Neighbors meet about proposed SPCA

Site owner answers questions about Stafford facility

STAFFORD — A group of residents gathered on the site of a proposed no-kill animal shelter July 15.

Bill Hoyt purchased the old Brooke Nursing Center off Andrew Chapel Road last year with the purpose of running a Society for the Prevention of Cruelty to Animals facility. He hoped to have the facility up and running by year’s end.

However the project has been besieged with obstacles along the way. Hoyt was denied a by right use permit last fall but in early October the Board of Supervisors voted unanimously to serve as applicant to obtain a conditional use permit.

The request initially went before the Planning Commission in April and on June 17 the commission recommended denying the permit.

In addition to concerns voiced by the commission, some residents of the neighboring Meadowbrook subdivision also voiced opposition to the plan.

Aquia District Supervisor Paul Milde, who has been a staunch supporter of the shelter, invited area residents to the proposed site for a briefing and tour.

In addition to Hoyt, the assistant county administrator and Stafford planning division personnel were on hand to respond to neighbors’ concerns.

Several attendees voiced concerns about possible water contamination in their wells from the current septic system.

Donna Dawkins and her husband want to see the water monitored and questioned Hoyt’s background research prior to purchasing the property.

“I think you put the cart before the horse,” Dawkins said.

Hoyt told the residents that the facility has about eight times what is needed. He also explained the drainage system proposed for the kennels.

“The indoor kennels all have individual drains and the outdoor kennels will wash into an indoor drain,” he said. “It all goes back into the building and is purged through a three-stage filtration system.”

Tommy Thompson, environmental health supervisor for Stafford and King George counties, was at the meeting. He said with current wells being at a depth that reaches into bedrock, there is no chance of contamination from the drain field.

However, in response to citizens’ concerns, Hoyt said he would be willing to have the water tested on a regular basis.

Other issues centered on possible noise levels. Hoyt explained new building and shelter construction technology that would be employed help with noise abatement.

“The floors will have radiant heat and there will be a differential air system,” he said. “We will use acoustical plaster, hanging baffles and indirect lighting.”

According to Hoyt, if necessary, supplementing those factors with products such as anxiety-relieving “Shelter Buddies” would help keep barking to a minimum.

Hoyt told attendees he has submitted all necessary paperwork required for the conditional use permit including documentation for 501(c) 3 non-profit status. He indicated that he is just awaiting a response form the government on his application.

Elaine and Harry Bogucki have no problem with the new shelter being located in the neighborhood, as they have had as many as 15 animals in the house at a time including rats, snakes, ferrets, rabbits, cats and dogs.

After the tour of the building and grounds, Elaine Bogucki said, “It seems it is very well laid out.”

Although some neighbors supported the SPCA concept, they felt it should be at another location.

The Ramos and the Inge families do not want the shelter located near their home.

Clarence and Rosalind Inge, who moved to their home in 2007, said it was a combination of all the factors that have them set against the facility.

Ozzy Ramos felt Hoyt should have gotten input from the neighbors before he proceeded with the project to determine the impact on them. He said, “It would have made a difference to us.”

Hoyt was asked if he had an alternative plan. He said unless someone bought him out, he was not in a position to move the project to another location

Although Hoyt paid $450,000 for the land and building, he has a total investment in the project of $850,000 to date.

He said he intends to forge forward with the project, but knows it is up to the Board of Supervisors to determine of the project does comply with the conditions of the permit.

The conditional use permit for the proposed SPCA facility will go before the Board of Supervisors on Aug. 18.

Marty van Duyne is a member of the Dog Writers Association of America and a contributing writer for the Stafford County Sun.