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VILLAGE OF LISBON W234N8676 Woodside Road Lisbon, WI 53089-1545 MEETING MINUTES PUBLIC HEARING & PLAN COMMISSION RICHARD JUNG FIRE STATION – AUGUST 26, 2026, at 6:30 PM Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov Call to Order President Gehrke called the Public Hearing and Plan Commission meeting to order at 6: 31p.m. Roll Call Present: Village President Gehrke; Trustee Baum; Commissioners Oelhafen, Eberle, Howard, McCormack, and Lesser; Planner Sumwalt; Engineer Leisses; Attorney Larson; Administrator Green; and Clerk Cappozzo. Absent: None. Public Hearing: A request by Mike Wichert/ Ausblick, Inc., for a Conditional Use Permit for Downhill Skiing and Snowboarding – with lights for Ausblick Ski Hill in the PR Zoning District, on the property located at W260N6395 Mary Hill Road, known as Tax Keys LSBT 0257.999.002 and LSBT 0224.999.005 . President Gehrke reviewed the procedure for the public hearing, Clerk Cappozzo read the published Notice of Public Hearing into the record, and President Gehrke opened the Hearing. Planner Sumwalt presented a detailed overview of the proposal. He explained that the primary impetus for the new Conditional Use Permit (CUP) application was Ausblick , Inc.'s acquisition of an adjacent 1.97-acre parcel (Tax Key LSBT 0224.999.005) from a neighboring property owner to the north, which the applicant intends to incorporate into its site plan and plan of operation. Planner Sumwalt further explained that because all prior approvals for the ski hill had been issued by Waukesha County under its former shoreland zoning jurisdiction, and that authority had transferred to the Village upon incorporation, a new CUP issued by the Village was required rather than a si mple amendment to the county's prior approval. Planner Sumwalt noted that the 2010 Waukesha County CUP was included in the packet for reference. He stated that the petitioner had submitted responses to all general conditional use standards under Section 18.04(d) of the zoning ordinance, and that staff had reviewed those responses. He confirmed that, consistent with the Commission's past practice on conditional uses, the body would be asked to determine whether the petitioner had sufficiently responded to each standard. Planner Sumwalt summarized the key elements of the proposed site plan and plan of operation: ● New Parking Lot: The principal reason for the application was the addition of 99 new parking stalls on the 1.97 -acre acquired parcel to the north, intended to address longstanding traffic PLAN COMMISSION August 26, 2026 Page 2 of 14 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov congestion and overflow parking on Mary Hill Road. The existing facility has approximately 124 off-street parking spaces, bringing the proposed total to approximately 223 spaces. Planner Sumwalt noted there are no specific parking standards in the zoning ordinance for ski hills, but that an assembly use standard based on a lodge capacity of approximately 200 persons would suggest a need for roughly 150 spaces. Ausblick had provided capacity information indicating a hill capacity of approximately 300 people, an average daily use of 100 to 125 people, a lodge capacity of 200, and a staff count ranging from 12 to 20 persons. ● Phased Development: The applicant proposed a phased approach to development, incorporating improvements previously approved by Waukesha County that had not yet been completed. Planner Sumwalt identified the following phases and approximate timelines: new parking lot construction (2027 –2028); snowmaking and lighting infrastructure (2028); fill and grading completion (2031); a new quad chairlift (2032); and a proposed utility distribution building (approximately 2031). Proposed Condition 11 of the site plan plan of operation would require all approved phases to be completed by December 31, 2032, with any extension subject to Plan Commission approval. ● Outdoor Lighting: Planner Sumwalt addressed two distinct aspects of the lighting plan. First, the proposed new parking lot would be served by 30 -foot, full-cutoff pole lighting, consistent with the Village's zoning code requirements. Second, the proposed new ski hill slope lighting presented a more complex situation. The applicant proposed "raptor -style" floodlights mounted at approximately a 70-degree angle to provide long-distance illumination of the ski slope for skier safety. Planner Sumwalt acknowledged that ski hill operations typically require specialized sports or flood lighting rather than strict full -cutoff fixtures, and proposed a compromise condition requiring all outdoor lighting to be operated in a manner that minimizes glare, sky glow, and light trespass, with ski slope lighting remaining illuminated only during public operating hours and extinguished within one hour of closing. He further recommended that the ski slope floodlights be equipped with visors or shields to minimize glare and light trespass onto adjacent properties, and that a final lighting plan be subject to review and approval by the Zoning Administrator. ● Outdoor Events and Amplified Music: Planner Sumwalt noted that the petitioner's narrative described various club-sponsored events and community activities. He stated that under the Village's PR zoning district, temporary uses are permitted subject to Village Board approval. He