741 Colonel Ledyard Highway

Ledyard, Connecticut 06339

TOWN OF LEDYARD

Planning & Zoning Commission

Meeting Minutes - Final

Chairman

Wood

Marty

Regular & Annual Meeting

Thursday, November 13, 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.

This was Approved and so declared.

APPROVED AND SO DECLARED

RESULT:

II.

PLEDGE OF ALLEGIANCE

III.

ROLL CALL AND APPOINTMENT OF ALTERNATES

Chairperson Marcelle Wood

Present

Alternate Member Matthew Miello

Chairman Beth E. Ribe

Alternate Member James Harwood

Alternate Member Rhonda Spaziani

Alternate Member Nathaniel Woody

Town Council Liaison Greg Lockhart

In addition, the following were present:

Director of Land Use & Planning, Elizabeth Burdick

Land Use Attorney Robert Avena (late arrival)

IV.

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

AGENDA

Agent, Peter Gardner of Dieter & Gardner, ADDRESS, asked that the Commission table

hearing this pre-application until later in the meeting to allow more time for Attorney

Sweeny to arrive.

MOTION to move pre-application to after Public Hearings on the agenda

RESULT:

5-0 AGENDA AMENDED

MOVER: Wood

SECONDER: Hardwood

AYES: 5 Wood, Ribe, Miello, Harwood, Woody

NON-VOTING: 2 Rhonda, Lockhart

CITIZENS PETITIONS (NON-AGENDA ITEMS ONLY)

Michael Cherry, 5 Whippoorwill Drive, Gales Ferry, spoke to the Commission about

Housing Bill 8002 “An Act Concerning Housing Growth” and summarized various sections

for the Commission. He stated that it is important that the Commission review the Bill.

Ms. Burdick commented that she had sent the Commission the Bill for review earlier that

week via email. Commissioner Woody commented that the Bill creates higher importance on

the Southeastern Council of Government’s regional involvement. The Commission and Ms.

Burdick discussed regionalization of Connecticut towns.

VI.

PUBLIC HEARINGS/APPLICATIONS

Public Hearing: PZ#25-7SUP - 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 special use permit approval for commercial services

businesses. (Submitted to Land Use Dept. 09/16/25, Date of Receipt 10/9/25, PH Scheduled

for 10/9/25, PH must close by 11/12/25, DRD 65 Days after Close PH).

Land Use Director, Elizabeth Burdick, reviewed her staff report with the Commission

previously marked as exhibit #25. Commissioner Hardwood asked for clarification on what

work needed to still be completed for the inside and outside of the building. Applicant, Ryan

Forrestt, 211 Butler Town Road, stated that nothing inside the building needs to be changed

or repaired. He spoke to several cosmetic repairments that would need to be completed to the

outside of the building.

Peter Grdner of Dieter & Gardner, 1641 CT-12, Gales Ferry, reviewed the site plan with the

Commission marked as exhibit #22. The Commission and Ms. Burdick discussed the side

walks that the town would be constructing by this property. The discussed on going issues

with the project. The Commission and Ms. Burdick discussed the applicant coming into the

Land Use Department in the future to submit necessary sign permits for his business. Mr.

Gardner continued to review the site plan with the Commission.

Commission Ribe asked Mr. Gardner about the note describing the dry well and septic on the

plan. They discussed the intersection of the dry well and the access strip to the property.

Ryan Forrestt answered several questions from the Commission about storage on the

property. He spoke about plans for privacy screens. Mr. Forrestt added that he would like

adjust the plan from having a white fence to a black fence to match the black chain link fence

that already exists on property. He showed the Commission example photos on his phone.

Ms. Burdick asked that Mr. Forrestt email the example photo and that she would mark it as

exhibit #27 for the record. Mr. Garnder reviewed the zoning compliance documents marked

as exhibits #24, 26-1 and #26-2.

Commissioner Woody clarified parking on the site plan. He asked where employees would

park according to the site plan. Peter Gardner stated that employee parking would be on the

South Side of the building and customer parking would be right in front of the building.

