NOTICE OF HEARING OF THE CITY OF CLIFTON
ZONING BOARD OF ADJUSTMENT
PLEASE TAKE NOTICE:
An Application for development has been submitted which requires notification of property owners as per Municipal Land Use Law. The Application has been submitted by the Applicant, Honey Brewed Coffee LLC, whose address is 120 Brighten Rd., Suite 3, Clifton, N.J. 07012 for property identified as 279 Crooks Ave., Clifton, N.J. 07011, Block 5.05, Lot 14, on the City of Clifton Tax Map, which has a Zone District Designation as B-C. The Owner of this property is NRD Properties LLC.
The nature of the matters to be considered by the Clifton Zoning Board of Adjustment is whether to grant or deny the Applicant's proposed Application and project for the Applicant to open and operate a coffee shop restaurant in the building located on the property known as 279 Crooks Ave., Clifton, NJ, said building currently containing a vacant store and residential apartment. The exterior dimensions of the building are not being modified and the renovations are to the interior space as set forth in the architectural plans of the Architect, Rosario Mannino. There is no onsite parking for this location.
The application in question requires the following approval/relief from the City of Clifton Zoning Board of Adjustment as per the Clifton Zoning Ordinance:
Variances for:
1] A D-1 variance pursuant to N.J.S.A. 40:55D-70d(1), in that the property is located within the B-C zoning district and the mixed residential use and/or restaurant use of the principal structure is restricted against and not permitted [NJ Statute section 40:55D-70D(1)].
2] A D-3 variance pursuant to N.J.S.A. 40:55D-70d(3) in that fast-food restaurants are a permitted conditional use in this B-C zoning district, however not all of the conditions have been satisfied so the Applicant is requesting a D(3) variance [NJ Statute sections 40:55D-70D(3)], a deviation from a specification or standard pursuant to section 54 of P.L.1975, c.291 (C.40:55D-67) pertaining solely to a conditional use.
3] For Lot Area, where 25,000 sq ft is required for a fast-food conditional use, there is no minimum lot area for restaurants in the B-C zone, but 5,000 sq ft exists, except this is an existing non-conforming condition.
4] For Lot Width, where 125 ft is required for a fast-food conditional use, there is a 50 ft minimum lot width requirement for restaurants in the B-C zone, but 37.5 ft exists, except this is an existing non-conforming condition.
5] For Lot Depth, where 150 ft is required for a fast-food conditional use, there is no minimum lot depth requirement for restaurants in the B-C zone, but 100 ft exists on the westerly side, and 200 ft exists on the easterly side, except these are existing non-conforming conditions.
6] For Front Yard Setback, where 25 ft is required for a fast-food conditional use, there is a 5 ft minimum front yard setback requirement for restaurants in the B-C zone, but 0 ft exists, except this is an existing non-conforming condition.
7] For any Rear Yard Setback, where 50 ft is required for a fast-food conditional use, there is a 10 ft minimum rear yard setback requirement for restaurants in the B-C zone, but less than that exists, except this is an existing non-conforming condition.
8] For Setback for Side Yards, where 30 ft is required for each of the side yards for a fast-food conditional use, there is a requirement for one-half of the building height for each of the side yards for restaurants in the B-C zone, but 3.1 ft exists for one side yard and 1 inch exists for the other side yard, except this is an existing non-conforming condition.
9] For Maximum Lot Coverage, where the maximum coverage for the lot should be 25% for a fast-food conditional use, there is a 60% maximum lot coverage requirement for restaurants in the B-C zone, but the lot coverage for this lot is 35%, except this is an existing non-conforming condition.
10] For Height, where the maximum height of the building that is allowed is 20 ft for a fast-food conditional use, there is a maximum building height requirement of 30 ft where the property abuts a residential zone and 40 ft for all other locations in the B-C zone for restaurants, and the height exceeds 20 feet, but this is an existing non-conforming condition.
11] For the number of building stories, where the maximum number of building stories that are allowed is 1 story for a fast-food conditional use, there are 2 stories permitted where the property abuts a residential zone and 3 stories are permitted for all other locations in the B-C zone for restaurants, but there are 2.5 existing building stories for this building, except this is an existing non-conforming condition.
12] For Off Street Parking in that 1 off street parking space is required for each employee, 1 off street parking space is required for each of the 2 seats for customers, so that 10 or more off street parking spaces are required, and there are no off street parking spaces provided.
13] For any additional Off Street Parking that the City of Clifton Board may require.
14] For site plan approval
15] Granting all other relief, waivers, variances and approvals that may be required or that may be raised at the time of the hearing.
The date, time and place of the City of Clifton Zoning Board of Adjustment hearing and meeting, to approve or deny the Applicant's Application, in which all participants shall be personally attending, has been ordered for May 20, 2026 at 7:00 p.m. at the Clifton City Hall, 900 Clifton Ave., Clifton, N.J. 07011
The location and times for which the Application, plans, maps and documents may be reviewed are as follows: A copy of the Applicant's documents, Application, plans, and any maps are available for public review at Clifton City Hall, Zoning Office, 900 Clifton Ave., Clifton, NJ 07013 between the hours of 8:15 AM - 4:15 PM, Monday through Friday.
Fadi Salim, Managing Member for Honey Brewed Coffee LLC
Record/Herald-May 7, 2026 Fee: $98.56 12310141
