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ALCATEL-LUCENT REDEVELOPMENT PLAN

Holmdel Township, Monmouth County, New Jersey

April 2012

Prepared By:

1460 Route 9 South Howell, New Jersey 07731

(732) 462-7400

Jennifer C. Beahm, PP, AICP

License No. 5625 Original Document is signed and sealed

TABLE OF CONTENTS

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I. INTRODUCTION 1

A. Purpose of and Statutory Basis for the Redevelopment Plan 1

B. Plan Overview 1

C. Area Boundaries and Locational Context 2

D. Existing Conditions 2

E. Environmental Constraints 3

F. Notes on Plan Terminology 3

II. REDEVELOPMENT PLAN VISION, GOALS, AND OBJECTIVES 8

A. Plan Vision 8

B. Plan Goals and Objectives 8

III. LAND USE PLAN 9

A. Overall Plan 9

B. Reuse of the Existing Building 10

C. New Indoor and Outdoor Athletic Facilities 11

D. New Data Center/Health Club Facility 11

E. New Residential Development 11

IV. CIRCULATION, OPEN SPACE, and UTILITY PLAN 11

A. Circulation Plan 11

B. Open Space Plan 13

C. Utility Plan 14

TABLE OF CONTENTS

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V. LAND USE AND DEVELOPMENT STANDARDS 14

A. Reuse of the Existing Building 14

1. Permitted Uses 14

2. Accessory Uses 15

3. Allowable Floor Area and Yield by Use 16

4. Preservation of Existing Building Façade and Interior Features 16

5. Parking and Loading 16

6. Solid Waste Disposal 17

7. Signage 18

8. Lighting 18

9. Landscaping 18

B. New Construction 19

1. Indoor and Outdoor Athletic Facility 19

a. Permitted Uses 19

b. Accessory Uses 19

c. Parking 19

d. Solid Waste Disposal 20

e. Signage 20

f. Lighting 20

g. Utilities and Stormwater Management 20

h. Landscaping/Buffering 21

2. New Data Center/Health Club Facility 21



c. Parking 22

d. Solid Waste Disposal 22

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e. Signage 22

f. Lighting 23

g. Utilities and Stormwater Management 23

h. Landscaping/Buffering 24

3. New Residential Development 24



c. Area, yard, and bulk requirements 25

d. Street Design 26

e. Utilities and Stormwater Management 26

f. Buffering/Berming 26

VI. REDEVELOPMENT PLAN PHASING 27

A. Phase 1 27

B. Phase 2 29

C. Redevelopment Plan Committee 30

VII. PLAN CONSISTENCY REVIEW 30

A. Holmdel Master Plan 30

B. Monmouth County Bayshore Region Strategic Plan 31

C. State Development and Redevelopment Plan 31

VIII. REDEVELOPMENT PLAN ACTIONS 32

A. Outline of Proposed Actions 32

B. Other Actions 32

IX. GENERAL PROVISIONS 33

A. Amendment to Zoning Map and Land Development Regulations 33

B. Definitions 33

C. Affordable Housing 33

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1. Construction of Units Onsite 33

2. Construction of Units Offsite within Holmdel Township 34

D. Adverse Influences 35

E. Non-Discrimination Provisions 35

F. Duration of the Plan 35

1. Completion of Redevelopment 35

2. Severability 35

X. OTHER PROVISIONS 35

XI. PROCEDURE FOR AMENDING THE APPROVED PLAN 36

APPENDICES

Figure 1: Site Location Map

Figure 2: Environmental Constraints Map

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I. INTRODUCTION

A. Purpose of and Statutory Basis for the Redevelopment Plan

The Township of Holmdel has designated the Alcatel-Lucent Study Area as an area in need of redevelopment by resolution dated May 3, 2012. This report sets forth the Redevelopment Plan, including land uses, bulk and area requirements, and design standards for redevelopment within the Alcatel-Lucent Study Area within the Township of Holmdel, New Jersey.

According to the Local Redevelopment and Housing Law (N.J.S.A. 40A:12A-1, et seq.) the Redevelopment Plan shall include an outline for the planning, development, redevelopment or rehabilitation of the project area sufficient to indicate:

• Its relationship to definitive local objectives as to appropriate land uses, density of population and improved traffic and public transportation, public utilities, recreational and community facilities and other public improvements;

• Proposed land uses and building requirements in the project area;

• Adequate provision for the temporary and permanent relocation, as necessary, of residents in the project area, including an estimate of the extent to which decent safe and sanitary dwelling units, affordable to displaced residents will be available to them in the existing local housing market;

• An identification of any property within the Redevelopment Area proposed to be acquired in accordance with Redevelopment Plan;

• Any significant relationship of the Redevelopment Plans to:

o The Master Plans of contiguous municipalities;

o The Master Plan of the County in which the municipality is located, and;

o The State Development and Redevelopment Plans adopted pursuant to the “State Planning Act”.

B. Plan Overview

The Plan requires adaptive reuse of the existing main building, as well as new buildings and structures which will provide additional revenue to foster the rehabilitation of the main building and infrastructure on the site. In addition to the above, the Plan proposes an extensive network of active or passive open space which can be deed restricted against future residential or commercial development. The Alcatel-Lucent site has historically been a significant commercial/office development within the Holmdel Community. It is the intent of the Township of Holmdel, through the implementation of this Redevelopment Plan to provide an opportunity for the development of the site primarily as a corporate commercial site, which balances the development opportunities that maximizes the economic development opportunities with the preservation of environmental resources,

landscaping, open space and architecture while minimizing any impact to the community.

The Redevelopment Plan sets forth standards and guidelines for land use, circulation, open space, parking, and utility design. These guidelines are set forth as an effort to create development proposals that meet the Plan’s goals and objectives.

C. Area Boundaries and Locational Context

The Alcatel-Lucent Study Area is comprised of Block 11 Lots 38, 38.02, 73.01, 73.02, 73.03, and 73.04, and is 472.69 acres in size. The Alcatel-Lucent Study Area is located at the corner of Crawfords Corner Road and Roberts Road, as depicted on the “Site Location Map”. The Alcatel-Lucent Study Area is currently located within the Office Laboratory (OL-1) Zoning District.

D. Existing Conditions

The principal structure on the site is the office/laboratory building formerly occupied by Bell Laboratories operations. The building contains approximately 2 million square feet. There are additional structures located on the property that serve the main facility, including a water tower along Crawfords Corner Road. The site maintains a significant amount of scenic open space that surrounds the office/laboratory facility.

The main building rests on a reinforced concrete foundation with Phases 1 and 2 having a concrete building frame and Phase 3 having a steel frame. The facility contains six (6) floors and maintains approximately 4,900 parking spaces. Of the total land area of the site (472 acres) the buildings occupy approximately three percent (3%).

Used as a research complex, the facility served the needs of the Bell Laboratories division of Bell Telephone, later known as AT&T, Lucent, and Alcatel-Lucent. The main facility was designed by Eero Saarinen in 1959 whose vision was realized when construction of the facility took place between 1959 and 1962. This complex served as one of the final projects of Saarinen before his death in 1961.

The building was subsequently expanded in 1966 and 1982 to its final size of 2 million square feet of office space. Despite these expansions, the original curtain wall design remained intact, as did the unique layout of the site. Inside the laboratory complex, five (5) Nobel laureates and over 6,000 employees invented some of the greatest technological innovations of the 20th century, including the transistor, microwave transmission, and cell phone technology.

In 2006 it was determined that the facility would relocate its existing operations to the Murray Hill and Berkeley Heights facilities thus leaving the facility vacant. For the past five (5) years, the building has remained vacant with operations having been diminished to simply maintain the facility and surrounding property.

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E. Environmental Constraints

The background environmental information for the parcels within the Rehabilitation Area are depicted on the attached Environmental Constraints Map. As depicted on same, the study area is traversed by several Category 1 waterways, including East Hop Brook (Ramanessin Brook) which is a principal feeder stream to the Swimming River Reservoir, an important regional drinking water supply located approximately two (2) miles south of the Alcatel-Lucent Tract. The Ramanessin Brook crosses Roberts Road and continues along the westerly boundary of the study area. In addition, there are two Category 1 stream crossings which are tributaries of the Ramanessin Brook, along Crawfords Corner Road, one west of the existing access drive, and another east of the existing access drive which continues south along the tract boundary and continues along the existing access drive to Middletown-Lincroft Road. Wetlands are present within the study area in association with above referenced Category 1 waterways, and as depicted on the attached Environmental Constraints Map. The location of any proposed uses shall observe the required Special Waterway Resource Buffers, and Associated Wetland buffers, which would be confirmed by necessary permits to be obtained by the New Jersey Department of Environmental Protection (NJDEP).

