Why is this taking so long? UPDATED 12/4/2023

There is a process that must be followed for zoning cases such as CUPs. That process requires staff to complete an analysis prior to moving the application forward for public hearings where the decision on the application will be made. Staff analysis in this case is incredibly complex due to the nature of the land use that is being requested. Staff has also devoted many resources to reviewing and responding to public comments and inquiries. At this time, staff is waiting on the applicant to provide responses to comments and questions, including the air modeling study that was requested based on public concern. 

11/8/2023 Update: Vulcan has informed staff that the air modeling study is not yet ready to submit. Public hearings will be held a minimum of 9 weeks after the air modeling study is submitted. Once the air modeling study is submitted, staff will update the website.

12/4/2023 Update: The latest information on timing is that it will be at least another three weeks before the air modeling study is submitted to staff. With this timing, hearings prior to mid-March will not be possible. Hearing dates will be announced when scheduled, and the website will be updated when the study is submitted.

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1. Why didn’t the town just dismiss the application outright?
2. Has the town already made up its mind to approve this?
3. Why is this taking so long? UPDATED 12/4/2023
4. Why is the Town allowing Vulcan to provide their own studies?
5. If the town decides to approve this, can extra requirements be placed on Vulcan?
6. What is a General Plan?
7. How does the General Plan work in conjunction with the zoning code?
8. How does the Town determine compliance with the General Plan?
9. How can the Town consider approving this application when so many residents are against it?
10. How can this use be allowed when the purpose statement of the RH zone is “to preserve the character and encourage the orderly growth of rural areas in the town."
11. What about the single access to the site crossing the railroad? Isn’t Union Pacific concerned? What about fire access? UPDATED 11/8/2023
12. Why is the town not requiring an EIS?
13. Why doesn’t the town require a Regenerative Thermal Oxidizer (RTO) be installed to control plant emissions? UPDATED 11/13/2023
14. Traffic volumes – how will this affect my daily drive? Won’t this cause undue wear and tear on Old Nogales Highway? UPDATED 11/20/2023
15. Are the emissions going to make me sick?
16. Why can’t the town regulate environmental permits?
17. I heard that the Vulcan property is classified as vacant for tax purposes. Doesn’t this negate their claim that the sand and gravel operation is a legal nonconforming use? UPDATED 11/8/2023