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Planning Commission recommends commercial kennel with buffers and setback conditions after neighbors raise traffic, odor and watershed concerns
Summary
The commission voted to forward a conditional use permit for a commercial kennel on Stage Road that would allow up to 35 dogs under care, subject to conditions including a 75-foot undisturbed perimeter buffer and a 150-foot setback from residential dwellings; neighbors raised concerns about traffic, visibility and runoff into the Doskin Reservoir
The New Kent County Planning Commission on Oct. 20, 2025, voted to forward a conditional use permit for a commercial kennel on Stage Road to the Board of Supervisors with a favorable recommendation and conditions designed to address neighbor concerns.
Staff said the application seeks approval for a commercial kennel where the applicant would care for up to 35 dogs at one time and provide dog washing and grooming services. The commission was advised that a prior CUP for the same proposal had been approved by the Board in August 2020 but expired on Aug. 10, 2025, because the applicant did not obtain a certificate of occupancy before the five-year deadline.
"The location of the kennel facilities must be at least 150 feet from any residential dwelling unit, and the applicant must provide a 75-foot undisturbed vegetative buffer around the perimeter of the property except in the areas utilized for ingress, egress, utilities or stormwater management," staff said, summarizing conditions carried forward from the prior CUP and reiterated for the new recommendation.
Nearby residents raised several concerns during the public hearing. Paul Clark and Patrick Clark, adjacent landowners, described Stage Road as narrow with limited sight lines and noted heavy local agricultural traffic and school buses. They also expressed concerns about potential noise, odor and stormwater runoff into the Doskin Reservoir watershed. Milton Clark Jr., another neighbor, said the proposed kennel buildings appear to be sited close to his property line and said he worried about property values and access.
The applicant said kennel runs would have indoor and outdoor portions with doors that close at night and that any outdoor exercise areas would be fully enclosed. "In the evening, all the dogs will come inside and the doors will come down," the applicant said when asked about nighttime barking.
Commissioners noted the staff review and recommended conditions and concluded those conditions and the required site-plan process would address many of the commenters concerns. The Planning Commission voted to forward CUP-02-25 to the Board of Supervisors with a favorable recommendation. The recommendation will be accompanied by the conditions discussed, and site-plan review will be required before construction and operation.
Vote at a glance: motion to forward CUP-02-25 to the Board of Supervisors with a favorable recommendation passed (one abstention recorded).
