[Added 12-28-1995 by Ord. No. 31-1995; amended 9-15-1997 by Ord. No. 15-1997; 8-7-2000 by Ord. No. 13-2000; 9-17-2001 by Ord. No. 31-2001; 10-15-2001 by Ord. No. 35-2001; 4-21-2003 by Ord. No. 10-2003; 7-6-2004 by Ord. No. 18-2004; 12-17-2007 by Ord. No.
58-2007; 12-17-2007 by Ord. No. 59-2007; 11-17-2008 by Ord. No.
38-2008]
The Professional Office District is designed to provide for
limited office uses in designated portions of residential districts
in the Township of Harrison, which, by virtue of their location with
regard to existing infrastructure such as transportation facilities,
other businesses, public services, commercial uses in general, and
in particular residential uses, and this article, is intended to provide
a logical transition in land use that is not incompatible with residential
uses. Administrative, executive or professional organizations, manufacturer's
representatives, administrative and clerical operations of government,
industrial or commercial organization, or any combination of those
specified herein are provided for. This article is designed to prohibit
traffic hazards, noise, trucking, and uses not compatible with residential
use.
In the PO District, a building may be erected, altered or used
on a lot for any of the following uses or a combination of uses specially
provided herein and no other:
A.
Uses by right; professional office or professional office building
for one or more of the following uses and professions:
(1)
Physicians licensed by the State of New Jersey and generally engaging
in all healing and caring for sick and ill.
(2)
Dentists as may licensed by the State of New Jersey and all forms
of dentistry.
(3)
Surgeons licensed by the State of New Jersey and generally engaging
in surgery procedures related to their occupation.
(4)
Opticians licensed by the State of New Jersey and all forms of optician-related-type
care.
(5)
Insurance agency engaging in any and all forms of insurance.
(6)
Any licensed real estate agency.
(7)
Stock brokerage or investment firms.
(8)
Attorneys.
(9)
Engineers.
(10)
Land surveying.
(11)
Office uses relating to mortgages, financing, lending.
(12)
Accountants.
(13)
Architects.
(14)
Management firms.
(15)
Such other office uses which relate to clerical utilization
of employees, excluding, however, sales, retail and wholesale of merchandise
and/or goods, but excluding all forms of "sales and showroom" and
warehousing.
B.
Uses specifically prohibited:
C.
Special use regulations. All professional offices and office buildings
shall be subject to the following special use regulations:
(1)
Office or office buildings and any building use in conjunction therewith
shall be architecturally in keeping with the character of the area
in which the site is located and shall specifically exclude sales-oriented
structures, including storefronts, store windows, or other features
which are normally associated with retail activities on the premises.
(2)
No inventories or merchandise shall be maintained or displayed upon
the premises, except samples for display purposes may be maintained
in offices, provided they are not visible from the exterior, and provided
no sales directly take place in the office or office buildings.
(3)
Parking spaces shall be provided in accordance with the parking requirements
set forth in § 225-86(B)(2) and the regulations hereinafter
set forth:
(a)
All parking areas shall, wherever possible, be located to the
rear of the required front yard and shall be appropriately landscaped
and/or fenced for the benefit of any property owners adjoining or
directly opposite their front, subject to site plan review.
(b)
Landscaping for side and rear areas shall be not less than six
feet in elevation if the premises sought to be used under professional
office adjoin a residential use.
(5)
Any application for a building permit relating to an office building for original construction or conversion of an existing building or any substantial alteration of an existing building for use for professional office space shall be the subject matter of a site plan review by the Harrison Township Planning Board. The applicant shall accordingly make an application for site plan review pursuant to Chapters 174 and/or 176 of the Code of the Township of Harrison.
(6)
In the event an application for permit shall require a variance not
within the jurisdiction of the Planning Board to grant, action shall
be taken by the Combined Planning Board for the entire application,
including site plan review.
[Amended 3-5-2012 by Ord. No. 16-2012]
(8)
All applications shall be reviewed in the context of the Site 2 development
considerations photographs in the July 2008 Master Plan Re-Examination
Report.
A.
B.
Parking space specifications. For purposes of this article, parking
space shall be a space in a structure or on a lot which meets the
size and other requirements of this section, is reserved for the parking
of a motor vehicle and has direct access from the street and shall
be designed in a safe manner so as to permit automobiles to come onto
the lot, together with pedestrians walking upon the lot.
(1)
Each parking space shall be not less than nine feet wide and 18 feet
long.
