741 Colonel Ledyard Highway  
Ledyard, Connecticut 06339  
TOWN OF LEDYARD  
Planning & Zoning Commission  
Meeting Minutes - Final  
Chairman  
Wood  
Marty  
Regular Meeting  
Thursday, June 11, 2026  
6:00 PM  
Council Chambers - Hybrid Format  
I.  
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/Market Manager Marcelle Wood  
Alternate Member Matthew Miello  
Chairman Beth E. Ribe  
Present  
Alternate Member Nathaniel Woody  
James Harwood  
Alternate Member Rhonda Spaziani  
Alternate Member Greg Lockhart  
Excused  
In addition, the following were present:  
Zoning Enforcement Official, Hannah Gienau  
Assistant to the Director of Land Use & Planning, Anna Wynn  
IV.  
APPROVAL OF ADDITIONS TO AND/OR CHANGES TO THE ORDER OF THE  
AGENDA  
None.  
V.  
CITIZENS PETITIONS (NON-AGENDA ITEMS ONLY)  
None.  
VI.  
PRE APPLICATION DISCUSSION AND/OR WORKSHOP  
None.  
VII. PUBLIC HEARINGS/APPLICATIONS  
A. Public Hearing: PZ#26-2ZRA - Town of Ledyard Planning & Zoning Commission for  
proposed text amendments to the Ledyard Zoning Regulations regarding Parking sections as  
follows: Table of Contents, 2.2 (Definitions), 6.5.1 (Technology Park District), 6.5.2  
(Conservation and Traffic Mitigation (Overlay) District), 8.1 (Accessory Apartment), 8.6  
(Bed and Breakfast (Accessory Use), 8.7 (Campgrounds), 8.8 (Child Care Centers), 8.9  
(Commercial Caretaker Apartment, Accessory), 8.10 (Commercial Services), 8.17 (Home  
Occupation, Accessory Use), 8.18 (Hospital and Emergency Medical Facilities), 8.19  
(Hotel), 8.20 (Kennel, Commercial),8.21.1 (Membership Clubs - Firearms), 8.21.2  
(Membership Clubs - No Firearms) 8.22 (Mixed Use - Residential & Commercial Uses),  
8.24 (Motor Vehicle, Recreational Vehicle, Boat and/or Equipment Repair Facilities), 8.25  
(Nursing Home & Residential Care Home), 8.26 (Personal Service Establishment), 8.28  
(Residence, Multi-Family - Apartments, Condominiums, Townhouses), 8.33 (Temporary  
Forms of Outdoor Entertainment), 9.0 (Site Development Standards - Applicability), 9.3.  
(Site Development Standards - Landscape Design Standards and Requirements), 9.4 (Site  
Development Standards - Parking Requirements and Design Standards), 9.4.1 (Site  
Development Standards - Parking Requirements and Design Standards - Parking Location  
and Design Objectives), 9.4.2 (Site Development Standards - Parking Requirements and  
Design Standards - Parking Ratios) , 9.4.3 (Site Development Standards - Parking  
Requirements and Design Standards - Off-Street Loading Requirements), 9.4.4 (Site  
Development Standards - Parking Requirements and Design Standards - Parking Facilities),  
9.4.5 (Site Development Standards - Parking Requirements and Design Standards - Parking  
for Buses and other Large Vehicles) , 9.4.6 (Site Development Standards - Parking  
Requirements and Design Standards - Parking Lot Landscaping Requirements). (Submitted  
3/16/26, Date of Receipt 4/9/26, Set Public Hearing for 5/14/26, DRD N/A - Commission  
Application)  
Chairman Wood opened the public hearing. He stated that all present Commissioners are  
seated for the public hearing. Commissioners Woody, Ribe and Miello stated for the record  
that they had reviewed the recordings and all exhibits and are fully informed to make a  
decision if required.  
Eric Treaster, 10 Huntington Way, Ledyard, addressed the Commission and presented his  
comments to the Commission. He commented that a visual aid included in the regulations  
could help residents and developers understand parking requirements. He stated his  
disagreement with the minimum parking requirements for multifamily developments. He  
stated that the Commission should take advantage of any flexibility in PA25-1. He stated that  
state legislation is wrong. He stated the Commission should not establish a Conservation and  
Traffic Mitigation District. He stated his disagreement with parking needs assessments.  
Vice Chairman Woody and Mr. Treaster discussed Mr. Treaster’s concerns about parking  
needs assessments. Mr. Treaster stated his distaste for PA25-1. Chairman Wood asked if he  
had brought his interpretation to state legislators for consideration. Mr. Treaster stated no.  
Mr. Treaster stated that he would like the Commission to amend their application to include  
his suggested language as he felt their proposal is too restrictive. Mr. Treaster’s comments  
were marked as exhibit #30.  
