Passaic City Council Meeting - August 6, 2025

The Passaic City Council met on August 6, 2025, for a regularly scheduled meeting. The most prominent item was the proposal to amend the city's rent stabilization ordinance, reducing the annual rent increase cap from 6% to 3% and adding vacancy control. After extensive public testimony, the council voted to reject the proposed amendment but immediately introduced a new ordinance with the same 3% cap, setting it for final adoption on September 2, 2025. The meeting also included the mayor's update, approval of minutes, and passage of routine resolutions.

Consent Calendar

• Approval of Minutes: The council unanimously approved the minutes from March 4, March 18, and April 1, 2025.
• Ordinance 2491-25: An ordinance amending the designation of restricted parking for disabled persons by New Jersey license plate number was introduced on second reading, opened for public hearing (no speakers), and passed unanimously.

Public Comments & Testimony

Nearly all public comments focused on rent stabilization (proposed Chapter 231 amendment). Speakers overwhelmingly urged the council to pass a 3% cap and vacancy control. Key speakers and their positions:

• Mitchell Khan (New Jersey Tenants Organization): Supported the amendment, noting he helped establish many of New Jersey's 123 rent control ordinances. He argued that tenants have faced unjustified rent increases far above inflation.
• Antonio Hernandez (Make the Road New Jersey): A 23-year-old resident living with his mother and three siblings paying $2,000/month. He asked for a 3% cap and vacancy control, stating that rents have increased inconsistently.
• Carla (Lazo Samanica Unida and Fuerza Migrante): Spoke on behalf of over 20,000 Mexican residents (30% of Passaic's population). She cited families paying $1,600+ for substandard apartments and argued that a 3% cap gives families a fighting chance.
• Isena Coyoteca (Make the Road New Jersey): A Rutgers graduate who lives with her parents and three siblings in a three-bedroom apartment. She described being forced to stay in a hostile living situation due to decontrol and rent unpredictability.
• Joaquin Hernandez: Longtime resident, requested a reduction in rent increases, saying the current 6% is not enough.
• Mariela (Make the Road New Jersey): Experienced a 225% rent increase in one year, leading to depression. She was previously told no rent control existed. She urged passage of the 3% cap and vacancy control.
• Teacher/speaker (also a petitioner): A teacher who collected over 1,400 signatures for the ballot initiative. She said students miss school to work and live in crowded conditions. She argued the 6% cap is too high.
• Timor Subclin: Resident of Cura Street, asked for help with landlord rent increases.
• Adrian Orozco (32BJ SEIU): Represented 160 Passaic residents who are property service workers. He noted 73% of Passaic households rent, and over 81% of renters spend more than 30% of income on housing. Eviction filings in the county rose from 2,600 (2021) to 6,700 (2024). He urged a 3% cap while acknowledging the existing hardship provisions.
• Andre Berger (Movimento Cosecha): Requested passage, warning that federal cuts to food stamps and Medicaid will worsen the crisis.
• Dave Singer (Volunteer Lawyers for Justice): Described the success of New York's Housing Stability and Tenant Protection Act with vacancy decontrol. He argued landlords can still make a reasonable return, and that 3% is close to reality whereas 6% invites exploitation.
• Danilo Kirchner (Jersey City tenant): Described how in Jersey City a 6% cap became a target for algorithmic rent-fixing software (RealPage). He warned that 3% forces competition and maintenance. He noted the ordinance includes hardship and capital improvement pass-throughs.
• Nicole Morella (NJ Coalition to End Domestic Violence): Said rent is the greatest barrier for survivors. Rent stabilization helps survivors maintain stability and avoid returning to abusive partners.
• Cassandra (Housing Community Development Network of NJ): Cited that New Jersey is the 7th most expensive state for renters, requiring $39.99/hour for a modest two-bedroom, while average wage is $23.97. She called the ordinance the will of the people.
• Kevin Weller (Jersey City): Plaintiff in a rent-fixing antitrust case. He argued that 6% doubles rents every 12 years, while 3% takes 24 years. He said the council has three choices: adopt 3%, table it for a compromise, or force a referendum which tenants would win overwhelmingly (citing Hoboken's 73% vote). He noted the ordinance already has hardship and capital improvement provisions.
• Cameron (Passaic and Bergen DSA): Clifton resident who grew up in Passaic, urged a rent cap to protect vulnerable populations and set an example.
• Asada Man: Lifelong resident and renter for 15 years. Described water leaks, mold, and a rent increase while repairs were ignored. He urged passage to prevent displacement.
• Mon Francisco: Lifelong resident of 41 years, said tenants cannot afford more increases, warned of political consequences if ordinance fails.
• Dr. Enrique Noguera and Eliana Noguera: Father and daughter. Eliana, a fifth grader, asked for support for the 3% cap to keep friends from moving away.
• Veronica Ortiz: Asked to consider the elderly, like her 92-year-old grandmother, who cannot advocate for themselves.
• Sonia Kirchner (from Germany): Contrasted 6% vs 3% caps with an example: a $850 apartment becomes $1,700 under 6% in 12 years vs $1,100 under 3%. She noted no salaries have doubled since 2012. She urged passage.
• Laura Sanoma: Single mother of three, rent increased $500 after sale of her building, now paying $2,300.
• Joseph (landlord): Opposed reducing to 3% so quickly. He argued that many landlords are small owners who care for tenants, and that the city should first enforce habitability standards. He suggested waiting to see the effect of the existing 6% cap.
• Multiple other tenants shared similar stories of rent hikes, mold, leaks, and lack of repairs, urging passage of the 3% cap.
• Brendan: Presented economic analysis that a 3% cap would return $4 million to the local economy; each month of delay costs $333,000 leaving the community.

