Springdale Arkansas Form-Based Code - Analyzing Urban Disposition

University of Arkansas, Fayetteville
ScholarWorks@UARK
Architecture Undergraduate Honors Theses Architecture
5-2023
Springdale Arkansas' Form-Based Code: Analyzing Urban

Dispositions
Nate Cole
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SPRINGDALE, ARKANSAS’
FORM-BASED CODE
ANALYZING URBAN DISPOSITIONS
HONORS CAPSTONE: B. ARCH, DEPARTMENT OF ARCHITECTURE
UNIVERSITY OF ARKANSAS
FAY JONES SCHOOL OF
ARCHITECTURE AND DESIGN
AUTHOR:
Nate Cole, B.Arch. Student, Department of Architecture
CAPSTONE CHAIR:
Noah Billig, Department of Landscape Architecture
COMMITTEE MEMBERS:
Brian Holland, Department of Architecture
Gabriel Diaz Montemayor, Department of Landscape Architecture
ABSTRACT
Springdale, Arkansas, has witnessed population growth, public and private
development, and interest from stakeholders throughout the Northwest Arkansas region
in the past six years. The impetus for this case study is the rapid urbanization of
Springdale, catalyzed by the adoption of a downtown Form-Based Code in 2017. The
study analyzes four projects representing a range of typologies and uses, selected from
many new and upcoming projects in the FBC area. Utilizing multiple techniques to
present each project's spatial and social characteristics, the study presents these
nuances and provokes further discussions. A literature review covering complexity and
complex adaptive systems supports the discussion of each site, with an emphasis on the
catalytic qualities of the FBC and the emergent qualities of the region. The three
methods- Power V Interest, Power Mapping, and Exchange diagrams- are each
borrowed from urbanists, planners, and landscape architects.
This study synthesizes a recent Springdale and Form-Based Codes history, a
review of Complex Adaptive Systems, and an analysis of the broader form-based code
area. Following that section, the study zooms in to present the four cases. A discussion
and recommendation for further inquiry suggest the potential for FBCs to enrich the
urban fabric of small cities like Springdale and the implications for designers, developers,
and citizens to engage with complex structures such as these. It presents qualitative data
conducted through site reconnaissance of the FBC area and the qualitative observations
of the Springdale Department of Planning, as well as the author’s perspective and
observations on each topic.
Key findings: there are a variety of ways in which projects have taken advantage of
the new Form-Based Code; Springdale is already going through changes with
developers leading the urbanization of the FBC area; the process of analyzing this
urbanization is only partially begun in this capstone, and only captures a small portion of
the complex processes within Springdale.
2
TABLE OF CONTENTS
TABLE OF CONTENTS....................................................................................................3
TABLE OF FIGURES AND TABLES ................................................................................5
I: INTRODUCTION ...........................................................................................................7
II: THE CITY OF SPRINGDALE: WARRANTS OF THIS STUDY .....................................9
A RECENT HISTORY OF SPRINGDALE AND FORM-BASED CODE .............................. 9
ZOOMING IN – SPRINGDALE’S FBC AREA, LOCAL DEMOGRAPHICS ....................... 13
SPRINGDALE’S URBAN CATALYSTS ............................................................................ 14
III: DISPOSITION AND THE FITNESS LANDSCAPE: APPLYING COMPLEXITY

THEORY TO SPRINGDALE ARKANSAS.......................................................................18
IV: EXEMPLARY METHODOLOGIES ............................................................................21
V. APPROACH AND METHODS ....................................................................................23
BOUNDING THE CASE STUDY ...................................................................................... 23
DATA COLLECTION ....................................................................................................... 24
EXCHANGE DIAGRAM, POWER MAP, AND POWER/INTEREST DIAGRAM .................. 26
VI. THE CASE STUDY ....................................................................................................29
CASE 01: HOLCOMB ARTS DISTRICT .......................................................................... 38
CASE 02: 202 RAILSIDE ................................................................................................. 47
CASE 03: KIDS SPOT! PEDIATRIC THERAPY AND LANGUAGE SERVICES ................. 56
CASE 04: PUTMAN/PRICE COTTAGE COURTS ............................................................ 63
VII. EVALUATION ...........................................................................................................68
CASE 01 IN REVIEW ...................................................................................................... 68
REFLECTIONS ON METHODS ...................................................................................... 70
RETURNING TO INITIAL GROUNDING .......................................................................... 71
VIII: DATA LIMITATIONS AND RECOMMENDATIONS .................................................74
3
BIAS AND SUBJECTIVITY ............................................................................................... 74
ITERATIONS.................................................................................................................... 75
IX: DISCUSSION ............................................................................................................76
SYNTHESIS OF FINDINGS ............................................................................................. 76
IMPLICATIONS FOR DESIGNERS, PLANNERS, CONTRACTORS ................................. 77
IMPLICATIONS FOR SPRINGDALE ................................................................................ 78
IMPLICATIONS FOR THE REGION ................................................................................. 81
X: CONCLUSION/RECOMMENDATIONS FOR FURTHER STUDY................................82
REFERENCES................................................................................................................84
BIBLIOGRAPHY .............................................................................................................. 84
FIGURES......................................................................................................................... 89
TABLES ........................................................................................................................... 90
APPENDICES.................................................................................................................91
APPENDIX A: CASE 01 PROCESS, PRODUCED BY AUTHOR ..................................... 92
APPENDIX B: ON-SITE PHOTOS, PRODUCED BY AUTHOR ....................................... 99
APPENDIX C: STAKEHOLDER IDENTIFICATION HANDOUT ..................................... 109
APPENDIX D ................................................................................................................. 110
APPENDIX E ................................................................................................................. 118
4
TABLE OF FIGURES AND TABLES
FIGURE 1: MAP OF NORTHWEST ARKANSAS .................................................................. 9
FIGURE 2: MAP OF OPPORTUNITY ZONE ....................................................................... 11
FIGURE 3: MAP OF SPRINGDALE, AUTHOR, ARCGIS .................................................... 12
FIGURE 4: MAP OF SPRINGDALE AND ACCOMPANYING CENSUS DATA ................... 14
FIGURE 5: MAP OF SPRINGDALE FBC AREA .................................................................. 15
FIGURE 6: EXCHANGE DIAGRAM .................................................................................... 26
FIGURE 7: POWER MAPS ................................................................................................. 27
FIGURE 8: POWER/INTEREST DIAGRAM......................................................................... 28
FIGURE 9: FBC AREA WITH SELECTED CASES ............................................................. 29
FIGURE 10: RENDERING FROM DOWNTOWN MASTERPLAN ....................................... 30
FIGURE 11: RENDERED SECTIONS OF DOWNTOWN MASTERPLAN ........................... 31
FIGURE 12: AERIAL RENDERING OF LUTHER GEORGE PARK ..................................... 32
FIGURE 13: AXONOMETRIC OF FBC AREA ..................................................................... 35
FIGURE 14: CASE STUDY 01 AXONOMETRIC ................................................................. 37
FIGURE 15: PHOTO OF CASE 01 ..................................................................................... 40
FIGURE 16: POWER MAP FOR CASE 01.......................................................................... 41
FIGURE 17: POWER/INTEREST DIAGRAM FOR CASE 01............................................... 42
FIGURE 18: EXCHANGE DIAGRAM FOR CASE 01 .......................................................... 43
FIGURE 19: CASE 02 AXONOMETRIC DRAWING ............................................................ 46
FIGURE 20: PHOTO OF CASE 02 ..................................................................................... 48
FIGURE 24: AXONOMETRIC DRAWING FOR CASE 03 ................................................... 55
5
FIGURE 25: PHOTOGRAPHS OF CASE 03 ...................................................................... 57
FIGURE 29: AXONOMETRIC DRAWING FOR CASE 04 ................................................... 62
FIGURE 30: PHOTOS OF GRIFFIN COMPANY SIGN AND SELECTED SITE .................. 64
FIGURE 34: POWER/INTEREST DIAGRAM DETAIL ......................................................... 68
FIGURE 36: PHOTOGRAPH LOOKING WEST DOWN EMMA AVE .................................. 79
FIGURE 37: PHOTOGRAPH OF GRIFFIN SIGN ON EMMA AVE ...................................... 80
6
I: INTRODUCTION
In 2015 the City of Springdale adopted a master plan for its downtown district. In
direct response, the Springdale Planning Commission adopted the 2017 Form-Based
Code (FBC) ordinance, followed by two Springdale Elective Enhancement Districts
(SEEDs) to promote additional development on the edge of the downtown-
approximately 1.5 square miles in total. In anticipation of population growth in Northwest
Arkansas (NWA) and response to socio-economic trends in the city, these new
ordinances create opportunities for novel urban forms and interactions. As of 2023, the
form-based code district has seen several changes and encouraged development
downtown; several business owners, homeowners, developers, and corporations have
jumped at the opportunity provided by the FBC and the subsequent SEEDs. The
resulting overlay district is the geographic boundary of the case study. Springdale’s FBC
has propelled many new additions to its urban fabric—from the scale of interstitial space
in a single block to its influence across the region.
This is a case study of recent projects designed and constructed since 2015 that
seeks to answer several questions: How has the FBC impacted Springdale’s urban
fabric? How can scholarly methods reveal novel forms and interactions within
Springdale’s overlay district? Moreover, how might this study contribute to theories and
precedents of flexible and dynamic urbanism, namely Keller Easterling’s disposition and
Lanham’s fitness landscapes? It seeks to answer these questions by synthesizing
Complex Adaptive Systems (CAS) theories and diagramming methods not yet applied to
Springdale. Along with the likes of Keller Easterling, Jaime Lerner, Roger Sherman, and
Lanham et al., this case study asserts that the FBC is a catalyst within a complex
adaptive system and, as such, it has directly influenced urban forms and relationships in
Springdale.
This capstone will not evaluate the success or failure of the FBC- it is simply trying
to test new ways to analyze and survey the changes it caused. To analyze those
changes, the researcher will utilize three different but cohesive methods that look at each
project differently. For instance, Sherman utilized exchange diagrams to reveal unseen
conflicts that directly influenced the physical sites. Hester’s power mapping reveals a
7
hierarchy of stakeholders and direction of influences and proposes a way to view a site
through all actors involved in its conception. Bryson and Carol developed their own
Stakeholder Influence Diagram to reveal each stakeholder involved in the redeveloping
and possible points for collaboration among constituents. Using the cross-case analysis
case study method, this capstone will present a select number of cases, analyze them
through three different lenses, and present observations and suggestions to designers,
students, and the city of Springdale.
8
II: THE CITY OF SPRINGDALE: WARRANTS OF THIS STUDY
A RECENT HISTORY OF SPRINGDALE AND FORM-BASED CODE
Springdale is the second largest city in

Northwest Arkansas (NWA), organized along
I-49 and 71-B. It straddles both Washington
and Benton County and borders six different
municipalities. These attributes are outlined
in Figure 1. It is home to Tyson and George’s
poultry companies, the Jones Center, and
the JT Center for Nonprofits- JB Hunt and
retail giant Walmart are headquartered
nearby. It has a long history as a company
town, with the companies mentioned above
among the largest employers in the country.
Figure 1: Map of Northwest Arkansas It continues to be of the most diverse cities in
NWA.
Since the 90s, the presence of minorities has increased faster than in any other
city in the region, with Marshallese and Hispanic residents comprising more and more of
the population. 1 Such diversity has already warranted one thesis by Kara Lathan 2 and
several case studies within the Fay Jones School of Architecture. Recently, the school
hosted a studio-wide first-year architecture project in the downtown area. Several groups
have sponsored numerous reports in the last year with the NWA region as its primary
focus: “Engage the Future: A Look at Growing Diversity in Northwest Arkansas,” by
Engage NWA; 2023’s “Springdale Transportation Study,” published by Garver
Engineering Services; “Aligned for Affordability: A Roadmap for Local Government Policy
in Northwest Arkansas,” published by the Urban Land Institute (ULI); and the “NWA
1
Engage NWA, “Engage the Future,” 15-16
2
Lathan, “Impromptu Domesticity”
9
Housing Report,” published by the NWA Regional Planning Commission. Along Arkansas
71-B, Springdale’s downtown is connected to Fayetteville, Bentonville, and Rogers
historic squares- both destinations and the sites of much of the recent development
sponsored by the Walton family. Springdale’s Downtown Master Plan summarized the
situation in 2015, “Downtown Springdale was standing at a crossroads. It had suffered
from past disinvestment and negative perceptions and had not achieved the success
other Northwest Arkansas downtowns were enjoying.” 3 When adopting the 2022 master
plan update, the city-sponsored fifteen projects valued at $200 million clustered along
Emma Avenue alone. 4 Calling for the revitalization of Springdale’s downtown, the master
plan has had a successful implementation thus far, according to H3 Studio’s
assessment, the author of the master plan. H3’s acknowledgments page highlights all
the stakeholders involved- the Springdale planning commission, City of Springdale staff,
a steering committee, and the planning team, among many others- totaling 66 members.
The number of connections made in the master plan alone reveals how many people are
involved in a project of this scale, without considering the number of property owners,
residents, and Springdale citizens who can also change downtown Springdale. A
majority of the steering committee for the master plan was composed of prominent
entrepreneurs and companies- Arvest, Georges, the Walton Family Foundation, and the
Tyson family.
Also of note is the designation of most of east Springdale as an opportunity zone,
as seen in Figure 2. This, along with the FBC, is responsive to disinvestment in the east
side of Springdale in favor of the west side of 71. Lance Eads, a former Arkansas State
Senator, described the reasoning.
“Efforts to revitalize downtown Springdale raised concern
before 2018… Interstate 49 in Arkansas opened in 1999, a
major traffic corridor that drew development westward. This
accelerated the trend away from east Springdale,” 5
These factors have contributed to significant investment and interest in the overlay district
defined by Springdale, warranting a study of the results of that heightened activity.
3
H3 Studio, “Master Plan,” 6
4
H3 Studio, “Master Plan,” 2
5
Thompson, “Opportunity Zones”
10
Notably, nearly all of census tract 112, discussed below, and the FBC area, are located
within these opportunity zones. These tracts comprise a large percentage of the
Springdale population and the highest concentration of its minority population. 6
Figure 2: Map of Opportunity Zone
In addition to programs like the opportunity zones, the Walton Family’s Design
Excellence program is also taking steps toward “Intensifying a region’s latent qualities.”
A system that warrants a separate capstone, the Design Excellence Program is another
metaphor for the regional leadership’s approach to incentivization, deploying growth
patterns like Form-Based Codes, comprehensive land use plans, and more.
Form-Based Code is a relatively young approach to zoning. Parolek et al., in Form-
Based Codes: A Guide for Planners, Urban Designers, Municipalities, and Developers,
cite Seaside, Florida, as the earliest implementation, with Carol Wyant coining the
coining of the term in 2001 7. This form of zoning seeks to amend the shortcomings of
typical Euclidean zoning-single, segregated uses- through increased connectivity, variety
of living opportunities, and an emphasis on traditional neighborhood development. A
method primarily associated with the New Urbanist movement, cities around the country
have implemented FBCs to increase walkability in neglected downtown centers,
championed by Daniel and Karen Parolek in Miami, Florida, and Grass Valley, California,
and by municipalities like Denver, Colorado. Importantly, FBCs can be implemented at
6
Cite Census data
7
Parolek, “Form-Based Codes,” 10
11
various scales: undeveloped greenfield areas, big-box shopping centers, select areas for
infill development, entire cities, and regions. 8 “A city’s initial choice [for the FBC area]
may depend on…whether there is perceived need to revitalize particular areas, including
reversing blight conditions, or to take advantage of opportunities,” 9 and this process
should always be intentional. More specifically to Springdale, Form-Based Codes are
often implemented as a part of a downtown revitalization strategy, as in municipalities like
Santa Ana, California, Peoria, Illinois, and Benicia, California. In each case, municipalities
approached code consultants and engaged in participatory meetings. Downtowns are
particularly well suited because of the potential for infill development and piggybacking
off existing infrastructure. They are often blighted and left with a limited range of housing
opportunities.
Figure 3: Map of Springdale, Author, ArcGIS
Necessary to Springdale, “FBCs can also provide a streamlined development review
8
9
Ibid, 101
12
and approval process required little or no subjective review, thus encouraging
appropriate development.” 10 As a regulatory framework, FBCs can be a means of
preservation, can expand development opportunities, increase predictability in
development processes, and can adapt over time. 11 The Planning Department carefully
delineated Springdale’s implementation of an FBC to spur activity and revitalize the
downtown district. This area is outlined in Figure 3 along with Census tract 112. The
loudest proponents of FBC in Springdale have been small-scale developers: Groups
such as the Downtown Springdale Alliance, Velocity Group, the Incremental
Development Alliance, and Runway have touted the potential of the FBC. The Master
plan and FBC document also state the intent to preserve neighborhood character,
evident in Springdale’s transect method to lay out its FBC. In “Form Based-Codes: A
Step-by-Step Guide for Communities,” CMAP and Parolek et al.’s Form-Based Code
highlight the importance of Duany and Plater-Zyberk’s Urban to Rural Transect to
establish necessary transitions between dense urban areas to less dense rural areas. 12
The Transect is consistently present across flexible zoning methods like smart code and
form-based code, thus allowing for the adaptability that a Form-Based Code calls for. In
Springdale, this is particularly important to maintain its strong neighborhood character
amid more extensive mixed-use development along Emma Ave.
ZOOMING IN – SPRINGDALE’S FBC AREA, LOCAL DEMOGRAPHICS

