[1976 Code § 78-72; Ord. No. 3-82]
The Township is divided into zoning districts as enumerated
below and as shown on the Zoning Map.
[1976 Code § 78-73; Ord. No. 3-82; Ord. No. 84-7; Ord. No. 85-18; Ord. No.
86-28; Ord. No. 8-32; Ord. No. 90-30; Ord. No. 94-5; Ord. No. 94-16; Ord. No. 94-25; Ord. No. 95-22 § V; Ord. No. 95-24 § II; Ord. No. 95-27; Ord. No. 96-3 § II; Ord. No. 97-9 § I; Ord. No. 97-28 § I; Ord. No. 97-29 § I; Ord. No. 98-4 § I; Ord.
No. 2000-03 § I; Ord.
No. 2005-12 § II; Ord.
No. 2005-32 § XV; Ord.
No. 2006-18 § I; Ord.
No. 2007-02 § I; Ord.
No. 2010-13; Ord. No. 2013-32; Ord. No. 2015-14]
Except as set forth hereinafter to the contrary, the boundaries
of zoning districts are established on the map entitled "Official
Zoning Map" dated March 1, 2007, which accompanies and is made part
hereof.
a.
Amendments.
1.
The "Official Zoning Map" is amended to reflect the Route 35 Highway
Overlay Zone as depicted on Schedule A, the Route 35 Overlay District
Map, found as an attachment to this chapter.
2.
Chapter 30, Development Regulations, shall be amended to create the AH-MF overlay zone, Block 52, Lots 17 and 18.[1]
[1]
Editor's Note: The Zoning Map is included as an attachment to this chapter.
a.
Ordinance No. 2010-13.
b.
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.
c.
Ordinance No. 2015-13 amended the Alcatel-Lucent Redevelopment Plan,
Section 1F.
[1976 Code § 78-74; Ord. No. 3-82]
a.
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.
b.
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.
c.
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.
[1976 Code § 78-75; Ord. No. 3-82; amended 8-10-2021 by Ord. No. 2021-25A]
a.
All uses not expressly permitted in this chapter are prohibited.
c.
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.
[2]
Editor's Note: See N.J.S.A. 24:6I-31 et seq.
[1976 Code § 78-76; Ord. No. 3-82]
Any use, building or structure lawfully existing at the time of the enactment of this chapter may be continued even though such use, building or structure may not conform with this chapter. (See Section 30-78.)
[1976 Code § 78-77; Ord. No. 3-82; Ord. No. 99-2, § I; Ord. No. 99-24 § I]
Exceptions to the zoning provisions are as follows. (See also Section 30-30.)
a.
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.
c.
Flag Lots.
1.
Flag lots are permitted only in the R-40A District and shall have
access only to an improved, new secondary local street. The purpose
of this district is to allow flag lots as part of major subdivisions
in limited circumstances and, as the exception, not the rule, to gain
access to difficult portions of a tract.
2.
The body of the lot, exclusive of the access drive connecting it
to the public road, has an area of at least two acres.
3.
The access drive has a width at the street line and along its full
length of at least 50 feet.
4.
The access drive is reasonably suited for the construction and use
of a private lane.
5.
The proposed flag lot and access drive do not adversely affect the
development of the remainder of the tract.
6.
In the event an additional lot or use is proposed for service from
such access drive, the owner of the access drive shall, at his expense,
pave and improve it in accordance with Township standards regulating
street construction. Such road improvements shall be made prior to
the issuance of a building permit for the additional structure.
[1976 Code § 78-78; Ord. No. 3-82; Ord. No. 86-28]
Regulations for the R-40A and R-40B districts are as follows.
[1976 Code § 78-78; Ord. No. 3-82; Ord. No. 86-28]
The purpose of the R-40A and R-40B districts is to zone existing
low density areas in a manner consistent with existing development
in the R-40A District. In the R-40B District, the lower density will
reduce the overall impact of development consistent with the undeveloped,
rural character of these areas and may be more consistent with the
sensitivity of the soils for on-lot septic systems. The R-40B District
is located so as to not impact on sites selected to meet the Township's
lower income housing need. The design standards are intended to provide
flexibility in design so that the vistas and views in the remaining
undeveloped areas will be preserved as much as possible by locating
homes over crests of hills, behind existing trees, or in other locations
that will minimize the appearance of development.
[1976 Code § 78-78; Ord. No. 3-82; Ord. No. 84-7; Ord. No. 86-28]
NOTE: In all residential developments, allowance shall be made for participating in the production of lower income housing in accordance with Section 30-70 and subsection 30-127.6, both sections superseding any conflicting parts of this chapter.
b.
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.
[Amended 9-14-2021 by Ord. No. 2021-34]
c.
Agriculture and farms in general, including truck farms, dairy farms,
horse farms, nurseries and fruit farms.
d.
Buildings, structures and premises for use and occupancy by the Township
for any municipal purposes.
[1976 Code § 78-78; Ord. No. 3-82; Ord. No. 84-7; Ord. No. 86-28; Ord. No.
97-35 §§ V, VI, VIII; Ord. No. 98-11 § 3; Ord.
No. 2001-23 § 1]
a.
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.
b.
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.
c.
Greenhouses, shade houses and lath houses.
d.
Garage, toolshed, swimming pool and tennis court for residences.
e.
Off-street parking and loading.
f.
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.
g.
Devices that convert renewable solar energy into usable energy sources.
h.
Retail farm markets in the R-40B District.
i.
Temporary farm stands.
[1976 Code § 78-78; Ord. No. 3-82; Ord. No. 86-28; Ord. No. 98-11 § 4; Ord. No. 2001-23 § 2; Ord. No. 2002-17 § 3; Ord. No. 2013-33]
The following conditional uses are permitted subject to the provisions of Section 30-155:
[1976 Code § 78-78; Ord. No. 3-82; Ord. No. 20-82; Ord. No. 21-83; Ord. No.
85-12; Ord. No. 86-28; Ord. No. 97-2 § II; Ord. No. 97-35 § VIII]
a.
Single-family uses, libraries, firehouses, public utilities and historic
museums.
[Amended 9-14-2021 by Ord. No. 2021-34]
|
Single-Family, Non-Cluster Churches; Libraries; Firehouses;
Public Utilities and Historic Museums
| ||||
|---|---|---|---|---|
|
Type of Requirement
|
R-40A
|
R-40B
|
Single-Family Cluster Design
| |
|
R-40A
|
R-40B
| |||
|
Minimum lot area
|
43,000 square feet
|
108,900 square feet
|
30,000 square feet
|
43,000 square feet
|
|
— except for flag lots: see Section 30-126c —
| ||||
|
Minimum lot depth
|
180 feet
|
300 feet
|
150 feet
|
180 feet
|
|
Minimum lot frontage
|
100 feet
|
140 feet
|
100 feet
|
100 feet
|
|
Minimum lot width
|
180 feet
|
250 feet
|
150 feet
|
180 feet
|
|
Minimum front yard setback
|
50* feet
|
75 feet
|
50* feet
|
50* feet
|
|
Minimum side yard setback
|
25* feet
|
40 feet
|
25* feet
|
25* feet
|
|
Minimum rear yard setback
|
25 feet
|
75 feet
|
25 feet
|
25* feet
|
|
Maximum building height
|
35 feet
|
35 feet
|
35 feet
|
35 feet
|
|
Minimum off-street parking+
|
3**
|
3**
|
3
|
3**
|
|
Maximum residential density (units per gross acre)
|
0.8/acre***
|
0.4/acre
|
0.8/acre***
|
0.4/acre
|
|
Maximum coverage by primary structure, driveway and accessory
uses
|
25%
|
15%
|
25%
|
25%
|
|
NOTE: Accessory buildings can conform to principal building setbacks, except that they shall be set back at least 75 feet from any street line [60 feet for the cluster design] (See Section 30-105).
| |
|
*
|
On corner lots, setbacks shall be at least 50 feet from both
streets [40 feet in the cluster].
|
|
**
|
There shall be adequate area so vehicles may be turned around
in the driveway and exit in a forward direction.
|
|
***
|
Development of land in the R-40A District shall be permitted to have the density increased to a maximum of 1.0 unit per acre. With any increase in density, the minimum lot size and other bulk and design requirements shall comply with the "single family cluster design" provisions in the above table. In exchange for any additional density bonus, the developer shall participate in the Township's lower income housing program by making a cash contribution to the Township's escrow fund in accordance with the standards in Chapter 14 of the Township Code.
In addition, the development of land identified as R-40A(2) may be developed at up to 4.0 units per acre provided the developer includes at least half the total number of units as townhouses, and provided further the developer participates in the development of lower income housing in accordance with Chapter 14 by donating cash.
The amount of cash contribution shall be equivalent to 6% of the sales price of each dwelling unit at the time of the issuance of the first certificate of occupancy for that unit in the development payable to the Township in accordance with Chapter 14. In the event no sale takes place or in the event the sales price does not reflect the fair market value to the satisfaction of the Township, then the payment of the 6% shall be established on the fair market value of that dwelling unit at the time of the issuance of the first certificate of occupancy on the unit.
|
|
+
|
Where driveways exceed an 8% slope, at least 2 additional off-street
parking spaces shall be provided near the street.
|
b.
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.
c.
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.
d.
(Reserved)
e.
(Reserved)
f.
(Reserved)
g.
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.
h.
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.
[1]
Editor's Note: Former subsection 30-127.7, Wireless Telecommunications
Facility Standards, previously codified herein and containing portions
of Ordinance Nos. 98-11 and 2001-23 was repealed in its entirety by
Ordinance No. 2002-17.
[Ord. No. 2005-32 § XVI]
Regulations for the R-4H Hamlet Conservation District are as
follows.
[Ord. No. 2005-32 § XVI; Ord. No. 2006-19 § XI]
a.
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.
b.
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.
c.
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.
d.
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.
e.
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.
[Ord. No. 2005-32 § XVI; Ord. No. 2005-38 § VI; Ord. No. 2006-19 § XI]
The following development parameters shall be applicable to
the entire R-4H District:
b.
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:
1.
Municipal and farm buildings may be located in areas not shown on
the Master Plan.
2.
Residential dwellings may be located within residual dwelling site areas within tracts subject to farmland easements, subject to the provisions of Section 30-58B.
3.
Areas designated in the Master Plan for nonresidential or mixed-use
buildings may instead be developed with Hamlet Estate Houses.
c.
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.
d.
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.
[Ord. No. 2005-32 § XVI; Ord. No. 2005-38 § VII; Ord. No. 2006-19 § XI]
The following buildings and uses are allowed by right within the R-4H District in the locations shown in the Master Plan. Development parameters for each building type are set forth in Section 30-61, Building Types.
a.
Hamlet estate houses containing one single-family residence within
each principal building, in the locations shown in the Master Plan.
b.
Parks.
c.
Outdoor active recreation facilities.
d.
Reservation areas.
e.
Preservation areas.
f.
Buildings, structures and premises for use by the Township for any
municipal purpose.
g.
Farming and agriculture.
[Ord. No. 2005-32 § XVI; Ord. No. 2006-19 § XI]
a.
On any lot: Off-street parking and loading.
b.
On a residential lot or residual dwelling site area: Swimming pools,
pool houses and equipment sheds, garages, toolsheds, tennis courts,
basketball courts and gazebos.
c.
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.
d.
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.
[Ord. No. 2005-32 § XVI; Ord. No. 2005-38 § VIII; Ord. No. 2006-19 § XI]
Residential clustering shall be required in accordance with the following standards. The standards in Section 30-55 shall not apply to residential clustering in the R-4H District.
a.
The minimum and maximum lot sizes shall be in accordance with the standards for each building type specified in Section 30-61.
b.
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.
c.
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.
d.
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.
[Ord. No. 2005-32 § XVI]
Bulk and yard requirements for individual buildings shall be as indicated in Section 30-61, Building Types.
[Ord. No. 2005-32 § XVI; Ord. No. 2005-38 § IX]
a.
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.
b.
All buildings shall have articulated base courses of stone, brick
or stucco, and cornices or soffits.
c.
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.
d.
Architectural detailing should be used to provide visual interest.
e.
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.
f.
Expansive blank or nearly blank walls unbroken by windows or other
architectural elements are strongly discouraged.
g.
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.
h.
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.
[Ord. No. 2005-32 § XVI; Ord. No. 2006-19 § XI]
a.
All local streets and streetscaping shall conform to the Hamlet Conservation Special Area Street Regulations set forth in Section 30-103l of this chapter.
b.
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.
c.
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.
d.
No particular streetscape treatment is required for Holmdel Road
adjacent to the Long Green. The Green should be appropriately landscaped.
e.
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.
[Ord. No. 2005-32 § XVI]
Preservation areas shall be provided in the locations shown in the Master Plan. Preservation areas shall comply with the requirements of Section 30-82.
[Ord. No. 2005-32 § XVI]
Reservation areas shall be provided in the locations shown in the Master Plan. Reservation areas shall comply with the requirements of Section 30-83.
[Ord. No. 2005-32 § XVI; Ord. No. 2006-19 § XI]
In the R-4H District, at least one pocket park or green shall
be provided in one or more locations shown in the Master Plan.
a.
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.
b.
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.
c.
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.
d.
Accessory structures are permitted in parks over one acre in area.
Such structures shall be clearly subordinate to the park use.
e.
Maximum building coverage shall be 3%. Maximum footprint of an individual
building shall be 500 square feet. Maximum lot coverage shall be 10%.
f.
To minimize the need to provide parking in residential neighborhoods,
parks may include playground equipment but not ballfields or other
active recreation uses.
g.
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.
[Ord. No. 2005-32 § XVI; Ord. No. 2006-29 § XI]
a.
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.
1.
The facility shall be at least 10 acres in area.
2.
The facility may include accessory surface parking as well as buildings
or structures that are clearly subordinate to the main outdoor use.
Structures shall be no greater than one story in height.
3.
Maximum building coverage shall be 5%. Maximum lot coverage shall
be 20%.
4.
The facility shall be owned and operated by the Township, a homeowners'
association or a private commercial or nonprofit venture.
b.
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.
c.
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.
[Ord. No. 2005-32 § XVI]
Trails shall comply with the requirements of Section 30-112. Trails shall be required in the locations shown in the Master Plan and shall be optional in other locations.
[Ord. No. 2005-32 § XVI; Ord. No. 2005-38 § X; Ord. No. 2006-19 § XI]
The buffer requirements of Section 30-54 shall not apply to buildings and uses permitted by right in the R-4H District, so long as those buildings and uses are provided in the locations shown in the Master Plan. However, a landscaped buffer at least 50 feet in width shall be required between any nonresidential zone or use outside the R-4H District and any residential use in the R-4H District. Any landscaped buffer provided in accordance with this requirement shall be subject to the requirements of subsection 30-54e and g.
[Ord. No. 2005-32 § XVI]
Should any inconsistency arise between the regulations in this
subsection and those in other sections of this chapter, the regulations
in this subsection shall prevail.
[Ord. No. 2005-32 § XVII]
Regulations for the R-4R Rural Conservation District are as
follows.
[Ord. No. 2005-32 § XVII]
The purposes of the R-4R District are as follows:
a.
To guide the appropriate use and development of the remaining developable
residential lands in Holmdel in a manner that protects natural systems.
b.
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.
c.
To encourage developments which utilize residential clustering to
preserve scenic and natural resources and to provide neighborhoods
with a sense of place.
d.
To promote the conservation of Holmdel's remaining open space and
natural resources while permitting appropriate residential development.
e.
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.
f.
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.
[Ord. No. 2005-32 § XVII; Ord. No. 2005-38 § XI; Ord. No. 2006-19 § XII]
The following development parameters shall be applicable to
the entire R-4R District.
a.
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.
b.
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:
1.
On any property not subject to residential clustering, a single individual
estate house may be situated in accordance with the bulk requirements
for such houses, regardless of whether the Master Plan indicates that
buildings are permitted on such property. The determination as to
whether a property is subject to residential clustering shall be made
in accordance with the requirements of this section as set forth below.
2.
Cemetery-related, municipal and farm buildings may be located in
areas not shown in the Master Plan.
3.
Residential dwellings may be located within residual dwelling site areas within tracts subject to farmland easements, subject to the provisions of Section 30-58B, and provided that not more than one residual dwelling site area shall be permitted for each 100 acres mapped within the R-4R District.
c.
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:
1.
On any property not subject to residential clustering, a single individual estate house may be situated in accordance with the bulk requirements for such houses, regardless of whether the Master Plan indicates that buildings are permitted on such property. The determination as to whether a property is subject to residential clustering shall be made in accordance with the requirements of this section as set forth below. A property not subject to residential clustering may be subdivided in accordance with the standards set forth in subsection 30-129.6b below. An individual estate house may be constructed on each resulting lot.
2.
Cemetery-related, municipal and farm buildings may be located in
areas not shown in the Master Plan.
d.
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.
e.
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.
[Ord. No. 2005-32 § XVII; Ord. No. 2006-19 § XII]
The following building types and uses are allowed by right within the R-4R District. Development parameters for each building type and are set forth in Section 30-61, Building Types.
a.
Rural estate houses containing one single-family residence within
each principal building, in the locations shown in the Master Plan.
b.
Green estate houses containing one single-family residence with each
principal building, in the locations shown in the Master Plan.
c.
Individual estate houses containing one single-family residence within
each principal building, on lots outside residential clusters only.
d.
Cemeteries, mortuaries and mausoleums, subject to the following:
1.
Maximum lot coverage excluding tombs and gravestones: 30%.
2.
Maximum gross floor area ratio: 0.15.
3.
Minimum setback from a street or property line: 30 feet.
4.
Exception: The above standards do not apply to historic cemeteries
which occupy one acre or less (such as the existing historic cemetery
located in Lot 2 of Block 15 on the official tax maps of the Township
of Holmdel).
e.
Parks.
f.
Reservation areas.
g.
Preservation areas.
h.
Buildings, structures and premises for use by the Township for any
municipal purpose.
i.
Farming and agriculture.
[Ord. No. 2005-32 § XVII; Ord. No. 2006-19 § XII]
a.
On any lot: Off-street parking and loading.
b.
On a residential lot or residual dwelling site area: Swimming pools,
pool houses and equipment sheds, garages, toolsheds, tennis courts,
basketball courts and gazebos.
c.
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.
d.
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.
[Ord. No. 2005-32 § XVII; Ord. No. 2005-38 § XII; Ord.
#2006-19 § XII]
Residential clustering shall be required in accordance with the following standards. The standards in Section 30-55 shall not apply to residential clustering in the R-4R District.
a.
The minimum and maximum lot sizes shall be in accordance with the standards for each building type specified in Section 30-61.
b.
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.
c.
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.
d.
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.
e.
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.
f.
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.
g.
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.
[Ord. No. 2005-32 § XVII]
Bulk and yard requirements for individual buildings shall be as indicated in Section 30-61, Building Types.
[Ord. No. 2005-32 § XVII; Ord. No. 2005-38 § XIII]
a.
The following requirements shall apply to clustered properties in
the R-4R District. Nonclustered properties shall not be required to
comply with these provisions.
b.
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.
c.
All buildings shall have articulated based courses of stone, brick
or stucco, and cornices or soffits.
d.
The design standards that follow are advisory in nature. They should
not be construed or enforced as requirements.
1.
Architectural detailing should be used to provide visual interest.
2.
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.
3.
Expansive blank or nearly blank walls not interrupted by windows
or other design features are discouraged.
4.
Appearance of the side and rear elevations of buildings should receive
architectural treatments comparable to that of any proposed front
facade if said elevations are visible from public rights-of-way.
5.
Plate glass windows should have muntins or simulated muntins.
[Ord. No. 2005-32 § XVII; Ord. No. 2005-38 § XIV; Ord. No. 2006-19 § XII]
a.
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.
b.
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.
[Ord. No. 2005-32 § XVII; Ord. No. 2005-38 § XV]
a.
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:
b.
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.
[Ord. No. 2005-32 § XVI; Ord. No. 2005-38 § XVI]
Reservation areas shall be provided in the locations shown in the Master Plan and shall comply with the requirements of Section 30-83. The approving authority may require that existing historic structures and sites be retained in reservation areas. Within a cluster development, reservation areas shall be located outside of the individual building lots. On nonclustered properties, the designation of reservation areas is not required.
[Ord. No. 2005-32 § XVII]
The R-4R District shall include parks shown in the Master Plan.
Park types shall include cul-de-sac islands, greenway access corridors
and greens, as indicated in the Master Plan.
a.
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.
b.
Accessory structures are permitted in parks over one acre in area.
Such structures shall be clearly subordinate to the park use.
c.
Maximum building coverage shall be 3%. Maximum footprint of an individual
building shall be 500 square feet. Maximum lot coverage shall be 10%.
d.
Parks may include the following active recreation facilities: playground
equipment, fitness trail equipment. Other active recreation facilities
are prohibited.
e.
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.
f.
A landscape easement should be placed on parks.
g.
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.
[Ord. No. 2005-32 § XVII]
Trails shall comply with the requirements of Section 30-112. Trails shall be required in the locations shown in the Holmdel Township Master Plan and shall be optional in other locations.
