Zoning Hearing Board File – Case #230003 (Elizabethtown Mount Joy Assoc., LP / Pennmark)

The decision to deny the requested variances in Case #230003 was rendered by the Zoning Hearing Board at their Wednesday, October 4, 2023 meeting. You can view the written decision here.

ZHB Case #230003 – Applicant/Landowner: Elizabethtown Mount Joy Associates, L.P. (a.k.a. Elizabethtown Associates, Inc. and Elizabethtown Associates), 1000 Germantown Pike, Suite A-2, Plymouth Meeting, PA 19462 – Property Information: The site consists of two parcels generally located at the northeast corner of the intersection of Cloverleaf Road and West Main Street: 1) Cloverleaf Road, Mount Joy, PA 17552; Tax Parcel ID #461-00486-0-0000, and 2) W. Main Street, Mount Joy, PA 17552; Tax Parcel ID #461-82176-0-0000; both are within the C-1 Limited Commercial District – Applicant is seeking approval of the following sections of Chapter 135 of the Code of Ordinances of the Township of Mount Joy, i.e. the Mount Joy Township Zoning Ordinance of 2012, as amended: variances of 1) Article XIII, §135-122 to permit a shopping center in the C-1 District, 2) Article XIII, §135-122 to permit vehicular fuel pumps in the C-1 District, 3) Article XXII, §135-256.A(1) to permit a shopping center in excess of 50,000 sf. in the C-1 District, and 4) Article XXII, §135-256.A(3) to permit vehicular fuel pumps in the C-1 District. The applicant desires to develop the site as a retail shopping center.

Case #230003: Elizabethtown Mount Joy Associates, L.P.

Continuance Letter from Applicant


Scheduling Letter for June 7, 2023 Hearing

Applicant’s Exhibit Package Submitted at 6/7/2023 Hearing (A-1 thru A-21)

Applicant Exhibit A-22

July 26, 2023 Meeting Minutes

June 7, 2023 Meeting Minutes

Applicant’s Findings of Fact and Conclusions of Law



Letter Amending Application

Addendum to ZHB Application

Exhibit “A” – Deed

Exhibit “B” – Site Plan

Exhibit “C” – Lighting Plan

Exhibit “D” – Landscape Plan

Exhibit “E” – Traffic Study Vol. 1 / Vol. 2

Exhibit “F” – Transportation Details and Design Incentives

Exhibit “G” – Streetscape Details

Exhibit “H” – Aldi Rendering / Shopping Center Rendering

Exhibit “I – Wawa Rendering



Addendum to ZHB Application

Exhibit “A” – Deed

Exhibit “B” – Site Plan

Exhibit “C” – Lighting Plan

Exhibit “D” – Landscape Plan

Exhibit “E” – Traffic Study Vol. 1 / Vol. 2

Exhibit “F” – Transportation Details and Design Incentives

Exhibit “G” – Streetscape Details

Exhibit “H” – Architectural Rendering

Case #230003 Scheduling Letter (3/13/2023)

Improvements to Conewago Trail Crossing at Rt. 743 (Hershey Rd.)

Notice: Work planned to be completed at the Conewago Recreation Trail and SR 0743 (Hershey Road) intersection.

In July 2020, PennDOT conducted a public survey in order to gather input from trail users regarding the safety concerns at the SR 0743/Conewago Recreational Trail Crossing.

Approximately 1/3 of trail users responded that when utilizing the trail, they do not continue across SR 0743.  More than 75% of these users cited safety concerns as their reason for not continuing through the crossing.  Regarding trail access at this location, users indicated that their main concern was a lack of available and safe parking, especially along SR 0743.

A study was then completed by PennDOT in order to identify potential treatment options associated with the SR 0743 / Conewago Recreation Trail crossing. , A study presentation, summary report, and public comment form were posted to the PennDOT District 8-0 project Public Meeting Page following completion of the survey.  The documents presented three (3) treatment options, including improved signage, post-mounted flashing beacons, and overhead flashing beacons, to address the concerns identified by survey respondents. 

One-hundred and forty-eight (148) responses were received with respect to the treatment options, with the overhead flashing beacon being the preferred improvement.  The three (3) treatment options, along with the results of the study and the survey, were then presented to Lancaster County and Mount Joy Township.  PennDOT secured funding through their Multimodal Transportation Fund in order to proceed with the design and construction of the preferred alternative: the overhead flashing beacon. 

