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Board questions Mount Zion Commons plaza and play area in informational site review
Summary
Supervisors reviewed an informational site concept for Mount Zion Commons, raising concerns about whether a proposed 3,000-square-foot plaza would be public or reserved for apartment residents, the adequacy of on-site recreational area versus fee-in-lieu requirements, and proximity of a restaurant drive-through to the plaza.
The Springettsbury Township Board of Supervisors received an informational presentation on the proposed Mount Zion Commons development, in which the developer previewed a central 3,000-square-foot plaza and a smaller play area adjacent to Building 6.
Staff emphasized the presentation was for feedback only and not a formal plan submission. Board members asked whether the larger plaza would be publicly accessible or dedicated to apartment residents; staff said their understanding was that a 3,000-square-foot plaza adjacent to apartments would be reserved for apartment residents while a separate public plaza would be provided nearer Market Street.
Supervisors also questioned whether the proposed on-site play area met township recreation requirements. The township engineer said the ordinance allocates roughly 0.02 acres of recreation area per dwelling unit; for a 170-unit project that equates to about 3.4 acres, which would be the threshold to avoid a recreation fee.
Concerns were raised about the configuration and functionality of the plaza—board members called it "shoehorned into an island" and noted limited permeable landscaping and pedestrian infrastructure. One supervisor pointed out that Building 4 may include a restaurant with a drive-through lane adjacent to the plaza, which could bring periodic vehicle traffic close to the seating and play areas.
Staff asked for clearer legends and plans from the developer (charging-station locations, dumpster placement, and exact plaza dedication) and suggested the applicant return with more detailed drawings if they wish to proceed toward a formal submission.
