Plan Commission Meeting — Minutes

1 PC 8/11/2026 MINUTES OF THE PLAN COMMISSION MEETING HELD AT THE GREENFIELD CITY HALL ON TUESDAY, August 11, 2026 1. The meeting was called to order at 6:04 p.m. by Alderperson Kastner. ROLL CALL: Mayor Neitzke Excused Ald. Kastner Present Mr. Brian Weis Present Mr. Don Carlson Excused Mr. Zak Marshall Excused Mr. Bob Krenz Present Mr. Mike Braswell Present Ms. Danielle Wojak (Alt) Excused Mr. Randy Lee (Alt) Present Also present: Gina Vlach, City Planner 2. Approval of the Minutes from the July 14, 2026, meeting. Motion by Mr. Krenz, seconded by Mr. Braswell, to approve the minutes from the July 14, 2026, meeting. Motion passed unanimously. 3. Discussion regarding last Common Council meeting. Mrs. Vlach provided an update from the June and July Common Council meetings. She stated that Valentin Studios, the ROW vacation near the intersection of 31st and Saint Francis, the Citgo parking lot, the Tuckaway Heights Apartment’s outdoor patio area and fenced dog area, and Game Together MKE’s expansion had all received approval. 4. Certified Survey Map to combine three residential parcels, located at 4735, 4757, and 4769 S. 35th St., submitted by Marv Berg, d/b/a Berg Development, represented by Nick Wollerman, d/b/a Trio Engineering (Tax Key Nos. 621-9996-001, 621-9996-002, and 621-9996-003) Overview & Zoning The applicant, Marv Berg, is proposing to combine three residentially zoned parcels into one lot. The property owner wishes to construct a single-family home on the combined land. Historical aerial imagery and department records show that a home existed in the approximate middle of the three parcels from the 1950’s until 2005. These parcels were split into three in 2018 in anticipation of building three single-family homes. This CSM would essentially erase the two lines dividing the three parcels. A significant portion of the land is covered by mapped wetlands; this may be why the land has not been further developed since the one single-family home was demolished in 2005. The Wisconsin DNR does require setbacks from mapped wetlands. It is the responsibility of the property owner/ developer to acquire the appropriate setback information from the DNR and provide it to the City when applying for a building permit for the new single-family dwelling. 2 PC 8/11/2026 Staff recommend approval and that this item be expedited to the August 18, 2026 Common Council meeting. Recommendation: Approval of the Certified Survey Map to combine three residential parcels, located at 4735, 4757, and 4769 S. 35th St., submitted by Marv Berg, d/b/a Berg Development, represented by Nick Wollerman, d/b/a Trio Engineering (Tax Key Nos. 621-9996-001, 621-9996- 002, and 621-9996-003), 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 Motion by Mr. Weis, seconded by Mr. Lee, to recommend Common Council approval of the Certified Survey Map to combine three residential parcels, located at 4735, 4757, and 4769 S. 35th St., submitted by Marv Berg, d/b/a Berg Development, represented by Nick Wollerman, d/b/a Trio Engineering (Tax Key Nos. 621-9996-001, 621-9996-002, and 621-9996-003), subject to Plan Commission and Staff comments, and to add this item to the agenda for the August 18, 2026 Common Council meeting. Motion carried unanimously. 5. Certified Survey Map to combine recently vacated Right-of-Way with two residential parcels, located at 3575 and 3601 S. 31st St., submitted by Michael and Lisa Zach and Francisco Martinez (Tax Key Nos. 553-0015-001 and 553-0184-000) Overview & Zoning In June 2026, the Common Council approved a Right-of-Way vacation for a stretch of land between two residential properties. The purpose of this Certified Survey Map is to combine the land split evenly with the two residential parcels. Both parcels will gain 30 ft. of street frontage. The land combination will bring the southern parcel into compliance with current zoning regulations. Additionally, the northern parcel is a duplex, and the combination will allow the property owners to build a second garage to better meet the needs of their tenants. Staff recommend approval and that this item be expedited to the August 18, 2026 Common Council meeting. Recommendation: Recommend Common Council approval of the Certified Survey Map to combine recently vacated Right-of-Way with two residential parcels, located at 3575 and 3601 S. 31st St., submitted by Michael and Lisa Zach and Francisco Martinez (Tax Key Nos. 553-0015- 001 and 553-0184-000), subject to Plan Commission and Staff comments, and the following conditions: 3 PC 8/11/2026 (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 Motion by Mr. Weis, seconded by Mr. Krenz, to recommend Common Council approval of the Certified Survey Map to combine recently vacated Right-of-Way with two residential parcels, located at 3575 and 3601 S. 31st St., submitted by Michael and Lisa Zach and Francisco Martinez (Tax Key Nos. 553-0015-001 and 553-0184-000), subject to Plan Commission and Staff comments, and to add this item to the agenda for the August 18, 2026 Common Council meeting. Motion carried unanimously. 6. Landscaping Plan Review for the multi-tenant commercial property, located at 7800 W. Layton Ave., submitted by Tony DiGanci, d/b/a Bear Property Management, represented by Joshua Donaldson, d/b/a JSD Professional Services (Tax Key No. 605-9956-005) Overview The applicant, Tony DiGanci, d/b/a Bear Property Management, has submitted a revised Landscaping Plan for the multi-tenant commercial building located at 7800 W. Layton Ave. There is currently minimal landscaping on the property, and a condition of approval for Mountain Mike’s Pizza back in July 2024 was for the property owner to install landscaping per the originally approved plan in 1998, or to submit a revised Landscaping Plan for approval. The property has since changed ownership, but the condition and need for improved landscaping remains. The new property owner has elected to submit a new landscaping plan for approval. Currently, there are 29 plant units on the property; the proposed plan will