[2-6-2024 by Ord. No. 3821]
For the purpose of this zoning code, the City of Meadville is hereby divided into districts to be designated as follows: R Residential, MU-1 Limited Mixed-Use, MU-2 Neighborhood Mixed-Use, MU-3 Downtown Mixed-Use, DPH Diamond Park Heritage, I-S Special Institutional, I-C Campus Institutional, GB-M General Business-Manufacturing, and EDC Economic Development Corridor; which are further overlaid by supplemental regulatory districts designated as: Special Purpose Overlay, Airport Hazard Overlay, and Creekside Recreation Development Overlay.
[2-6-2024 by Ord. No. 3821]
(A) 
The regulations set by this zoning code within each district shall be the minimum regulations and shall apply uniformly to each class or kind of structure or land.
(B) 
Property owned, leased or operated by the commonwealth of Pennsylvania, or the United States, or the City of Meadville, or any other public or governmental body or agency, shall be subject to the requirements of this zoning code as follows:
(1) 
Where such public or governmental uses are specifically listed, they shall be governed as indicated.
(2) 
Where such public or governmental uses are not specifically listed, they shall be permitted only in districts permitting private uses of a similar or substantially similar nature.
(3) 
Governmental entities and agencies shall be exempt from the provisions of this zoning code only to the extent that it has been determined that the city has no power to apply its zoning regulations to the particular use of land.
(C) 
In every case where a lot or territory has become a part of the city by annexation or other legal procedure, the same shall automatically be classified as lying and being in R-Residential district until such classification shall have been changed by an amendment to the zoning code as provided by law.
(D) 
Any public or semi-public uses shall be subject to the provisions of the district in which they are located, except as noted by the city's code of ordinances.
[2-6-2024 by Ord. No. 3821]
The zoning map of the City of Meadville exhibited below together with all future notations, references, designations or amendments, is hereby made a part of this zoning code. The areas within the city limits as assigned to each district and the location of boundaries of these districts established by this zoning code are shown on the said zoning map. If, and whenever, changes are made in the boundaries or other matter included in this zoning map, such changes in the map shall be made within five days after the amendment has been approved by the city council.
(A) 
The boundaries of the districts in which the City of Meadville is divided shall be shown upon a map entitled the "Meadville Zoning Map," which is available on file for public viewing at the Meadville City Building and shown in Figure 1303.04 in this article.
(B) 
Whenever there has been an amendment to the boundary of a zoning district or overlay or a reclassification of a zoning district or overlay, the zoning map shall be accordingly revised and shall be duly certified by the City of Meadville.
[2-6-2024 by Ord. No. 3821]
(A) 
District boundary lines as a general rule follow lot lines, municipal boundary lines, and the centerlines of streets, highways, and alleys. Where uncertainty exists as to the boundaries of districts on the zoning map, the zoning officer shall interpret the locations of the boundaries based on the following rules:
(1) 
Boundaries indicated as approximately following the center lines of streets, highways or alleys shall be construed to follow such center lines;
(2) 
Boundaries indicated as approximately following plotted lot lines shall be construed as following such lot lines;
(3) 
Boundaries indicated as following railroad lines shall be construed as following the center of the rail tracks;
(4) 
Boundaries indicated as approximately following the center lines of streams, rivers, canals or other bodies of water shall be construed to follow such center lines;
(5) 
Boundaries indicated as approximately following the city limits shall be construed as following such city limits;
(6) 
Boundaries indicated as parallel to or extensions of features indicated in Subsection (A)(1) through (5) of this section shall be so construed. Distances not specifically indicated on the zoning map of the City of Meadville, as amended, shall be determined by the scale of the map; and
(7) 
Where a district boundary line divides a lot which was in single ownership at the time of passage of this zoning code, the zoning hearing board may permit, as a special exception, the extension of the regulations for either portion of the lot not to exceed 50 feet beyond the district line into the remaining portion of the lot.
