Council delays final vote on Plan Bentonville map; residents press to keep 3509 E. Central suburban

Bentonville — The council paused final action on Plan Bentonville’s revised future land use map on Jan. 28 and directed staff to return to the planning commission for a clarified, final version after extended public comment and council discussion about several map areas.

The planning commission had acted earlier and recommended changes to the draft map; staff presented the recommended map and the process for public input. City planning staff and the consultant described the project as a partial rewrite of chapters 2 and 4 of the community plan, shifting the city’s approach from broad “strategic growth zones” to place‑type guidance (for example: downtown, neighborhood centers, walkable corridors and suburban neighborhoods).

A large group of residents from Stonebridge Way and neighboring streets urged the council to designate the 3‑acre/12‑acre parcel complex addressed as 3509 East Central as suburban neighborhood rather than a more intensive designation. Multiple speakers said the parcel’s topography (a deep ravine and tree cover), traffic safety on Arkansas Highway 72 (East Central), and privacy for existing backyards made suburban neighborhood the appropriate fit.

“Suburban neighborhood minimizes impact on traffic,” said 16‑year‑old student speaker Bethany Stewart, who summarized neighbors’ concerns and produced a side‑by‑side comparison for council. Other residents cited daily traffic backups, safety concerns, and loss of privacy from potential multi‑story buildings backing onto yards. Several speakers said they had organized more than 2,000 resident comments supporting a suburban designation for the property.

Not all testimony supported preservation at current densities. A developer and neighborhood investor who said he has rehabilitated nearby properties argued for higher density (walkable or urban neighborhoods) adjacent to the new Walmart home office campus, saying proximity to employment justified walkable development and that duplexes can be affordable and blend into established neighborhoods.

Council discussion focused on two themes: ensuring the public sees the exact map that planning commission approved, and how to treat large undeveloped parcels in edge growth areas (particularly in the Southwest Corridor and northwest portions of the city) where utility availability varies. Council members asked staff to add explicit narrative language and legend cues to identify areas that are not currently serviceable by city water/sewer and that will require additional study before any land‑use or utility changes are implemented.

Staff said they will return a finalized map to planning commission for a single additional review so the public can see the exact file the planning commission votes on; the planning commission’s approval version will then be forwarded to council for adoption. Councilmembers asked staff to add narrative clarifications and, where useful, map hatching to indicate “areas for additional study” or “service not currently available.”

Why it matters: The future land use map guides zoning decisions, capital planning and infrastructure investments. Neighbors at 3509 East Central asked the council to preserve single‑family character in the face of nearby office‑campus growth; developers countered that denser, walkable housing near employment centers supports affordability and reduces commuting.

Ending: Council did not adopt the map on Jan. 28. Staff will post the final PDF version of the map and return to planning commission; council expects further hearings before formal adoption.