Minutes of the Planning Commission Meeting Held at the Greenfield City Hall on Tuesday, Janaury 11, 2011

MINUTES OF THE PLANNING COMMISSION MEETING HELD AT THE GREENFIELD CITY HALL ON TUESDAY, JANAURY 11, 2011

1. The meeting was called to order at 6:30 p.m. by Ald. Kastner

ROLL CALL: Mayor Michael Neitzke Excused Ald. Karl Kastner Present Mr. Brian Weis Excused Ms. Denise Collins Present Mr. Dennis Marciniak Present Mr. Douglas Dorszynski Present Mr. Frederick Hess Present Ms. Christine Hallen (alt.) Excused Mr. Bradley Sponholz (alt.) Excused

ALSO PRESENT: Chuck Erickson, Community Development Manager

2. Motion by Ms. Collins, seconded by Mr. Hess to approve the minutes of the December 14, 2010 Regular Meeting as amended to include additional comments from Mayor Neitzke regarding Item #7 - Nissan dealership (page 6) to read “Mayor Neitzke stressed that he is happy that Boucher has brought their dealership to Greenfield from West Allis, and that the Saturn dealership will not be vacant.” Motion carried 4-0-1 with Mr. Marciniak abstaining.

3. Discussion regarding the Common Council meeting held on December 21st & January 4th. At the December 21st meeting, the public hearing for the Kids „N Care addition ( 74th & Forest Home), the McDonald‟s Rebuild (76th Street), and the addition to Scott E‟s (Hwy. 100 & Beloit) for Papa Saverio‟s were held and all items were approved as presented. There were no Plan Commission items at the January 4th Common Council meeting.

4. Scott & Brian Campbell, Boot Connection, 4275 W. Layton Avenue, Greenfield, WI 53221 request a Plan Commission Waiver to place a ‘boot sculpture’ in a landscape area in front of their building at this location, Tax Key #621-9957-001.

1. Background: Boot Connection (BC) requests the ability to place a 10‟7” „boot sculpture‟ in a landscape island adjacent to Layton Ave. on the north side of their building. The intent is to replicate a Red Wing leather boot on its box. 2. Architectural Review/Exterior Materials: BC will have a contractor/artist replicate a Red Wing style leather boot on a Red Wing shoe box. The materials will be exterior plywood, extruded foam, insulating foam, coated with eco-mastic lagging compound to create smooth “leather” texture, then painted to match overall design. Surface details to include stitching, laces, and leather texture paint treatment. A color rendition will be presented at the meeting.

The boot itself is approx. 6‟ high. The box is 3‟ high (front) and 5‟ high (rear), and is 8‟ long and 3‟ wide.

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3. Lighting (building & site): The intention is to place the shoe/box in a landscape island where a there is a parking lot light, and then add a “shoebox” fixture for a down-lighting accent. 4. Engineering Comments: An existing 10‟ wide sanitary easement encumbers the north edge of the BC parcel. The placement of the proposed structure should occur, to the extent possible, so it‟s out of the easement.

Recommendation: Approve subject to Plan Commission and Staff comments, and authorize this item to be expedited to the Jan. 18th Common Council meeting. Staff‟s main concern with this request is the overall size/scale of it within the context of where it‟s being placed. It‟s realized that the intention is to create an “eye-catching-attraction”, but having a 10‟7” high structure in this front yard area seems to be too big for its location. Maybe having a box/shoe structure and design scaled to an overall height of 7‟ or 8‟ would be more conducive to that front yard.

Brian Campbell was present to answer questions and spoke on why they want to do the project, which is to create a unique but good-looking “eye-catcher” for their business. Ms. Collins said she is concerned there might be difficulty for those exiting onto Layton, based on the way this is laid out. Mr. Erickson responded that if the scale were reduced and it is not placed in the easement area then the sight-line for vehicles exiting onto Layton would be improved. Mr. Marciniak said he would like to see a site-scaled version, as he feels the current one overpowers the scale of the building itself. Mr. Dorszynski questioned if perhaps the box portion could be removed. Mr. Campbell responded that the box was an afterthought, and they have considered putting the sculpture lower to the ground and eliminating the box altogether. He said that they are certain they can get Redwing‟s sponsorship with only the boot displayed. Discussion followed on the easement area and the scale to be applied. There was a general consensus amongst the Plan Commission that they would support a smaller overall scale.

Item held over.

5. Start the process of reviewing/updating the Sign Code.

Background: During the December 21st Common Council meeting – or specifically when considering the Special Use/Site, Building, Landscaping Review request for the Solid Gold McDonalds scrape and rebuild project – there was discussion about the general idea of reviewing/updating/re-writing the Sign Code. The last major re-write of the Code was in 1998, with a handful of amendments since then.

As part of an initial review that staff has started, sign codes from our usual municipal comparables were obtained (i.e. Franklin, Oak Creek, West Allis, Wauwatosa, New Berlin, Brookfield, Men. Falls, etc.). At the meeting a “comparative table” will be presented to initiate discussion on features such as, but not limited to:

How is overall signage allowance calculated? Height of monument signs. Any allowance for a graduated signage scale taking MPH into account (i.e. building facing a freeway vs. a County trunk highway vs. a City street).

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During that same Dec. 21st Common Council meeting, Ald. Kastner had requested a review of past reports/documents which pertained to the signage guidelines we are using now. Attached are pertinent excerpts shared already with the Mayor and Common Council of some of the materials which the “Highway 100 Corridor Urban Design Committee” had looked at and discussed and considered in 1997 – 1998. As stated in that cover memo, the work of that committee was included in the entire re-doing of both the Zoning Code (1998) and the Sign Code (1998), and was the basis for the creation of the Site Development Standards (1999).

Recommendation: This topic is simply being introduced at this time. It‟s anticipated that a number of Plan Commission meetings may be needed before any potential changes are „ready‟ to be forwarded to the Legislative Committee for further review.

General discussion on the factors of building height, setback from the road, which road it is (i.e. inter-state, state or county highway, or City street), the speed limit on the road, etc. all come into play. Ald. Kastner indicated that what is needed is a Code that allows flexibility and also exercises our right to apply good judgment. Item will be revisited again at the next Plan Commission meeting.

6. Community Development Director Report No report.

7. Motion by Mr. Hess, seconded by Ms. Collins to adjourn the meeting at 7:05 p.m. Motion carried unanimously.

8. The next meeting of the Planning Commission will be held at the Greenfield City Hall on February 8, 2011 at 6:30 p.m.

Respectfully submitted,

Alison J. Meyer Recording Secretary

Distributed January 21, 2011

3 PC 1-11-11 MINUTES OF THE PLANNING COMMISSION MEETING HELD AT THE GREENFIELD CITY HALL ON TUESDAY, FEBRUARY 8, 2011

1. The meeting was called to order at 6:30 p.m. by Mayor Neitzke

ROLL CALL: Mayor Michael Neitzke Present Ald. Karl Kastner Present Mr. Brian Weis Excused Ms. Denise Collins Present Mr. Dennis Marciniak Present Mr. Douglas Dorszynski Excused Mr. Frederick Hess Present Ms. Christine Hallen (alt.) Present Mr. Bradley Sponholz (alt.) Excused

ALSO PRESENT: Chuck Erickson, Community Development Manager

2. Motion by Mr. Hess, seconded by Ms. Collins to approve the minutes of the January 11, 2011 Regular Meeting minutes. Motion carried 4-0-2 with Mayor Neitzke and Ms. Hallen abstaining.

3. Discussion regarding the Common Council meeting held on January 18th & February 1st. At the January 18th meeting there were no Plan Commission items brought forth and due to the snowstorm the February 1st meeting was cancelled, with the meeting rescheduled for February 16th.

1. Background: This item was on the January agenda. The Boot Connection (BC) had requested the ability to place a 10‟7” „boot/box sculpture‟ in a landscape island adjacent to Layton Ave. on the north side of their building. The intent is to replicate a Red Wing leather boot on its box. The Plan Commission consensus was to support this request but with a smaller size and with a more specific and scaled site plan taking into account a light pole location and the sanitary sewer easement. See attached for the revised drawing (8‟ high now). The remaining comments are similar to what was distributed for the January Plan Commission. 2. Architectural Review/Exterior Materials: BC will have a contractor/artist replicate a Red Wing style leather boot on a Red Wing shoe box. The materials will be exterior plywood, extruded foam, insulating foam, coated with eco-mastic lagging compound to create smooth “leather” texture, then painted to match overall design. Surface details to include stitching, laces, and leather texture paint treatment. A color rendition will be presented at the meeting.

There are limited comparables, at least in GF. The closest one was the approval in 2003 for the House of Harley to have that huge motorcycle placed on the north side of their parking lot. However, the House request was based on a „Temporary Use‟ in that this cycle figure was to be moved from time-to-time; obviously it has not moved at all. 3. Lighting (building & site): The intention is to place the shoe/box in a landscape island where a there is a parking lot light, and then add a “shoebox” fixture for a down-lighting accent.

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4. Engineering Comments: An existing 10‟ wide sanitary easement encumbers the north edge of the BC parcel. The placement of the proposed structure should occur, to the extent possible, so it‟s out of the easement. The length of the initial „box‟ was 8‟; the revised length is 5‟7”. There still may be some minor encroachment but it has been reduced; still may have a need to go to the BPW for the normal „encroachment waiver‟ (further Engineering review underway).

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the February 16th (Wed.) Common Council meeting.

Brian Campbell was present to answer questions. Mayor Neitzke emphasized that since they will be encroaching into the City easement, if there were a sanitary problem the City has a right to do any required work in this area. Mr. Campbell said he is aware of this. Discussion on how there is a utility pole at the site that serves no purpose and should be removed. Mr. Campbell agreed that it should be removed.

Motion by Mr. Marciniak, seconded by Ms. Collins to recommend approval of a Plan Commission Waiver to place a ‘boot sculpture’ in a landscape area in front of Boot Connection, 4275 W. Layton Avenue, subject to Plan Commission and staff comments, and with it understood that as this is being placed in a sanitary sewer easement the City has the right to enter and work in this area; it’s recommended that the Boot Connection owners work thru the applicable Board of Public Works process as it pertains to the minor encroachment into this sanitary easement; also the existing utility pole with a flood-light at the site shall be removed; and authorize this item to be expedited to the February 16th Common Council meeting. Tax Key #621-9957-001. Motion carried unanimously.

5. Jeff DeVries, F & F Tire Services, 2201 E. Geneva Street, Delavan, WI 53115 requests a Special Use Review as the new business/property owner of the vacant ‘Tuffy Auto Service Center’ at 4671 S. 27th Street, Tax Key #599-8892.

1. Background: F&F Tire World, which presently operates a business at 7425 Holmes, has proposed to open a second GF location in the vacant Tuffy Auto Service Center building at this location. See attached project proposal information. For background purposes only, Tuffy received a Special Use and S/B/L approval in 1997, and that building has been vacant approx. eight months now. 2. Architectural Review/Exterior Materials: Other than replacing a “yellow” awning with a “blue” awning at the NE corner of the building, no other exterior building changes are proposed. 3. Parking/Traffic Flow/Access/Curbed Parking Lot: Main access will remain from 27th Street. A shared access arrangement must exist with Burger King and potentially Guaranty Bank because there is a „break‟ in a landscape island north of the NW corner of the building leading to/from the BK parking lot. No changes proposed. 4. Signage: Preliminary proposals have been presented for new wall signage and to replace the free-standing sign with another monument style which will include the electronic reader board feature. As a reminder to F & F and their sign vendor, the total amount of signage available at the site is 60 s.f. (40‟ building width X 1.5). 5. Dumpster/Screening/Gated (materials used): Enclosure is west of the building. 6. Miscellaneous: Staff discussed that the interior tire storage location needs to be identified with plans. Also, if a waste oil burner is desired to be installed, a permit is needed from Inspection Services prior to its installation.

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Recommendation: Approve request subject to Plan Commission and staff comments, and authorize this item to be expedited to the February 16th (Wed.) Common Council meeting.

Nick Delosio was present to answer questions. It was stated that F & F would be leasing, not owning, this space.

Motion by Mayor Neitzke, seconded by Ms. Hallen to recommend approval of a Special Use Review for F & F Tire as the new business/property owner of the vacant ‘Tuffy Auto Service Center’ at 4671 S. 27th Street, subject to Plan Commission and staff comments, and authorize this item to be expedited to the February 16th Common Council meeting. Tax Key #599-8892. Motion carried unanimously.

6. William Cowan, Speedway LLC, 8585 Broadway, Suite 600, Merrillville, IN 46411 requests a Special Use Amendment for two items: 1) Site/Building/Landscaping Review for the purposes of razing the existing gas/convenience store at 4265 S. 60th Street and then construct a new 4,000 s.f. gas/convenience store with five pump islands at this location. Original approval was in 2007 with extensions in 2008 and 2009; and 2) Special Use amendment to sell beer. Tax Key #572-8939.

1. Background: In 8/07 the Speedway (SW) gas station/convenience store (Cold Spring Road & 60th St) received a Special Use Amendment to raze their existing building and construct a new 3,900 s.f. gas station/convenience store (1,200 s.f.  3,900 s.f.), a project which included rebuilding the canopy with six pump islands to a canopy with five pump islands. The other significant revision was shifting the location of the building from the west lot line (80‟  18‟). Those elements of the new construction remain with this request.

In 8/08 when construction had not yet started, Speedway was granted a 1 year extension of the Special Use Amendment and Site/Building/Landscape plan approval. The economic downturn prevented construction from occurring. In 9/09 a second 1 year extension was granted. See attached regarding these previous actions. At this point, since the previous approval expired last September, a „new‟ request is necessary.

A major difference – operationally – has occurred from that early request, and that involves the desire to sell beer only (i.e. ultimately would need a Class „A‟ Beer License). The basis for this request is the need to stay competitive in the industry with inside sales. Attached is a narrative providing some background information on such things as: staff training; store locations in the general area with beer sales; electronic cash register protocol/safeguards; program called “BARS” (compliance check); and the floor plan indicates the store will include a walk-in cooler designated as the “Beer Cave” which enables further security measures to be taken given that the station‟s operating hours (24/7) are beyond the 8 a.m. – 9 a.m. Class “A” hours. Also attached is a map of the city showing all the other existing Class “A” license locations; Cold Spring Liquor (6115 Cold Spring) is across the street to the south/southwest. 2. Architectural Review/Exterior Materials: The prototype SW model has been proposed which involves all brick exterior with a pitched roof that has “gray” shingles. The canopy is detached from the building and includes matching brick-clad columns and a mansard roofing design. The actual fuel dispenser is between the columns. An enclosed trash area and propane cage is included in the plans.

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The building uses „The Bowerstone Shale Co. Jumbo Brick‟. „Bronze color‟ „aluminum storefront system‟ and „spandrel glass‟ are used along the entire east-facing store front (front elevation) and extend about 1/3rd of the south-facing wall (left elevation). A red gutter separates the brown brick veneer from the gray shingle roofing. See „SP-1B‟ for color building illustration.

Included on the roof of the front/east elevation are three small dormers. The staff discussed changing these two larger dormers which would be more proportionate to the pitched roof. 3. Parking/Traffic Flow/Access/Curbed Parking Lot: The pump islands are angled to better accommodate typical traffic flow at this site. One of the two drive approaches on 60th Street will be closed (i.e. nearest the corner), and the approach on Cold Spring will be shifted 50‟ further west as measured from the center of approach(es). The intent is to better align with the north/south vehicle movement within the site. The respective aisles on both sides of the canopy are 25‟ wide. [[A revised site plan will be prepared by SW regarding the location of the Cold Spring drive approach and presented at the meeting. Due to the location of a WE Energies support-anchor pole, that driveway will be approx. 15‟ east of the proposed location.]]

The parking stall requirement for a gas station with convenience store is 8 stalls/1,000 s.f. of floor area (3,900 s.f. / 1,000 = 3.9 x 8 = 31 stalls). 28 stalls are provided, including those adjacent to the pump islands. There is 1 handicapped accessible slot identified. The parking lot will have a concrete curb. 4. Storm Drainage/Grading (lot & building): A grading plan has been provided, and the building, roof-top, and site are properly drained with underground storm lines. 5. Lighting (building & site): A lighting plan has been provided, and the at-grade and under canopy requirements are within the maximum and minimum wattage allowed, but cut- sheets are needed. Light pole bases cannot be over six inches (6”) above grade. 6. Utilities: A utility plan has been provided. The new building will connect with existing sanitary and water laterals, so no road-cut appears to be needed. 7. HVAC/Utility Box Screening: The HVAC units are located on the ground on the north side of the building, and equipped with 6‟ tall wood fence screening. The 2007 proposal had the HVAC units on the west roof top. There are no problems with this shift. 8. Signage: There is one sign cabinet placed on the northeast corner landscape area and one sign cabinet placed on the southeast corner landscape area (both are classified as freestanding/monument signs). Two „S‟ logo signs (6 s.f. each) are placed on the canopy. There is a total of 94 s.f. of signage. The amount of signage allowed given the size of the building and being a corner lot is 96 s.f.

The north monument sign is 50 s.f. and 9‟9” tall, and the south monument sign is 32 s.f. and 6‟9” tall. The „4265‟ address is placed on the base of both signs. The south sign cabinet is 32 s.f. It also has the „S‟ „Speedway‟ logo and the „4265‟ address placed on both sides. The south monument is outside of the vision triangle, and both meet the minimum 5‟ setback. 9. Dumpster/Screening/Gated (materials used): A brick enclosure is proposed with a concrete apron and maze entry. A cedar wood gate is included. A propane cage is also included adjacent to this enclosure. 10. Fencing: A 6‟ high double sided board on board fence is to be installed along entire west side of the parcel and along nearly the entire north lot line; actually the north side fence should be extended easterly another 25‟ to provide a little more “head-light knock-down” for the apartment building immediately to the north.

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The actual location of the fence and landscaping on the west side will be determined prior to installation in a cooperative manner involving Speedway, the City Forester, and the owner of the property at 6030 Cold Spring (taken from 2007 Special Use Agreement and the „Notes‟ on the proposed Landscaping Plan, sheet „LP‟). [[A copy of this Plan Commission packet is being mailed to the property owner of 6030 Cold Spring because working with this owner (i.e. still the same person as in ‟07) was part of those initial requirements.]]

South of the building and just west of the sidewalk leading to/from the street, is another section of fence (approx. 55‟ long) which seems to be unnecessary and can be removed. 11. Landscaping/Buffer Yard: The landscaping is updated and different than before. On the west side, the northerly one-third of the existing tree/bush growth will stay (i.e. from the north building line, or from the shed on the west neighbor‟s lot to the north lot line). The southerly two-thirds will be removed and replanted with new trees/bushes, subject to the City Forester‟s and the owner of the property at 6030 W. Cold Spring Rd approval. There are five Colorado Spruce trees (6‟ planting height) on the southwest corner of the yard, along with two Washington Thorn decorative trees. A revised landscaping plan, as it pertains to the southwest corner of the site, was distributed at the meeting.

There are four Thornless Common Honey Locust trees shown along 60th Street; the final location of those should be interspersed with existing street trees. Along Cold Spring, staff is that one more tree could be planted along Cold Spring.

The north side buffer as proposed, appears to be sufficiently planted. 12. Landscaping Cash Deposit/Letter of Credit: 125% of the landscaping costs with 30% retained for two years after initial planting. Furthermore, an on-going condition of approval will be that the landscaping will be subject to annual review by the City to make sue all landscaping features are still being maintained, and that any dead/dying landscaping be replaced as necessary. 13. Street Trees: Some street trees are along 60th and Cold Spring. 14. City Forester Site Inspection: Further review underway. 15. Park Fees: Since the whole site is being redeveloped: 36,765 s.f. x $.05 = $1,838. 16. Hours of Operation: Speedway is a 24/7 operation. 17. Sidewalks: A walk connection is provided to Cold Spring, and new sidewalk is proposed for along Cold Spring to the SW west lot line. 18. Fire Department: Part of this overall project will include the removal of the old gasoline tanks and replace with new tanks. 19. Erosion Control: Permit needed from City Engineering Dept. prior to any site work beginning. 20. PUD Requirements: While no formal “PUD” agreement is applicable here, the approval of this project will involve the updating/revising of the existing “Special Use Agreement” document from 2007. 21. Engineering Comments: • 2-8-11 PC Engineering comments (New and previous 8-14-07, 7-10-07 & 6-12-07 PC comments) . Per the proposed storm sewer pipe configuration, verify structure size requirements at catch basin Structure #2. . In accordance with the Greenfield Municipal Code, 12-inches of freeboard is required to protect structures from flooding during the course of a 100-year storm event. It appears that an adequate overflow route has not been provided for southwest corner of the site. The

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proposed grade shall be lowered (from 760.64 to 760.00) for the service walk connection at West Cold Spring Road public sidewalk. Lower the rim grade at catch basin Structure #3 as necessary to promote positive drainage. . Verify the location for existing sanitary lateral connection. Per Greenfield as-built records, separate laterals have been provided at distances of 138- and 208-feet west of the sanitary manhole situated upon centerline of West Cold Spring Road and South 60th Street. • 8-14-07 PC Engineering comments . Extend public sidewalk within West Cold Spring Road further west to the residential driveway. . Provide gutter and downspouts for the perimeter of canopy and front of building. Connect downspouts to the proposed storm sewer system. • 7-10-07 PC Engineering comments . Proposed development results in 8,444 square feet of additional impervious area. . Verify the proposed diameter for storm sewer line downstream of catch basin Structure #1. . Replace existing storm sewer castings to accommodate the depressed curb at revised drive entrance location on West Cold Spring Road. . Ensure positive drainage at the rear of proposed building. Recommend the use of yard drains where conditions warrant. . Recommend limited disturbance of existing vegetative canopy along the west property line. Relocate proposed silt fence, screening fence, and private/public utility services as necessary. . Provide verification that site plan configuration will allow semi-trailer maneuvers during the course of gasoline delivery. . Demolition Plan to indicate removal of existing southerly drive entrance on South 60th Street. . A driveway permit will be required for the demolition and replacement/relocation of site entrances within City right-of-way. . An erosion control permit will be required. • 6-12-07 PC Engineering comments . A rear yard setback of approximately 18 feet has been provided, versus the 25‟ requirement. . The proposed floor space is 3,936 square feet, which would require 32 parking spaces. The proposed plan provides 28 parking spaces, three (3) of which are located in front of the trash enclosure.

Recommendation: Three staff recommendations are made:

1. Authorize the public hearing process to begin. The „major change‟ being the desire to sell beer. 2. Forward a favorable recommendation on the S/B/L component of this Special Use Amendment request. Final action on this aspect to coincide with the same Common Council meeting when the public hearing is to be held. 3. Forward a negative recommendation on the beer sales request. Ample opportunities exist already throughout the community for Greenfield residents to obtain beer products.

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The following representatives from Speedway were present to answer questions:

Bill Cowan – Construction Specialist Tom Hallick – Regional Manager Jason Kuehl – District Manager Sean Smith – Smith Corporation Ben Pike – Smith Corporation Rich Yost – Speedway

Discussion occurred on approving the Site/Building/Landscaping portion of the request, with the beer sales request to be handled separately. Mr. Cowan indicated a desire to start construction in April. Mayor Neitzke reiterated that the Plan Commission is merely a recommending body and the final say on alcohol sales comes from the Common Council, which is usually equally split on approving alcohol sales requests. Rich Yost and Tom Hallick with Speedway then gave a review on their alcohol sales policy and practices, including a review of additional materials distributed at the meeting.

Mr. Yost then spoke on their locations that sell beer, with their New Berlin & Oak Creek locations being the closest Speedways to this location that sell beer. He also spoke on how being granted the right to sell beer helps them compete in the convenience store market and how there are approx. 1,600 locations with alcohol sales at approx. 853 locations, with 32 of those being in Wisconsin. They also conduct criminal background checks on new hires and have continuous alcohol sales training programs in place, with only employees 21 years old or greater being allowed to sell alcohol. They strive for responsibility in their alcohol sales. There wouldn‟t be any beer located on the sales floor, it would be contained in the “beer cave”, with it being locked during non-sales hours.

When polled, the Plan Commission member‟s feelings on alcohol sales were as follows:

Ms. Hallen – Not opposed to alcohol sales Ms. Collins – Not opposed to alcohol sales Mr. Hess – Opposed to alcohol sales Mr. Marciniak – Split on whether to allow or not; can support both sides of the issue Ald. Kastner – The impact on the neighborhood is what he would like to know and this information isn‟t available yet until the public hearing Mayor Neitzke – Is more “for” than “against” at this time.

Motion by Mayor Neitzke, seconded by Ald. Kastner to recommend approval of a Special Use Amendment for Site/Building/Landscaping Review for the purposes of razing the existing Speedway gas/convenience store at 4265 S. 60th Street and then constructing a new 4,000 s.f. gas/convenience store with five pump islands at this location. Original approval was in 2007 with extensions in 2008 and 2009, subject to Plan Commission and staff comments, and authorize this item to be expedited to the February 16th Common Council meeting. Tax Key #599-8892. Motion carried unanimously.

Motion by Mayor Neitzke, seconded by Mr. Marciniak to recommend the request for beer sales at Speedway, 4265 S. 60th Street, be forwarded on without recommendation, and authorize the public hearing process to begin. Tax Key #599-8892. Motion carried unanimously.

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7. Continue the process of reviewing/updating the Sign Code.

1. Background: During the December 21st Common Council meeting -- or specifically when considering the Special Use/Site, Building, Landscaping Review request for the Solid Gold McDonalds scrape and rebuild project – there was discussion about the general idea of reviewing/updating/re-writing the Sign Code. The last major re-write of the Code was in 1998, with a handful of amendments since then.

• How is overall signage allowance calculated? • Height of monument signs. • Any allowance for a graduated signage scale taking MPH into account (i.e. building facing a freeway vs. a County trunk highway vs. a City street).

Recommendation: This topic was introduced at the January Plan Commission. It‟s anticipated that a number of Plan Commission meetings may be needed before any potential changes are „ready‟ to be forwarded to the Legislative Committee for further review.

Mr. Erickson distributed a sign code matrix, and stated that discussion at a Common Council meeting pertaining to Solid Gold McDonald‟s signage prompted the need for a review of the sign code. Mayor Neitzke said he feels the biggest issue with this are establishments that are far away from the road have the same standards applied to them as those establishments that are very close to the road. Also, for some of the strip malls the individual lettering is so small you need to be right in front of center to read them. He feels that on “faster” speed limit roads, having the sign up higher is better and safer as you are better able to see it from a distance. Ald. Kastner said that in terms of “exercising good judgment” in applying the sign code comes from having a consensus on what a neighborhood or business district should look like. He referenced the area along Hwy. 100 that has several reader board signs and how that area borders another community where there are also several more reader board signs. He used this example as a type of thing that needs to be looked at when granting approvals, and where “good judgment” should come into play.

Item held over.

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8. Community Development Director Report Mayor Neitzke noted that Ultimate Electronics filed for bankruptcy last week and at this point they are still in negotiations as to what will become of their 76th Street location. He stated that Target is planning $900,000 worth of renovations to their store on 27th Street. He thanked Sendik‟s for their $20,000 contribution towards the Greenfield Community Center. Also, he noted that Cigno Dental is ready to start construction at 79th & Layton.

9. Motion by Mr. Marciniak, seconded by Ms. Hallen to adjourn the meeting at 7:15 p.m. Motion carried unanimously.

10. The next meeting of the Planning Commission will be held at the Greenfield City Hall on March 8, 2011 at 6:30 p.m.

Respectfully submitted,

Alison J. Meyer Recording Secretary

Distributed February 14, 2011

9 PC 2-8-11 MINUTES OF THE PLANNING COMMISSION MEETING HELD AT THE GREENFIELD CITY HALL ON TUESDAY, MARCH 8, 2011

1. The meeting was called to order at 6:30 p.m. by Mayor Neitzke

ROLL CALL: Mayor Michael Neitzke Present Ald. Karl Kastner Present Mr. Brian Weis Excused Ms. Denise Collins Present Mr. Dennis Marciniak Present Mr. Douglas Dorszynski Present Mr. Frederick Hess Present Ms. Christine Hallen (alt.) Present Mr. Bradley Sponholz (alt.) Excused

ALSO PRESENT: Chuck Erickson, Community Development Manager

2. Motion by Mr. Hess, seconded by Mr. Marciniak to approve the minutes of the February 8, 2011 Regular Meeting minutes. Motion carried 6-0-1 with Mr. Dorszynski abstaining.

3. Discussion regarding the Common Council meeting held on February 16th & March 1st. At the February 16th meeting the “boot sculpture” at Boot Connection (43rd & Layton), the Special Use Review for F & F Tire in the vacant Tuffy’s Auto (27th & Layton) and the plans for demolishing and rebuilding Speedway (60th & Cold Spring) were approved, with a public hearing on Speedway’s request for beer sales to be held at the March 15th Common Council meeting. There were no Plan Commission items at the March 1st Common Council meeting.

4. David Israel, Learsi-Wisconsin LLC, represented by Bob Reider, Carow Land Surveying Co., P.O. Box 1297, Appleton, WI 54912, requests a Certified Survey Map approval which involves combining five existing lots totaling 8.13 acres and then re-splitting this area to create three parcels for the following respective uses: new Pick & Save (4279 S. 76th Street), existing Pizza Hut (4171 S. 76th Street), and existing Blockbuster (4285 S. 76th Street), Tax Key #570-8952- 002, 570-8952-003, 570-8955-002, 570-8956-001, and 570-8957.

1. Background: As a follow-up to the previous PC and CC approvals for the new Pick & Save Store project, Learsi-Wisconsin LLC (property owner) requests a Certified Survey Map (CSM) for purpose of combining five parcels (i.e. Blockbuster, Pizza Hut, the former Popeyes, Ponderosa, and Sentry) into three lots (i.e. new Pick & Save, Blockbuster, Pizza Hut).

The lot size of Blockbuster will be increased in size and modified by eliminating a lot line going thru the building. The owner of Ponderosa and Pizza Hut lots (Fred Safer) eventually decided to sell both properties to Learsi. 2. Utilities: The CSM shows some existing ‘utility easements’. The presumption is that some of those will change/be eliminated given the nature of the Pick & Save building project. Learsi at a later date may need to make appropriate communications with WE Energies to modify those aspects as needed. 3. Outside Agencies: The CSM is being reviewed by Milw. County Register of Deeds, and City Engineering staff. All corrections, if any, must be completed before recording. The applicant needs to be informed of the following: provided that a) the necessary approvals have been obtained; b) the original CSM map is in order; and c) all applicable charges have been paid, applicant must submit a final signed and notarized CSM to the 1 PC 3-8-11 Engineering Dept. for recording. The City requires a minimum of seven (7) working days to perform its final processing and recording of the CSM. If the applicant requires the CSM to be recorded on, or by a specific date, plan for appropriate lead-time to be sure to submit the necessary materials to the City allowing for its processing time. Failure to submit the necessary materials with the CSM for recording, may cause additional recording delays.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the March 15th Common Council meeting.

Motion by Mr. Dorszynski, seconded by Mr. Hess to recommend approval of a Certified Survey Map which involves combining five existing lots totaling 8.13 acres and then re-splitting this area to create three parcels for the following respective uses: new Pick & Save (4279 S. th th th 76 Street), existing Pizza Hut (4171 S. 76 Street), and existing Blockbuster (4285 S. 76 Street), subject to Plan Commission and staff comments, and authorize this item to be expedited to the March 15th Common Council meeting. Tax Key #570-8952-002, 570-8952-003, 570-8955-002, 570-8956-001, and 570-8957. Motion carried unanimously.

5. Liberty Express Mart, LLC, 6745 W. Forest Home Avenue, Greenfield, WI 53220 requests a Special Use Review as the new business operator of the existing Mobil gas/convenience store/car wash at this same location, Tax Key #572-8976.

1. Background: Liberty Express Mart LLC will become the new operator of the Mobil gas/convenience store/car wash business at this site. Both the land ownership and the day- to-day business operations will remain the same.

The building was constructed in 2001 and KJG Investments (“Phil-Gas”) was granted a Special Use Permit for a convenience store/gas station/car wash. 2. Storm Drainage/Grading (lot & building): When the site and landscaping plans of the building were originally reviewed by the PC in 2001 there was a comment that the City would like a drainage easement in the southeast corner of the property by the outfalls. This has never been completed. See Engineering Comments. 3. Hours of Operation: 24 hours per day, seven days a week. The car wash may only operate from 6 am to 9 pm, seven days a week. 4. Fire Department: The requirement for propane tank storage cabinet is 10 feet from the entrance/exit and a curb or cement blockade to guard from automobiles. 5. Miscellaneous: The Special Use Agreement specifically indicated that no outdoor sale/storage of goods is allowed (i.e. ice, propane, firewood, salt, etc.). Although it is not part of this request, alcohol sales were also prohibited (Item #13 of SU; p. 3). Accordingly, Liberty Express needs to identify how the current outside sales aspect is going to be corrected. 6. Engineering Comments: • Provide a drainage easement for existing storm water conveyance channel at southeast corner of the site; this element was a technical requirement from 2001. Attached is a Draft Easement document.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the March 15th Common Council meeting.

2 PC 3-8-11 A representative of Liberty Express was present to answer questions. Mayor Neitzke brought up the Fire Dept’s issue of the storage of propane 10 feet from the entrance/exit. Mr. Erickson replied that the original Special Use did not allow for any outside product sales. Ald. Kastner said then that condition should be carried on to this situation.

Motion by Ald. Kastner, seconded by Mr. Marciniak to recommend approval of a Special Use Review for Liberty Express Mart as the new business operator of the existing Mobil gas/convenience store/car wash at 6745 W. Forest Home Avenue, subject to Plan Commission and staff comments, and to include the terms of the development agreement and the original special use agreement dated December 7, 2001, and authorize this item to be expedited to the March 15th Common Council meeting. Tax Key #572-8976. Motion carried unanimously.

6. Jeff Wagner, Avis Budget Group, PO Box 612707, DFW Airport, TX 75261 requests a Special Use for the purpose of opening an Avis Rent a Car/Budget Rent a Truck in the Sears Auto Center, 5200 S. 76th Street, Tax Key #650-8999-001.

1. Background: Avis Rent a Car and Budget Rent a Car have submitted a request to offer vehicle rental services at this Sears Auto Center – see attached Description of Proposal which also includes a floor plan and aerial photos of the Sears lot. A rental counter would be set-up inside the sales floor for the two employees, and they would offer both local and one- way rentals for various type of vehicles (trucks included) on a daily, weekly, monthly or longer basis. Vehicles would be prepped for rental within a designated bay inside the existing repair bays, and would be parked in a designated area north of the building.

