741 Colonel Ledyard Highway

Ledyard, Connecticut 06339

TOWN OF LEDYARD

Planning & Zoning Commission

Meeting Minutes - Final

Chairman

Wood

Marty

Regular Meeting

Thursday, September 11, 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

Alternate Member James Harwood

Alternate Member Rhonda Spaziani

Alternate Member Nathaniel Woody

Town Council Liaison Greg Lockhart

Commissioner Beth E. Ribe

Excused

In addition, the following were present:

Director of Land Use & Planning, Elizabeth Burdick

Zoning Enforcement Official, Hannah Gienau

Land Use Attorney, Robert Avena

Land Use Assistant, Anna Wynn

Chairman Wood introduced new Alternate Member Greg Lockhart to the Planning & Zoning

Commission. He stated that Commissioner Woody will fill the seat of Secretary Ribe. He noted

that Commissioner Woody would be seated for the deliberations for PZ#25-2ZRA.

IV.

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

AGENDA

Staff and the Commission briefly spoke about adjusting the agenda for the sake of time.

MOTION to move item D. of Old Business to after Item B. of New Business

A motion was made by Alternate Member Woody, seconded by Town Council Liaison

Craig, that this be Approved as Amended. The motion carried by the following vote:

APPROVED AS AMENDED

Nathaniel Woody

RESULT:

MOVER:

Howard Craig

SECONDER:

Wood, Craig, Miello, Harwood, and Woody

AYE:

Ribe

EXCUSED:

NON-VOTING

Spaziani, and Lockhart

CITIZENS PETITIONS (NON-AGENDA ITEMS ONLY)

Bruce Edwards, 40 Bluff Rd, Gales Ferry, asked if any member of the Planning & Zoning

Commission who would monitor the proceedings of application PZ#24-8SUP &

PZ#24-9CAM being reviewed through appellate court.

Chairman Wood stated that he would remain in contact with the Town Attorney but that no

member of the Commission has been designated to monitor the court proceedings. Director

Burdick stated that she can ask Attorney Matt Willis to attend the next PZC Meeting to

speak to the Commission in executive session about court processes.

VI.

PRE APPLICATION DISCUSSION AND/OR WORKSHOP

None.

VII. PUBLIC HEARINGS/APPLICATIONS

None.

VIII. OLD BUSINESS

Discussion of Reports - Center for Housing Opportunities, Beth Sabilia, Exec. Director:

Beth Sabilia, Director for Housing Opportunity in Southeastern CT, and gave a summary of

her role. She summarized the report “Room at the Table”. She summarized data gained by

the report.

Commissioner Woody stated that he agrees with much of the data presented in the report and

commented that part of the responsibly of the Commission is to have more active outreach to

find new members. Commissioner Miello asked for more information about renters

participating in Commission and local government roles. They discussed data related to this

topic.

PZ#25-4SITE - 8, 9 & 11 Colby Drive (Parcel IDS: 68-520-8, 68-520-9, 68-520-11);

Colby Drive (Parcel ID: 68/530/680); and 16 Highview Terrace (Easement Only)

(Parcel ID: 68/960/16), Ledyard, CT, - Applicant/Agent, Norm Eccleston - Owner, Habitat

for Humanity of Eastern CT for approval of regulated activities for construction of 27 one

and two family structures for 38 dwelling units and associated site improvements, inc.

completion of Colby Drive, inc. utilities, drainage structures, and detention pond.

(Submitted 5/20/2025, Date of Receipt 6/12/25, Tabled to 7/10/25 & 8/14/25, Orig. DRD

8/16/25, Tabled to 9/11/25 w 26-day Ext. Time, New DRD 9/11/25).

Director Burdick stated that Executive Director of Habitat for Humanity, Sarah Lufler, had

submitted a request to table the application to the next regular scheduled meeting to allow more

time for site plan revisions that were submitted earlier in the week. She read FD#22 into the

record. She recommended that the Commission accept the request.