(2)
The isle space between rows or banks of parking space shall be not
less than 24 feet for ninety-degree parking and not less than 20 feet
for parking in angles of 60° or less.
(3)
All parking spaces and traffic flow direction shall be clearly marked
and well maintained.
(4)
For purposes of this article, there shall be no distinction between
compact cars and full-size cars for parking area regulations.
(5)
Parking spaces shall be specifically reserved in accordance with
the applicable laws of the State of New Jersey for the physically
handicapped and/or such other ADA regulations as may be applicable
for parking spaces and access to the building or buildings.
(6)
All parking to be utilized and accounted for in connection with this
article shall be off-street parking. No on-street parking shall be
counted or considered as parking spaces for any application under
this section.
(7)
Each parking lot or area shall be separated from the street or highway
by a raised curb, planting strip, wall, or other suitable barrier
against unchanneled motor vehicle entrance or exit, except for necessary
accessway for access, and the layout of such lot or area shall not
be such as to require vehicles to back out onto a street.
(8)
Lighting. Parking areas shall be lit for use during nighttime, if
applicable, and shall be shoe-box type lighting and will be the subject
matter of an isolux plan and review for lighting so as not to escape
the property in question. Lighting shall be in accordance with fixed
hours of operation which shall be disclosed in any application for
site plan review.
(9)
Pedestrian walkways shall be required from any parking area to a
public right-of-way and to the professional office building proposed
to be built.
(11)
Where nonresidential development abuts or is across the street
from a residential use or residential zoning district: a buffer having
a width of 100 feet comprised of at least a double-staggered row of
evergreen trees, planted 10 feet at center.
(12)
Height restrictions. No building shall exceed a total of 35
feet in elevation.
(13)
Parking areas shall be required to adjoin or be directly adjacent
to the professional office building site.
[Amended 5-6-2013 by Ord. No. 16-2013]
A.
Lands designated to be zoned Professional Office by lot and block
number identification:
(1)
Block 3, Lots 1.01, 8 and 9.
(2)
Block 22, Lots 12.02, 12.03 and 12.04.
(3)
Block 31, Lot 11.
(4)
Block 32, Lot 4.
(5)
Block 33, Lots 2, 2.01 and 14.
(6)
Block 34, Lot 43, being divided by the proposed Route 322 bypass
alignment with the portion to the east of the bypass zoned Professional
Office.
(7)
Block 34, Lot 44.
(8)
Block 37.04, Lots 21 and Lot 1, being divided by the zone boundary
line with the eastern line running south from where lots 17 and 18
meet with Lot 1 and running perpendicular to Main Street to the south
edge of the Atlantic City easement and then west to Main Street.
(9)
Block 38, Lots 4, 5.
(10)
Block 38.01, Lots 20, 21, 22.
(11)
Block 39, Lots 1, 2, 3, 4, 5.
(12)
Block 41.01, Lot 1.
(13)
Block 43, Lots 7, 7.01, 8, 9, 10, 13, 14, 15, 16, 17, 17.01,
17.02, 17.03 and 18.
(14)
Block 43.01, Lots 1, 1.01, 1.02, 1.03, 2, 3, 4, 5 and 6.
(15)
Block 56, Lots 3.01, 3.02.
(16)
Block 56, Lots 4, 4.01, 4.02 and 4.03.
(17)
Block 57, Lots 15.01, 15.02, 16 and 17.
(18)
Block 57, the first 700 feet of Lot 15.
(19)
Block 71, Lot 7.01.
B.
The following lands shall be zoned Professional as an overlay use
in addition to the R-1 uses presently applicable:
[Amended 5-6-2013 by Ord.
No. 16-2013; 5-16-2016 by Ord. No. 7-2016
(1)
Block 56, Lot 1.03.
(2)
Block 56, Lot 1.04.
(3)
Block 56, Lot 1.05.
(4)
Block 45.01, Lot 5.
(5)
Block 45.01, Lot 5.08.
(6)
Block 33.01, Lots 2, 7, 8, 18, 19, 20.
(7)
Block 34, Lots 34, 35, 36.
(8)
Block 34, Lots 38, 39, 40, 41 and 42.
(9)
Block 31, Lots 10, 11.01, 11.02, 11.03, 11.04, 11.05, 18.
C.
The following lands identified upon the Tax Map of the Township of
Harrison shall be zoned Professional as an overlay use in addition
to the R-2 uses presently applicable:
[Added 5-16-2016 by Ord.
No. 7-2016]
