Article 1304 INSTITUTIONAL DISTRICTS

Article 1304
INSTITUTIONAL DISTRICTS

Sections:

1304.01 I-1 institutional core district – Established.

1304.02 I-1 institutional core district – Lot provisions.

1304.03 Limited retail and restaurants in the
I-1 district.

1304.04 I-2 institutional medical district – Established.

1304.05 I-2 institutional medical district – Lot provisions.

1304.06 I-3 special institutional district – Established.

1304.07 I-3 special institutional district – Lot and screening provisions.

1304.08 I-3 special institutional district – Special exception provisions.

1304.09 I-4 educational institutional district – Established.

1304.10 I-4 educational institutional district – Lot provisions.

1304.11 I-4 educational institutional district – Special exception provisions.

1304.12 I-4 educational institutional district – Conditional use provisions.

1304.01 I-1 institutional core district – Established.

This district is established to safeguard the public spaces which form the historical heart of Meadville. The intent is to provide sound stewardship for those places which belong to all citizens. Lawful uses are shown in the Table of I-1 Uses. Dimensions shown in MMC 1304.02, I-1 institutional core district – Lot provisions, are applicable to all uses within the district, unless otherwise specified.

TABLE OF I-1 USES
Permitted Uses
Public parks and playgrounds
Public or accredited private schools
Churches
Single-family dwellings
Two-family dwellings
Professional offices
Civic/cultural buildings
Essential services
Accessory buildings
Accessory uses
Home-based businesses

Special Exceptions
Bed and breakfast (1303.03(D))
Home businesses (1303.03(A))
Upper floor residential use (1305.03(C))

(Ord. 3618 § 7, 2005; Ord. 3578 § 7, 2001; Ord. 3384 § 2, 1994)

1304.02 I-1 institutional core 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
Other uses	7,500 sf	20 ft	10 ft	30 ft	50 ft

(A) Total building height shall not exceed 42 feet or three stories, exclusive of steeples, antennas, and similar protuberances. (Ord. 3706 § 8, 2012; Ord. 3384 § 2, 1994)

1304.03 Limited retail and restaurants in the I-1 district.

(A) Limited Retail or Restaurants.

(1) Total retail or restaurant use area shall not exceed 3,000 square feet per parcel. This shall include all interior space and any exterior space dedicated to such use, including seating areas, patios, etc., but not parking and other access elements.

(2) Signage shall be limited to one sign no larger than 12 square feet, which may be illuminated only by indirect means. No other signage, including window signs, is permitted.

(3) This use shall be exempt from providing any parking. However, if parking is provided, it shall conform in all respects to the parking requirements of this article.

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

(5) If a conversion, the character of the building shall not be substantively altered. If a new building, it shall conform in character and scale to the existing buildings on the Diamond. Applicant shall obtain comments regarding the impact on the historic elements of an existing building or design of a new building from the Crawford County Historical Society, the Pennsylvania Historic and Museum Commission or other recognized historic preservation agency, and submit with the application for special exception.

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

(7) Business hours for retail use shall be limited to 7:00 a.m. to 9:00 p.m. and business hours for restaurants shall be limited to 6:00 a.m. to 11:00 p.m.

(8) All outdoor lighting, except illumination for general safety, shall be prohibited except during business hours.

(9) No drive-through or drive-up service is permitted.

(10) Deliveries shall not interfere with traffic patterns around Diamond Park. (Ord. 3762 § 2, 2017)

1304.04 I-2 institutional medical district – Established.

This district is intended to foster and facilitate the medical and health care facilities which contribute to the local economy and well-being of the city’s residents. Lawful uses are shown in the Table of I-2 Uses. Dimensions shown in MMC 1304.05, I-2 institutional medical district – Lot provisions, are applicable to all uses within the district, unless otherwise specified.

