The board denied the variance request and rejected the kennel proposal entirely. My backyard will remain the quiet space my family and I have fought so hard to protect. We must keep monitoring future development plans for this corner to ensure it stays this way.
September 25, 2018
Final supporters
Discussion:
1. This Kennel, If Approved, Sets Precedent for future development. This Would Allow Other Special Uses for Zoning Variances. The Kennel is requesting a Zoning Variance to Sections 2.03.32.A, 2.03.32.D, and 6.08.22.C-D to allow an Animal Boarding facility on 1.92 acres of land in lieu of the 5-acre minimum, to reduce separation requirement between boarding facilities and residential from 200 feet to approximately 100 feet, to allow outdoor runs to be approximately 100 feet from residentially-zoned districts (150 feet is minimum), and to allow play area/passive park to be 35 feet from residentially-zoned districts (50 feet is minimum). It has to have a special "Use Permit" approved in order to fit into this property.
2. Noise issues are huge. With Kennels and a Day Care, there could be more than 160 dogs at a time outdoors (80 kennels)—with noise and barking. Even with proposed sound remediation to the kennel building, this does not address sounds of outdoor dogs barking. Neighbors have no confidence that there will be compliance or credible remediation if there are problems.
3. Traffic and pedestrian issues are of prime concern. The Corner of Racetrack Rd and Veterans PKWY are very heavily traveled with a posted speed of 45 mph. Traffic analysis, shows average speeds are 55 mph. There have been numerous accidents at this corner. 36 traffic accidents since Jan 2011 - June 2018. There is no left-turn into the facility from Veterans and with no entrance from Racetrack, makes U-turns into the Kennel extremely dangerous, especially with the narrow shoulders and sidewalks that are heavily used by bicyclists and pedestrians. Adding even more problems of safety to this mix are the three schools, Durbin Creek Elementary within .5 mile, Fruit Cove Middle within 1.5 miles, and Creekside High School 1.5 miles, numerous children that walk or bike to all of these schools. Add current and near future development, all the new town center traffic and Celestine housing and even more traffic will be added to this roadway.
4. There is no demonstrated community need for another Spa / Kennel in Northern St. Johns’s area, we found 10 Grooming / Daycare / Boarding kennels within 10 miles: additionally two are currently being built within 5 miles, all of these are easy driving distance from this area.
5. This Kennel encroaches into 4 residential home parcels, the parcel is located southeast corner of Racetrack RD and Veterans Parkway. Six neighborhoods of over 500 homes will be directly affected. In addition, there over 5800 homes in JCP that will be negatively impacted. A kennel will have a negative impact on all current and future property values.
For all these reasons we urge the County Commissioners and Planning and Zoning members to deny this kennel’s request for Zoning Variance.
—Concerned Residents of St. John’s
Updates
July 28, 2018
We just hit 500 signatures and I am honestly overwhelmed by how many of you recognize the risk this facility poses to our neighborhood. Seeing this level of support gives me real hope that we can protect our homes from this reckless development.
Reached 500 supporters
July 25, 2018
July 23, 2018
My family lives mere feet from where they want to put these outdoor runs and the noise level will destroy the peace of our neighborhood. If we reach five hundred signatures by this evening we will have the leverage needed to demand a meeting with the zoning board. Please send this link to your neighbors right now to help us stop this project.
Reached 100 supporters
July 20, 2018
186 Comments
I live right across the street of where this kennel is being placed. I would have never moved into this location if I had known that this might happen. I have no desire to listen to dogs at all hours of the day or have more traffic in this location.
Zoning standards are created for a reason and it is to prevent building this type of facility this close to residential properties. Also additional kids will be walking/biking to DCE from Durbin Crossing creating an additional safety issues for kids crossing a business entrance/egress.
I love animals, but a busy boarding, daycare, grooming facility in such an already congested location should not be allowed and the zoning should not be changed. There is plenty of available land in not as congested areas of the county that would be a better location for this facility.
There is no need for another pet spa/facility in this area. With 10 current facilities within 10 miles & 2 new ones being built within 5 miles, there is no need for yet another. There should not be any variances allowed in order to build an unwanted business. Go elsewhere!
I am opposed to building Luba’s Pet Spa and Boarding Facility in the proposed location. It will have a detrimental impact on the property values for homes in the area and the noise would be a nuisance to the homeowners trying to enjoy their outdoor living spaces.
In addition to the concerns already mentioned, we have a dog park near that location and the concentration of animal waste and noise seems very inconsiderate for the neighbors with homes close by.
This is a possible EPA VIOLATION if there is fecel run-off into a waterway!!!! And yet another example of the county's continued poor judgment and thirst for growth AKA $$$. Suggestion- Commissioner and Planning and Zoning members--- put it in your own backyards!
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The board denied the variance request and rejected the kennel proposal entirely. My backyard will remain the quiet space my family and I have fought so hard to protect. We must keep monitoring future development plans for this corner to ensure it stays this way.
