Meeting Agenda State College Borough Planning Commission Thursday, February 19, 2009 7:00 PM Room 304

I. II.

Call to Order Roll Call

Evan Myers, Chair Ann Bolser Charles Gable Elizabeth Toepfer Ron Madrid, Vice Chair Cynthia Carpenter Michael Roeckel

III. IV.

Approval of Minutes February 12, 2009 Public Hour

A. Chair Report B. Citizens Comments on Items not on the Agenda

V.

Current Planning
A. Development Plan - None B. Neighborhood Planning 1. West End Zoning and Design Standards
At the January 7, 2009 meeting staff distributed a revised copy of the Design Standards. Staff reviewed the revised draft and the comments provided by the Commission during the January 15 and 22 meetings. The attached final draft with photos provides a more succinct ordinance for the Commission to review. Staff is requesting the Commission compare the final draft with the January rewrite. Both are attached to this agenda. Planning Commission Action: Planning Commission is asked to review the material to provide feedback during the February 19, 2009 meeting. Staff Recommendations: Staff will review the final draft.

2. Flood Plain Conservation District Amendment

On November 7, 2007 the Planning Commission recommended approval of an amendment to the Boroughs Flood Plain Conservation District to include appendices related to allow native plants and prohibit invasive and noxious plants. The Centre Region Planning Agency has been working with municipalities to amend their ordinances to include as much of the model Riparian Buffer ordinance as possible. This regional effort has not been completed. However, staff would like to move forward with these amendments since there are no plans to adopt the model ordinance in its entirety. The model ordinance is similar to the Boroughs current ordinance.

Attached is a copy of the November 7, 2007 memo and the draft ordinance amendment. This amendment also includes text to reference the additions to the ordinance as well as additional language for improved clarity. Planning Commission Action: Review the draft ordinance amendment and forward a recommendation to Borough Council during their March 2 meeting. Staff Recommendation: Staff recommends the Commission review and provide a recommendation to Borough Council to approve the amendment.

Planning Commission February 19, 2009 Page 2

C. Downtown Planning - None D. Community-Wide Planning 1. Capital Improvement Program Budget Review
The Commission began their review of the existing CIP during the February 12 meeting to consider projects that it believes should be included in the 2010 2014 CIP. Commission members posed questions to staff that will be answered during the February 19 meeting. The Commission may also consider making recommendations to Council on projects that are currently listed in the CIP that may be candidates that could be removed from the CIP or deferred until a later date. Please bring your copy of the 2009 2013 Capital Improvement Program to the February 19 meeting. This document can also be found on the web at: http://statecollegepa.us/DocumentView.asp?DID=1379. Planning Commission Action: Continue review of the 2009 2013 CIP and advise staff on additions that Commission should consider. Staff Recommendation: Staff will answer questions posed during the January 12 meeting.
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VI. VII.

Liaison Reports - none Other Business and Items of Interest

B. Upcoming Planning Commission Meetings
Wednesday March 4, 2009 Noon Thursday March 19, 2009 7:00 PM

Agenda items that may be considered include: West End Zoning and Design Standards West End Redevelopment Area Revisions Inclusionary Housing Ordinance

VIII.

Adjournment

Meeting Minutes State College Borough Planning Commission Thursday, February 12, 2009

Planning Commission February 19, 2009 Page 3

This meeting of the State College Borough Planning Commission was called to order at 7PM in Room 304 of the State College Borough Municipal Building by Chairman Myers.

Members Present: Evan Myers, Chair; Ann Bolser, Cynthia Carpenter, Charles Gable and Mike
Roeckel

Also Present: Carl Hess (Planning Director), Herman Slaybaugh (Planner/Zoning Officer), Elizabeth Goreham (Council), Denise Rhoads (Staff Assistant); John and Rita Simbeck, 601 West College Avenue and various interested citizens Approval of Minutes A motion was made by Ms. Bolser to approve the minutes of January 22, 2009
as submitted and seconded by Mr. Gable. The vote was unanimous (5-0-0).

Chair Report Mr. Myers met with staff to review the work plan and will discuss in length later in this
meeting.

West End Development Potential - In January, staff presented the results of the feasibility analysis of redeveloping in the West End under the densities allowed under the proposed West End zoning regulations. In sum, the analysis concluded that it would be difficult to redevelop in the West End from a purely market based approach. Staff also noted in January that the West End Revitalization Plan envisioned that need to create partnerships among private entities and public-private partnerships to accomplish the land use goals in contained in the Plan.
Staff completed the additional analyses needed to determine what housing density would be required to accommodate market-based development. This material was handed out prior to this meeting for review. There are 9 scenarios to review. Location 1: Location 2A: Location 2B: Corner of Barnard and West College would need to add 1 unit N. Patterson (Nittany Beverage site) would need a total of 63 units N. Patterson (Nittany Beverage site) would need to add 55 units

Mrs. Simbeck of 601 West College Avenue asked if all of the rent scenarios included utilities. Location 3: Location 4: Location 5: Location 5B: Corner of Barnard and Gill would need to add 12 units N. Barnard would need 7 units N. Sparks (Westside Village) would need 22 units N. Sparks (Westside Village) would need 71 units

Mr. Hess stated that there are 2 conclusions drawn from this recent analysis: 1. Looking at partnerships to reduce development costs 2. Reconsider some densities on some larger locations Commission members questions/concerns: Is the work currently going on across from the O.W. Houts site closer to our revised plan? Would like more information on partnerships

Capital Improvement Program Budget Review - The process for preparing the 2010 2014

Planning Commission February 19, 2009 Page 4

Capital Improvement Program (CIP) has been advanced this year. The goal is to complete the CIP process by June instead of the normal October conclusion of this process. The task before the Commission at the March 12, 2009 meeting will be review the existing CIP and consider projects that it believes should be included in the 2010 2014 CIP. The Commission may also consider making recommendations to Council on projects that are currently listed in the CIP that may be candidates that could be removed from the CIP or deferred until a later date. As is typically the case, the majority of the projects in the CIP are focused on maintaining our infrastructure. The Commission is to review the 2009 2013 CIP and advise staff on additions that should be consider. Mr. Hess stated that the CIP is paid for by enterprise funds, grants, etc. and that fiscal restraints will continue over the next several years.

Review of 2009 Work Program - Borough Council approved the Commissions 2009 Work Plan at their January 12, 2009 meeting. Commission Chair Evan Myers and staff met and attached more specific timelines and completion goals to each item on the work program. In addition, staff added the dates of the Council meetings this year when the Chair will report to Council on Commission activities. Finally, we have requested to cancel the September 17, 2009 meeting to accommodate the Community Resources Fair that is held in the municipal building each year shortly after the start of fall semester.
The Commission went over each section. Streets: The 1.45 million includes federal funding. If we dont get the funding, we can fall back on PIB (PA Infrastructure Bank) monies at 2%. Construction will probably not happen in 2009, more likely 2010. Storm water: There is nothing budgeted for 2009. There is concern that the same scenario will happen again in 2010 where $100,000 was taken away from this project. The Commission would like to see a Plan B for this scenario. Buildings & Parks: Borough is to purchase the Sheesly property and develop it Information and Technology: Our current system is 23 years old and we are looking at better integrating our data bases so that we dont have so many to work with. Mr. Hess will look into the ROI for this. Regional and other projects: There are no expenditures in 2009 for the West End. Fraser Centre will not happen this year. There are concerns as to what will happen to the funds for the Fraser Centre project. The Commissions questions/concerns in reference to the above: Is there a possibility that in the next few years more funds will be put into each project? Have the costs and availability of LED versus compact fluorescent lighting been compared? Westerly Parkway Storm Basin improvements included educational usage component in cooperation with high school. Should the borough wait until the school district has completed its facilities planning project for the high school before proceeding with funding this project? Reminder to members to keep in mind what projects, not only this year, but in coming years can be deferred. Would like to know the cost savings of spending $500,000+ on the integrated operations management project (IT111)? What will our ROI be? Questions on enterprise funds (projects paid for by user fees with no tax involved) Are user fees enough to maintain this fund? Sewer fund is in good shape. Parking fund is not in good shape because we have not raised our rates and our costs keep going up.

