Planning Commission April 4 Agenda

Meeting Agenda State College Borough Planning Commission

Regular Meeting Wednesday, April 4, 2012

Noon, Room 304

I. Call to Order

II. Roll Call Evan Myers, Chair Michael Roeckel, Vice-Chair

Scott Dutt Jon Eich Anita Genger Rich Kalin Ron Madrid

III. Approval of Minutes – March 22, 2012

IV. Chair Report

V. Public Hour - Hearing of Citizens

VI. Community Wide Planning - none

VII. Development Plans - none

VIII. Neighborhood Planning

A. Highlands Neighborhood Plan Update

Following a discussion of the 1994 Highlands Plan implementation status, staff has compiled a report updating the current conditions of the neighborhood for

discussion with Planning Commission. Pages 6-7 includes a memo highlighting

some of the significant trends. Pages 8-12 provides a chart comparing each

section of the 1994 Plan to the current conditions according to the data available

to staff, and supporting maps and charts can be found on pages 13-21. The memo

regarding the implementation status of the 1994 Plan recommendations that was provided to Planning Commission on February 16 has also been included on

pages 23-26.

Staff is requesting Planning Commission to comment on the following items: 1) After reviewing the reports on the implementation status of the 1994 Plan and the update on existing conditions, would Planning Commission like staff to proceed with drafting updated recommendations and goals for the Highlands Neighborhood? 2) If yes, how should these goals within the 1994 Plan be

developed? Are there additional facts that were not included in the 1994 Plan that Commission would like staff to investigate? Planning Commission Action: Discuss the information presented. Staff Recommendation: Staff recommends the Commission review the information and provide feedback to staff.

IX. Official Reports and Correspondence

A. Borough Council (BC)

B. Redevelopment Authority (RDA)

C. Zoning Hearing Board (ZHB)

X. Upcoming Meeting(s)

Thursday, April 12, 2012 – 7 p.m. Thursday, April 19, 2012 – 7 p.m. Wednesday, May 2, 2012 - Noon

XI. Adjournment

Planning Commission Agenda Wednesday, April 4, 2012 of 26

Meeting Minutes State College Borough Planning Commission

Thursday, March 22, 2012

The State College Borough Planning Commission met on Thursday, March 22, 2012 in the State College Municipal Building, 243 South Allen Street, State College, PA in Room 304. Mr. Myers, Chair, called the meeting to order at 7 p.m. Members present: Evan Myers, Chair; Mike Roeckel, Vice-Chair; Jon Eich, Rich Kalin and Ron Madrid Others present: Carl Hess, Planning Director; Anne Messner, Acting Zoning Officer; Meagan Tuttle, State College Borough intern and Denise Rhoads, Staff Assistant Approval of Minutes: A motion was made by Mr. Eich and was seconded by Mr. Madrid to approve the March 14, 2012 minutes as submitted. The vote was unanimous.

Chair Report: Mr. Myers reported he went before Council and discussed the Retreat. The commission has not really seen plans yet. They are still looking to set up a joint meeting between Council, Planning Commission, Redevelopment Authority, Penn State University and Ferguson Township. Public Hour: There was no one in the audience who wished to discuss items not on the agenda. Development Plans Two Lot Subdivision 1275 Penfield Road, The Pennsylvania State University, owner, Sweetland Engineering and Associates, INC., Engineer Ms. Messner stated the Pennsylvania State University (PSU) was bequeathed this lot in 2011. This lot was originally two (2) lots. It was combined into one (1) lot in 1995. Currently, the lot is .93 acres. PSU wants to sub-divide it back into two (2) lots again. This is in the R1 zoning district. They have asked to create one lot with an existing house and allow for a vacant lot that would permit a 1-family dwelling fronting North Inverary Place. Borough Council will receive this on April 2, 2012. A motion was made to approve this subdivision request, as submitted, by Mr. Eich and seconded by Mr. Madrid. The vote was unanimous.


Community Wide Planning Residential-Office Overlay (ROO) Zoning Ordinance Amendment

Council decided not to act upon the draft ordinance they received. Instead, they made changes and these changes were returned to the Planning Commission for review. Planning Commission discussed these and forwarded their response to Council for review. Council received the comments and adjusted the ordinance. Mr. Hess gave a brief overview of the table included in the agenda. He discussed uses, ground floor use, front yard depth, height, parking requirements, maximum height with incentives, green building incentive and mixed use incentive. Changes were made in all areas but three. The Commission’s discussion of the changes was:

• Some members felt that the LEED rating system had already been decided on by Council for the Commission.

• Members discussed a Performance Bond. Mr. Rob Ponder, Ponder and Ponder Architects, was present to discuss the draft ordinance and the proposal for 254 East Beaver Avenue which is one of the properties under consideration for this zoning change. Mr. Ponder explained he had reworked the proposal to achieve what the Commission would like to see. Corporate headquarters for HFL is now going to be on the ground floor of this property. The HFL offices will be able to be access from Highland instead of Beaver. Mr. Ponder stated the fact that parking was reduced allowed him to make these changes to the proposal which allows for commercial on the first floor, offices on second and residential on third. This would limit the FAR to residential and this building would have underground parking. Mr. James Rayback spoke and represented the Phi Kappa Sigma fraternity. The fraternity is in total opposition of this ordinance and feels it would bring more crime, more people, and the building is too big. After a lengthy discussion, a motion was made by Mr. Myers to go back to the original wording the Commission originally recommended and was seconded by Mr. Roeckel. The vote was passed (3-2-0) with the nay votes being Mr. Eich and Mr. Madrid. A motion was made to send this back to Council with Planning Commission’s recommendations by Mr. Roeckel and seconded by Mr. Eich. The vote was unanimous. A motion was made by Mr. Kalin to recommend to Council to approve this ordinance with the recommendation made by the Commission for approval. The vote was passed (4-1-0) with the nay vote being Mr. Eich.