In 2022, PennDOT began work with the project engineering team to finalize construction plans and obtain project-specific clearances and permits.  During the course of the design process, additional traffic data was collected and a signal warrant analysis with more recent information was conducted.  The warrant analysis concluded that overhead flashing beacons proposed in the original study were no longer sufficient and that the trail crossing of SR 0743 warrants full traffic signals.

As a result of the additional study and design work, the intersection improvements now include new traffic signals, signs, and pavement markings.  The traffic signals will be used to stop oncoming traffic after the signal has been triggered by approaching trail users so that they may cross safely. Trail users will activate the signal via automatic detection sensors or by manually pressing push button activators.  Advanced warning signs will be installed along the SR 0743 approaches to alert motorists to the trail crossing.  In addition to the signal installation, the trail will be reconstructed and paved with asphalt on both sides of SR 0743 to provide level areas near the roadway. 

Work is scheduled to begin in Late Summer 2023 and will be conducted during nighttime hours.  The trail will be open for use during regular daytime hours.

The conceptual plans can be viewed at this link.

Feedback on the proposed design can be submitted here: 

Panattoni Warehouse #1 – Land Development File

Warehouse #1 Files

Transmittal Form

Land Development Plans: p.1-14 / p.15-19 / p.20-29 / p.30-43 / p.44-54

Stormwater Management Report / Maps

Wetland Delineation

Traffic Study Scoping Application (2023-01-06) / Att. #1 / Att. #2 / Att. #3 / Att. #4 / Att. #5

Township Engineer 2023-01-30 ReviewTraffic Engineer 2023-01-17 Review

Phase 1 Traffic Study Application (2023-03-13) / Att. #1 / Att. #2 / Att. #3 / Att. #4


NPDES Permit Submission (2023-01-05) Files

LCCD Application

E&S Plan Set: p.1-8 / p.9-15 / p.16-24 / Report

PCSM Plan Set / Report / Maps


Geotechnical Report

Waters of the US Delineation

Bog Turtle Phase 1 Report

Preliminary Wetland Determination


Panattoni Warehouse #1 – Zoning Hearing File

Case #230001 Application

ZHB Written Decision (7/13/2023)

Case #230001 Scheduling Letter for 1/17/2023 HearingProof of Publication

Case #230001 Scheduling Letter for 2/15/2023 HearingProof of Publication

Case #230001 Scheduling Letter for 3/9/2023 HearingProof of Publication

Case #230001 Scheduling Letting for 7/13/2023 MeetingProof of Publication

Traffic Report / Landscaping & Lighting / Building Rendering / Building Elevations

Applicant’s Exhibits Submitted at 1/17/2023 Hearing

Exhibit Myers-1 Submitted at 2/15/2023 Hearing

Exhibit Myers-2 Submitted at 3/9/2023 Hearing

Exhibit Myers-3 Submitted at 3/9/2023 Hearing

Exhibit Myers-4 Submitted at 3/9/2023 Hearing

Exhibit Myers-5 Submitted at 3/9/2023 Hearing

Exhibit Myers-6 Submitted at 3/9/2023 Hearing

Exhibit Myers-7 Submitted at 3/9/2023 Hearing

Exhibit Bucher-1 Submitted at 2/15/2023 Hearing

Exhibit Sollenberger-1 Submitted at 3/9/2023 Hearing

Exhibit Bucher-2 Submitted at 4/18/2023 Hearing

Exhibit Thompson-1 Submitted at 4/18/2023 Hearing

Exhibit Thompson-2 Submitted at 4/18/2023 Hearing

Exhibit Thompson-3 Submitted at 4/18/2023 Hearing

Exhibit Thompson-4 Submitted at 4/18/2023 Hearing

Exhibit Stevens-1 Submitted at 4/18/2023 Hearing

Exhibit Stevens-2 Submitted at 4/18/2023 Hearing

Exhibit Stevens-3 Submitted at 4/18/2023 Hearing

Exhibit Stevens-4 Submitted at 4/18/2023 Hearing

Exhibit Stevens-5 Submitted at 4/18/2023 Hearing

Exhibit Haines-1 Submitted at 4/27/2023 Hearing

Exhibit A-14 Submitted at 4/27/2023 Hearing

Exhibit A-15 Submitted at 4/27/2023 Hearing

Exhibit A-16 Submitted at 4/27/2023 Hearing

Approved Minutes of the 1/17/2023 Hearing

Approved Minutes of the 2/15/2023 Hearing

Approved Minutes of the 3/9/2023 Hearing

Approved Minutes of the 4/18/2023 Hearing

DRAFT Minutes of the 4/27/2023 Hearing

Party Filings After Closure of the Hearing:

