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Record of Proceedings

Bentonville Planning Commission Meeting on November 18, 2025

Planning Commission — Tuesday, November 18, 2025
BodyBentonville, Arkansas
SessionPlanning Commission
DateTuesday, November 18, 2025
StatusFILED
Video Record
0:00 / 1:58:37

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it

Speaker numbers apply only to this recording.

Unassigned speaker

0:16

Oh

Speaker 1

0:16

my gosh, it's

Speaker 2

0:17

it is like a blast from the past.

Speaker 3

0:49

Four o'clock, I'll go ahead and call to order November 18th take review meeting.

0:54

We will start by uh discussing the November 4th meeting minutes.

1:00

Has everyone had a chance

Unassigned speaker

1:01

to

Speaker 3

1:02

take a look at those minutes.

1:06

All right.

1:07

Well, we will move forward with our consent agenda.

1:11

Tom.

Speaker 4

1:12

Item one is a property line adjustment.

1:16

Original town of

Speaker 5

1:17

Bentonville, lot 237.

1:19

This is

Speaker 4

1:20

R1 property of 403 West Central.

1:22

It's between Central and Southwest 2nd.

1:26

And it's a consolidation half acre lot.

1:30

There was a vacation of the alley.

1:33

And so the lot is growing a little bit to the west to incorporate that piece of alley.

1:41

And there's a UE and some right-of-way dedication.

Speaker 3

1:49

All right.

1:51

Next item.

Speaker 4

1:52

Item two, LaForris addition lot twenty-three.

1:56

This is five ten west central, R1 property between Northwest 2nd and Central, so just a little bit west of where we were just at property line adjustment, uh third of an acre, unplatted.

2:12

So they're planting

Unassigned speaker

2:13

it.

Unassigned speaker

2:17

All

Speaker 4

2:17

right, next item.

2:19

Item three, large scale development amendment for phasing.

2:24

This is the John Rollo multifamily project on John Roller, just south of 28th.

2:32

On the phasing request, they have phase one, build all the infrastructure.

2:38

And the first three buildings, the northerly three buildings, would be in phase one, I

Unassigned speaker

2:44

believe.

Speaker 4

2:45

And then the second or the two southerly buildings would be in a phase two.

Speaker 1

2:52

When they say public improvements, do they mean on the site itself?

Unassigned speaker

2:57

So

Speaker 1

2:57

the all-site improvements will happen, that the public improvements are everything that's public in both phases.

Speaker 6

3:06

That's correct.

3:06

So the intent is everything that's in purple, we will complete as part of phase one.

3:11

So that's all on property and right-of-way improvements, but we'll also execute the full.

3:26

Um on the south side of the site.

Speaker 4

3:34

Next item.

3:40

So this was originally approved back in November 2023.

3:44

There have been a couple of extensions.

3:47

This is south of Motley Road, west of Bonn.

3:50

It's got 158 townhomes, 116 single family detached,

Unassigned speaker

3:56

a

Speaker 4

3:56

few zones, R3 in the north, R2 in the south.

4:00

And uh they got into trouble with Centerton Sewer and are sorting through those issues right now, as well as uh they're outside our service boundary

Unassigned speaker

4:12

waters.

Speaker 3

4:13

Okay.

Unassigned speaker

4:27

All

Speaker 4

4:28

right, next.

4:33

The Meningus Cosmetic Surgery Center.

4:36

So this is on North Walton across from the dog park on the west side, 2607 North Walton.

4:44

Uh they are in for a waiver right now for two sidewalks, and uh with the large scale to follow after this waiver gets sorted out.

4:53

They're also sorting out their sewer.

5:00

And the second waiver is from the sidewalk from Walton to the front door.

5:06

There's significant topography, a lack of sidewalk on this side of Walton.

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████52%
Procedural██████████11%
Engineering And Infrastructure█████████10%
Public Safety███████8%
Public Transportation███4%
Active Transportation███4%
Parking Infrastructure███4%
Flood Control██2%
Parks and Recreation██2%
Summary of Proceedings

Bentonville Planning Commission Meeting - November 18, 2025

The Bentonville Planning Commission met on November 18, 2025, beginning with a Tech Review at 4:00 PM followed by the regular Public Hearing at 5:00 PM at City Hall. The agenda included a sidewalk waiver, two conditional use permits for daycare facilities, a rezoning request, a major Planned Residential Development (PRD) application, and an amendment to the Flood Damage Prevention Code. The meeting also featured an informational presentation on the Plan Bentonville code update, specifically Article 5 (Design Standards).

Consent Calendar

  • PLA25-0026 (Original Town of Bentonville, Lot 237): Property line adjustment at 403 W Central for a lot consolidation.
  • PLA25-0030 (Lefors Addition, Lot 23): Property line adjustment at 510 W Central.
  • LSD23-0027: Large-scale development amendment for phasing of the John Rollow multifamily project, splitting development into two phases.
  • PP23-0007: Six-month preliminary plat extension for McKissic Springs West, which is resolving sewer service issues.

Public Comments & Testimony

  • Bentonville B3 PRD (PRD25-0004): Several adjacent property owners spoke in opposition or with strong reservations.
    • Dan Douglas, a 7th generation adjacent landowner, stated he operates an active farm. He expressed serious concerns regarding the proposed perimeter fence and its ability to contain a dog park area, explicitly stating he has legally protected his livestock from stray dogs by lethal means in the past. He demanded a secure fence and clarity on Mill Dam Road improvements and right-of-way takings.
    • Jason Bowes, an architect and adjacent property owner, argued the placement of high-density townhomes next to his property was a poor urban design choice. He suggested the density should be centralized and donated his professional time pro bono to assist with design continuity between the townhomes and single-family homes.
    • Tammy (adjacent property owner) raised concerns about traffic congestion, noise from Mill Dam Road which she described as a dragstrip on weekends, and the potential for the homes to become rental properties despite developer assurances.

