741 Colonel Ledyard Highway

Ledyard, Connecticut 06339

TOWN OF LEDYARD

Planning & Zoning Commission

Meeting Minutes

Chairman

Tony Capon

Regular Meeting

Thursday, May 11, 2023

6:00 PM

Council Chambers - Hybrid Format

CALL TO ORDER

Chairman Capon called the Regular Meeting of the PZC to order at 6:02 PM. The meeting

was hybrid with some attending in person and others via Zoom.

II.

PLEDGE OF ALLEGIANCE

III.

ROLL CALL APPOINTMENT OF ALTERNATES

In addition to Commission members the following staff members were also present: Juliet

Hodge, Director of Planning & Development, Makenna Perry, Admin. Asst. and Alex

Samalot, Zoning Enforcement Officer (training).

Commissioner Marcelle Wood

Chairman Tony Capon

Present

Alternate Member Thomas Baudro

Commissioner Paul Whitescarver

Alternate Member Jessica Cobb

Commissioner Gary St. Vil

Commissioner Howard Craig

Excused

IV.

CITIZENS PETITIONS (LIMITED TO NON-AGENDA ITEMS)

Ann Donovan, 57 Seabury Avenue, spoke on behalf of the Parsonage Hill Manor Home

Owners Association. Ms. Donovan expressed concerns regarding the pre-application at 84

Silas Dean. More specifically, the limited water supply and the cul-de-sac being too narrow

for emergency personnel and vehicles. The Parsonage Hill Manor HOA is requesting that a

traffic study be conducted, as well as a scheduled site walk for the public to attend. The

Parsonage Hill Manor HOA believes that the access to the proposed development should be

off of Shewville Rd. or Silas Dean.

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

None.

VI.

PRE APPLICATION OR WORKSHOP

None.

VII. PUBLIC HEARINGS/APPLICATIONS

2023 Housing Plan

Chairman Capon opened the public hearing at 6:08 PM.

John Guskowski, Planning Consultant from Tyche Planning and Policy Group, presented the

2023 Ledyard Housing Plan.

The following people had comments:

Eric Treaster, 10 Huntington Way, expressed his concerns about the Plan. Mr. Treaster was

concerned that the recommendations in the Plan would result in an increase of affordable

housing, and that the only way to do so would be to make the development of affordable

housing more profitable for a developer. He suggested that the Commission allow 6,000sf lot

developments and new mobile home parks.

Mike Cherry, 5 Whippoorwill Dr, agreed with Mr. Treaster with respect to the need for

increased density, but pointed out that this was very difficult without public water and sewer.

Commissioner Cobb, provided comments and asked that certain data be clarified. She

addressed some of Mr. Treaster's comments and pointed out that Policy #2 re: promoting

CHFA loans is a way to increase the number of qualified affordable homes and that CGS

8-30g already allows a density bonus which increases the profitability for developers.

Commissioner Whitescarver asked Mr. Guskowski what a private/public partnership with a

company like Electric Boat to provide workforce housing would look like and how it would

function.

There were no further comments. Chairman Capon closed the public hearing at 7:00 PM.

Planning Director, Juliet Hodge, explained that not all developers are for profit, some

housing developers are non-profit agencies.

The voting Commission members gave their final remarks about the Plan.

Commissioner Wood supported all of the policies addressed in the Plan, except for the 12th

proposed policy regarding the conversion of larger homes to micro-assisted living facilities.

He felt that policy was unclear and could cause confusion.

Commissioner Whitescarver explained the importance of providing sewer and water

infrastructure in order to support more housing. He was in support of the Plan.

Commissioner St. Vil appreciated the work that has gone into the Plan. He agreed with the

policies, and agreed with Commissioner Whitescarver that infrastructure is critical.

Commissioner Baudro explained the need to rezone certain properties in order that they be

used for housing. The Commission discussed several properties that might be suitable.

The Commission determined that a 'housing opportunity area' should be included on the

map. The area in Ledyard Center where water and sewer are available and/or near the

planned extension of the sewer line will be identified as the housing opportunity area for

now.

Chairman Capon made a MOTION to approve the 2023 Housing Plan with the

addition of the Housing Map and clarifications to certain data and policies as

discussed. Commissioner Wood seconded the motion. Motion Passed.

APPROVED AND SO DECLARED

Tony Capon

RESULT:

MOVER:

Marcelle Wood

SECONDER:

Application PZ#23-3 of the Town of Ledyard, 741 Colonel Ledyard Highway, Ledyard, CT

06339 for amendments to The Town of Ledyard's Zoning Regulations, Section 8.31

Short-Term Rentals, Hosted; and Section 2.2 Definitions (Mixed-use Commercial/Industrial)

to add the words "or development" ; and to add Accessory Apartment to Section 6.4 Use

Table. (No action - continued to June 8, 2023)

Chairman Capon continued the public hearing to June 8, 2023 at 6:00 PM.

CONTINUE

RESULT:

Application PZ#23-4SUP of Gales Ferry Intermodal LLC / Heller, Heller, McCoy, 549 South

Street, Quincy, MA 02169, for a special use permit for the construction of an industrial

building with appurtenant facilities on a portion of the property located at 1761 Connecticut,

Route 12, CT.

The Applicant requested a 35 day extension from the Commission. Chairman Capon

resumed the public hearing, and continued the public hearing to June 8, 2023 at 6:00 PM.

CONTINUE

RESULT:

Application PZ#23-5CAM of Gales Ferry Intermodal LLC / Heller, Heller, McCoy, 549

South Street, Quincy, MA 02169, for coastal area management approval for the construction

of an industrial building with appurtenant facilities on a portion of the property located at

1761 Connecticut, Route 12, CT.

The Applicant requested a 35 day extension from the Commission. Chairman Capon

resumed the public hearing, and continued the public hearing to June 8, 2023 at 6:00 PM.

CONTINUE

RESULT:

VIII. OLD BUSINESS

None.

IX.

NEW BUSINESS

Application PZ#23-6SUP of Dieter and Gardner, Inc, 1641 Route 12, Gales Ferry, CT

06335, for a special use permit at 1340 Baldwin Hill Road, Gales Ferry, CT 06335, for

renewal of a former excavation permit.

Chairman Capon set the public hearing for June 8, 2023 at 6:00 PM.

APPROVAL OF MINUTES

Draft Meeting Minutes - April 13, 2023

Chairman Capon made a MOTION to approve the meeting minutes from the April 13,

2023 meeting with minor amendments. Commissioner Wood seconded the motion.

Motion passed.

APPROVED AS AMENDED

Tony Capon

RESULT:

MOVER:

Marcelle Wood

SECONDER:

XI.

CORRESPONDENCE

Connecticut Federation of Planning and Zoning Agencies - Quarterly Newsletter - Spring

2023

The Commission received the Connecticut Federation of Planning and Zoning Agencies -

Quarterly Newsletter - Spring 2023 Edition.

XII. REPORTS

Planning Director Report

Planning Director, Juliet Hodge summarized her report. Ms. Hodge explained that Alex

Samalot, the new Zoning Enforcement Official, has been training and working on

enforcement cases. He will begin CAZEO classes this month.

XIII. EXECUTIVE SESSION - Perkins - Pending Litigation

Atty. Carl Landolina was not present, therefore, the Commission did not hold the Executive

Session.

XIV. ADJOURNMENT

Without objection, the meeting adjourned at 7:31 PM.

This was Approved and so declared.

APPROVED AND SO DECLARED

RESULT: