2014 State of Planning Report
State College Planning Commission & Planning Department
2014 Annual Report of Activities for:
State College Borough Planning Commission
State College Borough Planning Department
Approved April 2015
planning commission mission statement
In accordance with Article II of the Pennsylvania Municipalities Planning Code (MPC), the State
College Planning Commission acts on behalf of the Borough to enhance quality of life and guide
development in a way that is consistent with community goals and plans. The Commission
provides recommendations to Borough Council and Planning staff that are representative of
the input from and sensitivity to the various parties within the Borough that are impacted by
planning activities, including: residents of the Borough; neighborhood associations; Council;
staff; other authorities, boards and commissions; The Pennsylvania State University, Downtown
State College, the Centre Regional Planning Agency and Commission, and others within and
outside the Borough of State College.
It is the mission of the Planning Commission to implement the duties of Section 105 of the
MPC. Section 105 outlines the purpose of the Planning Commission, which is to protect and
promote safety, health and morals; to accomplish coordinated development; and to provide
for the general welfare.
This is accomplished through such activities as:
• Guiding uses of land and structures, type and location of streets, public grounds and
other facilities;
• promoting the preservation historic and cultural resources;
• encouraging the preservation of natural resources and promoting the conservation of
energy;
• encouraging the revitalization of established urban centers,
• promoting small business development and fostering a business-friendly environment;
and,
• minimizing such problems as may presently exist or which may be foreseen.
These activities are achieved by:
• Recommending the implementation of municipal or joint municipal comprehensive
plans generally consistent with the county comprehensive plan;
• recommending the adoption or amendment of zoning ordinances which are generally
consistent with the comprehensive plan;
• approving subdivision plans and providing recommendations for land development
plans;
• providing recommendations for the preparation of other studies, plans and policies;
and,
• promoting the public interest in, and understanding of, the comprehensive plan and
planning.
In 2014, the Planning Commission held 26 regular meetings to discuss community-wide planning issues.
2014 Planning Commissioners
Planning Staff
Michael Roeckel, Chair
Anita Genger, Vice Chair
Zoe Boniface
Charles Dumas
Scott Dutt
Jon Eich
Carl Hess, AICP, Planning Director (retired)
Herman Slaybaugh, Interim Director
Edward LeClear, AICP, Planning Director
Anne Messner, AICP, Zoning Officer/Planner
Meagan Tuttle, Planner
John Wilson, Zoning Officer
Lu Hoover, Senior Planner
Liz Eirmann, Planner
Denise Rhoads, Staff Assistant
Rich Kalin
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2014 STATE OF PLANNING REPORT
table of contents
7
Community-Wide Planning
13
Neighborhood Planning
17
Downtown Planning
19
Town-Gown Planning
21
Project + Plan Reviews
27
Regional Planning
29
Ordinance + Map Amendments
31
Planning Department Activities
STATE COLLEGE BOROUGH PLANNING COMMISSION & PLANNING DEPARTMENT
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2014 STATE OF PLANNING REPORT
community-wide planning
ANNUAL ACTIVITIES
Each year, the Planning Commission completes a number of routine activities. In
2014, these activities included reviewing and preparing a Work Program and meeting
schedule for 2015, approving the 2013 State of Planning report, providing chair
reports to Borough Council, and commenting on the proposed Capital Improvements
Program for 2015-2019.
WORK PROGRAM
The Planning Commission periodically reviewed their progress on the 2014 Work
Program and revised time lines and project scopes as necessary. The 2014 program
included the following items:
Activity
Priority
Status
Complete
State
College High
Neighborhood Plan & Implement
Implementation
drafted in Q3
Assist with West End Revitalization High
Activities
No Action
Assist with Downtown Master Plan High
Implementation Activities
Considered plan as part of
zoning amendments
Master Plan CIP Items
High
Reviewed and commented
on draft
Downtown Parking Study
Medium
No Action due to study time
line
Green Planning &
Lighting Ordinance
Medium &
Low
Deferred to Zoning Update
Zoning Ordinance Update
Medium
Reviewed existing ordinance
in prep for update
Identify and certify redevelopment Low
areas
No Action needed
Joint meeting with Council and High
Transportation Committee, Penn
State & Ferguson Twp
No Action
program
STATE COLLEGE BOROUGH PLANNING COMMISSION & PLANNING DEPARTMENT
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PLANNING COMMISSION MISSION STATEMENT
In addition to submitting a 2014 Work Program, all Borough ABC’s were requested
by Borough Council to submit their mission statement. The Planning Commission
spent considerable time in late 2013 and early 2014 discussing the PA Municipalities
Planning Code’s stated powers for planning agencies, and their assigned tasks
locally. This mission statement was completed in January of 2014 and forwarded
to Council; it was also included as a cover to the 2015 Work Program that was
submitted in November 2014.
STATE OF PLANNING REPORT
The Planning Commission reviewed the 2013 State of Planning Report. This report
was approved by the Commission and presented to Borough Council by the Chair
during the second-quarter Planning Commission report in 2014.
2015-2019 CAPITAL IMPROVEMENTS PROGRAM
The Commission reviewed the 2014-2018 CIP in order to provide feedback for
new projects and revisions of current projects to be included in the 2015-2019
CIP. In particular, the Commission discussed the importance of the West End
Bicycle and Pedestrian connection and the phasing of other Downtown Master Plan
infrastructure improvements.
ZONING ORDINANCE RECOMMENDATIONS
In 2014, the Planning Commission reviewed ordinances and made recommendations
to Borough Council regarding four zoning issues and one rezoning.
PLANNING COMMISSION DUTIES AND THE MPC
As a result of several high profile development proposals in 2012 and 2013 that
generated significant community input, the Planning Commission took a greater
interest in their role in the land development plan process. The Commission
established an ad hoc committee to review the authorities granted to Planning
Agencies according to the Pennsylvania Municipalities Planning Code (MPC). The
research by the ad hoc committee resulted in a proposed ordinance amendment
to include the Planning Commission, in addition to the Design Review Board, as a
reviewer at the Preliminary Land Development Plan stage. This proposed amendment
was prepared for Borough Council in 2013 and adopted by Council in May 2014.
PART H: OFF-STREET PARKING, CURB CUTS AND DRIVEWAYS
The Planning Commission provided a recommendation on a proposed amendment
to the Zoning Ordinance for Part H, Section 2406, which refers to curb cuts and
driveways. The amendment was proposed by the project engineer on behalf of
the property owners for 254 East Beaver Avenue for which a preliminary land
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2014 STATE OF PLANNING REPORT
Above:
Excerpt of the State College
Zoning Map depicting the
location of 721 Bellaire Avenue,
which was rezoned from PA to
CP-2 zoning.
development plan was submitted. Due to unique site constraints, including a lot
which is bordered by streets on three sides and a significant elevation change across
the lot, the proposal requested the minimum separation required between a curb
cut and a street intersection be reduced. The Planning Commission considered a
minimum acceptable distance for this separation, the traffic patterns and volumes
of the streets that would be impacted by the change, and the traffic volume of the
driveways for which a curb cut will service. The Planning Commission continued to
review this proposed amendment in 2014 and made a recommendation to Borough
Council, which was adopted.