bring the total to 126. The minimum required per code is 45. The City Forester has reviewed the plan and approved the design. Staff recommend approval and that this item be expedited to the August 18, 2026 Common Council meeting. Recommendation: Recommend Common Council approval of the Landscaping Plan Review for the multi-tenant commercial property, located at 7800 W. Layton Ave., submitted by Tony DiGanci, d/b/a Bear Property Management, represented by Joshua Donaldson, d/b/a JSD Professional Services (Tax Key No. 605-9956-005), subject to Plan Commission and Staff comments, and the following condition: (Item 1 is required to be satisfied by November 1, 2026) 4 PC 8/11/2026 1. Installation of landscaping, per the approved landscape plan. Mr. Krenz discussed having a time-bound element to the installation of the landscaping. Ald. Kastner agreed that a deadline would be beneficial for enforcement and ensuring the work is completed. Mr. Braswell suggested November 1, 2026, as that should cover the remainder of the planting season. Motion by Ald. Kastner, seconded by Mr. Lee, to recommend Common Council approval of the Landscaping Plan Review for the multi-tenant commercial property, located at 7800 W. Layton Ave., submitted by Tony DiGanci, d/b/a Bear Property Management, represented by Joshua Donaldson, d/b/a JSD Professional Services (Tax Key No. 605-9956-005), subject to Plan Commission and staff comments, and add this item to the agenda for the August 18, 2026 Common Council meeting. Motion carried unanimously 7A. Special Use Permit for the construction of a new 150ft. tall telecommunications monopole on the existing WE Energies substation property, located at 9601 W. Cold Spring Rd., submitted by Keith A. Nyman, d/b/a Diamond Communications, LLC, represented by Laura Karch, d/b/a Edge Consulting Engineers, Inc. (Tax Key No. 607-9981-002) 7B. Site Plan Review for the construction of a new 150ft. tall telecommunications monopole on the existing WE Energies substation property, located at 9601 W. Cold Spring Rd., submitted by Keith A. Nyman, d/b/a Diamond Communications, LLC, represented by Laura Karch, d/b/a Edge Consulting Engineers, Inc. (Tax Key No. 607-9981-002) Items 7A and 7B may be considered together or separately. Overview & Zoning The applicant, Keith A. Nyman, d/b/a Diamond Communications, LLC, is proposing to construct a 150ft. tall telecommunications monopole on the existing WE Energies substation property, located at 9601 W. Cold Spring Rd. The pole will be located immediately west of the entrance to the enclosure around the existing electrical equipment. The property is zoned I - Institutional District, which permits wireless telecommunications carriers as a Special Use. Since this is a new use on this property, a public hearing and a new Special Use Permit are required. A public hearing can be scheduled as soon as September 15, 2026. Site Review The Zoning Code allows for the comprehensive review of the condition of the site as part of the Plan Commission review. There will be no guy wires tethering the pole to the ground; it will be secured by a deep-poured concrete foundation. The pole will be located within a 2,300 sq. ft. area enclosed by an 8ft. tall 5 PC 8/11/2026 cedar fence. A short asphalt driveway extension will be added to the existing driveway to allow for vehicle access to the enclosure. The enclosure will be large enough for future leases by other companies. Future equipment being added to an existing pole does not need Plan Commission or Common Council review. Fencing: An 8ft tall cedar fence is proposed to surround the monopole. A 12ft. wide double- swing access gate will be located off the driveway extension. Fences taller than 6ft in height require approval by the Plan Commission. Landscaping, Lighting, HVAC/Utility Box Screening, and Signage: No proposed changes. Engineering Comments: A permit will need to be pulled for the proposed retaining wall. Recommendation: Recommend Common Council approval of the Special Use Permit and Site Review for construction of a new 150ft. tall telecommunications monopole on the existing WE Energies substation property, located at 9601 W. Cold Spring Rd., submitted by Keith A. Nyman, d/b/a Diamond Communications, LLC, represented by Laura Karch, d/b/a Edge Consulting Engineers, Inc. (Tax Key No. 607-9981-002), subject to Plan Commission and Staff comments, and the following conditions: (Items 1 through 3 are required to be satisfied prior to the issuance of a Certificate of Occupancy associated with the proposed work reviewed by the Plan Commission.) 1. A bond or irrevocable letter of credit shall be provided the City for use by the City for the removal of the antenna facilities if the antenna facilities are abandoned or no longer used, in accordance with Section 21.04.0703(I)12. 2. A recorded deed with the Milwaukee County Register of Deeds to remove the tower within twelve (12) months of the discontinuance of its use, in accordance with Section 21.04.0703(I)12. 3. Landscaping Plan being submitted to the Community Development Division of all proposed landscaping species and quantities to be reviewed and approved by the City Forester, as applicable. The applicant, Keith Nyman, was present to answer questions. Mr. Nyman explained that it was originally a Verizon application, but that T-Mobile is now the anchor tenant. Verizon had approached WE Energies about proposed location. Mr. Krenz asked for clarification about the ownership of the tower. Mr. Nyman stated that Diamond 6 PC 8/11/2026 Communications would be the owner and that Diamond Communications handles all colocations on the tower. Mr. Lee asked why WE Energies would be interested in having a tower on their property. Mr. Nyman stated that they aren’t interested. However, the previous location on high-tension power lines was negatively impacting WE Energies model of safety and reliability. He explained that only WE Energies or American Transmission Company are the only ones permitted to do work on high tension power lines. The tower represents a far better