Green Bay authority adopts 2025 housing market study; approves development and TIF items

The Green Bay Redevelopment Authority voted to adopt the 2025 Green Bay Housing Market Study after a presentation from MSA Professional Services, and approved several development- and funding-related items aimed at accelerating housing production.

The study was presented by Morgan Shapiro of MSA and Emily Soderberg, the firm's project manager, who said the update refreshed data tables, maps and narratives from the city's prior 2020 study and incorporated HUD, CoStar and American Community Survey figures. Soderberg told the authority that a rough breakeven estimate for a newly constructed one‑bedroom rental unit would be about $1,870 per month, “a couple hundred dollars more” than in the previous study, reflecting higher construction and operating costs.

The consultant team flagged persistent demand for 'missing middle' housing — buildings of roughly two to four units — and noted demographic trends including growth in single‑person and two‑person households that raise demand for smaller units. Shapiro said the collective population of neighboring communities (De Pere, Allouez, Ashwaubenon, Bellevue, Howard and Suamico) is projected to surpass Green Bay in total population in coming years, a trend the consultants said affects local housing dynamics.

City staff also outlined recent local steps to support housing: permitting and plan‑review streamlining, zoning ordinance changes to allow smaller lots and duplexes in more areas, a newly launched Green Bay Housing Partnership community land trust, and interdepartmental coordination on homelessness and housing placement. Staff said RDA‑supported activity has produced 483 rental units since the last study (446 affordable, 37 market rate), with 668 units under construction and roughly 570 units in development agreements, for a total of about 1,721 units tied to RDA support.

Following the briefing, a member moved to adopt the 2025 study; the motion was seconded and approved by voice vote. The authority directed staff to distribute copies of the study to members.

On related business, the authority approved a one‑year development agreement for developer Don Ross for a roughly 2,600‑square‑foot industrial/office/storage building at 509 South Maple, after staff described site work needs (sidewalk replacement and fill). NeighborWorks Green Bay requested a combined $75,000 in city funds to construct a three‑unit townhome project (project cost cited as just over $1 million); staff recommended approval and the request moved forward. The authority also preauthorized the use of up to $500,000 in downtown TIF contingency funds to cover potential construction change orders on the Park Shelter Building so work would not be delayed; staff emphasized the contingency would be used only if change orders arise.

Members later returned to an amendment to a 2021 redevelopment agreement addressing schedule milestones and TIF/pay‑go provisions. Staff reported updated schedule information from the developer and members approved an amendment that set commencement-of-footings/foundation work by June 1, 2026, and vertical construction by Sept. 30, 2026, with an option to repurchase if milestones are not met. The authority also voted to convene a full (closed) session under Wisconsin Statutes for competitive bargaining and related matters before concluding the agenda.

The authority's actions bundle the study adoption with immediate, project-level approvals intended to keep several housing and shelter projects moving; staff noted continued work to define how anticipated federal funding and new local lending tools will be deployed. The meeting adjourned after further administrative items.