Green Bay Plan Commission

AGENDA OF THE GREEN BAY PLAN COMMISSION MONDAY, DECEMBER 8, 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, December 8, 2025, meeting of the Green Bay Plan Commission. D. Approval of Minutes. 1. Approval of the minutes from the November 17, 2025, meeting. E. Regular Business. 1. (ZP 25-34) Public Hearing on a request to amend a Planned Unit Development located at 2300-2400 E Mason Street (East Town Mall), submitted by John Palmer on behalf of Sky Green Bay LLC, property owner. (Ald. B. Morgan, District 3) Agenda of the Green Bay Planning Commission December 8, 2025 Page 1  2. (ZP 25-34) Consideration with possible action on a request to amend a Planned Unit Development located at 2300-2400 E Mason Street (East Town Mall), submitted by John Palmer on behalf of Sky Green Bay LLC, property owner. (Ald. B. Morgan, District 3) 3. (ZP 25-35) Public Hearing on a request for a Conditional Use Permit at 1336 Thrush Street (Parcel 18-12-E) to allow minor motor vehicle repair in the General Industrial (GI) Zoning District, submitted by Tyler Johnson, applicant; MSL Investments, LLC, property owner. (Ald. B. Delie, District 10) 4. (ZP 25-35) Consideration with possible action on a request for a Conditional Use Permit at 1336 Thrush Street to allow minor motor vehicle repair in the General Industrial (GI) Zoning District, submitted by Tyler Johnson, applicant; MSL Investments, LLC, property owner (Ald. B. Delie, District 10). F. Informational. 1. Director's report. 2. Next Meeting: January 12, 2025. G. Adjournment. 1. Adjournment of the Monday, December 8, 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 December 8, 2025 Page 2  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY December 8, 2025 AGENDA ITEM # D.1 Approval of the minutes from the November 17, 2025, meeting. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS 1. GBPC Minutes 11.17.2025 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  MINUTES OF THE GREEN BAY PLAN COMMISSION MONDAY, NOVEMBER 17, 2025, 6:00 PM City Hall, Room 203 — Council Chambers. 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, Derius Daniels, Ken Rovinski, Jim Hutchison, Emma Fulwilder Excused: None Absent: None C. APPROVAL OF THE AGENDA. 1. Approval of the agenda for the Monday, November 17, 2025, meeting of the Green Bay Plan Commission. Moved by Ken Rovinski, seconded by Derius Daniels to approve the agenda of the November 17, 2025, meeting of the Plan Commission. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Jim Hutchison, Emma Fulwilder, Kelsey Lutzow, No-None, Abstain-None. D. APPROVAL OF MINUTES. 1. Approval of the minutes from the November 3, 2025, meeting. Moved by Ken Rovinski, seconded by Emma Fulwilder to approve the minutes of the November 3, 2025, meeting. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Jim Hutchison, Emma Fulwilder, Kelsey Lutzow, No-None, Abstain-None. E. REGULAR BUSINESS. 1. ***ITEM HAS BEEN WITHDRAWN FROM 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 on behalf of KTS Investment West LLC, property owner (Ald. J. Ridderbush, District 8). 2. (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). 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: Stephanie Hummel Tammy Korab – 1121 Taylor St. Cheryl Lee – 1110 Michaline Dr. Sandy Vandenberg – 1106 Michaline Dr. Alder Eck, District 11 – 1634 Birchwood Dr.  Leah Weycker – 425 S. Military Ave. 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. 3. (CPA 25-05) Consideration with possible action 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). Moved by Jacob Miller, seconded by Ken Rovinski to approve as recommended the request to amend the Go Big Green Bay 2050 Comprehensive Plan future land use map at 1109 S Taylor Street from Low Density Residential to Commercial land uses. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Jim Hutchison, Emma Fulwilder, Kelsey Lutzow, No-None, Abstain-None. 4. (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). 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: Stephanie Hummel 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. 