Springettsbury Township Board of Supervisors Conditional Use Hearing Meeting Minutes

CALL TO ORDER

Chairman Swomley called the meeting to order at 6:00 PM. He turned the meeting over to Solicitor Sanders.

NEW BUSINESS

1. 1. CU-2026-0002 – Sheetz, Inc., 405 Memory Lane

Solicitor Sanders stated the applicant is the long-term tenant of a 1.89-acre property situated at 405 Memory Lane, East York, Pennsylvania. The property consists of a one tax parcel owned by Robert Cronheim, Donald Vinik, Ann Ruth Friedlander and the Estate of Ruth C. Sampson. The property is located at the northeast corner of the intersection of Memory Lane and Industrial Highway. It is in the Springettsbury Township Flexible Development District pursuant to the Township’s zoning ordinance. The property is used as a Sheetz convenience store with fueling pumps, canopies and associated site improvements since 1996.

Sheetz desires to redevelop the property with an upgraded Sheetz store, which includes a rebuild of the existing store building and removal of the existing fuel canopies to be replaced with a single fuel canopy fronting along Industrial Highway, a reconfiguration of the internal drive aisles and parking to improve site circulation, with the installation of a mobile pick-up window.

The existing use and proposed use of the property for automobile service station and neighborhood convenient store are conforming uses within the flexible development district. The property is also subject to the Town Center Overlay provisions of Article 33 of the ordinance. These provisions adopted by the Township in 2010 require that any development of use permitted by right in the underlying flexible development district must receive conditional use approval from the Township Board of Supervisors.

Accordingly, the applicant filed this application for conditional use approval for the proposed redevelopment. Further, the applicant has identified certain Town Center Overlay design standards which require modifications to allow for the project. The applicant is requesting conditional use approval of those modifications.

Mr. Heilman confirmed the hearing was advertised in the York Newspapers, appearing on July 9, 2026 and July 16, 2026 in accordance with the Pennsylvania Municipalities Planning Code. He noted the plan was presented to the Planning Commission on April 16, 2026 and received a recommendation of approval for the project, as well as recommended approval for the six modification/waivers the applicant requested on June 18, 2026. Mr. Heilman stated he provided a case summary for the Board of Supervisors which illustrates the project.

Solicitor Sanders stated the applicant will present their evidence and witnesses. Following that, the Board or any objector may cross-examine each witness after the applicant rests their case. Any objector may present their case against the conditional use application. Any witness questioned by the objector may be cross-examined by the Board or applicant. After the objectors rest their case, the Board may have follow-up questions for the applicant and then move to public comment. After public comments, the Board may deliberate before making a decision. He asked if anyone in the audience or on Zoom seeks objector status. There were none.

Ambrose Heinz, Attorney from Stevens & Lee on behalf of the applicant, Sheetz, Inc. Att. Heinz confirmed Sheetz is the lessee of the property at 405 Memory Lane. Site area is 1.89 acres, zoned flexible development district, Town Center Overlay. The use of the store and the proposed rebuilding is permitted under the Township’s ordinance. The project involves redevelopment of the existing store, with a new building and new gas

pumps located along Industrial Highway. Removal of the existing pumps and canopy along the frontage of Memory Lane – reconfiguration of on-site parking and relocation of dumpster pads. As part of the redevelopment and conditional use under the Town Center Overlay there are certain design requirements related to being met, including areas of screening for service loading areas such as the rear and side of the building, parking facilities, storage and parking and display in the front yard setback, public plaza requirement and relocation of the existing pole sign on the site. He noted those modifications of the ordinance can be achieved via a waiver by conditional use.

Att. Heinz distributed a packet of information to the Board which included a description of the exhibits. He confirmed all information is the same as what was originally submitted to Mr. Heilman.

Justin Kuhn, P.E., Managing Partner of Integrated Consulting

Mr. Kuhn affirmed he was involved with the design of the project.

He acknowledged he has worked on approximately 50 Sheetz projects.

He noted a copy of his resume was included with the packet of information submitted to the Board.

