741 Colonel Ledyard Highway

Ledyard, Connecticut 06339

TOWN OF LEDYARD

Planning & Zoning Commission

Meeting Minutes - Final

Chairman

Wood

Marty

Regular Meeting

Thursday, June 12, 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

Chairperson Marcelle Wood

Present

Commissioner Beth E. Ribe

Alternate Member James Harwood

Alternate Member Rhonda Spaziani

Alternate Member Nathaniel Woody

Town Council Liaison Howard Craig

Alternate Member Matthew Miello

Absent

In addition, the following were present:

Director of Land Use & Planning, Elizabeth Burdick

Land Use Assistant, Anna Wynn

Chairman Wood seated alternate member Nate Woody and alternate member Rhonda Spaziani

for Commissioner Miello and Secretary Craig.

IV.

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

AGENDA

Director Burdick stated that she would like the commission to consider adding an agenda item

IX. New Business, item B. “Election of officers to fill vacancies”. The Commission agreed.

MOTION to add new item to the agenda under New Busibess, item B. Election of Officers to

vacancies

A motion was made by Chairperson Wood, seconded by Alternate Member Harwood, that

this be Approved and so declared. The motion carried by the following vote:

APPROVED AND SO DECLARED

Marcelle Wood

RESULT:

MOVER:

James Harwood

SECONDER:

AYE:

Wood, Ribe, Harwood, Spaziani, and Woody

Craig, and Miello

ABSENT:

CITIZENS PETITIONS (NON-AGENDA ITEMS ONLY)

None.

VI.

PRE APPLICATION DISCUSSION AND/OR WORKSHOP

None.

VII. PUBLIC HEARINGS/APPLICATIONS

Public Hearing: 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 ext. granted.)

Staff and the Commission briefly discussed the timeline of the public hearing process.

Eric Treaster, 10 Huntington Way, Ledyard, applicant of PZ#25-2ZRA introduced his

application to the Commission. He read from his narrative transcript describing the overview

of his application.

Eric Treaster handed out documents to the Commission. Director Burdick stated that the

document would be marked as exhibit #23. Eric Treaster continued his presentation to the

Commission.

Commissioner Woody asked Eric Treaster how his application lines up with the key goals in

Chapter 6 of the Ledyard POCD. They discussed how the goals of the POCD in terms of as

of right applications. Commissioner Woody asked if Mr. Treaster had submitted any data to

support his claim that the triton square apartment complex located in Groton CT has affected

property values. Mr. Treaster said not yet. Mr. Treaster handed out copies of his presentation

script to the Commission. Director Burdick stated that it would be marked as exhibit #24 for

the record.

Commissioner Woody and Eric Treaster discussed the height requirements proposed in the

application. The Commissioner and the applicant discussed the intersection of parking and

zoning regulations. Commissioner Woody and the applicant discussed zoning regulations

regarding studio apartments. Commissioner Woody and Eric Treaster discussed the proposed

regulations on sewage disposal systems. They briefly discussed Mr. Treaster’s proposal to

reorder sections of the regulations on multifamily housing. They briefly discussed parking.

Commissioner Harwood and Mr. Treaster briefly discussed the proposed housing footprint

suggested in the application. Commissioner Ribe and Mr. Treaster discussed the application

process for Special Use Permits and Site Plan Approvals. Commissioner Ribe stated several

concerns with the proposed regulation amendments. They briefly discussed the sewage in the

proposed regulations.

Director Burdick commented that during the complete rewrite of the Ledyard Zoning

Regulations in 2022, Mr. Treaster has proposed similar zoning amendments to the

Commission that were not accepted. Chairman Wood asked if Mr. Treaster intended to

propose these regulations amendments as an expert.

Chairman Wood opened the hearing up to public comment.

Mobby Larson, 53 Harvard Terrace, Gales Ferry, introduced herself and gave her public

comment statement to the Commission in support of the application. She gave a copy of her

transcript to staff and it was marked as exhibit #25.

Mike Cherry, 5 Whippoorwill Drive, Gales Ferry, gave his public comment statement to the

Commission. He spoke to the Commission about the history of the Ledyard Zoning

Regulations. He spoke to by right applications in zoning districts that were created by the

Commission. Mr. Cherry encouraged the Commission to take a comprehensive review of the

Ledyard POCD.

Joanne Kelly, 12 Thamesview Pentway, Gales Ferry, made her public comment statement in

support of the application. She spoke to her experience being a realtor. She and

Commissioner Woody discussed impacts of school aged children on the town.

