Plan Commission approves comp‑plan change for 2100 block of Dutcher Street, rezones site to R‑2 after neighbors raise traffic and safety concerns

The Green Bay Plan Commission on June 16 voted to amend the Smart Growth 2022 comprehensive plan designation for the 2100 block of Dutcher Street from future medium/high‑density residential to low‑density residential and authorized a rezoning recommendation for the same property to R‑2 (low‑density residential) rather than the applicant’s requested R‑1. Both recommendations will be forwarded to City Council for consideration on June 24.

Planning staff said the 10.1‑acre site immediately east of Highland Park and north of Preble High School is a transitional area surrounded by multifamily development to the west and single‑family lots to the east. The applicant, Broadway Realty LLC, submitted the change through agent James Wolfe Jr. of Verbicker. Staff recommended the comprehensive‑plan amendment and recommended R‑2 zoning as the appropriate transitional district because existing nearby lots, stormwater requirements and overhead utility easements make R‑2 bulk standards a better fit than R‑1.

Staff presented a conceptual site illustration as background only; the commission and council are not approving a detailed site plan as part of the comp‑plan or rezoning actions. Staff noted that the applicant’s conceptual plan showed roughly 4.1 units per acre (about 41 dwelling units on the 10.1‑acre parcel) under the requested low‑density designation. Staff observed that, under the current R‑3 zoning, a theoretical maximum development at multifamily densities could produce substantially more units — staff cited examples of up to about 293 one‑bedroom units or about 219 two‑bedroom units if fully maximized under R‑3 rules — figures staff used to illustrate differences in density, not a proposed site layout.

Several neighbors speaking at the public hearing voiced concerns about traffic, pedestrian safety and speeding on Danes Avenue (the block where several speakers live), and asked that any traffic counts be taken when Preble High School is in session. Residents also asked the commission to consider impacts to trees and wildlife and raised questions about electromagnetic fields near the WPS substation that borders the site. Planning staff and commissioners said those operational and design questions would be addressed later, at plan review and site‑plan stages, and that rezoning does not itself approve a final layout. Commissioners said a future site plan review would be the appropriate time to examine traffic mitigation, access points and other on‑site controls.

On the rezoning motion the commission voted in favor of R‑2 zoning after discussion of neighborhood context, lot widths, impervious surface limits and stormwater needs; staff emphasized that R‑2 better matches existing nearby development and the comp‑plan change. The commission’s favorable recommendation sends both the comp‑plan amendment and the rezoning to City Council on June 24. The commission record notes public comments and staff guidance that any future site plan must comply with lot, setback, parking, stormwater and buffering requirements in the chosen zoning district.