Plan Commission Meeting — Agenda Packet

1 PC 9/8/2026 Common Council Chambers – City Hall Room 100 7325 W. Forest Home Ave., Greenfield, Wisconsin PLAN COMMISSION STAFF REPORT Tuesday, September 8, 2026 – 6:00 p.m. 1. Roll Call. 2. Approval of the Minutes from the August 11, 2026 meeting. 3. Discussion regarding last Common Council meeting. 4. Signage Plan Appeal for conversion and height extension of an existing double-sided billboard sign located at 10521 W. Layton Ave., submitted by Matthew Gilson, d/b/a Lamar Central Outdoor LLC, represented by Frank Voss, d/b/a Voss Structural Engineering, PLLC (Tax Key No. 613-8996-019) Overview The applicant, Matthew Gilson, d/b/a Lamar Central Outdoor LLC, is proposing to convert an existing double-sided billboard to an EMC (electronic message center) digital billboard. Additionally, the proposal includes raising the sign by ten (10) feet. 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. 2 PC 9/8/2026 As with any digital sign, the primary concern is with brightness. However, the nearest residential property is on the other side of I-43 and over 600ft away, greatly 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. To increase the height of the billboard, the existing sign heads will first be removed with a crane. The current pole is 42-inch diameter. The pole will then be spliced at 26ft above ground. Then, a sleeve in a 36-inch diameter sign column will extend the pole to its new height. The current height of the sign is 52ft to the top of the sign; the proposed height will be 62ft to the top of the sign. Staff recommend approval of the digitization and height increase of the billboard. Recommendation: Approval of the Sign Plan Appeal for conversion and height extension of an existing double-sided billboard sign located at 10521 W. Layton Ave., submitted by Matthew Gilson, d/b/a Lamar Central Outdoor LLC, represented by Frank Voss, d/b/a Voss Structural Engineering, PLLC (Tax Key No. 613-8996-019), subject to Plan Commission and Staff comments. 5A. Special Use Permit for The American National Red Cross, a proposed blood donation center, to be located at 5005 S. 76th St., submitted by Joe Ward, d/b/a American Red Cross, represented by Kayla Funk, d/b/a Woodblock Architecture (Tax Key No. 616- 0001-004) 5B. Site Plan Review for The American National Red Cross, a proposed blood donation center, to be located at 5005 S. 76th St., submitted by Joe Ward, d/b/a American Red Cross, represented by Kayla Funk, d/b/a Woodblock Architecture (Tax Key No. 616- 0001-004) Items 5A and 5B may be considered together or separately. Overview & Zoning The applicant, Joe Ward, d/b/a American Red Cross, is proposing to open a blood donation 3 PC 9/8/2026 center in the existing 3,500 sq. ft. tenant space located at 5005 S. 76th St. This location will be designed and used for the sole purpose of blood donation collection, short term storage, and shipment to other locations. No blood manufacturing or direct distribution of processed blood units will occur from this location. This site will not be used to support the humanitarian and disaster relief efforts of the American Red Cross. The American Red Cross has over 80 years of blood collection experience and is the largest single supplier of blood and blood products in the United States. The property is zoned C-4 Regional Business District, which permits blood donation centers as a Special Use. Since this is a new use in this tenant space, a public hearing and a new Special Use Permit are required. A public hearing can be scheduled as soon as October 20, 2026. The proposed hours of operation are 6:00am to 8:00pm, daily. There will be six (6) full-time employees. 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 was in good condition during the site visit. A few plants were dead or missing in landscape beds and one of the parking blocks had been pushed into a landscape bed. Staff will work with the property owner to address these issues. Staff would like to highlight the continued efforts of the property owner toward site maintenance. In 2023, when 2023 2026 4 PC 9/8/2026 Naf Naf appeared for its Special Use Permit, there was an issue with the landscape area between the sidewalk and W. Holmes Ave. This area has remained in excellent condition. Landscaping, Lighting, HVAC/Utility Box Screening, Fencing, and Signage: Missing and dead landscaping will be addressed with the property owner. Staff will also work with the property owner to relocate the parking block back to its intended location. Engineering Comments: N/A The proposed use in this tenant space will require 17 parking spaces (5 per 1,000 sq. ft.) The other uses (Five Guys, 39, Naf Naf, 30, and Stanton Optical, 14) on this property require 83 parking spaces, for a total of 100 spaces required. The property provides 69 spaces; Common Council may waive the shortage. Staff recommends approval and that this item be scheduled for the October 20, 2026 Common Council meeting. Recommendation: Recommend Common Council approval of the Special Use Permit and Site Review for The American National Red Cross, a proposed blood donation center, to be located at 5005 S. 76th St., submitted by Joe Ward, d/b/a American Red Cross, represented by Kayla Funk, d/b/a Woodblock Architecture (Tax Key No. 616- 0001-004), subject to Plan Commission and Staff comments. 