BUILDING CODES COMMITTEE MEETING - MONDAY, FEBRUARY 7, 2022 | 6 PM - City of Mauldin
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BUILDING CODES
COMMITTEE MEETING
MONDAY, FEBRUARY 7, 2022 | 6 PM
4th committee meeting
The Committee will meet in the Mauldin City Hall at 5 East
Butler Road in the Council Chambers at 6 p.m.
Please note that members of the public may attend this meeting in-person but are
encouraged to participate remotely. The meeting will be available remotely through Zoom.
Please visit the City’s website at https://cityofmauldin.org/your-government/meeting-
minutes-agendas/ to access the meeting via audio and videoconferencing.
Building Codes Committee Meeting
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Building Codes Committee Meeting
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Committee Members: Diane Kuzniar (Chair), Dale Black, Taft Matney
Others present: David Dyrhaug, Business and Development Services Director, and Brandon Madden,
City Administrator
1. Call to Order- Chairwoman Kuzniar
2. Public Comment
a. Jigar Patel: My name is Jigar Patel. I have a gas station on Main Street in Mauldin. Last week I
received a letter from the building department. In 2017-18 when Trey Eubanks was here, the
zoning ordinance was changed to not allow rental trailers in C2. We were told that our existing
business would not be affected by this zoning change. Then we had a conversation with Ms.
Hamel with the change of zoning, and she said no, you will be grandfathered.
I received a letter last week from David Dyrhaug. I know the City is improving with new
development and I want to support it. But, with the zoning change, I am going to lose some
business. This is a pandemic economy, and we are having a hard time surviving right now. There
will be sunset zoning, which restricts that activity starting December 2022. I want to be
grandfathered. It is hard to compete with other corporations, and this is one thing I have to help.
I appreciate your listening to me on my business. Thank you.
b. Jeremy Sarks: My name is Jeremy Sarks and I own Sarks Automotive. I have the same thing as this
gentleman with U Haul. I have been doing this since about 2013. With the change in the
ordinance, you are talking about taking away about $40,000 a year, which is an employee’s salary.
I would suggest you grandfathering us in to keep U Hauls. I hate to get rid of an employee
because you didn’t allow U Hauls in Mauldin. U Hauls actually bring people to Mauldin, and they
get to see what Mauldin is about. If they are having to drop them off in Greenville, they are
seeing Greenville, not Mauldin. Thank you.
3. Reading and Approval of Minutes
a. Building Codes Committee Meeting: November 1, 2021
Motion: Councilman Matney made a motion to approve the minutes with Councilman Black
seconding.
Vote: The vote was unanimous (3-0).
4. Reports or Communications from City Officers
a. BDS Director David Dyrhaug
Mr. Dyrhaug reported his department is at 64% of its budget. Permits and building inspection are
being issued at a higher rate than before and the department is relying a little more on RCI, which is
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Building Codes Committee Meeting
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the contracted inspection service.
5. Unfinished Business- There is no Unfinished Business
6. New Business
a. An ordinance to rezone property consisting of approximately 0.5 acres located at 301 E. Butler Road
(Tax Map Parcel: M004.02-01-010.01) and providing an effective date
The City of Mauldin has received a signed petition requesting the rezoning of a tract of land pursuant
to Section 4:2 of the Mauldin Zoning Ordinance. This petition includes approximately 0.5 acres
located at 301 E Butler Road.
The applicant has requested that this tract be rezoned from R-12, Residential, to C-2, General
Commercial. This property is currently occupied by a single-family dwelling. The owner is planning
to convert the home to an office for his real estate company, Clyde Realty. The conversion of the
home will include providing the required parking and landscaping. This property is located across
from the intersection of East Butler Road and Bethel Drive. This is located along the section of East
Butler Road that is being considered by SCDOT for road improvements. There were no comments
at the Planning Commission public hearing and it was recommended by the commission 5-0.
Motion: Councilman Matney made a motion to forward this item to Council with Councilman Black
seconding.
