Downtown by Design

3 Situational Assessment
The first task of the six committees was to conduct a SWOT (Strengths,
Priority Issues
Weaknesses, Opportunities, and Threats) Analysis. This chapter discusses the
results of the first two committee meetings. For the full results, see Appendix F.
● Take advantage of the
10,000 people working at
the Wal-Mart General Circulation and Linkages
Office and Sam’s Office
Strengths
● Lack of night life and The strengths of the existing circulation patterns and linkages are good pedestrian
restaurants orientation around the square and accessibility from other areas of the city. The
● Limited retail buildings on the Square are built up to the sidewalk which enhance the pedestrian
character. Several entries into downtown help reduce congestion. Also, the
● Need for noticeable schools downtown are within walking distance of a large number of residential
gateways areas and walking to school is an option.
● Lack of pedestrian oriented
Weaknesses
design
Traffic, lack of pedestrian pathways, and lack of appropriate signage for entering
● Lack of core theme to build downtown are the most identified weaknesses. The major thoroughfare through
upon downtown, Central Avenue, is also a major east-west thoroughfare for the city with
access to I-540. The rush hour presents some bottlenecks, especially at SW A
● Inconsistency of Street and Central Avenue.
appearance
● Lack of consistent Outside of the square, there is a lack of adequate sidewalks. There is not a safe
landscaping pedestrian path between the General Office and the square and no other mode of
transportation available. The only way for those employees to go to the square
● Lack of loft apartments and would be to use their car. But, committee participants indicated that those working
urban-type housing at the General Office are likely not willing to give up their parking spaces and will
● Lack of planned variety of remain in the office over the lunch hour.
businesses
No signage or features are in place to let visitors know they have entered
● Appearance of overhead downtown. Directional signage to public facilities and parking is also deficient.
utilities
Opportunities
● Lack of identified main
The employees at the General Office, Sam’s Club and Bentonville Plaza present
thoroughfare –
one of the biggest opportunities for circulation and linkages. There is a need to link
transportation entry point
this area to the rest of downtown. The two opportunities are with a transit system
● Bottlenecks during the rush and pedestrian pathways. Transit may be accomplished with a trolley network,
hours – especially A & which is currently under review. Pedestrian pathways include both trails and wide
Central sidewalks along the major thoroughfares.
● SW A Street – the condition A common signage theme could give greater impact to visitors entering
and use of the properties downtown. The signage could be used not only to identify downtown, but to direct
● Need activity to bring visitors to places within downtown, particularly parking.
people downtown on a
continuous basis Many businesses are either offices or stores that close at 5 p.m. Parking lots for
those businesses are often empty in the evenings. Therefore, parking is available
● Culture – families, small for after-hours activities. Also, the large parking areas for the three churches
town atmosphere that provide an opportunity for shared parking.
needs to be retained
Threats
The perception of traffic and lack of parking could impede development activity
and location of new businesses to downtown.

City of Bentonville
15
 Downtown by Design

Image and Identity

Strengths
The redevelopment of the square has provided a central place for community
gatherings. The fountain, the confederate soldier statue, the benches, and
traditional street lights add to downtown’s identity. The statue is a part of the
heritage and culture and has been stated as being “a conversational piece”. The
square is the center for several community activities, such as the Farmer’s Market,
Pickin’ on the Square, and the Art Walk.

The Redbud trees and historic homes on Central Avenue impart history and
nostalgia. Throughout the year, American flags are placed on the traditional style
Fountain and statue on light posts. These features create an inviting path leading travelers to the Square.
Square
Downtown is a destination. There are several amenities that bring people
downtown, such as the Wal-Mart Museum, the new Compton Gardens, Dave Peel
Park, churches, schools, the library, and county and city administration services.

Weaknesses
The current condition and land uses of south SW A Street were consistently
mentioned as an image weakness. SW A Street is one of the major entrances into
downtown, but property maintenance conditions and used car sales in the
southern part of the corridor are unattractive. They do not present an image of an
urban, pedestrian friendly business district.

Participants considered promotion activities to be weak. There is the absence of a

logo, motto, and theme to provide for consistent promotion. Some have suggested
delving more into radio and television advertising.

Opportunities
The many destination places allow for downtown Bentonville to be promoted
through tourism. Also, several special events and activities already occur. Those
could be expanded to be larger with additional promotion.

Participants also see an opportunity to expand further into arts and culture with the
success of the Art Walk and the art and home design shops.
Streetscape enhancements
Scottsdale Center in Rogers is a dominant retail area in Northwest Arkansas.
However, it does not have the quaint character and pedestrian friendliness of
downtown Bentonville. This is an advantage to retailers and shoppers and can be
promoted as such.

