Article 1303 RESIDENTIAL AND TRANSITIONAL DISTRICTS

Article 1303
RESIDENTIAL AND TRANSITIONAL DISTRICTS

Sections:

1303.01 R-1 single-family residential district – Established.

1303.02 R-1 single-family residential district – Lot provisions.

1303.03 R-1 single-family residential district – Special exception provisions.

1303.04 R-1 single-family residential district – Conditional use provisions.

1303.05 R-2 multiple-family residential district – Established.

1303.06 R-2 multiple-family residential district – Lot provisions.

1303.07 R-2 multiple-family residential district – Special exception provisions.

1303.08 R-3 special purpose residential district – Established.

1303.09 R-3 special purpose residential district – Lot provisions.

1303.10 T-1 transitional district – Established.

1303.11 T-1 transitional district – Lot provisions.

1303.12 T-1 transitional district – Special exception provisions.

1303.01 R-1 single-family residential district – Established.

This district is established to foster single-family residences on individual lots. Other uses will be permitted where they do not adversely affect the integrity of single-family houses. Lawful uses are shown in the Table of R-1 Uses. Dimensions shown in MMC 1303.02, R-1 single-family residential district – Lot provisions, are applicable to all uses within the district, unless otherwise specified.

TABLE OF R-1 USES
Permitted Uses
Single-family detached dwellings
Public parks and playgrounds
Essential services
Accessory uses
Accessory buildings
Family day care homes
Home-based businesses

Special Exceptions
Home businesses (1303.03(A))
Public utility buildings (1303.03(C))
Churches (1303.03(B))
Bed and breakfast (1303.03(D))
Public or accredited private schools

Conditional Uses
Golf courses (1303.04)

(Ord. 3618 § 2, 2005; Ord. 3384 § 2, 1994)

1303.02 R-1 single-family residential district – Lot provisions.

Table of Lot Provisions
	Min. Lot Size	Min. Front Yard	Min. Side Yard	Min. Rear Yard	Min. Lot Width
Single-family dwellings*	7,500 sf	25 ft	10 ft	30 ft	75 ft
All other uses	15,000 sf	25 ft	15 ft	40 ft	100 ft
*In the R-1, includes home occupations, home businesses, bed and breakfast, and family day care homes.

(A) Total building height shall not exceed 35 feet, or two and one-half stories. (Ord. 3706 § 8, 2012; Ord. 3384 § 2, 1994)

1303.03 R-1 single-family residential district – Special exception provisions.

(A) Home Businesses. Home businesses represent a potential intrusion to residential neighborhoods. They will be permitted by special exception, provided:

(1) The home business shall be carried on entirely within the dwelling unit.

(2) Not more than two persons other than the occupants of the dwelling unit shall be employed.

(3) Not more than 20 percent of the gross floor area of the dwelling shall be devoted to the home business.

(4) Articles sold or offered for sale on site shall be limited to mail-order articles or articles for sale elsewhere.

(5) No offensive noise, vibration, smoke (or other particulate matter), heat, humidity, glare or other objectionable effects shall be produced.

(6) Satisfactory provision is made for the accommodation of parking as provided in Article 1308 MMC. Any off-street parking area shall be located behind the building line or within the lawful service drive.

(7) No equipment or processes shall be used which create interference in radio or television receivers off the premises or which cause fluctuation in utility line transmissions. Applicant will also show that electric or electronic equipment will not create an electrical fire hazard.

(8) Not more than one commercial vehicle having a maximum capacity of one ton may be stored and parked on any lot.

(B) Churches and Schools.

(1) Shall provide all parking and loading/unloading requirements as required by this code.

(2) Shall be located on a paved public street with a minimum cartway width of 20 feet.

(3) The design and landscaping shall be compatible with and preserve the character of adjoining residential uses.

(4) All parking and recreation/play areas which abut residential uses shall provide screen planting.

(5) Any outdoor lighting shall be designed to prevent glare to adjoining properties.