proposed Condition 3 in the staff review to formalize that requirement. He also noted a proposed condition prohibiting live music, concerts, and other outdoor amplified performances, while acknowledging the existing practice of background music being piped to the slope. He indicated he wished to hear from the petitioner on this point. ● Hours of Operation: Proposed hours of 7:00 AM to 12:00 AM were presented. Planner Sumwalt clarified that the prior county CUP had listed 11:30 PM as the limit, but that this likely reflected lights-out for ski operations rather than accounting for staff cl ose-out procedures, which the proposed midnight closure time was intended to address. PLAN COMMISSION August 26, 2026 Page 3 of 14 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov Mike Wichert, President of Ausblick , Inc., thanked the Commission for the opportunity to present. He provided brief background on the ski hill, noting it originated through Marquette University around 1950 and that the current club has operated for approximately 55 years. He confirmed that the lighting visor approach would be workable for the ski hill and affirmed that the additional 99 parking stalls were intended to address past overflow parking issues on Mary Hill Road during special events. Mr. Wichert expressed some concern regarding conditions related to outdoor events and amplified music. He noted that the ski hill has historically had music piped out to the slope for the past 25 years at a very low volume, and that events such as men's an d ladies' days, gala events, and occasional weddings have occurred, with live music generally confined to the lodge interior. He sought clarification on what level of board approval might be required for routine club activities and events. Josh Pudelko of Trio Engineering, representing the applicant, added that Ausblick has operated under an existing CUP and has been incrementally building out improvements that were previously approved. He emphasized that the current application was primarily informative and additive in nature, focused on the parking lot expansion, and w as not intended to introduce fundamentally new elements to the ski hill operation. He noted that items such as the new chairlift and slope lighting had already been included in prior county approvals and were simply being carried forward and memorialized under the Village's jurisdiction. Questions from Plan Commission and Village Board Members Commissioner Lesser asked whether the site plan referenced in the 2010 county CUP —specifically a plan dated April 22, 2010 —had been obtained. Planner Sumwalt confirmed that he had formally requested the document from Waukesha County but received only the CUP itself, with no accompanying plans. Clerk Cappozzo confirmed that no such plans were on file in the village's records. Mr. Pudelko stated that the development team had replicated the content of the 2010 plan on the current site plan, incorporating all previously approved improvements. Mr. Lesser stated that he would like to see the original plan document and reiterated that understanding its contents was important context for the Commission's deliberations. Commissioner Lesser also referenced Condition 5 of the 2010 county CUP, which specified that only one special event —a members-only racing event —was permitted. He noted that in practice, events with attendance of up to 400 guests had reportedly occurred, with vehicles parked on both sides of Mary Hill Road, in apparent violation of Conditions 5 and 6 of the existing CUP, which also prohibited parking within the road right -of-way of Mary Hill Road. Mr. Lesser stated that these violations raised concerns about the transition to a new CUP and the need for comprehensive conditions going forward. Commissioner Lesser raised further questions regarding the three high-capacity wells on the property used for snowmaking. He inquired about the depth, casing size, capacity, and frequency of operation of the wells, and expressed concern that large withdrawals —potentially exc eeding 400 gallons per minute per well—could create voids in the aquifer, adversely impacting neighboring private wells. He PLAN COMMISSION August 26, 2026 Page 4 of 14 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov stated he had spoken with the DNR and believed the wells to have 12 -inch casings at approximately 1,000 feet in depth. Finally, Commissioner Lesser also raised questions about existing lighting, noting that a fixture near the top of the ski lift appeared to be located approximately 20 to 30 feet above the tree canopy and was creating glare visible from adjacent subdivisions, including Bracklin Drive. He questioned whether the new lights, to be installed atop the raised grade, would be similarly positioned above the tree line and suggested that directional, downward -facing fixtures should be required for both new and existing lights. Trustee Baum asked whether the new slope lighting would be substantially similar to the existing lighting. Mr. Wichert confirmed that the same general type of lighting would be used, with a transition from metal halide to LED technology already underway. J ohn Fink, Operations Director at Ausblick , clarified that the existing lighting system does not support remote dimming or percentage -based control, and that the proposed new lighting was not planned to incorporate that