Amendments.

Ordinance No. 2010-13.

Ordinance No. 2012-12. Pursuant to N.J.S.A. 40A:12A-7c, the Holmdel Township Zoning Map is hereby amended to identify the redevelopment area in the manner depicted in the Alcatel-Lucent Redevelopment Plan.

Ordinance No. 2015-13 amended the Alcatel-Lucent Redevelopment Plan, Section 1F.

Zoning district lines are intended to follow lot lines and the centerlines of streets, streams and railroads unless otherwise indicated by dimensions on the Zoning Map. Any disputed zoning district shall be determined by the Board of Adjustment.

If a zoning district line divides a lot, the use of one district may be extended into the other for a distance no greater than 50 feet, provided that the property line lies within 50 feet. The permitted uses of the extended district shall be permitted in the extended area.

Where a street or public way serves as the zoning district line and it is lawfully vacated, the former center line shall be the zoning district line.

All uses not expressly permitted in this chapter are prohibited.

All uses that violate the New Jersey Cannabis Regulatory, Enforcement Assistance, and Marketplace Modernization Act, P.L. 2021, c. 21,[1] as may be amended, and any related laws, are prohibited.

All uses requiring licensure under the New Jersey Cannabis Regulatory, Enforcement Assistance, and Marketplace Modernization Act, P.L. 2021, c. 21,[2] as may be amended, and any related laws, are prohibited to the extent such prohibition is permissible under P.L. 2021, c. 21, and is provided for in Chapter 22 of the Revised General Ordinances of the Township of Holmdel.

Height. Nonresidential roof peaks having no functional use (such as storage, office or retail use); but which are solely for aesthetic and architectural purposes, in addition to roof structures, such as elevators, tanks, ventilating fans, air-conditioning equipment, solar panels, fire or parapet walls, skylights, cupolas, steeples, as well as flagpoles, chimneys, smokestacks, silos, radio and television towers or similar structures, may be erected no more than 25% above the height limits of this chapter or 15 feet above the height of the building to which it is attached, whichever is shorter, except that spires, steeples, water towers and commercial radio and television towers shall have no height restrictions other than to be set back from any property line 1.2 times their height.

Lot Area. (See Sections 30-71 and 30-78.)

Flag Lots.

In the R-40A and R-40B Districts, one family detached dwelling with accessory buildings:

Public and private schools, libraries, firehouses, historical museums and private golf courses. No private golf courses shall be permitted unless the property constituting the course shall consist of at least 100 acres of land.

Agriculture and farms in general, including truck farms, dairy farms, horse farms, nurseries and fruit farms.

Buildings, structures and premises for use and occupancy by the Township for any municipal purposes.

Accessory buildings incident to farms such as tenant houses, buildings for housing seasonal workers employed by the owner or operator of the farm, barns, packing, grading and storage buildings and buildings for the keeping of poultry and livestock, garage or garages for the keeping of equipment and trucks used in farm operation. In addition, housing of lower income farm employees may be permitted in mobile homes or in accessory buildings converted to one or more dwelling units provided they are occupied by lower income persons who are full-time employees of the farm and provided there shall be no more than one unit for every 20 acres, up to a maximum of four units per farm, and provided further that all water and service and sewage treatment facilities meet applicable codes and ordinances.

Accessory buildings incident to farms as defined above shall require application for and issuance of building permits but shall not be required to obtain site plan approval unless it is intended that the general public shall be invited to such building or buildings for the purpose of retail sales of goods or services.

Greenhouses, shade houses and lath houses.

Garage, toolshed, swimming pool and tennis court for residences.

Off-street parking and loading.

Farm Labor Housing. The existing property of approximately 9 1/2 acres, located on the east side of Cat Bird Alley, now owned by a nonprofit organization may be used for housing not exceeding 100 nonpermanent farm laborers with accessory buildings and for the storing of equipment, fertilizers, lime, crates, baskets, seeds, spray materials and other related items.

Devices that convert renewable solar energy into usable energy sources.

Retail farm markets in the R-40B District.

Temporary farm stands.

Public utilities.

Wireless telecommunications antennas and towers.

Church or house of worship.

Single-family uses, libraries, firehouses, public utilities and historic museums.

Farms and nursing homes: a five acre minimum, excluding the house, with a minimum lot width and depth of 300 feet. Maximum building coverage shall be 15%. Maximum building height shall be 30 feet, except barns shall not exceed 50 feet. Minimum setbacks shall be 100 feet from all property lines.

Public and private schools: 20 acres with minimum lot width and depth of 500 feet. Minimum setbacks shall be 100 feet from all property lines. Maximum building height shall be 30 feet.

(Reserved)

(Reserved)

(Reserved)

Vehicle Storage. Overnight open storage or parking of farm vehicles and any and all types of farm equipment shall not be permitted within 50 feet of the right-of-way line of any public streets or roads.

Greenhouses and other similar structures may be installed on any farm, provided that they shall conform to a setback requirement of not less than 75 feet from any front lot line and not less than 25 feet from any side or rear lot line. Neither a building permit nor site plan approval shall be required in connection with the installation of greenhouses on a farm. Shade houses and lath houses shall also be permitted on a farm, provided that they conform with the setback requirements of this subsection.

To provide for the appropriate use and development of land by providing a suitable transition from the historic hamlet of Holmdel Village to the Willow Brook.

To promote a desirable visual environment and good civic design and arrangements by regulating building type, street design, and open space, by encouraging buildings to face greens, and by encouraging creative development techniques to preserve natural and scenic resources.

To promote the conservation of open space and natural resources by concentrating development in the most suitable portions of the district while preserving contiguous environmentally sensitive lands in their undeveloped state.

To prevent urban sprawl and degradation of the environment by encouraging development that respects its environmental and historical setting, is properly sited so as to protect natural resources, and provides for natural stormwater management.