Springdale has a total population of 87,609 people as of the 2020 census. It is
necessary to take a closer look at the specific demographics of the Form-Based Code
area, delineated by the blue outline. The adjacent census tract 112 comprises most of
the FBC area, with a total population of 2,033. The map below also illustrates the
selected sites and the demographics of their blocks. Most of the downtown blocks have
a population under 30; however, relative to the remainder of Springdale, the area’s
minority population is much higher, with 49% of residents identifying as Hispanic or
Latino, 14.5% identifying as Pacific Islander, and 29.1% as White, not Hispanic or Latino.
10
11
CMAP, “Form-Based Codes,” 11
12
ibid
13
Tract 112 and the seven adjacent tracts contain 34,737 residents, ranging from one to
five miles from the FBC area.
Figure 4: Map of Springdale and accompanying census data
The downtown area is significant because it is a central location in the

municipality, surrounded by dense neighborhoods with high minority populations. It has
the potential to connect many residents to services and amenities. Two of the selected
cases are housing projects, which significantly increase the population of their respective
blocks. The four cases are adjacent to 189 residents, with these blocks outlined in Figure
4. 13
SPRINGDALE’S URBAN CATALYSTS
From the outset, Springdale has intended to spur redevelopment in its downtown
district (outlined in Figure 5 in greater detail). The 2022 Form-Based Code manual states,
13
2020 Census Data, ArcGiS
14
“[the FBC] is designed to foster a setting for economic growth and development in a
sustainable mixed-use pattern integrating residential with employment and commercial
uses as well as civic and recreational opportunities.” 14 The code also serves to preserve-
or sometimes, define- neighborhood character. Form-Based Code does not always have
to replace existing zoning; some FBCs are optional parallel codes that developers can
follow. In Springdale’s case, its FBC replaces existing zoning regulations, so any new.
Projects in the area must abide by the code. The figure below illustrates each new project,
any proposed project, and the boundary of the Form-Based Code area.
Figure 5: Map of Springdale FBC Area
Most of the infill is reserved for East Emma Ave. and the surrounding blocks, while
the residents can choose to update their homes to the new neighborhood requirements.
The entire map is included in Appendix C. In the most urban zone, buildings can now go
up to 5 stories-2 stories taller than most existing buildings. New typologies like Liner
buildings and mixed-use block buildings open new housing opportunities. Most
remaining zones allow for multiple stories of added building height for new projects and
14
H3 Studio, “Springdale: Form-Based Code,” 1-1
15
entire new program types. In the neighborhood areas, they chose to restrict building
types to residences to preserve the traditional detached dwellings-already proven to be
adaptable types with multiple communities in Springdale, each finding a way to modify
single-family homes to their cultural standards. 15 In medium-density areas, Springdale’s
fabric will likely become a diverse mix of program types newly legal under the
requirements. FBC provides potential to small-scale developers and local entrepreneurs,
but they can serve a diverse set of actors. The resulting complexity deserves an in-depth
discussion.
While specifically focused on the downtown area around Emma Avenue, the 2017
Form-Based Code overlay extends the downtown influence several blocks to the north
and double that to the South, bounded by Huntsville Ave. to the North and Quandt Ave.
to the South, 71-B to the West and Old Missouri Road to the East. The document
legalizes several novel forms previously unknown to the city and thus opens the door to
new patterns and relationships between all users involved. According to the Downtown
Springdale Master plan, this came at a perfect time. “The Razorback Greenway had
recently been completed; construction of Walter Turnbow Park and the daylighting of
Spring Creek had just begun; and Tyson Foods was embarking on rehabbing its historic
first headquarters…on Emma Avenue.” 16 Springdale is not the only party to cite the
Greenway as a significant catalyst. Peter MacKeith, dean of the Fay Jones School, cited
the Greenway, which reaches 35 miles of NWA, as one of the best regional examples of
design “not because of what it projects, which is a different way of living and working in
this landscape.” 17
Also influencing Springdale is the state government’s delineation of Opportunity
Zones within Springdale. Several developers have taken advantage of the incentives
brought along with an opportunity zone designation due to the tax incentives under these
new zones. Bill Rogers of the Springdale Chamber of Commerce stated, in an interview
with the Arkansas Democratic Gazette, “Much of our development in Downtown
15
16
H3, “Springdale Master plan,” 6
17
Jacobs, “Waltons Embrace Design Excellence”
16
Springdale is because of [the four opportunity zones].” 18 Developers like Ken Hall, Don
Harris, and Tom Lundstrom have sponsored numerous projects in the area. It is no
coincidence that the FBC, SEED, and Opportunity Zones all overlap and intend to
incentivize development in East Springdale. Together with the Form-Based Code, these
zones have curated a hotbed of activity and investment.
18
Thompson, “Opportunity Zones”
17
III: DISPOSITION AND THE FITNESS LANDSCAPE: APPLYING COMPLEXITY
THEORY TO SPRINGDALE ARKANSAS
The study of Complex Adaptive Systems (CAS) is a multidisciplinary field. Many

urbanists across the spectrum of urban planning have referred to cities similarly and
posited their theories to help understand how cities are interconnected. Understanding
CAS are beneficial in understanding all the actors that might be influencing each project
and how they are influenced by each other. Thus, these theories are well suited to
discussing the many different actors within Springdale’s FBC area.
According to Holly J. Lanham, Michelle Jordan, and Reuben McDaniel in
Pragmatic Sustainability, Complex Adaptive Systems (CAS) are comprised of 5 elements-
Diverse learning agents, nonlinear relationships, self-organization, emergent properties,
and fitness landscapes- which all seek to answer, “how simple systems create complex
behaviors….and how complex systems create simple, ordered patterns” 19. Perhaps the
fitness landscape best illustrates the complex nature of Springdale’s downtown and
SEED districts. They continue,
Think about the city in which you currently live. This city will likely comprise
a physical fabric, political organizations, educational institutions, medical
centers, and community centers. Each organization comprises individuals
with a range of educational levels, financial resources, and attitudes,
values, and knowledge…. each element of the city (system) dynamically
interacts with other elements in a continuous cycle of co-evolution. This
perpetual co-evolution generates the patterns of movement a system
experiences along its fitness landscape. 20
While typical approaches to a system might focus on linear relationships and predictable
outcomes, they suggest that even simple systems can behave unpredictably. Rather
than being outcome-driven, CAS solutions are process-oriented. In a downtown street,
understanding one property without considering its surroundings- the system- will not
suffice to understand its impact altogether.
Keller Easterling posits another understanding of CAS in her book Extrastatecraft:
The Power of Infrastructure Space. Covering a range of topics and stories, Easterling’s
19
Lanham, “Sustainable Development,” 52
20
Ibid, 53
18
discussion of infrastructure and connectivity suggests that architects can design- or
hack- systems to impact broader patterns and spatial arrangements utilizing
infrastructure space. “Far from hidden, infrastructure is now the overt point of contact
and access between us all the rules governing everyday life.” 21 Chapter 2 of her book,
“Disposition,” is one of several topics, but it is most helpful in discussing CAS- the
potential for a system to impact a range of aspects of space. Disposition suggests that
one should view a city as a complex system.
Infrastructure space possesses disposition just as does the ball at the top
of an incline. Few would look at a highway interchange, an electrical grid,
or a suburb and perceive agency or activity in its static arrangement…Yet
the ball does not have to roll down the incline to have the capacity to do
so, and physical objects in spatial arrangements, however static, also
possess an agency. 22
So, each building in the overlay is interconnected, as they all happen to be under the
same infrastructure- the new Form-Based Code, the same electrical infrastructure, and
the same water infrastructure. Disposition lends itself to emergent systems and solutions,
something relevant to Springdale as much of its urbanism is emergent. Easterling uses
computer software as an analogy to explain how disposition applies to a master plan:
“Savannah ‘Georgia] provides a vivid example of a suite of active forms, like multipliers
and remotes, linked as interdependent variables in the simple but sophisticated software
that regulated an urban disposition.” 23 In Savannah’s case, Oglethorpe’s plan did not
prescribe specific forms or fixed boundaries but a growth pattern. Importantly,
Easterlings cases are each process-oriented projects rather than result-driven- Lanham
et al. define this as fundamental to CAS thinking 24, and Parolek et al 25. discuss From
Based Code similarly, setting aside traditional static city planning approaches. Ideally,
Springdale’s Form-Based Code will adapt and change as the years progress and the city
grows.
Further, as Jaime Lerner states in Urban Acupuncture, “A plan by itself cannot
21
Easterling, Extrastatecraft, 11
22
Ibid, 72
23
Ibid, 79
24
Lanham, “Sustainable Development”
25
Parolek, “Form-Based Codes”
19
bring about immediate transformation. Almost always, it is a spark that sets off a current
that begins to spread.” 26 One architect might modify their project, which can inspire a
property owner nearby to do something similar. Springdale’s branch of the Razorback
Greenway is the primary example of a catalyst in this case. RVTR, architecture firm and
author of Infra Eco Logi Urbanism, defines urbanism as “the specific process and form of
urbanization: the materialization of society upon a territory.” 27 In this case, form, process,
and society are closely connected within a specific place. They continue, “Urbanism is
produced by the complex interplay and feedback loops between the forces of society,
politics, and economics within geographies.” 28 Through each of these definitions and
theories- urbanism, disposition, the fitness landscape, and CAS- one broadens their
understanding of a master plan, the buildings and the people within it.
26
Lerner, “Urban Acupuncture”, 2-3
27
McTavish, “Infra Eco Logi Urbanism,” 4
28
ibid
20
IV: EXEMPLARY METHODOLOGIES
Springdale’s FBC and SEEDs are fertile ground for an analysis considering each
of these theories. The downtown has multiple actors at play, ranging from corporations
to residents. The formal codes imposed by the FBC act as catalysts but building
envelope standards are only one of the many ways the FBC can modify the physical
structures. The FBC has also influenced new collaborations between companies and
firms seeking to improve Springdale and has modified the space structures can occupy.
Four methodologies utilized by urban planners and scholars are appropriate to consider
actors, systems, and interdependencies successfully.
Roger Sherman developed a graphic method to evaluate complex sites in his
book LA. Under the Influence: The Hidden Logic of Urban Property. Sherman states,
“Architects and planners have still largely failed to come to terms with the formal and
spatial implications of these ideas – more specifically, how to develop a theory and
method of creating formal complexity that is based in the inherent complicatedness of
urban life…rather than resorting to merely compositional expression.” 29 Sherman’s book
is a case study comprising stories and quantitative analysis of specific sites in LA
through diagrams that focus not only on built aspects but underlying property ownership
and exchange systems. Sherman argues that understanding a city’s underlying
processes is paramount to his claim that architects can- and should- renegotiate how
political and economic forces influence the built environment. Sherman creates multiple
diagrams to analyze how the negotiations behind the scenes predetermine the physical
form of properties: perceived versus actual 30, exchange 31, tit-for-tat 32, take-and-give 33,
and many others. This case study will utilize Sherman’s exchange diagrams to illustrate
each of the actors involved in a single project and their exchanges with one another, and
to investigate Springdale’s “logics of development.” Sherman’s case study of properties
across L.A. is one of three diagrammatic methods which inspired this case study.
29
Sherman, “L.A.” 29
30
Ibid, 84
31
Ibid, 44
32
Ibid, 71
33
Ibid, 118
21
Two other methods align closely with Sherman’s: they seek to diagram power and
influence among stakeholders. Power is undoubtedly influential in the implementation of
a project. The final two diagrams- stakeholder influence and power mapping- define clear
strategies for understanding the influences within any project. Importantly for architects,
they suggest possible ways to engage and change the status quo, or in the words of
Easterling, ways to hack complex systems. As David de la Pena states in Design for
Democracy, “To be effective at transformative design requires the ability to recognize
and assemble all the forces the community possesses.” 34 Later, Randolph Hester
expands on power mapping: “Power mapping diagrams the people who can make a
project happen… Do not undertake a project without making this map because every
design is an expression of power.” 35 The power map animates Sherman’s exchanges by
adding a layer of influence, and hierarchy, to the mix, and a layer of subjectivity.
Finally, John Bryson and Anne Carroll’s Stakeholder Influence Diagram is an
alternative way to chart power and influence. Beginning with the Power vs. Interest Grid,
this diagram “plots stakeholders’ interest against their power…They highlight coalitions
to be encouraged or discouraged; what behavior should be encouraged, discouraged or
neutralized; and who should be brought in, encouraged to change their views, or
ignored.” 36 Again, both Hester and Bryson/Carroll’s power diagrams intend to preempt
development and collaboration between entities, but in this case study they will be used
to evaluate what power, interest, and influence went into the built outcome of the
projects.
34
Jones Allen, “Putting Power to Good Use,” 263
35
Jones Allen, “Putting Power to Good Use,” 274
36
Bryson and Anne Carol, “Stakeholder Identification,” handout
22
V. APPROACH AND METHODS
As an employee at the Springdale Dept. of Planning and Community Development I
can access information and have existing connections with several local experts, which will
remain critical sources for insight on different projects across the city. The Springdale
Planning Commission and the City Council will supplement their existing knowledge.
Additionally, I will consult public records and maps logged on the Springdale website,
providing open access to their downtown master plan, form-based code, and SEED
ordinances. Local news sources such as the Northwest Arkansas Democratic Gazette and
the Fayetteville Flyer, the Downtown Springdale Alliance and the Springdale Planning
Instagram account provide introductory information to public issues and development.
Before beginning the case study, 4 months of work in the city have provided many
connections and institutional knowledge, enabling initial interest in this case.
BOUNDING THE CASE STUDY

