Planning commission recommends approval of Northwood Estates Section 1 with traffic‑funding condition

The Clayton Planning Commission voted to recommend approval of the preliminary and final development plan for Northwood Estates Section 1 — a 17.135‑acre phase proposing 55 single‑family homes — with three staff conditions and an additional requirement that the developer contribute a pro rata share toward any future traffic signal at the National Road and Haber Road intersection.

Planning staff presented the application (case PC25‑05), saying the southern half of a previously approved planned development district (PDD) would remain PDD and would be built with sidewalks, a 10‑foot multiuse path along Haber Road, about 3 acres of open space and typical PDD setbacks. Staff recommended the commission forward the plan to city council with three conditions: coordinate any active open‑space amenities with city staff; fully address outstanding engineering consultant comments before construction; and install infrastructure in accordance with approved plans and in coordination with Montgomery County Environmental Services and utility providers.

The developer, Lance Oakes of Oaktree Development, told the commission he expects to begin construction in winter and pave the first phase next June. Oakes said the homes will be aimed at family buyers, with many basements and an expected average price in the “$400,000–$500,000” range. On financing, Oakes described a previously discussed tax‑increment financing arrangement as “not your traditional TIF,” saying, “I put up the funds, and if the project goes well, then I get paid back, through those tax dollars,” and that the city would not be asked to put up initial funds.

Residents who spoke urged caution on safety and infrastructure. Leanne Bustos of 9240 Haber Road said Haber Road is “no fun to drive on at all” and described congestion and pedestrian risks for schoolchildren; Jerry King of 9360 Haber Road cited recurring backups and historical flooding in nearby developments and asked where stormwater would go. Rose Plummer asked whether blasting for basements in limestone was possible and questioned whether residential use at the SR‑40 frontage best matched Plan Clayton’s designation as a commercial center.

Engineer Nick Sellhorst of Choice 1 Engineering told the commission the traffic analysis indicates a signal at National and Haber is warranted today, even without the development, and that the planned multiuse path currently stops short of National Road until pedestrian infrastructure is installed with a signal. In response to resident concerns, the applicant said a geotechnical report exists and asserted the project can meet stormwater and engineering requirements.

Commissioners discussed imposing a condition that would make the developer responsible only for a proportional (pro rata) share of the cost of any traffic signal attributable to the development. Commissioner Muncie moved to approve the plan with staff’s three conditions and the added pro rata traffic‑share condition; a fellow commissioner seconded. The motion passed on a roll call with three affirmative votes and no opposition. Planning staff said the commission’s recommendation will go to city council on Sept. 18, 2025, for first reading.

The commission’s approval is a recommendation; final approval rests with city council. If council approves the project, the applicant will be able to resolve outstanding engineering comments, record the plat and schedule preconstruction meetings.

Details noted by staff and in the record include: the proposal covers the southern portion of a 33.7313‑acre parcel; it follows previously approved PDD design parameters (52‑foot lot widths, 25‑foot front setbacks, 5‑foot side setbacks and 30‑foot rear setbacks); the plan includes one current access for phase 1 (with an additional Haber Road entrance planned for a later phase); and staff identified coordination requirements with Montgomery County Environmental Services for infrastructure and stormwater.