6A. Certified Survey Map combining three commercial lots, located at 5949 & 5981 S. 27th St., submitted by Parvin Work, d/b/a Greenfield Veterinary Clinic, represented by Emad Nadi, d/b/a Etn Engineering (Tax Key Nos. 691-9994-002 & 691-9993-001) 6B. Site and Landscaping Plan Review for a parking lot expansion, located at 5949 & 5981 S. 27th St., submitted by Parvin Work, d/b/a Greenfield Veterinary Clinic, represented by Emad Nadi, d/b/a Etn Engineering (Tax Key Nos. 691-9994-002 & 691-9993-001) Items 6A and 6B may be considered together or separately. Overview 5 PC 9/8/2026 The applicant, Parvin Work, d/b/a Greenfield Veterinary Clinic, is applying for a Certified Survey Map (CSM) to combine their existing veterinary building parcel with the parcel to the north. The purpose of the combination is to expand the current 23-stall parking lot to better accommodate their growing business. Municipal Code Section 21.04.0801 prohibits parking lots from being located on parcels without a principal use or structure present. For this reason, the three lots must be combined via CSM for the parking lot addition to be implemented. The combined lot complies with the zoning requirements of the C-3 Highway and Commercial Service Business District. Parking Lot Site Plan The proposed parking lot will have 37 parking stalls including one (1) ADA parking space. However, the minimum number of accessible parking spaces for a lot with 26-50 parking space is two (2) spaces. Prior to the issuance of permits related to the construction of the parking lot, 6 PC 9/8/2026 an updated parking lot plan depicting at least two (2) accessible stalls must be provided. 19 spaces will be in the new northern portion and 18 will remain from the existing parking lot. The existing entrance to the northern parcel will be abandoned, leaving a single entrance to the parking lot. Work along S. 27th Street requires approval from WI DOT. Landscaping The proposed landscape plan has been provided to the City Forester for review and approval. Parking blocks will be installed along the sidewalk immediately adjacent to the building to protect people and property and preserve access to the site via sidewalk. Engineering Comments: WisDOT will need to approve the permit for the approach work in S. 27th St. Lighting Plan The proposed plan includes the installation of two pole lights. The photometric plan has been provided for Staff for review. The lights are compliant with code requirements. Staff recommends approval and that the item be expedited to the September 15, 2026 Common Council meeting. 7 PC 9/8/2026 8 PC 9/8/2026 Recommendation: Recommend Common Council approval of the Certified Survey Map combining three commercial lots and the Site and Landscaping Plan Review for a parking lot expansion, located at 5949 & 5981 S. 27th St., submitted by Parvin Work, d/b/a Greenfield Veterinary Clinic, represented by Emad Nadi, d/b/a Etn Engineering (Tax Key Nos. 691-9994-002 & 691-9993-001), 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. Items 3 through 6 are required to be satisfied prior to the issuance of permits associated with the construction of the parking lot.) 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. 3. A revised site plan being submitted to the Community Development Division depicting at least two (2) ADA parking spaces. 4. Civil Plan Set and a Stormwater Management Plan being submitted to the Engineering Division for review and approval. The Civil Plan Set shall include a site plan, a grading plan, a utility plan, and an erosion control plan. Any modifications or requirements are as directed by the Engineering Division, subject to change in order to meet Municipal Code requirements. 5. Provision of the permit, from the Wisconsin DOT for driveway approach and storm sewer work to be completed in S. 27th St., to the Engineering Division. 6. An estimated cost of landscaping and screening shall be submitted to the Community Development Division for approval. A letter of credit or other form of security as required under 21.06.0304 of the Municipal Code in the amount of 100% of the estimated cost of landscaping and screening. Following installation of landscaping and inspection by the City Forester, the letter of credit or other form of security may be released 9 PC 9/8/2026 7. Temporary Use Permit for Heat Haven Sauna Park, a proposed seasonal outdoor community sauna park, to be located at 4930 W. Loomis Rd., submitted by Jesse Hieb, d/b/a Heat Haven Inc. (Tax Key No. 620-1001-000) Overview & Zoning The applicant, Jesse Hieb, d/b/a Heat Haven Inc., is proposing utilize a portion of the property occupied Blum Coffee