A new residential zoning district could spur development in parts of Old Bella Vista, according to Chris Suneson, director of Bella Vista's Community Development Services Department.
At a work session on Sept. 30, department staff presented a proposal to the Planning Commission to create the R-C, Cabin District. The district is designed to provide a medium-density residential area that accommodates structures in Old Bella Vista -- some of which date back to the 1920s -- according to a staff report.
Old Bella Vista refers to the land south of Mercy Way along the west side of U.S. 71. The land also includes parcels east and south of Lake Bella Vista encompassing Crye-Leike Realtors, AT&T and Walgreens. Old Bella Vista does not include Benton County Road 40.
The city annexed Old Bella Vista in February 2014. City zoning code requires that annexed land enter the city as A-1, agriculture, unless otherwise specified.
The A-1 designation is problematic for developers due to the district's stringent setback requirements, which would carve residential units down to about 600 square feet, Suneson said.
"The problem with A-1 is you could build something, but not something anyone would want to live in," Suneson said.
Applying a "blanket rezone" of R-1, low-density residential to Old Bella Vista won't work either, according to Jennifer Bonner, Bella Vista senior planner.
"R-1 has the same problem," she said. "(The district) has too large of setbacks to make Old Bella Vista lots usable the way they were platted."
Daniel Ellis, commission chairman, said a new zoning district could rectify the haphazard platting of Old Bella Vista.
"You almost have to create a zoning district to comply with what's out there in some form or fashion," he said.
Mayor Peter Christie has said previously he'd like to see residential development increase in Bella Vista, and Suneson reiterated Wednesday the financial incentives of developing Old Bella Vista.
"We want people to build there," Suneson said. "(Developing a lot) represents more tax revenue than an empty lot."
Bonner also introduced to planners the residential-office district, a hybrid zoning designation that would aid small-business owners and ease the transition between "residential areas and truly retail and commercial developments," according to a staff report.
The residential-office district would provide for development of small offices with minimal traffic increase to the neighborhood, primarily support local needs and be adjacent to residential areas, according to the staff report.
Examples mentioned in the report include bed and breakfasts, beauty salons, photography studios, therapists and community centers.
Suneson added that residential-office is a mix between "a less intensive commercial district and more intensive residential district."
An office district also was discussed. The office district is similar to residential-office zoning but allows for more business-oriented developments like adult and child day cares, schools, churches, museums and government offices.
Other proposals included tweaking the zoning code's definition of a fence, simplifying language regarding warning signs and amending the titles of the city's commercial districts.
The Planning Commission will not meet in October due to a lack of agenda items. All of the code changes being discussed must be heard by the commission before going to City Council for final approval.
"This is just the beginning discussions," Bonner said. "It's not something we'll discuss every month, but it's step one of a something like a six-step process."
General News on 10/07/2015