Developers seek zoning change at Addison Court site as residents plead for solutions
AI-generated summary reviewed by our newsroom.
- Primecore proposes turning 120 E. Beaver Ave. into student housing named Encore.
- Council referred amendment to change the measurement from 200 to 100 feet for height rules
- Affordability ended Dec. 2024; tenants may qualify for a three-year extension
Developers looking to replace a low-income, senior housing complex with student housing presented their plans to the State College Borough Council on Monday, as residents of Addison Court pleaded with council members to reject the project.
The developer, PrimeCore, is also requesting a zoning text amendment to increase the height limit in the project area, which the council voted 6-1 to refer to the Planning Commission to review, moving the controversial proposal into its next phase.
PrimeCore developers discussed their plans to turn the property located at 120 E. Beaver Ave. into a student housing development similar to the neighboring Pugh Centre, which they also constructed. A preliminary development plan for the new building, called Encore, was reviewed by the borough’s design review board earlier this year.
Developers raised concerns about a zoning restriction they say negatively affects the project. The Addison Court parcel is subject to two different height limits because it spans two distinct areas within the commercial district, where the base height limit is 65 feet. A 2007 zoning rule imposes a stricter 45-foot limit within 200 feet of South Allen Street, and nearly half of the parcel falls within that boundary, requiring compliance with both height regulations.
Since the building must be split where a portion must “step down” as it moves across the parcel to comply with two height rules, the developer’s proposed a zoning text amendment to increase the measurement line from 200 feet to 100 feet from South Allen Street to allow the building consistent height, while keeping the 45-foot height limit.
Voting proceeds amid resident unease
The council was advised to refer the application to the Planning Commission for their recommendation before deciding to approve or deny the amendment. The majority voted to do so, with council members hopeful about possible solutions.
“I do hope we get back from the Planning Commission some really creative ideas,” council member Nalini Krishnankutty said. “I will vote yes in the hope of getting something,”
Council member Matt Herndon was the sole vote of opposition, expressing his deep concerns for the displacement of the senior residents currently living in the building.
“It seems that this company is within their legal rights to demolish this building, but I hope they take a good long look at the people they’re hurting and rethink their decision,” Herndon said. “I believe we as a council are within our rights to reject this request, and I plan to do so.”
Other council members expressed their concerns about the impacts on senior residents from the 89-unit building. The proposed redevelopment would primarily house students and include only four affordable units out of the planned 40 to 45 units.
“We’re in a position where we’re putting the elderly and handicapped out of their homes and pretty much out of the borough, because there is no affordable housing in the borough for that group,” council member Kevin Kassab said.
When asked if they could accomodate current Addison Court residents, developers said they may be able to add one of two additional affordable housing units, but more than that would not be cost effective. For now, they are beginning to work with Continental Real Estate Management, a local property management agency, to relocate existing residents into housing options in the area that best meet their needs.
“We’re trying to find options as close as possible within the State College area, including projects on Waupelani Drive, such as Lions Gate and other nearby communities in the Southgate area, as well as other apartment buildings in and around College Township,” Ara Kervandjian, PrimeCore CEO said.
Residents voice fears and objections
Addison Court is a Low Income Housing Tax Credit building built in 1994. Of its 89 units, 63 are occupied, with most tenants using Section 8 vouchers. Its 30-year affordability period ended in December 2024. While the property owner, Calibre Residential, told residents their leases would end in November 2026, the borough said tenants with leases as of Dec. 31, 2024 may qualify for a three-year extension under Pennsylvania Housing Finance Agency rules.
John Harris, an Addison Court resident, told the CDT he received a letter from Calibre Residential last week stating the building was “officially under contract” and that residents should begin their relocation process as soon as possible.
“I haven’t quite given up on the possibility the property may be saved because it’s such an outrageous scandal that they’re going to tear down affordable housing for seniors and disabled in order to put up more student housing,” Harris said.
During the council meeting, Harris and five other Addison Court residents spoke during public comment and asked the council for help.
“I suffer from both epilepsy and Parkinson’s, just like many other people in that building,” Richard McCarty, a 14-year Addison Court resident, said during the meeting. “This would be very damaging to these people where the vast majority of them do not drive and live by themselves, they would be forced into a situation where they would need professional movers because members of their family left.”
Other residents said they were already feeling the pressure from management for their moving out.
Rodger Weir, a senior resident who has lived in the building since 1999, said he recently began receiving lease violations for the first time over his service animal that has been living with him for five years.
“There is an uptick in antagonisms and hostility that is being expressed in the form of lease violations and it is extremely noticeable. The timing of it is not a coincidence,” he said.
While council members acknowledged they have no authority over what replaces Addison Court, they said they hope the Planning Commission will craft an alternative plan that better balances the needs of residents and developers.
“I was absolutely convinced that I was going to vote no in this and just end it right here, but if there is a willingness through the Planning Commission process to find a way to help these people keep their community, I'll vote, but it’s going to have to come back with some concrete help for this community,” council member Susan Venegoni said.
