Germantown Planning Commission Meeting - February 4, 2025
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Germantown Planning Commission Meeting - February 4, 2025
The Germantown Planning Commission met on February 4, 2025, at 6:00 PM in City Hall Council Chambers. The meeting included approval of prior minutes, a detailed review of a Starbucks development proposal, and a public engagement presentation on the proposed Premier Sports and Recreation Complex. Two commissioners voted against the Starbucks project.
Consent Calendar
- There was no consent agenda for this meeting.
Public Comments & Testimony
- Starbucks (Case 24-021): No members of the public signed up to speak for or against the Starbucks proposal.
- Premier Sports and Recreation Complex: One citizen, Mr. Adams, spoke in support, emphasizing the strategic and regional benefits of the project, including competition with cities like Nashville and Atlanta and the positive impact on economic development and quality of life.
Discussion Items
- Approval of Minutes from January 7, 2025: Approved unanimously by roll call vote (8-0).
- Starbucks (Case 24-021) – Revised Final Plan:
- Location: 2055 Exeter Rd. (Exeter Village Shopping Center), 0.87 acres within a 9.533-acre shopping center.
- Proposal: A new 2,400 sq ft Starbucks building with drive-through, requiring a parking reduction for the entire shopping center and five Justifiable Design Alternatives (JDAs).
- Parking Reduction: The shopping center currently has 450+ spaces; a utilization study showed peak use of 220 spaces. The requested reduction is approximately 8 spaces.
- JDAs:
- Building entrance not on principal frontage (Exeter Rd.) – justified by grade change and visibility.
- Facade transparency – spandrel glass used; less than 60% clear glass due to back-of-house and drive-through.
- Drive-through as a permitted use (conditional use equivalent).
- Outbuilding setback reduced from 40 ft to approximately 20 ft.
- Street screen requirement waived due to existing landscape berm and grade change.
- Drive-Through Queuing: The plan provides 16-car stack; applicant expects 13-16 cars at peak. Police had raised safety concerns about visibility and potential backup onto the access drive; applicant explained that the grade allows clear sight lines.
- Pedestrian Access: Applicant explored but ruled out a sidewalk from Exeter Rd. to the building due to a 7-ft grade change, cost (~$100,000), and loss of parking. Existing sidewalk on south side of entrance drive provides access to the shopping center.
- Commission Discussion: Concerns raised about safety of queuing line, pedestrian connectivity, and compliance with Smart Code. An amendment was proposed (by Commissioner Jacobs) requiring applicant to address future queuing issues; later withdrawn. Alderman Salvaggio expressed opposition citing public safety and pedestrian access. Other commissioners supported the project, citing expert opinions and minimal risk.
- Vote: Motion to approve passed 7-2. Commissioners Clark, Sisson, Bacon, Levy, Sloan, McCreary, and Alderman Salvaggio? Actually Alderman Salvaggio voted no. Let's correct: Roll call showed Clark (yes), Sisson (yes), Bacon (yes), Levy (yes), Sloan (yes), Jacobs (no), Salvaggio (no), McCreary (yes). So 6 yes? Wait, transcript: Mr. Clark yes, Ms. Sisson yes, Mr. Bacon yes, Mr. Levy yes, Mr. Sloan yes, Mr. Jacobs no, Alderman Salvaggio no, Chairman McCreary yes. That's 6-2. But earlier mention of 7-2? Let's recount: 8 members present (Clark, Sisson, Bacon, Levy, Sloan, Jacobs, Salvaggio, McCreary). 6 yes, 2 no. So 6-2. Correct.
- Premier Sports and Recreation Complex – Public Engagement Presentation:
- Presented by Assistant City Administrator Andy Sanders.
- Overview: 55+ acres at Winchester Rd. and Forest Hill Irene Rd., purchased in 2021. Concept includes 6 synthetic turf PWE fields, 7 multi-purpose flex fields, 100,000 sq ft indoor facility, 2 miles of trails (elevated boardwalk over wetlands), playground, outdoor exercise equipment, splash pad, pavilions, and maintenance facility.
- Funding: Seeking $10M from TDEC grant, $10M from state budget, plus private development partner (RFP due Feb 17, 2025). City match estimated at $3.3M (including land value of donated 6.5 acres). Public-private partnership expected.
- Objectives: Generate ~$30M annually in sports tourism, address park deficit in southeastern quadrant, serve growing youth population (5-24), and provide amenities for all ages.
- Stakeholder Engagement: Working with West Tennessee Veterans Cemetery on drainage improvements. No vote taken; presentation was for information and public input.
Key Outcomes
- Starbucks Approval: Final plan approved (6-2) with conditions including standard staff requirements and TAC comments. Project must still go through Design Review Commission and Board of Mayor and Aldermen.
- Sports Complex: No action taken; commission provided feedback. Next steps: continue grant applications, evaluate private development proposals, and further public engagement.
- Commission Liaison Reports: Deferred to next meeting due to late hour.
- Adjournment: Meeting adjourned after deferring reports.
Meeting Transcript
All right, welcome everybody. Good evening. Welcome to the February 4th meeting of the City of Germantown Planning Commission. My name is John McCreary and I'll be serving as your chairman today. So our first item is to establish a quorum. Ms. Haddock, would you proceed, please? Mr. Clark. Present. Ms. Sisson. Here. Mr. Bacon. Here. Mr. Levy. Here. Mr. Sloan. Here. Mr. Jacobs. Here. Alderman Salvaggio. Here. Chairman McCreary. Present. Thank you, Ms. Haddock. We've got a quorum. So I'd like to remind everybody we've got copies of today's agenda that are located online on the Germantown City calendar as well as copies available here in the room. If you guys would like one, come up front and ask, and we'll be happy to furnish one for you. So as a matter of courtesy to those that are watching on video and those here that are new here tonight, I'll explain our procedures. The item number in the case from today's agenda will be read by the chairperson. Staff will then give their report. After the staff report, commission members will be able to ask questions of staff. There'll be no commission discussions at that particular point. Following commission's questions and clarifications of staff, we'll have a presentation by the applicant. After the presentation by the applicant, the commissioners will be able to ask questions of the applicant, and again, there's no commission discussions at that point. Once the commission questions and applicant are complete, we will break into a public hearing for the agenda item as required by state law. And the public will be given the chance to make comments for or against the agenda items. And once public comments are complete, we'll go back to the regular agenda, and our vice chair, Mr. Bacon, will make a motion and we'll get a second and move forward. At that time, the members of the commission will discuss the case and make comments. And once those commission discussions and comments are complete, we'll ask for a final vote. So if you wish to make any comments today and have any item on today's agenda, we please ask you to fill out a citizen to be heard sheet, bring it forward and hand it to one of our staff members located in the front of the chamber. And when that item is called, we'll move to the public hearing portion of the agenda item, and you'll be given an opportunity to make your comments. Each side being four against, we'll be given a total of 15 minutes with no more than three minutes per person.
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