LAND USE STUDY UPDATE CLARKSVILLE-MONTGOMERY COUNTY, TENNESSEE ii TABLE OF CONTENTS MISSION STATEMENT ..................................................................................................................................... 1 PROLOGUE.......................................................................................................................................................... 1 INTRODUCTION................................................................................................................................................. 1 GIS AND THE PLANNING PROCESS............................................................................................................. 3 IDEOLOGY, CONCEPTS AND TRANSITION............................................................................................... 4 PURPOSE.............................................................................................................................................................. 5 THE PLANNING PROCESS:............................................................................................................................. 7 LONG-RANGE LAND USE GOALS AND OBJECTIVES............................................................................. 8 Citizen Participation......................................................................................................................................... 8 Historic Preservation and the Community..................................................................................................... 8 Environmental Considerations - Future Developments................................................................................ 8 Overall Development Goal............................................................................................................................... 9 Residential Development Goals ..................................................................................................................... 10 Commercial Development Goals ................................................................................................................... 11 Industrial Development Goals ....................................................................................................................... 12 Public and Semi-Public Uses Goals............................................................................................................... 13 Housing Goals.................................................................................................................................................. 13 Utility Goals..................................................................................................................................................... 16 Economic Development Goals ....................................................................................................................... 16 Open Space and Recreational Goals ............................................................................................................. 17 Transportation Goals...................................................................................................................................... 17 Environmental Goals...................................................................................................................................... 19 Water Quality Goals....................................................................................................................................... 20 Solid Waste Goals ........................................................................................................................................... 21 Air Quality Goals ............................................................................................................................................ 21 CRITERIA FOR CONSIDERATION PERTAINING TO DEVELOPMENT DECISIONS ..................... 23 CREATION OF FUTURE HIGHER INTENSITY USE ZONE DISTRICTS............................................. 24 POPULATION.................................................................................................................................................... 25 DENSITY ANALYSIS........................................................................................................................................ 30 BUILDING PERMITS ....................................................................................................................................... 31 HOUSING OCCUPANCY AND TENURE ..................................................................................................... 33 AGE CHARACTERISTICS OF THE POPULATION .................................................................................. 35 NATURAL INCREASE STATISTICS ............................................................................................................ 37 LABOR FORCE AND POTENTIAL FOR FUTURE EMPLOYMENT...................................................... 38 COMMUTING PATTERNS.............................................................................................................................. 42 INCOME ANALYSES ....................................................................................................................................... 44 Montgomery County....................................................................................................................................... 44 Clarksville-Hopkinsville Metropolitan Statistical Area (MSA) ................................................................. 44 THE ENVIRONMENT ...................................................................................................................................... 47 EXISTING LAND USE INVENTORY ............................................................................................................ 50 FUTURE LAND USE OPINIONS .................................................................................................................... 56 Methodology .................................................................................................................................................... 56 AN INTRODUCTORY OVERVIEW - PLANNING AREAS OF CLARKSVILLE-MONTGOMERY COUNTY ............................................................................................................................................................. 61 Population Projection Methodology.............................................................................................................. 61 Map of Planning Areas................................................................................................................................... 61 PLANNING AREA DESCRIPTIONS.............................................................................................................. 64 Planning Area #1 – The Central Business District (CBD) .......................................................................... 65 i Population Projection ................................................................................................................................. 65 Planning Issues Identified by Staff and Elected Representatives........................................................... 65 Landmarks and Traffic Generators.......................................................................................................... 66 Planning Area #2 – South Clarksville ........................................................................................................... 69 Population Projection ................................................................................................................................. 69 Rating of Factors Affecting Growth.......................................................................................................... 69 Landmarks and Traffic Generators.......................................................................................................... 70 Planning Area #3 – Southern Hills................................................................................................................ 73 Population Projection ................................................................................................................................. 73 Rating of Factors Affecting Growth.......................................................................................................... 73 Planning Issues identified by staff and Elected Representatives............................................................ 73 Landmarks and Traffic Generators.......................................................................................................... 73 Planning Area #4 –Hilldale ............................................................................................................................ 76 Population Projection ................................................................................................................................. 76 Rating of Factors Affecting Growth.......................................................................................................... 76 Planning Issues identified by Staff and Elected Representatives........................................................... 76 Landmarks and Traffic Generators.......................................................................................................... 76 Planning Area #5 –Medical District .............................................................................................................