Planning and Architectural Review Commission — Agenda Packet

CITY OF GLENDALE 5909 North Milwaukee River Parkway Glendale, WI 53209 This meeting is in person, but will broadcast over Zoom. Join Zoom Meeting https://zoom.us/j/97599686909 Meeting ID: 975 9968 6909 +1 312 626 6799 US (Chicago) AGENDA-PLANNING AND ARCHITECTURAL REVIEW COMMISSION MEETING Tuesday, September 1, 2026 6:00 PM Members: Chairman and Mayor Bryan Kennedy, Alderman Phillip Bailey, Amanda Seligman, Shauntay Nelson, Fredrick Cohn, Shawn Storey, Kim Hernandez, and Raymond Carlson (Alternate) 1. Roll Call and Pledge of Allegiance 2. Adoption of Minutes a. Adoption of Minutes: August 4, 2026 3. New Business a. Site Plan and Architectural Review: 5470 North Port Washington Road, Tax Key 1978946000 4. Adjournment The Planning and Architectural Review Commission currently holds meetings in person at City Hall, or an alternative physical location as allowed by the City Ordinance. As a courtesy to residents, Council meetings will also Page 1 of 28 be made available live on Zoom virtual platform for viewing and possible participation. However, the City cannot guarantee the technology supporting the virtual viewing option will operate perfectly and continuously. The only way to guarantee the ability to offer public comment, or view the meeting uninterrupted, is to appear in person. If the Zoom platform fails, the meeting will continue as scheduled. Page 2 of 28 CITY OF GLENDALE 5909 North Milwaukee River Parkway Glendale, WI 53209 MINUTES- Planning and Architectural Review Commission Tuesday, August 4, 2026 6:00 PM 1. Roll Call and Pledge of Allegiance Meeting called to order at 6:00 P.M. Roll Call: Present: Mayor Bryan Kennedy, PARC Commissioner Phillip Bailey, PARC Commissioner Shauntay Nelson, PARC Commissioner Amanda Seligman, PARC Commissioner Shawn Storey, PARC Commissioner Fred Cohn, PARC Commissioner Kim Hernandez Other Officials Present: City Administrator Karl Warwick, Vandewalle & Associates Planner Meredith Perks 2. Adoption of Minutes a. Adoption of Minutes: July 7, 2026 Motion made by PARC Commissioner Seligman and Seconded by PARC Commissioner Nelson to Approve Adoption of Minutes: July 7, 2026 was: Ayes: Phillip Bailey, Shauntay Nelson, Amanda Seligman, Shawn Storey, Fred Cohn, Kim Hernandez Noes: None Abstain: None 3. New Business a. Business Use Approval: Pathway 2 Success, 5225 N Ironwood Road Staff gave a brief overview of the business use proposal confirming its approved use. The owner of the businesses provided an overview of their business. Motion made by PARC Commissioner Bailey and Seconded by PARC Commissioner Cohn to Approve Business Use Approval: Pathway 2 Success, 5225 N Ironwood Road was Passed. Ayes: Phillip Bailey, Shauntay Nelson, Amanda Seligman, Shawn Storey, Fred Cohn, Kim Hernandez Noes: None Abstain: None b. Architectural Review: WE Energies North Service Center, 5400 North Green Bay Avenue, Tax Key 1959004000 Staff provided a brief overview of the minor PUD amendment proposal. A representative of WeEnergies answered questions from the Commission. Motion made by PARC Commissioner Storey and Seconded by PARC Commissioner Nelson to Approve Architectural Review: WE Energies North Service Center, 5400 North Green Bay Avenue, Tax Key 1959004000 was Passed. Ayes: Phillip Bailey, Shauntay Nelson, Amanda Page 3 of 28 Seligman, Shawn Storey, Fred Cohn, Kim Hernandez Noes: None Abstain: None c. Review and Possible Action: Ordinance Repealing and Replacing 13.1.210 Pertaining to Drive-throughs Staff provided a brief overview of the proposed ordinance amendment and answered questions from the commission. Motion made by PARC Commissioner Cohn and Seconded by PARC Commissioner Hernandez to Approve Review and Possible Action: Ordinance Repealing and Replacing 13.1.210 Pertaining to Drive-throughs was Passed. Ayes: Phillip Bailey, Shauntay Nelson, Amanda Seligman, Shawn Storey, Fred Cohn, Kim Hernandez Noes: None Abstain: None d. Presentation: Zoning Code Rewrite Worksession - New Draft Zoning Districts Staff provided a presentation and answered questions pertaining to the draft zoning districts for the planned new city zoning code. 4. Adjournment Motion made by PARC Commissioner Storey and Seconded by PARC Commissioner Nelson to Approve Adjournment was Passed. Ayes: Phillip Bailey, Shauntay Nelson, Amanda Seligman, Shawn Storey, Fred Cohn, Kim Hernandez Noes: None Abstain: None Meeting adjourned at 7:53 P.M. Benjamin Polony Assistant to the Administrator Page 4 of 28 5909 North Milwaukee River Parkway Glendale, WI 53209 SUBJECT: Site Plan and Architectural Review: 5470 North Port Washington Road, Tax Key 1978946000 FROM: Meredith Perks, Vandewalle & Associates, City Planner MEETING: September 1, 2026 Planning and Architectural Review Commission MEETING DATE: September 1, 2026 FISCAL SUMMARY: Budget Summary: Budgeted Expenditure: Budgeted Revenue: STATUTORY REFERENCE: Wisconsin Statutes: Municipal Code: BACKGROUND & ANALYSIS: BACKGROUND: Noby Glendale LLC is seeking planning and architectural approval for the renovation and expansion of the former Boston Market at 5470 North Port Washington Road, which is currently vacant. The renovated building will become a multi-tenant commercial building with a restaurant and a mattress retail space. The restaurant tenant has been identified as CAVA, a fast-casual mediterranean restaurant, and the retail tenant has been identified as Mattress Firm. The property is zoned B-1, B and restaurants and specialty retail are permitted uses. No Page 5 of 28 rezone is required. The proposal does not include a drive-through but will include outdoor dining space. The site is approximately .98 acres with frontage on North Port Washington Road and currently has one access point to North Port Washington on the south end of the property. The proposed project will construct a 3,257 sf addition to the existing 3,121 sf building. The project will close the existing access drive and will create a connection to the property south of its boundary line. The property owner has worked with the Wisconsin Department of Transportation on updates to the intersection of North Port Washington and the I-43 off-ramp and has received approval of improvement designs to advance permitting. The redesigned intersection will bring traffic directly into the north side of the site. The new driveway will include turning access to the property to the north. An access agreement will need to be maintained with the adjacent property owners. Maintaining