741 Colonel Ledyard Highway  
Ledyard, Connecticut 06339  
TOWN OF LEDYARD  
Planning & Zoning Commission  
Meeting Minutes - Final  
Chairman  
Wood  
Marty  
Special Meeting  
Thursday, June 26, 2025  
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 Marcelle Wood  
Present  
Alternate Member Matthew Miello  
Commissioner Beth E. Ribe  
Alternate Member James Harwood  
Alternate Member Rhonda Spaziani  
Alternate Member Nathaniel Woody  
Town Council Liaison Howard Craig  
Excused  
In addition, the following were present:  
Zoning Enforcement Official, Hannah Gienau  
Land Use Assistant, Anna Wynn  
Land Use Attorney, Robert Avena  
Chairman Wood seated Alternate Member Rhonda Spaziani for Vice Chair Howard Craig.  
PUBLIC HEARINGS/APPLICATIONS  
IV.  
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 ext. granted.)  
A.  
Chairman Wood reopened the public hearing. He asked that the Zoning Enforcement  
Official, Hannah Gienau, read an email from Ms. Burdick into the record who marked it as  
exhibit #33 concerning her request to continue the public hearing until August 14, 2025 to  
allow more time to review newly submitted documents.  
Lorraine Healy, 42 Churchill Road, Ledyard, made a public comment in favor of the  
application and stated her desire for building height in the zoning regulations to be reduced.  
Anne Roberts Pierson, 4 Anderson Drive, Gales Ferry, made her public comment statement  
in favor of the application. She stated that she concurs with previous comments made by  
residents concerning the application.  
Lee Ann Berry, 78 Military Highway, Gales Ferry, made her public comment statement in  
favor of the application and spoke to the history of the Gales Ferry district and past  
regulation amendments regarding height restrictions in the Ledyard Zoning Regulations. She  
stated that multi-story buildings do not belong in the historic district of Gales Ferry.  
Eleanor Murray, 26 Devonshire Drives, Gales Ferry, made her public comment statement in  
favor of the application and spoke to application IWWC#25-5SITE 189, 19 & 29 Military  
Highway.  
Deborah Edwards, 30 Bluff Road West, Gales Ferry, made her public comment statement in  
favor of the application via zoom. She concurred with previous statements made by residents  
regarding the past regulation changes concerning heights. She stated that she feels if the  
residents were more aware of the past regulation changes, then applications such as  
IWWC#25-5SITE would not have been allowed. She expressed her desire for the Ledyard  
Zoning Regulations to protect the rural aspects of the town.  
Ellen Atwood, 7 Harvard Terrace, Gales Ferry, made her public comment statement in favor  
of the application. She concurred with previous statements made by residents.  
Mike Cherry, 5 Whippoorwill Drive, Gales Ferry, made his public comment statement to  
speak to the technical details of the applications. He stated that the Commission should look  
at section 11.6 of the Ledyard Zoning Regulations. He stated that according to the Zoning  
regulations of this section he feels that it is required that the application be referred to  
adjacent towns. He spoke to the affordable housing plan and the POCD and how they relate  
to the Ledyard Zoning Regulations. He spoke to the type of zoning used in Ledyard. He  
spoke to the construction of the Gales Ferry District and spoke to how it is a taxing district.  
He spoke to the past decisions made by the Planning and Zoning Commission regarding  
height restrictions. He spoke to the potential predetermination if the Planning and Zoning  
Commission approved application PZ#25-2ZRA. He spoke to the process of approval for by  
right applications. He spoke to Eric Treaster’s application amendments. He spoke about  
special permit processes and how they were utilized in town. He made various comments  
about the application amendments.  
Commissioner Harwood asked if Mr. Cherry suggests that that the Commission delete # 6  
and retain number #20. They clarified how those changes would affect the height restrictions.  
Mr. Cherry and the Commission discussed regulations regarding notifying adjacent towns.  
Mr. Cherry commented on affordable housing in Connecticut.  
Eric Treaster clarified if Mr. Cherry was representing the Economic Development  
Commission of which he is a member, Mr. Cherry responded that he was not.  
Attorney Brian Smith of Robinson & Cole, One State Street, Hartford, CT, made a public  
comment statement. He stated that he had submitted documents to the record marked as  
exhibits #31-1 and #31-2, concerning response comments to Eric Treaster’s application  
amendments. He summarized comments made in the submitted letter.  
Nayeli Contreras, Summer associate of Robinson & Cole , made a public comment statement  
to the Commission and spoke to the fire safety concerns raised by the public. She stated that  
after speaking to the Ledyard Fire Department she was informed that the Ledyard Fire  
Department has a ladder and that the department partners with surrounding fire departments.  
She stated that the Ledyard Fire department made comments stating that all buildings would  
have to comply with fire code. Commissioner Miello clarified if the Gales Ferry Fire  
Department would additionally be able to handle a large-scale fire. Ms. Contreras stated she  
would reach out and confirm.  
Attorney Brian Smith continued his public comment statement and spoke to the increase in  
school age children based on multifamily housing development that was included in exhibit  
#31-1. Alternate Member Woody asked for clarification if a fire marshal stated that the fire  
department could not accommodate certain developments. He and Attorney Brian Smith  
discussed the case law concerning fire marshal denial.  
