Public Hearing & Plan Commission Agenda/ Packet

Office: (262) 246-6100 | Email: villagehall@lisbonwi.gov | Website: www.lisbonwi.gov VILLAGE OF LISBON W234 N8676 Woodside Rd Lisbon, WI 53089-1545 Join Zoom Online: https://us06web.zoom.us/j/81883226663?pwd=YXI1eW93MW5uT1NmZ1Nzdmp6cGozQT09 Zoom by Phone: Dial 1-312-626-6799 Meeting ID: 818 8322 6663 Passcode: 964817 MEETING AGENDA PUBLIC HEARING & PLAN COMMISSION RICHARD JUNG FIRE STATION – N54W26455 LISBON ROAD (CTH K) WEDNESDAY, MARCH 25, 2026, at 6:00P.M. (or following the Public Works & Utility meeting – whichever is later) 1. Call to Order & Roll Call 2. NOTICE IS HEREBY GIVEN that a Joint Public Hearing will be held by the Lisbon Village Board and Plan Commission on Wednesday, March 25, 2026, during the regular Plan Commission meeting which starts at 6:00pm at the Richard Jung Fire Station, N54W26455 Lisbon Road, to solicit public comments on 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. ******************** 3. Citizen Comments – Please limit comments to three minutes 4. Approval of Meeting Minutes • 2/25/2026 Public Hearing & Plan Commission 5. Correspondence A. Lannon Stone Products – notification of extended hours under Act 12 B. Payne + Dolan – notification of extended hours under Act 12 6. New Business A. Discussion and necessary action re: request to r ezone southernmost 3.75 acres of Zandi parcel at W229N8996 Colgate Road/ LSBT 0147.997 from B -2 to A -3, excluding UC and C -1 portions, and recommendation to Village Board of the same. B. Discussion and necessary action re: request for 2-Lot Certified Survey Map to divide the parcel located at W229N8996 Colgate Road/ LSBT 0147.997, and recommendation to Village Board of the same. C. Discussion and necessary action re: request for 2-Lot Certified Survey Map to divide the Alpine Hills parcel known as LSBT 0224.999.003, and recommendation to Village Board of the same. D. Discussion and necessary action re: request for a Waiver to exceed maximum cul-de-sac length for the proposed Alpine Hills subdivision on the parcel known as LSBT 0224.999.003 . Plan Commission Agenda March 25, 2026 Page 2 of 2 Office: (262) 246-6100 | Email: villagehall@lisbonwi.gov | Website: www.lisbonwi.gov E. Discussion and necessary action re: proposed Preliminary Plat to create the Alpine Hills subdivision on the parcel known as LSBT 0224.999.003, and recommendation to Village Board of the same. 7. Planner Report 8. Adjournment NOTE: It is possible that members and/or a quorum of other governmental bodies may attend the above meeting to gather information. No action will be taken by any governmental body other than specifically noticed above. Citizens with disabilities who require ass istance to participate in this meeting should contact Village Hall at least 72 hours in advance. Office: (262) 246-6100 | Email: villagehall@lisbonwi.gov | Website: www.lisbonwi.gov VILLAGE OF LISBON W234 N8676 Woodside Rd Lisbon, WI 53089-1545 VILLAGE OF LISBON PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN that a Joint Public Hearing will be held by the Lisbon Village Board and Plan Commission on Wednesday, March 25, 2026, during the regular Plan Commission meeting which starts at 6:00pm at the Richard Jung Fire Station, N54W26455 Lisbon Road, to solicit public comments on 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. Upon closing of the public hearing, the Plan Commission meeting shall resume, and applications shall be addressed per the agenda. Copies of the exhibits are available at Village Hall or on Lisbon’s website https://lisbonwi.gov/335/Legal-Notices-Public-Hearings for review. All interested parties will have the opportunity to be heard at said time and place. Dated this 6th day of March, 2025. VILLAGE OF LISBON Elisa Cappozzo, WCMC Village Clerk Pub: 3/11 & 3/18 W O O D E D R I D G E T R L C O L G A T E R D W O O D E D R I D G E T R L N O R T H L I S B O N R D COLGATERD J O L Y N D R J O L Y N D R R-1 R-1 C-1 C-1 C-1 C-1 C-1 AD-10 C-1 C-1 C-1 C-1 A-3 A-5 A-5 A-10 A-3 UC UC UC C-1 A-10 UC UC C-1 UC RD-5 R-1 C-1 C-1 AD-10 C-1 A-3 UC UC UC UC RD-5 C-1 C-1 A-3 C-1 A-10 A-10 A-10 A-10 A-3 A-5 A-5 A-5 A-5 A-5 C-1 C-1 C-1 C-1 C-1 C-1 C-1 C-1 C-1 C-1 C-1 C-1 C-1 C-1 C-1 C-1 C-1 C-1 C-1 R-1 RD-5 UC UC UC UC Tax Parcel | LSBT0147997 0 260 520 780 1040 ft The information and depictions herein are for informational purposes and Waukesha County specifically disclaims accuracy in this reproduction and specifically admonishes and advises that if specific and precise accuracy is required, the same should be determined by procurement of certified maps, surveys, plats, Flood Insurance Studies, or other official means. Waukesha County will not be responsible for any damages which result from third party use of the information and depictions herein, or for use which ignores this warning. Zandi Rezoning and CSM Legend Site Address Tax Parcels Assessor Plat Assessor CSM CSM Condominium Condomi Subdivision Subdivisi Points of Interest Conditional Zoning Changes Planned Unit Development Delafield Shoreland Overlay North Lake Overlay District C-1 Conservancy Overlay EC Environmental Corridor Shoreland Zoning Dam Failure Study Dam Failure Study Notes W229 N8996 Colgate Road, Lisbon, WI 53089 3/19/2026 12:55 PMPrinted Date: SEWRPC, Waukesha County Land Information Office ± February 24th, 2026 Mr. Daniel Green Village of Lisbon W234N8676 Woodside Road Lisbon, WI 53089 Subject: Night Operations at K&N Asphalt Plant Dear Mr. Green: I wanted to take this opportunity to inform you that there will be some night operations this year at our K&N Asphalt Plant located on Highway 164 in the Village of Lisbon. The purpose of the night operations is to facilitate the completion of the State Highway 190/Capitol Drive and State Highway 181 projects that the Wisconsin DOT requires to be performed at night. The work is currently scheduled to occur over approximately 35 nights starting May 1 st and be completed by October 31 st. The night time hours of operation are considered 6pm to 6am. All traffic will access the site through the entrance on Highway 164. There will be no trucking on Hillside Road or any other town roads at night. All the truck drivers hauling from the facility will be instructed to follow all highway safety rules and regulations including obeying posted speed limits and not using engine breaks as they travel to and from our facility. They will be reminded to respect our neighbors and follow all traffic regulations as they travel through your community. Included with t his letter is a copy of the Notice to Truckers letter that we will give to every trucker hauling on the jobs. As memorialized by the Village and as previously discussed between Payne & Dolan and the Village, Wisconsin Act 12 allows quarries and related operations , including asphalt plants, to operate without restrictions regarding hours of operation when supplying materials to public works projects. Per the Village’s memorialized acknowledgement, a quarry operator should file a notice of the operator’s rights as granted under Wisconsin Act 12, and the notice will be included in the Village’s next schedule d Plan Commission meeting under an agenda item titled “correspondence, no action required.” Payne & Dolan respectively requests to be placed on the March 25 th Plan Commission meeting as a correspondence/no action required item regarding night work at the K&N Site. We have operated this facility at night in the past with minimal inconvenience to the neighbors and the Village. We anticipate having the same success with these projects. Please let me know if you have any questions and/or need additional information. Payne & Dolan, Inc. Bryanna Bucholtz Land Resources Administrator Notice to All Customers & Truckers Hauling to and from K&N Asphalt Plant Please follow all highway safety rules and regulations as you travel to and from our facility. Please respect our neighbors and follow all traffic regulations as you travel thru their community. Help us minimize impacts to the community resulting from trucking operations by obeying the following rules: 1) Follow the approved trucking route ( Access the site through the Hwy 164 entrance ONLY) 2) Travel within posted speed limits 3) Tarp loads prior to leaving the site 4) Clean off loose materials on tailgates prior to leaving the site 5) Do not use engine brakes 6) Travel forward as much as possible to minimize back-up alarms Any truckers that do not abide by the rules will be removed immediately from the job and will not be allowed to haul for Payne & Dolan. We appreciate your help and support in this effort. Together, we can help ensure the safety of the travelling public and build a positive image for our industry. K&N Asphalt Plant Manager: Brian Pietrzykowski (262) 933-2460 7044 S. Ballpark Drive, Suite 200 • Franklin, WI 53132 • (414) 336-7900 - 1 - Staff Review TO: Village of Lisbon Plan Commission CC: Daniel Green, Elisa Cappozzo, Eric Larsen, Mitch Leisses FROM: Orrin Sumwalt, Planning Consultant RPT DATE: March 10, 2026 (Updated March 19, 2026) MTG DATE: March 25, 2026 FOTH FILE: 26L020.01/12 RE: Zandi – Rezoning BACKGROUND: 1. Petitioners: Garrett & Sarah Zandi 2. Property Owner: Jeff M. Zandi 3. Location/Address: W229 N8996 Colgate Road, Lisbon, WI 53089 4. Tax Key Number: LSBT 0147.997 5. Area: 15.92 AC 6. Existing Zoning: B-2 Local Business District, UC Upland Corridor District and C-1 Conservancy Wetland District. 