COMMUNITY PROFILE - Bentonville, AR
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COMMUNITY
PROFILE
AT A GLANCE Bentonville is a growing commu- On the following pages several
nity that takes pride in its historic, key influences of the Bentonville
small-town charm; friendly and community are highlighted with
Bentonville’s Regional Role welcoming attitude; cultural the intent of providing a better
Strategic Growth amenities; and its beautiful and understanding of the factors that
unique natural features. This helped shaped the development
Moving People chapter provides a brief under- of the Community Plan. In addi-
A Changing Downtown standing of Bentonville today, tion to identifying key planning
Neighborhood including the planning influences influences, this section provides
Places of Business and community context that information regarding the demo-
impacted the development of the graphic profile, market conditions,
People Bentonville Community Plan. outreach summaries, and previous
Place plans that all work together to
create the overall context in which
Demographic and the Community Plan was created
Market Analysis
and the environment in which
Community Outreach its implementation should be
Past Plans and Studies initiated.
10 Chapter 2 – Influences and Community Context
BENTONVILLE’S 19,468
Resident Labor Force
46,723
Daytime Labor Force
REGIONAL ROLE
Leave Come to
Bentonville Stay in Bentonville
for Work Bentonville for Work
(10,170) for Work (37,425)
IT IS IMPORTANT (9,298)
TO RECOGNIZE
THAT BENTONVILLE IS
PART OF A LARGER
FULL-SERVICE REGION. Source: TischlerBise, U.S. Census Bureau
Throughout the planning process, The positive side of this is that The recommendations in this
residents discussed the desire Bentonville can rely on its neigh- plan establish realistic expec-
to make Bentonville a “one-stop” bors for many aspects that result tations for what Bentonville can
community. However, Benton- in a high quality of life. The primary provide its residents. For example,
ville is part of a larger regional challenge is that Bentonville sees Bentonville lacks both the market
puzzle that, collectively, provides a significant influx in daytime capacity and available land with
1 2
residents with a vast array of population due to its regional role interstate regional access to
high-quality amenities. Benton- as a major employment center. support large-scale regional
ville is the home of Walmart, has Each business day, the regional retail development. Instead, the
a thriving downtown, and offers and local transportation network Community Plan focuses on
world-class cultural facilities. must accommodate a 40% net commerce that supports local
Rogers hosts the Pinnacle Prome- increase, or 37,425 people, in needs and fits within local oppor-
nade, which satisfies much of the daytime population. tunities.
regional retail, entertainment, and
Class A office demand. Springdale
3 4
and Fayetteville are the two largest
of the four cities and include retail
centers, a substantial downtown,
and the University of Arkansas.
Bentonville’s Regional Role
The region offers a complete set of amenities, even
if some are not located in Bentonville, including:
1) traditional downtowns, 2) corporate centers,
3) malls and retail destinations, 4) hospitals,
5) colleges and universities, 6) airports 5 6
Chapter 2 – Influences and Community Context A Plan for a New American Town BENTONVILLE COMMUNITY PLAN 11
ROADWAY BENTONVILLE
STRATEGIC MAINTENANCE POPULATION
GROWTH Existing Roads in Bentonville Future Roadways 11,257
Population
+29,111
Projected 25 year growth
+32,095
Projected 15 year growth
600 Lane Miles TBD Lane Miles
BENTONVILLE’S GROWING
$3.5M
Needed
Annually
20 YEAR CYCLE
+ + = 72,463
2035 Population
POPULATION, AND THE Projection
$1.07M $2.43M Annual Maintenance Deficit
WAY IT MANIFESTS ITSELF IN Currently
Budgeted
Missing
DEVELOPMENT, WILL HAVE
MAJOR IMPACTS ON MANY 1990 1990-2015 2015-2035
ASPECTS OF THE COMMUNITY. Source: TischlerBise
There are several forces driving The City sets aside approximately The Community Plan includes
growth towards the outer portions $350,000 annually for the regular policies and strategies that
72
of Bentonville, including a rapid maintenance of roadways under its encourage strategic growth and BUS TIGER BLVD
71
increase in population (more than jurisdiction. This accounts for about coordinated infrastructure invest- 71
49
300% increase between 1990 and 3 lane-miles of maintenance per ment. For example, in the city’s
WALTON BLVD
2010), property values (between year. However, the City has jurisdic- urbanized area, there are over
MAIN ST
J ST
A ST
$500,000 and $2 million per acre tion of more than 600 lane miles of 1,000 acres of vacant land. Some
3RD ST
in central Bentonville and between roadway. In order to keep pace with of these properties are impacted
CENTRAL AVE
$25,000 and $73,000 per acre in anticipated maintenance of today’s by floodplains, steep slopes, tree CENTRAL AVE 72
the southwestern portion of the roadway network, the City would coverage or other environmental
community), and development have to budget about $3.5 million constraints, but many are ripe 8TH ST 8TH ST
WA
policies for other agencies and per year. This does not account for for development and are already
LTO
MAIN ST
N
A ST
BL
service providers. the fact that additional roadways served by infrastructure. These
VD
14TH ST 14TH ST 102 62
are likely to be built. opportunities provide the foun-
The impacts of this outward expan- dation for a strategic approach to
WALTON BLVD
sion have been, and will continue to growth that can maximize benefits 71
C ST
J ST
be, significant. The loss of envi- and minimize long-term impacts. 62
28TH ST
ronmental assets, increased traffic 49
congestion, reduced air quality,
I ST
BUS Vacant Land
and the cost of infrastructure and REGIONAL AIRPORT BLVD 71 WALTON BLVD
Urbanized Area
services will likely escalate. From a Agricultural
Boundary of city’s
fiscal perspective, a look at roadway urbanized area Vacant Land
maintenance demonstrates the
H ST
challenge the community will face
in coming decades.
