Board of Supervisors Meeting Date:


Luck Stone Corporation – Bealeton Plant, Owner/Applicant


January 12, 2006


Staff Lead:


Melissa Dargis, Assistant Chief of Planning



Community Development


Magisterial District:


Lee District







A Resolution to Approve SPEX06-LE-002, Luck Stone Corporation – Bealeton Plant; A Category 19 Special Exception Amendment to Change a Previously Approved Special Exception Condition


Topic Description: 


The applicant wishes to amend a previously approved Special Exception under Zoning Ordinance Section 3-19; Mining, Quarrying, Mineral Processing; which would allow the plant to operate for an indefinite period of time, with the applicant submitting documentation of compliance with all requirements to the Board of Supervisors every three (3) years.


Project Update:


On December 8, 2005, the Board of Supervisors held a public hearing on this item.  The hearing was closed, but action was postponed to complete final refinements to the Special Exception conditions.  In particular, the applicant was asked to respond in writing to issues raised by an adjoining property owner.  One outstanding issue deals with the 100-year floodplain and the area surrounding the scale facility.


Staff and the applicant have met with Supervisor Stribling to discuss the project.  At the time of preparation of this report, staff is still reviewing the latest submittal.  Additional information will be provided to the Board members prior to their meeting.


The Planning Commission conducted its public hearing on September 29, 2005, and postponed action.  Special attention was focused on updating the conditions of approval for the existing quarry.  The Planning Commission recommended approval of the Special Exception, subject to conditions, at its December 7, 2005 meeting.




Luck Stone Corporation was granted approval of a Special Exception (Category 19) for quarrying activities on November 17, 1987.  The initial Special Exception approval was valid for five (5) years with a subsequent renewal period of three (3) years.  On April 5, 1994, the Special Exception was amended to extend the renewal periods to twelve (12) years; renewal would also include review by the Board of Supervisors.  Thus, the current Special Exception’s twelve-year period would expire, or require renewal by April 5, 2006. 


The applicant proposes to delete the Special Exception condition referring to this time period for renewal/review and thus allow for an indefinite period of operation.  This provision would include language, via a condition, that a report would be submitted to the Board of Supervisors every three (3) years thereafter, documenting that the use of the property was in compliance with all Special Exception conditions, per Section 5-1903 (2b) of the Zoning Ordinance.


The Bealeton Plant parcel is approximately 392 acres in size.  Luck Stone has been operating in Virginia since 1923.  It has been operating in Fauquier County since 1987.  The applicant states it has established a very good track record over the past eighteen (18) years and that it operates responsibly.  Further, the applicant notes that Luck Stone Corporation and its employees have a tradition of community involvement.  The Bealeton Quarry has also been recognized for its business and operational practices with numerous industry awards.


This application request would not change any use or activities at the site.  The operational lifetime for the quarry, given today’s market conditions, is approximately 50 years.  


Land Area, Location and Zoning:    


The property is located on the southwest side of Marsh Road (Route 17) at 11603 Luck Stone Road in Bealeton.  It is zoned Rural Agricultural (RA) and Industrial (I-2); the industrial portion of the property is within the Bealeton Service District.  A map of the property is shown below outlined in orange.




Neighboring Zoning/Land Use:


The subject property is currently zoned Rural Agricultural (RA) and Industrial (I-2).  It is bound by Industrial (I-2) and Residential (R-4) zoned parcels to the north; I-2 and RA to the east; Residential – Manufactured Dwelling Park (MDP) and RA to the south; and RA to the west.


Action Requested of the Board of Supervisors: 

Consider adoption of the attached resolution.


Identify any other Departments, Organizations or Individuals that would be affected by this request:

Fauquier County Department of Community Development



  Resolution Option A

  Resolution Option B