[Amended 6-21-89 by Ord. No. P 58; 6-20-2001 by Ord. No. R-484; 7-12-2001 by Ord. No. DR4; 10-17-2001 by Ord. No. DR-15; 11-14-2005 by Ord. No. DR-209]
A. Purpose.
(1) R-1 District. The purpose of this district is to conserve the architecture, scale and grain of residential blocks and street patterns; to reinforce the residential character of the district; acknowledge the traditional relationship between Stevens Institute, adjacent residential neighborhoods and neighborhood retail businesses and services; to regulate those buildings and activities not comparable with district objectives.
(2) R-1(E) Subdistrict. The purpose of the educational subdistrict is to acknowledge the interaction between Stevens Institute and the remainder of the R-1 District while at the same time modifying the specific conditions of this zoning district within the subdistrict boundaries shown on the Zoning Map in recognition of the unique requirements of an institution of higher learning, which may be inconsistent with standards prevailing elsewhere in the district. The design of buildings and uses in the R-1(E) Subdistrict, particularly in portions of the buildings and uses in the R-1(E) Subdistrict, particularly in portions of the subdistrict adjacent to the R-1 District, shall be integrated with the prevailing character of adjacent districts, streets, buildings and uses. The higher education subdistrict appears on the Zoning Map superimposed on the R-1 District, and its regulations supplement those of the district on which it is superimposed.
(3) R-1(CS) Subdistrict. The purpose of the Court Street subdistrict is to preserve the architecture and scale of accessory structures fronting on Court Street, to encourage residential use, to control height and density in relation to limited utility service and fire fighting accessibility, to limit automobile through traffic, to encourage pedestrian use and to otherwise reinforce the scale and quality of this district.
(4) R-1(H)(CPT) Subdistrict. The purpose of the Castle Point Historic Subdistrict is to reinforce and safeguard the heritage of this area which has been one of the most prestigious neighborhoods in Hoboken. This subdistrict which is also designated the "Castle Point Historic District" is distinguished by being the only neighborhood in the city typified by large, freestanding one (1)- and two (2)-family homes. Through architectural and bulk controls, the height and density will be limited to maintain the historic character.
B. Principal permitted uses shall be as follows. [Amended 4-18-2001 by Ord. No. R-478]
(1) R-1 District:
(a) Residential buildings.
(b) Retail businesses and services in accordance with Section 196-33 of this chapter.
(2) R-1(E) Subdistrict:
(a) Colleges, universities or other institutions of higher learning, including buildings owned or leased for administration and faculty offices, classrooms, laboratories, chapels, auditoriums, and lecture halls with less than one hundred (100) seats, libraries, student and faculty centers, dining halls, campus stores, athletic facilities and dormitories, fraternities, sororities and their houses but excluding uses listed in Subsection 196-14D(2).
(b) Residential buildings for faculty and staff.
(3) R-1(CS) Subdistrict as in R-1 District.
(4) R-1(H)(CPT) Subdistrict: Detached single-family and two-family residential buildings.
C. Accessory uses shall be as follows:
(1) R-1 District:
(a) Accessory garages.
(b) Home occupations.
(c) Signs. See Section 196-31.
(d) Other uses customarily incident to principal permitted uses and on the same lot.
(e) Wireless telecommunications antennas subject to Sections 196-26 and 196-35. [Added 5-72003 by Ord. No. DR-91]
(2) R-1(E) Subdistrict accessory uses customarily incident to principal uses within the subdistrict and wireless telecommunications antennas subject to Sections 196-26 and 196-35. [Amended 5-7-2003 by Ord. No. DR-91].
(3) R-1(CS) Subdistrict accessory uses customarily incident to principal uses within the subdistrict and wireless telecommunications antennas subject to Sections 196-26 and 196-35. [Amended 5-7-2003 by Ord. No. DR-91]
(4) R-1(H)(CPT) Subdistrict:
(a) Home occupations.
(b) Other uses customarily incidental to principal permitted uses and on the same lot.
D. Conditional uses shall be as follows:
(1) R-1 District:
(a) Bars.
(b) Clubs and community centers.
(c) Educational uses not otherwise mentioned.
(d) Essential utilities or public services.
(e) Funeral homes.
(f) Instructional uses.
(g) Clinics and nursing homes. [Amended 3-3-1999 by Ord. No. R-371]
(h) Nursery schools.
(i) Office buildings.
(j) Places of worship, associated residences and schools.
(k) Public buildings and uses, such as schools, libraries, parks and playgrounds.
(l) Professional or business offices, other than home occupations, when located above street level.
(m) Public parking facilities.
(n) Restaurants.
(o) Sidewalk cafes.
