Zoning & Planning Board of Appeals
Regular MeetingGreen Bay, WI · March 16, 2026
Packet
AGENDA OF THE ZONING & PLANNING
BOARD OF APPEALS
MONDAY, MARCH 16, 2026, 4:30 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/85259382056?pwd=z6OdaYq0gNap7CSvkqqg0Ofv7lQ77t.1
Or call in by phone: +1 312 626 6799
Meeting ID: 852 5938 2056
Passcode: 915604
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 Noel Halvorsen, Vice Chair Joshua Koch, Steven Schuchart, and Brian
Ritter.
C. Approval of the Agenda.
1. Approval of the agenda for the Monday, March 16, 2026, meeting of the Zoning & Planning
Board of Appeals.
D. Approval of Minutes.
1. Approval of the minutes from the February 16, 2026 meeting.
E. Regular Business.
1. (Appeal 26-05) Consideration with possible action on a variance request from Carol
Fleming, applicant and property owner, requesting approval to exceed front yard setback
standards in an R1 Low-Density Residential District at 1317 Spence Street. (Ald. J.
Ridderbush, District 9)
Agenda of the Zoning & Planning Board of Appeals
March 16, 2026
Page 1
2. (Appeal 26-07) Consideration with possible action on a variance request from John
Jeanquart of Brander Engineering, applicant on behalf of Georgia Pacific Corporation,
property owner, requesting approval to exceed commercial/industrial parking lot standards
at 1919 South Broadway. (Ald. B. Johnson, District 9)
3. (Appeal 26-08) Consideration with possible action on a variance request from Dalton
Ruesch of Ruesch Management, applicant on behalf of JEM Properties and Investments LLC
Etal, property owner, requesting approval to deviate from minimum standards for an
enclosed garage for a 3-4 family residence at 1330 Crooks Street. (Ald. B. Galvin, District 4)
F. Informational.
1. Next Meeting: April 20, 2026
G. Adjournment.
1. Adjournment of the Monday, March 16, 2026, meeting of the Zoning & Planning Board of
Appeals.
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 Zoning &
Planning Board of Appeals 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 Zoning & Planning Board of Appeals
March 16, 2026
Page 2
Report to the
Zoning & Planning Board of Appeals
of the City of Green Bay
MEETING DATE PREPARED BY
March 16, 2026
AGENDA ITEM # D.1
Approval of the minutes from the February 16, 2026, meeting of the Zoning and Planning Board of Appeals.
BACKGROUND
RECOMMENDATION
FISCAL IMPACT
ATTACHMENTS
1. BOA Minutes 02.16.2026
100 North Jefferson Street, Green Bay, Wisconsin 54301-5026
greenbaywi.gov
MINUTES OF THE ZONING & PLANNING
BOARD OF APPEALS
MONDAY, FEBRUARY 16, 2026, 4:30 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/85259382056?pwd=z6OdaYq0gNap7CSvkqqg0Ofv7lQ77t.1
Or call in by phone: +1 312 626 6799
Meeting ID: 852 5938 2056
Passcode: 915604
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 Noel Halvorsen, Vice Chair Joshua Koch, Steven Schuchart, and Brian
Ritter.
Present: Noel Halvorsen, Joshua Koch, Brian Ritter
Absent: Steven Schuchart
Excused: None
C. APPROVAL OF THE AGENDA.
1. Approval of the agenda for the Monday, February 16, 2026, meeting of the Zoning & Planning
Board of Appeals.
Moved by Brian Ritter, seconded by Joshua Koch to approve the agenda. Motion passed.
Yes - Noel Halvorsen, Joshua Koch, Brian Ritter. No-None. Abstain-None.
D. APPROVAL OF MINUTES.
1. Approval of the minutes from the January 26, 2026 meeting.
Moved by Joshua Koch, seconded by Brian Ritter to approve minutes. Motion passed.