Mr. Hess will look into all of these concerns for the next meeting. Mr. Hess also added the Riparian Buffer Ordinance to the agenda and believes it will only take 2 meetings to discuss.

Planning Commission February 19, 2009 Page 5

Liaison Reports
Mr. Hess reported the Borough Council met on February 9 on the Pet Grooming Ordinance. nd They decided to table the discussion until March 2 to review testimony. Mr. Hess reported the Redevelopment Authority met today and discussed pulling together a half day workshop on what their capabilities are and the various tools available to them.
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Other Business and Items of Interest The next meeting of the State College Borough Planning Commission is Thursday, February 19, 2009 at 7:00PM. Adjournment A motion was made by Ms. Bolser to adjourn the meeting at 8:20PM. It was seconded
by Mr. Gable.

Planning Commission 1 February 19, 2009 Page 6

Section 2624 Revised draft 2/13/09 * indicates change per 1/15 or 1/22/09 reviews, new words highlighted
Section 2624. Architectural Design Principles and Standards a. Architectural Principles: The general architectural principles to follow for new construction, redevelopment, and building renovations in the West End TRD District are listed below. These principles form the basis for the detailed architectural standards described in Section 2624.b. As a general rule, all new construction, redevelopment, and renovations commenced in the West End should strive to do the following: (1) Preserve and restore the architectural integrity of contributing buildings within that portion of the Holmes-Foster Historic District where it underlies the West End. (2) Compliment the styles of contributing buildings within that portion of the Holmes-Foster Historic District where it underlies the West End. (3) Reinforce the existing streetscape environment. (4) Create facades that provide both variety and interest while relating to adjoining parcels and development. (5) Use building materials that are common to the district (6) Use color schemes that are common to the district. (7) Provide outdoor spaces for residents through porches, balconies, and roof terraces. (8) Use roof and chimney styles and materials that are compatible with existing structures in the West End. (9) Place roof top utilities, skylights, and vents on the rear side of buildings so they cannot be seen from the street and design gutters and downspouts in a fashion so they are not conspicuous. (10) Provide ADA and fire egress structures in an inconspicuous way. (11) Use long lasting quality materials. (12) When using composite or synthetic materials, only use materials that replicate the appearance of natural building materials, and use them in the traditional way and at the same locations as natural materials would have been used and located. *(13) Implement green building principles into building and site design including Leadership in Energy and Environmental Design (LEED) certification by the US Green Building Council.

Planning Commission 2 February 19, 2009 Page 7

. b. Detailed Architectural Standards: All new construction, redevelopment, renovations, or other site improvements done in the West End TRD District shall abide by these standards. *(1) Accessory Buildings: Garages, carports, storage buildings, gazebos, covered decks, and all other accessory buildings, whether attached or detached from the main building, shall complement the color scheme, materials, architectural details and design of the main building on a lot. Pre-fabricated metal outbuildings are prohibited. Roofs on garage buildings, carports, and storage sheds shall match the style, pitch, and covering used on the main building. Garages and carports shall not be connected to a main building via breezeway. *(2) Awnings and Canopies: (a) General Rules: * deleted *Awnings shall not extend below the top of the window or doorway covered more than a distance equal to of the openings height. An awnings shape shall relate to the opening it covers. Where a buildings faade is divided into distinct structural bays (sections defined by vertical architectural elements like masonry piers), individual awnings shall be placed within the bays creating breaks, rather than overlapping them forming a continuous single awning. (b) Materials: Awnings shall be made of aluminum or other light weight metal, fiberglass, or vinyl or cloth fabric. When fabric is used, it shall be commercial grade. Plastic material is prohibited. Frames and supports shall be painted or treated to be non-corroding. (c) Color: Excluding sign messages affixed to awnings or canopies, all awnings and canopies shall display a single color or may use a two-stripe color scheme. The same color scheme and pattern shall be used throughout on a residential building. On non-residential buildings and mixed-use buildings, individual businesses may display their own color scheme and pattern, but the color scheme and pattern used shall be consistent for all awnings and canopies displayed by an individual business. Signs may be affixed to awnings and canopies pursuant to regulations contained in the Sign Ordinance. Brightness of backlit awnings and canopies is regulated by Section 2705.g. in the Zoning Ordinance. Glossy or shiny awnings and canopies are prohibited. *(3) Balconies: Balconies are permitted within the West End TND District, but all visible framing members, railings, posts, etc. shall be painted, stained, or otherwise treated to match the primary, secondary, or trim scheme colors of the building. All architectural details on a balcony shall relate to the main structure. Visible pressure treated wood components, if used, shall be painted, stained, or otherwise treated, as mentioned above, during installation and shall not be left to weather.

Planning Commission 3 February 19, 2009 Page 8

(4) Chimneys: Chimneys shall be clad in the same facing materials used in the buildings wall or shall be clad in brick, natural stone, or architectural pre-cast concrete. Vents and stacks are only allowed to penetrate rear roof slopes on pitched roofs. While there is no unified color scheme in the West End, many buildings display (5) Color: brick red, green, brown, cream, or gray colors. Individual buildings typically display just 2 or 3 colors, keeping the building color scheme simple. To maintain consistency with the current color scheme, all buildings shall display one dominate color that covers at least 60% of a buildings wall area, and shall be allowed to use up to two additional colors as accents. (6) Cornices and Trim: Cornice and trim elements shall not be eliminated when they are an original element of an existing structure. They may be replaced, as needed, provided the replacement element matches the original in appearance and quality. *(7) Doors: On front facades, opaque doors with a completely flat outside surface void of design or relief are prohibited. All opaque doors shall have at least one or more of the following details: window or windows, panels, side lighters, overhead lighters (transom), decorative or raised elements that provide relief and detail to the doors surface. All elements must be coordinated with and complement the architectural design of the building. On front facades, doorways that are not protected by a roof, hood, awning, or other covering shall be recessed. Elimination of an existing doorway shall be done in a matter that is compatible with the wall it penetrated resulting in the eliminated doorway being unnoticeable. *(8) Dormers: A dormers roof covering shall match the covering material used on the roof upon which it is placed and the dormers roof pitch shall be proportionate to the roof upon which it is placed. *(9) Entryways: The following standards apply to all buildings, except those used as 1-family dwellings. *(a) A buildings main entry shall be on the street side and shall be emphasized using one or more of the following techniques: Frame the entryway using flanking columns or other flanking decorative structural elements Recess the entryway behind the front building wall (up to a maximum of 5 feet) Place the entryway within an archway or decorative opening Provide cover over the entryway using a portico, porch, projecting overhang, awning, or canopy

*(b) deleted (c) In residential buildings where each unit has its own exterior entryway, each entryway shall be recessed or covered. Covering may be achieved by using any of the following structures: door hood, small porch, projecting overhang, awning, or canopy.

Planning Commission 4 February 19, 2009 Page 9

(10) Exterior Wall Facing Materials: Most buildings in the West End are built from one or two basic materials. Masonry is often the dominate material especially at grade and ground level. Simple configurations and solid craftsmanship are the rule, rather than the exception. Over the years, complex and ostentatious building forms have been avoided. To maintain consistency with this concept of simplicity, the following development standards shall apply to all newly constructed building walls: (a) Number of Materials Allowed: No building shall have or use in combination more than three wall facing materials, one of which shall be the predominate material. When used, the other one or two facing materials shall be secondary and shall cover a smaller wall area than the predominate material. The predominant facing material shall comprise at a minimum 60 percent of a buildings total wall surface area. Areas devoted to windows, doors, signs, canopies, awnings, shutters, foundations, and trim or border elements are excluded from the wall surface area calculation. Materials used in trim and borders shall not count as wall facing materials, provided their cumulative area does not exceed 15% of a buildings total wall area. Accordingly, trim and borders may be made of material different from the facing wall and that material shall not count toward the three wall material limitation, provided it is 15% or less of the buildings total wall area.

