Alignment Plans Finalized for U. S. Hwy. 412 Bypass

Arkansas Highway and Transportation Department unveiled June 4 the proposed final alignment for the U. S. Hwy. 412 northern bypass around Springdale. This project has been talked about since 1996 and may now be one step closer to reality. The bypass would begin west of Tontitown and end east of Sonora (west of the White River bridge). An entrance/exit at U.S. 71B would be the only other access.

While the alignment seems closer to finalization, the subject of financing is far from solved. Current estimates are $415 million to build the bypass – and that doesn’t include an estimated $80 million to purchase land for right of way.

In summer of 2007, estimates were $310 million for construction and $60 million for right-of-way acquisitions. The increase costs are due to inflation, increased constructions costs the fact that some of the land has been developed recently.

The Highway Department has a total of $27 million available to begin purchasing right of way and expects to start that phase before the end of this year.

Who knows when and where the rest of the money will come from. Requests to the state legislature have fallen on deaf ears.

Anyone driving the section of U. S. Hwy 412 (Sunset Avenue) in Springdale is cognizant of the fact that a bypass is sorely needed. Tractor-trailer rigs are bumper to bumper alongside cars trying to access the many businesses lining the road. There are all kinds of businesses lining the road; motels and restaurants, supermarkets, gas stations, pizzerias, second-hand stores, car lots, shoe stores, ice cream parlors, movie rental stores, and lots and lots of traffic lights. Delays and frustration are the norm.

The need for the bypass exists – the money doesn’t.

For more information:

http://www.nwaonline.net/articles/2008/06/04/news/060408fy412bypass.txt

http://www.nwarktimes.com/adg/News/227680/

Light Rail – What is it and when is it coming to Northwest Arkansas?

As a professional Realtor®, I spend a good amount of time on the roads of NW Arkansas and frequently get stuck in gridlock. Traffic backs up on the ramps to and from I-540. The major intersections in Fayetteville and Bentonville repeatedly resemble parking lots. Traffic congestion is a huge waste of productive time, causes unnecessary expense at the gas station, adds to pollution, and increases daily stress.

If you’ve read my previous blogs, you heard me complain about the need for improvements to infrastructure and a light rail transportation system in NW Arkansas. Perhaps the time is getting closer for some serious consideration of light rail.

First, let me explain the term “light rail.” It generally refers to a system of streetcars that operate on some type of electric rail, ideally separated from automobile traffic. However, life is seldom ideal so light rail is often mixed with other city traffic.

Light rail usually makes frequent stops to load and unload passengers. It does not operate as fast as true rapid transit systems such as those found in large cities (think subways and elevated trains in New York or Chicago). Neither is it a railroad train that runs between cities and across the country.

Infrastructure has simply not been able to keep up in NW Arkansas. No matter how fast new roads are built or widened, they become clogged. Yet, many people don’t want to seriously consider light rail yet. Would they rather wait until we way behind on that front as well?

No one knows what a light rail system would cost. Coupling design/engineering/utility costs with right-of-way acquisitions and construction costs puts the estimate as high as $1 billion. That’s an astronomical amount of money. On the other hand, doing nothing for another 10 or 15 years would probably make $1 billion sound like a bargain.

There are many points to consider, such as:

Is our population large enough to support a light rail system? (Estimates are approximately 400,000 people live in Washington and Benton Counties.)

Would people avail themselves of light rail or continue to drive their gas-guzzling SUVs?

What other economic benefits would a light rail system provide?

What are the costs of not building a light rail system? (More and more roads?)

What high will the cost of gasoline rise?

I am not the first to think a feasibility study needs to be conducted to evaluate light rail and other methods of moving people around this area. The study might cost $1 million but the cost of doing nothing is much more expensive. My hope is that we can get moving on the study within the next year.

For more information:

http://en.wikipedia.org/wiki/Light_rail#Categories_of_light_rail

http://nwanews.com/nwat/News/64791/

Removing the Kinks at NW Arkansas’ Professional Baseball Stadium

Springdale’s brand new baseball stadium opened April 10 to a full house of cheering fans, including Arkansas Governor Mike Beebe, Springdale Mayor Jerry Van Hoose, team owners, celebrities, and a flyover by four A-10 Thunderbolts from the Arkansas Air National Guard.

