Planning commission defers Wildlife Rescue League special exception after neighborhood concerns; site visit set

The Caroline County Planning Commission voted unanimously Feb. 27 to defer consideration of a special exception permit requested by the Wildlife Rescue League for a wildlife rehabilitation facility on Edge Hill Academy Road, and scheduled a site visit before the commission takes further action.

County planner Craig Pennington described the request (SPEX082025) as an application to allow an animal clinic and veterinary facility for wildlife rehabilitation on a largely rural parcel. The property is a donated 94.5‑acre parcel (tax map parcel 27‑2‑2); the applicant proposes to use an existing house and a roughly 13.5‑acre area for facility operations, with future plans for a larger Phase 2 building outside the flood plain for education and animal care.

Pennington said the parcel is mostly zoned rural preservation, lies partially within a FEMA flood plain and is bounded by large parcels; the nearest occupied dwelling to the proposed animal care structure is about 2,850 feet away. He summarized Department of Wildlife Resources (DWR) requirements, noting DWR permits regulate which species can be rehabilitated and require course work, inspections and operational standards. Pennington read staff‑recommended conditions including providing DWR permits to the county, prohibiting drop‑offs between 10 p.m. and 6 a.m., requiring proper disposal of animal waste in accordance with DWR rules, placing future education center structures outside the flood plain and filing an annual rehabilitation report with the planning department.

Attorney Tom Colucci and Wildlife Rescue League president Beth Axelrod told the commission the organization is a 501(c)(3) with four decades of history and that the proposed facility would provide rehabilitation services, periodic education programs and outreach to local schools. Axelrod said the group plans to hire staff, to seek state permits for permitted species, and to provide outdoor, secured enclosures as part of normal rehabilitation (soft‑release) practice. The applicant asked staff to remove a recommended condition prohibiting outdoor caging, saying secure outdoor enclosures are essential to proper rehabilitation.

Several nearby landowners and residents spoke in opposition, raising concerns about site flooding and frequent road inundation on Edge Hill Academy Road, the narrow and sometimes heavily used road, potential traffic and parking impacts, visibility of outdoor enclosures, and animal escapes that could threaten nearby poultry and private property. Speakers included Kevin Marshall (Berkeley District, Spotsylvania County), who said the plan appeared inconsistent with the project materials (commercial rezoning vs. special exception) and raised technical issues about parking and handicap access; Chris Hawkins (Port Royal District) cited road safety and compatibility with local hunting activities; Donna Smith and James Hart described flooding and bridge limitations on Edge Hill Academy Road.

Pennington said the county file contains a prior violation for the house built in the flood plain but that follow‑up documentation was not available; the building official’s site inspection suggested the dwelling has been raised and that future permitting would require floodplain compliance.

After discussion, Chair Bob Schwartz moved to defer the matter pending a site visit; the motion was seconded and carried unanimously. Pennington said staff would coordinate the site visit with the applicant and commissioners, and that the commission expects to revisit the application at a later meeting after the site visit and additional information are collected.

Key conditions discussed by staff (for future action if approved) - Provide copies of DWR permits and related documents prior to operation. - No animal drop‑off or pick‑up between 10 p.m. and 6 a.m. - Animal waste must be disposed of according to DWR regulations (burial or double‑bagging and landfill disposal, or pickup by a waste management service). - Phase 2 education facility must be located outside the FEMA flood plain. - Annual reporting to the Department of Planning & Community Development on species rehabilitated and any referrals to other licensed facilities.

The commission’s deferral gives staff time to arrange a site visit, collect outstanding VDOT and flood‑plain documentation and clarify whether the building would be classified as a residence or commercial structure under building and zoning codes.