Peter Gardner and Commissioner woody clarified that small equipment rental would include

things like small excavators and the like. They clarified parking in relation to the bays.

Commissioner Ribe asked how many trucks Mr. Forrestt currently owns and intends to

operate. He stated five trucks. Chairman Wood and Ryan forrestt clarified where Mr. Forrestt

would be parking larger vehicles such as box trucks. Mr. Forrestt made several comments

about how he would screen his property and vehicles. Commissioner Wood asked if Mr.

Forrestt would be renting out his large trucks. Mr. Forrestt stated no. Mr. Gardner asked if

Mr. Forrestt would have all five of his trucks on property at the same time. Mr. Forrestt

stated that eventually all trucks will be located on property. The Commission and Mr.

Forrestt continued to discuss parking on the site plan. Commissioner Ribe asked for

clarification on what lighting already exists on the property. Mr. Forrestt stated that sufficient

lighting already exists on property.

Chairman Wood called for any public comment on the application. Michael Cherry, 5

Whippoorwill Drive, Gales Ferry, stated that he is happy to see something useful come of the

property since it has been unattended to for many years. Mr. Cherry asked Mr. Gardner asked

if an as built plan would be provided after completion of the project. Mr. Gardner stated that

as built plans are not usually required for commercial projects.

MOTION to close the public hearing on application PZ#25-7SUP

PUBLIC HEARING CLOSED

Nathaniel Woody

RESULT:

MOVER:

James Harwood

SECONDER:

Wood, Miello, Ribe, Harwood, and Woody

Spaziani, and Lockhart

AYE:

NON-VOTING

Discussion & Decision: PZ#25-7SUP - 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 special use permit approval for commercial

services businesses. (Submitted to Land Use Dept. 09/16/25, Date of Receipt 10/9/25, PH

Scheduled for 10/9/25, PH must close by 11/12/25, DRD 65 Days after Close PH).

MOTION to APPROVE Application - PZ#25-7SUP- 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 and associated site improvements in that the application, supporting

documents and a plan entitled “Plan Prepared for Ryan’s Reliable Services, LLC, Property of

Dominick Ceravolo, 750 Colonel Ledyard Highway, A.K.A. CT Route 117, Ledyard, CT,

Prepared by Dieter & Gardner, Dated July 2025, Revised to September 9, 2025, Revised to

November 12, 2025 ”comply with all applicable sections of the Ledyard Zoning

Regulations, with the following conditions:

1. Applicant will install a 6-foot high, decorative black composite fence between the

Landscape business and the Dime Bank property. A detail shall be added to the final plan

set.

2. DOT approval is required for the bituminous curbed asphalt island, bituminous curbing

and sidewalks that are to be completed by the Town of Ledyard as part of an ongoing

sidewalk extension project. A note shall be added to the final plan.

3. Proposed pavement markings, Entrance, Exit, Do Not Enter and Stop signs to be installed

by the applicant require a State of CT DOT encroachment permit as they are located in the

Town Right of Way. Applicant shall submit the required application to DOT for

review/approval prior to issuance of a CZC for CO.

4. Final approval of the B100a application was submitted to LLHD for review & approval

for the well connection shall be submitted to the Zoning Official prior to issuance of a CZC

for CO.

5. Final plan shall be revised to show detail for trees screening the residence from the

business as approved by the Director of Land Use & Planning.

6. A detail for the solid and chain link fence to screen the storage area at the rear of the

building shall be shown on the final plan.

7. The building will be improved to replace broken windows prior to issuance of a CZC for

CO.

8. A separate application will be submitted to the ZO for any future signage.

9. Four (4) final plan sets, along with a digital copy of the final plan, shall be submitted to

the Land Use Dept. & shall be signed and sealed with original signatures by L.S. & P.E.

10. The final approved site plan set, following endorsement, shall be filed on the Land

Records in the Office of the Town Clerk within 90-days following its approval, et al. No

zoning permit to start work shall be issued until filed. Proof of said filing shall be submitted

to the Land Use Dept.