Threats
The participants continued to mention that the biggest threat to the identity and
image of downtown is by not thinking long term, not clearly defining a vision and
promoting that vision, and being hesitant to change.

Degeneration of surrounding residential areas, particularly as it pertains to

property maintenance, also presents a threat to image. Efforts need to be taken to
preserve older homes that offer moderate income housing. These same efforts
are needed to help preserve the small town character and avoid the location of
major redevelopment projects that are not consistent with the downtown
Appearance of car lots. character.

City of Bentonville
16
 Downtown by Design

Economic Conditions
Strengths
One committee participant defined downtown as “the backyard of the largest
company in the world.” The Wal-Mart General Office brings thousands of people
downtown during the week. The Wal-Mart Visitors Center serves to bring people,
(approximately 80,000 annually) especially tourists, downtown. Also, Wal-Mart
Shareholder’s Week provides an economic surge in the spring.

Another economic strength is the presence of public services and facilities. The
county and city administration offices, especially the courthouse and Bentonville
being the county seat serve to anchor the downtown as a place to conduct
business. Also, quasi-public businesses, such as Main Street Bentonville, the
Chamber of Commerce and the Bentonville Advertising and Promotion
Commission have all selected a downtown location.
Wal-Mart Museum
located downtown There are also several personal services that are beneficial to the downtown
economy, such as the bank, grocery store, and dry cleaners. They serve area
residents as well as the thousands of employees working downtown.

Recent development activity has sparked an interest in development and location

downtown. Two new brick two and three story buildings at SW A Street and SW
8th Street offer office, retail and residential space. The Bentonville Plaza, just
south of the Wal-Mart General Office, is the city’s largest office building.

Weaknesses
Over and over again, committee participants mentioned the lack of after-hours and
weekend businesses as a serious economic weakness. There are very few
restaurants and shops open past five p.m. Also, the dry county status is perceived
to be a deterrent to restaurants locating in Bentonville.

The mixture of businesses is considered to be unplanned. A strong niche market

Bentonville’s A & P Commission is not evident and the number of retail businesses is extremely low, with very little
located downtown specialty shops. There is also a poor use of the first floors for office space, which
can reduce the level of pedestrian activity.

Participants also identified the lack of incentives for businesses to located

downtown and very little help for businesses that may be struggling or expanding.

Opportunities
To address the lack of incentives, the boundaries of the redevelopment district
could be expanded and the Square Roots program could have stronger
promotion. The redevelopment district expansion would allow for more commercial
and residential developments to be exempt from impact fees.

The next biggest opportunity is to build upon the existing business mix and
promote the tourism related industries. Promoting downtown success stories could
help encourage more businesses to locate here.

Threats
Losing an anchor facility and competitors on the major arterials are the leading
threats. Every now and then, Benton County discusses relocating the
administrative offices. Losing such a strong anchor could present hurdles for
downtown development, especially for the spin-off businesses, such as attorneys,
Benton County Courthouse that come from those services. Participants also see the strip malls along Walton
serves as a downtown anchor Boulevard and Scottsdale Plaza as a threat to the retail business activity.

City of Bentonville
17
 Downtown by Design

Strengths: Architecture & Streetscape

Architectural features on Square
Strengths
The square has the strongest streetscape features and the historic buildings
provide the architectural character. The redevelopment of the square resulted in
the installation of brick pavers for sidewalks, wall seats, a central focal point of the
statue and fountain, and the use of the traditional style streetlights. The
architecture downtown, especially around the square, has a historic character that
is absent in the strip malls.

Weaknesses
The most significant weakness is the inconsistency of appearance, in regards to
building design and placement, landscaping, and property maintenance. For
example, along SW A Street, some buildings are located adjacent to the right-of-
way while others have setbacks. The larger setbacks are adversary to pedestrian
scale development. Also, because there are no design standards, anything goes.
Creating a sense of place is a challenge without a coordinated design plan.

The visual appearance of the infrastructure, particularly the storm ditches and
overhead power lines, does not benefit the streetscape along the major corridors
of SW A Street and SW Main Street.

There is not a true central feature from which to build upon. For example,
participants cited the Plaza in Kansas City being built around two features,
architecture and fountains.

Pedestrian scale lighting is also inadequate to help promote a sense of safety and
security during the evening hours.