Budget Truck Rental, as noted, is part of this submittal. Staff believes that some further explanation is needed on the type of trucks and what other related materials are available for rent (i.e. Is comparable to a U-Haul Rent-a-Center?). 2. Parking/Traffic Flow/Access/Curbed Parking Lot: The projected number of vehicles parking at one time in the designated area is no more than 15. 3. Signage: Exterior ‘Avis’ building signage would be requested later. 4. Miscellaneous: The Sears building was constructed in the late 1960’s. Valvoline Instant Oil Change went in back in 1998 (i.e. that was considered a ‘minor change’). Attached is the DRAFT of the ZC change [21.04.0701(k)] pertaining to ‘major/minor’ changes and the evaluation thereof as recommended by the PC (11/9/10), reviewed by the Leg. Committee (1/17/11), ‘introduced’ at the 2/16/11 CC, and will be considered further at the 4/6/11 CC public hearing.

Recommendation: Approve subject to Plan Commission and staff comments, consider this a ‘minor change’ not needing a public hearing, and authorized this item to be expedited to the March 15th Common Council meeting.

[[Basis for ‘minor’ change recommendation: Auto-related use(s) have occurred at that location for 40 years; and the size of the building and vast amount of unused parking area will be able to easily ‘absorb’ this use within the context of this commercial corridor area.]]

Jeff Wagner was present to answer questions. He stated that at this point in time he is withdrawing the portion of the application for truck rental at the site and that there would no be trucks at this time, with there being approximately 4-6 cars “idle” at any given time. They have peak rental times about eight times a year which correspond with major holidays where Avis cannot control the returns. They can control the reservation but not when the customer will be returning the car, which is why he listed a potential maximum of 15 vehicles in the application.

3 PC 3-8-11 The signage has not been determined yet. They typically have 2 exterior signs on a detached building such as this. It was asked that if in the future they would desire to have trucks at this location what types of trucks would they be. Mr. Wagner answered that they would be “U-Haul” type trucks. Ald. Kastner brought up the $50 million investment that Southridge is planning and said he is hesitant about using this space for a rental car operation.

Mr. Dorszynski questioned adding landscaping to which Mr. Wagner replied that the parking area doesn’t need to be in the spot they proposed and could be relocated to the south side of the building. Ms. Hallen questioned the term of the agreement with Sears to which Mr. Wagner said it is a three year contract.

Motion by Ms. Hallen, seconded by Ms. Collins to recommend approval of a Special Use for the purpose of opening an Avis Rent a Car/Budget Rent a Truck in the Sears Auto Center, 5200 S. 76th Street, subject to Plan Commission and staff comments, with this to be considered a minor change not requiring a public hearing, and authorize this item to be expedited to the March 15th Common Council meeting. Tax Key #650-8999-001. Motion failed 3-4 with Ms. Hallen, Ms. Collins & Mr. Hess voting yes; and Mr. Dorszynski, Mr. Marciniak, Ald. Kastner & Mayor Neitzke voting no.

Under further discussion, Mayor Neitzke spoke on the difference between a minor change and a major change as to when a public hearing would be required. He said that the previously approved special use was for auto repair, with no concept of there being car and/or truck rental. He also mentioned the investment in Southridge by the Village of Greendale and the Simon Group. Mayor Neitzke stated that with the time, effort and money being spent on that area, he questioned whether car rental is the best thing to put here?

Mr. Marciniak said he is concerned with vehicles parked after hours. He feels that if this were going to be a car rental operation only than that type of business would be better suited to the south of the building. He also feels that Greendale should be made aware of this proposal.

Mayor Neitzke said that he feels this is a major change and requires a public hearing, with Greendale also being noticed which would occur normally since obviously the village is within 1,000’ of this parcel.

Motion by Mr. Dorszynski, seconded by Mr. Marciniak to recommend approval of a Special Use for the purpose of opening an Avis Rent a Car/Budget Rent a Truck in the Sears Auto Center, 5200 S. 76th Street, subject to Plan Commission and staff comments, with no truck rentals allowed, and with this to be considered a major change, and authorize the public hearing process to begin. Tax Key #650-8999-001. Motion carried 4-3 with Mr. Dorszynski, Mr. Marciniak, Ald. Kastner, and Mayor Neitzke voting yes; and Ms. Hallen, Ms. Collins, and Mr. Hess voting no.

7. Mark Wimmer, Rivershire Associates, 5300 S. 108th Street, Suite 1, Hales Corners, WI 53130 requests a PUD Amendment/Site, Building, Landscaping Review for the purpose of remodeling and constructing a small addition to the existing Rivershire Clubhouse at 11215 W. Morgan Avenue, and adding a 10 car parking area north of the clubhouse, Tax Key #563-9995-009.

1. Background: Rivershire/Wimmer want to make some improvements to the existing Clubhouse/office which involve remodeling, a building foot-print addition, and a parking lot expansion (see attached narrative and related plans). As a point of history, when Rivershire was developed in the early 1990’s, this building was a single-family residence which was converted to this clubhouse/office combination. 4 PC 3-8-11 2. Architectural Review/Exterior Materials: The building addition has two aspects: 1) a tower element at the northwest corner of the structure; and 2) a bump-out along the north side of the building which will align with the existing west ‘face’. Materials will be brick, lap siding, shingles, and a metal barrel vaulted roof 3. Parking/Traffic Flow/Access/Curbed Parking Lot: The site plan shows the desire to add a 10-car parking lot on the north side of the building, with access from the existing drive approach at the NE corner of this parcel and from the existing egress lane leading out to Morgan. Some of the existing parking along the west side of the building will be ‘lost’ due partially to a new ADA-type building access ramp – and steps – that are proposed along the west side of the building, and for the access lane to the new parking area. 4. Storm Drainage/Grading (lot & building): The grading plan shows that there is approx. a four foot (4’) grade change from east-to-west thru the parking lot, so storm run-off will make its way to the existing ditch-line on the south side of Morgan (i.e. there is no storm main in Morgan). A small section of new storm drain is proposed as part of the ramp/stair combination; that pipe would be extended to the west side of the main driveway and ‘daylight’ at that point. 5. Lighting (building & site): Not identified yet. 6. Landscaping/Buffer Yard: Two existing larger deciduous trees and one evergreen tree will be removed as part of the proposed parking lot expansion. Appropriate amount of replanting will be needed to replace the “inches lost”. 7. Landscaping Cash Deposit/Letter of Credit: 125% of the landscaping costs with 30% retained for two years after initial planting. Furthermore, an on-going condition of approval will be that the landscaping will be subject to annual review by the City to make sue all landscaping features are still being maintained, and that any dead/dying landscaping be replaced as necessary. 8. City Forester Site Inspection: Underway. 9. Hours of Operation: See narrative. 10. Erosion Control: Needed from City Engineering Office prior to any site work beginning. 11. PUD Requirements: Included for PC review is an excerpt of the ZC pertaining to PUDs and its particular guidelines for determining whether or not proposed changes “…may be considered a major change…”. They are re-stated here with staff comments in italics: 1) Changes the concept or intent of the approved plan. The use or intent of this existing clubhouse-leasing office combination will remain the same; it basically has a larger ‘foot- print’. 2) Increases the gross residential density or intensity of use. Residential density is not applicable here. To a limited degree- depending upon a person’s perspective - the intensity of the use is increasing due to the building getting bigger. 3) Decreases the total area set aside for common open space or deed restricted open space. While there is a small patio area in front of this building ,this front yard area doesn’t appear to ever have been designed as ‘common open space’ on a larger scale. Similarly, this front yard would not appear to be the type of typical area set aside as ‘deed restricted’ open space, and does not identify itself in this manner on the site or property legal description. 4) Changes by more than 5% in the gross floor area for a non-residential use. The existing building is 2,136 s.f. and the new addition is 894 s.f. 894 ÷ 2,136 = 42%. The word “non-residential use” comes into play here. The clubhouse/office building in itself is a “non-residential use”, however, within the context of what Rivershire is as an overall multi- family apartment development, the clubhouse only exists to service that residential use of Rivershire and the Wimmer-owned apartments across the street in West Allis. 5) Increases by more than 5% the total ground area covered by buildings or structures. This is a stand-alone tax key parcel which is 25,700 s.f. 2,136 s.f. (existing building) ÷ 25,700 = 8.3%. Revised foot-print = 2,136 ÷ 894 = 3,030 s.f. ÷ 25,700 = 11.8%. 11.8% - 8.3 = 3.5%. Not applicable. 5 PC 3-8-11 Also attached is an excerpt of the plat map for this area. Keep in mind that the clubhouse parcel is a separate but smaller lot; it is not part of a larger parcel with multiple buildings on it as part of the overall Rivershire layout. If this clubhouse addition and parking lot expansion were considered a ‘major change’ there is a practical aspect/limitation to the 400’ radius line we would use for a public hearing mailing:

• East of the clubhouse parcel (Key #563-9995-009) is another Rivershire parcel (#563- 9995-010). That parcel is 490’ wide. • South of the clubhouse is all Rivershire properties. • West of the clubhouse is Milwaukee County parkway. • North of the clubhouse is the City of West Allis (and a Wimmer Bros. apartment)

So, if a mailing were done it would only go to Rivershire, Milwaukee County, and the West Allis City Clerk; along with a notice in the Greenfield NOW. 12. Engineering Comments: • Related to proposed parking row at northeast corner of the parcel: . Provide a minimum stall width of 9-feet in accordance with the Greenfield Municipal Code. . Provide a minimum front yard parking setback of 10-feet from the West Morgan Avenue right-of-way. . Recommend the elimination of one parking stall. • Related to proposed handicap parking at northeast corner of the building: . Verify that door at east elevation is a public entrance for the clubhouse. . Provide appropriate handicap parking signage. . In accordance with ADA requirements, provide a maximum pavement slope of 2-percent. • Verify that a maximum 3:1 slope is maintained between proposed northwest tower addition and parking lot drive. • Related to the proposed 6-inch storm sewer pipe: . Provide the minimum vertical separation requirement at crossing with existing 8-inch water main (within private development entrance drive). . Ensure that storm sewer pipe installation west of the drive will daylight prior to Milwaukee County property. • A driveway permit will be required for the entrance demolition and modifications at West Morgan Avenue. • An erosion control permit will be required from the City of Greenfield.

Recommendation: Approve subject to Plan Commission and staff comments, consider this a minor change not needing a public hearing, and authorize this item to be expedited to the March 15th Common Council meeting.

Mark and Nick Wimmer were present to answer questions and presented a review of the plan. Mark Wimmer spoke on how it was once a house built in the 1950’s and they had initially remodeled it to make a community center, with another remodeling after that. Based on the size of the project and the success they’ve had with it thus far, they feel they now need to upgrade it to reflect the resident’s desires. They feel the style they’re presenting will both represent the project well and fit well into the overall look of the complex by bringing in some of the existing colors and architectural elements. The lower level will be for the fitness center and the main floor will be for administrative offices, including their rental office. It will also be a “business center”, which they are adding to some of their complexes, which offers copiers, scanners, etc. Also, space will still remain available for residents to reserve for birthday parties, bridal showers, etc. 6 PC 3-8-11 Mr. Dorszynski questioned if all the units were rentals to which Mr. Wimmer replied that yes, they are.

Motion by Ald. Kastner, seconded by Mayor Neitzke to recommend approval of a PUD Amendment/Site, Building, Landscaping Review for the purpose of remodeling and constructing a small addition to the existing Rivershire Clubhouse at 11215 W. Morgan Avenue, and adding a 10 car parking area north of the clubhouse, subject to Plan Commission and staff comments, and authorize this item to be expedited to the March 15th Common Council meeting. Tax Key #563-9995-009. Motion carried unanimously.

8. Brian Krob, aline architecture concepts, 6519 East Oak Street, Scottsdale, AZ 85257, representing Karl Kopp, is requesting a Conceptual Project Review for a proposed Kopps Garden design at 7601 W. Layton Avenue, Tax Key #616-9000.

1. Background: In 2006 the proposal for the site was approved for a combination of a bamboo grove around the perimeter of the site with a glass cube (22’ high) on the interior. Although the bamboo was planted and then removed later, the balance of that project did not proceed. Mr. Kopp is working with an Arizona-based architectural firm and has another idea for this particular corner at 76th and Layton. The intent with this meeting is to introduce the idea, get some PC feedback, and proceed as needed. 2. Architectural Review/Exterior Materials: Mr. Krob will be presenting a plan with elevations, colors, plant materials, and a scale model. Basically it involves 20’ long tubes/culverts that are 8’ in diameter with 12” below ground so its 7’ high. The tubes have a 3’ wide space between them that are in-filled with stacked glass plate tower, with a stacked plate glass sphere at the corner. The glass is ‘stepped’ in order to follow the curvature of the tubes. The tubes are open to the interior of the garden to create spaces for people to sit and enjoy their food. The tubes/culverts are away from the sidewalk approx. 4’ to create some space for landscaping. The initial idea is for a type of vine which would grow over the culverts. 3. Lighting (building & site): It’s presumed that some interior lighting will be provided.

Recommendation: No formal action needed at this time. The initial submittal had a higher tube, was closer to the sidewalk, and had no exterior landscaping. From a preliminary perspective, staff is supportive of this idea as revised but will take the liberty to ‘reserve further judgment’ until after seeing/hearing the presentation from Mr. Krob.

Karl Kopp and Brian Krob were present to answer questions. Mr. Krob spoke on the features of this garden. The goal is that, even with it being on a busy corner, it be both a civic space providing a secluded feel. It will be like a “necklace”, with there being a series of “tubes” 20 feet long, with a 3’ wide tower of glass at every 20 foot “joint” that will serve as a “jewel” within. The street perspective will be of the concave portion of the “tubes” with the towers of glass being illuminated by the sun during the day and/or artificially illuminated at night. At the corner, or the “pendant” of the project, there is a sphere that takes the same idea of the stacked glass and creates a visual impact at the corner.

Ald. Kastner questioned the finish to be used on the “tubes” to which Mr. Krob replied that it is ` a steel pipe, not a culvert-like pipe, with a “reddish-gray” tone and smooth matte finish. Ms. Hallen questioned if there would be a problem with light reflecting back toward traffic due to the glass and steel, to which Mr. Krob replied that because the glass is stacked it has no smooth surface to reflect off of and the steel will have a “matte” finish, and there will be the climbing vine landscaping on the pipes. Mr. Marciniak questioned the diameter of the tubes, to which it was replied they would be 8 foot overall, and be buried in the ground 1 foot, so it’s 7 feet high. 7 PC 3-8-11 As for the glass towers, they would be internally lit, the south and west side existing perimeter lighting will remain, and the north and east lights will be moved to up-light the “tubes”. As far as the landscaping is concerned, they plan on using climbing vines on the front or street side of each “tube” wall. Ald. Kastner questioned what these vines would cling to, to which Mr. Krob replied they are still trying to figure that out, perhaps using pegs. The climbing vines used on the exterior walls of the Kopp’s “courtyard” immediately to the west, are an example of what would be planted here.

Mayor Neitzke said that since this is a very busy corner that red, yellow and green (traffic signal colors) shouldn’t be used to which Mr. Krob said they intend to use incandescent and natural lighting.

Mr. Marciniak said he is concerned about the 3 foot openings at the southeast and northwest corners because if there were people in wheelchairs, or in an emergency requiring emergency personnel, how would they access this, and perhaps the gaps should be closed? The consensus was to eliminate the gaps. Discussion took place on the potential for unwanted after-hours activity occurring in the “tubes”.

Conceptual Review – no action required. The Plan Commission had a favorable consensus on this idea and will take further action via a Site, Building, Landscaping Review submittal at the April Plan Commission.

9. Continue the process of reviewing/updating the Sign Code.

Item held over.

10. Community Development Director Report

Mr. Erickson said that Schlossmann’s Honda had come in with a request to change their parking lot lighting fixtures and to add additional lighting. They would be on timers so the majority go off at 10:00 p.m. This request came in today and Mr. Erickson wanted to brief the Commission members of this request. The Plan Commission will try to do a night-time visit to the site to have a better “feel” for the additional lighting and discuss this further at the April meeting.

11. Motion by Ms. Hallen, seconded by Ms. Collins to adjourn the meeting at 7:35 p.m. Motion carried unanimously.

12. The next meeting of the Planning Commission will be held at the Greenfield City Hall on April 12, 2011 at 6:30 p.m.

Respectfully submitted,

Alison J. Meyer Recording Secretary

Distributed March 18, 2011

8 PC 3-8-11 MINUTES OF THE PLANNING COMMISSION MEETING HELD AT THE GREENFIELD CITY HALL ON TUESDAY, APRIL 12, 2011

1. The meeting was called to order at 6:30 p.m. by Mayor Neitzke

ALSO PRESENT: Chuck Erickson, Community Development Manager

2. Motion by Ald. Kastner, seconded by Ms. Collins to approve the minutes of the March 8, 2011 Regular Meeting minutes. Motion carried 6-0-1 with Mr. Sponholz abstaining.

3. Discussion regarding the Common Council meeting held on March 15th & April 6th. At the March 15th meeting the public hearing for Speedway’s request to sell beer was held and the Council denied the request. Also at the March 15th meeting was Wimmer’s request for modifications to the clubhouse at Rivershire Apartments and the CSM for Pick ‘N Save, which were both approved.

At the April 6th meeting, a public hearing on the Ordinance for Special Uses and the definition of “Major” and “Minor” changes was held and the item was approved. Also at this meeting the public hearing for changes to the quorum requirements for Zoning Board of Appeals meetings was held and was approved as presented, bringing it into compliance with State statutes.

4. Brian Krob, aline architecture concepts, 6519 East Oak Street, Scottsdale, AZ 85257, representing Karl Kopp, requests a Site/Building/Landscaping Review for a proposed Kopps Meditation Garden design at 7601 W. Layton Avenue, Tax Key # 616-9000. [[Conceptual Review at March Plan Commission.]]

1. Background: The Plan Commission reviewed this item in March as a conceptual review, and is returning for more formal PC review/action. For background purposes, in 2006 a proposal for the site was approved for a combination of a bamboo grove around the perimeter of the site with a glass cube (22’ high) on the interior. Although the bamboo was planted and then removed later, the balance of that project did not proceed. Mr. Kopp is working with an Arizona-based architectural firm and has presented another idea for this particular corner at 76th and Layton. 2. Architectural Review/Exterior Materials: Mr. Krob has presented a plan with elevations, colors, plant materials, and a scale model. Basically it involves 20’ long metal tubes/pipes that are 8’ in diameter with 12” below ground so its 7’ high. The tubes have a 3’ wide space between them that are in-filled with stacked glass plate tower, with a stacked plate glass sphere at the corner. The glass is ‘stepped’ in order to follow the curvature of the tubes. The tubes are open to the interior of the garden to create spaces for people to sit and enjoy their food. The ‘stacked glass plate tower’ and the tubes/culverts will be grounded via welded anchors into a concrete foundation. The color is a “gray” tone. A request has been made for a product sample of the actual tube/pipe which will be used.

1 PC 4-12-11 The attached site plan from Mr. Krob shows an overlay of a ‘vision triangle’ of 47’ from the curb lines. However, the basis in the ZC for measuring the ‘vision triangle’ is 30’ from the R-O-W lines. Since the tube/pipe is already set-back approx. 14’ from the closest sidewalk edge (i.e. where the R-O-W line is located), the impact is limited applying this 30’ dimension at the NE corner. A ‘tapered’ portion of the tube/pipe – similar to what is done at the NW and SE corners, would be needed as well (i.e. 2 ½’ high max.) and the sphere may need to be shifted 2’ – 3’ to the southwest. 3. Lighting (building & site): Interior lighting will be provided via some existing ‘up-lights’ in the concrete walk. 4. Landscaping/Buffer Yard: The tubes/pipes are away from the sidewalk approx. 4’ to create some space for landscaping. The initial idea is for a type of climbing vine which would grow on/over the culverts. Some shrubbery ‘centered’ between the glass towers, along with the addition of Karl Foerster grass (i.e. which currently grows on the south and west side of the concrete walls) could be placed on the ‘street sides’ of the tubes/pipes to create some additional ‘interest’. Any landscaping near the NE corner in the ‘vision triangle’ should remain only grass; actually some of this ‘triangle’ is already public sidewalk. 5. Landscaping Cash Deposit/Letter of Credit: 125% of the landscaping costs with 30% retained for two years after initial planting. Furthermore, an on-going condition of approval will be that the landscaping will be subject to annual review by the City to make sue all landscaping features are still being maintained, and that any dead/dying landscaping be replaced as necessary. 6. Police Department: This plan was forwarded to the Police Dept. for review. See attached comments from Deputy Inspector Wentlandt. 7. Outside Agencies: This plan was forwarded to Milwaukee County – Dept. of Transportation/Public Works. See attached comments from Mr. Karnes. 8. Miscellaneous: Staff has the following questions: • Will there be handicapped accessible seating provided within the tubes/pipes? • Is there any viability to having a security camera being placed within the meditation center since it is walled off and activity within the tube/pipe area cannot be witnessed from inside the restaurant building like is able to be done with the existing outdoor ‘garden/waterfall’ area?

. Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the April 19th Common Council meeting.

Ms. Hallen questioned if there were any concerns with rough edges if children were climbing on/playing in the structure. Mr. Erickson replied that he doesn’t know how the edges will be “finished” but for practical purposes we would certainly asked that the edges be “rounded off”. Mr. Erickson also spoke on how there may be an adjustment made by “pulling back” the northeast corner a few feet to stay out of the “vision triangle”, as per our code. Also, he said he has asked Kopp’s whether or not there would be any value to have a security camera(s), but he has not had a response back yet.

Motion by Ald. Kastner, seconded by Mr. Sponholz to recommend approval of a Site/Building/Landscaping Review for a proposed Kopps Meditation Garden design at 7601 W. Layton Avenue, subject to Plan Commission and staff comments, and authorize this item to be expedited to the April 19th Common Council meeting. Tax Key # 616-9000. Motion carried unanimously.

2 PC 4-12-11

5. Christopher Kidd & Assoc., N48 W16550 Lisbon Road, Menomonee Falls, WI 53051, on behalf of Schlossmann Honda, 3450 S. 108th Street requests a Site Plan Amendment pertaining to parking lot lighting. Tax Key 524-8979-003.

1. Background: At the September, 2010 PC meeting, Mr. Kidd had presented materials related to the renovations then underway at Schlossmann Honda (SH), pertaining to proposed modifications with the parking lot lighting, sign placement, and driveway widths. Those revisions were approved at that time. – see attached minutes excerpt.

Mr. Kidd had met with staff on March 8th (day of last PC mtg.) to discuss the idea of revising their parking lot lighting by modifying some existing fixtures and also to add more lighting fixtures. The PC consensus was for the members to do a night-time visit to the site to have a better idea of what exists so that might help enable a better evaluation of what is being proposed. It was noted that the north parking lot (i.e. former Prime Quarter lot) has not been converted/updated yet in accordance with the approved layout/lighting/landscaping plan. 2. Lighting (building & site): Mr. Kidd has taken the updated photo-metric plan and has ‘highlighted’ where the revisions are located and what is proposed accordingly – see attached. The summary of those changes are as follows:

• Added two 1,000 watt fixture heads on four existing poles in the front lot area between building and property line. These four poles would have four fixture heads each. [[+8 fixtures]] • Added one 1,000 watt fixture head on two existing poles in the South lot. These two poles would have two fixture heads each. [[+2 fixtures]] • Added three poles with one 1,000 watt fixture head for each pole, located in front of the building. [[+3 fixtures ]] • Added four locations for 1,000 watt building mounted fixtures. [[+4 fixtures]] • Added four poles with one 1,000 watt fixture head for each pole, located in north lot along property line. [[+4 fixtures]] • Added four poles with two 1,000 watt fixture heads for each pole in north lot area. [[+8 fixtures]] • Revised four existing fixture heads in north lot to be 1,000 watt fixture heads (had been 250 watts). [[+4 fixtures]] +33 fixtures - 1,000 watts

The actual fixtures would be the same (down-lighting shoe-boxes) and the mounting height (20’) would be the same. In addition, as had been discussed earlier, most of these lights will be on a timer that will turn-off at approx. 10:00 p.m., and some of these poles have or will have security cameras to help address vehicle security matters.

Recommendation: Admittedly staff has struggled with the ‘scale’ of this request. Furthermore, it’s realized that the ‘true measure’ (i.e. ‘photometric grid patterns’ aside) for most people is simply seeing what lighting is actually provided after the installation is made. With that in mind, we have ‘split’ the site as follows:

3 PC 4-12-11 • ‘South’ parking area: the basic idea of ‘why’ additional lighting in front of and near the building is understandable and supportable. • ‘North’ parking area (i.e. former Prime Quarter area): this submittal represents the third round of ‘lighting review’ that has occurred as it relates to the redevelopment project on this entire parcel. And within the context of the overall site lighting plan(s), what had started as 12 fixtures (each 250 watts) for this ‘north’ area, is now proposed to expand significantly in both number of/strength of fixtures to have 28 fixtures each at 1,000 watts. These lights have not been installed yet so a balanced light layout can still be achieved.

. Keep the 4 single-head 1,000 watt fixtures along the north lot line. . The next area south of that ‘line’ has six rows (north/south alignment) of two poles with 4 double-headed 1,000 watt fixtures per row (24 fixtures). Favorable light ‘spread/balance’ can still be achieved in this same area with three rows of two poles with 4 double-headed 1,000 watt fixtures per row (12 fixtures) in a front/center/rear alignment, while keeping in mind that there also are 4 single-head fixtures along the north lot line.

Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the April 19th Common Council meeting.

Christopher Kidd was present to answer questions and also provided an explanation of the plans as to why additional lights are needed. Mayor Neitzke stated he doesn’t have a problem with the lighting, as long as it is on a timer. Ms. Hallen commented on how this would provide additional security. Ald. Kastner commented that this seems like an awful lot of light poles for this northern parking area space (16 total). He stated he’d be okay with the proposed lighting provided the Site/Building plans for Phase III were completed.

Motion by Mayor Neitzke, seconded by Ms. Hallen to recommend approval of a Site Plan Amendment pertaining to parking lot lighting at Schlossmann Honda, 3450 S. 108th Street, subject to Plan Commission and staff comments, and authorize this item to be expedited to the April 19th Common Council meeting. Tax Key 524-8979-003. Motion carried unanimously.

6. Beth Anderson, Laureate Group, 1805 Kensington Drive, Waukesha, WI 53188 requests a PUD Amendment to include the operation of a long-term care pharmacy (not open to the public) in the lower level of their Layton Terrace facility at 9200 W. Layton Avenue, Tax Key #607-9961.

1. Background: The Laureate Group (LG) is proposing to convert an unfinished area of the lower level – approx. center of the building under the office – to include the operations of a long term care pharmacy (see attached 3/28/11 letter and general floor plan of the existing basement area from Ms. Anderson – Executive VP). As indicated in this letter, this type of pharmacy dispenses a range pharmaceuticals, intravenous drugs, and nutritional products ordered by physicians to nursing homes, assisted living facilities, hospices, and other similar types of institutional care. It is not intended to be open to the public.

It is the LG intent, at least initially, to operate this long term care pharmacy for the sole purpose of serving the Laureate Group retirement communities; However, the potential exists to seek other customers – presumably those type of entities involved with institutional care -- to maximize operational efficiencies.

4 PC 4-12-11 Currently all of their assisted living medication is managed on a 30-day fill schedule. Every 30 days a courier delivers about 12 storage bins of medication for replacement in the med carts. Individual medication changes happen daily so they get a daily delivery (by courier) or Fed. Express with a new medication(s) for a new move-in. After the pharmacy opens, it would be managed the same way. The pharmacy will just carry the medication upstairs on the same 30-day fill schedule. Daily changes will be made without delivery charges. 2. Parking/Traffic Flow/Access/Curbed Parking Lot: At full capacity, five FTE employees would park in the underground garage. There are a total of 117 parking spaces, of which 34 are presently being used. Any delivery vehicles will utilize this same underground parking garage for pick up/deliveries. 3. Dumpster/Screening/Gated (materials used): Will use existing refuse containers inside the building for the normal refuse, but its anticipated, like with other pharmacies that there is a specialized disposal/collection arrangement which would be utilized in this situation. 4. Hours of Operation: Monday – Friday: 8 a.m. – 5 p.m.; and Saturday: 9 a.m. – 1 p.m. 5. Fire Department: Since the entire building is sprinklered now, there may be the potential of some slight modifications now that an “unassigned” space becomes “assigned” as per this proposal. 6. PUD Requirements: Since this is a PUD, the ZC does have five evaluation criteria for what is considered a “major change” (i.e. public hearing needed). See attached ZC excerpt. Of these five criteria, there really is only one which could apply and that is “…1) Changes the concept or intent of the approved plan…”.

Certainly there always has been some level of pharmaceutical distribution within this building, but it’s likely that no one anticipated in 1998 that this scale of potential use would change whereby this room would be the central distribution location for all the Laureate facilities and so that is a “change in the intent of the approved plan”.

However, staff believes that this proposal will likely be invisible to anyone driving by or living nearby, other than noticing a delivery vehicle of some sort coming/going more regularly from the underground parking area. The fact that this feature is intended to service only the Laureate Group residents/facilities makes it more manageable operationally. Furthermore, within the scale of the building ‘foot-print’ (approx. 90,000 s.f.), this small room (approx. 2,000 s.f.) is really a very minor portion.

The larger concern for the future is the potential for “…seeking other customers to maximize the operational efficiencies…” as noted in the letter from Ms. Anderson.

Recommendation: Approve subject to Plan Commission and staff comments, consider this a minor change not needing a public hearing, and expedite this item to the April 19th Common Council meeting. Although it would be difficult for the City to ever know that additional institutional customers (i.e. non-Laureate Group entities) potentially have been added to the pharmaceutical operation at Layton Terrace, the expectation is that as part of this PUD amendment that the Laureate Group will advise the City if/when this is being contemplated and what those details may involve.

Beth Anderson, Laureate Group was present to answer questions. She stated that this operation will be for internal use only for the Lauerate Group. Perhaps down the road they would open the operation to other assisted living facilities or nursing homes, but never to consumers. They are basically a re-distribution entity, meaning they take in a large order, repackage for facilities, and then distribute those orders. Discussion occurred on how this is a very minor change, as this is

5 PC 4-12-11 something that goes along with this type of business. Ms. Anderson spoke on applicable governmental laws and how they are designed so that one cannot be their “own” pharmacy, so this is the way to be able to act as a re-distribution center for filling their resident’s prescription needs and also those of other Lauerate facilities.

Motion by Mayor Neitzke, seconded by Ms. Hallen to recommend approval of a PUD Amendment to include the operation of a long-term care pharmacy (not open to the public) in the lower level of their Layton Terrace facility at 9200 W. Layton Avenue, subject to Plan Commission and staff comments, consider this a minor change, and authorize this item to be expedited to the April 19th Common Council meeting. Tax Key #607-9961. Motion carried unanimously.

7. Roman Berendt, Roman Berendt LLC., 6483 Radburn Lane, Greendale, WI 53129 representing Tracey Weber, Weber Homes Inc., requests a Final Plat approval for a six-lot single-family subdivision called “Meadows of Greenfield Add’n #1” at the 4300 block of S. 51st Street and S. 52nd Street; previous approval of this exact same Final Plat layout occurred in 2005 but with a different owner/developer, Tax Key #602-9999-003/004.

1. Background: In 2005 the Final Plat for this area was approved by the CC, but the then developer was unable to finalize the developer agreement requirements and then actually start the construction, grading, etc. Mr. Berendt, on behalf of Mr. Weber, has now re- submitted a proposed layout that is identical to the earlier version. See attached 3/19/11 letter and supporting materials. The six lots of the subdivision range from 75’ – 105’ wide and from 9,500 s.f. to 11,600 s.f. R3-A requires a minimum 65’ lot width and 7,200 s.f. 2. Parking/Traffic Flow/Access/Curbed Parking Lot: Four parcels will access 51st Street and two will access 52nd. 3. Storm Drainage/Grading (lot & building): When 51st Street was reconstructed/repaved last year, storm laterals were extended to the R-O-W line in an alignment to correspond with the lot layout. Also, a catch-basin was installed near the SE corner of this plat. A proposed storm sewer drainage easement is positioned on the south property line of the plat, which will include a storm main extension from that same catch-basin. Also, the southern portion of the storm easement needs to be 15’ wide instead of 10’ wide.

The easement continues on a north/south alignment for a drainage swale in these six backyards, to handle normal storm run-off. There are four existing single-family properties immediately to the south. Currently storm run-off goes from north-to-south with no collection/grading system, so the adding of this yard drain will help in that regard, however, in severe storm events it’s likely that surface drainage will continue to go south. However, since storm laterals are available, all roof-tops and sump-pumps will be connected underground. 4. Utilities: Water and sanitary laterals already extended into each parcel. 5. Street Trees: Planting of street trees would be a requirement of the Developers Agreement. 6. City Forester Site Inspection: These parcels have some wooded/brushy elements, however, it’s uncertain whether or not any specimen trees exist. Given the grading plan its likely this area will be clear-cut. 7. Park Fees: $1,497 x 6 = $8,982. 8. Special Assessments/Deferred Charges: The Engineering Department will calculate the charges of connecting to the sanitary system with the Developer’s Agreement draft. 9. Erosion Control: Permitting needed from Engineering Dept. prior to any site work starting.

6 PC 4-12-11 10. Miscellaneous: • The side yard setbacks as shown on the plat, need to be ‘flipped’ to meet ZC requirements. They need to be 5’ on the north and 10’ on the south, instead of the other way around. • Developers Agreement will need to be entered into, recorded, and associated fees paid prior to any site work starting. • Prior to any site work getting underway, it is suggested that some “…knock on the immediate neighbor’s door…” effort be done to give them an FYI and a contact name/number. 11. Engineering Comments: • Engineering staff comments for the Final Plat were developed by Jeff Tamblyn and forwarded to the surveyor on 4-1-11. • Obtain Notice of Intent permit coverage from the Wisconsin Department of Natural Resources. • This in-fill development is subject to amended Wisconsin Administration Code NR 151.12 requirements. Provide overall total suspended solids (TSS) removal of 40- percent. • The house pad shown on Lot 13 does meet rear setback requirements. • Provide a calculation for new impervious area proposed by the development (include driveways, houses, sidewalks, patios, etc.). • Related to proposed grading plan: . Provide information for the building finished floor and garage floor elevations relative to the proposed yard grades. . Maximum allowable slope of 4:1 has been exceeded at Lot 16 south property line. • Provide an erosion control plan. • Confirm that culverts will be required under each driveway to South 51st Street. Provide culvert information on the plans if necessary. • Related to proposed storm sewer system: . Provide a minimum easement width of 15-feet along Lot 15 south property line. Storm sewer pipe shall be centered in the easement. . A minimum separation of 7.5-feet is necessary between storm sewer pipe and transformer pad edge at southeast corner of Lot 15. Adjust easement as necessary within front yard. . Provide a storm sewer manhole detail. Public storm sewer manholes require a Neenah R-1661 frame and grate. . The public storm installation shall be subject to City of Greenfield inspection. • A driveway permit from the City of Greenfield will be required for each connection to South 51st Street and South 52nd Street.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the April 19th Common Council meeting.

