1 City of Hayward
January 2023
Housing Element
ATTACHMENT IV
MAYOR AND CITY COUNCIL
Barbara Halliday, Mayor
Aisha Wahab, Councilmember
Angela Andrews, Councilmember
Sara Lamnin, Councilmember
Elisa Márquez, Councilmember
Mark Salinas, Councilmember
Francisco Zermeño, Councilmember
PLANNING COMMISSION
Zachariah J. Oquenda, Chair
Ray Bonilla, Jr.
Julie Roche
Briggette Lowe
Daniel Goldstein
Aidan I Ali-Sullivan
OFFICE OF THE CITY MANAGER
Kelly McAdoo, City Manager
Jennifer Ott, Assistant City Manager
Regina Youngblood, Assistant City Manager
CITY OF HAYWARD STAFF
Leigha Schmidt, Lead Planner, Planning
Division. Special thanks to all the planners who
provided input, advice and outreach assistance
throughout the project. In particular, Mira
Hahn, Associate Planner, who provided support
organizing materials, conducting outreach and
Spanish translation throughout the project.
Also, thank you to Sara Buizer, Deputy Director
of Development Services for providing oversight
and guidance.
Christina Morales, Housing Manager, City
Manager’s Office – Housing Division for her
expertise and assistance reviewing all of the
documents that comprise the Housing Element.
Special thanks to the Housing and Community
Services Division staff who reviewed endless
documents, provided thoughtful comments
and attended outreach events.
Erik Pearson, Environmental Services Manager,
Public Works & Utilities; Nicole Grucky,
Sustainability Specialist; and Carolyn Weisman,
Climate Core Fellow, who spearheaded the
Climate Action Plan Update and worked closely
with Planning staff on the Environmental
Justice Element and Safety Element Updates.
Phillip Nichols, Code Enforcement Manager,
for reviewing and providing insight into Code
Enforcement work; Wenny Wallace, Librarian,
for providing translation services; Chuck Finnie,
Communications and Marketing Officer, and
his Community and Media Relations team for
providing social media and outreach support;
and Tim Lohnes, GIS Technician, for his artistic
vision and mapping expertise.
SPECIAL THANKS
Chabot College, California State University
East Bay, Hayward Promise Neighborhood,
NAACP Hayward South County, Community
Resources for Independent Living, La Familia,
and everyone who shared their “three words”
and stories on Instagram and on the project
website.
Most importantly, thank you to all the Hayward
residents who provided input during the update
process and contributed to the Housing Plan.
Acknowledgements
EXECUTIVE SUMMARY ................................. 1-7
1. INTRODUCTION .............................................8
1.1 Housing Element Purpose and Content ..........9
1.2 Relationship to Other General Plan Elements
....................................................................................9
1.3 Housing Context ..............................................10
1.4 Hayward’s Guiding Vision for the Community
..................................................................................10
1.5 Organization of the Housing Element .....11-12
1.6 Data Sources and Methods .............................12
1.7 Summary of Public Participation ............. 13-26
2. HOUSING NEEDS SUMMARY ..................28
2.1 Introduction .....................................................29
2.2 Population Trends ...........................................29
2.3 Employment Trends .........................................30
2.4 Housing Stock ..................................................31
2.5 Household Characteristics ....................... 31-41
2.6 Housing Affordability ................................32-33
2.7 Special Groups .................................................33
2.8 Disparate Impacts ............................................34
3. PROJECTED HOUSING NEED .................36
3.1 Introduction ...............................................37-38
4. HOUSING RESOURCES ............................ 40
4.1 Introduction .....................................................41
4.2 Land Resources ..........................................41-46
4.3 Financial Resources ..................................46-48
4.4 Administrative Resources ........................ 48-50
5. HOUSING CONSTRAINTS .........................52
5.1 Introduction .....................................................53
5.2 Governmental Constraints .......................53-54
5.3 Market Constraints ....................................54-56
5.4 Community Concerns & Opposition to
Housing Development ...........................................56
6. FAIR HOUSING ..............................................58
6.1 Introduction .....................................................59
6.2 Contributing Factors .................................59-61
6.3 Fair Housing Goals and Priorities ...................61
7. HOUSING PLAN ............................................62
7.1 Goals, Policies, and Programs .........................63
7.2 Summary of Quantified Objectives ................92 TABLES
Table 1 Balancing Act Simulation Summary .......25
Table 2 Current Zoning – Dwelling Unit Capacity
................................................................................. 44 Table 3 Residential Dwelling Unit Potential and
RHNA ...................................................................... 46
FIGURES
Figure 1 Chabot College Housing Surveys ..........22
Figure 2 Pipeline Projects .....................................42 FIgure 3 Opportunity Sites ....................................45 Table of Contents
Executive
Summary
2023-2031 Housing Element Update
January 2023
1 Executive Summary
WHAT IS THE HOUSING ELEMENT?
