How does the Town determine compliance with the General Plan?

One of the findings for approval of a CUP is the applicant must demonstrate General Plan (GP) compliance. It is important to note that “compliance” with the GP means that the application will generally further the overall goals of the GP and not be contrary to the GP’s overall goals. The GP has numerous goals and policies, some of which conflict with each other when taken out of context. For example, the GP promotes both economic development and environmental protection. Any new construction on vacant land could be considered harmful to natural habitats. Traffic generated by new commercial development could be considered detrimental to air quality. However, because the GP also promotes economic development, we weigh the goals against each other, and the code helps us implement the competing GP goals. For example, the code gives us standards for riparian habitat protection that permit development while protecting or mitigating impacts to riparian areas.  

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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