On the agenda: Bristol meeting — Data Center (May 18)

BRISTOL TENNESSEE MUNICIPAL-REGIONAL
PLANNING COMMISSION MEETING
AGENDA

Easley Municipal Annex
104 8th Street | Bristol, TN 37620
May 18, 2026
5:00 PM
I.

CALL TO ORDER AND ROLL CALL

II.

APPROVAL OF THE AGENDA

III.

APPROVAL OF MINUTES
April 20, 2026

IV.

UNSCHEDULED COMMENTS FROM THE PUBLIC

V.

REPORTS OF OFFICERS AND COMMITTEES

VI.

OLD BUSINESS

VII.

NEW BUSINESS
A.
B.
C.
D.
E.
F.

VIII.

OTHER MATTERS
A.
B.
C.
D.
E.
F.
G.
H.

IX.

Conceptual Site Plan Approval, PBD – Pinnacle South Retail Building
Conceptual Site Plan Approval, PBD – Friendship Ford Service Garage
Alley Abandonment- Holly Court
Alley Abandonment – Hill Street
Condominium Plat Approval – Farm Meadows Phase Two
Rezoning – Reed Road

Discussion – Data Centers
Discussion – Temporary Commercial Uses
Discussion – Recreational Vehicle Parks and Campgrounds
Discussion – Junkyards
Update - Historic Preservation Awards
City Council Update
Training Update
Site Plans and Subdivisions Report

ADJOURNMENT

BRISTOL TENNESSEE MUNICIPAL-REGIONAL
PLANNING COMMISSION MEETING
MINUTES
104 8 St | Easley Municipal Annex
th

Bristol, TN 37620
April 20, 2026
5:00 pm
Planning Commissioners Present:
Kelly Graham – Vice-Chair
Tekai Shu – Secretary
Mahlon Luttrell
Lea Powers
Mike Schmidt
Andrew Snyder
Mark Webb

Staff Present:
Kelli Bourgeois – City Manager
Cherith Young-Director Community Development
Ross Peters-Planning
Heather Moore-Planning
Carty Leonard- Planning
Steve Blakenship- Planning
Nicole Lawrence- Community Development

Planning Commissioners Absent:
Matt Slagle

CALL TO ORDER AND ROLL CALL
Chairman Jason Booher called the Bristol Tennessee Municipal-Regional Planning Commission
meeting to order at 5:00 pm on Monday, April 20, 2026. Roll call was performed, and a quorum
was declared present.
APPROVAL OF THE AGENDA
The Commissioners approved of the agenda as presented.
REPORTS OF OFFICERS AND COMMITTEES
APPROVAL OF MINUTES
Commissioner Kelly Graham motioned to approve March 23, 2026, Planning Commission
meeting minutes as presented with a second from Lea Powers. The minutes were approved as
written.
UNSCHEDULED COMMENTS FROM THE PUBLIC
OLD BUSINESS

1
Planning Commission
April 20,2026

NEW BUSINESS
A. Concept Plat Review – Raytheon Road
Chairman Booher introduced this item which was a concept plan for a subdivision located at
321 Raytheon Road, the applicants are Harless Homes and Holdings. This was an item for
review and feedback only; no action was required.
Cherith Young, Director of Community Development and Planning for the City of Bristol, TN
explained the background, noting the initial five-lot concept and the issues with multiple access
points as well as a steep slope on the property. The proposed 10-lot concept includes
extending cul-de-sacs off Morris Street and Tween Hills Road to solve access and city service
issues.
The Commission then discussed the number of lots with direct access to Raytheon Road and
the requirement for front doors to face the cul-de-sac or Raytheon Road.

OTHER MATTERS
A. Discussion – Permanent Campgrounds and Temporary Commercial Uses
Chairman Booher introduced the discussion topic of permanent campgrounds and temporary
commercial uses. Cherith Young explained the current regulations and the need for clearer
Ordinances.
The Commission discussed the difference between permanent campgrounds and organized
camps, the need for specific regulations for setbacks, paving and landscaping.
Cherith Young mentioned the need for clear regulations to avoid confusion between city and
state requirements for campgrounds.
Chairman Booher emphasized the importance of maintaining high standards for permanent
campgrounds to avoid negative impacts on the community.
Ms. Young then discussed the regulations for temporary events and the need for clearer
Ordinances to address issues such as pop-up vendor events. Vice- Mayor Powers raised
concerns about the impact of temporary events on public safety and city services. The question
was also raised on many permits have been issued and fees collected.
2
Planning Commission
April 20,2026

The Commission requested staff begin the process of creating an amendment to the current
Ordinances regarding permanent campgrounds and special temporary events and bring that
back to the May 18, 2026, Planning Commission meeting for further discussion and review.
B. Definition of multi-family
Cherith Young introduced the topic of multi-family definitions and tiny home projects. Staff
discussed with the Commission the need for clear regulations.
Chairman Booher suggested amending the zoning ordinance to clarify the definition of multifamily buildings. Vice-Mayor Lea Powers and other commissioners expressed concerns about
the appearance and long-term maintenance of tiny home projects. Chairman Booher suggested
requiring building materials that are not salt treated for tiny home projects and the need for
Homeowners Associations for multi-family communities. Chairman Booher further expressed
concerns regarding the impact of multi-family dwellings on community standards, including
crime, health, and safety. Vice- Mayor Powers emphasized the importance of setting design
standards.
The Commission requested staff draft a clear Ordinance on the feedback received for the
Commission and a reevaluation of the current language in development standards.
C. Junkyard Update
Cherith Young provided an update on the junkyard cleanup efforts, focusing on areas of need
throughout the city. Vice- Chairman graham asked about B and E Towing on Edgemont Avenue
as far as compliance with the first round of cleanup efforts. Ms. Young confirmed that while
some cleanup has been done more is needed to meet compliance standards.
Staff and the commission discussed the slow progress of some establishments and the ongoing
legal battles with non-compliant property owners.
D. Data Centers Update
Chairman Booher shared some insight from conservations he had recently with the City of
Kingsport, TN regarding their data center regulations and zoning Ordinances. He emphasized
the need for Bristol to avoid the mistakes made by other cities and to consider noise
regulations for data centers.
Cherith Young reported an ongoing meeting with BTES and staff to draft noise regulations for
data center with deadline of July for completion.