Required “element” or chapter in the City’s
General Plan
Assesses the condition of the City’s current
housing and future needs of its residents
Establishes a roadmap for accommodating
projected housing unit demand for existing
and future residents over the next eight years
(2023-2031)
Sets citywide goals, objectives, and policies
for housing
Shows how the City will meet demand for
housing at all income levels, per State Law
WHY UPDATE THE HOUSING ELEMENT?
Housing is essential to people’s health,
quality of life and the economy
Housing Elements are a mandatory part
of the General Plan under state law
It must be updated every 8 years and
submitted to the State by a specific date
they prescribe (6th Cycle submitted by
January 2023)
Detailed roadmap outlining how the City will
meet its Regional Housing Needs Assessment
(RHNA) allocation by income level
Housing Element compliance is required for
Statewide funding and grants
HOW IS THE HOUSING ELEMENT USED?
The Housing Element is the guiding
document that sets the City’s policy and
program direction related to housing
Used when reviewing development projects
(both housing and non-housing projects)
Used to establish funding priorities for
communitywide financial assistance such
as rental assistance, homebuyer programs,
rental inspection programs and relocation
assistance among others
Used when setting housing policy such as
updates to the Density Bonus Ordinance,
Affordable Housing Ordinance, and updates
to the Zoning Ordinance as they must be
consistent with the General Plan
January 2023
Housing Element | City of Hayward
2 THE HOUSING ELEMENT AIMS TO ACHIEVE SEVERAL GOALS INCLUDING:
Accommodating projected housing demand,
as mandated by the State
Increasing housing production to meet
this demand
Improving housing affordability
Preserving existing affordable housing
Improving the safety, quality, and condition
of existing housing
Facilitating the development of housing
for all income levels and household types,
including special needs populations
Improving the livability and economic
prosperity of all City residents and promoting
fair housing choice for all
The City of Hayward believes that housing is a basic human right and is committed to improving access to safe and high-quality housing for residents across all income levels in a manner that prioritizes sustainability and care for the environment. Strategies to achieve these goals include promoting a diversity of housing types throughout the City, increasing the feasibility of development of underused sites throughout the City, and focusing the greatest amount of new housing near transit and jobs.
The Housing Element lays out the City’s plan for removing barriers to housing production to counter well-documented housing shortages, and helps ensure that the City is planning for its “fair share” of affordable and market rate housing.
THE HOUSING ELEMENT ORGANIZATION GUIDE
2023-2031 Housing Element Update
January 2023
3 THE HOUSING ELEMENT ORGANIZATION GUIDE
The Housing Element includes seven chapters that outline current and future housing needs of the community, housing resources, constraints to building housing, fair housing, and a housing plan.
The housing plan within the Housing Element Update builds upon and revises the goals, policies, and programs of the existing Housing Element to ensure that the City can meet the housing needs of all Hayward residents through 2031, when the plan is scheduled to be updated again as required by State law.
The seven chapters are as follows:
1. Introduction: pages 8 – 25
Introduces the purpose of the Housing Element, context, related documents, and summary of public participation.
2. Housing Needs Summary: pages 26 – 33
Describes Hayward’s demographic and housing related to the City’s housing needs, including housing type and affordability with insight into special needs households and an equity lens.