5. (ZP 25-29) Consideration with possible action 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) Moved by Jacob Miller, seconded by Derius Daniels to approve a request to rezone 1109 S Taylor Street from Low-Density Residential (R1) to General Commercial (C1). Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Jim Hutchison, Emma Fulwilder, Kelsey Lutzow, No-None, Abstain-None. 6. (ZP 25-33) Public Hearing on a request to rezone the property located at 1531 Main Street from Public Institutional (PI) to Neighborhood Commercial (NC), submitted by Community and Economic Development Department, property owner. (Ald. A. Proffitt, District 7)  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: Stephanie Hummel Georgiana Baenen – 216 Newhall St. Mark Piepenburg – 1524 Ellis St. Dale Phillips – 1516 Ellis St. Joanne Piepenburg – 1524 Ellis St. 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. 7. (ZP 25-33) Consideration with possible action on a request to rezone the property located at 1531 Main Street from Public Institutional (PI) to Neighborhood Commercial (NC), submitted by Community and Economic Development Department, property owner. (Ald. A. Proffitt, District 7) Moved by Jacob Miller, seconded by Emma Fulwilder to approve as recommended a request to rezone the property located at 1531 Main Street from Public Institutional (PI) to Neighborhood Commercial (NC). Speakers: Stephanie Hummel Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Jim Hutchison, Emma Fulwilder, Kelsey Lutzow, No-None, Abstain-None. 8. (SP 25-04) Consideration with possible action on a request to declare the property located at 1531 Main Street as City Surplus, submitted by the Community and Economic Development Department, property owner. (Ald. A. Proffitt, District 7) Moved by Ken Rovinski, seconded by Derius Daniels to approve as recommended a request to declare the property located at 1531 Main Street as City Surplus. Approval of the request, subject to the following conditions: 1. The subject property shall be directed to the City’s Redevelopment Authority for disposition. 2. The Redevelopment Authority will work with Wisconsin Public Service to accommodate their easement requests. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Jim Hutchison, Emma Fulwilder, Kelsey Lutzow, No-None, Abstain-None. 9. (TA 25-06) Public Hearing on amendments to Section 44-1580(j) of the Green Bay Municipal Code, Chapter 44, related to Short Term Rentals, as discussed in Communication PC-25-03. 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 Amanda Williams – 301 S Maple Ave. Annette Chavez –1070 Shadow Ln. Ann Lor – 1591 Biemeret St. Ben Bauknecht – 3409 Glendale Ave., Howard Ben DeBaker – 901 S Oakland St. Brooke Tassoul – 440 Easy St. – STR 127 S Ashland Ave Cinnamon Harley – 1198 Canterbury Rd., Ashwaubenon Dan Piechowski – 1744 13th Ave. Erika Escamilla – 427 Humboldt Rd. Erin Buntin – 3279 Barkwood Cir., De Pere Fran Bourassa – 1198 Shadow Ln. Frank Torres – 1490 Capital Dr. Jackie Greely (online) – 8236 Maryland Cir., S Bloomington, MN James Albright – 2107 Allouez Ave., Bellevue Jayme Clermont (online) – 11234 84th Pl., N Maple Grove, MN – STR 1019 Redwood Dr. Jane Lincoln – 1508 Hillcrest Dr. – STR 1601 Hillcrest Dr. Kevin Lincoln – 1508 Hillcrest Dr. – STR 1601 Hillcrest Dr. Janet Angus – 1403 Shirley St. Jason Fisher – 2540 Breezeway Bluff Ct., Suamico Jerry Hanson – 1922 Old Valley Ct., De Pere – STRs 1810 & 1802 S Ridge Rd. Jody Demuth – 1600 S Locust St. John Griffin – 5381 Norway Dr., Pulaski – STR 1285 Liberty St. Josh Brown – 363 S Main St., Oconto Falls Kim Martin Berg – 412 Bonduel St., Cecil – STR 1206 Gross Ave. Kristen Jonas – 3151 Renaissance Ln. – STR 3151 Renaissance Ct. Kaylynn Bierke – 1432 S Chestnut Ave. Laura Ritchie – 3801 N Quail Ridge Dr., Appleton Laurence Chetcuti – 1624 Chateau Dr. Lonnie Whiting – 1753 Gross Ave. Mark Danen – 825 Spring Hills Ct., De Pere – STR 111 N Broadway Melissa Miller – 3113 School Ln., Suamico Melissa Peterson – 1166 Morris Ave., Ashwaubenon – STRs 1838 & 1844 S Oneida Mike Boyea – 1292 San Jose Pl., – STR 710-712 Grignon St. Nick Meisner – 1945 Argonne St., – Discover Green Bay Rev. Bridget Flad – 2117 Lakeside Pl. Rick Schlike – 1280 Echo Ln., Ashwaubenon – STR 1485 Biemeret St. Rick Dejardin – 2811 Classic Dr. Rob Heinitz – 1807 Lost Dauphin Rd., De Pere Robin Ondrake – 2531 Indian Hill Dr. Ron Morrison – 306 N. Clay St. Scott Miles – 1189 Raleigh St. Steve Bielefeldt – 1954 W Telemark Cir. Steve Wilcox – 2057 Wintergreen Ct., De Pere Steven Karls – 1522 Delores St.  