12 BENTONVILLE COMMUNITY PLAN A Plan for a New American Town Chapter 2 – Influences and Community Context
MOVING
PEOPLE
AS BENTONVILLE
AND THE REGION GROW,
THE ABILITY TO MOVE
PEOPLE AND GOODS
THROUGH VARIOUS MODES
57% Commute is
Less than 10 Miles
25% Commute is
10-50 Miles
18%
Commute is Greater
than 50 Miles
OF TRANSPORTATION
WILL BECOME CRITICAL
TO COMMERCE AND Destination 10 mi 20 mi 30 mi 40 mi 50 mi
QUALITY OF LIFE. Source: U.S. Census Bureau, Center for Economic Studies
The Bentonville community has The Strategic Growth Plan included The Community Plan addresses
made, and continues to make, in this Community Plan aims to multi-mobility throughout the BELLA
significant investments in its address the question of where city and region in different ways. V I S TA 71
transportation infrastructure in growth ought to occur. In terms Recommendations are closely tied
order to meet the traffic demands of multi-modal mobility, the plan to future land use and stress the Projected 2035
caused by new growth and builds upon efforts of the City and importance of a layered trans- Level of Service
sustain a high quality of life for Ozark Regional Transit to provide portation system. Future land use A D 71
49
its residents. However, in 2035, a comprehensive system of trails policies aim to minimize travel B E
A ST
several major roadways are antic- and bike lanes, local pedestrian between different portions of the C F
R AL A E
V
TIGER BLVD
ipated to have Levels of Service infrastructure, and transit services community and allow for effi- Level of service projections are CE N T LITTLE
WALTON BLVD
FLOCK
(LOS) of D or worse, which indicate that connect important local and cient and safe bicycle, pedestrian, based upon the current roadway
MAIN ST
network, and may change
significant to extreme congestion. regional amenities. Guided by the and transit mobility. The plan 3RD ST
J ST
depending on future roadway CENTRAL AVE
This has implications on where 2015 Bike and Pedestrian Master also advocates for collaboration projects and traffic growth. 2ND ST
growth ought to occur and what Plan, approximately 70 miles of among the City of Bentonville, the 8TH ST
WA
LTO
other modes of transportation new trails, sidepaths, and shared or State Highway and Transporta-
A ST
N BL
14TH ST
VD
E CENTERTON BLVD
might be available. Of the 46,723 separated on-road facilities have tion Department, Ozark Regional
WALTON BLVD
people that work in Bentonville, been added, representing a 400% Transit, and others to ensure the CENTERTON
C ST
J ST
43% travel from greater than collective increase in trail, path, and transportation network is aligned 28TH ST
I ST
10 miles away to their place of lanes since 2006. with community objectives. WALTON BLVD
ROGERS
VAUGHN RD
REGIONAL AIRPORT BLVD
employment, and 18% travel
S MORNING STAR RD MORNING STAR RD
BRIGHT RD
from greater than 50 miles away.
H ST
71
The impact of this can be seen 62
on Walton Boulevard during the
REGIONAL AIRPORT BLVD
49
CAV E
morning and evening rush hours. SPRINGS
Chapter 2 – Influences and Community Context A Plan for a New American Town BENTONVILLE COMMUNITY PLAN 13
A CHANGING
DOWNTOWN
NEIGHBORHOOD
BENTONVILLE’S DOWNTOWN
AND SURROUNDING
NEIGHBORHOODS ARE
EXPERIENCING RAPID
REINVESTMENT, THOUGH THE
RESULTS DO NOT NECESSARILY
REFLECT IMPORTANT
COMMUNITY OBJECTIVES.
Downtown Bentonville is the As this development pressure The Community Plan includes a
historic heart of the community, increases, so does property value Downtown Neighborhood Subarea
and there has been significant and the cost of housing. Long- Plan that presents a multi-pronged
effort put toward sustaining its term residents are finding it approach to preserve both its TIGER BLVD
vibrancy and physical character. difficult to remain in the neigh- residential and non-residential BUS
However, residential development borhood, and young professionals components. The Community Plan 71
around the downtown, which is and seniors are often priced out of provides clear guidance relating
MAIN ST
important to the core’s long-term downtown. New housing develop- to the density, scale, and character
A ST
WALTON BLVD
health, has been developing more ment in the downtown neighbor- of housing in different portions of
freely in terms of housing density hood must consider character, the Downtown Neighborhood, and
and character. This has left little density, and location in order to describes strategies for main-
predictability for existing resi- balance factors related to existing taining the affordability of the 3RD ST
dents and has resulted in housing residents’ needs and the long- area for a spectrum of potential
that does not reflect the desired term health of the area. residents. The plan also identifies CENTRAL AVE
character for the city’s oldest public improvements to ensure
neighborhoods. With an expected that infrastructure meets the needs
city-wide increase of multi-family of an increased local population.
housing and its attractive loca-
J ST
tion for millennials, seniors, local 8TH ST
employees, and young families, the Building Permits
central city area is likely to be the Building permits from
WA
focus of increased development 2010-2015
LTO
MAIN ST
N
Downtown Neighborhood
A ST
pressure.
BL
VD
Boundary
14TH ST
14 BENTONVILLE COMMUNITY PLAN A Plan for a New American Town Chapter 2 – Influences and Community Context
ECONOMIC RESILIENCY
PLACES OF
60-90%
Estimated office real estate
market related to Walmart,
10%
BUSINESS vendors, and supporting industries
BENTONVILLE’S RETAIL,
OFFICE, AND INDUSTRIAL
AREAS DRIVE A STRONG
LOCAL ECONOMY BUT
REQUIRE INVESTMENT TO
REMAIN COMPETITIVE WITH
OTHER PARTS OF THE
REGION AND STATE.
The City of Bentonville is home The Bentonville Blueprint estab- The second factor is the redevel-
to 1.3 million square feet of retail lishes a long-term vision for opment of obsolete or underuti-
space. Based purely on square the community’s economy. The lized commercial properties. The
footage, this far exceeds what Community Plan builds upon Community Plan supports internal
Bentonville residents can support. the Bentonville Blueprint to and infill development and
However, the high density of address two specific factors to a redevelopment. To accommodate
employment provides the addi- healthy business community. The commercial goods and services
tional market demand. Bentonville first factor is economic diver- near the center of the community,
includes 3.2 million square feet of sity. According to some experts, the Community Plan includes
office space, which is more than between 60% and 90% of the recommendations on how to
Rogers, Fayetteville, and Spring- local office market is related to transform older portions of Walton
dale combined. Walmart, vendors, and supporting Boulevard, 8th Street and 14th
industries. The Community Plan Street in order to meet contem-
supports actions that lead to a porary tenant and consumer
broader economic base and the needs. This strategic approach will
attraction of investment based on ultimately remove barriers to rein-
other assets in Bentonville. vestment and enhance the image
and character of Bentonville.
Development Opportunities
The age, condition, and character of
Bentonville’s commercial areas widely vary,
from its historic Downtown, to corridors ripe
for redevelopment.
Chapter 2 – Influences and Community Context A Plan for a New American Town BENTONVILLE COMMUNITY PLAN 15
AGING POPULATION GROWING DIVERSITY
= foreign-born population
32.5 yrs
Bentonville
PEOPLE Median Age 7,026
(14.6%)
38.2 yrs 1,322
United States (6.7%)
BENTONVILLE’S Median Age
Source: Northwest Arkansas Council
POPULATION IS YOUNG,
AND BECOMING
33.9 yrs
NW Arkansas
Median Age
INCREASINGLY DIVERSE
AND AFFLUENT, RELATIVE
Esri Business Analyst 2017
TO THE REGION AND
COUNTRY AS A WHOLE.
19,730
Population in 2000
48,120
Population in 2016
Between 1990 and 2010, Benton- The rise of Walmart has brought Bentonville’s median household The anticipated growth and
ville’s population increased by with it an international influence income is projected to increase by change in socioeconomics is
313% (a net gain of 24,000 people) on Bentonville as executives $5,052 between 2017 and 2022. an important consideration in
and reached 35,300. The net and educated professionals are This 12.8% increase outpaces all recommendations of the
gain in population is expected to recruited from around the world. national inflation over the past five Community Plan. They help define
increase between 2015 and 2030. Between 2000 and 2016, the years. This implies that Bentonville the future land use pattern and
During this period, the popula- share of foreign-born residents is becoming relatively “wealthier” development footprint, as well
tion is projected to grow by over more than doubled from 6.7% within its own region, which may as investments in infrastructure.
32,000 to reach a total of approx- to 14.6%. Consequently, educa- influence the types of services, They help define the types of
imately 72,463. That would make tion and recreation providers housing and cultural amenities housing and commercial services
Bentonville’s population similar to are constantly working to modify that resident seek. residents expect. It also implies
that of Springdale and Fayetteville services to respond to the unique that the services – education,
today. This growth in population is needs of the changing population. recreation, social support, etc. –
the fuel for much of the invest- and facilities that the City and its
ment taking place in transporta- partners maintain must remain
tion and housing. flexible and adaptable over time.
GROWING AFFLUENCE
$5,052
Projected increase in the median
household income between 2017-2022
Esri Business Analyst 2017
16 BENTONVILLE COMMUNITY PLAN A Plan for a New American Town Chapter 2 – Influences and Community Context
PLACE
THE PHYSICAL CHARACTER
AND SENSE OF VIBRANCY
OF BENTONVILLE’S
NEIGHBORHOODS, COMMERCIAL
Bentonville’s Built Character
AREAS AND PUBLIC SPACES ARE The City strives to ensure that new invest-
ment in neighborhoods, commercial areas,
IMPORTANT CHARACTERISTICS municipal facilities, and public spaces
THAT DISTINGUISH IT FROM reflect the expectations of residents, civic
leaders and the corporate community.
OTHER CITIES.