F. Notes on Plan Terminology

“Alcatel-Lucent Study Area” shall mean Block 11, Lots 38, 38.02, 73.01, 73.02, 73.03, and 73.04 on the official tax map of the Township of Holmdel, with an area bounded to the west by the East Hop Brook (Ramanessin Brook), to the south and east by a Category 1 waterway, and Roberts Road and Crawfords Corner Road to the north.

Alcatel-Lucent Redevelopment Plan” shall mean this document entitled Alcatel-Lucent Redevelopment Plan, Holmdel Township, Monmouth County, NJ prepared by CME Associates (with submission date labeled on the front cover hereof).

“Apartment” shall mean a dwelling unit in a building having two (2) or more dwelling units. Apartment units offer, at a minimum, one (1) unfurnished room, a private bathroom, a kitchenette, and a lockable door on the unit entrance.

“Assisted living facility” shall mean a facility which is licensed by the Department of Health to provide apartment-style housing and congregate dining and to assure that assisted living services are available when needed, for four (4) or more persons unrelated to the proprietor.

“Age Restricted Units” as defined under the Federal Rules and Regulations.

“Building Coverage” shall mean the area of a lot covered by buildings as measured around the foundation.

“Building footprint” shall mean the area encompassed by a principal building’s outer wall, excluding building projections.

“Building height” shall mean the vertical distance measured to the highest point of the building from the average elevation of the finished grade along the front of the building measured horizontally five feet from the foundation.

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“Chapter 30“ shall mean Chapter 30 of the Holmdel Township Code, otherwise known as the Development Regulations of the Township of Holmdel, as may be amended from time to time.

“Child care centers” shall mean any facility which is maintained for the care, development, and supervision of six (6) or more children who attend a facility for less than twelve hours a day and which offers such programs as child care centers, day care centers, drop-in centers, day nursery schools, play schools, cooperative child centers, centers for children with special needs, infant-toddler programs, employment related centers, and/or kindergartens that are not an integral part of a private educational institution or system offering elementary education in grades kindergarten through sixth. A child care center shall not offer programs operated by a public or private day school of elementary or high school grade, special activity programs for children, youth camps, or religious classes or centers. Child care centers shall have a license from the Department of Human Services pursuant to N.J.S.A. 30:5b-1 et seq.

“Complete application” shall mean submission of an application form provided by the Township and completed by the applicant, together with all accompanying documents required by this chapter for approval of the application for development, including, where applicable, but not limited to, the checklist provided for in Section 30-8 of the Code of the Township of Holmdel.

“Continuing Care Retirement Communities (CCRC)” shall mean a facility that offers services and housing packages that allow access to independent living, assisted living, and skilled nursing facilities in one community.

“Data center” shall mean a facility used to house computer systems and associated components such as servers and related network equipment and may include a data library for offline storage, redundant or backup power supplies, redundant data communications connections and security devices.

“Development Regulations” see Chapter 30 of the Code of the Township of Holmdel.

“Development” shall mean the division of a parcel of land into two (2) or more parcels, the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any building or structure, any mining excavation or landfill, and any use or change in the use of any building or other structure, or land or extension of use of land, by any person, for which permission is required under Municipal Land Use Law N.J.S.A. 40:55D-1 et seq.

“Easement” shall mean an acquired privilege or right of use or enjoyment which one person or other legal entity may have in the land of another, such as drainage, conservation, utility, sight, or similar purpose.

“Education use” shall mean a use devoted to teaching and learning, including schools, colleges, universities, vocational or professional education and training, etc.

“Environmental constraints” shall mean limitation on the use or developability of property based upon environmentally sensitive site conditions, including wetlands, Category-1 waterways, etc.

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“Existing Building” shall mean the approximately 2 million square foot Alcatel-Lucent building formerly occupied by Bell Laboratories. This shall not refer to any other buildings that may exist on the property.

“Fitness Center” see Health club facility

“Floor area ratio” shall mean the ratio of gross floor area to the lot area.

“Gross floor area” shall mean the total floor area in a structure measured around the outside of the building at each story. If sharing a common wall, the area shall be measured from the center of interior walls and the outside of exterior walls. In residential uses, the “gross floor area” shall exclude the areas of the garage, unfinished attic, open porch or patio, cellar, unfinished basement, utility areas, heating and cooling rooms and all portions of floor areas which have a ceiling height above them of less than 7.5 feet. In nonresidential structures, the “gross floor area” shall exclude areas used for utility, heating, cooling, and other mechanical equipment, but shall include all other areas, including cellars, warehousing and storage areas, regardless of ceiling height.

“Health club facility” shall mean a place of business with equipment and facilities for exercising and improving physical fitness.

“Holmdel” shall mean the Township of Holmdel, a body of corporate and politic, and unless otherwise indicated, includes the Township Committee, appointed officials, officers, and staff.

“Independent Living” shall mean age-restricted units associated with a Continuing Care Retirement Community that have the right if desired to be included for community services from either the Hotel/Conference Center and/or Assisted Living Facility within the building.

“Lot” shall mean a designated parcel, tract or area of land established by plat or otherwise as permitted by law and to be used, developed or built upon as a unit.

“Lot Area” shall mean the area contained within the lot lines, but not including any portion of a street.

“Lot coverage” shall mean the area of a lot covered by buildings and paved surfaces.

“Lot depth” shall mean the shortest horizontal distance measured perpendicular from the midpoint of the front lot line.

“Lot frontage” shall mean the horizontal distance between the side lot lines measured along the street line. The minimum lot frontage shall be the same as the lot width, except that on curved streets with an outside radius of less than 500 feet, the “lot frontage” may be reduced to 75% of the required lot width.

“Lot line” shall mean any line, including the street line, forming a portion of the exterior boundary of a lot.

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“Lot width” shall mean the shortest straight line between side lot lines measured parallel to the street line at the minimum required building setback from the street right-of-way.

“Main Building” see “Existing Building”

“Major development” shall mean any development that provides for ultimately disturbing one (1) or more acres of land or increasing impervious surface by one quarter acre of more. Disturbance for the purpose of this rule is the placement of impervious surface or exposure and/or movement of soil or bedrock or clearing, cutting, or removing of vegetation.

“Major subdivision” shall mean any subdivision not classified as a minor subdivision not exempt pursuant to Section 30-32 of the Holmdel Development Regulations.

“Medical office” shall mean a healthcare facility which includes healthcare services that comply with State and local law and regulations, such as doctor’s offices (including individual physicians and groups of physicians who practice in the fields of internal medicine, ophthalmology, cardiology, respiratory care, ENT, dermatology, oncology, gynecology, orthopedics, dentists, psychologists, physical therapists, chiropractors, optometrists, etc.) Said use specifically excludes hospitals.

“Multi-family” shall mean a building or portion thereof, designed for or occupied by more than one dwelling unit.

“NJDEP” shall mean New Jersey Department of Environmental Protection.

“Park” shall mean an area intended for use for passive or active outdoor recreation containing only those structures accessory to such recreation.

“Parking area” shall mean an off-public street and an off-interior road space for the parking of a motor vehicle.

“Permitted Use” shall mean any use of land or building permitted by this Redevelopment Plan.

“Planning Board” shall mean the Planning Board of the Township of Holmdel established pursuant to section 23 of the Municipal Land Use Law and operating under Article 30 of the Development Regulations.

“Preservation Area” shall mean an area located within a site plan or subdivision that will be encumbered with an easement, deed restriction or some other mechanism that restricts development.

“Principal Use” or “Principal Building” shall mean the use which is the main or primary activity on the parcel or the building in which the use takes place.

“Project” shall mean the construction of buildings and/or other improvements in the Rehabilitation Area by the designated Redeveloper in accordance with this Redevelopment Plan. Nothing herein shall limit the Project from being developed in

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phases or sub-phases. Accordingly, the term “Project” shall be construed to include any phases or sub-phases thereof.

“Project Concept” shall mean the preliminary depiction of the Redevelopment Project, or individual phase of sub-phase thereof, as proposed by the Redeveloper, and shall include, at a minimum, a conceptual site plan, color renderings of all building elevations, floor plans, budgetary information and associated narrative description of project elements sufficient to provide the Township with an understanding of said Redevelopment Project, or phase or sub-phase thereof.