3. Projected Housing Need: pages 34 – 37
Shows the Regional Housing Needs Allocation (RHNA), or the “fair share” of housing units the City must plan for at different affordability levels as required by law.
4. Housing Resources: pages 38 – 49
Summarizes the existing and proposed land, financial, and administrative resources Hayward has to meet the City’s need through this update.
5. Housing Constraints: pages 50 – 55
Identifies governmental, market, environmental, and other existing challenges to maintaining, expanding, and improving housing in Hayward.
6. Fair Housing: pages 56 - 59
Provides an assessment of the City’s fair housing issues and provides a framework for the City to take meaningful actions to overcome patterns of segregation, to combat discrimination and to foster inclusive communities.
7. Housing Plan: pages 60 - 89
Lays out the goals and steps needed to meet the housing needs of current and future residents.
Each goal has associated policies, programs, and actions detailed in the plan by law.
January 2023
Housing Element | City of Hayward
4 HOUSING COSTS TOO
MUCH FOR HAYWARD
RESIDENTS
The Housing Element describes
the current housing conditions in
Hayward and provides data and
information on the economic and
social stresses that many residents
face due to the lack of sufficient
access to quality and affordable
housing. The Housing Plan, Chapter
7 in the Housing Element, provides
actions that the City will take to
address the lack of affordable
housing and help increase the
number of new housing units to;
ensure that housing is safe, clean
and accessible for residents; assist
renters and homeowners to stay in
their housing; and, assist qualified
residents to purchase housing
to promote stability and wealth
building. These actions include
production of affordable housing
units, preservation of existing
affordable housing, and addressing
the housing needs of vulnerable
populations to provide housing
assistance resources and to address
fair housing issues.
Housing cost burden affects a
substantial portion of households
in Hayward, particularly lower
income renter households and
also disproportionately impacts
Hispanic/Latino and Black/African
American households. In addition,
cost burden has significantly
increased for immigrant
households, families with children,
seniors and students, and extremely
low income to low-income
households, all of which are identified
as special needs households in the
Housing Element.
HOUSING COST BURDEN BY
POPULATION ATTRIBUTE
BY RACE*
BY INCOME
*Percentage of each ethnic group experiencing housing cost burdens.
RENTERS VERSUS OWNERS
50%
RENTERS
30%
OWNERS
EXTREMELY
LOW/hyphen.caseINCOME
HOUSEHOLDS
VERY LOW/hyphen.case
INCOME
HOUSEHOLDS
LOW/hyphen.caseINCOME
HOUSEHOLDS
0 10
20 30
40 50
60 70
80 79% 76%
63%
OF WHITE,
NON/hyphen.caseHISPANIC
39%
OF OTHER
RACE OR
MULTIPLE
RACES,
NON/hyphen.caseHISPANIC
32%
OF HISPANIC
OR LATINX
48%
OF BLACK
OR AFRICAN
AMERICAN,
NON/hyphen.caseHISPANIC
53%
OF ASIAN /API,
NON/hyphen.caseHISPANIC
33%
OF AMERICAN
INDIAN OR
ALASKA NATIVE,
NON/hyphen.caseHISPANIC
25%
Source: HR&A Advisors
2023-2031 Housing Element Update
January 2023
5 WAGES ARE NOT KEEPING UP WITH
INCREASING HOUSING COSTS
High housing costs have made it difficult for many
Californians to be able to save or invest enough to
take advantage of the long-term financial benefits
of homeownership or to receive the social, health,
and economic benefits that can come to individuals
and families as a result of having access to high-quality, stable, and affordable housing.
In addition, this housing crisis does not impact everyone equally. Lower-income households and residents of color are disproportionately affected due to lack of employment stability, historic lack of access to homeownership resources, and the attendant wealth building benefits as well as lack of access to certain neighborhoods. Further, renters typically have lower household incomes than homeowners and have a higher cost burden with regard to housing which results in less disposable income for food, healthcare, and education, among other costs.
ALMOST HALF OF ALL JOBS IN HAYWARD
PAY LESS THAN $40,000/YEAR, WITH THE
MEDIAN WAGE AROUND $56,000.