Many Bentonville citizens discussed Bentonville’s neighborhoods vary Commercial areas in Bentonville Bentonville is already seeing
the importance of “place” and greatly in terms of character and are as diverse as its neighbor- the impacts – both positive and
its influence on attracting new sense of place. Older neigh- hoods. Downtown Bentonville is negative – that new development
residents and businesses and borhoods benefit from housing the traditional, mixed-use heart is having on community character.
instilling a sense of local pride in the oriented toward the street and of the community with many The Community Plan clearly defines
community. City government and mature tree canopies. Some well-preserved buildings and expectations for new development,
its partners have made significant newer neighborhoods integrate the Bentonville Square. Recent not just in terms of land use, but
investments in making Benton- neo-traditional design tech- development on South Walton also in terms of design and char-
ville an attractive place. Gateways, niques. Others have garages and Boulevard effectively integrates acter. This is done through commu-
wayfinding, monuments, and public auto access as the predominant landscaping and attractive building nitywide policies and more specific
art highlight important areas of the elements with little or no variation design. However, other portions of recommendations presented in the
city. Civic open spaces provide a in housing design. South Walton Boulevard and other Subarea Plans that include stan-
place for gathering and celebra- commercial corridors have older dards and visualizations.
tion, and public buildings have a buildings that negatively impact
distinct design. Institutional spaces overall community character. In
strengthen the local, regional, and many cases, several aging build-
international identity of Bentonville. ings have not been maintained or
renovated to match the aesthetic
of new development.
Chapter 2 – Influences and Community Context A Plan for a New American Town BENTONVILLE COMMUNITY PLAN 17
DEMOGRAPHIC and Population (1990 - 2035)
Bentonville
Population (1990 - 2040)
Northwest Arkansas
MARKET ANALYSIS 80,000
70,000
63,779
72,463
900,000
800,000
802,372
60,000 700,000
55,461 648,255
600,000
Bentonville and Northwest
Arkansas are changing very
PEOPLE 50,000
41,939
48,229
527,502 523,563
500,000
quickly. It is critical to understand Population: Bentonville’s popu- 40,000
35,301
424,404
what these changes look like, why lation continues to grow. Over the 400,000
they are occurring, and how they past thirty years, the city’s popu- 30,000 311,121
300,000
will affect the community. It is lation has increased consistently 19,730
20,000 210,908
essential to understand the demo- from 11,257 (in 1990) to 19,730 (in 200,000
graphic and market context of the 2000) to 35,301 (in 2010). It is esti- 11,257
10,000 100,000
community and to paint an accu- mated that the 2015 population
rate picture of the forces at play. is 41,939. Bentonville’s population 0 0
Although this section provides a is expected to continue to grow
demographic and market “snap- to 50,049 in 2020 (+ 23% from 1990 2000 2010 2015 2020 2025 2030 2035 1990 2000 2010 2015 2020 2030 2040
shot” of the Bentonville community, 2015 levels) and 72,463 in 2030
throughout the remainder of the (+80% from 2015 levels), mirroring Source: U.S. Census; TischlerBise; Houseal Lavigne Associates Source: U.S. Census; ESRI Business Analyst; Houseal Lavigne Associates
Community Plan more detailed regional trends.
data and analysis will be presented
to provide the understanding and Daytime Population: Bentonville
rationale for key recommendations is an employment hub, with a Population Orgins (2016) Racial Distribution (2017, 2022)
and policy. daytime population estimated at Bentonville Bentonville
nearly 46,723. This population has
a significant influence on demand
2022
for retail goods and services
throughout the community.
62.1%
The percentage of
Bentonville’s population
born outside of Arkansas
2017
Born in Arkansas (36.8%) White Minority
Born outside the United States (14.6%)
Born in another state (48.6%)
Source: U.S. Census Bureau; Houseal Lavigne Associates Source: ESRI Business Analyst; Houseal Lavigne Associates
18 BENTONVILLE COMMUNITY PLAN A Plan for a New American Town Chapter 2 – Influences and Community Context
Median Age (2017, 2022) Median Income (2017, 2022)
Bentonville, NW AR, and USA Bentonville, NW AR, and USA
40 $70,000 68.1K
38.9 62.9K 62.3K
38.2
$60,000 56.1K
38 53.6K
50.7K
$50,000
36
Diversity: Bentonville’s popula- Age: The population is aging, but 34.5 $40,000
tion is increasingly made up of remains relatively young. The city’s 33.9
34
transplants. In 2016, only 36.8% 2017 median age is estimated 33.2
32.5 $30,000
of its population was born in the to be 32.5 years. The city’s 2017
32
State of Arkansas; 47.5% were born median age is younger than both $20,000
in another state, and 15.7% were Northwest Arkansas (33.9 years in
born outside of the United States. In 2017) and the entire United States 30
$10,000
2000, for example, 39.7% were born (38.2 years).
in Arkansas and only 6.7% were 28 $0
born outside of the United States. Income: Incomes are rising, and
Bentonville NW Arkansas USA Bentonville NW Arkansas USA
Bentonville households are more
Race: The population is becoming affluent than Northwest Arkansas 2017 2022 2017 2022
more racially and ethnically households. The city’s 2017
diverse. The majority of residents median household income is esti-
in 2017 identified as white (73.3%), mated at $62,989. Between 2017 Percentage of Population (25 yrs.+) with a
with the remainder split among and 2022 the median household Poverty Rate (2011-2015 Avg.) Bachelors Degree or Higher (2017)
different racial minority groups, income is expected to rise by Bentonville, NW Arkansas, and USA Bentonville, NW Arkansas, and USA
including Asian (10.5%). Between nearly $5,100 to $68,041. This is 18%
2010 and 2022, the white share more than $10,000 higher than 16.2%
of the population is projected to the median income of Northwest 16% 15.5% Bentonville 44.3%
decline, with increases in minority Arkansas households: $50,747 14%
populations. The city is currently, (2017) and $53,642 (2022).