[Ord. No. 2005-32 § XVII]
The buffer requirements of Section 30-54 shall not apply to uses permitted by right in the R-4R District, so long as those buildings and uses are provided in the locations shown in the Master Plan.
[Ord. No. 2005-32 § XVII]
Should any inconsistency arise between the regulations in this
subsection and that in other sections of this chapter, the regulations
in this subsection shall prevail.
[1]
Editor's Note: Subsection 30-129.16, Conditional Uses, containing
portions of Ordinance No. 2005-32, was repealed in entirety by Ordinance
No. 2015-08.
[1976 Code § 78-78.1; Ord. No.
3-82; Ord. No. 94-25]
Regulations for the R-2H District are as follows.
[1976 Code § 78-78.1; Ord. No.
3-82; Ord. No. 94-25; Ord. No. 2004-36 § I]
The purpose of the R-2H District is to provide a low density zone for undeveloped lands in the southern part of the Township adjacent to the historic hamlet of Holmdel Village. The district seeks to provide standards that respond to the environmental characteristics of the area by providing larger lots and ensuring that the historic character of Holmdel Village is not harmed by inappropriately scaled development. All development shall comply with the applicable provisions of Chapter 14, Affordable Housing.
[1976 Code § 78-78.1; Ord. No.
3-82; Ord. 94-25]
a.
Single-family detached dwelling.
b.
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.
[Amended 9-14-2021 by Ord. No. 2021-34]
c.
Agriculture and farms in general, including truck farms, dairy farms,
horse farms, nurseries and fruit farms.
d.
Buildings, structures and premises for use and occupancy by the Township
for any municipal purposes.
[1976 Code § 78-78.1; Ord. No.
3-82; Ord. No. 84-7; Ord. No. 94-25; Ord. No. 97-35 V, VII, VIII; Ord.
No. 98-11 § 3; Ord. No.
2001-23 § 1]
a.
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.
b.
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.
c.
Greenhouses, shade houses and lath houses.
d.
Garage, toolshed, gazebo, swimming pool and tennis court for residences.
e.
Off-street parking and loading.
f.
Retail farm markets.
g.
Temporary farm stands.
[1976 Code § 78-78.1; Ord. No.
3-82; Ord. No. 20-82; Ord. No. 21-83; Ord. No. 94-25; Ord. No. 97-35 § VIII]
a.
For single-family uses serviced by septic systems:
1.
Minimum lot area: 4 acres.
2.
Minimum lot depth: 400 feet.
3.
Minimum lot width: 250 feet.
4.
Minimum lot frontage: 150 feet.
5.
Minimum front yard setback: 100 feet.
6.
Minimum side yard setback: 75 feet.
7.
Minimum rear yard setback: 75 feet.
8.
Maximum building height: 35 feet.
9.
Minimum off-street parking spaces*: 5.
10.
Maximum coverage by primary structure, driveway and accessory
uses: 12%
|
*There shall be an adequate area so vehicles may be turned around
in the driveway and exit in a forward direction. Where driveways exceed
an 8% slope, at least two additional off-street parking spaces shall
be provided near the street.
|
b.
For libraries, firehouses, public utilities and historic museums,
the R-40B standards for these uses shall apply.
[Amended 9-14-2021 by Ord. No. 2021-34]
c.
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.
d.
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.
e.
(Reserved)
f.
(Reserved)
g.
(Reserved)
h.
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.
i.
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.
[1976 Code § 78-78.1; Ord. No.
3-82; Ord. No. 94-25]
Accessory buildings shall conform to principal building setbacks, except that they shall be set back at least 100 feet from any street line. (See Section 30-105.)
[1]
Editor's Note: Former subsections 30-130.7, Standards for
Historical Developments Served by Public Sewerage Systems and 30-130.8,
Standards for Planned Retirement Communities in the R-2H District,
previously codified herein and containing portions of 1976 Code § 78-78.1
and Ordinance Nos. 3-82, 94-25 and 98-30, were repealed in their entirety
by Ordinance No. 2004-36.
[Ord. No. 98-11 § 4; Ord. No. 2001-23 § 2; Ord. No. 2001-17 § 3; Ord. No. 2013-33]
The following conditional uses are permitted subject to the provisions of Section 30-155:
[1976 Code § 78-78.2; Ord. No.
3-82; Ord. No. 94-25]
Regulations for the R-4 District are as follows.
[1976 Code § 78-78.2; Ord. No.
3-82; Ord. No. 94-25]
The purpose of the R-4 District is to provide a low density zone for undeveloped lands in the southern part of the Township. This district seeks to provide standards that respond to the environmental characteristics of the rural areas by providing larger lots. This district permits two additional design alternatives, clustering and lot averaging, that are intended to provide design flexibility and protection of environmental resources. All development shall comply with the applicable provisions of Chapter 14, Affordable Housing.
[1976 Code § 78-78.2; Ord. No.
3-82; Ord. No. 94-25]
a.
Single-family detached dwelling.
b.
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.
[Amended 9-14-2021 by Ord. No. 2021-34]
c.
Agriculture and farms in general, including truck farms, dairy farms,
horse farms, nurseries and fruit farms.
d.
Buildings, structures and premises for use and occupancy by the Township
for any municipal purposes.
[1976 Code § 78-78.2; Ord. No.
3-82; Ord. No. 84-7; Ord. No. 94-25; Ord. No. 97-35 §§ V, VI, VIII; Ord. No. 98-11 § 3; Ord. No. 2001-23 § 1]
a.
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.
b.
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.
c.
Greenhouses, shade houses and lath houses.
d.
Garage, toolshed, gazebo, swimming pool and tennis court for residences.
e.
Off-street parking and loading.
f.
Retail farm markets.
g.
Temporary farm stands.
[1976 Code § 78-78.2; Ord. No.
3-82; Ord. No. 20-82; Ord. No. 21-83; Ord. No. 94-25; Ord. No. 97-35 § VIII]
a.
For single-family uses serviced by septic systems, the area and yard requirements provided in subsection 30-130.5a shall apply.
b.
For libraries, firehouses, public utilities and historic museums,
the R-40B standards for these uses shall apply.
[Amended 9-14-2021 by Ord. No. 2021-34]
c.
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.
d.
(Reserved)
e.
(Reserved)
f.
(Reserved)
g.
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.
h.
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.
[1976 Code § 78-78.2; Ord. No.
3-82; Ord. No. 94-25; Ord. No. 95-22 § VI]
The purpose of this provision is to permit an alternative development
option which results in more compact development on a tract while
maintaining open spaces and protecting critical resources, while also
retaining all lands in private ownership, other than easements or
rights-of-way for pathways, bikeways, trails along proposed greenways
and linkages to other subdivisions.
a.
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.
b.
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.
c.
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.
d.
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):
1.
Maximum density: 0.25 units per acre.
2.
Minimum lot area: 2.5 acres.
3.
Minimum lot frontage: 140 feet.
4.
Minimum lot width: 250 feet.
5.
Minimum lot depth: 300 feet.
6.
Minimum front yard setback: 75 feet.
7.
Minimum side yard setback: 40 feet.
8.
Minimum rear yard setback: 75 feet.
10.
Maximum building height: 35 feet.
11.
Maximum coverage by primary structure, driveway, and accessory
uses: 15%
[1976 Code § 78-78.2; Ord. No.
3-82; Ord. No. 94-25]
The purpose of this provision is to permit an alternative development
option which results in more compact development on a tract while
maintaining open spaces and protecting critical resources. With cluster
development, the open spaces shall be owned and maintained by a Homeowners'
Association or the Township, if accepted by the Township Committee.
a.
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.
b.
Tract Size. The minimum tract size for a clustered development shall
be 25 acres.
c.
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.
d.
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.
[1976 Code § 78-78.2; Ord. No.
3-82; Ord. No. 94-25]
a.
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.
b.
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.
[1976 Code § 78-78.2; Ord. No.
3-82; Ord. No. 94-25]
Accessory buildings shall conform to principal building setbacks, except that they shall be set back at least 100 feet from any street line. (See Section 30-105.)
[1]
Editor's Note: Former subsection 30-131.10, Wireless Telecommunications
Facility Standards, previously codified herein and containing portions
of Ordinance Nos. 98-11 and 2001-23 was repealed in its entirety by
Ordinance No. 2002-17.
[Ord. No. 98-11 § 4; Ord. No. 2001-23 § 2; Ord. No. 2002-17 § 3; Ord. No. 2013-33]
The following conditional uses are permitted subject to the provisions of Section 30-155:
[1976 Code § 78-79; Ord. No. 3-82; Ord. No. 90-30]
Regulations for R-11, R-15, R-30, R-30SC and R-TH Single-Family
and Townhouse Districts are as follows.
[1976 Code § 78-79; Ord. No. 3-82; Ord. No. 84-7; Ord. No. 90-30; Ord. No.
97-1 § V]
To provide a variety of housing development opportunities by permitting a wider choice of lot sizes. These areas are located to be serviceable by water and sewer facilities and closer to major highway access. Additional options are included in Section 30-70 for LIRPP parcels to result in the development of lower income housing units.
[1976 Code § 78-79; Ord. No. 3-82; Ord. No. 1-83; Ord. No. 84-7; Ord. No.
85-12; Ord. No. 87-12; Ord. No. 90-30; Ord. No. 2002-17 § 2]
a.
Same as R-40A District.
b.
LIRPP residential development uses consisting of the following:
1.
Nonclustered, one family detached private dwelling with accessory
buildings in the R-TH, R-11, R-15, R-30 and R-30SC Districts.
2.
Clustered, one-family detached private dwelling, with accessory buildings
in the R-11, R-15, R-10, R-30SC and R-TH Districts, provided that
the minimum tract size is eight acres and water and sewer services
are available.
3.
Townhouses, atrium houses and quadplexes in the R-11, R-30, R-30SC
and R-TH Districts, provided that water and sewer services are available
and site plan approval as required for all units.
4.
Garden apartments in the R-11, R-30, R-30SC, and R-TH Districts when developments incorporate lower income units in accordance with Section 30-70.
5.
All nonresidential uses shall conform to the requirements of the
R-40A District.
6.
The construction of senior citizens housing for persons aged 62 and over, or whatever age limitation is permitted by law, in the R-TH District subject to the bulk standard set forth hereinafter for such development in the R-TH zone. Construction of such senior citizen housing shall have a bonus density to bring the gross density to a maximum of 12 units per acre and to provide the opportunity to provide lower income housing in compliance with Section 30-70. Any projects sponsored by a nonprofit or limited-profit sponsor in the R-TH District using current State and/or Federal programs and financed through the New Jersey Housing Finance Agency and/or the U.S. Department of Housing and Urban Development may be designed so that the housing type, site design and unit distribution shall be as approved under State/Federal program guidelines.
7.
The construction of senior citizens housing for persons aged 62 and over shall have a bonus density to bring the gross density to a maximum of 10 units per acre and to provide the opportunity to provide lower income housing in compliance with Section 30-70. Any project sponsored by a nonprofit or limited-profit sponsor in the R-30SC District using current State and/or Federal programs and financed through the New Jersey Housing Finance Agency and/or the U.S. Department of Housing and Urban Development may be designed so that the housing type, site design and unit distribution shall be as approved under State/Federal program guidelines.
[1976 Code § 78-79; Ord. No. 3-82; Ord. No. 90-30]
Accessory uses shall be the same as the R-40A District. (See Section 30-105.)
[1976 Code § 78-79; Ord. No. 3-82; Ord. No. 84-7; Ord. No. 87-12; Ord. No.
90-30; Ord. No. 98-11 § 4; Ord. No. 2001-23 § 2; Ord. No. 2002-17 § 3; Ord. No. 2013-33]
The following conditional uses are permitted subject to the provisions of Section 30-155:
[1976 Code § 78-79; Ord. No. 3-82; Ord. No. 20-82; Ord. No. 84-7; Ord. No.
85-12; Ord. No. 90-30; Ord. No. 97-1 § VI; Ord. No. 2000-19 § I; Ord. No. 2011-18; Ord.
No. 2014-18]
a.
For nonresidential uses permitted in the R-40A District, the bulk
requirements shall be the same as outlined in the R-40A District.
b.
Minimum Off-Street Parking.
1.
Two spaces per unit, except that senior citizen housing shall provide
one space for every two units. In detached single-family homes, at
least one space shall be in an enclosed garage. Townhouse parking,
if not within parking lots, shall be provided on the lot of each dwelling
unit. Where townhouse units are closer than 40 feet to the street
line, the on-lot parking for each unit shall be in the rear yard.
Where townhouse parking is provided on each lot, or where parking
spaces are assigned to specific units, there shall be additional parking
spaces in parking lots at the rate of 0.25 space per garaged, on-lot
or assigned parking space.
2.
Where single-family homes have a front yard setback of less than
40 feet, the 25 feet of the driveway closest to the house shall be
at least 16 feet wide.
3.
Where single-family driveways exceed an 8% slope, at least two additional
off-street parking spaces shall be provided near the street.
c.
Nonclustered Design, One Family.
|
Type of Requirement
|
R-11 District
|
R-15 District
|
R-TH District
|
R-30 and R-30SC Districts
|
|---|---|---|---|---|
|
Minimum lot area, square feet
|
11,000
|
15,000
|
15,000
|
30,000
|
|
Minimum lot frontage, feet
|
100
|
100
|
100
|
150
|
|
Minimum lot depth, feet
|
100
|
150
|
125
|
150
|
|
Minimum setback from any street, feet:[1]
| ||||
|
Principal building*
|
30*
|
40*
|
40*
|
40*
|
|
Accessory building
|
60
|
60
|
60
|
60
|
|
Minimum each side yard, feet:
| ||||
|
Principal building
|
15
|
15
|
15
|
25
|
|
Accessory building
|
10
|
10
|
10
|
15
|
|
Minimum rear yard, feet:
| ||||
|
Principal building
|
25
|
25
|
25
|
25
|
|
Accessory building
|
10
|
10
|
10
|
10
|
|
Maximum height, feet
|
30
|
30
|
30
|
35
|
|
Maximum lot coverage, percent
|
30
|
28
|
20
|
15
|
|
Minimum floor area
|
N/A
| |||
|
Maximum density, units per acre
|
3
|
2.5
|
2.5
|
1.2
|
|
Maximum gross floor area ratio, percent
|
20
|
20
|
20
|
16
|
d.
Residential Clusters of One Family Dwellings.
|
Type of Requirement
|
R-11 and R-15 Districts
|
R-TH District
|
R-30 and R-30SC Districts
|
|---|---|---|---|
|
Minimum lot area, square feet
|
8,000
|
9,600
|
20,000 minimum/100,000 maximum
|
|
Minimum lot frontage, feet
|
80
|
80
|
80
|
|
Minimum lot width, feet
|
100
| ||
|
Minimum lot depth, feet
|
100
|
120
|
100
|
|
Minimum setback from any street, feet[2]
| |||
|
Principal building
|
30*
|
35*
|
40
|
|
Accessory building
|
60
|
60
|
60
|
|
Minimum each side yard, feet
| |||
|
Principal building
|
10**
|
10**
|
15
|
|
Accessory building
|
10
|
10
|
10
|
|
Minimum rear yard, feet
| |||
|
Principal building
|
25
|
25
|
25
|
|
Accessory building
|
10
|
10
|
10
|
|
Maximum height, feet
|
30
|
30
|
35
|
|
Maximum cover by primary structure, driveway and accessory use
|
15%
|
15%
|
30%
|
|
Minimum floor area
|
N/A
| ||
|
Maximum density, units per acre
|
3 in R-11; 2.5 in R-15
|
2.5
|
1.2
|
|
Maximum gross floor area ratio, percent
|
20
|
20
|
20
|
|
NOTES:
| |
|
*
|
The minimum setback of a principal building from any street
shall be based on one and 1.75 feet of setback for each foot of building
height, but in no case shall the required setback be more than 50
feet nor less than the minimum shown for the designated district.
In addition, staggered setbacks shall be provided with at least a
five-foot difference in the setback of the principal buildings from
the setback of the principal building(s) on abutting lot(s).
|
|
**
|
The total of both side yards shall be at least 20 feet for 1
story buildings and 25 feet for 2 story buildings. One side yard may
be smaller than the other in accordance with the appropriate following
conditions. The purpose is to allow some flexibility in siting a structure
as well as allowing smaller distances between shorter, 1 story buildings
and greater distances between 2 story buildings. In order to qualify
as 1 story, the 1 story portion of the building shall be at least
10 feet wide.
|
1.
One side yard may be reduced to 10 feet, provided that the distance
between houses is at least 20 feet where both the houses are one story
in height.
2.
One side yard may be reduced to 10 feet, provided that the minimum
distance between houses shall be at least 25 feet where one or both
houses are two stories in height.
e.
(Reserved)
f.
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.
g.
(Reserved)
[1976 Code § 78-79; Ord. No. 3-82; Ord. No. 90-30]
The buffer areas shall adhere to the requirements of Sections 30-45 and 30-62.
[Ord. No. 96-3 § III; Ord. No. 2003-23 § I]
Pursuant to Pre-Mediation Agreement dated December 18, 1995,
and in order to effectuate the terms of the Pre-Mediation Agreement,
Block 52, Lots 10, 11, 12 and 13 are zoned in an overlay zone designated
the R-30SC(1) District. Regulations for the R-30SC(1) District are
as follows:
b.
The following area, yard and building requirements shall apply to
the market townhouses:
1.
Maximum tract density - 4.5 units/acre, provided that no more than
120 market units are developed.
2.
Minimum tract size - 2 acres.
3.
Minimum tract width - 200 feet.
4.
Minimum perimeter setback of buildings - 200 feet.
5.
Minimum side yard setback of building - 50 feet.
6.
Minimum front yard setback of building - 15 feet.
7.
Minimum rear yard setback of building - 20 feet.
8.
Maximum lot coverage - 30%.
9.
Maximum building height - 35 feet front. 40 feet rear on downhill side, subject to the standards of Section 30-106c.
10.
Minimum parking - 2 spaces/unit.
11.
Minimum visitor parking - 0.83 spaces/unit.
12.
Minimum required open space - 20%.
13.
Front to front building distance minimum - 60 feet.
14.
Side to side building distance minimum - 25 feet.
15.
Rear to rear building distance minimum - 30 feet.
16.
Side to rear buildings distance minimum - 30 feet.
17.
Maximum building length - 245 feet.
18.
Maximum number of units per building - 10.
19.
Minimum number of units per building - 2.
20.
Minimum building offset - 4 feet every 2 units.
21.
Minimum distance from building to parking - 10 feet.
22.
Minimum setback from building to interior road - 20 feet without
sidewalks, 25 feet with sidewalks.
23.
Minimum parking space - 8.5 feet by 18 feet.
c.
The following area, yard and building requirements shall apply to
the lower-income rental housing:
1.
Minimum lot area - 2.5 acres.
2.
Minimum lot frontage - 200 feet.
3.
Minimum lot depth - 200 feet.
4.
Minimum perimeter setback of building - 50 feet.
5.
Minimum perimeter setback of parking - 15 feet.
6.
Minimum setback from building to interior road - 10 feet.
7.
Minimum setback from building to parking area - 10 feet.
8.
Minimum front yard - 50 feet.
9.
Minimum side yard - 40 feet.
10.
Minimum rear yard - 40 feet.
11.
Maximum building height - 35 feet (2.5 stories).
12.
Maximum lot coverage - 65%.
13.
Maximum density - 18 units/acre, provided that no more than
50 rental units are developed.
14.
Minimum parking space size - 8.5 feet by 18 feet.
15.
Minimum parking - 2 spaces/unit.
16.
Minimum floor area/unit - 375 square feet.
17.
Front to front building distance minimum - 25 feet.
18.
Side to side building distance minimum - 25 feet.
19.
Rear to rear building distance minimum - 25 feet.
20.
Side to rear building distance minimum - 25 feet.
d.
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.
e.
Basement areas may be finished; however, no such area shall be used
as a bedroom.
f.
The design standards contained within the Holmdel Development Design
manual shall apply, except as modified below:
1.
Interval between street entrances on same side of collectors - 325
feet.
2.
Minimum straight line course of approaches to collector - 50 feet.
3.
Minimum tangents between reverse curves - 50 feet.
4.
Minimum radius at inside curb on curves - 75 feet.
5.
Minimum parking lot aisle - 35 feet.
6.
Vertical side slopes may be provided within the detention basins.
g.
The Township's Checklist, and other procedural requirements for the
processing of development applications, shall be modified as follows:
1.
A soil removal permit, signed by the Township Engineer, shall not
be required as a completeness item, but rather shall be required as
a condition of final approval.
2.
The subdivider's agreement shall not be required as a completeness
item, but rather shall be a condition of final approval.
3.
Performance guarantees shall not be required as a completeness item,
but rather shall be required as a condition of final approval.
4.
Engineering inspection fees shall not be a completeness item, but
rather shall be a condition of final approval.
5.
A signed contract for water and letters of service from utilities
shall not be a completeness item for preliminary approval, but shall
be a condition of preliminary approval or a completeness item for
final approval.
6.
Proposed deeds of easement (right-of-way, drainage, sewer, sight,
open space, etc.) shall not be a completeness item, but rather shall
be required as a condition of final approval.