Figure 1303.04: - Meadville Zoning Map
[2-6-2024 by Ord. No. 3821; 9-3-2024 by Ord. No. 3824; 4-15-2025 by Ord. No. 3831; 4-15-2025 by Ord. No. 3832]
(A) 
Permitted Principal Uses. Uses of land for principal buildings, structures, and activities shall be permitted in each district in accordance with the following provisions and tables. In Table 1303.5 below, uses noted with "P" are permitted by right but may be regulated through supplemental provisions and provisions of Article 6; uses noted with "C" are permitted as conditional uses subject to approval by city council and provisions of Article 4; and uses noted with "SE" are permitted by special exception subject to approval by the zoning hearing board and provisions of Article 5. For the sole purpose of determining permissible combinations of uses within mixed-use buildings at Section 1306.05, nonresidential uses are further organized as light, moderate, and heavy uses.
(B) 
Use Occupancy. All lots and buildings shall be single occupancy unless otherwise permitted in this zoning code to be mixed-use or mixed occupancy or are those uses that occur in mixed situations as a defining characteristic, such as upper-floor residential dwellings, home businesses, or campuses.
(C) 
Uses Not Listed. When a use is not specifically listed below nor can be reasonably construed to be encompassed by one of the listed uses, the use is not permitted in the district except when stated otherwise elsewhere in this zoning code.
(D) 
Prohibited Uses Under Land Use-Sharing Agreement. Under the land-use sharing agreement approved by resolution of city council Aug. 18, 2010, pursuant to the 2007 Central Crawford Multi-Municipal Comprehensive Plan, the following uses are expressly prohibited in the City of Meadville as they are provided for in cooperating municipalities: Mobile home parks, junkyards, mineral excavation, recreational campgrounds, outdoor commercial recreation except for golf courses and those specific to the Creekside Recreational Development Overlay, and sanitary landfills.
Table 1303.05. Permitted Principal Uses
R
DPH
MU1
MU2
MU3
IS
IC
GBM
EDC
RESIDENCES AND SHELTER
Accessory dwelling unit
P
P
P
Dwelling – cottage court
P
P
P
P
Dwelling – fraternity/sorority house
C
Dwelling – multi-family
P
P
P
SE
P
SE
Dwelling – single-family detached
P
P
P
P
P
P
Dwelling – student/dormitory
P
P
Dwelling – townhouse
P
P
P
P
P
P
Dwelling – two-family
P
P
P
P
P
P
P
Detention home
SE
Emergency shelter
SE
SE
SE
SE
SE
SE
Group home
SE
P
SE
SE
P
SE
SE
Nursing home
P
SE
Personal care home
P
SE
P
Rooming house
SE
SE
Upper-floor residential
P
P
P
P
P
P
P
P
LIGHT
Bakery
P
P
P
Barber/salon
P
P
Bed and breakfast
SE
SE
SE
SE
P
SE
SE
P
Cafe/coffee shop
P
P
Civic/cultural building
P
P
P
P
P
P
P
Community garden
P
P
P
P
P
P
P
P
Day care center
SE
SE
SE
P
SE
SE
P
Day care home – family
P
P
P
P
Day care home – group
P
P
P
Events center
SE
SE
SE
SE
SE
SE
Greengrocer
P
P
Guesthouse
SE
Home business
SE
P
P
P
P
SE
P
P
Funeral parlor
SE
SE
SE
Laundry/dry cleaning drop-off
P
P
P
P
No-impact home-based business
P
P
P
P
P
P
P
P
Personal services
P
SE
P
P
Pet grooming
P
P
P
P
P
P
P
Places of worship
P
P
P
P
P
P
P
P
Public parks/playgrounds
P
P
P
P
P
P
P
P
P
Short term rental
C
C
C
C
C
Tobacconist
SE
SE
SE
SE
Tailor/seamstress
P
P
Teaching studios
P
P
P
P
P
P
P
P
Urban farm
SE
SE
SE
SE
SE
SE
SE
SE
MODERATE
Car washes
P
P
Commercial laundries
P
