More than two years in the making, a detailed zoning proposal for State College’s West End may reach a public hearing by October.
That would put the ordinance on track to be finalized several weeks before year’s end.
In a marathon, two-hour work session Wednesday afternoon, council members hammered out some unresolved elements in the zoning plan. It’s designed to help shape and guide a hoped-for renaissance in the West College Avenue neighborhood, bounded by Atherton Street, Buckhout Street, West Campus Drive and West Calder Way.
Among the zoning points in the proposal solidified Wednesday:
- Building-design standards included in the plan should be mandatory, not voluntary, though there would be a process for seeking waivers. Council members found no unanimity on this point, and several said they found some expectations in the zoning document to be too prescriptive. But the group appeared to agree that the proposal, having been in the works for so long, needs to move forward despite imperfections.
- Building heights would be allowed to reach higher in areas closer to West Campus Drive. On lots fronting West College Avenue, heights would be limited to two to three stories; north of that, the height maximum would be four stories in most areas. For several properties facing West Campus Drive, the limit would reach five stories between North Buckhout and North Sparks Streets. Several residents attending the council meeting appeared to agree with those height restrictions.
- Redevelopment projects on many corner lots would be required to include mixed uses, not only residential functions. That way, borough staff members said, the borough could encourage the sorts of mixed land uses — including retail stores, for example — that are a goal for the neighborhood. The area now is mostly residential rental properties.
- The ordinance would not include provisions for inclusionary housing, meant to encourage the development of more affordable housing in the neighborhood. Instead, the Borough Council this fall is expected to consider a boroughwide measure that would address the issue, using the same, uniform standards in every State College neighborhood.
Council member Jim Rosenberger said the borough needs to continue to talk with Ferguson Township, which borders the West End and is considering redevelopment-friendly zoning of its own. The borough also needs to engage Penn State in ongoing West End discussions, too, Rosenburger said.
‘All three entities (the borough, the township and Penn State) come together at the West End,’ he said.
Borough Manager Tom Fountaine said the West End zoning ordinance will be on the council’s agenda Sept. 13. At that point, council members may vote formally on whether to send the proposal to a public hearing. A hearing could be held in early October.
After that, the council could move to enact the regulations.
To read a recent draft of the proposed zoning changes, go to this borough URL (PDF download).
