Springettsbury Township Zoning Hearing Board Meeting Minutes

MEMBERS IN ATTENDANCE:

Dale Achenbach, Chair
David Seiler, Vice-Chair
Mark Bair, Secretary
Sande Cummingham

ALSO IN ATTENDANCE:

Randall Heilman, Director of Community Development/Deputy Zoning Officer
Rachael Keagy, Zoning Officer
Gavin Markey, Esq., Solicitor
Jill Trostle, Stenographer, via Zoom
KarenBrown, Court Stenographer

CALL TO ORDER

Vice-Chairman David Seiler called the meeting to order at 6:00 p.m. and led the Pledge of Allegiance. He introduced members of the Zoning Hearing Board and Township staff

ACTION ON THE MINUTES OF July 2, 2026

Mark Bair moved to approve the minutes, seconded by Dale Achenbach The minutes were approved as presented.

OLD BUSINESS

Gavin Markey, Solicitor, stated there were decisions from the last meeting to be signed. Mr. Seiler confirmed they were signed prior to the meeting.

TOWNSHIP STAFF SWORN IN

The following persons were sworn in:

Randall Heilman, Director of Community Development

Rachael Keagy, Zoning Officer

Ms. Keagy confirmed that all cases on the agenda were properly advertised through notices in publications of general circulation, mailings to properties within a 200-foot radius, and signs posted on the respective properties.

NEW BUSINESS

ZHB-2026-0011 – 3410 East Market Street

Rachael Keagy provided a brief summary of an appeal submitted by Attorney Stacey MacNeal on behalf of Haley Fuller, Owner of Anchor & Core, LLC, in reference to the property located at 3410 E. Market Street, Suites B & C. Attorney MacNeal requested an appeal of the Zoning Officer’s decision regarding Zoning Section §325-32 which does not permit the use provided by the business Anchor & Core, LLC in the N-C – Neighborhood Commercial Zoning District.

Stacey MacNeal, Esq. of Barley-Snyder, Legal Counsel for Haley Fuller

Attorney Stacey MacNeal represented the applicant Haley Fuller, owner/operator of the proposed business Anchor & Core, LLC. Ms. Fuller was sworn in. Attorney MacNeal noted that the cases on the agenda for this meeting are interrelated and the background information to be provided for Case ZHB-2026-0011 and 0012 are similar. She asked the Zoning Hearing Board to hear an appeal of the Zoning Officer’s decision regarding the permitted use of the business provided by Anchor & Core, LLC. The following are highlights from Attorney MacNeal’s presentation:

• It is Attorney MacNeal’s opinion that the Zoning Officer was mistaken in her understanding of the actual use/services to be provided by Anchor & Core, LLC, when it was classified as a health club, which is not a permitted use in the Neighborhood Commercial zoning district.
• The actual use proposed falls in the category of personal service use that is appropriate for the NC zoning district. Unlike a traditional health club, such as Gold’s Gym, the use is multi-faceted, focused on wellness, aromatherapy, small classes and a small retail section. The use is less intensive than a health club and more neighborhood-oriented.
• Additional photographs of the shopping center and spaces to be utilized by Anchor & Core were provided.
• Attorney MacNeal stated it fits the intended purpose of the Neighborhood Commercial Zoning District, which is for neighborhood-scale businesses that complement nearby residential/ multi-family areas, is walkable by clientele, is low impact to the community, and provides an improved tenant mix for the shopping center.
• The property is approximately 1+ acres with access to East Market Street, Eastern Boulevard, and Bloomingdale Avenue. It is an existing small shopping center that includes long-time tenant El Serrano Restaurant.
• Ms. Fuller is currently leasing Suites B & C, totaling 2,800 SF. Suites B & C were previously leased to a vape shop. Prior to the vape shop, the space was occupied by Weight Watchers which provided health and wellness services through customer meetings and had some exercise equipment for limited exercise functions.
• The proposed use of Anchor & Core is a holistic health and wellness center.
• Representatives for the landlord indicated zoning would not be an issue and the applicant moved forward with various improvements; however, her application for a certificate of occupancy was denied and the store has not been operational.
• The wellness center has a retail area, a pilates studio, a massage therapy room, an LED/red light therapy room, a lounge area, a rest room and utility space.
• The retail area is 1,600 SF and will provide items for sale such as clothing, lotions, body products, energy drinks and snacks.
• Hours of operation are Monday to Friday, 9 AM to 7 PM, and Saturday-Sunday, 9 AM to 1 PM.
• Massage therapy and pilates sessions are by appointment and provided by licensed independent contractors for specialized services. LED/red light therapy is available during retail hours.
• The pilates area contains 10 specialized non-electrified tables to provide resistance and support.
• There are 11 dedicated parking spaces and shared center parking.
• The proposed use will not detract from the enjoyment of neighboring properties and would be an enhancement to the property’s neighborhood,

Public Comment

Heather Boxleitner, 340 Frysville Road, Hellam

Ms. Boxleitner is affiliated with the El Serrano Restaurant, a long-time tenant within the shopping center. She expressed strong support for the wellness-focused use, noting it was family-oriented, community oriented and more favorable to the community than its former tenant–the vape shop.

