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VILLAGE OF LISBON W234N8676 Woodside Road Lisbon, WI 53089-1545 MEETING MINUTES JOINT PUBLIC HEARING & PLAN COMMISSION RICHARD JUNG FIRE STATION – March 25, 2026, at 6:00 PM Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov Call to Order President Gehrke called the Joint Public Hearing and Plan Commission meeting to order at 6:14p.m. Roll Call Present: Village President Gehrke; Trustees Moonen and Baum; Commissioners Oelhafen, Eberle, Howard, and Lesser; Planner Sumwalt; Engineer Leisses; Attorney Larson; Administrator Green; and Clerk Cappozzo. Absent: Commissioner McCormack Public Hearing: A request by applicants Garrett and Sarah Zandi, on behalf of owner Jeff Zandi, to rezone the southernmost 3.75 acres of the property known as W229N8996 Colgate Road/ LSBT 0147.997 from the B-2 General Business district to the A -3 Agricultural/ Residential Estate district. No changes are proposed to any lands within the UC Upland Corridor or C-1 Conservancy districts. Clerk Cappozzo read the published Notice of Public Hearing into the record , and President Gehrke opened the Hearing. Planner Sumwalt provided an overview of the proposal, noting that the purpose of the rezoning is to facilitate the creation of a new 3.75-acre lot on the south end of the Zandi parcel for the construction of a single-family residence. He indicated that the Village's Comprehensive Plan prescribes suburban density residential land use for the area, with a lot size range of 3.0 to 4.9 acres, making the proposed lot consistent with that designation. The adjacent parcel to the east is also currently zoned A-3. Planner Sumwalt highlighted that a key condition of approval is that the rezoning be subject to the Village's approval of a Certified Survey Map, which was scheduled as a subsequent agenda item. The petitioners were present but offered no additional comments. No Plan Commission or Village Board members had clarifying questions. No members of the public or Zoom participants came forward to speak on this item. There being no further comments, President Gehrke closed the Public Hearing at 6:21p.m. ********************************* Commissioner McCormack arrived at 6:31p.m. and took his place at the table. PLAN COMMISSION March 25, 2026 Page 2 of 7 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov Citizen Comments President Gehrke opened the floor to citizen comments, noting that this would be the only opportunity for public participation during the Plan Commission meeting. Several residents in attendance identified themselves as coming from the Beacon Hills, Thousa nd Oaks, and Mountain Shadows subdivisions, expressing concern and seeking information regarding a future sewer extension planning discussion scheduled to follow the Plan Commission meeting. Ryan Tschanz, W264N6504 Hillview Drive, stated that he believed the majority of those in attendance were present regarding the proposed sewer plan that had been publicly posted, and questioned how future expansion of the utility might benefit Lisbon residents versus the Village of Sussex. President Gehrke noted that topic would be discussed during the joint workshop meeting of the Village Board - Plan Commission-Public Works & Utility Committee after the current Plan Commission meeting. Jane Losee, W264N6565 Hillview Drive, expressed concern about a new subdivision proposed west of Mary Hill Road, noting that neighboring residents had received no notification and questioning the impact on their properties. Clerk Cappozzo clarified that mailing of public notices is only required for matters necessitating a public hearing, such as rezonings or comprehensive plan amendments, and that such notification is sent to deeded property owners within 500 feet of the subject property. All other agendized items are noticed through publicly-posted agendas. President Gehrke noted that topic would be discussed during the joint workshop meeting after the current Plan Commission meeting. Fred Heinzelmann, W264N6455 Hillview Drive, raised questions about who would bear the cost of major infrastructure improvements such as sewer installation, expressing concern that long -standing residents should not be burdened with costs driven by new development. President Gehrke once again noted that topic would be discussed during the joint workshop meeting after the current Plan Commission meeting. Citizens with general inquiries regarding any topic not appearing on the Plan Commission agenda can call Village Hall to speak with either the Administrator or Clerk to get their questions answered, but that there could not be any back-and-forth discussion regarding an item that isn’t on the current meeting’s agenda. Michael Te ws, N67W26876 Argyle Drive , requested that a formal public forum with question -and- answer opportunity be organized for affected residents. Attorney Larson acknowledged the request and stated it was something that could be considered, but could not be acted upon during the current meeting. Staff directed residents to stay for