Green Bay Plan Commission

AGENDA OF THE GREEN BAY PLAN COMMISSION MONDAY, NOVEMBER 3, 2025, 6:00 PM City Hall, Room 604 - The Harry Maier Room. Virtual attendance is also available via Zoom. A. Zoom Meeting Information. 1. Join Zoom Meeting Online: https://us02web.zoom.us/j/84137675822?pwd=L2EyVlpDSlZGZ1FjcmlpWnZIOEVnUT09 Or call in by phone: +1 312 626 6799 Meeting ID: 841 3767 5822 Passcode: 483400 If you wish to speak at this public meeting or leave a comment, please fill out the online Comment Form prior to the meeting. More detailed Zoom Instructions can be found online. B. Roll Call. 1. Members: Chair Lisa Hanson, Vice-Chair Jacob Miller, Ald. Jim Hutchison, Derius Daniels, Ken Rovinski, Emma Fulwilder and Kelsey Lutzow. C. Approval of the Agenda. 1. Approval of the agenda for the Monday, November 3, 2025, meeting of the Green Bay Plan Commission. D. Approval of Minutes. 1. Approval of the minutes from the October 13, 2025, meeting. E. Regular Business. 1. ***ITEM HAS BEEN POSTPONED TO NOVEMBER 17, 2025, MEETING OF THE PLAN COMMISSION AT THE REQUEST OF THE APPLICANT.*** (ZP 25-29) Public Hearing on a request to rezone 1109 S Taylor Street from Low-Density Residential (R1) to General Commercial (C1), submitted by Brad Rymer of Vierbicher on Agenda of the Green Bay Planning Commission November 3, 2025 Page 1  behalf of Dung Nguyen, property owner (Ald. M. Eck, District 11). 2. ***ITEM HAS BEEN POSTPONED TO NOVEMBER 17, 2025, MEETING OF THE PLAN COMMISSION AT THE REQUEST OF THE APPLICANT.*** (CPA 25-05) Public Hearing on a request to amend the Smart Growth 2022 Comprehensive Plan future land use map at 1109 S Taylor Street from Low Density Residential to Commercial land uses, submitted by Brad Ryer of Vierbicher on behalf of Dung Nguyen, property owner (Ald. M. Eck, District 11). 3. ***ITEM HAS BEEN POSTPONED TO NOVEMBER 17, 2025, MEETING OF THE PLAN COMMISSION AT THE REQUEST OF THE APPLICANT.*** (ZP 25-31) Public Hearing on a request for a Conditional Use Permit at 1087 W Mason Street and 1101 W Mason Street, seeking to create off-street parking exceeding more than two times a developments use minimum required stalls, submitted by Brad Rymer of Vierbicher, applicant; KTS Investment West LLC, property owner (Ald. J. Ridderbush, District 8). 4. Communication on the request by Alder Hinkfuss (District 12) and Alder Prestley (District 6) to amend the ordinance for short-term rentals (PC-25-03). 5. (ZP 25-30) Public hearing on a request for a Conditional Use Permit at 1201 N. Webster Avenue (Parcel 20-92) for the addition of a second accessory garage exceeding 150 square feet in the Varied-Density Residential (R-3) Zoning District, submitted by Duane Peterson, applicant; Michael Delaney, property owner (Ald. J. Prestley, District 6). 6. (ZP 25-30) Consideration with possible action on a request for a Conditional Use Permit at 1201 N. Webster Avenue (Parcel 20-92) for the addition of a second accessory garage exceeding 150 square feet in the Varied-Density Residential (R-3) Zoning District, submitted by Duane Peterson, applicant; Michael Delaney, property owner (Ald. J. Prestley, District 6). 7. (ZP 25-32) Public Hearing on a request for a Conditional Use Permit at 1806 Bond Street, seeking other public or semi-public facility uses such as community theater and nonprofits office use within a PI Public Institutional District, submitted by Michael Ajango of Evergreen Theater, Inc, applicant; Green Bay Area Public Schools, property owner (Ald. B. Delie, District 10). 8. (ZP 25-32) Consideration with possible action on a request for a Conditional Use Permit at 1806 Bond Street, seeking other public or semi-public facility uses such as community theater and nonprofits office use within a PI Public Institutional District, submitted by Michael Ajango of Evergreen Theater, Inc, applicant; Green Bay Area Public Schools, property owner (Ald. B. Delie, District 10). 9. (CP 25-04) Consideration with possible action on a request to create a 15-lot final plat (Eaton Heights Third Addition) that includes public street dedication at 911 Spartan Road (Parcel 21-8371), submitted by Troy Hewitt of Robert E. Lee and Associates, on behalf of Bay Settlement Investments, LLC, property owners (Ald. Grant, District 1). F. Informational. 1. Director's report. Agenda of the Green Bay Planning Commission November 3, 2025 Page 2  2. Next Meeting: November 17, 2025. G. Adjournment. 1. Adjournment of the Monday, November 3, 2025, meeting of the Green Bay Plan Commission. 1) THIS MEETING IS RECORDED: THE VIDEO OF THIS MEETING AND MINUTES ARE AVAILABLE ONLINE AT www.greenbaywi.gov 2) ACCESSIBILITY: Any person wishing to attend who requires special accommodation because of a disability, should contact the City Safety Manager at 920-448-3125 at least 48 hours before the scheduled meeting time so that arrangements can be made. 3) QUORUM: Please take notice that a majority or quorum of the Common Council will attend this Plan Commission meeting and will constitute a meeting of the Common Council for purposes of discussion and information gathering relative to this agenda. 4) REPRESENTATION: The party requesting the communication, or their representative, should be present at this meeting. Agenda of the Green Bay Planning Commission November 3, 2025 Page 3  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 3, 2025 AGENDA ITEM # D.1 Approval of the minutes from the October 13, 2025, meeting. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS 1. GBPC Minutes 10.13.2025 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  MINUTES OF THE GREEN BAY PLAN COMMISSION MONDAY, OCTOBER 13, 2025, 6:00 PM City Hall, Room 604 - The Harry Maier Room. Virtual attendance is also available via Zoom. A. ZOOM MEETING INFORMATION. 