Germantown Planning Commission Meeting – March 3, 2026

The Germantown Planning Commission met on Tuesday, March 3, 2026 (2026-03-03), at 6:00 p.m. in the Council Chambers at City Hall, 1930 S. Germantown Rd. After roll call established a quorum, the Commission heard a presentation on and unanimously approved the Wolf River Medical Project preliminary and final site plan. The meeting also included public comment, a review of tree mitigation policy, and liaison/staff updates.

Consent Calendar

• Minutes of the January 6, 2026 Planning Commission meeting and the February 19, 2026 Sketch Plan meeting were approved. Alderman Salvaggio abstained; all other members voted yes.

Public Comments & Testimony

• Bob Jurgens, 7295 Oakville Drive, Vineyards neighborhood, spoke during the public hearing. He said residents and developer Joe Jarratt had worked together since 2019, but he raised concerns about visual and security screening along the property's western edge. Citing roughly a seven-foot elevation difference between the neighborhood street and the applicant's top of slope, he asked for an eight-foot fence or administrative approval/variance for one. He also flagged four or five hazardous/dying trees in the natural area and said some had been expected to be removed but were in the do-not-disturb area.
• No other public speakers came forward.

Discussion Items

• Staff presented Case 19-921, Wolf River Medical Project, located on the south side of Wolf River Blvd., 1,189 ft east of Riverdale Rd. Applicant Twin Bridges Investments LLC and property owner TBI Wolf River I LLC (Joe Jarratt, principal) seek approval of a preliminary and final site plan in the 'O' Office district. The agenda lists the area as 13.874 acres; staff referenced 13.74 and 13.84 acres at different points. The site had been rezoned from single-family residential to office in 2019, and an earlier site plan/grading permit had expired. Site preparation began in August 2025 after the Commission allowed deferred tree mitigation and was complete by February 2026.
• The proposal has two phases, each a two-story building of approximately 54,450 sq ft. Staff said setbacks, height, parking, and other bulk regulations meet the 'O' district requirements, with no exceptions requested. A 15-foot planting screen is required where office zoning abuts the townhouse zoning to the west, near the Vineyards neighborhood; the applicant proposes to leave that lower, wet area as a natural/non-disturbed buffer.
• Tree mitigation: staff explained the city's 40% canopy goal requires 16 trees per acre, yielding 222 required trees for the site. The applicant would plant 147 species-worthy trees, leaving 75 replacement trees due. At $400 per three-inch replacement tree, the remaining mitigation payment is $30,000, to be paid at the time of the development contract. The applicant also asked that on-site trees matching the city tree plan count toward mitigation.
• Commissioner questions focused on traffic and curb design. Alderman Salvaggio raised concerns about egress turning radii onto Wolf River Blvd., especially with 45 mph traffic, and asked about mountable curbs or curb/median adjustments. Staff said construction drawings can be required to show turning movements and adjust curb lines/median to avoid vehicles jumping curbs. Commissioner Levy asked whether variances or 'warrants' would be needed; staff replied the proposal is permitted under current zoning and no variances are expected.
• Joe Jarratt, applicant principal, stated his team had worked with neighbors for about 10 months, preserved the non-disturbed area at neighbors' request, removed 8–10 front-facing parking spaces, and moved screening to a higher elevation near parking lot level. He said the team was comfortable with the recommended conditions. Commissioner Sloan asked about screening and tree mitigation options; Mr. Jarratt responded that the low, wet natural area was not well suited to additional planting and that additional cypress trees were being planted on the retained rear parcel, although not credited on this site.
• During final discussion, Chairman McCreary clarified that Germantown does not have a 'conditional approval' category; Assistant City Attorney Josh Whitehead noted that Tennessee's prohibition on conditional approvals applies to rezoning, while site plan approvals can include conditions.

Old Business and Reports

• Chairman McCreary reported that the previously reviewed cell tower near Houston came through with an alternative power source; no pole/overhead line work was needed.
• Commissioner Jacobs reported a BZA case involving a private subdivision/flag lots off Forest Hill-Irene. The subdivision redefined an adjacent lot as a corner lot and restricted a proposed garage setback; he urged continued attention to flag-lot regulations.
• Director Ross announced that the Board of Mayor and Aldermen approved a contract with House Levine of Chicago for the comprehensive plan; kickoff has occurred and an engagement calendar will follow. Mayor Palazzolo noted the comprehensive plan is expected to inform a future zoning code update.

Key Outcomes

• Motion to approve the Wolf River Medical Project preliminary and final site plan, phases 1 and 2, subject to the staff report, four conditions, and general requirements, was made by Commissioner Jacobs and seconded by Alderman Salvaggio.
• Roll-call vote: 7–0 in favor (Sloan, Sisson, Levy, Jacobs, Salvaggio, McCreary, and Palazzolo). The project will next go to the Design Review Commission before construction plan review.
• The four conditions referenced in the staff report included: tree mitigation/payment; review of the applicant's trip-generation report by the city's outside traffic consultant; submission/review of hydraulic and hydrology studies with construction plans; and completion of site infrastructure with Phase 1, with Phase 2 construction moving forward once a user is lined up. Any required site modifications from the traffic or drainage studies must be addressed before construction plan review.
• Under new business, Commissioner Sloan requested a deeper review of the tree mitigation ordinance, including how arborist reports, replacement credits, and the cap are calculated. Director Ross said staff would work with Parks and Recreation, the Tree Board, and other partners and would consider it through the annual zoning text amendment process; no formal action was taken.