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South Strabane Township Washington County
City Zoning Code

ARTICLE XIII

I-2 General Industrial District

§ 245-86 Purpose.

The purpose of this district is to provide sites for major industrial, mining and related activities in appropriate locations in the Township, where large sites are available to accommodate their operations and where the more intense activities can be separated from developed residential areas.

§ 245-87 Authorized uses.

In the I-2 General 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) 
Contractor's yard.
(f) 
Day-care center.
(g) 
Essential services.
(h) 
Food and related products, packaging, storage and distribution.
(i) 
Forestry, subject to § 245-179.
(j) 
High-technology industries.
(k) 
Light manufacturing.
(l) 
Mine bore holes, mine ventilating shafts, and mine portals.
(m) 
Mine disposal areas.
(n) 
Mini warehouse or self-storage facilities.
(o) 
Mobile home sales, service and storage.
(p) 
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)(p) through (y) as Subsection A(1)(q) through (z), respectively.
(q) 
Packaging and delivery services.
(r) 
Printing establishment.
(s) 
Public utility building or structure.
(t) 
Repair shop.
(u) 
Research and development, including pilot manufacturing.
(v) 
Restaurant, sit-down, carry-out or fast-food.
(w) 
Supply yard.
(x) 
Vehicle repair garage.
(y) 
Warehousing and distribution.
(z) 
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:
[Amended 6-28-2016 by Ord. No. 2-2016]
(a) 
Active recreation, high-impact, subject to § 245-107.
(b) 
Adult business, subject to § 245-108.
(c) 
Billboard, subject to § 245-113.
(d) 
Communications tower, subject to § 245-120.
(e) 
Compressor station, subject to § 245-168.3.
(f) 
Equipment storage yard, subject to § 245-123.
(g) 
Freshwater retention facility, subject to § 245-168.1.
[Amended 11-24-2020 by Ord. No. 7-2020]
(h) 
Group care facility, subject to § 245-128.
(i) 
Juvenile incarceration facility, subject to § 245-132.
(j) 
Landfill, subject to § 245-135.
(k) 
Mineral removal, subject to § 245-141.
(l) 
Natural gas processing and/or treatment facility, subject to § 245-168.4.
(m) 
Oil and gas drilling deep well site, subject to § 245-147.
(n) 
Oil and gas drilling shallow well site, subject to § 245-147.
(o) 
Planned industrial park, subject to § 245-148.
(p) 
Planned office park, subject to § 245-148.
(q) 
Planned research or technology park, subject to § 245-148.
(r) 
Transitional dwelling, subject to § 245-128.
(s) 
Truck and heavy equipment rental, sales and service, subject to § 245-160.
(t) 
Truck terminal, subject to § 245-161.
(u) 
Wastewater impoundment, subject to § 245-168.2.
(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.
[Added 11-24-2020 by Ord. No. 7-2020]
(d) 
Wastewater retention facility, subject to § 245-168.2.
[Added 11-24-2020 by Ord. No. 7-2020]
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.
[Amended 6-26-2011 by Ord. No. 4-2011; 6-26-2012 by Ord. No. 2-2012]
(b) 
Comparable uses not specifically listed, subject to § 245-121.
(c) 
Junkyard, subject to § 245-131.
(d) 
Radio or television transmitter, subject to § 245-154.
(e) 
Temporary use or structure, other than a construction trailer, model home or sales office, subject to § 245-159.
(2) 
Accessory uses: none.

§ 245-88 Area and bulk regulations.

In the I-2 General 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: eight acres.
(3) 
Mining and related activities: 100 acres.
B. 
Minimum lot width:
(1) 
Individual lot: 100 feet.
(2) 
Planned industrial park: 600 feet.
(3) 
Mining and related activities: 600 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:
(a) 
Adjoining any R District: 150 feet.
(b) 
Adjoining any other district: 100 feet.
(2) 
Mining and related activities:
(a) 
Adjoining any R District: 500 feet.
(b) 
Adjoining any other district: 150 feet.
G. 
Minimum front yard: 50 feet.
H. 
Minimum rear yard (other than a perimeter setback):
(1) 
Principal structures:
(a) 
Adjoining any R District: 100 feet.
(b) 
Adjoining all other districts: 40 feet.
(2) 
Accessory structures: 30 feet.
I. 
Minimum side yard (other than a perimeter setback):
(1) 
Principal structures:
(a) 
Adjoining any R District: 100 feet.
(b) 
Adjoining all other districts: 25 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: three stories, but no more than 50 feet.
(2) 
All accessory structures: one story, but no more than 20 feet.
M. 
Height exceptions: See § 245-174.

§ 245-89 Off-street parking and loading.

See Article XVII.

§ 245-90 Signs.

See Article XVIII.

§ 245-91 Buffer areas and landscaping.

See § 245-171.

§ 245-92 Storage.

See § 245-178.

§ 245-93 Performance standards.

See § 245-170.