Meeting Agenda
State College Borough Planning Commission
May 3, 2017
Room 304 / 12:00 p.m.
I. Call To Order
II. Roll Call
III. Land Development Plans
IV. Approval Of Minutes
V. Chair Report
VI. Public Hour - Hearing Of Citizens
VII. Land Development Plans
VIII. Community Planning
A. Proposed Modification To The Zoning Ordinance To Add Provisions For Wireless Cell Monopoles And Modify
The Antenna Section Of The Ordinance
IX. Official Reports And Correspondence
A. Borough Council (BC)
B. Redevelopment Authority (RDA)
C. Staff Updates
X. Upcoming Meetings
XI. Adjournment
Documents:
Complete Planning Commission Agenda - 5-3-17.pdf
Planning Commission
May 3, 2017
Page 1 of 10
Meeting Agenda
State College Borough Planning Commission
May 3, 2017
Room 304 / 12:00 p.m.
I.
Call to Order
II.
Roll Call
Michael Roeckel, Chair
Anita Genger, Vice-Chair
Zoe Boniface
Charles Dumas
Scott Dutt
Jon Eich
Richard Kalin
III.
Approval of Minutes – April 20, 2017
IV.
Chair Report
V.
Public Hour - Hearing of Citizens
VI.
Land Development Plan - none
VII.
Community Planning
A. Proposed Modification to the Zoning Ordinance to add Provisions for Wireless
Cell Monopoles and Modify the Antenna section of the ordinance
Based on a recent order from the Public Utilities Commission granting
municipalities the authority to regulate monopoles in rights-of-ways, staff has
drafted an ordinance for Planning Commission to review. Borough Council
forwarded the draft ordinance to the Planning Commission at their May 1,
2017 meeting. Council also scheduled a public hearing for June 5, 2017.
Attached to the agenda on pages 8-10 are the current requirements and
thedraft ordinance for Planning Commission review.
Planning Commission Action: Review the draft ordinance and provide
feedback to Planning staff.
VIII.
Official Reports and Correspondence
A. Borough Council (BC)
Planning Commission
May 3, 2017
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B. Land Development Plans
C. Redevelopment Authority (RDA)
D. Staff Updates
IX.
Upcoming Meetings
Thursday, May 18, 2017 at 7 p.m.
Wednesday, June 7, 2017 at Noon
X.
Adjournment
Planning Commission
May 3, 2017
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Meeting Minutes
Joint Meeting of
State College Borough Planning Commission
and Borough Council
April 20, 2017
The State College Borough Planning Commission (PC) held a joint meeting with
Borough Council (BC) Thursday, April 20, 2017 in the State College Municipal Building,
243 South Allen Street, State College, PA. Chairman Roeckel called the meeting to
order at 7:06 p.m.
Planning Commission Members Present
Michael Roeckel, Chairman; Anita Genger, Vice-Chairman; Zoe Boniface, Scott Dutt,
Charles Dumas, Jon Eich and Richard Kalin
Borough Council Members Present
Tom Daubert, Council President, Elizabeth Goreham, Mayor; Jesse Barlow, David
Brown, Cathy Dauler, Janet Engeman, Theresa Lafer, and Evan Myers
Others Present
Ed LeClear, Planning Director; Thomas J. Fountaine, II, Borough Manager; Anne
Messner, Planner/Zoning Officer; Jenna Wargo, Planner; John Wilson, Zoning Officer;
Maureen Safko, new Senior Planner; Denise L. Rhoads, Administrative Assistant; Craig
Richardson, Project Director, Tim Richards and Nate Baker, Project Coordinators,
Clarion Associates; Matt Harlow, ELA Group; Ed Poprik, State College Area School
District; Tim Jones, Massaro, and other interested parties
Chair Report
Chairman Roeckel had nothing to report.
State College Borough Zoning Ordinance Rewrite Kick-off meeting
Mr. LeClear gave a brief overview of the discussion for tonight’s meeting.
Mr. Richardson gave a brief overview of his staff and the types of projects they have
worked on for Clarion Associates. He stated they will be doing a focused type of
marketing analysis.
He also noted this process would take approximately 18-20 months.
He stated one of the clear goals that had come through meetings with the various
groups was they wanted this process to be easy to use and understand.
Planning Commission
May 3, 2017
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Mr. Richardson stated the website set up for this specific project was:
www.zonestatecollege.org
Any and all information will be on this website to encourage public input. There will also
be a chance to sign up for informative emails. Mr. LeClear stated there will be copies
available in the Planning Department for those who do not want to use the internet.
Work Program and Schedule
Task 1: Project Initiation will include reviewing documents, setting up the website,
reconnaissance, interviews and kick-off meeting which was today’s meeting.
Task 2: Zoning Ordinance Assessment will include the outline, advisory committee set
up, joint work sessions with Council and public forums.
