§ 6-3-43. I-1 light industrial district.

(a)

Purpose. The purpose of this district is to provide for certain types of business and manufacturing, relatively free from offense, in modern landscaped buildings, and to provide opportunities for employment closer to places of residence with corresponding reduction of travel time from home and work. Commercial uses are permitted for service to employees in the district. Typical development in the district would be that which is commonly known as an industrial park.

(b)

Permitted uses.

ABC package store.

Administrative offices.

Agricultural sales and service.

Airport facility.

Airport terminal.

Amusement center.

Amusement park.

Animal grooming.

Animal production/breeding.

Animal shelter.

Animal/livestock keeping.

Antique shop.

Apparel/clothing manufacturing.

Appliance service.

Art store.

Arts and crafts.

Assisted living.

Athletic field, indoor.

Auditorium/arena.

Automatic teller machine.

Automobile detailing.

Automobile rental.

Automobile/boat manufacturing.

Automobile/truck/motorcycle/boat repair/service.

Automobile/truck/motorcycle/boat sales.

Automotive parts.

Bait shop.

Bakery/candy store.

Bank.

Bank, drive-thru.

Baseball/softball/soccer park.

Basketball court, outdoor.

Bar/lounge/nightclub.

Barber/beauty shop.

Batting cages, commercial.

Beverage distribution.

Bicycle sales and service.

Bingo parlor.

Blacksmith.

Body shop.

Botanical garden.

Bottling works.

Bowling alley.

Building/plumbing supplies.

Bus terminal.

Business machine sales and service.

Business services, general.

Camera and photographic supply

manufacturing.

Camera shop.

Camp.

Car wash, full service.

Car wash, self service.

Carnivals, fairs and other major public gatherings.

Carpet/wallpaper/window treatment sales.

Cartage, express and parcel delivery.

Catering establishment.

Ceramic shop.

Child/adult care center.

Christmas tree sales.

Church, temple, or synagogue.

Clothing/apparel store.

Commercial/trade school.

Community center.

Community/neighborhood recreation.

Computer chip manufacturing.

Computer/electronics sales and service.

Computer product manufacturing.

Concerts and stage shows.

Contractor, shop/yard.

Convenience store, gasoline sales.

Convent or monastery.

Crop storage and sales.

Cultural arts center.

Dairy farming/cattle farming.

Dairy product processing.

Dairy product sales.

Dancing/stage entertainment.

Department store.

Distribution center.

Driving range.

Dry cleaning/laundry establishment.

Dwelling, duplex.

Dwelling, townhouse.

Employment agency.

Fairground.

Farm equipment sales and service.

Farmer's market/truck farm.

Feed and seed store.

Field crops.

Financial institution.

Fish oil manufacturing.

Flea market.

Flower/gift/card shop.

Forest management area.

Funeral home.

Furniture/appliance retail store.

Furniture and fixture manufacturing.

Games/toys manufacturing.

Game farm.

Garage sales/auctions.

Gas station, full service.

Gas station, self service.

General business service.

General merchandise.

Glass, stone and clay product manufacturing.

Golf course, including clubhouse.

Golf course, par 3.

Government/public utility office.

Greenhouse, private.

Greenhouse/nursery, commercial.

Grocery store/supermarket.

Grove/orchard/vineyard.

Gun sales and service.

Gymnasium.

Hardware/paint/fixture store.

Hatchery operation.

Health club.

Heliport.

Helistop.

Hotel/motel.

Hunting club/preserve.

HVAC service.

Ice manufacturing.

Interior decorating shop.

Internet service provider.

Janitorial service.

Jewelry store.

Kennel operations/care.

Laundromat.

Law office.

Lawn mower repair.

Library.

Locksmith.

Mail/fax services.

Manufactured home sales.

Marina.

Meat curing/smoking/packing.

Mechanical/repair shop.

Medical clinic.

Medical/dentist/doctor office.

Metal industries.

Military armory.

Monument and tombstone sales.

Movie theater.

Mulch sales/landscaping.

Multi-family dwelling.

Museum/art gallery.

Music studio.