The stadium is beautiful by all accounts but now that the festivities are over, a few kinks need to be worked out – most notably traffic and parking.

Opening night traffic was congested in all directions but 56th Street was probably the worst of all. Of course, it was a sell-out crowd but one would have to hope that big crowds continue to come to the park.

There has been talk of widening 56th Street as well as possibly creating a new exit to the park directly off I-540, both of which would take a lot of money and time.

But, let’s face it; people will not be happy about spending an hour or more in traffic just to get to the stadium.

If development as envisioned by the City of Springdale is to occur in that area, the roads must be improved. It’s that simple!

Moving on to parking (no pun intended), much has to be fixed. The number of parking spaces (1,700) is insufficient for a big crowd. I have never been able to understand how the number of parking spaces is determined when building a new venue. Surely there’s a formula somewhere that needs to be reworked! For example, the new stadium can hold 7,800 fans but has parking for only 1,700 vehicles. That’s roughly 4 1/2 people per car, not counting players and workers. Maybe a lesson from Disney on people moving is in order.

If you think that’s worthy of note, you should have been at the Komen Race for the Cure April 19, which started at the ballpark. At least 17,000 people participated. Tents were set up in the parking lot so even fewer parking spaces were available. Shuttle buses ran from other parking lots but even at that, parking was a total mess.

The City of Springdale has rights to the stadium for concerts throughout the summer with seating for up to 12,000 people. I’m already wondering where those people will park.

I don’t mean to take anything away from the stadium or professional baseball in NW Arkansas, but the reality is that major enhancements will be needed for the success of the entire venture. By the way, the Naturals lost their opening game and have had more losses than wins since then.

For more information:

http://www.nwarktimes.com/adg/News/222509
http://www.nwarktimes.com/adg/Sports/222440
http://www.nwaonline.net/articles/2008/04/10/sports/041108bbmnatnotebk.txt

Way to Go, Mayor Womack!

I attended the annual business luncheon last Friday (Jan. 18) at the John Q. Hammonds Convention Center in Rogers, sponsored by the Center for Business and Economic Research of the U of A (more on this in a future post).

As I zipped up I-540 from Fayetteville I made good time, since it was before mid-day. But then I arrived at the Pinnacle Hills Parkway exit. Cars were backed up at a standstill so that it took almost 1/2 hour to go from where the northbound exit ramp leaves I-540, under the freeway to where the newly widened street turns left onto Pinnacle Hills Parkway. The way the stoplights were adjusted, only a few cars could turn left at each light, so that there were even more cars behind me still "parked" not only on the exit ramp, but a good ways down the freeway.

As I arrived at the intersection to make a left turn onto Pinnacle Hills, a gentleman in a black overcoat entered the scene and began directing traffic. He blocked part of the traffic going south on Pinnacle Hills so that people from the freeway exit turning left to get to the meeting could proceed more smoothly. With more than 1,000 business people in attendance, the traffic bottleneck made a lot of them late. I did get there on time, but just barely. As I was leaving, I chatted with another person from the luncheon who told me that the man directing traffic was Rogers' Mayor Steve Womack and that he did "stuff like that" from time to time.

I applaud Mayor Womack's initiative in taking charge of the situation and making sure business people got to this important annual economic event (if it was him--I'm not sure since I have never met him personally). But the incident points out the continuing problem of infrastructure keeping up with growth in NW Arkansas, particularly with regard to transportation.

Following are a few updates on various transportation/infrastructure projects for NW Arkansas:

The exit for Pinnacle Hills Promenade Mall is open from northbound I-540 but the overpass to the west side of I-540 and the exit from southbound I-540 are not. If the overpass had been finished, the traffic delay I encountered would probably not have happened.

In southwest Rogers, work is under way on Pauline Whitaker Parkway, a north-south street that will connect with the Promenade interchange on the west side of I-540, providing access to the new Mercy Medical Center, which will open in March. According to the current timetable, the road should be completed in May.

