741 Colonel Ledyard Highway

Ledyard, Connecticut 06339

TOWN OF LEDYARD

Planning & Zoning Commission

Meeting Minutes - Final

Chairman

Wood

Marty

Regular Meeting

Thursday, January 9, 2025

REMOTE MEETING INFORMATION

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6:00 PM

Council Chambers - Hybrid Format

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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

Vice Chair Paul Whitescarver

Secretary Howard Craig

Alternate Member Matthew Miello

Commissioner Beth E. Ribe

Alternate Member James Harwood

ALTERNAT

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 for the record that there would be no discussion of application

PZ#24-8SUP & PZ#24-9CAM during the meeting as it has already been tabled to a Special

Meeting on January 23, 2025, at 6:00pm.

IV.

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

AGENDA

None.

CITIZENS PETITIONS (NON-AGENDA ITEMS ONLY)

Eric Treaster, 10 Huntington Way, Ledyard, asked what the Commission’s intent was on

revisiting the subject of multifamily housing regulation.

Chairman Wood responded that the Commission will consider revisiting the subject of

multifamily housing after the completion of application PZ#24-8SUP & PZ#24-9CAM.

Kevin Blacker, 11 Church Street, Noank, CT, asked the Commission to consider unintended

impacts of the sewer expansion on nearby brooks. He spoke about the connection of brook

and public drinking water and mentioned that Aquarion has received many requests from

residents to remove themselves from public water supplies.

VI.

PRE APPLICATION DISCUSSION AND/OR WORKSHOP

None.

VII. PUBLIC HEARINGS/APPLICATIONS

None.

VIII. OLD BUSINESS

PZ#24-10SITE & PZ#24-11CAM - 109 Military Highway (Parcel ID: 106-1590-109),

Gales Ferry, CT - Applicant: Frank C. Borawski, P.E. - Owners: James & Sandra Onorato

for Site Plan & Coastal Site Plan Approval for Bank Stabilization Project on Mill

Cove(Submitted 8/19/24, Date of Receipt 09/12/24, Orig. DRD 11/15/24, Tabled to 12/12/24

w Ext. Granted, Rqst to table to 1/9/25 w Ext. Granted, DRD 1/9/25).

Director Burdick reviewed the history of the application since it was submitted to the Land

Use Department. She stated that due to ongoing discussion and lack of agreement between

the applicant and DEEP, the application has run out of time and has been withdrawn. She

asked the Commission to waive the resubmission fee for the applicant when or if they reach

agreement regarding the bank stabilization plan.

Chairman Wood made a MOTIION to waive the resubmission fee for application

PZ#24-10SITE & PZ#24-11CAM which was moved by Vice Chair Paul Whitescarver and

seconded by Commissioner Ribe.

Discussion: The Commission concluded that because the applicant withdrew the application,

and no money has been spent on legal notices it would be possible to waive the fee.

APPROVED AND SO DECLARED

Beth E. Ribe

RESULT:

MOVER:

Paul Whitescarver

SECONDER:

Wood, Whitescarver, Craig, Miello, and Ribe

AYE:

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 (Submitted 10/29/24, Date of

Receipt 11/14/24, Tabled to 12/12/24, Request to Table to 1/9/25, DRD 01/17/24)

Director Burdick stated she has a second memorandum for the record this evening regarding

application PZ#24-12SITE that she will review with the Commission after the presentation.

Peter Gardner of Dieter & Gardner, applicant representing A & R Associates, presented the

application to the Commission. He stated that the application is almost identical to what was

proposed on the subdivision plan. He stated that the intent of the Owner intends to construct

and sell trailers from the property location. He reviewed several requirements the application

has already met.

Director Burdick commented that copies of the map have been included in the

Commissioners’ folders. Mr. Gardner reviewed and explained several details included on the

plan. He stated that if the Commission has any questions he’d like to try and answer them.

Director Burdick asked Mr. Gardner to clarify the meaning of two units regarding the plan.

