CLARKSVILLE, TN (CLARKSVILLE NOW) – A 10-acre complex of tobacco snuff factories and warehouses downtown will be redeveloped into an innovative neighborhood, following rezoning approval recently by the City Council.
Last week, the City Council approved the first reading of a rezoning case for Conwood Company, otherwise known as American Snuff Co., to turn 9.94 acres from M-1 Light Industrial District to Central Business District (CBD). The property is on Commerce Street and includes parcels with former tobacco warehouses.
John Wilson, owner of Balanced View Limited, a consulting firm that specializes in international real estate and the regeneration of city centers, spoke to the City Council about the conceptual masterplan, which is being developed to brief potential investors and developers on the intent of the development.
Wilson told the council the conceptual masterplan is also in place to keep a framework that addresses what the city wants, while working with the city.
“We will develop it over time, so we won’t be taking this to market, should we get the rezoning, until the end of year,” Wilson said. “Because we want to work with yourselves to make sure the blend of the development matches what is actually good for the city.”
Conceptual masterplan uses
Wilson said with the rezoning from M-1 to CBD, they hope to achieve a “live-work-play” environment.
The consultant said this environment would include greenspace, parks, walkability, social and economic benefits, mix of employment and additional housing, which all align with the Clarksville-Montgomery County Comprehensive Plan. Wilson added it’s critical to preserve the historic legacy of the area while developing.
“If we want to build green, the best thing is to not build a building, but to repurpose a building,” Wilson said. “These buildings (tobacco warehouses) … are out of this world. They are literally like stepping back in time, they’ve been kept in such fantastic order. We want these to be the center of the development.
“What we’re trying to do is give the concept that it has to stay and reflect the history. In that way, it’s something that the city can lean on. It’s a half mile away from the city center, and the level of interest that I think we’ll find for this type of development will be very high and will be high quality. And it will be people who want to partner with the city.”
Council addresses parking concerns
Following Wilson’s presentation, Councilperson Wanda Smith asked whether parking lots or a parking garage will be included with the concept.
“We do have a problem with parking downtown,” Smith said. “So, that would be a good way for us to lean on you.”
Wilson responded by saying with their vision to create a green, walkable environment, they didn’t want to overload the streets with cars. “While it doesn’t look like there’s a lot of parking, we’ve actually hidden the parking underneath the buildings,” Wilson said.
The consultant then referenced the Clarksville downtown design concept which is comprised of around 1.1 million square feet. Over 200,000 square feet would go toward parking underneath the buildings, according to Wilson.
DON’T MISS A STORY: Sign up for the free daily Clarksville Now email newsletter
Additional housing
Smith also asked whether the development will have housing.
Wilson said there would be 350,000 square feet dedicated to mixed-use housing in the area.
“The development is actually big enough for a great mix,” Wilson said. “There should be workforce, affordable, multi-family … there’s enough to push the elements in, because the whole idea is to create a community.”
Mark Braden with Reynolds American also spoke in favor of the development and told the council they’ve already done this type of development in Memphis. Braden also referenced Reynolds/American Snuff has been committed to Clarksville since 1904.
“We’ve been a part of Clarksville’s past, part of Clarksville’s present, and a big part of this is we make sure we are being a good partner for Clarksville’s future.
“We’ve put over $35 million in capital expenditures in expanding our footprint in Montgomery County and this community, with our property out on Guthrie Highway. We have two major manufacturing facilities in the United States, one is in Winston-Salem, and one is here.”
The Clarksville City Council unanimously approved the first reading of the zoning request. Council members Dajuan Little, Wallace Redd and Joe Shakeenab were absent.