Att. Heinz asked to confirm Mr. Kuhn as an expert in land development, project management and design as a registered P.E.

Through testimony conducted by Att. Heinz, Mr. Kuhn confirmed the following:

• He is familiar with the Sheetz site
• The application submitted is identified as Exhibit A-2
• The application requests conditional use approval for the development and for the requested modifications
• The application identified as Exhibit A-3 has been revised in subsequent submissions
• The revised narrative attachment included a design modification request for the pole sign which was not included in the original application
• Sheetz is the lessee of the property
• A copy of the existing lease with the record owner was included as part of the initial application in Exhibit A-2
• Under the lease shown on the plan, the size of the proposed site development is 1.348 acres

• The existing conditions plan identified as Exhibit A-4 shows the current Sheetz configuration at the corner of Industrial Highway and Memory Lane with two fueling canopies, parking and the associated store built in 1996 with dumpster enclosure and utilities which is approximately 4,000 sq. ft.
• The parking is located directly abutting the store with spaces to the east along Industrial and diagonal spaces which face into the intersection of Industrial Highway and Memory Lane.

• Other existing conditions related to the property, specifically to the right-of-way on Memory Lane which was a PennDOT right-of-way. Sometime after that 10 ft. was dedicated to the Township in which a portion of the sidewalk resides. The PennDOT right-of-way is 70 ft.
• There is a floodplain along Memory Lane and an electric line that runs down Memory Lane as well. He identified it on the drawing.
• Exhibit A-5 is the proposed Sheetz layout with one fueling canopy. Access points are in the same location as currently. The new store would be set further back from the street and occupies a portion of the site which is within the lease area but is currently being used by Jack Giambalvo.
• The use is permitted by right in the flexible development district.
• The new store will be 6139 sq. ft.
• The Town Center Overlay would be required for the conditional use
• The use proposed is consistent with the Township Comprehensive Plan for this location
• The proposed store is consistent with the conditional use design standards for development within the town center other than the requested waivers/modifications, which are identified on the plan with tables indicating where there are existing conditions or non-conformities and/or requested modifications, as noted in red.
• Currently there are 37 standard parking spaces with 12 spaces at the pumps. Proposed will be 42 standard designated parking spaces with 12 spaces at the pumps.
• The proposal complies with the off-street parking requirement which is 52 spaces.
• The existing access drives and access points are in the same place
• Design requirements for the Town Center Overlay included in Exhibit A-6 – elevations were provided to demonstrate compliance with the design requirements for the building
• Elevation of the Sheetz store – the glazing requirements were shown on Exhibit A-6 – the upper one would be facing Industrial Highway, and the bottom would be facing Memory Lane, which meets the requirement for the glazing required for the Town Center Overlay.
• The plan was presented to the Planning Commission and at their direction a revision was made to the layout from the original submission, which was moving the one unloading space to the rear of the building. Other additions were made to the landscaping with street trees, street lighting and benches to meet the streetscape requirements.
• The requirements have all been met and they are now looking for relief for the specific requests from the design requirements of the Town Center Overlay.

• The first request is for §200.D.(2) – Service and loading areas must be visually screened from the street and pedestrian ways.
• The one loading space was relocated to the rear – no longer an issue. They still have an unloading area for the fuel trucks, located to the left from Industrial Highway, between the parking and the canopy for the unloading of fuel, which would not be screened.

• §200.D(3) – Service and loading areas shall be located on the side or rear of the building.
  The one loading space was relocated to the rear but are unable to relocate the fueling area based on where the tanks need to be located in relation to the canopy.

• §325-200.G(5) – Parking facilities shall be permitted only to the rear of side of the principal structure. No parking shall be permitted in the front yard.
  Several spaces are along Memory Lane which would fall within the front yard. With the additional 10 ft. Township right-of-way they are within the front yard setback requirement. The spaces in that area are necessary due to the truck circulation which falls between the curb line and the canopy.