He explained that the two units include one office space and one bay area.

Director Burdick stated that the application has already been reviewed and approved by the

IWWC on January 7, 2025. She stated that the application has already been reviewed by

appropriate town staff and Ledge Light Health District. She additionally stated that Groton

Public Utilities has submitted documentation stating they will provide public water to the

property. She stated that the applicant will need to post a bond for $3,500 dollars. She stated

that all this information is included in her second memo. She stated that she advised the

Commission to approve the application with conditions.

Director Burdick reviewed the conditions of approval with the Commission that are included

in her staff memo marked as file document #21.

Chairman Wood asked if the trailer storage area would be holding completed products. Mr.

Garder responded yes. Chairman Wood asked for clarification on customer traffic and where

sales would be conducted. Mr. Gardner responded that sales would rarely be conducted on

site and that most of the sales would be made online, decreasing potential traffic flow in and

out of the property.

Director Burdick commented that parking spaces have been provided in accordance with the

Ledyard Zoning Regulations.

Commissioner Ribe asked what the proposed sign would look like. Mr. Gardner said that the

location of the sign is provided on the site plan but that a separate company will be

responsible for designing and installing the sign at a later time.

Chairman Wood asked if the owner will be refurbishing or doing any work on existing

trailers. Mr. Gardner said no and clarified that all products from this business will be

regarding new trailers.

Director Burdick commented that the reason the application states “motor vehicles sales” as

one of the uses is because State Regulations consider trailers to be motor vehicles.

Commissioner Miello asked if the owner is manufacturing their own trailers or selling

someone else’s product. Mr. Gardner responded that the company will manufacture them at a

different location but store them at the 5A Lorenz property.

Peter Gardner commented regarding one of the conditions of approval stated that he does not

agree that site plans should be filed in the clerk’s office as they are not legal documents. He

asked that the Commission review this regulation requirement and consider changing or

getting rid of it.

Vice Chairman Paul Whitescarver made a MOTION to APPROVE Application

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 2400+/-sf commercial building and associated site improvements in that the

application, supporting documents and a plan entitled “Plan Showing Proposed Building on

Property of A & R Associates, Inc., 5a Lorenz Industrial Parkway, Ledyard, CT Prepared by

Dieter & Gardner, Dated October 2024, Revised to January 2, 2025” comply with all

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

1. Access and utilities easements documents shall be submitted for review & approval of

the Town Attorney and shall be filed on the Land Records in the Office of the Town Clerk

with the Final site Plan. No zoning permit to start work shall be issued until filed. Proof of

said filing shall be submitted to the Land Use Dept.

2. 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.

3. 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.

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

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

bond

shall be posted in the amount of $3,500 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.

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

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

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

permanently stabilized with vegetative or other cover.

8. 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.

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

Marshal, WPCA, Ledge Light Health District for required permitting and inspections.

10. 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.

11. 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.

This motion was moved by Commissioner Craig and seconded by Commissioner Ribe.

Discussion: The Commission had no further discussion.

APPROVED WITH CONDITIONS

Howard Craig

RESULT:

MOVER:

Beth E. Ribe

SECONDER:

Wood, Whitescarver, Craig, Miello, and Ribe

AYE:

Discussion & Decision: PZ#24-8SUP & PZ#24-9CAM - 1737 and 1761 Connecticut

Route 12 (Parcel IDs: 76-2120-1737 & 61-2120-1761), Gales Ferry, CT - Agent, Harry

Heller, Esq., Heller, Heller & McCoy - Applicant/Owner, Gales Ferry Intermodal, LLC for

Special Use Permit/Site Plan Approval and Coastal Site Plan Review to modify an existing

mixed-use (commercial/industrial) development for the addition of an Excavation Operation,

Major. (Submitted 07/9/24, Date of Receipt 7/11/24, PH must open by 9/13/24, PH set for 9-12-24, PH must

close by 10-16-24, PH Cont. to 9/26/24, PH Cont. to 10/10/24, PH Cont. to 10/24/24, PH Cont. to 11/14/24,

PH Cont. to 11/21/24, PH Cont. 12/5/24, PH Cont. to 12/12/24, PH Cont. to 12/19/24, 65 Day Ext. Granted,

PH must close by 12/20/24, DRD 65-days from close PH).

