Passaic council adopts Tolleson Avenue redevelopment plan that replaces two rooming houses with 36 units, 12 affordable

Passaic City Council voted unanimously on Nov. 10 to adopt Ordinance 25-01-25, a redevelopment plan for Blocks 3212, Lots 21 and 23 (91–95 Tolleson Avenue) that will demolish two existing rooming houses and replace them with new apartments, the administration said.

The administration’s presentation said the project would produce 36 units with 12 designated as affordable — "over 20% set aside for affordable housing," the administration representative stated — and would replace prohibited rooming‑house uses with permitted multifamily housing. "So this plan would eliminate 2 prohibited uses," the administration said during the council presentation.

Council members focused much of the debate on parking and how the city would enforce promises made to tenants. Councilman Monk pressed staff to ensure tenants have access to at least one parking space without extra cost, pointing to language on page 7 that "strongly recommends" off‑site parking agreements for shortfalls. The administration replied that the planning board may require off‑site leases but agreed to clarify the ordinance. The revised language approved by the council requires: a) "at minimum, 1 parking space must be assigned to each unit at no additional cost," and b) that the assigned free space "must be provided on‑site if on‑site parking is available." The administration said these conditions will be part of planning‑board approvals and of the certificate‑of‑occupancy process, and violations could put approval in jeopardy.

Council members also questioned whether the plan’s conceptual drawings provided the 2,500 square feet of interior community amenity space the redevelopment standard calls for in projects of 20 units or more. The administration said the drawings are conceptual guidance for developers and that the planning board will review final floor plans to ensure compliance. The business‑administrator’s office noted that qualified applicants could apply for a 5‑year short‑term tax abatement or other community‑development funding.

The council closed the public hearing after limited public comment and adopted the ordinance by roll call. The presiding official announced the ordinance "passes unanimously." The council directed staff to transmit the amended language to the planning board for their review under the redevelopment plan process.

What happens next: the plan proceeds to the planning board for site‑level review and any required variances; the administration said the parking and amenity conditions will be tracked through the board’s approvals and enforced at the certificate‑of‑occupancy stage.