Applicant – Findings of Fact

MJT – Findings of Fact / Memorandum of Law

Myers – Findings of Fact

The Mount Joy Township Zoning Hearing Board will hold a special public meeting on Thursday, July 13, 2023 at 6:00 P.M., prevailing time, at The Young Center For Anabaptist Studies on the Elizabethtown College campus, One Alpha Drive, Elizabethtown, PA 17022 (GPS Address of the Young Center: 400 Campus Road, Elizabethtown, PA 17022), to render a decision on the following application, which follows the close of all testimony and public comment at the Thursday, April 27, 2023 hearing. The public is cordially invited to attend the meeting.  No further testimony, argument, or public comment shall take place at this special meeting.  Persons with disabilities who require any auxiliary aid, service, or other accommodation to observe should contact the Township Office at least five days before the above date to discuss how your needs may be best accommodated. 

ZHB Case #230001 – Applicant: PDC Northeast LPIV, LLC, 2442 Dupont Drive, Irvine, CA 92612 – Landowner: Franklin B. Greiner, Jr., 1650 Steel Way, Mount Joy, PA 17552 – Property Information: Tax Parcel ID #461-89922-0-0000, located at 2843 Mount Pleasant Road, Mount Joy, PA 17552 and within the LI, Light Industrial District – Applicant is seeking approval of the following section of Chapter 135 of the Code of Ordinances of the Township of Mount Joy, i.e. the Mount Joy Township Zoning Ordinance of 2012, as amended: special exceptions pursuant to Article XVII, §135-163.B & §135-163.C to permit an industrial use on the subject property. The applicant desires to construct a 1,006,880-sf. warehouse and associated improvements.

Zoning Ordinance Amendment Petition: General Industrial District/Warehouses (Panattoni)

Petition to Amend the Zoning Ordinance – Warehouses/Panattoni – GI District

Revised Ordinance to Amend the Zoning Ordinance, as submitted by applicant (dated 11/29/2022)

Zoning Hearing Board application (NOTE: hearing moved from 1/4/2023 to 1/17/2023)


1/23/2023 – Planning Commission initial view of proposed building #1

1/25/2023 – Board of Supervisors Public Hearing for proposed ordinance (6:30 P.M. at the EASD Middle School Auditorium – 600 E. High St.)

1/17/2023 – Zoning Hearing for proposed warehouse at 2843 Mount Pleasant Road (6:00 P.M. at the EASD Middle School Auditorium – 600 E. High St.)

12/5/2022 – Planning Commission review of proposed ordinance (7:00 P.M. at the EASD Middle School Auditorium – 600 E. High St.)

11/28/2022 – Planning Commission meeting RESCHEDULED TO DEC. 5 @ 7:00 P.M.

10/17/2022 – Board of Supervisors accepted petition to amend the Zoning Ordinance

Conceptual site plan submitted with zoning petition.

EMS Crisis Calls for Local Solution

Municipalities in Pennsylvania are responsible for many things – parks and recreation facilities, police services, snow removal and stormwater management to name a few. But did you know that municipalities are also required by state law to ensure the provision of emergency medical services? They are. And EMS services in our community, and our region, are in jeopardy.


The Local EMS Crisis

 EMS services in our community are provided by Northwest EMS, a non-profit organization. Northwest EMS was recognized in 2020 as the Pennsylvania EMS Agency of the Year, awarded by the Pennsylvania Emergency Health Services Council and the Pennsylvania Department of Health. Unfortunately, however, the organization’s future is at risk. Why? Insufficient revenue from subscriptions, municipal contributions and insurance reimbursements, combined with rising costs.

Northwest EMS has operated at a deficit for the past six years. These deficits have been covered by proceeds from the organization’s investments, but those investments continue to decline. The expected deficit for 2022 is over $500,000. Unless this crisis is addressed, Northwest EMS will be insolvent in a few years.

Northwest EMS is not alone. This is a state-wide crisis and other areas of the state are faced with losing essential emergency services, or facing reductions in service and long wait times, for what could be life-or-death situations.