TABLE OF I-2 USES
Permitted Uses
Public parks and playgrounds
Bed and breakfast
Home businesses
Hospitals
Health services
Medical and dental clinics
Health care facility
Single-family dwellings
Two-family dwellings
Accessory buildings
Accessory uses
Essential services
Group day care homes
Family day care homes
Parking lots/parking garages
Personal care homes
Professional offices
Nursing homes
Churches
Home-based businesses
Public and accredited private schools
Civic/cultural buildings

Special Exceptions
Conversion apartments (1303.07(B))
Public utility buildings (1303.03(C))
Day care centers (1303.12(C))

(Ord. 3762 § 2, 2017; Ord. 3744 § 1, 2015; Ord. 3618 § 8, 2005; Ord. 3384 § 2, 1994. Formerly 1304.03)

1304.05 I-2 institutional medical 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
Other uses	7,500 sf	20 ft	10 ft	30 ft	50 ft

(A) No building may exceed seven stories under any circumstances. (Ord. 3762 § 2, 2017; Ord. 3706 § 8, 2012; Ord. 3384 § 2, 1994. Formerly 1304.04)

1304.06 I-3 special institutional district – Established.

The I-3 special institutional zoning district is established to provide a combination of housing and care needs to elderly persons in an institutional and retirement setting and to provide for convenient services for persons residing in a retirement community and the general public. Uses are permitted to meet the needs of the region’s elderly persons, especially those residents of the district living in a continuing life care or retirement community setting along with those in the general public. Lawful uses are shown in the Table of I-3 Uses.

TABLE OF I-3 USES
Permitted Uses
Single-family dwellings
Two-family dwellings
Personal care homes
Nursing homes
Churches
Essential services
Accessory uses
Accessory buildings
Family day care homes
Group day care homes
Multiple-family dwellings
Public and accredited private schools
Limited retail
Drug stores
Medical/dental clinics
Gymnasiums

Special Exceptions
Public utility buildings (1303.03(C))
Day care centers (1303.12(C))
Other uses (1304.08(A))
Restaurants (1304.08(B))
Financial institutions (1304.08(C))

(Ord. 3762 § 2, 2017; Ord. 3679 § 1, 2010; Ord. 3618 § 9, 2005; Ord. 3384 § 2, 1994. Formerly 1304.05)

1304.07 I-3 special institutional district – Lot and screening provisions.

The following dimensional requirements for lot size, yard setbacks, lot width, building height, other setbacks, and other screening and use requirements and limitations shall apply to all uses in the I-3 zoning district:

Table of I-3 Lot Area and Width and Setback Requirements

	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
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 – 30 units	1,500 sf/unit	20 ft	15 ft	40 ft	350 ft
50+ units	1,500 sf/unit	20 ft	15 ft	1 ft/unit	11 ft/unit
All other uses	15,000 sf	25 ft	15 ft	40 ft	100 ft

(A) Total building height shall not exceed three stories (exclusive of antennas, steeples and similar items).

(B) Due to the proximity of this district to R-1 single-family residential zoning districts, any use, except single-family dwellings, must be at least 125 feet from the property line of a parcel containing a single-family residence held in separate ownership within the I-3 district zone, and 125 feet from the I-3 district boundary in any direction. Additionally, any use, except single-family dwellings, must be screened from any property containing a single-family residence held in separate ownership within the I-3 zone, and screened from the I-3 district boundary in any direction. The setback requirement in this subsection shall not apply to existing structures converted to a use other than a single-family residence. Screening shall be placed between the use (including its associated parking, accessory structures and accessory uses) and any property containing a single-family residence held in separate ownership within the I-3 zone as well as the I-3 district boundary in any direction. Screening and buffering as required in this section shall meet one or more of the standards contained in MMC 1306 and 1308, as amended from time to time and as applicable.

(C) Subject to the requirements of subsection (B) of this section, in the I-3 zoning district, the yard setback requirements shall not apply if adjoining lots owned by the same landowner are being developed as part of a land development plan covering multiple lots. A single building may contain multiple permitted uses and a single lot may contain more than one building housing multiple uses so long as the uses are compatible, subject to the condition that all setbacks, parking landscaping, and other applicable regulatory standards are met. (Ord. 3762 § 2, 2017; Ord. 3679 § 1, 2010; Ord. 3578 § 15, 2001; Ord. 3384 § 2, 1994. Formerly 1304.06)

1304.08 I-3 special institutional district – Special exception provisions.

(A) Other Uses. Any use not specifically listed as a permitted use in the I-3 district may be permitted by special exception if the proposed use meets the following requirements:

(1) The proposed use is:

(a) Consistent with the city comprehensive plan;

(b) Consistent with the adjoining and surrounding zoning and uses;

(d) Compliant with all applicable yard, setback, and signage regulations for the districts;

(e) Compliant with parking and loading/unloading standards for related uses specified in this code.

