The following districts are hereby established for use in the city limits of the city, in accordance with the Comprehensive Plan.

 

 

 

(Ord. 15-002, passed 2-24-15; Am. Ord. 2021-012, passed 6-22-21)

   All areas within the city limits of the city are divided into zoning districts, within which the use of land and water areas; the location, height, bulk, appearance and use of structures; the provision of parking and loading areas; and the provision of buffers, landscaping and screening are regulated as herein provided. Collectively, these districts are intended to advance the purposes of this Zoning Ordinance as stated in § 157.002-Purpose. Individually, each district is designed and intended to accomplish the following more specific objectives.

   (A)   Primary districts. Each primary zoning district serves a different purpose and imposes its own set of requirements and restrictions on the use of land within the district in addition to the general requirements and restrictions imposed on all land or uses within the city.

      (1)   R-E, Residential Estate District. The R-E Residential District is intended to foster, preserve and protect areas of the community in which the principal use of land is for detached, single-family dwellings, and limited residential support facilities at very low densities.

      (2)   R-15, Low Density, Single-family Residential District. The R-15 Residential District is intended to foster, preserve, and protect at low densities areas of the community in which the principal use of land is for detached, single-family dwellings, and limited residential support facilities.

      (3)   R-10, Medium Density Residential District. The R-10 Residential District is intended to foster, protect and accommodate single-family and two-family residential development, and limited residential support facilities in areas so designated.

      (4)   R-6, High Density Residential District. The R-6 Residential District is intended to accommodate higher density residential development and a variety of housing types on small lots or in project settings, in areas accessible by major streets and in proximity to commercial uses and employment opportunities.

         (a)   The intent of the IND District is to accommodate retail, wholesaling, distribution, storage, processing and manufacturing uses in an environment suited to such uses and operations while promoting land use compatibility through the application of performance standards within and beyond the boundaries of this district.

         (b)   Toward these ends, residential development is not permitted herein, nor is the establishment of this district on a street providing primary access to or traversing a residential district.

         (a)   The intent of the Planned Development District is to encourage flexibility in the development of land in order to promote its most appropriate use; and to do so in a manner that will enhance the public health, safety, morals, and general welfare of the population.

         (b)   Within the PDD, regulations adapted to unified planning and development are intended to accomplish the purpose of zoning and other applicable regulations to an equivalent or higher degree than instances in which such regulations are designed to control unscheduled development on individual lots or tracts, promote economical and efficient land use, provide an improved level of amenities, foster a harmonious variety of uses, encourage creative design, and produce a better environment.

         (c)   In view of the substantial public advantage of "planned development," it is the intent of these regulations to promote and encourage or, where applicable, to require development in this form where appropriate in character, timing, and location, particularly in large undeveloped tracts.

         (a)   Fostering civic pride;

         (b)   Preserving local heritage;

         (c)   Fostering public knowledge and appreciation of structures and areas which provide a unique and valuable perspective on the social, cultural, and economic mores of past generations;

         (d)   Fostering architectural creativity by preserving physical examples of outstanding architectural techniques of the past; and

         (e)   Encouraging new structures and development that will be harmonious with existing structures, properties and sites included in the districts.

(Ord. 15-002, passed 2-24-15; Am. Ord. 2021-012, passed 6-22-21; Am. Ord. 2024-014, passed 6-25-24)

   Where uncertainty exists as to the boundaries of districts shown on the official zoning map, the following rules shall apply.

   (A)   Boundaries indicated as approximately following the center lines of streets, highways, alleys, or public utility easements shall be construed to follow such center lines.

   (B)   Boundaries indicated as approximately following platted lot or tract lines shall be construed as following such lines, whether public or private.

   (C)   Boundaries indicated as approximately following political lines shall be construed as following such lines.

   (D)   Boundaries indicated as following railroad lines shall be construed to be midway between the main tracks.

   (E)   Boundaries indicated as approximately following the center lines of natural barriers such as, rivers and streams, shall be construed to follow such center lines.

   (F)   Boundaries indicated as parallel to, or extensions of features indicated in divisions (A) through (E) above shall be so construed. If distances are not specifically indicated on the official zoning map, or in other circumstances not covered by divisions (A) through (E) above, the boundaries shall be determined by the use of scale of such map.

   (G)   Where uncertainties continue to exist after the application of the rules in this section, appeal for clarification may be taken to the Board of Zoning Appeals with jurisdiction for such matters.

(Ord. 15-002, passed 2-24-15)

   On property to be annexed into the corporate limits by petition, as provided for in S.C. Code §§ 5-3-10, et seq., the zoning classification shall be determined for the annexed property subject to the following procedures:

   (A)   Upon receipt of a petition for annexation of property into the city limits, the Planning Commission shall make a recommendation to the City Council regarding the appropriate zoning classification for the property to be annexed in accordance with § 157.211 (H)-Amendments. Prior to making such recommendation to the City Council, the Planning Commission shall conduct a public hearing on the matter pursuant to the requirements of § 157.211 (H). Upon receipt of a recommendation by the Planning Commission, Council shall then take final action regarding the annexation of the subject property. The zoning classification shall become effective on the effective date of the annexation ordinance.

   (A)   Establishment of table. The uses permitted in the residential, mixed use and nonresidential zoning districts established by § 157.025 are set forth in the Table of Permitted Uses provided in § 157.029 (D).

   (B)   Determination of use category.

      (1)   The North American Industry Classification System (NAICS), 2012, as amended, is the basis for determining the use of property permitted by the various zoning districts. The Zoning Administrator shall make a determination as to whether or not any proposed use is permitted within the city limits based on the uses listed in division (D) of this section. Whenever it is not clear whether a proposed use is or is not permitted, the Zoning Administrator shall consult the latest version of the NAICS to help make a determination. Any use not specifically listed in division (D) of this section and any proposed use not substantially similar to a listed use as determined by the Zoning Administrator after consultation with the latest version of the NAICS shall be deemed to be prohibited.

      (2)   Uses not listed in the NAICS codes are identified by the symbol "NA" (not applicable) in the NAICS column.

      (3)   Where the symbol "P" is shown, the use to which it refers is permitted as a use by right in the indicated district, provided it otherwise complies fully with all applicable development standards and requirements of this Zoning Ordinance.

      (4)   Where the symbol "C" is shown, the use to which it refers is conditionally permitted in the indicated district, subject to applicable conditions and requirements contained in §§ 157.038 through 157.062, which requirements are referenced by section number following each conditionally permitted use.

      (5)   Where a dash (-) is shown on the table, the use to which it refers is not permitted in the indicated district.

   (C)   Determination of principal use. The Zoning Administrator shall make a determination as to whether or not any proposed use is permitted within the city limits based on the uses listed in the Table of Permitted Uses. When multiple principal uses are proposed for a development site, each principal use is classified separately and is subject to all applicable regulations for that use. Whenever it is not clear whether a proposed use is or is not permitted, the Zoning Administrator shall consult the latest version of the NAICS to help make a determination. Any use not specifically listed in the Permitted Uses Table and any proposed use not substantially similar to a listed use as determined by the Zoning Administrator after consultation with the NAICS shall be deemed to be prohibited.

   (D)   Table of Permitted Uses.