12%
and expected to remain, roughly
about the same racial composition Education: Bentonville residents 10%
as the Northwest Arkansas region. are well-educated. Just under half NW Arkansas 29.5%
8% 7.7%
of all residents over the age of 25
hold a bachelor’s degree or higher. 6%
This proportion is much higher than 4%
both the region and the nation.
2%
USA 31.1%
0%
Bentonville NW Arkansas USA 0% 10% 20% 30% 40% 50%
Source: U.S. Census; ESRI Business Analyst; Houseal Lavigne Associates
Chapter 2 – Influences and Community Context A Plan for a New American Town BENTONVILLE COMMUNITY PLAN 19Total Housing Units (2010, 2017, 2022) Housing Type
Bentonville (2009-2013 Avg.)
25,000 Bentonville
21.2K
20,000 18.5K
9.2%
HOMES 15,000
14.6K 9.3%
The total supply of housing units 9.8%
in Bentonville is increasing. 39.4%
Between 2010 and 2022, the 10,000 39.5%
total number of housing units is 39.7%
expected to grow from roughly 5,000
15,000 to 21,000. The volume of
owner-occupied units is projected
0 50.5% 51.2% 51.4% Single Family Detached (64.6%)
to increase as well as its share of
Single Family Attached (4.9%)
the total housing composition from 2010 2017 2022 Two Units / Duplex (2.7%)
50.5% to 51.4%.
Multi-Family (31.4%)
Owner-Occupied Renter-Occupied Vacant
Mobile Home (1.3%)
64.6% of all units are single-family
detached homes, with 31.4% of the
stock identified as multi-family
units and the remainder either Housing Units by Age (1939-2014) Housing Tenure
single-family attached, duplex, or Bentonville (2015)
mobile home units. Roughly half Bentonville
of all units are owner-occupied 2014+
(51.2%), with 39.5% renter occupied 2010 - 2013
and 9.3% vacant. 2000 - 2009
1990 - 1999
Bentonville’s housing stock is very 1980 - 1989
1970 - 1979
new. Roughly 70% of Bentonville’s
1960 - 1969
housing stock was built after 1990.
1950 - 1959
Only 3.5% predates 1950. 1940 - 1949
1939 or Earlier
0% 5% 10% 15% 20% 25% 30% 35% 40%
Owner Occupied (51.2%)
Source: American Community Survey
Renter Occupied (39.5%)
Vacant (9.3%)
Source: U.S. Census; ESRI Business Analyst; Houseal Lavigne Associates
20 BENTONVILLE COMMUNITY PLAN A Plan for a New American Town Chapter 2 – Influences and Community ContextMedian Home Value (2017, 2022) Residential Building Permits (2005-2016)
Bentonville and NW Arkansas Bentonville
1,400
1,255
1,200
$172.2K
NW Arkansas 1,000
908
Bentonville home values are rising $206.9K
800
and are higher than the overall
region. The 2017 median home 600
value in Bentonville is $188,076. By
2022, the median home value is 400
$188.1K
projected to increase to $230,630. Bentonville 200
$230.6K
New residential construction is 0
robust in Bentonville. More than
$0 $50,000 $100,000 $150,000 $200,000 $250,000 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016
900 new residential units were
permitted in Bentonville in 2016. 2017 2022 Single-Family Multi-Family
While Bentonville had the highest
Source: U.S. Census; ESRI Business Analyst; Houseal Lavigne Associates Source: City of Bentonville Annual Development Report
number of empty lots (1,142)
during the first half of 2015, it also
had more homes under active
construction (177) than any other
Number of Houses Sold (2008-2015) Average Price Per House Sold (2008-2015)
Selected Cities in Benton County Selected Cities in Benton County
city in Northwest Arkansas. Resi-
900 $280,000
dential sales, in both volume and
price, are relatively strong. Based 800
$250,000
on average price per household 700
sold, Bentonville’s homes consis-
tently sell above peer cities in 600 $220,000
Benton County. 500
$190,000
400
300 $160,000
200
$130,000
100
0 $100,000
1H 2008
2H 2008
1H 2009
2H 2009
1H 2010
2H 2010
1H 2011
2H 2011
1H 2012
2H 2012
1H 2013
2H 2013
1H 2014
2H 2014
1H 2015
1H 2008
2H 2008
1H 2009
2H 2009
1H 2010
2H 2010
1H 2011
2H 2011
1H 2012
2H 2012
1H 2013
2H 2013
1H 2014
2H 2014
1H 2015
Bentonville Bella Vista Centerton Rogers Bentonville Bella Vista Centerton Rogers Benton County
Source: Trulia Source: Trulia
Chapter 2 – Influences and Community Context A Plan for a New American Town BENTONVILLE COMMUNITY PLAN 21Inflow/Outflow Total Primary Jobs (2004-2014)
Job Counts (2015) 45,000 Bentonville
40.9K
9,298
Employed and Live 40,000
in Selection Area
35,000
37,425 30,000
Employed in Selection Area, 26.5K
Live Outside 10,170 25,000
Live in Selection Area,
Employed Outside
2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014
Source: U.S. Census, Center for Economic Studies
Total Primary Jobs (2004-2014)
JOBS Between 1997 and 2014, Tyson
Foods earnings jumped from $6.4
The region experienced a 23%
growth in jobs during 2004 to 2014 200,000 Northwest Arkansas
196.8K
The Fayetteville-Springda- billion to $37.6 billion, and J.B. Hunt’s vs. a 55% increase in Bentonville.
