The purpose of the Mixed Use (MU) District is to permit coordinated
development that includes a mixture of retail, cultural, service,
office, residential and institutional uses in a single structure or
complex of related structures; to promote and sustain development
of a neighborhood-type character; to preserve and reuse existing buildings
that represent the character of the surrounding environment; and to
encourage conservation of land resources, utilizing pedestrian facilities
that minimize automobile travel, and the mixed-use projects by allowing
greater densities than would otherwise be permitted to the extent
that the proposed mix of uses, design and location warrant. This district
generally coincides with public utility service areas and is within
the designated growth area.
Permitted-by-right uses shall be as follows:
A. Existing dwellings and new development containing only single-family detached dwellings, single-family semidetached dwellings, townhouse dwellings meeting §
135-262, and apartment houses meeting §
135-216; provided, however, that such dwellings are located on or developed on lots containing five acres or less, existing on June 24, 2006.
B. Mixed-use development containing uses authorized by §
135-142; provided, however, that no more than 10% of the land area of any such development or 10% of the gross floor area of any such development shall be devoted to residential uses. Buildings that contain commercial uses on the first floor and residential dwelling units above the commercial uses shall not be counted towards the maximum permissible residential uses.
C. Group homes, in accordance with §
135-231.
D. Home occupations and no-impact home-based businesses, in accordance with §
135-234.
E. Park-and-ride facilities for persons using mass transit or carpooling.
F. Banks and other financial institutions. Drive-through facilities shall be permitted subject to §
135-255.
G. Place of worship and its customary related uses, in accordance with §
135-251.
H. Retail sales of goods and services, including motor vehicle parts
without installation, and excluding the following: 1) stores in excess
of 10,000 square feet of floor area; 2) shopping centers, 3) vehicular
fuel pumps and 4) vendor displays and sales uses such as flea markets.
I. Business and professional offices, excluding office parks. This shall
include associated equipment material storage facilities and similar
uses so long as the use is clearly incidental and accessory to the
commercial business located on the property and is conducted entirely
within an enclosed building.
L. Medical and dental clinics.
O. Personal service shops, including tailor, barber- or beauty shop,
dressmaking, shoe repair or similar shop, excluding shopping centers.
P. Publicly and privately owned recreation facilities.
Q. Commercial recreation facilities, including amusement arcades, mini-golf courses, go-kart courses, batting ranges, driving ranges, bowling alleys and similar facilities subject to §
135-222.
R. Public utility service buildings.
S. Veterinary facilities without kennel facilities.
T. Restaurants and taverns, including drive-through restaurants meeting §
135-255.
U. Hotels, motels, convention centers, and community centers.
W. Dry-cleaning and laundry establishments.
Z. Studios or galleries for teaching, dancing, art, music or similar
cultural pursuits.
AA. Child or adult day-care center.
BB. Accessory uses customarily incidental to the above-permitted uses.
CC. Transient merchants, in accordance with §
135-263.
DD. Forestry and related uses; provided that the applicant provides copies
of the permits and approvals from the DEP, and/or any other applicable
state or federal permit authorizing such use to occur.
EE. Health care village, in accordance with §
135-273.
The following uses are permitted when special exceptions are
granted by written approval of the Zoning Hearing Board. In granting
any special exception, the Board may attach certain conditions to
its approval which it feels are necessary requirements in order to
preserve and protect the character of the district in which the proposed
use would locate. The burden shall be upon the applicant to prove
that the approval of the application will not be detrimental to the
health, safety and general welfare of the community.
A. Mixed-use development containing uses authorized by §
135-143; provided, however, that no more than 10% of the land area or 10% of the total gross floor area of any such development shall be devoted to residential uses. Buildings that contain commercial uses on the first floor and residential dwelling units above the commercial uses shall not be counted towards the maximum permissible residential uses.
B. The following uses provided they are clearly accessory and incidental to any of the permitted uses under §
135-142 and §
135-143:
(1)
Any process of manufacture, assembly or treatment, which is
performed within a completely enclosed building and which normally
does not constitute a nuisance by reason of odor, noise, dust or smoke,
even if incidental to a permitted by right or by special exception
use conducted on the premises.
(2)
Lumber- and coal yards, building material storage yards, contractors'
equipment and storage yards and commercial warehouses, provided such
uses are within a completely enclosed building.
(3)
The storage of volatile products which are used as part of the
business operation provided such products are kept within a completely
enclosed building.
C. Vehicular sales or rental establishments in accordance with §
135-267.
D. Vehicular fueling stations, including those fueling stations that are provided as an accessory use to a retail establishment or convenience store, in accordance with §
135-268.
E. Vehicular service or repair establishment in accordance with §
135-266.
F. Vehicular washing facilities in accordance with §
135-269.
H. Retail stores and shopping centers in excess of 10,000 square feet of gross floor area in accordance with §
135-256. If the retail use consists of home improvement and building materials sales, such use shall also comply with §
135-233.
I. Amusement parks in accordance with §
135-215.
J. Veterinary facilities with associated kennels in accordance with §
135-239.
K. Miniwarehouse in accordance with §
135-245.
L. Commercial communications antenna meeting §
135-221, other than antenna permitted by right by such section.
M. Heliport/hangar and helipad, subject to flight takeoff and landing
patterns approved by the Township.
N. Assisted living facility.
Q. Active-adult community in accordance with §
135-352.
R. Accessory structures and uses customarily incidental to the above
special exception uses.