Traditions of America has proposed a 55+ community on a 90-acre farm along Snyder Road. They are requesting the property to be rezoned from Agricultural (A) to Low Density Residential (R-1).  They are also requesting a text amendment to the Zoning Ordinance.   A public hearing is scheduled for March 16, 2026, beginning at 7:00 p.m. and will be held at the Elizabethtown Area School District Middles School Auditorium, 600 East High Street, Elizabethtown, PA 17022

Meeting Location Map

2026-01-12 Letter to Mt Joy Twp re_ Petition Zoning Text and Zoning Map(11795339.1)

Proposed Rezoning and Text Amendment

2026-01-19 TOA Mount Joy Rezoning Presentation BOS

Location Map

2026-02-23 – TOA-Mount Joy Twp – Concept Plan

Proposal to subdivide a 106.5-acre tract located at 2843 Mount Pleasant Road into three lots for industrial use. Lot 1 will contain a 603,200-sf industrial building; Lot 2 will contain an industrial park consisting of two buildings of 378,000 and 246,580 sf. No improvements are proposed for Lot 3.

First hearing date (meeting minutes): April 14, 2026; 6:00 p.m. at the Gibble Auditorium of the Masters Center for Science, Mathematics and Engineering on the Elizabethtown College Campus (1 Alpha Drive, Elizabethtown)

Second hearing date (meeting minutes): April 30, 2026; 6:00 p.m. at the Gibble Auditorium of the Masters Center for Science, Mathematics and Engineering on the Elizabethtown College Campus (1 Alpha Drive, Elizabethtown)

Third hearing date (meeting minutes): June 1, 2026; 6:00 p.m. at the Gibble Auditorium of the Masters Center for Science, Mathematics and Engineering on the Elizabethtown College Campus (1 Alpha Drive, Elizabethtown)

Fourth hearing date (meeting minutes): June 11, 2026; 6:00 p.m. at the Auditorium of the EASD Middle School (600 E. High Street, Elizabethtown)

Fifth hearing date: July 16, 2026; 6:00 p.m. at the Auditorium of the EASD Middle School (600 E. High Street, Elizabethtown)

Sixth hearing date: September 17, 2026; 6:00 p.m. at the Auditorium of the EASD Middle School (600 E. High Street, Elizabethtown)

Seventh hearing date: September 22, 2026; 6:00 p.m. – Location TBD

Eighth hearing date: October 14, 2026; 6:00 p.m. – Location TBD

Legal Notice / Scheduling Letter

Zoning Hearing application filed 11/13/2025 requests the following approvals under the Mount Joy Township Zoning Ordinance:

• Special exception pursuant to Sections 135-163.B & 135-163.C for industrial uses exceeding 50,000 sf
• Special exception pursuant to Section 135-163.E for an industrial park
• Extension of time pursuant to Section 135-383.B(7) to pull a zoning permit and complete construction

11/13/2025 submission files:

• Application w/ Supplement
• Exhibits:
  1. subject property deed
  2. LanCo view parcel map
  3. site plan: site plan / grading & drainage / utilities & easements / truck turning
  4. landscaping plan
  5. lighting plan
  6. waters delineation report
  7. transportation impact study
  8. renderings
  9. environmental technical memorandum
  10. performance standards for non-residential land uses
  11. sound level study
  12. offsite improvements plan
  13. sewer capacity certification
  14. adjoining property owners
• Transportation Impact Study Technical Appendices:
  1. existing roadway conditions
  2. traffic count data
  3. nearby development information
  4. trip generation and distribution
  5. volume development sheets
  6. synchro capacity/queue analysis
  7. auxiliary turn lane warrant analysis
  8. traffic signal permit plans
  9. concept plans & estimates
  10. — SKIPPED —
  11. road segment analysis part 1 / part 2

Township Engineer review of plan / Landscaping plan markups

Traffic Study review

Applicant’s Exhibits submitted during the hearings:

• A1 – Special exception application
• A2 – Time extension letter from applicant
• A3 – Matt Nunn CV (PDF version)
• A4 – Aerial view with picture locations
• A5 – Pictures of area
• A6 – Greiner Industries zoning approval
• A7 – MJT Official Map
• A8 – Deed of Dedication: future roadway
• A9 – Overall site plan
• A10 – Index of exhibits attached to application
• A11 – Tax revenue chart
• A12 – Alicia Heinsen CV
• A13 – Architectural renderings
• A14 – Wall sections
• A15 – Rendering from Mount Pleasant Road
• A16 – Joshua Hoffman, PE resume
• A17 – Existing conditions plan
• A18 – PHMC letter
• A19 – Zoning data from site plan
• A20 – EAWA (water service) letter
• A21 – ERSA (sewer service) letter
• A22 – Truck turning movements
• A23 – Utilities easement plan
• A24 – Email with Police Department
• A25 – Email with Fire Departments
• A26 – Hoffman response letter to MJT Engineer
• A27 – Cross section views
• A28 – Summary of key design elements

Location: West and east sides of Hershey Road (Rt. 743), generally between Old Hershey Road and Mount Gretna Road (Rt. 241) and south of the Route 283 interchange. The collection of properties comprising the site totals approximately 65 acres. About 60 acres are located in Mount Joy Township and zoned (MU) Mixed-Use; the remainder is situated in Elizabethtown Borough. A concept plan submitted to the Board of Supervisors for discussion proposes a mixed-use development containing commercial, industrial, and residential uses. The developer also proposed text amendments to the Zoning Ordinance to enable the project as presented.

UPDATES:

February 16, 2026 – Public hearing to be held with the Board of Supervisors (7:00 pm)

February 3, 2026 – Updated amendments received:

• clean version
• redline version

January 29, 2026 – Illustrative exhibits provided:

• various exhibits
• overall plan

November 17, 2025 – Board of Supervisors to consider a Petition to Amend the Zoning Ordinance by the applicant.

• concept plan
• petition to amend the Zoning Ordinance

July 21, 2025 – Concept plan and proposed amendments presented to Board of Supervisors (no action taken).

• concept plan
• draft amendments to Zoning Ordinance