alternative. Ald. Kastner asked if any other locations had been considered. Mr. Nyman stated that other locations, like the Fire Station on 92nd Street, had been analyzed. However, coverage is the ultimate deciding factor on where the tower must be located. Simply, he explained that triangulation determines the key location and that even going as far east as the fire station was not viable. Ald. Kastner asked if the proposed tower would impact the development of the property to the west. Mrs. Vlach stated that City Staff had met with that property owner and had made them aware of the tower proposal. She stated that the tower plans had been sent to them. Mr. Lee discussed the impact on neighbors. Ald. Kastner asked about lighting. Mr. Nyman stated that the tower would not be lit because it is not tall enough to require a light. Ald. Kastner asked about the possibility of adding landscaping. Mr. Nyman offered to install landscaping and provided some examples of what they typically do in similar situations. The location of arborvitaes was discussed. Motion by Mr. Weis, seconded by Mr. Braswell, to recommend Common Council of the Special Use Permit and Site Review for construction of a new 150ft. tall telecommunications monopole on the existing WE Energies substation property, located at 9601 W. Cold Spring Rd., submitted by Keith A. Nyman, d/b/a Diamond Communications, LLC, represented by Laura Karch, d/b/a Edge Consulting Engineers, Inc. (Tax Key No. 607-9981-002), subject to Plan Commission and Staff comments, and authorize a public hearing to be scheduled for September 15, 2026. Motion carried unanimously. 8A. Conceptual Plan Review for a proposed development of 10-12 townhome rental units, located at 12140 and 12164 W. Beloit Rd., submitted by Carl Miller, d/b/a Dimension IV Madison Design Group, represented by Pat Finn, d/b/a The Sigma Group (Tax Key Nos. 610-9989-000 and 610-9990-000) 8B. Ordinance to amend the official Greenfield Zoning Map by rezoning the property located at 12140 and 12164 W. Beloit Rd. from C-1 Neighborhood Commercial District to MFR-2 Medium 7 PC 8/11/2026 Density Multiple-Family Residential District, submitted by Carl Miller, d/b/a Dimension IV Madison Design Group, represented by Pat Finn, d/b/a The Sigma Group (Tax Key Nos. 610- 9989-000 and 610-9990-000) 8C. Certified Survey Map for a proposed land combination of two parcels located at 12140 and 12164 W. Beloit Rd., submitted by Carl Miller, d/b/a Dimension IV Madison Design Group, represented by Pat Finn, d/b/a The Sigma Group (Tax Key Nos. 610-9989-000 and 610-9990- 000). Items 8A, 8B, and 8C may be considered together or separately. Conceptual Plan Overview The applicant, Carl Miller, d/b/a Dimension IV Madison Design Group, is seeking Plan Commission feedback on a proposal to demolish the existing structure and to build 10-12 townhome rental units on the 1.04 acre property. For conceptual plan review, Plan Commission is provided the opportunity to comment on a “preview” of a forthcoming formal application. The Plan Commission does not vote on conceptual plan review applications, and the conceptual review does not go to the Common Council. The design provided includes eight (8) units in the first phase (four 2-bedroom and four 3- bedroom), and three (3) additional units (two 3-bedroom and one 2-bedroom) in a future phase. Overall, the proposed structures provide a nice visual transition between the Foxwood Crossing multi-family development on the opposite side of W. Beloit Road and the single-family houses on the north side of Cold Spring Road. Parking For Phase 1, 18 parking spaces are required (2 spaces per dwelling unit, plus 0.25 per each 2- bedroom unit and 0.5 per each 3-bedroom unit for guest spaces). Additionally, at least 50% of the spaces must be enclosed except for the ones required for guest parking, for a requirement of at least 9 enclosed spaces. 27 spaces are provided, including 12 enclosed spaces. The Future Phase would require 8 spaces, including 3 enclosed. The Future Phase provides 10 spaces, including 5 enclosed. Lighting A photometric plan was not provided. Landscaping A tree survey was provided. The development is proposing to remove 49% of the total tree caliper on site (250 inches out of 508 existing inches) and replace 40% of the removed tree caliper (100 inches). The required mitigation percentage is 50%, so the current plan does not 8 PC 8/11/2026 meet that requirement. A full landscaping plan was not provided, so the City Forester has not been able to provide an opinion on it. Engineering Comments: W. Beloit Rd. is a County road, and the applicant will need the County’s approval for any driveway modification work. This is a conceptual plan; Staff does not provide a recommendation at this time. Rezoning The two parcels are currently zoned C-1 Neighborhood Commercial 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 proposed rezone is compatible with the Comprehensive Land Use Plan; the parcels are identified as Mixed Residential. The Mixed Residential designation recommends zoning to MFR-1, MFR-2, MFR-3, or PUD zoning districts. The applicant is proposing to rezone the property to MFR-2 – Medium Density Multiple-Family Residential District. Properties to the north, south, and east are zoned PUD and MFR-1 Low Density Multiple-Family Residential District and consist of duplexes and 8-unit apartment buildings. Properties to the west and north are zoned R-1 Single-Family Residential District and include single-family dwellings. Compatibility of the Proposed Plan with the MFR-2 Zoning District The proposed number of units for the first phase of development yields an 8.3 gross density, and a gross density of 10.6 once the future phase is constructed. When the future phase is constructed, it would exceed the maximum density for MFR-2; Staff recommends the applicant either reduce the gross density of their proposal or that the properties be rezoned to MFR-3, which permits the proposed unit density. There are a number of setback requirements that the proposed layout does not meet. The required