Central Avenue’s Next Chapter: 6-Story Mixed-Use Project Proposed Near MLK Parkway

Bentonville, Ark. — A stretch of East Central Avenue could soon take on a more urban character. Developers have filed a request to rezone a parcel at 2005 East Central Avenue from C-2 (General Commercial) to C-3 (Mixed-Use Commercial) — a move that would allow taller, denser, and more walkable development just east of the intersection with NE Martin Luther King Jr. Parkway.

Project Overview

According to a letter from Expedient Civil Engineering, the proposed project — referred to as the Central Avenue Apartments — would include five- to six-story buildings and a four-story parking garage. The rezoning would permit a higher lot coverage ratio and increased building height, exceeding the standard five-story limit of the current C-2 zone. The property’s Future Land Use Map designates it as Corridor Walkable, aligning with Bentonville’s vision for mixed commercial and residential uses along major corridors Narrative.

The development team acknowledged the location’s infrastructure challenges, noting that the Shewmaker Basin sanitary sewer system serving the area is “above capacity” but is currently being upgraded by the city. The site already has access to an 8-inch water main and a 6-inch sewer main, both along the south side of Central Avenue Narrative.

What C-3 Zoning Means

The requested C-3 (Mixed-Use Commercial) zoning district is intended for areas outside downtown that support both residential and neighborhood-scale commercial uses in a walkable, urban environment. Buildings can cover up to 100% of their lot and reach 60 feet in height, provided any extra height beyond that adds proportional setbacks.
The district allows uses such as apartments, offices, restaurants, and small-scale retail — designed to “encourage physical activity, alternative transportation, and greater social interaction” according to city code.

By comparison, the current C-2 (General Commercial) zoning focuses more on auto-oriented services like gas stations, equipment rentals, and vehicle sales, with a 60% maximum lot coverage and 50-foot setbacks for front parking. C-2 zoning is the city’s least restrictive commercial category but does not emphasize mixed-use or pedestrian design.

Traffic and Neighborhood Impact

The site sits along one of Bentonville’s busiest east-west corridors, linking downtown to the city’s rapidly growing eastern neighborhoods. Developers noted that the project “will most likely result in a significant increase in traffic,” a factor expected to draw attention during the Planning Commission’s October 21 public hearing. The project will undergo an enhanced review, which allows for additional public feedback on design and compatibility.

Big Picture: Growth Along East Central

Central Avenue has become a testing ground for Bentonville’s balance between growth and character. With multiple rezonings in recent years bringing townhomes, retail centers, and mid-rise apartments closer to the city core, the shift from C-2 to C-3 represents a larger move toward creating mixed-use nodes outside downtown.

If approved, the Central Avenue Apartments would become one of the tallest structures east of NE J Street, signaling continued confidence in Bentonville’s eastward expansion.