“Project Plan” shall mean a detailed depiction of the Redevelopment Project, or individual phase or sub-phase thereof, as proposed by the Redeveloper and shall include all submission requirements for making application to the Planning Board pursuant to the Township’s existing Subdivision and Site Plan application procedures.

“Publication Date” shall mean the date this Redevelopment Plan was submitted to the Planning Board for action (see front cover).

“Redeveloper” shall mean the corporation, partnership or other entity designated by the Redevelopment Entity as Redeveloper pursuant to N.J.S.A. 40A:12A-1 et seq., and having entered into a Redevelopment Agreement with the Redevelopment Entity for the purpose of advancing this Redevelopment Plan.

Nothing herein shall prohibit the Township from acting as a Redeveloper if and when appropriate or convenient.

“Redevelopment Agreement” shall mean a contract made by and between the designated Redeveloper and the Township, acting in its capacity as Redevelopment Entity for the Redevelopment Area, which shall detail the specific rights, responsibilities and obligations of each party related to the development of the Redevelopment Area.

“Redevelopment Entity” shall mean the Township of Holmdel, acting as the implementing agent for this Redevelopment Plan in accordance with and under the provisions of N.J.S.A. 40A:12A-1 et seq.

“Redevelopment Plan” see Alcatel-Lucent Redevelopment Plan

Upon adoption by the Township Committee, this Redevelopment Plan shall satisfy all statutory requirements of the Local Redevelopment and Housing Law and shall constitute a Redevelopment Plan under N.J.S.A. 40A:12A-3, -7 & -15.

“Redevelopment Statute” shall mean the New Jersey Local Redevelopment and Housing Law (N.J.S.A. 40A:12A-1 et seq).

“Rehabilitation Area” shall have the same meaning as the Alcatel-Lucent Study Area, as defined herein.

“Review and Approval” shall mean the review and approval by the Holmdel Township Planning Board of an application for Site Plan Approval, Subdivision Approval and/or Redevelopment Plan Conformance as may be required to effectuate the Project.

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“RSIS” shall mean the Residential Site Improvement Standards (N.J.A.C. 5:21).

“Single Family Detached Structure” shall mean freestanding structures designed for residential occupancy for a single family or household unit situated on an individual lot with no common party walls with other structures (or other uses within the same structure) and having sleeping, cooking, sanitary, and general living facilities. “Site Plan” shall mean a development for one or more lots on which is shown the existing and proposed conditions of the lot, including, but not necessarily limited to, topography, vegetation, drainage, floodplains, marshes, and waterways; the location of all existing and proposed buildings, drives, parking spaces, walkways, means of ingress and egress, drainage facilities, utility services, landscaping, structures and signs, lighting and screening devices, and other information that may be reasonably required in order to make an informed determination pursuant to an ordinance requiring review and approval of site plans by the Planning Board. “Skilled Nursing Facility” shall mean a facility that serves the needs of individual who require 24-hour care without hospitalization.

“Surgery Center” also known as an outpatient surgery center or same day surgery center shall mean a health care facility where surgical procedures not requiring an overnight stay are performed. These facilities can include diagnostics, pain management, rehabilitation clinics, sleep centers, behavioral health clinics, etc.

II. REDEVELOPMENT PLAN VISION, GOALS, AND OBJECTIVES

A. Plan Vision

The Redevelopment Plan provides for the transformation of vacant and underutilized facilities within the Redevelopment Area to economically and socially productive uses, which will contribute to the general welfare of the Township of Holmdel via increased tax ratables, preservation of open space and protection of the environment.

B. Plan Goals and Objectives

The objectives of the Redevelopment Plan are as follows:

• Create land use requirements specific to the Redevelopment Area that effectuate the rehabilitation of the buildings and grounds on site, that are sensitive to neighborhoods adjoining the Study Area;

• Provide an opportunity for the development of a diversified mix of land uses that will foster the long-term viability of the existing buildings and grounds;

• Provide increased employment opportunities for the existing and future residents of the Township of Holmdel;

• Provide for the redevelopment of the Alcatel-Lucent property to increase tax ratables within the Township of Holmdel;

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• Provide infrastructure improvements for the redevelopment area;

• Encourage the creation of permanently preserved open space areas and Ramanessin Brook Greenway trails to the maximum extent practicable, to maintain the current integrity of the site and for the use and enjoyment of existing and future residents of the Township of Holmdel, and;

• Provide for the activation of underutilized lands which represent a lost opportunity for a valuable contribution to the welfare of the community.

• Utilize to the maximum extent practicable, Smart Growth Planning Principles in the redevelopment of the Alcatel-Lucent Study Area. Such principles include:

o Master Planning for community rehabilitation and redevelopment;

o Conservation of Open Space, and;

o Utilizing high quality design and planning techniques.

• Institute land use and building controls to promote the redevelopment of the Alcatel-Lucent Study Area while remaining sensitive to the Area’s environmental conditions and adjacent communities.

• Provide for the opportunity, if appropriate and feasible for the extension of the Ramanessin Brook Greenway trails through the Alcatel-Lucent Study Area and other recreational uses and amenities as are normal and customary to facilitate a healthy, viable neighborhood.

• Provide a centralized place that will provide for a diversity of land uses that will foster smart growth planning principles.

III. LAND USE PLAN

A. Overall Plan

The Redevelopment Plan proposes adaptive reuse of the existing main building in the study area to permit: business, professional and medical offices, health care and wellness/fitness uses including ambulatory surgical suites and other medical and health care uses (excluding a hospital); hotel/conference use; retail, restaurant and personal service uses; assisted living facilities, continuing care retirement communities, recreational; and education and teaching facilities.

The Redevelopment Plan also proposes new buildings which will provide additional revenues to foster the rehabilitation of the main building and infrastructure on the site. The uses proposed outside of the existing main building may include: limited single family detached housing; age restricted multi-family housing; an indoor field house accommodating indoor athletic facilities; outdoor recreation facilities, including an 18 hole golf course, tennis courts, soccer, football, baseball, softball, multipurpose fields, and an amphitheater; a data center or fitness center .

The Plan also permits an extensive network of active or passive open space that may be deed restricted against future residential or commercial development, including the

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extension of the Ramanessin Brook Greenway trails through the tract, to the maximum extent practicable.

The Redevelopment Area shall be redeveloped in accordance with the standards detailed in this Redevelopment Plan. This plan will serve as an overlay of the existing Office Laboratory zoning up to 60 days after any proposed redeveloper closes on the property. At that time this Redevelopment Plan will supersede the use and bulk provisions of the Township Development Regulations (Chapter 30) for the Redevelopment Area.

The Planning Board may grant a deviation from the regulations contained within this Redevelopment Plan related to a specific piece of property where the purposes of this Redevelopment Plan would be advanced by such deviation from the strict application of the requirements of this Plan and the benefits of granting the deviation would outweigh any detriments.

The Planning Board may grant exceptions or waivers from design standards from the requirements for site plan or subdivision approval as may be reasonable and within the general purposes and intent of the provisions for site plan review and/or subdivision approval within the Plan, if the literal enforcement of one or more provisions of the Plan is impracticable or would exact undue hardship because of peculiar conditions pertaining to this study area. No deviations may be granted under the terms of this section unless such deviations can be granted without resulting in substantial detriment to the public good and will not substantially impair the intent and purpose of the Redevelopment Plan.

No deviations may be granted which will result in permitting a use that is not a permitted use within this Redevelopment Plan. Any deviation from standards of this Plan that results in a “D” variance pursuant to N.J.S.A. 40:55D-70d shall be addressed as an amendment to the Plan rather than via variance relief through the Township’s Zoning Board of Adjustment. An application requesting a deviation from the requirements of this Redevelopment Plan shall provide public notice of such application in accordance with the public notice requirement set forth in N.J.S.A. 40:55D -12a&b. All development must be approved by the Planning Board and shall be submitted through the normal site plan and subdivision procedures as identified by N.J.S.A. 40:55D, et seq. Final adoption of this Redevelopment Plan by the Township Committee shall be considered an amendment to the Township of Holmdel Land Use and Development Regulations Ordinance and Zoning Map. Unless otherwise defined in the Plan, terms used in this Plan shall have the same meaning as defined in the Township’s Land Use and Development Regulations Ordinance.

B. Reuse of the Existing Building

The existing building is approximately 2 million square feet in size, and contains six (6) floors. The redevelopment plan proposes the reuse of the building to transform the vacant and underutilized building into economically and socially productive uses which will contribute to the general welfare of the Township of Holmdel.

