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Kitsap County’s Horse Boarding Rules: Turning Rural Havens into Suburbia’s Strictest?
- Sunnie Merritt
- Sep 11
- 5 min read
Click the link to participate in our initiative to Save our Stables in Kitsap County.
If you’re an equestrian in Kitsap County, you’ve likely heard about the “Year of the Rural” initiative, a 2025 update to the county’s Comprehensive Plan that’s supposed to celebrate and protect our rural roots. But dig into the proposed zoning changes for horse boarding facilities, and you might wonder if “rural” is just a buzzword. The county’s draft rules, buried in Title 17 zoning updates, slap some of the nation’s strictest regulations on commercial and hobbyist horse operations—think hefty setbacks and tight horse limits. These could squeeze out small barns, threaten our equestrian heritage, and make Kitsap feel less like a countryside escape and more like a suburban sprawl. Let’s break down what’s happening, compare Kitsap’s rules to other places, and explore why this feels like a blow to our rural soul.
What’s Changing for Horse Boarding in Kitsap?
Kitsap County’s Department of Community Development is rolling out new zoning rules for horse boarding facilities as part of the Year of the Rural (check kitsap.gov/dcd for the drafts). Here’s the gist of what’s proposed for rural residential (RR) and rural wooded (RW) zones:
Setbacks: New or expanding commercial horse facilities need a 200-foot setback from all property lines for barns, arenas, and paddocks. Manure storage? That’s a whopping 200 feet from neighboring homes or water bodies as well. These are meant to curb noise, dust, and runoff, but they shrink usable space on already tight rural lots.
Horse Limits: Commercial boarding is capped at 1 horse per 1.5 acres, with a hard limit of 20 horses per facility unless you jump through hoops for a conditional use permit (CUP). Hobbyists (non-commercial) get 5 horses max on lots under 5 acres, or 1 horse per acre on bigger ones.
Extra Hurdles: Every commercial facility needs an administrative conditional use permit (ACUP), costing $1,500-$3,000, plus mandatory waste management plans. These add up fast, especially for small operations.
Why the worry?
On a typical 5-acre lot, that 100-foot setback could eat up so much space you’re left with barely enough room for a barn or paddock. With only 3-4 horses allowed commercially (at $600-$800/month per horse, per local rates), many family-run barns might not break even. The rules seem to favor big, well-funded operations, leaving smaller ones—core to Kitsap’s rural charm—struggling to survive.
How Strict Are These Rules Compared to the Nation?
Kitsap’s proposed regulations aren’t just tough—they’re among the most restrictive in the U.S. for rural horse boarding. I’ve scoured codes from other equestrian-friendly counties to see how Kitsap stacks up. Here’s the scoop:
- King County, WA: Just next door, King County requires a 50-foot setback for barns (half of Kitsap’s) and 100 feet for manure storage. They allow 1 horse per acre for commercial facilities, with no hard cap on total horses (just a CUP for big operations). Hobbyists can keep 3 horses on lots under 3 acres. Kitsap’s 100-foot setback and 1.5-acre density are way stricter, limiting small barns more than King’s rules.
- Loudoun County, VA: A horse haven, Loudoun sets a 60-foot setback for barns and 100 feet for manure piles. Commercial facilities allow 1 horse per 2 acres, but there’s no maximum cap—larger operations just need a special permit. Kitsap’s 1.5-acre rule and 20-horse cap are tougher, potentially stifling the kind of vibrant equestrian scene Loudoun enjoys.
- Larimer County, CO: Here, barns need a 50-foot setback, and manure storage is 100 feet from homes or water. Commercial facilities allow 1 horse per acre, and hobbyists can have up to 8 horses on lots under 5 acres. Kitsap’s 100-foot setback and 5-horse hobbyist cap are far more restrictive, making it harder for casual horse owners.
- San Diego County, CA: In this denser region, setbacks are 60 feet for barns and 100 feet from residences for commercial facilities. They allow 1 horse per 0.5 acres—way more generous than Kitsap’s 1.5 acres—but cap commercial facilities at 15 horses. Kitsap’s density rule is stricter, though its 20-horse cap is slightly looser.
- Thurston County, WA: Closer to home, Thurston requires 75-foot setbacks for livestock structures and 150 feet for manure storage. Large livestock (like horses) are limited to 1 per 2 acres, with no hard cap but a CUP for facilities over 10 animals. Kitsap’s 100-foot setback and 1.5-acre density edge out Thurston for strictness.
The Big Picture
Across the U.S., rural horse boarding setbacks typically range from 50-75 feet for barns and 100-150 feet for manure storage. Horse density usually falls between 1 horse per 0.5-2 acres, with many counties avoiding hard caps and using permits for flexibility. Kitsap’s 100-foot setback, 200-foot manure buffer, 1.5-acre density, and 20-horse cap put it at the strictest end of the spectrum. Only high-density areas like San Diego come close, but even they allow denser horse populations. Kitsap’s rules could make it one of the toughest places in the nation to run a small horse boarding operation.
Why This Feels Like Suburbia Creeping In
Horse boarding is a hallmark of rural life—think rolling pastures, barns tucked among trees, and the clop of hooves on quiet trails. But these rules could choke out that vibe:
Small Barns at Risk: A 5-acre lot might only support 3-4 boarded horses, not even enough to cover costs. Add the 100-foot setback, and narrow lots become nearly unusable. Many family-run barns, vital to Kitsap’s equestrian community, could close, leaving rural land open to developers eyeing residential or commercial rezoning.
Costly Compliance: The ACUP fees and waste management plans hit small operators hardest. Larger, wealthier facilities might absorb these costs, but mom-and-pop barns? Not so much. This tilts the playing field away from the rural, community-driven operations we love.
Loss of Rural Character: Equestrian facilities keep Kitsap’s countryside alive—supporting local feed stores, farriers, and 4-H kids. If barns shut down, we lose more than just horses; we lose a way of life. The county’s own survey (over 1,000 responses in 2025) showed 77% of residents want to protect agriculture, yet these rules could push out a key piece of it.
Instead of nurturing rural traditions, these regulations feel like they’re paving the way for a more controlled, suburban landscape—where land use is tightly managed, and only big players can afford to play. It’s not just about horses; it’s about whether Kitsap stays a place where rural dreams can thrive.
What Can We Do?
The county is accepting public comments on these rules until November 10, 2025, via their Cognito form (kitsap.gov/dcd). Here’s how you can fight for our equestrian heritage:
Speak Up: Tell the county to loosen setbacks (maybe 50-75 feet, like King or Larimer) and increase horse density (1 per acre) to keep small barns viable. Highlight how these rules threaten rural character.
Join Forces: Connect with local equestrian groups, like those on Chronicle Forums or the Horse Harbor Foundation, to amplify your voice. They’re already organizing against these changes.
Demand Transparency: Ask for an impact study on how these rules will affect existing barns. The county hasn’t shared clear data on how many facilities might close—push for answers.
Propose Alternatives: Suggest tiered rules, like lighter restrictions for hobbyist or small-scale barns (under 10 horses), to preserve rural traditions without overburdening owners.
Kitsap’s equestrian community is a treasure, from the kids learning to ride to the families running small boarding operations. These proposed rules, among the nation’s strictest, risk turning our rural havens into something more like suburbia. Let’s tell the county to rethink this plan and keep Kitsap a place where horses—and rural life—can thrive. Got thoughts or know a barn at risk? Drop a comment below, and let’s keep the conversation going!