7.
Submission of condominium documents and agreements, approved by the
Township Attorney and accepted by the Township Committee, shall not
be a completeness item, but rather shall be a condition of final approval.
8.
Street light locations approved by the Traffic Safety Officer shall
not be a completeness item, but shall be determined during site plan
review once the application is declared complete.
9.
Copies of proposed covenants or deed restrictions shall not be a
completeness item, but rather shall be required as a condition of
preliminary approval.
10.
Soil Conservation District approval shall not be a completeness
item, but rather shall be a condition of final approval.
11.
Application to the Department of Environmental Protection for
projects located within a flood hazard area shall not be a completeness
item, but rather shall be a condition of preliminary approval.
12.
County Planning Board preliminary review and approval shall
not be a completeness item, but rather shall be a condition of preliminary
approval.
13.
County Planning Board final review and approval shall not be
a completeness item, but rather shall be a condition of final approval.
14.
State ingress and egress approvals shall not be a completeness
item, but rather shall be a condition of final approval.
15.
The simultaneous application for both preliminary and final
site plan approvals is specifically permitted.
16.
Mylers, microfilm, and aperture cards submissions shall be required
only upon final site plan approval (i.e., when no further revisions
to the plans are required).
17.
Upon the developer's request, the Planning Board shall give
this Mt. Laurel development priority in the scheduling of meetings
and hearings.
[Ord. No. 96-13 § II]
Pursuant to a Developers Agreement dated December 18, 1995,
and in order to effectuate the terms of the Developers Agreement,
Block 59, Lots 1 and 2 are zoned in an overlay zone designated the
R-TH(1) District. Regulations for the R-TH(1) District are as follows:
c.
The following area, yard and building requirements shall apply to
the patio homes:
1.
Maximum tract density - 4.4 units/acre provided that no more than
32 market units are developed.
2.
Minimum tract size - 2 acres.
3.
Minimum tract width - 100 feet.
4.
Minimum lot size - 6,000 square feet.
5.
Minimum lot width - 60 feet.
6.
Minimum lot depth - 100 feet.
7.
Minimum front yard - 25 feet with sidewalks, 25 feet without sidewalks.
8.
Minimum side yard (one) - 15 feet.
9.
Total side yards - 20 feet.
10.
Minimum rear yard - 20 feet.
11.
Maximum building height - 30 feet.
12.
Maximum lot coverage - 40%.
13.
Minimum off street parking - 2 spaces per unit.
d.
The following area yard and building requirements shall apply to
the low- and moderate-income, rental garden apartments:
1.
Maximum tract density - 5.7 units/acre, provided that at least eight
rental units are developed.
2.
Minimum tract size - One acre.
3.
Minimum tract width - 175 feet.
4.
Minimum perimeter setback of buildings - 35 feet.
5.
Minimum front yard - 20 feet.
6.
Minimum side yard - 20 feet.
7.
Minimum rear yard - 25 feet.
8.
Maximum building height - 32 feet (2.5 stories).
9.
Maximum lot coverage - 22%.
10.
Minimum off street parking - 2.5 spaces per unit.
[1]
Editor's Note: Former subsection 30-133.10, Wireless Telecommunications
Facility Standards, previously codified herein and containing portions
of Ordinance Nos. 98-11 and 2001-23 was repealed in its entirety by
Ordinance No. 2002-17.
[1976 Code § 78-80; Ord. No. 3-82; Ord. No. 84-7; Ord. No. 98-11 §§ 3, 4,
7; Ord. No. 2001-23 §§ 1
— 3; Ord. No. 2002-17 §§ 1,
3; Ord. No. 2013-33]
[Added 7-28-2020 by Ord.
No. 2020-06]
The AH-MF2 Zone is established to provide an opportunity for
the construction of a 100% affordable housing project with 50 affordable
multifamily rental apartments on the property designated on the Township
Tax Map as Block 57, Lot 2, which are intended to address the Township's
obligation to implement the Settlement Agreements with Fair Share
Housing Center as part of the Township's third round affordable housing
obligation so as to provide its fair share of the region's affordable
housing need.
a.
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.
b.
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.
c.
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.
a.
Permitted principal uses. A development consisting of 100% affordable
multifamily rental apartments, consisting of two or more detached
buildings.
b.
Permitted accessory uses.
1.
Clubhouses and community buildings.
2.
A management office.
3.
Indoor and outdoor multifamily apartment building amenities including,
but not limited to, a community room, fitness center, meeting room,
business center, playground or other recreational facilities. Inclusion
of amenity space and recreational facilities shall not be deemed a
requirement.
4.
Recreational facilities.
5.
Patios, decks, terraces, or balconies.
6.
Parking facilities, either surface (open air) or structured.
7.
Any other use customarily incidental to a principal use.
b.
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.
[Amended 11-23-2021 by Ord. No. 2021-35]
c.
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.
[Added 11-23-2021 by Ord. No. 2021-35[1]]
1.
From
tract perimeter forming a municipal boundary:
(a)
Building A (NOTE: As indicated on Exhibit A[2] 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,
entitled “Concept Plan prepared by Dynamic Engineering dated
March 23, 2021, no revision dates.": 39.1 feet.
[2]
Editor's Note: Exhibit A is on file in the Township offices.
(b)
All other principal buildings: 100 feet.
2.
From
other tract perimeter: 20 feet.
3.
From
other buildings: 20 feet.
[1]
Editor's Note: This ordinance also redesignated former Subsection
c as Subsection d.
d.
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.
[Amended 11-23-2021 by Ord. No. 2021-35]
a.
Frontage buffer. There shall be a frontage buffer provided along
the Middle Road and South Laurel Avenue tract perimeters, which shall
be as follows:
1.
The buffer width shall be a minimum of 20 feet as measured from the
right-of-way line existing at the time of the adoption of this section.
2.
The buffer shall be maintained as a landscaped area and no structures
shall be permitted within the buffer except for access drives, walkways,
stormwater management facilities, utilities and/or signs.
3.
The buffer landscaping shall consist of a combination of trees and
shrubs, and may also include ornamental grasses, perennials, and annuals.
4.
The minimum planting height for shrubs shall be three feet and the
minimum planting height for trees shall be eight feet.
5.
Where existing vegetation is preserved, new plantings shall not be
required.
b.
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:
[Amended 11-23-2021 by Ord. No. 2021-35]
1.
The existing and naturally occurring vegetated tree line along the
municipal boundary within the transition buffer shall not be disturbed,
except in areas where noted on Exhibit A, Concept Plan.
2.
The transition buffer shall be maintained as a landscaped area and
no structures shall be permitted within the buffer except for a privacy
fence measuring a maximum of six feet in height and/or as otherwise
noted on Exhibit A, Concept Plan.
4.
Existing vegetation shall be supplemented with additional landscaping
as required to create the required transition buffer width. Plantings
shall include evergreen trees with a minimum planting height of eight
feet, and may additionally include deciduous trees, shrubs, ornamental
grasses, perennials, and/or annuals.
5.
Prior to the issuance of any certificate of occupancy, the transition
buffer area shall be recorded as a conservation easement substantially
consistent with Exhibit B, Landscape Plan, and Exhibit C, Conservation
Easement.[2] The conservation easement shall require that any landscaping
materials that die or are cut down shall be replaced as soon as practicable,
including that trees shall be replaced with the planting of replacement
trees with a height at planting of at least eight feet.
[2]
Editor's Note: Exhibits B and C are on file in the Township
offices.
[1]
Editor's Note: Exhibits A and B are on file in the Township
offices.
a.
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.
a.
Architecture.
1.
Facades. Building facades shall be broken up at twenty-five-foot
to fifty-foot intervals, to add architectural interest and variety,
and to relieve the visual effect of a long, monotonous wall. This
may be accomplished, by way of example, through changes in materials,
color, pattern and/or texture; changes in the size and rhythm of fenestration
or glazing; or changes in the roofline such as coping, parapet, cornice
or similar ornamental features.
2.
Roofs. Flat and/or pitched roofs shall be permitted.
3.
Residential density per building. The maximum number of residential
units per building shall be 24.
c.
Access, circulation, and parking design.
1.
All access, circulation, and parking dimensions shall be in accordance
with the Residential Site Improvement Standards (RSIS) and the Americans
with Disabilities Act (ADA).
2.
Parking areas shall be permitted in any yard, including the front
yard, provided the buffer requirements set forth above are met.
f.
Refuse.
1.
All refuse and recycling storage shall be fully enclosed and screened
within the building or, if outside, within a refuse enclosure that
is a minimum of six feet high on all sides.
2.
The refuse enclosure shall include a separate access gate for persons,
aside from the main gate for vehicle access.
g.
Fences and walls.
i.
Mechanical equipment.
1.
Air-conditioning units, HVAC systems, and related mechanical equipment
and elevator housing shall be screened to minimize visual impact.
j.
Other development regulations.
1.
Sight triangles shall be required to meet AASHTO standards.
2.
Stormwater facilities may be located within required setback and
buffer areas.
3.
An application for development does not require a Woodlands Retention
and Preservation Plan.
4.
All development shall adhere to stormwater design and wetlands protection
requirements set by NJDEP or other similar authority having jurisdiction.
a.
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.).
b.
The bedroom distribution and the minimum unit sizes shall be in accordance
with applicable affordable housing laws.
[Added 12-10-2019 by Ord.
No. 2019-31]
a.
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.
c.
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.
1.
Living space permitted in attic space of residential units.
d.
The following accessory uses are permitted within the AH-MU Zone:
1.
Off-street parking and loading, including both surface lots and below-grade
parking garages.
2.
Internal circulation roadways.
3.
Drainage Basins. Drainage basins and drainage structures may be located
within buffers and/or conservation easements.
4.
Fences.
5.
Signage, including entry monument signs, directional and building
identification signage according to the following schedule:
e.
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.
1.
Maximum tract density: 15 units/acre.
2.
Minimum tract size: 11.5 acres.
3.
Minimum tract width: 200 feet.
4.
Minimum tract front yard setback: 100 feet.
5.
Minimum tract side yard setback: 20 feet.
6.
Minimum tract rear yard setback: 80 feet.
9.
Maximum tract coverage: 45%.
10.
Maximum tract building coverage: 20%.
12.
Maximum building length: 450 feet.
13.
Maximum building width: 80 feet.
14.
Maximum number of units per building: 90 units.
15.
Maximum number of total units: 170 units.
16.
Minimum number of affordable units: 31 units.
f.
The following parking requirements shall apply.
2.
Access To and From Lots. One access drive shall be permitted. The
drive shall handle no more than two lanes of traffic, shall be at
least 18 feet wide for one-way traffic and twenty-five (24) feet wide
for two-way traffic, shall be at least 100 feet from the right-of-way
of any intersecting street, and shall be at least 20 feet from any
property line. No parking shall be in the entrance/exit drive. Curbing
shall be either depressed at the driveway or have the curbing rounded
at the corners with the access drive connected to the street in the
same manner as another street.
3.
Dimensions.
(b)
Off-street parking spaces for retail/commercial establishments
shall be a minimum of nine feet wide and 18 feet in length.
(c)
Parallel parking spaces shall be a minimum of 25 feet in length
in all instances.
(d)
In parking lots containing fewer than 20 spaces a minimum of
one space shall be at least 12 feet wide, and for parking lots with
greater than 20 spaces, 2% of all spaces shall be 12 feet wide, or
have an adjacent buffer area that, combined with the parking stall
itself, provides a minimum width of 12 feet. These wider spaces shall
be located in one area and designated as parking for the handicapped.
(e)
For parking spaces eight feet to nine feet wide, oriented perpendicular
to the drive aisle, a minimum aisle width of 24 feet is required for
both one- and two-way aisles.
4.
Parking Location.
(a)
Parking and loading spaces shall be located on the same lot
as the use being served. The edge of any parking space shall be at
least five feet from any building. Interior garage parking does not
require a minimum setback from the building wall.
(b)
No individual off-street parking or loading space shall have
direct access from a street. No loading areas shall be in the front
yard.
(c)
All off-street parking lots along arterial and collector streets
shall be set back at least 15 feet from the right-of-way. Parking
areas shall be set back at least five feet from all property lines.
Spaces shall be set back a sufficient distance to prevent any part
of a vehicle from overhanging the street right-of-way or property
line.
(d)
Parking spaces located to serve residential, commercial and
industrial uses shall be located conveniently to the intended dwelling
unit or entrance door, generally within 300 feet of a building entrance.
Parking is permitted in all yard areas, subject to the minimum setback
requirements from the right-of-way and property lines.
(e)
Parking spaces may be located off major interior circulation
drives.
(f)
In multifamily developments, commercial districts and industrial
zones, no parking shall be permitted in fire lanes, streets, driveways,
aisles, sidewalks or turning areas.
(g)
Handicapped parking spaces shall be located to be most accessible
and approximate to the building(s) being served and shall be specified
on the site plan. Each handicapped space shall be identified by the
international symbol in paint and with a sign. The sign shall be placed
at the end of each space, facing the space.
g.
Lighting. The following lighting requirements shall apply in lieu of the requirements of § 30-69 of the Holmdel Development Regulations:
1.
The objective is to provide safety and security on the site and minimize
undesirable off-site effects. While mounting heights may vary, the
intent is to minimize the heights of lights. All area lighting in
places such as parking lots or for security shall provide translucent
fixtures with shields around the light source.
2.
The light intensity at ground level shall be an average of 1.0 footcandle.
In all instances, no lighting source shall shine or reflect into windows
or onto streets and driveways. No lighting shall be a beam or a rotating,
pulsating or other intermittent frequency.
h.
Other Development Regulations.
1.
Pedestrian Circulation Requirements. Pedestrians shall have a means
of accessing the shopping center to the east of the Lot 6, so that
it is possible to walk from apartment buildings to the shopping center
without walking along Route 35. To the maximum extent possible, the
location of this access point shall be centered among all residential
buildings. Meeting this requirement may involve the cooperative negotiation
of an access easement with the owners of Block 59, Lot 8. The purpose
of this pedestrian access point is to mitigate total vehicle trips
and provide an additional circulation option that allows residents
convenient access to everyday consumer goods within walking distance
of the property.
2.
Sight triangles shall be required to meet AASHTO standards.
4.
Stormwater facilities may be located within required setback and
buffer areas.
5.
An application for development does not require a woodlands retention
and preservation plan.
7.
All development shall adhere to flood hazard area, wetlands and stream
corridor buffers set by NJDEP or other similar authority having jurisdiction.
8.
Subsections 30-70.1, 30-70.2, 30-70.3, and 30-70.7, and Subsection 30-70.8 in part, related to the development of lower-income housing, all apply to the development of multifamily apartments in this district Subsections 30-70.4, 30-70.5, 30-70.6, and the minimum parking requirement of two spaces per unit in Subsection 30-70.8d, do not apply.
9.
The bedroom distribution for the affordable units shall provide the
bedroom distribution as required by applicable COAH regulations.
10.
Standards for Townhomes and Other Multifamily Dwellings.
(a)
The building length limits of Subsection 30-106b shall not apply. However, developers are encouraged to break the plane of eastern-facing building facades with variation in finishing elements, colors, or other architectural features so that no homogeneous wall area extends for a length greater than 200 feet.
(b)
Public spaces for tenant use, such as clubhouses or club rooms,
playgrounds, and recreational facilities, shall be permitted. Inclusion
of amenity space and recreational facilities shall not be deemed to
be a requirement.
11.
Financing Subdivisions. No variance shall be required for bulk, design
and buffer requirements on a lot developed with uses permitted in
the AH-MU Zone where the need for such variance is caused solely by
a subdivision of such lot into two or more for financing of such uses.
A subdivision created for financing purposes shall include a subdivision
to allow separate ownership of lots within an AH-MU development, or
to allow separate liens on the subdivided lots even if such lots remain
under one owner, all in order to facilitate coordinated development
of a site plan or site plans which are consistent with an approved
development plan.
[Added 12-10-2019 by Ord.
No. 2019-32]
a.
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.
b.
The following uses are permitted within the AH-MF Zone:
1.
Multifamily dwelling unit apartment buildings with a minimum low-
and moderate-income unit set aside of 20% of the total number of units.
c.
The following accessory uses are permitted within the AH-MF Zone:
1.
Off-street parking and loading, including both surface lots and enclosed
parking garages;
2.
Internal circulation roadways;
3.
Open space;
4.
Drainage Basins. Drainage basins and drainage structures may be located
within buffers and/or conservation easements pursuant to all necessary
approvals being obtained from NJDEP;
5.
Fences;
6.
Signs, including entry monument signs, directional and building identification
signage;
7.
Indoor and outdoor multifamily apartment building amenities including,
but not limited to, a community room, fitness center, meeting room,
business center, playground or other recreational facilities. Inclusion
of amenity space and recreational facilities shall not be deemed a
requirement; and
8.
Any other accessory use customarily incidental to a multifamily apartment
building.
d.
Bulk Requirements.
1.
The following area, yard, and building bulk requirements shall apply:
(a)
Maximum tract density: nine units/acre.
(b)
Minimum tract size: four acres.
(c)
Minimum lot width: 500 feet.
(d)
Minimum lot frontage: 500 feet.
(e)
Minimum lot depth: 400 feet.
(f)
Minimum front yard: 40 feet.
(g)
Minimum side yard: 20 feet.
(h)
Minimum rear yard: 25 feet.
(i)
Maximum building footprint: 40,000 square feet.
(j)
Maximum building height: 50 feet (three stories over parking).
(k)
Maximum lot coverage: 25%.
(l)
Maximum number of total units: 60 units.
(m)
Minimum number of affordable units: 12 units.
2.
The front yard setback shall be specifically defined as the distance
to the front property line. Additional right-of-way by way of county
easement(s) along the street frontage shall not impact the front yard
setback.
e.
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:
1.
The minimum number of parking spaces shall be based on the per-bedroom
standards established in the New Jersey Residential Site Improvement
Standards (RSIS) as follows:
2.
Access To and From Lots.
(a)
One access drive shall be permitted. The drive shall handle
no more than two lanes of traffic, shall be a minimum of 24 feet wide
where there is perpendicular parking. There shall be no specific dimension
of length for access driveways.
(b)
The access drive shall either be aligned with or be at least
100 feet from the right-of-way of an intersecting street as measured
from the center line of the access drive to the perpendicular extension
of the intersecting street right-of-way line.
(c)
No parking shall be in the entrance/exit drive.
(d)
Curbing shall be either depressed at the driveway or have the
curbing rounded at the corners with the access drive connected to
the street in the same manner as another street.
3.
Dimensions.
(b)
Parallel parking spaces shall be a minimum of 25 feet in length
in all instances.
(c)
In parking lots containing fewer than 20 spaces, a minimum of
one space shall be at least 12 feet wide, and for parking lots with
greater than 20 spaces, 2% of all spaces shall be 12 feet wide, or
have an adjacent buffer area that, combined with the parking stall
itself, provides a minimum width of 12 feet. These wider spaces shall
be designated as parking for the handicapped.
(d)
Drive aisles shall be a minimum of 24 feet wide where there
is perpendicular parking; 22 feet wide without perpendicular parking.
4.
Parking Location.
(a)
Parking and loading spaces shall be located on the same lot
as the use being served. No individual off-street parking or loading
space shall have direct access from a street.
(b)
The edge of any parking space or drive aisle in an exterior
surface parking lot shall be at least five feet from any building.
Interior garage parking does not require a minimum setback from the
building wall.
(c)
In order to allow for sufficient parking spaces, liberty to place parking in front and side yards shall be permitted. However, no parking spaces shall be located in any required buffer area as established in Subsection f below, and all spaces shall be set back a sufficient distance to prevent any part of a vehicle from overhanging the street right-of-way or property line.
(d)
Parking spaces shall be located within 150 feet of the entrance
of a building.
(e)
Parking spaces may be located off major interior circulation
drives.
(f)
No parking shall be permitted in fire lanes, driveways, aisles,
sidewalks or turning areas.
(g)
Handicapped parking spaces shall be located to be most accessible
and approximate to the building(s) being served and shall be specified
on the site plan. Each handicapped space shall be identified by the
international symbol in paint and with a sign. The sign shall be placed
at the end of each space, facing the space.
5.
Parking Lot Landscaping and Buffering.
(a)
One tree is required for every eight parking spaces that are
located outside of a parking garage. The required trees can be planted
outside of the parking lot in a yard area with proximity to the parking
lot.
(b)
A mix of shade trees and ornamental plantings should be creatively utilized for planting throughout the site and along the parking perimeter. Shading of paved areas with trees and buffering against headlights with low hedges should be considered. No specific dimensioned buffers shall be required along the perimeter of parking lots, provided that parking areas do not extend into the required buffers described in Subsection f below.
6.
Loading Requirements. The means and methods of operating the building
should be addressed, however, given the unique characteristics of
this zone, no specific requirement or dimensions for a loading zone
should be required to allow for creativity and flexibility in managing
the site. Where loading or operational areas are integrated for the
building, they should be appropriately and aesthetically integrated
into the site through building elements, fencing, and/or landscaping.
There shall be no specific buffer planting requirement or dimension
around a loading area.
8.