this access will be important for mitigating some traffic impacts on North Port Washington. ANALYSIS: Based on the restaurant use and retail use, the applicant is required to provide 45 parking stalls. The proposed plan provides 45 parking stalls. The application does not illustrate any bicycle parking spots at this time. The existing parking lot will be reconfigured and will include landscape islands to soften the pavement area. Parking will be contained wholly behind the principal building on site. The eastern end of the site will maintain the existing fence, shielding the parking area from residential areas across Iroquois Avenue. If the fence is in need of repair or replacement due to its condition, the applicant will be required to maintain a fenced barrier between the parking area and neighboring residential uses. The applicant will need to provide an updated parking plan for staff approval that demonstrates a designated loading zone compliant with Section 13.1.91 and identifies bicycle parking. Lighting within parking and development areas is to be directed away from neighboring uses and shall not exceed 3 foot-candles at the property line. The applicant will need to provide an updated photometric plan that demonstrates compliance with these standards, particularly along the rear property line. The applicant is required to maintain a reciprocal access agreement with the property at the northern boundary of the site (5518 North Port Washington Road) and the southern boundary of the site (5464 North Port Washington Road). This access will help alleviate vehicular pressure on the property to the south and provide a route for large delivery trucks to maneuver the site. The access agreement will also need to address the newly designed driveway’s encroachment on to the property to the north. The applicant provided a detailed landscape plan, however, staff feel that the plan needs more Page 6 of 28 landscaping around the building and sidewalk connections as well as in the parking lot landscape areas. The plan only includes 2 full-sized shade trees and the parking islands are sparsely planted. The plant species presented are generally acceptable with the exception of low junipers and the use of smaller ornamental trees in locations that can support larger, more impactful shade trees. An updated landscape plan should use the additional trees and shrubs to add species diversity to the plant list and include more native species. The attached landscape plan comments should be incorporated into an updated landscape plan approved by staff prior to construction permits. Architectural elevations and proposed materials meet architectural standards for the area, including the quality and variety of materials presented in the architectural drawings and materials submitted. The proposal includes fenced outdoor seating on the northeast side of the building. The applicant will need to provide a detailed sign permit application prior to occupancy permits. Proposed signage, including on-building signage, must comply with Glendale sign code standards. RECOMMENDATION: Staff recommends site plan and architectural approval for 5470 North Port Washington Road, subject to the following conditions prior to receiving construction permits: 1. An updated photometric plan to demonstrate compliance with City standards, particularly at the eastern property line. 2. Submission for staff approval of an access easement to the adjacent properties to permit vehicular and truck traffic circulation. 3. Submission for staff approval of an updated site plan including an additional bicycle parking to meet the minimum bike parking requirement as well as the designation of a loading area compliant with City standards. 4. Submission for staff approval of an updated landscaping plan complying with staff comments on the attached plan. Adherence to all comments provided by the City Engineer in the attached memo. ACTION REQUESTED: Motion to approve the site and architectural plan for 5470 North Port Washington Road, subject to the following conditions prior to receiving construction permits: 1. An updated photometric plan to demonstrate compliance with City standards, Page 7 of 28 particularly at the eastern property line. 2. Submission for staff approval of an access easement to the adjacent properties to permit vehicular and truck traffic circulation. 3. Submission for staff approval of an updated site plan including an additional bicycle parking to meet the minimum bike parking requirement as well as the designation of a loading area compliant with City standards. 4. Submission for staff approval of an updated landscaping plan complying with staff comments on the attached plan. 5. Adherence to all comments provided by the City Engineer in the attached memo. ATTACHMENTS: Noby Ventures Civil Set, Landscape Plan (PC Submittal)_VA notes 8.27.26, Eng Review 1, Landscape Plan Conflict, Noby Ventures - Landscape Plan (PC Submittal)_REVISED, Noby Ventures_Parking Lot Lighting Plan_090126 Page 8 of 28 LEGEND: WWEE OHWOHWGASGASSANSANSANSTSTST WATERMAINUTILITYEXISTING:BURIED ELECTRICGAS LINESANITARY SEWEROVERHEAD WIRESTORM SEWERUTILITY POLELIGHT POLESANITARY MANHOLEFIRE HYDRANTWATER VALVESTORM SEWER STRUCTUREPROPOSED:WWEE GASGASSANSANSANSTSTST WATERMAINELECTRICAL LINEGAS LINESANITARY SEWERSTORM SEWERWATER VALVESTORM SEWER STRUCTUREFLARED END SECTION GRADINGEXISTING: PROPOSED: MAJOR CONTOURMINOR CONTOUR100.00EXISTEXISTING SPOT ELEVATION 160160MAJOR CONTOURMINOR CONTOUR100.00SPOT ELEVATION(FINISHED GRADE, TOP OF PAVEMENT, FLANGE OF CURB)100.00DOOR ELEVATIONDOOR100.00GROUND GRADE AT BUILDINGGR100.00E/P100.50T/CSPOT ELEVATION(T/C - TOP OF CURB, E/P - EDGE OF PAVEMENT)100.00B/W100.50T/WRETAINING WALL SPOT ELEVATION(T/W - GROUND GRADE AT TOP OF WALL, B/W - GROUNDGRADE AT BOTTOM) DRAINAGE FLOW DIRECTIONEMERGENCY OVERFLOW ROUTE100.00B/W12" FESFLARED END SECTION(PIPE SIZE, INVERT ELEVATION) SITEEXISTING:XEXISTING PARKING COUNTEXISTING SIGNEXISTING ADA PARKING SPACEPROPOSED:XPARKING COUNTADA PARKING SPACESIGNTRUNCATED DOMESPAVEMENT MARKING DIRECTIONAL ARROWS 1.THE EXISTING SITE INFORMATION ON THIS PLAN WAS TAKEN FROM A SITE SURVEY PROVIDED BYRA SMITH. THE ENGINEER MAKES NO WARRANTY OR REPRESENTATION WITH REFERENCE TO THEACCURACY AND COMPLETENESS OF THE EXISTING CONDITIONS INDICATED OR NOT INDICATED ONTHE ENGINEERING PLANS PROVIDED. VERIFY THE LOCATION OF ALL EXISTING SITE CONDITIONSINCLUDING UNDERGROUND UTILITIES, UNDERGROUND UTILITY ELEVATIONS, BUILDING SETBACKSAND EXISTING BUILDING