Green Bay Plan Commission

AGENDA OF THE GREEN BAY PLAN COMMISSION MONDAY, JANUARY 26, 2026, 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/89807832363?pwd=hbXVac18EmXu3rNzVafMVwXDhFg693.1 Or call in by phone: +1 312 626 6799 Meeting ID: 898 0783 2363 Passcode: 421007 If you wish to leave a comment for this public meeting, 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, January 26, 2026, meeting of the Green Bay Plan Commission. D. Approval of Minutes. 1. Approval of the minutes from the January 12, 2026 meeting. E. Regular Business. 1. (CPA 26-01) Public Hearing on a request to amend the Go Big Green Bay 2050 Comprehensive Plan for 801 and 821 Lime Kiln Road from future Neighborhood Commercial land-use to Regional Commercial land use, submitted by Brandon Hentges of Auto Connect USA, applicant; Esterhill Boat Service, LLC, property owner. (Ald. B. Morgan, Agenda of the Green Bay Planning Commission January 26, 2026 Page 1  District 3) 2. (CPA 26-01) Consideration with possible action on a request to amend the Go Big Green Bay 2050 Comprehensive Plan for 801 and 821 Lime Kiln Road from future Neighborhood Commercial land-use to Regional Commercial land use, submitted by Brandon Hentges of Auto Connect USA, applicant; Esterhill Boat Service, LLC, property owner. (Ald. B. Morgan, District 3) 3. (ZP 26-01) Public Hearing on a request to rezone properties located at 801 and 821 Lime Kiln Road from General Commercial (C1) to Highway Commercial (C2), submitted by Brandon Hentges of Auto Connect USA, applicant; Esterhill Boat Service, LLC, property owner. (Ald. B. Morgan, District 3) 4. (ZP 26-01) Consideration with possible action on a request to rezone properties located at 801 and 821 Lime Kiln Road from General Commercial (C1) to Highway Commercial (C2), submitted by Brandon Hentges of Auto Connect USA, applicant; Esterhill Boat Service, LLC, property owner. (Ald. B. Morgan, District 3) F. Public Hearings. G. Informational. 1. Director's report. 2. Next Meeting: February 9, 2026 H. Adjournment. 1. Adjournment of the Monday, January 26, 2026, 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 January 26, 2026 Page 2  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY January 26, 2026 AGENDA ITEM # D.1 Approval of the minutes from the January 12, 2026 meeting. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS 1. GBPC Minutes 01.12.2026 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  MINUTES OF THE GREEN BAY PLAN COMMISSION MONDAY, JANUARY 12, 2026, 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/89807832363?pwd=hbXVac18EmXu3rNzVafMVwXDhFg693.1 Or call in by phone: +1 312 626 6799 Meeting ID: 898 0783 2363 Passcode: 421007 If you wish to leave a comment for this public meeting, 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, January 12, 2026, meeting of the Green Bay Plan Commission.  Moved by Ken Rovinski, seconded by Emma Fulwilder to approve the agenda. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Emma Fulwilder, Kelsey Lutzow, No-None, Abstain-None. D. APPROVAL OF MINUTES. 1. Approval of the minutes from the December 8, 2025 meeting. Moved by Ken Rovinski, seconded by Derius Daniels to approve the minutes. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Emma Fulwilder, Kelsey Lutzow, No-None, Abstain-None. E. REGULAR BUSINESS. 1. (CP 25-07) Consideration with possible action on a request to create a final plat with 38 lots (The Pines Subdivision) that includes public dedications at 0 Deuchert Street (Parcel 21- 1229) submitted by Jim Wolfe and Nathan Kovacic of Vierbicher Associates, Inc., on behalf of Broadway Realty LLC, property owner. (Ald. C. Stevens, District 5) Moved by Ken Rovinski, seconded by Jacob Miller to approve the request to create a final plat with 38 lots (The Pines Subdivision) that includes public dedications at 0 Deuchert Street (Parcel 21-1229) subject to the following conditions: 1. City of Green Bay Community and Economic Development Department site plan approval of drainage, stormwater, and erosion control plans. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Emma Fulwilder, Kelsey Lutzow, No-None, Abstain-None. 2. (ZP 25-37) Public hearing request for a Conditional Use Permit at the 600 Block of Woodside Road; seeking to create a telecommunication tower/wireless communications facility in a residentially zoned district, submitted by Michael Bieniek, applicant; Basten Family Real Estate Properties LLC, property owner. (Ald. J. Grant, District 1) 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 Jon Wallace – LCC Telecom 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. (ZP 25-37) Consideration with possible action on a Conditional Use Permit at the 600 Block of Woodside Road; seeking to create a telecommunications tower/wireless communications facility in a residentially zoned district, submitted by Michael Bieniek, applicant; Basten Family Real Estate Properties LLC, property owner. (Ald. J. Grant, District 1) Moved by Ken Rovinski, seconded by Board Member Emma Fulwilder to approve a Conditional Use Permit at the 600 Block of Woodside Road; seeking to create a telecommunications tower/wireless communications facility in a residentially zoned district subject to the following conditions: a. Parcel must have at least one (1) parking stall on site. b. Legal parking stall(s) must be setback outside the front yard setback. c. Site plans must include a notation to address future pedestrian access way to the facility. d. Ground-mounted equipment shall be screened from view by suitable vegetation along all sides of the fence enclosure. Ground-mounted equipment located outside the fence enclosure must be screened from view from the right of way. Landscaping plans must be provided. e. The commercial wireless support structure shall be designed to accommodate both the applicant’s antennas and comparable antennas for at least two additional users, as well as be designed to allow for future rearrangement of antennas and to accept antennas mounted at varying heights. f. Barbed wire fencing is not permitted. g. Compliance with all other regulations of the Green Bay Municipal Code. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, 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: January 26, 2026 G. ADJOURNMENT. 1. Adjournment of the Monday, January 12, 2026, meeting of the Green Bay Plan Commission. Moved by Ken Rovinski, seconded by Derius Daniels to adjourn. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Emma Fulwilder, Kelsey Lutzow, No-None, Abstain-None.  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY January 26, 2026 AGENDA ITEM # E.1 (CPA 26-01) Public Hearing on a request to amend the Go Big Green Bay 2050 Comprehensive Plan for 801 and 821 Lime Kiln Road from future Neighborhood Commercial land-use to Regional Commercial land use, submitted by Brandon Hentges of Auto Connect USA, applicant; Esterhill Boat Service, 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 January 26, 2026 Dena Mooney, Staff AGENDA ITEM # E.2 (CPA 26-01) Consideration with possible action on a request to amend the Go Big Green Bay 2050 Comprehensive Plan for 801 and 821 Lime Kiln Road from future Neighborhood Commercial land-use to Regional Commercial land use, submitted by Brandon Hentges of Auto Connect USA, applicant; Esterhill Boat Service, LLC, property owner. (Ald. B. Morgan, District 3) BACKGROUND Reason for Request: The proposed comprehensive plan amendment from Neighborhood Commercial to Regional Commercial would support a request for a rezoning from C1 General Commercial to C2 Highway Commercial District for an automobile dealership and all other uses in the C2 Highway Commercial District on these properties. Subject Parcels Zoning and Land Use: C1 General Commercial | Commercial Surrounding Zoning and Land Uses: North: General Commercial (CI) | Residential, Commercial South: General Commercial (C1) | Multi-Family Residential East: Varied Density Residential (R3) | Multi-Family Residential West: General Commercial (C1) | Multi-Family Residential Report: This request involves two parcels, 801 and 821 Lime Kiln Road. These parcels are located on the City’s east side at the southeast corner of the Lime Kiln Road/August Street intersection. 