September 25, 2018
Final supporters
Discussion:
1. This Kennel, If Approved, Sets Precedent for future development. This Would Allow Other Special Uses for Zoning Variances. The Kennel is requesting a Zoning Variance to Sections 2.03.32.A, 2.03.32.D, and 6.08.22.C-D to allow an Animal Boarding facility on 1.92 acres of land in lieu of the 5-acre minimum, to reduce separation requirement between boarding facilities and residential from 200 feet to approximately 100 feet, to allow outdoor runs to be approximately 100 feet from residentially-zoned districts (150 feet is minimum), and to allow play area/passive park to be 35 feet from residentially-zoned districts (50 feet is minimum). It has to have a special "Use Permit" approved in order to fit into this property.
2. Noise issues are huge. With Kennels and a Day Care, there could be more than 160 dogs at a time outdoors (80 kennels)—with noise and barking. Even with proposed sound remediation to the kennel building, this does not address sounds of outdoor dogs barking. Neighbors have no confidence that there will be compliance or credible remediation if there are problems.
3. Traffic and pedestrian issues are of prime concern. The Corner of Racetrack Rd and Veterans PKWY are very heavily traveled with a posted speed of 45 mph. Traffic analysis, shows average speeds are 55 mph. There have been numerous accidents at this corner. 36 traffic accidents since Jan 2011 - June 2018. There is no left-turn into the facility from Veterans and with no entrance from Racetrack, makes U-turns into the Kennel extremely dangerous, especially with the narrow shoulders and sidewalks that are heavily used by bicyclists and pedestrians. Adding even more problems of safety to this mix are the three schools, Durbin Creek Elementary within .5 mile, Fruit Cove Middle within 1.5 miles, and Creekside High School 1.5 miles, numerous children that walk or bike to all of these schools. Add current and near future development, all the new town center traffic and Celestine housing and even more traffic will be added to this roadway.
4. There is no demonstrated community need for another Spa / Kennel in Northern St. Johns’s area, we found 10 Grooming / Daycare / Boarding kennels within 10 miles: additionally two are currently being built within 5 miles, all of these are easy driving distance from this area.
5. This Kennel encroaches into 4 residential home parcels, the parcel is located southeast corner of Racetrack RD and Veterans Parkway. Six neighborhoods of over 500 homes will be directly affected. In addition, there over 5800 homes in JCP that will be negatively impacted. A kennel will have a negative impact on all current and future property values.
For all these reasons we urge the County Commissioners and Planning and Zoning members to deny this kennel’s request for Zoning Variance.
—Concerned Residents of St. John’s
Updates
July 28, 2018
We just hit 500 signatures and I am honestly overwhelmed by how many of you recognize the risk this facility poses to our neighborhood. Seeing this level of support gives me real hope that we can protect our homes from this reckless development.
Reached 500 supporters
July 25, 2018
July 23, 2018
My family lives mere feet from where they want to put these outdoor runs and the noise level will destroy the peace of our neighborhood. If we reach five hundred signatures by this evening we will have the leverage needed to demand a meeting with the zoning board. Please send this link to your neighbors right now to help us stop this project.
Reached 100 supporters
July 20, 2018
186 Comments
I oppose the kennel being located on the proposed site. There should not be a variance granted in the case. To go from a 5 acre minimum to less than ½ that amount is an unreasonable variance based on the location. It is too near many residences.
I live right across the street of where this kennel is being placed. I would have never moved into this location if I had known that this might happen. I have no desire to listen to dogs at all hours of the day or have more traffic in this location.
Zoning standards are created for a reason and it is to prevent building this type of facility this close to residential properties. Also additional kids will be walking/biking to DCE from Durbin Crossing creating an additional safety issues for kids crossing a business entrance/egress.
I love animals, but a busy boarding, daycare, grooming facility in such an already congested location should not be allowed and the zoning should not be changed. There is plenty of available land in not as congested areas of the county that would be a better location for this facility.
There is no need for another pet spa/facility in this area. With 10 current facilities within 10 miles & 2 new ones being built within 5 miles, there is no need for yet another. There should not be any variances allowed in order to build an unwanted business. Go elsewhere!
I am opposed to building Luba’s Pet Spa and Boarding Facility in the proposed location. It will have a detrimental impact on the property values for homes in the area and the noise would be a nuisance to the homeowners trying to enjoy their outdoor living spaces.
In addition to the concerns already mentioned, we have a dog park near that location and the concentration of animal waste and noise seems very inconsiderate for the neighbors with homes close by.
This is a possible EPA VIOLATION if there is fecel run-off into a waterway!!!! And yet another example of the county's continued poor judgment and thirst for growth AKA $$$. Suggestion- Commissioner and Planning and Zoning members--- put it in your own backyards!
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I oppose the kennel being located on the proposed site. There should not be a variance granted in the case. To go from a 5 acre minimum to less than ½ that amount is an unreasonable variance based on the location. It is too near many residences.