Appendix 718. Heavy Industrial District (HI).
Intent. The intent of the Heavy Industrial District is to promote the development and continued use of land for large scale basic or primary industrial purposes which involve extensive manufacturing, processing, or assembly operations and preserve sizable tracts of undeveloped land with potential for industrial uses.
718.1 Permitted Uses:
(A)
Any use permitted in the Limited Industrial District;
(B)
Any industrial use plus operations incidental to or required for such use, which involves manufacturing, processing, assembly, transportation, or storage operations aimed at the subsequent storage, reprocessing, reshipment, or sale or products, heavy materials, or equipment; but not including uses or activities which may cause noise, vibration, smoke, gas fumes, odor, dust, fire hazards, dangerous radiation or any other conditions which constitute a nuisance beyond the premises. DHEC, EPA, or other accepted national standards shall be used to determine nuisance thresholds;
(C)
Warehouses;
(D)
Bulk storage of petroleum and any products thereof;
(E)
Transportation facilities incidental or required for such uses including without limitation, highways, railroads, and docks, together with facilities related or incidental to the operation;
(F)
Railroad depots;
(G)
Accessory uses;
(H)
Churches, synagogues, temples, and other places of worship subject to the provisions of Article 12.
(I)
Heavy Industrial Parks provided that:
1.
The minimum lot area of the park is no less than ten (10) acres.
2.
The minimum lot area of any parcel within the park is no smaller than two (2) acres except that parcels used for park management offices and/or public safety facilities may be as small as one (1) acre.
3.
The exterior setbacks of the park are one hundred (100) feet from all property lines.
4.
Dimensional standards for parcels within the park shall be:
Parcel Type Setbacks Height Lot width at building site Front Side Rear Corner Side Industrial 50' 25' 20' 37.5' 60' 200' Management Office/Public Safety 50' 10' 15' 15' 35' 60' Notes: 1. Setbacks shall be no less than 100 feet if located along an exterior boundary of the park. 5.
Required landscaping and buffers, as required by Section 527, are doubled along the exterior boundaries of the property except when the boundary is adjacent to HI zoned property. In such instance, the landscaping and buffers shall be consistent with that required by Section 527.
6.
A site plan is presented for review as required by Horry County Land Development Regulations.
(Ord. No. 45-95, § 4, 7-18-95; Ord. No. 31-01, § 1, 6-19-01; Ord. No. 121-02, § 1, 12-3-02; Ord. No. 88-16, § 9, 11-1-16; Ord. No. 116-17, § 5, 11-14-17)
718.2 Conditional Uses:
(A)
Retail or wholesale businesses or services, provided such business or service is incidental to a permitted industrial use and is located on the same premises;
(B)
Publicly owned buildings, facilities, or lands, excluding firearm training and sports facilities, provided the review as required by Section 6-29-540 of South Carolina State Law is complete. Firearm training and sports facilities shall be reviewed under Article 12, Section 1207 of the Horry County Zoning Ordinance;
(C)
Publicly or privately owned utility substations, sub-installations, and combination office and maintenance/storage facilities, including water towers, provided that:
1.
The requirements of Section 516 of the zoning ordinance and Chapter 13, Article 3 (Noise Control) of the County Code are met;
2.
The facility is reviewed and approved as required by Section 6-29-540 of the South Carolina State Law;
3.
A site plan of the proposed facilities approved by the Planning Commission in accordance with the provisions of the Horry County Land Development Regulations.
(D)
Truck terminal facilities, provided that paved acceleration and deceleration lanes at least ten (10) feet in width and two hundred (200) feet in length, are constructed at the entrance points from major highways; [and] that no safety hazard or impediment to regular traffic movement is produced;
(E)
Private recreation facilities provided such facility is incidental to a permitted use and located on the same premises;
(F)
Any industrial use, plus operations incidental to such use, which may produce injurious or obnoxious noise, vibration, smoke, gas, fumes, odor, dust, fire hazard, dangerous radiation, or other objectionable conditions provided such objectionable condition is not a nuisance to adjoining properties, that such use is located at least five hundred (500) feet from any abutting property line and that such use is located on a site at least thirty (30) acres in size;
(G)
Open yard uses for the sale, rental, and/or storage of new, used, or salvaged materials, or equipment subject to section 1209;
(H)
Watchman or caretaker's one-family or two-family dwelling provided that such dwelling is located on the premises of a permitted use and that the head of the household is employed by the industry as a watchman or caretaker;
(I)
Dwellings incidental to a permitted agricultural or horticultural use provided that such related dwellings are occupied only by persons employed directly on the premises;
(J)
Auto/boat/motorcycle/recreation vehicle/truck/construction and farm equipment service and repair subject to section 1207;
(K)
Asphalt, concrete and aggregate processing plants; subject to section 1202; and
(L)
Automobile storage including stand alone tow yards.
(Ord. No. 137-97, § 10, 12-2-97; Ord. No. 51-99, § 15, 12-7-99; Ord. No. 114-01, § 1, 9-4-01; Ord. No. 61-11, § 2, 9-20-11; Ord. No. 52-13, § 9, 10-1-13; Ord. No. 76-13, § 5, 1-21-14)
718.3 Other Requirements. Unless otherwise specified elsewhere in this ordinance, uses permitted in Heavy Industrial Zoning Districts shall be required to conform to the following standards:
(A)
[Such uses] shall meet the area, yard, and height requirements in Article VIII.
(B)
Signs permitted in this district, including the conditions under which they may be located, are set forth in Article X.
(Ord. No. 76-13, § 5, 1-21-14)