1. Join Zoom Meeting Online: https://us02web.zoom.us/j/84137675822?pwd=L2EyVlpDSlZGZ1FjcmlpWnZIOEVnUT09 Or call in by phone: +1 312 626 6799 Meeting ID: 841 3767 5822 Passcode: 483400 If you wish to speak at this public meeting or leave a comment, please fill out the online Comment Form prior to the meeting. More detailed Zoom Instructions can be found online. B. ROLL CALL. 1. Members: Chair Lisa Hanson, Vice-Chair Jacob Miller, Ald. Jim Hutchison, Derius Daniels, Ken Rovinski, Emma Fulwilder and Kelsey Lutzow. Present: Jacob Miller, Lisa Hanson, Ken Rovinski, Jim Hutchison, Kelsey Lutzow Excused: Derius Daniels, Emma Fulwilder Absent: None C. APPROVAL OF THE AGENDA. 1. Approval of the agenda for the Monday, October 13, 2025, meeting of the Green Bay Plan Commission. Moved by Ald. Jim Hutchison, seconded by Jacob Miller to approve the agenda moving Regular Business items 1 and 2 to items 5 and 6. Motion Passed. Yes-Jacob Miller, Lisa Hanson, Ken Rovinski, Jim Hutchison, Kelsey Lutzow, No-None, Abstain-None. D. APPROVAL OF MINUTES. 1. Approval of the minutes from the Monday, September 29, 2025, meeting. Moved by Ken Rovinski, seconded by Jacob Miller to approve the minutes. Motion Passed. Yes-Jacob Miller, Lisa Hanson, Ken Rovinski, Jim Hutchison, Kelsey Lutzow, No-None, Abstain-None.approve E. REGULAR BUSINESS. 1. (TA 24-02) Public hearing on a request to amend multiple sections of Chapter 44-Zoning and Chapter 36-Subdivisions, Green Bay Municipal Code adjusting regulations and removing land-use barriers to housing affordability, submitted by the City of Green Bay Department of Community and Economic Development. Chair Lisa Hanson read into record the rules and procedures for the public hearing. Chair Lisa Hanson opened the floor for the public hearing. Speakers: Jon LeRoy Pam Kaster – 2170 Velp Ave Jesse Wellins – 1084 Dousman St. – Fisk Edition Neighborhood Association Frank Torres – 617 Alder Johnson – 516 Hubbard St Alder Prestley – 837 Liebman Ct – Equal Rights Commission Alder Proffitt – 1262 Cherry Street Chair Lisa Hanson asked staff and the public three (3) times if there was anyone else wishing to speak. Hearing/seeing no one else, the public hearing was closed. 2. (TA 24-02) Consideration with possible action on the request to amend multiple sections of Chapter 44-Zoning and Chapter 36-Subdivisions, Green Bay Municipal Code adjusting regulations and removing land-use barriers to housing affordability, submitted by the City of Green Bay Department of Community and Economic Development. 3. Consideration with possible action on the request by Downtown Green Bay, Inc. (DGBI) Business Improvement District (BID) to approve their 2026 Operating Plan. Moved by Commissioner Jacob Miller, seconded by Ken Rovinski to approve Downtown Green Bay, Inc., (DGBI) to approve their 2025 Business Improvement District (BID) Operation Plan. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Ken Rovinski, Jim Hutchison, Kelsey Lutzow, No-None, Abstain-None. 4. Consideration with possible action on the request by Olde Main Street Inc. (OMS) Business Improvement District (BID) to approve their 2026 Operating Plan. Moved by Commissioner Jacob Miller, seconded by Ken Rovinski to approve the request by Olde Main Street Inc., (OMS) to approve their 2025 Business Improvement District (BID) Operating Plan. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Ken Rovinski, Jim Hutchison, Kelsey Lutzow, No-None, Abstain-None. 5. Consideration with possible action on the request by the Broadway Business Improvement District (BID) to approve their 2026 Operating Plan. Moved by Commissioner Jacob Miller, seconded by Ken Rovinski to approve the request by On Broadway Inc., (OBI) to approve their 2025 Business Improvement District Operating Plan. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Ken Rovinski, Jim Hutchison, Kelsey Lutzow, No-None, Abstain-None. 6. Consideration with possible action on the request by Military Avenue Inc. (MAI) Business Improvement District (BID) to approve their 2026 Operating Plan. Moved by Commissioner Jacob Miller, seconded by Ken Rovinski to approve the request by Military Avenue Inc., (MAI) to approve their 2025 Business Improvement District (BID) Operating Plan. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Ken Rovinski, Jim Hutchison, Kelsey Lutzow, No-None, Abstain-None. F. INFORMATIONAL. 1. Director's report. a. Development Tracking –Development Director, Cheryl Renier-Wigg, presented the Director's Report. 2. Next Meeting: Monday, November 3, 2025 G. ADJOURNMENT. 1. Adjournment of the Monday, October 13, 2025, meeting of the Green Bay Plan Commission.  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 3, 2025 AGENDA ITEM # E.1 ***ITEM HAS BEEN POSTPONED TO NOVEMBER 17, 2025, MEETING OF THE PLAN COMMISSION AT THE REQUEST OF THE APPLICANT.*** (ZP 25-29) Public Hearing on a request to rezone 1109 S Taylor Street from Low-Density Residential (R1) to General Commercial (C1), submitted by Brad Rymer of Vierbicher on behalf of Dung Nguyen, property owner (Ald. M. Eck, District 11). BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS None 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 3, 2025 AGENDA ITEM # E.2 ***ITEM HAS BEEN POSTPONED TO NOVEMBER 17, 2025, MEETING OF THE PLAN COMMISSION AT THE REQUEST OF THE APPLICANT.*** (CPA 25-05) Public Hearing on a request to amend the Smart Growth 2022 Comprehensive Plan future land use map at 1109 S Taylor Street from Low Density Residential to Commercial land uses, submitted by Brad Ryer of Vierbicher on behalf of Dung Nguyen, property owner (Ald. M. Eck, District 11). BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS None 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 3, 2025 AGENDA ITEM # E.3 ***ITEM HAS BEEN POSTPONED TO NOVEMBER 17, 2025, MEETING OF THE PLAN COMMISSION AT THE REQUEST OF THE APPLICANT.