[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]
a. Residential Detached (R): The R District primarily designates neighborhoods
with low- to moderate-density single-family detached residential development.
This district is intended to preserve the existing character of low-intensity
residential neighborhoods through flexible standards that regulate
buildings based on lot dimensions to reinforce established patterns
of residential development in Morristown. Buildings in the R District
are primarily limited to low-rise detached buildings.
b. Estate Overlay (E): The Estate Overlay designation recognizes, preserves,
and promotes areas known for their large, architecturally and historically
significant structures. Single-family dwellings in this area are relatively
large for the parcels on which they are located. Development in these
areas should be reviewed with the strictest scrutiny, and new development
or modification to existing structures must support the existing character
of the district. Generally, buildings should be constructed from the
highest quality materials and incorporate a variety of historically
appropriate facade elements. Front yards should be sizable with high-quality
landscaping.
c. Single- and Two-Family Residential (MF-1): The MF-1 Zone creates
a transition between higher- (MF-2, MF-3, TC, H) and lower-density
areas (R). While these areas are composed largely of single- and two-family
housing built before 1920, they contain a mixture of low-scale residential
structures of various architectural styles. Front yards are common
in these areas, and a consistent setback lends some uniformity to
the streetscape in these areas that reinforces the district's distinct
character. Parking is most appropriate behind or alongside buildings
in this district.
d. Multifamily Residential (MF-2): MF-2 District designates concentrations
of moderate-intensity residential development. MF-2 areas are generally
located well outside the downtown and encompass a majority of the
Town's planned unit developments (PUDs), although those generally
fall under the PWN Overlay described below. MF-2 areas are characterized
by low-scale multifamily development ranging from two-family homes
to garden apartments. Parking in these areas should be located behind
or alongside buildings, and a visual connection between the development
itself and the public right-of-way should be maintained to better
integrate these communities into the fabric of the Town.
e. Planned Walkable Neighborhood Overlay (PWN): The PWN Overlay designates
areas that provide for a concentration of high-density single-family
attached and/or multifamily residential buildings that are constructed
as part of a planned development together with limited commercial
structures. Buildings generally create enclaves of housing, such as
a townhouse development or apartment complex, and while older communities
have a tendency to be somewhat isolated and disconnected from the
surrounding neighborhoods, new development is encouraged that will
create a seamless connection to the established neighborhood context.
Internal sidewalk networks should be connected to the public sidewalk
system. Building heights are typically similar within a single development,
but variation is permitted.
f. Critical Infrastructure Overlay (CI): The Critical Infrastructure
Overlay serves to provide for limited continual use and expansion
of existing critical infrastructure while imposing buffer requirements
to protect surrounding residential properties.
g. Multifamily, Moderate Intensity (MF-3): The MF-3 District is characterized
by moderate-intensity residential development typically situated along
heavily trafficked corridors or just outside of the Town Center. A
mixture of multifamily residential buildings is expected in this district,
but low-rise (three stories or fewer) should be the dominant type
and scale of buildings in this district. Somewhat higher density is
envisioned within these areas, and thus it is important to ensure
safe and comfortable streetscapes to link these areas with the downtown.
h. Neighborhood Overlay (N): The Neighborhood Overlay of the MF-3 District
allows for residential development at lower intensity, which creates
flexibility for smaller lots that may not be able to accommodate the
building types typical of the larger MF-3 District. As lot dimensions
are generally more constrained in these areas, additional lot coverage
and shallower setbacks are permitted and residential buildings have
a lower-scale neighborhood character.
i. Mixed Use Detached Neighborhood (MX-1): MX-1 Districts line Morristown's
thoroughfares outside of the downtown. These districts are characterized
by low-intensity single- and multi-family residential development
with limited low-scale commercial and mixed-use development. While
the district incorporates a mixture of uses, buildings containing
a single use are not uncommon. Building types are varied; however,
converted residential building types are most prevalent. As a result,
buildings are generally set back from the sidewalk, with the exception
of front facade additions. Consistency in building placement and streetscape
design are critical to tie these areas together and connect to the
Town Center.
j. Retail Overlay (R): The R Overlay of the MX-1 Zone recognizes, preserves,
and promotes lower-intensity mixed-use development at key intersections
and nodes of higher activity within predominantly residential neighborhoods.