feature either, with operations managed via individual circuit control. Commissioners asked about the operational feasibility of requiring Village Board approval for temporary uses and club events, noting that only one board meeting occurs per month. Mr. Wichert expressed concern that many routine member -benefit events—such as men's days a nd ladies' days occurring throughout the ski season—had never required outside approval, and sought clarity on what level of oversight was intended. Administrator Green suggested that Ausblick provide an annual list of events for board approval at a single meeting, rather than seeking approval for each event individually, to minimize administrative burden. Commissioners asked about the square footage of the lodge and the approximate number of people inside during peak events. Mr. Wichert stated that the usable public space in the lodge is approximately 6,000 to 7,000 square feet, exclusive of office areas. He estimated t hat during large events with 400 attendees, at least half of those individuals would be on the hill or on the deck at any given time. The board asked about the fire department's review of the lodge's occupancy capacity. Operations Director Fink stated that the fire department conducts two annual inspections and has never raised capacity concerns, though he acknowledged that no formal occupancy pos ting had been observed in his tenure. Commissioner Eberle asked whether the stormwater management plan for the new parking lot had been approved by the county. Mr. Pudelko confirmed that a separate stormwater management plan for the parking lot expansion had been submitted to Waukesha County for review and approval, but that the permit had not yet been issued. PLAN COMMISSION August 26, 2026 Page 5 of 14 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov Attorney Larson clarified, in response to Commissioner Lesser's earlier question, that the issuance of a new Village CUP would supersede and terminate the existing Waukesha County CUP. Planner Sumwalt explained that the process was intentionally structured as a new application so that the Village would have its own approval document under current Village zoning standards, rather than attempting to amend a county -issued permit. He noted that the applicant's submitted plans were intended to incorporate all previously approved improvements and ongoing work through 2032. Administrator Green and Planner Sumwalt confirmed that the question about the legal relationship between the two permits and the need for the new CUP to be comprehensive was addressed in the record, and that the applicant's submitted responses were part of the official record. Commissioner Lesser raised a concern regarding Condition 25 of the existing county CUP, which required a 30 -foot buffer along the west and south lot lines consistent with deed restrictions. He questioned whether the recently added fill material—described as raising the hilltop approximately 20 feet—encroached upon or altered the character of that buffer zone, and whether new light fixtures to be installed on top of the elevated grade would be above the existing tree canopy. Mr. Pudelko displayed the site plan on -screen, showing the 30 -foot buffer maintained along the south and west lot lines, and confirmed that the existing topography and the proposed final contours were closely aligned in those areas. He confirmed that skiing and light ing are not proposed within the buffer. Applicants acknowledged that the raised grade would bring the hilltop to approximately the level of the existing tree line, but stated that plans included a tree farm on the property for replanting as older trees are removed, and that additional pines were planned along the west and south property lines. Commissioner Eberle requested a formal landscape plan showing buffer plantings along the south and west lot lines. Mr. Wichert affirmed the applicant's willingness to provide this. Public Testimony President Gehrke reiterated the rules of testimony —including the three -minute time limit, the requirement to direct comments to the Commission, and the prohibition on yielding time to other speakers—and invited members of the public to come forward. Joan Plato, Lake Drive, asked for confirmation that the new parking lot access would be limited to Mary Hill Road and would not include an outlet to Lake Drive. She expressed concern that the proposed increase in parking capacity, combined with the new qua d chairlift potentially doubling the ski hill's throughput capacity, could result in significantly more vehicles using Lake Drive as a shortcut to the ski hill via Google Maps routing. She estimated that up to 110 additional vehicles per day could travel through Lake Drive at 25 percent of expanded capacity. Ms. Plato also raised concerns about increased light pollution from the expanded ski hill lighting and stated, in direct rebuttal to the applicant's characterization, that the piped music from the hill is clearly audible in Beacon Hills on weekends and evenings. She further expressed concern that expansion of the ski hill's snowmaking and stormwater systems would increase impacts on surrounding wetlands. PLAN COMMISSION August 26, 2026 Page 6 of 14 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov Randy Plato, Lake Drive, questioned the credibility of the applicant's stated 400 -person maximum