Affordable senior housing in Patton Township takes a step forward. Here’s what’s next

A zoning change near a small Patton Township neighborhood to accommodate a proposed attainable housing community was approved by the Patton Township Board of Supervisors Wednesday.

After months of discussions among township staff and the planning commission, the supervisors voted unanimously to approve a zoning request for a 2.5 acre parcel at 160 W. Clearview Ave., State College. Supervisor Pam Robb was not at the meeting.

The parcel was zoned R-2 low density residential and the request was to change it to R-3 medium density residential. The township received a request from HFL Corporation in May to consider rezoning that property for a proposal of a 31-unit attainable housing community for people 55 years and older.

With the board’s approval, the zoning change will go to the Centre Region Planning Commission for further review and recommendation. The board can’t take final action on the request until it has been reviewed by the CRPC, the proposed rezoning has been advertised and impacted property owners have been notified, according to the township website. CRPC will likely discuss the request at its November meeting, the township’s website states.

Many township residents have shared their concerns about the zoning change, with several noting an increase in traffic in the neighborhood and fears of it altering the neighborhood’s small and quiet character. Supervisor Dan Treviño said he understood those concerns but also took into consideration the transition that the area has seen and will continue to see.

“All your views are very valid. ... I live in a residential area so I understand your concerns about what transition and changes might occur with the neighborhood you’ve lived in, and many of you for a very long time,” Treviño said.

The board weighed doing a Small Area Plan prior to acting on the zoning request, but Treviño said he wasn’t sure what would change if they waited.

“This is my personal view but I don’t see that waiting for a Small Area Plan and waiting a year is going to change it anyway — the preferred potential use of that corner. I would like to ensure that it remains a dwelling, whether it’s multifamily or not, at least that corner there will remain a residential area and not turn into an office complex, or heaven forbid, some kind of a commercial space. So bottom line for me, I think it’s appropriate for us to go ahead and approve the rezoning request to R-3,” Treviño said.

Supervisor Betsy Whitman agreed, adding that she thought there are ways commercial and residential uses can go together, as it helps create a more walkable town, but wanted to see the use of housing remain there specifically. Supervisor Sultan Magruder said by acting on the request now, they could avoid future requests for commercial uses, which residents have made clear they don’t want.

“...If we don’t move on this, at some point in the future, there’s going to be a request that comes in for something, particularly for commercial or something like that which residents definitely don’t want in that area. And so, I think moving on this now and for residential … makes the most sense,” Magruder said.

He and other supervisors encouraged residents to remain engaged as the process continues.

If the rezoning request goes through, the developer can submit a land development plan for the site. Supervisor Elliot Abrams said he hopes actions can be taken to lessen the impact of the neighborhood through that process.

“What I was hoping is that — and we may not be able to — is that when that site plan comes in, we’ll do whatever we can to minimize the impact to the adjacent residential properties,” Abrams said.

Patton Township Manager Amy Farkas said through the land development process, they’ll have the opportunity to have a traffic impact study and mitigation, as well as some stormwater concerns.

“There is an opportunity there once a land development plan is received by the township, to work on and making sure that we’re not making the situation worse and hopefully doing something to make the situation better for the residents out there,” Farkas said.