131-133 S SPARKS ST., SPECIAL EXCEPTION, CHANGE OF USE
A request for a change of use from a private office to a professional office was
submitted to the Zoning Hearing Board. The zoning ordinance outlines specific
criteria for professional office uses in the R3H zoning district, and the Planning
Commission was asked to provide an advisory review of the requested change in use
to the Zoning Hearing Board. The Commission’s only recommendation to the Zoning
Hearing Board was regarding the maintenance of the existing 6-foot screen between
this property and its neighboring property, or an in-kind replacement.
REZONE 721 BELLAIRE AVENUE; FROM PA TO CP-2 ZONING
Loridain, LLC, the owner of 721 Bellaire Avenue submitted a request to rezone this
parcel from PA to CP-2, which is the zoning of the adjacent parcel which Loridain,
LLC also owns. 721 Bellaire was acquired by the owner in April 2013; the Borough
STATE COLLEGE BOROUGH PLANNING COMMISSION & PLANNING DEPARTMENT
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sold this remnant piece of land from the Beaver Lawn addition in a public sale. The
1/5 acre parcel has no street frontage and has been vacant for roughly 50 years.
Loridain, LLC indicated that the intention is to consolidate the neighboring lots
in the future. The Planning Commission recommended that Council approve the
proposed rezoning.
CP-2 ZONING, AMEND HEIGHT REQUIREMENTS FOR SCHOOLS
In anticipation of the preliminary land development plan for State High, the State
College Area School District submitted a variance request and text amendment
request to the Borough, which were reviewed by the Planning Commission.
The variance requests to the Zoning Hearing Board were regarding Part H, Off-Street
Parking, which required Planning Commission’s review and comment. The requests
were for a variance for the expansion of a non-conforming parking lot in the front
yard and a variance from the perimeter planting requirements for the north building.
Another variance was for relief from the interior parking lot planting requirements
for the south building. The Planning Commission recommended that the Zoning
Hearing Board approve all of the requested variances.
The proposed a text amendment pertained to the CP-2 zoning district to amend
the permitted height of public school buildings. The proposal was to permit the
same height limit for public school buildings in the CP-2 as is permitted in the
adjacent PO district. This would increase the permitted height for school buildings
to a number not to exceed 70 feet. The Planning Commission recommended that
Council approve the proposed text amendment.
ZONING ORDINANCE DISCUSSIONS
In 2014, the Planning Commission discussed several issues related to potential
zoning ordinances. These included deliberation and discussion. One issue
included a recommendation for no action, while the others carried into 2015.
INTERMITTENT RENTAL ORDINANCE
The issue of Intermittent Rental Homes was referred to Planning Commission on
two occasions during 2013. The Commission reviewed perceived issues related to
these rentals, referred to as ‘football homes,’ and accepted residents’ feedback on
the matter. The Commission also considered a report that was prepared by the
former Borough Assistant Manager regarding these rentals, the recently adopted
Intermittent Rental Ordinance for College Township and other resources from
communities in the US.
During the Commission’s first review, it was concluded that there was not substantial
information for the Borough to take action on the item, nor did there seem to be
significant impacts related to these rentals. The Commission recommended that
Borough Council take no action on the issue.
In reaction to several residents’ concerns related to these rentals, the issue was
again referred to the Commission. During this review, the Commission focused on
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2014 STATE OF PLANNING REPORT
more clearly defining the use and evaluating the Borough’s current ordinances that
could provide a solution the issue. The Commission received examples from other
communities, some of whom permit intermittent rentals and one that prohibits them.
The Commission could not clearly define these rentals, due to the many possible
iterations. Additionally, there did not seem to be a process that could be enforceable
for managing them, and there was not enough tangible evidence regarding their
impacts on neighborhood quality of life. Ultimately, the Commission felt that existing
Borough ordinances, if enforced properly, could address the issues associated with
intermittent rentals. In January of 2014, the Commission again recommended that
Borough Council take no action on the issue, but rather, utilize existing enforcement
and ZHB precedents regarding Tourist Homes.
COLLEGIATE HOUSING OVERLAY FOR COMMERCIAL DISTRICT
The Planning Commission was directed to review the proposed Collegiate Housing
Overlay zoning ordinance, which was submitted by the owners of 538 E. College
Avenue. The Commission discussed the ordinance throughout 2014 and will complete
their work in 2015. The discussion of this proposal is outlined in the Downtown
Planning section on page 17.
ZONING ORDINANCE REVIEW
In anticipation of the Borough’s Comprehensive Zoning Ordinance update in 2016,
the Planning Commission spent time throughout 2014 and into 2015 reviewing the
existing Borough Zoning ordinances. This review included presentations by staff on
the permitted uses and other regulations in each zoning district, where these districts
apply and a discussion of potential opportunities for updates that the Commission
observed. These discussions were intended to help inform the eventual update
process.
STATE COLLEGE BOROUGH PLANNING COMMISSION & PLANNING DEPARTMENT
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2014 STATE OF PLANNING REPORT
neighborhood planning
STATE COLLEGE NEIGHBORHOOD PLAN
Above:
Planning Commissioner, Zoe
Boniface,
and
Americorps
member, Lauren Muthler, talking
with student representatives
from Off Campus Student Union
during the final open house for
the neighborhood plan in January
2014.
In 2013, the Planning Commission and Planning staff worked with residents of the
Borough to prepare the State College Neighborhood Plan. The Commission’s goal
was to prepare a plan that addressed both the individual needs and characteristics
of each neighborhood, while also considering the neighborhoods’ commonalities and
relationships to one another.
In January 2014, the Planning Commission hosted a final open house to showcase
the plan to the Borough’s residents. The Plan’s goals were organized around three
themes: Neighborhood Facilities & Appearance, Owner & Renter-Occupied Housing,
and Neighbor to Neighbor Relations. Following this open house, the Commission
reviewed the draft plan and forwarded it to Borough Council to review.
The Plan was welcomed by Borough Council and adopted in July 2014. The Council
asked that quarterly updates be provided regarding the progress and implementation
of the Plan. Council members praised the work of the Planning Commission, staff
and the community on the preparation of the Plan, and noted that the plan was one
of the most comprehensive for the Borough regarding methods for the public to be
engaged.
Following the adoption by Council, the Planning Commission and staff began working
on the Implementation Program for the Plan. The Implementation Program is a
tool for communicating about initiatives being led by various organizations in the
community to implement the Plan’s goals. Furthermore, it outlines details about how
STATE COLLEGE BOROUGH PLANNING COMMISSION & PLANNING DEPARTMENT
13
Left:
The former College Heights
School property is located at the
corner of N. Atherton Street and
Martin Terrace.
projects will be completed, when, what resources are needed, and what metrics are
available to the community in order to achieve. The Planning Commission reviewed
the first draft of this Implementation Program in November of 2014, and scheduled
meetings with neighborhood leadership for January of 2015. Additionally, staff
worked to set up meetings with student organizations for January of 2015.
