741 Colonel Ledyard Highway

Ledyard, Connecticut 06339

TOWN OF LEDYARD

Planning & Zoning Commission

Meeting Minutes - Final

Chairman

Wood

Marty

Regular Meeting

Thursday, April 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 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

In addition, the following were present:

Director of Land Use & Planning, Elizabeth Burdick

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 Shroeder, 290 Whalehead, Gales Ferry, asked when a good time would be to submit

application for village districts. He stated that he and Citizen’s Alliance for Land Use, a local

community group were working on proposed regulations. He stated that they would like the

opportunity to present what they have to the Commission and get feedback on their rough draf

Chairman Wood asked if they would be ready for the PZC Regular meeting in May. Dave Shr

stated that he is unsure and commented that the Gales Ferry residents are giving push back bec

they feel that the proposed districts are imposing on them. Mr. Shroeder commented that their

is not to impose on residents by creating design standards for developers in the commercial di

Vice Chairman Woody stated that it is not a requirement that the proposal to be a hundred per

complete before a pre-application can be heard by the Commission and encouraged them to su

for the May meeting. Mr. Shroeder mentioned that a previous issue with village district was th

characteristic descriptions were ever entered into the POCD. Vice Chairman Woody stated tha

group should select a spokesperson to represent the group.

VI.

PRE APPLICATION DISCUSSION AND/OR WORKSHOP

None.

VII. PUBLIC HEARINGS/APPLICATIONS

None.

VIII. OLD BUSINESS

PZ#25-4SITE - 8, 9 & 11 Colby Drive (Parcel IDS: 68-520-8, 68-520-9, 68-520-11); Colby

Drive (Parcel ID: 68/530/680); and 16 Highview Terrace, 5 Colby Drive & 6 Colby Drive

(Easement Only) (Parcel ID: 68/960/16), Ledyard, CT, - Applicant/Agent, Norm Eccleston -

Owner, Habitat for Humanity of Eastern CT for approval of regulated activities for

construction of 27 multi-family structures for 38 dwelling units and associated site

improvements, inc. completion of Colby Drive, inc. utilities, drainage structures, and

detention pond. Approved with conditions by the PZC on 10/9/25. Mylar filing date 1/15/26.

REQUEST FOR 90-DAY EXTENSION OF TIME TO FILE SITE PLAN MYLARS.

Director Burdick stated that Habitat for Humanity has completed their plans but could not

get their plans to print until next week. Ms. Burdick stated this has been complicated by the

Town Clerk’s Office being closed from April 13th to April 16th. She said due to this reason

they have requested a 15-day extension of time to file their mylar plans when the Clerk’s

Office is reopened. The Commission agreed they saw no issues with granting the request.

MOTION to grant a 15-day extension of time to file mylar plans for application

PZ#25-4SITE

APPROVED AND SO DECLARED

Beth E. Ribe

RESULT:

MOVER:

Matthew Miello

SECONDER:

Wood, Miello, Ribe, Woody, and Harwood

AYE:

Lockhart

Spaziani

EXCUSED:

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, DRD 5/15/26).

Director Burdick stated that the applicant had requested that the application be tabled and

read the email to the Commission. Director Burdick stated that she and the Director of Public

Works, Steve Maslin, met with the applicant and that Steve has submitted comments.

Director Burdick stated that she is still reviewing the application and putting together her

comments and staff report. Vice Chairman Woody asked if the applicant would be willing to

offer an extension of time at the next meeting if the Commission needed it. Director Burdick

stated that she had already spoken to the applicant about this and they agreed to an extension

of time if the Commission needed more time for review.

MOTION to table application PZ#26-1SITE to PZC Regular Meeting of May 14th, 2026 at

6:00 pm in the Town Hall Annex Council Chambers and on Zoom

TABLED

RESULT:

Nathaniel Woody

James Harwood

MOVER:

SECONDER:

Wood, Miello, Ribe, Woody, and Harwood

AYE:

Lockhart

Spaziani

EXCUSED:

NON-VOTING

Discussion of Sustainable CT

Vice Chairman Woody stated that he had planned to have materials available to discuss but

did not have time since the last meeting. Staff committed to assisting to be ready for the next

meeting. The Commission agreed to handle this item at their next meeting.

TABLED

RESULT:

IX.

