Springettsbury Township Planning Commission Meeting Minutes

CALL TO ORDER

Chairman Robertson called the meeting to order at 6:00 p.m.

PLEDGE ON ALLEGIANCE

Chairman Robertson led the Pledge of Allegiance.

ACTION ON THE MINUTES OF JANUARY 15, 2026

Ms. Paula Musselman moved to approve the minutes of the January 15, 2026 Planning Commission meeting, seconded by Mr. Charles Stuhre. All Board members present voted in favor and the motion carried.

BRIEFING ITEMS

LD-2026-0001- Mount Zion Commons Land Development Plan

Mr. Heilman provided a brief review of the land development plan submitted for the Mount Zion Commons Project located at 9 Mt. Zion Road within the Town Center Overlay. The applicant proposes to construct 160 apartment units, restaurants, a gas station, and associated site improvements. Prior to this meeting, Mr. Heilman provided several items of information to provide context to new Planning Commission members. A conditional use application was approved by the Board of Supervisors in March 2024. Mr. Heilman noted the final land development plan and subdivision plan for Mount Zion Commons are related to the same project, but should be considered separately. Mr. John McKenna, a managing member of Mount Zion Commons, represents the developer and will introduce the land development plan.

John McKenna, Madison Development Group on behalf of Mount Zion Commons

Below is a summary of highlights from Mr. McKenna’s presentation:

1. • After a two-year hiatus, the project is now fully capitalized through a partnership with Stewart Companies.
   • The plan involves a six-unit condominium laywith with a Wawa convenience store, retail buildings and three four-story apartment buildings.
   • The original plan was reconfigured in order to remove a Chick-fil-A restaurant, which was originally part of the plan, but rejected by the corporation.
   • All buildings within the complex are interconnected and walkable.
   • Two public plazas are proposed that will have decorative street lighting that will match the decorative lighting along the street frontage that is roughly 1400-1500 linear feet. One plaza will be centrally located and one will be adjacent to the Wawa and charging stations.
   • Mr. McKenna noted he has just received the final review on the third submission of the traffic impact study after three scoping application meetings held over a period of 3.5 years, giving the green light to formulate the full set of drawings. Ten intersections were studied. Full access is warranted on East Market Street and approved by PennDOT. PennDOT has also determined that current access points proposed work efficiently.

Township Engineer Comments

1. • Mr. Luciani noted that although the land development and subdivision plans were submitted together, the waivers listed on the subdivision plan are more applicable to the land development plan; therefore, most of those will be deferred to land development.
   • Mr. Luciani noted that some of the information provided by the Traffic Impact Study is outside the scope of this project. The developer is close to satisfying all PennDOT criteria.
   • There will be a significant increase in the volume of sewage with the apartment units and restaurants.

Responses to Questions of Planning Commission Members

1. • In addition to the EV charging stations at Wawa, there will be residential charging stations throughout the apartment complex.
   • Inch & Co. is the apartment developer and there is an agreement to sell the apartment buildings to Inch. Representatives of Inch & Co. will attend the next presentation of this project to address additional questions and concerns.
   • Mr. Heilman confirmed the conditional use application that was approved is not recorded. The final land development and subdivision plans would be recorded. It was recommended that all modifications approved through the conditional use approval be listed on the land development plan so that they are recorded. Mr. McKenna suggested a separate sheet listing all items approved through the conditional use approval could be provided with the final land development plan to ensure they are recorded.
   • One of the general improvements provided by the project will include an additional dedicated right of way on East Market Street, widening of the center turning lane on East Market Street, and the addition of a deceleration lane.
   • Another general improvement will be a slight straightening of Mt. Zion Road.
   • Mr. Luciani added there are three critical improvements proposed: 1) protected prohibited phasing at the intersection of Mt. Zion Road and Edgewood Road, where a left turn cannot be made at certain times of day; 2) left turn phasing at the intersection of Mt. Zion Road and East Market Street will be revised from protected permitted to protected prohibitive, eliminating the blinking yellow light; and 3) at the intersection of Mt. Zion Road and Concord Road, clearance intervals will be adjusted with the traffic signal design study that will accompany the HOP application.
   • Every access leaving the Mount Zion Commons complex will be a full stop sign.
   • A 1500 sq. foot children’s tot lot is proposed, but the recreation fee per dwelling unit will still apply.
   • Mr. Kauffman recommended adding some type of pathway from Building 6 to Building 5 for residents to safely walk to the tot lot. Mr. McKenna noted there are grade issues and dense landscaping on the perimeter preventing a sidewalk there. However, he suggested the possibility of adding another play area so residents of Building 6 don’t have to travel to Building 5.