3
Planning Commission
April 20,2026

The Commission mention concerns regarding the City’s recycle centers and the amount of trash
being left at these centers. City Manager Kelli Bourgeois was present and informed the
Commission the city only has one refuse truck that is in working condition. The other trucks are
being repaired, and one may not be able to be repaired. The city staff are doing the best with
what they are currently working with. The refuse center in question will be moved to a more
permanent location with fencing soon.
E. City Council update
Cherith Young reported the second reading and public hearing for the rezoning of the Zaidi
property will be on May 5, 2026, City Council Meeting.

ADJOUNMENT
Chairman Booher adjourned the meeting at 6:24 pm.

Jason Booher - Chairman

4
Planning Commission
April 20,2026

STAFF REPORT TO THE PLANNING COMMISSION

SP-26-00005
May 18, 2026

CONCEPTUAL SITE PLAN REVIEW

SUMMARY

Owner/Applicant:
PPTN South, LLC
Location:
549 Pinnacle Parkway
Tax Map (TM):
TM 019, Parcels 187.00 &
192.75
Acreage: 6.837 acres

Zoning: PBD (Planned Business
District)

Setbacks:
No requirement for building
setbacks internal to the
planned development in the
Planned Business District.
Water Service:
City of Bristol, TN

Sanitary Sewer Service:
City of Bristol, TN

Request:
Conceptual Site Plan Review for
Pinnacle South Retail Building
Staff Recommendation:
Approval for Site Plan
Planning Jurisdiction:
City of Bristol, Tennessee
Planner:
Steve Blankenship

Page 2 of 4

SP-26-00005: Conceptual Site Plan Review – Pinnacle South Retail Building

BACKGROUND
PPTN South, LLC requested a conceptual site plan review for a new one-story, 30,614-square-foot retail
building at 549 Pinnacle Parkway. The conceptual site plan is before the Planning Commission for
consideration because it is located on a property zoned Planned Business District (PBD). The goal of the PBD is
to provide for developments in which buildings, land use, transportation facilities, utility systems, and open
spaces are integrated through overall design. This district permits the placement of buildings on land without
adherence to the conventional lot-by-lot approach common to traditional zoning based on an approved
development plan. The Planning Commission has the opportunity to review conceptual site plans for
compliance with the Planned Business District requirements and conformance to the approved development
plan (when applicable) prior to the application submittal as required by Chapter 10, Site Plan and Erosion
Control requirements.

Site Specifications
Access:
Access is proposed from Pinnacle Parkway via an existing private drive between the proposed developments
and existing commercial buildings.
Utility Availability:
Water, sewer, and electricity are available to all lots within the proposed site plan.
Parking and Lighting:
Parking requirements for retail use are one (1) parking space per 500 square feet of gross floor area for a total
of sixty-one (61) required parking spaces. The applicant has provided ninety-six (96) total spaces, with six (6) of
those being handicap accessible. The provided spaces exceed the requirement for retail use.
The lighting plan will be reviewed during the full site plan review process by staff to ensure conformance to
the Zoning Ordinance.
Landscaping:
The Zoning Ordinance requires that a landscaping plan be submitted for any new development requiring a site
plan under Chapter 10 of the Zoning Ordinance. Landscaping will need to meet the minimum requirements as
outlined in Chapter 11 of the Zoning Ordinance.
Signage:
It should be noted that signage must be submitted separately and is not approved as part of the site plan
process. All signage must conform to the requirements of the Zoning Ordinance.

Page 3 of 4

SP-26-00005: Conceptual Site Plan Review – Pinnacle South Retail Building

Refuse Collection:
A screened-in refuse collection area has been provided. The screening detail will be reviewed during the full
site plan review process by staff to ensure conformance to the Zoning Ordinance.

STAFF RECOMMENDATION
Staff recommends that the Planning Commission approve the conceptual site plan for the one-story retail
building, noting its conformance with the intent of the Planned Business District provisions and The Pinnacle –
Phase I Master Plan.

Steve Blankenship
Planning Technician

Photos

Page 4 of 4

SP-26-00005: Conceptual Site Plan Review – Pinnacle South Retail Building

STAFF REPORT TO THE PLANNING COMMISSION

SP-26-00003
May 18, 2026

CONCEPTUAL SITE PLAN REVIEW

SUMMARY

Owner/Applicant:
Friendship Enterprises
C/O Mitch Walters
Location:
3192 W. State Street
Tax Map (TM):
TM 019, Parcels 163.00
Acreage: 06.3 acres

Zoning: PBD (Planned Business
District)

Setbacks:
No requirement for building
setbacks internal to the
planned development in the
Planned Business District.

