Green Bay Plan Commission

AGENDA OF THE GREEN BAY PLAN COMMISSION MONDAY, NOVEMBER 17, 2025, 6:00 PM City Hall, Room 203 — Council Chambers. Virtual attendance is also available via Zoom. A. Zoom Meeting Information. 1. Join Zoom Meeting Online: https://us02web.zoom.us/j/84137675822?pwd=L2EyVlpDSlZGZ1FjcmlpWnZIOEVnUT09 Or call in by phone: +1 312 626 6799 Meeting ID: 841 3767 5822 Passcode: 483400 If you wish to speak at this public meeting or leave a comment, 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 Lisa Hanson, Vice-Chair Jacob Miller, Ald. Jim Hutchison, Derius Daniels, Ken Rovinski, Emma Fulwilder and Kelsey Lutzow. C. Approval of the Agenda. 1. Approval of the agenda for the Monday, November 17, 2025, meeting of the Green Bay Plan Commission. D. Approval of Minutes. 1. Approval of the minutes from the November 3, 2025, meeting. E. Regular Business. 1. ***ITEM HAS BEEN WITHDRAWN FROM NOVEMBER 17, 2025, MEETING OF THE PLAN COMMISSION AT THE REQUEST OF THE APPLICANT.*** (ZP 25-31) Public Hearing on a request for a Conditional Use Permit at 1087 W Mason Street and 1101 W Mason Street, seeking to create off-street parking exceeding more than two times a Agenda of the Green Bay Planning Commission November 17, 2025 Page 1  developments use minimum required stalls, submitted by Brad Rymer of Vierbicher on behalf of KTS Investment West LLC, property owner (Ald. J. Ridderbush, District 8). 2. (CPA 25-05) Public Hearing on a request to amend the Smart Growth 2022 Comprehensive Plan future land use map at 1109 S Taylor Street from Low Density Residential to Commercial land uses, submitted by Brad Ryer of Vierbicher on behalf of Dung Nguyen, property owner (Ald. M. Eck, District 11). 3. (CPA 25-05) Consideration with possible action on a request to amend the Smart Growth 2022 Comprehensive Plan future land use map at 1109 S Taylor Street from Low Density Residential to Commercial land uses, submitted by Brad Ryer of Vierbicher on behalf of Dung Nguyen, property owner (Ald. M. Eck, District 11). 4. (ZP 25-29) Public Hearing on a request to rezone 1109 S Taylor Street from Low-Density Residential (R1) to General Commercial (C1), submitted by Brad Rymer of Vierbicher on behalf of Dung Nguyen, property owner (Ald. M. Eck, District 11). 5. (ZP 25-29) Consideration with possible action on a request to rezone 1109 S Taylor Street from Low-Density Residential (R1) to General Commercial (C1), submitted by Brad Rymer of Vierbicher on behalf of Dung Nguyen, property owner. (Ald. M. Eck, District 11) 6. (ZP 25-33) Public Hearing on a request to rezone the property located at 1531 Main Street from Public Institutional (PI) to Neighborhood Commercial (NC), submitted by Community and Economic Development Department, property owner. (Ald. A. Proffitt, District 7) 7. (ZP 25-33) Consideration with possible action on a request to rezone the property located at 1531 Main Street from Public Institutional (PI) to Neighborhood Commercial (NC), submitted by Community and Economic Development Department, property owner. (Ald. A. Proffitt, District 7) 8. (SP 25-04) Consideration with possible action on a request to declare the property located at 1531 Main Street as City Surplus, submitted by the Community and Economic Development Department, property owner. (Ald. A. Proffitt, District 7) 9. (TA 25-06) Public Hearing on amendments to Section 44-1580(j) of the Green Bay Municipal Code, Chapter 44, related to Short Term Rentals, as discussed in Communication PC-25-03. 10. (TA 25-06) Consideration with possible action on amendments to Section 44-1580(j) of the Green Bay Municipal Code, Chapter 44, related to Short Term Rentals, as discussed in Communication PC-25-03. 11. Communication from Alders Hinkfuss and Prestley: To adopt a resolution directed to the Wisconsin State Legislature requesting the laws governing short-term rentals be amended to allow for additional local control. F. Informational. 1. Director's report. 2. Next Meeting: December 8, 2025. G. Adjournment. Agenda of the Green Bay Planning Commission November 17, 2025 Page 2  1. Adjournment of the Monday, November 17, 2025, meeting of the Green Bay Plan Commission. 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 Plan Commission 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 Green Bay Planning Commission November 17, 2025 Page 3  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 17, 2025 AGENDA ITEM # D.1 Approval of the minutes from the November 3, 2025, meeting. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS 1. PC MINUTES 11032025 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  MINUTES OF THE GREEN BAY PLAN COMMISSION MONDAY, NOVEMBER 3, 2025, 6:00 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/84137675822?pwd=L2EyVlpDSlZGZ1FjcmlpWnZIOEVnUT09 Or call in by phone: +1 312 626 6799 Meeting ID: 841 3767 5822 Passcode: 483400 If you wish to speak at this public meeting or leave a comment, 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 Lisa Hanson, Vice-Chair Jacob Miller, Ald. Jim Hutchison, Derius Daniels, Ken Rovinski, Emma Fulwilder and Kelsey Lutzow. Present: Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Jim Hutchison, Emma Fulwilder, Kelsey Lutzow Excused: None Absent: None C. APPROVAL OF THE AGENDA. 1. Approval of the agenda for the Monday, November 3, 2025, meeting of the Green Bay Plan Commission. Moved by Derius Daniels, seconded by Ken Rovinski to approve the agenda of the November 3, 2025, meeting of the Plan Commission. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Jim Hutchison, Emma Fulwilder, Kelsey Lutzow, No—None, Abstain—None. D. APPROVAL OF MINUTES. 1. Approval of the minutes from the October 13, 2025, meeting. Moved by Ken Rovinski, seconded by Jacob Miller to approve the minutes of the October, 13, 2025 meeting. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Jim Hutchison, Emma Fulwilder, Kelsey Lutzow, No—None, Abstain—None. E. REGULAR BUSINESS. 1. ***ITEM HAS BEEN POSTPONED TO NOVEMBER 17, 2025, MEETING OF THE PLAN COMMISSION AT THE REQUEST OF THE APPLICANT.*** (ZP 25-29) Public Hearing on a request to rezone 1109 S Taylor Street from Low-Density Residential (R1) to General Commercial (C1), submitted by Brad Rymer of Vierbicher on behalf of Dung Nguyen, property owner (Ald. M. Eck, District 11). ***ITEM HAS BEEN POSTPONED TO NOVEMBER 17, 2025, MEETING OF THE PLAN COMMISSION AT THE REQUEST OF THE APPLICANT.*** 2. ***ITEM HAS BEEN POSTPONED TO NOVEMBER 17, 2025, MEETING OF THE PLAN COMMISSION AT THE REQUEST OF THE APPLICANT.*** (CPA 25-05) Public Hearing on a request to amend the Smart Growth 2022 Comprehensive Plan future land use map at 1109 S Taylor Street from Low Density Residential to Commercial land uses, submitted by Brad Ryer of Vierbicher on behalf of Dung Nguyen, property owner (Ald. M. Eck, District 11). ***ITEM HAS BEEN POSTPONED TO NOVEMBER 17, 2025, MEETING OF THE PLAN COMMISSION AT THE REQUEST OF THE APPLICANT.*** 3. ***ITEM HAS BEEN POSTPONED TO NOVEMBER 17, 2025, MEETING OF THE PLAN COMMISSION AT THE REQUEST OF THE APPLICANT.*** (ZP 25-31) Public Hearing on a request for a Conditional Use Permit at 1087 W Mason Street and 1101 W Mason Street, seeking to create off-street parking exceeding more than  two times a developments use minimum required stalls, submitted by Brad Rymer of Vierbicher, applicant; KTS Investment West LLC, property owner (Ald. J. Ridderbush, District 8). ***ITEM HAS BEEN POSTPONED TO NOVEMBER 17, 2025, MEETING OF THE PLAN COMMISSION AT THE REQUEST OF THE APPLICANT.*** 4. Communication on the request by Alder Hinkfuss (District 12) and Alder Prestley (District 6) to amend the ordinance for short-term rentals (PC-25-03). Moved by Ald. Jim Hutchison, seconded by Ken Rovinski to amend to move the item to the November 17, 2025, meeting to accommodate proper notice at a public hearing. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Jim Hutchison, Emma Fulwilder, Kelsey Lutzow, No—None, Abstain—None. 5. (ZP 25-30) Public hearing on a request for a Conditional Use Permit at 1201 N. Webster Avenue (Parcel 20-92) for the addition of a second accessory garage exceeding 150 square feet in the Varied-Density Residential (R-3) Zoning District, submitted by Duane Peterson, applicant; Michael Delaney, property owner (Ald. J. Prestley, District 6). Chair Lisa Hanson read into record the rules and procedures for the public hearing. Chair Lisa Hanson opened the floor for the public hearing. Speakers: Dena Mooney Duane Peterson – N Webster Chair Lisa Hanson asked staff and the public three (3) times if there was anyone else wishing to speak. Hearing/seeing no one else, the public hearing was closed. 6. (ZP 25-30) Consideration with possible action on a request for a Conditional Use Permit at 1201 N. Webster Avenue (Parcel 20-92) for the addition of a second accessory garage exceeding 150 square feet in the Varied-Density Residential (R-3) Zoning District, submitted by Duane Peterson, applicant; Michael Delaney, property owner (Ald. J. Prestley, District 6). Moved by Ken Rovinski, seconded by Emma Fulwilder to approve as recommended by staff the Conditional Use Permit at 1201 N. Webster Avenue (Parcel 20-92) for the addition of a second accessory garage exceeding 150 square feet in the Varied-Density Residential (R-3) Zoning District with conditions: Approval of the request, subject to the following conditions: (1) Site plan approval by the Office of Community and Economic Development. (2) Compliance with all other regulations of the Green Bay Municipal Code.  Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Jim Hutchison, Emma Fulwilder, Kelsey Lutzow, No–None, Abstain–None. 7. (ZP 25-32) Public Hearing on a request for a Conditional Use Permit at 1806 Bond Street, seeking other public or semi-public facility uses such as community theater and nonprofits office use within a PI Public Institutional District, submitted by Michael Ajango of Evergreen Theater, Inc, applicant; Green Bay Area Public Schools, property owner (Ald. B. Delie, District 10). Chair Lisa Hanson read into record the rules and procedures for the public hearing. Chair Lisa Hanson opened the floor for the public hearing. Speakers: Jon LeRoy Judy Patefield – Adler Way Miles Grasso – Bond St Alder Alyssa Proffitt – Cherry St Chair Lisa Hanson asked staff and the public three (3) times if there was anyone else wishing to speak. Hearing/seeing no one else, the public hearing was closed. 8. (ZP 25-32) Consideration with possible action on a request for a Conditional Use Permit at 1806 Bond Street, seeking other public or semi-public facility uses such as community theater and nonprofits office use within a PI Public Institutional District, submitted by Michael Ajango of Evergreen Theater, Inc, applicant; Green Bay Area Public Schools, property owner (Ald. B. Delie, District 10). Moved by Ken Rovinski, seconded by Jacob Miller to approve as recommended by staff a Conditional Use Permit at 1806 Bond Street, seeking other public or semi-public facility uses such as community theater and nonprofit office use within a PI Public Institutional District, with the following condition: Approval of the request subject to the following condition: 1. Other public or semi-public uses in this Conditional Use Permit shall be classified as non-profit community theater and office space for non-profit groups or community groups. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Jim Hutchison, Emma Fulwilder, Kelsey Lutzow, No–None, Abstain-–None. 9. (CP 25-04) Consideration with possible action on a request to create a 15-lot final plat (Eaton Heights Third Addition) that includes public street dedication at 911 Spartan Road (Parcel 21-8371), submitted by Troy Hewitt of Robert E. Lee and Associates, on behalf of Bay Settlement Investments, LLC, property owners (Ald. Grant, District 1).  Moved by Ken Rovinski, seconded by Derius Daniels to approve the request to create a 15- lot final plat (Eaton Heights Third Addition) that includes public street dedication at 911 Spartan Road (Parcel 21-8371). Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Jim Hutchison, Emma Fulwilder, Kelsey Lutzow, No–None, Abstain–None. F. INFORMATIONAL. 1. Director's report. – Development Director, Cheryl Renier-Wigg, presented the Director's Report. 2. Next Meeting: November 17, 2025. G. ADJOURNMENT. 1. Adjournment of the Monday, November 3, 2025, meeting of the Green Bay Plan Commission. Moved by Jacob Miller, seconded by Derius Daniels to adjourn. Motion Passed. Yes—Jacob Miller, Lisa Hanson, Derius Daniels, Ken Rovinski, Jim Hutchison, Emma Fulwilder, Kelsey Lutzow, No-None, Abstain-None.  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 17, 2025 AGENDA ITEM # E.1 ***ITEM HAS BEEN WITHDRAWN FROM NOVEMBER 17, 2025, MEETING OF THE PLAN COMMISSION AT THE REQUEST OF THE APPLICANT.*** (ZP 25-31) Public Hearing on a request for a Conditional Use Permit at 1087 W Mason Street and 1101 W Mason Street, seeking to create off-street parking exceeding more than two times a developments use minimum required stalls, submitted by Brad Rymer of Vierbicher on behalf of KTS Investment West LLC, property owner (Ald. J. Ridderbush, District 8). BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS None 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 17, 2025 AGENDA ITEM # E.2 (CPA 25-05) Public Hearing on a request to amend the Smart Growth 2022 Comprehensive Plan future land use map at 1109 S Taylor Street from Low Density Residential to Commercial land uses, submitted by Brad Ryer of Vierbicher on behalf of Dung Nguyen, property owner (Ald. M. Eck, District 11). BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS None 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 17, 2025 Stephanie Hummel, Staff AGENDA ITEM # E.3 (CPA 25-05) Consideration with possible action on a request to amend the Smart Growth 2022 Comprehensive Plan future land use map at 1109 S Taylor Street from Low Density Residential to Commercial land uses, submitted by Brad Ryer of Vierbicher on behalf of Dung Nguyen, property owner (Ald. M. Eck, District 11). BACKGROUND Reason for Request: The proposed comprehensive plan amendment would allow a rezoning to allow a laundromat use at this parcel. Subject Parcel Zoning and Land Use Low-Density Residential (R1) | Vacant Surrounding Zoning and Land Uses: North: Office Residential (OR) | KinderCare Daycare Facility South: Low-Density Residential (R1) | Single-Family Homes East: Low-Density Residential (R1) | Single-Family Homes West: Highway Commercial (C2) | The Granite Company Report: 1109 S Taylor Street is located on the City’s west side near the West Mason and I-41 intersection. This parcel is 18,854 square feet (.43 acres) and is currently vacant. Sometime between 2019 and 2022, a duplex was removed from this parcel. The parcel size is large enough to accommodate a commercial use. The current comprehensive plan (Go Big Green Bay 2050, adopted October 2025) and the previous comprehensive plan (Smart Growth 2022) both called for low-density residential land use for the subject property. This parcel had historically been used as a two-family home. It is surrounded by single-family homes to the east and south. However, it's near an active commercial and transportation area. Extending the existing commercial designation from the north and west to this parcel is appropriate. The size of this parcel allows for buffering that would be required for commercial uses. Ald. Eck and neighbors within 200 feet have been noticed of the meeting based on Plan Commission policy. No comments have been made as of the drafting of this report. A neighborhood meeting was held by the applicant on August 26th. Several neighbors attended and had concerns about lighting and landscaping. Both of these subjects are part of our standard site plan review process. RECOMMENDATION Approval of the Request. FISCAL IMPACT 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov ATTACHMENTS 1. ZP 25-29 CPA 25-05 Map 2. CPA 25-05 FLU Exhibit 3. CPA 25-05 Application and Narrative - Redacted page 2 of 2  Brown County WI (ZP 25-29 & CPA 25-05) Comprehensive Plan0 ± Feet 40 80 160 Amendment & Rezone at 1109 S Taylor Street This is a compilation of records and data located in various City of Green Bay offices and is to be used for reference purposes only. The City of Green Bay is 1109 S Taylor Street not responsible for any inaccuracies or unauthorized use of the information contained within. No warranties are implied. Map prepared by City of Green Bay Department of Community and Economic Development. E.R. 200' Notification Area 22 Oct 2025 X:\Planning\Basemaps\template_8.5x11.mxd Old Future Land Use Map (Smart Growth 2022): Current Future Land Use Map (Go Big Green Bay 2050):  Community and Economic Development Department REQUEST FOR CITY ACTION 100 N. Jefferson Street, Rm 608 Green Bay, WI 54301-5026 PLAN COMMISSION (920) 448-3400 - phone (920) 448-3426 - fax www.greenbaywi.gov Location of Property: 1109 South Tay lo r Street Parcel Number(s): _6_ - 2_ 7_ 3 __________________________________ _ Petitioner(s): Vierbicher (Brad Rymer) Date: 10/07 /25 Email: Phone Number: _________ Address: 4 00Security Blvd City: Green Bay State: _W_I___ Zip: 54313 Property Owner: _D_u_n�g._N�g..._u_.y._ e_n_____________Phone Number: Submit this Request Form and all required attachments to the Community and Economic Development Department, Room 608, City Hall To: Honorable Mayor and Common Council, c/o City Clerk I, Brad Rymer , respectfully request that the City of Green Bay take the following action: Rezone Property ($375.00 Review Fee) Conditional Use and CUP Amendment, including Single Lot Duplexes ($375.00 Review Fee) PUD and PUD Amendments ($425.00 Review Fee) Approve Preliminary City/Extraterritorial Subdivision Plat ($150.00 + $3 5.00 per Lot/Outlot Review Fee) Approve Preliminary Condominium Plat ($250.00 + $35.00 per Lot/Outlot/Lot Equivalent Review Fee) Approve Preliminary City/Extraterritorial Certified Survey Map ($250.00 Review Fee) Approve Final City/Extraterritorial Subdivision Plat ($150.00 Review Fee) Approve Final Condominium Plat ($150.00 Review Fee) Grant a City/Extraterritorial Subdivision/CSM Variance ($150.00 Review Fee) Development District Map Amendment ($200.00 Administration Fee) Official Map Amendment ($200.00 Administration Fee) Plat of Right-of-Way ($200.00 Administration Fee) Discontinue a Public Utility Easement ($200.00 Administration Fee) Street Name Change ($200.00 Administration Fee) Declare City Property "City Surplus" ($200.00 AdministrationFee) Vacate a Street/Alley/Pedestrian Way ($300.00 AdministrationFee) PLEASE FILL OUT PAGE 2 OF APPLICATION Closure of Street/Alley/Pedestrian Way($300.00 AdministrationFee) PLEASE FILL OUT PAGE 2 OF APPLICATION Comprehensive Plan Amendments ($275.00 Review Fee) Other ($200.00 Administration Fee): ------------------------------ Owner Signature: ________________________ _ Date:- - - - - - - - - - Petitioner Signature(s): B _rad __Ry_m_e_r Digitally signed by Brad Rymer _____ o,_'"-'°'_s.,_o.01_ ,_, ..,_32_-o s_·o _·__ _ Checklist of required attachments: -Map - Legal Description - Applicant Narrative Describing Project - All Other Pertinent Information For office use only: Review Fee:_______ _ Receipt No.:_______ _ Zoning Petition No.:________ _ Rezone and Comprehensive Plan Amendment Parcel 6-273 located at 1109 South Taylor Street in the City of Green Bay, Brown County, Wisconsin. The vacant parcel is located between a single-family residential home with R-1 zoning on the South and Kindercare day care services with OR zoning on the North. We are proposing a laundromat on this site with a preliminary site layout included in this packet. The building would be pushed back to match up with the face of the day care building and allow for parking in the front. We held a neighborhood meeting on Tuesday August 26th. The meeting was attended by several of the neighbors within sight of the property. We discussed the layout of the proposed use. The major concern was the lighting and the landscape buffer area. City staff was present to assure the residents that code would be enforced if this project were to move forward. We are requesting that the property be rezoned to C-1 commercial to allow for a laundromat. Part of the rezoning would require a comp plan amendment as well.  