Suzanne Nash – 1928 W Telemark Cir. Tim Engelbrecht (online) – 15911 Ellsworth D., Tampa, FL – STRs 1311 & 1624 S Locust St. Tony Schneider – 1019 Crawford St. Tony Wauters – 3896 Short Crest Trl., Scott Tyler Kabat – 3120 N Windsong Ln., Appleton Tyler LeRoy – W2560 County Road OO, Oostburg – STR 3184 Morning Wood Ct. Zachary Waldrop – 2216 Jen Rae Rd., Bellevue 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. 10. (TA 25-06) Consideration with possible action on amendments to Section 44-1580(j) of the Green Bay Municipal Code, Chapter 44, related to Short Term Rentals, as discussed in Communication PC-25-03. Moved by Ald. Jim Hutchison, seconded by Derius Daniels, to approve amendments to Section 44-1580(j) of Chapter 44 of the Green Bay Municipal Code, relating to Short-Term Rentals, as outlined in Communication PC-25-03. KEEP — Owner contact information policy changes Text amendment to subsection (6) If the local representative responsible for managing short-term rental property varies from the owner of the parcel, the placard shall also contain the name and telephone number of the parcel owner. KEEP — Three-Strikes policy Text amendment to updated subsection (13) In addition to the violations listed above, STR permits shall be revoked if a cumulation of three or more violations of items specified in Chapter 24–75 Definitions: Chronic Nuisance Premises or violations listed in Chapter 44-1580(j) (13) occur over a 365-day period. STRIKE — Total number of days a dwelling may be rented in a year Text amendment added as new subsection (11) Total number of days the dwelling unit may be rented within any 365-day period of an annual license shall not exceed 180 consecutive days. The STRP applicant shall provide the start date on an annual application as to when 180 days shall start and end during the annual license periods. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Jim Hutchison, Emma Fulwilder, Kelsey Lutzow, No-None, Abstain-None. 11. Communication from Alders Hinkfuss and Prestley: To adopt a resolution directed to the Wisconsin State Legislature requesting the laws governing short-term rentals be amended to allow for additional local control.  Moved by Jacob Miller, seconded by Ken Rovinski to approve a resolution directed to the Wisconsin State Legislature requesting the laws governing short-term rentals be amended to allow for additional local control. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Jim Hutchison, Emma Fulwilder, Kelsey Lutzow, No-None, Abstain-None. F. INFORMATIONAL. 1. Director's report. – Development Director, Cheryl Renier-Wigg, presented the Director's Report. 2. Next Meeting: December 8, 2025. G. ADJOURNMENT. 1. Adjournment of the Monday, November 17, 2025, meeting of the Green Bay Plan Commission. Moved by Ken Rovinski, seconded by Derius Daniels to adjourn the meeting. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Jim Hutchison, Emma Fulwilder, No-None, Abstain-None.  