(b) Recommended Facing Materials: The following materials are recommended for use as wall facing materials in order to complement the existing West End building stock and facades: *Masonry brick, natural stone, architectural pre-cast stone, and architectural pre-cast concrete that is textured or patterned to look like brick or stone. Wood clapboard siding Fiber cement or similar type clapboard siding Clapboard siding made of 100% re-cycled products tile

(c) Prohibited Facing Materials: The following materials are prohibited as wall facing materials, because they do not complement the West End Districts existing building stock and facades: Aluminum siding (except for 1 & 2-family dwellings and their accessory garages) Vinyl siding (except for 1 & 2-family dwellings and their accessory garages) Glass curtain walls Reflective or mirrored glazing Unfinished Concrete Masonry Units (CMU) Painted CMU Decorative CMU (e.g., split face, glazed, etc.), except for foundation walls and as a secondary facing material on the ground level floor only. stucco, except for foundation walls and as a secondary facing material only

Planning Commission 5 February 19, 2009 Page 10

EIFS, except as a secondary facing material only (11) Faade and Building Wall Treatments: Long continuous walls in the same plane and blank walls void of architectural form and detail are undesirable on building facades because they do not promote the pedestrian aesthetic experience or match the characteristics of the existing streetscape in the West End. Accordingly, the following visual interest standards shall apply to all walls facing streets, public courtyards, or public greens: *(a) Architectural detailing, windows, doors, or any combination therein shall be used to avoid excessive blank walls and shall be arranged on each story of a buildings wall as follows: Horizontal run: Measuring across the wall horizontally, space separation between elements shall not exceed 20% of the walls overall length. Example: On a 30foot facing wall, separation between elements shall not exceed 6 feet; 8 feet on a 40-foot facing wall. Vertical run: The minimum vertical dimension of the element shall not be less than 30% of the walls vertical height per story. Example: For an 8-foot high story, the minimum vertical dimension of the element is 2.4 feet; 3 feet for a 10foot high story.

(b) Architectural detailing used to avoid excessive blank walls may include any of the following elements, techniques, or combinations therein: Dividing the facade into a series of structural bays (i.e., masonry piers that frame window and door elements) that establish a pattern or rhythm. Breaking the plane of the facade by using indents and projections that form offsets in the wall that produce visual relief and shadow lines or by using changes in texture or materials that provide visual relief. Using balconies, canopies, awnings, projecting overhangs, and other structural elements that extend forward of the plane of the wall.

(c) The ground floor faade facing a street, public courtyard, or public green, of all buildings, except 1 & 2-family dwellings and townhouses under 3-stories, shall have a separate architectural treatment distinguishing it from the next floor immediately above by using features that create visual distinction, interest, and shadow lines. The following architectural features and treatments may be used individually or collectively to achieve the distinction: Changing fenestration between floors Using recessed or projected entry areas and doorways Using projecting awnings, canopies, or overhangs mounted in the transition area between floors. Changes in building material or pattern between floors Architectural borders, banding, or both in the transition area between floors.

(12) Fences and Walls:

Planning Commission 6 February 19, 2009 Page 11

*(a) Fence Type: Only rail, picket, privacy, or any combination therein is permitted. Chain link is expressly prohibited. When the main building is a contributing building to the historic district, fence type and color scheme shall match the historic periods vernacular. Stone walls are indigenous to the district and are encouraged. The following wall materials are expressly prohibited for use on exposed walls visible beyond property lines: modular or poured concrete, timber ties or logs, cement block (except split face or decorative CMU block may be used), and wood. In all yard areas of a lot, except the front yard, the maximum height permitted for a wall or fence is 6 feet above grade. It is permissible to mount a permitted fence type on top of a wall provided the overall height from the base of the wall to the top of the fence does not exceed 6 feet. In front yards, the maximum height of a fence, wall, or combination shall not exceed 3 feet.

(b) Walls (Retaining, Garden, and Privacy):

*(c) Height:

*(d) Hedges: deleted (13) Foundation Walls: All exposed masonry foundation walls shall be parged with plaster or stucco material, or clad in brick, stone, tile, or other similar materials, or shall be made of split face or decorative CMU block. *(14) moved to Section 2624.a(13)

1/15/09 REVIEW ENDED HERE Next part was reviewed on 1/22/09

(15) Gutters and Downspouts: Gutters shall be a metal ogee, half-round, and integral to the eave or cornice. Round or square downspouts shall be used and held to the corners for a side gable, or placed around the corner for hipped roofs. Intermediate downspouts shall be placed near the inside corner to minimize the impact on the design. If there is no inside corner, a downspout shall be placed at a logical division between building segments. (16) Porches: Front porches are a common element on many of the buildings in the West End that were built originally as single-family houses. These porches help define the existing streetscape and also provide architectural interest to the individual buildings on which they are attached. Over the years some porches have been enclosed in ways that are inappropriate for maintaining the character of the streetscape and the historical character of the building. Others have not been maintained in ways that match the historical characteristics of the original porch structure. Accordingly, in addition to the other design standards contained in this section, the

Planning Commission 7 February 19, 2009 Page 12

following additional design standards are applicable to all front building porches whenever an application proposes to build a new porch or enclose, repair, or alter an existing porch: (a) Size: Whenever a new front porch is proposed, its minimum linear width as it faces the street shall be at least 50% of the buildings linear width facing the street. The minimum depth of a front porch shall be 5 feet. (b) Design Elements: Support posts and railings shall match the architectural style and building materials appearing on the building. Railings shall contain baluster. Solid railings are prohibited. Railings on steps shall be the same design used on the porch. All visible framing members, railings, posts, etc. shall be painted, stained, or otherwise treated to match the primary, secondary, or trim scheme colors of the building. Visible pressure treated wood components, if used, shall be painted, stained, or otherwise treated, as mentioned above, during installation and shall not be left to weather. Flat roofs are prohibited. (c) Maintenance, Repair, and Alteration: Repair shall be done in a matter that maintains the porchs original design. Repair or replacement of trim, roof elements, decking, balusters, railings, and support posts shall be with like kind design and materials that look like those originally used on the porch. Alterations and additions shall use materials, decorative design elements, and construction methods that match those of the original porch to be altered or enlarged. *??? In the event a porch is damaged by accidental cause or casualty or otherwise deteriorates beyond repair, it may be removed, but it shall be replaced within one year of removal with a new porch designed and built in a way that conveys the same characteristics as the original porch. (d) Enclosure: *Enclosure of a front porch for residential use is only allowed at 1-family dwellings. *In all buildings, other than 1-family dwellings, front porch enclosure is only permitted to provide space for commercial or office uses. Residential use including all residential accessory uses is expressly prohibited. *When a porch is enclosed, its roof structures design and integrity must be retained including all existing support posts and or columns. Enclosure shall be accomplished by infilling between posts or columns in such a way that the support structures remain visible and intact. On the front elevation, at least 60% of the total area between roof support structures shall be in-filled using windows or other clear glazing. All windows shall be in alignment and of the same style. *Side elevations shall be enclosed in the same fashion as the front elevation. Solid in-filled areas shall match the style, materials, and colors on the main part of the structure. However, use of aluminum or other metal siding, vinyl siding, concrete masonry units, glass block, and EIFS materials is expressly prohibited. Solid in-filled areas shall be painted, stained, or otherwise treated to match the primary, secondary, or trim scheme colors of the building.

Planning Commission 8 February 19, 2009 Page 13

Overall limits on the number of facing wall materials used shall apply as specified in Section 2624.b (9). Applications for enclosure shall follow the review procedure set forth under Section 502.f (9) of the zoning ordinance. In addition to the above mentioned standards, all porch enclosures on contributing buildings to the underlying historic district shall comply with the Secretary of Interiors Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings.

