Plan Commission Meeting — Agenda Packet

1 PC 10/13/2026 Common Council Chambers – City Hall Room 100 7325 W. Forest Home Ave., Greenfield, Wisconsin PLAN COMMISSION STAFF REPORT Tuesday, October 13, 2026 – 6:00 p.m. 1. Roll Call. 2. Approval of the Minutes from the September 8, 2026, meeting. 3. Discussion regarding last Common Council meeting. 4. Sign Waiver for installation of a double-sided digital billboard sign to be located at 10123 W. Oklahoma Ave., submitted by Walid Abu-Ghazelah, d/b/a Heritage-Cobalt MKE, represented by Sarah Ackerson, d/b/a Above All Outdoor Advertising (Tax Key No. 524-8999-000) Overview The applicant, Walid Abu-Ghazelah, d/b/a Heritage-Cobalt MKE, is proposing to replace an existing double-sided static billboard with a new double-sided EMC (electronic message center) digital billboard. The total height of the new billboard will be 80ft, approximately 30ft higher than the previous static billboard. The current V-shape and the sign face sizes will not be altered. The Plan Commission’s role with this application is to review a waiver, in that the proposed sign does not meet the traditional Chapter 19 Sign Code size requirements. As with any digital sign, the primary concern is with brightness. The proposed angle of the double-sided billboard limits the impact on 2 PC 10/13/2026 neighbors to the north and south as the faces will more directly align with the freeway. The nearest residential property on the southern side is on the other side of I-894 and approximately 425 away, limiting Staff concerns for impacts on neighboring parcels. The applicant has provided specifications for the proposed billboard and will be present at the Plan Commission meeting to answer any questions. The 14ft x 48ft digital displays use a hardware photocell with software photocell backup to adjust brightness relative to ambient light. The nighttime maximum brightness is 300 nits. The displays also have fail-safe controls with diagnostics and remote power control to allow the sign to go dark, if necessary. The table below provides an excerpt from the sign lighting study conducted by Watchfire Signs. Watchfire Signs notes that OAAA recommended brightness criteria for digital billboards is that the light produced by the digital billboard should not exceed 0.3 footcandles over ambient light levels, that the measurement should be taken using a footcandle meeting perpendicular to the face of the digital billboard, and that the digital billboard must have automatic dimming capability. Site Visit When staff visited the site, the previous billboard had already been removed in anticipation of approval of the new double-sided digital billboard. Proposed Sign Height - Comparison The proposed double-faced billboard is 80ft in height. The previous billboard was approximately 50ft tall, resulting in an increase of 30ft. in height. Below is a table of other billboards located in the City of Greenfield. Of note, the DPW billboard was 3 PC 10/13/2026 initially approved in 2009 for 75ft but then was lowered, by request of the City, to 60ft in 2011. Staff recommend that Plan Commission discuss if the proposed height should be decreased to better align with other recently approved billboards. 84 South Loomis Crossing North 10521 W. Layton DPW 10123 W. Oklahoma 3990 W. Layton Ave. 68ft 65ft 62ft (raised from 52ft) 60ft 80ft 75 - 80ft. Recommendation: Approval of the Sign Plan Appeal for installation of a double-sided digital billboard sign to be located at 10123 W. Oklahoma Ave., submitted by Walid Abu- Ghazelah, d/b/a Heritage-Cobalt MKE, represented by Sarah Ackerson, d/b/a Above All Outdoor Advertising (Tax Key No. 524-8999-000), subject to Plan Commission and Staff comments. 