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY December 8, 2025 AGENDA ITEM # E.1 (ZP 25-34) Public Hearing on a request to amend a Planned Unit Development located at 2300-2400 E Mason Street (East Town Mall), submitted by John Palmer on behalf of Sky Green Bay LLC, property owner. (Ald. B. Morgan, District 3) 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 December 8, 2025 Stephanie Hummel, Staff AGENDA ITEM # E.2 (ZP 25-34) Consideration with possible action on a request to amend a Planned Unit Development located at 2300-2400 E Mason Street (East Town Mall), submitted by John Palmer on behalf of Sky Green Bay LLC, property owner. (Ald. B. Morgan, District 3) BACKGROUND Reason for Request: To amend the PUD (ZO 13-21) to allow for increased wall signage size on the mall property Subject Parcel Zoning and Land Use: Planned Unit Development (PUD) | East Town Mall Surrounding Zoning and Land Uses: North: Office Residential (OR), Planned Unit Development (PUD), and Low-Density Residential (R1) | Commercial Uses South: Highway Commercial (C2) and Low-Density Residential (R1) | Commercial and Residential Uses East: Low-Density Residential (R1) | Residential Uses West: General Commercial (C1) and Light Industry (LI) | Commercial and Storage Uses Comprehensive Plan: The Go Big Green Bay 2050 Comprehensive Plan recommends Regional Commercial land uses for this parcel. This PUD amendment is consistent with the recommendation. Report: In late 2021, Plan Commission approved the Planned Unit Development (PUD) for East Town Mall, which replaced a previous PUD from 1979 with 11 amendments. This was amended in 2022 relating to a semi-public access road. No other content has been amended in this PUD. Section 3.E.1.b of the PUD details regulations for wall signs within the PUD area as follows: Wall-mounted signage for all principal buildings shall be restricted to the following: 1. No more than 80 square feet of signage on any single wall. 2. No more than 185 square feet of signage for all wall total. 3. Accessory buildings shall not be allowed any signage. After reviewing and denying a new wall signage application for Dunham’s Sports, which will be going into the former Shopko Store building, staff discussed with the applicant an increase in wall signage for the main mall structure. The argument is that building-mounted identity signage is problematic, due in part to the distance from Mason Street to the main mall structure (approximately 550 feet). Additionally, the allowance and development of “in-lot” businesses within the parking lot area partially obstruct and decrease visibility of the main mall structure. The developer does plan to have signage on the multiple tenant signs located at the entrances to East Town, but this is felt to be insufficient to address the visibility issues, and it was agreed upon that an increase in wall signage would also help to alleviate the obstructed visibility. 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov Staff is recommending an increase in wall-mounted signage allowance for the main mall structure to 200 square feet per sign on any single wall per business and a maximum of 640 square feet of total wall signage per building frontage. As already written into the PUD, the base zoning regulation will remain matching the C3 regulations and all other sign regulations will be enforced through that zoning district. Alder Morgan and property owners within 200-feet have been notified of the request. As of the drafting of this report, staff has received no objections or calls regarding this request. RECOMMENDATION Approval of the request, subject to the draft Planned Unit Development (PUD) amendment. FISCAL IMPACT ATTACHMENTS 1. ZP 25-34 Map 2. DRAFT ZO 22-25 - Amend PUD at 2300-2400 Block East Mason - East Town Mall, Signage 3. ZP 25-34 Application and Narrative REDACTED page 2 of 2  ZONING ORDINANCE NO. 22-25 AN ORDINANCE AMENDING ZONING ORDINANCE NO. 13-21 FOR THE PLANNED UNIT DEVELOPMENT FOR THE 2300-2400 BLOCK EAST MASON STREET, EAST TOWN MALL (ZP 25-34) THE COMMON COUNCIL OF THE CITY OF GREEN BAY DOES ORDAIN AS FOLLOWS: SECTION 1. Pursuant to Section 44-29, Green Bay Municipal Code, together with the zoning map referred to therein, Section 3.E.1 of Zoning Ordinance No. 13-21, relating to the Planned Unit Development (PUD) for the 2300-2400 Block of East Mason Street, is hereby amended as follows: b. Wall mounted signage for each “in lot” or parcel separate from the main mall structure all principal buildings shall be restricted to the following: 1. No more than 80 square feet of signage on any single wall. 2. No more than 185 square feet of signage for all wall total. 