(17) Rear Elevations: When parking is located behind any new building or building addition, the rear building elevation shall include an entrance way into the building and a connecting walkway between the rear parking area and rear entrance. All rear entrances shall be either recessed into the wall or covered by an awning, canopy, or projecting roof of sufficient size to protect the entry from weather and each entry shall be designed in a way that distinguishes it from the rest of the wall. (18) Roof Treatments: Building roofs are an important element that helps shape a buildings individual architectural character. At the same time, a buildings roof style (e.g., hip, gable, flat), pitch, color, and covering material provide a unifying effect with other surrounding buildings. Generally, commercial buildings within the West End have flat roofs with a parapet while residential buildings have pitched roofs. Many residential roofs in the West End contain architectural features like dormers and cupolas that help break long roof expanses. To help maintain these as built characteristics in the West End, all roofs on newly constructed buildings and building additions shall following the following standards: (a) Style (flat, gabled, hip, mansard, shed): On new buildings, roof style shall match the predominate roof style used on buildings immediately adjacent. Immediately adjacent means the building on each side of and any building directly across the street from the subject building. Roofs on building additions shall match the predominate roof style on the existing building. Buildings using flat roofs shall be capped with a cornice and a parapet. All parapet walls shall be at least 42 inches high and made higher as necessary to conceal roof top equipment and utilities. *Residential buildings, except for buildings containing multiple-family housing, shall have pitched roofs and the slope shall not be less than 1:2, except in cases where the predominate roof pitch on adjacent buildings is less than 1:2. Multiple-family buildings, non-residential buildings, and mixed-use buildings may use pitched or flat roofs. Pitched roofs shall be clad in natural or synthetic slate, architectural fiberglass shingles, or painted metal. Gabled, hip, mansard, and shed roof styles shall not have any roof expanse that exceeds 30 feet in any one direction without an architectural element such as a

(b) Pitch:

(c) Coverings:

(d) Roof Expanses:

Planning Commission 9 February 19, 2009 Page 14

dormer, cupola, or other similar structure that breaks the roof line. Changes in roof style, roof height, and ridge direction may also be used to break the roof line. (e) Roof Alteration: The original style, pitch, and covering of a roof on an existing building shall not be altered, except under circumstance where alteration is required to make the building structurally sound or water proof. Roof color shall match the dominate color or accent colors used on the building (see Section 2624.b.5). When roof color is different than the buildings dominate color, it shall be counted as an accent color. A building, including its roof area, shall not display more than 2 accent colors.

*(f) Roof Color

(19) Rooftop Utilities: Mechanical equipment mounted on a roof shall be integrated into the roofs design and shall be screened from view. On buildings with pitched roofs, all mechanical equipment shall be placed on the rear side of the roof. (20) Shutters: The use of shutters is restricted to residential uses and buildings. All shutters used shall be made of wood or metal. The use of shutters is encouraged and when used, shutters should be operable and should fit the opening to which they are adjacent. Example: a four-foot wide window should not have two one-foot wide shutters. Rather, each shutters should be twofeet wide. Using both shutters and awnings at the same window is prohibited. (21) *Skylights: Skylights may be used provided they are not visible when the building is viewed from its street (public or private) side. Deleted (21) Stair Towers and Fire Escapes: (a) External stair towers and fire escapes are only permitted to be located on the side or rear of a building. *(b) When located on the side, no portion of the structure should extend forward of the buildings midline, except in circumstances where there is no other reasonable way to gain egress. (c) No portion of the structure shall be affixed to or otherwise fasten to an existing porch or built over top of an existing front porch that wraps around the corner. (d) Removal of existing porches to accommodate stair tower and fire escape construction is expressly prohibited. (e) Steps and landings built on the side of a building shall exit toward the rear and not towards the buildings front. (f) When stair towers or fire escapes are covered with a roof, the roofs style, slope, and covering material shall match that of the primary roof on the building. *(g) All visible parts of the structure shall be painted, stained, or otherwise treated to blend with color pallet used on the building. Visible pressure treated wood components, if used, shall be painted, stained, or otherwise treated, as mentioned above, during installation and shall not be left to weather.

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(22) Windows: (a) On commercial buildings and mixed-use buildings, clear glazing is required in all ground level front faade windows, except frosted window glazing may be used to provide ornamentation or signage to the extent that it does not cover more than 20% of any individual windows surface area. (b) On commercial buildings and mixed-use buildings, at least 50% of the surface area of the ground floors front faade shall be devoted to windows affording pedestrian view into the building. (c) On a commercial building, total window area shall range between 25% and 75% of the buildings total wall surface area. (d) On mixed-use buildings, ground level storefront windows shall be larger than upper story residential windows. (e) Residential windows shall be predominately a double hung style. (f) Upper story fenestration should match or be similar to fenestrations used on surrounding buildings.

Planning Commission 1 February 19, 2009 Page 16

Section 2624 Revised draft 2/17/09

Section 2624. Architectural Design Principles and Standards a. Architectural Principles: The general architectural principles to follow for new construction, redevelopment, and building renovations in the West End TRD District are listed below. These principles form the basis for the detailed architectural standards described in Section 2624.b. As a general rule, all new construction, redevelopment, and renovations commenced in the West End should strive to do the following: (1) Preserve and restore the architectural integrity of contributing buildings within that portion of the Holmes-Foster Historic District where it underlies the West End. (2) Compliment the styles of contributing buildings within that portion of the Holmes-Foster Historic District where it underlies the West End. (3) Reinforce the existing streetscape environment. (4) Create facades that provide both variety and interest while relating to adjoining parcels and development. (5) Use building materials that are common to the district (6) Use color schemes that are common to the district. (7) Provide outdoor spaces for residents through porches, balconies, and roof terraces. (8) Use roof and chimney styles and materials that are compatible with existing structures in the West End. (9) Place roof top utilities, skylights, and vents on the rear side of buildings so they cannot be seen from the street and design gutters and downspouts in a fashion so they are not conspicuous. (10) Provide ADA and fire egress structures in an inconspicuous way. (11) Use long lasting quality materials. (12) When using composite or synthetic materials, only use materials that replicate the appearance of natural building materials, and use them in the traditional way and at the same locations as natural materials would have been used and located. (13) Implement green building principles into building and site design including Leadership in Energy and Environmental Design (LEED) certification by the US Green Building Council. . b. Detailed Architectural Standards: All new construction, redevelopment, renovations, or other site improvements done in the West End TRD District shall abide by these standards. (1) Accessory Buildings: Garages, carports, storage buildings, gazebos, covered decks, and all other accessory buildings, whether attached or detached from the main building, shall

Planning Commission 2 February 19, 2009 Page 17

complement the color scheme, materials, architectural details and design of the main building on a lot. Pre-fabricated metal outbuildings are prohibited. Roofs on garage buildings, carports, and storage sheds shall match the style, pitch, and covering used on the main building. Garages and carports shall not be connected to a main building via breezeway. (2) Awnings and Canopies: (a) General Rules: Awnings shall not extend below the top of the window or doorway covered more than a distance equal to of the openings height. An awnings shape shall relate to the opening it covers. Where a buildings faade is divided into distinct structural bays (sections defined by vertical architectural elements like masonry piers), individual awnings shall be placed within the bays creating breaks, rather than overlapping them forming a continuous single awning. Sample Awning

Good example of individual window awnings sized and positioned correctly to provide additional building character.

(b) Materials: Awnings shall be made of aluminum or other light weight metal, fiberglass, or vinyl or cloth fabric. When fabric is used, it shall be commercial grade. Plastic material is prohibited. Frames and supports shall be painted or treated to be non-corroding.

Sample awning and canopy materials

Awnings made of fabric or metal design.

Sample metal awning in the West End District appropriate for commercial applications.

