Lititz Borough Council approves rezoning for North Walnut parcel after heated public hearing

Lititz Borough Council voted 4-3 Tuesday to rezone a parcel on North Walnut Street from R-2 to RA, following a continuation of a public hearing that drew residents' concerns about traffic, parking and the loss of nearby green space.

The action matters because the rezoning would bring the borough's zoning map into alignment with the comprehensive plan's future land-use map and allow denser housing types on the parcel. Councilmember Mary (planning liaison) said the petition is "consistent with both" the comprehensive plan and the future land-use map and moved for approval.

Residents who live near the site urged council to reject the change or to require stronger development controls. Emma George, a West Lincoln Avenue resident, told council the parcel provides the neighborhood's last easily walkable open space and warned that additional units would push more cars onto West Lincoln and the side streets. Reed Dame, also of West Lincoln Avenue, stressed that zoning inherently restricts private property use and urged council to preserve the existing R-2 limits. Several Sussex Place residents raised safety and emergency-access concerns tied to the neighborhood's single exit onto Walnut Street.

Town planning staff and the applicant provided clarifications on density and form-based code allowances. Applicant consultant Jim (developer) said that, under the form-based code, the current R-2 status would allow four sets of duplexes (eight units) or potentially nine units in a mixed configuration, while rezoning to RA would enable about 10 to 11 townhomes; he said an alley and rear circulation could be added to avoid turning vehicles into adjacent properties. Planning staff also noted the parcel was identified in the comprehensive plan and that the Planning Commission had been discussing a map amendment to make zoning consistent across the neighborhood.

Council discussion focused on two themes: (1) whether rezoning would materially increase the number of residents or cars compared with what the current R-2 standard already allows, and (2) whether approving map changes now is appropriate when specific site design details will be negotiated at the land-development stage. Councilmember Ken said the RA designation provides flexibility but said he expects developers and the Planning Commission to address parking and stormwater during land development. Several council members urged residents to take part in upcoming land-development and Planning Commission meetings where detailed site plans, parking and buffering will be considered.

A roll-call vote was recorded: Council member Gattis voted yes; Mech voted no; Lee voted yes; Sensenug voted no; Carpenter voted no; Moberg voted yes. Mayor cast the tie-breaking vote in favor, giving the motion final approval. The council chair noted the decision does not approve a site plan; it only changes the zoning classification. If the rezoning stands, the applicant must next submit a land-development application subject to subdivision and land-development ordinance requirements that govern parking, stormwater, landscaping and circulation.

The Planning Commission had recommended approval of the rezoning at its May meeting. Councilmembers and staff said the RA text amendment (to refine allowed uses and design standards) is under review by the borough solicitor and the planning consultant; the commission expects to finalize text changes and then the land-development review process will address site-specific concerns.

Citizens were urged to follow the Planning Commission 's schedule: staff said a follow-on Planning Commission review of site design is likely in the fall and residents will be notified of public hearings and review sessions.