Hoboken City Zoning Code
ARTICLE VI
Schedule II: Industrial Districts
§ 196-17 I-1 District; I-1(W) Subdistrict.
[Amended 6-21-1989 by Ord. No. P-58; 10-20-1993 by Ord. No. R-8; 4-20-1994 by Ord. No. R-40; 9-6-1995 by Ord. No. R-141; ; 5-7-2003 by Ord. No. DR-91; 4-15-2020 by Ord. No. B-250; 6-17-2020 by Ord. No. B-267; 8-18-2021 by Ord. No. B-384; 6-12-2023 by Ord. No. B-572; 7-8-2026 by Ord. No. J-63]
A.
Purpose.
(1)
I-1 District. The purpose of this district is to establish standards for urban industrial activity; to acknowledge the City's traditional locational advantages for materials handling and fabrication; to maintain employment opportunities for local residents while diversifying and strengthening the City's economic base.
(2)
I-1(W) Subdistrict. The purpose of the I-1(W) Subdistrict is to protect existing employment opportunities and to recognize that since the potential of waterfront land to be used for traditional waterfront activities has declined sharply, alternative uses, such as residential developments with associated retail uses, should be encouraged near the waterfront. In order to adequately guide the redevelopment of this district, all proposed developments must undergo the urban design review procedures set forth in § 196-27.1 of this chapter.
B.
Principal permitted uses shall be as follows:
(1)
I-1 District:
(a)
Manufacturing, processing, producing or fabricating operations which meet the performance standards set forth in Article XII, provided that all operations and activities, except parking, are carried on within enclosed buildings and that there is no outside storage of materials, equipment or refuse.
(b)
Office buildings.
(c)
Research laboratories.
(d)
Warehouses and related office buildings.
(e)
Essential utility and public services.
(f)
Wireless telecommunications towers subject to §§ 196-26 and 196-35.[1]
[1]
Editor's Note: Former Subsection B(1)(g), Medical cannabis dispensaries, added 12-19-2018 by Ord. No. B-91, which immediately followed this subsection, was repealed 6-17-2020 by Ord. No. B-267.
(2)
I-1(W) Subdistrict:
(a)
Manufacturing, processing, producing or fabricating operations which meet the performance standards set forth in Article XII, provided that all operations and activities, except parking, are carried on within enclosed buildings and that there is no outside storage of materials, equipment or refuse.
(b)
Office buildings.
(c)
Research laboratories.
(d)
Planned unit development, per § 196-27.1.
(e)
Restaurants: Class IV.
(f)
Retail businesses and services in accordance with § 196-33.
(g)
Child recreational facilities and services.
C.
Accessory uses shall be as follows:
(1)
I-1 District:
(a)
Off-street parking, loading and unloading in accordance with Article XI.
(b)
Accessory uses customarily incidental to principal permitted uses and on the same tract.
(c)
Signs. See § 196-31.
(d)
Wireless telecommunications antennas subject to §§ 196-26 and 196-35.
(2)
I-1(W) Subdistrict.
(a)
Off-street parking, loading and unloading, in accordance with Article XI.
(b)
Accessory uses customarily incidental to principal permitted uses and on the same tract.
(c)
Wireless telecommunications antennas subject to §§ 196-26 and 196-35.
D.
Conditional uses shall be as follows:
(1)
I-1 District:
(a)
Automobile service stations.
(b)
Commercial garages.
(c)
Building supply and lumber yards.
(d)
Factory outlet stores.
(e)
Planned industrial development.
(f)
Manufacturing and processing operations wherein additional evidence is required to demonstrate ability to comply with minimum performance standards, as set forth in Article XII.
(g)
Public parking facilities.
(h)
Intermediate material recovery facility for solid waste that meets but does not exceed the requirements of the 1979 Hudson County Solid Waste Management Plan, provided that all operations and storage are carried on entirely within enclosed buildings.
(i)
Accessory uses customarily incidental to a principal permitted use but not located on the same lot or parcel or, if contiguous, within the same zoning district.
(j)
Cannabis manufacturers, cannabis wholesalers, cannabis retailers, medical cannabis dispensaries, and cannabis delivery operations, subject to compliance with § 196-33.1.
(2)
I-1(W) Subdistrict:
(a)
Essential utility and public services.
(b)
Public or accessory parking garages.
(c)
Marinas.
(d)
Restaurants: Class I, Class II and Class III.
(e)
Conditional retail businesses or services in accordance with § 196-33 and the standards for specific uses set forth in § 196-19G; except that bars and meat, fish and seafood markets will not be considered a conditional use under § 196-19G.
(f)
Riverborne public transportation.
E.
Area, yard and building requirements for principal and accessory buildings shall be as follows:
(1)
I-1 District.
(a)
Lot area, minimum: 20,000 square feet.
(b)
Lot width, minimum: 200 feet.
(c)
Lot depth, minimum: 100 feet.
(d)
Lot coverage, maximum:
[1]
For principal buildings: 65%.
[2]
For accessory buildings: 10%.
(e)
Building height, maximum:
[1]
For principal buildings, four stories, but not more than 80 feet.
[2]
For accessory buildings, 1 1/2 stories, but not more than 30 feet.
(f)
Yard dimensions, minimum:
[1]
Front: 10 feet.
[2]
Side: 10 feet each side.
[3]
Rear: 20 feet.
(2)
I-1(W) Subdistrict.
(a)
For all uses, other than planned unit development:
[1]
Lot area, minimum: 20,000 square feet.
[2]
Lot width, minimum: 200 feet.
[3]
Lot depth, minimum: 100 feet.
[4]
Lot coverage, as per I-1 District requirements above.
[5]
Building height, maximum:
[a]
For manufacturing, four stories, but in no event more than 80 feet.