LOCATIONS. THE CONTRACTOR SHALL INFORM THE OWNER ANDENGINEER OF ANY DISCREPANCIES PRIOR TO COMMENCING WITH WORK. QUESTIONS REGARDINGTHE EXISTING SURVEY SHALL BE DIRECTED TO THE PARTIES LISTED ABOVE.2.BEFORE PROCEEDING WITH ANY UTILITY CONSTRUCTION, EXCAVATE EACH EXISTING LATERAL TOBE CONNECTED TO (VERIFYING ELEVATION, LOCATION AND SIZE). SHOULD THE EXISTING UTILITYNOT BE AS INDICATED ON THE PLAN, THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY FOREVALUATION.3.ALL UTILITY CONSTRUCTION SHALL ADHERE TO THE STANDARD SPECIFICATIONS FOR SEWER ANDWATER CONSTRUCTION IN WISCONSIN (2003), AS WELL AS, THE MUNICIPAL CONSTRUCTIONSTANDARDS AND THE DEPT. OF SAFETY AND PROFESSIONAL SERVICES SEC. 382-387.4.ALL PERMITS MUST BE RECEIVED FROM THE MUNICIPALITY AND WDNR (IF REQUIRED) PRIOR TOTHE START OF CONSTRUCTION. IT IS THE CONTRACTORS RESPONSIBILITY TO ENSURE ALLAPPLICABLE PERMITS ARE RECEIVED PRIOR TO STARTING CONSTRUCTION.5.NOTIFY THE PUBLIC WORKS INSPECTION DEPT. AT LEAST 48 HOURS BEFORE STARTINGCONSTRUCTION WITHIN THE RIGHT OF WAY. 6.BACKFILL REQUIREMENTS AND ROADWAY/SIDEWALK RESTORATION SHALL ADHERE TO LOCALSTANDARDS (GRANULAR BACKFILL UNDER OR WITHIN 5' OF CURBS, SIDEWALK, OR PAVEMENT.SPOIL MAY BE USED ELSEWHERE. SLURRY BACKFILL WILL BE REQUIRED IN PUBLIC ROADWAYS.)7.ALL BUILDING UTILITIES SHALL BE VERIFIED WITH THE ARCHITECTURAL PLANS PRIOR TOCONSTRUCTION.8.ALL PROPOSED WATERMAIN SHALL BE PVC SDR 18, CLASS 150, AWWA C900 WITH ELASTOMERICJOINTS (UNLESS OTHERWISE NOTED). 9.PROPOSED SANITARY SEWER PIPE SHALL BE PVC, ASTM D-3034, SDR 35 WITH RUBBER GASKETEDJOINTS CONFORMING TO ASTM D-3212 (UNLESS OTHERWISE NOTED). 10.PROPOSED STORM SEWER SHALL BE PVC, ASTM D-3034, SDR 35 WITH RUBBER ELASTOMERICJOINTS CONFORMING TO ASTM D-3212 (UNLESS OTHERWISE NOTED).11.A MEANS TO LOCATE BURIED UNDERGROUND EXTERIOR NONMETALLIC UTILITIES MUST BEPROVIDED. PROVIDE TRACER WIRE OR OTHER METHODS IN ORDER TO BE LOCATED IN ACCORDWITH THE PROVISIONS SECTIONS 182.0715(2R) OF THE STATE STATUTES. 12.UTILITY TRENCHES SHALL BE MECHANICALLY COMPACTED IN ACCORDANCE WITH THE STANDARDSPECIFICATIONS FOR SEWER AND WATER CONSTRUCTION IN WISCONSIN.13.ALL MANHOLES, CATCH BASINS, INLETS, VALVES BOXES, ETC WITHIN THE PROJECT AREA SHALLBE RESET AND ADJUSTED TO MATCH FINISH GRADE.14.ALL EXCAVATED OR STRIPPED MATERIALS NOT BEING REPLACED IN UTILITY TRENCHES OR BEINGUSED FOR FILL SHALL BE REMOVED FROM THE SITE, UNLESS OTHERWISE DIRECTED BY THEOWNER.15.SEE ARCHITECTURAL PLANS FOR EXACT BUILDING & FOUNDATION DETAILS AND ORIENTATION.16.ALL ON-SITE CONCRETE CURB AND GUTTER TO BE 18" WIDE VERTICAL FACE, UNLESS OTHERWISENOTED. REVERSE OR REGULAR STYLE CURB DENOTED ON PLANS.17.ALL CURB ELEVATIONS ARE EDGE OF PAVEMENT UNLESS OTHERWISE NOTED. SEE CURB DETAILFOR TOP OF CURB ELEVATIONS.18.ALL CURB RADII ARE MEASURED TO THE FACE OF CURB UNLESS OTHERWISE NOTED.19.MATCH PROPOSED CONCRETE CURB AND GUTTER, SIDEWALK AND PAVEMENT TO EXISTING INELEVATION AND ALIGNMENT.20.REMOVAL OF CURB AND GUTTER, SIDEWALK AND PAVEMENT SHALL BE IN ACCORDANCE WITH THESTANDARD SPECIFICATIONS OF THE WISCONSIN D.O.T.21.ALL CONCRETE FOR CURB AND GUTTER, ROADWAY AND SIDEWALKS MUST CONFORM TO THESTANDARD SPECIFICATIONS FOR READY MIXED CONCRETE. MINIMUM 28 DAY COMPRESSIVESTRENGTH TEST MUST EQUAL 4000 PSI.22.PROTECT ALL PROPERTY CORNERS.23.REPAIR ANY DAMAGE TO EXISTING UTILITIES OR SITE IMPROVEMENTS. DOCUMENT ALL EXISTINGDAMAGE PRIOR TO START OF CONSTRUCTION AND NOTIFY CONSTRUCTION MANAGER OF ANYFINDINGS.24.AS-BUILTS ARE TO BE PROVIDED TO THE CLIENT TRACKING ANY CHANGES THAT OCCURREDDURING CONSTRUCTION. GENERAL NOTES AND SPECIFICATIONS: PROJECT LOCATION W BIRCH AVE N IROQUOIS AVE N MOHAWK AVE N NAVAJO AVE I-43I-43 N PORT WASHINGTON RD 26.15 DATEDRAWING ISSUE 6404 West North AvenueMilwaukee, Wisconsin 53213(414) 291-0772 phonewww.galbraithcarnahan.com CONSULTANTS: 08.06.2026SD REVIEW PROJECT # 08.18.2026PLAN COMMISSION 5740 N PORT WASHINGTON ROADGLENDALE, WI 53217 GALBRAITH CARNAHANARCHITECTS LLC© 2026 NOT FORCONSTRUCTION NorthC1.10 PROJECTLOCATION &GENERAL NOTES SCALE: 1" = 60' Page 9 of 28 #DrgID#LayID #DrgID#LayID #DrgID#LayID E EE EEE EE ST ST STSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTST SANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANWWWWWWWWWWWWW STSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTST STSTSTSTGASGASGASGAS EE E E E EEE WWWWWWWWWWWWW STSTST GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGAS TTTTTTTT T ST W W WW GAS ST ST ST STSANSANSAN SAN SAN EEE E E E E E E E E EE E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E EEEE E E E E EE EEE GAS GAS GASGAS GAS GAS GAS GASGASGASGASGASGASGASGASGASGASGASE W W TT T 9 116 10 9 WWWWW STST SS SS SSSSSSSS STSTSTSTSTSTSTSTSTSTSTSTSTSTSTST STSTSTSTSTSTSTSTST STSTSTSTST SANSANSANSAN North EXISTINGBUILDING PROPOSEDADDITION PROPOSED CONCRETE SIDEWALKPROPOSED REGULAR DUTY ASPHALT PAVEMENTPROPOSED DEPRESSED CURBPROPOSED TAPER CURBPROPOSED REVERSE CURB PROPOSED CONCRETE PAVEMENT N PORT WASHINGTON RD 26.15 DATEDRAWING ISSUE 6404 West North AvenueMilwaukee, Wisconsin 53213(414) 291-0772 phonewww.galbraithcarnahan.com CONSULTANTS: 08.06.2026SD REVIEW PROJECT # 08.18.2026PLAN COMMISSION 5740 N PORT WASHINGTON ROADGLENDALE, WI 53217 GALBRAITH CARNAHANARCHITECTS LLC© 2026 NOT FORCONSTRUCTION C1.11 SITE PLAN SCALE: 1" = 20' DENOTES EXISTING 12'WEPCO EASEMENT DENOTES EXISTING 12'WEPCO EASEMENT DENOTES PROPOSEDCONCRETE PAVEMENT DENOTES PROPOSEDREGULAR DUTY ASPHALTPAVEMENT (TYP) DENOTES PROPOSEDCONCRETE SIDEWALK(TYP) DRIVEWAY ENTRANCEDESIGNED BY OTHERS RAMP DESIGNEDBY OTHERS EXISTING CURBCUT REMOVAL ANDREPLACEMENT BYOTHERS 1.DENOTES PROPOSED 18" CURB AND GUTTER (TYP)2.MATCH INTO EXISTING PAVEMENT3.CAUTION! UTILITY CROSSING. VERIFY EXACT LOCATION ANDELEVATION PRIOR TO STARTING CONSTRUCTION. MAINTAIN AMINIMUM OF 18" VERTICAL SEPARATION BETWEEN SEWERAND WATERMAIN4.CAUTION! UTILITIES. VERIFY EXACT LOCATION ANDELEVATION PRIOR TO STARTING CONSTRUCTION5.DENOTES EXISTING TRANSFORMER (TO REMAIN)6.DENOTES PROPOSED REVERSE STYLE CURB AND GUTTER(TYP)7.REMOVE AND REPLACE EXISTING PAVEMENT, CURB ANDSIDEWALK AS REQUIRED TO INSTALL PROPOSED UTILITIES.SLURRY BACKFILL REQUIRED WITHIN ROADWAY8.DENOTES PROPOSED HANDICAP PARKING SIGN (WALLMOUNTED)9.DENOTES PROPOSED TRASH ENCLOSURE. SEEARCHITECTURAL PLANS FOR DETAILS.10.DENOTES PROPOSED HANDICAP RAMP (TYPE 1).11.EXISTING FENCE (TO REMAIN) # 1 2 3 4 5 6 7 89 10 1 1 1 1 2 2 3 45 66 6 6 6 6 DENOTES EXISTINGPROPERTY LINE DENOTES EXISTINGPROPERTY LINE DENOTES EXISTINGPROPERTY LINE DENOTES EXISTINGPROPERTY LINE11 11 