Roman Berendt was present to answer questions.

7 PC 4-12-11 Motion by Mayor Neitzke, seconded by Ald. Kastner to recommend approval of a Final Plat approval for a six-lot single-family subdivision called “Meadows of Greenfield Add’n #1” at the 4300 block of S. 51st Street and S. 52nd Street; subject to Plan Commission and staff comments, and authorize this item to be expedited to the April 19th Common Council meeting. Note: Previous approval of this exact same Final Plat layout occurred in 2005 but with a different owner/developer. Tax Key #602-9999-003 & 602-9999-004. Motion carried unanimously.

8. Qing (Sherry) Zheng, 108 W. Fulton Street, Edgerton, WI 53534, requests a Special Use approval for a proposed Chinese-style take-out restaurant called “Eat Rice” in one of the tenant spaces of the retail strip center at 7420 W. Holmes Avenue, Tax Key #617-9975-020.

1. Background: Ms. Zheng requests a Special Use Permit to open ‘Eat Rice’, a Chinese take- out restaurant, in the retail strip center at the NW corner of 74th and Holmes. The space was formerly occupied by Front Row Ticket. See attached plan details which include: project description, floor plan, and pictures of: type of kitchen equipment, comparable Chinese restaurant operation, and building space. 2. Parking/Traffic Flow/Access/Curbed Parking Lot: Parking for the strip center is on the south side of the building. Since this is a take-out style restaurant, sufficient parking for customers for all the tenants should be readily available. Since Bonnie Management is also the owner of the ‘GF Place’ property immediately to the east, ample parking for employees of the businesses in the center – if ever need be, could be shifted to that location. 3. HVAC/Utility Box Screening: Ventilation equipment will need to be ULI listed. Ventilation should occur to the back of the building. 4. Signage: New tenant will need to follow the Master Sign Plan that Bonnie Management has for this building. 5. Dumpster/Screening/Gated (materials used): Verification is needed that dumpster enclosure at the north end of this building is properly sized now that a food use has been proposed; historically the building tenants have been retailers only, no food uses. 6. Hours of Operation: 11 a.m. – 10 p.m., 7 days a week. 7. Fire Department: The tenant must have a ‘hood and duct fire suppression’ system. The building is sprinklered.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize the public hearing process to proceed.

Sherry Zheng was present to answer questions. Ald. Kastner asked if any special garage pickup would be needed for food grease. Ms. Zheng responded that grease is generally picked up once a week. Ald. Kastner stated that, as a courtesy to the neighboring business, there should be nothing stored outside on the north side of building

Motion by Ms. Hallen, seconded by Mayor Neitzke to recommend approval of a Special Use approval for a proposed Chinese-style take-out restaurant called “Eat Rice” in one of the tenant spaces of the retail strip center at 7420 W. Holmes Avenue, subject to Plan Commission and staff comments, and authorize the public hearing process to begin. Tax Key #617-9975- 020. Motion carried unanimously.

8 PC 4-12-11 9. Dawn Gonyo, Playoffs Pub & Grill, 8117 W. Euclid Avenue, Milwaukee, WI 53219 requests a Special Use Review as the new operator of the former ‘Fat Boy Tavern’ at 8222 W. Forest Home Avenue, Tax Key #605-0170.

1. Background: Ms. Gonyo requests a Special Use Review as the new operator of the former Fat Boy Roadhouse business at this property to be called Playoffs Pub & Grill. The property owner will remain B & A Investments (i.e. ‘Penny Mustard’ owners). Attached is her Description of Proposal outlining various site/building improvements and operational elements. 2. Architectural Review/Exterior Materials: The new tenant indicates the building will be repainted earth tone colors; review by the Inspection Dept. prior to painting getting started. 3. Signage: Permitting needed when new signage 4. Dumpster/Screening/Gated (materials used): Ms. Gonyo indicates they will create a garbage enclosure in the far corner of the parking lot; permit is required prior to installation. 5. Landscaping/Buffer Yard: Ms. Gonyo indicates they will plant the required shrubbery and two street trees along Forest Home. These trees need to be planted within 90 days of opening. 6. Landscaping Cash Deposit/Letter of Credit: 125% of the landscaping costs with 30% retained for two years after initial planting. Furthermore, an on-going condition of approval will be that the landscaping will be subject to annual review by the City to make sue all landscaping features are still being maintained, and that any dead/dying landscaping be replaced as necessary. 7. Street Trees: Review needed with the City Forester prior to planting of the appropriate species and placement. 8. Hours of Operation: Monday – Thursday 2pm – 2am; Friday to Saturday 11 am – 2 am 9. Miscellaneous: • The proposed conversion of the upstairs into an apartment will need a special use, and the reference to getting “… the kitchen cleaned up and re-operating again…” will need coordination/permitting with the Health Dept. and Inspection Dept. • The Description letter makes a reference to “…five gambling machines, pull tab machine, and a Mega touch on the bar…”. Further review is underway as whether or not this is even allowed in the city. • The Description letter makes a reference to live entertainment on Friday/Saturday nights. Ultimately the CC will consider that aspect as part of an Entertainment License, but it may be possible the frequency of these types of events will be limited.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the April 19th Common Council meeting.

Dawn Gonyo was present to answer questions. Discussion occurred on gaming devices and how these are regulated by the State; therefore it was decided that any references to these devices be removed from this request and left up to the State going forward. Also, the landscaping that was required be implemented by Fat Boy and was never completed will need to be completed by the new operator as per staff comments.

Motion by Mayor Neitzke, seconded by Ald. Kastner to recommend approval of a Special Use Review for Dawn Gonyo, as the new owner of Playoffs Pub & Grill, 8222 W. Forest Home Avenue (former “Fat Boy Tavern”), subject to Plan Commission and staff comments, and authorize this item to be expedited to the April 19th Common Council meeting. Tax Key #605- 0170. Motion carried unanimously.

9 PC 4-12-11 10. Discuss Plan Commission Waiver to retain two separate driveway approaches on each of the following lots which are impacted due to the 2011 street reconstruction project in this area: • Jude Lehrer, 4410 W. Wanda Avenue; Tax Key # 666-8932 • Sonja Hettwer, 4332 W. Wanda Avenue, Tax Key #666-8951

BACKGROUND:

Greenfield Capital Improvement Program - Street Reconstruction and Storm Sewer, Project 2005 #6. Lehrer has an existing asphalt slab; Hettwer has an existing stone parking area, both of which have been there for decades. Municipal Code Sec 9.12 (Ord #1660) allows only one driveway approach per residential property, unless in a circle drive configuration. More than one driveway approach requires Plan Commission approval, per Sec 9.12. In other CIP projects (Anthony, Shirley Crest, Brookdale, etc.) Engineering Dept has designed street reconstruction to comply with Code.

FINANCIAL: -Waive the $150 Planning Commission application fee for both residents for this request. -Per 2011 Assessment Policy, “widening of an existing driveway and/or a second driveway approach” is assessed at 100% of the contract bid price + 20%. -If the second concrete approach does get installed, assessment for approximately 135 sf of concrete would be $675.

RECOMMENDATIONS: Engineering Division recommends approval of retaining access to the existing second driveway, in it’s existing condition, with the stipulation that upon change of property ownership, second driveway must be removed at owner expense. Concrete approach to second driveway will not be installed as part of Street Reconstruction Project 2005 #6.

Mayor Neitzke pointed out that due to physical limitations the property owners were not able to attend tonight’s meeting.

Motion by Mayor Neitzke, seconded by Ald. Kastner to recommend approval of a Plan Commission Waiver to retain two separate driveway approaches on each of the following lots which are impacted due to the 2011 street reconstruction project in this area: • Jude Lehrer, 4410 W. Wanda Avenue; Tax Key # 666-8932 • Sonja Hettwer, 4332 W. Wanda Avenue, Tax Key #666-8951 Subject to Plan Commission and staff comments, and authorize this item to be expedited to the April 19th Common Council meeting. Tax Key #666-8932 and 666-8951. Motion carried unanimously.

11. Continue the process of reviewing/updating the Sign Code. Mr. Erickson distributed a portion of the Sign Code pertaining to changeable copy. Mayor Neitzke said that he had attended the ICC meeting with mayors from other communities and one of the topics was implementing consolidation efforts to save money. The topic of a uniform sign code came up so that one city/village doesn’t “play off” the other.

No action was taken on this item and it will be placed on a future agenda for further discussion.

10 PC 4-12-11 12. Community Development Director Report. Mr. Erickson spoke on the parcel at 119th & Edgerton that borders Hales Corners and how there is renewed interest in the Hales Corners portion of this property for a 40 unit Community Based Residential Facility. A meeting was held with representatives from the Whitnall School District about a new football field, track, bleachers, concession stand, locker room, softball field, soccer field, parking lot alterations, refurbishing of the tennis court and parking lot and fixing up the baseball field. Their presentation will come before the May Plan Commission. Also, there was a meeting about a possible car wash going in at the vacant parcel next to Aldi on Hwy. 100 & Cold Spring Road.

13. Motion by Mr. Marciniak, seconded by Ald. Kastner to adjourn the meeting at 7:35 p.m. Motion carried unanimously.

14. The next meeting of the Planning Commission will be held at the Greenfield City Hall on May 10, 2011 at 6:30 p.m.

Respectfully submitted,

Alison J. Meyer Recording Secretary

Distributed April 21, 2011

1 PC 5-10-11 MINUTES OF THE PLANNING COMMISSION MEETING HELD AT THE GREENFIELD CITY HALL ON TUESDAY, MAY 10, 2011

1. The meeting was called to order at 6:30 p.m. by Mayor Neitzke

ALSO PRESENT: Chuck Erickson, Community Development Manager Chief Francis Springob, Greenfield Police Dept. Capt. Paul Schlecht, Greenfield Police Dept. Ald. Tom Pietrowski

2. Motion by Mr. Hess, seconded by Mr. Marciniak to approve the minutes of the April 12, 2011 Regular Meeting minutes. Motion carried 6-0-1 with Mr. Dorszynski abstaining.

3. Discussion regarding the Common Council meetings held on April 19th & May 3rd. At the April 19th meeting the Avis special use public hearing was held and their request was denied. The Kopp’s garden plan, the Final Plat for Meadows of Greenfield #1, and the Laureate Group’s request for the “institutional pharmacy” were approved.

There were no Plan Commission items at the May 3rd Common Council meeting.

4. Presentation by Graef entitled “76th Street – Creating an Urban Place” (includes area from I-894 to Southridge and along commercial corridors of Layton & Edgerton). [[This presentation and follow-up questions/answer session is anticipated to take approx. 30 - 40 minutes. Action on the rest of the agenda will begin at that time. Members of the Community Development Authority will be invited to attend this portion of the Plan Commission meeting and so it is possible a quorum of the CDA may be in attendance.]]

At this time the meeting was moved to Room 105 due to technical difficulties, where Graef proceeded with their power-point presentation. Upon completion of the presentation the Planning Commission meeting resumed at 7:35 p.m. in the Council Chambers.

5. Barbara May, P.O. Box 212, Greendale, WI 53129, represented by J. Bushnell Nielsen, Reinhart Boerner Van Deuren, N16 W23250 Store Ridge Drive, Suite 1, Waukesha, WI 53188 requests a Certified Survey Map approval which splits the lot at 5520 W. Layton Avenue into two parcels, Tax Key #602-9943-001.

1. Background: As per an explanation letter from the attorney assisting the family in this situation, the property was previously owned by Barbara May’s mother. The mother’s will deeded the east half (proposed Lot 2) of the property to Barbara and the west half (proposed Lot 1) to her brother, Thomas May. However, the property was not subdivided, and the entire property was conveyed to Barbara May and Thomas May.

2 PC 5-10-11 When Thomas May died, his interest in the property went to his wife, Linda May. Linda May has recently died, and her will gives her interest in the property to three beneficiaries, Barbara May, Patrick Lanphier and Nancy Romandwich. Barbara May requests that the property be divided by CSM so the estate of Linda May can receive its interest in the property.

The existing parcel size is big enough to meet C-2 minimums for both parcels (i.e. the requirements are 150’ frontage & 30,000 s.f.). Lot 1 is 150’ wide and 42,700 s.f.; Lot 2 is 150’ wide and 41,100 s.f. 2. Storm Drainage/Grading (lot & building): Staff is aware that probate/estate matters have created the need for this CSM to be proposed in this manner, but it’s also important to take this opportunity to discuss some practical aspects which could become relevant in the future. The existing topography currently ‘drops’ 6’ – 7’ north of the sidewalk so that is a challenge to begin with as one lot, but then the act of splitting it may make it even harder to sell/develop. This parcel is predominately open space. Since stormwater management requirements – both of MMSD and City – will be enacted whenever a development proposal(s) may be presented, that type of proposal(s) will naturally have ‘new impervious surface area’ (i.e. building pad & parking lot) being created. How those features will be incorporated into a site plan(s), will need to be evaluated by any potential buyer(s). It is possible that having one storm basin, instead of two basins, may work in this setting. 3. Utilities: There are three storm laterals which go into the lot R-O-W line. There is one sanitary sewer lateral which goes from the center of Layton to the existing house. The 15” sanitary main is at the center of the inner west-bound lane of Layton. There is a 16” water main under the north sidewalk. 4. Outside Agencies: The CSM is being reviewed by Milw. County Register of Deeds, and City Engineering staff. All corrections, if any, must be completed before recording. The applicant needs to be informed of the following: provided that a) the necessary approvals have been obtained; b) the original CSM map is in order; and c) all applicable charges have been paid, applicant must submit a final signed and notarized CSM to the Engineering Dept. for recording. The City requires a minimum of seven (7) working days to perform its final processing and recording of the CSM. If the applicant requires the CSM to be recorded on, or by a specific date, plan for appropriate lead-time to be sure to submit the necessary materials to the City allowing for its processing time. Failure to submit the necessary materials with the CSM for recording, may cause additional recording delays. 5. Miscellaneous: The west half technically is still within the Honey Creek floodplain. However, SEWRPC is working on a re-mapping of the entire Honey Creek is so that eventually a “LOMAR” (Letter of Map Revision) to FEMA will be done.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the May 17th Common Council meeting.

Mrs. May was present to answer questions.

Motion by Ald. Kastner, seconded by Mr. Marciniak to recommend approval of a Certified Survey Map which splits the lot at 5520 W. Layton Avenue into two parcels, subject to Plan Commission and staff comments, and authorize this item to be expedited to the May 17th Common Council meeting. Tax Key #602-9943-001. Motion carried unanimously.

3 PC 5-10-11 6. Dawn Bourseau, McDonald’s USA, 4320 Winfield Road, Warrenville, IL 60555, represented by James Leedom, Sigma Development, 1300 W. Canal Street, Milwaukee, WI 53233, requests a Certified Survey Map approval as part of the construction of the new McDonald’s Restaurant at 5040 S. 76th Street, Tax Key #617-9975-029 & 617-9975-031.

1. Background: One of the staff review comments during the Site/Building/Landscaping process for the new building was that the two parcels be combined into one lot via a CSM. The attached CSM provides for that modification. 2. Outside Agencies: The CSM is being reviewed by Milw. County Register of Deeds, and City Engineering staff. All corrections, if any, must be completed before recording. The applicant needs to be informed of the following: provided that a) the necessary approvals have been obtained; b) the original CSM map is in order; and c) all applicable charges have been paid, applicant must submit a final signed and notarized CSM to the Engineering Dept. for recording. The City requires a minimum of seven (7) working days to perform its final processing and recording of the CSM. If the applicant requires the CSM to be recorded on, or by a specific date, plan for appropriate lead-time to be sure to submit the necessary materials to the City allowing for its processing time. Failure to submit the necessary materials with the CSM for recording, may cause additional recording delays.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the May 17th Common Council meeting.

Motion by Ms. Hallen, seconded by Ald. Kastner to recommend approval of a Certified Survey Map as part of the construction of the new McDonald’s Restaurant at 5040 S. 76th Street, subject to Plan Commission and staff comments, and authorize this item to be expedited to the May 17th Common Council meeting. Tax Key #617-9975-029 & 617-9975-031. Motion carried unanimously.

7. Donald Chaput, Chaput Land Surveys, 234 Florida Street, Milwaukee, WI 53204, on behalf of Sears Holding Corp., requests a Certified Survey Map approval which creates three lots for the existing parcel that actually straddles the City/Village corporate limit line but which includes Sears Automotive (Greenfield), Sears building (Greendale – Southridge Mall), and the vacant Home-Life Building, 5200 S. 76th Street, Tax Key #650-8999-001. [[Separately, the Village of Greendale has been given the same CSM for their review/approval also.]]

1. Background: Sears wants to create a separate lot where the vacant “Home Life” building is located. Apparently the Simon Group – major mall anchor – wants to buy the land and then remove the building, at least for the time being, to improve the “…from 76th St. visibility…” perspective. Separate tax key parcels existing now for the respective Greenfield and Greendale parcels, but the legal description will still reflect the straddling of the municipal corporate limit lines. The Village of Greendale will be making a similar review of the proposed CSM. 2. Outside Agencies: The CSM is being reviewed by Milw. County Register of Deeds, and City Engineering staff. All corrections, if any, must be completed before recording. The applicant needs to be informed of the following: provided that a) the necessary approvals have been obtained; b) the original CSM map is in order; and c) all applicable charges have been paid, applicant must submit a final signed and notarized CSM to the Engineering Dept. for recording. The City requires a minimum of seven (7) working days to perform its final processing and recording of the CSM. If the applicant requires the CSM to be recorded on, or by a specific date, plan for appropriate lead-time to be sure to submit the necessary materials to the City allowing for its processing time. Failure to submit the necessary materials with the CSM for recording, may cause additional recording delays. 3 PC 5-10-11 Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the May 17th Common Council meeting.

Mr. Chaput was present to address any questions.

Motion by Ms. Hallen, seconded by Mr. Marciniak to recommend approval of a Certified Survey Map approval which creates three lots for the existing parcel that actually straddles the City/Village corporate limit line but which includes Sears Automotive (Greenfield), Sears th building (Greendale – Southridge Mall), and the vacant Home-Life Building, 5200 S. 76 Street, subject to Plan Commission and staff comments, and authorize this item to be expedited to the May 17th Common Council meeting. Separately, the Village of Greendale has been given the same CSM for their review/approval also. Tax Key #650-8999-001. Motion carried unanimously.

8. Robert Griffiths, W.I. Numismatics, 7198 Earl Avenue, PO Box 461, Greendale, WI 53129, requests a Special Use in order to open a retail coin shop in the Omega Retail Center, 4633 S. 108th Street, Tax Key # 609-0033-001.

1. Background: Mr. Griffiths presently sells coins, and quilting accessories and fabric out of his home in Greendale, and wants to expand into a storefront, or specifically the Omega/Bouraxis Retail Center at this location on Hwy. 100th, just north of Layton. 2. Signage: Will need to follow the master sign plan for the site which is individual ‘blue’ letters for the wall sign. 3. Hours of Operation: Needs to be identified. 4. Miscellaneous: Excerpts of the ZC and SIC book are attached. It’s the ‘retail coin shop’ aspect – as opposed to the ‘quilting’ element – which has led staff to place this proposal in the SIC category (#5999) entitled “Miscellaneous retail stores, not elsewhere classified”. This category has an “S” or special use.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize the public hearing process to proceed.

Mr. Griffiths was present to answer questions. Mr. Hess questioned the quilting component of the business to which Mr. Griffiths responded that currently they run both a coin business and a quilting business out of their Greendale home. He wants to use this space to combine both their specialties of coins and quilting in one space. He also stated that the purchase of jewelry and scrap gold is approximately 5% of his business. He stated that he is familiar with Greenfield’s ordinances on re-selling merchandise.

Motion by Ald. Kastner, seconded by Mr. Marciniak to recommend approval of Special Use in order to open a retail coin shop in the Omega Retail Center, 4633 S. 108th Street, subject to Plan Commission and staff comments, and authorize the public hearing process to begin. Tax Key # 609-0033-001. Motion carried unanimously.

9. Matthew Karshna, Whitnall School District, 5000 S. 116th Street, Greenfield, WI 53228, represented by Mark Lewandowski, Eppstein Uhen Architects, 333 East Chicago Street, Milwaukee, WI 53202 requests a Site/Building/Landscaping Review as part of a multi-year project to improve/construct/renovate outside athletic facilities, concession/restroom/team room building, buildings & grounds storage building, and parking lots at the Whitnall High School, Tax Key #612-8978-003.

4 PC 5-10-11 1. Background: The Whitnall School District (WSD) has proposed major improvements to the high school athletic fields and other site renovations on a phased time-line (2011 & 2012) which will involve the following:

• New artificial football/soccer field and track & field elements • New Bleachers/press box • New concession/restroom/team rooms building • Renovate existing baseball field • Relocate existing softball field • Improve some of the vehicular access lane(s) • New building & grounds building • Renovate tennis courts, and 3 new courts • Renovate existing parking, and add a new 70 stall parking lot near the SE corner of the high school building.

Part of the submittal package includes color renderings, graphic master plan schedule, narrative time-lime for the various site improvements, and grading/storm main plans. 2. Architectural Review/Exterior Materials: When it’s time for construction next year, State-approved building plans would be needed for the bleachers/press box combination, and the building which will include the concessions/restrooms/team rooms. This summer a new Buildings & Grounds building (40’ x 50’) is scheduled for construction, and its location is near the new parking lot on the east side of the site. A City building permit will be needed for these construction activities. 3. Parking/Traffic Flow/Access/Curbed Parking Lot: The new parking lot by the SE corner of the high school building will be readily accessible via the roadway system on the east side of the parcel. Also, an improved access roadway to/from the various field areas is to be constructed. 4. Storm Drainage/Grading (lot & building): A stormwater management plan is being prepared to support the various drainage-related improvements proposed as part of this project including, but not limited to, such things as: integrated underdrain system for the football field; softball/baseball/soccer fields underdrain system; constructing a second storm basin; strategic placement of yard-drains; bio-retention facilities by the new parking lot and baseball outfield; and extension of a City storm main under the north end of the soccer field. This plan will work in conjunction with actual grade changes of approx. 2’ – 4’ in the natural field areas (i.e. soccer and softball), while the football field/track will have some limited grade change (+/- 1’). 5. Lighting (building & site): A lighting layout for the football/soccer field is included in the packet which proposes: four light poles with 90’ fixture mounting heights. As most folks are aware, the football field has been lighted for many years. 6. Utilities: Part of the construction of the concession/restroom building will include a sanitary force main and water lateral extension. 7. Dumpster/Screening/Gated (materials used): When the concession stand/restroom building is ready for construction, a design will be needed for the refuse/dumpster enclosure unless all the refuse will simply be taken to the existing high school enclosure. 8. Fencing: A retaining wall is proposed for the south side of the football field, and it has a height upto 6’ above-grade. Cross-section plans, with fencing on-top of the retaining wall will be needed as part of that project. 9. Outside Agencies: MMSD will be involved in the stormwater management plan review. Some DNR review has occurred already related to potential wetland issues. 10. Erosion Control: Needed from the Engineering Office prior to any site work starting.

5 PC 5-10-11 11. Engineering Comments: • A vacation of South 112th Street and West Carpenter Avenue dedicated right-of-way should be initiated. • Provide “Impervious Area Calculation Form” (Appendix A) from the Greenfield Infrastructure and Development Design Manual. • Proposed development shall comply with applicable storm water requirements of City of Greenfield Chapter 30, MMSD Chapter 13, and Wisconsin Administrative Code NR 151.12. • Obtain approval from Wisconsin Department of Natural Resources and U.S. Army Corps of Engineers for proposed wetland fill. • Obtain Wisconsin Department of Transportation drainage review and approval for detention pond discharge to Interstate Highway “43”. • Review and approval is necessary from Milwaukee Water Works for any proposed modifications to the existing water main system. • Handicap accessible parking has been proposed at north side of the gymnasium. Recommend a carriage walk installation between this parking area and football stadium entrance. • Provide the City of Greenfield with signed and sealed structural shop drawings for proposed retaining walls (4 feet in height or greater) prior to the start of construction. • During extreme storm events, South 116th Street currently overflows into the existing detention basin that had been provided for the gymnasium addition project. Verify this overflow route under proposed conditions. • A bio-retention facility has been proposed northeast of the baseball field. An existing retaining wall within the Falcon Glen development is situated in close proximity. The overflow spillway shall not be directed due east because of the potential to compromise this retaining wall. • A minimum 12-inches of freeboard is required to protect structures from flooding during the course of a 100-year storm event. The available freeboard shall be the elevation difference between the lowest building opening and the high water level obtained in a 100-year design storm. • The eventual Storm Water Management Plan is subject to Engineering staff review and comments, including: . Existing conditions model shall reflect detention provided in conjunction with the gymnasium addition project (see “Detention Basin Design Calculations for Whitnall High School” dated May 17, 1999). . Demonstrate adequate overland conveyance for all tributary area to the applicable storm water device during the course of a 100-year storm event. . The proposed project will require a 40-percent total suspended solids (TSS) removal rate. . Submit storm sewer calculations. • Address maintenance access requirements to the wet detention pond and both bio- retention facilities. The access provision is subject to review and approval by the Division of Public Works. • Provide a revised storm sewer outfall location for existing 15-inch end section located northwest of the gymnasium. • Related to the proposed public storm sewer extension from South 116th Street right-of- way:

6 PC 5-10-11 . Provide a 25’ public storm sewer and drainage easement centered upon pipe. . The engineering documents shall include a plan and profile sheet. . Existing 48-inch culvert crossing has a capacity of 183.4 cfs. The storm sewer extension shall convey this flow with a maximum velocity of 12.5 feet-per-second. Introduce sufficient drops in all storm structures to keep the hydraulic gradeline within the pipe.

• Provide an erosion control blanket for all proposed slopes 4:1 or greater and within all swales to quickly establish vegetation prior to erosion by concentrated flows. • An erosion control permit is required from the City of Greenfield.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the May 17th Common Council meeting.

Given this is a phased multi-year project, staff is prepared assuming favorable Plan Commission action, to handle all the construction/improvement-related aspects internally without coming back to the Plan Commission. However, since there are two buildings to be constructed as part of this overall plan – Buildings & Grounds structure and the concession stand/restrooms/team rooms structure – and specific building plans/elevations haven’t been prepared yet, there is a need to discuss the Plan Commission preference on whether or not those improvements need to return to the Plan Commission and then onto the Common Council prior to any building permit being issued.

Matthew Karshna, and representatives of Eppstein Uhen Architects and RA Smith National were present to answer questions. Ms. Hallen asked how the project will be funded to which Mr. Karshna replied that the Whitnall School District has approved a bond not to exceed $6.5 million to finance this project. Ald. Kastner said that approval of this bond was last year, the issuance of the bond occurred in April.

The Plan Commission consensus was that when preparations for the building construction is being done, those aspects need to return to the Plan Commission/Common Council for review/approval prior to construction.

Motion by Mayor Neitzke, seconded by Ald. Kastner to recommend approval of a Site/Building/Landscaping Review as part of a multi-year project to improve/construct/ renovate outside athletic facilities, concession/restroom/team room building, buildings & grounds storage building, and parking lots at the Whitnall High School, subject to Plan Commission and staff comments, and authorize this item to be expedited to the May 17th Common Council meeting. Tax Key #612-8978-003. Motion carried unanimously.

10. Michael Lynch, Davita Inc., 661 Woodcrest Lane, Lemont, IL 60439, represented by William Davison, Davison Smith Certo Architects, 26031 Centerridge Road, Westlake, OH 44145, requests a Site/Building/Landscaping Review in order to do site/building modifications to enable Davita Dialysis to occupy a 10,500 s.f. portion of the vacant ‘Ethan Allen’ building at 7740 W. Layton Avenue, Tax Key #605-9944-011.

1. Background: Davita Dialysis is proposing to occupy a 10,500 s.f. portion of the vacant building at 7740 Layton. The other 6,100 s.f. portion of the building remain vacant until a for the time being while a tenant is found. The current Davita building at 43rd & Loomis would close. The need for PC review is the proposal to create a drop-off entry-way at the SE corner of the building. See attached Description of Proposal.

7 PC 5-10-11 2. Architectural Review/Exterior Materials: The major building change is the proposal to remove a portion of the SE corner. Approx. 22’ from the south wall and 22’ from the east wall would be removed and to create a covered drop-off entry-way. The intention is to re- finish and match the exterior EIFS and masonry. South side windows will be ‘closed up’ and new windows to be installed on the east elevation. 3. Parking/Traffic Flow/Access/Curbed Parking Lot: See Engineering Comments. Also, a total of 42 parking stalls remain on the parcel and the Description of Proposal makes a reference to number of employees and patients, however it’s uncertain what that time frame is for (i.e. one 24 hour period or one 8 hour shift or ). Plus there is a reference for a training room to accommodate 20+ people 1 – 3 times monthly.

• The building total square footage = 16,700 s.f. ÷ 1,000 = 16.7 stalls/1,000 s.f. • 42 stalls ÷ 16.7 = 2.5 stalls/1,000 s.f. provided. • Since this building historically had been used as a furniture store, the adequacy of available parking rarely was ever a problem. The ZC ratio for ‘furniture stores’ is 1.5 stalls/1,000 s.f. • Ratio for an ‘office’ use is 3.3 stalls/1,000 s.f. • Ratio for a ‘retail’ use is 5 stalls/1,000 s.f. • Ratio for a ‘medical’ use is 10 stalls/1,000 s.f.

While there may be sufficient parking for Davita, someone still needs to verify the adequacy of parking for the site as a whole for this single use, and also factor-in a type of user potentially for the vacant building space. The staff concern is that if a “permitted use” wants to go into the vacant space at some point, the nature of that use(s) could compound a situation which likely is already “site poor” for adequate parking.

The applicant needs to provide some idea of how many people are present during business hours to validate the requests amount of parking spaces. Information should be provided on parking lot usage during peak time hours to demonstrate how this compares with spaces on the site.

This may be stating the obvious, but depending upon the type of delivery truck (i.e. semi in particular), it may be difficult for that type of vehicle to get though the narrow east lot since they will need to back-up into the loading dock. 4. Storm Drainage/Grading (lot & building): There are two catch basins in the parking lot. 5. Dumpster/Screening/Gated (materials used): A maze entry-way wall alignment, or a service door alignment will need to be installed within the enclosure wall/ 6. Landscaping/Buffer Yard: A landscape plan has been prepared for the curbed landscaped island where the drop-off feature is provided. However, there are possibilities for improved landscaping effort particularly on the south side of the parking lot. Even though there is a sanitary sewer easement in this area, something other than grass is needed. 7. Landscaping Cash Deposit/Letter of Credit: 125% of the landscaping costs with 30% retained for two years after initial planting. Furthermore, an on-going condition of approval will be that the landscaping will be subject to annual review by the City to make sue all landscaping features are still being maintained, and that any dead/dying landscaping be replaced as necessary. 8. Hours of Operation: 24/7 as per the Description of Proposal. 9. Erosion Control: See Engineering Comments. 10. Miscellaneous: A state plumbing plan approval is required (there are over 16 fixtures).

8 PC 5-10-11 11. Engineering Comments: • Provide “Impervious Area Calculation Form” (Appendix A) from the Greenfield Infrastructure and Development Design Manual. • Related to the proposed parking lot: . Provide a “Do Not Enter” sign at southwest corner of proposed landscape island for patient drop-off area. . The site plan indicates four parking stalls located west of the entrance to vacant building space. Relocate these stalls to other side of the drive aisle. Provide a handicap accessible parking space in this area for future tenant. • Remove existing asphalt and provide additional landscape materials at the following locations: . Stripped island at driveway entrance to West Layton Avenue (CTH ‘Y’). . Along east side of the building, immediately adjacent to all regular parking stalls. . Asphalt area located in front of the vacant (west) building space entrance that proves unnecessary for parking and drive aisle configuration. • Provide topographic survey information for the development of final plans. Provide detailed pavement spot grades and ensure positive drainage for all proposed improvements. • In accordance with ADA requirements, confirm a maximum pavement slope of 2- percent in all handicap accessible parking areas. • An existing 10’ sanitary easement (Document #4805571) encumbers the property along West Layton Avenue (CTH ‘Y’). In the event that the existing monument sign is not utilized, ensure that proposed improvements remain outside this easement. • An erosion control permit will be required from the City of Greenfield if total land disturbance exceeds 3,000 square feet.

Recommendation: Approve subject to Plan Commission and staff comments. However, referral to the Common Council for final approval should be ‘held’ until the June 21st Common Council meeting to allow sufficient time for appropriate plan updates to be submitted (FYI – there isn’t any Common Council on June 7th).

Michael Lynch was present to answer questions. He spoke on the proposed parking layout and the “greenbelt” and landscaping plans that they plan on implementing along Layton Avenue. Mayor Neitzke noted that to make these changes would severely hamper future uses at the property and the landlord needs to be aware that the parking availability is a real concern. He also noted that there are fairly significant changes being made to this building and site. While it is okay to proceed with interior work, Mayor Neitzke said to Mr. Lynch that if they want to have earlier City action on this request, which would be at the May 17th Council meeting, then updated site plans and responses to the parking-related aspects in the staff comments would have to be prepared and submitted to staff prior to that meeting.

Motion by Mayor Neitzke, seconded by Ms. Hallen to recommend approval of a Site/Building/Landscaping Review in order to do site/building modifications to enable Davita Dialysis to occupy a 10,500 s.f. portion of the vacant ‘Ethan Allen’ building at 7740 W. Layton Avenue, subject to Plan Commission and staff comments, and authorize this item to be expedited to the May 17th Common Council meeting, with the understanding that if updated plans and responses aren’t provided by May 17th, then this item will be held over to the June 21st Common Council meeting. Tax Key #605-9944-011. Motion carried unanimously. 9 PC 5-10-11 11. David Ausloos, 1490 Properties, PO Box 57, Elm Grove, WI 53122, represented by Peter Renner and Jeff Natrop, Renner Architects, 643 E. Erie Street, Milwaukee, WI 53202 requests a Conceptual Project Review for a proposed new car wash and vehicle lubrication facility, with ‘detailing’ bays and exterior vacuums at 4201 S. 108th Street, Tax Key #566-9962-001.

1. Background: Preliminary proposal is for a car wash/quick lube/detailing building (15,000 s.f.) on a 2.1 acre parcel at 4201 S. 108th St. See attached narrative from Mr. Ausloos includes a description of this proposal as it relates to these various project elements, his professional background, and a reference as to “why” this type of proposal at this location. 2. Architectural Review/Exterior Materials: A color rendition of the proposed building design is attached. Masonry materials and standing-seam metal roof would be the main exterior materials. Although more detailed building elevations would be presented at a later date, it should be noted that making sure the southern elevation should be designed well, given that its main exposure will be toward Aldi to the south and their new building. 3. Parking/Traffic Flow/Access/Curbed Parking Lot: Both the proposed site plans (i.e. initial plan and alternative plan) include super-imposing the building foot-prints of both the Nissan dealership to the north and the new Aldi to the south. While the ‘alternative’ plan shifts the building pad to the west approx. 15’– and creates the potential for an inter-connect with Aldi as a potential idea – it becomes easy to note the significant difference in how the ‘front-of-the-building alignment’ compares. It is true that the existing structure (house) has a similar front yard setback as the Sudz site plan(s) proposes, but staff believes there is a difference in why that house-converted-to-a-commercial-building was located there many years ago, versus the potential placement of a new, larger, and actual commercial building. The new Aldi building being shifted further to west as per their own site desires, also creates a greater awareness of the disparity on these front setbacks.