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 17, 2025 AGENDA ITEM # E.4 (ZP 25-29) Public Hearing on a request to rezone 1109 S Taylor Street from Low-Density Residential (R1) to General Commercial (C1), submitted by Brad Rymer of Vierbicher on behalf of Dung Nguyen, property owner (Ald. M. Eck, District 11). BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS None 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 17, 2025 Stephanie Hummel, Staff AGENDA ITEM # E.5 (ZP 25-29) Consideration with possible action on a request to rezone 1109 S Taylor Street from Low- Density Residential (R1) to General Commercial (C1), submitted by Brad Rymer of Vierbicher on behalf of Dung Nguyen, property owner. (Ald. M. Eck, District 11) BACKGROUND Reason for Request: The proposed rezoning will best match the proposed land use. Subject Parcel Zoning and Land Use: Low-Density Residential (R1) | Vacant Surrounding Zoning and Land Uses: North: Office Residential (OR) | KinderCare Daycare Facility South: Low-Density Residential (R1) | Single-Family Homes East: Low-Density Residential (R1) | Single-Family Homes West: Highway Commercial (C2) | The Granite Company Comprehensive Plan: The 2050 Go Big Green Bay Comprehensive Plan recommends low density residential land uses for this parcel. A Comprehensive Plan Amendment is proposed on this agenda (CPA 25- 05) to change the future land use designation to commercial land uses. This rezoning is consistent with that recommendation. Report: 1109 S Taylor Street is located on the City’s west side near the West Mason and I-41 intersection. This parcel is 18,854 square feet (.43 acres) and is currently vacant. Sometime between 2019 and 2022, a duplex was removed from this parcel. The parcel size is large enough to accommodate a commercial use. The applicant is proposing a laundromat use at this parcel. They are requesting a rezoning to General Commercial (C1) zoning. C1 is an appropriate district for this lot considering its size, location, and some surrounding land uses. A buffer is required between commercial and residential uses. As noted on their attached site plan, they have a substantial setback area to the lots that are residentially-zoned. Because this is a rezoning, all uses within the C1 district must be considered. Other allowed uses and the regulations in the C1 district are appropriate for this parcel. Expanding the commercial zoning of the area supports the existing commercial and transportation corridor nearby West Mason Street. The proposed use of a laundromat is a low-impact use that is beneficial to neighborhoods. Because of this, Staff is supportive of the rezoning to C1. Ald. Eck and neighbors within 200 feet have been noticed of the meeting based on Plan Commission policy. No comments have been made as of the drafting of this report. A neighborhood meeting was held by the applicant on August 26th. Several neighbors attended and had concerns about lighting and landscaping. Both of these subjects are part of our standard site plan review process. 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov RECOMMENDATION Approval of the Request. FISCAL IMPACT ATTACHMENTS 1. ZP 25-29 CPA 25-05 Map 2. ZP 25-29 Site Plan 3. ZP 25-29 Application and Narrative - Redacted page 2 of 2  Brown County WI (ZP 25-29 & CPA 25-05) Comprehensive Plan0 ± Feet 40 80 160 Amendment & Rezone at 1109 S Taylor Street This is a compilation of records and data located in various City of Green Bay offices and is to be used for reference purposes only. The City of Green Bay is 1109 S Taylor Street not responsible for any inaccuracies or unauthorized use of the information contained within. No warranties are implied. Map prepared by City of Green Bay Department of Community and Economic Development. E.R. 200' Notification Area 22 Oct 2025 X:\Planning\Basemaps\template_8.5x11.mxd SOUT H TA YLOR STRE ET  Community and Economic Development Department REQUEST FOR CITY ACTION 100 N. Jefferson Street, Rm 608 Green Bay, WI 54301-5026 PLAN COMMISSION (920) 448-3400 - phone (920) 448-3426 - fax www.greenbaywi.gov Location of Property: 1109 South Tay lo r Street Parcel Number(s): _6_ - 2_ 7_ 3 __________________________________ _ Petitioner(s): Vierbicher (Brad Rymer) Date: 10/07 /25 Email: Phone Number: _________ Address: 4 00Security Blvd City: Green Bay State: _W_I___ Zip: 54313 Property Owner: _D_u_n�g._N�g..._u_.y._ e_n_____________Phone Number: Submit this Request Form and all required attachments to the Community and Economic Development Department, Room 608, City Hall To: Honorable Mayor and Common Council, c/o City Clerk I, Brad Rymer , respectfully request that the City of Green Bay take the following action: Rezone Property ($375.00 Review Fee) Conditional Use and CUP Amendment, including Single Lot Duplexes ($375.00 Review Fee) PUD and PUD Amendments ($425.00 Review Fee) Approve Preliminary City/Extraterritorial Subdivision Plat ($150.00 + $3 5.00 per Lot/Outlot Review Fee) Approve Preliminary Condominium Plat ($250.00 + $35.00 per Lot/Outlot/Lot Equivalent Review Fee) Approve Preliminary City/Extraterritorial Certified Survey Map ($250.00 Review Fee) Approve Final City/Extraterritorial Subdivision Plat ($150.00 Review Fee) Approve Final Condominium Plat ($150.00 Review Fee) Grant a City/Extraterritorial Subdivision/CSM Variance ($150.00 Review Fee) Development District Map Amendment ($200.00 Administration Fee) Official Map Amendment ($200.00 Administration Fee) Plat of Right-of-Way ($200.00 Administration Fee) Discontinue a Public Utility Easement ($200.00 Administration Fee) Street Name Change ($200.00 Administration Fee) Declare City Property "City Surplus" ($200.00 AdministrationFee) Vacate a Street/Alley/Pedestrian Way ($300.00 AdministrationFee) PLEASE FILL OUT PAGE 2 OF APPLICATION Closure of Street/Alley/Pedestrian Way($300.00 AdministrationFee) PLEASE FILL OUT PAGE 2 OF APPLICATION Comprehensive Plan Amendments ($275.00 Review Fee) Other ($200.00 Administration Fee): ------------------------------ Owner Signature: ________________________ _ Date:- - - - - - - - - - Petitioner Signature(s): B _rad __Ry_m_e_r Digitally signed by Brad Rymer _____ o,_'"-'°'_s.,_o.01_ ,_, ..,_32_-o s_·o _·__ _ Checklist of required attachments: -Map - Legal Description - Applicant Narrative Describing Project - All Other Pertinent Information For office use only: Review Fee:_______ _ Receipt No.:_______ _ Zoning Petition No.:________ _ Rezone and Comprehensive Plan Amendment Parcel 6-273 located at 1109 South Taylor Street in the City of Green Bay, Brown County, Wisconsin. The vacant parcel is located between a single-family residential home with R-1 zoning on the South and Kindercare day care services with OR zoning on the North. We are proposing a laundromat on this site with a preliminary site layout included in this packet. The building would be pushed back to match up with the face of the day care building and allow for parking in the front. We held a neighborhood meeting on Tuesday August 26th. The meeting was attended by several of the neighbors within sight of the property. We discussed the layout of the proposed use. The major concern was the lighting and the landscape buffer area. City staff was present to assure the residents that code would be enforced if this project were to move forward. We are requesting that the property be rezoned to C-1 commercial to allow for a laundromat. Part of the rezoning would require a comp plan amendment as well.  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 17, 2025 AGENDA ITEM # E.6 (ZP 25-33) Public Hearing on a request to rezone the property located at 1531 Main Street from Public Institutional (PI) to Neighborhood Commercial (NC), submitted by Community and Economic Development Department, property owner. (Ald. A. Proffitt, District 7) BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS None 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 17, 2025 Stephanie Hummel, Staff AGENDA ITEM # E.7 (ZP 25-33) Consideration with possible action on a request to rezone the property located at 1531 Main Street from Public Institutional (PI) to Neighborhood Commercial (NC), submitted by Community and Economic Development Department, property owner. (Ald. A. Proffitt, District 7) BACKGROUND Reason for Request: The proposed rezoning will allow for future development that best matches the future land use plan. Subject Parcel Zoning and Land Use: Public Institutional (PI) | Green Space Surrounding Zoning and Land Uses: North: Low-Density Residential (R1) | Single- and Two-Family Homes South: General Commercial (C1) | Multi-Family Buildings, Office, and Auto Uses East: Low-Density Residential (R1) | Single- and Two-Family Homes West: General Commercial (C1) | Multi-Family Buildings, Retail, Office, and Auto Uses Comprehensive Plan: The Go Big Green Bay 2050 Comprehensive Plan recommends mixed-use land uses for this parcel. This rezoning is consistent with that recommendation. Report: 1531 Main Street is a 1.827 acre parcel that is currently vacant green space. While the parcel is an odd shape since it runs along a diagonal road that meets with standard block-form streets, the parcel is considered a buildable lot. This parcel has been either discussed or applied for by various neighbors throughout the years to attach portions of it to their rear yards. This has consistently been denied, with the major contributing factor being the importance of keeping this a buildable lot for future development. With the updated comprehensive plan (Go Big Green Bay 2050) affirming the best land use for this lot being mixed use, Staff believes this is a good time to bring forward two applications: this application to rezone the property to Neighborhood Commercial and another to declare the property surplus for disposition to the City’s Redevelopment Authority to market it as a development site. Neighborhood Commercial (NC) zoning allows for a variety of uses. These include, but aren’t limited to: townhomes, multi-family housing, educational and institutional uses, offices, restaurants (drive-through with CUP), many personal services, and retail sales. With the mixed-use land use designation from the comprehensive plan, any future development should incorporate a mix of uses, specifically residential. Ald. Proffitt and neighbors within 200 feet have been noticed of the meeting based on Plan Commission policy. No comments have been made as of the drafting of this report. RECOMMENDATION 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov Approval of the Request. FISCAL IMPACT ATTACHMENTS 1. ZP 25-33 Map 2. ZP 25-33 Street View page 2 of 2  Brown County WI (ZP 25-33) Rezone 1531 Main ± Feet 0 55 110 220 Street from PI to NC This is a compilation of records and data located in various City of Green Bay offices and is to be used for reference purposes only. The City of Green Bay is 1531 Main Street not responsible for any inaccuracies or unauthorized use of the information contained within. No warranties are implied. Map prepared by City of Green Bay Department of Community and Economic Development. E.R. 200' Notification Area 28 Oct 2025 X:\Planning\Basemaps\template_8.5x11.mxd Street View, 1531 Main Street  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 17, 2025 Stephanie Hummel, Staff AGENDA ITEM # E.8 (SP 25-04) Consideration with possible action on a request to declare the property located at 1531 Main Street as City Surplus, submitted by the Community and Economic Development Department, property owner. (Ald. A. Proffitt, District 7) BACKGROUND Reason for Request: To declare unused City property as surplus property for disposition to the Redevelopment Authority for development purposes. Subject Parcel Zoning and Land Use: Public Institutional (PI) | Green Space Surrounding Zoning and Land Uses: North: Low-Density Residential (R1) | Single- and Two-Family Homes South: General Commercial (C1) | Multi-Family Buildings, Office, and Auto Uses East: Low-Density Residential (R1) | Single- and Two-Family Homes West: General Commercial (C1) | Multi-Family Buildings, Retail, Office, and Auto Uses Comprehensive Plan: The Go Big Green Bay 2050 Comprehensive Plan recommends mixed-use land uses for this parcel. This rezoning is consistent with that recommendation. Assessor's Valuation: The valuation of this lot is $297,600. Report: 1531 Main Street is a 1.827 acre parcel that is currently vacant green space. While the parcel is an odd shape since it runs along a diagonal road that meets with standard block-form streets, the parcel is considered a buildable lot. This parcel has been either discussed or applied for by various neighbors throughout the years to attach portions of it to their rear yards. This has consistently been denied, with the major contributing factor being the importance of keeping this a buildable lot for future development. A declaration of surplus is required for the City to dispose of this property to the Redevelopment Authority of the City of Green Bay. The RDA will then market this parcel for development. A rezoning application is being processed on this agenda (ZP 25-33) to rezone from Public Institutional zoning to Neighborhood Commercial to allow for a mixed-use development, as recommended in the City’s Comprehensive Plan. Ald. Proffitt, City departments, utility providers, and adjacent property owners have been notified of this request. DPW notes that the sidewalk through the property is city-owned. WPS is requesting easements throughout this parcel; the RDA would have to negotiate these easements when development occurs. As of the drafting of this report, no other comments or inquiries have been received. RECOMMENDATION 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov Approval of the request, subject to the following conditions: 1. The subject property shall be directed to the City’s Redevelopment Authority for disposition. 2. The Redevelopment Authority will work with Wisconsin Public Service to accommodate their easement requests. FISCAL IMPACT ATTACHMENTS 1. SP 25-04 Map 2. SP 25-04 WPS Easement Request page 2 of 2  Brown County WI (SP 25-04) Declaration of City ± Feet 0 45 90 180 Surplus at 1531 Main Street This is a compilation of records and data located in various City of Green Bay offices and is to be used for reference purposes only. The City of Green Bay is 1531 Main Street not responsible for any inaccuracies or unauthorized use of the information contained within. No warranties are implied. Map prepared by City of Green Bay Department of Community and Economic Development. E.R. 28 Oct 2025 X:\Planning\Basemaps\template_8.5x11.mxd  SURPLUS PROPERTY REQUEST DATE: November 4, 2025 FROM: City Hall/Green Bay Planning Department 100 N. Jefferson Street, Room 608 Green Bay, WI 54301 Attn: Stephanie Hummel TO: ___ Department of Public Works, Valerie Joosten ___ Green Bay Parks, Recreation & Forestry, Dan x Wisconsin Public Service, Real Estate Department ___ Ditscheit, Emma Browne ___ AT&T, Karen Wells ___ Green Bay School District, Josh Patchak ___ Green Bay Water Utility, Brian Powell ___ Green Bay Assessor: Russ Schwandt ___ Green Bay Fire Department, Matthew Knott ___ Green Bay Real Estate: Ronda Bitney ___ Green Bay Police Department, Chris Davis ___ American Transmission Company, Matthew Ernst ___ Green Bay Traffic Engineer, Tom Schuurmans ___ Mobilitie: Brentt Michalek ___ Time Warner Cable, Jason Orr ___ NEW Water, Rob Reinhart, Lisa Sarau ___ Charter, Jeff Rothermel Please be advised that a request has been made to declare a City-owned property described below as surplus for disposition to the Redevelopment Authority for development purposes. Please return this comment form via email to the Planning Department no later than Friday, November 14, 2025. If you have questions, please call me at (920) 448-3424. Location: Main Street Petitioner(s): RDA Tentative Plan Commission Review: Monday, November 17, 2025 ================================================================================= AGENCY COMMENTS Please indicate whether you have facilities or other interests within the subject area. If yes, please provide an exhibit indicating locations and types of facilities or other interests present. x ___ Yes, we have facilities or other interests present in subject area. ___ No, we do not have facilities or other interests present in subject area. To the above-mentioned surplus property request, we: ___ Have no objection. x ___ Have no objection, provided: ___ Wish to object because: There is no objection to this surplus property request provided there are easements created for the facilities indicated in the attached exhibit. Signed By: Agency: Joe y LeH Wisconsin Public Service - Real Estate Department Date: 11/12/2025 Assessor Valuation: cc: Ald. Proffitt Kristi Norton- Assessors Will Peters - Community & Economic Development PLEASE NOTE: If comments are not received from your agency before the Plan Commission review date, it is assumed your agency approves the request without comment.  71 H35 71 AA35 71 AA34 71 BB35 71 B35 71 L35 Electric Poles 71 KK35 71 V35 Overhead Electric Lines 71 QQ35 71 MM35 71 QQ35 Overhead Transformer 71 NN35 71 QQ35 ROW of Main Street and Newhall Street 71 PP35 71 PP34 71 PP35 71 FF35 71 AA35 Brown County WI (SP 25-04) Declaration of City ± Feet 0 45 90 180 Surplus at 1531 Main Street This is a compilation of records and data located in various City of Green Bay offices and is to be used for reference purposes only. The City of Green Bay is 1531 Main Street not responsible for any inaccuracies or unauthorized use of the information contained within. No warranties are implied. Map prepared by City of Green Bay Department of Community and Economic Development. E.R. 28 Oct 2025 X:\Planning\Basemaps\template_8.5x11.mxd  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 17, 2025 Jon LeRoy, Zoning Administrator AGENDA ITEM # E.9 (TA 25-06) Public Hearing on amendments to Section 44-1580(j) of the Green Bay Municipal Code, Chapter 44, related to Short Term Rentals, as discussed in Communication PC-25-03. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS None 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 17, 2025 Jon LeRoy, Zoning Administrator AGENDA ITEM # E.10 (TA 25-06) Consideration with possible action on amendments to Section 44-1580(j) of the Green Bay Municipal Code, Chapter 44, related to Short Term Rentals, as discussed in Communication PC-25-03. BACKGROUND Reason for Request: A Zoning Ordinance text amendment is proposed to create additional standards for Short Term Rentals (STRs) with an intent of balancing the needs of residents, property owners, and the tourism economy. Comprehensive Plan: The Go Big Green Bay 2050 Comprehensive Plan recommends six actions to be taken regarding Short Term Rentals. 1. Work with state legislators to allow greater regulation on short-term rentals. 2. Set a cap on short-term rental permits issued in residential neighborhoods to preserve long-term housing stock. 3. Establish a limit on the number of days per year a property can be rented out to prevent full-time short-term rentals in residential areas. 4. Continue to update and modernize the GB Services portal for reporting issues related to short-term rentals, with a clear process for addressing violations. 5. Collaborate with short-term rental platforms to ensure only properly registered and compliant listings are allowed on their sites. 6. Coordinate with property owners around Lambeau Field and along Lombardi Avenue to capitalize on redevelopment and economic opportunities around the stadium. Actions such as establishing a limit on the number of days per year a property can be rented out can be addressed through zoning code and text amendment. Actions like setting a cap on short-term rentals cannot be addressed without changes to state law, which currently does not permit municipalities to take such actions. Other actions noted can typically be addressed through policy changes. Analysis: Alderpersons Hinkfuss and Prestley have referred a request to staff to amend the Green Bay Municipal Code, Chapter 44,-1580(J), Short Term Rentals. Specifically, the referral sought the following ordinance changes: 1. Limit short-term rentals on a parcel to 180 calendar days per year. 2. Establish a 6-night minimum stay. 3. Create an effective date of July 1, 2026, for updated standards. The Equal Rights Commission (ERC) discussed short-term rental regulations at its October 27, 2025, meeting. The ERC has created an advisory report on short-term rentals. The full report is included in the attachments to this item. Specifically, the advisory report recommended the following: 1. Strengthen Nuisance Mitigation and Neighborhood Protections. 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  2. Establish a Three-Strikes Enforcement Policy for STR Permits. 3. Treat STRs as Businesses: Adjust Permit Fees and Enforcement Resources. 4. Impose an Annual Cap on Rental Days to Prevent Full-Time STRs. 5. Consider a Minimum Stay Requirement with Exceptions. 6. Improve the STR Registration Process with a User-Friendly Online System. The Green Bay Common Council received the report of the October 27 ERC meeting during the November 11, 2025, meeting of the Common Council. Approximately 25 people spoke to the item as the floor was opened for public comment on the matter. Of the 25 who spoke, approximately 20 were generally opposed to changes offered by referrals, specifically relating to limitations for an STR capped at 180 calendar days per year and a 6-night minimum stay. 4 people were generally supportive and one offered perspective on the current limitations municipalities have via state laws. The Common Council gave guidance after public commentary and debate and recommended the following: 1. Removal of a 6-night minimum stay. 2. Addition of a 3 strike policy. 3. Policy regarding contact information of a property owner, such as phone number info made available. Existing standards are listed in Chapter 44-1580 (j) and those standards are attached with this staff report. Given the comments received, qualifications within state law, and prescriptions from the Go Big Green Bay 2050 Comprehensive Plan, staff has drafted text amendments to address the following: 1. Owner contact information policy changes. 2. Three-strikes policy. 