Within the county right-of-way, aisles, curbs, pavement and other
improvements under county jurisdiction shall meet county specifications.
f.
Buffers and Landscaping.
2.
All development should provide aesthetically pleasing landscaping,
but given the unique characteristics of this zone, no specifically
delineated buffer or buffer easement from property lines in the side
and rear yard should be required. Where development abuts a developed
residential property or community, and there remains no existing vegetation,
then a buffer consisting of a double row of planted evergreens, a
mix of deciduous and evergreen plantings, a solid fence, or some combination
should be provided.
3.
A buffer with a minimum width of 15 feet as measured from the curbline shall be required in the front yard along the street frontage. Street tree plantings within this buffer area shall be required as per § 30-93 of the Holmdel Development Regulations.
(a)
No structure or accessory uses are permitted in the required
buffer area.
(b)
Sidewalks of both a straight and winding path are permitted
in the required buffer area. Sidewalks should be composed of a bituminous
paving material.
(c)
This buffer shall be permitted within areas subject to right-of-way
easements along the street frontage.
g.
Lighting. The following lighting requirements shall apply in lieu of the requirements of § 30-69 of the Holmdel Development Regulations:
1.
The objective is to provide safety and security on the site and minimize
undesirable off-site effects. While mounting heights may vary, the
intent is to minimize the heights of lights. All area lighting in
places such as parking lots or for security shall provide translucent
fixtures with shields around the light source.
2.
The light intensity at ground level shall be an average of 1.0 footcandle.
In all instances, no lighting source shall shine or reflect into windows
or onto streets and driveways. No lighting shall be a beam or a rotating,
pulsating or other intermittent frequency.
h.
Sidewalks. Sidewalks shall be required along the property frontage either straight or meandering as per § 30-94.
j.
Environmental Requirements.
1.
All development shall adhere to flood hazard area, wetlands and stream
corridor buffers set by NJDEP or other similar authority having jurisdiction.
The conservation easement line has been established and recorded on
said property through a prior approval. This shall serve as the conservation
easement line for all approvals on this property.
2.
The following standards shall supercede any conflicting subsections of § 30-58:
(a)
To accommodate the need to improve drainage patterns and maximize
flood prevention, liberty to grade, clear, de-snag or install utility
and drainage structures within any conservation easements and stream
corridor buffers shall be permitted. Reasonable effort shall be made
to limit disturbance within the buffer. Such "drainage improvements"
including stormwater pipes, soil stabilization, removal of impeding
debris or vegetation shall not constitute a reduction in the buffer
or require buffer averaging. A drainage easement shall not be required
for drainage facilities located within a conservation easement.
(b)
There shall not be a setback requirement above and beyond the
100-foot stream corridor buffer required by state law or any existing
conservation easement for principal or accessory structures, provided
that the conservation easement is monumented and fenced along its
boundary, with the fence placed one foot outside of the easement area.
Fencing or monuments to delineate a conservation easement shall not
be considered a structure. The conservation easement line for this
property has been established and recorded through a prior approval.
(c)
There shall be no monumentation required for the stream corridor itself. Demarcation is required only for the boundary of the conservation easement as described above in Subsection j2(b).
(d)
Subsection 30-58d12 and 13 shall not apply in this zone.
(e)
No new conservation easement shall be required for any proposed
development in the zone because there is an existing conservation
easement in place.
3.
Only the following Resource Management sections of the Township Code
shall be applicable to the AH-MF Zone:
4.
The following standards shall supercede any conflicting subsections of Subsection 30-116.7e:
(a)
An applicant shall be permitted to match or utilize previously
recorded stream corridor buffers, where such buffer may have been
set, averaged, or reduced in a prior approval.
(b)
Where an existing conservation easement or stream corridor buffer
was previously established on a property, an applicant shall be permitted
to match or utilize previously recorded stream corridor buffers, where
such buffer may have been set, averaged, or reduced in a prior approval.
(c)
An applicant shall not be required to buffer contiguous steep
slopes.
(d)
No new conservation easement shall be required for any proposed
development in the zone because there is an existing conservation
easement in place.
5.
The property owner shall be required to de-snag the portion of the
Mahoras Brook within the property twice a year.
k.
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:
1.
Sight triangles shall be required to meet AASHTO standards.
2.
To accommodate the need to improve drainage patterns and maximize
flood prevention, grading, basin and channel side slopes, and related
improvements should be permitted at a maximum slope of 3:1. Slopes
should be stabilized per County Conservation District standards.
3.
To accommodate the need to improve drainage patterns and maximize
flood prevention, grading and utilization of any portion of the site
should be permissible if needed. Therefore, no limits should or restrictions
on disturbance of steeps slopes shall be set. Unnecessary disturbance
of slopes greater than 25% should be avoided where practical. Slopes
should be stabilized per County Conservation District standards.
4.
To accommodate the need to improve drainage patterns and maximize
flood prevention, HDPE piping methods and materials shall be permitted
for roof drain systems.
5.
Subsection 30-116.6f4 shall not apply. All proposed slopes must meet SESC standards for stabilization.
6.
Section 28.3 of the Holmdel Design Manual shall not apply. Retaining walls shall be permitted provided efforts are made to construct aesthetically pleasing walls and limit heights, where feasible. Subsections 30-116.6f5 and 30-65.2 shall not apply.
l.
Other Regulations.
1.
The building length limits of Subsection 30-106b shall not apply. However, the developer is encouraged to break the plane of eastern-facing building facades with variation in finishing elements, colors, or other architectural features so that no homogeneous wall area extends for a length greater than 200 feet.
2.
Subsections 30-70.1, 30-70.2, 30-70.3, and 30-70.7, and 30-70.8 in part, related to the development of lower income housing, shall apply to the development of multifamily apartments in this district. Subsections 30-70.4, 30-70.5, 30-70.6, and the minimum parking requirement of two spaces per unit in Subsection 30-70.8d, shall not apply.
3.
The bedroom distribution for the affordable units shall provide the
bedroom distribution as required by applicable COAH regulations.
[1976 Code § 78-81; Ord. No. 3-82]
Regulations for the M Medical District are as follows.
[1976 Code § 78-81; Ord. No. 3-82]
The purpose of this district is to identify an emergency area
of the Township for services related to health care and for employment
opportunities and other professional services convenient to a major
segment of the population.
[1976 Code § 78-81; Ord. No. 3-82; Ord. No. 20-82; Ord. No. 95-22 § VII; Ord. No. 97-35 § IV]
a.
Hospitals.
b.
One family detached dwellings in accordance with the R-15 District.
c.
Office buildings, medical office buildings and medical laboratories.
d.
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).
e.
Child care centers.
f.
Retail farm markets.
[1976 Code § 78-81; Ord. No. 3-82; Ord. No. 98-11 § 3; Ord. No. 2001-23 § 1]
[1976 Code § 78-81; Ord. No. 3-82; Ord. No. 20-82; Ord. No. 84-7; Ord. No.
84-23; Ord. No. 95-22 § VIII; Ord. No. 97-1 § VII; Ord. No. 98-11 § 4; Ord. No. 2001-23 § 2; Ord. No. 2002-17 § 3; Ord. No. 2013-33]
The following conditional uses are permitted subject to the provisions of Section 30-155:
[1976 Code § 78-81; Ord. No. 3-82; Ord. No. 20-82]
a.
Hospitals.
1.
Minimum lot area: five acres.
2.
Minimum lot frontage, width and depth: 300 feet.
3.
Maximum coverage by buildings and paving: 60%.
4.
Maximum building height: 60 feet.
5.
Maximum floor area ratio (FAR): 0.2.
6.
Minimum off-street parking and loading: 1.5 parking spaces/bed; one
loading space, plus one additional space when 100,000 square feet
of gross floor area is reached.
7.
Minimum setbacks: 1.5 times the building height, but not less than
50 feet.
b.
Medical Office Buildings.
1.
Minimum lot area: two acres for one to two stories; five acres for
three or more stories.
2.
Lot and Yard Dimensions.
|
Type of Requirement
|
Under 5 Acres
|
5+ Acres
|
|---|---|---|
|
Minimum width and frontage, feet
|
200
|
400
|
|
Minimum depth, feet
|
300
|
500
|
|
Minimum front yard, feet
|
150
|
150
|
|
Minimum side yard
|
20* feet each; combined, 30% of lot width
| |
|
Minimum rear yard, feet
|
50**
|
50**
|
|
Maximum building height, feet
|
30
|
60
|
|
Maximum lot coverage, percent
|
60
|
60
|
|
Maximum FAR
|
0.2
|
0.2
|
|
NOTES:
| |
|
*
|
Buildings erected higher than 2 stories shall have a minimum
side yard setback of 4 times the building height when adjoining a
residential zone and at least 1.5 times the building height when adjoining
a nonresidential zone or 30 feet, whichever is greater. Buildings
on corner lots shall be set back from the side street at least 50
feet.
|
|
**
|
Where the building is erected higher than 2 stories, the rear
yard setback shall be 4 times the building height when adjoining a
residential zone and at least 1.5 times the building height when adjoining
a nonresidential zone or 50 feet, whichever is greater.
|
3.
Minimum Off-Street Parking and Loading.
[1976 Code § 78-81; Ord. No. 3-82]
The buffer areas shall adhere to the requirements of Sections 30-45 and 30-62.
[1]
Editor's Note: Former subsection 30-139.8, Wireless Telecommunications
Facility Standards, previously codified herein and containing portions
of Ordinance Nos. 98-11 and 2001-23, was repealed in its entirety
by Ordinance No. 2002-17.
[1976 Code § 78-82; Ord. No. 3-82]
Regulations for the OL-1, OL-2 and OL-3 Districts are as follows.
[1976 Code § 78-82; Ord. No. 3-82; Ord. No. 84-7]
The purpose of these districts is to establish zoning districts for office development, recognizing highway access, and exiting uses as well as tracts owned by or already developed for large lot research/office use. It is also intended, along with other zoning districts, that the provision for assisting in the development of lower income housing as set forth below and in subsection 30-70.2f be a required element of designated new development in this district.
[1976 Code § 78-82; Ord. No. 3-82; Ord. No. 84-7; Ord. No. 95-22 § IX; Ord. No. 97-35 § IV]
a.
A building or group of buildings in single ownership for the following
purposes:
1.
Farms as outlined in the R-40A District.
2.
Offices devoted exclusively to professional, executive, engineering,
accounting, scientific research and development, statistical and financial
purposes.
3.
Laboratories devoted exclusively to research, product development
and testing, engineering development and sales developments.
4.
Conference center.
b.
Child care centers.
c.
Retail farm markets.
[1976 Code § 78-82; Ord. No. 3-82; Ord. No. 98-11 § 3; Ord. No. 2001-23 § 1]
a.
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.
[1976 Code § 78-82; Ord. No. 3-82; Ord. No. 98-11 § 4; Ord. No. 2001-23 § 2; Ord. No. 2002-17 § 3; Ord. No. 2013-33]
The following conditional uses are permitted subject to the provisions of Section 30-155:
[1976 Code § 78-82; Ord. No. 3-82]
|
Type of Requirement
|
OL-1 District
|
OL-2 District
|
OL-3 District
|
|---|---|---|---|
|
Minimum lot area, acres
|
100
|
30
|
15
|
|
Minimum lot frontage, feet
|
500
|
500
|
500
|
|
Minimum building setback, feet:
| |||
|
From property line
|
200
|
200
|
200
|
|
From public street
|
600
|
400
|
200
|
|
From any residential zone district line
|
800
|
600
|
400
|
|
Maximum building height, feet
|
100
6 stories
|
60
4 stories
|
45
3 stories
|
|
Maximum building coverage, percent
|
5
|
5
|
5
|
|
Maximum FAR
|
0.1
|
0.1
|
0.1
|
|
Maximum lot coverage, percent
|
20
|
20
|
20
|
|
Minimum off-street parking*, spaces per square feet GFA
|
1/250
|
1/250
|
1/250
|
|
Minimum off-street loading of 1 space. An additional space shall
be required for each 100,000 square feet of gross floor area.
| |||
|
NOTES:
| |
|
*
|
Off-street parking may be in any yard, providing that it is
no closer than 100 feet to a public street or residential zone district
line.
|
[1976 Code § 78-82; Ord. No. 3-82]
[1]
Editor's Note: Former subsection 30-141.8, Wireless Telecommunications
Facility Standards, previously codified herein and containing portions
of Ordinance Nos. 98-11 and 2001-23, was repealed in its entirety
by Ordinance No. 2002-17.
[1976 Code § 78-83; Ord. No. 3-82]
Regulations for the B-1 District are as follows.
[1976 Code § 78-83; Ord. No. 3-82]
The purpose of this district is to recognize the small residential
and commercial area around the Village of Holmdel offering neighborhood
convenience services. This district is also intended to require a
review of the architectural features of structures to assure new or
rehabilitated structures will retain the character of the historic
village.
[1976 Code § 78-83; Ord. No. 3-82; Ord. No. 95-22 § X; Ord. No. 96-45 § I; Ord. No. 97-35 § IV; Ord. No. 2002-19 § 1]
a.
Public and private schools and libraries.
[Amended 9-14-2021 by Ord. No. 2021-34]
b.
Buildings, structures and premises for use and occupancy by the Township
for any municipal purpose.
c.
Firehouses and first aid and rescue facilities.
d.
Public utility offices.
e.
Banks and fiduciary institutions.
f.
Professional and business offices including real estate offices.
g.
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.
h.
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.
i.
Counseling services, both personal and family, operating with a license
issued by the State of New Jersey.
j.
Restaurants.
k.
Funeral homes.
l.
Single family dwellings.
m.
Child care centers.
n.
Retail farm markets.
[1976 Code § 78-83; Ord. No. 3-82; Ord. No. 98-11 § 3; Ord. No. 2001-23 § 1]
[1976 Code § 78-83; Ord. No. 3-82; Ord. No. 96-45 § II; Ord. No. 98-11 § 4; Ord. No. 2001-23 § 2; Ord. No. 2002-17 § 3; Ord. No. 2013-33]
The following conditional uses are permitted subject to the provisions of Section 30-155:
[1976 Code § 78-83; Ord. No. 3-82]
a.
Minimum lot area: 30,000 square feet.
b.
Minimum lot width and frontage: 150 feet.
c.
Minimum lot depth: 200 feet.
d.
Minimum front yard: 50 feet.
e.
Minimum rear yard: 25 feet, except at least 50 feet from a public
street.
f.
Minimum side yard: 20 feet each, except at least 50 feet from a public
street.
g.
Maximum building height: 30 feet.
h.
Maximum floor area ratio: 0.2.
i.
Maximum lot coverage: 60%.
j.
Minimum Off-Street Parking and Loading:
1.
One parking space per 200 square feet of gross floor area.
2.
Two parking spaces per dwelling unit.
3.
A minimum of six parking spaces for each use or tenant in a professional
building.
4.
One parking space per five seats in church.
5.
One loading space for each use or combination of uses on one lot
that exceeds 10,000 square feet of gross floor area.
[1976 Code § 78-83; Ord. No. 3-82; Ord. No. 20-82]
In order to preserve the unique historical and architectural
character of Holmdel Village, the following procedure, in addition
to but part of site plan approval, shall be followed and approval
obtained prior to the issuance of a building permit for new structure
or addition to or alteration of an existing structure.
a.
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.
b.
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.
c.
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.
[1976 Code § 78-83; Ord. No. 3-82]
[1]
Editor's Note: Former subsection 30-142.9, Wireless Telecommunications
Facility Standards, previously codified herein and containing portions
of Ordinance Nos. 98-11 and 2001-23, was repealed in its entirety
by Ordinance No. 2002-17.
[1976 Code § 78-84; Ord. No. 3-82]
Regulations for the B-2 District are as follows.
[1976 Code § 78-84; Ord. No. 3-82]
The purpose of this district is to recognize small areas of
commercial services offering neighborhood conveniences.
[1976 Code § 78-84; Ord. No. 3-82]
a.
The same as the B-1 District.
[1976 Code § 78-84; Ord. No. 3-82]
a.
The same as the B-1 District.
[1976 Code § 78-84; Ord. No. 3-82; Ord. No. 2002-17 § 3; Ord. No. 2013-33]
The following conditional uses are permitted subject to the provisions of Section 30-155:
[1976 Code § 78-84; Ord. No. 3-82]
a.
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.
[1976 Code § 78-84; Ord. No. 3-82]
Buffer requirements shall be the same as the B-1 District.
[1]
Editor's Note: Former subsection 30-143.8, Wireless Telecommunications
Facility Standards, previously codified herein and containing portions
of Ordinance Nos. 98-11 and 2001-23, was repealed in its entirety
by Ordinance No. 2002-17.
[Ord. No. 2013-32]
The Route 35 Highway Overlay Zone is to assist in providing
more streamlined and efficient zoning along the US Highway Route 35
Corridor. The area, along the Route 35 corridor, contains several
commercial and residential zones, with varying standards. An overlay
zone will aid in unifying a standard across the corridor.
[Ord. No. 2013-32; Ord. No. 2014-20]
The following are proposed use and bulk standard requirements
for the proposed RT35H Overlay:
a.
Limited industrial uses, including the manufacture, fabrication,
treatment and conversion of products.
b.
Scientific and research laboratories.
c.
Office buildings for business, professional, executive and administrative
purposes.
d.
Medical office, facility and support services.
e.
Warehouses and wholesale distribution centers.
f.
Shopping centers, retail sales and service uses conforming to C-1
District regulations.
g.
Restaurants.
h.
Public utility uses.
i.
Hospitals or veterinarian offices without outside kennels and boarding
facilities.
j.
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.
k.
Banks and fiduciary institutions.
l.
Garden centers and nurseries.
m.
Child care centers.
n.
Convenience food store, with or without petroleum filling station.
o.
Scientific research laboratories devoted exclusively to research,
product development and testing, engineering development, and sales
development.
p.
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.
q.
Overnight stays associated with medical procedures for veterinarian
offices.
[Ord. No. 2013-32]
Accessory uses customary incidental and subordinate to the above
uses.
[Ord. No. 2013-32]
a.
Minimum Lot Area (acres) - two.
b.
Maximum Floor Area Ratio - 0.2.
c.
Maximum Lot Coverage (%) - 60.
d.
Minimum Lot Width (feet) - 300.
e.
Minimum Lot Frontage (feet) - 300.
f.
Minimum Lot Depth (feet) - 400.
g.
Maximum Building Height (feet) - 45.
h.
Maximum Building Coverage (%) - 20.
i.
Minimum Building Setback Residential Zone District Line (feet) -
200.
j.
Minimum Front Yard (feet) - 100.
k.
Minimum Rear Yard (feet) - 100.
l.
Minimum Side Yard (feet) - 50.
[Ord. No. 2013-32; Ord. No. 2014-20]
Buffers shall be required in accordance with Section 30-54.
[Ord. No. 2013-32; Ord. No. 2014-20]
Off-street parking and loading shall be required in accordance
with the following:
|
Type of Use
|
Required Parking Spaces
|
Loading
| |
|---|---|---|---|
|
Required for GFA First Space (square feet)
|
Required for GFA for Each Additional Space (square feet)
| ||
|
Industrial Uses
|
1/400 square feet
|
5,000
|
40,000
|
|
Laboratories
|
1/400 square feet
|
5,000
|
40,000
|
|
Offices:
| |||
|
Medical
|
1/150 square feet
|
10,000
|
100,000
|
|
Nonmedical
|
1/250 square feet
|
10,000
|
100,000
|
|
Warehousing
|
1/800 square feet
|
5,000
|
40,000
|
|
Retail sales
|
4/1,000 square feet
|
10,000
|
20,000
|
|
Veterinarian
|
5/examination room
|
10,000
|
N/A
|
|
Hospitals
|
1.5/bed
|
10,000
|
100,000
|
|
Banks and fiduciary institutions
|
1/250 square feet
|
10,000
|
100,000
|
|
Restaurant
|
1/3 seats
|
10,000
|
25,000
|
|
Child-Care Centers
|
3.5/1,000 square feet
|
10,000
|
25,000
|
|
Shopping Centers
|
5/1,000 square feet
|
5,000
|
40,000
|
|
Garden Centers & Nurseries
|
5/1,000 square feet
|
10,000
|
25,000
|
|
Convenience Store
|
3.5/1,000 square feet
|
10,000
|
25,000
|
|
Public Utility
|
1/1,000 square feet
|
10,000
|
25,000
|
|
Indoor Recreational Facilities
|
5/1,000 square feet
|
10,000
|
25,000
|
|
Fields
|
5/1,000 square feet
|
10,000
|
25,000
|
|
Recreational Training
|
1.5/1,000 square feet
|
10,000
|
25,000
|
|
Tennis Courts
|
3/court
|
10,000
|
25,000
|
[Ord. No. 2014-20]
The following conditional uses are permitted subject to the
following provisions:
a.
b.
Assisted living residence and congregate care senior residence, alone
or in combination:
[Added 9-22-2020 by Ord.
No. 2020-18]
1.
Shall have frontage on Route 35 and access to/from same.
2.
Minimum lot size (acres): five.
3.
Maximum building height: three stories/45 feet.
4.
Maximum impervious coverage: 60%.
5.