SALE OF COLLEGE HEIGHTS SCHOOL
In early 2014, the State College Area School District received a request from the
Pennsylvania State University to purchase the College Heights School, located at
721 N. Atherton Street, in the College Heights Neighborhood. The Pennsylvania
Municipalities Planning Code requires that proposals for the sale of school property
be submitted to municipal planning agencies for their recommendation, at least 45
days prior to the execution of sale. Additionally, covenants on the College Heights
School afford State College Borough the right of first refusal to purchase the school.
The Planning Commission discussed the current and future uses for the school
property, include what could be done with the site if the school were to be
demolished. The Commission ultimately forwarded comments, not specific to the
pending offer, but rather to the School District in general regarding the property.
These comments included:
• The building is recognized as surplus and eligible for sale.
• Acknowledge the Borough’s right of first refusal.
• Acknowledge the historic importance of the structure and request that
covenants preserve or restore the building regarding its open space, parking,
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2014 STATE OF PLANNING REPORT
paved areas, facades visible from Atherton street, and no more than 20%
building space and 20% paved surfaces be added. Council should have
the right to enforce this covenant and that the School District should use a
transparent process to solicit potential buyers.
• Adaptive reuse of the existing structure.
After much deliberation, including options for the Borough to purchase the building
and lease it to non-profits, Borough Council waived its right of first refusal and the
School District sold the College Heights School to the Pennsylvania State University.
The University intends to use the building for office space and printing press
operations, which are uses permitted for former school buildings in the R-2 zoning
district by Special Exception.
HOMESTEAD INVESTMENT PROGRAM
In 2010, the Planning Commission approved the Redevelopment Authority’s Housing
Redevelopment Program. This approval is required by the PA Urban Development Law,
Act 385 of 1945. In 2014, the Redevelopment Authority developed the Homestead
Investment Program, which the RDA intends to use as an implementation item for the
2010 Housing Redevelopment Program.
Because of its relationship to the approved 2010 Housing Redevelopment Program,
the Planning Commission was asked to receive the 2014 Homestead Investment
Program. This program was developed to achieve several Borough Strategic Plan
goals related to the maintenance of attractive neighborhoods and availability of nonstudent and workforce housing. The program utilizes a $5M line credit to purchase
homes in near-campus and near-downtown neighborhoods, place a deed restriction
to require owner-occupancy, and resell on the open market. Future components of
the program may include non-undergraduate student rental housing and workforce/
affordable housing.
VACATION OF PORTION OF OLD BOALSBURG ROAD
A petition to vacate the portion of Old Boalsburg Road south of E Whitehall Road
was received by the Borough. The Right of Way (ROW) is a remnant of Old Boalsburg
Road, when the land was annexed into the Borough in the 1950s, but was never
opened or ordained as a Borough Street. Today, the ROW is used as a shared driveway
providing access to 200 E Whitehall Road and 160 E Whitehall Road. Two additional
properties abut the ROW, 180 E Whitehall Road and 133 E Marylyn Avenue, which
would be impacted if the ROW were reverted to the adjacent owners.
The owners at 200 E Whitehall Road believe that the lack of a title for the property
beneath the driveway, and bank requirements for a shared driveway agreement,
was impacting the ability to sell. The Borough has no interest in the ROW, and the
offer of dedication has expired. The Planning Commission was asked to provide
comment to the Council regarding the vacation to consider at the public hearing.
The Commission’s recommendation to Council, in a 3-2-1 vote, included guidance
that signed Right of Way agreements be filed with all abutting owners’ signatures,
including the property on Marylyn Avenue. The request was ultimately withdrawn.
STATE COLLEGE BOROUGH PLANNING COMMISSION & PLANNING DEPARTMENT
15
Left:
Holmes-Foster Park was the
focus of a DCNR funded master
planning effort in 2014.
HOLMES FOSTER PARK MASTER PLAN
In 2014, the Public Works Department hired Stromberg Garrigan Associates to prepare
a master plan for Holmes-Foster Park. The primary purpose for the master plan was
to prepare strategies to address the critical loss of mature tree canopy in the park.
Additional public input informed the draft master plan. The Planning Commission
reviewed the draft plan, which included 10 key goals for tree and vegetation
preservation and regeneration, ADA accessible pathways, upgrades to pavilions and
rest rooms, and nature-inspired play elements. The Planning Commission provided
several comments on connectivity across Westerly Parkway and the plan’s proposal
for pathways within the park.
NEIGHBORHOOD SUSTAINABILITY REPORT & NATIONAL CITIZENS SURVEY
The Neighborhood Sustainability Report provides information on quality of life trends
impacting the Borough’s neighborhoods, primarily related to criminal and ordinance
violations and the enforcement of the Nuisance Property Ordinance. This year, the
Neighborhood Sustainability Report referenced the neighborhood plan’s goals and
tied them to specific strategies outlined in the plan. The National Citizen’s Survey is
an annual survey of State College residents on issues such as community livability,
government services, safety and community engagement. The two reports were
provided to the Planning Commission to review and will be utilized in the future as
benchmarks to the gauge the implementation of the Neighborhood Plan.
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2014 STATE OF PLANNING REPORT
downtown planning
Above:
The Collegiate Housing Overlay,
when first proposed, applied
to the 500 and 600 blocks of E
College Avenue as shown above.
The
Planning
Commission
revised the proposed overlay
area to include only the 500 block
of E College Avenue.
PROPOSED COLLEGIATE HOUSING OVERLAY, COMMERCIAL DISTRICT’
The adopted 2013 Downtown Master Plan prompted the property owners of 538 E
College Avenue to explore the feasibility of redevelopment according to the vision of
the Plan. The property owners came forward with a series of suggestions about how
the Borough’s current zoning would not achieve this vision, and a recommendation
for a potential Commercial district overlay. This proposal was called the Collegiate
Housing Overlay.
The proposal was referred to the Planning Commission to review by Borough Council.
Beginning in July of 2014, the Commission considered input by the property owner,
the public, staff and its membership regarding the proposal. The Commission
debated the property owner’s proposal as well as community goals and potential
community impacts. Through a series of discussions, motions and edits, the Planning
Commission prepared the proposed Collegiate Housing Overlay Zoning Amendment
which was forwarded to Borough Council for review in 2015.
The Commission felt that it was necessary, per the Municipalities Planning Code
requirement to review the proposal that was forwarded by Borough Council. After
much discussion, it was felt that this overlay was a modest improvement over what
was currently permitted in the Commercial District, and would provide an opportunity
to explore how new provisions may or may not promote Borough and Downtown
Master Plan goals. The purpose of this ordinance was to encourage higher-quality
developments, in the 500 block of E College Avenue, which include:
STATE COLLEGE BOROUGH PLANNING COMMISSION & PLANNING DEPARTMENT
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• Encourage new residential construction which includes a diversity of unit
sizes and types with an emphasis on units which meet the needs of and
will be marketed to a wider audience of potential residents, particularly
graduate students and professionals.
