Bellefonte Borough, located in Centre County, PA, is known for its Victorian charm and architectural heritage, is at a crossroads. The community’s historic downtown is struggling with vacant storefronts, a challenge exacerbated by shifting economic trends like the rise of e-commerce and remote work. Current zoning regulations prohibit first-floor residential use in the Central Business District (CBD) and Waterfront Business District (WBD), contributing to an oversupply of commercial space. To address this, a new zoning proposal— the Victorian Storefront Overlay (VSO)—seeks to balance historic preservation with modern economic needs.
Read the full report here: Proposal for Victorian Storefront Overlay (VSO) Report 2025.01.29
The Victorian Storefront Overlay (VSO) Proposal
The VSO aims to protect Bellefonte’s most significant commercial corridors while allowing flexibility in less-trafficked areas. The proposal focuses on key blocks in the downtown core, preserving their commercial nature while enabling adaptive reuse elsewhere.
Key Features of the VSO:
- Preservation of Historic Storefronts: Certain blocks along High Street and within the CBD and WBD will retain first-floor commercial zoning, ensuring that the town’s most iconic streets maintain their traditional function.
- Flexible Use in Other Areas: Outside these designated blocks, property owners will have the option to introduce first-floor residential units, reducing vacancies and increasing housing availability.
- Encouragement of Adaptive Reuse: The proposal makes it easier for building owners to invest in historic properties, modernizing spaces while preserving architectural character.
Benefits of the Victorian Storefront Overlay
1. Economic Revitalization
With zoning flexibility, vacant storefronts can be repurposed for residential use, attracting new residents. More residents mean a stronger tax base, a larger customer pool for local businesses, and greater economic stability.
2. Increased Community Vibrancy
A mix of businesses and residences in the downtown core can enhance foot traffic, making Bellefonte’s streets livelier, safer, and more engaging. Filling empty storefronts with new uses ensures a more dynamic and welcoming atmosphere.
3. Architectural Preservation
Allowing historic buildings to be adapted to meet modern demands ensures their continued upkeep. When property owners can make profitable use of their spaces, they are more likely to invest in maintenance and restoration.
4. Fiscal Responsibility
Turning vacant commercial spaces into productive properties increases the local tax base without requiring additional public spending. This approach encourages private investment and reduces the risk of long-term vacancies contributing to urban decline.
The VSO offers a pragmatic approach to zoning in Bellefonte, striking a balance between economic realities and historic preservation. By selectively allowing residential use on the ground floor outside core areas, the proposal seeks to fill empty spaces, promote investment, and enhance the town’s overall appeal. This strategy positions Bellefonte for sustainable growth while maintaining its unique identity.
Read the full report here: Proposal for Victorian Storefront Overlay (VSO) Report 2025.01.29
Conclusion
The Victorian Storefront Overlay is a reasonable solution to address the problem of storefront vacancy in Bellefonte Borough. The overlay would preserve the requirment to have first floor commercial in a section of the Central Business District and Waterfront Business District, while freeing up other sections of these two zones that are not in the overlay to have multi-family residential use on the first floor.
