Plan Commission Agenda Packet - 6:00 PM

City of Oconomowoc Plan Commission Wednesday, February 4, 2026 - 6:00 PM City Hall - Council Chambers 174 E. Wisconsin Ave. Oconomowoc, WI 53066 Notice: If a person with a disability requires that the meeting be accessible or that materials at the meeting be in an accessible format, call the City Clerk’s office at least 48 hours in advance to request adequate accommodations. Tel: (262) 569-2186 1. Call to Order, roll call and confirmation of appropriate meeting notification 2. Approval of previous meeting minutes a. Minutes of January 7, 2026 3. Comment from Citizens specific to items on this meeting agenda 4. Regular Business a. Consider/act on Resolution PC26-R3333 to amend the Oconomowoc Comprehensive Plan 2050 - Housing Chapter regarding Housing Ratios. b. Consider/act on Resolution PC26-R3334 to amend the Oconomowoc Comprehensive Plan 2050 to change land use on 106 acres from Business Park to Suburban Residential, High Density Residential & Commercial/Office, located along Pabst Farms Blvd, north of I-94. c. Consider/recommend Ordinance 26-O1115 to rezone 17 acres from BP to SR; 24 acres from BP to RMH & 64 acres from BP to GC, located along Pabst Farms Blvd, north of I-94, west of CTH P (parcels OCOC 0630.999.016; OCOC 0630.999.024; & OCOC 0630.999.023). d. Consider/recommend Ord 26-O1116 to create a Planned Development Overlay District (PD- 1-26) for the Harvest at Pabst Farms, located along Pabst Farms Blvd, north of I-94, west of CTH P. (parcels OCOC 0630.999.016; OCOC 0630.999.024; & OCOC 0630.999.023). 5. Planning Department Correspondence a. December 2025 6. Adjourn Gina Kozlik, City Clerk City of Oconomowoc Members of other city governmental bodies (boards, commissions, committees, council, etc..,) may attend the above noticed meeting of the Plan Commission in order to gather information. The only action to be taken at the above noticed meeting will be action by the Plan Commission. Plan Commissioners should notify the City Clerk’s Office at (262) 569-2186 if they are unable to attend. 1 1 Plan Commission - January 07, 2026 City of Oconomowoc Plan Commission Meeting Minutes January 7, 2026 - 6:00 PM Members Present: Frederick, Gross, Vande Zande, Ellis (6:04 PM), Valley, Magnus and Wickman Also Present: Gallo, Dehnert and Riffle Chairman Magnus called the Plan Commission Meeting to order at 6:00 PM. 2. Approval of previous meeting minutes-December 3, 2025 Motion by Vande Zande to approve the December 3, 2025 minutes; second by Gross. Motion carried 6-0. 3. Comments from Citizens specific to items on this meeting agenda None. 4. Consider/act on the Food Truck Permit for Just Smokin' Barbecue for a Food Truck renewal for calendar year 2026 at 861 E. Wisconsin Avenue: Gallo explained this is the annual renewal of the permit for a food truck that has been at this location for several years. The business manager approves of this applicant being located on the site, and there have been no complaints. Gallo said the application conforms to code and recommends approval with 5 conditions. Motion by Wickman to approve the food truck application for Just Smokin’ Barbecue at 861 E. Wisconsin Avenue subject to the 5 conditions listed in the staff report; second by Magnus. Motion carried 6-0. 4b. Consider/act on the Food Truck Permit for Big Dawg's Hot Dogs for a Food Truck renewal for calendar year 2026 at 202 E. Wisconsin Avenue: Gallo explained this is the annual renewal of the permit for a food truck that has been at this location since 2024 but will now be located in a parking stall next to the store instead of on the corner; is changing his hours to Mondays through Saturday, 10 am to 9 pm which are the same as the grocery store on the site; and there is limited parking for the grocery store. Gallo said the application conforms to the code and recommends approval with 6 conditions. Members questioned being located in 1 to 2 parking stalls; why this location; and if the parking or space is an issue he may have to come back to review the permit. Josh Drahonovsky said he wanted to place his small trailer out of the way of the main parking stalls for the grocery store. Motion by Gross to approve the food truck application for Big Dawg’s Hot Dogs at 202 E Wisconsin Avenue subject to the 6 conditions listed in the staff report; second by Vande Zande. Motion carried 7-0. 4c. Consider/act on the Food Truck Permit for Gabriel's Taqueria for a Food Truck Renewal for calendar year 2026 at 1670 Old Schoolhouse Road: Gallo explained this is the annual renewal of the permit for a food truck which has been at this location for several years; there is a door missing from a storage shed; electrical cords on the ground outside of their plastic protectors; and said the light on top of the shed should be replaced with one that shines down. Members questioned the hours of the food truck, and Gabriel Vazquez, owner, said they are open 10 am to 10 pm in summer and 10 am to 8 pm in winter and will correct the cords. Motion by Magnus to approve the food truck application for Gabriel’s Taqueria at 1670 Old Schoolhouse Road subject to correcting the exterior light and electrical cords along with the 5 conditions listed in the staff report and hours as provided by the applicant; second by Ellis. Motion carried 7-0. 2 2 Plan Commission - January 07, 2026 4d. Consider/act on the Food Truck Permit for Gabriel's Taqueria for a Food Truck initial request for calendar year 2026 at 524 E. Wisconsin Avenue: Gallo explained this is for a permit for a food truck at a new location for this applicant. Gallo did a site visit yesterday and noted excessive noise due to the use of a generator which is supplying electricity for the truck; fumes from the generator potentially going into the auto parts store; food truck customers walking or standing in the main driveway where vehicles come into the parking lot; no tables or chairs available because they are stacked up by the building; the truck is not located in its proper location because of a large snow pile; and the storage shed is currently still located at the food truck’s former site. Gallo said the Police Department has also received complaints on the noise and fumes from the generator, and the Fire Department said the truck is supposed to be a minimum 10’ from the building. Gallo noted he has added 4 more conditions to the permit: 1) must stop use of the generator immediately until an electrical outlot is secured; 2) truck must be located further to the north according to the submitted site plan; 3) include customer delineators to designate lanes for people to stand in away from incoming vehicles; and 4) place 2 tables and chairs on the site. Members questioned why this location; is there another spot at Mueller’s Square where the truck could be located; and what is the status of the cooler. Gabriel Vazquez said they liked this location; there is no other spot because there are other food places in the development; don’t think they will need the cooler anymore; has tried to talk to a person at the auto store about possibly hooking up to their electricity; has a call into an electrician about hooking up to the nearby power pole; and hopes to talk to an electrician tomorrow or Friday. Members questioned the impact on the store and do customers use the parking spots. Tim Gosh of Tim’s Auto said he has no issues with the food truck, just an issue with the noise from the generator; the parking spots belong to Mueller Square; and he tries to be a good neighbor. Vazquez said he will address all issues and move the truck once the snow melts. Motion by Magnus to approve the food truck initial application for Gabriel’s Taqueria at 524 E Wisconsin Avenue but the applicant must cease and desist operating the food truck with no generator until electricity is set up properly; the snow is to be removed and the food truck moved to the correct site; the applicant is to come back in 6 months and report how things are going; and subject to the 7 conditions requested by staff; second by Vande Zande. Motion carried 4 – 3 (Frederick, Ellis and Wickman voted no). 4e. Consider/recommend Ordinance 26-O1114 amending Section 17.108 (13) as it relates to the conditional use permit standards for Mini-Storage use: Gallo reported when the conditional use standards were created, mini-storage was allowed in the Business Park zoning district with a conditional use permit. Storage facilities have evolved from outside buildings to indoor facilities, and the applicant wants to take a vacant building and make it into a climate controlled storage building. Gallo noted the City’s zoning code does not currently allow for what the applicant wants to do. The proposed ordinance includes the current standards for outside storage by listing it as “For all fenced storage facilities” and adds standards for all other types of facilities. Riffle noted this is a policy decision and agrees that standards were created for what outdoor storage was at the time but now storage has changed to be 2-story inside facilities. Members questioned why distinguish between new or existing buildings regarding landscaping plans and turning radius requirements and what about setback requirements. Gallo said he could include that all conditional use permits require landscaping and truck turning radius plans but setbacks may be different for existing buildings than new buildings. Motion by Frederick to recommend to Council to approve staff proposed language changes for conditional use permit standards for mini-storage with the following changes: Item (b) add a truck turning radius requirement and Item (j) add that landscaping plans be required for all uses; second by Valley. Motion carried 7-0. 4f. Consider/recommend the Conditional Use Permit for Extra Space Storage to occupy the existing 40,835 sf building at 1190 Corporate Center Drive: Gallo explained this request is contingent on Council approving the text amendment. The property is zoned Business Park; there is plenty of parking; the site includes truck docks and a dumpster enclosure; and the 3 3 Plan Commission - January 07, 2026 Corporate Center Review Board recommended approval with 6 conditions. Gallo reviewed the current standards for a conditional use permit for mini-storage and said the plans comply with most items except for those things that will be changed under the proposed ordinance. Gallo reviewed conditions in the conditional use permit and recommended approval. Members questioned the intent for the building; consider removing some parking and replacing it with green space; and said an investor is buying the building and wants approval of the use first and then they will get the person who will take over the building. Bob Flood and Greg Prossen, applicants, said the building’s exterior will remain the same; access will be through the main entry or secured doors; there are 2 – 3 overhead doors at the rear of the building; the facility will be open 7 am to 6 pm, 6 days a week with staff on site during the day; they don’t plan to remove the trees at the rear of the facility; and changes to the site and/or use will require modifications to the conditional use permit in the future. Motion by Ellis to recommend to Council approval of the conditional use permit for Extra Space Storage at 1190 Corporate Center Drive, as drafted by Planning staff contingent upon the Common Council approving the text amendment and with the updates to names and square footage amounts as noted by staff; second by Gross. Motion carried 7-0. 