Newberry City Commission gives approval for 1293-acre NC Ranch zoning change

BY DAVID LIGHTMAN

NEWBERRY, Fla. – At an April 15 Special Meeting, the Newberry City Commission approved a zoning change for the 1,293-acre NC Ranch Planned Development property. This was the first reading of the final action required by the City before construction may begin.

Mayor Jordan Marlowe explained that the Commission is required to operate in quasi-judicial mode when making zoning changes, meaning it would operate as a judicial board instead of as a legislative body. Acting City Attorney Kiersten Ballou introduced the zoning ordinance, changing the classification from Agricultural (A) to Planned Development (PD) for the 1,293 acres. City Clerk Judy Rice swore in everyone who planned to participate or make public comments.

Following the rules for quasi-judicial proceedings, Marlowe asked the other Commissioners whether they had received any outside information or communication that might influence their decision, and everyone answered “No” (Commissioner Tony Mazon had not yet arrived).

Jean-Paul Perez of the Planning & Economic Development Department gave a summary of the zoning request. He said the Commission has already passed the Future Land Use Amendment and Map Amendment for the NC Ranch Planned Development.

Perez said the zoning ordinance approves a preliminary development plan, establishes the zoning district, and details specific obligations and requirements for public services and facilities. Perez said he will be ready to return for a second reading of the ordinance on May 13, barring any delays, and he showed the following slide which details the project’s timeline.

Perez showed another slide summarizing the number of homes and square footage of different types of commercial space to be constructed over the 50-year time horizon.

Perez said the land is located within the Urban Services Area and is ready for the type of density and development that the project calls for, and his office’s recommendation was to pass the ordinance.

Details about the development

Gerry Dedenbach of CHW Professional Consultants spoke on behalf of the developer. He said the project will have 4,500 homes at an average of 3.48 homes/acre, built in eight phases of six years each over 50 years total, with an approximate pace of 100 homes annually.

Dedenbach said the goals of the project are to have a Master Planned Lifestyle Community that reflects Newberry’s rich agricultural history and character and to project a broad range of housing forms, sizes, and price points to promote home ownership for all, with a small-town feel.

He said the developer, Tripp Norfleet, wants to bring more to Newberry so that residents don’t have to travel to Gainesville for so many necessities. This includes bringing many jobs for residents.

Dedenbach showed the following slide, which details the eight phases. He explained that no commercial construction will take place until Phases 2 and 4 and beyond (not until 2031 at the earliest).

Dedenbach said the developer plans to make bi-annual reports to the City, detailing the project’s progress and plans.

Project found to be consistent with City’s Comprehensive Plan

Consultant Frances Marino of Femme by Design gave a short presentation. She said she has reviewed the project, and she finds that the proposed rezoning and accompanying development order are consistent with the City’s Comprehensive Plan.

Perez returned to the podium to give more details about the development plan. He said water/wastewater needs will be evaluated prior to the commencement of each phase. Parks inside the development will be within .5 miles of any home. A 2-acre site is being donated for a fire station.

Perez showed a slide similar to Dedenbach’s, detailing the timeline and number of units to be built in each phase. He showed additional slides with information about lot widths, depths, and setbacks, and more slides with proposed water and electric infrastructure construction.

Marlowe instructed those wishing to make public comments to form a line.

Public comment

Brent Shaw said he lives next to the property and thinks ”it’s going to go a lot faster than (the timeline).” He said he will have to sell his home because he moved there to be in the country.

Another man said he has concerns about damage to his road, and he agrees the project won’t take 30 or 40 years.

A woman said she is against such a big development, but she feels better because the Norfleets are doing it themselves instead of selling the property to someone in a different area.

Each plat must be approved before construction

Marlowe asked the Commissioners if they had any questions. Commissioner Monty Farnsworth asked whether the number of homes annually in the plan is subject to change. Perez said the City does not have a provision to “throttle” developers, but each phase’s plat must be approved before it can be constructed. He added that Norfleet’s company typically has been building fewer than 50 homes/year.

Farnsworth asked, “Are they planning on having natural gas there?” City Manager Mike New answered, “I think the natural gas company is planning to serve this development.”

Responding to concerns that the project will move faster than the timeline, Commissioner Rick Coleman pointed out that the project could stall for a few years if there is another 2007-type recession. Marlowe said that infrastructure concerns (such as water/wastewater) will be additional limiting factors. Commissioner Tim Marden added that the State and County must be consulted at each stage, and those are further checkpoints that will prevent rapid development.

Commissioner Coleman said the Norfleets try to hire all local people, and he prefers them to a national builder coming into town with their own people. He added that the Norfleets can be counted on to step up and help if the community needs something.

Commissioner Mark Clark made a motion to approve the zoning ordinance, and Coleman seconded the motion.

The motion passed unanimously.

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