Newberry moves forward with NC Ranch, a 50-year, 4500-home development

Newberry Planning & Zoning Board on October 25, 2023

BY DAVID LIGHTMAN

NEWBERRY, Fla. – At a Special Meeting on Wednesday, October 25, the Newberry Planning and Zoning Board approved zoning and land use changes for a 1,293-acre, 4,500-home development that will be built over 50 years.

Mayor Jordan Marlowe began by emphasizing the importance of the project: “This is the largest application, most complex application, that’s ever come before us. That being said, we’re going to take our time. We’re going to ask questions. We’re going to make sure that everybody’s comfortable, both the applicant and the Board.” 

Bryan Thomas, Director of Planning and Economic Development, introduced Ordinance 2023-23, changing the land use from Agriculture (Ag) to Planned Development (PD) on about 1300 acres, to be known as the NC Ranch Planned Development and completed over a 50-year time horizon. The developers of the project are the Norfleets, a local Newberry family in the construction business. 

Mix of housing types and commercial space

Thomas explained that the 4,500 residences will include 3,750 single-family homes, 125 senior adult homes, 125 senior adult townhouses, and 500 multi-family units. The average density is 3.5 units/acre. The project also has 800,000 square feet of non-residential space, including 250 assisted living facility beds, 300,000 square feet of self-storage/mini-warehouse, 30,000 square feet of medical offices, and a 370,000-square foot shopping center. The application for the project was received in February 2023, and two consultants were hired to assist staff with the intricacies of this complex planned development. According to the presentation, the land has previously been used as pastureland and has no historical significance or ecosystems of concern such as wetlands. 

Thomas stressed the advantages of cohesive development, with a comprehensive master plan, over piecemeal development done with no plan. He explained that the current rate of approximately 100 new homes per year in Newberry would be maintained with this plan. The land is completely within the designated Urban Services Area, a portion of the city already designated for future urban development. Thomas addressed plans for slowly expanding capacity for City water/wastewater, traffic, and schools as the development grows in size. Additionally, fire/emergency services, park facilities, and conservation efforts may need to slowly increase as the population increases by an estimated 12,555 new residents at the end of 50 years. Staff recommended that the Planning and Zoning Board recommend approval to the City Commission, where the land use and zoning changes will be heard on first reading on December 11.

Goal is to allow residents to move within the development as they age

Professional Planner Gerry Dedenbach of CHW Professional Consultants spoke on behalf of the developer. He explained that Tripp Norfleet and the Norfleet family have long had a dream of building a large development to improve Newberry, and they felt it was finally the right time to do it. He explained, “It is a long development program. It is comprised of eight six-year phases, so that at the bequest and the request of staff, we have a slow, we have a monitored, and we have a consistent development program to deliver.” With all types of housing available from starter homes to executive homes to an assisted-living facility, he said, people will be able to move from one part of the community to a different part as their circumstances change. 

Dedenbach compared the proposed 800,000 square feet of commercial space to other local developments: “The Butler Plaza complex is 267 acres with 2.5 million square feet of commercial. The Town of Tioga has several hundred thousand square feet, nowhere near a million square feet, of mixed uses in there, and it sits on about 15 acres.” He explained that the residential density of the project will be highest in the Town Center, which will comprise a mixture of higher-density residential and commercial uses. Density will gradually decrease as the distance from the Town Center increases. 

Dedenbach: “This is not about building sprawl. This is about building a community slowly over time.”

Dedenbach continued, “What the developer and Mr. Norfleet have agreed to do is, every other year, or in two-year increments, report back – this is where we are, this is the number of homes built, this is the number of square feet of non-residential – so that helps the City, the School Board, Sheriff’s Office… Alachua County Fire Rescue, and others plan for sequential, logical growth.” The goal, Dedenbach said, “(is) to have a master-planned lifestyle community that will reflect Newberry’s rich agricultural history and the character of the city. This is not about building a carpet of houses. This is not about building sprawl. This is about building a community slowly over time… (Norfleet) stated that he wanted to deliver a broad range of housing forms – attached, detached, multifamily, apartment, nursing home, the entire range of what a city needs. A variety of sizes and price points so that home ownership can be attainable for all citizens, and he wanted to do that with a small-town feel.”

Pools, pickle ball courts, and a horse barn

Tripp Norfleet spoke briefly: “Our plan is kind of do a ‘U-Pick,’ a farmers market, (as) soon as you come in… Before we even start with the houses, we want to put in about 25 acres of amenities. So you can have everything there that you want to use… The amenities will be up against the road and kind of buffer it from the houses. You know, in the amenities we want pools, we want pickle ball courts, we want to build a horse barn that people could board their horses, and… if you had a 10-year-old girl and she’s into horses, you’ve got a small lot where she can ride horses… I’ve lived in Newberry all my life, and I hate to have to go to Gainesville for everything, you know what I mean… If you don’t grow, and I hate to bash on somebody, you end up like Archer… There’s no staying the same. You’re either getting better, or you’re getting worse.”