This case study is structured according to Robert Yin’s Case Study Research:
Design and Methods. Chapter 2 illustrates five components of research design: a case
study’s questions, its propositions, its unit(s) of analysis, the logic linking the data to the
propositions, and the criteria for interpreting the findings. 37
The questions bounding my analysis of each site are as follows: How many
actors are present? How many on-and off-site connections are there? How did the FBC
influence this project and has it influenced others? How does this site build on theories of
adaptive urbanism in Springdale?
This case study proposes two statements. The FBC and SEEDs have catalyzed
changes throughout the downtown district, revealing new opportunities for on-and off-
site collaborators and new spatial qualities in the built environment. The existing success
of the FBC proves this first proposition, but the details of this success have not been a
focus of study. Further, viewing Springdale as a Complex Adaptive System will reveal
novel connections, opportunities, and forms. In other words, the theoretical propositions
discussed in the precedents for this case study are fundamental- Lerner discusses
37
Yin, Case Study Research, 31
23
connections and opportunities as catalysts, Sherman discusses each as multilateral
exchanges, Easterling and Lanham discuss opportunities and forms as Complex
Adaptive Systems, fitness landscapes and disposition.
The units of analysis are physical or proposed projects, located within the FBC
and SEED overlays, designed, built, or modified after 2015. Each project will be
compared in a cross-case synthesis. Yin defines a cross-case synthesis: “Continually
refers to specific cases of successful programs, but these programs do not appear as
separate individual chapters.” 38 These projects will be linked to the propositions in the
form of written narratives on each project, analyzing quantitative and qualitative aspects
about each project. Quantitative criteria will describe each project's experience,
aesthetics, and background. Quantitative data will describe each property’s ownership,
the stakeholders, and the aspects from the FBC that impacted the project. The
interpretation will take the form of diagrams illustrating the multilateral connections
present at each site. The case study will gather quantitative information from websites,
local newspapers, and Springdale’s public records. To gather qualitative information, I
will travel to each site individually, document each project, and learn about each project
through conversations with Springdale’s Planning and Community Development office.
DATA COLLECTION
Methods for data collection are informed by both John and Sharon Graber, and
Robert Yin. This case study utilizes documents, archival records, and interviews, based
off Yin’s six methods of data collection 39. These three methods converge in the
axonometric drawings and the stakeholder analysis diagrams pictured in the case study
sefction. To gather personal information about each site, this study employes site
reconnaissance to gather a base understanding of the physical qualities of the sites. As
defined by John and Sharon Gaber in Qualitative Analysis for Planning and Policy, site
reconnaissance is a qualitative method of data collection in which the researcher is
removed from the participants. 40 Much like a windshield survey, the researcher must
38
Yin, Case Study Research, 28
39
ibid
40
Gaber and Gaber, Qualitative Analysis, 20
24
capture their observations from a distance, but, different from windshield surveys, site
reconnaissance is well suited for sampling and more in-depth analysis of specific
projects. My initial discovery process involved loose observations of the area and
passing conversations with coworkers about the projects. Going further, I will have
intentional discussions about each project, and carefully document photos, resources,
and documents pertaining to each case. This discovery process will reveal how the FBC
has impacted the area visually and socially.
The interview process will engage with the Springdale Planning Department to
gather first hand observations about the area as well as the sites themselves. As an
employee of the city of Springdale this process is much more accessible and introduces
a bias into the process which will be discussed at the end of this study. Gaber suggests
that semi-structured interviews are conversational: “Questions are embedded in the
conversation, allowing for more detailed responses.” 41 The interview process will use
open ended questions to gather responses and observations. Thus, I will ask open-
ended questions to the planners to gather long and detailed responses and collect their
observations. Together, the site reconnaissance and interviews will be documented using
the diagrammatic methods below.
To obtain information about each selected case, a FOIA request by email allows
access to project files, drawings, and communications surrounding each site. These
project files provide valuable information about sites not immediately available online.
Property ownership is public information on the county clerk’s portal.
Other qualitative data is accessible on websites, Facebook, Instagram profiles of
the specified projects, and architect and engineer’s websites. This capstone also relied
on oral histories of the Springdale department of Planning and community members.
41
Gaber and Graber, Qualitative Analysis, Table 2.2
25
EXCHANGE DIAGRAM, POWER MAP, AND POWER/INTEREST DIAGRAM
Three diagrammatic methods inform this case study. Sherman’s LA Under the
Influence – in which Sherman suggests property conflict is a fundamental determinant for
urban form and thus fertile ground for investigation- utilizes exchange diagrams to illustrate
property conflict and negotiation in L.A. To apply this method in Springdale, the case study
must examine the stakeholders involved in the property negotiations of the project. An
example of which is included below. This study reinterprets this method to center the
property of discussion and uses arrows to delineate its “exchanges” with other entities.
Figure 6: Exchange Diagram
26
Randolph Hester’s Power Mapping strategy is helpful to understand projects prior
or during their development, and the tool will help illustrate the hierarchy and power
involved at a specified site. Diagrams produced in this study will differ from the examples
below for several reasons. The diagrams in this case will only be produced by one external
party from the initial development process. Unlike Hester, they were produced after the
project was constructed. More information on this, as well as suggestions are included in
the final sections of this study. In this case the method is drastically different from Hester’s
original process, but it hopes to suggest other ways to utilize it. For each site three
iterations were produced, each with increasing detail and refinement.
Figure 7: Power Maps
27
Similarly, Bryson and Carroll’s Power/Interest Diagram illustrates the stakeholders
involved in developing a site. The diagram is developed accordingly: “Create a power
versus interest grid. Look at each stakeholder and pencil in important lines of influence. An
arrow from Stakeholder A to Stakeholder B indicates that Stakeholder A influences
Stakeholder B or, alternatively, that Stakeholder B is influenced by Stakeholder A. Two-way
influences are possible but attempt to identify the primary direction in which influence flows
between stakeholders. Once final agreement is reached, make the pencil lines permanent
with a marking pen.” Initial iterations will be sketched with pencil on trace paper, scanned
and made digital. As this and the other diagrams are developed, each will inform the other.
Revisions are encouraged. The main difference in this case study is that there will be a
much shorter vetting process due to time constraints. The result will be a subjective
impression of each site, in this case relative to the stakeholders involved.
Figure 8: Power/Interest Diagram
28
VI. THE CASE STUDY
FORM-BASED CODE AREA IN REVIEW
CASE 01: HOLCOMB ARTS DISTRICT
CASE 02: EMMA STREET MIXED USE – 202 RAILSIDE
CASE 03: KIDS SPOT! PEDIATRIC THERAPY AND LANGUAGE SERVICES
CASE 04: PUTMAN/PRICE COTTAGE COURT
Figure 9: FBC Area with Selected Cases
29
The city of Springdale implemented the Form-Based Code to piggyback off existing
catalysts such as the opportunity zones in the state of Arkansas and the Northwest
Arkansas Greenway. It removes additional barriers that small scale developers such as
Velocity Group and Griffin Company might face in other parts of the city, thus, the FBC
acts as the catalyst for such development to happen in the downtown area. There are
several tactics throughout the Downtown Springdale Master plan which highlight the
degree to which these new codes could impact the urban fabric of Springdale, and the
following case studies are the earliest examples of these changes. For instance, the FBC
overlay allows for much taller buildings than previously allowed. 202 Railside is the tallest
building in the FBC area besides the medical center—the Holcomb Ave. Arts District
proposal for a three-story mixed-use building would be the tallest in that block. Along
Highway 71b, the upcoming Kids SPOT! is one of the tallest along the Springdale portion.
These physical manifestations are having an impact on the surrounding area.
Live/Work units and Liner Buildings are two types that are mentioned frequently in
the FBC, and, in H3’s renderings within the Master plan, these types make up most of the
proposed urban fabric. 42 In this comparison, H3 proposed a rendering of 71b post-
realization of the Master plan, Seen below in figure 10.
Figure 10: Rendering from Downtown Masterplan
42
See appendix, Downtown Springdale Master Plan
30
Figure 11: Rendered Sections of Downtown Masterplan
The FBC also made changes to parking requirements, in many cases lowering the
number of required spaces per unit, and- in commercial building cases- raising the
threshold for parking minimums by several thousand sf of interior space. H3’s proposals
highlight the significance of such changes, through several iterations of sections as seen in
Figure 11. In this street section proposal, for instance, alterations of parking requirements
result in many new opportunities. Though all these aspects are not yet implemented to
such a degree- for example, the aspirational parking decks- the downtown district has
already begun to change form.
In this case it is helpful to think of the FBC in Keller Easterling’s terms. For the city
planners and consultants alike, the FBC is one way for them to “hack” the complex system
of downtown Springdale. Rather than a static object, the FBC will act as a form generator.
The 5 story buildings along Emma are the most literal manifestations of that code, but it
has influenced more mundane aspects like housing options downtown and design options
for architects. Further, there are other projects preceding the FBC such as the Northwest
Arkansas Greenway which also act as catalysts. The greenway connects seven
municipalities, and its physical presence has instigated two projects already in downtown
Springdale, intersecting Emma just west of 202 Railside. The greenway introduces a new
demographic and new stakeholders to the area and imposes itself in situations like the trail
realignment on Emma which has closed a block of the street, thus redirecting these new
stakeholders. Increasing focus on active transit is already noticeable in the city, with new
bike lanes on Maple Ave. and the recently published Springdale Active Transportation
study. Three of the Four cases are immediately adjacent to a bike lane.
31
The axonometric drawing at the end of this section (Figure 13) details the FBC area.
The first layer outlines the area within the immediate context and highlights the bounding
streets and major adjacencies. One of which is the Springdale Highschool, significant as
Springdale has the largest school district in the state of Arkansas. The other is a municipal
airport, and above it is the Jones Center for Families, a regional anchor offering numerous
recreational services and assistance for families and residents throughout the region.
Figure 12: Aerial Rendering of Luther George Park
The second layer projects the “zones” of the FBC document. While this looks like a
typical zoning document the FBC applies a transect-based approach, an essential part of
the FBC since the city hopes to preserve a strong neighborhood character. The complete
breakdown of each of these zones is outlined throughout the FBC document, above that
are each of the structures within the area. Selected projects are pulled vertically out of the
drawing, while any project completed since the conception of the FBC is highlighted.
There are several projects to come, notably the Market Center of the Ozarks, a “45,000-
32
square-foot food hub that will provide resources to local farmers and residents.” 43 Another
regionally significant project will be the upcoming Luther George Park renovation and
redesign seen in Figure 12, sponsored by the Walton Family Foundation’s Design
Excellence Program. Along with Turnbow Park and the recently reopened Razorback
Greenway connection, the project will enhance the green network and create much
needed open space for residents of the downtown area. These areas are also called out in
the axon above.
As the city planners and developers alike had hoped, this section of Springdale is
rapidly changing. While it should be noted that the rest of the city is developing at an
equally strong pace, the projects possible within the FBC are unique to the specific area
and are unprecedented in Springdale until now.
Each of the preceding cases captures a sample of the Form-Based Coded area and
cover a range of program types and typologies. Holcomb Arts District is a multi-phase
development uniting adaptive reuse with new construction, thus containing several novel
urbanist qualities. 202 Railside is a large-scale, high-density housing project with first floor
retail, and is part of a more extensive system of investment and development of the
downtown area, primarily along Emma Ave. The Kids SPOT! is an established institution in
downtown Springdale, and is moving from its current location to a more prominent site
along Maple and highway 71-b. As such it is a critical case because it is the first to be
visible from the highway and carries several implications for Springdale students, children,
and families representing all the demographics within Springdale. Lastly, the Putman/Price
cottage court proposal is an attempt to initiate updates to the Form-Based Code and is a
golden opportunity for the city to demonstrate the ability for a FBD document to adapt to
the evolving needs of a region. In this case, the need for housing and infill within the
greater Northwest region. The four represent 4 “zones” within the Form-Based Code, each
offering new development opportunities. In summary, many of the zones permit new uses,
building types such as block buildings and “liner buildings” and new relationships to the
primary and secondary streets that bound the site.
43
Walton Family Foundation, “Food Hub Coming to Northwest Arkansas”
33
Each of the selected sites, as evidenced by the aerial view of the FBC area in Figure
13, are in prominent locations- Holcomb, Emma, Thompson (71-b) and Huntsville Ave. As
these projects age and become precedent for surrounding developments, they will
undoubtedly influence the urban fabric of Springdale. While driving down Emma or
Thompson primarily, the FBC has a physical presence.
These projects also have drastically different tenants, which are illuminated through
the selected analytical techniques. Additionally, each project is detailed in an axonometric
drawing, showing the before and after of the site, and the aspects which are most highly
impacted by the Form-Based Code. The data utilized to produce these drawings were
gathered utilizing Google Earth, Google Maps, Bing Maps, and the files that the Springdale
Department of Planning provided.
34
The overlay calls out
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Each of these “zones”

correspond to a specific
set of types and forms,
rather than uses
New Typologies:
Live/Work
Liner Building
Mixed Use Residential The transect begins
Cottage Court at Emma and
disperses outward,
decreasing in density
and relative building height
It is uncertain why
these specific streets
bound the “Downtown
Area” but they all remain
major corridors
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HOLCOMB ARTS DISTRICT
New setbacks result in
closer street front to street relationship
Preexisting Building now likeley increasing safety
occupied by Level 5 Arch. for pedestrians
Octavio Logo mural wraps Lisa Academy

existing building (Part of Velocity’s Est. 2017
proposal was emphasis on
arts, performance
and culture)
Church to be retrofit
Note the street improvements into fine-dining
(bike lanes, larger sidewalks, Alternate parkign requirements A testament to adaptive reuse,
and on street parking) allowed for more creative inclusion it is currently a thrift store
of parking space
Permitted forecourts and new

frontage encroachments allow for
this dynamic street frontage,
unusual in the downtown area.
Parking and Streets
Site Boundary
New
Unbuilt
Preexisting Made possible by Form Based Code

CASE 01: HOLCOMB ARTS DISTRICT
The Holcomb Arts District is a multi-phase development on the corner of Holcomb
Street and West Allen Avenue. As of 2023 the only constructed portion of the district is the
Bauhaus Biergarten, a retrofit of the two existing buildings on site completed in 2022. It is
one of the few businesses which boasts a liquor license in Springdale and the first which is
adjacent to residential lots. It warrants a case study as the first development of its kind in
Springdale, and one of the earliest projects to explore mixed use opportunities off Emma
Ave. It responds to the following FBC regulations in Table 1:
Table 1: Important FBC Regulations for Case 01
This project has already set the standard for other incoming projects, with Daniel
Hintz its leading proponent. Hintz and his Velocity Group profess placemaking strategies
and what they call the “DNA of Place.” 44 The existence of such a concept and the
consistent online presence of the Biergarten are introducing new PR best practices into the
downtown area. In such a diverse town the Biergarten is bringing a new type of cuisine but
44
DNA of Place, “Velocity Group”
38
also other ethnicities to the table, to make decisions within the FBC area.
Designed by Level 5 Architecture and Ecological Design Group- one of the design
firms on the Walton’s Design Excellence Program list- the Biergarten takes advantage of
the FBD in several ways. Relaxed regulations on program type allowed for the Biergarten
to inhabit the existing building. The outdoor dining area and airstream trailer in the
forecourt, the phase 2 mixed use building, and the conversion of the church into a fine
dining establishment are also “accomplished by placing parking behind the buildings,
engaging the sidewalk and street front, and is consistent with the City of Springdale’s
Form-Based Code.” 45 Additionally, the phase 3 building will be three stories tall, and house
multiple tenants and programs, mixing uses not previously legal anywhere else in
Springdale. Brian Sorensen writes in the Arkansas Times on the impact: “Their concept is
something new for Springdale. There has not historically been an outdoor drinking culture
in the city. There are a few places to drink without cover, but not many.” 46 In the Democrat
Gazette, Biergarten co-founder Hintz said, "It is the collaboration around food, but it is not
just about Bauhaus. We hope the concept sort of contributes to the newly established arts
and creative district in downtown Springdale and to the overall renaissance of downtown
Springdale." 47
The intersection with Velocity Group is of particular importance- Velocity and Hintz
were the earliest proponents of the FBC and worked with the Downtown Springdale
Alliance to develop the original Master plan which resulted in the FBC. This public-private
partnership helped the City of Springdale produce a thorough master plan, with the
additional help of Studio H3 based in St Louis, Missouri. The Velocity Group network has
23 team members and 84 completed projects to their credit. Of those 23 team members,
there are multiple CEOs and founders of other prominent organizations, capital groups,
Urban Planning advocates, real estate developers, and others.
45
N21 – 13 Holcomb Arts District, Project Narrative
46
5NEWS, “Arts District”
47
Moore, “Let’s Eat”
39
The presence of the DSA was apparently helpful in the resolution of the project. The
Downtown Springdale Alliance represents many other private sector stakeholders but is
more localized than Velocity Group, including downtown business owners, local
policymakers and city council representatives. The DSA is a grant funded by the Arvest
Group, which in turn is funded by the Walton Family. Many members of the DSA team
have been significant players in the redevelopment of Downtown, such as Jill Dabbs, Jeffro
Brown, and Amber Perrodin. 48
Figure 15: Photo of Case 01
The Biergarten also introduces new culture and arts aspects to downtown. The
presence of the mural by Arkansas native Octavio Logo helps to activate the forecourt and
gives the biergarten a strong presence along Holcomb Ave. The view across Holcomb Ave
is pictured above in Figure 15. Chef and co-founder Jennifer Hill Booker is an advocate for
introducing new food cultures into the United States, having been on several shows and
authored several cookbooks, Bookers’ move to Springdale is a definitive sign of the
apparent potential and “renaissance” of the downtown.
Power mapping (Figure 16) and stakeholder mapping revealed exciting
48
Downtown Springdale Alliance, “Home Page”
40
connections within the site. The Holcomb Arts District is illustrative of the complexity
present within Springdale’s foremost entrepreneurs, developers, and elected officials.
Power mapping in this case reveals connections that Power/Influence Diagrams do not
and adds a hierarchy to those stakeholders. In the first case, the power map (Figure 16)
grew as I listed board members from various organizations like the Downtown Springdale
Alliance (DSA) and elected officials like the City Council. In this case Velocity Group has
significant power to make changes happen. Hintz helped Springdale develop their master
Figure 16: Power Map for Case 01
plan and was an early advocate for Form-Based Code, which allowed for such a project to
take form.
In both maps, Velocity Group (under Daniel Hintz) maintains a high position of
power. The chart of the Springdale Master plan and Form-Based Code stakeholders,
reveal that the board of the DSA is closely connected to- and funded by- the
philanthropists in the area such as the Tysons and the Waltons. Being an advocate for the
FBC, the DSA and Hintz is a critical relationship which gives Hintz the potential to work with
both the city and the entrepreneurial interests within the area.
41
Charting these relationships more formally on a Power/Interest Diagram (Figure 17),
Velocity Group has the most perceived power. Again, it is essential to note the strong
presence of the DSA and Velocity Group, and unlike the Power Maps, these diagrams
highlight how the stakeholders with less of a voice are impacted and by whom.
First, neighboring residents and Downtown residents have significant interest in the
Figure 17: Power/Interest Diagram for Case 01
project, however they do not apparently have much- if any- influence over the project’s
realization. This project engages with state organizations like the Arkansas Alcoholic
Beverages Commission because of the presence of alcohol sales. Because this is so close
to businesses like Lisa Academy- a charter school- a church and private homes, the
presence of nuisances is of definite concern to nearby residences. To make the power and
influence diagram and the Power Map’s more effective, further studies should
communicate with all neighboring properties and sample downtown residents- not just
business owners- as the lower power groups are underrepresented on these maps.
42
As this project is cited in the center of downtown, significant regional influences are
essential. The Razorback Greenway is close by, which connects thousands of residents
throughout the Northwest Arkansas region. The Jones Center, an anchor for the west side
of downtown, has a board of directors closely tied to the Springdale master plan and the
DSA. Because the Bauhaus Biergarten wishes to exert a regional influence, primarily
through the presence of international cuisine, means that these other regional stakeholders
have an interest.
Figure 18: Exchange Diagram for Case 01
The Exchange diagram (Figure 18) revealed additional information that was not
present in the stakeholder diagrams. Rather than presenting power or stakeholders, the
exchange diagram presents physical conflicts or exchanges on site. For instance, the
presence of a mural is a favorable exchange for adjacent property owners. Lisa Academy
students get to see a mural from their school, and any viewers driving by also get
exposure. Hostile exchanges include alcohol sales, lights, and noise. The Holcomb Arts
District is adjacent to several private homes- nuisance complaints are common in most
43
cities. Since the site was previously unoccupied, the increased noise could lead to
complaints from residents and potentially disrupt living situations. Some might view it as an
aesthetic nuisance as well, since the site introduces string lights, creating a light source
where there was not one previously.
For those biking, the property is a public plaza. Anyone walking or biking by on the
sidewalk has the potential to interact with the site in new ways. This is a rare occurrence on
Holcomb among many other streets. For other residents, the site could be an excellent
resource for entertainment, while the Biergarten benefits from the local, consistent
clientele. The site has the potential as a third place for many downtown residents that was
missing previously on site. As for residents on site, Level 5 architecture’s office is in the
existing building on site, the original designer of the project.
44
202 RAILSIDE
Neighboring businesses Reduced parking
experienced drainage issues requirement because the project
provides workforce housing
Turnbow Park, est. 2015

