741 Colonel Ledyard Highway

Ledyard, Connecticut 06339

TOWN OF LEDYARD

Planning & Zoning Commission

Meeting Minutes - Final

Chairman

Wood

Marty

Regular Meeting

Thursday, July 10, 2025

6:00 PM

Council Chambers - Hybrid Format

CALL TO ORDER

Vice Chairman Craig 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

Town Council Liaison Howard Craig

Alternate Member Matthew Miello

Commissioner Beth E. Ribe

Present

Alternate Member James Harwood

Alternate Member Rhonda Spaziani

Alternate Member Nathaniel Woody

Chairperson Marcelle Wood

Excused

Vice Chairman Craig seated Alternate Member Nate Woody in Chairman Wood’s absence.

In addition, the following were present:

Director of Land Use & Planning, Elizabeth Burdick (via zoom)

Land Use Attorney, Robert Avena (via zoom)

Land Use Assistant, Anna Wynn

IV.

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

AGENDA

Land Use Director, Elizabeth Burdick, requested that for the sake of time that the agenda be

reordered to take VIII., Old Business, A. PZ#25-4SITE ahead of Public Hearings. The Comm

reordered the agenda.

CITIZENS PETITIONS (NON-AGENDA ITEMS ONLY)

Dave Shroeder, 290 Whalehead Road, Gales Ferry, spoke to CT Affordable Housing Law.

He specifically spoke about PZ#24-2RESUB and PZ#25-1SITE and how he felt they

circumvented local zoning laws. He spoke to work previously done by Bill Hass to create

building standards in various Ledyard districts. He asked that the Commission hold a public

workshop to establish various village districts.

Mike Cherry, 5 Whippoorwill Drive, Gales Ferry, stated that the Town Council is losing its

Chairman, Naomi Rodriguez, and asked that the Commission thank her for her good work

during her service. Commissioner Woody stated his condolences for losing Chairman

Rodriguez.

He additionally talked about water service changing in town and WPCA and SCWA and

where they will be able to provide access to various neighborhoods in town.

Joanne Kelley 12 Thamesview Pentway, Gales Ferry, followed up from previous comments

made before planning and zoning. She stated that the Board of Education is not responsible

for expansion of buildings etc, and they are only responsible for the budget process. She

made comments on how the town is responsible for accommodating inflow of students. She

commented that she is disappointed that town staff do not reach out more to the board of

education more when large housing developments are being proposed for comment. She

stated that the school district is at or near capacity for their buildings. She stated that she

would like to see more collaboration between town commissions and the board of ed for

these housing developments.

VI.

PRE APPLICATION DISCUSSION AND/OR WORKSHOP

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, DRD)

Vice Chairman Craig introduced the application for the Commission. Director Burdick read file

document #10 into the record explaining reasoning for tabling the application until August.

Representative of the applicant, Sarah Lufler, Executive Director of Habitat for Humanity, stated

that she concurs with Liz and that they are waiting on pending remarks from staff. Director

Burdick stated that the decision required date is August 16, 2025 and that no extension of time is

not needed to table the application.

MOTION to table application PZ#25-4SITE to the PZC Regular Meeting of August 14, 2025

TABLED

RESULT:

Howard Craig

James Harwood

MOVER:

SECONDER:

Craig, Miello, Ribe, Harwood, and Woody

AYE:

Wood

EXCUSED:

NON-VOTING

Spaziani

VIII. 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 27-day ext. granted., PH opened 6/12/25,

PH Cont. to 6/26/25. PH must close by 7/16/25, DRD 65 Days from close PH).

Vice Chairman Craig stated that he is recusing himself from this application due to missing

the last two meetings and not having had time to review the video recordings. He appointed

Commissioner Ribe as chair for the application. Commissioner Ribe appointed Alternate

Member Rhonda Spaziani in Vice Chairman Craig’s place.

Dave Shroeder, 290 Whalehead Road, Gales Ferry, stated that he will be reading an amended

statement already submitted for the record. His letter was marked as exhibit #44 for the

record.

Lee Ann Berry, president of the Gales Ferry District, read her letter into the record for the

commission previously marked as exhibit #42.

Mike Cherry, 5 Whippoorwill Drives, Gales Ferry, spoke to the nature of the Ledyard POCD

and its compliance or lack of compliance with the Ledyard Zoning Regulations. He spoke to

the history of the zoning districts in town as well as the reasoning village districts were

removed. He spoke to content contained in Chapter IV. of the POCD titled Housing. He

spoke to potential positive impacts of multifamily housing. He spoke to the history of by

right applications in town. He spoke to the requirements of open space and buildable area.