Dave Schroeder, 290 Whalehead Road, Gales Ferry, understands that the Commission is  
trying to comply with PA25-1 through their application. He felt that the Commission was  
overly restrictive in their application compared to what is required by PA25-1. He concurred  
with Mr. Treaster’s previous public comment. He praised Mr. Treaster. He felt the law can  
be individually interpreted per town. He noted the dilemma that no other towns have adopted  
regulation changes required by PA25-1. He thought the Commission should wait to see what  
other towns do with their parking regulations. He said the Commission should not try to  
meet the deadline required by PA25-1. He supports managing development size to control  
parking. He thanked the Commission. His comments were marked as exhibit #31 for the  
record.  
Mary Larson, 53 Harvard Terrace, Gales Ferry, thanked the Commission. She stated she is  
not an expert on zoning law. She stated her concerns and distaste for on-street parking. She  
spoke about her concerns for potential overflow parking on small New England streets. She  
felt on-street parking is unsafe. Her comments were marked as exhibit #32 for the record.  
Anne Roberts-Pierson, 4 Anderson Drive, Gales Ferry, thanked the Commission. She stated  
her concerns for on-street parking in the Gales Ferry District. She listed large vehicles that  
could be hindered by on street parking. She listed types of pedestrians that could be  
negatively impacted by on-street parking. She mentioned two boat launches in the Gales  
Ferry District. She mentioned concerns of new residents potentially parking in front of  
existing residents’ homes or blocking driveways. She supports restricting development size  
to control parking. She said the Commission should include Mr. Treaster’s flowchart in the  
regulations.  
Vice Chairman Woody asked if the Gales Ferry district ever sought an on-street parking ban  
in the past. Ms. Pierson said no but that was something they could pursue in the future.  
Commissioner Harwood said they should talk to the police department about parking bans.  
Commissioner Harwood encouraged the Gales Ferry District to talk to the police department.  
Joanne Kelley 12 Thamesview Pentway, Gales Ferry, said that she plans to speak with State  
Representatives about the impacts of PA25-1. She praised Mr. Treaster. She said Ledyard is  
different from Hartford and parking and driving needs vary greatly. She encouraged the  
Commission to take advantage of any flexibility of PA25-1. She commented on changing  
family structures and how they would impact parking needs.  
Ed Murray, 26 Devonshire Drive, Gales Ferry, praised Mr. Treaster and his comments. He  
referenced Mobby Larson’s example of 200 unit multifamily housing complex and concurred  
with safety concerns brought up by the example. He commented that most Ledyard streets  
are not straight or wide enough for parking stalls.  
Lee Ann Berry, President of the Gales Ferry District, 78 Military Highway, Gales Ferry,  
concurred with previous statements made by residents and said that checking with the  
Ledyard Police Department was a good idea.  
Brandon Sabbag, 16 Nutmeg Drive, Gales Ferry, thanked the Commission and praised Mr.  
Treaster. He talked about the development of PA25-1 and said it was badly done. He talked  
to the Mayor of Norwich who wants housing. He said Ledyard is special. He does not want  
the number of housing and residents to increase in Ledyard.  
Eric Treaster, 10 Huntington Way, Ledyard, said it should be assumed that the authors of  
PA25-1 did not want to create health and safety issues. He referenced Commissioner  
Harwood’s document marked as exhibit #17. He said standards are only for Special Use  
Permits and otherwise not enforceable. He said the Commission should revisit the entire  
section on parking landscaping design standards.  
The Commission discussed if they wanted to continue or close the public hearing. They had  
concerns about if the application amendments had been posted properly in the Clerk’s  
Office. The discussed the proper process and decided they would continue the public  
hearing. They agreed to formally make a motion to include exhibit #17 and #18 as an  
application amendment and to have staff ensure its posted in the Clerk’s Office.  