•
• Provide ground floor commercial space in a part of downtown where it is
not currently required and further incentivize the provision of additional
commercial space.
•
• Reduce vehicular parking requirements, through incentives, to a rate that
is appropriate for development in a walkable, transit-accessible downtown
environment. Encourage the development of that parking in structures that
will reduce the amount of valuable land area dedicated to surface parking.
•
• Incentivize LEED certified construction.
•
• Encourage high-quality building design, the use of durable and attractive
building materials, and pedestrian-oriented building frontages on the ground
floor of buildings.
•
• Balance the desire for building amenities which are believed to have a
positive impact on the community with the realities of the residential housing
market, financing, and building design and construction challenges.
The purpose of the ordinance was formulated through the input of the Planning
Commission as it discussed this ordinance, is informed by elements of the Downtown
Master Plan and the Borough Council Strategic Plan, and is referenced in the various
requirements of the proposed ordinance.
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2014 STATE OF PLANNING REPORT
town-gown planning
Above:
Rendering
of
Penn
State
University’s
University
Park
Campus Master Plan. This
includes various land use types
as well as the proposed locations
for new and expanded facilities.
(Source: “University Park Capital
Plan Update,” Office of the
Physical Plant presentation to
Planning Commission, February
2, 2014
PENNSYLVANIA STATE UNIVERSITY 2014-2018 CAPITAL PLAN
AND UNIVERSITY PARK CAMPUS MASTER PLAN
In early 2014, representatives from the Pennsylvania State University Office of Physical
Plan Division attended the Planning Commission meeting to provide information on
the University’s planning efforts. This included a brief introduction to the planning
process for campus projects, an overview of the University Park Campus Master Plan,
and an overview of the projects in the 2014-2018 Capital Plan. Many of the projects
in this Capital Plan were later brought before the Planning Commission during the
Land Development Plan review process.
PENNSYLVANIA STATE UNIVERSITY PLANNED DISTRICT
TRANSPORTATION STUDY
The State College Borough Zoning Ordinance includes the UPD Zoning District,
which is a multi-municipal ordinance made up of subdistricts for the University Park
Campus. This district requires a District Transportation Study to be completed every
10 years. The university conducted its first study in 2000, and provided a forwardlooking evaluation.
The most current report, completed in 2013 reviewed the last ten years as well as
forecasted into 2022. The report outlines the facilities and infrastructure projects
made between 2000-2012, which added nearly 3.8M gross square feet of floor
area on the campus. The updated report uses 2000 as its base year for evaluating
STATE COLLEGE BOROUGH PLANNING COMMISSION & PLANNING DEPARTMENT
19
changing transportation conditions. The report indicates an 8% decrease in vehicular
volumes during both the AM and PM peak periods. These decreases are attributable
to investments in infrastructure, strengthening and making more affordable other
modes of transit, reducing need for travel and dispersing travel to off-peak times of
day. The report also indicates a 10% increase in ridership on CATA bus routes, and
four additional shuttles to service satellite offices. In 2012 there were also 19 CATA
vanpools, each carrying about 10 passengers coming to campus.
With future improvement projects, the study anticipated a 2-3% growth in trips to
campus. The study emphasized Transportation Demand Management programs such
as the expansion of Ride for Five, Rideshare and Van pool programs. It also suggested
future evaluation of programs such as carshare, bikeshare, an occassional-use
parking permit system, and a University-wide scheduling system to coordinate
activities which will generate event traffic.
CED 475 CAPSTONE PROJECT
In the Spring of 2014, the Borough partnered with the Community, Environment
Development Capstone Course through the Sustainable Communities Collaborative.
The senior capstone course reviewed various real-world projects in the Borough
and the Centre Region. One project included a survey on the attractiveness of State
College for students to live after graduation from Penn State. In May, the students
attended the Planning Commission to share the results of their survey.
The survey indicated that 83% of the students surveyed were from hometowns that
were outside of State College, many of them in large metropolitan areas. 77% of
the students surveyed indicated that they were unlikely to stay in the area after
graduation, and 50% of them said they wouldn’t consider it. The survey went on to
ask the students about their reasons for leaving the community post-graduation.
The top responses included that students were looking for job opportunities, that
there weren’t enough large companies here, and that they were looking for a place
that didn’t have a “college-town” atmosphere. When looking for a new place to live,
students ranked affordable housing and safety as the most important community
criteria, with shopping opportunities, nightlife, and a diverse population as the least
important.
The students provided several recommendations based on their survey. The first was
to consider working with freshman to inform them about State College early on in
their tenure as community members. Another was to work closely with the CBICC’s
Gateway Young Professionals Group and to assist them with providing students a
local-job fair. Finally, the students recommended further studying other college
towns to see what initiatives they have undertaken.
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2014 STATE OF PLANNING REPORT
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project + plan reviews
Above:
The map above shows the
locations of the plans reviewed
by the Planning Commission in
2014. The numbers correspond
with the project descriptions in
this section of the report.
1
BURROWES BUILDING RENOVATION
PENNSYLVANIA STATE UNIVERSITY, UPD ZONING
This building, located adjacent to Pattee Library, will be renovated to improve the
function of the building. As part of the renovation, the connections from the main
building to the two newer wings will be demolished and replaced to facilitate better
pedestrian access within the building.
The proposed improvements to the building and landscaping will reflect the existing
characteristics of the surrounding buildings. The building area of the new connectors
will be expanded to allow for better internal flow and have been design to have
minimal impact on the existing trees and landscaping. Gannett Fleming, Inc. is the
Engineer.
2
STEIDEL BUILDING RENOVATION
PENNSYLVANIA STATE UNIVERSITY, UPD ZONING
This building, located south of West Halls, will be renovated to improve the function
of the building. As part of the renovation, the rear central wing of the building will be
replaced with a new structure. This will facilitate improvements to the building and
allow the Material Science Department to organize their research and educational
needs in a more modern facility. This project will also include updating basic
equipment, including fume hoods and labs, to improve efficiency and safety of
advanced ongoing research. Pennoni Associates, Inc. is the Engineer and EYP
Architecture & Engineering is the P.C.
STATE COLLEGE BOROUGH PLANNING COMMISSION & PLANNING DEPARTMENT
21
3
MUELLER LABORATORY RENOVATION
PENNSYLVANIA STATE UNIVERSITY, UPD ZONING
This project is primarily a renovation of a building originally constructed in 1956. The
building houses the Biology Department and contains departmental offices, faculty
offices, and instructional and research laboratories.