5. Sign Waiver for the installation of a single-sided digital billboard sign to be located at 3900 W. Layton Ave., submitted by Charles Yauck, d/b/a Cobalt Partners, represented by Sarah Ackerson, d/b/a Above All Outdoor Advertising (Tax Key No. 600-1003-000) Overview The applicant, Charles Yauck, d/b/a Cobalt Partners, is proposing to install a new single- sided EMC (electronic message center) digital billboard in the northeastern corner of the Loomis Crossing Apartments development. The proposal billboard includes a 14ft x 48ft single-face digital display with an overall height of 75 to 80ft. The Plan Commission’s role with this application is to review a waiver, in that the proposed sign does not meet the traditional Chapter 19 Sign Code size requirements. As with any digital sign, the primary concern is with brightness. The LED output is directed toward the highway rather than dispersed broadly. The light-blocking louvers limit both vertical and horizontal light output. The displays use a hardware photocell with software photocell backup to adjust brightness relative to ambient light. The lighting study concluded that the ambient light change will be almost undetectable after installation. The Watchfire study notes maximum nighttime brightness of 300 nits. The 4 PC 10/13/2026 displays also have fail-safe controls with diagnostics and remote power control to allow the sign to go dark, if necessary. The table below provides an excerpt from the sign lighting study conducted by Watchfire Signs. Watchfire Signs notes that OAAA recommended brightness criteria for digital billboards is that the light produced by the digital billboard should not exceed 0.3 footcandles over ambient light levels, that the measurement should be taken using a footcandle meeting perpendicular to the face of the digital billboard, and that the digital billboard must have automatic dimming capability. Proposed Site Review The location of the proposed billboard is located outside delineated wetlands as well as the stormwater detention pond. Because the billboard will be located on the clubhouse parcel, Staff recommends that easements be recorded prior to the installation of the billboard. Sarah Ackerson, d/b/a Above All Outdoor Advertising, has provided the following letter regarding the provision of service and ongoing maintenance of the billboard at the proposed location. 5 PC 10/13/2026 6 PC 10/13/2026 7 PC 10/13/2026 Proposed Sign Height - Comparison The proposed single-faced billboard is 75 to 80ft in height. Below is a table of other billboards located in the City of Greenfield. Of note, the DPW billboard was initially approved in 2009 for 75ft but then was lowered, by request of the City, to 60ft in 2011. Staff recommend that Plan Commission discuss if the proposed height should be decreased to better align with other recently approved billboards. 84 South Loomis Crossing North 10521 W. Layton DPW 10123 W. Oklahoma 3990 W. Layton Ave. 68ft 65ft 62ft (raised from 52ft) 60ft 80ft 75 - 80ft. Recommendation: Approval of the Sign Plan Appeal for the installation of a single-sided digital billboard sign to be located at 3900 W. Layton Ave., submitted by Charles Yauck, d/b/a Cobalt Partners, represented by Sarah Ackerson, d/b/a Above All Outdoor Advertising (Tax Key No. 600-1003-000), subject to Plan Commission and Staff comments, and the following conditions: (Item 1 is required to be satisfied prior to the issuance of permits associated with the installation of the billboard.) 1. A copy of an agreement between 4220 W. Layton Ave. (600-1003- 000) and 4000 W. Layton Ave. (600-1007-000) being submitted to the Engineering Division for review. 6. Temporary Use Permit for Halloween Express, a proposed business, to be located at 4150 S. 108th St., submitted by Dale Ryan, d/b/a Ryco LLC (Tax Key No. 567-9972-003) Overview The applicant, Dale Ryan, d/b/a Ryco LLC, is proposing to occupy the entirety of the 12,782 sq. ft. building located at 4150 S. 108th St. The proposed lease term is to expire on November 9, 2026. Halloween Express specializes in items related to Halloween including costumes, makeup, decorations, wigs, and masks. Code permits the City Planner to issue a temporary use permit for up to 30 days. The proposed temporary use permit is for 56 days. Extensions for temporary use permits may be issued by the Plan Commission for a period not to exceed twelve (12) months. 8 PC 10/13/2026 Site Review A site plan was not submitted, but the Zoning Code allows for the comprehensive review of the condition of the site as part of the Plan Commission review. No immediate issues were noted that would need to be addressed related to the issuance of the temporary occupancy permit. Landscaping, Lighting, HVAC/Utility Box Screening, Fencing, and Signage: No proposed changes. Engineering Comments: N/A Staff recommends approval of the temporary use permit extension. Recommendation: Recommend Common Council approval of the Temporary Use Permit for Halloween Express, a proposed business, to be located at 4150 S. 108th St., submitted by Dale Ryan, d/b/a Ryco LLC (Tax Key No. 567-9972-003), subject to Plan Commission and Staff comments. 