State College Council Launches Zoning Reform Review

A Major Step Forward in Zoning Reform

After years of planning and collaboration, the State College Borough is nearing the final stages of a long-awaited overhaul of its outdated zoning code. The comprehensive revision, which has been in development for over eight years, is now entering a critical phase as the Borough Council prepares to review its details.

The Planning Commission provided an overview of the proposed ordinance on September 8, following extensive discussions and evaluations throughout the summer. This effort was the result of years of work by the Zoning Rewrite Advisory Committee, borough planning staff, and consultant Clarion Associates. The current zoning ordinance, written in 1959, has undergone more than 220 amendments since then, making it increasingly outdated and complex.

Council member John Hayes emphasized the significance of the project during the meeting, stating that the document represents the culmination of eight years of dedicated work. He highlighted the importance of this effort to the community, noting that the process has involved substantial input from various stakeholders.

Goals of the Zoning Revision

The revised zoning code aims to modernize and simplify the existing regulations. One of the primary objectives is to make the ordinance more user-friendly and relevant to today’s urban environment. For instance, outdated references to uses such as blacksmithing or lard rendering have been removed. Additionally, the code seeks to increase housing opportunities by allowing for more diverse types of housing, including triplexes, quadplexes, and accessory dwelling units (ADUs).

The revisions also aim to support a thriving downtown commercial district and walkable neighborhood business areas. The plan encourages more flexible land use in residential neighborhoods, promoting a mix of residential and commercial activities. Another key goal is to better calibrate parking requirements, reducing private parking demands while ensuring adequate parking to meet community needs without creating negative externalities.

Furthermore, the updated code promotes alternative modes of transportation, such as walking, biking, and public transit, to reduce reliance on cars.

Review Schedule and Public Engagement

Following the initial overview, the council will hold a series of meetings to examine specific aspects of the revised zoning ordinance. These meetings will take place starting on September 15, with each session focusing on different elements of the proposal. The schedule includes:

• September 15: Presentation and discussion of residential districts
• September 24: Summarize feedback on residential districts; discussion of downtown and transition districts
• October 6: Discussion of downtown and transitional districts
• October 7: Summarize feedback on downtown and transitional districts
• October 8: Optional work session
• October 20: Conclude discussion, vote on revisions to ordinance and zoning map

After these reviews, a revised draft will be submitted to the Centre County Planning Commission and Centre Regional Planning Agency for a 45-day review. A final draft is expected to be presented to the council in January, with a public hearing scheduled for March 2 and adoption of the new ordinance on March 24.

Public input is being actively encouraged through an online portal where residents can view the draft zoning ordinance, supplemental materials, presentations, and meeting recordings. All public comments are posted directly on the website, ensuring transparency and accessibility.

Key Changes in the Ordinance

The revised zoning code introduces several changes, including the consolidation of some zoning districts and the creation of new ones. It allows for previously disallowed uses in certain areas, such as triplexes and multifamily units in multiple residential and mixed-use districts. Minimum lot sizes are removed for one- and two-family homes in most residential districts, with lot width becoming the key standard. Setbacks are also reduced in some areas.

Additionally, the code provides the option for accessory dwelling units, which could help increase housing availability. The revised code also creates several new downtown districts, each with specific height limits and land use guidelines. For example, the Downtown Allen and College District would cap building heights at four stories, while the Downtown Collegiate District would allow up to 11 stories.

Parking requirements are significantly reduced, with incentives for underground or structured parking in certain areas. The code also expands options such as shared parking and fees-in-lieu, aiming to promote sustainable development practices.

Final Thoughts

While the new zoning code represents a major step forward, LeClear reminded the community that implementation will take time. “It doesn’t mean it’ll be built tomorrow,” he said. “We’re setting the table for future development, but it won’t happen overnight.”

This comprehensive revision marks a significant milestone in the evolution of State College’s land use policies, with the potential to shape the borough’s growth and development for years to come.