Staff believes that this building should be shifted further to the west due to the above for site aesthetic purposes on one hand, but on the other hand, for practical reasons. The topography of the land “runs” from west to east (i.e. 3’ grade difference). Stormwater drainage tends to operate better if the drainage is “working with the land” instead of “bucking it”. Certainly via grading and storm main layouts, water can be made to ‘run’ from east to west here, but the other immediate concern is “…Where will the storm water runoff be directed to if the basin is on the west end?...”. Those type of options would need to be evaluated as part of the future stormwater management plan and design.

Staff collectively has a real concern about having 22 vacuum spaces, with the proposed design as shown on the color rendition, so prominent in the front of the property. Mr. Ausloos knows his business and whether or not there is a demand for that many vacuums at one time. Furthermore, then there is 16 additional stalls further west along that north lot line. However, the vacuums are an ancillary feature of this use, and as such, need to be much further away from the front of the main quick/lube building which really is the ‘face’ to this proposal. 4. Storm Drainage/Grading (lot & building): See above and Engineering comments. The reality of this site within this particular area, is that stormwater drainage is a challenge whether the runoff is directed toward Hwy. 100 or toward Wildcat Creek. This parcel naturally will be part of the Hwy. 100 “drainage area”, and actually a storm retention basin would be beneficial in better controlling the rate of run-off to Hwy. 100. It is also possible that a basin on the east side of the parcel can be designed in a manner with landscaping and maybe with some type of aeration, that it can become an entry-way feature. 5. Landscaping/Buffer Yard: The C-3 landscape ratio of 20% is easily met given the depth of this parcel, but the benefit of that landscaping (i.e. front of the property) is lost with either of the proposed site plans. 10 PC 5-10-11 6. Miscellaneous: Excerpts of the Zoning Code and the SIC references are attached. 7. Engineering Comments: • Inspection Services Division shall approve all demolition of existing structures. Properly abandon any unnecessary utility services. • Provide a review for wetlands within undeveloped west portion of the site. • Proposed development shall comply with applicable storm water requirements of City of Greenfield Chapter 30, MMSD Chapter 13, and Wisconsin Administrative Code NR 151.12. • Confirm location for proposed detention pond and outfall pipe. Based upon the existing topography, it appears more viable to situate the pond in close proximity of South 108th Street (STH ‘100’) right-of-way. • Verify handicap accessible parking requirements. • Obtain Wisconsin Department of Transportation approval for driveway entrance modification, utility connection(s), and possible storm drainage revisions within South 108th Street (STH ‘100’) right-of-way. • Obtain approval from Milwaukee Water Works for any proposed modification to the existing water main system. • An existing 10’ sanitary easement (Document #6798782) encumbers the east edge of property along South 108th Street (STH ‘100’). Ensure that the proposed monument sign remains outside this easement.

Recommendation: No formal action needed at this time. Staff supports general concept of the proposed use, but with modifications as discussed above.

David Ausloos, the applicant, and Jeff Natrop with Renner Architects were present to answer questions. Mayor Neitzke read from Mr. Weis’ comments (Note: Mr. Weis was unable to attend the meeting). Mr. Weis feels that there could be a better use for this site than a car wash and cited several nearby auto-related establishments. Ald. Kastner stated he did not like the “quonset” hut look for the vacuums, nor the green and yellow color scheme. He referenced the last building that was approved in the area, the medical office building, and how that had a lot more architectural detail.

Mayor Neitzke questioned the building setback as compared with Aldi and Nissan, and also discussed the flooding issues in this area. Mr. Ausloos explained the engineering plan would have stormwater retention on the southeast corner with another stormwater retention area in the middle area to handle water from the western part of the property. Mayor Neitzke said he’s afraid that with the additional amount of impervious surface that there will be an even bigger flooding issue in this area.

Mayor Neitzke stated the car wash use doesn’t fit this area, and pointed out all the work done by the Plan Commission and the developers of recent projects (Boucher Nissan’s modifications, the new Froedtert medical office building, the new Walmart) to ensure that the architectural elements “fit in”. He pointed out other car washes already nearby and the gas stations that have a car wash in them. He is sorry to say that he doesn’t see this as being a good fit, and that fact does not reflect whatsoever on Mr. Ausloos. Mr. Ausloos stated that he has been in the car wash business for 40 years and that all of his establishments are successful and professionally run. He has locations in Cudahy (55th & Packard), Menomonee Falls (Hwy. Q & I-75) and Oshkosh. Mr. Marciniak questioned the layouts to which Mr. Ausloos replied that they are all unique to themselves. They strive to keep current technologically and maintain an attractive appearance. As for this proposal the front of the building would have three bays for oil changes.

11 PC 5-10-11 Ald. Kastner said he feels the building is located too far east, making it stand out like a “sore thumb”. The canopy blocks the visibility to Boucher and the building blocks the visibility to Aldi. Also, where the vacuums are shown don’t allow for much room to back up before you are on Hwy. 100. He would like to see the building in line with the other nearby buildings. Mr. Natrop questioned if changes were made to the site, like as shown with layout #3, would the City be in favor of the use itself? Mayor Neitzke responded that in his opinion the scale and placement overwhelms the site in comparison to what else is there.

Conceptual review. No action needed.

12. Exchange Street, 181 River Ridge Circle South, Burnsville, MN 55337, represented by Kevin Riordan, Boerke Company, 411 E. Wisconsin Avenue, Milwaukee, WI 53202 requests a Special Use in order to open a retail business involving sale/purchase of used merchandise in the vacant “Ultimate Electronics” building at 4585 S. 76th Street; part of the business includes a jewelry center and a short-term credit/finance component, Tax Key #605-9944-013.

1. Background: Exchange Street (ES) (formerly known as Pawn America) is interested in occupying the entire 40,000 s.f. former Ultimate Electronics’ site. Attached is some detailed materials providing background on their proposal for this site. As a partial example, they buy/sell recycled merchandise, overstocks, closeouts, tools, contractor equipment, jewelry, and a short-term credit/finance component. As the materials indicate, ES nightly reports all transactions to the local police department through the use of the Automated Pawn System (or similar system), which would be consistent with the ‘secondhand’ ordinance the City has currently. Also, they do not sell guns, but may buy them; and ES does not purchase/sell any adult materials.

The need for the Special Use is two-fold: this type of business is categorized in the ZC’s SIC section as “Used Merchandise”; and a ZC amendment from 2009 which pertains to “Convenient Cash Businesses and Similar Establishments”. Attached are those related materials. 2. Architectural Review/Exterior Materials: Not Applicable Yet (N/A/Y). ES will return at the June PC for building exterior color changes. A preliminary rendition will be shown at the meeting, but essentially the brighter ‘sky blue’ band on the upper half of Ultimate becomes a darker ‘blue’, and the lower half becomes a neutral, compatible color. 3. Hours of Operation: M-F: 9 a.m. – 8 p.m.; Sat.: 10 a.m. – 8 p.m.; Sun.: 11 a.m. – 6 p.m. 4. Police Department: Copies of this material has already been forwarded to the command staff. 5. Miscellaneous: Tentative schedule: PC recommendation on Special Use on 5/10; PC recommendation on S/B/L on 6/14; public hearing on the SU at the 6/21 CC; and assuming a favorable action on the SU, then the S/B/L would occur that same evening.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize the public hearing schedule to proceed.

Kevin Riordan – Boerke Company, Chuck Armstrong – Exchange Street, Jim Rock – Cushman & Wakefield, and Jim Dentici, the property owner were present to answer questions. Mr. Riordan and Mr. Armstrong gave some background information on Exchange Street and distributed photos showing the store’s interior.

12 PC 5-10-11 Ald. Pietrowski said he supports diversity amongst businesses along S. 76th Street. Ms. Hallen commented on the wages shown in the handout that was distributed, noting sales employees are paid $10-13/hour with commission, and she also asked about the training and selection of staff. Mr. Armstrong responded that the training program is extensive. Perspective employees are profile- tested and background tested then the training begins in the sales floor, with the option to move on to the pawn side of the business, starting with lower priced merchandise and working their way up to pricier merchandise as they gain experience. There is a routine of regularly scheduled employees/manager meetings and specialists are also brought in (gemologists, etc.) to educate employees.

Mr. Hess stated he was initially opposed, and from what he has seen has grown slightly more in favor; however he’d like to be shown further evidence that this is a good idea. Mr. Riordan responded they are very involved in community outreach activities and thus are a good asset to the community.

Mr. Dorszynski questioned if, based on the size of the building (40,000 sq. ft.) if this was the best use of this space. Mr. Armstrong said they work hard to deal with the perception of “pawn” with local Chamber of Commerces and feel a bigger footprint creates a better store layout, focusing on being family-oriented, and in turn creates a more positive perspective of the industry.

Mr. Marciniak asked for a description of how transactions are handled. Mr. Armstrong said one would pull up to the front door and bring the items up to the counter to work with sales staff to determine value of the items, after which the seller’s personal information and the item’s descriptions are entered in their sales software which gets downloaded into the Police file every night.

Ms. Hallen questioned the volume of items and the amount of involvement needed by our Police Department. Capt. Paul Schlecht with the Greenfield Police said adding this operation with a 40,000 sq. ft. building would be a further drain on police resources. There already is one person on a full- time basis who deals with the second-hand establishments that are currently operating in the City. He said that as the Police Department just heard about this item a few days ago they haven’t had the time to research the impact it may have on manpower. They are in the process of researching this issue and also Exchange Street’s stores and business operations.

Greenfield Police uses the NEWPR system (NorthEastern Wisconsin Property Reporting System), therefore Exchange Street would have to use this program. Mr. Armstrong says they could use this system; at their other locations they use APS (Automated Pawn System) and an online program called LEEDS, where they have paid the local police department’s subscription to this service. The LEEDS system does not charge on a per-transaction fee. They strive to work proactively with police departments. As for storing items, Mr. Armstrong said that with a building this size storage of items for “hold periods” would not be a problem.

Mr. Dorszynski questioned the difference between a pawn transaction and a sales transaction. Mr. Armstrong said the mix is usually an average of 35% pawn, 65% loan. About 70% of merchandise is reclaimed and the remainder is sold. The items constantly vary.

13 PC 5-10-11 Capt. Schlecht gave a summary of how the tracking software works. He said there is currently one detective who solely handles secondhand merchandise transactions and has to date recovered $400,000 in stolen merchandise. He feels that to add this business could possibly require another full-time detective’s time. Mr. Dorszynski stated the cost and benefits to support the cost of adding a detective could run between $75,000-$100,000. Capt. Schlecht said the proposed ordinance had a dollar charge scale per transaction to cover the cost of the Police department’s time, which didn’t go over well with the business owners. Ald. Kastner questioned if the burden of the cost of Police staff could be placed on Exchange Street.

Chief Francis Springob stated that since May 2009 Greenfield has recovered over $451,000 in stolen merchandise. As we are part of a major metro area there will always be crime. Less than 1/2 to 1% of the transactions occurring at Greenfield’s secondhand stores are criminal. However, any criminal activity does require Police involvement and that impacts their staff’s time.

The nature of this proposal involves Exchange Street returning to the June 14th Plan Commission for a site/building review, so the action at this time only dealt with the public hearing.

Motion by Ald. Kastner, seconded by Mayor Neitzke to authorize the public hearing process to begin. Tax Key #605-9944-013. Motion carried unanimously.

13. Discuss staff recommendation regarding the vacation of remnant street Right-Of-Way sections of both S. 112th Street and of W. Carpenter Avenue in an area east of the Whitnall High School football field and south of I-43, Tax Key #612-8978-003 and 612-8996-001.

1. Background: Part of the review of the Whitnall School District improvement plans for the high school athletic fields, brought greater awareness to the question of the need for the City to still retain any street R-O-W in this remote area that is east of the football field and south of I-43 and north of Everbrite. The easy conclusion is that there simply isn’t any need for a street R-O-W anymore for a portion of 112th and a portion of Carpenter in this area. Actually the construction of I-43 a few decades ago likely rendered these sections unnecessary at that time. The respective sections to be vacated are each approx. 300’ long and 60’ wide.

At the conclusion of this process several months from now assuming a favorable outcome, the lands would revert to the abutting property owners which is Whitnall School District for the west half of 112th and WisDOT for the east half of 112th and all of Carpenter. 2. Miscellaneous: This vacation process is lengthy involving a eventually a public hearing before the CC and notification to abutting property owners within 400’ of this area.

Recommendation: Approve request subject to Plan Commission and staff comments, and forward this item to the Board of Public Works with a favorable recommendation. A public hearing before the Common Council will be needed at the appropriate time in this process.

Motion by Mayor Neitzke, seconded by Ald. Kastner to recommend approval of vacation of remnant street Right-Of-Way sections of both S. 112th Street and of W. Carpenter Avenue in an area east of the Whitnall High School football field and south of I-43, subject to Plan Commission and staff comments, and authorize referring this item with a favorable recommendation on to the Board of Public Works. Tax Key #612-8978-003 and 612-8996-001. Motion carried unanimously.

14 PC 5-10-11 14. Continue the process of reviewing/updating the Sign Code. Mayor Neitzke read Mr. Weis’ comment that “he would like to continue the trend of higher quality, less obtrusive signs whenever possible.

Item to be held over to a future meeting.

15. Community Development Director Report Mr. Erickson said there is a proposed 40-unit, community based residential development that is proposed at 119th & Edgerton on the Hales Corners side. Hales Corners held a public hearing on this in late April and it was not very favorably received as this is a single-family residential area. Mayor Neitzke and other members wondered if this was too much development for that specific parcel.

Mr. Erickson spoke about the northwest Tuckaway condo area (37th & south of Edgerton) and how now that the property owner has passed away the estate is trying to sell the land. In 2005 the desired layout was for 10 two-family condo units strategically placed within a tree preservation area.

Also, the owners of Genesis Restaurant (Hwy. 100 & Beloit) want to try and use the often unused eastern portion of their parking lot for some type of development which may involve the adjacent single family house/lot at Wollmer & Beloit.

16. Motion by Ald. Kastner, seconded by Ms. Hallen to adjourn the meeting at 9:05 p.m. Motion carried unanimously.

17. The next meeting of the Planning Commission will be held at the Greenfield City Hall on June 14, 2011 at 6:30 p.m.

Respectfully submitted,

Alison J. Meyer Recording Secretary

Distributed May 23, 2011

15 PC 5-10-11 MINUTES OF THE PLANNING COMMISSION MEETING HELD AT THE GREENFIELD CITY HALL ON TUESDAY, JUNE 14, 2011

1. The meeting was called to order at 6:30 p.m. by Mayor Neitzke

ROLL CALL: Mayor Michael Neitzke Present Ald. Karl Kastner Present Mr. Brian Weis Present Ms. Denise Collins Present Mr. Dennis Marciniak Excused Mr. Douglas Dorszynski Excused Mr. Frederick Hess Present Ms. Christine Hallen (alt.) Excused Mr. Bradley Sponholz (alt.) Excused

ALSO PRESENT: Chuck Erickson, Community Development Manager Chief Francis Springob, Greenfield Police Dept. Capt. Paul Schlecht, Greenfield Police Dept.

2. Motion by Mr. Hess, seconded by Ms. Collins to approve the minutes of the May 10, 2011 Regular Meeting minutes. Motion carried 4-0-1 with Mr. Weis abstaining.

3. Discussion regarding the Common Council meeting held on May 17th. At the May 17th Council meeting the Special Use Public Hearing for Eat Rice (74th & Holmes) was held and the Whitnall High School multi-year site improvement projects were reviewed and both items were approved as presented.

4. Walid Tabara, 5949 S. 23rd Street, Milwaukee, WI 53221 requests a Special Use Review as the new operator of “Tech-Way”, an auto service/maintenance business at 3320 W. Howard Avenue, Tax Key #553-8999.

1. Background: Mr. Tabara recently became the lease holder/operator of an auto service business at this location formerly known as ‘All Phase Auto & Electric’. Mr. Tabara will do basic auto repair (no auto body) with a focus on repair/servicing of the automotive electrical system.

[[Included with this packet are past PC minute excerpts and pictures from last year regarding the potential revocation of the previous operator’s Special Use. Mr. Tabara has no apparent connection to the former tenant.]] 2. Landscaping/Buffer Yard: Whatever greenspace exists near this parcel is actually in the terrace area between the curb and the actual R-O-W line. The Loomis Rd. side now includes a sidewalk which was installed last year as part of the WisDOT improvement project, but there is room on the Howard Ave. side for a 2 – 3 street trees. Payment for the installation of these trees will be the responsibility of Mr. Tabara and/or the property owner. 3. Street Trees: See #11. The Forester will be asked to review and recommend appropriate species and placement location for street trees. 4. City Forester Site Inspection: See #14. 5. Hours of Operation: Monday – Friday: 8:00 a.m. – 6:00 p.m.; Saturday: 9:00 a.m. – 4:00 p.m.; and Sunday: closed.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the June 21st Common Council meeting. 1 PC 6-14-11 Mr. Tabara was present to answer questions.

Motion by Mayor Neitzke, seconded by Mr. Weis to recommend approval of a Special Use Review as the new operator of “Tech-Way”, an auto service/maintenance business at 3320 W. Howard Avenue, subject to Plan Commission and staff comments, and authorize this item to be expedited to the June 21st Common Council meeting. Tax Key #553-8999. Motion carried unanimously.

5. Raymond Rodriguez, 5442 W. Forest Home Avenue, Greenfield, WI 53320 requests a Special Use Review as the new operator of “P-Dee’s Pizza” at this same address, Tax Key #556-8988-001.

1. Background: This is the former location of P. DeMarini’s Pizza, and now there is a new business operator with a new name, but there are no operational changes proposed. 2. Hours of Operation: Monday – Thursday: 3 p.m. – 10 p.m.; Friday: 11 a.m. – 11 p.m.; Saturday: 3 p.m. – 11 p.m.; and Sunday: 11 a.m. – 10 p.m.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the June 21st Common Council meeting.

Motion by Mayor Neitzke, seconded by Mr. Hess to recommend approval of a Special Use Review for Raymond Rodriguez, as the new operator of P-Dee’s Pizza, 5442 W. Forest Home Avenue, subject to Plan Commission and staff comments, and authorize this item to be expedited to the June 21st Common Council meeting. Tax Key #556-8988-001. Motion carried unanimously.

6. Robert McClure, Development Director, Irgens Development Partners, 10700 Research Drive, Suite One, Milwaukee, WI 53226 requests a PUD Amendment/waiver for a proposed 14’ high monument sign (10’ high is Sign Code max.) as it pertains to the 20,000 s.f. medical office building on the northerly portion of the Budget Cinema parcel, 4455 S. 108th Street, Tax Key #609-9994-006.

1. Background: As construction is proceeding with this 20,000 s.f. medical office building, one aspect concerning the development signage has come to staff’s attention which needs PC review/recommendation concerning monument sign height. 2. Signage: The proposed monument sign at the SE corner of the site is proposed to be 14’ high; the Sign Code limit is 10’ high. Other components of the overall signage package are in good order:

• Total square footage including wall signage is fine. • One monument sign is request instead of two which had been part of the original site plan submittal last Fall. • The design of the monument sign is per code in that the lighter background will be opaque so that at night only the letters and immediate background will be visible. • The monument sign will include the Froedert & Medical College of Wisconsin as the main ‘anchors’ with signage for other users including: Center for Diagnostic Imaging, Dynacare Laboratories, and Walk-In Clinic. • This sign will be strategically placed, in part due to utility easements, outside of any ‘vision triangle’ feature.

2 PC 6-14-11 3. PUD Requirements: Documentation of this request and PC/CC action will be included with the “GF Highlands Medical Office Building” PUD agreement.

Recommendation: Approve subject to Plan Commission and staff comments, consider this a minor change not needing any public hearing, and authorize this item to be expedited to the June 21st Common Council meeting.

Rob McClure with Irgens Development was present to answer questions.

Motion by Mayor Neitzke, seconded by Mr. Weis to recommend approval of a PUD Amendment/waiver for a proposed 14’ high monument sign (10’ high is Sign Code max.) as it pertains to the 20,000 s.f. medical office building on the northerly portion of the Budget Cinema parcel, 4455 S. 108th Street, subject to Plan Commission and staff comments, consider this a minor change not needing a public hearing, and authorize this item to be expedited to the June 21st Common Council meeting. Tax Key #609-9994-006. Motion carried unanimously.

7. Matthew Karshna, Whitnall School District, 5000 S. 116th Street, Greenfield, WI 53228, represented by Mark Lewandowski, Eppstein Uhen Architects, 333 East Chicago Street, Milwaukee, WI 53202 requests a Building Review for a new Buildings & Grounds structure east of the high school building as part of a multi-year project to improve/construct/renovate outside facilities at the Whitnall High School; follow-up on the previous review at the May PC meeting. Tax Key #612-8978-003.

1. Background: As had been initially reviewed at the May PC meeting, the Whitnall School District (WSD) has proposed major improvements to the high school athletic fields and other site renovations on a phased time-line (2011 & 2012) which will involve the following:

• New artificial football/soccer field and track & field elements • New Bleachers/press box • New concession/restroom/team rooms building • Renovate existing baseball field • Relocate existing softball field • Improve some of the vehicular access lane(s) • New Building & Grounds garage • Renovate tennis courts, and 3 new courts • Renovate existing parking, and add a new 70 stall parking lot near the SE corner of the high school building.

Part of the earlier submittal package included color renderings, graphic master plan schedule, narrative time-lime for the various site improvements, and grading/storm main plans.

3 PC 6-14-11 3. Parking/Traffic Flow/Access/Curbed Parking Lot: Access will be to/from the new parking lot which will be constructed in this same general location. 4. Storm Drainage/Grading (lot & building): See Engineering comments. 5. Utilities: See Engineering comments. A water service and garage catch-basin will be provided. 6. Miscellaneous: All staff comments from the May 10th PC meeting carry forward and remain applicable. 7. Engineering Comments: • Recommend that gutters (east side) and downspouts be provided for garage structure. • Public water main and private sanitary sewer are available in near immediate proximity to proposed garage structure. • Confirm the need for a new water service connection and meter. • Proposed garage floor drains shall be connected to an interior catch basin in advance of discharge to exterior sanitary sewer main. • [[Plumbing Sheet P102 & P201 dated 5/23/11 address some of these ‘bullets’.]]

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the June 21st Common Council meeting.

Item held over to the July 12th Plan Commission meeting at the request of the architect.

8. Exchange Street, 181 River Ridge Circle South, Burnsville, MN 55337, represented by Kevin Riordan, Boerke Company, 411 E. Wisconsin Avenue, Milwaukee, WI 53202 requests a Site/Building/Landscaping Review as part of a Special Use previously reviewed at the May PC meeting, to open a retail business involving sale/purchase of used merchandise in the vacant “Ultimate Electronics” building at 4585 S. 76th Street; Tax Key #605-9944-013.

1. Background: At the May PC meeting Exchange Street (ES) (formerly known as Pawn America) submitted a Special Use request given their interest in occupying the entire 40,000 s.f. former Ultimate Electronics’ site in order to buy/sell recycled merchandise, overstocks, closeouts, tools, contractor equipment, jewelry, and a short-term credit/finance component. Also, they do not sell guns, but may buy them; and ES does not purchase/sell any adult materials.

The intention then was for ES to return to this meeting for the building exterior color changes and signage review. 2. Architectural Review/Exterior Materials: The attached color rendition shows the upper half of the building to be painted “Gauntlet Gray” (i.e. printer copy looks like a darker ‘blue’), and the lower half becomes a neutral color called “Tony Taupe”. The building entry way has a two-tone accent of “Laudable Lime” and “Domino” (i.e. ‘black’), and there is a similar design amenity on the north face with the “Lime” and “Domino” combination. The paint color swatches will be at the meeting. Also attached is the proposed Floor Plan. 3. Parking/Traffic Flow/Access/Curbed Parking Lot: Based upon the site plan breakdown, the site has 202 parking stalls. The building is 40,000 s.f.; the ‘retail’ requirement in the ZC is 5 stalls per 1,000 s.f. of floor area. 40,000 ÷ 1,000 = 40 x 5 = 200. 4. Signage: Attached is a signage proposal where the main focus needs to be on the wall signage. Whatever is proposed for the free-standing pylon sign is ‘grandfathered’; that sign is 6’ x 13’ = 78 s.f. Based upon the Sign Code, 200 s.f. is the max. available for this site.

4 PC 6-14-11 • East face – wall sign including logo = 225 s.f. • East face – separate logo over door = 49 s.f. • West face – wall sign including logo = 84 s.f. [[Note: the ‘West’ wall signs are not • West face – separate logo over door = 18 s.f. on the building elevation sheet]] • North face – wall sign including logo = 55 s.f. • North face – separate logo over door = 12 s.f. Total = 443 s.f. of wall signage + 78 = s.f. grand total

5. Hours of Operation: M-F: 9 a.m. – 8 p.m.; Sat.: 10 a.m. – 8 p.m.; Sun.: 11 a.m. – 6 p.m. 6. Police Department: ES has indicated that they are prepared to submit daily reports of all transactions to the Department through the use of the Automated Pawn System (or similar system which is “NEWPRS” – North East Wisconsin Property Reporting System), which would be consistent with the ‘second-hand’ ordinance the City has currently. 7. Miscellaneous: Public hearing on the Special Use is scheduled for the 6/21 CC; and assuming a favorable action on the SU, then the S/B/L would occur that same evening. Staff believes that now more complete information has been submitted by ES, that the PC should be able to forward a recommendation on the actual Special Use request. At the May meeting, the action taken dealt only with authorizing the public hearing process to proceed. 8. Engineering Comments: • An existing 20’ wide water main easement (W.E. #793) encumbers the subject property along the north face of building and through the parking lot to South 76th Street (CTH ‘U’).

Recommendation: Approve building exterior changes as proposed subject to Plan and staff comments, and authorize this portion of their request to be expedited to the June 21st Common Council meeting.

Signage: 443 s.f. of wall signage is simply too excessive and needs to be reduced either by a combination of eliminating signage on an elevation(s) and/or reducing the scale. The pylon signage of 78 s.f. in effect is ‘not counted’ given the grandfathering aspect which actually ‘frees up’ the overall square footage allotment. Staff believes that ES needs to get the wall signage to the 200’ square foot max. allotment for this type of setting where there is a single user on a single parcel.

Chuck Armstrong with Exchange Street and Jim Rock with Cushman & Wakefield were present to answer questions.

Ald. Kastner asked how outside storage of items would be handled to which Mr. Armstrong replied there would be no outside storage. Mr. Weis said he feels the site/building/landscaping portion needs to be held at this time, as there is the question if this is the best use of the building. Mr. Weis said he has serious reservations about this type of business going in, and Ald. Kastner said he feels the public has reservations also. Mayor Neitzke stated that ultimately the Common Council decides if this is an appropriate use for this location. Tonight’s item is the site/building/landscape portion and there would only be a decision made on that aspect as that it what is on tonight’s agenda. Mayor Neitzke said our Police Dept. had visited the Madison location and while they have some concerns, they want it known that they are not offering their opinion. Mayor Neitzke also spoke on the many second hand dealers in the City and their concerns.

5 PC 6-14-11 Jim Dentici, the property owner, said he often hears about the desire to have the “highest and best use” for a property, but finds the term so subjective that he feels no business could ever meet that description. He said that at first glance no one would know if this building is a book store or a department store, so its appearance in relation to the use is irrelevant. He said that the building is their family investment and they would like to get a tenant into this space as soon as possible, as the failure of Ultimate Electronics cost them money. Mr. Dentici then spoke on how he investigated Exchange Street and sees it as a well-run organization. As this is his family’s current and future investment he needs someone who is reputable. As for the element of stolen goods, his research shows that less than ½ of 1% of Exchange Street’s transactions involved items that had to be placed on hold while it was investigated if they were stolen goods; with half of those items then clearing to go on to be sold. He also stated that he’s talked to the Greenfield Police Dept.

Mayor Neitzke questioned if one of the pylon signs would be removed to which Mr. Erickson confirmed that yes, one is being removed. As for the color scheme, Mayor Neitzke stated that dark green versus the “lime” green at the entry-way would be more in line with what Greenfield is looking for. Exchange Street said they will work with the City on both the signage issues and toning down the colors.

Mr. Hess than asked if “pawn loans” could be eliminated from the sign to which Mr. Armstrong replied that he would bring this up with the CEO. He also mentioned that for 20 years their CEO has been fighting the perception of pawn as portrayed by Hollywood. He said he would like to go on record that they understand that this type of operation requires additional police work. They are willing to work with our Police Dept. and also to commit to any transaction fee the City may implement.

Mayor Neitzke stressed that the Plan Commission has not made any recommendation either for or against this use and that that is a Common Council prerogative.

Motion by Mayor Neitzke, seconded by Ald. Kastner to recommend approval of a Site/Building/Landscaping Review as part of a Special Use previously reviewed at the May Plan Commission meeting, to open a retail business involving sale/purchase of used merchandise in the vacant “Ultimate Electronics” building at 4585 S. 76th Street; subject to Plan Commission and staff comments, which include the following: no outside storage allowed; the entry-way accent colors need to be toned down; the overall signage square footage needs to be reduced; the word “pawn loans” needs to be removed from the signage; and one pylon sign along the north side of the lot needs to be removed; and authorize this item to be expedited to the June 21st Common Council meeting. Tax Key #605-9944-013. Motion carried 5-0.

9. Randy Voelz, Wisconsin Hospitality Group, 10930 Potter Road, Suite A, Wauwatosa, WI 53226, represented by Jeremy Cynkar, Destree Design Architects, 222 W. Washington Avenue, #310, Madison, WI 53703 requests a Site, Building, Landscaping Review/Special Use Amendment for Applebees, 5100 S. 76th Street to upgrade the exterior of the building and revise their signage to meet current corporate standards, Tax Key #650-8998-006.

1. Background: Applebees has proposed to upgrade the exterior of the building and revise signage to meet current corporate standards.

6 PC 6-14-11 2. Architectural Review/Exterior Materials: Proposed exterior changes include modifying the appearance of the main entrance with a stone veneer, replacing the stripped awnings with an ‘apple’ design in the fabric, removing the existing building sign, and replacing the face of the existing pylon sign. See attached existing site/building plans, along with the colorized elevation sheet to provide a clearer perspective. Pictures of the awnings at night and a finished entry-way are also included. A product sample board was brought to the meeting showing the stone veneer. That sample was identified as “Classic Prairie Sun”. 3. Lighting (building & site): The ‘heads’ of the free-standing parking lot lights need to be converted to the “Sheppard Hook” theme design (i.e. as used in adjacent Red Robin parking lot, along 76th Street median, and in Edgerton). 4. Signage: As noted in the attachment, the panel sign will be replaced. Actually the square footage will be reduced since the new version is rectangular and the “Apple” figure above the sign, is now included in panel. Also, the existing height of 25’ will be reduced to 20’. A reader-board feature is retained. 5. Street Trees: City Forester review will be needed but there is room available to have potentially two street trees on the 76th Street frontage and on the Edgerton frontage. 6. Engineering Comments: • Per the Greenfield Municipal Code, a total of four handicap spaces are required. • Provide an ADA accessible sidewalk connection to South 76th Street (CTH ‘U’).

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the June 21st Common Council meeting.

Jeremy Cynkar, Destree Design Architects was present to answer questions.

Motion by Mayor Neitzke, seconded by Mr. Weis to recommend approval of a Site, Building, Landscaping Review/Special Use Amendment for Applebees, 5100 S. 76th Street to upgrade the exterior of the building and revise their signage to meet current corporate standards, subject to Plan Commission and staff comments, and authorize this item to be expedited to the June 21st Common Council meeting. Tax Key #650-8998-006. Motion carried unanimously.

10. Ken Becker, 11520 N. Port Washington Road, Suite 3, Mequon, WI 53092 on behalf of H.O.L.I.E (HOusing for Low Income Elderly) requests a Conceptual Project Review for a proposed independent living senior housing development with two phases (42 units + 22 units = 64) on a 2.7 acre parcel at 8711 Forest Home Avenue, Tax Key #615-9944-001.

1. Background: HOLIE has an interest in pursuing a possible independent living senior housing development with two phases (42 units + 22 units = 64) on a 2.7 acre parcel at this location. Attached for further review are the following:

• Aerial photo • Preliminary site plan • Detailed narrative history of HOLIE (pp. 1 – 5) • Specific Project Description (pp. 5 – 7) • Preliminary Draft letter of support that staff had prepared (p. 8)

HOLIE in the past has proposed GF projects in 2002 (4125 Loomis & 4001 Loomis) and 1999 (5300 block of Edgerton). All involved rezonings, but for one reason or another were not successful then.

7 PC 6-14-11 As noted in the Project Description, this building is intended for seniors who are 62 years and over, with their accommodation to be in a one bedroom apartment; the manager would have a two bedroom unit. HUD has a desired limit of 540 s.f. per unit but will comply with local zoning requirements, which is 800 s.f. minimum for a one bedroom unit.

This site will need to be rezoned (C-2 → Institutional or Multi-Family) and will need a Comprehensive Land Use Plan change (Single Family → Mixed Residential). 2. Architectural Review/Exterior Materials: As noted in the Project Description, the building as proposed would be two stories with asphalt shingles and heavy duty commercial vinyl siding, and brick would typically be limited as an accent at the front entry or as banding at the base of the building. The entry would have pronounced architectural feature with a covered drop-off canopy. There are units designed for hearing and visually impaired, as well as for persons with physical disabilities. 3. Parking/Traffic Flow/Access/Curbed Parking Lot: The preliminary layout shows 67 surface parking stalls. With a one-bedroom apartment building, the ZC calls for 1.5 spaces per unit, plus .5 space for guest parking. Furthermore, 50% of the stalls have to be “enclosed” (i.e. in a garage or underground). 4. Storm Drainage/Grading (lot & building): A storm retention basin is proposed for the rear of the parcel. Topography may dictate the drainage flow as from northwest → southeast, but the storm main connection is on the northwest side of the parcel. 5. Utilities: Water, sanitary, and storm are along the frontage of this parcel in Forest Home, and there is another sanitary main along the south side of the parcel. 6. Sidewalks: Sidewalk is proposed to be extended by HOLIE thru the adjacent property (i.e. in the R-O-W) to connect with the sidewalk in front of St. Jacobi. 7. Fire Department: Building is fully sprinklered with a full hard-wired automatic fire alarm system. 8. Miscellaneous: The property owner is the same person who owns/operates the Oak Villa (assisted living units) on the adjacent parcel at 8765 Forest Home.

