[Amended 4-4-1984 by Ord. No. 84-2; 9-15-1987 by Ord. No. 1987-9; 12-19-1989 by Ord. No. 1989-13; 3-20-1990 by Ord. No. 1990-3; 2-7-1995 by Ord. No. 1995-2; 9-1-1998 by Ord. No. 1998-9]
In the R-1 and R-5 Residential Districts, no lot or structure shall have as a principal use, and no structure shall be located, relocated, erected, constructed, reconstructed, enlarged or structurally altered for the purpose of any principal use, except the following:
A. 
Agricultural uses subject to the following limitations:
(1) 
The following agricultural uses are permitted in the R-5 District only, provided that no structure for feed storage, fertilizer storage or shelter of animals shall be closer than 100 feet to any lot or street line or district boundary:
(a) 
Raising and harvesting crops and truck gardening.
(b) 
Horticulture, excluding retail sales of products.
(c) 
Growing and harvesting of timber.
(d) 
The raising of fewer than 50 domestic fowl, game birds or small animals but not operated primarily as a commercial enterprise.
(e) 
The keeping of not more than one horse, one head of beef or dairy cattle or one sheep on any lot three acres or larger, with one additional head of one such animal allowed for each additional acre of lot over three acres, except that commercial veal operations are expressly prohibited in Holland Township.
(2) 
The raising and breeding of an unspecified number of horses, ponies, sheep, goats, game birds, beef cattle and dairy cattle (except commercial veal operations) in the R-5 District only, on lots of at least 10 acres in area, provided that no structure for the shelter of livestock, feed storage or fertilizer storage shall be located closer than 250 feet to any lot or street line or district boundary.
(3) 
Notwithstanding any of the foregoing, the raising of livestock as a student, 4-H or similarly sponsored project on any lot of at least three acres in area is permitted in any R District.
(4) 
In the R-5 District only, on lots of at least 10 acres in area, farms for the raising and breeding of 50 or more fowl, provided that no structure for the shelter of such livestock shall be located closer than 300 feet to any side or rear lot line or district boundary nor closer than 175 feet to any street line.
(5) 
In the R-5 District only, on lots of at least 10 acres in area, kennels for commercial raising, breeding, boarding or care of dogs, provided that no structure for the shelter of dogs shall be located closer than 150 feet to any lot line, street line or district boundary.
B. 
Single-family dwellings.
C. 
Public parks, recreation areas and open space areas, provided that any active recreational facilities are screened from adjacent lots and streets with walls, fences, evergreen hedges and/or other means of shielding against noise, lights, dust or other factors which might constitute a nuisance to the surrounding properties, in a manner approved by the approving authority, on lots of at least five acres.
D. 
Churches and other houses of worship and cemeteries, on lots of at least five acres, having a minimum lot width of 250 feet, in the R-1 and R-5 Residential Districts only.
E. 
Public and private schools, on lots of at least five acres, having a minimum lot width of 350 feet in R-5 Zone only.
[Amended 10-16-2019 by Ord. No. 2019-18]
F. 
Municipal, county, state or federal public purpose uses; clubs, lodges, community centers and meeting facilities for nonprofit organizations; and public libraries, in the R-1 Zone only, on lots of at least three acres, having a minimum lot width of 250 feet, except that any such use which regularly employs more than 10 persons on the premises shall have a minimum lot area of five acres, and any such use having or likely to have a permanent or temporary resident population of more than four persons at a time shall have a minimum lot area of three acres, plus an additional lot area equivalent to the minimum required for single-family residential uses in the district for each four persons or fraction thereof in residence beyond the first four.
G. 
Community residences for the developmentally disabled, community shelters for victims of domestic violence, community residences for the terminally ill and community residences for persons with head injuries shall be permitted uses in all zoning districts of the Township where single-family dwelling units are permitted, and the requirements therefor shall be the same as for the single-family dwelling units located within such districts.
[Added 1-18-2005 by Ord. No. 2005-2]
H. 
On lands owned by the Township, a farmers' market.
[Added 4-5-2011 by Ord. No. 2011-8]
In the R Districts, the following conditional uses as further regulated at § 100-51 are permitted as principal uses:
A. 
Private or commercial recreation facilities, such as golf courses, tennis courts, riding stables or academies and swimming facilities, in the R-5 District only.
B. 
Summer or year-round camps, including children's day camps, in the R-5 District only.
C. 