a major catalyst for the area
Tyson project,
early downtown
revitalization
effort
One tenant on the ground floor

as of Spring 2023
Site cleared
New for new construction
Upcoming
Catalyst
Razorback Greenway,
latest trail improvement
Parking and Streets
First floor commercial replicates
the former building’s massing,
Site Boundary now features a breezeway and patio for
residents
Preexisting
Site Boundary
Made possible by Form Based Code

CASE 02: 202 RAILSIDE
202 Railside is a mixed-use development on the north side of Emma Street, the
primary downtown artery. It likely gets its name from the railroad track immediately to the
east, and it responds to several different FBC aspects, including workforce housing, height
limitations, and street setbacks. It is pictured on the next page. As such it is the tallest
housing complex in Springdale and maintains a dominant position within the downtown
airspace. It is also adjacent to many current or upcoming developments. The site is within
the “Neighborhood Center” portion of the FBC, the “Primary Downtown retail district,”
established “in order to establish, preserve or enhance the vibrant pedestrian-oriented
character of these walkable neighborhood main streets.”49 This zone allows for additional
frontage types like light courts, stoops, shopfronts, and terraces, unlike the other zones of
the FBC. There are also unique setback requirements, notable because Springdale does
not want to create a “tunnel” effect and maintain as much light to the sidewalks as
49
H3 Studio, “Form-Based Code,” 3-15
47
possible. 50 It responds to the following FBC regulations:
Tom Lundstrom and Dan Harris are among the project main stakeholders of this.
Lundstrom’s affiliated capital groups include the Lund Co, Shiloh Capital, and the Emma
Building Group, each of which are sponsoring nearby developments, and are the main
point of connection between Lundstrom and Harris. In an article in the Democrat Gazette,
Lundstrom was mentioned among many other prominent owners: "Keep watching the east
end of Emma," urged Springdale developer Tom Lundstrom Jr. His company plans to start
construction in the next six months on two complexes with 100 to 150 living units.”
Additionally, “Companies with ties to the Walton family own several tracts. One company,
Springdale Downtown, in 2014 bought 0.7 acres along Emma Avenue between Spring and
Commercial streets for about $1.2 million, records show.” 51 This and like projects are
championed by the Downtown Springdale Alliance alongside the likes of Daniel Hintz,
Griffin Realty and Ken Hall- major stakeholders in other projects presented in this case
study.
Figure 20: Photo of Case 02
50
Interview with Springdale Planning Department, by Author
51
Joenks, “Downtown Springdale”
48
The building, pictured above, was designed by Ross Barney Architects, with
additional local architects Polk Stanley Wilcox and CEI Engineering. Totaling five floors, the
first floor is primary retail while the top four are residential units ranging from studios to
two-bedroom apartments- nine different floor plans in total, with 3 additional floor plans for
workforce housing. The response to workforce housing is an essential strategy within the
FBC to incentivize affordable housing options, with exchanges such as decreased parking
minimums and bonus floors if developers include a certain percentage of affordable units.
There are additional incentives for LEED certification and design requirements to prevent
segregation of affordable units from standard rate units. 52 The project was completed in
2022, at which time residents were able to move in. There are also significant changes to
parking minimums to make this project possible, as there are no off-street parking
requirements for retail and nearby on-street parking spots count towards the total,
incentivizing shared parking strategies across Emma. Most of the retail spaces are vacant
as of March of 2023, however one business has taken root in the development, with more
likely on the way soon. It provides an opportunity for the businesses nearby since the
Railside project is the densest housing option along Emma Ave. Local businesses such as
Rachael McClintock and Bairdware pottery, and Maple Market- the only grocery store on
Emma- will likely see increased business.
The project is also adjacent to the Northwest Arkansas Greenway. The development
along this corridor is interesting as another catalyst that- when incentivized by Form-Based
Codes and master plans- brings development and investment in the nearby surroundings.
It is no accident that the initial FBC and Master plans cite the greenway as the first
catalyst. 53 It is also adjacent to Turnbow Park, the first park redevelopment in Downtown
Springdale. Alongside these redevelopment projects, 202 Railside is a definitive symbol of
the redevelopment of Downtown Springdale.
Power Mapping this project is revealing for several reasons. The root of this map is
the confluence of the three developers- Hall, Lundstrom, and Harris- with the interests of
the Springdale Planning Department. The prominence along Emma, and the realities of the
52
H3 Studio, “Form-Based Code,” 3-37
53
H3 Studio, “Downtown Springdale,” 6
49
Large-Scale Development process in Springdale, mean that the Planning Commission had
a large part to play. As in the other four, each project must encounter the planning
department, and upon approval attend the planning commission and the city council. In
this case, the planning commission likely had the most crucial role as it gets more
challenging to win approval from the commissioners.
Orbiting this central conflict are the various LLCs which own several tracts
throughout the downtown area- each found utilizing the county clerk’s office 54: Meadow
Ave. LLC, Downtown Springdale LLC, Emma Building Group, and Shiloh Capital are a few
examples of the downtown ownership. These significant developers are also a part of the
Master plan Steering Committee, which I have referenced several times in this case study.
Uniquely, these developers had influence over the outcome of the FBC, as well as
influence over its future.
54
County Clerk, “Washington County”
50
In a more objective map of these stakeholders (Figure 22), the connections

between developers, property owners, non-profit organizations and the city become
clearer. Notably, the Springdale workforce has much interest in this project- this is one of
the first housing projects to implement the workforce housing aspect of the Form-Based
Code. Downtown residents and downtown business owners have significant interest in this
project because 202 Railside has already begun to attract more long-term residents to
Emma Ave. Existing businesses like Maple Market and Shelby Lynn’s Cake Shoppe, and
new businesses such as Casa Alejo and the Jones center for non-profits will see increased
foot traffic. Residents of 202 Railside benefit from Maple Market as a walkable source for
groceries as well. As the chart trends towards a higher power, the master plan steering
committee, the planning department, and the various LLCs involved in Springdale’s
revitalization come to light. Though hard to track, several articles reference Lundstrom and
Harris’ connection to Shiloh capital.
51
The site itself is owned by Emma Building Group and Springdale Downtown LLC,
which each aim to add more developments of a similar nature down the street, as evident
by the presence of Little Emma, Live on Emma, and the new developments included on
the Downtown Springdale Alliance’s “Growth” tab, which highlights new real estate and
rental opportunities.
The exchange from this project to the neighbors is of particular importance. As

made evident through the communication from the Planning Department to the
contractors, the parking lot has created several flooding issues in nearby businesses,
which is called out in Figure 19, the axonometric drawing for Case 02. As development
went on there were several mitigations but the poor drainage remains, as I have observed
on site.
Like several other projects, the Downtown Springdale Alliance advertises 202
Railside prominently. The DSA website was the first contact I made with this site. Similarly,
its proximity to Turnbow park provides some free advertising opportunities as the project
52
towers over its surroundings. At the very least, its height is thought provoking to vehicles
driving down Emma Ave. and is also a prominent site along the Hog Eye marathon route.
To prospective business, the Railside project provides an excellent opportunity for
retail. Though one tenant exists on the first floor, it will be interesting to watch the
storefronts as they adapt and are taken over by different tenants in the next several years.
Other than several live/work units, 202 Railside has the highest capacity for residents living
over businesses. For another adjacent business, the Social Project Brewing Company, the
large parking lot likely increases the heat island effect around the building’s exterior- the
landscape is new, so the trees have yet to grow to maturity. This project is now a
precedent for other large scale developments in the surrounding area.
53
KIDS SPOT!
Much like Holcomb Arts District
this project takes advantage of
street improvements
Major frontage along Maple and 71-b
visible for several blocks
Proximity to major Additional height the first to come this
medical center close to 71-b
Parking and Streets
Site Boundary
New

CASE 03: KIDS SPOT! PEDIATRIC THERAPY AND LANGUAGE SERVICES
The Kids SPOT! is a unique tenant in the FBC area. As a local institution in
Springdale, it provides bilingual pediatric services for many Springdale residents. It is a
unique example because it Is moving from one position in the FBC area to another, from
the center of the FBC area to the edge along Highway 71-b. Visually, the new Kids SPOT!
will be prominent to drivers traveling along the highway, and the relocation has a new
proximity to the Northwest Medical Center. It benefits from several FBC regulations,
namely shorter setbacks, and encroachments on primary and secondary streets.
It is in the Campus Type 1 zone of the FBC area, and thus far is the only project to
encroach on Highway 71. It will hopefully benefit from the prominence of its new site.
Its owners, Steven and Hillary Boyd, are longtime Springdale residents and have
owned the Kids SPOT! since May 1st, 2020, and “are excited to get involved in the
56
Downtown Springdale area.” 55 Considering one of their core values is growth, they likely
moved to this new location to expand their team and their services, and it remains a strong
advocate for Latino and Marshallese communities in Springdale and the surrounding
region. On their website they also connect visitors with local resources, representing a
range of community groups.
The new building was designed by SCM architects and CDI contractors and started
construction in the fall of 2022. Each of the designers have also designed multiple projects
for the University of Arkansas, likely a source for new team members since the Univer also
sends medical students to the Northwest Medical Center. It is the first to feature street
frontage so near to the sidewalk. Nevertheless, once built it will help put more eyes on
Maple Ave, a street that has already been the site of retrofits including bike lanes, and
more pedestrian-friendly design elements. There is also a distinct lack of trees in this
portion of Maple, so the planned street trees will also shade both pedestrians and the
neighboring parking lots. The frame pictured below is the future Kids SPOT! location,
photographed across from 71-b and looking down maple Ave, figure 25.
Figure 25: Photographs of Case 03
The street improvements can be seen in figure 25. Its prominent neighbors
influenced the exchange and power map diagrams, see figures 27 and 28. In this projects’
case, the tenant provides resources other than housing and food to residents throughout
the region. Since it is unfinished these diagrams are partially speculation, especially the
exchange diagram. It is a necessary part of the downtown with a newly prominent building.
For nearby businesses, it provides much-needed shade and greenspace. As evidenced by
55
Kids SPOT, “Home Page”
57
the axonometric drawings, this project and this corner is filled with impervious surface. It
also provides a less explicit service to drivers- a new visual buffer which will likely slow
traffic near Maple and 71-b. Again, due to its location within the FBC, the planning
department had to approve the plans and all drawings prior to construction and will
continue to inspect the site as construction continues.
The party with the most apparent power in this situation is the planning department,
with similar conclusions about residents’ power and interest as other projects in the Form-
Based Code area.
Rather than the two-sided negotiations that take place in the other two cases, in the
Kids SPOT! case it was essential to consider influences and local stakeholders outside of
the FBC area. In this case it seems like Springdale Schools, being the largest district in the
state, should have a role in the FBC area, and the proximity from Springdale high School is
significant to the ability to the Kids SPOT! to provide services for as many students as
possible. It is also important to note the prominence of the Northwest Medical Center, a
58
place which will likely send many patients to the Kids SPOT!. The new location should
strengthen the connection between the Northwest Medical Center and the Kids SPOT!
services. Since the owners are interested in the downtown area and growth, it would not
be a surprise to see a new Kids SPOT! location and more expansion soon.
As evidenced by the conflict diagram (Figure 26) the Kids SPOT! will likely
encourage safer streets in the surrounding area. This is something that both the adjacent
property owners and the prominent stakeholders could benefit from. The Power/Interest
Diagram is less complex than others because the connections between various
stakeholders were less apparent. Another layer should be added upon a discussion with
the Kids SPOT! staff, which would likely reveal more connections.
59
60
PUTMAN/PRICE COTTAGE COURT
Aquisition of multiple lots
allows for unique applications
of the cottage court typology
Last residential lot per the
code, prominent on a heavy trafficked
street
Larger duplexes off of primary street,

could help quel fears of density,
NIMBY-ism, etc.
Replicable housing design,

sposored by the Walton Family’s
Desing Excellence Program
Parking and Streets One home preexisting on site
Site Boundary
New

CASE 04: PUTMAN/PRICE COTTAGE COURTS
Case 04 is unique relative to the other projects because it is in the proposal stage.
Therefore, the diagrams produced are more speculative than the previous example. In this
project proposal, Griffin Realty responded to numerous issues in Downtown Springdale
and the broader Northwest Arkansas region. As evident in the diagrams, each of the cases
are surrounded by auto-centric projects that do not emphasize walkability and connectivity
throughout the downtown. Putman/Price is surrounded by single-use single-family lots,
resulting in a lack of housing options in the region. The Walton Family Foundation, the
Urban Land Institute, and several municipalities have all united to acknowledge the lack of
housing options in the area, as well as adjacent problems. “Housing is also married to
mobility, and as families seek less expensive housing in sprawling developments far
outside the city, they are trading one cost for another, with the average Northwest
Arkansas household now spending $9,100 a year on transportation.” 56