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C. New Indoor and Outdoor Athletic Facilities

The Redevelopment Plan permits new buildings and recreation areas southwest of the existing building. These new building and recreation areas could help foster the rehabilitation of the existing building. The proposal permits the following:

• Indoor athletic field house, consisting of indoor sports and recreational facilities with a building footprint not to exceed 350,000 square feet. Public sanitary sewer service may be extended to the field house.

• A tennis academy, including 18 tennis courts.

• Outdoor sports fields, including outdoor lighting equipment.

• Golf course, including driving range;

• An amphitheater for academy and community events.

• Active or passive open space including accessory uses for open space such as trails, parking areas, lighting, bathroom facilities, etc.

D. New Data Center and/or Health Club Facility

A data center and/or a health club facility are permitted within the area of the existing maintenance building. Public sanitary sewer service may be extended to the data center/health club facility.

E. New Residential Development

Residential dwelling units are permitted in the area adjacent to the Roberts Road and to Crawfords Corner Road. At no point shall the residential development be closer than 200 feet to both Roberts Road and Crawfords Corner Road. The development shall consist of single family detached dwellings and age-restricted multi-family dwelling units provided that the number of such dwellings is limited to no more than forty (40) single family dwellings and no more than one-hundred eight five (185) age-restricted multi-family dwelling units.

IV. CIRCULATION, OPEN SPACE, AND UTILITY PLAN

A. Circulation Plan

The proposed Redevelopment Plan shall be designed to advance the goals of the Circulation Element of the Master Plan, as follows:

• Undertake circulation improvements for all modes of travel that are compatible with the land uses and intensities in the Township. Development patterns shall facilitate efficient traffic flow and minimize safety hazards, and promote transit, pedestrian, and bicycle friendly development.

• Work with residents, businesses, and public agencies to reduce auto-dependency.

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• Undertake cost effective roadway improvements that promote acceptable levels of service, reduced chronic flooding, safety for all users, and a high level of maintenance. However, reduce the need for road widening by fully utilizing alternative strategies, such as re-striping, improved signalization, lowered speed limits, and traffic calming techniques.

• Ensure that the circulation improvements are compatible with the character of scenic roadways and the quality of life in residential neighborhoods.

• Promote safety for pedestrians and bicyclists throughout Holmdel, and facilitate walking and biking in and around Holmdel’s commercial, shopping districts, residential areas, parks, and other public or quasi-public sites. Promote connectivity between residential neighborhoods, parks and recreational sites and facilities.

Any application submitted for approval by the Applicant shall include a detailed Traffic Statement, which shall address impacts associated with the proposed uses on the existing roadway network. The report shall address adequacy of service levels at access points, adequacy of existing signalized intersections, as well as the need for additional signals, vehicular and pedestrian circulation throughout the site, and the adequacy of parking and loading. At a minimum, the design shall incorporate the following:

• The interior road network servicing the existing building, data center/health care facility, and the field house and associated outdoor fields shall be privately owned and maintained.

• A landscaped buffer shall be provided along the perimeter of all surface parking lots. The buffer areas shall be landscaped, with a combination of low shrubs and deciduous trees. The adequacy of existing landscaping will be determined by the Board Engineer at the time of submission of a site plan application. If deemed deficient additional landscaping will be provided.

• Pedestrian activity shall be provided to all buildings and all sidewalk areas should be designed to accommodate pedestrian activity.

• No roadway servicing the single family residential dwellings shall be permitted from either Roberts Road or Crawfords Corner Road. It should be noted that pedestrian walkways, greenway trails and bikeways are permitted.

• Sidewalks, trails and bikeways shall be designed to be part of a comprehensive system to access all buildings and facilities within the development.

• Conflicts between pedestrians and vehicles should be minimized to the extent possible, and crosswalks should be provided to define pedestrian access.

• Sidewalk shall be provided along the proposed cul-de-sac roadway which will serve the single family residential dwellings.

• Loading docks, truck parking, HVAC equipment, trash dumpsters, and other service functions shall be incorporated into the overall design so that the visual

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and acoustic impacts of these functions are fully contained and out of view from adjacent properties, and public streets.

• Loading and delivery vehicles shall be separated from customer parking and pedestrian and bicyclist areas.

• The roadway servicing the single family residential dwellings shall be designed in accordance with the Residential Site Improvement Standards (RSIS), and shall be a public roadway.

B. Open Space Plan

Areas which will remain undisturbed throughout the site shall be maintained as open space. This open space shall advance the following goals:

• Protect natural resources to the greatest extent feasible, including surface water, wetlands, threatened and endangered species, and habitat areas for plants and wildlife.

• Public access for pedestrians shall be provided to areas of open space, active, or passive recreation.

• Limit clear-cutting of woodlands and encourage preservation of trees.

• Protect and maintain the supply and quality of groundwater and surface water resources.

• Reduce non-point source pollution in stormwater runoff.

• Protect endangered and threatened species, and promote indigenous biological diversity by preserving large tracts of continuous open space.

• Protect the visual quality of Holmdel, particularly vistas of open space, natural features, etc.

• Provide opportunities for both active and passive recreation in Holmdel.

• Ensure that parks and recreational facilities are expanded or improved over time to reflect changes in demographic trends, recreational interests or facility use patterns.

• Provide adequate, appropriate, and well maintained parks and recreational facilities that contribute to a high quality of life for Township residents.

• Ensure easy and convenient access to parks and recreational facilities.

To enhance the open space, the Developer shall provide trails, to the maximum extent practicable, to provide access to and within greenway corridors i.e., the

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Ramanessin Brook Greenway. The trails should be designed and constructed pursuant to Chapter 30-112 of the Township Development Regulations.

C. Utility Plan

Development of the site shall provide for underground installation of the utilities distribution lines and service connections in accordance with the provisions of the applicable Standard Terms and Conditions incorporated as a part of its tariff on file with the State of New Jersey Board of Public Utility Commissioners.

Renewable energy resources (i.e. solar panels) may be permitted as an accessory use over the parking areas, and/or on the roof of building(s) to provide power to the onsite facilities.

The Redevelopment plan shall be designed to meet the Township’s Utility service goals, including but not limited to:

• Ensure that water, sewer, electricity, natural gas, internet, and telecommunications services are reliable, of the highest quality, and available at a reasonable cost.

• Balance utility expansion with the goals of preserving open space, conserving natural resources, and protecting community character.

• Ensure that all Holmdel residents and businesses have a reliable source of clean, safe drinking water.

• Protect groundwater and surface water resources from potential contamination as a result of sedimentation and pollutants carried by stormwater through street drains, detention basin outflows and streambed scouring, and also as a result of wastewater disposal systems.

• Encourage underground installation of above-ground utilities, wherever possible.

V. LAND USE AND DEVELOPMENT STANDARDS

A. Reuse of the Existing Building

1. Permitted Uses:

The following uses shall be permitted within the existing main building:

- Retail, restaurant and personal service establishments, banks and fiduciary institutions limited to the second floor of the building.

- Public and quasi-public facilities;

- General, business, and professional offices;

- Medical offices;

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- Surgery Centers;

- Health care services or ambulatory surgery centers limited to eight (8) beds, excluding hospitals. Ambulatory surgery centers shall be defined as facilities with operating rooms, but are not hospitals and perform procedures that in most circumstances allow the patient to recover at home. Ambulatory surgery centers are licensed by the State of New Jersey pursuant to the applicable rules and regulations under the authority of the State Department of Health. Hospitals are specifically prohibited and are licensed by the State of New Jersey pursuant to applicable rules and regulations under the authority of the State Department of Health;

- Hotel and conference facilities;

- Gyms, health and fitness centers or other recreational facilities;

- Health and fitness facilities including spas;

- Child care centers;

- Facilities for education and training including schools, colleges, universities, facilities for vocational or professional education and training;

- Assisted living facilities, with rooms/beds which can accommodate age-restricted affordable housing;

- Continuing Care Retirement Communities (CCRC) which can include independent living, assisted living and/or skilled nursing, under no circumstances shall the independent living units within the CCRC exceed 100;

- Research and development laboratories or offices.

2. Accessory Uses

The following accessory uses shall be permitted:

- Roof-top mounted structures for heating, cooling, ventilation, hot water or generation of electricity through renewable energy resources;

- Dining Facilities associated with the hotel and conference facilities;

- Retail uses associated with the hotel and conference facilities.

- Parking Areas

- Detention basins, infiltration basins, swales, wet ponds, and constructed stormwater wetlands that handle stormwater management.

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3. Allowable Floor Area and Yield by Use

The maximum area devoted to retail and personal service establishment uses shall be 50,000 square feet.