3. Total number of days a dwelling may be rented in a year. Owner contact information policy changes Text amendment to subsection (6) If the local representative responsible for managing short-term rental property varies from the owner of the parcel, the placard shall also contain the name and telephone number of the parcel owner. Existing STR placards must be displayed facing the right of way. Existing STR placards display an ownership group's individual name or title, but do not list specific ownership contact info. Proposed text amendments specify that parcel ownership’s name and phone number must be present on the placard itself. An example of an existing placard sample is included with this staff report. Three-strikes policy Text amendment to updated subsection (13) In addition to the violations listed above, STR permits shall be revoked if a cumulation of three or more violations of items specified in Chapter 24–75 Definitions: Chronic Nuisance Premises or violations listed in Chapter 44- 1580(j) (13) occur over a 365-day period. Seeking to utilize existing municipal code language and policy, staff offers text amendments to address a ‘three strike’ policy through the existing nuisance abatement policy defined in Chapter 24 of the Green Bay Municipal Code. Currently, if any property has three qualified events as a nuisance property, the Chief of Police or the designee may notify the property in writing and those property owners in violation will be given a statement that cost of future enforcement as a special charge against the premises. The text amendment notes that this action taken as a chronic nuisance shall revoke any STR permit from a property. Total number of days a dwelling may be rented in a year Text amendment added as new subsection (11) page 2 of 4  Total number of days the dwelling unit may be rented within any 365-day period of an annual license shall not exceed 180 consecutive days. The STRP applicant shall provide the start date on an annual application as to when 180 days shall start and end during the annual license periods. The Comprehensive Plan recommends placing a limitation on the number of days a dwelling can be rented out as an STR per year, but a specific number is not established. State law allows a cap of 180 days. Feedback has varied from different perspectives if a 180-day cap were to be instituted, as the number could either be consecutive days or contiguous days. 180 Contiguous Days: A New STRP would require a 'date of beginning' for a short-term rental period and would cease after 180 days. STRP renewal cycles occur from July 1 through June 30 of the following year. An applicant would need to establish the start date of when a property could be used as an STR. During said 180 days, the property could be marketed and rented for short-term uses, but before or after the 180-day period, the parcel could not be used as a short-term rental. Thus, if a property owner were to establish a start date of the rental period on July 15th of the permit period, the 180-day STR period could last on the property through January 10th the following year and must cease STR operations from January 11th until the next renewal period, when the property owner would choose when they want to start 180 days again. From the perspective of many STR owners, this action would limit the use of the dwelling. From a staff perspective, this is a practical enforcement mechanism compared to cumulative days. For those seeking to find long-term rentals, this opens up longer periods of 6 month rental availability in the city. However, if an emphasis is placed by STR parcels around the Green Bay Packers season, many opportunities would focus around the periods of STR parcel rentals from July through January. 180 Cumulative days:New STRP would require a property to be rented as an STR for a total of 180 days throughout an annual permit cycle. This could be viewed in two ways: 1. Days in total are accumulated per year by the owner without established dates. An STR is rented at a variety of lengths. Total stays are accumulated throughout a cycle and an owner cannot exceed 180 days. 2. Days in total are established at the time of STRP application and can be marketed only and stayed in only during a maximum of 180 days. In a distinction between cumulative days and contiguous days, most STRP owners or operators appear to be in favor of a cumulative approach as it gives them more flexibility as to when a property could be marketed and rented to STR users. From a staff perspective, enforcement of either cumulative approaches is exceptionally challenging. Staff have created text amendments for your consideration based on the wide variety of comments received on this matter and practical enforcement. RECOMMENDATION Staff does not have a recommendation for the proposed ordinance change. FISCAL IMPACT ATTACHMENTS 1. TA 25-06 Draft G.O. 33-25 Relating to Short Term Rentals 2. TA 25-06 44-1580(j) Existing STR Zoning Code Standards 3. Communication RE Amendment to Ordinance for Short-Term Rentals (STRs) - Alder Hinkfuss and Alder Prestley page 3 of 4 4. TA 25-06 ERC Advisory Report on Short Term Rental Regulation in Green Bay 5. TA 25-06 Green Bay STR Alliance Email Public Comment 6. TA 25-06 Green_Bay_STR_Alliance_Council_Submission_2025 7. TA 25-06 Public Comment 110425 Jonas 8. TA 25-06 Public Comment Kosmoski 9. TA 25-06 Example STRP Placard Scaled to Letter Size Format page 4 of 4  GENERAL ORDINANCE NO. 33-25 AN ORDINANCE AMENDING SECTION 44-1580(j.), GREEN BAY MUNICIPAL CODE, RELATING TO SHORT-TERM RENTALS THE COMMON COUNCIL OF THE CITY OF GREEN BAY DOES ORDAIN AS FOLLOWS: SECTION 1. Section 44-469(1), Green Bay Municipal Code, is hereby amended to read: (j) Short-term rentals (STRs). (1) Advertising, including but not limited to, through a third-party, is prima facia evidence that the dwelling unit is used for a short-term rental. Prior to advertising or occupancy of a dwelling unit for use as a short-term rental, the following permits, registrations, and other information shall be obtained by the property owner or local representative: a. Proof of registration with the City of Green Bay Treasurer regarding Brown County room tax requirements. b. Proof of registration with the Brown County Health Department. c. A lease agreement example provided that includes language regarding compliance with parking, noise and other applicable City of Green Bay ordinances relevant to occupancy of the structure. d. Proof of condominium association approval if the property is part of one. e. Proof of approval from property owner if applicant is the local representative. f. City of Green Bay short-term rental permit (STRP). (2) An application for a short-term rental permit (STRP) may be an initial application or a renewal application, and shall be complete prior to submittal. STRP applications shall include all of the following: a. Initial application. 1.Completed STRP application on a form established by the City. 2.Application fee as provided in the City Fee Schedule. 3.Proof of insurance. 4.Documentation required in subsection (j)(1) of this section. b. Renewal of STRP. A STRP is valid for one year and shall expire on July 1 of the calendar year. A STRP not renewed prior to July 1 shall be deemed expired, and subject to the initial application requirements. Prior to July 1, a STRP may be renewed on an annual basis, provided that no material changes have occurred to the initial application, and shall meet the following standards: 1.Proof of insurance. 2.Necessary permits and proof of registration as required in subsection (j)(2) of this section. 3.Renewal fee as provided in the City Fee Schedule. 4.All required application material must be submitted at the same time. Applications that are not complete at submission will be returned to the applicant without processing. (3) The number of occupants in STRs shall not exceed the limits set forth in the State of Wisconsin Uniform Dwelling Code and other applicable County and City of Green Bay housing regulations for residential structures based on the number of bedrooms within the unit. (4) STRPs are issued to a specific property owner, or local representative, of a short-term rental, referred to as the permit holder. STRs shall be immediately terminated when the permit holder sells or transfers the real property which was advertised or used as a short-term rental, except for a change in ownership where the title is held in survivorship or transfers on the owner's death. (5) Availability of STRs to the public shall not be advertised on site, except for as provided in subsection (6) below. (6) A STRP placard shall be visible from the street right-of-way on which the principal structure is addressed on. The placard shall contain the name and telephone number of the local representative responsible for managing short-term rental property. If the local representative responsible for managing short-term rental property varies from the owner of the parcel, the placard shall also contain the name and telephone number of the parcel owner. (7) STRs shall not violate any applicable conditions, covenants, or other restrictions on real property. (8) Alcohol may not be sold on site. (9) STRPs granted by the City are subject to review on a yearly basis during renewal. Additionally, STRs may be reviewed at any time when the Community and Economic Development Director or Plan Commission has reason to believe that the regulations are not being adhered to or that there are problems associated with the STRs that warrant review by the Plan Commission and the Green Bay Common Council. STRs may be revoked based on the findings of the Plan Commission. STRs denied by the Planning staff may be appealed to the Plan Commission and Common Council. (10) No recreational vehicle (RV), camper, tent or any other temporary lodging arrangement shall be permitted on site for the means of providing accommodations for occupants and/or guests of a short-term rental. 2 (11) Total number of days the dwelling unit may be rented within any 365- day period of an annual license shall not exceed 180 consecutive days. The STRP applicant shall provide the start date on an annual application as to when 180 days shall start and end during the annual license periods. (11) (12) STRs shall comply with all requirements of this article and all applicable standards of this Code. (12) (13) Violations. Failure to comply with the requirements above shall constitute a violation of the provisions of this section. Disturbances or nuisances caused by the tenants of an approved STR which violate this Code, including, but not limited to, outdoor events noise ordinances or state law, shall also constitute a violation. Penalties for each violation shall be imposed in an amount not to exceed $500.00, including court costs, and may result in permit suspension or revocation. In addition to the violations listed above, STR permits shall be revoked if a cumulation of three or more violations of items specified in Chapter 24-75 Definitions: Chronic Nuisance Premises or violations listed Chapter 44-1580(j) (13) occur over a 365 day period. SECTION 2. All ordinances or parts of ordinances in conflict herewith are hereby repealed. SECTION 3. Effective date. This ordinance shall take effect on and after its passage and publication. Dated at Green Bay, Wisconsin, this _____day of ________________, 2026. APPROVED: Eric Genrich, Mayor ATTEST: Celestine Jeffreys, Clerk law 01/20/2026 3 Existing standards for Short Term Rentals (STRs) are established in Chapter 44-1580(j). These existing standards are listed below: (j)Short-term rentals (STRs). (1) Advertising, including but not limited to, through a third-party, is prima facia evidence that the dwelling unit is used for a short-term rental. Prior to advertising or occupancy of a dwelling unit for use as a short- term rental, the following permits, registrations, and other information shall be obtained by the property owner or local representative: a. Proof of registration with the City of Green Bay Treasurer regarding Brown County room tax requirements. b. Proof of registration with the Brown County Health Department. c. A lease agreement example provided that includes language regarding compliance with parking, noise and other applicable City of Green Bay ordinances relevant to occupancy of the structure. d. Proof of condominium association approval if the property is part of one. e. Proof of approval from property owner if applicant is the local representative. f. City of Green Bay short-term rental permit (STRP). (2)An application for a short-term rental permit (STRP) may be an initial application or a renewal application, and shall be complete prior to submittal. STRP applications shall include all of the following: A .Initial application. 1. Completed STRP application on a form established by the City. 2. Application fee as provided in the City Fee Schedule. 3. Proof of insurance. 4. Documentation required in subsection (j)(1) of this section. b. Renewal of STRP. A STRP is valid for one year and shall expire on July 1 of the calendar year. A STRP not renewed prior to July 1 shall be deemed expired, and subject to the initial application requirements. Prior to July 1, a STRP may be renewed on an annual basis, provided that no material changes have occurred to the initial application, and shall meet the following standards: 1. Proof of insurance. 2. Necessary permits and proof of registration as required in subsection (j)(2) of this section. 3. Renewal fee as provided in the City Fee Schedule. 4. All required application material must be submitted at the same time. Applications that are not complete at submission will be returned to the applicant without processing. (3) The number of occupants in STRs shall not exceed the limits set forth in the State of Wisconsin Uniform Dwelling Code and other applicable County and City of Green Bay housing regulations for residential structures based on the number of bedrooms within the unit. (4) STRPs are issued to a specific property owner, or local representative, of a short-term rental, referred to as the permit holder. STRs shall be immediately terminated when the permit holder sells or transfers the real property which was advertised or used as a short-term rental, except for a change in ownership where the title is held in survivorship or transfers on the owner's death. (5) Availability of STRs to the public shall not be advertised on site, except for as provided in subsection (6) below. (6) A STRP placard shall be visible from the street right-of-way on which the principal structure is addressed on. The placard shall contain the name and telephone number of the local representative responsible for managing short-term rental property. (7) STRs shall not violate any applicable conditions, covenants, or other restrictions on real property. (8) Alcohol may not be sold on site. (9) STRPs granted by the City are subject to review on a yearly basis during renewal. Additionally, STRs may be reviewed at any time when the Community and Economic Development Director or Plan Commission has reason to believe that the regulations are not being adhered to or that there are problems associated with the STRs that warrant review by the Plan Commission and the Green Bay Common Council. STRs may be revoked based on the findings of the Plan Commission. STRs denied by the Planning staff may be appealed to the Plan Commission and Common Council. (10) No recreational vehicle (RV), camper, tent or any other temporary lodging arrangement shall be permitted on site for the means of providing accommodations for occupants and/or guests of a short- term rental. (11) STRs shall comply with all requirements of this article and all applicable standards of this Code. (12) Violations. Failure to comply with the requirements above shall constitute a violation of the provisions of this section. Disturbances or nuisances caused by the tenants of an approved STR which violate this Code, including, but not limited to, outdoor events noise ordinances or state law, shall also constitute a violation. Penalties for each violation shall be imposed in an amount not to exceed $500.00, including court costs, and may result in permit suspension or revocation. To: Green Bay City Council From: Kathy A. Hinkfuss Alder of District 12 (Co-Sponsor) Joey Prestley Alder of District 6 (Co-Sponsor) Date: 10/21/2025 Subject: Amendment to Ordinance for Short-Term Rentals (STRs) Purpose This memo provides background on the growth of short-term rentals (STRs) in Green Bay, outlines key neighborhood concerns, and recommends policy actions the City Council can adopt to responsibly regulate STRs while balancing the needs of residents, property owners, and the tourism economy. Background • State Law (2017): The Wisconsin Legislature permitted short-term rentals statewide, defining them as residential dwellings (single-family homes, condominiums, or apartments). • Local Authority: Municipalities cannot prohibit STRs. Municipalities may regulate STRs through zoning, as they are classified as residential dwellings. STRs are allowed in all zoning districts, including Residential Districts. Occupancy limits are governed by building, fire, and safety codes—not zoning ordinances. • Green Bay Trends (July 1 through June 30): o 2023-2024: 260 o 2024-2025: 501 (NFL Draft cycle, and a ~92% increase from previous year) o 2025-2026 (to date): 433 This rapid growth raises concerns about neighborhood stability, housing availability, and the city’s ability to regulate STR operations. Key Concerns 1. Neighborhood Impact: Increased traffic, noise, and disruption from transient visitors. 2. Housing Availability: Conversion of long-term housing stock into STRs, driving up rents and limiting housing options for local families and students. 3. Community Character: High turnover undermines cohesion in residential neighborhoods. 4. Safety and Oversight: Difficulty ensuring consistent compliance with safety, insurance, and maintenance standards. Policy Options Available Under State Law While cities cannot prohibit STRs, state law allows municipalities to regulate: • Maximum number of days rented per year. • Minimum rental period length. Recommended changes for Sec. 44-1582((j), GBMC 1. Limit Rentals to 180 Days Per Year o Preserves residential properties for long-term housing. o Reduces commercialization of neighborhoods. o Aligns with the intent of keeping homes primarily for local families. 2. Establish a Minimum 6-Night Stay Requirement o Does not apply to owner occupied dwelling units. o Prevents “party houses” and discourages high guest turnover. o Promotes neighborhood stability and predictability. o Reduces strain on parking, infrastructure, and city services. 3. Effective date of July 1, 2026 o This coincides with the start of the next permitting cycle. o Provides time for the public to adjust to updated requirements. Rationale for Action • Preserve Housing for Residents: Ensure that Green Bay families, students, and workers have access to affordable housing. • Protect Community Character: Maintain quiet, stable, and safe residential neighborhoods. • Support Local Economy Responsibly: Allow tourism benefits to continue without undermining housing security. • Enhance Safety and Security: Improve oversight and accountability for STR operators. Conclusion The City Council has the authority to adopt common-sense regulations that balance tourism, economic growth, and neighborhood stability. Limiting STRs to 180 rental days per year and requiring a 6-night minimum stay will help preserve housing stock, protect community character, and support responsible growth. We recommend the Council adopt these measures to ensure Green Bay remains a vibrant, livable city for residents and visitors alike.  www. Lyn District 920 C 483 S Green district3 www. Lyn GREEN BAY EQUAL RIGHTS COMMISSION District Advisory Report on Short-Term Rental 920 Regulation in Green Bay C 483 S Green  EQUAL RIGHTS COMMISSION The following members are appointed by Mayor Eric Genrich and confirmed by the Common Council: Chair Tara Yang Vice Chair Stephanie Guzman Jon Shelton Michael Vinson Marcus Grignon Natalie Hoffman Alderperson Joey Prestley More information about the Equal Rights Commission can be found online at the City of Green Bay website: https://greenbaywi.gov/1234/Equal-Rights-Commission  Advisory Report on Short-Term Rental Regulation in Green Bay Introduction and Executive Summary The Green Bay Equal Rights Commission (ERC) submits this advisory report to the Common Council with recommendations for improving the regulation of short-term rentals (STRs) in our community. In the past few years, Green Bay has experienced a sharp increase in STR properties, growing from roughly 120 in 2022 to over 500 during the NFL Draft cycle and back to around 430 to date.1 Alongside the economic opportunities STRs provide to property owners and visitors, this rapid growth comes with concerns about neighborhood impacts as well as housing availability and equity. Residents in some areas have reported rising nuisances and a loss of community character. For example, in the East Shore Drive Neighborhood, an estimated 5-10% of homes are now STRs, prompting fears of neighborhood degradation. 