Musical instrument manufacturing.

Newspaper/magazine stand.

Newspaper/publishing.

Office building.

Office machine manufacturing.

Oil change service.

Optician.

Other agricultural.

Other governmental services.

Other infrastructure/transportation.

Other light industrial.

Other offices.

Other personal services.

Other recreation.

Other retail.

Other warehouse/distribution.

Outdoor recreation facility.

Outdoor religious events.

Outdoor retail sales, temporary seasonal.

Outdoor retail sales, temporary non-seasonal.

Paper and allied products manufacturing.

Park/forest reserve.

Parking garage.

Parking lot, commercial.

Pawn shop.

Pest/insect control business.

Pet shop/pet supplies.

Pharmaceutical manufacturing.

Pharmacy/drug store.

Photography studio.

Plastic products manufacturing.

Police, fire and EMS station.

Pool/billiard/video game.

Post office.

Precision instrumentation.

Printing/copying business.

Printing, publishing and allied industries.

Private air strip.

Private recreation area.

Produce stand/shelter.

Public assembly hall.

Public park and/or playground.

Public utility.

Pulp manufacturing.

Racquet/tennis facility, indoor.

Radio/television station.

Radio/television station mast.

Radio/television studio.

Railroad facility/switching.

Railroad terminal.

Real estate office.

Rental center.

Rescue mission.

Restaurant, drive-thru.

Restaurant, no drive-thru.

Retail, extensive.

Riding stable.

Sales/leasing offices.

Saw mill/chipping mill.

Scrap metal processors.

Scrap operation.

Sewage treatment facility.

Sewing machine/vacuum cleaner repair/sales.

Shoe store.

Shopping center.

Sign manufacturing.

Silverware manufacturing.

Skating rink.

Sporting goods.

Stadium.

Storage yard.

Swimming pool, public.

Surplus materials, heavy.

Tailor/shoe repair.

Tattoo parlor.

Taxi business.

Tennis club.

Textile manufacturing.

Theater, indoor.

Theater, outdoor.

Therapeutic massage.

Tire recapping.

Tobacco storage and processing.

Tourist welcome center.

Toy store.

Travel agent.

Trucking/shipping terminal.

Utility substation/station.

Veterinary clinic/office.

Video rental.

Warehouse.

Water treatment/storage.

Welding shop.

Wildlife refuge.

Wood products.

(c)

Conditional uses.

(1)

Adult use, provided that the use meets the standards of section 6-1-117.

(2)

Animal processing/sales, provided that the use meets the standards of section 6-3-117.

(3)

Communications tower, provided that the use meets the standards of section 6-3-121.

(4)

Junk/salvage operations, provided that the use meets the standards of section 6-3-117.

(5)

Livestock auction house, provided that the use meets the standards of section 6-3-117.

(6)

Mini-warehouse storage, provided that the use meets the standards of section 6-3-117.

(7)

Multi-family—Mixed use, provided that residential uses and commercial uses are allowed within the same building only under the following conditions:

a.

No residential use can be located on the ground floor (street level).

b.

No residential use can be located on the same floor or level on which a commercial use is located. No commercial use can be located on the same floor or level on which a residential use is located.

c.

Those portions of the building used for residential uses must have an entrance which is separate and distinct from the entrance to those portions used for commercial uses.

d.

In addition to compliance with applicable parking regulations, parking areas for those portions of the building used for residential uses must be separate and distinct from parking areas for those portions used for commercial uses.

e.

The density of the residential uses cannot exceed eight units per acre.

(8)

Pistol/rifle firing range, commercial, provided that the use meets the standards of section 6-3-117.

(9)

Poultry house, provided that the use meets the standards of section 6-3-117.

(10)

Racetracks, provided that the use meets the standards of section 6-3-117.

(11)

Sanitary landfill, provided that the use meets the standards of section 6-3-117.

(12)

Slaughterhouse, provided that the use meets the standards of section 6-3-117.

(13)

Solid waste convenience/recycling center, provided that the use meets the standards of section 6-3-117.

(14)

Stockyard, provided that the use meets the standards of section 6-3-117.