Yes - Noel Halvorsen, Joshua Koch, Brian Ritter. No-None. Abstain-None.
E. REGULAR BUSINESS.
1. (Appeal 26-04) Consideration with possible action on a variance request from Julie
Christensen (applicant) and Mike Wasilkoff of CMW, LLC (property owner) to allow two
driveway entrances for a single parcel in a one or two-family residence at 804 Ninth Street.
(Ald. B. Johnson, District 9)
Chair Noel Halvorsen asked the Board of Appeals members to confirm whether they had
any conflicts of interest. All members affirmed they did not.
Chair Noel Halvorsen asked the Board of Appeals members to confirm whether they had
received any communication about this matter. All Board members affirmed they did not.
Chair Noel Halvorsen affirmed Jon Leroy
Chair Noel Halvorsen affirmed Julie Christensen
Speakers:
Jon LeRoy
Julie Christensen – 3615 Packerland Dr.
Moved by Joshua Koch, seconded by Brian Ritter to approve the two driveway entrances for
a single parcel in a one or two-family residence with the condition that a shared driveway
easement must be approved and recorded between 804 and 802 Ninth Street.
Motion Passed.
Yes-Noel Halvorsen, Joshua Koch, Brian Ritter, No-None, Abstain-None.
F. INFORMATIONAL.
1. Next Meeting: Monday March 16, 2026
G. ADJOURNMENT.
1. Adjournment of the Monday, February 16, 2026, meeting of the Zoning & Planning Board of
Appeals.
Moved by Brian Ritter, seconded by Joshua Koch to adjourn the meeting. Motion passed.
Yes - Noel Halvorsen, Joshua Koch, Brian Ritter. No-None. Abstain-None.
Report to the
Zoning & Planning Board of Appeals
of the City of Green Bay
MEETING DATE PREPARED BY
March 16, 2026 Jon LeRoy, Zoning Administrator
AGENDA ITEM # E.1
(Appeal 26-05) Consideration with possible action on a variance request from Carol Fleming, applicant and
property owner, requesting approval to exceed front yard setback standards in an R1 Low-Density
Residential District at 1317 Spence Street. (Ald. J. Ridderbush, District 9)
BACKGROUND
The applicant seeks variance relief from one section of the Green Bay Municipal Code,
Chapter 44: Zoning
Sec. 44-554 Table 44-2 Note C
Lot Dimension and Setback Requirements.
Front yard setback is established by the average of front yards on a block face. This block is bounded by
Roscoe and Ninth. The average of the homes is 33 feet.
The applicant seeks to add an approximate 112 square foot attached front porch which extends
approximately 9.7 feet past the established front yard setback.
During the course of routine inspections along Spence Street for other constructed uncovered front
porches in early summer 2025, Inspection Staff discovered a newly constructed uncovered front porch at
1317 Spence, which clearly exceeded maximum requirements for a threshold for a raised landing entry into
the front door of a residence, and sought a building permit. Staff notified the applicant and contractor that
the size of the constructed front porch exceeded setback standards. Additionally, as the structure was fully
built without a permit and did not have any specifications for footings, framing, fasteners, flashing, etc., the
deck/porch must be rebuilt as incomplete plans could not be inspected to ensure specifications for safety and
professional services standards. A building permit was subsequently applied for but denied because it
exceeded zoning standards and did not meet building standards.
Patios/landings which exceed 25 square feet in area and are located in the front yard setback are considered
by code to be a part of the overall building. The addition of the front porch means the front yard setback is
being encroached by 9.7 feet past the established front plane. The established block has two homes. This
residence setback is approximately 24 feet from the property line and a neighboring house to the north has a
setback approximately 44 feet from the right of way along Spence. The average of the block is 33 feet for
front yards. Any subsequent additions to the property at 1317 Spence could be made to be within 24 feet of
the right of way since the building already exists, but cannot exceed forward from the established front
setback.
