Though many city administrators and leaders dream of having more land to develop and use for the economic and social benefit of their residents, many never have that opportunity. That’s not the case, however, in the Fort Smith region.
In 1995, the U.S. Department of Defense Base Realignment and Closure Commission voted to convey 7,000 acres of the former Fort Chaffee Joint Regional Training Center (now Fort Chaffee Joint Maneuver Training Center operated by the Arkansas Army National Guard) to the state of Arkansas. This ultimately created the Fort Chaffee Redevelopment Authority Public Trust, which oversees development of the land and how it can best benefit the residents of Fort Smith, Barling, Greenwood and the rest of Sebastian County.
Due to the sheer volume of real estate, the dated or lack of utility infrastructure, the number of buildings in disrepair and the lack of connectivity to development around the perimeter of Fort Smith and Barling, the challenges were great. The greatest variable in the equation was, of course, funding for the public aspects of the project. It was known that proceeds from the sale of the property would eventually come back to the trust and be reinvested in infrastructure and public developments, but in the beginning, resources were very, very scant.
Many concepts were brought to the table to address the rapidly evaporating regional manufacturing jobs and the need for residential development. As they took a step back, however, leadership recognized the gift for what it was: a blank slate that could be planned, molded and formed into a near fairy tale development. Fast-forward to present day and a staggering $2.3 billion projected in capital investments have been made in Chaffee Crossing, the branded name of the economic development project. This dream project is now the hottest development prospect in western Arkansas with tangible momentum that will change the course of history for generations to come. The Redevelopment Authority attributes this success to a number of factors, including: intense, methodical planning and execution of a future-land-use plan; partnership building; developments that complement regional assets; and balancing all aspects of daily life from employers to services, residences, recreation and amenities. The growth, however, is wisely tempered by lessons learned over the past 25 years.
WRITING THE VISION
Working with planning professionals to create a road map for the development was critical. It provided an opportunity to plan streets, utility easements, setbacks for sidewalks, trails and public amenities before the first foundation was poured. Areas of greatest projected density were identified, and complementary land uses were designated around it. The beauty of the plan lay in the fact that the land was not zoned; parcels were assigned land-use classifications. This provided FCRA trustees the flexibility to change land-use classifications within reason once the property was sold to a buyer with a defined development plan. Real estate contracts with development periods and a comprehensive set of design guidelines also helped shape the master-planned community in tandem with city unified development ordinances or codes. As time has passed, design guidelines have been adapted to reflect changes in modern building materials and standards, but not to the point of deviating from the overall vision for the area. Interestingly, this has contributed to the adoption of parallel UDOs among the cities of Fort Smith and Barling, which has created even greater opportunities for consistency within Chaffee Crossing. Having a written future-land-use plan and master development guidelines have helped smooth the development process. In addition, an independent design review committee evaluates development plans based on Chaffee Crossing master development guidelines before city planning commissioners consider plans for permits. Working in tandem with city planners, this process has created open dialogue and communication that helps facilitate projects.
CHOOSING WISE PARTNERS
The success of Chaffee Crossing development would not have happened without the wise counsel and support of a wide range of professionals and supporters. The magnitude of the work required barriers to be broken down in order to bring the right partners to the table. From a broad perspective, this project is parallel to building a city within the cities. Building relationships with recognized leaders representing engineering, architectural, finance, public utility, education, commercial and residential development, nonprofit and recreational organizations in addition to congressional delegates and city leaders has been critical to the planning and development process. Over time, the contributors may have changed in response to the phases of development, but there has been no lack of supporters wanting to be involved. The success of the project has attracted successful community leaders who have in turn raised its overall level of achievement. Success definitely breeds success.
