Minutes - Planning & Zoning Commission

741 Colonel Ledyard Highway

Ledyard, Connecticut 06339

TOWN OF LEDYARD

Planning & Zoning Commission

Meeting Minutes - Final

Chairman

Wood

Marty

Regular Meeting

Thursday, July 9, 2026

6:00 PM

Council Chambers - Hybrid Format

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.

II.

PLEDGE OF ALLEGIANCE

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

Alternate Member Greg Lockhart

James Harwood

In addition, the following were present:

Elizabeth Burdick, Director of Land Use & Planning

Assistant to the Director of Land Use & Planning, Anna Wynn

IV.

APPROVAL OF ADDITIONS TO AND/OR CHANGES TO THE ORDER OF THE

AGENDA

None.

CITIZENS PETITIONS (NON-AGENDA ITEMS ONLY)

Dave Schroeder, 290 Whalehead Road, Gales Ferry, requested another pre-application or wor

for the proposed Gales Ferry Village Districts. He stated that he would like the next pre-applic

and or workshop to be more focused. He stated that he would like the Commission to confirm

support the proposal at the next meeting. The Commission and staff said that they could not st

they support and disapprove of the proposal as that be pre-disposition should an application be

brought before them at a later time. The Commission and Mr. Schroeder discussed holding a p

workshop for the proposal. Director Burdick requested that all applicable documents be subm

the Land Use Department ahead of the pre-application and or workshop so that they could be

forwarded to the Commission for review.

VI.

PRE APPLICATION DISCUSSION AND/OR WORKSHOP

None.

VII. PUBLIC HEARINGS/APPLICATIONS

None.

VIII. OLD BUSINESS

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, PH Open 5/14/26, PH closed 6/25/26, Application approved

with Amendments on 6/25/26). MOTION to Reaffirm 06/25/26 PZ #26-2ZRA Approval

with Amendments to add Effective Date of July 16, 2026.

Director Burdick stated that an effective date was erroneously not included when the

Commission made their decision on June 25, 2026. She stated that a legal notice for that

decision had already been posted in The Day, and that after the Commission votes on an

effective date the department will submit a second legal notice containing the approval of the

effective date.

MOTION to Reaffirm PZ #26-2ZRA Approval with Amendments on June 25, 2026 to add

Effective Date of July 16, 2026.

APPROVED AND SO DECLARED

Nathaniel Woody

RESULT:

MOVER:

James Harwood

SECONDER:

Wood, Miello, Ribe, Woody, and Harwood

Spaziani, and Lockhart

AYE:

NON-VOTING

PZ#26-1SITE - 740 Colonel Ledyard Highway (Parcel ID: 67-530-740), Ledyard, CT -

Applicant/Owner, Sal Monarca, Ledyard Center LLC for Site Plan review for construction of

a new 36-unit multi-family dwelling and associated site improvements. (Submitted 3/2/26,

Date of Receipt 3/12/26, Tabled to 4/9/26, Tabled to 5/14/26, Orig. DRD 5/15/26 Request to

Table to 6/11/26 with 65-day extension of time granted to PZC, Tabled to 6/11/26, New

DRD 07/19/26, Tabled to 7/9/26).

Normand Thibeault of Killingly Engineers Associates, 114 Westcott Rd, Danielson, CT,

presented the overview of the application to the Commission.

Vice Chairman Woody asked how residents would get from the sidewalk to the building.

The applicant and the Commission discussed including a cross walk.

The Commission and applicant discussed 90 degree left turn where future road will go. Vice

Chairman Woody was concerned that future applications could be abandoned and left with

an odd cut off. Mr. Thibeault said they could implement a cul de sac for the meantime

instead. Vice Chairman Woody asked if the developers were planning to add speed bumps

from 90 degree angle and down the drive. Mr. Thibeault said speed humps would be more

effective and that is something that could be implemented. He stated that speed bumps can

become a nuisance for those who maintain the roads during the winter for plowing.

Commissioner Ribe asked if there would be a line on the private drive. Mr. Thibeault said

most likely just on main road. Commissioner Harwood asked if they could put a stop sign

where the cross walk would be implemented. Mr. Thibeault said yes. Director Burdick said

striping the drive and making two way is a known traffic calming measure and adding a stop

sign by crosswalk. She and the applicant discussed the side walk needing to be extended.

