Bentonville Planning Commission Meeting Summary - August 4, 2026

The Bentonville Planning Commission met on August 4, 2026, in a Tech Review session at 4:30 PM followed by a formal Public Hearing at 5:00 PM. The agenda included a consent calendar, several rezoning requests requiring public hearings, and a planned unit development (PUD) amendment. Key topics included property line adjustments, right-of-way and easement vacations, large-scale development approval, and multiple zoning changes from R-1 to various Transect classifications.

Consent Calendar

• Meeting Minutes: The July 21, 2026 meeting minutes were approved (note: the agenda lists July 21st, but the Tech Review session referenced the “July 24th meeting”).
• PLA26-0005: Property line adjustment for Lot 1 of North Main Mixed Use (212 N. Main St.).
• VAC26-0034: Approval of a right-of-way vacation between 6th and 8th on F Street.
• VAC26-0039: Utility easement vacation (Lot 1 of Baker’s Park Addition, west of Mobilly near parks maintenance building).
• VAC26-0036: Access easement vacation for Hanover Subdivision (between Lot 50A and 5A). Approved as modified, excepting a portion needed for Harper Hill subdivision access.
• LSD25-0031: Large scale development approval for JB Townhomes Phase 2 (841 NW 14th St.), consisting of five townhomes with brick and HardiePlank siding.

Public Comments & Testimony

• RZ26-0036 (Massary Rezoning – 201 SW E St.): Judy Markless (503 West Central Avenue) spoke in opposition to the rezoning from R-1 to T4.1. She expressed concern that the change would allow denser uses like apartments or duplexes, contributing to the loss of permanent residential character in downtown neighborhoods and increasing short-term rentals and businesses.
• RZ26-0038 (Pinnacle Buttes Properties – 204 Lake St.): Marnie Fusco, the property owner, stated her goal was to align her lot with neighboring properties (including a T5.1 adjacent) to allow expansion of her existing single-family home.
• PUD25-0002 (Laurel Canyon PUD Amendment): Keira Gilmore (MODIS Studio, architect) requested the removal of a previously required shared-use parking agreement, noting the site now qualifies for a parking reduction (28% discount) under the new code due to its proximity (one-eighth mile) to the greenway.

Discussion Items

• RZ26-0033 (J & M Capital Ventures, LLC – 4001-4104 SW Pawhuska St.): A request to rezone 10 lots from R-1 to T3.2 within the Suburban Neighborhood Place Type (Enhanced Review). The applicant sought the change to accommodate front-loaded larger home plans on lots where rear-loading presented constraints. Commissioners debated the implications of T3.2 (which allows larger footprints, ADUs, and duplexes) versus T3.1, with some expressing concern about setting a precedent and the self-imposed nature of the lot constraints. Staff recommended approval, citing it as the proper path to compliance over a variance.
• RZ26-0035 (JP Missouri LLC – 2109 E. Central Ave.): A request for rezone from T5.1 to T5.2 (Enhanced Review). Staff recommended denial based on the Shoemaker Basin sewer system potentially exceeding design flows. The applicant (Jason Engels, Expedient Civil Engineering) argued that sewer upgrades would be addressed during the large-scale development plan stage.
• RZ26-0036 (Massary Rezoning – 201 SW E St.): A rezoning from R-1 to T4.1 (Standard Review). The applicant (Dr. Massary) sought the change to reduce the rear setback to accommodate a detached garage with a workshop. The applicant stated they would be fine with T3.1. Commissioners debated whether a historical commitment to maintaining low-density zoning on this street was binding or overridden by the new Future Land Use Map, which allows T4.1.
• RZ26-0037 (Atkins Rezoning – 403 NW 7th St.): Rezoning from R-1 to T3.1 within the Traditional Neighborhood Place Type (Standard Review). Passed unanimously with little discussion.
• RZ26-0038 (Pinnacle Buttes Properties – 204 Lake St.): Rezoning from R-1 to T3.2 within the Walkable Neighborhood Place Type (Standard Review). Passed unanimously.
• PUD25-0002 (Laurel Canyon PUD Amendment): Reconsideration of a previously approved PUD amendment. The applicant requested removal of the shared parking agreement requirement, as the site satisfies the 28% parking reduction for being within an eighth of a mile of the greenway under the new code.

Key Outcomes

• Consent Agenda: Adopted unanimously via roll call vote.
• RZ26-0033 (J & M Capital Ventures Rezoning): Denied. While the chair stated “the item approved,” the roll call votes recorded were all negative (Davis: No, Backway: No, Wright: No). The motion to approve the rezoning did not carry, and the zoning remains R-1.
• RZ26-0035 (JP Missouri Rezoning): Denied. Unanimous vote (6-0) against approval.
• RZ26-0036 (Massary Rezoning): Denied. Vote resulted in a 3-3 tie, failing due to lack of a majority. City staff was directed to reach out to the applicant to discuss alternative zoning (T3.1).
• RZ26-0037 (Atkins Rezoning): Approved. Unanimous vote (6-0).
• RZ26-0038 (Pinnacle Buttes Rezoning): Approved. Unanimous vote (6-0).
• PUD25-0002 (Laurel Canyon PUD Amendment): Approved. Unanimous vote (6-0) to remove the shared parking agreement requirement.