How does the General Plan work in conjunction with the zoning code?

The General Plan (GP) informs the code, and the code is the regulatory mechanism for the implementation of the policies. In other words, the GP is the guide that offers procedural and/or development recommendations, and the zoning code and zoning map are the tools that implement the goals and policies of the GP. It is presumed that clear regulations in the zoning code were determined at the time of their writing and adoption to implement the policies of the GP. When the code is clear, we cannot use GP policies to override the regulations of the code.  

Zoning districts (“zones”), as codified in Town Code, are law and regulatory in nature. The General Plan assigns land use designations and is a policy guideline. The GP land use map establishes land use designations such as Medium Density Residential, Institutional, and Resource Industrial. For most of these land use designations, the GP provides a list of zones that are recommended for it. For example, the Medium Density Residential land use designation lists the R-2, R-3, R-4, and MH-1 zones as being appropriate zoning districts for areas that are designated Medium Density Residential in the GP.  

The Vulcan site has a GP land use designation of Resource Industrial and is zoned RH (Rural Homestead).

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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