Vote: The vote was unanimous (3-0).
b. An amendment to section 3:12.3.8 of the Mauldin Zoning Ordinance to provide a description of
moving trucks and trailers
On April 19, 2021, the City Council adopted an amendment to the Mauldin Zoning Ordinance that
included a new consolidated table of allowed uses, descriptions for each of the use categories
listed in the table, standards for conditional and exception uses, and new building design
standards. This amendment included a provision that existing trailer rental activities and
operations not in the S-1 district must cease no later than December 31, 2022.
Recently the City provided notice to the trailer/truck rental activities operating outside the S-1
district that they must cease no later than December 31, 2022. In the course of this notice, City
staff received a comment that perhaps the City should consider providing clarity about what
consists of the trailer/truck rental activities that must cease.
The intent of the sunset provision pertaining to the operation of trailer rentals outside of the S-1
district includes the rental and sale of trucks, trailers, and containers primarily used for moving and
hauling goods (e.g., the rental of U-Haul or Penske trucks and trailers). This provision is not
intended to include the rental of personal vehicles, such as pickup trucks, used as personal
transportation (e.g., the rental of personal vehicles by companies such as Enterprise).
Chairwoman Kuzniar stated the Amendment to the zoning change regarding the rental trucks and
trailers was to clarify the meaning of truck/trailer. This amendment was passed in April and we
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Building Codes Committee Meeting
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are fine tuning the language to clarify the meaning of truck/trailer rentals.
Motion: Councilman Matney made a motion to forward this item to Council with Councilman
Black seconding.
Vote: The vote was unanimous (3-0).
c. Annexation procedures
Annexations are currently advertised only as much as it is published on the agenda for the
standing committees and City Council. No sign is posted on the property and no direct notice is
provided to surrounding property owners.
Over the years, including recently, some County residents adjacent to properties being annexed
have expressed concern that they received no notice of the adjacent land being annexed into the
City and changed to a different zoning district. Mr. Dyrhaug is asking for committee input on
whether they would like to change the annexation procedures.
Chairwoman Kuzniar said she likes the idea of a public hearing.
Councilman Matney said he thinks the process works well as it is.
No action was needed on this item.
7. Public Comment
Joel Ann Chandler: I would like to recommend that they get better lighting for the cultural center I
went to a public hearing over there and was coming out and totally missed the bottom step and fell. I
would like to recommend that there be better lighting because the steps are not lit up at night.
8. Committee Concerns- Chairwoman Kuzniar adjourned the meeting at 7:00 p.m.
Respectfully Submitted,
Cindy Miller
Municipal Clerk
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Building Codes Committee Meeting
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BUILDING CODES COMMITTEE
AGENDA ITEM
MEETING DATE: February 7, 2022
AGENDA ITEM: 6a
TO: Building Codes Committee
FROM: Business & Development Services Director, David C. Dyrhaug
SUBJECT: Annexation of 220 Fowler Circle
AUTHORIZED REP(S): Zenith Real Estate
OWNER(S): Zenith Holdings LLC
TAX MAP #(S): M007.03-01-010.01
LOCATION: 220 Fowler Circle
CURRENT ZONING: R-S (County)
REQUESTED ZONING: R-15, Residential
SIZE OF PROPERTY: Approx. 10.77 acres
CONTIGUITY: This tract is touches the corner of Sunset Park (diagonally across
the street) located in the City of Mauldin.
REQUEST
The City of Mauldin has received a signed petition requesting the annexation of a tract of land consisting
of one parcel pursuant to South Carolina Code of Laws Section 5-3-150. This petitions includes
approximately 10 acres owned by Zenith Holdings LLC and is located at 220 Fowler Circle.
The applicant has requested that this tract be zoned R-15, Residential, upon annexation into the City of
Mauldin. Zenith Real Estate anticipates developing this property for 28 detached single-family homes with
a starting sales price of approximately $450,000. The applicant expects that NewStyle Communities will
be the builder for this project and would establish an age-targeted community for adults ages 55 and up.
NewStyle Communities provide maintenance-free all-brick homes. Maintenance of the homes and the
community is paid for through the HOA.
BACKGROUND
Zenith Real Estate previously filed an annexation petition for this property signed by the former property
owners. At that time Zenith Real Estate requested the property be zoned R-M1 and they expected to develop
the property for 50-80 townhomes.