Request:
Conceptual Site Plan Review for
Friendship Ford RV/Truck Service
Garage

Water Service:
City of Bristol, TN

Staff Recommendation:
Approval for Friendship Ford
RV/Truck Service Garage Site Plan

Sanitary Sewer Service:
City of Bristol, TN

Planning Jurisdiction:
City of Bristol, Tennessee
Planner:
Steve Blankenship

Page 2 of 4

SP-26-00003: Conceptual Site Plan Review – Friendship Ford New Service Garage

BACKGROUND
Friendship Enterprises requested a conceptual site plan review for a new one-story, 28,870-square-foot
service garage at 3192 W. State Street. The conceptual site plan is before the Planning Commission for
consideration because it is located on a property zoned Planned Business District (PBD). The goal of the PBD is
to provide for developments in which buildings, land use, transportation facilities, utility systems, and open
spaces are integrated through overall design. This district permits the placement of buildings on land without
adherence to the conventional lot-by-lot approach common to traditional zoning based on an approved
development plan. The Planning Commission has the opportunity to review conceptual site plans for
compliance with the Planned Business District requirements and conformance to the approved development
plan (when applicable) prior to the application submittal as required by Chapter 10, Site Plan and Erosion
Control requirements.

Site Specifications
Access:
Access is proposed from W. State Street via an existing private drive between the proposed developments and
existing commercial buildings.
Utility Availability:
Water, sewer, and electricity are available to the lot within the proposed site plan.
Parking and Lighting:
Parking requirements for service garage use are one (1) parking space per 500 square feet of gross floor area
for a total of fifty-eight (58) required parking spaces. The applicant has provided twenty-eight (28) total
spaces, with one (1) of those being handicapped accessible along the exterior of the proposed structure. The
additional thirty (30) spaces needed are existing on the site from the dealership's use.
The lighting plan will be reviewed during the full site plan review process by staff to ensure conformance to
the Zoning Ordinance.
Landscaping:
The Zoning Ordinance requires that a landscaping plan be submitted for any new development requiring a site
plan under Chapter 10 of the Zoning Ordinance. Landscaping will need to meet the minimum requirements as
outlined in Chapter 11 of the Zoning Ordinance.
Signage:
It should be noted that signage must be submitted separately and is not approved as part of the site plan
process. All signage must conform to the requirements of the Zoning Ordinance.

Page 3 of 4

SP-26-00003: Conceptual Site Plan Review – Friendship Ford New Service Garage

Refuse Collection:
A screened-in refuse collection area has not been provided. The screening detail will be reviewed during the
full site plan review process by staff to ensure conformance to the Zoning Ordinance.

STAFF RECOMMENDATION
Staff recommends that the Planning Commission approve the conceptual site plan for the one-story service
garage building, noting its conformance with the intent of the Planned Business District.

__________________________
Steve Blankenship
Planning Technician

Page 4 of 4

SP-26-00003: Conceptual Site Plan Review – Friendship Ford New Service Garage

Photo

Community Development Memorandum
26-20
May 18, 2026
TO:

Honorable Planning Commission Members

FROM:

Cherith Young, Director of Community Development

BY:

Steve Blankenship, Planning Technician

SUBJECT:

Proposed Right-of-Way Abandonment Partial Alley Right-of-Way running
between Holly Court and Holston Drive.

The following memo summarizes a citizen request to abandon partial right-of-way running
between Holly Court and Holston Drive. The enclosed map shows this proposed abandonment in
red hatch.
For the abandonment to occur, the Bristol, Tennessee City Council will have to pass an
abandonment ordinance on two readings after receiving a recommendation from the Planning
Commission. They will consider this abandonment on First Reading on Tuesday, June 02, 2026,
and on Second Reading on Tuesday, July 07, 2026. Both meetings are at 6:00 PM at the Slater
Center (325 McDowell Street).
Background
The alley abandonment request was initially submitted by Virginia Wright and Michael Thomas,
owners of 1300 Holly Court, in the spring of 2025. The request was filed after a Notice of Violation
was issued for a carport that was constructed in the alley that runs behind the residence at 1300
Holly Court. Mr. Thomas ultimately moved the carport onto his property in 2026, prior to the
April 7 court date. For further context on the history of this issue, the following excerpt is provided
from the City’s Motion to Reconsider, which was heard in Circuit Court on April 7, 2026. At the
conclusion of the hearing, the judge directed staff to present the matter of the alley abandonment
request to the Planning Commission.
Virginia Wright and her son, Michael Thomas (referred to herein as “Wright/Thomas”)
own 1300 Holly Court, at the corner of West Cedar Street and Holly Court. The property
is located on a block bounded by Holly Court, West Cedar Street, Holston Drive, and Knob
Hill Drive. On March 11, 2025, the City summoned Wright/Thomas to Municipal Court
because a carport had been constructed at the rear of the Wright/Thomas property.1 The
carport was located within a platted easement or alley (the “Alley”) shown on Sullivan
County property tax maps, and was also within the setback envelope for the property.
The Municipal Court initially heard the case on April 10, 2025, with a follow up hearing
on April 29, 2025. Because the Municipal Court is not a court of record, there are no
recordings or transcripts of the hearing, but the Municipal Court did not address the issue
1
The carport was erected without the submission of a site plan or the issuance of a building permit. Had a
site plan been submitted, City staff would have been able to point out the issues with the location of the carport
before its construction.