3. Accessory buildings shall not be allowed any signage. c. Wall mounted signage for the main mall structure shall be restricted to the following: 1. No more than 200 square feet of signage for any single sign. 2. No more than one (1) wall sign per business per street frontage. 3. A maximum of 640 square feet of total wall signage per building frontage is allowed. SECTION 2. The provisions of this ordinance, including, without limitation, the granting of a conditional-use permit and all obligations, conditions, restrictions, and limitations related thereto shall run with and be jointly and severally binding upon the fee-simple owner and the beneficial owner of all or any portion of the subject property. All obligations, requirements, and rights of the owner shall run with the land and shall automatically be assigned to be binding upon and inure to the benefit of its successors and assigns, including, but not limited to, any entity acquiring any financial interest in the subject property and/or any subsequent owner and/or beneficial owner of all or any portion of the subject property. SECTION 3. Each exhibit which is attached to this ordinance is deemed to be and is expressly made a part of and incorporated into this ordinance to the same extent as if each such exhibit and the plans identified therein had been set forth in its entirety in the body of this ordinance. SECTION 4. All ordinances or parts of ordinances in conflict herewith are hereby repealed. SECTION 5. In addition to all other remedies available to the City of Green Bay, the City ZONING ORDINANCE NO. 22-25 Page 2 may decline to issue any building or other permits otherwise required by any ordinance of this City while any violation of this ordinance remains uncured. SECTION 6. If any provision in this ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such a decision shall not affect the validity of any other provision of this ordinance. It is hereby declared to be the intention of the City of Green Bay that all provisions of this ordinance are separable. SECTION 7. This ordinance shall not take effect until a public hearing is held hereon as provided by Section 44-82, Green Bay Municipal Code, and the adoption and publication of this ordinance. Dated at Green Bay, Wisconsin, this ______ day of , 2026. APPROVED: Mayor sh  Community and Economic Development Department REQUEST FOR CITY ACTION 100 N. Jefferson Street, Rm 608 Green Bay, WI 54301-5026 PLAN COMMISSION (920) 448-3400 - phone (920) 448-3426 - fax www.greenbaywi.gov Location of Property: 2430 East Mason Street, Green Bay WI Parcel Number(s): _2_1_-1_2_6_-1_1_______________________________ Petitioner(s): Jeffrey Talbot, John Palmer Date: 11/06/2025 Email : Phone Number: g Address: 5607 New Kin Dr City: Troy State: _M_I __Zip: 48098 Property Owner: Sky Green Bay LLC Phone Number: ....:.._____ _ Submit this Request Form an<l ,tH required attachments to Community and Economic Development Department, Room 608, City Hali To: Honorable Mayor and Common Council, c/o City Clerk I, Jeffrey Talbot, John Palmer respectfully request that the City of Green Bay take the following action: Rezone Property ($375.00 Review Fee) Conditional Use and CUP Amendment, including Single Lot Duplexes ($375.00 Review Fee) PUD and PUD Amendments ($425.00 Review Fee) Approve Preliminary City/Extraterritorial Subdivision Plat ($150.00 + $35.00 per Lot/Outlot Review Fee) Approve Preliminary Condominium Plat ($250.00 + $35.00 per Lot/Outlot/Lot Equivalent Review Fee) Approve Preliminary City/Extraterritorial Certified Survey Map ($250.00 Review Fee) Approve Final City/Extraterritorial Subdivision Plat ($150.00 Review Fee) Approve Final Condominium Plat ($150.00 Review Fee) Grant a City/Extraterritorial Subdivision/CSM Variance ($150.00 Review Fee) Development District Map Amendment ($200.00 Administration Fee) Official Map Amendment ($200.00 Administration Fee) Plat ofRight-of-Way ($200.00 Administration Fee) Discontinue a Public Util ity