NEW 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, Set Public Hearing for 5/14/26, DRD N/A - Commission

Application)

Chairman Wood acknowledged the work of the Planning & Zoning Subcommittee that had

been tasked with drafting the proposed amendments on parking. Vice Chairman Woody

thanked the staff for their assistance on the project. Director Burdick briefly reviewed the list

of proposed changes. Nate stated that he thinks that the proposed regulations both satisfy the

required changes mandated by Public Act 25-1 but also address various issues regarding

parking that were previously included in the regulations.

MOTION to set public hearing on application PZ#26-2ZRA for the PZC Regular Meeting of

May 14, 2026

TABLED

RESULT:

Nathaniel Woody

Matthew Miello

MOVER:

SECONDER:

Discussion of Planning & Zoning Subcommittee regarding Housing Regulations

Chairman Wood stated that the first Subcommittee worked well to handle the required

changes for parking that he would like to form another Subcommittee to work on the housing

regulations. He and staff discussed the logistics of creating another subcommittee.

Chairman Wood asked if Vice Chairman Woody wanted to Chair the Planning & Zoning

Subcommittee on Housing, Commissioner Woody stated that he would chair if no one else

wanted the opportunity. Commissioner Ribe stated she would serve on the Committee.

Commissioner Harwood stated that he would also serve. Chairman Wood designated the

three members to form the Planning & Zoning Subcommittee on Housing.

MOTION to set the Planning & Zoning Subcommittee on Housing Special Meeting on April

30, 2026 at 6:00 pm

APPROVED AND SO DECLARED

Beth E. Ribe

RESULT:

MOVER:

Matthew Miello

SECONDER:

Wood, Miello, Ribe, Woody, and Harwood

AYE:

Lockhart

Spaziani

EXCUSED:

NON-VOTING

Discussion of Ad Hoc Committee to “Evaluate the Separation of the Planning & Zoning

Commission”, and discussion of the participation of one member of the Planning and Zoning

Commission to join the Committee.

Chairman Wood read the letter from Town Council for the record. The Commission

discussed the structure of the Ad Hoc Committee, its purpose and duties based off the

provided memo. They reviewed the resolution. The Commission discussed who had

availability to serve the 6-month term on the Ad Hoc Committee. Commissioner Ribe

volunteered to serve.

APPROVAL OF THE MINUTES OF PREVIOUS MEETINGS

PZC Regular Meeting Minutes of March 12, 2026

MOTION to approve the PZC Regular Meeting Minutes of March 12, 2026

APPROVED AND SO DECLARED

Nathaniel Woody

RESULT:

MOVER:

Beth E. Ribe

SECONDER:

Wood, Miello, Ribe, Woody, and Harwood

AYE:

Lockhart

Spaziani

EXCUSED:

NON-VOTING

XI.

CORRESPONDENCE

None.

XII. REPORTS

ZEO Staff Report

Not present. Director Burdick stated that her written report will be available for the

Commission on request. Vice Chairman Woody stated that he had heard that staff gave a

good presentation to the students during career day at Ledyard Highschool.

Planner’s Report

Director Burdick said that SECOG is doing outreach to decision makers and that the Director

of Regional Planning, Helen Zincavage, reached out about scheduling a subgroup regional

meeting to discuss upcoming deadlines and materials for Public Act 25-1. Staff and the

Commission briefly discussed an upcoming SECOG meeting on April 15th, 6:30 pm.

Director Burdick said there are two applications in front of the Wetlands Commission at

1947 Center Groton Road, Ledyardm and 84 Silas Deane Road, Ledyard. She commented

that once they have approvals from Wetlands they will be gearing up to come in front of

Planning & Zoning.

Director Burdick updated the Commission on the sale of 528 Colonel Ledyard Highway and

stated that the new owners have resolved the blight violation on the property. She stated that

the town has been reimbursed for attorney’s fees and discussed with the Commission how

money is being distributed to the Land Use Department budget to support upcoming

document updates such as the POCD.

Commissioner Ribe talked about Sustainable CT Equity training that she had recently

attended as part of her service on the Sustainable CT Ad Hoc Committee. She commented

that going forward she would like the Planning & Zoning Commission to be mindful of

equity and access in their proceeding and decisions. She commented that she would also like

to see the Commisssion do more community outreach and get a more comprehensive idea of

the community’s needs and goals. The Commission discussed various ways equity can be

integrated into decision making and what metrics it could be measured with.

XIII. ADJOURNMENT

Commissioner Ribe moved the meeting be adjourned, seconded by Commissioner