2 At the same time, responsible STR owners emphasize their positive contributions, like maintaining properties, paying taxes, and providing lodging for tourists. Owners seek fair, predictable rules that do not punish good actors for the problems caused by negligent property owners. 2020’s Equal Rights Ordinance tasks the Equal Rights Commission with recommending to the Common Council suggestions to promote equal rights in the City of Green Bay: The Commission shall meet not less than four (4) times annually for monitoring the employment, contracting, and program activities of the City, and prepare and provide timely reports to the mayor and council on efforts to promote equal rights, equal opportunities, positive community relations, and to eliminate discrimination and inequities in City government and the City.3 The Commission has carefully considered the STR conversation through an equity lens. We have regarded diverse perspectives, as well as the City’s housing equity goals, and researched regulatory approaches in other Wisconsin communities. This report summarizes the relevant legislation and local context and offers a series of recommendations to balance the interests at stake. 1 Green Bay Equal Rights Commission, Regular Meeting, December 12, 2024, transcript (Green Bay, WI, December 12, 2024). A presentation by Mike Boutott (City STR Compliance Inspector), noted approximately 410 registered STRs in 2024 (up from ~120 in 2022). See also City of Green Bay Community & Economic Development Department, “Short-Term Rental Permits – As of 3/18/2025,” internal report listing 485 active permits; updated numbers for September 2025 provided by city staff. 2 City of Green Bay Community & Economic Development Department, “Short Term Rental Permits – As of 3/18/2025.” Recent records indicate at least 11 STRs in the East Shore Drive Neighborhood, about seven percent of the roughly 150 homes that comprise that neighborhood. 3 Green Bay, Wis., Ordinance No. 25-20 (October 20, 2020), creating Green Bay Municipal Code Chapter 50 (Equal Rights). 1 In brief, the ERC recommends that Green Bay strengthen its STR ordinance to better mitigate nuisances, ensure STRs are operating as accountable businesses, and protect housing opportunities for residents, while also streamlining compliance and supporting hosts. Recommendations include: a. Enforcing nuisance controls (e.g. parking, noise, occupancy limits) with a clear three- strikes enforcement policy for repeat violators. b. Treating STR operations more like other lodging businesses through appropriate permit fees, a robust licensing system, and enforcement of local contact requirements. c. Providing user-friendly compliance tools, such as an online registration portal and dedicated staff support, to assist responsible owners. d. Considering measures such as an annual cap on rental days to prevent full-time tourist rentals from removing too much housing stock from the long-term market. Our recommendations come from current Wisconsin law, local data, public testimony, input from STR owners, and case studies of effective policies in other municipalities. Background: Wisconsin Law and Green Bay’s Current STR Policy Regulation of short-term rentals in Wisconsin is shaped by Wis. Stat. § 66.1014, which limits the extent of local control. 4 A “short-term rental” is defined as a residential dwelling that is offered for rent for a fee and for fewer than 30 consecutive days. Under Wisconsin law, municipalities cannot prohibit STRs outright. However, the statute grants cities certain regulatory powers: Permit Requirement: Cities may require that STR operators obtain a local license or permits. Green Bay has exercised this option; its ordinance mandates that any dwelling rented for fewer than 28 days consecutively must secure a short-term rental permit from the city in addition to the state-required tourist rooming house license and county health inspection. 5 Minimum Rental Duration: A city may prohibit rentals of fewer than 7 consecutive days. Rentals of 7 to 29 days cannot be banned altogether by municipalities.6 Annual Cap on Rental Days: Municipalities may limit the total number of days per year that a dwelling can be rented short-term, if the limit is no lower than 180 days. This effectively allows a 180-day annual cap on STR use of a property, a tool some communities use to prevent year- round transient rentals.7 4 Wis. Stat. § 66.1014(2) 5 Green Bay Municipal Code § 44-1580(j) 6 Wis. Stat. § 66.1014(2) 7 Wis. Stat. § 66.1014(2) 2 Other Regulations: The law permits regulations not inconsistent with 66.1014. 8 This has been interpreted to allow various health, safety, and nuisance-related rules (inspection requirements, parking and occupancy rules, etc.) as long as they don’t amount to a de facto prohibition. Notably, Wisconsin law does not allow cities to limit the number of short-term rental licenses issued or to bar STRs in certain areas through zoning 9. In fact, §66.1014 was enacted to preempt such local bans; it deliberately omitted STRs from zoning authority and withheld two local powers: the power to outright ban STRs and the power to restrict rental duration beyond the 7- day minimum/180-day maximum provisions.10 All other aspects (licensing, inspections, nuisance regulations) remain under local control. Green Bay’s current ordinance (Green Bay Municipal Code §44-1580(j)) was adopted to apply some regulations to STRS while adhering to state restrictions and allowances.11 Short-term rentals are legal in every zoning district in Green Bay, including Residential Districts, provided the owner obtains a City STR Permit and complies with city requirements. Key features of our existing program include: Permit and Inspection: Hosts must secure a City STR Permit, valid July 1 – June 30 annually.12 They must also pass an annual Brown County health inspection, which enforces state lodging safety standards.13 A state tourist rooming house license is also required via the Brown County health department.14 No Minimum Stay Requirement: Green Bay does not currently mandate a minimum rental period in its ordinance.15 Local Agent and Contact Info: Every STR must designate a local representative (someone available on short notice within 30 minutes’ distance) to address issues. Owners must post a City-issued placard visible from the street as proof of permit and as a point of contact for neighbors. No other on-site advertising is allowed.16 8 Wis. Stat. § 66.1014(2) 9 Wisconsin Statutes § 66.1014(2) 10 Remzy D. Bitar, “Short-Term Rentals,” The Municipality (League of Wisconsin Municipalities), April 2020, 22– 23, https://www.lwm-info.org/DocumentCenter/View/3990/Licensing-and-Regulations-403-Short-Term- Rentals (accessed August 13, 2025) 11 City of Green Bay, General Ordinance No. 12-23 (Dec. 5, 2023), codified at Green Bay Municipal Code § 44- 1580(j) 12 City of Green Bay, “Short Term Rentals,” GreenBayWI.gov, accessed September 17, 2025, https://www.greenbaywi.gov/1486/Short-Term-Rentals 13 City of Green Bay, “Short Term Rentals” 14 Brown County Health & Human Services Department, Public Health Division, Brown County Public Health Lodging Guidance (Green Bay, WI: Brown County HHS, n.d.), PDF, accessed September 17, 2025, https://www.browncountywi.gov/i/f/files/HHS-Public- Health/Brown%20Co%20Public%20Health%20Lodging%20Guidance.pdf 15 City of Green Bay, General Ordinance No. 12-23 16 City of Green Bay, General Ordinance No. 12-23 3 Safety and Zoning Provisions: STR use is confined to habitable areas; for example, basements may not be used as sleeping quarters unless proper egress windows are present. Outdoor temporary lodging units, such as tents or RVs, on the property are prohibited.17 Accountability for Violations: The ordinance holds both owners and renters jointly responsible for complying with all city laws. Violations such as noise, disorderly conduct, failure to post the permit placard, etc. can result in fines and even revocation or non-renewal of the STR permit. In practice, the City’s Development Department (which administers STR permits) and the dedicated STR Compliance Inspector, Mike Boutott, enforce these rules. For example, if an owner fails to display the required permit placard, staff will issue a notice and re-inspect. Continued non- compliance leads to a reinspection fee and could jeopardize the permit. Similarly, failure to obtain a permit at all can result in citations. The City uses software and neighbor reports to identify unlicensed STRs and sends violation notices in an escalating process.18 Permit Fees: To operate an STR in Green Bay, owners currently face combined fees of about $1,000 in the first year (a $500 city permit fee plus a $492 county health license fee). 19 Annual renewals total $600 ($250 City renewal + $350 County).20 These fees have not risen since their implementation in 2022. According to staff, other Wisconsin municipalities charge anywhere from as low as $250 to as high as $1,000 for similar permits, so Green Bay’s fee levels are in the mid-range of the spectrum.21 City legal staff say that state law does not specify caps on permit fees, but they must be reasonable and not so excessive as to constitute a de facto prohibition.22 Two major state-law limitations constrain any additional regulatory steps the City might contemplate: 1. The City cannot cap the number of STRs citywide, nor restrict STRs to certain zones or distances. Saturation limits or spacing requirements (e.g. “no more than X STRs per block” or “not in low-density residential areas”) are off the table under current Wisconsin law. 23 As confirmed by the City Attorney’s Office, Green Bay has “no control” to limit how many properties can be licensed; those kinds of restrictions are preempted by the state.24 17 City of Green Bay, General Ordinance No. 12-23 18 Green Bay Equal Rights Commission, Regular Meeting, December 12, 2024, transcript (Green Bay, WI, December 12, 2024). 19 City of Green Bay, “Short Term Rentals,” “USER FEES.” 20 City of Green Bay, “Short Term Rentals,” “USER FEES.” 21 Green Bay Equal Rights Commission, Regular Meeting, December 12, 2024, transcript (Green Bay, WI, December 12, 2024). 22 Green Bay Equal Rights Commission, Regular Meeting, December 12, 2024, transcript (Green Bay, WI, December 12, 2024). 23 Wisconsin Statutes § 66.1014(2) 24 Green Bay Equal Rights Commission, Regular Meeting, December 12, 2024, transcript (Green Bay, WI, December 12, 2024). 4 2. The City cannot mandate anything that effectively bans STRs. Any local regulations must be crafted to mitigate problems without outright preventing STR operation. For example, while we can impose a minimum stay up to 7 nights, we could not choose a 30-night minimum; that would equate to banning true short-term rentals. Similarly, while we can enforce strict safety, parking, and nuisance standards, we must be prepared to show these are reasonable efforts to protect public welfare. The 2019 Good Neighbors Alliance v. Town of Holland lawsuit illustrates this balance. A group of STR owners challenged the Town’s ordinance as overreaching, but the court upheld local provisions that were grounded in legitimate health/safety concerns and did “follow §66.1014”.25 Green Bay should likewise ensure any new rules are consistent with the letter and intent of state law. Green Bay’s current STR framework establishes the basic permitting and safety requirements allowed by state law, but it does not yet employ some of the stricter regulatory options, like rental duration minimums or annual day caps, that the statute permits. As the next sections detail, the rapid growth and clustering of STRs in certain areas have revealed gaps in our approach, particularly around nuisance impacts and housing equity, that stronger local regulations could address. Community Concerns and Neighborhood Impacts Residents have voiced numerous concerns about the impact of short-term rentals on Green Bay’s neighborhoods. While many STRs operate quietly, and not every neighborhood experiences problems, there have been enough complaints to warrant reassessing our STR policy. These include: Noise and Late-Night Disturbances: Neighbors frequently cite noise as a top issue; transient visitors on vacation or in town for a Packer game may not observe the quiet hours that residents expect. Party houses or large gatherings at STRs can lead to loud music, yelling, or other disturbances, especially on weekends. In Green Bay, police data reportedly show relatively few STR-related calls so far, indicating most hosts and guests are respectful, but even a handful of high-profile nuisance properties can undermine neighborhood peace. 26 This erodes quality of life and can create hostility between neighbors and STR operators. Green Bay does require that owners and renters obey all ordinances, meaning guests can be cited for noise, vandalism, disorderly conduct, etc., but typically the burden falls on neighbors to call police or the city to report issues. This can strain neighbor relations and, if not addressed, the tension can grow into broad neighborhood opposition to all STRs. 25 Remzy D. Bitar, “Short-Term Rentals,” The Municipality (League of Wisconsin Municipalities), April 2020, 22– 23, PDF, accessed September 17, 2025, https://www.lwm-info.org/DocumentCenter/View/3990/Licensing- and-Regulations-403-Short-Term-Rentals 26 Green Bay Equal Rights Commission, Regular Meeting, December 12, 2024, transcript (Green Bay, WI, December 12, 2024). 5 Parking Congestion and Traffic: STRs that host large groups can overwhelm street parking and driveways in residential areas. According to residents neighboring STR properties, it’s not uncommon for 4–5 vehicles to accompany a rental party, especially near Lambeau Field on game weekends. Green Bay ordinance already prohibits renting out additional RVs or campers on site, and our general parking rules forbid blocking sidewalks or hydrants, but enforcement can be tricky unless a neighbor calls to report a violation. In some neighborhoods, residents have observed an uptick in curbside parking competition and traffic from STR visitors who may not be used to local parking norms like Green Bay’s overnight parking rules. 27 Ensuring STRs provide adequate off-street parking for their guests is a common-sense requirement to alleviate this issue; for instance, the Town of Holland requires at least one off-street space for every four guests an STR can accommodate.28 Input from Green Bay neighborhood associations suggests parking is a manageable issue if proactively addressed through owner education and clear rules. Loss of Neighborhood Cohesion: Beyond specific nuisances, there is a more intangible but widespread concern about neighborhoods with heavy STR concentrations losing their sense of community. Residents on a block with multiple STR properties might no longer know their neighbors or feel invested in each other’s well-being. Longtime neighbors who moved out were replaced not by new resident families but by a rotating cast of tourists. This is a particularly acute concern in areas like the Stadium Neighborhood. While STR owners often do maintain their properties nicely, the absence of an on-site owner or long-term tenant can mean less oversight of day-to-day issues like landscaping, snow shoveling, or garbage removal that come with owner- occupancy. Over time, a cluster of short-term rentals could diminish the neighborly interactions that make a residential community healthy. Safety and Security Concerns: Some residents worry about strangers coming and going frequently next door out of uncertainty; they don’t recognize who is in the neighborhood and may feel less secure as a result. It’s worth noting that properly managed STRs conduct guest screenings and inform neighbors of a local contact to call for problems, which can mitigate this concern. But where communication is lacking, neighbors might feel on edge. The ERC heard from residents who simply miss the stability of knowing the family in the house next door. 27 Green Bay Equal Rights Commission, Regular Meeting, December 12, 2024, transcript (Green Bay, WI, December 12, 2024). 28 Town of Holland, Wisconsin, Code § 280-7(A)(2) (“Standards for short-term rentals”), Short-Term Rentals, eCode360, accessed September 17, 2025, https://ecode360.com/36360965 6  1. A map of Lakeside Place with documented STRs shown in red 2. A neighborhood in the Stadium District with documented STRs shown in red 7 It is important to underscore that not all STRs generate complaints; many operate with no issues, and some neighbors have reported positive experiences. We also note that the City’s STR Compliance Inspector has been actively educating hosts and neighbors: Mr. Boutott regularly attends neighborhood association meetings and provides his contact info to residents, encouraging a collaborative approach to proactively address problems. This outreach is valuable, and the Commission believes more can be done to formalize and enforce good neighbor practices by STR owners. The community concerns detailed here illustrate why refining STR regulations has become necessary. Unbridled growth in STRs, without adequate safeguards, can degrade the quality of life in residential areas and spark backlash. By strengthening our rules around nuisances and ensuring swift enforcement, Green Bay can protect neighborhoods while still allowing responsible short-term rentals to operate. The next sections consider the perspective of those STR operators and the broader housing equity implications, which must also inform a balanced policy response. Perspectives and Needs of Short-Term Rental Owners In crafting STR regulations, it is critical to consider the standpoint of property owners who operate short-term rentals, as their buy-in and compliance will determine the success of any policy. The ERC heard from several STR owners and hosts to better understand their experiences and concerns. A few key themes emerged: Many STR Owners Are Local Residents with Small-Scale Operations: While roughly a fifth of registered STRs are owned by out-of-state investors, many of Green Bay’s STRs are owned by local individuals or families. For example, one couple told the Commission that they purchased a single home near Lambeau Field as a short-term rental, fulfilling a “dream” to own property by the stadium. Since that couple lives in De Pere as their primary address, they use their Green Bay property as an STR mainly on game weekends.29 Such owners typically have strong incentives to be good neighbors: they want to preserve the property’s value and reputation. These hosts voiced worry that overly harsh regulations could drive them out of STR hosting, even though they follow all the rules. It was noted that the majority of permitted STR owners in Green Bay have only one property. 87% of owners have only a single STR registered with the city. 20% of STRs are owner-occupied.30 In effect, most owners are local small-business owners or homeowners trying to earn supplemental income. Emphasis on Fairness and Targeted Enforcement: Responsible STR hosts welcome reasonable regulations and may benefit from the City cracking down on irresponsible operators. 29 Green Bay Equal Rights Commission, Regular Meeting, December 12, 2024, transcript (Green Bay, WI, December 12, 2024). 30 City of Green Bay Community & Economic Development Department, “Short Term Rental Permits – As of 3/18/2025.” 8 In their view, the “bad apples” (unlicensed rentals, or those consistently causing nuisance) give all STRs a bad name. One owner explicitly urged the City to focus action on “people that are finding loopholes and abusing” the system, rather than penalizing those who comply and operate respectfully.31 This supports a regulatory approach that includes both strict enforcement against violators and outreach/education to help well-intentioned hosts stay in compliance. Burden of Existing Requirements: Several hosts described the current permitting process and requirements in Green Bay. While generally manageable, there are pain points that could be improved. For instance, obtaining the initial health inspection and gathering all paperwork (insurance proof, etc.) can be complex for first-timers. The annual renewal cycle (by June 30) can sneak up on owners, especially if the City’s reminder communications are limited. Some owners felt the fee levels are high, though others acknowledged they are similar to other cities’ and simply a cost of doing business. There was interest in seeing more of the fee revenue reinvested into the STR program (through hiring additional staff or investing in better software) to help with compliance monitoring. This would make owners feel their fees directly support a level playing field. The presence of a dedicated STR inspector was seen as very positive; owners appreciate having a single knowledgeable point of contact at City Hall for their questions or issues. Opposition to a 7-Day Minimum Stay Rule (with Caveats): One of the most discussed potential regulations is requiring a minimum rental length (such as Ashwaubenon’s 7-day minimum). Many Green Bay STR owners are concerned that a blanket 7-day minimum would severely hurt their ability to rent, especially for weekend tourism or Packer game trips which are typically 2–3 nights. They argue this could drive away visitors who only want a short stay and push them to hotels or to STRs in neighboring municipalities, like Allouez or Bellevue, without such rules. There was some openness to compromise solutions, such as exempting owner- occupied rentals or only applying a minimum stay during certain high-demand event periods. If Green Bay were to consider a 7-day minimum, owners urge that it be nuanced rather than one- size-fits-all, and only after weighing the economic impact. This report will later discuss how other locales like Ashwaubenon handled this issue. At minimum, STR owners want their input considered in such decisions. Desire for Clarity and Communication: Another theme was the need for clear, readily available information on rules. Owners asked for better FAQs, checklists, or even training sessions from the City to ensure they understand their obligations (such as what the local contact agent must do, how to handle neighbor complaints, etc.). For example, some were initially unaware they needed a separate room-tax permit from the City’s Finance Department (to remit the 8% room tax), which led to inadvertent non-compliance.32 The City does have information on 31 Green Bay Equal Rights Commission, Regular Meeting, December 12, 2024, transcript (Green Bay, WI, December 12, 2024). 