He stated that it is necessary to read the whole POCD comprehensively. He spoke to the

difference between special use permits and site plan reviews.

Mike Cherry stated that he agrees with Eric Treaster that his exhibit #40-2 should not be

considered an amendment and should only be considered a discussion item. He commented

on various aspects of the application he agreed with and does not agree with.

Angela Cassidy, 52 Hurlbutt Road, Gales Ferry, attending via zoom, stated that she concurs

with some statements made by Mr. Cherry. She made comments about the housing market in

availability of housing. She does not feel large multifamily housing will help the current

housing crisis.

Attorney Brian Smith of Robinson & Cole, One State Street, Hartford, CT, read his letter

previously marked as exhibit #43 into the record. Law Student Associate Nayeli Contreras,

summer intern with Robinson & Cole spoke to the information she gathered concerning fire

safety additionally included exhibit #43. Attorney Brian Smith continued to read his letter

into the record.

Atty Smith commented that the Commission has no jurisdiction to regulate water systems.

Commissioner Harwood and Attorney Brian Smith discussed how do you measure the height

of roofs.

Director Burdick stated that she has met all the notification requirements for text amendment

application. She additionally stated that when talking about height you need to look to the

definition in each district. She spoke to the height limitations listed in the Zoning

Regulations. She stated that she has a concern that if you lower the height from 35 feet that

you may not be able to approve even 3 story buildings. She stated that building height is a

little different when you’re looking at multifamily buildings. Staff and the Commission

discussed the various ways to measure building heights.

Mobby Larson, 53 Harvard Terrace, Gales Ferry, asked the Commission whose

responsibility it is it to regulate septic systems.

Director Burdick stated that all sewer treatment systems whether approved by DEEP or

LLDH fall under public health code. She stated that who approves it is based on the size of

the system.

Mobby Larson clarified that parking requirements are moderated by the Planning & Zoning

Commission. She stated some concerns about parking associated with multifamily housing.

She clarified that in the case of a large multifamily housing.

Mike Cherry, 5 Whippoorwill Drive, Gales Ferry, stated that Ms. Burdick was correct about

meeting all notice requirements. He made comments about previous roof height issues raised

during the construction of the Ledyard Middle School.

Attorney Avena of Suisman & Shaprio, 75 State Street, New London, CT, stated that he is

recommending that the Commission continue the hearing until August because the most

recent submission from Eric Treaster is an amendment to his application. He stated that this

means they were filed less than 10 days in advance of the meeting. He stated various other

reasons the public hearing should be continued.

Eric Treaster, staff and the Commission discussed what dates work for the continuance of the

public hearing.

Eric Treaster, 10 Huntington Way, Ledyard CT, application of application PZ#25-2ZRA

handed out exhibit #40-2 and began his concluding presentation.

Staff, the Commission and the applicant discussed which date they would like to continue

the public hearing.

MOTION to continue the public hearing with a 16-day ext. to the PZC Special Meeting to

July 31, 2025

CONTINUE

RESULT:

AYE:

Miello, Ribe, Harwood, Spaziani, and Woody

Wood

Craig

EXCUSED:

RECUSED:

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 must close by 7/16/25, DRD 65 Days from close PH).

TABLED

NEW BUSINESS

None.

RESULT:

IX.

APPROVAL OF THE MINUTES OF PREVIOUS MEETINGS

PZC Regular Meeting Minutes of June 12, 2025

MOTION to approve the PZC Regular Meeting Minutes of June 12, 2025

APPROVED AND SO DECLARED

James Harwood

RESULT:

MOVER:

Matthew Miello

SECONDER:

Miello, Ribe, Harwood, and Woody

AYE:

Wood

EXCUSED:

ABSTAIN:

NON-VOTING

Craig

Spaziani

PZC Special Meeting Minutes of June 26, 2025

MOTION to approve the PZC Special Meeting Minutes of June 26, 2025

APPROVED AND SO DECLARED

Nathaniel Woody

RESULT:

MOVER:

Matthew Miello

SECONDER:

Miello, Ribe, Harwood, and Woody

AYE:

Wood

EXCUSED:

ABSTAIN:

NON-VOTING

Craig

Spaziani

XI.

CORRESPONDENCE

None.

XII. REPORTS

ZEO Staff Report of July 10, 2025

Not Present.

Planner Report of July 10, 2025

Land Use Director, Elizabeth Burdick stated that she has no report at this time. She asked if