Bentonville Planning Commission Tech Review and Regular Meeting - November 3, 2026

The Bentonville Planning Commission met on November 3, 2026, at City Hall, beginning with a Tech Review at 4:30 PM followed by the regular business meeting at 5:00 PM. The agenda included four waiver requests, a large-scale development phasing amendment, a rezoning public hearing, and continued discussion on proposed code amendments. Commissioners approved several consent items and waivers, tabled a controversial off-site improvements waiver for The Thickets development pending further negotiations, and approved the bulk of the code amendments after removing a contested section on rezoning standards.

Consent Calendar

• Utility Easement Vacation (VAC26-0045): 609 SE Yale Street.
• Lot Split (LS26-0010): Lot 13, Block F, Orchard Addition, 607 SE C Street.

Public Comments & Testimony

• Graham Rezoning (RZ26-0050): The property owner's architect appeared to speak in support of rezoning 608 NW B Street from R-1 to T3.1, arguing the change would better align the property with Traditional Neighborhood place type standards and allow for reduced front yard setbacks appropriate for its corner lot.
• Code Amendments: No members of the public came forward to offer testimony during the advertised public hearing.

Discussion Items

• 4-Wheel Concepts Garage Door Waiver (WAV26-0017): The applicant sought a waiver to orient garage doors toward SE Moberly Lane due to site constraints from a detention basin. Staff and commissioners discussed enhancing the landscaping screen and provided guidance to the applicant to incorporate unique architectural features (e.g., murals) on the building's highly visible east side along I-49.
• Walmart Associate Store Loading Dock Waiver (WAV26-0021): A waiver was requested to permit loading docks and bay doors at the repurposed site of a former skating rink. The applicant noted the closest dock is over 450 feet from the right-of-way and proposed enhanced screening.
• Gilmore Fence Setback Waiver (WAV26-0020): The property owner at 337 NW A Street requested a reduced fence setback (2 feet from the back of the sidewalk rather than the standard 5 feet from the right-of-way) to manage foot traffic from the nearby square. The design was reviewed and generally supported.
• J Street Phasing Plan Amendment (LSD24-0012): An amendment to increase the number of development phases from 10 to 28 for a 618-unit multifamily project was presented. The amendment allows each building to receive its own Certificate of Occupancy independently.
• The Thickets Off-site Improvements Waiver (WAV26-0016): This became the central debate of the evening. The applicant requested a waiver of off-site infrastructure improvements (specifically a traffic signal at the Windmill/Regional Airport intersection) citing a "soft no" from the Arkansas Department of Transportation (ARDOT) based on curve geometry and proximity to an existing light.
  • Applicant Position: Representatives from Crafton Tull and Kutak Rock argued that the need for the signal is a pre-existing condition created by prior developments, not solely their project. They noted a lack of viable alternatives, as no other intersection in the traffic study warranted a signal.
  • Staff Position: City Traffic Engineer Jared Brightwell clarified ARDOT's "no" was informal. He stated the signal is currently warranted and recommended that a formal submission be made to ARDOT to get a definitive answer. He suggested exploring a proportionate share fee-in-lieu.
  • Commissioner Concerns: Commissioners expressed unease with approving a blanket waiver without a solution. They were sympathetic to the applicant's reluctance to pay for 100% engineering design for a project with a predicted rejection. A motion to table the item for further negotiations between staff, the applicant, and legal counsel on a proportionate share solution carried unanimously.
• Code Amendments: Commissioners removed Section 50-709(e)(1) from the proposed amendments. The section, dealing with standard review criteria for rezonings, was deemed to require broader discussion to clarify definitions of "within one transect degree" and prevent unintended consequences. The remaining code amendment package was advanced.

Key Outcomes

• Approvals:
  • WAV26-0017 (4-Wheel Concepts): Approved 6-0.
  • WAV26-0021 (Walmart): Approved 6-0.
  • WAV26-0020 (Gilmore Fence): Approved 6-0.
  • LSD24-0012 (J Street Amendment): Approved 6-0.
  • Code Amendments (excluding 50-709(e)(1)): Approved 6-0.
• Tabled:
  • WAV26-0016 (The Thickets Waiver): Tabled to allow staff and applicant to negotiate a proportionate share payment for a future traffic signal.
  • RZ26-0050 (Graham Rezoning): The public hearing was conducted as advertised, but action was tabled due to an incorrect date on the mailed public hearing notices. The item will be reheard with proper notice at the next meeting.
• Next Steps:
  • The Commission will hold a Joint Work Session with the City Council the following Friday to discuss the work program and the entwined rezone standards.
  • Commissioner Bennett requested an agenda item discussing lessons learned from a recent lawsuit involving a student housing project where a Council denial was overturned.