This chapter establishes the zoning districts and standard for the Town of Morristown. Included in this chapter are the following:

The overarching objective of the R District is to preserve and strengthen quality of life in Morristown's residential neighborhoods. A flexible zoning mechanism has been developed to balance two often competing goals: (1) to preserve existing neighborhood identity and development patterns while (2) permitting homeowners to improve and modernize their homes. The flexible mechanism balances these goals by significantly reducing the number of preexisting nonconforming parcels and, in most cases, streamlines permitting for minor modifications to existing dwellings while also establishing design standards to guard against common concerns.

Morristown's single-family housing stock is diverse and varies in age, size, and facade materials. Typically, many commonalities exist between neighborhoods developed during the same period in history. Single-family neighborhoods range from compact neighborhoods characteristic of the 1930s to larger-lot subdivisions with split-level homes built in the 1980s. Each neighborhood has a discrete character defined by lot size, proximity of buildings to one another, and the nature of the streets along which those buildings are situated.

Estate (E). The Estate Building Overlay permits estate developments, which were created to accommodate the unique development patterns of certain historic neighborhoods in Morristown. These developments exhibit a combination of lot size, building character, and frontage type. As such, there is an estate building type, estate lot type, and estate frontage type, each regulating their respective aspect. The Estate Building Type Overlay is characterized by large homes on relatively small parcels. This is a pattern that defines certain picturesque neighborhoods, but would be wholly inappropriate in other locales. This overlay accommodates and strengthens existing fabric while allowing non-overlay parcels to be appropriately regulated.

Residential lots in Morristown vary in width, length and land area. This code incorporates a more flexible approach to residential zoning. Building and setback standards are scaled to the size of existing parcels, which allows for uniform regulations applicable to all single-family residential zoning districts across the Town. Flexibility in yard and coverage standards helps to ensure that the majority of existing properties in the Town, even those with irregular dimensions, can be improved by their owners without excessive process. The width of the lot shall dictate the standards applicable to a given parcel (e.g. a forty-foot-wide parcel is considered "small" and thus all standards for a small lot shall be applicable). In cases of corner lots, the frontage width shall be considered the width of the lot line parallel to the front door facing a street. If frontage width on a corner lot cannot be determined based on unique site circumstance, the Zoning Officer shall make a determination.

The MF-1 District is characterized by a development pattern common in several of Morristown's existing one- and two-family neighborhoods. The MF-1 District boundaries largely follow those of the former RT-1 District, which was created in 2007 (per 2003 Master Plan). The RT-1 Zone was created by splitting the former RT District (one- to four-family) into two districts: RT-1, which was limited to two-family dwellings, and RT-2, which was limited to dwellings with a maximum of four units. The stated intent of the split was to prevent further congestion in these areas, to better protect the adjoining single-family neighborhoods, and to allow for redevelopment at an appropriate scale. Mixed-tenure neighborhoods and the dwellings within provide a variety of options for households of varying sizes, income levels, and preferences. This MF-1 Zone adds a courtyard building type which creates a new housing product that will respond to the demand for smaller, more affordable stand-alone dwellings that create realistic ownership opportunities at a wider range of income-levels.

MF-1 Districts are dispersed throughout the Town. These neighborhoods were constructed primarily before 1920, and contain a mix of one- and two-family dwellings, occupied in some cases by property owners and in other cases by tenants. Detached residential structures dominate the character of MF-1 Districts. Generally speaking, MF-1 properties are developed with reduced yard setbacks and larger structures relative to lot size as compared to most single-family neighborhoods in Town. MF-1 Districts are walkable, and connect to essential services and neighborhood amenities.

None.

The MF-2 Zone includes most of the Town's existing planned multifamily communities. This includes existing garden apartment complexes and townhouse developments. It is recognized that redevelopment of these parcels is unlikely in the near term, given the level of existing improvement. In the event of redevelopment, the code creates for these parcels a development framework that would foster walkable, pedestrian-oriented communities taking inspiration from the New Urbanist movement and the LEED-ND program (Leadership in Energy and Environmental Design - Neighborhood Development).

Existing improvements within the MF-2 District are campus style developments that are largely isolated from the surrounding neighborhood context and existing street network. The design and layout of these communities is typically oriented toward automobile rather than pedestrian accessibility. Redevelopment that occurs pursuant to MF-2 standards will include a variety of building types and walkable streets that deemphasize the automobile. MF-2 standards incorporate standards to minimize the impacts of development upon adjacent property owners, while also allowing small-scale nonresidential uses (i.e., retail) to create neighborhood amenity.

The intent of the MF-3 Zone is to provide for targeted development and preservation of high-density residential properties. Borders largely reflect areas of existing high-density residential development in neighborhoods near the Town's core.

The MF-3 Zone consists primarily of properties that have been redeveloped for intense multifamily residential purposes. Generally, the properties in these districts are larger lots not directly adjacent to a commercial corridor. Development in this zone will be auto-oriented; however, the design of the properties will require special consideration to ensure that a pedestrian-friendly streetscape is created.

The purpose of the MX-1 is to protect Morristown's architectural heritage by providing opportunities to repurpose old residential estates for a mix of residential and office uses. This district accommodates mixed-use development at a lower intensity through the Retail Overlay, which preserves traditional neighborhood-scale commercial uses. Though commercial uses are permitted in this zone, the primary character is intended to be residential in appearance.

The MX-1 Zone can be identified primarily by the form of its constituent buildings. The dominant building type is the estate building, reflecting Morristown's residential heritage. In other areas, primarily in the Retail Overlay, the urban small building type is more common. In both cases, the MX-1 reflects a mixed-use neighborhood typical of a small town or neighborhood. The primary uses are residential and small-scale office. Retail and other services are intended primarily to serve a local customer base, and not intended for larger or more intense purposes.

The MX-2 Zone encompasses mixed use neighborhoods located on corridors outside of and disconnected from the downtown area. These neighborhoods will be more auto-oriented, but still provide a pedestrian-friendly experience. Neighborhoods in the MX-2 District are better suited for larger format commercial uses.

The MX-2 Zone is concentrated along Madison Avenue and Ridgedale Avenue. Ridgedale Avenue consists of a variety of multistory building types and uses. Madison Avenue, located in the Large Lot Overlay, is dominated by large office buildings ranging from four to six stories. Larger setbacks provide an additional buffer from the higher speeds of the local streets.

The Town Center is the heart of Morristown and provides for the highest development intensity. Pedestrian activity is greatest in the core, and design should be most oriented to walkability. A thorough mix of residential, office and retail uses will promote a vibrant downtown and allow families to live comfortably without access to a car.

The Town Center Zone consists of mixed use buildings typically ranging from two to four stories with a shallow setback from the public right-of-way. Buildings increase in height up to five stories in the Morristown Green and Train Station Overlays and up to six stories in the Headquarters Plaza Overlay, where some preexisting towers range up to 14 stories.

Step backs shall be required in the TC District and its overlays as detailed in the below table. Where the below standards conflict with those step back standards contained in Article 3C, the below standards shall supersede.

The H Zone serves as a place for the continued operation of the Morristown Medical Center. Given the cluster of buildings that occupies this site, the use of a floor area ratio serves to regulate the intensity of development instead of a broad reliance on height, yard and coverage controls.

The H Zone houses the Morristown Medical Center. It is composed of a cluster of medical buildings and related accessory structures. Buildings are permitted up to five stories, and taller buildings are permitted with larger setbacks. Circulation through this zone is provided through private streets and cartways.