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March 25, 2010

Master Plan: Infrastructure Committee Report

The  Clarksville Strategic Master Plan Infrastructure Assessment Committee has submitted the following assessment to the city for review and debate. Clarksville is currently accumulating data and input from individuals, business representatives and civic leaders prior to creating a new development plan for the city.

Infrastructure Assessment Committee

Overview of the Committee’s Study:

Clarksville, TN is growing, and the rate of that growth is increasing at a pace that can only be imagined.  Due to the tremendous attraction of the area from its many positive aspects and characteristics, the influx of new Clarksvillians is truly an amazing and exciting opportunity.  Utilities of all types will be extended into the great many new neighborhoods that are going to be required to allow these many new citizens the opportunity of establishing their new homes in this community.  Naturally, new retail, service and commercial ventures and citizens are also going to be a part of the community, each with their own special utility wants, needs and requirements.  The planning, establishment and placement of those new utilities in strategic, sensible and economically feasible locations will allow the City of Clarksville to provide those necessary services in a manner that will be more than adequate, effective and in such a manner as to reduce the financial burden on the taxpayer of the community.

Definition of Infrastructure for the Committee’s Assessment:

Before embarking on a study of the infrastructure opportunities facing Clarksville, the committee decided that it would be important to establish the definition of the infrastructure to be studied.  First and foremost, most will immediately identify the big four utilities as being sanitary sewer, potable water, natural gas and electricity.  Communications is often overlooked, but is and will increasingly become more and more important in the grand scheme.  For the purposes of this study, sanitary sewer, potable water, natural gas, electricity and communications will be the focus.  Transportation infrastructure items and issues are beyond the scope of this committee’s study.

SWOT Analysis of the Infrastructure Issue:

To begin the venture, as study of and the analysis of the infrastructure issue will focus on the four items of the Analysis tool know as SWOT Analysis.  The issue will be analyzed considering the Strengths, Weaknesses, Opportunities and Threats of the infrastructure system and opportunities for Clarksville.

Clarksville Infrastructure Issue (STRENGTHS):

1.    Current Updated Treatment Plants
2.    TVA is our Electric Power Source
3.    Knowledgeable, Dedicated and Experienced Staffs
4.    Abundance of Water for Smaller Satellite Treatment Plants
5.    System Could Become Modular
6.    Fort Campbell Influence
7.    Detailed Knowledge is Available from Past Mistakes

Clarksville Infrastructure Issue (WEAKNESSES):

1.    Extensive Utility Network due to Sprawl
2.    Old Combination Storm and Sanitary Sewer System
3.    Topographic Issues
4.    Utility System Planning Appears to be By Developers
5.    Possible Capacity Moratoriums
6.    Relationships with Adjoining Utility Districts
7.    Communications Between Departments

Clarksville Infrastructure Issue (OPPORTUNITIES):

1.    Use Infrastructure to Guide New Development
2.    Topography and Very Large Drainage Basins
3.    Increase Number of Customers per Foot of Line
4.    Establish the Proposed East/West Corridor
5.    Facilitate Infill Development and Growth

Clarksville Infrastructure Issue (THREATS):

1.    Funding for Infrastructure Upgrades and Expansions
2.    Becoming Totally Economically Unfeasible
3.    System Failure Due To Uncontrolled Expansions
4.    Not Building For Tomorrow’s Growth
5.    Environmental Regulations

Clarksville Infrastructure Issue (STRENGTHS):

Current Updated Treatment Plants

Over the past few years, Clarksville has had the opportunity to improve and expand both the Water Plant and the Sanitary Sewer Plant.  The expansion of the Water Plant has even allowed the postponement of plans to construction a new Water Plant on the banks of the Cumberland River in the New Providence Area.  Obviously the cost of constructing either a Water Plant or a Sanitary Sewer Plant can range from $ 10 million to the mid $ 20 million range.  Projections are that the current plant expansions can carry Clarksville several years into the future before further major Capital Expenditures for additional plant construction will be necessary.  While it is a certainty that future plant construction and expansions will be necessary, current and future population trends can be closely monitored in anticipation of planning for future plant construction.  The tremendous advantage in Clarksville’s position concerning new plant construction is the ability to direct those funds into the expansion and upgrade of the transmission system.

TVA is our Electric Power Source

The Tennessee Valley Authority continues to be a huge advantage for this area and especially for Clarksville.  Because of the investment of the Federal Government in this program, the Tennessee Valley region has enjoyed an abundance of electrical power at a fraction of the cost of most of the remainder of the country.  Even though electrical power rates have trended upward during the last few years, the reliability and sustainability of the power provided by TVA are so important in the marketability of the region, especially to larger electrical power consumers.