MOTION to include exhibit #17 and #18 as amendments to application PZ#26-2ZRA  
RESULT: 5-0 APPLICATION AMENDED  
MOVER: Woody  
SECONDER: Harwood  
AYES: 5 Wood, Woody, Harwood, Miello, Ribe  
MOTION to continue public hearing to the Planning & Zoning Commission Special Meeting  
of June 25, 2026  
CONTINUE  
RESULT:  
Nathaniel Woody  
Matthew Miello  
MOVER:  
SECONDER:  
5
2
Wood, Miello, Ribe, Woody, and Harwood  
Spaziani, and Lockhart  
AYE:  
EXCUSED:  
Discussion & Decision: PZ#26-2ZRA - Town of Ledyard Planning & Zoning Commission  
for proposed text amendments to the Ledyard Zoning Regulations regarding Parking sections  
as follows: Table of Contents, 2.2 (Definitions), 6.5.1 (Technology Park District), 6.5.2  
(Conservation and Traffic Mitigation (Overlay) District), 8.1 (Accessory Apartment), 8.6  
(Bed and Breakfast (Accessory Use), 8.7 (Campgrounds), 8.8 (Child Care Centers), 8.9  
(Commercial Caretaker Apartment, Accessory), 8.10 (Commercial Services), 8.17 (Home  
Occupation, Accessory Use), 8.18 (Hospital and Emergency Medical Facilities), 8.19  
(Hotel), 8.20 (Kennel, Commercial),8.21.1 (Membership Clubs - Firearms), 8.21.2  
(Membership Clubs - No Firearms) 8.22 (Mixed Use - Residential & Commercial Uses),  
8.24 (Motor Vehicle, Recreational Vehicle, Boat and/or Equipment Repair Facilities), 8.25  
(Nursing Home & Residential Care Home), 8.26 (Personal Service Establishment), 8.28  
(Residence, Multi-Family - Apartments, Condominiums, Townhouses), 8.33 (Temporary  
Forms of Outdoor Entertainment), 9.0 (Site Development Standards - Applicability), 9.3.  
(Site Development Standards - Landscape Design Standards and Requirements), 9.4 (Site  
Development Standards - Parking Requirements and Design Standards), 9.4.1 (Site  
Development Standards - Parking Requirements and Design Standards - Parking Location  
and Design Objectives), 9.4.2 (Site Development Standards - Parking Requirements and  
Design Standards - Parking Ratios) , 9.4.3 (Site Development Standards - Parking  
Requirements and Design Standards - Off-Street Loading Requirements), 9.4.4 (Site  
Development Standards - Parking Requirements and Design Standards - Parking Facilities),  
9.4.5 (Site Development Standards - Parking Requirements and Design Standards - Parking  
for Buses and other Large Vehicles) , 9.4.6 (Site Development Standards - Parking  
B.  
Requirements and Design Standards - Parking Lot Landscaping Requirements). (Submitted  
3/16/26, Date of Receipt 4/9/26, Set Public Hearing for 5/14/26, DRD N/A - Commission  
Application)  
TABLED  
RESULT:  
VIII. OLD BUSINESS  
PZ#26-1SITE - 740 Colonel Ledyard Highway (Parcel ID: 67-530-740), Ledyard, CT -  
A.  
Applicant/Owner, Sal Monarca, Ledyard Center LLC for Site Plan review for construction of  
a new 36-unit multi-family dwelling and associated site improvements. (Submitted 3/2/26,  
Date of Receipt 3/12/26, Tabled to 4/9/26, Tabled to 5/14/26, Orig. DRD 5/15/26, Rqst. to  
table to 6/11/26 with 65-day ext. granted).  
The Commission noted the request to table the application marked as file document #12. The  
Commission briefly discussed if they felt they had a full application and how much remaining  
time they would have to receive a formal presentation and make a decision.  
MOTION to table application PZ#26-1SITE to the PZC Regular Meeting of July 9, 2026  
TABLED  
RESULT:  
James Harwood  
Matthew Miello  
MOVER:  
SECONDER:  
5
2
Wood, Miello, Ribe, Woody, and Harwood  
Spaziani, and Lockhart  
AYE:  
EXCUSED:  
Discussion of Sustainable CT: Action 3.10.1.a “Facilitate Invasive Species Education and  
Management”, Action 5.1 “Integrate Sustainability into Plan of Conservation &  
Development”, Action 5.3 “Develop Agricultural Friendly Practices” and Action 8.3.1  
“Train Municipal Representatives”  
B.  
Vice Chairman Woody spoke about the various Sustainable CT Actions. For 3.10.a he  
requested that the Commission provide a memo to the Sustainable CT AD Hoc Committee.  
MOTION that the Commission reviewed the Ledyard Zoning Regulations with an effective  
date of January 1, 2025 and confirmed that they do not unintendedly promote invasive  
species but explicitly prohibit them  
RESULT: 5-0 COMMISSION FINDING  
MOVER: Woody  
SECONDER: Harwood  
AYES: 5 Wood, Woody, Harwood, Miello, Ribe  
Commissioner Harwood commented on items of 3.10 that have already been completed by  
the Conservation Commission. Chairman Woody spoke to the other members of the  
Commission about item 5.1 and said that its not something they can take action on right now,  
but its something that can be incorporated later when the Commission updates the POCD.  
He stated that the Commission should keep this in mind at that time. Vice Chairman Woody  
and the Commission briefly discussed action 5.3 and which sections of the Zoning  
Regulations contain language to meet this action.  