capacity, suggesting that the magnitude of planned expansions —additional parking, a new chairlift, and additional snowmaking capacity —indicated an intent to in crease attendance well beyond that figure. He stated that the noise from the ski hill is clearly audible inside his home. He expressed concern about parking continuing to expand beyond the 99 stalls proposed, and reiterated the question about whether the new parking lot would have any outlet to Lake Drive. Mr. Plato also raised concerns about retention pond overflow contributing to standing water in his roadside ditch, and noted that his well water had recently appeared disc olored, which he suspected may be related to the ski hill's snowmaking water withdrawals. Jill (last name not provided), Ridge Drive in Ironwood East , expressed concern that snowmaking operations during overnight hours produce excessive snow drift onto Mary Hill Road, making it treacherous for drivers during winter. She requested that this issue be addressed within the conditional use permit through improved coordination between Ausblick and the Village's public works department. She also asked that the Commission consider requiring shielding of existing ski hill lights that cause glare for drivers approaching Celtic Ridge on Bracklin Drive in winter. She raised the issue of increased litter along Mary Hill Road attributable to ski hill traffic and requested that the applicant be required to conduct additional trash pickups along that stretch, perhaps twice annually. Vincent Damato, Saint Patrick's Court , stated that he owns a lot adjacent to the ski hill and that his primary concern was light pollution from the ski hill's floodlights. He expressed that requiring visors or shields on the lights was a logical step and raised no objection to the lighting pol e height, noting that elevation could actually assist in directing the light more effectively. He also noted that with construction planned for his lot, he was hopeful that the conditions of the CUP would be clearly established so that expectations were known in advance. Steve Garman, Bracklin Drive , stated that his property line directly abuts the ski hill to the south. He confirmed that the light at or near the top of the ski lift shines directly into his bedroom and his children's bedrooms each night. He requested that any lighting conditions appli ed to the new installation also address the existing lights causing this issue. Mr. Garman also testified directly to the aquifer impact concern, stating that since moving to the property in 2023, his family has experienced multiple multi-day periods without well water that corresponded directly with snowmaking operations at Ausblick, and that water service was restored when the snow machines were shut off. He requested that the CUP include conditions establishing a maximum daily or weekly pumping volume to protect neighboring wells. Edward Ek, Ridge Drive, identified himself as a sustainability engineer specializing in nozzle applications with direct knowledge of snowmaking systems. He stated that a single snowmaker with 30 nozzles operating at 400 PSI can consume approximately 200,000 gallons of water per day, meaning that operating 15 machines simultaneously could result in water usage equivalent to that of a data center— PLAN COMMISSION August 26, 2026 Page 7 of 14 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov approximately 3,000,000 gallons per snowmaker cycle. He expressed concern that while neighboring residents use low-flow fixtures and conservation measures, the ski hill's snowmaking operation draws an amount of water equivalent to ten swimming pools per ma chine per day. He requested firm regulatory limits on snowmaking water usage and called for reduction in the total snow production area permitted under the CUP. Randy Felker, Bracklin Drive in Celtic Ridge, thanked the Commission for the rigor of its questioning and requested that any conditions adopted in the new CUP be written with sufficient specificity to be enforceable, noting that several conditions in the 2010 county CUP had not been adhered to in practice. He asked that conditions addressing music volume, lighting levels, and water usage include measurable data points capable of serving as an enforcement standard. He expressed concern that as the ski hill expands, these issues will intensify without clearly defined and enforceable limits. Bryan Lindgren of Newman Developments appeared as a representative of the property owner to the north and northeast of the ski hill, from whom Ausblick is acquiring the 1.97 -acre parcel. He testified that his company conducted significant due diligence before purchasing the Meissner property, including review of Ausblick's operations, hours, and history, and that those uses were fully disclosed in deed a nd title documents. He stated that Ausblick predates Celtic Ridge and the adjacent neighborhoods, and that homes in proximity to the ski hill have proven to be among the most desirable his company has built. He expressed support for the CUP application, characterizing the proceeding as an opportuni ty to memorialize longstanding uses and address any deficiencies in the prior approval paperwork. No members of the public appeared on Zoom to provide testimony. Responses to Public Comment On the question of parking lot access to Lake Drive, Planner Sumwalt confirmed