Source: City of Hayward Displacement Study, 2021
+32%
Change in median Hayward
rents over the last decade.
<10%
of January 2021 listings affordable
to potential owners earning at or below
80% AMI across Alameda county.
+56%
Change in Hayward home values
over the last decade.
My biggest hope or
dream for my living
situation would be
to buy a house...I just
think it would really
give me some stability
in life and it would
give me one less thing
to worry about....
Right now buying
a house is impossible...
I also don’t think it is
just a Hayward issue.
– Vivian,
Cross Streets: Schafer Rd &
Manon Ave
Age: 25 and under
“
January 2023
Housing Element | City of Hayward
6 IMPACTS OF NOT
ENOUGH HOUSING
The City of Hayward is one of many
cities in the State that is severely
impacted by the housing crisis,
experiencing high rates of cost-
burden, homelessness, overcrowding,
and potential displacement of
existing residents.
Homelessness continues to be a
regional, State and national issue.
Although homelessness is rising
in Alameda County, the City of
Hayward saw a 28 percent decrease
in the number of people experiencing
homelessness in the most recent
2022 point-in-time count. This
decrease may be attributable to many
factors, including the City’s increased
investment in homelessness response
and prevention, as well as changes to
the count methodology resulting in
more accurate geo-coding of where
individuals were living. Specifically,
individuals previously counted as
Hayward residents who may now be
counted as residing in unincorporated
Alameda County or another
neighboring jurisdiction.
WHY DOES THIS MATTER?
There is a housing crisis in Hayward.
High housing costs and a lack of
affordable housing affects all residents.
The City is working to establish a
Housing Plan to address the crisis.
WHAT IS CONSIDERED “AFFORDABLE” HOUSING?
Housing is affordable if it costs no more than 30 percent of someone’s monthly income. For example, a household making $3,000 a month would have rent no higher than $900 to be affordable. Average rents and mortgages are significantly higher than this in Hayward, typically averaging over $2,600 for a two-bedroom apartment and over $3,000 for a three-bedroom house.
SHELTERED/UNSHELTERED
INDIVIDUALS IN HAYWARD
2017 2019 2022
0 250
500
397
84 487
381
313
115
372
114
267
UNSHELTERED SHELTERED
Modeled after the Alameda 2022 Point In Time Count
INCOME BY OWNER OR RENTER
18.6%
46.9%
69.4%
12.8%
9.6%
8.2%
18.5%
16%
Extremely Low (30% AMI or Less) Very Low (31 – 50% AMI) Moderate or Above (over 80% AMI)Low (51 – 80% AMI)
OWNERS RENTERS
Source: HUD Comprehensive Housing
Affordability Strategy (CHAS), 2014-2018.
2023-2031 Housing Element Update
January 2023
7 WILL THIS PLAN BUILD HOUSING?
This update establishes a roadmap with policies and actions that the City has control over to meet the housing needs of Hayward residents and to minimize constraints to housing development for the next eight years. It is essential to note that construction is accomplished by private and nonprofit developers. Most of the housing the City is planning for will meet the City’s projected Regional Housing Needs Assessment allocation which provides for a variety of housing at different income levels; however, there are a variety of factors outside of the City’s control that could influence whether or not that housing is built such as land and construction costs, availability of labor and materials, availability of financing, and developer interest in Hayward among others.
WHAT CAN YOU DO?
Review this Housing Element, attend meetings, ask questions, and make comments about what you believe you and your community needs and wants to see in future housing development in Hayward.
For information about Housing Relief Programs, homeless housing assistance, homeownership resources, and housing information for tenants and landlords, please visit the Housing Division website at www.hayward-ca.gov/housing
If you are a tenant living in substandard conditions or a property owner wishing to conduct an inspection with our division to assure your dwellings are currently up to code, please contact Hayward Code Enforcement at (510) 583-4175 or [email protected].