Attorney Brian Smith of Robinson & Cole 1 State Street, Hartford, CT, representative of

C.R. Klewin, LLC, read his public comment statement into the record which had been

marked as exhibit #20-2 and 22-2. He spoke to caselaw regarding over regulation.

Commissioner Woody and Attorney Smith discussed zoning regulations on sewer systems.

Bronson Dodge, 52 Harvard Terrace, Gales Ferry, made his public comment statement in

favor of the application. He spoke to his experience being a landlord of multifamily housing.

Dave Shroeder, 290 Whalehead Road, Gales Ferry, made a public comment statement in

support of the application.

Ed Murray, 26 Devonshire Road, Gales Ferry, attending via zoom, made a public comment

statement in favor of the application.

MOTION to continue the public hearing on application PZ#25-2ZRA to the PZC Special

Meeting of June 26, 2025

CONTINUE

Marcelle Wood

Beth E. Ribe

RESULT:

MOVER:

SECONDER:

Wood, Ribe, Harwood, Spaziani, and Woody

Craig, and Miello

AYE:

ABSENT:

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 ext. granted.)

TABLED

RESULT:

VIII. OLD BUSINESS

None.

IX.

NEW 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, DRD)

Director Burdick stated that this application has been submitted to the wetlands level and has

been determined to be non-significant impact. She stated that the Planning Commission

cannot take any action on this application until the wetlands makes a determination.

Sarah Lufler, Executive Director of Habitat for Humanity, and Nancy Leveque of Benesch

Engineering, introduced themselves and introduced their application. Ms. Lufler spoke to the

ongoing housing crisis in Connecticut and described the work of habitat for humanity to the

Commission.

Nancy Leveque of Benesch, reviewed the site plan of the application with the Commission.

The Commission and Ms. Leveque discussed several features of the plan including

maintenance of the grounds and walking paths.

MOTION to table application PZ#25-4SITE to July 10 2025 Regular Meeting

TABLED

RESULT:

Beth E. Ribe

Nathaniel Woody

MOVER:

SECONDER:

Wood, Ribe, Harwood, Spaziani, and Woody

Craig, and Miello

AYE:

ABSENT:

Election of Officers to fill vacancies

Director Burdick stated that due to the resignation of Vice Chairman Paul Whitescarver at

the end of last year, the Planning & Zoning Commission needs to elect a new Vice Chairman

to fill the vacancies. The Commission briefly discussed the vacancies.

MOTION to elect Commissioner Craig as Vice Chairman of the Planning & Zoning

Commission

APPROVED AND SO DECLARED

Marcelle Wood

RESULT:

MOVER:

Beth E. Ribe

SECONDER:

Wood, Ribe, Harwood, Spaziani, and Woody

Craig, and Miello

AYE:

ABSENT:

MOTION to elect Commissioner Ribe as Secretary of the Planning & Zoning Commission

A motion was made by Alternate Member Harwood, seconded by Alternate Member Woody,

that this be Approved and so declared. The motion carried by the following vote:

APPROVED AND SO DECLARED

James Harwood

RESULT:

MOVER:

Nathaniel Woody

SECONDER:

Wood, Ribe, Harwood, Spaziani, and Woody

Craig, and Miello

AYE:

ABSENT:

APPROVAL OF THE MINUTES OF PREVIOUS MEETINGS

PZC Regular Meeting Minutes of May 8, 2025

MOTION to approve the PZC Regular Meeting Minutes of May 8, 2025

APPROVED AND SO DECLARED

Nathaniel Woody

RESULT:

MOVER:

Beth E. Ribe

SECONDER:

Wood, Ribe, Harwood, Spaziani, and Woody

Craig, and Miello

AYE:

ABSENT:

XI.

CORRESPONDENCE

None.

XII. REPORTS

ZEO Staff Report of June 12, 2025

Not present. Staff report in packet for the Commission.

Planner’s Report of June 12, 2025

Director Burdick commented on the lack of attendance for application PZ#25-4SITE. She

spoke about encumbering funds for POCD updates. She stated that she will ask the finance

committee to utilize capital funds for the POCD. She would appreciate all support from the

Commission to make that transfer.

XIII. ADJOURNMENT

Commissioner Woody moved the meeting be adjourned, seconded by Commissioner

Harwood

VOT5E- :0 Approved and so declared, the meeting was adjourned 9:03 p.m.