CD 26-20: Proposed Right-of-Way Abandonment – Unopened Alley running parallel to Holly
Court and Holston Drive.
Page 2
May 18, 2026
of the setback violation. Rather, the Municipal Court directed the City to explore the
abandonment of the Alley, because testimony in court that day indicated that the Alley was
not used.
Following the direction of the Municipal Court, City staff considered whether the Alley
should be presented to City Council for a decision on abandonment. As part of this process,
on June 11, 2025, City staff sent a letter to property owners who owned properties on Holly
Court and Holston Drive between West Cedar Street and Knob Hill Drive. This letter
informed neighbors that “the City of Bristol is currently considering a request to abandon
a portion of public alley right-of-way located adjacent to your property (a portion of the
alley connecting West Cedar Street and Knob Hill, parallel to Holston Drive and Holly
Court).” The letter described the process that the City would follow in abandoning the
Alley, and stated that the action is “typically considered when the right-of-way is no longer
needed for public access, utility services, or future infrastructure.” The letter informed
property owners that the proposed abandonment would be reviewed by City staff and
presented at a public meeting of the Planning Commission and City Council. “You will be
notified of the meeting date and invited to attend.” Property owners were also able to
submit a comment form to planning staff.
Five property owners submitted comment letters, including Mr. Thomas, who was in favor
of abandonment “but not if it means the sewer lines won’t be maintained by the City”, and
Elizabeth Stallcup of 1304 Holly Court, who was not in favor of abandoning the Alley
because her tenants had used it for ingress and egress to her property until Mr. Thomas
erected the carport. Because there were objections to abandoning the Alley, City staff
decided not to proceed with the abandonment.
On August 5, 2025, the City and Mr. Thomas appeared again in Municipal Court to present
an update, including City Staff’s decision not to move forward with the abandonment
process. On August 21, 2025, the Municipal Court issued its Order, concluding that the
City had constructively abandoned the portion of the Alley shown in red on Exhibit 1 to
the Order “between 1300 Holly Court and 1312 Holly Court and 1300 Holston Drive and
1312 Holston Drive.” The Municipal Court Order also found that under the doctrine of
laches, the violation of the municipal code were dismissed.2 The Municipal Court did not
address the setback issue, but stated that “any alleged encroachment by the Defendants on
to the newly reverted one half of the former alley onto property located at 1300 Holston
Drive Bristol, Tennessee must be addressed by the respective parties, if desired in the
Chancery Court for Sullivan County, Tennessee, that court being the Court of proper

2
The City has not pursued the arguments that the failure to submit a site plan and obtain a building
permit violated the City’s codes, because ultimately, the City is seeking current compliance with its
ordinances rather than punishment for past non-compliance. However, it is worth noting that in
Tennessee, unless a public entity takes affirmative action to induce someone to act to his or her detriment,
the doctrine of laches does not apply against local governments. City of Elizabethton v. N. Am. Fibers,
Inc., 2004 Tenn. App. LEXIS 776, *15 (Ct. App. Nov. 19, 2004). Mere silence, non-action, or
acquiescence will not suffice.

CD 26-20: Proposed Right-of-Way Abandonment – Unopened Alley running parallel to Holly
Court and Holston Drive.
Page 3
May 18, 2026
jurisdiction for such disputes.”3
The City appealed this Order to Circuit Court, as required by law, by filing the statutory
notice of appeal.4
Zoning
The proposed extent of the alley abandonment resides within an R-2 district, as the seven parcels
into which the right-of-way would be absorbed were the right-of-way to be abandoned. Thus, the
zoning of the proposed abandonment aligns with that of its neighboring parcels.
Terrain
The proposed right-of-way abandonment encompasses a portion of an unopened and unnamed
alley that is only depicted on the map. The right-of-way proposed for abandonment is also
inaccessible to the public due to the presence of trees in the middle of the abandonment.
Infrastructure Assets
No public infrastructure assets (i.e., streets, fire hydrants, alleys, sidewalks or other physical
improvements) owned and maintained by the City are constructed within the proposed right-ofway abandonment. The platted alley itself is unnamed and is the Holston Hill Subdivision Plat
recorded in 1948. Moreover, the City does not have any plans to improve upon the proposed rightof-way abandonment.
Utilities
To ensure the abandonment does not require an access easement for utilities with existing
infrastructure in the right-of-way, a letter was sent to utility companies with known or suspected
assets in the City of Bristol, asking each company to identify any assets within the right-of-way.
The attached map, prepared by staff, was provided in the letter to the identified companies to
clarify the proposed abandonment extents. The City of Bristol has a sanitary sewer line located in
the portion of the alley proposed for closure. The sanitary sewer line is shown on the map titled
“Utility Map”. The following table summarizes the company contacted as well as the responses,
or lack thereof, received:

3
The Municipal Court Order did not direct the City to appeal the Order to Chancery Court.
Rather, the Municipal Court Order recognized that Municipal Courts are not courts of equity, and do not
have jurisdiction over boundary line disputes that could result from the abandonment of the alley.

4
“Notwithstanding any law to the contrary, any person dissatisfied with the judgment of a
Municipal Court, in any case or cases heard and determined by the court acting pursuant to § 16-18302(a), may, within ten (10) days thereafter, Sundays exclusive, appeal to the circuit court of the county,
upon giving bond in the amount of two hundred fifty dollars ($250) for the person's appearance and the
faithful prosecution of the appeal. As used in this section, person includes, but is not limited to, a natural
person, corporation, business entity or the municipality.” Tenn. Code Ann. § 16-18-307 (2025) (emphasis
added).