le-Rogers MSA is one of the from $1.6 billion to $6.2 billion. Accordingly, Bentonville’s share of 180,000
fastest growing regional econo- As these companies have grown, the region’s total jobs grew from
mies in the country. In 2015, the so have the vendors, contractors, 16.6% in 2004 to 20.8% in 2014. 159.6K
MSA ranked 24th in the nation (out researchers, and more that support 160,000
of 381 MSAs) based on growth in these companies’ operations. Walmart dominates the local
gross metropolitan product (GMP). economy. Within Bentonville,
Healthcare and education are nearly half of its primary jobs 120,000
Regional economic growth also major drivers. The Univer- are within the “management
2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014
is being driven by a blend of sity of Arkansas has been a of companies of enterprises”
corporate, healthcare, and higher heavy influence, with enrollment categories, due to the presence Source: U.S. Census, Center for Economic Studies; Houseal Lavigne Associates
education growth. The most jumping from 15,396 to 26,237 of Walmart’s global headquar-
significant influence has been students between 2000 and ters, associated vendors, and
the explosive expansion of three 2014. During that same period, contractor support functions. No
Employment by Industry (2014)
Bentonville
Fortune 500 companies located its endowment more than tripled other industry comprises more Employees
within the region: Walmart, Tysons from $244.8 million to $920.6 than 10% of the total number of Industry (NAICS Code) 42,630 100.0%
Foods, and J.B. Hunt. million. Healthcare providers such jobs. This underscores the impor- Management of Companies and Enterprises 18,287 42.9%
as Washington Regional Medical tance of diversifying the commu- Professional, Scientific, and Technical Services 3,792 8.9%
In 1990, for example, Walmart had Center, Mercy Hospital Northwest nity’s employment base. Wholesale Trade 2,803 6.6%
only 1,525 stores and a revenue of Arkansas Health System, and the Retail Trade 2,681 6.3%
$25.8 billion. In 2014, Walmart was Northwest Health System have The overwhelming majority of Accommodation and Food Services 2,658 6.2%
#1 on the Fortune 500 list, bringing Bentonville’s labor shed commutes Educational Services 3,305 7.8%
also expanded, mirroring national
Health Care and Social Assistance 2,425 5.7%
in $473.1 billion in revenue through trends. from other cities. In 2014, 81.6% of
Transportation and Warehousing 1,416 3.3%
11,453 stores across the world. Both the jobs within Bentonville were
Administration and Support, Waste Management and Remediation 1,476 3.5%
Tyson Foods and J.B. Hunt have The number of jobs in Bentonville held by non-residents commuting Public Administration 822 1.9%
grown significantly as well. is increasing rapidly. Between 2004 from a variety of destinations Finance and Insurance 567 1.3%
and 2014, the number of primary throughout the region and beyond. Other Services (excluding Public Administration) 516 1.2%
jobs in Bentonville jumped by This represents an opportunity Construction 409 1.0%
14,490. What is particularly impres- to capture spending from people Arts, Entertainment, and Recreation 426 1.0%
sive is that 9,776 net new jobs have who do not live in Bentonville. Manufacturing 356 .8%
been added since the onset of the Real Estate and Rental and Leasing 263 .6%
Utilities 232 .5%
Great Recession in 2009. Other
Information 173 .4%
studies estimate that the city may
Agriculture, Forestry, Fishing and Hunting 15 0.0%
add more than 30,000 by 2030. Mining, Quarrying, and Oil and Gas Extraction 8 0.0%
22 BENTONVILLE COMMUNITY PLAN A Plan for a New American Town Chapter 2 – Influences and Community ContextSHOPPING, The regional retail market is
very competitive. Neighboring
The local retail market is over-
supplied by $452.7 million, and
DINING, and Downtown Rogers is in the early oversupplied in nearly every
ENTERTAINMENT stages of redevelopment, and category. Oversupply indicates
Downtown Fayetteville tends to the dollar amount of retail goods
Bentonville contains more than cater to college students and the and services supplied in the local
500 retail, dining, and entertain- associated university crowd. market which residents do not
ment businesses. Downtown demand, meaning a surplus of
Bentonville is a major regional draw Western Rogers captures much of goods and services. The regional
for dining, boutique shopping, and Bentonville’s big-box and mall- retail market is oversupplied by
entertainment. It is mostly popu- styled retail spending, with the $511.8 million, but several cate-
lated by small businesses capital- Pinnacle Promenade (a 1.1 million gories show promise, including
izing on the downtown aesthetic of square foot lifestyle center) and food services and dining places,
walkability, interesting architectural the Scottsdale Center (a 1 million which is undersupplied by nearly
design, fine dining, and unique square foot big box development). $17 million.
community events. The other major For comparison, Western Rogers
commercial area is the “L-shaped” contains 3.8 million square feet While the retail market is currently
Walton Boulevard, which is an of retail space compared to 1.3 saturated, opportunities exist for
auto-oriented business corridor million square feet in Bentonville. Bentonville moving forward. The
with a mixture of national retailers region is expected to grow signifi-
and local businesses mostly within cantly over the course of the next
strip developments. ten years. As this occurs, Benton-
ville has an opportunity to capture
its fair share of new spending and
to determine at what capacity
it seeks to compete within the
regional market.