The FAR requirements set forth in § 30-144.4 shall not be applicable to an assisted living residence and/or congregate care senior residence.
7.
Shall provide parking at a ratio of 0.5 parking space per bed in
an assisted living residence and 1.0 parking space per unit in a congregate
care senior residence.
[1976 Code § 78-85; Ord. No. 3-82]
Regulations for the C-1 District are as follows.
[1976 Code § 78-85; Ord. No. 3-82]
The purpose of this district is to provide areas for large-lot,
community or regional retail shopping with controlled access from
an arterial street, designed as a shopping center with one overall
plan and shared off-street parking.
[1976 Code § 78-85; Ord. No. 3-82; Ord. No. 97-35 § IV; Ord. No. 2007-25 § I]
All uses shall be in a shopping center design containing at
least six separate businesses.
a.
The retail sale of consumable products, wearing apparel, pharmaceuticals,
hardware, appliances, household goods, confections and general merchandise.
b.
The sale of personal services, such as appliance and shoe repair
shops, cleaners, tailors, barbershops and beauty salons.
c.
Offices and financial institutions.
d.
Theaters, gymnasiums, restaurants and nightclubs.
e.
Farms as outlined in the R-40A District.
f.
Retail farm markets.
g.
Indoor recreational facilities, limited to skating rinks, racquet
clubs, health clubs, miniature golf and instructional arts and crafts
and gymnastics and physical conditioning facilities.
[1976 Code § 78-85; Ord. No. 3-82; Ord. No. 98-11 § 3; Ord. No. 2001-23 § 1]
[1976 Code § 78-85; Ord. No. 3-82; Ord. No. 98-11 § 4; Ord. No. 2001-23 § 2; Ord. No. 2002-17 § 3; Ord. No. 2013-33]
The following conditional uses are permitted subject to the provisions of Section 30-155:
[1976 Code § 78-85; Ord. No. 3-82]
Any site proposed for development shall be submitted with an
overall plan for the entire property with at least 50,000 square feet
of gross floor area (GFA). Segments of the plan may be erected in
stages, but each stage shall be completed in accordance with the plan
for the total property in accordance with the purpose of this district.
a.
Minimum lot area: 15 acres.
b.
Minimum lot width and frontage: 500 feet.
c.
Minimum lot depth: 800 feet.
d.
Minimum building setback:
1.
From a public street: 200 feet. (NOTE: Automobile service station
buildings may be located within 60 feet of a street right-of-way and
100 feet of a property line, with pumps and service islands located
25 feet from any street right-of-way and 50 feet from any other property
line.)
2.
From other property line: 200 feet. (NOTE: Automobile service station
buildings may be located within 60 feet of a street right-of-way and
100 feet of a property line, with pumps and service islands located
25 feet from any street right-of-way and 50 feet from any other property
line.)
3.
From any residential zone district line: 400 feet.
e.
Maximum building height: 30 feet.
f.
Maximum building coverage: 20%.
g.
Maximum floor area ratio: 0.2.
h.
Maximum lot coverage: 60%.
i.
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.)
j.
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.
[1976 Code § 78-85; Ord. No. 3-82; Ord. No. 2007-25 § II]
[1]
Editor's Note: Former subsection 30-145.8, Wireless Telecommunications
Facility Standards, previously codified herein and containing portions
of Ordinance Nos. 98-11 and 2001-23, was repealed in its entirety
by Ordinance No. 2002-17.
[1976 Code § 78-86; Ord. No. 3-82]
Regulations for the CI District are as follows.
[1976 Code § 78-86; Ord. No. 3-82; Ord. No. 84-7]
The purpose of this district is to provide an area for either commercial or industrial development in an area with major highway access, water and sewer service, and an existing regional industrial/commercial development characteristic. It is also intended, along with other zoning districts, that the provision for assisting in the development of lower income housing as set forth below and in subsection 30-70.2f be a required element of designated new development in this district.
[1976 Code § 78-86; Ord. No. 3-82; Ord. No. 84-7; Ord. No. 95-22 § XI; Ord. No. 97-35 § IV; Ord. No. 2007-14 § I]
a.
Limited industrial uses, including the manufacture, fabrication,
treatment and conversion of products.
b.
Scientific and research laboratories.
c.
Office buildings for business, professional, executive and administrative
purposes.
d.
Warehouses and wholesale distribution centers.
e.
Retail sales and service uses conforming to C-1 District regulations.
f.
Farms as outlined in the R-40A District.
g.
Accessory uses customary incidental and subordinate to the above
uses.
h.
Public utility uses.
i.
Hospitals or veterinarian offices without outside kennels and boarding
facilities.
j.
New car dealers.
k.
Indoor recreational facilities, limited to skating rinks, racquet
clubs, health clubs, miniature golf and instructional arts and crafts
and gymnastics and physical conditioning facilities.
m.
Child care centers.
n.
Retail farm markets.
[1976 Code § 78-86; Ord. No. 3-82; Ord. No. 98-11 § 3; Ord. No. 2001-23 § 1]
[1976 Code § 78-86; Ord. No. 3-82; Ord. No. 98-11 § 4; Ord. No. 2001-23 § 2; Ord. No. 2002-17 § 3; Ord. No. 2013-33]
The following conditional uses are permitted subject to the provisions of Section 30-155:
[1976 Code § 78-86; Ord. No. 3-82; Ord. No. 13-84; Ord. No. 95-22 § XII]
a.
Minimum lot area: five acres.
b.
Minimum lot width and frontage: 400 feet.
c.
Minimum lot depth: 400 feet.
e.
Maximum building height: 45 feet.
f.
Maximum building coverage: 15%.
g.
Maximum floor area ratio: 15%.
h.
Maximum lot coverage: 60%.
i.
Minimum Off-Street Parking and Loading:
|
Type of Use
|
Required Parking Spaces
|
Loading
| |
|---|---|---|---|
|
Required GFA for First Space (square feet)
|
Required GFA for Each Additional Space (square feet)
| ||
|
Industrial Uses
|
1/400 square feet
|
5,000
|
40,000
|
|
Laboratories
|
1/400 square feet
|
5,000
|
40,000
|
|
Offices:
| |||
|
Medical
|
1/150 square feet
|
10,000
|
100,000
|
|
Nonmedical
|
1/250 square feet
|
10,000
|
100,000
|
|
Warehousing
|
1/800 square feet
|
5,000
|
40,000
|
|
Retail sales
|
5/1,000 square feet
|
10,000
|
20,000
|
|
Veterinarian
|
5/examination room
|
10,000
|
N/A
|
|
Hospitals
|
1.5/bed
|
10,000
|
100,000
|
|
Motel
|
1.1/unit
|
10,000
|
100,000
|
|
Restaurant
|
1/3 seats
|
10,000
|
25,000
|
|
New Car Dealer*
|
1/300 square feet showroom area and sales office, plus 4/bay
and work area
|
10,000
|
40,000
|
|
*
|
These are in addition to areas used for display and storage
of new vehicles.
|
j.
Regulations for Industrial and Office Park Development.
1.
The purpose of these requirements is to provide additional flexibility
in designing and marketing property for smaller employment uses in
accordance with the definition of "Industrial or office park" and
in locations near transportation routes, convenient to population
centers and convenient to other industrial development.
2.
Tracts of 25 acres or larger may be developed as office/industrial
parks in accordance with the following standards. Tracts shall be
developed with interior streets to prevent frontage on arterial and
collector streets.
(a)
The average lot size in the park shall not be less than five
acres.
(b)
The minimum lot size shall be one acre.
(c)
No lots of less than five acres may be created by subdivision
until a sufficient number of lots in excess of five acres have been
subdivided to maintain the minimum average lot size of five acres,
except that in any event, no more than 1/2 the total number of resulting
lots may be less than five acres. (For purposes of this chapter in
determining building setbacks and other site requirements, a leased
area that is not a subdivided lot shall nevertheless use the boundaries
of the leased area in the same manner as if the boundaries were the
subdivided lot lines.)
(d)
The minimum lot width and depth for parcels less than five acres
shall be 200 feet, with minimum building setbacks of 65 feet from
all property lines, except a minimum setback of 100 feet from any
residential zone line.
[1976 Code § 78-86; Ord. No. 3-82; Ord. No. 2007-14 § II]
[1]
Editor's Note: Former subsection 30-146.8, Wireless Telecommunications
Facility Standards, previously codified herein and containing portions
of Ordinance Nos. 98-11 and 2001-23, was repealed in its entirety
by Ordinance No. 2002-17.
[1976 Code § 78-86.1; Ord. No.
3-82; Ord. No. 94-5]
Regulations for the LIH District are as follows.
[1976 Code § 78-86.1; Ord. No.
3-82; Ord. No. 94-5]
The purpose of this district is to provide an area for light or moderate intensity office, laboratory, light industrial, and community service development or retirement housing with major highway access and water and sewer service. All development shall comply with the applicable provisions of Chapter 14. Affordable Housing and this chapter with regard to lower income housing.
[1976 Code § 78-86.1; Ord. No.
3-82; Ord. No. 94-5; Ord. 95-22 § XIII; Ord. No. 97-35 § IV]
a.
Offices devoted exclusively to professional, executive, engineering,
accounting, scientific research and development, statistical and financial
purposes.
b.
Scientific research laboratories devoted exclusively to research,
product development and testing, engineering development, and sales
development.
c.
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.
d.
Conference center without overnight lodging.
e.
Farms as outlined in the R-40A District.
f.
Indoor recreation facilities limited to skating rinks, racquet clubs,
health clubs, and miniature golf.
g.
Restaurants, excluding fast-food restaurants and cafeterias.
h.
Banks.
j.
Buildings, structures and premises for use and occupancy by the Township
for any municipal purpose.
k.
Child care centers.
l.
Retail farm markets.
[1976 Code § 78-86.1; Ord. No.
3-82; Ord. No. 94-5; Ord. No. 97-35 § VI; Ord. No. 98-11 § 3; Ord. No. 2001-23 § 1]
[1976 Code § 78-86.1; Ord. No.
3-82; Ord. No. 94-5; Ord. No. 95-22 § XIV; Ord. No. 98-11 § 4; Ord. No. 2001-23 § 2; Ord. No. 2002-17 § 3; Ord. No. 2013-33]
The following conditional uses are permitted subject to the provisions of Section 30-155:
[1976 Code § 78-86.1; Ord. No.
3-82; Ord. No. 94-5]
|
Type of Requirement
|
LIH District
|
|---|---|
|
Minimum lot area, acres
|
5
|
|
Minimum lot frontage and width, feet
|
350
|
|
Minimum lot depth, feet
|
400
|
|
Minimum building setback, feet:
| |
|
From property line
|
65
|
|
From public street
|
100
|
|
From any residential zone district line
|
100
|
|
Maximum building height, feet
|
45 (3 stories)
|
|
Maximum building coverage, percent
|
15
|
|
Maximum FAR
|
0.15
|
|
Maximum lot coverage, percent
|
35
|
|
Maximum off-street parking*
| |
|
1 space per 250 square feet GFA for all uses except for limited
light industry and scientific research laboratories, which shall have
1 space per 400 square feet GFA.
| |
|
Minimum off-street loading of 1 space. An additional space shall
be required for each 100,000 square feet of gross floor area.
| |
|
NOTES:
| |
|
*
|
Off-street parking may be in any yard, provided that it is no
closer than 100 feet to a public street or residential zone district
line.
|
[1976 Code § 78-86.1; Ord. No.
3-82; Ord. No. 94-5]
In addition to the buffer, landscaping and design standards found in Sections 30-54 and 30-80, the following supplemental design standards shall apply in the LIH District:
a.
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.
[1976 Code § 78-86.1; Ord. No.
3-82; Ord. No. 94-5; Ord. No. 2001-10 § I]
Regulations for a PRC development in the LIH District are as
follows:
a.
b.
Accessory Uses.
1.
Retirement community center, as part of a Planned Retirement Community
(PRC) development.
2.
Recreational facilities and uses, including buildings for recreational
activities, biking paths, walking paths, tennis courts, shuffleboard
courts, swimming pools, and similar recreational improvements related
to the PRC.
3.
Administration buildings related to the PRC.
4.
Building emergency services, such as garages and offices for first
aid equipment and personnel, as part of a PRC development.
5.
On-site medical and personal services for the use of the on-site
population only, as part of a PRC development.
6.
Bus stops to service the retirement community center as part of a
PRC development.
c.
Tract Requirements.
1.
The tract shall be under one ownership or control by the applicant
for purposes of obtaining all required development approvals and committing
the tract to the regulations of the Planned Retirement Community.
2.
Area and Yard Requirements for Tract.
|
Minimum tract size
|
40 acres
|
|
Minimum tract frontage
|
300 feet on a collector or arterial roadway
|
|
Maximum density
|
4 dwelling units per acre
|
|
Minimum building setback from any tract boundary
|
75 feet
|
|
Minimum perimeter landscaped buffer
|
50 feet
|
|
Maximum building coverage
|
20%
|
|
Maximum impervious coverage
|
35%
|
3.
Deed Restrictions. Approval of a Planned Retirement Community development
consisting of age-restricted housing in the Township shall be conditioned
upon the placement of restrictive covenants on the deeds to any and
all portions of a tract so developed, to insure that:
(a)
Occupancy will be limited to persons 55 years of age or older
with no children under 19 in permanent residence, and that
(b)
No further development of the parcel will be permitted. Exterior
walls or structures as shown on an approved site plan shall not be
expanded, and further development of remaining lands shall be prohibited.
4.
Management of roadways, recreation facilities, security, internal
transportation, and open space. Open undeveloped portions of an age-restricted
development and all proposed roadways, recreation facilities, security
facilities, and internal transportation facilities shall be owned
and maintained by a Homeowners' Association consisting of all residents.
Notification of this provision is to be included in the contract of
sale deed for each unit.
d.
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]
[2]
Editor's Note: The schedules referred to herein may be found
at the end of this section.
e.
Open Space and Recreation Areas.
1.
At least 40% of the tract shall be reserved for open space and recreation
uses.
2.
Open space and recreation areas shall be located in appropriate locations
and arranged in such a manner so as to further and foster the purposes
of the Planned Retirement Community.
3.
All open space and recreation areas shall be dedicated for active
or passive recreation or open space. Such areas shall be owned in
common by residents of the Planned Retirement Community and managed
by a Homeowners' Association.
4.
The open space and recreation area shall have a minimum contiguous
area of not less than five acres and no portion thereof shall be less
than 50 feet in width. Where appropriate, open space and recreation
areas should be arranged to provide contiguity of open spaces between
Planned Retirement Communities.
5.
A comprehensive recreation plan shall be prepared to include all
proposed passive and active recreation elements such as walking trails,
picnic areas, outdoor and indoor tennis courts, shuffleboard courts,
swimming pools, and seating areas.
6.
Each Planned Retirement Community Development shall have a retirement
community center. The following standards shall apply:
(a)
The retirement community center shall be centrally located and
easily accessible to all units. A comprehensive circulation plan shall
be prepared to coordinate the road network, sidewalk layout, and bikeways
for the entire development with emphasis on access to the center.
(b)
The retirement community center may include but not be limited
to cafeteria facilities, homeowners' association management offices,
recreation and social activities rooms and offices, and a multi-purpose
room designed for social activities.
(c)
The retirement community center shall be no more than 1 1/2
stories and no more than 25 feet in height.
(d)
A bus stop shall be provided at an accessible location for those
using the center's facilities. An enclosure shall be located at the
bus stop to afford protection from adverse weather conditions, and
the bus stop shall include benches and shall be fully accessible to
the handicapped.
7.
All open space and recreation areas shall be protected by legal arrangements,
satisfactory to the Planning Board Attorney, sufficient to assure
their maintenance and preservation for their intended purpose. Covenants
or other legal arrangements, including homeowners' associations, shall
specify ownership of the area; method of maintenance; responsibility
for maintenance; maintenance taxes and insurance; compulsory membership
and compulsory assessment provisions; guarantees that any association
formed to own and maintain the area will not be dissolved without
the consent of the Planning Board; and any other specifications deemed
necessary by the Planning Board.
8.
Homeowners' Association.
(a)
Within the Planned Retirement Community, the applicant shall
establish a Homeowners' Association.
(b)
The Homeowners' Association shall own and be responsible for
the maintenance, repair, and reconstruction of all buildings and lands
owned by the residents of the community in common with one another.
Such lands shall include at a minimum all recreational areas, open
space, and drainage facilities required by the reviewing board for
the community.
f.
Additional Facilities.
1.
Each PRC development shall provide facilities for emergency services
such as first aid.
2.
Each PRC development shall provide an internal transportation system,
for transport within and without the PRC, which may include such facilities
as a shuttle bus.
3.
Each PRC shall provide appropriate measures, which may include gatehouses,
security patrols and/or secured entries to the PRC.
|
SCHEDULE D(1) (2)
[1976 Code § 78-86.1; Ord. No.
3-82; Ord. No. 94-5; Ord. No. 95-22 § XV] | |||
|---|---|---|---|
|
Detached Dwelling
|
Two Family Dwelling Units
|
Quadraplex (Four Family) Dwelling Units
| |
|
Principal Building Minimum
| |||
|
Lot area (square feet)
|
5,000 feet
|
8,000 feet
|
12,000 feet
|
|
Lot frontage
|
40 feet
|
75 feet
|
100 feet
|
|
Lot width
|
50 feet
|
75 feet
|
100 feet
|
|
Lot depth
|
80 feet
|
100 feet
|
100 feet
|
|
Side yard:
| |||
|
One
|
5 feet
|
15 feet
|
20 feet
|
|
Both:
|
12 feet
| ||
|
Front yard
|
20 feet
|
25 feet
|
25 feet
|
|
Rear yard
|
15 feet
|
30 feet
| |
|
Height (Maximum)
|
2 1/2 story or 35 feet
|
2 1/2 story or 35 feet
|
1 1/2 story or 25 feet
|
|
Accessory Building Minimum
| |||
|
Distance to side line
|
5 feet
|
10 feet
|
10 feet
|
|
Distance to rear line
|
5 feet
|
10 feet
|
10 feet
|
|
Distance to other building
|
10 feet
|
10 feet
|
10 feet
|
|
(1)
|
Detached, 2 family and quadraplex units may be developed without
the subdivision of individual lots for each building, provided such
development conforms to an approved site plan and further provided
that each building meets the following minimum requirements:
| |
|
Setback from any lot line or street line
|
25 feet
| |
|
Setback from any other building
|
30 feet
| |
|
Setback from any parking area (except driveways serving individual
units)
|
15 feet
| |
|
(2)
|
The density for the tract shall not exceed 4 dwelling units
per acre.
| |
|
SCHEDULE E
[1976 Code § 78-86.1; Ord. No.
3-82; Ord. No. 94-5] |
|---|
|
1. The maximum number of attached units in one structure shall
be 12.
|
|
2. The minimum distance between buildings shall be as follows:
|
|
a. Windowless wall to windowless wall: 30 feet.
|
|
b. Window wall to windowless wall: 40 feet.
|
|
c. Window wall to window wall.
|
|
(1) Front to front: 60 feet.
|
|
(2) Rear to rear: 50 feet.
|
|
(3) End to End: 30 feet.
|
|
(4) Any building face to internal road or right-of-way:
15 feet except 12 feet at a garage.
|
|
(5) Any building face to common parking area: 12
feet.
|
|
3. The maximum height shall be 2 1/2 stories or 35 feet.
Any structure having more than one story shall provide elevators.
|
|
4. The minimum off-street parking requirement shall be no less
than 1.5 off-street parking spaces per unit with at least two handicapped
spaces per structure. All common off-street parking shall be located
within 150 feet of the dwelling unit served.
|
|
5. Each off-street parking area shall have a designated bus
stop located within each parking area.
|
|
6. Each apartment unit shall have a private porch or private
balcony.
|
|
7. The density for the tract shall not exceed four dwelling
units per acre.
|
|
SCHEDULE F
Schedule of Area, Yard, and Parking Requirements for Assisted
Living Residences as part of a Planned Retirement Community1
[1976 Code § 78-86.1; Ord. No.
3-82; Ord. No. 94-5] | |
|---|---|
|
Assisted Living Residences
| |
|
Principal building - minimum
| |
|
Lot area
|
3 acres
|
|
Lot frontage (feet)
|
300
|
|
Lot width (feet)
|
300
|
|
Lot depth (feet)
|
500
|
|
Side yard, each (feet)
|
100
|
|
Front yard (feet)
|
100
|
|
Rear yard (feet)
|
100
|
|
Accessory buildings - minimum
| |
|
Distance to side line (feet)
|
100
|
|
Distance to rear line (feet)
|
100
|
|
Distance to other buildings (feet)
|
100
|
|
Maximum
| |
|
Building coverage of principal building
|
20%
|
|
Building coverage of accessory building(s)
|
5%
|
|
Off-street parking spaces
|
0.75 spaces/bed
|
|
NOTE:
| |
|
1
|
The density for the tract shall not exceed 4 dwelling units
per acre.
|
[1]
Editor's Note: Former subsection 30-148.9, Wireless Telecommunications
Facility Standards, previously codified herein and containing portions
of Ordinance Nos. 98-11 and 2001-23, was repealed in its entirety
by Ordinance No. 2002-17.
