Council gives conditional approval to Warwick Woodlands Phase 3 after design tweaks, tree and phasing modifications

The Lititz Borough Council on May 26 voted to conditionally approve Phase 3 of the Warwick Woodlands development, a phased traditional neighborhood project that will add a community building (the Laurels) and independent-living apartments.

RGS Associates’ Alex Peel told council the core change for Phase 3 was reconfiguring Building F (the Laurels) closer to West 6th Street to comply with the borough’s setback requirements while retaining a wooded area to the south. The Laurels will include a single-story community space; the adjacent wing will be a three-story residential block with ground-level parking, he said.

Peel asked the borough to grant two modifications tied to ordinance requirements: a numerical modification to section 402.d.22 (the percentage of dwelling units required per phase) to avoid exceeding an 85% cap on units built before mixed-use areas are constructed, and a modification related to street-tree spacing (section 615 a–c) where underground conduit prevents planting in the planting strip. He said the numerical issue involves 36 units and that moving forward with a modification was preferable to pursuing a zoning variance.

Council members pressed for clarity about how public amenities would be handled. Peel and staff said the project is a continuing care retirement community (CCRC) licensed by the Pennsylvania Insurance Department; that institutional classification has been accepted in prior approvals and, historically, no park/recreation fees were assessed for the project. Peel confirmed public plazas, trails and some outdoor amenities will be available to the public; smaller resident-only amenities (for example a small fitness room) will remain for Manor residents.

On street trees, Peel said six required street trees would be located outside the borough right-of-way where conduit prevents placement; those trees are included on the recorded plan and would be replaced by the applicant (Moravian Manor) if they fail. Staff noted that the shade-tree commission’s instruments and prior agreements have addressed similar behind-the-right-of-way arrangements.

After questions and conditions addressing outstanding consultant comments, a council member moved and the council voted to grant conditional approval of Phase 3 with the two requested modifications and with the condition that outstanding review items be satisfactorily resolved.

The conditional approval does not finalize the final plan. Applicant and staff will work through remaining technical comments and conditions, and final-phase approvals and any permits will need to be completed before construction begins.