Bentonville Accessory Dwelling Unit (ADU) Development Standards

Bentonville allows one Accessory Dwelling Unit (ADU) per lot as an accessory use in all zoning districts, provided the unit does not exceed 50% of the primary structure's square footage. In residential districts such as A-1, RE, R-1, and DN-1, the property must be owner-occupied, while in specific commercial and industrial districts, ADUs are restricted to caretaker use only. All ADUs in the City of Bentonville must utilize the existing main structure’s water and sewer meters and must match the architectural style of the principal dwelling.

Eligibility and Occupancy Requirements

Under the Bentonville Zoning Code, an ADU is defined as a habitable living unit that provides basic requirements for living, sleeping, eating, cooking, and sanitation, whether it is attached to or detached from the primary single-family dwelling [Section 201.02].

The City of Bentonville enforces specific occupancy restrictions based on the zoning district:

Owner-Occupancy (Districts A-1, RE, R-1, DN-1): Either the primary dwelling or the ADU must be owner-occupied. Bentonville defines "owner-occupied" as the property owner making the site their legal residence as evidenced by voter or vehicle registration [Section 601.02].
Caretaker Use (Districts C-2, I-1, I-2): In these districts, the ADU is restricted to a watchman, caretaker, or custodian of the facility. These units cannot be separately rented or leased to anyone other than the caretaker [Section 601.02].
Quantity: No more than one ADU is permitted on any single lot in Bentonville [Section 601.02].

Development and Dimensional Standards

Detached ADUs are classified as accessory structures and must comply with the general standards for such buildings, including size and height limits [Section 601.02].

Requirement	Bentonville Standard
Maximum Quantity	One (1) unit per lot
Maximum Size	50% of the primary structure's total square footage*
Maximum Height	Cannot exceed the height of the primary structure or the district maximum
Required Parking	No additional spaces required
Maximum Additional Parking	One (1) paved off-street space may be provided
Utilities	Must use existing primary structure's sewer/water connections and meter

*Note: Accessory structures on Bentonville lots greater than two acres in size are exempt from the 50% size limit [Section 601.01].

Setback Requirements for ADUs

The required setbacks for an ADU depend on the footprint of the unit and its placement relative to the primary structure.

Feature	Footprint ≤ 720 sq. ft.	Footprint > 720 sq. ft.
Front Setback	Must be behind the front building line of the primary structure	Must be behind the front building line of the primary structure
Side Setback	7 feet	As required by the specific zoning district
Rear Setback	7 feet	As required by the specific zoning district
Distance from Primary House	Minimum 12 feet (if ADU > 200 sq. ft.)	Minimum 12 feet

Architectural and Site Design

Bentonville mandates that ADUs maintain the character of the existing neighborhood through strict design standards [Section 601.02]:

Matching Materials: The ADU must maintain the style and appearance of the primary structure, using matching materials, colors, window styles, and comparable roof appearances.
Entrances: Only one entrance to the ADU may be visible from the front street. Bentonville regulations define the "front street" as the street on which the primary structure is addressed.
Stairways: Exterior stairways for the ADU are prohibited on the front of the primary structure.
Subdivision: The ADU or the land it sits upon cannot be subdivided or otherwise segregated in ownership from the primary structure [Section 601.02].

Infrastructure and Utilities

Every ADU in Bentonville must be integrated into the existing infrastructure of the primary dwelling. The unit must be served by the primary structure’s existing sewer and water connections. Bentonville prohibits increasing the water meter size specifically to serve an ADU [Section 601.02]. Additionally, if the ADU is detached, it must be located at least 12 feet away from the primary structure if the unit exceeds 200 square feet [Section 601.01].

Sections Cited