*** (ZP 25-31) Public Hearing on a request for a Conditional Use Permit at 1087 W Mason Street and 1101 W Mason Street, seeking to create off-street parking exceeding more than two times a developments use minimum required stalls, submitted by Brad Rymer of Vierbicher, applicant; KTS Investment West LLC, property owner (Ald. J. Ridderbush, District 8). BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS None 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 3, 2025 Stephanie Hummel, Staff AGENDA ITEM # E.4 Communication on the request by Alder Hinkfuss (District 12) and Alder Prestley (District 6) to amend the ordinance for short-term rentals (PC-25-03). BACKGROUND See Attached. RECOMMENDATION Refer to staff. FISCAL IMPACT ATTACHMENTS 1. Amendment to Ordinance for Short-Term Rentals (STRs) - Alder Hinkfuss and Alder Prestley 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov To: Green Bay City Council From: Kathy A. Hinkfuss Alder of District 12 (Co-Sponsor) Joey Prestley Alder of District 6 (Co-Sponsor) Date: 10/21/2025 Subject: Amendment to Ordinance for Short-Term Rentals (STRs) Purpose This memo provides background on the growth of short-term rentals (STRs) in Green Bay, outlines key neighborhood concerns, and recommends policy actions the City Council can adopt to responsibly regulate STRs while balancing the needs of residents, property owners, and the tourism economy. Background • State Law (2017): The Wisconsin Legislature permitted short-term rentals statewide, defining them as residential dwellings (single-family homes, condominiums, or apartments). • Local Authority: Municipalities cannot prohibit STRs. Municipalities may regulate STRs through zoning, as they are classified as residential dwellings. STRs are allowed in all zoning districts, including Residential Districts. Occupancy limits are governed by building, fire, and safety codes—not zoning ordinances. • Green Bay Trends (July 1 through June 30): o 2023-2024: 260 o 2024-2025: 501 (NFL Draft cycle, and a ~92% increase from previous year) o 2025-2026 (to date): 433 This rapid growth raises concerns about neighborhood stability, housing availability, and the city’s ability to regulate STR operations. Key Concerns 1. Neighborhood Impact: Increased traffic, noise, and disruption from transient visitors. 2. Housing Availability: Conversion of long-term housing stock into STRs, driving up rents and limiting housing options for local families and students. 3. Community Character: High turnover undermines cohesion in residential neighborhoods. 4. Safety and Oversight: Difficulty ensuring consistent compliance with safety, insurance, and maintenance standards. Policy Options Available Under State Law While cities cannot prohibit STRs, state law allows municipalities to regulate: • Maximum number of days rented per year. • Minimum rental period length. Recommended changes for Sec. 44-1582((j), GBMC 1. Limit Rentals to 180 Days Per Year o Preserves residential properties for long-term housing. o Reduces commercialization of neighborhoods. o Aligns with the intent of keeping homes primarily for local families. 2. Establish a Minimum 6-Night Stay Requirement o Does not apply to owner occupied dwelling units. o Prevents “party houses” and discourages high guest turnover. o Promotes neighborhood stability and predictability. o Reduces strain on parking, infrastructure, and city services. 3. Effective date of July 1, 2026 o This coincides with the start of the next permitting cycle. o Provides time for the public to adjust to updated requirements. Rationale for Action • Preserve Housing for Residents: Ensure that Green Bay families, students, and workers have access to affordable housing. • Protect Community Character: Maintain quiet, stable, and safe residential neighborhoods. • Support Local Economy Responsibly: Allow tourism benefits to continue without undermining housing security. • Enhance Safety and Security: Improve oversight and accountability for STR operators. Conclusion The City Council has the authority to adopt common-sense regulations that balance tourism, economic growth, and neighborhood stability. Limiting STRs to 180 rental days per year and requiring a 6-night minimum stay will help preserve housing stock, protect community character, and support responsible growth. We recommend the Council adopt these measures to ensure Green Bay remains a vibrant, livable city for residents and visitors alike.  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 3, 2025 AGENDA ITEM # E.5 (ZP 25-30) Public hearing on a request for a Conditional Use Permit at 1201 N. Webster Avenue (Parcel 20- 92) for the addition of a second accessory garage exceeding 150 square feet in the Varied-Density Residential (R-3) Zoning District, submitted by Duane Peterson, applicant; Michael Delaney, property owner (Ald. J. Prestley, District 6). BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS None 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 3, 2025 Dena Mooney, Staff AGENDA ITEM # E.6 (ZP 25-30) Consideration with possible action on a request for a Conditional Use Permit at 1201 N. Webster Avenue (Parcel 20-92) for the addition of a second accessory garage exceeding 150 square feet in the Varied-Density Residential (R-3) Zoning District, submitted by Duane Peterson, applicant; Michael Delaney, property owner (Ald. J. Prestley, District 6). BACKGROUND Reason for Request: The proposed conditional use permit (CUP) would allow for a second accessory garage exceeding 150 square feet. Subject Parcel Zoning and Land Use: Subject property is zoned Varied Density Residential (R-3) and is a two-family dwelling (duplex). Surrounding Zoning and Land Uses: North: Varied Density Residential (R-3) | Two-Family Residential South: Varied Density Residential (R-3) | Vacant, Single-Family Residential East: Low Density Residential (R-1) | Right-of-Way, Single-Family Residential West: Varied Density Residential (R-3) | Two-Family Residential Comprehensive Plan: The 2050 Go Big Green Bay Comprehensive Plan currently recommends Mixed Residential. A two-family home (upper/lower duplex) is on the property, which is compatible with the Comprehensive Plan land use receommendations. Report: The applicant, Duane Peterson, is requesting to add a second accessory garage exceeding 150 square feet to property owned by Michael Delaney at 1201 N. Webster Avenue. The property currently has a 576 square foot, two-stall detached garage on it. Mr. Peterson would like to add a second accessory building that is 240 square feet. Sec. 44-590 (c) allows two detached accessory buildings, not to exceed the first floor area of the principal structure (approx. 