801 Lime Kiln Road has historically been used for automobile sales (Cliff Wall/Bergstrom). The property is currently zoned C1 General Commercial. In that district, automobile sales is neither a permitted nor conditional use. The use was legally established under previous zoning codes, and because the use has not been discontinued for a period longer than 12 months, the automobile sales use can continue as a legal nonconforming use. 821 Lime Kiln Road is located directly south of 801 Lime Kiln Road. It was previously an automobile parts store (retail). This parcel is also zoned C1 General Commercial, which designates retail as a permitted use. The owners of 801 Lime Kiln Road, the applicant, would like to expand their automobile sales business (Auto Connect USA) onto 821 Lime Kiln Road. However, the C1 zoning does not allow that use on 821 Lime Kiln Road. To allow automobile sales at 821 Lime Kiln Road, the property needs to be zoned to a district that permits that use, which is C2 Highway Commercial. As with all rezoning applications, the future land use map was consulted, and the Go Big Green Bay 2050 Comprehensive Plan identifies both parcels as Neighborhood Commercial. Neighborhood Commercial is defined as follows: Neighborhood Commercial areas consist 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 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  neighborhood corridors, or as smaller districts. Generally, many of the permitted uses in the C2 Highway Commercial do not fall within the definition of Neighborhood Commercial due to their intensity, in particular, higher traffic volumes, lighting, and noise, but rather the Regional Commercial land use designation. Regional Commercial is defined as follows: Regional Commercial areas consist of large-scale retail and service establishments with regional customer draw. Regional Commercial areas provide a wide range of commercial uses, including big box stores, national retailers, and shopping centers, while also including limited multifamily residential and mixed-use developments (12+ units per acre). The City should continue to recognize the importance of Military Avenue and the Main Street/Mason Street area, working with business owners and operators to ensure that these corridors retain long-term viability. Regional Commercial areas are meant to allow for flexibility and provide a variety of uses that complement the needs of residents and create an attractive live-work-play destination. For the applicant to achieve their goals in conformance with city zoning code, a comprehensive plan amendment from Neighborhood Commercial to Regional Commercial must occur first, followed by a zoning action to rezone the parcels from C1 General Commercial to C2 Highway Commercial (separate item on this agenda). Should this request for a comprehensive plan amendment fail, the zone change request would also need to be denied (ZP 26-01). Staff is concerned with the potential intensity and negative impacts that an automobile dealership may have on the surrounding residences. We are also apprehensive about “opening the door” to all the other uses in the Regional Commercial future land use classification and C2 Highway Commercial zoning district, which offer more vehicle service uses and other uses not as compatible with the adjoining housing. For example, the change would allow drive-through restaurants, automobile rentals, auto sales, car washes, convenience stores, gas stations, and major and minor motor vehicle repair by-right. Included in the report is Table 44-8 “Table of Uses in the Commercial Districts”, for your review. With most of the surrounding existing uses being multi-family, staff foresees potential conflicts occurring between the uses due to more auto-oriented uses and an increase in traffic, lighting, noise, vibrations, and smells. WisDOT Traffic Counts indicate 11,000 ADT (June 2025) for