Harrison Township City Zoning Code
ARTICLE IX
Professional Office District
§ 225-69 Purpose.
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.
§ 225-70 Use regulations.
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.
§ 225-71 General regulations.
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.
§ 225-71.1 Zone boundaries.
[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
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]