CLARKSVILLE, TN (CLARKSVILLE NOW) – The Clarksville mayor and half the City Council are up for election in November, and candidates are actively campaigning. To help voters with their decisions, Clarksville Now is publishing their written responses to a series of questions on key issues.

The candidates for city mayor are Mark Riggins, Wanda Smith and Brian Zacharias. Here are their responses on five key topics. All three candidates, presented here in alphabetical order, were asked to respond in 100 words or less.

1. Streets, sidewalks

Clarksville continues to play catchup in improving/constructing streets and sidewalks. What should be done to speed up the process?

Riggins: We will quickly review the multiple, completed roadway network studies and develop a plan prioritizing needed improvement projects. As new development is proposed, the city will work with developers to identify the infrastructure improvements it requires and how it will be funded, so existing residents aren’t left bearing the cost of growth. Also, we need to encourage new development to consist of denser, mixed-use pocket communities, commingling residential and light commercial use. This, while continuing to utilize grant funds and city employee labor to construct new sidewalks connecting established neighborhoods to commercial areas, will increase walkability while reducing new traffic.

Smith: We need to stop reacting to problems and start planning ahead. As mayor, my vision is built on two priority principles: Smart Growth and Smart Infrastructure. Smart growth is being strategic, proactive, and intentional about managing Clarksville’s growth. I will work collaboratively with all department heads; we will streamline project approvals, strengthen our engineering and construction capacity, and establish clear timelines and accountability for every project. We will prioritize the roads and pedestrian infrastructure, including street lighting, sidewalks, drainage systems, and traffic corridors based on safety, growth, and need. We will aggressively pursue state and federal funding and explore public-private partnerships.

Zacharias: Asphalt has tripled in price since 2004, while we’ve added more than 4,000 residents per year. Bids are coming in higher than the budget can absorb. When that happens, the project goes on a shelf. Local contractors are still the fastest way to get work done, and I will keep partnering with them when it makes sense, but I will also build on what the Street Department has started doing in-house by buying equipment and hiring crews to do more of it. That way, a high bid does not stop the work.

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2. City budget shortfall

Mayor Joe Pitts pushed for a large tax increase to cover what he called a revenue shortfall, then halted several capital projects when the increase wasn’t fully approved. What should be done to address this problem?

Riggins: Recruiting quality commercial business increases our tax base, naturally generating additional revenue. Taxes paid on the average single-family home, at the 25% tax rate, does not pay for its residents’ overall impact to the city, currently averaging approximately $900 per person at 2.5 people per household. Alternatively, taxes paid on multi-family and commercial properties, at the 40% tax rate, cover their impact. Non-residential commercial properties yield the most revenue, generating additional sales tax revenue while drawing less on government resources. Without wisely increasing the commercial tax base, the only option to increase tax revenue is to increase property taxes.

Smith: We have to ask the important question: Are we going to continue to burden taxpayers with high tax increases, or find smarter ways to grow our revenue? Smart Growth suggests we should pursue new revenue through smart economic development, high-paying jobs, tourism, business growth, and strategic partnerships. More importantly, I will conduct a comprehensive review of city spending/budget, eliminate waste, prioritize essential services, and ensure taxpayer dollars are producing measurable value. Capital projects should be evaluated on urgency, economic impact, and available funding. My approach is … plan proactively, control spending, grow the tax base, and protect taxpayers while continuing necessary investments in Clarksville’s future.

Zacharias: Clarksville residents should not pay more taxes, they should get more for the taxes they already pay. Halting projects after the increase failed fixes nothing. Clarksville is the state’s fifth-largest city with the 18th-largest budget, and that city is less than a third our size. Our problem is not spending, it is structure. City services drive the county economy, but the city and county are funded as if the opposite were true. Voters rejected consolidation, and I am not relitigating that. I will work with the county to cut duplicate administration and put responsibility and funding where it belongs.

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3. Affordability

Costs of housing are rising dramatically in Clarksville. What should be done to address the need for more affordable housing?

Riggins: We will utilize the resources of both the Neighborhood & Community Services Department and the Housing Authority to create an affordable housing market. For instance, the city can use Community Development Block Grant funds to offset water and sewer utility and sidewalk construction costs, allowing homebuilders to provide homes at more affordable prices, while maintaining the profit margins required by their lenders. We will follow the lead of other cities who are taking advantage of these opportunities for low to moderate income and market-value housing to co-exist in new developments, providing the pride of homeownership to those across all income levels.

Smith: Affordability should be within reach for all citizens. … As our city grows, we must increase the supply of affordable and attainable housing, and not just talk about it. I will partner with responsible developers to build smart housing, starter homes, senior complexes, and mixed-income communities. I will work and collaborate with the Regional Planning Commission and Building and Codes to ensure zoning and permissions are updated, thereby optimizing property usage and maximizing property potential. Also, I will ensure that our HUD grant money is used for affordable homes, expand down-payment assistance, and leverage federal, state, and private resources without placing another tax burden on families. 