this portion of Lime Kiln Road. Nearby E. Mason Street averages between 16,400–17,600 ADT (June 2025). Neighborhood Commercial and associated C1 General Commercial zoning provides a buffer from the C2 Highway Commercial uses along E. Mason Street and Main Street to the residential uses along and near Lime Kiln Road. Ald. Morgan and neighbors within 200 feet have been noticed of the meeting based on Plan Commission policy. No comments have been made as of the drafting of this report. A neighborhood meeting was held by the applicant on January 15, 2026. The applicants, along with Ald. Morgan, Starlite Neighborhood Association President Debra Tilot, Alana Rose of Olejniczak Realty, and Dena Mooney, Planner 1, were present. Discussion included that the concern is not with the applicant but with future tenants and uses of the properties. RECOMMENDATION Denial of the request. FISCAL IMPACT ATTACHMENTS 1. CPA 26-01 Application REDACTED 2. CPA 26-01 Narrative page 2 of 3 3. Map 4. CPA 26-01 FLU Exhibit 5. Table 44-8 Principal Uses in Commercial Districts page 3 of 3 Sec. 44-681. Principal uses for the commercial districts. (a) In general. Table 44-8 lists all permitted and conditional uses allowed in the commercial districts. (b) Permitted uses. Uses specified with a "P" are permitted in the district or districts where designated, provided that the use complies with all other applicable provisions of this chapter. Persons wishing to establish or modify a permitted use shall obtain a zoning certificate for such use as specified in Article II of this chapter, Administration. (c) Conditional uses. Uses specified with a "C" are allowed as a conditional use in the district or districts where designated, provided that the use complies with all other applicable provisions of this chapter. Persons wishing to establish or expand a conditional use shall obtain a conditional use permit for such use as specified in Article II of this chapter, Administration. Condominiums are permitted in all commercial districts per Wis. Stats. Ch. 703. (d) Prohibited uses. Any use not listed as either "P" (permitted) or "C" (conditional) in a particular district or any use not determined by the Zoning Administrator to be substantially similar to a use listed as permitted or conditional shall be prohibited in that district. Such determination shall be made in the manner provided for in Article II of this chapter, Administration, governing determination of substantially similar uses. (e) Specific development standards. Permitted and conditional uses specified with an "X" under the development standards column shall be subject to the standards identified in Article XVI of this chapter, Land Use Development Standards. Table 44-8. Principal Uses in the Commercial Districts Use C1 C2 C3 Dev. Stds. Office Uses General office P P P Government office P P P Bank or other financial institution P P P Medical office, clinic P P P Artist's studio P P P Commercial Uses Accommodation and Food Service Uses Bed and breakfast P P P X Hotel, inn C P P Motel — C C Restaurant,* not including drive- P P P through Restaurant* with drive-through C P P X Tavern, bar* C C P X Service Businesses Personal service** P P P Business service** P P P Building maintenance, janitorial service P P P Created: 2025-12-02 13:15:33 [EST] (Supp. No. 9) Page 1 of 4  Business with dog area P P P X Catering service P P P Commercial dog day care P P P X Day labor agency C C C X Funeral home, crematory P P P Furniture and appliance rental and P P P leasing Laundromat P P P Pet grooming establishment P P P Printing and publishing establishment P P P Small appliance repair service P P P Tool/equipment rental facility P P P Animal hospital, veterinary clinic P P P X Animal grooming establishment P P P X Animal boarding facility, kennel P P P X Material recovery facility (minor) C C — Retail Sales Auto title loan business C C C X General retail sales** P P P Building material sales C P P Contractor showroom P P P Currency exchange — C C Firearms sales and service P C C X