that a condition adopted at the time of the Certified Survey Map approval for the Alpine Hills subdivision —which created the 1.97-acre outlot—required that upon conveyance to Au sblick, access to Lake Drive would be extinguished and all access to the parcel would be through Ausblick's property to Mary Hill Road. The site plan as proposed reflects this, with a second access point on Mary Hill Road only. On the question of the quad chairlift's speed, Mr. Wichert confirmed that the replacement chairlift would be a fixed -grip, single-speed quad, not a high -speed detachable chairlift. He explained that the purpose of the replacement is to address the mechanic al obsolescence of the existing triple chairlift, which dates to 1971 and for which replacement parts are no longer available. He noted that a four-person chair accommodates more riders aloft simultaneously, thereby reducing crowding on the ground and in the lift queue without increasing the rate of uphill movement. On the question of snowmaking water usage, Operations Director Fink clarified that the ski hill operates a 5,000,000-gallon retention pond and draws from its two high -capacity wells only when the pond PLAN COMMISSION August 26, 2026 Page 8 of 14 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov requires replenishment. He stated that at maximum draw, the two wells together pump approximately 750 gallons per minute. He confirmed that all snow machines operating simultaneously draw approximately 2,500 gallons per minute from the retention pond, and that a full cycle of all machines operating over three to four consecutive days would consume approximately 3,000,000 gallons. He noted that snowmaking operations are weather -dependent and not subject to a fixed annual schedule, and that the ski hill prefe rs to rely on natural snowfall to the greatest extent possible, given the cost of artificial snowmaking. He further confirmed that the applicant plans to add six snowmaking machines to the existing thirty, and that no additional high -capacity wells are planned. The third well on the property is non-functional and there are no plans to restore it. On the question of plowing of Mary Hill Road, President Gehrke acknowledged that the Department of Public Works already coordinates with Ausblick and bills for snow removal attributable to ski hill operations, but suggested that communication protocols be improved to ensure timely response during snowmaking operations. There being no further comments, President Gehrke closed the Public Hearing at 8:19p.m. ********************************* Citizen Comments None. Approval of Meeting Minutes – 7/22/2026 Plan Commission Motion by Baum, second by Lesser, to approve the minutes as presented. Motion carried unanimously. Correspondence Administrator Green advised that a notice had been received under Wisconsin Act 12 regarding a temporary extension of operating hours for Amrize, the former LaFarge/Holcim quarry. Clerk Cappozzo confirmed the notices were included in the meeting packet. No action was required on this item, and no further discussion was necessary. New Business A. Ausblick, Inc. CUP for Downhill Skiing and Snowboarding with lights at W260N6395 Mary Hill Rd President Gehrke opened discussion on the CUP application. Attorney Larson recommended that the Commission proceed by addressing the standards set forth in the zoning ordinance as the evidentiary framework for a quasi -judicial determination under Act 67, a nd then address conditions following that review. Commissioner Eberle asked that the applicant be made aware that approval of a new Village CUP would supersede and terminate the existing county CUP, including all conditions and referenced plans. Attorney Larson confirmed this. Mr. Pudelko acknowledged the applicant's understanding PLAN COMMISSION August 26, 2026 Page 9 of 14 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov and reiterated that the current site plan was intended to incorporate all elements from the 2010 county approval. Attorney Larson stated that to the extent previously approved work has been completed or is ongoing, the new CUP would pick up where the count y approval left off, and that the phased development schedule extending through 2032 was intended to address remaining work. Commissioner Oelhafen expressed concern that without the original 2010 plan document, the Commission could not fully verify what had been approved and what remained outstanding. Attorney Larson acknowledged the concern but noted that the document is unloca table at both the county and village level, rendering it effectively unenforceable, and that the most practical course was to ensure the new CUP comprehensively addresses the current site plan as presented. Planner Sumwalt noted he had asked the applicant to confirm that all elements of the 2010 approval were reflected in the submitted site plan, which the applicant's representative affirmed. The Commission proceeded to review each of the conditional use standards under Section 18.04(d): Standard A – Compliance with Zoning District Regulations: The Commission found this standard to be met. The property is zoned PR, and all active ski operations are confined to that district. Standard B – Public Health, Safety, and General Welfare: The Commission identified several areas of concern under this standard: - Parking and traffic on Mary Hill Road: Administrator Green indicated that the Department of Public Works would be directed to study the feasibility of posting permanent no -parking signs along Mary Hill Road in the vicinity of the ski hill property, with th e matter to be referred to the Public Works Committee. Commissioners discussed the option of allowing temporary overflow parking on the grassy area north of the maintenance building during the one major annual race event, subject to Village Board approval as part of the temporary use process, with the expectation that the new paved parking lot would be completed within the 2027 –2028 timeframe. Operations Director Fink confirmed that a flat area north of the maintenance building could accommodate approximate ly 70 vehicles on a temporary basis when the ground is frozen. - Coordination with the Department of Public Works during snowmaking operations: Staff was directed to improve communication protocols between Ausblick and the DPW so that snowplowing can be deployed more effectively when snowmaking is active and drift accumulation on Mary Hill Road is anticipated. - Aquifer and well impacts from snowmaking water withdrawals: The Commission discussed the extent of the Village's regulatory authority over high -capacity well withdrawals, which are primarily regulated by the Wisconsin DNR. Planner Sumwalt noted he had prep ared a draft condition addressing coordination, monitoring, and response to impacts on neighboring wells, without overstepping DNR authority. Attorney Larson noted that some municipalities have PLAN COMMISSION August 26, 2026 Page 10 of 14 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov required well protection agreements under which the operator is obligated to provide alternative water supplies to affected neighbors if wells run dry during withdrawal periods. Commissioner Oelhafen raised concerns about the burden of proof required to es tablish causation, which Attorney Larson acknowledged was complex and potentially costly. Commissioner Eberle requested that staff reach out to a knowledgeable DNR contact in the private well supply division to obtain guidance on how to proceed, before the next meeting. The Commission directed staff to pursue that inquiry and return with a proposed condition addressing the secondary impacts of snowmaking withdrawals consistent with what the Village's authority allows. Standard C – Compatibility with Neighborhood Character: - Landscaping and screening: Commissioner Eberle requested a detailed landscape plan addressing buffer plantings —specifically evergreen trees —along the west and south lot lines, to provide year-round screening for adjacent residents in Ironwood East, Celtic Ridge, and Saint Patrick's Court. Planner Sumwalt noted that the staff review already includes a condition (Condition 5) requesting a revised landscape plan, and stated that it could be amended to explicitly address buffer plantings along those property lines. Mr. Wichert affirmed the applicant's intent to plant evergreens along the west side and around the south portion of the property. - Outdoor lighting: The Commission discussed both existing and proposed lighting in detail. Commissioner Eberle reiterated the concern that existing fixtures near the top of the ski lift are positioned above the tree canopy and create glare into neighboring residences on Bracklin Drive. Mr. Garman had testified that these lights shine directly into his bedroom. Operations Director Fink stated that the existing lighting plan shows a lux value of zero at the property lines and that all lighting is directed east, northeast, and north toward the ski runs. Planner Sumwalt acknowledged that while foot -candle measurements at the lot line may comply with the Village standard of 0.4 foot -candles, glare and visibility of the light source are not directly captured by that measurement. The Commission directed staff to include a condition requiring that the specific fixture identified as causing glare issues be shielded and directed to eliminate spill toward adjacent residences, and that all new lights on the expanded hill be directional, downward-facing fixtures with visors, aimed exclusively at the ski slope. Standard D – Ingress, Egress, and Traffic Hazards: The Commission acknowledged the proposal to add a second access point on Mary Hill Road and generally found this to be a significant safety improvement. Commissioners raised the question of whether acceleration and deceleration lanes should be required at both access points on Mary Hill Road, as has been done at other nearby subdivisions. Following discussion, the majority of the Commission did not find sufficient evid ence to require a Traffic Impact Analysis, given that the number of vehicles using the facility was not projected to increase beyond current levels and a second access point was being added. Staff was directed to review the access design details for both entry points and ensure they are clearly and properly depicted on the site plan. PLAN COMMISSION August 26, 2026 Page 11 of 14 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov Standard E – Adequate Off-Street Parking: The Commission discussed the proposed 223 -space total parking provision. Commissioners generally found the number sufficient given the applicant's stated maximum attendance of approximately 400 persons arriving pre dominantly in family vehicles and