5. Planning Department Correspondence – November 2025: Gallo reported in November 2025 there were no temporary use permits issued; 3 letters were sent for various issues; 2 zoning approvals for new businesses; and 1 administrative approval of the Condo Plat for The Reserve at Olde Highlander, Phase 4. Gallo explained per the developer and the City Attorney, plats have to be approved in a certain number of days, so the City will have to update the City’s zoning code to include this change. Gallo added last night Council discussed housing ratios and a larger housing project which will be coming through. Council approved taking projects on a case-by-case basis and see how they affect the ratio. Chairman Magnus suggested members listen to the Committee-of-the-Whole meeting from last night available on the City’s website. Motion by Valley to adjourn the meeting at 7:18 PM; second by Wickman. Motion carried 7-0. ___________________________________ Chris Dehnert, Deputy City Clerk 4 Housing Ratios – Comprehensive Plan Planning Staff Report City of Oconomowoc Plan Commission – 2/4/26 Amending the Oconomowoc Comprehensive Plan 2050 Property Identification: No specific property is being identified. This is Citywide. Applicant: Scott Yauck, Cobalt Partners 400 N. Broadway, Suite 100 Milwaukee, WI 53202 Historical Background: 2010. The City adopted Comprehensive Land Use Plan 2010-2030 on January 10, 2010. Under Housing Goals there was a goal to maintain a mix of 60% single-family and 40% multi-family (including duplexes). This Policy remained for 10 years. 2019. The City adopted the Comprehensive Plan 2050 on November 19, 2019. The Policy was modified by the Steering Committee in 2019 to define the mix by owner- occupied (60%) versus renter occupied (40%). This moved condominiums to “owner- occupied”. This Policy remained for 5 years. 2024. The City amended Comprehensive Plan 2050 on February 7, 2024. Housing was not to drop below 60% for single-family, not to exceed 35% for multi-family and not to exceed 5% for duplex. (Plan Commission recommended 68% owner-occupied and not to drop below 32% renter occupied). This Policy has been in place for 2 years. 2026. The City received an application to amend the housing ratio policy not to drop below 58% single-family, not to exceed 37.3% multi-family and not to exceed 4.7% for duplex. Summary: The applicant Cobalt Partners is requesting to amend the City of Oconomowoc Comprehensive Plan 2050 by amending the Housing Chapter as it relates to the housing ratio of single-family, multi-family (including apartments & condominiums) and duplex units. 5 Comprehensive Plan 2050 Amendment – Housing Ratios Plan Commission Report – February 4, 2026 - Page | 2 T:\____Projects\HousingStudy\CompPlan_2_4_26_SR.docx The Numbers: What is the City’s current housing ratio, and with the proposed Harvest Development? Below is the last three years of tracking housing with the current housing ratio being 59.6% single-family; 35.6% multi-family (with condos); and 4.8% duplex (with condos). With the Harvest Numbers added in: (Proposed 56 SF dwellings & 334 MF units) The proposed housing ratio with the Harvest Development would be: Single-Family not to drop below 58% (58.1% actual) Multi-Family with Condos not to exceed 37.3% (37.3% actual) Duplex with Condos not to exceed 4.7% (4.7% actual) 6 Comprehensive Plan 2050 Amendment – Housing Ratios Plan Commission Report – February 4, 2026 - Page | 3 T:\____Projects\HousingStudy\CompPlan_2_4_26_SR.docx Planner Thoughts: The topic of housing ratios was discussed with the Common Council on January 20, 2026, and they recommended that the housing ratio remain in the Comprehensive Plan. If a developer wants to come forward and request a change to the established ratio, they may apply for an amendment on a case-by-case basis. That is exactly what Cobalt Partners is asking to do at this time, amend the housing ratio for their specific project. If the City approves the revised ratios to 58% / 37.3% and 4.7%, no other multi-family or duplex projects can be approved that require a rezoning. Other sites that currently have multi-family zoning or mixed-use commercial zoning have vested rights to develop multi- family, with no zoning change. It should be noted there are other developments wishing to expand that contain duplex units and elderly independent units (age restricted apartments). By changing the housing ratio to the exact number that the Cobalt project requests, this does not allow for any expansion of other projects, unless single-family development off-sets the ratios. Housing Market: The City has had a “Housing Ratio” on the books for approximately 16 years. The housing market has drastically changed over that time. The cost of housing has outpaced wages and household incomes. This is due to a variety of reasons, including labor costs, interest rates, cost of building materials, land costs, and people staying in their existing homes. This is creating a housing squeeze, where demand is growing faster than the supply. For these reasons, quality apartments have become more attractive to young professionals, empty nesters, divorcés, or young couples without children. Apartments complexes have changed in the last 20 years to contain many amenities such as swimming pools, fitness centers, office areas, club rooms, common kitchen areas, car wash areas, and dog runs. Harvest Residential Need: Staff will not repeat all the language included in the Harvest application narrative as to why the multi-family units are needed. In sum, the proposed commercial development in the Mixed-Use project requires sufficient nearby residential density. They are asking for 390 residential units in the City of Oconomowoc, for the 425,000 SF of commercial retail (not including the Costco store). This creates a ratio of .92, less than 1 for the number of residential units per 1000 SF of retail. This is a far less ratio than other mixed-use developments who are between 3.6 to 6.1 residential units per 1000 SF. Final Thoughts: Planning Staff wants the City of Oconomowoc and Pabst Farms to thrive and become a regional destination hub along I-94. The Pabst lands have been vacant for over 20 years with Business Park zoning. Business Park use is oversaturated, and buildings are being changed for non-office uses. It is time for a change. The proposed zoning to residential next to the existing subdivisions makes much more sense than allowing a non-residential use going in. 7 Comprehensive Plan 2050 Amendment – Housing Ratios Plan Commission Report – February 4, 2026 - Page | 4 T:\____Projects\HousingStudy\CompPlan_2_4_26_SR.docx With that said I encourage the change to residential zoning and understand the need for higher density in proximity to the future commercial development along I-94. If this is what it takes to bring in the commercial along I-94, Planning does not object to the proposed number of multi-family units. Recommendation: Plan Commission approve the Resolution PC26-R3333 to amend Comprehensive Plan 2050 Housing Chapter relating to Housing Ratios. Submitted by: _____Jason Gallo_______________________________ Jason Gallo, AICP City Planner / Zoning Administrator 8 T:\Area_Neighborhood_Plans\2050 Comprehensive Plan\CompPlan_Res_2_4_26_Housing_Ratios.doc RESOLUTION NO. PC26-R3333 CITY OF OCONOMOWOC PLAN COMMISSION RESOLUTION TO AMEND THE CITY OF OCONOMOWOC COMPREHENSIVE PLAN 2050 (Housing Chapter) WHEREAS, the City of Oconomowoc Common Council has created a Plan Commission pursuant to §62.23(1), Wis. Stats.; and WHEREAS, it is the function and duty of the City Plan Commission pursuant to §62.23(2), Wis. Stats., to prepare and adopt a Master Plan as a whole or as parts thereof, which plans are to aid the Plan Commission and Common Council in making day-to-day development decisions; and WHEREAS, the City of Oconomowoc Plan Commission recommended the adoption of a Master Plan, and the City of Oconomowoc Common Council adopted a Comprehensive Plan 2050 by ordinance on November 19, 2019; and WHEREAS, the Common Council amended the Housing Element of the Comprehensive Plan 2050 on February 7, 2024, at which time the City identified and approved a housing ratio that is not to drop below 60% for single-family dwellings, not to exceed 35% for multi-family dwelling units, and not to exceed 5% for duplex units under the Housing Mix Policy on page 47; and WHEREAS, the Housing Mix Policy was continued to be reviewed and updated on at least a five-year basis; and WHEREAS, on February 4, 2026, the Plan Commission discussed the Housing Mix Policy and directed the City Planner to initiate an amendment to the Comprehensive Plan 2050, Housing Chapter, and WHEREAS, an application has been made by Scott Yauck, Cobalt Partners, to review the Housing Chapter and amend the Housing Mix Policy within the Comprehensive Plan 2050; and WHEREAS, the purpose of amending the Comprehensive Plan is to meet the 14 local goals for comprehensive planning set forth in the Comprehensive Plan 2050 on page 16 of said plan, which lists the following 14 goals: 1. Promotion of the redevelopment of lands and rehabilitate existing residential, commercial and industrial structures. 2. Encourage neighborhood designs that support a range of transportation choices. 3. Protection of natural areas, including wetlands, wildlife habitats, lakes, woodlands, open spaces, and groundwater resources. 4. Protection of economically productive areas. 5. Encouragement of land uses, densities and regulations promoting efficient development patterns. 6. Preservation of cultural, historic and archeological sites. 9 T:\Area_Neighborhood_Plans\2050 Comprehensive Plan\CompPlan_Res_2_4_26_Housing_Ratios.doc 7. Encouragement of coordination and cooperation among nearby units of government. 8. Building of community identity by revitalizing main streets and enforcing design standards. 9. Providing an adequate supply of affordable housing. 10. Providing adequate infrastructure and public services and an adequate supply of development land to meet market demand for residential, commercial and industrial uses. 11. Promoting the expansion or stabilization of the current economic base and creation of a range of employment opportunities. 12. Balancing individual property rights with community interests and goals. 13. Planning and development of land uses that create or preserve varied and unique urban and rural communities. 14. Providing an integrated, efficient and economic transportation system. and WHEREAS, the requested amendment would redesignate the current housing mix policy from a housing ratio that is not to drop below 60% for single-family dwellings, not to exceed 35% for multi-family dwelling units, and not to exceed 5% for duplex units on page 47 of the Comprehensive Plan 2050; to a housing ratio that is not to drop below 58% for single-family dwellings, not to exceed 37.3% for multi-family dwelling units, including apartments and condominiums, and not to exceed 4.7% for duplex units; and WHEREAS, the requested amendment includes the recommended language be added to the Comprehensive Plan “The Plan Commission and Common Council after due consideration, could, but are not obligated to, exceed the housing ratio”; and WHEREAS, the intent of amending this housing policy is to better align the housing percentages with the existing housing stock; and WHEREAS, the requested amendment would meet the intent of the City of Oconomowoc Comprehensive Plan 2050 as outlined in the Housing Element of said plan; and WHEREAS, the city has duly noticed and held a public hearing on the proposed amendment, following the procedures in §66.1001(4)(d), Wis. Stats., and the public participation procedures for comprehensive plan amendments adopted by the city as required by §66.1001, Wis. Stats., and Ordinance No. 19-O964 adopted November 19, 2019. NOW THEREFORE, BE IT HEREBY RESOLVED that pursuant to §66.1001(4)(b), Wis. Stats., the Plan Commission of the City of Oconomowoc recommends that the Common Council of the City of Oconomowoc adopt an ordinance amending the Comprehensive Plan 2050 by amending the Housing Mix Policy on page 47 to a housing ratio that is not to drop below 58% for single-family dwellings, not to exceed 37.3% for multi-family dwelling units, including apartments and condominiums, and not to exceed 4.7% for duplex units; and 10 T:\Area_Neighborhood_Plans\2050 Comprehensive Plan\CompPlan_Res_2_4_26_Housing_Ratios.doc The Plan Commission and Common Council after due consideration, may, but are not obligated to, exceed the housing ratio; and BE IT FURTHER RESOLVED that this resolution is required to be adopted by a