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• <br /> } <br /> Y . § 8.02[3] ZONING AND LAND USE CONTROLS or S 8-48' <br /> dimensions,placement,etc.of primarily public additions to ground,e.g.,streets, <br /> sewers,playgrounds,are formuihred by the local legislature through the passage <br /> • <br /> of subdivision regulations.These regulations are enforced and applied to individ- <br /> ual lots by an administrative body usually known as the planning commission. • <br /> "This general approach to zoning fares reasonably well so long as development . <br /> takes place on a lot-by-lot basis, and so long as no one cares that the overall <br /> appearance of the municipality resembles the design achieved by using a cookie • • <br /> • cutter on a sheet of dough.However,with the increasing popularity of large scale <br /> residential developments,particularly in suburban areas,it has become apparent <br /> • to many local municipalities that land can be more efficiently used,and develop- <br /> ments more aesthetically pleasing,if zoning regulations focus on density require- <br /> ` ments rather than on specific rules for each individual lot.Under density zoning, <br /> xL: <br /> • the legislature determines what percentage of a particular district must be devoted • <br /> to open space,for example,and what percentage used for dwelling units.The task <br /> • of filling in the particular district With real houses and real open spaces then falls • <br /> upon the planning commission usually working in conjunction with an individual • <br /> large scale developer.See Ch intro v. South Brunswick Twp., Planning Bd., 77 • <br /> NJ.Super.594, 187 A.2d 221 (1963).The ultimate goal of this so-called density <br /> or cluster concept of zoning is achieved when an entire self-contained little • <br /> community is permitted to be built within'a zoning district, with the rules of • <br /> density controlling not only the relation of private dwellings to open space,but <br /> ' also the relation of homes to commercial establishments such as theaters,hotels, <br /> restaurants, and quasi-commercial uses such as schools and churches." <br /> - For a detailed discussion of PUDs,see Part V infra. Cluster zoning'is discussed <br /> in Ch. 12 infra <br /> • <br /> • • <br /> • <br /> •t _ <br /> ry4 • <br /> • <br /> iffie <br /> hoc' <br /> Yn4 _ <br />