The Commission and staff briefly discussed the location of the next several meetings for the

application and discussed the cost burden of holding them at the Ledyard Middle School.

The Commission concluded that they would hold the PZC Special Meeting of January 23,

2025 at the Ledyard Middle School Auditorium as they had previously agreed to, and if there

is a low attendance they will hold the rest of the meetings at the Town Hall Annex to reduce

cost.

Chairman Wood restated for the record that this application was already tabled until January

23, 2025 so no further action is needed.

IX.

NEW BUSINESS

Application PZ#21-10RESUB Fire Side Farm 4-Lot Resubdivision, 34 Village Drive,

Owner: Anthony Silvestri & Reuven Drive, Ledyard, CT, Owners: Mario Luis Mendez &

Susan Ponta; Applicant: James Bernardo, Land Surveying, LLC, Zone R-40, 12.42 Acres for

request for referral to Town Council to accept completed Extension of Village Drive as a

Town Road.

Director Burdick briefly reviewed the history of the application and subdivision. She read

into the record relevant Town Ordnances. She reviewed the multiple documents the

Commission

received. She stated that she advises the Commission to accept the and approve the referral

as a town road.

Chairman Wood made a MOTION to forward a favorable referral in accordance with Town

Ordinance #300-25, Part II, Section 3 & 4 and C.G.S. 8-24 to the Town Council to ACCEPT

Village Drive, including its infrastructure, that was approved as part of Application PZ#21-

10RESUB, Fire Side Farm 4-Lot Resubdivision, 34 Village Drive, Ledyard, CT on

December 9, 2021, along with the written recommendation of the Director of Public Works,

dated December 19, 2024 and all supporting documentation as required by Town Ordinance

#300-025, Part II, Sections 3 & 4, including warranty deeds with the following conditions:

1.The warranty deeds shall be reviewed and approved by the Director of Public Works an/dor

Town Attorney prior to acceptance; and

2.The Applicant shall submit.PE. and utilities Cliification per Section 3.A(1), (2) & (3) prior

to acceptance

This motion was moved by Vice Chair Paul Whitescarver and seconded by Commissioner Cra

Discussion: The Commission had no further discussion.

APPROVED AND SO DECLARED

RESULT:

Paul Whitescarver

Howard Craig

MOVER:

SECONDER:

Wood, Whitescarver, Craig, Miello, and Ribe

AYE:

Application PZ#22-8SUB - 24-Lot Open Space Subdivision, 79 Vinegar Hill Road -

Owner/Applicant, Mr. G. 1., LLC - Current Owner, Mt. Kineo Builders for request for

referral to Town Council to accept completed Marty’s Way as a Town Road.

Director Burdick reviewed the plans with the Commission.

Chairman Wood made a MOTION to forward a favorable referral in accordance with Town

Ordinance #300-25, Part II, Section 3 & 4 and C.G.S. 8-24 to the Town Council to ACCEPT

Marty’s Ways, including its infrastructure, that was approved as part of Application

PZ#22-8SUB, Eagle’s Landing 24-LOT Open Space Subdivision, 79 Vinegar Hill Road,

Ledyard, CT on August 11, 2022, along with the written recommendation of the Director of

Public Works dated December 19, 2024 and all supporting documentation as required by

Town Ordinance #300-025, Part II, Sections 3 & 4, including warranty deeds with the

following conditions:

1. The warrant deeds shall be reviewed and approved by the Director of Public Works and/or

Town Attorney prior to acceptance; and

2. The Applicant shall submit P.E. and Utilities Celiification per Section 3.A(1), (2) & (3)

prior to acceptance.