(2) The proposed use does not:

(a) Substantially increase traffic congestion, create traffic safety hazards or endanger the safety of persons or property by improper location or design of facilities for ingress or egress;

(b) Change the basic functional characteristics of the streets and lands on which it is located, as identified by the city comprehensive plan;

(c) Increase the danger of fire or otherwise involve activities or processes which would tend to endanger the public health or safety;

(d) Overcrowd the land or create an undue concentration of population or structures;

(e) Impair an adequate supply of light and air to adjacent property;

(f) Create storm water hazards or drainage problems;

(g) Create vibrations, glare, heat, electrical disturbance, smoke, odor or noise which would jeopardize the integrity of preexisting uses in the immediate vicinity;

(h) Unduly burden water, sewer, school, park, or other facilities;

(i) Be detrimental to or adversely affect the reasonable use of adjacent property;

(j) Otherwise adversely affect the public health, safety, morals or general welfare;

(k) Unreasonably interfere with pre-existing or planned residential, historic or economic development.

(B) Restaurants.

(1) Business hours shall be limited to 6:00 a.m. to 9:00 p.m. and all outdoor lighting, except illumination for general safety, shall be prohibited except during business hours.

(2) No signs may be illuminated by direct means.

(3) No drive-through or drive-up service shall be permitted.

(4) Shall provide for parking in accordance with MMC 1308.

(1) Business hours shall be limited to 8:00 a.m. to 6:00 p.m. and all outdoor lighting, except illumination for general safety, shall be prohibited except during business hours.

(2) No signs may be illuminated by direct means.

(3) No drive-through or drive-up service shall be permitted.

(4) Shall be permitted only within a multi-use structure, not a stand-alone building.

(5) Shall provide for parking in accordance with MMC 1308. (Ord. 3762 § 2, 2017; Ord. 3679 § 1, 2010. Formerly 1304.07)

1304.09 I-4 educational institutional district – Established.

This district is structured to further the goals of varied and exemplary education for local citizens at all ages and levels. Uses will be permitted here which contribute to such an atmosphere. Lawful uses are shown in the Table of I-4 Uses. Dimensions shown in MMC 1304.10, I-4 educational institutional district – Lot provisions, are applicable to all uses within the district, unless otherwise specified.

TABLE OF I-4 USES
Permitted Uses
Day care (all types)
Public and accredited private schools
Dormitories
Parks and playgrounds
Civic/cultural buildings
Single-family dwellings
Accessory uses
Accessory buildings
Churches
Essential services
Parking lots
Medical/dental clinics
Professional offices
Gymnasium
Student dwelling units

Special Exceptions
Public utilities (1303.03(C))
Fraternity/sorority house (1304.11(A))
Conversion apartments (1303.07(B))
Bed and breakfast (1303.03(D))
Two-family dwellings (1304.11(B))
Multiple-family dwellings (1304.11(B))
Events center/guest house (1304.11(C))

Conditional Uses
Stadiums (1304.12(A))

(Ord. 3777 § 2, 2019; Ord. 3762 § 2, 2017; Ord. 3679 § 5, 2010; Ord. 3618 § 10, 2005; Ord. 3384 § 2, 1994. Formerly 1304.08)

1304.10 I-4 educational institutional district – Lot provisions.

All lot provisions of MMC 1304.07 shall apply in the I-4 district, with the exception that building height may be increased to, but shall not exceed, five stories, and that the restrictions set forth in MMC 1304.07(C) shall not be applicable in the I-4 zoning district. (Ord. 3762 § 2, 2017; Ord. 3679 § 5, 2010; Ord. 3578 § 16, 2001; Ord. 3384 § 2, 1994. Formerly 1304.09)

1304.11 I-4 educational institutional district – Special exception provisions.

(A) Fraternity/Sorority House. Often, these developments represent an intense use in a single-family neighborhood setting. Such houses shall:

(1) Meet all lot requirements of this district for multiple-family dwellings, substituting “rooms” for “units,” as both terms are defined by this code.