To ensure that development in the R-4H District preserves wetlands, wetland buffers, steep slopes, stream corridors, existing forested areas, significant trees, specimen trees, historic sites and structures, and scenic views of open space from public rights-of-way.

The district shall be subdivided into individual building lots. Except for lots with governmental, recreational, nonresidential or mixed uses, and except where otherwise provided in Section 30-61, a maximum of one principal building shall be permitted on each lot.

Principal buildings are permitted only in those locations shown in the Master Plan. The Master Plan indicates which building types are allowed in which areas of the R-4H District. These guidelines must be followed, with the following exceptions:

Each principal building shall be required to have an individual subsurface septic facility located on the same lot as the building it serves. Public sewer systems, package treatment plants, and other communal means of sewage treatment shall be prohibited.

Each principal building lot shall be of sufficient size and proper layout to accommodate an individual subsurface septic facility which complies with all applicable requirements.

Residential clustering shall be required for all dwellings in accordance with the parameters defined in this section, and subject to the minimum and maximum lot sizes for each building type in Section 30-61.

Hamlet estate houses containing one single-family residence within each principal building, in the locations shown in the Master Plan.

Parks.

Outdoor active recreation facilities.

Reservation areas.

Preservation areas.

Buildings, structures and premises for use by the Township for any municipal purpose.

Farming and agriculture.

A single-family residential dwelling within a residual dwelling site area, subject to the requirements of Section 30-58B, and provided that not more than one residual dwelling site area shall be permitted within the R-4H District.

On any lot: Off-street parking and loading.

On a residential lot or residual dwelling site area: Swimming pools, pool houses and equipment sheds, garages, toolsheds, tennis courts, basketball courts and gazebos.

In a preservation area or reservation area: Gazebos or other accessory structures and uses incidental to the use of the land for passive recreation, environmental conservation or, where allowed by this section, active recreation.

In a park or green, including parks or greens within reservation areas: Gazebos, playground equipment or other accessory structures and uses incidental to the use of the land for passive or active recreation.

On a farm, including a farm protected by a farmland easement within a reservation area: Accessory structures and uses permitted by and subject to the requirements of Section 30-131.4a, b, c, e, f and g.

The minimum and maximum lot sizes shall be in accordance with the standards for each building type specified in Section 30-61.

The maximum allowable residential density of hamlet estate houses, calculated over the gross area of the entire R-4H District, shall be one hamlet estate house for each 5.0 acres. Within the district, lot sizes smaller than 5.0 acres shall be permitted, provided that the residential density of the entire district does not exceed one hamlet estate house for each 5.0 acres, including roadways and open space. Any factional remainder shall count as one whole building.

The number of hamlet estate houses permitted within the R-4H District shall be reduced by one hamlet estate house for each one residual dwelling site area designated within a tract subject to a farmland easement within the R-4H District.

The minimum area set aside for open space, including parks, active recreation facilities, reservation areas and preservation areas, shall be 60% of the tract. All open space set aside under this paragraph shall be located outside individual private building lots except that privately owned lands subject to a farmland easement may be considered open space if such lands meet the criteria specified at Section 30-58 and Section 30-58B.

To preserve and enhance the character of the historic hamlet of Holmdel Village, the detailing, materials and proportions of buildings shall, to the extent practical, be consistent with architectural styles popular in the eighteenth and nineteenth centuries in small towns in the northeastern United States. These styles include, but are not limited to, Colonial, Greek Revival, and Victorian styles.

All buildings shall have articulated base courses of stone, brick or stucco, and cornices or soffits.

Building facade materials shall be masonry, brick, wood, stone, cement, fiber-cement or stucco, or simulated materials made from one or more of these materials. Vinyl is prohibited except for architectural or restoration vinyl with a wood-grain appearance.

Architectural detailing should be used to provide visual interest.

Horizontal facades should be broken down into segments having vertical orientation, and vertically oriented facades shall be broken down into horizontal components through use of appropriate design features.

Expansive blank or nearly blank walls unbroken by windows or other architectural elements are strongly discouraged.

Appearance of the side and rear elevations of buildings shall receive architectural treatments consistent with the standards applicable to any proposed front facade if said elevations are visible from public streets or from residential properties within residential zones.

Windows should have muntins or simulated muntins, except that display windows without muntins or simulated muntins are permitted on the first floor of mixed-use or commercial buildings.

All local streets and streetscaping shall conform to the Hamlet Conservation Special Area Street Regulations set forth in Section 30-103l of this chapter.

Along Holmdel Road north of the long green (shown in the Master Plan) and Route 520 (Main Street) one tree shall be provided for every 40 feet of frontage. Sidewalks adjacent to hamlet buildings along these roads shall be at least eight feet in width.

Along Holmdel Road adjacent to preservation and reservation areas, a rail fence shall be provided at a consistent setback within 25 feet of the edge of the right-of-way and shall be lined with a staggered double row of trees. The spacing of the trees shall be one tree for every 30 feet with alternating spacing. The first row shall be located within five feet from the edge of the right-of-way, and the second row shall be located 10 feet from the first row. If a berm is provided, it shall be located behind the fence. At the discretion of the approving authority, the requirement to provide a fence may be waived in a stream corridor buffer or steep slope area.

No particular streetscape treatment is required for Holmdel Road adjacent to the Long Green. The Green should be appropriately landscaped.

A buffer with a minimum width of 50 feet shall be required from the right-of-way toward the rear yard of any residential building lot. The buffer may contain a berm and shall contain appropriate landscaping to be determined by the Planning Board or Zoning Board of Adjustment, as applicable, and shall not contain a fence other than a rail fence. If a rail fence is provided, it shall not be situated on the berm.

Detention basins, infiltration basins and constructed stormwater wetlands that handle stormwater from areas other than the park are prohibited in parks, except that an active recreation facility may accept stormwater from lands outside the park. Swales and wet ponds are permitted.