CD 26-20: Proposed Right-of-Way Abandonment – Unopened Alley running parallel to Holly
Court and Holston Drive.
Page 4
May 18, 2026

Utility Company
Response Received
Bristol Tennessee Essential Responded; no utilities in the ROW.
Services (BTES)
Bristol Water/Sewer
Responded: Yes, the City has a sewer line identified within the
right-of-way
Spectrum
No response
Brightspeed
No response
Atmos
Responded; no utilities identified within the right-of-way

Public Notification:
Adjacent property owners were notified of the request by letter, which included a return envelope
and comment sheet. Ten (10) comment sheets were returned, eight (8) unfavorable comments and
two (2) in favor.
Recommendations
Given the above public notification response not in favor of and the identified utilities within the
proposed abandonment, staff recommends that the Planning Commission give an unfavorable
recommendation to the Bristol City Council on the abandonment of the unimproved alley rightof-way for the unnamed alley running parallel between Holly Court and Holston Drive. Please let
me know if you have any questions.

Steve Blankenship

CD 26-20: Proposed Right-of-Way Abandonment – Unopened Alley running parallel to Holly
Court and Holston Drive.
Page 5
May 18, 2026

Location Map

CD 26-20: Proposed Right-of-Way Abandonment – Unopened Alley running parallel to Holly
Court and Holston Drive.
Page 6
May 18, 2026

Sewer Map

CD 26-20: Proposed Right-of-Way Abandonment – Unopened Alley running parallel to Holly
Court and Holston Drive.
Page 7
May 18, 2026
Photos

CD 26-20: Proposed Right-of-Way Abandonment – Unopened Alley running parallel to Holly
Court and Holston Drive.
Page 8
May 18, 2026

CD 26-20: Proposed Right-of-Way Abandonment – Unopened Alley running parallel to Holly
Court and Holston Drive.
Page 9
May 18, 2026

Community Development Memorandum
26-23
May 18, 2026
TO:

Honorable Planning Commission Members

FROM:

Cherith Young, Director of Community Development

BY:

Carty Leonard, Planner

SUBJECT:

Proposed Right-of-Way Abandonment Partial Alley Right-of-Way running
between Hill Street and Wilson Avenue.

In response to a citizen's request to abandon partial right-of-way running between Hill Street and
Wilson Avenue, the City of Bristol staff have reviewed this request and did not identify any issues
with the request. The enclosed map shows this proposed abandonment in red hatch.
For the abandonment to occur, the Bristol, Tennessee City Council will have to pass an
abandonment ordinance on two readings after receiving a recommendation from the Planning
Commission. They will consider this abandonment on First Reading on Tuesday, June 02, 2026,
and on Second Reading on Tuesday, July 07, 2026. Both meetings are at 6:00 PM at the Slater
Center (325 McDowell Street).
Zoning
The proposed extent of the alley abandonment is located within a B-3 zoning district, as are the
two parcels into which the right-of-way would be incorporated if the abandonment is approved.
Therefore, the zoning of the proposed abandonment area is consistent with that of the adjoining
properties.
Terrain
The proposed right-of-way abandonment encompasses a portion of the unnamed alley that is
depicted on the map. The right-of-way proposed for abandonment is currently a paved parking lot
used by Steven Schumacher at 800 Hill Street.
Infrastructure Assets
No public infrastructure assets (i.e., streets, fire hydrants, alleys, sidewalks or other physical
improvements) owned and maintained by the City are constructed within the proposed right-ofway abandonment. Moreover, the City does not have any plans to further improve the proposed
right-of-way abandonment.
Utilities
To ensure the abandonment does not require an access easement for utilities with existing
infrastructure in the right-of-way, a letter was sent to utility companies with known or suspected
assets in the City of Bristol, asking each company to identify any assets within the right-of-way.
The attached map, prepared by staff, was provided in the letter to the identified companies to

clarify the proposed abandonment extents. The following table summarizes the companies
contacted as well as the responses, or lack thereof, received:

Utility Company
Bristol Tennessee Essential
Services (BTES)
Bristol Water/Sewer
Spectrum
Brightspeed

Response Received
Responded; Yes, BTES has a pole and overhead conductors for a rental
light
Responded: Yes, the City has a sewer line identified within the right-ofway
No response
No response

Atmos

Responded; Yes, a service line is within the right-of-way

Public Notification:
Adjacent property owners were notified of the request by letter, which included a return envelope
and comment sheet. Two (2) comment sheets were returned, Both were in favor of the
abandonment.
Recommendations
Given the favorable public notification response and the fact that this portion of the right-of-way
is currently being used as a parking lot, staff recommends that the Planning Commission forward
a favorable recommendation to the Bristol City Council regarding the abandonment of the
unimproved alley right-of-way for the unnamed alley running parallel between Hill Street and
Wilson Avenue, while retaining utility easements for affected users. If the property owner
wishes to incorporate the abandoned portion of the alley right-of-way, a subdivision plat will
need to be submitted for review and approval. Please let me know if you have any questions.

_______________________
Carty Leonard

Hill Street Entrance

Wilson Avenue
Entrance

STAFF REPORT TO THE PLANNING COMMISSION

SUB26-28
May 18, 2026

FINAL SUBDIVISION PLAT

SUMMARY

Owner/Applicant:
Dalton Drive, LLC

Maximum Density:
35 Units Per Acre

Planning Jurisdiction:
City of Bristol

Location:
Highway 394
Proposed Danae’s Loop (PVT)

Setbacks:
25’ Front Yard; 20’ Rear Yard; 5’
Minimum Side Yard

Request:
Final Plat Approval of Farm
Meadows Phase 2 Condo Plat

Tax Map (TM):
TM 066, Parcels 33.46

Water Service:
Blountville Utility District

Staff Recommendation:
Grant final approval for the Farm
Meadows Phase 2 Condo Plat

Acreage: 6.734

Sanitary Sewer Service:
City of Bristol

Zoning:
B-3 (General Business)

Planner:
Steve Blankenship

Page 2 of 4

SUB26-28: Final Plat Approval – Farm Meadows Phase 2 Condo Plat

BACKGROUND
The property owner, Dalton Drive, LLC, has requested approval of a condominium plat or a 6.734-acre parcel,
as prescribed by the Bristol, Tennessee, Subdivision Regulations. The plat is for Phase 2 of the project and
shows 20 duplexes with 40 total condominium units.

PREVIOUS ACTIONS
February 2023 – The Bristol, Tennessee Municipal-Regional Planning Commission approved the conceptual
site plan for the project.
December 2025 - The Bristol, Tennessee Municipal-Regional Planning Commission approved Phase 1
Codo Plat for the project.

SUBDIVISION PLAT ANALYSIS
According to the requirements of the Subdivision Regulations below, the plat must be provided in the
standard format as required by the standard subdivision approval process and submitted to the Bristol,
Tennessee Municipal Regional Planning Commission for approval. Each unit location was defined and shown in
the chart titled “Unit Location Table”.
301.5 Special Provisions Governing Unit Ownership (Condominium) Subdivisions
1. General Provisions
a. Intent
This section is intended to augment the general legislation of Sections 66-27-101 through 66-27123, Tennessee Code Annotated, entitled "Horizontal Property Act," and Section 66-27-201
through 66-27-507 entitled the Tennessee Condominium Act of 2008 (together referred to as the
“Acts”) by providing supplemental rules and regulations for the implementation of the Acts, as
specifically authorized in Section 66-27-121, Tennessee Code Annotated and permitted by
Section 66-27-206.
b. Applicability
Whenever a property developer, the sole owner, or the co-owners of a building(s) or structure(s)
(a “declarant”) declares through the submission of a master deed, lease, plat, or declaration
their desire to submit their property to a horizontal property or condominium regime as
established and provided by the Acts, each such condominium or horizontal property regime
created under the authority of the Acts for the purpose of sale or transfer of real property is
subject to the provisions of these Subdivision Regulations.

Page 3 of 4

SUB26-28: Final Plat Approval – Farm Meadows Phase 2 Condo Plat

2. Submission of Plat Required
Prior to the sale or transfer of any property incorporated in the horizontal property or
condominium regime, the declarant of such property shall submit to the Planning Commission a
subdivision plat of such property in the manner prescribed by these Subdivision Regulations.
Such plat, if approved, shall be filed with the County Registrar in the manner prescribed by these
Subdivision Regulations.
3. Determination of Subdivision Type
Condominium subdivisions shall be classified by the Planning Commission during the plat review
process as either horizontal condominiums or vertical condominiums as defined in Article II of
these Subdivision Regulations.
4. Procedure and Content
An applicant seeking approval of a condominium subdivision shall follow the normal procedure
for subdivision approval, as set forth in these Subdivision Regulations.
The plats, plans, and documents submitted by an applicant seeking approval of a condominium
subdivision shall conform with the specifications set forth in Article III of these Subdivision
Regulations and any other applicable requirements.

STAFF RECOMMENDATION
Staff recommends that the Bristol, Tennessee Municipal Regional Planning Commission grant final approval
for a horizontal condominium subdivision for the Condominium Plat of Farm Meadows Phase 2, noting
conformance to the Bristol, Tennessee Subdivision Regulations, as well as the Bristol, Tennessee Zoning
Ordinance, with the following condition:

Steve Blankenship
Planning Technician

Page 4 of 4

SUB26-28: Final Plat Approval – Farm Meadows Phase 2 Condo Plat

STAFF REPORT TO THE PLANNING COMMISSION

RZZ26-629
May 18, 2026

Rezoning Recommendation

Owners:
Eric Cline, Michael & Kimberly Barnett, Bethany
Stout, Francisco Jaramillo, Scott Thomas, Danny
Johnson
Applicants:
Eric Cline, Michael & Kimberly Barnett, Bethany
Stout, Francisco Jaramillo, Scott Thomas, Danny
Johnson
Location: 100, 104, 108, 112, 115, and 117 Reed
Road
Tax Map (TM):
Sullivan County TM 021F Group C Parcel 008.00,
009.00, 010.00, 011.00, 020.00, 021.00
Acreage: Approximately 1.52 Acres
Zoning: R-1A

SUMMARY
Request:
Rezone from R-1A to R-2
Existing Land Use:
Residential
Proposed Land Use:
Residential
Water Service:
City of Bristol
Sanitary Sewer Service:
City of Bristol
Max Density:
9 Units an acre

Staff Recommendation:
Send a favorable recommendation to City
Council for this request
Public Notification:
Signage on property & notification letters
to adjacent property owners
Public Comments on the updated
request:
Two in favor of the rezoning and six
against
Planner:
Carty Leonard

BACKGROUND
Eric Cline, Michael and Kimberly Barnett, Bethany Stout, Francisco Jaramillo, Scott Thomas, and
Danny Johnson have submitted requests to rezone the properties located at 100, 104, 108, 112,
115, and 117 Reed Road from R-1A (Low Density Residential) to R-2 (Single Family and Duplex
Residential). The rezoning request was initiated following discussions with staff regarding the
proposed subdivision of 115 Reed Road. The subject lot did not meet the minimum lot size
requirements for the existing R-1A zoning district. After meeting with staff, Mr. Cline contacted
the surrounding property owners to determine whether they would support rezoning their
properties in order to bring the area into conformity. Currently, five of the six lots do not meet
the minimum lot size requirements for the R-1A zoning district. If the rezoning is approved and
Mr. Cline proceeds with the subdivision of 115 Reed Road, five of the resulting seven lots would
become conforming. The rezoning would also provide the remaining nonconforming lots with a
larger building envelope due to the reduced setback requirements within the R-2 district. The
following pages include a location map of the subject properties, along with several

photographs of the site. If approved, the rezoning would allow Mr. Cline to subdivide 115 Reed
Road for the construction of an additional single-family dwelling.

