Here we are, three years later and we still don't have a complete zoning ordinance. That is three years of staff time, three years of council time, and three years of our time that have been devoted to reading, suggesting, revising, reading, suggesting, and revising. Where the heck does this leave us then? About 60 pages less than where we started, and still equally restrictive. Some may wonder what the differences are specifically, and that's something that could be explored. However, Peter Grella mentioned he kept a log of all changes and comments, so a right-to-know request would be a way that someone could obtain that specific information. For us though, it's not entirely relevant to what we have in front of us today, so we are going to only focus on the latest draft from October 4, 2023. All 121 pages of it.
What is the purpose of all of this?
"Proper density of population", what exactly is the proper density of Meadville? Do we have that number in writing?
We want growth;
But on our terms;
Okay, but who specifically does this apply to? This is very important to understand.
You must know when you need to comply;
In summary, if you build it, renovate it, expand it, or move it, you shall comply.
In case there was still a question;
Structurally altered means to change any of the supporting members of a building, which include foundations, load-bearing walls, partitions, columns, beams, or any change in the roof or exterior walls.
Please note, that's not one of the many definitions they provided in this draft. But, it should be mentioned so everyone is aware.
Let's jump to Article 7 for a moment, as it is referenced in the screenshot above.
Again, reiterating, that if it remains untouched, you're seemingly okay as you are. However, "all changes in such uses shall only be as allowed in this article".
Now, pay attention to this next section;
If you've got a combination of lots, you may not be able to sell off part of your lot, because, for the purpose of this ordinance, it might be seen as an undivided parcel,(Sections B and E). You must comply with the lot width and area requirements established by this code.
Now, here's where things get complicated. You must know where your home or building is located on the map to know what requirements apply to you. This map will also be available as an official display of 24x36.
We are glad to see a table that summarizes the permitted uses in each district. Remember, if it's nonconforming now, it can remain, so long as you don't change it as outlined above.
Here's what all this means;
P is permitted, C is see Council, SE is see the zoning hearing board, not listed is not permitted... unless somewhere else in this ordinance you find that it says it is permitted, then we can permit it.
Now, they aren't going to make it easy to get permission. Here's what you must do if you need to get conditional approval from Council;
For the sake of your time, we're not going to dive into the specific regulations for conditional uses. But, they apply to golf courses, heavy manufacturing, printing services, short-term rentals, and stadiums.
For special exceptions, you need to seek approval from the zoning hearing board, which follows this process;
There are of course regulations to special exceptions as well, those cover auto sales, bed and breakfasts, building and contracting businesses, campus development, commercial recreation, community centers, daycare centers, detention homes, drug stores, dry cleaners, dwellings for fraternities and sororities, multi-family, single-family detached, two family, event centers, signs, emergency shelters, funeral parlors, gas stations, home businesses, hotels, limited retail establishments, limited restaurants, limited storage, parking lots and garages, personal care homes, personal services, churches, schools, utility buildings, repair garages, rooming houses, sexually oriented businesses, taverns or bars, upper floor residential, and urban farms.
For example, if you wanted a home-based business in a residential area you would need a special exception. That exception comes with the following requirements;
Here are a few examples of when a use may not be listed, but may be permitted;
So, you start with the map to know where you're at for building or renovating, then you go to the table to determine if what you want to do is permitted in that area. If it's not listed, you need to find out if it's listed somewhere else in the ordinance. If it is listed but it's conditional use or a special exception, you need to follow that process.
Bet you thought we were done. Unfortunately, we're not quite done yet. Now we have accessory structures and uses.
Make sure you read that if you put a garage or carport, the driveway must be asphalt, concrete, or another approved material to prevent dust and mud.
Now, they do go on to specify that only new construction must comply with roof pitch requirements, entrance requirements, garage location requirements, story requirements, fire escape location requirements, and dumpster location requirements. But, what do they qualify as new construction? Is that from the ground up, or is that any construction that is new to the property such as additions or alterations? We're not going to speak to that, but it might be worth asking.
We're not even going to touch on the parking or sign aspect right now because this post is already overwhelming enough. Just know that you might need to measure lumens when it comes to your signs.
Final reiteration that if you leave it be as it is, you should be fine as you are. However;
And in the event you want to challenge anything in this ordinance;
In quick summary, if you want to build it or change it, they want to regulate it.
There you have it, the long and short of the Zoning Ordinance that is being proposed by the City of Meadville.
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