Opportunities
Planning, regulations and financing could greatly enhance the streetscape. A
common signage theme could enhance the streetscape. Adopted site design
Weaknesses: standards would help create more uniformity among new developments and
No curbs, and compatibility with existing structures. Addressing such issues as height, structure
overhead power lines placement and parking lot placement would assist in creating a more pedestrian
friendly environment.

To encourage rehabilitation, historic preservation funds and Main Street

Bentonville’s façade renovation program should be further explored. Also, the
city’s recent award of Community Development Block Grant funds may offer
funding for residential rehabilitation for home owners.

Threats
Discussion on threats to the architecture and streetscape revolved around height
and renovations. First, buildings too tall could create a cavern effect, which is not
highly desired. However, height is necessary in order to increase density.
Participants feel it is important to determine appropriate heights.

Second, the cost of renovation can sometimes exceed costs for building new. If
this is the case, we could see the removal of older buildings and construction of
new. If there are no design standards, the new buildings may not be consistent or
compatible with historical buildings or the desired character for downtown.

City of Bentonville
18
 Downtown by Design

Future Development
Strengths
The main financial incentive for development activities is those areas within the
redevelopment district that are exempt from impact fees. When looking at
commercial and multi-family development, this can result in a considerable
reduction in associated development costs. This is not an option available
elsewhere in the community.
New City Technical
Services Building The existing businesses and services also serve as an incentive for downtown
development. There are existing public facilities and personal service businesses
to meet the needs of employees and residents.

Recent public and private investment shows a commitment of the city and local
developers to enhance and encourage future development. The City’s new electric
building, new Technical Services building, new Library and new fire station are all
taking place right downtown. The Merchant District buildings around SW A Street
and SW 8th Street are excellent examples of the type of development appropriate
for an urban setting.

Weaknesses
There are two weaknesses that create a Catch 22. There are very few loft
New Bentonville apartments and urban-style housing to increase the residential density. On the
Public Library other hand, there is very limited urban-style night time activity to attract younger
residents to live downtown. Essentially, the market is not quite what it needs to be
to have the night time activity, but the night time activity and urban style housing
are not available to encourage people to want to live downtown.

Opportunities
The opportunities for future development and redevelopment seem to abound.
There is an existing business mix that can be built upon with complimentary
businesses. An evening restaurant could open up the opportunity for more night-
time activity. There is an opportunity for the Massey Building to be brought back to
grander days when the library moves. The new library will serve as a community
gathering place for arts and culture, such as film and book festivals.

There are other financial opportunities for future development. The City recently
became an entitlement city for Community Development Block Grant Funds. The
two target areas for funding are included in the downtown study area. These funds
may be eligible for housing rehabilitation and public facilities that provide services
Rehabilitation opportunity on to the people residing in these target areas. There are a number of Fortune 500
Central Avenue. companies that have representation in Bentonville. These corporations may be a
source of funding for special community development projects. Other
considerations are special business districts, Tax Increment Financing Districts
(TIFs), historic preservation monies, and creating a pool of funds for creating low-
interest loans for commercial and residential rehabilitation.

Threats
New residential redevelopment could squeeze out affordable housing. Since
downtown is the only concentrated area of affordable housing, it is critical that this
housing stock be maintained at a moderately priced level.

Intersection of SW A Street and Another concern is developers purchasing large amounts of land and developing
SW 8th Street. Background: New the property in a manner that changes the small town character of downtown.
development with traditional style
architecture. Foreground: Empty
lot ripe for development.
City of Bentonville
19
 Downtown by Design

Infrastructure
Strengths
The most positive feature of the infrastructure is that it is in place. It does not
require extension of services because the service already exists.

Weaknesses
On the other hand, the infrastructure is the oldest in the community and is in need
of the most improvements and upgrades. Water and sewer lines were designed
for a small community and may not meet the needs of new development projects.
Overhead utility lines The storm water drainage is essentially ditches, which are sometimes ineffective
and have a negative appearance, especially when not maintained.

The most discussed weakness from all committees was the appearance of the
overhead utility lines. The poles line the major corridors and the cables cross the
streets at several locations. They also present a problem for planting a variety of
trees along the street, which limits streetscape design.

Opportunities
With the City’s recent designation as an entitlement city for Community
Development Block Grant Funds, some of the infrastructure needs can be
financed through this funding program. Water and sewer lines will likely need to be
increased in size to accommodate redevelopment activity, particularly if higher
Small town in Kentucky where densities are encouraged.
overhead utility lines have
been placed underground Threats
The city and other utility providers are hesitant to offer under-grounding of utilities
due to costs and maintenance issues. These issues could threaten the ability to
improve the overall appearance of the streetscape.

City of Bentonville
20