The anticipated features of the renovation include:
• Creation of six modern first floor biology labs
• Renovation of the fourth floor anatomy/physiology undergraduate research
labs
• Renovation of the sixth floor to create new anatomy/physiology teaching
labs
• Replacement of antiquated mechanical and electrical systems
• Installation of a new sprinkler system
While the work is primarily interior, the renovation will result in some exterior
modifications, including:
•
•
•
•
Construction of a new 300 sq. ft. south façade entrance vestibule
Construction of four 75 sq. ft. utility chases located at each building corner
Elimination of the steps to the existing north building entrance
Entrance improvements for the south building façade and increased bicycle
parking
• Reconstruction of the south retaining wall and connecting stairway between
Mueller and White Buildings
• Landscaping improvements around the building
Keller Engineers is the Engineer.
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2014 STATE OF PLANNING REPORT
Above:
Rendering of the rear of the
renovated Steidle Building (2)
depicting the infill building located
between the existing wings.
4
FRASER CENTRE
201 W BEAVER AVENUE, CID ZONING (SIGNATURE DEVELOPMENT)
Above:
East elevation of the proposed
Fraser Centre (3), view from
Fraser Street.
The proposed project is located at the northwest corner of West Beaver Avenue
and South Fraser Street on a vacant parcel formerly occupied by the Borough
Municipal Building, a parking lot and an office building. A conditional use permit for
development of the Fraser Center was granted in August of 2008. Since that time,
building uses have changed and a request for modification for the permit was brought
forward to Borough Council.
A modified conditional use permit was granted by Borough Council in July 2013.
Three modifications were made to the conditional use permit: a setback adjustment
to the diagonal setback at the building corner at W Beaver Ave and S Fraser St, a
setback adjustment to the Fraser St side, and a setback adjustment to the Miller
Alley side.
The proposed project is a 250,000+ sq.ft. mixed-use building containing approximately
65,000 sq.ft. of commercial uses, 158 hotel rooms, 26 owner-occupied condominiums
and underground parking. The project also included an agreement with State College
Borough to provide some of the required parking in a municipal parking garage.
The Planning Commission reviewed both the revised preliminary and final plans for
this project in 2014.
The project is represented by its owners, Fraser Partners, LLC; Keller Engineering, Inc.
is the Engineer and OGP Architects is the Architect.
STATE COLLEGE BOROUGH PLANNING COMMISSION & PLANNING DEPARTMENT
23
RE-PLOT OF 715 W PARK AVENUE &
618 RIDGE AVENUE, R-2 ZONING
5
These properties, located in the College Heights neighborhood, are each improved
with one single-family home per lot. Both lots today are the same area (15,000
square feet) and lot dimensions (100 feet by 150 feet). The proposal is to increase the
lot area for 715 West Park Avenue to a 20,000 square foot lot and reduce 618 Ridge
Avenue to a 10,000 square foot lot resulting in the lot dimensions for 715 West Park
Avenue to be 100 feet by 200 feet and 618 Ridge Avenue to be 100 feet by 100 feet.
6
THE METROPOLITAN
400 W COLLEGE AVENUE, CID ZONING (SIGNATURE DEVELOPMENT)
This project is located at the southwest corner of W. Collage Avenue and S. Atherton
Street. It is a 12-story, mixed-use building. The plan includes first floor retail, second
floor commercial and a mix of 2, 3, and 4 bedroom apartments, for a total of 119
units. Two residential floors are intended to be marketed to graduate students and
young professionals. The project also includes a community space in the form of
a study lounge and meeting rooms that can be accessible by residents and nonresidents. The project proposes separate elevators to access various uses and
levels within the building, and the required parking will be provided on-site in an
underground structure. The required inclusionary housing units will be developed
off-site in a mixed-use development located at 1311 S. Atherton Street.
The project utilized amendments to the CID Zoning’s Signature Development
requirements, which were adopted in 2013, and Borough Council approved the
Conditional Use permit in 2013. Penn Terra Engineering was the Engineer and Niles
Bolton was the Architect.
MULTIFAMILY ADDITION TO EXISTING ROOMING HOUSE
117 E NITTANY AVENUE, C ZONING
7
The property currently contains a nine-room rooming house. The applicant intends
to add a 5-unit apartment building to the rear of the existing rooming house. This
property is a mid-block lot in the Commercial Zoning district; multi-family housing
is permitted in this zoning district. In 2014, the Planning Commission reviewed the
preliminary land development plan. A final plan will be reviewed in 2015. The project
is represented by the owner, James Scourtis, and the Architect is Albert Drobka.
SAINT PAUL’S UNITED METHODIST CHURCH
250 E COLLEGE AVENUE, C ZONING
8
Saint Paul’s plans to demolish the Wesley Foundation building and replace with
a structure to meet the needs of the church activities and functions. The church
sanctuary will remain the same, as will the entrances to the church from McAllister
Street and the western end of the building along Calder Way. Adjustments are
proposed to the entrance facing East College Avenue as part of the addition. The
Planning Commission reviewed the preliminary land development plan. A final plan
will be reviewed in 2015. Penn Terra Engineering is the Engineer and Niles Bolton is
the Architect.
24
2014 STATE OF PLANNING REPORT
Top:
Rendering of the proposed
Metropolitan (6) on the southwest
corner of S. Atherton Street and
W. College Avenue.
Bottom:
Rendering of St. Paul’s church’s
(8) proposed facade on E.
College Avenue.
STATE COLLEGE BOROUGH PLANNING COMMISSION & PLANNING DEPARTMENT
25
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26
2014 STATE OF PLANNING REPORT
regional planning
CRPA ANNUAL REPORT AND 2014-2015 CHIP
Above:
Map of the location of new and
proposed, but not yet constructed,
student housing developments
in the Centre Region. Source:
CRPA.
During May of 2014, the CRPA Planning Director attended the Planning Commission
meeting to discuss the 2013 CRPA annual report. The Director also provided the
Centre Region Comprehensive Plan Implementation Program (CHIP) and discussed
the CRPA’s anticipated work activities for 2014 and 2015. These regional priorities
included:
•
•
•
•
•
•
Economic development/redevelopment activities
Watershed protection/stormwater management initiatives
Stakeholder participation and communication
Monitoring changing demographics and socioeconomics
Planning Commission training program
Safe and efficient transportation system recommendations
MUNICIPAL PLANNING COMMISSION PEER-TO-PEER TRAINING
The CRPA identified the opportunity for greater communication between the Centre
Region’s municipal planning commissions. Among the strategies for improving this
communication was a peer-to-peer training event in October of 2014. In order
STATE COLLEGE BOROUGH PLANNING COMMISSION & PLANNING DEPARTMENT
27
to ensure that the event was relevant to the attendees, the CRPA solicited topics
from the individual planning commissions. This event was attended by members
of each of the municipalities’ planning Commissions and covered a wide range of
discussion topics relevant to the Centre Region, including a demographic analysis
and a discussion of new student housing in the Region.
