Bentonville Planning Commission Meeting - July 21, 2026

The Bentonville Planning Commission held a combined tech review and regular meeting on July 21, 2026. Key actions included approval of several large-scale developments on the consent agenda, a rezoning for a town center high district, and a modified rezoning for a single-family property to allow greater flexibility. Detailed discussions occurred during tech review regarding materials and design for the Hart on Main development.

Consent Calendar

• Lot Split (LS24-0051) for Lots 9 & 10, Block 2 of B-W Heights, 904 SE 10th Street. Approved.
• Property Line Adjustment (PLA26-0018) for Lot 166 of Original Town of Bentonville, 404 SW 2nd Street. Approved.
• Right of Way Vacation (VAC26-0035) for alley at Lot 13, Block 11, Gilmore's Addition. Recommended to City Council for approval.
• The Hart on Main (LSD26-0001) – A mixed-use development at 212 N. Main St. (1.3 acres, two buildings, 6 and 7 stories, retail, office, residential, food/beverage, 2.5 levels of parking). Associated waivers were approved for access management, screening (6-foot fence), tree replacement, and an overhead loading door. Condition: no street closure is permitted without a separate right-of-way permit. Approved.
• AWE Maintenance Facility (LSD25-0051) – 15,000 sq ft single-story facility at 1119 NE J St., with dark/natural materials and reflective glass. Approved.
• Bentonville Ballroom (LSD26-0017) – 2,500-seat indoor amphitheater at the Momentary (607 SE E St.), with weathering steel panels. Condition: no street closure without separate permit. Approved.

Public Comments & Testimony

• STEM Lands Rezoning (RZ26-0018): No public testimony was offered; the public hearing was opened and closed without comment.
• SNUG Properties Rezoning (RZ26-0032): Applicant Steve Pacheco (property owner at 1108 Royal Dr.) spoke in support of the modified request. He stated they plan to demolish the existing home and build a new single-family home with a setback garage and an apartment above, keeping the total under 3,000 square feet. They believe the T3.2 zoning better fits the neighborhood.

Discussion Items

• Tech Review – The Hart on Main: Commissioners questioned the applicant about the overhead loading door (recessed 30 feet, dock-high loading for all three bays and trash), wood siding material (treated natural wood with 50-year warranty; one commissioner expressed concern about a previous local project that weathered poorly), the use of cross-laminated timber (CLT) for structure and decks, parking layout (75 public garage spaces, separate residential parking, loss of existing on-street diagonal parking), and railings.
• Tech Review – AWE Maintenance Facility: Commissioner inquired about landscaping requirements; project representatives noted extensive existing forest preservation and no additional landscape plan required.
• Tech Review – Bentonville Ballroom: Noted that the materials are consistent with the previously approved PUD.
• SNUG Properties Rezoning: Commissioner asked why rezoning is needed given that a single-family home with ADU is allowed under current R1 zoning. Applicant explained that the T3.2 provides more flexible setbacks (front setback 12 ft vs. 15 ft in T3.1; rear setback 25 ft vs. 15 ft; building footprint 80% vs. 50%). Staff confirmed the primary difference is the rear setback.

Key Outcomes

• Consent Agenda: Approved unanimously (6-0), including all six items and associated conditions.
• STEM Lands Rezoning (RZ26-0018): Approved unanimously (6-0) to rezone 607 SW F Street from T5.1 (Town Center Low) to T5.2 (Town Center High) within the Regional Center Place Type.
• SNUG Properties Rezoning (RZ26-0032): Approved unanimously (6-0) to rezone 1108 Royal Drive from R-1 (Suburban Single-Family) to T3.2 (Neighborhood Transition) within the Walkable Neighborhood Place Type.
• Meeting adjourned.