Commissary/cafeteria
P
Community center
SE
SE
SE
SE
Conference center
P
Convenience food store
P
P
P
Drugstore
SE
SE
P
P
P
P
P
Events center
SE
SE
P
P
P
Financial institution
P
P
P
Greenhouse
P
Gymnasium
P
P
P
P
Golf courses
P
C
Healthcare facility
P
Health services
P
P
P
P
Hotels/motels/inns
SE
SE
P
SE
Indoor commercial recreation
SE
P
SE
P
Laundromat
P
P
P
P
P
P
P
Light repair services
P
P
P
Medical/dental clinic
P
P
P
P
P
Parking garages and parking lots
SE
P
P
P
P
P
Private clubs/social halls
P
P
Public/accredited private school
SE
SE
P
P
P
P
P
P
Limited restaurant
SE
SE
SE
Limited retail
SE
P
SE
P
P
Limited storage
P
Pet boarding
SE
Printing services
P
C
P
P
Professional offices
P
P
P
P
P
P
P
Redemption game facility
SE
P
Retail manufacturing
P
SE
Sports fields/courts
C
Tavern/bar
SE
P
P
P
Theaters
P
P
P
Restaurants
P
P
P
P
Retail business not classified elsewhere
P
P
P
HEAVY
Agricultural services
P
Auto sales
SE
SE
Building supply/contractor yard
SE
SE
Campus, industrial
SE
Campus, medical
SE
SE
Campus, school
SE
Campus, sports
SE
Dry cleaning processing
SE
Forestry
P
P
P
P
P
P
P
P
P
Gasoline service stations
SE
P
Heavy manufacturing
C
Hospitals
P
Laboratory/research facility
P
Light manufacturing
P
P
Maintenance building
P
Outdoor commercial recreation
SE
P
Rental service/equipment
P
Repair garages
SE
SE
Sexually-oriented businesses
SE
Shopping centers
P
Stadiums
C
Storage buildings
P
Supply stores
P
Taxi terminals
SE
Other uses not specifically listed
C
Truck terminals
SE
Warehousing
SE
Essential services
P
P
P
P
P
P
P
P
P
Public utility buildings
SE
P
SE
P
SE
Traditional neighborhood development (TND)
C
C
C
C
C
Wireless communications facilities outside city ROWs
SE
SE
SE
Wireless communications facilities inside city ROW
SE
SE
SE
SE
SE
SE
SE
SE
SE
Wind energy facilities (utility-scale)
SE
Traditional neighborhood development
C
C
C
C
C
C
[2-6-2024 by Ord. No. 3821]
(A) 
Minimum dimensional requirements for all lots and principal buildings are in Table 1303.06 and as follows except when stated otherwise:
Table 1303.06: Bulk Dimensional Requirements
R
DPH
MU1
MU2
MU3
IS
IC
GBM
EDC
Minimum lot width (feet)
35
20
30
25
15
25
35
25
30
Minimum lot depth (feet)
60
60
60
60
40
60
60
60
60
Minimum lot area (square feet)
2,500
1,400
1,800
1,250
600
1,800
1,800
1,250
2,500
Minimum side yard (feet)
5
0
5
5
0
5
5
0
10
Minimum rear yard (feet)
25
0
10
10
0
20
20
0
25
Front yard
Min. 20 feet
Within 5 feet of the average of the existing principal buildings on the block, but no closer to the street than the closest of the existing principal buildings on the block.
Min. 20 feet
Maximum building height (feet)
35
75
35
50
100
75
75
50
75
(B) 
In the R district, detached principal buildings of up to 20 feet in height shall maintain a minimum clear distance of 10 feet from any other principal building. In all other districts except DPH and MU-3, detached principal buildings of up to 20 feet in height shall maintain a minimum clear distance of six feet from any other principal building. For buildings above 20 feet in height and at five-foot increments of height thereafter, the minimum clear distance shall be increased by one foot, minimum side yard by one foot, and minimum rear yard by three feet.
(C) 
In all districts except MU-3 and DPH, detached accessory buildings and structures shall maintain a minimum clear distance of three feet from any other building.
(D) 
In the MU-3 and DPH districts, detached principal buildings shall maintain a minimum clear distance of three feet from any other building.
(E) 
Whenever the minimum yard requirements and minimum clear distance requirements differ, the greater of them governs.
[2-6-2024 by Ord. No. 3821]
This overlay allows for the possible accommodation of land use sharing table of the Central Crawford Region Comprehensive Plan.
[2-6-2024 by Ord. No. 3821]
(A) 
Purpose and authority. Authority for this section derives from 1984 Pa. Laws 164 codified at 74 Pa. Cons. Stat. § 5912 et seq., and its purpose is to create an Airport Hazard Overlay that:
(1) 
Considers safety issues around Port Meadville Airport.
(2) 
Regulates and restricts the heights of constructed structures and objects of natural growth, creates appropriate zones, establishing the boundaries thereof and providing for changes in the restrictions and boundaries of such zones.
(3) 
Creates the permitting process for use within said zones.
(4) 
Provides for enforcement, assessment of violation penalties, an appeals process, and judicial review.
(B) 
The Airport Hazard Overlay shall not modify the boundaries of any underlying zoning district. Where identified, the Airport Hazard Overlay shall impose certain requirements on land use and construction in addition to those contained in the underlying zoning district.
(C) 
Establishment of Airport Zones. There are hereby created and established certain zones within the Airport Hazard Overlay section, defined in this section and illustrated on the Airport Hazard Area Map, hereby adopted as part of this section, which include:
(1) 
Approach surface zone.
(2) 
Conical surface zone.
(3) 
Horizontal surface zone.
(4) 
Primary surface zone.
(5) 
Transitional surface zone.
Figure 1303.08: Port Meadville Airport Surface Areas
(D) 
Permit Applications. As regulated by Act 164 and defined by 14 Code of Federal Regulations Part 77.13(a) (as amended or replaced), any person who plans to erect a new structure, to add to an existing structure, or to erect and maintain any object (natural or manmade), in the vicinity of the airport that would result in the structure or object to be higher than 190 feet from ground level, shall first notify the Department's Bureau of Aviation (BOA) by submitting PENNDOT Form AV-57 to obtain an obstruction review of the proposal at least 30 days prior to commencement thereof. The Department's BOA response must be included with this permit application for it to be considered complete.
(E) 
If the Department's BOA returns a determination of no penetration of airspace, the permit request should be considered in compliance with the intent of this overlay section. If the Department's BOA returns a determination of a penetration of airspace, the permit shall be denied, and the project sponsor may seek a variance from such regulations. No permit is required to make maintenance repairs to or to replace parts of existing structures which do not enlarge or increase the height of an existing structure.
(F) 
Variance. Any request for a variance shall include documentation in compliance with 14 Code of Federal Regulations Part 77 Subpart B (FAA Form 7460-1 as amended or replaced). Determinations of whether to grant a variance will depend on the determinations made by the FAA and the Department's BOA as to the effect of the proposal on the operation of air navigation facilities and the safe, efficient use of navigable air space. In particular, the request for a variance shall consider which of the following categories the FAA has placed the proposed construction in:
(1) 
No Objection. The subject construction is determined not exceed obstruction standards and marking/lighting is not required to mitigate potential hazard. Under this determination a variance shall be granted.
(2) 
Conditional Determination. The proposed construction/alteration is determined to create some level of encroachment into an airport hazard area which can be effectively mitigated. Under this determination, a variance shall be granted contingent upon implementation of mitigating measures as described in Subsection (I), Obstruction Marking and Lighting.
(3) 
Objectionable. The proposed construction/alteration is determined to be a hazard and is thus objectionable. A variance shall be denied and the reasons for this determination shall be outlined to the applicant.
(4) 
Such requests for variances shall be granted where it is duly found that a literal application or enforcement of the regulations will result in unnecessary hardship and that relief granted will not be contrary to the public interest, will not create a hazard to air navigation, will do substantial justice, and will be in accordance with the intent of this section.
