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City approves special-use permit for Northfleet industrial site with conditions
Summary
The City of Newberry granted a special-use permit allowing a concrete batch plant and truss plant on a 53.62-acre industrial parcel, with conditions on hours, noise monitoring, traffic study and environmental protections.
The City of Newberry commission voted unanimously to approve Resolution 2025-10SUP25-01, granting a special-use permit for industrial operations — specifically a concrete batch plant and a truss (prefab truss) plant — on approximately 53.62 acres in the Northfleet/NF Ranch area.
City staff, the applicant and commissioners framed the vote around siting, buffering and operational safeguards. Masar Mishta, community development staff, told the commission the application had completed the planning and zoning review and was consistent with the comprehensive plan and land development code. Margo Mauer, consultant for NV5 and the applicant, said, “This presentation, as well as my expert testimony, provide the competent substantial evidence, necessary for city commission approval.”
Why it matters: The site sits adjacent to NC Ranch, near a CSX rail line and U.S. 27, and the operation is intended to supply materials and trusses directly to nearby development. Commissioners and staff emphasized minimizing off-site impacts — especially noise, dust, traffic and effects on wildlife — before operations begin.
The commission-approved resolution includes multiple conditions that the applicant agreed to: operating hours limited to 4 a.m. to 6 p.m. Monday through Saturday; adherence to the applicant’s acoustical study and an active process to monitor and log noise and vibration complaints (with records available to the city within 24 hours of request); a coordinated fire service and emergency plan with the Newberry Fire Department before operations start; required dust-control and lighting standards; a requirement that notices of violations issued by any regulatory agency be forwarded to the city within 10 days with a remediation plan; a traffic/Department of Transportation (DOT)-level study and dedicated right-of-way provisions before final site plan approval; landscape and buffer requirements in the city’s overlay district; and a wildlife protection study with provisions to relocate affected species if required.
Commission discussion focused on operational detail and enforcement. Commissioners asked how truck traffic would be routed; applicant representatives said rail delivery would be used to minimize truck trips on State Road 45 and that a site access drive would be aligned to create a ninety-degree intersection with Southwest 24th Street. Commissioners also discussed berms and landscape buffering; staff noted additional landscaping and site-plan review would be required at the next phase.
Outcome and next steps: The commission approved the resolution by unanimous voice vote. With the special-use permit granted, the applicant will submit a site-and-development plan that must meet the conditions in the resolution before full operations begin.
