Residential Building Height Standards in Bentonville
In the City of Bentonville, the maximum allowable height for a residential house generally ranges from 36 feet to 50 feet depending on the specific zoning district, though the Downtown Core (DC) allows heights up to 80 feet. Most low-density residential districts, such as R-1 and R-E, are limited to 36 feet, while higher-density districts like R-4 allow for structures up to 50 feet in height. Additionally, properties located within the Municipal Airport Overlay District or the Northwest Arkansas Regional (XNA) Airport Overlay District may be subject to stricter height limitations to prevent hazards to air navigation.
Residential (R) District Height Standards
The City of Bentonville establishes maximum height limits for its standard residential districts to control building bulk and ensure compatible massing within neighborhoods. For most single-family dwellings, the limit is 36 feet. High-density districts allow for taller structures to accommodate multi-family configurations.
| Zoning District | District Name | Maximum Height Allowed |
|---|---|---|
| RE | Residential Estate | 36 feet |
| R-1 | Low Density Single Family Residential | 36 feet |
| R-2 | Medium Density Two Family and Townhome Residential | 36 feet |
| R-MH | Manufactured Home Residential | 36 feet |
| R-ZL | Zero Lot Line | 36 feet |
| R-3 | Medium-High Density Multifamily Residential | 40 feet |
| R-C2 | Central Residential — Moderate Density | 40 feet |
| R-C3 | Central Residential — High Density | 40 feet |
| R-O | Residential Office | 40 feet |
| R-4 | High Density Multifamily Residential | 50 feet |
[Section 401.07(d)(1)]
Exceptions to Height Limits in Residential Districts
In the City of Bentonville, a principal residential building may exceed the maximum height listed above if the developer provides one additional foot of interior side yard setback for every two feet of additional height. This specific exception does not apply to buildings in the R-ZL (Zero Lot Line) district [Section 401.07(d)(3)].
Downtown Neighborhood (DN) Height Standards
The Downtown Neighborhood districts are designed to preserve the established development pattern of the City of Bentonville's older residential areas while allowing for sensitive infill.
| District | Single-family and Two-family | Townhouse | Multi-family | Mixed-use and Commercial |
|---|---|---|---|---|
| DN-1 | 36 feet | -- | -- | -- |
| DN-2 | 36 feet | 36 feet | -- | -- |
| DN-3 | 40 feet | 40 feet | 40 feet | -- |
| DN-4 | 40 feet | 40 feet | 50 feet | 50 feet |
[Section 401.07-B(a)]
Downtown (D) District Height Standards
Residential uses within the Downtown districts of the City of Bentonville are often part of mixed-use developments and are subject to different height parameters.
| District | Minimum Height | Maximum Height |
|---|---|---|
| DC (Downtown Core) | 20 feet | 80 feet |
| DE (Downtown Edge) | None | 50 feet |
[Section 401.8-B(e)]
Measurement and General Definitions
How Height is Measured
The City of Bentonville defines building height as the vertical distance measured from the finished grade level to the highest point of the roof line or parapet wall. For residential houses on sloped sites, height is calculated as the vertical distance from the elevation of the average of the highest and lowest finished grade levels to the highest point of the roof or parapet [Section 401.03(c)(1)].
Exclusions from Height Calculations
Certain architectural and functional projections are exempt from the City of Bentonville's height limits, provided they are not used for human occupancy. These include:
- Chimneys
- Elevators
- Poles and spires
- Tanks and towers [Section 401.03(c)(2)]
Cottage Court Standards
Specific residential types like "Cottage Courts" are regulated by story count rather than just footage. In the City of Bentonville, Cottage Court units are limited to a maximum of two-and-one-half stories in height [Section 601.35(d)].
Special Overlay District Restrictions
Municipal Airport Overlay District
Residential structures in the vicinity of the Bentonville Municipal Airport may be further restricted. For example, in "Zone C" (Horizontal Zone), no structure may be established at a height exceeding 150 feet above the airport elevation (approximately 1,446 feet above mean sea level) [Section 401.12(e)(3)].
XNA Airport Overlay District
The City of Bentonville also enforces restrictions for the Northwest Arkansas Regional Airport (XNA) Overlay. Residential dwellings are generally prohibited in Zone 1 (Runway Protection Zone) and Zone 2 (Inner Safety/Turning Zone) [Section 401.13(f)].
Sections Cited
- Section 401.03 Calculations And Measurements
- Section 401.07 Residential (R) Districts Regulations
- Section 401.07-B Downtown Neighborhood (DN) Districts Regulations
- Section 401.8-B Downtown (D) Districts Regulations
- Section 401.12 Municipal Airport Overlay District
- Section 401.13 Northwest Arkansas Regional (XNA) Airport Overlay District
- Section 601.35 Cottage Courts