If the town decides to approve this, can extra requirements be placed on Vulcan?

Yes. When Vulcan’s CUP application is formally presented to the Town Council in an upcoming public hearing meeting, the Council will have several options for their vote.  Some of the options that will be available to the Town Council may include: 1) Deny the CUP application; 2) Approve the CUP as proposed by the applicant; or 3) Approve the CUP, modified with conditions.   

Town staff has been working diligently to support the P&Z Commission’s and the Town Council’s ability to productively discuss any and all of those options. Staff have been working to compile a working draft list of conditions so that the Council can apply extra requirements should they find it necessary to do so. Such conditions may include restrictions on hours of operation, emission control measures, lighting, road improvements, etc. The conditions have been informed by input from residents with their concerns, staff analysis, research of mitigation measures implemented at other HMAPs, and consultant recommendations. A draft list of conditions will be made available for public viewing well ahead of the public hearings with the caveat that there are numerous factors that could change the list between its draft state and the Council’s final decision. 

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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 11/8/2023
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