Zacharias: We are about 15,000 units short of a healthy housing market, and prices go up when supply does not keep pace. I will work with the Regional Planning Commission and Building and Codes to remove the obstacles that make small homes, townhomes, and mixed-use projects harder to build than another large-lot subdivision. Faster permitting costs builders less, and that shows up in the price. Housing near jobs, combined with a redesigned Clarksville Transit System, also saves a family the cost of a second car while also addressing our traffic issues.

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4. Higher-paying jobs

Wages have improved in Clarksville but continue to lag other regions. What should be done to improve household incomes?

Riggins: We will provide educational resources to our local businesses, modeling how paying a higher living wage can provide a positive financial impact, increasing retention while lowering recruitment costs. State law prohibits minimum wage ordinances by local governments; however, we can negotiate wage parameters for new larger-scale businesses through the recruiting processes of our Economic Development Council. We will also set an example from the city, as we will ensure our own city employees are paid a fair wage, comparable with the surrounding industry and municipal workforce. I did this at Gas & Water and saw immediate improvement in retention and recruitment.

Smith: Clarksville must compete for higher-paying jobs, not just more jobs. We must recruit advanced manufacturing, healthcare, technology, logistics, and other industries that provide career opportunities with higher wages and great benefits. Also, we must strengthen partnerships with businesses, Austin Peay, TCAT, and our schools to train residents for the jobs we attract. Small businesses need access to capital, workforce development, and a business-friendly city government. Smart Growth means creating economic opportunities that allow families to afford homes, raise their children, and build wealth. My goal is simple: attract high-paying jobs, develop our workforce, and build a stronger Clarksville economy where everyone can prosper.

Zacharias: Two things raise household income here. First, we should only hand out city incentives to companies that commit to wages and benefits worth the public money. When incentives reward investors instead of employees, workers get hit twice, once in a paycheck worth less than the work they did, and again when their taxes cover what their employer did not have to pay. Clarksville is not lacking in job training and education opportunities, which includes transitioning Fort Campbell soldiers. The city should be a formal apprentice and internship partner, connecting skilled workers to local employers, so a good wage doesn’t mean driving to Nashville.

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5. Flood prevention

Several Clarksville properties flooded during recent rains. What should be done to address stormwater issues to prevent this from happening again?

Riggins: The greatest stumbling block to city stormwater management efforts is the lack of dedicated funding sources, as it is currently one small component among many within the overall city budget. Gas & Water is currently working with a consulting firm to provide options toward the creation of a stormwater utility. Relative-sized cities who have made this transition have achieved successful results by way of increased public and corporate education, development plan and construction inspection scrutiny, and stormwater infrastructure maintenance. Study results should propose a stormwater rate structure and an estimated tax rate reduction equaling the cost of pre-study stormwater efforts.

Smith: Smart growth principles suggest that Clarksville must proactively manage flood risks rather than reacting after families have already lost their homes and property. I will collaborate with civil engineers to develop a master stormwater plan to identify problem areas and prevent flooding in communities. We must upgrade undersized drainage systems, clear and maintain ditches, culverts, and storm drains, expand detention and retention capacity, and protect natural floodplains. As Clarksville grows, every new development must be required to manage its own runoff so it does not push water onto neighboring properties. Clarksville needs stronger inspections, maintenance, and accountability.

Zacharias: Right now stormwater is an underfunded afterthought assigned to the Street Department, and the same properties keep flooding. A stormwater division under Gas and Water makes sense structurally, but only if we fund and staff it. That means crews who map and clear the drainage system, money to replace pipes and culverts that are now undersized after the last decade of building, and a hard look at what we approve upstream of neighborhoods that already flood. I will go after state and federal mitigation dollars first. When we put it off, we pay for it in cleanup instead.

| MORE: Mayor candidates on sales tax for schools, smart growth, amusement park | VIDEO

How to register, how to vote in November

The State General and City of Clarksville election will be Tuesday, Nov. 3, with governor, Congress, General Assembly, city mayor and half the City Council on the ballot.

The voter registration deadline is Oct. 5. Early voting will be Oct. 14-29.

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Tennessee voters are required to show a valid photo identification. A driver’s license or photo ID issued by the Tennessee Department of Safety and Homeland Security, the Tennessee state government, or the federal government are acceptable, even if expired. College student IDs are not accepted.

For more information on voting, including registering to vote, go to the Montgomery County Election Commission website, visit their office at 350 Pageant Lane, Suite 404, email vote@mcgtn.net or call 931-648-5707.

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