Bentonville High Density Multifamily Residential (R-4) Allowed and Prohibited Uses
The R-4: High Density Multifamily Residential district in Bentonville is designed for high-density housing developments with a maximum building height of 50 feet and a minimum lot area of 10,000 square feet for multifamily structures. This district allows a wide variety of residential types by right, including apartments, condominiums, and townhouses, while serving as a strategic buffer between single-family residential areas and more intensive commercial zones.
Purpose and Intent of the R-4 District
The R-4: High Density Multifamily Residential district is established by the City of Bentonville to provide high-density residential development options. These areas may be located in older sections of the city or within newly developed areas. The R-4: High Density Multifamily Residential designation is frequently applied to land adjacent to or in conjunction with neighborhood commercial or shopping center developments. A core requirement for this district is that adequate public utilities and services must exist or be provided as part of the development. This district intentionally excludes buildings, structures, or uses that possess commercial characteristics if they are not planned as a primary part of the total development [Section 401.07].
Allowed Uses in the R-4 District
Uses in the R-4: High Density Multifamily Residential district are categorized as being allowed by right, allowed as an accessory use, or allowed through a conditional use permit.
Residential Uses Allowed by Right
The following residential uses are permitted by right in Bentonville within the R-4: High Density Multifamily Residential district:
- Condominiums: Single dwelling units in a multi-family structure separately owned [Section 401.05].
- Cottage Courts: Groups of 4 to 12 detached structures arranged around a shared courtyard [Section 401.05].
- Multi-Family Dwellings: Residences designed for three or more families [Section 401.05].
- Single-Family Dwellings: Detached dwellings designed for one family [Section 401.05].
- Townhouses: Structures consisting of three to six attached units [Section 401.05].
- Two-Family Dwellings: Small structures consisting of two units (duplexes) [Section 401.05].
- Group Homes: Facilities providing housing in a family-like environment for handicapped individuals [Section 401.05].
- Residential Facilities: Includes assisted living and temporary shelters [Section 401.05].
Civic and Public Uses Allowed by Right
- Governmental Service Facilities: Buildings owned or operated by government agencies [Section 401.05].
- Parks: Including mini-parks and neighborhood-scale parks [Section 401.05].
- Libraries: Public facilities for the use of literary or artistic materials [Section 401.05].
- Community Gardens: Land used for cultivation by multiple users for education or food [Section 401.05].
- Public Safety Services: Including fire and police stations [Section 401.05].
Accessory Uses
These uses are permitted only when secondary to a primary permitted use:
- Accessory Dwelling Units (ADUs): Subject to owner-occupancy requirements and specific design standards [Section 601.02].
- Home Occupations (Type A): Low-impact businesses operated solely by the residents with no non-resident employees [Section 601.12].
- Hobby Chickens: Allowing up to four hens on single-family lots (roosters are prohibited) [Section 601.11].
- Apiculture: Beekeeping, subject to colony number limits based on lot size [Section 601.04].
- Donation Boxes: Unattended containers for collecting salvageable goods [Section 601.34].
Conditional Uses
The following uses require a Conditional Use Permit (CUP) approved by the Bentonville Planning Commission:
- Religious Facilities: Churches, synagogues, or temples [Section 401.05].
- Educational Facilities: Including elementary, secondary, and specialized training schools [Section 401.05].
- Community Centers: Facilities for social or cultural activities not operated for profit [Section 401.05].
- Child Care: Licensed family homes (caring for 6-16 children) [Section 401.05].
- Utility Facilities: Fixed-base structures for transferring electric, water, or gas services [Section 401.05].
- Wireless Communication Facilities: Including cell towers, subject to specific separation and height requirements [Section 601.27].
Prohibited Uses in the R-4 District
Uses that are not explicitly listed as permitted by right, accessory, or conditional in the Table of Uses for the R-4: High Density Multifamily Residential district are prohibited. Significant prohibited uses include:
- Commercial Retail: General retail stores, artisan shops, and pharmacies are not permitted [Section 401.05].
- Commercial Services: Automobile repair, car washes, banks, and personal service establishments (outside of home occupations) are prohibited [Section 401.05].
- Dining and Entertainment: Restaurants, bars, lounges, and indoor/outdoor commercial recreation facilities are not allowed [Section 401.05].
- Industrial Uses: Light and heavy industrial manufacturing, salvage yards, and warehouses are strictly prohibited [Section 401.05].
- Medical Services: Hospitals, medical clinics, and laboratories are not permitted in this residential zone [Section 401.05].
Technical Development Standards
The following standards apply to all developments within the R-4: High Density Multifamily Residential district in Bentonville.
Lot and Area Standards
| Requirement | Single-Family | Two-Family | Multi-Family | Cottage Court |
|---|---|---|---|---|
| Min. Lot Area | 5,000 sq. ft. | 5,000 sq. ft. | 10,000 sq. ft. | 6,000 sq. ft. |
| Min. Land Area / Unit | N/A | N/A | 800 sq. ft. | 1,500 sq. ft. |
| Min. Lot Width | 50 ft. | 50 ft. | 100 ft. | 60 ft. |
| Max. Lot Coverage (Int) | 40% | 50% | 50% | 50% |
| Max. Lot Coverage (Ext) | 45% | 55% | 55% | 55% |
Setback and Height Standards
| Standard | Requirement |
|---|---|
| Front Setback | 20 ft. |
| Side Setback (Interior) | 10 ft. (30 ft. if adjacent to single-family) |
| Side Setback (Exterior) | 20 ft. |
| Rear Setback | 25 ft. |
| Maximum Height | 50 ft. |
Off-Street Parking Requirements
| Land Use | Minimum Parking Ratio |
|---|---|
| Single-Family/Two-Family | 2 spaces per dwelling unit |
| Multi-Family Dwelling | 3 spaces for each two dwelling units |
| Cottage Court (<=1250sf) | 1 space per unit |
| Cottage Court (>1250sf) | 1.5 spaces per unit |
Sections Cited
- Section 401.02 Classification Of Districts
- Section 401.05 Table Of Uses For Zoning Districts
- Section 401.07 Residential (R) Districts Regulations
- Section 501.06 Number Of Off-Street Parking Spaces Required
- Section 601.02 Accessory Dwelling Units (ADUs)
- Section 601.04 Apiculture (beekeeping)
- Section 601.11 Hobby Chickens
- Section 601.12 Home Occupations
- Section 601.27 Wireless Communication Facilities (WCF)
- Section 601.34 Unattended Donation Boxes
- Section 601.35 Cottage Courts