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Building Codes Committee Meeting
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On November 15, 2021, the City Council voted 6-1 to reject this annexation. Some of the concerns
expressed at that time included:
• Concern about the City’s responsibility for maintaining and operation a sewer lift station
• Concern about the amount of fees that may need to be levied on property owners to support the
ongoing maintenance of the lift station
• Confusion about whether the lift station would serve additional development projects
• Concern about stormwater issues
• Opposition from neighboring property owners along Fowler Circle
• Concern about the fit of townhomes among the adjacent properties along Fowler Circle
UTILITIES AND SERVICES
Sewer is not presently available at this property. Zenith Real Estate expects to construct a new sewer line
from W. Butler Road via Rose Circle that will connect to the rear of this property. Due to the topography
of the site in relation to the existing sewer line, a lift station will also be needed. There has been no study
yet to determine the fee that may need to be levied on the future homeowners in order to be able to support
the ongoing costs associated with a lift station.
This tract is currently located in in the Mauldin Fire Service Area. The City of Mauldin will continue to
provide fire protection services to this tract upon annexation.
PLANNING AND ZONING
About the R-15 District
The R-15 zoning designation is a low density residential district intended to provide single-family living
and related facilities such as recreational, religious, and educational facilities.
R-15 Zoning allows a minimum 15,000-square foot lot (comparable density of 2.6 units per acre)
Comprehensive Plan Analysis
The designation of this tract in the Future Land Use Map of the Comprehensive Plan calls for low-density
residential consisting of single-family homes in this area. This tract is next to the edge of an area designated
for medium-density residential.
Surrounding Development/Zoning
These properties are surrounded by the following zoning and land uses:
Direction Zoning District(s) Existing Use(s)
North R-S (County) Rural residential
South R-S (County) Rural residential
East R-S (County) Rural residential
West R-S (County) / Rural residential /
R-M1 (City) Undeveloped
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Building Codes Committee Meeting
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Property Values
The homes in this project are projected to sell at a price starting at $450,000. Aside from rural
residential properties, the only single-family housing development in close proximity to this tract
is the Parkside Villas immediately adjacent to Sunset Park. This range will be above the average
price of home sales in Parkside Villas over the last couple of years. See below.
2019 2020 2021
Community No. of Avg. Price No. of No. of
Avg. Price Avg. Price
Sales Sales Sales
Parkside 1 $164,000 3 $160,633 6 $186,966
Villas
TIMELINE
On January 21, 2022, staff received a new signed petition for the annexation of this tract.
FISCAL IMPACT
This development is expected to include 28 homes with a selling price starting at $450,000. The City of
Mauldin anticipates owning and maintaining the new streets and the sewer lines and lift station.
City staff project that this development will generate an annual revenue of approximately $38,000 to
$40,000. The primary annual source of revenue will be real property taxes (approximately $30,000). Other
annual sources of revenue include franchise fees (approximately $3,500), personal property taxes
(approximately $1,500), State aid to subdivisions (approximately $1,200), sewer maintenance fees
(approximately $2,000), and other marginal revenues such as homestead exemption reimbursement, permit
fees, recreation fees, and trash and recycle container sales.
City staff projects that the cost of providing services to this development of approximately $32,000 to
$34,000 annually. This does not include the costs of maintaining the sewer lift station which be associated
with a separate fee levied on the property owners within this development project.
