Germantown Planning Commission Meeting – May 5, 2026

The Germantown Planning Commission met on Tuesday, May 5, 2026 at 6:00 p.m. in City Hall Council Chambers. The primary agenda item was the approval of a final plan for Phase 2 (41 lots) of the Goodwin Farms Planned Unit Development (PUD), located on the north side of Winchester Road. The meeting included extensive discussion on tree mitigation, phasing changes, and public comments from adjacent neighborhood residents. The commission ultimately voted to hold the item for 60 days until the July 7 meeting.

Minutes Approval

• The minutes from the April 7, 2026 meeting were approved with one abstention (Commissioner Bacon).

Public Comments & Testimony

• Edgar Babian, president of the Crestwin HOA, spoke against the proposed phasing change. He stated that original agreements were intended to keep construction traffic out of Crestwin by using a dedicated internal construction road. He argued the new phasing eliminates that road and will funnel construction traffic through his neighborhood. He also noted that water looping commitments (connecting to Poplar via a railroad crossing) were being deferred.
• Theodore Pepin, resident of Crestwin, echoed concerns about traffic and safety. He emphasized that the original phased development was designed to avoid disruption and that water looping was a safety issue. He also raised a concern about trees in the Winchester median blocking visibility at the Crestwin intersection.
• Rogers (first name not given), a Crestwin resident, stated that neighbors had already compromised on lot sizes and that changing the phase order disrupts the original agreement. He requested the item be postponed or voted down.
• Sahana Nagabushan Kalriggi, a Goodwin Farms resident, asked about the location and condition of trees counted in Phase 1 mitigation and reported construction debris damaging tires on her street. She apologized to Crestwin neighbors for the inconvenience.

Discussion Items

• Staff Report (Ms. Gorleski): The final plan for Phase 2 of the Goodwin Farms PUD was presented. The development originally approved in 2017 (outline plan) and Phase 1 (approved 2021, under construction). The applicant requested a revision to the phasing to better align infrastructure (water line looping to Forest Wood). The plan includes 41 lots ranging from 9,000 to 15,000 sq ft. Staff outlined the tree mitigation condition from Phase 1: a tally of trees removed/replanted at each phase, with reconciliation at Phase 3. The applicant requested use of the current tree mitigation cap formula (16 trees per acre) and also requested that two trees planted per lot be counted toward mitigation (which staff noted is not permitted under current ordinance). The draft motion included two bullet points: (1) acceptance of cap formula at Phase 3 reconciliation, (2) counting two lot trees – the latter was deemed impermissible.
• Applicant Presentation (John McCarty, McCarty Granberry Engineering): The applicant explained the phasing change was driven by water line looping requirements – avoiding digging around existing water services. They offered to drop the request to count two lot trees and to use the cap formula for all phases, settling up each phase rather than at Phase 3. They also offered to block construction traffic from Crestwin by using a gated access and to loop water in Phase 2 as originally committed. The applicant expressed willingness to plant all required trees on site.
• Commissioner Questions & Discussion:
  • Several commissioners (Levy, Clark, Jacobs) noted the original phasing agreements and that changing them without neighborhood input was problematic. They emphasized the need to honor commitments about construction traffic and water looping.
  • Commissioner Clark stated the tree calculations were too complex to understand without a revised spreadsheet.
  • Commissioner Sloan noted the applicant’s concessions on trees but agreed more time was needed.
  • Vice Chair Bacon argued the phasing change could be managed with proper traffic controls and water looping, but the majority favored slowing down.
  • The commission discussed procedural options including a 30-day hold (per rules) or suspending rules for a longer hold. They ultimately voted to suspend rules to allow a 60-day hold (unanimous).

Key Outcomes

• Motion to Hold (60 days): The commission voted unanimously (8-0) to hold the item until the July 7, 2026 meeting, directing the applicant to address concerns raised by neighbors and commissioners, including:
  1. Construction traffic – provide a plan to block construction vehicles from Crestwin and maintain internal construction access.
  2. Water looping – verify that Phase 2 will include the water loop connection to Forest Wood as originally required.
  3. Tree mitigation – provide revised, clear calculations showing tree counts for all phases, and clarify the location and audit of Phase 1 trees.
  • The applicant was encouraged to meet with affected neighbors and work with staff before the next meeting.
• Rule Suspension: The rules were suspended (two-thirds vote approved unanimously) to permit the 60-day hold.

Liaison Reports & New Business

• Alderman Salvaggio reported the city is embarking on a comprehensive plan update (first since 1978), led by the firm Houseal Lavigne. A kickoff open house is scheduled for Thursday, May 7 at the Germantown Library (5:30–7:30 p.m.), and an advisory committee meeting with BMA and Planning Commission on May 6 at 6 p.m. in the Klein Room.

Note: The meeting adjourned at approximately 8:10 p.m. No other items were discussed.