setbacks for both MFR-2 and MFR-3 are the same, so the setbacks are not met regardless of which zoning type is approved. Notably, the front yard is located along W. Cold Spring Rd., and the applicant is proposing to have patios and fencing for each unit project into the front yard setback, which is not permitted. Please note that, while the setback listed on the proposed plan is 20ft., the actual requirement for the front yard setback is 30ft. The side yard setback is also encroached into by buildings in both Phase 1 and Phase 2. The dumpster enclosure is also located within the side yard setback and the stormwater management would exist within the right-of-way. Overall, staff recommends that the scale of the project be reduced to address issues with setback requirements. If fewer units were constructed, it would reduce or eliminate 9 PC 8/11/2026 encroachment into required setbacks. Simply, staff believes that too much is being proposed to be constructed given the size of the partial. A reduction in scope would likely result in fewer conflicts with municipal code. Certified Survey Map The CSM is proposing to combine the two lots so that the development can span both properties. There is a jog in the dedicated Right-of-Way along W. Cold Spring Rd. that will be corrected. If the rezone is approved, the CSM would bring the lot into compliance with the MFR- 2’s minimum lot size requirement. Recommendation: Recommend Common Council approval of the Ordinance to amend the official Greenfield Zoning Map by rezoning the property located at 12140 and 12164 W. Beloit Rd. from C-1 Neighborhood Commercial District to MFR-2 Medium Density Multiple-Family Residential District, submitted by Carl Miller, d/b/a Dimension IV Madison Design Group, represented by Pat Finn, d/b/a The Sigma Group (Tax Key Nos. 610-9989-000 and 610-9990-000) Recommendation: Recommend Common Council approval of the Certified Survey Map for a proposed land combination of two parcels located at 12140 and 12164 W. Beloit Rd., submitted by Carl Miller, d/b/a Dimension IV Madison Design Group, represented by Pat Finn, d/b/a The Sigma Group (Tax Key Nos. 610-9989-000 and 610-9990-000), subject to Plan Commission and Staff comments, and the following conditions: (Items 1 through 3 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. 3. Payment of the City’s impact fee of $1,806.00 per new dwelling unit, as required. The applicants, Carl Miller and Pat Finn, were present to answer questions. The property owner, Devin Hawthorne, was also present. Mr. Braswell asked how they had decided on the MFR-2 zoning district instead of the MFR-3 zoning district. Mr. Miller stated that they had felt that the MFR-2 zoning district was a better fit for the community and had not realized that the future phase had exceeded the limitation of the MFR-2 district until informed by City Staff. Mr. Braswell asked about the ownership of the property. Mr. Hawthorne stated that he had been the owner for several years. He explained that they had originally intended to restore the 10 PC 8/11/2026 building that is currently present on the site, however, after closer investigation it was determined that restoration was not a viable option. Mr. Weis stated that he had some concerns about the access to the site being off Beloit Road instead of Cold Spring Road. He recommended that they consider a layout where access could come from the north because of how busy Beloit Road can get at times. Mr. Weis also stated that he felt that the design was dated and would appreciate a more modern approach. Mr. Hawthorne stated that they had been trying to blend the development with the surrounding neighborhood. Ald. Kastner asked for more information on how they anticipated addressing the elevation differences on the site. He asked if partially exposed basements had been considered. Mr. Miller stated that the current plan was for slab-on-grade townhomes without basements. Mr. Weis asked about site layout alternatives that place the more attractive side of the building facing Beloit instead of Cold Spring Road. Mr. Weis also asked about a 90-degree rotation of the proposed building. Mr. Lee noted that the current layout is proposing to have the dumpster enclosure along Beloit Road, which is not very desirable. He noted that, until the future phase is constructed, the enclosure would be the only structure on that half of the property. Mr. Finn asked about potential variances to account for the geometry of the site. Mr. Weis responded that they should try to minimize encroachment in the setbacks whenever possible. He continued stating that he is very in favor of the concept, but that decreasing the density would solve many of the problems discussed by Plan Commission. Mr. Krenz noted that, if the future plans were not going to be constructed, then density would not be a concern. Mr. Braswell asked the applicant if they had a timeline in mind for construction. Mr. Hawthorne stated that they are hoping to start in Spring 2027. He stated that they have already received their demolition permit for the existing building. He also explained that they had been coordinating with the fire department to use the building for training purposes. Commissioners reiterated their general support for the development. Motion by Ald. Kastner, seconded by Mr. Weis, to recommend Common Council approval of the Ordinance to amend the official Greenfield Zoning Map by rezoning the property located at 12140 and 12164 W. Beloit Rd. from C-1 Neighborhood Commercial District to MFR-2 Medium Density Multiple-Family Residential District, submitted by Carl Miller, d/b/a Dimension IV Madison Design Group, represented by Pat Finn, d/b/a The Sigma Group (Tax Key Nos. 610-9989-000 and 610-9990-000), subject to Plan Commission and Staff comments, and to authorize a public hearing to be scheduled for September 15, 2026 Common Council meeting. Motion carried unanimously. Motion by Ald. Kastner, seconded by Mr. Weis, to recommend Common Council approval of the Certified Survey Map for a proposed land combination of two parcels located at 12140 and 12164 W. Beloit Rd., submitted by Carl Miller, d/b/a Dimension IV Madison Design Group, represented by Pat Finn, d/b/a The Sigma Group (Tax Key Nos. 610-9989-000 and 610-9990- 11 PC 8/11/2026 000), subject to Plan Commission and Staff comments, and to add this item to the agenda for the September 15, 2026 Common Council meeting. Motion carried unanimously. 