I-2: Heavy Industrial Zoning Guide for the City of Bentonville
In the City of Bentonville, the I-2: Heavy Industrial district is intended for intensive manufacturing, warehousing, and transportation facilities that involve higher environmental risks or hazardous processes. These developments require a minimum lot size of 20,000 square feet and are limited to a maximum building height of 60 feet. While most industrial and commercial uses are permitted by right, certain activities like mining, salvage yards, and slaughterhouses require a conditional use permit.
Purpose of the I-2: Heavy Industrial District
The primary purpose of the I-2: Heavy Industrial district in the City of Bentonville is to provide suitable areas for manufacturing activities that might emit noise, odors, or involve explosive or flammable materials. The district is designed to minimize the impact of these high-risk operations on residential areas by requiring substantial setbacks and specific location criteria [Section 401.09(a)].
Allowed Uses in the I-2: Heavy Industrial District
Uses in the I-2: Heavy Industrial district are classified as permitted by right, allowed as accessory uses, or allowed subject to a conditional use permit.
Permitted by Right
The following uses are allowed by right in the City of Bentonville I-2: Heavy Industrial district [Section 401.05]:
- Industrial: Intensive Industrial (including arsenals, chemical compounding, foundries, and paper manufacturing), Light Industrial, Artisan/Craft Product Manufacturing, Laboratory (Research, Manufacturing, or Medical), and Light Fabrication and Assembly.
- Warehousing and Storage: Mini-Warehouse Storage, Cold Storage Plants, Bulk Storage of Highly Flammable Materials, and general Warehousing or Wholesaling.
- Commercial and Retail: General Retail, Retail Complexes, Construction and Heavy Equipment Sales/Rentals, Auto and Equipment Auctions, Automobile Repair, Car Washes, and Gas Stations.
- Agriculture: Agricultural Product Processing, Agriculture-related Businesses, and Urban Farms.
- Public and Institutional: Arena/Auditoriums, Conference/Convention Centers, Correctional Facilities or Jails, Educational Facilities, Government Service Facilities, Public Safety Services, and Religious Facilities.
- Services: Offices, Office-Warehouses, Personal Services, Financial Institutions, and Medical Services (Clinics or Laboratories).
Accessory Uses
Specific structures and uses are permitted only in support of a primary use within the City of Bentonville I-2: Heavy Industrial district:
- Accessory Dwelling Units (limited to caretakers or watchmen) [Section 601.02].
- Nonresidential Accessory Buildings [Section 601.01].
- Donation Boxes [Section 601.34].
- Small Wind Energy Systems and Solar Energy Systems [Section 601.24, 601.26].
Conditional Uses
The following activities require the approval of a Conditional Use Permit from the Bentonville Planning Commission [Section 401.05]:
- Mining operations.
- Salvage Yards.
- Slaughterhouses.
- Livestock Markets.
- Sewage Treatment Plants.
- Solid Waste Disposal facilities.
- Electric Generating Plants.
- Airport Facilities.
- Large Wind Energy Systems.
- Outdoor Music Venues.
Prohibited Uses
The City of Bentonville explicitly prohibits several uses within the I-2: Heavy Industrial district to maintain the industrial character of the zone and ensure public safety:
- Standard Residential: Single-family, two-family, and multi-family dwellings are generally prohibited, with the exception of on-site caretaker units [Section 401.05, 601.02].
- Small-scale Child Care: Registered Family Homes (5 children or less) are not allowed [Section 401.05].
- Specific Overlay Restrictions: If the property is located within the Northwest Arkansas Regional (XNA) Airport Overlay District, additional prohibitions may apply to wind turbines, solid waste disposal, and certain places of public assembly [Section 401.13].
Development Standards
All construction within the I-2: Heavy Industrial district must adhere to specific lot and area requirements to ensure adequate separation and safety.
| Standard | Requirement |
|---|---|
| Minimum Lot Area | 20,000 square feet |
| Minimum Lot Width | 100 feet |
| Minimum Lot Depth | 100 feet |
| Maximum Building Height | 60 feet |
| Maximum Lot Coverage (Interior/Corner) | 50% |
| Minimum Street Frontage | 50 feet |
Minimum Setback Requirements
The City of Bentonville mandates significant setbacks for the I-2: Heavy Industrial district, particularly when a site is adjacent to residential areas [Section 401.09(c)].
| Setback Type | Distance |
|---|---|
| Front (with parking in front) | 75 feet |
| Front (without parking in front) | 50 feet |
| Side (adjacent to nonresidential or ROW) | 50 feet |
| Side (adjacent to residential district) | 75 feet |
| Rear (adjacent to ROW) | 50 feet |
| Rear (adjacent to nonresidential district) | 50 feet |
| Rear (adjacent to residential district) | 75 feet |
Parking and Loading Ratios
Off-street parking and loading must be provided for all new construction or expansions in the I-2: Heavy Industrial district [Section 501.01].
| Use Category | Required Parking Ratio |
|---|---|
| Manufacturing/Processing/Wholesaling | 1 space per 600 sq. ft. of net floor area |
| Warehouse and Storage | 5 spaces + 1 per 2,000 sq. ft. (up to 50k); + 1 per 10k (above 50k) |
| Business/Professional Office | 1 space per 300 sq. ft. of net floor area |
| General Retail Sales | 1 space per 250 sq. ft. (up to 10k sq. ft.) |
Off-Street Loading Requirements
Industrial buildings must provide loading spaces based on the total floor area [Section 501.10]:
- 5,000—25,000 sq. ft.: 1 space.
- 25,000—40,000 sq. ft.: 2 spaces.
- 40,000—100,000 sq. ft.: 3 spaces.
- Additional: 1 added space for each additional 90,000 sq. ft.
Operational and Screening Criteria
The City of Bentonville requires I-2: Heavy Industrial operators to mitigate nuisances:
- Screening: A permanent opaque screening fence or wall (minimum 8 feet high) must be constructed along any property line abutting a residential zone [Section 401.09(e)].
- Lighting: Exterior lighting must be designed to reflect away from adjacent residential districts [Section 401.09(e)].
- Nuisance Mitigation: Noise, odor, or vibrations must not substantially exceed the general level produced by adjacent uses [Section 401.09(e)].
Sections Cited
- Section 401.05 Table of Uses for Zoning Districts
- Section 401.09 Industrial (I) Districts Regulations
- Section 401.13 Northwest Arkansas Regional (XNA) Airport Overlay District
- Section 501.01 Off-Street Parking Applicability
- Section 501.06 Number of Off-Street Parking Spaces Required
- Section 501.10 Off-Street Loading
- Section 601.01 Accessory Structures
- Section 601.02 Accessory Dwelling Units (ADUs)
- Section 601.24 Solar Energy Systems
- Section 601.26 Wind Energy System (WES), Small
- Section 601.34 Unattended Donation Boxes