Commission recommends 10‑acre rezoning for horse‑holding site; neighbors raise traffic, containment questions

The Montezuma County Planning and Zoning Commission voted unanimously April 9 to recommend approval of a 10‑acre single‑lot development and AR‑10 rezoning submitted by the Douglas Family Trust, for property at 10900 Road 20.

Staff told the commission the proposal would create a 10‑acre lot intended to host a holding and training facility for wild horses. The site borders Canyon of the Ancients National Monument and Bureau of Land Management property. Agencies were notified and staff noted access would be from Road 20; Empire Electric provides power and Montezuma Water Company has a 4‑inch main on the east side of Road 20 with capacity for one additional service. Wildfire Adaptive staff recommended a wildfire mitigation plan because a majority of the parcel is pinon‑juniper fuels.

Lori Tunland is listed as the applicant’s agent; a representative of the National Mustang Association of Colorado (NMA) spoke for the nonprofit partner and described planned operations. The NMA representative said the organization intends to use the 10‑acre site as a holding and training facility and that its draft layout estimated a practical maximum holding capacity of “somewhere between 25 and 31” horses on the 10 acres, though she said that number would be refined with professional review: “We put together a rough design based on what we could hold for 10 acres and we're thinking somewhere between 25 and 31 as a maximum,” the representative said. She added the organization has not previously operated a holding facility and invited outside inspection: “We would welcome a, agency to come in and audit us.”

Neighbors who spoke during public comment raised containment, fencing and traffic concerns. A local neighbor asked whether fencing fully enclosed the property and whether animals could escape onto nearby BLM land. Another commenter asked about peak traffic and whether a traffic analysis would be required for the anticipated movements of horse trailers and potential visitors; the NMA representative said she expected traffic would be minimal in normal operations and that adoptions would be scheduled and screened so visitations would be occasional rather than mass events.

Commissioners asked whether the operation would be commercial; the applicant’s representative said the facility would operate under the nonprofit organization. Staff recommended the proposal meets the land‑use code for a single‑lot development and that public utilities and services are available or can be made available to support uses consistent with the zone.

The commission voted unanimously to recommend approval to the Board of County Commissioners. The recommendation includes standard conditions for access permits (driveway permit from Road and Bridge if a new driveway is required) and noted wildfire mitigation recommendations. The BOCC will consider the commission’s recommendation at a later meeting.

Votes at a glance: Commissioner Hernandez — Aye; Commissioner Nygaard — Aye; Commissioner Lynch — Aye; Commissioner Armstrong — Aye; Commissioner Doyle — Aye.

Background: The parcel borders federal lands and sits in an area where staff recommended wildfire mitigation and a waiver from county weed management; no irrigation water shares were reported.