(15)

Transfer station, provided that the use meets the standards of section 6-3-117.

(16)

Solar farm, provided the following conditions are met:

a.

Where a series of ground mounted solar panels (minimum of three) are placed in an area for the purpose of generating photovoltaic power for resale purposes.

b.

The use is setback a minimum of 100 feet from abutting residential property and 50 feet from roadways.

c.

A buffer at least 100 feet in depth along all sides of the development shall be provided. In instances where the site abuts an existing public right-of-way or existing residential use, the buffer depth may be reduced to 50 feet but must consist of plantings as follows placed within ten feet of the property line:

1.

On-site mature vegetation existing at a minimum height of ten feet between any exterior fencing and adjacent property including rights-of-way; or

2.

A single row of evergreens in combination with mature vegetation, installed at a height of five feet achieving opaqueness and a minimum height of ten feet in five years; or

3.

A double row of off-set evergreens absent mature vegetation, installed at a height of five feet achieving opaqueness and a minimum height of ten feet in five years; or

4.

A berm combined with evergreen vegetation installed at a height of five feet achieving opaqueness and a minimum height of ten feet in five years.

Where visibility of the solar farm is increased due to topography, the landscape buffer shall be planted on-site in an area that lessens the view of the solar farm. Where visibility of the solar farm is decreased due to topography, the landscape buffer may be reduced. The buffer may be reduced along property boundaries where the applicable adjoining owner(s) agree to lessen such distance by executing a signed written waiver of this requirement of no less than 25 feet.

d.

Solar panels are to be located and situated so glare is not a hazard to traffic or residences; a statement from a qualified engineer must be submitted with the application. Compliance with this condition shall satisfy the performance standard regarding glare as set forth in section 6-3-113(9) of this chapter.

e.

Except for poles, lines, and other equipment necessary to connect the solar farm to the electrical utility grid, no structure shall achieve a height of greater than 20 feet.

f.

Access to the site must be controlled by a chain-link fence of at least six feet in height.

g.

Prior to issuance of the zoning compliance, the applicant must include a decommissioning plan that describes the anticipated life of the solar farm, the estimated decommissioning costs in current dollars, the method for ensuring that funds will be available for decommissioning and restoration, and the anticipated manner in which the solar farm project will be decommissioned and the site restored. Following a continuous six-month period in which no electricity is generated or sold, the permit holder will have six months to complete decommissioning of the solar farm. Decommissioning includes removal of solar panels, buildings, cabling, electrical components, and any other associated facilities below grade as described in the decommissioning plan. Prior to issuance of the certificate of zoning compliance, the applicant must provide the county with a performance guarantee (surety or performance bond, certified check or irrevocable letter of credit) in the amount of 125 percent of the estimated decommission cost minus the salvageable value or $50,000.00, whichever is greater. Estimates shall be determined by an engineer licensed to practice in South Carolina.

h.

The site shall adhere to the applicable sections of the International Building Code at time of construction and throughout the operation of the site.

i.

Power inverters and other sound producing equipment shall be no less than 100 feet from any existing dwelling unit at the time of construction or installation of the solar farm.

j.

Upon submission of a proposed development plan for a particular site, the planning department staff shall mail notification to abutting property owners of record. This notification shall serve as general communication that a solar farm development is being proposed for a particular site.

(d)

Sign regulations.

(1)

Permanent signs for which a permit is not required, limited to: Signs of duly constituted governmental bodies, name and address signs on mailboxes, street numbers, and private directional or warning signs, provided they do not exceed two square feet in area and are nonilluminated.

(2)

Temporary signs for which a permit is not required: Real estate and development signs, construction signs, for sale or lease signs, and notices of public events, provided such signs are nonilluminated, are securely anchored, are removed within one week after their reason for being has ceased to exist, and do not exceed 12 square feet in area.

(3)

Permanent on-premises identification signs for which a permit is required: One freestanding identification sign per lot for each 100 feet or fraction thereof of street frontage over 200 feet, provided such signs shall:

a.

Not exceed 350 square feet in area;

b.

Be placed at not less than 100-foot intervals;

c.

