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.
e. On a farm, including farms protected by farmland easements within reservation areas: Accessory structures and uses permitted by and subject to the requirements of subsection 30-131.4a., b., c., e., f. and g. (Ord. No. 2005-32 § XVII; Ord. No. 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 (3) or fewer lots, provided that the parent lot is not greater than twenty (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 (4) 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 (1) residential unit for each five (5.0) acres of gross land area. Within an individual tract, or within two (2) or more noncontiguous tracts in common ownership, lots smaller than five (5.0) acres shall be permitted, provided that the gross density of the entire area of the tract or tracts does not exceed one (1) residential unit for each five (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 sixty (60%) percent 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 (1) house for each one (1) residual dwelling site area designated within a tract subject to a farmland easement within the subdivision. (Ord. No. 2005-32 § XVII; Ord. No. 2005-38 § XII; Ord. #2006-19 § XII)
Bulk and yard requirements for individual buildings shall be as indicated in Section 30-61, Building Types. (Ord. No. 2005-32 § XVII)
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 (1) 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 § XIII)
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 (4) foot high rail fence shall be provided at a consistent setback at least twenty-five (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 thirty (30) feet. The first row shall be located within five (5) feet from the right-of-way, and the second tree shall be located ten (10) feet from the first row. Behind the fence, a random pattern of coniferous and deciduous vegetation is required, with one (1) tree for every five hundred (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 § XIV; Ord. No. 2006-19 § XII)
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:
1. Surface water bodies.
3. Riparian corridors and stream buffers.
4. Floodways.
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 § XVII; Ord. No. 2005-38 § XV)
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 § XVI; Ord. No. 2005-38 § XVI)
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 (1) acre in area. Such structures shall be clearly subordinate to the park use.
c. 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.
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. (Ord. No. 2005-32 § XVII)
Regulations for the R-2H District are as follows. (1976 Code § 78-78.1; Ord. No. 3-82; Ord. No. 94-25)
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 XIV, Affordable Housing. (1976 Code § 78-78.1; Ord. No. 3-82; Ord. No. 94-25; Ord. No. 2004-36 § I)
a. Single-family detached dwelling.
b. Churches, 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 seventy-five (75) acres of land.
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. 94-25)
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. 84-7; Ord. No. 94-25; Ord. No. 97-35 V, VII, VIII; Ord. No. 98-11 § 3; Ord. No. 2001-23 § 1)
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 eight (8%) percent slope, at least two (2) additional off-street parking spaces shall be provided near the street.
b. For churches, libraries, firehouses, public utilities and historic museums, the R-40B standards for these uses shall apply.
c. Farms. A property with a minimum lot width and depth of three hundred (300) feet. Maximum building coverage shall be fifteen (15%) percent. Maximum building height shall be thirty-five (35) feet, except barns shall not exceed fifty (50) feet. Minimum setbacks shall be one hundred (100) feet from the front property line, and seventy-five (75) feet from the side and rear property lines.
d. Public and Private Schools. Twenty (20) acres with minimum lot width and depth of five hundred (500) feet. Minimum setbacks shall be one hundred (100) feet from all property lines. Maximum building height shall be thirty (30) feet.
e.-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 fifty (50) feet of the right-of-way line of any public streets or roads.
1. Greenhouses and other similar structures may be installed on any farm, provided that they shall conform to a setback requirement of not less than one hundred (100) feet from any front lot line and not less than seventy-five (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. 20-82; Ord. No. 21-83; Ord. No. 94-25; Ord. No. 97-35 § VIII)
Accessory buildings shall conform to principal building setbacks, except that they shall be set back at least one hundred (100) feet from any street line. (See Section 30-105.) (1976 Code § 78-78.1; Ord. No. 3-82; Ord. No. 94-25)
The following conditional uses are permitted subject to the provisions of Section 30-155:
a. Wireless telecommunications antennas and towers.
b. Church or house of worship. (Ord. No. 98-11 § 4; Ord. No. 2001-23 § 2; Ord. No. 2001-17 § 3; Ord. No. 2013-33)
