Rostraver Township City Zoning Code
ARTICLE XIV
I-2 Heavy Industrial District
§ 195-44 Statement of purpose and use summary.
The I-2 Heavy Industrial District is designed to accommodate industrial activities of an intrusive nature which are normally not compatible with or detract from the viability of other uses due to high levels of traffic generation, noise, aesthetic and related considerations.
A.
Use permitted by right.
(1)
Research and testing labs.
(2)
Offices.
(3)
Supply yards.
(4)
Public facility.
[Amended 6-2-2010 by Ord. No. 601]
(5)
Light and heavy manufacturing.
[Amended 4-1-2015 by Ord. No. 654]
(6)
Public utility buildings.
(7)
Transportation terminal.
[Amended 6-1-2011 by Ord. No. 617]
(8)
Warehouse.
[Amended 4-1-2015 by Ord. No. 654]
(10)
Contractor's yard.
[Amended 6-2-2010 by Ord. No. 601]
(11)
Essential services.
(12)
Ambulance station.
[Adopted 9-2-1998 by Ord. No. 367]
(13)
(14)
(Reserved)
(15)
Auto sales, service, and repair.
[Added 4-1-2015 by Ord. No. 654]
(16)
Bank.
[Added 4-1-2015 by Ord. No. 654]
(17)
Eating and drinking establishments.
[Added 4-1-2015 by Ord. No. 654]
(18)
Fire station.
[Added 4-1-2015 by Ord. No. 654]
(19)
Mini-storage facility.
[Added 4-1-2015 by Ord. No. 654]
(20)
Mobile home sales, service, and repair.
[Added 4-1-2015 by Ord. No. 654]
(21)
Motel/hotel.
[Added 4-1-2015 by Ord. No. 654]
(22)
Retail business.
[Added 4-1-2015 by Ord. No. 654]
(23)
Wholesale business.
[Added 4-1-2015 by Ord. No. 654]
(24)
Microbrewery/microdistillery.
[Added 6-6-2018 by Ord. No. 698]
(25)
Service stations.
[Added 11-6-2019 by Ord. No. 717]
(26)
Shopping center.
[Added 11-6-2019 by Ord. No. 717]
(27)
Commercial parking lot.
[Added 8-5-2020 by Ord. No. 731]
(28)
Artisan workspace.
[Added 7-7-2021 by Ord. No. 739]
(29)
Coworking space.
[Added 7-7-2021 by Ord. No. 739]
(30)
Makerspace.
[Added 7-7-2021 by Ord. No. 739]
B.
C.
Special exception.
(1)
Surface mining.
(2)
Mine ventilation shafts.
(3)
Airports.
(4)
Junkyards.
(5)
Waste disposal and sanitary landfill.
(6)
Deep mines.
(8)
(Reserved)
(9)
Blasting.
[Added 4-2-2003 by Ord. No. 483]
(10)
Educational institution, commercial.
[Added 4-2-2003 by Ord. No. 483]
(12)
Electronic variable message sign.
[Added 4-5-2006 by Ord. No. 545]
(13)
Methadone treatment facility.
[Added 7-5-2006 by Ord. No. 549]
(14)
Correctional facility.
[Added 4-4-2007 by Ord. No. 562]
(15)
Juvenile detention facility.
[Added 4-4-2007 by Ord. No. 562]
(16)
Halfway house.
[Added 6-2-2010 by Ord. No. 601]
(17)
Gas and oil drill site.
[Added 6-1-2011 by Ord. No. 617]
(18)
Natural gas compressor station.
[Added 6-1-2011 by Ord. No. 617]
(19)
Natural gas processing plant.
[Added 6-1-2011 by Ord. No. 617]
(20)
Staging facility.
[Added 6-1-2011 by Ord. No. 617]
(21)
Oil and gas water storage facility.
[Added 6-1-2011 by Ord. No. 617]
§ 195-45 Conditional use provisions.
The following conditional uses may be authorized by the Township Commissioners pursuant to the standards and criteria specified herewith:
A.
Water-related recreation.
(1)
The use of land and structures established under this conditional use category shall be limited to riparian river sites.
