CLARKSVILLE, TN (CLARKSVILLE NOW) – After being deferred a month ago, a proposed zone change for around 3 acres of land, which would have made way for a five-story apartment building downtown, returned to City Council chambers where it was voted down 4-8.
The applicant, PB&J Properties, requested for the land to transition from R-1 family residential district to Planned Unit Development (PUD). This zone change would have then made way for the five-story apartment building at the northeast corner of Riverside Drive and Cumberland Drive. The building would have been made up of 72 apartment units and 124 parking spaces. Out of those units, 32 were expected to be one-bedroom apartments while the other 40 would be two bedrooms.
This is the second time in two years that the Clarksville City Council has voted down the request. In April 2024, the City Council voted down the proposal highlighting not only their concerns about the project, but the concerns constituents had with it as well. The proposal was voted down 7-6.
Even with several new council members in 2025, the result remained the same after several of the elected officials cited some of the same concerns we’ve heard in the past.
Addressing affordable housing
Bryce Powers, on behalf of PB&J Properties, said he felt like they had brought a solid plan before the council in a PUD that addresses some much-needed affordable housing in the downtown area.
“I think we can all agree this part of Riverside Drive needs some revitalization, needs some redevelopment,” Powers said. “We felt like this particular project being at the very end of that, could be what starts that process. … This area was designated as an opportunity zone, which indicates the leadership of Clarksville-Montgomery County believe this area should be encouraged to invest in. The point of that is to give investors a little incentive in order to take the risk of stepping into a project that might be a little more risky in an area that does need redevelopment.”
Powers said people who are moving to Clarksville need housing opportunities and said he understands there is opposition to the zone change.
Response and clarification to opposition
“We respect that,” Powers said. “We have tried as we’ve designed this plan to keep that in consideration as we kept our building closer to Riverside Drive as we could, providing some screening, some of the improvements the city departments have asked for and things like that. There’s also been a lot of emails with some incorrect information, like land being taken from people from their houses to widen the road. That’s simply not true, the widening that is proposed is well within the right-of-way that’s there.”
Powers also spoke on claims of severe slope, traffic in the area worsening, among other things.
“We provided at the City Council’s request last year, a traffic study that was reviewed by the Street Department,” Powers said. “They reviewed it and said it was acceptable, and said this project is not going to cause an adverse impact on traffic. Riverside Drive and 48-13 intersection, I drive through it many, many times a day. It’s tough from 7 a.m.-8:15 a.m. and from about 4:30 p.m.-6 p.m., but other than that, that functions pretty well and the traffic study reflected that.”
Powers said PB&J Properties wants the council to make the decision based off facts and not emotion in the room and reminded the council that the developers still have to go through TDOT to gain the right-of-way. “That may or may not ever happen, but this is the first step, and we have to take this step first,” Powers said.
Councilman Jerry Haywood said he spoke with a lot of the residents on Manning Heights who told him they had concerns about motorists coming from Cumberland Drive and Riverside Drive, who then use Manning Heights as a cut through. “They’ll drive down there to get from Cumberland to Riverside, or Riverside to Cumberland.” Haywood asked Powers if they will use any speed calming measures to address those concerns.
Powers said they are willing to do so and mentioned their previous conversations with the Street Department about placing possible signage in the area as well.
Full support of the EDC
Janet Wilson with the Clarksville-Montgomery County Economic Development Council also spoke in favor of the zone change and said the EDC is in full support of the Manning Heights project. “We believe it represents a critical step forward, not just for this site, but for the broader vision of Riverside Drive and our city’s future,” Wilson said.
Wilson said the EDC frequently gets asked about what’s being done to improve Riverside Drive. “It’s a question we hear almost weekly from stakeholders across the community. While we deeply appreciate the businesses that are already there, we also recognize the immense opportunity before us. This project is an initial piece to that puzzle,” she said.
She also explained the project matters for various reasons, including that the projected tax revenue increases from roughly $2,700 to approximately $180,000 per year. Wilson also pointed out the project aligns with the Clarksville-Montgomery County Comprehensive Plan, which was approved by the City Council last year.
“We must also ask, ‘Are we creating an environment where businesses can survive?'” Wilson said. “Clarksville has a unique character shaped by our small businesses and local entrepreneurs. Without a growing residential base of support, we risk losing that identity.”
Manning Heights residents speak
Charlotte Nelms, a Manning Heights resident, spoke against the zone change saying she and other residents still oppose the project. “This proposed four-story and five-story PUD is located at the south end of the south Clarksville planning area. One mile from downtown, it is not downtown,” Nelms said.
Nelms said most of the concerns that come with the project relate to the density of occupancy of the proposed building and the issues arriving from the density. She said the road is narrow and prone to erosion, and two vehicles already have difficulty passing each other.
She also said if Manning Heights is formally designated as two-way, the entrance becomes more dangerous. “Widening will not solve this issue. The sight lines, visibility from and to the approaching traffic are very difficult at this entrance, especially for the resident that lives at the entrance. Tragedy could strike in an instant.”
Nelms said Manning Heights is not consistently 16 feet wide and, in some places, it’s actually 11 feet wide.
‘Irresponsible and negligent development’
Jennifer Ware also spoke out against the zone change and said, “Tiny homes and excessive apartment complexes are killing the small town/hometown appeal that initially brought residents to our city.”
She also accused the city of allowing developers to rezone and build in known swamps and floodplains that have historically been avoided.
“Right this moment, we have residents displaced from their homes that are still underwater after two weeks,” Ware said. “So, we ask, where is the city considering and most importantly enforcing and requiring plans for better traffic, drainage, sewage and runoff in these high-density plans? Our group is not opposed to growth and development; we are opposed to the irresponsible and negligent development, which is what this proposed PUD is.”
Council members state their case
Councilperson Ambar Marquis said the City Council needs to think about addressing the “food deserts” in Clarksville when voting on the proposed zone change and redevelopment. “33% of the population within that area live more than 1 mile from a supermarket,” Marquis said.
Councilperson Tim Chandler made the case Riverside Drive is busy in the morning from 6:30 a.m.-9 a.m. and again in the evening. He also said he doesn’t understand how 72 units will help address gaining a supermarket in the area.
Councilperson Stacey Streetman said people throughout the community want to see Riverside Drive revitalized, and the development would act as a catalyst to improve the area. “We have to take steps to do this. This is somebody who is coming in and bringing us a plan. … They told us exactly what it is they’re going to do. We don’t always get the opportunity to vote on that.”
Councilperson Brian Zacharias said he appreciates everything the applicants are looking to accomplish with the redevelopment, but the investment comes in the form of the highest residential density that could possibly be put there. “All of that in the face of the surrounding community that is clearly very much opposed to it, and their voices count too,” Zacharias said.
After hearing the arguments for and against the zone change and redevelopment, the City Council voted down the proposal 4-8. Voting no were Zacharias, Carlos Peters, Chandler, Wanda Smith, Travis Holleman, Haywood, Jimmy Brown and Joe Shakeenab. Voting yes were Marquis, Streetman and Keri Lovato, as well as Mayor Joe Pitts.
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