741 Colonel Ledyard Highway

Ledyard, Connecticut 06339

TOWN OF LEDYARD

Planning & Zoning Commission

Meeting Minutes - Final

Chairman

Tony Capon

Special Meeting

Thursday, September 26, 2024

6:00 PM

Ledyard Middle School - 1860 CT-12,

Gales Ferry, CT 06335 - Hybrid

Format

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II.

III.

PLEDGE OF ALLEGIANCE

ROLL CALL AND APPOINTMENT OF ALTERNATES

Commissioner Marcelle Wood

Chairman Tony Capon

Present

Commissioner Howard Craig

Commissioner Jessica Cobb

Alternate Member Matthew Miello

Alternate Member Beth E. Ribe

Vice Chair Paul Whitescarver

Excused

In addition, the following were present:

Director of Land Use & Planning, Elizabeth Burdick

Zoning Enforcement Official, Hannah Gienau

Land Use Assistant, Anna Wynn

IV.

PUBLIC HEARINGS/APPLICATIONS

Public Hearing: 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 a Special

Use Permit (SUP) and Coastal Area Management Review to modify an existing SUP/Coastal

Site Plan for Mixed-Use (Commerical/Industrial) Development for addition of Excavation

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

close by 10-16-24, DRD 65-days from close PH).

Chairman Capon reopened the public hearing.

Attorney Harry Heller of Heller, Heller & McCoy, 736 Rte. 32, Uncasville, CT, representing

Gales Ferry Intermodal, LLC introduced the structure of the presentation as well as the

various presenters. He discussed the CT Plan of Conversation and gave documents to

Director Burdick. Director Burdick marked them as exhibit #85.

Attorney Heller referenced the resubmission of the revised civil plan set to the Ledyard Land

Use Department which have been marked as exhibits #91, #91-1, #91-2, #91-3, #91-4.

David George of Heritage Consultants, Cultural Resources Coordinator, gave his

presentation and spoke about the process of his site investigation and his findings. He spoke

about the ongoing communication between his department and the applicant to preserve

historic artifacts and land.

Commissioner Cobb asked if the Archeological team had found any Native American

artifacts on site. David George mentioned two minor findings that they believe could be

related to Native American Heritage.

Commission Cobb asked if anyone had reached out to the Mashantucket Pequot Tribal

Nation regarding historical significance of the site. David George stated that a staff

archeologist had reached out to the Tribal Historic Preservation Officer who did not express

concern over the project.

Attorney Wilson Caroll of Cohen & Wolf, 11 Broad Street, Bridgeport, CT, clarified what

actions the applicant has taken to preserve the historical archelogy of the property.

Attorney Harry Heller of Heller, Heller & McCoy, 736 Rte. 32, Uncasville, CT, commented

that the applicant has drafted and circulated to both Archeological Preservation and the CT

State Historic Preservation Office donation agreements for archeological and historical

preservation.

George Andrews, Principal Engineer of Loureiro Engineering Associates, representing Gales

Ferry Intermodal, introduced his presentation. He spoke about the process of proposed site

operations and site preparation, soil erosion and sediment controls and grading and

stormwater management.

Commissioner Wood and George Andrews of Loureiro Engineering discussed relocation of

topsoil from the site. They discussed the frequency of topsoil transportation from the site by

roadway. They discussed where trucks used to transport topsoil will be parked during the

project. They discussed what size and kinds of trucks will be used to transport topsoil. They

discussed source of power for the conveyor during the project. They discussed the

stabilization plan of the project as well as features of the final surficial finish. They discussed

the bench heights of the rock cuts.

Commissioner Cobb and George Andrews discussed the methods and numbers used to

model the peak flow events. They discussed the use of calcium chloride during the project

for dust control They discussed the water source for the project and potential impacts on the

town.

Chairman Capon commented that there have not been any water restrictions during his time

on the Ledyard Water Pollution Control Authority.

Commissioner Miello and George Andrews discussed how the final benching is completed.

They clarified technicalities of transportation of topsoil. Commissioner Miello and George

Andrews clarified who will be responsible for ensuring compliance with the mitigations that

are put in place during the project. They discussed bonding between Gales Ferry Intermodal

and the Town of Ledyard.

Commissioner Ribe and Attorney Heller clarified that American Styrenics will not be

moving from the property during operations.

