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City of Lower Burrell, PA
Westmoreland County
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The provisions of this article are meant to encourage the sound and reasonable development of industrial areas within the City. Permitted uses shall not be objectionable because of odor, dust, smoke, noise, noxious gas, fumes, cinders, vibrations, refuse matter or water-carried waste. (See Article IX and Chapter 154, Erosion and Sediment Control.) Performance standards, parking specifications and yard regulations are set forth in this chapter to assure industrial development compatible with adjacent uses. In the industrial districts, the land and structures may be erected, altered enlarged and maintained for the following uses only. The specific purposes of the industrial districts are as follows:
A. 
The M-1 Restricted Industrial District provides space for the development of high-standard, precision industries in a protected environment. The district regulations are designed to encourage harmonious and appropriate industrial development that contributes to the stability of the economic base of the City and otherwise furthers the purposes set forth in this section.
B. 
The M-2 General Industrial District provides space for a wider range of industrial and manufacturing activity under conditions and standards which protect adjacent properties from adverse or objectionable influences. (See § 300-85.)
(Including certain stated special exceptions. See Article XVIII and § 300-164. All uses not listed are subject to review and approval of Planning Commission and other reviewing bodies.)
A. 
M-1 and M-2 Districts.
(1) 
Accessory uses. (See §§ 300-95, 300-164); need not be within an enclosed building.
(2) 
Automobile services including major repair, painting, upholstering, tire retreading or recapping, battery manufacture and the like. (See § 300-44B.)
(3) 
Automobile (car) wash. (See § 300-44B.)
(4) 
Gasoline service station. (See §§ 300-44C, 300-91, 300-94.) No stands, racks or other paraphernalia, other than, or in direct connection with, merchandise offered for sale, shall be located outside a completely enclosed building. (See §§ 300-44B.)[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(5) 
Boat building, sale, assembly or repair.
(6) 
Building materials sales establishment.
(7) 
Community or businessmen's association garage or parking area. (See § 300-98, 300-100, 300-124.)[2]
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(8) 
Distribution plant, including parcel delivery, ice and cold storage plant, bottling plant and food commissary or catering establishment.
(9) 
Essential services. (See § 300-88.)
(10) 
Farming. (See §§ 300-73, 300-135.)
(11) 
Laboratories, dental, medical or research. (See § 300-83.)
(12) 
Landscape gardener's sales and area or business.
(13) 
Laundry processing.
(14) 
Light manufacturing, including sales and indoor display, manufacturing, assembling and repair (in building where made) of small electrical or mechanical machines and appliances; small musical and precision instruments, phonographs, radios, telephones, televisions, or other instruments or machines for receiving, reproducing or transmitting sound; watches, clocks, toys and novelties; rubber and metal hand stamps; metal products of a light nature including heating and ventilating ducts, cornices, eaves and the like; and also including plumbing, heating or electrical contracting businesses. (See § 300-164.)
(15) 
Machine shop.
(16) 
Manufacture of pottery and figurines or other similar ceramic products using only previously pulverized clay and kilns fired only by electricity. (See § 300-85.)
(17) 
Manufacturing, assembling, repairing, compounding, fabricating, treatment of articles or merchandise from the following previously prepared material (not employing a boiling process): bone, canvas, cellophane, clay, cloth, cork, feathers, felt, fiber, fur, glass, hair, horn, leather, paint; also paper, plastics, precious or semiprecious metals or stones, shells, straw, textiles, tobacco, wood (but not including heavy woodworking shop) and yarns. (See §§ 300-75, 300-85.)
(18) 
Manufacture, canning, packaging, processing, treatment of such products as beverages, cosmetics, drugs, perfumed toilet soaps, perfumes, pharmaceuticals and food products not including fish smoking, curing, canning, rendering of fats and oils or the slaughter of animals. (See § 300-85.)
(19) 
Mobile home and trailer sales.
(20) 
Office, professional or business.
(21) 
Printing, lithographing, type composition, ruling and binding establishment.
(22) 
School, vocational (industrial or trade).
(23) 
Warehousing, with the same restrictions as Subsection B(31), Storage, hereof. (See § 300-75.)
(24) 
Wholesale business.
(25) 
Uses found in C Districts (subject to approval).
B. 
M-2 District.
(1) 
Alcohol manufacture and distillations. (See §§ 300-75, 300-77.)
(2) 
Ammonia, bleaching powder or chlorine manufacture. (See § 300-77.)
(3) 
Asphalt manufacturing or refining. (See §§ 300-75, 300-77.)
(4) 
Automobile wrecking.
(5) 
Blast furnace or coke oven. (See § 300-77.)
(6) 
Boiler works.
(7) 
Box factory.
(8) 
Brewery.
(9) 
Brick, tile or terra cotta manufacturing.
(10) 
Building, mover and wrecker's establishment.
(11) 
Chemical manufacture.
(12) 
Cleaning and dyeing establishment, using nonflammable cleaning fluids.
(13) 
Concrete or cement products manufacture.
(14) 
Contractor's establishment, including sales and storage of equipment and supplies.
(15) 
Cooperage works.
(16) 
Drop forge industry manufacturing forging with power hammers.
(17) 
Fuel (except gasoline) sales establishments.