7A. Ordinance to amend the official Greenfield Zoning Map by rezoning the properties located at 4630 and 4640 S. 84th St. from R-2 Single-Family Residential Conservation District to C-2 Community Commercial District, submitted by Arvid Huth, d/b/a B&A Investments LLC. (Tax Key Nos. 605-0163-000 & 605-0164-000) 7B. Certified Survey Map to combine two lots, located at 4630 and 4640 S. 84th St., submitted by Arvid Huth, d/b/a B&A Investments LLC, represented by Michael Ratzburg, d/b/a RA Smith (Tax Key Nos. 605-0163-000 & 605-0164-000) Items 7A and 7B may be considered together or separately. Zoning and CSM Overview The applicant, Arvid Huth, d/b/a B&A Investments LLC., intends to develop the two residential properties into a single commercial property. The applicant currently owns both residential properties and is seeking to rezone and combine the lots to facilitate this development. Both properties are currently zoned R-2 Single-Family Residential Conservation District. Whenever any parcel is rezoned, the new zoning must be consistent with the Land Use Map found within the 2020 City of Greenfield Comprehensive Plan. The 9 PC 10/13/2026 proposed rezone is compatible with the Comprehensive Land Use Plan; the parcels are identified as Planned Business. The Planned Business designation recommends zoning to 10 PC 10/13/2026 C2, C3, C4, C5, O, or BP zoning districts. The applicant is proposing to rezone the property to C2 Community Commercial District. Properties to the north are zoned R-2 Single-Family Residential Conservation District, properties to the east and west are zoned PUD Planned Unit Development, and the property to the south is zoned C-2 Community Commercial District. Per Municipal Code Section 21.04.0302, the minimum development standard for the C-2 District is 150’ wide by 100’ deep and 30,000 acres. The proposed combined lot would be 170’ wide by 280’ deep and 47,743 acres, satisfying all three lot standards. Staff recommends approval of the rezoning and the proposed CSM. Recommendation: Recommend Common Council approval of the Ordinance to amend the official Greenfield Zoning by rezoning the properties located at 4630 and 4640 S. 84th St. from R-2 Single-Family Residential Conservation District to C-2 Community Commercial District, submitted by Arvid Huth, d/b/a B&A Investments LLC. (Tax Key Nos. 605-0163-000 & 605-0164-000) Recommendation: Recommend Common Council approval of the Certified Survey Map to combine two lots, located at 4630 and 4640 S. 84th St., submitted by Arvid Huth, d/b/a B&A Investments LLC, represented by Michael Ratzburg, d/b/a RA Smith (Tax Key Nos. 605-0163-000 & 605-0164-000), subject to Plan Commission and Staff comments, and the following conditions: (Item 1 is required to be satisfied prior to the issuance of demolition permits for either the property located at 4630 or 4640 S. 84th St. Contractors applying for permits should be advised accordingly. Items 2 through 4 are required to be satisfied before the CSM can be recorded with the Milwaukee County Register of Deeds.) 1. A tree inventory shall be submitted to the Community Development Division encompassing both properties, in accordance with Municipal Code Section 9.13 regulating tree preservation and protection. 2. Demolition permits for the structures located at 4630 and 4640 S. 84th St., encompassing all primary and accessory structures, have been applied and paid for and issued. 3. A revised Certified Survey Map is submitted to the Engineering Division, if needed. 