[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6149946,"mediaKeyId","5509839-7531f90215630375a699e82130f038ac","parentId",5509839,"title","Plan Commission approves 146‑lot Nicolay Heights PUD and preliminary plat amid neighborhood objections","audioSeconds",3349,"startMs",2139000,"endMs",5488000,"viewUrl","/Search/View?dp=1&key=5509839-7531f90215630375a699e82130f038ac&start=2139&end=5488","thumbnailUrl","https://assets.pipeline.soar.com/5509839-7531f90215630375a699e82130f038ac/thumbnail_2139000.jpg","articleUrl","/articles/6149946/Green-Bay/Brown-County/Wisconsin/Plan-Commission-approves-146lot-Nicolay-Heights-PUD-and-preliminary-plat-amid-neighborhood-objections","mediaUrl","https://secure.pipeline.soar.com/6149946-474cbfe4c1a110d3fe6551d2b1d119a3/orig.mp4?Expires=1777605159&Signature=SX1OZRMwHHb6GJM4HMZrZnma3elzwWmjRItLDLWBrYHW7zQLTnO289CKi8OKAKVLZHlFv7OLyFrpjJm1CwRQIpltZGblCH4UDy1vcZwCcqn0s8sr4CjzMwA-TWvdX50mk87rPiu-h0GmDoXAiSjVAo07NR3WBbh-Ms3OClszfitrp7nYh7MGEjs9qT5WyhaLhjgWmo9Wxh0oDtivkjE5G7qa-Q8rWDjv9z6BEix-5G-j-XvG5g53jVjYQRV3KGmYUG2ylmAzn-PjjiY2XANtVzikWGgd6iSD6o-PXj8p4nPy1MA~FyUfd5ZpZRjat9NsTJ~sALXvyIuU6h06bJUV2Q__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Green Bay, WI","date","2025-07-29T22:09:59Z","article","The Green Bay Plan Commission on July 28 approved a Planned Unit Development and a preliminary plat for Nicolay Heights, a 146‑lot single‑family subdivision with a clubhouse, amenity area and trail connections on approximately 50 acres off Nicolay Drive and Durham Road. The application was submitted by Jason Mraz of Apple Tree on behalf of Tara Nelius LLC.

Staff described the PUD as an R‑1 based development that reduces lot widths from the code minimum of 75 feet to a proposed 50 feet (with most lots shown at 55–65 feet), retains the R‑1 minimum lot area of 7,500 square feet, and reduces the side yard setback from 6 to 5 feet while maintaining a minimum 10‑foot separation between principal structures. The overall density in the PUD is about 2.9 dwelling units per acre; staff noted the proposal includes roughly 6,600 linear feet of new street, nine outlots (one to contain the clubhouse/stormwater pond, two to be dedicated to the City for trail purposes, and the rest to be owned/maintained by a homeowners association), and a minimum of five distinct house designs.

More than a dozen neighbors spoke at the public hearing. Common concerns included traffic and whether Nicolay Drive and nearby intersections can safely absorb additional trips; requests for traffic studies timed during fall term for local college activity; questions about sewer capacity; concern that reduced lot widths would create more rear neighbors and reduce privacy; and worry that smaller or different housing types could depress nearby home values. Several speakers asked whether a conserved green area they call the “Waterfall Conservancy” is protected; city staff said there is no record of a conservancy easement in city land records and that the site’s known floodplain/stormwater areas would remain as open space or trail connections.

The developer addressed several questions: his engineering consultant reported adequate sewer capacity and no endangered‑species conflicts for the parcel; he described the project as an HOA community with maintenance (lawn care, snow removal and covenants) and said market comparisons of recent sales support proposed home valuations. Staff and the developer said the PUD reduced six to seven lots intentionally to create community green space, traffic calming and trail connections.

