Bentonville Planning Commission Meeting: March 3, 2026

The Bentonville Planning Commission held a technical review session at 4:30 PM and a regular meeting at 5:00 PM on March 3, 2026. The commission addressed a consent agenda, a waiver request, a planned residential development, and four public hearing items. The meeting also included updates on the ARDOT N/S corridor and public comments on zoning overlays.

Consent Calendar

• Lot 10, Block 16 of Deming's 2nd Addition (Property Line Adjustment, PLA25-0038)
• C-Street Townhomes Phasing (Large Scale Development Amendment, LSD25-0039)
• Townhomes at OZ Phasing (Preliminary Plat Amendment, PP25-0010)
• Lots 7-10 of Morningstar Subdivision (Property Line Adjustment, PLA26-0001)
• Lot 12 of Demings 2nd Addition (Property Line Adjustment, PLA26-0003)
• Rainbow Patio Homes Subdivision (Final Plat, FP25-0004)
• Lots 1 & 2, Phase 1 of Crystal Lands Subdivision (Property Line Adjustment, PLA25-0020) All items were approved unanimously (7-0).

Public Comments & Testimony

• Pamela Mag (resident of The Point Apartments) expressed concern about potential commercial zoning near I Street and the regional airport. Staff clarified that the farmland remains zoned as rural (AG) and any future rezoning would require public notice.
• Rust Chrisco (9562 Michelle Road) asked about the impact of zoning changes on a Methodist church. Staff responded that the Downtown Center Overlay District map was adjusted to stop at A Street, removing the church from the overlay, based on public feedback.
• Maiva Reckia (owner of 301 SE B Street, a vacant corner lot) requested exclusion from the Downtown Neighborhood Overlay, arguing that the lot's constraints (small corner lot, two 20-foot setbacks) already limit development and overlay rules would add unnecessary complexity. Staff indicated that the block had already been recommended for removal from the overlay.

Discussion Items

• Echelon Subdivision Waiver (PP25-0003) – A request to waive Street Specifications Section 600.02(d)(2) for the grade crossing at NW 3rd Street and Peloton Lane. City engineering staff stated that the constructed vertical grade (10-12% over 5 feet) violates the 10% fire code maximum and could cause vehicle drag and emergency response delays. Staff also noted the grade was flagged before concrete was poured, but the applicant proceeded. Applicant Kyle Smith (Leadership Properties) argued that the design improves bicycle/pedestrian continuity (using side path standard 9004 A9) and that the actual rise is only 4 inches, not 6-7 inches as claimed. He disputed staff’s timeline, saying the issue was raised after construction. After discussion of potential liability and code compliance, the commission voted 7-0 to deny the waiver.
• Bentonville B3 Land Development, LLC (The Thickets) PRD (PRD25-0004) – A 421-unit project (281 single-family detached, 140 townhomes) on 50% green space. The applicant (Jamie Smith, Sheafer Mitchell Homes) presented updated elevations with more brick and traditional roofs, relocated the dog park away from a neighboring farm, and added landscaping buffers. Commissioners noted the improvements and approved the project 7-0.
• Bentonville Community Code – Staff (Tyler Overstreet) summarized changes made since the last meeting, including adjustments to lot width, building heights, side setbacks, use tables (adding animal shelter/kennel definitions), external connection criteria, civic space requirements, material standards, and sign regulations. The public hearing was opened and closed with no additional comments. The commission agreed to bring the code back for a vote at the next meeting, as staff preferred to present a clean document incorporating all discussed changes.
• Bentonville Zoning Map Ordinance – Staff presented the updated zoning map based on the new code. Commissioner Wright raised concerns about several parcels: (1) parcels at SE Henry and F Street requested T5.1 but were recommended for T4.2; he preferred retaining R1 as originally proposed. (2) A parcel near the community center requested T5.1 but was surrounded by lower-intensity zones; Wright recommended T4.2 as previously proposed. (3) The Echelon property (waiver item) was recommended for T3.1 (single-family) to align with surrounding R1. Commissioners discussed the translation logic and agreed to bring the map back with the code for a final vote.
• Downtown Center Overlay District Map – Staff noted the boundary was adjusted to stop at A Street, removing the Methodist church and some historic residences. Public hearing held with no speakers. The item will return with the code.
• Downtown Neighborhood Overlay District Map – Staff clarified setback rules: new construction must match the minimum setback of existing houses on the block, but not exceed 20 feet (base R1). Height may be up to one story taller than the block average, not exceeding base height. Color is not regulated. The map was revised to exclude a block (including 301 SE B Street) based on neighborhood feedback. Public comment from Maiva Reckia confirmed that exclusion. The item will return with the code.
• ARDOT N/S Corridor Update – Informational: staff noted that earlier alignment drawings shared in January were inaccurate and provided by Garver; the corridor remains under NEPA analysis and is less defined.

Key Outcomes

• Consent Agenda – Approved 7-0.
• Echelon Subdivision Waiver – Denied 7-0; the waiver was not approved, meaning the applicant must reconstruct the grade to meet street specifications.
• Bentonville B3 (The Thickets) PRD – Approved 7-0.
• Gilmore Rezoning (RZ26-0003) – Approved 7-0 (rezoning 337 NW A Street from DN-4 to DE).
• Bentonville Community Code – Continued to the next meeting (March 17, 2026) for a final vote with minor modifications.
• Bentonville Zoning Map, Downtown Center Overlay, Downtown Neighborhood Overlay – All continued to the next meeting along with the code.