Alternatives:
The applicant must remove the existing deck. The outcome of this case will not affect the need to
disassemble and rebuild a deck/landing which will meet building code requirements as noted above. The deck
100 North Jefferson Street, Green Bay, Wisconsin 54301-5026
greenbaywi.gov
was not inspected and in cases like these where a property owner constructs a deck without a permit, it
must be reconstructed.
The applicant can build a front landing up to 25 square feet, which encroaches into the front yard setback.
The applicant could also seek to cover a porch which exceeds 25 square feet and request a conditional use
permit for a covered front porch extending into the front yard setback, as that specific use is regulated by
conditional uses approved by the Plan Commission and Common Council.
RECOMMENDATION
FISCAL IMPACT
ATTACHMENTS
1. 26-05 Redacted Application
2. 25-06 Building Permit Application Contact Info Redacation
3. 26-05 Photo 1
4. 26-05 Photo 2
page 2 of 2
ZONING BOARD OF APPEALS
VARIANCE APPLICATION
Application Deadline: First Tuesday of the Month at 12:00 Noon.
DATE: 2/9/2026 I PROJECT#: I APPEAL#: 2{;- o5
APPLICANT INFORMATION:
Name: Carol Fleming
Business Name:
Address: 1317 Spence St
City, State, Zip: Green Bay, WI 54304
Phone: ----
Email:
PROPERTY OWNER INFORMATION (if different from above):
Name:
Business Name:
Address:
City, State, Zip:
Phone:
Email:
HAS A SITE PLAN BEEN REVIEWED BY PLANNING STAFF? lvl YES
If you checked "NO", do not proceed. You must contact a member of the Planning staff to review your site, identify
□ NO
issues with the Zoning Code, and seek potential alternatives. Upon denial of a site plan, a formal variance submission
may proceed.
PLEASE FILL OUT INFORMATION BELOW REGARDING THE PROPOSED DIMENSIONAL
VARIANCE:
Location/A ddress: 1317 Spence St, Green Bay, WI 54304
Tax Parcel Number(s): 1-423-A-2
Describe the Variance Request:
I was informed that, per Code Section 44-554, Table 44-2, Note C, front porches within the front setback are limited to 25 square feet. The prior porch was
stmcturally unsafe and constituted a safety hazard. I hired a contractor to constmct a new porch to replace the unsafe stn1cture. At the time, I
was unaware that a permit was required and relied on the contractors understanding of applicable ordinance and zoning regulations.
Several other porches within the neighborhood exceed 25 square feet. The newly constructed porch is structurally sound and significantly
safer than the prior structure. I am respectfully requesting a variance to allow the current porch, which is fully constructed and complete, to remain.
Requiring removal would result in unnecessary hardship, including additional cost and potential structural instability. The porch posts would
need to be removed and reinstalled, possibly twice within a short time period, which could compromise the integrity of the structure. Granting this variance would
allow a safe, stable improvement remain in place and avoid u1111ecassary burden, while maintaining the character and consistency of the surrounding neighborhood.