(p) Accessory uses customarily incident to a principal permitted use but not on the same lot.
(2) R-1(E) Subdistrict: [Amended 4-2-1997 by Ord. No. R-233]
(a) Auditorium and lecture halls with one hundred (100) or more seats.
(b) Hospitals or health clinics.
(c) Physical plant, facilities maintenance and other similar buildings.
(d) Scientific or research laboratories and offices of corporations, institutions and other agencies engaged in the following: research, development, design, management consulting services or experimentation.
(e) Parking facilities whether owned exclusively by Stevens Institute or owned and operated jointly with the city or other governmental entities; such facilities may be accessory, public or a combination of both. Facilities for more than fifty (50) vehicles will be subject to Section 19626 and Subsection 196-38R. [Added 4-2-1997 by Ord. No. R-233]
(3) R-1 (CS) Subdistrict:
(a) Accessory apartments.
(b) Other uses as in the R-1 District.
(4) R-1(H)(CPT) Subdistrict: None.
E. Area, yard and building requirements for principal and accessory buildings shall be as follows:
(a) R-1 District: two thousand (2,000) square feet.
(b) R-1(E) Subdistrict: two thousand (2,000) square feet.
(c) R-1(CS) Subdistrict: two thousand (2,000) square feet.
(d) R-1(H)(CPT) Subdistrict:
[1] One-family - two thousand (2,000) square feet.
[2] Two-family - three thousand (3,000) square feet.
(2) Lot width, minimum:
(a) R-1 District: twenty (20) feet.
(b) R-1(E) Subdistrict: twenty (20) feet.
(c) R-1(CS) Subdistrict: twenty (20) feet.
(d) R-1(H)(CPT) Subdistrict:
[1] One-family - twenty (20) feet.
[2] Two-family - thirty (30) feet.
(3) Lot depth, minimum:
(a) R-1 District: one hundred (100) feet.
(b) R-1(E) Subdistrict: one hundred (100) feet.
(c) R-1 (CS) Subdistrict: one hundred (100) feet.
(d) R-1(H)(CPT) Subdistrict: one hundred (100) feet.
(4) Lot coverage maximum:
(a) R-1 District: sixty percent (60%).
(b) R-1(E) Subdistrict: fifty percent (50%).
(c) R-1 (CS) Subdistrict:
[1] For principal building, sixty percent (60%).
[2] For accessory building, twenty percent (20%) or four hundred (400) square feet, but in no event shall the distance between principal and accessory buildings be less than twenty (20) feet.
(d) R-1(H)(CPT) Subdistrict: sixty percent (60%).
(5) Reserved.
(6) [Amended 2-18-1998 by Ord. No. R-294; 4-211999 by Ord. No. R-378; 2-6-2002 by Ord. No. DR-17] Building height.
(a) R-1 District: Principal buildings, a maximum of three (3) stories but in no event more than forty (40) feet above base flood elevation, whichever is less.
[1] Where front sidewalk grade is already above base flood elevation, maximum height of forty (40) feet shall be measured from said sidewalk grade. Where front sidewalk grade is below the natural grade of the building site as of the date of adoption of this ordinance, such as Hudson Street, the point of measurement for maximum building height shall be determined by the average elevation of the final grade adjoining such building.
[2] Where a new building occupies no more than fifty (50) feet of frontage between two (2) existing adjacent principal buildings whose height (as measured in feet) is lower than the maximum permitted for the district, the new structure may match the height of the higher of the two (2) buildings. Where the adjacent buildings are higher than the maximum permitted for the district, the new structure may match the lower of the two (2) buildings. Final height in such a case includes any front parapet. [Amended 7-17-02 by Ord. No. DR-44]
[3] In any event, any principal building or portion of a principal building constructed in the corner lot area may be built to the maximum height permitted for the district. The corner lot area shall be limited to an area no larger than twentyfive (25) feet by one hundred (100) feet as shown on the city's tax map as of the date of the adoption of this ordinance. All other bulk regulations shall apply.
(b) R-1(E) Subdistrict: a maximum of four (4) stories or forty (40) feet for buildings within two hundred (200) feet of any residential district. Otherwise, a maximum of ten (10) stories or one hundred (100) feet.
(c) R-1 (CS) Subdistrict: two thousand (2,000) square feet.
[2] For accessory building, one (1) residential story over accessory garage, total height not to exceed thirty (30) feet.
(d) R-1(H)(CPT) Subdistrict:
[1] No addition shall be constructed on the front, side or top of an existing building so as to change the architectural style of the front facade; additions may be made to the rear portions of existing structures so long as the addition complies with other bulk requirements and does not exceed forty (40) feet in height above the grade of the rear yard as measured at the two (2) rear building corners existing at the time of the adoption of this section.