majority vote of the entire Plan Commission under §66.1001(4)(b), Wis. Stats., and that the vote be recorded in the official minutes of the Plan Commission. DATED:_______________________ CITY OF OCONOMOWOC PLAN COMMISSION By:_____________________________ Robert P. Magnus, Chairman ATTEST: _____________________________ Chris Dehnert, Secretary 11 /0 /1/2/3 /i255/5 /6/i255/7/8/5 /9 /5/10/5/11/5/8 /12/i255/13/14 /15 /16 /17 /18 /16 /19/20 /i255/22/23 /24/i255/25 /26 /25/27 /28 /29 /8 /5 /30/31 /i255/32 /5 /33/i255/34 /28 /35 /36 /37 /35 /38 /39 /40/16 /17 /17 /41/17 /42 /i255/43 /44 /45 /41/44 /46 /47 /48/16 /48/18 /49 /50/i255/51 /52 /48/41/45 /44 /47 /18 /53/54/41/48/48/44 /55 /i255/56/17/50/i255/22/57/22/23 /57/25 /26 /25 /27 /34 /30/1/10/58/30/3 /i255/59 /5 /8 /58 /2/1/5 /9 /23 /60 /61/26 /27 /62 /23 /27 /26 /24/i255/63 /64 /64 /61/23 /62 /26 /64 /64 /65 /7/11/9/29 /30 /66 /67 /i255/67/46/17/44 /19/i255/41/17 /68/67 /19/54/16/48/41/67 /17 /69 /70 /70 /71/1/8 /58 /9 /2 /72/16/55 /44 /40/41/17 /44 /i255/73 /74 /44 /52 /75 /23 /22/23 /63 /25 /76 /22/63 /23 /65 /65 /23 /54/52/74 /44 /52 /75/77/52/67 /53 /16 /40/48/54/75/44 /61/52 /67/54 /23 /26 /26 /i255/66 /61/i255/78 /19/67 /16 /55 /46 /16 /20/24/i255/47/18 /41/48/44 /22/26 /26 /72/41/40/46 /16 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below Tax Key Numbers: OCOC0630.999.016; OCOC0630.999.024 & OCOC0630.999.023 Property Owner: Pabst Farms Land Co I & Stonebridge Capital Unit II, LLC 3412 Commercial Avenue Northbrook, IL 60062 Applicant: Scott Yauck, Cobalt Partners 400 N. Broadway, Suite 100 Milwaukee, WI 53202 Current Zoning: BP – Business Park District Proposed Zoning: SR / RMH / GC (see above districts) Location Map Summary: An application was submitted for two requests:  Comprehensive Plan Amendment, changing the land use designation on 17.09 acres from Business Park to Suburban Residential; 24.88 acres from Business Park to High Density Residential; & 64.70 acres from Business Park to Commercial / Office land use and  Rezone, the 106.67 acres from BP, Business Park; to SR, Suburban Residential (17.09 acres); RMH, Residential Multi-Unit High (24.88 acres) and GC, General Commercial District (64.70 acres). 17 Harvest at Pabst Farms – Page 2 Comprehensive Plan Amendment & Rezoning – 2/4/26 Overview: The City was approached in Fall 2025 by property owner Pabst Farms and their partner Cobalt Development to develop 210 acres of lands that straddle two communities (City of Oconomowoc and Village of Summit). The project is proposed as a mixed-use development containing a variety of residential and non-residential uses. The lands are adjacent to several existing uses, being single-family subdivisions to the north, I-94 interstate highway to the south and the approved Costco site in the central part. Process: In order to develop these lands in accordance with how the developer desires, a series of approvals are required. These include Comprehensive Plan Amendment to change the land use map, a rezoning of the underlying Business Park zoning district, and a Planned Development Overlay for zoning flexibility (which approves the General Development Plan). Once those approvals are in place the individual tenants can come forward for approvals of the site plan, architectural plans, stormwater management plans, certified survey maps, signage, and easements. Finally, a project of this magnitude requires “other” approvals such as update to the traffic impact analysis, design standards, a potential request for creating a Tax Incremental District (TID), DOT approvals for the impacts to Sawyer Road, private road maintenance agreement, a developer’s agreement for the public infrastructure, DNR approvals for the grading, cross access easements and shared parking agreements. 18 Harvest at Pabst Farms – Page 3 Comprehensive Plan Amendment & Rezoning – 2/4/26 Comprehensive Plan Amendment: Existing Land Use Map – (Partial) The first request is an amendment to the Land Use Plan within the City’s Comprehensive Plan 2050. Per Smart Growth law, every municipal land use decision must be consistent with the City’s Comprehensive Plan. When the City’s Land Use Plan / Pabst Farms Master Plan was drafted twenty years, the City recognized at that time that this land was a blank slate. The Land Use Plan designated the site as Business Park designation. The request is to amend the existing land uses to Suburban Residential that would allow single-family homes; High-Density Residential that would allow for apartments; and Commercial & Office that would allow for a variety of non-residential uses including retail, office, services, hotel, and wellness. Proposed: 19 Harvest at Pabst Farms – Page 4 Comprehensive Plan Amendment & Rezoning – 2/4/26 Zoning Amendment: Existing City Zoning Map – (Partial) The next request is to change the zoning of Business Park (BP) to Suburban Residential (SR); Residential Multi-Family High (RMH); and General Commercial (GC) districts. The zoning request would then be consistent with the updated comprehensive plan land use designations. Proposed Zoning: When reviewing if the zoning of any property should be changed, reviews should be done on several levels.  First the adjacent uses should be reviewed to determine if the proposed zoning will be compatible with the surrounding land uses.  Second, the findings from the Zoning Ordinance below should be reviewed. 20 Harvest at Pabst Farms – Page 5 Comprehensive Plan Amendment & Rezoning – 2/4/26 Utility Constraints: In a perfect world, Planning should not be concerned with the utility capacity for various areas, but plan areas for their highest and best use. In this case the infrastructure is either being installed or is existing, including sewer piping to ensure there is sewer capacity to serve this area. Water extensions are being installed from the north to allow a looped system. No concerns have been raised regarding the future utility capacity and ability to serve this area. Findings: Per the City Ordinance Section 17.803(5)(a) with all rezoning applications the Zoning Administrator shall review the application and evaluate regarding the following standards: 1. How does the proposed map amendment further the purposes and intent of this Zoning Ordinance? This area is recognized as a targeted development area for the City. 2. Which of the following factors have arisen that are not properly addressed on the current Official Zoning Map? a. The designations of the Official Zoning Map should be made consistent with the Comprehensive Plan; The zoning map would be changed to be consistent with the Comprehensive Plan. b. A mistake was made in mapping on the Official Zoning Map; No mistake was made in the zoning map. This site was discussed as a non-residential development area along I-94 and there is existing residential developments in the area. The proposed residential areas will help support the non-residential areas with both customers and employees. c. Factors have changed, making the subject property more appropriate for a different district; With the development of Costco, this area now has much more interest in other proposed commercial uses. d. Growth patterns or rates have changed, thereby creating the need for an amendment to the Official Zoning Map. This is the next logical area for commercial development to be established. This is the last stop along I-94, as the other major interchanges to the east along I-94 have filled up. 3. How does the proposed amendment to the Official Zoning Map maintain the desired consistency of land uses, land use intensities, and land use impacts as related to the environs of the subject property? The City currently serves this area with municipal water, sewer & electric. The change in zoning will not impact the service level in this part of the City. 21 Harvest at Pabst Farms – Page 6 Comprehensive Plan Amendment & Rezoning – 2/4/26 Proposed Density: The applicant has provided a site plan that includes up to 56 single-family homes and 334 multi-family units. Based on the overall 36.623 acres, the site density is 9.29 units per acre (390 units / 41.97 acres). The individual densities are 3.27 du per acre for single-family (56 dwellings on 17.09 acres) and 13.42 du per acre for the multi-family (334 units on 24.88 acres). Housing Ratios: The housing ratio identified in the Comprehensive Plan needs to be amended in order the residential portion to be approved. Planning Comments: This area is prime for development. There are many steps that need to be completed prior to any specific tenants moving forward. Overall, this layout makes sense placing commercial / non-residential uses along I-94 and residential uses adjacent to the existing homes in both the City of Oconomowoc and the Village of Summit. Recommendation: 1. Plan Commission Approve the Resolution PC26-R3334 for the Comprehensive Plan Amendment for the Harvest at Pabst Farms, to change the designation of 106.67 acres to Suburban Residential, High-Density Residential and Commercial / Office designations per the attached exhibit. 2. Plan Commission Recommend the Rezoning Ordinance 26-O11115 for the Harvest at Pabst Farms to rezone 106.67 acres to SR, Suburban Residential; RMH, Residential Multi-Family High and to GC, General Commercial per the attached exhibit. Submitted by: _____Jason Gallo_______________________________ Jason Gallo, AICP City Planner/Zoning Administrator 22 23 RESOLUTION NO. PC26-R3334 CITY OF OCONOMOWOC PLAN COMMISSION RESOLUTION TO AMEND THE CITY OF OCONOMOWOC COMPREHENSIVE PLAN 2050 (HARVEST AT PABST FARMS) WHEREAS, the City of Oconomowoc Common Council has created a Plan Commission pursuant to §62.23(1), Wis. Stats.; and WHEREAS, it is the function and duty of the City Plan Commission pursuant to §62.23(2), Wis. Stats., to prepare and adopt a Master Plan as a whole or as parts thereof, which plans are to aid the Plan Commission and Common Council in making day-to-day development decisions; and WHEREAS, the City of Oconomowoc Plan Commission recommended the adoption of a Master Plan, and the City of Oconomowoc Common Council adopted a Comprehensive Plan 2050 by ordinance on November 19, 2019; and WHEREAS, the Land Use Element of the Comprehensive Plan 2050 and accompanying Figure 20 map titled “Future Land Use” identified on page 143 of the Comprehensive Plan identifies the Harvest at Pabst Farms site, located on the south and north sides of Pabst Farms Boulevard, north of I-94, west of Sawyer Road, shown on Exhibit A attached hereto, which exhibit shows the parcel which is the subject of this resolution, with a land use designation of Business Park Use as the proposed land use; and WHEREAS, an application has been made by Scott Yauck, of Cobalt Partners, in partnership with Brian Bell, of Pabst Farms Development to amend the plan and map as shown on the City of Oconomowoc 2050 Future Land Use Map to a designation of Commercial / Office, Suburban Residential and High Density Residential, which is on file in the office of the Planning Department; and WHEREAS, the purpose of amending the Land Use Plan and map is to meet the 14 local goals for comprehensive planning set forth in the Comprehensive Land Use Plan 2050 on page 16 of said plan, which lists the following 14 goals: 1. Promotion of the redevelopment of lands and rehabilitate existing residential, commercial and industrial structures. 2. Encourage neighborhood designs that support a range of transportation choices. 3. Protection of natural areas, including wetlands, wildlife habitats, lakes, woodlands, open spaces, and groundwater resources. 4. Protection of economically productive areas. 5. Encouragement of land uses, densities and regulations promoting efficient development patterns. 6. Preservation of cultural, historic and archeological sites. 7. Encouragement of coordination and cooperation among nearby units of government. 8. Building of community identity by revitalizing main streets and enforcing design standards. 24 T:\Development\Pabst Farms\Harvest\Submittal_2_4_26\CompPlanAmend_HARVEST_Resolution.doc 9. Providing an adequate supply of affordable housing. 