FREEHOLD TOWNSHIP ZONING BOARD OF ADJUSTMENT MINUTES MAY 14, 2015

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1 FREEHOLD TOWNSHIP ZONING BOARD OF ADJUSTMENT MINUTES MAY 14, 2015 Chairman Decker called the Zoning Board of Adjustment meeting of to order at 7:30 p.m. He read the notice of the Open Public Meetings Law and the Sworn Testimony announcement. There was a salute to the flag. Present: Absent: Mr. Lundberg, Mr. Apostle, Ms. Kurtz, Mr. Jennings, Mr. Yoon, Mr. Elowitz and Mr. Decker Mr. Asadi and Mr. Caiazza MINUTES: Also Present: Dennis Galvin, Esq., Paul Grygiel, Planning Consultant and Nancy Torre, Administrative Officer A motion to approve the minutes of April 23, 2015 was made by Mr. Elowitz, seconded by Mr. Jennings and passed with the following members voting in favor of the motion: Mr. Elowitz, Mr. Yoon, Mr. Jennings, Ms. Kurtz and Mr. Decker. RESOLUTIONS OF MEMORIALIZATION: Application #3-15/SP# New York SMSA Limited Partnership d/b/a Verizon Wireless Block 70, Lot 21 7 Schlectweg Way A motion to approve the Resolution was made by Mr. Lundberg, seconded by Mr. Elowitz and passed with the following members voting in favor of the motion: Mr. Elowitz, Mr. Yoon, Mr. Jennings and Mr. Lundberg. Application #8-14/# Yellow brook Property Company Legend Hollow Estates Block 86.01, Lot 20 Gully Road and Wemrock Road A motion to approve the Resolution was made by Mr. Apostle, seconded by Mr. Yoon and passed with the following members voting in favor of the motion: Mr. Elowitz, Mr. Yoon, Mr. Jennings, Ms. Kurtz, Mr. Apostle, Mr. Caiazza and Mr. Decker. NEW APPLICATION: Application #16-14/# Guidon Sorbo/Ruffin It, LLC Camp Bow Wow Block 43, Lot Ginesi Drive Amended Preliminary & Final Major Site Plan and Use Variance to construct an 8,040 sq. ft. building to be used as a boarding facility for dogs (daycare, overnight, grooming, training) and an 8 high stockade fence.

2 Page 2 Vincent Halleran, Esq. appeared on behalf of the applicant. Ron Gasiorowski, Esq., 54 Broad Street, Red Bank, New Jersey said he is here because initially Edward Liston an attorney from Toms River was going to be representing the objectors. However, because of illness he is here instead. He represents a group of seven property owners who own buildings and have businesses on Ginesi Drive and they are collectively objecting to the application. The individual who contacted Mr. Liston was Robert Novison who is present tonight. Mr. Halleran asked if service was accepted. Mr. Galvin said yes. Mr. Halleran said this is the application of Camp Bow Wow to operate a state of the art dog boarding facility and gave the location. John Ploskonka, P.E. appeared and was sworn. His credentials were accepted. Mr. Halleran asked him to give a brief description of the property and what is proposed. Mr. Ploskonka said his client would like to construct a specialized boarding facility for dogs on the corner of Center Street and Ginesi Drive. He explained Ginesi Drive was a subdivision that was created in the LI zone that has industrial buildings on it throughout except for the corner piece which is vacant. There was a flex building approved by the planning board in 2006 on that property. He said from 2007 to 2012 it became difficult years to build and the project fell by the wayside. The applicant had the approval but didn t build. He referred to an aerial marked P-25 and described it. He said they read the reports and will comply with them and addressed various comments. There is parking in the front, stormwater basin at the corner, behind the building a dog run enclosed with an eight foot fence and water and sewer on the site. Mr. Decker asked if there were any questions from the board. Ron Gasiorowski, Esq. said he has questions with regard to the description. In his testimony Mr. Ploskonka referred to this as being a specialized boarding facility. Mr. Gasiorowski said this is a dog kennel isn t it. Mr. Ploskonka said he wouldn t consider it a dog kennel. Mr. Gasiorowski asked if the purpose is for housing and boarding dogs. Mr. Ploskonka said yes. Mr. Gasiorowski said in regard to the basin is it a retention or detention basin. Mr. Ploskonka said detention. Mr. Gasiorowski asked if it picks up drainage only from this site or from other surrounding uses as well. Mr. Ploskonka said just this site. Mr. Galvin asked if there was anyone else in the public who has a question for this witness. No one wished to speak. Guidon Sorbo applicant appeared and was sworn. He distributed a packet that was marked as an exhibit. He said he will be running the business along with his wife and two sons. Mr. Halleran asked him about his experience in attempting to open this facility, the need for it and what makes this property uniquely suited. Mr. Sorbo said the property is uniquely suited in Freehold because it s a good area, gives them plenty of property and area for outdoor dog runs. There aren t any other dog businesses in the township. He explained the operation, number of staff, hours of operation and that they will provide daycare, grooming, training and overnight boarding. He referred to the packet distributed and described it. Mr. Decker said there is a considerable portion of the day there is no one in attendance with these animals, is that correct. Mr. Sorbo said yes from 7:00 p.m. to 7:00 a.m. but they are in their cabins and can be remotely monitored at any time. They have fire and security systems and the temperature is climate controlled. They did a study and there are over 6,000 registered dogs in Freehold Township. There was a discussion regarding other locations and boarding for vacations. Mr. Decker asked