[Ord. No. 95-24 § III]
The purpose of this district is to provide a convenient location
for the development of moderately sized retail and office uses. The
district is intended to provide shopping and employment opportunities
oriented to retail sales and service and office developments. The
district is designed to respond to the favorable location along Route
35, and to provide an alternative development opportunity to the community
scale shopping which currently exists on Route 35.
[Ord. No. 95-24 § III; Ord. No. 97-35 § IV; Ord. No. 99-2, § II]
a.
Retail sales establishments, limited to meat markets, seafood markets,
bakeries, specialty food stores, art galleries, antique stores, jewelry
stores, drug stores, home furnishing stores, sporting good stores,
gift shops, hobby shops, book stores, record and tape stores, art
supply stores, clothing stores, shoe stores, hardware stores, packaged
liquor stores, office supply stores, fabric stores, paint and wall
covering stores, electronic equipment stores, appliance equipment
stores and florists, department stores, general merchandise stores,
home improvement centers which may have outdoor areas for display
and sale of garden and landscaping materials and other home products
for which outdoor storage is appropriate (e.g., winter de-icers, bags
of sand and plants).
b.
Retail service establishments, limited to barber and beauty shops,
tailoring and dressmaking shops, dry cleaning and laundering operations,
appliance repair shops, shoe repair shops, optical services and optical
clinics and upholsterers.
c.
Professional and business offices.
d.
Banks and fiduciary institutions.
e.
Garden centers and nurseries.
f.
Indoor recreational facilities, limited to skating rinks, racquet
clubs, health clubs, miniature golf and instructional arts and crafts
and gymnastics and physical conditioning facilities.
g.
Farms as regulated in the R-40A District.
h.
Restaurants, excluding fast food restaurants and cafeterias.
i.
Buildings, structures and premises for use and occupancy by the Township
for any purpose.
j.
Child care centers.
k.
Retail farm markets.
[Ord. No. 95-24 § III; Ord. No. 97-35 § VI; Ord. No. 98-11 § 3; Ord. No. 2001-23 § I]
[Ord. No. 95-24 § III; Ord. No. 99-2 § III]
a.
Minimum lot area Three acres.
b.
Maximum floor area ratio: 15%.
c.
Maximum lot coverage: 50%.
d.
Minimum lot width: 300 feet.
e.
Minimum lot frontage: 300 feet.
f.
Minimum lot depth: 400 feet.
g.
Minimum front yard: 100 feet.
h.
Minimum rear yard: 100 feet.
i.
Minimum side yard: 50 feet each side.
j.
Maximum building height: 35 feet.
[Ord. No. 95-24 § III]
b.
The front yard landscaped buffer shall consist of the following minimum
mix of canopy trees and shrubs for every 1,500 square feet of buffer
area: Two canopy trees (large deciduous trees); and, 10 shrubs (evergreen
and/or deciduous) with a mature height that obscures vehicle head
lights but does not obscure the view of buildings.
c.
The landscaped buffer/screen between a nonresidential use and a residential
zone shall consist of the following minimum mix of canopy trees, understory
trees and shrubs for every 1,500 square feet of buffer area: Two canopy
trees (large deciduous trees); four understory trees (deciduous and/or
evergreen trees that do not generally reach the mature height of the
canopy trees); and 15 shrubs (evergreen and/or deciduous).
d.
The landscaped buffer/screen between nonresidential uses shall consist
of the following minimum mix of canopy trees and understory trees
for every 1,500 square feet of buffer area: Two canopy trees (large
deciduous trees); and three understory trees (deciduous or evergreen
trees that do not generally reach the mature height of the canopy
trees).
e.
All portions of the landscaped buffer/screen not planted in canopy
trees, understory trees, or shrubs shall be maintained in lawn area
or ground cover.
f.
Where a nonresidential use abuts a residential zone to the rear or
side, a berm shall also be provided. The berm shall be a minimum of
six feet in height, with a maximum side slope of 4:1 and a minimum
top width of four feet.
[Ord. No. 95-24 § III]
a.
Four point five spaces per 1,000 square feet of building floor area
for offices and banks.
b.
Five spaces per 1,000 square feet of building floor area for retail
sales and service establishments, garden centers, indoor recreational
facilities and restaurants.
c.
For mixed use developments (office and commercial) in two story buildings,
a shared parking approach is permitted, provided that a minimum of
four spaces per 1,000 square feet of building floor area are provided.
[Ord. No. 95-24 § III; Ord. No. 99-2 § IV]
a.
Buildings may contain up to 165,000 square feet of floor area and
the lot may include more than one building.
b.
Multiple buildings on a lot shall provide staggered front and side
setbacks with a minimum offset of 10 feet. The minimum distance between
buildings shall be at least 20 feet.
c.
Common driveways between lots shall be provided where feasible.
d.
Parking areas shall be designed to provide interconnections with
parking areas on adjoining lots.
e.
The finish treatment of walls shall be the same on all sides.
f.
Walls shall be extended to the highest point of rooftop mechanicals
so as to shield rooftop mechanicals from all sides. The walls shall
incorporate sound-proofing materials so as to mitigate the noise generated
by any rooftop mechanicals.
[1]
Editor's Note: Former subsection 30-149.8, Wireless Telecommunications
Facility Standards, previously codified herein and containing portions
of Ordinance Nos. 98-11 and 2001-23, was repealed in its entirety
by Ordinance No. 2002-17.
[Ord. No. 98-11 § 4; Ord. No. 2001-23 § 2; Ord. No. 2002-17 § 3; Ord. No. 2013-33]
The following conditional uses are permitted subject to the provisions of Section 30-155:
[Ord. No. 2001-31 § 30-150.1]
The purpose of this district is to provide for a mix of uses
as well as a scale of development that is compatible with adjacent
residential neighborhoods and limits traffic generation. The district
is designed to provide greater flexibility for less intensive highway
oriented uses along the Route 35 corridor and to provide appropriate
transitions between retail, office and other uses.
[Ord. No. 2001-31 § 30-150.2; Ord. No. 2003-14 § I]
a.
Retail sales establishments, limited to meat markets, seafood markets,
bakeries, specialty food stores, art galleries, antique stores, jewelry
stores, drug stores, home furnishing stores, sporting good stores,
gift shops, hobby shops, book stores, music stores, art supply stores,
clothing stores, shoe stores, hardware stores, packaged liquor stores,
office supply stores, fabric stores, paint and wall covering stores,
electronic equipment stores, appliance equipment stores, florists,
video stores, specialty food services stores, camera stores, medical
supply stores, toy and pet stores, coffee and ice cream cafes, health
care/nutrition stores, frame shops, craft stores and travel agencies.
b.
Retail service establishments, limited to barber and beauty shops,
tailoring and dressmaking shops, dry cleaning and laundering operations,
appliance repair shops, shoe repair shops, optical services and optical
clinics, upholsterers, computer service shops, antique appraisal shops,
interior design shops, nail care shops, tanning and cosmetics shops,
and tutoring centers.
c.
Professional and business offices.
d.
Banks and fiduciary institutions.
e.
Garden centers and nurseries.
f.
Indoor recreational facilities, limited to skating rinks, racquet
clubs, health clubs, swimming pools, and miniature/virtual golf/batting
facilities, rock-climbing, dance studios, martial arts schools and
children event facilities.
g.
Farms as regulated in R-40A District.
h.
Restaurants, excluding fast food restaurants and cafeterias.
i.
Buildings, structures and premises for use and occupancy by the Township
for any purpose.
j.
Childcare centers and adult day-care centers.
k.
Retail farm market.
l.
Assisted living residences (limited to between 75 and 150 rooms).
This use shall provide multi-unit housing for independent to semi-independent
older persons in which there is at least one hot meal served per day
and some housekeeping services. Living units include at least a living/bedroom,
bathroom and kitchenette. Personal care services and transportation
may also be available by arrangement.
m.
Third Generation Self-Storage Facilities. (100% of total storage
units must be environmentally controlled units and only accessible
from the interior of the building. All storage units shall have at
least one automatic fire sprinkler. Operating procedures shall allow
for inspection of all units at least once per year.)
[Ord. No. 2001-31 § 30-150.3]
[Ord. No. 2001-31 § 30-150.4; Ord. No. 2003-14 § I]
a.
Minimum lot area - 3.0 acres.
b.
Maximum floor area ratio (FAR) - 15%.
c.
Maximum lot coverage - 50%.
d.
Minimum lot width - 300 feet.
e.
Minimum lot frontage - 300 feet.
f.
Minimum lot depth - 400 feet.
g.
Minimum front yard - 100 feet.
h.
Minimum side yard - 50 feet each side.
i.
Minimum rear yard - 100 feet.
j.
Maximum building height - 35 feet.
[Ord. No. 2001-31 § 30-150.5; Ord. No. 2002-17 § 3; Ord. No. 2003-14 § I; Ord. No. 2013-33]
The following conditional uses are permitted subject to the provisions of Section 30-155:
[Ord. No. 2001-31 § 30-150.6]
a.
The maximum floor area ratio (FAR) may be increased by up to five
percentage points to a maximum FAR of 20% for a project approved by
the approving body if the applicant enters into a developer's agreement
with the Township in which the applicant agrees to provide one or
more of the following:
1.
Preserve a minimum of 25% of the tract in question adjacent to residential
uses as permanent, open space deeded to the Township; or as conservation
easement or a landscape easement as recommended by the approving body.
2.
Preserve a minimum of 20% of the tract in question inclusive of upland
contiguous forest areas and other natural resource areas permanently
deeded to the Township or as a conservation easement or as a landscape
easement as recommended by the approving body. The area should not
include detention basins, wetlands, wetland buffers or stream corridor
buffers for percentage calculation purposes.
3.
Provide at a minimum a two-level parking structure for 90% of the
total parking requirement for an application. For every two percentage
points of impervious coverage that are reduced on site, a one percentage
point increase in FAR will be considered by the approving body, up
to a maximum FAR of 20%.
4.
Provide appropriate area on-site for one of the following public
facilities or amenities:
(a)
Public library branch building.
(b)
Community recreation facility building.
(c)
Nursery and/or day-care facility.
(d)
Community park dedication.
(e)
Community bike/pedestrian trail system (exclusive of sidewalk
requirements)
(f)
Community theater/amphitheater.
(g)
Conservation area/nature preserve.
(h)
Other public amenities.
b.
The above section and related incentives shall be considered independently
and evaluated based upon its positive impact on the community. The
increase in FAR may be greater with some incentives than others depending
on the proposed application and is at the discretion of the approving
body.
[Ord. No. 2001-31 § 30-150.7]
b.
The front yard landscaped buffer shall consist of the following minimum
mix of canopy trees and shrubs for every 1,500 square feet of buffer
area: Two canopy trees (large deciduous trees three inch minimum caliper);
and 10 shrubs (evergreen and/or deciduous three foot to four foot
in height) with a mature height that obscures vehicle headlights but
does not obscure the view of buildings.
c.
The landscape buffer/screen between a nonresidential use and a residential
zone shall consist of the following mix of canopy trees, understory
trees and shrubs for every 1,500 square feet of buffer area: Two canopy
trees (large deciduous trees three inch minimum caliper); six understory
trees (deciduous and/or evergreen trees that do not generally reach
the mature height of the canopy trees, a minimum of three varieties
shall be provided - two six foot to seven foot in height; two eight
foot to nine foot in height and two ten foot to twelve foot in height;
and 15 shrubs (evergreen and/or deciduous three foot to four foot
in height).
d.
The landscaped buffer/screen between nonresidential uses shall consist
of the following minimum mix of canopy trees and understory trees
for every 1,500 square feet of buffer area: Two canopy trees (large
deciduous trees three inch minimum caliper); and six understory trees
(deciduous and/or evergreen trees) that do not generally reach the
mature height of the canopy trees, a minimum of three varieties shall
be provided - two six foot to seven foot in height; two eight foot
to nine foot in height and two ten foot to twelve foot in height.
e.
All portions of the landscaped buffer/screen not planted in canopy
trees, understory trees, or shrubs shall be maintained in lawn area
or ground cover.
f.
Where a nonresidential use abuts a residential zone to the rear or
side, a berm shall also be provided. The berm's height shall be variable
with a minimum of four feet to eight feet in height, with a maximum
side slope of 4:1 and a minimum top width of four feet. The berms
shall have a natural undulating appearance, blend with the surrounding
grading and placement of berms shall be on the nonresidential side
of the landscape buffer.
g.
Existing trees and shrubs shall be saved and included in the buffer/screen
area at the discretion of the approving body.
h.
If because of individual circumstances relating to different properties,
an applicant cannot meet the above buffer requirements, then the applicant
may make an argument to the approving body to offer alternative design
standards that will fulfill the intent and purpose of this section.
Based upon the approving body's discretion the applicant's alternative
proposal may be accepted or rejected.
[Ord. No. 2001-31 § 30-150.8]
a.
Four point five spaces per 1,000 square feet of building floor area
for offices and banks.
b.
Five spaces per 1,000 square feet of building floor area for retail
sales and service establishments, garden centers, indoor recreational
facilities/restaurants.
c.
For mixed use developments (office and commercial and planned shopping
villages) in two story buildings, a shared parking approach is permitted,
provided that a minimum of four spaces per 1,000 square feet of building
floor area are provided.
d.
Three-fourths of a space per bed for assisted living residence uses.
For the above parking requirements, up to 10% of the total parking
required on a project may be "banked" parking at the discretion of
the approving body. If the applicant can demonstrate that less parking
is required than above, the approving body at its discretion may waive
or reduce the parking requirements to promote the goal of minimizing
impervious coverage whenever possible.
[Ord. No. 2001-31 § 30-150.9; Ord. No. 2003-14 § I]
a.
Planning Principles. The Planned shopping village shall be designed
to create a cohesive environment integrating the developed and undeveloped
portions of the TMHO-3 District, with a strong visual identity, physically
linked by pedestrian connections, plazas or other amenities, and related
by a single design theme. Accordingly, the design shall adhere to
the following standards:
1.
The architectural style of the planned shopping village shall be
designed to avoid a traditional commercial center appearance through
facade ornamentation, building offsets and entry treatments and upgraded
building material and colors.
2.
Buildings shall be sited to form a progression of pedestrian oriented
open spaces with visual as well as pedestrian connections between
such spaces.
3.
Open air or enclosed pedestrian spaces shall act as connectors of
buildings and shall contain such amenities as changes in level, benches,
water features, opportunities for entertainment and seating areas
to provide a sense of place and orientation for its users.
4.
One or more entertainment or outdoor facilities constituting a design
focus of the planned shopping village and acceptable to the approving
body shall be provided; for example, a town square, public plaza or
water fountain.
5.
At least 15% of the village acreage shall be devoted to pedestrian
spaces, including but not limited to sidewalks in front of stores,
sidewalk cafes or outdoor eating areas and associated landscaping
and water features, including but not limited to fountains, plazas,
any lawn or landscaped areas.
6.
Access for service and deliveries shall not obstruct overall traffic
patterns. All service areas shall be isolated from main public circulation
drives and screened from public view.
b.
Minimum size area: 10 acres.
d.
Maximum FAR: The maximum permitted FAR shall be 17.5%. (See subsection 30-150.6 for potential increases in FAR calculations.)
At the discretion of the approving body under the conditions described in subsection 30-150.6 the FAR may be increased by up to five percentage points to a maximum FAR of 22.5%.
e.
Maximum lot coverage: 50%.
f.
Maximum building height: 2 1/2 stories but not to exceed 35
feet.
g.
Additional Standards for Planned Shopping Village.
1.
The planned shopping village shall be designed according to a comprehensive
master site development plan. Additionally, the applicant shall establish
internal site landscaping, building design which shall allow for a
measure of flexibility in partitioning stores and common area maintenance
control standards.
2.
Individual stores, establishments or offices shall have a minimum
floor area of 800 square feet and a maximum floor area not to exceed
40,000 square feet. At a minimum, 10% of all leasable store spaces
shall be the minimum 800 square feet. The calculation shall be provided
to the nearest whole number.
3.
The distance, at the closest point, between any two buildings shall
not be less than 20 feet. In the case of two or more buildings being
connected through the use of a breezeway or similar feature, the minimum
distance between buildings may be reduced, but shall not be less than
10 feet.
4.
Off-street parking areas servicing professional offices shall be
interspersed in convenient locations intended to accommodate a small
grouping of office structures. The minimum distance between the edge
of a parking lot or driveway and any building shall be 15 feet.
5.
There shall be a landscape berm along all public streets. The berm may be included in the required yard setbacks and shall be designed in conformance with subsection 30-150.7.
6.
A comprehensive signage plan shall be provided, which covers overall project identification, individual building/tenant identification, traffic regulations, pedestrian crossings, street identification and parking and directional instructions. All signage must be consistent with a small-scale village character. A signage hierarchy shall be established governing the above signage categories. There shall be only one identification sign permitted for each building within the planned shopping village. Individual tenant signage shall be incorporated within the permitted building identification sign. In addition, all signage must be consistent with signage under subsection 30-150.10 below.
7.
All buildings shall be designed to convey a small-scale village character.
Buildings included in the planned shopping village should contain
the following design elements:
(a)
Provide the greatest amount of floor area on the first floor
of two-story buildings.
(b)
Provide shed or pitched roofs, dormers on the second floor and
other similar design features.
(c)
Provide consistency in the architectural treatment of building
facades and diversity in the horizontal length of buildings through
introduction of offsets at irregular intervals along the facade of
a building.
8.
Exterior freestanding lighting fixtures shall not exceed the height
of proposed structures and in no case shall be greater than 15 feet
in height. The source of illumination shall be recessed, down directed
and shielded within the fixture itself and shall be consistent in
character with the design of the planned shopping village.
9.
An internal pathway system shall be created to provide access to
all buildings, open space areas and parking areas to be located within
a planned shopping village center. The pathway system shall connect
to adjacent residential and commercial uses to facilitate pedestrian
connectivity. Easements will be obtained by the applicant, if necessary,
and reviewed by the approving body.
[Ord. No. 2001-31 § 30-150.10; Ord. No. 2003-14 § I]
a.
1.
For all uses except planned shopping villages and assisted living residences the largest building on a site may contain up to 40,000 square feet of floor area. If additional floor area can be provided under subsection 30-150.6 and as approved at the discretion of the approving body then a maximum size for the largest building may not exceed 50,000 square feet. On a multiple building site plan, no other building shall exceed 20,000 square feet of floor area.
2.
For assisted living residences the maximum building size is 85,000
square feet of floor area.
3.
For planned shopping villages see subsection 30-150.9g2 for building size limitations.
b.
Multiple buildings on a lot shall provide staggered front and side setbacks with a minimum offset of 10 feet. The minimum distance between buildings shall be at least 20 feet. For planned shopping villages see Section 30-150.9g3 for separation requirements.
c.
Parking areas shall be designed to provide interconnections with
parking areas on adjoining lots.
d.
The finish treatment of exterior walls shall be the same on all sides.
e.
No outside retail services (display, sales or advertising), excepting
the sale for consumption of food in an outdoor cafe setting, shall
be allowed.
f.
Any storage or staging of materials outside the building is prohibited.
g.
Loading docks, truck parking, utility metering, HVAC equipment, trash
compaction and collection shall be incorporated in the building design
and landscaping so that visual and acoustic impact of these functions
are fully contained out of view of adjacent properties and public
streets.
h.
No deliveries, loading, trash removal or compaction shall be allowed
between the hours of 10:00 p.m. and 7:00 a.m.
i.
Lighting in parking areas and exterior building lighting shall be
no more than 1/2 of the normal intensity after the last retailer served
by that parking lot closes for business. In no case shall this exceed
11:00 p.m. A plan for reducing parking and exterior building lighting
shall be submitted.
j.
Facades greater than 100 feet in length, measured horizontally, shall
incorporate projections and recesses of a depth of at least 3% for
the length of the facade that extend for at least 20% of the total
length.
k.
Facade colors shall be low reflectance, subtle, neutral or earth
tone. The use of high intensity, metallic, or fluorescent colors is
prohibited.
l.
Building trim and accent areas may feature brighter colors, but neon
tubing to accent these areas as well as any signage is prohibited.
m.
Sidewalks along the facade of retail stores shall be a minimum of
eight feet in width. These walkways shall be distinguished from other
surfaces by the use of pavers, bricks, or scored concrete. In all
areas of building facades that are not covered by a canopy, the sidewalk
or roadway should be at least six feet from the building to allow
for plantings and landscaping along the foundation.
n.
Signage. In addition to the signage requirements in subsection 30-150.10, the required comprehensive signage plan shall demonstrate how the signage will promote and be consistent with the theme and building scale for the planned shopping village.
1.
Schedule of Sign Use.
|
Sign Function
|
Type of Sign
|
Size of Sign
(Square feet)
|
Maximum Number of Signs
|
|---|---|---|---|
|
Business sign
|
Ground, hanging, wall
|
32 for ground signs, 6 for hanging signs, 12 for wall signs
|
1 ground sign per development tract or project and either hanging
or wall sign per occupant on tract
|
|
Directory sign
|
Ground, wall
|
2 per occupant not to exceed 12
|
1 type of sign per separate external street frontage
|
|
Identification sign
|
Ground, wall, integral
|
4
|
1 type of sign per occupant
|
|
Instructional sign
|
Ground, wall
|
2
|
Number determined by safety considerations
|
|
Nameplate sign
|
Ground, hanging, wall, integral
|
4
|
1 type of sign per lot
|
2.