Several other north-south road improvements will soon be open in Rogers.

Bentonville is also busy widening roads, improving interchanges, installing drains, and working on concepts for future projects. As hard as the city works, it’s almost impossible to keep up with the need for more infrastructure.

One bright spot is the cities of Rogers and Bentonville partnering on some projects that affect both.

Bella Vista will, unfortunately, have to struggle with its traffic bottleneck long into the future. U.S. Hwy. 71 carries all interstate traffic right through the middle of town. A bypass connecting Arkansas and Missouri has been studied for years but now seems dead in the water. The latest estimates show a $139 million shortfall between construction cost and projected income from tolls. That report caused Missouri to reassign the funds they were planning to spend for their portion of the connector.

Springdale is going full speed ahead on three east-west corridors to relieve traffic on U.S. Hwy. 412. The city and voters alike are to be commended for their foresight and planning. Voters approved a 1% sales tax in 2003 to back $105 million in bonds and the city has been constructing roads non-stop. In light of ever-increasing inflation and growth, that vote was a good move.

In November 2007, the first section of the southern corridor between 40th and 48th streets opened. When complete in spring of 2009 the southern corridor will run from 48th Street to Butterfield Coach Road, which is currently the eastern edge of the city limits.

The northern corridor, which is located near Wagon Wheel Road, is scheduled for completion in the first half of 2009.

Portions of the central corridor have been complete for some time. The phase that will connect Hwy. 71B to Old Missouri Road is scheduled to finish in November 2008. The third phase of the central corridor that will connect Emma Avenue to Robinson Avenue on the eastern side of the city is scheduled to be complete in May 2009.

The Arkansas Highway and Transportation Department opened a new, wider 6-mile section of U.S. 412 near Hindsville. If and when all the planned improvements are made to U.S. 412, it will be a 4-lane highway from the Oklahoma border east to Huntsville. The state is also planning to widen a 1.6-mile stretch of Old Wire Road in Springdale from Randall Wobbe Lane north to Arkansas 264. No work is evident here yet.

Fayetteville is also busy improving roads but perhaps not on the same scale as some of the other cities. Portions of Wedington Drive are being widened and, it seems to me, moving along at a good pace. As I recall, it took some five years to widen about three miles of Hwy. 265 so I am impressed with the progress I see on Wedington.

And on the subject of Hwy. 265, Fayetteville has been notified by the state transportation department that it wants to proceed with widening that highway from Mission Boulevard north to Joyce Boulevard. Earlier plans had called for a 4-lane highway north to the Springdale city limit but inflation caused those plans to be scrapped.

Meanwhile, plans for public transportation on a major scale are sorely lacking. Ozark Regional Transportation provides some bus service on fixed routes in Fayetteville and Springdale. A few routes in Rogers and Bentonville are scheduled for this year. Sadly, a route from Springdale to Lowell to Rogers was canceled recently due to lack of funding.

Razorback Transit at the University of Arkansas in Fayetteville provides free bus service for the area around the campus and to the Northwest Arkansas Mall.

It seems to me that serious consideration must be given to improving public transportation on a regional scale (think light rail or funding for a beefed-up bus system). I don’t pretend to be a planning engineer but I do know congestion, traffic delays, and gridlock when I see it. Every once in a while I hear “light rail” being tossed around but I haven’t see any firm projections.

For more information:

http://www.bentonvillear.com/docs/street/street_newsletter_120107.pdf
http://www.rogersarkansas.com/planning/2010Bond.asp
http://www.nwarktimes.com/brog/News/55678/
http://www.nwanews.com/adg/National/201929/print/
http://www.joplinindependent.com/display_article.php/l-marble1192477593
http://www.nwaonline.net/articles/2007/12/05/news/120607sz412eupdate.txt
http://www.ozark.org/RidingORT/home.html

Housing Slump Slows US Economy, but NW Arkansas Still Strong

According to the Commerce Department, the U.S. gross domestic product (the sum of the value of all goods and services produced) grew at only 1.6% in the third quarter of this year, down from 2.6% in the second quarter and a phenomenal 5.6% in the first quarter. One of the key factors in the sluggish growth was a major slowdown in the national housing market (in both construction and sales).

