741 Colonel Ledyard Highway

Ledyard, Connecticut 06339

TOWN OF LEDYARD

Planning & Zoning Commission

Meeting Minutes - Final

Chairman

Wood

Marty

Regular Meeting

Thursday, April 10, 2025

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

Chairman Marcelle Wood

Present

Town Council Liaison Howard Craig

Alternate Member Matthew Miello

Commissioner Beth E. Ribe

Alternate Member James Harwood

Alternate Member Rhonda Spaziani

Alternate Member Nathaniel Woody

In addition, the following were present:

Director of Land Use & Planning, Elizabeth Burdick

Zoning Enforcement Official, Hannah Gienau

Land Use Assistant, Anna Wynn

Chairman wood stated that at the Town Council Meeting of March 26, 2025 Alternate James

Harwood was appointed as a regular member.

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 Rd, Gals Ferry, spoke to the Commission about the

Planning and Zoning Special Meeting of October 10, 2024. He spoke about application

PZ#24-7ZRA. He mentioned that immediately denying Mr. Treaster’s application, then

Chairman Capon stated the Commission would readdress the content of the application

concerning excavation and multifamily housing. Dave Shroeder requested that the

Commission revisit the contents of that application as a public workshop in the near future.

He asked for clarification on what that process would look like.

Alternate Member Nate Woody defined the difference between a public workshop and a

public hearing for Mr. Shroeder. He stated that Mr. Shroeder has the right to write a text

amendment and apply for Commissioner review.

Dave Shroeder stated interest in redefining excavation in the Ledyard Zoning Regulations.

Staff and the Commission continued discussing different avenues that the Commission could

take to make amendments to their regulations. Director Burdick stated that the Commission

could begin by having a conversation about what sections of the regulations they would like

to change.

The Commission continued to discuss the regulation amendment process. They spoke about

regulations amendments in the framework of public hearings.

Dave Shroeder commented again that he would like to see the Commission revisit potential

changes to the definition of excavation before the renewal of Baldwin Hill. Director Burdick

commented on the renewal process for that application and how regulation changes would

not apply.

Director Burdick commented on what the definition of excavation encompasses. She stated

that staff could look at surrounding towns and compare regulation regarding excavation.

Alternate Nate Woody asked if SECOG could provide guidance on regulations concerning

excavation.

Deborah Edwards, 30 Bluff Rd West, Gales Ferry, commented that she would like an

amendment to the minutes of the previous meeting PZC Regular Meeting March 13, 2025,

for it to reflect the discussion that application PZ#25-1SITE was intended by the applicant to

be 55+ housing upon completion. The Commission stated that they would readdress the issue

during approval of the minutes.

VI.

PRE APPLICATION DISCUSSION AND/OR WORKSHOP

None.

VII. PUBLIC HEARINGS/APPLICATIONS

None.

VIII. OLD BUSINESS

PZ#25-2ZRA- Applicant/Agent: Eric Treaster for Proposed Zoning Regulations Text

Amendments for the Development of multifamily dwellings. (Submitted 3/12/25, Date of

Receipt 3/13/25, PH must open within 65 days by 5/16/25. Set PH for 5/8/25)

Chairman Wood stated that this application has been tabled to the PZC Regular Meeting of

May 8, 2025, when the Public Hearing would be opened.

IX.

NEW BUSINESS

PZ#25-3SITE - 750 (aka “748”) Colonel Ledyard Highway, Ledyard, CT - Property Owner,

Dominick Ceravolo - Applicant, Ryan Forestt, Ryan’s Reliable Services, LLC & Reliable

Roadside Assistance, Inc. for site plan approval for two businesses for 1. Light Duty Towing

and Roadside Assistance and 2. Full Service Landscape Company. (Submitted 3/12/25, Date

of Receipt 3/13/25, DRD 6/16/25)

Chairman Wood asked Ms. Burdick to introduce the application to the Commission. Director

Burdick defined the mailing address for the application stating that the assessors card shows

that the parcel states 748 and 750. She read her staff report comments marked as FD#3 into

the record for the Commission. She stated that Hannah Gienau, Zoning Enforcement

Official, has issued a Notice of Violation to the applicant marked as FD#4. She and the

Commission discussed if the application should be tabled to allow more time to correct the

site plan and current conditions or if the application should be denied without prejudice.

Nate Woody stated that he agrees with the recommendation and that if the applicant

reapplies the Commission can waive the reapplication fee. He stated that the application is

incomplete.

Chairman Wood asked that the applicant Ryan Forestt speak to his application. Ryan Forestt

spoke to the history of his business and how he came to the property at 750 Colonel Ledyard

Highway.