Greenhouse, garden supply store C P P X Pawnshop P P P Payday loan business C C C X Pet store P P P Secondhand goods store, consignment C P P store Production, Processing, and Storage Uses Limited production and processing C C C X Commercial Recreation and Entertainment Convention center — — — Health clubs, fitness centers P P P Indoor recreational facility P P P Marina — C C Outdoor commercial recreation area — C C X Restaurant or bar with entertainment, C — C nightclub* Created: 2025-12-02 13:15:33 [EST] (Supp. No. 9) Page 2 of 4  Theater, assembly hall P — P X Vehicle Services Automobile rental — P C X Automobile sales - used or new — P C X Carwash — P C X Convenience store — P C Fuel/gas/service station — P C X Mail distribution facility - P - X Motor vehicle repair, major P C X Motor vehicle repair, minor C P C X Parking structure (principal use) C C P Surface parking lot (principal use) C C C Drive-through facility P P P X Residential Uses Dwellings*** Single-family dwelling, detached — — — Two-family dwelling, duplex or semi- — — — detached Attached single-family dwelling, — — — townhouse Multiple-family dwelling P P P Carriage-house dwelling — — — Live-work unit P P P X Congregate Living Community living arrangement C — — X Dormitory C — — X Nursing homes, assisted living C C — Educational Uses School, grades K-12 C — C X College, university, etc. C — C X School, specialty or personal C C X instruction, etc. Adult/family daycare facility (8 or P P P X fewer children) Group daycare facility (9 or more P P P X children) Institutional and Civic Uses Cemetery — — — Community center P P P Cultural institution P P P X Created: 2025-12-02 13:15:33 [EST] (Supp. No. 9) Page 3 of 4  Library P P P X Park, playground, recreational center P P P Religious institution, place of worship P P P X Clinic, healthcare facility P P P Public Service and Utilities Public safety/service facility P P P Telecommunication tower, wireless C C C X communication facility Note: P = Permitted Use; C = Conditional Use. * Any establishment at which primarily alcohol beverages are served must also meet the requirements of Chapter 10, Businesses. ** See definitions section for complete list of uses. *** Only located above the ground floor. (Code 1984, § 13.802; Ord. No. 11-06; Ord. No. 8-09; Ord. No. 20-09; Ord. No. 37-09; Ord. No. 1-10; Ord. No. 6-12; Ord. No. 10-18, § 6, 6-19-2018; Ord. No. 09-23, § 3, 5-16-2023; Ord. No. 16-25, § 2, 7-15-2025) Created: 2025-12-02 13:15:33 [EST] (Supp. No. 9) Page 4 of 4  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY January 26, 2026 AGENDA ITEM # E.3 (ZP 26-01) Public Hearing on a request to rezone properties located at 801 and 821 Lime Kiln Road from General Commercial (C1) to Highway Commercial (C2), submitted by Brandon Hentges of Auto Connect USA, applicant; Esterhill Boat Service, 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 January 26, 2026 Dena Mooney, Staff AGENDA ITEM # E.4 (ZP 26-01) Consideration with possible action on a request to rezone properties located at 801 and 821 Lime Kiln Road from General Commercial (C1) to Highway Commercial (C2), submitted by Brandon Hentges of Auto Connect USA, applicant; Esterhill Boat Service, LLC, property owner. (Ald. B. Morgan, District 3) BACKGROUND Reason for Request: The proposed rezoning from C1 General Commercial to C2 Highway Commercial District would allow for an automobile dealership and all other uses in the C2 Highway Commercial District on these properties. Subject Parcels Zoning and Land Use: C1 General Commercial | Commercial Surrounding Zoning and Land Uses: North: General Commercial (CI) | Residential, Commercial South: General Commercial (C1) | Multi-Family Residential East: Varied Density Residential (R3) | Multi-Family Residential West: General Commercial (C1) | Multi-Family Residential Report: This request involves two parcels, 801 and 821 Lime Kiln Road. These parcels are located on the City’s east side at the southeast corner of the Lime Kiln Road/August Street intersection. 