• • Building 4 is intended to have 48 units. Building 5 will have 68 units.
  • Chairman Robertson asked for clarification on the ratio of apartment units to dumpsters per building. Inch & Co. will be asked to address this concern at the next presentation.
  • The landscaping company will be responsible for providing a warranty on the maintenance of all shrubs and vegetation.
  • Mr. McKenna will ask Inch & Co. to address rules and regulations for tenants as they apply to charcoal grills, changing antifreeze, changing oil, etc.
  • Mr. Kauffman noted the conditional use plan included a sidewalk between Building 4 and Mt. Zion Road that does not appear on the current plan. Gary Gilbert of Apple Retail Properties is one of the owners. Mr. Gilbert will review this area for a possible solution.
  • Mr. Luciani confirmed the gross floor area of all buildings combined is under 200,000 square feet which requires 3,000 square feet of public plaza area.
  • Mr. McKenna shared that the stone wall shown on the plan will include some of the stone from the old stone wall on East Market Street, as well as concrete and paving materials.
  • Mr. Kauffman suggested the developer refer back to the Town Center Overlay for landscaping and shade requirements and to include approved details from the conditional use plan on the land development plan for recording purposes. Mr. Robertson noted that the conditional use plan also stipulates that landscaping on the interior parking must be done to mitigate the light impact and provide optimal screening of adjacent properties.
  • The “T” on sheet 3 refers to the “Transformer” for electric.
  • There is no intent to have booster pumps for water pressure. Chris Riggle of Collier Engineering and Design is the Engineer of Record on the project. Mr. Riggle responded they plan to run a water main through the site and reconnect with the water main on Market Street.
  • Mr. Heilman confirmed the Fire Company was part of the conditional use review process, but has not been asked to weigh in on the land development plan. Mr. McKenna confirmed they do plan to meet with the Fire Chief prior to finalizing the plan. Mr. Robertson referenced the letter provided by Springetts Manor Apartments which indicates they would not approve an emergency access easement. Mr. McKenna stated there is currently a document that supports easement by prescription for a very long time which legally supports their request for emergency access. Another option would be to install geo grid in that area. Mr. McKenna will defer to legal counsel on the easement by prescription.
  • There are currently no hydrants on the plan, but they will be included after meeting with the water company and fire company. Mr. McKenna asked Mr. Riggle to move forward and share the plan with the water company and the fire chief.
  • Sinkhole activity was briefly discussed. The developer plans to use two infiltration basins and a detention basin and will ensure there is no sinkhole activity in that general area.
  • Mr. Kauffman asked for clarification on the placement of evergreen trees and deciduous trees along the buffer between Mount Zion Commons and Springetts Manor Apartments in response to a concern raised by Springetts Manor residents. Mr. McKenna will review the Town Center Overlay to ensure proper coverage for screening.
  • Solicitor Wymard recommended the developer seek a declaratory judgment on the prescriptive easement if it is needed for emergency service access.

Public Comment

Chairman Robertson opened the floor to public comment. Jonathan Stayer, Resident at 98 Eisenhower Drive

Mr. Stayer, whose residence is closest to this development on the north side less than 50 yards away, voiced strong opposition, arguing that the four-story buildings would tower over the proposed landscaping buffer. He predicted a severe negative impact on the quality of life for hundreds of residents of the adjacent Springetts Manor Apartments due to increased traffic, noise, light pollution and fumes. He noted the development would significantly lower the quality of life for Springetts Manor residents, as it will replace grass, trees and wildlife with asphalt and boxes.

Melissa Cullipher, Vice-President, Manor Management Corporation

Representing the Manor Management Corporation for Springetts Manor Apartments, Ms. Cullipher shared that the Corporation was not likely to approve an access easement between the two apartment complexes. In addition she expressed concern that a proposed rear access road behind the new development would be used as a cut-through by residents, increasing unwanted traffic through their private community.

Carol Thibodeau, Resident at 72 Eisenhower Drive

Ms. Thibodeau echoed concerns about the four-story buildings being out of character with the area. The buildings will block light for the residents in the surrounding community. Ms. Thibodeau indicated she would not be opposed if the buildings were only two stories in height. She also argued the proposed 1.5 parking spaces per unit would be insufficient for modern households. In her opinion, the apartments will only attract temporary residents who would not stay long.