MOTION that Commission finds existing Zoning Regulations have in place robust  
regulatory language to reduce barriers and encourage agriculture tourism in existing farm  
uses  
RESULT: 5-0 COMMISSION FINDING  
MOVER: Woody  
SECONDER: Ribe  
AYES: 5 Wood, Woody, Harwood, Miello, Ribe  
Vice Chairman Woody talked Action 8.3.1 and stated the Commission could schedule a  
special meeting to hold the training webinar and they could have a half hour discussion  
afterwards. The Commission concurred with the proposal.  
DISCUSSED  
RESULT:  
IX.  
NEW BUSINESS  
A.  
PZ#26-3SITE - 1947 Center Groton Road (Map ID:67-430-1947), Ledyard CT -  
Applicant, EG Home LLC - Agent, William Sweeney, Esq. - Property Owner, 1947 Center  
Groton Road LLC, for Construction of 17 residential multi-family buildings for a 72-Unit  
(Townhouse-Style) Multi-Family Housing Development and associated site improvements to  
be served by public water and sewer. (Submitted 5/21/26, Date of receipt 6/2/26, DRD  
8/5/26)  
The Commission and Attorney Sweeney of TCORS located in New London CT, agent to the  
application, confirmed that the application would be presented this evening but would be  
tabled until the next regularly scheduled meeting. Attorney Sweeney asked if Commission  
would allow application to be tabled to the PZC Special Meeting of June 25th. Commission  
said no. Attorney Sweeny presented the application to the Commission. He introduced Chris  
Bennet of EG Homes, Vice President of Operations, and Aron Shumacher, P.E. of BL  
Companies.  
Mr. Chris Bennet gave a brief presentation about EG Homes LLC. Attorney Sweeney  
reviewed the site plan with the Commission. The Commission and Attorney Sweeney talked  
about parking on site.  
Mr. Shumacher presented to the Commission about the utilities plan. He talked about the  
proposed sidewalks. He spoke about the drainage plans. He talked about the site being  
serviced by public water and sewer. He and the Commission discussed various details  
pertaining to fire hydrants. He noted the addition of rain gardens on the plan. Vice Chairman  
Woody asked about the planting plan on sheet number C5.00. Vice Chairman Woody asked  
for more details at the next meeting pertaining to this sheet. They discussed the exposure of  
any riprap on site. They discussed the HOA in relationship to maintenance. They discussed  
stormwater management. They discussed sewer plan. Vice Chairman Woody asked that the  
applicant provide GPU and WPCA approvals as part of their application.  
MOTION to table application PZ#26-3SITE to the PZC Regular Meeting of July 9, 2026  
TABLED  
RESULT:  
Nathaniel Woody  
Beth E. Ribe  
MOVER:  
SECONDER:  
5
2
Wood, Miello, Ribe, Woody, and Harwood  
Spaziani, and Lockhart  
AYE:  
EXCUSED:  
X.  
APPROVAL OF THE MINUTES OF PREVIOUS MEETINGS  
PZC Regular Meeting Minutes of May 14, 2026  
A.  
Commissioner Ribe noted that the online version of the minutes is formatted incorrectly.  
Staff stated they would check the software and address internal issues. Vice Chairman  
Woody stated that his name is listed several times for votes although he was absent from the  
meeting. He asked that the minutes be amended to delete his name from the voting boxes.  
MOTION to approve as amended the PZC Regular Meeting Minutes of May 14, 2026 with  
deletion of Vice Chairman Woody from voting boxes  
APPROVED AS AMENDED  
Beth E. Ribe  
RESULT:  
MOVER:  
James Harwood  
SECONDER:  
5
2
Wood, Miello, Ribe, Woody, and Harwood  
Spaziani, and Lockhart  
AYE:  
EXCUSED:  
XI.  
CORRESPONDENCE  
Correspondence - email from Vivian F. Zoe, 46 Pinelock Drive, Gales Ferry  
The Commission noted the correspondence.  
A.  
XII. REPORTS  
ZEO Staff Report  
A.  
Zoning Enforcement Official, Hannah Gienau, passed copies of her report to the  
Commission. They discussed no-mow may and several details of the report. Ms. Gienau  
stated they could call or email her any time with additional questions or comments.  
Planner’s Report  
Not present.  
B.  
XIII. ADJOURNMENT  
Chairman Wood stated that he is resigning from the Commission to attend to personal  
matters. He noted that his anticipated end date will be July 10, 2026. He thanked the other  
members of the Commission for their support and their time serving together on the  
Commission.  
Commissioner Ribe moved the meeting to be adjourned, seconded by Commissioner Harwood  
VOT5E-:0 Approved and so declared, the meeting was adjourned 8:39 p.m.  
Respectfully submitted,  
__________________________________________  
Chairman Marcelle Wood  
Planning & Zoning Commission  
DISCLAIMER: Although we try to be timely and accurate these are not official records of the  
Town.