Knowledgeable, Dedicated and Experienced Staffs

Issues of infrastructure systems during any type of growth or development in Clarksville demand the attention of a great many associated with the different infrastructure and utility system operators.  To bring a project to fruition, each utility must bring forth planners, designers, financial experts, constructors and start up personnel.  It is a great testament to the City of Clarksville that a great many involved with the growth and development of Clarksville are so quick to be complimentary of and respectful of the staffs at the various utilities.  The knowledge, dedication and experience of the various staffs is a tremendous asset that must be utilized, capitalized upon, and most importantly, maintained.

Abundance of Water for Smaller Satellite Treatment Plants

Imagine the Cumberland River to be nonexistent.  Where would we get our water?  What about our sewage?  Very few communities are positioned along such a resource as Clarksville.  Fortunately for Clarksville, if the Cumberland River should be ignored, we still have an abundance of water resources throughout the city.  A quick look at any map of Clarksville demonstrates the existence of numerous water ways within our city that would allow us quick and easy access for the establishment of many smaller satellite water and sanitary sewer treatment facilities.  When water is treated and is ready for consumption, the monumental task of transporting that water to the population becomes a major issue and expense.  One only needs to consider the amount of water a person uses during a day and then look around at the number of people there are and you suddenly realize that the system of pipes to deliver that water from the plant to the user must be enormous.  Our abundance of water conveyances in our city make it possible that instead of moving the water to the people, we could move the treatment of the water to the people drastically reducing the cost of the distribution system.

Sanitary Sewer System Could Become Modular

Just as our potable water system could benefit from the existence of our many smaller waterways and water conveyances, the same opportunity exists for our sanitary sewer system.  Unfortunately our current sanitary sewer system consists of a tremendous number of sanitary sewer lift stations.  These lift stations become necessary when the existence of a gravity sanitary sewer system either does not exist in the vicinity or is inaccessible.  We have several systems within our total system that are essentially made up of one or more lift stations pumping to another lift station and even on to one more other lift stations before being pumped overland to a connection to a gravity sewer line.  Many of these lift station sub systems could be eliminated with the introduction of package sanitary sewer treatment plants that operate at small capacities, but also at lower costs.

Fort Campbell Influence

Our relationship with Fort Campbell not only affects every facet of our lives in Clarksville, it also greatly impacts our infrastructure system.  Fort Campbell is actually a user of many of the infrastructure systems in Clarksville.  Not only does Clarksville plan and design with consideration for Fort Campbell in all infrastructure issues, the expertise and knowledge of the personnel at the military base are a tremendous resource and asset.  Obviously, the economic influences of Fort Campbell are vital to the success of the infrastructure issues for Clarksville.

Detailed Knowledge is Available from Past Mistakes

Examination of any utility map for the City of Clarksville makes it so obvious that planning for the future is so vital to the success of a community.  Having no planning document for guidance and finding it necessary to react to the rapid growth and development of the past, our forefathers did the best they could in providing for the infrastructure needs.  Now we are so fortunate to have the maps of mistakes of the past and opportunity to learn from those mistakes.

Clarksville Infrastructure Issue (WEAKNESSES):

Extensive Utility Network due to Sprawl

Each and every utility in Clarksville maintains and displays detailed maps of their entire system.  Examination of those maps reveals one startling fact that is replicated on every map examined.  Clarksville has developed and grown in a great big circle with little fingers radiating away from the center and almost nothing in the center of the circle.   Obviously the roadway network around Clarksville led, guided and directed the growth and development of the community.   Because of the nature of a major roadway system that provides transportation to and around the entire community and the lack of a locally funded minor roadway system inside the major roadway network, Clarksville’s growth and development has followed the same path around the city.  Unfortunately, Clarksville’s utility infrastructure system followed the growth and development resulting in a vast and expansive system of utilities.  Clarksville’s utility infrastructure system is widely known as having fewer customers per mile of line than most people in the business can imagine.   Even in recent years, growth and development has tended in the direction of available land along existing roadways with little or no regard for the availability of existing utility infrastructure.  Some growth and development has occurred miles from the existing system with extensions made back to tie onto the system.  The City of Clarksville actually underwrote many of these extensions.  Now we are left with utility infrastructure systems that are very extensive with few customers and with respective maintenance costs that are based on per mile or feet of line.  This sprawl in our growth and development patterns has left Clarksville with an infrastructure albatross.

