The Montezuma County Planning and Zoning Commission voted unanimously to recommend that the Board of County Commissioners approve a 14.5-acre single-lot development and rezoning application from GCU LLC to create approximately 4.5 acres for sale to Intermountain Farmers Association (IFA) for fertilizer storage and related outbuildings.

Planning staff told the commission the property (a larger 67.22-acre parcel) sits within the commercial-industrial overlay adjacent to the Cortez industrial park and that the applicant obtained a CDOT access permit as of the previous day. Staff also said City of Cortez water service is available and that the existing 3/4-inch line is adequate for the proposed use.

An IFA representative or agent described two primary structures: an approximately 80-by-160-foot warehouse with a small office and a dry shed for fertilizer, plus an area for liquid fertilizer containment. The applicant said buildings would be sited toward the north of the property to reduce drainage and floodplain concerns, and that a retention structure will be installed to contain liquids. The applicant told commissioners the operation would employ about four to five employees, and the business expects roughly two semitrailer deliveries per week; most customer deliveries would be made by company carts or spray rigs rather than by the general public visiting the site.

During public comment, resident Fred Reinfeldt expressed concern about dust from truck traffic and the possibility of volatile airborne fertilizers. The applicant responded, "We don't carry that," referring to ammonium nitrate, and said the majority of products will be urea ("46-0-0"), phosphate, potash, sulfur and humate — materials the applicant described as "very safe and stable." The applicant also offered to provide safety data sheets to concerned neighbors.

Commissioner (motion maker) moved to recommend approval based on conformity with code and lack of significant adverse impacts; a second was recorded and the commission voted unanimously (Hernandez, Armstrong, Nygaard, Doyle voting "aye"). The commission recorded a condition that a legal easement be established for the larger parcel if the applicants choose to create or share road access. The recommendation will be forwarded to the Board of County Commissioners for final action.

The commission noted that required engineering (footings, aprons and any CDOT-required asphalt/road improvements) will be completed as part of permit conditions and that the applicant said they will comply with any specific requirements.