(2) Meet the parking requirements of fraternity/sorority houses and dormitories, as stated in Article 1308 MMC.

(3) Provide evidence that the sorority or fraternity is a duly chartered organization, recognized by an accredited school. Maintenance of such a charter will be a continual requirement of this special exception.

(4) Provide evidence that solid waste will be removed by an approved hauler, and temporary storage of solid waste will occur in a fully enclosed facility, located in the rear yard (if physically feasible). At a minimum, one cubic yard of space must be provided for each two rooms.

(5) Rear yards shall be effectively screened from abutting properties.

(B) Two-Family Dwellings and Multiple-Family Dwellings. Because such housing units in the I-4 district are likely to be occupied by students in a semi-transient setting, the following shall be required:

(1) Provide evidence that solid waste be removed by an approved hauler, and temporary storage of solid waste will occur in a fully enclosed container, located in the rear yard (if physically feasible). At a minimum, one cubic yard of space must be provided for each two dwelling units.

(2) No multiple-family dwelling under this exception shall exceed three stories in height.

(3) Rear yards shall be effectively screened from abutting properties.

(C) Events Center/Guest House. In order to preserve the character of the I-4 educational institutional district, in addition to minimizing the impact of such use on any adjacent residential property, the following conditions shall be required:

(1) All outdoor lighting shall be directed away from neighboring properties or streets.

(2) Activity hours, which include duration of any on-site event, whether indoor or outdoor, shall not commence before 9:00 a.m. and shall cease by 11:00 p.m.

(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 provide off-street spaces within a 200-foot radius of the lot on contiguous property owned by the owning institution.

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

(6) If an existing building, the basic residential character of the structure shall not be altered.

(7) No more than five guest rooms will be permitted.

(8) The facility may host on-site institution-related events or activities for a maximum of 40 persons at a time. The facility shall not cater or prepare foods for consumption for any off-site event or activity nor host any activity not directly related to the owning institution.

(9) Total building height shall not exceed three stories (exclusive of antennas, steeples and similar items).

(10) The facility must be screened from any abutting property containing a single-family residence held in separate ownership. Screening shall be placed between the use (including its associated parking, accessory structures and accessory uses) and shall meet one or more of the screening or buffering standards contained in Articles 1306 and 1308 MMC, as amended from time to time and as applicable.

(11) No fees of any kind shall be charged for any overnight occupancy of guest rooms located at any events center/guest house facility. (Ord. 3777 § 3, 2019; Ord. 3762 § 2, 2017; Ord. 3679 § 5, 2010; Ord. 3384 § 2, 1994. Formerly 1304.10)

1304.12 I-4 educational institutional district – Conditional use provisions.

(A) Stadiums. To ensure the safety and security of potential residents surrounding such a development, all stadiums shall:

(1) Present a means to ensure the normal flow of traffic to stadium events avoiding utilization of local streets as identified by the comprehensive plan of 1992, where possible. If local streets must be utilized, the developer will illustrate a flow pattern which avoids R-1 or R-2 residential neighborhoods to the maximum extent possible.

(2) Include a buffer yard at least 25 feet in width, appropriately planted to filter most light and noise throughout the year. At a minimum, this yard shall be planted with species which will attain at least six feet in height within two years of planting. The project landscape architect shall certify that, barring abnormal climate conditions, the plantings will reach the desired dimensions within the given time limits. The landscape architect shall also certify that the mixture of plantings will be adequate for the purposes of audio and visual filtration. (Ord. 3762 § 2, 2017; Ord. 3679 § 5, 2010; Ord. 3384 § 2, 1994. Formerly 1304.11)