Solicitor’s Opinion

Attorney Gavin Markey stated that the Zoning Officer properly applied literal ordinance language based on the facts provided to her by the applicant. The testimony and additional information provided by Attorney MacNeal would indicate the proposed use is a combination of use types and is not a conventional health club. It was Solicitor Markey’s opinion that the Zoning Board uphold and sustain the applicant’s interpretation and find that said use is not permitted elsewhere within the zoning ordinance, and therefore should be permitted by special exception, pursuant to section §325-4.1 within the neighborhood commercial zone. This would allow the Board to proceed to the actual special exception, the second application to be presented this evening.

Board/Staff Comments and Concerns

• Mr. Achenbach asked how many different licenses would be required for operation. Ms. Fuller responded that only the massage therapist would require a massage therapy license.
• Ms. Cunningham asked if the business must be inspected by the Department of Agriculture due to the sale of foodstuffs. Ms. Fuller responded that only supplements and energy drinks fall into that category. Attorney MacNeal did not believe Department of Agriculture approval would be required since the items are sealed. Mr. Heilman offered to verify whether or not Department of Agriculture approval is required.

Vice-Chairman Seiler entertained a motion.

IN THE CASE ZHB-2026-0011, SANDE CUNNINGHAM MOVED TO APPROVE THE RECOMMENDATION OF SOLICITOR MARKEY TO UPHOLD AND SUSTAIN THE APPLICANT’S INTERPRETATION AND THAT SAID USE IS NOT PERMITTED ELSEWHERE WITHIN THE ZONING ORDINANCE, AND THEREFORE SHOULD BE PERMITTED BY SPECIAL EXCEPTION, PURSUANT TO SECTION §325-4.1 WITHIN THE NEIGHBORHOOD COMMERCIAL ZONE. MARK BAIR SECONDED THE MOTION. ALL BOARD MEMBERS PRESENT VOTED IN FAVOR AND THE MOTION CARRIED.

ZHB-2026-0012 – 3410 East Market Street

Rachael Keagy stated that Attorney Stacey MacNeal is representing Haley Fuller of Anchor & Core, LLC and is requesting a special exception under Section §325-4.1 for the use of the business, Anchor & Core, LLC to be permitted in the Neighborhood Commercial – N-C Zoning District.

Attorney Markey noted that following the interpretation decision by the Board that the proposed use is not a use permitted elsewhere within the ordinance, the proposed use proceeds as a special exception request. Special exception is a permitted use, and subject to the applicant demonstrating compliance with any specific criteria of which there are none. Attorney Markey stated because this is a use that is not found elsewhere in the zoning ordinance and was not contemplated with the adoption of the zoning language, general criteria or standards must be addressed such as opposition from the public.

Attorney MacNeal stated the use aligns with the NC district purpose and intent: small-scale retail, personal services (less than or equal to 3,000 SF), medical/professional office, low impact, minimal facilities, adequate ingress/egress, and sufficient on-site parking. She noted it is not in the floodplain, is consistent with the comprehensive plan, benefits the character of the neighborhood, improves the shopping center’s tenant mix, and does not detract from adjoining properties.

Public Comment

There was no public comment for or against the special exception. Solicitor’s Opinion

Since there was no opposition from the public, Solicitor Markey recommended approval of the special exception subject to the condition that the applicant’s specific representations and limitations on the proposed use at issue within the application and testimony shall be binding. The rationale for the condition will prevent morphing into a higher-intensity health club use or adding equipment inconsistent with the described operations. There were no objections to the condition proposed by Solicitor Markey.

Vice-Chairman Seiler entertained a motion.

IN THE CASE ZHB-2026-0012, MARK BAIR MADE A MOTION TO APPROVE THE SPECIAL EXCEPTION SUBJECT TO THE CONDITIONS OUTLINED BY ATTORNEY MARKEY THAT THE APPLICANT’S SPECIFIC REPRESENTATIONS AND LIMITATIONS ON THE PROPOSED USE WITHIN THE APPLICATION AND TESTIMONY SHALL BE BINDING. DALE ACHENBACH SECONDED THE MOTION. ALL BOARD MEMBERS PRESENT VOTED IN FAVOR AND THE MOTION CARRIED.

Closing Remarks

Solicitor Markey emphasized that the interpretation appeal presented this evening was unique. He noted that the Zoning Officer’s duty is to apply the literal language of the ordinance to the facts of the case, which she did correctly and her interpretation was in line with the language of the Zoning Ordinance. Mr. Bair stated that the minutes should reflect that Ms. Keagy performed her duties as Zoning Officer in the manner expected. Mr. Seiler extended appreciation to Zoning Officer Keagy for performing her duties.

Next Zoning Hearing Board Meeting

Ms. Keagy announced there are currently three cases for the September Zoning Hearing Board meeting.

ADJOURNMENT

It was moved and seconded to adjourn the meeting at 6:33 p.m.

Respectfully submitted,

Secretary

/jht