Centre Region Draft Comprehensive Plan

Mr. Hess introduced Mr. Jim May from the Centre Region Planning Agency (CRPA). He stated they sent a survey to over 2000 random people in the area. He gave a brief overview of when the comprehensive plan was initiated and what it is. He discussed the land use and the major themes discussed were multi-municipal coordination and the regional growth boundary and sewer service areas. Maintaining a strong relationship with PSU is very important. He also stated the regional growth boundary and the sewer service areas are the strongest tools they have. He also discussed rural residential development and agricultural protection. Mr. Tom Zilla from the Centre Region Planning Agency (CRPA) presented his transportation elements. He focused on two (2) policies in their comprehensive plan: Policy 2.1.4 – The importance of pedestrian and bike improvements is going to be a big focus moving forward. They will be developing a continuous, interconnected network of bicycle and pedestrian facilities of all types. Policy 2.1.5 – They will be advancing roadway projects to improve safety for both vehicular and pedestrian traffic and try to reduce congestion where possible. A Commissioner asked if the pedestrian and bike safety is in “lieu of” or “in addition to”. Mr. Zilla stated it would be in addition to. They want to develop a pedestrian-bike plan to encompass all municipalities. Official Reports and Correspondence Borough Council (BC) – Mr. Hess had nothing to report.

Design Review Board (DRB) – Ms. Messner reported the DRB looked at a revised sign for the Westerly Parkway center and voted on a candidate for the Holtzman award.

The next scheduled meeting is Wednesday, April 4, 2012 at noon.

Adjournment With no further business to discuss, this meeting was adjourned at 8:41p by Mr. Madrid. _____________________ D. Rhoads, Staff Assistant


STATE COLLEGE BOROUGH

MEMORANDUM PLANNING DEPARTMENT

to: State College Planning Commission

from: Planning Staff

subject: Update on Highlands Existing Conditions

date: 3/30/2012

At the February 16 meeting of the State College Planning Commission, staff presented a report outlining the 1994 Highlands Plan recommendations and implementation status. At the conclusion of this discussion, SCPC requested an update on the conditions of the neighborhood, with specific questions regarding rental housing and zoning requirements. The chart and maps on the proceeding pages outline the conditions of the Highlands neighborhood as they were reported in the 1994 Plan, and provide a snapshot of the current conditions based on information available to staff. The updates on the neighborhood’s conditions include information on demographics, land use & zoning, environmental considerations, traffic & circulation, public services & utilities, and others. In the process of compiling the updated data, staff observed several conditions that have experienced noteworthy change. The density of the neighborhood has increased somewhat as both the municipal and University populations have increased. Because the neighborhood is essentially built-out, this increased density has occurred through the conversion of structures to include additional housing units, and through the introduction of new zoning districts that allow

for the intensification of developed sites. The maps on agenda pages 16-17 indicate areas of the

neighborhood in which changes to the Official Zoning Map have been made, and indicate the location and additional rental housing. The following points outline a few of the demographic, land use and zoning conditions of the Highlands today:

• Highlands Population (2010 Census) is 10,371; 24.6% of the Borough’s total population

• Penn State student enrollment fall of 2011 is 45,194 (an 18.5% increase from the 38,219 students enrolled in 1994) and 31.7% of the student body is housed on campus.

• In 1994 there were 7,744 student residents in the Highlands; in 2000 there were 7,376, representing a 5% decrease.

• In 1992, there were 274 school-aged children in the Highlands (5-17 years); in 2010 there were 259 children of the same age group.

• From 1990-2010, the number of housing units in the neighborhood increased from 3,318 to 3,767; this represents a 13.5% increase in the number of units.

• In 1990, 85% of occupied housing was renter-occupied and 15% was owner-occupied.

• In 2010, 85.6% of housing was renter-occupied, 11.6% was owner-occupied, and 2.8% was vacant.

• In 2012, there are 94 Student Home permits in the R-2 and R-3 zoned areas of the Highlands neighborhood. (Student Home was not a defined land use in 1994.)


Another area of significant change was in the area of traffic and circulation, particularly with respect to non-vehicular transportation. The 1994 plan highlighted the need for traffic-calming measures to reduce through traffic, provide a safer environment for pedestrians, and increase the availability and accessibility of non-vehicular traffic routes. Many roadway enhancements have been made to calm traffic in the neighborhood, which were provided in the implementation status report at the February 16, 2012 SCPC meeting. While it is unclear what level of service was provided to the neighborhood by CATA at the time of the 1994 plan, it can be assumed that service has become more efficient; CATA frequently analyzes routes and ridership and adjusts services for more efficient operations. Additionally, no bike lanes or bike

routes were dedicated in the Highlands. The map on page 21 of the agenda illustrates the

location of transit and bike routes that service the neighborhood today.

• Traffic violations have decreased by 60% (from 68 to 27) from 1994 to 2011.

• The neighborhood currently has access to the HP, R and B CATA routes along its perimeter, and is in close proximity to the main bus transfer locations in downtown which provide access to all community and campus routes.

• Bike routes now exist along the Parkway, Foster Avenue, and Allen and Garner Streets. The expansion and installation of transit and pedestrian facilities within the

neighborhood is also significant in terms of the potential to reduce pollutants that contribute to air quality issues. In the 1994 Plan, it was reported that State College Borough was a Clean Air Act Attainment Zone. However, since new standards were adopted in 1997, the area is now a non-attainment zone and transportation-related planning at the regional level addresses strategies for pollutant mitigation from vehicular sources.

A final area of significant change has been observed in the number of Police complaints

and violations that have been reported in the neighborhood. An analysis of historical Police data shows that nearly all areas of violations, except for thefts, have experienced an increase

since the 1994 Plan. The charts on agenda page 22 outlines the trends in violations for selected

years between 1990 and 2011. The following points outline a few of the details regarding the number of violations in the Highlands:

• For the fall of 1994, 523 violations were reported, which includes 160 Alcohol, 37 Assault/Fights, 80 Criminal Mischief/Trespass, 133 Noise, and 104 Thefts.

• For the fall of 2011, 687 violations were reported, which includes 183 Alcohol, 61 Assault/Fights, 102 Criminal Mischief/Trespass, 256 Noise, and 73 Thefts.

• Data provided indicates a 31.4% increase in total recorded violations from during the fall semesters from 1994-2011.

The 2012 F8 report for State College Neighborhoods outlines many policing strategies

that have been implemented in order to address these particular violations. The report notes that due to these strategies, the number of violations reported does not necessarily indicate an increased problem with noise and alcohol. For example, increased enforcement in the neighborhoods leads to a greater number of violations reported.