801 Lime Kiln Road has historically been used for automobile sales (Cliff Wall/Bergstrom). The property is currently zoned C1 General Commercial. In that district, automobile sales is not a permitted or conditional use. The use was legally established with previous zoning codes and because the use has not been discontinued for a period longer than 12 months, the automobile sales use can continue as a legal, nonconforming use. 821 Lime Kiln Road is located directly south of and adjacent to 801 Lime Kiln Road. It was previously an automobile parts store (retail use). This parcel is also zoned C1 General Commercial, which designates retail as a permitted use. The owners of 801 Lime Kiln Road, the applicant, would like to expand their automobile sales business (Auto Connect USA) onto 821 Lime Kiln Road. However, the C1 zoning does not allow automobile sales use on 821 Lime Kiln Road. To do automobile sales at 821 Lime Kiln Road, the property needs to be zoned to a district that would allow the use, which is C2 Highway Commercial District. For the applicant to achieve their goals in conformance with the city zoning code, a comprehensive plan amendment from Neighborhood Commercial to Regional Commercial must occur first (separate action on this agenda), followed by a zoning action to rezone the parcels from C1 General Commercial to C2 Highway Commercial. Should the request for the comprehensive plan amendment fail (CPA 26-01), the zone change request would also need to be denied. Staff is concerned with the potential intensity and negative impacts that an automobile dealership may have on the surrounding residences. We are also apprehensive about “opening the door” to all the other uses in 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov the C2 Highway Commercial zoning district, which offer more vehicle service uses and other uses not as compatible with the adjoining housing. For example, the change would allow drive-through restaurants, automobile rentals, auto sales, car washes, convenience stores, gas stations, and major and minor motor vehicle repair by right. Included in the report is Table 44-8 “Table of Uses in the Commercial Districts”, for your review. With most of the surrounding existing uses being multifamily, staff foresees potential conflicts occurring between the uses due to more auto-oriented uses and an increase in traffic, lighting, noise, vibrations, and smells. WisDOT Traffic Counts indicate 11,000 ADT (June 2025) for this portion of Lime Kiln Road. Nearby E. Mason Street averages between 16,400–17,600 ADT (June 2025). C1 General Commercial zoning provides a buffer from the C2 Highway Commercial uses and related impacts along E. Mason Street and Main Street to the residential uses along and near Lime Kiln Road. While it appears on the zoning map that there is a large number of commercial uses operating along Lime Kiln Road, the existing uses are apartment complexes zoned C1 General Commercial. Ald. Morgan and neighbors within 200 feet have been noticed of the meeting based on Plan Commission policy. No comments have been made as of the drafting of this report. A neighborhood meeting was held by the applicant on January 15, 2026. The applicants, along with Ald. Morgan, Starlite Neighborhood Association President Debra Tilot, Alana Rose of Olejniczak Realty, and Dena Mooney, Planner I were present. Discussion included that the concern is not with the applicant but with future tenants and uses of the properties. RECOMMENDATION Denial of the request. FISCAL IMPACT ATTACHMENTS 1. ZP 26-01 Application REDACTED 2. ZP 26-01 Narrative 3. ZP 26-01 Map 4. Table 44-8 Principal Uses in Commercial Districts page 2 of 2 Sec. 44-681. Principal uses for the commercial districts. (a) In general. Table 44-8 lists all permitted and conditional uses allowed in the commercial districts. (b) Permitted uses. Uses specified with a "P" are permitted in the district or districts where designated, provided that the use complies with all other applicable provisions of this chapter. Persons wishing to establish or modify a permitted use