ATTACHMENTS
Annexation Ordinance (maps and petitions attached therein)
Preliminary Subdivision Layout
Sewer Plan
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Building Codes Committee Meeting
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ORDINANCE -2022
AN ORDINANCE TO PROVIDE FOR THE ANNEXATION OF
PROPERTY OWNED BY ZENITH HOLDINGS, LLC, AND
LOCATED AT 220 FOWLER CIRCLE (TAX MAP PARCEL:
M007.03-01-010.01) BY ONE HUNDRED PERCENT PETITION
METHOD; AND TO ESTABLISH A ZONING CLASSIFICATION OF
R-15, RESIDENTIAL, FOR SAID PROPERTY
WHEREAS, Zenith Holdings, LLC, the sole owner of record title of a parcel
of real property containing 10.77 acres, more or less, located at 220 Fowler
Circle, which property is contiguous to the City of Mauldin and is more
particularly illustrated in Exhibit 1 attached hereto; and,
WHEREAS, an Annexation Petition, attached hereto as Exhibit 2, has been
filed with the City of Mauldin by Zenith Holdings, LLC, requesting that the
aforementioned property be annexed into the City of Mauldin; and,
WHEREAS, the property to be annexed is contiguous to the City of
Mauldin, and is more particularly depicted in Exhibit 1 attached hereto; and,
WHEREAS, Zenith Holdings, LLC, constitute one hundred (100%) percent
of freeholders owning one hundred (100%) of the real property depicted in Exhibit
1 attached hereto; and,
WHEREAS, the proposed zoning of R-15, Residential, is compatible with
the surrounding property uses in the area; and,
WHEREAS, the Mayor and Council conclude that the annexation is in the
best interest of the property owner and the City;
NOW, THEREFORE, be it ordained by the Mayor and Council of the City
of Mauldin that:
1. ANNEXATION: The real property owned by Zenith Holdings, LLC,
and more particularly depicted in the map attached hereto marked as Exhibit 1,
is hereby annexed into the corporate city limits of the City of Mauldin effective
immediately upon second reading of this ordinance.
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Building Codes Committee Meeting
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2. ANNEXATION OF A PORTION OF ADJACENT RIGHTS-OF-WAY: All
of that portion of Fowler Circle along the edge of and adjoined to the annexed
property shown on the attached Exhibit to the centerline of the afore-mentioned
right-of-way is also hereby annexed into the corporate limits of the City of
Mauldin effective immediately upon second reading of this ordinance.
3. ZONING ASSIGNMENT: The above referenced property owned is
hereby zoned R-15, Residential.
____________________________________
Terry Merritt, Mayor
ATTEST:
________________________________________
Cindy Miller, Municipal Clerk
First Reading: _________________________
Second Reading: ______________________
Approved as to Form:
________________________________________
City Attorney
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EXHIBIT 1 – ANNEXATION MAP
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EXHIBIT 2 – PETITION
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BUILDING CODES COMMITTEE
AGENDA ITEM
MEETING DATE: February 7, 2022
AGENDA ITEM: 6b
TO: Building Codes Committee
FROM: Business & Development Services Director, David C. Dyrhaug
SUBJECT: Annexation of 110 Rose Circle
AUTHORIZED REP(S): Zenith Real Estate
OWNER(S): David & Karen Cumbia
TAX MAP #(S): M013.02-01-014.00
M013.02-01-014.01
LOCATION: 110 Rose Circle
CURRENT ZONING: R-S (County)
REQUESTED ZONING: R-M1, Residential
SIZE OF PROPERTY: Approx. 11.6 acres
CONTIGUITY: This tract is touches the Planters Crossing property on Plant Street
Extension and is also adjacent to the Midgard Reliant Self-Storage
facility on W. Butler Road located in the City of Mauldin.
REQUEST
The City of Mauldin has received a signed petition requesting the annexation of a tract of land consisting
of two parcels pursuant to South Carolina Code of Laws Section 5-3-150. This petitions includes
approximately 11.6 acres owned by David & Karen Cumbia and is located at 110 Rose Circle.
The applicant has requested that this tract be zoned R-M1, Residential, upon annexation into the City of
Mauldin. Zenith Real Estate has this property under contract for purchase. Zenith Real Estate anticipates
developing this property for 34 detached single-family homes with a starting sales price of approximately
$450,000 (this is up from the 32 homes that would sell in the $300,000s as was reported in November).
The applicant expects that NewStyle Communities will be the builder for this project and would establish
an age-targeted community for adults ages 55 and up. NewStyle Communities provide maintenance-free
all-brick homes. Maintenance of the homes and the community is paid for through the HOA.
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BACKGROUND
This annexation was introduced to the Building Codes Committee on November 1, 2021. The annexation
was held in committee while the City awaited the outcome of the annexation petition at 220 Fowler Circle,
which is also a Zenith Real Estate project.
