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1 Plan Commission - February 04, 2026 City of Oconomowoc Plan Commission Meeting Minutes February 4, 2026 - 6:00 PM Members Present: Gross, Vande Zande, Ellis, Magnus, Wickman and Frederick Members Absent: Valley Others Present: Gallo, Frye, Duffy and Dehnert Chairman Magnus called the Plan Commission meeting to order at 6:00 PM. 2. Approval of previous meeting minutes-January 7, 2026: Motion by Vande Zande to approve the January 7, 2026 minutes; second by Wickman. Motion carried 6-0. 3. Comment from Citizens specific to items on this meeting agenda: None. Gallo explained the next 4 items are for a 210-acre development to be known as The Harvest at Pabst Farms which straddles the boundary with the City (106 acres) and the Village of Summit (103 acres). The property abuts I-94, is next to Costco with retail in the area, adjacent to a regional stormwater pond, residential properties and a new well pump is located on a small part of the property. The proposed layout is for the entire project with single- family homes located next to existing residential, then twin homes and multi-family with a clubhouse and amenities. Gallo provided current housing ratios (59.6 s/f, 35.6 m/f w/condos, and 4.8 duplex) which includes properties that are not constructed yet but are planned for. If this development is added to those numbers, the housing ratios will change (58.1 s/f, 37.3 m/f w/condos and 4.7 duplex). Gallo noted if the proposed housing ratios are approved, then the request is to change the comprehensive land use plan in this area to Suburban / Residential, General Commercial and Multi-Unit High; and if approved, change the zoning to be consistent with the land use plan. Gallo explained the area added to the City’s new well would stay zoned Business Park and the Utility Manager provided a letter supporting the development and included a request for a buffer around it and an access road. Lastly, if the zoning is approved then the applicant is requesting a Planned Development Overlay District on the property for bulk exemptions, 0’ and various setbacks and to exceed the required number of parking spaces. In exchange, the applicant is offering public benefits including development of a central green space; will convey a 15-acre parcel for a future park location; provide a 50’ buffer around the municipal well and access drive; trail connectivity; open space network; and additional items. Gallo believes the location is good for traffic with multiple signalized intersections. Gallo reviewed the proposed PD ordinance and recommended approval. Scott Yauck of Cobalt and Brian Bell of Pabst Farms explained the Harvest could take up to 6 to 8 years to complete; will contain elevated architecture and bring the best retail; and is a thought out plan and layout. They have executed a MOU with the City, Village of Summit and themselves; developed a project plan through multiple meetings; and believes this is the highest and best use of the property. Yauck said mixed uses make it a successful and cohesive development, and units will be built over 5 to 7 years so the ratio won’t be affected as much. Gallo added each piece will have to be reviewed and approved. Members comments included the length of the project makes changing the ratio more acceptable with the hope that more single-family housing comes in; likes the single-family buffer next to existing single-family; this development makes sense as long as they keep the rents down to levels palatable to residents; doesn’t believe there is a desire for Business Park zoning in this location; this is a better land use than what it was; this development is a huge risk for the developer and City; thinks there is an ability to add more single-family lots and wondered how density affects an apartment; concerned with parking and apartment size; likes the proposed flow of the development; should acknowledge that the concept plan will have some changes; feels the benefits are thin because the City has the ability now to do many of those things; wants something more substantial for a public benefit; questioned if completed trails will be 2 Plan Commission - February 04, 2026 donated to the City; and are they open to conservation easements. Yauck acknowledged if the lots get smaller they can add 10 to 12 single-family homes; will design parking to fit and will maintain parking ratios; feels good about the concept plan but agrees there may be some changes to it later; and agrees there could be more public benefits. Bell said they are planning on underground parking for the apartments with 1 stall per unit; there are multiple detention ponds that could free up some land; and thinks the woods can have trails and some parking open to the public. 4a. Consider/act on Resolution PC-R3333 to amend the Oconomowoc Comprehensive Plan 2050-Housing Chapter regarding Housing Ratios: Members comments included the comp plan is a roadmap and the housing ratio should be a guideline, not the way it is being done now; the housing ratio should flow as each project comes in which is good planning; the current housing ratio is tying our hands and is not good planning practice; we are having growing pains; thinks the housing ratio was put into the comp plan for control; believes the next mayor should do the ratio in a different way; and the concern is that the number is specific. Gallo noted that the ratios don’t have to hit the numbers exactly. Motion by Ellis to approve Resolution PC26-R3333 to amend the Comprehensive Land Use Plan relating to housing ratios contingent on the project plan being approved; second by Gross. Motion carried 5-1 (Frederick voted no). 4b. Consider/act on Resolution PC26-R3334 to amend the Oconomowoc Comprehensive Plan 2050 to change the land use on 106 acres from Business Park to Suburban Residential, High-Density Residential and Commercial/Office located along Pabst Farms Blvd, north of I-94: Motion by Ellis to approve Resolution PC26-R3334 to amend the Oconomowoc Comprehensive Plan 2050 for the Harvest at Pabst Farms to change the designation on 106.67 acres to Suburban Residential, High-Density Residential and Commercial/Office designations per the exhibit in the Plan Commission packet; second by Wickman. Motion carried 6-0. 4c. Consider/recommend Ordinance 26-O1115 to rezone 17 acres from Business Park to Suburban Residential; 24 acres from Business Park to Residential Multi Unit High; and 64 acres from Business Park to General Commercial located along Pabst Farms Blvd, north of I-94, west of CTH P (parcels OCOC 0630.999.016; OCOC 0630.999.024; and OCOC 0630.999.023): Motion by Ellis to recommend approval of Ordinance 26-O1115 to rezone 106.67 acres for the Harvest at Pabst Farms to Suburban Residential; Residential Multi-Unit High; and General Commercial; second by Wickman. Motion carried 6-0. 4d. 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; and OCOC 0630.999.023): Members questioned what the feedback was from the Village of Summit. Yauck said they have had several meetings; feedback was general support of the project; had concerns with some of the uses; they started with the City first because of the issue with the housing ratios; the traffic impact analysis is close to being done; and there is enough commercial planned that if Summit doesn’t approve of the project they can continue to move forward with this development. Chairman Magnus said the City has been in communication with the Village of Summit and have been keeping each other informed; the goal is to have it work for everybody; and his biggest concern is traffic. 3 Plan Commission - February 04, 2026 Motion by Ellis to recommend approval of Ordinance 26-O1116 to create PD-1-26, a Planned Development Overlay District for the Harvest at Pabst Farms; second by Wickman. Motion carried 6-0. 5a. Planning Department Correspondence-December: Gallo explained in the month of December there were no temporary use permits issued; 1 letter was sent for a signage issue; and issued 3 zoning approvals for new businesses. Gallo also handed out the City Affordability Report he prepared which is required by State Statutes to be distributed. Motion by Wickman to adjourn the meeting at 7:38 PM; second by Ellis. Motion carried 6-0. ________________________________________ Chris Dehnert, Deputy City Clerk