In Northwest Arkansas, there is an adjustment occurring in the housing market as well. But some of the other economic indicators (which are weak nationally) are positive here, according to Jeff Collins, Director of the Center for Economic and Business Research at the University of Arkansas’ Sam Walton School of Business.

In a keynote address at the Bentonville Development Conference, held Friday (October 27) for builders, developers, and others, Collins outlined several factors which still make NW Arkansas a good place to live and do business and which bode well for a continuing strong economy here.

First, although there is an oversupply of homes available, particularly in Benton County, there are still approximately 1200 people per month moving to NW Arkansas. This will help in the absorption of current inventory. The current buyer’s market and a leveling of home prices, as well as continuing low interest rates, make this a good time to purchase a home.

Second, job creation in the area continues at over 600 jobs created each month. He noted that from 1996 to 2006, 49% of all new jobs in Arkansas were created in NW Arkansas. People who move to NW Arkansas (except for retirees), do so for employment reasons.

Collins did note a couple of warning signals, however, and stressed the need for creating high wage, high skill jobs. In the past these jobs were in manufacturing, but those are disappearing and being replaced with service sector positions. Service sector employment does not necessarily mean low wage positions but also can include professionals such as doctors, lawyers and others. The key to creating such high wage, high skill jobs is growth in education which will result in knowledge-based employment and higher-wage positions. At present, although NW Arkansas is one of the most affluent areas in the state, per capita personal income (PCPI) is only 80% of the national average. The rest of Arkansas is “poorer”.

Another challenge for the area is to manage the infrastructure required for the continuing growth. The trend in all of Arkansas is towards increasing urbanization in Little Rock and NW Arkansas, while other areas are actually losing population. But public resources are lagging, and must be brought up to speed.

All in all though, Collins seemed optimistic about the area’s ability to weather these challenges and about the current positive outlook for economic activity in NW Arkansas.

For more information about the Commerce Department report:

http://www.washingtonpost.com/wp-dyn/content/article/2006/10/27/AR2006102700408.html

More Shopping Opportunities in NW Arkansas

Sam’s Club, a division of Wal-Mart Stores, Inc., has finally come to Bentonville. It seems odd that it took so many years for Wal-Mart to open its own wholesale membership club in the city it calls home, but at last, it has happened.

The store is huge, the inventory is huge, and the crowds on opening day were huge.

The big box look has been updated a bit. The building boasts more than 140,000 square feet under roof with 54 skylights, a coffee bar and a large white pipe at the entrance that transports aromas from the store's bakery directly to the noses of incoming customers.

The only other Sam’s Club in NW Arkansas is located in Springdale. Plans call for that store to close when a new Sam’s is opened in Fayetteville. The new store has been delayed for several months while the courts settle opposition brought by local liquor stores over the sale of liquor at that site. Arkansas liquor laws are complicated so I won’t bore you with all the wrangling that has been going on. Suffice it to say the Fayetteville Sam’s Club is probably a year away.

Pinnacle Hills Promenade, the newest destination for upscale shopping, is now open at I-540 and Perry Road in Rogers. Everything (almost everything) you always wanted can be found there. The Promenade calls itself a “lifestyle.”

Anchors are JCPenney and Arkansas’ own Dillard’s. Malco Theaters will feature an updated look and 12 screens for your viewing enjoyment. There are too many specialty shops to list here in addition to food of all types. Some stores, such as Barnes & Noble, aren’t open yet but will be soon.

The open-air mall features almost 1 million square feet of retail and office space along with beautiful architecture, fountains and verdant landscaping.

Naturally, something of this magnitude creates a need for more infrastructure. New intersections have already been created and construction is underway in I-540 for new on- and off-ramps. When complete, they will replace the Perry Road overpass and the new road will be named “Promenade.” Time will tell what else has to be done as other businesses are lured to the area.

The City of Rogers will receive millions of dollars in sales tax revenue when everything is built out and operating.

