Planning board recommends future‑land‑use change and rezoning for Newberry Townhomes; members press for later site‑plan protections

The City of Newberry Planning & Zoning Board recommended approval of a small‑scale future land use map amendment and the companion rezoning that would allow the Newberry Townhomes project on a 0.72‑acre undeveloped parcel in the city’s community redevelopment area (CRA).

Jean Paul Perez of the Community Development Department told the board the request (Ordinance 2025‑84) would change the parcel’s designation from residential low density (4 dwelling units per acre) to residential high density (20 du/acre) so the site could be rezoned from RSF‑2 (single‑family) to RMF‑2 (multifamily). "The request before the board tonight is a small scale future land use map amendment... The project is called Newberry Townhomes," Perez said.

Tara Howell, senior planner with JB Pro representing the applicant, said the lot is 0.96 gross/0.72 net acres, owned by PBR Financials Incorporated, and that the developer is proposing roughly eight attached townhome units. Howell also stated that the developer presently intends to sell individual townhome units rather than rent them: "They will be sold individually." She said public‑service capacity studies show available level‑of‑service for the potential density but that water must be extended to the property and that utility extension costs would be borne by the applicant.

Board members pressed staff and the applicant on compatibility matters they said would be addressed at the development plan stage: building height limits, the overlay map that sets a 45‑foot height limit along certain corridors versus a 72‑foot blanket maximum in zoning, parking counts, and stormwater requirements. Staff told members that site plans and any replatting would return to the board for review and that contract zoning (granting zoning in exchange for developer promises) is discouraged and can invite legal challenges.

The board voted to recommend adoption of the future land use amendment by roll call (motion passed 4–1). The rezoning (Ordinance 2025‑85) was conducted as a quasi‑judicial item with participants sworn, the staff report entered, and no third‑party interveners; the board recommended approval of the rezoning by unanimous roll call. Staff noted the development will later require a site plan submission showing building placement, parking, and stormwater before building permits are issued.

What happens next: The two recommendations advance the FLUM change and rezoning to the City Commission for consideration at the scheduled first‑reading hearing (Jan. 12, 2026). If the commission approves land‑use and zoning changes, the applicant must still submit a site plan and any required plats and permits; staff said impact fees and any utility extension costs will be borne by the developer.