1994 Plan Conditions Current Conditions

Neighborhood

Population*

Neighborhood Population: 9,763 (1990)

Represented 25% of Borough Population (38,981)

(Source: US Census Bureau)

Neighborhood Population (2010): 10,371

Represents 24.6% of Borough Population (42,034)

(Source: 2010 US Census Bureau)

Penn State

Enrollment

University Park Campus (Fall '94): 38,219

(Source: Penn State University Budget Office, "Fall

Headcount Enrollment")

University Park Campus (Fall '11): 45,194

Represents an 18.25% increase since 1994 (Source:

Penn State University Budget Office, "Fall Headcount

Enrollment")

Students Living on

Campus

12,919 students

Represents 33.8% of enrolled student body

(Source: Penn State University Housing and Food

Services, "Students Living On and Off Campus by Class

Standing")

14,340 students

Represents 31.7% of enrolled student body

(Source: Penn State Office for Campus Residences)

Students Living in

Highlands

7,744 Student Neighbors

Represented 79% of Neighborhood Population

(Source: 2009 State College Fair Housing Update)

7,376 Student Neighbors in 2000

Represented a 5% decrease from 1990.

(Source: 2009 State College Fair Housing Update)

Land Use

(See Maps 2-3)

Predominantly residential with a mix of housing

types and tenure. Some commercial and office

uses in the Hamilton Center and along Atherton,

Burrowes, Allen and Pugh streets.

Land Use conditions have remained fairly stable

over time.

Zoning

(See Maps 4-5)

Zoning Districts: R-2, R-3, R-4, R-O, CP-2, PK and

PA. Majority R-2, with R-3 along Allen and Pugh, R-

O as a transitional area between downtown and

residential areas, and CP-2 in Hamilton Center.

Creation of RO-A and R-3H districts within the

neighborhood to allow for reuse opportunities.

Allen and Pugh continue as mixed use/higher

density corridors, Commercial in the Hamilton

center, and much of the R-2 district is still the same.

Housing Units &

Tenure*†

(See Maps 6-8)

3,318 Units

85% Renter-Occupied, 15% Owner-Occupied

(Source: 1994 Highlands Area Plan, 1990 U.S. Census)

3,767 Units

85.6% Renter-Occupied, 11.6% Owner Occupied,

2.8% Vacant

Represents a 13.5% increase in total units

(Source: 2010 US Census-American Fact Finder)

Student Home Not a defined land use in 1994 94 Rentals with Student Home permits (Source:

State College Borough Student Home Report)

Opportunities for

IntensificationAreas located in the R-3, R-O and CP-2 districts

Easterly Parkway Office Park, various single family

lots in R-2 districts, corners of Fraser & Highland

Alley and Pugh & Highland Alley, and areas of E.

Beaver and E. Foster beyond Garner Avenue.

(Source: Centre Region COG 2009-2040 Growth Forecast

Map)

Highlands Area Plan Update on Existing Conditions

Topic/Section

Lan

d U

se &

Zo

nin

g

* US Census Tracts 120 & 126 were utilized to collect data for the 1994 Highlands Plan. The boundaries of Census Tract 120 extend slightly east of University

Drive (see Map 1). Current conditions reflect 2010 Census counts for Tracts 120 & 126 in order to provide a direct comparison. Current (2010) conditions for the

boundaries of the Highlands Neighborhood defined on Map 1, which excludes those census blocks east of University Drive, are as follows. Population: 9,725.

Housing Units: 3,613 units; 11.3% owner-occupied, 85.7% renter-occupied, 3% vacant.

†There is a slight descrepancy between the 2010 U.S. Census data for housing tenure, and the Feb 2012 State College Borough Rental Permits Record.

De

mo

gra

ph

ics



Soils

Primary soil types include Hagerstown, Opequon,

Nolan and Urban. Hagerstown, Opequon and

Nolan soils have high permeability rates which can

lead to flooding and present limitations for

intense urban development.

The same soil types & constraints exist today.

Topography

Fairmount Ridge runs through the neighborhood

with the high point near the intersection of

Atherton & Fairmount, and sloping towards

Calder Way and Easterly Parkway.

Same topographic constraints.

Local flooding problems in Lytle's Addition in

southwest portion of neighborhood.

Holly Alley, parking lot at E. Fairmount & Pugh St,

and Memorial field prone to flooding during high

rain events.

Stormwater drains to the Duck Pond/Thompson

Run and Walnut Springs Park; eventual

connection to Spring Creek.

Same outputs. Portions of Spring Creek and other

local water bodies are listed by Department of

Environmental Protection as impaired due to the

pollutants from stormwater runoff.

On-site Stormwater

Management

Stormwater ordinance mandates that post

development runoff must be less than or equal to

pre-development runoff, partially achieved

through on-site detention.

Stormwater ordinance revised in 2003 to also

require that water quality issues be addressed in on-

site detainment strategies.

Floodplain/ Wetlands

Neighborhood is outside of FEMA's 500 yr flood

plane. Nolan soils along Easterly parkway prone

to flooding, but mitigated by man-made flood

control. No wetlands in neighborhood.

Neighborhood is in FEMA Zone X, indicating a 0.2%

change of flooding. Nolan Soils along Easterly

Parkway still of concern due to flood potential of

soil.

(Source: FEMA 2009 Flood Maps for State College MSA)

Water Quality

Neighborhood contains no well fields, no critical

recharge or buffer areas for groundwater sources,

serviced by public storm/sanitary sewers to

control contamination of water sources. Spring

Creek is High Quality Cold Water Fishery.

Same conditions.

Air QualityState College Borough is a Clean Air Act

attainment zone

According to the 2004 DEP reports, State College

was a non-attainment zone due to exceeding the

new ozone ppm requirements that were adopted in

1997

Vistas

Homes along East Irvin and East Waring Streets

and University drive have view of mountains

ranges to the south and east of Borough; many

well-maintained streets and location in proposed

National Register Historic District

Neighborhood is now a National Register Historic

District.

Drainage

(Stormwater)

En

vir

on

me

nta

l C

ha

ract

eri

stic

s

Topic/Section



Roadways of

Significant Concern

Roadways listed as moderately or severly deficient

in 1990, due to through traffic issues: University

Dr (between College and the Pkwy), S. Atherton

(between Foster & Prospect), and S. Allen

(between Beaver & Fairmount).

University Dr is at capacity as an arterial street.

Zoning permits a Level of Service 'D' for arterial

streets.

Vehicular Safety

In 1994 in the Highlands, there were 48 crashes

and 68 traffic violations recorded. (Source: State

College Police Department)

In 2011 in the Highlands, there were 60 crashes and

27 traffic violations reported.

(Source: State College Police Department)

Traffic Calming Indicated as a high priority traffic concern.

Traffic Calming Guidebook developed in 2008 with

ranges of traffic calming strategies as well as street

and facility improvements throughout the

neighborhood.