Joanne Kelley, 12 Thamesview Pentway, Gales Gerry, made a public comment statement in  
response to Brian Smiths comments. She reviewed exhibit #31-1 and made various  
comments and findings regarding the data supplied in the letter. She spoke about her  
concerns with increases in school age children generated by multifamily housing. She spoke  
about property values. She spoke about multifamily housing in regard to the POCD.  
Commissioner Ribe asked how the Board of Education plans for the amount of student  
enrollment and how far they project out. Joanne Kelley stated that what she just read out only  
encompasses the current budget. Commissioner Ribe asked what the max capacity of all  
Ledyard Schools is. She asked how the Board of Education plans for influx in student body.  
Joanne Kelley stated that currently the Middle School does not have enough capacity for all  
its students and they need to have three lunch room waves to accommodate the students.  
Commissioner Ribe asked if the Board of Education has a liaison with the planning and  
zoning Commission. Joanne Kelley responded no.  
Resident of 49 Military Highway, Gales Ferry, made his public comment statement and  
mentioned that the Ledyard community is unique in that families are in and out due to  
military duty. He spoke about potential traffic increases created from large multifamily  
housing. He stated his concerns about the benefit of multifamily housing in Ledyard.  
Ed Murray, 26 Devonshire Road, Gales Ferry, made his public comment in favor of the  
application. He spoke to his concerns about large multifamily housing and height restrictions  
imposed by the Ledyard Zoning Regulations. He commented on the requirements for  
reaching capacity in the schools.  
Commissioner Harwood stated that he would like the public to restrict themselves to  
speaking to application PZ#25-2ZRA.  
Anne Roberts Pierson, 4 Anderson Drive, Gales Ferry, stated that she is now confused if the  
residents can’t mention application IWWC#25-5SITE that the legal team for IWWC  
#25-5SITE restricted in their comments. Commissioner Ribe stated that Attorney Smith was  
addressing the height restrictions proposed in the regulation’s application. Ms. Pierson and  
the Commission discussed what discussion is proper during the hearing.  
*** 5 MINUTE BREAK ****  
Applicant, Eric Treaster, 10 Huntington Way, Ledyard, read his response comments to  
Attorney Brian Smith into the record previously marked as exhibit #32. He had copies passed  
out the Commission. He passed out copies of his amendment application previously marked  
as exhibit #27-2. He passed out several other documents to support his presentation. ZEO  
Hannah Gienau stated that they would be marked as exhibits #34 and #35 and #36 and  
continued his presentation transcript.  
Chairman Wood asked for Eric Treaster to clarify his definition of a tall building. They  
discussed several definitions. They discussed several measurements to define height.  
Alternate Member Woody stated that he has been trying to separate height from density  
according to the regulation amendments. He stated that he is concerned that the application  
needs to think about the amendments in terms of density instead of height. He and Eric  
Treaster talked about how the CT General Statues regulate density. Alternate Member stated  
that if the residents are truly concerned about the overflow of the school systems and traffic  
they should be concerned with density. Eric Treaster stated that he is only concerned with the  
height allowed by the zoning regulations and that all other concerns are secondary.  
Doug Kelly,40 Pinelock Drive, Gales Ferry, stated that height and density are interrelated  
and cannot be separated.  
Commissioner Ribe and Eric Treaster clarified why his regulations only regulate the height  
of multifamily housing and not other forms of development. Eric Treaster continued to  
express his concerns about the height difference between multifamily housing and  
single-family homes.  
Mike Cherry, 5 Whippoorwill Drive, Gales Ferry, commented that the application is  
workable and commented on features of urban design districts. Commissioner Harwood  
asked Mike Cherry if they wanted to reduce the sprawl wouldn’t it make sense to reduce the  
footprints. They discussed various considerations of footprints.  
Eric Treaster completed his presentation. He submitted his presentation narrative, and it was  
marked as exhibit #37.  
MOTION to continue the public hearing to the PZC Regular Meeting of July 10, 2025.  
CONTINUE  
Beth E. Ribe  
Matthew Miello  
RESULT:  
MOVER:  
SECONDER:  
5
Wood, Miello, Ribe, Harwood, and Spaziani  
AYE:  
1
1
Craig  
EXCUSED:  
Woody  
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 ext. granted.)  
B.  
TABLED  
RESULT:  
AYE:  
5
1
1
Wood, Miello, Ribe, Harwood, and Spaziani  
Craig  
EXCUSED:  
NON-VOTING  
Woody  
V.  
NEW BUSINESS  
1 Inchcliffe Drive, Gales Ferry - Discussion of site plan requirements for interior renovations to  
add 2 dwelling units  
A.  
ZEO Hannah Gienau stated that after careful review, this project would not be allowed in the  
zone and therefore it a moot item. Chairman Wood recounted the history of that property and  
stated that the owner may think of different options and come before the Commission with  
another project.  
Beth E. Ribe  
MOVER:  
VI.  
ADJOURNMENT  
Commissioner Ribe moved the meeting be adjourned, seconded  
by Commissioner Harwood  
The meeting adjourned at 8:43 p.m.  
VOTE: 5-0 Approved and so declared  
Respectfully submitted,  
__________________________________________  
Secretary Beth Ribe  
Planning & Zoning Commission  
DISCLAIMER: Although we try to be timely and accurate these are not official records of the  
Town.