(18) 
Feed-mixing plant and sales establishments.
(19) 
Freight transport terminal, interstate trucking.
(20) 
Iron or steel or other metal manufacture or treatment, foundry or fabrication plant and heavyweight casting.
(21) 
Lumber storage, heavy woodworking shops, millwork and sales.
(22) 
Machinery repairing.
(23) 
Manufacturing; general and heavy. (See § 300-85.)
(24) 
Office, in conjunction with, and on the same zoning lot with, an industrial plant development provided the gross floor area does not exceed 50% of the area of the zoning lot.
(25) 
Ore reduction and general smelting operations.
(26) 
Rock, sand or gravel distribution and sales.
(27) 
Rolling mill.
(28) 
Rubber or gutta-percha manufacture or treatments.
(29) 
Soap manufacturing.
(30) 
Stone or monument works.
(31) 
Storage, not including explosives, inflammables, garbage, offal or dead animals.
(32) 
Terminal warehousing or transfer depot.
(33) 
Tool manufacture.
(See also Article XVIII.)
A. 
M-1 and M-2 Districts.
(1) 
Building unit group shopping center.
(2) 
Cabinet making. (See § 300-55.)[1]
[1]
Editor's Note: Amended at time of adoption of Code. (See Ch. 1, General Provisions, Art. I).
(3) 
Government, including educational institution. (See § 300-151.)
(4) 
Indoor recreation. (See § 300-159.)
(5) 
Limited expansion of nonconforming uses. (See § 300-147.)
(6) 
Public utility corporation buildings, structures, facilities and installations. (See § 300-155.)
(7) 
Public utility towers. (See § 300-156.)
(8) 
Oil and gas wells and development.
[Added 12-12-2011 by Ord. No. 5-2011]
(9) 
Natural gas processing plants.
[Added 12-12-2011 by Ord. No. 5-2011]
(10) 
Natural gas compressor stations.
[Added 12-12-2011 by Ord. No. 5-2011]
(11) 
Refineries, for oil, gas, or similar products. (See § 300-162B.)
[Added 12-12-2011 by Ord. No. 5-2011]
(12) 
Medical marijuana grower/processor and medical marijuana dispensary.
[Added 11-6-2023 by Ord. No. 7-2023]
B. 
M-1 Districts.
(1) 
Automobile, boat and trailer sales (new). (See § 300-44A.)
(2) 
Freight terminal, local trucking.
(3) 
Machine shop.
(4) 
Storage, other than celluloid, coal and coke, garbage, offal, dead animals or refuse, gas (in its various forms) in excess of 10,000 cubic feet, gasoline in excess of an amount necessary for use on the premises, gunpowder, fireworks or other explosives, junk, scrap metal, paper or rags, petroleum and petroleum by-products in excess of an amount necessary for use on the premises, raw hides or skins, terminal warehouse or transfer depot.
C. 
M-2 Districts.
(1) 
Natural production uses (mineral extraction), such as the extraction, excavation and sale of sand and gravel, clay, shale rock or other natural mineral deposits or in the operation of a stone quarry or mill. (See § 154-11.)
(2) 
Paint, oil (including linseed), shellac, turpentine, lacquer or varnish manufacture. (See §§ 300-75, 300-77.)
[Added 12-12-2011 by Ord. No. 5-2011]
Permitted in the Industrial (I) District:
A. 
Oil and gas wells, oil and gas development, natural gas compressor stations, natural gas processing plants and related equipment.
A. 
Areas. Each lot shall comply with the following minimum requirements (see §§ 300-129 through 300-137), except as otherwise provided (see § 300-128):
(1) 
Front yard depth (building line): 35 feet. (See §§ 300-128, 300-129E.)
(2) 
Side yard width: 15 feet required, except in the following instances:
(a) 
When side lot line abuts an R District: 25 feet; and
(b) 
A side yard abutting a street not less than 15 feet or not less in width than the depth of front yard required on the adjoining lot on that street, whichever requirement is greater. (See §§ 300-128B, 300-129F.)
(3) 
Rear yard depth: 35 feet when rear lot line abuts an R District, 25 feet required otherwise [see §§ 300-128B and D and 300-129F; for through lot, see § 300-128C(2)].
(4) 
The front 15 feet of the required front yard depth shall be maintained for landscaping and not used for automobile storage or parking.
(5) 
Lot width: 200 feet.
(6) 
Lot coverage, buildings shall not cover more than 30% of the lot area. (See §§ 300-128 through 300-137.)
(7) 
No parking shall be within 10 feet of adjacent residential zones.
B. 
Heights. The maximum height of structures, except as otherwise provided (Article VII) shall be:
(1) 
Thirty feet, not exceeding two stories in M-1, 80 feet in M-2 for main structures.
(2) 
Fifteen feet, not exceeding one story, for accessory structures; exceptions will be considered.
Cabinet making may be permitted in an industrial zone provided:
A. 
The business (manufacturing) is conducted entirely under an approved structure.
B. 
The structure cannot be closer than 100 feet to any adjacent structure on another lot.
C. 
The waste (sawdust) is removed from the site, contained or treated to prevent burning.
D. 
All other applicable provisions of this chapter apply.
[1]
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. I).