(6) Such uses shall have, and present, all needed local, county, state or federal permits, or applications for needed permits. If needed permits are in the application stages, the final approval for same shall be a condition prior to issuing a certificate of occupancy.

(1) Be landscaped to present a minimum intrusion upon the neighborhood.

(2) Be enclosed by a security fence. Notwithstanding any other section of this code, the height of this fence shall be adequate to provide proper security for the installation (eight feet).

(3) No outdoor storage shall be permitted.

(4) Lighting shall be designed to prevent glare to neighboring properties.

(D) Bed and Breakfast.

(1) The person operating the bed and breakfast residence must also be a permanent resident.

(2) No more than 40 percent of the floor area of the principal dwelling may be used for guest sleeping accommodations.

(3) No guest rooms shall be located in accessory buildings.

(4) One off-street parking space must be provided for each guest room on lot. If on-lot parking is unavailable, the applicant shall arrange through purchase, lease or similar covenant suitable spaces within a 200-foot radius of the lot.

(5) The applicant may display one sign identifying the name of the business and its use. This sign will not exceed six square feet, and shall be lit through indirect means.

(6) The basic residential character of the structure shall not be altered.

(7) No more than 10 guest rooms will be permitted at a bed and breakfast.

(8) A bed and breakfast may prepare or serve foods for consumption on site for breakfast, lunch and dinner offered to its transient guests only.

(9) A bed and breakfast may cater occasional on-site events or activities for no more than 40 persons at a time, including, without limitation, wedding rehearsal parties, business meetings, small office parties, and similar events or activities. A bed and breakfast shall not cater or prepare foods for consumption for any off-site event or activity.

(10) A bed and breakfast that serves meals other than breakfast, or caters on-site events or activities as described in this article, shall be subject to the rules and regulations of the Meadville board of health. All necessary licenses or permits issued by county, state or federal agencies shall be presented to the board and required licenses, certificates, or permits shall be a condition for approval. (Ord. 3706 § 2, 2012; Ord. 3618 § 3, 2005; Ord. 3384 § 2, 1994)

1303.04 R-1 single-family residential district – Conditional use provisions.

Land within R-1 single-family residential districts may be employed in the conduct of public or private golf courses as conditional uses upon application, after review by the city planning and zoning commission and upon approval by the city council of the City of Meadville. All such uses shall meet the following minimum qualifications for consideration under the provisions of this section:

(A) Minimum lot size: 100 acres.

(B) Density of Use. The golf course use conducted upon any premises, permitted as a conditional use hereunder, shall employ a minimum of nine holes which shall be reasonably spaced over the lot.

(C) Minimum Setback. All structures upon land devoted to golf course use shall be set back a minimum of 50 feet from all lot lines.

(D) Minimum Parking. All golf courses conducted as conditional uses hereunder shall have a minimum of 30 off-street parking spaces for the golf course use and such additional spaces as may be required by the terms of Article 1308 MMC for each accessory use conducted upon such land. Parking requirements in addition to the minimums set forth in this section may be required by the city council at the time of the grant of permission to conduct such conditional use.

(E) Accessory Uses. Only the following shall be deemed to be permitted accessory uses to any golf course use permitted as a conditional use hereunder:

(1) Pro shop;

(2) Snack bar, including facilities for the sale of beverages from time to time regulated under the liquor control laws of the commonwealth of Pennsylvania; provided, that such facilities shall be duly licensed under all applicable laws, rules and regulations;

(3) Storage facilities;

(4) Shelters;

(5) Tennis courts;

(6) Swimming pool;

(7) Club house, including locker rooms and showers.

Any such use permitted as an accessory use in an R-1 district to a conditional use golf course shall only be continued for so long as subject lot continues to be operated as a golf course.

(F) Sign. Golf course uses permitted as conditional uses hereunder shall exhibit no more than one identification sign which shall be a ground-mounted sign not in excess of 12 square feet in total surface area (including mounting structures). Such sign shall comply with the provisions of Article 1309 MMC.

