Plan Commission Meeting — Minutes

1 PC 2/10/2026 MINUTES OF THE PLAN COMMISSION MEETING HELD AT THE GREENFIELD CITY HALL ON TUESDAY, FEBRUARY 10, 2026 1. The meeting was called to order at 6:02 p.m. by Mayor Neitzke. 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) Excused Mr. Randy Lee (Alt) Present Also present: Gina Vlach, City Planner 2. Approval of the Minutes from the January 13, 2026, meeting. Motion by Mr. Carlson, seconded by Mr. Braswell, to approve the minutes from the January 13, 2026, meeting. Motion passed unanimously. 3. Discussion regarding last Common Council meeting. Mrs. Vlach stated that the Special Use Permits for Blackline Limousine, NRG Adventure Park, and CAVA were all approved. She also stated that the Loomis Crossing Technology Park CSM and site, landscaping, and architectural plans were approved. The commercial parking ordinance was approved and has been codified. Farazana Home Care, which was recommended for denial, was denied by Common Council. 4A. Special Use Review for an ownership change of the property located at 4607 S. 108th St., the location of Crawford Animal Hospital, submitted by Garrett Fitzgerald, d/b/a FCPT Holdings, LLC (Tax Key No. 609-0036-001) 4B. Site Review for an ownership change of the property located at 4607 S. 108th St., the location of Crawford Animal Hospital, submitted by Garrett Fitzgerald, d/b/a FCPT Holdings, LLC (Tax Key No. 609-0036-001) Items 4A and 4B may be considered together or separately. Overview & Zoning The applicant, Garrett Fitzgerald, d/b/a FCPT Holdings, LLC, is proposing to purchase the property located at 4607 S. 108th St., which is where the Crawford Animal Hospital is located. Municipal Code requires a Special Use Review whenever there is a change in 2 PC 2/10/2026 tenant or ownership of a property for which the Special Use Permit was issued. This specific situation was discussed with the City Attorney who reaffirmed that this item must be brought before Plan Commission and Common Council for review of the Special Use Permit. The property is zoned C-4 Regional Business District, which permits veterinary services as a special use. The previous owner and the current tenant had a Special Use Permit for veterinary services. A change in ownership authorizes a Special Use Review by Plan Commission and Common Council. Staff recommends that this item be expedited to the February 17, 2026 Common Council meeting. This property and use was first reviewed for a veterinary hospital in 2005 when the building was built. It was last reviewed in 2017 for a Special Use Review of a new business owner. There were no issues identified at that time. There are no proposed changes to the hours of operation or business plan. The approved hours of operation are 8:00am to 8:00pm, Monday through Friday, and 8:00am to 4:00pm on Saturday. Site Review A site plan was not submitted, but the site is subject to review when the Plan Commission and Common Council consider a Special Use Review. Staff did not note any issues during the site visit. Dumpster Enclosure, Signage, Lighting, HVAC/Utility Box Screening, Fencing, and Landscaping: No proposed changes. These items are consistent with the building’s Site Review in 2017. Engineering Comments: N/A Twenty-five (25) parking spaces are required for the veterinary services use (3.3 per 1,000 sq. ft.). The property provides thirty (30) spaces. Staff recommends approval and that this item be expedited to the February 17, 2026 Common Council meeting. Recommendation: Recommend Common Council approval of the Special Use Review and Site Review for an ownership change of the property located at 4607 S. 108th St., the location of Crawford Animal Hospital, submitted by Garrett Fitzgerald, d/b/a FCPT Holdings, LLC (Tax Key No. 609-0036-001), subject to Plan Commission and Staff comments. 3 PC 2/10/2026 Motion by Mayor Neitzke, seconded by Mr. Weis, to recommend Common Council approval of the Special Use Review and Site Review for an ownership change of the property located at 4607 S. 108th St., the location of Crawford Animal Hospital, submitted by Garrett Fitzgerald, d/b/a FCPT Holdings, LLC (Tax Key No. 609-0036-001), subject to Plan Commission and Staff comments, and add this item to the agenda for the February 17, 2026 Common Council meeting. Motion carried unanimously. 