the subsequent joint meeting, where some of their questions might be addressed, and encouraged them to contact Village staff or elected officials with additional questions. President Gehrke and staff consistently clarified that the joint Village Board, Plan Commission, and Public Works and Utility Committee meeting to follow was an educational and planning discussion PLAN COMMISSION March 25, 2026 Page 3 of 7 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov with no public comment period and no action to be taken, but that it was open to the public and would be recorded. Approval of Meeting Minutes – 2/25/2026 Plan Commission Motion by Howard, second by McCormack, to approve the minutes as presented. Motion carried unanimously. Correspondence President Gehrke noted that two notices had been received under Wisconsin Act 12 regarding extensions of operating hours: one from Lannon Stone Products and one from Payne + Dolan. Representatives from both companies were present. 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. Zandi – Rezone W2298996 Colgate Rd/ LSBT0147.997 from B-2 to A-3, excluding UC and C-1 portions Planner Sumwalt confirmed that his presentation during the public hearing had covered the substance of this item. The petitioners had no additional comments. Commissioner Eberle asked whether the proposed new lot would accommodate the existing barn in comp liance with accessory structure setback and square footage standards. Planner Sumwalt confirmed that the barn would remain more than 50 feet from the new lot boundaries and that the accessory structure square footage issue had been addressed in the updated zoning code. Commissioner Eberle also noted for the petitioner's awareness that any new residence should be positioned in front of or at least even with the barn to avoid future nonconformity concerns, which the applicant confirmed had already been accounted for in their planning. Motion by Eberle, second by Baum, to recommend the Village Board approve rezoning the southernmost 3.75 acres (plus or minus) of the Zandi parcel at W229N8996 Colgate Road, LSBT 0147.997, from B-2 to A-3, excluding any UC or C-1 portions, subject to the conditions stated in the planner's review. Motion carried unanimously. B. Zandi – 2-Lot CSM to divide W2298996 Colgate Rd/ LSBT 0147.997 Planner Sumwalt presented the request for a 2-lot CSM, which would create a 3.75-acre lot for the Zandis' proposed single -family residence while leaving a remnant parcel of approximately 12.17 acres for Jeff Zandi. He drew the commission's attention to a n otable procedural issue: an ordinance text amendment adopted in 2022 (Ordinance 2022 -11), which had allowed the Plan Commission to permit the creation of a new lot where an existing accessory structure would remain prior to construction of a principal stru cture, had been inadvertently omitted when the Village recodified its zoning code. As a result, the current code does not contain the language needed to formally authorize this type of approval. PLAN COMMISSION March 25, 2026 Page 4 of 7 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov To address this, staff proposed conditioning CSM approval on the Village adopting a text amendment to reinstate that language, with minor updates to reflect the Village's current municipal status. Planner Sumwalt indicated staff expected to have the text amendment ready for a public hearing at the April Plan Commission meeting, and that the CSM and rezoning could then proceed to the Village Board together. He noted the statutory 90 -day deadline for CSM review extended to May 27, providing sufficient time. The conditions of approval included: (1) subject to approval of the text amendment reinstating the ordinance language from Ordinance 2022 -11; (2) submission of a letter of credit or cash in the amount of 115% of the estimated removal and restoration cost for the existing barn, to be approved by the Village Attorney and Building Inspector and submitted prior to recording of the CSM; and (3) execution of an agreement allowing the Village to access the property and remove the accessory structure at the applicant's expense if an occupancy permit for the new residence is not obtained within two years of lot creation, with the Plan Commission having authority to grant one extension of up to 12 months for valid cause. Commissioner Howard questioned the benefit of acting on the CSM now rather than waiting until after the text amendment was adopted. Staff and Attorney Larson explained that the matter was being treated as a correction of an inadvertent administrative error rather than a novel policy change, and that moving forward now avoided jeopardizing the 90-day statutory review timeline. Motion by Eberle, second by Oelhafen, to recommend Village Board approval of the 2 -lot CSM to divide the parcel at W229N8996 Colgate Road, LSBT 0147.997, including the planner's and engineer's comments and conditions as stated in the staff reports , including the condition requiring approval of a text amendment with language from Ordinance 2022 -11. Motion carried unanimously. C. Alpine Hills – 2-Lot CSM to divide LSBT 0224.999.003 Planner Sumwalt explained that Newman Development was proposing a 2 -lot CSM on the Alpine Hills parcel, a similar approach to what was used for the Homestead Ridge subdivision. The purpose is to convey a 1.96 -acre parcel (proposed as Outlot 1) to the adjac ent property owner to the south, Aus blick Inc. (the operator of the nearby ski hill), for a future parking lot expansion. Newman Development would retain Lot 1, consisting of approximately 51.52 acres, for the Alpine Hills subdivision. Planner Sumwalt noted that both the rezoning and comprehensive plan amendment for this property had previously been approved in 2025. He highlighted three key conditions attached to the proposed approval. First, that what was currently labeled Lot 2 on the CSM be redesignated as Outlot 1, reflecting its intended use for future development rather than immediate subdivision. Second, that a note be added to the CSM stating that the outlot shall not be improved, developed, or utilized by Aus blick Inc. until it has been officially combined with their existing parcel, PLAN COMMISSION March 25, 2026 Page 5 of 7 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov incorporated into their existing conditional use approval, and has obtained separate approval of a site plan and plan of operation. Third, that the outlot's access from Lake Drive would remain in effect only until conveyance to Ausblick, at which point access shall be obtained solely through Ausblick's existing property. Commissioner Howard raised concerns about the access language, arguing that if the parcel becomes an outlot it technically does not require a designated access point, and that explicitly noting Lake Drive access could create a future pathway for ski hill traffic to use the subdivision road network. Planner Sumwalt and Attorney Larson clarified that the conditions as written were designed precisely to prevent that outcome —the note memorializes that upon conveyance to Ausblick, access via Lake Drive would be eliminated and replaced exclusively with access through Ausblick's own property. The commission discussed various scenarios, including what would happen if the conveyance to Ausblick did not occur, and agreed that in that case, no development could proceed without returning to the Plan Commission for further approvals. The consensus was that the conditions as drafted adequately addressed the Lake Drive access concern. Motion by Gehrke, second by Baum, to approve the 2 -lot CSM to divide the Alpine Hills parcel known as LSBT 0224.999.003 and to recommend the same to the Village Board with conditions as detailed in the planner's and engineer's reports. Motion carried unanimously. D. Alpine Hills – Waiver to exceed maximum cul-de-sac length for subdivision on LSBT 0224.999.003 Planner Sumwalt explained that the Village's land division and development ordinance limits cul - de-sac length to 600 feet for permanent installations, but that Court A as proposed would extend approximately 950 lineal feet. The developer requested a waiver under Section 20.1961 of the ordinance, which grants the Plan Commission sole discretion to approve such a waiver where topographical or particular site conditions warrant it. Planner Sumwalt noted that the principal driver of the longer cul -de-sac is a secondary environmental corridor running through the center of the parcel, which the county, Village, and developer all sought to preserve. Rather than propose an environmentally impactful crossing, the developer designed a layout with a northern and southern portion separated by the undisturbed natural resource area. Additional constraints included county highway restrictions along Silver Spring Drive to the north and the general geometry of the site, which precluded a secondary road connection. As a partial mitigation, the developer proposed a 6 -foot asphalt pedestrian path running parallel to Court A and connecting to Silver Spring Drive/County Highway VV between Lots 5 and 6, providing a non-vehicular connection even where a road connection was not feasible. Commissioner Oelhafen requested that when street names are ultimately selected, the word “Autumn” not be used. This was acknowledged by the developer. PLAN COMMISSION March 25, 2026 Page 6 of 7 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov Motion by Oelhafen, second by Howard, to approve the request for a waiver to exceed the maximum cul-de-sac length for the proposed Alpine Hills subdivision on the parcel known as LSBT 0224.999.003, with the engineer's and planner's comments and the findings described in the planner's report as required by ordinance. The motion carried 5-2, with Commissioners Eberle and McCormack dissenting. E. Alpine Hills – Preliminary Plat to create subdivision on LSBT 0224.999.003 Planner Sumwalt provided a detailed overview of the Alpine Hills preliminary plat, noting the project had been in planning since at least 2022 and that all applicable rezoning and