Sign Illumination. Any sign may be illuminated. However, illuminated
signs which are not shielded to prevent beams or rays from being directed
at any window or door of any adjacent dwelling unit or portion of
a roadway and are of such intensity or brilliance to cause glare or
impair the vision of a pedestrian or motorist are prohibited.
3.
Additional Standards. All developments shall submit a comprehensive
signage plan indicating specific criteria for signage within the planned
development. The comprehensive signage plan shall, at a minimum, indicate
the type, size, style of lettering, colors, construction material,
type of pole or standard and illumination. Included in the comprehensive
signage plan shall be all illuminated interior signs, which shall
be consistent throughout the development and which shall not detract
from the aesthetic impression created by the remainder of the signage
plan.
Signage standards of subsection 30-150.10a shall apply to all developments. Relief from these standards shall be considered by the approving body only where the applicant sufficiently documents the reasons for requiring relief from the signage standards. In considering the grant of such waiver requests, the approving body shall consider such factors as the degree of proposed sign visibility from a major frontage road as well as the internal parking area of a development; the distance between a sign and a major roadway providing access to a development; the size and scale with respect to lettering heights, font styles and number of colors, both when the sign is illuminated and when the sign is not illuminated, in relation to other signs proposed as part of a total signage program for a development.
[1976 Code § 78-88; Ord. No. 3-82]
To identify lands owned by the Federal, State, County and Township
agencies as well as land used for school purposes.
[1]
Editor's Note: Former subsection 30-151.2, Wireless Telecommunications
Facility Standards, previously codified herein and containing portions
of Ordinance Nos. 98-11 and 2001-23, was repealed in its entirety
by Ordinance No. 2002-17.
[Ord. No. 98-11 § 3; Ord. No. 2001-23 § 1]
(Reserved)
[Ord. No. 98-11 § 4; Ord. No. 2001-23 § 2; Ord. No. 2002-17 § 3; Ord. No. 2013-33]
The following conditional uses are permitted subject to the provisions of Section 30-155:
[1976 Code § 78-89; Ord. No. 3-82; Ord. No. 24-82; Ord. No. 84-7]
a.
Buildings, structures and premises for use and occupancy by the Township
for municipal purposes.
b.
Laboratories devoted to research, design or experimentation and fabrication
incidental thereto, and such other buildings as may be needed for
protection and operation of the premises.
c.
All uses permitted under paragraph b above shall be required to participate in the Township's efforts to produce lower income housing as set forth in subsection 30-70.2f.
d.
Child care center.
a.
Any building erected or to be erected in this district shall not
exceed 100 feet in height. This shall not exclude or prevent the erection
of towers or other structures required in connection with the occupancy
and/or use of the premises.
b.
No permanent building intended for laboratory use shall be erected
within 500 feet of any street lot line or within 100 feet of any adjoining
property line.
c.
No accessory building shall be erected within 50 feet of any street
lot line or within 50 feet of any adjoining property line.
[1]
Editor's Note: Former subsection 30-152.4, Wireless Telecommunications
Facility Standards, previously codified herein and containing portions
of Ordinance Nos. 98-11 and 2001-23, was repealed in its entirety
by Ordinance No. 2002-17.
[Ord. No. 98-11 § 3; Ord. No. 2001-23 § 1]
(Reserved)
[Ord. No. 98-11 § 4; Ord. No. 2001-23 § 2; Ord. No. 2001-17 § 3; Ord. No. 2013-33]
The following conditional uses are permitted subject to the provisions of Section 30-155:
[Ord. No. 95-22 § XVII; Ord. No. 2005-12 § I]
The purpose of this district is to recognize the changing character
and impact of traffic improvements at the southeast corner of Route
35 and Laurel Avenue. In addition to continuing to permit the existing
residential uses, this district permits low-intensity office uses
in response to the reduced desirability of residential uses at this
heavily used intersection. The O-3 District further provides for banks
and financial institutions in appropriate locations with adequate
means of access.
[Ord. No. 95-22 § XVII; Ord. No. 97-35 § IV; Ord. No. 2005-12 § II]
[Ord. No. 95-22 § XVII; Ord. No. 98-11 § 3; Ord. No. 2001-23 § 1]
[Ord. No. 95-22 § XVII]
a.
Minimum lot area - 30,000 square feet.
b.
Maximum floor area ratio - 15%.
c.
Maximum lot coverage - 45%.
d.
Minimum lot width - 150 feet.
e.
Minimum lot frontage - 150 feet.
f.
Minimum lot depth - 200 feet.
g.
Minimum front yard - 50 feet.
h.
Minimum rear yard - 25 feet.
i.
Minimum side yard - 20 feet each side.
j.
Maximum building height - 30 feet.
k.
Minimum parking setbacks:
From building - 12 feet.
From all property lines - 15 feet.
[Ord. No. 95-22 § XVII]
[Ord. No. 95-22 § XVII]
[Ord. No. 95-22 § XVII]
a.
Multiple office uses within a building are permitted, provided that
the minimum floor area for any use is 1,250 square feet.
b.
Common driveways between lots shall be provided where feasible.
c.
Parking areas shall be designed to provide interconnections with
parking areas on adjoining lots where feasible.
[Ord. No. 2005-12 § III]
a.
Banks and financial institutions shall be permitted only where the
point of access to the bank or financial institution is from an arterial
or collector roadway and is controlled with a traffic signal.
b.
Banks and financial institutions shall not be permitted on any zone
lot situated more than 500 feet from the centerline of an arterial
roadway. The closest point of the lot to the centerline of the arterial
roadway shall be used to determine distance.
c.
The following requirements shall apply to drive-up lanes.
1.
The maximum number of drive-up lanes shall be four.
2.
Sufficient stacking space shall be provided on site to accommodate
four vehicles for each drive-up lane including vehicles at drive-up
kiosks.
3.
Internal circulation shall be arranged such that stacked vehicles
for the drive-up kiosks shall not interfere with general vehicular
circulation. A lane shall be provided adjacent to the outermost stacking
or queuing lane to allow vehicles to bypass the drive-up lanes.
[Ord. No. 98-11 § 4; Ord. No. 2001-23 § 2; Ord. No. 2002-17 § 3; Ord. No. 2013-33]
The following conditional uses are permitted subject to the provisions of Section 30-155:
[Ord. No. 98-4 § II]
The purpose of this district is to encourage beneficial redevelopment
of property that has fallen into obsolescence, through opportunities
for planned development permitting a mix of complimentary uses. Planned
retirement communities, senior assisted living, offices and commercial
uses, such as retail sales and services combine to provide for limited
traffic impacts on the State highway.
[Ord. No. 98-4 § II; Ord. No. 98-30 § IV]
a.
Offices devoted to medical and other professional, executive, engineering,
accounting, scientific research and development, statistical and financial
purposes, sales offices, general corporate offices and out-patient
surgery facilities, known as surgicenters.
b.
Scientific research laboratories devoted exclusively to research,
product development and testing, engineering development, and sales
development.
c.
Indoor recreation facilities limited to skating rinks, racquet clubs,
health clubs, miniature golf, and movie theaters.
d.
Full service restaurants, cafes and coffee shops.
e.
Banks, with or without drive through facilities.
g.
Child care centers.
h.
Retail sales establishments, including but not limited to, in combination or alone, meat markets, seafood markets, bakeries, supermarkets, art galleries, antique stores, jewelry stores, drug stores, home furnishing stores, sporting goods stores, gift shops, hobby shops, book stores, record and tape stores, art supply stores, clothing stores, shoe stores, hardware stores, packaged liquor stores, office supply stores, fabric stores, paint and wall covering stores, electronic equipment stores, appliance equipment stores, florists, household goods and general merchandise, subject to the requirements as set forth in subsection 30-154.8.
i.
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, subject to the requirements as set forth in subsection 30-154.8.
[Ord. No. 98-4 § II; Ord. No. 98-11 § 3; Ord. No. 2001-23 § 1]
[Ord. No. 98-4 § II]
a.
Mix of Uses. Planned Unit Development (PUD) shall be permitted on
a tract of at least 100 acres and the overall tract acreage within
the LIH PUD Redevelopment District shall be limited to a maximum of
33% retail (235,000 square feet maximum), 30% office and a minimum
of 40% senior citizen housing (160 single family units maximum), which
may include assisted living facilities.
b.
Architectural Review. The Planning Board shall review architectural
elevations for all buildings in the PUD to assure harmony and compatibility
within and between each section of the Planned Development. Architecture
should provide a coherent design theme throughout the development,
using rooflines, building materials, entrance locations and massing
of buildings to provide a compatible visual relationship between the
various uses.
[Ord. No. 98-4 § II; Ord. No. 98-30 § V]
|
Type of Requirement
| |
|---|---|
|
Minimum lot area, acres
|
5
|
|
Minimum lot frontage and width, feet
|
350
|
|
Minimum lot depth, feet
|
300
|
|
Minimum building setback, feet:
| |
|
From property line
|
65
|
|
From public street
|
100
|
|
From any residential zone district line
|
100
|
|
Maximum building height, feet
|
35
(2 1/2 stories)
|
|
Maximum building coverage, percent
|
15
|
|
Maximum FAR
|
0.20
|
|
Maximum lot coverage, percent
|
50
|
|
Minimum off-street parking*
|
|
One space per 250 square feet GFA for all uses except for scientific
research laboratories, which shall have one space per 400 square feet
GFA.
|
|
Minimum off-street loading of one space. An additional space
shall be required for each 100,000 square feet of gross floor area.
|
|
*
|
Off-street parking may be in any yard, provided that it is no
closer than 50 feet to a public street or residential district line.
|
[Ord. No. 98-4 § II;
Ord. No. 98-30 § VI]
The following buffer, landscaping and design standards shall
apply in the LIH PUD Redevelopment District. In the event of any conflict
with other subsections of this section, these regulations as enumerated
below shall supersede and control:
a.
Buffers shall be provided to protect existing and proposed residential
uses from other land use types. Buffers shall be provided between
existing and proposed major roadways, railroads, and between proposed
residential and nonresidential uses as follows:
|
Between Residential Use And:
|
Minimum Width
(feet)
| |
|---|---|---|
|
1.
|
Railroad
|
150 feet
|
|
2.
|
Laurel Avenue
|
75 feet
|
|
3.
|
Proposed Collector Road
|
50 feet
|
|
4.
|
Nonresidential Use
|
100 feet
|
|
5.
|
State Route 35
|
150 feet
|
c.
The buffer requirements between residential and nonresidential uses set forth in subsection 30-154.6a and b shall not apply between nonresidential uses and assisted living facilities or nursing homes and, accordingly, for purposes of subsection 30-154.6 such uses shall be treated as nonresidential uses.
[Ord. No. 98-4 § II; Ord. No. 98-30 § VII; Ord. No. 2006-24 § I]
Regulations for a PRC development in the LIH-PUD Redevelopment
District are as follows:
b.
Accessory Uses.
1.
Retirement community center, as part of a Planned Retirement Community
(PRC) development.
2.
Recreational facilities and uses, including buildings for recreational
activities, biking paths, walking paths, tennis courts, shuffleboard
courts, swimming pools, and similar recreational improvements related
to the PRC.
3.
Administration buildings related to the PRC.
4.
Building emergency services, such as garages and offices for first
aid equipment and personnel, as part of the PRC development.
5.
On-site medical and personal services for the use of the on-site
population only, as part of the PRC development.
6.
Bus stops to service the retirement community center as part of the
PRC development as described in paragraph e6(d) of this subsection.
c.
Tract Requirements.
1.
The tract shall be under one ownership or control by the applicant
for purposes of obtaining all required development approvals and committing
the tract to the regulations of the Planned Retirement Community.
2.
Area and Yard Requirements for Tract.
|
Minimum tract size
|
40 acres
|
|
Minimum tract frontage
|
300 feet on a collector or arterial roadway
|
|
Maximum density
|
3 dwelling units per acre, and not to exceed 160 dwelling units
|
|
Minimum building setback from any tract boundary
|
75 feet
|
|
Minimum perimeter landscaped buffer
|
See Section 30-154.6
|
|
Maximum building coverage
|
20%
|
|
Maximum impervious coverage
|
35%
|
3.
Covenants, Restrictions, and Architectural Controls. Approval of
a Planned Retirement Community development consisting of age-restricted
housing in the LIH PUD Redevelopment District shall be conditioned
upon the placement of restrictive covenants on the deeds to any and
all portions of a tract so developed, to insure that occupancy will
be limited to persons 55 years of age or older with no children under
19 in permanent residence. In addition, restrictions as to the following
shall be included:
(a)
No house shall have the same facade as the house on either side
of it or directly across the street.
(b)
Where side windows are not offset between adjacent houses by
at least three and 3.5 feet (measured frame to frame, as projected
directly across to the adjacent house), adequate landscaping will
be provided in order to promote privacy.
(c)
A minimum of five different models shall be offered with each
model having at least three different elevations, and with at least
five different elevations being constructed.
(d)
The restrictions set forth below as to cantilevered windows,
patios, and decks shall be incorporated.
(e)
No sheds or other ancillary structures shall be allowed.
4.
Decks and Patios.
(a)
Decks and patios shall be no higher than the first floor elevation
of the subject home and shall not extend beyond the side walls, shall
be limited in width to 12 feet and shall be set back at least six
feet from the property lines. Additionally, the minimum distance between
the closest points of any two decks shall be 18 feet.
(b)
Retractable awnings on patios shall be one of four preselected
fabrics/colors and shall be purchased and installed from a company
selected by RFPs and bids. Colors will be controlled by the Association.
Awning shall be installed on the back of the house only and retractable
by motor with controls inside the house. The installation of awnings
shall be optional.
5.
Windows. Cantilevered bay windows shall be permitted to extend two
feet into a required front yard or rear yard. The maximum width of
a bay window shall be eight feet. Cantilevered windows shall be offset
so that they are not directly opposite each other.
6.
Management of Roadways, Recreation Facilities, Security, Internal
Transportation, and Open Space. Open undeveloped portions of any age-restricted
development and all proposed roadways, recreation facilities, security
facilities, and internal transportation facilities shall be owned
and maintained by a Homeowners' Association consisting of all residents.
Notification of this provision is to be included in the contract of
sale deed for each unit.
d.
Assisted Living Residence. Assisted living residences, which are
hereby defined to include assisted living facilities, nursing or convalescent
homes and skilled or intermediate care nursing facilities, 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 20 units
per acre. A unit shall be defined as a room used for occupancy in
an assisted living residence which contains either one or two, but
not more than two beds. Notwithstanding that a unit may contain two
beds, there may be no more than 24 beds per acre, nor more than a
total of 250 beds in an assisted living residence. (See Schedules
2 and 3 for design standards and area and yard requirements.)[1]
[1]
Editor's Note: The schedules referred to herein may be found
at the end of this section.
e.
Open Space and Recreation Areas.
1.
At least 40% of the tract shall be reserved for open space and recreation
uses.
2.
Open space and recreation areas shall be located in appropriate locations
and arranged in such a manner so as to further and foster the purposes
of the Planned Retirement Community.
3.
All open space and recreation areas shall be dedicated for active
or passive recreation or open space. Such areas shall be owned in
common by residents of the Planned Retirement Community and managed
by a Homeowners' Association.
4.
The open space and recreation area shall have a minimum contiguous
area of not less than four acres and no portion thereof shall be less
than 50 feet in width. Where appropriate, open space and recreation
areas should be arranged to provide contiguity of open spaces between
Planned Retirement Communities.
5.
A comprehensive recreation plan shall be prepared to include all
proposed passive and active recreation elements such as walking trails,
picnic areas, outdoor and indoor tennis courts, shuffleboard courts,
swimming pools, and seating areas.
6.
Each Planned Retirement Community Development shall have a retirement
community center. The following standards shall apply:
(a)
The retirement community center shall be centrally located and
easily accessible to all units. A comprehensive circulation plan shall
be prepared to coordinate the road network, sidewalk layout and bikeways
for the entire development with emphasis on access to the center.
(b)
The retirement community center may include but not be limited
to cafeteria facilities, homeowners' association management offices,
recreation and social activity rooms and offices, and a multi-purpose
room designed for social activities.
(c)
The retirement community center shall be no more than 1 1/2
stories and no more than 25 feet in height.
(d)
A bus stop shall be provided at one or more accessible locations
for those using the center's facilities as determined by the Planning
Board. An enclosure shall be located at the bus stop to afford protection
from adverse weather conditions, and the bus stop shall include benches
and shall be fully accessible to the handicapped. Each assisted living
facility shall have provisions for bus pick up directly in front of
the entrance.
7.
All open space and recreation areas shall be protected by legal arrangements,
satisfactory to the Planning Board Attorney, sufficient to assure
their maintenance and preservation for their intended purpose. Covenants
or other legal arrangements, including homeowners' associations, shall
specify ownership of the area; method of maintenance; responsibility
for maintenance; maintenance taxes and insurance; compulsory membership
and compulsory assessment provisions; guarantees that any association
formed to own and maintain the area will not be dissolved without
the consent of the Planning Board; and any other specifications deemed
necessary by the Planning Board.
8.
Homeowners' Association.
(a)
Within the Planned Retirement Community, the applicant shall
establish a Homeowners' Association.
(b)
The Homeowners' Association shall own and be responsible for
the maintenance, repair, and reconstruction of all buildings and lands
owned by the residents of the community in common with one another.
Such lands shall include at a minimum all recreational areas, open
space, and drainage facilities required by the reviewing board for
the community.
f.
Additional Facilities.
1.
Each PRC development may provide an internal transportation system,
for transport within and without the PRC, which may include such facilities
as a shuttle bus.
2.
Each PRC shall provide appropriate security measures, which may included
gatehouses, security patrols, and/or secured entries to the PRC.
3.
Each assisted living facility and PRC shall be required to maintain
an agreement for private ambulance service.
|
SCHEDULE 1
PRC STANDARDS
| |
|---|---|
|
Principal Building Minimum
|
Detached Dwelling
|
|
Lot area (square feet)
|
5,000 feet
|
|
Lot frontage
|
40 feet
|
|
Lot width
|
50 feet
|
|
Lot depth
|
80 feet
|
|
Side yard:
| |
|
One
|
5 feet
|
|
Both
|
12 feet
|
|
Front yard
|
20 feet
|
|
Rear yard
|
15 feet
|
|
Height (Maximum)
|
2 1/2 story or 35 feet
|
|
Accessory Building Minimum
| |
|
Distance to side line
|
5 feet
|
|
Distance to rear line
|
5 feet
|
|
Distance to other building
|
10 feet
|
|
NOTES:
|
|
Decks and patios shall be subject to the provisions of subsection 30-154.7c4 herein
|
|
Windows shall be subject to the provisions of subsection 30-154.7c5 herein.
|
|
SCHEDULE 2
ASSISTED LIVING FACILITIES (ALF)
|
|---|
|
1. The minimum distance between building shall be as follows:
|
|
(a) Windowless wall to windowless wall: 30 feet.
|
|
(b) Window wall to windowless wall: 40 feet.
|
|
(c) Window wall to window wall:
|
|
(1) Front to front: 60 feet.
|
|
(2) Rear to rear: 50 feet.
|
|
(3) End to end: 30 feet.
|
|
(4) Any building face to internal road or right-of-way:
15 feet except 12 feet at a garage.
|
|
(5) Any building face to common parking area: 12
feet.
|
|
2. The maximum height shall be three stories or 45 feet. Any
structure having more than one story shall provide elevators.
|
|
3. No wall shall extend longer than 75 feet along any plane
before offset at least 8 feet.
|
|
SCHEDULE 3
SCHEDULE OF AREA, YARD AND PARKING REQUIREMENTS FOR ASSISTED
LIVING RESIDENCES AS PART OF A PLANNED RETIREMENT COMMUNITY
| |
|---|---|
|
Assisted Living Residences
| |
|
Principal Building Minimum
| |
|
Lot area (square feet)
|
3 acres
|
|
Lot frontage
|
200 feet
|
|
Lot width
|
200 feet
|
|
Lot depth
|
300 feet
|
|
Side yard, each
|
50 feet
|
|
Front yard
|
75 feet
|
|
Rear yard
|
75 feet
|
|
Accessory Building Minimum
| |
|
Distance to side line
|
50 feet
|
|
Distance to rear line
|
50 feet
|
|
Distance to other building
|
50 feet
|
|
Maximum
| |
|
Building coverage of principal building
|
20%
|
|
Building coverage of accessory building(s)
|
5%
|
|
Off-street parking spaces
|
0.75 spaces/bed
|
[Ord. No. 98-4 § II; Ord. No. 98-30 § VIII]
|
Standard
|
Requirement
|
|---|---|
|
Minimum lot area
|
5 acres
|
|
Maximum floor area ratio
|
0.15
|
|
Maximum lot coverage
|
60%
|
|
Minimum lot width
|
300 feet
|
|
Minimum lot frontage
|
300 feet
|
|
Minimum lot depth
|
400 feet
|
|
Minimum front yard
|
100 feet
|
|
Minimum rear yard
|
100 feet
|
|
Minimum side yard
|
50 feet each side
|
|
Maximum building height
|
38 feet
|
|
Minimum parking setbacks:
| |
|
From building
|
12 feet
|
|
From streets
|
25 feet
|
|
From all property lines
|
25 feet
|
|
From residential zone
|
75 feet
|
|
From residential building
|
125 feet
|
|
Maximum building coverage
|
20%
|
|
Maximum size of building(s) located within:
| |
|
200 feet of State Route 35
|
14,000 square feet
|
|
Maximum size of any non-supermarket retail use
|
70,000 square feet
|
|
In no event shall the total retail space exceed 235,000 square
feet Second story mezzanine space not used for retail sales and which
is not accessible to customers for retail purposes shall not be included
as retail floor area in the calculation of FAR.
|
[Ord. No. 98-4 § II]
b.