(G) 
Use Restrictions. Notwithstanding any other provisions of this section, no use shall be made of land or water within the Airport Hazard Overlay in such a manner as to create electrical interference with navigational signals or radio communications between the airport and aircraft, make it difficult for pilots to distinguish between airport lights and others, impair visibility in the vicinity of the airport, create bird strike hazards or otherwise endanger or interfere with the landing, takeoff or maneuvering of aircraft utilizing the Airport.
(H) 
Pre-Existing Nonconforming Uses. The regulations prescribed by this section shall not be construed to require the removal, lowering, or other change or alteration of any structure or tree not conforming to the regulations as of the effective date of this section, or otherwise interfere with the continuance of a nonconforming use. No nonconforming use shall be structurally altered or permitted to grow higher, so as to increase the nonconformity, and a nonconforming use, once substantially abated, may only be reestablished consistent with the provisions herein.
(I) 
Obstruction Marking and Lighting. Any permit or variance granted pursuant to the provisions of this section may be conditioned according to the process described in Subsection (F) to require the owner of the structure or object of natural growth in question to permit the municipality, at its own expense, or require the person requesting the permit or variance, to install, operate, and maintain such marking or lighting as deemed necessary to assure both ground and air safety.
(J) 
Violations, penalties and appeals shall be subject to Article 1310.
(K) 
Conflicting Regulations. Where there exists a conflict between any of the regulations or limitations prescribed in this section and any other regulation applicable to the same area, the more stringent limitation or requirement shall govern and prevail.
(L) 
Severability. If any of the provisions of this section or the application thereof to any person or circumstance are held invalid, such invalidity shall not affect other provisions or applications of the section which can be given effect without the invalid provision or application, and to this end, the provisions of this section are declared to be severable.
(M) 
Definitions. The following definitions shall pertain to the terms as used in regard to airport hazard zoning.
"Airport elevation"
means the highest point of an airport's useable landing area measured in feet above sea level. The airport elevation of the Port Meadville Airport is 1399.
"Airport hazard"
means any structure or object, natural or manmade, or use of land which obstructs the airspace required for flight or aircraft in landing or taking off at an airport or is otherwise hazardous as defined in 14 CFR Part 77 and 74 Pa. Cons. Stat. § 5102.
"Airport hazard area"
means any area of land or water upon which an airport hazard might be established if not prevented as provided for in this section and the Act 164 of 1984 (Pennsylvania laws relating to aviation).
"Approach surface (zone)"
means an imaginary surface longitudinally centered on the extended runway centerline and extending outward and upward from each end of the primary surface. An approach surface is applied to each end of the runway based on the planned approach. The inner edge of the approach surface is the same width as the primary surface and expands uniformly depending on the planned approach. The approach surface zone, as shown in Section 1303.08, Figure 1, is derived from the approach surface.
"Conical surface (zone)"
means an imaginary surface extending outward and upward from the periphery of the horizontal surface at a slope of 20 feet horizontally to one foot vertically for a horizontal distance of 4,000 feet. The conical surface zone, as shown in Section 1303.08, Figure 1, is based on the conical surface.
"Department"
means, for the purposes of airport hazard zoning, the Pennsylvania Department of Transportation.
"FAA"
means the Federal Aviation Administration of the United States Department of Transportation.
"Height"
means, for the purpose of determining the height limits in all zones set forth in the airport hazard zoning provisions of this zoning code, and shown on the zoning map, the datum shall be mean sea level elevation unless otherwise specified.
"Horizontal surface (zone)"
means an imaginary plane 150 feet above the established airport elevation that is constructed by swinging arcs of various radii from the center of the end of the primary surface and then connecting the adjacent arc by tangent lines. The radius of each arc is based on the planned approach. The horizontal surface zone, as shown in Section 1303.08, Figure 1, is derived from the horizontal surface.
"Larger than utility runway"
means a runway that is constructed for and intended to be used by propeller driven aircraft of greater than 12,500 pounds maximum gross weight and jet powered aircraft.
"Non-precision instrument runway"
means a runway having an existing instrument approach procedure utilizing air navigation facilities with only horizontal guidance, or area type navigation equipment, for which a straight-in non-precision instrument approach procedure has been approved or planned. Port Meadville Airport is a non-precision instrument runway.
