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Irish Jacks/Violet Meadow FarmUnethical Business Practices

Beware of Susan Sarao of Violet Meadow Farms, also known as Irish Jacks! The puppies are adorable, but they are imported from mills in Ireland and receive no vetting prior to going up for sale. She does all the vaccinations and worming herself (is this legal?). She also sells puppies with congenital problems and then tries to wait until you bond to them so she can keep your money. All the while she plays mind games and tries to make you feel guilty, when she is the one being dishonest. When I returned the puppy to her because she would not cover the vet bills for pre-existing congenital conditions, she was hostile and angry, and said that my vet must have been "very thorough" to find the hernia problems because she couldn't see them. As if she is a vet! She suggested solving the hernia problem by massaging the puppy's abdomen roughly until it causes damage, makes scar tissue and closes up the hernias. ??? She easily has 25-30 puppies and young dogs onsite at any time, with more constantly on the way. In addition to the puppy I bought (and returned) there, which had bilateral inguinal hernias and allergies, I know of one other dog purchased there who had kennel cough, severe skin allergies and ended up needing patella surgery on a rear leg. Her prices are beyond outrageous and way overpriced for the dogs she sells. Please do not use this puppy broker!!

Responses

  • Di
    disapointed for sure Aug 03, 2013
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    a verified customer
    Verified customer

    I will not mention the breeder on this thread who is speaking out against other breeders, as if she is so so very ethical with her JR kennel herself ! She is not ! Long long story ( COMPLAINT) here on her way of doing business. I had chosen after weeks and weeks of study on a IJR breeder. Chose her IRISH site, and proceeded to do business with her. After being told she would need a deposit on a puppy of my choosing. The pup's dam and sire litter was not born yet, but where on the way. What had happened was her very popular SIRE had become ILL, at the time she thought it may have been a genetic disorder and had to remove the stud from her breeding's. Only thing wrong was I had deposited 200.00 on one of HIS PUPPIES !!! Now what ??? Well I thought it best, since the whole reason for me choosing to purchase one of her pups was because he was such a GREAT DOG ! In the end, I requested my deposit BACK, , and she REFUSED to give it to me ! SO, I was out 200.00 from SO CALLED, ETHICAL IJR breeder !!! She is the one who did NOT stand up to her end of the deal, not I ! But she felt right to keep some ones deposit ! NICE ! So buyers DO BEWARE .. there are MANY OTHER so called ethical breeders out there, who are not !

    0 Votes
  • Ze
    Zenster Jul 01, 2013

    We got a beautiful Jack Russell from Susan Sarao and she has always been the sweetest most beautiful dog. However, from the day we brought her home she has been sickly. It started with the Giardia that we brought her home with. We then learned that she had a chronic digestive issue - 2 to 4 times a month did not ant to eat, loud gurgling noises in her stomach, wanted to eat grass, had to just lie down and "sleep it off" 24-36 hours. We tried everything diet and vet wise and nothing ever helped. When she was healthy she was the happiest dog, but 4-8 days a month she was sickly.
    Then suddenly at 9, she was having trouble breathing and X-Ray showed fluid in her chest cavity caused by cancer that had traveled to the linings of her lungs. It was the end at only 9 years old and we were devastated and are still heartbroken.
    Our only solace now is the realization that Susan is a puppy mill and we rescued our Jack Russell from a puppy mill and gave her 9 happy years.

    0 Votes
  • Wi
    willinas May 03, 2013

    i have Very cute, Pomeranian female and Male Adoption Email me at ( [email protected] ) for more pics and info

    0 Votes
  • Mi
    Mike Mal Feb 06, 2013
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    a verified customer
    Verified customer

    I wish I had known this information back in 2004 when I purchased my "Irish Jack" from VMF. While my dealings with Susan back then were pleasant and any opinions I may have are based on what I have read here, this board has cast enough suspicion on VMF that I would never have purchased a dog from them.

    I got Zero back in 2004. He did not have any health issues. Susan was very nice and I even brought him back to her so she could watch him a few weeks after I got him for a few days. No complaints.

    But... At about 2 years, he snapped at me and drew blood. Having never owned a dog before, I believed I was partly at fault, and while he was punished to timeout, I didn't think must of it. He is and has always been a good dog in the sense that he doesn't chew things that aren't his toys and he listens to commands (verbal and hand) very well. Despite the typical "Jack" traits of barking a lot and being very nosey, many would say he was a good dog.

    However he is a very timid and high strung dog. Sometimes he is so high strung that he that he shakes. While he can be a very loving and submissive dog, he bites. After his first episode at age 2, he snapped again about a year later. At the age of about 4 or so, he bit me again. At this point, while I was very frustrated, I also loved the little guy and contacted a trainer. We worked with him and he responded well. He is a smart guy. The problem is he can be moody and will snap (viciously) at a moments notice. And 5 seconds after biting or trying to bite, he will roll over onto his back (he knows he's done bad) and will try and be your best friend.

    He is also very protective. My mother watched him for a few weeks and now if you try and approach her to hug her, Zero will go into his deep growl and kinda lunge at your feet. He will do the same if you lean over her on the couch or something and he is at her feet. And he will bite you if you get close enough.

    Unfortunately at age 7, he suffered an ruptured herniated disc. By the time they did the surgery, he was paralyzed in his hind quarters and had lost the ability to urinate. They gave him a 50/50 chance of regaining his mobility. After about $12000 on surgery, vet visits, physical therapy and many hours of me working with him, he was almost back to normal. He moves a little funny, but is able to run around and go up and down stairs again. While it was a very trying time, it was wonderful to see him start kicking his legs in the pool again and start to recover.

    However, I believe the whole traumatic experience made him much for frightful of situations. Shortly after the he started walking unassisted, he started to attack my wife when she would approach me. When I would grab him to keep him from doing so, he would bite me and once drew blood pretty badly. I was at the point where I was ready to give him up. I contacted my vet, who was also his physical therapist and she had a trainer come over. We worked with him a little bit, but I can't say that it helped.

