R-ZL Zero Lot Line Residential District Regulations for Bentonville
The Bentonville R-ZL: Zero Lot Line District is a moderate-density residential zone designed to provide single-family housing with flexible side-yard configurations, allowing one side setback to be zero feet. Development in the R-ZL District requires a minimum lot area of 4,000 square feet, a minimum lot width of 40 feet, and restricts building heights to a maximum of 36 feet. While primarily residential, the district permits various community and utility uses through conditional approval, while strictly prohibiting multi-family dwellings and commercial retail operations.
Purpose and Intent of the R-ZL District
The City of Bentonville established the R-ZL District to permit and encourage the development of a variety of dwelling types, specifically focusing on "zero lot line" units. This designation is intended for moderate-density residential areas that maintain high efficiency in the use of land and public utilities. In the Bentonville urban plan, the R-ZL District often serves as a transition zone between lower-density single-family neighborhoods and higher-density residential or commercial areas [Section 401.07].
Allowed and Prohibited Uses
The Bentonville Zoning Code utilizes a Table of Uses to designate permissions. Uses are categorized as allowed by right (●), allowed as an accessory use (A), allowed via a conditional use permit (C), or prohibited (blank) [Section 401.05].
Uses Allowed by Right (Primary Uses)
The following uses are permitted in the R-ZL District without a conditional use permit, though they must still comply with all Bentonville building and development standards:
- Residential: Single-family dwellings [Section 401.05].
- Community/Recreation: Libraries, mini-parks, and neighborhood parks [Section 401.05].
- Agricultural/Animal: Domestic or household animals, hobby chickens, and community gardens [Section 401.05].
- Service/Retail: Registered family child care homes (serving 5 or fewer children) and mobile food vendors [Section 401.05].
- Utilities/Energy: Solar energy systems and small wind energy systems [Section 401.05].
Conditional Uses
These uses require approval from the Bentonville Planning Commission. They must demonstrate compatibility with the surrounding residential neighborhood to receive a permit:
- Community Facilities: Botanical gardens, community centers, religious facilities, museums, and educational facilities [Section 401.05].
- Recreation: Aquariums, country clubs, and golf courses [Section 401.05].
- Residential Related: Group homes, Urban farms, and Type B home occupations [Section 401.05].
- Health and Safety: Adult day care, licensed family child care homes (6–16 children), cemeteries or mausoleums, and public safety services [Section 401.05].
- Lodging: Bed and breakfasts [Section 401.05].
- Infrastructure: Parking facilities (as a principal use), utility facilities, temporary uses, and wireless communication facilities (cell towers) [Section 401.05].
Accessory Uses
Accessory uses in the R-ZL District are allowed only when incidental to a primary residential use:
- Accessory dwelling units (ADUs) [Section 601.02].
- Type A home occupations [Section 601.12].
- Non-residential accessory buildings (e.g., sheds, private garages) [Section 601.01].
- Donation boxes [Section 601.34].
Prohibited Uses
Any use not explicitly marked as allowed, accessory, or conditional in the Table of Uses is prohibited in the R-ZL District. Significant prohibited uses include:
- Residential: Multi-family dwellings, duplexes/two-family dwellings, townhomes, cottage courts, and manufactured home parks.
- Commercial: General retail, restaurants (all types), bars, liquor stores, pharmacies, and professional offices.
- Industrial: All light and intensive industrial operations, warehousing, and salvage yards.
- Automotive: Gas stations, auto repair, and vehicle sales/rentals.
Development and Dimensional Standards
The R-ZL District is subject to specific bulk and area requirements to ensure moderate-density consistency within Bentonville.
Lot and Building Requirements
| Standard | Requirement |
|---|---|
| Minimum Lot Area | 4,000 square feet |
| Minimum Lot Width | 40 feet |
| Minimum Street Frontage | 20 feet |
| Maximum Lot Coverage (Interior Lot) | 60% |
| Maximum Lot Coverage (Corner Lot) | 65% |
| Maximum Building Height | 36 feet |
Minimum Setback Standards
Setbacks in the R-ZL District are measured from the property line or right-of-way to the structure's foundation [Section 401.03].
| Setback Location | Minimum Distance |
|---|---|
| Front Yard | 20 feet |
| Side Yard (Interior) | 12 feet on one side / 0 feet on the other side |
| Side Yard (Exterior/Corner) | 20 feet |
| Rear Yard | 25 feet |
Note: For zero lot line configurations, one side yard must be at least 12 feet, while the opposite side yard may be 0 feet. The wall located on the zero-foot side property line must be a "blank" wall with no openings [Section 201.02; Section 401.07].
Parking Requirements
Bentonville requires adequate off-street parking for all residential uses in the R-ZL District [Section 501.01].
| Use Type | Minimum Parking Ratio |
|---|---|
| Single-Family Dwelling | 2 spaces per dwelling unit |
| Accessory Dwelling Unit (ADU) | 1 additional paved space (maximum) |
Sections Cited
- Section 201.02 Definitions Of Terms And Uses
- Section 401.02 Classification Of Districts
- Section 401.03 Calculations And Measurements
- Section 401.05 Table Of Uses For Zoning Districts
- Section 401.07 Residential (R) Districts Regulations
- Section 501.01 Applicability
- Section 501.06 Number Of Off-Street Parking Spaces Required
- Section 601.01 Accessory Structures
- Section 601.02 Accessory Dwelling Units (ADUs)
- Section 601.12 Home Occupations
- Section 601.16 Outdoor And Mobile Food Vendors
- Section 601.24 Solar Energy Systems
- Section 601.26 Wind Energy System (WES), Small
- Section 601.34 Unattended Donation Boxes