Tri-Cities

Sullivan County Weighs Two Highway 11W Rezonings Oct. 8: B-3 Warehouses and an A-5 Farm

Two neighboring parcels on Highway 11W in Bristol’s Urban Growth Area are headed to the Sullivan County Commission on Oct. 8. One would become all B-3 for two warehouse buildings; the other would drop to A-5, a large-tract rural district, for a personal residence and livestock.

Tracy King

07 Oct 2026 • 6 min read

Two Highway 11W parcels near Deck Valley Road in Sullivan County face rezoning votes on Oct. 8, 2026. Illustrative photo.

Two side-by-side parcels on Highway 11W in Sullivan County are moving in opposite directions. Michael Bare, doing business as Dayton Investments, asked to rezone 3.40 acres at 2069 Highway 11W to all B-3 (General Business Services) for two warehouse buildings. Next door, he asked to rezone 12.32 acres at 2075 Highway 11W to A-5 (Large Tract Rural Residential and General Agricultural District), where he plans a personal residence and livestock.

Both parcels sit inside Bristol’s Urban Growth Boundary, so state law sent them to the Bristol Tennessee Municipal-Regional Planning Commission for a recommendation on Sept. 21, 2026. The Sullivan County Commission is scheduled to take final action on Oct. 8, 2026.

2069 Highway 11W: A-1 and B-3 to all B-3

The first request, case RZZ26-631, covers Sullivan County Tax Map 018, Parcel 90.10. Today the parcel is split between A-1 (General Agricultural-Estate Residential) and B-3. If approved, the whole parcel becomes B-3. The application lists the purpose as “office and mini-warehouse facilities.”

Staff writes that Bare said in a Sept. 8 phone call that he plans two warehouse buildings. Self-storage and mini-warehouse facilities are a permitted use in B-3 under Sullivan County Zoning Resolution Table 4-102A.

Two descriptions of the current use

The staff report describes the parcel two ways. Its summary lists the existing or recent use as a “previous mini storage building business.” Its zoning and land-use table lists the subject property as vacant.

Why staff sees it as a fit

The parcel fronts Highway 11W, a state road classified as an arterial. B-3 zoning is already adjacent. Staff notes that county rules say new B-3 districts should sit near existing commercial districts on arterial or major collector routes.

The City of Bristol Future Land Use Map shows the northern majority of the area as low-density residential and the southern portion as commercial. Staff concludes the B-3 request agrees with the Future Land Use Plan and Policy and runs through a three-part spot-zoning test. Its finding: “The rezoning request is not spot zoning.”

2075 Highway 11W: A-1 and B-3 to A-5

The second request, case RZZ26-632, covers Tax Map 018, Parcel 90.00, about 12.32 acres. The application lists its purpose as “Farming & Residential Home. No Future Development at this time.” Staff says Bare plans to build a personal residence and farm livestock.

This one moves the other way. Staff calls it a “downzoning.” A-5 requires a 5-acre minimum lot, or one home per 5 acres, compared with 1 acre in A-1 with public water and 10,000 square feet in B-3. Staff writes that the change works to maintain and protect the rural and agricultural nature of the property and the neighborhood.

A-5 is still rare locally. The report says the Bristol Planning Commission first saw the district when it was created in December 2019, and only a few parcels have been rezoned to it. Staff also cautions that, if rezoned, any use permitted in A-5 could be placed on the property.

The Future Land Use Map shows commercial on the southern part of this parcel. Staff says the map does not follow property lines and the commercial portion covers a minority of the site, so the majority agrees with the plan. It again concludes the request is not spot zoning.

Two descriptions of the current use here too

The RZZ26-632 summary lists existing use as “Vacant & Residential.” The zoning and land-use table lists the subject property as vacant.