Old Combination Storm and Sanitary Sewer System

Historic Downtown Clarksville, even though picturesque, beautiful and flowing with history, is an engineering nightmare that could cost taxpayers up to $ 50 million with nothing to show for it.  At the time Clarksville evolved, there was little or no consideration given for sanitary sewer.  As was totally customary at the time, an intricate system of sewers was constructed under the town.  These sewers were the recipients of the raw sanitary sewage from all of the buildings in the town and also all of the storm water that fell in the town.  This system of sewers that carried both storm water and sanitary sewer flowed gently to the Cumberland River and through the large pipe that currently exists and is visible in MacGregor Park.  That system will not be allowed to function for many more years.  Clarksville is going to have to spend millions of dollars separating the sanitary sewer wastewater from the storm water.  It will be a huge undertaking, will be a horrible mess while under construction, and when completed, will have no visible signs of anything above ground for the taxpayer to take pride in.

Topographic Issues

Clarksville’s utility infrastructure, especially the sanitary sewer system suffers tremendously from the major topographic feature of our region.  Clarksville is at the southern end of a region that extends north to Bowling Green, KY that is known as a Karst Topographic Region.  While karst actually refers to the underlying geologic features of the region, it is the resulting surface topography that causes our problem.  This entire region resembles a golf ball, with a smooth surface and many small dimples.  There is no gentle fall in elevation from one side to the other, one end to the other or in any direction.  For a sanitary sewer system to work this gentle fall is a necessity or you are forced to install a lift station that essentially pumps the raw sewage through the sanitary sewer system until it can reach a gravity system.  The gravity system falls gently until it empties out at the sewage treatment plant.  It all sounds simple until the costs comparisons are made.  A typical sanitary sewer lift station will cost from $ 25 thousand dollars to $ 250 thousand dollars, takes a tremendous amount of electricity to operate each day, requires daily supervision, is a maintenance nightmare and then has to be replaced every 10 years or so.  One supplier stated that “I sell more lift stations in Clarksville than I do everywhere else combined.”  This is a bleeding wound that must be stopped.

Utility System Planning Appears to be By Development

As discussed earlier, our utility infrastructure system exemplifies urban sprawl.  A close examination of the progression of the development of our utility infrastructure system demonstrates the method of Clarksville’s growth.  Growth happens if your community is the least bit desirable, and with everything Clarksville has going for it, growth is going to happen. The growth that a community experiences is a direct function of what a community has to offer.  Good communities grow and bad communities do not.  One very necessary part of a growing community is entrepreneurs who are willing to take the financial risk and provide neighborhoods and homes for the people who have chosen to move into our community.  Real estate developers do not cause growth, but they do provide the ability for that growth to continue.  People must have homes to live in.  In Clarksville, the real estate developers followed the existing roadways in developing neighborhoods for our new citizens.  Unfortunately, the roadway system in Clarksville was not originally built to serve a bustling city.  It was built to serve an agricultural community, downtown Clarksville, Fort Campbell and offer a route to Nashville.  This resulted in the wide loop around the north side of Clarksville and that is exactly the way Clarksville has grown.  Thinking about quality of life led to the decision that all should have the opportunity to have sanitary sewer.  Not having the money to do so, the City required the developers to extend their own sanitary sewer and they, quite naturally, followed the existing roadways as that was the path to the neighborhoods.  As development in an area breeds more development in that same area, neighborhoods sprung up around neighborhoods utilizing the same utility infrastructure network.  So the network continued to grow onto itself led, guided and directed merely by where will the next neighborhood be, not where should it be.  While many will jump and down and scream “poor planning”, the reality is that this progression is quite natural as development must take place along existing corridors.   To guide development, a community must make the financial commitment to decide where development should take place, put the main infrastructure in place and then development will go there with no pushing from anyone.  Good planning is expensive.

Possible Capacity Moratoriums

System failures are becoming more frequent as Clarksville continues to grow and improvements and extensions to our sanitary sewer system fall farther and farther behind.  Especially where the system is primarily a series of lift stations, many of those stations are operating far above capacity.  The State of Tennessee monitors the system and as the system experiences more failures, the State will issue a moratorium, effectively shutting down entire areas of neighborhood development.  Some of these systems are located in prime development areas of Clarksville where moratoriums could have devastating effects.

