Smart Growth Illustrated:
Developer’s Guidebook
City of Bentonville
Community Development Department
October 2006
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Table of Contents
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What is Smart Growth………………………........3
Six Goals of Smart Growth………………………5
Ten Tools of Smart Growth……………………...7
Smart Growth Development Examples…………10
Traditional Neighborhood Design………………23
Bentonville, Then and Now……………………..29
Conclusion……………………………………...37
Resources……………………………………….39
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What is Smart Growth?
During the past few years, Bentonville’s population has rapidly increased creating a need for
additional housing and businesses development, as well as infrastructure improvements to
cater to our existing and future residents. Much of this development has been haphazard,
resulting in “urban sprawl” which puts a strain on existing resources and creates a
community with no “sense of place” and greater reliance on the automobile. The City is
looking for alternative ways to encourage growth that is not only smart, but fair in the
efforts to please citizens, developers, and builders. For new development to serve the
community, environment, and economy it must be shaped by the vision of the community
by looking at values and preferences. Bentonville’s current development trends lack a
“sense of place” and is leaning more towards an area made up of “could-be-anywhere”
development. Bentonville should stand out as a community not only to its residents, but to
visitors alike.
“Smart Growth supports the integration of mixed land uses into communities as a critical
component of achieving better places to live. By putting uses in close proximity to one
another, alternatives to driving, such as walking or biking, once again become viable. Mixed
land uses also provide a more diverse and sizable population and commercial base for
supporting viable public transportation. It can enhance the vitality and perceived security of
an area by increasing the number and attitude of the people on the street. It helps streets,
public spaces, and pedestrian oriented retail again become places where people meet,
attracting pedestrians back onto the street and helping to revitalize community life”
(NAHB, Smart Growth, Smart Choices Series: Mixed-Use Development, p. 3).
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We hope local developers will embrace Smart Growth principles to achieve a smartly
planned city with vibrant communities that possess a sense of place in which people
will remember for years to come. These principles presented within this Smart
Growth Illustrated Guidebook will assist you in learning more about Smart Growth
concepts and how they can be applied to Bentonville. Smart Growth will assist the
Planning Department in managing the pace and pattern of our community’s growth
to create more jobs, a broader tax base, and a healthy economy with fewer of the
costs associated with poorly-planned development.
Photo courtesy of http://www.lgc.org/freepub/land_use/presentations/zykofsky_denver02/pages/slide041.htm-
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Six Goals of Smart Growth
Smart Growth is Growth that Helps to Achieve the Following Six Goals:
1. Neighborhood livability. Neighborhoods should be safe, affordable, attractive, and
convenient. The central goal is to improve the quality of neighborhoods within Bentonville
and construct new ones which strive to encompass all four of the qualities listed above.
2. Better access, less traffic. Traffic congestion is a major pitfall created by urban sprawl.
Due to decentralized and less dense development, longer commute times are the result.
This not only applies to driving time to and from work, but also just to run simple errands
such as going to the grocery store or dropping the kids off at soccer practice. Smart Growth
places an emphasis on clustering development, providing a mix of integrated land uses, and
offering transportation choices so people are not dependent on their automobile.
3. Thriving cities, suburbs, and towns. Putting the needs of existing communities first is a
priority of Smart Growth. Development should be guided to already built-up areas; this is
called “infill-development”. As a result, improved public services can go toward where
people live today. This is especially important in areas with low private investment and
inadequate public services. It is also critical to preserve what makes these places special,
such as historic buildings, cultural landmarks, and historic districts. Not only does infill
development improve existing neighborhoods, it also decreases traffic and makes the
community more livable.
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4.
Shared benefits. According to Smart Growth America, urban sprawl divides a
community by income and race. As a result, some communities prosper, while
others languish. It is a goal of Smart Growth to have all members within the
community participate with the regional economy and be a beneficiary of
prosperity.
5.
Lower costs. According to Smart Growth America, “sprawl costs money”.
Infrastructure improvements such as water and sewer line extensions and road
improvements are expensive and take long periods of construction time. This in
turn causes longer commute times – transportation is the second highest category
of household spending, just behind shelter (Smart Growth America). Taking
advantage of existing infrastructure is a more appropriate choice.
6.