28
2014 STATE OF PLANNING REPORT
adopted ordinance + map amendments
ORDINANCE AMENDMENTS
ORD. 2039
Ordinance 2039 was enacted May 5, 2014. This amended Chapter XIX, Part H,
Section 2406.b(7), by reducing the minimum separation distance from 50 ft to 35 ft
between a street and a driveway, when the street is not an arterial or collector and
meets other traffic and vehicular safety thresholds. Details about this amendment
are outlined on pages 8-9 of this document.
ORD. 2041
Ordinance 2041 was enacted May 19, 2014. This amended Chapter XIX, Part C,
Section 305. Development Plan. b. Review Procedure. (1) Preliminary Review. This
amendment added the Planning Commission to the list of required reviews for the
Preliminary Plan.
ORD. 2055
Ordinance 2055 was enacted December 1, 2014. This amended Chapter XIX, Part D
by adding a height requirement in the CP-2 Zoning District, which includes up to 55
ft for public school buildings, and other modifications for public schools.
STATE COLLEGE BOROUGH PLANNING COMMISSION & PLANNING DEPARTMENT
29
Left:
Parcel zoned PA was rezoned
to CP-2 to match zoning of
contiguous parcels.
ZONING MAP AMENDMENTS
ORD 2056: REZONE FROM PA TO CP-2 PLANNED COMMERCIAL
The Zoning Map was updated to reflect a change in zoning of the property above,
parcel 36-014-,121-,0000-. This parcel was rezoned from PA Public Activities to CP-2
Planned Commercial, which is contiguous with the zoning of adjacent parcels.
30
2014 STATE OF PLANNING REPORT
planning department activities
Above:
Staff participates in several
community-wide
committees
and organizations, including the
New Leaf Initiative. The New
Leaf co-working space, located
on the third floor of the State
College Municipal building is a
space where staff can engage
with
community
residents
and entrepreneurs and hold
meetings with neighborhood and
community groups.
The State College Borough Planning Department has responsibilities in the areas
of land use planning, administering borough land use regulations, community
development and housing programs, economic development and redevelopment and
supporting Council and its advisory agencies. In carrying out these responsibilities,
department personnel work with the private sector, other branches of the Borough
Government, other governmental agencies at the local, state and federal levels, Penn
State University, and local community groups.
Providing support services for Council, the Planning Commission, the Design Review
Board, the Historic Resources Commission, the Community Development Block Grant
Advisory Committee, the State College Redevelopment Authority and the Zoning
Hearing Board is a third cluster of activity for planning staff.
Support services run the gamut from preparation and distribution of agenda materials,
maintaining minutes and official records, preparing special studies and other research
activities, drafting amendments to land use and other regulations, advising public
officials on policy issues, and making recommendations to public officials on the use
of funds. Planning staff also works with Public Works and Engineering staff in support
of the Transportation Commission and on other projects on an as-needed-basis.
Planning Department Staff provided these support services for over 100 Authorities,
Boards and Commissions (ABC’s) meetings in 2014.
Many Planning Department staff members participate on various boards and
committees or regularly participate in the activities of community organizations, such
STATE COLLEGE BOROUGH PLANNING COMMISSION & PLANNING DEPARTMENT
31
as the CBICC, CREN, Alliance for Innovation in Central PA, New Leaf Initiative, Centre
County Housing & Land Trust, PSU Intermodal Transportation Committee, CRPA staff
meetings and others.
This year was a busy one, as long-time Planning Director, Carl Hess, AICP, retired.
Following Carl’s retirement, Interim Director, Herman Slaybaugh, led the department
until the new director was hired. Ed LeClear, AICP joined the Borough in May 2014
and was immediately initiated into the department’s functions and activities.
Staff also attended trainings and conferences, including those eligible for AICP
Certification Maintenance credits, to learn about relevant planning, land use, and
community development topics. These included the APA Spring Training in Indiana,
PA, the APA-PA fall conference in Philadelphia, the Global Innovation Summit in
San Jose, CA, the 8-80 Cities/Knight Foundation Summit in Chicago, IL and the
International Making Cities Livable Conference in Portland, OR. Staff also participated
on a committee for the APA-PA Chapter to found the Great Places in PA Award
program.
MUNIS
Planning staff continued to work on building information into the MUNIS system in
2014. The main goal for 2014 was to begin using the system for all permitting and
land developments. However, as staff began using the program, adjustments had
to be made for users and within the system. Most of the basic issues have been
addressed, and the software should be more usable in 2015.
ZONING ACTIVITIES
ZONING HEARING BOARD ACTIVITIES
Number of Cases heard in 2014: 9
Variances: 7
Appeals of Zoning Officer: 2
Special Exceptions: 1
Validity Challenge: 0
Decisions Appealed to Court: 0
Solicitor’s Costs: $7,386.50
Stenographic Services: $611.25
ZONING HEARING BOARD DECISIONS
VARIANCE REQUEST: 618 RIDGE AVENUE
Andrew A. Nyblade & Susan L. Brantley, owners of the 1-family dwelling at 618 Ridge
Ave., sought a variance from side yard depth to reduce the required side yard from
8 ft. to 7.3 ft. This is a mid block lot located in the R-2 zoning district. In a decision
rendered on January 28, 2014, the variance request was granted.
32
2014 STATE OF PLANNING REPORT
VARIANCE REQUEST: 732 W COLLEGE AVENUE
Robert & Carol Houtz, owners of the 1-family dwelling at 732 W. College Ave., sought
a variance from the requirement that no more than one building for residential use
is to be erected upon a single lot. The property is located in the UV zoning district.
The applicants wished to convert an existing garage into an apartment. In a decision
rendered on February 25, 2014, the variance request was denied.
VARIANCE REQUEST: 1004 WALNUT STREET
Taj Withall, owner of the 1-family dwelling at 1004 Walnut St., sought a variance from
front yard depth which requires a 30 ft. front yard. The owner requested relief of 10
ft. to construct an addition to a structure in the R-2 zoning district. This variance
request was withdrawn.
VARIANCE REQUEST: 534 W FAIRMOUNT AVENUE
William and Peggy Hartman, owners of 534 W. Fairmount Ave., in the R-2 zoning
district, proposed to build a one-bay carport on the Gill St. side of the property. The
owners sought a variance from a 50 foot setback from any cart-way and prohibition
of carports in front yards. In a decision rendered on March 11, 2014, the variances
were granted.
APPEAL OF ZONING ENFORCEMENT NOTICE: 612 WALNUT STREET & 138 W PROSPECT
AVENUE
Craig and Susan Stout, owners of the 1-family dwellings located at 612 Walnut St. and
138 W. Prospect Ave., sought to appeal the actions of the Borough Zoning Officer.
Specifically, they appealed the enforcement actions, based on the definition of
“Tourist Home,” as a primary use in a residential zoned neighborhood. In a decision
rendered on July 22, 2014, the appeal was denied.