Relationships with Adjoining Utility Districts

Many of the water systems located in rural Montgomery County around Clarksville are owned and operated by private utility districts.  As growth continues and development occurs, there are going to be occasions of system overlap, especially considering some of TDOT’s proposed roadway extensions.  These utility districts do not offer sanitary sewer to their constituents, many of whom greatly desire the opportunity to have sanitary sewer rather than a failing septic system.  There are even existing sanitary sewer extensions to are located adjacent to some of these rural utility districts.  There is a general feeling of apprehension and often distrust between the City of Clarksville and these utility districts.  There will be occasion that these systems will have to work together, but until those relationships can be fostered, that will be very difficult.

Communication Between Departments

Watching a brand new 2 inch thick coat of fresh asphalt covering your pot hole ridden neighborhood street can be a great source of satisfaction.  Watching that same street trenched from one side to the other two weeks later to install a new underground cable TV system is an atrocity.  Or watching that same street dug up for the installation of a new water line only means that a lot of taxpayer money went needlessly down the drain.  Unfortunately, this has been the case all of often in the City of Clarksville.  Those communications lines need to be formalized.

Clarksville Infrastructure Issue (OPPORTUNITIES):

Use Infrastructure to Guide New Development

An opportunity is wide open to the City of Clarksville to study where development would be most advantageous to the City and install the main infrastructure to guide development to those areas.  Growth is coming, so development must happen.  Where that growth will occur is what will determine good planning or no planning.  Development is going to happen around or in very close proximity to existing infrastructure.  If the existing infrastructure is not in place where development needs to happen, then put it there and development will follow.

Topography and Very Large Drainage Basins

Radiating from the current Sanitary Sewage Treatment Plant is a series of very large drainage basins.  Water flows from many parts of Clarksville down those drainage basins.  If sanitary sewer trunk lines were place, wastewater could also flow downhill through those same drainage basins to the treatment plant.  This would open up for development a tremendous area of Clarksville that is currently undeveloped and lies within the big circle of Clarksville’s utility infrastructure.  Installing the main trunk lines and letting development install the smaller feeder lines to the many new neighborhoods that could arise in this area.  This entire area could be developed with a little advanced planning and need no lift stations.  Many of these drainage basins also lead to other parts of Clarksville currently developing utilizing lift stations in wastewater disposal.

Increase Number of Customers per Foot of Line

The lack of customers per foot or mile of line is an atrocity for the City of Clarksville.  Costs of maintenance are directly proportional to the feet or miles of line of utility infrastructure.  Having few customers per foot or mile or line drastically increases the cost per customer for the maintenance and operation of a utility.  Clarksville must find ways to increase the number of customers that can be “hooked up” to the utility system.  There are miles of existing utility infrastructure that are built through undeveloped areas and end in a developed neighborhood.  The City should do everything in it’s’ power to encourage the development of neighborhoods along those existing lines.

Establish the Proposed East/West Corridor

The City of Clarksville Street Department has identified a route for a new corridor through the heart of the vacant hole in the existing utility infrastructure system.  This constitutes a golden opportunity for the City to tie together its entire utility infrastructure system and create an area for development that will exponentially decrease the cost per mile of maintenance for the entire infrastructure system.  The amount of tax revenue that would be generated by development in this area would very quickly pay for the cost of building the roadway and the trunk and main lines.  Growth is going to happen.  Development is going to happen.  If the City can cause that growth to happen in a smaller area in very close proximity to the center of the City, the savings will be phenomenal compared to allowing that same development, that is going to occur, to occur back on the periphery of the City.  It is the opinion of this committee that this is the golden goose.

Facilitate Infill Development and Growth

In conjunction with the above East/West Corridor, the City should begin looking at areas in currently developing areas to find areas that are conducive to infill development.  The City could facilitate the infill development of those areas by offering to extend utilities, making the areas so attractive that development absorbs those areas.

Clarksville Infrastructure Issue (THREATS):

Funding for Infrastructure Upgrades and Expansions

Good planning is expensive, up front and that is a fact that everyone knows, understands and is very sympathetic with.  Good planning, rather than being planning boils down to guidance.  In the growth game, guidance comes in the form of capital expenditures and most often, very expensive capital expenditures.  Long term, the costs will definitely outweigh the costs of not making the capital expenditures now.  The reality is that most often, it is not economically or politically feasible make the capital expenditure now to facilitate the extreme savings in the future.  Growth is going to happen.  Development is going to happen.  Where that development happens depends on where the infrastructure is, and where that infrastructure is depends on the capital expenditures.

Becoming Totally Economically Unfeasible

Should the utility infrastructure system as we know it today be allowed to continue unchecked and underutilized the time will come when it is no longer worth the taxpayer investment to continue operation.  Maintenance costs, operation costs and replacement costs are out of proportion as compared to other cities.  This situation could lead to privatization of the system, taking the taxpayer out of the control loop, and force rates to the point that the system can sustain itself.

System Failure Due To Uncontrolled Expansions

Under the current scenario of development determining the location and extent of the expansions of our utility infrastructure system, the systems are doomed to failure.  There will be neighborhoods that dishwashers will not work, commodes will not flush, hair dryers will not come on and televisions and computers will continually lock up.  Utility trunk and main line expansions must occur to maintain growth and to guide the development that will occur.

Not Building For Tomorrow’s Growth

With no planning, the City of Clarksville’s utility infrastructure system will choke on itself.  The City needs to invest in a detailed utility infrastructure map that clearly identifies where trunk and main line expansions are going to occur.  The next phase of the map should be detailed maps of developing areas indicating the sizes and locations of utility lines serving the entire area.  When development occurs, the City needs to ascertain that the lines are installed as shown to facilitate growth and development in the future.

Environmental Regulations

With all of the advanced planning and investment by the City, there is an ugly culprit lurking in the shadows that could derail and cancel all of the plans.  Environmental regulations, all very good and necessary for the health of our environment, are subject to interpretation.  Interpretation of the regulations, in addition to being very costly, can render all of your plans useless. The regulations are also very dynamic in nature as they tend to change from one day to the next.  In today’s world, it costs more to construct the “temporary erosion control measures” along a roadway than it does to build the roadway.  And then all of the temporary erosion control measures are removed at an additional cost.

Key Opportunities in the Infrastructure Assessment:

Short Range (Less than 3 Years):

1.    Utility Infrastructure Master Plan
2.    Identify Key Infill Development Opportunities in Existing Development Areas
3.    Plan, Design and Acquire Right of Way on the East/West Corridor
4.    Plan, Design and Acquire Easement for Major Main and Trunk Lines

Mid Range (4 to 10 Years):

1.    Construct 2 Major Main and Trunk Lines
2.    Construct the East/West Corridor

Long Range (10 to 20 Years):

1.    Construct New Treatment Plants
2.    Construct  Remainder of Main and Trunk Lines

Short Range (Less than 3 Years):

Utility Infrastructure Master Plan

As soon as possible, all utility infrastructure master plans should be updated indicating proposed main and trunk line expansions.  The individual basins should be planned, mapped and sized as to be utilized to determine the sizes of utility lines built in new developing area to assure future growth beyond the new area.  The development of these master plan maps should be completed by a committee consisting of two engineers from the City of Clarksville, two private developers, two member of the Clarksville City Council and two consulting engineers, all familiar with local development trends in the City of Clarksville.

Identify Key Infill Development Opportunities in Existing Development Areas

Immediately, the City should undertake an examination of all areas currently under development to determine any areas of potential infill development.  Maps should be developed indicating possible utility infrastructure improvements that could be provided to encourage development in those particular areas.  Areas looked at should include those along existing utility extensions to outlying neighborhoods.

Plan, Design and Acquire Right of Way on the East/West Corridor

The East/West Corridor is an infrastructure improvement that could drastically change both the physical and fiscal natures of this community for many years to come.  A plan should be developed for this corridor as soon as possible.  Upon completion of the preliminary, the corridor should be surveyed and the Right of Way acquired.  The design of the roadway could be completed, bids solicited and the project let at the end of this period.

Plan, Design and Acquire Easements for Major Main and Trunk Lines

Based on the utility infrastructure master plans prepared above, the major main and trunk lines should be designed and the easements acquired.  The design of one or two major main or trunk lines should be completed, bids solicited and the project or projects let at the end of this period.

Mid Range (4 to 10 Years):

Construct 2 Major Main and Trunk Lines

During the mid range period, two of the major drainage basins should be opened up for development.  To complete this, the major main and trunk utility infrastructure lines should be installed and put into operation.

Construct the East/West Corridor

During the mid range period, the East/West Corridor should be completed.  It will need to be completed in more than one phase, but as a phase is completed, development can begin in that area.  The utility infrastructure network to support all of the development in this area should be completely planned and mapped.  The major main and trunk lines should be installed as the roadway is completed.