UTILITIES AND SERVICES
Sewer is not presently available at this property. Zenith Real Estate expects to construct a new sewer line
from W. Butler Road via Rose Circle that will connect to this property. Due to the topography of the site
in relation to the existing sewer line, a lift station will also be needed. There has been no study yet to
determine the fee that may need to be levied on the future homeowners in order to be able to support the
ongoing costs associated with a lift station. This lift station would be shared with their proposed
development at 220 Fowler Circle.
This tract is currently located in in the Mauldin Fire Service Area. The City of Mauldin will continue to
provide fire protection services to this tract upon annexation.
PLANNING AND ZONING
About the R-M1 District
The R-M1 zoning designation is a medium density residential district intended to provide single-family
living, including both detached and attached single-family homes, and related facilities such as recreational,
religious, and educational facilities.
R-M1 Zoning allows a minimum 6,000-square foot lot for detached single-family homes. Attached
single-family homes and cluster housing developments can be developed at a maximum density of
12.5 units per acre.
Comprehensive Plan Analysis
The designation of this tract in the Future Land Use Map of the Comprehensive Plan calls for multi-family
residential including apartments, condominiums, and duplexes. The intended development of this tract by
Zenith Real Estate is a lower density than what is designated in the Comprehensive Plan.
Surrounding Development/Zoning
These properties are surrounded by the following zoning and land uses:
Direction Zoning District(s) Existing Use(s)
North C-2 (City) Self-storage facility
South R-S (County) Rural residential
(R-M1 pending (Townhome development proposed for
annexation by City) pending annexation by City)
East R-S (County) Rural residential
West R-S (County) / Rural residential /
R-M1 (City) Undeveloped
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Property Values
The homes in this project are projected to sell at a price starting at $450,000. Aside from rural
residential properties, there are no other existing residential development projects or communities
in the vicinity of this tract aside from the Gleneagle Apartments at 1011 W. Butler Road.
TIMELINE
On September 30, 2021, staff received the signed petition for the annexation of this tract.
On November 1, 2021, the Building Codes Committee voted to hold this item in committee.
FISCAL IMPACT
This development is expected to include 34 homes with a selling price starting at $450,000. The City of
Mauldin anticipates owning and maintaining the new streets and the sewer lines and lift station.
City staff project that this development will generate an annual revenue of approximately $46,000 to
$48,000. The primary annual source of revenue will be real property taxes (approximately $36,000). Other
annual sources of revenue include franchise fees (approximately $4,000), personal property taxes
(approximately $2,000), State aid to subdivisions (approximately $1,500), sewer maintenance fees
(approximately $2,500), and other marginal revenues such as homestead exemption reimbursement, permit
fees, recreation fees, and trash and recycle container sales.
City staff projects that the cost of providing services to this development of approximately $38,000 to
$40,000 annually. This does not include the costs of maintaining the sewer lift station which be associated
with a separate fee levied on the property owners within this development project.
ATTACHMENTS
Annexation Ordinance (maps and petitions attached therein)
Preliminary Subdivision Layout
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ORDINANCE -2022
AN ORDINANCE TO PROVIDE FOR THE ANNEXATION OF
PROPERTY OWNED BY DAVID M. CUMBIA AND KAREN G.
CUMBIA, AND LOCATED AT 110 ROSE CIRCLE (TAX MAP
PARCELS: M013.02-01-014.00 AND M013.02-01-014.01) BY
ONE HUNDRED PERCENT PETITION METHOD; AND TO
ESTABLISH A ZONING CLASSIFICATION OF R-M1,
RESIDENTIAL, FOR SAID PROPERTY
WHEREAS, David M. Cumbia and Karen G. Cumbia are the sole owner of
record title of parcels of real property containing 11.6 acres, more or less, located
at 110 Rose Circle, which property is contiguous to the City of Mauldin and is
more particularly illustrated in Exhibit 1 attached hereto; and,
WHEREAS, an Annexation Petition, attached hereto as Exhibit 2, has been
filed with the City of Mauldin by David M. Cumbia and Karen G. Cumbia
requesting that the aforementioned property be annexed into the City of Mauldin;
and,
WHEREAS, the property to be annexed is contiguous to the City of
Mauldin, and is more particularly depicted in Exhibit 1 attached hereto; and,
WHEREAS, David M. Cumbia and Karen G. Cumbia constitute one
hundred (100%) percent of freeholders owning one hundred (100%) of the real
property depicted in Exhibit 1 attached hereto; and,
WHEREAS, the proposed zoning of R-M1, Residential, is compatible with
the surrounding property uses in the area; and,
WHEREAS, the Mayor and Council conclude that the annexation is in the
best interest of the property owner and the City;
NOW, THEREFORE, be it ordained by the Mayor and Council of the City
of Mauldin that:
1. ANNEXATION: The real property owned by David M. Cumbia and
Karen G. Cumbia, and more particularly depicted in the map attached hereto
marked as Exhibit 1, is hereby annexed into the corporate city limits of the City
of Mauldin effective immediately upon second reading of this ordinance.