But let’s not forget Northwest Arkansas Mall in Fayetteville. It has been open for several years and has been a mainstay for the entire area, including parts of Missouri and Oklahoma. It not only has JCPenney and Dillard’s but also a large Sears. All together some 100 stores are there – all heated and air-conditioned indoors.

NW Arkansas Mall is conveniently located on Hwy. 71B, where north Fayetteville and south Springdale meet.

Most likely NW Arkansas Mall will lose a bit of business for the first couple of months after the Promenade opens. That always happens because people just like to see what’s new. But I think there is enough growth to support both malls. I also think when it’s 96 degrees (F.) in August or a snowy 20 dgrees (F.) in February, many people will prefer indoor shopping.


For more information:

http://www.samsclub.com/shopping/navigate.do?dest=0

http://www.pinnaclehillspromenade.com/html/index9.asp

http://www.generalgrowth.com/Properties/ndPinnacle_Hills.htm

http://www.northwestarkansasmall.com/

Fayetteville’s Sales Tax Rate Increase and Extension

What do sewers, roads, and trails have in common? You guessed it, money! Lots of money.

Fayetteville voters went to the polls September 12th and voted to increase city sales tax by ¼ of 1%. They also voted to extend of the number of years before an existing ¾ of 1% sales tax will end. Thus, starting January 1, 2007, state, county and city sales tax on most purchases in Fayetteville will total 9¼% for the next 12 years. Hotel, motel and restaurant tax is an additional 2% on purchases of that type.

For those who haven’t lived here for several years, here is a brief summary of where we are on the sewer project, and how we got here-----

Back in the 1990s, city leaders realized that unprecedented growth would necessitate an improved wastewater treatment system. In 2000, city officials estimated $60 million to $90 million would be needed to cover sewer plant improvements.

In 2001, city administrators estimated $125 million was needed for the sewer project. Voters agreed and passed an increase of ¾ of 1% sales tax. The project was expected to be complete by September 2006. If everything went as planned, the bonds would have been paid off in 2013 and the increased sales tax increase would have ceased.

Unfortunately, things didn’t go as planned. By 2003, estimates had escalated to $140 million and completion was scheduled for 2007.

By 2005, fingers started pointing in all directions. Virtually everyone and everything imaginable were blamed for the cost overruns and delays. The engineers and designers, project directors, mayor, city staff, hurricanes Katrina and Rita, war in Iraq, China’s increasing demands for raw materials and energy – all were blamed. Some said it was no one’s fault - it was just that the original plan and cost estimates were “overly optimistic.”

Fast forward to 2006. Voters were told they would have to pay to complete the sewer project one way or another. They had two choices: (1) vote to increase and extend the sales tax or (2) pay considerably higher sewer fees each month for a much longer number of years.

Voters (the ones who vote anyway) are intelligent people. It was easy to see that approving the sales tax was the better choice. Everyone visiting the city would help residents pay for the sewers. Each time a visitor patronized a restaurant, spent a night at a motel, bought a gift, or shopped for groceries, money would roll in to the city coffers.

Again, I am saddened by the thousands of registered voters who did not take the time to make their voices heard. Roughly 83% of voters did NOT vote! But, I digress. Back to the subject of sewers.

The increase in sales tax revenue will be used to (hopefully) complete the sewer project. I have to say “hopefully” because at this point, no one can be certain about total costs. Some portions of the project have not even gone out to bid.

In addition to the $42 million sales tax increase that will be used to repay sewer bonds, voters approved additional expenditures for street improvements and trails. $66 million will help widen roads and reconfigure some extremely congested intersections. It will take several years for the planned improvements to be completed and I say the sooner the better.

And lastly, voters approved spending $2 million to improve hiking/biking trails. This is another example of what gives Fayetteville high rankings for quality of life.

For more information:

http://www.nwaonline.net/articles/2006/09/12/columns/brenda_blagg/01blagg.txt
http://www.nwanews.com/story.php?paper=adg§ion=News&storyid=166459

Arkansas Has Budget Surplus of $402 Million

The bad news is: Arkansas has a reputation as a relatively poor state with a long list of needs from roads, sewers, and infrastructure in general to improvements in education, helping the needy, and everything in-between.