3 Page 3 what the maximum number of dogs they would have at any one time. Mr. Sorbo said about one hundred-twenty. He said on the week ends they wouldn t do day care just strictly boarding. Mr. Jennings asked what requirements have to be met. Mr. Sorbo said they have to be up to date on shots; there is a two hour interview process which he explained. Mr. Yoon asked about emergency medical care for the dogs. Mr. Sorbo said VCA is the parent organization of Camp Bow Wow and near by also there is a veterinarian in Poets Corner down the street. Mr. Decker asked if there were any questions. Ron Gasiorowski said regarding occupancy there will be seventy-five cabins and that would accommodate seventy-five dogs that would be there on an overnight basis. Mr. Sorbo said at the maximum yes. Mr. Gasiorowski said you also have a provision for day care which you hope to service one hundred-twenty dogs. Mr. Sorbo said yes that includes them. Mr. Gasiorowski asked if it would be greater than one hundred-twenty. Mr. Sorbo said he doesn t think they could handle that in the cabins and runs. Mr. Gasiorowski said would it be fair to say that all of those dogs whether overnight or day care at some time during the course of the day are out on the dog runs. Mr. Sorbo said yes but not at the same time. Mr. Gasiorowski asked when dogs in the cabins are rotated, how often will they be able to be in the outdoor play area. Mr. Sorbo said if they are rotated outside the cabin they will be in the indoor play area but will have access to go outdoors to relieve themselves. Mr. Gasiorowski asked if the day care dogs are brought into the indoor play areas and have access to the cabins. Mr. Sorbo said they are brought into the indoor play areas and are part of the rotation to give them a break to get access to the cabins. Mr. Gasiorowski said if you have forty to fifty dogs outside playing how many counselors would you have. Mr. Sorbo said one counselor for fifteen dogs and one per yard. Mr. Gasiorowski said isn t it part of a dog s life when interacting with other dogs to bark. Mr. Sorbo said no, not normally. There was a discussion regarding other sites they looked at, the maintenance of runs and franchise area. There was a brief recess and the board reconvened at 9:00 p.m. Bert Charles Renaldi, Camp Bow Wow Franchising Inc. appeared and was sworn. He is the representative of corporate and works in site search and development. He has had a hand in personally opening approximately one hundred Camp Bow Wows over the years. He has worked for Camp Bow Wow for eight years. Mr. Halleran asked him how this site will operate. This camp is typical in size and scope of a lot of their camps. It will be approximately 8,000 square feet, with seventy-five to eighty boarding units; 1,500 square feet of camp will be office area that includes office, lobby, grooming, break room and prep area. The rest of the building will be dedicated to the cabin area and indoor play yards. He said dogs are separated by size and temperament. They have to have a trained certified camp counselor who is trained in pet first aid and CPR in each dog run at that time. He described the interior and exterior setup and the artificial turf. There will be an eight foot exterior vinyl fence to mitigate noise and will also use special kinds of applications in the walls. They use hospital grade chemicals in the yards and clean up after dogs immediately. Mr. Halleran asked about training the operators and employees. Mr. Renaldi said they are trained in their corporate facility in Colorado. When they are ready to open their facility they assist them with further training. Mr. Halleran asked if corporate monitors the facility. Mr. Renaldi said they monitor it through there corporate office and have a web cam system and visit the facilities unannounced periodically. They plan scientifically designed music, smoke detectors, burglar alarms and temperature control. If approved this would be the ninth camp in New Jersey and they operate one hundred twenty-