Marlowe asked Norfleet if he would put the pacing of the project in writing. Norfleet replied, “Our goal is to try to build a hundred [houses] a year to start off with. We don’t want to be locked in to how quick you can build or how you can’t ’cause there’s going to be some years that’s going to be better… Some years, it’s going to be worse.”

Board Member Naim Erched asked if Norfleet would agree that the property could not be sold by him or his offspring. Norfleet replied that he and his family could be killed in car accidents, and he didn’t want to agree to that. Marlowe explained that anyone purchasing the property would be locked into the Planned Development master plan. 

Dedenbach returned to the podium and introduced a slide showing the different types of homes and the number of each type slated to be built during each of the eight six-year time periods. He noted that the rate of building fluctuates from period to period to account for the changing economy and other factors.

Marlowe interjected, “I just want to take a moment to say thank you for… going from 30 to 50 (years)… It gives everybody a chance to breathe and a chance to plan.”

Dedenbach said the project will consist of approximately two-thirds developed land and one-third greenspaces, which can have a variety of recreational uses. This includes a 2-mile linear park along the existing rail line. If the rail line can be decommissioned in the future, Dedenbach said the extra land can provide a trail connector between Newberry and High Springs. He stressed that the Town Center will provide residents an alternative to traveling to Gainesville for shopping and other needs such as doctor visits. Dedenbach finished his presentation by emphasizing how Norfleet views this project as his legacy (see slide below).

Slide from October 25 presentation

Erched asked how the project will compare to Haile Plantation. Dedenbach responded, “Their Town Center in the core area is about 15 acres. Their overall density in Haile is about 3 dwelling units per acre. It’s a little lower than [this project, which will be] at… 3.5 [units per acre]. They have multiple very disconnected pocketed neighborhoods, whereas here we’re seeking to have an interconnected community so that there’s multiple ways to walk, bicycle. This would support future transit opportunities when we’re looking into the future, because there are different densities. They have about 2,300 total units, I think, at last count in Haile, and some of that is included obviously in their Town Center. They have a couple apartment complexes in there. It has a similar sort of open-space feel and component. We have the ability in here to have a little bit more retail. We are not proposing to have two separate commercial pods [like Haile]; we’re proposing to have a concentrated pod, but it isn’t dramatically different.” He added that Haile Plantation started in the late 1970s and took a long time to gain traction.

Impact fees will cover added infrastructure

Marlowe pointed out that impact fees will cover the added infrastructure that will be needed, and no costs will be passed on to taxpayers. City Manager Mike New reminded the Board that plats (new groups of homes) and building permits will be approved based on the availability of infrastructure capacity at that time. Infrastructure increases will be made as necessary, but not far in advance.

Because one Board Member was absent, Marlowe reminded the others that a tie vote was possible [Marlowe does not have a vote on the Board]. Board Member Donald Long made a motion to approve the ordinance, and Member Kathi Thomas seconded the motion.

Public comment

Several residents spoke during public comment, with most, but not all, in favor of the project. Many cited the good reputation of the Norfleet family, jobs, and the fact that the money would be staying in the community.

Michael Terry said, “I’ve been a resident of Newberry since 1998, but my family has been in the Newberry area since 1853… This is a huge project. No one in this room will be here to see the end of this project, more likely than not. This is a huge decision the four of you, five of you, make for this community for the next half century… I am against it. Thank you.” Marlowe assured him that the meeting was one part of a long process.

Marta Pedrosa, from South Beach in Miami, said she came to Newberry to live because she wanted a slow, quiet community. She expressed concerns about 46th Avenue becoming dangerous. 

Land use and zoning changes approved unanimously

The land use motion passed unanimously. Marlowe switched the board to quasi-judicial mode to hear the ordinance changing the zoning from Agriculture to Planned Development.

Dedenbach responded to Pedrosa’s concerns and said roadway improvements are planned for 46th Avenue. He also said that part of the development will be one of the last to be built as the areas closest to the city will be built first. 

Long made a motion to approve the zoning change, and Thomas seconded the motion. Before voting, Erched asked if there was anything to prevent a horse barn or stable. Dedenbach responded, “No… A component of the plan as described in the narrative is to have horse riding, horse barns, and stables.” The motion passed unanimously. 

  • Fix the damn roads FIRST before you turn this entire county into a traffic jam replete with potholes on top of potholes.

    • lou, do not worry about the roads. The Newberry city commission is on it. They have a great plan: Do nothing, let the roads get dangerous, then go beg the County Commission for money to fix the mess Newberry created. It worked so well on fixing 337 that the Newberry commission has adopted it as their standard road plan.

  • Sounds like ‘lil ol Newberry aint’ good enough for some people. They want to make a ‘South Florida’ out of the town and fill it with New York and California absconders who are what can afford to move in.

  • Get ready Newberry the city is coming to you. A few people will be getting rich off of this while the rest of us get more congestion.

  • That is about the number of cars that come in from other counties every work day. It will turn Newberry Road into a parking lot.

    • they have a plan to make one way routes out of Newberry road. Going to be very interesting soon

  • What a great idea. Cover every available open space with concrete and heat sink asphalt. Invite the world to this area to consume the water, in any way or amount one wishes. I am certain we all know about the vast, unlimited water resource we enjoy. No need to worry anymore about the natural CO2 capture we once enjoyed from grasslands and trees. Governments don’t seem to worry about such things and so, why should we? We are told increasingly about the environmental dangers of meat production. Let’s all celebrate the conversion of all grazing land to homesteads. None of us will ever need to worry about local food production either as other countries somewhere will always provide ample food for us in the abundance and quality we are accustomed to and at a very agreeable price.

    • It is all the fault of the County Commission. They refused to build a slaughterhouse in Newberry, so this poor farmer has no choice but to turn his pastures into buildings.

  • “The goal, Dedenbach said, “(is) to have a master-planned lifestyle community that will reflect Newberry’s rich agricultural history.”
    I fail to see how paving over cow pastures with sprawl will “reflect Newberry’s rich agricultural history.
    ” This is not about building sprawl” Dedenbach said.
    No, Mr.Dedenbach, this is the classic definition of sprawl.

  • “Marlowe pointed out that impact fees will cover the added infrastructure that will be needed, and no costs will be passed on to taxpayers.”

    If the developers are made to comply with strict proportionate fair share state recommended mitigation standards for impacts caused by added capacity, then the city of Newberry will benefit from this project. Newberry is going to keep growing, so the key is to try to get it to grow in sustainable way.

    If the city of Newberry gets snookered into believing impact fees on developers can be greatly reduced because NC Ranch can be developed in a way that not only minimizes the amount of impact, but SHOULD result in a huge reduction in the price of the homes; making it a win-win situation for all, then heaven help them.

    The Board of County Commissioners fell for a similar lie twelve years ago regarding the Urban Cluster development and its multi-modal transportation mitigation impact fee program (MMTM), which resulted in a $400M infrastructure deficit and the call for a countywide infrastructure sales surtax.

    Surprisingly, the BoCC abruptly decided to part ways with the MMTM program prematurely. They began the process of rolling it out on a gurney with a tag on its toe earlier this month; and with very little fanfare. I’m surprised it wasn’t given a descent burial given that it is part and parcel to the county’s comprehensive plan (R.I.P MMTM).

  • It is all the fault of the County Commissioners, They refused to build a slaughterhouse in Newberry, But will allow all the land to build housing for more congestion. I guess feeding People is Low priority to them and not to mention the road conditions!

    VOTE THEM OUT!

  • People there seem to like the idea of not having to go to Gainesville anymore for shopping and stuff. That’s very telling. I can’t say I’d blame them.

  • I find it laughable that anyone would think a developer would adhere to the original restrictions of the 50-year timetable. The article said something to the effect that anyone succeeding the Norfleets would have to adhere to the original plan. Only someone from OUTSIDE of Florida would believe that one. This entire state is filled with MANY developments that were previously banned but somehow approved by successive administrations. Get ready Newberry. Your little town will forever be changed into Gainesville West, and all of the problems associated with it.

  • Some of you may be curious why this project is called “NC Ranch.” Simple. When you take farmland and pave it over with roads and buildings, there is no longer any room for animals to live.
    NC Ranch is short for the No Cattle Ranch.

  • So what ever happened with the idea of Springs County? Seems Mr Marsden needs to update us now that he has moved on to developing Newberry for the worse…

  • If this development is so great why has the Norfleet Family moved out West and is buying large parcels in Wyoming?

  • The words and rationales are always the same: “This development is environmentally sensitive growth with quality of life, greenspaces and jobs for local residents.”

    Oh, yes, “impact fees will cover the entire additional costs of the development.”

    But the outcome never matches the words, rationales and promises. The only consistency are fortunes for the owners and developers who use the profit to live far from the clutter, environmental degradation and magnified taxpayers costs they created.

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