The Village of Greendale residential area is immediately to the south, and so they would be included in any mailings related to the rezoning and Land Use Plan modification.

Recommendation: No formal action needed, however, HOLIE is looking for some greater level of support for this site so that potentially a ‘stronger’ letter than what staff had prepared could be submitted as part of a request to HUD (i.e. 6/21 submittal deadline; notification ideally by October).

Staff is supportive of the concept of senior housing at this location, as stated in my Draft letter. But the dynamic of how the site layout may change given the following creates an uncertainty as to whether or not this site can accommodate potentially up to 64 units:

• Minimum per unit square footage size difference • ZC parking stall count is 2/1 vs. 1/1 • Having underground parking

Ken Becker and Harvey Goldstein were present to answer questions. They said what they are looking for tonight is conceptual “acceptance” of their proposal. Currently, the parcel they are looking at is zoned C-2 Commercial and they would like to use it for a multi-family development. Success of the first phase will determine going forward with the second phase; there is currently nothing planned to immediately begin once the first phase is complete. He said that in regard to the PILOT arrangement that Mr. Erickson mentioned earlier, that is a Section 42 tax credit that was referred to. This development would be a HUD Section 202 credit.

8 PC 6-14-11 Mayor Neitzke stated he has concerns about using this viable commercial property, as it takes away the potential for a future tax base. He’s also concerned about the quality of construction. As an example he’d like the quality to mirror that of the housing at Prairie Hill (87th & Howard). In response to the “style”, Mr. Becker cited the best example of this would be Valentino Square at 120th & Greenfield Avenue in West Allis. Mayor Neitzke also said he has concerns about Greendale’s feeling on this development. Mr. Becker said he would assume that there would be a public forum where Greendale residents and/or Village officials could voice their concerns.

Mayor Neitzke also is concerned about the amount of this type of housing going in, and also stated that since 1987 ambulance service call volume has doubled, while staffing has actually declined. Also, there needs to be discussion of these plans with the property owner to the north, and with Ald. Pietrowski.

Mr. Goldstein said that the award from HUD is critical before proceeding with the rezoning/comp use plan change. Mayor Neitzke spoke of how developers will request a letter from him that shows the City’s support of tax credit projects. He said he looks at the tax base that would be coming in, and also that there is strong financial backing of the partners to ensure the future success of the project. He also said that a better looking building is more desirable to the City also, being one which fits in architecturally with the surroundings. He also stressed that the neighbors must not have objections and that the Village of Greendale must be supportive also. Mr. Goldstein said that for HOLIE’s financial viability, all of their existing buildings are full with waiting lists, and are financially self- sustainable.

Mayor Neitzke said he would be willing to write a letter of support if all the conditions discussed tonight are met. They said they need this letter by June 21st. Mayor Neitzke said that there is still too much that needs to be proven before he can provide a letter.

Conceptual Review – No Action Needed.

11. Greenfield Highlands LLC, Ener-Con Companies Inc., 8575 W. Forest Home Avenue, #160, Greenfield, WI 53228 requests a PUD amendment for the following:

• Modify “Greenfield Highland Estates” covenants regarding the brick percentage and siding requirements for the single-family area at 112th & Sunset. • Extend the Lease Termination Date for Budget Cinema, 4475 S. 108th Street for one year to 7/1/12.

Tax Key #609-9994-013, 609-0085 to 609-0090.

1. Background: GF Highlands have submitted two PUD amendment requests:

• Modify the “Greenfield Highland Estates” covenants regarding the brick percentage and siding requirements for the single-family area @ 112th & Sunset. • Extend the Lease Termination Date for Budget Cinema for one year to 7/1/12.

2. Architectural Review/Exterior Materials: See attached 6/7/11 letters from the owner and from Kaerek Homes indicating that in order to ‘aggressively market’ this single-family subdivision during these market conditions, modifications are needed in the restrictive covenants. This involves the following:

9 PC 6-14-11 • 65% brick & stone → 20% brick & stone • Specific portion of the “Building Materials” portion of the covenants to be revised to read “…All other exterior walls shall be constructed with traditional building materials such as brick, stone, wood, or vinyl siding. No aluminum except on soffits, fascia, and gutters, so long as the Architectural Control Committee approves…”. The addition of ‘vinyl’ is the key word in this phrase.

3. PUD Requirements: With the Budget Cinema lease, maintaining the one year time frame allows for some flexibility for a developer and/or buyer given lead-times for projects, etc., but also at the same time gives Budget some ‘time certainty’ element as well.

Recommendation: Approve subject to Plan Commission and staff comments, consider these amendments as minor changes not needing a public hearing, and authorize this matter to be expedited to the June 21st Common Council meeting.

Alicia Wysocki was present to answer any questions. She showed a color swatch for “Pompeii Clay”; which is similar to one of the main colors of the Froedtert Medical Office Building, as what they have proposed to paint over the faded blue/green color band on the three sides of the cinema building.

Mr. Hess questioned why vinyl was being used in the single family area as opposed to aluminum or steel, to which it was replied vinyl was more cost effective.

Motion by Ald. Kastner, seconded by Mr. Weis to recommend approval of a PUD amendment for the following: • Modify “Greenfield Highland Estates” covenants regarding the brick percentage and siding requirements for the single-family area at 112th & Sunset. • Extend the Lease Termination Date for Budget Cinema, 4475 S. 108th Street for one year to 7/1/12. subject to Plan Commission and staff comments, and authorize this item to be expedited to the June 21st Common Council meeting. Tax Key #609-9994-013, 609-0085 to 609-0090. Motion carried unanimously.

12. Continue the process of reviewing/updating the Sign Code.

1. Background: During the December 21st CC meeting -- or specifically when considering the Special Use/Site, Building, Landscaping Review request for the Solid Gold McDonalds scrape and rebuild project – there was discussion about the general idea of reviewing/updating/re-writing the Sign Code. The last major re-write of the Code was in 1998, with a handful of amendments since then.

10 PC 6-14-11 During that same Dec. 21st CC meeting, Ald. Kastner had requested a review of past reports/documents which pertained to the signage guidelines we are using now. Attached are pertinent excerpts shared already with the Mayor and CC of some of the materials which the “Highway 100 Corridor Urban Design Committee” had looked at and discussed and considered in 1997 – 1998. As stated in that cover memo, the work of that committee was included in the entire re-doing of both the Zoning Code (1998) and the Sign Code (1998), and was the basis for the creation of the Site Development Standards (1999).

Recommendation: This topic was introduced at the January Plan Commission. It’s anticipated that a number of Plan Commission meetings may be needed before any potential changes are ‘ready’ to be forwarded to the Legislative Committee for further review.

Mr. Erickson stated this item would require more in-depth discussion and review, which would be occurring over the next several upcoming Plan Commission meetings.

13. Community Development Director Report.

The Church of Latter Day Saints has renewed interest in their request initially brought forth last Fall for the vacant land at 35th & Barnard. They are now interested in moving forward and a public hearing is set for August.

In 2009 Wimmer Development requested a change in their plans to build Falcon Glen at 113th & Edgerton as apartments rather than the originally approved condos. This past week they brought in permits to start on 6 apartment buildings in this development.

A cell phone tower representative has approached the City about proposing a “stealth” cell tower, which would be essentially a 75’ high “flag pole” for Viet Hoa, 27th & Grange. This type of request is a special use.

14. Motion by Mr. Weis, seconded by Mr. Hess to adjourn the meeting at 8:05 p.m. Motion carried unanimously.

15. The next meeting of the Planning Commission will be held at the Greenfield City Hall on July 12, 2011 at 6:30 p.m.

Respectfully submitted,

Alison J. Meyer Recording Secretary

Distributed June 27, 2011

11 PC 6-14-11 MINUTES OF THE PLANNING COMMISSION MEETING HELD AT THE GREENFIELD CITY HALL ON TUESDAY, JULY 12, 2011

1. The meeting was called to order at 6:30 p.m. by Mayor Neitzke

ROLL CALL: Mayor Michael Neitzke Present (stepped out at 6:35 p.m., returned at 6:40 p.m.) Ald. Karl Kastner Present Mr. Brian Weis Excused Ms. Denise Collins Present Mr. Dennis Marciniak Present Mr. Douglas Dorszynski Present Mr. Frederick Hess Present Ms. Christine Hallen (alt.) Excused Mr. Bradley Sponholz (alt.) Excused

ALSO PRESENT: Chuck Erickson, Community Development Manager Ald. Joe Dudzik – City of Milwaukee

2. Motion by Ald. Kastner, seconded by Ms. Collins to approve the minutes of the June 14, 2011 Regular Meeting minutes. Motion carried 4-0-2 with Mr. Marciniak and Mr. Dorszynski abstaining.

3. Discussion regarding the Common Council meeting held on June 21st. At the meeting the public hearing for Exchange Street (4585 S. 76th) was held and the request denied. Also, the public hearing for WI Numismatics (4633 S. 108th) was held and their request approved. The site/building/landscaping requests for Davita Dialysis, Applebee’s, and modifications at Greenfield High School were approved.

4. Edward McCoy, Knights of Columbus Council 524, 3200 S. 103rd Street, Greenfield, WI, 53227, represented by John Casucci, RA Smith National, 16745 Bluemound Road, Brookfield, WI 53005, requests a Certified Survey Map to split their existing parcel at this location to create two lots (5 acres & 1.9 acres). Associated with this CSM is a combined request from the KCs and the City to shift a ‘zoning district line’ approx. 50’ south to match up with the new proposed north lot line of the new 1.9 acre parcel; this rezoning involves a change from ‘PUD with C-2 Commercial uses’ → ‘C-2 Commercial’. Tax Key #524-8986-009.

1. Background: The Knights of Columbus want to split their 6.9 acre parcel to create a 1.9 acre saleable lot at the south side of their parcel. The remaining building/parking lot on the northerly portion would remain in its present layout. The rezoning request is to shift the C-2 zoning line approx. 50’ south to match up with the proposed north lot line of the new Lot 2; “PUD with C-2 Commercial Uses” → “C-2 Commercial”. 2. Utilities: See Engineering Comments. 3. Outside Agencies: CSM is being reviewed by Milw. County Register of Deeds, and City Engineering staff. All corrections, if any, must be completed before recording. The applicant needs to be informed of the following: provided that a) the necessary approvals have been obtained; b) the original CSM map is in order; and c) all applicable charges have been paid, applicant must submit a final signed and notarized CSM to the Engineering Dept. for recording. The City requires a minimum of seven (7) working days to perform its final processing and recording of the CSM. If the applicant requires the CSM to be recorded on, or by a specific date, plan for appropriate lead-time to be sure to submit the necessary materials to the City allowing for its processing time. Failure to submit the necessary materials with the CSM for recording, may cause additional recording delays. 1 PC 7-12-11 4. Engineering Comments: • Water main available within South 103rd Street right-of-way. The 12-inch main is located in the center of north-bound traffic lane. • Storm lateral has not been provided to the south parcel. However, an existing inlet structure is available for future connection within the east curb line of South 103rd Street. • Sanitary lateral has not been provided to the south parcel. The 8-inch sanitary sewer main is located at the center of South 103rd Street.

Recommendation: • CSM: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the July 19th Common Council meeting. • Rezoning: Approved subject to Plan Commission and staff comments, and authorize the public hearing process to proceed.

Mr. Casucci was present to answer questions.

Motion by Mr. Marciniak, seconded by Ms. Hallen to recommend approval of a Certified Survey Map to split the existing parcel at Knights of Columbus Council 524, 3200 S. 103rd Street, to create two lots (5 acres & 1.9 acres), subject to Plan Commission and staff comments and authorize this item to be expedited to the July 19th Common Council meeting. Tax Key #524-8986-009. Motion carried unanimously.

Motion by Mr. Marciniak, seconded by Ms. Hallen to recommend approval of the request of Knights of Columbus Council 524, 3200 S. 103rd Street, and the City of Greenfield, to shift a ‘zoning district line’ approx. 50’ south to match up with the new proposed north lot line of the new 1.9 acre parcel; and authorize the public hearing process to begin. This rezoning involves a change from ‘PUD with C-2 Commercial uses’ → ‘C-2 Commercial’. Tax Key #524-8986- 009. Motion carried unanimously.

5. Debra Hill, C & H Holdings LLC, 4061 Loomis Road, Greenfield, WI 53221, represented by Atty. Daniel O’Brien, Halling & Cayo, 320 E. Buffalo Street, Suite 700, Milwaukee, WI 53202 request a Special Use Review as the new owner of both the parcel and the Bill Maynard’s Service business at 4061 W. Loomis Road, Tax Key #600-9962-001.

1. Background: Employees of Maynard’s Auto are purchasing the property and assets of the business. Plans are to continue to operate the business at its current location. The facility was granted a Special Use Permit in 1994 and approved the site plan in 1995. The new owners desire to continue to operate the business in a similar manner.

The minutes related to the 1994 and 1995 actions are attached as a reference only. Also attached is the excerpt of the ZC as it pertains to special uses and ‘auto repair facilities’ (i.e. part of the ‘new’ ZC in 1998). 2. Parking/Traffic Flow/Access/Curbed Parking Lot: As has been noted with prior site plan approvals involving the Community Bank property immediately to the south, Maynard’s have entered into a shared parking/access agreement with those property owners. The presumption is that agreement will continue with the new ownership group, but clarification needs to be provided at the meeting.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the July 19th Common Council meeting.

2 PC 7-12-11 Debra Hill and Kevin Cornell were present to answer questions.

Motion by Mr. Marciniak, seconded by Mr. Dorszynski to recommend approval of a Special Use Review for Debra Hill (C & H Holdings LLC) as the new owner of both the parcel and the Bill Maynard’s Service business at 4061 W. Loomis Road, ), subject to Plan Commission and staff comments, and authorize this item to be expedited to the July 19th Common Council meeting. Tax Key #600-9962-001. Motion carried unanimously.

6. Constance Brown, Chantilly Banquets Inc., 10401 W. Oklahoma Avenue, Greenfield, WI 53227 requests a Special Use Review as the new operator of the Klemmer’s Banquet Hall business at this same location, Tax Key #524-8984-009.

1. Background: Chantilly Banquets is proposing to become the new owner/operator via a long- term lease purchase arrangement of the Klemmer’s Banquet Hall facilities at this location. No changes are proposed for the current operation of this banquet business.

Klemmer’s, as a restaurant, was built in 1976. A review of respective Inspection files and Tax Key files is ‘silent’ on the specific aspect of a Special Use being granted back then. Furthermore, as a sample only attached are some of the various actions/communications from that earlier period (i.e. mid-70s thru 1980’s). In short, this use has a ‘grandfathered’ Special Use.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the July 19th Common Council meeting.

Constance Brown was present to answer questions.

Motion by Mr. Marciniak, seconded by Mr. Hess to recommend approval of a Special Use Review for Constance Brown as the new operator of the Klemmer’s Banquet Hall business located at 10401 W. Oklahoma Avenue, subject to Plan Commission and staff comments, and authorize this item to be expedited to the July 19th Common Council meeting. Tax Key #524- 8984-009. Motion carried unanimously.

7. Edward Kitz – VP, Mega Marts LLC, PO Box 473, MS-2650, Milwaukee, WI 53201 requests a Special Use for the alcohol products sales area within a small portion of the Pick N Save at 4279 S. 76th St., Tax Key #570-8952-003.

1. Background: The new Pick N Save building under construction was approved last August. It was known at that time that alcohol products were going to be desired to be sold in the new building, similar to what occurs now at the Spring Mall site. However, while the actual ‘Class A’ license to sell alcohol products for off-premise consumption can readily be transferred, the Special Use to do so “…runs with the land…” and cannot be. Furthermore, while the old Sentry store operation may have sold alcohol products, that store easily was vacant for more than a year so any prior special use for this purpose has expired.

See attached narrative description of the liquor operation which include ‘bar-code’ programming to control time of sale aspects, along with their photo identification procedure for all purchases of alcohol beverages. Staff has asked P & S to explore further options for containing or controlling access to the on-the-floor alcohol products for the 9:00 p.m. to 8:00 a.m. non-allowed sales period. 2. Hours of Operation: Store is 24/7.

3 PC 7-12-11 3. Miscellaneous: As had been done previously when P & S hosted a neighborhood info. meeting prior to the building construction, the same mailing list generated from the 400’ radius map will be provided to P & S so that if they should choose to contact those owners in advance of the public hearing.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize the public hearing process to proceed.

Max Dickman with Roundy’s was present to answer questions and gave a brief overview of the liquor sales operation. The checkout area is equipped with an electronic register lockout feature to control the sale times, and the liquor area, like the rest of the store, will have security cameras. They have used in some liquor area layouts motion sensors and audible alarms. They try to stay away from installing gates due to the expense and instead use a “theater rope” for blocking off. Mr. Dickman also mentioned that they checked our ordinances and gates were not required, therefore they did not include them in their plan. The east side is a pallet drop area and is open to the public, which will have the roped off feature also. Mr. Marciniak asked if a “light” curtain (an invisible barrier) could be used in this area with a sensor to keep people out of this area to which Mr. Dickman replied that is what he was referring to when he stated they use motion sensors. Ald. Kastner said he would prefer the theater roping, as since it is seen it has the plus of a visual impact in identifying the off-limits area.

Mr. Dickman said their goal is to open the store on August 16 and they are aware that they need the special use approval from that (anticipated) same August 16th public hearing which means they would have to wait to stock the shelves until the next day.

Motion by Mayor Neitzke, seconded by Mr. Marciniak to recommend approval of a Special Use for an alcohol products sales area within a small portion of Pick N Save at 4279 S. 76th Street, subject to Plan Commission and staff comments, and authorize the public hearing process to begin. Tax Key #570-8952-003. Motion carried unanimously.

8. Dominic Balistreri, Balistreri Brothers Pizza LLC, 3815 S. 108th Street, Greenfield, WI 53228 requests a Special Use to open a pizza pick-up/delivery business in the former Marie’s Pizza at this same location in the Grandpa Frank’s retail strip center, Tax Key #563-9990-001.

1. Background: Balistreri Brothers Pizza requests a Special Use as the new operator of a pizza pick-up/delivery business in what had previously been the same tenant location for Marie’s Pizza. Tenant space as been vacant for the past few years, so the previous special use has expired. 2. Hours of Operation: Monday – Friday: 10 a.m. – midnight; Sunday: 8 a.m. – midnight.

Recommendation: Approve subject to Plan Commission and staff comments, consider this a minor change not needing a public hearing, and authorize this item to be expedited to the July 19th Common Council meeting.

Dominic Balistreri and Bob Knackert, the property owner, were present to answer questions.

Motion by Mayor Neitzke, seconded by Ald. Kastner to recommend approval of a Special Use for Dominic Balistreri to open a pizza pick-up/delivery business in the former Marie’s Pizza located at 3815 S. 108th Street, subject to Plan Commission and staff comments, which include considering this a minor change not needing a public hearing, and authorize this item to be expedited to the July 19th Common Council meeting. Tax Key #563-9990-001. Motion carried unanimously. 4 PC 7-12-11 9. Dawn Gonyo, 8117 W. Euclid Avenue, Milwaukee, WI 53219 requests a Special Use Amendment and Site/Landscaping Review for the purpose of installing an outdoor patio area for Playoffs Pub & Grill at 8222 W. Forest Home Avenue, Tax Key #605-0170.

Item held over.

10. Enterprise Rent-a-Car, represented by John Marek, PO Box 270463, Milwaukee, WI 53227 requests a Special Use for the space formerly used by Suzuki at 3655 S. 108th Street and a Site/Building Review for this location for some limited building re-painting, Tax Key #563- 9986-004.

1. Background: Enterprise Rent-a-Car wants to occupy the northern part of the building in which the former Suzuki dealership operated from at 3655 S. 108th. Greenfield Pontiac will continue to use the southern portion for their miscellaneous use such as portering, car wash, etc. See attached plans which identify that a wall separation is retained between both business areas.

It was in 2001 that the special use was granted for then GF Pontiac Buick to expand to this parcel. Suzuki came in during 2006. Enterprise anticipates that anywhere from 30 – 50 cars would be on this site, and that their vehicles are only two years old and newer. 2. Architectural Review/Exterior Materials: The extent of the exterior changes is that the ‘red’ Suzuki archways will be repainted a ‘dark beige’. The balance of the building will remain ‘light beige’. 3. Signage: A proposed signage plan for the building and free-standing has been proposed, and is attached. 4. Hours of Operation: Monday-Friday: 7 am – 6 pm; and Saturday 7 am – 1 pm 5. Fire Department: Presently the owner has an arrangement with the private alarm company where both buildings are “addressed” to the single larger building to the north (3615). The Dept. has requested that the alarm system be updated so that both individual building addresses are appropriately listed/identified.

Recommendation: Approve subject to Plan Commission and staff comments, consider this a minor change not needing a public hearing (i.e. has been an auto sales use for 10 years and now is proposed to be an auto rental use), and authorize this item to be expedited to the July 19th Common Council meeting.

John Marek was present to answer questions. Mr. Marek said this location would be a consolidation of their West Allis location at Hwy. 100 & National & their Franklin location at Hwy. 100 & College. Mr. Erickson pointed out the Plan Commission has the authority to determine if this is a major change or a minor change. Mayor Neitzke said he feels this would be better suited to the area along Hwy. 100 that is more dense with car dealerships. He feels as this is auto related it is a minor change. There was a consensus amongst the Plan Commission that they also feel this is a minor change. Mr. Marek cleared up that they are only leasing the front half of the building and the front parking lot area. Mayor Neitzke stated the special use needs to designate that the car rental operation may only occur the front portion of the building. Also, the special use needs to specify that there are no truck rentals allowed.

5 PC 7-12-11 Motion by Mayor Neitzke, seconded by Mr. Marciniak to recommend approval of a Special Use for the space formerly used by Suzuki at 3655 S. 108th Street to be used as an Enterprise Rent-a-Car location, and also approval of a Site/Building Review for this location for some limited building re-painting, subject to Plan Commission and staff comments, which include considering this a minor change not needing a public hearing., and authorize this item to be expedited to the July 19th Common Council meeting. Tax Key #563-9986-004. Motion carried unanimously.

11. Jon Majdoch, 730 Larry Court, Waukesha, WI 53186 requests a Special Use to open a family entertainment center called “Lightspeed”, which features laser tag and electric go-carts, in the current Halloween Express building at 4251 S. 27th Street, Tax Key #576-9978.

1. Background: Jon Majdoch is proposing to convert the Halloween Express building into “Lightspeed – High Energy Entertainment”. Part of the 17,000 s.f. building would be used for Laser Tag (approx. 4,000 s.f.) and another part for electric Go Karts and common area (approx. 10,000 s.f.). See attached detailed narrative. The need for the Special Use is that this proposal falls under the broad heading of “Amusement and Recreation , not elsewhere classified”. All facets of the Halloween Express operation, including the semi-trailer parking, would be relocated to another to be determined location. 2. Parking/Traffic Flow/Access/Curbed Parking Lot: The site plan shows the lot containing 82 parking stalls with the expectation being the existing parking lot/handicap stalls are restriped. The ZC requirement for this type of use is “1 parking space per 4 patrons”. As indicated in one of the Engineering Comments, the parking layout site plan appears to be skewed in a manner where the parking shown for the far west side of the parcel (i.e. refers to “9 existing stalls”) is really on a different parcel. Further review of that is underway. While there may be some cross-access and shared parking arrangement with Braeger to the north, the actual availability of parking and the stall count will be a critical element affecting overall building capacity since off-site parking isn’t readily available. 3. Hours of Operation: Needs to be identified 4. Fire Department: Building should be equipped with sprinkler system and a strobe lighting alarm system. 5. Miscellaneous: Mr. Majdoch has briefed the 27th St. Business Assoc. Board (i.e. BID Boards) about his proposal. At least four GF BID Board members and one Milwaukee BID Board member – who is also a GF business property owner/operator – will be within the 400’ public hearing notice radius. 6. Engineering Comments: • Verify location of west property line and reduce parking lot size as necessary. • Provide minimum rear and side yard parking setbacks of 5-feet. • Aside from the handicap accessible stalls, recommend that that no other parking spaces immediately abut the adjacent ingress/egress easement. The parking lot circulation shall be internal to the site. • Explore the potential for a handicap accessible sidewalk connection to South 27th Street (STH ‘241’) right-of-way.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize the public hearing process to proceed.

6 PC 7-12-11 Jon Majdoch was present to answer questions and gave a brief overview of Lightspeed. He said there are about 55 such locations nationwide and with Wisconsin’s winters it makes sense to bring this family entertainment option here. Currently, the closest locations are Chicago and Wisconsin Dells. Mr. Marciniak questioned if there were any age restrictions to which Mr. Majdoch replied that they have children’s go-karts which are already designed for 4-8 years old and travel at a lesser speed, in these cases, and wouldn’t share the track with the adult style carts. Also, they are equipped with a device where they can regulate the speed as they see fit. Mr. Marciniak said he sees this not only as a goldmine from a profitability standpoint but also as a positive for teens.

As for as the parking situation, they would have a need to accommodate a maximum 36 patrons for laser tag and 8 for go-karts. Mr. Majdoch estimated at most 150 people at any given time.

th Mr. Majdoch said he is enthusiastic about this venture and the unique mix it would bring to 27 Street, which is in the middle of a revitalization effort.

Mr. Hess asked what exactly laser tag is to which Mr. Majdoch replied it’s basically a high-tech “hide and seek” game using a laser gun.

Mayor Neitzke said he has no objections to the use but feels the biggest concern is the parking in the back and said there is an easement along the back. Mr. Majdoch said they have a good relationship with Braeger and will need to work out any parking problems. Ald. Kastner said he’d like this to reflect less of a Halloween Express feel and more of the dignity and class that 27th Street is striving for. Mr. Majdoch said he agrees and that his current employees have a professional dress code and that will also be the case here.

As for parking capacity, Mr. Erickson said he’d work with Mr. Majdoch prior to the public hearing on this issue. Mr. Dorszynski pointed out that while Mr. Majdoch plans for 36 patrons for laser tag and 8 for go-karts there will still be people waiting in the common area, etc., and even with these additional patrons it would seem they are still well under capacity allowed. Mr. Majdoch said he didn’t foresee people waiting for long periods since when games are purchased they have a defined start time so people would know how long of a wait time there is.

Motion by Mayor Neitzke, seconded by Mr. Dorszynski to recommend approval of a Special Use to open a family entertainment center called “Lightspeed”, which features laser tag and electric go-carts, in the current Halloween Express building at 4251 S. 27th Street, subject to Plan Commission and staff comments, and authorize the public hearing process to begin. Tax Key #576-9978. Motion carried unanimously.

12. Jay McGinn, Heartland Midwest LLC, 1400 Opus Place, Suite 900, Downers Grove, IL 60515 requests a Special Use Review as the new owner/operator of the Burger King Restaurant at 4555 W. Forest Home Avenue and a Site/Building/Landscaping Review for this location as part of a proposed change to the building exterior to meet corporate image requirements, Tax Key #531-0000-900.

1. Background: There is a new owner of the property. No changes proposed for the business operation. Changes are proposed for the building exterior to better meet BK corporate image requirements. 2. Architectural Review/Exterior Materials: Exterior to be re-painted in neutral colors (i.e. “Deep Onyx”, “Camel Tan”, and “Monterey Cliffs”) with a new standing seam metal roof to be “Silver Metallic”. Apparently these changes will better meet BK corporate requirements. A color rendition is attached, and the actual paint swatches will be presented at the meeting.

7 PC 7-12-11 3. Fencing: The existing chain-link fence with slats and with a black fabric covering, was initially going to be replaced with a wood fence of the same height. However, that plan has changed where the desire is to simply replace the black nylon fabric. Staff has requested that since slats are already in this fence, whether or not a wider slat is possible so that the black fabric can be eliminated. 4. Hours of Operation: 6:00 a.m. – midnight. 5. Miscellaneous: Given the proximity of a Milwaukee single-family area immediately across the alley on the south side of this lot, Milw. Ald. Joe Dudzik has been informed of this proposed change and PC meeting date.

Recommendation: Approve both requests subject to Plan Commission and staff comments, and authorize this item to be expedited to the July 19th Common Council meeting.

John Kayser with Heartland Midwest was present to answer questions. Also, City of Milwaukee Ald. Joe Dudzik was present as this location borders his Milwaukee district.

Discussion on how the fence needs to provide coverage where ideally one cannot see thru it which means then that head-light “spillovers” to the south is more effectively blocked. Mr. Erickson clarified for Mr. Kayser that a certain percentage of fence coverage is required from slats to the degree that they cover the opening. Ald. Dudzik commented on the current fencing situation and the need for improvement. He also pointed out the three curb cuts at this location and the need to factor that in when making sure the fencing will provide full coverage. Fencing will be two “winged slats” per chin link “channel” with a “beige” slat. Mr. Marciniak commented on how these exterior changes are a vast improvement to the building.

Motion by Mayor Neitzke, seconded by Ms. Collins to recommend approval of a Special Use Review for Heartland Midwest LLC as the new owner/operator of the Burger King Restaurant at 4555 W. Forest Home Avenue, along with an approval of a Site/Building/Landscaping Review as part of a proposed change to the building exterior to meet corporate image requirements, subject to Plan Commission and staff comments which include that the existing chain-link fence colored ‘slat’ inserts and black fabric will be removed in its entirety, and then be replaced in its entirety with two (2) ‘beige’ colored ‘winged slat’ inserts per chain-link fence ‘channel mesh’, and authorize this item to be expedited to the July 19th Common Council meeting. Tax Key #531-0000-900. Motion carried unanimously.

13. City of Greenfield Dept. of Neighborhood Services requests a Certified Survey Map approval which involves the combining of three parcels – 4915 W. Vollmer Avenue and two adjacent vacant lots – and then being recreated as two lots as part of the future Morgan Avenue reconstruction project potentially to occur next year, Tax Key #531-0288, 531-0289 & 531-0290.

1. Background: The City owns two vacant lots immediately east of 4915 Vollmer. This CSM combines these two lots into one parcel, and does a “land swap” involving Ms. Martin. She gets more side yard in exchange for some of her parcel’s rear yard which will then be utilized as part of the Morgan Ave. reconstruction/widening project anticipated to occur next year. 2. Parking/Traffic Flow/Access/Curbed Parking Lot: A provision will need to be added to the CSM which indicates that “…No vehicle access will be allowed to Morgan Ave. from these two lots…”.

8 PC 7-12-11 3. Outside Agencies: The CSM is being reviewed by Milw. County Register of Deeds, and City Engineering staff. All corrections, if any, must be completed before recording. The applicant needs to be informed of the following: provided that a) the necessary approvals have been obtained; b) the original CSM map is in order; and c) all applicable charges have been paid, applicant must submit a final signed and notarized CSM to the Engineering Dept. for recording. The City requires a minimum of seven (7) working days to perform its final processing and recording of the CSM. If the applicant requires the CSM to be recorded on, or by a specific date, plan for appropriate lead-time to be sure to submit the necessary materials to the City allowing for its processing time. Failure to submit the necessary materials with the CSM for recording, may cause additional recording delays.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the July 19th Common Council meeting.

Motion by Mayor Neitzke, seconded by Ald. Kastner to recommend approval of a Certified Survey Map which involves the combining of three parcels – 4915 W. Vollmer Avenue and two adjacent vacant lots – and then being recreated as two lots as part of the future Morgan Avenue reconstruction project potentially to occur next year, subject to Plan Commission and staff comments, and authorize this item to be expedited to the July 19th Common Council meeting. Tax Key #531-0288, 531-0289 & 531-0290. Motion carried unanimously.

14. Continue the process of reviewing/updating the Sign Code.

Item held over.

15. Community Development Director Report

No report.

16. Motion by Ald. Kastner, seconded by Mr. Marciniak to adjourn the meeting at 7:55 p.m. p.m. Motion carried unanimously.

15. The next meeting of the Planning Commission will be held at the Greenfield City Hall on August 9, 2011 at 6:30 p.m.

Respectfully submitted,

Alison J. Meyer Recording Secretary

Distributed July 25, 2011

9 PC 7-12-11 MINUTES OF THE PLANNING COMMISSION MEETING HELD AT THE GREENFIELD CITY HALL ON TUESDAY, AUGUST 9, 2011

1. The meeting was called to order at 6:30 p.m. by Mayor Neitzke

ROLL CALL: Mayor Michael Neitzke Present Ald. Karl Kastner Excused Mr. Brian Weis Present Ms. Denise Collins Present Mr. Dennis Marciniak Present Mr. Douglas Dorszynski Excused Mr. Frederick Hess Present Ms. Christine Hallen (alt.) Present Mr. Bradley Sponholz (alt.) Present

ALSO PRESENT: Chuck Erickson, Community Development Manager

2. Motion by Mr. Hess, seconded by Mr. Marciniak to approve the minutes of the July 12, 2011 meeting, to include the correction requested of Ms. Hallen clarifying a motion which indicated she had “seconded” it even though she was excused from the meeting. Motion carried 5-0-2 with Ms. Hallen and Mr. Sponholz abstaining.

3. Discussion regarding the Common Council meeting held on July 27th. At the meeting all the items forwarded from the Plan Commission received a favorable recommendation.

4. Matthew Karshna, Whitnall School District, 5000 S. 116th Street, Greenfield, WI 53228, represented by Mark Lewandowski, Eppstein Uhen Architects, 333 East Chicago Street, Milwaukee, WI 53202 requests a Building Review for a new Buildings & Grounds structure east of the high school building as part of a multi-year project to improve/construct/renovate outside facilities at the Whitnall High School; this is a follow-up on the prior broad review and overall project approval in May by both the Plan Commission and Common Council. Tax Key #612-8978-003.

• New artificial football/soccer field and track & field elements • New Bleachers/press box • New concession/restroom/team rooms building • Renovate existing baseball field • Relocate existing softball field • Improve some of the vehicular access lane(s) • New Building & Grounds garage • Renovate tennis courts, and 3 new courts • Renovate existing parking, and add a new 70 stall parking lot near the SE corner of the high school building.

1 PC 8-9-11 Part of the earlier submittal package included color renderings, graphic master plan schedule, narrative time-lime for the various site improvements, and grading/storm main plans.

Given the PC recommendations (5/10/11) and CC approvals (5/17/11), this specific request deals only with the proposed new Building & Grounds garage east of the high school. 2. Architectural Review/Exterior Materials: The proposed structure is a 3-bay garage that is 52’ wide X 42’ deep X 22’ high. The siding is hardi-plank, with dimensional asphalt shingles. Colors are in the ‘gray’ range. As shown on the floor plan, the reason for one of the bays to be separated from the other two bays is that the two-bay area is heated and will have vehicles in it, while the third bay is for general storage. 3. Parking/Traffic Flow/Access/Curbed Parking Lot: Access will be to/from the new parking lot which will be constructed in this same general location. 4. Storm Drainage/Grading (lot & building): See Engineering comments. 5. Utilities: See Engineering comments. A water service and garage catch-basin will be provided. 6. Engineering Comments: 8/9/11 • Recommend that gutters (east side) and downspouts be provided for garage structure. • Public water main and private sanitary sewer are available in near immediate proximity to proposed garage structure. • Confirm the need for a new water service connection and meter. • Proposed garage floor drains shall be connected to an interior catch basin in advance of discharge to exterior sanitary sewer main. • [[Plumbing Sheet P102 & P201 dated 5/23/11 address some of these ‘bullets’.]]