9A. Special Use Permit for Growing Mindful Psychotherapy Creciendo Plenamente, a proposed mental health counseling office, to be located at 6510 W. Layton Ave., Suite 5, submitted by Cesilia Gonzalez-Esparza, d/b/a Growing Mindful Psychotherapy (Tax Key No. 603-9942-004) 9B. Site Review for Growing Mindful Psychotherapy Creciendo Plenamente, a proposed mental health counseling office, to be located at 6510 W. Layton Ave., Suite 5, submitted by Cesilia Gonzalez-Esparza, d/b/a Growing Mindful Psychotherapy (Tax Key No. 603-9942-004) Items 9A and 9B may be considered together or separately. Overview & Zoning The applicant, Cesilia Gonzalez-Esparza, d/b/a Growing Mindful Psychotherapy, is proposing to open a mental health counseling office in the existing 425 sq. ft. upstairs tenant space located at 6510 W. Layton Ave., Suite 5. The office will provide bilingual (English and Spanish) Brainspotting trainings, in-person and telehealth counseling for individuals, couples, and groups, treating anxiety, depression, trauma/PTSD, and grief. The applicant is a Licensed Professional Counselor in Wisconsin and a National Certified Counselor. She has been practicing since 2020. The property is zoned C-2 Community Commercial District, which permits mental health counseling services 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 September 15, 2026. The proposed hours of operation are 9:00am to 7:00pm, Monday through Wednesday, 9:00am to 5:00pm Thursday, and 9:00am to 2:00pm Friday. There will be two (2) 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. The site was most recently reviewed in February 2026. At that time, a few issues were identified. All were addressed, including the City receiving a letter stating that the parking lot would be restriped by the end of May 2026, and then repaved and restriped by the end of 2028. Staff have spoken with the property owner, and there were issues meeting the May 2026 deadline due to the construction on W. Layton Ave. Staff have heard from the property manager that the restriping will occur on August 29th. 12 PC 8/11/2026 Landscaping, Lighting, HVAC/Utility Box Screening, Fencing, and Signage: No proposed changes. Engineering Comments: N/A The proposed use in this tenant space will require 3 parking spaces (5 per 1,000 sq. ft. The other uses on this property requires 88 parking spaces, for a total of 91 spaces required. The property provides 66 spaces; Common Council may waive the shortage. Recommendation: Recommend Common Council approval of the Special Use Permit and Site Review for Growing Mindful Psychotherapy Creciendo Plenamente, a proposed mental health counseling office, to be located at 6510 W. Layton Ave., Suite 5, submitted by Cesilia Gonzalez- Esparza, d/b/a Growing Mindful Psychotherapy (Tax Key No. 603-9942-004), subject to Plan Commission and Staff comments. The applicant, Cesilia Gonzalez-Esparza, was present to answer questions. Ald. Kastner asked if the ownership had changed recently. Mr. Braswell asked if, in the case of a change in ownership, all site improvement requirements would be carried forward. Mrs. Vlach stated that there had not been a change in ownership yet, though she was aware of discussions. She stated that any improvement requirements would be carried forward. Motion by Ald. Kastner, seconded by Mr. Krenz, to recommend Common Council of the Special Use Permit and Site Review for Growing Mindful Psychotherapy Creciendo Plenamente, a proposed mental health counseling office, to be located at 6510 W. Layton Ave., Suite 5, submitted by Cesilia Gonzalez-Esparza, d/b/a Growing Mindful Psychotherapy (Tax Key No. 603-9942-004), subject to Plan Commission and staff comments, and authorize a public hearing to be scheduled for September 15, 2026. Motion carried unanimously. 10A. Special Use Permit for Milwaukee Intertribal Circle Inc, a proposed individual and family services organization, to be located at 6510 W. Layton Ave., Suite 101, submitted by Trina Cynova, d/b/a Milwaukee Intertribal Circle Inc (Tax Key No. 603-9942-004) 10B. Site Review for Milwaukee Intertribal Circle Inc, a proposed individual and family services organization, to be located at 6510 W. Layton Ave., Suite 101, submitted by Trina Cynova, d/b/a Milwaukee Intertribal Circle Inc (Tax Key No. 603-9942-004) Items 10A and 10B may be considered together or separately. 13 PC 8/11/2026 Overview & Zoning The applicant, Trina Cynova, d/b/a Milwaukee Intertribal Circle Inc, is proposing to open an individual and family services organization in the existing 2,200 sq. ft. downstairs tenant space located at 6510 W. Layton Ave., Suite 101. The previous tenant was a private tutoring business. The mission of the Milwaukee Intertribal Circle (MIC) is to promote inclusion and empowerment among all tribally enrolled individuals and their descendants, create a gathering place where the community can share, teach, and learn while promoting, practicing, and preserving culture, heritage, and community. The MIC has been providing services, gatherings, and teachings for over 3 years utilizing different community centers and spaces. They partner with several Native organizations in the area. The property is zoned C-2 Community Commercial District, which permits individual and family services organizations 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 September 15, 2026. The proposed hours of operation are 7:00am to 11:00pm, daily. There will be four (4) 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. This property is the same as the previous agenda item. Landscaping, Lighting, HVAC/Utility Box Screening, Fencing, and Signage: No proposed changes. Engineering Comments: N/A The proposed use in this tenant space will require 11 parking spaces (5 per 1,000 sq. ft. The other uses on this property requires 80 parking spaces, for a total of 91 spaces required. The property provides 66 spaces; Common Council may waive the shortage. Recommendation: Recommend Common Council approval of the Special Use Permit and Site Review for Milwaukee Intertribal Circle Inc, a proposed individual and family services organization, to be located at 6510 W. Layton Ave., Suite 101, submitted by Trina Cynova, d/b/a Milwaukee Intertribal Circle Inc (Tax Key No. 603-9942-004), subject to Plan Commission and Staff comments. The applicant was not present to answer questions. 