TBB Highland Way Unit ENTHUSIAST, Straban Township, PA 17325

Mixed Use-Neighborhood District

The intent of the Mixed Use - Neighborhood District MU-2 is to provide appropriate areas in Straban Township to accommodate new growth and development and thus meet the goals and objectives and implement the policies of the Straban Comprehensive Plan, Mixed Use Development Growth Area. The underlying differences between the MU-1 and MU-2 districts are open space criteria and density requirements for uses. The basic principles which apply to the MU-2 Districts are to: Promote the development of residential communities that permit accessory commercial uses, primarily small professional/personal service establishments with a commitment to historic- , ecologic- and natural-resource-sensitive design.; Provide a transition between the compact, mixed-use development found in the MU-1 District and the predominantly residential R-1 and R-2 districts.; Provide a new growth opportunity at the intersection of U.S. Route 15 and PA Route 116.; Exclude incompatible nonresidential uses from locating in the mixed-use districts, such as drive-through establishments or large-scale retail uses.; Encourage both on-street and off-street parking solutions. Utilize smart growth techniques for commercial, residential, mixed-use plans, town center plans, and small planned communities.; Ecourage traditional storefront design; maximize opportunities for street activity by incorporating open and inviting ground floor facades.; Create streetscapes and public spaces that are comfortable and safe for pedestrians.; Encourage the placement of buildings at the sidewalk's edge and reinforce/create an attractive, pedestrian-safe streetscape by placing parking behind buildings.; Provide public water and sewer service to all new development.; Provide a variety of housing types with a range of values.; Coordinate and create development options to meet the community's recreation, education, convenience shopping and service needs.; Protect sensitive natural features such as steep slopes greater than 20 percent wetlands and the one-hundred-year floodplain. Encourage the placement of development in the most suitable areas within a site of land, preserving the natural setting to the greatest extent possible.; Provide opportunities for innovative and flexible design consistent with Township ordinances.