"Nonconforming use, airport hazard zoning"
means, for airport hazard zoning purposes, any pre-existing structure, object of natural growth, or use of land which is inconsistent with the provisions of this section or an amendment thereto.
"Obstruction"
means, for airport hazard zoning purposes, any structure, growth, or other object, including a mobile object, which exceeds a limiting height set forth by this section.
"Precision instrument runway"
means a runway having an existing instrument approach procedure utilizing an Instrument Landing System (ILS) or a Precisions Approach Radar (PAR). It also means a runway for which a precision approach system is planned and is so indicated on an approved airport layout plan or any other planning document.
"Primary surface (zone)"
means an imaginary surface longitudinally centered on the runway, extending 200 feet beyond the end of paved runways or ending at each end of turf runways. The elevation of any point on the primary surface is the same as the elevation of the nearest point on the runway centerline. The primary surface zone, as shown in Section 1303.08, Figure 1, is derived from the primary surface.
"Runway"
means a defined area of an airport prepared for landing and takeoff of aircraft along its length.
"Structure, airport hazard zoning"
means, for the purposes of airport hazard zoning, an object, including a mobile object, constructed or installed by man, including, but without limitation, buildings, towers, cranes, smokestacks, earth formation and overhead transmission lines.
"Transitional surface (zone)"
means an imaginary surface that extends outward and upward from the edge of the primary surface to the horizontal surface at a slope of seven feet horizontally to one foot vertically (7:1). The transitional surface zone, as shown in Section 1303.08, Figure 1, is derived from the transitional surface.
"Tree"
means any object of natural growth.
"Utility runway"
means a runway that is constructed for and intended to be used by propeller driven aircraft of 12,500 pounds maximum gross weight or less.
"Visual runway"
means a runway intended solely for the operation of aircraft using visual approach procedures.
[2-6-2024 by Ord. No. 3821]
(A) 
Purpose. To recognize the unique character and natural resources of French Creek and to preserve and enhance the public's access to the area. It is further the intent to allow limited recreational development with reasonable standards along with the provision of facilities to minimize traffic congestion, noise, glare and pollution so as to lessen the danger to the public safety and surrounding building values.
(B) 
Process. Creekside recreational development shall be deemed to be an overlay district in any zoning district that abuts French Creek, subject to special exception approval. The requirements of the Creekside Recreational Development overlay shall be additive to the requirements of the underlying zoning district(s) and in the event of a conflict, take precedence over the underlying zoning district(s).
(C) 
Area of Overlay. This overlay shall include the following: the area between French Creek and Wadsworth Avenue, Spring Street, the city line, Smock Bridge and the French Creek Parkway.
(D) 
Uses. Regardless of the underlying zoning designation, the following uses shall also be permitted in the Creekside recreational development overlay district, subject to special exception approval:
(1) 
Boat launches, docks, nonmotorized vehicle and pedestrian trails and walks.
(2) 
Storage sheds no larger than 120 square feet that are accessory to a principal use.
(3) 
Parking areas and access drives that are accessory to a principal use.
(4) 
Public parks or playgrounds.
(5) 
Any use of the same general character as any of the uses above is permitted when authorized as a special exception; provided, that the applicant can demonstrate that traffic and other impacts are similar to those of permitted uses.
(6) 
All listed uses shall be permitted as a special exception, provided:
(a) 
No lighting shall be permitted.
(b) 
Parking areas consisting of 20 vehicles or more shall be screened from view by one of the buffer yards provided in this article.
(c) 
No fence or wall over four feet tall, except a retaining wall, may be erected.
(d) 
If provided, scenic overlook areas, trails, parking and other public gathering places shall be ADA accessible. They shall be made of durable, permanent materials.
(e) 
Signage shall be limited to one freestanding sign no larger than 24 square feet for each property entrance; and signs no larger than four square feet interior to the property controlling parking or traffic and directional signs to public trail or other public amenities.