Bentonville I-1: Light Industrial District Regulations
In the City of Bentonville, the I-1 Light Industrial District is designed for general offices, light manufacturing, and warehousing that present a low risk of environmental or aesthetic nuisance. Property owners must adhere to a minimum lot size of 20,000 square feet and a maximum height of 60 feet, while ensuring all operations (with few exceptions) are conducted within completely enclosed buildings [Sec 401.09(a)(2), Sec 401.09(e)(2)].
Purpose and Application
The I-1 Light Industrial District in Bentonville provides suitable sites for manufacturing and related activities while protecting the character of the municipality. The primary objective is to allow for industrial development that creates no nuisance regarding odor, noise, dust, or vibrations. Within the Bentonville I-1 Light Industrial District, all uses must be conducted in a manner that ensures they are not injurious to the health, safety, or general welfare of the public [Sec 401.09(a)(1)].
Allowed Uses in the I-1 District
The following uses are categorized by their permission status within the Bentonville I-1 Light Industrial District based on the Table of Uses [Sec 401.05].
Uses Allowed by Right
- Industrial and Warehousing: Light industrial manufacturing, assembly, and fabrication; laboratory (manufacturing or research); artisan/craft product manufacturing; contractor maintenance yards; warehousing and wholesaling; and medical marijuana cultivation facilities [Sec 201.02, Sec 401.05].
- Retail and Commercial: General retail; restaurants (including drive-in and drive-through); microbrewery-restaurants; pharmacies; copy services; building and landscape material sales; and construction/heavy equipment sales and rentals [Sec 401.05].
- Services: Professional and medical offices; medical clinics and urgent care; medical laboratories; personal services; automobile repair; car washes; and child care (licensed centers) [Sec 401.05].
- Public and Institutional: Public safety services; governmental service facilities; museums; community centers; arenas or auditoriums; and educational facilities (including trade or craft schools) [Sec 401.05].
- Agriculture: Urban farms; agricultural product processing; and agriculture-related businesses [Sec 401.05].
- Transportation and Utilities: Broadcasting studios; parking facilities (as a principal use); utility facilities; and wireless communication facilities [Sec 401.05].
Accessory Uses
- Caretaker Dwellings: Accessory dwelling units (ADUs) are permitted only for use by a watchman or caretaker employed on the premises [Sec 601.02(b)(2)].
- Donation Boxes: Unattended donation boxes are allowed as an accessory use [Sec 401.05].
- Energy Systems: Small wind energy systems and solar energy systems [Sec 401.05].
Conditional Uses
- Temporary Uses: Any temporary use or structure as defined by the code [Sec 401.05].
- Digital Billboards: Permitted only via a conditional use permit and subject to specific replacement ratios and location standards [Sec 801.17].
Specifically Prohibited Uses
The following uses are generally not permitted or are specifically excluded from the Bentonville I-1 Light Industrial District:
- Intensive Industrial: High-risk or environmentally objectionable industrial uses (e.g., arsenals, foundries, or paper manufacturing) are reserved for the I-2 Heavy Industrial District [Sec 201.02, Sec 401.09(a)(3)].
- Residential Dwellings: Standard single-family, two-family, or multi-family residential structures are prohibited, except for the aforementioned caretaker accessory units [Sec 401.05].
- Sexually Oriented Businesses: These are restricted to the C-2 General Commercial District [Sec 601.22].
- Slaughterhouses: These facilities are specifically listed as prohibited in this and most other districts [Sec 401.05].
Technical Development Standards
Development in the Bentonville I-1 Light Industrial District must comply with specific lot, area, and height requirements.
Lot and Area Standards
| Standard | Requirement |
|---|---|
| Minimum Lot Area | 20,000 square feet |
| Minimum Lot Width | 100 feet |
| Minimum Lot Depth | 100 feet |
| Maximum Interior Lot Coverage | 60% |
| Maximum Corner/Exterior Lot Coverage | 60% |
| Minimum Street Frontage | 50 feet |
| Maximum Building Height | 60 feet |
[Sec 401.09(b), Sec 401.09(d)]
Minimum Setback Requirements
| Setback Location | With Parking in Front | Without Parking in Front |
|---|---|---|
| Front Yard | 75 feet | 30 feet |
| Side (Adjacent to non-residential) | 30 feet | 30 feet |
| Side (Adjacent to residential) | 75 feet | 75 feet |
| Rear (Adjacent to ROW) | 30 feet | 30 feet |
| Rear (Adjacent to non-residential) | 50 feet | 50 feet |
| Rear (Adjacent to residential) | 75 feet | 75 feet |
[Sec 401.09(c)]
Off-Street Parking Ratios
| Land Use Type | Minimum Parking Requirement |
|---|---|
| Manufacturing, Processing, Wholesaling | 1 space per 600 sq. ft. of net floor area |
| Warehouse and Storage | 5 spaces + 1 space per 2,000 sq. ft. (up to 50k sq. ft.) |
| Business/Professional Office | 1 space per 300 sq. ft. of net floor area |
| Retail Sales | 1 space per 250 sq. ft. (up to 10k sq. ft.) |
[Sec 501.06(f)]
Performance and Operational Criteria
- Enclosure Requirement: Every use in the I-1 Light Industrial District must be conducted within a building completely enclosed on all sides. This building must be screened by a permanent opaque fence or wall at least eight (8) feet high to prevent it from being seen from adjoining lots [Sec 401.09(e)(2)].
- Nuisance Mitigation: Lighting must be directed away from residential districts. Noise, odor, and vibration must not substantially exceed the general level of the surrounding area [Sec 401.09(e)(1)].
- Trash Receptacles: Outdoor storage of trash must be at the side or rear of the site and totally encircled by a sight-proof fence or planting [Sec 401.09(e)(1)(b)].
- Vehicle Storage: Automobile, boat, or motorcycle sales areas are not required to screen fully assembled merchandise that is ready for sale [Sec 401.09(e)(2)(b)].
Sections Cited
- Section 201.02 Definitions Of Terms And Uses
- Section 401.05 Table Of Uses For Zoning Districts
- Section 401.09 Industrial (I) Districts Regulations
- Section 501.06 Number Of Off-Street Parking Spaces Required
- Section 601.02 Accessory Dwelling Units (ADUs)
- Section 601.22 Sexually Oriented Business
- Section 801.17 Digital Billboards