CLARKSVILLE, TN (CLARKSVILLE NOW) – While some residents continued to speak out in opposition to the planned 148-lot Reserve at Hickory Wild section 2 subdivision on Tuesday, two residents spoke in favor of the development, saying it will solve road access problems in the area.
The RPC began the subdivision case by reviewing the information provided for the proposal, which included stormwater report findings that said the developer will need to install water detention to accommodate the increased volume of runoff.
The RPC staff recommended approval, however with the following conditions attached:
- Approval of road and drainage plans by the Montgomery County Highway Department, which is expected to include traffic calming measures.
- Approval of a grading permit by Montgomery County Building & Codes for final plat approval.
- Approval of all utility plans by the office of the chief utility engineer.
- The developer should construct a roadway connection between the northern and southern termini of John Duke Tyler Boulevard, contingent upon Montgomery County acquiring the necessary property interest to facilitate the connection.
| MORE: Neighbors object to Exit 8 subdivision, developer says it will fix flooding, traffic issues
Residents speak up for planned new roads
Hickory Wild resident Shannon Heim, who is also a real estate broker, spoke in favor of the subdivision. “I’m speaking today from both a professional and personal perspective. And I want to make it clear that I have no association with the developers of this project,” Heim said.
He said his family has called Hickory Wild home since 2014, and he regularly looks at development through the lenses of responsible growth, infrastructure, and long-term community impact. “When Dunlop Road flooded in April 2025, residents lost the only access out of the neighborhood for roughly two weeks. The only access was a temporary road the Highway Department created after a few days, connecting Wellington Fields to John Duke Tyler Boulevard.
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“The gravel road was only possible because a private landowner granted access that allowed that cut-through. Without that permission, our situation could have been worse,” Heim said. “That experience showed us why multiple access points matter. The proposed development would connect to the existing roadway system to create several additional long-term access and connectivity (points).”
He said he also wanted to make an important distinction: “To my knowledge, none of the homes in Hickory Wild, or The Reserve, were flooded. The roadway and the alley connections that have been raised, are community and HOA maintenance issues. It is very important that those issues be addressed, but they are separate from the question before the Planning Commission today.”
Improved access to emergency personnel
Stefanny Dang, a homeowner of The Reserve at Hickory Wild, said one of the most important benefits of this development is additional access to emergency personnel. “My family lives on Tacoma Drive, and currently we essentially have one way in and one way out,” Dang said. “I never fully appreciated how concerning that would be until Dunlop Lane flooded.
“I’d much rather have those connections established before the next emergency than realize how important it could have been,” Dang said. “If the studies support responsible development, I respectfully ask the commission approve the proposed new phase.”
‘We have people that vividly remember that night’
Kathy Latrobe, another Hickory Wild resident, asked everyone in attendance if they remember the flooding that damaged Farmington. She said community members are still hurting awaiting true mitigation.
“Do you understand the damage that has been done to the Kirkwood area, to the Reserves, to Wellington Fields, to Farmington? And yes even though we didn’t flood in Hickory Wild, there was other damage,” she said. “Here we are a year and a half after the event, we’re still hurting, we’re still trying to rebuild, and we see nothing in the way of mitigation from the county.”
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Latrobe said stormwater management issues in Montgomery County have been well known as far back as the 1990s. “Overdevelopment is not a new issue,” she said. “We’re honestly exhausted, exhausted from paying the price for the failures of the system.”
‘Adding 148 extra houses … I don’t think that is quite the answer’
Amy Griffin, who lives on Chism Court, said that she has sent letters warning the RPC about drainage issues on her land. “Now I’m standing in front of you, asking you to help protect not only my neighbors, but possible incoming neighbors,” she said. “There is such more water accumulating around this area. 2025 proved it; it’s got to be fixed before more homes are added and before more people have to foot the bill or HOAs have to foot the bill.”
Griffin said she is aware of the $5 million Montgomery County is investing in Exit 8 stormwater infrastructure, and she believes that should be taken care of before any additional homes are approved. She also said some homes proposed on the preliminary plat show to be backing up to a basin. “What happens when the basin needs to get bigger?” she asked. “What’s going to happen to the homeowners and their land?
“Yes, we do need extra (road) outlets for if we do have another flood … but adding 148 extra houses to the area, I don’t think that is quite the answer. We have to get the flooding and the stormwater runoff taken care of first.”
Weakley: ‘We’ve met all guidelines’
Subdivision developer Vernon Weakley said what is before the RPC is the preliminary plat approval. “Which there are guidelines in the book we have to go by,” he said. “We’ve met all of those guidelines.
“Drainage and utility plans are another step that will come later in the process for the designing of the detention ponds and the drainage and all of those things. Today we’re voting on the preliminary plat. The staff recommended approval, we’ve met all the requirements, and we’re asking for your vote,” Weakley said.
Weakley said detention ponds are designed to hold the water in the open areas away from homes. “The particular case in Farmington, it was very unfortunate. … The water came from a big basin upstream that overflowed into another basin. (They) had to close down International Boulevard, and they had to close down Dunlop Road.
“So, it was a chain of events that was beyond any type of design that happened. This project here, it is away from that disaster. It’s uphill from it.”
The RPC asked Weakley to clarify the next steps in the process, which includes TDEC, Montgomery County Building & Codes, and the county’s Highway Department reviewing their stormwater mitigation planning.
“So, there are three separate steps after the site plan to review that drainage plan and make sure the calculations are correct?” RPC Commissioner and County Commissioner Joe Smith asked. Weakley said that is correct.
When another member of the audience asked to speak, the RPC objected and called the meeting back to order, citing only three people are allowed to speak against the case. Another warning was issued later in the meeting as well.
Drainage system from Farmington to Red River
Before the commission voting, RPC Director Jeff Tyndall said he had several conversations with residents leading up to Tuesday’s meeting. “While sympathetic to what’s happened out there, two back-to-back 100-year storms, 11 inches of rain in less than a week … that’s why we went the extra step to talk to the county’s project manager,” Tyndall said.
Tyndall said part of the county’s plan with their $5 million investment is to implement a drainage system that will be installed from Farmington to Rossview Road to the Red River. “To help further channelize any water that is held up in Farmington since the underground system did fail during that time. It gives an alternative way to get the water across the surface.”
The preliminary plat proposal before the RPC on Tuesday met or exceeded what is expected in subdivision regulations, Tyndall said. He also said for an RPC to vote down such a request, there would have to be findings of significant issues in regard to health, safety or welfare. “Staff would point that out if we have that. But we don’t believe there is a significant impact to health, safety or welfare based off the plat that you see before you today.”
Pending all four conditions set forth by the RPC staff are met, the Planning Commission unanimously voted in approval of the preliminary plat. Since the land is already zoned for this use, no County Commission approval is needed.
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