DISPARATE IMPACTS
SENIORS
+71%
Cost-burdened senior
renters since 2010
+172%
Cost-burdened
immigrant households
earning above $35K
IMMIGRANTS
+153%
Cost-burdened
families with children
earning above 50K
FAMILIES WITH
CHILDREN
74%
Students qualify as
socioeconomically
disadvantaged
STUDENTS
Source: City of Hayward Displacement Study, 2021
1. Introduction
2023-2031 Housing Element Update
January 2023
9 1. Introduction
1.1 HOUSING ELEMENT PURPOSE AND CONTENT
The State of California has stated that the availability of decent and suitable housing for every California family is “a priority of the highest order.” This objective has become increasingly urgent in recent years as communities across the state struggle to meet the housing needs of all their residents. The Housing Element is the primary tool for cities and counties to create a road map to meet their housing goals. The Housing Element is a comprehensive strategy for encouraging development of safe, decent, and affordable housing for all residents and preventing housing loss.
The Housing Element must include:
Identification and analysis of existing and
projected housing needs, resources, and
constraints;
A statement of goals, policies, quantified
objectives, and scheduled programs
for preservation, improvement, and
development of housing;
Identification of adequate sites for housing;
Assessment of the City’s fair housing issues;
and
Adequate provision for existing and
projected needs of all economic segments of
the community.
The Housing Element helps the City determine how to address existing and future housing needs and plan for future growth. These housing policies and actions do not commit the City to construct new housing units, but they do identify ways in which Hayward will encourage development of housing intended to meet the housing needs of current and future residents during the Housing Element update cycle. This Housing Element represents the City of Hayward’s 6th Housing Element cycle and will be carried out from 2023 through 2031.
1.2 RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS
The City of Hayward’s 2040 General Plan was adopted in 2014 and is comprised of several State mandatory elements including: Land Use and Community Character, Mobility, Housing, Community Safety, Natural Resources, and Hazards. The General Plan also addresses several other optional elements including Economic Development, Public Facilities and Services, Education and Lifelong Learning, and Community Health and Quality of Life.
All elements bear equal weight, and no element has legal precedence over another. California Government Code Section 65583 (c) requires the Housing Element to maintain internal consistency with other General Plan Elements. For example, residential density limits established by the Land Use Element are reflected in the Housing Element and form the basis for analyzing residential capacities within the City. The Housing Element is also consistent with the (draft) Environmental Justice Element by avoiding concentration of lower-income housing in a disadvantaged community as defined by Government Code Section 65302(h)(4)(A) and Health and Safety Code Section 39711. California law requires that the Safety Element be updated during each update of the Housing Element if additional information relating to climate adaptation or resilience becomes available. When any element of the General Plan is amended in the future, the City will review the Housing Element and, if necessary, amend it to ensure internal consistency is maintained.
January 2023
Housing Element | City of Hayward
10 1.3 HOUSING CONTEXT
Hayward’s rapid growth has sparked the development
of Priority Areas as part of the Bay Area’s Regional
Transportation Plan and Sustainable Communities
Strategy. These areas are suitable for future growth
and have the potential to create walkable, compact
development with integrated transportation systems.
Priority Development Areas include downtowns,
employment centers, corridors, neighborhoods, and
districts served by regional transportation. Hayward has five Priority Development Areas:
The Downtown City Center
The Cannery Transit Neighborhood
The Mission Boulevard Mixed-Use Corridor
The South Hayward BART Mixed-Use
Corridor
The South Hayward BART Urban
Neighborhood
Housing in these priority areas include high-density and mixed-use development. Typical building types include a mix of housing types including townhomes, duplexes, tri-plexes and four-plexes, multi-story apartments, and multi-family homes. The further away from the Priority Development Areas, housing types are mostly suburban and lower in density. This includes single-family homes, accessory dwelling units, and ancillary structures on large lots.
1.4 HAYWARD’S GUIDING VISION FOR THE COMMUNITY
Hayward’s vision for the community embraces a vibrant, safe, and prosperous community that supports the diverse humans that live, work, and play in Hayward. This vision includes supportive youth services and excellent public schools to attract and retain families, and an expanded network of parks and recreational activities for all ages. A community that fosters life-long learning will include programs and activities that integrate college communities into local businesses to create a college culture and sense of college and community pride. Access to jobs will encourage long- term residency and result in a robust and business-friendly community, creating unique clusters of economic opportunities. Thriving commercial centers with pedestrian-friendly design will attract businesses, shopping, and dining in Downtown Hayward. Downtown will emerge as the heart and soul of the community and inspire residents to live an active healthy lifestyle.
