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]
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.
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.
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.