[b]
For offices and research, eight stories, but in no event more than 80 feet.
[c]
For marinas and other retail, two stories, but in no event more than 30 feet.
[6]
Yard dimensions, as per I-1 District requirements above.
(b)
For all planned unit development:
[1]
Tract area, minimum: 10 acres, which may include piers, platform and water area.
[2]
Application of lot, coverage and yard requirements per urban design review, § 196-27.1.
[3]
Building height, maximum (includes floors devoted to off-street parking when located within the principal building):
[a]
For manufacturing: four stories, but in no event more than 80 feet.
[b]
For offices and research: eight stories, but in no event more than 85 feet.
[c]
For marinas: two stories, but in no event more than 30 feet.
[d]
For retail:
[i]
Freestanding retail building: maximum two floors of retail use, up to 30 feet in height; rooftop parking is permitted so long as the total building does not exceed 80 feet in height.
[ii]
Retail within a building occupied by another principal use: two floors; where the balance of the building is occupied by residential use, retail space must have entryways separate from the residential use.
[e]
For residential: eight stories, but in no event more than 85 feet; provided, however, that a planned unit development may include residential buildings [defined in planned unit developments as buildings with at least 51% of the gross use area devoted to residential use] with a maximum building height of 125 feet, subject to § 196-17E(2)(b)[4] below.
[f]
For parking structures not located within a principal building: eight stories, but in no event more than 80 feet.
[g]
In no event shall any building exceed 85 feet in height, except as otherwise specified and permitted under § 196-17E(2)(b)[4].
[4]
In order to promote flexibility in the design of planned unit developments, residential buildings in any development block may be constructed to a height of up to 125 feet, provided that the total gross use area for residential uses in the planned unit development does not exceed the gross use area which would be permitted (at the eight-story height limitation) in the planned unit development under the following formula: the sum total area of all development blocks in the planned unit development multiplied by eight {representing the number of stories of residential use permitted under § 196-17E(2)(b)[3][e]} multiplied by 51%.
[5]
Permissible ranges of ratios of residential and nonresidential uses measured on the basis of gross use area:
[a]
Permissible range of gross use area devoted to residential use: 25% minimum to 85% maximum.
[b]
Permissible range of gross use area devoted to the total of all commercial, industrial, public or quasi-public uses: 15% minimum to 75% maximum.
F.
Off-street parking and loading shall be as follows:
(1)
I-1 District: see Article XI.
(2)
I-1(W) Subdistrict:
(a)
Except in the case of a planned development as hereinafter provided, parking shall be provided in enclosed parking structures.
(b)
In the case of a planned development containing at least an aggregate of 100,000 square feet devoted to retail and/or recreational uses (including piers and platforms and excluding water area), parking may be provided in enclosed parking structures or open parking areas or in any combination thereof. Vehicles parked in open areas must be shielded or screened in such manner as substantially to prevent them from being observed from grade level outside the planned development. Such shielding may be provided by buildings, landscaping, fences or walls within the planned development.
(c)
See Article XI for all other requirements.
G.
Performance standards shall be as follows: see Article XII.
§ 196-18 I-2 District.
[Amended 5-7-2003 by Ord. No. DR-91; 12-19-2018 by Ord. No. B-91; 6-17-2020 by Ord. No. B-267; 8-18-2021 by Ord. No. B-384; 7-8-2026 by Ord. No. J-63]
A.
Purpose. The purpose of this district is to establish appropriate standards and uses for rail and other transportation-related commercial and light industrial activities; to provide criteria for off-street parking and loading; and to otherwise facilitate the movement of vehicular traffic and materials transshipment.
B.
Principal permitted uses shall be as follows:
(1)
Food processing and related storage and distributive activities.
(2)
Manufacturing, processing or fabricating operations which meet the performance standards set forth in Article XII, provided that all operations and activities are carried on within enclosed buildings and that there is no outside storage of materials.
(3)
Retail business or service.
(4)
Public buildings and uses, such as equipment garages, parking facilities, parks and playgrounds.
(5)
Wireless telecommunications towers subject to §§ 196-26 and 196-35.
C.
Accessory uses shall be the same as I-1 Industrial District (§ 196-17)
D.
Conditional uses shall be as follows:
(1)
Automotive sales.
(2)
Automobile service stations.
(3)
Automobile laundries.
(4)
Bars.
(5)
Commercial garages.
(6)
Public parking facilities.
(7)
Railroad-related shipping terminals.
(8)
Manufacturing and processing operations, wherein additional evidence is required to demonstrate ability to comply with minimum performance standards as set forth in Article XII.
(9)
Accessory use customarily incidental to a principal permitted use, but not located on the same lot or parcel or, if contiguous, within the same zoning district.
(10)
Cannabis manufacturers, cannabis wholesalers, cannabis retailers, medical cannabis dispensaries, and cannabis delivery operations, subject to compliance with § 196-33.1.
E.
Area, yard and building requirements for principal and accessory buildings shall be as follows:
(1)
Lot area, minimum: 5,000 square feet.
(2)
Lot width, minimum: 50 feet.
(3)
Lot depth, minimum: 100 feet.
(4)
Lot coverage, maximum:
(a)
For principal buildings: 60%.
(b)
For accessory buildings: 10%.
(5)
Building height, maximum:
(a)
For principal buildings, two stories, but not more than 40 feet.
(b)
For accessory buildings, 1 1/2 stories, but not more than 30 feet.
(6)
Floor area ratio, maximum: 1.25.
(7)
Yard dimensions, minimum:
(a)
Front: five feet.
(b)
Side: five feet each side.
(c)
Rear: 15 feet.
F.
Off-street parking and loading shall be as follows: See Article XI.
G.
Performance standards shall be as follows: See Article XII.
