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VILLAGE OF LISBON W234N8676 Woodside Road Lisbon, WI 53089-1545 MEETING MINUTES PUBLIC HEARING & PLAN COMMISSION RICHARD JUNG FIRE STATION – JULY 22, 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: 33p.m. Roll Call Present: Village President Gehrke; Trustee Baum; Commissioners Oelhafen, Eberle, McCormack, and Lesser; Planner Sumwalt; Engineer Leisses; Attorney Larson; Administrator Green; and Clerk Cappozzo. Absent: Commissioner Howard. Public Hearing No. 1: A request by Mike Wichert/ Ausblick, Inc., for an amendment to expand the area of the existing Conditional Use Permit for a Private Club known as Ausblick Ski Hill in the PR Zoning District, on the property located at W260N6395 Mary Hill Road/ LSBT 0257.999. 002 and LSBT 0224.999.005. President Gehrke noted that the public hearing would not be formally opened at this meeting . Rather, it would instead be adjourned to Wednesday, August 26, 2026, at 6:30 PM. ********************************* Citizen Comments None. Approval of Meeting Minutes – April and June Plan Commission A. 4/22/2026 Plan Commission B. 6/24/2026 Plan Commission Clerk Cappozzo presented the minutes for both the April 22, 2026, and June 24, 2026, Plan Commission meetings for approval. She noted two typographical errors in the June 24, 2026, minutes: President Gehrke's name was missing the letter "h" on page 3, and Trustees Quinn, Moonan, and Beal needed to be removed from the roll call. She asked for approval of both sets of minutes with those corrections applied. Motion by Baum, second by Lesser, to approve the minutes with corrections as presented. Motion carried unanimously. PLAN COMMISSION July 22, 2026 Page 2 of 8 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov New Business A. Ausblick CSM to combine LSBT 0257.999.002 and LSBT 0224.999.005 Planner Sumwalt presented the proposed Certified Survey Map (CSM) to the Commission, sharing the GIS map on screen to illustrate the subject property. He explained that the Ausblick project had been prefaced by a prior CSM associated with the Alpine Hills development to the north. Alpine Hills is in the process of conveying a parcel — Outlot 1 of CSM 12809 — to Ausblick, Inc. This approximately 1.97-acre parcel would then be consolidated with Ausblick's existing property (Lot 1 of CSM 10721) through the current CSM application. Planner Sumwalt noted that the conveyance had not yet taken place and would occur after the CSM received approval. He further explained that the parcel had previously been rezoned and the comprehensive plan amended in anticipation of this consolidation. The outlot restrictions placed on the parcel as part of the Alpine Hills CSM would be extinguished once the parcel is formally merged into the Ausblick s ki hill property. Planner Sumwalt informed the Commission that a subsequent site plan, plan of operation, and conditional use permit would also be required as part of the broader Ausblick project. However, he explained that since publication of the public hearing notice for those items, staff had identified a need for additional review to ensure the application materials and notice were fully aligned with the Village's zoning regulations. In consultation with the applicant, those items — Items 6B and 6C — would not be considered tonight and would be rescheduled for the August 26, 2026, meeting. He clarified that this was the reason the Commission would not be seeing the full development plans this evening, though the CSM consolidation remained on the agenda as scheduled. Planner Sumwalt then addressed the staff recommendations. Beyond the standard boilerplate conditions and the technical review from Village Engineer Mitch Leisses, he raised the question of whether the Commission wished to add a condition requiring preserva tion restrictions to protect an isolated natural resource area located in the northwest portion of the lot — a condition that had also been requested of Alpine Hills for portions of their preliminary plat that encumbered a similar feature. Josh Pudelko of Trio Engineering appeared on behalf of the applicant, joined by additional members of the Ausblick team. He described the application as a straightforward consolidation CSM, combining the outlot being conveyed from Alpine Hills with the lar ger Ausblick parcel, and offered to answer any questions. Commissioner Eberle asked about a 50 -foot access restriction that appeared on certain documents in the Commission's materials. Planner Sumwalt indicated it was a carryover from CSM 10721, which also carried a 30 -foot restriction related to skiing, winter s ports, outdoor lighting, snowmaking, and vehicular access along the west property line. Mr. Pudelko clarified that the 50 - foot reference had been removed in a subsequent updated version of the CSM dated June 22, PLAN COMMISSION July 22, 2026 Page 3 of 8 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov 2026, and that its appearance in some packets was due to an earlier June 17th version having been inadvertently included. He apologized for the confusion and confirmed it was a remnant that did not apply. Clerk Cappozzo confirmed that the version in the official packet did not include the 50 - foot restriction, as she had not received that document so was subsequently unaware of such an update. Commissioner Eberle sought clarification on whether the CSM was intended to reflect both the existing Ausblick parcel and the new piece being added, which