Guide to the I-1: Light Industrial Zoning District in Bentonville
The I-1: Light Industrial district in Bentonville is established for low-impact industrial operations, including light manufacturing, assembly, and general offices, that avoid creating nuisances such as excessive noise, odor, or dust. Property development in this district requires a minimum lot size of 20,000 square feet and limits building height to 60 feet, while mandating strict 75-foot setbacks when the property line is adjacent to a residential district [Section 401.09].
Purpose and General Character
The primary intent of the I-1: Light Industrial district is to provide suitable locations for industrial uses and related facilities that present a low risk of objectionable environmental or aesthetic influences [Section 401.09(a)(2)]. Bentonville prioritizes the separation of these manufacturing activities from residential areas to protect the quality of life for inhabitants while fostering an environment stable for industrial growth [Section 401.09(a)(1)].
The general character of the I-1: Light Industrial district is defined by:
- Low-Intensity Operations: Uses must be conducted without creating a nuisance of odor, noise, dust, or vibrations [Section 201.02].
- Aesthetic Sensitivity: Every use or part of a use not conducted within a completely enclosed building must be screened by a permanent opaque fence or wall at least eight feet high so that it cannot be seen from an adjoining lot [Section 401.09(e)(2)].
- Low Traffic Volume: The district is designed for operations that generate relatively low traffic volumes compared to heavier industrial or high-traffic commercial zones [Section 401.09(a)(2)].
Permitted and Prohibited Land Uses
Bentonville classifies a variety of uses as appropriate for the I-1: Light Industrial district, ranging from manufacturing to specialized services.
Representative Permitted Uses
According to the Bentonville Table of Uses and definitions, the following are allowed by right or with specific conditions:
- Manufacturing and Assembly: Air conditioning and heating equipment, orthopedic or medical supplies, jewelry, book bindery, and leather goods fabrication [Section 201.02].
- Professional Services: General offices, dental or medical laboratories, and research laboratories [Section 401.09(a)(2); Section 201.02].
- Warehousing and Trade: Wholesaling, storage, packaging, and distribution facilities [Section 201.02].
- Agricultural and Animal Services: Agricultural product processing, animal clinics, and animal kennels [Section 401.05].
Use Restrictions
The I-1: Light Industrial district specifically prohibits "Intensive Industrial" uses that involve the production of objectionable materials such as explosives, chemicals, or the rendering of animals, which are reserved for the I-2 district [Section 201.02]. Additionally, no loading or storage of material is permitted within the required front yard of any I-1 property [Section 401.09(e)(1)].
Development Standards
Development within the I-1: Light Industrial district must adhere to specific lot, area, and setback requirements to ensure compatibility with the surrounding Bentonville landscape.
Lot and Area Standards
| Standard | Requirement |
|---|---|
| Minimum Lot Area | 20,000 sq. ft. |
| Minimum Lot Width | 100 ft. |
| Minimum Lot Depth | 100 ft. |
| Maximum Lot Coverage (Interior/Corner) | 60% |
| Minimum Street Frontage | 50 ft. |
Minimum Setback Requirements
Setbacks in the I-1: Light Industrial district vary significantly based on whether the adjacent land is residential or nonresidential.
| Location | Adjacent to Non-Residential / ROW | Adjacent to Residential District |
|---|---|---|
| Front (with parking in front) | 75 ft. | 75 ft. |
| Front (no parking in front) | 30 ft. | 30 ft. |
| Side Yard | 30 ft. | 75 ft. |
| Rear Yard | 50 ft. (30 ft. if adj. to ROW) | 75 ft. |
Height and Parking Standards
| Standard | Requirement |
|---|---|
| Maximum Building Height | 60 ft. |
| Industrial Parking Ratio | 1 space per 600 sq. ft. of net floor area |
| Height Exception | Side/rear yards must increase 1 ft. for every 1 ft. of additional height over 60 ft. |
Specific Development Criteria
In addition to dimensional standards, the I-1: Light Industrial district in Bentonville is subject to several performance-based criteria:
- Nuisance Mitigation: Lighting must be designed to reflect away from adjacent residential districts. Noise and vibration must not substantially exceed the general level of noise emitted by adjacent uses [Section 401.09(e)(1)].
- Trash Receptacles: Outdoor storage for trash must be at the sides or rear of the site and totally encircled or screened by a sight-proof fence or planting [Section 401.09(e)(1)].
- Vehicle Storage: Automobile, bus, truck, boat, and tracked industrial vehicle storage areas are not required to be screened if the merchandise is fully assembled and ready for sale [Section 401.09(e)(2)].
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