Parks shall be improved to encourage public access. Parks that simply serve as a visual screen or buffer and are not pedestrian accessible shall be discouraged. Berms are prohibited in parks.

To the extent practical, and except where otherwise shown in the Master Plan, the entire perimeter of parks should be bounded by existing or new public streets or by preservation areas. This provision shall not be construed or enforced as a requirement.

Accessory structures are permitted in parks over one acre in area. Such structures shall be clearly subordinate to the park use.

Maximum building coverage shall be 3%. Maximum footprint of an individual building shall be 500 square feet. Maximum lot coverage shall be 10%.

To minimize the need to provide parking in residential neighborhoods, parks may include playground equipment but not ballfields or other active recreation uses.

Parks may be dedicated to a homeowners' association or commercial property owner, as appropriate. Alternatively, parks may be deeded to the Township, at the developer's option and conditional on the Township's acceptance of such open space.

The R-4H District may include at least one outdoor active recreation facility in the location shown in the Master Plan. The facility should be located in a Reservation Area and will be subject to the requirements for Reservation Areas at Section 30-83.

An outdoor active open space area may include infiltration basins, detention basins and extended detention basins provided that these facilities are designed for active recreation use.

In lieu of providing an active recreation facility, the applicant may designate the area shown for an active recreation facility in the Master Plan for publicly or privately owned farming or agricultural operations, provided that such area is placed under a farmland easement. The developer shall have the option to designate a residual dwelling site area within such farmland easement subject to all the requirements for residual dwelling site areas in this chapter.

To guide the appropriate use and development of the remaining developable residential lands in Holmdel in a manner that protects natural systems.

To promote a desirable visual environment and good civic design and arrangements by regulating building type, street design, and open space, by encouraging buildings to face greens wherever possible, and by encouraging creative development techniques to preserve natural and scenic resources.

To encourage developments which utilize residential clustering to preserve scenic and natural resources and to provide neighborhoods with a sense of place.

To promote the conservation of Holmdel's remaining open space and natural resources while permitting appropriate residential development.

To prevent urban sprawl and degradation of the environment by encouraging development that respects its environmental setting, is properly sited so as to protect natural resources, and provides for natural stormwater management.

To ensure that development in the R-4R District preserves wetlands, wetland buffers, steep slopes, stream corridors, existing forested areas, significant trees, specimen trees, historic sites and structures, and scenic views of open space from public rights-of-way.

The district shall be subdivided into individual building lots. Except for lots with governmental, recreational or cemetery uses, a maximum of one principal building shall be permitted on each lot.

Principal buildings are permitted only in those locations shown in the Master Plan. The Master Plan indicates which building types are allowed in which areas of the R-4R District. These guidelines must be followed, with the following exceptions:

Buildings are permitted only in those locations shown in the Master Plan. The Master Plan indicates which building types are allowed in which areas of the R-4R District. These guidelines must be followed, with the following exceptions:

Each principal building shall be required to have an individual subsurface septic facility located on the same lot as the building it serves. Public sewer systems, package treatment plants, and other communal means of sewage treatment shall be prohibited.

Each principal building lot shall be of sufficient size and proper layout to accommodate an individual subsurface septic facility which complies with all applicable requirements.

Rural estate houses containing one single-family residence within each principal building, in the locations shown in the Master Plan.

Green estate houses containing one single-family residence with each principal building, in the locations shown in the Master Plan.

Individual estate houses containing one single-family residence within each principal building, on lots outside residential clusters only.

Cemeteries, mortuaries and mausoleums, subject to the following:

Parks.

Reservation areas.

Preservation areas.

Buildings, structures and premises for use by the Township for any municipal purpose.

Farming and agriculture.

A single-family residential dwelling within a residual dwelling site area, subject to the requirements of Section 30-58B.

On any lot: Off-street parking and loading.

On a residential lot or residual dwelling site area: Swimming pools, pool houses and equipment sheds, garages, toolsheds, tennis courts, basketball courts and gazebos.

In a preservation area or reservation area: Gazebos or other accessory structures and uses incidental to the use of the land for passive recreation or environmental conservation.

In a park or green, including parks or greens within reservation areas: Gazebos, playground equipment or other accessory structures and uses incidental to the use of the land for passive or active recreation.

On a farm, including farms protected by farmland easements within reservation areas: Accessory structures and uses permitted by and subject to the requirements of subsection 30-131.4a, b, c, e, f and g.

The minimum and maximum lot sizes shall be in accordance with the standards for each building type specified in Section 30-61.

Residential clustering shall be required for all development, except that clustering shall not be required for subdivisions of three or fewer lots, provided that the parent lot is not greater than 20 acres, and provided further that the lots are drawn such that they could not be further subdivided in accordance with the requirements of this subsection. If residential clustering is not utilized, the minimum lot area shall be four acres, and the only permitted building type is an Individual estate house. Bulk standards are provided in Section 30-61.

Throughout the district, on clustered properties, preservation areas, reservation areas and greenway trails shall be provided as described in this subsection, subject to all requirements for such areas and trails in this chapter. On nonclustered properties greenway trails shall be provided where shown in the Master Plan, but reservation areas and preservation areas shall not be required.

The maximum allowable residential density on clustered properties within the R-4R District shall be one residential unit for each 5.0 acres of gross land area. Within an individual tract, or within two or more noncontiguous tracts in common ownership, lots smaller than 5.0 acres shall be permitted, provided that the gross density of the entire area of the tract or tracts does not exceed one residential unit for each 5.0 acres, including roadways and open space. This paragraph shall not apply to nonclustered properties.

The minimum area set aside for open space, including parks, active recreation facilities, reservation areas and preservation areas, shall be 60% of the tract. All open space set aside under this paragraph shall be located outside individual private building lots. Where a tract includes lands in another municipality, part or all of such lands may be included in the open space calculation, provided that such lands are located outside individual building lots and meet the definition of "open space" provided in this chapter. This paragraph does not apply to nonclustered properties.