5A. Special Use Permit for JG Appliances LLC, a proposed used merchandise store, to be located at 4506 W. Forest Home Ave., submitted by Jose Manuel Morales Ramos, d/b/a JG Appliances LLC (Tax Key No. 531-9000-001) 5B. Site Review for JG Appliances LLC, a proposed used merchandise store, to be located at 4506 W. Forest Home Ave., submitted by Jose Manuel Morales Ramos, d/b/a JG Appliances LLC (Tax Key No. 531-9000-001) Items 5A and 5B may be considered together or separately. Overview & Zoning The applicant, Jose Manuel Morales Ramos, d/b/a JG Appliances LLC, is proposing to operate a new and used appliance store in the existing approximately 1,200 sq. ft. commercial building located at 4506 W. Forest Home Ave. The applicant will sell new and used appliances that they acquire from a seller in Chicago. The applicant has worked in a factory for 8 years and enjoys working with customers. There will be one (1) full-time employee. The property is zoned C-1 Neighborhood Commercial District, which permits used merchandise stores as a Special Use. Since this is a new use in this space, a public hearing and a new Special Use Permit are required. A public hearing can be scheduled as early as March 17, 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 a Special Use Permit. The site has been occupied by a series of permitted uses and has not been reviewed by Plan Commission or Common Council in many years. The only issue identified by staff was the with signage. Lighting, HVAC/Utility Box Screening, Fencing, and Landscaping: No proposed changes. Staff did not note any issues during the site visit. 4 PC 2/10/2026 Signage: The upper portion of the building is a sign cabinet. This type of sign is very uncommon in the City of Greenfield. Over the course of time, as new tenants have come and gone from this location, the panels have become worn and need to be replaced. The property owner indicated that they do not have any intention of making any repairs to any of the panels. Staff recommends that the applicant be required to replace any panel that has had signage installed into it (as indicated by the white areas in 2025 that are currently painted black). This will provide a cohesive look that will enhance the overall appearance of the site. Staff does not recommend any specific color but does recommend that all panels are the same color. Engineering Comments: N/A Six (6) parking spaces are required for the use, used merchandise sales. There are two (2) spaces provided on the property, but street parking is available nearby. Common Council may waive the shortage. Staff recommends approval and that the item be scheduled for the March 17, 2026 Common Council meeting. Recommendation: Recommend Common Council approval of the Special Use Permit and Site Review for JG Appliances LLC, a proposed used merchandise store, to be located at 4506 W. Forest Home Ave., submitted by Jose Manuel Morales Ramos, d/b/a JG Appliances LLC (Tax Key No. 531-9000-001), subject to Plan Commission and Staff comments. (Item 1 is required to be satisfied prior to the issuance of a Certificate of Occupancy.) 1. All panels of the sign cabinet are repaired or replaced to provide a cohesive, intentional appearance. A sign permit is required for any panel that contains graphics, symbols, and/or written copy. The applicant, Mr. Jose Manuel Morales Ramos, was present to answer questions. Ald. Kastner asked for clarification regarding the sign cabinet. Mrs. Vlach explained that the entirety of the cabinet is constructed of panels, but only panels that contain copy would be required to obtain a sign permit. She noted that several existing panels would need to be replaced, and because of this, staff recommends that all panels be replaced to ensure a harmonious end result. Mayor Neitzke reminded the applicant to work with staff prior to installing signage. Mayor Neitzke asked if more than one business could be in the building. Mrs. Vlach stated that the space is quite small and is intended to be a single-tenant building. 5 PC 2/10/2026 Motion by Alderperson Kastner, seconded by Mr. Weis, to recommend Common Council approval of the Special Use Permit and Site Review for JG Appliances LLC, a proposed used merchandise store, to be located at 4506 W. Forest Home Ave., submitted by Jose Manuel Morales Ramos, d/b/a JG Appliances LLC (Tax Key No. 531- 9000-001), subject to Plan Commission and staff comments, and to add this item to the March 17, 2026 Common Council meeting agenda. Motion carried unanimously. 