Chapter 2 – Influences and Community Context A Plan for a New American Town BENTONVILLE COMMUNITY PLAN 23Annual Commercial and Industrial
Property Valuation ($M) (2010 - 2016)
Bentonville
160M $155M
$140M
COMMERCIAL Nearly a third of Northwest
Arkansas’s entire office inven-
$120M
REAL ESTATE tory is found in Bentonville. As $100M
The total value of commercial of Q3 2016, 30% of the region’s $80M
property within Bentonville is total office inventory was found
$60M
rising. In 2010, the city’s valu- in Bentonville (3.2M sq. ft.), with
ation of permitted commercial 60%-90% of the total office $40M $32.6M
and industrial property totaled inventory related to Walmart, $20M
$32.6 million. By 2016, valuations vendors, and supporting services.
$0
increased to $155 million. This is Western Rogers is the region’s
due to the development of new “Class A” hub; Bentonville is the 2010 2011 2012 2013 2014 2015 2016
product, increasing the size of the “Class B” hub. Source: City of Bentonville Annual Development Report
pie, as well as an increase in value
Vacancy has slightly increased.
of existing property.
Within the region, vacancy has Commercial Property Approved (2010-2016)
Between 2010 and 2016, more risen from 7.7% (2015 Q3) to 7.9% Bentonville
than 1.8 million square feet of new (2016 Q3). Bentonville’s vacancy
commercial space was approved rate has increased more than the 2010 140.8K
by the City. By development type, regional rate from 10.2% to 10.8%.
the breakdown was: 665,157 sq. 2011
ft. of retail space, 715,443 sq. ft. of
office space, and 435,085 sq. ft. of
2012
service space.
2013
2014
2015
2016 394.8K
0 50,000 SF 100,000 SF 150,000 SF 200,000 SF 250,000 SF 300,000 SF 350,000 SF 400,000 SF
Office Retail Service
Source: City of Bentonville Annual Development Report
24 BENTONVILLE COMMUNITY PLAN A Plan for a New American Town Chapter 2 – Influences and Community ContextIndustrial Property
Approved (2010 - 2014)
Bentonville
400,000 SF
363.6K
INDUSTRIAL 350,000 SF
REAL ESTATE 300,000 SF
Only 20% of the region’s industrial
250,000 SF
inventory is found in Benton-
ville. As of Q3 2016, Bentonville 200,000 SF
contained 5.7 million square
feet of industrial space, or 20% 150,000 SF
of the region’s total inventory of
28.2 million square feet. Roughly 100,000 SF
one-fourth of Bentonville’s entire
inventory is made up of one large 50,000 SF
1.2 million square foot Walmart
0 0 SF 0 SF
distribution center in the south-
west portion of the city. 2010 2011 2012 2013 2014 2015 2016
Very little new industrial space is Source: City of Bentonville Annual Development Report
being developed within Benton-
ville. Between 2010 and 2016,
only 894,248 square feet of new Industrial Market Snapshot (Q3 2016)
industrial space was approved Bentonville Sub-Market and NW Arkansas Region
(compared to more than 1.8 million Total Inventory Vacancy Vacancy YTD Net Absorption
in new commercial space during Market (Sq. Ft.) (Sq. Ft.) (%) (Sq. Ft.)
the same period). Moving forward, Bentonville Sub-Market 5,769,904 41,525 0.7% 32,075
Bentonville should seek to grow NW AR Regional Market 28,218,905 1,394,464 4.9% -206,487
Rogers 5,403,238 704,435 13.0% -269,346
its share of the regional industrial
East Springfield 6,673,793 221,533 3.3% 25,034
inventory, focusing on non-Walmart
West Springfield 2,231,209 60,471 2.7% -2,650
related industrial to further diversify Lowell 2,053,565 262,400 12.8% 25,000
its employment base.
Source: Xceligent
Chapter 2 – Influences and Community Context A Plan for a New American Town BENTONVILLE COMMUNITY PLAN 25COMMUNITY
OUTREACH
Public outreach and community In total, over 1,700 participants A detailed list and summary of all Outreach activities undertaken Public comment cards
engagement is part of the founda- (4% of population) generated outreach activities and feed- as part of the planning process Stakeholder interviews
tion for comprehensive planning. thousands of comments, ideas, back is included in the Existing included:
Student workshops
It is essential. Throughout the and insights for consideration. Conditions Report, on file with the
planning process, the Benton- Accounting for unique visits to Community and Economic Devel- City department head meetings Developer and property
ville community was asked to the project website, roughly 25% opment Department. This level City Council workshops owner workshop
provide important input, feedback, of the population had awareness of interest and involvement was and updates Community visioning workshop
and insight into the community, or involvement in the planning pivotal in creating a responsive, Planning Commission work- An interactive project website
regarding the issues, opportunities, process. Outreach included face- detailed, and effective plan for the
shops and updates that included online ques-
priorities, and aspirations for the to-face engagement as well as Bentonville community.
Comprehensive Plan Advisory tionnaires for residents and
next several years. This input and extensive online engagement, and
Committee (CPAC) meetings businesses, a student/teacher
community stewardship helped included small group, one-on-one,
and workshops portal, and map.social, an online
shape the Bentonville Commu- and large group settings.
community mapping tool.
nity Plan. Community residents Community workshops
and stakeholders were engaged Business workshops
throughout the process and given
several opportunities to let their
voice be heard.
