Street signs shall be of a type, design and material approved by the approving authority on advice of the Municipal Engineer. Each sign shall show the name of both streets. There shall be at least two (2) street signs furnished at each four-way intersection and one (1) street sign at each T-intersection. All signs shall be installed free of visual obstruction. (1976 Code § 78-67; Ord. No. 3-82)

These facilities installed in residential districts shall be installed only on lots containing a residence with the pool or court as an accessory use to the residence. The pool or court and its accessories shall meet the setback requirements for an accessory building in the district in which it is located, except that, if located in the front yard, all facilities shall be set back twice the distance from the street line than is required for the principal building. A pool or court shall occupy no more than the equivalent of fifty (50%) percent of the yard area in which it is located. Before a pool or court is granted a building permit, the Board of Health Inspector shall have reviewed the plans for compatibility with the on-lot septic system, if any. (1976 Code § 78-68; Ord. No. 3-82)

Multifamily developments shall have site plan approval and public or private central water supply and a central sanitary sewer system approved by appropriate State and local agencies.

a. Each overall development shall have a compatible architectural and landscaping theme with variations in design to provide attractiveness to the development. Each project shall specify how each of the following items has been given consideration in the overall plans: landscaping techniques; building orientation to the site and to other structures; topography; natural features such as wooded areas, drainage courses, soil conditions and topographic relief; and building design features such as varying unit widths, staggering unit setbacks providing different exterior materials, changing roof lines and roof designs, altering building heights and changing types of windows, shutters, doors, porches, colors and vertical or horizontal orientation of the facades, singly or in combination.

b. The configuration of structures may be an alignment that meets the yard requirements and does not exceed the following overall or component building lengths in order to assure safe fire service access between buildings and to provide convenient pedestrian/vehicular circulation patterns; two hundred (200) feet along one (1) plane; three hundred forty (340) feet on any angle; and five hundred (500) feet along the center line. Townhouse structures shall have not less than three (3) nor more than five (5) units in one (1) townhouse building group along one (1) plane, and not more than twelve (12) units attached to create one (1) overall structure. Staggered unit setbacks shall differ by at least four (4) feet.

c. No dwelling unit shall have a bedroom area level lower than the finished grade along the front of the structure except that on sidehill locations where difference in elevation is at least eight (8) feet from the front of the building to its rear, the number of stories above ground on the uphill side shall not exceed two and five-tenths (2.5) stories with a third (3rd) story permitted above ground on the downhill side. The height of the building measured from the foundation on the downhill side shall not exceed forty (40) feet.

d. All required open space and recreation areas shall be improved for the purposes intended as shown on the plan.

e. The location of recreational facilities shall consider the proximity of structures, type of recreational facility, noise level and evening illumination which may create nuisances for residents and pedestrian and bicycle traffic across major interior roads or driveways. The periphery of any recreation area shall be no closer to a residential structure than the minimum yard for that structure.

f. Density. The permitted densities shall not be inconsistent with the provisions of this chapter. (1976 Code § 78-69; Ord. No. 3-82; Ord. No. 13-84; Ord. No. 2003-23 § I)

a. No open space providing front, side or rear yard space for one (1) building shall be considered as providing the yard provisions of another. A lot with frontage on two (2) or more streets, including corner lots, shall have building setback from each street not be less than the required front yard.

b. Lot lines of corner lots that are coexistent with side lines of abutting lots shall be considered side lines.

c. Lot lines of corner lots that are coexistent with rear lines of adjoining lots shall be considered rear lines.

d. Lot lines of corner lots that are coexistent with lot lines of adjoining corner lots shall be considered side lines. (1976 Code § 78-70; Ord. No. 3-82; Ord. No. 90-30)

Where water is accessible from a servicing utility, the developer shall arrange for a connection to the system to serve each use. (1976 Code § 78-71; Ord. No. 3-82; Ord. No. 90-30)

In the R-40A District, each single-family dwelling to be erected shall have an attached or detached garage for at least two (2) vehicles, and such garage shall have an interior floor area of at least four hundred (400) square feet within the foundation walls. No carports shall be permitted. An adequate area shall be provided so that vehicles may be turned around in the driveway and exit in the forward direction. (1976 Code § 78-71.1; Ord. No. 3-82; Ord. No. 24-82; Ord. No. 84-7)