32 Green Bay Equal Rights Commission, Regular Meeting, December 12, 2024, transcript (Green Bay, WI, December 12, 2024). 9 its website and Mr. Boutott has been very responsive via email and phone, but newer hosts especially would benefit from a more streamlined onboarding process. STR owners generally indicated they want to follow the rules, so the simpler and clearer the City makes it, the higher compliance we can expect. Responsible STR owners in Green Bay are not opponents of regulation. In fact, they share many of the same goals as their neighbors: safe, quiet neighborhoods and a fair marketplace. They ask that regulations be fair, consistent, and targeted at genuine problems. Heavy-handed measures that treat all STRs as a nuisance would, in their view, punish those who have been good actors and harm the local tourism economy. The challenge is to strike a balance where good operators face minimal burden beyond what’s needed for health, safety, and community standards and bad operators face real consequences. The recommendations later in this report strive to achieve that balance, incorporating owner feedback such as better communication and support for compliance. STR Overconcentration and Equity in Housing One of the Equal Rights Commission’s primary concerns, and a driving reason for our involvement in this issue, is the impact of short-term rental proliferation on housing equity and availability in Green Bay. The Commission’s 2023 housing report, “Life, Liberty, and the Pursuit of Happiness: Recommendations to Promote Equal Housing Opportunity in Green Bay,” examined a local housing affordability crisis, especially for vulnerable groups.33 While STRs were not the main focus of that report, the core finding was that Green Bay needs more accessible, affordable housing for residents, achieved through strategies like zoning reforms, encouraging new housing development, and preventing discrimination in the housing market. The rapid growth of STRs poses a potential challenge to these goals in several ways: Conversion of Long-Term Rentals to STRs: When a property owner opts to rent their house to short-term visitors rather than to a long-term tenant, that unit is effectively removed from the local housing supply for residents. In tight housing markets like Green Bay’s, this can exacerbate shortages and drive up rents. A 2020 Green Bay housing market study revealed the need for all sorts of housing, including single family homes and duplexes, which are often the units rented out as STRs.34 For example, a landlord with a single-family home might find it more lucrative to rent it on Airbnb by the night than to lease it to a local family for a year. If many landlords make this choice, the available stock of long-term rental homes declines. We have already seen signs of this in Green Bay. Several investors and LLCs have bought homes specifically to use as STRs, 33 Green Bay Equal Rights Commission, Life, Liberty, and the Pursuit of Happiness: Recommendations to Promote Equal Housing Opportunity in Green Bay (Green Bay, WI: City of Green Bay, 2023), accessed August 15, 2025, https://www.greenbaywi.gov/DocumentCenter/View/9861/ERC-Housing-Report-PDF?bidId= 34 City of Green Bay, Community & Economic Development Department, Green Bay Housing Market Study (Green Bay, WI: City of Green Bay, 2020), PDF, accessed September 17, 2025, https://www.greenbaywi.gov/DocumentCenter/View/6110/Green-Bay-Housing-Market-Study-2020?bidId= 10 and about a third of registered STRs are owned by a corporation rather than an individual.35 Each such conversion means one less home for a Green Bay resident. The Commission is concerned that, if left unchecked, this trend could undermine the City’s efforts to expand affordable rental options. Our housing report stressed that increasing affordable housing stock is essential; losing existing units to the STR market moves in the opposite direction. Impact on Home Purchase Opportunities: Similarly, some STR operators are purchasing houses that would otherwise be starter homes for families or first-time buyers, creating unfair competition in the single-family housing market. National studies have found that in popular tourism cities, the growth of STRs has put upward pressure on housing prices.36 Green Bay is not yet a Madison or a Milwaukee in terms of housing cost, but in desirable neighborhoods or those near attractions, an STR buyer can often outbid local families because they are evaluating the property’s income potential, not just its personal value as a home. In fact, 48 STR owners in Green Bay hold at least two properties and 12 hold three or more. The largest single owner holds 7 properties.37 When a significant portion of buyers are investors rather than owner-occupants, the risk is that prices detach from what local working households can afford. This dynamic threatens to further stratify the housing market and limit homeownership opportunities, especially for moderate-income and first-time buyers, who are often the young, minority, or otherwise marginalized groups the ERC is focused on empowering. Location-Specific Burdens on Vulnerable Communities: It’s worth noting that STR proliferation doesn’t impact all areas equally. In Green Bay, much of the STR concentration is near entertainment and vacation locales (like Stadium Neighborhood, Downtown Core, and Bay Waterfront districts). Some of these areas are higher-income by nature, but others include working-class neighborhoods. If those neighborhoods experience rising housing costs or disruptions, the burden falls on the residents who might have fewer resources to relocate. Additionally, if landlords in lower-cost neighborhoods switch to STRs, they might be removing some of the only affordable rentals available to low-income residents. In our housing equity hearings, we heard how immigrants and large families struggle to find good housing due to limited supply and other barriers. An uncontrolled STR boom could tighten that supply further. So, there is an equity dimension: ensuring that STRs do not concentrate in a way that disproportionately disadvantages certain communities, either demographically or geographically. 35 City of Green Bay Community & Economic Development Department, “Short Term Rental Permits – As of 3/18/2025.”; 36 Kyle Barron, Edward Kung, and Davide Proserpio, “The Effect of Home-Sharing on House Prices and Rents,” Marketing Science 40, no. 1 (2021): 23–47, https://doi.org/10.1287/mksc.2020.1227; Keren M. Horn and Mark Merante, “Is Home Sharing Driving Up Rents? Evidence from Airbnb in Boston,” Journal of Housing Economics 38 (2017): 14–24, https://doi.org/10.1016/j.jhe.2017.08.002 37 City of Green Bay Community & Economic Development Department, “Short Term Rental Permits – As of 3/18/2025.”; see also, Green Bay Equal Rights Commission, Regular Meeting, December 12, 2024, transcript (Green Bay, WI, December 12, 2024). 11 The ERC’s stance is not that STRs are the root of the housing crisis. However, we do believe over-concentration of STRs can aggravate housing inequities if not managed. Our 2023 report called on the City to pursue policies ensuring all residents have access to a home. 38 In our view, part of a comprehensive housing strategy is to make sure residential properties primarily serve residential needs. STRs should complement, not cannibalize, the housing market. Green Bay has tools to balance these interests. For instance, imposing the allowed 180-day annual rental cap can discourage full-time conversion of housing to tourist use, possibly nudging some owners to keep properties in partial long-term use. A 180-day cap still permits significant STR activity (a property could be rented half the year), but ensures it cannot be a dedicated year- round mini-hotel. Likewise, a 7-day minimum, if carefully targeted, could make speculative STR purchases less attractive in certain cases. Even simply enforcing strict licensing and prohibiting unpermitted STRs protects housing, because it disincentivizes the casual, possibly speculative, operators who might otherwise flood the market. In short, the Commission urges the Common Council and Mayor to view STR regulations through the lens of housing equity. The recommendations that follow will include specific measures that help safeguard Green Bay’s housing supply for those who live and work here, while still allowing STRs to operate in a responsible, community-friendly manner. The goal is a sustainable coexistence: STRs can provide economic benefit and lodging options, but not at the expense of Green Bay residents’ ability to find an affordable, quality place to live, which the ERC firmly believes is a fundamental right and key to equal opportunity. The Go Big Green Bay Comprehensive Plan echoes this approach: it notes that while platforms like Airbnb and VRBO expand options for visitors and traveling remote workers, STRs can reduce the long-term rental supply, drive up prices, and displace residents, impacts that are especially visible during Packers season. The plan recognizes the limits imposed by Wisconsin’s 2017 statewide “Right to Rent” law, and still sets out a balanced path forward: (1) work with state legislators to restore greater local authority to regulate STRs; (2) cap STR permits in residential neighborhoods to preserve long-term housing; (3) set an annual limit on rentable days to prevent de-facto year-round STR hotels; (4) modernize the GB Services portal and establish a clear enforcement process; (5) collaborate with STR platforms so only registered, compliant listings appear; and (6) coordinate with property owners around Lambeau Field and along Lombardi Avenue so redevelopment leverages game-day demand in mixed-use areas without eroding neighborhood housing.39 The ERC supports this direction: targeted caps and night limits in residential districts, stronger registration and enforcement, and channeling most visitor- 38 Green Bay Equal Rights Commission, Life, Liberty, and the Pursuit of Happiness: Recommendations to Promote Equal Housing Opportunity in Green Bay 39 City of Green Bay, Go Big Green Bay 2050 Comprehensive Plan (Draft), project website, accessed September 10, 2025, https://www.gobiggreenbay.com/ 12 oriented activity to appropriate mixed-use corridors will allow STRs to add value without undermining Green Bay’s housing stability. Case Studies: Lessons from Town of Holland and Ashwaubenon Green Bay is not alone in grappling with STR regulation. Many Wisconsin municipalities have adopted ordinances in recent years to address the same state-law framework of §66.1014. The Commission examined two relevant case studies—the Town of Holland and the Village of Ashwaubenon—to inform our recommendations with local examples of what has worked. Town of Holland (Sheboygan County) This small town gained attention for its proactive and stringent STR ordinance, passed in 2018, which became the subject of the Good Neighbors Alliance lawsuit. 40 Key features of Holland’s approach include: Annual Licensing with Strict Conditions: Holland requires a town-issued STR license for anyone renting more than 10 nights/year (a threshold similar to Green Bay’s). The license must be renewed annually, with board approval each year. The town can suspend or revoke a license after a hearing if an owner violates any ordinance requirements, has guests involved in illegal activity on the premises (2 or more occasions in 12 months), or owes any taxes/fees. This built-in enforcement mechanism ensures chronic violators can be removed from the STR market. 180-Day Cap and 7-Day Minimum: Holland’s initial ordinance limited the rental of any dwelling to no more than 180 days per year if the rental periods are between 7 and 29 days. 41 This is the maximum restriction allowed by state law and prevents year-round short-term renting. Local Agent and Guest Registry: Recognizing that many STR owners might live far away, Holland requires a local property manager/agent who resides or is based within 25 miles and is available 24/7 by phone.42 This contact’s name and phone must be on file, and the owner must update the town within 24 hours of any change. Additionally, every STR must maintain a register of all guests (names, addresses, dates, and payment amounts) for at least one year, available for town inspection. Nuisance and Safety Provisions: Holland’s ordinance explicitly incorporates the town’s noise ordinance by referencing quiet hours between 10 PM and 7 AM and prohibits any outdoor event at an STR from lasting more than one day without special approval. Off-street parking 40 Remzy D. Bitar, “Short-Term Rentals,” The Municipality (League of Wisconsin Municipalities), April 2020, 22– 23, PDF, accessed September 17, 2025, https://www.lwm-info.org/DocumentCenter/View/3990/Licensing- and-Regulations-403-Short-Term-Rentals 41 Town of Holland (Sheboygan County, WI), Ordinance No. 3-2018: Short-Term Rental Licensing Ordinance (adopted March 12, 2018), accessed September 30, 2025, https://www.townofhollandwi.gov/assets/files/2019/03/3-2018%20Short%20Term%20Rental%20posted.pdf 42 Town of Holland (Sheboygan County, WI), Ordinance No. 3-2018: Short-Term Rental Licensing Ordinance 13 requirements were set (one space per every four occupants). STR owners must also provide a “Service Checklist” of emergency contacts to guests.43 Penalties: Violations of the ordinance in Holland carry fines from $50 up to $500 per day per offense.44 The Town of Holland faced legal challenges from a group of STR owners, the Good Neighbors Alliance, who argued that §66.1014 preempted some of these rules. Notably, they objected to requirements like the local manager residency and insurance mandates, claiming these put too great a burden on STR owners. In 2019, a circuit court upheld most of Holland’s ordinance, finding that the state law “preserved local power” through its carve-outs and that the town acted within its authority to protect public health, safety, and welfare.45 The town did make a few concessions via amendments. For example, they removed an explicit minimum insurance coverage requirement and allowed STR owners to get a provisional license while waiting for their state license, to address practical concerns. Importantly, Holland removed its limitation on the number of annual rental days during the lawsuit. Even so, the core components of permitting, local oversight, and nuisance regulation remained and were validated. Takeaways from Holland: The Holland case shows that if a locality doesn’t outright ban STRs, it can impose rigorous requirements to address community impacts. It also illustrates the importance of enforcement: Holland’s ordinance clearly spelled out that licenses can be revoked for non-compliance, setting a clear outcome for owners who do not follow the rules. Village of Ashwaubenon Our immediate neighbor to the west, the Village of Ashwaubenon, updated its short-term rental ordinance in May 2023 amid growing complaints and in anticipation of future demand during the 2025 NFL Draft in Green Bay.46 Ashwaubenon’s new ordinance made headlines for establishing a minimum stay requirement: all non-owner-occupied STRs in one- and two-family dwellings must be rented for at least 6 nights and 7 days per stay.47 In other words, it effectively banned weekend-only rentals for those properties. Owner-occupied STR units were exempted from this minimum, under the rationale that an on-site owner mitigates issues and should have more flexibility. To avoid penalizing 43 Town of Holland (Sheboygan County, WI), Ordinance No. 3-2018: Short-Term Rental Licensing Ordinance 44 Town of Holland (Sheboygan County, WI), Ordinance No. 3-2018: Short-Term Rental Licensing Ordinance 45 Remzy D. Bitar, “Short-Term Rentals” 46 Ben Krumholz, “Short-term rentals in Ashwaubenon get new restrictions after residents’ complaints,” FOX 11 News (WLUK), May 23, 2023 (updated May 24, 2023), accessed August 12, 2025, https://fox11online.com/news/local/ashwaubenon-lambeau-field-green-bay-packers-airbnb-restrictions- ordinance-neighborhoods-northeast-wisconsin-rental-permit-nuisance 47 Samantha Cavalli, “Ashwaubenon Village Board Approves Short-Term Rental Ordinance Requiring a 6-Night Minimum Stay,” WBAY, May 23, 2023, https://www.wbay.com/2023/05/24/ashwaubenon-village-board- approves-new-short-term-rental-ordinance-requiring-6-night-minimum-stay/ 14 existing hosts abruptly, Ashwaubenon grandfathered current license holders through June 30, 2024 before the rule fully applied. Ashwaubenon also imposed a 180-day annual cap on rental days (the Village board explicitly included “180 consecutive days” and then clarified it as 180 total days by striking the word “consecutive” in their meeting). New STR licensees as of mid-2023 are bound by this 180-day limit. The impetus for Ashwaubenon’s stricter rule was the stream of complaints from residents about noise, parties, and a sense that residential areas were turning into motel strips solely for Packer weekends.48 Village officials noted that prior to the change, they had no minimum stay and no cap, and some houses were rented to different groups every few days, which the neighborhood found disruptive. By requiring a 7-day minimum, they aimed to discourage people from renting a house just to host a big one-night party. It forces a different business model, catering to families or groups who want a longer vacation. The inclusion of the owner-occupied exemption was an important compromise, reflecting that when the homeowner is present, the dynamic is more like a traditional bed-and-breakfast and problems are rarer. Ashwaubenon officials openly acknowledged the trade-off: this rule would likely reduce the number of STR bookings, and even the number of STR properties in the long run, but they felt it was necessary to avoid losing “the fabric of [our] community.”49 They faced pushback from some STR owners and notably from the Wisconsin Realtors Association, which threatened legal action, arguing the 7-day minimum might violate state law or property rights. The Realtors Association has at times challenged local STR rules they see as too restrictive, but no suit moved forward after an initial complaint letter in 2024.50 Takeaways from Ashwaubenon: This case study shows a local government using the full extent of state-allowed STR restrictions to curb what it perceived as excessive STR activity. The 7-day minimum is the strictest tool available, and Ashwaubenon’s implementation provides a model of how to do it in a tailored way. The 180-day cap and continued permit enforcement complement the minimum stay rule to ensure STR houses are more occasional rentals than constant ones. Summary: Wisconsin communities have raised the bar on STR regulation within the confines of state law. The Town of Holland case illustrates that strict licensing and operational rules can survive legal challenges if grounded in safety and welfare concerns. The Ashwaubenon example shows how the use of maximum restrictions can directly address neighborhood concerns. 48 Ben Krumholz, “Short-Term Rentals in Ashwaubenon Get New Restrictions After Residents’ Complaints,” 49 Mary Kardoskee, interview by Frederica Freyberg, “Village Pres. Mary Kardoskee on Short-Term Rental Regulation,” Here and Now (PBS Wisconsin), June 28, 2024, video, 6:29, transcript, accessed September 30, 2025, https://www.pbs.org/video/village-pres-mary-kardoskee-on-short-term-rental-regulation-oywzvk/ 50 Jeff Bollier, “Ashwaubenon Rejects Realtors Group Demand to Change Airbnb Rules,” Green Bay Press- Gazette, March 5, 2024, https://www.greenbaypressgazette.com/story/money/2024/03/05/ashwaubenon- rejects-realtors-group-demand-to-change-airbnb-rules/72750443007/ 15 Recommendations Based on our analysis of state law, local conditions, community complaints, owner input, equity considerations, and external examples, the Equal Rights Commission makes the following recommendations to the Common Council for improving short-term rental regulation in Green Bay. Our aim is to promote a fair, safe, and neighborly STR market that aligns with the City’s housing and community goals. 