CLARKSVILLE, TN (CLARKSVILLE NOW) – In the aftermath of Thursday night’s City Council debate on the future of the Vulcan property downtown, new details have come to light, including that affordable housing is likely not part of the mix, and taxpayer money may not even be on the table for the housing portion of the site.
Over a year ago, the Clarksville-Montgomery County Economic Development Council worked with city and county leaders to establish the 106-acre Vulcan Frosty Morn Redevelopment District, in part to allow developers to apply for tax-increment financing (TIF) to help them build up the area. As part of the plans, a requirement was included that any housing development using a TIF be 10% affordable housing.
Zoning first, then TIF
Janet Wilson, Business Development Manager of the Clarksville-Montgomery County EDC, said before a developer can even apply for a TIF, the site has to be rezoned appropriately for the development.
“The EDC operates in complete transparency, with a goal to always consider the greatest good of the community,” Wilson said. “We are not developers; our role is to consider projects brought to us that serve a need and would benefit the community.
“In regard to the Vulcan project, the EDC has shared the council’s strong desire for affordable housing to be considered. At this time, the IDB has not been approached for TIF; proper zoning is required before any financial considerations are weighed.”
The City Council is being asked to rezone around 30 acres of land from General Industrial District (M-2) to a Mixed Use Planned Unit Development (MXU-PUD), for the site, which is to include a baseball stadium, hotel, retail and apartments.
“TIF may be talked about conceptionally, but there’s nothing that can be done prior to zoning,” Wilson said. “One of the points that kept coming up on Thursday was that this (the council zoning discussion) isn’t even the forum to be discussing it.”
Language in TIF section
One matter raised at the meeting was a possible loophole in the 10% affordable housing requirement in the TIF section of the redevelopment plan.
“In regard to residential rental housing, developers cannot negotiate on the percent (of affordable housing) but can negotiate to apply the units from another project to satisfy the 10% affordable housing component,” said EDC spokeswoman Michelle Hueffmeier.
Wilson added that for the section that states “in some cases, negotiate other considerations appropriate under the circumstance” could mean something such as donated public space.
Wilson said there are two developers for the Vulcan property: one developer for the multi-family portion and another for the baseball stadium. At this point, no TIF requests have been made to the IDB.
Separate developments, so no affordable housing required
Following a meeting with EDC representatives on Monday, Councilperson Karen Reynolds told Clarksville Now she was disappointed to learn that after all of this time, affordable housing would not be included in the development of the Vulcan property.
She said in an email to constituents that she understands that the developer for the baseball stadium is applying for a TIF, and it doesn’t include housing. Separately, the developer for the apartments is not applying for a TIF, so there’s no affordable housing requirement.
“I have learned a great deal during this process, many of the misunderstandings and anger could have been avoided if the leadership of our community strove for transparency and equity in their communication processes and who they choose to share information with,” Reynolds said.
Montgomery County Commissioner Rashidah Leverett said she is not satisfied with the outcome of the meeting. She said it felt like their latest meeting with EDC representatives was reactive because the issue got attention from Clarksville Now and at the City Council meeting.
Leverett said that since the IDB acts as agents on behalf of city and county representatives, they should be advocating for the residents of Clarksville and Montgomery County, instead of allowing the developers to dictate what they want to do. She added that the IDB should articulate what residents are in need of and see if a development is a match.
Leverett mentioned that needs such as affordable housing, walkability, access to green space and bringing a grocery store to the Red River district are things that she and Reynolds have been asking for since being elected.
Chris Smith contributed to this report.