896 square feet). Furthermore, the second accessory structure cannot exceed 150 square feet unless a conditional use permit (CUP) is approved. Section 44-83(e) of the Zoning Ordinance establishes seven standards for the Plan Commission to consider when reviewing a CUP: (1) The establishment, maintenance, or operation of the conditional use will not be detrimental to or endanger public health, safety, or general welfare. (2) The establishment of the conditional use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district. (3) The conditional use, its exterior architectural design, and functional plan of any proposed structure will not be injurious to the use of other property in the immediate vicinity nor substantially diminish or impair property values within the surrounding neighborhood. (4) Adequate utilities, access roads, drainage, and/or necessary facilities have been or are being provided. (5) Adequate measures have been or will be taken to provide ingress and egress and so designed as to 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  minimize traffic congestion. (6) Adequate parking facilities as specified in Article XVIII of this chapter. (7) The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located and all other applicable City ordinances. It should be noted that Mr. Peterson has started construction of the accessory building already. The placement of the building does not comply with city code bulk requirements for corner yard setbacks. The Plan Commission does not have the ability through the CUP process to vary the setback standards and if the CUP is approved, a variance will be needed from the Board of Appeals for the garage to remain in its current spot. As far as granting the CUP relative to the use, staff believes that allowing a second accessory garage over 150 square feet (240 square feet) is appropriate for the two-family use on this lot. Staff believes the requested structure meets the standards for CUP approval. Ald. Prestley and adjacent property owners within 200 ft. of the subject area have been notified of the request. There have been no inquiries regarding this request as of the drafting of this report. RECOMMENDATION Approval of the request, subject to the following conditions: (1) Site plan approval by the Office of Community and Economic Development. (2) Compliance with all other regulations of the Green Bay Municipal Code. FISCAL IMPACT ATTACHMENTS 1. ZP 25-30 Application REDACTED 2. ZP 25-30 Map 3. ZP 25-30 Narrative 4. ZP 25-30 Site Plan page 2 of 2  · ` ^ 1 inch = 104 feet Brown County WI Subject Area Zoning Petition (ZP 25-30) 200' Property Owner Notice Conditional Use Permit Request This is a compilation of records and data located in various City at 1201 N. Webster Ave of Green Bay offices and is to be used for reference purposes only. The City of Green Bay is not responsible for any Second Accessory Building inaccuracies or unauthorized use of the information contained within. No warranties are implied. Map prepared by DM. Exceeding 150 sq ft  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 3, 2025 AGENDA ITEM # E.7 (ZP 25-32) Public Hearing on a request for a Conditional Use Permit at 1806 Bond Street, seeking other public or semi-public facility uses such as community theater and nonprofits office use within a PI Public Institutional District, submitted by Michael Ajango of Evergreen Theater, Inc, applicant; Green Bay Area Public Schools, property owner (Ald. B. Delie, District 10). BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS None 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 3, 2025 Jon LeRoy, Zoning Administrator AGENDA ITEM # E.8 (ZP 25-32) Consideration with possible action on a request for a Conditional Use Permit at 1806 Bond Street, seeking other public or semi-public facility uses such as community theater and nonprofits office use within a PI Public Institutional District, submitted by Michael Ajango of Evergreen Theater, Inc, applicant; Green Bay Area Public Schools, property owner (Ald. B. Delie, District 10). BACKGROUND Reason for Request: To allow use of a non-profit community theater and office spaces for community groups and non-profit organizations at the former Helen Keller Elementary School Subject Parcel Zoning and Land Use: Public Institutional (PI) | Vacant School Surrounding Zoning and Land Uses: North: Public Institutional (PI) | Parks South: Low-Density Residential (R1) | Single-Family Residential East: Public Institutional (PI) | Two-Family Residential West: Public Institutional (PI) | Bay City Baptist School and Church Comprehensive Plan: The Go Big Green Bay 2050 Green Bay Comprehensive Plan recommends public uses for this parcel. This conditional use permit request is consistent with the future land-use recommendation. Report: The subject request is located near the intersection of Bond and Westplain; the former Helen Keller Elementary School. The subject property is zoned as PI Public Institutional. Evergreen Theater is seeking to repurpose the two-story building as community theater spaces for their community theater productions and operations, which encourage interaction with the public at large. Evergreen also intends leasing former classroom spaces as offices for non-profits and community groups. Staff has determined these uses are classified as other public or semi-public uses within Table 44-14 of Chapter 44 Green Bay Municipal Code, Public Institutional Principal Uses. As such, a conditional use permit is required. Conditional use approval may be recommended by the Plan Commission with reasonable consideration of the following: 1. The establishment, maintenance, or operation of the conditional use will not be detrimental to or endanger public health, safety, or general welfare. 2. The establishment of the conditional use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district. 