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.

e. On a farm, including a farm protected by a farmland easement within a reservation area: Accessory structures and uses permitted by and subject to the requirements of Section 30-131.4a, b., c., e., f. and g. (Ord. No. 2005-32 § XVI; 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 (1) hamlet estate house for each five (5.0) acres. Within the district, lot sizes smaller than five (5.0) acres shall be permitted, provided that the residential density of the entire district does not exceed one (1) hamlet estate house for each five (5.0) acres, including roadways and open space. Any factional remainder shall count as one (1) whole building.

c. The number of hamlet estate houses permitted within the R-4H District shall be reduced by one (1) hamlet estate house for each one (1) 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 sixty (60%) percent 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; Ord. No. 2005-38 § VIII; Ord. No. 2006-19 § XI)

Bulk and yard requirements for individual buildings shall be as indicated in Section 30-61, Building Types. (Ord. No. 2005-32 § XVI)

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. 2005-38 § IX)

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 (1) tree shall be provided for every forty (40) feet of frontage. Sidewalks adjacent to hamlet buildings along these roads shall be at least eight (8) feet in width.

c. Along Holmdel Road adjacent to preservation and reservation areas, a rail fence shall be provided at a consistent setback within twenty-five (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 (1) tree for every thirty (30) feet with alternating spacing. The first row shall be located within five (5) feet from the edge of the right-of-way, and the second row shall be located ten (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 fifty (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; Ord. No. 2006-19 § XI)

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)

In the R-4H District, at least one (1) pocket park or green shall be provided in one (1) 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 (1) acre in area. Such structures shall be clearly subordinate to the park use.

e. Maximum building coverage shall be three (3%) percent. Maximum footprint of an individual building shall be five hundred (500) square feet. Maximum lot coverage shall be ten (10%) percent.

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. 2006-19 § XI)

a. The R-4H District may include at least one (1) 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 ten (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 (1) story in height.

3. Maximum building coverage shall be five (5%) percent. Maximum lot coverage shall be twenty (20%) percent.

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; Ord. No. 2006-29 § XI)

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)

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 fifty (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; Ord. No. 2005-38 § X; Ord. No. 2006-19 § XI)

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 § XVI)

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)

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 (1) 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 (1) residual dwelling site area shall be permitted for each one hundred (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. 2005-38 § XI; 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 (1) single-family residence within each principal building, in the locations shown in the Master Plan.

b. Green estate houses containing one (1) single-family residence with each principal building, in the locations shown in the Master Plan.

c. Individual estate houses containing one (1) 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: thirty (30%) percent.

2. Maximum gross floor area ratio: 0.15.

3. Minimum setback from a street or property line: thirty (30) feet.

4. Exception: The above standards do not apply to historic cemeteries which occupy one (1) 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.

1. Farming and agriculture.

j. A single-family residential dwelling within a residual dwelling site area, subject to the requirements of Section 30-58B. (Ord. No. 2005-32 § XVII; Ord. No. 2006-19 § XII)