Board of Zoning Appeals

BRISTOL TENNESSEE BOARD OF ZONING APPEALS AGENDA Ewell L. Easley Annex Conference Room 104 8th Street | Bristol, TN 37620 July 16, 2026 11:00 AM I. CALL TO ORDER AND ROLL CALL II. UNSCHEDULED COMMENTS FROM THE PUBLIC III. APPROVAL OF MINUTES April 16, 2026 IV. OLD BUSINESS V. NEW BUSINESS A. Election of Officers 1. Chair 2. Vice-Chair 3. Secretary B. Variance – 113 Meadowood Drive VI. OTHER MATTERS Training Update – Current Hours Status VII. ADJOURNMENT  BRISTOL TENNESSEE BOARD OF ZONING APPEALS MINUTES Ewell L. Easley Annex Conference Room 104 8th Street | Bristol, TN 37620 April 16, 2026 11:00 AM Members Present: Staff Present: Wesley W. Walker, Chair Cherith Young Kelly Graham, Vice Chair Ross Peters Dustin Goforth, Secretary Heather Moore Steve Blankenship Nicole Lawrence Members Absent: Cari Seaton Mahlon Luttrell Brian Ramsey Katy Stigers CALL TO ORDER AND ROLL CALL Chair Wesley Walker called the Bristol, Tennessee Board of Zoning Appeals meeting to order at 11:00 am on Thursday, April 16, 2026. A roll call was performed, and a quorum was declared present. UNSCHEDULED COMMENTS FROM THE PUBLIC None. APPROVAL OF MINUTES Kelly Graham motioned to approve the March 19, 2026, meeting minutes. Wesley Walker seconded the motion. The motion was approved by unanimous vote. OLD BUSINESS A. Variance - BZA26-01 – 208 2nd Street Applicant: Todd Barrett Request: A Variance to Chapter 2, Section Z-213 of the Zoning Ordinance. Board of Zoning Appeals Minutes Page 1 of 4 April 16, 2026 Cherith Young, Director of Community Development and Planning, presented this item to the board. This item was deferred from the March 19, 2026, Board of Zoning Appeals meeting to allow the applicant and staff to further review options for paving on his property. The property is zoned M-2 (General Industrial Zone) and is approximately 0.55 acres. Per the deed of record, the dimensions for the lot are approximately 131’ x 175’. The lot has 130.5 feet of road frontage on 3rd Street and 132.2 feet of frontage along 2nd Street. This property was previously granted a setback variance by the Board of Zoning Appeals on May 15, 2025. The variance allowed a twenty (20) foot variance from the side yard building setback requirement, creating a ten (10) foot side yard building setback to allow a ninety (90) foot wide building. A site plan for the subject property was reviewed and approved on November 4, 2025. The approved site plan illustrates the proposed development, including designated paved entrances and exits to provide vehicular access to the property. In addition, the plan identifies ten (10) exterior off-street parking spaces to be constructed with a paved surface in accordance with the requirements of the City of Bristol, Tennessee Zoning Ordinance. A combination permit for the building was issued on December 30, 2025. During the site plan review process, staff review all commercial site plans to ensure they meet all requirements of the zoning ordinance. This includes compliance with section Z-213 which states “All driveways, parking spaces, parking lots, circulation aisles and entrances (collectively "parking areas") shall be paved with asphalt, concrete, impermeable or permeable pavers, or similar type material approved by the City, except those serving single and two-family detached dwellings, agricultural uses, campgrounds or temporary parking lots as proved in Subsection (c) below. Each parking space shall be unobstructed and independently accessible from a circulation aisle or driveway that is connected to a public or private street or alley. For industrial use, all required parking areas shall be paved. This requirement shall apply to all new developments and to the redevelopment or change of use of an existing development requiring the submission of a site plan in accordance with Chapter 10”. The property owner is requesting a variance from the paving requirements outlined in Chapter 2, Section Z-213, citing inadequate drainage along 2nd Street, particularly the front portion of the subject property. According to the owner, frequent pooling of water in this area would likely reduce the lifespan of any newly paved surface, resulting in increased long-term maintenance costs. Mr. Barrett also noted that complying with the paving requirements outlined in Section Z- 213 could further highlight and potentially exacerbate the ongoing flooding issues along 2nd Street. Staff and the property owner, Mr. Todd Barrett, who was present at this meeting, have devised an alternate plan for the board to review. The staff also presented a Drainage Analysis, prepared with assistance from Mr. Brian Ramsey of the Public Works Department. The analysis states the following: The site at 208 2nd Street lies at a lower elevation than