Piscataway, NJ Zoning Overlays & Bonuses: Downtown Design Guide (2026)

Section 21-32.15 states that the Towne Center Zone is meant to 'foster a pedestrian-friendly, walkable mixed-use development' centered on the Township's Civic Center area, and lays out design guidelines to achieve a 'pedestrian-scaled neighborhood environment' for the Mixed-use village portion of the redevelopment. Under subsection b(1), Building Placement and Orientation, the front facades and major pedestrian entries of all Mixed-use village buildings must face a street or mews, and buildings should sit at or close to streets or other public spaces to create a pedestrian-scaled streetscape; the Township Planning Board reviews and approves the placement and arrangement of all buildings and building groups.

Subsection b(2), Building Materials, requires materials to be 'authentic and high quality,' naming brick and clapboard siding (wood or synthetic) as preferred, metal, tile, stone and cultured stone as acceptable accents, and expressly prohibiting synthetic stucco in favor of substitutes such as fiber-cement; all street-facing facades on mixed-use and townhome buildings must carry the same amount of design detailing. These guidelines sit alongside the zone's separate landscaping, buffer, street lighting and signage rules in Sections 21-32.13 and 21-32.14, and its broader design-elements list in Section 21-32.3 calling for varied building setbacks, roof lines and color schemes to avoid a 'repetitious and monotonous streetscape.'