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2. ANNEXATION OF A PORTION OF ADJACENT RIGHTS-OF-WAY: All
of that portion of Rose Circle along the edge of and adjoined to the annexed
property shown on the attached Exhibit to the centerline of the afore-mentioned
right-of-way is also hereby annexed into the corporate limits of the City of
Mauldin effective immediately upon second reading of this ordinance.
3. ZONING ASSIGNMENT: The above referenced property owned is
hereby zoned R-M1, Residential.
____________________________________
Terry Merritt, Mayor
ATTEST:
________________________________________
Cindy Miller, Municipal Clerk
First Reading: _________________________
Second Reading: ______________________
Approved as to Form:
________________________________________
City Attorney
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EXHIBIT 1 – ANNEXATION MAP
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EXHIBIT 2 – PETITION
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BUILDING CODES COMMITTEE
AGENDA ITEM
MEETING DATE: February 7, 2022
AGENDA ITEM: 6c
TO: Building Codes Committee
FROM: Business & Development Services Director, David C. Dyrhaug
SUBJECT: Outdoor Lighting Standards
BACKGROUND
Staff has recently been asked to examine and explore the opportunity to consider outdoor lighting standards
that could apply in residential neighborhoods. Presently, the City of Mauldin has some outdoor lighting
standards prescribed in Section 6:3.1 of the Mauldin Zoning Ordinance. These provisions do not apply to
single-family residential properties even though single-family residential properties may be the cause of
glare and light pollution to other single-family properties.
CURRENT MAULDIN STANDARDS
As noted above, the City of Mauldin currently has some outdoor lighting standards prescribed in Section
6:3.1 of the Mauldin Zoning Ordinance. These provisions apply to new development and where new
outdoor lighting fixtures are installed at existing development, except for single-family residential
properties. These provisions also do not apply to street lighting installed by a governmental agency.
Below is a summary of the current standards provided in Section 6:3.1 of the Mauldin Zoning Ordinance.
1. Maximum light level at property line. On non-residential properties, the maximum light level
permissible at a property line adjacent to a residential property is 0.5 foot-candles. The maximum
light level permissible at all other property lines and right-of-way lines is 2.0 foot-candles.
2. Flood lights. Flood lights shall be installed with the fixture aimed downward at least 45 degrees
below horizontal. The light source shall not be visible from the street or any residential use.
3. Wall packs. All wall packs shall be cutoff type fixtures.
4. Ground mounted lighting. Spot lighting used for building facades, steeples, trees, billboards,
signs, flags, and similar features shall not an output of 15,000 lumens. The light source shall not
be visible from the street or any residential use.
5. Parking lot lights. Lights used in parking lots or for merchandise displays shall be cutoff type
fixtures and cannot be mounted at a height greater than 30 feet above the finished grade. Parking
lot lights shall not exceed 20 foot-candles. Merchandise lighting shall not exceed 30 foot-candles.
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6. Canopy lighting. Lighting under a canopy shall be cutoff type fixtures or fully recessed into the
canopy. Canopy lighting shall not exceed 30 foot-candles. The light source shall not be visible
from the street or any residential use.
7. Playing field and performance area lighting. Lighting used at outdoor playing fields and
performance areas shall be equipped with louvers, shields, or other devices to control glare. Lights
cannot be mounted at a height greater than 80 feet. Lights must be turned off no later than 1 hour
after an event.
