741 Colonel Ledyard Highway

Ledyard, Connecticut 06339

TOWN OF LEDYARD

Planning & Zoning Commission

Meeting Minutes - Final

Chairman

Wood

Marty

Regular Meeting

Thursday, August 14, 2025

6:00 PM

Council Chambers - Hybrid Format

CALL TO ORDER

Chairman Wood called the meeting to order at 6:05 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

Present

Vice Chair Paul Whitescarver

Town Council Liaison Howard Craig

Alternate Member Matthew Miello

Alternate Member James Harwood

Alternate Member Rhonda Spaziani

Alternate Member Nathaniel Woody

Commissioner Beth E. Ribe

Excused

In addition, the following were present:

Director of Land Use & Planning, Elizabeth Burdick

Zoning Enforcement Official, Hannah Gienau

Land Use Attorney, Robert Avena

Land Use Assistant, Anna Wynn

IV.

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

AGENDA

None.

CITIZENS PETITIONS (NON-AGENDA ITEMS ONLY)

None.

VI.

PRE APPLICATION DISCUSSION AND/OR WORKSHOP

939 Long Cove Road (Parcel ID: 107/1340/939), Gales Ferry, CT - Preliminary Review

of 2-Lot Resubdivision per Ledyard Subdivision Regulations Section 3.1.2 - Agent, Peter

Gardner, L.S., Dieter & Gardner - Applicant, Rob Hohlfelder, Mt. Kineo Builders - Property

Owners, John H. Almy III & Marcy Z. Almy.

Director Burdick stated that this preapplication workshop is required by the Ledyard

Subdivision Regulations.

Peter Gardner of Dieter & Gardner, 1641 Route 12. Gales Ferry, representing Mt. Kineo

Builders described the location of the proposed subdivision and several details of the

property and history. He described several details of the site plan that was handed out to the

Commission.

Alternate Member Nate Woody asked for clarification on how the frontage of the property

would be broken up. They discussed the frontage of the properties.

Director Burdick commented that staff and the applicant are working out requirements for

open space in the subdivision. She stated that the applicant intends to set aside 40% of the lot

for open space. Mr. Gardner and the Commission discussed future development of the

property and topographic issues related to the lot. Mr. Gardner commented on public water

access related to the site. Ms. Burdick stated that there is an agreement between water utility

providers to switch service areas to service the proposed development. Staff and Mr. Gardner

discussed that the first 3 lots would not be serviced by public water and would need septic

and well installation. Alternate Member Woody and Mr. Gardner discussed any wetlands on

the property, and the topography of the land makes future access to the site difficult.

VII. PUBLIC HEARINGS/APPLICATIONS

None.

VIII. OLD BUSINESS

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

68-520-11) - Applicant/Agent, Norm Eccleston - Owner, Habitat for Humanity of Eastern

CT, for approval of regulated activities for construction of 27 single and multifamily houses

and associated site improvements and completion of the ext. of Colby Drive including

utilities drainage structures, and detention pond (Submitted 5/20/2025, Date of Receipt

6/12/25, Tabled to 7/10/25, DRD 8/16/25)

Director Burdick stated that the Executive Director of Habitat for Humanity, Sarah Lufler, had

submitted a request to table the application to the next regular scheduled meeting to allow more

time for site plan revisions. She read into the record FD#5.

MOTION to table application PZ#25-4SITE to the PZC Regular Meeting of September 11, 2025

TABLED

RESULT:

AYE:

Wood, Whitescarver, Craig, Miello, Harwood, and Spaziani

Ribe

EXCUSED:

NON-VOTING

Woody

Discussion & Decision: 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. PH orig. set for

5/8/25, Opening of PH postponed to 6/12/25 with 27-day ext. granted., PH opened

6/12/25PH Cont. to 6/26/25, PH cont. 7/10/25, PH cont. to 7/31/25 with 16-day ext. granted,

PH must close by 7/31/25, DRD 65 Days from close PH).

MOTION to table application PZ#25-2ZRA to the PZC Regular Meeting of September 11,

2025

TABLED

RESULT:

Howard Craig

James Harwood

MOVER:

SECONDER:

Wood, Whitescarver, Craig, Miello, Harwood, and Woody

AYE:

Ribe

EXCUSED:

NON-VOTING

Spaziani

IX.

NEW BUSINESS

PZ#25-5SITE - 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 7/09/25, Date

of Receipt 7/10/25, DRD 9/12/25)

Director Burdick stated that the applicant and Mr. Garnder are revising the site plan and have

requested to be tabled to the next meeting.

MOTION to table application PZ#25-5SITE to the PZC Regular Meeting of September 11,

2025

Discussion: The Commission and staff briefly discussed the site plan that was submitted

with the application. Director Burdick stated that the plan that was submitted is only existing

conditions. They briefly discussed the historical use of the property.

TABLED

RESULT:

AYE:

Wood, Whitescarver, Craig, Miello, Harwood, and Spaziani

Ribe

EXCUSED:

NON-VOTING

Woody

PZ#25-6SITE - 1598 Route 12, Gales Ferry, CT (PARCEL ID: 106-2120-1598) -

Applicant/Owner, George Koutouzil, Gales Ferry Plaza - for approval of conversion of

second level to 3 one bedroom apartments within existing footprint of building (Submitted

7/16/25, Date of Receipt 8/14/25, DRD 10/18/25)

Director Burdick read her staff report for the record marked as FD#6.

