As State College Borough continues to grow, the demand for housing is skyrocketing. With Penn State University serving as an anchor for the local economy, more students, young professionals, and families are searching for places to live—yet the current housing supply isn’t keeping up. The existing R4 zoning regulations, which govern high-density residential developments, are limiting how much housing can be built, making it harder for people to find affordable and accessible homes.
To solve this problem, a proposal to improve R4 zoning is being considered. This plan would increase housing capacity, modernize land use policies, and help State College Borough meet its housing needs while supporting sustainable development.
You can read the full report here: State College Borough Proposal to Improve R4 High Density Housing Report 2025.03.02
What’s Changing in R4 Zoning?
Currently, R4 zoning has restrictions that limit the number of housing units developers can build. The proposed changes would increase density and improve land use efficiency, ensuring that new developments accommodate more residents without compromising quality of life.
Key Proposed Improvements:
✅ Increase the maximum height of buildings from three floors to five floors—allowing for more housing units in the same footprint.
✅ Eliminate the 40% open space requirement and instead require modern stormwater management solutions like green roofs, retention tanks, and permeable surfaces to control runoff.
✅ Allow accessory uses to support residents, such as transit centers, grocery pick-up locations, and delivery hubs to reduce the need for personal vehicles.
✅ Require noise mitigation measures like soundproofing materials to reduce noise pollution and improve quality of life for residents.
How Will This Impact Housing in State College?
The changes to R4 zoning would significantly increase the number of housing units available, making it easier for people to find places to live while making better use of urban space.
Comparison: Current R4 vs. Proposed R4 Zoning
| Zoning Regulation | Current R4 | Proposed R4 |
|---|---|---|
| Total Housing Units | 78 units | 217 units |
| Residents Housed | 156 residents | 434 residents |
| Building Coverage | 60% of the lot | 100% of the lot |
| Required Parking Spaces | 117 spaces | 326 spaces |
| Parking Floors Required | 3 floors | 4 floors |
This means that the number of people who can live in an R4-zoned area would nearly triple. Instead of sprawling developments that take up too much land, the proposed higher-density housing makes better use of space while keeping housing affordable and accessible.
Why Does State College Need R4 Zoning Improvements?
State College is at the center of Centre County’s economic growth, and housing shortages are already pushing prices higher. If more housing isn’t built, rent and home prices will continue to rise, making it harder for students, professionals, and families to afford to live in the area.
Benefits of the Proposed R4 Zoning Changes
🏡 More housing options—Helping young professionals, students, and families find affordable homes.
🚶 Better walkability & transit access—Accessory uses like grocery pick-up and transit centers reduce the need for cars.
🌎 Sustainable land use—Using green roofs and modern stormwater systems keeps developments environmentally friendly.
📈 Stronger local economy—Increasing workforce housing attracts talent and supports local businesses.
Building a More Livable Future for State College
The proposed R4 zoning changes are a smart, sustainable solution to the housing crisis in Centre County. By increasing density, modernizing infrastructure, and adding community-focused amenities, State College Borough can grow without losing its small-town charm.
Zoning laws should evolve to meet modern needs, and this proposal ensures that housing remains accessible, sustainable, and aligned with the future of urban living.
You can read the full report here: State College Borough Proposal to Improve R4 High Density Housing Report 2025.03.02
Conclusion
The proposed R4 zoning improvements in State College Borough present a practical and sustainable solution to the region’s growing housing demand. By allowing for increased density, modernized stormwater management, better transit integration, and noise mitigation measures, these updates will ensure that more residents can find affordable housing without compromising quality of life.
With higher-density developments, better land use efficiency, and community-friendly amenities, these changes would help State College grow while maintaining its character and livability. Investing in smart zoning policies today will create a more inclusive, vibrant, and sustainable future for the region.