the surrounding areas, collecting runoff that converges from higher ground. According to USGS Board of Zoning Appeals Minutes Page 2 of 4 April 16, 2026 Stream Stats, the site is within a 0.06-square-mile drainage basin (approximately 38.4 acres). The city street lacks stormwater infrastructure to channel runoff downstream. Based on observations, stormwater primarily enters the property from adjacent higher-elevation areas, other than the street. Though the project was not required to submit a stormwater plan, the property owner is expected to follow best management practices, including erosion and sediment control devices and practices, to mitigate on-site and off-site drainage issues. The variance requested is to use gravel rather than pavement for parking areas. It is important to note that gravel is considered an impervious material from a stormwater perspective; compacted gravel is treated the same as asphalt or concrete. Our department has noted that there has been mud tracked into the city street from the project site during construction. Solutions such as a trench drain system could be installed to protect the building. There could also be an opportunity to improve the site's soil by bringing in new soil to enhance on-site infiltration. The applicant may also consider raising the site with additional fill, such as shale or slate, to improve drainage from the building. The analysis shows that street drainage is a separate issue. The drainage concerns do not justify deviating from the Zoning Ordinance's paving requirements. Paving with an approved hard surface—such as asphalt, concrete, or permeable pavers—will not worsen off-site drainage impacts. Using appropriate paving materials, combined with proper grading and stormwater controls, supports better drainage and ensures the site's long-term functionality. Mr. Barrett presented an alternative plan to the board, which included paving the two driveway entry ways from the street up to the building; he would only place gravel on the actual parking lot area. The board discussed this option at length and felt that, given the lot's topography, this solution made the most sense for Mr. Barrett. (The site plan for the proposal will be attached to the minutes for reference. The board asked Mr. Ramsey, the Director of Public Works, if the city had any plans to place drainage on 2nd Street or curbs, and the answer was no, not at this time. The board also asked Mr. Ramsey whether the topography of the applicants’ lot could be a flooding issue. Mr. Ramsey stated yes, this lot is ultimately in a “bowl”. Motion to approve the variance request at 208 2nd Street as presented on the site plan due to the topography of the lot MOTION: Graham SECOND: Walker FOR: Kelly Graham, Dustin Goforth, Wesley W. Walker AGAINST: Motion Carried Board of Zoning Appeals Minutes Page 3 of 4 April 16, 2026 NEW BUSINESS ADJOURNMENT With no other matters to present to the Board, Chair Wesly Walker adjourned the meeting at 11:34 am. _________________________ Wesley W. Walker - Chair Board of Zoning Appeals Minutes Page 4 of 4 April 16, 2026  Community Development and Planning Memorandum 26-32 July 16, 2026 TO: Honorable Chairman and Board of Zoning Appeals Members FROM: Carty Leonard, Planner SUBJECT: Setback Variance – 113 Meadowood Drive A Board of Zoning Appeals (BZA) application (see attached) was received on April 12, 2026, requesting a variance to per Chapter 2, Section Z-212 Location of Accessory Structures on Residential Lots. The applicant information is as follows: Ashley Botts 113 Meadowood Drive Bristol, TN 37620 Ms. Ashley Botts submitted the BZA application for a variance to the rear yard building setback line for a future accessory structure addition. The property is zoned R-1A (Low Density Single Family) and is approximately 0.51 acres in size. The lot has approximately two hundred (200) feet of road frontage along Meadowood Drive. The lot depth varies from eighty (80) feet to one hundred fifty (150) feet. The rear yard building setback for the zone is thirty-five (35) feet from the rear property line per Chapter 3, Section Z-312 of the Zoning Ordinance. The proposed accessory structure (24’ x 24’) would not be able to meet the rear yard building setback with its proposed location and size. The Zoning Ordinance requires an accessory structure to adhere to the residential setbacks of the zone when the structure is over twelve (12) feet in height. To fit the proposed accessory structure on the lot, the owners are seeking a fifteen (15) foot variance to the rear yard building setback requirement, creating a ten (20) foot rear year building setback, allowing enough space to construct the building. The lot does have a grade/elevation change with a downward slope from the street