Department of Community
PROJECT PERMITS and Economic Development
I 00 N. Jefferson Street, Rm 608
APPLICATION Green Bay, WI 54301-5016
(910) 448-3300 • phone
(910) 448-1416 • fax
www. reenba.ywi. ov All fields must be completed before penn1t will be processed. inspmail@greenbaywi.gov
31 7 "5 e/2� e- 'S".). <:r .-e.ell c.JA u;
Project Address Parcel# Project # (assigned by City)
/? �
Contractor Enter "HOMEOWNER" ,n Name field ,1 nol using a contractor
,f a lies
Address
s+ree_+ Address
\, \ \ s
City. State. Zip
Land Use: Vacant Lot O I-Family O 2-Family O Multi-Family# of units O Commercial (describe) ______
Zoning: OR-I OR-2 OR-3 ORR DOR QNC ODOC-I OC-2 OC-3 OLI O GI QBP QPI OCON QTND
Flood Plain: es Base Flood Elevation BFE No
Project Scope: O New O Addition O Alteration O Repair O Move O Raze (demolish) O Change-of-use
(check all that apply) Hei ht Area: Finished Unfinished Total Bid :
Description of Project �: Estimated Cost of Construction $
Plan Approvals 0 Erosion Control # ____ 0 City O SBD $_____
0 PLBG Plan #___ 0 City O SBD $ ____
0 Building Plan # 0 City O SBD $ _____
0 SWR Plan #___ 0 City O SBD $ ____ 0 HVAC Plan # 0 City O SBD $ ____
0 Foot & Found Only #___ 0 City O SBD $ Site Plan # $
Contractors UDC Numbers Re uired DCC# DC #
□ BLDG. Bldg Fee
$
O ELEC- Elec Fee
$
OHVAC- Hvac Fee
$
PLBG -____# of Fixtures Plbg Fee
$
OSWRS- 0 Water Fee $__ 0 Storm Fee $__ D Sanitary Fee $__ Swrs Fee
Assessment $__ Assessment $ __ $
0 CERTIFICATE OF OCCUPANCY C.0.
0 EROSION CONTROL Erosion Ctrl
$
0 ADDITIONAL PERMITS (Sprinklers# __ . Curb Cut, Flood Plain. Temp. Occupancy. Etc.) Addi. Fee
(Please List) $
D DOUBLE FEE PERMIT [s.8-47(g)(2)] If application for a building permit has not been obtained prior to commencement Double Fee
of the job, applicable permit fee shall be doubled. $
Application Signature The applicant certifies that information submitted herein is accurate; agrees to comply with the Wisconsin
Administrative Code, Municipal Ordinance, and with the conditions of this permit; and understands that permit issuance creates no legal
liabili expressed or i pl' , on the Department or Municipality.
Date
O&I \\ I i/1'
Class Code Census Total Fee
Reviewed 8 Credential #
st one business day
Report to the
Zoning & Planning Board of Appeals
of the City of Green Bay
MEETING DATE PREPARED BY
March 16, 2026 Jon LeRoy, Zoning Administrator
AGENDA ITEM # E.2
(Appeal 26-07) Consideration with possible action on a variance request from John Jeanquart of Brander
Engineering, applicant on behalf of Georgia Pacific Corporation, property owner, requesting approval to
exceed commercial/industrial parking lot standards at 1919 South Broadway. (Ald. B. Johnson, District 9)
BACKGROUND
The applicant seeks variance relief from six sections of the Green Bay Municipal Code,
Chapter 44: Zoning
44-1774 (g)
Driveway Throat Length. The minimum permitted throat length of access for a driveway is 18 feet.
The plans call for no throat.
44-1774 (i)
Landscaping and screening. Parking lots shall be landscaped and shall meet landscaping requirements of sections 44-
1964 through 44-1969.
Landscaping plans were not provided.
44-1965 (1)
Planting area. At least ten percent of the interior area of parking lots with 25 or more spaces shall be devoted to
landscape planting areas. Canopy trees shall be provided within the interior of parking lots of 25 or more parking
stalls at the minimum rate of one per 15 spaces. Trees are required to be planted in landscape islands and landscape
medians and perimeter areas shall count towards this requirement. Parking lot landscape areas shall be protected
with concrete curbing, wheel stops, or other suitable barriers to protect plant function and ensure survivability.
The parking lot has 13 rows of parking which exceed 15 spaces.
44-1965 (2) a.
Landscape islands shall be provided at the end of each parking row and within the row of parking spaces so that
there are no more than 15 consecutive spaces.
The parking lot shows 21 different rows of parking without landscaping islands at the end of each row of
parking.
44-1774 (e)
A minimum six-inch high curb shall be installed within parking areas where it is adjacent to pedestrian ways or
internal landscaping islands. Internal landscape islands are required for areas adjacent to islands and the proposed
site plan is adjacent to sidewalks, which 44-1966 (1) (a) requires a landscaped area.