was confirmed. He also asked whether the CSM was expected to show the location of potential driveways. Planner Sumwalt confirmed that the CSM shows existing features only, and that driveway locations would be addressed as part of the site plan review in August. The Commission expressed no further concerns and indicated the CSM was consistent with prior discussions regarding the Ausblick project. Motion by Eberle, second by Oelhafen, to recommend Village Board approval of a Certified Survey Map to combine a vacant parcel along Mary Hill Road with the existing Ausblick property located at W260N6395 Mary Hill Road, known as Tax Keys LSBT 0257.999.002 and LSBT 0224.999.005, in the PR, UC, and C -1 Zoning Districts , subject to Planner and Engineer comments . Motion carried unanimously. B. Ausblick to amend existing Conditional Use Permit for a Ski Hill at W260N6395 Mary Hill Road This item was adjourned to Wednesday 8/26/2026 at 6:30p.m. C. Ausblick to amend existing Site Plan/ Plan of Operation for a Ski Hill at W260N6395 Mary Hill Road This item was adjourned to Wednesday 8/26/2026 at 6:30p.m. D. Swanson 2-Lot CSM to divide parcel at N94W23611 Hermitage Drive/ LSBT 0150.020.002 Planner Sumwalt presented the 2 -lot CSM for the Swanson property, noting that the Plan Commission had previously considered this application back in 2022, though it was not moved forward at that time. He recalled that the parcel had been rezoned in anticip ation of the division at that time, from A -3 to R-1, and noted that the county GIS still reflected the old A -3 designation, though Administrator Green confirmed the rezoning to R -1 had in fact occurred in 2022. He also clarified that the parcel is not part of either Presidential Estates subdivision and is separate from those platted subdivisions. Planner Sumwalt explained that the proposal would create a new parcel — Lot 2 — on the east end of the existing property for the purpose of constructing a new single -family home for the petitioners. An existing barn is located on this new parcel. He noted that this application was also the original rationale for the creation of Ordinance 2026 -03, which established code language governing the circumstances under which an existing barn could remain on a newly created PLAN COMMISSION July 22, 2026 Page 4 of 8 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov parcel. He explained that while that ordin ance was not initially codified into the new zoning code, it had since been corrected through a subsequent project, and the conditions from Ordinance 2026-03 were included in the current staff review for the Commission's reference. Beyond those conditions — which the petitioners are aware of and have agreed to — Planner Sumwalt identified two additional staff recommendations: first, that the wetland setback notation on the CSM be updated from 75 feet to 50 feet to reflect the current code language; and second, that preservation restrictions be added to the CSM identifying activities that are prohibited within the environmental corridor and wetland areas on the property, though he noted the petitioner had no intention of conducting any such activities regardless. He further noted that condition 5 in his staff review was a duplicate of condition 2 and should be stricken. Commissioner Eberle raised a question about whether the location of the existing on -site septic system for Lot 1 was shown on the CSM. Petitioner Rick Swanson came forward to the microphone and confirmed that the septic system is located to the west of the house, just west and south of the driveway. Commissioner Eberle indicated that the location of the existing on -site disposal system should be shown on the CSM and requested it be added as a condition of approval. A brief discussion arose regarding the timeline requirements under Ordinance 2026 -03 for achieving occupancy of the new residence. After some initial uncertainty about whether the requirement was one year or two years, the Commission confirmed that the ordinance specifies a two-year window for the petitioners to obtain an occupancy permit. It was noted that a formal extension request could be submitted if needed. Attorney Larson confirmed that the two -year requirement was stated in the third paragraph on th e second page of Planner Sumwalt's staff report. Commissioner Lesser sought clarification on the intended use of the accessory building (the barn). Mr. Swanson described the proposed structure as a 36 -by-32-foot garage intended for vehicle storage and general storage. He confirmed there would be no plumb ing, no living space, and no secondary driveway from Hermitage Drive — vehicle access would remain from the existing driveway off Hidden Oaks. A staircase would be included for access to an upper storage area, but that area would remain unfinished. Planner Sumwalt confirmed that the accessory building size standards in the updated zoning code, which operate on a sliding scale relative to lot size, would apply and that the proposed structure conforms to those standards. Commissioner Lesser raised a question about the $5,000 security deposit submitted in connection with Ordinance 2026-03's requirement to ensure sufficient funds exist to demolish the barn if the new home is not completed within the prescribed timeframe. Commissioner Oelhafen noted that as the Building Inspector, he was uncertain whether $5,000 would cover the cost of demolition and site restoration, including potential concrete foundation