TOTAL SITE AREA 0.979 ACTOTAL DISTURBED AREA 0.839 ACPROPOSED IMPERVIOUS AREA 0.744 ACPROPOSED GREENSPACE 0.235 ACPROPOSED REGULAR PARKING SPACES 43PROPOSED HANDICAP PARKING 2PROPOSED TOTAL PARKING 45EXISTING IMPERVIOUS AREA 0.784 AC DENOTESPROPOSED 6" PVCWATERMAIN DENOTESPROPOSEDSANITARY SEWER Page 10 of 28 #DrgID#LayID #DrgID#LayID #DrgID#LayID E EE EEE EE ST ST STSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTST SANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANWWWWWWWWWWWWW STSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTST STSTSTSTGASGASGASGAS EE E E E EEE WWWWWWWWWWWWW STSTST GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGAS TTTTTTTT T ST W W WW GAS ST ST ST STSANSANSAN SAN SAN EEE E E E E E E E E EE E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E EEEE E E E E EE EEE GAS GAS GASGAS GAS GAS GAS GASGASGASGASGASGASGASGASGASGASGASE W W TT T 637 636 637 636 637 637 638638 637 637 637 637 WWWWW STST MATCH±638.05MATCH±637.61MATCH±637.74 SS SS SSSSSSSS DOOR638.18DOOR638.18DOOR638.18 DOOR638.18DOOR638.18 DOOR638.18 637.50 637.54 638.06638.06MATCH±637.12MATCH±637.00 MATCH±635.48MATCH±635.48 635.00 637.60637.72 638.04 STSTSTSTSTSTSTSTSTSTSTSTSTSTSTST STSTSTSTSTSTSTSTST STSTSTSTST 636 636 637 637 SANSANSANSAN 635.83 26.15 DATEDRAWING ISSUE 6404 West North AvenueMilwaukee, Wisconsin 53213(414) 291-0772 phonewww.galbraithcarnahan.com CONSULTANTS: 08.06.2026SD REVIEW PROJECT # 08.18.2026PLAN COMMISSION 5740 N PORT WASHINGTON ROADGLENDALE, WI 53217 GALBRAITH CARNAHANARCHITECTS LLC© 2026 NOT FORCONSTRUCTION North EXISTINGBUILDINGFFE = 638.18 PROPOSEDADDITIONFFE = 638.18 N PORT WASHINGTON RD C1.20 GRADING PLAN SCALE: 1" = 20' DENOTES EXISTINGPROPERTY LINE DENOTES EXISTINGPROPERTY LINE DENOTES EXISTINGPROPERTY LINE DENOTES EXISTINGPROPERTY LINESTORM CATCH BASINRIM = 635.0012" SE INV = 631.0012" NW INV = 631.00EXISTING CATCH BASINRIM = 635.00EX 12" W INV. = 630.72EX 12" S.E. INV = 630.60PROP. 12" NW INV. = 630.75PROPOSED 12"STORM SEWER STORM CATCH BASINRIM = 635.8312" SE INV = 631.56PROPOSED 8"STORM SEWER PROPOSED STORMSEWER (DESIGNEDBY OTHERS) PROPOSED STORM MANHOLEEX 12" SW INV = 632.35±PR 12" N INV = 632.60EXISTING STORMSEWER PROPOSED 12"STORM SEWER PROPOSED STORM CLEANOUT8" N INV = 635.47 PROPOSED STORMCLEANOUT8" W & S = 634.53PROPOSED STORM MANHOLERIM =12" S INV = 633.5212" N INV = 633.628" E INV = 633.62 PROPOSEDDOWNSPOUT (TYP) PROPOSEDDOWNSPOUT (TYP) Page 11 of 28 CAVA 2,588 sq ft MATTRESS FIRM 3,330 sq ft CAVA PATIO 680 sq ft #DrgID#LayID #DrgID#LayID E EE EEE EE ST ST STSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTST SANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANWWWWWWWWWWWWW STSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTST STST STSTGASGASGASGAS EE E E E EEE STSTST TTTTTTTT T STW W WW GAS ST ST ST STSANSANSAN SAN EEE E E E E E E E E EE E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E EE EE E E E E EE EEE GAS GAS GASGAS GAS GAS GAS GASGASGASGASGASGASGASGASGASGASGASE W W TT T 637 636 637 636 637 637 638638 637 637 637 637 WWWWW STST SSSS STSTSTSTSTSTSTSTSTSTSTSTSTSTSTST STSTSTSTSTSTSTSTST STSTSTSTST 636 636 637 637 SANSANSANSAN SILT FILTER FENCEINLET SEDIMENT GUARD 1.KEEP A COPY OF THE CURRENT EROSION CONTROL PLAN ON SITE THROUGHOUT THE DURATION OF THE PROJECT.2.SUBMIT PLAN REVISIONS OR AMENDMENTS TO THE ENGINEER AT LEAST 5 DAYS PRIOR TO FIELD IMPLEMENTATION.3.CONTRACTOR IS RESPONSIBLE FOR ROUTINE SITE INSPECTIONS AT LEAST ONCE EVERY 7 DAYS AND WITHIN 24 HOURSAFTER A RAINFALL EVENT OF 0.5 INCHES OR GREATER. KEEP INSPECTION REPORTS ON-SITE AND MAKE THEM AVAILABLEUPON REQUEST.4.INSPECT AND MAINTAIN ALL INSTALLED EROSION CONTROL PRACTICES UNTIL THE CONTRIBUTING DRAINAGE AREA HASBEEN STABILIZED.5.WHEN POSSIBLE: PRESERVE EXISTING VEGETATION (ESPECIALLY ADJACENT TO SURFACE WATERS), MINIMIZELAND-DISTURBING CONSTRUCTION ACTIVITY ON SLOPES OF 20% OR MORE, MINIMIZE SOIL COMPACTION, AND PRESERVETOPSOIL.6.REFER TO THE WDNR STORMWATER CONSTRUCTION TECHNICAL STANDARDS AThttp://dnr.wi.gov/topic/stormwater/standards/const_standards.html.7.INSTALL PERIMETER EROSION CONTROLS (IF REQUIRED) AND TRACKOUT CONTROL PRACTICES PRIOR TO ANYLAND-DISTURBING ACTIVITIES, INCLUDING CLEARING AND GRUBBING. USE WDNR TECHNICAL STANDARD 1057 FORTRACKOUT CONTROL AT CONSTRUCTION ENTRANCE(S) (IF REQUIRED).8.INSTALL INLET PROTECTION PRIOR TO LAND-DISTURBING ACTIVITIES IN THE CONTRIBUTING DRAINAGE AREA AND/ORIMMEDIATELY UPON INLET INSTALLATION. COMPLY WITH WDNR TECHNICAL STANDARD STORM DRAIN INLET PROTECTIONFOR CONSTRUCTION SITES #1060.9.STAGE CONSTRUCTION GRADING ACTIVITIES TO MINIMIZE THE CUMULATIVE EXPOSED AREA. CONDUCT TEMPORARYGRADING FOR EROSION CONTROL PER WDNR TECHNICAL STANDARD TEMPORARY GRADING PRACTICES FOR EROSIONCONTROL #1067.10.PERMITTING OF GROUNDWATER DEWATERING IS THE RESPONSIBILITY OF THE CONTRACTOR. GROUNDWATERDEWATERING IS SUBJECT TO A DNR WASTEWATER DISCHARGE PERMIT AND A DNR HIGH CAPACITY WELL APPROVAL IFCUMULATIVE PUMP CAPACITY IS 70 GPM OR MORE.11.PROVIDE ANTI-SCOUR PROTECTION AND MAINTAIN NON-EROSIVE FLOW DURING DEWATERING. PERFORM DEWATERINGOF ACCUMULATED SURFACE RUNOFF IN ACCORDANCE WITH WDNR TECHNICAL STANDARD DE-WATERING #1061.12.INSTALL AND MAINTAIN SILT FENCING PER WDNR TECHNICAL STANDARD SILT FENCE #1056. REMOVE SEDIMENT FROMBEHIND SILT FENCES AND SEDIMENT BARRIERS BEFORE SEDIMENT REACHES A DEPTH THAT IS EQUAL TO ONE-HALF OFTHE FENCE AND/OR BARRIER HEIGHT.13.REPAIR BREAKS AND GAPS IN SILT FENCES AND BARRIERS IMMEDIATELY. REPLACE DECOMPOSING STRAW BALES(TYPICAL BALE LIFE IS 3 MONTHS). LOCATE, INSTALL, AND MAINTAIN STRAW BALES PER WDNR TECHNICAL STANDARDDITCH CHECKS #1062.14.INSTALL AND MAINTAIN FILTER SOCKS IN ACCORDANCE WITH WDNR TECHNICAL STANDARD INTERIM MANUFACTUREDPERIMETER CONTROL AND SLOPE INTERRUPTION PRODUCTS # 1071.15.IMMEDIATELY STABILIZE STOCKPILES AND SURROUND STOCKPILES AS NEEDED WITH SILT FENCE OR OTHER PERIMETERCONTROL IF STOCKPILES WILL REMAIN INACTIVE FOR 7 DAYS OR LONGER.16.IMMEDIATELY STABILIZE ALL DISTURBED AREAS THAT WILL REMAIN INACTIVE FOR 14 DAYS OR LONGER.