Sections of the MX-1 district with this overlay consist primarily
of retail and commercial uses serving the surrounding neighborhood,
but low-intensity destination commercial uses, as well as residential
uses, are also appropriate. These areas have a variety of lower-scale
building types, but mixed-use/commercial and mixed-use conversions
are prevalent. Typically, buildings in these sections of MX-1 are
built to the sidewalk, or are set back a short distance. Maintaining
a consistent residential scale in commercial or mixed-use structures,
with adequate buffering, is important to minimize impacts on adjacent
residential uses. Parking in these local centers should be located
behind or along the side of buildings.
k. Mixed Use, Moderate Intensity (MX-2): The MX-2 District includes
areas along Morris Street and Lafayette Avenue that bring highway
traffic from Route 287 interchanges into the downtown. This district
is characterized by moderate-intensity mixed-use development with
structures that contain strictly residential or commercial uses. This
district serves as the northern gateway to the train station, and
the intensity and permitted uses reflect its unique position as a
transition to higher-intensity commercial areas in the Town Center.
Because of the district's close proximity to regional highways, these
areas tend to be more auto-oriented in character and are suited to
larger commercial uses.
l. Large Lot Overlay (L-L): The L-L Overlay for the MX-2 District straddles
Madison Avenue east of Route 287 and primarily contains high- and
moderate-intensity mixed-use development oriented toward the health
care industry. Standards for these specific areas are intended to
reduce conflicts with and impacts from more intense office and hospital
uses. This overlay is further intended to enhance the pedestrian experience
while calming highway-related vehicular traffic. Any new development
should be oriented toward Madison Avenue in order to create a well-defined
street wall.
m. Town Center (TC): The TC District encompasses Morristown's downtown
and transition areas to surrounding lower-scale residential neighborhoods.
Buildings in this district vary widely in form, scale and age, including
historic estates that have been converted to office or a mixture of
office and residential uses. The inclusion of residential and mixed-use
transition areas is important to minimize the creep of commercial
and office uses into adjacent neighborhoods and to maintain activity
in the Town Center throughout the day.
n. Transitional Overlay (T): The Transitional Overlay regulates areas
of the Town Center further afield of the downtown core that necessitate
lower-intensity development due to their location on the edges of
the Town Center Zone, existing conditions, and/or proximity to lower-intensity
residential areas. Uses are similar to those in the Town Center Zone,
but permitted building height is reduced to a maximum of three stories,
with equivalent reductions in density and FAR.
o. Morristown Green Overlay (MG): This zone overlay in the TC District
provides for higher-intensity mixed-use development in the downtown
and is centered around the Morristown Green. The MG Overlay represents
the heart of Morristown and the center of activity. Mixed-use and
commercial buildings dominate this area. Buildings are pedestrian-oriented
and situated close to sidewalks, which are typically wider than in
other districts and have a more urban streetscape treatment. Retail
and similar interactive uses are encouraged at ground level in this
area to promote active street life. Uses complementary to retail,
including multifamily residential, are encouraged on upper levels.
While permitted building heights vary based on lot size, the MG Overlay
area allows for buildings at a higher scale downtown. Parking should
be concentrated within structures not visible from the public realm,
with short-term convenience parking located on-street.
p. Transit Overlay District (TOD): The TOD Overlay of the TC District
is a high-intensity mixed-use area directly around the Morristown
Train Station. This district is the entryway to the Town for many
visitors, and it is intended to create stronger pedestrian connections
between the Morristown Green and the Morristown Train Station. Building
design in this area should prioritize the pedestrian realm, and incorporate
human-scale architectural elements to create a comfortable and welcoming
pedestrian environment. A diverse mix of uses is permitted at higher
intensities in this overlay to complement the surrounding residential
districts while supporting a vibrant public life around the train
station.
q. Headquarters Plaza Overlay (HQP): The Headquarters Plaza Overlay
allows for the highest intensity commercial and office uses in the
Town. Located between the Town Green and the Spring Street Redevelopment
Area, the HQP Overlay comprises the area of the Headquarters Plaza
urban renewal project, which opened in 1982 and includes most of the
Town's Class A office space. The overlay is characterized by a series
of mixed-use office towers 12 to 14 stories in height with retail
uses at the ground level, located in a single story shopping center
that runs between the towers.
r. Hospital District (H): The H District encompasses the Morristown
Medical Center campus and is largely composed of clustered moderate-intensity
medical buildings with large setbacks.
s. Hospital District (H-1): The H-1 District encompasses the Atlantic
Health System's Mt. Kemble campus which is occupied by multiple buildings
on the border with Morris Township.
t. Public Purpose (PP) and Public Purpose Undevelopable (PPU) Districts
consist of government owned (municipal, county, state and federal
but not Morristown Parking Authority) land, including parks, buildings
and other facilities.
u. RDV Districts are marked for properties that are regulated by an
adopted redevelopment plan pursuant to N.J.S.A. 40A:12A-1 et al. When
a zoning district is defined within a RDV District, the zoning district
shall be treated as underlying zoning. Underlying zoning shall only
take effect in the case that the redevelopment plan regulations reference
the underlying zoning or in the case that the redevelopment plan is
repealed.