The good news is: Arkansas has a budget surplus of more than $402 million for the fiscal year ended June 30, 2006. As you can imagine, everyone wants a piece of the pie.

Many of the ideas are worthy of consideration. Using part of the surplus to create a “rainy day fund” is certainly an excellent idea. Just because income exceeded expenses this year doesn’t necessarily mean next year will as rosy.

Governor Mike Huckabee believes a good portion of the surplus should be refunded to taxpayers. The governor says the refund could be handled in various ways: state income tax reduction, reducing or eliminating the sales tax on food, or even a direct rebate to taxpayers. So far the legislature has been in no hurry to do anything.

Arkansas has become increasingly dependent on the sales tax. Arkansans pay sales tax on just about everything except medical care and prescriptions. The bare essentials - food, clothing, and utilities - are taxed by the state, county, and city. Add those taxes together and you will quickly see that cities such as Fayetteville and Springdale have sales tax rates in excess of 9%.

As we all know, the sales tax is regressive. Poor people need essentials just as much as their more affluent neighbors but they have to pay a proportionately higher percentage of their income for them.

I’ve also heard talk about eliminating the sales tax that manufacturers pay on utilities. Most states do not have a similar tax so this makes Arkansas less attractive to manufacturers who may be considering a move.

Education is another high priority. In recent years, we’ve spent a lot of money for improvements from kindergarten through university levels but capital improvements have been falling through the cracks. It’s reasonable to assume the entire surplus could be spent for education without fulfilling every need.

Other ideas also have merit, especially for NW Arkansas: infrastructure and affordable housing. I have written previously about both subjects but I can’t say it too often. NW Arkansas is in gridlock. New roads, widening of existing roads, toll roads, overpasses, bypasses, etc., no matter what you call it, we need to build it. Large projects such as the Highway 412 bypass are only dreams at this point. Funding does not exist to even buy the land.

NW Arkansas has a growing population of homeless people and affordable housing is practically non-existent. Part of the surplus could be used to help feed and train people so they can get jobs. Then help them with down payments and/or subsidized interest rates to get them off the streets and into housing.

As I understand it, the state used to give turnback funds to the cities, but they have not been awarded since 1986, when cities were allowed to enact local sales taxes to add on to the state sales tax.

Perhaps it is time to turn back some or all or the surplus to the cities to use as they see fit. They know better than the state what is needed at the local level.

While I know it cannot happen, I would love to see the entire surplus sent to NW Arkansas. NW Arkansas’ booming economy helps the entire state. We pay a proportionately higher percentage of taxes to the state than the other areas. We need help with infrastructure now if our economy is to continue expanding.

For more information:

http://www.nwaonline.net/articles/2006/07/06/news/05lrrevenuereport.txt

http://www.nwaonline.net/articles/2006/07/08/news/03lrhuck.txt

http://nwanews.com/bcdr/News/33242/

Beaver Lake is Rising but Water Conservation Still in Effect in Bentonville and Rogers

Northwest Arkansas has received several inches of much needed rain in the past couple of weeks but more is needed to get back to normal levels. It would appear that the major drought affecting this area has been alleviated for the time being.

As I write this article, the water level in Beaver Lake is in excess of 1113 feet above sea level. If memory serves me correctly, that is some eight feet above the low we experienced earlier this year. The optimum level is 1120 feet above sea level.

We are very fortunate to have the Beaver Water District to meet the needs of the people and businesses in this area. BWD currently has sufficient water and treatment facilities to supply up to 100 million gallons of treated water per day. So far that is well above the highest demand. The district has on-going expansion plans and resources to stay ahead of our growing population’s demand.

Getting the water to the users is the problem for Bentonville and Rogers. The two cities now share two water transmission lines, one 24 inches wide, the other 30 inches. Together, the lines can transport a maximum of 29.5 million gallons of water a day to the two cities.

Bentonville has started construction of a 48-inch water line which is scheduled to go on line in April or May 2007. When Bentonville’s new water line is complete, Rogers will purchase the two older lines and take over as sole user.