5/10/11 (see attached 5/31/11 response from Gary Raasch – RA Smith National) • Vacation of S. 112th St. & W. Carpenter dedicated R-O-W will be required. • Provide “Impervious Area Calculation Form” (Appendix A) from the Greenfield Infrastructure and Development Design Manual. • Proposed development shall comply with applicable storm water requirements of City of Greenfield Chapter 30, MMSD Chapter 13, and Wisconsin Administrative Code NR 151.12. • Obtain approval from Wisconsin Department of Natural Resources and U.S. Army Corps of Engineers for proposed wetland fill. • Obtain Wisconsin Department of Transportation drainage review and approval for detention pond discharge to Interstate Highway “43”. • Review and approval is necessary from Milwaukee Water Works for any proposed modifications to the existing water main system. • Provide the City of Greenfield with signed and sealed structural shop drawings for proposed retaining walls (4 feet in height or greater) prior to the start of construction. • During extreme storm events, South 116th Street currently overflows into the existing detention basin that had been provided for the gymnasium addition project. Verify this overflow route under proposed conditions. • A bio-retention facility has been proposed northeast of the baseball field. An existing retaining wall within the Falcon Glen development is situated in close proximity. The overflow spillway shall not be directed due east because of the potential to compromise this retaining wall.

2 PC 8-9-11 • A minimum 12 inches of freeboard is required to protect structures from flooding during the course of a 100-year storm event. The available freeboard shall be the elevation difference between the lowest building opening and the high water level obtained in a 100-year design storm. • The eventual Storm Water Management Plan is subject to Engineering staff review and comments, including: . Existing conditions model shall reflect detention provided in conjunction with the gymnasium addition project (see “Detention Basin Design Calculations for Whitnall High School” dated May 17, 1999). . Demonstrate adequate overland conveyance for all tributary area to the applicable storm water device during the course of a 100-year storm event. . The proposed project will require a 40-percent total suspended solids (TSS) removal rate. . Submit storm sewer calculations. • Address maintenance access requirements to the wet detention pond and both bio- retention facilities. The access provision is subject to review and approval by the Division of Public Works. • Provide a revised storm sewer outfall location for existing 15-inch end section located northwest of the gymnasium. • Related to the proposed public storm sewer extension from South 116th Street right-of- way: . Provide a 25’ public storm sewer and drainage easement centered upon pipe. . The engineering documents shall include a plan and profile sheet. . Existing 48-inch culvert crossing has a capacity of 183.4 cfs. The storm sewer extension shall convey this flow with a maximum velocity of 12.5 feet-per-second. Introduce sufficient drops in all storm structures to keep the hydraulic gradeline within the pipe. • Provide an erosion control blanket for all proposed slopes 4:1 or greater and within all swales to quickly establish vegetation prior to erosion by concentrated flows. • An erosion control permit is required from the City of Greenfield.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the August 16th Common Council meeting.

Matthew Karshna with Whitnall School District and Mark Lewandowski with Eppstein Uhen Architects were present to answer questions.

Motion by Mayor Neitzke, seconded by Mr. Hess to recommend approval of a Building Review for a new Buildings & Grounds structure east of the Whitnall High School building, 5000 S. 116th Street, as part of a multi-year project to improve/construct/renovate outside facilities at the Whitnall High School, subject to Plan Commission and staff comments, and authorize this item to be expedited to the August 16th Common Council meeting. This is a follow-up on the prior broad review and overall project approval in May by both the Plan Commission and Common Council. Tax Key #612-8978-003. Motion carried unanimously.

3 PC 8-9-11 5. Kerry Hardin, RA Smith National, 16745 Bluemound Road, Brookfield, WI 53005, on behalf of Wal-Mart, requests the following items as part of a proposed new 148,000 s.f. Supercenter on a 19 acre parcel at 10600 W. Layton Avenue (Tax Key # 608-9995-006 & 608-9995-008.):

• Site plan amendment to shift required storm water management area from a detention pond north of the building to an underground storage element designed for under the parking lot west of the building. • Remove a 622 s.f. area from a “Shoreland Wetland” designation

1. Background: As further refinements to the site plan has occurred, two site-related modifications are needed:

Due to a ‘warranty deed’ finding which was a hold-over from when the County owned the land, the proposed storm basin north of the building could not be constructed unless Milw. County was approached and eventually the County Board ‘waived’ that old requirement. The alternative to that was to go back to an earlier idea of having the required storm retention be underground. So there will be underground storage unit(s) still north of the building (i.e. not encroaching into the ‘warranty deed’ area) and mainly under the parking lot. When the site plan was approved late last year, a 666 s.f. area was removed from a Shoreland/Wetland designation. Apparently as the process of refining the site plan continued, there is a need to remove another 610 s.f from a similar designation.

Attached are the two exhibits related to this request. 2. Storm Drainage/Grading (lot & building): See Engineering Comments. 3. Miscellaneous: Although unrelated to this specific request but something which had been discussed last year, Mid-America Real Estate has been hired by WM to market the existing 110,000 s.f. store in anticipation of its vacancy next year. 4. Engineering Comments: A revised Stormwater Management Report will be subject to additional City review.

Recommendation: Approve both requests to: • Amend the site plan as presented, and authorize this item to be expedited to the August 16th Common Council meeting. • Remove a 610 s.f. area from a “Shoreland Wetland” designation and authorize the public hearing process for this ‘removal’ request to proceed. This will involve a separate hearing at a later date before the Common Council; this is similar to what occurred previously.

Kerry Hardin (RA Smith National) and Deb Tomczyk (Reinhart, Boerner, Van Deuren) were present to answer questions and give an explanation of these items.

Motion by Mr. Weis, seconded by Mr. Sponholz to recommend approval of the following item as part of a proposed new 148,000 s.f. Wal-Mart Supercenter on a 19 acre parcel at 10600 W. Layton Avenue (Tax Key # 608-9995-006 & 608-9995-008.): • Site plan amendment to shift required storm water management area from a detention pond north of the building to an underground storage element designed for under the parking lot west and north of the building. Subject to Plan Commission and staff comments, and authorize this item to be expedited to the August 16th Common Council meeting. Tax Key #608-9995-006 & 608-9995-008. Motion carried unanimously.

4 PC 8-9-11 Motion by Mr. Weis, seconded by Mr. Sponholz to recommend approval to remove a 622 sq. ft. area from a “Shoreland Wetland” designation, subject to Plan Commission and staff comments, and authorize the public hearing process to proceed. Tax Key #608-9995-006 & 608-9995-008. Motion carried unanimously.

6. Pastor Mark Weigt, Ridge Community Church, 2626 S. 162nd Street, New Berlin, WI 53151, requests a Conceptual Project Review for the purpose of discussing the possible construction of a 30,000 s.f. church (ground floor + lower level) on a 12 acre parcel in the 9500/9700 block of the north side of Layton Avenue. Tax Key # 607-0001-001, 607-0004-001, 607-9965-002, 607- 9967, 607-9968, 607-9970-002 & 607-9970-003.

1. Background: The Ridge Community Church (RCC) has proposed to construct an approx. 30,000 s.f. building (ground floor + lower level) on 12 acres at this location. Attachments for further review include:

• Background narrative (dated 8/3/11) on RCC which includes its history (started 4 ½ years ago); current size (500 people now); proposed operation (at Whitnall HS for past year) with the idea of upto 600 people in a Phase 1 element and given the size of the parcel, the ability to expand upto 1,200 people with a future Phase; and preliminary ideas of other uses at the site and hours of operation. • 7/19/11 GF NOW article on RCC • Colored preliminary site plan • Aerial photo of this 12 acres • Copy of the last conceptual site plan for this area from February, 2010 when there was the proposal for potential combination of the relocation of the Layton Ave. Baptist Church (90th & Layton) and four 22-unit apartments. • Excerpt of 2/16/10 PC minutes on this prior request. • Excerpt of the Comprehensive Land Use Plan as it relates to ‘Planned Mixed Use’ and the reference to ‘Community Facilities’ which includes churches.

2. Architectural Review/Exterior Materials: The narrative makes a reference that the construction type is “…steel infill, glass & glazing – exterior materials T.B.D….”. 3. Parking/Traffic Flow/Access/Curbed Parking Lot: The main access would take advantage of an existing median cut. The site plan shows having the potential for 265 parking stalls, with additional stalls potentially available on the east side of the lot when a possible Phase 2 building construction would occur because that would occupy an ‘existing’ parking area. The ZC has three different ways of calculating required minimum off-street, on-site parking. They are based upon the main building area used for seating and the type of seating provided. The site plan identifies the idea of a future drive connection to/from S. 94th Street. Having a second means of ingress/egress will likely be more important earlier rather than later. 4. Storm Drainage/Grading (lot & building): The preliminary site plan identifies the potential placement for the required stormwater management basin(s). 5. Utilities: Water main and sanitary sewer main are near the north edge of Layton Ave., and there are some storm curb inlets which are available thru this frontage. 6. Landscaping/Buffer Yard: The landscape area ratio for an Institutional zoned parcel is 25%. The preliminary layout shows the intention of the new ‘hard-scape’ (i.e. parking and building) being ‘centered’ and to the rear of the 12 acre area, which enables a big chunk of the mature woodlands at the NW corner of the parcel to be retained. Exceeding the 25% ratio will not be difficult as a result. 7. Sidewalks: A pedestrian access to/from the sidewalk on Layton will be needed.

5 PC 8-9-11 8. Fire Department: Given the proposed building size, it will need to be sprinklered and there may be other Dept. life-safety measures needed as well. 9. Outside Agencies: Since Layton Ave. is a county trunk highway, Milw. County will be reviewing the ingress/egress aspects of this proposal. 10. Miscellaneous: In preliminary meetings with RCC reps., the City ordinance regarding PILOT (Payment In Lieu Of Taxes) has been discussed.

Recommendation: No formal action needed at this time. The nature of this proposed use would meet the broad Comprehensive Land Use Plan designation of “Planned Mixed Use”. This information is being submitted as a form of ‘project introduction’ since RCC has an accepted-offer-to-purchase this 12 acres, and so it’s anticipated that a formal rezoning request (R-2 Single-Family to I-Institutional) will be submitted for the September 13th Plan Commission meeting.

Pastor Mark Weigt, Ridge Community Church, and Jeff Tredo and Chris Eger of Korb Tredo Architects were present to answer questions, with Pastor Weigt giving a history of their organization and an outline of the proposal.

Mr. Tredo spoke on some of the facilities their firm has designed and referenced the “welcome center” project at St. John’s Church at 68th & Forest Home in Milwaukee that they recently completed.

Mr. Weis questioned the “future building” intention to which Mr. Tredo said they don’t have a definite plan as of yet, and perhaps it could be used to support future church growth or for community-based use. Basically, it was provided to show the capacity of the site to handle an expanded building “footprint” and parking.

Ms. Hallen stated that this area had been planned for condos, which would have assisted in growing Greenfield’s tax base. After that concept had been brought forth, a plan for a church with apartment buildings followed. Now it’s coming back again for church use. As it’s zoned residential she wonders if that is the best use of the land.

Mr. Hess said he feels that while a church would not contribute towards the City’s tax base it would bring good people to the community. Mr. Sponholz questioned what percentage of their parishioners were Greenfield residents to which is was replied that they got their start in New Berlin and found growth out this way – Greenfield, Greendale, South Milwaukee, and this location would allow them to be more centrally located for their parishioners. He also stated that they employ 8 staff members.

Mayor Neitzke stated he feels this plan fit the ‘natural’ features of the property, complementing the wooded area and enhances the site. It is important that they shield the immediately surrounding residential neighbors. As for the using the PILOT program, Mayor Neitzke hopes that they see that using the PILOT program is a benefit to the city. He brought up the previously proposed condo/office project at this location and how in this location there really wasn’t a demand for that. nd He stated that the church had also looked at the school district land and the farm field land along 92 Street. Overall he thinks it is a good site layout, but it’s important the building look good architecturally, and recommended that they contact Ald. Pietrowski, whom represents the district.

Conceptual Review – No Action Required.

6 PC 8-9-11 7. Continue the process of reviewing/updating the Sign Code.

During that same Dec. 21st CC meeting, Ald. Kastner had requested a review of past reports/documents which pertained to the signage guidelines we are using now. Attached are pertinent excerpts shared already with the Mayor and CC of some of the materials which the “Highway 100 Corridor Urban Design Committee” had looked at and discussed and considered in 1997 – 1998. As stated in that cover memo, the work of that committee was included in the entire re-doing of both the Zoning Code (1998) and the Sign Code (1998), and was the basis for the creation of the Site Development Standards (1999).

Item held over to the September Plan Commission agenda.

8. Community Development Director Report Mr. Erickson stated the public hearings for the LDS church, Pick N Save’s alcohol sales, Lightspeed and Knights of Columbus’ rezoning would all be held at the August 16th Common Council meeting.

Mayor Neitzke mentioned the possibility of perhaps a special Plan Commission meeting in regard to future use of the former Ultimate Electronics building. He also mentioned that Mid-America has been retained to market the former Pick N Save building, and also the Wal-Mart when it is replaced by the to-be-built Wal-Mart Supercenter. A problem at the Pick N Save site is the “utility building” which powers the site. The majority of the cost associated with demolishing the buildings at this site comes from the need to demo this utility building.

7 PC 8-9-11 9. Motion by Ms. Collins, seconded by Ms. Hallen to adjourn the meeting at 7:15 p.m. Motion carried unanimously.

10. The next meeting of the Planning Commission will be held at the Greenfield City Hall on September 13, 2011 at 6:30 p.m.

Respectfully submitted,

Alison J. Meyer Recording Secretary

Distributed August 24, 2011

8 PC 8-9-11 MINUTES OF THE PLANNING COMMISSION MEETING HELD AT THE GREENFIELD CITY HALL ON TUESDAY, SEPTEMBER 13, 2011

1. The meeting was called to order at 6:30 p.m. by Mayor Neitzke

ROLL CALL: Mayor Michael Neitzke Present Ald. Karl Kastner Present Mr. Brian Weis Excused Ms. Denise Collins Present Mr. Dennis Marciniak Absent Mr. Douglas Dorszynski Absent Mr. Frederick Hess Present Ms. Christine Hallen (alt.) Present Mr. Bradley Sponholz (alt.) Present

ALSO PRESENT: Chuck Erickson, Community Development Manager

2. Motion by Ald. Kastner, seconded by Ms. Collins to approve the minutes of the August 9, 2011 meeting. Motion carried 6-0-1 with Mr. Sponholz abstaining.

3. Discussion regarding the Common Council meeting held on August 16th. After the special use public hearing, the Lightspeed request was approved. Also approved was the Special Use for the liquor department at Pick ‘N Save and a rezoning of a small piece of the Knights of Columbus property on 103rd Street. Finally, the public hearing was held for the rezoning request for the Church of Latter Day Saints, with that item being denied.

Ms. Collins announced that on Saturday, October 1st the Greenfield Health Dept. and the Greenfield Park and Recreation Department are hosting a Walk in the Park, a community walk being held at Konkel Park and sponsored by the Greenfield Partners in Recreation. Anyone interested in attending can sign up at the Park Dept, the Health Dept. or at the Library.

Ald. Kastner mentioned that the Whitnall School District is holding a block party this coming weekend with a variety of activities for children of all ages.

4. Matthew Karshna, Whitnall School District, 5000 S. 116th Street, Greenfield, WI 53228, represented by Mark Lewandowski, Eppstein Uhen Architects, 333 East Chicago Street, Milwaukee, WI 53202 requests a Building Review for a new Concession Stand/Restroom/Team Rooms structure northeast of the high school building near the football field as part of a multi- year project to improve/construct/renovate outside facilities at Whitnall High School; this is a more detailed follow-up on the prior broad review and overall project approval in May by both the Plan Commission and Common Council, Tax Key #612-8978-003.

1. Background: As had been initially reviewed at this past May PC meeting, the Whitnall School District (WSD) has proposed major improvements to the high school athletic fields and other site renovations on a phased time-line (2011 & 2012) which will involve the following:

1 PC 9-13-11 • New artificial football/soccer field and track & field elements • New Bleachers/press box • New concession/restroom/team rooms building • Renovate existing baseball field • Relocate existing softball field • Improve some of the vehicular access lane(s) • New Building & Grounds garage • Renovate tennis courts, and 3 new courts • Renovate existing parking, and add a new 70 stall parking lot near the SE corner of the high school building.

Part of the earlier submittal package included color renderings, graphic master plan schedule, narrative time-lime for the various site improvements, and grading/storm main plans.

Given the prior PC recommendations (5/10/11) and CC approvals (5/17/11), this specific request deals only with the proposed new Concession/Restroom/Team Room north/northeast of the high school. 2. Architectural Review/Exterior Materials: A colored site plan and 3-D building elevation perspectives are attached. As the current site plan shows, there now are actually two separate buildings (i.e. initial rendition had these combined), but are ‘connected’ via a designed covered entry-way feature, which will also serve as the main public entrance (i.e. ticket areas on both sides of this entry-way). The Team Room/Restroom building is approx. 33’ x 85’ (2,800 s.f.) and the Concession Stand is approx. 29’ x 24’ (700 s.f.). The building materials will be integral colored CMU (concrete masonry unit) with standing-seam metal roof fascia/entry-way roof. The color combinations will feature school colors of blue and gold. A concrete retaining wall is part of the lower south elevation, but serves another functional purpose with an extension to west as it relates to grading and storm water drainage protection of the west side of the Team Room/Restroom Building. 3. Parking/Traffic Flow/Access/Curbed Parking Lot: Access will be to/from the new parking lot which will be constructed in this same general location. 4. Storm Drainage/Grading (lot & building): See Engineering comments. 5. Utilities: See Engineering comments. 6. Fire Department: Water main extension/hydrant being reviewed by the Dept. 7. Engineering Comments: 9-13-11 PC Engineering comments:

• Connect building roof drains and gutter downspouts to the storm sewer system. • Contact the Greenfield Fire Department regarding potential need for a hydrant in proximity of concession stand and team room buildings.

See earlier PC minutes for the following:

8/9/11 (related to the Garage Building east of high school)

5/10/11 (related to the overall site improvement project/s)

2 PC 9-13-11 Recommendation: Approve subject to PC and staff comments, and authorize this item to be expedited to the September 20th CC meeting.

Matthew Karshna with Whitnall School District and Mark Lewandowski with Eppstein Uhen Architects were present to answer questions.

Motion by Mayor Neitzke, seconded by Ms. Hallen to recommend approval of a Building Review for a new Concession Stand/Restroom/Team Rooms structure northeast of the high school building near the football field as part of a multi-year project to improve/construct/ renovate outside facilities at Whitnall High School; subject to Plan Commission and staff comments, and authorize this item to be expedited to the September 20th Common Council Meeting. Tax Key #612-8978-003. Motion carried unanimously.

5. Pastor Mark Weigt, Ridge Community Church, 2626 S. 162nd Street, New Berlin, WI 53151, requests a rezoning (R-2 Residential → I-Institutional) for the possible construction of a 30,000 s.f. church (ground floor + lower level) on a 12 acre parcel in the 9500/9700 block of the north side of Layton Avenue. Conceptual Project Review occurred at the August Plan Commission. Tax Key #607-0001-001, 607-0004-001, 607-9965-002, 607-9967, 607-9968, 607-9970-002 & 607-9970-003.

1. Background: As had been presented at the Conceptual Review submittal at the August PC, the Ridge Community Church (RCC) has proposed to construct an approx. 30,000 s.f. building (ground floor + lower level) on 12 acres at this location. Attachments for further review include:

• Background narrative (dated 8/30/11) on RCC which includes its history (started 4 ½ years ago); current size (500 people now); proposed operation (at Whitnall HS for past year) with the idea of upto 600 - 700 people in a Phase 1 element (or roughly 300 families) and given the size of the parcel, the ability to expand upto 1,200 people with a future Phase; and preliminary ideas of other uses at the site and hours of operation. • Revised colored preliminary site plan, along with floor plans and proposed building rendering • Aerial photo of this 12 acres • Copy of the last conceptual site plan for this area from February, 2010 when there was the proposal for potential combination of the relocation of the Layton Ave. Baptist Church (90th & Layton) and four 22-unit apartments. • Excerpt of the Comprehensive Land Use Plan as it relates to ‘Planned Mixed Use’ and the reference to ‘Community Facilities’ which includes churches. • Excerpt of the Zoning Map for this area.

2. Architectural Review/Exterior Materials: The initial narrative made a reference that the construction type is “…steel infill, glass & glazing – exterior materials T.B.D….”. The detail associated with the current ‘proposed conceptual rendering’ has the use of predominately metal panels (i.e. both horizontal and vertical ‘ribs’), with storefront window system, and limited use of masonry.

While it is true this building will be away from the street, and it does have some ‘façade articulation variables’ (i.e. different ‘footprints’), basically what has been proposed is one and two story metal-clad ‘boxes’ which isn’t desirable given ZC and Site Development Standard guidelines/requirements. At the very least, that southern ‘face’ and roof line need dramatic improvement.

3 PC 9-13-11 The building-related materials make a reference to a ‘Kids Quest’ element (i.e. entire first floor with ‘nursery’, ‘elementary’, ‘preschool’ references), but the narrative is ‘silent’ on what that means. [[If this is a potential day-care operation, then that aspect needs to be included in the overall public hearing process because a day-care is a Special Use within the ZC.]]

3. Parking/Traffic Flow/Access/Curbed Parking Lot: The main access would take advantage of an existing median cut. The site plan shows having the potential for 220 parking stalls, with additional stalls (+300 more) potentially available on the east side and/or south side of the lot. A possible Phase 2 building construction would occur east of the proposed building. The ZC has three different ways of calculating required minimum off-street, on-site parking. They are based upon the main building area used for seating and the type of seating provided. The number of ‘seats’ shown in what appears to be a theater-seating layout needs to be provided.

The site plan identifies the idea of a future drive connection to/from S. 94th Street as part of a Phase 2 sequence, however, staff believes that having a second means of ingress/egress will likely be more important ‘now’ rather than later. 4. Storm Drainage/Grading (lot & building): The preliminary site plan identifies the potential placement for the required stormwater management basin for Phase 1 west of the building. Given the existing topography, that area ‘runs’ to the north. 5. Utilities: Water main and sanitary sewer main are near the north edge of Layton Ave., and there are some storm curb inlets which are available thru this frontage. However, since the building location is on an area that topographically ‘runs away’ from the street, there actually may be a need to ‘raise’ the finished floor elevation to ensure gravity flow for the sanitary lateral. 6. HVAC/Utility Box Screening: Will need to be identified on future building elevations so that appropriate screening is provided. 7. Signage: The building elevation shows some wall signage, and the site plan shows a free standing sign near the street. That monument sign should be moved to the west side of the driveway to avoid and ‘sight-line’ issues possibly associated with the west-bound traffic at that location. 8. Dumpster/Screening/Gated (materials used): Shown near the west side of the building. 9. Fencing: Likely not applicable, but may be needed around the proposed playground area on the north side of the building. 10. Landscaping/Buffer Yard: The landscape area ratio for an Institutional zoned parcel is 25%. The preliminary layout shows the intention of the new ‘hard-scape’ (i.e. parking and building) being ‘centered’ and to the rear of the 12 acre area, which enables a big chunk of the mature woodlands at the NW corner of the parcel to be retained. Exceeding the 25% ratio will not be difficult as a result. A very basic landscaping plan has been submitted showing the location of some new trees/bushes, while identifying ‘existing mature woodlands to remain’. Further detail will be needed as this project evolves. 11. Landscaping Cash Deposit/Letter of Credit: While it may be NAY, at some point either of these types of financial security will be needed in the amount of 125% of the landscaping costs with 30% retained for two years after initial planting. Furthermore, an on-going condition of approval will be that the landscaping will be subject to annual review by the City to make sue all landscaping features are still being maintained, and that any dead/dying landscaping be replaced as necessary. 12. City Forester Site Inspection: It is staff’s understanding that a tree survey has been done of the entire property, a calculation of ‘specimen tree inches lost’ will be necessary within the context of the City’s Tree Preservation Ordinance.

4 PC 9-13-11 13. Hours of Operation: Typical church services are at 9:00 and 10:30 on Sunday mornings, and the office business hours would be 7 a.m. – 7 p.m., Monday – Friday. 14. Sidewalks: A pedestrian access to/from the sidewalk on Layton has been shown. 15. Fire Department: Given the proposed building size, it will need to be sprinklered and there may be other Dept. life-safety measures needed as well. A hydrant will need to be located into the site so that it’s at least 150’ from the building and the building ‘connection’. The potential of a Phase 2 lends itself that another hydrant will likely be needed toward that area of the site; whether that should be done now or later is a RCC determination. 16. Outside Agencies: Since Layton Ave. is a county trunk highway, Milw. County will be reviewing the ingress/egress aspects of this proposal. Since the stormwater management plan identifies the need to discharge the retention basin to I-894, WisDOT will need to approve. 17. Miscellaneous: In preliminary meetings with RCC reps., the City ordinance regarding PILOT (Payment In Lieu Of Taxes) has been discussed. Also, RCC is hosting a neighborhood information meeting at the City Hall on Sept. 7th. The narrative identifies the idea of having a ‘coffee bar’ and/or ‘café’; depending upon how extensive these may end up becoming (i.e. mini-kitchen), potentially may require additional HVAC and fire suppression features. 18. Engineering Comments: • A plat will be required to combine applicable parcels for development. • A rezoning from Single-Family Residential Conservation District (R-2) to Institutional District (I) will be necessary. • De-mapping of future West Chapman Avenue right-of-way designation will be required. • Portions of existing West Chapman Avenue public right-of-way will require vacation. • Proposed development shall comply with applicable storm water requirements of City of Greenfield Chapter 30, MMSD Chapter 13, and Wisconsin Administrative Code NR 151.12. • In an effort to provide basement service, public sanitary sewer main and a related easement shall be extended into the subject property from West Layton Avenue (CTH ‘Y’) right-of-way. • Consider a second ingress/egress from South 94th Street right-of-way for the Phase 1 improvements. • Obtain a permit from Milwaukee County for the driveway entrance at West Layton Avenue (CTH ‘Y’). Recommend an east bound deceleration lane for left-hand turns into the subject property from West Layton Avenue.

Recommendation: Two aspects: • Only authorize the public hearing scheduling to proceed at this time.

• Since the scheduling process for the public hearing will take approx. 6 – 8 weeks, that provides additional time for RCC to address the architectural aspects discussed above at least at one more PC meeting, which then will enable a more complete PC recommendation to be presented to the CC.

Pastor Mark Weigt, Ridge Community Church, and Jeff Tredo and Chris Eger of Korb Tredo Architects were present to answer questions.

Ald. Kastner stressed that it’s important to have the road access that the connection to 94th Street would bring, to which Mayor Neitzke said that he believes that would be a Fire Dept. requirement.

5 PC 9-13-11 Mayor Neitzke said he didn’t want the concept of Phase 2 implemented as it overpowers the site and in turn the neighborhood. Pastor Weigt said a neighborhood information meeting was held, which was attended by 5 residents and also one resident called for information, with all residents having a positive reaction. Pastor Weigt stated the attendees at this Plan Commission meeting were primarily Ridge church members who also lived in Greenfield.

Mayor Neitzke said he hoped that with the church locating here it would provide a range of benefits to Greenfield, with congregation members investing in the community’s businesses.

Discussion followed on the parking. Mayor Neitzke questioned the long-range attendance figures, to which it was replied that they average 500, with overall membership between 700-800. Mayor Neitzke said that given the amount of cars that will be coming, he feels that 94th Street would be the safest access point to enter the site for eastbound traffic. Also, he feels that the view from the street is important, as is providing enough buffering from the neighbors. Mayor Neitzke said the most important sides to be visually appealing are the east and south sides, as they provide a sight-line to and from Layton. Furthermore, given the proximity of I-894 to its 1,000s of vehicles daily, that can be visually important also.

Motion by Mayor Neitzke, seconded by Ald. Kastner to only authorize the public hearing process to begin at this time with the understanding the Ridge Community Church representatives would return to the October Plan Commission meeting with revisions intended to address Plan Commission and staff comments. Tax Key #607-0001-001, 607-0004-001, 607-9965-002, 607-9967, 607-9968, 607-9970-002 & 607-9970-003. Motion carried unanimously.

6. Shellie Hawkins, Check Into Cash of Wisconsin, 201 Keith Street SW, Suite 80, Cleveland, TN 37311, requests a Special Use Amendment to expand their product lines at their existing location at 2787 W. Ramsey Avenue, Tax Key #691-9984-001.

1. Background: The Check Into Cash business currently at this location, wants to expand their product/service offerings to now include ‘title loans’. There is no expansion to their tenant space square footage to accommodate this proposed change. 2. Miscellaneous: This business initially went into this location in 2006; the City ordinance making ‘Convenient Cash Businesses and Similar Establishments’ was adopted in 2009.

Recommendation: Approve subject to PC and staff comments, consider this a minor change not needing a public hearing, and authorize this item to be expedited to the September 20th CC meeting.

A representative from Check Into Cash was present to answer questions. Mayor Neitzke said in essence this is an undesirable special use, and that if it were a new request it most likely wouldn’t be allowed at this location. However, since it is existing it is being brought forward to be further expanded upon. It was stated that if this was a new request it would be considered a major change, however since it is existing this would be considered a minor change. After discussion it was decided to bring this item back to the October Plan Commission meeting with a more precise description of the actual services provided at this specific location.

Item held over.

6 PC 9-13-11 7. Monica Martin, Appleton Sign Company, 6510 Aurora Road, West Bend, WI 53090, requests a PUD Amendment/sign waiver for additional wall signage of 46 s.f. as it pertains to the Greenfield Highlands Health Center (i.e. Froedert & Medical College of Wisconsin building), 4455 S. 108th Street, Tax Key #609-9994-006.

1. Background: As construction has concluded with this 20,000 s.f. medical office building, a recent request concerning the development signage needs PC review and recommendation concerning overall sign square footage; see attached letter from Ms. Martin regarding the Greenfield Highlands Health Center (GHHC)

Previous favorable action had occurred in June regarding the sign height: Code = 10’ high; approved modification = 14’. Part of the basis of that earlier staff review was that the additional height was okay (i.e. bigger monument could be created) provided that a second monument sign and some wall signage like is being proposed, was eliminated. 2. Signage: The proposal is to add a wall sign area of 46 s.f. when ‘boxed’ (35” x 190” = 6650 ÷ 144 = 46): • Existing building frontage toward Hwy. 100 = 155’ • 155’ x 1.5 = 232 s.f.; 200 s.f. is maximum total allowed in Sign Code for all site signage. • Existing monument signable area = 138 s.f. • Existing two wall signs (Froedert & Med. College) = 41 s.f. each X 2 = 82 s.f. 220 s.f 3. PUD Requirements: Similar to the prior situation with the earlier request, the fact this parcel is zoned ‘PUD’ gives the PC/CC a fair amount of latitude/flexibility in considering this request. 4. Miscellaneous: Staff had previously worked out a signage package for the site with the property owner’s rep. (i.e. Irgens). The anchor tenant – Froedert & Medical College of Wisconsin – has two wall signs already. The reference to ‘GHHC’ is already prominently positioned on a large and high monument sign, which has good visibility. Given that the mix of users here are a ‘destination’, and if a better way of identifying this combination is by using the ‘GFHHC’ on the wall signage as suggested in Ms. Martin’s letter, then maybe the better option is to eliminate the other two wall signs and simply put up this single GHHC.

See attached email response from Irgens regarding their favorable position regarding this request from GHHC.

Recommendation: Deny this request for additional wall signage as presented subject to PC and staff comments, and authorize this item to be expedited to the September 20th CC meeting.

Monica Martin was present to answer questions. She gave some background information as to their request. It was discovered there needed to be more building identification, similar to what their other locations have been doing, to show that they offer full clinic services.

Mr. Sponholz said that he works for a Froedtert Clinic in Menomonee Falls and sees how having the additional signage is beneficial so that people are aware of the full range of services the clinics offer and also to better identify them in terms of being able to locate the clinic. Mr. Hess said that after driving past he too sees the need to add the additional informational signage. Ald. Kastner stated that he feels this is a terrible spot for a sign since if you are driving 40 mph down Hwy. 100 this isn’t the ideal spot to see/read such a sign. Also, the plantings will eventually begin blocking the sign. The request of the City to the developer to take care of the gravel and brush area along the north side of the building was bought up as to how that still needs to be completed. Ms. Martin said she would pass that request on to Irgens Development.

7 PC 9-13-11 Motion by Mayor Neitzke, seconded by Mr. Hess to recommend approval of a PUD Amendment/sign waiver for additional wall signage of 46 s.f. as it pertains to the Greenfield Highlands Health Center (i.e. Froedert & Medical College of Wisconsin building), 4455 S. 108th Street, subject to Plan Commission and staff comments, and authorize this item to be expedited to the September 20th Common Council Meeting. Tax Key #609-9994-006. Motion carried 5-1-1 with Ald Kastner voting no and Mr. Sponholz abstaining as he works for Froedert.

8. Gerry Ramos, Philippine Cultural & Civic Center Foundation, 535 N. 27th Street, Milwaukee, WI 53208 requests a Site/Building/Landscaping Review for a proposed Philippine Center at Zablocki Park, 3717 W. Howard Avenue, Tax Key #575-9000.

1. Background: As a result of a lease with the Milwaukee County Park Dept., the Philippine Community Center project involves the renovating a portion of the underutilized Zablocki Park Pavilion – see attached ‘Outline Specifications’as prepared by Mr. Ramos. The specific ‘community center’ aspect will be on the upper floor with the existing and separate ‘Community Room’ still available for rental to the public by the County. In addition, the lower level will also be renovated to accommodate a free medical clinic that is proposed from 9:00 – noon every 2nd and 4th Saturday. 2. Architectural Review/Exterior Materials: Other than a proposed small entry canopy on the north side, no other exterior changes are proposed. As noted in the Outline Specs., most of the work is interior repair work, painting, carpeting, etc. The lower level shows more extensive interior wall installation work. 3. Parking/Traffic Flow/Access/Curbed Parking Lot: The north parking lot will handle the parking for the range of uses with this proposal. However, since the medical clinic is on the lower level, this will necessitates any ADA-type driver going around the west side of the building (i.e. directional signage) to the lower asphalt area (i.e. basketball court/skating rink) to access a couple of new ADA stalls. Apparently the County is hesitant about allowing additional paving of another lane on that west access route, but staff believes that will be needed earlier than later. The alternative is leaving to the east side of the building but that goes right by the playground area. 4. HVAC/Utility Box Screening: New ground-mounted HVAC equipment will be near the SE corner of the building. 5. Signage: The entry canopy has a small ‘Philippine Center/Zablocki Pavilion’ in its face. 6. Dumpster/Screening/Gated (materials used): Will use existing dumpster at the park. Medical waste is expected to be handled separately by appropriate collection company. 7. Police Department: The question of sprinkling the building is being reviewed by the Dept., but its anticipated that at least a heat/smoke detection system is needed. 8. Outside Agencies: Milwaukee County Park Dept. 9. Engineering Comments: • Provide “Impervious Area Calculation Form” (Appendix A) from the Greenfield Infrastructure and Development Design Manual. • In accordance with ADA requirements, confirm a maximum pavement slope of 2- percent in proposed handicap accessible parking area. • An erosion control permit will be required from the City of Greenfield if total land disturbance exceeds 3,000 square feet.