7. Proposed Zoning: B-2 Local Business District, A-3 Agricultural/Residential Estate District, UC Upland Corridor District and C-1 Conservancy Wetland District. 8. Future Land Use: Suburban Density II Residential (3.0 - 4.9 AC/DU) Primary Environmental Corridor Other Open Lands to be Preserved OVERVIEW: The petitioner has applied to rezone approximately 3.75-acres of his property located at W229 N8996 Colgate Road, Lisbon, WI 53089 from B-2 to A-3 to facilitate the creation of a new parcel on the south end of the lot at the intersection of Colgate Road and North Lisbon Road. The new parcel will be for Jeff M. Zandi’s son to construct a new single-family residence. The subject portion of the property is partially wooded and includes a barn. There is an accompanying 2 -Lot Certified Survey Map (CSM), which depicts the boundaries of the proposed lot. PLANNER COMMENTS: 1. Comprehensive Plan . The Comprehensive Plan Future Land Use Map for the property is Suburban Density II Residential (3.0 - 4.9 AC/DU), which is consistent with the density of the proposed zoning of A- 3 Agricultural District. 2. Zoning. The property is currently zoned B-2 Local Business District. The proposed zoning of A-3 Agricultural/Residential Estate District allows Single-family dwellings with a minimum 440 square foot attached garage per Section 18.15 (b) (1) of the Village Zoning Code. 3. Rezoning The petitioner is requesting to rezone the parcel encompassing approximately 3.75-acres of land in the Village of Lisbon from B-2 Local Business to A-3 Agricultural/Residential Estate. The portions of the property zoned UC and C-1 will remain unchanged. 7044 S. Ballpark Drive, Suite 200 • Franklin, WI 53132 • (414) 336-7900 - 2 - Staff Review A key provision of Wisconsin State Statute 66.1001 requires that certain land use actions/decisions be made which are “consistent” with the goals, objectives, and policies of an adopted comprehensive plan. The Village’s proposed Future Land Use of Suburban Density II Residential (3.0 - 4.9 AC/DU) is consistent with the proposed zoning of A-3 Agricultural/Residential Estate. STAFF RECOMMENDATION: Rezoning The Village of Lisbon Plan Commission recommends to the Village Board Approval of the Rezoning Request for Garrett & Sarah Zandi for the property located at W229 N8996 Colgate Road, Lisbon, WI 53089 subject to the following conditions: 1. The subject property to be rezoned from the B-2 Local Business District to A-3 Agricultural/Residential Estate District shall be limited to LSBT 0147.997. 2. Subject to the Village of Lisbon’s approval of a Certified Survey Map. 3. The Village of Lisbon Staff is directed to draft the rezoning ordinance and place it in final form consistent with the Village of Lisbon’s discussion. 4. The Petitioner and/or Property Owner shall, on demand, reimburse the Village of Lisbon for all costs and expenses of any type incurred by the Village in connection with the review and approval of this application, including, but not limited to, the cost of professional services incurred by the Village for the review and preparation of required documents, attendance at meetings or other related professional services as well as to enforce the conditions in this approval due to a violation of these conditions. Additionally, any unpaid bills owed to the Village of Lisbon by the Subject Property Owner and/or Agent, for reimbursement of professional fees (as described above); or for personal property taxes; or for real property taxes; or for licenses, permit fees or any other fees or forfeitures owed to the Village of Lisbon must be paid on demand and prior to issuance of any permits and shall be placed upon the tax roll for the Subject Property if not paid within thirty (30) days of the billing by the Village of Lisbon, pursuant to Section 66.0627, Wisconsin Statutes. Such unpaid bills also constitute a breach of the requirements of this conditional approval that is subject to all remedies available to the Village of Lisbon , including possible cause for termination of the conditional approval. EXHIBIT: A. GIS Property Location Map B. Petitioner Application 7044 S. Ballpark Drive, Suite 200 • Franklin, WI 53132 • (414) 336-7900 - 1 - Staff Review TO: Village of Lisbon Plan Commission CC: Daniel Green, Elisa Cappozzo, Eric Larsen, Mitch Leisses FROM: Orrin Sumwalt, Planning Consultant RPT DATE: March 10, 2026 (Updated March 19, 2026) MTG DATE: March 25, 2026 APRVL DATE: May 27, 2026, Plan Commission action deadline for CSM (90-days) May 27, 2026, CSM approval deadline for Village Board (90-days) FOTH FILE: 26L020.01/12 RE: Zandi – Certified Survey Map BACKGROUND: 1. Petitioners: Garrett & Sarah Zandi 2. Property Owner: Jeff M. Zandi 3. Location/Address: W229 N8996 Colgate Road, Lisbon, WI 53089 4. Tax Key Number: LSBT 0147.997 5. Area: 15.92 AC 6. Existing Zoning: B-2 Local Business District, UC Upland Corridor District and C-1 Conservancy Wetland District 7. Proposed Zoning: B-2 Local Business District, A-3 Agricultural/Residential Estate District, UC Upland Corridor District and C-1 Conservancy Wetland District. 8. Future Land Use: Suburban Density II Residential (3.0 - 4.9 AC/DU) Primary Environmental Corridor Other Open Lands to be Preserved OVERVIEW: The Petitioner is requesting approval of a 2-Lot Certified Survey Map (CSM) to facilitate the creation of a new parcel on the south end of the lot located at W229 N8996 Colgate Road, Lisbon, WI 53089. The new parcel will be for Jeff M. Zandi’s son to construct a new single-family residence. Lot 1 has an area of 1 2.17 acres (530,188 S.F.) and Lot 2 has an area of 3.75 acres (163,459 S.F.). Lot 1 of the proposed CSM encompasses Jeff M. Zandi’s existing single-family residence and has access via a n existing driveway on Colgate Road. Lot 2 of the proposed CSM is partially wooded, encompasses a barn and is expected to have access from Colgate Road. PLANNER COMMENTS: 1. Zoning. The subject property is zoned A-10 Agricultural District, which requires a minimum area of ten (10) acres, and requires a minimum average width of 300’. The road setback is 50’. Side/rear offsets are 20’ for buildings used for agricultural purposes not involving livestock housing or animal waste storage. Buildings used for housing livestock and/or animal waste storage is a minimum offset of one hundred (100) feet from side or rear lot lines. The proposed lots meet the zoning district requirements. 7044 S. Ballpark Drive, Suite 200 • Franklin, WI 53132 • (414) 336-7900 - 2 - Staff Review 2. Barn on Lot 2 . As mentioned above, Lot 2 of the proposed CSM encompasses an existing barn. While reviewing your proposed CSM Foth discovered an issue with the Village’s ordinances. In 2022, the Village Board adopted Ordinance No. 2022 -11 (attached). This ordinance states, The Plan Commission may allow the creation of a new lot where an existing accessory building(s) will remain on the new lot prior to the construction of the new residence. Unfortunately, this ordinance was never codified into the Village Code of Ordinances online. In 2025, the Village repealed and recreated the entire Zoning Code and this language was inadvertently left out. As such, the Village needs to readopt this ordinance language prior to the Zandi CSM getting recorded in order for Lot 2 to be legally created with a barn on it. In addition to the CSM being conditioned on a text amendment readopting the language from Ordinance No. 2022-11, it would also be conditioned on A and B (below) from Ordinance No. 2022-11. Foth recommends the applicant shall submit to and obtain approval as to form from the Village Attorney and as to amount from the Village Building Inspector a letter of credit or cash in the amount of 115% of the removal and restoration costs relative to the existing accessory building(s) as determined by the Village Building Inspector. This financial surety shall be submitted to the Village prior to the recording of the Certified Survey Map. Foth recommends the applicant shall submit to and obtain approval as to form from the Village Attorney and the Village Building Inspector an agreement which would allow the Village to access the property and remove the existing accessory structure(s) at the applicant’s expense if the applicant fails to obtain an occupancy permit for the new residence on the new lot within two years of creation of the new lot. Upon the property owner showing valid cause and in the best interest of the Village, the Plan Commission may grant one extension of the original two-year period set forth above for a period not to exceed twelve (12) months. 3. Environmentally Sensitive Areas. The property has a wetland and Primary Environmental Corridor, which shall be depicted on the face of the proposed CSM per Section 20.165 and 20.97 (9) of the Village’s Land Division and Development Ordinance. Foth recommends the wetland and its associated setback and primary environmental corridor on Lot 1 shall be depicted on the proposed CSM using Waukesha County GIS data. Foth recommends preservation restrictions to protect the wetland and environmental corridors on Lot 1 shall be included on the proposed Certified Survey Map. ENGINEER COMMENTS: Mitch Leisses, Village of Lisbon Village Engineer has provided separate correspondence regarding technical review of the certified survey map. STAFF RECOMMENDATION: Certified Survey Map Depending on confirmation by the Village of Lisbon Plan Commission of the above-described comments, the Village of Lisbon Plan Commission may take the following actions: If the Village of Lisbon Plan Commission wishes to recommend to the Village Board Approval of the Certified Survey Map for Garrett & Sarah Zandi for the property located at the W229 N8996 Colgate Road, Lisbon, WI 53089 (LSBT 0147.997), then Foth recommends it be subject to the following conditions: 7044 S. Ballpark Drive, Suite 200 • Franklin, WI 53132 • (414) 336-7900 - 3 - Staff Review 1. Subject to the Village’s approval of a text amendment with the language from Ordinance No. 2022 -11, authorizing the Plan Commission to allow the creation of a new lot where an existing accessory building(s) will remain on the new lot prior to the construction of the new residence. 2. The applicant shall submit to and obtain approval as to form from the Village Attorney and as to amount from the Village Building Inspector a letter of credit or cash in the amount of 115% of the removal and restoration costs relative to the existing accessory building(s) as determined by the Village Building Inspector. This financial surety shall be submit ted to the Village prior to the recording of the Certified Survey Map. 3. The applicant shall submit to and obtain approval as to form from the Village Attorney and the Village Building Inspector an agreement which would allow the Village to access the property and remove the existing accessory structure(s) at the applicant’s expense if the applicant fails to obtain an occupancy permit for the new residence on the new lot within two years of creation of the new lot. Upon the property owner showing valid cause and in the best interest of the Village, the Plan Commission may grant one extension of the original two-year period set forth above for a period not to exceed twelve (12) months. 4. The W etland and its associated setback and the primary environmental corridor on Lot 1 shall be depicted on the proposed Certified Survey Map. 5. Preservation restrictions to protect the wetland and environmental corridor on Lot 1 shall be included on the proposed Certified Survey Map. 6. The Petitioner shall satisfy all comments, conditions, and concerns of the Village of Lisbon Plan Commission and Board, Village Engineer, Village Planner and Village Attorney, including those outlined in this report, and all reviewing, objecting, and approving bodies regarding the Certified Survey Map prior to signature. 7. The Petitioner and/or Property Owner shall, on demand, reimburse the Village of Lisbon for all costs and expenses of any type incurred by the Village in connection with the review and approval of this application, including, but not limited to, the cost of professional services incurred by the Village for the review and preparation of required documents, attendance at meetings or other related professional services as well as to enforce the conditions in this approval due to a violation of these conditions. Additionally, any unpaid bills owed to the Village of Lisbon by the Subject Property Owner and/or Agent, for reimbursement of professional fees (as described above); or for personal property taxes; or for real property taxes; or for licenses, permit fees or any other fees or forfeitures owed to the Village of Lisbon must be paid on demand and prior to issuance of any permits and shall be placed upon the tax roll for the Subject Property if not paid within thirty (30) days of the billing by the Village of L isbon, pursuant to Section 66.0627, Wisconsin Statutes. Such unpaid bills also constitute a breach of the requirements of this conditional approval that is subject to all remedies available to the Village of Lisbon, including possible cause for termination of the conditional approval. EXHIBIT: A. Ordinance No. 2022-11 B. Petitioner Application March 18, 2026 Sent Via: Email Ms. Elisa Cappozzo, WCMC Village of Lisbon, Clerk W234N8676 Woodside Road Lisbon, WI 53089-1545 Re: Zandi CSM Technical Review Dear Village Clerk, Kunkel Engineering has completed its review of the Certified Survey Map (CSM) prepared for Jeff Zandi, pertaining to parcels LSBT 0147.997, located at W229N8996 Colgate Road. Review comments have been noted on the marked-up copies of the submitted CSM and are summarized below for your consideration. CSM Technical Review Comments: 1. Revise all references from “Town” to “Village.” 2. Depict all environmental features, including wetland boundaries, along with the applicable setbacks. 3. Provide coordinates for all reference monuments, include bearings on all lot lines, and ensure the survey boundary mathematically closes. 4. Roadway dedication is required along both Colgate Road and North Lisbon Road. Any land dedication must also include a Mortgagee’s Certificate. 5. Any revisions made to the CSM exhibit must be reflected consistently within the legal description. 6. Show the locations of soils and percolation testing sites. 7. Identify the proposed location of the new home, even if shown conceptually. This concludes our review of the Certified Survey Map for the Jeff Zandi property. Should you have any questions or require further clarification, please feel free to contact me at your convenience. Sincerely, KUNKEL ENGINEERING GROUP Mitchell Leisses Office/Senior Project Manager 107 Parallel Street Beaver Dam, WI 53916 920-356-9447 Fax 920-356-9454 kunkelengineering.com 7044 S. Ballpark Drive, Suite 200 • Franklin, WI 53132 • (414) 336-7900 - 1 - Staff Review TO: Village of Lisbon Plan Commission CC: Daniel Green, Elisa Cappozzo, Eric Larson, Mitch Leisses FROM: Orrin Sumwalt, Planning Consultant RPT DATE: March 10, 2026 (Updated on March 19, 2026) MTG DATE: March 25, 2026 APRVL DATE: May 24, 2026, Plan Commission action deadline for certified survey map (90-days) May 24, 2026, certified survey map approval deadline for Village Board (90-days) FOTH FILE: 26L020.01/10 RE: Alpine Hills – Certified Survey Map (CSM) Request BACKGROUND: 1. Petitioner: Ryan Fritsch (Neumann Developments, Inc.) 2. Property Owner: Alpine Hills, LLC 3. Location/Address: SW Corner of Silver Spring Drive (CTH VV) and Mary Hill Road 4. Tax Key Numbers: LSBT 0224.999.003 5. Area: 54.0 AC 6. Existing Zoning: R-2 Single-Family Residential District UC Upland Corridor District C-1 Conservancy Wetland District Shoreland Overlay District PR Park and Recreation District 7. Proposed Zoning: NA 8. Future Land Use: Low Density Residential (20,000 SF - 1.49 AC/DU) Secondary Environmental Corridor Isolated Natural Resource Area Recreational OVERVIEW: The Petitioner is requesting approval of a 2-Lot Certified Survey Map (CSM) on property located at SW Corner of Silver Spring Drive (CTH VV) and Mary Hill Road. This is a redivision of lands located in Part of the Northeast ¼ and southeast ¼ of the Southeast ¼ of Section 20, Township 8 North, Range 19 East, in the Village of Lisbon, Waukesha County, Wisconsin. Lot 1 has an area of 51.5256 acres (2,244,456 S.F.), and Lot 2 has an area of 1.9696 acres (85,796 S.F.). Lot 2 of the proposed CSM encompasses vacant farmland, which the property owner intends to convey to Ausblick Ski Hill for their future use as an expansion of their parking lot. Proposed Lot 1 is vacant farmland and secondary environmental corridor to be retained by Alpine Hills, LLC for development as the Alpine Hills Subdivision. Foth recommends amending the CSM to designate proposed Lot 2 as Outlot 1, as this parcel is intended for future development. The proposed CSM is necessary to address Condition No. 3 of the Ordinance No. 2025 -08 rezoning the subject property which states, “ Subject to the approximately 1.97 acres proposed to have a zoning 7044 S. Ballpark Drive, Suite 200 • Franklin, WI 53132 • (414) 336-7900 - 2 - Staff Review classification of PR Park and Recreation District being conveyed to the adjoining property to the south owned by Ausblick, Inc.” On June 18, 2025, the Village Board adopted Ordinance No. 2025 -08 rezoning the subject property from A - 10 Agricultural District, UC Upland Corridor District, C-1 Conservancy Wetland District, and Shoreland Overlay District to R -2 Suburban Single -Family Res idential District, UC Upland Corridor District, C -1 Conservancy Wetland District, Shoreland Overlay District and PR Park and Recreation District. On April 9, 2025, the Village Board adopted Ordinance No. 2025 -06 amending the Comprehensive Development Plan’s Land Use Map for the subject property from Low Density Residential (20,000 SF – 1.49 AC/DU), Secondary Environmental Corridor, Isolated Natural Resource Area, and Other Open Lands to be Preserved, to Low Density Residential (20,000 SF – 1.49 AC/DU), Secondary Environmental Corridor, Isolated Natural Resource Area, and Recreational. PLANNER COMMENTS: 1. Zoning. Proposed Lot 2 (Outlot 1) is zoned PR Park and Recreation District. According to Section 18.10 (h) Area regulations, the PR Park and Recreation District “shall provide sufficient area for the principal structure and any accessory structures, off-street parking and loading areas, and all required offsets and setbacks. The village plan commission shall determine the minimum lot size, minimum average width, maximum floor area ratio, and open space required in each specific case”. The Plan Commission should determine whether p roposed Lot 2 (Outlot 1) conforms with the PR Park and Recreation District area requirements. Proposed Lot 1 is currently zoned R-2 Single-Family Residential District. Lots within the preliminary plat must be at least one (1) acre in area and have a minimum average width of at least 150 feet as required for unsewered lots by the R-2 zoning district. 2. Environmentally Sensitive Areas. Heartland Ecological Group, Inc. completed a wetland determination for the subject property in the summer of 2021. Fieldwork was completed by Eric Parker, and assured delineator qualified via the Wisconsin Department of Natural Resources’ (WDNR’s) Wetland Delineation Assurance Program. The wetlands encompass approximately 3.14 acres of the property. The subject wetlands are zoned C -1 and are part of a SEWRPC identified Secondary Environmental Corridor. An Isolated Natural Re source Area and the Secondary Environmental Corridor boundaries shown on the CSM were also delineated by Heartland Ecological Group, Inc. in July of 2022. There is also a 100 -year floodplain boundary shown of the CSM. 3. Future Use of Lot 2 (Outlot 1). As mentioned above, the intended use of Outlot 1 is for future development by Ausblick, Inc. Foth recommends adding a note to the Certified Survey Map stating, “Upon the conveyance of Lot 2 (Outlot 1) to the adjoining property to the south, owned by Ausblick, Inc., said oulot shall not be improved, developed, or utilized by Ausblick, Inc. until such time as it has been officially combined with their existing parcel, incorporated into their existing conditional use approval, and has obtained separate approval of a Site Plan and Plan of Operation”. 4. Access to Lot 2 (Outlot 1). Lot 2 (Outlot 1) has frontage along Mary Hill Road, but a future driveway from Mary Hill Road would have to cross a wetland that extends along the eastern boundary. Foth recommends adding a note to the Certified Survey Map stating, “Outlot 1 shall have access to Lake Drive until its conveyance to the adjoining property to the south owned by Ausblick, Inc., at which time Outlot 1 shall not have access to Lake Drive and will obtain access through Ausblick, Inc.’s property”. ENGINEER COMMENTS: Mitch Leisses, Village of Lisbon Village Engineer has provided separate correspondence regarding technical review of the certified survey map. 7044 S. Ballpark Drive, Suite 200 • Franklin, WI 53132 • (414) 336-7900 - 3 - Staff Review STAFF RECOMMENDATION: Certified Survey Map Depending on confirmation by the Village of Lisbon Plan Commission of the above-described comments, the Village of Lisbon Plan Commission may take the following actions: The Village of Lisbon Plan Commission recommends to the Village Board Approval of the Certified Survey Map for Ryan Fritsch (Neumann Developments, Inc.) for the property located at SW Corner of Silver Spring Drive (CTH VV) and Mary Hill Road (LSBT 0224.999.003) subject to the following conditions: 1. Subject to designating proposed Lot 2 as Outlot 1, as this parcel is intended for future development. 2. Subject to adding a note to the Certified Survey Map stating, “Upon the conveyance of Outlot 1 to the adjoining property to the south, owned by Ausblick Inc., said outlot shall not be improved, developed, or utilized by Ausblick, Inc. until such time as it has been officially combined with their existing par cel, incorporated into their existing conditional use permit and has obtained approval of a site plan and plan of operation”. 3. Subject to adding a note to the Certified Survey Map stating, “Outlot 1 shall have access to Lake Drive until its conveyance to the adjoining property to the south owned by Ausblick, Inc., at which time Outlot 1 shall not have access to Lake Drive and will obtain access through Ausblick, Inc.’s property”. 4. The Petitioner shall satisfy all comments, conditions, and concerns of the Village of Lisbon Plan Commission and Board, Village Engineer, Village Planner and Village Attorney, including those outlined in this report, and all reviewing, objecting, and approving bodies regarding the Certified Survey Map prior to signature. 5. The Petitioner and/or Property Owner shall, on demand, reimburse the Village of Lisbon for all costs and expenses of any type incurred by the Village in connection with the review and approval of this application, including, but not limited to, the cost of professional services incurred by the Village for the review and preparation of required documents, attendance at meetings or other related professional services as well as to enforce the conditions in this approval due to a violation of these conditions. Additionally, any unpaid bills owed to the Village of Lisbon by the Subject Property Owner and/or Agent, for reimbursement of professional fees (as described above); or for personal property taxes; or for real property taxes; or for licenses, permit fees or any other fees or forfeitures owed to the Village of Lisbon must be paid on demand and prior to issuance of any permits and shall be placed upon the tax roll for the Subject Property if not paid within thirty (30) days of the billing by the Village of Lisbon, pursuant to Section 66.0627, Wisconsin Statutes. Such unpaid bills also constitute a breach of the requirements of this conditional approval that is subject to all remedies available to the Village of Lisbon, including possible cause for termination of the conditional approval. EXHIBIT: A. GIS Property Location Map B. Petitioner Application March 18, 2026 Sent Via: Email Ms. Elisa Cappozzo, WCMC Village of Lisbon, Clerk W234N8676 Woodside Road Lisbon, WI 53089-1545 Re: Alpine Hills CSM Technical Review Dear Village Clerk, Kunkel Engineering has completed its review of the Certified Survey Map (CSM) prepared for Alpine Hills, LLC, pertaining to parcels LSBT 0224.999. Review comments have been noted on the marked -up copies of the submitted CSM and are summarized below for your consideration. CSM Technical Review Comments: 1. All structures within 50-feet of the boundary need to be shown. 2. Provide/show the 2-foot vertical separation from the 100-year floodplain line. 3. Show the locations of soils and percolation testing sites. 4. Roadway dedication requires Mortgagee Certificate in addition to the Owners Certificate. Please check that no Mortgagee Certificate is needed. This concludes our review of the Certified Survey Map for the Alpine Hills property. Should you have any questions or require further clarification, please feel free to contact me at your convenience. Sincerely, KUNKEL ENGINEERING GROUP Mitchell Leisses Office/Senior Project Manager 107 Parallel Street Beaver Dam, WI 53916 920-356-9447 Fax 920-356-9454 kunkelengineering.com · · TRIO DESIGNLANDSURVEYING CIV INGILENGINEER TRIO DESIGNLANDSURVEYING CIV INGILENGINEER TRIO DESIGNLANDSURVEYING CIV INGILENGINEER CERTIFIED SURVEY MAP NO.__________ BEING A REDIVISION OF LANDS LOCATED IN A PART OF THE NORTHEAST 1/4 AND SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 20, TOWN 8 NORTH, RANGE 19 EAST, IN THE VILLAGE OF LISBON, WAUKESHA COUNTY, WISCONSIN. Drafted this 13th Day of FEBRUARY, 2026 Job. No. 24-057-953-01 THIS INSTRUMENT WAS DRAFTED BY GRADY L. GOSSER, S-2972 SHEET 4 OF 5 X:\2025\25-18-035-953-02 Alpine Hills - Lisbon\Documents\Survey\530-Certified Survey Map\CSM-ALPINE.doc SURVEYOR'S CERTIFICATE: STATE OF WISCONSIN ) )ss COUNTY OF WAUKESHA ) I, Grady L. Gosser, Professional Land Surveyor, do hereby certify: That I have surveyed, divided and mapped a redivisi on of lands located in a part of the Northeast 1/4 and Southeast 1/4 of the Southeast 1/4 of Section 20, Town 8 North, Range 19 East, in the Village of Lisbon, Waukesha County, Wisconsin, now being more particularly bounded and described as follows: Commencing at the East 1/4 Corner of said Section 2 0; Thence South 00°24’29” West and along the East l ine of the said Southeast 1/4 Section and the Centerline of “Mary H ill Road”, 312.00 feet to the place of beginning of lands hereinafter described; Continuing thence South 00°24’29” West and along th e said East line and said Centerline, 431.81 feet t o a point; Thence North 84°41’31” West and along the North line of Ce rtified Survey Map No. 6500 and the Easterly extens ion thereof, 282.95 feet to a point; Thence South 00°24’29” West and along the West line of said Certified Survey M ap No. 6500, 175.00 feet to a point; Thence South 84°41’31” East and along the South line of said Certified Survey Map No. 6500, 258.11 feet to a point; Thence South 87°44’19” West and along the North line of Unplatted Lands, 555.0 8 feet to a point; Thence South 02°15’41” East and along the West line of said Unplatted Lands, 153.51 feet to a point; T hence North 87°44’19” East and along the South line of said Unp latted Lands, 354.97 feet to a point; Thence South 84°41’31” East and along the said South line of said Unplatted Lands, 218.29 feet to a point on the said East line of the said Southeast 1/4 Section and the said Centerline of said “Mary Hill Road; Thence South 00°24’29” West and along the said East line and said Centerline, 1196.77 feet to a point; Thence Northwe sterly along the Northerly line of Lot 1 of Certifi ed Survey Map No. 10721 the following courses; Thence North 89°35’31” West, 159.85 feet to a point of curvature; Thence Northwesterly 279.23 feet along the arc of a curve, whose center lies to the Northeast, whose radius is 230.00 feet, whose central angle is 69°33’32”, and whose chord bears North 54°48’45” We st, 262.39 feet to a point of tangency; Thence Nort h 20°01’59” West, 96.75 feet to a point of curvature; Thence No rthwesterly 32.73 feet along the arc of a curve, wh ose center lies to the Southwest, whose radius is 170.00 feet, whose centr al angle is 11°01’50”, and whose chord bears North 25°32’54” West, 32.68 feet to a point; Thence South 60°33’37” West, 276.64 feet to a point; Thence North 43°00’52” Wes t, 466.29 feet to a point; Thence South 88°30’23” West, 347.85 feet to a point on the West line of the East 1/2 of the sai d Southeast 1/4 Section; Thence North 00°23’41” East and along the said West line of the said East 1/2, 1433.41 feet to a point on the South line of Certified Survey Map No. 1850; Thence North 88°11’33” East and along the said South line, 149. 96 feet to a point; Thence North 00°25’33” East and along the East line of said Certified Survey Map No. 1850, 294.54 feet to a point on the South Right-of-Way line of “Silver Spring Drive” (C .T.H. “VV”); Thence North 88°02’29” East and along the said South Right-of-Way line, 86.65 feet to a point; Thence No rth 88°24’29” East and along the said South Right-o f-Way line, 896.11 feet to a point; Thence South 00°24’29” West and al ong the West line of Unplatted Lands, 253.07 feet t o a point; Thence North 88°05’29” East and along the South line of sa id Unplatted Lands, 200.00 feet to the point of beg inning of this description. The gross area of said Parcel contains 2,383,973 Sq uare Feet (or 54.7285 Acres) of land, more or less. The net area of said Parcel after the 1/2 width Right-of-Way dedication of “Mary Hill Road” contains 2,330,252 Square Feet (or 53.4952 Acres) of land, more or less. That I have made such survey, land division and map by the direction of ALPINE HILLS, LLC , owner of said lands. That such map is a correct representation of all the ext erior boundaries of the land surveyed and the land division thereof made. That I have fully complied with the provisions of C hapter 236 of the Wisconsin State Statutes and the Subdivision Regulations of the Village of Lisbon in surveying, dividing and mapping the same. Dated this day of , 20 . Grady L. Gosser, P.L.S. Professional Land Surveyor, S-2972 TRIO ENGINEERING, LLC 19035 W. Capitol Drive, Suite 200 Brookfield, WI 5304m 5 Phone: (262)790-1480 CERTIFIED SURVEY MAP NO.__________ BEING A REDIVISION OF LANDS LOCATED IN A PART OF THE NORTHEAST 1/4 AND SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 20, TOWN 8 NORTH, RANGE 19 EAST, IN THE VILLAGE OF LISBON, WAUKESHA COUNTY, WISCONSIN. Drafted this 13th Day of FEBRUARY, 2026 Job. No. 24-057-953-01 THIS INSTRUMENT WAS DRAFTED BY GRADY L. GOSSER, S-2972 SHEET 5 OF 5 X:\2025\25-18-035-953-02 Alpine Hills - Lisbon\Documents\Survey\530-Certified Survey Map\CSM-ALPINE.doc CORPORATE OWNER'S CERTIFICATE OF DEDICATION: ALPINE HILLS, LLC , a Limited Liability Company duly organized and ex isting under and by virtue of the laws of the State of Wisconsin, as owner, does hereby certify that said Limited Liability Company has caused the land described on this map to be surveyed, divided, mapped and dedicated as represented on this map in accordance with the provisions of Chapter 236 of the Wisconsin Statutes and the Subdivision Regulations of the Village of Lisbon, this day of , 20 . ALPINE HILLS, LLC By: Neumann Developments, its Sole Member Bryan Lindgren, Ex ecutive Vice President STATE OF WISCONSIN ) ) ss COUNTY OF ) Personally came before me this day of , 20 , Br yan Lindgren, Executive Vice President of the above named Limited Liability Company, to me kn own to be the person who executed the foregoing ins trument, and to me known to be such Executive Vice President of sai d Limited Liability Company, and acknowledged that he executed the foregoing instrument as such officer as the deed of said Limited Liability Company, by its authority. _____________________________________ Print Name: ___________________________ Notary Public, _______________County, WI My commission expires: _______________ VILLAGE OF LISBON VILLAGE BOARD APPROVAL: Approved by the Village Board of the Village of Lisbon and all conditions have been met on this day of , 20 . Matthew Gehrke, Village President Elisa Cappozzo, Village Clerk VILLAGE OF LISBON PLAN COMMISSION APPROVAL: Approved by the Plan Commission of the Village of Lisbon on this day of , 20 . Matthew Gehrke, Village President Elisa Cappozzo, Village Clerk 7044 S. Ballpark Drive, Suite 200 • Franklin, WI 53132 • (414) 336-7900 - 1 - Staff Review TO: Village of Lisbon Plan Commission CC: Daniel Green, Elisa Cappozzo, Eric Larson, Mitch Leisses FROM: Orrin Sumwalt, Planning Consultant RPT DATE: January 13, 2026 (Updated March 20, 2026) MTG DATE: March 25, 2026 APRVL DATE: March 22, 2026, Plan Commission action deadline for preliminary plat (90-days) March 22, 2026, preliminary plat approval deadline for Village Board (90-days) The Village’s review time was extended in writing by the developer via an email received by the Village on January 14th, 2026. FOTH FILE: 26L020.01/5 RE: Alpine Hills – Preliminary Plat BACKGROUND: 1. Petitioner/Agent: Ryan Fritsch (Neumann Developments, Inc.) 2. Property Owner: Alpine Hills, LLC 3. Location/Address: SW Corner of Silver Spring Drive (CTH VV) and Mary Hill Road 4. Tax Key Number: LSBT 0224.999.003 5. Area: 54.73 AC 6. Existing Zoning: R-2 Single-Family Residential District UC Upland Corridor District C-1 Conservancy Wetland District Shoreland Overlay District PR Park and Recreation District 7. Proposed Zoning: N/A 8. Future Land Use: Low Density Residential (20,000 SF - 1.49 AC/DU), Secondary Environmental Corridor Isolated Natural Resource Area Recreational OVERVIEW: The petitioner is requesting approval of a preliminary plat for a 25-lot subdivision (with nine outlots) located west of Mary Hill Road and south of Silver Spring Drive at SW Corner of Silver Spring Drive (CTH VV) and Mary Hill Road. Lake Drive will be extended from the Beacon Hills Addition No. 1 Subdivision to the west to Mary Hill Road and a new public road connection for Court “A” is proposed with Mary Hill Road. On June 18, 2025, the Village Board adopted