Bentonville PUD: Planned Unit Development Zoning District Guide
The Bentonville PUD: Planned Unit Development district requires a minimum of 20% common open space and operates based on a mandatory master site plan that dictates specific land uses and densities for a project. While this district allows for the modification of technical standards such as setbacks and building heights to encourage innovation, it strictly prohibits any deviations from municipal regulations regarding signs, drainage, and outdoor lighting [Sec 401.10].
Purpose and Intent of the PUD District
The primary objective of the Bentonville PUD: Planned Unit Development district is to provide a regulatory mechanism for innovative commercial, industrial, or residential mixed-use developments that do not strictly comply with traditional zoning categories [Sec 401.10(a)]. The City of Bentonville intends for this district to produce high-quality environments that offer a maximum choice in living units while preserving natural features and preventing soil erosion.
Key goals for the Bentonville PUD: Planned Unit Development include:
- Creating a creative approach to land use and physical development.
- Establishing an environment of stable character that harmonizes with surrounding developments.
- Utilizing smaller, more efficient networks of utilities and streets to lower costs.
- Providing internally located commercial uses that serve the residents within the development [Sec 401.10(a)].
Permitted Land Uses
Unlike standard zoning districts in the City of Bentonville, the PUD: Planned Unit Development does not have a pre-defined list of permitted uses. Instead, the specific land uses are determined during the application process.
A developer must submit a listing of all proposed land uses and the exact amount of land devoted to each use as part of the zoning submittal. Once approved by city ordinance, these listed uses become the only allowed activities within that specific PUD: Planned Unit Development district. Any changes to these uses require a formal revision through the rezoning process [Sec 401.10(c)].
General Character and Master Site Plan
The character of a Bentonville PUD: Planned Unit Development is defined by its Master Site Plan. This plan is a binding document that, once approved, becomes the specific zoning ordinance for that parcel [Sec 401.10(b)]. If a developer fails to follow the approved site plan exactly, the zoning reverts to the property's original designation [Sec 401.10(g)].
Development Standards and Modifications
The City of Bentonville allows developers to modify certain standard regulations to achieve a better design, but maintains strict control over others.
Table 1: PUD Development Standard Modifications
| Standard Category | Modification Allowed? |
|---|---|
| Density | Yes |
| Building Setbacks | Yes |
| Height of building or structure | Yes |
| Lot size, width, and depth | Yes |
| Landscaping | Yes |
| Street widths | Yes |
| Garage setbacks | Yes |
| Sign requirements | No |
| Grading and drainage | No |
| Access management | No |
| Outdoor lighting | No |
| Screening | No |
| Flood damage protection | No |
[Source: Sec 401.10(e)]
Common Open Space Requirements
Common useable open space is considered an essential design element of the Bentonville PUD: Planned Unit Development. It must be designed for the enjoyment of residents and must be easily accessible.
Table 2: Common Open Space Standards
| Requirement | Standard |
|---|---|
| Minimum Area | 20% of total project area (excluding ROW and parking lots) |
| Distribution | Must be distributed equitably relative to dwelling units |
| Water Surface Allowance | Unfenced retention ponds can count for up to 50% of the requirement |
| Management | Must be maintained by a Property Owners' Association (POA) |
| Permitted Features | Pedestrian paths, trails, plazas, pools, and sports courts |
[Source: Sec 401.10(f)]
Structural Design and Parking
The City of Bentonville mandates specific design criteria to ensure the PUD: Planned Unit Development maintains a stable, human-scale character.
Table 3: PUD Structural and Parking Standards
| Feature | Standard |
|---|---|
| Residential Orientation | Main entrances must face the adjoining street |
| Architectural Theme | All structures must share a common architectural theme |
| Facade Length | Unbroken facades must not exceed 100 feet |
| Exterior Materials | Aluminum, vinyl, or fiberglass siding must not be visible from public ROW |
| Parking Compliance | Must meet Article 501 requirements unless shared parking is approved |
| Front-Loading Garages | Must be recessed min. 10 ft from the front of the house and 30 ft from the property line |
| Side/Rear Garages | Encouraged; must have a minimum setback of 20 feet |
[Source: Sec 401.10(f)]
Density Calculations
For the purpose of the Bentonville PUD: Planned Unit Development, density is calculated based on "net residential acres." This is defined as the gross acres of the site minus all public rights-of-way and any areas devoted to commercial, industrial, or institutional uses that are not residential in nature [Sec 401.10(d)].
Sections Cited
- Sec 401.10 PUD, Planned Unit Development
- Article 501 Off-Street Parking and Loading