WWW.WARWICK-BUCKS.COM WARWICK TOWNSHIP PENNSYLVANIA THE STRATEGIC HEART OF BUCKS COUNTY’S GROWTH
WARWICK TOWNSHIP, PA THE STRATEGIC HEART OF BUCK COUNTY’S GROW AT A GLANCE WARWICK TOWNSHIP, PENNSYLVANIA WHAT: A model bedroom community offering walkable neighborhoods, robust industrial parks, and exceptional park access, supported by innovative grant utilization and fiscal discipline WHERE: B ucks County, Pennsylvania WEBSITE: www.warwick-bucks.com A BEDROOM COMMUNITY THAT EMBODIES A SMALL TO OFFERING BIG CITY AMENITIES 1 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07
C KS WTH OWN FEEL WHILE Warwick Township, nestled in the heart of Bucks County, Pennsylvania, thrives as a bedroom community that masterfully balances rural charm with suburban convenience. With a population of roughly 15,000, the township offers a mix of residential neighborhoods, retail corridors, and industrial parks. Since its last feature, the township has made significant strides in infrastructure, economic development, and quality-of-life initiatives, reinforcing its appeal to residents and businesses alike. 2 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07
“Warwick Township is a mix of rural and suburban living,” says Township Manager Kyle Seckinger. Noting the retail corridor, robust industrial park, recreation, infrastructure maintenance, and a strong sense of community, Seckinger states that, “combining all those things in one, I think is what makes Warwick a unique and nice place to live and work.” From walkability initiatives to strategic development, Warwick continues to evolve while preserving the qualities that make it unique. COMMUNITY OVERVIEW Warwick Township’s residents enjoy a strategic blend of residential neighborhoods, York Road retail, and Mearns Road industrial zones.The community shines through exceptional green spaces, boasting one park per 1,800 residents, a ratio that surpasses neighboring townships. “Only Warwick and Warrington had a park-to-resident ratio under 2,000,” notes Seckinger, highlighting pickleball courts and trails for residents of all ages. Proximity to larger retail centers enables focus on niche businesses, preserving charm.The highly-rated school district anchors family life, while recreational facilities like the new Recreation Station playground foster community vitality. This careful balance maintains Warwick’s appeal as both a bedroom community and thriving economic hub. STRATEGIC DEVELOPMENT: TOWN CENTER AND WALKABILITY Warwick Township has taken proactive control of its walkability initiatives, shifting from reliance on developer-funded projects to direct township investment in critical sidewalk connections. “About four years ago, we wanted to take control to speed up the process,” explains Seckinger. “We’ve been installing the sidewalks ourselves, the Township has been funding that.” The township’s current focus targets Almshouse Road and Guinea Lane, strategically filling remaining infrastructure gaps to create a fully walkable community. This commitment extends to downtown development, where recent projects exemplify Warwick’s balanced growth strategy. The addition of Tractor Supply on 3 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07 WARWICK TOWNSHIP, PA
the same parcel as Wawa demonstrates thoughtful commercial expansion, while the 78-unit Jamison Place townhouse development represents upscale residential growth. “They’re putting in a very highend townhouse development with nice amenities and walking trails,” Seckinger notes, emphasizing how these projects align with the township’s vision. A key element of Warwick’s development strategy is maintaining cohesive streetscape design throughout commercial corridors. The township ensures uniformity in streetlights and sidewalk materials along York Road, creating visual harmony and functional infrastructure.“Everything is uniform and consistent,” Seckinger observes, highlighting how these design choices enhance both aesthetics and pedestrian experience. This attention to detail reflects Warwick’s comprehensive approach to development, one that prioritizes both immediate needs and long-term community character. CIVIC AND RECREATIONAL INVESTMENTS Warwick Township’s commitment to community enrichment shines through its Recreation Station playground project, a half-million-dollar development made possible through strategic grant funding. Located adjacent to the township building in a densely populated residential area, the new facility opened in May 2025. “We were able to acquire a grant to cover the installation of a new playground,” Seckinger explains, noting its central location allows safe pedestrian access via existing sidewalk networks. The modern play structures and climbing apparatus are designed to serve children of all ages while complementing the township’s broader park system. Infrastructure investments demonstrate equal foresight. The Valley Road Bridge project benefits from $2.6 million in combined grants, significantly reducing local tax burden for replacing this critical structure. “We received the 1.5 million, but we also received another grant for 1.1 million,” Seckinger details, emphasizing the township’s proactive approach, “it’s still safe to travel on, but we want to get it replaced before it gets to the point where it wouldn’t be.” Road maintenance reflects similar strategic planning. 4 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07
A nine-year repaving initiative has addressed postrecession delays, bringing Warwick’s road network back to optimal condition. “We’re replacing and repaving roads at a 20 to 30 year cycle,” Seckinger notes, adding the program now focuses on preventative maintenance rather than reactive repairs. “It’s taken nine years to get us to that point where we’re repaving roads that are not at the point where they’re in desperate need of paving,” he adds, “we’re preemptively maintaining these roads to ensure that we’re getting proper life out of them.” This dual focus on recreational amenities and essential infrastructure underscores Warwick’s balanced approach to community investment, enhancing quality of life while ensuring long-term functionality. HOUSING AND INDUSTRIAL GROWTH Warwick Township’s housing landscape is evolving to meet modern demands while maintaining community character. The township has seen a strategic shift toward higher-density developments like the 78-unit Jamison Place townhomes by Pulte, which feature upscale amenities and walking trails. “Recently we have transitioned predominantly from 5 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07 WARWICK TOWNSHIP, PA