14 PC 8/11/2026 Mr. Krenz questioned why the proposed hours were so late. Ald. Kastner stated that he did not foresee it to be a problem since the business is located on Layton Ave. and the tenant space is in the basement. Mr. Braswell noted that the services include gatherings and had some concerns about gatherings going until 11pm on weeknights. Mr. Lee asked if other tenants in the building had similar hours. Motion by Ald. Kastner, seconded by Mr. Braswell, to recommend Common Council of the Special Use Permit and Site Review for Milwaukee Intertribal Circle Inc, a proposed individual and family services organization, to be located at 6510 W. Layton Ave., Suite 101, submitted by Trina Cynova, d/b/a Milwaukee Intertribal Circle Inc (Tax Key No. 603-9942-004), subject to Plan Commission and staff comments, and authorize a public hearing to be scheduled for September 15, 2026. Motion carried unanimously. 11A. Special Use Permit for Face to Face Spa, a proposed medical spa, to be located at 7426 W. Holmes Ave., submitted by Lianna Utley, d/b/a Living Well Holding Company (Tax Key No. 617-9975-020) 11B. Site Review for Face to Face Spa, a proposed medical spa, to be located at 7426 W. Holmes Ave., submitted by Lianna Utley, d/b/a Living Well Holding Company (Tax Key No. 617-9975- 020) Items 11A and 11B may be considered together or separately. Overview & Zoning The applicant, Lianna Utley, d/b/a Living Well Holding Company, is proposing to open a personal wellness services business in the existing 1,500 sq. ft. tenant space located at 7426 W. Holmes Ave. The previous tenant was Ideal Image Laser Hair Removal. The business will provide wellness services such as laser hair removal, medical facials, and injections. The applicant has 20 years of experience in consumer goods and has earned an MBA. The property is zoned PUD Planned Unit Development District with C-2 approved uses, which permits personal wellness services 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. Ideal Image Laser Hair Removal, while similar, did not have a Special Use Permit and therefore, this cannot be considered a Special Use Review. A public hearing can be scheduled as soon as September 15, 2026. The proposed hours of operation are 10:00am to 11:00pm, daily. There will be three (3) full-time employees and three (3) part-time employees. 15 PC 8/11/2026 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. The site was most recently reviewed in January 2019; no new issues were identified during the recent site visit. Landscaping, Lighting, HVAC/Utility Box Screening, Fencing, and Signage: No proposed changes. Engineering Comments: N/A The business will require 8 parking spaces (5 per 1,000 sq. ft.). A total of 67 spaces are required for the property. The property provides 62 spaces; Common Council may waive the shortage. Recommendation: Recommend Common Council approval of the Special Use Permit and Site Review for Face to Face Spa, a proposed medical spa, to be located at 7426 W. Holmes Ave., submitted by Lianna Utley, d/b/a Living Well Holding Company (Tax Key No. 617-9975-020), subject to Plan Commission and Staff comments. Motion by Ald. Kastner, seconded by Mr. Lee, to recommend Common Council of the Special Use Permit and Site Review for Face to Face Spa, a proposed medical spa, to be located at 7426 W. Holmes Ave., submitted by Lianna Utley, d/b/a Living Well Holding Company (Tax Key No. 617-9975-020), subject to Plan Commission and staff comments, and authorize a public hearing to be scheduled for September 15, 2026. Motion carried unanimously. 12A. Special Use Permit for Z Alterations & Bridal Sewing LLC, a proposed clothing alterations business, to be located at 4160A S. 108th St., submitted by Dao Vang, d/b/a Z Alterations & Bridal Sewing LLC (Tax Key No. 567-9972-004) 12B. Site Review for Z Alterations & Bridal Sewing LLC, a proposed clothing alterations business, to be located at 4160A S. 108th St., submitted by Dao Vang, d/b/a Z Alterations & Bridal Sewing LLC (Tax Key No. 567-9972-004) Items 12A and 12B may be considered together or separately. Overview & Zoning The applicant, Dao Vang, d/b/a Z Alterations & Bridal Sewing LLC, is proposing to open a clothing alterations business in the existing 800 sq. ft. tenant space located at 4160A S. 108th St. The tenant space was previously occupied by Milwaukee PC. The applicant has 22 years of sewing and alterations experience. 16 PC 8/11/2026 The property is zoned C-4 Regional Business District, which permits clothing alterations 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 September 15, 2026. The proposed hours of operation are 10:00am to 6:00pm, Monday through Friday, and 10:00am to 3:00pm Saturday. There will be one (1) full-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. The site was last reviewed in May 2026; no new issues were discovered during the most recent site visit. Landscaping, Lighting, HVAC/Utility Box Screening, Fencing, and Signage: No proposed changes. Engineering Comments: N/A The proposed business requires 4 parking spaces (5 spaces per 1,000 sq. ft. of floor area). The entirety of the building requires 92 spaces. The property provides 80 spaces. Common Council may waive the shortage. Recommendation: Recommend Common Council approval of the Special Use Permit and Site Review for Z Alterations & Bridal Sewing LLC, a proposed clothing alterations business, to be located at 4160A S. 108th St., submitted by Dao Vang, d/b/a Z Alterations & Bridal Sewing LLC (Tax Key No. 567-9972-004), subject to Plan Commission and Staff comments. The applicant, Dao Vang, was present to answer questions. Ald. Kastner stated that his recent experience at a wedding had provided him insight into how needed this type of use is and is pleased to have the service available in the City of Greenfield. Motion by Ald. Kastner, seconded by Mr. Weis, to recommend Common Council of the Special Use Permit and Site Review for Z Alterations & Bridal Sewing LLC, a proposed clothing alterations business, to be located at 4160A S. 108th St., submitted by Dao Vang, d/b/a Z Alterations & Bridal Sewing LLC (Tax Key No. 567-9972-004), subject to Plan Commission and staff comments, and authorize a public hearing to be scheduled for September 15, 2026. Motion carried unanimously. 