II. - CONTEXT

Madison Street Today

The Madison Street Corridor (US 41A), extending from State Route 76 to 10th Street, serves as the historic main entry to downtown Clarksville from the south and the east. Characterized by a wide range of land uses (Figure 2-1. "Existing Land Use Map", page 10), Madison Street in many ways reflects the City's gradual outward expansion over the last half century and longer. Driving east from downtown, one encounters historic homes and roadside commercial, parks and schools, shopping centers and suburban ranch homes, community, civic and religious institutions, estate lots, and at the intersection with State Route 76, large discount retailers.

Today, Madison Street faces the difficult challenge of remaining competitive with new growth and development in Clarksville and the region, especially many commercial properties along the corridor. A group of participants in Leadership Clarksville recognized these challenges when they issued the Hilldale Revitalization Report in May 2007. While the report specifically considers the redevelopment of the hospital site as a "mixed-use, retail and high-density residential" center, it also addresses the importance of the long-term vision for the larger Madison Street corridor.

Because of its unique role as one of two major corridors leading to downtown Clarksville from the east, the other is Wilma Rudolph Boulevard (US 79), Madison Street serves as the backbone for the city south of the Red River. Consequently, four community and neighborhood centers are located at approximately one mile intervals along the four-mile stretch of Madison Street from State Route 76 to 10th Street (Figure 2-2. "Existing Conditions Map", page 11). The physically most prominent center is certainly where Golf Club, Old Ashland City and Memorial converge at Madison Street and the site of the hospital.

The uses in the corridor, for the most part, are stand-alone, self-contained buildings that have little relationship to the street or to each other. The existing retail mix, the distance between uses, frequent curb-cuts, and the deep setback of buildings behind surface parking lots does little to encourage pedestrian activity, and the jumble of architectural styles, signage, lighting and inconsistent landscaping creates a generally chaotic and confusing environment. The development of all commercial properties fronting this section of Madison Street fall under either the C-2 (General Commercial), C-5 (Highway and Arterial Commercial), or O-1 (Office, Medical, Institutional and Civic) zoning districts. Residential properties range from single family (E-1, R-1 and R-2) to three and four family (R-4) zoning districts (Figure 2-3. "Existing Zoning Map", page 2561).

The Planning Process

To improve the quality of life along the corridor, the "Hilldale Revitalization Report" recommended the "enactment of zoning laws and sign ordinances applicable to all businesses on Madison Street" and "that bring consistency to storefronts along the corridor." In late 2007, the Clarksville-Montgomery Regional Planning Commission convened a Steering Committee of elected officials, business owners, and residents to work with consultants on design guidelines for the Madison Street Corridor.

Prior to a public meeting in early December, the Steering Committee met three times to discuss issues facing Madison Street, prepare a concept plan and develop draft design guidelines. The consultants, on behalf of the Steering Committee, presented the findings and recommendations during a public workshop held at the Clarksville-Montgomery School System Board room on December 4, 2007. More than 100 community members attended the public workshop. In addition to the discussion at the workshop, more than 60 participants completed surveys. Overall, survey respondents believed the proposed plan and design guidelines would:

• Make the area more attractive and create a distinct identity

• Help create pedestrian and bicycle friendly, mixed-use centers

• Improve the quality of design and development

Several people expressed concerns associated with the uncertainty of new standards. These concerns included the impact on parking, the possibility of deterring new development and the cost of making the recommended improvements.

Based on the feedback from the public workshop, the Steering Committee recommended several changes to the proposed design guidelines. City planning staff and the consultant also met with the Building and Codes Department to discuss changes. This document reflects the recommended changes from both the Steering Committee and the Building and Codes Department.