Applications for development of properties on which reservation areas and preservation areas are not delineated in the Master Plan, or on which the only preservation areas delineated are those within existing conservation easements, shall include a map showing wetlands, wetland buffers, steep slopes, stream corridors, existing forested areas, significant trees, specimen trees, and historic sites and structures. An application for development on such properties shall also include a written statement discussing each of these elements and describing how the development proposal works to preserve these elements. This requirement may be fulfilled by the submittal of an Environmental Resource Survey and Environmental Impact Report in accordance with the requirements of Section 30-59 and a Woodland Retention and Preservation Plan in accordance with the requirements of Section 30-116.10c and, if so fulfilled, shall not require a separate submittal.

Within any cluster subdivision, the number of rural estate houses and/or green estate houses shall be reduced by one house for each one residual dwelling site area designated within a tract subject to a farmland easement within the subdivision.

The following requirements shall apply to clustered properties in the R-4R District. Nonclustered properties shall not be required to comply with these provisions.

Building facade materials shall be masonry, brick, wood, stone, cement, fiber-cement or stucco, or stimulated materials made from one or more of these materials. Vinyl is prohibited except for architectural or restoration vinyl with a wood-grain appearance.

All buildings shall have articulated based courses of stone, brick or stucco, and cornices or soffits.

The design standards that follow are advisory in nature. They should not be construed or enforced as requirements.

All local streets and streetscaping shall conform to the Rural Conservation Special Area Street Regulations set forth in Section 30-103k of this chapter, provided that, in accordance with Section 30-51d, any deviation from a standard in Section 30-103k shall be by way of exception pursuant to N.J.S.A. 40:55D-51.

For cluster subdivisions that front on Route 34, Holmdel Road, Schanck Road and Roberts Road, a four-foot high rail fence shall be provided at a consistent setback at least 25 feet from the right-of-way. Between the fence and the pavement, a staggered double row of street trees shall be provided at a spacing of 30 feet. The first row shall be located within five feet from the right-of-way, and the second tree shall be located 10 feet from the first row. Behind the fence, a random pattern of coniferous and deciduous vegetation is required, with one tree for every 500 square feet. The use of native vegetation is strongly encouraged. If berms are provided, they must be situated behind the fence. These requirements do not apply to individual estate houses.

Preservation areas shall be provided in the areas shown in the Master Plan and also in other areas which are not so indicated in the Master Plan but fall into one of the following categories:

Preservation areas shall comply with the requirements of Section 30-82. Within a cluster development, preservation areas shall be located outside the individual building lots. On nonclustered properties, the designation of preservation areas is not required. However, such properties are still subject to the requirement to provide conservation easements as per the Resource Management Regulations, Section 30-116.

Parks shall be improved to encourage public access. Parks that simply serve as a visual screen or buffer and are not pedestrian accessible shall be discouraged. Parks in the R-4R District should be bounded entirely by public streets.

Accessory structures are permitted in parks over one acre in area. Such structures shall be clearly subordinate to the park use.

Maximum building coverage shall be 3%. Maximum footprint of an individual building shall be 500 square feet. Maximum lot coverage shall be 10%.

Parks may include the following active recreation facilities: playground equipment, fitness trail equipment. Other active recreation facilities are prohibited.

Parks may be dedicated to a homeowners' association or commercial property owner, as appropriate. Alternatively, parks may be dedicated to the Township, at the developer's option and conditional on the Township's acceptance of such open space.

A landscape easement should be placed on parks.

Wet ponds, detention basins, infiltration basins and constructed stormwater wetlands that handle stormwater from areas other than the park itself are prohibited in parks. Swales are permitted.

Single-family detached dwelling.

Public and private schools, libraries, firehouses, and historical museums and private golf courses. No private golf courses shall be permitted unless the property constituting the course shall consist of at least 75 acres of land.

Agriculture and farms in general, including truck farms, dairy farms, horse farms, nurseries and fruit farms.

Buildings, structures and premises for use and occupancy by the Township for any municipal purposes.

Accessory buildings incident to farms such as barns, produce packing, grading and storage buildings and buildings for the keeping of poultry and livestock, garage or garages for the keeping of equipment and trucks used in farm operation.

Accessory buildings incident to farms as defined above shall require application for and issuance of building permits but shall not be required to obtain site plan approval unless it is intended that the general public shall be invited to such building or buildings for the purpose of retail sales of goods or services.

Greenhouses, shade houses and lath houses.

Garage, toolshed, gazebo, swimming pool and tennis court for residences.

Off-street parking and loading.

Retail farm markets.

Temporary farm stands.

For single-family uses serviced by septic systems:

For libraries, firehouses, public utilities and historic museums, the R-40B standards for these uses shall apply.

Farms. A property with a minimum lot width and depth of 300 feet. Maximum building coverage shall be 15%. Maximum building height shall be 35 feet, except barns shall not exceed 50 feet. Minimum setbacks shall be 100 feet from the front property line, and 75 feet from the side and rear property lines.

Public and Private Schools. Twenty acres with minimum lot width and depth of 500 feet. Minimum setbacks shall be 100 feet from all property lines. Maximum building height shall be 30 feet.

(Reserved)

(Reserved)

(Reserved)

Vehicle Storage. Overnight open storage or parking of farm vehicles and any and all types of farm equipment shall not be permitted within 50 feet of the right-of-way line of any public streets or roads.

Greenhouses and other similar structures may be installed on any farm, provided that they shall conform to a setback requirement of not less than 100 feet from any front lot line and not less than 75 feet from any side or rear lot line. Shade houses and lath houses shall also be permitted on a farm, provided that they conform with the setback requirements of this section.