At any time, whether as a result of his inspection of a work or otherwise, the Township Engineer may recommend to the Board that the applicant be required to modify the design and extent of the improvements required. The Board may require such modifications; provided, however, that it must first afford the applicant an opportunity for a public hearing. The Board may grant the applicant permission to effect such modification upon his own application. Whenever a modification is approved, the appropriate subdivision map or plat must be revised to reflect such modification. The Township Engineer or Construction Code Official may issue a stop-work order pending the completion of the approval process for the applicant's modifications. (1976 Code § 78-71.2; Ord. No. 3-82; Ord. No. 12-83)

Failure to comply with any of the conditions of subdivision or site plan approval subsequent to the receipt of a building permit or certificate of occupancy shall be construed to be a violation of this chapter and shall be grounds for the revocation of any building permit or certificate of occupancy. A written notice of revocation from the Construction Official sent by certified mail requiring compliance with the conditions of approval within a period of time not less than five (5) days shall effectively revoke any building permit or certificate of occupancy if compliance is not accomplished within the time limit set. (1976 Code § 78-71.3; Ord. No. 3-82; Ord. No. 12-83)

a. Trails are intended to provide access to and within greenway corridors and, where shown in the Master Plan, to provide connections between sections of neighborhoods. Trails should be designed and constructed to have a minimal impact on their surroundings.

b. All trails shall use natural contours and shall minimize the cutting of trees.

c. Trails within stream corridors and steep slope areas shall be unpaved and have a natural tread except for wetland and stream crossings. Trails outside stream corridors and steep slope areas may be paved at the discretion of the Planning Board.

d. Signs shall be posted at trail entrances indicating the allowed uses and whether the trail is accessible to persons with disabilities.

e. The minimum width of clearing shall be four (4) feet at shoulder height. The maximum width of clearing shall be eight (8) feet.

f. The minimum width of the tread shall be three (3) feet.

g. Shoulders shall not be provided.

h. The maximum longitudinal grade shall be ten (10%) percent except where topographical conditions necessitate a steeper grade and there is no feasible alternative.

1. Wetland and stream crossings should be avoided whenever possible. When it is not possible to avoid a crossing, streams, wetlands and wet areas shall be crossed by boardwalks for short spans and bridges for longer spans. Culverts and pipes should be avoided. (Ord. No. 2005-32 § XIII)

The following resource management regulations shall govern all applications for major subdivision and major site plan approval. The municipal agency may require easements, pursuant to Section 30-58 in furtherance of the purposes of these resource management regulations. (1976 Code § 78-71.4; Ord. No. 3-82; Ord. No. 94-22)

a. The purpose of this subsection is to ensure that the quality of air is protected and enhanced in recognition of its importance to the public health, safety and general welfare.

b. All applications for nonresidential development shall include a certification from a licensed professional engineer stating that such uses comply with the relevant air quality standards in N.J.A.C. 7:27 et seq. (Air Pollution Control Regulations).

1. Prior to preliminary approval of any subdivision of ten (10) lots or more, or any residential site plan of ten (10) units or more, the applicant shall prepare an analysis of the potential for energy savings related to building design and orientation including opportunities to enhance solar access, and strategies to limit microclimate impacts using landscape plantings to provide shade and wind protection. The proposed plat or plan shall specify all energy saving design features utilized therein.

2. Prior to approval of any site plan for development of an office use consisting of twenty thousand (20,000) square feet of floor area or more or employing one hundred (100) persons or more, the applicant shall demonstrate compliance with the Clean Air Act Amendments of 1991 and the New Jersey Traffic Congestion and Air Pollution Control Act.

3. Prior to preliminary approval of any site plan for development of any nonresidential use consisting of twenty thousand (20,000) square feet of floor area or more, the applicant shall provide an analysis of options to reduce energy costs related to interior and exterior climate controls, which may include solar energy. The applicant shall incorporate such energy saving measures as can be cost effectively integrated into the design of buildings and site layout features.