Mixed-use and high density residential development will be supported by an interconnected network of safe, affordable, dependable, and convenient transportation options. Utilities and improvements to technology infrastructure will ensure that the community is resilient and prepared to survive impending disasters such as wildland fires and sea level rise. Increased and enhanced connectivity in the Baylands, hillsides, and regional parks will also protect environmental resources and mitigate impacts of rising sea levels.
2023-2031 Housing Element Update
January 2023
11 1.5 ORGANIZATION OF THE
HOUSING ELEMENT
Per California Government Code Sections
65580-65589, a housing element must consist
of the following components:
Review of the previous Housing Element:
This section reviews the results of the goals,
policies, and programs adopted in the
previous Housing Element and compares
projected outcomes with actual achieved
results.
Housing Needs Assessment: This section
reviews the existing and projected housing
needs of the community. It provides a profile
of socio-demographic information, such
as population characteristics, household
information, housing stock, tenure, and
housing affordability. The assessment also
considers local special housing needs, such
as, seniors, farmworkers, homeless, large
households, and female-headed households
Resources and Inventory of Adequate
Sites: This section provides resources and an
inventory of adequate sites that are suitably
zoned and available within the planning
period to meet the jurisdiction’s fair share
of regional housing needs across all income
levels.
Governmental and Nongovernmental Constraints: This section identifies and analyzes impediments to housing production across all income levels. Fair Housing Assessment: This section provides a summary of contributing factors that serve as barriers to fair housing choice and access to opportunities in Hayward. Housing Plan: This section provides a statement of the community’s goals, quantified objectives, and policies to maintain, preserve, improve, and develop housing. It also provides a schedule of meaningful actions to be taken during the planning period to achieve the aforementioned goals, objectives, and policies. It includes quantified objectives for new construction, rehabilitation, and conserved units by income category (i.e. very low, low- moderate, and above-moderate) to make sure that both the existing and the projected housing needs are met, consistent with the City’s share of the RHNA.
In my experience,
Hayward is extremely
diverse... I definitely
think that there are
certain areas that are
a little more wealthy,
and some that a are
more poor but for the
most part Hayward is a
melting pot of diversity.
– Thomas,
Cross Streets:
Miami Ave & Hesse Dr
Age: 36-45
“
January 2023
Housing Element | City of Hayward
12 The document was supported by comprehensive research and analysis which are compiled in appendices at the end of the document:
Appendix A: Public Participation Report
Appendix B: Housing Needs Assessment
Appendix C: Housing Resources and Sites
Inventory
Appendix D: Housing Constraints
Appendix E: Review of Past
Accomplishments
Appendix F: Fair Housing Assessment
1.6 DATA SOURCES AND METHODS
Data from a variety of sources is used to complete the Housing Element. The most commonly cited source is the U.S. Census, which provides consistent demographic characteristics that are widely accepted. The American Community Survey is a feature offered by the U.S. Census and includes five-year estimates on population and demographic characteristics. Other data sources include the following:
Alameda County Collaborative
Association of Bay Area Governments
(ABAG)/Metropolitan Transportation
Commission (MTC)
California Department of Housing and
Community Development (HCD)
California Housing Finance Agency
California Tax Credit Allocation Committee
Comprehensive Housing Affordability
Strategy (CHAS)
California Department of Finance (DOF)
Home Mortgage Disclosure Act (HMDA)
lending data
Regional Homeless Point-in-Time Count
State Employment Development Department
(EDD) data on wage and labor statistics
United States Department of Housing and
Urban Development (HUD)
Let’s House Hayward Strategic Plan (2021)
Hayward Strategic Roadmap (2021)
City of Hayward Displacement Study, HR&A
Advisors Inc. (2021)
Park Impact Fee Feasibility Analysis,
Community Attributes Inc. (2019)
Traffic Impact Fee Feasibility Findings and
Jurisdictional Comparisons, Community
Attributes Inc. (2022)
2023-2031 Housing Element Update
January 2023
13 1.7 SUMMARY
OF PUBLIC
PARTICIPATION
The Housing Element
must reflect the values
and preferences of the
community. Accordingly,
community participation is an
important component of the
development of this Element.