Wireless telecommunications antennas and towers.

Church or house of worship.

Single-family detached dwelling.

Public and private schools, libraries, firehouses, and historical museums and private golf courses. No private golf courses shall be permitted unless the property constituting the course shall consist of at least 75 acres of land.

Agriculture and farms in general, including truck farms, dairy farms, horse farms, nurseries and fruit farms.

Buildings, structures and premises for use and occupancy by the Township for any municipal purposes.

Accessory buildings incident to farms such as barns, produce packing, grading and storage buildings and buildings for the keeping of poultry and livestock, garage or garages for the keeping of equipment and trucks used in farm operation.

Accessory buildings incident to farms as defined above shall require application for and issuance of building permits but shall not be required to obtain site plan approval unless it is intended that the general public shall be invited to such building or buildings for the purpose of retail sales of goods or services.

Greenhouses, shade houses and lath houses.

Garage, toolshed, gazebo, swimming pool and tennis court for residences.

Off-street parking and loading.

Retail farm markets.

Temporary farm stands.

For single-family uses serviced by septic systems, the area and yard requirements provided in subsection 30-130.5a shall apply.

For libraries, firehouses, public utilities and historic museums, the R-40B standards for these uses shall apply.

Farms. A property with a minimum lot width and depth of 300 feet. Maximum building coverage shall be 15%. Maximum building height shall be 35 feet, except barns shall not exceed 50 feet. Minimum setbacks shall be 100 feet from the front property line and 75 feet from side and rear property lines.

(Reserved)

(Reserved)

(Reserved)

Vehicle Storage. Overnight open storage or parking of farm vehicles and any and all types of farm equipment shall not be permitted within 50 feet of the right-of-way line of any public streets or roads.

Greenhouses and other similar structures may be installed on any farm, provided that they shall conform to a setback requirement of not less than 100 feet from any front lot line and not less than 75 feet from any side or rear lot line. Shade houses and lath houses shall also be permitted on a farm, provided that they conform with the setback requirements of this section.

Lot Area Range. Subdivisions utilizing lot averaging may be permitted by the Planning Board, provided that at least 60% of the lots shall have a lot area of 2.5 to 3.5 acres. Two lot subdivisions may also utilize the lot averaging provision, provided that one of the two lots meets the lot area standard provided above.

Site Design. Lot averaging designs should shift the more intensive development toward those lands which can best support the installation of the dwelling, well, septic system, and associated site improvements. Similarly, lot averaging should locate less intensive development in those areas which exhibit sensitive environmental features (i.e., water bodies, wetlands, floodplains, steep slopes, shallow bedrock, prime aquifer recharge areas, seasonal high water table, etc.) or which contain active or prime agricultural lands or mature woodlands. The lot averaging design may include easements of rights-of-way for pathways, bikeways, and trails along proposed greenways and linkages to other subdivisions.

Deed Restriction. The deed for any lot over 3.5 acres created by lot averaging shall contain a covenant for the benefit of the Township, and the owners of other properties in the subdivision, prohibiting further subdivision for the purpose of creating an additional lot or lots.

Area and yard requirements for lots of 2.5 to 3.5 acres in a lot averaging subdivision. (Lots of four acres of more shall comply with the area and yard requirements of subsection 30-130.5a):

Maximum Density and Area and Yard Requirements. The maximum density for the tract and the area and yard requirements for individual lots shall be as provided in subsection 30-131.6d.

Tract Size. The minimum tract size for a clustered development shall be 25 acres.

Open Space. The clustered development shall provide a minimum of 30% of the tract as open space. Open space shall be owned and maintained by a Homeowners' Association or the Township, if accepted by the Township Committee, in accordance with Section 30-55. Open space shall not include yards on individual building lots.

Development Theme. Any applicant for cluster development shall present to the Planning Board a theme around which the development is organized. Examples of acceptable themes are an equestrian development, organized around a common paddock of at least five acres with horse training facilities, or a recreational development, organized around a fitness trail and common recreational facilities.

In lieu of sidewalks, each development should be designed with a system of paths, bikeways, or trails linking interior parts of the development and linking the development to adjoining open space and development.

Within the limits of sound engineering and future maintenance, low intensity improvements are encouraged. Among the low intensity improvements that may be acceptable are roadside swales for drainage and unfinished edges of pavement rather than curbing throughout the development where the curbing is not needed for drainage, road integrity, or direction of traffic flow.

Wireless telecommunications antennas and towers.

Church or house of worship.

Same as R-40A District.

LIRPP residential development uses consisting of the following:

Public utilities.

Wireless telecommunications antennas and towers.

Church or house of worship.

For nonresidential uses permitted in the R-40A District, the bulk requirements shall be the same as outlined in the R-40A District.

Minimum Off-Street Parking.

Nonclustered Design, One Family.

Residential Clusters of One Family Dwellings.

(Reserved)

Lower income housing in the R-11, R-15, R-30, R-30SC and R-TH Districts is required on LIRPP property in accordance with Section 30-70.

(Reserved)

Uses allowed by right (permitted uses), accessory uses and conditional uses shall be as provided in subsections 30-133.3, 130-133.4 and 30-133.5 respectively. The development contemplated by the above-referenced Agreement shall be a permitted use.

The following area, yard and building requirements shall apply to the market townhouses:

The following area, yard and building requirements shall apply to the lower-income rental housing:

The standards of subsection 30-133.66 pertaining to minimum off-street parking for townhouses shall apply, except that the minimum visitor parking shall be 0.83 spaces/unit, and the n-lot parking for each unit may be in the front yard.

Basement areas may be finished; however, no such area shall be used as a bedroom.

The design standards contained within the Holmdel Development Design manual shall apply, except as modified below:

The Township's Checklist, and other procedural requirements for the processing of development applications, shall be modified as follows:

Uses Allowed by Right.