Ordinance No. 2025-08 rezoning the subject property from A- 10 Agricultural District, UC Upland Corridor District, C-1 Conservancy Wetland District, and Shoreland Overlay District to R -2 Suburban Single-Family Residential District, UC Upland Corridor District, C-1 Conservancy Wetland District, Shoreland Overlay District and PR Park and Recreation District. On April 9, 2025, the Village Board adopted Ordinance No. 2025 -06 amending the Comprehensive Development Plan’s Land Use Map for the subject property from Low Density Residential (20,000 SF – 1.49 7044 S. Ballpark Drive, Suite 200 • Franklin, WI 53132 • (414) 336-7900 - 2 - Staff Review AC/DU), Secondary Environmental Corridor, Isolated Natural Resource Area, and Other Open Lands to be Preserved, to Low Density Residential (20,000 SF – 1.49 AC/DU), Secondary Environmental Corridor, Isolated Natural Resource Area, and Recreational. The Village previously reviewed a similar conceptual plan for the proposed subdivision on November 3, 2022. PLANNER COMMENTS: 1. Comprehensive Plan. The Recommended Land Use Plan for Town of Lisbon - 2035 indicates the land use categories for the subject property are Low Density Residential (20,000 SF - 1.49 AC/DU), Secondary Environmental Corridor , Isolated Natural Resource Area , and Recreational. Low Density Residential allows densities that range from 20,000 SF to 1.49 acres per dwelling unit. The overall proposed density of the development is 2.08 acres per dwelling unit which is below the maximum density allowed by the Low Density Residential land use category. 2. Zoning. The property is currently zoned R-2 Single -Family Residential District. L ots shown on the preliminary plat are at least one (1) acre in area and have a minimum average width of at least 150 feet as required for unsewered lots by the R-2 zoning district. 3. Request for Waivers - Land Division Ordinance. The proposed length of Court “A” is approximately 950 lineal feet from the intersection of Marty Hill Road to the west end of the cul -de-sac. The Village Land Division and Development Ordinance (Chapter 20) states cul-de-sacs designed as permanent installation and not to be extended at any time shall not be longer than 600 feet in length, except where topographical and particular conditions warrant an extension and will be subject to a waiver and modification to this ordinance, at the sole discretion of the Plan Commission per Section 20.196 (1) of the Land Division and Development Ordinance . The petitioner has requested a waiver to the Village ’s cul-de-sac length requirement as part of their Preliminary Plat Application. According to the petitioner, throughway options are limited dues to environmental constraints to the south, County Highway restrictions to the north, and general geometry of the site. Considerations. The village plan commission shall make a determination which shall include consideration, but not necessarily an affirmative finding, of the following factors: a. Whether the request for a waiver or modification, if granted, would be consistent with the general intent of this chapter. b. Whether the request for a waiver or modification, if granted, would adversely affect property owners in the surrounding area. c. Whether the request for a waiver or modification, if granted, would benefit the petitioner's project in a way that is not inconsistent with the Village's interests. d. Whether the petitioner is in full compliance with applicable ordinances and agreements with the village. e. Whether, instead of granting the request for a waiver or modification, the chapter itself should be changed to accommodate the kind of situation present by the petitioner. Please note the Village Plan Commission shall determine whether it is objectively reasonable to grant the request for a waiver or modification by a two -thirds vote of the members present per Section 20.37 (4) of the Village’s Land Division and Development Ordinance. A waiver or modification may be granted without making an affirmative finding concerning any one or more of the above -listed factors if, on the whole, it is objectively reasonable to do so. 7044 S. Ballpark Drive, Suite 200 • Franklin, WI 53132 • (414) 336-7900 - 3 - Staff Review 4. Paved Path. The petitioner is proposing to develop the Alpine Hills Subdivision with a 6’ asphalt path (recreational trail) parallel to Court “A” with a connection to CTH VV via Outlot 2, which is consistent with Section 20.243 of the Village Land Division and Development Ordinance. 5. Environmentally Sensitive Areas. Heartland Ecological Group, Inc. completed a wetland determination for the subject property in the summer of 2021 . Fieldwork was completed by Eric Parker, and assured delineator qualified via the Wisconsin Department of Natural Resources’ (WDNR’s) Wetland Delineation Assurance Program. The wetlands encompass approximately 3.14 acres of the property. The subject wetlands are zoned C -1 and are part of a SEWRPC identified Secondary Environmental Corridor. An Isolated Natural Resource Area and the Secondary Environmental Corridor boundaries shown on the Preliminary Plat were also delineated by Heartland Ecological Group, Inc. in July of 2022. There is also a 100-year floodplain boundary shown of the Preliminary Plat. There is a Conservation Easement (Typ.) labeled on the face of the preliminary plat, but it’s difficult to distinguish the boundaries. Foth recommends the petitioner clarify the boundaries of the conservation easement on the face of the preliminary plat. Foth recommends adding a conservation easement to lots 20, 21, 24 and 25 associated with the SEWRPC identified Isolated Natural Resource Area (INRA) on those lots. Foth recommends adding conservation easement language to the face of the preliminary plat. 6. Private Sanitary Systems. Soil boring locations are shown on the Preliminary Plat and ground elevations are shown on the Grading Plan. 7. Stormwater Management Plan. Stormwater management for the development will be addressed with three (3) storm water ponds on Outlots 1, 3, and 4 and storm sewer . A preliminary stormwater management plan has been submitted with the preliminary plat. 8. Preliminary Civil Plans. Preliminary Civil Plans have been provided and include the roadway and storm sewer system plan and profiles and the overall preliminary grading plan and detailed grading plans. 9. Landscape Plans. The preliminary Plat depicts landscape easement of varying width along the north sides of Lots 1, 2, 3, 4, 5 and 6 (adjacent to Silver Spring Drive) and along . The petitioner has provided a landscape plan for review and approval. Foth recommends adding a landscape easement on the east side of Lot 13 to the preliminary plat. 10. Signage. No signage details have been provided at this time. Details for any subdivision monument sign(s) should be provided prior to any signage approval as part of the subdivision. 11. Street Names. The Preliminary Plat includes generic street names as place holders as the petitioner continues to work with the Village Engineer to work on street names that will comply with Chapter 20, Sec. 20.194 (9) of the Village of Lisbon Code of Ordinances. 12. Waukesha County Review. On February 4, 2026, the Village received a letter from Waukesha County for Conditional Certification of No Objection to the Preliminary Plat. 13. Wisconsin Department of Administration (WDOA) Review. At the time of writing this report, a letter from the Wisconsin Department of Administration stating their position on the proposed subdivision has not yet been received. ENGINEER COMMENTS: Mitch Leisses, Village of Lisbon Village Engineer, has provided separate correspondence regarding technical review of the Preliminary Plat. 7044 S. Ballpark Drive, Suite 200 • Franklin, WI 53132 • (414) 336-7900 - 4 - Staff Review STAFF RECOMMENDATION: Preliminary Plat The Village of Lisbon Plan Commission Approves of the requested waiver to Chapter 20, Section 20.196 (1) of the Village Land Division and Development Ordinance to allow a length of approximately 950 lineal feet for Court “A”. The Village of Lisbon Plan Commission recommends to the Village Board Approval of the Preliminary Plat request for Ryan Fritsch (Neumann Developments, Inc.) for the property located at SW Corner of Silver Spring Drive (CTH VV) and Mary Hill Road subject to the following conditions: 1. Subject to designating Outlot #5 on the preliminary plat as Outlot 1 of CSM ___, to be consistent with the proposed two (2) lot Certified Survey Map. 2. Subject to updating Note No. 11 to designate proposed Outlot #5 as Outlot 1 of CSM ____. 3. Subject to adding a note to the preliminary plat stating, “Outlot 1 of CSM ___ shall have access to Lake Drive until its conveyance to the adjoining property to the south owned by Ausblick, Inc., at which time Outlot 1 of CSM ___ shall not have access to Lake Drive and will obtain access through Ausblick, Inc.’s property”. 4. Subject to the petitioner clarifying the boundaries of the conservation easement on the face of the preliminary plat. 5. Subject to adding conservation easement language and or preservation restrictions to the face of the preliminary plat. 6. Subject to adding a conservation easement to lots 20, 21, 24 and 25 associated with the SEWRPC identified Isolated Natural Resource Area (INRA) on those lots. 7. Subject to adding a landscape easement on the east side of Lot 13 to the preliminary plat. 8. Subject to adding landscape easement language to the face of the preliminary plat. 9. The Petitioner shall satisfy all comments, conditions, and concerns of the Village of Lisbon Plan Commission, Village Board, Planner, Engineer, and Surveyor, including those outlined in this report, and all reviewing, objecting, and approving bodies, including but not limited to the State of Wisconsin, and Waukesha County regarding the Preliminary Plat. 10. Prior to commencing construction of any public, private, or site development improvements, or recording of the Final Plat, whichever occurs first, the Petitioner shall submit the following, subject to review and approval from the Village Board: a. Developer’s Agreement for improvements (including all public, private and site development improvements). b. A financial guarantee that all public, private, and site improvements will be completed in a timely manner with approval as to the amount from the Village Engineer and as to form by the Village Attorney. c. Civil Plans (including construction and grading plans). d. Landscape Plan. e. Signage Plans. f. Declaration of Covenants, Restrictions and Easements. 11. The Petitioner shall obtain the necessary approvals and satisfy all comments, conditions and concerns of the: 7044 S. Ballpark Drive, Suite 200 • Franklin, WI 53132 • (414) 336-7900 - 5 - Staff Review a. Village of Lisbon Engineer, Village of Lisbon Board and Waukesha County Department of Land Resources for the stormwater management plan including a stormwater maintenance agreement. b. Village of Lisbon Building Inspector and Waukesha County Department of Land Resources for erosion control. 12. The Petitioner shall obtain the necessary approvals and satisfy all comments, conditions, and concerns of the Waukesha County Environmental Health Department for the well and septic systems. 13. The Petitioner and/or Property Owner shall, on demand, reimburse the Village of Lisbon for all costs and expenses of any type incurred by the Village in connection with the review and approval of this application, including, but not limited to, the cost of professional services incurred by the Village for the review and preparation of required documents, attendance at meetings or other related professional services as well as to enforce the conditions in this approval due to a violation of these conditions. Additionally, any unpaid bills owed to the Village of Lisbon by the Subject Property Owner and/or Agent, for reimbursement of professional fees (as described above); or for personal property taxes; or for real property taxes; or for licenses, permit fees or any other fees or forfeitures owed to the Village of Lisbon must be paid on demand and prior to issuance of any permits and shall be placed upon the tax roll for the Subject Property if not paid within thirty (30) days of the billing by the Village of Lisbon, pursuant to Section 66.0627, Wisconsin Statutes. Such unpaid bills also constitute a breach of the requirements of this conditional approval that is subject to all remedies available to the Village of Lisbon , including possible cause for termination of the conditional approval. EXHIBIT: A. Petitioner Application B. Waukesha County’s Conditional Certification of No Objection to Preliminary Plat. Waukesha County Department of Parks and Land Use Paul Farrow Dale R. Shaver County Executive Director Planning and Zoning 515 W. Moreland Blvd., Room AC 230 Waukesha, Wisconsin 53188-3878 Phone: (262) 548-7790 Fax: (262) 896-8071 www.waukeshacounty.gov/planningandzoning TO: Wisconsin Department of Administration – Plat Review NOTICE OF: Conditional Certification of No Objection to Preliminary Plat DATE OF REVIEW: February 4, 2026 RE: Subdivision Plat known as: Alpine Hills File No. 2109 LOCATION: Being a subdivision of a part of the E ½ of the SE ¼ of Section 20, T8N, R19E, Village of Lisbon SUBMITTED BY: Wisconsin Department of Administration – Plat Review SURVEYOR: Grady L. Gosser Trio Engineering, LLC 4100 N. Calhoun Rd., Suite 300 Brookfield, WI 53005 DATE RECEIVED: January 26, 2026 DATE OF PLAT: December 19, 2025 SUBDIVIDER: Neumann Development N27 W24025 Paul Court Pewaukee, WI 53072 File No. 2109 Alpine Hills Page 2 REMARKS: Conditional Certification of No Objection to this Preliminary Plat is based on the following condition s being complied with prior to submittal of a revised Preliminary Plat or Final Plat: 1. All conditions of the Waukesha County Environmental Health Division (EHD) review letter dated January 26, 2026 shall be complied with. Please note that the letter notes that the soil borings for Lots 17-19 cannot be approved by the EHD and will need interpretive site design from State DSPS before EHD can consider approving these lots. Therefore, this certification does not authorize Lots 17-19 unless further authorizations from DSPS or EHD is obtained. 2. Soil borings on private lots shall have a numeric identifier that correlates to soil reports shown on each lot. 3. All conditions of the Land Resources Division letter dated January 29, 2026 (enclosed) shall be complied with. Please note that Land Resources must issue a certificate of compliance prior to the plat being signed. 4. The westernmost boundary distance reads 143.341’. It appears the decimal is in the wrong location. Please confirm and correct. 5. The FEMA floodplain must be field located. The date of the field survey determinations shall be identified on the face of the final plat. 6. If floodplain fill is proposed to facilitate the Lake Dr./Mary Hill Rd. intersection, please coordinate with village Planning or Engineering staff to determine appropriate floodplain permitting approvals. A Letter of Map Revision from FEMA may be needed if the floodplain will be impacted. 7. All easements, such as proposed or existing drainage ways, stormwater, access and/or utilities easements shall be shown on the final plat. Any related recorded documents numbers shall also be noted on the plat. In addition, we recommend the following: 8. The line types for different natural resource boundaries and the conservation easement are difficult to follow. Please revise line styles and/or include the line types in the legend to help with differentiation. The conservation easement boundary seems to stop abruptly without closing on Lot 16. 9. The Waukesha County Bicycle Plan recommends a bicycle accommodation along CTH VV. We recommend the Village consider whether an extension of the paved pedestrian and bike trail extending west from Vista Run and the intersection of Country Trunk Highway VV and State Highway 164, is appropriate and work with the developer on implementing said trail section, if desired . A trail continuation would allow for access to the Bugline Trail and the nearby commercial corridor to the east. If a trail is proposed in the CTH VV right of way, please contact Jason Mayer with the Waukesha County Department of Public Works at (262)548-7749. File No. 2109 Alpine Hills Page 3 10. We recommend that maintenance responsibilities of the proposed trail (Outlot 2) be identified with a note on the plat that states that the trail owner and maintenance responsibilities are identified in a separate document that is recorded/filed in the Register of Deeds. 11. We recommend that maintenance responsibilities of all other outlots be identified with a note on the plat that states that the outlot owner(s) and maintenance responsibilities are identified in a separate document that is recorded/filed in the Register of Deeds. 12. We recommend that building envelopes be located outside of Se condary Environmental Corridor (SEC) areas. It appears as though Lot 16 encroaches upon the SEC 13. We recommend that the developer consult with the property owner of the location and function of any drain tile that may be present on the property and how it may impact the development. 14. We recommend that “Secondary Environmental Corridor/Isolated Natural Resource Area/Wetland/Floodplain Preservation Area Restrictions”, as enclosed, be added to the final plat. These restrictions may take the place of the “Conservation Easement (TYP)” language unless there is a plan for a specific conservation easement to be developed with specific terms and beneficiaries. 