6A. Special Use Permit for Meng’s Landscaping, a proposed landscaping services business, to be located at 6510 W. Layton Ave., submitted by Bobbi Menger, d/b/a Meng’s Inc (Tax Key No. 603-9942-004) 6B. Site Review for Meng’s Landscaping, a proposed landscaping services business, to be located at 6510 W. Layton Ave., submitted by Bobbi Menger, d/b/a Meng’s Inc (Tax Key No. 603-9942-004) Items 6A and 6B may be considered together or separately. Overview & Zoning The applicant is proposing to operate a landscaping services business in the rear tenant space in the existing multi-tenant commercial building located at 6510 W. Layton Ave. The business will provide landscaping maintenance and snow removal services. The applicant has 36 years of experience in the business. The property is zoned C-2 Community Commercial District, which permits landscape services businesses as a Special Use. Since this is a new use in this space, a public hearing and a new Special Use Permit are required. A public hearing can be scheduled as early as March 17, 2026. The proposed hours of operation are 8:00am to 5:00pm, Monday through Friday, and 7:30am to 1:00pm on Saturday. There are three (3) full-time employees and three (3) part-time employees. Site Review A site plan was not submitted, but the Zoning Code allows for comprehensive review of the condition of the site as part of a Special Use Review. The applicant has provided the following site plan regarding equipment associated with their use on the site. Overall, the site looked good. Staff did note a few issues that are detailed below. Lighting, HVAC/Utility Box Screening, Fencing, Signage, and Landscaping: No proposed changes. These items are consistent with the property’s Site Review from 2022. 6 PC 2/10/2026 Dumpster Screening: The dumpster enclosure is missing a few boards and needs to be repaired. Staff has spoken with the property owner and they agreed to repair the enclosure by the end of February. Parking Lot: The parking lot is not in good condition. Staff noticed that the parking lot is very cracked and the parking space striping is missing in many places and nearly impossible to see in others. Staff have spoken with the property owner, and they intend to restripe the parking lot by the end of April. They did not yet have a timeline for addressing the pavement. The applicant’s site plan does provide some details about the storage of equipment on the site. Staff recommends that a letter be provided that no merchandise or items, other than equipment, be stored outside. By example, no mulch or salt would be stored outside and would be required to be located within the building. If items cannot be stored within the building, a screened area would need to be constructed. Engineering Comments: N/A The proposed use requires 8 parking spots (5 per 1,000 sq. ft.). The other uses on the property require 83 spots, for a total of 91 required. The property provides 66 parking spaces. Common Council may waive the shortage. Staff recommends approval and that the item be scheduled for the March 17, 2026 Common Council meeting. Recommendation: Recommend Common Council approval of the Special Use Permit and Site Review for Meng’s Landscaping, a proposed landscaping services business, to be located at 6510 W. Layton Ave., submitted by Bobbi Menger, d/b/a Meng’s Inc (Tax Key No. 603-9942-004), subject to Plan Commission and Staff comments. (Item 1 is required to be satisfied prior to the issuance of a Certificate of Occupancy. Items 2 and 3 are required to be satisfied by March 31, 2026.) 1. A letter be submitted to the Community Development Division, by the applicant, stating that they will not store items or merchandise, such as salt or mulch, outside. If such items cannot be stored within the building, the applicant agrees to construct an outdoor enclosure for the storage of items or merchandise. 2. Replacement or repair of all boards of the dumpster enclosure to provide a harmonious appearance of the enclosure. 3. A letter be submitted to the Community Development Division, by the property owner, that the parking lot will be restriped by May 31, 2026 and that it will be repaired and restriped by March 31, 2028. 