Permitted accessory uses and permitted conditional uses shall be as provided in subsections 30-133.4 and 30-133.5 respectively.

The following area, yard and building requirements shall apply to the patio homes:

The following area yard and building requirements shall apply to the low- and moderate-income, rental garden apartments:

Purposes. To zone appropriate sites for mobile home parks recognizing both the existing uses in the neighborhood as well as providing an alternate form of housing development.

Other Regulations. Mobile home parks shall adhere to the regulations set forth in Section 30-76 and the applicable provisions of Section 30-70.

(Reserved)

(Reserved)

Conditional Uses. The following conditional uses are permitted subject to the provisions of Section 30-155.

The development regulations set forth herein shall apply to the Zone as a whole, not to individual lots which may be created therein. For the purposes of this section, the word "tract" shall mean the entire Zone district.

The tract shall be permitted to be subdivided into one or more parcels, and one or more buildings or uses shall be permitted on a single parcel. The tract shall be permitted to be constructed in one or more phases.

The regulations set forth in this § 30-135A shall apply to the AH-MF2 Zone. Any other zoning and design requirements of the Township of Holmdel Development Regulations set forth in Articles IV and V of Chapter 30 or the Township of Holmdel Design Manual shall apply only when specifically referenced herein. This section shall supersede any conflicting development criteria.

The administrative and procedural aspects of the Holmdel Development Regulations, Chapter 30, Articles II and III, shall remain applicable, except the following submission checklist requirements shall not be required in connection with any development application in the AH-MF2 Zone.

Permitted principal uses. A development consisting of 100% affordable multifamily rental apartments, consisting of two or more detached buildings.

Permitted accessory uses.

Tract requirements:

Maximum building height: three stories, 40 feet. Building height shall be measured as defined in this chapter as of the date of adoption of this subsection.

Minimum building setbacks. Setback dimensions shall be measured from the location of the tract perimeter as it exists at the time of the adoption of this subsection. Setback requirements in this section shall apply to buildings only, not to accessory structures, parking or lighting.

CAFRA requirements. In addition to the tract coverage requirement set forth above, the tract shall be subject to the maximum impervious coverage requirements of CAFRA, set forth in N.J.A.C. 7:7-13.17.

Frontage buffer. There shall be a frontage buffer provided along the Middle Road and South Laurel Avenue tract perimeters, which shall be as follows:

Transition buffer. A transition buffer shall be provided along the tract perimeter forming the municipal boundary. The transition buffer shall be substantially consistent with Exhibit A, Concept Plan, and Exhibit B,[1] Landscape Plan, to Settlement Agreement entered by and between the Township of Hazlet, the Township of Holmdel, the Township of Holmdel Planning Board, the Walters Group, LLC, and Holmdel Family Apartments, LLC. The transition buffer shall comply with the following requirements:

The minimum number of off-street parking spaces required shall be 1.8 spaces per residential unit. No additional off-street parking spaces shall be required for accessory structures or uses.

Minimum parking setbacks.

Architecture.

Landscape architecture.

Access, circulation, and parking design.

Stormwater and utility design.

Lighting.

Refuse.

Fences and walls.

Signs.

Mechanical equipment.

Other development regulations.

All residential units in the Zone shall comply with the affordable housing requirements that exist by law at the time of final development approval, including by way of example, the Fair Housing Act (N.J.S.A. 52:27D-301 et seq.) and the Uniform Housing Affordability Controls regulations (N.J.A.C. 5:80-26.1 et seq.).

The bedroom distribution and the minimum unit sizes shall be in accordance with applicable affordable housing laws.

Each apartment unit shall be deed restricted with affordability controls for residents with low (including very-low) and moderate incomes as prescribed by law and shall comply with § 14-16 of the Township Code as amended and supplemented by Ordinance 2020-07.

Purpose. The zone is located off Route 35, adjacent to a shopping center that could provide future residents with convenient access to everyday shopping needs. While the primary purpose of the zone is to create an additional opportunity for the construction of inclusionary affordable housing in Holmdel, it is also to support mixed-use, compact and accessible development where adjacent commercial and residential uses within the zone and adjacent to the zone support one another, and are reachable for pedestrians and vehicles alike.

The following uses are permitted within the AH-MU Zone:

One lot may contain more than one permitted use and more than one principal building, with each building containing a maximum of one permitted use.

The following accessory uses are permitted within the AH-MU Zone:

The following area, yard, and building requirements shall apply. Area and yard requirements apply to the development tract, which includes all lots in the zone considered together as a single developable area.

The following parking requirements shall apply.

Lighting. The following lighting requirements shall apply in lieu of the requirements of § 30-69 of the Holmdel Development Regulations:

Other Development Regulations.

Purpose. The purpose of the AH-MF Zone is to create an opportunity for the construction of inclusionary affordable housing in Holmdel. The standards set forth herein shall apply to the AH-MF Zone. Any other provisions of the Holmdel Development Regulations and Holmdel Development Design Manual shall only apply when specifically referenced herein. Where this section establishes specific development criteria which may be in conflict with existing Township of Holmdel Development Regulations or Holmdel Development Design Manual requirements, the requirements herein shall apply.

The following uses are permitted within the AH-MF Zone:

The following accessory uses are permitted within the AH-MF Zone:

Bulk Requirements.

The following parking requirements shall apply in lieu of the requirements of Subsections 30-80a, b, c, e, h, and j of the Holmdel Development Regulations:

Buffers and Landscaping.

Lighting. The following lighting requirements shall apply in lieu of the requirements of § 30-69 of the Holmdel Development Regulations:

Sidewalks. Sidewalks shall be required along the property frontage either straight or meandering as per § 30-94.

Signage.

Environmental Requirements.

Technical Requirements. Given the unique conditions of the zone, the following technical standards will apply and prevail over any conflicting standards in the Holmdel Development Regulations or the Holmdel Development Design Manual:

Other Regulations.