3. The conditional use, its exterior architectural design, and functional plan of any proposed structure will not be injurious to the use of other property in the immediate vicinity nor substantially diminish or impair property values within the surrounding neighborhood. 4. Adequate utilities, access roads, drainage, and/or necessary facilities have been or are being provided. 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  5. Adequate measures have been or will be taken to provide ingress and egress and so designed as to minimize traffic congestion. 6. Adequate parking facilities as specified in Article XVIII of Section 44-83 within the Municipal Code. 7. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located and all other applicable City ordinances. Staff believe the use change meets the qualifications listed above. Evergreen seeks to use approximately 40 to 50 percent of the former classrooms, offices, and gymnasium for rehearsal, dance/music spaces, costumes, props for the operations of Evergreen Theater. The remaining space is sought to be leased to community nonorganizations and nonprofits for office use. The site has been built to handle school functions. The overall site currently has 74 stalls. The site has areas to potentially restripe existing legal non-conforming parking areas to have more stalls. The repurposed theater with a capacity of 200 requires 40 parking stalls. The overall potential net floor area of parking requires approximately 48 stalls. Finalized site plans for usage of the total net floor area have not been finalized as the applicant has not determined all specific end users for the office spaces and how configuration could be used. If all the floor area spaces exceed the need for 74 stalls, additional striped parking or a shared parking agreement with a neighboring parking lot must be secured for site plan purposes. Evergreen seeks minor modifications to the existing gymnasium for the purpose of transforming the space to a theater space. Evergreen seeks to create a stage and add risers for seating. Evergreen believes the capacity for an audience within the reconfigured gym/theater to max out around 190 to 200 persons. Ald. Delie and neighbors within 400 feet have been notified of the meeting based on Plan Commission policy. The Murphy Park Neighborhood Association held a meeting on October 27 at Bay City Baptist Church. Speakers from Evergreen Theater gave a presentation and answered questions from the audience of approximately one dozen neighbors. Comments made by neighbors were generally positive. RECOMMENDATION Approval of the request subject to the following condition: 1. Other public or semi-public uses in this Conditional Use Permit shall be classified as non-profit community theater and office space for non-profit groups or community groups. FISCAL IMPACT ATTACHMENTS 1. 25-32 Applicant Narrative 2. Property Map 1806 Bond Street 3. 25-32 Existing Keller Floor Plans page 2 of 2 HELEN KELLER ELEMENTARY SCHOOL REQUEST FOR CITY ACTION SUPPLEMENTAL NARRATIVE 10/6/2025 Address: 1806 Bond St., Green Bay, WI 54303 Parcel No. 6-61-A Legal Description: LOT 1 OF CSM 9940 IN 3102938 BNG PRT OF E1/2 OF S1/2 OF LOT 88 FORT HOWARD MILITARY RESERVE Narrative Evergreen Theater, Inc. is a 501(c)(3) all volunteer nonprofit community theater that has been serving the Green Bay area since 1985. We offer educational experiences for children and young adults through training programs as well as 4 productions each year. We also offer 4 Main Stage productions for adults each year. Until recently, our performances were held at St. Norbert College. Once they closed their theater we were forced to perform at the Cedar Creek Event Center in De Pere – less than optimal for performances. Our shop, props, costumes and rehearsal space has been held in 2 warehouse spaces on Morrow Street in Green Bay. It has always been our goal to combine all aspects – including education, training, rehearsals and performance space – under one roof. Helen Keller Elementary School will give us that opportunity. The accompanying document – Evergreen Spaces @ Keller – indicates the rooms (including square footage) and their intended uses for Evergreen Theater. In all, Evergreen would occupy around 17,000 S/F. The Scene Shop (3 rooms) is for constructing and storage of sets. Costumes (7 rooms) will be for construction and storage of costumes. Props (3 rooms) will be for storage of existing and new props. We will have two rehearsal rooms (A & B) that will be used for rehearsing & teaching Evergreen actors – and will be made available to other groups that would like to rent rehearsal space. The Dance & Music room will be for rehearsing dance and music – depending on the needs of each show. The Community Room would be for classes, monthly Board meetings, as well as space for parents and other occasional gatherings. PE and B&G rooms will be for miscellaneous storage. The gym will be transformed into our theater. We will be constructing a stage as well as seating for performances. The maximum seating capacity would be around 200 seats. The average attendance for most performances is typically 150 or less. We perform evenings (7:30pm) and we may have an occasional matinee performance (2:00pm) on Saturday or Sunday. Adult productions will run between 6-8 performances per show – while the Young Adult show would run 4-6 performances per show. The 4 Main Stage shows, and 4 Young Actors shows are spread evenly throughout the year. It is also our intent to offer the theater for rent to outside groups that need a space to perform. This may add 1-2 additional shows being performed there annually – but is unknown at this time. Our rehearsals for young actors are held after school – typically 4:30-6:15pm – and rehearsals for main stage (adults) are held evenings – typically 6:30-8:30pm. Most directors hold rehearsals Monday through Thursday. Activity for building sets and costumes is done by volunteers based on their availability and can change from show to show. Typically, 2-3 volunteers may come in during the day, evenings, or over the weekend to work on building sets, costumes are selecting props. In addition, once a show is nearing a performance the sound and lighting techs (2-3 people) will come into the theater to prepare sound and lights for each show. NARRATIVE (continued) Our intention for the remainder of the rooms in the building is to lease them to other nonprofit organizations. There will be 4 classrooms available on the first floor (rooms 159, 160, 162 and 163) as well as an “office suite” (rooms 171, 172 and 173). All the rooms on the second floor will be available for lease, with the exception of the Library. Our vision for the Library is for small public presentations – most likely from tenants in the building. This could be a vocal recital, a play reading, or perhaps an LLI class. The anticipated capacity of the library is around 30-40. It would be used on an “as needed" basis. This may be only 2-3 times per month. We have received interest about leasing space from several nonprofit organizations and we anticipate more. The groups are widely diversified. We would tend to favor other “arts” groups – but will welcome all nonprofit organizations. Some groups may need multiple rooms while others may only need a small office (example room 210 or 206). We will be working with our attorneys to arrange lease agreements. The anticipated lease rate is $12.50/SF (includes utilities) which is well below commercial lease rates. We would anticipate most nonprofits would operate during daytime hours. Also of note, Helen Keller Elementary School is a 12-minute walk from the nearest Green Bay Metro bus stop at the corner of Taylor and Dousman. Prepared and submitted by: Michael Ajango President – Evergreen Theater, Inc. (920-737-3547)  G Text 1 inch ·= 929 feet Brown County WI Proposed CUP Zoning Petition (ZP 25-32) 400' Property Owner Notice 1806 Bond Street Conditional Use Permit (CUP) Other Public or Semi-Public Use This is a compilation of records and data located in various City of Green Bay offices and is to be used for reference purposes only. The City of Green Bay is not responsible for any inaccuracies or unauthorized use of the information contained within. No warranties are implied. in a PI Public Institutional District Map prepared by JL Engagement.Equity. Egagement. Equity.Excellence. Excellence. ACT FETH ACT ACT FETH ACT FETH ACT REPLACE 2X4 ACT REPLACE DAMAGED WOOD DOORS AND OLD ACT CEILINGS DOOR HARDWARE REPLACE FINISHES MONITOR ALUMINUM CLAD WOOD WINDOWS FETH AND EQUIP FOR FUTURE ROT AND REPLACEMEN 201 Engagement.Equity. Egagement. Equity.Excellence. Excellence. 1970 2019 1970 2019 204  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 3, 2025 Dena Mooney, Staff AGENDA ITEM # E.9 (CP 25-04) Consideration with possible action on a request to create a 15-lot final plat (Eaton Heights Third Addition) that includes public street dedication at 911 Spartan Road (Parcel 21-8371), submitted by Troy Hewitt of Robert E. Lee and Associates, on behalf of Bay Settlement Investments, LLC, property owners (Ald. Grant, District 1). BACKGROUND Reason for Request: To create a 15-lot preliminary plat that includes the dedication of right-of-way for the development of 15 single-family homes known as Eaton Heights Third Addition. Subject Parcel Zoning and Land Use: Subject property is zoned Planned Unit Development (PUD) and is undeveloped/vacant land. Surrounding Zoning and Land Uses: North: Planned Unit Development (PUD) | Single-Family Residential, Vacant South: Planned Unit Development (PUD) | Single and Two-Family Residential East: Low Density Residential (R-1) | Vacant West: Planned Unit Development (PUD) | Single-Family Residential Comprehensive Plan: The Go Big Green Bay 2050 Comprehensive Plan designates this area for Mixed Residential. While the development does not meet the density ratio of 8–12 units per acre, this development is part of an approved Planned Unit Development (PUD) and has an approved preliminary plat. The PUD and preliminary plat were approved prior to the approval of the Go Big Green Bay 2050 Comprehensive Plan. Report: The Eaton Heights Third Addition Subdivision includes the development of 15 single-family lots and the extension of Mendota Drive. The extension of Mendota Drive is on the City’s Official Map. Certified Survey Maps (CSM) and Final Plats that include a dedication to the public, including street dedications, require approval by City Council and such approval shall constitute acceptance of the dedication. The Eaton Heights Preliminary Plat was approved by the Plan Commission on July 7, 2025. Since the preliminary plat was approved by the Plan Commission, a pre-final plat was submitted by the applicant. The review agencies (City departments, Brown County, Utilities) have all confirmed that their comments have been addressed and have approved the final plat. RECOMMENDATION Approval of the request. FISCAL IMPACT ATTACHMENTS 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov 1. CP 25-04 Application (Redacted) 2. CP 25-04 Eaton Heights 3rd Final Plat_reduced page 2 of 2  Northwest Corner EATON HEIGHTS, THIRD ADDITION 39 Section 36, T24N-R21E North 1/4 Corner Found 1" Iron Pipe Section 36, T24N-R21E with ID Cap Found 1" Iron Pipe S89°27'56"E 2630.98' LOT 32, EATON HEIGHTS, SECOND ADDITION, VOLUME 24, PLATS, PAGES 114-115, DOCUMENT NUMBER 2869420, LOCATED IN PART OF THE 36 1315.49' 1315.49' NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 36, TOWNSHIP 24 NORTH, RANGE 21 EAST , CITY OF GREEN BAY, BROWN COUNTY, WISCONSIN Mendota Drive 41 OWNER'S CERTIFICATE OF DEDICATION 12 S01°11'39"W Eaton Heights, Second Addition 41 33 420.10' 35 34 Bay Settlement Investments, LLC, a limited liability company duly organized and existing under and Chainlink fence by virtue of the laws of the State of Wisconsin, as the property owner, does hereby certify that said 30' limited liability company caused the easements to be granted and the land described on this plat to Eaton Heights, Second Addition