Industrial and Heavy Manufacturing Zoning in Bentonville
Heavy manufacturing and intensive industrial operations are primarily permitted within the I-2 Heavy Industrial District in the City of Bentonville. While the I-1 Light Industrial District allows for light assembly and wholesaling, the I-2 Heavy Industrial District is the designated zone for large-scale manufacturing, raw material processing, and the storage of potentially hazardous materials. All industrial developments in the City of Bentonville must adhere to strict screening, nuisance mitigation, and bulk area requirements to protect the health and safety of the community [Section 401.02, Section 401.09].
Primary Industrial Zoning Districts
The City of Bentonville classifies its industrial land into two specific districts based on the intensity of the use and the potential for environmental impact:
I-2 Heavy Industrial District
The I-2 Heavy Industrial District is designed to accommodate general manufacturing processes, storage facilities, and heavy equipment repair. Its primary purpose is to minimize the risks associated with hazardous or environmentally objectionable uses by providing appropriate areas for these intensive activities [Section 401.09(a)(3)].
Under the Bentonville Zoning Code, "Intensive Industrial" uses permitted in the I-2 District include, but are not limited to:
- Chemicals compounding or packaging
- Foundries and ore reduction
- Production of crude petroleum or natural gas
- Manufacturing of explosives, fireworks, or rubber products
- Batching plants for asphalt or concrete
- Rendering of animals [Section 201.02].
I-1 Light Industrial District
The I-1 Light Industrial District is intended for general offices, light manufacturing, and accessory warehousing. This City of Bentonville district is reserved for businesses that present a low risk of aesthetic or environmental nuisances and have lower traffic volumes compared to heavy industrial sites [Section 401.09(a)(2)].
Industrial Lot and Area Standards
Both industrial districts in the City of Bentonville require significant land area to ensure operational efficiency and safety. The following table outlines the minimum requirements for developments within these zones:
| Standard | I-1 Light Industrial District | I-2 Heavy Industrial District |
|---|---|---|
| Minimum Lot Area | 20,000 square feet | 20,000 square feet |
| Minimum Lot Width | 100 feet | 100 feet |
| Minimum Lot Depth | 100 feet | 100 feet |
| Max Lot Coverage (Interior) | 60% | 50% |
| Max Lot Coverage (Corner) | 60% | 50% |
| Minimum Street Frontage | 50 feet | 50 feet |
| Maximum Building Height | 60 feet | 60 feet |
Note: In both districts, building height may be increased by one foot for every one foot of additional setback provided on all sides [Section 401.09(b), (d)].
Setback Requirements for Industrial Districts
To provide a buffer between industrial activities and other uses, the City of Bentonville mandates specific setbacks for all structures in industrial zones:
| Setback Type | I-1 District (With Parking in Front) | I-1 District (No Parking in Front) | I-2 District (With Parking in Front) | I-2 District (No Parking in Front) |
|---|---|---|---|---|
| Front Setback | 75 feet | 30 feet | 75 feet | 50 feet |
| Side (Adj. to Non-Res) | 30 feet | 30 feet | 50 feet | 50 feet |
| Side (Adj. to Residential) | 75 feet | 75 feet | 75 feet | 75 feet |
| Rear (Adj. to ROW) | 30 feet | 30 feet | 50 feet | 50 feet |
| Rear (Adj. to Non-Res) | 50 feet | 50 feet | 50 feet | 50 feet |
| Rear (Adj. to Residential) | 75 feet | 75 feet | 75 feet | 75 feet |
[Section 401.09(c)]
Development and Nuisance Mitigation Criteria
The City of Bentonville applies specific development criteria to ensure that heavy industrial uses do not negatively impact the surrounding environment:
- Nuisance Mitigation: Lighting must be designed to reflect away from residential areas. Noise, odor, or vibration levels must not substantially exceed the general levels of the area immediately surrounding the site [Section 401.09(e)(1)].
- Screening: A permanent opaque screening fence or wall, at least eight feet in height, must be constructed along any property line that abuts a residential zone. In the I-1 Light Industrial District, any use not conducted within a completely enclosed building must be screened from view of adjoining lots [Section 401.09(e)(1)-(2)].
- Trash Receptacles: All outdoor storage of trash must be at the sides or rear of the site and totally encircled or screened by a sight-proof barrier [Section 401.09(e)(1)].
- Storage Restrictions: Loading or storage of materials is strictly prohibited within the required front yard of industrial properties in the City of Bentonville [Section 401.09(e)(1)].
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