10. Providing adequate infrastructure and public services and an adequate supply of development land to meet market demand for residential, commercial and industrial uses. 11. Promoting the expansion or stabilization of the current economic base and creation of a range of employment opportunities. 12. Balancing individual property rights with community interests and goals. 13. Planning and development of land uses that create or preserve varied and unique urban and rural communities. 14. Providing an integrated, efficient and economic transportation system. ;and WHEREAS, the requested amendment would remove 106.67 acres of land from the Business Park use classification as shown on Exhibit A attached hereto; and WHEREAS, the intent of removing said acreage from the use designated future land use is to add said 17.09 acres to Suburban Residential, 24.88 acres to High Density Residential and 64.70 acres to Commercial / Office land use; and WHEREAS, the Lands located on the south and north sides of Pabst Farms Boulevard, north of I-94, west of Sawyer Road, will be developed into a mixed-use development containing approximately 425,000 SF of non-residential uses and 390 total housing units; and WHEREAS, the requested amendment would meet the intent of the City of Oconomowoc Comprehensive Land Use Plan 2050 as outlined in the Land Use Element of said land use plan, which element is set forth on pages 136-148 of said plan; and WHEREAS, the city has duly noticed and will hold a public hearing before the Common Council on the proposed amendment, following the procedures in §66.1001(4)(d), Wis. Stats., and the public participation procedures for comprehensive plan amendments adopted by the city as required by §66.1001, Wis. Stats., and Ordinance No. 19-O964 adopted November 19, 2019. NOW THEREFORE, BE IT HEREBY RESOLVED that pursuant to §66.1001(4)(b), Wis. Stats., the Plan Commission of the City of Oconomowoc recommends that the Common Council of the City of Oconomowoc adopt an ordinance amending the City of Oconomowoc Comprehensive Plan 2050 by amending the land use of the parcel identified on the attached Exhibit A from the current land use designation of Business Park to the proposed land use designation of Suburban Residential, High Density Residential and Commercial / Office land use set forth on said exhibit. BE IT FURTHER RESOLVED that this resolution is required to be adopted by a majority 25 T:\Development\Pabst Farms\Harvest\Submittal_2_4_26\CompPlanAmend_HARVEST_Resolution.doc vote of the entire Plan Commission under §66.1001(4)(b), Wis. Stats., and that the vote be recorded in the official minutes of the Plan Commission. DATED:____February 4, 2026____________ CITY OF OCONOMOWOC PLAN COMMISSION By:_____________________________ Robert P. Magnus, Chairman ATTEST: _____________________________ Chris Dehnert, Secretary 26 Harvest at Pabst Farms – Exhibit A Comprehensive Plan Amendment: Land Use Map Existing Proposed 27 /0 /1/2/3 /i255/5 /6/i255/7/8/5 /9 /5/10/5/11/5/8 /12/i255/13/14 /15 /16 /17 /18 /16 /19/20 /i255/22/23 /24/i255/25 /26 /25/27 /28 /29 /8 /5 /30/31 /i255/32 /5 /33/i255/34 /28 /35 /36 /37 /35 /38 /39 /40/16 /17 /17 /41/17 /42 /i255/43 /44 /45 /41/44 /46 /47 /48/16 /48/18 /49 /50/i255/51 /52 /48/41/45 /44 /47 /18 /53/54/41/48/48/44 /55 /i255/56/17/50/i255/22/57/22/23 /57/25 /26 /25 /27 /34 /30/1/10/58/30/3 /i255/59 /5 /8 /58 /2/1/5 /9 /23 /60 /61/26 /27 /62 /23 /27 /26 /24/i255/63 /64 /64 /61/23 /62 /26 /64 /64 /65 /7/11/9/29 /30 /66 /67 /i255/67/46/17/44 /19/i255/41/17 /68/67 /19/54/16/48/41/67 /17 /69 /70 /70 /71/1/8 /58 /9 /2 /72/16/55 /44 /40/41/17 /44 /i255/73 /74 /44 /52 /75 /23 /22/23 /63 /25 /76 /22/63 /23 /65 /65 /23 /54/52/74 /44 /52 /75/77/52/67 /53 /16 /40/48/54/75/44 /61/52 /67/54 /23 /26 /26 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City of Oconomowoc Comprehensive Plan Amendments, Rezoning & Planned Development Overlay January 14, 2026 I. Purpose of Submittal and Request for Action Oconomowoc Development Partners, LLC respectfully requests consideration and approval by the City of Oconomowoc Plan Commission and Common Council of the following coordinated actions, as reflected in the City’s published public hearing notices and as outlined in the City’s zoning ordinance and Comprehensive Plan amendment procedures. These actions are requested as an integrated package to implement The Harvest at Pabst Farms master-planned development: 1. Amendment to Chapter 3 – Housing of the City of Oconomowoc Comprehensive Plan 2050 (Housing Mix Policy) to adjust the City-wide housing ratios from a minimum of 60.0% single-family, a maximum of 35.0% multi-family, and a maximum of 5.0% duplex units, to a minimum of 58.0% single-family, a maximum of 37.3% multi-family, and a maximum of 4.7% duplex units. This targeted adjustment enables The Harvest at Pabst Farms development to comply with Comprehensive Plan housing policies while delivering a minimum of 56 single-family homes and up to 334 multi-family units. 2. Amendment to the City of Oconomowoc Comprehensive Plan 2050 – Future Land Use Map to redesignate portions of the site from Business Park to Suburban Residential, High- Density Residential, and Commercial/Office, supporting a coordinated mixed-use development pattern consistent with long-term City growth objectives. 3. Rezoning of approximately 106.67 acres located along the north and south sides of Pabst Farms Boulevard, north of Interstate 94, from the Business Park zoning district to Suburban Residential (approximately 17.09 acres), Residential Multi-Family High (approximately 24.88 acres), and General Commercial (approximately 64.70 acres), with application of a Planned Development (PD) Overlay District. 33 4. Approval of a PD Overlay District to allow limited, purposeful deviations from base zoning standards, including but not limited to: residential density adjustments within the Suburban Residential and RMH districts; reductions to residential lot widths, setbacks, and side-yard requirements; flexibility in residential garage design standards; reduced commercial building and pavement setbacks; parking flexibility related to maximum stall counts; and allowance for shared access and private drives. These PD standards and exemptions are requested to enable a cohesive, walkable, and high-quality mixed-use environment that cannot be achieved under conventional zoning alone. These requests are presented as a coordinated and interdependent set of actions intended to implement a single, comprehensive vision for the site rather than piecemeal development. Collectively, they respond to evolving market conditions, changing housing needs, and the City’s long-term growth objectives for the Interstate 94 corridor. They also provide the regulatory framework necessary to deliver the public benefits, design quality, and long-term community value described in this submittal, and are consistent with the procedural and substantive requirements of the City Zoning Ordinance and Comprehensive Plan. II. Project Overview – The Harvest at Pabst Farms The Harvest at Pabst Farms is a next-generation, mixed-use community rooted in the historic legacy of one of Wisconsin’s premier model farms and reimagined for modern living. The project advances the long-standing vision for Pabst Farms by combining residential neighborhoods, neighborhood- serving commercial uses, wellness and lifestyle amenities, civic gathering spaces, and extensive open space into a unified, walkable environment. The development is intentionally designed as a comprehensive, master-planned community, integrating living, working, shopping, recreation, and nature in a manner that is fiscally responsible, market-supported, and aligned with long-term community goals. Rather than relying on conventional single-use zoning, The Harvest at Pabst Farms delivers a place-based plan that emphasizes: • Walkability and internal connectivity • A diversity of housing types and price points • Rooftop population to support neighborhood-serving retail • High-quality architecture and cohesive design standards • Preservation and enhancement of natural features • Meaningful public amenities and civic spaces This is not speculative or fragmented development; it is a coordinated plan intended to build lasting value for the City and surrounding neighborhoods. The result is a fiscally sustainable, walkable district that strengthens the City’s tax base while enhancing overall quality of life. [See Exhibits G, H, and I for Overall Layout, Survey Overlay, and Development Summary, respectively.] 34 III. Highest and Best Use of the Site A. Long-Term Zoning Context The subject property has been designated and zoned as Business Park for approximately two decades. Despite its strategic location along Interstate 94, development within this corridor has been fragmented, limited in scope, and lacking comprehensive planning, resulting in underutilized land and disconnected uses. Market conditions, employment patterns, and retail dynamics have evolved substantially during this period. Traditional business park development alone has not produced a cohesive or fully realized development pattern for the site. B. Strategic Location and Market Reality The site’s location along Interstate 94 and Pabst Farms Boulevard positions it as one of the City’s most visible and accessible gateways. This location is well suited for: • Regional and neighborhood-serving commercial uses • Higher-density residential uses that support nearby employment centers • A mixed-use environment that reduces vehicle trips through internal capture Contemporary mixed-use developments across the region consistently demonstrate that the long-term viability of neighborhood-serving retail and services is supported by nearby residential density, allowing residents to meet daily needs locally rather than relying on auto-oriented destinations, and supporting year-round activity and economic stability. C. Comprehensive Planning vs. Incremental Development The Harvest at Pabst Farms represents a deliberate shift away from piecemeal, single-use development toward a cohesive Master Plan that: • Coordinates land uses rather than segregating them • Manages traffic, access, and infrastructure holistically • Establishes long-term design and use controls through a PD Overlay • Aligns private investment with public priorities This approach represents the highest and best use of the site in terms of land efficiency, fiscal sustainability, community character, and long-term economic return to the City, while advancing the City’s long-term objectives for coordinated growth, fiscal responsibility, and place-making, and supporting the comprehensive policy amendments and PD framework requested herein. IV. Housing Mix Amendment – Rationale and Public Interest The requested housing ratio adjustment is modest, targeted, and implemented through an amendment to Chapter 3 – Housing of the Comprehensive Plan. The adjustment reflects evolving 35 market conditions, demographic trends, and ongoing City discussions regarding housing diversity and classification, while maintaining the overall intent and balance of the City’s long-term housing policies. As documented in recent staff memoranda and planning analyses, multi-family housing: • Places less demand on City services than single-family housing • Generates fewer school-related impacts • Supports commercial development by increasing nearby population density The Harvest at Pabst Farms housing program includes an appropriate mix of for-sale and rental units, delivering a minimum of 56 single-family homes and up to 334 multi-family units (including 12 townhome condominiums) over the project’s multi-year implementation in a manner consistent with the amended housing ratios. This mix supports workforce attraction, changing household preferences, and neighborhood vitality, while remaining within a responsible and policy-consistent range of the City’s overall housing composition. As noted above, successful mixed-use developments across the region demonstrate that the viability of such developments, including