DE: Downtown Edge Zoning Regulations in Bentonville
The DE: Downtown Edge district in Bentonville serves as a transitional zone allowing high-density mixed-use development with building heights permitted up to 50 feet. This designation facilitates a flexible environment where retail, commercial, office, and residential uses may be integrated on all floors of a building with a maximum lot coverage of 80% [Sec 401.8-B].
Purpose and Character of the DE: Downtown Edge District
The DE: Downtown Edge district in Bentonville is designed to create a transition between the high-activity Downtown Core and the lower-density residential neighborhoods on the outskirts of the downtown area. Bentonville city planners intended this district to have the greatest potential for infill and redevelopment. Unlike other districts, the DE: Downtown Edge allows both horizontal and vertical mixed-use structures, meaning commercial and residential uses can coexist on any floor [Sec 401.8-B(a)(2)].
Technical Standards
Development within the DE: Downtown Edge district must adhere to specific density, height, and setback requirements. Notably, Bentonville does not impose minimum lot areas or widths for this designation, favoring urban density and walkability [Sec 401.8-B(c)].
Lot and Area Requirements
| Standard | Requirement |
|---|---|
| Minimum Lot Area | None |
| Minimum Lot Width | None |
| Minimum Lot Depth | None |
| Maximum Lot Coverage | 80% |
| Maximum Building Height | 50 feet |
Setback Requirements
| Location | Residential Building | Nonresidential Building |
|---|---|---|
| Front Yard (Maximum) | 20 feet | 0 feet |
| Side Yard (Minimum) | 7 feet | 7 feet |
| Rear Yard (Adjacent to Residential) | 12 feet | 12 feet |
| Rear Yard (Adjacent to Nonresidential) | 7 feet | 7 feet |
Note: Side setbacks in the DE: Downtown Edge district are not applicable when a common wall is proposed or present [Sec 401.8-B(d)].
Parking Ratios
Parking requirements in the DE: Downtown Edge district are tailored to its urban character. Razed structures are credited for their original footprint when calculating requirements for new construction [Sec 501.06(d)].
| Land Use Type | Parking Requirement |
|---|---|
| Residential (Studio and 1 Bedroom) | 1 space per unit |
| Residential (2+ Bedrooms) | 1 space per unit plus 0.5 per each bedroom over 3 |
| Nonresidential Uses (< 3,000 sq. ft.) | None |
| Nonresidential Uses (> 3,000 sq. ft.) | 1 space per 1,000 sq. ft. |
Allowed Uses in DE: Downtown Edge
Bentonville permits a wide variety of "by right" uses in the DE: Downtown Edge district, emphasizing mixed-use flexibility.
Residential Uses
The DE: Downtown Edge district allows for several housing types to encourage high-density living near the city center:
- Allowed by Right: Single-family, two-family, and multi-family dwellings; condominiums; modular homes; and townhouse/row house structures [Sec 401.05].
- Special Residential Facilities: Group homes, assisted living facilities, rehabilitation facilities, and temporary shelters [Sec 401.05].
- Accessory Use: Accessory dwelling units (ADUs) and home occupations (Type A) [Sec 401.05].
Commercial and Service Uses
Commercial activity in the DE: Downtown Edge district is varied but excludes most intensive automotive or heavy retail uses:
- General Retail & Services: Artisan shops, bakeries, general retail, pharmacies, personal services (barber/beauty shops), and standard restaurants [Sec 401.05].
- Professional & Medical: Professional offices, medical clinics (doctor offices/urgent care), hospitals, and medical laboratories [Sec 401.05].
- Lodging: Bed and breakfasts and hotels/motels [Sec 401.05].
- Institutional: Educational facilities, libraries, museums, religious facilities, and community centers [Sec 401.05].
- Public Safety & Infrastructure: Public safety services, postal services, utility facilities, and parking facilities (as a principal use) [Sec 401.05].
Agricultural and Industrial Uses
While primarily urban, the DE: Downtown Edge district allows limited specific agricultural and industrial activities:
- Agricultural: Agricultural product processing, agriculture-related businesses, and urban farms [Sec 401.05].
- Specialized Industrial: Alcoholic beverage manufacturing/distribution and medical marijuana cultivation facilities or dispensaries [Sec 401.05].
- Animal Services: Animal clinics and kennels/shelters [Sec 401.05].
Conditional and Temporary Uses
Certain uses are only allowed in the DE: Downtown Edge district upon approval of a Conditional Use Permit by the Planning Commission:
- Temporary Uses: Specifically identified as a conditional use in the district's use table [Sec 401.05].
Prohibited Uses
The DE: Downtown Edge district strictly prohibits uses that conflict with its transitional, pedestrian-oriented purpose. Key prohibited uses in Bentonville's DE: Downtown Edge include:
- Intensive Retail: Bar, lounge, or tavern uses; packaged liquor stores; and drive-through or drive-in restaurants [Sec 401.05].
- Automotive/Heavy Retail: Gas stations, automobile repair, car washes, and heavy equipment sales/rentals [Sec 401.05].
- Intensive Industrial: Intensive or light industrial manufacturing (except artisan/craft), salvage yards, and warehousing/wholesaling [Sec 401.05].
- Residential Limitations: Manufactured homes and cottage courts are not permitted in the DE: Downtown Edge district [Sec 401.05].
- Regulated Uses: Sexually oriented businesses are restricted to the C-2 district and are prohibited here [Sec 601.22].
Sections Cited
- Article 201: Definitions
- Section 401.02: Classification of Districts
- 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
- Section 601.01: Accessory Structures
- Section 601.22: Sexually Oriented Business
- Section 601.29: Alcohol Sales