Council grants conditional approval for Warwick Woodlands phase 3 after modifying unit and tree requirements

Council members on May 26 conditionally approved Phase 3 of the Warwick Woodlands neighborhood development and voted to accept an updated preliminary plan for the multi‑phase project, after hearing a presentation from RGS Associates and Moravian Manor.

Alex Peele of RGS Associates said the revised preliminary plan keeps the overall mix of cottages, apartments and future commercial space intact while reconfiguring Building F (the "Laurels") to sit closer to Sixth Street and preserve an existing wooded area. He said Phase 3 includes the Laurels community building plus about 32–36 independent‑living apartments and that subsurface or partially exposed parking will serve the north–south wing.

Council discussion focused on two requested modifications. The applicant asked for relief from section 402 D22, which requires a minimum percentage of dwelling units per phase, because earlier phases together had already accounted for more than half of the development's total units and strict compliance would conflict with an 85% cap on pre‑mixed‑use construction. Peele said the compromise avoids a zoning‑board variance by seeking a modification through the planning process. The developer also asked for limited relief on street‑tree spacing where an underground utility conduit prevents planting in the public planting strip; the team proposed six required street trees just outside the right‑of‑way, recorded with replacement/maintenance obligations.

Dave Schwartley of Moravian Manor clarified that the project is licensed as a continuing care retirement community and that some on‑site amenities are intended for residents, while other outdoor trails and plazas are available to the public. Council members probed whether park/recreation dedication requirements had been resolved; staff said the development had been treated as an institutional use in prior reviews and that the borough would double‑check prior approvals and documentation.

Council moved for conditional approval of the Phase 3 final plan, authorizing modifications to the cited sections and making approval contingent on satisfactory resolution of outstanding staff and consultant review comments and recorded instruments to secure the proposed street‑tree maintenance. The motion carried.

Next steps: the applicant must address remaining review comments, finalize any recorded easements or instruments for the street trees, and return paperwork required for final sign‑offs before construction proceeds.