Responses to Public Comment

1. • Chairman Robertson clarified for the public that the Planning Commission does not have authority to approve any plan. The Planning Commission only has authority to make recommendations to the Board of Supervisors who have the authority to grant approval. Solicitor Wymard added that the applicant is present to talk about the plan this evening and that no action of any kind would take place this evening. He noted the applicant would return at some point to present a final plan based on the suggestions made by the Planning Commission members, at which time the Planning Commission would make a recommendation to the Board of Supervisors for review.
   • Chairman Robertson clarified that the 1.5 parking space ratio is a well-studied standard in the apartment industry.
   • Mr. McKenna of Madison Development Group acknowledged the concerns and confirmed they will submit revised building elevations with materials intended to help large buildings to appear shorter.
   • Regarding the rear access road behind Building 6, the developer stated it was primarily for fire truck access and that they are open to eliminating it if egress is not an issue.

SD-2026-0001 – Mount Zion Commons Subdivision/Lot Consolidation Plan

Mr. Heilman provided an overview of a subdivision plan submitted by Colliers Engineering & Design on behalf of Mount Zion Commons, LLC. The intent of this subdivision/lot consolidation plan is to combine the thirteen (13) parcels shown on the plan along Mount Zion Road and East Market Street into one (1) parcel under the auspices of Mount Zion Commons, LLC for the purposes of the land development portion of this project. The project is located at 9 Mount Zion Road, York, PA 17402 and is zoned M-U – Mixed Use District with a Town Center Overlay. The existing thirteen (13) parcels are currently serviced by public sewer and public water.

John McKenna, Madison Development Group on behalf of Mount Zion Commons

Mr. McKenna reported that all 13 properties have been acquired as of mid-December in order to consolidate 13 existing lots into a single 12-acre parcel, which will enable the developer to record a declaration of condominium that will govern operations for each unit owner. The declaration of condominium protects the municipality, as well as the residents. Mr. McKenna noted that the lot consolidation must be completed before the land can be developed. The following modification/waivers are requested:

1. § 281-10 – Preliminary Plan
2. § 289-11.B.(15) – Contours
3. § 289-11.B.(23) – Location of all Proposed Buildings
4. § 289-11.B.(24) – Location of Proposed Easements
5. § 289-11.C(6) & Section 289-35 – Landscaping & Buffer Yards
6. § 289-11. C.(7) – Erosion & Sedimentation Control
7. § 289-13.B.(4) & 289-36 – Location and Method of Streetlighting
8. § 289-15 – Environmental Impact Studies
9. § 289-21 – Traffic Impact Study
10. § 289-31 – Curbs and Cutters
11. § 289-32 – Sidewalks
12. § 289-45 – Sewage Disposal
13. § 289-46 – Water Supply
14. § 289-47 – Storm Drainage
15. § 289-48 – Utility Easements Township Engineer’s Comments

Mr. Luciani clarified that many items listed as waivers on the subdivision plan such as lighting and stormwater are actually deferrals, as these items will be fully detailed and constructed under the Land Development plan. Internal lot lines will be eliminated and old interior utility easements will be terminated. New clear easements for all new utility lines will be established and recorded on the final plan.

Planning Commission Comments and Recommendations

Questions and concerns of the Planning Commission members are summarized as follows:

1. • The high pressure gas pumping station will be moved to the north off site.
   • The applicant will return with refined plans for both land development and subdivision/ consolidation at a future date after reviewing the Engineer’s review letter and making necessary changes. The anticipated date is the April 16 Planning Commission Meeting
   • Mr. Luciani reminded Mr. McKenna that renderings of the buildings should be provided at the next presentation. Inch & Co. intends to present elevations that are slightly different, but all buildings will be in harmony with color schemes and materials noted in the conditional use approval.
   • The environmental impact study was completed and will be provided to the Township for the next presentation.

SD-2026-0002 – Mt. Zion Evangelical Lutheran Church

Mr. Heilman provided a brief summary of the subdivision plan submitted by Gordon L. Brown & Associates for Mount Zion Evangelical Lutheran Church. The property consists of three (3) parcels located in the R-20 (Large Lot Single-Family) zoning district. No new lots are being created; only lot lines are changing. Mr. Layne Clark of Gordon L. Brown & Associates attended to present the case.

Layne Clark, Gordon L. Brown & Associates

Mr. Clark explained how three lots would be reconfigured.

1. • The lot at the corner of Alcott and Mt. Zion Road will remain as a residential lot that is nonconforming.
   • An existing access drive will be incorporated into the church/cemetery lot.
   • The third lot is a vacant parcel which will become a new residential lot.
   • There is a force main along the northern side of Alcott, and public water on the south side that can be accessed.