    We have learned how to avoid "biting" situations, but with a baby on the way, I am not very comfortable with him around the baby or any children for that matter. He can be a great little play guy and then all of a sudden... SNAP. He is also very food aggressive. I have been working with him to resolve this, but he will still bite you if you mess with him when he is eating or if he happens to get some food that doesn't belong to him and you try and take it from him. Funny thing is if we are walking and we spot some food in our path and I tell him to "leave it", he will leave it. But if I don't see it and he grabs it before I say to "leave it", it's his. Actually for a long time he would let me take it from him, but recently I tried and he bit my hand pretty viciously.

    I have not had him for almost 9 years and I do love him, but I am just about at wits end with him. And with a baby coming, he is one strike away from doggy heaven. I'm just not sure what to do. Re-homing a biter is not really an easy thing to do. Putting him in another room does not work as he will howl and bark and bark until he has no voice. And that takes days. My vet has recommended getting him used to wearing a basket muzzle. He has no problem when I put a grooming muzzle on him, so I think he will take to it, but to have to wear it all the time just stinks for him.

    He really is an adorable and great little guy (a lot of the time), but the biting is just dangerous.

    So what does this all have to do with VMF. My vet believes his issues stem from neurological issues indicative of inbreeding and puppy mill practices. When she asked where I got him from I said "this great little farm in NJ". I recently did a Google search and surprisingly found this message board.

    My take from what I read here is this. Where does VMF get their dogs from? Who is the breeder in Ireland? Why won't they disclose this? Why would a breeder sell puppies to a broker? They wouldn't. Only a puppy mill would. This is very saddening and disheartening. Unfortunately I was a 25 year old guy who just wanted a cute little Irish Jack at the time and didn't know enough to do my homework.

    While I can only make an informed decision based on what I currently know, I would have to say that I believe that VMF is frauding many of their customers. Shame on you...

    0 Votes
  • Sa
    sabrina04 Oct 08, 2012

    The puppy I purchased from Violet Meadow Farms in 2004 is an amazingly sweet, adorable, and loving dog. However, I've had a nagging suspicion since early on that something wasn't right with this place. When my puppy was going through "adolescence" I tried to contact Susan for suggestions on how to deal with her behavior (seeing as she had offered help in the future when I purchased the dog) I never got a response. My dog has nearly died--twice--in her 8 years due to bladder stones and has been sickly with digestive issues repeatedly. I wouldn't trade my dog for anything, but I feel sickened that I have supported such a business without realizing what was going on. Again, the temperament of my dog is exceptional and she gets nothing but compliments, but certainly is rather sickly.

    0 Votes
  • Ak
    AkaKma Jun 16, 2012

    To anyone supporting Susan:
    -Face it, your puppy came from a Puppy Mill. You supported at least one, and Susan and other people willing to abuse an animal for profit make quite a bit of mony from that.
    -When you purchased your puppies seems to be factoring into the health of your puppy.
    -Which "line" (read: Puppy Mill) your puppies come from is also a factor.
    -People who purchase their puppies from pet stores often have dogs that are healthy. Guess what - those puppies come from mills too.
    -The "record" posted was in reference to official ZONING issues - buildings and grounds. NOT animal welfare or business issues. Not much proof sees to be asked of her in reference to the puppy end.
    -When we were at Susan's there were AT LEAST 20 puppies on the property, not including her own dogs and dogs she was boarding.
    -It does not appear from the record she was required to actually she PROOF of her claims about cost, how many puppies he imports, if she complies with requirements regarding federal CDC requirements: http://www.cdc.gov/animalimportation/dogs.html and http://www.gpo.gov/fdsys/pkg/CFR-2003-title42-vol1/xml/CFR-2003-title42-vol1-sec71-51.xml. Again it was about zoning.
    -Again, she's slick, and that she slips through the cracks of bureaucracy is a testament to New Jersey's many governmental problems.

    1 Votes
  • Ak
    AkaKma Jun 15, 2012

    CAVEAT EMPTOR when dealing with Violet Meadow farms!! Yes, she has many shining, happy testimonials. Aren't they lucky?

    Granted, Keith's story is only one side. Due to my past dealings with Susan, I am inclined to believe him, and am shocked no one has reported her to the department of agriculture in New Jersey, she is still doing a thriving business. Kudos to Keith. I'm sure the previous web designers who seem to have gone on their way would also have tales to tell. Beware the puppy broker - be it Susan or anyone else! And DO NOT BRING YOUR CHILDREN WHEN CHECKING OUT PUPPIES! 8 years ago, in our eagerness to buy a "shorty" Jack Russell, we, much to our embarrassment, allowed ourselves to be charged $1200 for a dog with a genital defect, a severe overbite. Susan and her partner (a woman whose name escapes me), assured us she would grow out of it. Our puppy came to us with Giardia, which now is covered by the "puppy lemon law." Needless to say our vet was outraged, and saddened we allowed ourselves to fall prey the cuteness of a puppy, her calls to Susan went ignored, our requests to have treatment covered went ignored, and our dog still has the overbite. Our children fell in love with our now dog while spending the afternoon at Susan's, and knowing we were being overcharged, succumbed to our soft hearts. Our dog is a loved member of our family, but now as a grown dog, it is so easy to see she is NO WAY 100% Jack Russell. She definitely has some Rat Terrier, and a good deal of Dachshund.