Residential/Commuter on street parking which

allowed for 1 and 2 hour parking without parking

permits. At this time, the 'Rollback Parking

System' was in place to reevaluate the parking

zones in the neighborhood.

Unsightly off-street parking lots and loss of open

space for creation of parking lots

CATA Bus Service

(See Map 9)

Unclear what Level of Service was existing at the

time of the 1994 Plan.

HP route runs along Pugh St., R route runs along S.

Atherton, B runs along University Dr, and all other

routes make stops on either Allen St. or Beaver Ave

(including campus links).

(Source: CATA Online Community Routes Map)

Bicycle Facilities (See

Map 9)

No dedicated bike lanes existed in the Highlands

at the time of the 1994 Plan.

Neighborhood is currently serviced by bike lanes

and routes along Easterly Pkwy, Foster Ave, Allen &

Garner St. Bike racks located throughout downtown

with covered racks to be installed near library & S.

Allen.

(Source: Centre Region Parks & Recreation Bikeways

Map)

Parking

Many streets in neighborhood are now either 'No

Parking Anytime' or require residential permits.

Some commuter permit zone parking on parts of

Nittany and Fairmount Avenues.

(Source: State College Borough Parking Sign Map)

Tra

ffic

& C

ircu

lati

on

Topic/Section



Private Utility

Systems

In a survey of utility providers, electricity, gas and

water providers reported a sufficient capacity to

support a 20% increase in the number of dwelling

units in the neighborhood. Natural gas would

require extention of lines, but the capacity to

supply product was adequate.

Electric and water supply adequate. Depending on

where development occurs, gas lines may need to

be extended.

Sewers

Public Works believe sanitary sewers can

accommodate a 20% increase in dwelling units

(unless the dwellings were concentrated in a few

developments, in which case wider lines would be

needed).

Department of Public Works believes the same

conditions apply to sanitary sewer today.

Street Conditions

The following streets had sections scoring a 50 or

below (on a scale of 100), and indicating need for

consideration in the Capital Improvements Plan

(CIP): Hamilton, Prospect, Irvin, and Nittany

Avenues and Fraser and Allen Streets

Sections of the following streets have been included

in the 2013-2017 CIP for resurfacing: Foster,

McCormick, Hamilton, Fairmount, Pugh, Hetzel,

High, Apple Alley, Irvin

(Source: State College DPW, Resurfacing Projects 2012-

2017)

Fire/Police Protection

Provided by Alpha Fire Company. Hydrants and

response times adequate. Serviced by State

College Police Department

No change in emergency service provision to the

neighborhood

Neighborhood in State College Area School

District. Many schools and SCASD facilities

located immediately adjacent to the

neighborhood. Fairmount School within

Highlands.

State College Area School District. Delta Program in

Fairmount School Building and SCASD Headquarters

on Nittany Ave.

According to the 1992 SCASD census, there were

274 school-aged, or nearly school-aged, children

in the neighborhood. This number represents a

decrease of 41% from 1981 and 129% from 1973.

According to the 2010 Census, there were 259

children between the ages of 5 and 17 living in the

Highlands area. This represents only a 5% decrease

from the population of school-aged children in the

1992 SCASD census.

Recreation

East Fairmount Park in Highlands, with serveral

other public facilities immediately adjacent to the

neighborhood. Some privately-held lots for

informal recreation along S. Garner, S. Allen, S.

Fraser, and E. Nittany. Many fraternities have lots

large enough for recreation for their members.

Same opportunities for recreational facilities apply.

Pu

bli

c S

erv

ice

s &

Uti

liti

es

Schools

Topic/Section



Violations**

Violations for Fall Semester 1994: 523

Alcohol 160, Assaults/Fights 37, Criminal

Mischief/Trespass 80, Drugs 9, Noise 133, Thefts

104. (Source:

State College Police Department)

Violations for Fall Semester 2011: 687

Alcohol 183, Assaults/Fights 61, Criminal

Mischief/Trespass 102, Drugs 12, Noise 256, Thefts

73.

Represents a 31.4% increase in recorded violations.

(Source: State College F8 Report 2012)

Historic Resources

87 properties in the Highlands listed on the Centre

Region inventory of historic resources from 1982

(56 are fraternities).

Now Highlands-Holmes Foster National Register

District with 379 contributing structures. District

boundaries are under consideration for expansion

to include Mid-Century Modern structures.

(Source: Historic Resources Property File)

Real Estate Tax

Income Tax

Information requested from State College Tax Office in

order to analyze change in property values and earnings

potential of neighborhood.

**In 2006, State College implemented the F8 reporting system, which records violations for the fall semester to analyze the impact of student behavior on the

neighborhoods. This reporting system was not in effect at the time of the 1994 Plan. The State College Police Department has provided updated information in

regards to violations in the neighborhood for 1994, which are different from the Plan, that are consistent with the new reporting system in order to allow for a

direct comparison.