4. A $30.00 fee payable to the City of Greenfield for the CSM recording fee. 11 PC 10/13/2026 8A. Resolution to adopt a Land Use Map amendment to the 2020 City of Greenfield Comprehensive Plan for the property located at 4111 S. 108th St. from Planned Business and a property located between S. 112th St. and S. 108th St. on the north side of W. Cold Spring Rd. from Public Parks & Open Spaces to Planned Mixed Use, submitted by Steven Wolf, d/b/a Victory of Lamb LLC (Tax Key Nos. 566-9958-002 and 566-9958-003) 8B. Ordinance to amend the official Greenfield Zoning Map by rezoning the property located at 4111 S. 108th St. from C-4 Regional Business District and a property located between S. 112th St. and S. 108th St. on the north side of W. Cold Spring Rd. from R-2 Single-Family Residential Conservation District to Planned Unit Development-Mixed Use District, submitted by Steven Wolf, d/b/a Victory of Lamb LLC. (Tax Key Nos. 566- 9958-002 and 566-9958-003) 8C. Certified Survey Map to combine two lots, located at 4111 S. 108th St. and a property located between S. 112th St. and S. 108th St. on the north side of W. Cold Spring Rd., submitted by Steven Wolf, d/b/a Victory of Lamb LLC, represented by Kevin Slottke, d/b/a The Sigma Group (Tax Key Nos. 566-9958-002 and 566-9958-003) Items 8A, 8B, and 8C may be considered together or separately. Overview and Zoning The applicant, Steven Wolf, d/b/a Victory of Lamb, has an offer to purchase the former VICI Beauty School – Milwaukee Campus and the parcel immediately to the west that extends south to W. Cold Spring Rd. The applicant would use this location to relocate their existing church, located in Franklin, to Greenfield. Victory of Lamb began its church in 2006 and has grown to over 1,100 members within the last twenty years. The applicant is also seeking to combine the parcels via CSM. Before the two parcels can be combined via CSM, the zoning districts must match. The property at 4111 S. 108th St. is zoned C-4 Regional Business district and the property to the west is zoned R-2 Single-Family Residential Conservation District. The property to the north is zoned Parks and Recreation District, properties to the east are zoned Parks and Recreation District and R-2 Single Family Residential Conservation District, properties to the west are zoned C-4 Regional Business 12 PC 10/13/2026 district and Parks and Recreation District, and properties to the south are zoned C-4 Regional Business District and R-2 Single-Family Conservation District. Whenever any parcel is rezoned, the new zoning must be consistent with the Land Use Map found within the 2020 City of Greenfield Comprehensive Plan. The property at 4111 S. 108th St. is identified as Planned Business and the property to the west is identified at Public Parks & Open Spaces. Only Planned Mixed Use recommends Planned Unit Development zoning districts. Therefore, the first step in the process is to adopt a resolution to amend the 2020 City of Greenfield Comprehensive Plan for the parcels to be Planned Mixed Use. The draft resolution is on the following page. State Statutes require the Plan Commission to adopt a Resolution supporting this proposed Comprehensive Land Use amendment, which will be considered by the Common Council during a public hearing. State Statutes also require a 30-day public comment period prior to a Comprehensive Land Use map amendment consideration. Staff has already sent the notices to the newspaper to have them first published on Wednesday, October 14, 2026. As such, the public hearing could be scheduled for November 17, 2026, if the Plan Commission adopts the proposed Resolution. A rollcall vote is needed for the Resolution. The next step of the process is to approve an ordinance to amend the official Greenfield Zoning Map for both properties. The proposed zoning is Planned Unit Development- Mixed Use District. Staff worked closely with the City Attorney to create the draft ordinance for the rezone. The draft ordinance follows the draft resolution on the following pages. Per Municipal Code Section 21.04.0400, the minimum standards for Planned Unit Development Districts are satisfied. 