Warwick Woodlands, a Moravian Manor Community

Lititz, PA

Traditional Neighborhood Development:  Pedestrian Friendly, Varied Housing Options, Downtown Connections

Since its founding, Moravian Manor has operated under the premise of blending seamlessly into the surrounding town rather than creating its own insular community.  The downtown location became a challenge as the community has thrived and needed room to grow.  The purchase of a nearby 72 acre property paved the way for the Warwick Woodlands community.

The design of Warwick Woodlands reflects Traditional Neighborhood Development (TND) principles that respond to consumer preferences for an interconnected community—engaging rather than isolating residents from the existing townscape.

Key features are varied types of housing, courtyards and public spaces, and a network of pedestrian-friendly streets and sidewalks. The first phase included ten freestanding two-story townhomes, 70 duplex carriage homes, and The Woods Building comprised of 56 apartments, bistro, lounge and game room. The limited on-site amenities reflect the intention that the active adult residents will avail themselves of the many resources nearby. Membership to the Lititz Recreation Center is included in the monthly fee and everything else, such as dining and housecleaning, is a la carte so that residents choose the services that fit their lifestyle.

The goal of strengthening connections to the town rather than creating an inward-focused campus resulted in the bistro being open to the public for all meals, as well as design measures to integrate the community into the existing context. 

The diverse housing mix has no duplicate materials combinations among the 80 residences, includes minimal signage beyond the required street signs and features direct connections to the Lititz borough streets and sidewalk network. The Woods apartments building façade creates a design aesthetic of interconnected buildings along the streetscape. Landscaped medians further enhance the main street while aiding in traffic calming since the final phase will connect two major arteries running through the town. These measures were a major “selling point” in the Borough’s acceptance of several zoning variances including allowances for higher density residential models.

Apartment residents have access to under-building parking and a rooftop amenity added late in the design process to enhance pre-sales initiatives. The resulting flat roof area nestles between two gables at the main street for views in multiple directions. Mechanical equipment screening acknowledges that there is no “back door” for the building. Phase 2 additional housing is currently under construction and continues the initial premise of integrating the homes into the surrounding townscape.

Photo Credit:  Nathan Cox Photography

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