the historical maximum overflow of 40 to 70 vehicles on the road during the annual race event. The Commission noted that the Village Board approval process for temporary uses, including the major race event, could incorpor ate conditions for temporary grass parking in the overflow area and parking direction by volunteers, as has been the applicant's historical practice. Permanent no -parking signs on Mary Hill Road were identified as a necessary complementary measure. Commiss ioners also noted that if the parking proved insufficient in practice, enforcement through the temporary use approval process could address the situation on a case- by-case basis. Standard F – Noxious or Offensive Uses: Discussion focused primarily on amplified music. Commissioners noted that several neighboring residents had testified that background music piped to the slope is clearly audible from their properties, while other Com missioners noted no noise complaints had been received by village staff. Planner Sumwalt clarified that proposed Condition 5 of the CUP, as drafted, would prohibit live music, concerts, and other outdoor amplified performances, but would not affect the existing background radio music played on the slope, which does not constitute a live performance. The Commission discussed whether the prohibition on outdoor amplified performances was appropriately tailored, given that occasional weddings and deck events have historically included some level of music. It was noted that removing Condition 5 and instead routing such events through the Village Board temporary use approval process would preserve flexibility while mainta ining oversight. Planner Sumwalt noted that these two approaches—a flat prohibition versus a board approval pathway —are in tension and would need to be reconciled in the revised conditions. Staff was directed to address this in the revised CUP draft. Standards G through J: The Commission briefly reviewed the remaining standards. On Standard G (effect on neighborhood property values), Attorney Larson noted that no appraisal or documented evidence of diminished property values had been submitted; one res ident had expressed a belief that values were being reduced, while a professional developer testified that proximity to the ski hill increases property desirability. The Commission found no substantial evidence of harm to property values. Standards H (orde rly development), I (public interest), and J (other standards of the ordinance) were reviewed without significant concern or dissent. Following the review of all standards and the extensive discussion of conditions requiring further development, the Commission agreed that the matter should be tabled to allow staff time to revise and supplement the conditions document prior to the next meeting. President Gehrke emphasized that the revised materials must be distributed to Commissioners with sufficient time for review before the meeting —well in advance, not the day before. Attorney Larson summarized the Commission's legal posture: the standa rds had been found to be met, subject to the creation of PLAN COMMISSION August 26, 2026 Page 12 of 14 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov sufficient conditions to address the concerns raised, and staff would work with the applicant to develop workable and reasonable conditions for the Commission's consideration at the next meeting. Motion by Lesser, second by Howard to table the item . Motion carried unanimously. B. Ausblick, Inc. for SPPOO Amendment for existing Ski Hill at W260N6395 Mary Hill Rd The Commission agreed that the Site Plan/Plan of Operation amendment is directly dependent upon the disposition of the CUP application and cannot be acted upon independently. No substantive discussion was held on this item. Motion by Eberle, second by Lesser, to table the item. Motion carried unanimously. C. Dolce Vita Farms for new SPPOO for equine-assisted therapy/coaching at W239N8960 North Road Planner Sumwalt introduced this item, explaining that the applicant, Desirae Koning, resides on the subject property at W239N8960 North Road and operates an equine -assisted coaching and therapeutic service, working with individuals in recovery from grief and trauma. The applicant uses her own horses on the property and hosts clients for sessions. Planner Sumwalt noted that the A - 10 zoning district lists certain agricultural business -related uses as permitted subject to site plan/plan of operation approval, and that while the specific use is not enumerated in the code, staff determined it to be sufficiently similar to other agricultural business -related uses to be approvable under that framework, subject to the Commission's concurrence. He noted no concerns with the use, subject to the standard boilerplate conditions in the staff review. Commissioner Oelhafen, who acknowledged misreading the application initially, confirmed upon clarification that the applicant's animals remain on -site at all times and that no external animals are brought onto the property for the sessions. Ms. Koning confirmed this. Motion by Lesser, second by Howard, to approve the Site Plan/Plan of Operation for Dolce Vita Farms, LLC, as presented and subject to conditions as listed in the staff review. Motion carried unanimously. D. Heartland Ecological for new SPPOO for ecological consulting at W230N5000 Betker Dr, Suite B Planner