13 PC 10/13/2026 PLAN COMMISSION RESOLUTION NO. 2026-_____ RESOLUTION TO ADOPT A LAND USE MAP AMENDMENT TO THE 2020 CITY OF GREENFIELD COMPREHENSIVE PLAN FOR THE PROPERTIES LOCATED AT 4111 S. 108TH STREET (TAX KEY 566-9958-002) AND (NO ADDRESS)-COLD SPRING ROAD (TAX KEY 566-9958-003), FROM “PLANNED BUSINESS” AND “PUBLIC PARKS & OPEN SPACE,” RESPECTIVELY, TO “PLANNED MIXED USE” AND TO RECOMMEND REZONING AND THE CREATION OF A PLANNED UNIT DEVELOPMENT FOR THE SAME WHEREAS, the City of Greenfield on December 15, 2020, adopted the City of Greenfield Comprehensive Plan, under the authority of and procedures established by §66.1001(4), Wisconsin Statutes; and, WHEREAS, the Plan Commission, during its meeting of __________, 2026 , reviewed a proposal to amend the Comprehensive Plan Land Use Map for the properties (both as depicted on Exhibit A and Exhibit B) located at 4111 s. 108th Street (Tax Key 566-9958-002) and (no address)- Cold Spring Road) (Tax Key 566 -9958-003) (collectively, “the Parcels”), from “Planned Business” and “Public Parks & Open Space,” respectively, to “Planned Mixed Use;” and, WHEREAS, the reason for the proposed amendment is to allow the rezoning and location of a large church at the Parcels, which use would otherwise not be allowed by the applicable Comprehensive Plan map or applicable C -4 zoning; and, WHEREAS, having reviewed the matter, the Plan Commission believes that the current Comprehensive Plan and Zoning categories both remain appropriate for the Parcels , given the proximity of other uses and the City’s long -term planning for the area, such that a rezoning and Comprehensive Plan change to “institutional” would be inappropriate; and, WHEREAS, the Plan Commission also finds, however, that, due to the significant size of the church’s congregation, the large size of the church building itself, the volume of traffic that the church activities will generate, and the frequency of the congreg ation’s intended use of the building, the proposed church is functionally equivalent to other non -religious “assemblies” that are allowed by C -4 zoning, such that, under the federal Religious Land Use and Institutionalized Persons Act (“RLUIPA”), the City is requi red to allow the church to locate at the Parcels, notwithstanding the zoning; and, NOW, THEREFORE, the Plan Commission of the City of Greenfield do resolve as follows: PART I. That the Plan Commission hereby recommends that the Common Council adopt an Ordinance to amend the Comprehensive Plan Land Use Map for the Parcels from “Planned Business” and “Public Parks & Open Space,” to “Planned Mixed Use,” to facilitate the implementation of planned unit development (“PUD”) zoning over the Parcels in order to memorialize the allowance of the church use re quired by RLUIPA; and, PART II. That the Plan Commission further finds that the sole purpose for this Land Use Plan amendment, and that the sole change to be effectuated by the PUD , should be to allow the 14 PC 10/13/2026 proposed church to operate at the Parcels, as required by RLUIPA, but that in all other respects, the Parcels and the church use should be subject to all the same procedural and substantive standards and requirements that are applicable to C -4 zoning. Approved by the Plan Commission on ________________ , 2026. Mayor Michael Neitzke Plan Commission Chair Adopted this ____ day of ___________, 2026. Recording Secretary My Commission Expires: 15 PC 10/13/2026 ORDINANCE NO. _______ AN ORDINANCE TO AMEND THE ZONING ORDINANCE (MAP) AND THE COMPREHENSIVE LAND USE MAP OF THE CITY OF GREENFIELD TO ALLOW AND CREATE A PLANNED UNIT DEVLOPMENT FOR 4111 S. 108TH STREET AND THE ABUTTING UNADDRESSED PARCEL ON COLD SPRING ROAD WHEREAS, on ______________, 2026 , the Greenfield Plan Commission adopted Resolution #______ recommending amendment of the Comprehensive Plan Land Use Map and recommending the rezoning and creation of a planned unit development district for Tax Keys 566-9958-002 and 566-9958-003 (“Parcels”) to facilitate allowance of the specific proposed church use, as required under the circumstances by the federal Religious Land Use and Institutionalized Persons Act (“RLUIPA”); and, WHEREAS, The Common Council of the City of Greenfield conducted public hearings in the Common Council Chambers of the City Hall at Greenfield, Wisconsin, on Tuesday, the _ _ _ day of _____________, 2026, beginning at ______ p.m., upon, a proposal to amend Comprehensive Land Use Plan Ordinance No. 2629 and to Zoning Ordinance No. 2204A; and, WHEREAS, Notices of said hearing has been duly published in the Greenfield NOW Newspaper, formerly known as MyCommunityNow.com, and a period of at least ten (10) days has expired after the last publication before said hearings, all as required by State Law, and a period of at least thirty (30) days has expired