Two-story retail uses are permitted however may only be accessed from the second floor of the building.

There shall be no more than eight suites dedicated to a surgery center.

Retail uses within the hotel are permitted, however, may not exceed 5,000 s.f. in size.

The existing building footprint shall be maintained. No expansions are permitted to the existing building.

4. Preservation of Existing Building Façade and Interior Features

The existing building façade shall be maintained to the greatest extent possible. No additions/expansions to the existing building footprint are permitted. The interior features including the five story atrium will be maintained, and only modified to accommodate the proposed tenants.

5. Parking and Loading

In an effort to promote efficiency for the variety of land uses, a shared parking arrangement will be utilized for the site. Implementation of a shared parking arrangement can curb the demand for more parking facilities to be built, and enable effective use of existing facilities. Below is an outline of the parking requirements based upon individual land uses. The Developer shall provide a shared parking analysis for the site demonstrating the adequacy of parking to service the variety of land uses.

Type of Use Required Parking

Laboratories 1/400 s.f.

Nonmedical Office 1/250 s.f.

Medical Office 1/150 s.f.

Surgery Center

Retail

1.5/bed

4/1,000 s.f.

Financial Institutions 1/250 s.f.

Hotel 1.1/room

Conference Center 1/400 s.f.

Restaurant 1/3 seats

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Health Club 5/1,000 s.f.

Child Care Center 3.5/1,000 s.f.

Assisted Living 0.75 per dwelling unit

Educational Facilities

Fields Recreational Training

Pools

Tennis Courts

0.23 spaces per school population

5/1,000 s.f.

1.5/1,000 s.f.

1/50 s.f. of water surface area

3/court

Off-street parking spaces shall be a minimum of nine feet wide and eighteen feet in length.

No loading and parking space shall be located in any required buffer area, 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.

No parking shall be permitted in fire lanes, streets, driveways, aisles, sidewalks, or turning areas.

Handicapped parking spaces shall be located at the most accessible and proximate to the building being served.

A shared loading approach will be utilized for the variety of land uses. The Developer shall discuss how loading will occur for each use, and demonstrate that a shared loading arrangement will effectively service the variety of land uses.

6. Solid Waste Disposal

No materials shall be deposited so they can be transferred off the lot, directly or indirectly, by natural forces, such as precipitation, surface water, evaporation, or wind. All materials which might create a pollutant or be a safety and health hazard shall be stored indoors and/or be enclosed in appropriate containers to eliminate such pollutant or hazard. No flammable or explosive substance shall be stored on a property, except as approved by the Fire Department. No bulk storage or material or equipment shall be in any front yard nor closer to any street line than 100 feet nor closer to any side or rear lot line than the minimum setback for principal buildings nor be higher than 10 feet. Each site plan shall include an area properly screened and concealed from any parking area or adjacent property for the orderly deposit and pickup of trash and garbage.

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An estimate of the quantity of mandated recyclable materials which will be generated in a week shall be provided. A separated storage area must be provided to accommodate a one to four weeks accumulation of recyclable material. One or more common storage areas shall be provided at convenient locations within the development.

7. Signage

One identification sign is permitted for each public street frontage, with the exception of the Crawfords Corner Road frontage, whereby two identification signs are permitted, subject to the following:

- Signs shall be setback 30 feet from a right-of-way.

- Signs shall be setback 50 feet from the intersection of two streets.

- The maximum height of a sign shall be 10 feet.

- The maximum sign area is 0.5 square feet for each linear foot of front yard setback of the principal building, but in no case shall exceed 200 square feet.

Façade signage is permitted subject to the following:

- One façade sign is permitted per building façade, with a maximum of two signs per building

- The maximum sign area shall be 200 square feet or 10% of the area of the wall to which it is attached, whichever is less.

Directional signage shall be permitted to ensure ease of vehicular and pedestrian circulation throughout the site. Said signs shall not exceed 8 s.f. in size.

8. Lighting

The objective is to provide safety and security on the site and minimize undesirable off-site effects. All area lighting in places such as parking lots or for security shall provide translucent fixtures with shields around the light source. The mounting heights may vary; however, the maximum mounting height shall be 24 feet. The light intensity at ground level shall be a maximum of 2.0 foot-candles, and maintain a minimum of 0.5 footcandles. 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.

Pedestrian-level, bollard lighting, ground mounted lighting or other low, glare controlled fixtures mounted on building or landscape walls shall be used to light pedestrian walkways.

9. Landscaping

The Developer shall provide a landscaping plan at the time of submission of a site plan application to determine the adequacy of existing landscaping. Additional

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plantings shall be required if and where directed by the Board Engineer to ensure adequate screening.

B. New Construction

1. Indoor and Outdoor Athletic Facilities

a. Permitted Uses

Indoor and outdoor athletic facilities are permitted to be located outside of the existing main building. The following uses shall be permitted within said area:

- An indoor athletic field house. The area of same shall not exceed 350,000 s.f.;

- Outdoor sports and recreational fields;

- Golf course, including driving range;

- Outdoor lighting equipment;

b. Accessory Uses

- Accessory uses customary incidental and ancillary to a permitted use, including snack stands, lighting, gazebos, bathroom facilities, etc.;


- Active or passive open space , including trails;

- Parking areas;

- Detention basins, infiltration basins, swales, wet ponds, rain gardens, and constructed stormwater wetlands that handle stormwater management.

c. Parking


Minimum Parking Requirements shall be as follows:


Field House 1.5/1,000 s.f.

Fields

Golf Course

Tennis Courts

5/1,000 s.f.

4/hole

3/court

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d. Solid Waste Disposal

An estimate of the quantity of mandated recyclable materials which will be generated in a week shall be provided. A separated storage area must be provided to accommodate a one to four weeks accumulation of recyclable material. One or more common storage area shall be provided at convenient locations within the development.

e. Signage


f. Lighting

The objective is to provide safety and security on the site and minimize undesirable off-site effects. All area lighting in places such as parking lots or for security shall provide translucent fixtures with shields around the light source. The light intensity for the recreational fields should be an average of 30 footcandles. In general, the minimum lighting intensity within the recreational fields shall be 18 footcandles, and the maximum shall be 43 footcandles. A point-by-point lighting plan shall be accompanied with an application for development to ensure an average of 30 footcandles is maintained. No light spillage shall be permitted onto adjoining properties. 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.

Pedestrian-level, bollard lighting, ground mounted lighting or other low, glare controlled fixtures mounted on building or landscape walls shall be used to light pedestrian walkways. All walkways for recreation activities shall be a minimum of 0.2 footcandles, with an average of 1 footcandle.

g. Utilities and Stormwater Management

Existing natural drainage patterns shall be preserved. Any drainage system shall be designed to handle stormwater runoff pursuant to the guidelines set forth in Chapter 30-157 of the Land Use Ordinance. No water shall be diverted as to overload existing drainage systems or create flooding or the need for additional drainage structures on other lands without proper and approved provisions being made for taking care of these conditions, including off-tract improvements. Piping of all stormwater is not required, but alternate equivalent methods shall be approved by the approving authority and Municipal Engineer, considering safety, maintenance, aesthetics and the ability of an alternate system to provide proper drainage. The overall drainage plan shall consider ways in which groundwater recharge can be encouraged along with consideration of flood control, erosion control, and having positive drainage, all in the interest of maximizing the utilization of the renewable resource of water.

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h. Landscaping/Buffering

The Developer shall provide a landscaping plan at the time of submission of a site plan application to determine the adequacy of existing landscaping. Additional plantings shall be required if and where directed by the Board Engineer to ensure adequate screening.

2. New Data Center and/or Health Club Facility

a. Permitted Uses

A data center and/or health club facility is permitted within the general area of the existing maintenance building. The following uses shall be permitted within said area:

- A health club facility

- A Data Center

- Active or passive open space including accessory uses for open space such as trails, parking areas, lighting, bathroom facilities, etc.

b. Accessory Uses

- Accessory uses customary incidental and ancillary to a permitted use, including lighting, gazebos, bathroom facilities, etc.


- Sport Courts and other accessory structures and uses incidental to the permitted uses.

- Outdoor pools and other accessory structures and uses incidental to the permitted uses.

- Detention basins, infiltration basins, swales, wet ponds, rain gardens, and constructed stormwater wetlands that handle stormwater management.

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c. Parking


Minimum Parking Requirements shall be as follows:


Health Club

Data Center

5/1,000 s.f.