Mr. Thibeault said the owner would implement humps, striping and stop sign. Commissioner

Lockhart asked if the fire department would have any issue with the humps that might slow

them down. Director Burdick said any final plans would be endorsed by town engineer and

fire marshal. Vice Chairman Woody asked if all Groton Public Utilities comments have been

resolved. Mr. Thibeault said the remaining are simple and minor. Director Burdick said that

addressing remaining comments from Groton Public Utilities would be a condition of

approval. She said additionally they would comply with all comments from WPCA and their

consultant Weston & Sampson. Mr. Thibeault said Weston and Sampson would oversee any

installation of water lines. Vice Chairman Woody asked where the snow shelving would be.

Mr. Thibeault said on the North side. Vice Chairman Woody and Mr. Thibeault discussed

what would happen if parking expanded and lost shelving. Mr. Thibeault said other areas

exist and pointed them out on the map. The Commission and applicant discussed that there

are 72 parking spaces. Commissioner Ribe asked where overflow parking will be if any. Mr.

Thibeault said additional parking could be added to West or South side of the site if more

parking is necessary. Vice Chairman Woody asked if parking is a free for all or reserved. Mr.

Thibeault said free for all. Commissioner Miello asked how many 1-bedroom units there are.

Mr. Thibeault and Director Burdick said 18 1-bedroom and 18 2-bedroom. Director Burdick

said they are rentals and reserved parking is not as necessary. Commissioner Ribe asked

about signage and what the complex name would be. Mr. Thibeault said there is no complex

name at this point. Director Burdick said signage could be approve by zoning permit after the

fact since none is shown on plan. Vice Chairman Woody asked about space for trash

dumpsters. Mr. Thibeault said there is enough for 4 dumpsters. Mr. Thibeault said 2 would

be trash and 2 would be recycle. Chairman Wood asked if that would be sufficient for the

number of units proposed. Mr. Thibeault said yes. Commissioner Spaziani asked where the

mailboxes are going. Mr. Thibeault said they are not included in the plan. He said they would

be put in a kiosk. Commissioner Spaziani asked if it would cause traffic issues. Mr.

Thibeault said they would have to locate it away from main traffic. Director Burdick asked if

the building is set up to have mailboxes internal to the building Mr. Thibeault said no. The

Commission staff and the applicant discussed that the final revised plans shall include the

post office banks per the us postal service. Director Burdick said that federal law says that

subdivisions are required to have postal banks and not individual mailboxes. Chairman

Wood and Mr. Thibeault discussed future entrances and exits for apartment complexes. Vice

Chairman Woody commented his concern for the number of conditions that aren’t drawn

into the plans. Director Burdick stated that comments are minor and she is comfortable

adding them as conditions of approval. Director Burdick commented that mailboxes could go

in temporary cul de sac. Director Burdick said that the application can always be denied and

they can come back in August. Commissioner Ribe said that if the town planner is confident

she feels comfortable she is ok.

MOTION to APPROVE PZ#26-1SITE - 740 Colonel Ledyard Highway (Parcel ID:

67-530-740), Ledyard, CT - Applicant/Owner, Sal Monarca, Ledyard Center LLC for Site

Plan review & approval for construction of a new 36-unit multi-family dwelling and

associated site improvements in that the application, supporting documents and a plan

entitled “Proposed 36 Unit Apartment Development, Colonel Ledyard Highway (Rt 117) and

Iron Street (CT Rte. 214), Ledyard, CT, Prepared for Ledyard Center, LLC, Prepared by

Killingly Engineering Associates, Dated January 2026, Revised to 7/1/26” comply with all

applicable sections of the Ledyard Zoning Regulations, with the following conditions:

1. A comprehensive list of all public improvements shall be submitted for the record.

2. A Soil Erosion & Sediment Control (SESC) Bond estimate shall be submitted for review

and approval by the Town Engineer and posted in accordance with Standard Conditions of

approval stated below.

3. Final Plan shall be revised to show street addresses of adjacent properties.

4. Lot Consolidation plan entitled “Compilation Plan Showing Parcel Consolidation,

Prepared for Ledyard Center, LLC, Colonel Ledyard Hghway (Rte. 117) & Iron Street (Rte.