Government Code Section
65583(c)(8) states that the
local government must make
“a diligent effort to achieve
public participation of all
economic segments of the
community in the development
of the housing element.” This
process not only includes
community members, but
also participation from local
agencies and housing groups,
community organizations, and
housing sponsors.
Hayward provided
opportunities to solicit
input from stakeholders
and community members
through interviews, surveys,
a project-specific website, a
housing simulation exercise,
community events, and public
meetings. To jumpstart the
outreach process, the City
compiled and contacted more
than 175 stakeholders (complete list provided in Appendix A) and organizations that serve special needs households and renters, provide affordable housing, and offer fair housing services to inform the organizations about the Housing Element Update. Staff asked organizations to forward the information to their stakeholders and requested assistance and partnership in community outreach.
These entities were included in all notifications associated with the Housing Element update, including community events, housing survey, and a housing simulation exercise. A summary of the public participation is detailed below. More detailed information on the public engagement program is available in Appendix A.
I would really prefer that there
were resources being made
more readily available to them
and that we as a community,
we’re doing more in an
organized way, in a way that we
are all contributing to to create
space for them to be able to be
in a place where they flourish
and thrive. And providing them
with services that do that would
be the way that we should solve
that so that they don’t have
to be out in the cold when I’m
going to work in a warm car.
– Kina,
Cross streets: Ruus Rd & Tennyson Rd,
Age: 26-35
“
January 2023
Housing Element | City of Hayward
14 Public Noticing
To reach the largest and broadest spectrum of community members and stakeholders, Hayward utilized the following notification methods throughout the Housing Element update process. Advertisement in The Stack Newsletter mailed to all addresses (approximately 160,000) within City limits.
Regular posts to the City’s social media accounts, including NextDoor, Facebook, Twitter, and Instagram, announcing project website launch, survey, and a housing simulation exercise, public meetings and release of the Draft Housing Element for public review. City staff developed email and mailing lists of community and advocacy groups, non-profits, faith-based organizations, school-based organizations, mobile home park associations, homeowners associations, disability advocates and neighborhood groups to provide outreach and regular updates on the project. In addition, the City is maintaining an “interested parties” list for those who have requested regular updates about the Housing Element, Climate Action Plan, Environmental Justice and Hazards Element Updates. See Appendix A for full list. The City developed flyers in English and Spanish advertising the project. A total of 48,500 flyers were mailed out to homeowners, multi-family housing complexes and individuals living in mobile home parks. In addition, City staff handed out flyers at 18 locations throughout Hayward including the BART stations, farmers markets, supermarkets, retail establishments and laundromats and at community events.
Community Events
2023-2031 Housing Element Update
January 2023
15 HOUSING IN HAYWARD
Housing Crisis
The Bay Area’s housing affordability crisis is
decades in the making. There is not enough
housing which causes prices to increase. This
hits low-income households the hardest.
People are spending more and more of
their income on housing and less on other
basic needs.
What is a Housing Element?
The Housing Element is a chapter of the General
Plan that is required by the State. It is a guide that
helps a City think about what types of housing exists
and what types of housing programs are needed
to help its community members. Hayward last
updated its Housing Element in 2014 and is now
due for an update on other basic needs.
What does a Housing Element include?
Demographics &
Housing Stock
Characteristics
Resources, Objectives,
& Programs to Address
Housing Needs
Government &
Non-Governmental
Constraints
Housing Preservation,
Future Housing
Needs, & RHNA
Requirements
How does the Housing Element help
with the housing crisis?
The Regional Housing Needs Assessment requires that cities and unincorporated areas of counties to plan for new housing to accommodate projected growth. HCD identifies the number of housing units needed across all income levels for the San Francisco Bay Area for the eight-year RHNA cycle. As part of the Housing Element, the State determines:
• How much housing needs to be built in each City.