    Susan is slick, have no doubt. Her grounds seemed nice and clean, she allows you into "her home." I had nagging suspicions she was not all what she professed to be. When I asked where the puppies were actually housed, she evaded the question with vague references to "a barn." when I asked about the breeder in Ireland (at that time the website was different, and it seemed the same dog standing on a stone wall, was on the only farm Susan dealt with), again she was vague. When I checked our dog's "paperwork, " with worming and shot info, I was shocked to see she appeared to be inoculating the dogs. Knowing what I know now, due to better publicity and public education of puppy mills, AND THE BROKERS THAT DEAL WITH THEM, I would never allowed ourselves to have been taken in. It makes me sick to think despite our best intentions, we ended up supporting the puppy mill industry. At least I can rationalize we saved one.

    1 Votes
  • Ki
    Kittykat50 Aug 31, 2011
    This comment was posted by
    a verified customer
    Verified customer

    Barry Sharp - it pleases me to see that you are in the majority, who do realize that most animals almost always suffer from some kind of treatable condition (Susan's puppies included, as it would be with any other breeder of any other kind of breed). It is a statistical norm - with ANY breed. To single Susan out as some kind of monster that has no regard whatsoever for her puppies and her customers is utter nonsense. People need to remember that when you purchase an animal, no matter what type, that there is ALWAYS the chance that the animal is going to need to be treated for at LEAST one condition throughout its lifetime. That is the chance we all take when we take these precious little babies into our lives. The same goes for human life. Folks need to get off of this stupid "finger-pointing" kick and GROW UP!

    -2 Votes
  • Ba
    Barry Sharp Aug 31, 2011

    I have purchased 4 dogs from Susan and can't be anymore happier. Each dog did arrive with kennel cough, but I understand this is pretty customary for little dogs and the trauma they experience with their transition. All of the dogs are healthy and have a wonderful temperament. I have also purchased numerous horses from Ireland, New Zealand and England and have also experienced issues associated with their transition. Several of my children have had medical issues as have my parents, but I don't blame their mother or my grandparents. If you purchase an automobile, motorbike or television and have issues, these items generally have warranties. I love my dogs and wouldn't consider any amount of money or valued possessions for them. Judging from the complaints on this forum and having 4 of Susan's dogs, one would think that I should have experienced horrible consequences. Maybe I should head out and purchase a power ball ticket?

    -1 Votes
  • Co
    County Mayo Mar 24, 2011
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    Lebanon Township Board of Adjustment May 13, 2009

    Municipal Bldg 530 West Hill Road Glen Gardner, N.J.


    The Regular Meeting of the Lebanon Township Board of Adjustment was called to order at 7:33 p.m. by Chairman Bruce Terzuolo. Present were: Mr. Machauer, Mr. Kozlowski, Mr. MacQueen, Mr. Nagie, Mr. Abuchowski, 2nd Alternate Maurizio, Attorney Gallina, Planner Bolan and Engineer Risse. Excused: Mr. Perry and Mr. Eberle


    Notice of this meeting was noticed in the “Annual Meeting Notice Schedule” adopted by this board on January 28, 2009, mailed to the Hunterdon Review, Hunterdon County Democrat, Express Times, Courier News, Star Ledger and posted on the bulletin board in the Municipal Building on May 6, 2009.


    PRESENTATION OF MINUTES: April 22, 2009 Regular Meeting


    Motion by Mr. Maurizio and seconded by Mr. Abuchowski to approve the minutes with corrections. Unanimously approved.

    April 29, 2009 Regular Meeting


    Motion by Mr. Nagie and seconded by Mr. MacQueen to approve the minutes with minor corrections. Unanimously approved.


    UNFINISHED BUSINESS:


    Susan Sarao Block #10 Lot #21

    301 Rocky Run Road Rocky Run Road R 1½

    Glen Gardner, N.J. 08826


    CONTINUATION OF A PUBLIC HEARING D Variance for a commercial use in a

    Residential zone


    Attorney Al Rylak was present along with the applicant Susan Sarao. Attorney Rylak had their first witness sworn in to give testimony, Bernard Pridy an adjoining property owner on Rocky Run Road. Attorney Rylak asked Mr. Pridy if he has ever detected any odors or noise from the Sarao property. Mr. Pridy said no. Mr. Pridy stated that Ms. Sarao has made improvements to the property, cleaned it up inside and out. Mr. Pridy said he recommended approval and that Ms. Sarao is a good neighbor. At the conclusion of Mr. Pridy’s testimony, Chairman Terzuolo asked if the board had questions of the witness. Mr. Machauer asked questions. There were no questions from the Planner and Engineer. When opened to the public, there were no questions.


    Attorney Rylak had Ms. Sarao back to give more testimony. It was noted that she was sworn in at the last meeting. Ms. Sarao brought with her one of her 11 week old puppies for the board to see. Attorney Rylak asked how many puppies are sold during the course of a year. Ms. Sarao said 15 puppies per month. Attorney Rylak asked about the vacant lot next door to Ms. Sarao and whether it is for sale and if so would Ms. Sarao need that lot to run her business. Ms. Sarao said she would not need the lot next door to run her business. At the conclusion of Ms. Sarao’s testimony, Chairman Terzuolo asked if the board had any questions. Mr. Kozlowski asked if the property next to the applicant was for sale. Ms. Sarao did not know but noted it was a wooded lot. Mr. Maurizio asked from the time the puppies arrive when do they leave the property. Ms. Sarao said about 12 weeks of age; they arrive from Ireland at the age of 10 weeks. Mr. Machauer asked if she has 15 puppies on the property per month or sold per month. Ms. Sarao said both, she sells 15 per month. Mr. Machauer stated that 180 puppies per year and Ms. Sarao answered yes. Mr. Machauer noted from testimony given that Ms. Sarao has 6 dogs of her own and asked if they are used for breeding. Ms. Sarao said they are her pets and they are used for breeding. Her own litter would be added to the total number of puppies on the property. Mr. Machauer asked about when she was living in Tewksbury Township. Ms. Sarao said she rented a place in Pottersville and she kept the puppies at another location off Route 512, The property was on the corner of Fox Hill Road. Ms. Sarao said she originally lived in Bergen County. Mr. Machauer asked if moving out of Tewksbury had anything to do with the business and zoning ordinances. Ms. Sarao said absolutely not. Ms. Sarao said when she moved into Lebanon Township July 2006 the puppies were still be housed in a barn in Tewksbury Township and eventually brought them home. Mr. Machauer asked if there were any requirements, anything that had to be taken care of in regards to raising and selling of these puppies. Ms. Sarao did not understand the question. Mr. Machauer said that the applicant is looking to get a variance to do something that is not permitted by our zoning ordinance. Ms. Sarao said that no one ever said anything to her. Mr. Machauer

