03:18:40The primary focus of the meeting was the application by Howling Woods Farm to continue operating as a wolf dog sanctuary. Located on a 3.8-acre property within a rural and wooded area, the farm had been functioning without specific zoning approvals, prompting the need for a D1 use variance. The meeting began with a presentation from the farm’s representatives, who underscored the sanctuary’s mission to rescue wolf dogs facing euthanasia and provide educational opportunities for the community.

01:44:41The board heard testimony regarding the farm’s operations and its compliance with agricultural zoning laws. A professional planner testified about the sanctuary’s compatibility with the township’s rural character, highlighting its location adjacent to the Collier’s Mills Wildlife Management Area. The planner emphasized the property’s suitability for the sanctuary, given its rural setting and the natural buffering provided by surrounding wooded areas.

02:26:05A significant aspect of the discussion centered around the property’s dual use as both a sanctuary and a residence. The board deliberated on whether the sanctuary constituted a principal use or if it was an accessory to the residential use. The applicant maintained that the sanctuary was the primary use, with the residence serving as a necessary component of the sanctuary’s operations.

01:22:30Public support for the farm was overwhelming, with residents expressing admiration for its contributions to the community. Testimonials highlighted the farm’s engagement with local veterans and disabled children, providing therapeutic experiences and fostering community connections. Several residents, including those living adjacent to the farm, praised the peaceful coexistence with the sanctuary and its positive impact on their quality of life.

02:55:52The issue of buffering and fencing was also addressed, with the applicant proposing an eight-foot fence to ensure the safety of the wolf dogs. The board considered whether a variance was necessary for the fence, ultimately deciding in favor of granting one. Concerns about emergency vehicle access were mitigated by assurances from the farm’s representatives that the property’s layout accommodated such needs.

The meeting also touched on operational specifics, such as the number of wolf dogs housed at the facility, currently numbering 15 with a maximum capacity of 20. The board sought clarity on waste management, confirming the presence of a dumpster and recycling services. The applicant provided a statement of operations to outline the farm’s activities, emphasizing that any expansion would require further board approval.

In granting the variance, the board acknowledged the absence of formal complaints about the farm’s operations and recognized its longstanding presence as a positive factor. The decision included conditions to ensure that future operations adhered to the established norms, with a recommendation for a memorandum to inform potential future property owners of the zoning board’s approval.

The meeting continued with discussions on other development projects, including a proposed residential development within the RG2 zone. The board reviewed changes to the project, resulting in a reduction of lots due to updated Pinelands regulations and stormwater management requirements.