Easement ( $200.00 Administration Fee) Street Name Change ($200.00 Administration Fee) Declare City Property "City Surplus" ($200.00 AdministrationFee) Vacate a Street/Alley/Pedestrian Way ($300.00 AdministrationFee) PLEASE FILL OUT PAGE 2 OF APPLICATION Closure ofStreet/Alley/Pedestrian Way ($300.00 AdministrationFee) PLEASE FILL OUT PAGE 2 OF APPLICATION Comprehensive Plan Amendments ($275.00 Review Fee) Other ($200.00 Administration Fee): ____________________________ Checklist of required attachments: -Map - Legal Description - Applicant Narrative Describing Project - All Other Pertinent Information For office use only: Review Fee: ________ Receipt No.:________ Zoning Petition No.: ________  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY December 8, 2025 AGENDA ITEM # E.3 (ZP 25-35) Public Hearing on a request for a Conditional Use Permit at 1336 Thrush Street (Parcel 18-12-E) to allow minor motor vehicle repair in the General Industrial (GI) Zoning District, submitted by Tyler Johnson, applicant; MSL Investments, LLC, 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 December 8, 2025 Dena Mooney, Staff AGENDA ITEM # E.4 (ZP 25-35) Consideration with possible action on a request for a Conditional Use Permit at 1336 Thrush Street to allow minor motor vehicle repair in the General Industrial (GI) Zoning District, submitted by Tyler Johnson, applicant; MSL Investments, LLC, property owner (Ald. B. Delie, District 10). BACKGROUND Reason for Request: To allow minor motor vehicle repair in the General Industrial (GI) District. Subject Parcel Zoning and Land Use: General Industrial (GI) | Warehousing Surrounding Zoning and Land Uses: North: General Industrial (GI) | Industrial South: General Industrial (GI) | Office, Medical East: General Industrial (GI) | Vacant, Warehousing West: General Industrial (GI) | Single-Family Residential, Retail Comprehensive Plan: The Go Big Green Bay 2050 Comprehensive Plan designates this area for Neighborhood Commercial. The requested CUP for minor auto repair is not in full coordination with the highest and best neighborhood commercial future land use recommendation but is not inconsistent. Report: The subject request is located at 1336 Thrush Street between Donald Street and Velp Avenue. The applicant, Tyler Johnson, is requesting to operate a minor motor vehicle repair business in the existing building. The property is zoned General Industrial (GI) District. In the GI district, minor motor vehicle repair is allowed with a Conditional Use Permit (CUP). Chapter 44 (Zoning) of the Green Bay Municipal Code breaks motor vehicle repair into two categories, major and minor. Motor vehicle repair, minor, is defined as “an establishment that may or may not include fuel sales and convenience goods, while also performing minor repairs to motor vehicles. Such minor repairs may include muffler replacement, oil changing, lubrication, tire repair and replacement, wheel alignment, brake repair, suspension repair, minor engine repair, transmission repair, radiator flushing and repair, and other activities except rebuilding/reconditioning of whole vehicles, body frame and fender straightening, body work or painting.” According to the narrative provided by the applicant, the proposed use would involve routine maintenance (oil changes, tire rotations, tune-ups), engine and transmission diagnostics, brake and suspension repair, electrical system testing and repair, vehicle inspections and safety checks, and fleet maintenance. 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. 