Public utility facilities, including, but not by way of limitation, electric power distribution substations.
D. 
Commercial greenhouses and nurseries in the R-5 District only.
E. 
Subsidized accessory apartments created as part of the Township's affordable housing compliance program in the R-5 Residential District only and only in conformance with the provisions of Chapter 41, Accessory Apartments Ordinance, of the Code of the Township of Holland, and § 100-51 of this chapter.
[Added 1-18-2005 by Ord. No. 2005-2]
Accessory uses and structures to any of the foregoing permitted principal uses and permitted conditional uses are permitted, including:
A. 
One private garage intended to be used, and used, to store or house automobiles, trucks or similar motor vehicles, for the use of the residents of the lot on which it is located, and their guests and lessees.
[Amended 6-5-2001 by Ord. No. 2001-4]
B. 
Storage structures customarily associated with the maintenance of a residential lot, provided the storage structure does not exceed the following maximum gross floor area:
[Amended 4-2-2002 by Ord. No. 2002-6; 12-19-2006 by Ord. No. 2006-13]
(1) 
For a lot having a lot area of two acres or less, a maximum gross floor area of 300 square feet.
(2) 
For a lot having a lot area greater than two acres but not three acres, a maximum gross floor area of 400 square feet.
(3) 
For a lot having a lot area greater than three acres, but not over 10 acres, a maximum gross floor area of 1,000 square feet.
(4) 
For a lot having a lot area greater than 10 acres, the storage structure shall not have a gross floor area larger than 50% of the footprint area of the principal structure.
C. 
Other customary accessory residential structures, including but not limited to animal shelters for domestic pets, fences, private swimming pools, outdoor fireplaces, trellises, gazebos and lampposts.
D. 
Barns, silos and other structures customarily associated with permitted agricultural uses, provided that all setbacks required in this Part 1 shall be observed.
E. 
Home occupations, as defined in this Part 1, in the R-5 District only and subject to the limitations expressed in the definition of home occupation in § 100-6 and the following limitations:
(1) 
Except for the retail sale of farm produce, which may occur from a seasonal stand, such occupation shall be conducted entirely within the confines of the dwelling on the lot.
(2) 
Seasonal stands for the retail sale of farm produce shall be set back at least 50 feet from the traveled way of the street. An off-street parking area accommodating at least three automobiles and not more than five automobiles shall be provided in the area of the stand, which parking area need not be paved.
(3) 
No article or product shall be sold or offered for sale unless the same is produced on the lot.
(4) 
Except as to seasonal farm stands, no clients or customers shall be received on a regular or scheduled basis if the same would involve more than two clients or customers on the premises at any one time.
(5) 
Except for permitted signs and except for seasonal stands for the retail sale of farm produce, no physical evidence of the home occupation or home professional office shall be visible from off the site.
F. 
Up to two roomers or boarders per dwelling unit.
G. 
Solar panels erected on the roof of a building or on the ground, subject to meeting all requirements of § 100-20.1.
[Added 6-1-2010 by Ord. No. 2010-13]
H. 
[1]Small wind energy system as an accessory use to an agricultural use encompassing 20 or more contiguous acres in the R-5 District only and subject to all of the following requirements:
[Added 6-1-2010 by Ord. No. 2010-14]
(1) 
A wind tower for a small wind energy system shall be set back from all property lines a distance of at least 150% of the total height of the wind energy system and shall be set back from any buildings and overhead utility easements located on the property a distance equal to 110% of the total height of the small wind energy system.
(2) 
A wind tower shall have a maximum tower height no greater than 120 feet. To the extent that this height limit precludes the effective use of a small wind energy system on a particular site, such system shall not be a permitted use.
(3) 
All ground-mounted electrical and control equipment shall be labeled and secured to prevent unauthorized access. The wind tower shall be designed and installed so that the first eight feet above the ground have no step bolts, no ladder and no other means for climbing the tower.
(4) 
A small wind energy system shall not be artificially lighted unless such lighting is required by the Federal Aviation Administration.
(5) 
The wind generator and the wind tower shall remain painted or finished in the color or finish that was originally applied by the manufacturer.
(6) 
There shall be no signs posted on a small wind generator system or any associated building that will be visible from any public road except for the manufacturer's or installer's identification, appropriate warning signs or owner identification.