17 PC 8/11/2026 13A. Special Use Permit for Hannah Fedor Tattoo Studio, a proposed tattoo parlor, to be located at 5170 S. 76th St., Suite 213, submitted by Hannah Fedor, d/b/a Hannah Fedor Tattoo Studio (Tax Key No. 650-8998-009) 13B. Site Review for Hannah Fedor Tattoo Studio, a proposed tattoo parlor, to be located at 5170 S. 76th St., Suite 213, submitted by Hannah Fedor, d/b/a Hannah Fedor Tattoo Studio (Tax Key No. 650-8998-009) Items 13A and 13B may be considered together or separately. Overview & Zoning The applicant, Hannah Fedor, d/b/a Hannah Fedor Tattoo Studio, is proposing to open a tattoo parlor in the existing 120 sq. ft. tenant space located at 5170 S. 76th St., Suite 213. The applicant is a state-licensed tattoo artist. The property is zoned C-4 Regional Business District, which permits tattoo parlors 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 September 15, 2026. The proposed hours of operation are 10:00am to 10:00pm, daily. There will be one (1) full-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. The property was most recently reviewed in October 2025; no new issues were identified during the most recent site visit. Landscaping, Lighting, HVAC/Utility Box Screening, Fencing, and Signage: No proposed changes. Engineering Comments: N/A The proposed business requires 3 parking spaces (2 spaces per chair plus 1 space per employee) and the remaining building requires 101 parking spaces, for a grand total of 104 parking spaces. A total of 47 stalls are provided on the property. The Common Council may waive the shortage. Recommendation: Recommend Common Council approval of the Special Use Permit and Site Review for Hannah Fedor Tattoo Studio, a proposed tattoo parlor, to be located at 5170 S. 76th St., Suite 213, submitted by Hannah Fedor, d/b/a Hannah Fedor Tattoo Studio (Tax Key No. 650- 8998-009), subject to Plan Commission and Staff comments. 18 PC 8/11/2026 The applicant, Hannah Fedor, was present to answer questions. Mr. Braswell asked for clarification on the type of tattooing that would be available. Ms. Fedor stated that typical body tattooing would be offered, noting that she specializes in American traditionalism style. Motion by Mr. Weis, seconded by Mr. Braswell, to recommend Common Council of the Special Use Permit and Site Review for Hannah Fedor Tattoo Studio, a proposed tattoo parlor, to be located at 5170 S. 76th St., Suite 213, submitted by Hannah Fedor, d/b/a Hannah Fedor Tattoo Studio (Tax Key No. 650-8998-009), subject to Plan Commission and staff comments, and authorize a public hearing to be scheduled for September 15, 2026. Motion carried unanimously. 14A. Special Use Permit for Wisconsin Early Autism Project (WEAP), a proposed mental health practitioner’s office, to be located at 4131 W. Loomis Rd., Suite 100, submitted by Keri Wallenkamp, d/b/a LEARN-IT Systems, LLC, represented by Tom Vavra, d/b/a Vavra Designs (Tax Key No. 600-1001-000) 14B. Site Review for Wisconsin Early Autism Project (WEAP), a proposed mental health practitioner’s office, to be located at 4131 W. Loomis Rd., Suite 100, submitted by Keri Wallenkamp, d/b/a LEARN-IT Systems, LLC, represented by Tom Vavra, d/b/a Vavra Designs (Tax Key No. 600-1001-000) Items 14A and 14B may be considered together or separately. Overview & Zoning The applicant, Keri Wallenkamp, d/b/a LEARN-IT Systems, LLC, is proposing to open a mental health practitioner’s office in the existing 5,300 sq. ft. tenant space located at 4131 W. Loomis Rd., Suite 100. LEARN-IT Systems, LLC operates approximately 170 centers nationwide, including numerous locations in Wisconsin and throughout the Midwest. The organization specializes exclusively in evidence-based behavioral therapy for children with autism and has an established history of operating safely within office and medical office environments. The center is designed to provide one-on-one and small-group Applied Behavior Analysis (ABA) therapy for children. Services are educational and developmental in nature and focus on improving communication, social interaction, daily living skills, and behavioral development. The property is zoned O – Office and Professional Services District, which permits mental health practitioner’s offices 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 September 15, 2026. 