4. A plan for bikeways, sidewalks, and/or walkways for all major subdivisions and office uses shall be provided to allow safe pedestrian access to adjacent neighborhoods, adjoining roads or commercial centers. The plan shall show how the development will comply with national and/or regional Clean Air plans, and the plan shall be consistent with the Township's Bikeway Plan. (1976 Code § 78-71.4; Ord. No. 3-82; Ord. No. 94-22)

a. The purpose of this subsection is to preserve and protect the quality of groundwater in Holmdel.

b. Major subdivisions and major site plans proposed for development in aquifer recharge areas shall be designed to maintain the quality of groundwater resources and to maintain or decrease the ratio of runoff to infiltration.

c. Natural drainage patterns shall be maintained wherever possible, and surface water run-off shall be directed in such a manner as to travel over stabilized, vegetated areas as opposed to potentially contaminated surfaces such as parking lots. The intent of the latter provision is to reduce the level of pollutants in stormwater, and to allow for vegetative and soils filtration of stormwater contaminants. (1976 Code § 78-71.4; Ord. No. 3-82; Ord. No. 94-22)

a. The purpose of this subsection is to direct the location of development so that it will enhance the visual character of the scenic resources in Holmdel.

b. Development should be sited behind visual barriers, such as trees, ridge lines, and other topographic features.

c. On hillsides, development may be located at any point in the foreground to midground of the hill, and the height and location of development shall protect unobstructed views of, and from, the ridges.

d. Development shall be located and designed to preserve views of cultural/historic landmarks and of unique geographic and topographic features, including but not limited to the Unique Natural Areas identified in the Township's 1990 Natural Resources Inventory. (1976 Code § 78-71.4; Ord. No. 3-82; Ord. No. 94-22)

a. Scope. These regulations apply to the disturbance of soil and the construction of structures, roads, and parking lots in areas of steep slopes.

b. Objective. The purpose of this subsection is to minimize cutting and grading of steep slope areas as well as to minimize the disturbance of soil and removal of vegetative cover. Adherence to these regulations will assist in preventing erosion, siltation of streams, and other maintenance and safety problems.

c. Definition and Identification. A steep slope is defined as a slope that is greater than or equal to fifteen (15%) percent. Slopes shall be identified from a topographic survey of a site based on two (2)-foot contour intervals.

d. Submission Requirements.

1. The applicant shall prepare a steep slope analysis depicting on a plot plan slope classes of under 8.00%, 8.00% to 14.99%, 15% to 24.99% and greater than 25%, as well as calculations of the area in square feet within each slope class.

2. A lot grading plan shall be provided showing the proposed driveway plans and profiles, the location of all structures, and any site grading necessary.

3. If any disturbance is planned to a steep slope area or if a steep slope has been disturbed by prior land use such as agriculture, a revegetation plan shall be provided.

e. Exception to Submission Requirements. When the total disturbed area on slopes of fifteen (15%) percent or more is less than five hundred (500) square feet, subparagraphs 2 and 3 of paragraph d. above do not apply.

f. Performance Requirements.

1. On the plot plan area where slopes are between fifteen (15%) percent and twenty-four and ninety-nine one hundredths (24.99%) percent, no more than twenty (20%) percent of this area or five thousand (5,000) square feet, whichever is smaller, shall be developed and/or regraded or stripped of vegetation.

2. On areas with slopes greater than twenty-five (25%) percent, no development, regrading, or stripping of vegetation shall be allowed.

3. On areas where slopes greater than eight (8%) percent are to be disturbed, regraded or stripped of vegetation, hay bales and silt fences shall be installed prior to the onset of the disturbance of the slope. This requirement is in addition to any requirements of the Monmouth County Soil Erosion and Sediment Control Standards.

4. Regrading to create slopes greater than twenty-five (25%) percent is prohibited.

5. Retaining walls of up to four (4) feet in height are allowed. However, if there are multiple retaining walls, then the slope as measured from the top of a retaining wall to the top of an adjacent retaining wall shall not exceed twenty-five (25%) percent.

6. An approved application for development on a property which contains slopes greater than twenty-five (25%) percent shall provide a conservation easement for the continued protection of the slopes greater than twenty-five (25%) percent. The conservation easement shall be perpetual, shall name the Township of Holmdel as beneficiary, shall prohibit the erection of any structures including fences and walls, shall be in conformance with Section 30-58 of these Development Regulations, and shall be confirmed by deed recorded with the County Clerk.

g. Exceptions to Performance Requirements.