26 BENTONVILLE COMMUNITY PLAN A Plan for a New American Town Chapter 2 – Influences and Community ContextCollectively, the community Land Use and Development There is concern over rapid Transportation and Mobility Better public transporta-
outreach and feedback identified There are barriers preventing growth and sprawling devel- Downtown connectivity, tion is needed, including an
a wide range of issues considered the development of affordable opment. Growth ought to be congestion, and parking is expanded bus system and a
most important to residents and housing, which is becoming more sustainable, including an issue. Parking decks are shuttle to Downtown.
stakeholders. While thousands a bigger need in Benton- natural preservation, solar needed to support businesses. Pedestrian improvements
of issues, concerns, priorities, ville. There is also a need for farms on vacant land, and
Walmart employee traffic or roundabouts should be
and aspirations were identified senior housing and workforce awareness of open space and
creates congestion in the installed at key intersections.
by participants throughout the housing, and there ought to environmental issues.
process, several areas/catego- southern portion of Downtown, The bike network should be
be more neighborhoods with a Infrastructure is aging, espe-
ries of concern rose to the top as employee schedules ought to expanded and cyclists should
mix of housing types. cially in the city’s older neigh-
being the issues most frequently be staggered. have access to education and
Neighborhoods around the borhoods and downtown,
identified by stakeholders.
Traffic signals should use tech- awareness programs.
Downtown should be allowed where drainage is an issue.
nology to manage traffic better. Neighborhoods need better
to transform into denser areas. The Bella Vista Lake
infrastructure, including curb
Zoning regulations and proce- represents an opportunity
and gutter, lights, and sidewalks.
dures need to be aligned with for new recreation. The dam
ought to be made safer. Airfare to XNA is not affordable.
development and more flexible.
Downtown lacks affordable
retail space.
There is a need for
additional entertainment
and recreation venues.
Chapter 2 – Influences and Community Context A Plan for a New American Town BENTONVILLE COMMUNITY PLAN 27Economic Development Image and Identity Preserve Central Avenue as a Health, Safety, and Education There are certain groups in
The economy needs to be Bentonville needs a strong and historic corridor. There is concern over the Bentonville, such as seniors
more diverse and not rely on distinctive identity to distinguish disparity in the quality of with disabilities, who need
Walton Boulevard needs to be
one employer or sector. it from other parts of the region. schools in different parts of the better services.
beautified through streets-
caping and new development. community. Residents need better local
We need to work to retain There is a need for incentives
existing businesses and not just to get the Arts District fully The Library is running out of health care services and
Bentonville should continue
worry about new businesses. developed. space as the population grows preventative health informa-
to be a very welcoming and
and demand for meeting tion and education.
The City should have a We need to preserve historic diverse community.
spaces increases.
low-cost business registration buildings and balance the small- Zoning should not overreg-
program as a way of having town past with a bigger future. ulate design, but rather allow The City should offer better
better information about what appropriate flexibility to devel- recycling systems and provide
types of activities are going on. opers and designers. greater awareness for residents,
businesses, and students.
There ought to be a regional
training program for small
businesses.
Tourism and hospitality are
important aspects of the
future economy.
28 BENTONVILLE COMMUNITY PLAN A Plan for a New American Town Chapter 2 – Influences and Community ContextPAST PLANS
and STUDIES
As the Community Plan was The plans and studies reviewed, Northwest Arkansas Regional
developed, it was essential to assessed, and appropriately Planning Commission -
have a firm understanding of incorporated into the Benton- Heritage Trail Plan (2013)
past plans and studies having an ville Community Plan process Northwest Arkansas Regional
impact on the policy, planning, and include, but are not limited to, the
Planning Commission - Regional
development within the City of following:
Transportation Plan (2013)
Bentonville and its planning area.
The planning process recognized City of Bentonville - Downtown City of Bentonville -
the value of these prior-planning Bentonville Master Plan (2004) Bentonville Blueprint (2014)
efforts and a careful review and City of Bentonville - City of Bentonville -
assessment was undertaken to General Plan (2007) SE Downtown Area Plan (2014)
ensure a thorough understanding
of past and on-going initiatives. City of Bentonville - Parks and Northwest Arkansas Regional
All relevant material, policy, and Recreation Master Plan (2007) Planning Commission -
recommendations from these past Regional Bicycle and Pedes-
City of Bentonville - Master
plans and studies was taken into trian Master Plan (2014)
Street Plan (2008)
consideration as the Community Northwest Arkansas Transporta-
Plan was developed. City of Bentonville - Master
tion Alternatives Analysis (2014)
Plan Study for Water Distribu-
The key plans and studies that tion (2010) City of Bentonville - Bike and
were reviewed and analyzed Pedestrian Master Plan (2015)
Walton Family Foundation -
addressed a wide range of Northwest Arkansas Greenway Northwest Arkansas Council
community life, including the Design Study (2010) - Greater Northwest Arkansas
Downtown, parks and recreation, Development Strategy for
infrastructure, local and regional Northwest Arkansas Regional
2015-2017 (2015)
transportation, transit, greenways, Planning Commission - Transit
natural resources, water, key Development Plan (TDP) (2010) Northwest Arkansas Regional
corridors, economic development, Planning Commission - Trans-
Illinois River Watershed Part-
land use, bicycle and pedestrian portation Alternatives Analysis
nership and Arkansas Natural
mobility, and much more. Study (2015)
Resources Commission - Water-
shed Management Plan for the Northwest Arkansas Open
Upper Illinois Watershed (2012) Space Plan (2016)
City of Bentonville - North City Wide Traffic Study (2014)
Walton Boulevard Corridor
Enhancement Plan (2013)
Chapter 2 – Influences and Community Context A Plan for a New American Town BENTONVILLE COMMUNITY PLAN 29You can also read