(2)
Land uses shall be limited to the following public and private activities:
(3)
All structures shall be constructed to complement the recreational character of the district. All proposed building elevations and materials shall be subject to the review of the Planning Agency and approval of the Board of Commissioners.
[Amended 8-7-2002 by Ord. No. 468]
(4)
Boats, trailers and related materials and articles being stored or on view for sale shall be arranged in an orderly manner. The site of each shall be free of clutter and supplementary storage.
(6)
No site or lot shall be used for any purpose or business that is considered dangerous or unsafe or that constitutes a nuisance or is noxious or offensive by reason of emission of dust, odor, smoke, fumes, vibration, radiation, noise or pollution potential.
(7)
The total ground area of the site not covered by buildings, paved parking, interior roadways and service areas is to be landscaped. Yards are to be landscaped with grass or other planting materials and all slopes are to be covered by grass or ground cover.
(8)
Site access drives and parking areas shall consist of defined entrances and exits and shall have a minimum width of 20 feet.
(9)
Any parking area with five or more spaces shall be surfaced with a paved dust-free surface. Where feasible, all parking and vehicular site access shall be to the side or rear of a site. All parking areas shall be landscaped subject to the standards and criteria of Article XVII, § 195-64D, of this chapter.
[Amended 6-2-2010 by Ord. No. 601]
B.
Airport-related services.
[Added 6-2-1999 by Ord. No. 408]
(1)
The use of land and structure established under this conditional use category shall be limited to sites within the lot lines of an airport as of the effective date of this Subsection B.
(2)
This conditional use category shall include any specific use permitted in any zoning district if the applicant demonstrates that establishing that use will be a more than incidental benefit to the operation of an airport.
(3)
If the specific use proposed is permitted in any zoning district as a conditional use, then the conditional use provisions in that district shall apply.
(4)
The lot, area and dimensional requirements applicable to any specific use will be the most restrictive requirements set forth elsewhere in this chapter.
§ 195-46 Special exception provisions.
The following special exceptions may be authorized by the Zoning Hearing Board pursuant to the standards and criteria specified herewith:
D.
Junkyards, development and operation subject to the requirements of Chapter 112 of the Code of Ordinances of Rostraver Township.
E.
Waste disposal and sanitary landfill.
(1)
All activities conducted in association with and as a part of waste disposal areas shall be in accordance with all applicable federal and state statutes, rules and regulations.
(2)
The applicant shall have obtained from appropriate state and federal regulatory agencies or authorities permits issued in accordance with all applicable laws and regulations for the proposed use. In the event such permits have not been issued at the time Township special exception approval is requested, the applicant's zoning approval shall be expressly conditioned on the granting of necessary permits as required by the above agencies or authorities. At the time of making application to such authorities, the applicant shall file with the Township Secretary a copy of each state or federal application with supporting documentation for the proposed use.
(3)
Materials transported to and processed at a waste disposal area shall be limited to those materials and substances defined herewith: any garbage, refuse, waste and other similar material, including solid, liquid, semisolid or contained gaseous material resulting from operation of residential, municipal, commercial or institution establishments and community activities; but shall not include any hazardous waste from a municipal, commercial or institutional water supply treatment plant, sewage treatment plant or air pollution control facility.
[Amended 10-7-1998 by Ord. No. 388]
(4)
A site plan shall be included in the application which delineates site ingress and egress, use areas within the site, phasing of use areas, location of all structures and location and description of all required screening and fencing.
(5)
No waste disposal area shall be established on a site containing less than 40 contiguous acres.
(6)
The applicant shall provide plans for transportation of materials to the site. Said plan shall delineate access routes, provisions for traffic control and procedures to minimize littering and overflow problems along site access routes. Measures that will be taken to maintain all Township roads used for primary site access shall be specified.
(7)
Bonds in amounts specified by the Board of Township Commissioners shall be posted by the applicant to repair any damages to roads which may result from the disposal operation.
(8)
The applicant shall outline procedures to be employed to provide for antipollution and nuisance control, the protection of area water supplies and other applicable concerns related to the health and safety of adjacent residential areas.