the retail and commercial components of those developments, requires sufficient nearby residential density. The development team has previously presented data from projects including the Corners of Brookfield, Whitestone Station, 84South, Mayfair Collection, the Shoppes at River View, and Jamestown Quarry. The earlier of those projects included densities of approximately 1 residential unit per 1,000 square feet of commercial/retail area. The more recent of those projects have such densities ranging from 3.6 to 6.1 residential units per 1,000 square feet of commercial/retail area, illustrating the heavier reliance on residential density for sustainability and quality tenancy. For comparison purposes, this ratio for The Harvest at Pabst Farms is 0.92, well below such ratio for recent mixed-use developments. [This ratio assumes 425,000 square feet of commercial/retail uses and 390 total housing units (excluding the Costco parcel and its corresponding area.)] [See Exhibit A for map depicting residential zones and permitted building height (in stories) by housing type.] V. PD Overlay – Need for Flexibility The PD Overlay is requested to enable limited, intentional zoning flexibility to replace fragmented, by-right standards with a unified and enforceable framework that implements a high-quality mixed- use environment that could not be achieved under conventional zoning alone. Requested PD considerations include: • Modest adjustments to residential lot widths and setbacks to support walkable neighborhood design; for up to 50% of the single-family lots (fronting along the southern side of the proposed road), no side yard to accommodate “twin-homes” if the market demand for this product is supportive. [See Exhibit J for examples of “twin homes.” ] 36 • Flexibility in commercial setbacks and parking configurations to create pedestrian- oriented retail environments • Allowance for private drives and shared access to reduce curb cuts and improve traffic flow These requests are not speculative variances; they are design tools that enable better urban form and are offered in exchange for clearly defined public benefits, as summarized in the PD Tradeoff Framework in Section VI and detailed further in Section VII. The PD Overlay further ensures long- term City oversight through adopted design standards, use limitations, and phased implementation tied to formal approvals. VI. PD Tradeoff Framework (Section V identifies the need for flexibility; Section VI documents the corresponding public benefits.) The PD Overlay for The Harvest at Pabst Farms is requested to allow limited, purposeful flexibility from base zoning standards to implement a cohesive, walkable, and mixed-use development pattern. Each requested element of flexibility is directly tied to a corresponding public benefit that advances City planning objectives, as summarized below. Requested PD Flexibility Base Zoning Standard Purpose of Flexibility Public Benefit Delivered Reduced residential lot widths and setbacks in select residential areas Standard SR dimensional requirements Supports walkable neighborhood design, housing diversity, and efficient land use Expanded attainable housing options, reduced land consumption, and improved neighborhood walkability Reduced commercial side-yard and pavement setbacks Conventional commercial setback standards Enables pedestrian- oriented building placement and cohesive retail streetscapes Active storefront environments, improved walkability, and stronger commercial viability Parking flexibility and shared parking arrangements Maximum parking stall limits and single-use parking requirements Reflects mixed-use parking demand patterns and internal trip capture Reduced impervious surface, improved stormwater performance, and more efficient land use 37 Allowance for private drives and shared access Requirement for public street frontage Improves site circulation and access management Fewer curb cuts, enhanced traffic safety, and improved roadway operations along Pabst Farms Boulevard Comprehensive PD design standards Use-by-right development without unified standards Ensures long-term consistency in architecture and site design High-quality development character, predictability for the City, and protection of long-term community value VII. Public Benefits In exchange for the requested Comprehensive Plan amendments and PD flexibility, The Harvest at Pabst Farms provides substantial and measurable public benefits, including: 1. Central Green and Civic Space – Approximately 6.5 acres of centrally located green space designed for public gatherings, community events, informal recreation, and civic uses. The Harvest Green is envisioned as the community’s primary public gathering place and is intentionally designed to accommodate potential civic or community-serving facilities that benefit residents and the broader Oconomowoc/Village of Summit community. [See Exhibit B for depiction of the Harvest Green.] 2. Parkland Creation/Conveyance to the City of 15-Acre Wooded Area – Located along Interstate 94, between The Harvest at Pabst Farms to the east and Pabst 59 to the west, the 15-acre wooded area represents a rare and largely untouched natural asset within an otherwise developed corridor. This forested landscape, inclusive of wetlands and mature natural features, provides an opportunity to preserve open space while enhancing public access to nature. The Master Plan proposes the permanent preservation and conveyance of this area to the City as dedicated parkland. Thoughtfully integrated walking trails, benches, and passive recreation amenities will be introduced to allow residents and visitors to experience the site without compromising its ecological integrity. Nature-based programming and interpretive features will further activate the space as a community amenity. By protecting this landscape and transforming it into accessible public parkland, the project delivers lasting environmental, recreational, and quality-of-life benefits, creating a natural respite for neighboring neighborhoods, supporting regional trail connectivity, and reinforcing the community’s commitment to conservation and sustainable growth. [See Exhibit C for map.] 3. Municipal Well Site Protection, Expansion, and Access – The Master Plan incorporates and protects the existing municipal well site within the Pabst Farms area and dedicates additional adjacent lands (a 50-foot perimeter buffer around the current site) to the City to allow for potential future expansion, operational needs, and improved access. The 38 development layout is designed to ensure efficient, safe, and direct access to the well site for City operations while minimizing conflicts with surrounding land uses. This coordinated approach supports long-term water utility planning, protects critical public infrastructure, and provides the City with greater flexibility for future system needs. [See Exhibit F for map and additional details.] 4. Elevated Architectural and Site Design Standards – Development within The Harvest at Pabst Farms will be governed by comprehensive PD design standards that exceed conventional base zoning requirements in important areas. These standards will address building architecture, materials, massing, site layout, landscaping, lighting, and streetscape design to ensure a cohesive, high-quality development character over time. This commitment provides long-term predictability for the City, protects adjacent neighborhoods, enhances visual quality at a prominent community gateway, and safeguards the long-term value of both public and private investment. 5. Extensive Open Space Network – Preservation and integration of a 15-acre wooded area, along with walking paths, trails, and nature-based amenities, totaling more than 34 acres in the aggregate in the City of Oconomowoc. [See Exhibit D for map and additional details.] 6. Trail Connectivity – Extensive internal trail systems for public use connecting residential neighborhoods to commercial amenities and extending northward to existing neighborhoods, enhancing non-vehicular access. The trail network comprises over 3 miles of local trails and over 5 miles of sidewalks. The main trails are intended to be 4’ to 6’ wide and paved with asphalt where appropriate and as consistent with the surrounding context and programming. [See Exhibit E for map and additional details.] 7. Attainable Housing – A mix of housing types and price points designed to expand housing choice and accessibility for residents at different life stages, including young professionals, growing young families entering the market, downsizing households, and empty nesters, while remaining market-driven and consistent with City housing policies. 8. Regional Economic Development and Destination Value – The Harvest at Pabst Farms is planned as a high-quality mixed-use destination that will attract visitors, customers, and activity from outside the City of Oconomowoc. By combining desirable retail, experiential uses, restaurants, public spaces, and a distinct sense of place, the development is intended to function as a regional draw that strengthens the City’s position within the broader Interstate 94 corridor. This regional visibility supports business attraction, increases local spending, broadens the City’s tax base, and enhances Oconomowoc’s identity as a desirable place to live, work, and visit. 9. Expanded Retail and Service Offerings Not Currently Available in the City – The Harvest at Pabst Farms is designed to attract a mix of retail, dining, wellness, and service uses that are not currently available or are underrepresented within the region. By capturing unmet market demand locally, the development reduces resident out-migration for goods and 39 services, retains spending within the community, and enhances consumer choice and convenience. These offerings complement existing businesses elsewhere in the City and contribute to a more complete, competitive, and resilient local economy. The current Master Plan includes approximately 425,000 square feet of commercial/retail uses. 10. Integrated Residential Density Supporting Local Services – An appropriate density of on- site residents supports the viability of walkable, neighborhood-serving retail and services, reduces vehicle trips for daily needs, improves access and convenience for residents, and strengthens long-term commercial stability for the community. 11. Civic Partnership and Long-Term Public Service Opportunities • Potential Oconomowoc Area Senior Center / Community Facility – The central Harvest Green 6-acre open space framework allows for the potential of a future Oconomowoc Area Senior Center or similar community-serving facility, should the City and its partners determine such a need exists. Any such facility would be subject to separate evaluation, funding, partnership agreements, and all required approvals. This concept is presented to demonstrate the flexibility of the Master Plan to accommodate long-term civic needs and intergenerational community services in a highly accessible, walkable location. • Potential Public Safety / Fire District Facility Coordination – The overall Master Plan also allows for future coordination with the Western Lakes Fire District to explore the potential siting of an administrative, training, or support facility within the broader Pabst Farms development area, potentially on lands south of Interstate 94. This concept is intended to acknowledge long-term public safety planning needs and regional service coverage considerations and is presented at a conceptual level only. Any such facility would be subject to further evaluation, collaboration with the Fire District and participating municipalities, and all required approvals. VIII. Conclusion The Harvest at Pabst Farms represents a rare opportunity to implement a comprehensive, intentional, and community-oriented development on one of the City’s most prominent remaining growth areas. The requested amendments and zoning actions are not ends in themselves; they are tools to deliver a higher-quality outcome than conventional zoning would allow. Oconomowoc Development Partners, LLC respectfully submits this package for consideration and appreciates the City’s thoughtful review. The development team looks forward to the continued partnership with City staff, elected officials, and the broader community as the project advances shared goals for growth, vitality, and stewardship. 