1/1,500 s.f.

d. Solid Waste Disposal

No materials shall be deposited so they can be transferred off the lot, directly or indirectly, by natural forces, such as precipitation, surface water, evaporation, or wind. All materials which might create a pollutant or be a safety and health hazard shall be stored indoors and/or be enclosed in appropriate containers to eliminate such pollutant or hazard. No flammable or explosive substance shall be stored on a property, except as approved by the Fire Department. No bulk storage or material or equipment shall be in any front yard nor closer to any street line than 100 feet, nor closer to any side or rear lot line than the minimum setback for principal buildings nor be higher than 10 feet. Each site plan shall include an area properly screened and concealed from any parking area or adjacent property for the orderly deposit and pickup of trash and garbage.

An estimate of the quantity of mandated recyclable materials which will be generated in a week shall be provided. A separated storage area must be provided to accommodate a one to four weeks accumulation of recyclable material. One or more common storage area shall be provided at convenient locations within the development.

e. Signage

One identification sign is permitted for each street frontage, with the exception of the Crawfords Corner Road frontage, whereby two identification signs are permitted, subject to the following:

o Signs shall be setback 30 feet from a right-of-way.

o Signs shall be setback 50 feet from the intersection of two streets.

o The maximum height of a sign shall be 10 feet.

o The maximum sign area is 0.5 square feet for each linear foot of front yard setback of the principal building, but in no case shall exceed 200 square feet.

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Façade signage is permitted subject to the following:

o One façade sign is permitted per building façade, with a maximum of two signs per building

o The maximum sign area shall be 200 square feet or 10% of the area of the wall to which it is attached, whichever is less.


f. Lighting

The objective is to provide safety and security on the site and minimize undesirable off-site effects. All area lighting in places such as parking lots or for security shall provide translucent fixtures with shields around the light source. The light intensity for the recreational fields should be an average of 30 footcandles. In general, the minimum lighting intensity within the recreational fields shall be 18 footcandles, and the maximum shall be 43 footcandles. A point-by-point lighting plan shall be accompanied with an application for development to ensure an average of 30 footcandles in maintained. 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.

All area lighting in places such as parking lots or for security shall provide translucent fixtures with shields around the light source. The light intensity for the recreational fields should be an average of 30 footcandles. In general, the minimum lighting intensity within the recreational fields shall be 18 footcandles, and the maximum shall be 43 footcandles. A point-by-point lighting plan shall be accompanied with an application for development to ensure an average of 30 footcandles is maintained. No light spillage shall be permitted onto adjoining properties. 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.

Pedestrian-level, bollard lighting, ground mounted lighting or other low, glare controlled fixtures mounted on building or landscape walls shall be used to light pedestrian walkways. All walkways for recreation activities shall be a minimum of 0.2 footcandles, with an average of 1 footcandle.

g. Utilities and Stormwater Management

Existing natural drainage patterns shall be preserved. Any drainage system shall be designed to handle stormwater runoff pursuant to the guidelines set forth in Chapter 30-157 of the Land Use Ordinance. No water shall be diverted as to overload existing drainage systems or create flooding or the need for additional drainage structures on other lands without proper and approved provisions being made for taking care of these conditions, including

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off-tract improvements. Piping of all stormwater is not required, but alternate equivalent methods shall be approved by the approving authority and Municipal Engineer, considering safety, maintenance, aesthetics and the ability of an alternate system to provide proper drainage. The overall drainage plan shall consider ways in which groundwater recharge can be encouraged along with consideration of flood control, erosion control, and having positive drainage, all in the interest of maximizing the utilization of the renewable resource of water.

h. Landscaping/Buffering

The Developer shall provide a landscaping plan at the time of submission of a site plan application to determine the adequacy of existing landscaping. Additional plantings shall be required if and where directed by the Board Engineer to ensure adequate screening.

3. New Residential Development

a. Permitted Uses

The Redevelopment Plan shall provide for an area for proposed residential development in the area adjacent to both Roberts Road and Crawfords Corner Road. At no point shall the residential development be closer than 200 feet to both Roberts and Crawfords Corner Roads. The development allows for single family detached dwellings provided that the number of such dwellings is limited to no more than forty (40) dwellings. In addition one hundred eighty five (185) age-restricted multi-family housing units is permitted. All residential dwelling units shall connect to the public water system, and sanitary sewer service. The following uses shall be permitted within said area:

- Single-family residences

- Age-restricted multi-family residences

- Preservation Areas

- Farming and agriculture

b. Accessory Uses

o Swimming pools, pool houses, equipment sheds, garages, tennis courts, basketball courts, and gazebos. (permitted for single family residential development only)

o Fences (permitted for single family residential development only)

o Detention basins, infiltration basins, swales, wet ponds, rain gardens, and constructed stormwater wetlands that handle stormwater management.

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c. Area, yard, and building requirements

The development of detached single family residential dwelling units shall be done in accordance with the requirements of the R-40A zoning district (non-cluster requirements) pursuant to Section 30-127.6. No flag lots shall be permitted. All single family residential development shall maintain a two-hundred (200) foot buffer from both Roberts and Crawfords Corner Road.

Accessory Uses for the single family detached dwelling units shall include:

o Swimming pools, pool houses, equipment sheds, garages, tennis courts, basketball courts and gazebos; and

o Fences

The development of age-restricted multi-family development shall be done in accordance with the following provisions:

o Minimum Tract Area: twenty-five (25) contiguous acres

o Front Yard Setback: 20 feet (from internal streets)

o Maximum Number of Units: One Hundred Eight Five (185)

o Minimum setback distance: two-hundred (200) feet from both Roberts and Crawfords Corner Road. One-hundred (100) feet from any interior roadway

o No more than eight (8) townhouses shall be attached in a series. (Buildings joined at their corners shall be deemed to be one (1) building).

o Each townhouse dwelling unit in any townhouse complex shall not exceed thirty-five (35) feet in height and no more than two (2) stories.

o Minimum Distance between Structures: forty (40) feet

o Maximum impervious coverage: twenty-five (25) % of the total tract area

No accessory uses are permitted within the age-restricted multi-family development.

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d. Street Design

Any proposed roadway design shall be designed in accordance with the Residential Site Improvements Standards (RSIS), specifically Subchapter 4.

Parking requirements for the residential uses shall be designed in accordance with the Residential Site Improvement Standards (RSIS).

e. Utilities and Stormwater Management

Existing natural drainage patterns shall be preserved. Any drainage system shall be designed to handle stormwater runoff pursuant to the guidelines set forth in Chapter 30-157 of the Land Use Ordinance. No water shall be diverted as to overload existing drainage systems or create flooding or the need for additional drainage structures on other lands without proper and approved provisions being made for taking care of these conditions, including off-tract improvements. Piping of all stormwater is not required, but alternate equivalent methods shall be approved by the approving authority and Municipal Engineer, considering safety, maintenance, aesthetics and the ability of an alternate system to provide proper drainage. The overall drainage plan shall consider ways in which groundwater recharge can be encouraged along with consideration of flood control, erosion control, and having positive drainage, all in the interest of maximizing the utilization of the renewable resource of water.

f. Buffering/Berming

The buffer area and landscaping shall be designed in conformance with the requirements of the Holmdel Development Design Manual. At a minimum, the following shall apply:

o A contiguous buffer of no less than 200 feet shall be provided along the Roberts Road and Crawfords Corner Road. Said buffer area shall be excluded from the required lot area.

o The buffer may be included in the metes and bounds area of the subdivided lots and may be utilized in the calculations for minimum lot area and setback requirements.

o The buffer area shall be deed restricted from future development and no structures or accessory uses shall be located in the buffer area.

o The buffer area shall be planted with a mixture of evergreen and deciduous trees and shrubs. If the buffer area includes existing growth of evergreen and deciduous trees and shrubbery, but not enough to provide a suitable screen as required above, existing specimen trees shall remain and selected other trees and shrubbery may remain and shall be supplemented by additional evergreen plantings approved by the approving authority to provide the required landscape screen.

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VI. REDEVELOPMENT PLAN PHASING

A. Phase 1

Phase I of the Redevelopment Plan shall consist of site plan approval for the reuse of the existing building. The following shall be required to be submitted or complied with:

1. Checklist Items as outlined in the Ordinance, with the following modifications:

- Item A-5 will not be required since the existing building is connected to the sewer system.

- Item A-6 will not be required unless soil removal is proposed.

- Items A-11 and A-12 will not be required, since the project does not front of a state highway.

- Item A-14 will not be required provided that the existing utility services will be used.

- Item A-15 will not be required unless a subdivision is proposed.