removal. He suggested an estimate could be obtained if the Commission requested it . Mr. Swanson asked whether the amount from a PLAN COMMISSION July 22, 2026 Page 5 of 8 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov comparable prior project could simply be used as a benchmark, given that the prior applicant — whose barn was of similar size — had also submitted a $5,000 deposit. Administrator Green and the building inspector both indicated that $5,000 would likely be acceptable, noting that salvageable materials in an older wood -frame barn often make demolition costs a near -wash due to the material's recyclable value. The Commissi on acknowledged this and indicated the amount would be subject to verification by the appropriate village official, per the ordinance requirement of 115 percent of the estimated demolition cost. Motion by Eberle, second by McCormack, to approve the 2 -lot CSM as presented, including the planner's comments, the engineer's comments, the conditions from Ordinance 2026 -03, with the addition of a condition requiring the location of the existing on -site disposal system to be shown on Lot 1 of the CSM, and with the notation that condition 5 in the planner's report is a duplicate of condition 2 and is hereby stricken, and recommendation to the Village Board of the same . The motion carried unanimously. E. Doman request for Zoning Code Waiver re: Accessory Building at N77W24195 Hidden Oaks Dr Commissioner Oelhafen stated that because as the Building Inspec tor he was required to deny issuance of a building permit under the code requirements, he would be recusing himself from this agenda item. Planner Sumwalt introduced this item as the first application under a newly created waiver procedure established during the Village's recent zoning code update. He described the subject property as a double-frontage lot with primary access and frontage on Hidden Oaks Drive, and a corner side yard fronting on Ridgefield Drive. As a result of this configuration, the street -yard setbacks apply to both right -of-ways, meaning that any detached accessory structure must be placed no closer to the street setback line than the rear line of the residence — a requirement derived from Section 18.03(9)e.2.i of the Lisbon Zoning Code. Planner Sumwalt explained the practical challenge facing the petitioners: the single -family residence sits approximately 82.7 feet from Ridgefield Drive, which would ordinarily require any accessory structure to be located at or behind that line. However, the petitioner's existing mound septic system is located directly behind the house, physically precluding placement of an accessory structure in that area. Planner Sumwalt noted that Mr. Doman had provided detailed documentation of his septic tank location s and mound system to support this showing. The proposed location of the personal storage building would still maintain a minimum 50 -foot setback from Ridgefield Drive, consistent with the minimum required by code. Planner Sumwalt outlined the applicable waiver procedure under Section 18.03(9)e.2.ix of the zoning code, which allows a petitioner to request that the Village Board — upon recommendation from the Plan Commission — waive enforcement of or allow modification to size, quantity, or PLAN COMMISSION July 22, 2026 Page 6 of 8 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov location limitations for accessory structures. He noted that the determination is to be made based on consideration of certain enumerated factors, without requiring an affirmative finding on all of them, and that the standard is whether it is objectively reasonable to grant the waiver. Commissioner Eberle asked whether granting the waiver would render the structure nonconforming. Attorney Larson clarified that the waiver — analogous in concept to a variance from the Board of Appeals, though handled legislatively by the Commission and Vil lage Board rather than judicially — would grant the petitioners the right to build in that location, and the structure would be considered conforming by virtue of the waiver having been granted. President Gehrke noted that this process involves no hardship test, making it a less demanding pathway than a traditional variance. Commissioner Lesser asked about the intended use of the structure. Petitioner Steve Doman came to the microphone and described the proposed building as a 36 -by-32-foot, three-car garage — slightly deeper than standard — intended for vehicle storage and general storage. He confirmed that an upper level accessed by stairs would be used for storage only, with no plumbing and no living space above. He further confirmed that no new driveway from Ridgefield Drive was planned; access would be from the existing driveway on Hidden Oaks Drive at the point where the garage would be located. Commissioner Lesser also asked about size limitations on the accessory structure. Planner Sumwalt confirmed that the updated accessory building standards — which operate on a sliding scale tied to lot size — would apply, and that the proposed structure was consistent with th ose standards for a nearly three-acre parcel. The Commission reviewed the six criteria set forth in the code for evaluating waiver requests. No member raised a concern about any of the individual criteria. Attorney Larson recommended that any motion include a finding that the applicable standards had been met and that it was objectively reasonable to grant the request. Motion by Baum, second