Recommendation: Approve subject to PC and staff comments, and authorize this item to be expedited to the September 20th PC.

8 PC 9-13-11 Gerry Ramos, the applicant, and Dave Birch with the Milwaukee County Parks were present to answer questions. Mr. Ramos said they would be changing the windows to energy efficient one, updating the HVAC system and retrofitting the inside for their use. It was also mentioned that there are problems with the parking lot, the landscaping around the building is in pretty bad shape, and there is a drainage issue in the back area (where the hill slopes down) as there is always water pooled in that area.

Motion by Mayor Neitzke, seconded by Mr. Hess to recommend approval of a Site/Building/Landscaping Review for a proposed Philippine Center at Zablocki Park, 3717 W. Howard Avenue, subject to Plan Commission and staff comments, and authorize this item to be expedited to the September 20th Common Council Meeting. Tax Key #575-9000. Motion carried unanimously.

9. Lindsay Vetzner, HH Gregg Appliance & Electronics, 4151 E. 96th Street, Indianapolis, IN 46240, requests a Site/Building/Landscaping Review for exterior store front modifications and the addition of two loading docks in the former ‘Ultimate Electronics’ building, 4585 S. 76th Street, Tax Key #605-9944-013.

1. Background: The HH Gregg (HH) project before the PC involves exterior storefront modifications and the addition of two shipping docks on the north end of the building where there already is a single dock. In addition, HH will be doing interior renovations to the +42,000 s.f. building.

HH is an appliance and electronics store, similar to what Circuit City and Ultimate Electronics were. This is the first HH store in Wisconsin. 2. Architectural Review/Exterior Materials: Details on the proposed exterior finish are identified with the attached color rendering, which also shows the entry-way re-design. For comparison purposes, a color rendering of Ultimate Electronics is included. A color board and preliminary floor plan will be presented at the meeting.

-- Predominate color: ‘Utterly Beige’ -- Color band: ‘Everyday White’ -- Entry-way: ‘Gusto Gold’ accent, ‘Everyday White’ sign background, and ‘Utterly Beige’ parapet coping.

The actual building addition – not counting the loading area -- on the north side of the building for the two shipping docks is small (+/- 350 s.f.) due to the presence of a Milwaukee Water Utility main easement. It encroaches approx. two feet into the easement, but the actual main is still further north. The HH engineering firm has already been in contact with Milw. Water – see attached 8/31/11 letter. 4. Parking/Traffic Flow/Access/Curbed Parking Lot: Based upon the attached site survey from when Circuit City was there (i.e. no physical layout changes made since), there are 200 parking stalls which is sufficient for this type of use. 5. Landscaping/Buffer Yard: Site review underway to see if some upgrading/replanting may be necessary. 6. Signage: To be of an overall square footage comparable to what Ultimate Electronics had in place. 7. Outside Agencies: Milwaukee Water Utility as noted above. 8. Miscellaneous: Attached is a 8/26/11 email from the property owner (Jim Dentici) regarding the HH proposal.

9 PC 9-13-11 . As a separate matter and admittedly the following never came up during the prior discussion about Ultimate Electronics and/or Pawn America, but staff has recently been contacted by a former alderperson regarding the possibility of getting a second way in/out of this HH site similar to what did occur with Best Buy a couple of years ago. You may recall they purchased an office building south of their site for the express purpose of providing a second means of ingress/egress to their site (i.e. from Layton), along with providing additional parking. Due to historical traffic-related issues, the City supported/approved that project.

When Circuit City went in at this location in the mid-90’s, that same idea of having a second means of ingress/egress to Layton Ave. was part of the then discussion as a desirable feature to have available. While the principle of having a second means of ingress/egress is always ‘in-play’ with retail-type uses, the elements of topography, different property owners, and historical development patterns makes it hard to re-visit that issue particularity when there is a permitted use involved. 9. Engineering Comments: • Verify the necessity for private storm sewer modifications as a result of the proposed loading dock expansion.

Recommendation: Approve subject to PC and staff comments, and authorize this item to be expedited to the September 20th CC meeting.

A representative of HH Gregg was present to answer questions. Mayor Neitzke questioned the two pylon signs along the north side of the property and if one was going to be removed to which it was replied the intent is to reface both pylon signs and also to replace all the letter sets their signage in a similar size to what is currently there.

Motion by Mayor Neitzke, seconded by Ald. Kastner to recommend approval of a Site/Building/Landscaping Review for exterior store front modifications and the addition of two loading docks in the former ‘Ultimate Electronics’ building, 4585 S. 76th Street, subject to Plan Commission and staff comments, and authorize this item to be expedited to the September 20th Common Council Meeting. Tax Key #605-9944-013. Motion carried unanimously.

10. Continue the process of reviewing/updating the Sign Code.

Mr. Erickson briefly discussed electronic signage and how with today’s technology the “scrolling” signs makes it harder to comply with the 5 second rule for ”changing” messages. The 5 second rule was intended to not create a distraction in viewing the sign’s message, however, now the scrolling feature makes it harder distinguish messages and creates more of a distraction.

Ald. Kastner noted when electronic signage is primarily red and blue, from a distance it can look like an emergency vehicle. Mayor Neitzke noted there are rules in place regarding brightness and lumens.

11. Community Development Director Report

Mr. Erickson referenced a September article on “Plan Commissions – Roles and Responsibilities” from the Wisconsin League of Municipalities monthly publication, a copy of which was provided to the Plan Commissioners.

10 PC 9-13-11 12. Motion by Mr. Sponholz, seconded by Ms. Hallen to adjourn the meeting at 7:45 p.m. Motion carried unanimously.

13. The next meeting of the Planning Commission will be held at the Greenfield City Hall on October 11, 2011 at 6:30 p.m.

Respectfully submitted,

Alison J. Meyer Recording Secretary

Distributed September 28, 2011

1 PC 10-11-11 MINUTES OF THE PLANNING COMMISSION MEETING HELD AT THE GREENFIELD CITY HALL ON TUESDAY, OCTOBER 11, 2011

1. The meeting was called to order at 6:30 p.m. by Mayor Neitzke

ROLL CALL: Mayor Michael Neitzke Present Ald. Karl Kastner Excused Mr. Brian Weis Excused Ms. Denise Collins Present Mr. Dennis Marciniak Absent Mr. Douglas Dorszynski Excused Mr. Frederick Hess Present Ms. Christine Hallen (alt.) Present Mr. Bradley Sponholz (alt.) Present

ALSO PRESENT: Chuck Erickson, Community Development Manager

2. Motion by Ms. Collins, seconded by Ms. Hallen to approve the minutes of the September 13, 2011 meeting. Motion carried unanimously.

3. Discussion regarding the Common Council meeting held on September 20th and October 4th. At the September 20th meeting the following items were approved as recommended by the Plan Commission: Whitnall north side site improvement elements, the Froedtert Medical Office Building sign waiver, the Philippine Center at Zablocki Park, and the HH Gregg use and exterior changes to move into the former Ultimate Electronics building.

At the October 4th meeting the public hearing for Walmart on their request for a 622 sq. ft. wetland fill area was held and the request approved.

4. Michael Kaerek, MK/S-EP LLC, 11600 W. Lincoln Avenue, West Allis, WI 53227 requests a Certified Survey Map to combine two parcels in Ramsey Meadows West (Lot 22 & 23) into one parcel that will be approx. 23,300 s.f. Tax Key #692-1248 & 692-1249.

1. Background: Kaerek Builders has a client whom has a house design which needs a bigger more land, so two existing lots (#22 & #23) would be combined via this CSM. Both #22 and #23 met the R-3 Residential size minimum requirements when this Final Plat was done in 2007 (i.e. square footage = 9,000 s.f. and frontage = 75’ wide for an ‘inside’ lot and 85’ for a corner lot). Naturally then the combination of two conforming lots will ensure a conforming parcel is the end result (i.e. square footage = 23,300 s.f. and frontage of 195’). 2. Outside Agencies: The CSM is being reviewed by Milw. County Register of Deeds, and City Engineering staff. All corrections, if any, must be completed before recording. The applicant needs to be informed of the following: provided that a) the necessary approvals have been obtained; b) the original CSM map is in order; and c) all applicable charges have been paid, applicant must submit a final signed and notarized CSM to the Engineering Dept. for recording. The City requires a minimum of seven (7) working days to perform its final processing and recording of the CSM. If the applicant requires the CSM to be recorded on, or by a specific date, plan for appropriate lead-time to be sure to submit the necessary materials to the City allowing for its processing time. Failure to submit the necessary materials with the CSM for recording, may cause additional recording delays.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the October 18th Common Council meeting. 2 PC 10-11-11 Motion by Mayor Neitzke, seconded by Ms. Hallen to recommend approval of a Certified Survey Map to combine two parcels in Ramsey Meadows West (Lot 22 & 23) into one parcel that will be approx. 23,300 s.f., subject to Plan Commission and staff comments, and authorize this item to be expedited to the October 18, 2011 Common Council meeting. Tax Key #692-1248 & 692-1249. Motion carried unanimously.

5. Pastor Mark Weigt, Ridge Community Church, 2626 S. 162nd Street, New Berlin, WI 53151, requests a rezoning (R-2 Residential → I-Institutional) for the possible construction of a 23,000 s.f. church (ground floor + upper level) on a 12 acre parcel in the 9500/9700 block of the north side of Layton Avenue. Continue review started at the September PC meeting. Tax Key # 607-0001-001, 607-0004-001, 607-9965-002, 607-9967, 607-9968, 607-9970-002, 607-9970-003.

1. Background: As had been presented at the Conceptual Review submittal at the August PC and then for the start of the rezoning process at the September PC, the Ridge Community Church (RCC) has proposed to construct an approx. 23,000 s.f. building (ground floor + upper level; initially it had been a 31,000 s.f. building) on 12 acres at this location. Attachments for further review include:

• Background narrative (revised -- dated 10/11/11) on RCC which includes:

o Its history -- started 4 ½ years ago; o Current size -- 500 people now at Whitnall HS for past year; o Phase 1 -- having the Worship Center having a seating capacity of upto 500 people; o As the RCC may grow, there is the intent of having two services on a Sunday with the potential of a third service (i.e. defers need for a Phase 2); o Phase 2 -- given the size of the parcel, the ability to expand upto 800 people seating capacity in the with a future Phase (i.e. had been for upto 1,200 people initially); o Preliminary intentions for other uses at the site and hours of operation. o Background regarding the voluntary PILOT

• Revised colored preliminary site plan, along with floor plans, the proposed building rendering, and a site breakdown (i.e. square footages & impervious area info). • Copy of the previous layouts for the August and the September PC meetings. • Aerial photo of this 12 acres. • Copy of the last conceptual site plan for this area from February, 2010 when there was the proposal for potential combination of the relocation of the Layton Ave. Baptist Church (90th & Layton) and four 22-unit apartments. • Excerpt of the Comprehensive Land Use Plan as it relates to ‘Planned Mixed Use’ and the reference to ‘Community Facilities’ which includes churches. • Excerpt of the Zoning Map for this area.

2. Architectural Review/Exterior Materials: The revised narrative makes a reference that the construction type is “…steel infill, glass, masonry, metal panel, wood...”. The detail associated with the current ‘proposed conceptual rendering & material identification elevation’ has the use of predominately burnished masonry and glass storefront window system, and with metal panels on a more limited accent basis. It is true this building will be away from the street, and it does have some ‘façade articulation variables’ (i.e. different ‘footprints’) and now a little more ‘horizontal roof plane variables’, the bigger positive change is in the proposed materials where the two major materials are burnished masonry and glass.

3 PC 10-11-11 The proposed first floor plan layout has the worship area and the ‘Kids Quest’ element (i.e. entire first floor with ‘nursery’, ‘elementary’, ‘preschool’ references). According to RCC, this is not intended to become a day care center nor an elementary school; rather its main use would be part of the Sunday school program. The proposed second floor play layout is primarily for office use. The earlier proposed lower floor (basement) has been eliminated.

An earlier narrative identified the idea of having a ‘coffee bar’ and/or ‘café’. The scale of that is being fine-tuned so that this would not end up becoming a mini-kitchen, which potentially may require additional HVAC and fire suppression features. The floor-plan basically shows the idea of a post-service coffee serving area. 3. Parking/Traffic Flow/Access/Curbed Parking Lot: The main access on Layton would take advantage of an existing median cut, and that driveway is now a little more ‘bowed’ to create some greater separation from that adjacent house to the east for more landscaping space. The site plan shows having the potential for 210 parking stalls for Phase 1, with a potential Phase 2 building construction proposed for east of the proposed building and it would be primarily a larger worship center which would call for additional stalls (+175 more) needed also on the east side of the lot. The ZC has three different ways of calculating required minimum off-street, on-site parking. They are based upon the main building area used for seating and the type of seating provided. The number of ‘seats’ shown in what is for a theater-seating layout. The site plan now identifies the idea of a future drive connection to/from S. 94th Street as part of a Phase 1 element as had been discussed previously.

In reviewing both the latest Phase 1 and Phase 2 layouts, staff has a suggestion to ‘borrow’ an idea on the Phase 2 layout and use it for Phase 1. Specifically, that would be to add the parking shown north of the building for Phase 2 ‘now’, with the intent of shifting that corresponding number of stalls at the most southwestern set of stalls (i.e. shorter ‘run’ version) to the north side of the building as a way of reducing some of the asphalt ‘massing’ in the ‘front yard’ of the site. The idea is to create some additional space for buffer landscaping and moves the asphalt a little further away from the residential property adjacent at the SW corner of the site. With that shifting, there then would also be the need add some type of driveway connection to that rear asphalt area so that a 360° access is provided.

Simply for sake of discussion, staff took the liberty of reviewing our own ‘What If?’ scenario of having more of the parking field for Phase 1 shifted to the northeast corner of the site versus all of it being in the southwest corner (i.e. ‘front yard’ of the site). It’s a given with this scenario that it would make a bigger chunk of the parking not as readily accessible to the main entrance. For whatever its worth, the consensus was that it wasn’t a good idea but not because of ‘accessible’ reasons. The thought was that if for whatever future reason(s) there was a determination not to build an addition here, then that large piece of land would still be ‘open’/available to be split-off/marketed/sold. 4. Storm Drainage/Grading (lot & building): The preliminary site plan identifies the potential placement for the required stormwater management basin for Phase 1 west of the building. Given the existing topography that northern area ‘runs’ to the northwest, and a second basin along the south side of the site for the drainage ‘running’ to the southwest. 5. Utilities: Water main and sanitary sewer main are near the north edge of Layton Ave., and there are some storm curb inlets which are available thru this frontage. However, since the building location is on an area that topographically ‘runs away’ from the street, there actually may be a need to ‘raise’ the finished floor elevation to ensure gravity flow for the sanitary lateral.

3 PC 10-11-11 6. HVAC/Utility Box Screening: Will need to be identified on future building elevations so that appropriate screening is provided. 7. Signage: The building elevation shows some wall signage, and the site plan shows a free standing sign near the street. That monument sign has been moved to the west side of the driveway in order to avoid any ‘sight-line’ issues possibly associated with the west-bound traffic at that location. 8. Dumpster/Screening/Gated (materials used): Shown near the northwest side of the building. 9. Fencing: This will need to be evaluated further when the landscaping plan is prepared so that as part of a landscape buffer design, fencing is strategically placed to help with vehicle headlight ‘knock-downs’ as it relates to the adjacent single-family houses. It also may be needed around the proposed playground area on the north side of the building. 10. Landscaping/Buffer Yard: The landscape area ratio for an Institutional zoned parcel is 25%. The preliminary layout shows the intention of the new ‘hard-scape’ (i.e. parking and building) being ‘centered’ and to the rear of the 12 acre area, which enables a big piece of the mature woodlands at the NW corner of the parcel to be retained., plus there are other areas of mature woodlands identified on the site plan which are not encroached upon so they can be used as a site amenity. Exceeding the 25% ratio will not be difficult as a result.

A very basic landscaping plan has been submitted showing the location of some new trees/bushes, while identifying ‘existing mature woodlands to remain’. Further detail will be needed as this project evolves.

Based upon the ‘site impervious’ information, that breakdown is as follows: • Total site square footage = 528,000 ÷ 43,560/sf/ac = 12.12 ac. • Phase 1 impervious area (building/parking) = 121,437 s.f. or 2.8 ac. or 23% of site • Phase 2 “ “ “ “ = 218,466 s.f. or 5.3 ac. or 41% of site 11. Landscaping Cash Deposit/Letter of Credit: NAY. However, at some point either of these types of financial security will be needed in the amount of 125% of the landscaping costs with 30% retained for two years after initial planting. Furthermore, an on-going condition of approval will be that the landscaping will be subject to annual review by the City to make sue all landscaping features are still being maintained, and that any dead/dying landscaping be replaced as necessary. 12. City Forester Site Inspection: Its staff understanding that a tree survey has been done of the entire property, a calculation of ‘specimen tree inches lost’ will be necessary within the context of the City’s Tree Preservation Ordinance. 13. Hours of Operation: Typical church services are at 9:00 and 10:30 on Sunday mornings, with the potential of a third service as the membership grows; and the office business hours would be 7 a.m. – 7 p.m., Monday – Friday. 14. Sidewalks: A pedestrian access to/from the sidewalk on Layton has been shown. 15. Fire Department: Given the proposed building size, it will need to be sprinklered and there may be other Dept. life-safety measures needed as well. A hydrant will need to be located into the site so that it’s at least 150’ from the building and the building ‘connection’. The potential of a Phase 2 lends itself that another hydrant will likely be needed toward that area of the site, and so, whether that should be done now or later is a RCC determination. 16. Outside Agencies: Since Layton Ave. is a county trunk highway, Milw. County will be reviewing the ingress/egress aspects of this proposal. Milwaukee County has been made aware of this possible project and has suggested that RCC contact them to discuss potential for traffic study, access review, storm water, and permitting requirements. Since the stormwater management plan identifies the need to discharge a retention basin to I-894, WisDOT will need to approve.

4 PC 10-11-11 17. Miscellaneous: Also, RCC has hosted a neighborhood information meeting at the City Hall on Sept. 7th. The current assessed value of the seven properties proposed to be assembled for the RCC project is $1,044,900. 18. Engineering Comments: 10/11/11 • Ensure that adequate building perimeter access has been provided for the Fire Dept. • 9/13/11: • A plat will be required to combine applicable parcels for development. • De-mapping of future West Chapman Avenue right-of-way designation will be required. • Portions of existing West Chapman Avenue public right-of-way will require vacation. • Proposed development shall comply with applicable storm water requirements of City of Greenfield Chapter 30, MMSD Chapter 13, and Wisconsin Administrative Code NR 151.12. • In an effort to provide basement service, public sanitary sewer main and a related easement shall be extended into the subject property from West Layton Avenue (CTH ‘Y’) right-of-way. • Consider a second ingress/egress from South 94th Street right-of-way for the Phase 1 improvements. • Obtain a permit from Milwaukee County for the driveway entrance at West Layton Avenue (CTH ‘Y’). Recommend an east bound deceleration lane for left-hand turns into the subject property from West Layton Avenue.

Recommendation: Approve subject to PC and staff comments, and forward this item to the applicable Council public hearing date.

Pastor Mark Weigt, Ridge Community Church, and Jeff Tredo and Chris Eger of Korb Tredo Architects were present to answer questions and a powerpoint presentation was given.

Jim Purcell, head of the building team, gave a history of the church and their short and long term goals. He reviewed the changes made to the site plan, and how their new plan is scaled back, no longer “overpowering” the site. They envision a campus-like environment, where they could grow and not need to spend money on additional facilities. They used a professional church consultant who helped them evaluate where they want to be in conjunction with the desires of the City.

Chris Eger gave a review of some of the plan highlights. He noted they will have the minimum required parking, the buffer area has been increased, they will be saving over 80% of the current trees, and they’ve included an access drive at 94th Street. He also discussed the building materials being proposed. They’ve spoken with Milwaukee County and they will do the required traffic study.

Ms. Hallen had questions on the tree survey, which shows 151 trees being removed, and asked for verification if this is only for phase I. Mr. Eger replied that yes, it is for phase I and there is currently nothing planned for Phase II.

Mayor Neitzke said he likes the idea of less parking lot islands, and overall is in favor of the revisions.

Ms. Hallen questioned the response of the neighbors during the neighborhood meeting that was held, to which Mr. Eger said about 8 immediate neighbors attended and the overall reaction was positive.

Mr. Hess said he likes the downsizing of the building and the fact that they plan to add additional church services as their parishioner base grows.

5 PC 10-11-11 Motion by Mayor Neitzke, seconded by Mr. Hess to recommend approval of a rezoning (R-2 Residential → I-Institutional) for the possible construction of a 23,000 s.f. church (ground floor + upper level) on a 12 acre parcel in the 9500/9700 block of the north side of Layton Avenue, subject to Plan Commission and staff comments. Tax Key Nos. 607-0001-001, 607-0004-001, 607-9965-002, 607-9967, 607-9968, 607-9970-002, 607-9970-003. Motion carried unanimously.

1. Background: This item was ‘held over’ from the last PC meeting pending further clarification on what specific services occur at this current Check Into Cash location (see attached email providing that list). Essentially, they want to expand their product/service offerings to now include ‘title loans’. There is no expansion to their tenant space square footage to accommodate this proposed change. 2. Miscellaneous: This business initially went into this location in 2006; the City ordinance making ‘Convenient Cash Businesses and Similar Establishments’ was adopted in 2009 (see attached).

Recommendation: Approve subject to Plan Commission and staff comments, consider this a minor change not needing a public hearing, and authorize this item to be expedited to the October 18th Common Council meeting.

Ryan Miller, Check Into Cash representative, was present to answer questions. There was a review of the previous discussions. Mr. Hess stated that if this were a new business coming before the Plan Commission requesting a Special Use he would not be in favor of it. Mr. Sponholz said he is generally okay with the use and, unfortunately with today’s economy, there is a need for these types services. Ms. Hallen said she understands the need for this type of business but questions the title loan aspect.

Motion by Mayor Neitzke, seconded by Ms. Hallen to forward without a recommendation the Special Use Amendment request to expand Check Into Cash’s product lines at their existing location at 2787 W. Ramsey Avenue, subject to Plan Commission and staff comments, with this to be considered a minor change. Tax Key #691-9984-001. Motion carried 4-1 with Mr. Sponholz voting no.

Under discussion, Mayor Neitzke said he would consult with the City Attorney if this is to be considered a minor or a major change, although he feels, along with several members of the Plan Commission, that it is a major change. Mr. Erickson then indicated that the Zoning Code was specifically amended earlier this year to enable the Plan Commission to be the entity making the “major” or “minor” determinations.

Motion by Mayor Neitzke, seconded by Mr. Hess to reconsider the previous motion. Motion carried unanimously.

Motion by Mayor Neitzke, seconded by Ms. Hallen to forward without a recommendation the Special Use Amendment request to expand Check Into Cash’s product lines at their existing location at 2787 W. Ramsey Avenue, subject to Plan Commission and staff comments, to consider this a major change, and authorize the public hearing process to begin. Tax Key #691-9984-001. Motion carried 4-1 with Mr. Sponholz voting no.

6 PC 10-11-11 7. Spiro Asimakopoulos, Fresh Mexican Grill LLC, represented by Jon Olsen, Davidsen Consulting LLC, 10521 W. Forest Home Avenue, #206, Hales Corners, WI 53130, requests a Special Use Amendment in order to add a drive-thru feature to the west side of Goody’s Restaurant at 4695 S. 108th Street, Tax Key #609-0030-001.

1. Background: Mr. Asimakopoulous, owner of Goody’s Restaurant, has proposed to add a drive-thru on the west side of this 31,400 s.f. property. See detailed Project Narrative regarding the background for the request and how the drive-thru is proposed to be designed and operate. Essentially a customer places an order at the menu board near the west edge of the parking lot, then drives clock-wise to a point by the new ‘service window’, and when the order has been prepared it is delivered via the existing west service door, and payment will occur at that point of the process. 2. Architectural Review/Exterior Materials: The only building exterior change would be a ‘service window’ would be placed into the back building wall. The other site change, as proposed, would be to add a menu board. It is uncertain what volume control is available which is important given the close proximity of single-family residences immediately adjacent to the north and across 109th Street. 3. Parking/Traffic Flow/Access/Curbed Parking Lot: 16 stalls are ‘lost’ with this proposal, not by removing asphalt but by re-stripping to create the clock-wise ‘traffic flow’ (53 – 16 = 37 stalls). The Narrative correctly indicates that of the 4000 s.f. building, the seating area inside the building 1,600 s.f. When the restaurant parking calc. (20 stalls/1,000 s.f.) is applied (20 X 1.6 = 32 stalls, the site is +5 stalls over the minimum). However, what isn’t counted and admittedly this is a seasonal aspect, is the patio which is designed for upto 60 people (i.e. as per a 2009 drawing). The seating area is roughly 30’ x 40 = 1,200 s.f. Applying the same parking ratio provides 24 stalls (20 X 1.2 = 24); this makes the site 19 stalls ‘short’.

However, the narrative indicates that additional parking is available in the strip center to the north via a shared parking agreement (i.e. the underlying property owner is the same -- Bouraxis Investments -- which have an office in the strip center). A copy of the shared parking agreement would be useful. Separately a review of the square footage of that building and the available parking stalls on that parcel indicate they meet the 5 stalls/1,000 s.f. of building area ratio for a retail use, so its uncertain of how many ‘extra’ stalls are even available.

It’s not uncommon with drive-thrus that some orders simply take longer for the food product(s) to be prepared. The site plan and narrative are ‘silent’ on the aspect of where those ‘waiting longer’ will go in order to move the stack line along. Assume that at least two stalls are set-aside for the longer waits. This effectively takes two stalls out of the mix because they are dedicated only for those in the drive-thru, which makes the site 21 stalls ‘short’.

At the southwest corner of the site, staff believes those three stalls are effectively eliminated. In that relatively small area, there is a potential of unsafe traffic flow due to the combination of the following: vehicles going into/out of the drive-thru; vehicles simply entering and/or leaving the site at the southwest drive approach which were not in the drive-thru to begin with; and assuming the ‘waiting for the order’ stalls are nearby that then would need to leave once they get their food. This makes 24 stalls ‘short’ in the near- term.

7 PC 10-11-11 The long-range larger concern staff has for parking (See Engineering Comments) and it is acknowledged this is a few years away yet, is that WisDOT as part of a major reconstruction of Hwy. 100 from Layton Ave. south into Franklin in 2017, has a plan that shows acquiring approx. 20’ of frontage along the east sides of the Goody’s parcel and some of the strip-center lot to the north being acquired for additional R-O-W for a dedicated right turn for southbound vehicles on Hwy. 100 heading west onto Layton (see attached). This plan takes out another 7 stalls which would make the site 31 stalls ‘short’ in the long-term. 4. Hours of Operation: The Narrative indicates that the drive-thru would only be open during the regular business hours of 11:00 a.m. – 10:00 p.m. daily. There are not any plans for extended hours for a drive-thru. Furthermore, restaurant deliveries and refuse collection would be scheduled for prior to regular business hours. 5. Engineering Comments: • Verify the number of proposed parking spaces provided as two (2) handicap parking stalls are required. • The Wisconsin Department of Transportation has proposed full reconstruction for South 108th Street (STH ‘100’) from West College Avenue to West Layton Avenue (CTH ‘Y’). The engineering plans currently indicate that additional right-of-way will be acquired to provide enhanced turn-lane improvements at the West Layton Avenue intersection. The right-of-way expansion will impact existing parking situated along South 108th Street. Project bidding in 2016 with construction in 2017. • An existing 15’ sanitary easement (Document #5099023) encumbers the east edge of property along South 108th Street (STH ‘100’). This easement also encumbers the south edge of property along West Layton Avenue (CTH “Y”) with a reduced 10’ width.

Recommendation: Deny subject to Plan Commission and staff comments, and authorize the public hearing process to proceed.

Staff does not object to the basic idea of a drive-thru where the site can accommodate it, but attempting to ‘make it work’ here where there are site layout limitations, a small lot size, and the immediately adjacent single-family usage just doesn’t lend itself as a positive proposal for this parcel.

Jon Olsen and Spiro Asimakopoulos were present to answer questions. Mayor Neitzke said he had discussed this proposal with Ald. Kastner earlier today and his concern was the loss of parking and the impact on the adjacent neighbors, who have had long-standing issues with the property in general.

Mr. Olsen said the adjacent strip center to the north (owned by the same owner of Goody’s, Paul Bouraxis) would provide ample parking for Goody’s. The busy times for Goody’s are evenings and weekends and historically there have been no problems accommodating parking for strip center customers and Goody’s customers. The spaces along the back are basically unused for public parking and are utilized primarily by employees. By eliminating these spaces it wouldn’t create a detrimental effect.

Mr. Hess said he feels the turning radius to too tight, especially for those driving bigger vehicles. Mr. Olsen replied that this was designed with a standard turning radius, which is similar to what is used for other fast food drive-thrus. Another nice feature at this location is there is no curbing that “traps” the customer into the lane, should they decide to exit the drive-thru.

8 PC 10-11-11 Mr. Asimakopoulos spoke on how they have a decline in business in the winter months and this, along with today’s bad economy, have further shown the need for a drive-thru. He spoke on how his competition all have drive-thrus, and with eliminating the 16 back parking stalls, in addition to the parking agreement they have with Mr. Bouraxis, they feel adding a drive-thru is a viable option they need to try.

Mayor Neitzke said there is likely huge opposition to a drive-thru from the neighbors, who have issues with the potential for increased noise and traffic, to which Mr. Asimakopoulos replied he understands this, but he feels this is a way to keep his business running which is why must try and pursue it.

Ms. Hallen questioned if there is sufficient space to do a layout similar to Sonic, where people would park in their cars & have their food brought out to them. Mr. Asimakopoulos said he considered this option, but at this point they decided to pursue the drive-thru option first, which is more desirable to them. Also, a “Sonic” type of layout would mean more menu boards and speakers to accommodate each parking space, addition additional expense.

Mayor Neitzke asked if this could be located along the south side of the building to which Mr. Asimakopoulos said this was where they recently expanded the building to add bathrooms so that wouldn’t be feasible. Mr. Olsen said the area they proposing for the drive-thru works well as far as the stacking requirement goes. If they were to put it on the south side it would create a traffic problem.

Motion by Mayor Neitzke, seconded by Mr. Hess to forward without a recommendation the Special Use Amendment request in order to add a drive-thru feature to the west side of Goody’s Restaurant at 4695 S. 108th Street, subject to Plan Commission and staff comments, to consider this a major change, and authorize the public hearing process to begin. Tax Key #609-0030-001. Motion carried unanimously.

8. Community Development Director Report No report.

9. Motion by Ms. Hallen, seconded by Ms. Collins to adjourn the meeting at 7:25 p.m. Motion carried unanimously.

10. The next meeting of the Planning Commission will be held at the Greenfield City Hall on November 8, 2011 at 6:30 p.m.

Respectfully submitted,

Alison J. Meyer Recording Secretary

Distributed October 24, 2011

9 PC 10-11-11 MINUTES OF THE PLANNING COMMISSION MEETING HELD AT THE GREENFIELD CITY HALL ON TUESDAY, NOVEMBER 8, 2011

1. The meeting was called to order at 6:30 p.m. by Mayor Neitzke

ALSO PRESENT: Chuck Erickson, Community Development Manager

2. Motion by Mr. Hess, seconded by Ms. Collins to approve the minutes of the October 11, 2011 meeting. Motion carried 5-0-1 with Mr. Weis abstaining.

3. Discussion regarding the Common Council meeting held on October 18th and November 1st. At the October 18th meeting the certified survey map for combining lots in Ramsey Meadows West was approved. The Goody’s restaurant drive-thru proposal and the Check Into Cash item, both from the October 11th Plan Commission that were recommended for public hearings, will be at the December 6th Common Council meeting. At the November 1st meeting the Ridge Community Church rezoning request was approved, as recommended by the Plan Commission, following the public hearing.

4. Robert & Diane Rossman, 5225 W. Bottsford Avenue, Greenfield, WI 53220, requests a Certified Survey Map to combine their parcel in Meadows of Greenfield subdivision with an adjacent outlot into one parcel that will be approx. 16,400 s.f., Tax Key #602-0161 & 602-0167.

1. Background: The Rossmans have purchased Outlot 1 that is adjacent to their property. The proposed CSM will combine their existing parcel and Outlot 1; combining the lots is necessary because there must be a residential structure on the property before an accessory structure is added since their desire is to eventually build a shed/garage in what today is the Outlot 1 ‘area’. Since both of these individual lots are conforming now in that they meet the R-3A minimum requirements (i.e. 7,200 s.f. and 65’ width), then combining them naturally will enable this new parcel to remain conforming @ 16,400 s.f. 2. Parking/Traffic Flow/Access/Curbed Parking Lot: After the CSM is recorded, no driveway accessing 52nd street will be allowed. Each single family lot is allowed one drive approach, which in this case is already from Bottsford; the exception is a corner lot which may have a circular drive. 3. Outside Agencies: The CSM is being reviewed by Milw. County Register of Deeds, and City Engineering staff. All corrections, if any, must be completed before recording. The applicant needs to be informed of the following: provided that a) the necessary approvals have been obtained; b) the original CSM map is in order; and c) all applicable charges have been paid, applicant must submit a final signed and notarized CSM to the Engineering Dept.

1 PC 11-8-11 for recording. The City requires a minimum of seven (7) working days to perform its final processing and recording of the CSM. If the applicant requires the CSM to be recorded on, or by a specific date, plan for appropriate lead-time to be sure to submit the necessary materials to the City allowing for its processing time. Failure to submit the necessary materials with the CSM for recording, may cause additional recording delays. 4. Miscellaneous: Preference is for the garage placement would be on the western half of Outlot 1. Since the submittal of the PC application, a Building Permit for a 26’ x 30’ garage has been submitted by J.D. Griffiths on behalf of the owners. 5. Engineering Comments: • Water and sanitary sewer service not available for adjacent outlot on South 52nd Street. There is a storm sewer access via 52nd St, but no lateral. • If ever in the future there was a desire to ‘split’ the parcel created by this CSM back to what its legal description is today (i.e. assumes next generation of ownership), building a house on the property would require special assessments to extend utilities and a finished street at least to the south lot line of today’s Outlot 1.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the November 15th Common Council meeting.

