Newark Weighs Levees Versus Living Shorelines, Adopts $29.3M Housing Plan

Newark has begun deciding how it will hold back San Francisco Bay, and whether that means a continuous levee or something greener. On Oct. 22, 2026, the City Council previewed early sea level rise options without taking a vote. It then unanimously adopted a plan to steer about $29.3M in housing impact fees, mostly toward new affordable homes.

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• Sea level rise report proposes a continuous levee line; refuge advocates push nature-based alternatives
• $29.3M Affordable Housing Work Plan adopted unanimously, with 80% for affordable housing
• Urban Forest Friends volunteers press city to fill maintenance leadership gaps before El Niño winter
• $4M in state funding from Assemblymember Alex Lee brings his Newark total to $9.8M

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Levee or Living Shoreline? Newark Starts Bay Plan

The basics: Newark must produce a shoreline adaptation plan for the state's Bay Conservation and Development Commission (BCDC) as part of its Regional Shoreline Adaptation Plan. City Manager David J. Benoun noted that the city's multi-phase assessment began in 2024. Environmental Services Manager Amelia Timbers described the synthesis report as a planning document.

Why it matters: These early concepts will shape the cost, the habitat trade-offs and which neighborhoods get protected first.

Where things stand: Flooding tipping points emerge as water climbs. Flooding "starts to occur once sea level rise exceeds around 5 feet in some areas," said Meg Ackerson, a consultant with Arup. The northwestern shoreline near Thornton Avenue would be exposed first.

The report proposes a continuous, levee-based line of defense. It would use gentler "ecotone" slopes, the transitional grades between marsh and upland, where feasible. It also includes an example linear park along Newark Slough. No option is preferred yet.

"We're not wedded to any one of those at this point in time," said Mayor Michael Hannon. He signaled his own lean: "Living habitat would certainly be my first choice."

The other side: Karen High of the Citizens Committee to Complete the Refuge praised the early work. She opposed focusing on a continuous levee and pump station concept, citing:

• sediment shortages and unstable Bay muds
• cost escalation on Alviso's levee
• logistics, permitting delays and long-term maintenance costs
• the involvement of the Don Edwards San Francisco Bay National Wildlife Refuge

"We urge the city to act now to expand its analysis of potential adaptation strategies and to seek interim and alternative options that support the implementation of nature-based solutions…," High said. She also asked to be kept informed as the plan develops.

Councilmember Eve Marie Little objected that the plan's goals leave out protecting housing. She also drew a hard line on development in the exposed area: "We do not need to be building any houses in that area."

Councilmember Julie Del Catancio asked whether the city is talking with "Alameda County or neighboring cities or regional flood protection, or who are the stakeholders?" Staff described a coalition that includes the refuge, Hayward, Fremont and flood districts.

Councilmember Terrence Grindall asked whether the work would feed into FEMA flood maps. "Likely not. FEMA works through their own modeling process," Ackerson said.

Decisions and stakeholder impacts: The item was informational, and no vote was taken. Residents near the northwestern shoreline face the earliest risk. Refuge advocates are pressing to keep habitat options alive. Little's comments signal that land-use decisions in low-lying areas will be part of the debate.

What's next: Staff said a stakeholder meeting is planned. On grant funding, Timbers said, "We plan to apply as soon as December."

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Council Locks In $29.3M Housing Fee Spending Plan

Why it matters: The 2026-2031 Affordable Housing Work Plan governs Newark's largest local pot of affordable housing money for the next housing cycle. It also responds to new transparency rules.

Where things stand: Housing Policy and Programs Manager Michael Coulombe said the previous 2021-2023 plan took Newark from zero to 198 low- and very low-income permits in three years. Housing element programs are now 59% complete. "Right now we have about $29.3 million in existing available revenue," he said.

The plan splits the fund as follows:

• 80% (about $23.4M) to maintain and expand affordable housing
• 10% to the Homeless Action Plan
• 5% to the First-Time Homebuyer Program
• 2.5% each to tenant protections and policy development

Developers can submit funding requests on a rolling basis, judged against readiness criteria. Staff will also explore a state pro-housing designation.

Speed matters under the Mitigation Fee Act. "If funds aren't allocated within 5 years of collection, then the person who paid those fees has the right to request their return," Coulombe said.