Until then, water conservation is the rule for both cities. Procedures, consisting of six stages of conservation, were put into place in 2005. Water usage drops during the winter months so the conservation rules were temporarily relaxed.

With summer returning and the population continuing to swell, it would seem likely that even more water conservation will be needed this summer.

The first two stages of conservation are considered voluntary and consist mainly of common sense – limit time in the shower, run the dishwasher and washing machine only when full, reduce outdoor usage and so forth. From there, the stages continue through moderate mandatory measures all the way up to and including water rationing.

For more information:

Beaver Water District information and links to many other resources:
http://beaverwaterdistrict.org/

City of Rogers Water Utilities:
http://rwu.org/conservation.htm

City of Bentonville water conservation ordinance: http://www.bentonvillear.com/docs/utility/water_conservation_ordinance.pdf

What is Infrastructure Anyhow? Effects of Growth on NW Arkansas

Hardly a day goes by that a new sign doesn’t appear somewhere in Washington or Benton County proclaiming that a new subdivision will soon appear on former agricultural land. Land costs have escalated so much that most new subdivisions will automatically be high density.

What does that mean to you and me? It means further stretching of the infrastructure in an area that until a few years ago was rural. Everyone agrees the population of Washington and Benton counties is growing so fast the infrastructure can’t keep up.

What do you think of when you hear the word infrastructure? Most people say traffic or transportation, and public schools. The daily commute to work and back home keeps traffic congestion on everyone’s mind but the list of needs is much longer and more complicated than that.

High-density subdivisions generally have small yards. Where will the children and adults play and exercise? Parks, recreation and open space will be needed.

More schools will have to be built and staffed. More school buses will be on the roads, not to mention the amazing number of parents who drive their children to school in the morning and reverse the procedure in the afternoon. It’s not unusual now to see streets and even highways blocked by vehicles waiting in line to drive onto the school grounds to pick up their child.

Water must be available. Beaver Water District currently has authority to use up to 120 million gallons of water a day from Beaver Lake. At what point does that amount become insufficient?

Increased population equals more sewage. Rural areas are generally not connected to a municipal sewer. When homes were being built on an acre or more of land, septic tanks were a viable solution. High-density subdivisions in rural areas have to take a different approach. Decentralized systems are replacing the traditional septic tank, serving hundreds of homes with one on-site system rather than one septic tank per home. My concern is the future. Who will maintain these systems when the developer has moved on and the homeowner hasn’t even thought about where his sewage goes?

We all want adequate police protection. As the population increases, more officers must be hired and trained. Increased staff will be required back at the station. Overcrowded courts and jails will have to be expanded.

Unincorporated areas usually have volunteer fire departments. Personnel have been trained to fight brush and grass fires and may be called upon occasionally to fight a structure fire.

A high-density subdivision alters the scenario. Consider this: a home is on fire and a call goes out to 911. The volunteers must first rush to the station to get the equipment before they can get to the fire. When they arrive, they are faced with a structure burning that has other homes close by on two sides. Depending on the wind factor, they may even have to protect homes across or down the road. Is there an adequate water supply available to fight the fire? Does the subdivision have hydrants? Does the fire department have the training and equipment to combat such a situation?

Libraries are often taken for granted but contribute greatly to our way of life. Free libraries are as American as apple pie and I, for one, would not want to think about a lack of excellent libraries. More people means more resources will be needed to meet demand. Buildings, employees, books, computers, audio/visual materials – all will need to expand.

The list of infrastructure requirements is almost endless. People are drawn to Northwest Arkansas for the quality of life here but the crush of people is threatening that very quality. The equation is simple: more residents = increased need for infrastructure = additional funding needed. Where is it coming from?

For more information:
http://www.nwanews.com/nwat/News/39618/
http://www.nwanews.com/adg/News/152416/

Good News/Bad News for the Springdale Northern Bypass

The U.S. 412 bypass of Springdale has received a record of decision from the Federal Highway Administration. Now all that needs to be done is to figure out how to pay for it! The estimated cost currently stands at some $300 million with only $31 million in combined federal and state funds earmarked for the 20-mile highway.

