Plan Commission Meeting — Minutes

1 PC 9/8/2026 MINUTES OF THE PLAN COMMISSION MEETING HELD AT THE GREENFIELD CITY HALL ON TUESDAY, September 8, 2026 1. The meeting was called to order at 6:00 p.m. by Alderperson Kastner. ROLL CALL: Mayor Neitzke Present Ald. Kastner Present Mr. Brian Weis Present Mr. Don Carlson Present Mr. Zak Marshall Present Mr. Bob Krenz Present Mr. Mike Braswell Present Ms. Danielle Wojak (Alt) Present Mr. Randy Lee (Alt) Present Also present: Gina Vlach, City Planner 2. Approval of the Minutes from the August 11, 2026, meeting. Motion by Mr. Braswell, seconded by Mr. Weis, to approve the minutes from the August 11, 2026, meeting. Motion passed unanimously. Mr. Carlson abstained. 3. Discussion regarding last Common Council meeting. Mrs. Vlach provided an update from the August Common Council meeting. She stated that Burger Lab and Shawarma Lab and the 7800 W. Layton landscape plan had been approved. She also shared that the two CSMs, the ROW vacation at 31st and St. Francis as well as the three- parcel combination on 35th Street had also been approved. 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. 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. 2 PC 9/8/2026 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. A representative of the applicant, Adam Scheidegger, was present to answer questions. Ald. Kastner provided historical information regarding the sign. Mayor Neitzke noted that his home is one of the closest to the billboard location. He stated that, while he does not have an objection, his primary concern is with the light from the sign being directed toward the roadways. Mayor Neitzke stated that newer digital billboards tend to be better suited for avoiding lighting concerns. Mr. Braswell asked about the billboard near the City’s DPW building. Mayor Neitzke responded, stating that particular billboard is older and has older technology. Mr. Scheidegger confirmed the improvements made in billboard technology and stated that the proposed billboard has many levels that can be used to dim the brightness of the EMC. Mayor Neitzke stressed the importance of staff reviewing the proposed billboard for compliance with the sign code’s section regulating electronic message centers. Motion by Mr. Weis, seconded by Mr. Carlson, to approve 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). Motion carried unanimously. 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 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 3 PC 9/8/2026 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 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. A representative of the applicant, David Miller, was present to answer questions. 4 PC 9/8/2026 Ms. Wojak asked if they would also be collecting platelets. Mr. Miller confirmed that they will also be collecting platelet donations at this location. Ald. Kastner asked if the site offered paid donations. Mr. Miller confirmed that blood and platelet donation is not paid. Motion by Mayor Neitzke, seconded by Mr. Weis, to 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, and authorize a public hearing to be scheduled for October 20, 2026 Common Council meeting. Motion carried unanimously. 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 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, 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 5 PC 9/8/2026 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. 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. 6 PC 9/8/2026 Motion by Mayor Neitzke, seconded by Alderperson Kastner, to 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 add this item to the agenda for the September 15, 2026 Common Council meeting. Motion carried unanimously 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. 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 7 PC 9/8/2026 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. 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. A representative of the applicant, Josh Palaszi, was present to answer questions. Ald. Kastner asked if the applicant intended to allow patrons to consume alcohol. Mr. Palaszi stated that they did not. Mrs. Vlach stated that, if they were to allow individuals to consume alcohol, they would either need to apply for a liquor license or amend Blum Coffee Garden’s premises description. Either would require an appearance before Common Council. Ms. Wojak asked if patrons could bring their own soap for the cold shower. Mr. Palaszi explained that the cold shower was more of a plunge where a bucket of water is dumped on the individual. Motion by Alderperson Kastner, seconded by Mr. Carlson, to 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. Motion carried unanimously. 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 8 PC 9/8/2026 to accommodate the ramp and entrance. The applicant has 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. The applicant, Amer Saleh, was present to answer questions. Motion by Mayor Neitzke, seconded by Mr. Marshall, to 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, and add this item to the agenda for the September 15, 2026 Common Council meeting. Motion carried unanimously. 