shall obtain a zoning certificate for such use as specified in Article II of this chapter, Administration. (c) Conditional uses. Uses specified with a "C" are allowed as a conditional use in the district or districts where designated, provided that the use complies with all other applicable provisions of this chapter. Persons wishing to establish or expand a conditional use shall obtain a conditional use permit for such use as specified in Article II of this chapter, Administration. Condominiums are permitted in all commercial districts per Wis. Stats. Ch. 703. (d) Prohibited uses. Any use not listed as either "P" (permitted) or "C" (conditional) in a particular district or any use not determined by the Zoning Administrator to be substantially similar to a use listed as permitted or conditional shall be prohibited in that district. Such determination shall be made in the manner provided for in Article II of this chapter, Administration, governing determination of substantially similar uses. (e) Specific development standards. Permitted and conditional uses specified with an "X" under the development standards column shall be subject to the standards identified in Article XVI of this chapter, Land Use Development Standards. Table 44-8. Principal Uses in the Commercial Districts Use C1 C2 C3 Dev. Stds. Office Uses General office P P P Government office P P P Bank or other financial institution P P P Medical office, clinic P P P Artist's studio P P P Commercial Uses Accommodation and Food Service Uses Bed and breakfast P P P X Hotel, inn C P P Motel — C C Restaurant,* not including drive- P P P through Restaurant* with drive-through C P P X Tavern, bar* C C P X Service Businesses Personal service** P P P Business service** P P P Building maintenance, janitorial service P P P Created: 2025-12-02 13:15:33 [EST] (Supp. No. 9) Page 1 of 4  Business with dog area P P P X Catering service P P P Commercial dog day care P P P X Day labor agency C C C X Funeral home, crematory P P P Furniture and appliance rental and P P P leasing Laundromat P P P Pet grooming establishment P P P Printing and publishing establishment P P P Small appliance repair service P P P Tool/equipment rental facility P P P Animal hospital, veterinary clinic P P P X Animal grooming establishment P P P X Animal boarding facility, kennel P P P X Material recovery facility (minor) C C — Retail Sales Auto title loan business C C C X General retail sales** P P P Building material sales C P P Contractor showroom P P P Currency exchange — C C Firearms sales and service P C C X Greenhouse, garden supply store C P P X Pawnshop P P P Payday loan business C C C X Pet store P P P Secondhand goods store, consignment C P P store Production, Processing, and Storage Uses Limited production and processing C C C X Commercial Recreation and Entertainment Convention center — — — Health clubs, fitness centers P P P Indoor recreational facility P P P Marina — C C Outdoor commercial recreation area — C C X Restaurant or bar with entertainment, C — C nightclub* Created: 2025-12-02 13:15:33 [EST] (Supp. No. 9) Page 2 of 4  Theater, assembly hall P — P X Vehicle Services Automobile rental — P C X Automobile sales - used or new — P C X Carwash — P C X Convenience store — P C Fuel/gas/service station — P C X Mail distribution facility - P - X Motor vehicle repair, major P C X Motor vehicle repair, minor C P C X Parking structure (principal use) C C P Surface parking lot (principal use) C C C Drive-through facility P P P X Residential Uses Dwellings*** Single-family dwelling, detached — — — Two-family dwelling, duplex or semi- — — — detached Attached single-family dwelling, — — — townhouse Multiple-family dwelling P P P Carriage-house dwelling — — — Live-work unit P P P X Congregate Living Community living arrangement C — — X Dormitory C — — X Nursing homes, assisted living C C — Educational Uses School, grades K-12 C — C X College, university, etc. C — C X School, specialty or personal C C X instruction, etc. Adult/family daycare facility (8 or P P P X fewer