Discussion Items

  • Maningas Cosmetic Surgery Waiver (WAV25-0018): The applicant, represented by Cliff McKinney, required two sidewalk waivers for a development at 2607 N Walton due to significant topography. Staff recommended a fee-in-lieu for the sidewalk abutting Walton. The commission approved the second waiver (building connection) immediately 7-0. The first waiver (Walton sidewalk) was approved 7-0, subject to a successful fee-in-lieu agreement with city staff to be finalized during the associated large-scale development review.
  • Little Colors Academy LLC CUPs (CU25-0032 & CU25-0031): Two applications for licensed child care family homes (6-16 children limit) in a duplex at 3004 SW Windrift Ave. The applicant explained each unit would be owner-operated with a state-imposed cap of 10 children. Commissioners scrutinized the code, which requires the caregiver to be the resident owner with no outside employees. Conditions were attached for a one-year term, state approval, hours of operation (8 am to 6 pm), and a clause tying the two permits so one cannot operate as a daycare if the other reverts to a standard duplex. Commissioner Bennett dissented (6-1), citing unease over placing two daycares adjacent to each other in a residential zone.
  • Yellow Brick Road LLC Rezoning (RZ25-0044): A standard review rezoning request for 507 SE A Street to change from R-2 to Downtown Edge (DE) zoning. No public comments were submitted. The commission voted unanimously to approve the rezoning (7-0).
  • Bentonville B3 Land Development LLC PRD (PRD25-0004): A proposal for 281 single-family units and 134 townhomes south of Regional Airport Blvd, all for sale. Extensive discussion focused on the building materials (LP Smart Siding) and architectural elevations. Several commissioners criticized the single-family home designs as monotonous, lacking articulation, and representing a budget product. The applicant defended the product as a tested design and stated the siding was more expensive than brick.
    • Commissioners raised concerns over the lack of required documentation for the special use primary materials (cut sheets, samples).
    • A motion was made and unanimously approved (7-0) to table the item, allowing the applicant to address the design concerns, building material documentation, and neighbor input before a future hearing.
  • Flood Damage Prevention Code Amendment: Staff presented text amendments to the flood damage ordinance. Changes included correcting a spelling error, adding a definition for the floodplain administrator's role per state recommendations, and relocating the section within the code. No changes were made to the actual floodplain boundaries or development regulations. The amendment was approved 7-0.
  • Plan Bentonville Informational: Staff presented a detailed overview of Article 5 (Design Standards) of the proposed Unified Development Code (UDC). Topics covered block size maximums, circulation network requirements (streets, trails, pedestrian paths), civic space mandates, vehicular and bike parking standards, and zone transition height rules. Commissioners debated the balance between design flexibility and preventing monotony in building materials, recalling past issues with an over-reliance on fiber cement board.

Key Outcomes

  • Consent Agenda: Approved (7-0).
  • Maningas Waiver 2 (Internal Walkway): Approved (7-0).
  • Maningas Waiver 1 (Walton Sidewalk): Approved subject to fee-in-lieu agreement (7-0).
  • Little Colors Academy CUP Unit 1: Approved with conditions (6-1).
  • Little Colors Academy CUP Unit 2: Approved with conditions (6-1).
  • Yellow Brick Road Rezoning (RZ25-0044): Approved (7-0).
  • Bentonville B3 PRD (PRD25-0004): Tabled (7-0) for applicant revision.
  • Flood Damage Prevention Code Amendment: Approved (7-0).

Meeting Transcript

Oh my gosh, it's it is like a blast from the past. Four o'clock, I'll go ahead and call to order November 18th take review meeting. We will start by uh discussing the November 4th meeting minutes. Has everyone had a chance to take a look at those minutes. All right. Well, we will move forward with our consent agenda. Tom. Item one is a property line adjustment. Original town of Bentonville, lot 237. This is R1 property of 403 West Central. It's between Central and Southwest 2nd. And it's a consolidation half acre lot. There was a vacation of the alley. And so the lot is growing a little bit to the west to incorporate that piece of alley. And there's a UE and some right-of-way dedication. All right. Next item. Item two, LaForris addition lot twenty-three. This is five ten west central, R1 property between Northwest 2nd and Central, so just a little bit west of where we were just at property line adjustment, uh third of an acre, unplatted. So they're planting it. All right, next item. Item three, large scale development amendment for phasing. This is the John Rollo multifamily project on John Roller, just south of 28th. On the phasing request, they have phase one, build all the infrastructure. And the first three buildings, the northerly three buildings, would be in phase one, I believe. And then the second or the two southerly buildings would be in a phase two. When they say public improvements, do they mean on the site itself? So the all-site improvements will happen, that the public improvements are everything that's public in both phases. That's correct. So the intent is everything that's in purple, we will complete as part of phase one. So that's all on property and right-of-way improvements, but we'll also execute the full. Um on the south side of the site. Next item. So this was originally approved back in November 2023. There have been a couple of extensions. This is south of Motley Road, west of Bonn. It's got 158 townhomes, 116 single family detached, a few zones, R3 in the north, R2 in the south. And uh they got into trouble with Centerton Sewer and are sorting through those issues right now, as well as uh they're outside our service boundary

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