Bentonville Planning Commission Regular Meeting - October 20, 2026

The Bentonville Planning Commission met on October 20, 2026, beginning with a technical review at 4:30 PM followed by the regular meeting at 5:00 PM. The commission considered sidewalk waivers, large-scale developments, temporary use permits, rezoning requests, code amendments, and a historical fee-in-lieu review. All consent items were approved unanimously. After public testimony and deliberation, the commission approved most items, denied one sidewalk waiver, and tabled the code amendments.

Consent Calendar

• Approved the October 6, 2026 meeting minutes.
• Approved the consent agenda including:
  • Utility Easement Vacation (VAC26-0044) at NW 9th between Walton and J St.
  • Lot Split for Lots 7-9 of Harbin Pointe Addition (LS26-0013) on SW Regional Airport Blvd.
  • Final Plat for Morningstar Subdivision Phase 1 (FP26-0002) west of Morning Star Rd.
  • AWSOM Whole Health Campus Public Utilities Package (LSD26-0021) at 3401 Blueberry Ln.
  • Trillium Basecamp Temporary Use Permit (TUP26-0006) for a construction office at 11010 Murdock Rd, with conditions: hours 8 AM–5 PM, paved parking, no construction equipment stored or routed through property.
  • The HUB Bike Lounge Halloween Temporary Use Permit (TUP26-0007) with amplified music allowed until 12:30 AM (one-hour extension) and a condition to notify neighbors within 200 ft.

Public Comments & Testimony

• Palmer Revocable Trust Rezoning (501 N Main St): Residents expressed support for the amended T3.1 zoning and asked the commission to prioritize neighborhood character and compatibility. Speakers noted the historic nature of North Main Street and urged careful evaluation of density impacts. One resident suggested a temporary moratorium on downtown density increases.
• Whitpin Properties Rezoning (SW Windmill Rd): Neighbors raised concerns about flooding, drainage, well and septic contamination, traffic on gravel roads, and wildlife impacts. They requested denial or additional safeguards. Several noted existing flooding on Windmill and Scoggins Roads.
• Other Public Hearings: No public comments were received for the Tovey-McCool Trust rezoning, the 17202 Bulverde Rd rezoning, the code amendments, or the fee in lieu review.

Sidewalk Waivers

• Lambert Sidewalk Waiver (1109 NW Briarwood Ln): The applicant argued that topography challenges are similar to a neighboring lot that received a waiver. Staff recommended denial, citing that sidewalk installation is feasible. After discussion, the commission voted 7-0 to approve the waiver with a fee-in-lieu payment.
• Magnolia Lane LLC Sidewalk Waivers (307 & 309 NE 2nd St): The applicant requested relief from constructing the required 12-foot sidewalk on a downtown collector, advocating for continuity with the existing 5-foot sidewalk. Staff recommended denial. The commission denied both waivers 7-0, preferring to build the full width for future connectivity.

Large Scale Development

• Bentonville Dental Office (Regional Airport Blvd): A 4,200 sq ft, 12-examination-room dental office on 0.9 acres. The applicant agreed to a condition requiring 24-gauge minimum metal panels. Approved 7-0.

Advertised Public Hearings

• Palmer Revocable Trust Rezoning (RZ26-0042): Rezone from R-1 to T3.1 (amended from T4.1). Approved 7-0.
• Tovey-McCool Trust Rezoning (RZ26-0046): Rezone from R-1 to T3.2. Approved 7-0.
• 17202 Bulverde Rd San Antonio LLC Rezoning (RZ26-0025): Rezone from R-1/T4.2 to T5.1 on approximately 7.3 acres. Approved 7-0.
• Whitpin Properties LLC Rezoning (RZ26-0049): Rezone from T2.1 to T3.1, T3.2, T4.1, T4.2, and T5.1 on a tract over 40 acres, required by the new development code's Table 3.1. Staff and the applicant noted that future plat reviews will address drainage, off-site improvements, and roadway standards. Approved 7-0.
• Code Amendments: Discussion focused on reintroducing minimum parking standards for commercial uses in T5/T6 zones, clarifying parking reductions for proximity to the Razorback Greenway and premium transit stops, and evaluating transitions from special purpose districts. The commission voted to table the amendments to the next meeting.

Fee in Lieu Review (Old Business)

• The commission held a public hearing and approved staff's recommendations regarding historical fee-in-lieu collections. Of the total funds, 97% are to be held in escrow for imminent or completed projects or repurposed with property owner consent (e.g., for the Greenhouse Road project and NW 3rd Street sidewalk project); 3% are to be refunded to property owners. Approved 7-0.

Key Outcomes

• All consent items (including two temporary use permits moved from new business) approved unanimously.
• Lambert Sidewalk Waiver: approved with fee in lieu (7-0).
• Magnolia Lane Sidewalk Waivers: denied (7-0).
• Bentonville Dental Office LSD: approved (7-0).
• Palmer Rezoning to T3.1: approved (7-0).
• Tovey-McCool Rezoning to T3.2: approved (7-0).
• 17202 Bulverde Rezoning to T5.1: approved (7-0).
• Whitpin Properties Rezoning: approved (7-0).
• Code Amendments: tabled to next meeting.
• Fee in Lieu Review: staff recommendations approved (7-0).