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(c) Color: Excluding sign messages affixed to awnings or canopies, all awnings and canopies shall display a single color or may use a two-stripe color scheme. The same color scheme and pattern shall be used throughout on a residential building. On non-residential buildings and mixed-use buildings, individual businesses may display their own color scheme and pattern, but the color scheme and pattern used shall be consistent for all awnings and canopies displayed by an individual business. Signs may be affixed to awnings and canopies pursuant to regulations contained in the Sign Ordinance. Brightness of backlit awnings and canopies is regulated by Section 2705.g. in the Zoning Ordinance. Glossy or shiny awnings and canopies are prohibited. (3) Balconies: Balconies are permitted within the West End TND District, but all visible framing members, railings, posts, etc. shall be painted, stained, or otherwise treated to match the primary, secondary, or trim scheme colors of the building. All architectural details on a balcony shall relate to the main structure. Visible pressure treated wood components, if used, shall be painted, stained, or otherwise treated, as mentioned above, during installation and shall not be left to weather. Sample balconies

Balconies can serve to help fenestrate the faade and encourage additional street life.

Balconies shall be adequately sized for use, but not be used for outdoor storage.

(4) Chimneys: Chimneys shall be clad in the same facing materials used in the buildings wall or shall be clad in brick, natural stone, or architectural pre-cast concrete. Vents and stacks are only allowed to penetrate rear roof slopes on pitched roofs. Sample Chimneys

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(5) Color: While there is no unified color scheme in the West End, many buildings display brick red, green, brown, cream, or gray colors. Individual buildings typically display just 2 or 3 colors, keeping the building color scheme simple. To maintain consistency with the current color scheme, all buildings shall display one dominate color that covers at least 60% of a buildings wall area, and shall be allowed to use up to two additional colors as accents. Sample Colors

Sample of traditional West End residence using red brick, wood shingle siding and wood porch details.

Sample of contemporary West End residence using appropriate colors for facade and roofing materials.

(6) Cornices and Trim: Cornice and trim elements shall not be eliminated when they are an original element of an existing structure. They may be replaced, as needed, provided the replacement element matches the original in appearance and quality. On front facades, opaque doors with a completely flat outside surface void of (7) Doors: design or relief are prohibited. All opaque doors shall have at least one or more of the following details: window or windows, panels, side lighters, overhead lighters (transom), decorative or raised elements that provide relief and detail to the doors surface. All elements must be coordinated with and complement the architectural design of the building. On front facades, doorways that are not protected by a roof, hood, awning, or other covering shall be recessed. Elimination of an existing doorway shall be done in a matter that is compatible with the wall it penetrated resulting in the eliminated doorway being unnoticeable. Sample Doors

Retail doors with details compatible with Residential doors with details compatible with existing existing architecture vernacular. architecture vernacular.

(8) Dormers: A dormers roof covering shall match the covering material used on the roof upon which it is placed and the dormers roof pitch shall be proportionate to the roof upon which it is placed.

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Sample Dormers

Typical dormers and dormer windows treatments allowed in the West End TND district

(9) Entryways: The following standards apply to all buildings, except those used as 1-family dwellings. (a) A buildings main entry shall be on the street side and shall be emphasized using one or more of the following techniques: Frame the entryway using flanking columns or other flanking decorative structural elements Recess the entryway behind the front building wall (up to a maximum of 5 feet) Place the entryway within an archway or decorative opening Provide cover over the entryway using a portico, porch, projecting overhang, awning, or canopy

(b) In residential buildings where each unit has its own exterior entryway, each entryway shall be recessed or covered. Covering may be achieved by using any of the following structures: door hood, small porch, projecting overhang, awning, or canopy. Sample Entryways

Door hoods or recessed doors add detail and interest to the building entrance.

Traditional storefront entry design within modern-day building techniques.

Most buildings in the West End are built from one or (10) Exterior Wall Facing Materials: two basic materials. Masonry is often the dominate material especially at grade and ground level. Simple configurations and solid craftsmanship are the rule, rather than the exception. Over the years, complex and ostentatious building forms have been avoided. To maintain consistency with this concept of simplicity, the following development standards shall apply to all newly constructed building walls:

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(a) Number of Materials Allowed: No building shall have or use in combination more than three wall facing materials, one of which shall be the predominate material. When used, the other one or two facing materials shall be secondary and shall cover a smaller wall area than the predominate material. The predominant facing material shall comprise at a minimum 60 percent of a buildings total wall surface area. Areas devoted to windows, doors, signs, canopies, awnings, shutters, foundations, and trim or border elements are excluded from the wall surface area calculation. Materials used in trim and borders shall not count as wall facing materials, provided their cumulative area does not exceed 15% of a buildings total wall area. Accordingly, trim and borders may be made of material different from the facing wall and that material shall not count toward the three wall material limitation, provided it is 15% or less of the buildings total wall area.

(b) Recommended Facing Materials: The following materials are recommended for use as wall facing materials in order to complement the existing West End building stock and facades: Sample Materials Masonry brick, natural stone, architectural pre-cast stone, and architectural pre-cast concrete that is textured or patterned to look like brick or stone. Wood clapboard siding Fiber cement or similar type clapboard siding Clapboard siding made of 100% re-cycled products tile

Brick, pre-cast concrete materials are permitted faade materials

(c) Prohibited Facing Materials: The following materials are prohibited as wall facing materials, because they do not complement the West End Districts existing building stock and facades: Aluminum siding (except for 1 & 2-family dwellings and their accessory garages) Vinyl siding (except for 1 & 2-family dwellings and their accessory garages) Glass curtain walls Reflective or mirrored glazing Unfinished Concrete Masonry Units (CMU) Painted CMU

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Decorative CMU (e.g., split face, glazed, etc.), except for foundation walls and as a secondary facing material on the ground level floor only. stucco, except for foundation walls and as a secondary facing material only EIFS, except as a secondary facing material only (11) Faade and Building Wall Treatments: Long continuous walls in the same plane and blank walls void of architectural form and detail are undesirable on building facades because they do not promote the pedestrian aesthetic experience or match the characteristics of the existing streetscape in the West End. Accordingly, the following visual interest standards shall apply to all walls facing streets, public courtyards, or public greens: (a) Architectural detailing, windows, doors, or any combination therein shall be used to avoid excessive blank walls and shall be arranged on each story of a buildings wall as follows: Horizontal run: Measuring across the wall horizontally, space separation between elements shall not exceed 20% of the walls overall length. Example: On a 30foot facing wall, separation between elements shall not exceed 6 feet; 8 feet on a 40-foot facing wall. Vertical run: The minimum vertical dimension of the element shall not be less than 30% of the walls vertical height per story. Example: For an 8-foot high story, the minimum vertical dimension of the element is 2.4 feet; 3 feet for a 10foot high story.

(b) Architectural detailing used to avoid excessive blank walls may include any of the following elements, techniques, or combinations therein: Dividing the facade into a series of structural bays (i.e., masonry piers that frame window and door elements) that establish a pattern or rhythm. Breaking the plane of the facade by using indents and projections that form offsets in the wall that produce visual relief and shadow lines or by using changes in texture or materials that provide visual relief. Using balconies, canopies, awnings, projecting overhangs, and other structural elements that extend forward of the plane of the wall.

(c) The ground floor faade facing a street, public courtyard, or public green, of all buildings, except 1 & 2-family dwellings and townhouses under 3-stories, shall have a separate architectural treatment distinguishing it from the next floor immediately above by using features that create visual distinction, interest, and shadow lines. The following architectural features and treatments may be used individually or collectively to achieve the distinction: Changing fenestration between floors Using recessed or projected entry areas and doorways Using projecting awnings, canopies, or overhangs mounted in the transition area between floors. Changes in building material or pattern between floors Architectural borders, banding, or both in the transition area between floors.

Planning Commission 8 February 19, 2009 Page 23

Sample Faade and Building Wall Treatments

Examples of ground floor faade transitions and horizontal run and vertical run requirements.

(12) Fences and Walls: (a) Fence Type: Only rail, picket, privacy, or any combination therein is permitted. Chain link is expressly prohibited. When the main building is a contributing building to the historic district, fence type and color scheme shall match the historic periods vernacular. Stone walls are indigenous to the district and are encouraged. The following wall materials are expressly prohibited for use on exposed walls visible beyond property lines: modular or poured concrete, timber ties or logs, cement block (except split face or decorative CMU block may be used), and wood. In all yard areas of a lot, except the front yard, the maximum height permitted for a wall or fence is 6 feet above grade. It is permissible to mount a permitted fence type on top of a wall provided the overall height from the base of the wall to the top of the fence does not exceed 6 feet. In front yards, the maximum height of a fence, wall, or combination shall not exceed 3 feet.