After extended public comment, the commission voted to approve the PUD (motion by Commissioner Darius Daniels, second by Commissioner Fulwelder) and the preliminary plat with two staff conditions (motion by Commissioner Rudinski, second by Vice Chair Jacob Miller). Conditions include standard checklist items for engineering, and that the PUD will not take effect until the pre‑final subdivision plat CP‑250593 (Nicolay Heights) is approved by the city. The approvals will be forwarded to City Council on Aug. 5.","mediaType","Video","parentTitle","Plan Commission 7-28-2025","oneSentenceSummary","The Green Bay Plan Commission approved a 146‑lot planned unit development and preliminary plat for Nicolay Heights, a single‑family subdivision with clubhouse and trail connections, despite neighborhood objections about traffic, sewer capacity and rear‑yard transitions.","taxTitle","Green Bay, Brown County, Wisconsin","taxId",2853,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6149952,"Plan Commission backs PUD amendment to allow 68 apartments at Hinkle Street site",1323,810000,2133000,"/Search/View?dp=1&key=5509839-7531f90215630375a699e82130f038ac&start=810&end=2133","https://assets.pipeline.soar.com/5509839-7531f90215630375a699e82130f038ac/thumbnail_810000.jpg","/articles/6149952/Green-Bay/Brown-County/Wisconsin/Plan-Commission-backs-PUD-amendment-to-allow-68-apartments-at-Hinkle-Street-site","https://secure.pipeline.soar.com/6149952-eabe72beb28c16682bb57925af93ae16/orig.mp4?Expires=1777605159&Signature=Y-NEIf-TqjlniAARBPWUU5qVSGa-ZrTIzU1VXoMBgjEhzNPauIRkinwIAh8Vu-ysTjl4iQXxcrgWxo4D9ipENjFjEoXoGBY2rlZOXC39~PbKeaOcc9QB8PGU0BUW38rcaiLbFDDp71v2IhVCd07x1BM5uFASW8CDM3eIzdFILYtibswk8hgppWQ4bVsRUgM5gknVRLhpTCVjJ9uFXWyJkL~SLdlZxkWxJCL~mz15jxU5ZUzkmxFR6UL28fCeiB-fmi60g81ZV6WHew6QESZ3tpHfqrdplw9l1QHzL0aOLmRMiWf~ksrqq4IFItnXtQvqzpISfU~ertcXPm2yPwaY1w__&Key-Pair-Id=KUT5TJCACFTXG","The Green Bay Plan Commission on July 28 recommended approval of an amendment to Planned Unit Development O‑3‑24 to permit multifamily residential development on the east side of Hinkle Street (parcel referenced as 0 Ninth Street, Parcel 6 H‑1089). The petitioner, GB Real Estate Investments LLC on behalf of GBHMC West Mason LLC, proposes roughly 68 apartment units in two 30‑unit buildings and one 8‑unit building, with accessory parking and garage structures.

Staff said the PUD amendment is intended to preserve the original Southwest Woods plan vision of a street‑oriented neighborhood rather than a campus layout. The draft PUD limits density to no greater than 70 dwelling units per acre for the site, reduces certain front‑yard setbacks (from 15 to 12 feet in constrained utility areas), and narrows standard buffers (to 10 feet on the north and south, 15 feet on the east) while adding architectural standards for facades that face public rights of way. Those standards include a minimum of 20% windows/doors on visible facades, no more than 40 feet of uninterrupted blank wall, and a requirement that a minimum of 70% of the exterior façade (street‑facing sides) use higher‑quality materials such as cementitious panels, architectural metal or wood/composites.

Staff noted other PUD conditions: sidewalks on one side of Hinkle (with buildings required to connect to that sidewalk), surface parking placed behind buildings or screened at street edges, single primary drive access aligned across from Southwest Pine Court, and a trail connection to the public parkland to the south when that park is developed. The street‑oriented design aims to match commercial frontage along the highway and maintain a consistent pedestrian environment.

Two members of the public spoke; one asked about broader frontage‑road and circulation changes along West Mason, and a second (Garrett Bader) suggested reducing the 70% façade material requirement to 50% for particular materials. Staff and the petitioner said building designs are conceptual and that the PUD sets standards rather than final elevations. The Plan Commission moved approval (motion by Vice Chair Jacob Miller, second by Commissioner Fulwelder); the item will be considered by City Council on Aug. 5.","The commission recommended approval of an amendment to Planned Unit Development O‑3‑24 to permit up to 68 multifamily units on the east side of Hinkle Street, with design and streetscape standards intended to preserve a street‑oriented neighborhood character. The amendment moves to city council Aug. 5.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6149957,"Plan Commission OKs conditional-use permit for 3-unit townhomes at 115 S. Van Buren",486,105000,591000,"/Search/View?dp=1&key=5509839-7531f90215630375a699e82130f038ac&start=105&end=591","https://assets.pipeline.soar.com/5509839-7531f90215630375a699e82130f038ac/thumbnail_105000.jpg","/articles/6149957/Green-Bay/Brown-County/Wisconsin/Plan-Commission-OKs-conditional-use-permit-for-3-unit-townhomes-at-115-S-Van-Buren","https://secure.pipeline.soar.com/6149957-d0b1916fc237b83c751d8d24066a1574/orig.mp4?Expires=1777605159&Signature=FyGrh72NCQAQNzs7tXNfZj893c~bI8kiFYIAPnYhLLfPTL6fVYhPkI8iscu9dyzr6Zo5Gyo4vRi0tDYzgf8zi-txndpReyYBmk~u7VKQA6wWL3P7ntC6-ZESGNPCVzdOC2SbeCDtRVLH-yK4v8t5nKA0Gj3rh4gC8hZ2ewG49i59TfLE3ixaFjFWXpwyLVF5BZHCUpxUFNSBDqo5untwNQY6jOGa5qdyA3Z3nSAXVkCPXX9T2qvQTdf~Sh7sJ5r6U8ezW9ufUeg68yisrtLM390Ji2iYeA65uiKwF7c9R8315t6mx4HbLJXCtU5rEjUlr6H-9lauVHvYtJvOdbRNVQ__&Key-Pair-Id=KUT5TJCACFTXG","The Green Bay Plan Commission on July 28 voted to approve a conditional‑use permit for three single‑family attached townhouses at 115 South Van Buren Street, submitted by David Erickson of NeighborWorks Green Bay and owned by the Green Bay Redevelopment Authority. The commission approved staff recommendations requiring a covered entry (awnings or porches) for each front door and sidewalks connecting each front entry to the public sidewalk.