Keeping open space open. It is well known that the population growth in
Bentonville has been a catalyst to the rapid development. Although, because this
development is spread out, in a “hop-scotch” pattern, and at times, haphazard,
acres and acres of open space have been cleared for the purposes of constructing
housing and other non-residential development. By focusing on infill
development, Smart Growth preserves this rapidly disappearing natural
environment for which Arkansas is known. Also, protecting our natural resources
provides healthier air and clean drinking water. More and more, Bentonville
residents are moving from communities with parks, trails, and other recreational
areas and have high expectations concerning open space within our community.
Open space and natural areas should not be considered an added amenity to a
development. Preservation and conservation should be thought of first when 6
advancing Bentonville’s built environment.
Ten Tools of Smart Growth:
How can I help Bentonville Achieve Smart Growth?
The ten tools listed below can assist in forming and incorporating Smart
Growth principals in new development.
1.
Mix land uses. Clustered development needs to have a mix of residential,
commercial, office space, and community services so people can walk to and
from home, work, shopping, and other services. Single-use districts and
neighborhoods make life less convenient and require more driving.
2.
Take advantage of existing community assets. Public and private investment
should take advantage of the infrastructure that is already in place, getting the
most out of what is already built.
3.
Create a range of existing housing opportunities and choices. A mix of
housing choices should be available to cater to all types of families and lifestyles.
There should be a variety and integration of detached homes to townhouses to
cottages at varying price ranges in order to accommodate every person within
each price range.
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4.
Foster “walkable”, close-knit neighborhoods. A compact, walkable neighborhood
fosters a sense of community. A key factor is to have a destination to walk to, such as
school, work, or the local grocery store. This promotes human interaction which
contributes to an increased sense of place.
5.
Promote distinctive, attractive communities with a strong sense of place. All
historical places and buildings of significance must be protected and celebrated. These
types of landmarks not only provide culture and history, but make a place special.
6.
Preserve open space, farmland, natural beauty, and critical environmental areas.
Today more than ever people understand the ramifications of clearing natural land and
open space within their community. Overall, it negatively affects the environment, but it
also has an effect on drainage, drinking water, the air we breathe, and a individual’s
overall quality of life.
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Strengthen and encourage growth in existing communities. Before more natural
land and open space is cleared, develop in already built-up areas to preserve Bentonville’s
existing farm land and trees.
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Provide a variety of transportation choices. By creating dense, infill development, the
options of walking, biking, and less reliance on the automobile may be achieved by
means of sidewalks and trails. Safe and reliable public transportation will be a more
feasible option in the future.
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9.
Make development decisions predictable, fair, and cost effective. As a developer or
builder, you will not face any more obstacles by incorporating Smart Growth principles
into your development than those contributing to sprawl.
10.
Encourage citizen and stakeholder participation in development decisions. As a
developer, you are catering to a market – the citizens of Bentonville! To make the best
use of your money and time and to make your development more appealing and
competitive, find out what the community wants because they are your future buyers.
Photo courtesy of: http://www.lgc.org/freepub/land_use/presentations/zykofsky_denver02/pages/slide005.htm
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Smart Growth Development Examples
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9 Wide sidewalk with colored brick design element
9 Street trees create a beautiful landscape and shade
9 Outdoor, moveable seating
Photo courtesy of:http://www.lgc.org/freepub/PDF/Land_Use/reports/density_manual.pdf
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9 Public plaza inviting to pedestrians
9 Building takes advantage of corner location by adding prominent window feature
9 Retail shops on the street level create a pedestrian friendly shopping experience
9 Apartments on the top three floors
Photo courtesy of:http://www.lgc.org/freepub/PDF/Land_Use/reports/density_manual.pdf
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9 Buildings centered around a public park
9 Wide sidewalks – 12’ wide on residential streets to encourage walking and biking
9 Buildings close to the street
9 Retail and office on bottom floors, residential apartments above
Photo courtesy of:http://www.lgc.org/freepub/PDF/Land_Use/reports/density_manual.pdf
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9 Townhouses set close to the street – 14.5 feet
