In addition to the general goals listed in the statements of purpose and community development objectives, it is the purpose of this district to provide for a variety of land uses whose intensity of development is compatible and more appropriately situated together in an area accessible to major highways and other community facilities. Such land uses include multifamily and commercial.

Accordingly, the district incorporates density standards which, among other things, provide for higher-density dwelling uses, and permit commercial development on a lot-by-lot basis, while providing a cluster option to encourage design compatible with surrounding uses and the preservation of open space ancillary to such development. In the Multi-Use District (MU), the following regulations shall apply.

Uses by right.

Uses by special exception. When authorized as a special exception by the Zoning Hearing Board, subject to the standards of § 162-2408 of this chapter:

Conditional uses. Any of the following uses shall be permitted as a mixed use development as a conditional use when authorized by the Board of Supervisors, subject to the standards and procedures set forth herein and in § 162-2308.

In addition to one principal use, the following accessory uses:

A mixed-use development permitted by conditional use by § 162-1402C shall have a minimum available contiguous gross tract area of eight acres. For purposes of a mixed-use development, the term "tract" shall mean the total assembled land area proposed for development and the term "lot" shall mean the individual land parcel for each residential or commercial unit.

Commercial (i.e., nonresidential) uses. Commercial uses shall conform to the lot area and bulk regulations set forth in Article XII, Highway Commercial District, § 162-1203A.

Residential uses. Unless otherwise specified in this chapter, residential uses permitted in this district shall meet the requirements as noted in Table 1403-1 below:

Density calculation. When calculating maximum allowable density for residential uses, the lot area devoted to nonresidential uses or subject to other constraints in the definition of net lot area shall be deducted first.

All uses permitted by right, special exception or conditional use in this District shall comply with the general regulations set forth in Article XIX, §§ 162-1903 through 162-1916, inclusive.

Conditional uses. In granting or denying a conditional use or establishing conditions on such grants, the standards set forth in § 162-2308, where relevant, shall be applied. The burden of establishing compliance with such standards shall be upon the applicant.

Total lot coverage. Not more than 60% of the total tract area comprising a mixed-use development permitted by conditional use shall be covered by buildings/structures and impervious surfaces. Of the remaining 40% minimum green area, not less than 1/3 of the minimum green area (i.e., not less than 13.3% of the total net tract area) shall be devoted to neighborhood open areas reserved for community use as parks.

Mixed-use development floor area. Not more than 20% of the total floor area of a mixed-use development shall be devoted to nonresidential uses.

Maximum building height. Except as herein below provided, no structure or principal building shall exceed three stories or 35 feet in height, whichever is less, except that the maximum building height of an accessory building other than a farm building shall be 15 feet on lots of one acre or less and 20 feet on lots in excess of one acre, and provided that a church steeple, or other decorative structure at the sole discretion of the Board of Supervisors, may extend to a height of not more than 45 feet.

Proximity to green spaces. No residential dwelling unit shall be located any further than 350 feet from a planned or existing park. The park must be physically accessible from these dwellings without crossing private property or protected natural resources regulated by Article XV or otherwise requiring a circuitous route to reach the park.

Setback from arterial road and collector road. Notwithstanding any other applicable setbacks, the setbacks from an arterial road for buildings within a mixed-use development shall be a minimum of 75 feet and from a collector road shall be a minimum of 75 feet for commercial buildings and 50 feet for residential buildings. Within a seventy-five-foot setback, streets, alleys, parking and driveways may be located, but not closer to the street line than 35 feet. Within the fifty-foot setback, alleys, parking and driveways may be located, but not closer to the street line than 20 feet.

All uses in the MU District shall be served by public water system and a public sewage system designed, permitted and constructed or extended at the expense of the applicant, provided however, notwithstanding the definition of public sewage system in § 162-202 of this chapter, that treated sewer effluent shall be stored in underground tanks and disposed of underground by conventional seepage beds or drip irrigation on the same lot or parcel or tract where the use(s) is/are located. All uses in this district shall be self-sustaining relative to the storage and disposal of treated sewage effluent. The development shall provide sufficient storage and land area on the site of the development to store and dispose of all treated sewage effluent which is generated by the uses on the site by means of conventional underground seepage beds or drip irrigation. The precise location of the storage and land disposal area shall be subject to the approval of the Township considering the operational parameters of the sewage system and the location of the proposed storage and disposal area relative to the location of the treatment plant.

If on-site storage and disposal of treated sewage effluent is determined by the Township to be unfeasible due to location, operational reasons, soil conditions or other limiting factors, off-site storage and disposal shall be utilized; provided, however, the desire to maximize density or development in the development as may be permitted by applicable zoning regulations shall not be sufficient reason to not provide storage and disposal on-site. The off-site area shall comply with the requirements of § 162-1406A above.

The storage and land disposal area may be part of and counted toward the minimum green or open space requirement of a development.

All utilities serving residential and nonresidential uses shall be placed underground in the mixed-use development. To the greatest extent practicable, utility boxes and meters shall be placed to the rear of structures or otherwise screened from view.

Preservation of historic resources (subject to provisions of Article XVII).

Preservation of natural resources shall be subject to provisions of Article XV as well as the following.

Parking.

Landscape and streetscape design. All lands not utilized to provide for permitted impervious cover shall be left in their natural state or landscaped with appropriate vegetation or other suitable landscape material generally as provided in Article XIX. Streetscape landscaping and pedestrian amenities shall be provided as necessary to meet overall neighborhood planning objectives and as reasonably related to the intensity of proposed development. Landscape and streetscape design shall be coordinated with adjacent properties. Where appropriate, the Board shall require any of the following amenities, including provision for their regular upkeep and maintenance:

Signs. In addition to the standards set forth in § 162-2107, the design of signs within the mixed-use development also shall adhere to the following standards:

Lighting standards. The standards set forth in § 162-1910. shall apply within a mixed-use development.

Community maintenance. A mixed-use development shall be governed by a master declaration of covenants, easements and restrictions, the terms of which shall be reviewed and approved by the Township. The declaration shall, provide for a community association for the community maintenance of exteriors of all buildings. In addition, the declaration shall provide for community maintenance of all landscape areas (i.e., within individual lots, adjacent to nonresidential uses, and within common open space/parkland areas of the community), sidewalks, trails, and interior streets/roadways except for the roads or streets within the mixed-use development which are designed to be dedicated to the Township, if the Township chooses to accept dedication.