STANDARDS FOR NEIGHBORING JURISDICTIONS
Most of the other nearby jurisdictions, including Greenville County, the City of Simpsonville, and the City
of Greer, have comparable outdoor lighting standards to the City of Mauldin and exempt single-family
residential properties from outdoor lighting standards. Only the City of Greenville provides lighting
standards that also apply at single-family residential properties. Their standards are summarized below.
CITY OF GREENVILLE STANDARDS
The City of Greenville provides “exterior lighting” standards in Section 19-6.4 of their Land Management
Ordinance. Properties owned by the City of Greenville and properties within the C-4 district are exempt
from their lighting standards. Lighting required by the Federal Aviation Administration and SCDOT are
also exempt from these standards.
Much of the standards in the City of Greenville that apply to nonresidential properties are comparable to
the City of Mauldin’s standards. Key differences include:
• The maximum light level at a property line adjacent to a residential property is 0.3 foot-candles
(Mauldin’s maximum light level is 0.5 foot-candles).
• On-site parking areas, driveways, walkways, and sidewalks must maintain an average illumination
of at least 1.0 foot-candle.
• The maximum light level at any point on a property cannot exceed 20 foot-candles (Mauldin allows
up to 30 foot-candles for merchandise display lighting and canopy lighting).
• Shielding of lights is required by the luminaire wattage (Mauldin requires shielding for wall packs,
parking lot lights, merchandise display lights, and canopy lights).
• Blinking, flashing, fluttering, or similar changing light intensity, brightness, or color is prohibited
except for temporary holiday lights (no comparable standard in Mauldin).
• The style of light standards and fixtures must be consistent with the style and character of
architecture proposed on the site (no comparable standard in Mauldin).
• The beam of light used in spot lighting shall not extend beyond the illuminated object (no
comparable standard in Mauldin).
The following standards are used by the City of Greenville to regulate outdoor lighting at residential
properties:
• Light fixtures within residential districts shall be wall-mounted or mounted on wood, concrete,
fiberglass, or painted metal poles no higher than 15 feet above finished grade. Bollard-type lighting
fixtures shall have a height not less than 3 feet nor more than 4 feet.
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• Luminaires of 175 watts or less may be used without cutoff except that no direct glare shall be
perceptible to persons on a public right-of-way.
• Luminaires of between 175 watts and 400 watts shall feature, at a minimum, semi-cutoff.
• Luminaires in excess of 400 watts shall feature full cut-off and shall not emit any direct light above
the horizontal plane of the fixture.
• Luminaries lighting vertical surfaces from the “bottom up” (building facades, steeples, trees,
billboards, signs, flags, etc.) shall not exceed 175 watts.
Lighting at residential properties in the City of Greenville is also subject to the City’s general lighting
standards which include standards such as no blinking or flashing lights, lights shall not create a traffic
hazard, minimize glare by shielding or concealing light sources, etc.
For your convenience, the full City of Greenville exterior lighting standards are attached hereto.
REQUEST
At this time staff, is seeking input if City officials are interested in considering outdoor lighting standards
that apply to residential properties similar to the City of Greenville’s standards.
ATTACHMENTS
Section 19-6.4, Exterior Lighting, of the City of Greenville Land Management Ordinance
Page 30 of 32Building Codes Committee Meeting
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City of Greenville Land Management Ordinance
Sec. 19-6.4. Exterior lighting.
19-6.4.1.Purpose. Exterior lighting shall meet functional and security needs in a way that does not adversely affect
the adjacent properties or street rights-of-way. The degree to which exterior lighting affects a property or
street right-of-way should consider the light source, level of illumination, hours of illumination, and the need
for illumination.
19-6.4.2.Applicability. The requirements of this section shall apply to all lands within the city with the exception of
properties owned by the City of Greenville and properties within the C-4 district. Lighting required by the
Federal Aviation Administration and the SCDOT are also exempt from these requirements.
19-6.4.3.General design standards. All exterior lighting shall meet the following design standards:
(A) No blinking, flashing or fluttering lights or other illuminated device that has a changing light intensity,
brightness, or color is permitted in any district except for temporary holiday displays.
(B) Neither the direct nor reflected light from any outdoor light source shall create a traffic hazard to
operators of motor vehicles or to operators of aircraft and no colored lights may be used in such a way
as to be confused or construed as street-traffic control or air-traffic control devices.