Applicant, George Koutouzil, stated that he would take any questions from the Commission.

Chairman Wood asked if the applicant felt there would be any issues meeting the

requirements from the building department and the suggested conditions of approval. The

applicant stated that he could meet all necessary requirements. He and the Commission

discussed accessibility on the site. Commissioner Woody stated that he would like to see

better outdoor lighting for the plan.

MOTION to APPROVE Application PZ#25-6SITE - 1598-1600 Route 12 (PARCEL ID:

106-2120-1598), Gales Ferry, CT - Applicant/Owner, George Koutouzil, Gales Ferry Plaza,

LLC for site plan approval to convert existing commercial building to mixed-use

commercial/residential by converting the existing second floor commercial space to three (3)

one-bedroom single-family apartments within existing footprint in that the application,

supporting documents and a plan entitled “Proposed Survey, Prepared for Gales Ferry Plaza,

LLC, 1598 RT. 12, Gales Ferry, CT, Assessor’s Map 106/Lot 1598, Prepared by Kenneth J.

Picard, L.S., Picard Land Surveying, LLC, Dated February 3, 2017, Revised to 4/3/25 and

Revised to 5/15/25”:comply with all applicable sections of the Ledyard Zoning Regulations,

with the following conditions:

1. Prior to endorsement of the final plan the following revisions shall be made:

a. Revise plan to show additional handicap parking space in front of Building #2 (1600 Rte.

12) for the

proposed residential use per the Building Official and any associated accessible ramps,

striping, etc. and

add detail for sign and required striping.

b. Revise plan to show location and detail for signs designating residential parking only.

c. Trash Management - Revise plan to show location of trash receptacles and screening (ZR

Sec. 9.6)

d. Revise plan to show lighting locations.

e. Revise Note 6 to show “Gales Ferry Development District (GFDD).”

f. Revise Title Block to add Property Survey “and Site Plan.”

g. Revise Parking Compliance Table to 1. Show one required handicap parking space for

Building #2

proposed residential use; 2. Show total “on-site” parking required - 36 spaces ; 3. Showing

total “on-

site” parking provided - 38 spaces; and 4. Show total existing parking spaces (on-site & in

State Right of

Way - 80.

2. The Commission has found that all the information specified in the “Site Plan Check

Sheet” is not needed to assure the proposed us will be in compliance with the substantive

provisions of the zoning regulations per ZR Sec 11.2.1.E (Site Plan Submissions) due to

minimal site improvements and interior renovations to construct dwelling units on second

floor within the existing footprint.

3. 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.

4. 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, et al. No

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

to the Land Use Dept.

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

6. 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.

7. After work has commenced, any substantive 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, and Ledge Light Health District for required 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 at their

request for review & approval.

APPROVED WITH CONDITIONS

Howard Craig

RESULT:

MOVER:

Matthew Miello

SECONDER:

Wood, Whitescarver, Craig, Miello, Harwood, and Spaziani

AYE:

Ribe

EXCUSED:

NON-VOTING

Woody

Sustainable CT Ad Hoc Committee: Discussion

Director Burdick read the resolution into the record. The Commissioner briefly discussed

requirements of the committee and their goals.

Discussion of Reports - Center for Housing Opportunities, Beth Sabilia, Exec. Director:

Director Burdick stated that Beth Sibilia would be available to come on September 11th to

speak with the Commission on the reports.

Commissioner Woody stated that he felt that the reports were directly applicable to Ledyard

because it looked at New London County as a whole.

APPROVAL OF THE MINUTES OF PREVIOUS MEETINGS

PZC Regular Meeting Minutes of July 10, 2025

MOTION to approve the PZC Regular Meeting Minutes of July 10, 2025

APPROVED AND SO DECLARED

James Harwood

RESULT:

MOVER:

Howard Craig

SECONDER:

Wood, Whitescarver, Craig, Miello, Harwood, and Spaziani

AYE:

Ribe

EXCUSED:

NON-VOTING

Woody

PZC Special Meeting Minutes of July 31, 2025

MOTION to approve the PZC Special Meeting Minutes of July 31, 2025.

APPROVED AND SO DECLARED

Matthew Miello

RESULT:

MOVER:

James Harwood

SECONDER:

Wood, Whitescarver, Craig, Miello, Harwood, and Spaziani

AYE:

Ribe

EXCUSED:

NON-VOTING

Woody

XI.

CORRESPONDENCE

None.

XII. REPORTS

ZEO Staff Report of August 14, 2025

ZEO, Hannah Gienau, stated if the Commission has any questions they could email her or

call her office.

Planner Staff Report of August 14, 2025

No report.

XIII. ADJOURNMENT

Commissioner Craig moved the meeting be adjourned, seconded by Commissioner

Miello

VOT5E- :0 Approved and so declared, the meeting was adjourned 9:23 p.m.

Respectfully submitted,

__________________________________________

Secretary Beth Ribe

Planning & Zoning Commission

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

Town.