741 Colonel Ledyard Highway

Ledyard, Connecticut 06339

TOWN OF LEDYARD

Planning & Zoning Commission

Meeting Minutes - Final

Chairman

Wood

Marty

Special Meeting

Thursday, July 31, 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

Town Council Liaison Howard Craig

Alternate Member Matthew Miello

Commissioner Beth E. Ribe

Alternate Member James Harwood

Alternate Member Rhonda Spaziani

Alternate Member Nathaniel Woody

In addition, the following were present:

Land Use Director, Elizabeth Burdick

Zoning Enforcement Official, Hannah Gienau

Land Use Assistant, Anna Wynn

Land Use Attorney, Robert Avena

IV.

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 cont. to 7/10/25, PH must close by 7/16/25, DRD 65 Days from

close PH).

Chairman Wood stated for the record that he has reviewed the video recording of the

previous meeting of which he was absent. Chairman Wood confirmed that Vice Chairman

Howard Craig had reviewed the tapes for the application. Howard Craig stated for the record

that he had.

Attorney Avena confirmed that all regular members are voting members on the application,

and they have reviewed all tapes and exhibits related to the application. Director Burdick

read all new exhibits since the last meeting into the record. Director Burdick summarized her

staff report previously marked as exhibit #51.

Attorney Avena stated summarized previous legal opinions he has submitted for the record

as exhibit #49. Attorney Avena and the Commission discussed his legal opinions.

Commissioner Harwood and Attorney Avena clarified the timeline of pre-application

workshops and predetermination.

Deborah Edwards, 30 Bluff Road West, Gales Ferry, read into the record her public

comment statement previously marked as exhibit #48. She made additional comments about

her concerns with the timeline of effective dates for regulation amendments.

Bruce Edwards, 30 Bluff Road West, Gales Ferry, stated is concerns about appropriate

effective dates for regulation amendments. He referenced previous regulation amendment

applications submitted by Mr. Eric Treaster. He asked that the Commission make the

effective date of PZ#25-2ZRA immediate if the Commission chooses to approve it.

Joanne Kelley, 12 Thamesview Pentway, Gales Ferry, commented on equity and zoning

regulations. She commented that she feels its excessive to give developers so much time

before establishing new zoning regulations. She commented on application

IWWC#25-5SITE and how 6 story multifamily housing buildings were allowed in Ledyard.

She commented on school age children in relationship to high density housing and

single-family homes. She commented on the impact of school age children on the school

district. She stated concerns about increasing traffic causes by multifamily housing.

Ed Murry, 26 Devonshire Drive, Gales Ferry, stated his various reasons for supporting the

application including moderating the rate of growth in town.

Commissioner Harwood asked if anyone knew the height of the Trident Square Apartments

in Groton CT. Someome responded 5 feet

Mike Cherry, 5 Whippoorwill Drive, Gales Ferry, stated that he is wholly against the

application. He reviewed the past reasons that the zoning regulations were put in place. He

agreed with several sections of the Town Planner’s staff report. He discussed heights of 3

story buildings. He stated that before the Commission approve something the Commission

needs to think about the unintended consequences.

Elanor Murry, 26 Devonshire, Gales Ferry, attending via zoom, commented on the timeline

of Eric Treaster’s regulation amendment applications. She commented that the town needs to

change.

Dave Shroeder, 290 Whalehead Road, Gales Ferry, discussed district design standards. He

commented on the Commission’s ability change the zoning regulations. He spoke to the

application representing the resident’s desires for the town.

Attorney Brian Smith of Robinson & Cole, One State Street, Hartford, CT, representing C.R.

Klewin commented on various parts of the application that should not be approved. He

commented on earlier comments regarding lack of communication between town

commissions. He read his exhibit #50 into the record. Director Burdick stated that the

Commission can view the updated Goman & York Corridor study on the town website.

Dave Shroeder, 290 Whalehead Road, Gales Ferry, stated that he wanted to correct a

previous statement made during the meeting. He stated that he originally said there were a

1,000 people who lived in Gales Ferry but there are a total of 5,000 people in Gales Ferry.

Lee Ann Berry, 78 Military Highway, Gales Ferry clarified that there are about 520 homes in

the Gales Ferry Taxing District.

Kathryn Conroy, 40 Bluff Road, Gales Ferry, clarified that there is no public transportation

in Gales Ferry and that she asks that the Commission review regulations regarding parking.

She stated serval issues with parking and traffic that the town already has. She commented

on the effective date of zoning regulation amendments. She commented on the submittal of

complete applications.

Applicant Eric Treaster, 10 Huntington Way, Ledyard, responded to Attorney Avena exhibit

#50. He additionally presented his final narrative document. Director Burdick asked Mr.

Treaster if he did not agree that the Zoning Board of Appeals is the only entity that can vary

zoning regulations. Staff, Attorney Avena and Eric Treaster discussed zoning regulation

variances and the legality of applicants using previous zoning regulations for their

submittals. They discussed Mr. Treaster’s objection to Ms. Burdick adding commentary of

his previous application into her staff report.

Eric Treaster handed out a copy of exhibit #52 and a new document that was marked as

exhibit #53. He read these into the record for the Commission. Commissioner Craig clarified

what the specific survey questions were used in the Goman & York Route 12 Corridor

Study. Ms. Burdick clarified the timeline of drafts that are located on the Ledyard Town

Website under Economic Development Commission under Route 12 Corridor Study

Resources.

Commissioner Woody asked Attorney Avena to talk to the Commission about the ability for

the Commission to approve the whole application or parts of the application.

Attorney Avena commented on the Public Hearing process. He commented that the

Commission has a pretty broad ability to accept, edit or modify parts of a Zoning

Amendment application as long as by the end of the process they have not substantially

changed the original content or intent.

MOTION to close the public hearing on application PZ#25-2ZRA.

PUBLIC HEARING CLOSED

James Harwood

RESULT:

MOVER:

Howard Craig

SECONDER:

Wood, Craig, Miello, Ribe, and Harwood

Spaziani, and Woody

AYE:

NON-VOTING

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 cont. 7/10/25, PH must close by 7/16/25, DRD 65 Days

from close PH).

MOTION to table application PZ#25-2ZRA until the PZC Regular Meeting of August 14,

2025

TABLED

RESULT:

Beth E. Ribe

James Harwood

MOVER:

SECONDER:

Wood, Craig, Miello, Ribe, and Harwood

Spaziani, and Woody

AYE:

NON-VOTING

ADJOURNMENT

Commissioner Craig moved the meeting be adjourned, seconded

by Commissioner Miello

The meeting adjourned at 8:57 p.m.

VOTE: 5-0 Approved and so declared

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

Town.