"If you think you live in a community, but the person who serves your coffee can't afford to live there, you don't live in a community. You live in a theme park."
Who Are We?
We are a coalition of community members and concerned citizens who are advocating for zoning that will allow true housing affordability to exist in the State College Borough. We are committed to addressing the housing crisis, climate change, and we emphasize strengthening community ties along with affordability. We promote inclusivity and we believe that housing affordability is the bedrock of strong communities and social justice.
We believe that everyone can have a place in our community and we are a neighborhood for all.
Read more about us on the About page.
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We are calling for essential zoning amendments, which are already being implemented nationwide to combat the housing crisis, at the local level. Many cities are tackling this issue through zoning reform, recognizing that outdated rules hinder housing development and exacerbate affordability challenges [1]. Efforts are underway to allow multifamily housing in more areas, increase density near transit, and streamline permitting processes. Given State College's status as a college town, it is imperative that we address the demand for student housing. Failing to do so in the downtown area will perpetuate enduring market distortions, leading to the continued presence and increase of student housing in undesirable locations.
The shortage of housing is imposing significant rent burdens on many residents at the local level. According to the Harvard Joint Center for Housing Studies, State College has 63.08% of households burdened by rent costs, with 39.24% severely burdened [1]. Additionally, the Harvard studies outline that the median household income for renters is $32,000, while the median monthly housing cost is $1,140. The required hourly wage for a two-bedroom housing unit in State College is $25, according to the National Low Income Housing Coalition, which is over three times the minimum wage. Housing shortages–in part caused by outdated zoning laws–lead to higher rents, traffic due to the 15,000 daily commuters who can’t afford to live in the borough, and renters competing with one another for substandard housing.
Our working-class residents face a multitude of challenges, including poor living conditions that pose significant health risks. These conditions encompass mold, insect infestations, malfunctioning appliances, broken windows, prolonged heating system malfunctions, electricity issues, sewage backup in showers, and unattended maintenance requests. Moreover, they contend with unfair deductions from security deposits, discrepancies in property conditions, and illegal lease terms. Additionally, unclear ownership of rental properties exacerbates their situation. Such substandard living conditions contribute to various health issues, including depression, substance abuse, domestic violence, marital strain, and adverse effects on household members, particularly children. Without sufficient competition in the rental market, renters are left without options and landlords lack incentive to maintain their properties well in order to compete for renters.
The influx of approximately 15,000 daily commuters into the Borough underscores the urgent need for increased housing availability. Constructing sufficient affordable housing is imperative to restore housing prices to manageable levels, enabling those working within the Borough to afford living here. Diversifying zoning regulations to allow for the development of the "missing middle" housing options, bridging the gap between single-family homes and high-rise apartments, is crucial in this endeavor. These fundamental zoning reforms, proven successful in other jurisdictions, not only address affordability concerns but also foster economic revitalization, promote inclusivity, and contribute to climate change mitigation efforts.
It's important to note that compact development offers significant cost savings compared to sprawl, making it a more financially prudent option for the public [2]. Additionally, sprawl contributes to various environmental challenges, including habitat encroachment and fragmentation, increased traffic congestion and commute times, diminished public transit viability, loss of agricultural land, and heightened residential energy consumption.
Lastly, current zoning laws perpetuate racial and socioeconomic segregation by restricting access to certain areas for our working-class residents. As a member of the State College Borough Council, we urge you to prioritize addressing the national housing crisis at the local level by incorporating the "blueprint for housing affordability" zoning reforms. These reforms have demonstrated efficacy in stabilizing rental prices [3] and are crucial steps toward fostering a more equitable and sustainable community.
(1) Student Housing Parameters
Meeting Demands: We must reach a consensus, as the absence of one currently prevails, that failure to address the demand for student housing in the downtown area will perpetuate enduring market distortions, resulting in unwanted student housing in undesirable locations indefinitely. We have to enable enough student housing right next to campus to meet the demand. The more we fall short of meeting the natural demand, the more pressure we’ll have to expand student housing into areas that are resisting it and the more student housing will sprawl. There is tremendous market pressure to convert existing housing inventory to student housing to meet the supply shortfall. This trend is going to persist. We need to meet the projection for future student housing demand. Now is the time to create zoning that allows for sufficient building height in a broad area such that 1) the market can naturally adapt to the evolving demand, 2) real estate projects can be completed with the available land given the complexity and risk inherent in these endeavors and 3) the housing built now will be of sufficient quality and character to last far into the future.
Location: Upon reaching consensus, the most rational location for this endeavor is the section of the UV (Urban Village - West End & North of College). The current student housing here is in poor condition, making it ideal to rebuild higher density student housing that also meets future demands. Students would prefer to live here rather than sprawling into other townships and destroying agricultural and natural land, as they are close to campus and do not have to cross College Avenue, ensuring safety. It could be argued that, given that overwhelming majority of this neighborhood is already rental properties for students, that it would be more humane and practical to focus on converting this neighborhood of largely temporary residents as opposed to a neighborhood with a more established base of long term renters and owners. It will likely also be easier to complete the process of real estate transactions, given that rental property owners will likely be more amenable to selling to developers than homeowners owners who are deeply invested in their current living situation. Additionally, this addresses one of the major concerns of the Highlands Civic Association, as it redirects the influx of students away from family-oriented neighborhoods.
