Chabad Application

The proposed development for a 15,000 square foot Chabad religious facility and rabbi parsonage at 816 Holmdel Road completed its second Holmdel Planning Board hearing and is pending a vote for site plan approval. Developer plans call for compaction of nearly 6 acres of soil during construction and permanent impervious coverage of more than 25%, which, while permissible for this use, is greater than the 15% zoning guidelines for residential properties. The property has been previously used as farmland and is critical to groundwater recharge because it is in the most environmentally-sensitive zone - the watershed of the Swimming River Reservoir which supplies drinking water to more than 250,000 Monmouth County residents. Original designs for this project called for an expansion of public sewer service and more than 140 parking spots. Revised plans have been provided to leverage a septic system design and removal of an overflow parking lot.  Neighbors have raised several concerns regarding traffic, stormwater runoff, light and noise impacts, and excessive development of open space and farmland in our community. CILU opposes the location of this project in this environmentally-sensitive area and recommends additional information be gathered to understand these broader impacts, ultimately which may include other mitigations or procuring a more appropriate site.  Next steps include a Holmdel Planning Board vote scheduled for August 5, reviews and approvals by the NJ DEP, Monmouth County Planning  Board, and the Monmouth County Department of Health for the septic design.

Additional CILU Concerns:

  • The proposed project requires the building of a left turn lane for public safety, imposing more impervious coverage and significant cost to the applicant. Does the land have the capacity to percolate, providing enough clearance of dry soils below to handle septic fields?

  • Has the projected effluent output been calculated correctly? If a fully functioning kitchen is required for weddings and Bar Mitzvahs that would add significant effluent.

  • With accommodations for up to 24, how will the amount of effluent per day be calculated and is it in accordance with DEP standards?

  • Could the parking lot be constructed with pervious pavers to counter the effects of the 28% impervious coverage in a zone where 15% is standard?

  • The processing of stormwater is problematic, given the seasonal high-water table, not providing the minimum 3 feet of dry soil beneath.

  • This property is at the headwaters of the Ramanessin stream system that serves the Swimming River Reservoir.

  • The county finds the stormwater runoff potential from this development so significant that it will be applying an $800,000 cost to the applicant to upgrade a bridge immediately downstream under Crawfords Corner Road.