    Lebanon Township Board of Adjustment

    May 13, 2009

    Page 2


    asked Ms. Sarao when did she find out what you are doing requires a variance. Ms. Sarao said she was notified a year ago, that she received a call from the Zoning Officer regarding her kennel operation. Ms. Sarao said she had no idea that she was a kennel and all she has is a couple of pens with tiny little puppies in them and didn’t consider herself to be a kennel. Ms. Sarao said she found out by New Jersey State law if you breed or sell 6 or more dogs per year you are considered a kennel. Attorney Gallina asked how much they weigh at 10-12 weeks of age. Ms. Sarao said between 3-5 lbs. Planner Bolan asked about the state law that was referenced and asked if an age is specified in the law. Ms. Sarao did not know only that it pertained to 6 or more.


    Chairman Terzuolo referred back to questions asked by Mr. Machauer. Prior to moving to Lebanon Township, the puppies were kept in Tewksbury Twp. and asked why the puppies were moved out of there and wanted to know if she was asked by the zoning officer to move them. Ms. Sarao said no. Ms. Sarao said she was renting barn space, Chairman Terzuolo interjected and said the people you were renting the barn space from, were they approached by the zoning officer and told that the puppies had to leave. Ms. Sarao said no, what was asked if they wanted to do something to keep the puppies there and it wasn’t cost effective for her so she brought the puppies to her home in Lebanon Township. Mr. Machauer asked if she deals very closely with US Customs and in Ireland regarding shots and all the requirements that are needed. Ms. Sarao answered yes. Ms. Sarao said she has also been involved with Hunterdon County Board of Health but not the whole time. Mr. Machauer said since this is so critical with the dogs and bringing them here from Ireland, caring for them and making sure you meet all the standards coming into this country and questioned how much Ms. Sarao has been involved with agencies in this country. Ms. Sarao said she exceeds any and all requirements as far as care is concerned and there isn’t any requirement for any vaccinations other then rabies. Mr. Machauer said if this variance is granted then approval from the County Board of Health is required. Attorney Gallina asked if Attorney Rylak was going to refer to the letter from the County Attorney Guy De Sapio dated April 9, 2009. Attorney Rylak said that Ms. Sarao needs a fire inspection and she has also had inspections by Mario Filippi, County Health Inspector and Jim Gallos from the Hunterdon County Board of Health. Ms. Sarao stated she has a conditional approval from the county pending approval from this board and having a fire inspection. Attorney Rylak said the county only inspects the facility. The following was marked into evidence: A9-Ltr from Hunterdon County Counsel De Sapio dated April 9, 2009 to Fire Official Gary Apgar.


    Mr. Kozlowski asked how many puppies are sold each year. Ms. Sarao said 180. Mr. Kozlowski asked how much the puppies sell for. Ms. Sarao said $1, 500.00. Ms. Sarao said each puppy cost her $900.00. At this time, Attorney Rylak had James Chmielak sworn in to give testimony. Mr. Chmielak is a licensed Engineer and Planner. Before Engineer Chmielak made his presentation the following items were marked into evidence: A10-Survey prepared by Robert Ent dated August 7, 2008. A11-Summation of exhibits A-E, A12-Summation of site photos. Attorney Rylak asked Engineer Chmielak review for the board the project report that was prepared for this hearing. The property is approximately 1.9 acres located in a residential zone. The lots in the area range from 1 acre to 2.8 acres. Behind the property is an 88 acre parcel that is preserved. The building that houses her business is 780 square feet. There is a fenced corral area which is the exercise area. The puppies are housed in dog pens which are located within the building. There is some vegetated buffering along the property lines for visual impact to the property. In visiting the site Engineer Chmielak stated there is no noise element even when the dogs are outside. The puppies weigh an average of 5 lbs for a 10-12 week old puppy. Engineer Chmielak stated at the last meeting, there was testimony by the neighbor immediately east of the subject property who stated there was no noise element also the neighbor across the road from the Sarao property testified that he did not hear a noise element. There is a vacant lot consisting of 2.88 acres next to the Sarao property to the west.


    Engineer Chmielak noted the applicant is here for variances. If the board was in favor of the variance and there were any site issues that needed to be addressed, the applicant would address it at a future date. At this time, no improvements are proposed. Perspective puppy buyers come to the property by appointment only. Engineer Chmielak reviewed for the board the photos from Exhibit A12. Engineer Chmielak stated in identifying the variances, the applicant has more than 6 dogs that she sells on the property, she does qualify as a kennel and a kennel use is not permitted in the R1½ zone. Kennels are permitted as a C.U. in the RC & R5 zones. Engineer Chmielak reviewed for the board the standards for a Conditional Use. Engineer Chmielak said the scope of the variance relief the applicant is seeking a D1 Variance/Use Variance in the R1½ zone for her kennel use. Engineer Chmielak stated this is a limited kennel use; it is limited to a specific type of dog and size of dog. Engineer Chmielak referred to the special reasons for the


    Lebanon Township Board of Adjustment

    May 13, 2009

    Page 3


    variance, limited animal kennel use will contribute to the well being of the applicant to be able to continue her existing successful home business on a residential property and the general character

    of the neighborhood would be maintained and would not be sufficiently altered. Engineer Chmielak noted he looked at the Master Plan and goals, in supporting the positive criteria and special reasons he felt that some of the policies and goals of the Master Plan would be furthered if the applicant were able to legally continue the operation on her property. Engineer Chmielak felt the nature of her business would further rule number one, to protect and maintain prevailing rural character sense of place in the Township which includes diverse neighborhoods& historical settings. This is not a typical farm use or agricultural use but it fits well with the Township. Engineer Chmielak stated there are suitable conditions for this type of business. The board will need to decide whether 2 acres is enough for this type of business. In terms of the negative criteria, the MLUL requires that a variance not be granted unless it is demonstrated there will no substantial detriment to the public good. Attorney Rylak had Engineer Chmielak review the distances from the applicant’s building to neighbor houses and property lines.