as to the Comprehensive Plan Land Use Amendment; NOW, THEREFORE, The Common Council of the City of Greenfield do ordain as follows: PART I. Due to the significant size of the church’s congregation, the large size of the church building itself, the volume of traffic that the church activities will generate, and the frequency of the congregation’s intended use of the building, the proposed church is functionally equivalent to other non -religious “assemblies” that are allowed by the current C-4 zoning, such that, under the federal Religious Land Use and Institutionalized Persons Act (“RLUIPA”), the City is required to allow the church to locate at the Parcels, notwithstanding the prohibition in the current zoning; and, PART II. Zoning Ordinance No. 2204A adopted on the 8th day of April, 1998 relating to zoning, and Zoning Ordinance No. 2629 adopted on the 18th day of November, 2008 related to the Comprehensive Plan Land Use Map, are hereby amended; and, PART III. The land use designation for the Parcels is hereby changed from “Planned Business” and “Public Parks & Open Space” to “Planned Mixed Use,” and that the zoning for the Parcels is hereby changed from "C -4 Regional Business District" and “R-2 Single- Family Residential Conservation District” to “Planned Unit Development -Mixed Use;” and, PART IV. The sole change to be effectuated by the PUD, is to allow the specific 16 PC 10/13/2026 proposed church to operate at the Parcels, as required by RLUIPA, but that in all other respects, the Parcels and the church use are, and shall be, subject to all the same procedural and substantive standards and requirements that are applicable to C -4 zoning. PART V. All ordinances or parts of ordinances contravening the provisions of this ordinance are hereby repealed. PART V. This ordinance shall take effect from and after its passage and publication. ADOPTED: , 2026. APPROVED: , 2026. Jennifer Goergen, City Clerk Michael J. Neitzke, Mayor Published: 17 PC 10/13/2026 The final portion of this agenda item is approval of the certified survey map (CSM) to combine the two lots. Staff recommends approval of the Comprehensive Plan amendment, rezoning, and the proposed CSM. 18 PC 10/13/2026 Recommendation: Approval of a Resolution to adopt a Land Use Map amendment to the 2020 City of Greenfield Comprehensive Plan for the property located at 4111 S. 108th St. from Planned Business and a property located between S. 112th St. and S. 108th St. on the north side of W. Cold Spring Rd. from Public Parks & Open Spaces to Planned Mixed Use, submitted by Steven Wolf, d/b/a Victory of Lamb LLC (Tax Key Nos. 566-9958-002 and 566-9958-003) Recommendation: Recommend Common Council approval of Ordinance to amend the official Greenfield Zoning Map by rezoning the property located at 4111 S. 108th St. from C-4 Regional Business District and a property located between S. 112th St. and S. 108th St. on the north side of W. Cold Spring Rd. from R-2 Single-Family Residential Conservation District to Planned Unit Development-Mixed Use District, submitted by Steven Wolf, d/b/a Victory of Lamb LLC. (Tax Key Nos. 566-9958-002 and 566-9958-003) Recommendation: Approval of the Certified Survey Map to combine two lots, located at 4111 S. 108th St. and a property located between S. 112th St. and S. 108th St. on the north side of W. Cold Spring Rd., submitted by Steven Wolf, d/b/a Victory of Lamb LLC, represented by Kevin Slottke, d/b/a The Sigma Group (Tax Key Nos. 566-9958-002 and 566-9958-003), subject to Plan Commission and Staff comments, and the following conditions: (Items 1 and 2 are required to be satisfied before the CSM can be recorded with the Milwaukee County Register of Deeds.) 1. A revised Certified Survey Map is submitted to the Engineering Division, if needed. 2. A $30.00 fee payable to the City of Greenfield for the CSM recording fee 9A. Special Use Permit for The Injector Med Spa, a proposed medical spa, to be located at 10901 W. Sunset Ln. Suite L100, submitted by Esmeralda Robelo Campos, d/b/a The Injector Med Spa. (Tax Key No. 609-9994-009) 9B. Site Review for The Injector Med Spa, a proposed medical spa, to be located at 10901 W. Sunset Ln. Suite L100, submitted by Esmeralda Robelo Campos, d/b/a The Injector Med Spa. (Tax Key No. 609-9994-009) Items 9A and 9B may be considered together or separately. 