Discussion Items

• Rent Stabilization Ordinance (Chapter 231): The council had two items: Item 2 (proposed amendment from the floor) and Item 44 (a new ordinance introduced by the council). Council President Sheer explained that after discussions with Make the Road, the council would reject Item 2 and instead introduce Item 44, which also proposes a 3% cap and vacancy control. The council voted unanimously to reject Item 2. Then they voted unanimously to introduce Item 44 on first reading, setting it for second reading and final adoption on September 2, 2025.
• Parking and Other Resolutions: The council passed resolutions 20-41, including change orders for the new parking deck (total cost $14 million, on budget) and a bid for a restaurant in the deck. The mayor's update covered many initiatives (see below).

Mayor's Update (Hector Lora)

• Inclusive Summer Programs: First junior police academy with a special needs component (200 participants); fire academy starts August 11. Proud to be first in state.
• Parking Deck: Grand opening expected next week, over 310 spaces including electric chargers.
• Traffic: Gregory Avenue restriping awarded; Pennington Avenue traffic light now operational; Howard Avenue drainage project awarded.
• County Resurfacing: Broadway, Randolph, Paulison, Pennington to be resurfaced by Passaic County.
• Parking Expansion: Added 170 new parking spaces across all wards via restriping and angled parking.
• Events: Second Family Festival starts August 8 at School #11; car show August 10 at Third Ward Park (memorial bench for Will Smith).
• Real ID Event: July 31, in partnership with Assemblyman, provided IDs despite early closure due to storm.
• Traffic Calming: Removable speed bumps installed on Summer Street; more requests under study.
• Zone Parking Permits: Expanded; new requests for Mattimore and Dayton Avenue referred to police and engineer.
• Police Training: 80 officers participating in defensive tactic courses.
• Park Improvements: Rubberized track and baseball field at Third Ward Park; cooperation with county on Covert and Bridge project (expected September/October completion).
• Family Campout: Third annual event with hundreds of families.
• Thrive Organization: Exploring housing for neurodivergent adults; 32 units planned in Red Bank; state has unused funding for families with disabilities.
• Bike Patrol and SRO Program continued.

Key Outcomes

• Rent Stabilization: The proposed amendment (Item 2) to reduce the cap from 6% to 3% and add vacancy control was rejected (unanimous vote). Immediately thereafter, the council introduced a new ordinance (Item 44) with the same 3% cap and vacancy control on first reading. It will be considered for final adoption at the September 2, 2025 council meeting. The council committed to finalizing the bill within a few weeks.
• Restricted Parking Ordinance (Item 1): Passed unanimously.
• Minutes of March 4, 18, and April 1: Approved unanimously.
• Routine Resolutions (Items 20-41): Approved unanimously, including change orders for the parking deck and a bid for a restaurant.
• Executive Session: Item 19 (closed session) was noted.
• Payment of Bills: Approved unanimously.