Long Range (10 to 20 Years):

Construct New Treatment Plants

During the long range period, the existing waste water and water treatment plants will have reached capacity.  New plants will have to be built.  Consideration should be given to the utilization of satellite treatment plants or the utilization of raw water conveyances to treatment plants at locations conducive to distribution to the population centers.  The cost of the plant will be the same at either location.  The cost of the distribution system could be exponentially different.

Construct  Remainder of Main and Trunk Lines

The utility infrastructure master plans prepared above should be fully implemented during this period.  All major main and trunk lines should be installed and be fully functional.

Catergories of Study and Consideration:

Transportation and Traffic Considerations

The installation of key elements of the utility infrastructure system can greatly affect the transportation network and the amount of traffic on the roadways.  When planning on where development would most benefit Clarksville, consideration of traffic and the transportation network are vital.  Efforts will need to be made to guide development to areas where the transportation network is going to be constructed and maintained in such a manner as to maintain acceptable levels of service when the development is completed.  When utilizing the availability of utilities to encourage development in certain areas of Clarksville, be certain that the transportation network will be maintained.

Infrastructure Issues:

Utility infrastructure is the key to development of Clarksville or anywhere else.  Anything can be built anywhere.  Build a building anywhere you want to, but until you can light it up, turn it on, get a drink of water, flush the toilet and heat or cool it, there just isn’t much there but a dark empty building.  Build a road wherever you want to, but with no electricity anywhere along that road, at some point along that road, there will be chaos.  And if you have a problem and do not have a communications network, who can you call.     Without utility infrastructure, development will not happen.  Put the utility infrastructure where you want development to occur.

Economic Development Issues:

Utility infrastructure drives economic development.  Growth and development will not occur where there are no utilities.  Clarksville must maintain an effective and efficient system of utility infrastructure to be attractive.

Public Safety, Emergency Response and Disaster Contingencies

Public safety and emergency responders are all totally dependent on the utility infrastructure system in Clarksville.  First and foremost is the need for communications.  The most sophisticated two way communications system will only function for a finite period of time without electrical power.  Telephone communication systems are critical in alerting or calling for emergency or disaster situations.  Clarksville must always ascertain that the potable water system in the City has adequate flow and pressure in the event of a fire of any nature.  All systems must be of adequate size and volume to handle the everyday demand of the citizens, yet be able to handle the addition of an emergency at the drop of a finger on the 911 button. Unfortunately, it is becoming more evident every day that our public utility infrastructure system is our Achilles heel in the new world of terrorism we live in.  Our older fire hydrants are susceptible to terrorist introducing chemicals into our public water system with potentially devastating effects.  The electricity grid that we all take so for granted is the favorite new topic of discussion among homeland security officials.  It appears that one simple switch could cut the electrical power to millions.  What would we do with no electricity for several days?

Environmental and Ecological Considerations

The primary environmental concern for our utility infrastructure system would have to be the sanitary sewer system.  As the system we have grows, our many lift stations will become more and more overloaded.  Naturally when a lift station becomes overloaded, it overflows.  Most often, these lift stations are in the lowest areas of a development, many next to creeks and streams.  If we let our system go in failure, there are going to be a lot of overflows and a lot of streams polluted.

Energy Considerations and Strategies

Growth is going to happen.  Development is going to happen.  When that development happens, there going to be more cars on the roadways in Clarksville.  If we continue our current pattern of sprawl we are going to have a certain number of new cars in Clarksville in a few years driving great distances to work, shop and play.  If we utilize our utility infrastructure network to encourage infill development and move those same cars much closer into the city, we will drastically reduce the distances driven to work, shop and play.  We have the potential to cut our future fuel consumptions to unbelievable levels.

Quality of Life Considerations

Utility infrastructure is about nothing but quality of life.  Your electric alarm clock wakes you up in the morning, in your nice warm home on a cold winter morning.  You flip on a light and go to the bathroom, take care of business, take a shower, dry you hair with your hair dryer and go to the kitchen.  You turn on another light or two and maybe even turn on the television or the radio.  Pulling the jug of ice cold milk out of the refrigerator you reach into the dishwasher for a nice clean glass.  So far, you have used them all and you have only been up about a half an hour.

Support Resources:

City of Clarksville
City of Clarksville Street Department
City of Clarksville Gas, Water and Sewer Department
Clarksville Montgomery County Regional Planning Commission
Montgomery County Economic Development Commission
Metropolitan Nashville Department of Public Works
Austin Peay State University
University of Tennessee at Knoxville
Clarksville Area Chamber of Commerce
Department of Homeland Security

About the Author

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