Armory Topic at March 6 Zoning Board Meeting

A year after being auctioned off by the state, the Armory will be the topic of  a Board of Adjustment hearing on its proposed use as a "daycare and aftercare facility."

HOPES Community Action Partnership of Hoboken is the applicant, according to a legal notice published today. The Armory at Leland Avenue and East Seventh Street is in a low/moderate density residential zone where the proposed use is not permitted. The use variance and other relief is on the agenda for the March 6 Board of Adjustment meeting, 7 p.m. in City Hall Library.

The Armory was auctioned off for $926,000 early in 2012 after various city schemes for its use fell through. The auction results had to be passed by legislation and was not final until December. (Note: Click here, but story links no longer work).

The HOPES web site lists three addresses for its services in Plainfield, at 7-9 Watchung Ave., New Horizons at 110-128 W. Front St., and St. Mary's at 513 W. Sixth St.

According to the legal notice, variances needed for the Armory site are:
17:9-7.B - The proposed uses are not permitted in the R-3 Zone. Requires a use variance.
17:9-7.D - A minimum rear yard setback of 30 feet is required, the existing warehouse has a rear yard setback of 9.83 feet, while the proposed addition will have a rear yard setback of 9.83 feet.
17:9-7.D - The maximum permitted lot coverage is 40%. The existing lot coverage is 82.26% which will be reduced to 79.61%.
Relief Required from Supplementary Zoning Regulations
17:9-23 - There is a limitation in the residential zones of a single principal structure. There are presently two principal structures on site.
17:9-24A&B - A residential use shall have a 10 foot buffer from all uses other than one and two family dwellings. The existing warehouse has a buffer which is 9 feet, 10 inches from adjoining residential property designated as Lot 3, Block 625.
17:9-24.D.2 - Loading areas shall be screened by a minimum 10 feet tall visually impervious screen. The two loading areas on the northwest (rear) elevation do not meet this requirement.
17:9-24.E1&2 - HVAC and utilities must be buffered 3 feet wide and screened 4 feet high around all sides. This is not met.
17:9-27 - Encroachment is not permitted in the public right-of-way without approval of Plainfield City Council. Landscaping, 5 light poles, curbing, and a portion of the first 22 parking spaces are located within the public right-of-way facing East 7th Street.
17:9-42.E - Parking lots are not permitted in any required side yard setback area and front yard area. Parking is located within the side yard setback and front yard areas.
17:9-42.H - Curb cuts for 10 feet wide driveways shall be a maximum of 14 feet wide. Curb cuts for 20 foot wide driveways shall be a maximum of 26 feet wide. The driveway on E. 7th Street is 24 feet wide and the curb cut is 35 feet, 5 inches. The driveway on Leland Avenue is 24 feet wide, and the curb cut is 38 feet, 5 inches.
17:9-42.K - The Land Use Ordinance does not contain an off-street parking requirement for the requested uses. The parking requirement shall be determined during a Public Hearing. The applicant proposes 82 parking spaces. A parking variance may be required.
17:9-42.N - Driveways in Residential Zones shall not provide access to non-permitted uses. The driveways on both E. 7th Street and Leland Avenue now and with the proposed uses will provide access to non-permitted uses.
17:9-42.P - All uses other than one and two family homes shall not have parking within the front yard area. The parking is located within the front yard area.
17:9-43.B - A minimum of 5% of the interior of a parking lot shall be provided with planting islands containing a minimum of 1 deciduous tree for every 5 parking spaces abutting said island. The 82 parking spaces which are proposed have a total of 4 new trees, sixteen are required. No deciduous trees are proposed.