The two cases side by side

Item	RZZ26-631	RZZ26-632
Address	2069 Highway 11W	2075 Highway 11W
Tax map	TM 018, Parcel 90.10	TM 018, Parcel 90.00
Acreage	About 3.40 acres	About 12.32 acres
Current zoning	County A-1 and B-3	County A-1 and B-3
Requested zoning	B-3	A-5
Stated purpose	Office and mini-warehouse facilities	Farming and residential home
Lot minimum, requested district	10,000 sq. ft.	5 acres
Water / sewer	City of Bristol / private	City of Bristol / private
County Commission	Oct. 8, 2026	Oct. 8, 2026

The neighborhood around the parcels

Both lots are on the northern side of Highway 11W. Staff describes a mix of homes, farms and businesses. Smith’s Coal & Mulch, to the west, closed in 2015. Alliance Tow & Repair and Bristol Glass sit across Highway 11W, and Deck Valley Church is nearby on Deck Valley Road to the south.

Water service comes from the City of Bristol. The city does not provide sanitary sewer here, and BTES does not serve the area, so both summaries list private sewer. Both lots come from a division of Replat Lot 2 of the Dale Lyle Smith Property, recorded July 13, 2026, at Sullivan County Plat Book 60, Page 467.

Other county items on the same calendar

The same Sept. 21 agenda included a Sullivan County text amendment on water facilities. Staff says the Sullivan County Commission will hear it on Oct. 8, 2026, at 6 p.m. County Director of Planning Luke Meade described it as a file cleanup that pertains only to water intake and distribution.

The August minutes in the same packet note that Bristol’s moratorium on permanent campgrounds runs until Jan. 31, 2027. Sullivan County approved three rezonings this summer, covered in Sullivan County OKs 3 Rezonings; Tri-Cities Home Prices.

What it means for Highway 11W owners

Highway 11W between Bristol and Kingsport mixes small farms, homes and roadside businesses. These two cases show the choices an owner on that kind of corridor has. Commercial zoning can raise what a frontage lot is worth to a business buyer, while a large-tract rural district can protect acreage for farming and one home.

Frontage lots. The staff report says B-3 lot minimums are much smaller than A-1 and would allow more nonresidential or commercial use along Highway 11W.
Acreage. A-5 limits density to one home per 5 acres, which can matter to a buyer who wants land, privacy and room for animals.
Utilities. Private sewer can limit what a buyer builds, whatever the zoning says.

Want to know what your Sullivan County land or home would bring? Get a free home valuation, or ask for a cash offer if you would rather skip showings.

Dates to watch

Sept. 21, 2026, 5:00 p.m. — Bristol Tennessee Municipal-Regional Planning Commission, Easley Municipal Annex, 104 8th Street (items VI.D and VI.E).
Oct. 6, 2026, 6:00 p.m. — Bristol City Council public hearing on the Sweet Knobs Plan of Services (One-year).
Oct. 8, 2026 — Sullivan County Commission final action on RZZ26-631 and RZZ26-632; water-facilities text amendment at 6 p.m.
Jan. 31, 2027 — end of Bristol’s permanent-campground moratorium.

What is being rezoned at 2069 Highway 11W in Sullivan County?

Case RZZ26-631 would rezone about 3.40 acres from county A-1 and B-3 to all B-3 for office and mini-warehouse facilities. The owner told staff he plans two warehouse buildings.

Why is 2075 Highway 11W being rezoned to A-5?

Case RZZ26-632 would rezone about 12.32 acres to A-5 for farming and a residential home. The owner plans a personal residence and livestock, and staff calls the change a downzoning.

When does Sullivan County vote on the Highway 11W rezonings?

The Sullivan County Commission is scheduled to take final action on both rezonings on Oct. 8, 2026, after the Bristol Planning Commission recommendation from Sept. 21.

What is the minimum lot size in Sullivan County A-5 zoning?

The staff report lists the A-5 lot minimum as 5 acres, or one dwelling unit per 5 acres, compared with 1 acre in A-1 with public water and 10,000 square feet in B-3.

Why did Bristol planners review a Sullivan County rezoning?

Both parcels are in Bristol’s Urban Growth Boundary, and state law requires the Bristol Tennessee Municipal-Regional Planning Commission to make a recommendation before the county acts.