Multiple entities, Springdale planners among them, have acknowledged that
Northwest Arkansas is in dire need of quality housing. Springdale’s Urban Design Focus
Area 4 is intended to, “facilitate the development of diverse housing types to create and
maintain a mixed income neighborhood.” 57 The Walton Family Foundation notes that
quality alternative housing options are “something that the market has not provided in the
same quantity as large single-family home developments, which are easier to get permitted
and sometimes easier to finance.” With this project, Griffin Realty opens a door to infill
opportunities within the downtown area. Their proposal has yet to reach the planning
56
Bergstrom, “To Address Regional Housing Challenges”
57
H3 Studio, “Downtown Masterplan,” 70
63
commission, but it is a catalyst in multiple ways. Emphasizing adaptability within the FBC,
Griffin has designed this project and sent it to Springdale’s Planning Department to urge
updates that they believe are necessary and precedented within the NWA area.
The cottage court is a tried-and-true missing middle housing option, which typically
takes a single-family lot and turns it into a low-density, multifamily development. For
residents, cottage courts can quell fears about increased density because the homes
maintain the aesthetic of the single-family houses nearby. Griffin Company is taking the
existing lot pictured above and developing a 12-unit cottage court. 58 The design of the
houses is also intended to echo typical single-family house elevations. The inclusion of
duplexes near the back of the lot behind the singular units is a clever solution that will help
the development blend with its surroundings.
Figure 30: Photos of Griffin Company Sign and Selected

Site
When looking at the power map for this project, Griffin Company will have to go
through the similar approval process for all FBC projects. However, the way in which they
are getting to that point is unique in the context of the other three cases. In this case, Griffin
is initiating multiple updates to the code. 59 There is a strong connection from the Griffin
Company to the Downtown Master plan Steering Committee, and to the prominent
developers in the area. Phillip Taldo is the executive owner of Weichert Realtors/Griffin
Company, while the Griffin Company is managed by Zach Brothers and Sarah Taldo-
Brothers. The two own numerous properties throughout the Northwest Arkansas area, and
Griffin owns numerous properties within the Downtown Springdale area.
58
Brothers, Interview with Author
59
ibid
64
Also holding stake are new homeowners and young professionals. Another aspect
of the housing affordability crisis, the ability for young people in the state to own homes is
dwindling and the presence of Missing Middle Housing could help to alleviate some of the
pressure on housing affordability. They also allow for multiple ways to live rather than the
two existing options of owning a detached single-family home and renting an apartment in
a complex.
Upon review, the Power/Interest Diagram reveals similar conclusions. In relation to
the other cases, this is the closest the developer has come to having more power than the
planning department. Nevertheless, the planning department must go through the
established processes, and send the project to the planning commission. There are
several stakeholders unique to this project- housing advocates and young homeowners.
Additionally, this project highlights the prominence of local developers in Springdale.
Griffin is one of several but is an omnipresent aspect of Springdale’s downtown
development. Like the other projects, this one exhibits a strong connection between the
65
developer, the master plan steering committee, and the downtown Springdale alliance. As
in others, the Walton Design excellence program has played a role.
Looking at the exchange diagram, this site poses new issues to nearby
homeowners. One of which could be fears of density near their lots. There are several
businesses nearby which might benefit from the increase in ownership close by. This
project might also influence the downtown trail network, as Huntsville Ave. does not have a
bike lane along the street. It could very well have one soon.
66
67
VII. EVALUATION
This section returns to the questions which framed the initial inquiry: How can
this process reveal novel forms and interactions within Springdale’s overlay district?
How might this study contribute to theories and precedents of flexible and dynamic
urbanism? How has Springdale’s FBC impacted its urban fabric? It discusses aspects
of the diagrams which could extend into future study and points out several pitfalls.
CASE 01 IN REVIEW
Case 01 provides an overview of some of the primary power holders in the area
and publicizes enough stakeholders that made for an exciting exercise. There are
several things to gain from viewing each diagram. For instance, in the Power/Interest
diagram for case 01, there are two trends- one of which is the connection between
Hintz, Velocity Group and Downtown Springdale. The other is the connection to
various design groups, each commissioned to design specific portions of the site for
the Holcomb Arts District LLC.
Figure 34: Power/Interest Diagram Detail
68
In this case, this method does not reveal anything other than the arrangement of the
stakeholders. Each of these connections can be found online. However, further inquiry
and communication with stakeholders could reveal more connections and specific
people who helped get the project going. This map presents the early stage of a
Power/Interest diagram, because it is still subjective and was produced externally. This
method is best used to learn about projects as they are in development and adapting.
Further communications with Holcomb Arts District might reveal new stakeholders as
they continue to expand the site and break ground on the 3-story mixed use building.
However, as a tool for evaluation, the Power/Interest Diagram did not serve this project
as well as case 04, a project that is still in the early development stages.
The power map was more useful in illustrating the complexity of this site.
However there are even more layers to be developed and informed by further study.
69
The hand-drawn medium allowed for more dramatic line weights, something that
would be a functional layer in the Power/Interest diagram. This method allowed for
more emphasis and exaggeration of power and negotiation. Also, the form was made
even more dynamic with the inclusion of external influences like the Form-Based Code
and the masterplan steering committee. The diagrams show connections between
stakeholders in different ways, but the Power map remains a more successful diagram
for this specific site.
The exchange diagram brings up concerns, but these are primarily speculative
based off the site situation and site reconnaissance. This allowed for a general
understanding but did not achieve the level of complexity as would a diagram informed
by numerous interviews and firsthand observations on and nearby the site. Like the
two previous, the exchange diagram can also be adapted to each site and can grow in
parallel.
REFLECTIONS ON METHODS
The process presented in this case study is relevant to the initial grounding in
Complex Adaptive Systems theories. Each of the diagrammatic methods presents
processes that unfold over the course of a project. This study largely ignores the
potential for these diagrams to inform new processes, however, the diagrams are a
snapshot of an evolving process which can- and should- be continued in another
study. Each of the diagrammatic methods- Power Mapping, Stakeholder/Interest, and
Exchange Diagrams- are part of a more extensive, evolving process of their own, and
this study is an attempt to expand how those methods could be utilized to learn.
Despite time restrictions, this study charted three stakeholder diagrams for each
of the four sites, replicating them as much as time allowed. One immediate next step
would be to interview each stakeholder presented on the maps, gather their insights
into their position along the Power/Interest chart, and make updates accordingly. One
suggestion going forward is to engage with these diagrams as processes. Due to time
constraints, this study could not produce and re-produce the diagrams and could not
70
establish a vetting process to inform the diagrams’ evolutions. For these methods to
connect to the literature of Easterling, Lerner, and Lanham, they must be approached
as processes rather than static conclusions. They can also help problem solve, as is
the case with Hester’s Power Maps which aim to resolve development conflicts and
negotiate between the community and the administration.
Drawing and modeling the context was critical in informing the diagrams that
followed and reframed each project in a new context. However, the diagrams
themselves revealed everyday interactions between developers and the city. In the
case of the Holcomb Arts District, the diagrams present a surface level understanding
of the project. However, the diagrams require a deeper understanding of the different
power and influences within the surrounding site.
Since the diagrams were not produced as these projects were being developed,
the power maps and Stakeholder/Interest diagrams were less successful in portraying
complex urbanism. Most of the data was collected prior to the project’s development.
Power Mapping is helpful because it is intended to help people understand
developments as they evolve. As the project changes so do the power maps and
power/Interest diagrams. Additionally, these diagrams were not fully realized as a
process, something discussed in the data limitations section.
RETURNING TO INITIAL GROUNDING

Each of the four cases illustrates how the FBC has already impacted
Springdale’s urban fabric. There are increasingly more building envelope alterations,
adaptive reuse, additional dwellings, and taller buildings in the downtown area than
before 2017. Assuming the area continues to grow as projected, one suggestion for
the city is to propose what the area could look like in 1, 10, 30 years. What would it
look like for every lot in the downtown area to implement a part of the FBC? This
projection can take the form of axonometric drawings like those generated in this
study, or the projection could look at specific metrics. In 202 Railside’s case, 55 units
will bring a new tax base to the city, as will be the case in the upcoming Emma Ave
71
developments.
Griffin Company’s project hints at the potential for the FBC to be an adaptive tool
for cities. Returning to Complex Adaptive Systems theories, Jaime Lerner and Keller
Easterling’s writing suggests that Griffin is taking advantage of the FBC, and hacking
the system to propel adaptations. As the one purely speculative case, I believe the
project will set off the most substantial current if the project is realized. It exists at the
intersection of affordability, housing, and walkability, and indeed proposes a new way
of living in the downtown district.
This study reveals the actors who hold the most power in the region. Diagramming
each project reveals several points of overlap, in which influential figures control the
outcome of projects other than their own. In Velocity Group’s case, they hold
significant power as one of the champions of the FBC in the area and have paved the
way for the other projects to come. In this case Holcomb Arts District is an outlier, and
through analyzing its stakeholders there is not yet enough information to inform how
others could engage with the process. For instance, no cases within this study focus
on residents of the FBC area.
There are several ways in which the city could reach out to the residents of the
FBC area to spread awareness of the code and its benefits. Amending the code is so
complex that residents might not know they can encourage updates of their own. One
participatory method, authored by IAP2, suggests that planners make “Promises to the
Public,” 60 to maintain engagement with the project. Like Arnstein’s ladder of public
participation, this spectrum is a way for cities to involve citizens from the beginning of
the development or design process. While every project does not have to be fully
citizen ran, it is helpful to be transparent with residents about their role in the process,
regardless of if the project is “informing” or “empowering.” In this way the FBC could
be informed by more residents. Engaging with these methods could help local,
downtown, and regional residents garner more power and maintain high interest in a
60
IAP2 International Federation, 2018
72
project. It could also allow residents to be a part of the process of exchange within a
site. Considering Arnstein’s ladder of citizen participation, the FBC seems to have been
in the lower three rungs of public involvement- consultation or near non-participation. 61
The FBC might not come to fruition until residents have the potential to change the
course of the FBC in the way that other developers can.
61
Arnstein, 217
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VIII: DATA LIMITATIONS AND RECOMMENDATIONS
BIAS AND SUBJECTIVITY

This case study is through a largely subjective lens which presents many possible
biases. For example, there are many existing articles on the successes of projects such
as downtown revitalizations in Northwest Arkansas, but there are many residents,
communities and organizations that do not have a voice in these articles, let alone the
development decisions. Thus, most of the documentation in this capstone presents the
vocal, most prominent figures.
Further inquiry must include conversations with residents and community
organizations to enrich the diagrams. In some cases, planning commission meetings
reveal residents that feel less heard. One of which spoke out at the March 2017 meeting
voicing concerns and seeming unawareness of the FBC. This was a longtime resident in
the FBC area. 62 Due to time that was one of the only resident accounts captured in this
case study.
There are many residents with deep knowledge about the area and its changes-
City planner Patsy Cristie, developers Ken Hall, Tom Lundstrom, Payton Parker, Jill
Dabbs, business owners Shelby Lynn, and Jeffro Brown, among many others. Having
conversations with non-profit organizations and support groups in the area would also
be helpful.
Another perspective for future study would look at the socio-political reality of this
development. The people who live within this region are absent from the scope of this
capstone.
Further, the limited data used to make each of the stakeholder diagrams is not
the intended method of documentation, thus the versions presented here are loosely
based on the existing diagrams. As discussed in the “Exemplary Methodologies”
section, power/interest, power map, and exchange diagram strategies are all
established methods with many more steps that were not feasible due to time
62
Planning Commission, “March 7 Planning Commission Meeting”
74
constraints. In the case of R. Hester’s Power Mapping strategy and the Power/Interest
diagram, these methods are typically used on the front end of a project’s conception
rather than a post-occupancy analysis. One way to use these diagrams more accurately
would be to discuss each project with those involved from the very beginning.
ITERATIONS
Each of these stakeholder methods are iterative. Shown in the appendix are the
multiple iterations of each of the maps and power/interest diagrams. Further inquiry
would take each iteration, supplement with firsthand interviews, and produce iterations
following. Ideally, there are no final versions of any of these methods.
For documentation on each of the four cases, Springdale Planning provided the
files for each upon receipt of a FOIA request with each of the desired projects. As an
employee of the City of Springdale, gathering data for this capstone was much more
efficient and provided more opportunities for anecdotes and observations on the study.
At times this streamlined the research project and should be noted as a point for
potential bias.
Conversations with planners were helpful but underutilized. Thursday, February
23, was the only planner meeting held, with Patsy Cristie, Sharon Tromburg, and Ron
Hritz, planning specialists at the City of Springdale to discuss scope of data to determine
what information could be collected from the Planning Department, as well as the
information that they deemed most relevant to the capstone. The planners approved of
the methods but had additional recommendations for sites and completed projects,
several of which made it into the final capstone. Their anecdotes proved helpful in the
conception of the capstone from the very beginning.
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IX: DISCUSSION
SYNTHESIS OF FINDINGS
Through engaging with each methodology, there is a lot to learn about the
process of growth and progress. These findings carry implications for Springdale and
the surrounding region, and for designers and planners. The case of Putman price is
particularly revealing, as it proves that local developers can- and should- play a part in
creating sustainable urbanism. Existing scholarship suggests that homeowners in the
area are already engaging with adaptive and emergent issues, one of which being
Kera Lathan’s study of Marshallese impromptu housing modifications. 63 While not
explicitly tied to FBCs, the city should look to some of the existing adaptive
architecture and design and establish a way to interface with these homeowners and
involve all residents In the developmental process.
Throughout the cases, there are commonalities. One of which is the consistent
power of the city of Springdale. Whether it be the engineering department, building,
water, utilities, or planning, the unified approval process remains a check on
development. It is clear why a lot of the frequently mentioned developers such as Griffin
Company and Daniel Hintz first appeal to the planning department and the city. In their
case, those who engage with the city on the front end maintain much power within the
area. Hintz and his Velocity Group have had a hand in much of Northwest Arkansas’
downtown revitalization efforts, 64 it comes as no surprise that Hintz was both an early
champion of Springdale’s master plan efforts and one of the first projects to take
advantage of the FBC.
In each case presented, the main power-wielding groups were involved in the
FBC process from its conception. This helps to explain the rapid urbanization along
Emma, for instance, when most of those project champions were on the steering
committee for Springdale’s Downtown Master plan (which led to the Form-Based Code).
63
64
DNA of Place, “Velocity Group: Home Page”
76
Daniel Hintz, Ken Hall, Tom Lundstrom and Sarah Taldo-Brothers, among others,
represent the developers on the steering committee. The steering committee also
includes Melisa Lealan (of the Arkansas Coalition of Marshallese) and Jose Echavarria
(of the Northwest Medical Center). This study unfortunately does not include those
community groups and institutions. The Form-Based Code area is also home to the
Center for Nonprofits, the senior center, and a soon to be resource for farmers and local
food providers called the Market Center for the Ozarks. In addition to the Jones Center,
these services are all valuable to many residents in Springdale. The City of Springdale
should engage with these groups and encourage development from a greater variety of
stakeholders. These anchors will likely be magnets for other services, so the presence of
safe streets is of particular importance.
IMPLICATIONS FOR DESIGNERS, PLANNERS, CONTRACTORS

• Those in the design professions should understand all local ordinances and
codes, and the structures in place to propel development.
• They should maintain a relationship with city planners and others who have
the potential to change a city’s growth pattern.
• Planners should streamline the process so that FBCs can become more
adaptive over time
One can extrapolate several points from these cases to inform the role of design
professions. The power/influence diagrams reveal the lack of power that several of the
designers have on the overall outcome of each project. Their position on the lower end
of the power spectrum is due to the relationship with the planning department which has
the final word on design decisions, ordinances and the like. In a Form-Based Code, the
planner’s role is to suggest possibilities, and it is the responsibility of the planner to be
as transparent as possible about the intentions of the code. In Springdale’s case the
Planning department must review every project within the FBC area regardless of project
type. As architects, it is vital to understand the complete scope of plans such as
77
Springdale’s, as well as a relationship with the Planning Department, and- like the
developers throughout the area- bring ideas to the table at the front end of discussions
about Form-Based Code.
Designers have the opportunity early in the conception of plans such as the FBC
to inform new processes and patterns and engage with the process presented in this
capstone. In the cottage court case, the process of infill carries weight as a tool for
urbanization, as do examples like ADUs by-right and alternate setback requirements.
Griffin Company is taking the role of designer and suggests a new pattern of building in
the area. If designers can bring new ideas and precise strategies, as the case is with
Putman/Price Cottage Court, they can be a part of the FBC’s adaptation by way of
suggesting amendments and updates. Engaging with the process of mapping
stakeholders could reveal new connections that designers were previously unaware of,
and lead to different partnerships along the Power/Interest diagram.
As for the diagrams, it was informative to look at each project through these
different lenses, though each has its place in the process. Planners and architects
should create power maps and power/interest diagrams from the conception of their
project through the construction, while exchange diagrams are helpful to analyze the
post-occupancy realities of the projects, particularly for an inspector in the Engineering
department or the Planning department. It is also helpful because one must engage with
the realities about power and influence over projects.
IMPLICATIONS FOR SPRINGDALE