by Lesser, to recommend Village Board approval of the requested waiver, having found that the applicable standards have been met and that it is objectively reasonable to grant the request. The motion carried 5-0, with Commissioner Oelhafen abstaining. F. Review and approval of update to Public Participation Plan for future update to Lisbon’s Comp Plan Planner Sumwalt presented the updated Public Participation Plan, describing it as one of the essential first steps in any comprehensive plan update process — establishing how the Village will meaningfully involve the public and ensure that the planning pro cess operates openly and consistently with state regulations. PLAN COMMISSION July 22, 2026 Page 7 of 8 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov He highlighted a key structural change proposed in this update: rather than designating the Plan Commission alone as the steering committee, as was done during the 2020 update process, the updated plan proposes a hybrid steering committee model. This committee would draw from Plan Commission members, members of other Village committees, elected officials, and potentially community stakeholders at large. Planner Sumwalt drew a parallel to the structure used for the sanitary sewer extension conversations, whi ch similarly included diverse representation from multiple bodies. He emphasized the goal of keeping the group large enough to represent a diversity of viewpoints while remaining small enough for productive discussion and decision - making. Administrator Green elaborated on the proposed appointment process, explaining that he would recommend members to the Village Board, which would make formal appointments. He noted that the Board could provide input and debate appointments separately, givin g him the ability to synthesize perspectives from public works, the Plan Commission, and the Village Board. He clarified that this approach was a recommendation and that the Commission was welcome to suggest modifications. President Gehrke asked whether having the administrator recommend members, rather than the Village President, was consistent with past practice. Planner Sumwalt acknowledged that the approach varies by community and that there is no single correct method; this was staff's proposal for the Commission's consideration. Discussion turned to committee size. President Gehrke noted that no specific number was stated in the document. Planner Sumwalt suggested that approximately ten would be a reasonable upper bound, while acknowledging a smaller number might be more functiona l. Administrator Green suggested seven as a practical target, a view echoed by Commissioner Eberle, who agreed that seven would allow productive conversation. Administrator Green noted the intent to hold steering committee meetings every other month throug hout the process, likely beginning in October, and that the full planning process was anticipated to take approximately 18 months — with 12 months as the target — given the requirement to bring the final product through Plan Commission and Village Board for adoption. Commissioners asked for clarification on whether the steering committee would consist of seven members total or seven members drawn from across multiple bodies. Planner Sumwalt clarified it would be a consolidated group of approximately seven representatives drawn from across the various bodies mentioned, and it would not be the entire membership of any one committee. Commissioners suggested that the plan include provision s for alternate or backup members in the event of turnover or departure during the 18 -month process. Administrator Green responded favorably, acknowledging that the Village could draft a founding document — whether called an PLAN COMMISSION July 22, 2026 Page 8 of 8 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov ad hoc committee or subcommittee charter — that would define membership, alternate slots, and meeting schedule. Commissioners also asked for clarification on the plan's reference to the "2035" horizon. Planner Sumwalt explained that comprehensive plans look ten years into the future, so a plan adopted in the near term would carry a 2035 horizon. He also explained the rationale for un dertaking the update now, approximately five years ahead of the statutory ten -year update deadline: the Village's incorporation represents a significant change, and the current plan is an amended version of Waukesha County's plan — a very large document with substantial "baggage" from the county context. The goal is to produce a focused, Village -specific planning document tailored specifically to Lisbon's needs and character. Motion by Eberle, second by McCormack, to recommend Village Board adoption of the updated Public Participation Plan procedures for the Comprehensive Development Plan: 2035 update, as presented. Motion carried unanimously. G. Discussion only regarding annual reports resulting from quarry inspections 1. Lannon Stone Products – Trustee Baum 2. Stark Pavement at LSP – Trustee Baum 3. Genessee Aggregate – Commissioner Eberle 4. Payne & Dolan – Commissioner Howard 5. Halquist – Commissioner Oelhafen 6. Amrize (former LaFarge/ Holcim) – Commissioner McCormack Commissioners Oelhafen, Eberle, McCormack, and Trustee Baum reported on the quarries they inspected. No action was taken. 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 7:08p.m. Motion carried unanimously. Respectfully submitted, Elisa M. Cappozzo, WCMC Lisbon Village Clerk