Garden under a seasonal lease. The proposed lease term is October 1, 2026 through March 31, 2027. Heat Haven is a seasonal outdoor community sauna park that offers both shared community sauna sessions and private sauna rentals. The sauna park uses temporary, wood-fired barrel saunas, with each sauna comfortably accommodated up to six (6) guests. The park is staffed during all operating hours by trained attendants to manage the fires, oversee the site, assist guests, and help maintain a safe and comfortable environment. Guests reserve and pay for sessions in advance through an online booking system. The park will include three (3) saunas, changing rooms with locking doors, and lockers. Additionally, a cold shower will be provided. The cold shower, lockers, and changing rooms will be located within one of Blumel’s semi- heated greenhouses. The cold shower is serviced by a hose. Because there is no soap involved, the water is not considered gray water, and the shower is regulated like a splash pad. 10 PC 9/8/2026 Heat Haven successfully operated its first full season in Wauwatosa, serving over 4,000 guest visits, last winter season. Staff did contact Art Pinon, Principal Planner, with the City of Wauwatosa to inquire about their experience with Heat Haven. Mr. Pinon stated that they did not experience any issues and that it operated like an extension of park services. They will have two (2) full-time employees and seven (7) part-time employees. The proposed hours of operation are 8am to 9pm Sundays and 7am to 10pm, Mondays through Saturdays. Importantly, they will only be open for operation when Blum Coffee Garden is also open. Code permits the City Planner to issue a temporary use permit for up to 30 days. The proposed temporary use permit is for 181 days (6 months). Extensions for temporary use permits may be issued by the Plan Commission for a period not to exceed twelve (12) months. 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. The site was most recently reviewed in April 2024. No new issues were noted, and the site has remained in good condition. Landscaping, Lighting, HVAC/Utility Box Screening, Fencing, and Signage: No proposed changes. 11 PC 9/8/2026 Engineering Comments: N/A Staff recommends approval of the temporary use permit extension. Recommendation: Recommend Common Council approval of the Temporary Use Permit for Heat Haven Sauna Park, a proposed seasonal outdoor community sauna park, to be located at 4930 W. Loomis Rd., submitted by Jesse Hieb, d/b/a Heat Haven Inc. (Tax Key No. 620-1001-000), subject to Plan Commission and Staff comments. 8. Architectural Plan Review for StarLife Wellness Clinic & Spa, to be located at 6825 W. Layton Ave., submitted by Amer & Najwa Saleh, d/b/a StarLife Wellness Clinic & Spa (Tax Key No. 617-0118-000) Overview The applicants, Amer and Najwa Saleh, are to modify the existing north elevation of the multi-tenant commercial building located at 6825 W. Layton Ave. The applicant appeared before Plan Commission in August 2026 for approval of their Special Use Permit for StarLife Wellness Clinic & Spa. Following the August meeting, the applicants approached Staff about relocating the front door of the building to the north elevation. The north elevation currently has three large picture windows. The applicant is proposing to replace the windows and install a door in the center. The door will be ADA compliant; there is a ramp leading to the door and a 5’ landing. A portion of the newly poured curb will be removed to accommodate the ramp and entrance. The applicant has 12 PC 9/8/2026 stated that the existing door will remain as an alternative entrance to their business. The existing entrance is also ADA compliant. Site Review All issues identified during the August 2026 Staff Report have been resolved and no new issues have been identified. Landscaping, Lighting, HVAC/Utility Box Screening, Fencing, and Signage: No proposed changes. Engineering Comments: N/A Staff recommends approval and that this item be expedited to the September 15, 2026 Common Council meeting. Recommendation: Recommend Common Council approval of the Architectural Plan Review for StarLife Wellness Clinic & Spa, to be located at 6825 W. Layton Ave., submitted by Amer & Najwa Saleh, d/b/a StarLife Wellness Clinic & Spa (Tax Key No. 617-0118-000), subject to Plan Commission and Staff comments. 