7 PC 2/10/2026 The applicant, Bobbi Menger, was available to answer questions. Mayor Neitzke provided some history of landscaping uses on the site. Mr. Menger confirmed that he had been operating at the location for over a decade and, prior to him, there was a landscaping business that had operated from the same space. In total, a landscaping business had been operating at this exact location for at least 25 years. Mr. Menger stated that he has already provided a letter that no salt or mulch would be stored outside. He also stated that he was working with the current property owner to address the condition of the parking lot. He said that the timeline would be dependent on the weather. Motion by Mr. Weis, seconded by Mr. Carlson, to recommend Common Council approval of the Special Use Permit and Site Review for Meng’s Landscaping, a proposed landscaping services business, to be located at 6510 W. Layton Ave., submitted by Bobbi Menger, d/b/a Meng’s Inc (Tax Key No. 603-9942-004), subject to Plan Commission and staff comments, and to add this item to the March 17, 2026 Common Council meeting agenda. Motion carried unanimously. 7A. Special Use Permit for Glow N’ Go Aesthetics, a proposed medical spa, to be located at 5170 S. 76th St., Suite 106, submitted by Doreen Bkirati, d/b/a Glow N’ Go Aesthetics LLC (Tax Key No. 650-8998-009) 7B. Site Review for Glow N’ Go Aesthetics, a proposed medical spa, to be located at 5170 S. 76th St., Suite 106, submitted by Doreen Bkirati, d/b/a Glow N’ Go Aesthetics LLC (Tax Key No. 650-8998-009) Items 7A and 7B may be considered together or separately. Overview and Zoning The applicant, Doreen Bkirati, is proposing to operate Glow N’ Go Aesthetics, a medical spa, in approximately 110 sq. ft. of tenant space within the existing My Salon Suites commercial building located at 5170 S. 76th St. Services offered will include neurotoxin injections, micro-needling, IV hydration, and IM injections. The applicant is a certified RN/injector with hands-on training and experience administering the provided services. The proposed use, a medical spa, is a Special Use in the C-4 Regional Business District. A public hearing, as required by the Special Use, can be scheduled as soon as the March 17, 2026 Common Council meeting. The proposed hours of operation are 10:00am to 8:00pm daily. There will be one (1) full- time employee. 8 PC 2/10/2026 Site Review A site plan was not submitted, but the site is subject to review when the Plan Commission and Common Council consider a Special Use Permit. This site was previously reviewed for the May 2025 Plan Commission meeting. Staff noted no issues during the site review. The proposed Glow N’ Go Aesthetics 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. Staff recommends approval and that a public hearing be scheduled for the March 17, 2026 Common Council meeting. Recommendation: Recommend Common Council approval of the Special Use Permit and Site Review for Glow N’ Go Aesthetics, a proposed medical spa, to be located at 5170 S. 76th St., Suite 106, submitted by Doreen Bkirati, d/b/a Glow N’ Go Aesthetics LLC (Tax Key No. 650-8998-009), subject to Plan Commission and Staff comments. The applicant, Doreen Bkirati, was present to answer questions. Motion by Mr. Weis, seconded by Mr. Carlson, to recommend Common Council approval of the Special Use Permit and Site Review for Glow N’ Go Aesthetics, a proposed medical spa, to be located at 5170 S. 76th St., Suite 106, submitted by Doreen Bkirati, d/b/a Glow N’ Go Aesthetics LLC (Tax Key No. 650-8998-009), subject to Plan Commission and Staff comments, and schedule the item for the March 17, 2026 Common Council meeting. Motion carried unanimously. 8. Community Development Report Mrs. Vlach provided an update on projects that had previously appeared before Plan Commission that have had their Occupancy Permit issued. Mayor Neitzke provided a brief update on the controlled intersection discussion near Loomis Crossing Technology Park. 9. Adjournment. Motion by Mr. Carlson, seconded by Mr. Weis, to adjourn the February 10, 2026 Plan Commission meeting at 6:22 p.m. Motion passed unanimously. Respectfully submitted, Gina Vlach, City Planner Distributed February 12, 2026.