• The city has given developers the opportunity to change the character of
Springdale drastically and should expect even more changes to come.
• The Planning Department must invest in more public awareness programs.
Returning to demographics, how will the city engage with this high minority
area, and does the current planning process allow them to participate?
202 Railside remains a provocative case solely because of its height. As
78
evidenced in photos like Figure 36, this project is visible for several blocks. It breaks
from the typical low-rise development of downtown and competes for airspace typically
taken up by factories and processing plants. Residents of the area, and the region, are
beginning to take notice of the potential for a FBC to change the visual characteristics of
a city. The new Kids SPOT! building will likely provoke similar thoughts. Soon enough,
most of the “skyline” brought about by the City of Springdale will be thanks to a few
developers and the collaboration with the Downtown Springdale Alliance. So far, there
are four projects that will continue to change the city.
Figure 36: Photograph Looking West down Emma Ave
The interest in Springdale’s downtown should not detract from the amount of
development in the greater Springdale area. At each planning commission there can be
as many as 40 projects, ranging from rezonings to large-scale projects like 202 Railside.
If Springdale were to expand its FBC to reach the city limits, residents and developers
alike would benefit. Downtown Springdale is curating safer streets, ample bike lanes,
and eventually more workforce housing, things that workers throughout Springdale
79
could benefit from. However, Springdale continues to sprawl. Developers run into issues
such as lack of sewer and utilities near the periphery, the pitfalls of suburban sprawl
have been discussed for years. Though there are biases, press coverage of the
downtown area helped spread the word to like-minded developers.
Figure 37: Photograph of Griffin Sign on Emma Ave
There are several stakeholders on the periphery that could also benefit from FBC.
Springdale High School can-and should- have a prominent role in the development of
that area of Springdale. The Kids SPOT!, for instance, is the first to encroach on highway
71-b. With such a proximity to the high school, one hopes these more urban projects
can help calm traffic and maintain safer streets in service to the nearby students.
Walkability is one of the core tenants of the master plan, suggesting that developers
care about Springdale having safer streets and calmer traffic. Such is the case on
Huntsville Ave, the north boundary of the FBC, where Griffin’s cottage court project is
planned. The SEED districts that Springdale Planning Department implemented are
intended to spur similar development in these peripheral neighborhoods to the north
80
and south. Page 13 of Springdale’s Downtown Master plan highlights some of these
peripheries as crucial to the master plan’s success. 65
IMPLICATIONS FOR THE REGION

• Downtown Springdale will soon become a precedent for like-minded cities in
the area. Future studies must acknowledge the influence and exchange of
ideas throughout the region.
The main stakeholders in Springdale’s downtown are prominent throughout

Northwest Arkansas. As aforementioned, Velocity Group’s involvement in Springdale is
their latest involvement with the four major cities- Rogers, Bentonville, Springdale and
Fayetteville. Programs such as the Waltons’ design excellence have propelled projects
throughout the region and garnered national acclaim. Being the most recent of the
downtown revitalizations, Springdale could become a best practice for urbanism and
development.
Projects like the Razorback Greenway have catalyzed developments throughout
the region. However, highway 71-b also links each of the downtowns in the region.
Springdale’s FBC area is immediately adjacent to this thoroughfare. Since the Kids
SPOT! relocation is the first project, it could be several years before the character of 71-b
has a regional impact. Nevertheless, that first step should encourage many people to
produce better projects. The Kid’s Spot is also an important anchor, offering services
and interpreting in three languages. The Kid’s Spot could influence other inclusive
projects to gravitate towards Form-Based solutions.
65
H3 Studio, “Downtown Master Plan,” 13. See Appendix
81
X: CONCLUSION/RECOMMENDATIONS FOR FURTHER STUDY
Each of the topics presented in this capstone could be independent projects.
Ultimately, there are a variety of other perspectives that would make for a fruitful analysis
that crosses boundaries between disciplines. For instance, the Power/Interest diagram
could be split into categories, in which multiple stakeholders might be present across
every category while one group might only be present in one. Each of the diagrams is
never finished, and as such should be updated in future capstones from different
perspectives.
Further studies should consider the following suggestions:
• Engage with different disciplines, such as engineers, political scientists, and
artists, among others.
• Develop a vetting process for each of the diagrams to alleviate bias.
• Within the scope, dedicate time to interviewing as many pf the stakeholders as
possible.
Springdale has much to contribute to the likes of Easterling and Lanham, whom
each discuss dynamic urbanism. The FBC has demonstrated flexibility in the first six
years of its existence, and the emergent power dynamics suggest more methods to
allow for adaptive, emergent urbanism in Springdale. This case study also contributes a
field test of the three diagrammatic methods coopted for this study. It proposes a new
way to think about projects to planners, commissioners and designers, and the case
study reveals relationships to residents who may be unaware of all of the stakeholders
manipulating the built environment around them.
Future studies should consider the socio-political perspectives present in any
selected cases. Reaching out to more community groups and community residents
within the selected area of study would encourage a more holistic documentation of
each project. This case also proposes a framework that could be piggybacked off of.
Later capstones could take the same cases and review them years later, or add overlays
to the existing power maps, power/interest and exchange diagrams as new relationships
82
emerge in the downtown district. They could also analyze access and public space
through the lens of Third place scholarship, as Springdale is accumulating and
enhancing its park system.
Undoubtedly, projects in the works in the SEEDs outlined in Springdale’s
ordinances incentivize more development in north and south bound areas. If the last six
years are any indication, there will likely be 50 more cases to study in the coming years.
A piggybacking capstone does not need to be in Springdale. This methodology
could be replicated in larger cities like Fayetteville and Little Rock, or smaller towns like
Cane Hill and Huntsville. Concerning the power mapping strategy and the
power/influence diagram, one could overlay multiple cities to reveal connections across
regions rather than one specific area.
Main Takeaways:
• The primary inquiry is only partially answered by this study
• City Planners have the opportunity to design more adaptive processes
• Neighboring cities must look towards this region to learn and develop new
growth patterns
• The community of Springdale is not sufficiently covered in the scope of this
study and should be a primary focus for further studies.
City planners have much power to influence the built fabric of cities. They should
feel obligated to consider as many perspectives as possible with the given time
constraints and look to methods like power mapping and exchange diagrams that
propose different ways of looking at one site, district, or region. Form-Based Codes hint
at more adaptive urban planning patterns to come, and in Springdale, Arkansas, they
have already drastically changed the built environment. Planners must know how many-
and which- stakeholders will be encouraged to engage with such codes. Six years in,
residents have a few local precedents to guide their projects, and begin to take agency
over their built environment like local developers. The FBC area in Springdale remains
an interesting- and young- case to watch as it evolves.
83
REFERENCES
BIBLIOGRAPHY
Books
Easterling, Keller. Extrastatecraft. London: Verso Books, 2014.
Graber, John and Sharon Graber AICP. Qualitative Analysis for planning and policy.
American Planning Association: Chicago, 2007.
Jones Allen et al. “Putting Power to Good Use, Delicately and Tenaciously,” in Design
as Democracy: Techniques for Collective Creativity, ed. David de la Pena
(Washington D.C.: Island Press, 2017), 261-301.
Lanham, et al. “Sustainable Development,” in Pragmatic Sustainability: Dispositions for
Critical Adaptation, Ed. Steven A. Moore (New York: Routledge, 2016), 48-65.
Lerner, Jaime. Urban Acupuncture: Celebrating Pinpricks of Change that Enrich City
Life. Washington D.C.: Island Press, reprint edition, 2016.
McTavish, et al. Infra Eco Logi Urbanism. Zurich: Park Books, 2015.
Parolek, et at. Form-Based Codes: A Guide for Planners, Urban Designers,
Municipalities, and Developers. New Jersey: John Wiley & Sons, 2008.
Sherman, Roger. L.A. Under the Influence: The Hidden Logic of Urban Property.
Minneapolis: University of Minnesota Press, 2009.
Yin, Robert. Case Study Research: Design and Methods. 5th Edition. London: Sage
Publications, inc, 2014.
Scholarship
Arnstein, Sherry R. “A Ladder of Citizen Participation,” AIP Journal, July 1969.
Bryson, John and Anne R. Carroll. “Stakeholder Identification, Analysis and Influence,”
handout. Unitersity of Minnesota, 2002.
Lathan Kera. “Impromptu Domesticity: Housing Adaptations by the Marshallese in
Springdale, AR.” Architecture Undergrad. Honors Thesis, University of
Arkansas, 2016.
Reports
84
Chicago Metropolitan Agency for Planning. “Form-Based Codes: A Step-by-Step
Guide for Communities.” Endorsed by the Form-Based Codes Institute.
Engage NWA. “Engage the Future: A Look at Growing Diversity in Northwest
Arkansas.” Published by the Northwest Arkansas Council, July 2022.
H3 Studio. “Downtown Springdale Form-Based Code.” March, 2017.
H3 Studio. “Downtown Springdale Master Plan Update.” December 2, 2022.
Myerson, Deborah, and Kara Underwood. “Aligned for Affordability: A Roadmap for
Local Government Policy and Practice in Northwest Arkansas,” Published by
ULI Northwest Arkansas, 2023.
Walton Family Foundation. “Our Housing Future: A Call to Action for Northwest
Arkansas.”
Articles
5NEWS Web Staff. “Arts District in Downtown Springdale Boosts Downtown’s
Revitalization.” 5NEWS. September 2, 2020.
https://www.5newsonline.com/article/news/local/arts-district-in-downtown-
springdale-boosts-downtowns-revitalization/527-10719b45-298d-4202-a343-
fdf9b8eadcb2
Bergstrom, Meredith. “To Address Regional Housing Challenges, Northwest Arkansas
Cities Collaborate on Lasting Solutions.” Walton Family Foundation, August 3,
2022.
Brandt, Libertina. “Walmart Helped Put Northwest Arkansas on the Map. Now
Everybody Wants a Piece of It.” The Wall Street Journal, March 15, 2023.
https://www.wsj.com/articles/northwest-arkansas-real-estate-market-180f9a15
Franklin, Sydney. “Innovation In Arkansas Should not be Overlooked.” The Architect’s
Newspaper, April 8, 2020. https://www.archpaper.com/2020/04/innovation-in-
arkansas-shouldnt-be-overlooked/
Jacobs, Karrie. “The Waltons Embrace Design Excellence.” Architect Magazine, March
5, 2019. https://www.architectmagazine.com/design/the-waltons-embrace-
85
design-excellence_o
Joenks, Laurinda. “Downtown Springdale Sees Slow but Steady Development.”
Arkansas Democrat Gazette, April 8, 2019. https://www.arkansaso
nline.com/news/2019/apr/08/downtown-springdale-sees-slow-but-stead/
Moore, Garrett. “Let’s Eat: Bauhaus Biergarten to Bring New Flavors to Downtown
Springdale.” Arkansas Democrat Gazette, June 29, 2021. https://www.
nwaonline.com/news/2021/jun/29/lets-eat-bauhaus-biergarten-to-bring-new-
flavors/
Ortega, Veronica. “Apartment Complex Coming Soon to Downtown Springdale.” 5
News, December 18, 2019. https://www.5newsonline.com/article/
news/apartment-complex-coming-soon-to-downtown-springdale/527-f80aaca7-
3c28-4e8c-9f3b-002503de7777
Raache, Hicham. “Downtown Springdale Code Recommended for Approval.” Arkansas
Democrat Gazette, March 7, 2017. https://www.nwaonline.com/news/2017
/mar/07/downtown-springdale-code-recommended-fo/
Sorensen, Brian. “Bauhaus Biergarten Brings German Experience to Springdale.”
Arkansas Times, January 26, 2023. https://arktimes.com/eat-
arkansas/2023/01/26/bauhaus-biergarten-brings-german-experience-to-
springdale
Thompson, Doug. “Opportunity Zones Made to Order for Springdale, Developers and
City, Leaders Say.” Arkansas Democrat Gazette, December 18, 2022. https://ww
w.arkansasonline.com/news/2022/dec/18/opportunity-zones-made-to-order-for-
springdale/
Websites
ArcGIS. “Opportunity Zones Map.” https://www.arcgis.com/home/webmap/v
iewer.html?webmap=ccf08b9800644819a03547152880c34a&extent=-
95.6433,32.9851,-88.5516,36.5797
Center for Nonprofits. “Non-Profit Affiliates.” https://www.cfnjtlshop.org/building-
86
partners
CDI Contractors. “Kids SPOT Pediatric Therapy Clinic,” https://www.cdicon.com/
portfolio/project/220/kids-spot-pediatric-therapy-clinic
City of Springdale, Arkansas. “CDBG Map.” Published using ArcGIS.
https://springdale.maps.arcgis.com/hom
e/webmap/viewer.html?webmap=915038b4756546b19e4397caa7ca3516
City of Springdale, Arkansas. “Zoning Map.” Published using ArcGIS. https://sprin
gdale.maps.arcgis.com/apps/webappviewer/index.html?id=299f4cf4dc404923b
e792d25773851ac
City of Springdale, Arkansas. “Home Page.” https://www.springdalear.gov/
County Clerk. “Washington County.” https://www.actdatascout.com/CircuitClerk/
Arkansas/Washington
DNA of Place. “Velocity Group: Team,” Last Modified 2023. https://dnaofplace.com/
team/
Downtown Springdale Alliance. “Growth,” https://www.downtownspringdale.org/
projects
Kids SPOT!. “Home Page,” https://www.kidsspotllc.com/home
Live on Emma. “Home Page.” https://liveonemma.com/
Live Sage. “202 Railside.” https://www.202railside.com/
NWA Regional Planning Commission. “Two-County Base map.” Published using
ArcGIS. https://nwarpc.maps.arcgis.com/apps/webappviewer/index.html?
id=38b19b471c744168a1725f67cf4fb166
Walton Familiy Foundation. “Springdale Municipal Campus.” Last Modified 2023.
https://www.waltonfamilyfoundation.org/our-work/home-region/city-of-
springdale-municipal-campus
Walton Family Foundation. “Food Hub Coming to Springdale Will Support Farmers,
Food Entrepreneurs and Northwest Arkansas Communities.” Special Projects,
March 2, 2022. https://www.waltonfamilyfoundation.org/about-
87
us/newsroom/food-hub-coming-to-springdale-will-support-farmers-food-
entrepreneurs-and-northwest-arkansas-communities
Walton Family Foundation. “Northwest Arkansas Design Excellence,” Last Modified
2023. https://www.waltonfamilyfoundation.org/grants/northwest-arkansas-
design-excellence
Videos
Strong Towns. “Are Parking Minimums Ruining Your City?” Filmed February 2023.
https://www.youtube.com/watch?v=vUhOFUQDLQk
City of Springdale, Arkansas. “Planning Commission Meeting,” filmed in Springdale,
Arkansas, Video, March 7 2017 https://www.youtube.com/watch
?v=iSmoFRB6fik
Interviews
Brothers, Zach. Interview by Author. Interview with Zach Brothers. April 6, 2023.
Cristie, Patsy, Ron Hritz and Sharon Tromburg. Interview by Author. February 23, 2023.
88
FIGURES
Figure 1 Created by Author, based on data provided by arch GIS and Downtown
Masterplan
Figure 2 ArcGIS, Opportunity Zones map,https://www.arcgis.com/home
/webmap/viewer.html?webmap=ccf08b9800644819a03547152880c34a&
extent=-95.6433,32.9851,-88.5516,36.5797
Masterplan
Figure 4 Ibid
Figure 5 Sherman, L.A. Under the Influence, 96.
Figure 6 Jones Allen, Design for Democracy, 279.
Figure 7 Bryson, Stakeholder Identification, handout
Figure 8 H3 Studio, “Downtown Springdale Master Plan,” 57
Figure 9 Ibid, 67
Figure 10 Photo by Trahan Architects. https://trahanarchitects.com/work/luther-
george-park/
Master Plan
Figure 12 Ibid
Figure 13 Photograph taken by Author
Figure 14 Created by Author, based on detailed observations
Figure 15 Ibid
Figure 16 Ibid
Master Plan
Figure 20 Ibid
89
Figure 21 Ibid
Master Plan
Figure 25 Ibid
Figure 26 Ibid
Masterplan
Figure 30 Ibid
Master Plan
Figure 33 Ibid
TABLES
Table 1-4 H3 Studio, “Building Envelope Standards,” Downtown Springdale Form-
Based Code
90
APPENDICES
Appendix A: Process work example: Holcomb Arts District
Source: Author
Appendix B: Photos
Source: Author
Appendix C: Stakeholder Analysis Handout, John Bryson, Anne Carroll
Appendix D: Masterplan Select Pages
Source: H3 Studio, “Downtown Springdale Master plan”
Page 2 Executive Summary, steering committee, Stakeholders
Page 13
Page 54
Page 57
Page 62
Page 70
Page 71 Form based Code Regulating Plan
Appendix E: Form-Based Code Selected Pages
Source: H3 Studio, “Downtown Springdale Form-Based Code”
32-34 Neighborhood Residential Type 2
40-42 Neighborhood Center Type 1
44-46 Neighborhood Center Type 2
48-50 Campus Type 1
91
Appendix A: Case 01 Process, Produced by Author
92
93
94
95
96
97
\
98
APPENDIX B: On-Site Photos, Produced by Author
99
100
101
102
103
104
105
106
107
108
Stakeholder Identification, Analysis and Influence: Handout
Basic Stakeholder Analysis Technique