to the area where the proposed accessory structure is planned, of approximately eleven (11) feet. A plot plan and building construction plans will be required for submittal and approval before any permits can be issued. During the site plan review process, staff reviews all site plans to ensure that the plan meets all requirements of the zoning ordinance. The property owner is requesting a variance from the setback requirements outlined in Chapter 2, Section Z-212, Location of Accessory Structures on Residential Lots. The request is based on the placement of the existing home and the limited depth of the lot, which significantly restricts the usable area available for an accessory structure. The applicant further states that reducing the size of the proposed garage would create structural and design concerns, particularly when accounting for the weight and drainage considerations associated with trees, snow, and rainfall in the area. The proposed accessory structure is intended to provide necessary protection for their vehicles from weather, and other external elements. The application of the Zoning Ordinance does not result in peculiar and exceptional practical difficulties or undue hardship to the owner. The lot does not present an exceptional condition or hardship hindering the construction of an accessory structure per Chapter 2, Article IV, Division 4, of the Code of Ordinances, Section 2-138(d). A meeting notice was published in the Kingsport Times News on June 23, 2026. Public notification signage was placed on the property to announce the Variance Request and the BZA meeting time, date and location. The signage also included City contact information. In addition, adjacent property owners were notified of the variance request by letter. As of the date of this memo, there have been three (3) public response letters including the owner of 113 Meadowood Drive. All have been in favor of granting the variance request. Staff recommends the Board of Zoning Appeals deny the requested Setback Variance for the following reasons: 1. Chapter 2, Article IV, Division 4, of the Code of Ordinances, Section 2-138(d). states the difficulty or hardship shall be limited to exceptional narrowness, exceptional shallowness exceptional shape, exceptional topographic conditions, or other extraordinary and exceptional situation or condition have not been met. Please contact me should you have any questions or need additional information. ________________________________ Carty Leonard Sec. Z-212. Location of accessory structures on residential lots. A. It is the intent of this section to allow accessory structures and uses subordinate in size and incidental in use to the principal building in residential districts. All accessory structures, except those in the Open Space and Reserved (O-S) Zoning District, shall comply with the following requirements: 1. No accessory structure shall be allowed in any required front yard or to extend in front of the plane created by the location of the principal building relative to the front property line. 2. Accessory structures shall be allowed to be located in the side and rear yards provided the following requirements are complied with: a. Accessory structures shall not cover more than twenty-five (25) percent of the affected required side yard and rear yard areas, and provided further that the district "maximum lot coverage" set forth in Section Z-3-08 - Residential Space Requirement Chart is not exceeded. b. Accessory structures shall be at least five (5) feet from any side or rear lot lines and from any other building on the same site, including the principal building. Accessory structures that exceed one (1) story or twelve (12) feet in height shall meet the required side and rear yard setbacks for the zoning district. c. Accessory structures shall not exceed two (2) stories, but in no event shall any accessory structure exceed a building height of twenty-five (25) feet. d. Accessory structures on lots that front on two (2) parallel streets rights-of-way shall meet the front yard setback required by the zoning provisions on each lot frontage. e. Accessory structures on lots that front on two (2) intersecting street rights-of-way shall meet the required front yard setback from each intersecting street right-of-way. 3. Accessory structures shall not be used for human habitation except as an extension of the residential use of the principal building for residential habitation, for clearly residential, non-income producing occupancy by a family member or temporary houseguest. The use of an accessory structure as a continually occupied, income producing, separate dwelling unit for lease, rent, or trade is strictly prohibited. Subdivision: Meadowood Add 2 Plat Book: 1 Plat Page: 145 Lot: 1