The Local Solution

Municipal leaders in the region and Northwest EMS’ Board of Directors have been meeting since 2018 to confront this crisis. At the start of 2021, a committee of municipal leaders and Northwest EMS leaders began studying the situation in earnest and exploring alternatives.

The committee is proposing the creation of a regional Emergency Services Authority to address the challenges that jeopardize essential emergency services in our community and fulfill the statutory requirement for municipalities to provide EMS services with more fiscal stability. As a collaboration among municipalities, the Authority would provide emergency medical services and EMS administrative support to municipalities throughout its service area. It is believed to be the best step forward, and the most fiscally responsible option, to ensure that EMS services continue to be available, potentially saving your life or the life of your loved one.


Community Funded

As proposed, the authority creates an opportunity to replace municipal contributions and membership contributions with a reasonable and uniform annual fee to property owners, on par with today’s Northwest EMS subscription rates.

The annual fee is estimated to be between $70-$85 per residential housing unit (or $6-7 per month). Separate tiers would be set for commercial and institutional properties.

Founding municipalities would each have representation on the Authority’s Board, which once incorporated will be responsible for determining the actual fees. The Authority would advertise and hold public hearings to allow the community to have a voice on proposed services and rates. The community will then continue to have a voice in the Authority, even after it is formed.


EMS Services You’ll Receive

What would you receive from the regional Emergency Services Authority?

  • Readiness to answer calls if emergency medical services are needed
  • No residual bills for EMS services if your insurance pays toward an ambulance bill
  • 50% off your ambulance bill if you have no insurance or if your entire bill goes toward your insurance deductible

The regional Emergency Services Authority would become the new entity to provide EMS in our community. The Authority would consist of the same outstanding people and deliver the same outstanding service for which Northwest EMS is known.


Learn More and Support EMS

Municipalities that have passed resolutions indicating interest in exploring and possibly joining the regional Emergency Services Authority are Clay Township, Conewago Township, Conoy Township, East Donegal Township, Elizabethtown Borough, Elizabeth Township, Manheim Borough, Marietta Borough, Mount Joy Township, Penn Township, Rapho Township and West Donegal Township.

While the EMS crisis and proposed regional Emergency Services Authority has been discussed at numerous public meetings and reported in local news media, you are encouraged to learn more by visiting There you’ll find frequently asked questions and an anticipated timeline.

Based on the current timeline for the proposed Authority, the earliest EMS services would transition from Northwest EMS to the new Authority is the start of 2024. Northwest EMS will continue to provide EMS services to our community in 2023 and will be conducting its annual subscription campaign this fall to help fund its operations for the year. Please watch your mailbox for Northwest EMS’s subscription mailer and consider subscribing for 2023.

EMS is an essential public service. It is essential that, as a community, we ensure that emergency services continue to be ready and available to answer the call.

(PennDOT) Resurfacing Project Continues on Route 230 (Market Street)

A 2.3-mile resurfacing project is set to continue next week on Route 230 (Market Street) in Elizabethtown Borough, Lancaster County. Weather permitting, the contractor will begin working at night on Sunday, September 18.

Night work includes milling, paving, sawing and sealing joints and pavement markings. Motorists may encounter lane closures under flagging Sunday nights through Friday nights between the hours of 6:00 PM and 6:00 AM.

Access will be maintained to residences and businesses. Some side streets may be closed depending on the location the contractor is working.

Motorists should be alert and drive with caution through the work zone.

This work is part of a project consisting of roadway and shoulder resurfacing, milling, base replacement, minor drainage improvements, sign updates, new pavement markings, and other miscellaneous construction on Route 230 from Mill Road in West Donegal Township, through Elizabethtown Borough to just east of Shaeffer Road in Mount Joy Township.

This project is expected to be completed by November 1, 2022.

New Enterprise Stone and Lime Co., Inc., of New Enterprise, PA, is the prime contractor on this $1,696,077 project.

Motorists can check conditions on major roadways by visiting 511PA, which is free and available 24 hours a day, provides traffic delay warnings, weather forecasts, traffic speed information and access to more than 1,000 traffic cameras.

2022 Budget Adopted

The 2022 Mount Joy Township budget was adopted by the Board of Supervisors with NO tax increase. The General Fund tax millage remains at 2.04 mills and the Fire Protection Tax Fund remains at 0.7 mills for a total millage of 2.74 mills.

Should you have any questions on the 2022 budget, please feel free to contact Township Manager Justin Evans at or 717-367-8917.

2022 Township Budget


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