Hospitals.

One family detached dwellings in accordance with the R-15 District.

Office buildings, medical office buildings and medical laboratories.

Farms as Outlined in the R40A District. Notwithstanding the provisions of Section 30-89, the following agricultural uses/purposes shall be allowed as a second permitted use on the same property with another permitted use in this zone: growing and harvesting of crops; temporary farmstand; retail farm market; associated residence for the farmer (owner/tenant).

Child care centers.

Retail farm markets.

Off-street parking and loading.

Bulk storage and waste disposal facilities per Section 30-87.

Devices that convert renewable solar energy into usable energy sources.

Public utilities.

Nursing homes.

Veterinarian offices.

Assisted-living residence, alone or in combination with a congregate care senior residence.

Wireless telecommunications antennas and towers.

Church or house of worship.

Hospitals.

Medical Office Buildings.

A building or group of buildings in single ownership for the following purposes:

Child care centers.

Retail farm markets.

Uses on the Same Site. Off-street parking and loading facilities; maintenance and utility facilities; central heating and power plants; devices that convert renewable solar energy into usable energy sources; educational facilities for training and study connected with the principal use; testing, research and experimental equipment; communication facilities including antenna masts; clinics; cafeterias; sundry shops for the retail sale of articles to trainees and employees limited to 1,500 square feet of gross floor area; recreational facilities; living quarters for custodians or caretakers and guest dormitory facilities for trainees and visitors; and bulk storage and waste disposal facilities per Section 30-87.

Public utilities.

Wireless telecommunications antennas and towers.

Church or house of worship.

Public and private schools and libraries.

Buildings, structures and premises for use and occupancy by the Township for any municipal purpose.

Firehouses and first aid and rescue facilities.

Public utility offices.

Banks and fiduciary institutions.

Professional and business offices including real estate offices.

Retail sales establishments, limited to meat markets, seafood markets, bakeries, specialty food stores and delicatessens (but not including convenience stores or supermarkets), art galleries and frame shops, craft stores, antiques stores, jewelry stores, pharmacies and drugstores, sporting goods stores, gift shops, hobby shops, toy stores, bookstores, record and tape stores, clothing stores, shoe stores, hardware stores, packaged liquor stores, fabric and sewing stores, computer sales, travel agencies, and florists.

Retail service establishments, limited to barber and beauty shops involved in men's and women's hair and nail care, waxing, tanning and cosmetics, tailoring and dressmaking shops, appliance repair shops, shoe repair shops, optical services and optical clinics, computer service shops, antique appraisal shops and interior design shops.

Counseling services, both personal and family, operating with a license issued by the State of New Jersey.

Restaurants.

Funeral homes.

Single family dwellings.

Child care centers.

Retail farm markets.

Off-street parking and loading.

Bulk storage and waste disposal facilities per Section 30-87.

Video/computer games and pinball machines shall be permitted as an incidental use in legally existing businesses, provided that there are no more than two such games or machines in any one place of business.

Accessory single-family residential use.

Veterinarian offices.

Wireless telecommunications antennas and towers.

Church or house of worship.

Minimum lot area: 30,000 square feet.

Minimum lot width and frontage: 150 feet.

Minimum lot depth: 200 feet.

Minimum front yard: 50 feet.

Minimum rear yard: 25 feet, except at least 50 feet from a public street.

Minimum side yard: 20 feet each, except at least 50 feet from a public street.

Maximum building height: 30 feet.

Maximum floor area ratio: 0.2.

Maximum lot coverage: 60%.

Minimum Off-Street Parking and Loading:

Architectural plans showing existing and proposed buildings on the lot shall be submitted as part of the site plan, where a site plan is required, or separately, where a site plan is not required.

The approving authority shall include the architectural plans as one of the matters to be considered and upon which the public hearing is held. The purpose of the hearing on the architectural design shall be to determine whether the proposed building or alteration will be compatible in appearance with the character of Holmdel Village.

The approving authority shall be guided in its determination not by rigid adherence to historic architectural styles, but by judgment of the appropriateness of the proposed use in its setting. For this purpose, the approving authority may consult, in addition to its engineer and planning consultant, recognized authorities in architecture or similar fields to assist it in its determination.

The same as the B-1 District.

The same as the B-1 District.

The same as the B-1 District.

Automobile service stations.

Church or house of worship.

The same as the B-1 District, except subsection 30-142.6 shall not apply, and except further that service stations shall have minimum lots of 43,000 square feet with lot frontage of 200 feet with all other requirements of the B-1 District applying. Off-street parking for service stations shall be four spaces per service bay, plus one for each service vehicle.

Limited industrial uses, including the manufacture, fabrication, treatment and conversion of products.

Scientific and research laboratories.

Office buildings for business, professional, executive and administrative purposes.

Medical office, facility and support services.

Warehouses and wholesale distribution centers.

Shopping centers, retail sales and service uses conforming to C-1 District regulations.

Restaurants.

Public utility uses.

Hospitals or veterinarian offices without outside kennels and boarding facilities.

Indoor and outdoor recreational facilities, including but not limited to skating rinks, racquet clubs, health clubs, miniature golf, driving ranges and instructional arts and crafts and gymnastics and physical conditioning facilities.

Banks and fiduciary institutions.

Garden centers and nurseries.

Child care centers.

Convenience food store, with or without petroleum filling station.

Scientific research laboratories devoted exclusively to research, product development and testing, engineering development, and sales development.

Limited light industrial uses, including the manufacture, fabrication, treatment and conversion of products, provided that any business having a Standard Industrial Classification number of 22-39 inclusive, 46-49 inclusive, 51 or 76 as designated in the Standard Industrial Classification Manual is prohibited.

Overnight stays associated with medical procedures for veterinarian offices.

Minimum Lot Area (acres) - two.