- BETWEEN SEPTEMBER 15 AND OCTOBER 15: STABILZE WITH MULCH, TACKIFIER, AND A PERENNIAL SEED MIXED WITH WINTER WHEAT, ANNUAL OATS, OR ANNUAL RYE, AS APPROPRIATE FOR REGION AND SOIL TYPE- OCTOBER 15 THROUGH COLD WEATHER: STABILIZE WITH A POLYMER AND DORMANT SEED MIX, AS APPROPRIATE FOR REGION AND SOIL TYPE.17.STABILIZE AREAS OF FINAL GRADING WITHIN 7 DAYS OF REACHING FINAL GRADE.18.SWEEP/CLEAN UP ALL SEDIMENT/TRASH THAT MOVES OFF-SITE DUE TO CONSTRUCTION ACTIVITY OR STORM EVENTSBEFORE THE END OF THE SAME WORKDAY OR AS DIRECTED BY THE WDNR/MUNCIPALITY. SEPARATE SWEPT MATERIALS(SOILS AND TRASH) AND DISPOSE OF APPROPRIATELY.19.CONTRACTOR IS RESPONSIBLE FOR CONTROLLING DUST PER WDNR TECHNICAL STANDARD DUST CONTROL ONCONSTRUCTION SITES # 1068.20.PROPERLY DISPOSE OF ALL WASTE AND UNUSED BUILDING MATERIALS (INCLUDING GARBAGE, DEBRIS, CLEANINGWASTES, OR OTHER CONSTRUCTION MATERIALS) AND DO NOT ALLOW THESE MATERIALS TO BE CARRIED BY RUNOFFINTO THE RECEIVING CHANNEL.25. FOR NON-CHANNELIZED FLOW ON DISTURBED OR CONSTRUCTED SLOPES 4:1 OR GREATER (OR AS SHOWN ON THEPLAN), PROVIDE CLASS I TYPE TYPE A (WITH ACCELERATED DEGRADABLE NETTING) EROSION CONTROL MATTING.SELECT EROSION MATTING FROM WDOT’S PRODUCT ACCEPTABILITY LIST (PAL); INSTALL AND MAINTAIN PER WDNRTECHNICAL STANDARD NON-CHANNEL EROSION MAT #1052.21.FOR CHANNELIZED FLOW ON DISTURBED OR CONSTRUCTED AREAS (OR AS SHOWN ON THE PLANS), PROVIDE NORTHAMERICAN GREEN SC150 (OR APPROVED EQUAL) EROSION CONTROL MATTING. INSTALL AND MAINTAIN PER WDNRTECHNICAL STANDARD CHANNEL EROSION MAT #1053.22.MAKE PROVISIONS FOR WATERING DURING THE FIRST 8 WEEKS FOLLOWING SEEDING OR PLANTING OF DISTURBEDAREAS WHENEVER MORE THAN 7 CONSECUTIVE DAYS OF DRY WEATHER OCCUR.23.INSTALL ADDITIONAL EROSION AND SEDIMENT CONTROL MEASURES (SUCH AS TEMPORARY SEDIMENT BASINS, DITCHCHECKS, EROSION CONTROL MATTING, SILT FENCING, FILTER SOCKS, WATTLES, SWALES, ETC.), OR AS DIRECTED BYWDNR/MUNICIPALITY EXISTINGBUILDING PROPOSEDADDITION N PORT WASHINGTON RD DENOTES EXISTINGPROPERTY LINE DENOTES EXISTINGPROPERTY LINE DENOTES EXISTINGPROPERTY LINE DENOTES EXISTINGPROPERTY LINE 26.15 DATEDRAWING ISSUE 6404 West North AvenueMilwaukee, Wisconsin 53213(414) 291-0772 phonewww.galbraithcarnahan.com CONSULTANTS: 08.06.2026SD REVIEW PROJECT # 08.18.2026PLAN COMMISSION 5740 N PORT WASHINGTON ROADGLENDALE, WI 53217 GALBRAITH CARNAHANARCHITECTS LLC© 2026 NOT FORCONSTRUCTION DENOTES PROPOSEDSILT FENCE (TYP.) DENOTES PROPOSEDSILT FENCE (TYP.)DENOTES PROPOSEDINLET PROTECTION (TYP.) DENOTES PROPOSEDINLET PROTECTION (TYP.) NorthC1.30 EROSION CONTROLPLAN SCALE: 1" = 20' Page 12 of 28 401638.77 401635.69 E EE EEE EE ST ST STSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTST SANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN 401635.23 401634.04 403637.80 SANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANSANWWWWWWWWWWWWW STSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTST STSTSTSTGASGASGASGAS EE E E E EEE WWWWWWWWWWWWW STSTST GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGAS TTTTTTTT T ST ST ST W W WW GAS ST ST ST STSANSANSAN SAN SAN EEE E E E E E E E E EE E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E EEEE E E E E EE EEE GAS GAS GASGAS GAS GAS GAS GASGASGASGASGASGASGASGASGASGASGASE W W W STSTSTSTSTSTST ST ST ST ST STTT T 637 636 637 636 637 637 638638 637 637 637 637 North DENOTES ITEM TO BE REMOVED OR DEMOLISHEDDENOTES ASPHALT PAVEMENT REMOVAL AREA DENOTES ITEM TO BE ABANDONED OR REMOVEDDENOTES CONCRETE REMOVAL AREA DENOTES TREE TO BE REMOVED(MARK ALL TREE REMOVALS IN THE FIELD AND VERIFY WITH OWNERPRIOR TO REMOVAL)xxxx EXISTINGBUILDING N PORT WASHINGTON RD 26.15 DATEDRAWING ISSUE 6404 West North AvenueMilwaukee, Wisconsin 53213(414) 291-0772 phonewww.galbraithcarnahan.com CONSULTANTS: 08.06.2026SD REVIEW PROJECT # 08.18.2026PLAN COMMISSION 5740 N PORT WASHINGTON ROADGLENDALE, WI 53217 GALBRAITH CARNAHANARCHITECTS LLC© 2026 NOT FORCONSTRUCTION C1.40 DEMOLITION PLAN SCALE: 1" = 20' EXISTING CURB CUTREMOVAL ANDREPLACEMENT BYOTHERS2 DENOTES EXISTINGPROPERTY LINE DENOTES EXISTINGPROPERTY LINE DENOTES EXISTINGPROPERTY LINE DENOTES EXISTINGPROPERTY LINE xxxxxxxxxxxxxxxxxxxxxxxxxxxxxx xxxxxxxxxxxxxxxxxxxxxxxxxxxxxx xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx xxxxxxxxxxxxxxxxxxxxxxxxxxxxx EXISTING RAMPAND SIDEWALKREMOVAL BYOTHERS DENOTES CURB ANDGUTTER TO BEREMOVED (TYP) DENOTES CURB ANDGUTTER TO BEREMOVED (TYP) EXISTING STORMSEWER TO BE REMOVED EXISTING STORMSTRUCTURE TO BEREMOVED EXISTING STORMSEWER TO BE REMOVEDDENOTES EXISTING ASPHALTPAVEMENT TO BE REMOVED(TYP) DENOTES EXISTING ASPHALTPAVEMENT TO BE REMOVED(TYP) DENOTES EXISTINGCONCRETE SIDEWALK TO BEREMOVED (TYP) DENOTES EXISTINGTREE TO BE REMOVED(TYP) DENOTES EXISTINGTREE TO BE REMOVED(TYP) Page 13 of 28 N. IROQUOIS AVE. N. PORT WASHINGTON RD. 1" = 20'GRAPHIC SCALE040201010 ALTA/NSPS LAND TITLE SURVEYDISCOUNT TIREGLENDALE, WISCONSIN5470 N. PORT WASHINGTON ROAD SHEET NUMBER 26.15 DATEDRAWING ISSUE 6404 West North AvenueMilwaukee, Wisconsin 53213(414) 291-0772 phonewww.galbraithcarnahan.com CONSULTANTS: 08.06.2026SD REVIEW PROJECT # 08.18.2026PLAN COMMISSION 5740 N PORT WASHINGTON ROADGLENDALE, WI 53217 GALBRAITH CARNAHANARCHITECTS LLC© 2026 NOT FORCONSTRUCTION NorthC1.50 EXISTING SURVEY SCALE: 1" = 20' NOTE: SURVEY COMPLETED BY RA SMITH. THE ENGINEER MAKES NO WARRANTY OR REPRESENTATIONWITH REFERENCE TO THE ACCURACY AND COMPLETENESS OF THE EXISTING CONDITIONS INDICATED ORNOT INDICATED ON THE ENGINEERING PLANS PROVIDED. Page 14 of 28 · · · · · · ·· VANACCESSIBLE RESERVEDPARKING VEHICLES WITH VET ORDIS PLATES OR STATEDISABLED CARDTHIS SPACE 26.15 DATEDRAWING ISSUE 6404 West North AvenueMilwaukee, Wisconsin 53213(414) 291-0772 phonewww.galbraithcarnahan.com CONSULTANTS: 08.06.2026SD REVIEW PROJECT # 08.18.2026PLAN COMMISSION 5740 N PORT WASHINGTON ROADGLENDALE, WI 53217 GALBRAITH CARNAHANARCHITECTS LLC© 2026 NOT FORCONSTRUCTION C5.00 CONSTRUCTIONDETAILS Page 15 of 28 SYMBOLCODEQTYCOMMON NAMEBOTANICAL NAMESIZEROOTSPACING DECIDUOUS TREESSM1Apollo Sugar MapleAcer saccharum 'Barret Cole'2.5" Cal.B&BAs Shown PE2Princeton American ElmUlmus americana 'Princeton'2" Cal.B&BAs Shown ORNAMENTAL TREESCBC1Coralburst® CrabappleMalus x 'Coralcole'1.5" Cal.B&BAs Shown JTL1Ivory Silk Japanese Tree LilacSyringa reticulata 'Ivory Silk'1.5" Cal.B&BAs Shown PLANT SCHEDULE E E EEE ST STSTSTSTSTSTST STSTSTSTSTSTST SANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANWWWWWWWW STSTSTSTSTSTSTSTSTSTSTSTST STGASGAS EE E E WWWWWWW STST GASGASGASGASGASGASGASGASGASGASGASGAS TTTT STW WST STSANSAN EE E E E E EE E E E E E E E E E E E E E E E E EEEE E E EE GAS GAS GAS GASGASGASGASGASGASW T T 637 636 637 636 637 637 638638 637 637 637 637 9 11 6 10 9 WWW ST SS SSSTSTSTSTSTSTSTSTSTST STSTSTSTST STSTST 636 636 637 637 SANSAN N. PORT WASHINGTON ROAD N. IROQUOIS AVENUEPROPOSEDBUILDING EXISTINGBUILDING EX. FENCETO REMAIN EX. VEGETATIONTO REMAIN, TYP. EX. TREE TOREMAIN, TYP. EX. TREE TO BEREMOVED, TYP. TRASHENCLOSURE PATIO LAWN HARDWOODMULCH LAWN LAWN LAWN LAWN