(7) 
Small wind energy systems that connect to the public electric utility system shall comply with the New Jersey's Net Metering and Interconnection Standards for Class I Renewable Energy Systems at N.J.A.C. 14:4-9.[2]
[2]
Editor's Note: See N.J.A.C. 14:8-4.1 et seq,.
(8) 
Meteorological or met towers shall be permitted under the same standards, permit requirements, restoration requirements and permit procedures as small wind energy systems.
(9) 
For wind speeds in the range of zero mph to 25 mph, the noise level generated by any small wind energy system, measured at the nearest property line, shall not exceed 55 dB(A) at night nor 65 dB(A) during the day, per applicable state noise regulations.
(10) 
A Zoning Permit shall be obtained from the Township Zoning Officer confirming that all requirements of this section will be met prior to the issuance of applicable construction permit(s), but site plan approval shall not be required.
(11) 
The application for a zoning permit shall include all of the following information:
(a) 
A survey plan indicating property lines and physical dimensions of the property.
(b) 
A survey plan indicating location, dimensions and existing structures on the property.
(c) 
A plan indicating the proposed location and dimensions of the proposed wind tower.
(d) 
A plan indicating the locations of any overhead utility easements on the property.
(e) 
Proposed small wind energy system specifications, including manufacturer and model, rotor diameter, system height, tower height and tower type (freestanding or guyed).
(12) 
A small wind energy system that has been out of service for a continuous twelve-month period shall be deemed to have been abandoned and shall be completely removed from the premises within three months of such abandonment; areas from which small wind energy systems have been removed shall be restored to a preinstallation state. The owner of the land occupied by the small wind energy system shall be responsible for such removal.
(a) 
The Zoning Officer may issue a notice of abandonment to the landowner of a small wind energy system that is deemed to have been abandoned. The notice shall be sent return receipt requested.
(b) 
The landowner shall have the right to respond to the notice of abandonment within 30 days of receipt.
(c) 
If the owner provides information to the Zoning Officer within the requisite thirty-day response period that demonstrates that the small wind energy system has not been abandoned, the Zoning Officer shall withdraw the notice of abandonment and notify the owner that the notice has been withdrawn.
(d) 
If the Zoning Officer determines that the small wind energy system has been abandoned, the landowner of the small wind energy system shall remove the wind generator and the wind tower and all other equipment associated with the small wind energy system, at the landowner's sole expense within three months after receipt of the notice of abandonment, and the area of the site that contained such equipment shall be restored to a preinstallation state.
(e) 
If the owner fails to remove the wind generator and wind tower and other equipment in the time allowed under Subsection H(2)(d) above, the municipality may pursue legal action to have such equipment removed at the landowner's expense.
(13) 
Termination of the principal agricultural use of the lot or a reduction in the lot area associated with an agricultural use below 20 acres shall terminate the rights to the accessory use and shall require immediate removal of the small wind energy system as provided in Subsection H(12) above.
[1]
Editor's Note: This subsection was adopted as Subsection G, but was redesignated as Subsection H to maintain the organization of the Code.
I. 
[3]Roof-mounted wind energy systems, provided the maximum height of all components shall not exceed 45 feet measured vertically from the ground elevation to the highest point of the system or 10 feet over the maximum height of the building to which such system is attached, whichever is less.
[Added 6-1-2010 by Ord. No. 2010-14]
[3]
Editor's Note: This subsection was adopted as Subsection H, but was redesignated as Subsection I to maintain the organization of the Code.
Except as otherwise provided in this Part 1, all requirements and limitations for development contained in the Schedule of Requirements for the R Districts, attached, shall be met.[1]
[1]
Editor's Note: The Schedule of Requirements for R Districts is located at the end of this chapter.
A. 
Permitted modifications. A major subdivision involving residential lots in the R-5 District may provide for lot averaging if approved by the approving authority pursuant to this Part 1. In such cases, the minimum lot area, dimensional and yard requirements may be modified from those otherwise applicable in the involved district, as provided in the Schedule of Requirements for Lot Averaging, attached.[1]
[1]
Editor's Note: The Schedule of Requirements for Lot Averaging is located at the end of this chapter.
B. 
