Planning Commission approves rezoning for 405 NW 5th after heated neighborhood debate

The Bentonville Planning Commission voted to approve rezoning RZ26-0041 on Sept. 1, 2026, changing a 0.6-acre parcel at 405 Northwest 5th Street from R‑1 to T4.2 after a public hearing and commissioner debate. The motion passed with four votes in favor and two opposed.

Neighbors at the hearing said the change would allow structures up to four stories and introduce small-scale commercial uses adjacent to single-family homes, causing parking and drainage strains. "We do not need another multi‑flex complex with even more cars," said Roland Smith, who described roughly 20 recently built townhouses nearby and estimated they added about 40 cars to the neighborhood. Kate McNeil asked commissioners to "slow down" rezoning until a concrete development plan and parking logistics were available. Mark Haney, the applicant, told the commission the question before them was zone appropriateness and that detailed proposals — including parking, drainage reports and dumpster plans — would come back during development review.

Commissioners focused on whether T4.2 fits the parcel given the future land use map, adjacent zoning and current neighborhood conditions. Staff explained measurable differences between districts: "T4.1 is 40 feet compared to 50 feet in T4.2," and T4.2 allows up to 12 units per building and permits limited small commercial uses, while T4.1 limits buildings to four units, staff said. Commissioners also discussed how height is measured (from adjacent sidewalk grade) and noted that drainage and parking calculations are required at the preliminary/development stage.

After roll call the clerk recorded two no votes and four yes votes and announced the rezone was approved. The record shows Bryant and Davis voted no; Kurt, Pitt, Wright and Bennett voted yes. Staff and commissioners highlighted that future permitting for any development on the site will require drainage studies and parking plans and will return to the public process at those review stages.