R-5A One-Family Residential Zone (minimum lot size five acres). The R-5A Zone is the lowest density residential zoning district in the Township. The district was established to broaden the array of residential housing options available to Township residents, and to provide for limited development of properties containing critical environmental resources or designated by the New Jersey Office of State Planning as "environmentally sensitive planning areas." It is anticipated that large portions of the district may be retained for use as public open space.

R-40 One-Family Residential Zone (minimum lot size 40,000 square feet). The R-40 Zone is established in anticipation of development of lots on properties located on the steep slopes and the tops of the Watchung Mountains. The Township began to experience overdevelopment in these critical and environmentally sensitive areas when they were regulated by the R-18 Zone. The zone creates greater open air, light and space, and is designed to preserve a portion of the lots in their natural state while allowing reasonable use of the land, thus respecting the environmentally sensitive nature of these areas.

R-30 One-Family Residential Zone (minimum lot size 30,000 square feet). The R-30 Zone is established to provide greater variety in the availability of low-density housing options in the Township, to create greater open air, light and space, and to preserve a portion of the lots in their natural state while allowing reasonable use of the land, thus respecting the environmentally sensitive nature of these areas. The R-30 Zone provides less restrictive zoning when the property is not affected by either crest lines or steep slopes.

R-18 One-Family Residential Zone (minimum lot size 18,000 square feet). The R-18 Zone is established as a district in which the principal use of the land is for large lot single-family homes. The district is composed of low-density residential areas, plus certain open areas where similar residential development appears likely to occur. In addition to permitting single-family homes and public recreational uses, religious and educational facilities are permitted conditional uses, encouraged as the basic elements of a balanced neighborhood.

R-15 One-Family Residential Zone (minimum lot size 15,000 square feet). The R-15 Zone is a low-density residential zone composed chiefly of single-family homes on lots of approximately 1/3 of an acre, together with public recreational, religious and educational uses. The intent of this section is to encourage the construction of and continued use of single-family homes and the other basic neighborhood uses permitted by this section.

R-10 One-Family Residential Zone (minimum lot size 10,000 square feet). The R-10 Residential Zone is composed of areas within the Township which are to a great extent already developed with lots of approximately 10,000 square feet in area. The intent of this section is to encourage the continued use of the zone as basically single-family in character and to discourage and prohibit uses which would substantially interfere with either the development of vacant land for single-family homes or the continuation of the predominantly single-family character of the district.

R-8 One-Family Residential Zone (minimum lot size 8,000 square feet). The R-8 Zone is the more densely developed of the single-family zones and includes older areas in which some nonconforming uses and buildings are to be found. The intent of this section is to encourage the continued use of the zone as basically single-family in character and to discourage and prohibit uses which would substantially interfere with either the development of vacant land for single-family homes or the continuation of the predominantly single-family character of the district.

MF Multifamily Residential Zone (minimum lot size three acres). The intent of the MF Zone is to provide for integrated multifamily communities of garden apartments and townhouses. It is located in areas suited to such development by virtue of proximity to major roadways, availability of utility infrastructures, compatibility with surrounding land uses, and ability to adequately and safely contain multifamily communities and their related amenities. Regulations require comprehensive planning to ensure orderly site configuration, proper vehicular and pedestrian access, adequate interior traffic circulation, and attractive architectural design.

SL/C Senior Living/Care Residential Zone (minimum lot size three acres). For planned residential retirement communities, minimum lot size of 10 acres. The SL/C Zoning District is established in recognition of the need for senior citizen housing and residential health care. Permitted uses within the zone include planned residential retirement communities and long-term care facilities such as nursing homes. SL/C zoning is located in areas with ready access to major roadways and public transportation as well as other supporting infrastructure.

O Office Building Zone (minimum lot size one acre). The O Office Building Zone is located where it has been determined that the land may be used for offices without adversely affecting traffic, available utilities, the general character of the Township, the neighborhood, or other zoning districts in the vicinity.

B Retail Shopping Zone (no minimum lot size). The B Zone is intended for the conduct of general business which supplies the basic current family needs, including but not limited to such retail stores as drug, food, clothing and hardware and, in addition, such other uses as theaters and restaurants. In addition, it is the intent of this zone to promote the development of the central shopping district with ample off-street parking and to encourage the tendency of retail commercial development to concentrate, to the mutual advantage of both consumers and merchants, for the convenience, ease and safety of the public and thus to strengthen the economic base of the Township.

RC Restricted Commercial Zone. The RC Zone is located in several different areas on both sides of Pompton Avenue. The zone is designated for nonresidential uses limited in a manner intended not to adversely affect the development and vitality of the B District as a well-defined central shopping area. The permitted uses in the RC Zone are designed to encourage the development of the land in the district primarily for retail uses, with additional provisions for professional and business offices, recreational uses, and commercial schools. In addition, the zoning will permit special commercial-type uses, without area limitations, that may attract considerable traffic and parking to locations away from the congestion of the general retail trade area where such uses can be accommodated in beneficial relation to one another.

M-1 and M-2 Office/Warehouse Zones. It is the intent of these zones to provide for light manufacturing and warehouse uses while at the same time permitting development of professional and/or business offices, whether as accessory or principal uses. District standards for the height and size of buildings and the area and dimensions of yards and open spaces are intended to minimize the effect of such sites being adjacent to residential areas and to minimize noise, glare, air pollution, water pollution and fire and safety hazards. The basic distinction between the M-1 and the M-2 Zones is that the M-2 Zones are composed of large areas of land where campus-style development is encouraged on lots larger than that required for the M-1 Zones.

GF Government Facilities Zone (no minimum lot size). The GF Zone provides for uses pertinent to the various agencies of federal, state, county, and/or municipal government including facilities such as offices, libraries, United States Postal Service, utility installations, public works garages, and storage buildings.

Multifamily Affordable Housing (MF-AH) Zone.

Multifamily Affordable Housing Inclusionary Overlay (MF-AH-IO) Zone.

Zone boundary lines are intended to follow the center line of streets, railroad rights-of-way, streams and lot or property lines as they exist on plats of record at the time of the passage of this chapter, unless such zone boundary lines are fixed by dimensions as shown on the Zoning Map.

Where such boundaries are not fixed by dimensions and where they approximately follow lot lines and where they do not scale more than 10 feet distant therefrom, such lot lines shall be construed to be such boundaries unless specifically shown otherwise.

In unsubdivided land and where a zone boundary divides a lot, the location of such boundary, unless the same is indicated by dimensions shown on the map, shall be determined by the use of the scale appearing thereon.