Section 175-65 INDUSTRIAL EMPLOYMENT DISTRICT
I-2 - USE REGULATIONS
A. Uses permitted by right:
Subject to the
standards and requirements set forth in this Article, the
following uses of
land and buildings are permitted by right in the I-2
Industrial Employment
District:
1. Research and development facilities,
excluding
biological or chemical activities and/or research and
development of manufactured,
processed or compounded products.
2. Manufacture, production, fabrication,
processing, assembling, testing, packing, storing and
distribution of:
a. Electrical, electronic, computer or
mechanical goods.
b. Pharmaceuticals, toiletries, medical goods
and cosmetics.
c. Manufactured
goods.
3. Technology
businesses,
as defined in Section 175-3.
4. Printing,
publishing,
engraving, bookbinding and other similar services.
5. Offices
for executive,
administrative and data processing activities.
6. Educational, training and research
institutions, including
ancillary dormitory, food service, cultural and
institutional uses and
activities.
7. Wholesale, warehouse and distribution
facilities.
8. Commercial nurseries, greenhouses and garden
centers.
9. Public utility generating, booster or relay
stations,
transformer substations, transmission lines and towers
and other
facilities for the provision and maintenance of public
utilities, including
railroads and facilities and water and sewerage
installations.
10. Public
safety facilities,
including fire stations, police stations and rescue
facilities.
11. Commuter
and other
off-street parking facilities.
12. Recycling
transfer
stations and material processing.
13. Automotive garages, including body work and
automotive
painting, in a completely enclosed building or structure.
14. Broadcasting
studio,
including radio and television.
15. Recreation
Facility
(commercial).
(Ord. No. 4-08 Amended 7-28-08-Effective Upon
Passage)
16. Any
use permitted in
the I-1 Light Industrial District.
B. Uses permitted by special permit: Subject to the
standards and requirements set forth in this Article, the
following uses
of land and buildings may be permitted by special permit
in the I-2
Industrial Employment District:
1. Research and development of manufactured,
processed or
compounded products, including but not limited to
biological or chemical
activities and/or involving the use or keeping of
animals for research or
experimental purposes.
2. Automobile graveyard or junkyard (screened
from public view).
3. Bulk storage of gasoline, other petroleum
products and LP
gas.
4. Scrap metal processing and tire recycling.
5. Manufacture, production, processing, packing
and
storing of food products.
6. Structures exceeding seventy-five (75) feet
in height. An
additional two-foot setback shall be provided for each one (1)
foot of building
height above seventy-five (75) feet in excess of the minimum
setback
requirements.
7. Day-care facilities which have been licensed
by the
Commonwealth of Virginia in accordance with the requirements
of Virginia Code
Section 63.1-196, as amended, unless otherwise
specifically exempted by
such licensing requirements under the provisions of the
Virginia State
Code. In assessing the request for a special permit, the
Town Council
shall consider the factors set forth in the Town of Front
Royal Code Section
175-107.1F as those factors apply in an industrial district.
The Council
may require such improvements or changes as it deems necessary
to address the
considerations set forth in Section 175-107.1F.
8. Manufactured homes or trailers for certain
nonresidential purposes, such as storage.
(Amended
by adding “manufactured”
7-23-12-Effective Upon Passage)
9. Airport or heliport, commercial or private.
10. Kennels, provided that any structure
or area occupied
by animals shall be no closer than one hundred (100) feet to
any agricultural
or residential property line, and that dogs shall be confined
in an enclosed
building from 10:00 o'clock p.m. until 7:00 o'clock a.m., and
noise measured at
the nearest agricultural or residential property line shall
not exceed
fifty-five (55) decibels between the hours 10:00 p.m. and 7:00
p.m., nor shall
exceed sixty (60) decibels measured between 7:00 a.m. and
10:00 p.m.
(Ord. No. Z-4-03 Added “10”4-14-03-Effective
Upon Passage)
11. Wireless telephone (cell phone)
communications towers
and equipment facilities subject to the supplemental
provisions prescribed in
Section 175-110.4.
(Ord. No. 23-05 Added “11”9-26-05-Effective
Upon Passage)
12. Catering Services
(Ord.
No. 4-11 Added 2-28-11-Effective Upon Passage)
C. Accessory uses permitted:
1. Off-street parking as set forth in Sections
175-73 and
175-104.
2. Signs as set forth in Sections 175-106.
3. Accessory buildings and uses customarily
incidental to
permitted uses, including portable storage containers as set
forth in Section
175-109.2.
(Ord. No. 19-05 Amended “3” 7-25-05-Effective
Upon Passage)
4. Ancillary food and business services,
subject to the
following criteria:
a. Ancillary food and business services shall
include the
following services provided principally for the convenience of
employees of the
principal facility or use: photocopying and related business
services, drop off
and pickup for dry-cleaning and laundry services,
convenience stores, gift
shops, branch offices for banks or credit unions, restaurants
and exercise
facilities.
b. The total gross floor area dedicated to
ancillary food
and business services shall not exceed twenty-five percent
(25%) of the total
floor space.
c. Ancillary food and business services shall
be designed and
located with the intention of serving the immediate needs and
convenience of
employees within the principal facility or use.
d. Ancillary food and business services shall
be located within
the same building as the principal use.
e. A certificate of occupancy for an ancillary
food or business
service shall not be issued until certificates of occupancy
have been issued
for fifty percent (50%) of the floor area within the principal
facility or use.
5. Employer-sponsored day-care facilities and
operations subject
to the following criteria:
a. The day-care operation shall be ancillary to
the industrial
facility and shall be intended to serve the dependents of
employees of the
facility.
b. The day-care operation shall be restricted
to not more
than one hundred (100) children per day-care facility.
c. The site shall have safe, on-site drop-off
and pickup areas.
d. Fenced, outdoor play areas shall be provided
and not located
in the facility's front yard. Where such play areas are
located within one
hundred (100) feet of a residential property, vegetative
screening shall be
provided to ensure minimal noise impact on the adjoining
property.
D. Prohibited
uses:
1. Uses, activities or processes that create an
undue risk of
fire, explosion, noise, radiation, injury, damage or other
physical detriment
to any structure, person or natural feature beyond the
boundaries of the
premises on which the use, activity or process is located.
2. Uses, activities or processes that create
any dangerous,
injurious, noxious or otherwise objectionable noise, smoke,
dust, odor,
electronic interference with radio or television reception or
other forms of
air pollution, heat, humidity, liquid or solid refuse or
waste, light or
glare or other substance, condition, radiation or element in
such a manner or
in such amount as to violate federal, state or local
environmental standards.
3. Uses, activities or processes where the
principal purpose is
to treat, handle, process, burn or incinerate for disposal,
waste or refuse
generated at other sites or transported to the site for
the primary
purpose of treatment, processing, burning or incineration for
disposal. This
does not include recycling facilities where more than
fifty percent (50%)
of the waste or refuse is processed or otherwise handled for
the purpose of
recycling. Recycling facilities involving such processes shall
be allowed only
under special exception.
(Ord. No. Z-2-95 Added Entire
Section 1-23-95-Effective Upon Passage)