Topic/Section

Tax Revenue

Oth

er


S Allen St

Unive

rsity

Dr

S Garn

er St

Easterly Pky

E Irvin Ave

Nimitz Ave

S Fras

er St

Calder Way

Waring Ave

E Prospect Ave

E Foster Ave

E Hamilton Ave

Locust Ln

S Pug

h St

McCormick Ave

Hetzel St

Willia

m St

W Nittany Ave

E College Ave - SR 26

Ellen Ave

Hill Alley

Walnu

t St

Smith

field

St

Berry Alley

Apple Alley

C Alley

S Burr

owes

St

Highland Aly

Bellaire Ave

S Atherton St - US 322 BUS

F Alle

y

Old B

oalsb

urg R

d

B Alley

E Beaver Ave - SR 26 High S

t

Evergreen Rd

Count

ry Club

Rd

Homan Ave

Elk Alley

W Prospect Ave

G All

ey

Holly Alley

W Fairmont Ave

Waupelani Dr

W Hamilton Ave

Oneid

a St

E Branch Rd

E Fairmount Ave

Penfie

ld Rd

Clover Alley

W Beaver Ave - SR 26

Osage Alley

Sunrise Ter

W Irvin Ave

Smith

field

Cir

Legion Ln

Westerly Pky

Lytle Alley

Kemmerer Rd

SR 26 Ramps

Walnut Spring Ln

W College Ave - SR 26

Stony Ln

Keller St

Logan Ave

A Alley

Peach Alley

Oak R

d

Wolf Alley

D AlleyCenter Ln

Bradley Ave

Highland AveE A

lley

Red Gate Rd

Unnamed Alley

Walnut Springs Rd

Daisy Alley

Pierso

l Ln

Ash Alley

Timber Ln

Cres

son A

lley

Aikens Pl

Laurel Alley

D Alley


Unnamed Alley

S Pugh St

Peach Alley


Calder Way

SR 26 Ramps

High S

t

Logan Ave

D Alley

0 0.075 0.15 0.225 0.30.0375Miles

Map 1Neighborhood & Census Tract

Boundaries1994 Plan Neighborhood Boundary

US Census Tract Boundaries

Census Tract 120

Census Tract 126


S Alle

n St

S Garner St

Easterly Pky

Unive

rsity

Dr

E Irvin Ave

S Fras

er St

Waring Ave

E Prospect Ave

E Foster Ave

E Hamilton Ave

Locust Ln

McCormick Ave

W Nittany Ave

Hetzel St

Ellen Ave

Hill Alley

Walnu

t St

Berry Alley

Apple Alley

C Alley

Highland AlyF A

lleyS B

urrow

es St


B Alley

E Beaver Ave - SR 26

S Pug

h St

Willia

m St

Smith

field

St

Elk Alley

G All

ey Holly Alley

W Prospect Ave

W Hamilton Ave

High S

t

W Fairmont Ave

E Fairmount Ave

Old B

oalsb

urg R

d

Clover Alley

Osage Alley

Iris Alley

Sunrise Ter


W Irvin Ave

Legion Ln

Lytle Alley

Smith

field

Cir

Westerly Pky

Kemmerer Rd

Crestmont Rd

Marigold Alley

Keller St

A Alley

Peach Alley

Robin Alley

Wolf Alley

D Alley

Logan Ave

Center LnOneida St

Bellaire AveBird Alley

Highland Ave

E Alle

y

New Alley SR 26 Ramps

Unnamed Alley

Stony Ln

Wilson Alley

Daisy Alley

Glenn Alley

Pierso

l Ln

Rosa

Ln

Ash Alley

Birch AlleyE Fairmont Ave

Fraternity Row

McCormick AveS Pugh St

Peach Alley

E Fairmount Ave

S Pugh St


D Alley

D Alley

Logan Ave

7,763

0 0.06 0.12 0.18 0.240.03Miles

Map 2 1994 Highlands Area

Land Use´

Neighborhood BoundariesResidentialMixed UseServicesCommercial

Public, Semi-PublicRecreationForestedParking, TransportationVacant, Unused


S Alle

n St

S Garner St

Easterly Pky

Unive

rsity

Dr

E Irvin Ave

S Fras

er St

Waring Ave

E Prospect Ave

E Foster Ave

E Hamilton Ave

Locust Ln

McCormick Ave

W Nittany Ave

Hetzel St

Ellen Ave

Hill Alley

Walnu

t St

Berry Alley

Apple Alley

C Alley

Highland AlyF A

lleyS B

urrow

es St


B Alley

E Beaver Ave - SR 26

S Pug

h St

Willia

m St

Smith

field

St

Elk Alley

G All

ey Holly Alley

W Prospect Ave

W Hamilton Ave

High S

t

W Fairmont Ave

E Fairmount Ave

Old B

oalsb

urg R

d

Clover Alley

Osage Alley

Iris Alley

Sunrise Ter


W Irvin Ave

Legion Ln

Lytle Alley

Smith

field

Cir

Westerly Pky

Kemmerer Rd

Crestmont Rd

Marigold Alley

Keller St

A Alley

Peach Alley

Robin Alley

Wolf Alley

D Alley

Logan Ave

Center LnOneida St

Bellaire AveBird Alley

Highland Ave

E Alle

y

New Alley SR 26 Ramps

Unnamed Alley

Stony Ln

Wilson Alley

Daisy Alley

Glenn Alley

Pierso

l Ln

Rosa

Ln

Ash Alley

Birch AlleyE Fairmont Ave

Fraternity Row


Peach Alley

E Fairmount Ave

S Pugh St


D Alley

D Alley

Logan Ave

7,763

0 0.06 0.12 0.18 0.240.03Miles

Map 3 Highlands Area

Current Land UseNeighborhood BoundariesCommercialResidentialPublic or Semi-PublicRecreationTransportation