100 North Jefferson Street, Green Bay, Wisconsin 54301-5026
greenbaywi.gov
Curbing is not indicated.
44-1966
Provide perimeter parking lot landscaping. A landscaping area must meet the following standards: The area shall be
at least 20 feet wide along each frontage of a public street or sidewalk. Screening required consists of either a
masonry wall, fence, berm, plantings or a combination thereof which forms a screen of three feet in height, not less
than 90 percent on a year-round basis. Tree planting is required at one canopy tree per 40 linear feet within the
perimeter landscape area.
A 20-foot wide setback is not provided. Landscaping is not provided.
The applicant seeks to reconstruct an existing parking lot to essentially existing design conditions of a
parking lot located along Broadway, located on the west side of the property, south of Liberty Street and
north of Lombardi Avenue. Aerial records indicate the parking lot was paved in a manner essentially
consistent with existing conditions between 1978 and 1990. Code updates require older, existing, non-
conforming parking lots to come to the existing code when a parking lot reconstruction occurs.
RECOMMENDATION
FISCAL IMPACT
ATTACHMENTS
1. 26-03 Redacted Application
2. 26-03 Site Plan
3. 26-07 View From Street
4. 26-07 Aerial
page 2 of 2
•
.
. ZONING BOARD OF APPEALS
.
- VARIANCE APPLICATION
. TIH41<f·'f·•;u.s:.iri
Application Deadline: First Tuesday of the Month at 12:00 Noon.
DATE: 03/03/2026 I PROJECT#: /�3;) S 7 I APPEAL#: ;2c- '-;
APPLICANT INFORMATION:
Name: John Jeanquart, P.E.
Business Name: Brander Engineering, Inc.
Address: 975 Hansen Rd.
City, State, Zip: Green Bay, WI 54304
Phone: 920-
Email:
PROPERTY OWNER IN FORMATION (if different from above):
Name: John Nundahl
Business Name: Georgia-Pacific Corporation
- Address:·19r9 s.-Broaoway·· · · ·- .... · · --- - --- ----- ·- - . --· . . -- . ··••-- ---- ·-···· - .. ···--· -· · •• • • •• • • ••• -•••-••-• •• •• •-• ••• • -•••• •••m• •- •--•--• • •• • • • •
City, State, Zip: Green Bay, WI 54307-9131
Phone: 920-
Email:
HAS A SITE PLAN BEEN REVIEWED BY PLANNING STAFF? f l YES NO
If you checked ''NO", do not proceed. You must contact a member of the Planning staff to review your site, identify
✓ □
issues with the Zoning Code, and seek potential alternatives. Upon denial of a site plan, a formal variance submission
may proceed.
PLEASE FILL OUT INFORMATION BELOW REGARDING THE PROPOSED DIMENSIONAL
VARIANCE:
Location/Address: 1919 S. Broadway
Tax Parcel Number(s): I-1407
Describe the Variance Request:
The project involves replacing the existing pavement in General Industrial (Gn District south of Liberty Street and
west of Broadway Street at the Georgia-Pacific Broadway Street Facility. The parking lot is used by not only
automobiles but also trucks accessing the salt shed that is located in the southwest comer of the lot. The project
includes replacement of the existing.deteriorated parkinglotpavement. .As.part.ofthe proje.ct, the existing . . . .. .
galvanized barb wire fence will be replaced with a new black vinyl fence to match the existing fence on the east side of
Broadway Street. In addition, the existing wood light poles will be replaced with new steel light poles to match the existing
light poles on the east side of Broadway Street. Variance from landscaping and driveway throat length is
being requested. Reference attached drawing for more information.
