CLARKSVILLE, TN (CLARKSVILLE NOW) – The City Council met on Monday afternoon for a special called meeting where for the first time they publicly discussed the new proposed plans for the development of affordable senior housing at the Frosty Morn property.
Step one, on Monday night, was approving the ground lease for the proposal, which the Council approved 10-2. Next up will be the Planned Unit Development (PUD) rezone request, which will go before the Regional Planning Commission for recommendation later this month, before proceeding to the council for approval or disapproval.
Updated project background, City Council coverage
The Frosty Morn building, a meat packing factory that was in operation from 1948 to 1977, has sat empty for decades. It’s in downtown Clarksville off of Kraft Street, at Frosty Morn Drive and Red River Street. Now, a city proposal has been submitted for the redevelopment of the property that looks to create approximately 65 units of income-restricted housing for seniors 55 and older.
During the meeting, Clarksville Neighborhood & Community Services Director Michelle Austin confirmed that the development is expected to leverage private and federal investment through the Low-Income Housing Tax Credit program, allowing the city to support the creation of affordable housing without direct capital investment.
The City of Clarksville would enter into a long-term lease with SOCAYR Inc., a Kentucky-based nonprofit with experience developing and managing affordable housing for older adults, according to previous reports. SOCAYR would finance, construct and manage the housing community through a 75-year ground lease.
“At the end of that term, ownership of the improvements returns to the city, or is available to the developer at the appraised rate,” Austin said. “Importantly, this lease agreement is contingent upon the developer receiving those tax credits. Meaning, the project only proceeds if the financing is successfully secured.”
Accelerated Frosty Morn project timeline
Austin apologized for the resolution coming before the City Council in the form of a special session meeting. “As we have worked to finalize the requirements for this upcoming low-income tax credit application, we are bringing forward the items necessary for the developer to demonstrate site control and zoning readiness,” she said.
“I also appreciate your willingness to consider this request on an accelerated timeline as we work to position Clarksville competitively for this funding opportunity. I do want to mention that there have been a lot of conversations that have taken place at the state level to ensure Clarksville-Montgomery County is more competitive for these tax credits. We haven’t had had a development like this approved in some years, so we are really excited, and we think this is that big project here for Clarksville.”
Reference of housing needs assessment
Austin said that for this project, affordable means income-based for the senior citizens who apply for it. She referenced the housing needs assessment that was conducted for the Clarksville area just last year.
“Our community is projected to face a housing gap of 15,000 units by the year 2029,” Austin said. “Within that number, the largest area of need is among older adults. Approximately 35% of those are future households that is expected to have a head of the household over the age of 65 years (old).
“So, creating safe, stable and affordable housing options for seniors allows them to remain in the community that they helped build, while maintaining independence and dignity.”
Unit expectation, supportive services, Vulcan Opportunity Zone
Austin said the units would be primarily one-bedroom, but they would also have a smaller number of two-bedrooms available as well.
Expected supportive services also include space for Meals on Wheels, transportation coordination, and age-in-place services through the Mid-Cumberland Human Resources Agency, Austin said.
“The site is also located within the Red River Legacy Neighborhood, one of five low-income census tracts that my department has identified as priority areas for expanding affordable housing opportunities,” she said. “From a planning perspective, the site is positioned for this kind of redevelopment. The property is located near the Vulcan Opportunity Zone, and the surrounding area has been identified as mixed-use in the city’s Future Growth Plan.”
City Council approves resolution, asks for most recent environmental study
City Councilperson Keri Lovato said while she would be voting in favor of the proposal, she has concerns about the project.
“My concerns are environmental ones; the council has not been provided the most recent environmental study for that area,” Lovato said. “Part two of my concern is all of the M-1 zoning around this area. So, if we put our seniors in this area that could potentially be more industrial, what are we exposing them to.”
Councilperson Wanda Smith said she prefers for the Frosty Morn site to be considered for a mixed-use development like it had previously. Smith also motioned for Monday’s resolution to be postponed until a town hall meeting could be held with senior citizens of Clarksville. Her motion died for lack of a second.
When the resolution was approved 10-2, Smith and Councilman Tim Chandler were the two no votes.
‘This 65-unit site is a huge step in the right direction’
After the meeting, Shannon Tutor with SOCAYR told Clarksville Now, “It helps us continue our mission for the preservation and development of affordable housing, which is why we exist, to people in homes and keep them in homes. Specifically, with Clarksville, we’ve been wanting to work here a long time. We have connections to Clarksville that range from a longtime relationship with Fort Campbell, to family in the area.”
Travis Yates, who is the CEO and executive director of SOCAYR, said, “There are a lot of great affordable housing developers out there, but we started out as operators and managers, and we have a management company. What I always tell people is I can build a brand-new building, and I can lease it up in the first year. Our goal is to make sure we can lease it up on year 5-10. Because of that, we don’t try to have sustainable housing, we try to have value enriched housing.”
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