DE: Downtown Edge Zoning District in Bentonville
The DE: Downtown Edge district in Bentonville serves as a transition zone between the retail-heavy Downtown Core and lower-density neighborhoods, permitting a vertical and horizontal mix of residential, professional office, and retail uses. Development in the DE District is characterized by high-density urban forms with a maximum building height of 50 feet and a generous maximum lot coverage of 80%. Parking requirements are significantly reduced in this district, with no parking required for nonresidential uses smaller than 3,000 square feet.
Purpose and General Character
The Bentonville City Council established the DE: Downtown Edge district to create an area of transition between the high-intensity Downtown Core and the lower-density residential neighborhoods on the city's outskirts [Sec 401.8-B (a)(2)].
The general character of the DE District is urban and flexible, intended to encourage infill development and redevelopment. The district supports horizontal and vertical mixed-use buildings where retail, commercial, office, and residential uses can coexist on any floor. A key feature of the Downtown Edge is the presence of "live/work" housing and small-scale professional offices. Unlike the Downtown Core, where buildings are often attached, structures in the DE District are generally spaced closely together but are separated by specific setbacks [Sec 401.8-B (a)(2)].
Permitted Land Uses
The DE District allows for a broad spectrum of land uses by right, as an accessory use (A), or via a conditional use permit (C).
Residential Uses
The DE District supports diverse housing types, including:
- By Right: Single-family dwellings, two-family dwellings, townhouses, multi-family dwellings, condominiums, and group homes [Sec 401.05].
- Specialty Housing: Assisted living facilities, extended medical care facilities, and temporary shelters are permitted by right [Sec 401.05].
- Accessory: Accessory dwelling units (ADUs) and Type A home occupations are allowed as accessory uses [Sec 401.05].
Commercial and Professional Uses
The district is a hub for local commerce and professional services:
- By Right: Professional offices, medical clinics (doctor and urgent care), artisan shops, bakeries, restaurants, and retail stores [Sec 401.05].
- Lodging: Hotels, motels, and bed and breakfast establishments are permitted by right [Sec 401.05].
- Alcohol Sales: Microbrewery-restaurants are allowed by right [Sec 401.05].
Civic and Public Uses
- By Right: Community centers, cultural studios, museums, libraries, and governmental service facilities [Sec 401.05].
- Conditional: Religious facilities, arenas, auditoriums, and utility facilities require a conditional use permit [Sec 401.05].
Technical Development Standards
Bentonville mandates specific bulk, area, and setback standards to ensure the DE District maintains its transitional urban character.
Lot and Area Requirements
| Standard | Requirement |
|---|---|
| Minimum Lot Area | None |
| Maximum Lot Area | None |
| Minimum Lot Width | None |
| Maximum Lot Width | None |
| Maximum Lot Coverage | 80% |
| Maximum Building Height | 50 feet |
| Minimum Building Height | None |
[Sec 401.8-B (c), (e)]
Setback Requirements
Side setbacks are not applicable in the DE District when a common wall is proposed or present [Sec 401.8-B (d)].
| Setback Type | Residential Requirement | Nonresidential Requirement |
|---|---|---|
| Front Yard (Max) | 20 feet | 0 feet |
| Side Yard (Min) | 7 feet | 7 feet |
| Rear (Adj. to Residential) | 12 feet | 12 feet |
| Rear (Adj. to Nonresidential) | 7 feet | 7 feet |
[Sec 401.8-B (d)]
Encroachment Standards
For structures such as canopies, awnings, and balconies, the following standards apply in the DE District:
- Minimum Height Clearance: 8 feet.
- Minimum Setback (Arterial/Collector Street): 4 feet.
- Minimum Setback (Local Street): 6 feet. [Sec 401.8-B (f)]
Off-Street Parking Standards
Parking requirements in the DE District are tailored to its urban context, offering significant exemptions to encourage walkability and the reuse of existing structures.
| Use Category | Parking Space Requirement |
|---|---|
| Nonresidential (< 3,000 sq. ft.) | None |
| Nonresidential (> 3,000 sq. ft.) | 1 space per 1,000 sq. ft. |
| Residential (Studio and 1 Bedroom) | 1 space per unit |
| Residential (2+ Bedrooms) | 1 space per unit (plus 0.5 per bedroom over 3) |
[Sec 501.06 (d)(1)]
Additionally, the parking requirements for the DE District do not apply to existing structures undergoing a change of use. For razed and replaced structures, parking is calculated only on the square footage of the new structure that exceeds the footprint of the original structure [Sec 501.06 (d)(2-3)].
Sections Cited
- Section 401.05 Table Of Uses For Zoning Districts
- Section 401.8-B Downtown (D) Districts Regulations
- Section 501.06 Number Of Off-Street Parking Spaces Required