The purposes of this chapter are to conserve the value of property and to encourage the most appropriate use or development of land within the Borough in accordance with and substantially consistent with the land use plan element of the master plan of the Borough heretofore adopted by the Planning Board of the Borough; to secure safety from fire, flood, panic and other natural and man-made disasters; to provide adequate light, air and open space; to promote the establishment of appropriate population densities and concentration that will contribute to the public health, safety, morals and general welfare and preservation of the environment; to encourage the appropriate and efficient expenditure of public funds by the coordination of public development with land use policies; to promote a desirable visual environment through creative development techniques and good civic design and arrangements; to promote the conservation of open space and valuation natural resources and to prevent degradation of the environment through improper use of land; to encourage coordination of the various public and private procedures and activities shaping land development with a view of lessening the cost of such development and to the more efficient use of land. For these purposes, this chapter designates, regulates and restricts the location and use of buildings, structures and land for residences, commerce, trade, industry, or other purposes; designates, regulates and restricts the height, number of stories, size of buildings and other structures thereafter erected or altered; regulates and determines the size of yards and other open spaces; and regulates and restricts the density of population. In order to effectuate these purposes, this chapter divides the Borough into zoning districts of such number, shape and area as may be deemed most appropriate to carry out the intent and purposes of this chapter.