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 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. 9 PC 9/8/2026 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. 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. The applicant, Joshua Bizub, was present to answer questions. Mayor Neitzke shared his personal experience with the applicant at a recent event at the Turf. He commended the applicant on his work ethic. Mayor Neitzke provided updates on the Turf. Motion by Mr. Carlson, seconded by Mr. Marshall, to recommend Common Council approval of the Special Use Permit and Site Review for GoldCoast Subs Food Truck, a proposed food 10 PC 9/8/2026 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 authorize a public hearing to be scheduled for October 20, 2026. Motion carried unanimously. 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) 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. 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 11 PC 9/8/2026 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. 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 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. 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. 12 PC 9/8/2026 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: (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 to satisfy 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. The applicant, Jeremy Griesbach, was present to answer questions. Ald. Kastner noted that the proposed building lacked dimension to the height of the building; specifically, he asked if parapets could be added to the proposed structure. Mr. Griesbach stated that they could be added to the design to make it more similar to the building in Waukesha. Ms. Wojak asked if there would be any community rooms available for the public to rent. Mr. Griesbach stated that they will have a 40-person meeting room that could be used by the public. He also said that the breakfast area would be available. Mr. Weis asked the applicant if they were intending to apply for a liquor license for the beer and wine bar. Mr. Griesbach stated that, if the license is available and affordable, then they would 13 PC 9/8/2026 plan on applying for that permit with the City Clerk’s Office. Mayor Neitzke stated that, as part of the approval before the Plan Commission, that the board would have no objection to a full- service liquor license being issued for the hotel. Signage Plan Appeal – Mayor Neitzke asked if they would need a signage waiver. Mrs. Vlach stated that no specific information had been provided at this time. Mayor Neitzke stated that, as part of Plan Commission’s approval, they are also providing a waiver for the total allowable square footage of wall signage to include the size depicted on the plans, if the square footage were to exceed 200 sq. ft. when the specific information is provided as part of the sign permit application. Ald. Kastner asked why they chose to locate the building on the site where they did. Mr. Griesbach stated that they were keeping the front of the building in line with the neighboring commercial buildings. He also explained that the distance from the freeway will reduce freeway noise for the rooms on the north side of the building. Ald. Kastner and Mayor Neitzke asked if they had a construction timeline. Mr. Griesbach stated that they are hoping to start construction this year and to open by the end of 2027. He did note that opening by the end of 2027 would be an aggressive timeline and it may not be possible. Mr. Braswell asked what the daily rate would be. Mr. Griesbach explained that the rates are highly variable based on demand. He said the average would be around $150 per night, but that it could be as low as $109 to as much as $300. He stated that this location is a corporate store and Cobblestone will be the majority owner. Motion by Ald. Kastner, seconded by Mr. Braswell, to 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 add this item to the agenda for the September 15, 2026 Common Council meeting. Motion carried unanimously. 11. Community Development Report. Mrs. Vlach provided an update on a couple of Occupancy Permits that had been issued since the last Plan Commission meeting. She also provided a preview of a few projects that will be appearing before Plan Commission in October. She concluded with an update on the landscaping at 3322 W. Layton Ave. After months of intentional work by City Staff and the City Attorney, the asphalt is finally being removed, and landscaping and a retaining wall will be installed. Mrs. Vlach noted that the entire lot has been paved since 1970 when it was first developed and that the City is thankful to finally be getting the site plan that was promised and approved in 2018. 14 PC 9/8/2026 Mayor Neitzke provided a City-wide update noting how much activity there was around the City this past weekend and how it was a reflection of all the work that has been put into making the City a better place. 12. Adjournment. Motion by Mr. Weis, seconded by Mr. Carlson, to adjourn the September 8, 2026, Plan Commission meeting at 6:49 p.m. Motion passed unanimously. Respectfully submitted, Gina Vlach, City Planner Distributed September 10, 2026.