15. The resource boundary lines on Lot 16 are difficult to decipher. It is recommended that a suitable building envelope for a residence and septic system be confirmed. 16. Due to the topography , significant septic space limitations and high groundwater limitations, the Village may wish to require a Master Grading Plan to ensure that future home elevations are not contradictory to each other and that adequate space is provided for septic systems and that steep slopes are protected. SIGNED: __________________________________________ Jason Fruth, Planning and Zoning Manager For information regarding this review, please contact Kassie Slotty at kslotty@waukeshacounty.gov or 262-896-8300. File No. 2109 Alpine Hills Page 4 Enclosures: Environmental Health Division Letter, Land Resources Division Letter and Checklist Cc via email: Village of Lisbon Clerk Village of Lisbon Planner Neumann Development, rfritsch@neumanndevelopments.com Grady Gosser, Trio Engineering, ggosser@trioeng.com Waukesha County Environmental Health Division Waukesha County Land Resources Division Waukesha County Department of Public Works WE Energies, Plat Review AT&T, Plat Review Brightspeed, Plat Review File N:\PRKANDLU\Subdivision Files\PLATS\Villages\Lisbon\2109 Alpine Hills\Conditional Cert Of No Objection To Preliminary Plat 2 2 26.Docx File No. 2109 Alpine Hills Page 5 FLOODPLAIN/WETLAND/SECONDARY ENVIRONMENTAL CORRIDOR/ISOLATED NATURAL RESOURCE AREA RESTRICTIONS Those areas identified as a Floodplain, Wetland, Secondary Environmental Corridor (SEC), or Isolated Natural Resource Areas (INRA) on Page ____ of _____ of this Subdivision Plat shall be subject to the following restrictions: 1. Grading, filling and removal of topsoil or other earthen materials are prohibited, unless specifically authorized by the municipality in which this land is located , and, if applicable, the Wisconsin Department of Natural Resources and the Army Corps of Engineers. 2. The removal or destruction of any vegetative cover, i.e., trees, shrubs, grasses, etc., is prohibited, with the exception that invasive, dead, diseased, or dying vegetation may be removed, at the discretion of the landowner, and with the municipality in which this last is located. Silvicultural thinning, upon the recommendation of a forester or naturalist and with approval from the municipality in which this land is located shall also be permitted. The removal of any vegetative cover that is necessitated to provide access or service to an approved residence or accessory building, shall be permitted only when the access or service cannot be located outside of the Wetland, Floodplain, SEC or INRA and with approval from the municipality in which this land is located. 3. Grazing by domesticated animals, i.e., horses, cows, etc, is prohibited within the Wetland and Floodplain areas, unless grazing is conducted in order to manage invasive vegetation and shall be discouraged to the greatest extent possible within the SEC and INRA. 4. The introduction of plant material not indigenous to the existing environment is prohibited. 5. Ponds are prohibited unless designed to enhance the natural environment. Ponds that may be permitted are subject to the approval of the municipality in which they are located and, if applicable, the Wisconsin Department of Natural Resources and the Army Corps of Engineers. 6. The construction of buildings is prohibited. TRIO DESIGNLANDSURVEYING CIV INGILENGINEER Data Summary TableR-2 Site Plan R-2 Zoning StandardsLot Size: 1 acre (43,560 s.f.) min.Lot Width: 150' average (unsewered)R-2 Zoning Setbacks: Public Road = 50' Side=20' Rear=20' Total Area = 54.73 acresNet Area (after ROW dedication) = 53.50 acres Alpine Hills = 51.53 acres Ausblick Outlot = 1.97 acresDensity: 51.53 / 25 = 2.06 ac/lotTotal Lots = 25Wetland Area = 3.14 ac.Total Street Length = 2,750 l.f. AUSBLICKFUTUREPARKING WETLAND WETLAND WETLAND WETLAND WETLAND EXISTINGSECONDARYENVIRONMENTALCORRIDOR ISOLATEDNATURALRESOURCEAREA 100YRFLOODPLAINBOUNDARY 100YRFLOODPLAINBOUNDARY 300'SHORELANDOFFSET FutureBig SkyDrive SIDEWALK BY VISTA RUNTRAIL PUBLIC ROAD& SIDEWALKBY VISTA RUN CONSERVATIONEASEMENT (TYP.) EXISTINGBERM &LANDSCAPESCREENING 6' WIDEASPHALT PATH CONSERVATIONEASEMENT (TYP.) Pond Pond PondPond Pond GAR3/19/20261"=100'-0"L100 OVERALL LANDSCAPE PLAN100'200'0Horizontal Scale In Feet GAR SHEET:SCALE:REVISED:DATE:DESIGN BY:LANDSCAPEARCHITECTURELANDSCAPE DEVELOPMENT FOR treesonthemove.comPhone: (262) 679-52005611 S. Calhoun RoadNew Berlin, WI 53151 THIS DRAWING IS MADE SOLELY FOR THE INDIVIDUAL NAMES HEREIN AND IS PROPERTY OF TREES ON THE MOVE, INC. ANY UNAUTHORIZED USE OR DUPLICATION IS IN VIOLATION OF THE COPYRIGHT LAWS AND SUBJECT TO PROSECUTION PLANTINGS, STRUCTURES AND OTHER REPRESENTATIONS SHOWN ON THIS PLAN ARE FOR THE PURPOSE OF CONVEYING LANDSCAPE DESIGN FEATURES. REFER TO PREPARED CONTRACT DOCUMENTS FOR SPECIFIC ITEMS INCLUDED IN ANY PARTICULAR PHASE OF LANDSCAPE CONSTRUCTION.RText (RText) WISCONSIN'S LARGESTTREE TRANSPLANTERS DRAWN BY:ALPINE HILLSSILVER SPRING DRIVE & MARY HILL ROADVILLAGE OF LISBON, WISCONSIN MARY HILL DRIVE SILVER SPRING DRIVE PONDPONDPOND POND POND PONDNORTH ENTRANCE MEDIAN SOUTH ENTRANCE MEDIAN CENTRAL CUL-DE-SAC WESTERN CUL-DE-SAC BASIN PLANTINGS SIGNSIGN GAR3/19/20261"=50'-0"L200 BERM PLANTING PLAN50'100'0Horizontal Scale In Feet GAR SHEET:SCALE:REVISED:DATE:DESIGN BY:LANDSCAPEARCHITECTURELANDSCAPE DEVELOPMENT FOR treesonthemove.comPhone: (262) 679-52005611 S. Calhoun RoadNew Berlin, WI 53151 THIS DRAWING IS MADE SOLELY FOR THE INDIVIDUAL NAMES HEREIN AND IS PROPERTY OF TREES ON THE MOVE, INC. ANY UNAUTHORIZED USE OR DUPLICATION IS IN VIOLATION OF THE COPYRIGHT LAWS AND SUBJECT TO PROSECUTION PLANTINGS, STRUCTURES AND OTHER REPRESENTATIONS SHOWN ON THIS PLAN ARE FOR THE PURPOSE OF CONVEYING LANDSCAPE DESIGN FEATURES. REFER TO PREPARED CONTRACT DOCUMENTS FOR SPECIFIC ITEMS INCLUDED IN ANY PARTICULAR PHASE OF LANDSCAPE CONSTRUCTION.RText (RText) WISCONSIN'S LARGESTTREE TRANSPLANTERS DRAWN BY:ALPINE HILLSSILVER SPRING DRIVE & MARY HILL ROADVILLAGE OF LISBON, WISCONSIN POND PATH BN1BN2BN1BN1 BN2BN3 MD1 MD1 MD1MD1MD1 MD1 PD2 PD2PD1PD1 PD3 PD2 PD1 PD2 PD1 PD3 PD1 PA1 PA1PA1PA1 PA1 PA2 PA1PA1 PA1 MW1MW1 MW1 MW1MW1MW1 MW2 GN1GN1 GN1 GN1 GN1 GN1 GN1 JH3JH3JH3 JH3 JH3 JH3 QD1QD1 QD1QD1 AB1AB1 AB1 JM2JM1 JM3 JM1 JM1 JM2 JM3 MS1MS1MS1 MS1 MS1 AR1AR1AR1AR1 AR1 AR1 SILVER SPRING DRIVE ADAMSCRABAPPLEAMERICANDREAMOAKAMERICANDREAMOAK-fallAUTUMNBLAZEMAPLE HETZJUNIPERMOUNTBATTENJUNIPERBLACKHILLSSPRUCEDONALD WYMANCRABAPPLE NORWAYSPRUCEROYAL REDMAPLESUNBURSTHONEYLOCUST SPRINGSNOWCRABAPPLE RIVERBIRCHRIVERBIRCH-fall MARY HILL ROAD GAR3/19/20261"=20'-0"L300 MEDIANS & CUL-DE-SACS PLANTING PLAN20'40'0Horizontal Scale In Feet GAR SHEET:SCALE:REVISED:DATE:DESIGN BY:LANDSCAPEARCHITECTURELANDSCAPE DEVELOPMENT FOR treesonthemove.comPhone: (262) 679-52005611 S. Calhoun RoadNew Berlin, WI 53151 THIS DRAWING IS MADE SOLELY FOR THE INDIVIDUAL NAMES HEREIN AND IS PROPERTY OF TREES ON THE MOVE, INC. ANY UNAUTHORIZED USE OR DUPLICATION IS IN VIOLATION OF THE COPYRIGHT LAWS AND SUBJECT TO PROSECUTION PLANTINGS, STRUCTURES AND OTHER REPRESENTATIONS SHOWN ON THIS PLAN ARE FOR THE PURPOSE OF CONVEYING LANDSCAPE DESIGN FEATURES. REFER TO PREPARED CONTRACT DOCUMENTS FOR SPECIFIC ITEMS INCLUDED IN ANY PARTICULAR PHASE OF LANDSCAPE CONSTRUCTION.RText (RText) WISCONSIN'S LARGESTTREE TRANSPLANTERS DRAWN BY:ALPINE HILLSSILVER SPRING DRIVE & MARY HILL ROADVILLAGE OF LISBON, WISCONSIN 1"=30'-0" BASIN PLANTINGS30'60'0Horizontal Scale In Feet SOUTH ENTRANCE MEDIANNORTH ENTRANCE MEDIAN CENTRAL CUL-DE-SAC WESTERN CUL-DE-SAC HETZJUNIPER BLACKHILLSSPRUCE DONALD WYMANCRABAPPLE ROYAL REDMAPLESUNBURSTHONEYLOCUST AMBER JUBILEENINEBARK AUTUMNBLAZEMAPLE-fall ARCTIC FIREYELLOWDOGWOODARCTIC FIREYELLOWDOGWOOD-fall BAILEYSELECTPURPLELEAFHAZELNUT BLUE JEANBABYRUSSIANSAGE CRIMSONPYGMYBARBERRY HAPPY RETURNSDAYLILY HEAVYMETALSWITCHGRASS KARL FOERSTERREED GRASS KODIAKORANGEDIERVILLA KODIAKORANGEDIERVILLA-fall LITTLE LIMEHYDRANGEA LITTLEQUICK FIREHYDRANGEA LOW SCAPEMOUNDARONIALOW SCAPEMOUNDARONIA-fall MAX FREIGERANIUMMILLENIUMGLOBE LILY NATIVEFLAMEHORNBEAMNATIVEFLAMEHORNBEAM-fall NICKS COMPACTJUNIPERNORWAYSPRUCE RIVERBIRCHRIVERBIRCH-fall RASPBERRYSPEARCRABAPPLE SWAMP BUROAK TARA PRAIRIEDROPSEEDGRASS STARPOWERJUNIPER JN3ST3 HR18 PB3AL5 ST3PB3CK5 PB3 PB3BT6 BT6HQ2 CK4 CN2 AM5 AM5 HR9 CK3 HR8JN3 JN3 ST3 ST3PB3 PB3 AL5JN3 BT3 BT3 HT2 MB3ST20 AM20 PB12 PH6 JP2JP1CY5 CP3 DO7HT5 QS1PH7ST14AM9 JN3JN3 AL6 GM4 GM4 ST4 ST4 HQ2 PJ2 GN2AL7GM4 GM4 PD2 PD1 BN3 QS1 QS1AR1 AB3 PA3 MD1 SIGN SIGN BOULDERS TURFshovel cutedge PJ2 HQ2 AL6 JP3 CK5 CK3