40 Pabst Farms Development Inc. 3412 Commercial Avenue Northbrook, IL 60062 Phone 224.261.8758 _____________________________________ www.pabstfarms.com _____________________________________ December 30, 2025 City of Oconomowoc – Planning Department Attn: Jason Gallo 174 East Wisconsin Avenue Oconomowoc, WI 53066 SUBJECT: Owner Permission Letter Proposed Lands Surrounding Costco Wholesale To whom it may concern: Pabst Farms Development, Inc. and it’s related entities are the Owner(s) of all lands surrounding Costco Wholesale in the area that is defined as the Business Park at Pabst Farms. In conjunction with Cobalt Partners LLC, we hereby authorize and offer support of the Submittal of Application of the revised land use and further master plan of the said lands, inclusive of all zoning and entitlement considerations. We further welcome the opportunity to present to City Staff and solicit their feedback and suggestions. Sincerely, Brian Bell Authorized Representative for Owner(s) 41 42 43 44 45 46 47 48 49 50 © Sheet # Sheet Title Revisions 756 North Milwaukee Street, Suite 250 Milwaukee, Wisconsin 53202 p 414.431.8101 2024 SKETCH BASE 24X36 SK-00 PABST FARM MASTERPLAN PABST FARM ROAD WISCONSIN CONCEPT DESIGN Date Issued: 11/20/2025 RINKA project #: 25098 N 0' 100' 200' 400' 1" = 200'-0"1 SITE PLAN - Sketch Base C.T.H. "DR" DELAFIELD ROAD I.S.H. "94" I.S.H. "94" SAWYER ROAD C.T.H. "P" FARMS BLVD. PABST X IX XI XII XIII XIV PABST FARMS BLVD 51 T:\Development\Pabst Farms\Harvest\Ord_Zoning_Harvest_2_4_26.docx ORDINANCE NO. 26-O1115 AN ORDINANCE TO REZONE LANDS FROM BUSINESS PARK (BP) DISTRICT TO GENERAL COMMERCIAL (GC); SUBURBAN RESIDENTIAL (SR) & RESIDENTIAL MULTI-FAMILY HIGH (RMH) DISTRICTS AS SHOWN ON THE ZONING DISTRICT MAP, CITY OF OCONOMOWOC, WISCONSIN (HARVEST AT PABST FARMS) _____________________________________________ The Common Council of the City of Oconomowoc, Waukesha County, Wisconsin, do ordain as follows: SECTION 1. The Zoning District Map of the City of Oconomowoc, Wisconsin, dated May 27, 2025, is hereby amended by rezoning lands (106.67 acres) currently identified as BP – Business Park District; to GC – General Commercial District (64.70 acres), SR – Suburban Residential District (17.07 acres) and RMH – Residential Multi-Unit High 24.88 acres). The land is located on the north and south side of Pabst Farms Boulevard, north of I-94, west of Sawyer Road, tax key numbers OCOC 0630.999.016, OCOC 0630.999.024 and OCOC 0630.999.023 within the City of Oconomowoc, said lands are precisely described as follows: SEE PROPERTY EXHIBIT FOR LEGAL DESCRIPTION - ATTACHED HERETO SECTION 2. This zoning ordinance amendment and map revision shall be listed on Appendix B of the zoning ordinance of the City of Oconomowoc entitled "List of Amendments to the Official Zoning Map." SECTION 3. This ordinance shall take effect upon passage and publication as required by law. DATED: ___February 17, 2026__ CITY OF OCONOMOWOC By:___________________________ Robert P. Magnus, Mayor ATTEST: ______________________________ Gina Kozlik, Clerk Date Adopted:___________________ Date Published:__________________ Effective Date:___________________ 52 Harvest at Pabst Farms – Zoning Map Property Description Rezoning from BP Business Park to GC General Commercial; SR Suburban Residential; and RMH, Residential Multi-Unit High Existing Zoning Proposed Zoning PD-2-25 Lands located north and south of Pabst Farms Boulevard, north of I-94, west of Sawyer Rd, more precisely: Tax Key numbers OCOC 0630.999.016; OCOC 0630.999.023 and OCOC 0630.999.024. PD-2-25 PD-2-25 57.03 acres 7.63 acs 42.27 acres 64.70 acres 24.88 acres 17.07 acs 53 © Sheet # Sheet Title Revisions 756 North Milwaukee Street, Suite 250 Milwaukee, Wisconsin 53202 p 414.431.8101 2024 SKETCH BASE 24X36 SK-00 PABST FARM MASTERPLAN PABST FARM ROAD WISCONSIN CONCEPT DESIGN Date Issued: 11/20/2025 RINKA project #: 25098 N 0' 100' 200' 400' 1" = 200'-0"1 SITE PLAN - Sketch Base C.T.H. "DR" DELAFIELD ROAD I.S.H. "94" I.S.H. "94" SAWYER ROAD C.T.H. "P" FARMS BLVD. PABST X IX XI XII XIII XIV PABST FARMS BLVD 54 Harvest at Pabst Farms Planning Staff Report City of Oconomowoc Plan Commission –2/4/2026 Planned Development / General Development Plan Property Location: See map below Property Owner: Pabst Farms Land Co I, LLC & Stonebridge Capital Unit II Peter Bell & Brian Bell 3412 Commercial Avenue Northbrook, IL 60062-1819 Applicant: Scott Yauck, Cobalt Partners 400 N. Broadway, Suite 100 Milwaukee, WI 53202 Current Zoning: Currently BP; Business Park Zoning Proposed Zoning: Petitioning to change zoning to Residential & Commercial Location Map Summary: An application was submitted to create a Mixed-Use Planned Development (PD-1-26). The area includes a total of 106.67 acres located on the north and south sides of Pabst Farms Boulevard & north of I-94. The area currently consists of 3 parcel tax key numbers OCOC 0630-999-023; OCOC 0630-999-024; and OCOC 0630-999-016. Interstate I-94 55 Harvest at Pabst Farms – Page 2 Planned Development District – 2/4/26 History / Overview: The site has been zoned BP; Business Park for over 20 years. Over that time there has been very limited interest in this area in developing as a business park. The overall development spans between two communities being within the Village of Summit and the City of Oconomowoc. The part that the City is reviewing and taking action on is only within the City limits. Summit will be taking similar action of the project areas that is located within the Village boundaries. Proposed Planned Development: At this time, the applicant and property owner feels it is time to change the zoning and provide a general layout for the future land uses and intensities for the area. As with Planned Developments, there is a tradeoff between the City and the Developer. The developer may ask for zoning exemptions (flexibility) and in return the project must provide a public benefit. Summary: Three Areas: The 106-acre mixed-use development in the City consists of three distinct areas. Area #1 (Non-Residential Area) The applicant is requesting to develop 64.67 acres in the City of Oconomowoc into future non-residential uses. This includes approximately 425,000 SF of building space, between I-94 and Pabst Farms Boulevard. There are 13 individual business spaces shown in 8 buildings on the submitted general development plan. This plan is not getting locked in; however, the final site plans need to resemble the general layout. Area #2 (Single-Family Residential Neighborhood) The applicant is requesting to develop 17.07 acres in the City of Oconomowoc into 56 single-family homes. Some of these could be constructed as twin homes, which are single-family home with a shared lot line (0’ side yard setback) with the adjacent dwelling. No more than 50% would be considered twin homes. The single-family home neighborhood is adjacent to the existing single-family residential subdivisions of Eastlake Village and Lake Country Estates. The SF homes will be a nice transition from the existing homes and creates a buffer between the proposed apartments. Area #3 (Multi-Family Apartments) The applicant is requesting to develop 24.88 acres in the City of Oconomowoc into 334 multi-family dwellings within 12 buildings. Most buildings are considered 2-story garden apartments and there is one 3-story apartment building. The apartments are needed for the residential density. The higher number of people are to support both the non- residential uses, as well as provide housing for the much needed jobs that will be created with the new non-residential area. 56 Harvest at Pabst Farms – Page 3 Planned Development District – 2/4/26 Housing Ratios: The applicant is aware of the City’s Housing Ratio that is identified in the Comprehensive Plan 2050. An application has been made to amend the ratios. If the City Common Council does not amend the housing ratio, this development Traffic: Moving traffic safely and efficiently is critical for large scale developments. A traffic impact analysis was conducted years ago. Since the land uses and building sizes are changing, that study is being updated. Improvements are needed and will be paid for by parties other than the City. The improvement and timing of said installation will be detailed in the Developer’s Agreement. Environmental: There are environmentally sensitive lands within the area. These lands will be protected and reviewed during the site plan approval process. Site Plan: The Plan Commission is only acting on the Planned Development (PD) zoning amendment. The site plans for each of the individual buildings will have a detailed review when they apply for approvals. Paths: The applicant feels connectivity is very important to this mixed-use development. The application included a future pathway and sidewalk plan. There will be 3-4 miles of local trails and 5-6 miles of sidewalk installed with this development. Architecture: The Architectural Commission will review all the buildings for design, materials & colors. Planning Staff will ensure the building design is compatible with the existing development. There will be specific design guidelines that the architectural design will need to follow. Planner’s Final Thoughts: Planning has been involved with the project for several months. There has been a series of meetings with the City team members, Village team members and the applicant. Staff is comfortable with the proposed General Development Plan (GDP) layout, land uses and intensities. Recommendation: 1. Plan Commission Recommend Ordinance 26-O1116 to create PD-1-26 for the Harvest at Pabst Farms that approves the projects General Development Plan. Submitted by: ____Jason Gallo________________________________ Jason Gallo, AICP City Planner/Zoning Administrator 57 1 ORDINANCE NO. 26-O1116 AN ORDINANCE TO CREATE A PLANNED DEVELOPMENT (PD-1-26) LOCATED NORTH OF I-94, WEST OF SAWYER ROAD, ON THE NORTH AND SOUTH SIDES OF PABST FARMS BOULEVARD, CITY OF OCONOMOWOC, WAUKESHA COUNTY, WISCONSIN (HARVEST AT PABST FARMS PLANNED DEVELOPMENT) ________________________________________________ RECITALS WHEREAS, the City of Oconomowoc Zoning Code provides in §17.804(2)(a) for planned developments in all zoning districts; and WHEREAS, the purpose of planned development districts is to allow for control of site design, appearance, density and intensity of development in terms of more flexible requirements for land use; and WHEREAS, an application has been filed by Scott Yauck, Cobalt Partners, for the property described on Exhibit A attached hereto, that contains BP; Business Park underlying zoning district and is requesting to change the underlying zoning to SR; Suburban Residential District, RMH; Residential Multi-Unit High and GC, General Commercial District with a Planned Development Overlay; and WHEREAS, the owner/developer has, pursuant to the planned development process Step 1, had a pre-application conference with the Zoning Administrator and appeared before City staff on January 7, 2026, for a conceptual discussion; and WHEREAS, the City Planner determined that the PD concept plan submittal packet was complete and placed consideration of the same on a Plan Commission agenda; and WHEREAS, pursuant to planned development process Step 3 (General Development Plan), the applicant submitted to the City a GDP submittal packet on January 14, 2026; and WHEREAS, the PD process Step 3 GDP submittal packet contained the following items: 1. A general written description of the proposed PD including: a. General project themes and images; b. General mix of dwelling unit types and/or land uses; c. Approximate residential densities as described by dwelling units per acre, floor area ratio, and impervious surface area ratio; d. The general treatment of natural features; e. The general relationship to nearby properties and public streets; f. The general relationship of the project to the Master Plan; g. A statement of rationale as to why PD zoning is proposed; and h. A complete list of zoning standards which will not be met by the proposed PD and the location(s) in which they apply and a complete list of zoning standards which will be more than met by the proposed PD and the location(s) in which they apply. i. A written description of potentially requested exemptions from the requirements of the underlying zoning districts. 