The following waivers were requested by the applicant:

1. • 1. § 289-10.A(2)(b) – Preliminary Plan
     2. § 289-10.A(2)(f) – Stormwater Plan
     3. § 289-10.A(2)(d) – Photometric Plan
     4. § 289-10.A(2)(e) – Landscaping Plan
     5. § 289-12A(f) & § 289-21 – Traffic Impact Studies
     6. § 289-11.B(19) – Invert & Rim Elevations for Existing Manholes & Inlets
     7. § 289-31 – Curbs
     8. § 289-32 – Sidewalks

Planning Commission Comments and Recommendations

1. • Mr. Kauffman noted that the access drive into the church off of Alcott Drive is not centered in the 50 ft. wide easement. Mr. Clark responded that is the result of taking more land out of the proposed lot that is vacant making it off-center.
   • Mr. Luciani responded there are a couple of components that will need to be added to the driveway such as clear sight distance triangles, safe stopping site distance, minimum width to the pavement section for the driveway unless it is pre-existing.
   • Mr. Luciani expressed concern that the force main might be private.
   • Mr. Clark confirmed the church is connected to a public sewer and the septic tank was abandoned.
   • The house on the property was the parsonage at one time and is connected to public sewer.
   • Mr. Luciani shared that the York Water Company ran water lines to provide public water to everyone in the general area of Mt. Zion Road which requires anyone within 150 feet of the water line to be connected to the public water line.
   • Once each individual parcel is established, lot coverage for all individual lots must be conforming.
   • To support long-term planning, it was suggested the applicant provide a right-of-way dedication to the Township for future sidewalks and road improvements along Mt. Zion Road and Deininger Road. The applicant expressed concern that this might impact existing gravesites and would require further investigation. It was suggested the applicant request a cemetery map that would define the limits of the grave locations. It was clarified that Mt. Zion is a state road and Deininger is a Township road.

SD-2026-0003 – York Galleria Limited Partnership – CBL Properties

Mr. Heilman provided a brief summary of the subdivision plan submitted by Site Design Concepts for the York Galleria Limited Partnership located at 2899 Whiteford Road, York, PA 17402 within the C-H – Commercial Highway zoning district and Town Center Overlay. The purpose of this subdivision is to remove a 9.410-acre parcel (Lot #3 – Hollywood Casino) from the existing Parcel #1 of 53.904 acres owned by CBL Properties. The project is served by public sewer and public water.

Andrew Barshinger, Site Design Concepts

Mr. Barshinger provided an overview of the subdivision plan for the York Galleria Limited Partnership – CBL Properties. Below is a summary of his presentation:

1. • The Hollywood Casino is located to the left of the property. The proposed subdivision includes the separation of a 9.4 acre lot from the larger Galleria Mall property that would include both floors of the area where the Hollywood Casino is located, as well as parking associated with the casino.
   • CBL Properties previously subdivided properties associated with Red Robin, Boscovs, and the former Bon-Ton.

The following modifications/waivers are requested:

1. • 1. § 289-10. – Preliminary Plan
     2. 10.§289-13.A.–PlanScale
     3. 11.§289-15.–EnvironmentalImpact Studies
     4. 12.§ 289-26. – Concrete Monuments Township Engineer Comments and Concerns

Mr. Luciani raised a critical concern about the lack of a comprehensive agreement governing shared infrastructure as the mall property becomes increasingly fragmented. Responsibilities for the ring road, shared parking, lighting, landscaping and utilities (including a shared sewer main and a stormwater facility serving multiple parcels) are undefined. The Township and Planning Commission agreed it was crucial to formalize these responsibilities in a legal document to memorialize the binding of all property owners before the property is further divided. It was noted that this is not a Site Design issue, but is one that needs to be addressed.

Planning Commission Comments and Recommendations

1. • Chairman Robertson raised a concern that the subsurface stormwater facility is located on this lot; however, the stormwater inlets are located on the ring road. Mr. Robertson asked who would be responsible after it is subdivided. This reiterates the need for a comprehensive agreement to define ownership and responsibilities for the future.
   • Mr. Clark confirmed during the meeting that nothing is being sold off at this point, just the subdivision of the casino.
   • The applicant’s request to waive concrete monuments was discussed. Mr. Kauffman requested that at least two permanent concrete monuments be installed to ensure the property line can be re-established in the future.

ACTION ITEMS

No action items were presented.

MODIFICATION / WAIVER RECOMMENDATIONS

No modifications/waivers were presented.

INFORMATIONAL

Mr. Heilman reported Ms. Marian Hull, Planning Consultant with CDM Smith, will be planning a meeting or call next week to finalize dates for meetings with the Board of Supervisors to review the draft ordinance to ensure it implements the goals of the Comprehensive Plan.

NEW BUSINESS

There was no new business to come before the Planning Commission.

OTHER BUSINESS

There was no old business to come before the Planning Commission.

ADJOURNMENT

The meeting adjourned at 7:47 p.m.

Secretary

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