Planning commission adopts residential lighting standard, approves multiple rezonings and tables accessory-structure limits

The planning commission voted to adopt Ordinance 2026-15, a new residential exterior lighting standard, and approved a slate of parcel rezonings while tabling a separate accessory-structure ordinance for further revision.

The adopted lighting standard sets direction/shielding requirements and prohibits lighting that creates glare or projects into neighboring residences. The draft ordinance establishes an objective test — "illumination measured at the property line shall not exceed 0.5 footcandles" — and calls for nonessential residential exterior lighting to be turned off between 11 p.m. and 6 a.m. unless activated by a motion sensor or necessary for safety or security. The commission amended the draft to clarify that the exemption for street- or utility-owned lighting applies only to fixtures located within the public right of way, rather than a blanket exemption for all utility-owned lights on private property.

Why it matters: The new rule gives neighbors an enforceable measurement to cite in complaints and directs enforcement to code enforcement officers who respond on complaint. Commissioners said the amendment is intended to preserve the ability to address bright private or utility-installed security lighting on private property while not restricting standard street lights in the roadway.

Discussion and adoption: Commissioners and staff debated how the rule would apply to utility poles or privately requested poles (several speakers discussed the common local practice of property owners requesting Duke Energy-style poles). Staff noted that privately requested street-style lights can be owned or maintained by the utility but still may be subject to the 0.5-footcandle limit at an adjacent property line if placed on private property. After that exchange commissioners voted to amend the exemption to "street lighting or utility-owned lighting within the right of way" and then voted to adopt Ordinance 2026-15 as amended. Miss Eads made the motion to amend and to adopt; Miss Green seconded the amendment.

Rezoning votes at the meeting: The commission considered and approved a series of parcel rezonings put forward as standalone proposals (including petitions affecting Phil's Steak House and China King and several parcels on South Pine Street). Those items were moved, seconded and approved by the commission for recommendation to council or as part of the planning commission's formal actions; the meeting transcript records standard "all in favor" votes but does not include a recorded roll-call tally in the text.

Mobile-home replacement recommendation: The commission recommended that council permit replacement or modest expansion of owner-occupied, nonconforming mobile homes provided the replacement unit is no older than 10 years. That recommendation grew from a specific request for 250 Cleveland Street (parcel 3-33-07-003.02), where a property owner sought to replace an older single-wide unit with a larger manufactured home. The owner told the commission she had gathered neighborhood support: "I did start a community neighborhood support sheet so I did have support," she said. Commissioners agreed the planning commission should make the recommendation to council and encouraged the owner to attend the June council meeting.

Accessory-structure ordinance tabled: Commissioners reviewed Ordinance 2026-16, which would limit accessory structures (sheds, carports, barns and similar) by combined floor-area (generally capped at 50% of the principal structure, maximum 1,500 sq ft), height (20 ft), setbacks and suggested per-lot caps. Members raised multiple options — per-acre allowances, grandfathering of existing structures, and whether the three-structure cap should apply only to lots under an acre — and ultimately voted to table the ordinance to allow staff and commissioners to revise the proposal.

What happens next: The planning commission will send its recommendations (approved rezones and the mobile-home recommendation) to the town council for final action; staff will redraft the accessory-structure ordinance and return it for further consideration. The adopted lighting ordinance will be enforced after council action (per local procedure) and code enforcement will respond to complaints using the 0.5-footcandle measurement as an objective check.

Votes at a glance: Ordinance 2026-15 (residential exterior lighting) — adopted as amended; Ordinance 2026-16 (accessory structures) — tabled for further revision; Ordinance 2026-08/09/10/13/14 (various parcel rezonings described at the meeting) — recommended/approved by the commission and forwarded to council; recommendation for RMH rezoning (250 Cleveland Street) — commission recommended referral to council.

Sources and evidence: Meeting transcript and on-the-record motions and votes during the planning commission session. The draft ordinance language read into the record includes the 0.5-footcandle standard and the 11 p.m.–6 a.m. nonessential lighting window.

Ending note: Commissioners closed the meeting after zoning-administrator comments and noting next council consideration dates for the matters forwarded to council.