Housing is a growing concern in Centre County, and Patton Township is no exception. As the population increases and more people move to the Centre Region for work and education, the need for affordable and accessible housing has never been greater. To help address this challenge, a proposal for R4 high-density residential zoning has been introduced as an alternative to the existing R3 medium-density zoning.
Read the full report on my proposal for R4 zoning in Patton Township here: Patton Township R4 Proposal 2025.03.10
What does this mean for Patton Township? Simply put, the R4 zoning proposal would allow for more housing, better use of land, and improved access to public transportation, all while maintaining sustainability and quality of life for residents. Let’s break it down.
What is R4 Zoning, and How is it Different from R3?
Currently, most residential development in Patton Township follows R3 zoning rules, which limit how much housing can be built on a given piece of land. R4 zoning offers an alternative that allows for increased density and height while also reducing parking requirements when public transit is accessible.
Here’s a side-by-side comparison of R3 vs. the proposed R4 zoning:
| Feature | R3 (Current) | R4 (Proposed) |
|---|---|---|
| Maximum Building Height | 35 feet (≈ 3 stories) | 55 feet (5 stories) |
| Maximum Housing Density | 32 apartments per acre, housing 64 residents | 71 apartments per acre, housing 142 residents |
| Parking Requirements | 2 spaces per apartment | 1.5 spaces per apartment if transit is nearby |
| Stormwater Management | Not as clearly defined | 25% of the lot reserved for stormwater management |
| Accessory Uses | Limited options | Allows for amenities like transit centers, grocery pick-up, gyms, co-working spaces |
Why Does Patton Township Need R4 Zoning?
1. More Housing for a Growing Community
Housing shortages have driven up rent prices in the Centre Region, making it difficult for workers, students, and families to find affordable housing. R4 zoning would more than double the housing units that can be built per acre, ensuring more people have access to places to live.
2. Better Use of Land
Under R3 zoning, only 25% of a lot can be used for buildings, while R4 zoning allows for a higher building coverage percentage, making more efficient use of available space.
3. Less Parking, More Accessibility
By reducing parking requirements for developments near public transit, R4 encourages the use of buses, rideshare services, and biking, reducing reliance on personal vehicles. This frees up land for more housing, green spaces, and community-focused developments instead of large, underutilized parking lots.
4. Sustainability and Smart Growth
- Modern stormwater management: R4 zoning requires that stormwater be managed on-site through green roofs, retention ponds, or permeable surfaces, reducing runoff and environmental impact.
- Encouraging public transit use: Fewer cars on the road means less traffic congestion, lower emissions, and a greener community.
5. Supporting Local Businesses & Economy
More residents mean more customers for local businesses, creating a stronger economy. Additionally, increasing the supply of workforce housing makes it easier for businesses to attract and retain employees, benefiting employers in the region.
What R4 Zoning Would Mean for Residents
For people who already live in Patton Township, R4 zoning provides benefits without negatively impacting the community:
✅ More housing choices
✅ Better public transit options
✅ More walkable, mixed-use developments
✅ Less traffic congestion
✅ A more sustainable and vibrant community
The Future of Patton Township
The proposed R4 zoning is a forward-thinking solution that meets the needs of Patton Township’s growing population. By allowing for higher-density housing, smarter land use, improved public transit access, and sustainability measures, R4 zoning will help create a thriving and inclusive community.
Housing shortages aren’t going away, but Patton Township has the opportunity to take action now to ensure that future generations have a place to call home. R4 zoning is a step in the right direction.
Read the full report on my proposal for R4 zoning in Patton Township here: Patton Township R4 Proposal 2025.03.10
Conclusion
The proposed R4 zoning in Patton Township is a forward-thinking approach to addressing housing shortages, improving land use efficiency, and supporting sustainable development. By allowing for increased housing density, better transit access, and modern amenities, R4 zoning offers a practical solution to the region’s growing demand for affordable and workforce housing. This zoning change would not only help alleviate housing shortages but also foster a more vibrant, walkable, and sustainable community.
With smarter growth strategies, Patton Township can position itself as a leader in sustainable urban planning while ensuring that residents have affordable, accessible, and high-quality living options for years to come.
