Newberry May Regulate ‘Big Box Retail Stores’

NEWBERRY ‒ In what may be a pivotal moment for Newberry, the question arose at the March 11, 2024 City Commission meeting if the City might limit “big box” development in the city. Big box development refers to the construction and operation of large, typically single-story retail stores or commercial spaces as well as warehouse spaces or distribution centers.

Newberry Planning and Economic Development Director Bryan Thomas asked for direction from the Commission on whether to draft amendments to the Land Development Regulations designed to limit or further regulate “big box” retail stores in Newberry.

Although the City has not received any applications from large retailers, Thomas said that the Publix development is likely to draw attention to development opportunities in the city from other large stores. He added that development of large-scale retail establishments can become a contentious issue, especially in small and rural communities.

Following discussion, Mayor Jordan Marlow suggested that since Commissioner Monty Farnsworth was not in attendance to postpone further discussion until a full Commission could consider the issue. In addition, commissioners requested that staff obtain examples of how other small towns have been impacted by large retailers.

Solar Farm Regulation Changes

The City has modified its existing Land Development Regulations for solar farms based on concerns raised by residents about noise, visual pollution and damage to wildlife posed by approval of solar farms.

Changes require a minimum 25-foot setback and existing natural vegetation must be left in place up to 15 feet deep. When adjacent to existing residential properties, the developer must plant a 20-foot vegetative buffer within the setback that will grow to obscure visibility within five years.

The original regulation required that the solar farm be surrounded by a minimum of a six-foot chain link fence. Concern for wildlife attempting to travel through the area changed this regulation to say that the developer may use other types of fencing to promote wildlife movement through the fencing.

Although grateful for the regulation changes, Jeff Holcomb, an advocate for tightening the regulations, said he thought that solar farm developers will attempt to “wiggle out” of the regulation requirement to buffer adjacent properties.

Legislative Funding

City Manager Mike New informed the Commission that with the Florida Legislative session ending, the City may be receiving funding for several projects. The City submitted three funding requests, two of which at this time appear to be funded, noting that the governor still has veto power. Funding requests included $250,000 for the Vietnam Memorial Park project, $1 million for the wastewater treatment plant and a third request related to the cost of the water tower. It appears that the Vietnam Memorial Park project was fully funded and the wastewater treatment plant was funded at $500,000. Funding for the water tower did not receive approval.

All Florida Enterprises

The City Commission on second reading approved changes to the City’s Future Land Use Map and its Zoning Atlas for two petitions submitted by Intellectual Partners LLC. The 3.67-acre property is located on the south side of west Newberry Road / State Road 26 and is also partially bordering the west side of Southwest 218^th Street.

On the same property, the Commission also approved a change to the Official Zoning Atlas from Agricultural (A) to Commercial, Intensive (CI). The property owners also own All Florida Enterprises, a fence installation supply company. They are leasing the current location about a half mile to the west of the property on SR 26 and plan to move the business to the new site.

Norfleet Industrial Development

Also on second reading, the Commission approved applications to amend the City’s Future Land Use Map and Zoning Atlas and a zoning change from Agricultural (A) to Industrial (I) on 50 acres of land located at 21831 West Newberry Road. Commissioners first approved a land use change from Agriculture to Material-Oriented Industrial, which maintains the one dwelling unit for five acres designation. The property is owned by E.D. Norfleet, Jr., Phyllis Norfleet and Katrina Bill.

During first hearing of this item, CHW Professional Consultants Gerry Dedenbach said that other businesses seeking to locate in this industrial park area would need a special use permit approved by City Commission.

The Commission voted 3 – 1 to approve both requests with Commissioner Tony Mazon casting the dissenting votes with no comments.

Abandoning Alleyway

The Commission unanimously approved second reading of an amendment to the downtown plat addition, providing for closing, abandoning, releasing and vacating of public alleyways as part of the plat entitled Original Newberry Chapman and White’s Addition. This amendment pertains to the series of downtown plats found in Ordinance 25-14.

The next City Commission meeting is scheduled for March 25 at 7 p.m.

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