Commissioner Ribe and George Andrews clarified that timeline of the operation is over the

course of 7 years give or take depending on the operator. They clarified monitoring and

reporting procedures for the 25 cents per cubic yard back to the Town of Ledyard.

Attorney Wilson Caroll of Cohen and Wolf and George Andrews discussed the amount of

water used per day during the operations. They discussed who makes determinations on

whether the conveyor systems need to be misted to mitigate dust emissions.

Attorney Heller introduced the next speaker of the presentation. He discussed blasting in

regard to the Ledyard Zoning Regulations

Tim Harmon of Maine Drilling and Blasting, representing Gales Ferry Intermodal, LLC,

introduced himself and his expertise. He discussed technicalities of blasting in relationship to

the application.

Commissioner Wood and Tim Harmon discussed calculations of blasting vibrations. They

discussed how often and how many pounds of blast will be used during the operations. They

discussed blasting detonation.

Commissioner Cobb and Tim Harmon discussed measurements of sound and vibrations per

blast. They discussed how the blasting team will ensure they are within the site boundaries

and how errors in over blasting will be avoided.

Commissioner Miello and Tim Harmon discussed pre blasting surveys related to the project.

They discussed generated decibels of noise per blast.

Commissioner Ribe and Tim Harmon discussed what weather conditions are permissible for

blasting.

Chairman Capon and Tim Harmon referenced where the closest dwelling to the blasting at

Baldwin Hill is located. They discussed the proximity of Chapman Lane to the proposed

blasting on site.

Attorney Wilson Carroll and Tim Harmon discussed the process of pre blast surveys. They

discussed which company will be responsible for conducting the pre blast surveys and how

the records for the surveys will be stored. They discussed privacy policies regarding personal

information obtained from the pre blast surveys. They discussed how filed complaints from

residents would be handled. They discussed impacts on traffic and what time of day blasting

on site would occur.

Commissioner Miello and Tim Harmon discussed potential impact of blasting over the

course of years.

Scott Hesketh, P.E., of F.A. Hesketh & Associates, Inc, introduced himself and his expertise.

He gave his presentation on the technicalities of his traffic study in relationship to the

application.

Commissioner Miello and Scott Heskth discussed what traffic data was used for the model.

Chairman Capon and Attorney Heller discussed if truck traffic from the site will be mainly

going North or South bound on Route 12.

Commissioner Miello and Attorney Heller discussed hours of operation for the trucks

coming and going from the site.

Steven MacCormack of MacCormack Appraisal Services, CT Certified General Real Estate

Appraiser, introduced himself and his expertise. He presented the methods and findings of

his report.

Commissioner Cobb and Steven MacCormack clarified what variables were used in his

analysis.

Commissioner Miello and Steven MacCormack discussed how condition of homes is

assessed.

Attorney Wilson Carroll and Steven MacCormack discussed technicalities of his report.

Suzanne Pisano, PE, of Verdantas LLC introduced herself and her expertise. She made her

presentation about the purpose of Air Emissions Modeling, the methods of her model for the

Gales Ferry Intermodal Site, and the results of her air emissions model.

Commissioner Wood and Suzanne Pisano clarified the numbers used in the model are

conservative and are representative of the worst-case scenario. They discussed specific

technicalities and the calculations of the air emissions model.

Commissioner Cobb and Suzanne Pisano clarified information regarding the Scenario 1

Results. They clarified information on the Prevailing Wind Conditions slide.

Commissioner Miello and Suzanne Pisano clarified information regarding Scenario 2

Results.

Attorney Wilson Carroll and Suzzane Pisano discussed the method of the creating air

emissions model for the application. They discussed legal standards for air emissions.

Attorney Heller addressed the monitoring process of the application.

Chairman Capon stated that without objection the public hearing on PZ#24-8SUP-9CAM is

continued to the October 10, 2024 Special Meeting at 6:00pm at the Ledyard Middle School

Auditorium and on Zoom.

CONTINUE

RESULT:

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 opened

9-12-24, PH Cont. to 9/26/24, PH must close by 10-16-24, DRD 65-days from close PH).

NO ACTION

RESULT:

ADJOURNMENT

Chairman Capon stated that without objection the meeting is adjourned at 10:17pm