Task 3: Draft Zoning Ordinance will include staff/public reviews of the draft ordinance,
meetings with the advisory committee, PC and BC on each installment.
Task 4: Testing will include testing the ordinance, four case studies, summary
presentations, meetings on the testing.
Task 5: Public Hearing draft of zoning ordinance will include public hearings on the draft
ordinance and public hearings/work sessions with PC and BC.
Mr. Richardson would like all responses to the survey done by May 26, 2017.
Mr. LeClear noted there will be a more in-depth survey on the website.
Thoughts on Project Goals
Goal 1: Make ordinance more user friendly.
Goal 2: Support dense, mixed-use, walkable development in the downtown core and
West End.
Goal 3: Add student housing, particularly in downtown’s East End.
Goal 4: Ensure redevelopment and development in built neighborhoods is compatible
with desired character and context.
Goal 5: Encourage and support reuse.
Goal 6: Protecting the character of existing neighborhoods. He noted they would be
discussing neighborhood conservation districts.
Goal 7: Support sustainable development practices and green building. He discussed
possibly using a point system or incentives.
Planning Commission
May 3, 2017
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Goal 8: Modernize development standards, especially parking standards and
requirements, landscaping revisions and form and design controls.
PC and BC comments included:
• Mr. Kalin asked at what point would they begin to update the map. Mr.
Richardson stated they would start thinking about it after the text and zoning
districts are created.
• Mr. Kalin asked if the ordinance would be created in an electronic format and
if so, could and would it be updated. Mr. Richardson stated it would be. Mr.
LeClear stated that would be the goal.
• Chairman Roeckel asked if they would be providing updates periodically to
both the PC and BC. Mr. Richardson and Mr. LeClear both stated this would
happen.
• Mr. Brown asked if Goal 2 would be a mandate to support density in the
downtown and the West End. Mr. Richardson stated they pulled this from our
Downtown Master Plan (DMP). Mr. LeClear gave some clarification on this.
Meeting Agenda
State College Borough Planning Commission
April 20, 2017
Public Hour
David Stone of 539 East Foster Avenue stated he was at the Transportation
Commission (TC) meeting regarding the traffic study. He stated he disagreed with the
suggestion of waiting to do the traffic study until the zoning rewrite is completed.
Chairman Roeckel asked if the PC would like to review the traffic study and they stated
they would. Ms. Messner stated staff could post the executive summary for review on
our website.
Approval of Minutes
A motion was made to approve the April 5, 2017 minutes as submitted by Mr. Dutt and
was seconded by Mr. Dumas. The vote was unanimously in favor.
Land Development Plans
Preliminary Plan, Corl Street Elementary School Renovation and Expansion, 235 Corl
Street, State College Area School District, owner, R-2 Zoning District, ELA Group, Inc.
Engineer and Landscape Architects
Planning Commission
May 3, 2017
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Mr. Harlow’s presentation included:
• They are proposing to make improvements and renovations to Corl Street
Elementary School for an anticipated maximum capacity of 414 students.
The current 2016 enrollment is 253 students.
• Mr. Harlow noted they are requesting a conditional use permit for parking
spaces.
• He noted part of the project was in Ferguson Township (Highland Alley).
• The proposed site will be 4.7 acres.
• Currently, 35 parking spaces need to be removed. They will push all the
parking to the back of the building which would result in 52 spaces.
• They tried to maintain the same amount of playground area.
• Storm water management will be in two areas to retain the run off. These
areas will be utilized as educational opportunities.
PC’s comments included:
• Mr. Kalin asked how many classrooms were there currently. Mr. Harlow
stated there were 18 currently.
• Mr. Eich also asked if the roof space would be utilized for anything. Mr.
Poprik stated they were looking at using those for solar panels and green
roofs. Mr. Eich stated, as part of PC’s recommendations, he would like to
encourage the use of LEED certification.
• Ms. Boniface stated her children used to attend the school and they did not
run into any parking issues.
Ms. Boniface made a motion to recommend approval of the conditional use permit with
the suggestions of the members and was seconded by Mr. Dutt. The vote was
unanimously in favor.
Mr. Eich asked what staffs’ comments were. Ms. Messner stated staff has no issues
with the plan.
Preliminary Plan, Radio Park Elementary School Renovation and Expansion, 800 West
Cherry Lane, State College Area School District, owner, R-2 Zoning District, ELA
Group, Inc. Engineer and Landscape Architects
Mr. Harlow’s presentation included:
• They are proposing to make improvements and renovations to Radio Park
Elementary School for an anticipated maximum capacity of 552 students.
The 2016 enrollment was 339 students.
• 19 acres of this project were in a flood plain.
• Seven acres will be what was included in the proposal.
• They are proposing to separate bus and vehicular traffic
• There will be two bids: a base bid for 414 Students and an alternate bid for
552 students. They won’t know the outcome until the day of the bid.