UtilityCommunicationsForestsWaterVacant or Unused

´


S Allen St

S Garn

er St

Unive

rsity

Dr

Easterly Pky

E Irvin Ave

Nimitz Ave

S Fras

er St

Calder Way

Waring Ave

E Prospect Ave

E Foster Ave

E Hamilton Ave

Locust Ln

McCormick Ave

Hetzel St

S Pug

h St

W Nittany Ave

Willia

m St


Hill Alley

Ellen Ave

Walnu

t St

Smith

field

St

Berry Alley

Apple Alley

C Alley

S Burr

owes

St

Highland Aly

Bellaire Ave

S Athe

rton S

t - US

322 B

US

F Alle

y

Old B

oalsb

urg R

d

H Alley B Alley


t

Evergreen RdW Prospect Ave

Count

ry Club

Rd

Waupelani Dr

W Fairmont Ave

Elk Alley

G All

ey

Holly Alley

Homan Ave

W Hamilton Ave

Oneid

a St


E Fairmount Ave

Clover Alley

Osage Alley

Westerly Pky

E Branch Rd

Sunrise Ter

Penfie

ld Rd

W Irvin Ave

Smith

field

Cir

Legion Ln

Lytle Alley


Kemmerer Rd

Walnut Spring Ln

Stony Ln

Keller St

Logan Ave

SR 26 Ramps

A Alley

Peach Alley

Robin Alley

Wolf Alley

D AlleyCenter Ln

Highland Ave

Red Gate Rd

Plaza

Dr

New Alley

Unnamed Alley

McAll

ister

St

Bradley Ave

Walnut Springs Rd

Daisy Alley

Glenn Alley

Pierso

l Ln

Ash Alley

Birch Alley

Cres

son A

lley

Aikens Pl

Laurel Alley

D Alley


Unnamed Alley

G All

ey

Logan Ave

Peach Alley


Calder Way

Logan Ave

S Pugh St

SR 26 Ramps

D Alley

0 0.1 0.2 0.3 0.40.05Miles

Map 4: 1994 Highlands Area Zoning

Neighborhood Boundaries

COMMERCIAL

PLANNED COMMERCIAL 1


PLANNED OFFICE

LIGHT INDUSTRIAL

PUBLIC

PUBLIC ACTIVITIES

PARK

RESIDENCE 1

RESIDENCE 2

RESIDENCE 3

RESIDENCE 3B

RESIDENCE 4

RESIDENCE OFFICE

UNIVERSITY

URBAN VILLAGE

´


S Allen St

S Garn

er St

Unive

rsity

Dr

Easterly Pky

E Irvin Ave

Nimitz Ave

S Fras

er St

Calder Way

Waring Ave

E Prospect Ave

E Foster Ave

E Hamilton Ave

Locust Ln

McCormick Ave

Hetzel St

S Pug

h St

W Nittany Ave

Willia

m St


Hill Alley

Ellen Ave

Walnu

t St

Smith

field

St

Berry Alley

Apple Alley

C Alley

S Burr

owes

St

Highland Aly

Bellaire Ave

S Athe

rton S

t - US

322 B

US

F Alle

y

Old B

oalsb

urg R

d

H Alley B Alley


t

Evergreen RdW Prospect Ave

Count

ry Club

Rd

Waupelani Dr

W Fairmont Ave

Elk Alley

G All

ey

Holly Alley

Homan Ave

W Hamilton Ave

Oneid

a St


E Fairmount Ave

Clover Alley

Osage Alley

Westerly Pky

E Branch Rd

Sunrise Ter

Penfie

ld Rd

W Irvin Ave

Smith

field

Cir

Legion Ln

Lytle Alley


Kemmerer Rd

Walnut Spring Ln

Stony Ln

Keller St

Logan Ave

SR 26 Ramps

A Alley

Peach Alley

Robin Alley

Wolf Alley

D AlleyCenter Ln

Highland Ave

Red Gate Rd

Plaza

Dr

New Alley

Unnamed Alley

McAll

ister

St

Bradley Ave

Walnut Springs Rd

Daisy Alley

Glenn Alley

Pierso

l Ln

Ash Alley

Birch Alley

Cres

son A

lley

Aikens Pl

Laurel Alley

D Alley


Unnamed Alley

G All

ey

Logan Ave

Peach Alley


Calder Way

Logan Ave

S Pugh St

SR 26 Ramps

D Alley

0 0.1 0.2 0.3 0.40.05Miles

Map 5: Highlands Area Current Zoning


COMMERCIAL

COMMERCIAL INCENTIVE DISTRICT



LIGHT INDUSTRIAL

PUBLIC

PUBLIC ACTIVITIES

PARK

PLANNED OFFICE

RESIDENCE 1

RESIDENCE 2

RESIDENCE 3

RESIDENCE 3B

RESIDENCE 3H

RESIDENCE 4

RESIDENCE OFFICE

RESIDENCE OFFICE A

UNIVERSITY PLANNED DISTRICT

URBAN VILLAGE

´


S Alle

n St

S Garner St

Easterly Pky

Unive

rsity

Dr

E Irvin Ave

S Fras

er St

Waring Ave

Calder Way

E Prospect Ave

E Foster Ave

E Hamilton Ave

Locust Ln

McCormick Ave

Hetzel St

W Nittany AveWa

lnut S

t

Hill Alley

Berry Alley

Apple Alley

C Alley

S Burr

owes

St

Highland Aly


F Alle

y

B Alley


t

Elk Alley

G All

ey

Holly Alley

W Hamilton Ave

W Prospect Ave

W Fairmont Ave

S Pug

h St

E Fairmount Ave

Clover Alley

Osage Alley

Iris Alley

Smith

field

St

Sunrise Ter

Willia

m St


W Irvin Ave

Legion Ln

Lytle Alley

Westerly Pky

Old B

oalsb

urg R

d

Kemmerer Rd

Crestmont Rd

Marigold Alley

Keller St

Smithfield Cir

A Alley

Peach Alley

Robin Alley

Wolf Alley

D Alley

Logan Ave

Bird Alley

Heist

er St

Highland AveE A

lley

Sowe

rs St

Bellaire Ave

New Alley

Unnamed Alley

Wilson AlleySR 26 RampsMc

Allist

er St

Daisy Alley

Fox Alley

Center Ln

Oak Alley

Glenn Alley

Pierso

l Ln

Rosa

Ln

Ash Alley

Mille

r Alle

y

Cross Ave

Birch Alley

Hume

s Alle

y

E Fairmont Ave

Fraternity Row

Cres

son A

lley

Ellen Ave

Chestnut Alley

McAll

ister

Alley

Walnut Spring Ln

E Fairmont Ave

SR 26 Ramps

B Alley

G All

ey

Unnamed Alley

E Foster Ave

S Pugh St

Calder WayCalder Way

S Fras

er St

Peach Alley

McCormick Ave

D Alley

D Alley

Wilson Alley


Holly Alley

Logan Ave

S Pugh St

E Alle

y

0 0.07 0.14 0.21 0.280.035Miles

Map 6: 1994 Highlands AreaRental Units

Note: Only parcels within the Highlands Area Boundaries were analyzed.

Information about rentals from the rental housing map in the 1994 Highlands

Area Plan.

LegendNeighborhood Boundaries

Highlands 1994 RentalsNot Rental

94RentalSingle FamilySingle Family w RoomDuplexTownhouseRoomApartmentCondominiumFraternity


S Alle

n St

Easterly Pky

S Garner St

Unive

rsity

Dr

E Irvin Ave

S Fras

er St

Calder Way

Waring Ave

E Prospect Ave

E Foster Ave

E Hamilton Ave

Locust Ln

McCormick Ave

Hetzel St

W Nittany Ave

Hill Alley

Walnu

t St

Berry Alley

Apple Alley

C Alley

Highland AlyS B

urrow

es St

F Alle

y

S Athe

rton S

t - US

322 B

US

B Alley


t

Elk Alley

W Prospect Ave

G All

ey

Holly Alley

W Hamilton Ave

W Fairmont Ave

E Fairmount Ave

Clover Alley

Osage Alley


Iris Alley

Sunrise Ter

S Pug

h St

W Irvin Ave

Legion Ln

Smith

field

St

Willia

m St

Lytle Alley

Kemmerer Rd

Crestmont Rd

Marigold Alley

Old B

oalsb

urg R

d

Keller St

Westerly Pky

A Alley

Logan Ave

Peach Alley

Robin Alley

Wolf Alley

Smithfield Cir

D Alley

Bird Alley

Highland AveE A

lley

Heist

er St

Sowe

rs St

New Alley

Unnamed Alley


Allist

er St

Daisy Alley

Fox Alley

Oak Alley

Glenn Alley

Center Ln

Pierso

l Ln

Rosa

Ln

Ash Alley

Mille

r Alle

y

Cross Ave

Birch Alley Bellaire Ave

Hume

s Alle

y

E Fairmont Ave

Fraternity Row

Cres

son A

lley

Chestnut Alley

McAll

ister

Alley

E Fairmont Ave

B Alley

G All

eyWilson Alley

Calder Way

Peach Alley

E Foster AveS F

raser

St


Logan AveLogan Ave

D Alley


Holly Alley

D Alley

S Pugh St

Calder Way

E Alle

y

0 0.07 0.14 0.21 0.280.035Miles

Map 7: Highlands AreaFeb 2012 Rental Permits

Note: Only parcels within the Highlands Area

Boundaries were analyzed.