(9)
For each site which is adjacent to or considered by the Zoning Hearing Board to be visibly or environmentally detrimental to the use of any structure used for residential, human habitation, sleeping, cultural, social, educational, recreational, religious or similar residential related purpose in any district, there must be preserved a strip of land for screening purposes on any side of the tract of land on which present or future residential or related uses are situated. The preserved strip shall be a minimum of 20 feet in width.
(a)
The required screen shall have a height adequate to achieve its screening purpose. Plant materials used shall consist of dense evergreen plants. They shall be of a kind, or used in such a manner, so as to provide a continuous opaque screen within 24 months after commencement of operations in the area to be screened. The Board of Township Commissioners shall require that either new planting or alternative screening materials be provided if, after 24 months, the plant materials do not provide an opaque screen.
(b)
No landfill activities, including, without limitation, storage and sediment ponds, shall be conducted within 100 feet of a property line or 300 feet of a dwelling. In addition, no waste disposal shall occur within 500 feet of a dwelling. All active use areas shall be completely enclosed by a chain link fence not less than six feet high, with the top portion above the height of six feet above the ground level to be constructed of barbed wire or other appropriate material, with the entire fence being constructed in such a manner so as to prevent the entry of unauthorized persons onto the portion of the premises on which the use is situated.
[Added 10-7-1998 by Ord. No. 389]
F.
Deep mines.
(1)
Uses may include coal mining portals, tipples, cleaning plants, conveyor systems, shops, structures and accessory facilities normally associated with deep mining operations.
(2)
The application shall include a development and operation plan. The following information and all other data deemed appropriate and necessary to demonstrate that the intent and purposes of this chapter will be achieved shall be included.
(a)
A description of the character, timing and duration of the proposed operation, including maps and plans showing the location of the site, all access routes from public roads and area and extent of the proposed activity.
(b)
The location and identity of ownership of all structures and land uses that will or may be affected by the proposed operation and measures that will be taken to protect all structures, inhabitants and land uses from adverse impacts from the proposed use.
(c)
A description of plans for transportation of materials and equipment to construct the facility.
(d)
A description of how the proposed use and facility will meet all applicable regulations concerning construction.
(e)
A site plan of the proposed facility showing all structures, facilities, accessways, fencing and screening provisions.
(3)
The applicant shall have obtained from each appropriate state and federal regulatory agency or authority a permit issued in accordance with all applicable state and federal laws and regulations for the proposed use.
L.
Methadone treatment facility.
[Added 7-5-2006 by Ord. No. 549]
(1)
The facility shall not be established or operated within 1,000 feet of an existing school, public playground, public park, residence, child-care facility, hospital, nursing home, place of worship or place of assembly established prior to the proposed methadone treatment facility.
(a)
A methadone treatment may be established and operated closer than the 1,000 feet; this request shall be reviewed as a variance and shall be heard in conjunction with the special exception hearing. One or more public hearings by the Zoning Hearing Board regarding the proposed facility location shall be held following public notice. All property owners located within 1,000 feet of the proposed location shall be provided written notice of said hearings at least 30 days prior to said public hearings occurring. The petitioner shall be responsible for obtaining the names and addresses of adjacent property owner(s) at the time of application.
(2)
The site shall be serviced by a municipal water supply and a municipal sanitary sewerage system.
(3)
All development shall be based on a site plan subject to review of the Township Planning Agency and approval of the Township Board of Commissioners. The plan shall include but not be limited to topography, parking, traffic circulation, landscaped area, outside lighting and stormwater management controls.
(4)
All required county, state and federal requirements, permits and licenses shall be obtained prior to granting of special exception approval.
(5)
If any provision of this subsection is deemed invalid by a court of competent jurisdiction, then only that provision shall be stricken and all other provisions contained herein shall remain in full force and effect.
M.
Correctional facility.
[Added 4-4-2007 by Ord. No. 562]
(1)
A correctional facility shall have a minimum lot area of 150 acres.
(2)
Location.
(a)
The facility shall not be established or operated within 1,000 feet of an existing school, public playground, public park, residence, child-care facility, hospital, nursing home, place of worship or place of assembly within or outside of the Township established prior to the proposed correctional facility.