Maximum Floor Area Ratio - 0.2.

Maximum Lot Coverage (%) - 60.

Minimum Lot Width (feet) - 300.

Minimum Lot Frontage (feet) - 300.

Minimum Lot Depth (feet) - 400.

Maximum Building Height (feet) - 45.

Maximum Building Coverage (%) - 20.

Minimum Building Setback Residential Zone District Line (feet) - 200.

Minimum Front Yard (feet) - 100.

Minimum Rear Yard (feet) - 100.

Minimum Side Yard (feet) - 50.

Gas Stations:

Assisted living residence and congregate care senior residence, alone or in combination:

The retail sale of consumable products, wearing apparel, pharmaceuticals, hardware, appliances, household goods, confections and general merchandise.

The sale of personal services, such as appliance and shoe repair shops, cleaners, tailors, barbershops and beauty salons.

Offices and financial institutions.

Theaters, gymnasiums, restaurants and nightclubs.

Farms as outlined in the R-40A District.

Retail farm markets.

Indoor recreational facilities, limited to skating rinks, racquet clubs, health clubs, miniature golf and instructional arts and crafts and gymnastics and physical conditioning facilities.

Off-street parking and loading.

Bulk storage and waste disposal facilities per Section 30-87.

Fast-food restaurants.

Wireless telecommunications antennas and towers.

Church or house of worship.

Minimum lot area: 15 acres.

Minimum lot width and frontage: 500 feet.

Minimum lot depth: 800 feet.

Minimum building setback:

Maximum building height: 30 feet.

Maximum building coverage: 20%.

Maximum floor area ratio: 0.2.

Maximum lot coverage: 60%.

Minimum off-street parking: 5.0 spaces per 1,000 square feet gross floor area. (NOTE: A maximum of 20% of the gross floor area can be office use without additional parking for the office use. Office use above 20% shall require parking at one space per 300 square feet; theaters located on the periphery of the site require no additional parking other than the spaces generated by being included in the total gross floor area of the shopping center (if within the shopping center, theaters shall provide an additional one space per eight seats); fast-food restaurants shall provide one space per 40 square feet of gross floor area of nonseating area in addition to the spaces generated by being included in the total gross floor area of the shopping center; and a service station shall have four spaces per service bay, plus one space per service vehicle in addition to the requirements of the shopping center.)

Minimum off-street loading: first space required at 10,000 square feet gross floor area; for each additional 40,000 square feet, an additional space shall be provided.

Limited industrial uses, including the manufacture, fabrication, treatment and conversion of products.

Scientific and research laboratories.

Office buildings for business, professional, executive and administrative purposes.

Warehouses and wholesale distribution centers.

Retail sales and service uses conforming to C-1 District regulations.

Farms as outlined in the R-40A District.

Accessory uses customary incidental and subordinate to the above uses.

Public utility uses.

Hospitals or veterinarian offices without outside kennels and boarding facilities.

New car dealers.

Indoor recreational facilities, limited to skating rinks, racquet clubs, health clubs, miniature golf and instructional arts and crafts and gymnastics and physical conditioning facilities.

All uses permitted under paragraphs a, b, c, d, e and j above, as well as subsection 30-146.4b below, shall be required to participate in the Township's efforts to produce lower income housing as set forth in subsection 30-70.2f.

Child care centers.

Retail farm markets.

Off-street parking and loading.

Devices that convert renewable solar energy into usable energy sources.

Bulk storage and waste disposal facilities per Section 30-87.

Automobile service stations.

Motels and conference centers.

Wireless telecommunications antennas and towers.

Church or house of worship.

Minimum lot area: five acres.

Minimum lot width and frontage: 400 feet.

Minimum lot depth: 400 feet.

Minimum building setbacks:

Maximum building height: 45 feet.

Maximum building coverage: 15%.

Maximum floor area ratio: 15%.

Maximum lot coverage: 60%.

Minimum Off-Street Parking and Loading:

Regulations for Industrial and Office Park Development.

Offices devoted exclusively to professional, executive, engineering, accounting, scientific research and development, statistical and financial purposes.

Scientific research laboratories devoted exclusively to research, product development and testing, engineering development, and sales development.

Limited light industrial uses, including the manufacture, fabrication, treatment and conversion of products, provided that any business having a Standard Industrial Classification number of 22-39 inclusive, 46-49 inclusive, 51 or 76 as designated in the Standard Industrial Classification Manual is prohibited.

Conference center without overnight lodging.

Farms as outlined in the R-40A District.

Indoor recreation facilities limited to skating rinks, racquet clubs, health clubs, and miniature golf.

Restaurants, excluding fast-food restaurants and cafeterias.

Banks.

Planned Retirement Communities. (See subsection 30-148.8.)

Buildings, structures and premises for use and occupancy by the Township for any municipal purpose.

Child care centers.

Retail farm markets.

Off-street parking and loading/unloading.

Accessory uses customarily incidental and subordinate to the uses allowed by right.

Temporary farm stands.

Office or industrial park development.

Wireless telecommunications antennas and towers.

Church or house of worship.

All parking areas for offices, scientific research laboratories, limited light industrial development and similar uses shall be located on the side or rear of the building.

Off-street parking areas shall be separated from the road right-of-way by a landscape area of a minimum width of 25 feet, planted in accordance with the standards of Section 30-54d.

Uses Allowed by Right.

Accessory Uses.

Tract Requirements.

Assisted Living Residence. Assisted living residences, which are required to be licensed by the State of New Jersey pursuant to N.J.S.A. 26:2H-1 et seq., shall be permitted to develop at a ratio of three beds equaling one unit of permitted density, provided that no more than 100 beds, or 20% of the total units of permitted density, whichever is less, are provided in an assisted living residence. (See Schedules E and F for design standards and area and yard requirements.)[2]

Open Space and Recreation Areas.

Additional Facilities.