SPECIAL EXCEPTION REQUEST: 131-133 S SPARKS STREET
David and Kimberly Ann Faulds sought a special exception in order to be permitted to
use the converted office building at the rear of the property at 131-133 South Sparks
Street as a “professional office.” The property is located in the R-3H Residential
district and Mixed Use Overlay. In a decision rendered on August 26, 2014, the
special exception was granted.
VARIANCE REQUEST & APPEAL
The HFL Corporation submitted an appeal from the determination of the Zoning
Officer, and submitted a variance request from the residential floor area ratio (FAR)
requirements in the Commercial District. In a decision rendered on August 26, 2014,
the variance request was granted.
STATE COLLEGE BOROUGH PLANNING COMMISSION & PLANNING DEPARTMENT
33
EXPANDED NONCONFORMITY: 157 W PROSPECT AVENUE
Andrew G. Freeman, owner of 157 W. Prospect Ave., located in the R-2 zoning district,
sought a variance to extend a nonconforming duplex. The State College Zoning
Ordinance does not allow expansion of a non-conforming use. In a decision rendered
on September 23, 2014, the request for expansion was granted.
VARIANCE REQUEST: 602 E FOSTER AVENUE
Holly D. and Thomas E. Mollo, owners of 602 E. Foster Ave., sought a variance from
the required front yard depth to construct a second floor roof over an existing 1-story
structure. The property contains a 1-family dwelling and is located in an R-2 Zoning
District. In a decision rendered on October 7, 2014, the variance request was granted.
VARIANCE REQUEST: 650 & 653 WESTERLY PARKWAY
The State College Area School District, owners of 650 and 653 Westerly Parkway,
properties located in the CP-2 and P-O zoning districts, sought a variance to expand a
nonconforming off-street parking area and to eliminate the interior raised and curbed
median strips in the proposed parking area. In a decision rendered on November 10,
2014, the variance requests were granted.
ZONING PERMITS
Total number of permits issued: 233
Declared Cost: $195,602,734.00
New 1-Family homes built: 1
ZONING ENFORCEMENT
Total number of complaints investigated:
Junk Cars: 2
Over-Occupancy: 6
Student Homes: 2
Clandestine Rentals: 3
Parking/Driveway: 7
Sign: 1
Construction: 1
Use/Other: 11
DEVELOPMENT ACTIVITIES
Development Plans Reviewed by Staff: 7
Zoning Amendments Adopted by Council: 3
34
2014 STATE OF PLANNING REPORT
COMMUNITY DEVELOPMENT & HOUSING ACTIVITIES
As an entitlement community, the Borough of State College receives annual formula
funding from the U.S. Department of Housing and Urban Development’s (HUD)
Community Development Block Grant fund (CDBG) and Home Investment Partnership
fund (HOME). These funds are used to provide assistance to the community for
Public Services, Public Facilities and Priority Housing needs.
COMMUNITY DEVELOPMENT BLOCK GRANT SUMMARY
Following is how the annual CPD formula grant funds (CDBG & HOME funds) were
allocated in 2014 to attain the goals and objectives in the 2010-2014 CP and 2014
Action Plan:
Administration and Planning
$ 101,812.60
Human/Public Services$ 76,359.00
Centre County Women’s Resource Center
$ 29,815.00
Housing Transitions, Inc.
$ 17,149.00
House of Care, Inc.
$ 14,556.00
Burrowes Street Youth Haven
$ 9,565.00
Stepping Stone Transitional Living Program
$ 5,274.00
Public Facilities and Improvements
$261,545.00
Pugh Street Streetscape Project & $ 261,545.00*
Beaver Avenue/Locust Ln. Intersection Improvements
Total Expenditures$ 439,716.00
Contingency$ 82,204.79
Total Expenditures and Contingency
$521,921.39
HOME INVESTMENT PARTNERSHIP PROGRAM SUMMARY
Following is how HOME funds were allocated in 2014:
Administration and Planning
$ 40,343.90
Homebuyer Program$ 283,563.40
THF CHDO Homebuyer Program
$ 171,461.58
SCCLT Homebuyer Program
$ 171,461.58
CHDO (SCCLT) Operating Support
$ 20,171.95
Total Expenditures$403,439.00
STATE COLLEGE BOROUGH PLANNING COMMISSION & PLANNING DEPARTMENT
35
OWNER-OCCUPIED HOME REHAB PROGRAM
In 2014, through the Borough’s Owner-Occupied Rehab Program, improvements to
reduce energy costs and to bring units to International Code Council’s (ICC) Property
Maintenance and Electrical Code standards were completed on the homes of 1
homeowner making 80% of AMI. This meets the 2014 goal of assisting 1 household
making 80% of AMI. The goal in the 2010-2014 CP was to assist 3 households
annually. When preparing the 2014 Action Plan it was determined that this would
not be possible in 2014 and the annual goal was amended to 1. At the end of 2014,
1 rehab project was in progress being 90% complete. Despite additional marketing
for the program, no new applications were received. The Borough is considering
reallocating some of the available funding to other projects in 2015.
In 2014, 1 rehab was completed and 1 remains in progress. A total of thirty (30)
homeowner households have received assistance since the program’s inception in
2001; this total includes the 1 in progress.
A total of $19,351.22 in CDBG funding plus $2,168.53 in CDBG program income was
expended during 2014. As of December 31, 2014, $204,099.88 in CDBG funds is
available for this activity. No program income was generated through this program
in 2014.
FIRST-TIME HOMEBUYER PROGRAM (LOW INCOME)
In 2014, the Borough’s FTHB Program (Low-Income) provided down payment and
closing cost assistance to 0 households making 60-80% of AMI. This does not
meet the 2014 goal of assisting 1 small or large renter households making 60-80%
of AM. The goal in the 2010-2014 CP was to assist 2 households annually. When
preparing the 2014 Action Plan it was determined that this would not be possible
in 2014 and the annual goal was amended to 1. In addition, the total number of
households assisted over the 5-year period was 3, this does not meet the 5-year
goal of assisting 9.
During 2014, there were several income-eligible applicants who were progressing
through the budget counselling requirements.
However, some homebuyers, even
with the Borough’s subsidy, are finding it difficult to find properties in the Borough’s
real estate market which are affordable. These homebuyers are often assisted
through the State College Land Trust’s First-Time Homebuyer Program.
For the period between 1995 through December 31, 2013, 30 low or moderateincome households have purchased homes through this program.
No CDBG funding was expended during 2014. As of December 31, 2014, $358,084.27
in CDBG funds are available for this activity.
In 2014, $2,409.47 in CDBG program income was generated through the repayment
of closing cost assistance loan by a SCCLT first-time homebuyer, a portion of which
has been reallocation for admin and the balance was allocated to the State College
Borough Owner-Occupied Rehab Program.