The pressure points: Councilmember Grindall pressed on the delayed SAHA project on Thornton Avenue. "Projects, when they're delayed, they get more expensive," he said. Coulombe replied that "Proposition 1 looks likely to pass, and it looks like that is the best and most feasible pathway for moving the project forward." Proposition 1 is on the Nov. 3 ballot.

Vice Mayor Matthew Jorgens questioned using permit counts to measure success. He called them "one of the least helpful metrics in terms of are we actually building affordable housing." He urged the city to build tools beyond permits, adding, "I think it's important to spend down the money." Mayor Hannon told developers that "we're absolutely open for business."

Decisions and stakeholder impacts: Jorgens moved and Del Catancio seconded the resolution, which passed unanimously. Affordable housing developers gain a clearer, rolling path to local money. Homeless services, first-time buyers and renters receive smaller dedicated shares. Fee payers keep their refund rights if the city lets money sit for five years.

What's next: Staff will begin accepting rolling applications and explore the pro-housing designation. The SAHA project's prospects hinge on the Nov. 3 vote on Proposition 1.

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Tree Advocates Warn of Maintenance Leadership Vacuum

Why it matters: An organized group of Urban Forest Friends volunteers and residents warned that maintenance vacancies could weaken tree programs and storm readiness heading into a forecast El Niño winter.

Where things stand: Yoo-Yoo Yeh of Urban Forest Friends laid out the gaps:

• The parks maintenance supervisor and the maintenance superintendent both retired, the latter in May.
• The urban forest supervisor role was never backfilled.
• The newly posted supervisor job adds urban forest duties at the same pay and level, even though the biennial budget funded both positions.
• A Public Works maintenance manager role approved a month earlier has not been posted.

"Is now the right time to be trying to look for someone who's willing to do 2 jobs for the price of one and trying to reduce our headcount in our maintenance department?" Yeh asked.

Mary Vincent, a public commenter, urged the city to reopen the urban forest supervisor role. She cited the cost of an interim consultant and the urban forest management plan.

Emilio Loredo, an Urban Forest Friends volunteer, noted more than 6,000 vacant tree sites and about 80 trees planted in a year. He worried the leadership gap could disrupt planting events and community service opportunities for students. George Wang, a public commenter, asked the city to retain park staff's knowledge and avoid overworking them.

What's next: Because the comments addressed items not on the agenda, the council could not respond. Mayor Hannon thanked the speakers and said trees remain a priority. Watch for whether the maintenance manager role gets posted and whether the supervisor job is split.

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Assemblymember Lee Delivers $4M, Pushing Newark Total to $9.8M

Where things stand: Mayor Hannon recognized "an additional $4 million in state funding secured through Assemblymember Lee's advocacy to support 3 important initiatives in the City of Newark." The money breaks down as follows:

• $2M for SAHA's 59-unit Thornton Avenue affordable housing project, including 13 homes for households experiencing homelessness
• $1M for safe routes to school crosswalks, including rectangular rapid flashing beacons, near Coyote Hills and John F. Kennedy elementary schools
• $1M for the First-Time Homebuyer Down Payment Assistance Loan Program, which offers up to $200,000 in down payment assistance

Assemblymember Alex Lee said the award builds on $5.8M secured over six years. "So this new tranche of $4 million will bring us to $9.8 million investments back to the City of Newark," he said.

Why it matters: The $2M for Thornton Avenue is the same SAHA project councilmembers want moving faster. State dollars and the housing fund are now converging on one site.

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Minor Items

• Consent calendar passed (For: 5), adding about $130,000 from Fund 610 for a Silliman Center pool deck epoxy expected to last 10 to 15 years.
• Recess debate advances (For: 4, Against: 1); the July-versus-August item likely returns Nov. 12, with Mayor Hannon apparently the lone no.
• Proclamations marked National DNP Week, Domestic Violence Awareness Month and Filipino American History Month, alongside a recognition of Newark Days volunteers.
• Domestic violence data: The proclamation noted 35% of California women and 31% of men experience intimate partner violence; the mayor asked that the Narika helpline be posted on the city website.
• Silliman lap pool closed for heating system repairs; the first-time homebuyer pre-application period remains open through Jan. 8.

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Looking Ahead

King tides are expected Nov. 24–26, Dec. 23–25 and Jan. 21–22, and staff are inspecting storm drains. Community events include trunk-or-treat on Oct. 27, a floating pumpkin patch on Oct. 30 and a tree planting on Nov. 14. The council adjourned to closed session on the City Manager's performance evaluation, and no outcomes were reported.