PREVIOUS ACTIONS
There have been no previous planning cases on these properties.

SPECIFICATIONS
General
Collectively, the subject parcels contain approximately 484 feet of frontage along Reed Road
and approximately 206 feet of frontage along Beechwood Road. The properties are
approximately 1.52 acres and are residential in character. Properties zoned R-1A (Low Density
Single Family Residential) are located to the north, east, and west of the subject area, while
properties zoned B-1A are located to the south. Public water and sanitary sewer service are
available through the City of Bristol.

Zoning and Land Use
The zoning of the subject property, surrounding parcels, and existing land uses are listed below.
Staff found the surrounding properties were consistently zoned with their current land use.

Existing Zoning

Existing Land Use

Subject
Property

R-1A (Low Density Single Family)

Residential

North

R-1A (Low Density Single Family)

Residential

South

B-1A (Limited Business/Institutional)

Commercial

East

R-1A (Low Density Single Family)

Residential

West

R-1A (Low Density Single Family)

Residential

Land Use Plan and Policy
The City of Bristol Future Land Use Map indicates the area will be developed as Low Density
Residential as shown below. Staff analysis concludes that the rezoning would be an appropriate
use considering five of the six the lots are currently nonconforming in lot size.

PUBLIC NOTIFICATION
Public notification signs were placed on the property to announce the request, the Planning
Commission meeting date and location, and a contact phone number. Adjacent property
owners were notified of the request by letter. Two comment letters have been received in
favor of the rezoning and six against it.

STAFF RECOMMENDATION
Staff concludes that this rezoning does conform to the Future Land Use Plan and Policy and
recommends the Bristol Tennessee Municipal Regional Planning Commission send a favorable
recommendation to City Council for this request.

REVIEW/APPROVAL PROCESS – NEXT STEPS
The Planning Commission recommendation will be forwarded to City Council for a final
decision. The first reading of the rezoning ordinance will be on June 2, 2026, and, if positive, a
public hearing and second reading of the ordinance will be held on July 7, 2026.

Carty Leonard
Planner

MEMO
To: Bristol Tennessee Municipal-Regional Planning Commission
From: Cherith Young
Date: May 12, 2026
Subject: Zoning Ordinance Amendments

Planning staff is continuing to refine three draft ordinances for presentation and discussion at
Monday evening’s meeting. Draft copies will be provided on the following topics:
•
•
•

Data Centers
Temporary Commercial Uses
Recreational Vehicle Parks and Campgrounds

Please let us know if you have any questions or if we may provide additional information.
Thank you,

Cherith Young

MEMO
To: Bristol Tennessee Municipal-Regional Planning Commission
From: Carty Leonard
Date: May 18, 2026
Subject: Junkyard Update

During the March Planning Commission meeting, staff identified a second round of
properties determined to be in violation of Section 38-2 (Operation of Junkyards) of the
Code of Ordinances. Following the meeting, staff continued to evaluate each property
internally and discuss potential remedies for sites that may present unique challenges,
including limited parking availability and sight distance concerns.
On April 20, 2026, letters were sent to the affected property owners. The letters outlined
the identified violations and provided guidance regarding the steps necessary to bring
the properties into compliance within the established timeframe.
Since the notices were issued, staff has not received any responses from the property
owners. Staff is currently preparing follow-up letters to the affected parties. Properties
that are not brought into compliance by the required deadline of July 25, 2026, will be
issued a summons to court.
Staff will continue monitoring these cases and will provide updates to the Planning
Commission as progress occurs.

Carty Leonard
Planner

MEMO
To: Bristol Tennessee Municipal-Regional Planning Commission
From: Heather Moore
Date: May 18, 2026
Subject: 2026 Historic Preservation Awards Season Wind-down

On May 14th, the third joint awards ceremony of the Historic Preserva�on Awards Commitees of Bristol
Tennessee and Bristol Virgina and 7th for Bristol Tennessee was held at Bristol Train Sta�on, located at 101
Mar�n Luther King, Jr. Boulevard in Bristol, Virginia. Bristol Tennessee’s Historic Preserva�on Awards
Commitee is a crea�on of the Bristol Planning Commission, created in 2018.
The selec�on of annual award winners was the product of the combined knowledge and work of the Historic
Preserva�on Awards Commitee. The commitee’s tasks can be summarized as follows:
• Assist city staff with the development of the awards criteria,
• Publicizing the event, and
• Review and selection of award finalists
Bristol Tennessee 2026 Historic Preservation Awards winners were as follows –
Bristol Downtown Commercial – 12 & 18 Bank Street, Bethany and Michael Wilson
Fairmount Neighborhood Historic District – 737 Taylor Street, Jeff Rugel
Holston Avenue Neighborhood Historic District – 1126 7th Street, Diane Dunn Harrison
City-wide - 1720 Holston Drive, Thomas & Beth Rogers
Stewardship Award – 325 McDowell Street, Tommy McDaniel
Staff plans to come back to you the end of this year for commitee membership appointment for the next 2year term. If you have any ques�ons, please don’t hesitate to ask us.