EX. VEGETATIONTO REMAIN, TYP. LAWN LAWN LAWN LAWN LAWN SNOWSTORAGE SNOWSTORAGELAWN (3) MBJ (2) KSV(3) KSV (1) MBJ(5) KKC(1) QFH(5) SBO (8) SBO(5) GMAC(12) OVG (1) SM(1) CBC (1) JTL (10) DBH(1) PE (10) DBH(1) PE(5) JB (7) JB (12) SSGLAWN (5) OVG(5) OVG(5) TY(3) KSV(3) TY EX. TREE TO BEREMOVED, TYP. EX. TREE TOREMAIN, TYP. SNOW STORAGE LAWN SYMBOLCODEQTYCOMMON NAMEBOTANICAL NAMESIZEROOTSPACING EVERGREEN TREESMBJ4Mountbatten JuniperJuniperus chinensis 'Mountbatten'5` Ht.B&BAs Shown DECIDUOUS SHRUBSDBH20Dwarf Bush HoneysuckleDiervilla lonicera18" Ht.Cont.As Shown QFH1Quick Fire HydrangeaHydrangea paniculata 'Quick Fire'36" Ht.Cont.As Shown GMAC5Green Mound Alpine CurrantRibes alpinum 'Green Mound'24" Ht.Cont.As Shown KSV8Spice Island Koreanspice ViburnumViburnum carlesii 'Spice Island'24" Ht.Cont.As Shown EVERGREEN SHRUBSJB12Blue Rug JuniperJuniperus horizontalis 'Blue Rug'24" Sprd.PotAs Shown TY8Taunton YewTaxus x media 'Tauntonii'24" Sprd.Cont.As Shown ORNAMENTAL GRASSESOVG22Overdam Feather Reed GrassCalamagrostis x acutiflora 'Overdam'1 Gal.Pot24" o.c. SSG12Shenandoah Switch GrassPanicum virgatum 'Shenandoah'1 Gal.Pot36" o.c. PERENNIALSSBO13Summer Beauty Ornamental OnionAllium x 'Summer Beauty'4.5"Cont.18" o.c. KKC5Kim's Knee High ConeflowerEchinacea purpurea 'Kim's Knee High'4.5"Pot18" o.c. Code CategoryRequirementProvidedStreet Trees (1 tree / 50LF)2.52 Trees3 Trees (1 Existing)Parking Lot InteriorSofteningDeciduous Shrubs, Evergreens & Ornamental GrassesParking Lot PerimeterScreeningDeciduous Shrubs & Existing FenceTrash and Refuse ScreeningEvergreen Trees & Existing Fence LANDSCAPE REQUIREMENTS ·Lawn areas to be seeded with premium, commercial grade seed mix.·Plant beds and parking lot islands to receive a 2-3" deep layer of shredded hardwood mulch.·All plantings shall comply with standards as described in the American Standard of Nursery Stock - ANSI Z60.1(Latest Version)·Existing vegetation to remain shall be properly pruned to accommodate the proposed site/landscape plan andpromote future growth. Remove all weeds and noxious plantings from existing areas to remain. Finished mulchand lawn areas shall be provided per plan. GENERAL NOTES 26.15 DATEDRAWING ISSUE 6404 West North AvenueMilwaukee, Wisconsin 53213(414) 291-0772 phonewww.galbraithcarnahan.com CONSULTANTS: 08.06.2026SD REVIEW PROJECT # 08.18.2026PLAN COMMISSION 5740 N PORT WASHINGTON ROADGLENDALE, WI 53217 GALBRAITH CARNAHANARCHITECTS LLC© 2026 NOT FORCONSTRUCTION L1.00 LANDSCAPE PLAN SCALE: 1" = 20' Page 16 of 28 759 North Milwaukee Street, Suite 624 / Milwaukee, WI 53202 / 414.727.4990 / clarkdietz.com Memo To: Charlie Imig, Director of City Services From: Clark Dietz, Inc. Date: August 27, 2026 Subject: Noby Development, 5470 N. Port Washington Rd. - Review 1 Copies: Ben Metzler, P.E. The Civil Site Plans prepared by Galbraith Carnahan Architects LLC for 5470 N. Port Washington Road, dated August 18, 2026, have been reviewed. The proposed project includes renovations and an expansion of the existing building to accommodate two separate tenant spaces. The project includes a new 3,257-square-foot building addition along the existing west and south elevations. The building will remain single-story. Site improvements include a new parking lot, driveways, sidewalks, landscaping, dumpster enclosure, stormwater management facilities, utilities, site lighting, grading, and drainage improvements. The northern tenant space is proposed for CAVA, a Mediterranean and Greek-inspired restaurant. The southern tenant space will be occupied by Mattress Firm, a mattress retail store. Our review is preliminary, and additional revisions and comments may be required as the project progresses. The following comments require a response and/or follow-up from the property owner/developer as part of the appearance review process: 1. Off-Site Access: Coordinate access to the adjacent property to the south and submit a formal cross - access agreement between the properties to the City for its records. 2. Turning Movements: Proposed Development from the south is indicating WB-67 trucks existing through the property. The current site plan does not appear to be able to accurate this turning movement which may result in a loss in the number of parking spaces. Submit turning movement exhibits for the site, including movements from the property to the south. The exhibits shall demonstrate that the proposed site can accommodate a WB-67 semi-trailer from the south, including the required turning radii. 3. Existing Storm Sewer: Verify the size, location, and condition of the existing storm sewer proposed to be utilized by the project. 4. Off-Site Roadway Improvements: The off-site roadway plans have been submitted to the City and are currently under review. WisDOT approval is also required prior to City approval. Off Site Work • The submitted plans identify off-site work to be performed by others, including: o Removal of the existing driveway approach. o Construction of the proposed driveway entrance. o Removal and replacement of curb and gutter. o Sidewalk and curb ramp improvements. • Off-site work plans prepared by Graef-USA, dated August 17, 2026, have been submitted to the City and are currently under review. • Approval from WisDOT is required prior to City approval. • Approval of the proposed development shall be contingent upon approval of the required off -site improvements. Page 17 of 28 MEMO Page 2 Potable Water • The proposed 6-inch water service connection is located differently from the existing water service. The existing service shall be exposed and properly abandoned at the water main. Abandonment at the right-of-way line, as currently shown, is not sufficient. • A 6-inch water valve shall be installed on the proposed water service. • An elevation for the proposed water service has not been provided. The applicant shall confirm that the proposed water service will have adequate cover in accordance with the Wisconsin Plumbing Code. • The applicant shall coordinate with the City of Glendale at least 48 hours prior to the proposed water main tap. Contact Chi Lee at c.lee@glendalewi.gov or (414) 228-1710. Stormwater • The plans identify a total disturbance area of 0.839 acres. However, when the project is considered as a whole, including the required off-site work, the total disturbance area will exceed 1 acre. Therefore, a WDNR NOI permit will be required. Submit the approved WDNR NOI permit to the City for its records prior to commencing construction. • The plans indicate a decrease