(b)
A correctional facility may be established and operated closer than the 1,000 feet; this request shall be reviewed as a variance and shall be heard in conjunction with the special exception hearing. One or more public hearings by the Zoning Hearing Board regarding the proposed facility location shall be held following public notice. All property owners located within 1,000 feet of the proposed location shall be provided written notice of said hearings at least 30 days prior to said public hearings occurring. The petitioner shall be responsible for obtaining the names and addresses of adjacent property owner(s) at the time of application.
(3)
The site shall be serviced by a municipal water supply and a municipal sanitary sewerage system.
(4)
Correctional facilities shall provide a visual screen along all property lines. The screen shall be constructed as an earth berm, landscaped buffer yard fence and/or wall. The screen shall have a minimum height of eight feet. No barbed wire or similar security fencing shall be visible from a public right-of-way or adjacent residential dwelling.
(5)
Provisions for all vehicular ingress and egress in conjunction with the site shall be approved by the Township Engineer and if applicable, PennDOT.
(6)
All development shall be based on a site plan subject to review of the Township Planning Agency and approval of the Township Board of Commissioners. The plan shall include, but not be limited to, topography, parking, traffic circulation, landscaped area, outside lighting and stormwater management controls.
(7)
All required county, state and federal requirements, permits and licenses shall be obtained prior to granting of special exception approval.
(8)
The Zoning Hearing Board may attach additional conditions pursuant to this section, in order to protect the public's health, safety and welfare. These conditions may include, but are not limited to, increased setbacks.
N.
Juvenile detention facility.
[Added 4-4-2007 by Ord. No. 562]
(1)
All development shall be based on a site plan subject to review of the Township Planning Agency and approval of the Township Board of Commissioners. The plan shall include, but not be limited to, topography, parking, traffic circulation, landscaped area, outside lighting and stormwater management controls.
(2)
A detailed statement shall be provided to the Zoning Hearing Board providing the proposed number and nature of the anticipated occupants.
(3)
A license or certification shall also be obtained from the United States of America, Commonwealth of Pennsylvania or Westmoreland County or other appropriate governmental agencies prior to issuance of a zoning permit. If an appropriate licensing or certifying agency does not exist, the applicant shall demonstrate to the Zoning Hearing Board that the proposal satisfies a demonstrative need and shall be conducted in a responsible manner without detriment to the public’s health, safety and welfare.
(4)
The site shall be serviced by a municipal water supply and a municipal sanitary sewerage system.
O.
Halfway house
[Added 6-2-2010 by Ord. No. 601]
(1)
Location.
(a)
The facility shall not be established or operated within 1,000 feet of an existing school, public playground, public park, residence, child-care facility, hospital, nursing home, place of worship or place of assembly within or outside of the Township established prior to the proposed correctional facility.
(b)
A halfway house may be established and operated closer than the 1,000 feet; this request shall be reviewed as a variance and shall be heard in conjunction with the special exception hearing. One or more public hearings by the Zoning Hearing Board regarding the proposed facility location shall be held following public notice. All property owners located within 1,000 feet of the proposed location shall be provided written notice of said hearings at least 30 days prior to said public hearings occurring. The petitioner shall be responsible for obtaining the names and addresses of adjacent property owner(s) at the time of application.
(2)
All development shall be based on a site plan subject to review of the Township Planning Agency and approval of the Township Board of Commissioners. The plan shall include but not be limited to topography, parking, traffic circulation, landscaped area, outside lighting and stormwater management controls.
(3)
A license or certification shall also be obtained from the United States of America, Commonwealth of Pennsylvania or Westmoreland County or other appropriate governmental agencies prior to issuance of a zoning permit. If an appropriate licensing or certifying agency does not exist, the applicant shall demonstrate to the Zoning Hearing Board that the proposal satisfies a demonstrative need and shall be conducted in a responsible manner without detriment to the public’s health, safety and welfare.
(4)
The site shall be serviced by a municipal water supply and a municipal sanitary sewerage system.