• Truck turning diagrams were performed to identify the truck movement, as noted on Exhibit A-7, which includes oil tanker movement and firetruck turning.
• §325-200.K – Storage, parking and/or display of vehicles in the front yard setback shall be prohibited.
  Ten spaces were identified which are located within the front yard setback, along the PennDOT right-of-way which is 12.2 ft. The distance at the Township right-of-way along Memory Lane is 2.2 ft. Curb to curb is 13.7 ft.

• §325-204 – Requires a public plaza – the standard for development that would trigger plaza space is 15,000 sq. ft. The store is 6139 sq. ft. so the project does not have a separate designated public plaza, although there is an outside public seating area on the western side of the building. Benches will be located along Industrial Highway and Memory Lane, adjacent to the sidewalk area.
• §200.E(2) Pole signs as shown on Exhibit A-8 – the existing sign and the proposed sign which will be slightly smaller in terms of sign area. Height is the same at 18 ft. (Exhibit A-8 was incorrect in the application and the correct version was shown on the screen.) The sign will be placed in a different location which was the need for the modification of the design requirement. The current location and the proposed location were pointed out on the drawing. It is located outside the sight triangles and right-of-way. Exhibit A-5 shows the sight triangle.
• The standards related to the modifications serve the intended purposes of the overlay with the modifications, with no adverse impact on adjoining properties.
• The modifications allow for the redevelopment of this existing store with a new store.

• The modifications would not increase development density and are the minimal amount necessary to allow for compliance with ordinance criteria.

Questions from the Board:

Mr. Bishop asked if the exterior renderings provided are required as part of the application.

Att. Heinz stated the proposed renderings are related to the standard model of the store. The requirement was specifically related to the amount of glazing of the windows facing the public street which were provided at the request of the Township staff to demonstrate the need.

Mr. Bishop asked about using Giambalvo land for the project.

Att. Heinz stated the existing property and area subject to the Sheetz lease, includes the area that is being used by the Giambalvo as part of a parking lot. The proposal is to remove the parking and use that area to move the store back on the property.

Mr. Bishop asked about the reason for the pole sign, since the ordinance prohibits pole signs.

Att. Heinz stated the ordinance includes a requirement which prohibits pole signs in the Town Center Overlay. The existing pole sign could remain at the same location which would be allowed to remain as a non-conforming sign. The applicant would prefer to have a new sign in a slightly different location. This is a request for a modification to the design requirement.

Discussion was held for the possibility of a monument sign which would meet the requirements for the Town Center Overlay. It was noted it would have to be in a different area. It was noted §325-105 states monument signs shall not extend more than six feet above ground level.

Att. Heinz stated the request for the modification was to move the sign to a better location which fits with the overall layout. He noted keeping the sign in the same location would require revision of the layout of the site, affecting the truck turning movements.

Mr. Wurster asked if the plan would yield a reduction or no change to the impervious surface because of the redevelopment.

Mr. Kuhn stated that currently the impervious surface is 73.37%, proposed is 80%, which is within the requirement.

Mr. Cox referred to Exhibit 7-A which shows the truck turning radius for firetrucks shown in two locations as well as the Sheetz tanker truck. He asked about the delivery trucks.

Mr. Kuhn indicated the field trucks will deliver to the front of the store, and the goods deliveries will go to the back.

Mr. Wurster asked if Sheetz has any design plan to reduce the amount of impervious surface of their store rebuilding.

Mr. Kuhn stated the landscape design would not reduce the impervious since it would require reducing parking spaces. He was not aware of any design plans for the Sheetz stores.

Mr. Cox asked about the area recovered from Giambalvo which is currently parking area, noting there is a large expanse behind the drive aisle of the store, which is currently macadam. He asked if that could be dug up and planted with grass resulting in less impervious.

Mr. Kuhn stated that it is already proposed with a grass strip between the rear curb line and the lease line against Giambalvo.

It was noted further discussion and deliberation would be held at the regular meeting following.

PUBLIC COMMENT

There was none.

ADJOURNMENT

Chairman Swomley adjourned the meeting at 6:56 p.m.

Respectfully submitted,

Doreen K. Bowders

Secretary

ses