Starbucks is Coming to ON3 Site on Route 3
The Clifton Planning Board met on Thursday, September 28, 2023 to hear one new and one continued application, as well as to vote on a resolution. According to the city website, the Planning Board’s purpose is to “Exercise its powers in regard to the Master Plan, subdivision control, Capital improvements, site plan review and conditional use approval and application of developments.”
Matthew Miazga at 22 Mt. Washington Drive was the sole new hearing for the night for a minor sub-division. John Kopp testified on behalf of the applicant, whose property currently has a single-family dwelling with a garage, which was refurbished into a garden shed. The applicant wants to remove those buildings, split the lot into two, and develop each with a single-family house. Kopp testified that he would be in compliance with the Neglia engineering report and in compliance with all regulations. With no public questions, Commissioner Binaso motioned to approve the application with the stipulation that every attempt would be made to preserve a couple of large trees currently on the property. The motion was quickly passed with no further discussion.
The resolution for PB Nutclif Master, LLC at 10 Metro Boulevard was passed unanimously. This resolution memorializes the Board’s approval for a 2,800-square-foot café with a drive-through on the main access road that runs through the ON3 campus. The initial proposed tenant is Starbucks. There will also be related site improvements as part of this project.
A continued hearing from August for PB Nutclif Master, LLC for 340 Kingsland Street, was heard next. This will be a four-story medical building on the ON3 site, which includes property in both Clifton and Nutley.
Jack Paruta is the architect for ON3’s medical building and he testified regarding signage for the site. The six signs, Paruta said, fit in with the master plan for the city and require no variances pertaining to size, color, or placement.
Kurt Kalafsky testified as an architect as well, addressing signage for the five-story parking garage on the premises. He said that the proposed signage here also conformed to the limits set forth by the city. All ADA and other requirements are being met, he said. None of these signs will be illuminated.
Site planner David Novak talked about the redesign of certain roads in order to better align with Route 3. He testified that building coverage, parking requirements, and impervious coverage were all in compliance with the master plan for this type of property. Relief is needed to allow for a proposed private roadway on the site, “out of an abundance of caution.” Novak said that he wasn’t sure that a variance was technically required but wanted to be sure that they would be fully in compliance. The applicant’s traffic engineer had previously testified that the design of the roadway would adequately accommodate emergency vehicles, including fire trucks.
Seeing no public concern or questions from the Board, Commissioner Binaso motioned to approve the application, adding that Neglia Engineering was satisfied that all requested changes had been made. The application was quickly approved and the meeting was adjourned less than an hour after it had started.