(A)   General. The intent of the HSC - Highway Service-Commercial District is to provide a district that will: allow compact and convenient highway-oriented business; provide development standards that will not impair the traffic carrying capabilities of abutting roads and highways; and permit retail, wholesale, businesses, and related services.
   (B)   Allowed uses. In HSC - Highway Service-Commercial District, the following uses are allowed:
      (1)   Transportation and utility easements and rights-of-way;
      (2)   Accessory uses and structures;
      (3)   Public parks and playgrounds;
      (4)   Public parks and playgrounds;
      (5)   On-premises signs complying with Chapter 8 of this zoning title;
      (6)   Garage, public;
      (7)   Garage, storage;
      (8)   Storage, outdoor;
      (9)   Storage, enclosed; and
      (10)   Public service structures such as police stations, fire stations, post offices.
   (C)   Allowed special uses. A building or premises may be used for the following purpose in the HSC - Highway Service-Commercial District in conformance with the requirements prescribed herein. A building or premises intended to be used for the following purpose, where the prescribed requirements will not be met, shall obtain a conditional use in conformance with the requirements set out in Chapter 19 of this zoning title: temporary uses in conjunction with § II-10.007.
   (D)   Conditional uses. The following may be allowed in HSC - Highway Service-Commercial District under the provision of Chapter 19 of this zoning title:
      (1)   Utility substations;
      (2)   Antennas, microwave and communication towers;
      (3)   Off-premises signage, billboards complying with Chapter 8 of this zoning title;
      (4)   Golf driving ranges;
      (5)   Drive-in theaters;
      (6)   Light manufacturing and fabricating;
      (7)   Kennels, animal hospitals;
      (8)   Campgrounds/RV parks;
      (9)   Commercial recreation facility;
      (10)   Small wind energy systems per § II-10.001;
      (11)   Small and large scale sand, gravel, or rock extraction; and
      (12)   Liquid and bulk propane storage yard;
      (13)   Specialty resort;
      (14)   General manufacturing;
      (15)   Microbrewery; and
      (16)   Distillery, artisan.
   (E)   Density, setbacks, lot, and other requirements.
      (1)   General requirements.
General Requirements
Density/minimum lot size
2 acre(s) with residence and 1 acre without residence*
Front yard setback
Lot width
Maximum height
Side and rear yard(s) setbacks
Table notes:
*: Minimum lot size shall be 2 acres if a residence is on the property. If no residence is located on the property, the minimum lot size is 1 acre, unless a central sewer and water system are in place and parking can adequately be handled on less, and it is approved by the County Commission.
**: From all lot lines and any road right-of-way, except as approved pursuant to a variance. All section lines shall be required to have a 25 foot setback from the edge of the section line right-of- way.
***: Shall not exceed 3 stories, except as approved pursuant to a variance or otherwise specifically exempted from this limitation (e.g., telecommunication towers, wind energy systems, water towers).
      (2)   Landscaping. All required yards shall either be open landscaped and green areas or be left in a natural state, and shall be properly maintained in a sightly and well-kept condition.
      (3)   Noise, odor, glare, and vibration. Noise, odor, glare, and vibration shall not be discernible to an objectionable degree beyond the property lines where the condition emanates.
      (4)   Exterior lighting. Any lights used for exterior illumination shall shield downthrow lighting onto subject property direct light away from adjoining properties.
      (5)   Smoke, dust, fumes, or gases. Smoke, dust, fumes, or gases shall not be emitted at any point in concentrations of amounts that are noxious, toxic, or corrosive.
(Ord. 14-01, passed 6-6-2014, Ch. 6, Art. 8; Ord. 16-03, passed 7-21-2017; Ord. 19-01, passed 4-9-2019; Ord. 19-05, passed 2-11-2020; Ord. 22-01, passed 5-10-2022; Ord. 22-04, passed 4-11-2023)