Zero Lot Line Residential (R-ZL) District in Bentonville
The R-ZL District in Bentonville is a moderate-density residential zone designed to encourage land efficiency through the use of zero-lot-line dwellings with a minimum lot area of 4,000 square feet. Buildings in the Bentonville R-ZL District are limited to a maximum height of 36 feet and must feature a unique side-yard configuration of zero feet on one side and at least 12 feet on the other. This district serves as a strategic transition between low-density neighborhoods and higher-density residential or commercial areas.
Purpose of the R-ZL District
The primary intent of the R-ZL: Zero Lot Line Residential district is to provide a moderate-density environment that permits a variety of dwelling types, specifically highlighting "zero lot line" units. These units are intended to offer a low-cost per unit development option while ensuring the efficient use of both land and public utilities [Sec 401.07(a)(8)].
The R-ZL District is frequently utilized in Bentonville to create a land-use buffer, providing a gradual transition from purely residential, low-density districts to medium- and high-density residential zones [Sec 401.07(a)(8)].
General Character and Definitions
A "Zero Lot Line Dwelling" within this district is defined as a single detached dwelling unit constructed directly on one side property line of the lot. Bentonville regulations require that the wall located on the side property line must be "blank," meaning no windows, doors, or other openings of any type are permitted on that specific wall [Sec 201.02].
Permitted Land Uses
The R-ZL District primarily supports residential living but allows for specific accessory and conditional uses that are compatible with a neighborhood setting.
Residential Uses
- Permitted by Right: Single-family dwellings, modular homes, assisted living facilities, and temporary shelters [Sec 401.05].
- Accessory Uses: Accessory dwelling units (ADUs) and home occupations (Type A) [Sec 401.05].
- Conditional Uses: Two-family dwellings (duplexes), group homes, and home occupations (Type B) [Sec 401.05].
Public and Civic Uses
- Permitted by Right: Mini-parks, neighborhood parks, government service facilities, and mobile food vendors [Sec 401.05].
- Conditional Uses: Aquariums, community centers, museums, educational facilities, religious facilities, child care centers, and public safety services [Sec 401.05].
Development Standards
Development within the R-ZL District must adhere to specific "Bulk and Area" requirements to maintain the intended moderate-density character of the neighborhood.
Lot and Area Requirements
In the Bentonville R-ZL District, lot sizes are reduced compared to standard residential zones to promote efficiency.
| 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/Exterior Lot) | 65% |
Setback and Separation Standards
The most defining characteristic of the R-ZL District is the side-yard setback, which allows one wall to sit directly on the property line.
| Setback Type | Distance |
|---|---|
| Front Yard Setback | 20 feet |
| Side Yard Setback (One Side) | 0 feet (Blank wall required) |
| Side Yard Setback (Opposite Side) | 12 feet |
| Exterior Side (Corner Lot) | 20 feet |
| Rear Yard Setback | 25 feet |
Height and Parking Standards
The Bentonville R-ZL District limits building height and requires off-street parking to manage density and neighborhood aesthetics.
| Standard | Requirement |
|---|---|
| Maximum Building Height | 36 feet |
| Parking: Single-Family Dwelling | 2 spaces per dwelling unit |
| Parking: Two-Family/Duplex | 2 spaces per dwelling unit |
Sections Cited
- Sec 201.02 Definitions Of Terms And Uses
- Sec 401.05 Table Of Uses For Zoning Districts
- Sec 401.07 Residential (R) Districts Regulations
- Sec 501.06 Number Of Off-Street Parking Spaces Required