4 Page 4 seven nationally. He explained the interview procedure for when a dog comes in. Mr. Decker said regarding dog temperament what happens when they fight. Mr. Renaldi said they have emergency equipment in every play yard and explained the steps that are taken. He said they dismiss a dog if it is disruptive. Mr. Decker asked if there were any questions. Mr. Yoon asked about the site search process. Mr. Jennings asked why this flex space is an ideal location for this type of facility. Mr. Renaldi said yes because the way they develop their territories is they are broken down by zip codes, so they know the demographics and how many dogs are within that zip code. Mr. Apostle asked if he was involved with this site selection. Mr. Renaldi said no. Mr. Decker asked if there is a checklist that corporate puts out for a potential franchise. Mr. Renaldi said yes, it can t be close to residential. Mr. Elowitz asked why. Mr. Renaldi said because they have the idea of old time kennels with the dogs in runs all day barking and unsupervised. Mr. Elowitz said it is a perception issue with residents but in practice it hasn t been an issue. Mr. Renaldi said no. Mr. Apostle asked him to describe the types of business that encircle the proposed site. Mr. Renaldi said this is a pretty mixed use area, offices, party place and a food manufacturing facility. Mr. Decker asked what environmental guidelines they provide to their franchises i.e. handling of waste. Mr. Renaldi said they spray the play yards everyday and change the waste cans. Mr. Galvin asked where the waste goes. Mr. Renaldi said in compactor bags into dumpsters. Mr. Decker asked if the chemical treatment is environmentally friendly. Mr. Renaldi said absolutely. There was a discussion regarding the dog population and the need for this facility in the township. Ms. Kurtz asked if they are aware of the Four Seasons facility. Mr. Decker asked if there are any other questions. Ron Gasiorowski asked if this site received corporate approval. Mr. Renaldi said no. Mr. Gasiorowski asked if he ever operated a Camp Bow Wow. Mr. Renaldi said no. Mr. Gasiorowski said one of his clients has a facility immediately next door to this facility and is concerned about noise and asked if he recognizes that as being a fact. Mr. Renaldi said yes he does. Mr. Gasiorowski asked if he is familiar with the noise standards in the State of New Jersey which is regulated by the Department of Environmental Protection as well as the Freehold Township ordinances. Mr. Renaldi said no. Mr. Gasiorowski asked in general would he agree that a person who has an office building is in fact also entitled to protection from noise. Mr. Renaldi said sure. Mr. Gasiorowski referred to testimony regarding utilizing special baffling techniques to prevent the noise that takes place inside the building from getting to the outside. Mr. Renaldi said correct. Mr. Gasiorowski asked what about the noise outside from those dogs. Mr. Renaldi said they aren t outside very much. Mr. Gasiorowski said isn t that a concern when they are outside. Mr. Renaldi said no because they have people monitoring them. He said if they get noisy they dismiss them. A discussion followed. Mr. Gasiorowski asked how they deal with dogs that relieve themselves when entering the facility. Mr. Renaldi said they have a time line of duties that takes care of that. Mr. Decker asked if there are any other questions. He said they will carry the application to the June 11, 2015 meeting with or without notice and entertained a motion. A motion to carry Application #6-14/# Guidon Sorbo/Ruffin It, LLC Camp Bow Wow to the June 11, 2015 meeting without further notice was made by Mr. Apostle, seconded by Ms. Kurtz and passed with the following vote: Aye: Mr. Elowitz, Mr. Yoon, Mr. Jennings, Ms. Kurtz, Mr. Apostle, Mr. Lundberg and Mr. Decker. Mr. Galvin said when he looks at the site plan he wonders if there might not be an accommodation that the parties should be talking about. Mr. Gasiorowski said it s his understanding they have met. Mr. Halleran said they met at his office for two hours all questions were answered. Mr. Galvin said we are not going to discuss what could happen. He doesn t

5 Page 5 know what the board will say yes or no to but they have the dog run next to their property and if it were on the other side of the property that may or may not solve people s problems. Mr. Decker said that Mr. Folta has resigned from the board effective tomorrow because he has taken a new position with shift work. ADJOURNMENT: A motion to adjourn the meeting was regularly made, seconded and passed. The meeting concluded at 10:01 p.m. Nancy Torre Administrative Officer Jeffrey Decker, Chairman Zoning Board of Adjustment