741 Colonel Ledyard Highway

Ledyard, Connecticut 06339

TOWN OF LEDYARD

Planning & Zoning Commission

Meeting Minutes - Final

Chairman

Wood

Marty

Regular Meeting

Thursday, December 11, 2025

6:00 PM

Council Chambers - Hybrid Format

**WORKING DRAFT**

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

Alternate Member Matthew Miello

Chairman Beth E. Ribe

Alternate Member James Harwood

Alternate Member Rhonda Spaziani

Alternate Member Nathaniel Woody

Town Council Liaison Greg Lockhart

Excused

In addition, the following were present:

Director of Land Use & Planning, Elizabeth Burdick

Zoning Enforcement Official, Hanah Gienau

Assistant to the Director of Land Use & Planning, Anna Wynn

Land Use Attorney, Robert Avena

IV.

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

AGENDA

Chairman Wood stated that he would like to move item A. of Section VII., Pre Applications

And/Or Workshops to VIII. New Business Item B. after the 939 Long Cove application.

MOTION to move item A. of Section VII Pre-Applications And/Or Workshops to VIII. New

Business Item B.

RESULT:

5-0 AGENDA AMENDED

MOVER: Woody

SECONDER: Ribe

AYES: 5 Wood, Ribe, Miello, Harwood, Woody

NON-VOTING: 1 Rhonda

CITIZENS PETITIONS (NON-AGENDA ITEMS ONLY)

Eric Treaster, 10 Huntington Way, Ledyard, attending via Zoom, spoke to the Commission

about conceptual development of data centers or small power plants in Ledyard. He stated

that the Commission should amend the regulations so that Ledyard would be a viable town

for this kind of development.

VI.

Consideration and possible vote on proposed settlement language. Pending Litigation City of

Groton v. Town of Ledyard Planning & Zoning Commission, Et Al – Docket No.

HHD-LND-CV-24-6194782-S.

This was Approved and so declared.

APPROVED AND SO DECLARED

Nathaniel Woody

RESULT:

MOVER:

Matthew Miello

SECONDER:

VII. PRE APPLICATION DISCUSSION AND/OR WORKSHOP

Item moved to new business.

VIII. PUBLIC HEARINGS/APPLICATIONS

None.

IX.

OLD BUSINESS

PZ#25-8SITE - 5A Lorenz Industrial Parkway, (Parcel ID: 138-1380-5A), Ledyard, CT, -

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

approval for new 2370sf building and associated site improvements (Submitted 11/525, Date

of Receipt 11/13/25, DRD 01/16/26).

Director Burdick summarized her staff report with the Commission previously marked as

#15.

MOTION to APPROVE Application PZ#25-8SITE - 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

October 2025” comply with all applicable sections of the Ledyard Zoning Regulations, with

the following conditions:

1 Access and utilities easements documents submitted on 11/12/25 shall be reviewed &

approved by 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

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

prior to 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 Town Engineer, Building

Department, Fire Marshal, WPCA, and 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 per ZR Sec. 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.

MOVER: Woody

SECONDER: Harwood

Discussion Followed:

Chairman Wood confirmed that the applicant is agreeable with the conditions as stated. Mr.

Simos concurred. Chairman Wood and the applicant briefly discussed the easement

agreement. Ms. Burdick stated that the easement agreement will be sent to the Town

Attorney upon approval of the application.

APPROVED WITH CONDITIONS

Nathaniel Woody

RESULT:

MOVER:

James Harwood

SECONDER:

Wood, Miello, Ribe, Harwood, and Woody

AYE:

Lockhart

Spaziani

EXCUSED:

NON-VOTING

NEW BUSINESS

PZ#25-9SUB - 939 Long Cove Rd (Map ID:107-1340-939), Gales Ferry - Applicant- Rob

Hohlfelder, R+N Holding Co, LLC - Agent, Peter Gardner, L.S. - Property Owners, John H.

Almy III & Marcy Z. Almy for approval of 3-Lot Subdivision & Remaining Land Parcel.

