Town of Morristown, NJ Zoning and Overlay Districts

[Ord. No. O-25-2018, 7-12-2018; amended 8-8-2023 by Ord. No. O-11-2023]

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.