Current Housing Efforts
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The City is working continuously to implement the Housing Element, Newark’s plan for addressing the housing needs of all members of the community. This includes supporting the construction of new homes to achieve Newark’s Regional Housing Needs Assessment target (RHNA), and implementing policies and programs to address housing affordability.
Development Projects
Planned Projects
Thornton Avenue Apartments
Satellite Affordable Housing Associates (SAHA), plans to construct a 5-story apartment building with 59 affordable homes (including one manager's unit) and various site improvements. The building will include a mix of one-, two-, and three-bedroom units, parking, and other residential amenities. The City has committed over $13 million in funding for the project in the form of loans and land, and the project has also secured funding from Alameda County. The project is seeking remaining funding from state and federal sources.
The City Council approved the project in April 2025.
Current Projects
Robson Homes, 38288-38594 Cedar Boulevard
Robson Homes LLC, is building 118 homes on a 7.76-acre site formerly occupied by automotive and storage uses. The project includes landscaping and open space areas, a new private street, and on-site and off-site improvements.
The City Council approved the project on May 25, 2023.
Terracina at FMC Willow
USA Properties, Inc. plans to construct a 5-story apartment building with 91 affordable homes (including one manager's unit) and various site improvements. The building will include a mix of one-, two-, and three-bedroom units, parking and other residential amenities. The project is part of the larger FMC Willow and Grand Park project, which was approved by City Council in September 2022.
The project is applying for financing with the intent of breaking ground in early 2027.
Mowry Village
Mowry Project Owner LLC, plans to demolish the Pick N’ Pull auto dismantling yard, remediate the site, and develop 196 single-family detached homes, 30 affordable housing units (including 10 Very Low-Income and 20 Low-Income), along with related onsite improvements. The project would also include off-site improvements along Mowry Avenue. The site is located in the Area 3 & 4 Specific Plan area.
City Council approved the project on December 11, 2025. The project documents can be viewed on the Projects Under Environmental Review Page.
Inclusionary Housing
An inclusionary housing ordinance requires new residential projects to set aside a percentage of units for affordable housing or a payment of in-lieu fees made towards affordable housing.
City Council approved Ordinance 560 on January 26, 2026, amending NMC Chapter 17.18 and adding Chapter 17.28 concerning inclusionary housing. The adopted ordinance are supported by the City’s April 2025 Inclusionary Housing Study.
Effective February 2026, developers of residential and mixed-use projects with 10 or more homes (Large Projects) are required to restrict 10 percent of all homes to low- or moderate-income households. Projects of 9 or fewer homes (Small Projects) are required to pay the housing impact fee, which can be found in the City’s Master Fee Schedule.
Large rental projects shall restrict affordable homes to an average of 50 percent of the Area Median Income (AMI), not to exceed 80 percent AMI. For example, a 120-home project shall set aside 12 homes as affordable housing. Four homes could be leased at prices affordable to households making 30 percent of AMI, four homes at prices affordable to 50 percent AMI households, and four homes affordable to 80 percent AMI households, for an average project affordability of 50 percent AMI.
Large for-sale projects shall restrict affordable homes to an average of 110 percent AMI, not to exceed 120 percent AMI. The City contracts with Hello Housing to manage the City’s below market rate homeownership program, including the provision of technical assistance to homebuilders and regulatory monitoring and reporting.
Projects of any size may request City Council approve an alternative means of compliance, including, but not limited to, clustering affordable units, off-site development of affordable units, and dedication of land for affordable housing development.
Homebuilders are advised to review Ordinance 560 for complete requirements.
For more information about this project please contact housing@newarkca.gov.
Local Preference
A local preference policy prioritizes people who live or work in the local community for new affordable housing opportunities.
City Council approved Ordinance 560 on January 26, 2026, adding Chapter 17.28 concerning a local preference policy. This policy will help to ensure that housing supported by local resources serves Newark residents and workers, and it will provide support to residents facing displacement due to economic and real estate market conditions.
Ordinance 560 requires developers of new below-market-rate homes entitled by or receiving financial assistance from the City to give priority to individuals who live or work in Newark, or who were displaced by the proposed project.
The City contracted with Hello Housing in July 2025 to support developers with compliance and to design and administer a below-market-rate homeownership program.
The City commissioned a Live/Work Policy study in 2022 to support a local preference policy and ensure the City’s policy will not violate fair housing law. The study showed that lower-income Newark households are subject to displacement pressures. The study also showed that the adoption of a local preference policy would not have a disparate impact in terms of denying housing opportunities to particular protected classes of residents or workers. A copy of the study is available here.
For more information, please contact housing@newarkca.gov
Tenant Protections
The City is preparing programs and ordinances to enhance tenants rights in Newark and prevent displacement.
City Council approved Ordinance 561 on January 22, 2026, adding Chapter 5.45 and Chapter 5.50 concerning tenant protections. This ordinance reiterates state law regarding the rights and obligations of residential tenants and landlords, and offers expanded rights to relocation assistance, support and resources to both tenants and landlords.
The ordinance will take effect on May 1, 2026 and residential landlords will have until July 1, 2026 to register their rental property and take other specified actions. The City will provide resources and support for compliance.
Additional information and resources will be available shortly.
Accessory Dwelling Units (ADUs)
Accessory dwelling units (ADUs), also known as “in-law units,” “granny units,” or “secondary units,” are separate, smaller homes, on the same lot as a larger house, apartment, or condo building.
City Council approved Ordinance 563 on February 12, 2026, amending Title 17 of Newark Municipal Code to bring Newark’s zoning code into compliance with state law and provide additional incentives for the construction of ADUs.
ADUs have their own kitchen, bathroom, and sleeping areas. They can be attached to the primary home (an “attached ADU”), detached from the primary home (a “detached ADU”), or a part of the primary home that has been converted into a separate apartment (a “conversion ADU”). ADUs are allowed on all types of residential properties.
ADUs play an important part in Newark’s housing supply and are part of the solution to address the statewide affordable housing shortage. The City is in the process of updating its ADU Ordinance (Newark Municipal Code Section 17.26.040) and implementing the Newark Housing Element Program H2.2: Accessory Dwelling Unit (ADU) Program. More details on the update will soon follow.
If you are interested in learning more about ADUs and the permitting process, please visit the City’s Accessory Dwelling Unit website or contact joseph.balatbat@newarkca.gov
Objective Design Standards
The City is developing Objective Design Standards to offer applicants and developers a clear, measurable understanding of residential and mixed-use development expectations.
Unlike guidelines, these standards are precise and enforceable. For instance, an objective design standard might require that building entrances feature a roofed projection or recess with a minimum depth of five feet. These objective design standards will align with state laws and apply to projects governed by the Housing Accountability Act and related legislation. The City plans to present these proposed objective design standards to the Planning Commission in spring of 2026.
For more information regarding this effort visit the City’s Objective Design Standards website or send an email to housing@newarkca.gov.
First-Time Homebuyers Program
The City is currently working with a consultant team to develop and administer a below market (or affordable) homeownership program and downpayment assistance program.
The intention of the program is to bring homeownership within reach, with a focus on BIPOC (Black, Indigenous, People of Color) residents and first time homebuyers.
Alameda County currently administers the AC Boost program, which provides financial assistance (up to $210,000 in shared appreciation loans) to middle-income working households to purchase a home in Alameda County. For more information and qualification requirements, visit the AC Boost website.
The Housing Trust also provides assistance to first-time homebuyers through its Home Access program. Visit their website for application information and to sign up for program announcements: Housing Trust Home Access Program.
For more information, please contact housing@newarkca.gov.