of approximately 0.04 acres (1,742 square feet) of impervious area. If the proposed project results in a net decrease in impervious area and the net new impervious area remains below 5,000 square feet, MMSD Chapter 13 stormwater requirements and Wisconsin NR 151 requirements would not be applicable based on the information currently provided. • The existing storm sewer along Port Washington Road that the proposed improvements will connect to is not identified in the City's utility atlas. Prior to approval, the applicant shall verify the existing storm sewer's size, location, condition, and point of connection to the storm sewer system. The plans currently show the storm sewer terminating without identifying its ultimate connection. • Provide storm sewer sizing calculations and inlet grate capacity calculations for the proposed storm sewer system. • Provide an emergency stormwater overflow route demonstrating where runoff will be conveyed in the event that all proposed inlets become plugged. Sanitary Sewer • The existing sanitary lateral is not identified on the plans. Clarify whether the existing lateral will remain in service for the existing building or whether a new lateral is proposed to serve both tenant spaces. • If the existing sanitary lateral will be abandoned, it shall be exposed and properly abandoned at the sanitary sewer main. • A sanitary sewer manhole should be installed on the proposed lateral to facilitate future inspection and maintenance. • Provide details regarding the proposed restaurant grease interceptor/grease trap, including its location, size, and connection to the sanitary sewer system. Erosion Control • An erosion control permit application was included with the submittal. The permit will be reviewed following PARC approval. • Additional comments may be provided as part of the erosion control permit review. Right-of-Way Permit • A Right-of-Way permit application was included with the submittal. The permit will be reviewed following PARC approval. • A Right-of-Way permit will be required for the proposed utility connections and landscaping work within the City right-of-way. Page 18 of 28 MEMO Page 3 • Preconstruction photographs of the existing sidewalk shall be taken and submitted to the City for its records. • Any sidewalk determined to have been damaged as a result of construction shall be replaced in accordance with City standards. • Additional comments may be provided during the Right-of-Way permit review or in response to questions received during the permitting process. Pedestrian Improvements • A temporary sidewalk closure is proposed during the utility connection work. Except when necessary to perform utility work, the sidewalk shall remain open and accessible to pedestrians to the greatest extent practicable. • Any proposed sidewalk closure shall be approved by the City and include appropriate pedestrian detour signage and traffic control in accordance with the MUTCD. • There are no pedestrian walkways being proposed from the parking lot toward the building entrance. Parking Design • Parking stall counts were not independently verified as part of this review. • The proposed parking lot pavement section consists of 3.25 inches of HMA over 8 inches of crushed aggregate base. • The proposed sidewalk pavement section consists of 5 inches of concrete over 4 inches of aggregate base. At driveway crossings, the sidewalk is proposed to be 7 inches of concrete. • A lighting plan was included in the submittal and proposes three parking lot lights located within the parking medians behind the building and along the eastern property line. • The lighting plan indicates an average illumination level of 1.6 foot-candles within the parking area, with a maximum of 4.0 foot-candles and a minimum of 0.3 foot-candles. • Based on the submitted lighting plan, illumination at the property lines is less than 3 foot -candles and lighting is provided in areas where vehicles will be parked and pedestrians will be walking to comply with City ordinance. Landscaping/Plantings • Landscaping proposed within the City right-of-way will be reviewed as part of the Right-of-Way permit process. • In accordance with Wisconsin DNR Urban Forestry grant requirements applicable to the City, the following tree species are not permitted: o Maples o Malus (apple) o Honey Locust o Buckeye o Horse Chestnut o Crabapple • The current plans propose several maple and crabapple trees. These species shall be replaced with acceptable alternative tree species. Traffic • Turning movement exhibits have not been provided. • Submit appropriate turning movements for review, including movements through the adjacent property to the south. • The adjacent property owner has indicated that WB-67 semi-trailers will be exiting the site through the subject property. The submitted turning movements shall demonstrate that the proposed site geometry can accommodate these vehicles. Page 19 of 28 MEMO Page 4 Traffic Impact Analysis • A traffic impact analysis was previously submitted for the property to the south. We will verify that the traffic counts used in the previously submitted analysis are applicable to the proposed development and will address any discrepancies (if any) through future reviews. Other Remarks • None at this time. • Additional comments may be provided as the project is revised and as the off -site roadway, erosion control, and Right-of-Way permit reviews progress. Page 20 of 28 Page 21 of 28 SYMBOLCODEQTYCOMMON NAMEBOTANICAL NAMESIZEROOT DECIDUOUS TREESCHB2Common HackberryCeltis occidentalis2" Cal.B&B EKC3Espresso Kentucky CoffeetreeGymnocladus dioicus 'Espresso'2" Cal.B&B SSL2Sweet Street™ American LindenTilia americana 'Kromm'2" Cal.B&B PE4Princeton American ElmUlmus americana 'Princeton'2" Cal.B&B ORNAMENTAL TREESJTL2Ivory Silk Japanese Tree LilacSyringa reticulata 'Ivory Silk'1.5" Cal.B&B EVERGREEN TREESMBJ11Mountbatten JuniperJuniperus chinensis 'Mountbatten'5` Ht.B&B DECIDUOUS SHRUBSNJT20New Jersey TeaCeanothus americanus18" Ht.Cont. BD11Bayley's Red Twig DogwoodCornus sericea 'Baileyi'36" Ht.Cont. DBH64Dwarf Bush HoneysuckleDiervilla lonicera18" Ht.Cont. AH9Annabelle HydrangeaHydrangea arborescens 'Annabelle'24" Ht.Cont. QFH1Quick Fire HydrangeaHydrangea paniculata 'Quick Fire'36" Ht.Cont. GAC6Green Mound Alpine CurrantRibes alpinum 'Green Mound'24" Ht.Cont. AWS8Anthony Waterer SpiraeaSpiraea x bumalda 'Anthony Waterer'18" Ht.Cont. KSV9Spice Island Koreanspice ViburnumViburnum carlesii 'Spice Island'24" Ht.Cont. EVERGREEN