1. Strengthen Nuisance Mitigation and Neighborhood Protections Adopt clear, enforceable standards to prevent and address common STR nuisances (noise, trash, parking, etc.), and ensure STR owners are accountable for their guests’ behavior. While Green Bay’s current STR ordinance references general compliance with city laws, more specific references and proactive measures are warranted: Quiet Hours & Noise Limits: Incorporate an explicit “quiet hours” provision for STRs (e.g., no outdoor noise audible at property lines after 10:00 PM) in the STR permit conditions. Green Bay should make it clear that excessive noise from an STR will result in a citation and/or count as a strike against the permit (see enforcement below). Require that owners include the City’s noise rules in their rental agreements and in any house rules provided to guests. Guests should be informed before check-in that Green Bay enforces quiet hours. Occupancy Limits: Consider setting a reasonable maximum occupancy for STRs based on the dwelling size (for example, no more than 2 adults per bedroom, or a flat cap like 12 persons for any STR). Overcrowded STR parties can be a source of noise and safety issues. A clear occupancy limit, tied to the permit, gives an enforceable standard. Parking Requirements: Amend the ordinance to require STR owners to provide sufficient off- street parking for their guests or otherwise limit on-street parking. For example, require a demonstrated parking plan as part of the permit application: one off-street space for every 4 adults accommodated could be a guideline. If a property cannot meet the parking requirement (like an STR in a dense area with no driveway), the owner must explicitly inform guests of where they can and cannot park and perhaps limit the number of vehicles. This should also be communicated to neighbors and enforced via either parking enforcement or permit strikes if violated. Proactively, the City could produce a “Good Neighbor Parking Guide” for STRs, reminding guests not to block alleys, driveways, sidewalks, or to park on lawns--all existing rules that just need reinforcing. Cleanliness: Hosts should also be required to keep the exterior of the property in neat condition (mow grass, shovel snow) just as any homeowner must; chronic complaints about property maintenance could trigger non-renewal of the STR permit, ensuring STRs do not become visibly neglected. 16 Neighbor Notification: Implement a system to improve communication between STR operators and neighbors. We recommend that upon receiving an STR permit, the owner (or City) notify the immediate neighbors with contact information for the local responsible party. This way, if an issue arises (noise, etc.), neighbors have the option to call the STR owner/agent directly to resolve it quickly, rather than always involving police or waiting for the City. In addition, the City can publicly list Short Term Rentals on its Open Data dashboard, increasing transparency about which properties are functioning as STRs. Finally, the City should add, advertise, and educate neighbors about a Short-Term Rental Complaint section to the City’s Request for Service website. That way, complaints can be logged to a specific address and followed up on by staff. Taken together, these nuisance mitigation steps will help maintain the residential character and livability of neighborhoods even with STRs present. They also set clear expectations for guest conduct, which responsible hosts will enforce via rental contracts. The City could create a concise “Code of Conduct” for STR guests and require owners to post it in the home. By anticipating problems and responding decisively when they occur, Green Bay can show that we value both our residents’ peace and the success of responsible STRs. While these nuisance rules exist in city code, explicitly referencing them in the STR ordinance helps set clear guidelines to avoid permit revocation. 2. Establish a Three-Strikes Enforcement Policy for STR Permits Implement a clear enforcement protocol whereby repeated violations by an STR owner or their guests will result in permit suspension or revocation. We recommend a “three strikes and you’re out” policy: Define what constitutes a “strike.” For example, a strike could be any citation or verified violation of either the STR ordinance or other city laws at the property. This could include police-documented nuisance violations, failure of the owner or local agent to respond to a complaint call, operating without required licensure, or other significant breaches like overcrowding beyond occupancy limit or not having the permit placard displayed after a warning has been issued. Minor infractions could be given warnings, but significant ones should count as strikes. • If an STR property accrues three strikes within a 12-month period, the City should initiate proceedings to revoke or nonrenew the STR permit. • Revocation should bar the owner from obtaining a new STR permit for a set period for that property, and possibly citywide, to prevent simply transferring it to a spouse’s name or another workaround. This creates a strong incentive to improve behavior after two strikes, or to exit the STR business if unable to operate responsibly. Green Bay’s current ordinance already allows revocation or non-renewal for violations, but the criteria and process are not explicitly laid out. Formalizing the three-strike policy in the 17 ordinance or as an adopted policy will provide transparency and consistency. It is important that each strike is well-documented via police report or inspection report to withstand any legal challenge by the owner. Enhanced local agent requirement: Part of enforcement should involve the local contact’s performance. We recommend that if a neighbor or police attempts to reach the listed local agent about a serious issue and the agent is unresponsive, that itself should count as a violation by the owner. The owner designated that agent and is responsible for their availability. The ordinance can require that the local representative respond in-person or at least by phone within ½ hour of being contacted about an urgent issue. If they fail to do so, the City can issue a citation or strike. This ensures the system has teeth; it’s not enough to simply name a local individual as the contact if that person never picks up the phone. Tying this to the strike system means owners will choose reliable contacts and impress upon them the importance of responsiveness. By enforcing progressively (first incident: fine or warning; second: larger fine, notice of permit jeopardy; third: revocation) the City demonstrates fairness for STR owners but also resolve to protect the community from chronic offenders. 3. Treat STRs as Businesses: Adjust Permit Fees and Enforcement Resources Elevate short-term rentals to a true business through appropriate fees and robust enforcement, aligning their regulatory treatment with other lodging businesses. If someone is operating an STR, especially as an investment property, they are effectively running a small lodging business. The City should regulate and charge accordingly, which will both fund program needs and discourage frivolous or marginal operators. Key actions under this recommendation: Increase the City’s STR Permit Fee to be more in line with the upper end of Wisconsin municipalities and reflective of the administrative burden. Currently $500 initial/$250 renewal, the fee could be raised, for example, to $1000 initial and $500 annual renewal. However, we recognize fees should not be set so high as to be exclusionary or viewed as a ban. Any increase should be justified by increased services like funding an additional inspector or contracting a monitoring service. We recommend the Council direct staff to conduct a fee study comparing STR fees in peer cities and evaluating the full cost of our STR program. The Commission does not prescribe an exact number but suggests exploring an upward adjustment with revenues dedicated to STR enforcement and affordable housing initiatives if possible. Annual Reporting Requirement: Treat STR permits like a business license that requires an annual report or renewal application detailing any changes. Green Bay already has annual renewal, but we could add that owners must report if they’ve had any evictions, safety incidents, changes in ownership or management, etc. This keeps information up to date and reinforces that this is an actively managed privilege, not a one-time license. The Town of Holland required 18 owners to re-submit updated info each year and voided the license upon change of ownership; Green Bay should do the same. If implemented, we believe these steps will professionalize the STR sector under City oversight. Legitimate STR owners should have no objection to fair fees and regulations that mirror what any small B&B or motel faces. STRs historically flew under the radar of such requirements; we can now catch them up to appropriate standards. By increasing fees and putting that revenue back into enforcement and community protection, Green Bay can ensure the STR program is self-sustaining and effective. 4. Impose an Annual Cap on Rental Days to Prevent Full-Time STRs Limit the number of days per year a property can be rented on a short-term basis to 180 days) as allowed by state law, in order to preserve residential use and encourage a mix of rental activity. This recommendation directly addresses the housing availability and over-commercialization concern. We propose the Council amend the ordinance to include: “No dwelling unit may be rented as a short-term rental for more than 180 consecutive days in a calendar year.” This aligns with the floor set by Wis. Stat. §66.1014(2)(d). Some points to consider in implementing this: • The City could require STR owners to maintain an online booking calendar or log that can be provided on request to verify compliance. • STR owners would be able to choose when their permit is issued when they would like to start their 180 days. The Commission believes this measure will help prevent the worst-case scenario of homes becoming like hotels with permanent turnover. It’s a moderate approach used in several jurisdictions to balance interests. Importantly, it also signals to the community that these houses are still homes first, rentals second. At least half the year they cannot be filled with new guests every night. We acknowledge that enforcing this may require trust and occasional verification. But since several Wisconsin municipalities have included the 180-day rule, we can look to their enforcement for guidance. The mere presence of the rule may dissuade someone from purchasing a property solely for STR income, knowing they can only monetize half the year unless they get a long-term tenant for the rest. 5. Consider a Minimum Stay Requirement With Exceptions Evaluate the implementation of a minimum consecutive-night stay for STR bookings, with possible exceptions. Options for Green Bay: 19 • A 6-day, 7-night minimum (the maximum allowed) mirroring Ashwaubenon’s approach. This regulation would effectively eliminate weekend-only rentals. Owner-Occupied Exemption: If a minimum stay is imposed, we strongly recommend copying Ashwaubenon’s exemption for owner-occupied STRs. There is little rationale to ask someone who is renting out a room in their home, or their primary residence while on vacation, to find week-long renters only. The problems we’re targeting typically arise when the owner is absent. So, an owner-present scenario should be exempt or at least given a far shorter minimum. A minimum stay requirement is a powerful tool to reduce the rapid turnover and anonymizing effect of STRs. It is not a panacea, but it’s an option Green Bay should weigh, learning from Ashwaubenon’s early experience. 6. Improve the STR Registration Process with a User-Friendly Online System Make it easier for owners to comply with the rules by streamlining the permit application and renewal process, ideally through an online portal. A simpler process will increase compliance rates and data accuracy, and reduce staff workload in the long run. Currently, applying for an STR permit in Green Bay requires filling out forms (either PDF or in person), providing documentation, and making payment via check or in person. Some aspects, like obtaining the health license, involve separate steps with the county. That process can be burdensome, especially for new hosts. We recommend: Adopting an Online Permit Portal: The City should deploy an online platform where STR owners can create an account, input all required information, upload documents, and pay fees electronically. This portal can integrate with our databases so that renewals are as easy as logging in, updating any changed info, and submitting payment. Ideally, it should also interface with Brown County’s health department or at least guide the applicant through that step. We have an example to follow: Sheboygan County’s Short-Term Rental Application Portal, which towns like Holland use.51 That system (provided by Host Compliance/Granicus) allows online filing of STR license applications and tracks things like insurance certificates and state seller’s permits. The City of Sheboygan itself also uses Host Compliance for permitting and room-tax reporting. Green Bay could contract a similar service or build one in-house. Given our number of STRs is growing, a dedicated portal may be worth its cost in increased efficiency. One-Stop Shop Information: On the City website, consolidate all information related to STR regulations, permits, room tax, contacts, etc., in one easy location. The current page is a good start, but could be expanded. The Village of Lake Delton, for example, provides a step-by-step 51 Town of Holland, Short-Term Rental Application Portal Guide, February 27, 2020, accessed July 12, 2025, https://townofholland.com/wp-content/uploads/2020/05/20200227_STR_ApplciationPortalGuide.pdf. 20 checklist for applicants. 52 Additionally, once an online system is in place, consider making certain data public. For instance, a list or map of licensed STR addresses so neighbors can verify if a house is licensed and the designated local contact phone number. Transparency can help community acceptance and compliance. Automatic Notifications: Use the permitting system to send automated reminders to STR owners about key obligations, renewal reminders, reminders to schedule annual health inspections, etc. Also possibly push out seasonal reminders (e.g., at the start of summer, a reminder about noise and parking rules to all owners, suggesting they communicate with their upcoming guests). These small communications can improve adherence to rules. Integration with Enforcement: The system should log complaints and violations so that when staff review a renewal, they can see the history. If an STR had issues, perhaps flag it for closer review before renewing. Conversely, a spotless record could mean a quick online auto-renewal with minimal staff intervention. By lowering the barrier to comply, we remove excuses for those who currently operate under the radar claiming the process is too difficult. It also demonstrates that the City is not trying to trap or trick STR hosts; we genuinely want them registered and following the rules, and we’ll make it as convenient as possible to do so. Conclusion The Green Bay Equal Rights Commission appreciates the opportunity to advise the Common Council on this important issue at the intersection of tourism, housing, and equal rights. Short- term rentals in Green Bay are a reality of the modern economy that bring benefits and challenges. Our goal, guided by the principles in our 2023 housing equity report, is to ensure that the rise of STRs does not compromise residents’ quality of life or equal access to housing. We believe the set of recommendations in this report creates a path to that balance. They draw upon best practices from other municipalities and are tailored to Green Bay’s legal and local context, respecting the rights of property owners under state law while asserting the City’s authority to protect community welfare. In summary, we recommend the Council enact a more robust STR ordinance and set of procedures that: require higher standards of conduct and enforce them through a three-strike rule and other penalties; treat STR operations as the regulated businesses they are, with appropriate fees and oversight; guard against the loss of residential housing to all-year tourist use, via an annual rental cap and minimum stay requirement; and support both neighbors and responsible hosts through better tools, information, and engagement. Collectively, these actions will help 52 Village of Lake Delton, “Tourist Rooming House,” Village of Lake Delton (official site), accessed September 30, 2025, https://www.lakedeltonwi.gov/203/Tourist-Rooming-House 21 integrate short-term rentals more harmoniously into our neighborhoods, mitigating the negatives and preserving the positives. It is the Commission’s view that implementing these measures will result in safer, quieter, and more stable neighborhoods, without eliminating the economic opportunities STRs provide. More importantly, it will affirm the City’s commitment to equitable housing opportunities, by preventing unchecked STR commercialization from eroding the long-term housing market. This aligns with the vision we set forth in “Life, Liberty, and the Pursuit of Happiness: Recommendations to Promote Equal Housing Opportunity in Green Bay,” wherein every resident should have a fair chance at a decent home, a vision we can uphold by thoughtfully regulating alternative uses like short-term rentals. The Commission urges the Common Council to refer some, or all recommendations outlined in this report to the appropriate City planning and legal staff to draft policy and/or ordinance amendments reflecting these points. 22 From: Tyler Sent: Sunday, November 2, 2025 9:09 AM To: Stephanie Hummel Subject: [EXTERNAL] Official Statement from the Green Bay STR Alliance – Sustaining Green Bay’s Growth Caution: This email originated from a sender outside of your organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Dear Stephanie and Planning Committee Members, (Stephanie, we kindly request you forward this message with attachment to all Planning Committee Members prior to the Planning Meeting on Monday - 11/3/2025.) On behalf of the Green Bay STR Alliance, we are honored to submit our official, signed statement titled “Sustaining Green Bay’s Growth: A Fee-Based Alternative to Short-Term Rental Restrictions.” Our Alliance leadership is composed of 14 of the largest and most experienced short- term rental operators in the City of Green Bay, representing local families, small businesses, cleaners, and contractors whose livelihoods depend on this industry. Together, we manage a substantial share of the city’s visitor lodging and contribute millions annually to Green Bay’s economy. Our unified message is clear: Now is not the time to regulate short-term rentals out of existence. It’s time to work collaboratively toward a balanced, fee-based solution. One that strengthens affordable housing opportunities while preserving the local jobs, tax revenue, and tourism that make Green Bay thrive. The enclosed submission includes: 1. Official Council Statement & Executive Summary – outlining verified economic data and a practical, sustainable policy proposal. 2. Community Impact Letters – from local cleaners, tradespeople, and service providers whose livelihoods rely on STRs. We respectfully ask the Council and Planning Committee to review this data-driven proposal before advancing restrictive measures. We are confident that Green Bay can lead the state in developing fair, balanced policy through collaboration, not elimination. For any questions or further discussion, please feel free to contact our Alliance representatives: Jason Fischer Brooke Tassoul With appreciation for your time and service, Green Bay STR Alliance Leadership GreenBaySTRAlliance@gmail.com Working together to strengthen housing, jobs, and tourism in Green Bay Attachment: Green_Bay_STR_Alliance_Council_Submission_2025.pdf Docusign Envelope ID: D2479935-3FEF-4D0A-8F22-5484282F9819 Green Bay STRAlliance Sustaining Green Bay's Growth: A Balanced, Data-Driven Solution for Short-Term Rentals "We gathered for the 100th birthday of our family matriarch. The home gave us space to connect, reminisce, and celebrate together. " -Marjorie, Guest, Green Bay 5. A Balanced Path Forward: Fee-Based Reform A sustainable, fair solution exists: Increase permit fees modestly to fund housing initiatives. Three core benefits: 1. Discourages conversion of entry-level homes. Higher permit fees make speculative purchases less attractive, preserving affordable housing. 2. Promotes responsibility and quality. Owners who operate responsibly will remain committed and invested in compliance. 