High-Density Residential Zoning in Bentonville
In the City of Bentonville, high-density apartment buildings and multi-family dwellings are primarily permitted in the R-4, R-C3, DN-3, DN-4, DC, and DE zoning districts. These districts allow for concentrated residential development, with the R-4 and R-C3 districts specifically designated for high-density use, while the Downtown districts (DC and DE) facilitate high-density living through vertical and horizontal mixed-use structures.
Primary High-Density Zoning Districts
The City of Bentonville has established several specific districts to accommodate multi-family developments and high-density housing needs.
R-4 High Density Multifamily Residential
The R-4 district is established to provide for high-density residential development. These areas may be located in older sections of the City of Bentonville as well as newer developed areas, and are typically situated adjacent to, or in conjunction with, neighborhood commercial or shopping center developments [Section 401.07(a)(6)].
R-C3 Central Residential—High Density
Located primarily in the "Downtown" area, the R-C3 district serves the areas surrounding the town square and along the commercial corridors of SW A Street and S Main Street. It is intended to stabilize existing neighborhoods while encouraging high-density infill and traditional urban design [Section 401.07(a)(11)].
Downtown Neighborhood (DN) Districts
- DN-3 Downtown High Density Residential: This district allows for increased neighborhood density through the development of townhouses and multi-family apartment buildings, particularly at the ends of blocks [Section 401.07-B(a)(3)].
- DN-4 Downtown Mixed-use Residential: Designed for the highest neighborhood density, the DN-4 district encourages multi-family housing and mixed-use structures in areas of unique activity and high housing demand [Section 401.07-B(a)(4)].
Downtown (D) Districts
- DC Downtown Core: This district focuses on the area around the Bentonville Square, allowing vertical mixed-use with commercial and retail on the first floor and high-density residential units on the upper floors [Section 401.8-B(a)(1)].
- DE Downtown Edge: An area of transition that allows both horizontal and vertical mixed-use. It permits residential uses on all floors, providing significant potential for high-density infill and redevelopment [Section 401.8-B(a)(2)].
Development Standards for High-Density Districts
Residential developments in these City of Bentonville districts must adhere to specific lot, area, and coverage standards.
Lot and Area Standards
| District | Building Type | Min. Lot Area (sq. ft.) | Min. Land Area / Dwelling Unit (sq. ft.) | Max. Lot Coverage (Interior) | Max. Lot Coverage (Corner) |
|---|---|---|---|---|---|
| R-3 | Multi-family | 6,000 | 1,500 | 65% | 70% |
| R-4 | Multi-family | 10,000 | 800 | 50% | 55% |
| R-C3 | Multi-family | N/A | 1,200 | No Max | No Max |
| DN-3 | Multi-family (Block End) | 10,000 | 800 | 65% | 70% |
| DN-4 | Multi-family | 8,000 | 800 | 75% | 80% |
| DC | All | None | N/A | None | 100% |
| DE | All | None | N/A | None | 80% |
[Source: Section 401.07(b)(1), Section 401.07-B(d)(1), and Section 401.09]
Setback Standards
Setbacks in the City of Bentonville vary significantly between traditional residential districts and the urban-focused Downtown districts.
| District | Front Setback | Side Setback (Interior) | Side Setback (Exterior) | Rear Setback |
|---|---|---|---|---|
| R-4 | 20' | 10' (30' if adjacent to single-family) | 20' | 25' |
| R-C3 | 0' | 0' | 10' | 7' |
| DN-3 | 10' min / 20' max | 10' | 10' | 15' |
| DN-4 | 8' min / 15' max | 10' | 8' | 15' |
| DC | 20' max (Residential) | 0' | N/A | 0' |
| DE | 20' max (Residential) | 7' | N/A | 12' (adj. to Res) |
[Source: Section 401.07(c)(1), Section 401.07-B(e), and Section 401.09(d)]
Height Standards
The maximum allowed heights for structures in high-density districts are as follows:
| District | Maximum Height Allowed |
|---|---|
| R-3 | 40' |
| R-C2 / R-C3 | 40' |
| R-4 | 50' |
| DN-3 | 40' |
| DN-4 | 50' |
| DC | 80' (20' minimum) |
| DE | 50' |
[Source: Section 401.07(d)(1), Section 401.07-B(a), and Section 401.09(e)]
Required Parking for Multi-Family Dwellings
The City of Bentonville requires off-street parking for all multi-family residential developments based on the following ratios:
- Standard Multi-Family Dwellings: 3 spaces for every two dwelling units [Section 501.06(f)].
- Downtown Edge (DE) District: 1 space per unit for studios and 1-bedroom units; 1.5 spaces per unit for units with 2 or more bedrooms [Section 501.06(d)(1)].
- Downtown Core (DC) District: 1 space per dwelling unit for residential uses located on upper floors [Section 501.06(d)(1)].
- DN, R-C2, and R-C3 Districts: One (1) parking space per dwelling unit [Section 501.06(e)(1)(a)].
Sections Cited
- Section 201.02 Definitions Of Terms And Uses
- Section 401.07 Residential (R) Districts Regulations
- Section 401.07-B Downtown Neighborhood (DN) Districts Regulations
- Section 401.8-B Downtown (D) Districts Regulations
- Section 501.06 Number Of Off-Street Parking Spaces Required