Goshen Planning and Zoning Commission
07/28/26 7:30 p.m.
Present: Vice Chairperson Lu-Ann Zbinden, Shilo Garceau, and alternate Dustin Mosley.
On Zoom: Jared Denis.
Absent: Chairman Jonathan Carroll, Patrick Lucas, Jerry Abrahams, and Christopher Hurlburt.
Others present: Spencer Musselman, Marissa Wright, Enforcement officials.
This Goshen Planning and Zoning Commission (PZC) session was a hybrid meeting with the Affordable Housing Plan Committee (AHPC), represented by Chairman Lynette Miller. The meeting was called to order by Zbinden at 7:34 p.m., and minor corrections to the June 23 and July 7 minutes were presented. Shilo Garceau moved for both sets of minutes to be approved, Dustin Mosley seconded the motions, and each motion carried unanimously.
In Old Business, the Commission made several updates to the Goshen Plan of Conservation and Development (POCD). These included adding the definition of occupied dwelling units; several minor typographical changes; moving a footnote from one page to another; and adding the name “Goshen” to the Median Home Value and Median Sale Price paragraphs.
Miller, on behalf of the AHCP, suggested some language changes to the PCOD related to removing Litchfield from the Regional Demographic Comparison graph and the Regional Median Home Values information; adding a footnote regarding Litchfield being an outlier; and changing language about diversity of town housing stock.
The panel had an extended discussion on comparisons between Goshen and Litchfield, and Goshen and other nearby towns, before settling on the footnote regarding Litchfield. The population growth percentage in Goshen doesn’t compare directly in reality to Litchfield as the numbers might imply, for example, Commissioners agreed.
“I think out of these towns, Litchfield has the biggest impact on Goshen,” Land Use Officer Spencer Musselman said as the Commission debated how to accurately reference Litchfield in the POCD.
“I agree with Lynette,” Garceau said. “To compare Goshen with Litchfield is apples to zucchinis.”
Ultimately, Garceau moved, with a second by Mosley, to approve the Housing section of the PCOD on the condition the changes just discussed in this same meeting are made. The motion was unanimously approved.
In her report, Zoning Enforcement Officer (ZEO) Marissa Wright gave updates on several ongoing situations.
54 Bare Hill Road. Commercial materials are still being removed at this location, site of the Forsaken Lands Haunted Attraction. Gary Stengo Jr. was sent a letter to confirm no further commercial activity, and he responded May 26, “We will NOT be hosting the haunt at this location moving forward.”
225 North Goshen Road. A brief wetland report and flagging was completed by Wetland Scientist Martin Brogie, LEP, Principal Scientist, MBI. The Commission requested a full assessment and flagging of wetlands on the property.
70 Turkey Hollow Lane. This is regarding Pine Valley Materials, Jared Denis, and a May 18 letter regarding a site visit to the quarry property. No zoning violations were noted during the April 24 site visit. Appeal of the decision went to Zoning Board of Appeals (ZBA), and the application to overturn the ZEO decision was denied at the last meeting.
81 Kubish Road. Multiple complaints from Buzziena White, 192 Kubish Road, were received regarding wetland and zoning impacts on her property from the 81 Kubish Road dirt bike track area, equipment, and disturbed soil. A second site visit is planned; the first site visit found no apparent violations, Wright reported.
AJs Steak & Pizza. The Town continues to receive complaints lodged by Kim Durham about loud noise and smell from the restaurant.
80 Holmes Road. Mike’s Beehives was the subject of reports of an unapproved commercial retail business being operated in an RA5 Zone. The
owner was contacted, informed on what is allowed and what is in violation of zoning regulations, and invited to a meeting to talk to Commission members.
A letter from attorney Charles R. Ebersol, Jr. to the PZC was provided to Commissioners, and Ebersol gave a timeline by which Edward Bahr sought pre-approval from Spencer Musselman, Land Use Officer, to start Mike’s Beehives; was monitored by the Goshen Building Inspector during construction; and received a compliance certificate regarding zoning regulations from Musselman in February. The attorney attached a copy of the February approval memo from Musselman.
Permits issued were as follows:
June 29: Shady Lawn Farm LLC, 411 Beach St., for 30-inch temporary pool.
July 10: Justin Noreika, 40 Turkey Hollow Lane, for a garage; Regional School District No. 20, 50 North St., remove existing shed, new shed to be located across from walkway of existing shed; Copt Fitness LLC, Meadowcrest North, no description.
July 11: David J. Merriam, 93 Gray Lane, for a garage; Norval R. Lunan, 112 Wellsford Drive, for a new deck; Danielle Marie Mastrocola, 602 Sharon Turnpike, for a shed.
July 27: Deborah L. Monda, 21 Tamarack Lane, accessory structure addition.
Garceau moved to approve the ZEO report, while Mosley seconded the motion, which then was unanimously approved.
The meeting was adjourned at 9:23 p.m. on a motion by Mosley, second by Garceau, and unanimous agreement.
The Commission was set to meet Aug. 25 for its regular monthly session.