The basic stakeholder analysis technique is designed to identify the relevant
stakeholders, their expectations, and how well those expectations are being met at
present. The technique employs the following steps:
• Brainstorm the list of stakeholders
• Prepare separate flipchart sheets for each stakeholder
• Place a different stakeholder’s name at top of each sheet
• Create a narrow column down the right side of each sheet
• For each stakeholder, list the criteria the stakeholder would use to judge the
worth or value of the change, the effectiveness of the effort (or what the
stakeholder’s expectations are)
• Determine how well the stakeholder thinks you are doing at present from the
stakeholder’s point of view
• Identify what can be done quickly to satisfy the stakeholder
• Identify longer-term issues with individual stakeholders and with the
stakeholders as a group
You may also make these additions to the basic technique:

• Specify how each stakeholder influences the change effort
• Decide what is needed from each stakeholder
• Rank the stakeholders according to their importance to the change effort
 2002, John M. Bryson and Anne R. Carroll. Developed with the support of the Hubert H. Humphrey
Institute of Public Affairs and the University of Minnesota Extension Service.
Power vs. Interest Grids

Power versus interest grids are used to plot stakeholders’ interests against their
power; depending on the situation, “interest” can be interpreted either as their
“stake” in an issue area or as their willingness to get involved. The grids can help
determine which stakeholders’ interests and power bases must be taken into
account. They highlight coalitions to be encouraged or discouraged; what behavior
should be encouraged, discouraged or neutralized; and who should be brought in,
encouraged to change their views, or ignored.
Power versus interest grids may be constructed using the following steps:
• Tape four flip chart sheets to a wall to form a single surface two sheets high
and two sheets wide.
• Draw two axes on the surface using a marking pen. The vertical axis should be
labeled interest, while the horizontal axis should be labeled power
• Brainstorm the names of stakeholders and write the names of the different
stakeholders as they came to mind on a 1” x 1-1/2” self-adhesive label, one
stakeholder per label
• Move the labels around until satisfied with the relative location of each
stakeholder on the grid.
Subjects Players
Interest
Crowd Context Setters
Power
Stakeholder Influence Diagrams

Stakeholder influence maps start with a power vs. interest grid. They are used to
identify the formal and informal links between and among stakeholders. Different
types of links are used to highlight different kinds of relationships. The influence
diagrams help decision makers and planners understand the resulting networks,
and how to influence them. They also help decision makers and planners
understand how links and networks can vary issue by issue. Below is an actual
diagram created by Humphrey Institute professor John Bryson as part of the
African-American Men Project for Hennepin County in 2002.
Stakeholder influence maps may be developed using the following steps:

• Create a power versus interest grid
• Look at each stakeholder and pencil in important lines of influence. An arrow
from Stakeholder A to Stakeholder B indicates that Stakeholder A influences
Stakeholder B or, alternatively, that Stakeholder B is influence by Stakeholder A.
• Two-way influences are possible, but attempt to identify the primary direction
in which influence flows between stakeholders.
• Once final agreement is reached, make the pencil lines permanent with a
marking pen.
D O W N T O W N S P R I N G D A L E M A S T E R P L A N U P D A T E
Acknowledgements
CLIENT GROUP STEERING COMMITTEE

Doug Sprouse Mayor Angie Albright Shiloh Museum of Ozark History
Mike Lawson Ward 1, Position 1 Brenda Anderson Blue Crane
Randall Harriman Ward 1, Position 2 April L. Brown Marshallese Educational Initiative
Mike Overton Ward 2, Position 1 Heather Chilson Tyson Foods
Rex Bailey Ward 2, Position 2 Jose Echavarria Northwest Medical Center
Brian Powell Ward 3, Position 1 Nathan Gairhan United Bank
-Hႇ:DWVRQ :DUG3RVLWLRQ Jordan Garner Tyson Family Foundation
Amelia Williams Ward 4, Position 1 Gary George Georges, Inc.
Mike Fougerousse Ward 4, Position 2 Rick George JB Hunt
Mike Gilbert Developer
Patsy Christie Director, Planning & Ken Hall Developer
Community Development Don Harris Developer
Jill Dabbs Executive Director, Downtown Daniel Hintz Developer
Springdale Alliance Caren Kraska Arkansas & Missouri Railroad
Melisa Laelan Arkansas Coalition of Marshallese
Tom Lundstrom Developer
PLANNING COMMISSION Jennifer Matsubara Shelby Lynn’s Cake Shoppe
Ray Cardiel Seat 4 Katie McCraney University of Arkansas
Mark Cloud Seat 2 Nelson Peacock Northwest Arkansas Council
Gary Compton Seat 3 Amber Perrodin 214 by CACHE
James Robert David Seat 1 Bill Rogers Springdale Chamber of Commerce
Roy Covert Seat 5 Yume Rudzinski Blue Crane
Shannon Mueller Seat 6, Vice Chairman Adam Rutledge First Security Bank
Payton Parker Seat 7 Rodrigo Salas EforAll
Howard Austin Seat 8 $UFKLH6FKDႇHU 7\VRQ)RRGV
Dale Tyler Seat 9, Chairman Judd Semingson Community Clinic
Chris Sooter The Jones Center
Patrick Swope Legacy Bank
Sarah Taldo-Brothers Developer
CITY STAFF
Terri Trotter The Jones Center
0LNH&KDPOHH &KLHI%XLOGLQJ2ႈFLDO
Olivia Tyson Tyson Family Foundation
Cate Ernest City Attorney
Ken Williamson Arvest Bank
Denise Pearce City Clerk / Treasurer
Ben Peters Director, Engineering
Blake Holte Fire Chief
Ron Findley Director, Neighborhood Services PLANNING TEAM
Chad Wolf Director, Parks and Recreation H3 Studio, Inc.
Rick Barry Assistant Director, Planning John Hoal, Ph.D., AICP Founding Principal
Frank Gamble Chief of Police Timothy Breihan, A.AIA Principal / Project
James Smith Director, Public Works Manager
Javier Diaz Vicens Urban Designer
Lydia Dickensheet Urban Designer
A special thanks to...

GT Thompson, Kyra Ramsey, and Laura Parsley of the Downtown Springdale Alliance. Thalia Madewell, John Wayne Pharr, and
3UHVWRQ3RLQGH[WHURIE\&$&+(DQG4XLQWRQ+DUULVDQGWKHVWDႇRIWKH-RQHV&HQWHUIRUJUDFLRXVO\KRVWLQJWKH'RZQWRZQ
Springdale Master Plan Update events. Odd Soul, Con Queso’s, and Shelby Lynn’s for catering planning events. And to the
residents, business owners, and stakeholders who participated in this process. Thank you!
2 Acknowledgments
12
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Cemetery
12
14
5
12 1 W. Huntsville
le Avenue
Aven E. Huntsville Avenue 1
Spring Street
11
Berry Street
Shiloh Street
3 Jones Center Campus
8
W. Emma Avenue 2
Thompson Street (U.S. 71-B)
7W E. Emma Avenue 7
Springdale 6
eet
et
High School
Holcomb Stre
Old Missouri Road (Arkansas Highway 265)

7 11
4 10 Luther
3 George
Parkk
Park Streett
W. Maple Avenue E. Maple Avenue
6
Murphy 9
Park 3
Quandt Avenue 3
Caudle Avenue 11
6
14
12 1 Sunset Avenue
CONSENSUS OPPORTUNITIES 12
1. Capitalize on Downtown Springdale’s central location in 8. Build upon Tyson’s success and increase the access and
the Northwest Arkansas Region. quality of tech industry and workforce training opportunities.
2. Continue improving the amenities, visual character, and 9. Continue enhancing the impact and services of the
vibrancy of Emma Avenue. Northwest Medical Center and Community Clinicr
in downtown.
3. ,PSURYHWKHTXDOLW\VDIHW\DQGDႇRUGDELOLW\RIKRXVLQJ
along Emma Avenue and downtown residential areas. 10. Build upon the initiatives of the 214 Building to
leverage arts and culture to create niche artist
4. Reconnect institutions west of Downtown Springdale,
incubation opportunities.
including Murphy Park and Springdale High School,
to downtown. 11. Expand programs and events at institutions like
the Jones Center Campus, Parsons Stadium, and
5. Enhance the amenities along Emma Avenue and the
Northwest Technical Institute.
Razorback Greenway.
12. Expand regional public transportation routes and micro
6. Continue to expand the trail and greenway systems
mobility systems into Downtown Springdale.
including the Razorback Greenway, Shiloh Trail, Dean’s
Trail, and Pride of Springdale Trail. 13. Regionally market the events and successes of
Downtown Springdale.
7. Increase the safety and continuity of sidewalks and bike
paths between the neighborhoods and Emma Avenue, and 14. Enhance the Springdale Elective Enhancement District
recreational amenities like the Jones Center Campus and (SEED) to expand the economic development and growth
Luther George Park. of the downtown area.
Introduction & Executive Summary 13

Focus Area 1: Streetscape Improvements

West Emma Avenue
W. EMMA AVENUE @ PUTNAM STREET (LOOKING EAST) – EXISTING
W. EMMA AVENUE @ PUTNAM STREET (LOOKING EAST) – PROPOSED
Recommendations
• Maintain existing street centerline • Historic gas lamp-style street lights with LED
¿[WXUHWRPDWFKH[LVWLQJGRZQWRZQVWUHHWOLJKWV
• New, expanded-width concrete sidewalks 40 feet on-center (O.C.)
• 45-degree angled parking; brick-look, pervious • ADA-accessible curb cuts at 90-deg to street
unit pavers right-of-way (R.O.W.)
• Two (2) travel lanes (one eastbound, • Corner bump-outs with gardens and street trees
one westbound)
• Crosswalks paved with brick-look, pervious
• One (1) optional center turn lane, determined unit pavers
EDVHGRQWUDႈFFDSDFLW\DQGÀRZDQDO\VLV
• Additional four- (4) way stop signs at key
intersections
54 Revitalization Principles & Urban Design Plan


U.S. 71B / THOMPSON STREET STREETSCAPE – EXISTING
U.S. 71B / THOMPSON STREET STREETSCAPE – PROPOSED
Revitalization Principles & Urban Design Plan 57


WATER STREET – EXISTING
WATER STREET EXTENSION & STREETSCAPE– EXISTING

Urban Design Focus Area 4:
FACILITATE THE DEVELOPMENT

OF DIVERSE HOUSING TYPES TO
CREATE AND MAINTAIN A MIXED-
INCOME NEIGHBORHOOD.
Background & Objective
As outlined in the Market Assessment Update, Springdale » Facilitate the development of large lots with limited
as a whole is on track to grow to approximately 106,000 street frontages that existing throughout downtown.
residents over the next eight (8) years, which will require
between 5,000 and 7,000 new housing units City-wide. » Ensure that new development is compatible with ex-
Downtown Springdale may be able to capture up to 2,000 isting homes, and that high-quality and stable neigh-
of those new housing units. Since 2015, approximately borhoods are preserved; and
370 new housing units have been constructed downtown.
» 3URPRWHERWKQHZLQ¿OOKRXVLQJDQGUHKDEDQGUHXVH
Within this new market framework, the Update seeks of existing buildings.
to achieve the following objectives for new housing de-
The City’s primary tool for guiding, facilitating, and regu-
velopment:
lating residential development in downtown is the Down-
» Improve the diversity of available housing types and town Form-Based Code. The Form-Based Code should
be updated in conjunction with the adoption of the Update.
housing options within downtown, including “missing
middle” housing.
» Maintain and improve the accessibility of housing

for Springdale’s diverse population, with options for
young professionals, artists, workforce, seniors, fam-
ilies of all sizes and compositions, and households of
all of income levels;
» Actively minimize displacement of existing downtown

residents;
» Incentivize best practices for site sustainability and

green buildings;

DOWNTOWN FORM-BASED CODE UPDATED REGULATING PLAN
REGULATING PLAN KEY

Neighborhood Residential Type 1 District
Neighborhood Center Type 1 District
Neighborhood Center Type 2 District
Campus Type 1 District
Campus Type 2 District
Existing Public Parks (City-Owned)
Future Park / Public-Use Space
Revitalization Principles & Urban Design Plan 71

3.0 BUILDING ENVELOPE STANDARDS
1(,*+%25+22'5(6,'(17,$/7<3( 15
1000’
INTENT STATEMENT:
The intent of this Building Envelope Standard is to regulate the physical form of the Neighborhood Resi-
dential Type 2 areas in order to preserve and enhance the integrity and quality of this primarily denser and
smaller lot single-unit residential district. The area is designed to provide for denser and architecturally
APPROPRIATEINlLLDEVELOPMENTTHATALLOWSFORAVARIETYOFBUILDINGTYPES HEIGHTS ANDFORMSFOUNDINTHE
district. This intent statement and the images shown below are advisory only.
EXAMPLES OF CHARACTER
EXAMPLE EXAMPLE EXAMPLE
DOWNTOWN SPRINGDALE)250%$6('',675,&7
3-7
3.0 BUILDING ENVELOPE STANDARDS NEIG BOR OOD RESIDENTIAL T PE
DIAGRAM - 1 DIAGRAM - 2
I - BUILDING PLACEMENT II - BUILDING HEIGHT
BUILD-TO-LINE: [L] BUILDING HEIGHT MINIMUM: 1 Story and 15’

[M] BUILDING HEIGHT MAXIMUM: 2 Stories and 35’
[A] PRIMARY STREET: 10’ Min | 25’ Max (1) [N] MAX FROM B.O. EAVE
[B] SIDE STREET: 10’ Min | 20’ Max TO T. O. PARAPET OR ROOF: 15’ Max
[C] REAR LOT LINE, ANC. BLDG: 5’ [O] FINISHED GRND FLOOR LEVEL: 1’ Min | 3’ Max
Above Back of Sidewalk
or Adjacent Lot Level
SETBACK: <1> FIRST FLOOR CEILING HTS: ’ Min (F to C)
<2> ANC. BLDG. MAX. HEIGHT 2 Stories and 35’ (2)
[D] SIDE: 5’ Min | 20’ Max
[E] REAR: 5’ Min
III - BUILDING TYPES

BUILDING FORM:
[F] PRIMARY STREET: At least 60% of Build-to-Line Detached Single Family Bungalow
[G] SIDE ST., MAIN BLDG: At Least 50% of Build-to-Line Rear Garage
[H] LOT WIDTH: Per Existing Carriage House
[I] LOT DEPTH: Per Existing %VQMFY#VOHBMPX
[J] BETWEEN BLDGS: 15’ Min b/t Main & Anc. Buildings
[K] DEPTH OF ANC. BLDG: 30’ Max
See Section 4.0: Building Development Standards for further details
FOR REFERENCE NOTES REFER

TO PAGE 3-10 OF THIS DISTRICT.
3-8
3.0 BUILDING ENVELOPE STANDARDS NEIG BOR OOD RESIDENTIAL T PE
IV - ENCROACHMENTS VI - PARKING REQUIREMENTS
LOCATION: LOCATION:
[S] PRIMARY STREET: 12’ Max [U] PRIMARY SETBACK: Primary Street Build-To Line
[T] SIDE STREET: 10’ Max [A] plus 40’ Min
[V] SIDE STREET SETBACK: 10’ Min
[W] SIDE SETBACK: 0’, If Surface Lot; Per Main
V - USE REQUIREMENTS Building if Structured Parking

[X] REAR SETBACK: 5’ Min
GROUND FLOOR USE: Residential

REQUIRED SPACES:
UPPER FLOOR(S) USE: Residential
RESIDENTIAL USES: Two (2) Off-Street Parking
Space Per Dwelling Unit
3-9
1(,*+%25+22'&(17(57<3( 1&
1000’
INTENT STATEMENT:
The intent of this Building Envelope Standard is to regulate the Neighborhood Center Type 1 area, which
is the primary Downtown retail district, in order to establish, preserve or enhance the vibrant, pedestrian
oriented character of these walkable neighborhood main streets. The physical form of the buildings are
REGULATEDWHILEALLOWINGmEXIBILITYINUSE4HEAREAISDESIGNEDTOPROVIDECONVENIENTSHOPPINGANDSERVIC-
ing establishments for persons residing in the neighborhood, so long as such uses are compatible with
adjacent residential uses. This intent statement and the images shown below are advisory only.
3-15
3.0 BUILDING ENVELOPE STANDARDS NEIG BOR OOD ENTER T PE
BUILD-TO-LINE: [I ] BUILDING HEIGHT MINIMUM: 2 Stories and 35’

[J] BUILDING HEIGHT MAXIMUM: 5 Stories and 65’
[A1] PRIMARY STREET (For First 35’): 0’ (1) [K] MAX FROM B.O. EAVE
[B1] SIDE STREET (For First 35’): 0’ (1) TO T. O. PARAPET OR ROOF: 15’ Max
[A2] PRIMARY STREET (Above 35’): 1’ per 1’ of height [L] FINISHED GRND FLOOR LEVEL: 6” Max Above
above 35’ (1) Back of Sidewalk
[B2] SIDE STREET (Above 35’): 1’ per 1’ of height Or Adjacent Lot Level
above 35’ (1) [M] FIRST FLOOR CEILING HTS: 12’ Min (F to C)
[N] UPPER FLOORS CEILING HTS: 8’ Min (F to C)
SETBACK: [N] MEZZANINES AND PODIUMS: Mezzanines and Podiums

Greater Than 1/3 of the
[C] SIDE: 0’ Min | 10’ Max (2) Floor Plate Area Shall
[D] ALLEY: 5’ Min | 10’ Max (3) Be Counted as a Full Story
BUILDING FORM: III - BUILDING TYPES

[E] PRIMARY STREET: At Least 85% of Build-to-Line
[F] SIDE STREET: At Least 85% of Build-to-Line Commercial Block Building
[G] LOT WIDTH: Per Existing Live / Work Units (4)
[H] LOT DEPTH: Per Existing Liner Building
Civic / Institutional (5)
FOR REFERENCE NOTES REFER See Section 4.0: Building Development Standards for further details
3-16
LOCATION: LOCATION:
[O] PRIMARY STREET: 10’ Max [R] PRIMARY STREET SETBACK: 30’ Min
[P] SIDE STREET: 10’ Max [S] SIDE STREET SETBACK: 30’ Min
[Q] ALLEY: 5’ Max (6)(7) [T] SIDE SETBACK: 0’
[U] ALLEY SETBACK: 12’ Min
V - USE REQUIREMENTS REQUIRED SPACES:

0''*$& 3&5"*-"/%41&$*"-
'2/5.$&,//2 0GGJDF
64&4
3FUBJM < 7,500 SQ FT: No Off-Street Parking Requirement
4QFDJBM > 7,500 SQ FT: One (1) Space Per 1,250 SQ FT in
Excess of the 7,500 SQ FT
500%2&,//23 /FFICE
Residential RESIDENTIAL USES: One (1) Space Per Dwelling Unit
3FUBJM
Special
3-17
1(,*+%25+22'&(17(57<3( 1&
1000’
INTENT STATEMENT:
The intent of this Building Envelope Standard is to regulate the physical form of the Neighborhood Center
Type 2 areas, which are typically neighborhood mixed-use areas, in order to establish, preserve or enhance
THEEXISTINGVIBRANT PEDESTRIAN ORIENTEDCHARACTEROFTHESEAREASWHILEALLOWINGmEXIBILITYINUSE4HEPHYSI-
cal form of these mixed-use areas follow the existing pattern of the area wherein there is a great variety of
building types set back from the sidewalk with a common front yard or front courtyard. This intent statement
and the images shown below are advisory only.
3-19
BUILD-TO-LINE: [I ] BUILDING HEIGHT MINIMUM: 2 Stories and 35’

[J] BUILDING HEIGHT MAXIMUM: 3 stories and 45’ (5)
[A] PRIMARY STREET: 25’ Min | 50’ Max (1) [K] MAX FROM B.O. EAVE
[B] SIDE STREET: 10’ Min | 25’ Max TO T. O. PARAPET OR ROOF: 15’ Max
[L] FINISHED GRND FLOOR LEVEL: 6” Min | 3’ Max
Back of Sidewalk Or Adjacent
SETBACK: Lot Level For Residential;
All Other Uses are Max 6”
[C] SIDE: 0’ Min | 10’ Max (2) [M] FIRST FLOOR CEILING HTS: 12’ Min F to C)
[D] ALLEY: 5’ Min | 10’ Max (3) [N] UPPER FLOORS CEILING HTS: 8’ Min F to C)
BUILDING FORM: [N1] MEZZANINES AND PODIUMS: Mezzanines and Podiums

Greater Than 1/3 of the Floor
[E] PRIMARY STREET: At Least 85% of Build-to-Line (4) Plate Area Shall
[F] SIDE STREET: At Least 25% of Build-to-Line Be Counted as a Full Story
[G] LOT WIDTH: Per Existing
[H] LOT DEPTH: Per Existing
Triplex and Fourplex

Rowhouse and Courtyard
Rowhouse Stacked Flats
Courtyard Building
Commercial Block Building
Live / Work Units
Liner Building
Civic / Institutional (7)
FOR REFERENCE NOTES REFER

See Section 4.0: Building Development Standards for further details
3-20
IV - ENCROACHMENTS
VI - PARKING REQUIREMENTS
LOCATION:
LOCATION:
[S] PRIMARY STREET: 12’ Max
[T] SIDE STREET: 10’ Max [O] PRIMARY STREET SETBACK: .JO
[U] ALLEY: 5’ Max ()() [P] SIDE STREET SETBACK: .JO
[Q] SIDE SETBACK: 0’ , If Surface Lot | Per Main
Building If Structured Parking
V - USE REQUIREMENTS [R] ALLEY SETBACK: 5’ Min
'2/5.$&,//2 0GGJDF
3FTJEFOUJBM REQUIRED SPACES:
3FUBJM
4QFDJBM
0''*$& 3&5"*-"/%41&$*"-
64&4 < 7,500 SQ FT: No Off-Street Parking Requirement
500%2&,//23 0GGJDF
3FTJEFOUJBM > 7,500 SQ FT: One (1) Space Per 1,250 SQ FT in
3FUBJM
4QFDJBM Excess of the 7,500 SQ FT
RESIDENTIAL USES: One (1) Space Per Dwelling Unit
3-21
&$03867<3( &
1000’
INTENT STATEMENT:
The intent of this Building Envelope Standard is to regulate the physical form of large (10 acres or larger)
#AMPUS DEVELOPMENTS DElNED AS LARGE LOT DEVELOPMENTS WITH MULTIPLE "UILDING 4YPES #AMPUSES ARE
SINGULAR IDENTIlABLESITESWITHINTHEDISTRICT BOUNDEDBYPUBLICSTREETS ANDFEATURINGUNIFYINGCHARACTERIS-
tics and deep, landscaped setbacks on public street frontages. The area is designed to allow for a variety
of business, industrial, institutional, and academic uses while maintaining and supporting a vibrant urban
character. This intent statement and the images shown below are advisory only.
3-23
3.0 BUILDING ENVELOPE STANDARDS A PUS T PE
BUILD-TO-LINE: [I ] BUILDING HEIGHT MINIMUM: 2 Stories and 30’ (6)

[J] BUILDING HEIGHT MAXIMUM: No Max
[A] PRIMARY STREET: 50’ Min | No Max (1) [K] MAX FROM B.O. EAVE
[B] SIDE STREET: 0’ Min | No Max (2) TO T. O. PARAPET OR ROOF: 15’ Max
[L] FINISHED GRND FLOOR LEVEL: 2’ Min | 3’ Max
Back of Sidewalk Or Adjacent
SETBACK: Lot Level For Residential;
All Other Uses are Max 6”
[D] SIDE: 5’ Min | 10’ Max (3) [M] FIRST FLOOR CEILING HTS: 12’ Min (F to C)
[E] ALLEY: Not Applicable (3,4) [N] UPPER FLOORS CEILING HTS: 8’ Min (F to C)
[N1] MEZZANINES AND PODIUMS: Mezzanines and Podiums

BUILDING FORM: Greater Than 1/3 of the
Floor Plate Area Shall
[F] PRIMARY STREET: At Least 40% of Build-to-Line Be Counted as a Full Story
[G] SIDE STREET: At Least 40% of Build-to-Line
[H] LOT WIDTH: At Least 700’ (5)
[H] LOT DEPTH: At Least 625’ (5)
Commercial Block Building (7)

Live|Work Units (7)
Liner Building (7)
Civic|Institutional Building (7)
FOR REFERENCE NOTES REFER See Section 4.0: Building Development Standards for further details
3-24
3.0 BUILDING ENVELOPE STANDARDS A PUS T PE
LOCATION: LOCATION:
[O] PRIMARY STREET: 10’ Max [R] PRIMARY STREET SETBACK: 30’ Min (8)
[P] SIDE STREET: 10’ Max [S] SIDE STREET SETBACK: 30’ Min (9)
[Q] ALLEY: 5’ Max [T] SIDE SETBACK: 0’ , If Surface Lot | Per Main
Building If Structured Parking
[U] ALLEY SETBACK: 5’ Min
V - USE REQUIREMENTS
'2/5.$&,//2 /FFICE
3FUBJM REQUIRED SPACES:
Civic|Institutional
0''*$& 3&5"*-"/%41&$*"-
500%2&,//23 /FFICE 64&4 < 7,500 SQ FT: No Off-Street Parking Requirement
3FUBJM
Residential > 7,500 SQ FT: One (1) Space Per 1,250 SQ FT in
Civic|Institutional Excess of the 7,500 SQ FT
See Section 5.0: Use Tables for further details. RESIDENTIAL USES: One (1) Space Per Dwelling Unit
3-25

Springdale Arkansas Form-Based Code - Analyzing Urban Disposition

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Springdale Arkansas Form-Based Code - Analyzing Urban Disposition

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University of Arkansas, Fayetteville

Architecture Undergraduate Honors Theses Architecture

Springdale Arkansas' Form-Based Code: Analyzing Urban

Follow this and additional works at: https://scholarworks.uark.edu/archuht

HONORS CAPSTONE: B. ARCH, DEPARTMENT OF ARCHITECTURE

TABLE OF FIGURES AND TABLES ................................................................................5

II: THE CITY OF SPRINGDALE: WARRANTS OF THIS STUDY .....................................9

A RECENT HISTORY OF SPRINGDALE AND FORM-BASED CODE .............................. 9

ZOOMING IN – SPRINGDALE’S FBC AREA, LOCAL DEMOGRAPHICS ....................... 13

SPRINGDALE’S URBAN CATALYSTS ............................................................................ 14

III: DISPOSITION AND THE FITNESS LANDSCAPE: APPLYING COMPLEXITY

IV: EXEMPLARY METHODOLOGIES ............................................................................21

V. APPROACH AND METHODS ....................................................................................23

BOUNDING THE CASE STUDY ...................................................................................... 23

DATA COLLECTION ....................................................................................................... 24

EXCHANGE DIAGRAM, POWER MAP, AND POWER/INTEREST DIAGRAM .................. 26

VI. THE CASE STUDY ....................................................................................................29

CASE 01: HOLCOMB ARTS DISTRICT .......................................................................... 38

CASE 02: 202 RAILSIDE ................................................................................................. 47

CASE 04: PUTMAN/PRICE COTTAGE COURTS ............................................................ 63

VII. EVALUATION ...........................................................................................................68

CASE 01 IN REVIEW ...................................................................................................... 68

REFLECTIONS ON METHODS ...................................................................................... 70

RETURNING TO INITIAL GROUNDING .......................................................................... 71

VIII: DATA LIMITATIONS AND RECOMMENDATIONS .................................................74

IX: DISCUSSION ............................................................................................................76

SYNTHESIS OF FINDINGS ............................................................................................. 76

IMPLICATIONS FOR DESIGNERS, PLANNERS, CONTRACTORS ................................. 77

IMPLICATIONS FOR SPRINGDALE ................................................................................ 78

IMPLICATIONS FOR THE REGION ................................................................................. 81

X: CONCLUSION/RECOMMENDATIONS FOR FURTHER STUDY................................82

APPENDIX A: CASE 01 PROCESS, PRODUCED BY AUTHOR ..................................... 92

APPENDIX B: ON-SITE PHOTOS, PRODUCED BY AUTHOR ....................................... 99

APPENDIX C: STAKEHOLDER IDENTIFICATION HANDOUT ..................................... 109

APPENDIX D ................................................................................................................. 110

APPENDIX E ................................................................................................................. 118

FIGURE 2: MAP OF OPPORTUNITY ZONE ....................................................................... 11

FIGURE 3: MAP OF SPRINGDALE, AUTHOR, ARCGIS .................................................... 12

FIGURE 4: MAP OF SPRINGDALE AND ACCOMPANYING CENSUS DATA ................... 14

FIGURE 5: MAP OF SPRINGDALE FBC AREA .................................................................. 15

FIGURE 6: EXCHANGE DIAGRAM .................................................................................... 26

FIGURE 7: POWER MAPS ................................................................................................. 27

FIGURE 8: POWER/INTEREST DIAGRAM......................................................................... 28

FIGURE 9: FBC AREA WITH SELECTED CASES ............................................................. 29

FIGURE 10: RENDERING FROM DOWNTOWN MASTERPLAN ....................................... 30

FIGURE 11: RENDERED SECTIONS OF DOWNTOWN MASTERPLAN ........................... 31

FIGURE 12: AERIAL RENDERING OF LUTHER GEORGE PARK ..................................... 32

FIGURE 13: AXONOMETRIC OF FBC AREA ..................................................................... 35

FIGURE 14: CASE STUDY 01 AXONOMETRIC ................................................................. 37

FIGURE 15: PHOTO OF CASE 01 ..................................................................................... 40

FIGURE 16: POWER MAP FOR CASE 01.......................................................................... 41

FIGURE 17: POWER/INTEREST DIAGRAM FOR CASE 01............................................... 42

FIGURE 18: EXCHANGE DIAGRAM FOR CASE 01 .......................................................... 43

FIGURE 19: CASE 02 AXONOMETRIC DRAWING ............................................................ 46

FIGURE 20: PHOTO OF CASE 02 ..................................................................................... 48

FIGURE 21: POWER MAP FOR CASE 02.......................................................................... 50

FIGURE 22: POWER/INTEREST DIAGRAM FOR CASE 02............................................... 51

FIGURE 23: EXCHANGE DIAGRAM FOR CASE 02 .......................................................... 52

FIGURE 24: AXONOMETRIC DRAWING FOR CASE 03 ................................................... 55

FIGURE 26: EXCHANGE DIAGRAM FOR CASE 03 .......................................................... 58

FIGURE 27: POWER/INTEREST DIAGRAM FOR CASE 03............................................... 59

FIGURE 28: POWER MAP FOR CASE 03.......................................................................... 60