Highlands 2012 RentalsNot Rental

Unit_TypeSingle Family RentalDuplexTownhouseRoomsApartmentRooming House, Fraternity


S Alle

n St

Easterly Pky

S Garner St

Unive

rsity

Dr

E Irvin Ave

S Fras

er St

Calder Way

Waring Ave

E Prospect Ave

E Foster Ave

E Hamilton Ave

Locust Ln

McCormick Ave

Hetzel St

W Nittany Ave

Hill Alley

Walnu

t St

Berry Alley

Apple Alley

C Alley

S Burr

owes

StHighland Aly

S Athe

rton S

t - US

322 B

US

F Alle

y

B Alley


t

W Prospect Ave

Elk Alley

G All

ey

Holly Alley

W Fairmont Ave

W Hamilton Ave

E Fairmount Ave


Clover Alley

S Pug

h St

Osage Alley

Iris Alley

Sunrise Ter Smith

field

St

W Irvin Ave

Westerly Pky

Legion Ln

Willia

m St

Lytle Alley

Kemmerer Rd

Crestmont Rd

Old B

oalsb

urg R

d

Marigold Alley

Keller St

Logan Ave

A Alley

Smithfield Cir

Peach Alley

Robin Alley

Wolf Alley

D Alley

Heist

er St

Bird Alley

Highland Ave

Sowe

rs St

E Alle

y

Plaza

Dr

New Alley

Unnamed Alley


Allist

er St

Daisy Alley

Fox Alley

Bellaire Ave

Center Ln

Oak Alley

Glenn Alley

Pierso

l Ln

Rosa

Ln

Ash Alley

Mille

r Alle

y

Cross Ave

Birch Alley

Hume

s Alle

y

E Fairmont Ave

Fraternity Row

Cres

son A

lley

Chestnut Alley

McAll

ister

Alley

E Fairmont Ave

B Alley

SR 26 Ramps

E Alle

y

G All

eyWilson Alley

Calder Way

Peach Alley

E Foster AveS F

raser

St

McCormick Ave

S Pugh St

Logan AveLogan Ave

D Alley


Holly Alley

D Alley

S Pugh St

Calder Way

0 0.07 0.14 0.21 0.280.035Miles

Map 8: Highlands AreaChange in Number of Rental Units by Parcel

1994-2012

Note: Only parcels within the Highlands Area

Boundaries were analyzed.

LegendNeighborhood Boundaries

No change

No Change

Increased Number of Rentals

Decreased Number of Rental


0 0.09 0.18 0.27 0.360.045Miles

Map 9: Bike & Transit RoutesServing Highlands

Bike Route On-Street Bike LaneShared Use Path CATA Bus RouteBike Route information from Centre Region

Parks & Rec Bikeway Map.CATA Routes from CATA online

Community Route Map.

´

Beaver Ave

Foster Ave

Westerly Parkway

University Drive

Garner StPugh St

Allen St

Hamilton Ave

McCormick Ave


0

200

400

600

800

1000

512

639

563

519

853

740

674

765772 774

1990 1994 1999 2004 2006 2007 2008 2009 2010 2011

Traffic Violations

Traffic Crashes

Thefts

Noise

Drugs

Criminal Mischief/Trespass

Assaults/Fights/Harassment

Alcohol

Year

Nu

mb

er

of

Incid

en

ts

Highlands Neighborhood

Violations by Year of Fall Semester

State College Police Department

1990 1994 1999 2004 2006 2007 2008 2009 2010 2011

Total 512 639 563 519 853 740 674 765 772 774

Alcohol 22 160 91 98 197 183 126 143 188 183

Assaults/Fights/Harassment 42 37 32 48 81 65 48 58 54 61

Criminal Mischief/Trespass 85 80 111 77 132 115 138 126 94 102

Drugs 3 9 8 7 9 15 18 8 6 12

Noise 150 133 128 157 263 206 178 244 251 256

Thefts 111 104 70 62 88 78 97 104 88 73

Traffic Crashes 62 48 71 48 54 53 52 54 51 60

Traffic Violations 37 68 52 22 29 25 17 28 40 27


1994 Highlands Plan

Recommendations, Status and Details

Prepared for Borough Planning Commission

February 16, 2012

Staff has begun reviewing the 1994 Highlands Area Plan in order to provide State College

Borough Plan Commission with a report on its implementation. The report identified seven planning

categories to be addressed in the 1994 Highlands Area Plan and gave a series of recommendations for

each category. The categories and recommendations are listed below, along with staff’s analysis of each

recommendation’s implementation status.

One of the major purposes of the plans for State College Borough’s neighborhoods was to

address the outward migration of Borough residents, and the conversion of owner-occupied housing to

rental housing. The Highlands Area was of high priority due to its proximity to campus and downtown,

location of the fraternity district and the age of its housing stock. The introduction and analysis of the

Highland’s existing conditions at the time of the report indicated that Land Use and Zoning, Housing,

Intergroup Cooperation, Safety and Traffic and Parking were major considerations for the preservation

of and reinvestment in the neighborhood.

Staff has reviewed planning documents and reports, ordinances adopted by Borough Council,

Public Works projects, and development projects that have occurred in the area since the creation of

the Highlands Plan in 1994. These documents and projects were reviewed in order to understand the

relationship with the recommendations of the plan. From this analysis, staff has gathered the following

implementation status of the recommendations. The attached spreadsheet provides additional details

related to these recommendations.