be surveyed, divided, mapped and dedicated as represented on this plat. Bay Settlement 0.4' Investments, LLC does further certify that this plat is required by s.236.10 or s.236.12 to be Concrete driveway 6' 35' submitted to the following for approval or objection: 33' Sandbox 30' 6' CITY OF GREEN BAY S88°48'42"E 539.96' 2' 99.97' 45.69' E 61.3 6.00' 29.51' 9.80' 50.00' BROWN COUNTY PLANNING COMMISSION 85.00' 85.00' N88°48'42"W '12" 67.92' 17.08' N79°16 85.00' 85.00' DEPARTMENT OF ADMINISTRATION S88°48'42"E 120.00' 99.99' 35.00' E 101.06' Existing 12' utility easement (Eaton Heights, Second Addition) N82°45'18" Dated this ________ day of ___________________, 2025. N01°11'18"E N01°11'18"E Existing drainage easement 12' City of Green Bay storm sewer 37.34' 29.18' ______________________________________________ Flat stone 20.82' (Eaton Heights, Second Addition) Bay Settlement Investments, LLC and drainage easement 13 John H. Bunker - Member LOT 66 30' 30' 114.00' 78.37' 10,435 Square Feet 102.11' STATE OF WISCONSIN) S01°11'39"W 0.240 Acres 12' S01°11'39"W LOT 52 S01°11'39"W ___________________ COUNTY) SS 120.00' S01°11'39"W Brick pavers LOT 53 LOT 54 120.00' 108.00' 120.00' S01°11'39"W 120.00' Personally came before me this _______ day of _________________________, 2025, the above Landscape 15' C4 10,944 Square Feet 10,200 Square Feet LOT 55 LOT 56 120.00' LOT 57 named member of said limited liability company, to me known to be the persons who executed the 0.251 Acres 10,200 Square Feet 10,200 Square Feet foregoing instrument and to me known to be such member of said limited liability company, and block City of Green Bay storm sewer 0.234 Acres 0.234 Acres 10,200 Square Feet 11,968 Square Feet 0.234 Acres 0.234 Acres acknowledged that they executed the foregoing instrument as such members as the deed of said and drainage easement 0.275 Acres limited liability company, by its authority. 12' ' 23.74' 128.26 _______________________Notary Public, '48"E N76°39 C1 12' Utility easement ________________________, Wisconsin C5 29.96' 85.00' 85.00' 85.00' My commission expires______________ 85.00' 87.99' C2 Unplatted lands N88°48'42"W 457.95' N01°11'18"E 287.34' 14 C8 MENDOTA DRIVE CORPORATE MORTGAGEE CERTIFICATE 66.26' LOT 65 "Dedicated to the Public" Lot 32 30' S01°11'39"W 300.00' Spartan Road 18,505 Square Feet Eaton Heights, Second Addition 0.425 Acres 84.00' Bank of Luxemburg, a corporation duly organized and existing under and by virtue of the laws of Wisconsin, mortgagee of the above described land, does hereby consent to the surveying, dividing, C6 mapping and dedicating of the land described on this Plat and does hereby consent to the above ts certificate of Bay Settlement Investments, LLC, Owner. igh He 30' ton N88°48'42"W 457.95' IN WITNESS WHEREOF, Bank of Luxemburg has caused these presents to be Ea C7 38.78' 80.00' 80.00' signed by __________________________(Print Name) it's ________________________(Print Title) 80.00' 76.00' 103.17' and countersigned by ___________________(Print Name) it's _____________________(Print Title) 12' Utility easement C3 at _______________________, Wisconsin, and its corporate seal to be hereunto affixed this 185.23' Existing 12' utility easement (Eaton Heights, Second Addition) E 4" ______________ day of __________________________, 2025. 5 0'0 ' 5° 57 15 N4 22 3. LOT 64 18,411 Square Feet 6"W In the presence of Bank of Luxemburg: N01°11'18"E 0.423 Acres S01°11'18"W 118.97' 38'0 37' S01°11'18"W S01°11'18"W 120.00' 120.00' N01°11'18"E 129. LOT 63 LOT 62 LOT 61 120.00' 120.00' S16° Print Title: Date Print Title: Date City of Green Bay storm sewer 9,600 Square Feet LOT 60 LOT 59 120.00' LOT 58 and drainage easement 11,010 Square Feet 9,600 Square Feet 108.00' 0.220 Acres 9,600 Square Feet 9,120 Square Feet 0.253 Acres 0.220 Acres 13,789 Square Feet 0.220 Acres 0.209 Acres STATE OF WISCONSIN) 0.317 Acres ____________________________ COUNTY) SS 7.5' Personally came before me this _______ day of _________________________, 2025, the above Landscape City of Green Bay storm sewer named officers of said corporation to me known to be the persons who executed the foregoing 7.5' rock and drainage easement instrument and to me known to be such officers of said corporation, and acknowledged that they Wooden split 12' executed the foregoing instrument as such officers as the deed of said corporation, by its authority. rail fence 15' 180.92' Landscape 0.4' 85.70' 95.22' 107.86' rock 80.00' 80.00' 80.00' Woodpile 59.72' 20.28' 65.42' 15' _____________________Notary Public, 14.58' 76.00' 115.16' N88°48'42"W 719.94' _____________________, Wisconsin Landscape 3.7' block My commission expires_______________________________________ Shed 16 SURVEYOR'S CERTIFICATE 24 25 I, Troy E. Hewitt, Professional Land Surveyor, hereby certify that by the order and under 26 27 28 29 the direction of the owners listed hereon, I have surveyed, divided and mapped a parcel 30 31 of land being all of Lot 32, Eaton Heights, Second Addition, Volume 24, Plats, Pages 35' 33' 114-115, Document Number 2869420, located in part of the Northwest 1/4 of the Eaton Heights, First Addition Northwest 1/4 of Section 36, Township 24 North, Range 21 East, City of Green Bay, Brown County, Wisconsin. 