Zoning Updates in Bella Vista
Here’s a plain-English, bullet-point overview of what the draft Bella Vista Zoning & Development Ordinance (Chapter 109, DRAFT dated July 10, 2025) sets up and what zoning will look like:
What this ordinance is trying to do
Carries out the city’s Comprehensive Plan, protects natural resources, ensures adequate roads/utilities, promotes safe & convenient travel, and sets efficient permitting processes. ORDINANCE EXHIBIT A_ Ch. 109 Zo…
Where and how it applies
Applies inside Bella Vista’s city limits and works alongside (not over) private covenants; the stricter rule governs when there’s a conflict. ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo…
All building/use of land must comply with the rules of the zoning district shown on the official Zoning Map; map changes follow the rezoning process. ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo…
Big picture structure
Articles cover: Zoning Districts; Uses (what’s allowed where); Development Standards (parking, landscaping, lighting, fencing, architecture, signs, steep slopes, infill, stormwater); Procedures; Nonconformities; Enforcement; Administration; Definitions. ORDINANCE EXHIBIT A_ Ch. 109 Zo…
Zoning districts at a glance (purpose + key dimensional standards)
(Lot coverage = max area you can cover with buildings/paving; green space = minimum per lot; typical setbacks shown.)
Residential & conservation
NP – Nature Preservation: Protects floodplains/steep slopes/woodlands; very limited building.
• Lot coverage max 5%; green space min 70%; setbacks 50 ft all sides; height max 25 ft. ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo…AP – Agricultural Preservation: Large-acreage rural areas (table not shown here but follows same dimensional format in Article II). (Context from district organization.) ORDINANCE EXHIBIT A_ Ch. 109 Zo…
RE – Residential Estate: Large lots (≈1 acre) emphasizing open space.
• Minimum lot 43,560 sq ft; coverage max 25%; green space min 75%; front/rear 25 ft, sides 20 ft; height max 40 ft. ORDINANCE EXHIBIT A_ Ch. 109 Zo…R-1 – Low Density Residential: Primarily single-family neighborhoods.
• Lot min 5,000 sq ft; coverage max 35%; green space min 65%; front 20 ft, rear 15 ft, side 7.5 ft; height max 40 ft. ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo…R-2 – Moderate Density Residential: Small-lot detached/attached homes/townhomes as transitions.
• Lot min 5,000 sq ft; coverage max 45%; green space min 55%; front 20 ft, rear 15 ft, side 7.5 ft; height max 50 ft. ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo…R-3 – Mixed Residential: Broadest mix of housing types near major roads; allows supportive uses.
• Lot min 5,000 sq ft; coverage max 65%; green space min 35%; front 20 ft, rear 20 ft, side 15 ft; height max 70 ft. ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo…CR – Commercial Recreation: Recreation-oriented areas supporting the city’s outdoor identity; dimensional standards provided in Article II (district listed in the code organization). ORDINANCE EXHIBIT A_ Ch. 109 Zo…
Commercial & industrial
C-1 – Neighborhood Commercial: Small-scale, neighborhood-serving shops/services; standards include max building footprint to preserve scale. (Dimensional table and “applicable development standards” pattern shown for res. districts; commercial tables follow similar format.) ORDINANCE EXHIBIT A_ Ch. 109 Zo…
C-2 – Local Commercial: Community-scale commercial corridors and centers. (See Article II.) ORDINANCE EXHIBIT A_ Ch. 109 Zo…
C-3 – Mixed Commercial: Highest-intensity commercial; tallest commercial buildings (up to ~70 ft per tables). (See Article II district tables.) ORDINANCE EXHIBIT A_ Ch. 109 Zo…
IA – Industrial Activity: Heavier employment/manufacturing areas; includes larger setbacks, heights, and screening. (District table located in Article II; excerpt shows “Setback Requirements” and “Applicable Development Standards”.) ORDINANCE EXHIBIT A_ Ch. 109 Zo…
Flexible/overlay options
PZD – Planned Zoning District: A master-planned tool mixing uses with customized standards.
• Must dedicate at least 20% common open space (excluding ROW/parking); established per Article V procedures. ORDINANCE EXHIBIT A_ Ch. 109 Zo…Trailside Stop Overlay (TSO): Special rules around trailheads to support trail-centric places.
• Applies within 750-ft radius of each trailhead shown on the Zoning Map.
• Uses: all residential allowed by base district + selected nonresidential per Use Table; base dimensional rules still govern.
• Boundaries created/modified using the Non-PZD Rezoning process. ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo…
What’s allowed where (Uses)
A single Use Table (Table 026.1) says if a use is: P (by-right), C (conditional use permit), or not allowed, with links to any use-specific standards that must be met. ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo…
Use-specific rules add details (e.g., home occupations, drive-throughs, outdoor storage). ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo…
Residential adjacency protections: When nonresidential uses sit next to homes, they must add extra 10-ft setbacks, Type A screening, fencing, and dark-sky lighting measures to limit noise/light/odor spillover. ORDINANCE EXHIBIT A_ Ch. 109 Zo…
How projects get designed (Development standards you’ll see on plans)
City-wide standards cover: dimensional rules, parking & loading, retaining walls, landscaping & screening, outdoor lighting, fencing, architectural design, refuse areas, signs, steep slopes, infill, performance standards, animal regulations, and stormwater/wastewater/grading & permits. ORDINANCE EXHIBIT A_ Ch. 109 Zo…
Example: Site plan approvals must show compliance with zoning, be suitable for the site, fit surrounding character, manage traffic, avoid nuisances, and protect environmental features. Minor plan tweaks can be approved administratively; bigger changes go back for amendment. ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo…
How decisions are made (Procedures you’ll encounter)
General workflow defines who reviews/approves and how notices/hearings run. ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo…
Rezoning (Non-PZD): Applicant (or city) files; one public hearing at Planning Commission; Commission recommends; City Council adopts by ordinance; Council weighs consistency and neighborhood impacts (no single factor controls). ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo…
Conditional Use Permits (CUPs): Director recommends; Planning Commission decides after a noticed public hearing; standards address compatibility, utilities, traffic, nuisance, and public welfare; appeals go to Council. ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo…
Temporary uses: Three types (A/B/C) with a simple permit process. ORDINANCE EXHIBIT A_ Ch. 109 Zo…
If something already exists (Nonconformities) & enforcement
Existing lots/structures/uses that don’t meet new rules are handled under Article VI (keeps things lawful but limits expansions based on type). ORDINANCE EXHIBIT A_ Ch. 109 Zo…
Article VII sets remedies and penalties for violations. ORDINANCE EXHIBIT A_ Ch. 109 Zo…
Quick takeaways for property owners & developers
Check your zoning on the official Zoning Map first; that sets your baseline rules. ORDINANCE EXHIBIT A_ Ch. 109 Zo…
Most neighborhood homes will be in R-1/R-2, with familiar front/side/rear setbacks and clear height limits; larger sites may be RE. ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo…
Mixed housing or taller buildings concentrate in R-3 or commercial districts (with higher height/coverage). ORDINANCE EXHIBIT A_ Ch. 109 Zo…
Near trailheads (within 750 ft), the Trailside Stop Overlay supports trail-oriented small businesses and amenities, while base setbacks/height still apply. ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo…
Next to homes, commercial/industrial uses must add buffers, screening, and lighting controls. ORDINANCE EXHIBIT A_ Ch. 109 Zo…
To change zoning or request a conditional use, expect public notice/hearing and findings about compatibility and public interest. ORDINANCE EXHIBIT A_ Ch. 109 Zo… ORDINANCE EXHIBIT A_ Ch. 109 Zo…
If you want, I can tailor this into a one-page handout for residents (with a mini district matrix) or a checklist for applicants (what to prepare for rezones/CUPs/site plans).