9A. Special Use Permit for GoldCoast Subs Food Truck, a proposed food truck home base, to be located at 4263 W. Layton Ave., submitted by Joshua Bizub, d/b/a GoldCoast Subs (Tax Key No. 621-9957-001) 9B. Site Review for GoldCoast Subs Food Truck, a proposed food truck home base, to be located at 4263 W. Layton Ave., submitted by Joshua Bizub, d/b/a GoldCoast Subs (Tax Key No. 621-9957-001) Items 9A and 9B may be considered together or separately. Overview & Zoning 13 PC 9/8/2026 GoldCoast Subs is an existing limited-service restaurant located at 4263 W. Layton Ave. The applicant, Joshua Bizub, d/b/a GoldCoast Subs, is proposing to add a food truck home base use to their existing use as a limited-service restaurant. The applicant purchased GoldCoast Subs in late 2023 and has been making continual improvements since. The food truck trailer will allow the applicant to serve subs at public and private events, often working alongside Greenfield’s Parks and Recreation Department. The property is zoned C-2 Community Commercial District, which permits food truck home bases as a special use. Since this is a new use in this tenant space, a public hearing and a new Special Use Permit are required. A public hearing can be scheduled as soon as October 20, 2026. The proposed hours of operation are 7:00am to 10:00pm, daily. There will be one (1) full-time employee and four (4) part-time employees. 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 issues were identified during the recent site visit. Landscaping, Lighting, HVAC/Utility Box Screening, Fencing, and Signage: No proposed changes. 14 PC 9/8/2026 Engineering Comments: Staff had some concerns regarding the gravel located in the southeastern portion of the property. The property owner has been in contact with Engineering Staff to discuss options and alternatives to prevent gravel from entering the catch basin on the property. GoldCoast Subs requires 18 (5 spaces per 1,000 sq. ft.) parking spaces and the remaining building requires 37 (5 spaces per 1,000 sq. ft.) parking spaces, for a grand total of 55 parking spaces. A total of 40 stalls are provided on the property. One (1) parking stall will be used for the proposed food truck trailer. The Common Council may waive the shortage. Staff recommends approval and that the item be scheduled for the October 20, 2026 Common Council meeting. Recommendation: Recommend Common Council approval of the Special Use Permit and Site Review for GoldCoast Subs Food Truck, a proposed food truck home base, to be located at 4263 W. Layton Ave., submitted by Joshua Bizub, d/b/a GoldCoast Subs (Tax Key No. 621-9957-001), subject to Plan Commission and Staff comments, and the following conditions: (Item 1 is required to be satisfied prior to the issuance of a Food Truck Permit) 1. Submittal of an operational plan to the Community Development Division depicting and describing where the food truck will be parked and how and when it will be cleaned. Specific language shall be included describing the washout of the food truck. No outside washing of the truck interior to surface grade is permitted. 10A. Special Use Permit for the Cobblestone Hotel and Suites, a proposed hotel, to be located at 8900 Sura Lane, submitted by Jeremy Griesbach, d/b/a Cobblestone Hotel Development LLC, represented by Jeff Liebergen, d/b/a Excel Engineering, Inc. (Tax Key No. 606-9980-014) 10B. Site, Landscaping, and Architectural Plan Review for the Cobblestone Hotel and Suites, a proposed hotel, to be located at 8900 Sura Lane, submitted by Jeremy Griesbach, d/b/a Cobblestone Hotel Development LLC, represented by Jeff Liebergen, d/b/a Excel Engineering, Inc. (Tax Key No. 606-9980-014) 15 PC 9/8/2026 Items 10A and 10B may be considered together or separately. Overview & Zoning Cobblestone Hotel and Suites is proposing to construct a new commercial building within the 84 South Development. The building will be located between the Aurora Medical Building and Steinhafels. The proposed project is a 62-room hotel with support spaces, a pool, a continental breakfast room, fitness area, and a beer and wine bar. The proposed hours of operation are 24/7/365. The hotel will have five (5) full-time employees and ten (10) part-time employees. The property is zoned PUD (Planned Unit Development), which requires hotels to obtain a Special Use Permit. Plan Commission has waived the public hearing process on other Special Use Permit uses within the 84 South development due to the extensive original public participation process for the development itself. Following this precedent, Staff recommends that the public hearing not be scheduled and that review of the Special Use Permit be expedited to the September 15th Common Council meeting. Site and Landscaping Plans The proposed site is currently vacant. The proposal will include the construction of a 36,800 sq. ft. building, 44 new parking stalls, and an outdoor patio area. Patrons will enter the site primarily from the intersection of Falcon Pass and Sura Lane. The entrance to the building is on the southern elevation. The Cobblestone Hotel parking lot provides 124 parking stalls, three (3) of which are accessible stalls. The Zoning Code requires 66 (1 spot per guest room plus 1 spot for each 3 employees) stalls for the proposed hotel. 