from back of curb
9 Interior driveways and garages create a
pedestrian oriented streetscape
9 Landscaped pathways, trails, and pocket parks
9 Incorporate traditional design elements
reminiscent of 19th and 20th century
rowhouses
Photos courtesy of:http://www.lgc.org/freepub/PDF/Land_Use/reports/density_manual.pdf
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9 Wide sidewalks and crosswalk – pedestrian friendly
9 Moveable street furniture
9 First floor retail, second floor residential
9 Large store front windows
9 Street trees
Photo courtesy of: http://www.epa.gov/smartgrowth/case.htm
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9 Underground parking garage
9 Central courtyard
9 Compact building design
9 Designed with varied facades to create
the illusion of single family homes
Photo courtesy of: http://www.epa.gov/smartgrowth/case.htm
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9 Street tables for cafes and
restaurants located near the curb –
creates an atmosphere for not only
the diners, but for the people walking
between the store fronts and tables
9 Street trees
9 On street parking
9 Compact building design
9 Large store front windows
Photo courtesy of: http://www.epa.gov/smartgrowth/case.htm
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9 Wide sidewalks / trail
9 Compact building design
9 Mix of residential, office, and
commercial
9 Street trees
Photo courtesy of: http://www.epa.gov/smartgrowth/case.htm
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9 Density that rises as you go from the single family homes in front, to townhomes,
to apartments, which are closest to the transit station
9 On street parking
9 Landscaping
9 Traditional design elements
Photo courtesy of: http://www.epa.gov/smartgrowth/case.htm
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9 Variety of housing types
9 Parks and play areas allow for smaller lots, increasing the amount of housing available
9 Wide sidewalks
9 Residences face street while parking is located on the side or rear of the lots
Photo courtesy of: http://www.epa.gov/smartgrowth/case.htm
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9 Narrow streets and wide sidewalks
9 Specially paved crosswalk
9 Street trees
9 Public art display
9 Outdoor seating
Photo courtesy of: http://www.epa.gov/smartgrowth/case.htm
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9 Community oriented design
9 Shared, common open space and reduced
yard sizes to allow for increased density
9 Incorporate porches and walkways
9 Variety of housing types
Photos courtesy of: http://www.epa.gov/smartgrowth/case.htm
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Traditional Neighborhood Design
(T.N.D.)
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Smart Growth and Traditional Neighborhood Design (T.N.D.)
What is T.N.D.?
Smart Growth can be achieved through a type of site design, layout, and
architecture known as Traditional Neighborhood Design, more commonly
referred to as T.N.D. They are developments that, “revive key ingredients
of old towns in the hope that new communities will blossom”
(http://www.tndhomes.com/under02.htm). T.N.D. is part of the entire
city, not separate entities or “upscale” communities. The main goal of
T.N.D. is to be inviting to pedestrians – that is, built to human scale. A
variety of housing types, services for the community such as jobs and
shopping, front porches, alleyways, garages located off the rear of the
home, and narrow streets with sidewalks which create an overall street
network are components of T.N.D. Through these design and placement
guidelines, residents walk and socialize more frequently within
neighborhood squares and along the narrow streets.
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A sense of community begins with the neighborhood square, which is a key
element of T.N.D. The square sets the stage for impromptu socializing. Located
around the square is a mix of homes which accommodate everyone from singles,
married couples with children, and empty-nesters. Homes can range from
detached homes to townhouses to cottages. Various types of homes may be
integrated with each other along the street to create a varied and interesting
streetscape. This type of development is a far cry from the current housing design
and placement situation in Bentonville, which is dominated by a long street, with
the same house on each lot that is only distinguishable by the street address on
the mailbox. The possibilities T.N.D. offers is endless!
Photos courtesy of http://www.tndhomes.com/under03.htm
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Current Suburban Development has the Following Characteristics:
• The creation of segregated, single use zones such as single-family subdivisions, multi-family
projects, shopping centers, and office parks;
• The rigid separation of housing based on residential type and cost;
• A street network that funnels traffic from numerous disconnected cul-de-sac streets to a few
larger streets (collector and arterial streets) concentrating traffic congestion on the larger roadways;
• Wide streets that are designed primarily to accommodate the automobile and are
inhospitable and frequently dangerous places for pedestrians, and
• Almost total dependence on the automobile due to large distances between housing,
work, shopping and recreation, and the lack of other transportation options.