Findings for lot averaging. The minimum requirements for developments in the R-5 District are based, in part, on the planning objective of preserving agriculture and the fact that physical and environmental limitations prevalent throughout this district dictate low density of development. These limitations include steep slopes, adverse soil and bedrock conditions, septic effluent disposal limitations and limited groundwater yield. However, it is recognized that these conditions throughout the district may vary and that there may be areas within the district where physical and environmental conditions would permit a lot to be smaller than ordinarily required, and that, in the process of designing a subdivision utilizing smaller lots, provision may be made for larger lots which could support agriculture. Consequently, in order to recognize such conditions and to promote larger lots which could support agriculture, the approving authority may permit lot averaging, in accordance with the requirements of this Part 1 (of Chapter 100), provided that the lot area, dimensional, and yard requirements are not less than those shown in the Schedule of Requirements for Lot Averaging (set forth at the end of this chapter).
C. 
Density. The density of lots permitted in a lot averaged subdivision (in the R-5 District) shall not exceed 0.2 lot per acre.
[Amended 8-7-2001 by Ord. No. 2001-10]
D. 
Development in a lot-averaged subdivision shall be limited to single-family detached dwellings.
E. 
All lots exceeding the required minimum lot area for the zoning district shall be deed restricted against further subdivision.
A. 
Permitted modifications. A major subdivision involving residential lots in the R-5 District may provide for residential cluster development on tracts of 50 acres or more if approved by the approving authority pursuant to this Part 1. In such cases, the minimum lot area, dimensional and yard requirements may be modified from those otherwise applicable in the involved district, as provided in the Schedule of Requirements for Residential Cluster Development, attached.[1]
[1]
Editor's Note: The Schedule of Requirements for Residential Cluster Development is located at the end of this chapter.
B. 
Findings for residential cluster development. The use of residential cluster development shall be designed to meet or promote one or more of the following objectives: preservation or protection of agricultural land; preservation of scenic vistas along roadways; protection of large stands of trees; protection of stream corridors; protection of archeologic or historic sites or structures; and preservation and protection of environmentally sensitive lands. Where the approving authority finds that one or more of such objectives are met or promoted by the design of the subdivision, it may permit residential cluster development in accordance with this Part 1 (of Chapter 100), provided that the lot area, dimensional and yard requirements are not less than those shown in the Schedule of Requirements for Residential Cluster Development (set forth at the end of this chapter).
C. 
Density. The density of dwelling units permitted in a residential cluster subdivision (in the R-5 District) shall not exceed 0.165 dwelling units lots per acre, with each dwelling being on a separate lots.
D. 
Development in a residential cluster development shall be limited to single-family detached dwellings.
E. 
Open space.
(1) 
The open space resulting from the residential cluster development shall be deed restricted against further subdivision or development and shall be limited in use to agricultural uses or conservation or passive recreational uses of natural areas. Open space lots shall each have an area of at least 12 acres, shall have a minimum dimension in any direction of 200 feet and shall have a reasonable access strip of at least 35 feet in width with frontage on a street.
(2) 
Maintenance and use of natural areas.
(a) 
Clearing of brush and dead timber shall be required where necessary to eliminate fire hazard.
(b) 
Manual clearing of obstructions or jams from steams or waterways shall be required where necessary to ensure unimpeded flow, provided that no channelization shall be permitted.
(c) 
Hiking or bicycling trails and bridle paths may be constructed and maintained, unless otherwise prohibited by law.
(d) 
Chemical agents may be used to control weed growth or algae bloom or for fish management in lakes and ponds.
(e) 
Open space which is a natural area shall otherwise be maintained undisturbed in its natural state. No garbage or debris shall be permitted to accumulate except that leaves, grass and shrub clippings may be deposited in properly located and maintained compost heaps.
(f) 
Passive recreational use of open space natural areas shall be restricted to fishing, bird watching, hiking, cycling, horseback riding and boating.
(3) 
Use of machinery and engines in open space natural areas. No chemically powered engines shall be used in a natural area, except for the performance of functions designated in Subsection E(2)(a) hereinabove.
(4) 
Maintenance and use of open space as farmland. Maintenance and use of dedicated farmland shall be governed by good agricultural management practices.
(5) 
Improvements to common open space. Any improvements to common open space shall be completed before any certificate of occupancy is granted for a dwelling in the residential cluster subdivision.
(6) 
Dedication of open space. Where open space is not dedicated to the Township or other government entity, the applicant shall dedicate such area for the uses hereinbefore set forth and shall establish a property owners' organization which shall consist of all owners of lots in the residential cluster development and which shall own and maintain the open space areas as common open space. The provisions of Subsections B, C D, E, F, G and H of § 100-69 shall apply.