19 PC 10/13/2026 Overview & Zoning The applicant, Esmeralda Robelo Campos, is proposing to occupy approximately 175 sq. ft. of tenant space within Avery and Birch, an existing multi-tenant commercial building. The applicant is proposing to operate a medical spa providing non-surgical cosmetic and weight-loss treatments. Services include cosmic injectable treatments such as neuromodulators and dermal fillers, as well as minimally invasive skin rejuvenation. The applicant had previously been located within a tenant space within the VICI Beauty School – Milwaukee Campus. The Injector Med Spa appeared before Plan Commission for a Special Use Permit in May 2024. The property is zoned Planned Unit Development (PUD) which permits medical spas as a Special Use. A public hearing, as required by the Special Use, can be scheduled as early as November 17, 2026. The hours of operation would be 8am-9pm, daily. The applicant will rent the space; the term of the lease is one (1) year. There will be one (1) part-time employee. Site Review A site plan was not submitted, but the Zoning Code allows for the comprehensive review of the condition of the site as part of the Plan Commission review. Landscaping, Lighting, HVAC/Utility Box Screening, Fencing, and Signage: During the site visit a few dead trees were identified. Staff has already been in contact with the property management company who has agreed to replace the trees in the spring when the trees are more likely to survive. Engineering Comments: N/A. The multi-tenant commercial building is approximately 4,200 sq. ft. and requires 105 (2 spaces per chair + 1 space per employee) parking spaces. The site has 88 parking spaces. The shortage was waived when Avery & Birch appeared before Plan Commission and Common Council in November/December of 2021. Staff recommends approval and that the item be scheduled for the November 17, 2026 Common Council meeting. Recommendation: Recommend Common Council approval of the Special Use Permit and Site Review for The Injector Med Spa, a proposed medical spa, to be located at 10901 W. Sunset Ln. Suite L100, submitted by Esmeralda Robelo Campos, d/b/a The 20 PC 10/13/2026 Injector Med Spa. (Tax Key No. 609-9994-009), subject to Plan Commission and Staff comments, and the following conditions: (Item 1 is required to be satisfied before June 1, 2027) 1. Removal and replacement of dead trees in the parking area, in accordance with the approved landscape plan. 10A. Special Use Review for Butter’d Up Kitchen & Bar, a proposed full-service restaurant, to be located at 7700 W. Layton Ave., submitted by Angel-Gabriel Melendez, d/b/a Habanero’s Of Greenfield Inc. (Tax Key No. 605-9944-006) 10B. Site and Architectural Plan Review for Butter’d Up Kitchen & Bar, a proposed full- service restaurant, to be located at 7700 W. Layton Ave., submitted by Angel-Gabriel Melendez, d/b/a Habanero’s Of Greenfield Inc. (Tax Key No. 605-9944-006) Items 10A and 10B may be considered together or separately. Overview & Zoning The applicant, Angel-Gabriel Melendez, is proposing to rebrand the existing Habanero’s full-service restaurant to Butter’d Up Kitchen and Bar. A major component of the rebranding is an expansion of hours to accommodate breakfast as well as an exterior refresh of the building. The applicant has been in business at the current location since 2016 and at their location in Wauwatosa since 2005. The applicant will rent the space; the term of the lease is five (5) years. The applicant will occupy the entirety of the 4,750 sq. ft. building. The property is zoned C-4 Regional Business District, which permits full-service restaurants as a Special Use. Since the building has previously received a Special Use Permit for a full-service restaurant, Habanero’s, only a Special Use Review is required. A public hearing is not required. The proposed hours of operation are 7am to 10pm, daily. The currently approved hours of the Habanero’s Special Use Permit is Monday to Thursday, 10am to 10pm and Friday to Sunday 10am to 11pm. The restaurant will have ten (10) full-time employees and four (4) part-time employees. 