    At the conclusion of Engineer Chmielak testimony, Chairman Terzuolo asked if the board had questions of this witness. Mr. Machauer referred to a picture from B2 which is not in the booklet given to the board members and asked if this picture has been marked into evidence. The answer was no. Engineer Chmielak stated that the picture from B2 was updated at the request of Engineer Risse and copies were sent to the Board Secretary for distribution. After a brief discussion, the following was marked into evidence: A13-B2 Aerial map dated 8/7/2008 and revised 12/26/2008 project #8033, A14-B3 Aerial map dated 12/26/2008 project #8033 which shows septic and well. Engineer Chmielak went over all the dimensions from the building to the outer radius and from the property lines to the abutting lots and residences. Mr. Machauer said these distances range from 222’ to 605’ and wanted to know what is the significance of the dimensions. Engineer Chmielak said the significance of the dimensions is to address the ordinance requirements for the kennel use. Engineer Chmielak referred to the ordinance 400:11.9c on kennels. Planner Bolan asked about the fenced area to the east. Ms. Sarao responded and said it is a vegetable garden.


    At this time, Chairman Terzuolo opened the hearing to the public. Ed Wirasnik asked about the value to his property. Attorney Rylak informed Mr. Wirasnik that two adjoining property owners do not have problem with the applicant’s business. Mr. Wirasnik was asked if he plans to sell the adjoining lot to Ms. Sarao. Mr. Wirasnik answered no. Since no one else from the public had questions, Chairman Terzuolo announced the board will take a brief recess at 8:57 pm. When the board reconvened at 9:10 p.m. Attorney Rylak announced that he does not have any additional witnesses to give testimony. Chairman Terzuolo had Planner Bolan sworn in to give testimony. Planner Bolan referred to his report dated March 11, 2009. Planner Bolan referred to the special reasons as promoting the general welfare which is a reason often relied on by applicants seeking variance relief. The case law on this is that the benefit to the general welfare derives not from the use, but from the development of the site in the community that is particularly suited for the enterprise that is proposed. The negative criteria are without substantial detriment to the public good or substantially impair the intent and purpose of the Master Plan and zoning ordinance. The other issue that has been discussed is the animal kennel. In reading the definition of kennels, this is not an animal kennel as defined on page 400:5 (An establishment wherein or whereon the business of boarding, selling or breeding more than six dogs each over one year old is carried on). Planner Bolan said in looking at some of the criteria that is in the ordinance for animal kennels as a conditional use, it doesn’t look to be applicable. It should be considered in the context of the neighborhood as you do with any use variance. Planner Bolan said this is not a kennel; it is a retail use essentially.


    At the conclusion of Planner Bolan’s testimony, the board asked questions of the Planner. Mr. Nagie asked if the board grants this variance does it go with the land or can it be denied at a later date. Planner Bolan responded saying the board has the right to put conditions with a use variance on any approval and the conditions should be well specified. Planner Bolan said that variances run with the land. Mr. Abuchowski asked since this is not a kennel what other ordinances come into play. Since this is a business what ordinances apply? Attorney Gallina noted this is a retail operation located in a residential zone which needs a variance. Mr. Maurizio asked if the variance is granted can it include that the scope of the business does not change. Attorney Gallina stated that when a variance is granted, if the scope/expansion occurs then the applicant would have to come back to the board for further relief. Mr. MacQueen said he doesn’t understand how the board can grant a variance for a retail business of selling dogs. Mr. MacQueen did not feel the issue of noise regarding the dogs was addressed enough especially if


    Lebanon Township Board of Adjustment

    May 13, 2009

    Page 4


    the vacant lot next to the applicant has a house built on it. Mr. MacQueen noted that the State refers to 6 dogs and they override us. The board discussed this issue at length. Chairman

    Terzuolo asked if the applicant had questions. The response was no. When opened to the public for questions, there were none. At this time, Engineer Risse was sworn in to give testimony. Engineer Risse said this is a planning issue and he agrees with Planner Bolan on ordinance regarding kennels. Engineer Risse referred to additional screening and sound proofing of the building. At the conclusion of Engineer Risse’s testimony, Mr. Kozlowski question dealt with noise. Engineer Risse said the ordinance states that the board should look at site plan elements to ensure there is no off site nuisance elements from a kennel operation. Being no other questions from the board nor questions from the applicant or public, Chairman Terzuolo asked if there were any interested parties that would like to give testimony. Mr. Ed Wirasnik of Rocky Run Road was sworn in. Mr. Wirasnik informed the board that he has been a resident of Rocky Run Road for 47 years. He expressed concern for the value of his home and the vacant lot next to the applicant with this type of business operation. He informed the board that he does hear dogs barking. At the conclusion of Mr. Wirasnik’s testimony, the board asked a few questions. Attorney Rylak asked about the barking dogs. Attorney Rylak asked to have a rebuttal witness. Mr. Pridy who gave testimony earlier, said he does not have a problem with the dogs.


