Protection Good, But Fearful Steps Make Bad Plans

The Solar Hill District Association got what it sought from the Bristol Virginia City Council this week – unanimous support for its bid to shift from being a mixed-use neighborhood to one that is exclusively residential.

We say kudos to protecting neighborhoods and unifying zoning within areas, but we hope this action is not rooted strictly in fear of possible development.

About half of the area in question – 13 homes, some vacant land and an assisted living center – was already zoned R-2 residential, but the change would affect the entire five-acre neighborhood, some of which had been zoned for general business. For the action to become official, the council still must approve the ordinance on two subsequent readings.

We realize the Solar Hill District Association pushed for this change because members want to protect the historic, residential nature of the neighborhood, which is on the National Register of Historic Places. Residents who care deeply about the historic nature of their neighborhood, and the value of the homes they own, want protection.

Adrian White, an attorney who owns three vacant parcels in the affected area, was clearly unhappy with the shift. He had hoped to build on his property, possibly locate his law office there and has suggested retail development. If the neighborhood becomes strictly residential, his plans would be prohibited.

At the meeting, White’s suggestions angered several neighbors. One said White’s plans would “destroy the character of the historic neighborhood.”

We understand that neighbors want to capitalize on the historic nature of the neighborhood. But when the neighborhood was built – long before people hopped in their cars to travel anywhere – it had a necessary mixed land use with grocery stores and pharmacies and other amenities to serve it. We believe that neighborhood stores and coffee shops are a big part of today’s appeal of historic neighborhoods. Certainly residents can walk downtown to meet those needs, but downtown is not within the existing neighborhood.

So we support Solar Hill’s efforts to maintain its historic, residential feel. It is not the place for strip retail development. But don’t go overboard and push sensible uses out of your neighborhood.

Earlier fears over a plan suggested by Chef Richard Erskine to house adult culinary students in the neighborhood were equally ridiculous. Erskine is the owner and president of the Southeast Culinary and Hospitality College – and a neighbor on Solar Street. Neighbors seemed to fear that his plan would reduce their property values or cause neighborhood disruptions. But the plan was for adult students who are training to become chefs to live there. These are not alcohol-soaked coeds, but adults who are training for new careers here in Bristol. We should welcome them.

And on Tuesday, Erskine pointed out another factor to consider: Why rezone such a small area?

“I’m not against the rezoning, but I don’t see why you’re pinpointing one small area,” he said. “I’m from Charleston, S.C. – one of the most historic cities in the U.S. – and there is plenty of business there mixed in with residential.”

Erskine makes an excellent point. Residents want and need certain services near their homes, and some of those services can simplify their lives and increase the value of their homes. And this type of pocket zoning – 13 homes, several lots and an assisted living center – is a small way of thinking.

Whatever zoning steps the Planning Commission and City Council take for citizens should incorporate service and business needs for the people who live there, and the broader comprehensive plan for growth over time.