The property is a 13,982‑square‑foot vacant lot located on South Van Buren. City staff told the commission the proposed three‑bedroom units with two-and-a-half baths and two‑stall attached garages meet zoning standards for a conditional‑use permit in the R‑1 low‑density residential district, with the exception that front entry details should better match the neighborhood’s architectural pattern. Staff said the conceptual site plan otherwise complies with Chapter 44 standards and the land‑development code.

The commission heard one public comment in favor. Rob Miller, a nearby resident who said he lives within 200 feet of the property, told the commission he was “strongly supportive of this,” noting the site has been vacant for years and saying similar NeighborWorks owner‑occupied developments nearby had produced few problems. Miller said he had called NeighborWorks and was told the units will be sold to owner‑occupants, a detail staff acknowledged it had not verified during its zoning review.

Vice Chair Jacob Miller moved approval; Commissioner Ken Rubinsky seconded. The motion passed on a voice vote and will go to the City Council on Aug. 5 for final action.

Commission staff clarified the two conditions in the motion: (1) add a small awning or covered porch over each front entry and (2) provide pedestrian walkways from each unit’s front entry to the public sidewalk. Staff recommended flexibility in how sidewalks connect (either three separate walks or a combination north–south walkway with short connectors).","The Green Bay Plan Commission voted to approve a conditional-use permit allowing three single‑family attached townhouses at 115 South Van Buren Street, subject to two design conditions. The project, submitted by NeighborWorks Green Bay and owned by the Green Bay Redevelopment Authority, will proceed to city council on Aug. 5.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6149942,"Plan Commission clears easement clean‑up for former JBS site; retains 12‑foot utility easement",413,5876000,6289000,"/Search/View?dp=1&key=5509839-7531f90215630375a699e82130f038ac&start=5876&end=6289","https://assets.pipeline.soar.com/5509839-7531f90215630375a699e82130f038ac/thumbnail_5876000.jpg","/articles/6149942/Green-Bay/Brown-County/Wisconsin/Plan-Commission-clears-easement-cleanup-for-former-JBS-site-retains-12foot-utility-easement","https://secure.pipeline.soar.com/6149942-99b9ac1b364ab527c93ef4c4a8abc23b/orig.mp4?Expires=1777605159&Signature=j8HhwKchVwkj7onm9B93tGtqQxA4DWENt2XRQOJDJUwyuVDxXLDM0s-131hK9pJgWGiL0h5Tt1VBUVd6bjzRMxEpjYsoeu-YoX8-3-urPWGB2aUarh8XBff1eFe8BVO4ZmyQR9jGX2iuzAQMPK8HMnVeglZebv3FHSbsiz68Qf2cePlxPF0jpIp9iypyWmny-8zOcdx5Xkh2gtxopooBI4bSWjsjpwYNYaeXHSiYQCP5l5gTkqtbNk8HQJe4eITYk5B5ANXNAURySZjQ12YHha6jpFTe8kZcpGW4adH1Cp5WNsvXz7rvIgw2f-8SQoYABi1PWiY2rubCh1rD~ZIrqw__&Key-Pair-Id=KUT5TJCACFTXG","The Plan Commission on July 28 approved a series of easement actions tied to redevelopment of land near the former JBS/Cox Center site. The actions, filed by the City of Green Bay Parks, Recreation and Forestry Department on behalf of the Green Bay Redevelopment Authority, included discontinuing legacy utility and sanitary‑sewer easements shown on a 2007 certified survey map and accepting new storm‑sewer easements for newly configured parcels.

Staff said that prior easements recorded on CSM 77‑58 were superseded when a new CSM (9773) was created during recent property reconfiguration. The commission recommended discontinuing the identified old easements except for a 12‑foot utility easement along a parcel where Wisconsin Public Service (WPS) has overhead utility poles; WPS asked that the 12‑foot easement remain in place. Staff told commissioners that no sanitary sewer utilities exist in the 40‑foot sanitary easement proposed for discontinuance and that required sewers had been installed in the road rights of way during recent infrastructure work.

The commission voted to approve the discontinuances and to accept the new storm sewer easements; the actions will be forwarded to City Council for final approval on Aug. 5.","The commission approved discontinuance of several legacy easements and accepted new storm‑sewer easements for parcels tied to the former JBS/Cox Center area, while a 12‑foot utility easement with poles will remain at WPS's request. Items move to City Council Aug. 5.","actionData","errors"]

Article not found

Plan Commission approves 146‑lot Nicolay Heights PUD and preliminary plat amid neighborhood objections

Plan Commission backs PUD amendment to allow 68 apartments at Hinkle Street site

Plan Commission OKs conditional-use permit for 3-unit townhomes at 115 S. Van Buren

Plan Commission clears easement clean‑up for former JBS site; retains 12‑foot utility easement