Roanoke County, VA
An ordinance regulating the allowed proximity of commercial dog kennels to residential properties has recently, and abruptly, been changed. The ordinance no longer requires a 100-foot minimum distance of dog kennels from residential property lines. The recent change to the ordinance now allows for the Planning Commission to arbitrarily decide where commercial kennels will be allowed in AG-1 zones, regardless of proximity to residential homes and neighborhoods. Here are more details:
To the Roanoke County Board of Supervisors and Planning Commission: We, the undersigned residents, property owners, and citizens of Roanoke County, Virginia, write to formally register our strong opposition to the changes to the zoning rules and/or specific special use permits allowing commercial kennels within the AG-1 (Agricultural/Rural Low Density) zoning districts with less than a 100-ft setback.
Reason for Opposition: The recent code/ordinance update amends the required 100-ft setback to any distance (100 ft or less) the Planning Commission believes is reasonable to them. We believe that allowing commercial kennel operations in AG-1 areas with arbitrary setback lines fundamentally compromises the peace, safety, property values, and rural character of our residential and agricultural neighborhoods. Noise disruptions from continuous barking, potential environmental hazards regarding waste runoff into local health-department regulated areas, and the over-reliance on administrative authority to reduce setbacks pose an undue burden on adjoining residential properties.
Action Requested: We respectfully request that the Board of Supervisors and Planning Commission:
- 1. Deny any active Special Use Permit applications for commercial kennels in our immediate AG-1 neighborhoods.
- 2. Initiate a Zoning Text Amendment to immediately keep the existing zoning requirement, restrict, or entirely remove "Commercial Kennels" as an allowable or special use type within the AG-1 Agricultural District to better protect rural homeowners.
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SEC. 30-85. COMMERCIAL USES. Sec. 30-85-18. Kennel, Commercial. (B) Additional standards in the AG-3, AG-1, AR and AV districts: 2. All facilities associated directly with the commercial kennel, whether indoors or outdoors, shall be set back a minimum of one hundred (100) feet from any property line. All outdoor runs, outdoor training areas and outdoor pens associated with a commercial kennel shall be set back a minimum of one hundred (100) feet from any property line. The zoning administrator may allow a reduction in the 100-foot setback. It shall be the applicant's responsibility to provide documentation in support of such a reduction. The zoning administrator may request additional materials as necessary. In making such determinations, the zoning administrator shall consider factors including, but not limited to, (a) topography on site and on adjacent properties, (b) existing vegetation on site, (c) planting of additional landscaping, (d) size and scope of the proposed kennel operation, and (e) surrounding land uses. (BC) Additional standards in the AG-3, AG-1, AR and AV districts: 2. All facilities associated directly with the commercial kennel, whether indoors or outdoors, shall be set back a minimum of one hundred (100) feet from any property line. All outdoor runs, outdoor training areas and outdoor pens associated with a commercial kennel shall be set back a minimum of one hundred (100) feet from any property line. The 100-foot setback may be reduced DRAFT Zoning Ordinance Amendments (May 2026) – 3-17-26 9 by the Planning Commission and Board of Supervisors during the special use permit process. (CD) Additional standards in the C-2 district: 1. All outdoor runs, outdoor training areas and outdoor pens associated with a commercial kennel shall be set back a minimum of one hundred (100) feet from any property line. The zoning administrator may allow a reduction in the 100-foot setback. It shall be the applicant's responsibility to provide documentation in support of such a reduction. The zoning administrator may request additional materials as necessary. In making such determinations, the zoning administrator shall consider factors including, but not limited to, (a) topography on site and on adjacent properties, (b) existing vegetation on site, (c)
planting of additional landscaping, (d) size and scope of the proposed kennel operation, and (e) surrounding land uses.
19 Comments
I have lived in this neighborhood for 52 years. Our road is private that we have to maintain. The addional traffic and noise is a major concern.
This absolutely sets a precedent for allowing any business to set up in an "off the beaten path" neighborhood that has previously been private & quiet, with low/local traffic. To live, by choice, this far out of the way of noise/outside traffic, the fact that the rules could be changed for one person/business, is very unsettling when you own a property that you purchased for seclusion, peace, & quiet. If you live/own property in Roanoke county you could be affected in the future if this passes.
This would set a precedent for future commercial development to our otherwise rural and peaceful residential neighborhoods
It is important in a residential area for individuals to be able to be free of kennel dog barking day and night in order to rest (whether working day, or night). Dog kennels inevitably bring excessive dog barking, which is a major disturbance to ones ability to sleep in preparation for work.
We moved here 24 years ago for the peace and quiet,now they want to take it away.
Closeness to my property; noise from barking dogs, traffic increasing and onto Sugar Rum Ridge Rd by mistake and no turnaround on SRR road.
I want to set a standard of general fairness and full, action-based, intentional transparency.