(5)
Parking facilities shall be provided at the rate of one off-street space for every four residents, plus one space for each employee. All parking areas shall be landscaped subject to the standards and criteria of Article XVII, § 195-64D, of this chapter and shall provide a screen planting, subject to the standards and criteria of Article XVIII, § 195-75G, of this chapter.
§ 195-47 Lot, area and dimensional requirements.
The following requirements shall apply in I-2 Heavy Industrial Districts:
Use Category | Min. Lot Area (sq. ft.) | Min. Lot Width (ft.) | Min. Front Setback (ft. from ROW) | Min. Side Yard (ft.) | Min. Rear Yard (ft.) | Max. Building. Height (ft.) | Max. Lot Coverage |
|---|---|---|---|---|---|---|---|
Permitted Use: | |||||||
Research and testing labs | 20,000 | 75 | 50 | 25 | 25 | 40 | 60% |
Offices | 5,000 | 60 | 25 | 15 | 15 | 40 | 60% |
Supply yards [Amended 12-29-2008 by Ord. No 580] | 32,000 | 150 | 50 | 25 | 25 | 65 | 75% |
Public facility [Amended 6-2-2010 by Ord. No. 601] | 5,000 | 60 | 25 | 15 | 15 | 65 | 50% |
Manufacturing | 20,000 | 75 | 50 | 25 | 25 | 40 | 60% |
Public utility building | 5,000 | 60 | 25 | 25 | 25 | 40 | 60% |
Transportation terminal [Amended 12-29-2008 by Ord. No 580; 6-1-2011 by Ord. No. 617] | 32,000 | 150 | 50 | 25 | 25 | 65 | 60% |
Warehouse [Amended 4-1-2015 by Ord. No. 654][1] | 20,000 | 75 | 50 | 25 | 25 | 40 | 60% |
Contractor's yard [Amended 12-29-2008 by Ord. No 580; 6-1-2011 by Ord. No. 617] | 32,000 | 150 | 50 | 25 | 25 | 65 | 75% |
Essential services | 5,000 | 60 | 25 | 25 | 25 | 40 | 60% |
Ambulance station [Added 9-2-1998 by Ord. No. 387] | 5,000 | 60 | 25 | 15 | 15 | 40 | 50% |
Communications antennas that fall under the Pennsylvania Wireless Broadband Collocation Act[2] [Added 2-23-2000 by Ord. No. 421; amended 9-5-2018 by Ord. No. 705] | Subject to the requirements of § 195-81 | ||||||
Auto sales, service and repair [Added 4-1-2015 by Ord. No. 654] | 32,000 | 100 | 50 | 25 | 25 | 40 | 60% |
Bank [Added 4-1-2015 by Ord. No. 654] | 5,000 | 60 | 25 | 15 | 15 | 40 | 60% |
Eating and drinking establishment [Added 4-1-2015 by Ord. No. 654] | 5,000 | 60 | 25 | 15 | 15 | 40 | 60% |
Fire station [Added 4-1-2015 by Ord. No. 654] | 5,000 | 60 | 25 | 15 | 15 | 40 | 60% |
Mini-storage facility [Added 4-1-2015 by Ord. No. 654] | 32,000 | 100 | 50 | 25 | 25 | 40 | 60% |
Mobile home sales, service and repair [Added 4-1-2015 by Ord. No. 654] | 32,000 | 100 | 50 | 25 | 25 | 40 | 60% |
Motel/hotel [Added 4-1-2015 by Ord. No. 654] | 32,000 | 150 | 50 | 25 | 25 | 65 | 60% |
Retail business [Added 4-1-2015 by Ord. No. 654] | 5,000 | 100 | 50 | 15 | 15 | 65 | 60% |
Wholesale business [Added 4-1-2015 by Ord. No. 654] | 32,000 | 150 | 50 | 25 | 25 | 65 | 60% |
Microbrewery/microdistillery [Added 6-6-2018 by Ord. No. 698] | 5,000 | 60 | 25 | 15 | 15 | 40 | 50% |
Service station [Added 11-6-2019 by Ord. No. 717] | 20,000 | 100 | 50 | 25 | 25 | 65 | 60% |
Shopping center [Added 11-6-2019 by Ord. No. 717] | 32,000 | 150 | 50 | 25 | 25 | 65 | 60% |
