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.
(11)
Office uses relating to mortgages, financing, lending.
(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.
(16)
Agriculture, subject to the provisions of §
225-133, Agricultural regulations.
B. Uses specifically prohibited:
(1) Veterinary use for veterinary sales of products and kennels.
(2) Any use requiring the primary utilization of vans, trucks or delivery
vehicles as an overall part of the business.
(4) Any use, occupation, or business which utilizes a drive-though service.
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.
(4) Signs. Signs shall only be permitted in accordance with the specific sign regulations of the Township of Harrison as set forth in Article
XIII, §
225-90.
(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]
(7) All applications shall be accompanied by copies of the proposed site plan in accordance with Chapters
174 and/or
176. The application fee for a site plan shall be in accordance with the Site Plan Ordinance now in effect or which may be hereinafter amended.
(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.
D. Permitted accessory uses.
[Added 4-18-2011 by Ord. No. 15-2011]
(1) Solar panels erected on the roof of a building or on the ground, subject to the requirements of §
225-132D.
[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.
(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.
(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.
(10)
Block 38.01, Lots 20, 21, 22.
(11)
Block 39, Lots 1, 2, 3, 4, 5.
(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.
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
(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]
(1) Block 60.01, Lots 23 and 24.
(2) Block 24, Lots 1, 6, 7, 8, 9, 10, 11, 12, 14, 15.
(3) Block 25, Lots 3, 4, 5, 6, 7, 7.01, 7.02, 23.01, 23.02.