Newark staff report 2024 housing element progress; planners outline ADU, inclusionary and first‑time buyer programs

City planning staff presented the 2024 housing element annual progress report to the Newark Planning Commission on July 8, summarizing entitlements, building permits and completions for the 2024 calendar year and previewing a package of forthcoming programs aimed at increasing affordable housing and streamlining review.

The report, presented by Yvonne Wynne, covered the period Jan. 1–Dec. 31, 2024 and described progress toward Newark’s sixth‑cycle regional housing needs allocation (RHNA) of 1,874 units. Wynne reported that the city entitled 162 units in 2024, issued building permits for 185 units and recorded 252 completed units with certificates of occupancy during the reporting period. She said timber senior and Homekey projects accounted for a substantial share of affordable completions and permits: “Approximately 43% of the total units permitted were part of the 79 Timber Senior Housing Affordable Project at 37660 Timber Street,” Wynne said, and the Homekey Cedar Community Apartments converted a hotel into a 125‑unit supportive housing facility.

Michael Coolum, housing policy and programs manager, gave an expanded review of regional and local housing trends and the policy response the city plans to pursue. Coolum said Newark has achieved roughly 26% of its RHNA target as of 2024 and stressed the constraints facing construction: high interest rates, rising materials and labor costs, and long development timelines. “I think we’re in pretty good shape at this cycle,” he said, while also describing structural barriers such as a shortage of construction trades and Bay Area construction costs that far exceed other regions.

Why this matters: RHNA allocates the number of homes each jurisdiction must plan for across income tiers; Newark’s sixth‑cycle target of 1,874 units is larger than the previous cycle. Commissioners and staff noted the city is behind on low‑ and moderate‑income unit targets even while making progress on very low and above‑moderate units, and that both pipeline projects and new programs will be needed to meet statutory requirements and local goals.

Key data and projects from the presentations: - RHNA (sixth cycle): 1,874 units (target for Newark). - Entitled in 2024: 162 units across three projects (two multifamily, one single‑family). - Building permits issued in 2024: 185 units (about 43% from the 79‑unit Timber Senior Affordable project; 41% single‑family above‑moderate; 16% ADUs). - Completed units (certificate of occupancy) in 2024: 252 units (about 125 units from Homekey Cedar supportive housing project). - Timber Senior Housing: 79 units (including 20 units reserved for extremely low‑income residents and one manager unit noted elsewhere in the packet). - Saha Thornton Avenue Apartments (entitled April 2025): 59 affordable units, including one manager’s unit and 10 units designated for individuals with intellectual or developmental disabilities (presented as part of the pipeline). - ADU permits in 2024: 29 (an increase compared with 9 ADU permits in 2023; staff noted ADU production is expected to grow after a planned ADU ordinance revision).

Planned programs and code changes described to the commission - ADU ordinance revision and an ADU incentives program (zoning and fee changes, preapproved plans and outreach) intended to streamline and increase ADU production. - Objective design standards (ODS) to reduce subjectivity in project review and shorten timelines; staff said ODS aim to improve predictability for applicants and may lower costs associated with discretionary review. - A first‑time homebuyer assistance loan program and an affordable homeownership administration program; the city has selected a consultant and will seek city council approval of a contract for program development and administration. - Inclusionary housing code amendments: staff will present changes to Chapter 17.18 of the Newark Municipal Code that would prioritize on‑site construction of affordable units, with fees remaining an alternative in some cases. - A request for proposals (RFP) for a consultant to develop a five‑year homeless action plan; staff said the plan will be coordinated with Alameda County efforts and could make Newark eligible for additional regional funding. - A community‑driven plan for the Four Corners area (Jarvis and Newark Boulevard) with a minimum target of 360 new homes to support transit‑oriented development tied to the proposed South Bay Connect commuter rail station in nearby Ardenwood.

Commissioners asked about the low share of low/moderate units and program design details. Commissioner Becker asked what the city is considering for first‑time homebuyer assistance; Coolum said, “Typically first time home buyer programs… would target moderate income households” and that the program could take the form of down‑payment assistance loans or other financial tools and that a consultant will recommend program design and resale/readiness provisions.

Staff emphasized implementation and compliance: Wynne said the city has submitted annual progress reports to the California Department of Housing and Community Development (HCD) and the Governor’s Office of Land Use and Climate Innovation (LCI) as required by state law, and that the 2024 APR will be forwarded to the City Council. Coolum said objective design standards, inclusionary housing amendments and other programs will be brought to the Planning Commission and City Council later in 2025.

Other procedural items reported at the meeting: the commission approved the minutes of the June 24, 2025 meeting (motion by Commissioner Becker, second by Commissioner Fitts; motion carried, 4 ayes). Planning staff also reported that the Planning Commission previously adopted a resolution approving the Prologis Industrial Warehouse project on Central Avenue; that decision has been called up for review by the City Council and will be heard July 24, 2025.

Web resources and next steps: staff highlighted a public housing information site, housing.newarkca.gov, as a one‑stop resource for the housing element, program updates, and community resources. Commissioners asked staff to return with specific ordinance and program drafts for public hearings and council consideration later in 2025.

This account summarizes staff presentations and commissioner questions during an informational Planning Commission meeting; no land‑use approvals or code amendments were adopted at this July 8 meeting.