    Chairman Terzuolo asked Attorney Rylak to give his summation. At the conclusion of the summation, Chairman Terzuolo announced that the evidence taking portion of the hearing is now closed. Because of the late hour, Chairman Terzuolo polled the board to see if they would prefer to do their deliberations on another night. The board discussed continuing to another night for their deliberations. The board agreed to have a continuance. Attorney Rylak did not have a problem with the board’s decision. Chairman Terzuolo asked Ms. Glashoff for a date. Ms. Glashoff offered June 10th. Attorney Rylak informed the board that he could not be present, but he will send his partner Attorney Gianos to cover. Attorney Gallina announced to the public, this application will be carried to the June 10th meeting date without further notice.


    PRESENTATION OF BILLS:


    a. John Gallina, Esq. $546.25 – Phone Conferences with Board Chair

    Phone conf. w/Bd Sec./Atty Bernstein,

    Zoning Officer re: Atty Gruenberg letter

    $172.50 - Escrow (Michael Edwards)

    $ 86.25 – Escrow (Patrick Allen)

    b. Court Stenographer $200.00 – Attend Meeting 5/13/2009

    c. Dues NJAPZA-2009 $ 45.00 - Gail Glashoff

    Total: $1, 050.00


    Ms. Glashoff informed the board she had two additional bills for approval from Bayer/Risse Engrs. The escrow bill for Patrick Allen, $298.75 and the other for the board $418.25, totaling $717.00 with a grand total of $1, 767.00. Motion by Mr. MacQueen and seconded by Mr. Abuchowski to approve the bills as amended. Unanimously approved.


    CORRESPONDENCE:


    a. Zoning Law 5/1/2009

    b. Law Bulletin 5/2009


    Ms. Glashoff announced on June 2nd the Planning Board they will have a presentation by the Highlands Council. Ms. Glashoff asked who would be interested in attending from the board. It was decided to place a notice in the paper in the event there is a quorum.


    Being no further business to come before the board, nor comments from the public, motion by Mr. Kozlowski and seconded by Mr. MacQueen to adjourn the meeting at 10:05 p.m. Unanimously approved.


    ______________________________________

    CHAIRMAN BRUCE TERZUOLO


    __________________________________________

    GAIL W. GLASHOFF, BOARD SECRETARY

    0 Votes
  • Ki
    Kittykat50 Feb 14, 2011
    This comment was posted by
    a verified customer
    Verified customer

    Doglover58 - may I ask what kind of worms that a dog could possibly have that need a 6 - month treatment by a vet? Did you advise Susan of the presence of these "worms"? What kind of "testing" have you been having done? Testing for what? If you were unhappy with how your puppies turned out, did you bring your disatisfaction to Susan's attention? I certainly hope so. Common sense should have told you that the videos, MOST of which were shot inside Susan's home, would not have been shot in Ireland...and any that were shot outside were shot on her property, if you paid any attention to the surroundings. Most certainly if I had a dog that could "hardly walk", that I purchased from Susan, she would definitely be advised of it, and asked for some kind of "terms of satisfaction". Your post does not indicate that you contacted Susan to advise her of your dissatisfaction with either of your pups. I certainly hope that you are not jumping on the bandwagon to post complaints that have not been reported to the person that could have certainly rectified them if given a chance. And as I have said many times before, statistically, there are going to be some unhappy folks with ANY breeder/broker of ANY type of breed of dog or cat. But, sorry to say, Doglover58, you are in the VAST MINORITY of folks that have been unhappy with Susan. Your story, to me, sounds a little exaggerated - I would really be interested in seeing pictures of your dogs - you should post some pictures.

    0 Votes
  • Je
    Jessie1 Feb 08, 2011

    On a recommendation seven years ago, I chose my son and daughter, Liam and Zoey, from Violet Meadow. Yes, they had some issues, yes, I had thoughts of whether or not the condition into which they were born were, shall I say, ideal in any sense. I took them to my vet within two days of coming home to our place, and they check out fine then.
    I don't care if they are "pure bred", they are my pups and my world. For whatever reason, they found their way to me, and trust me, they are having a darn good time here.
    I hope that everyone here on this board remembers that in their fight for themselves, there are a good many pups who need us. Returning them, suing Susan, performing DNA test, etc. is not going to change the fact that there is, I am sure, an adorable, loving, animal looking at you right now just asking to go outside for a ball run.

    1 Votes
  • Do
    Doglover58 Nov 25, 2010

    Three years ago we purchased 2 "Irish Jacks" from Susan. They came home with worms that our Vet. had to treat for 6 months. I believe it caused all kinds of eating issues with one dog. We have spend lots of $$$$$ testing and she continues to have weight issues. She has this huge torso on tiny bowed legs. We call her our German Shepard! Her face is square and broad but the rest of her is a mess. She can hardly walk. The other looks like a daschund hound and it goes on and on...I believe this woman is fraud and should be put out off business. As much as we love are animals, we have been duped. We did our research, thought we found a caring breeder?broker...Looked at the sweet videos that we were told were shot in Ireland...STAY FAR FROM THIS WOMAN

    1 Votes
  • Ki
    Kittykat50 Nov 08, 2010
    This comment was posted by
    a verified customer
    Verified customer

    Dear JS1534. I don't believe that your post could have been stated more beautifully or eloquently. I purchased THREE puppies from Susan, and they are healthy and beautiful beyond belief, and they have changed my life! I think that it is just a damned shame that folks just like Bronagh who have nothing better to do can spend their time slandering another person with absolutely NO basis for their accusations - just heresay. And she doesn't even OWN a dog, let alone one of Susan's puppies. Anyway, Susan is doing great - and there are a hell of a lot of happy people out there that have purchased puppies from her as soon as very recently. Her shop is absolutely beautiful, and the pups there are kept in the cutest, cleanest, playroom conditions. This shop has her fingerprint all over it - and that fingerprint is one of class, extreme love and devotion for each one of these animals, and a level of taste that cannot be duplicated. Susan, we applaud you! And for all of you out there that read all of these negative "witch hunt" post and decide that you will buy into them, you need to sit back and ask yourself on what basis you are making this choice.

