ZONING BOARD OF ADJUSTMENT OF THE CITY OF CLIFTON
NOTICE OF HEARING
PLEASE TAKE NOTICE that on May 20, 2026, beginning at 7:00 p.m., and thereafter on such dates as such hearing may be continued, the Zoning Board of Adjustment of the City of Clifton (“Board of Adjustment”) will hold a public hearing in the Municipal Court at the Clifton City Hall, 900 Clifton Avenue, Clifton, New Jersey 07013, on the application of PB Nutclif Master, LLC (“Applicant”) for preliminary and final major site plan approval, minor subdivision approval, a (d)(1) use variance, and a variance from N.J.S.A. 40:55D-35 (as authorized pursuant to N.J.S.A. 40:55D-36) (the “Application”) for a proposed subdivision and private roadways, as well as related improvements, for properties designated on the City of Clifton tax maps as Block 80.02, Lot 1.01 (which is proposed to be designated as Block 80.02, Lot 1.14, in the future), and Block 80.02, Lot 2.01.
The Clifton Planning Board granted approvals for private roadways and a restaurant with a drive-through, with the initial tenant proposed to be Chipotle, for properties designated on the Clifton tax maps as Block 80.02, Lots 1.01, 1.06, 1.07, 1.08, and 1.10, on June 26, 2025, as memorialized by resolution adopted on July 24, 2025. The proposed private roadway crosses over Lot 2.01, which is owned by the City of Jersey City and used by the Jersey City Municipal Utilities Authority (“JCMUA”). Lot 2.01 was omitted from specific inclusion in the original area in need of redevelopment study performed by Clifton (and Nutley) for the entire Hoffman LaRoche site, and therefore Lot 2.01 was subsequently omitted from the Clifton Hoffman-La Roche Phase III Redevelopment Plan and its amendments. The subject application does not propose any new structures or buildings. Lot 1.01 is a portion of the former Hoffman-LaRoche (“HLR”) campus comprising approximately 116 acres, now known as “ON3,” and is located in the Clifton Hoffman-La Roche Amended Phase III Redevelopment Plan, also referred to as the Highway Amenity Anchor Redevelopment Plan (HAARP) District. Lot 2.01 is not located in the Clifton Hoffman-La Roche Amended Phase III Redevelopment Plan and is instead located in the M-3 Zoning District, which does not permit roadway/street uses, thus requiring a use variance. Site plan approval is also being sought for the private roadway which crosses over Lot 2.01. The Planning Board approval was conditioned upon the Applicant obtaining this use variance and site plan approval.
In addition, the Applicant is also seeking minor subdivision approval to recognize and effectuate a correction of the lot lines of the adjacent Lots 1.01 and 2.01.
As part of the Application, the Applicant is requesting a use variance pursuant to N.J.S.A. 40:55D-70(d)(1) from the Code of the City of Clifton, Section 461-13.1. N.(1), as incorporated by Section 461-13.1.O.(1)(a) (and also shown in Section 461, Attachment 3), to permit the proposed private roadway/street in the M-3 Zone, which does not permit roadway/street as principally permitted uses.
The Applicant is also requesting a variance from N.J.S.A. 40:55D-35 (as authorized pursuant to N.J.S.A. 40:55D-36) to permit approval of the proposed development on lots that do not abut a street (as defined in the statute) giving access thereto.
While the Applicant believes that, except as noted above, its Application is in conformance with the Code of the City of Clifton and the Redevelopment Plan, the Applicant hereby requests any permits, approvals, waivers, variances, deviations, appeals, interpretations, and/or exceptions from the Code of the City of Clifton and/or the Redevelopment Plan as may be required for the Application and as may arise during the review and/or processing of the Application, during the course of the public hearing(s), and/or at the request of the Board of Adjustment.
At the hearing, all interested parties will be given the opportunity to be heard. You may appear either in person, or be represented by agent or by attorney, to present any objections or comments which you may have to granting this Application.
Copies of the application forms and all plans, documents, and correspondence concerning the application are on file in the offices of the City of Clifton Zoning Board of Adjustment, City of Clifton, City Hall, 900 Clifton Avenue, Clifton, New Jersey, and are available for inspection Monday through Friday, holidays and furlough days excepted, between the hours of 8:30 a.m. and 4:15 p.m. You may contact Liana Bolcato, at 973-470-5808 or via email at lbolcato@cliftonnj.org, to set up an appointment to inspect the application forms and all plans, documents and correspondence concerning the application, or for any additional information.
Respectfully,
Adam J. Faiella, Esq.
Sills Cummis & Gross P.C.
Attorneys for Applicant
(973) 643-7000
Record/Herald 5/7/2026
Fee $91.52 12311078