comprehensive plan amendments had been completed. The subdivision as propose d consists of 25 lots and 9 outlots, with new public road connections including Court A and the extension of Lake Drive through to Mary Hill Road. The Village's review timeline had been extended in writing by the developer, with a deadline of May 27 for final action. Planner Sumwalt described conditions related to the CSM coordination, noting that references to Outlot 5 on the original preliminary plat would need to be updated to reflect the designation established by the 2 -lot CSM approved earlier in the meeting. Envi ronmental features were addressed through proposed conservation easements on Lots 20, 21, 24, and 25 associated with an isolated natural resource area. Stormwater management includes three stormwater ponds on outlots and a preliminary stormwater management plan was submitted. The developer had also provided a landscape plan featuring berms along Silver Spring Drive and Mary Hill Road, landscaped entrances at both Court A and the Lake Drive extension, and —in direct response to feedback from the prior rezoning public hearing —a la ndscaped boulevard at the connection point to the existing Beacon Hills Addition No. 1 subdivision. Bryan Lindgren of Newman Development addressed the commission, stating the developer had reviewed all conditions and had no objections, and that all conditions would be met prior to execution of any binding documents. Several substantive issues were raised during commission discussion. Commissioner s noted that the preliminary plat and landscape plan did not clearly designate Outlot 2 as a paved bike path, and that the area behind Lot 6, which is intended to provide the pedestrian connection to County Highway VV, was not explicitly labeled as such. Li ndgren confirmed the path was intended to run within the right-of-way of Highway VV along the back of Lots 1 through 6 and enter the subdivision via an opening in a proposed landscape easement. He agreed to add notes to the preliminary plat to clarify the path's route and designation. The commission agreed this clarification should be a condition of approval. Commissioners also raised the matter of compliance with Waukesha County's bicycle plan along County Highway VV, noting the county's comments addressed bicycle accommodation along that PLAN COMMISSION March 25, 2026 Page 7 of 7 Office: (262) 246-6100 | Email: VillageHall@LisbonWI.gov | Website: www.LisbonWI.gov corridor. Lindgren stated the developer had no objection to meeting all county comments and that those requirements would be addressed. Commissioner Eberle raised additional concerns regarding the intersection design at Mary Hill Road, questioning whether the acceleration and deceleration lanes for Court A and the Lake Drive extension were properly designed and matched the corresponding treatments on the east side of Mary Hill at Big Sky Drive in the Village of Sussex's Vista Run development. Lindgren confirmed the intent was to match the Vista Run intersection design, and that the deceleration and acceleration lanes were shown on the plat within the available right-of-way. A discussion arose regarding an existing box culvert carrying an unnamed waterway under Mary Hill Road near the development's access points. Commissioners opined that with increased traffic and road widening necessitated by development on both sides of Mary Hill, the culvert's existing capacity would be insufficient and that the cost of improvements should be borne by the developer rather than the Village. Enginee r Leisses responded that the developer's stormwater management report demonstrated a significant reduction in post -development peak flows from the site, and that the culvert question would be better addressed during the broader planning effort for Mary Hil l Road improvements. Attorney Larson noted that if the development was not generating additional stormwater contributing to the problem, it would be difficult to compel the developer to fund improvements to an existing undersized condition. The Commission acknowledged the issue and supported pursuing cost -sharing discussions with the Village of Sussex as part of future Mary Hill Road planning. The question of which municipality holds jurisdiction over Mary Hill Road was raised but not definitively resolved during the meeting. Motion by Baum, second by Oelhafen, to approve the preliminary plat of Newman Development for the Alpine Hills subdivision on the parcel known as LSBT 0224.999.003 and to recommend the same to the Village Board, subject to the planner's, engineer's, and Waukesha County's comments, as well as the Commission's direction to add proper labeling on the preliminary plat designating Outlot 2 as a paved bike path and designating the area behind Lot 6 as a bike path connection. The motion carried 5-2, with Commissioners Eberle and McCormack dissenting. 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 Baum, second by Oelhafen, to adjourn the meeting at 7:45p.m. Respectfully submitted, Elisa M. Cappozzo Lisbon Village Clerk