[2] New construction shall not exceed the prevailing height as established on the subject blockfront as measured from the average grade of the two (2) front corners of all principal building.
(7) Yard dimension, minimum: [Amended 4-21-1999 by Ord. No. R-378; 2-6-2002 by Ord. No. DR-17]
(a) R-1 District:
[1] Front: [Amended 7-17-2002 by Ord. No. DR-43] minimum five (5) feet; maximum of ten (10) feet; front yard setback areas are to be fenced and landscaped; stoops are to be encouraged and shall not be counted as lot coverage; bay windows extending no further than thirty-six (36) inches from the front facade and located entirely within the property line shall not be counted as lot coverage; any fencing, landscaping or stoop beyond the property line is subject to the City Code, Chapter 168: Streets and Sidewalks.
Where new building occupies no more than fifty (50) feet of frontage between two
(2) existing adjacent principal buildings whose front yard ranges from five (5) to ten (10) feet, the new structure shall match one (1) of the two (2) buildings.
[2] Rear: thirty (30) feet or thirty percent (30%) of lot depth, whichever is less. In no event shall the rear building wall of any extension, enlargement or new construction be permitted at a depth greater than seventy (70) feet from the front lot line; rear yard areas are to be landscaped and accessible to occupants and for maintenance purposes.
[3] Side: zero (0) or five (5) feet.
(b) R-1(E) Subdistrict:
[1] Front: prevailing setback where applicable; otherwise, a minimum of ten (10) feet.
[2] Rear: ten (10) feet.
[3] Side: zero (0) or five (5) feet.
(c) R-2(CS) Subdistrict: See lot coverage.
(d) R-1(H)(CPT) Subdistrict:
[1] Front: minimum of ten (10) feet.
[2] Rear: minimum of thirty (30) feet.
But in no event shall the rear wall be farther than seventy-five (75) feet from the front lot line.
[3] Side: minimum of five (5) feet on one side; zero (0) or minimum of five (5) feet on other side.
(8) Density. [Added 2-6-2002 by Ord. No. DR-17; amended 7-17-02 by Ord. No. DR-44]
(a) R-1 District and R-1(CS) District. Residential density of development of a site will be determined by site area per dwelling unit and maximum number of dwelling units adjusted where necessary for other on-site principal uses as calculated below:
[1] Site area per dwelling unit (SA/DU), minimum: six hundred sixty (660) square feet per dwelling unit.
[2] Dwelling units, maximum: site area divided by six hundred sixty (660).
[3] Where principal uses in addition to residential are proposed for the subject building (such as retail or office), the percentage of total permitted floor area occupied by the nonresidential use shall be applied against the maximum number of dwelling units and the residential units shall be reduced thereby, except as specified below. Any fraction shall be equivalent to a whole dwelling unit. On Washington Street, First Street and Fourteenth Street, nonresidential principal uses located on the ground floor and basement (as permitted elsewhere in this chapter) shall not be deducted from the maximum permitted number of residential units.
(b) R-1(H)(CPT) Subdistrict: only one or two-family homes permitted.
(9) Other regulations in the R-1(E) Subdistrict: [Amended 2-6-2002 by Ord. No. DR-17]
(a) Distance between buildings, minimum: twentyfive (25) feet, plus one (1) foot for each foot of height that the taller building exceeds twentyfive (25) feet.
(b) Building length, maximum: two hundred (200) feet. Vertical demarcations shall be required no less than every fifty (50) linear feet of building facade; these may be achieved by a change of color or material, by a stack of bay windows or balconies, or by a vertical "line" created by a variation in the surface of the facade (minimum variation of eight (8) inches). Additional vertical demarcations shall require no less than every one hundred (100) linear feet of building facade, which shall be achieved by a variation in the facade not less than four (4) feet in depth.
(c) Open space ratio, minimum: fifty percent (50%). On properties with an area of greater than one (1) acre, open space shall be dispersed throughout the property to provide relief to all areas of the entire property and nearby areas.
(d) Buffer, minimum: a minimum twenty (20) foot wide planted and screened area shall be provided adjacent to any property line of a residential district or use.
(10) (Reserved) [Added 4-21-1999 by Ord. No. R-378; Repealed 6-20-01 by Ord. No. R-484; 7-12-2001 by Ord. No. DR4]
F. [Amended 2-18-1998 by Ord. No. R-294] Off-street parking shall be as follows:
(1) R-1 District: [Amended 12-2-1998 by Ord. No. 8357; 2-6-2002 by Ord. No. DR-17; 7-17-02 by Ord. No. DR-44]
(a) None permitted or required for residential use either new or existing. See Article XI.