Submitted 11/25/25, Date of Receipt 12/11/25, DRD 2/14/26)

Director Burdick stated she has provided her staff report in their packets. She reminded the

Commission that although they are receiving the application at this meeting, they saw it as a

pre-application at the Planning & Zoning Regular Meeting of August 14, 2025.

Attorney Bill Sweeny of TCORS Attorneys introduced himself and gave an overview of the

application. He reviewed the submitted plans previously marked as file document #7. He

spoke to the physical conditions of the lot and stated that the topography of the land has

made it easier to develop the land in two phases. Commission Harwood and Attorney

Sweeny discussed the second access strip being connected to Hyde Park Drive. He described

details of the access strip. Commissioner Miello asked how long the driveway is, Attorney

Sweeny stated approximately 300 feet. He additionally stated that the proposed onsite well

and septic have already received Ledge Light Health District approval. Commissioner

Harwood and Attorney Sweeny clarified the usage of the access strip by the surrounding

neighbors. They discussed the easement.

Ms. Burdick summarized her staff report for the Commission. Commissioner Miello and

Attorney Sweeny discussed turn around requirements for driveways over 300ft. They

discussed several amendments to the suggested staff motion.

MOTION to APPROVE PZ#25-9SUB - 939 Long Cove Rd (Map ID:107-1340-939),

Gales Ferry - Applicant- Rob Hohlfelder, R+N Holding Co, LLC - Agent, Peter Gardner,

L.S. - Property Owners, John H. Almy III & Marcy Z. Almy for approval of 3-Lot

Subdivision & Remaining Land Parcel in that the application, supporting documents and a

plan set entitled “Plan Showi8ng Kineo Estates Subdivision prepared for Mt. Kineo Builders,

Property of John Hale Almy II and Marcy Zwerling Almy, 939 Long Cove Road, Ledyard,

CT, Prepared by Dieter & Gardner , Dated September 2025, Revised to 11/12/25” comply

with the Ledyard Subdivision and Zoning Regulations with the following conditions:

1. Final Plan shall be revised as follows:

a. Add note to plan “Undeveloped “remaining land” (proposed 975 Long Cove Road) will be

subject to a future resubdivision application at which time Open Space will be provided for

the entire 48.55-acres subject to this subdivision plan. Total to be dedicated shall be 10% or

a minimum of 4.855-acres. As a condition of approval, in the event that said resubdivision

application is not approved one (1) year of approval of this subdivision plan, the owner of

the remaining land shall be required to make said minimum dedication of Open Space at that

time. The open space area of at least 4.855 acers shall be shown on the plan the exact

location and dimensions as approved by staff.

b. Add note “A permit for regulated activities and a favorable report regarding the

subdivision (IWWC#25-22SUB) was approved by the Inland Wetlands and Watercourses

Commission at its regular meeting on 11/18/25. Permit expiration date: 11/18/2030.”

c. Add note “There are no public improvements proposed for this subdivision. Permits for

driveways for individual lot development are required for new homes.”

d. Add note “The site is not located in a Coastal Area Management Zone, Flood Hazard

Zone or Public Water Supply Watershed.”

e. Add FEMA information - flood zone, panel no., etc.

f. Add note “Per SR Sec. 4.6, Energy Efficiency, Energy Conservation and Use of Solar

Energy was considered in designing this conceptual subdivision and this section will be

considered for individual lot development.”

g. Revise zoning compliance table to show existing and proposed lot sizes including lot

frontages.

h. Revise zoning compliance table to show buildable area (75% contiguous buildable area

based on actual lot sized proposed) for all 3 lots per Zoning Regulations Section 4.

i. Revise final plan top show sightlines for new driveways per the Ledyard Road Ordinances.

(Note: The Town Engineer has determined the sightlines are adequate, however, they need

to be shown on the final plan.)

j. Revise plan to show Approval Blocks per SR Sec. 8.4.3.A. a-d.

k. Driveway for 933 Long Cove Road shall have turn out in accordance with section ZR

Section 7.4.b.8

2. Prior to the endorsement of the final plan, the Applicant shall meet all of the requirements

of LLHD as written in its report dated 12/5/25 (FD#9).

3. Any easement documents for proposed Lot #963 Long Cove Road as shown on the plan

shall be submitted for review and approval by the Director of Land Use & Planning and the

Town Attorney.