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  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 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. This neighborhood has a wide variety of uses. There are commercial uses along Velp Avenue with industrial storage/warehousing facilities, automobile salvage yards, and single-family homes along Thrush Street. Although there are a variety of uses, the neighborhood is zoned General Industrial. Chapter 44 of the Green Bay Municipal Code states that the General Industrial (GI) district accommodates high-intensity industry and often includes very large structures, exterior storage and exterior mechanical equipment operations. It accommodates uses that require large or isolated sites or rail or port service. Most sites within the GI District have already been developed. Where possible, the GI District should be separated from residential neighborhoods. "Standards for screening and buffering of these operations should be enhanced where feasible.” The future land use map does identify the subject parcel as Neighborhood Commercial along with the buildings that front Velp Avenue. The Go Big Green Bay 2050 Comprehensive Plan defines Neighborhood Commercial as areas consisting of properties and buildings that integrate into the surrounding neighborhood and provide daily goods and services such as food stores, daycares, restaurants, and other essential services. Neighborhood Commercial areas should be appropriately scaled within the surrounding neighborhood, ranging in scale and intensity based on the nearby context. This land use can be arranged in nodes, along neighborhood corridors, or as smaller districts. The remainder of the neighborhood is identified as Light Industrial in the future land use map. While there are existing residential land uses along Thrush Street, the future land use map does not include residential land uses. After reviewing the request, staff has determined that the use can comply with the seven standards for CUP approval and, after improvements, will not be detrimental to public health, will not impede development of the area, will not be injurious to other nearby uses, and will have adequate access, parking and utilities. However, a site plan must be submitted to the City to establish the new use and to depict where parking and how vehicle circulation will take place on the site. Ald. Delie, the Mather Heights Neighborhood Association, and adjacent property owners within 200 ft. of the subject area have been notified of the request. There have been no inquiries or objections made regarding this request as of the drafting of this report. RECOMMENDATION Approval of the request subject to the following condition: 1. A change of use site plan is submitted and approved by the Community and Economic Development Department. FISCAL IMPACT ATTACHMENTS page 2 of 3 1. ZP 25-35 Application REDACTED 2. ZP 25-35 Narrative and Site Plan 3. ZP 25-35 Architectural Report 4. ZP 25-35 Map page 3 of 3  A ARCHITECTS ■ 1825 South Webster Avenue, Suite 202 Green Bay, WI 54301 Phone: 920-432-1232 Website www.aglgb.com agl@aglgb.com GROUP LIMITED October 21, 2025 Erik Wasilewski Green Bay Inspection Department Phone: (920)680-6505 Email: erik.wasilewski@qreenbaywi.gov RE: 1336 Thrush Garage Tyler Johnson - (920)680-0057 We were contacted by Tyler Johnson to look at the above existing building to be used as an auto repair facility he is looking at purchasing. The following is what was observed and photos of the existing space for your review. The existing building is a metal building, type 2B construction, non-sprinklered. Building is approximately 50' wide x 100' long and is subdivided into two sections. The west section is approximately 50' wide x 60' long and is the portion Tyler would occupy. The east portion is occupied by others. The demising wall between the two spaces appears to be wood stud with a non-metallic finish covering with a vertical lift wood overhead door in the wall. The interior of the space has evidence of being a repair facility before with two vehicles inside and automotive repair equipment in the space. The east portion of the building we could not enter but was told vehicles are stored in it. Does not appear there would be a change of use with the new owner. It appears an occupancy of S-1 would be for both spaces. Viewing the west portion of the interior, an existing electrical panel was opened and found one breaker space was open without a cover and a number of other breakers taped. Two exit doors have exit signs but were not illuminated. Access to an upper storage mezzanine is by a vertical wall mounted ladder with an adjacent platform. No guard rails were observed around the platform. Space is headed by a Modine ceiling hung heater. A disconnect was found for an exhaust fan but no fan was found, but evidence of ductwork is in place. Space did have a metal storage cabinet for flammable liquids. A welding/oxygen tank was found in the space, not in a protected room. The concrete floor, of what could be seen, had no visible signs of deterioration or cracking. Trench drains observed in floor. Mezzanine Platform . ..... Mezzanine Storage  Toilet 1 ,. . .. - . .. Toilet 2  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY December 8, 2025 AGENDA ITEM # F.1 Director's report. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS 1. Development Tracking 20251204 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  City of Green Bay Development Tracker (Large Scale) - December 2025 Project Name Developer Project Location Project Description Status Update Housing Units Est. Prop Value Multi-family Total # Under 80% US Bank Living Market multi-family Construction 66 0 1 425 Pine Street Redevelopment Downtown LLC rental, commercial underway $9,600,000.00 Total # Under 80% 1116 Hobart Construction 30 0 2 Moski Corp 1116 Hobart Drive Market multifamily Drive underway $3,000,000.00 Total # Under 80% Merge @ Market multi-family 2025 construction 225 0 3 Merge LLC 239 Arndt Street Shipyard rental, retail start anticipated $21,000,000.00 Total # Under 80% Design and due 175 tbd Mixed Income rental Three Sixty diligence 4 200 N. Monroe 200 N. Monroe 148 rental units, 27 LLC underway, due at townhomes Jan RDA mtg tbd Total # Under 80% Construction 95 0 5 Gorman @ JBS Gorman & Co. 0 Lime Kiln Rd Workforce multi-family underway $11,000,000.00 Multi-family rental, Total # Under 80% Construction to Former Badger General 420 S. Broadway/419 S. retail, Fire 85 85 6 start Summer Sheet Metal Capital Maple Station/Admin, 2026 greenway $19,000,000.00 Total # Under 80% New Land 221 New Land Market rate multi-family Construction 268 0 7 221 Cherry Cherry Enterprises rental, retail underway $38,000,000.00 Total # Under 80% DA amendment Market rate apts with 71 0 8 222 Cherry St LLC Peter Nugent 216-222 Cherry St terms under retail 1st floor negotiation $10,500,000.00 Total # Under 80% Construction Spark Market rate multi-family 125 0 9 One Astor 100 E. Mason planned in early Development rental 2026. $15,500,000.00 Single-family Total # Under 80% Southwest Single family housing Construction 29 0 10 Garritt Bader Hinkle S. of Mason Woods with new roads underway $8,000,000.00 Total # Under 80% Broadway Single family housing DA approved in 11 The Pines 0 Deuchert Street Realty with new roads May. $10,000,000.00  Broadway Single family housing DA approved in 41 0 11 The Pines 0 Deuchert Street Realty with new roads May. $10,000,000.00 Commercial Total # Under 80% Mixed use law office, Investment 227 E Walnut, 101 Construction 1 0 12 S&S Buildings retail, market rate Creations & 109 N Adams underway apartment $1,500,000.00 Total # Under 80% Fire station rehab DA approved in 13 Fire Station One MOWGS LLC 501 S. Washington conversion to May. Rehab work 0 0 commercial uses underway. $1,000,000.00 Total # Under 80% Port of Green County approved C. Reiss 420 S. Broadway/419 S. Port development / C. 0 0 14 Bay / Brown agreement in Relocation Maple Reiss relocation County June 2025. TBD Industrial Total # Under 80% Hoban Real Construction 0 0 15 WE Hoban Co. Finger Rd at Northview Rd Industrial Estate underway $10,500,000.00 Total # Under 80% 180-day Planning Grandview - 0 0 16 Keller client Erie Rd south of Mason Industrial Option approved Keller 9 Acres in October tbd Park/Public Event lawn, dog park, Total # Under 80% Construction Shipyard Phase urban beach, splash 0 0 17 City/RDA 100 W. Mason planned to start 2 pad, playground, in 2026. restrooms $0.00 Units Under 80% Value COLOR KEY TOTALS 1,211 94 $158,600,000.00 Multi-family Single-family Commercial Industrial Park/Public