214), Ledyard, CT, Prepared by Killingly Associates, Dated 09/22/23” and its accompanying

deed shall be filed on the Land Records in the Office of the Town Clerk prior to the filing of

the Site Plan mylars.

5. Final Plan shall be revised to show snow stacking space, not closer than 10’ to property

line.

6. Final Plans shall be revised to show a crosswalk from end of sidewalk to building

7. Final plans shall be revised to show cul de sac at driveway entrance in lieu of right angle

8. Final plans shall be revised to include speed controls including two way striping, speed

humps and stop signs. Revised plans shall be reviewed by the Town Engineer and Fire

Marshal

9. Final plans shall be revised to show mailbox bank per the post office as reviewed by the

Director of Land Use and Town Engineer

10. STANDARD CONDITIONS OF APPROVAL:

1. Four (4) final plan sets, along with a digital copy of the final plan, shall be submitted to

the Land Use Dept. & shall be signed and sealed with original signatures by L.S., P.E. &

C.S.S.

2. The final approved site plan set, following endorsement, shall be filed on the Land

Records in the Office of the Town Clerk within 90-days following its approval. No zoning

permit to start work shall be issued until filed. Proof of said filing shall be submitted to the

Land Use Dept.

3. An approved Zoning Permit is required prior to the start of any work.

4. Prior to issuance of a zoning permit to start work, A Soil Erosion & Sediment Control

bond shall be posted in an amount approved by the Town Engineer and in a form acceptable

to the Finance Director. No bond, or portion thereof, shall be released without prior approval

of the Zoning Officer and/or Director of Land Use & Planning.

5. Following the issuance of a zoning permit to start work, the Zoning Official and/or Land

Use Director shall be contacted and a pre-construction meeting shall be held at least

one-week prior to start of any work.

6. Following the pre-construction meeting, Soil Erosion & Sediment Controls (SESC) shall

be installed in accordance with the approved plan set and inspected by the Zoning Officer

prior to the start of any work. SESC shall be maintained in good working order until the site

is permanently stabilized with vegetative or other cover.

7. After work has commenced, any changes to the approved site plan require review and

approval by the Land Use Director and/or the Planning & Zoning Commission.

8. Applicant shall meet all of the requirements of the Ledyard Building Department, Fire

Marshal, WPCA & its consultant Weston and Sampson, City of Groton Utilities, and Ledge

Light Health District for required work, permitting and inspections.

9. Prior to issuance of any Certificate of Zoning Compliance, all site improvements shall

be constructed in accordance with the approved site plan. A complete As-Built plan certified

to A-2 accuracy shall be submitted to the Zoning Official and/or Land Use Director for

review & approval.

10. The Applicant may, at the discretion of the Zoning Official and/or Land Use Director if

the site improvements have been substantially completed, submit a site completion bond for

any improvements that have not been completed at the time of the request for Certificate of

Zoning Compliance due to weather or other constraints out of the control of the

Applicant/Owner. A bond estimate for said improvements shall be submitted to the Land

Use Dept. for review and approval and any bond shall be posted in a form acceptable to the

Finance Director.

MOVER: Woody

SECONDER:Ribe

No additional discussion followed.

APPROVED WITH CONDITIONS

Nathaniel Woody

RESULT:

MOVER:

Beth E. Ribe

SECONDER:

Wood, Miello, Ribe, Woody, and Harwood

AYE:

Spaziani, and Lockhart

NON-VOTING

PZ#26-3SITE - 1947 Center Groton Road (Map ID:67-430-1947), Ledyard CT -

Applicant, EG Home LLC - Agent, William Sweeney, Esq. - Property Owner, 1947 Center

Groton Road LLC, for Construction of 17 residential multi-family buildings for a 72-Unit

(Townhouse-Style) Multi-Family Housing Development and associated site improvements to

be served by public water and sewer. (Submitted 5/21/26, Date of receipt 6/11/26, Tabled to

7/9/26, DRD 8/5/26)

Director Burdick stated that she received a request to table the application from Attorney

Sweeney as there are outstanding comments that had not been sufficiently addresses by the

applicant. She stated that the applicant would need to include an extension of time to be

tabled to the next regular meeting as their decision required date is August 8, 2026. She

contacted Attorney Sweeny via phone and stated that the Commission should table the item

until later in the meeting to wait for him to submit an email request.