(G) Maintenance. Golf course uses permitted as conditional uses hereunder shall be maintained at all times in a manner which promotes and preserves the residential quality of the neighborhoods in which such uses are permitted. (Ord. 3384 § 2, 1994)

1303.05 R-2 multiple-family residential district – Established.

This district is established to facilitate flexibility in housing types. A wide variety of housing types will be accommodated here. Lawful uses are shown in the Table of R-2 Uses. Dimensions shown in MMC 1303.06, R-2 multiple-family residential district – Lot provisions, are applicable to all uses within the district, unless otherwise specified.

TABLE OF R-2 USES
Permitted Uses
Single-family detached dwellings
Two-family dwellings
Multiple-family dwellings
Public or accredited private schools
Public parks and playgrounds
Essential services
Accessory uses
Accessory buildings
Family day care homes
Churches
Student dwelling units
Home-based businesses
Public and accredited private schools

Special Exceptions
Home businesses (1303.03(A))
Public utility buildings (1303.03(C))
Group day care homes (1303.07(A))
Conversion apartments (1303.07(B))
Bed and breakfast (1303.03(D))
Personal care homes (1303.07(C))

(Ord. 3618 § 4, 2005; Ord. 3384 § 2, 1994)

1303.06 R-2 multiple-family residential district – Lot provisions.

Table of Lot Provisions
	Min. Lot Size	Min. Front Yard	Min. Side Yard	Min. Rear Yard	Min. Lot Width
Single-family dwellings	6,000 sf	20 ft	6 ft	25 ft	60 ft
Two-family dwellings	6,000 sf	20 ft	6 ft	25 ft	60 ft
Multiple-family dwellings:*
3 – 12 units	1,500 sf/unit	20 ft	15 ft	25 ft	100 ft
12 – 25 units	1,500 sf/unit	20 ft	15 ft	35 ft	200 ft
25 – 50 units	1,500 sf/unit	20 ft	20 ft	40 ft	350 ft
50+ units	1,500 sf/unit	20 ft	30 ft	1 ft/unit	11 ft/unit
All other uses	6,000 sf	20 ft	6 ft	25 ft	60 ft
*No multiple-family unit may be developed on a lot of less than 6,000 square feet.

(A) Building height for all uses, except multiple-family dwellings, shall not exceed 35 feet, or two and one-half stories (exclusive of church steeples, antennas or similar protuberances). Building height for multiple-family dwellings shall not exceed four stories unless yard sizes are increased five feet for every story to a maximum of seven stories. No dwelling may exceed seven stories under any circumstances. (Ord. 3706 § 8, 2012; Ord. 3384 § 2, 1994)

1303.07 R-2 multiple-family residential district – Special exception provisions.

(A) Group Day Care Homes. To ensure the safety of all occupants, all group day care homes shall comply with the following standards:

(1) Any outdoor play area shall be enclosed by a fence of at least four feet in height if they abut a public street right-of-way.

(2) There shall be an off-street area for loading/unloading persons. If feasible, this shall include a circular drive or vehicle turning area.

(3) The operator shall secure and submit for inspection to city officials all applicable licenses. Such licenses shall remain current.

(B) Conversion Apartments. The purpose of conversion apartments is to allow for the conversion of older, larger single-family homes into multiple-family units. To be allowed to convert from a single-family into a multiple-family unit, the following criteria must be met:

(1) All units must have separate kitchen and bathroom facilities as well as living/sleeping spaces.

(2) Each unit shall have a minimum size of 600 square feet exclusive of common spaces.

(3) All required parking shall be accommodated on-lot. No parking in the front yard area shall be permitted.¹

(4) Conversion shall be limited to four dwelling units or less.

(5) All other city codes must be met.

(6) All area and yard requirements for multiple-family dwellings within the district must be met.

(C) Personal Care Homes. The purpose of such homes is to provide residence for individuals in a home-like setting. Consequently, it is essential to maintain an exterior appearance that is in harmony with surrounding residences. Thus, such uses shall meet the following conditions:

(1) The basic residential qualities of the lot and/or structure shall be maintained.

