Planning Commission Meeting - December 2, 2025

The Bentonville Planning Commission convened for a tech review at 4:00 PM followed by a public hearing at 5:00 PM on December 2, 2025. The meeting addressed multiple zoning and development applications, including rezonings, a conditional use permit extension, amendments to the Opal Park PUD, and a large-scale townhome development. The commission also received an informational update on the Plan Bentonville code rewrite and discussed administrative matters.

Consent Calendar

• Approved the November 18, 2025 meeting minutes (6-0).
• Approved property line adjustment (PLA25-0028) for Deming's Addition, Block 7, Lot 23 at 305 NW C Street.
• Approved lot split (LS25-0012) for Centerton Boulevard Subdivision, Lot 1, at 3331 SW 14th Street (address corrected from the agenda).

Public Comments & Testimony

• Aaron Lindville (property owner at 6095 SW Opal Road) submitted remote comments expressing concerns about vehicle traffic on Opal Road and Highway 12, and asked about future road plans and access points from the Opal Park subdivision. The applicant responded that there are plans to connect to Opal Road in future phases and that primary access will be via a roundabout on SW Regional Airport Boulevard.

Discussion Items

• Rezoning – 904 NW B Street (Bliss) (RZ25-0045): Applicant Saraya Bliss requested rezoning from R-1 to DN-2 (Downtown Medium Density Residential) under standard review. Commissioners noted consistency with adjacent DN-2 and the possibility of townhome development. Approved (6-0).
• Rezoning – 802 SW 2nd Street (Lake Revocable Trust) (RZ25-0047): The public hearing was held, but due to improper public notice (missing date), no action was taken. The item was tabled to the January 6, 2026 meeting (6-0).
• Conditional Use Permit – United Industries (CU25-0035): Applicant West Pollen requested a two-year extension for bulk storage of highly flammable material. The applicant discussed a long-term $20 million expansion and relocation plan. Discussion focused on landscape screening conditions. The commission approved with a modified condition requiring the applicant to work with staff on improved screening and street frontage landscaping (6-0).
• Opal Park PUD Amendment (PUD22-0003): Amendment to modify Lot 17: western portion becomes open space lot, eastern portion becomes residential lot for a model home. Open space calculations updated and erroneous "unbuildable" designation removed. The applicant noted the amenity area will be relocated to phase 3. Approved (6-0).
• Rezoning – 5927 SW Barron Road (Barron Road LLC) (RZ25-0046): Requested rezoning from A-1 to C-3 under the urban corridor place type. No public comment or commissioner discussion. Approved (6-0).
• Opal Park Phase 1 Preliminary Plat Amendment (PP23-0003): Amendment reflecting changes to Lot 17, street names, and relocation of playground to Lot 86. A waiver for the distance of model homes from the primary entrance was separately approved (6-0). The preliminary plat amendment was then approved (6-0).
• Opal Park Phase 1 Townhomes Large Scale Development (LSD25-0049): The proposal for 16 townhomes with 75% brick and the rest hardyplank siding was approved as an architecture-only review. Approved (6-0).

Informational Items

• Plan Bentonville Update: Director Overstreet presented the second half of Article 5 of the draft Land Development Code, covering overlay districts (Downtown Center, Downtown Neighborhood, Airport), campus development standards, sign code, tree preservation, landscaping, screening, buffering, and natural resource protection. Key points included: increased tree preservation credit ratios, conservation development clustering, and campus development standards for institutional uses. The update is still being drafted, with further public review and adoption anticipated later.
• Scam Alert: Staff reported a phishing scam where developers are sent fake invoices requesting wire transfers. Two known cases in Bentonville. An email warning is being distributed to eTrackit users.
• Sewer Infrastructure Updates: Staff directed commissioners to the City's website under Water Utilities > Capital Improvements for up-to-date sewer basin information, updated biweekly.

Administrative Business

• The commission proposed agenda items for the December 9, 2025 admin meeting: by-laws review, adoption of the 2026 meeting calendar, election of officers, and selection of a new Board of Adjustment representative to replace Danny Kerr.

Key Outcomes

• All items requiring a vote passed unanimously (6-0). No opposition votes were recorded.
• The rezone at 904 NW B Street (Bliss) was approved.
• The rezone at 802 SW 2nd Street (Lake Trust) was tabled due to notice error.
• The United Industries CUP was approved with a modified condition to work with staff on screening.
• The Opal Park PUD amendment was approved.
• The Barron Road rezone was approved.
• The Opal Park preliminary plat amendment and large scale development were both approved.
• The Plan Bentonville update will continue with further draft review and adoption.