- Item A-18 will not be required if new streets are proposed.

- Items A-19 (Environmental Impact Report), A-24 (Environmentally Sensitive Lands Map), and J-1 (Environmental Impact Report) will not be required; however a comprehensive Environmental Constraint Map showing all existing environmental constraints as well as the anticipated ultimate full development shall be required.

- Use Variance Items 11-15 will not be required.

- Item D-1 (Present and proposed grades at 2’ intervals) will not be required if no site construction is proposed in conjunction with the initial site plan.

- Item D-3 (Significant existing features) will be modified to waive the requirement of showing off-site significant features within 200’ of the proposed development site.

- Item D-4 (First Floor Elevations) will not be required if no building modifications are proposed.

- Item D-5 (Limits of cut and fill area) will not be required, if grading is not proposed.

- Items E-1 (Location of Structures) will be modified to waive the requirement of showing off-site structures within 200’ of the proposed development site.

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- Item E-6 (Architectural Elevations) will not be required, as long as no façade changes are proposed.

- Item E-7 (Soil Borings) is waived and will not be required.

- Item F-7 (Lighting Plan) is modified to only require the submission of an as-built lighting survey to verify that the existing parking lots and pedestrian areas have a minimum lighting level of 0.5 foot-candles.

- Item F-8 is modified to require the submission of a comprehensive traffic analysis showing the impact of based on ultimate development (full build-out) of the site and analysis of the existing on-site circulation patterns, parking, truck routes, etc.

- Item F-9 (Street light locations) will not be required provided that no new street lights are proposed. This is typically required for a proposed subdivision.

- Item G-1 (Roads, Drives, Sidewalks, Curbs, etc) is modified to only require the locations to be shown on-site.

- Item G-2 (Ex Road Profiles and Cross Sections) is not required if no roadway changes are proposed.

- Item G-5 (Acceleration/Deceleration Lanes) is waived and will not be required.

- Items H-1 (Drainage Area Maps) and H-9 (Detention Basin Calculations) are waived and will not be required for the retrofit of the existing building.

- Item H-3 is modified to require the submission of the location of the existing sanitary sewer lines as well as sewer calculations to demonstrate that the existing sanitary sewer system has adequate capacity to handle all anticipated users that will be connected to the existing sanitary sewer system.

- Item H-6 (Storm Drainage Calculations) is amended to only require the submission of brief letter documenting existing and proposed conditions.

- Item H-7 (Stream Cross Sections and Profiles) are waived and will not be required for the redevelopment of the existing building, provided that no new construction is proposed within 300 feet of the stream.

- Item H-8 (NJDEP Flood Hazard Disturbance Appl.) is waived provided that the applicant’s engineer provides a certification that no NJDEP approvals are required.

- Item J-3 (Scenic Resources Analysis) is waived and will not be required for the retrofit of the existing building.

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- Item J-4 (Steep Slope Analysis) is waived and will not be required for the retrofit of the existing building, provided that the location of all steep slopes are shown on the comprehensive environmental constraints map.

- Items K-1, K-2, K-3 and K-4 (Tree Location Plan and Tabulations) is partially waived to only require the location of any trees 6” and caliper or greater to be shown within 25’ of any proposed construction.

- Item K-8 (Location of Plantings) is partially waived to only require the location of any proposed plantings to be shown on the plans.

2. Engineering Plans, which shows all necessary grading, utility, drainage, landscaping, and lighting improvements.

3. Architectural Plans, depicting floor and elevation plans.

4. Sanitary sewer analysis addressing the capacity of the existing system, assuming full build-out of the subject site.

5. A Traffic Study which includes all aspects of the Redevelopment Area (recreation, residential, etc). The report shall address adequacy of existing access points, maneuverability throughout the site, adequacy of parking, loading and loading maneuverability, etc.

6. A Narrative Drainage Report addressing existing conditions and proposed improvements. It is anticipated that there will be no increase in impervious surface generated from the reuse of the existing building.

7. Submission of an Environmental Constraint Map for the entire Rehabilitation Area.

B. Phase 2

The Applicant may proceed with an application for site plan or subdivision approval for the development of either the recreational facilities, data center, or the residential development. The following shall be required to be submitted or complied with:

1. Checklist Requirements per Ordinance

2. Engineering Plans, which shows all necessary grading, utility, drainage, landscaping, and lighting improvements.

3. Architectural Plans, depicting floor and elevation plans.

4. A Supplemental Traffic Study which provides more detail relative to the proposal as it relates to the Traffic Study submitted with the Phase I development.

5. A Drainage Report demonstrating compliance with applicable Stormwater Management Regulations.

6. Submission of an Environmental Impact Statement

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Both Phase 1 and 2 can be undertaken simultaneously, however prior to the issuance of a Certificate of Occupancy for any or all of the development alternatives identified under Phase 2, at least 20% of the existing building must be occupied and/or under contract unless otherwise addressed within the Redevelopment Agreement.

C. Redevelopment Plan Committee

Once the subject site is granted approval, the Township may develop a Redevelopment Plan Committee. The purpose of the Committee is to review any changes in uses/tenants within the existing building for consistency with the Redevelopment Plan, and whether same would meet the definition of Exempt Development as defined in the Holmdel Land Development Regulations.

VII. PLAN CONSISTENCY REVIEW

As required by the Redevelopment and Housing Law, this section describes the consistency between the Redevelopment Plan and Holmdel’s Master Plan and how the provisions herein are designed to effectuate the Master Plan. It also describes the relationship of the Redevelopment Plan to the Monmouth County Master Plan, and the New Jersey Development and Redevelopment Plan.

A. Holmdel Township Master Plan

The Township’s 2004 Comprehensive Master Plan as well as the 2010 Master Plan Re-examination report identifies within the Land Use Plan Element goals and objectives that support the Redevelopment Area. Said goals include: “To ensure that the Township’s Land Use Plan provides for future land use patterns, the location and capacity of roads and infrastructure, the limitation and sensitivities of natural resources and the presence of scenic and historic resources.” The study area will allow for the much needed redevelopment of this historic resource within the Township, while maintaining sensitivity to the environmental resources located on-site.

The Economic Plan Element of both the 2004 Comprehensive Master Plan and the 2010 Master Plan Re-Examination Report has identified several goals and objectives that further the redevelopment area. These goals include:

• Seek to achieve tax stability for Holmdel Residents;

• Seek stable, high-quality ratables that also reflect favorably upon the image and identity of the Township;

• Facilitate the redevelopment or upgrade of existing non-residential properties, where appropriate; and

• Facilitate a positive business climate in Holmdel and provide opportunities for non-residential development and local employment where appropriate.

The Conservation Element of the 2004 Comprehensive Master Plan and 2010 Master Plan Re-examination Report has including a goal to protect the Township’s natural resources to the greatest extent feasible which include stream corridors and

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wetlands. Any potential development on the Alcatel-Lucent Property shall be done in accordance with all applicable Township, County and State regulations including the New Jersey Department of Environmental Protection. In addition, this Redevelopment Plan encourages both active and passive recreation on the subject property in accordance with the Goals enumerated within the 2004 Master Plan and 2010 Re-examination Report which encourages the provision of opportunities for both active and passive recreational opportunities.

Finally, the preservation of the existing building on the subject property is furthering the goal found within the Historic Preservation Element of the Master Plan which states; “To Preserve the unique character, heritage and identity of Holmdel for the benefit of future generations by protecting buildings and sites notable for their historic or architectural attributes.” This Redevelopment Plan preserves the existing Bell Laboratory Building which has been a significant structure in Holmdel’s history. The preservation of this structure is wholly consistent with the Township’s Master Plan.

B. Monmouth County Bayshore Region Strategic Plan

The Monmouth County Bayshore Region Strategic Plan establishes a framework for the municipal plans. This Redevelopment Plan is consistent with the Bayshore Region Strategic Plan’s goal of creating a vision and a planning strategy to spur economic development in the region in a manner that recognizes the importance of preserving the region’s environmentally sensitive natural resources and beauty; and objectives such as identifies and assessing needs for the preservation of sensitive natural resources and identifying an economic development strategy consistent with the character of the region.

C. State Development and Redevelopment Plan

The redevelopment area is located in the Environmentally Sensitive Planning Area (ESPA or PA-5). In the Environmentally Sensitive Planning Area, the State’s Plan’s intention is to: protect environmental resources through the protection of large contiguous areas of land; accommodate growth in Centers; protect the character of existing stable communities; confine programmed sewers and public water service to Centers; and revitalize cities and towns.