MOTION to table application PZ#25-4SITE with a 28-day extension of time to the PZC Regular

Meeting of October 9, 2025

TABLED

RESULT:

Howard Craig

James Harwood

MOVER:

SECONDER:

Wood, Craig, Miello, Harwood, and Woody

AYE:

Ribe

EXCUSED:

NON-VOTING

Spaziani, and Lockhart

PZ#25-5SITE - 750 (aka “748”) Colonel Ledyard Highway (Parcel ID: 67-530-750),

Ledyard, CT - Property Owner, Dominick Ceravolo - Applicant, Ryan Forrestt, Ryan’s

Reliable Services, LLC for site plan approval for commercial businesses. (Submitted to

Land Use Dept. 7/09/25, Date of Receipt 7/10/25, DRD 9/12/25).

Director Burdick stated that the applicant, Mr. Forrestt, has finally addressed ongoing zoning

violations on site. She stated that the Land Use Department had received a request to table

the application to the PZC Regular Meeting of October 9, 2025 to allow more time to review

new and revised plans earlier this week.

Commissioner Woody asked if the business is a commercial services business. Director

Burdick and Commissioner Woody clarified what the nature of the business is and what it

would be qualified under the use table. Director Burdick stated that staff considered it to be

under professional services, but that if the Commission feels it is considered professional

services, they will address it. She stated that staff would need additional time to redo the

application.

Commissioner Woody and Director Burdick agreed that there is a lot of missing information

on the site plan check list that was submitted. Commissioner Harwood stated that the

narrative talks about storage but was concerned that storage was not shown in appropriate

measures on the site plan. The Commission and Ms. Burdick discussed storage in

relationship to the application. Commissioner Harwood and staff discussed the breakdown

between 750 Colonel Ledyard Highway and 748 Colonel Ledyard Highway and why there

are two addresses assigned to the same property.

MOTION to table application PZ#25-5SITE with a 27-day extension of time to the PZC

Regular Meeting of October 9, 2025

TABLED

RESULT:

Nathaniel Woody

Howard Craig

MOVER:

SECONDER:

Wood, Craig, Miello, Harwood, and Woody

Ribe

AYE:

EXCUSED:

Spaziani, and Lockhart

NON-VOTING

IX.

NEW BUSINESS

C.G.S. 8-24 Referral - 19 Avery Hill Rd Ext. (Parcel ID: 50/130/19), Ledyard, CT -

Transfer of Town-Owned Open Space property (Kettle Hole) to Avalonia Land Conservancy

to be combined with property at 173 & 175 Stoddards Wharf Road owned by DDJJM, LLC

also to be transferred to Avalonia Land Conservancy.

Attorney Avena stated that he would recuse himself from this discussion as he represents

Avalonia.

Director Burdick reviewed the current 8-24 Referral process as well as the process in previous

years. She reviewed the proposed land donation with the Commission. Dennis Main, Bozrah CT,

director of Avalonia gave a summary of all previous processes of creating open space. He

explained the conservancy goals of Avalonia and how this specific project connects many

existing trails and bike paths. They spoke about how obtaining the Prat property would connect

the properties all the way down to Glacier Park.

Director Burdick asked if Avalonia as stewards of the property maintain the trails and markings.

She and Mr. Main discussed the maintenance of the trails. Director Burdick stated that she

recommends that the Planning & Zoning Commission send a favorable report to the Town

Council recommending approval. Commissioner Woody stated that he thinks it makes a lot of

sense to convey the parcels of land to Avalonia to maintain consistency between the trails.

Motion to forward a FAVORABLE REPORT in accordance with C.G.S. Section 8.24 to the

Ledyard Town Council regarding Transfer of Town-Owned Property at 19 Avery Hill Road

Ext. known as the “Kettle Hole” property to Avalonia Land Conservancy to be combined

with Other Lands of DDJJM LLC at 173 Stoddards Wharf Road & 75 Stoddards Wharf

Road to be transferred to Avalonia.

Discussion: The Commission and staff discussed the conservation commission sending a

letter of support to town council.

APPROVED AND SO DECLARED

Nathaniel Woody

RESULT:

MOVER:

James Harwood

SECONDER:

Craig, Miello, Harwood, and Woody

AYE:

Ribe

EXCUSED:

ABSTAIN:

NON-VOTING

Wood

Spaziani, and Lockhart

C.G.S. 8-24 Referral - 13 Applewood Drive (Parcel ID: 99-530-13), Ledyard, CT -

Transfer of Town-Owned Open Space property to Avalonia Land Conservancy to be

combined with the Avalonia Pike Marshall Preserve.