FIRST-TIME HOMEBUYER PROGRAM (MIDDLE INCOME)
In 2014, the Borough’s FTHB Program (Middle-Income) provided down payment and
36
2014 STATE OF PLANNING REPORT
closing cost assistance as well as funds for repairs to 1 households making 80+-115%
of AMI. This meets the 2014 goal of assisting 1 small or large renter households
making 80+-115% of AMI. The goal in the 2010-2014 CP was to assist 2 households
annually. When preparing the 2014 Action Plan it was determined that this would
not be possible in 2014 and the annual goal was amended to 1.
Since 1995, 22 middle-income households have purchased homes through this
program. As of December 31, 2014, 14 households have paid off their loans, and the
money has been returned to the program to assist additional homeowners.
As of December 31, 2014, $144,111.18 is available for this activity
STATE COLLEGE COMMUNITY LAND TRUST FTHB
In 2014, SCCLT’s FTHB Program assisted 3 households making 50-80% of AMI in
attaining homeownership. This meets the annual goal, and brings the total number
of households assisted over the 5-year period to 17, exceeding the 5-year goal of
assisting 14.
From 1998 through December 31, 2014, the SCCLT has acquired, rehabilitated and
sold 36 homes, with 16 resales to 51 low to moderate-income first-time homebuyers.
A total of $221,618.92 in HOME funding was expended during 2014. As of December
31, 2014, $91,624.36 in HOME funds were available for this activity. Also in 2014,
SCCLT generated no HOME proceeds and program income totaling $6,255.42 from
other sources such as lease fees and interest earnings. All HOME proceeds and
program income generated by the SCCLT remains with the SCCLT for subsequent
projects.
TEMPORARY HOUSING FOUNDATION FTHB
In 2014, THF’s FTHB Program assisted 0 households making 50-80% of AMI in
attaining homeownership. This does not meet the annual goal of assisting 2 small
or large renter households making 50-80% of AMI. The total number of households
assisted over the 5-year period was 3, this does not meet the 5-year goal of assisting
9.
The primary reason for not meeting the 2014 goal were the economic conditions
which have made potential first-time homebuyers cautious. Even through interest
rates were low and the prices were affordable, the applicants ready to purchase
decided to remain renters for the time as they did not want to take the risk of buying.
Within the Borough, demand for smaller single-family homes remains strong due to
student housing. Additionally the SCCLT had several resales of affordable homes on
the market. THF choose not to purchase additional homes earlier in the 2014 year
as it was determined that the available resales would satisfy the demand of those
on the waiting list for an affordable first-time purchase. With the sale of several of
the SCCLT “resales” later in 2014, THF purchased two homes in December of 2014
for rehab and sale to be completed by early to mid 2015.
From 1998 to December 31, 2014, THF has acquired, rehabilitated and sold 27
homes to 23 first-time homebuyers. Three (two low/moderate-income and one
middle-income) of the 27 homes were previously part of the Borough’s Homebuyer
program, but were resold to qualified buyers through THF. Four of the 27 homes
STATE COLLEGE BOROUGH PLANNING COMMISSION & PLANNING DEPARTMENT
37
were sold using Borough FTHB Program mortgage and closing cost assistance. To
avoid double-counting, these four households have been counted in the Borough’s
FTHB Program summary.
A total of $24,837.12 in HOME funding was expended during 2014. As of December
31, 2014, a total of $451,143.75 in HOME funds was available for this activity. Also
in 2014, THF generated no HOME proceeds and no program income. All HOME
proceeds and program income generated by THF remains with THF for subsequent
projects.
KEMMERER ROAD MIXED-INCOME RENTAL PROJECT
The Borough’s CP includes a mixed-Income rental project as a goal to address the
rental housing needs of small or large family households making 60%-80% of AMI.
In June 2010 a 9-unit apartment building at 410-426 Kemmerer Road was purchased
through a partnership agreement between the State College Redevelopment
Authority and THF to accomplish this goal. To finance the acquisition, the State
College Redevelopment Authority issued a Taxable and a Tax Exempt Note with
Fulton Bank. In addition, CDBG entitlement funds totalling $139,477.83 were used
toward the purchase of the property. Additional CDBG funding was allocated for
the rehabilitation of the units and future CDBG program income received from the
repayments of a CDBG subsidy for the land acquisition for Arnold Addison Court, an
89-unit rental complex for the elderly and persons with disabilities, was dedicated
for the repayment of the Tax Exempt Note.
In 2011, all 5 units were rented to income eligible households, but the planning of
the rehabilitation of the units took longer than expected and the goal was amended
to provide 2 units in 2012 and 3 in 2013. In 2012, 4 of the affordable units were
rehabbed, and the 2013 goal was amended to provide 4 units in 2012 and 1 in 2013.
In 2013, the remaining affordable unit and 3 of the market-rate units were rehabbed.
In 2014, the last 2 market-rate units were rehabbed. A total of $24,645.91 in CDBG
funding was expended. Also in 2014, $118,077.50 in collected rental fees were
retained by THF and rolled back into the project for operations.
PUBLIC FACILITIES
A total of $511,545.00 of CDBG funding from the Atherton Street Corridor Improvement
Project was reallocated to the Pugh St. Streetscape Project and Beaver Ave./Locust
Ln. Intersection Improvements project. The project consists of approximately 1,000
square yards of concrete, approximately 370 square yards of brick paving, over 1,000
lineal feet of concrete curb, and approximately 120 square yards of street pavement
mill and overlay. The project also includes improvements to 2 existing traffic signals,
and the associated controllers, conduit and junction boxes. This includes new traffic
signal poles, including mast arms, signal heads and foundations. Also included
are 12 street light poles, lights and foundations, and 11 street trees; as well as the
maintenance and protection of vehicular and pedestrian traffic and business access
during the project.
Due to traffic signal pole manufacturing delays, the project was not completed in
2014. It is expected to be completed in early 2015.
38
2014 STATE OF PLANNING REPORT
PUBLIC SERVICES
In 2014, to provide public services to low/mod or presumed low/mod persons, the
Borough obligated 15% of the annual CDBG allocation to human service agencies
which provide housing related services. This meets the 2014 goal and is on track
to meet the 5-year goal of providing 15% of the annual CDBG allocation to human
service agencies which provide housing related services.
Allocation
# Persons
Expected to
be Served
# Persons
Served in
2014
House of Care: Staffing
Program
$14,566.00
5
5
Housing Transitions, Inc:
Employment & Housing
Services
$17,149.00
75
67
Women’s Resource Center:
Shelter Staffing Program
$29,815.00
125
128
Youth Service Bureau: Burrowes
St. Youth Haven
$9,565.00
40
35
Youth Service Bureau: Stepping
Stone
$5,274.00
14
12
Total Human Service Agency
Funding
$76,359.00
259
247
Total FY2013 CDBG Allocation
$509,063.00
Program
Percentage of CDBG Allocation
used to support Human Service
Agencies
15%
STATE COLLEGE BOROUGH PLANNING COMMISSION & PLANNING DEPARTMENT
39
To review this report online, please visit:
www.statecollegepa.us/DocumentCenter/View/10348