How Should Bentonville Protect Its History?

Exploring Historic Preservation Options in Bentonville

Bentonville has been actively considering ways to preserve its historic downtown area and surrounding neighborhoods. The city’s planning staff has been reviewing potential strategies for historic preservation, with the goal of maintaining the community's character while supporting future development.

Currently, there are no formal protections in place that prevent historic buildings from being demolished or significantly altered. This lack of oversight has led to concerns among residents about the future of the area’s architectural heritage.

City staff conducted research to understand what the community values most. The findings highlighted several key priorities:

• Preserve history and identity
• Keep it livable for residents, not just visitors
• Support local businesses and affordable experiences
• Balance charm with thoughtful development

Based on this feedback, three main tools for historic preservation were identified: overlay districts, a National Register district, and a Historic District Commission. Each option offers different levels of protection and regulation.

Option 1: Create Overlay Districts

Overlay districts are one of the more flexible options for historic preservation. They add additional requirements on top of existing zoning rules without completely restricting changes to historic buildings.

Demolition Protections: This option provides no safeguards to prevent the demolition of historic structures.

Design Restrictions: It introduces some design regulations for buildings in specific areas of downtown.

The city is currently updating its zoning rules, and two proposed “overlay districts” for downtown are already included in the draft code. These are expected to become law later this year.

Downtown Center Overlay (Commercial Areas)

• Ground floors must be designed for retail or commercial use.
• Shopfront glass must cover at least 60% of the building’s width.
• Exterior walls along streets must be finished with brick, stone, or plaster.

Downtown Neighborhood Overlay (Residential Areas)

• No additional limits on building materials.
• New homes must match the setback of other homes on the same block.
• Building height is limited to either one story taller than the average pre-1950 homes on that block or the existing zoning height cap.

Option 2: Add Areas To The National Register of Historic Places

This option involves designating certain areas as part of the National Register of Historic Places, which is maintained by the National Park Service. While this designation does not offer legal protections against demolition, it carries reputational value and can make property owners eligible for federal tax credits and grants.

Demolition Protections: No legal safeguards are provided against demolition.

Design Restrictions: No new regulations are imposed on building designs.

Bentonville already has two districts on the National Register, both consisting of residential buildings. A new district could include commercial parts of downtown.

If this path is chosen, the city would act as a facilitator, but local property owners would need to lead the effort.

Option 3: Create a Historic District Commission

This is the most restrictive and comprehensive option. A Historic District Commission would have the authority to approve or deny any changes to historic buildings, including demolitions, renovations, and new construction.

Demolition Protections: Any demolition or major renovation would require approval from the commission.

Design Restrictions: Detailed regulations would govern materials, colors, and decorative elements.

Several cities in Arkansas, such as Rogers and Fayetteville, have established similar commissions. According to the Arkansas Historic Preservation Program, a commission could block or approve additions, signage, streetscape features, and even paint colors on buildings.

Concerns About Height Restrictions

While some residents have called for stricter height limits in the downtown area, city officials have raised concerns about the potential legal implications. The current zoning allows for buildings up to 80 feet in the Downtown Core and 50 feet in the Downtown Edge.

City Planning Director Tyler Overstreet warned that imposing new restrictions could lead to litigation over reduced development potential. He noted that such changes could potentially qualify as “takings,” requiring the city to compensate developers for lost opportunities.

At a recent City Council meeting, several members emphasized the importance of exploring all available options to protect the area’s historic character. Council Member Cindy Acree stated that the city should take full advantage of what the law allows. Similarly, Council Member Aubrey Patterson stressed the need to balance preservation with property rights and legal considerations.

As the discussion continues, the City Council will likely revisit these options in the coming months, weighing the benefits of historic preservation against the needs of future development.