    -1 Votes
  • Js
    JS1534 Nov 07, 2010
    This comment was posted by
    a verified customer
    Verified customer

    I bought A JRT from Susan in 2004. I couldn't be happier with my dog. Great with kids, great with other dogs, everyone always wants to know where I bought him. He is the best dog I have ever owned. The first time I took him to the vet the doctor told me he was in "elite" condition and that she had never seen such a great looking JRT. I have the vets name and number available to anyone who would like it. Upon request I can provide the phone number, address, and doctors name of the vet. I will also give my personal contact info to anyone who may dispute who I may be. I also had photos of my dog available to anyone who would like to see them. To date I have had zero issues with my dog. He is perfectly healthy and I am so happy I decided to purchase from Susan. I would not hesitate to buy another puppy from him. I don't know Susan personally but I went in person to her home to pick out my puppy and I did not see any of these horrible conditions that people are claiming. Her home was very clean and all of the dogs looked very happy and healthy. It was a tough decision when picking because there were so many great puppies to select from. And to Bronagh, I don't know you but I assume you don't own one of susans dogs nor have you ever been to her home. Your posts. while being mostly uncomprehensible, are nothing more than speculation. Until you actually own one of Susans dogs or visit the location where they are sold your posts here carry zero weight. I could easily start calling you names and commenting on your personal life but since I don't know you, my posts would be mere ramblings and based on fiction rather than fact. You hold some beef here based on hearsay and it is not grounded. Your posts only paint you to have some kind of grudge for some unknown reason, maybe you just have too much time on your hands? Anyway, just a word to those who may be thinking about buying from Susan, and this is from personal experience as I own one of her dogs, I could not be happier and as I said earlier would buy another dog from here in a heartbeat. Feel free to contact me.

    -1 Votes
  • Ki
    Kittykat50 Aug 11, 2010
    This comment was posted by
    a verified customer
    Verified customer

    My last puppy I purchased from Susan had a yeast infection in her ears - it was cleared up very quickly and cheaply, so, no big deal. Regardless of who the broker/breeder of any breed is, statistically, there are going to be a certain number of puppies that haven varying levels of health problems. That's just the way it is. The unfortunate thing is that because these postings are so generally negative, everyone that had problems seem to be the ones that are posting here. For every problem puppy that was obtained from Susan, there are probably 50 or more that were perfect, and their owners are more than happy with them. The only thing is that most of the happy folks have better things to do than to use this forum on a regular basis to bash Susan. BTW - she is doing fantastically, selling many new puppies - and none of these pups are imported.

    -1 Votes
  • Di
    disagreer Aug 10, 2010

    I got a dog there Susan was nice and are dog did have ear mites but other then has been very healthy i disagree

    -1 Votes
  • Br
    Bronagh Jul 19, 2010
    This comment was posted by
    a verified customer
    Verified customer

    Weezer..Kitty Kat or whoever??? I really wish you were more interested in how this whole topic started, but it seems to me you are more interested in my writing and spelling mistakes, very sorry, I think you have told me before what you think of me, and as the saying goes Sticks and Stones ...Good night.x

    0 Votes
  • We
    Weezer Jul 19, 2010
    This comment was posted by
    a verified customer
    Verified customer

    To Bronagh - I am very curious as to why you are so interested in Jacks since you stated that you "have yet to met (sp.) a good one"??? Your posts are frantic, rambling and filled with spelling and syntax errors, making your opinions carry very little weight. It sounds like you don't even own a dog, much less a "difficult" (to you) breed like a Jack. Your repeated inferences to the breed being quite negative, I cannot understand why you are even posting?

    0 Votes
  • Mo
    morrylev2 Jul 12, 2010

    Someone should stand back and look at what they write on this blog. I assuming all are adults with toooooo much time on their hands.I f you bought a JRT from Susan and unless you were under some hypnotic influence you did this with both eyes open and both feet on the ground. A bad pun but "let sleeping dos lie"

    0 Votes
  • Ki
    Kittykat50 Jul 09, 2010
    This comment was posted by
    a verified customer
    Verified customer

    LMAO!!!

    0 Votes
  • Br
    Bronagh Jul 09, 2010
    This comment was posted by
    a verified customer
    Verified customer

    Well maybe you can teach me write and spell, cos your talk a load of crap, so would be a good teacher, once more you don't scare me mate, not in the slightest, lol, you are so stupid you think you are helping Susan..lol, if anything when people read your post, oh sorry you do get rid of them don't you, like all your last ones, lol but the laugh is you are that Thick everyone has read them and can work out what you are..lol..

    0 Votes
  • Ki
    Kittykat50 Jul 09, 2010
    This comment was posted by
    a verified customer
    Verified customer

    And one very last thing - you need to learn how to write and spell...

    0 Votes
  • Ki
    Kittykat50 Jul 09, 2010
    This comment was posted by
    a verified customer
    Verified customer

    No one is trying to scare you - just stating facts - and I already know what my worth is, and hardly need to prove it to you, or anyone else. You just need to watch your mouth, cause you really do run it way too much. And the sad part about it is you don't know what you're talking about... take care - and take care of that slanderous mouth of yours!

    0 Votes
  • Br
    Bronagh Jul 09, 2010
    This comment was posted by
    a verified customer
    Verified customer

    Well Let me know when you start the Law suit, you don't scare me, I have said all I need to say, I am not arguing with you anymore cos you are not worth the time or effort, you know were I am if you want to take me up for slander, should be very interesting.