21 PC 10/13/2026 Site and Architectural Plans The applicant has provided two alternatives for exterior renovations of the existing full- service restaurant. The proposed colors are Dynasty Marquee One Coat Gray- Blue Metal HDC-AC-25 D and Dynasty Marquee One Coat Black-D. The patio railings and gates will not be replaced but will be repainted as shown in the renderings. The existing pergola over the outdoor seating area will also be painted as shown. None of the bricks will be painted or stained. No updates to the landscaping are proposed. Blue Metal One Coat Black Paint Sample Current Building Conditions Alternative 1 22 PC 10/13/2026 Current Building Conditions Alternative 2 Current Condition Proposed Alternative Site Review A site plan was not submitted, but the Zoning Code allows for the comprehensive review of the condition of the site as part of the Plan Commission review. Overall, the site is not in very good condition and will benefit greatly from the work being proposed by the applicant. Beyond the building renovations proposed, additional work will be necessary. Specifically, the parking lot must be addressed. During the site visit, Staff noted the prevalence of potholes, the lack of striping, and the absence of curbing. Together, these three elements create a parking lot that allows for the safe and orderly movement of people, vehicles, and stormwater through the site. 23 PC 10/13/2026 Staff has spoken with the property owner regarding the state of the parking lot. The property owner is currently obtaining quotes for work to be completed. However, because the City’s Engineering Division is requiring a grading plan for the full replacement of the parking lot and due to the current time of year, it is not likely that the work will be able to be completed in 2026. As such, Staff recommends that a temporary occupancy permit be issued for Butter’d Up Kitchen & Bar for a period of time up to one year. Prior to the issuance of the permanent occupancy permit, the parking lot work must be completed. Staff recommends this condition because it does not punish the leasing tenant for work not yet completed by the property owner yet still provides an incentive for the work being completed. A food truck and trailer, neither associated with the restaurant, were also being stored in the parking lot during Staff’s site visit. The applicant stated that both would be removed from the property immediately. Signage Review A signage plan was not submitted as part of the application. In 2019, the property was granted a signage appeal for a secondary wall sign; current sign code permits up to two (2) wall signs. The renderings of the proposed alterations depict three (3) wall signs. Staff did reach out to the applicant requesting information about the size of the wall signs but did not receive any subsequent communications. As such, staff recommends 24 PC 10/13/2026 that Plan Commission allow the applicant to have a total of three (3) wall signs not to exceed a total of 140 sq. ft., the maximum square footage permitted by code. Staff recommends approval that the item be expedited to the October 20, 2026 Common Council meeting. Recommendation: Recommend Common Council approval of the Special Use Review and Site and Architectural Plan Review Special Use Review for Butter’d Up Kitchen & Bar, a proposed full-service restaurant, to be located at 7700 W. Layton Ave., submitted by Angel-Gabriel Melendez, d/b/a Habanero’s Of Greenfield Inc. (Tax Key No. 605-9944- 006), subject to Plan Commission and Staff comments, and the following conditions: (Items 1 and 2 are required to be satisfied prior to the issuance of a temporary occupancy permit. Item 3 is required to be satisfied prior to the issuance of a permanent occupancy permit.) 1. Removal of the food truck and the trailer from the property. 2. Submittal of a signed an executed contract for the parking lot work. The contract shall include the removal and replacement of the existing parking lot, installation of curbs, and striping of parking lot stalls. The contract shall be submitted to the Community Development Division by the property owner. 3. The permit associated with the parking lot removal and replacement, installation of curbs, and striping of parking lot stalls having been applied and paid for, issued, and finalled. 11. Community Development Report. 12. Adjournment.