children) Group daycare facility (9 or more P P P X children) Institutional and Civic Uses Cemetery — — — Community center P P P Cultural institution P P P X Created: 2025-12-02 13:15:33 [EST] (Supp. No. 9) Page 3 of 4  Library P P P X Park, playground, recreational center P P P Religious institution, place of worship P P P X Clinic, healthcare facility P P P Public Service and Utilities Public safety/service facility P P P Telecommunication tower, wireless C C C X communication facility Note: P = Permitted Use; C = Conditional Use. * Any establishment at which primarily alcohol beverages are served must also meet the requirements of Chapter 10, Businesses. ** See definitions section for complete list of uses. *** Only located above the ground floor. (Code 1984, § 13.802; Ord. No. 11-06; Ord. No. 8-09; Ord. No. 20-09; Ord. No. 37-09; Ord. No. 1-10; Ord. No. 6-12; Ord. No. 10-18, § 6, 6-19-2018; Ord. No. 09-23, § 3, 5-16-2023; Ord. No. 16-25, § 2, 7-15-2025) Created: 2025-12-02 13:15:33 [EST] (Supp. No. 9) Page 4 of 4  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY January 26, 2026 AGENDA ITEM # G.1 Director's report. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS 1. Development Tracking 20260108 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  ŝƚLJŽĨ'ƌĞĞŶĂLJĞǀĞůŽƉŵĞŶƚdƌĂĐŬĞƌ;>ĂƌŐĞ^ĐĂůĞͿͲ:ĂŶƵĂƌLJϮϬϮϲ WƌŽũĞĐƚEĂŵĞ ĞǀĞůŽƉĞƌ WƌŽũĞĐƚ>ŽĐĂƚŝŽŶ WƌŽũĞĐƚĞƐĐƌŝƉƚŝŽŶ ^ƚĂƚƵƐhƉĚĂƚĞ ,ŽƵƐŝŶŐhŶŝƚƐ Ɛƚ͘WƌŽƉsĂůƵĞ DƵůƚŝͲĨĂŵŝůLJ dŽƚĂůη hŶĚĞƌϴϬй h^ĂŶŬ >ŝǀŝŶŐ DĂƌŬĞƚŵƵůƚŝͲĨĂŵŝůLJ ŽŶƐƚƌƵĐƚŝŽŶ ϲϲ Ϭ ϭ ϰϮϱWŝŶĞ^ƚƌĞĞƚ ZĞĚĞǀĞůŽƉŵĞŶƚ ŽǁŶƚŽǁŶ>> ƌĞŶƚĂů͕ĐŽŵŵĞƌĐŝĂů ƵŶĚĞƌǁĂLJ Ψϵ͕ϲϬϬ͕ϬϬϬ͘ϬϬ dŽƚĂůη hŶĚĞƌϴϬй ϭϭϭϲ,ŽďĂƌƚ ŽŶƐƚƌƵĐƚŝŽŶ ϯϬ Ϭ Ϯ DŽƐŬŝŽƌƉ ϭϭϭϲ,ŽďĂƌƚƌŝǀĞ DĂƌŬĞƚŵƵůƚŝĨĂŵŝůLJ ƌŝǀĞ ƵŶĚĞƌǁĂLJ Ψϯ͕ϬϬϬ͕ϬϬϬ͘ϬϬ dŽƚĂůη hŶĚĞƌϴϬй DĞƌŐĞΛ DĂƌŬĞƚŵƵůƚŝͲĨĂŵŝůLJ &ŽƵŶĚĂƚŝŽŶ ϮϮϱ Ϭ ϯ DĞƌŐĞ>> ϮϯϵƌŶĚƚ^ƚƌĞĞƚ ^ŚŝƉLJĂƌĚ ƌĞŶƚĂů͕ƌĞƚĂŝů ƉĞƌŵŝƚƐƵďŵŝƚƚĞĚ ΨϮϭ͕ϬϬϬ͕ϬϬϬ͘ϬϬ dŽƚĂůη hŶĚĞƌϴϬй DŝdžĞĚ/ŶĐŽŵĞƌĞŶƚĂů ĞƐŝŐŶĂŶĚĚƵĞ ϭϳϱ ƚďĚ dŚƌĞĞ^ŝdžƚLJ ϰ ϮϬϬE͘DŽŶƌŽĞ ϮϬϬE͘DŽŶƌŽĞ ϭϰϴƌĞŶƚĂůƵŶŝƚƐ͕Ϯϳ ĚŝůŝŐĞŶĐĞ >> ƚŽǁŶŚŽŵĞƐ ƵŶĚĞƌǁĂLJ ƚďĚ dŽƚĂůη hŶĚĞƌϴϬй ŽŶƐƚƌƵĐƚŝŽŶ ϵϱ Ϭ ϱ 'ŽƌŵĂŶΛ:^ 'ŽƌŵĂŶΘŽ͘ Ϭ>ŝŵĞ<ŝůŶZĚ tŽƌŬĨŽƌĐĞŵƵůƚŝͲĨĂŵŝůLJ ƵŶĚĞƌǁĂLJ Ψϭϭ͕ϬϬϬ͕ϬϬϬ͘ϬϬ DƵůƚŝͲĨĂŵŝůLJƌĞŶƚĂů͕ dŽƚĂůη hŶĚĞƌϴϬй ŽŶƐƚƌƵĐƚŝŽŶƚŽ &ŽƌŵĞƌĂĚŐĞƌ 'ĞŶĞƌĂů ϰϮϬ^͘ƌŽĂĚǁĂLJͬϰϭϵ^͘ ƌĞƚĂŝů͕&ŝƌĞ ϴϱ ϴϱ ϲ ƐƚĂƌƚ^ƵŵŵĞƌ ^ŚĞĞƚDĞƚĂů ĂƉŝƚĂů DĂƉůĞ ^ƚĂƚŝŽŶͬĚŵŝŶ͕ ϮϬϮϲ ŐƌĞĞŶǁĂLJ Ψϭϵ͕ϬϬϬ͕ϬϬϬ͘ϬϬ dŽƚĂůη hŶĚĞƌϴϬй EĞǁ>ĂŶĚϮϮϭ EĞǁ>ĂŶĚ DĂƌŬĞƚƌĂƚĞŵƵůƚŝͲĨĂŵŝůLJ ŽŶƐƚƌƵĐƚŝŽŶ Ϯϲϴ Ϭ ϳ ϮϮϭŚĞƌƌLJ ŚĞƌƌLJ ŶƚĞƌƉƌŝƐĞƐ ƌĞŶƚĂů͕ƌĞƚĂŝů ƵŶĚĞƌǁĂLJ Ψϯϴ͕ϬϬϬ͕ϬϬϬ͘ϬϬ dŽƚĂůη hŶĚĞƌϴϬй ĂŵĞŶĚŵĞŶƚ DĂƌŬĞƚƌĂƚĞĂƉƚƐǁŝƚŚ ϳϭ Ϭ ϴ ϮϮϮŚĞƌƌLJ^ƚ>> WĞƚĞƌEƵŐĞŶƚ ϮϭϲͲϮϮϮŚĞƌƌLJ^ƚ ƚĞƌŵƐƵŶĚĞƌ ƌĞƚĂŝůϭƐƚĨůŽŽƌ ŶĞŐŽƚŝĂƚŝŽŶ ΨϭϬ͕ϱϬϬ͕ϬϬϬ͘ϬϬ dŽƚĂůη hŶĚĞƌϴϬй ŽŶƐƚƌƵĐƚŝŽŶ ^ƉĂƌŬ DĂƌŬĞƚƌĂƚĞŵƵůƚŝͲĨĂŵŝůLJ ϭϮϲ Ϭ ϵ KŶĞƐƚŽƌ ϭϬϬ͘DĂƐŽŶ ƉůĂŶŶĞĚŝŶĞĂƌůLJ ĞǀĞůŽƉŵĞŶƚ ƌĞŶƚĂů ϮϬϮϲ͘ Ψϭϱ͕ϱϬϬ͕ϬϬϬ͘ϬϬ ^ŝŶŐůĞͲĨĂŵŝůLJ dŽƚĂůη hŶĚĞƌϴϬй ^ŽƵƚŚǁĞƐƚ ^ŝŶŐůĞĨĂŵŝůLJŚŽƵƐŝŶŐ ŽŶƐƚƌƵĐƚŝŽŶ Ϯϵ Ϭ ϭϬ 'ĂƌƌŝƚƚĂĚĞƌ ,ŝŶŬůĞ^͘ŽĨDĂƐŽŶ tŽŽĚƐ ǁŝƚŚŶĞǁƌŽĂĚƐ ƵŶĚĞƌǁĂLJ Ψϴ͕ϬϬϬ͕ϬϬϬ͘ϬϬ dŽƚĂůη hŶĚĞƌϴϬй  ƌŽĂĚǁĂLJ ^ŝŶŐůĞĨĂŵŝůLJŚŽƵƐŝŶŐ ŽŶƐƚƌƵĐƚŝŽŶ ϰϭ Ϭ ϭϭ dŚĞWŝŶĞƐ ϬĞƵĐŚĞƌƚ^ƚƌĞĞƚ ZĞĂůƚLJ ǁŝƚŚŶĞǁƌŽĂĚƐ ƉůĂŶŶĞĚŝŶϮϬϮϲ ΨϭϬ͕ϬϬϬ͕ϬϬϬ͘ϬϬ ŽŵŵĞƌĐŝĂů dŽƚĂůη hŶĚĞƌϴϬй DŝdžĞĚƵƐĞůĂǁŽĨĨŝĐĞ͕ /ŶǀĞƐƚŵĞŶƚ ϮϮϳtĂůŶƵƚ͕ϭϬϭ ŽŶƐƚƌƵĐƚŝŽŶ ϭ Ϭ ϭϮ ^Θ^ƵŝůĚŝŶŐƐ ƌĞƚĂŝů͕ŵĂƌŬĞƚƌĂƚĞ ƌĞĂƚŝŽŶƐ ΘϭϬϵEĚĂŵƐ ƵŶĚĞƌǁĂLJ ĂƉĂƌƚŵĞŶƚ Ψϭ͕ϱϬϬ͕ϬϬϬ͘ϬϬ dŽƚĂůη hŶĚĞƌϴϬй &ŝƌĞƐƚĂƚŝŽŶƌĞŚĂď ĂƉƉƌŽǀĞĚŝŶ ϭϯ &ŝƌĞ^ƚĂƚŝŽŶKŶĞ DKt'^>> ϱϬϭ^͘tĂƐŚŝŶŐƚŽŶ ĐŽŶǀĞƌƐŝŽŶƚŽ DĂLJ͘ZĞŚĂďǁŽƌŬ Ϭ Ϭ ĐŽŵŵĞƌĐŝĂůƵƐĞƐ ƵŶĚĞƌǁĂLJ͘ Ψϭ͕ϬϬϬ͕ϬϬϬ͘ϬϬ dŽƚĂůη hŶĚĞƌϴϬй WŽƌƚŽĨ'ƌĞĞŶ ŽƵŶƚLJĂƉƉƌŽǀĞĚ ͘ZĞŝƐƐ ϰϮϬ^͘ƌŽĂĚǁĂLJͬϰϭϵ^͘ WŽƌƚĚĞǀĞůŽƉŵĞŶƚͬ͘ Ϭ Ϭ ϭϰ ĂLJͬƌŽǁŶ ĂŐƌĞĞŵĞŶƚŝŶ ZĞůŽĐĂƚŝŽŶ DĂƉůĞ ZĞŝƐƐƌĞůŽĐĂƚŝŽŶ ŽƵŶƚLJ :ƵŶĞϮϬϮϱ͘ d /ŶĚƵƐƚƌŝĂů dŽƚĂůη hŶĚĞƌϴϬй ,ŽďĂŶZĞĂů ŽŶƐƚƌƵĐƚŝŽŶ Ϭ Ϭ ϭϱ t,ŽďĂŶŽ͘ &ŝŶŐĞƌZĚĂƚEŽƌƚŚǀŝĞǁZĚ /ŶĚƵƐƚƌŝĂů ƐƚĂƚĞ ƵŶĚĞƌǁĂLJ ΨϭϬ͕ϱϬϬ͕ϬϬϬ͘ϬϬ dŽƚĂůη hŶĚĞƌϴϬй 'ƌĂŶĚǀŝĞǁͲ d/&ƌĞƋƵĞƐƚƵŶĚĞƌ Ϭ Ϭ ϭϲ <ĞůůĞƌĐůŝĞŶƚ ƌŝĞZĚƐŽƵƚŚŽĨDĂƐŽŶ /ŶĚƵƐƚƌŝĂů <ĞůůĞƌϵĐƌĞƐ ƌĞǀŝĞǁ ƚďĚ WĂƌŬͬWƵďůŝĐ ǀĞŶƚůĂǁŶ͕ĚŽŐƉĂƌŬ͕ dŽƚĂůη hŶĚĞƌϴϬй ŽŶƐƚƌƵĐƚŝŽŶ ^ŚŝƉLJĂƌĚWŚĂƐĞ ƵƌďĂŶďĞĂĐŚ͕ƐƉůĂƐŚ Ϭ Ϭ ϭϳ ŝƚLJͬZ ϭϬϬt͘DĂƐŽŶ ƉůĂŶŶĞĚƚŽƐƚĂƌƚ Ϯ ƉĂĚ͕ƉůĂLJŐƌŽƵŶĚ͕ ŝŶϮϬϮϲ͘ ƌĞƐƚƌŽŽŵƐ ΨϬ͘ϬϬ hŶŝƚƐ hŶĚĞƌϴϬй sĂůƵĞ K>KZ<z dKd>^ ϭ͕ϮϭϮ ϵϰ Ψϭϱϴ͕ϲϬϬ͕ϬϬϬ͘ϬϬ DƵůƚŝͲĨĂŵŝůLJ ^ŝŶŐůĞͲĨĂŵŝůLJ ŽŵŵĞƌĐŝĂů /ŶĚƵƐƚƌŝĂů WĂƌŬͬWƵďůŝĐ