    0 Votes
  • Ki
    Kittykat50 Jul 09, 2010
    This comment was posted by
    a verified customer
    Verified customer

    Bronagh - are you really [censor]ed or something? I don't really know Susan, only know her peripherally by purchasing 3 pups from her a few years ago. So what makes you think I am looking after her pups, stupid? Susan is fully capable of taking care of herself, and does not need anyone to stand up for her, as I saw from one of her recent posts. My advice to you is watch who you call a "druggie" as the Complaint Boards cannot protect you from a possible lawsuit that alleges slander. There is NOTHING you can do about Susan selling her pups. You need to just accept that. The likes of ME? You don't even know who ME is? And from what I can see, just about everyone who has put a post on here about their experience(s), you start writing all of these good dissertations about what good people they are. You say that Dirt Dog and Imported Jacks are good breeders - all because of what they have written on these posts? How do you know that? People can write anything at any time. And I'm assuming you know how good they are because you've purchased puppies from them? DOUBT IT. You need to watch what you say, as you don't want to get caught up in a suit...

    -1 Votes
  • Br
    Bronagh Jul 08, 2010
    This comment was posted by
    a verified customer
    Verified customer

    lol...well I don't really care wot you do..but I Do Care about The pups, so having the likes of you and a druggie looking after them does upset me, and I will try my best to make sure you and your friend are not allowed to ever sell poor dogs again if I can.

    0 Votes
  • Ki
    Kittykat50 Jul 08, 2010
    This comment was posted by
    a verified customer
    Verified customer

    Aw, Bronagh - nobody is thinking about this crap - go get a life. I'll leave my posts up as long as YOU want - how about that - stupid woman. See ya!

    0 Votes
  • Br
    Bronagh Jul 08, 2010
    This comment was posted by
    a verified customer
    Verified customer

    You are a very Sad Person...That is all I have to say..I don't expect to see your posts here for long..You don't like to let us see them ..wonder why?????

    0 Votes
  • Ki
    Kittykat50 Jul 08, 2010
    This comment was posted by
    a verified customer
    Verified customer

    And just one more thing before I cut your silly behind off - I DON"T sell dogs, and have no idea what you are talking about. Later...

    0 Votes
  • Ki
    Kittykat50 Jul 08, 2010
    This comment was posted by
    a verified customer
    Verified customer

    Bronagh - I don't know what in the world YOU are talking about; I am very new to these posts - spent all day practically reading them all. Posts again? Taking off posts again? Sounds like you are swinging in the dark blindfolded! LMAO!!!

    0 Votes
  • Ki
    Kittykat50 Jul 08, 2010
    This comment was posted by
    a verified customer
    Verified customer

    By the way, you're losing the battle - Susan is coming back like hellfire! Selling pups right and left! So obviously, you haven't done enough.

    0 Votes
  • Ki
    Kittykat50 Jul 08, 2010
    This comment was posted by
    a verified customer
    Verified customer

    LMAO!!! Go to bed lady - you really are pitiful. This is a waste of time.

    0 Votes
  • Br
    Bronagh Jul 08, 2010
    This comment was posted by
    a verified customer
    Verified customer

    Oh Kittykat I think we have done a lot..Hopefully we have let the innocent people see that the likes of you and Susan are con artists and hopefully they will never get a pup from you again.

    0 Votes
  • Br
    Bronagh Jul 08, 2010
    This comment was posted by
    a verified customer
    Verified customer

    Can you Please spell my name properly if you want to shout of.

    0 Votes
  • Br
    Bronagh Jul 08, 2010
    This comment was posted by
    a verified customer
    Verified customer

    I thought you were new here..lol..does Susan have to get you to come shouting every time.lol.

    0 Votes
  • Br
    Bronagh Jul 08, 2010
    This comment was posted by
    a verified customer
    Verified customer

    if you can not keep your posts in don't mouth of lol.

    0 Votes
  • Br
    Bronagh Jul 08, 2010
    This comment was posted by
    a verified customer
    Verified customer

    lol..you are a very ignorant person and the same one who will take your posts of again when you have said to much..well ranting..like you did last time..so I have nothing more to say to you.

    0 Votes
  • Ki
    Kittykat50 Jul 08, 2010
    This comment was posted by
    a verified customer
    Verified customer

    Bronaugh - I did buy pups from a person that had addiction issues, as many folks in the world do. Doesn't make them bad people, they have an illness that it sounds to me like Susan overcame. Do you have a dog, Bronaugh - if you do, is it a JRT? If you don't have one, then maybe you should get one so that you can stop the finger pointing. From all of these posts that I have been reading, it sounds like you don't have much else to do. If you don't have a JRT or any other dog for that matter, go get one - maybe that will shut you big mouth up. People like me think that people like YOU are stone idiots. And by the way - THE HELL WITH WHAT YOU WANT TO HEAR. It really doesn't matter. Looks like you have been [censor]ing on these posts for a very long time - over, and over, and over. What the Hell have YOU done about any of it? NOTHING. All you keep doing is blowing your hot-assed air, while Susan Sarao sells more and more puppies. So, TOUCHE, Lady! Suck off.

    0 Votes
  • Br
    Bronagh Jul 08, 2010
    This comment was posted by
    a verified customer
    Verified customer

    Carole Ann..you done your best..I belong to a Jack Russell site and not everyone can cope with them, , , they are very hard work, one lady checked the site out for nearly a year before buying a Jack then it did not work out, so now the dog has a great home and doing well.Don't let this Person or Susan's spokesman or Woman bother you what they say..they are only out to make money and belittle you by saying cruel and hurtful thing's, if Susan cared for her dogs she would never have let anyone say these things, cos she met you all and knew how much you loved your dogs, she is a Con Woman, and that is all she is..don't let these remarks upset you cos that is what she wants to do, she can not speak for herself cos she is a hopeless druggie who sells pups from puppy mills or were ever she can get them to innocent people, and if her spokesperson says different, let her answer the many that have asked were in Ireland she gets her pups from, she is an embarrasment to breeders in the USA, and should never be allowed near a pup ever again.

    0 Votes

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