Planning commission continues two rezones after residents raise spot‑zoning and safety concerns

The Montrose County Planning Commission voted to continue two rezone applications after more than an hour of public comment raising concerns about spot zoning, traffic safety on Highway 550 and local notice of the applications.

Staff presented the Bartel rezone (proposed change from General Agricultural to General Business for a triangular corner parcel at Highway 550 and Compadre) and a second rezone for the nearby Old School Lodge property. Staff described how the master plan designates commercial nodes and explained which uses are allowed by right in the General Business zone and which would require a special‑use permit in the agricultural district.

Residents repeatedly told the commission the Bartel proposal conflicted with the master plan and would create an isolated commercial island. “This is clear spot zoning,” said Kateri Drexler, a nearby resident, who argued the rezoning would increase traffic, lighting and noise and destabilize the neighborhood.

Other commenters described near‑daily congestion at the intersection, concerns about school‑bus safety and the potential for later‑hour businesses to change neighborhood character. Harry Drexler summarized the legal concern: “Colorado land planning and development law says that Colorado prohibits spot zoning … zoning decisions must serve the general public,” he said.

Applicant representatives and counsel disputed the spot‑zoning characterization. Ryan Callahan, representing the applicant, said the rezone would “harmonize” the property with its existing commercial uses and tax status and that “there is no grand development plan” for the parcels; he asked the commission to focus on code conformity rather than speculation about future uses.

After discussion, a commissioner moved to continue the Bartel rezone to the planning commission’s Dec. 18 meeting to allow commissioners to review comments submitted that evening; the motion included closure of verbal public comment for tonight and a deadline for written comments to be delivered to county staff by Dec. 9. The motion passed. The commission then discussed the Old School Lodge rezone and similarly voted to continue that item to Dec. 18 with the same written‑comment deadline; the second continuance passed on a 4–1 vote with one abstention (a commissioner said he abstained because it was his final meeting).

Why it matters: Neighbors said the rezones could permit by‑right uses they find incompatible with a dense residential area. Staff said some impacts depend on a future site development proposal and could be mitigated at that stage, but neighbors and some commissioners requested more time to review newly submitted comments.

Next steps: Both items will return to the Planning Commission on Dec. 18; the commission closed verbal public comment for this meeting and accepted written comments to staff through Dec. 9.