11. An approved Zoning Permit is required prior to the start of any work.

12. Following the issuance of a zoning permit to start work, the Zoning Official and/or

Land Use Director shall be contacted and a pre-construction meeting shall be held at least

one-week prior to start of any work.

13. Following the pre-construction meeting, Soil Erosion & Sediment Controls (SESC) shall

be installed as needed and shall be maintained in good working order until the site is

permanently stabilized with vegetative or other cover.

14. After work has commenced, any substantive changes to the approved site plan require

review and approval by the Land Use Director and/or the Planning & Zoning Commission.

15. Applicant shall meet all of the requirements of the Ledyard Town Engineer, Building

Department, Fire Marshal, WPCA, and Ledge Light Health District for required permitting

and inspections.

16. Prior to issuance of any Certificate of Zoning Compliance, all site improvements shall

be constructed in accordance with the approved site plan. A complete As-Built plan certified

to A-2 accuracy per ZR Sec. shall be submitted to the Zoning Official and/or Land Use

Director for review & approval.

MOVER: Woody

SECONDER: Ribe

Discussion followed: The Commission briefly discussed several details of the plan

APPROVED WITH CONDITIONS

Nathaniel Woody

RESULT:

MOVER:

Beth E. Ribe

SECONDER:

Wood, Miello, Ribe, Harwood, and Woody

Spaziani, and Lockhart

AYE:

NON-VOTING

VII. PRE APPLICATION DISCUSSION AND/OR WORKSHOP

84 Silas Deane Rd, (MAP ID: 42/2230/84) and 58 & 59 Seabury Ave (MAP IDs:

42/2200/58 & 59), Ledyard, CT - Preliminary Review of 24-Lot Subdivision per Ledyard

Subdivision Regulations Section 3.1.2 - Agent, Attorney William R. Sweeney, TCORS, PC -

Land Surveyor, Peter Gardner, Dieter & Gardner - Applicant/Property Owners, 84 Silas

Deane LLC, Steven & Nicholas Rice.

Attorney William Sweeny of TCORS Attorneys, 43 Broad Street, New London, stated that

he’s here on behalf of the applicant. He briefly review the site plan with the Commission and

the proposed developmental plans. He stated that the applicant is working with the Town

Fire Marshal to add a water source on property to help protect against any future fires.

Commissioner Woody stated that he would want more clarification on who will maintain the

property. Attorney Sweeny stated that the applicant’s intent is to incorporate an HOA to

handle maintenance. The Commission stated that they would like to see sidewalks included

in the plan. Mr. Gardner continued to review the site plan with the Commission. Mr. Gardner

and the Commission discussed how the sections of open space would be connected for future

use. Commissioner Harwood voiced that he would like an independent assessment done to

ensure the public well can support the addition of more single family homes. Attorney

Sweeny stated that SCWA has already made an assessment and verified it can support more

homes.

VIII. OLD BUSINESS

None.

IX.

NEW BUSINESS

PZ#25-8SITE - 5A Lorenz Industrial Parkway, (Parcel ID: 138-1380-5A), Ledyard, CT, -

Agent, Peter Gardner - Applicant/Owner, A&R Associates Inc., Reid Simos for site plan

approval for new 2370sf building and associated site improvements (Submitted 11/525, Date

of Receipt 11/13/25, DRD 01/16/26).

Ms. Burdick stated that this iteration of the application has not changed at all from the one

that was approved at the beginning of the year, previously number application

PZ#24-12SITE. She reminded the Commission that the original application had to be voiced

due to the lack of filing of the mylar plans with the Town. She stated there should be no

conflict as the Zoning Regulations have no changed as of the submittal date of the new

application. Peter Gardner of Dieter & Gardner, 1641 CT-12, Gales Ferry, reviewed the site

plan with the Commission.

Staff and the Commission stated that because this is a new application, they will table the

application to the next regular meeting to allow time for town staff to make comments if

necessary.