1994 Highlands Area Plan Recommendations (located on pages 32-36 of the Highlands Plan):

1. Zoning and Land Use: Maintain and enhance the character of the neighborhood, particularly on the

single-family areas, by: preserving and reusing historic structures; ensuring that future development

compliments downtown development; ensuring future development does not exceed utility capacity;

mitigating traffic impacts, strip commercial development and adverse environmental impacts; and

providing for neighborhood commercial and recreational needs.

a. Reconsider the zoning of 224 Locust Lane in order to ensure zoning does not place an undue

burden on owner’s ability to redevelop the site. Yes

b. Implement the recommendations of the Historic Resources Study Committee regarding the

preservation and reuse of single-family homes and fraternities, and preservation of

architecturally significant facades. Yes

c. Prepare a zoning ordinance to amend the development standards for the expansion of non-

conforming fraternity houses. Yes

d. Develop a management plan for rental housing in the neighborhood to achieve an

appropriate balance of renter- and owner-occupied units. Yes


e. Carefully monitor identified areas and apply overlay zoning techniques such as Highway

Transitional Use or Urban Overlay District in appropriate locations as necessary to maintain

property investment. Ongoing

f. Establish single-family attached dwelling type to encourage infill development in R-3 and R-

O districts with higher density single-family housing. No

g. Develop more innovative uses of properties in the alley network in R-3 and R-O districts. No

h. Re-examine permitted uses in the R-O district to ensure those uses meet neighborhood and

community needs and encourage the retention of historic buildings. Information available

is not conclusive

i. Review areas zoned R-3 and R-4 to see if zoning is appropriate for encouraging reinvestment

in residential uses in older sections of the Highlands. Information available is not

conclusive

2. Motor Vehicle Traffic Management: Minimize through traffic in the Highlands Area

a. Maintain and enhance existing public transportation routes that connect the Highlands to

campus and downtown, and focus attention on the use of smaller transit vehicles in the

neighborhood. Yes

b. Encourage efforts to keep traffic on arterial streets such as South Atherton Street, College

and Beaver Avenues, the Parkway and University Drive. Encourage efforts to keep traffic on

arterial streets such as South Atherton Street, College and Beaver Avenues, the Parkway and

University Drive. Yes, Ongoing

c. Reduce neighborhood through traffic based on the recommendations of the Pedestrian &

Traffic and Planning Commissions’ joint subcommittee on neighborhood traffic mitigation.

Yes, Ongoing

d. Extend East Beaver Avenue to connect with University Drive. No

e. Support the Centre Region Metropolitan Planning Organization’s strategy to reduce

congestion on the regional highway network and local streets by supporting the efforts for

completing the Inner Loop. No longer applicable

3. Parking: Address parking demand and minimize the appearance of unsightly parking issues

a. Use zoning, property codes, and owner-developed pricing policies to improve the aesthetics

of parking lots at fraternities. Yes

b. Continue the rollback parking permit system. Ongoing

c. Incentives should be devised to improve the aesthetics of parking lots at fraternities that

were built prior to the adoption of current parking standards. No


4. Pedestrian & Bicycle Facility Improvements: Encourage safety and greater utilization of alternative

modes of transportation

a. Enhance sidewalk facilities by widening, adding ramps and being attentive to maintenance

needs. Yes

b. Establish bicycle routes from the Highlands to downtown and the University in coordination

with the regional master bicycle plan. Yes

c. Implement activities that reduce the level of conflicts between pedestrians and vehicles.

Yes, Ongoing

d. Improve street lighting by expanding the number of lights and implementing strategies for

quicker installation of new fixtures. Ongoing

5. Home Ownership: Provide for a range of housing options, especially for those that will encourage

home-ownership and reinvestment

a. Initiate a joint effort with the Highlands Civic Association to prepare an

informational/promotional piece for the Highlands that would be distributed to potential

homebuyers. Ongoing

b. Urge Penn State and other major employers to establish employer-assisted homebuyer

programs. No, Ongoing

c. Develop a program to assist renters to purchase the units they are currently renting. No

6. Rental Housing: Address property management and tenant behavior in rental housing in order to

ensure that the character of the neighborhood is preserved and resident conflicts are minimized

a. Increase frequency of rental housing code inspections, as necessary. Yes

b. Assess the adequacy of staff levels assigned to zoning enforcement and expand capacity as

necessary. Yes

c. Continue the liaison between the Borough Health and Planning Departments and the

Centre Region Code Administration office. Yes

d. Vigorously enforce rental housing ordinances and revoke permits for properties with

repeated violations. Yes, Ongoing

e. Continue to utilize the Housing Task Force to deal with properties which cause particularly

adverse impacts in the neighborhood. Yes, Ongoing

f. Develop a program with Penn State’s off-campus housing office to encourage civic

responsibility of students living in the neighborhood. Yes, Ongoing

g. Work with rental property owners and owner organizations to improve property

maintenance and tenant behavior. Yes, Ongoing

h. Assist the neighborhood association in creating a non-profit housing corporation to

purchase and manage rental housing in the neighborhood. No


7. Public Safety & Welfare: Increase relationships between residents, landlords, and homeowners and

encourage a greater level of involvement and ownership to improve maintenance and behavior in

the neighborhood. Improve sense of safety and security among residents.

a. Request that Penn State discipline students with multiple citations for disorderly conduct,

alcohol and drug violations, and vandalism. Yes

b. Ask the Interfraternity Council, and rental property owners to place restrictions on social

functions at properties with multiple citations for disorderly conduct, noise, alcohol and

drug violations, and snow removal and weed violations. Yes

c. Work with Highlands Civic Association to increase the number and use of exterior yard lights

in the neighborhood. Yes

d. Continue the Community-Oriented Policing program. Yes , Ongoing

e. Work with the State College Police Department to encourage crime prevention through

environmental design that discourages vandalism. Yes, Ongoing

f. Actively enforce ordinances related to safety and security of residents. Ongoing

g. Develop programs to encourage pride of community among all citizens. Ongoing

h. Encourage the formation of neighborhood watch organizations to increase personal safety

in neighborhoods. No

i. Encourage the District Magistrate to require community service for offenses such as

disorderly conduct and vandalism. No

j. Request the District Magistrate to set fines at the maximum allowed by law for individuals

who repeatedly commit offenses such as disorderly conduct, alcohol and drug violations and

vandalism. No

k. Where tree canopies block street lights, install “under canopy” light fixtures. No


Planning Commission April 4 Agenda

Documents

Transcript of Planning Commission April 4 Agenda