The Gallatin County Commission on June 3 approved a conditional‑use permit (CUP) allowing American Welding and Gas (AWG) to operate a gas and welding supply retail and storage operation at 580 Pronghorn Trail in the Shedhorn Subdivision, subject to staff‑recommended conditions and compliance with county environmental health requirements.

County Planning staff explained the property is 1.1 acres, legally Lot 44 of the Shedhorn Subdivision, located in the commercial subdistrict of the 4 Corners zoning district. Dawn McKay, county planner, said AWG plans to occupy Unit B of the front retail building and Warehouse 2 behind it for storage of compressed cylinder gases, medical gases and propane cylinders; Unit A and Warehouse 1 are currently occupied by Rocky Mountain Sleep Disorder Center.

Staff noted the commercial subdistrict allows higher‑intensity commercial activity but that industrial uses (including storage of flammable gases) require a conditional‑use permit under Section 6.3 of the 4 Corners zoning regulations and the industrial processing definition in Section 10. McKay also reported two public comments flagged fire safety concerns; Central Valley Fire Department reviewed the proposal and reported no objections to issuance of a CUP. AWG representatives described safety and compliance practices during the hearing: storage only (no on‑site gas production), adherence to NFPA standards and self‑reporting of stored products to the fire department, and company membership in industry groups and OSHA/FDA/Homeland Security reporting obligations.

Environmental health director Britney Kron told commissioners a COSA (certificate of subdivision approval) rewrite is required because the property’s original sanitary approval authorized a single commercial unit under the sanitation rules; placing two businesses on one lot changes the sanitary system from single‑use to shared and therefore triggers a COSA rewrite even if the land‑use question is resolved. Kron also said the existing replacement area for the septic system has been paved over and must be addressed.

Attorney and property representatives argued the parcel was principally an industrial/commercial use prior to the 2009 4 Corners zoning and raised a request that the property be treated as a legal nonconforming use rather than requiring a CUP; planning staff said an administrative determination for a legal nonconforming use could be pursued but had not been filed in this case. Commissioners debated whether to pursue the administrative nonconforming determination now or approve the CUP to provide the applicant with certainty. Commissioners ultimately approved the CUP with conditions, allowing AWG to proceed while county environmental health and planning conditions (including obtaining an approved COSA rewrite and addressing the paved replacement area) are completed.

The CUP approval includes standard conditions restricting operation to the approved use and requiring compliance with all applicable laws, and staff will work with the applicant and landlord on the COSA rewrite and septic replacement requirements before issuance of occupancy for the storage use.