R-C3: Central Residential - High Density Zoning Guide for Bentonville
The R-C3: Central Residential - High Density district in Bentonville facilitates high-density residential development and redevelopment near the downtown core, permitting a variety of housing types including multi-family units and cottage courts. Buildings in the R-C3: Central Residential - High Density district are limited to a maximum height of 40 feet and benefit from flexible setback requirements, including 0-foot front and interior side setbacks for most dwelling types [Sec 401.07(b)(11)]. Developers must provide a minimum of one off-street parking space per dwelling unit, which can be achieved through on-site, on-street, or shared parking arrangements [Sec 501.06(e)(1)].
Purpose and Intent
The R-C3: Central Residential - High Density district is established to provide high-density residential opportunities in the areas surrounding the Bentonville town square and along the commercial corridors of SW A Street and S Main Street. The district is intended to stabilize and improve existing residential neighborhoods while encouraging the infill of available lands. A primary goal for the R-C3: Central Residential - High Density district is to provide a choice of housing types and locations for a variety of lifestyles and economic levels while encouraging traditional urban design in Bentonville [Sec 401.07(a)(11)].
Allowed Land Uses
Land uses in the R-C3: Central Residential - High Density district are categorized as permitted by right, permitted with a conditional use permit, or allowed as an accessory use.
Uses Permitted by Right
The following uses are allowed by right as primary and secondary uses within Bentonville's R-C3: Central Residential - High Density district [Sec 401.05]:
- Residential: Single-family dwellings, two-family dwellings, multi-family dwellings, townhomes, cottage courts, modular homes, condominiums, and group homes.
- Residential Facilities: Assisted living facilities.
- Public/Civic: Mini-parks, neighborhood parks, and governmental service facilities.
- Animals: Domestic or household animals.
- Agriculture: Community gardens.
- Services: Registered childcare family homes (5 children or less).
Conditional Uses
The following uses require the approval of a Conditional Use Permit by the Bentonville Planning Commission [Sec 401.05]:
- Residential: Type B home occupations.
- Public/Civic: Aquariums, community centers, educational facilities, museums, religious facilities, and public safety services.
- Services: Adult day care, cemeteries or mausoleums, licensed childcare centers, licensed childcare family homes (6-16 children), and bed and breakfasts.
- Agriculture/Utility: Urban farms, botanical gardens, utility facilities, and wireless communication facilities.
- Other: Temporary uses and parking facilities as a principal use.
Accessory Uses
The following uses are permitted only as accessory to a primary use within the R-C3: Central Residential - High Density district [Sec 401.05]:
- Accessory dwelling units (ADUs).
- Type A home occupations.
- Solar energy systems and small wind energy systems.
- Nonresidential accessory buildings.
- Donation boxes.
Prohibited Uses
Any use not explicitly listed as permitted by right, conditional, or accessory in the Table of Uses is prohibited in the R-C3: Central Residential - High Density district. Specifically prohibited activities and structures include, but are not limited to:
- Commercial/Retail: General retail, restaurants, bars, and professional offices (except as allowed under home occupation rules) [Sec 401.05].
- Industrial: Heavy and light industrial manufacturing, intensive industrial use, and salvage yards [Sec 401.05].
- Housing: Manufactured homes (mobile homes) [Sec 401.05].
- Specific Features: Drive-up windows for the sale of alcohol [Sec 601.29(c)(2)].
Development Standards
Development within the R-C3: Central Residential - High Density district must adhere to specific lot, setback, and height standards to maintain the intended urban character of Bentonville.
Lot and Area Standards
| Standard | Single-family | Two-family | Townhome (Structure) | Multi-family |
|---|---|---|---|---|
| Min. Lot Area | 3,000 sq. ft. | 7,000 sq. ft. | N/A | N/A |
| Min. Land Area per Unit | N/A | N/A | 1,200 sq. ft. | 1,200 sq. ft. |
| Min. Lot Width | 15 feet | 15 feet | 15 feet per unit | No minimum |
| Max. Coverage (Interior) | 70% | 70% | No maximum | No maximum |
| Max. Coverage (Corner) | 75% | 75% | No maximum | No maximum |
[Sec 401.07(b)(1)]
Minimum Setback Standards
| Building Type | Front | Side (Interior) | Side (Exterior) | Rear |
|---|---|---|---|---|
| Single-family | 0 feet | 0 feet | 5 feet | 7 feet |
| Two-family | 0 feet | 0 feet | 5 feet | 7 feet |
| Multi-family | 0 feet | 0 feet | 10 feet | 7 feet |
| Townhome | 10 feet | 0 feet | 10 feet | 10 feet |
[Sec 401.07(c)(1)]
Height and Parking Standards
| Category | Requirement |
|---|---|
| Maximum Building Height | 40 feet [Sec 401.07(d)(1)] |
| Residential Parking Ratio | 1 space per dwelling unit [Sec 501.06(e)(1)] |
Parking and Garage Requirements
In the R-C3: Central Residential - High Density district, parking must be designed to avoid interrupting pedestrian movement at the front of the building. Surface parking must be located at the side or rear of the structure [Sec 501.06(e)(1)(c)].
Where a rear alley or private drive exists or is platted, a rear-loading garage is required. If no rear access is available, a front-loading garage is permitted but must be recessed at least 6 feet from the front façade and pushed toward the rear lot line [Sec 401.07(c)(3)(c)].
Sections Cited
- Section 401.05 Table Of Uses For Zoning Districts
- Section 401.07 Residential (R) Districts Regulations
- Section 501.06 Number Of Off-Street Parking Spaces Required
- Section 601.29 Alcohol Sales