed. The proposed changes reflect a growing interest in diversifying land use in Bristol, aligning with the city’s future land use designation of Neighborhood 2, which supports larger lots and a more car-oriented design.

As the meeting progressed, city officials and community members engaged in discussions about the potential impacts of the proposed development. Concerns were raised about maintaining the character of the neighborhood while accommodating new commercial opportunities. The outcome of this zoning amendment could set a precedent for future developments in Bristol, highlighting the delicate balance between growth and community preservation.

With the public hearing now concluded, the city council and planning commission will deliberate on the proposal, weighing the benefits of economic development against the need to protect the residential nature of the surrounding area. The decision will not only affect the Mosses’ plans but could also influence the future landscape of Bristol, Virginia.