(b) Walls (Retaining, Garden, and Privacy):

(c) Height:

Sample fences

Fences and walls and entry stairs shall match the existing vernacular of similar structures within the West End District. White rail or picket fences are also permitted in the West End District

A sample privacy fence permitted in the rear or side yard.

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(13) Foundation Walls: All exposed masonry foundation walls shall be parged with plaster or stucco material, or clad in brick, stone, tile, or other similar materials, or shall be made of split face or decorative CMU block. (14) Gutters and Downspouts: Gutters shall be a metal ogee, half-round, and integral to the eave or cornice. Round or square downspouts shall be used and held to the corners for a side gable, or placed around the corner for hipped roofs. Intermediate downspouts shall be placed near the inside corner to minimize the impact on the design. If there is no inside corner, a downspout shall be placed at a logical division between building segments. (15) Porches: Front porches are a common element on many of the buildings in the West End that were built originally as single-family houses. These porches help define the existing streetscape and also provide architectural interest to the individual buildings on which they are attached. Over the years some porches have been enclosed in ways that are inappropriate for maintaining the character of the streetscape and the historical character of the building. Others have not been maintained in ways that match the historical characteristics of the original porch structure. Accordingly, in addition to the other design standards contained in this section, the following additional design standards are applicable to all front building porches whenever an application proposes to build a new porch or enclose, repair, or alter an existing porch: (a) Size: Whenever a new front porch is proposed, its minimum linear width as it faces the street shall be at least 50% of the buildings linear width facing the street. The minimum depth of a front porch shall be 5 feet. (b) Design Elements: Support posts and railings shall match the architectural style and building materials appearing on the building. Railings shall contain baluster. Solid railings are prohibited. Railings on steps shall be the same design used on the porch. All visible framing members, railings, posts, etc. shall be painted, stained, or otherwise treated to match the primary, secondary, or trim scheme colors of the building. Visible pressure treated wood components, if used, shall be painted, stained, or otherwise treated, as mentioned above, during installation and shall not be left to weather. Flat roofs are prohibited. Sample Porches

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Porch and porch details maintained in original architecture vernacular.

Good example of integrated bungalow style porch maintained in original architecture vernacular.

(c) Maintenance, Repair, and Alteration: Repair shall be done in a matter that maintains the porchs original design. Repair or replacement of trim, roof elements, decking, balusters, railings, and support posts shall be with like kind design and materials that look like those originally used on the porch. Alterations and additions shall use materials, decorative design elements, and construction methods that match those of the original porch to be altered or enlarged. In the event a porch is damaged by accidental cause or casualty or otherwise deteriorates beyond repair, it may be removed, but it shall be replaced within one year of removal with a new porch designed and built in a way that conveys the same characteristics as the original porch. (d) Enclosure: Enclosure of a front porch for residential use is only allowed at 1-family dwellings. In all buildings, other than 1-family dwellings, front porch enclosure is only permitted to provide space for commercial or office uses. Residential use including all residential accessory uses is expressly prohibited. When a porch is enclosed, its roof structures design and integrity must be retained including all existing support posts and or columns. Enclosure shall be accomplished by infilling between posts or columns in such a way that the support structures remain visible and intact. On the front elevation, at least 60% of the total area between roof support structures shall be in-filled using windows or other clear glazing. All windows shall be in alignment and of the same style. Side elevations shall be enclosed in the same fashion as the front elevation. Solid in-filled areas shall match the style, materials, and colors on the main part of the structure. However, use of aluminum or other metal siding, vinyl siding, concrete masonry units, glass block, and EIFS materials is expressly prohibited. Solid in-filled areas shall be painted, stained, or otherwise treated to match the primary, secondary, or trim scheme colors of the building. Overall limits on the number of facing wall materials used shall apply as specified in Section 2624.b (9). Applications for enclosure shall follow the review procedure set forth under Section 502.f (9) of the zoning ordinance. In addition to the above mentioned standards, all porch enclosures on contributing buildings to the underlying historic district shall comply with the Secretary of Interiors Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings. Sample Porch Enclosures

Planning Commission 11 February 19, 2009 Page 26

Good front porch enclosure (left) in the West End with window and door placement and scale that respects original framework of porch. Good example (right) of a partial porch

Good front porch enclosures in the West End with window mullion and trims matching the existing architecture.

(17) Rear Elevations: When parking is located behind any new building or building addition, the rear building elevation shall include an entrance way into the building and a connecting walkway between the rear parking area and rear entrance. All rear entrances shall be either recessed into the wall or covered by an awning, canopy, or projecting roof of sufficient size to protect the entry from weather and each entry shall be designed in a way that distinguishes it from the rest of the wall. (18) Roof Treatments: Building roofs are an important element that helps shape a buildings individual architectural character. At the same time, a buildings roof style (e.g., hip, gable, flat), pitch, color, and covering material provide a unifying effect with other surrounding buildings. Generally, commercial buildings within the West End have flat roofs with a parapet while residential buildings have pitched roofs. Many residential roofs in the West End contain architectural features like dormers and cupolas that help break long roof expanses. To help maintain these as built characteristics in the West End, all roofs on newly constructed buildings and building additions shall following the following standards: (a) Style (flat, gabled, hip, mansard, shed): On new buildings, roof style shall match the predominate roof style used on buildings immediately adjacent. Immediately adjacent means the building on each side of and any building directly across the street from the subject building. Roofs on building additions shall match the predominate roof style on the existing building. Buildings using flat roofs shall be capped with a cornice and a parapet. All parapet walls shall be at least 42 inches high and made higher as necessary to conceal roof top equipment and utilities. Residential buildings, except for buildings containing multiple-family housing, shall have pitched roofs and the slope shall not be less than 1:2, except in cases where the predominate roof pitch on adjacent buildings is less than 1:2. Multiple-family buildings, non-residential buildings, and mixed-use buildings may use pitched or flat roofs. Pitched roofs shall be clad in natural or synthetic slate, architectural fiberglass shingles, or painted metal.

(b) Pitch:

(c) Coverings:

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(d) Roof Expanses: Gabled, hip, mansard, and shed roof styles shall not have any roof expanse that exceeds 30 feet in any one direction without an architectural element such as a dormer, cupola, or other similar structure that breaks the roof line. Changes in roof style, roof height, and ridge direction may also be used to break the roof line. The original style, pitch, and covering of a roof on an existing building shall not be altered, except under circumstance where alteration is required to make the building structurally sound or water proof. Roof color shall match the dominate color or accent colors used on the building (see Section 2624.b.5). When roof color is different than the buildings dominate color, it shall be counted as an accent color. A building, including its roof area, shall not display more than 2 accent colors.

(e) Roof Alteration:

(f) Roof Color Sample roof treatments typical to the West End

Cottage Roofs

Barn Roofs

Flat Roofs

(19) Rooftop Utilities: Mechanical equipment mounted on a roof shall be integrated into the roofs design and shall be screened from view. On buildings with pitched roofs, all mechanical equipment shall be placed on the rear side of the roof. (20) Shutters: The use of shutters is restricted to residential uses and buildings. All shutters used shall be made of wood or metal. The use of shutters is encouraged and when used, shutters should be operable and should fit the opening to which they are adjacent. Example: a four-foot wide window should not have two one-foot wide shutters. Rather, each shutters should be twofeet wide. Using both shutters and awnings at the same window is prohibited.