The front yard landscaped buffer shall consist of the following minimum
mix of canopy trees and shrubs for every 1,500 square feet of buffer
area: Two canopy trees (large deciduous trees); and 10 (evergreen
and/or deciduous shrubs) with a natural height that obscures vehicle
head lights but does not obscure the view of buildings.
c.
The landscaped buffer/screen between a nonresidential use and residential
use shall consist of the following minimum mix of canopy trees, understory
trees and shrubs for every 1,500 square feet of buffer area: Two canopy
trees (large deciduous trees); four understory trees (deciduous and/or
evergreen trees that do not generally reach the mature height of the
canopy trees); and 15 evergreen trees and/or shrubs.
d.
The landscaped buffer/screen between nonresidential uses shall consist
of the following minimum mix of canopy trees and understory trees
for every 1,500 feet of buffer area: Two canopy trees (large deciduous
trees); and three understory trees (deciduous or evergreen trees that
do riot generally reach the mature height of the canopy trees).
e.
All portions of the landscaped buffer/screen not planted in canopy
trees, understory trees, or shrubs shall be maintained in lawn area
or ground cover.
f.
Where a nonresidential use abuts a residential zone to the rear or
side, a berm shall also be provided. The berm shall be a minimum of
six feet in height, with a maximum side slope of 4:1 and a minimum
top width of four feet.
[Ord. No. 95-24 § III; Ord. No. 98-4 § II]
a.
Four spaces per 1,000 square feet of building floor area for offices
and banks.
b.
Five spaces per 1,000 square feet of building floor area for retail
sales and service establishments, garden centers, indoor recreational
facilities and restaurants.
c.
For mixed use developments (office and commercial), a shared parking
approach is permitted, provided that a minimum of four spaces per
1,000 square feet of building floor area are provided.
[Ord. No. 98-4 § II]
a.
Multiple uses within a building are permitted.
b.
Multiple buildings on a lot shall provide staggered front setbacks
with a minimum off-set of 20 feet.
c.
Common driveways between lots shall be provided where feasible.
d.
Parking area shall be designed to provide interconnections with parking
areas on adjoining lots.
e.
The finish treatment of rear and side walls shall be compatible with
the overall retail and service development and shall not include painted
or unpainted block walls.
f.
Walls shall be extended to the highest point of rooftop mechanicals
so as to shield rooftop mechanicals from all sides, the walls shall
incorporate sound-proofing materials so as to mitigate the noise generated
by any rooftop mechanicals.
g.
A centrally located enclosed garbage compacting unit shall be required.
h.
Trailer storage shall not be permitted, and all trailers must be
removed within 12 hours of unloading.
i.
Refrigeration trucks shall be located only in an area specifically
designed to minimize noise impacts. The use of walls, grade differences
and structural solutions shall be used as required to achieve this
objective.
[Ord. No. 98-11 § 4; Ord. No. 2001-23 § 2; Ord. No. 2002-17 § 3; Ord. No. 2013-33]
The following conditional uses are permitted subject to the provisions of Section 30-155:
[Ord. No. 98-30 § IX]
No variance shall be required for bulk, design and buffer requirements on a lot developed with uses permitted under subsection 30-154.2, where the need for such variance is caused solely by a subdivision of such lot into two or more for financing of such uses. A subdivision created for financing purposes shall include a subdivision to allow separate ownership of lots within an LIH-PUD development, or to allow separate liens on the subdivided lots even if such lots remain under one owner, all in order to facilitate coordinated development of a site plan or site plans which are consistent with an approved General Development Plan.
[1976 Code § 78-9; Ord. No. 3-82; Ord. No. 85-12; Ord. No. 2002-17 § 4]
Before any permit shall be issued for a conditional use, application
shall be made to the Planning Board as the approving authority who
shall grant or deny the application after public hearing within 95
days of submission of a complete application to the administrative
officer or within such further time as may be consented to by the
applicant. Notice of the hearing shall include reference to all matters
being heard, including site plan and/or subdivision or site plan simultaneously
with the conditional use application. Failure of the approving authority
to act within the required time period shall constitute approval of
the application.
[Ord. No. 2002-17 § 4; Ord. No. 2010-12 § I; Ord. No. 2013-33]
A conditional use is a permitted use only as specified by this
chapter and may be granted in accordance with the standards and specifications
of this section. No permit shall be issued for a conditional use unless
an application is submitted to and approved by the Planning Board.
The standards and specifications of this section have been designed
with the following guiding principles in mind: maintenance of the
character and quality of established neighborhoods and zones throughout
Holmdel Township: conservation of property values within the surrounding
area; protection of the health and safety of residents or employees
on adjacent properties; discouragement of roadway congestion and/or
potential traffic hazards; and consistency with the goals and objectives
of Holmdel Township Master Plan.
The standards and conditions set forth below are required to
be met in order to receive Planning Board approval for specific conditional
uses. In the event that any standard or condition conflicts with any
other requirements of the Township of Holmdel Development Regulations
Ordinance, the referenced standard shall be dispositive in determining
compliance with a particular conditional use standard. A violation
of any other requirement of the Holmdel Township Development Regulations
Ordinance applicable to a conditional use which is not referenced
in this section shall not be considered to be a violation of a conditional
use standard, but shall instead be considered a violation of a bulk
standard and shall be reviewed pursuant to N.J.S.A. 40:55D-70(c).
a.
Public Utilities.
1.
Public utility structures that provide direct utility services, but
excluding offices, repair garages and similar commercial/industrial
related uses of utility companies, shall be permitted in the R-40A,
R-40B, R-11, R-15, R-30, R-30SC, R-TH, M, RL-40, OL-1, OL-2 and OL-3
Districts.
2.
In the M District, public utility offices shall be permitted provided
they comply with the bulk and design regulations for medical office
buildings.
3.
In the OL-1, OL-2 and OL-3 Districts, public utility offices shall
be permitted provided they comply with the C1 District bulk and design
regulations. Repair garages and other industrially-related uses of
utility companies shall also be permitted within the OL-1, OL-2 and
OL-3 Districts, provided they comply with the OL-3 District bulk and
design regulations.
4.
Site plans, specifications and a statement setting forth the need
and purpose of the installation shall be filed with the Planning Board.
5.
Proof shall be furnished that the proposed installation in a specific
location is necessary and convenient for the efficiency of the public
or private utility system or the satisfactory and convenient provision
of service by the utility to the neighborhood or area in which the
particular use is located.
6.
The design of any structures within 200 feet of residential zones
or uses shall be residential in character and shall emulate the style
of adjacent residential areas in scale, height of buildings, facade
materials and general structural treatment.
b.
Wireless Telecommunications Antennas and Towers.
1.
Applicants proposing to construct wireless telecommunications antennas
shall present documentary evidence regarding the need for wireless
antennas within the Township of Holmdel. This information shall identify
the wireless network layout and coverage areas to demonstrate the
need for such equipment within the Township.
2.
Applicants proposing to construct wireless telecommunications antennas
shall document the locations of all existing communications towers
within Holmdel Township and surrounding area with coverage in the
Township and shall provide competent testimony by a radio frequency
engineer regarding the suitability of such tower locations in light
of the design of the wireless telecommunications network. Wireless
telecommunications antennas shall be located and approved in accordance
with the following prioritized locations:
(a)
The first priority shall be existing wireless communications
towers, including those owned by Holmdel Township, within any nonresidential
district in the municipality.
(b)
The second priority shall be any other wireless communication
towers located in Holmdel Township.
(c)
The third priority shall be an existing building or structure
located within a nonresidential district in Holmdel Township.
(d)
The fourth priority shall be a new tower located within a nonresidential
district in Holmdel Township.
3.
An applicant proposing to erect a new wireless telecommunications
tower shall provide documentary evidence that a legitimate attempt
has been made to locate the antennas on existing buildings or structures.
Such evidence shall include a radio frequency engineering analysis
of the potential suitability of existing buildings or structures in
the search for such antennas. Efforts to secure such locations shall
be documented through correspondence between the wireless telecommunications
provider and the property owner of any suitable existing buildings
or structures. The Township reserves the right to engage such professionals
as it may be required at the applicant's expense.
4.
Wireless telecommunications antennas may be erected on existing towers,
buildings or structures in accordance with the requirements established
herein and an equipment compound may be constructed in support of
such antennas consistent with the following requirements:
(a)
Antenna arrays may be mounted on existing buildings or structures
but shall not extend beyond the overall height of any such building
or structure by more than 10 feet.
(b)
An equipment compound consisting of no more than 4,000 square
feet in area may be erected in support of such antenna arrays provided
it is:
(1)
Situated behind existing structures, buildings or terrain features
which will shield the compound from public view on any side; or
(2)
When a location out of public view is not possible, a year round
visual barrier landscape buffer shall be provided on all sides of
the compound open to public view, where practical. Landscaping shall
include native evergreen trees at least eight feet high at the time
of planting and planted in staggered double rows at 15 feet on center,
or equivalent and shall be reviewed by the Planning Board engineer
and approved by the Shade Tree Committee.
(c)
The equipment compound shall be situated within a fence at least
seven feet high as approved by the Township Engineer which shall not
be of chain link and shall include a locking security gate. Where
existing conditions present the functional equivalent of this requirement,
the Township Engineer may allow for reasonable deviation therefrom.
(d)
Antennas shall be suitably finished and/or painted only when
necessary to be consistent with the color scheme of the building or
structure on which they are mounted.
5.
When an applicant to construct a wireless telecommunications tower
demonstrates to the satisfaction of the reviewing agency that suitable
locations on existing towers, buildings or structures either do not
exist or are not available, the applicant may erect a new communications
towers, according to the following requirements:
(a)
Minimum lot size - As required by the zone, but not less than
three acres.
(b)
Minimum setback of tower and equipment compound from any property
line - 200 feet or two times the height of the tower, whichever is
greater.
(c)
Maximum tower height; Three or more vendors — 140 feet.
Two vendors — 120 feet.
(d)
No wireless telecommunications towers shall be erected within
1,000 feet of any residential building unless intervening topography
or vegetation permanently restricted from removal results in the tower
being virtually obscured from sight from the residential building.
(e)
Wireless telecommunications towers shall not be erected within
2,500 feet of any historic district or any historic site as designated
or eligible for listing on the National and/or State Register of Historic
Places.
(f)
Wireless telecommunications towers may be permitted on municipal
land or buildings upon approval by the Township Committee.
(g)
Site plan details for wireless telecommunications towers shall
include the site boundaries, tower location; existing and proposed
structures, including accessory structures; existing and proposed
ground-mounted equipment; vehicular parking and access; and uses,
structures, and land use designations on the site and abutting parcels.
(h)
A landscape plan shall be submitted which is drawn to scale
generally showing proposed landscaping, including species type, spacing,
other landscape features, and existing vegetation to be retained,
removed or replaced.
(i)
A Phase I Environmental report shall be submitted. In the event
the Phase I report recommends a Phase II report, that report shall
be submitted.
(j)
A report from a qualified expert shall be submitted which contains
the following:
(1)
A description of the tower and the technical and other reasons
for the tower design and height.
(2)
Documentation to establish that the tower has sufficient structural
integrity for the proposed uses at the proposed location and meets
the minimum safety requirements and margins according to FCC requirements
in their current adopted revision.
(3)
The general capacity of the tower in terms of the number and
type of antenna it is designed to accommodate.
(k)
A letter of commitment by the applicant to lease excess space
on the tower to other potential users at the prevailing rates and
standard terms shall be submitted. The letter of commitment shall
be recorded prior to issuance of a building permit. The letter shall
commit the tower owner and successors in interest.
(l)
Elevations of the proposed tower and accessory building shall
be submitted which generally depicts all proposed antennas, platforms,
finish materials, and all other accessory equipment.
6.
(Reserved)
7.
Removal. Wireless telecommunications towers which are not in use
for wireless telecommunications purposes for six months shall be removed
by the facility owner at its cost. This removal shall occur within
90 days of the end of such six-month period. Upon removal, the site
shall be cleaned, restored and revegetated to blend with the existing
surrounding vegetation at time of abandonment. The facility owner
shall post a bond prior to final approval to cover the costs of tower
removal and site restoration. The size of the bond shall be calculated
to account for cost escalations.
8.
Collocation Required. Authorization for the construction for a new
wireless telecommunications tower shall be conditioned on agreement
with the tower owner that other wireless service providers will be
permitted to collocate on the proposed tower within the limits of
structural and radio frequency engineering requirements and at prevailing
rates and standard terms which reflect the fair market price for such
service within Monmouth County. As part of the application for tower
approval, the applicant shall document the extent to which additional
equipment could be mounted on the tower and the types of equipment
which could be accommodated.
c.
Nursing Homes.
1.
Minimum lot area: five acres.
2.
Lot and Yard Dimensions.
(a)
Minimum lot width - 300 feet.
(b)
Minimum lot depth - 300 feet.
(c)
Minimum front yard - 150 feet.
(d)
Minimum side yard - 100 feet.
(e)
Minimum rear yard - 100 feet.
(f)
Maximum building height - 30 feet.
(g)
Maximum building coverage - 15%.
(h)
Maximum lot coverage - 60%.
(i)
Maximum FAR - 0.2.
4.
All parking areas shall be located at least 50 feet from a street
or residential zone or use, and 25 feet from any other property line.
5.
The exterior walls of all buildings shall be accessible for fire
protection purposes.
6.
A buffer with a minimum width of 50 feet shall be provided where
the property abuts a residential zone.
d.
Veterinarian Offices.
1.
In the M District, veterinarian offices shall not have any outside
kennels and boarding facilities and shall comply with the following
requirements:
2.
In the B-1 and B-2 Districts, veterinarian offices shall be outpatient
facilities without overnight retention of animals and without outside
animal holding facilities and shall comply with the following requirements:
(a)
Minimum lot area - 43,000 square feet.
(b)
Minimum lot width - 150 feet.
(c)
Minimum lot frontage and depth - 200 feet.
(d)
Minimum front yard - 50 feet.
(e)
Minimum rear yard - 25 feet, except at least 50 feet from a
public street.
(f)
Minimum side yard - 20 feet each, except at least 50 feet from
a public street.
(g)
Maximum building height - 30 feet.
(h)
Maximum FAR - 0.2.
3.
Maximum lot coverage: 60%.
e.
Assisted-living residence, alone or in combination with a congregate
care senior residence.
[Amended 5-24-2022 by Ord. No. 2022-15]
1.
Maximum density: 15 units per acre.
2.
Minimum lot size: five acres.
3.
Maximum building height: three stories/45 feet.
5.
Maximum lot coverage: 50%.
6.
Access shall be from other than Bethany Road or Holmdel Road.
9.
Other requirements. Inability to comply with the following provisions
shall not be considered to be a violation of a conditional use standard,
but shall instead be considered a violation of a bulk standard and
shall be reviewed pursuant to N.J.S.A. 40:55D-70(c):
(b)
Permitted accessory uses shall be those customarily incidental
to an assisted-living residence and/or congregate care senior residence,
including, but not limited to, food preparation and dining facilities,
indoor and outdoor recreation facilities, physical exam or therapy
facilities, staff support facilities, personal care services, and
convenience retail offering personal items such as stationery and
personal hygiene items. All accessory uses shall be subordinate and
incidental to the principal use and intended for use by staff, residents
and guests of said principal use.
f.
Accessory Single-Family Residential Use.
1.
A single-family residential use may occupy the same building as any
of those uses allowed by right on the B-1 and B-2 Zones.
2.
In one-story structures, the residential use shall not constitute
more than 40% of the gross floor area of the structure.
3.
In two-story structures, the residential use shall be located on
the second floor and may constitute up to 100% of the gross floor
area of the second floor.
4.
Separate building entrances shall be provided for the residential
and commercial uses.
g.
Automobile Service Stations.
1.
All storage areas, trash facilities, pits, lifts and working areas
shall be within a building. All lubrication, repair or similar activities
shall be performed in an enclosed building, and no dismantled parts,
junk cars or unregistered cars shall be placed outside. No body work
shall be permitted on the premises.
2.
All gasoline pumps, air pumps and the islands upon which pumps are
normally located shall be set back from the street right-of-way line
at least 25 feet; from a residential zone or use at least 75 feet;
and from any other property line at least 50 feet.
3.
Off-street parking shall be provided as follows: four spaces per
bay.
4.
All storage tanks shall be installed below ground level.
5.
A maximum of two towing vehicles used for purposes incidental to
the operation may be maintained on the premises and shall be garaged
when not in use.
6.
No service station shall operate a car, truck or trailer rental service
or store such rental vehicles on the premises.
7.
The sale of automobiles or other vehicles shall be prohibited on
the premises.
8.
No part of any service station shall be used for residence or sleeping
purposes.
h.
Fast Food Restaurants.
1.
In the C-1 District, a fast food restaurant shall be permitted as
part of a shopping center site with a minimum area of 15 acres.
2.
The fast food restaurant shall be constructed as an integral part
of the main building or complex of buildings and shall not be freestanding.
3.
Vehicular access and parking areas shall be integrally related to
the interior circulation and parking plans for the entire shopping
center, and the fast food restaurant shall not have separate access
to an abutting public street(s).
i.
Motels and Conference Centers.
1.
The minimum lot area shall be five acres.
2.
Side and rear yard setbacks: 1.5 times the building height, but not
less than 50 feet.
3.
All parking areas shall be located at least 25 feet from a street
or property line.
4.
The exterior walls of all buildings shall be accessible for fire
protection purposes.
5.
Minimum motel off-street parking and loading shall be provided in accordance with subsection 30-146.6i.
7.
No motel shall be permitted that has less than 100 rooms.
8.
Motels and conference centers shall only be permitted on sites that
have frontage on a State highway.
j.
Office and Industrial Park Developments.
1.
The minimum tract size shall be 20 acres.
2.
Tracts shall be developed with interior streets to prevent frontage
on arterial and collector streets.
3.
The average lot size in the park shall be not less than five acres.
4.
The minimum lot size shall be 2.5 acres.
5.
No lots of less than five acres may be created by subdivision until
a sufficient number of lots in excess of five acres have been subdivided
to maintain the minimum average lot size of five acres, except that
in any event, no more than 1/2 the total number of resulting lots
may be less than five acres.
6.
The minimum lot frontage, width and depth for parcels less than five
acres shall be 250 feet, with minimum building setbacks of 65 feet
from all property lines, except a minimum setback of 100 feet from
any residential zone line.
7.
Maximum building height, maximum building coverage, maximum floor
area ratio (FAR), maximum lot coverage and minimum off-street parking
and loading shall conform to the requirements for same that have been
established for the LIH District.
l.
Church or House of Worship. A conditional use permit shall be granted
provided that the following standards and specifications are met which
apply in all zoning districts unless specified below:
1.
The minimum lot area shall be four acres and the minimum frontage
shall be 150 feet within a fifty-foot front yard setback, fifty-foot
side yard setback and fifty-foot rear yard setback; the minimum width
shall be 150 feet.
2.
All minimum required lot depth and building heights shall conform
to those established in the underlying zoning district for the property.
Church spires, belfries, or other architectural features shall not
be considered when calculating building height.
3.
Maximum lot coverage shall be 28% in all residential zones.
4.
No accessory building and/or structure, including parking lots shall
be located within the front, rear and side yard areas.
5.
The site shall have direct access to an arterial or collector roadway
as defined in the Master Plan Background Studies.
6.
Driveways shall cross the sidewalk at right angles; driveways shall
be at least 10 feet from any side lot lines. Not more than two driveways
shall be permitted for each 150 feet of street frontage.
7.
Parking for all houses of worship shall be: one parking space for
each three eats, or one parking space for each 72 inches of seating
space when benches rather than seats are used. If there is another
use onsite other than that required for religious purposes, the parking
requirement for the additional use will be added to the total required
number of parking spaces. Where no pews or seats are provided in a
house of worship, the parking requirement shall be one parking space
for every 24 square feet of floor area.
10.
All zoning requirements in the underlying zone of the property
not specifically amended by this section shall be applicable to this
conditional use.
11.
It is the intent of this section, when incorporating the requirements/standards
of the underlying zone, to establish that any deviation would require
a variance under N.J.S.A. 40:55D-70(d).