Commercial parking lot [Added 8-5-2020 by Ord. No. 731] | 32,000 | 100 | 50 | 25 | 25 | 40 | 50% |
Artisan workspace [Added 7-7-2021 by Ord. No. 739] | 5,000 | 60 | 25 | 15 | 15 | 40 | 50% |
Coworking space [Added 7-7-2021 by Ord. No. 739] | 5,000 | 60 | 25 | 15 | 15 | 40 | 50% |
Makerspace [Added 7-7-2021 by Ord. No. 739] | 5,000 | 60 | 25 | 15 | 15 | 40 | 50% |
Conditional Use: | |||||||
Water recreation | 32,000 | 120 | 50 | 15 | NA | 30 | NA |
Communications antennas that do not fall under the Pennsylvania Wireless Broadband Collocation Act[3] and communications towers [Added 9-5-2018 by Ord. No. 705] | Subject to the requirements of § 195-81 | ||||||
Principal solar energy systems [Added 5-6-2020 by Ord. No. 728] | Subject to the requirements of § 195- 41D | ||||||
Surface mining | Subject to the requirements of § 195-14K | ||||||
Mine shafts | 20,000 | 100 | 50 | 50 | 50 | 35 | 40% |
Airports | Subject to the requirements of § 195-79 | ||||||
Junkyards | 10 acres | 500 | 150 | 150 | 150 | 40 | NA |
Waste disposal | 40 acres | 200 | 100 | 150 | 150 | 40 | NA |
Deep mines | NA | NA | 100 | 200 | 200 | NA | NA |
Blasting [Added 4-2-2003 by Ord. No. 483] | Subject to the requirements of § 195-14N | ||||||
Educational institution, commercial [Added 4-2-2003 by Ord. No. 483; amended 12-29-2008 by Ord. No 580] | 32,000 | 100 | 50 | 25 | 25 | 65 | 50% |
Methadone treatment facility [Added 7-5-2006 by Ord. No. 549] | 20,000 | 75 | 50 | 25 | 25 | 35 | 50% |
Correctional facility [Added 4-4-2007 by Ord. No. 562; amended 12-29-2008 by Ord. No 580] | 150 acres | 150 | 150 | 150 | 150 | 65 | 50% |
Juvenile detention facility [Added 4-4-2007 by Ord. No. 562; amended 12-29-2008 by Ord. No 580] | 32,000 | 100 | 50 | 25 | 25 | 65 | 50% |
Halfway house [Added 6-2-2010 by Ord. No. 601] | 20,000 | 75 | 50 | 25 | 25 | 35 | 50% |
Gas and oil drill site [Added 6-1-2011 by Ord. No. 617] | Subject to the requirements of § 195-14S | ||||||
Natural gas compressor station [Added 6-1-2011 by Ord. No. 617] | Subject to the requirements of § 195-42L | ||||||
Natural gas processing plant [Added 6-1-2011 by Ord. No. 617] | Subject to the requirements of § 195-42M | ||||||
Staging facility [Added 6-1-2011 by Ord. No. 617] | 32,000 | 150 | 50 | 25 | 25 | 40 | 50% |
Oil and gas water storage facility [Added 6-1-2011 by Ord. No. 617] | 20,000 | 75 | 50 | 25 | 25 | 40 | 60% |
NOTES: | |||||||
|---|---|---|---|---|---|---|---|
NA | Not applicable | ||||||
[1]
Editor's Note: An entry for wholesale distribution, which immediately followed this entry, was repealed 4-1-2015 by Ord. No. 654.
[2]
Editor’s Note: See 53 P.S. § 11702.1 et seq.
[3]
Editor’s Note: See 53 P.S. § 11702.1 et seq.
[4]
Editor's Note: An entry for essential or commercial communications tower, added 2-23-2000 by Ord. No. 421, was repealed 9-5-2018 by Ord. No. 705.
[5]
Editor's Note: An entry for commercial parking lot, added 5-4-2005 by Ord. No. 528, was repealed 8-5-2020 by Ord. No. 731.