professionally maintained to provide fresh, seasonal fruits and vegetables for the residents, and possibly for the public, i.e., farmers market, community-supported agriculture (CSA) gardens, etc. For example, the owners of Agritopia, a farm-to-table community located in Gilbert, Arizona, designated several acres for the public to purchase small garden plots to raise their own vegetables and herbs. 7 Agritopia also offers a college-level internship program for agriculture students.
Good for the Environment
A portion of the land within the Farmstead is preserved in perpetuity through a conservation easement agreement created under state law. 8 This conservation easement is in addition to the existing conservation easement established on the Corley land in 1997. Lands within conservation easements are essentially protected from future development. 9
The Farmstead utilizes the Transfer of Development Rights (TDR) program approved by the Board and codified in DCC Section 20.500 et. seq. In exchange for the rights to develop the Farmstead (receiving area), approximately 160 acres of environmentally sensitive land (sending area) in Douglas County will be preserved as open space. In this case, a portion of the Stodieck Farm land will serve as the sending area. 10
The Right Location
As recognized by the Board members, the construction of the Washoe Tribe Travel Plaza has altered the land use equation and weighs in favor of approving the Farmstead.
Water necessary for the development and residential use is already available and will be supplied by the Gardnerville Water Company (GWC). Contrary to the claims of some individuals, the water for Farmstead will not be drawn from the aquifer serving the Ruhenstroth neighborhood. According to the GWC Engineer, the water production from the GWC wells “does not affect the recharge of domestic wells located on the east side of the Carson Valley including Ruhenstroth.”11
Pinenut Road bordering on the north end of Farmstead is already available. According to the traffic studies submitted and considered by both the Planning Commission and the Board, the existing roadway can adequately accommodate the anticipated traffic flow over the next 20 years. 12
The residents of Farmstead will be in close proximity to the Carson Valley Hospital, the Community and Senior Center, restaurants, schools and shopping centers. Carson Valley Hospital also supported the project, reasoning that a “community within a community” would enable health care providers and first responders to address their needs “without the traditional barriers of distance and access.” 13
Built-In Controls and Limitations
The County required that in addition to the application for a Master Plan
Amendment, a separate Specific Plan be submitted outlining in careful detail how the Farmstead would be built. The County also required two separate community meetings to gather information and input from the residents of Ruhenstroth. These additional steps were not required under the code; 14 however, the extra effort produced valuable information and an additional layer of oversight and control over the entire planning process.
The Farmstead is strictly limited to 250 homes. The project land borders two conservation easements, an existing roadway (Pinenut Road) and the Washoe Travel Plaza. The builders of Farmstead must follow the Specific Plan, which is a binding document reviewable by the Board.
Summary
The Farmstead vision is a unique combination of residential and agricultural design and uses in a near-perfect natural setting. The Farmstead community will promote sustainability, preservation of the environment, and maintaining a healthy lifestyle.
Change, in this case, is a good thing.
According to Mark Neuffer, Farmstead’s primary champion, “Corley Ranch is the right place to build – Stodiek Farm is the right place to preserve.”
In my opinion, building the Farmstead is another opportunity for Douglas County to demonstrate responsible, strategic growth, build the local economy and embrace positive change. Community support is vital to its success.
To learn more about the Farmstead, go to www.farmsteadatcorleyranch.com
Joan E. Neuffer is a Minden attorney practicing in the areas of real estate, business and estate planning.