ZONING BOARD OF THE TOWNSHIP OF BLOOMFIELD Meeting Minutes for November 20, 2025 The meeting was called to order by Chairman Michalski at 7:05PM. Chairman Michalski read the Open Public Meetings Act statement. The meeting was held via Zoom, recorded and made available for viewing on the Township website and WBMA-TV. Roll call: The following members were present: Chairman Michalski, Mr. Balnicki, Mr. Santasieri, Mr. Johnson, Mr. Bangs, Ms. Brown and Mr. Wangner. The following members were absent: Mr. Marks-Small, Mr. Perez, Mr. LaQuaglia and Ms. Sun. Board consultants present: Anthony Marucci, board engineer and Michael Rubin, board attorney. 1. Communications: A. 2024 Zoning Board Annual Report – Chairman Michalski reminded the board members that they can make recommendations to the Planning Board and the Governing Body from the Zoning Board, concerning adjustments to the report based on the experiences over the past year from the applications the board heard. The recommendations are carried over year after year and are stricken from the report by the board attorney once they have been addressed. The recommendations will be discussed at the 12/4 meeting. Please submit them in the form of a recommendation addressed to Mr. Rubin. B. 110-118 JFK Parkway Drive North – a motion was made by Ms. Brown, seconded by Mr. Balnicki to adjourn the application to 12/18. All members present voted to adjourn. C. 936 Broad Street – a motion was made by Mr. Bangs, seconded by Mr. Johnson to adjourn the application to 12/18. All members present voted to adjourn. D. 42 Ridge Avenue – a motion was made by Mr. Bangs, seconded by Mr. Santasieri to approve the request for reconsideration. All members present voted to approve. E. 224 Broughton Avenue – a motion was made by Ms. Brown, seconded by Mr. Santasieri to adjourn the application to 12/18. All members present voted to adjourn. F. 375 Broad Street – a motion was made by Mr. Balnicki, seconded by Mr. Bangs to adjourn the application to 12/18. All members present voted to adjourn.� 2. Minutes: 11/6/25 – a motion was made by Mr. Santasieri, seconded by Ms. Brown to approve the 11/6 minutes. All members present voted to approve. 3. Resolutions: A. 25 Lawrence Street – a motion was made by Ms. Brown, seconded by Mr. Bangs to approve the draft resolution. Five regular members Chairman Michalski, Mr. Bangs, Ms. Brown, Mr. Johnson and Mr. Santasieri voted to approve. Two alternate members Mr. LaQuaglia and Mr. Perez were absent. B. 9-11 Lois Place – a motion was made by Mr. Johnson, seconded by Mr. Santasieri to approve the draft resolution. Six regular members Chairman Michalski, Mr. Balnicki, Mr. Bangs, Mr. Johnson, Mr. Santasieri and Mr. Wangner voted to approve. One alternate member Mr. Perez was absent. 4. Applications to consider for Board Planner and/or the Board Traffic Expert (‘d’ variances): A. 321 Broughton Avenue Block 911, Lot 1 Zone: R-1B Applicant/Owner: Frank and Jacqueline Gabriele Application: seeking minor site plan, D2 variance for expansion of a non￾conforming Use, D5 density variance and any such other relief from the Zoning Ordinance of the Township of Bloomfield to convert the existing ground floor commercial space into a third apartment unit in the R-1B zone. A motion was made by Mr. Balnicki, seconded by Ms. Brown to engage the board planner and the board traffic engineer. All members present voted to engage both consultants. The board secretary will notify the board planner and the board traffic engineer. B. 12 Park Street, 118 Broad Street, 45 and 49 State Street Block 245, Lot 18, 23, 27 and 29 Zone: R-1B and POR Applicant/Owner: Park United Methodist Church Application: seeking minor site plan, D1 Use variance, Class C variance and any such other relief from the Zoning Ordinance of the Township of Bloomfield to remove an attached garage and construct an accessory playground in the R-1B and POR zone. The subject property also lies in the Historic District Overlay Zone, approval is required from the HPC which was granted on Wednesday, 11/19. A motion was made by Mr. Santasieri, seconded by Ms. Brown to engage the board planner. All members present voted to engage the board planner. The board secretary will notify the board planner. 5. Old Business: A. 33 Dewey Street (2) Block 721, Lot 11� Zone: R-1B Applicant/Owner: Antonio Sanchez Application: seeking a C variance for parking and a D1 variance for prohibited Use and any such other relief from the Zoning Ordinance of the Township of Bloomfield to retain the conversion of an existing single family dwelling into a two family dwelling in the R-1B zone. Testimony was provided by Mr. Evans, Mr. Sanchez, Mr. Marucci and Mr. Martini. Public comments/questions – Mr. Michelli. Board discussion included site plan, architect plans, site suitability, pre-existing condition, multi family dwellings, lot area, tandem parking, easement, shared driveway, multi generational, shared parking agreement, stacked parking, driveway control, c variance for front yard parking, lack of garage, 2021 as is purchase, apartment occupancy, violation, number of cars, foreclosure, converted, single family dwelling, construction official inspection, UCC code compliance, access to the units, staircase, property assessment, planning memo, legalize the 2 family, meters, enhancing the neighborhood, and density variance. A motion was made by Mr. Santasieri, seconded by Ms. Brown to deny the application. Seven regular members Chairman Michalski, Mr. Balnicki, Ms. Brown, Mr. Bangs, Mr. Johnson, Mr. Santasieri and Mr. Wangner voted to deny. B. 78 Watsessing Avenue Block 103. Lot 30 Zone: R-2B Applicant/Owner: Capstone Home Solutions, LLC Application: seeking Preliminary and Final Site Plan approval, a D(1) variance for prohibited Use and any such other relief from the Zoning Ordinance of the Township of Bloomfield to convert an existing two family dwelling to a three family residence which are not permitted in the R-2B zone. Testimony was provided by Mr. Laudisi, Mr. Chen, Mr. Pisano, Mr. Marucci and Mr. Martini. Public comments/questions – there were none. Board discussion included existing 2 ½ story dwelling, proposed 3 family, lighting, parking spaces, asphalt, concrete apron, curb cut, basement kitchen, light spillage, traffic report, bike racks, widening the driveway, circulation issues, fire lane striping, chain link fence, metal awning, on site parking, parking plan, garage space, assigned parking spaces, trash storage, individual cans stored on concreate pad, screening the trash area, existing structural plan, number of doorways, dormer, basement tub, laundry room, third floor egress, fire escape, number of windows, renovations, stand up height, square footage, chimney, kitchenette, existing configuration, conditions of each unit, basement access, condition of garage, and stairs to � the landing. A motion was made by Mr. Balnicki, seconded by Mr. Johnson to adjourn the meeting to 12/18. All members present voted to adjourn. 6. New Business: None 7. Adjournment: a motion was made by Ms. Brown, seconded by Mr. Johnson to adjourn the meeting at 11:10pm. All members present voted to adjourn. Respectfully submitted, Amanda Waters Planning and Zoning Board Secretary