Bella Vista Adopts Comprehensive Zoning Overhaul to Balance Growth and Preservation
Bella Vista has approved its most significant zoning and development code reform in more than a decade, adopting a new Chapter 109 Zoning Ordinance and a citywide zoning map update. City officials say the changes are designed to streamline regulations, reduce red tape for developers, and ensure growth stays aligned with the city’s 2040 Comprehensive Plan.
From Patchwork Rules to a Unified Code
For years, Bella Vista relied on a “mixing pot” of codes borrowed from nearby cities and gradually amended to fit local needs. This patchwork created contradictions, enforcement challenges, and frustrations for residents and developers alike.
“We needed a code that didn’t conflict with itself, one that actually spoke to our comprehensive plan,” said Planning Director Taylor Robertson in a staff memo to the Planning Commission and City Council. “This reform is about making the rules clear, consistent, and enforceable.”Code Reform Staff Memo
The reform process began in 2022 and unfolded over four phases: a diagnostic review, code drafting, zoning map update, and final adoption in July 2025. Consultant firm Freese and Nichols guided the process, which included stakeholder interviews, public surveys, and community open houses.
What’s in the New Ordinance
The new zoning code introduces clearer districts and standards for both residential and commercial development:
Residential Districts now range from large-lot estate zones to mixed residential areas that accommodate townhomes, duplexes, and apartments.
Nonresidential Districts include neighborhood commercial zones for small shops and services, larger commercial zones for regional retail, and an Industrial Activity District with stricter performance standards.
Nature Preservation (NP) and Agricultural Preservation (AP) districts safeguard open spaces, floodplains, and farmland, with rules limiting development intensityORDINANCE EXHIBIT A_ Ch. 109 Zo….
A new Planned Zoning District (PZD) gives flexibility for creative, mixed-use developments that don’t fit traditional categories but must still preserve open space and maintain compatibility with surrounding areas.
Overlay Districts, such as the Trailside Stop Overlay, encourage trail-friendly small businesses near Bella Vista’s extensive multiuse paths.
Alongside the zoning districts, the ordinance establishes detailed development standards for landscaping, lighting, signage, steep slopes, infill, and architectural design.
The New Map
The updated zoning map applies the ordinance across the city. Large swaths remain in preservation districts, maintaining Bella Vista’s natural character. Meanwhile, new commercial and mixed residential zones are concentrated along major corridors and transition areas, giving room for small businesses and housing varietyORDINANCE EXHIBIT A continued_ ….
Trailhead overlays highlight Bella Vista’s identity as a recreation-focused community, ensuring commercial activity near trails complements — rather than disrupts — neighborhoods.
Public Input and Resident Concerns
Public engagement was extensive in early phases, with more than 1,000 comments collected in late 2023. By the final adoption in summer 2025, fewer comments were submitted — suggesting either broad acceptance or fatigue with the lengthy processCode Reform Staff Memo.
Among concerns voiced were:
Sidewalks and active transportation: residents urged the city to expand requirements beyond subdivisions, even proposing a “sidewalk fund” to improve pedestrian access citywide.
Tree preservation and erosion control: several comments urged limiting land clearing during construction and questioned the pace of residential development. One resident worried Bella Vista was “losing its natural beauty to overdevelopment” and cautioned against repeating mistakes seen in other fast-growing communitiesCode Reform Staff Memo.
What Comes Next
With adoption complete, city staff and developers will begin applying the new rules immediately. Officials say the code should make permitting more predictable while giving the city tools to protect its environment and community character.
For Bella Vista, the ordinance marks both a modernization of its regulations and a statement of values: growth is welcome, but not at the expense of the natural landscapes and small-town feel that drew residents here in the first place.
