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South Strabane Township Washington County
City Zoning Code

ARTICLE XI

C-3 Mixed Use District 1

§ 245-70 Purpose.

[Amended 4-14-2015 by Ord. No. 2-2015]
The purpose of this district is to accommodate a mixture of land uses and supporting facilities in areas immediately accessible to the regional highway network and the Meadows Race Track.

§ 245-71 Authorized uses.

[Amended 6-26-2011 by Ord. No. 4-2011; 6-26-2012 by Ord. No. 2-2012; 4-14-2015 by Ord. No. 2-2015]
In the C-3 Mixed Use District, only the following uses are authorized:
A. 
Permitted uses:
(1) 
Principal uses:
(a) 
Forestry, subject to § 245-179.
(b) 
Essential services.
(c) 
Oil and gas drilling subsurface facilities.
[Added 6-28-2016 by Ord. No. 2-2016[1]]
[1]
Editor's Note: This ordinance also redesignated former Subsection A(1)(c) as Subsection A(1)(d).
(d) 
Any of the following uses on a lot or outparcel in a regional commercial development that had been granted conditional use approval:
[1] 
Automobile service station.
[2] 
Bar or tavern.
[3] 
Business or professional offices.
[4] 
Conference or convention center.
[5] 
Day spa.
[6] 
Essential services.
[7] 
Financial institution.
[8] 
Health club.
[9] 
Indoor entertainment.
[10] 
Light manufacturing facility.
[11] 
Motel/hotel.
[12] 
Passive recreation.
[13] 
Personal services.
[14] 
Public utility building or structure.
[15] 
Recreational equipment center or facility.
[16] 
Restaurant, sit-down, carry-out or fast-food.
[17] 
Retail businesses not otherwise listed herein.
(2) 
Accessory uses:
(a) 
Communications antenna mounted on an existing or approved communications tower.
(b) 
Fences, subject to § 245-172.
(c) 
Off-street parking and loading, subject to Article XVII.
(d) 
Portable on-demand storage (PODS®) units and temporary storage trailers or containers, subject to § 245-178.
(e) 
Signs, subject to Article XVIII.
(f) 
Temporary construction trailer or sales office, subject to § 245-176.
(g) 
Uses accessory to a recreational equipment center or facility that are conducted entirely within a completely enclosed building.
(h) 
Other accessory uses customarily incidental to and on the same lot with any permitted use, conditional use or use by special exception authorized in this district.
B. 
Conditional uses:
(1) 
Principal uses:
(a) 
Active recreation, high-impact, subject to § 245-107.
(b) 
Active recreation, low-impact, subject to § 245-107.
(c) 
Business office or professional office, subject to § 245-115.
(d) 
Communications tower, subject to § 245-120.
(e) 
Day-care center, subject to § 245-124.
(f) 
Light manufacturing facility, subject to § 245-137.1.
(g) 
Nightclub, subject to § 245-146.
(h) 
Oil and gas drilling shallow well site, subject to § 245-147.
[Amended 6-28-2016 by Ord. No. 2-2016]
(i) 
Private club, subject to § 245-150.
(j) 
Public parking garage, subject to § 245-152.
(k) 
Public parking lot, subject to § 245-152.
(l) 
Regional commercial development, subject to § 245-156.
(2) 
Accessory uses:
(a) 
Active recreation, low-impact, subject to § 245-107.
(b) 
Light manufacturing facility.
(c) 
Business office or professional office.
C. 
Uses by special exception:
(1) 
Principal uses:
(a) 
Communications antenna mounted on an existing building or on an existing public utility storage or transmission structure, subject to § 245-119.
(b) 
Comparable uses not specifically listed, subject to § 245-121.
(c) 
Public utility building or structure, subject to § 245-153.
(d) 
Temporary use or structure, other than a construction trailer, model home or sales office, subject to § 245-159.
(2) 
Accessory uses:
(a) 
Uses accessory to a recreational equipment center or facility that are conducted partially or entirely outside a completely enclosed building.

§ 245-72 Area and bulk regulations.

[Amended 4-14-2015 by Ord. No. 2-2015]
In the C-3 Mixed Use District, all uses shall be subject to the following regulations, except as they may be modified by the express standards and criteria for the specific conditional uses and uses by special exception contained in Article XV:
A. 
Minimum site:
(1) 
Regional commercial development: 100 acres.
(2) 
Light manufacturing facility: one acre.
(3) 
All other uses: one acre (minimum lot size).
B. 
Minimum lot area:
(1) 
Lots within a regional commercial development:
(a) 
A maximum of four outparcels in the first 100 acres: 21,780 square feet.
(b) 
A maximum of one additional outparcel for each additional 50 acres: 21,780 square feet.
(c) 
All other lots in a regional commercial development: 30,000 square feet.
(2) 
All other uses: one acre.
C. 
Minimum lot width: 100 feet.
D. 
Maximum impervious surface coverage:
(1) 
Regional commercial development site: 50% (aggregate of all lots).
(2) 
Individual lots within a regional commercial development: not applicable.
(3) 
Lots outside a regional commercial development site: 50%.
E. 
Minimum front yard: 50 feet.
F. 
Minimum rear yard:
(1) 
All principal structures:
(a) 
Adjoining any R District:
[1] 
Structures less than 50 feet in height: 100 feet.
[2] 
Structures between 50 feet and 120 feet in height: 200 feet.
(b) 
Adjoining all other districts: 50 feet.
(2) 
All accessory uses: 20 feet.
G. 
Minimum side yard:
(1) 
All principal structures:
(a) 
Adjoining any R District:
[1] 
Structures less than 50 feet in height: 100 feet.
[2] 
Structures between 50 feet and 120 feet in height: 200 feet.
(b) 
Adjoining all other districts: 50 feet.
(2) 
All accessory uses: 20 feet.
H. 
Special yard requirements: See § 245-172.
I. 
Permitted projections into required yards: See § 245-173.
J. 
Maximum height:
(1) 
All principal structures: 10 stories, but no more than 120 feet.
(2) 
All accessory structures: two stories, but no more than 30 feet.
K. 
Height exceptions: See § 245-174.

§ 245-73 Off-street parking and loading.

See Article XVII.

§ 245-74 Signs.

See Article XVIII.

§ 245-75 Buffer areas and landscaping.

See § 245-171.

§ 245-76 Storage.

See § 245-178.

§ 245-77 Performance standards.

See § 245-170.