South Strabane Township Washington County
City Zoning Code
City Zoning Code
ARTICLE XII
I-1 Light Industrial District
§ 245-78 Purpose.
The purpose of this district is to encourage development of light industrial uses in appropriate locations in the Township, consistent with sound planning and environmental controls.
§ 245-79 Authorized uses.
[Amended 6-26-2011 by Ord. No. 4-2011; 6-26-2012 by Ord. No. 2-2012; 6-28-2016 by Ord. No. 2-2016; 11-24-2020 by Ord. No. 7-2020; 9-27-2022 by Ord. No. 6-2022; 2-25-2025 by Ord. No. 2-2025]
In the I-1 Light Industrial District, only the following uses are authorized:
A.
Permitted uses:
(1)
Principal uses:
(a)
Automobile service station.
(b)
Business or professional offices.
(c)
Cleaning and dyeing plant.
(d)
Contracting business.
(e)
Day-care center.
(f)
Essential services.
(g)
Food and related products, packaging, storage and distribution.
(h)
Forestry, subject to § 245-179.
(i)
High-technology industries.
(j)
Light manufacturing.
(k)
Motel/hotel.
(l)
Oil and gas drilling subsurface facilities.
(m)
Packaging and delivery services.
(n)
Printing establishment.
(o)
Public utility building or structure.
(p)
Repair shop.
(q)
Restaurant, sit-down, carry-out or fast-food.
(r)
Wholesale business.
(2)
Accessory uses:
(a)
Communications antenna mounted on an existing or approved communications tower.
(b)
Fences, subject to § 245-172.
(c)
No-impact home-based business in a dwelling that is a nonconforming use.
(d)
Off-street parking and loading, subject to Article XVII.
(e)
Portable on-demand storage (PODS®) units and temporary storage trailers or containers, subject to § 245-178.
(f)
Retail sales of products produced on site.
(g)
Signs, subject to Article XVIII.
(h)
Temporary construction trailer or sales office, subject to § 245-176.
(i)
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)
Bus depot, subject to § 245-168.9.
(c)
Communications tower, subject to § 245-120.
(d)
Compressor station, subject to § 245-168.3.
(e)
Contractor's yard, subject to § 245-123.
(f)
Freshwater retention facility, subject to § 245-168.1.
(g)
Juvenile personal care home/child residential facility, subject to § 245-133.
(h)
Medical marijuana grower/processor.
(i)
Mine bore holes, mine ventilating shaft, and mine portals, subject to § 245-140.
(j)
Mineral removal, subject to § 245-141.
(k)
Natural gas processing and/or treatment facility, subject to § 245-168.4.
(l)
Oil and gas drilling deep well site, subject to § 245-147.
(m)
Oil and gas drilling shallow well site, subject to § 245-147.
(n)
Planned industrial park, subject to § 245-148.
(o)
Planned office park, subject to § 245-148.
(p)
Planned research or technology park, subject to § 245-148.
(q)
Supply yard, subject to § 245-123.
(r)
Truck and heavy equipment rental, sales and service, subject to § 245-160.
(s)
Truck terminal, subject to § 245-161.
(t)
Vehicle repair garage, subject to § 245-164.
(u)
Warehousing and distribution, subject to § 245-166.
(2)
Accessory uses:
(a)
Home occupation in a dwelling that is a nonconforming use, subject to § 245-129.
(b)
Private-use helipad, subject to § 245-151.
(c)
Freshwater retention facility, subject to § 245-168.1.
(d)
Wastewater retention facility, subject to § 245-168.2.
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)
Mini warehouse or self-storage facilities, subject to § 245-142.
(d)
Radio or television transmitter, subject to § 245-154.
(e)
Research and development, including pilot manufacturing, subject to § 245-157.
(f)
Temporary use or structure, other than a construction trailer, model home or sales office, subject to § 245-159.
(g)
Wind farm, subject to § 245-168.
(2)
Accessory uses: none.
§ 245-80 Area and bulk regulations.
In the I-1 Light Industrial 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 lot area:
(1)
Individual lot: one acre.
(2)
Planned industrial park: five acres.
B.
Minimum lot width: 100 feet.
C.
Maximum impervious surface coverage: 50%.
D.
Distance between buildings (where two or more buildings occupy the same lot): 20 feet.
E.
Maximum building length: 400 feet.
F.
Perimeter setback:
(1)
Planned industrial park: 100 feet.
G.
Minimum front yard: 50 feet.
H.
Minimum rear yard:
(1)
Principal structures:
(a)
Adjoining any R District: 100 feet.
(b)
Adjoining all other districts: 25 feet.
(2)
Accessory structures: 20 feet.
I.
Minimum side yard:
(1)
Principal structures:
(a)
Adjoining any R District: 100 feet.
(b)
Adjoining all other districts: 20 feet.
(2)
Accessory structures: 20 feet.
J.
Special yard requirements: See § 245-172.
K.
Permitted projections into required yards: See § 245-173.
L.
Maximum height:
(1)
Principal structures:
(a)
Hotel or motel: six stories, but no more than 75 feet.
(b)
All others: three stories, but no more than 60 feet.
(2)
All accessory structures: one story, but no more than 20 feet.
M.
Height exceptions: See § 245-174.
§ 245-81 Off-street parking and loading.
See Article XVII.
§ 245-82 Signs.
See Article XVIII.
§ 245-83 Buffer areas and landscaping.
See § 245-171.
§ 245-84 Storage.
See § 245-178.
§ 245-85 Performance standards.
See § 245-170.
