The St. Johns County Planning and Zoning Agency unanimously rejected a homeowner's request to establish a private helicopter landing site in Ashton Oaks, a gated equestrian community in southwest St. Johns County.

The board voted 6-0 Thursday, Nov. 5, to deny Dustin Zepp's application for a landing site at 125 Ashton Oaks Drive. The decision followed testimony from residents who raised concerns about noise, safety and the potential for helicopters to frighten horses, according to the St. Johns Citizen and the county meeting recording.

Zepp sought a minor modification to the Ashton Oaks Planned Rural Development, or PRD, to permit helicopter landings on his residential property.

Ashton Oaks contains 27 residential lots across approximately 182 acres. The neighborhood accommodates horses and includes trails used by residents for horseback riding.

Neighbors raise concerns about horses and noise

Residents opposing the application told board members that helicopter operations could disrupt the community's equestrian activities and create safety risks.

Dr. Eric Bloomfield, a retired Mayo Clinic anesthesiologist and former Air Force Reserve flight surgeon who owns four Clydesdale horses, warned that startled animals could endanger riders and others nearby.

"If they spook and run, we could cause some major damage," Bloomfield said, according to the St. Johns Citizen's hearing coverage.

Lorie Burningham, who lives across the street from Zepp, showed the board video of a helicopter above a hedge near her property. She compared the noise to "pressure washing right next to you."

Another resident living south of the neighborhood said his donkey also reacted negatively to the helicopter.

Homeowners association President Richard Perrotti said 19 of the community's 27 property owners signed a petition opposing the landing site. HOA representatives also reported that more than 70% of homeowners supported prohibiting private aircraft operations within the neighborhood.

The association argued that the proposed landing site was incompatible with Ashton Oaks' equestrian character. Residents also expressed concerns about liability, noise and the safety of people and animals using the community's bridle trails.

The Planning and Zoning Agency meeting recording documents the public hearing and the board's decision.

Homeowner describes limited helicopter use

Zepp told the board that he had made 22 helicopter flights from his property over approximately 34 months, operating during daylight hours and favorable weather.

He said his flight paths avoided nearby homes and pastures, passing primarily over neighboring wooded land. Zepp compared the noise to that of a lawnmower or motorcycle.

Neighbors disputed aspects of his account.

Greg Burningham told the board that all 22 flights occurred between January and May 2025, when county code enforcement officials became involved, according to the St. Johns Citizen.

Zepp disputed receiving an order to stop flying and said he voluntarily discontinued operations.

He also described discussions with the homeowners association before purchasing a Bell helicopter in December 2023.

According to Zepp, the HOA approved a temporary arrangement in January 2024 allowing him to land and store the aircraft at his home. Perrotti disputed that interpretation, saying the waiver concerned temporary storage rather than authorization for ongoing helicopter operations.

Zepp told the board that he had been waiting approximately 6½ years for hangar space at Northeast Florida Regional Airport in St. Augustine and was 26th on the waiting list.

He said he hoped to use the helicopter for nonprofit activities benefiting veterans, children of fallen military personnel and aspiring young aviators.

"Flying to me is freedom," Zepp said, according to the St. Johns Citizen. "It's extremely therapeutic for me."

Board votes unanimously against request

Board member Judy Spiegel said she could not recall another homeowner seeking a comparable zoning modification over the objection of a homeowners association.

Following the public hearing, the Planning and Zoning Agency voted 6-0 to deny the requested modification, citing five findings of fact identified in the county staff report, according to the official meeting record.

The vote denied the requested zoning modification. It did not constitute a separate ruling on the homeowners association's private restrictions or resolve the competing accounts of Zepp's earlier helicopter operations.

Before the vote, Zepp said he held no grudges against his neighbors.