16 PC 9/8/2026 The refuse enclosure is located on the northeastern corner of the property. The location of the dumpster enclosure poses a conflict with the drive aisle located behind the buildings of 84 South. Staff recommends that the dumpster be relocated to either the northwest corner of the property or south of the stormwater management maintenance easement on the northwestern corner of the property. No information has been provided regarding the material to be used for the construction of the dumpster enclosure. Section 21.04.0803(E) details the requirements to be met in nonresidential districts. Prior to the issuance of a permit for construction of the dumpster enclosure, the proposed enclosure must comply with these requirements. No setback information has been provided by the applicant. Setbacks will be reviewed by Staff prior to the issuance of building permits. 17 PC 9/8/2026 A landscaping plan has been provided to the City Forester for review and feedback. The plan incorporates 1 river birch tree and deciduous and evergreen shrubs, perennials and ornamental grasses. The City Forester will work with the applicant to finalize their landscape plan. North of the proposed building is labeled “possible future outdoor activation” and is shown as a grassy area in the landscape plan. No information has been provided regarding what the possible activations may include. Depending on the timeline for when the outdoor activation is set to occur, Staff would encourage landscaping to be planted to enhance the area if it is to be left natural. The City Forester would work with the applicant to craft a plan for this area. Architectural Plans The four-story building is approximately 147ft x 71ft and 48ft in height. The 36,800 sq. ft. building will be constructed of a combination of materials including: Centurion Stone 18 PC 9/8/2026 thin stone veneer in the style Cathedral and in the color Plain, Hardie Fiber Cement Siding in the color Cobblestone, white trim boards, and windows, EIFS Cornice, and Coping in the color Dark Bronze. 19 PC 9/8/2026 The first floor of the building will be clad entirely in the thin stone veneer. The second, third, and fourth floors will be a combination of the stone veneer and the cement siding. On the north and south elevations, there are two symmetrical sections of the stone veneer. On the east and west elevations, there is a single, centrally located section of the stone veneer with a thin section of the stone veneer at the corners. Photometric Plans No photometric plans have been submitted. Prior to the issuance of permits associated with the installation of outdoor lighting, Staff will review the plans for compliance with Municipal Code Section 21.06.0400 which regulates exterior lighting standards. Provision of an exterior lighting plan is required per Section 21.06.0402. Signage Review A signage plan was not submitted as part of the application. The Code permits a total of 200 sq. ft. of signage for this property and allows for up to two wall signs. While a signage plan was not provided, the elevations do depict two (2) wall signs. The primary sign is on the south elevation located above the main entrance. A secondary wall sign is located on the west elevation. Staff recommends approval that the item be expedited to the September 15, 2026 Common Council meeting. Recommendation: Recommend Common Council approval of the Special Use Permit and Site, Landscaping, and Architectural Plan Review for the Cobblestone Hotel, a proposed hotel, to be located at 8900 Sura Lane, submitted by Jeremy Griesbach, d/b/a Cobblestone Hotel Development LLC, represented by Jeff Liebergen, d/b/a Excel Engineering, Inc. (Tax Key No. 606-9980-014), subject to Plan Commission and Staff comments, and the following conditions: 20 PC 9/8/2026 (All Items are to be satisfied prior to the issuance of building permits associated with the proposed work reviewed by Plan Commission and Common Council. Contractors applying for permits should be advised accordingly.) 1. Civil Plan Set and a Stormwater Management Plan being submitted to the Engineering Division for review and approval. Any modifications or requirements are as directed by the Engineering Division, subject to change in order to meet Municipal Code requirements. 2. A revised landscaping plan is to be submitted, contingent on feedback from the City Forester, for approval by the Community Development Division. An estimated cost of landscaping and screening shall be submitted to the Community Development Division for approval. 3. A letter of credit or other form of security as required under 21.06.0304 of the Municipal Code in the amount of 100% of the estimated cost of landscaping and screening. Following installation of landscaping and inspection by the City Forester, the letter of credit or other form of security may be released. 4. Permit application approvals from WDNR/MMSD for sanitary permits, WDNR/Milwaukee Water Works for water permits, and WDNR/MMSD for stormwater permits. 5. All necessary new easement agreements (utility, cross-access, etc.) being approved by the Engineering Department and recorded and old easement agreements being released and recorded where necessary, as directed by the Engineering Department. 6. Developer’s Agreements being signed and executed. 11. Community Development Report. 12. Adjournment.