Director Burdick spoke to ongoing violations noted in the Notice of Violation prepared by

Hannah Gienau. Commissioner Ribe asked why the applicant refused to comply with the

Land Use Office. Ryan Forestt spoke to his time on the property.

The applicant, staff and the Commission talked about the next steps for the application.

Chairman Wood stated that the Commission is looking for a way forward so that the

applicant can achieve what his goal within the parameters of the Zoning Regulations.

MOTION to deny application PZ#25-3SITE without prejudice due to an incomplete

application and that the site plan does not represent existing conditions and therefore it

cannot be reviewed to ascertain if it complies with the Ledyard Zoning Regulations.

The Commission and staff discussed the violation and enforcement process related to the

property. She discussed that the application to the Commission and the enforcement action

are separate.

The Commission made the statement on the record that when the applicant resubmits his

application to the Commission later, they will waive the associated fee.

DENIED WITHOUT PREDJUDICE

James Harwood

RESULT:

MOVER:

Howard Craig

SECONDER:

Wood, Craig, Miello, Ribe, and Harwood

Spaziani, and Woody

AYE:

NON-VOTING

PZ#24-12SITE - 5A Lorenz Industrial Parkway, (Parcel ID: 138-1380-5A), Ledyard, CT,

06339 - Agent, Peter Gardner - Applicant/Owner, A&R Associates Inc. for site plan approval

for new 2370SF building and associated site improvements. Approved by the PZC on 1/9/25.

Mylar Filing Date 4/13/25. REQUEST FOR 90-DAY EXTENSION OF TIME TO FILE

STIE PLAN MYLARS.

Director Burdick explained the legal process for filing mylars for approved applications as

well as reasons for needed time extension. She stated that the applicant has been out of the

country and has only recently returned. She stated that the applicant is requesting an

extension of time in order to file the mylars with the town.

MOTION to grant 90 day extension of time for filing of the mylar plans with the Town of

Ledyard for application PZ#24-12SITE

APPROVED AND SO DECLARED

Beth E. Ribe

RESULT:

MOVER:

Howard Craig

SECONDER:

Wood, Craig, Miello, Ribe, and Harwood

Spaziani, and Woody

AYE:

NON-VOTING

APPROVAL OF THE MINUTES OF PREVIOUS MEETINGS

PZC Regular Meeting Minutes of March 13, 2025

The Commission discussed the previous comment made by Deborah Edwards during public

comment. Commissioner Harwood stated that he does not feel the minutes need to be

amended to include the comment of Director Burdick.

Commissioner Ribe stated that she would like to acknowledge Ms. Edwards concern for

transparency but that she does not feel action needs to be made regarding the minutes.

Alternate Member Nate Woody stated that he feels that the Commission needs to be careful

including that comment into the minutes because it is not relevant to the application

discussion. He stated that there are many other comments that are not relevant to the

application that were also not reflected in the minutes. Chairman Wood concurred with these

statements.

MOTION to approve PZC Regular Meeting Minutes of March 13, 2025 as submitted

APPROVED AND SO DECLARED

Beth E. Ribe

RESULT:

MOVER:

Howard Craig

SECONDER:

Wood, Craig, Miello, Ribe, and Harwood

Spaziani, and Woody

AYE:

NON-VOTING

XI.

CORRESPONDENCE

None.

XII. REPORTS

ZEO Staff Report of April 10, 2025

Hannah Gienau, Zoning Enforcement Official spoke briefly about her staff report dated April

10, 2025. with the Commission. She spoke to ongoing complaints in town.

Planner Report of April 10, 2025

Director Burdick stated that the EDC is holding a Special Meeting on April 15, 2025, at

5:00pm at the Ledyard Senior Center for the Route 12 Corridor Study led by Goman & York.

She stated that its an opportunity for the public to give data on what they would want to see

on Route 12 in the future in terms of street scaping, landscaping and so forth. She stated that

the last Gales Ferry Corridor Study was done somewhere between 2002-2008. She stated that

there are a lot of STEEP grants available but they would need an updated study in order to

apply for the grant in the future. She mentioned that numerous ways they have tried to

publicize the public workshop.

Chairman Wood stated that the once the report of the Corridor Study is published it would be

a good opportunity for the Commission to revisit zoning regulation amendments.

Director Burdick stated that Jessica Buhle of the Town Council would like to initiate a

sustainable CT sub-Committee and explained the point system for Connecticut towns.

She asked if the Commission has any questions for staff.

XIII. ADJOURNMENT

Commissioner Ribe moved the meeting be adjourned, seconded

by Commissioner Craig

The meeting adjourned at 7:06 p.m.

VOTE: 5-0 Approved and so declared

Respectively Submitted,

_______________________________

Chairman (Name)

(Type Committee Name)

DISCLAIMER: Although we try to be timely and accurate these are not official records of the

Town.