Diane Rossman was present to answer questions. Discussion occurred on how if there was a desire to add a driveway to this parcel to access the garage/shed it would require approval of a variance.

Motion by Mayor Neitzke, seconded by Mr. Weis to recommend approval of a Certified Survey Map to combine the parcel of Robert & Diane Rossman, 5225 W. Bottsford Avenue in the Meadows of Greenfield subdivision with an adjacent outlot into one parcel that will be approx. 16,400 s.f., subject to Plan Commission and staff comments and authorize this item to be expedited to the November 15th Common Council meeting. Tax Key #602-0161 & 602-0167. Motion carried unanimously.

5. Edward McCoy, Knights of Columbus Council 524, 3200 S. 103rd Street, Greenfield, WI 53227, represented by John Casucci, RA Smith National, 16745 Bluemound Road, Brookfield, WI 53005, requests a Certified Survey Map to split their existing parcel at this location to create two lots (4 ac. – building & parking lot and 1 ac. – northern grass ‘finger’ area), Tax Key #524-8986-009.

1. Background: The Knights of Columbus want to split their five acre parcel to create a one acre saleable lot at the north side of their lot, with the southerly four acres containing the existing building/parking lot. This one acre parcel exceeds the C-2 minimum size requirements of 30,000 s.f. and 150’ width. This past July a CSM had been received and approved for this KC parcel but it was to split-off the far southerly 1.9 acre piece. 2. Outside Agencies: The CSM is being reviewed by Milw. County Register of Deeds, and City Engineering staff. All corrections, if any, must be completed before recording. The applicant needs to be informed of the following: provided that a) the necessary approvals have been obtained; b) the original CSM map is in order; and c) all applicable charges have been paid, applicant must submit a final signed and notarized CSM to the Engineering Dept. for recording. The City requires a minimum of seven (7) working days to perform its final processing and recording of the CSM. If the applicant requires the CSM to be recorded on, or by a specific date, plan for appropriate lead-time to be sure to submit the necessary materials to the City allowing for its processing time. Failure to submit the necessary materials with the CSM for recording, may cause additional recording delays.

2 PC 11-8-11 3. Engineering Comments: • Sanitary lateral has been provided to the north parcel. • Water main available within South 103rd Street right-of-way. The 12-inch main is located in the center of north-bound traffic lane. Water main also available within West Oklahoma Avenue (CTH ‘NN’) right-of-way. This 12-inch main is located in the center of east-bound parking lane. • Storm lateral has not been provided to the north parcel. However, an existing inlet structure is available for future connection within east curb line of South 103rd Street. 4. Park Fees: The “commercial” methodology for making this calculation is: First 50,000 sq. ft. of land being developed = $.05 per sq. ft. = 46,167 X $.05 = $2,308.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the November 15thth Common Council meeting.

Motion by Mayor Neitzke, seconded by Mr. Weis to recommend approval of a Certified Survey Map to split the existing parcel at Knights of Columbus Council 524, 3200 S. 103rd Street to create two lots (4 ac. – building & parking lot and 1 ac. – northern grass ‘finger’ area), subject to Plan Commission and staff comments and to include a park fee calculation, and authorize this item to be expedited to the November 15th Common Council meeting. Tax ` Key #524-8986-009. Motion carried unanimously.

6. Manpreet Kaur, Pari Investment LLC, 4939 W. Tumble Creek Drive, Franklin, WI 53132 request a Special Use Review as the new owner of both the parcel and the Forest Home Beer & Liquor business at 5612 W. Forest Home Avenue, Tax Key #556-8975-002.

1. Background: Mr. Kaur is the new owner of this business, and so the request to transfer existing Special Use from 2007 to new owner. No changes are being proposed to the existing business operation. 2. Signage: One of the features of the Sign Code changes from a few years ago, was that if a business had an electronic reader board (which is the case here) then there isn’t a need for any other ground/building mounted temporary signage, which periodically has shown up at this site. 3. Hours of Operation: 8:00 a.m. – 9:00 p.m., daily.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the November 15th Common Council meeting.

Mr. & Mrs. Kaur were present to answer questions.

Motion by Mayor Neitzke, seconded by Mr. Weis to recommend approval of a Special Use Review for Manpreet Kaur as the new owner of both the parcel and the Forest Home Beer & Liquor business at 5612 W. Forest Home Avenue, subject to Plan Commission and staff comments, and to comply with all terms of the existing special use permit, and authorize this item to be expedited to the November 15th Common Council meeting. Tax Key #556-8975-002. Motion carried unanimously.

7. Amy Rowell, Milwaukee Animal Rescue Center, PO Box 341545, Milwaukee, WI 53234 requests a Special Use in order to re-located this business from Southridge Mall to 5101 W. Loomis Road, Tax Key #648-8996-001 & 648-8996-002.

3 PC 11-8-11 1. Background: The Milwaukee Animal Rescue Center (MARC) is proposing to relocate its operation, currently in the Southridge Mall (upper level) since 2006, to this former Custom Design parcel because they have outgrown their current space.

See attached detailed narrative, but the summary of what MARC does is to assist humane societies and animal control agencies facing possible euthanasia decisions by transferring in those animals for care and placement/adoption. MARC does not euthanize animals. Adoption ready cats would be housed on-site at 5101 Loomis, while most other cats (i.e. injured, ill, and young) and dogs are housed in foster care. Adoption ready dogs are viewed by appointment. MARC is only licensed for domesticated, companion animals; there are no farm animals, wildlife, or exotic animals allowed. They do not process stray animals or accept owner-surrendered (except for those previously adopted requiring return). In cases of abandoned animals at the property, MARC would contact the Milw. Area Domestic Animal Control Commission.

The plan includes remedying inspection items, renovating the garage, and creating a memorial garden. Internally, the building will contain two cat galleries, a multi-purpose room, offices, isolation rooms, storage, and laundry. The garage is proposed to be converted into a community clubhouse that will hold group meetings, education seminars, and weekend dog adoptions. 2. Architectural Review/Exterior Materials: Although no exterior building modifications are proposed, the narrative provides details about how the interior of the main building would be used and what is being proposed for interior renovations to the garage to create a ‘Community Clubhouse’ feature. 3. Parking/Traffic Flow/Access/Curbed Parking Lot: See Engineering comments. 4. Utilities: Depending upon how extensive the use within the garage/Community Clubhouse may become, it might be necessary for some type of restroom facility. Further review will need to occur. 5. Dumpster/Screening/Gated (materials used): Refuse to be stored inside the garage (Community Clubhouse). The existing fenced-in area around the garage is proposed to be used as a ‘play area’ for visiting dogs. 6. Fencing: There is existing wood fencing along the shared lot line of the house immediately to the south of the main building (5225 S. 51st) and west of the garage (Clubhouse), which is important for ‘knocking down’ headlights from adjacent parking area. 7. Landscaping/Buffer Yard: The narrative made a reference for a future ‘memorial and meditation garden’ somewhere on the site. That proposed landscaping plan needs to be completed by the public hearing date (i.e. mid-December or early Jan.). 8. Hours of Operation: Tuesday-Friday: 2 p.m. - 8 p.m., Saturday: 10 a.m. – 4 p.m.; and Sunday – Monday: Closed. 9. Sidewalks: Provide a handicap accessible sidewalk connection to the new sidewalk along South 51st Street. 10. Miscellaneous: MARC has already started contacting some of its neighboring property owners, but when the 400’ radius mailing list is created for the public hearing, that same info. will be shared with MARC.

Staff has been struggling with categorizing of this use within the range of alternatives via the ZC and the SIC (Standard Industrial Classification) – see attached excerpts: • #0752 – Animal Specialty Services, Except Veterinary (i.e. Animal Shelters). Not allowed in a C-1 District. • #5999 – Miscellaneous retail, Not Elsewhere Classified (i.e. Pet Shop). Allowed in the C-1 District as a Special Use. Some level of retail will be needed in order to be able to be classified within this category.

4 PC 11-8-11 • #8699 – Membership organizations, Not Elsewhere classified (i.e. Humane societies, animal). Not Allowed in a C-1 District. 11. Engineering Comments: • Combine the two parcels via Certified Survey Map (CSM). The intent is to eliminate the ‘non-conforming building’ status of the garage (i.e. accessory structure on the parcel without a principal structure) and the ‘non-conforming’ lot sizes (i.e. less than 15,000 sq. ft.) • Provide a site plan with dimensions that define drive aisle widths, regular parking stalls, and handicap accessible parking designation(s). • In accordance with ADA requirements, confirm a maximum pavement slope of 2% in proposed handicap accessible parking area.

Recommendation: Approve special use request subject to PC and staff comments, and authorize the public hearing process to proceed.

Amy Rowell with Milwaukee Animal Rescue was present to answer questions. Mr. Erickson described how there is no specific SIC code for animal rescue; however, this type of use fits into a number of other related-type classifications (humane society, pet shop) so there isn’t a problem with this use going into this location with the right category. Mayor Neitzke questioned if there are any fees to which Ms. Rowell replied there is a minimal adoption fee. Mayor Neitzke said them charging this fee would cause it to fall under a retail establishment. Ms. Rowell then gave an outline of the nature of their business and how it would be laid out at this location. The “adoption ready” cats live on-site and the “non-ready” cats and dogs live in foster care. They propose to use an area in the lower level to house animals they receive from Milwaukee Area Domestic Animal Control. These animals generally have health issues and remain in this area before moving on to foster care.

Roy Stuesser – 5210 S. 51st Street was present. He is the neighbor across the street and supports the project. Ms. Rowell also stated they’ve had support from the other neighbors as well.

Motion by Mayor Neitzke, seconded by Ms. Collins to recommend approval of a Special Use in order to re-locate Milwaukee Animal Rescue Center from Southridge Mall to 5101 W. Loomis Road, subject to Plan Commission and staff comments and authorize the public hearing process to begin. Tax Key #648-8996-001 & 648-8996-002. Motion carried unanimously.

8. Community Development Director Report.

Mr. Erickson said that he’s looking to put forth some information at an upcoming meeting on every electronic reader board in the City and is in the process of assembling that information. He then noted some upcoming business developments in the City which will be coming to the Plan Commission. Sonic is seeking a Special Use Review due to a change of owner. We Energies wants to upgrade their substation at 43rd & Layton with a new enclosure and landscaping. Granada Meadows has an area in the subdivision that is classified as a outlot due to the fact it fit the wetland classification, however, over time as this area has dried out it no longer meets that wetland classification. Therefore, the owners plan to create new parcels for development out of this area. Also, as part of the follow up to the Ridge Community Church rezoning, a few sections of Chapman Avenue right-of-way need to be vacated so the project can move forward. Lastly, a proposal for an electronic reader board at the Community Center is underway.

5 PC 11-8-11 9. Motion by Mr. Sponholz, seconded by Mr. Weis to adjourn the meeting at 6:47 p.m. Motion carried unanimously.

10. The next meeting of the Planning Commission will be held at the Greenfield City Hall on December 13, 2011 at 6:30 p.m.

Respectfully submitted,

Alison J. Meyer Recording Secretary

Distributed November 21, 2011

6 PC 11-8-11 MINUTES OF THE PLANNING COMMISSION MEETING HELD AT THE GREENFIELD CITY HALL ON TUESDAY, DECEMBER 13, 2011

1. The meeting was called to order at 6:30 p.m. by Ald. Kastner

ROLL CALL: Mayor Michael Neitzke Excused Ald. Karl Kastner Present Mr. Brian Weis Present Ms. Denise Collins Present Mr. Douglas Dorszynski Excused Mr. Frederick Hess Present Ms. Christine Hallen (alt.) Present Mr. Bradley Sponholz (alt.) Present

ALSO PRESENT: Chuck Erickson, Community Development Manager Scott Jaquish, Park and Recreation Director

2. Motion by Mr. Weis, seconded by Ms. Collins to approve the minutes of the November 8, 2011 meeting. Motion carried 5-0-1 with Ms. Hallen abstaining.

3. Discussion regarding the Common Council meeting held on November 15th and December 6th. At the November 15th meeting the CSM for 52nd & Bottsford and the CSM for the Knights of Columbus at 103rd & Oklahoma were approved along with a Special Use Review for Forest Home Liquor (5612 W. Forest Home), where there will be new ownership at that location. On December 6th two Special Use Public Hearings were held; one for Goody’s (108th & Layton) to add a drive-thru and one for Check Into Cash (2787 W. Ramsey), to add title loan service. Both of these requests were denied by the Council.

4. Michael Perry, SDI Greenfield, PO Box 2235, Country Club Hills, IL 60478 request a Special Use Review as the new owner of both the parcel and the Sonic restaurant business at 4763 S. 27th Street, Tax Key #622-9988-007.

1. Background: SDI is the new owner of this business and property, and proposes no changes to the existing business operation. The property’s previous occupant -- Twilight Burgers LLC -- received a Special Use Permit in 2010. 2. Hours of Operation: 6 a.m. – midnight, 7 days per week but not on Thanksgiving or Christmas. 3. Miscellaneous: Via this process the new owner will be aware of requirements and responsibilities associated with the 2010 Special Use Permit.

Recommendation: Approve subject to Plan Commission and staff comments, and authorize this item to be expedited to the December 20th Common Council meeting.

Motion by Ms. Hallen, seconded by Mr. Hess to recommend approval of a Special Use Review for Michael Perry, SDI Greenfield as the new owner of both the parcel and the Sonic restaurant business at 4763 S. 27th Street, subject to Plan Commission and staff comments, and authorize this item to be expedited to the December 20th Common Council meeting. Tax Key #622-9988-007. Motion carried unanimously.

1 PC 12-13-11 5. Pastor Mark Weigt, Ridge Community Church, 2626 S. 162nd Street, New Berlin, WI 53151, requests an Official Map amendment as it relates to portions of the 9400 - 9700 block of West Chapman Avenue (i.e. north of Layton Avenue): • Vacation of Right-of-Way • De-mapping of future Right-of-Way • Release of Road Reservations This request is a follow-up to an approved rezoning (R-2 Residential to I-Institutional) on November 1st. Tax Key #607-0001-001, 607-0004-001, 607-9965-002, 607-9967, 607-9968, 607-9970-002, 607-9970-003.

1. Background: As a follow-up to their successful rezoning of this 12 acre area at the November 1st CC meeting, the Ridge Community Church has requested to start the process of vacation and de-mapping of the section(s) of Chapman Ave. as it runs thru that land at 96th & Layton. The specific Official Map amendments are for:

 Vacation of Right-of-Way  De-mapping of future Right-of-Way  Release of Road Reservations

At its November 22nd meeting the BPW did an initial review with a favorable recommendation (see attached).

Recommendation: Approve Official Map amendment requests as recommended by the Board of Public Works subject to Plan Commission and staff comments, and authorize this item to be forwarded to the December 20th Common Council meeting to formally enable the Official Map amendment public hearing process to proceed with the Common Council; actual hearing will still be a few months from now.

Pastor Mark Weight and Dave Hazenfield with Dickman Real Estate were present to answer questions.

Motion by Mr. Weis, seconded by Mr. Sponholz to recommend approval of an Official Map amendment as it relates to portions of the 9400 - 9700 block of West Chapman Avenue (i.e. north of Layton Avenue): • Vacation of Right-of-Way • De-mapping of future Right-of-Way • Release of Road Reservations Subject to Plan Commission and staff comments, with the understanding that the formal public notice and public hearing process will now proceed. and authorize this item to be expedited to the December 20th Common Council meeting. Tax Key #607-0001-001, 607-0004-001, 607-9965-002, 607-9967, 607-9968, 607-9970-002, 607-9970-003. Motion carried unanimously.

6. Arlene Butke, WE Energies, 231 W. Michigan Street, Milwaukee, WI 53203 requests Site, Building, Landscaping Review for a renovation/replacement of the existing Layton Avenue substation at the northeast corner of 43rd Street and Layton Avenue, Tax Key #600-9947.

1. Background: WE Energies (WE) is proposing to rebuild their substation facility and doing site improvements as a part of the project. Specifically this involves replacing the existing transformers, switch gear, and associated electrical equipment along with the surrounding fence. See attached ‘Summary & Plan of Operation’ along with site photos and site plan

2 PC 12-13-11 materials. As noted in the Summary, essentially the project is intended to replace equipment at the end of its useful life to provide a “…more efficient operation of the substation and ensure continuation of reliable power deliver to the service area…”. The overall project area will stay within the existing fenced-in area. 2. Architectural Review/Exterior Materials: The building construction within the site per se involves the placement of two preassembled metal-clad power distribution centers (PDC) and four 30’ lighting masts will be installed. The PDC’s house electrical switch gear, circuit breakers, and other associated electrical equipment and controls. An existing wood pole with a steel rod extension that is 47’ high and which is used for communication purposes, will be relocated to the west side of the larger PDC. The PDC’s and other structures are proposed to be a neutral gray, either painted or galvanized steel. 3. Parking/Traffic Flow/Access/Curbed Parking Lot: Access will remain from the double-gates at the NW corner of the fenced area via 43rd Street. 4. Storm Drainage/Grading (lot & building): Inside of the fence area will remain gravel. 5. Lighting (building & site): Exterior lighting will be located above the entry doors of the PCSs and will operate as motion-controlled, or manually as necessary (i.e. construction and maintenance purposes. 6. Signage: A 24” x 32” sign identifying the substation will be hung on the fence. 7. Fencing: The existing chain-link with barb-wire is proposed to be replaced with a different type of security fencing called “no-cut, no climb” (i.e. sample of fence material will be presented at the meeting). This material is made of .162 diameter carbon steel welded wire, with ½” x 3” wire mesh center-to-center. Staff has asked that the fence material be: • Colored ‘black’ instead of ‘grey/galvanized’ • Landscaping be done around the south and west side of the fence (see #11 below). [[For comparison purposes, a substation at 51st & Forest Home was reviewed by staff as another possible option (i.e. solid concrete wall), but it was decided it looked less favorable then the current proposal.]] • Two height options: A 7’6” high fence with 1’ additional for barbed wire (i.e. overall 8’6” high); or a 9’ fence with no barbed wire. [[Staff asked that if the ‘no climb’ fence material was being used, why would barbed wire still be needed? Or in other words, using just the fence material at 9’ high without any barbed wire would be the staff’s preferred option.]] 8. Landscaping/Buffer Yard: Proposed exterior landscaping is as follows: • Layton Ave. side of the fence: two 2 ½” Ginko Biloba; three 2 ½” Autumn Blaze Maple; and six 2 ½” Ivory Silk Japanese Tree Lilac. • 43rd St. side: five 2 ½” Autumn Blaze Ornamental Pear Photo-simulation pictures are included in the submittal materials. 9. Landscaping Cash Deposit/Letter of Credit: 125% of the landscaping costs with 30% retained for two years after initial planting. Furthermore, an on-going condition of approval will be that the landscaping will be subject to annual review by the City to make sue all landscaping features are still being maintained, and that any dead/dying landscaping be replaced as necessary. 10. City Forester Site Inspection: Underway. 11. Hours of Operation: No permanent employees will be located or reporting to the substation on a daily basis. Those that do in a non-emergency basis, would do so between 7:00 a.m. – 5:00 p.m. 12. Erosion Control: May be needed from the City Engineering Office prior to site work beginning.

Recommendation: Approve the request subject to Plan Commission and staff comments, and authorize this item to be expedited to the December 20th Common Council meeting.

3 PC 12-13-11 Arlene Butke, Pat Adams and John Bever with We Energies were present to answer questions.

Mr. Bever spoke on how they chose this type of fencing to minimize people being able to break into substations, which has become a problem lately, and also so that Police personnel are able to see inside; which they could not do with a concrete wall. Ald. Kastner questioned if they had considered perhaps adding decorative stone or masonry columns to which Mr. Bever replied they had not.

Ms. Collins stated that with the nearby gas station there is a lot of traffic in this area and is concerned about anything hampering driver visibility. Ms. Butke replied that they are 25 feet from the property line.

Mr. Weis asked if they could move the fencing back, thus creating a smaller enclosure. Mr. Bever said they could look into this but couldn’t make any promises. He then mentioned the equipment at this location is more than 50 years old. They are looking ahead to when they need to replace it and want to work with the City now to make this transition.

Ms. Hallen questioned the current gravel driveway, which is in poor condition, and asked if they planned to resurface it. She also mentioned several trees that border the neighboring properties need to be maintained, with some of them being unhealthy. Mr. Bever said they could do some “clean- up” of these items.

Mr. Bever said the fence is the first step in security measures and they are here to work with the City on the preferred fencing. Mr. Erickson questioned if a coated chain-link style could be used to retain the see-thru visibility, and then work with the City forester on appropriate plantings that upon their maturity wouldn’t hinder visibility. Ms. Hallen stated she feels to use the proposed type of smaller- mesh fencing hampers traffic visibility for vehicles southbound on 43rd Street which need to see west-bound traffic on Latyon. Discussion followed on how they could add shrubs or arborvitaes along the north side, close to the lot line. Mr. Weis said he likes the idea of adding some brick pillars.

Don Schmidt – 4666 S. 43rd Street spoke on how this is a busy intersection. He mentioned a squad car was hit in this area. He spoke on other accidents that have occurred in this area. He suggested that the substation be moved to the north to the Loomis Park and Ride area. Ms. Hallen agreed with Mr. Schmidt’s comments that traffic is a problem in this area. Mr. Schmidt also commented on the notation that this is the same type of fencing used at prisons, which he feels isn’t in the best interest of improving Greenfield’s image.

Ald. Kastner said that as people are getting hit in this area, apparently people now aren’t able to see thru the fencing, thus preventing accidents so how does the smaller mesh come into play? Mr. Weis said the type of fencing is irrelevant as the position of the structure itself limits visibility.

Ms. Collins stated that this is a high traffic area and by the gas station it becomes three lanes, with people veering off to the right to access the expressway. For safety’s sake she’d hate to have the visibility blocked. Ms. Hallen stated she is okay with the “silver/gray” color and the more “open” mesh design. Mr. Weis said he doesn’t want there to be barbed wire along the top.

Ms. Hallen questioned if the curbing would be brought to the driveway to which Mr. Bever replied that he thought the curb is the City’s property.

4 PC 12-13-11 Discussion followed on returning this item to the January or February Plan Commission meeting with some additional fencing options, and also how there needs to be discussion with the northern property owners. Mr. Bever questioned if they could proceed with the “inside” construction, to which there was a Plan Commission consensus that would be okay. Mr. Erickson then replied that they’d need to submit a building permit.

Motion by Ms. Hallen, seconded by Mr. Hess to recommend to hold over the Site, Building, Landscaping Review for a renovation/replacement of the existing Layton Avenue We Energies substation at the northeast corner of 43rd Street and Layton Avenue, subject to Plan Commission and staff comments. Tax Key #600-9947. Motion carried unanimously.

7. Leonard Buda, Buda Enterprises – LLC, 29914 Durand Avenue, Burlington, WI 53105 requests a Special Use in order to open an organic garden supply store at 3318 W. Loomis Road, Tax Key #553-0440.

1. Background: Mr. Buda has proposed to open an organic gardening shop in this vacant building. The store will sell organic supplies and educate customers in the value of organics (see attached Description of Proposal). 2. Parking/Traffic Flow/Access/Curbed Parking Lot: Based upon the Description, there are six parking stalls in front and the capability of adding six in the rear (i.e. assumes employees are parking in back). While it is understood that this is a new business creation effort, the estimated number of deliveries is twice a week.

In the past the Pizza Hut (PH) parking lot unofficially has been ‘available’ via a verbal ‘ok’ with the manager but corporate PH has indicated that they would not want to do a permanent cross-access parking agreement. On the presumption that managers may change there, it would be a good idea for Mr. Buda to discuss this possibility for potentially any overflow parking situations. 3. Storm Drainage/Grading (lot & building): A historical situation at this site is that both storm sump pumps for 3318 and 3314 are connected to the sanitary sewer. The site has no storm sewer lateral currently. The site is approximately 100 feet or more from the nearest catch basin (i.e. in front of PH) and the storm sewer line located in the Loomis Road median. Mr. Buda, working with the owner, needs to come up with a solution by the public hearing date. 4. Dumpster/Screening/Gated (materials used): Since a dumpster(s) will be needed at this site given the nature of the business, that dumpster will need to be enclosed with a board-on- board fence on the backside of the building. 5. Landscaping/Buffer Yard: Since the type of use is supportive of ‘natural/nature’ type of things, a plan for some landscaping in the front of building should be prepared by the public hearing date. 6. Hours of Operation: 8 a.m. – 8 p.m. daily. 7. Miscellaneous: Loomis Road was recently repaved and is not planned for any future ground work in the immediate future. The public hearing mailing list based upon the 400’ radius dimension will be shared with Mr. Buda if he wants to prior to the CC public hearing, do a separate mailing and/or host a neighborhood info. meeting

This type of use has been categorized within the SIC reference as #5261 – Retail Nurseries and Garden Stores, which is an “S” or Special Use.

Recommendation: Approve request for Special Use permit subject to Plan Commission and staff comments, and authorize the public hearing process to proceed.

5 PC 12-13-11 Discussion occurred regarding how this item should be held over until Mr. Buda able to be present.

Motion by Ms. Hallen, seconded by Mr. Weis to recommend to hold over the Special Use request of Leonard Buda to open an organic garden supply store at 3318 W. Loomis Road, subject to Plan Commission and staff comments. Tax Key #553-0440. Motion carried unanimously.

8. Scott Jaquish, City of Greenfield Park & Recreation Director and Clear Channel (represented by Mark Rausch), 908 Silvernail Road, Pewaukee, WI 53072 requests a PC Sign Waiver as it relates to a proposed electronic reader board-type sign for the Community Center, 7215 W. Cold Spring Road, Tax Key #604-9998.

1. Background: The City, in conjunction with Clear Channel, has proposed to install a V-shaped electronic reader board sign on the north end of the ‘Community Center’ parking area right off of Forest Home. This reader board has seven 8-second ‘screens’, one of which is dedicated for ‘public use’; or in other words, seven screens for commercial advertising. In exchange for this sign placement, discussions thus far with Clear Channel have occurred with the intent of them contributing approx. $12K annually which could be ear-marked toward Community Center operational costs. The proposed size of this overall structure is 8.5’ high (includes an ornamental Community Center name and City logo) and 14’ wide, with a brick base and sides element meant to replicate the City Hall monument sign design that’s on the west/northwest side of the parking lot. The actual reader board is 6’ x 12’ = 72 s.f. A ‘sight-line’ review was done by Kapur; see attached.

The need for the ‘waiver’ deals with the aspect that this is an ‘off-premise’ sign for Clear Channel (i.e. Sign Code specifically doesn’t allow them); that the cumulative signable area square footage is over 100 s.f. (i.e. existing monument is 9’ x 6’ = 54 + 72 = 126 s.f.); and that the square footage of the actual reader board is over 24 s.f. 2. Storm Drainage/Grading (lot & building): An existing 15” storm sewer encumbers the contemplated location of the sign, to the extent it appears to be right over the main itself. It is suggested the sign be shifted immediately to the east (i.e. use portion of adjacent parking stalls area) or a little further east to the existing location of the Community Building sign. Plus a good size tree is retained. 3. Signage: The current monument sign on site is 54 sq ft. 4. Landscaping/Buffer Yard: A sizeable tree will need to be removed given the proposed location. It is presumed it’s not a diseased Ash tree, otherwise it would have been cut down already. 5. Miscellaneous: As was done with the billboard at the DPW site, a review of content guidelines is necessary to prevent an improper/undesirable reflection on the City.

Recommendation: Deny as proposed. We are setting ourselves up for the inevitable and harder-to- defend double-standard question of “…If the City can have an off-premise electronic reader sign essentially to raise $$ for some operational responsibility, why can’t I/we (i.e. private commercial property owner/s) do the same thing to generate $$ for my business operations?...”. And so the basis for the larger/long-term concern at the staff level is that given the significant number of properties which line the miles of commercial corridor parcels in GF, this off-premise sign aspect – whether its electronic or not -- is a “…Pandora’s box best left unopened…”.

Scott Jaquish, Karen Malecki & Renee Vanselow of the Park Dept. staff were present to answer questions. Also, Mark Rauch with Clear Channel was present to address questions.

6 PC 12-13-11 Ms. Hallen said she felt that the revenue that could be generated by advertising revenue, thus benefiting the Community Center, is a good thing. Mr. Jaquish spoke on how this is a public contract and thus the control over what goes on the board will be tightly monitored. Also, it would be linked to the other community boards and could be used to convey such things as “Amber Alert” messages. Also, the messaging could be expanded to include “endangered person” alerts, predominantly missing elderly or disabled people.

Mr. Jaquish said he spoke with the City forester and the affected ash trees will be removed anyway as was planned to happen this winter, and will not be replaced.

Ald. Kastner questioned if the nearby homeowners were contacted about the sign to which Mr. Jaquish said they had not yet done so. Ald. Kastner then questioned if this had gone out for comparison proposals yet, to which Mr. Jaquish said they would prefer to work with Clear Channel rather than go out and solicit other firms.

Ald. Kastner said to allow this would open to the door to everyone seeking out the right to install signage for advertising space. Ms. Collins said she feels that is at the City’s discretion. Mr. Hess questioned how we could approve something that is not allowed to begin with. Mr. Weis said he cannot support this. Ms. Collins said it is a matter of changing with the times, with the end result being a win-win for residents from the revenue being generated. Ms. Hallen stated she feels it would also be a benefit for the City. Ald. Kastner said he is primarily looking for the justification for okaying this.

Ms. Collins suggested consulting the City Attorney, to which Ms. Hallen agreed. Discussion followed on how existing signage is grandfathered in. Ald. Kastner asked how one would make the distinction as to which future requests to approve?

Mr. Rausch then spoke on the sign location and how the traffic engineer (Kapur) stated it would not cause sight-line interference at the intersection. They’ve also taken the neighbor’s sight-lines into consideration. He said Clear Channel would generally not have pursued such marketing at this site, but worked with the City given their investment in Greenfield. As it relates to the nearby storm sewer, it would basically require just a different type of footing for the sign. He also mentioned that, per City ordinance, no political advertising is allowed, which is also followed at the DPW yard sign. They would use the same “content” restrictions in the DPW yard sign agreement for this sign also.

Motion by Mr. Hess, seconded by Mr. Weis to recommend to deny the Sign Waiver as it relates to a proposed electronic reader board-type sign for the Community Center, 7215 W. Cold Spring Road, and authorize this item to be expedited to the December 20th Common Council meeting. Tax Key #604-9998. The vote on the motion was 3-3 with Ms. Collins,

9. Discuss staff recommendation to amend Municipal Code Section 23.01(5)(b) Floodplain Zoning – Official Maps & Revisions as it relates to Flood Insurance Rate Map (FIRM) #55079C0133E & 55079C0134E. FEMA has issued a Letter of Map Revision (LOMR) dated 3/31/11 which needs to be formally adopted into the City’s Floodplain ordinance. This FIRM, which is stamped ‘Effective 8/19/11’, pertains to a portion of the Root River Floodway from West Cold Spring Road to a point just north/northwest of the intersection of Brookside Drive and West Root River Parkway.

1. Background: About a year ago the CC had a public hearing related to the revision of the Root River floodway resulting from the W. Layton Ave. bridge replacement by Milw. County back in 2000, for an area from 1,000’ north of Layton to 500’ south of Layton (i.e. all of these changes were done to better enable the Walmart Supercenter project to proceed). 7 PC 12-13-11 After CC approval, that then led to both the DNR and FEMA reviewing and approving a LOMR (Letter of Map Revision) for this specific Root River area. With the LOMR in- hand, the DNR has advised that we now need to formally adopt that revised map into the City’s Floodplain Ordinance (i.e. Municipal Code Chp. 23). So that leads to why there is a need for this PC review and another public hearing – probably in January or February – before the CC on a proposed Chp. 23 amendment.

Materials attached include the following: • 11/11/11 email from a DNR rep. (Tanya Lourigan) indicating what the next step(s) in this overall process the City needs to take. • Proposed ordinance. • Copies of the two ‘FIRM’s (Flood Insurance Rate Map) which have been formally revised by FEMA and DNR via a LOMR (Letter of Map Revision) with an indicated “effective date of 8/19/11”. • 3/31/11 LOMR from FEMA. • Excerpt of Chp. 23 – Floodplain Zoning which is being amended • Public hearing notice in the GF NOW from October, 2010 regarding the CC public hearing for starting of this LOMR process. • Excerpt of the CC 11/16/10 minutes where the public hearing on this matter was held and approval granted. • Public notice in the GF NOW from April, 2011 by FEMA which was intended to solicit comments regarding the requested amendment.

Recommendation: Approve amendment request to Chp. 23 Floodplain Zoning as proposed, subject to Plan Commission and staff comments, and authorize the public hearing process (Class 2 notice) to proceed.

Motion by Ald. Kastner, seconded by Ms. Hallen to recommend approval to amend Municipal Code Section 23.01(5)(b) Floodplain Zoning – Official Maps & Revisions as it relates to Flood Insurance Rate Map (FIRM) #55079C0133E & 55079C0134E, subject to Plan Commission and staff comments, and authorize the public hearing process to begin. FEMA has issued a Letter of Map Revision (LOMR) dated 3/31/11 which needs to be formally adopted into the City’s Floodplain ordinance. This FIRM, which is stamped ‘Effective 8/19/11’, pertains to a portion of the Root River Floodway from West Cold Spring Road to a point just north/northwest of the intersection of Brookside Drive and West Root River Parkway. Motion carried unanimously.

10. Continue the process of reviewing/updating the Sign Code. Mr. Erickson spoke on how at the last meeting he stated he was working on categorizing the types of reader boards available. Some categories used are type of movement, brightness, and color variations. He distributed a handout showing the location of reader boards throughout the City, with it noted which categories they fall under. He said that just since 2007 reader boards have gone from the “scrolling” type message (such as Kopp’s) to a more dynamic display, almost like a television or computer screen animation.

Ald. Kastner said a factor that bothers him is electronic reader boards in residential areas. He’d like staff to be required to take the location into consideration when issuing a permit as there is a big difference between commercial areas (27th Street, 76th Street, Hwy. 100) and businesses that border residences.

Mr. Weis said he’d be interested in knowing how neighboring communities are addressing the rise in reader board installations. 8 PC 12-13-11 11. Community Development Director Report No report.

12. Motion by Ms. Hallen, seconded by Mr. Hess to adjourn the meeting at 8:30 p.m. Motion carried unanimously.

13. The next meeting of the Planning Commission will be held at the Greenfield City Hall on January 10, 2012 at 6:30 p.m.

Respectfully submitted,

Alison J. Meyer Recording Secretary

Distributed December 28, 2011

9 PC 12-13-11