Density: If we opt against permitting structures of up to 15 stories in this designated area and other segments of UV, we must either identify alternative locations for housing or acknowledge the possibility of it being allocated to unforeseen areas. Each reduction in height implies the expansion of apartment buildings onto other blocks, highlighting the importance of allowing high-density development in strategically chosen, underdeveloped regions. This approach stands as one of the most effective means of preserving the distinctive character of our community.
Conclusion: Having a highly dense housing area that meets student housing demands would lower rental prices, as well as have a designated student housing area to limit many residents' fear of encroachment of student housing into family neighborhoods.
(2) Tackling the Housing Crisis for Non-Students
Minimum Lot Sizes: Allow lot minimums between 1700-2500 square feet for single-family homes and duplexes. The concept of minimum lot sizes implies that individuals unable to afford a certain-sized property are prohibited from residing in specific areas. These regulations contribute to heightened housing costs and city segregation.
Reduce front, side and rear yard setbacks as well as minimum lot widths dramatically to facilitate the use of these new lot minimums.
Update student rule: If we significantly reduce the minimum lot width, we should adjust the lot width requirement accordingly or maintain a flat number (e.g., 900 feet).
Legalize Lot Splits/Facilitate Subdivision: As mentioned previously, allowing the construction of more housing units nationwide has been proven to alleviate housing shortages and reduce rental prices. One method of increasing housing availability is through the subdivision of parcels. However, to enable lot splitting effectively, the Borough must establish a clear and straightforward process. The current procedure, which requires petitioning the planning commission for subdivision approval, is impractical as it demands significant time and financial resources. This system disproportionately benefits those who can afford legal representation and leads to unnecessary delays and expenses. Therefore, implementing a simplified and accessible pathway for lot splitting is essential.
To facilitate development further, the permitting process should be streamlined by creating a catalog of pre-approved designs for implementation on existing lots without the need for additional approvals. Public input, such as through a public forum, should inform the selection of these pre-approved designs, akin to the approach adopted in South Bend [4]. This ensures community engagement while expediting the process for those seeking to address the housing crisis through lot splitting. Prioritizing efficiency and sustainability in these pre-approved designs is essential. Those wishing to build inefficient homes can still follow the regular approval process. Additionally, lot subdivision can help address issues related to accessory dwelling units (ADUs), offering more flexibility for development.
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We do not speak directly for any other organizations, but we pledge to support the amazing work of all the local organizations that support housing affordability in the State College borough and beyond. These organizations include but are not limited to:
Out of the Cold - Homeless shelter
The HOME Foundation - Affordable housing options for income qualified individuals and families
Housing Transitions - Housing programs and supportive services
Centre Safe - Domestic violence emergency shelter
Habitat for Humanity of Greater Centre County - Assists families in building their own affordable housing
State College Community Land Trust - Land lease and ultra-sustainable housing organization
Understanding and accounting for the role of housing nonprofits is a critical part of this discussion, since any changes which inhibit their missions is counterproductive to our objectives of housing equity. These organizations provide critical services to people who are facing housing insecurity. They also provide opportunities to create financial stability for people who are prepared for the opportunity to own their home. The range of services provided by these organizes is immense, and they are critical for people who not only need financial but also human support to secure their housing situation.
The comprehensive zoning reform affects these organizations and their work in several ways. Firstly, their are subsidies that come directly from zoning policies that require developers to either build a certain amount of affordable housing or pay a fee. Over the last several years, these fees have funded numerous projects by these organizations which have met critical needs in our community. It is essential that the funding for these organizations be preserved and ideally increased since they serve members of the community who would often have no other path to housing stability.
Furthermore, these organizations must often purchase real estate at market rates, competing with other homebuyers, developers, investors, etc. for who can offer the highest price. Even when they can make a competitive offer, the extreme lack of inventory means that funds cannot be deployed unless a suitable property becomes available on the market (and many times options are severely limited). These organizations could also undertake development and constructive re-use projects if zoning would allow; sadly, the types of housing they would use to meet their clients needs is frequently explicitly or implicitly banned by the existing zoning code. Without changes to the zoning code that radically increases available inventory, the options that would best suit the objectives of these organizations will not be allowed and therefore will not exist.
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We hope you will join us in calling for the implementation of these essential changes to address the housing crisis, enabling our working class to live in State College, combating climate change, promoting inclusivity, and stimulating economic revitalization.
Sincerely,
State College Housing Affordability Coalition
Strong Towns Happy Valley - Central PA United - The Alternative Housing Coalition
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"Once we accept that our cities are complex systems, we are forced to come to grips with the reality that we can never fully understand them. More to the point, what we often think of as simple and obvious solutions to the problems we face are simple and obvious only because of our limited understanding. The more we truly know, the less clear things become " - Chuck Marohn
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