2. A location map of the subject property as depicted on the City of Oconomowoc Land Use Plan Map. 3. A General Development Plan drawing of the proposed project which contains the following information: a. A conceptual plan drawing of the general land use layout and the general location of major public streets and/or private drives; 58 2 b. Location of recreational and open space areas and facilities; and c. Statistical data on lot sizes in the development, the approximate areas of large development lots and pads, density/intensity of various parts of the development. WHEREAS, the City Planner determined that the draft GDP submittal packet was complete and scheduled the same for public hearing pursuant to the requirements of §17.804(6)(a); and WHEREAS, at its regularly scheduled meeting on February 4, 2026, the Plan Commission considered the GDP and a draft planned development overlay district ordinance; and WHEREAS, at its regularly scheduled meeting on February 4, 2026, the Plan Commission recommended approval of the GDP and zoning to Planned Development (PD-1-26) with underlying zoning of SR Suburban Residential District, RMH; Residential Multi-Unit High and GC, General Commercial District; and WHEREAS, the Common Council, after a public hearing held on February 17, 2026, and at its regularly scheduled Common Council meeting, considered the overlay zoning of the proposed development, the GDP; and after review of said GDP, the Common Council approved the GDP and approved zoning to Planned Development (PD-1-26) with underlying zoning of SR, Suburban Residential, RMH; Residential Multi-Unit High and GC, General Commercial District. NOW THEREFORE, the Common Council of the City of Oconomowoc, Waukesha County, Wisconsin, does ordain as follows: SECTION 1. Planned Development Overlay District Ordinance (PD-1-26) is hereby established on the property described on Exhibit A attached hereto, subject to the following restrictions and requirements: 1. General Development Plan (GDP). The GDP submittal packet containing information for the Harvest at Pabst Farms dated received January 14, 2026, and concept Master Plans are hereby approved as a general concept plan. This includes the narrative submittal, the Pabst Farms permission letter dated December 30, 2025, and the following plans prepared by RINKA:  Concept Master Plan (Residential Zones) – Exhibit A  Concept Master Plan (Central Green & Civic Space) – Exhibit B  Concept Master Plan (Parkland Creation / Conveyance) – Exhibit C  Concept Master Plan (Open Space Network) – Exhibit D  Concept Master Plan (Trail Connectivity) – Exhibit E  Concept Master Plan (Municipal Well Site) – Exhibit F  Concept Master Plan (Overall Layout) – Exhibit G  Concept Master Plan (Survey Overlay) – Exhibit H  Concept Master Plan (Development Summary) – Exhibit I  Twin Home Examples Imagery – Exhibit J  Sheet SK-00 (Comprehensive Plan Amendment Exhibit)  Sheet SK-00 (Rezoning Amendment Exhibit) If any provisions of the GDP or previously approved plans conflict with the provisions of this planned development overlay district ordinance, the provisions of this ordinance shall control. 2. Property Description. See Property Exhibit A attached hereto. The property subject to this Planned Development zoning includes approximately 106.67 acres to accommodate the Harvest at Pabst Farms Development consisting of three developable nodes, being an area south of Pabst Farms Boulevard (64.7 acres), the area north of Pabst Farms Boulevard consisting of Apartments (24.88 acres) and the area north of the apartments consisting of single-family dwelling units (17.09 acres). 59 3 A portion of this Development was included in the Pabst Farms Town Centre Planned Development PD-3-24, created and approved by Ordinance 24-O1063. Said lands of the previously approved Planned Development were shown on the property exhibit dated 1/10/24. Area E on said exhibit, incorporating 59.38 acres, located north of I-94 and south of Pabst Farms Boulevard, are being included in the Harvest at Pabst Farms Planned Development. When the original Planned Development was approved on March 5, 2024, there was no specific plan or site layout design for this area. It was anticipated that future detail would be provided for these lands. This Planned Development is providing the needed General Development Plan site layout detail for this area. 3. Site Plan and Development Plan Approval Process. The application and approval process for site and development plans for planned developments shall be as required under the provisions of §17.801 & §17.804 of the current zoning ordinance, including public hearings if it is determined by the City Planner that the site and/or development plans are major amendments to the approved GDP. If the City Planner determines the plans constitute major amendments to the GDP and/or the planned development overlay ordinance, the site & development plans shall be processed & reviewed as a new GDP. If the City Planner determines the amendments are minor, the proposed changes shall be administratively approved. Reference is §17.804(8)(a) and (b). 4. Development Agreement. Construction of public infrastructure that will be dedicated to the City of Oconomowoc requires a developer’s agreement. Said agreement shall be drafted by the City and approved by the City Common Council. 5. Site Plan and Plan of Operation Approval for the Non-Residential Area. Pursuant to §17.801, §17.804, and §17.805 of the zoning ordinance and subject to the provisions of paragraph 8 of this ordinance, the Developer shall file an application for approval of the site plans and development plans. It is contemplated that the development be accomplished in phases. The site plans and development plans for each phase shall be submitted for approval in compliance with §17.801, §17.804, and §17.805. The site plans and development plans shall comply with the intent and spirit of the approved GDP and shall include and/or be subject to the following items: a. The development plans shall comply with the use and bulk requirements of the Zoning District unless otherwise exempted by this planned development ordinance (see zoning exemptions in paragraph 7); b. Dimensionally accurate site plan that identifies structural footprints; typical floor plans; open spaces; plazas, permanent outdoor seating, sidewalks, trails, and parking areas; c. Complete landscaping plan and schedule in accordance with Subchapter 17.5 of the zoning ordinance; d. Master signage plan for wall signs, monument signs, and directional signs; e. Complete exterior lighting plan in accordance with §17.211 of the zoning ordinance; f. Civil engineering plans in accordance with local, regional, state, and federal requirements; g. Exterior building elevations of the non-residential buildings. All building designs, materials and colors shall comply with the approved design standards for the overall development. The submitted elevations shall include color palette and identification of all building materials. Design attention should be paid to breaking up solid walls by incorporating window elements, introduction of multiple planes, 60 4 and articulation of surfaces through the use of various materials. Four-sided architecture will be used in all areas except those not visible to the public and areas effectively screened by natural elements. The type, specification, and proportional mix of exterior building materials shall be subject to final City approval through the approval process. Building material samples shall be submitted for City review and approval; h. Any necessary land division, subdivision, and/or condominium plat associated with this development and in accordance with the zoning ordinance; necessary land divisions, subdivisions and/or condominium plats are unknown at the time of the GDP approval. Land divisions, subdivisions and/or condominium plats shall be approved when deemed necessary by the City. The private covenants, conditions and restrictions (CCRs) shall be submitted and approved prior to construction of the first building in the non-residential area. 6. Additional Provisions. a. Theme/Architecture. Developers will utilize upscale architectural elements incorporating elements and building materials per the established design standards which are similar or complementary to the Pabst Farms Marketplace and Pabst Farms Town Centre. The architecture will foster a sense of place and unified themes with the remainder of the Pabst Farms development. Developers will utilize horizontal and vertical building articulation to break up building mass and provide human scale to the project's architecture. The articulation may include landscaping features. Developers will utilize landscaping and architectural features such as parapet walls to visually hide roof top mechanical systems, overhead doors and loading docks. All architectural elements shall comply with §17.206 through §17.209 of the zoning ordinance and shall be approved by the Architectural Commission. Landscaping. Developer shall include in the submittal for site plan and development plan approvals, landscaping consistent with other areas of Pabst Farms including, but not limited to, heavy landscaping along Interstate 94 and within the parking fields of the project. Considerable foundation and perimeter landscaping shall be required. Hardscaping and potted vegetation may be utilized around building foundations to augment the landscaping. Landscaping on non-residential lots shall not be less than required in the underlying zoning. Users shall prepare and have approved a detailed landscaping plan as part of their major design review submittals. b. Screening Plans. Developer shall provide screening plans of said Planned Development area from the nearby residential areas, including but not limited to Eastlake Village Subdivision Development. Screening shall consist of evergreen trees as approved by the City. c. Stormwater. Stormwater management plan must be approved by City staff and by the Pabst Farms Joint Stormwater Utility District. d. Loading Docks/Outdoor Storage. Loading docks and overhead doors shall be completely screened with architectural features consistent with the building, hardscaping or landscaping. Applicant will provide trash bins inside screened enclosures. A variety of screening methods will be used, depending on the location of the business. Storage will be screened similar to the methods at Pabst Farms Marketplace. 61 5 e. Wetland Protection. No surface water will be diverted into wetlands or into the woods on-site. The City requires a 10’ no touch zone from a documented wetland. f. Traffic Impacts. Pabst Farms Boulevard shall be reconstructed by Pabst Farms Development according to City standards including, but not limited to, curb and gutter, medians, lighting, striping, landscaping, sidewalks (or multi-use pedestrian paths), crosswalks, and signalization to Pabst Farms Boulevard. g. Sustainable Design. Developer will recommend the use, where practicable, of "green"/"sustainability," energy efficiency and water conservation to the design, construction and operation of buildings and site including, but not limited to such methods and technology involving building materials, stormwater management, landscaping and building design. h. Limit of Drive-Thrus. Developer is allowed a limit of six restaurant drive-thrus for the Harvest at Pabst Farms area (City Lands). Drive-thrus other than restaurants are unlimited. 