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Roanoke County, VA
An ordinance regulating the allowed proximity of commercial dog kennels to residential properties has recently, and abruptly, been changed. The ordinance no longer requires a 100-foot minimum distance of dog kennels from residential property lines. The recent change to the ordinance now allows for the Planning Commission to arbitrarily decide where commercial kennels will be allowed in AG-1 zones, regardless of proximity to residential homes and neighborhoods. Here are more details:
To the Roanoke County Board of Supervisors and Planning Commission: We, the undersigned residents, property owners, and citizens of Roanoke County, Virginia, write to formally register our strong opposition to the changes to the zoning rules and/or specific special use permits allowing commercial kennels within the AG-1 (Agricultural/Rural Low Density) zoning districts with less than a 100-ft setback.
Reason for Opposition: The recent code/ordinance update amends the required 100-ft setback to any distance (100 ft or less) the Planning Commission believes is reasonable to them. We believe that allowing commercial kennel operations in AG-1 areas with arbitrary setback lines fundamentally compromises the peace, safety, property values, and rural character of our residential and agricultural neighborhoods. Noise disruptions from continuous barking, potential environmental hazards regarding waste runoff into local health-department regulated areas, and the over-reliance on administrative authority to reduce setbacks pose an undue burden on adjoining residential properties.
Action Requested: We respectfully request that the Board of Supervisors and Planning Commission:
- 1. Deny any active Special Use Permit applications for commercial kennels in our immediate AG-1 neighborhoods.
- 2. Initiate a Zoning Text Amendment to immediately keep the existing zoning requirement, restrict, or entirely remove "Commercial Kennels" as an allowable or special use type within the AG-1 Agricultural District to better protect rural homeowners.
---
SEC. 30-85. COMMERCIAL USES. Sec. 30-85-18. Kennel, Commercial. (B) Additional standards in the AG-3, AG-1, AR and AV districts: 2. All facilities associated directly with the commercial kennel, whether indoors or outdoors, shall be set back a minimum of one hundred (100) feet from any property line. All outdoor runs, outdoor training areas and outdoor pens associated with a commercial kennel shall be set back a minimum of one hundred (100) feet from any property line. The zoning administrator may allow a reduction in the 100-foot setback. It shall be the applicant's responsibility to provide documentation in support of such a reduction. The zoning administrator may request additional materials as necessary. In making such determinations, the zoning administrator shall consider factors including, but not limited to, (a) topography on site and on adjacent properties, (b) existing vegetation on site, (c) planting of additional landscaping, (d) size and scope of the proposed kennel operation, and (e) surrounding land uses. (BC) Additional standards in the AG-3, AG-1, AR and AV districts: 2. All facilities associated directly with the commercial kennel, whether indoors or outdoors, shall be set back a minimum of one hundred (100) feet from any property line. All outdoor runs, outdoor training areas and outdoor pens associated with a commercial kennel shall be set back a minimum of one hundred (100) feet from any property line. The 100-foot setback may be reduced DRAFT Zoning Ordinance Amendments (May 2026) – 3-17-26 9 by the Planning Commission and Board of Supervisors during the special use permit process. (CD) Additional standards in the C-2 district: 1. All outdoor runs, outdoor training areas and outdoor pens associated with a commercial kennel shall be set back a minimum of one hundred (100) feet from any property line. The zoning administrator may allow a reduction in the 100-foot setback. It shall be the applicant's responsibility to provide documentation in support of such a reduction. The zoning administrator may request additional materials as necessary. In making such determinations, the zoning administrator shall consider factors including, but not limited to, (a) topography on site and on adjacent properties, (b) existing vegetation on site, (c)
planting of additional landscaping, (d) size and scope of the proposed kennel operation, and (e) surrounding land uses.
19 Comments
Two points- we moved here specifically to be far away from commercial endeavors. It is now being forced on us. Point two- I specifically oppose the absolute power the Zoning Board is taking by making arbitrary changes to regulations, at will, for the benefit of one person without exploring or considering the concerns and the impact on local residents, the environment or even their own Roanoke County 200 CORE plan. This leaves the impression of a conflict of interest by the Board.
I have lived in this neighborhood for 52 years. Our road is private that we have to maintain. The addional traffic and noise is a major concern.
This absolutely sets a precedent for allowing any business to set up in an "off the beaten path" neighborhood that has previously been private & quiet, with low/local traffic. To live, by choice, this far out of the way of noise/outside traffic, the fact that the rules could be changed for one person/business, is very unsettling when you own a property that you purchased for seclusion, peace, & quiet. If you live/own property in Roanoke county you could be affected in the future if this passes.
This would set a precedent for future commercial development to our otherwise rural and peaceful residential neighborhoods
It is important in a residential area for individuals to be able to be free of kennel dog barking day and night in order to rest (whether working day, or night). Dog kennels inevitably bring excessive dog barking, which is a major disturbance to ones ability to sleep in preparation for work.
We moved here 24 years ago for the peace and quiet,now they want to take it away.
Closeness to my property; noise from barking dogs, traffic increasing and onto Sugar Rum Ridge Rd by mistake and no turnaround on SRR road.
I want to set a standard of general fairness and full, action-based, intentional transparency.
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Two points- we moved here specifically to be far away from commercial endeavors. It is now being forced on us. Point two- I specifically oppose the absolute power the Zoning Board is taking by making arbitrary changes to regulations, at will, for the benefit of one person without exploring or considering the concerns and the impact on local residents, the environment or even their own Roanoke County 200 CORE plan. This leaves the impression of a conflict of interest by the Board.