For purposes of this chapter, the following zoning districts are hereby established:

(Ord. No. 33-2006/07, § 1.1, 6-7-07; Ord. No. 10-2012/13, § 2, 11-15-12; Ord. No. 21-2023/24, § 1, 1-18-24)

Collectively, these districts are intended to advance the purposes of this chapter, as stated in the preamble. Individually, each district is designed and intended to accomplish the following more specific objectives.

Residential districts:

R-1, R-2, R-3 and R-3A single-family residential districts: Aside from differences in lot sizes and densities, these districts are intended to foster, sustain, and protect areas in which the principal use of land is for single-family dwellings and related support uses.

R-4 multi-family residential district, limited: This district is intended to promote and accommodate residential development consisting principally of single-family and two-family dwellings, and related support uses.

R-5 and R-5A multi-family residential districts: This 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, employment opportunities, and community facilities. It is further intended to permit development flexibility in meeting the demands and preferences of a changing housing market, and doing so in an orderly, compatible manner.

TH townhouse district: The intent of the TH district is to allow the by-right creation of townhouse neighborhoods to improve housing choice and affordability and, as needed, to serve as a buffer between higher intensity and lower intensity uses.

Business districts:

B-1 limited business district: This district is intended to accommodate office, institutional, and residential uses in areas whose character is changing, or where such a mix of uses is appropriate. It is designed principally for use along major streets dominated by older houses in transition.

B-2 convenience business district: The intent of this district is to meet the commercial and service needs generated by nearby residential areas. Goods and services normally available in these districts are of the "convenience variety." The size of this district should relate to surrounding residential markets and the location should be at or near major intersections, in proximity to and/or on the periphery of residential areas.

B-3 general commercial district: The intent of this district is to provide for the development and maintenance of commercial and business uses strategically located to serve the community and the larger region in which it holds a central position.

B-4 central commercial district: The intent of this district is to promote the concentration and vitality of commercial and business uses in the downtown area. This district is characterized by wall-to-wall or lot line to lot line development, sidewalks, and public parking lots.

B-5 office and light industrial district: The intent of this district is to promote the development of business parks, including office, distribution, and light manufacturing uses in an environment suited to such uses and operations while promoting land use compatibility through the application of performance standards.

B-6 industrial district: The intent of this district is to accommodate certain industrial uses which, based on their operational characteristics are potentially incompatible with residential, social, medical, and commercial environs. As a result, the establishment of such districts shall be restricted to areas geographically removed or buffered from such environs.

Rural districts:

RU-1 and RU-1A rural community districts: The intent of this district is to sustain and support rural community centers as an integral part of the rural environment, serving the commercial, service, social, and agricultural needs of nearby rural residents.

RU-2 rural resource district: The intent of this classification is to conserve and protect from urban encroachment rural characteristics and resources, particularly agricultural, and maintain a balanced rural-urban environment.

The retention of open lands, woodlands, and wetlands, which make up a large part of this area, are essential to clean air, water, wildlife, many natural cycles, and a balanced environment, among other things. Even more essential from an economic perspective are the agricultural lands and farming operations in this area. Also provided by this district is a rural environment preferred by many people over subdivisions and higher density urban or community settings.

Unzoned district:

The intent of this district is to sustain and support the rural community environment. This district is commonly referred to as unzoned areas throughout the Florence County Zoning Ordinance. While identified as unzoned, developments standards do exist and apply to this district as outlined in the Florence County Land Development and Zoning Ordinances. This district supports a multitude of uses such as, but limited to, residential, commercial, industrial, agrarian, and horticultural in nature.

Special purpose districts:

PD planned development district: 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 public health, safety, morals, and general welfare.

Within the PD, 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 where 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.

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

FH flood hazard district: It is the intent of this district to protect human life and health, minimize property damage, encourage appropriate construction practices, and minimize public and private losses due to flood conditions by requiring that uses vulnerable to floods, including facilities which serve such uses, be protected against flood damage at the time of initial construction.

Additionally, this district is intended to help maintain a stable tax base by providing for the sound use and development of flood-prone areas and to ensure that potential home buyers are notified that property is in a flood area. The provisions of this district are intended to minimize damage to public facilities and utilities such as water and gas mains, electric, telephone, and sewer lines, streets and bridges located in the floodplain, and prolonged business interruptions; and to minimize expenditure of public money for costly flood control projects and rescue and relief efforts associated with flooding.

AC airport compatibility district: It is the intent of this district to protect the dual interests of airports and neighboring land uses, and to:

(1)

Protect and promote the general health, safety, economy, and welfare of airport environs,

(2)

Prevent the impairment and promote the utility and safety of airports,

(3)

Promote land use compatibility between airports and surrounding development,

(4)

Protect the character and stability of existing land uses, and

(5)

Enhance environmental conditions in areas affected by airports and airport operations.

CO corridor overlay district: The intent of the corridor overlay district is to improve or maintain the appearance and function of a corridor by controlling signage and landscaping and establishing requirements for access, non-motorized facilities, and overall site design.

Mixed-use districts:

MR lower density mixed residential district: The intent of the MR district is to improve housing options within the county by allowing by-right creation of lower density neighborhoods that contain a mix of one-, two-, three- and four-unit housing types.

MMF mixed multi-family district: The intent of the MMF district is to improve housing choice and affordability within the county by allowing by-right creation of multi-family neighborhoods that contain a mix of higher density housing options.