35' Said parcel contains 214,086 Square Feet (4.915 Acres) of land more or less. That the within map is a true and correct representation of the exterior boundaries of the land surveyed and the CITY OF GREEN BAY CERTIFICATE BROWN COUNTY TREASURER'S CERTIFICATE CERTIFICATE OF THE GREEN BAY CITY CLERK division of that land and that I have fully complied with Approved by the City of Green Bay, as required by Wisconsin Statues Chapter 236, and the City As duly appointed Brown County Treasurer, I hereby certify records in our office show no As duly appointed City Clerk for the City of Green Bay, I hereby certify that the records in my the provisions of Chapter 236 of the Wisconsin Statutes in of Green Bay Municipal Code Chapter 36, Subdivision and Platting, unredeemed taxes and no unpaid or special assessments affecting any of the lands included in office show no unredeemed taxes and no unpaid or special assessments affecting any of the the surveying, dividing and mapping of the same. this Plat as of the date listed below. lands included in this subdivision (21-8371) as of the date listed below. on this day of , 2025. Satellite Lane 30' Troy E. Hewitt PLS #2831 Date ROBERT E. LEE & ASSOCIATES, INC. Raymond Suennen Date Celestine Jeffreys Date Preliminary Plat - 5/13/2025 Cheryl Renier-Wigg Brown County Treasurer Green Bay City Clerk Pre-Final Plat - 10/1/2025 Development Director Pre-Final Plat City Comments - 10/14/2025 30' Resolved, that this Subdivision Plat, Eaton Heights, Third Addition, in the City of Green Bay, Brown County, Bay Settlement Investments, LLC, the property owners, is hereby approved by RESTRICTIVE COVENANTS Lot 1 the Common Council of the City of Green Bay. CSM #9448 1. Each lot owner shall grade the property abutting a street to THIS PLAT conform to the adopted sidewalk grade elevation and maintain Lot 1 said elevation for future sidewalks. CSM #9273 Eric Genrich Lot 2 2. The land on all side and rear lot lines of all lots shall be City of Green Bay Mayor CSM #9273 graded by the subdivider and maintained by the property owner NW-NW NE-NW to provide for adequate drainage of surface water. NE PARCEL ID UTILITY EASEMENT PROVISIONS EROSION CONTROL NOTE CURVE TABLE SW-NW SE-NW Second 21-8371 A non-exclusive easement granted to public utilities including but not limited The property owners, at the time of construction, shall implement to electric, natural gas, communications, water distribution, sewer collection, the appropriate soil erosion control methods outlined in the Chord Chord Tangent Tangent drainage, etc., is hereby granted by Wisconsin Construction Site Erosion and Sediment Control Curve # Delta Radius Length Direction Length Bearing Bearing 36 OWNER BAY SETTLEMENT INVESTMENTS, LLC, Grantors, to Technical Standards (available from the Wisconsin Department of C1 90°00'00" 70.00' 109.96' S43°48'42"E 98.99' S01°11'18"W S88°48'42"E Natural Resources) to prevent soil erosion. However, if at the time There are no objections to this plat with respect to BAY SETTLEMENT INVESTMENTS, LLC of construction the City has an adopted soil erosion control 825 S. Huron Road, Ste. #G Wisconsin Public Service Corp., a Wisconsin Corporation and other Public ordinance, it shall govern over this requirement. This provision C2 89°59'39" 12.00' 18.85' N46°11'28.5"E 16.97' S88°48'42"E N01°11'39"E Secs. 236.15, 236.16, 236.20 and 236.21(1) and (2), Green Bay, WI 54311 Utilities, Grantee(s), applies to any grading, construction, or installation-related activities. C3 90°00'21" 12.00' 18.85' N43°48'31.5"W 16.97' N01°11'39"E N88°48'42"W Wis. Stats. as provided by s. 236.12, Wis. Stats. 920-629-9028 their respective successors and assigns, to construct, install, operate, repair, maintain, and replace from time to time, facilities used in connection with C4 14°31'30" 130.00' 32.95' S06°04'27"E 32.87' S01°11'18"W S13°20'12"E SCALE: 1"= 40' SW SE Certified __________________, 20_____ PLATTED AREA DEDICATED underground public utilities for such purposes as the same is now or may C5 29°51'56" 130.00' 67.76' S28°16'10"E 67.00' S13°20'12"E S43°12'08"E 0' 20' 40' 80' hereafter be used, all in, under, across, along, and upon the property shown NOTES FO RWA RD TO THE PUBLIC within those areas designated on the plat or CSM, together with the right to install service connections upon, across, within, and beneath the surface of each C6 30°09'46" 130.00' 68.44' S58°17'01"E 67.65' S43°12'08"E S73°21'54"E 40,304 Square Feet LEGEND Bearings are referenced to the Brown County lot to serve improvements, thereon, or on adjacent lots; also the right to trim or City of Green Bay zoning and building approvals are required prior to commencing construction of buildings, structures, drives, or C7 15°26'48" 130.00' 35.05' S81°05'18"E 34.94' S73°21'54"E S88°48'42"E Coordinate System. The north line of the Northwest 1 4 cut down trees, brush, and/or roots as may be reasonably required incidental to 0.925 Acres of Section 36, T24N-R21E bears S89°27'56"E. the rights herein given, and the right to enter upon the subdivided property for parking areas, and may also be required prior to commencing C8 90°00'00" 130.00' 204.20' S43°48'42"E 183.85' S01°11'18"W S88°48'42"E Department of Administration Set 2.375" outside grading, excavation, filling, or other land disturbing activity. diameter x 30" iron pipe all such purposes. The grantees agree to restore or cause to have restored, the Section 36 APPROVING & OBJECTING min. wt. 3.65 lb./lin. ft. All linear measurements have been made to the nearest hundredth of a foot and computed property, as nearly as is reasonably possible, to the condition existing prior to such entry by the Grantees or their agents. Structures shall not be placed over PUD was approved by the City Council on 11/3/2004. The PUD DRAWN DATE 10/01/2025 T24N-R21E Ordinance number is ZO 25-04. PUD Amendment ZO 17-07 was City of Green Bay AUTHORITIES Existing 1" iron pipe to the nearest hundredth of a foot. Grantee’s facilities or in, upon or over the property within the lines marked “Utility Easement” without the prior written consent of the Grantees. approved on 8/21/2007. Troy Hewitt FILE SHEET NO. Brown County, Wisconsin Not to Scale City of Green Bay Existing 2" iron pipe All angular measurements have been made to the nearest three seconds and computed to The grant of easement shall be binding upon and inure to the benefit of the CHECKED 6537001_final.dwg 1 of 1 Department of Administration PLSS monument as noted the nearest half second. heirs, successors, and assigns of all parties hereto. JOB NO. Brown County Bryan Pfeffer 6537001  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 3, 2025 AGENDA ITEM # F.1 Director's report. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS 1. 1571b893-ff65-4254-b84f-d90cc1333486 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov