Planning commissioners recommend allowing commercial kennels as interim use in rural-residential zone

Corcoran — The Corcoran Planning Commission on April 3 voted to forward to the City Council a resolution recommending a zoning ordinance amendment that would allow commercial kennels as an interim use in the city’s rural residential district.

Staff presented the item as City file 25-005 and recommended changing the code to permit commercial kennel operations in the rural residential district as an interim use, with performance standards. Staff said the amendment would allow an existing facility at 10800 Trailhaven Road to expand training services without opening the district to unrestricted commercial development.

The staff report, delivered by a city staff member identified as Dwight, recounted the ordinance’s history: the facility received a conditional home-occupation license in March 2005; the City Council directed a revision in 2017 that led to a 2018 ordinance removing commercial kennels from residential districts; and today two legal nonconforming commercial kennels remain. Dwight told the commission staff reviewed 16 years of complaints for properties with kennels and found only two complaints during that span, neither tied to kennel noise.

Dwight summarized the performance standards staff recommended: each commercial kennel must have a secured outdoor area to prevent dogs from running at large, the outdoor space must contain at least 35 square feet per dog and provide shelter from the weather, and each kennel facility must be set back at least 75 feet from any residential structure on another property and otherwise comply with section 10.30.02 of the city code. He also noted that neighboring municipalities often allow kennels through conditional-use or interim-use permits and typically attach licensing, minimum lot size (commonly two acres), fencing and inspection requirements.

Commissioners discussed potential noise impacts in open rural areas. Commissioner Kozicki said, “sound really travels,” and urged consideration of fencing, evergreen screening or sound blankets. Other commissioners and staff noted that any new or expanded kennel would require an interim use permit (IUP) and that the IUP process allows the city to require conditions such as hours of outdoor activity, noise mitigation, and to revoke the permit if conditions are violated. Staff explained that the referenced STC 55 rating applies to shared walls (interior noise transmission) and is not directly applicable to exterior sound from outdoor runs.

Representatives of the existing All Seasons canine operation addressed the commission. A speaker identifying herself as Sally (representing the All Seasons operation) described breeding and training service dogs for veterans and said the program has placed dozens of dogs; she said the operation intends to expand the number of dogs trained and that placements are provided at no cost to veterans. She said dogs live in the owners’ homes during training and that the facility has run for about 20 years without formal noise complaints, a point several commissioners and public speakers reiterated.

Public comment included neighbors and supporters. Some speakers emphasized the social service aspect of the kennel’s work—training service dogs for veterans—while others reiterated noise concerns and urged the city to be mindful of sound when issuing individual IUPs.

After discussion, a motion to pass the resolution as drafted was made and seconded. The chair called for a voice vote; the commission answered “aye” and no opposition was recorded. The resolution and the draft ordinance and findings of fact will be forwarded to the City Council for its consideration.

Votes at a glance

- Motion to approve tonight’s agenda: passed by voice vote; no roll-call tally recorded. - Motion to close open forum: passed by voice vote; no roll-call tally recorded. - Motion to approve minutes (03/06/2025) with corrections noted: passed by voice vote; no roll-call tally recorded. - Motion to close the public hearing on City file 25-005: passed by voice vote; no roll-call tally recorded. - Motion to pass the resolution recommending the zoning ordinance amendment (City file 25-005) to allow commercial kennels as an interim use in the rural residential district and to adopt the draft findings of fact: passed by voice vote; no opposition recorded. The recommendation will be forwarded to the City Council.

Next steps and context

The commission’s action was a recommendation only; the City Council must approve any ordinance change. Staff emphasized that any new or expanded commercial kennel in the rural residential district would still require an interim use permit with site-specific conditions (hours, noise mitigation, setbacks, inspections), and that the city has authority to revoke an IUP if conditions are violated.

Corcoran staff also reminded commissioners of state legislative resources posted on the city website for tracking bills that may affect development policy.