Complementing The Ensemble
Bringing together a consortium of the brightest, most talented and visionary people in the regional community has been essential to achieve FCRA’s development goals, but that’s just one component of relationship-building. Organizations cannot build relationships for the sole purpose of getting what they need — they must also give in return. The future master development plan wasn’t created in a vacuum. It was designed not only for the land within the boundary, but also to complement regional assets with a look toward future regional development. For instance, several hundred acres were set aside for public landfills and the future Interstate 49 right of way even though there was no funding or schedule for the project. Street and utility rights of way were planned before parcels were sold with required setbacks for sidewalks and trails included. Land-use considerations related to proximity to the regional airport and Arkansas river ports were put in place. The need for residential development to accommodate growth in the private sector as well as new and expanded missions for Arkansas Air and Army National Guard units based in Fort Smith were given high priority. Public demands for the Arkansas Game and Fish Commission Janet Huckabee Arkansas River Valley Nature Center, trails, dog parks, the Chaffee Barbershop Museum and other amenities required donation of land and creative partnerships with other public entities to obtain grants and other funding to make those projects come to life. On the topic of land donations, FCRA trustees made a very bold move in 2014 when they donated 200 acres of prime property to the newly created, privately owned Arkansas Colleges of Health Education. Madness, they said. Perhaps it seemed so at that time. But crazy smart and visionary? Absolutely! Today, ACHE is changing the culture of Fort Smith by attracting more than 700 future medical professionals and 170 highly paid staff to a city that was known for manufacturing, not medicine, with an economic impact of more than $100 million per year. ACHE in turn donated part of the original 200 acres to Mercy Fort Smith to build a $23 million state-of-the-art rehabilitation hospital. And they’re just getting started. FCRA’s scale is tipped toward giving, and it has proven contagious.
Balancing Work, Balancing Life
Arkansas companies facing workforce shortages are relying on the appeal of community assets more than ever in their recruiting. The Fort Smith region has that advantage. For the past two decades, millennials have made it clear they are more interested in having experiences than owning possessions; therefore, many first choose an address that appeals to them and then find jobs online when they get there. Working remotely also gives Americans wide-open opportunities to ditch the magnet of metropolitan brick-and-mortar employment and seek lower-cost-of-living opportunities in smaller markets. The pandemic exponentially increased the demand for outdoor recreation and amenities near natural resources. Cue the Chaffee Crossing lifestyle. The FCRA future master land-use plan includes areas for public art, public parks and open spaces in addition to industrial, commercial and residential development. All of these attractive features organically exist in the western Arkansas region and have been intentionally reserved, preserved and enriched within Chaffee Crossing. Miles of trails for running, cycling and walking, lakes for fishing, pickleball and three entertainment districts now exist. The appeal of a balanced lifestyle is helping local businesses with recruiting and retention. Who knew back in 2008 how prophetic that plan would become? The proof is in the numbers. FCRA has reinvested at least $14 million in Chaffee Crossing infrastructure and capital improvements. More than 3,800 jobs are being created in Chaffee Crossing, and many of those employees are choosing to live in or near the area due to the close proximity to so many amenities. There are now 42 residential neighborhoods in Chaffee Crossing with more than 4,000 units built or planned; approximately 44% are single-family homes ranging from starters to luxury custom builds. Since 2011, real estate tax collections have been boosted nearly $23 million by property sold in Chaffee Crossing.
HISTORY REPEATING ITSELF
When the U.S. Army built its premier Army training camp for World War II in 1941, the injection of millions of dollars changed the western Arkansas economy forever. When FCRA inherited some of those historic buildings, trustees wondered if they could ever be productively used again or if they should be demolished. A future vision for a mixed-use development — including 50 historic buildings nestled next to the I-49 corridor — that was bounced around for nearly 20 years finally took hold in 2016, and the Chaffee Crossing Historic District was officially under development. Today, more than $30 million is being injected into the area. Former admin buildings are being converted to retail and commercial spaces. Two-story barracks are being converted to Airbnbs and apartments above retail and restaurant spaces. Parades, farmers markets, artisans markets and fundraising events are hosted year-round. Property values are increasing, and housing issues are being solved. Jobs are being created and taxes generated for the first time in 80 years. It took a lot of patience, time and creativity, but the end result is that the development in Chaffee is once again rewriting the regional economy for generations to come.
REAPING WHAT IS SOWN
Chaffee Crossing is a living example of dreams coming true against all odds. The success story began with World War II and continues today as international businesses make this hallowed ground their home, offering desirable employment opportunities to replace other jobs lost. Thousands of families of varying socio-economic status enjoy trails and amenities a few steps from their front doors. Local government has more funding for public infrastructure that is accomplished through cost-sharing with FCRA. It’s an unlikely Cinderella story, but it is a living example of people following their dreams, coming together, envisioning what can be and creating balance through development that is planned, inclusive, wholesome and beneficial to all members of the community.
Daniel Mann is CEO of the Fort Chaffee Redevelopment Authority and Chaffee Crossing. Lorie Robertson is director of marketing.