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February 16,2022
September 23, 2026
SURVEY NOTES
BENCHMARK INFORMATION
NATIONAL GEODETIC VERTICAL DATUM (NGVD) = GB + 483.79'
INTERNATIONAL GREAT LAKES DATUM (IGLD) = GB + 482.55'
EXISTING SOILS
LEGEND
SOUTH BROADWAY
SALT SHED
DEMOLITION NOTES
LEGEND
SOUTH BROADWAY
SALT SHED
SITE DATA (PROJECT LIMITS)
LEGEND
PARKING DATA
ZONING
PARCEL NO.
NOTE
SOUTH BROADWAY
SALT SHED
DETAIL A
LEGEND
NOTE
SOUTH BROADWAY
SALT SHED
LEGEND
SOUTH BROADWAY
SALT SHED
LEGEND
EROSION CONTROL
SOUTH BROADWAY
SALT SHED
Report to the
Zoning & Planning Board of Appeals
of the City of Green Bay
MEETING DATE PREPARED BY
March 16, 2026 Jon LeRoy, Zoning Administrator
AGENDA ITEM # E.3
(Appeal 26-08) Consideration with possible action on a variance request from Dalton Ruesch of Ruesch
Management, applicant on behalf of JEM Properties and Investments LLC Etal, property owner, requesting
approval to deviate from minimum standards for an enclosed garage for a 3-4 family residence at 1330
Crooks Street. (Ald. B. Galvin, District 4)
BACKGROUND
The applicant seeks variance relief from one section of the Green Bay Municipal Code,
Chapter 44: Zoning
44-1580 (e) (4)
Residential uses, Multiple-Family Dwellings (Three or Four Units) Enclosed Parking Requirement within an R1 or R2
District.
Each dwelling must include enclosed (garage) space for each individual unit. Multiple-family dwellings (three or four
units) shall provide a minimum of 2 enclosed parking spaces. If a parcel cannot provide an individual enclosed space
for each individual unit beyond 2 enclosed parking spaces, a dedicated storage area exception may be considered by
the Community and Economic Development Director or their designee. For each unit which does not have an enclosed
(garage) space, it must be included with a site plan. Said storage area must be a minimum of 120 square feet for
each unit. Said storage area shall be tabulated as an accessory use. Said storage area can be located within the
primary building or accessory building.
The applicant owns a three-unit residential building in an R1 Low Density Residential district. The building
was built in 1898 and is a legal, non-conforming, three-unit residence.
The property had inspections for raze orders in October and November. On November 4, 2025, a
raze/repair process for the existing garage was put in process due to conditions of the garage. The property
owner needed to make improvements or tear the garage down.
On December 2, 2025, new zoning code changes were made to the zoning code in the effort to increase
affordable housing. One of the changes included permitting (by conditional use approval) 3–4 family
residential uses within R1 and R2 districts. Before these changes, 3-4 family residences were considered to
be apartments like a 5 or more unit facility. 5 or more unit facilities are permitted to have less required
parking and do not require enclosed garage spaces.
1–2 family homes require a minimum of enclosed garage space for each unit. The changes approved as of
12/02/25 require 3–4 family residences that require an enclosed garage space for each unit.
Before December 2, 2025, an existing, established legal, non-conforming 3 or 4-unit residence within an R1
or R2 zoned district did not require a garage to be present on the parcel. After the code changes, a garage is
required. The applicant applied for a raze of the existing garage on December 29, 2025. The application was
100 North Jefferson Street, Green Bay, Wisconsin 54301-5026
greenbaywi.gov
signed on December 17, 2025. Inspection staff reached out to property representatives in November
informing the stakeholders that an application to raze and remove a garage needed to be received by
December 12, 2025, to qualify for the pre-existing code, which did not require a garage to be present, thus
allowing a garage to be removed and parking to exist on the former foundation.
The applicant seeks to have no garage present on site.
RECOMMENDATION
FISCAL IMPACT
ATTACHMENTS
1. 26-08 Redacted Variance Application
2. 26-08 Garage Image
3. 26-08 Raze Application Redacted
page 2 of 2