Courtesy of: http://www.ci.austin.tx.us/smartgrowth/tnd.htm
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In Contrast, Traditional Neighborhoods have the Following Characteristics:
• The creation of neighborhoods with a range of uses and housing types (i.e. mixed-uses);
• Commercial uses and more intensive residential uses are frequently located in neighborhood centers;
• Limits on the size, location, and design of buildings as opposed to the strict separation of uses;
• An interconnected network of narrow streets that are safe and pleasant for pedestrians and which
provide a variety of routes for local traffic;
• A range of transportation options are available due to the pattern of streets and the proximity of
various land uses, and
• High quality public spaces (greenbelts, parks, plazas, squares, and streets) are an organizing feature
and gathering place for the neighborhood.
Courtesy of: http://www.ci.austin.tx.us/smartgrowth/tnd.htm
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“The goal is to create an entire streetscape that is as attractive as any individual house.
Locating homes closer to the sidewalk allows residents sitting on their porches to converse
with passersby’s. Porches are often complemented by flower boxes and picket fences.
Garage doors are recessed or hidden. Narrow, tree-lined streets encourage cars to move
slowly, which makes the neighborhood safer and more inviting for pedestrians”
(http://www.tndhomes.com/under02.htm).
T.N.D. also provides community services, places of employment, and civic buildings all
within walking or biking distance of resident’s homes. This provides mobility and freedom
to people of all ages, discourages sprawl and an overdependence on the automobile,
encourages person to person interaction and exercise, and helps the environment! T.N.D.
developments are not fixed in time - the evolution of uses is expected. Overall, the quality
of life is greater when a development embraces T.N.D. principles.
Basic Principals of T.N.D. Include:
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Balanced mix of uses;
• Public gathering spaces;
• Connected street grid;
• Variety of housing types;
• Green space;
• Mix of jobs, and
• Housing.
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Bentonville, Then and Now
Bentonville’s Original Traditional Neighborhood Design (T.N.D.):
• Community gathering places such as the square, parks, narrow streets, houses
dominated by front porches, and varied architecture were the standard when
Bentonville was established. These core concepts is what T.N.D. strives to recreate
to assist in achieving Smart Growth developments.
Bentonville GIS
• As the image above shows, the square is the central focus of Bentonville and
serves, as it still does today as a public gathering space as well as a landmark. In
addition, the streets were placed in a grid-like pattern to promote connectivity and
multiple navigational routes.
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Bentonville’s Traditional Neighborhood Design
Downtown Bentonville Square – central public gathering place and landmark
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Services for nearby residents
Pocket park and trail – integrated into mixed-use area
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Infill development - downtown
Traditional homes along E. Central Avenue
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Bentonville’s New, not so Traditional Design
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As new development has ensued, design and quality of Bentonville homes has taken a
backseat to efficiency and quantity. In many neighborhoods, the only way to tell which
house is yours is by the numbers on the mailbox.
Bentonville GIS
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In contrast to how Bentonville originally developed, new neighborhoods encompass a
single-use, such as strictly single family residential, disconnected streets, and neighborhoods
that are not within walking distance of each other or businesses such as a grocery store or
restaurant. This type of development caters to the automobile and is not pedestrian friendly.
In addition, “mixed-use” developments are not truly mixed-use in nature. What we see
today are separate uses within the same development instead of a true integration of uses.
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Examples of Sprawl Related to Bentonville :
• In contrast to compact development, sprawl encourages the clearing of land, expansive
parking, and housing that lacks interest, creating a “could-be-anywhere” development.
• Can you tell which images were taken in Bentonville?
All photos courtesy of: http://www.theconnection.org/features/sprawl and City of Bentonville GIS
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Conclusion
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Conclusion
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Development touches every part of our lives.
Smart Growth strategies are helping numerous
communities around the nation achieve better
futures – they can help Bentonville too.
Smart Growth principles will assist Bentonville to
offer choices in development, protect our natural
resources, honor shared culture and heritage, use
resources wisely, improve our economy, build safe
& affordable homes, protect the health of the
public, and create opportunities for everyone.
We need your help!
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Resources:
http://www.lgc.org/freepub/PDF/Land_Use/reports/density_manual.pdf
www.planning.org
www.smartgrowth.org
http://www.epa.gov/smartgrowth/case.htm
http://www.tndhomes.com/under02.htm
http://www.ci.austin.tx.us/smartgrowth/tnd.htm
http://www.theconnection.org/features/sprawl
http://www.lgc.org/freepub/land_use/presentations/zykofsky_denver02/pages/slide041.htm
NAHB, Smart Growth, Smart Choices Series: Mixed-Use Development
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