• They will be providing 104 parking spaces and this will be a reduction of
twenty-nine percent.
Planning Commission
May 3, 2017
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•
•
The Storm water management system will have a small piece to be used as
an educational area.
They will connect to the Tudek-Circleville bicycle path.
PC’s comments included:
• Ms. Boniface asked if there are areas for those who might walk to school. Mr.
Harlow stated there would be on the Orlando Avenue side.
• Mr. Dutt asked about the Circleville spur. Mr. Harlow stated it would not have
an impact on this particular project.
• Mr. Eich asked about LEED certifications. Mr. Harlow stated they would be
the same as for Corl Street.
Mr. Dutt made a motion to recommend the approval of the proposal to Council and it
was seconded by Mr. Dumas. The vote was unanimously in favor.
Official Reports and Correspondence
Borough Council (BC): Mr. LeClear reported Council will consider enactment of the CID
modification May 1. Mr. LeClear noted there was now information on our website
regarding the Historic Architectural Review Board (HARB).
Design and Historic Review Board (DHRB): Ms. Messner reported the DHRB met this
week and reviewed the same plans as reviewed by PC at today’s meeting.
Land Development Plans: Ms. Messner reported staff has one plan for the steam
services building on Penn State campus adjacent to the steam plant to provide
office/administrative space for those who work at plant.
Upcoming Meetings included:
Wednesday, May 3, 2017 at 12:00 p.m.
Thursday, May 18, 2017 at 7 p.m.
Adjournment
With no further business to discuss, the meeting was adjourned by Mr. Dutt at
8:46 p.m.
Respectfully submitted by:
Denise L. Rhoads, Administrative Assistant
Planning Commission
May 3, 2017
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Current Ordinance Language
Planning Commission
May 3, 2017
Page 9 of 10
Ordinance ______
AMENDING THE STATE COLLEGE BOROUGH ZONING ORDINANCE (CHAPTER XIX
PART D OF THE CODIFICATION OF ORDINANCES) BY ADDING PROVISIONS FOR
WIRELESS CELL MONOPOLES AND ANTENNA AND PROHIBITING WIRELESS CELL
MONOPOLES IN CERTAIN PUBLIC RIGHTS OF WAY
Be it ENACTED AND ORDAINED by the Borough Council of the Borough of State
College, and it is hereby Enacted and Ordained by authority of same, as follows:
Section 1. Amend the Codification of Ordinances, Chapter XIX, Part D, Section 201.
Definitions by adding:
Monopole. A pole installed in the ground to provide wireless cell service or other
similar transmission.
Section 2. Amend the Codification of Ordinances, Chapter XIX, Part D, Section
2001.e.(6) Telecommunications Antennas (Shared use), to read as follows:
(6) Telecommunications Antennas and Monopoles (Shared Use).
Telecommunications antennas and monopoles shall be a shared use and the
following provisions are listed below.
(a) Telecommunications Antennas may be attached to any building or structure in all
zoning districts including but not limited to a church, a municipal or governmental
building or facility, an agricultural building, a building owned by a utility, multi-family
housing, telecommunication tower, water tank and major electrical transmission lines
Pursuant to the following.
1. Antennas shall not be permitted on single-family homes, duplexes,
townhomes, or any accessory structure that is located on the same lot as a
single-family homes, duplexes, or townhomes.
2. Building and zoning permits shall be required; and
3. Antennas shall be no taller than 15 feet above the existing structure.
(b) Monopoles must follow the provisions listed below:
1. Monopoles are only permitted within the public rights-of-way, and lots, in the
following zoning districts:
a. Commercial Incentive District
b. Commercial District
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Planning Commission
May 3, 2017
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2. Monopoles cannot be composed of wood but must be in keeping with the
light standards and street furniture that is in place in the same block where the
monopole is to be located.
3. Each monopole installation can be no closer than 1,000 feet to the next
monopole installation.
4. Monopoles can be no taller than 40 feet in height from grade.
5. Building and zoning permits shall be required.
6. Each monopole foundation must be designed and constructed in
accordance with the Borough’s specifications and approved by the Borough
Engineer prior to issuance of a zoning permit.
7. All monopole applications, installation and construction shall be in
compliance of all Borough right-of-way ordinance requirements contained in
Chapter IX, Part C & D of the Borough’s Code of Ordinances.
ENACTED AND ORDAINED this _____ day of ___________________, 2017.
ATTEST:
____________________________
Sharon K. Ergler
Assistant Borough Secretary
BOROUGH of STATE COLLEGE
By: _____________________________
Thomas E. Daubert
President of Council
EXAMINED AND APPROVED as an Ordinance this _____ day of _______, 2017.
...............................
______________________________
Elizabeth A. Goreham
Mayor
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