7. Zoning Exemptions. All provisions of the underlying zoning districts and the City's zoning code shall apply to the Planned Development Overlay District unless specifically exempted or modified by the provisions of this planned development ordinance, in which case the provisions of this planned development ordinance shall apply. The following exemptions are requested and granted: a. Bulk Exemptions. Developer is requesting a reduction in building setbacks as well as paving and building setbacks. Paving and building setbacks are hereby granted in certain cases, as follows: Intensity and Bulk Requirement Exemptions Required Proposed Residential Density SR 3 units / acre 4 units / acre RMH 12 units / acre 14 units / acre Residential Bulk Front/Street 25’ Street Side 20’ Width 70’ Width 55’ Side 10’ Side 7’ Twin Homes Side 10’ Side 0’ (50%) Garage Design Various Design Waived §17.203 Non-Residential Areas §17.205 Paving setback Side 3’ 0’ Building setback Side 20’ 10’ Lot width on Street 100’ 0’ Parking Max Parking Stalls No limit §17.303 Developer shall identify the location and amount of exemption requested, which is to be reviewed and determined prior to development plan approval. b. Parking and Loading Exemptions. Developer is requesting exemptions from the number of parking stalls, size of parking stalls, access isles, and parking ratios. Exemptions will be granted after review and approval and determined on a case-by- case basis upon review of the site plans for outlots and individual building sites. 62 6 Developer shall identify the amount of exemption requested, which is to be reviewed and determined prior to site plan and development plan approval. 8. Prohibited Uses. Uses that will be prohibited within the development, include the outdoor raising of crops, plants and trees (unless part of a Farm to Table operation), hospitals, jails, convents, monasteries, cemeteries, mobile home parks and the sale of mobile or manufactured homes, commercial kennels and stables (except in the case of incidental use in connection with pet shops, in which case the kennel/stable area will be indoors and limited to no more than 20% of the floor area of the pet shop), bed and breakfast establishments, mortuaries, any establishment selling or exhibiting pornographic materials, tattoo parlors, and gas stations. Arcades, roller rinks, and pool hall uses would also be prohibited within the development except in conjunction with a restaurant or other indoor entertainment complex. 9. Minor Exterior Building and/or Site Changes. Proposed minor changes to a building façade and/or site that are determined by the City Planner to be insignificant and immaterial in relation to the approved site and development plans shall be administratively approved by the City Planner subject to appropriate building permits being issued for interior tenant changes. Such minor changes may include repainting, window or door relocations, landscape removal and replacement, signage replacement, HVAC upgrade/replacement, and temporary outside display. Additionally, the City Planner/Zoning Administrator is authorized to approve changes to the building footprints, location, and square footage subject to the approved project square footage not being exceeded, and a determination that the change does not significantly alter the character, operation, or impact of the approved project. 10. Tenant Approvals Within an Existing Building. Proposed uses Permitted by Right and Permitted as an Accessory Use within an existing building may be administratively approved by the City Planner subject to appropriate building permits being issued for interior tenant changes, with an appeal to the Plan Commission if Developer is dissatisfied with the City Planner's decision. 11. Compliance With Outside Agencies. Project design, construction, and operation shall comply with all applicable Wisconsin Department of Natural Resources, U.S. Army Corps of Engineers, U.S. Environmental Protection Agency, and Wisconsin Department of Transportation requirements, if any. 12. Public Amenities/Benefits. The Developer has identified the following on-site and off-site public amenities/benefits in the project plans associated with this development. Though originally set forth as an amenity/benefit, the requirement for a gateway monument wall has now been omitted, to be replaced by significant landscaping; therefore, the gateway monument feature and signage have now been removed from this paragraph as a public amenity/benefit:  Central Green & Civic Space  Parkland Creation / Conveyance to the City of 15-Acre Wooded Area  Municipal Well Site Protection, Expansion and Access  Elevated Architectural & Site Design Standards  Extension Open Space Network  Trail Connectivity  Attainable Housing  Regional Economic Development & Destination Value  Expanded Retail & Service Offerings not Available in City  Integrated Residential Density Supporting Local Services  Civic Partnership & Long-Term Public Service Opportunities 13. Impact Fees. All impact fees shall be paid in accordance with the Municipal Code. 63 7 14. Administrative Fees. The Developer shall be responsible for paying all normal and customary administrative fees, relative to applications, reviews, inspections, and permitting associated with this development project. 15. Planned Development Zoning Requirements. The Developer is put on notice that the proposed development is subject to the standards and requirements identified in §17.804 of the Municipal Code and the conditions enumerated in this ordinance. 16. Environmental Lands to be Protected. The development shall comply with Department of Natural Resources requirements regarding wetlands and stormwater management. The primary environmental corridors on the site shall be preserved in accordance with the approved amended GDP. 17. Wellhead Protection Area. Each proposed use and business shall be reviewed by the City prior to occupancy. A detailed description of the intended use shall be provided to ensure the intended use complies with the Wellhead Protection requirements. 18. Fire Protection. The Developer shall provide fire hydrants, exit lighting, fire and smoke detectors, fire extinguishers, and Knox Box Rapid Entry key lock boxes, emergency fire hose standpipes, and other equipment and facilities as may be required by the Western Lakes Fire District. 19. Restaurant Requirements. All restaurants must have a grease trap and a sampling manhole unless the Oconomowoc Wastewater Treatment Plant Manager exempts the structure and operation from either or both. The site plan and building plan approval for restaurants by the Zoning Administrator shall address appropriate conditions for restaurants, such as hours of operation, disposal of trash and garbage, fire protection, and any other condition reasonably required because of the restaurant operation. All restaurant operators shall be bound by the conditions set forth in the site plan and building plan approval. Outdoor dining shall be addressed by the Common Council in its consideration of extension of licensed premises, and the provisions and conditions shall be incorporated in the site plan and building plan approval. 20. Sidewalks and Trails. Trails, sidewalks, and pathways within and around the development shall be installed to encourage pedestrian interaction between commercial users and the adjacent Pabst Farms residential developments. Maintenance of private trails, sidewalks, and pathways shall not be the responsibility of the City. 21. Easements. The Developer shall grant necessary easements for public facilities not located within public rights-of-way and for vehicular cross-access easements. These easements will be granted in locations required by the respective City Utilities, including Wastewater. Costs to restore disturbed easement areas shall be the responsibility of the Developer. All easements must be approved by the City if required. License agreements or easements shall be utilized to grant the City necessary access to the lifestyle part of the Town Centre for civic events. 22. Drainage. Surface water/stormwater drainage plans shall be prepared by the Developer and submitted to the Pabst Farms Joint Stormwater Utility District for approval. In the event the property owner/manager does not properly maintain the stormwater management facilities, the City may send written notice to the property owner/manager indicating that the City has determined that the same are not being properly maintained and further indicating that the City will perform such maintenance if not properly done by the property owner/manager. The above-mentioned notice shall give the property owner/manager a minimum of seven days to correct the problem, unless an emergency exists, in which case less than seven days may be allowed for correction of the problem. If maintenance is not properly performed within the time granted by the above-referenced notice, the City shall then have the authority to perform the maintenance referred to in said notice and shall have the right to charge the property owner/manager on a pro rata basis for any costs incurred by the City as a result of such maintenance. Said costs shall be assessed as special charges pursuant to §66.0627, 64 8 Wis. Stats. If such charges are not paid by the property owner within the period fixed by the City, the charges shall become a lien upon the property as provided in §66.0627, Wis. Stats., and shall be extended upon the tax rolls as a delinquent tax against the property as provided in §66.0627, Wis. Stats. The standards of the Pabst Farms Joint Stormwater Utility District must be maintained within this Planned Development Overlay District. Jurisdiction for stormwater management review and approval is subject to the Pabst Farms Joint Stormwater Utility District fee structure and approval process. SECTION 2. The Zoning Administrator is hereby directed to enter the Planned Development Overlay District Ordinance (PD-1-26) on the official zoning map of the City of Oconomowoc, with underlying zoning of SR; Suburban Residential; RMH; Residential Multi-Unit High; and GC; General Commercial District. SECTION 3. SEVERABILITY. Several sections of this ordinance are declared to be severable. If any section or portion thereof shall be declared by a court of competent jurisdiction to be invalid, unlawful or unenforceable, such decision shall apply only to the specific section or portion thereof directly specified in the decision and shall not affect the validity of any other provisions, sections or portions thereof of the ordinance. The remainder of the ordinance shall remain in full force and effect. Any other ordinances whose terms are in conflict with the provisions of this ordinance are hereby repealed as to those terms that conflict. SECTION 4. EFFECTIVE DATE. This ordinance shall become effective upon passage and publication as required by law. DATED: February 17, 2026 CITY OF OCONOMOWOC By: ATTEST: Robert P. Magnus, Mayor Gina Kozlik, City Clerk Date Adopted: _______________ Date Published: _______________ Effective Date: _______________ 65 EXHIBIT A Harvest at Pabst Farms – General Development Plan Property Description Lands located north and south of Pabst Farms Boulevard, north of I-94, west of Sawyer Rd, more precisely: Tax Key numbers OCOC 0630.999.016 (42 acres); OCOC 0630.999.023 (57.03 acres) and OCOC 0630.999.024 (7.64 acres). 57.03 acres 42 acres 7.64 acres OCOC 0630.999.023 OCOC 0630.999.024 OCOC 0630.999.016 PABST FARMS BOULEVARD SAWYER ROAD 66 EXHIBIT J: Twin Home Examples/Precedent Imagery 67 T:\Boards_Commissions\Plan Commission\Plan Commission\2025\Correspondence_December.docx Planning Department Correspondence – December – 2025 Temporary Use Permits / Renewals None. Noncompliance Letters / Other Matters 1004 Summit Avenue - Signage Zoning Approval for New Business Occupancy Beyti Home & Gift, 119 E. Wisconsin Avenue, Home Décor & Gift Dunkin, 1350 Penny Lane, Coffee / Restaurant Use. Buffalo Wild Wings (BWW) to Go, 1350 Penny Lane, quick serve to-go restaurant. Administrative Approvals None 68