SHRUBSDMP15Dwarf Mugo PinePinus mugo 'Pumilio'24" Ht.B&B TY16Taunton YewTaxus x media 'Tauntonii'24" Sprd.Cont. ORNAMENTAL GRASSESOVG45Overdam Feather Reed GrassCalamagrostis x acutiflora 'Overdam'1 Gal.Pot SSG20Shenandoah Switch GrassPanicum virgatum 'Shenandoah'1 Gal.Pot PDG8Prairie DropseedSporobolus heterolepis1 Gal.Pot PERENNIALSSBO20Summer Beauty Ornamental OnionAllium x 'Summer Beauty'4.5"Pot KKC14Kim's Knee High ConeflowerEchinacea purpurea 'Kim's Knee High'4.5"Pot HA24Palace Purple Coral BellsHeuchera x 'Palace Purple'4.5"Pot BUH14Blue Umbrellas HostaHosta x 'Blue Umbrellas'1 Gal.Pot PLANT SCHEDULE E E EEE ST STSTSTSTSTSTST STSTSTSTSTSTST SANSANSANSANSANSANSANSANSANSANSANSANSANSANSAN SANSANSANSANSANSANSANSANSANWWWWWWWW STSTSTSTSTSTSTSTSTSTSTSTST STGASGAS E E E E WWWWWWW STST GASGASGASGASGASGASGASGASGASGASGASGAS TTTT STW WST STSANSAN EE E E E E EE E E E E E E E E E E E E E E E E EEEE E E EE GAS GAS GAS GASGASGASGASGASGASW T T 637 636 637 636 637 637 638638 637 637 637 637 9 11 6 10 9 WWW ST SS SSSTSTSTSTSTSTSTSTSTST STSTSTSTST STSTST 636 636 637 637 SANSAN N. PORT WASHINGTON RD. N. IROQUOIS AVE.PROPOSEDBUILDING EXISTINGBUILDING EX. FENCETO REMAIN EX. VEGETATIONTO REMAIN, TYP. EX. TREE TOREMAIN, TYP.(SEE NOTES) EX. TREE TO BEREMOVED, TYP. PATIO LAWN LAWN EX. VEGETATIONTO REMAIN, TYP. LAWN LAWN LAWN SNOWSTORAGE SNOWSTORAGELAWN (3) MBJ (2) KSV(3) KSV (12) OVG (12) SSG (5) OVG(5) TY EX. TREE TO BEREMOVED, TYP. EX. TREE TOREMAIN, TYP. SNOW STORAGE LAWN (1) SSL(1) SSL TRASHENCLOSURELAWN LAWN LAWN (9) DBH(3) TY(8) BD (14) BUH(3) TY(9) DBH(7) MBJ(3) BD (24) HA(3) SSG(5) OVG(4) KSV(5) TY(11) OVG (6) DMP(3) NJT (9) DMP(3) NJT(1) CHB (1) CHB (23) DBH (5) SSG(23) DBH(2) PE (2) PE (2) JTL(1) EKC(6) GAC(12) SBO (4) NJT(8) AWS(3) OVG (3) OVG(9) AH(3) OVG(3) OVG (5) NJT(1) QFH(8) PDG (8) SBO (5) KKC (5) NJT(1) MBJ(9) KKC(1) EKC (1) EKC BIKE RACKS Code CategoryRequirementProvidedStreet Trees (1 tree / 50LF)2.52 Trees3 Trees (1 Existing)Parking Lot InteriorSofteningDeciduous Trees & Shrubs, Evergreens & Ornamental GrassesParking Lot PerimeterScreeningDeciduous Shrubs & Existing FenceTrash and Refuse ScreeningEvergreen Trees & Existing Fence LANDSCAPE REQUIREMENTS·Lawn areas to be seeded with premium, commercial grade seed mix.·Plant beds and parking lot islands to receive a 2-3" deep layer of shredded hardwood mulch.·All plantings shall comply with standards as described in the American Standard of Nursery Stock - ANSI Z60.1(Latest Version)·Existing vegetation to remain shall be properly pruned to accommodate the proposed site/landscape plan andpromote future growth. Remove all weeds and noxious plantings from existing areas to remain. Finished mulchand lawn areas shall be provided per plan.·Existing trees to remain shall be protected throughout construction to reduce impacts to the root system, trunk,canopy, etc. All existing trees shall be assessed 1 year after construction is complete, if any existing trees are deador show signs of decline the existing dead or dying tree shall be removed and replaced with a similar species.·Bike racks: Shall be Inverted-U style, powdercoat finish, color TBD to match building (selected from standardoptions), surface-mounted with stainless steel hardware, 'Square U Bike Rack' - U200-SF-P. Shall be furnished byMadrax, Madison WI, 608-849-1080; or approved equal. GENERAL NOTES 26.15 DATEDRAWING ISSUE 6404 West North AvenueMilwaukee, Wisconsin 53213(414) 291-0772 phonewww.galbraithcarnahan.com CONSULTANTS: 08.06.2026SD REVIEW PROJECT # 08.18.2026PLAN COMMISSION 5740 N PORT WASHINGTON ROADGLENDALE, WI 53217 GALBRAITH CARNAHANARCHITECTS LLC© 2026 NOT FORCONSTRUCTION L1.00 LANDSCAPE PLAN SCALE: 1" = 20' REVIEW COMMENTS09.01.2026 Page 22 of 28 Pickleball Kingdom | Little Rock, AR Liberty Energy | Williston, ND Baseball & Softball Fields | Gainesville, FL Noby Ventures Parking Lot Lighting Plan Completed on: 09/01/2026 Jake Hoffman Product Specialist 617-468-7543 | jhoffman@ledlightingsupply.com www.ledlightingsupply.com 1 Page 23 of 28 Table of Contents Equipment List Lighting Layout Lighting Layout Colored Heat Map Fixture Location Summary 4 5 6 3 2 Page 24 of 28 Equipment List Jake Hoffman Product Specialist 617-468-7543 | jhoffman@ledlightingsupply.com www.ledlightingsupply.com Noby Ventures Label Units Avg Max Min Avg/Min Max/MinSymbol Qty Fixture Sku Light Loss Factor Lumens Mounting Height Parking Lot_Planar Fc3 2675-LLS-M-SB6-150A-CC 1.751.000 20945 20 21.4 0.0 N.A. N.A. 3 Page 25 of 28 2 Lighting Layout Jake Hoffman Product Specialist 617-468-7543 | jhoffman@ledlightingsupply.com www.ledlightingsupply.com Noby Ventures Symbol Qty Label Label Units Avg Avg/Min Max/Min Parking Lot_Planar Fc 1.75 N.A. N.A. 3 2675-LLS-M-SB6-150A-CC 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.4 0.4 0.3 0.4 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.3 0.4 0.5 0.7 0.9 1.1 0.8 1.0 0.8 0.7 0.5 0.4 0.3 0.2 0.1 0.1 0.1 0.0 0.5 0.5 0.7 1.0 1.4 2.0 2.5 2.0 2.2 1.7 1.2 0.8 0.6 0.4 0.3 0.2 0.1 0.1 0.0 0.6 0.7 1.1 1.5 2.4 3.8 5.3 5.6 4.6 3.1 1.9 1.3 0.8 0.5 0.3 0.2 0.1 0.1 0.1 0.7 0.9 1.4 2.1 3.8 7.1 11.6 12.9 9.3 5.1 2.7 1.6 1.0 0.6 0.4 0.2 0.1 0.1 0.1 0.7 1.0 1.6 2.7 5.1 10.6 19.1 21.4 14.1 6.9 3.4 2.0 1.2 0.6 0.4 0.2 0.1 0.1 0.1 0.7 1.0 1.6 2.6 4.9 9.7 16.9 18.6 12.4 6.2 3.2 1.9 1.1 0.7 0.4 0.2 0.1 0.1 0.1 0.7 1.0 1.4 2.2 3.7 6.2 9.1 9.7 7.2 4.3 2.5 1.6 1.1 0.6 0.4 0.2 0.1 0.1 0.1 0.7 0.9 1.3 1.9 2.8 4.0 5.0 5.2 4.3 3.1 2.1 1.4 1.0 0.6 0.4 0.2 0.1 0.1 0.1 0.7 0.8 1.2 1.7 2.5 3.4 4.2 3.9 3.7 2.8 1.9 1.3 0.9 0.6 0.4 0.2 0.1 0.1 0.1 0.6 0.8 1.1 1.7 2.6 4.1 5.6 5.7 4.7 3.1 1.9 1.2 0.8 0.5 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.3 0.4 0.7 1.0 1.6 3.0 5.8 9.5 10.2 7.1 3.7 2.0 1.2 0.7 0.4 0.3 0.2 0.1 0.1 0.0 0.1 0.1 0.2 0.3 0.6 0.9 1.5 2.8 5.8 10.1 10.9 6.9 3.5 1.8 1.0 0.6 0.4 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.9 1.7 3.2 5.2 5.6 3.8 2.0 1.1 0.7 0.4 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.9 1.4 2.0 2.1 1.6 1.0 0.6 0.4 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.6 0.8 0.8 0.6 0.5 0.3 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 4 Page 26 of 28 Lighting Layout Colored Heat Map Jake Hoffman Product Specialist 617-468-7543 | jhoffman@ledlightingsupply.com www.ledlightingsupply.com Noby Ventures 5 Page 27 of 28 Fixture Location Summary Jake Hoffman Product Specialist 617-468-7543 | jhoffman@ledlightingsupply.com www.ledlightingsupply.com Noby Ventures . . . . 1 2675-LLS-M-SB6-150A-CC 20 0 2 2675-LLS-M-SB6-150A-CC 20 0 3 2675-LLS-M-SB6-150A-CC 20 0 6 Page 28 of 28