(C) Background spaces such as parking lots shall be illuminated as unobtrusively as possible to meet the
functional needs of safe circulation and protection of people and property. Foreground spaces, such as
building entrances and outside seating areas, shall utilize local lighting that defines the space without
glare.
(D) Light sources shall be concealed or shielded to the maximum extent feasible to minimize the potential
for direct glare and unnecessary diffusion on adjacent property and rights-of-way. On-site parking
areas, pedestrian walkways and sidewalks, and on-site streets and driveways shall use full cut-off type
lighting that provides consistent illumination of at least one footcandle.
(E) The style of light standards and fixtures shall be consistent with the style and character of architecture
proposed on the site.
(F) All outdoor lighting not necessary for security purposes shall be reduced, activated by motion sensors
devices, or turned off during non-operating hours.
(G) Light fixtures used to illuminate flags, statutes, or any other objects mounted on a pole, pedestal, or
platform shall use a narrow cone beam or light that shall not extend beyond the illuminated object.
(H) For upward-directed architectural, landscape, and decorative lighting, direct light emissions shall not
be visible above the building roof line.
(I) Light fixtures shall be located on the periphery of the areas with light sources directed into parking
areas. No light sources shall be located on building facades directed outward toward property
boundaries or adjacent rights-of-way.
19-6.4.4.Specific standards for lighting.
(A) Light fixtures within residential districts shall be wall-mounted or mounted on wood, concrete,
fiberglass, or painted metal poles no higher than 15 feet above finished grade. Bollard-type lighting
fixtures shall have a height not less than three feet nor more than four feet.
(B) Light fixtures within nonresidential districts shall be wall-mounted or mounted on wood, concrete,
fiberglass, or painted metal poles; with the exception of outdoor entertainment uses and SCDOT
interstate interchange high-mast lighting, mounting heights shall not exceed 42 feet above finished
grade. Bollard-type lighting fixtures shall have a height not less than three feet nor more than four feet.
Page 31 of 32Building Codes Committee Meeting
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(C) Luminaires (regular or flood lamps) 175 watts or less may be used without restriction to light
distribution except that no direct glare shall be perceptible to persons on a public right-of-way.
(D) Luminaires (regular or flood lamps) between 175 watts and 400 watts shall be, at a minimum, semi-
cutoff type.
(E) Luminaires (regular and flood lamps) in excess of 400 watts shall not emit any direct light above the
horizontal plane of the fixture; i.e., it shall be shielding or full-cutoff type.
(F) Wall pack fixtures shall be full-cutoff.
(G) Luminaries lighting vertical surfaces from the "bottom up" (building facades, steeples, trees, billboards,
signs, flags, etc.) shall not exceed 175 watts (with the exception of SCDOT highway signage luminaires).
(H) Outdoor entertainment uses shall comply with the following standards:
(1) Luminaire mounting heights shall not exceed 80 feet above finished grade.
(2) Luminaires shall be equipped with glare control packages (louvers, shields, visors, or similar); the
fixtures shall be aimed to direct their beams within the primary performance area.
(3) Luminaires shall be extinguished within one hour of the end of an event, or as soon as all patrons
exit the premises.
(I) Areas under vehicular canopies shall have a maximum point of horizontal illuminance of 30 maintained
footcandles. Lighting under canopies shall be designed so as to not create glare beyond the outside
edge of the canopy; acceptable methods include the following:
(1) The use of recessed fixtures incorporating lens covers that are recessed or flush with the bottom
surface (ceiling) of the canopy; or
(2) The use of light fixture shields (or the canopy edge itself).
(J) The maximum light level at any point on a property shall not exceed 30 maintained footcandles.
19-6.4.5.Light measurement. Light measurements shall be made with an approved metering device at ground level
(finished grade) consistent with manufacturer's specifications. The meter shall have an accuracy tolerance of
no greater than plus or minus five percent and shall have been calibrated within one year of use. Light levels
are specified, calculated, and measured in footcandles (FC). All FC values referenced in this section are
maintained footcandles.
(Code 1997, § 19-6.4; Ord. No. 2007-52, § 19-6.4, 7-9-2007; Ord. No. 2009-35, 5-11-2009)
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