Staff proposes matrix-based approach to implement comprehensive plan; commission gives feedback

Staff introduced a proposed shift in how Green Bay's comprehensive plan communicates future land use: instead of a strict parcel-by-parcel future land-use map, staff proposed district-by-district double-page spreads that use a matrix (desirable/allowable/undesirable) for subareas to give reviewers more contextual flexibility when evaluating rezonings and conditional uses.

"We want to make sure that we're following what the state statutes require for comprehensive plans, but that does allow us some flexibility with how we incorporate future land use in the document," staff said, presenting District 7 as a test case and showing how the matrix could reduce the need for frequent comprehensive-plan amendments.

Commissioners and staff discussed how the matrix would interact with zoning (zoning remains the enforceable regulatory tool), how it might shorten review timelines or reduce the number of amendments required, and whether the matrix's 'undesirable' label equates to a prohibition versus guidance. Staff clarified the matrix is an interpretive tool and not a direct substitute for zoning; discretionary review remains for rezonings, conditional uses and appeals. Commissioners generally reacted positively and asked for more examples in additional districts.

Why it matters: A matrix approach could streamline land-use review and reduce procedural steps for applicants, increasing predictability while retaining discretionary checks by the commission and council.

What happens next: Staff will continue to refine the matrix approach, apply it to other districts and return to the commission for further review.