4. Boundary Monumentations and Lot Markers per SR Sec. 5.4 shall be installed and L.S.

shall submit a letter certifying same prior to the endorsement of any approved Subdivision

mylars.

5. Digital Submissions of the Final Subdivision Plan shall be submitted in accordance with

SR Sec. 3.15 (Digital Map Submissions).

6. Final plan shall be recorded on the Land Records in accordance with SR Section 3.9 (Final

Filing).

APPROVED WITH CONDITIONS

Beth E. Ribe

RESULT:

MOVER:

Matthew Miello

SECONDER:

Wood, Miello, Ribe, Harwood, and Woody

AYE:

Lockhart

Spaziani

EXCUSED:

NON-VOTING

Tyche Planning & Policy Group. Discussion of future revisions to Section 9.4 (Parking

Requirements and Design Standards) of the Ledyard Zoning Regulations.

John Guszkowski of Tyche Planning & Policy Group, 215 East Main Street, Suite 1, Vernon,

CT, introduced himself. He briefly described the matter for which their company had been

retained to assist the Commission. He briefly reviewed Section 9 of the Ledyard Zoning

Regulation. He stated that currently there are no regulations for parking related to

multifamily housing. He briefly discussed his memo with the Commission. He discussed

Housing Bill 8002 with the Commission in relationship to what it states about parking. The

Commission, Mr. Gucawski and Ms. Burdick discussed how to incorporate guest parking

rations into the proposed 1.5 parking spaces per bedrooms.

The Commission discussed the best way to approach rewriting the parking regulations. They

discussed on street parking. Vice Chairman Woody suggested that they utilize

subcommittees to work on this project.

MOTION to refer the proposed parking regulation change to a subcommittee of the Planning

and Zoning Commission to a meeting in the week of January 12th, 2026 to be composed of

Commissioner Harwood, Vice Chairman Nate Woody and Alternate Member Rhonda

Spaziani at a time to be determined by the subcommittee.

APPROVED AND SO DECLARED

Nathaniel Woody

RESULT:

MOVER:

Matthew Miello

SECONDER:

Wood, Miello, Ribe, Harwood, and Woody

Lockhart

AYE:

EXCUSED:

Spaziani

NON-VOTING

Discussion of proposed revisions to Section 12.1 (Coastal Area Management and Flood

Protection - Coastal Area Management) of the Ledyard Zoning Regulations.

Director Burdick stated that in October 2025 DEEP changed their regulations. ZEO Hannah

Gienau read her report for the Commission.

DISCUSSED

RESULT:

Discussion of House Bill 8002

Director Burdick stated that she had seminars sent to the Commission to get more informed

on what the Bill includes. She stated that staff will put together documents to help

understand the requirements laid out by the bill. They discussed some details of the Bill.

DISCUSSED

RESULT:

XI.

APPROVAL OF THE MINUTES OF PREVIOUS MEETINGS

PZC Regular Meeting Minutes of October 9, 2025

MOTION to approve the PZC Regular Meeting Minutes of October 9, 2025

APPROVED AND SO DECLARED

Nathaniel Woody

RESULT:

MOVER:

James Harwood

SECONDER:

Wood, Miello, Ribe, Harwood, and Woody

AYE:

Lockhart

Spaziani

EXCUSED:

NON-VOTING

PZC Regular Meeting Minutes of November 13, 2025

Staff asked that the Commission table this item to their next regular meeting to allow for

review by town staff.

TABLED

RESULT:

XII. CORRESPONDENCE

Ms. Burdick stated that two letters were submitted to Town Council on December 10, 2025

from Mr. Eric Treaster and Dave Shroeder with requests to separate the Planning & Zoning

Commission into two separate Commissions.

Eric Treaster letter submitted to Town Council Meeting of December 10, 2025

Dave Shroeder letter submitted to the Town Council Meeting of December 10, 2025

XIII. REPORTS

ZEO Staff Report of December 11, 2025

Ms. Burdick stated that Hannah had distributed her staff report for the Commission and if

they had any questions they can call or email her at any time.