3. Creates a revenue stream for housing support. Increased permit fees can fund: a First-time homebuyer education and readiness programs a Down payment or closing cost grants for local residents a Workforce housing initiatives for essential workers Even a modest, across-the-board increase in STR permit fees could generate significant new funding. Enough to meaningfully support housing access initiatives without undermining the tourism ecosystem that sustains local jobs and small businesses. "Raising permit fees is a solution we can support for the right cause - homeowners, workers, and city leaders alike. " -Tyler LeRoy, STR Owner, Green Bay 6. Conclusion Now is not the time to regulate short-term rentals out of existence. Green Bay's lodging market is already finding balance through natural supply and demand, and the post-NFL Draft decline in permits proves it. Instead of imposing restrictive policies that erase jobs and revenue, let's collaborate to create a win-win solution -one that preserves the economic vitality STRs bring to our city while contributing directly to affordable housing through thoughtful, fee-based reform. Together, we can strengthen both our neighborhoods and our local economy for the long term. "We're proud of our city. Let's grow it smartly- together." -Jason, STR Owner, Green Bay Respectfully submitted, Green Bay STR Alliance Leadership October 31, 2025 Green Bay STRAlliance I Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STRAlliance Economic Impact Study (2025) Docusign Envelope ID: D2479935-3FEF-4D0A-8F22-54B42B2F9B19 Green Bay STR Alliance Sustaining Green Bay's Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Green Bay STR Alliance - Member Signatures The undersigned members of the Green Bay STR Alliance hereby affirm our collective support for the attached statement, 'Sustaining Green Bay's Growth: A Fee-Based Alternative to Short-Term Rental Restrictions.' We endorse the collaborative, data­ driven approach outlined herein and commit to working alongside the City of Green Bay to achieve a balanced, sustainable future for housing and tourism. Name (Printed) Business Name / Affiliation Ben Bauknecht Elevate Property Management Jon Skogg (Rick) Retired Brooke Tassoul Functional Properties Eric Buntin GameDay on Rockdale LLC Tyler LeRoy Wisconsin Getaways Brittney Munro Wisconsin Getaways Tyler Kabat Doorway Travel Mark Danen Restiva Properties Jason Fischer Stay Green Bay Richard Dejardin Rise and Shine Retreats Rochelle Dejardin Rise and Shine Retreats Jay Dejardin STR Services John Vander Leest Green Bay Lodge LLC Thomas Budenz Terra2 Vacation Rentals Colleen Boltz Boltz Lee Rentals LLC Tony Wauters Outside the Box Properties, LLC Green Bay STR Alliance I Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Appendices Appendix A – Impact Letters from Cleaners Appendix B – Impact Letters from Local Businesses Appendix C – Impact Letters from Hosts Appendix D – Economic Impact Study Appendix E – Airbnb Economic Report 2023 Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Appendix A – Impact Letters from Cleaners Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Dan DeChamps Green Bay, WI 10/31/2025 To the Members of the Green Bay City Council, My name is Dan, and I work as a handyman here in Green Bay. Over the years, I’ve done all kinds of repair and maintenance work for homeowners in the area, including short-term rental properties near Lambeau Field. I wanted to share my perspective because I see firsthand how much these rentals contribute to the local economy and to the people who keep them running behind the scenes. Short-term rentals help provide steady work for people in the trades. They require regular upkeep — cleaning, repairs, lawn care, snow removal, painting, and all the other things that come with taking care of a home. That work supports local tradesmen, not big companies. If the city places heavy limits on STRs, it’s not just the homeowners who lose out — it’s everyone who helps maintain and service these properties. Most of the owners I’ve worked with are local families who take pride in their properties and their neighborhoods. They care about doing things the right way, keeping their homes in good condition, and being respectful of those who live nearby. I believe the city already has the tools it needs to deal with issues like noise, parking, or nuisance complaints. Those rules should be enforced fairly and consistently. Adding strict new limits like a seven-day minimum stay or a 180-day annual cap won’t fix those issues — it’ll just hurt responsible property owners and the local people who depend on that business. I also see the positive side of short-term rentals every week. Visitors who come for Packer games, concerts, or family trips spend their money at local restaurants, bars, and stores. That spending benefits the entire community — from small business owners to the folks doing the day-to-day work that keeps things running. STRs bring energy, opportunity, and jobs into Green Bay. Sincerely, Dan DeChamps Green Bay Handyman Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Hope Beaverson S. Greenwood Ave Green Bay, Wi 54304 11/1/25 To the Green Bay City Council, My name is Hope Beaverson, and I have been working for Jon “Rick” Skogg cleaning his short-term rental (STR) properties in Green Bay for about six years. Jon owns six properties in the city, and my work maintaining and preparing these homes is my only source of income. As a mother of three, I have found this work to be more than just a job—it has provided the flexibility I need to care for my children, get them to school, appointments, and practices, while still being able to support my family. Before I began cleaning STRs, I relied on food assistance and lived paycheck to paycheck. Since starting this work, I’ve finally been able to build a small savings, afford groceries without help, and look forward to things like birthdays, school shopping, and holidays. For the first time, I can provide my kids with the life they deserve. I also take great pride in my work. I don’t just clean; I help make these properties feel like home for visitors to Green Bay. Before listings go live, I’ve assisted with painting, deep cleaning, yard work, and moving furniture. My fiancé, who works in plastering, has even been hired to help with small remodeling jobs. Together, we take pride in improving the appearance and quality of homes in our community. The short-term rental industry supports hundreds of local jobs like mine—cleaners, maintenance workers, landscapers, contractors, and small business owners. According to data shared by the Green Bay STR Alliance, short-term rentals contribute millions in tourism revenue and lodging taxes to the city. Limiting or heavily restricting STRs would not only hurt property owners, but also working families like mine who depend on this income to survive. If new restrictions force Jon to close or scale back his properties, I would lose my livelihood. There are not many other jobs that would offer the flexibility and stability that this one has given me. Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals I urge the Council to please consider the real families and workers behind these rentals when making your decision. STRs are not just about tourism—they are about local people building better lives through honest work. Thank you for your time and for considering how this decision will impact the many Green Bay residents who depend on STRs to support their families. Sincerely, Hope Beaverson Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Appendix B – Impact Letters from Local Businesses Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Kendall Harju Owner, Kendall Casey Social Green Bay, WI 10/31/2025 To the Members of the Green Bay City Council, My name is Kendall Harju, and I’m the owner of Kendall Casey Social, a local social media marketing business here in Green Bay. I manage marketing and online guest communication for several short-term rental (STR) properties in the area, including homes near Lambeau Field. I wanted to share my perspective on how these rentals positively impact our local economy and support small businesses like mine. Short-term rentals are more than just a place for visitors to stay — they’re an entire network of local opportunities. Behind every home, there are cleaners, maintenance workers, photographers, designers, and marketing professionals like myself who all contribute to making these properties successful. When the city limits how often or how easily these homes can be rented, it directly affects the work and income of many local small business owners who depend on them. The hosts I work with are not large corporations or out-of-state investors. They’re local families who care about their homes, their neighborhoods, and their guests’ experiences. They invest time and resources into making Green Bay look good — both online and in person. Through my marketing efforts, I see how STRs help attract people to our city who end up supporting local restaurants, small shops, entertainment venues, and other tourism- based businesses. I understand the need to maintain peace and safety in neighborhoods, but those concerns can be addressed through enforcement of existing rules around noise and parking. Adding broad new restrictions like seven-day minimum stays or a 180-day annual cap won’t solve those issues — it will only take business away from responsible local owners and the people who work with them. As a small business owner, I can say that short-term rentals help sustain year-round work and create opportunities for young entrepreneurs to grow right here in Green Bay. They add character, hospitality, and vitality to our community — all things that make our city a great place to live and visit. Sincerely, Kendall Harju Owner, Kendall Casey Social Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Appendix C – Impact Letters from Hosts Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals October 31, 2025 Dear Members of the Green Bay City Council, As a local resident who works in downtown Green Bay and cares deeply about our community and the people who make it thrive, I’m writing to share my concern and objection to the proposed restrictions on short-term rentals — specifically, the ban on stays under seven days and the 180-day annual operating limit. While I understand the intent behind these changes, I believe these changes could unintentionally harm the very fabric of our neighborhoods and the local economy that so many families depend on. Short-term rentals bring vitality and opportunity to the city of Green Bay. They allow homeowners to open their doors to visitors from all over the country — visitors who come to experience Lambeau Field, local festivals, tournaments, weddings, and our incredible small businesses. These guests fill our restaurants, coffee shops, and local establishments They ride with local Uber drivers, shop with area vendors, and help sustain jobs that keep Green Bay thriving year-round. For us, hosting a short-term rental isn’t about profit—it’s about preserving and reinvesting in our community. In 1950, my husband’s grandparents, Jack and Lorraine, built a home at 1244 Rockdale Street, just half a mile north of Lambeau. Back then, it was just a farm field. Lambeau wasn’t built, but it’s where they settled. Over the years, the house became a cherished family gathering place. At 94 years old, Grandma Lorraine had to leave the only home she’d ever known and move into assisted living. For several years, our family chose to maintain the house rather than sell it, knowing how much it meant to Grandma Lorraine, who still loved visiting the home. In February 2023, it was finally decided by the family to sell due to her deteriorating health and extra burden on the family to maintain it. My husband was asked by his parents if we would be interested in purchasing it. We, along with friends Shannon and Dawn, purchased the house—not to flip it for profit, but to restore it and share its legacy with others. We wanted to continue enjoying the house my husband grew up with on Rockdale…to share the enjoyment with others…and to make the neighborhood a better place! We chose to turn it into a short-term rental to breathe new life into the neighborhood and honor the memories tied to the home. We’ve seen the street decline over the years, and we hoped that by revitalizing Grandma’s house, we might inspire others to do the same. You should see the new flower beds the neighbor next door put in this summer – they were beautiful! Inside the home, we’ve created a space that celebrates Green Bay. We have a map showing where our guests come from and a journal filled with heartfelt stories—family reunions, anniversaries, weddings, hunting trips, birthdays, dart tournaments, high school volleyball competitions, a quiet place to go after a marathon, training camps, first-time visits to Green Bay, and of course, Packers games. I’ve even hosted strategy meetings for my remote sales team from Schreiber Foods there—it’s a space that sparks creativity and connection. Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Short-term rentals offer visitors a unique, personal experience of Green Bay’s warmth and hospitality, something a hotel simply can’t replicate. Rather than imposing broad restrictions, I urge the Council to consider balanced solutions that promote accountability while supporting our local economy. Enhanced registration, clear safety standards, and enforcement of existing nuisance and occupancy rules can address concerns without penalizing responsible hosts. Green Bay has always been a community built on connection — neighbors helping neighbors, welcoming visitors, and taking pride in what makes our community special. I hope you’ll consider solutions that keep that spirit alive while supporting the local families, small businesses, and workers who depend on tourism to make ends meet. Thank you for listening and for your continued leadership in making Green Bay a great place to live, work, and visit. Sincerely, Erin Buntin 920-217-5470 Cc: Eric Buntin Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Jack Kiser Shadow Lane Green Bay, WI 54304 10/31/2025 To the Members of the Green Bay City Council, I am writing to voice my strong concern regarding the proposed changes to short-term rental (STR)regulations as outlined in the recent Equal Rights Commission advisory summary. While I understand and support the city’s goal of promoting safe and respectful neighborhoods, several of the proposed measures would unfairly impact responsible hosts, reduce tourism revenue, and place unnecessary burdens on local homeowners who rely on STR income. 1. Impact on Local Homeowners Many STR operators in Green Bay are local residents — not large investors. These homeowners take pride in their properties and work hard to create a positive experience for visitors and neighbors alike. Overly restrictive limits, such as a 7-day minimum stay or a 180-day annual cap, would make it difficult for responsible local hosts to continue operating. These types of rules would end up penalizing the people who are doing things the right way instead of targeting the few who are not. 2. Economic Value to the City STRs play a major role in supporting Green Bay’s tourism economy. Visitors staying in STRs spend money at local restaurants, shops, and attractions, contributing directly to small businesses throughout the city. Game weekends, concerts, and special events bring in thousands of visitors who often prefer staying in homes near Lambeau Field rather than in already fully booked hotels. Limiting STR availability would reduce overall visitor capacity — and, in turn, local tax revenue. 3. Existing Laws Already Protect Neighborhoods Wisconsin state law (Wis. Stat. §66.1014)already provides a clear framework for municipalities to regulate STRs through permits, inspections, and enforcement mechanisms. Green Bay’s existing noise, parking, and nuisance ordinances are sufficient to address legitimate neighborhood concerns. Rather than adding blanket restrictions, the city should focus on consistent enforcement against actual violations — not new limits that penalize compliant owners. Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023),Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals 4. Unintended Housing Impacts The assumption that STRs are significantly reducing the city’s housing stock is not supported by data. Many STRs are owner-occupied homes, seasonal properties, or residences that would not otherwise be available for long-term rental. Restricting these uses will not create new affordable housing; it will only reduce property use flexibility for local residents. 5. Constructive Path Forward Responsible hosts want to work with the city to ensure Green Bay neighborhoods remain safe, clean, and welcoming. We support fair permitting, realistic occupancy limits, and consistent enforcement against problem properties. However, we ask that the council reconsider measures such as the 7-day minimum stay and 180-day cap, which would harm local homeowners and weaken our tourism economy. In closing, we urge the council to work collaboratively with STR owners to develop balanced, data-driven policies that preserve neighborhood integrity without discouraging tourism or hurting responsible property owners. Green Bay has a long tradition of hospitality, and we hope to continue sharing that with visitors from across the country. Thank you for your time and consideration. Sincerely, Jack Kiser Local Short-Term Rental Owner Green Bay, Wisconsin Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Affordable Housing – Jason Fischer Thank you, members of the Planning Commission and City Council. My name is Jason Fischer. I’m a short-term rental owner, a long-term rental owner, and currently developing a 106-unit 55-plus community in Bellevue. I’m also a licensed full- time mortgage loan originator, and over the past 20 years I’ve helped more than 4,000 families in Brown County become homeowners. In 2016, I turned a property on Shadow Lane into a short-term rental to give visiting families a cost-sharing alternative to hotels — much like how Uber created ride-share. These homes let families stay together while supporting local cleaners, landscapers, and tradespeople year-round. The Equal Rights Commission proposes limiting roughly 430 short-term rentals to boost long-term housing. I agree affordable housing is critical — but this approach will not meaningfully move the needle. Here’s why: Even if every one of those 430 homes converted tomorrow, that’s less than 1% of Green Bay’s 44,000 households. Our city needs 3,000 to 7,000 new rental units by 2040 — this would barely cover 15% of that. Affordability math tells the same story. A $215,000 home — well below our $275,000 median — costs about $1,670 per month with today’s rates, taxes, and insurance. To stay under the 30% of-income rule, a household must earn $67,000 a year — above the local median income of $62,500 and higher than HUD’s 2025 low-income threshold of $64,200. Converting STRs doesn’t suddenly make them affordable; their market values and quality will still command higher rents. Meanwhile, home values climbed 6.8% this year, median sale prices reached $305,000, and homelessness rose to 643 people in Brown County. Wisconsin as a whole needs more than 200,000 new units by 2030. We’ve already seen what happens elsewhere. The Village of Ashwaubenon passed a similar 7-night minimum and 180-day cap in 2023 to boost school enrollment. Yet enrollment fell from 3,215 students to 3,197 the next year and remains nearly unchanged. The policy wiped out local STR activity, cutting jobs and tax revenue — with no measurable gain in affordability or enrollment. Let’s not repeat that mistake here. Instead of blanket restrictions, let’s focus on real solutions: housing subsidies, flexible zoning, and public-private partnerships that include STR owners who already invest locally. Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Please table this proposal, commission a full impact study, and build a policy based on data — not assumptions. Thank you. Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Appendix D – Economic Impact Study Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Economic Impact Study: The Role of Short-Term Rentals in Green Bay's Tourism Economy Executive Summary Short-term rentals (STRs) in Green Bay, such as those on Airbnb and VRBO, have grown rapidly from approximately 120 licensed properties in 2022 to over 430 by October 2025, contributing significantly to the local economy through direct host revenues, tax collections, and enhanced tourism capacity. Based on estimates derived from industry data (e.g., average annual revenue of $34,000 per property), licensed STRs have generated approximately $34.92 million in direct revenue from 2022 to 2025 year-to-date (YTD), with an additional $3.5 million in local room tax revenue at the city's 10% rate. When applying a conservative economic multiplier of 1.58 (based on Wisconsin's statewide tourism ratios of direct spending to total impact), this translates to a total economic impact of about $55.17 million over the period. STRs provide key benefits, including boosting visitor spending during major events like Packers games and the 2025 NFL Draft (where they accounted for 37% of lodging and $2.55 million in expenditures), supporting local jobs in cleaning, maintenance, and related services, and attracting affluent tourists who spend on dining, retail, and attractions. However, if all STRs were eliminated—such as through proposed regulatory tightenings— this could result in substantial losses: $34.92 million in direct revenue, $3.5 million in taxes, reduced tourism capacity leading to fewer visitors, and job losses for hundreds of service providers. While some argue this could alleviate housing shortages, evidence suggests minimal impact on long-term rental supply (less than 2% change), with greater harm to tourism dollars. This study draws on data from Discover Green Bay, Tourism Economics, AirDNA, and recent reports, focusing on licensed STRs in the City of Green Bay within Brown County. Introduction Green Bay's tourism sector is a powerhouse, contributing $1.335 billion in total economic impact to Brown County in 2023 (up from prior years) and supporting over 10,676 jobs. In 2024, this grew to $1.41 billion total impact with $847 million in direct visitor spending. STRs play a vital role in this ecosystem by expanding lodging options beyond traditional hotels, particularly for events that draw large crowds. With lenient regulations historically supporting growth, STRs have become integral to the city's appeal as a sports and leisure destination. This report synthesizes available data to highlight STR benefits and the potential fallout from their absence, amid ongoing discussions about tightening rules to address housing concerns. Benefits of Short-Term Rentals to the Local Economy STRs offer multifaceted advantages, from direct financial gains to broader ripple effects that enhance Green Bay's tourism vibrancy. They attract visitors who might otherwise skip the Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals area due to limited hotel availability, especially during peak seasons tied to the Green Bay Packers or events like the 2025 NFL Draft, which generated $94 million statewide and $20 million locally. Hosts benefit from supplemental income, while guests—often affluent— spend heavily on local businesses, revving the economy. 1. Direct Revenue to Hosts and Increased Visitor Capacity Licensed STRs provide flexible, home-like accommodations, boosting tourism by accommodating overflow during high-demand periods. For instance, during the 2025 NFL Draft, 37% of paid overnight stays were in STRs, contributing $2.55 million to lodging expenditures out of $6.9 million total. Overall, STR guests tend to spend more locally on groceries, dining, and experiences compared to hotel guests, as they engage with neighborhoods. Estimated direct revenues (host earnings from rentals) for licensed properties are summarized below, based on an average of $34,000 per property annually (from 2023 data, with 46% occupancy and $219 average daily rate). Estimated Estimated Annual Estimated Total Direct Year Licensed STRs Revenue per STR Revenue 2022 120 $34,000 $4.08 million 2023 223 $34,000 $7.58 million 2024 326 $34,000 $11.08 million 2025 $34,000 (prorated at 430 $12.18 million YTD 10/12) 2. Cumulative Direct Revenue (2022–2025 YTD): $34.92 million. 3. Tax Contributions The City of Green Bay collects a 10% room tax on STR gross receipts, which funds tourism promotion and infrastructure. This has generated an estimated $3.5 million from 2022 to 2025 YTD, as shown below. These funds directly support Discover Green Bay's efforts to attract more visitors, creating a virtuous cycle. Estimated Total Direct Estimated Room Tax Collected Year Revenue (10%) 2022 $4.08 million $0.41 million 2023 $7.58 million $0.76 million 2024 $11.08 million $1.11 million Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Estimated Total Direct Estimated Room Tax Collected Year Revenue (10%) 2025 $12.18 million $1.22 million YTD 4. Cumulative Room Tax (2022–2025 YTD): $3.5 million. 5. Job Creation and Support for Local Services STRs create employment opportunities for cleaners, property managers, maintenance workers, and related vendors. With over 430 properties, this likely supports hundreds of part-time and full-time roles. Broader tourism, bolstered by STRs, sustained 10,676 jobs in Brown County in 2023 alone. STRs also indirectly benefit sectors like retail and dining through guest spending. 6. Total Economic Impact Applying Wisconsin's tourism multiplier of approximately 1.58 (total impact divided by direct spending, per statewide data: $25.8 billion total / $16.3 billion direct in 2024), STR direct revenues amplify to a total economic impact of ~$55.17 million from 2022–2025 YTD. This includes indirect effects (e.g., supply chain spending) and induced effects (e.g., worker wages recirculated locally). STRs enhance Green Bay's competitiveness as a destination, contributing to record tourism growth. Potential Negative Impacts if All STRs Were Eliminated Recent proposals to tighten STR regulations could effectively phase out many operations, leading to significant economic drawbacks. While proponents cite housing shortages, evidence indicates bans would have minimal effect on rental supply (<2% change) but substantial harm to tourism. 1. Loss of Direct Revenue and Tax Income Eliminating STRs would erase $34.92 million in host revenues over the analyzed period, putting many out of business and reducing supplemental income for residents. The city would forfeit $3.5 million in room taxes, straining budgets for tourism marketing and infrastructure. 2. Job Losses for Service Providers Hundreds of jobs in cleaning, maintenance, and property management would vanish, exacerbating unemployment in service sectors. This could ripple to tourism's 10,676 supported roles if visitor numbers drop due to lodging shortages. 3. Reduced Tourism Capacity and Visitor Numbers Without STRs, events like the NFL Draft could see fewer attendees, as hotel capacity alone may not suffice for 250,000+ visitors. This might reduce overall tourism spending, potentially costing millions in lost economic activity and benefiting competitors like hotels at the expense of diverse options. Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals 4. Broader Economic Ripple Effects Using the 1.58 multiplier, the total lost impact could reach $55.17 million, including diminished guest spending on local businesses and weakened neighborhood vitality. This could slow Green Bay's tourism growth trajectory, which has seen consistent records. Recommendations and Conclusion To maximize benefits while addressing concerns, Green Bay could enhance STR enforcement without bans, such as through better permitting and data tracking. STRs are a net positive for the economy, driving growth in a tourism-dependent region. Their removal would inflict avoidable harm, underscoring the need for balanced policies. For more detailed data, consult Discover Green Bay or the city's Finance Department. Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Appendix E – Airbnb Economic Impact Report 2023 Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals The following pages will NOT be apart of our submittal package. Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Public Press Statement Date: October 31, 2025 The Green Bay STR Alliance, representing the city’s largest and most community- focused short-term rental operators, has submitted its official statement to the Green Bay Common Council opposing the proposed 7-night minimum and 180-day cap on short- term rentals. The Alliance’s submission demonstrates, through verified economic and community data, that short-term rentals are a cornerstone of Green Bay’s tourism economy — supporting hundreds of local jobs, generating millions in visitor spending, and funding city programs through room-tax revenue. “Our message is simple,” said the Alliance leadership. “We want to be part of the solution — not regulated out of existence. The data show that the market already balances itself, and we’re proposing a fee-based alternative that protects affordable housing while preserving local jobs and tourism.” The full statement, Sustaining Green Bay’s Growth: A Fee-Based Alternative to Short- Term Rental Restrictions, was submitted to the Planning Commission on October 31, 2025. For media inquiries or to join the coalition, contact GreenBaySTRAlliance@gmail.com. Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Council Remarks Sheet Full 2–3 Minute Opening Statement Good evening, Council Members, and thank you for the opportunity to speak tonight. My name is XXXX, and I’m here on behalf of the Green Bay STR Alliance, a coalition of local property owners, cleaners, maintenance providers, and small business partners who sustain one of Green Bay’s most important community-driven industries: short-term rentals. We’re not here to resist regulation. We’re here to be part of the solution. We all share the same goals, protecting housing affordability, strengthening neighborhoods, and supporting our city’s growth. But the proposed 7-night minimum and 180-day annual limit would not achieve those goals. Instead, it would eliminate hundreds of local jobs, drive visitors to surrounding municipalities, and erase millions of dollars in visitor spending that currently supports Green Bay’s economy. Over the last two years, our city’s STR market has already shown it’s self-regulating. Leading up to the NFL Draft, STR supply expanded to meet demand and since then, active permits have declined by more than 10%, returning homes naturally to long-term housing. Meanwhile, our workers, cleaners, landscapers, maintenance crews, are the ones who will feel this most. People like Claudia Garcia, a mother of two who was able to buy her first home thanks to her work cleaning short-term rentals. Or Todd Schmidt, a local contractor whose family business relies on STR maintenance projects to keep his team employed year-round. And let’s not forget the guests who choose Green Bay because of the hospitality we provide, families celebrating milestones, Packer fans traveling from across the country, and visitors who spend their money in our restaurants, shops, and attractions. These are the people who make our city vibrant. Our proposal is simple and constructive: increase STR permit fees modestly and dedicate that new revenue to first-time homebuyer education and down payment programs. This way, short-term rentals can directly help fund the very housing initiatives they’re accused of hurting, while keeping local tourism and jobs intact. Council Members, Green Bay has an opportunity to lead; to show that housing and tourism can thrive together. We ask you to reject the proposed restrictions and work with us on this balanced, sustainable approach. Thank you for your time, your leadership, and your commitment to building a stronger, more inclusive Green Bay. Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Condensed 30-Second Closing Statement Council Members, thank you for hearing us tonight. The short-term rental community isn’t asking to be exempt from responsibility. We’re asking to be part of the solution. Our industry supports hundreds of local jobs, generates millions in visitor spending, and keeps Green Bay’s tourism strong year-round. The market is already self-correcting. Permits are down more than 10% post–NFL Draft and we’re proposing a better path forward: modestly higher permit fees that directly fund first-time homebuyer programs. That’s balance. That’s partnership. And that’s how Green Bay can lead. Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025)  Green Bay STR Alliance Sustaining Green Bay’s Growth: A Balanced, Data-Driven Solution for Short-Term Rentals Distribution Email Template Subject: Proposed Short-Term Rental Ordinance — Official Statement from the Green Bay STR Alliance Dear Council Members and City Staff, On behalf of the Green Bay STR Alliance Leadership, we are submitting our official statement in response to the proposed 7-night minimum and 180-day short-term rental cap. Our goal is to partner with the City of Green Bay to create a balanced, data-driven solution that supports both housing affordability and the vital local jobs sustained by our short-term rental community. Attached you’ll find: 1. The Official Council Statement (with Executive Summary and verified data) 2. The Public Press Statement for community transparency 3. The Council Remarks Sheet prepared for public comment We deeply appreciate your consideration and look forward to continuing productive dialogue to ensure Green Bay remains both a great place to live and a great place to visit. Respectfully, Green Bay STR Alliance Leadership 깁 GreenBaySTRAlliance@gmail.com 깂 김 긿 긾 긽 긼 Working together to strengthen housing, jobs, and tourism in Green Bay Green Bay STR Alliance | Data Sources: Wisconsin Department of Tourism, Airbnb Economic Impact Report (2023), Green Bay STR Alliance Economic Impact Study (2025) Example of exis�ng STR placard scaled to fit leter document view. Normal STR placard is printed and scaled to legal size paper. Comment Form for Committees and Council 11/04/2025 12:44 PM (CST) Comment Form for Committees and Council The City of Green Bay welcomes input regarding actions of the Common Council or a Committee/Commission/Board. There are many opportunities for interested parties to speak at a public meeting. Signing this form does not obligate you to speak. If you decide to speak, please keep your comments relevant to the topic being deliberated, and also please compose your comments to no more than three minutes. Thank you! First name Kristen and Mark Last Name Jonas Address Renaissance Lane Email Address Which Green Bay Plan Commission Committee/Commission/Board do you have comments for? What is the date of the meeting? 11/17/2025 For which item do you wish to Short Term Rentals provide comments? What is your opinion of the item? I OPPOSE the item. Please Note: I understand this form does not register me to speak at the meeting. Comments According to Airbnb, the increase in permit fees is 8x the cost of a permit in Chicago. However, the city repeatedly has told me the fees are "normal for the market.". That does not appear to be accurate For individual renters, owner occupied, that abide by the rules, it is an excessive charge. Seek to generate revenue from the violators. Page 1/1 From: Paul Kosmoski Sent: Friday, October 31, 2025 11:36 AM To: khinkfuss Cc: David Buck Subject: [EXTERNAL] Short term rentals Caution: This email originated from a sender outside of your organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hi Kathy, Thought I would send an email instead of a call, just to support your proposal limiting short term rentals. I am sure this is affecting numerous neighborhoods. The STR Ordinance could go further by taking away the license if numerous complaints are filed. I will also call the planning department. Hope your Trick or Treat day goes well……… Paul Kosmoski President Kos Management Commercial – Apartments – Leasing – Development Main St Green Bay, WI 54302 www.kosmanagement.com Be “Kos” We Care About Our Residents, Our Communities … and Our Future!  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 17, 2025 Jon LeRoy, Zoning Administrator AGENDA ITEM # E.11 Communication from Alders Hinkfuss and Prestley: To adopt a resolution directed to the Wisconsin State Legislature requesting the laws governing short-term rentals be amended to allow for additional local control. BACKGROUND As a part of the previous discussions regarding short-term rentals and the limitations a municipality has regarding local control over STRs, Alder Hinkfuss has made a communication seeking a resolution to be sent to the State of Wisconsin requesting legislative action. Said resolution seeks recognition which would amend state statutes to allow municipal discretion to regulate STRs based on zoning, to establish a cap on total STRs available in each permit cycle, and to further limit the total number of rental days. RECOMMENDATION Approval of the request. FISCAL IMPACT ATTACHMENTS 1. Draft Resolution Requesting Legislative Action on Short-Term Rental Regulations 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  RESOLUTION REQUESTING LEGISLATIVE ACTION ON SHORT-TERM RENTAL REGULATIONS December 2, 2025 BY THE COMMON COUNCIL OF THE CITY OF GREEN BAY: WHEREAS, short-term rentals (STRs)—defined as a residential dwelling that is offered for rent for a fee and for fewer than 30 consecutive days—have rapidly grown in use throughout Wisconsin and across the United States through digital platforms; and WHEREAS, the growth of STRs has provided homeowners with additional sources of supplemental income, and have contributed, in part, to the tourism industry; and WHEREAS the growth and use of STRS has also produced significant local impacts ranging from; increased housing costs, increased rental costs, decreased housing inventory, decreased neighborhood character and welfare; and WHEREAS, current state statutes limit the extent to which municipalities may regulate STRs; and WHEREAS, Green Bay, along with other communities, have a need and desire for additional authority to address local concerns that arise from the use of STRs to help alleviate tensions between local residents and STR operators; and NOW, THEREFORE, BE IT RESOLVED, that the Common Council of the City of Green Bay recognizes the importance of balancing community welfare with independent financial opportunities related to housing; and BE IT FURTHER RESOLVED, that the Common Council of the City of Green Bay urges the Wisconsin Legislature to amend the state statutes related to STRs to enhance municipal discretion to; regulate STRs based on zoning, to establish a cap on total STRs available in each permit cycle, and to further limit the total number of rental days; and BE IT FURTHER RESOLVED, that the City Clerk shall transmit a copy of this resolution to the Governor of the State of Wisconsin, the leadership of the Wisconsin State Legislature, and the Senate Committee on Insurance, Housing, Rural Issue and Forestry. Adopted by the Common Council of the City of Green Bay, Wisconsin, this the 2nd day of December 2025. Eric Genrich, Mayor  Report to the Green Bay Plan Commission MEETING DATE PREPARED BY November 17, 2025 AGENDA ITEM # F.1 Director's report. BACKGROUND RECOMMENDATION FISCAL IMPACT ATTACHMENTS 1. Development Tracking 20251113 100 North Jefferson Street, Green Bay, Wisconsin 54301-5026 greenbaywi.gov  City of Green Bay Development Tracker (Large Scale) - November 2025 Project Name Developer Project Location Project Description Status Update Housing Units Est. Prop Value Multi-family Total # Under 80% US Bank Living Market multi-family Construction 66 0 1 425 Pine Street Redevelopment Downtown LLC rental, commercial underway $9,600,000.00 Total # Under 80% 1116 Hobart Construction 30 0 2 Moski Corp 1116 Hobart Drive Market multifamily Drive underway $3,000,000.00 Total # Under 80% Merge @ Market multi-family 2025 construction 225 0 3 Merge LLC 239 Arndt Street Shipyard rental, retail start anticipated $21,000,000.00 Total # Under 80% Design and due 175 tbd Mixed Income rental Three Sixty diligence 4 200 N. Monroe 200 N. Monroe 148 rental units, 27 LLC underway, due at townhomes Jan RDA mtg tbd Total # Under 80% Construction 95 0 5 Gorman @ JBS Gorman & Co. 0 Lime Kiln Rd Workforce multi-family underway $11,000,000.00 Multi-family rental, Sept. DA Total # Under 80% Former Badger General 420 S. Broadway/419 S. retail, Fire approval. 85 85 6 Sheet Metal Capital Maple Station/Admin, Construction greenway Summer 2026 $19,000,000.00 Total # Under 80% New Land 221 New Land Market rate multi-family Construction 268 0 7 221 Cherry Cherry Enterprises rental, retail underway $38,000,000.00 Total # Under 80% DA amendment Market rate apts with 71 0 8 222 Cherry St LLC Peter Nugent 216-222 Cherry St terms under retail 1st floor negotiation $10,500,000.00 DA approved in Total # Under 80% Spark Market rate multi-family April. 2025 125 0 9 One Astor 100 E. Mason Development rental construction start anticipated $15,500,000.00 Single-family Total # Under 80% Southwest Single family housing Construction 29 0 10 Garritt Bader Hinkle S. of Mason Woods with new roads underway $8,000,000.00 Total # Under 80% Broadway Single family housing DA approved in 11 The Pines 0 Deuchert Street Realty with new roads May. $10,000,000.00  Broadway Single family housing DA approved in 41 0 11 The Pines 0 Deuchert Street Realty with new roads May. $10,000,000.00 Commercial Total # Under 80% Mixed use law office, Investment 227 E Walnut, 101 Construction 1 0 12 S&S Buildings retail, market rate Creations & 109 N Adams underway apartment $1,500,000.00 Total # Under 80% Fire station rehab DA approved in 13 Fire Station One MOWGS LLC 501 S. Washington conversion to May. Rehab work 0 0 commercial uses underway. $1,000,000.00 Total # Under 80% Port of Green County approved C. Reiss 420 S. Broadway/419 S. Port development / C. 0 0 14 Bay / Brown agreement in Relocation Maple Reiss relocation County June 2025. TBD Industrial Total # Under 80% Hoban Real Construction 0 0 15 WE Hoban Co. Finger Rd at Northview Rd Industrial Estate underway $10,500,000.00 Total # Under 80% 180-day Planning Grandview - 0 0 16 Keller client Erie Rd south of Mason Industrial Option approved Keller 9 Acres in October tbd Park/Public Event lawn, dog park, Total # Under 80% Construction Shipyard Phase urban beach, splash 0 0 17 City/RDA 100 W. Mason planned to start 2 pad, playground, in 2026. restrooms $0.00 Units Under 80% Value COLOR KEY TOTALS 1,211 94 $158,600,000.00 Multi-family Single-family Commercial Industrial Park/Public