Editor’s note: This is the second story of a series about the proposed Nutrient Farm development. The first story ran Wednesday, Jan.30. The third part will run in the Friday, Feb. 7 edition of the Post Independent.

Nutrient Farm, an organic, biodynamic ranch, farm and food processor southeast of New Castle, is seeking county approval for new planned unit development zoning. 

On Wednesday, the Garfield County Planning Commission voted to extend the public hearing for the rezoning request. Commission members acknowledged that they could neither approve nor deny the request until Nutrient Farm addresses 53 conditions for approval, as recommended by county staff. The next public hearing will be held on March 12.

What the Coal Ridge and Riverbend planned unit developments are

If Nutrient Farm’s request is approved, the current Coal Ridge planned unit development and the remaining unsubdivided segments of the Riverbend planned unit development will be rezoned to create a Nutrient Farm planned unit development, according to the project narrative.

Planned unit developments are a type of zoning district that allows for a mix of land uses — such as residential, commercial, and recreational — within a single development, providing flexibility in density, layout and design. 

Created in the 1970s and originally spanning over 1,180 acres, the Riverbend planned unit development was intended to be divided into 11 development blocks. The development plan included a 376-acre agricultural area surrounded by approximately 198 residential units, a convenience store, a school site, a stable, a park, common areas and infrastructure areas (such as a sewage treatment facility and storage tanks).

Only some residential areas from the Riverbend development have been subdivided and developed into homes. These include Riverbend Subdivision Filing Nos. 1 and 2 and the Riverbend Ranchettes.

The remaining property was sold in the early 1980s and around 70 single-family lots and 80 multi-family units were never subdivided or constructed, according to the Nutrient Farm project narrative.

In 1984, the county gave Storm King Mines permission to create the Coal Ridge planned unit development on approximately 292 acres of the undeveloped western portion of Riverbend.

The Coal Ridge development encompassed a coal mine and other heavy industrial activities, such as oil and gas extraction, as well as residential and agricultural uses. Mining operations commenced in 1986 but stopped the following year after the developers failed to reach any coal seams. 

The existing Coal Ridge planned unit development, which allows heavy industrial activities, will be dissolved if the Nutrient Farm development is approved. The Nutrient Farm project narrative asserts that mining and mineral extraction is not requested within the new development.

In 2018, Andrew Bruno, Nutrient Holdings LLC owner, acquired five parcels — including water and mineral rights — comprising the majority of the 1,136-acre Nutrient Farm property for a sum of $3.5 million, according to Garfield County Assessor records. The farm currently operates on over 3,000 acres of owned and leased land.

Nutrient Farm’s proposed planned unit development area includes all of the Coal Ridge development area and unsubdivided portions of the Riverbend development area owned by Nutrient Holdings.

When including the Coal Ridge and Riverbend planned unit development areas, the Nutrient Farm development area will encompass the entire 1,136-acre property.

“Ultimately, we see this as an opportunity to replace a rather old and convoluted (planned unit development) that has a history of small, isolated modifications, with a comprehensive (planned unit development) that better conforms to the current Garfield County Land Use and Development Code standards and expectations and goes back to original agricultural and residential intent of the original Riverbend (planned unit development) and the rural mountain character of Garfield County,” the project narrative states. 

What the Nutrient Farm planned unit development might include 

Eight areas totaling approximately 516 acres of the 1,136-acre property will be developed, according to the project narrative.

The development will include two working farms, three residential areas, a residential and solar energy area, a commercial and industrial area and a recreational and entertainment area.

On the eastern portion of the property, one working farm will be used to raise livestock and grow hay. The other working farm, situated in the center of the property, will cultivate fruits, vegetables and herbs, according to the project narrative.

Other agricultural and agritourist developments, such as a children’s adventure farm, u-pick orchards, greenhouse, restaurant, farm store and agricultural processing buildings are also included in the plan.

“Nutrient Farm will be a predominantly self-contained community that provides its own food, infrastructure, and energy facilities as much as possible,” the project narrative states.  

The area west and south of the second working farm will be designated for outdoor recreational land and water activities, commercial and industrial uses, a music and entertainment area, a health and wellness retreat and campground and lodging facilities

It will also feature adventure parks with outdoor activities like ropes, zip lines, obstacle courses, alpine coasters and trails for biking, running, BMXing and off-highway vehicles. An “ultralight aircraft pad” and helistop are also depicted on the planned unit development map.

A water park and an outdoor music and entertainment area are also included in the plan. The project narrative states that recreational and athletic events, performing arts and festivals will occur at Nutrient Farm. 

During a planning commission meeting on Wednesday regarding the rezoning of Nutrient Farm, New Castle resident Mac Benning — one of more than people 40 signed up to comment — expressed multiple concerns about the development.

“The water park is unnecessary given the site’s proximity and proposed access to the Colorado River,” Benning said. “Instead, low impact recreational activities, such as tubing from the proposed boat ramp to the existing boat ramp at Grand River Park approximately 200 yards away, would be more appropriate. The alternative will conserve water, a critical resource, and align better with political and environmental sensitivity surrounding the Colorado River, which impact multiple states and countries.”

Running east to west, the LoVa Trail will pass through Nutrient Farm, and numerous private recreational trails and walkways are planned throughout the property. An 80 foot right-of-way for County Road 335, which bisects the property, will be dedicated to Garfield County for public use, according to the project narrative. 

The project narrative also mentions the development of approximately 18 new residential lots, excluding the existing farmhouse. Nutrient Farm also plans to develop on-site employee housing once the farm’s operational and employment requirements are better understood.

Hydro-electric, wind, geothermal and solar energy systems are planned, as well as multiple on-site potable water and wastewater treatment systems. 

“We seek to eliminate the existing approved heavy industrial uses contemplated in the Coal Ridge (planned unit development) and replace them with commercial and exceedingly light industrial uses,” Nutrient Farm states in the project narrative.

A large or small power facility designed to generate electricity using a variety of natural resources, such as solar photons, wood, natural gas, coal and geothermal energy, is included in the Nutrient Farm land use definitions. The definition specifies that a large facility has a generating capacity that exceeds 10 megawatts.

A megawatt, equal to 1 million watts, is often used to measure the output of large-scale energy production systems such as power plants and solar farms, according to Pknergy Power. 

If approved, the land use definitions with specific allowances unique to the Nutrient Farm development will override the Garfield County Land Use and Development Code.

“A music venue, an ATV park, helicopter pads, spa, meat processing plant, a water park, adventure park…these are not small editions,” New Castle resident Abbie Cheney said during Wednesday’s meeting. “They will fundamentally alter the character of Riverbend and of New Castle. I grew up here. Again, I love seeing the new additions…but we must ensure that growth aligns with our values, not at the cost of the quality of life that we’ve built here.”

Around 609 acres, or 53.6% of the property, will be reserved as private open space. 

“What troubles me the most is the lack of direct outreach from Nutrient Farm to residents like myself,” Cheney said. “It’s really hard to believe that this was unintentional. Time and time again, we see large developers push projects through the public process with minimal effort to engage the people that are most affected. These are the types of decisions that lead to longer commutes, higher wildfire risk and higher costs. 

“Growth must be thoughtful and intentional,” she added. “We must keep Garfield County’s rural character and the integrity of our community at the forefront.”