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Scotland P&Z tables decision on proposed dog kennel after neighbors raise notice, noise and scale concerns
Summary
The Scotland Planning & Zoning Commission on Sept. 22 tabled a decision on a special permit for a dog kennel at 5 Kemp Road after neighbors questioned notice, the number of animals and potential noise; the applicant said daytime capacity would be up to 10 dogs with up to eight overnight and described soundproofing plans.
Alex Bienvenido, the applicant for a proposed dog kennel and rehabilitation program at 5 Kemp Road, told the Town of Scotland Planning & Zoning Commission on Sept. 22 that the facility would pair rescue dogs with veterans and operate both a for‑profit and nonprofit component.
Bienvenido said the 3.6‑acre property would host a 24‑by‑24‑foot, wood‑framed, sound‑insulated building and an attached outdoor run. "Overnight there will be no more than 8 dogs," he said, adding that daytime daycare would typically be limited to 8–10 animals. He said he has worked with state regulators and expects a state kennel license will follow town endorsement.
Adjoining landowner Anne Insalaco urged the Commission to require stricter notice and to limit the kennel’s size. "I did not receive a certified letter," she said, and asked that the Commission cap the number of dogs at five and provide more time to review state and wetlands documents. Insalaco said she worries about noise and the effect on property values.
Zoning staff and commissioners reviewed town procedures and state licensing. Jonathan Blake, the newly appointed zoning enforcement officer, told the panel that the town’s regulations require proof of mailing or presence at the hearing rather than certified mail and that the town may attach conditions to a permit, including hours of operation, setbacks and owner‑occupancy requirements. Commissioners discussed the possibility of a one‑year provisional renewal tied to monitoring and recommended adding conditions drawn from Article 4, Section 7, C(1–6) of the zoning regulations.
Neighbors and supporters offered competing perspectives. K. Chilly, a nearby resident and real estate agent, read a letter supporting the application and said she has observed minimal noise while dogs were kept in the house. A. Bienvenido said he plans extensive soundproofing — 6‑inch spray foam and studio panels — and that animals would be kept inside overnight.
Commissioners also clarified process and timing: the public hearing was opened and closed during this meeting and, under the procedural schedule reviewed by staff, the commission may keep the record open or continue the hearing; it has statutory windows for closing and for issuing a decision. The commission voted to table further discussion of PZ2025‑003 to its next meeting to allow staff to compile additional information on setbacks, wastewater treatment and state licensing conditions.
Action and next steps: The hearing for PZ2025‑003 was closed by motion (D. George, second R. Manning) and, in Unfinished Business, the Commission voted to table the application to the next meeting (motion by R. Manning, second J. Troeger). Applicants and residents were told what additional materials — including any survey or state documentation — would be most helpful for the Commission’s review.
