Bentonville Planning Commission Meeting Summary - October 21, 2025

The Bentonville Planning Commission held a combined Tech Review and Regular Meeting on October 21, 2025, at Bentonville City Hall. The session began with an administrative Tech Review of the consent agenda, public hearing items, and an update on the Plan Bentonville code rewrite. The Regular Meeting featured public hearings on a conditional use permit, three rezoning requests, and a sidewalk waiver, along with the approval of the consent agenda.

Consent Calendar

• The commission unanimously approved the consent agenda (8 items) with a 6-0 vote. Items included the Harmony Hills Preliminary Plat, three lot splits within the Deming's Addition area (including one prompted by a change in survey company), a property line adjustment involving utility easement dedications, the McDonald's Large Scale Development, the Applejack II Townhomes Preliminary Plat (modified from 43 units to 41 units with increased open space), and a lot split in Curtis Heights.

Public Comments & Testimony

• Tusk & Trotter CUP: No members of the public offered testimony.
• JP Springdale Rezoning: No members of the public offered testimony.
• Christ the King Lutheran Church Rezoning: Four speakers expressed support for the rezoning. Connie Kelly (First United Methodist Church) stated her church was in favor. Joseph Hayes (adjacent property owner and builder) strongly recommended approval, citing the quality of the applicant's work. Applicant Alexandra Wong thanked the supporters and described the site as part of a unique, diverse quilt of uses. T. Weatherford (sales agent for the church) confirmed the current owner's full support.
• Darling Rezoning: Stefano Rosso (adjacent property owner) opposed the requested DN-4 zoning, arguing it was too intense for an area he described as entirely R-1. He suggested a less intense zone like DN-2 or DN-3 as a more harmonious fit. The applicant (owner's representative) stated the R-1 zoning severely limited the corner lot's development potential and that the requested DN-4 aligned with the area's growth direction, including nearby greenway access.
• Roy Sidewalk Waiver: Applicant Seth Roy asked the commission to grant the full waiver, noting the city already has a fully funded and designed sidewalk infill project scheduled for the neighborhood. He argued a fee in lieu was unnecessary given the existing city project and referenced a similar prior waiver for 1305 NE 2nd Street.

Discussion Items

• Tusk & Trotter Conditional Use Permit (CU25-0030): The permit sought an exception to the noise ordinance for night construction work between 6:00 PM and 6:00 AM. Staff resolved a discrepancy between the applicant's narrative (citing a 6:30 AM end time) and the staff conditions (citing 6:00 AM), settling on the 6:00 AM end time per city code. The commission approved the permit 6-0.
• Christ the King Lutheran Church Rezoning (RZ25-0041): During discussion, the applicant confirmed the church will remain on site for approximately one year before the property is repurposed for the allowed uses under the requested DN-2 zoning. The commission approved the rezoning 6-0.
• Darling Rezoning (RZ25-0042): Significant discussion followed the public testimony. Staff noted the Future Land Use Map designates the area as "Urban Neighborhood," which conflicts with the existing R-1 zoning. The Chair acknowledged the challenge of reconciling the adopted land use plan with the existing single-family character of the neighborhood. Commissioners debated whether the requested DN-4 or a lower intensity zone (DN-2 or DN-3) was more appropriate. Staff clarified that while DN-4 was the applicant's request, the commission possessed the authority to approve a lower intensity designation.
• Roy Sidewalk Waiver (WAV25-0017): Staff recommended a fee in lieu of an outright waiver, which would allow the city to direct the developer's sidewalk funds to its own adjacent infill project. The applicant preferred the outright waiver to avoid delays to his remodeling project. The commission ultimately voted to approve the waiver 4-2 after brief discussion.

Plan Bentonville Update (Informational)

• Todd provided an update during the Tech Review session. Key points included: over 900 views of the online story map and receipt of 550 comments on the draft code. On the zoning map, 84 comments were submitted, with 76 requesting higher intensity zones, three requesting lower, and five requesting no change. Height limits in T3 districts will be strictly capped at 36 feet or 2.5 stories. Civic space requirements are being made more flexible. Application procedures are being aligned with current staff terminology (Large/Small Scale Development). Future requests to change the draft zoning map will require verified proof of ownership. The goal is to present a fully vetted draft code and map for the commission's first meeting in December.

Key Outcomes

• Minutes Approved: The minutes from the October 7th meeting were approved unanimously.
• Consent Agenda Approved: 8 items approved unanimously (6-0).
• Conditional Use Permit CU25-0030 Approved: Tusk & Trotter Roof Replacement CUP approved (6-0).
• Rezoning RZ25-0040 Approved: JP Springdale rezone from C-2 to C-3 approved (6-0).
• Rezoning RZ25-0041 Approved: Christ the King Lutheran Church rezone from R-1 to DN-2 approved (6-0).
• Rezoning RZ25-0042 Approved: Darling rezone from R-1 to DN-4 approved (5-1; Commissioner Davis dissented).
• Waiver WAV25-0017 Approved: Roy Sidewalk Waiver approved (4-2).
• Plan Bentonville: Update received. Staff will continue revisions, targeting a finalized draft for the December meeting cycle.