I-2: Heavy Industrial District Guide for Bentonville
The I-2 Heavy Industrial district in the City of Bentonville is established for intensive manufacturing, large-scale warehousing, and high-risk industrial operations that may involve hazardous or objectionable materials. Development in this district requires a minimum lot area of 20,000 square feet and features significant separation requirements, including setbacks of up to 75 feet when adjacent to residential zones. While the standard height limit for the I-2 Heavy Industrial district is 60 feet, this may be exceeded if additional setbacks are provided.
Purpose and General Character
The primary purpose of the I-2 Heavy Industrial district is to provide suitable locations for industrial activities that carry a high risk of being environmentally objectionable or hazardous [Section 401.09]. The City of Bentonville intends for this district to accommodate general manufacturing processes, storage facilities, heavy equipment repair, and major transportation facilities while minimizing the impact of these high-intensity uses on the rest of the community [Section 401.09].
The general character of the I-2 Heavy Industrial district is defined by "Intensive Industrial" activities. These include the preparation, production, and distribution of materials that may create noxious odors, noise, dust, vibrations, or gases. Representative uses include the manufacturing of chemicals, explosives, rubber products, paper, and the processing of animal products or minerals [Section 201.02].
Technical Development Standards
Properties within the City of Bentonville zoned for I-2 Heavy Industrial use must adhere to specific lot, area, and height requirements to ensure safety and adequate buffering between intensive uses.
Lot and Area Requirements
| Standard | Requirement |
|---|---|
| Minimum Lot Area | 20,000 square feet |
| Minimum Lot Width | 100 feet |
| Minimum Lot Depth | 100 feet |
| Maximum Lot Coverage (Interior Lot) | 50% |
| Maximum Lot Coverage (Exterior/Corner Lot) | 50% |
| Minimum Street Frontage | 50 feet |
Minimum Setback Requirements
The City of Bentonville enforces stricter setbacks for the I-2 Heavy Industrial district than for light industrial areas to account for the intensity of the operations.
| Setback Type | Adjacent to Non-Residential District / ROW | Adjacent to Residential District |
|---|---|---|
| Front (with parking in front) | 75 feet | 75 feet |
| Front (without parking in front) | 50 feet | 50 feet |
| Side Yard | 50 feet | 75 feet |
| Rear Yard | 50 feet | 75 feet |
Height Standards
| Standard | Limit |
|---|---|
| Maximum Height Allowed | 60 feet |
| Height Exception | May exceed 60 feet if front, side, and rear yards are increased by 1 foot for every 1 foot of additional height. |
Permitted and Conditional Land Uses
The I-2 Heavy Industrial district allows for a wide range of industrial and service-oriented uses, though some require a Conditional Use Permit due to their specific impacts.
Permitted by Right
- Intensive Industrial Uses: Chemical compounding, explosives manufacturing, foundries, grain elevators, and primary metal manufacturing [Section 201.02].
- General Industrial/Warehouse: Light industrial uses, warehousing, wholesaling, and cold storage plants [Section 401.05].
- Infrastructure/Transportation: Utility facilities, wireless communication facilities (cell towers), and transportation terminals (bus, truck, or train) [Section 401.05].
- Services: Automobile repair, heavy equipment sales/rentals, contractor maintenance yards, and government service facilities [Section 401.05].
- Agricultural: General agriculture, agricultural product processing, and urban farms [Section 401.05].
Conditional Uses (Requires Planning Commission Approval)
- Slaughterhouses.
- Sewage treatment plants or sludge drying beds.
- Solid waste disposal (assembly, incineration, or processing).
- Electric generating plants.
- Large wind energy systems.
- Salvage yards [Section 401.05].
Specific Development Criteria
All industrial developments in the City of Bentonville I-2 Heavy Industrial district must comply with supplemental performance standards:
- Nuisance Mitigation: Lighting must be designed to reflect away from residential districts. Noise, odor, and vibrations must not substantially exceed the general levels of the surrounding area [Section 401.09].
- Screening: A permanent opaque screening fence or wall, constructed of wood, masonry, or other durable material, must be installed along any property line abutting a residential zone. This screen must be at least 8 feet in height [Section 401.09].
- Trash Receptacles: Outdoor storage of trash must be located at the sides or rear of the site and must be totally encircled by a sight-proof fence or similar visual barrier [Section 401.09].
- Loading: No loading or storage of materials is permitted within the required front yard [Section 401.09].
Sections Cited
- Section 201.02 Definitions of Terms and Uses
- Section 401.02 Classification of Districts
- 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
- Section 601.20 Salvage Yard
- Section 601.21 Sewage Treatment Plant
- Section 601.22 Sexually Oriented Business
- Section 601.29 Alcohol Sales