Over view of residential districts

Bentonville’s residential framework is divided into two primary categories: standard Residential (R) districts and Downtown Neighborhood (DN) districts. These districts are designed to provide a range of housing alternatives while regulating population density, activity intensity, and building bulk to preserve neighborhood character [Sec 401.07(a)(1), p. 90].

Standard Residential (R) Districts

The standard residential districts range from extremely low-density estates to high-density multifamily complexes:

• R-E (Residential Estate): Designed for maximum privacy and the preservation of scenic attractions. It is an extremely low-density district that may permit the keeping of animals with Planning Commission approval [Sec 401.07(a)(2), p. 90].
• R-1 (Low Density Single-Family): Intended for high-value single-family developments with strict separation from commercial and industrial activities [Sec 401.07(a)(3), p. 90].
• R-2 (Medium Density Two-Family and Townhome): Encourages duplex and patio home development. It allows for two-family residential structures, either attached or detached [Sec 401.07(a)(4), p. 90].
• R-3 (Medium-High Density Multifamily): Suitable for medium-density residential development and often serves as a buffer between incompatible zones. This district specifically allows for zero lot line and townhouse developments [Sec 401.07(a)(5), p. 90].
• R-4 (High Density Multifamily): Intended for high-density housing, typically located near neighborhood commercial or shopping centers. Commercial uses are strictly excluded from this district [Sec 401.07(a)(6), p. 90-91].
• R-MH (Manufactured Home Residential): Specifically established for single-family manufactured home subdivisions or parks [Sec 401.07(a)(7), p. 91].
• R-ZL (Zero Lot Line Residential): A moderate-density district designed for "zero lot line" units to provide lower-cost per-unit development while maintaining efficiency in land and utility use [Sec 401.07(a)(8), p. 91].
• R-O (Residential Office): Primarily provides area for offices with limited size, alongside compatible residential uses, often serving as a transition zone [Sec 401.07(a)(9), p. 91].
• R-C2 and R-C3 (Central Residential): These districts focus on the "Downtown" areas beyond the square. R-C2 is moderate density, while R-C3 is high density. Both emphasize infill development, traditional urban design, and stabilization of existing neighborhoods [Sec 401.07(a)(10-11), p. 91].

Downtown Neighborhood (DN) Districts

The DN districts are tailored to the unique context of the downtown area, emphasizing walkability and traditional development patterns:

• DN-1 (Downtown Low Density): Preserves established patterns with lots generally larger than 60 feet in width [Sec 401.07-B(a)(1), p. 97].
• DN-2 (Downtown Medium Density): Allows increased density through smaller lot widths where infrastructure and alleys support such development [Sec 401.07-B(a)(2), p. 97].
• DN-3 (Downtown High Density): Encourages high-density neighborhood development through small-lot single-family housing and townhouses [Sec 401.07-B(a)(3), p. 97].
• DN-4 (Downtown Mixed-Use): The most intensive DN district, allowing for multi-family housing and mixed-use structures to support local commerce and high housing demand [Sec 401.07-B(a)(4), p. 97].

Bulk and Area Standards

Development standards vary significantly across these districts to achieve their specific density goals:

• Minimum Lot Area: Requirements range from 2 acres in R-E to 2,000 square feet for townhouse units in R-2, R-3, and DN-2 [Sec 401.07(b)(1), p. 92-93; Sec 401.07-B(d)(1), p. 99].
• Maximum Height: Standard height limits are 36 feet for low-density districts (R-E, R-1, R-2, R-MH, R-ZL), 40 feet for medium-to-high density (R-3, R-C2, R-C3, R-O), and 50 feet for R-4 [Sec 401.07(d)(1), p. 96]. In DN districts, heights range from 36 feet in DN-1 to 50 feet for multi-family/mixed-use in DN-4 [Sec 401.07-B(a), p. 105].
• Setbacks: Front setbacks are generally 20 feet for most R districts, though R-E requires 30 feet and R-C3 allows 0 feet [Sec 401.07(c)(1), p. 95]. DN districts utilize a range, such as 15–25 feet in DN-1 and 0–15 feet in DN-4 [Sec 401.07-B(e), p. 103-104].
• Garages: In R-C2 and R-C3, rear-loading garages are required if an alley exists. If no alley is present, front-loading garages must be recessed at least 6 feet from the front façade [Sec 401.04(h)(3)(c), p. 96].

Sections Cited

• Sec 401.02 Classification Of Districts, p. 43
• Sec 401.04 Application Of Zoning District Regulations, p. 45-47
• Sec 401.07 Residential (R) Districts Regulations, p. 90-96
• Sec 401.07-B Downtown Neighborhood (DN) Districts Regulations, p. 96-105