APPROVED AND SO DECLARED

Marcelle Wood

RESULT:

MOVER:

Matthew Miello

SECONDER:

Wood, Whitescarver, Craig, Miello, and Ribe

AYE:

APPROVAL OF THE MINUTES OF PREVIOUS MEETINGS

MOTION to approve PZC Special Meeting Minutes of October 10, 2024

Staff informed the Commission that due to software issues many of the draft minutes online

are incorrect but the hard copies that will be submitted to the Clerk’s Office as the official

record of the town are revised correctly.

Vice Chair Paul Whitescarver stated that he would abstain from voting on the minutes as he

was recused from application PZ#24-8SUP & PZ#24-9CAM.

Chairman Wood made a motion for each of the following sets of minutes.

APPROVED AND SO DECLARED

Howard Craig

RESULT:

MOVER:

Beth E. Ribe

SECONDER:

Wood, Craig, Miello, and Ribe

Whitescarver

AYE:

ABSTAIN:

MOTION to approve PZC Special Meeting Minutes of November 14, 2024

APPROVED AND SO DECLARED

Howard Craig

RESULT:

MOVER:

Matthew Miello

SECONDER:

Wood, Craig, Miello, and Ribe

Whitescarver

AYE:

ABSTAIN:

MOTION to approve PZC Special Meeting Minutes of November 21, 2024

APPROVED AND SO DECLARED

Howard Craig

RESULT:

MOVER:

Beth E. Ribe

SECONDER:

Wood, Craig, Miello, and Ribe

Whitescarver

AYE:

ABSTAIN:

APPROVED AND SO DECLARED

Howard Craig

RESULT:

MOVER:

Matthew Miello

SECONDER:

Wood, Craig, Miello, and Ribe

Whitescarver

AYE:

ABSTAIN:

MOTION to approve PZC Special Meeting Minutes of December 12, 2024

APPROVED AND SO DECLARED

Beth E. Ribe

RESULT:

MOVER:

Howard Craig

SECONDER:

Wood, Craig, Miello, and Ribe

Whitescarver

AYE:

ABSTAIN:

MOTION to approve PZC Special Meeting Minutes of December 19, 2024

APPROVED AND SO DECLARED

Beth E. Ribe

RESULT:

MOVER:

Matthew Miello

SECONDER:

Wood, Craig, Miello, and Ribe

Whitescarver

AYE:

ABSTAIN:

XI.

CORRESPONDENCE

None.

XII. REPORTS

Staff Reports

Director Burdick stated that she had spoken previously with Eric Treaster who would like the

Commission to revisit amending regulations related to multifamily housing.

Director Burdick stated that Habitat for Humanity had recently submitted an application for

IWWC review for the development and completion of 8, 9 & 11 Colby Drive. She gave a

brief She stated they are still in the process of completing their application and plan to

present in February. The Commission and Director Burdick clarified the location of the

proposed project in town.

Director Burdick stated at the Town Council’s last meeting Ms. Rhonda Spaziani from Gales

Ferry was appointed as an alternate member for the Planning & Zoning Commission. She

stated that she anticipates she will attend the upcoming Special Meeting on January 23rd.

The Commission asked staff to clarify with the Town attorney if the new member will

participate in the discussion and decision of PZ#24-8SUP & PZ#24-9CAM.

Zoning Enforcement Official, Hannah Gienau, briefly reviewed her staff report with the

Commission and stated there are very view changes from the last report.

The Commission asked that staff send the event details of the Twisted Sugar Ribbon Cutting

Ceremony, which is due to occur on February 14, 2025 at 3:00 p.m.

Vice Chair Paul Whitescarver asked for updates regarding Bark and Barley, Director Burdick

said she would follow up with the owners.

XIII. ADJOURNMENT

Commissioner Ribe moved the meeting be adjourned, seconded by Secretary Craig

VOTE: 5-0 Approved and so declared, the meeting was adjourned at 7:15 p.m.

Respectfully submitted,

__________________________________________

Howard Craig, Secretary

Planning & Zoning Commission

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

Town.