Sumwalt introduced the request from Kate Kraemer of Heartland Ecological Group, an ecological consulting and restoration business proposing to occupy Suite B of the multi -tenant industrial building at W230N5000 Betker Drive, in the M-2 Zoning District. He described the business as conducting prairie restoration and wetland enhancement work, with staff who conduct field - based wetland delineations and related ecological services. Equipment is stored on -site, with exterior storage space available at the rear of the building, and the majority of materials are stored inside. Planner Sumwalt noted no concerns with the use and commended the applicant for a thorough and detailed submittal. The applicant, Kate Kraemer, appeared via Zoom and expressed appreciation for the Commission's support in moving through the approval process. PLAN COMMISSION August 26, 2026 Page 13 of 14 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov Motion by Eberle, second by Oelhafen, to approve the Heartland Ecological Group new tenant Site Plan/Plan of Operation, as presented and subject to conditions as recommended by the planner. Motion carried unanimously. E. Jordan Smith for Conceptual Review of development options for N88W24882 North Lisbon Road Planner Sumwalt introduced this conceptual review item, noting that no formal action was requested. Applicant Jordan Smith, whose family owns the subject property at N88W24882 North Lisbon Road in the A -5 Zoning District, appeared via Zoom and presented tw o conceptual development options for the undeveloped land north of the existing family farmstead. Planner Sumwalt explained the key items for consideration. ● The property is currently zoned A -5. Development of multiple lots in certain configurations would require a rezoning to another district. ● The zoning ordinance permits development on a shared private driveway without a dedicated public road under specific conditions, including a minimum lot size of 3 acres for lots not having frontage on a public road and a minimum driveway width. ● A road reservation from E -Jay Lane through the neighboring property to the east was established in 1999 as part of a prior Certified Survey Map and has been carried forward on subsequent CSMs. This reservation represents a potential future right -of-way for access from E-Jay Lane but is not currently improved or under Village ownership. The neighboring property owner, Patty, has submitted a written request to have the road reservation removed. ● Mr. Smith confirmed that he has been in communication with both the eastern neighbor (whose land includes the road reservation) and the neighbor to the north (Cliff Drake), both of whom are aware of his plans. He stated that he intends to purchase the appr oximately 100- foot-wide strip from the eastern neighbor to create lot frontage on E -Jay Lane and extinguish the road reservation. Mr. Smith reviewed his proposed options for the Commission to consider. 1. Option 1 (Preferred): Acquire the road reservation strip from the eastern neighbor, creating a new Lot 2 with frontage on E -Jay Lane (approximately 2.1 acres) and a new Lot 1 accessed via a shared driveway (minimum 3.0 acres). Commissioner Oelhafen raised the observation that new Lot 2, while meeting the minimum size requirement, would be relatively small compared to the shared dr iveway easement area it contains, and that the resulting usable parcel area would be modest. Planner Sumwalt confirmed that the lot dimensions were driven by the applicable zoning minimums for shared driveway access lots and that there is limited flexibility to equalize the lot sizes given those constraints. Commissioner McCormack noted that lot sizes in the range of 1.5 to 2 acres are consistent with surrounding lots on E -Jay Lane. 2. Option 2: Develop only a single new lot of approximately 5.3 acres, also accessed via a shared driveway, deferring any further division to a future date. The Commission expressed that either PLAN COMMISSION August 26, 2026 Page 14 of 14 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov option was acceptable, with the shared driveway approach preferred over the construction of a new dedicated road, which would require the Village to assume maintenance obligations for a dead-end cul-de-sac. On the question of the road reservation, the Commission expressed no objection to its removal. Planner Sumwalt noted that elimination of the road reservation would require a formal recommendation from the Plan Commission and action by the Village Board. Mr. Smith confirmed that his intent was to proceed with the land division through the Certified Survey Map process within the next year, with construction of a new home to follow within two to three years. The Commission provided conceptual support for Land Split Option 1 with a shared driveway as the applicant's preferred path forward, and indicated no objection to the removal of the E-Jay Lane road reservation. No action was taken, as this was a conceptual review only. Quarry Inspection Reports (continued) A. Payne + Dolan – Commissioner Howard Planner Report Planner Sumwalt gave a brief update on recent Planner Appointments and upcoming projects. No action taken. Adjournment There being no further business, motion by Eberle, second by Baum, to adjourn the meeting at 9:58p.m. Respectfully submitted, Elisa M. Cappozzo, WCMC Lisbon Village Clerk