Have a maximum height of 50 feet; and

d.

Be located no closer than five feet to the nearest property line.

(4)

Flat, wall or surface signs are permitted on each structure in the I-1 district, provided they do not exceed 20 percent of the face of the structure on which they are placed.

(5)

Temporary or portable signs for which a permit is required:

a.

One temporary or portable sign per tax parcel; provided, however, in the case of a multiple business constituting a shopping or business center, one temporary or portable sign per 100 feet of road frontage is permitted. Such sign shall:

1.

Not exceed 60 square feet in area;

2.

Be located no closer than ten feet to the nearest property line;

3.

Not have flashing lights or blinking lights; and

4.

Meet all code and safety requirements of the governing authority.

b.

A permit verifying compliance with the specifications set forth in subsection (d)(5)a. of this section shall be obtained from the building official. It shall be unlawful for any person to use or allow to be used on his property a temporary or portable sign for which a valid permit has not been obtained, or which does not otherwise comply with the requirements for such signs.

c.

Upon the payment of a permit fee of $20.00, permits shall be issued for a period of three months. Permits may be renewed for successive three-month periods upon the payment of an additional fee of $20.00 for each period. A holder of a signed permit shall have a seven-day grace period within which to renew his permit. However, the renewed permit shall run from the date the previous permit expired.

d.

Any person convicted in magistrate's court or municipal court for violating any provision of this subsection (5) shall be ineligible to receive a new permit or to renew an existing permit for a period of six months commencing on the date the person first received notice of violation. In addition, any current permit issued for the sign which is being displayed in violation of this chapter shall be immediately revoked. The penalty imposed in this subsection shall be in addition to any other penalties imposed by this chapter.

e.

Subsections (d)(5)a. through d. of this section shall not apply to political signs, except as provided by Ordinance No. 25-90 (section 9-1-1 et seq.) pertaining to political signs.

f.

Any nonprofit association wishing to advertise a special event shall be granted [permits for temporary signs without paying the required permit fees. The permits shall be] restricted so as to allow the signs to be displayed for not more than one week prior to the event and to require the signs to be removed by no later than two days after the event is held. Any sign displayed pursuant to a permit issued under this subsection shall:

1.

Not exceed 60 square feet in area;

2.

Be located no closer than ten feet to the nearest property line;

3.

Not have flashing lights or blinking lights; and

4.

Meet all code and safety requirements of the governing authority.

g.

No temporary or portable sign shall be allowed for any location with a permitted automatic changeable copy board.

(6)

Billboards shall comply with the following conditions:

a.

No portion of a billboard may be located closer than 500 radial feet from any site for which a permit for the erection of a billboard has been issued by the county building official, so long as that permit is valid.

b.

The display area of a billboard shall not have a total surface area in excess of 300 square feet nor may the height of the display area exceed 12 feet nor may the length of the display area exceed 25 feet.

c.

No portion of a billboard may extend higher than 25 feet above the surface of the closest road, extended horizontally along an imaginary plane to the site where the billboard is to be installed.

d.

No portion of a billboard may be located closer than five feet to any property line or right-of-way, extended upward in an imaginary plane from the ground.

(e)

Development standards. Development standards are as follows:

Development Standard	Commercial & Nonresidential Uses
Minimum lot area	None
Minimum front yard setback	40 ft.
Minimum side yard setback	0 ft.
Minimum rear yard setback	0 ft.
Maximum impervious surface ratio	75%
Maximum building height	Unrestricted

 

(f)

Offstreet parking and loading regulations. See article H of this chapter.

(g)

Bufferyard requirements. Minimum bufferyard requirements for and between permitted uses in this district and adjacent uses are set forth in article E of this chapter, pertaining to bufferyards.

(Ord. No. 13-86, § IV.L, 12-2-86; Ord. No. 8-98, § I, 2-17-98; Ord. No. 14-99, § VIII, 4-20-99; Ord. No. 2015-04 , 3-17-15; Ord. No. 2015-10 , § I, 8-18-15; Ord. No. 2016-08 , § I, 7-5-16)