Planning Commission 13 February 19, 2009 Page 28

Sample Shutters

(22) Stair Towers and Fire Escapes: (a) External stair towers and fire escapes are only permitted to be located on the side or rear of a building. (b) When located on the side, no portion of the structure should extend forward of the buildings midline, except in circumstances where there is no other reasonable way to gain egress. (c) No portion of the structure shall be affixed to or otherwise fasten to an existing porch or built over top of an existing front porch that wraps around the corner. (d) Removal of existing porches to accommodate stair tower and fire escape construction is expressly prohibited. (e) Steps and landings built on the side of a building shall exit toward the rear and not towards the buildings front. (f) When stair towers or fire escapes are covered with a roof, the roofs style, slope, and covering material shall match that of the primary roof on the building. (g) All visible parts of the structure shall be painted, stained, or otherwise treated to blend with color pallet used on the building. Visible pressure treated wood components, if used, shall be painted, stained, or otherwise treated, as mentioned above, during installation and shall not be left to weather. Sample fire escapes

Stair towers, where they are visible from a main street, designed to be part of the main structure with compatible details.

Simple metal stair structures on the back of building painted to complement architecture.

(22) Windows: (a) On commercial buildings and mixed-use buildings, clear glazing is required in all ground level front faade windows, except frosted window glazing may be used to

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provide ornamentation or signage to the extent that it does not cover more than 20% of any individual windows surface area. (b) On commercial buildings and mixed-use buildings, at least 50% of the surface area of the ground floors front faade shall be devoted to windows affording pedestrian view into the building. (c) On a commercial building, total window area shall range between 25% and 75% of the buildings total wall surface area. (d) On mixed-use buildings, ground level storefront windows shall be larger than upper story residential windows. (e) Residential windows shall be predominately a double hung style. (f) Upper story fenestration should match or be similar to fenestrations used on surrounding buildings. Sample windows

Sample commercial storefronts in State Colleges Borough Center as a reference for West End storefronts.

Commercial storefront in the West End District.

Sample residential windows.

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To: From: Date: Subject:

State College Borough Planning Commission Planning Staff November 7, 2007 Riparian Buffer Overlay Zoning District

CRPA Senior Planner Sebastian DeGregorio presented the Model Riparian Buffer Overlay Zoning Ordinance during the October 25, 2007 meeting. A series of questions were posed by the Planning Commission members. Below is a response to those questions.

1. How would the properties along Slab Cabin Run be impacted adopting the Riparian Buffer Overlay Model ordinance?

Property (West side of Slab Cabin Run) 1631 South Atherton Street

Current Rule 65 foot buffer requirement portion of building in 65 foot buffer 100 year floodplain width varies from 10 feet to the north to 20 feet to the south 100+ foot buffer requirement due to steep slope 100 year floodplain width varies from 20 feet to the north to 300 feet to the south 100+ foot buffer requirement due to steep slope 100 year floodplain width varies from 300 feet to the north to 20 feet to the south

Rule Under Model Ordinance 100 foot buffer required

Economic Impact Appears built out Zoned CP2 No impact

1630 South Atherton Street (Ponderosa)

100 foot buffer required widening of Zone 1 to account for steep slope 100 foot buffer required widening of Zone 1 to account for steep slope

Appears built out Zoned CP2 No impact

1771 University Drive (Life Link)

Zoned PA Public use No impact

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Property (East side of Slab Cabin Run) 1663 South Atherton Street (Motel 8)

Current Rule 65 foot buffer requirement 100 year floodplain width varies from 60 to the north, narrows to 55 feet to the south 65 foot buffer requirement 100 year floodplain width varies from 55 feet to the north to 60 feet to the south 65 foot buffer required and provided Riparian plantings required and provided as part of development 100 year floodplain width varies from 120 to the north, narrows to 40 and widens to 400 feet to the south 65 foot buffer required Trailer park predates buffer requirements and encroaches into buffer portion of trailer park in floodplain 100 year floodplain width varies from 400 feet to the north, narrows to 70 and widens to 100 feet to the south

Rule Under Model Ordinance 100 foot buffer required

Economic Impact Appears built out Zoned CP2 No impact Appears built out Zoned CP2 No impact Appears built out (some surplus parking but does not appear to warrant interest in expanding the building) Zoned CP2 No impact Zoned R2 Could lose approximately 17,980 square feet of land area or 10.5 percent of the lot area

1661 South Atherton Street (Perkins)

100 foot buffer required

Creekside

100 foot buffer required

Woodsdale Mobile Home Park

100 foot buffer required Only property that might lose land for future development

Figure 1 illustrates the area where Route 322 and Slab Cabin Run intersect. The 100 foot buffer is shown to illustrate what impact it could have on the properties adjacent to Route 322. The Creekside development has a narrower buffer due to the work done to mitigate the site when the development occurred. As noted in the table above the floodplain varies in width for each property. In those instances where it exceeds 100 feet, no development could occur in the floodplain. This could affect redevelopment for 1630 South Atherton Street (Ponderosa), 1771 University Drive (Life Link), and Woodsdale Mobile Home Park. Based on Federal Emergency Management Agency Flood Insurance Rate Map (Figure 2) the areas that exceed 100 feet would be contained to areas along the borders of these properties. This would include the southern border of 1630 South Atherton Street (Ponderosa), the northern border of 1771 University Drive (Life Link) and the northwest corner of the Woodesdale Mobile Home Park.

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It should be noted that Country Club Hills golf course is also adjacent to Slab Cabin Run. Figure 3 shows there are no buildings affected by the proposed 100 foot buffer. Staff does not believe the golf course would be adversely impacted by the proposed model ordinance. Finally, there are, special provisions in the model ordinance to reduce the buffer width applicable to nonconforming buildings to 50 feet, which is actually less than the Borough's current provision, if changes needed to be made to these properties. 2. What scientific evidence exists about increasing the buffer width? In other words, would 100 feet provide more filtration than 65 feet? Does it do so for all types of pollutants or only the types of run-off that comes from farm activity? Based on additional information provided by CRPA and their review of the most accepted literature the following information describes the effectiveness of the buffer width: 100 foot buffer recommended by the U.S. Forest Service for optimum sediment removal Chesapeake Bay Riparian Handbook 50-100 foot buffer for sediment removal (Palone and Todd, 1997) 100 foot buffer 70% sediment/nutrient removal Additional reviews found the most effective nutrient removal impact occurs with the first 35 50 feet from top of the stream bank. (The Benefits of Riparian Buffers, Stroud Water Research Center)

3. Alan Sam, Borough Arborist reviewed the ordinance and has provided the following comments. Appendices C, F or G do not conflict with the Borough's ordinance other than their ordinance limiting acceptable plants to native species only. I believe that some non-native plants, especially cultivars, should be allowed. If we are able to make that adjustment at our level the ordinance is fine. Also, just a couple of things that Herm and I came across when we were doing our ordinance that may be helpful:

Determining the top of the stream bank is not always easy to do. Herm and I decided to take our measurements from the center of the stream. We felt that slope was very important in determining the width of the buffer. This proposed ordinance only discusses steep slopes where Herm and I included adjustments for all slopes averaged out over 100 feet from the stream center. From everything I've read, a grass filter included in the buffer is important in reducing some pollutants from reaching the stream. The proposed ordinance talks about herbaceous plants but not a grass filter. In this ordinance, a grass filter probably would not be allowed because most mowable grasses are not native. I believe this ordinance will come in to play more for establishing new riparian buffers than retaining existing ones. I didn't see any information on size of plants or crown coverage for new plantings as the Borough's ordinance includes. Developers could be in compliance with the proposed ordinance by planting seedlings or sowing seeds and the benefits of the riparian buffer would not be realized for years down the road.