(b) None permitted on-site for nonresidential use either new or existing. Where such use is located within eight hundred (800) feet of a public parking facility, the parking requirement shall be satisfied through participation in the Park & Shop Program (or its successor or equivalent program) or other contractual arrangement with the parking operator. See Article XI.
(2) R-1(E) Subdistrict:
(a) For all dormitories or sorority or fraternity houses, at least one (1) off-street parking space for each two (2) beds. For all other residential uses, at least one (1) parking space per dwelling unit.
(b) For theaters, auditoriums and other similar places of assembly, at least one (1) off-street parking space for every five (5) seats.
(c) For all other structures in the subdistrict, exclusive of garages, one (1) off-street parking space for every one thousand (1,000) square feet of floor area.
(d) The requirements of this subsection may be complied with by group parking facilities provided within the subdistrict or on space owned or leased for such purpose in other nonresidential districts. Required parking spaces shall be provided for each individual building or use and may not be credited to more than one building or use. Required parking spaces for each building or use shall be provided before issuance of a certificate of occupancy.
(e) In the case of a combination of uses in one building, the off-street parking requirement shall consist of the sum of the sum of the spaces required for each individual use.
(3) R-1(CS) Subdistrict.
(a) For principal buildings, as in the R-1 District.
(b) For accessory apartments, one (1) off-street parking space in on-site garage below.
(4) R-1(H)(CPT) Subdistrict: none permitted.
G. Building facades in the R-1(E) Subdistrict.
(1) R-1(E) Subdistrict.
(a) Purpose. The purpose of this subsection is to encourage development of buildings located adjacent to residential zones to be sympathetic to and compatible with the adjacent neighborhood.
(b) Application.
[1] This subsection shall apply to the facade of any building in the R-1(E) Subdistrict that is located within one hundred (100) feet of a residential district.
[2] Terminology. The word "facade" as used in this section refers to the building wall facing the street. In most instances, this will be the only front wall. In the case of a corner building, the regulations apply to both building walls facing the street.
(c) Materials.
[1] To be used over at least seventy-five percent (75%) of the building facade:
[a] Standard brick masonry.
[b] Stone (e.g., brownstone, limestone, sandstone).
[2] To be limited to less than twenty-five percent (25%) of the building facade:
[a] Wood.
[b] Synthetic stucco systems or exterior insulation and finish systems.
[c] Cement stucco.
(d) Articulation. Variation in the surface is to be achieved with a combination of some or all of the following features: bay windows, balconies, stoops and vertical and/or horizontal demarcations as outlined below:
[1] Vertical articulation: vertical demarcations shall be required no less than every fifty (50) linear feet of street facade; these may be achieved by a change of color or material, by a stack of bay windows or balconies, or by a vertical "line" created by a variation in the surface of the facade (minimum variation of eight (8) inches). Additional vertical demarcations shall require no less than every one hundred (100) linear feet of street facade, which shall be achieved by a variation in the facade not less than four (4) feet in depth.
[2] Horizontal articulation: horizontal demar- cations shall be required for any building taller than four (4) stories; these may be achieved by such elements as a cornice line, a course of brick or stone which projects or is differently colored or differently laid, or a floor (such as the ground floor) which has a different material from that of the main facade.
(e) Fenestration.
[1] All windows shall be inset in the masonry opening a minimum of three (3) inches and shall be operable (i.e., ribbon windows and extensive glazing such as curtain wall construction shall not be permitted).
[2] The pattern or rhythm of fenestration shall be similar to that of the residential buildings on the balance of the same or opposite blockface to the greatest extent possible.
[3] Glazing shall represent at least forty-five percent (45%) of the total facade area.
[4] Garage openings and service areas shall not be permitted along any facade as defined in Subsection 196-14 G(2).
(2) R-1(H)(CPT) Subdistrict. Both new construction and alterations will be subject to the review of the Historic Preservation Commission pursuant to the Secretary of the Interior's Standards for Historic Preservation Projects.
H. Sound and lighting standards in the R-1(E) Subdistrict:
(1) The use of loudspeakers or other public address systems shall be prohibited between 10:00 p.m. and 10:00 a.m.
(2) Sports lighting for lighted athletic fields may only be used during scheduled games of intercollegiate athletic teams or intramural activities. Any sports lighting shall be set back at least one hundred (100) feet from a property line adjacent to a residential district. Lighted athletic fields shall not be illuminated between 10:00 p.m. and 10:00 a.m. Necessary security lighting for such fields may be provided by light fixtures mounted at a height of not more than twenty (20) feet above ground.
