741 Colonel Ledyard Highway  
Ledyard, Connecticut 06339  
TOWN OF LEDYARD  
Planning & Zoning Commission  
Meeting Minutes - Final  
Chairman  
Wood  
Marty  
Special Meeting  
Thursday, June 25, 2026  
6:00 PM  
Council Chambers - Hybrid Format  
I.  
CALL TO ORDER  
Chairman Wood called the meeting to order at 6:00 p.m. at the Council Chambers, Town  
Hall Annex Building and on Zoom.  
In addition, the following were present: Director of Land Use & Planning, Elizabeth Burdick  
PLEDGE OF ALLEGIANCE  
II.  
III.  
ROLL CALL AND APPOINTMENT OF ALTERNATES  
Chairperson/Market Manager Marcelle Wood  
Alternate Member Matthew Miello  
Chairman Beth E. Ribe  
Present  
Alternate Member Rhonda Spaziani  
Alternate Member Nathaniel Woody  
James Harwood  
Alternate Member Greg Lockhart  
Excused  
IV.  
PUBLIC HEARINGS/APPLICATIONS  
A.  
Public Hearing: PZ#26-2ZRA - Town of Ledyard Planning & Zoning Commission for  
proposed text amendments to the Ledyard Zoning Regulations regarding Parking sections as  
follows: Table of Contents, 2.2 (Definitions), 6.5.1 (Technology Park District), 6.5.2  
(Conservation and Traffic Mitigation (Overlay) District), 8.1 (Accessory Apartment), 8.6  
(Bed and Breakfast (Accessory Use), 8.7 (Campgrounds), 8.8 (Child Care Centers), 8.9  
(Commercial Caretaker Apartment, Accessory), 8.10 (Commercial Services), 8.17 (Home  
Occupation, Accessory Use), 8.18 (Hospital and Emergency Medical Facilities), 8.19  
(Hotel), 8.20 (Kennel, Commercial),8.21.1 (Membership Clubs - Firearms), 8.21.2  
(Membership Clubs - No Firearms) 8.22 (Mixed Use - Residential & Commercial Uses),  
8.24 (Motor Vehicle, Recreational Vehicle, Boat and/or Equipment Repair Facilities), 8.25  
(Nursing Home & Residential Care Home), 8.26 (Personal Service Establishment), 8.28  
(Residence, Multi-Family - Apartments, Condominiums, Townhouses), 8.33 (Temporary  
Forms of Outdoor Entertainment), 9.0 (Site Development Standards - Applicability), 9.3.  
(Site Development Standards - Landscape Design Standards and Requirements), 9.4 (Site  
Development Standards - Parking Requirements and Design Standards), 9.4.1 (Site  
Development Standards - Parking Requirements and Design Standards - Parking Location  
and Design Objectives), 9.4.2 (Site Development Standards - Parking Requirements and  
Design Standards - Parking Ratios) , 9.4.3 (Site Development Standards - Parking  
Requirements and Design Standards - Off-Street Loading Requirements), 9.4.4 (Site  
Development Standards - Parking Requirements and Design Standards - Parking Facilities),  
9.4.5 (Site Development Standards - Parking Requirements and Design Standards - Parking  
for Buses and other Large Vehicles) , 9.4.6 (Site Development Standards - Parking  
Requirements and Design Standards - Parking Lot Landscaping Requirements). (Submitted  
3/16/26, Date of Receipt 4/9/26, Set Public Hearing for 5/14/26, DRD N/A - Commission  
Application)  
Eric Treaster, 10 Huntington Way, Ledyard, presented to the Commission his interpretation  
of Public Act 25-1 and his suggested changes to the proposed amendments to the Ledyard  
Zoning Regulations. His comments are substantially contained in all previously submitted  
written comments entered in the record.  
Mike Cherry, 5 Whippoorwill Drive, Gales Ferry, commended the Commission for  
establishing an effective Subcommittee to work on necessary regulation changes. He stated  
he hopes that process will continue in the future. He entered a copy of Ordinance 300-27 for  
the record. He commented on the language that restricts on street parking during snow  
months. He stated that zoning does not have jurisdiction on the road right of way and on  
street parking. He stated that the Commission’s obligation is to regulate on site parking for  
larger scale residential developments. He commented on previous discussions about parking  
for multi-family developments more or less than 16 units. He stated that State Law is not up  
to personal interpretation.  
Mr. Cherry stated that he appreciates Chairman Wood’s time serving on the Commission and  
will miss him. He spoke about serving on the Commission together and stated his thanks and  
respect for Mr. Wood.  
Dave Schroeder, 290 Whalehead Road, Gales Ferry, thanked the Commission. He and  
Director Burdick discussed the proposed amendments. She stated that the original correct  
amendment document had been posted in the Clerk’s Office, but a document without the use  
table included had erroneously been added online as an exhibit. The use table was then later  
added as a separate exhibit. She stated that for the sake of transparency the amendments were  
refiled with the Clerk’s Office with all proposed changes and the use table combined as  
requested by the Commission on June 11, 2026. She stated that the suggested changes by  
Commissioner Harwood were not part of the original application, but that the Commission  
could make a motion to approve them with the other regulations amendments.  
Dave Schroeder additionally asked if the Commission has information about market rate  
housing and how it relates to parking. Commissioner Harwood stated that the regulations are  
being written to reflect the mandated state minimum. He stated it’s the developer’s discretion  
to show they need a different amount of parking than what is required. Mr. Shroeder and  
Commissioner Harwood discussed the market dictating parking needs from developers. Mr.  
Schroeder commented that he feels the proposed amendments of 9.4.E subsection 4 creates  
an unnecessary hurdle for developers even when they voluntarily propose parking above the  
required minimum. Staff, the Commission and Mr. Schroeder discussed potential procedural  
issues this might cause as well as what is dictated by law. Commissioner Harwood stated  
that he does not think a parking needs assessment will be a significant roadblock in the  
process. Commissioner Miello commented that all the folks he works with at Electric Boat  
are not part of the demographic that will be bunking several people into small apartments.  
Eric Treaster, 10 Huntington Way, Ledyard, stated his concern about low-income housing  
and that it would provoke developers to submit parking needs assessments for parking below  
the minimum. The Commission stated that if a developer proposes parking below the  
minimum, they have the authority to deny the application. Director Burdick stated that she  
thinks it’s factually incorrect that any developer would not provide any parking for their  
development regardless of tenant income levels.  
Chairman Wood stated that he would entertain a motion to close the public hearing.  
MOTION to close the public hearing on application PZ#26-2ZRA  
PUBLIC HEARING CLOSED  
James Harwood  
RESULT:  
MOVER:  
Beth E. Ribe  
SECONDER:  
5
1
1
Wood, Miello, Ribe, Woody, and Harwood  
AYE:  
Lockhart  
Spaziani  
EXCUSED:  
NON-VOTING  
Discussion & Decision: PZ#26-2ZRA - Town of Ledyard Planning & Zoning Commission  
for proposed text amendments to the Ledyard Zoning Regulations regarding Parking sections  
as follows: Table of Contents, 2.2 (Definitions), 6.5.1 (Technology Park District), 6.5.2  
(Conservation and Traffic Mitigation (Overlay) District), 8.1 (Accessory Apartment), 8.6  
(Bed and Breakfast (Accessory Use), 8.7 (Campgrounds), 8.8 (Child Care Centers), 8.9  
(Commercial Caretaker Apartment, Accessory), 8.10 (Commercial Services), 8.17 (Home  
Occupation, Accessory Use), 8.18 (Hospital and Emergency Medical Facilities), 8.19  
(Hotel), 8.20 (Kennel, Commercial),8.21.1 (Membership Clubs - Firearms), 8.21.2  
(Membership Clubs - No Firearms) 8.22 (Mixed Use - Residential & Commercial Uses),  
8.24 (Motor Vehicle, Recreational Vehicle, Boat and/or Equipment Repair Facilities), 8.25  
(Nursing Home & Residential Care Home), 8.26 (Personal Service Establishment), 8.28  
(Residence, Multi-Family - Apartments, Condominiums, Townhouses), 8.33 (Temporary  
Forms of Outdoor Entertainment), 9.0 (Site Development Standards - Applicability), 9.3.  
(Site Development Standards - Landscape Design Standards and Requirements), 9.4 (Site  
Development Standards - Parking Requirements and Design Standards), 9.4.1 (Site  
Development Standards - Parking Requirements and Design Standards - Parking Location  
and Design Objectives), 9.4.2 (Site Development Standards - Parking Requirements and  
Design Standards - Parking Ratios) , 9.4.3 (Site Development Standards - Parking  
Requirements and Design Standards - Off-Street Loading Requirements), 9.4.4 (Site  
Development Standards - Parking Requirements and Design Standards - Parking Facilities),  
9.4.5 (Site Development Standards - Parking Requirements and Design Standards - Parking  
for Buses and other Large Vehicles) , 9.4.6 (Site Development Standards - Parking  
Requirements and Design Standards - Parking Lot Landscaping Requirements). (Submitted  
3/16/26, Date of Receipt 4/9/26, Set Public Hearing for 5/14/26, DRD N/A - Commission  
Application)  
B.  
Amendment #1. Revise ZR Section 9.3.B.2, 3, 4 & 5 and Add new Section 9.3.B.6 as  
follows:  
“2.  
To the extent possible, existing trees, vegetation and unique site  
features such as stonewalls, ledge faces, kettle holes, and boulder trains shall be  
retained and protected.  
3.  
Any disturbed area of a lot or property which is not being used for  
the location of buildings, accessory structures or uses, parking, loading, storage areas,  
or other similar purposes shall be landscaped and maintained in such a manner as to  
minimize stormwater runoff.  
4. Landscape designs shall only use appropriate native species. Invasive species shall be  
prohibited as part of any landscape plan.  
5.  
The retention of existing topography and vegetation in the buffer  
areas is preferable to regrading and new plantings, however, if natural site conditions  
are not adequate to meet the purposes of the buffer requirement, then landscaping  
shall be required to comply with criteria set forth herein.  
6.  
Parking Lot Landscaping shall be as specified in Section 9.4.6  
(Parking Lot Landscaping Requirements) of these Regulations.”  
MOVER: Harwood  
SECONDER: Ribe  
Discussion followed: Vice Chairman Woody stated that he would like to talk through public  
comments surrounding whether the Commission has the authority to require parking above  
the State requirements. He said the Commission can mandate state minimum. He stated that  
when any applicant provides a parking needs assessment those requirements go out the  
window. He stated that the Committee had decided to implement the state minimums into  
the regulations because they do not have the means to enforce anything else.  
Commissioner Ribe commended the subcommittee on their work for parking regulations.  
Vice Chairman Woody commented on Section 9.4.4.E.4 He stated that the source of that is  
that it was moved from a different park of the regulations and added the parking needs  
requirement to it. He stated that he would like to propose removing that bullet from the  
proposed amendments. Commissioner Ribe commented that was old 9.4.1 under parking  
ratios. The Commission discussed whether they should maintain the amendment or if it  
would cause too many hurdles.  
FRIENDLY AMENDMENT to revise ZR Section 9.4.4.E title to state “Reduction in Parking  
Spaces for Non-Residential Uses” and the introductory sentence to state “The Planning &  
Zoning Commission may reduce the on-site parking requirements for all non-residential uses  
with a Special Use Permit review & approval, provided:”  
MOVER: Harwood  
SECONDER: Ribe  
The Commission did not include any additional amendments to the application.  
APPROVED AS AMENDED  
James Harwood  
RESULT:  
MOVER:  
Beth E. Ribe  
SECONDER:  
5
1
1
Wood, Miello, Ribe, Woody, and Harwood  
AYE:  
Lockhart  
Spaziani  
EXCUSED:  
NON-VOTING  
V.  
ADJOURNMENT  
Commissioner Ribe moved the meeting to be adjourned, seconded by Commissioner Harwood  
VOT5E-:0 Approved and so declared, the meeting was adjourned 7:28 p.m.  
Respectfully submitted,  
__________________________________________  
Chairman Marcelle Wood  
Planning & Zoning Commission  
DISCLAIMER: Although we try to be timely and accurate these are not official records of the  
Town.