A decade after acquiring the massive 116-acre former Hoffmann-La Roche North American headquarters spanning Clifton and Nutley, Prism Capital Partners has transformed the vacant single-user campus into a thriving, 100%-occupied economic engine.
Marking its 10-year milestone, ON3 now houses 1.55 million square feet of active office, research and development (R&D), and retail space, driven by more than $100 million in infrastructure investments and key municipal approvals that set the stage for up to 2 million square feet of future development.
Overcoming hurdles to create a live-work-play community
Spearheading New Jersey’s largest mixed-use redevelopment was no small feat. Prism’s leadership navigated complex planning and approval processes across two municipalities and two separate counties, managing regulatory red tape, local legal challenges—all resolved in Prism’s favor—and the unprecedented hurdles of a global pandemic.
“We are incredibly proud of what we have accomplished at ON3 – with a healthy dose of frustration at the unnecessary hurdles that have slowed our progress,” Prism principal partner Eugene Diaz, said. “Our unwavering belief that ON3 would become a thriving, live-work-play community… is bearing fruit.”
Diaz and fellow principal partner Edwin Cohen recognized the unmatched strategic advantage of the site’s Route 3 location, situated just nine miles from Manhattan. Today, blue-chip and institutional tenants on campus employ more than 5,500 professionals.
A star-studded roster of tenants
ON3 has attracted prominent leaders across pharmaceutical, healthcare, education, and corporate sectors, including:
- Pharmaceutical & R&D: Eisai Inc., Hackensack Meridian Health Center for Discovery and Innovation
- Medical Education: Hackensack Meridian School of Medicine, Seton Hall University’s Graduate College of Nursing and School of Health and Medical Sciences
- Diagnostics & Healthcare: Quest Diagnostics, Hackensack Meridian Health & Wellness Center at Clifton
- Corporate & Retail: The Ralph Lauren Corporation, Proponent Federal Credit Union, Starbucks, Chase, and Chipotle
What’s next: Expansion and 24/7 living
The next chapter for ON3 promises even greater transformation. Prism Construction Management recently broke ground on a new Panera Bread restaurant, with additional national dining options and a neighborhood grocer slated for announcement soon. Furthermore, Prism anticipates a 2027 construction kickoff for a 266-room, dual-branded Marriott AC/Element Hotel featuring a rooftop bar.
Approved municipal plans from Clifton and Nutley pave the way for:
- Up to 1,074 multifamily residential units
- Approximately 90,000 square feet of additional retail space
- A 150,000-square-foot R&D facility
- An 11-acre parcel designated for a data center or other permitted uses
Sustainable infrastructure and design
A cornerstone of ON3’s design is its forward-thinking infrastructure. It is the first mixed-use redevelopment in New Jersey to integrate a central utility plant, providing power redundancy and significantly reducing grid draw.
Environmental improvements have also reshaped the campus footprint: Prism reduced the site’s impervious coverage from approximately 97% down to roughly 80%, introducing 20 acres of green space complete with parks and walking paths. Extensive parking structures—totaling nearly 4,400 campus spaces across three locations, alongside Quest Diagnostics’ private garage—along with upgraded streets, electrical grids, and stormwater systems ensure the campus is fully equipped for long-term growth.
“ON3 is at a pivotal moment,” Cohen said. “The next phases of development will establish the campus’s true 24/7 environment. Already, ON3 serves as a benchmark in New Urbanism—having created long-term, sustainable value.”