the single family dwellings to the denser townhouse developments,” notes Board Member Robin Taber, adding, “I don’t think we have any outstanding [housing] needs that we haven’t met to be compliant with our long term Comprehensive Plan.” This balanced approach ensures housing availability across price points without compromising the township’s residential appeal. Industrial growth follows an equally deliberate strategy, with manufacturing, warehousing, and indoor recreation facilities driving expansion. “The types of businesses we’re seeing are indoor baseball, indoor soccer, indoor cricket,” explains Seckinger, noting emerging trends like indoor pickleball facilities in neighboring municipalities. The township carefully evaluates each potential business through proactive engagement. “We meet with them, find out what type of business they are, how we can fit them into our zoning ordinance,” Seckinger says, ensuring compatibility with infrastructure and community standards.“We’ll look at their truck traffic or their vehicle count, what they’re looking for to ensure that our roads can handle whatever it is that they’re proposing.” 6 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07
This selective approach allows Warwick to cultivate commercial growth while preserving its identity.“Not every business is a good fit,” Seckinger acknowledges, emphasizing the importance of balancing economic development with quality of life considerations.“So you have to look at what fits well in the space that they’re looking to occupy. We have the discussions up front and then hope that we can come up with a plan to get them in.” The result is sustainable expansion that serves both residents and businesses. GOVERNANCE AND FISCAL RESPONSIBILITY Warwick Township’s leadership demonstrates a commitment to both progressive governance and fiscal discipline. Taber emphasizes the necessity of adaptability in public service, stating, “at today’s technology refresh rate, we have no choice but to be lifelong learners.” This philosophy informs the township’s forward-looking approach to community development. Seckinger takes particular pride in seeing projects come to fruition, from park installations to sidewalk initiatives.“When we complete a project, like opening this park in the next couple weeks... I’ll certainly feel relief… I think I’m going to have a strong sense of pride knowing that for the next two decades we’re going to have a top premier park right in the center of our community,” he shares. His personal connection to these improvements, noting his own children would enjoy the new playground, underscores their community impact. For over 70 years, Pulte has built homes with the homeowner in mind. The things that are important to you are what we focus on. Our foundation is quality construction and a simplified buying experience. With our insightful Life Tested® design features and easy personalization options, everyday moments are more enjoyable in your new Pulte home. That’s More Life Built In. More Life Built In® Visit Pulte.com to learn more about our communities through Pennsylvania and New Jersey. 7 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07 WARWICK TOWNSHIP, PA
Remarkably, these investments occur without burdening taxpayers. “We’ve made those priorities without financial impact to residents,”Taber observes, highlighting the township’s decade-long record of tax stability. Seckinger’s fiscal stewardship enables Warwick to execute major infrastructure projects while maintaining this record. “I have to give him credit for those examples he used; they are terrific.They’re even more impressive when you look at the fiscal approach that he’s taken to the management of our township and our budgets, especially given that taxes haven’t been raised in more than 10 years,” Taber proudly notes of Seckinger’s achievements in the community. “It’s quite an accomplishment.” This combination of visionary leadership and financial prudence positions Warwick for sustainable growth while preserving its fiscal health and community character. 8 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07
LOOKING AHEAD: PRIORITIES AND PARTNERSHIPS Warwick Township’s forward-looking agenda focuses on two major initiatives for the coming years. The Valley Road Bridge project remains a top priority, with Seckinger noting,“It is a very challenging grant to administer and it’s taken a lot of my time since we were awarded these grants in the last six months to get to the point where we have an engineer that’s prepared to draft the plans, go through all the permitting and clearance phases. So it’s a really big project for us.” Concurrently, the township is conducting a fire service study to enhance emergency response capabilities. “We’re looking at ways we can better help them to ensure their personnel counts are where they need to be,” Seckinger explains, particularly during peak hours from 4-8 p.m. and morning rush periods. The township’s collaborative approach extends to the Bucks County Consortium, a model of intermunicipal cooperation.“We pool our resources, and through economies of scale, we were able to put out bids for things that we all buy,” Seckinger says. This partnership generates significant savings on materials like salt and asphalt while reducing administrative costs.“For all these municipalities to be sharing those costs is a tremendous benefit for us,” he adds, highlighting how regional collaboration amplifies Warwick’s fiscal efficiency. MAINTAINING CHARACTER WHILE EMBRACING PROGRESS Warwick Township exemplifies how thoughtful 9 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07 WARWICK TOWNSHIP, PA
PREFERRED VENDOR/PARTNER n Pulte Group www.pulte.com For over 70 years, Pulte has built homes with the homeowner in mind. Our foundation is quality construction and a simplified buying experience. With our insightful Life Tested® design features and easy personalization options, everyday moments are more enjoyable in your new Pulte home. That’s More Life Built In. makes it convenient for Warwick as we focus less of the big box type of commercial needs and we can be more unique with our attracting of businesses and retain the charm as we build out the York Road corridor,” Taber adds. From its walkable neighborhoods and thriving industrial parks to its upcoming Valley Road Bridge project and innovative business attraction strategies, Warwick offers compelling opportunities for residents and investors alike.The township’s success lies in its ability to evolve while staying true to its core identity, a quality that positions it for continued prosperity as both a desirable residential community and dynamic business location. planning can balance growth with community preservation. Its strategic investments in infrastructure, housing, and recreational amenities, all achieved while maintaining tax stability, demonstrate a model of sustainable municipal management. “The tagline for our township is ‘the heart of Bucks County’... we are conveniently geographically located within Bucks County for all that it offers,” Taber reflects. This central position, combined with Warwick’s careful development approach, allows the township to maintain its unique character while providing modern conveniences. “Because we are surrounded by other townships that may have the larger shopping centers and the big box stores, the proximity to them 10 CIVIL AND MUNICIPAL VOLUME 06, ISSUE 07
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