(2) There shall be no sign or exterior display beyond a four-foot square sign noting the name of the home and its use. Such signs shall only be lit by indirect means.

(3) If a conversion of a single-family dwelling, no home shall admit more than eight residents at one time. If a conversion of a multiple-family dwelling, the home shall not admit more than eight residents per former dwelling unit.

(4) Required local, county, and/or state certifications shall be presented to the board. Specifically, the applicant shall present and keep current applicable Pennsylvania Department of Welfare and Labor and Industry permits.

(5) The home shall have a minimum of three parking spaces available on-lot. If spaces are not available on-lot, the developer shall buy, lease or reserve sufficient spaces through private covenant. (Ord. 3384 § 2, 1994)

1303.08 R-3 special purpose residential district – Established.

This district is established to further the goal of flexibility in neighborhood types within the city. Nothing in this code is intended to supersede the requirements of the City of Meadville subdivision and land development regulations, as amended. Lawful uses are shown in the Table of R-3 Uses. Dimensions shown in MMC 1303.09, R-3 special purpose residential district – Lot provisions, are applicable to all uses within the district, unless otherwise specified.

TABLE OF R-3 USES
Permitted Uses
Single-family detached dwellings
Parks and playgrounds
Accessory uses
Family day care homes
Accessory buildings
Churches
Public and accredited private schools
Home-based businesses

Special Exceptions
Public utility buildings (MMC 1303.03(C))

(Ord. 3706 § 3, 2012; Ord. 3618 § 5, 2005; Ord. 3384 § 2, 1994)

1303.09 R-3 special purpose residential district – Lot provisions.

All lot provisions of MMC 1303.02 shall apply in the R-3 district. (Ord. 3706 § 3, 2012; Ord. 3384 § 2, 1994)

1303.10 T-1 transitional district – Established.

Many of these areas have historically been residential neighborhoods. This district is established to allow for flexibility among specified business and residential uses. The T-1 designation will ideally allow neighborhoods with pressure for change to evolve with the lowest impact possible to all uses. Lawful uses are shown in the Table of T-1 Uses. Dimensions shown in MMC 1303.11, T-1 transitional district – Lot provisions, are applicable to all uses within the district, unless otherwise specified.

TABLE OF T-1 USES
Permitted Uses
Single-family dwellings
Public or accredited private schools
Public parks and playgrounds
Essential services
Accessory uses
Accessory buildings
Family day care homes
Group day care homes
Bed and breakfast
Rooming houses
Professional offices
Home businesses
Two-family dwellings
Churches
Multiple-family dwellings
Civic/cultural buildings
Parking garages
Parking lots
Personal care homes
Medical and dental clinics
Home-based businesses
Student dwelling units

Special Exceptions
Inn (MMC 1303.12(A))
Limited retail businesses (MMC 1303.12(B))
Conversion apartments (MMC 1303.07(B))
Day care centers (MMC 1303.12(C))
Public utility buildings (MMC 1303.03(C))
Personal services (MMC 1303.12(D))
Funeral parlors (MMC 1303.12(E))
Detention homes/halfway houses (MMC 1303.12(F))

Conditional Uses
Traditional neighborhood development (MMC 1306.14)

(Ord. 3762 § 1, 2017; Ord. 3706 § 4, 2012; Ord. 3618 § 6, 2005; Ord. 3578 § 11, 2001; Ord. 3384 § 2, 1994)

1303.11 T-1 transitional district – Lot provisions.

Table of Lot Provisions
	Min. Lot Size	Min. Front Yard	Min. Side Yard	Min. Rear Yard	Min. Lot Width
All uses (except multiple-family dwellings)	6,000 sf	20 ft	6 ft	25 ft	60 ft

(A) Building height shall not exceed two and one-half stories, or 35 feet (exclusive of church steeples, antennas or similar protuberances).