MOTION to table application until later in the meeting to wait for email with extension

RESULT: 5-0 TABLED

MOVER: Ribe

SECONDER:Woody

AYES: 5 Wood, Woody, Harwood, Miello, Ribe

IX.

NEW BUSINESS

PZ#26-4RESUB/MOD - 96, 98, and 100 Stoddards Wharf Rd., Ledyard, CT, Agent:

Harry Heller, Esq., Heller, Heller & McCoy - Applicant/Owner: Avery Brook Homes, LLC,

for Modification of Application #24-2RESUB approved by Stipulated Judgment by the PZC

on 12/11/25 for a 14-Lot Resubdivision/Affordable Housing Development pursuant to CGS

§8-30g for revised road location & revised lot reconfigurations. (Submitted 07/06/26, Date of

Receipt 07/09/26, DRD 09/09/26).

Attorney Harry Heller of Heller, Heller & McCoy, 736 Norwich-New London Turnpike,

Uncasville, presented the resubdivsion modification to the Commission. Attorney Heller

spoke to the history of the subdivision including the approved stipulated agreement that was

approved the Planning & Zoning Commission and appellate court. Attorney Heller said

modification of resubdivison plan needs to be done to meet the requirements of DOT and

driving speeds. Attorney Heller said there was a question about whether or not it would need

a public hearing but stated that it does not meet the requirements for a public hearing

application. He discussed the definition of a resubdivion by state law and concluded that it

does not meet the definition.

Director Burdick and Attorney Heller said that stipulated agreement does not need to be

changed or modified. Vice Chairman Woody and Attorney Heller discussed that the lots are

still affordable and that the affordable lots have increased in size due to the modification.

Chairman Wood and Attorney Heller discussed that the septic plans have not changed and

will have no impact on watershed. Director Burdick said that a condition of approval for the

original application was that a development as built would be submitted as each building lot

is completed.

MOTION approved PZ#26-4RESUB/MOD specifically due to site line requirements and

driving speed increases and relocation of the road 50 feet away from original location noting

specifically that the septic systems, including the septic tank and leching field, are not

affected by the modification and the lot sizes are still larger than the established minimum

for this development and that the relocation of the basin remains the same size.

APPROVED AND SO DECLARED

Marcelle Wood

RESULT:

MOVER:

James Harwood

SECONDER:

Wood, Miello, Ribe, Woody, and Harwood

Spaziani, and Lockhart

AYE:

NON-VOTING

PZ#26-5SR/SITE - 1 Inchcliffe Dr. (Parcel ID: 121-1080-1), Gales Ferry, CT - Applicant/

Owner, 1 Inchcliffe Property Management, LLC for Summary Review/Site Plan approval for

conversion of second floor storage & office break room to two (2) one-bedroom

single-family dwelling units above existing optometrist office (In Focus Eyecare).

(Submitted 07/07/26, Date of Receipt 7/09/26, DRD 09/09/26).

Director Burdick stated that site used to be a vet office now has been converted into an eye

doctor. She said the site contained 1 pre-existing legal apartment. She stated that the

applicant has begun renovations to upstairs and would like to convert existing upstairs space

into 2 additional 1-bedroom apartments. The applicant and the Commission discussed how

the apartments would be accessed. They reviewed the submitted floor plans previously

marked as file document #4. Director Burdick commented that the application is now legal

per the new housing laws contained in Public Act 25-1 that were effective July 1, 2026. She

stated that the application was only just received to the office earlier in the week and she

would have a staff report prepared for the next meeting. Vice Chairman Woody said the

Commission would wait to make a decision until the Ledge Light Health District confirms

and or clarifies their approval.

MOTION to table application PZ#26-5SR/SITE to the PZC Regular Meeting of August 13,

2026

TABLED

RESULT:

Beth E. Ribe

Matthew Miello

MOVER:

SECONDER:

Wood, Miello, Ribe, Woody, and Harwood

Spaziani, and Lockhart

AYE:

NON-VOTING

Review the proposal to sell town-owned property located 480R Shewville Road, (fka) Loftus

Wellfield approximately 11.46+/- acres, for $150,000 to Mr. Kevin Blacker, of Noak,

Connecticut in accordance with C.G. S. Section 8-24.

