New zoning could help downtown redevelopment
Posted on Thursday, October 6, 2005
BENTONVILLE - Building a pedestrian-friendly, walkable street starts with the basics - the zoning. The city of Bentonville may be updating a few zoning designations soon to assist truly urban development downtown.
Developers are starting to bring mixed-use, higher-density projects into the downtown area. The city has no zoning designation to fit those projects, even though that type of development is encouraged in the Downtown Master Plan, which the City Council passed in December. "These first ones (projects) are going to be tough,"said Community Development Director Troy Galloway after Tuesday's Planning Commission.
Tuesday, the commission approved a residential office (R-O) rezoning on a project by Crescendo Investments.
Developer Brady Hill plans to build a two-story mixed-use building at Southwest B and Sixth streets, using environmentally friendly construction and design. The structure, which is still in the conceptual stages, will hold four offices on the first floor and four studio apartments on the second floor.
However, the R-O zoning uses typical suburban-style setbacks ranging from 10 feet to 50 feet on the sides and 20 feet to 50 feet on the front and rear of the building.
How far a building sits from the street is especially important in an urban setting, but other options are scarce in Bentonville.
Galloway is now considering a new transitional zoning designation that would allow mixed-use office and residential buildings, but in an urban setting with smaller setbacks.
He broached the topic at a city staff meeting Wednesday, and plans to have an ordinance within 60 to 90 days. "We have to have an R-Otype zoning that utilizes the setbacks of C-3,"Galloway said Tuesday, referring to the only true urban zoning designation here. The central commercial (C-3) zoning has few setbacks, and is typically reserved for the downtown area. "This is one of those tools we're going to have to have for implementation of the downtown redevelopment plan."
Galloway also wants to consider a new high-density residential zoning for the downtown area. In August, a local developer had to get a high-density residential zoning (R-4) and two variances downtown - just to build townhouses, which are encouraged in the Downtown Master Plan.
The Downtown Master Plan lays out a specific vision for the downtown area, with a walkable, pedestrian-friendly city center with small neighborhood commercial areas and higher density residential housing on the city blocks. "It takes a certain amount of education,"both for the residents and the local developers, Galloway said. "The developers that go in first are going to have to be part of that education process."
A hybrid zoning designation "would be wonderful,"said Bob Haynes, executive director of Main Street Bentonville. With such a designation, developers could build larger buildings and use more of the property. "It also (can) create a downtown look,"Haynes said. He is still concerned that some local developers are not fully aware of the Downtown Master Plan and the C-3 zoning. "We're trying to develop an expanded downtown area that is both conducive to the growth that we're experiencing and also allowing us to keep the small-town flavor that we want,"he said.
FEEDBACK:
Something to say about this topic? Submit a Letter to the Editor online
