Welcome back to another round of what the heck are they doing to our town.... oh, whoops, we mean zoning updates. Today, the focus is on district changes. There have been some updates and new information posted on the city website, and we are simply compiling and explaining it here for all of you. If you'd like to read all 179 pages of the draft, you can find it here; https://www.cityofmeadville.org/index.asp?SEC=77828213-9AFD-495B-93CF-E0B6FC565C24&Type=B_BASIC
If you're thinking there is no way I want to read 179 pages of a lot of words, and confusing infographics, that's ok too. The good news for all of you is that we have read just about every page, and have started to call into question some of what it entails.
We decided to take the time and show the current zoning map and the proposed zoning map side by side. Maybe the city should include it on their website? The map that is on the left, that we obtained on the city website, was oriented a different way than the new proposed map, which could lead to confusion. We spun the image and have oriented both maps in the same direction for ease of understanding.
We want to point out one oddity when we look at the new proposed map, and the proposed mixed-use map from the new draft zoning update.
So, is this area of North St/State St considered GB-M or MU-2? If you live in that area, or have a business down there, you might want to ask some questions on this one.
Now the real question, what is going to change, and to what?
R-1 is now just R, as they have "eliminated" R-2 and R-3. Really they just renamed these areas to mixed use. Other districts were converted to different names, as outlined above. The maps on the city website do allow for you to zoom in closely and determine which streets are in which areas. Now comes the fun bit, the proposed use changes. A reminder of what the letters P, SE, and C stand for;
Also, the zoning map collage to make it easier to compare side by side the areas referenced.
First, looking at the change from R-2 to MU-1,
The items on the left are from the R-2 areas from the prior zoning, the 3 boxes on the right are from MU-1 on the new proposed zoning.
Not much in terms of changes, but a few.
Next, T-1 to MU-2. Once again, the boxes on the left are current zoning use rights. The boxes on the right represent the new proposed use rights.
A few changes here as well, probably most notable would be parking lots and garages going from permitted uses to special exception. Meaning, they would be things needing approved prior to construction of such.
Map again, that way as we go along it is easy to scroll up and not lose your spot.
Keeping with the left side being current and right side being the new proposed, we are now at B-1 converting to MU-3;
Again, not many changes. We are starting to see the addition of Urban Farm and Community Gardens to the new proposed zoning. Urban Farm being special exception, and Community Gardens being permitted almost everywhere.
B-2 to GB-M;
So far, this one has the greatest number of changes. Mainly in the form of additional items added to the list, that weren't outlined prior.
Map again;
I-1 to DPH;
Not defined now are Public or accredited private schools, churches, accessory buildings, and accessory uses. Community Gardens is noticeably absent from the list of uses in this area, but they did make sure they added urban farm.
Wondering what the difference between a home business and a no impact home-based business would be. Either way, the new zoning would allow for either, where the previous had one permitted and one as special exception.
I-2 to I-S;
Now, we're changing a lot in this area it would seem. They also went back to the confusion of home business being special exception, but no impact home-based business being permitted. Our theory, a home based business that brings customers to you would be special exception, i.e. salon and bookkeeping. Whereas a business that is strictly online and does not have customers coming to the home, would be permitted. Again, this is just our theory.
A lot of this area seems to have gone from permitted to special exception.
Once again, the map;
B-3 to I-S;
This list seems to have grown, adding additional items that would be special exception or conditional use. Except, community gardens is automatically permitted here too.
I-3 to I-C;
Seems the main change we see here would be in regards to any housing that would contain multiple families, or fraternity/sorority homes.
Map;
I-4 converting to I-C;
Day cares would be by special exception vs. permitted prior, along with just a few other changes here.
R-1 becoming simply R;
The only 2 things that changed here would be the accessory uses and accessory buildings.
The map for the final time;
The final area, EDC;
Arguably, this was one of the more informative presentations that they have put together. Also, the easiest to understand. Hopefully as things progress, we continue to see comparisons like the ones outlined here. The fact still remains though, there is form based regulations being added in and street typology requirements that must be met as well.
We've made it through a few meetings already, and there are still a few more to go. Stick with us for the long haul folks.
Please also note, council is moving their next meeting from Wednesday April 20, to Thursday April 21. It will occur right after a hearing about the college transferring a liquor license into the city for use on campus grounds. That hearing starts at 5:30pm at the city building, and the council meeting begins at 6pm.
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