19 PC 8/11/2026 The proposed hours of operation are 9:00am to 5:00pm, Monday through Friday. There will be sixteen (16) full-time employees and ten (10) 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. The site was last reviewed in July 2023. No new issues were identified during the most recent site visit. Landscaping, Lighting, HVAC/Utility Box Screening, Fencing, and Signage: No proposed changes. Engineering Comments: N/A The original site plan required 193 parking stalls; currently there are 200 provided. Once the Loomis Crossing Technology Park is constructed, the site will have 231 parking stalls. Recommendation: Recommend Common Council approval of the Special Use Permit and Site Review for Wisconsin Early Autism Project (WEAP), a proposed mental health practitioner’s office, to be located at 4131 W. Loomis Rd., Suite 100, submitted by Keri Wallenkamp, d/b/a LEARN-IT Systems, LLC, represented by Tom Vavra, d/b/a Vavra Designs (Tax Key No. 600-1001- 000), subject to Plan Commission and Staff comments. The representatives of the applicant were present to answer questions. Mr. Lee stated that the current condition of the parking lot was not great and asked if, when the parking lot was expanded as part of the Loomis Crossing Technology Park project, if the entirety of the parking lot would also be addressed. Mrs. Vlach stated she did not know. Mr. Krenz asked for clarification on why a medical use was a special use within a medical office building. Mrs. Vlach explained that the term medical office building is not found within the City’s municipal code and is only used colloquially to describe the building. From a zoning perspective, she explained, the building is just office, and the use is special within the Office zoning district. Motion by Ald. Kastner, seconded by Mr. Lee, to recommend Common Council of the Special Use Permit and Site Review for Wisconsin Early Autism Project (WEAP), a proposed mental health practitioner’s office, to be located at 4131 W. Loomis Rd., Suite 100, submitted by Keri Wallenkamp, d/b/a LEARN-IT Systems, LLC, represented by Tom Vavra, d/b/a Vavra Designs (Tax Key No. 600-1001-000), subject to Plan Commission and staff comments, and authorize a public hearing to be scheduled for September 15, 2026. Motion carried unanimously. 20 PC 8/11/2026 15A. Special Use Permit for StarLife Wellness Clinic & Spa, a proposed personal wellness services business, to be located at 6825 W. Layton Ave., submitted by Amer Saleh, d/b/a StarLife Wellness Clinic and Spa, represented by Julija Vilcane Olvera, d/b/a Anderson Commercial Group, LLC (Tax Key No. 617-0118-000) 15B. Site Review for StarLife Wellness Clinic & Spa, a proposed personal wellness services business, to be located at 6825 W. Layton Ave., submitted by Amer Saleh, d/b/a StarLife Wellness Clinic and Spa, represented by Julija Vilcane Olvera, d/b/a Anderson Commercial Group, LLC (Tax Key No. 617-0118-000) Items 15A and 15B may be considered together or separately. Overview & Zoning The applicant, Amer Saleh, d/b/a StarLife Wellness Clinic and Spa, is proposing to open a medical spa in the existing 2,500 sq. ft. tenant space located at 6825 W. Layton Ave. The previous tenant was dry cleaning business. The applicant has 25 years of healthcare experience, providing a strong foundation in patient care, clinical knowledge, and professional healthcare operations. Services offered include wellness consultations, weight management programs, IV hydration therapy, vitamin injections, skincare and facial treatments, body contouring, massage therapy, and other non-surgical aesthetic services. The property is zoned C-2 Community Commercial District, which permits personal wellness services businesses 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 September 15, 2026. The proposed hours of operation are 9:00am to 8:00pm, Friday through Wednesday, and 9:00am to 4:00pm on Thursday. There will be one (1) full-time employee and two (2) 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. The site was reviewed for a rezoning application in March 2026. The property owner repaved the parking lot and repoured curbs throughout the property. Overall, it looks very nice. Staff do recommend that the property owner installs curb stops for the parking spaces directly in front of the building where there is not poured curb, to prohibit any vehicles from accidentally driving into the building or into pedestrians. The property owner has agreed to install the curb stops as needed. The window signage is compliant with code restrictions. 21 PC 8/11/2026 Landscaping, Lighting, HVAC/Utility Box Screening, Fencing, and Signage: No proposed changes. Engineering Comments: N/A The medical spa use in this tenant space will require 13 parking spaces (5 per 1,000 sq. ft.) The other uses on this property requires 37 parking spaces, for a total of 50 spaces required. The property provides 38 spaces; Common Council may waive the shortage. Recommendation: Recommend Common Council approval of the Special Use Permit and Site Review for StarLife Wellness Clinic & Spa, a proposed personal wellness services business, to be located at 6825 W. Layton Ave., submitted by Amer Saleh, d/b/a StarLife Wellness Clinic and Spa, represented by Julija Vilcane Olvera, d/b/a Anderson Commercial Group, LLC (Tax Key No. 617-0118-000), subject to Plan Commission and Staff comments, and the following conditions: (Item 1 is required to be satisfied prior to the issuance of an Occupancy Permit.) 1. Curb stops are installed in the parking spaces immediately adjacent to the building where there is not an existing curb. The applicant, Amer Saleh, was present to answer questions. Motion by Mr. Krenz, seconded by Mr. Weis, to recommend Common Council of the Special Use Permit and Site Review for StarLife Wellness Clinic & Spa, a proposed personal wellness services business, to be located at 6825 W. Layton Ave., submitted by Amer Saleh, d/b/a StarLife Wellness Clinic and Spa, represented by Julija Vilcane Olvera, d/b/a Anderson Commercial Group, LLC (Tax Key No. 617-0118-000), subject to Plan Commission and staff comments, and authorize a public hearing to be scheduled for September 15, 2026. Motion carried unanimously. 16. Community Development Report. Mrs. Vlach thanked the Plan Commissioner’s for their resilience during the meeting. She stated that the last time they had that many items on the agenda was in May 2024 and before that was in April 2021. Mrs. Vlach provided an update on Valentin Studios and Everwell Chiropractic & Wellness stating that both businesses had received their Occupancy Permits. She also previewed three items that will be appearing before Plan Commission in the month of September. 17. Adjournment. Motion by Mr. Weis, seconded by Ald. Kastner, to adjourn the August 11, 2026, Plan Commission meeting at 7:12 p.m. Motion passed unanimously. 22 PC 8/11/2026 Respectfully submitted, Gina Vlach, City Planner Distributed August 13, 2026.