Director Burdick summarized the proposed land conveyance. She mentioned that on the plan

there is a non-disturbance line and that would have to be maintained by Avalonia. She

reviewed the parcels in the proposal and demonstrated how the conveyance would allow trail

connection all the way to Applewood Drive. Dennis Main described and spoke about the

topography of the parcels. Commissioner Harwood commented that the Conservation

Committee and Avalonia were discussing creating a cross-country trail for Ledyard High

School.

Commissioner Woody asked if there was an access strip to Applewood Drive. Commissioner

Woody stated that if the parcel is going to be open space it needs to be marked to prevent

future disputes with neighbors. He made comments about the value of having an access strip.

Director Burdick stated that the Commission could give a favorable report with the statement

that the access strip be clearly marked.

Director Burdick asked where people would park if they were to use the access strip in Pike

Marshall. They discussed parking for the trail. Director Burdick stated that it would be a

benefit to surrounding residents that the open space parcel would become useable through

trail access rather than just being wooded.

Motion to forward a FAVORABLE REPORT in accordance with C.G.S. Section 8.24 to the

Ledyard Town Council regarding the transfer of Town-Owned Property to Avalonia Land

Conservancy to be combined with its existing Pike Marshall Preserve, Ledyard, CT with the

condition that the trail is clearly marked and signed

APPROVED AND SO DECLARED

Nathaniel Woody

RESULT:

MOVER:

James Harwood

SECONDER:

Craig, Miello, Harwood, and Woody

AYE:

Ribe

EXCUSED:

ABSTAIN:

NON-VOTING

Wood

Spaziani, and Lockhart

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 cont. to 7/31/25 with 16-day ext.

granted, PH must close by 7/31/25, PH Closed 7/31/25, DRD 10/4/25)

Discussion of alcohol served at existing cafes.

Director Burdick stated that the department received a Change of Use application for a

smoothie shop called Blast of Energy located on Route 12. She stated that the owner now

wants to serve frozen shakes with alcohol. Director Burdick stated the LLHD considered the

smoothie shop a restaurant and that in their regulations adding the use of serving alcohol is

okay. Director Burdick suggested that the owner consider partnering with Loco Yoko next

door. The Commission stated they did not feel it was necessary for the owner to come in for

a Site Plan approval.

APPROVAL OF THE MINUTES OF PREVIOUS MEETINGS

PZC Regular Meeting Minutes of August 14, 2025

MOTION to approve the PZC Special Meeting Minutes of August 14, 2025

APPROVED AND SO DECLARED

Nathaniel Woody

RESULT:

MOVER:

Howard Craig

SECONDER:

Wood, Craig, Miello, Harwood, and Woody

AYE:

Ribe

EXCUSED:

NON-VOTING

Spaziani, and Lockhart

XI.

CORRESPONDENCE

None.

XII. REPORTS

ZEO Staff Report of September 11, 2025

ZEO Hannah Gienau stated that she included her staff report in their packets. She stated that

750 Colonel Ledyard Highway had addressed ongoing violations. She additionally stated that

the owners of the old Kartway property are in the process of addressing blight violations.

Planner’s Report of September 11, 2025

Director Burdick stated that she has consulting funds in her budget. She stated that she was

going to reach out to Tyche planning or another third-party company to help do a review and

rewrite of the parking regulations. Commissioner Woody asked if SCCOG would be able to

assist with a rewrite of the parking regulations. Director Burdick stated that it may be

possible, and she would get more information.

Staff and the Commission discussed future workshops to address amending the Ledyard

Zoning Regulations.

XIII. ADJOURNMENT

Commissioner Miello moved the meeting be adjourned, seconded

by Commissioner Harwood

The meeting adjourned at 9:16 p.m.

VOTE: 5-0 Approved and so declared

Respectively Submitted,

_______________________________

Secretary Ribe

Planning & Zoning Commission

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

Town.