Heather Moore, AICP
Land Use Planner

Planning Commissioners are required by TCA (Tennessee Code Annotated) to have four (4) hours of training within one year of
their appointment, and each calendar year thereafter. Also, a minimum of one (1) of the required hours must be training on
property rights. Planning staff will share the Training Hours chart with Commissioners throughout the year to facilitate ease in
reaching the four (4) training hours. Listed below the chart are training opportunities to fulfill that requirement.

Total hours Received

Property Rights (1 hr Required)

Property Rights - 2025 - 1 hr

Behind the Clouds - Data Centers - 1.5 hr

Name

Planning Commission Training Hours 2026

Kelly Graham (Term ends 6/27)

0.0

Mark Webb (Term ends 6/27)

0.0

Tekai Shu (Term ends 6/26)

0.0

Mahlon Luttrell (Term ends 6/28)

0.0

Matthew Slagle -

0.0

Lea Powers -

0.0

Andrew Snyder (Term ends 6/27)

0.0

Jason Booher (Term ends 6/26)

0.0

Michael Schmidt (Term ends 6/26)

1.0

1.0

A minimum of 1 hour of property rights training is
required.

Note: If you have any problems viewing the seminars, please let us know so we can find a resolution.

Training Opportunities (Copy and paste to directly access a class.)
•

Planning Webcast Series - https://www.ohioplanning.org/aws/APAOH/pt/sp/webcast_home_page SuggestedSustainable Urban Design: A Comprehensive Approach - https://www.youtube.com/watch?v=T76Dmq5ZZgg
Mapping the Food Landscape: Using Healthy Food Walk Audits to Assess Local Food Systems – https://www.youtube.com/watch?v=yH65OqwRinw

2024 Ethics Roundup - https://www.youtube.com/watch?v=n0Th9kl4rcE
Behind the Cloud: Planning for Data Centers - https://www.youtube.com/watch?v=3Wp6DGEfoLs
•

TAPA training webinars – https://tennessee.planning.org/knowledge-center/videos/

From the 2025 TAPA Fall Conference –

https://www.youtube.com/watch?v=5dm0TP9HhlA&list=PL8C3tY3Fn_k4r11aFBP2Uqf-v67hCguIp
•

Robert’s Rules session - https://youtu.be/Z0rGFVIFAro

•

Property Rights training 2025 - https://youtu.be/us0Ze_dz8V0

February '26 - April '26
April '26 Recorded Subdivisions

Location

Hudson Terrace Phase 1C Replat Lot 1-Condo Plat
Iris Ln
Arnold Property Replat of Lot 1
Sinking Springs Rd
Belle Brook Estates Section 4 Replat Lots 91 & 92
Belle Brook Rd/Wonder Valley Rd
Belle Brook Estates Section 4 Replat Lots 91 & 92
Belle Brook Rd/Wonder Valley Rd
Fairmount Land Co Replat Lots 25, 26, 27, 28, & 29 BloVirginia Ave
Shirley Peters Property Division
Reedy Creek Rd
Maple Hill Estates Section 2 Block H Replat of Lots 2 & Carlton Rd
Stonegate Unit III Replat of Lots 12 & 13
Old Jonesboro Rd
Pinnacle South Phase 3 Replat Lot 4A
Pinnacle Pkwy
March '26 Recorded Subdivisions

Location

Hudson Terrace Phase 1B Section 2 Lots 44-81 & 98Raceday Center Dr.
99
R.D. Music Farm Replat of Lots 4R & 5R, Block 4
Fifth St

Minor/
Major
Major
Minor
Minor
Minor
Minor
Minor
Minor
Minor
Minor

City/
UGB
City
UGB
City
City
City
UGB
UGB
City
City

#
Lots
0
1
0
0
0
0
0
0
2

Minor/
Major

City/
UGB

#
Lots

Major

City

41

Minor

UGB

0

City/
UGB
UGB
UGB
City
City
5

#
Lots
1
1
0
3
4

Bell 1.62 AC Property Partition
Bell 1.80 AC Property Partition
Farm Meadows Condo Plat-Phase 1
Cox Farms Shopping Center Replat of Lot 3RR3
Joyce Property Subdivision
Reserve at Leonard Farms Phase 1A Replat of Lot
55AR

Massengill Park
Massengill Park
Highway 394
Hwy 394/Big Hollow
Gray Rd

Minor/
Major
Minor
Minor
Major
Minor
Minor

Oak View Cir

Minor

City

1

K.D. Family Properties, LLC Subdivision of Property

Avoca Rd/Volunteer

Minor

City

1

Fairmont Addition Replat Lots 30, 31, & 32 Block 58
Reserve at Leonard Farms Replat Tract 3 - Phase 1C
Lot 19

Oakwood St

Minor

City

0

Mountain Vista/Creek Side

Minor

City

4

Reserve at Leonard Farms Phase 1A Replat Tract 2B Phase1C New Lots 33 & 34
Creekside/Mountain Vista
Forest Hill III Replat Lots 27, 28, & 3.44 Acres Parcel Spanish Oak Rd

Minor
Minor

City
City

2
0

Feb. '26 Recorded Subdivisions

April '26 Approved Site Plan

Ten Experience Gym
Christ The Savior Creek Orthodox Class Room

Location

Location

820 Hill St
150 Elizabeth Ann Cit

Purpose

Gym
New Classroom

March '26 Approved Site Plan
None

Location

Purpose

February '26 Approved Site Plan
Bristol TN City Parking Lot

Location
327 Sleepy Hollow Rd

Purpose
Parking Lot