Planning Commission February 19, 2009 Page 33

4. Additional Staff Comments The map provided by CRPA includes Slab Cabin Run and other intermittent streams that are located within the Borough. Borough staff does not believe the ordinance would apply to those intermittent streams. Those streams are Big Hollow Run, Thompson Run and Walnut Run. Big Hollow Run is located on the Radio Park Elementary school property, Thompson Run is connected to the Duck Pond and Walnut Run is located in Walnut Springs Park. CRPA Recommendation CRPA staff recommends consideration to add an additional 35 feet in buffer width and the riparian buffer management plan mechanism which includes a few model ordinance appendices too (C, D, F and G). Specifically Chapter 9 The Riparian Buffer Management Plan (formal title- Management of the Riparian Buffer Overlay Zoning District). Chapter 9 details a clear plan and process for indicating what details are to be shown (i.e. goals, plantings and proposed activities, management, etc.) and how and when these activities would be accomplished. Further the staff recommendation would also include the related Appendices CSelective Native Buffer Plantings List, D- Riparian Buffer Management Plan, F- Invasive Plants of Pa. and G- Noxious Weed Control List of Pa. Planning Commission Action: The Commission is requested to review the information and make a recommendation. Planning Staff Recommendation: Amend sections of the Riparian Buffer Overlay Zoning District to the Boroughs Ordinance Part G Flood Plain Conservation District for the length of Slab Cabin Run to incorporate the following parts: 1. Adopt Appendices C- Selective Native Buffer Plantings List, F- Invasive Plants of Pa. and G- Noxious Weed Control List of Pa with additions listed below. a. Allow for non-native species when determined appropriate by Borough Arborist. b. Allow for grass filter as an option in addition to herbaceous plants included in the buffer to reduce pollutants from reaching the stream. c. Reference the size of plants or crown coverage for new plantings as the Borough's ordinance includes.

Planning Commission February 19, 2009 Page 34

Figure 1

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Figure 2: Federal Emergency Management Agency Flood Insurance Rate Map

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Figure 3

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Title AMENDING THE STATE COLLEGE BOROUGH ZONING ORDINANCE (CHAPTER XIX OF THE CODIFICATION OF ORDINANCES) BY MODIFYING THE PROVISIONS OF THE RIPARIAN BUFFER ZONE TO INCLUDE AN APPROVED PLANTING LIST AND LIST OF INVASIVE PLANTS AND BY ADDING A STATEMENT AS TO WHEN PLANTINGS SHALL BE INSTALLED Text of the Ordinance 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, by changing Section 2310.c. Plantings to read as follows: c. Plantings. The forest area shall be designed and planted to achieve a 50 percent crown cover within 10 years of planting. The grass area shall be planted in a continuous strip with grass. Its purpose is to intercept and filter any surface water runoff that may escape from development adjacent to the Riparian Buffer Zone. Acceptable plant species are listed in Section 2311, Appendix A. In addition to those plants, other species may be used when approved by the Borough Arborist. However, invasive plants as listed in Section 2311, Appendix B, are prohibited under all circumstances and, if found in the Riparian Buffer Zone, shall be removed. A riparian buffer planting plan shall be submitted as part of a development plan submission made pursuant to Section 305 of this Chapter. Such plan shall be reviewed by the Borough Arborist. The Arborist is empowered to approve or deny such plan on the basis of its design and plantings with respect to achieving stream bank stabilization, stream shading and intercept and filtration of surface water runoff. All plantings as shown on the approved plan shall be installed prior to authorizing occupancy of the building or site. When required plantings cannot be installed because of whether or other adverse conditions beyond the developers control, the Planning Department may accept a performance bond or other surety posted to cover the cost of installing required improvements. Section 2. Amend the Codification of Ordinances, Chapter XIX, by creating a new section, Section 2311. which reads as follows: Section 2311. Riparian Buffer Zone Planting Appendices

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APPENDIX A: SELECTIVE NATIVE BUFFER PLANTINGS

Common Name FERNS Cinnamon fern Interrupted fern Sensitive fern GRASSES & SEDGES Big blue stem Broom sedge False nut sedge Lurid sedge Riverbank wild rye Sedge Soft rush Switch grass Tussock sedge Virginia wild rye Wool grass FLOWERING PERENNIALS Beard-tongue Bottle gentian Blue vervain Blue-eyed grass Boneset Cardinal flower Cut-leaf coneflower Ironweed Jack-in-the-pulpit Joe-pye weed New England aster Partridgeberry Purple stemmed aster Smooth goldenrod Swamp milkweed Tall meadowrue Wingstem Wood geranium SHRUBS American elderberry Arrowwood Black chokeberry Buttonbush Dangleberry Highbush blueberry Maleberry Ninebark Northern arrowwood Botanic Name

Osmunda cinnamomea Osmunda claytoniana Onoclea sensibilis

Andropogon gerardii Carex scoparia Cyperus strigosus Carex lurida Elymus riparius Carex vulpinoidea Juncus effusus Panicum virgatum Carex stricta Elymus virginicus Scirpus cyperinus

Penstemon digitalis Gentiana andrewsii Verbena hastata Sisyrinchium angustifolium Eupatorium perfoliatum Lobelia cardinalis Rudbeckia laciniata Veronia noveboracensis Arisaema triphyllum Eupatorium fistulosum Aster novae-angliae Mitchella repens Aster puniceus Solidago gigantea Asclepias incarnata Thalictrum pubescens Verbesina alternifolia Geranium maculatum

Sambucus Canadensis Viburnum dentatum Aronia melanocarpa Cephalanthus occidentalis Gaylussacia frondosa Vaccinium corymbosum Lyonia ligustrina Physocarpus opulifolius Viburnum recognitum

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Pussy willow Red chokeberry Rosebay Silky dogwood Silky willow Spice bush Swamp dogwood Swamp rose Winterberry holly Witch-hazel TREES American beech Basswood Black ash Black gum Black walnut Black willow Green ash Hornbeam Pagoda dogwood Pin oak Red maple River birch Shadbush Shagbark hickory Silver maple Swamp white oak Sweet birch Sycamore Tulip tree

Salix discolor Aronia arbutifolia Rhododendron maximum Cornus amomum Salix sericea Lindera benzoin Cornus racemosa Rosa palustris Ilex verticillata Hamamelis virginiana

Fagus grandifolia Tilia Americana Fraxinus nigra Nyssa sylvatica Juglans nigra Salix nigra Fraxinus pennsylvanica Carpinus caroliniana Cornus alternifolia Quercus palustris Acer rubrum Betula nigra Amelanchier arborea Carya ovata Acer saccarinum Quercus bicolor Betula lenta Platanus occidentalis Liriodendron tulipifera

Appendix B: INVASIVE and NOXIOUS PLANTS OF PENNSYLVANIA Any of the following invasive plant species shall not be planted in the Riparian Buffer Zone. If found in the Riparian Buffer Zone the following plant species shall be removed. These invasive plant species are: Trees Botanic Name Acer platanoides Acer pseudoplatanus Allanthus alltissima Elaegnus angustifolia Populus Alba Ulmus pumila Viburnum lantana Robina pseudoacacia Shrubs and Vines Botanic Name Berberis thunbergii

Common Name Norway Maple Sycamore Maple Tree-of-Heaven Russian Olive White Poplar Siberian Elm Wayfaring Tree Black Locust, False Acacia

Common Name Japanese Barberry

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Elaegnus umbellaa Euonymus alatus Ligustrum vulgara Lonicera japonica Lonicera maacki Lonicera morrowil Lonicera tatarica Lonicera x-bella Lythrum sallcaria Morus Alba Morus rubra Phylostachys aubea Rhamnus cathartica Rhamnus franguia Rosa multiflora Viburnum opulus European

Autumn Olive Winged Euonymus European Privet Japanese Honeysuckle Amur Honeysuckle Morrows Honeysuckle Tartarian Honeysuckle Hybrid Honeysuckle Purple Loosestrife (herbaceous) White Mulberry Red Mulberry Bamboo Common Buckthorn Glossy Buckthorn Multiflora Rose Highbush Cranberry

Any of the following noxious plant species shall not be planted in the Riparian Buffer Zone. If found in the Riparian Buffer Zone the following plant species shall be removed. These noxious plant species are: Botanic Name Cirsium arvense Rosa multiflora Sorghum halpense Polygonum perfoliatum Pueraria lobata Cirsium vulgare Carduus nutans Sorghum bicolor Datura stramonium Lythrum salicaria Heracleum mantegazzianum Galega officinalis Common Name Canadian Thistle Multiflora rose Johnson grass Mile-a-minute Kudzu vine Bull or Spear Thistle Musk or Nodding Thistle Shattercane Jimson weed Purple Loosestrife, including all cultivars Giant Hogweed Goatsrue.