1. Subparagraphs 2. and 3. of paragraph f. above do not apply if the total disturbed sloped area is under five hundred (500) square feet.

2. Subparagraph 2. of paragraph f. above does not apply if the disturbance is needed for driveways or utility and drainage systems, and no better option for their location is available, in the opinion of the reviewing authority and based on, among other considerations, the advice of the Board or Township Engineer.

3. Subparagraph 2. of paragraph f. above does not apply if the disturbance is due to a drainage system, and in the opinion of the reviewing authority and based on, among other considerations, the advice of the Board or Township Engineer, such system is beneficial in stabilizing the slope.

4. Subparagraph 4. of paragraph f. above does not apply to landscape berms or detention basins. (1976 Code § 78-71.4; Ord. No. 3-82; Ord. No. 94-22; Ord. No. 2002-20 § III; Ord. No. 2003-24 § I)

a. Scope. These regulations apply to stream corridors as defined below.

b. Objective. The purpose of this subsection is:

1. To protect property from flooding.

2. To reduce development impacts on water quality.

3. To protect natural drainage features.

4. To protect others' rights within the same watershed from adverse effects of improper stream corridor development, and

5. To provide for possible recreation and wildlife migration corridors.

c. Definitions.

1. STREAM CHANNEL shall mean permanent or intermittent watercourses shown on U.S.G.S. quadrangle maps, the Monmouth County Soil Survey, or other sources as the reviewing authority may deem appropriate.

2. STREAM CORRIDOR shall mean the stream channel and all land on either side of the stream channel which is within the one hundred (100)-year floodplain, or is a sloping area of fifteen (15%) percent or greater that is contiguous to the stream channel or one hundred (100)-year floodplain. A slope shall be identified from a topographic survey of a site based on two (2)-foot contour intervals.

3. STREAM CORRIDOR BUFFER shall mean an area contiguous with the stream corridor where no permanent structure is allowed.

4. STREAM CORRIDOR BUFFER AVERAGING shall mean the replacing of a curved corridor buffer boundary by a straight line or sequence of joined straight lines so that the total corridor buffer area remains the same.

d. Submission Requirements. The following information shall be provided for any development on property containing a stream corridor or buffer, or any property directly bordering on a stream corridor or buffer:

1. A plan delineating the stream corridors and buffers.

2. Detailed hydrologic engineering studies indicating the effects on drainage, streams, and adjacent properties, as well as the property in question, which should include the necessary data to determine whether the boundaries of the stream corridor and buffer would be affected if the application were granted.

3. A plan indicating the disposition of any fill materials proposed to be deposited by the grading or regrading of land.

4. A plan demonstrating the manner in which suitable techniques, including erosion and soil stabilization measures, sediment traps and nutrient control by vegetation filters or other mechanisms will be incorporated to protect the stream.

5. If any disturbance is planned to a stream corridor or stream corridor buffer area, or if such has been disturbed by prior land use such as agriculture, a revegetation plan shall be provided.

e. Performance Requirements.

1. Stream corridors shall have a buffer of one hundred (100) feet on each side. However, the Hop Brook/Ramanessin Brook and its tributaries shall have a buffer of one hundred fifty (150) feet on each side.

2. No septic system shall be located within any stream corridor or stream corridor buffer.

3. For any application where a stream corridor buffer has been disturbed by prior land use such as agriculture, revegetation of the disturbed area is required utilizing native tree and plant species. The submitted plan shall be approved by the reviewing authority based on, among other considerations, the advice of the Board or Township Engineer and/or the Holmdel Shade Tree Committee.

4. An approved application for development on a property that contains a stream corridor or buffer or portion thereof shall provide a conservation easement for the continued protection of the stream corridor or buffer. The conservation easements shall be perpetual, shall name the Township of Holmdel as beneficiary, shall prohibit the erection of any structures including fences and walls, shall be in conformance with Section 30-58 of these Development Regulations, and shall be confirmed by deed recorded with the County Clerk.

5. Stream corridor buffer averaging is allowed as long as the width at all points of the averaged buffer is at least seventy (70%) percent of the width of the stream corridor buffer before averaging. (1976 Code § 78-71.4; Ord. No. 3-82; Ord. No. 94-22; Ord. No. 2002-20 § III; Ord. No. 2003-24 § I)