Update, 10 a.m. Friday: Jennifer Willoughby, managing partner with GGP, told Clarksville Now they will address the feedback and return to the Common Design Review Board with a revised proposal.
“Our development is designed with walkability at its core, ensuring that everything residents need – from dining and shopping to workspaces and parks – is just a short stroll away. By enhancing downtown’s accessibility and creating a true live-work-play environment, we aim to make the area even more attractive, vibrant and connected. We will be returning to the board with the comments addressed to ensure the success of our beautiful development.”
Previously
CLARKSVILLE, TN (CLARKSVILLE NOW) – After hearing arguments for and against the proposed development around the Dunlop House at 517 Madison St., the Common Design Review Board voted to disapprove the plan at their meeting on Monday.
Gracey General Partnership (GGP) submitted the plans to the Clarksville-Montgomery County Regional Planning Commission a few weeks ago, showing a mixed-use development called “The Joseph” essentially being built around the house, according to previous reports.
The Joseph would be comprised of two four-story buildings connected by a bridge, with an additional Madison Street level – essentially five stories from the Madison Street side. A 50,700-square-foot apartment building would be at the west side of the property. 4,250-square-feet of connected retail space would front Madison Street, with the Dunlop House remaining in the center.
The apartment building would contain 92 apartment units, according to site plans. As for parking, there are 16 existing spaces, and 17 new spaces would be added, with 58 spaces also available at a sister property.
Before moving the discussion to public hearing, the Regional Planning Commission staff provided comments on the proposal:
- “In order for infill buildings to blend into the existing streetscape, their design should complement that of historic buildings and reflect the period of its construction and shall not attempt a reproduction of a historic style.
- “Advisory building height is 3 stories. Taller building may be appropriate at key intersections, and for reasons of financial viability and to encourage greater property values per acre downtown, building heights higher than the advisory height may be necessary outside of the local and national historic districts.
- “The front yard setback should be based on the predominant setback of existing structures on the block face or across the street.
- “Site Plan and Landscape Plan approval needed.”
The note said the RPC staff believes the project meets the intent of the downtown guidelines and the Comprehensive Plan. RPC Director Jeffery Tyndall added that the Common Design Review Board is not supposed to bring into consideration the use of the development, as well as parking, utilities or pricing of the units. Rather, what was under consideration was the proposed building and its design, Tyndall said.
‘Retail follows rooftops’
During the public hearing, Economic Development Council President and CEO Buck Dellinger said the EDC is for the project because it increases the number of residents in downtown Clarksville.
“It has been a mantra of ours at the Economic Development Council that retail follows rooftops,” Dellinger said. “We’re trying to progress the economic viability of the downtown core of Clarksville-Montgomery County, and having around 90 units of high-quality residence downtown can only help our businesses and help solidify everything that’s going on downtown. The projects that are bringing more residential units to our downtown core, especially walkable residential units, are those we’re in favor of.”
Bart Kline with Kline Swinney Associates (KSA), who is a representative of the project, said one of their priorities was to address both urban and historic concerns. He said the Joseph does so in various ways, including the design of a grand pedestrian staircase that leads to the Dunlop House and an open courtyard.
He also said they plan to preserve the Dunlop House, similarly to how they preserved The Amsterdam across the street, while deciding how to use the space later on. He did mention the possibility of an event center, or even a restaurant.
Jody Isaacs said this kind of development is a dream come true for her and other downtown business owners. “With more people living downtown, we actually have a sense of community,” Isaacs said. “Downtown is dying at the moment; we’ve lost five businesses since September. A couple of us are hanging on by a thread.” She said when she sees individuals trying to support downtown Clarksville, what more could she do but have their back and support them moving forward.
‘It smells of bad faith’
Eric Berg, who opposes the plan, said he and his wife retired in Clarksville for several reasons, including historic architecture. Berg pointed out when the owner of the Dunlop House did not get the demolition permit, they turned around and sued city officials. “That suit was dismissed, and all along, the owner has practiced what’s known as demolition by neglect,” said Berg.
“That is a tactic used worldwide, not just in Clarksville or Tennessee … and that’s how you side-step preservation laws. Now, the owner is reversing course by pledging to apply for National Registry of Historic Places status after plan approval. They did not do it before, they aren’t doing it now, they’re going to do it after the plan is approved, which I think is a little disingenuous. It smells of bad faith given the previous attempts at demolition.”
Margaret Ward said it doesn’t sit right with her for anything to be built in front of 517 Madison St. and the history that comes with it.
Jennifer Rudolph Rudolph said she doesn’t object to the design of the proposed project, but where the project is located. “You have to look at the surrounding areas, that’s what our guidelines say. The surrounding areas of this house are predominately historic in nature. … This project does not blend in with that,” Rudolph said.
Integrating design with historic structures
In response to those in opposition, Kline said the developer designed an adaptive use project for the Dunlop House, and they have no plans to demolish the site.
“As the city grows, you’re going to deal with these kind of conditions of, ‘How do we grow in areas we have utilities, networks, pathways, parking and where people want to live? But then how do we keep the integrity of our structures?'” Kline said. “We see this in The Factory in Franklin, we see this in Germantown; it’s integrating design in a manner that integrates historic structures within it.”
Amendment passes; proposal voted down
Before it came time to vote, Common Design Review Board member and County Commissioner John Gannon introduced an amendment asking the developer to verify with the RPC that they are progressing in adding the house to the National Register of Historic Places. “If that fails at any time, then the site review is stopped.” In addition, the amendment requested a historical monument be placed in front of Dunlop House describing the history of the site.
While the amendment passed, the proposal itself was voted down 3-6. After the proposal was rejected, Tyndall said, “It’s important to note when you deny something at the Common Design Review Board, you are supposed to provide redirection for the applicant with ways they can improve the project.”
Members of the board outlined their concerns, with many citing the lack of attention drawn to the Dunlop House in the design plans.
Clarksville Now has reached out to GGP for comment.
DOWNLOAD THE APP: Sign up for our free Clarksville Now app