Director Burdick spoke to the history of the property and referenced the original sales

agreement. She stated that Mr. Kevin Blacker would like to purchase the property for

agriculture farm uses only.

Kevin Blacker, 11 Church Street, Noank CT, stated that he has been farming for about 22

years primarily on rented land. He stated that he purchased 42 Shewville Road on May 13th

2026 which is a 38 acer parcel for farming activities. He then learned that 480R was for sale.

He met with town staff and the Mayor to discuss purchasing the land. He stated that the

Loftus Farm heirs, Julie Loftus and Robert Loftus, spoke with Mayor and are supportive of

the sale. Commissioner Ribe asked if he would deforest the land to grow hay. He said that

due to the cost of deforesting he could not commit to that at this time and that his intention is

to utilize the pre existing barn for hay storage. Commissioner Lockhart asked if Mr. Blacker

would conduct timber harvest if he were to purchase the lot. They discussed timber

harvesting being a legal agricultural use. Director Burdick and Mr. Blacker discussed if the

Loftus family would lift the deed restriction to allow agriculture use. Mr. Blacker spoke

about CT Agricultural Trust and his interest in using the program,. He stated his interest in

protecting the land permanently from development. Director Burdick spoke about legal

process for 8-24 Referrals. Staff and the Commission discussed sending a favorable report.

Vice Chairman Woody stated that a counter argument is that the PZC should be conscious of

financial liabilities for the Town.

MOTION to forward a favorable report to the Town Council for CGS 8-24 Review - 480R

Shewville Road, Parcel#102-2210-480-R (fka “Loftus Wellfield”), Ledyard, CT for a report

to the Ledyard Town Council regarding the sale of Town-owned property of about 11.46+/-

acres to Kevin Blacker of Noank, CT for $150,000 for agricultural purposes.

FORWARD FAVORABLE REPORT

Marcelle Wood

RESULT:

MOVER:

Beth E. Ribe

SECONDER:

Wood, Miello, Ribe, Woody, and Harwood

Spaziani, and Lockhart

AYE:

NON-VOTING

PZ#26-3SITE - 1947 Center Groton Road (Map ID:67-430-1947), Ledyard CT - Applicant,

EG Home LLC - Agent, William Sweeney, Esq. - Property Owner, 1947 Center Groton Road

LLC, for Construction of 17 residential multi-family buildings for a 72-Unit

(Townhouse-Style) Multi-Family Housing Development and associated site improvements to

be served by public water and sewer. (Submitted 5/21/26, Date of receipt 6/2/26, Tabled to

7/9/26, DRD 8/5/26).

MOTION to untable application PZ#26-3SITE

RESULT: 5-0 UNTABLED

MOVER: Woody

SECONDER:Ribe

AYES: 5 Wood, Woody, Harwood, Miello, Ribe

Director Burdick read the letter with request for extension of time

MOTION to table application PZ#26-3SITE to the August 13, 2026 Meeting with an

extension of time

TABLED

RESULT:

Beth E. Ribe

James Harwood

MOVER:

SECONDER:

Wood, Miello, Ribe, Woody, and Harwood

AYE:

Spaziani, and Lockhart

NON-VOTING

APPROVAL OF THE MINUTES OF PREVIOUS MEETINGS

PZC Regular Meeting Minutes of June 11, 2026

MOTION to approve the PZC Regular Meeting Minutes of June 11, 2026

APPROVED AND SO DECLARED

Matthew Miello

RESULT:

MOVER:

Nathaniel Woody

SECONDER:

Wood, Miello, Ribe, Woody, and Harwood

Spaziani, and Lockhart

AYE:

NON-VOTING

XI.

CORRESPONDENCE

None.

XII. REPORTS

ZEO Staff Report

ZEO report was given to the Commission. Director Burdick stated that the Commission

can reach out to Ms. Gienau with any questions or comments.

Planner’s Report

Burdick stated her thanks for Chairman Wood for all his years of service as the meeting

tonight would be his last before.

XIII. ADJOURNMENT

Commissioner Ribe moved the meeting to be adjourned, seconded by Commissioner Woody

VOT5E-:0 Approved and so declared, the meeting was adjourned at 8:19 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.