FO/LI flex office/light industrial district: The intent of the FO/LI district is to promote moderate-scale office and light industrial spaces mixed horizontally or vertically within a development site. A special focus of this district is the creation of craft-oriented maker spaces such as studios that allow for the creation, fabrication, and repair of products and the preparation of food products that may include metalworking, woodworking, crafting, ceramics, technology, and similar processes with low risk of anticipated offsite impacts related to light, noise, odor, vibration, heat, and dust. These spaces may allow for small to medium-size group collaboration, creation, and instruction as well as retail sales.

MU mixed-use district: The intent of the MU district is to allow a range of uses including residential, commercial, office, institutional, and flex office/light industrial mixed horizontally or vertically on a development site.

CMU commercial mixed-use district: The intent of the CMU district is to allow a range of uses including residential, commercial, office, institutional, and light industrial mixed horizontally or vertically on a development site where the predominate use is street-level commercial spaces.

(Ord. No. 33-2006/07, § 1.2, 6-7-07; Ord. No. 10-2012/13, § 2, 11-15-12; Ord. No. 21-2023/24, § 1, 1-18-24; Ord. No. 47-2023/24, § 1, 4-18-24)

The boundaries of the use districts established by this chapter are shown on official zoning maps which shall be maintained by the zoning administrator. The official zoning maps and all amendments, certifications, citations, and other matters entered on the official zoning maps are hereby a part of this ordinance and have the same legal effect as if fully set out herein. The official zoning maps shall be identified by the signature of the zoning administrator and attested by the clerk of jurisdiction.

(Ord. No. 33-2006/07, § 1.3, 6-7-07)

Special flood hazard area maps have been prepared for Florence County and its incorporated areas by the Federal Emergency Management Agency in its flood insurance study dated March 25, 2025. The accompanying maps and other supporting data are adopted by reference and declared to be part of the ordinance. The current special flood hazard maps that are adopted to use are dated March 25, 2025. This ordinance will take effect on March 25, 2025.

(Ord. No. 33-2006/07, § 1.4, 6-7-07; Ord. No. 08-2008/09, § 1, 11-20-08; Ord. No. 06-2014/15, § 1, 11-20-14; Ord. No. 59-2024/25, § 1, 2-20-25)

Amendments to the official zoning maps shall be adopted by ordinance as provided for herein. Promptly after the adoption of an amendment, the zoning administrator shall alter or cause to be altered the official zoning maps to indicate the amendment. The clerk of jurisdiction shall enter in writing upon the face of the map a certification indicating the alterations and citing the date of adoption and the effective date of the ordinance amending the map.

(Ord. No. 33-2006/07, § 1.5, 6-7-07)

Where uncertainty exists as to the boundaries of a district shown on the official zoning maps, the following rules shall apply:

(1)

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

(2)

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

(3)

Boundaries indicated as approximately following political boundaries (city limits) shall be construed as following such boundaries.

(4)

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

(5)

Boundaries indicated as parallel to, or extensions of features indicated in subsections (1) through (4) above, shall be determined by the zoning administrator.

(6)

Where uncertainties continue to exist after the application of the above rules, an appeal may be taken to the board of zoning appeals.

(Ord. No. 33-2006/07, § 1.6, 6-7-07)

Wherever any petition for the annexation of any area, pursuant to the provisions of any procedure for annexation now or hereafter authorized under the laws of South Carolina is presented, the city council with jurisdiction shall, upon acceptance of such petition, refer same to the Florence County Planning Department with a complete legal description for a recommended zoning designation.

The planning director shall review the petition in relation to the comprehensive plan, present use, and surrounding development, and shall recommend an appropriate zoning classification, which shall accompany the petition for annexation, and shall be brought before the council with jurisdiction for a public hearing as a single ordinance, providing for both the annexation and zoning of the subject property.

Any requested zoning classification by the applicant/petitioner contrary to the plan and the recommendation of the planning director shall be processed in the manner prescribed for zoning map amendments generally (article IX).

(Ord. No. 33-2006/07, § 1.7, 6-7-07)

The existing zoning maps of each participating government adopting this chapter are hereby amended to change and reestablish the map designations in accord with the following conversion table, specifying a corresponding designation established by section 30-1 of this chapter.

(Ord. No. 33-2006/07, § 1.8, 6-7-07; Ord. No. 04-2009/10, § 1, 9-17-09)

Unzoned areas of the county shall be subject to the requirements of the following regulations:

Article II, Zoning District Regulations; Division 4, FH Flood Hazard District;

Section 30-94, Manufactured housing;

Section 30-95, Mobile homes;

Section 30-96, Manufactured home parks;

Section 30-98, Home occupations;

Section 30-99, Temporary uses;

Section 30-105, Sexually oriented businesses;

Section 30-106, Camps and recreational vehicle parks;

Section 30-107, Coin operated amusement devices, cash payouts;

Section 30-111, Development standards for unzoned areas;

Section 30-112, Special use permit;

Section 30-116, Tiny homes;

Section 30-117, Mining and extraction operations;

Section 30-202, Signs on private property;

Section 30-205, Temporary signs on private property;

Section 30-246, Accessory buildings and uses; and

Section 30-247, Access to property.

(Ord. No. 33-2006/07, § 1.9, 6-7-07; Ord. No. 02-2021/22, § 1, 9-16-21; Ord. No. 48-2023/24, § 1, 4-18-24; Ord. No. 86-2024/25, § 1, 8-21-25)