(B) Lot provisions for multiple-family dwellings shall follow MMC 1303.06, R-2 multiple-family residential district – Lot provisions. (Ord. 3706 § 8, 2012; Ord. 3384 § 2, 1994)

1303.12 T-1 transitional district – Special exception provisions.

(A) Inns. It is the intent of this code to permit only those facilities which can be compatible in a mixed use setting. Therefore, all such uses shall:

(1) Meet the parking requirements of this code with an appropriate number of off-street spaces. Yard areas of this lot which abut other uses shall be appropriately screened and landscaped. No front yard areas may be utilized for parking.

(2) Signage shall be limited to one sign of no larger than 16 square feet for each yard abutting a public right-of-way. All such signs shall be illuminated by indirect means.

(3) There shall be a resident proprietor or manager.

(4) All refuse areas shall be screened from public view. All refuse shall be contained in approved containers.

(5) All outdoor central air conditioning devices or compressors shall be confined to rear yard areas.

(6) No drive-in service areas shall be permitted.

(7) No live entertainment shall be permitted.

(8) No more than five rooms for overnight guests shall be provided.

(9) Space for no more than 40 dining guests shall be available, pursuant to Pennsylvania Labor and Industry standards.

(10) If a conversion, the residential character of the building shall not be substantially altered.

(11) Diners who are not overnight guests shall not be admitted after 10:00 p.m. (prevailing time).

(12) There shall be no outdoor sound transmission systems.

(13) Outdoor dining shall be confined to porches and screened rear yard areas.

(14) There shall be no alcoholic beverages sold.

(B) Limited Retail Businesses. The intent of this provision is to accommodate small-scale retail enterprises benefiting nearby residents and attracting outside visitors.

(1) Total commercial use size shall not exceed 2,000 square feet.

(2) Signage shall be limited to one sign of no larger than 16 square feet. This sign shall be lit by indirect means.

(3) A use shall meet parking provisions for its business type. Such spaces shall not intrude into front yard areas.

(4) There shall be no exterior display of merchandise.

(5) If a conversion, the residential character of the building shall not be substantially altered.

(6) There shall be no outdoor sound transmission systems or displays of any sort beyond that provided in subsection (B)(2) of this section.

(1) Any outdoor play areas shall be fenced by a fence of at least four feet in height.

(2) There shall be an off-street loading/unloading area for children. Under no circumstances shall vehicles be required to back onto public streets.

(3) One parking space per each employee shall be required.

(4) The operator shall secure and keep current all applicable commonwealth or local licenses.

(D) Personal Services.

(1) The use shall meet parking provisions detailed in Article 1308 MMC.

(2) Signage shall be limited to one sign of four square feet or less for each yard fronting on a public street. All signs shall be lit by indirect means.

(3) There shall be no outdoor display of goods or materials associated with the service.

(E) Funeral Parlors.

(1) There shall be no receiving vault, preparations room or display of merchandise visible from outside buildings in any zoning districts used in conjunction with the funeral parlor use or related activity.

(2) There shall be a minimum of 5,000 square feet of off-street parking located on the same lot as the funeral parlor, and not less than that required by Article 1308 MMC.

(3) Loading and unloading facilities shall be located entirely on the same lot as the funeral parlor.

(F) Detention Homes/Halfway Houses. It is the intent of this code to permit detention homes/halfway houses in a neighborhood of the city that is both close to social services and amenities but shifted away from strictly residential areas so as to lessen any impact on existing residential uses. Therefore, all such uses shall meet the following requirements:

(1) There is always a staff member on site at any time a person assigned there is present.

(2) There is provided one off-street parking space for each two beds, plus one for each staff member on shift.

(3) Any applicable license or certification from the commonwealth of Pennsylvania or other agency is obtained and maintained.

(4) The applicant demonstrates to the zoning hearing board that the proposal will satisfy a demonstrative need and shall be conducted in a responsible manner without detriment to surrounding properties. (Ord. 3706 § 4, 2012; Ord. 3578 § 12, 2001; Ord. 3384 § 2, 1994)

If such parking spaces cannot be met in the lot areas, the developer shall show that sufficient, nonmetered off-street space is available within a 200-foot radius of the lot. The developer may do this by buying, leasing or reserving the spaces through private covenants.