A proposed Stafford County Society for the Prevention of Cruelty to Animals facility off Andrew Chapel Road faces another hurdle at tonight's Planning Commission meeting.
After a public hearing, commissioners will vote on whether or not to approve a conditional use permit to allow an SPCA to operate on the site. A final decision will be made by the Board of Supervisors.
The parcel is the former location of the Brooke Nursing Center--a 10.2-acre lot zoned for agricultural use in the Aquia District. The nursing home shut down in 2006, and William Hoyt purchased the property last summer under the business name "Muddy Paws LLC." The SPCA was not allowed under the existing zoning.
Hoyt hopes the county will grant him a conditional use permit.
"For our purposes, this is freaking awesome," said Hoyt as he looked out over the downward-sloping meadow behind the old nursing home.
He has grand plans. Stakes and orange ribbons outline the footprint of a no-kill shelter with state-of-the-art kennels, walking paths, a public dog park and a wildlife rehab center, among many proposed amenities.
Hoyt is confident those orange ribbons will become buildings. He said the community has been generally supportive, but not entirely.
Denuded trees on the property line reveal nearby houses. Some neighbors are concerned about having an SPCA nearby.
Michelle Clay owns 70 acres that abut Hoyt's property. She plans to speak against the proposed SPCA tonight.
"We see a boatload of problems," she said. "Without question, it would hurt our property values."
Clay fears that noise, odors, increased traffic and lighting could affect nearby homeowners. In her mind, county officials should do all they can to preserve the value of the large homes nearby.
"I totally support the SPCA," she said. "Just don't put it behind my million-dollar house."
Supervisor Paul Milde said he had not heard from anyone opposed to the facility. He supports the project. In fact, the county is the acting applicant for Hoyt, a move that shows general support from the supervisors and saves Hoyt application fees. County staff is recommending that the Planning Commission approve the permit.
"The site has many by-right uses more intense than an SPCA, so in that sense, it isn't a bad deal for the neighbors," Milde said. "Stafford has been euthanizing dogs and cats by the thousands for years because we don't have a facility like this."
Hoyt remains optimistic. He believes the facility could relieve pressure from the county's animal control, and might fill a niche for animal lovers of all kinds. He points to the dog park and the wildlife rehabilitation center. Both would be firsts for Stafford.
Hoyt says he has spent about $650,000 of his own money on the property so far, and foresees the need for a massive fundraising effort to open and maintain the shelter. He has not accepted donations--he will wait until the county approves the project and he files for nonprofit status.
Hoyt is modeling the new facility after shelters in Richmond, Charlottesville and Virginia Beach. In his opinion, following those advanced models will result in a shelter without the noise and bad smells that concern neighbors.
"Stafford needs it," said Hoyt, who used to own fitness centers in the county. "I'm doing this because I can. I'm doing this because I should. The need is desperate."
Jonas Beals: 540/368-5036
Email: jbeals@freelancestar.com
| WHAT: Stafford County Planning Commission meeting WHEN: Tonight, 7:30 WHERE: Stafford County Administration Center, 1300 Courthouse Road INFO: co.stafford.va.us/Departments/Plan ning_&_Zoning/Plan ning_Commission |