MOTION to table application PZ#25-8SITE to the PZC Regular Meeting of December 11,

2025

MOVER: Ribe

SECONDER: Miello

Discussion followed:

Commissioner Harwood asked for clarification on the declaration of easement agreement

that was included in their handouts. Ms. Burdick stated that the easement agreement was

previously a condition of approval for application PZ#24-12SITE that has now been included

with this application.

TABLED

RESULT:

Beth E. Ribe

Matthew Miello

MOVER:

SECONDER:

Wood, Miello, Ribe, Harwood, and Woody

Spaziani, and Lockhart

AYE:

NON-VOTING

Approval of PZC 2026 Regular Meeting Schedule

MOTION to approve the PZC Regular Meeting Schedule 2026

APPROVED AND SO DECLARED

Nathaniel Woody

RESULT:

MOVER:

James Harwood

SECONDER:

Wood, Miello, Ribe, Harwood, and Woody

Spaziani, and Lockhart

AYE:

NON-VOTING

Election of Officers

MOTION to elect Marcelle Wood as Chairman, Nate Woody as Vice Chairman and Beth

Ribe as Secretary of the Planning & Zoning Commission

APPROVED AND SO DECLARED

Nathaniel Woody

RESULT:

MOVER:

James Harwood

SECONDER:

Wood, Miello, Ribe, Harwood, and Woody

Spaziani, and Lockhart

AYE:

NON-VOTING

APPROVAL OF THE MINUTES OF PREVIOUS MEETINGS

PZC Regular Meeting Minutes of October 9, 2025

Ms. Burdick stated that staff has not had sufficient time to review and approve the minutes as

asked that the Commission table this item to the PZC Regular Meeting of December 11,

2025. The Commission tabled the minutes.

TABLED

RESULT:

XI.

CORRESPONDENCE

None.

XII. REPORTS

ZEO Staff Report of November 13, 2025

Ms. Burdick stated that Hannah had distributed her staff report for the Commission and if

they had any questions they can call or email her at any time.

Planner’s Report of November 13, 2025

Ms. Burdick stated that she received an email from the Mayor which included a forwarded

letter from Ms. Lee Ann Berry of 78 Military Highway, Gales Ferry, with proposed interview

questions for Commission applicants. She stated that this letter was presented at the Admin

Committee. She stated that because the proposed questions pertain to the Planning & Zoning

Commission the correspondence had been forwarded to her. She stated that there was one

applicant for the Planning & Zoning Commission that the Admin Committee decided to

table until the next meeting due to be opposed by one resident.

Commissioner Woody stated that if Town Council and the Admin Committee have questions

about what qualifications an applicant must have to join the Planning & Zoning Commission

they should probably ask the currently acting Planning & Zoning Commission Members.

XIII. Executive Session: Pending Litigation - City of Groton v. Town of Ledyard Planning &

Zoning Commission, Et Al - Docket No. HHD-LND-CV-24-6194782-S.

MOTION to recess the regular meeting to go into executive session and invite in Land Use

Attorney Robert Avena and Land Use Director Elizabeth Burdick\

RESEULT:

5-0 ENTER EXECTUTIVE SESSION

MOVER: Ribe

SECONDER: Harwood

AYES: 5 Wood, Woody, Harwood, Millo, Ribe

NON-VOTING: 2 Spaziani, Lockhart

XIV. Consideration and possible vote on proposed settlement language. Pending Litigation City of

Groton v. Town of Ledyard Planning & Zoning Commission, Et Al – Docket No.

HHD-LND-CV-24-6194782-S

MOTION to exit the executive session at 8:29 p.m. where no votes were taken and that the

Commission resume the public meeting

RESEULT:

5-0 EXIT EXECTUTIVE SESSION

MOVER: Wood

SECONDER: Woody

AYES: 5 Wood, Woody, Harwood, Millo, Ribe

NON-VOTING: 2 Spaziani, Lockhart

XV. ADJOURNMENT

Commissioner Ribe moved the meeting be adjourned, seconded by Commissioner Harwood

VOTE:

5- 0 Approved and so declared, the meeting was adjourned 8:30 p.m.

Respectfully submitted,

__________________________________________

Chairman Wood

Planning & Zoning Commission

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

Town.