Ten years have passed since a study of alternatives for the bypass began in 1996 and it will be many more years before it is even partially constructed. With the escalating price of land in the area it seems obvious that costs will only go one way – up. “This project has to have federal money,” said John McLarty, transportation planner for the Northwest Arkansas Regional Planning Commission. “It’s just too big.”

Highway 412 is a major east-west route through Springdale for traffic coming to and from Tulsa area as well as off Interstate 540. No one argues the need for the bypass, which is expected to channel much of the truck traffic around the city. However, it appears the bypass will have to be built in segments, as funding becomes available. It may take until the year 2030 before the road nears completion.

As I mentioned in my posting March 6, “A Western By-Pass? Great Idea!” (scroll down to read the article) other roads are being planned to alleviate gridlock in Northwest Arkansas, but the 412 bypass is scheduled to come first. We must find a way to get moving on all these projects, the sooner the better.

For more information:http://www.nwanews.com/adg/News/147680/

A Western By-Pass? Great Idea!

Planners and elected officials in Northwest Arkansas are eyeing a four-lane highway to cut through western Benton and Washington counties and avoid additional gridlock on Interstate 540. It doesn’t have an exact location, nor money to pay for it--yet.

The Northwest Arkansas Council, which includes some of the region’s wealthiest and most influential people, has placed the proposed highway on its list of road projects it deems important to the region’s future. And a committee of the Northwest Arkansas Regional Planning Commission has included the highway, known as the western bypass, in the draft of a 2030 long-range transportation plan the commission will hand over to the Arkansas Highway and Transportation Department next month.

The proposed highway wouldn’t be constructed until after a western bypass of the Bella Vista stretch of I-540 and a U.S. 412 bypass north of Springdale are completed, according to John McLarty, the transportation planner for the regional planning commission. “But it’s not too early to begin planning the road.”

The western freeway is a great idea, and it’s encouraging to note that planners are starting to think in longer terms. It takes years to go from identifying the need to completing the project, and it is essential to get this project in place while there is still sufficient, undeveloped land available. The 412 bypass has been delayed again and again by impact studies while the areas where the original three proposed routes might have been built have been filled up with new homes. And since the 412 bypass won’t be built for many years due to funding deficits, maybe these planners can begin getting their proposal to legislators so that when the project is ready, the funding will be there.

In the meantime, there will have to be improvements and additions to I-540. Twenty-five years is a long time for the western bypass to become a reality. But knowing that planners are even thinking about it is a start.

For more information: http://nwanews.com/adg/News/147123/

Fayetteville's New Sewage Treatment Plant--Finally!

According to today's NW Arkansas Times, construction will finally begin on Fayetteville's new sewage treatment plant, roughly four months after its originally scheduled completion date. "Its about damn time," said Ward 2 Alderman Kyle Cook, chairman of the water and sewer committee. And I say, "Amen."

The Times quoted Cook as being "glad that construction will soon begin, but (he) remains wary of future problems and cost increases that could develop during construction. 'Just getting the thing out of the ground is the first hurdle,' Cook said. 'Getting it standing and operational is another thing.' "

A groundbreaking ceremony is scheduled for Friday, a visible sign of progress for the $180 million project, which is being financed with a voter-approved 3/4% added to the sales tax to pay up to $125 million of the final cost.

With the continuing explosive growth in NW Arkansas, infrastructure projects like the sewage treatment plant are important. The area must have the capacity to serve the 1000 people per month who are moving here. And this just doesn't apply to Fayetteville's new plant. We need more and better roads too--rush hour traffic (and even non-rush hour traffic) in the Rogers/Bentonville area, as well as on Hwy 265 between Springdale and Fayetteville or Hwy 412 through Springdale, has become burdensome and does not contribute positively to the "quality of life" reasons that many people are relocating here.

In the meantime, at least one step has been taken with the decision to begin construction on the long overdue sewage treatment plant. Let's hope that city and regional planners can put their heads together to solve some of the area's other pressing problems.