The Redevelopment Plan is consistent with the State Plan’s intentions for the ESPA. This plan promotes the revitalization of the existing main building while also permanently preserving acres of contiguous open space.

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VIII. REDEVELOPMENT PLAN ACTIONS

A. Outline of Proposed Actions

The construction of new structures and other improvements will take place as proposed in this Redevelopment Plan. Other actions that may need to be undertaken to implement the Redevelopment Plan may include the clearance of obsolete or underutilized accessory structures; provisions for infrastructure necessary to service and support new development; and vacation of easements as may be necessary for redevelopment.

Once a redeveloper is selected the redeveloper will be required to enter into a Redeveloper’s Agreement with the Township that stipulates the precise nature and extent of the improvements to be made and their timing and phasing as permitted therein.

• Properties to be Acquired

No acquisition of privately-owned property within the Plan Area will be necessary to effectuate the Redevelopment Plan.

• Relocation

No displacement or relocation of any residents or businesses within the Plan Area will be necessary to effectuate the Redevelopment Plan.

• Infrastructure

In addition to the new development described in the foregoing chapters, several other actions may be taken to further the goals of this Plan. These actions may include, but shall not be limited to: (1) provisions for infrastructure necessary to service new development; (2) environmental remediation; and (3) vacation of public utility easements and other easements and rights-of-way as may be necessary to effectuate redevelopment.

B. Other Actions

The Redevelopment Agreement between the Township and the redeveloper will contain the terms, conditions, specifications and a description of required performance guarantees (such as performance bonds or other acceptable performance security) pertaining to the redeveloper’s obligation to provide the infrastructure and improvements required for the project, which may include, but shall not be limited to, the provision of water, sewer and stormwater service as well as sidewalks, curbs, streetscape improvements, street lighting, and on- and off-site traffic controls and roadway improvements required as a result of the project.

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IX. GENERAL PROVISIONS

A. Amendment to Zoning Map and Development Regulations

The Zoning Map referenced in Chapter 30-122 of the Development Regulations of the Township of Holmdel is hereby amended to reference this Redevelopment Plan. Additionally, the listing of zoning districts in Chapter 30-121 of the Development Regulations is hereby amended to include a reference to this Redevelopment Plan and Plan Area.

Where specifically provided for herein, the development standards set forth in this Redevelopment Plan will serve as an overlay of the existing Office Laboratory zoning up to 60 days after any proposed redevelopment closes on the property. At that time this Redevelopment Plan will supersede the use and bulk provisions of the Township of Holmdel Development Regulations (Chapter 30) for the Redevelopment Area. In all other instances, the Development Regulations of the Township of Holmdel shall remain in full force and effect.

B. Definitions

Except as otherwise provided herein, words that appear in this Redevelopment Plan shall be interpreted in accordance with “Definitions and Word Usage” section in the Township’s Development Regulations set forth in Chapter 30-3.

C. Affordable Housing

The Developer shall be responsible to provide affordable housing at a rate of 15% of the total number of residential units constructed as part of this project, with 50% of the required units reserved for low-income, and 50% reserved for moderate income. The aforesaid affordable requirement shall be met by one of the following standards:

• On-site construction.

• Off-site construction within Holmdel Township

• Payment in Lieu of Construction at a rate of $152,227.00 per unit.

1. Construction of Units Onsite

Affordable housing units constructed on-site shall be limited to residential units within a proposed assisted living facility within the existing main building may be designed to accommodate affordable housing requirements.

All affordable housing units shall comply with applicable law (statutes) and regulations pertaining to the phasing, integration, low/moderate-income split, controls on affordability, bedroom distribution, affirmative marketing, heating source, accessibility and administration of the affordable units as currently set forth in N.J.A.C. 5:97-1 et. seq. and in the Uniform Housing Affordability Controls Rules (N.J.A.C. 5:80-26 et seq.).

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2. Construction of Units Offsite Within Holmdel Township

All affordable dwelling units shall comply with the following square footage. This minimum square footage is for living space and excludes the square footage allocable to a garage:

- A one-bedroom affordable dwelling unit shall not be less than 600 square feet.

- A two-bedroom affordable dwelling unit shall not be less than 800 square feet.

- A three-bedroom affordable dwelling unit shall not be less than 1,000 square feet.

All affordable housing units shall comply with applicable law (statutes) and regulations pertaining to the phasing, integration, low/moderate-income split, controls on affordability, bedroom distribution, affirmative marketing, heating source, accessibility and administration of the affordable units as currently set forth in N.J.A.C. 5:97-1 et. seq. and in the Uniform Housing Affordability Controls Rules (N.J.A.C. 5:80-26 et seq.).

The creation of unit(s) offsite but within the Township as determined by the Township Committee shall be limited to the provision of non-age restricted rental or for sale affordable housing units in compliance with all of applicable regulatory rules set forth in N.J.A.C. 5:97-1 et seq.

All required setbacks, building height, and coverage limits for the zone shall be met on the lot.

The Township Committee, as the case may be, shall have jurisdiction to consider the grant of a waiver to permit age-restricted rental or for sale housing where the Board finds that the granting of such a waiver would be more appropriate to the context of the development or the nature of the affordable housing unit(s) being created. The Board may consider the Township wide impacts of such a deviation upon the adopted Housing Element and Fair Share Plan before approving any such waiver.

The affordable housing obligation that arises as a result of development within the Plan Area shall be the responsibility of the redeveloper, the terms and conditions of which shall be set forth in the Redevelopment Agreement between the Township and the redeveloper. In the event units are constructed offsite, rezoning of the properties may be required subject to the approval of the Township Committee.

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D. Adverse Influences

No use shall be permitted which, when conducted under proper and adequate conditions and safeguards, will produce corrosive, toxic or noxious fumes, glare, electromagnetic disturbance, radiation, smoke, cinders, odors, dust or waste, undue noise or vibration, or other objectionable features so as to be detrimental to the public health, safety or general welfare.

E. Non-Discrimination Provisions

No covenant, lease, conveyance or other instrument shall be affected or executed by the Township Committee or by a redeveloper or any of his successors or assignees, whereby land within the Plan Area is restricted by the Township Committee, or the redeveloper, upon the basis of race, creed, color, or national origin in the sale, lease, use or occupancy thereof. Appropriate covenants, running with the land forever, will prohibit such restrictions and shall be included in the disposition instruments. There shall be no restrictions of occupancy or use of any part of the Plan Area on the basis of race, creed, color or national origin.

F. Duration of the Plan

The provisions of this Plan specifying the redevelopment of the Plan Area and the requirements and restrictions with respect thereto shall be in effect for a period of 30 years from the date of approval of this plan by the Township Committee.

1. Completion of Redevelopment

Upon the inspection and verification by the Township of Holmdel that the redevelopment within the Plan Area has been completed, a certificate of completion shall be issued to the redeveloper. All redevelopment agreements associated with the implementation of this Redevelopment Plan shall be in effect until the issuance of such a certificate.

2. Severability

If any section, paragraph, division, subdivision, clause or provision of this Redevelopment Plan shall be adjudged by the courts to be invalid, such adjudication shall only apply to the section, paragraph, division, subdivision, clause or provision so judged, and the remainder of this Redevelopment Plan shall be deemed valid and effective.

X. OTHER PROVISIONS

In accordance with N.J.S.A. 40A:12A-1 et seq., known as the Local Redevelopment and Housing Law, the following statements are made:

• The Redevelopment Plan herein has delineated a definite relationship to local objectives as to appropriate land uses, density of population, and improved traffic and public transportation, public utilities, recreation and community facilities and

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other public improvements. The Plan has laid out various programs and strategies needed to be implemented in order to carry out the objectives of this Plan.

• The Redevelopment Plan lays out the proposed land uses and building requirements for the Plan Area.

• The Redevelopment Plan does not require either the acquisition of privately-owned property or the relocation of any residents or businesses.

• The Redevelopment Plan is substantially consistent with the Master Plan for the Township of Holmdel. The Plan also complies with the goals and objectives of the Monmouth County Master Plan and the New Jersey State Development and Redevelopment Plan.

XI. PROCEDURE FOR AMENDING THE APPROVED PLAN

This Redevelopment Plan may be amended from time to time upon compliance with the requirements of state law. A non-refundable application fee of $5,000 shall be paid by the party requesting such amendment, unless the request is issued from Holmdel Township. The Township Committee, at its sole discretion, may require the party requesting the amendments to prepare a study of the impact of such amendments, which study must be prepared by a professional planner licensed in the State of New Jersey.

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