• The income levels new housing needs to serve.
These become goals for the City. The City then has to try to encourage development to meet the goals set by the State. To meet the housing goals, the Bay Area Council of Governments (COG) assigned 4,624 units to Hayward. The City must now find places where developers can build 4,624 homes. The locations must be available throughout the City. The City must also make sure the local laws and requirements don’t prevent homes from being built.
Community
Profile
Housing
Constraints
Community
Plan
Housing
Resources
$$$
91.5% of Hayward renters
and 77.7% of Hayward
homeowners spend
more than 30% of their
income on rent.
Hayward offers a variety
of housing types including
single family homes, duplex
triplex, apartments, and
condominiums.
The most common type
of housing in Hayward
is single family homes.
A little over half of homes
in Hayward are occupied
by owners.
Most of the housing stock
was built in 1960 – 1979.
‘60-’79
For more information
scan the QR code to
visit our website!Please send all housing questions and comments to: [email protected]
HISTORY OF HAYWARD
Before the 1700s:
Indigenous
Communities
The Ohlone are the predominant
Indigenous group of the Bay Area,
including the Chochenyo and the Karkin
in East Bay and the Muwekma tribe
throughout the region.
Ohlone were hunters and gatherers.
The Yrgin and Tuiban who lived in the
areas that became Hayward used the salt
ponds to cure hides and preserve food.1
1700s through 1800s:
Missions and Rancheros
In the late 1700s, Spanish explorers
threatened Ohlone existence and
culture due to exposure to European
diseases, harsh living conditions, and
forced cultural and religious assimilation
through its Missions.
In the early 1800s, California was claimed
as part of the Mexican Republic. The
Mexican government provided large
land grants to individuals including
the area that became Hayward and
surrounding lands.
Mid-1800s:
California &
Hayward
California joined the Union
in 1850.
William Hayward purchased
a portion of Rancho San Lorenzo
and built a general store at the
corner of A Street and Mission Blvd.
In 1868, the Southern segment
of the Hayward Fault ruptured,
triggering a M7.0 earthquake.
Nearly every building in the
Hayward area was destroyed
or significantly damaged in the
earthquake.
Hayward was incorporated in 1876.
1930s through 1940s:
Mid-Century Migration
Job opportunities in California and the
Bay Area encouraged waves of migration.
Generally, African Americans worked
in factories and shipyards and Mexican
migrants worked in agriculture as part
of the Bracero program.
Between 1940 and 1960, the population
of Hayward grew from 6,736 to 72,700
people, similar to the population boom
throughout the Bay Area and California.2
Practices such as redlining3 and racial
covenants, directed people of color to certain
neighborhoods and limited bank loans to
purchase property. Housing discrimination led
to people of color moving into unincorporated
neighborhoods surrounding Hayward, such
as Russell City (the present-day area between
Chabot College and Hayward Airport) and
Kelly Hill (Fairview).
Between 1942 and 1945, more than 600
Japanese Americans, or 150 families, from
the area were forced to leave their homes
and businesses and were detained in 10
internment camps throughout the
Western U.S.4,5
1950s through 1970s:
Civil Rights and Social
Justice Movements
California and Bay Area population
continued to grow but jobs decreased
after the war effort. Housing options
continued to not meet community
needs.
Civil Rights and social justice established
national and state policies, including
the Civil Rights Act, Fair Housing Act,
Voting Rights Act, and the California
Environmental Quality Act.
During this era, government actions,
such as urban renewal, displaced
communities of color and segregated
neighborhoods throughout California.
For example, a nearby community called
Russell City, which was home to African
American, Latinx/Latine, and low-income
residents, was added to Hayward’s
boundary. This process displaced these
residents when the area was redeveloped
into an industrial center.
1980s to today:
Modern Era
The economy and workforce
characteristics changed as traditional
manufacturing was replaced with
technology, service, and
supporting economies.
Limited housing options in California
continue to result in increased housing
costs. Government actions and lack
of affordable housing options have
led to segregation, gaps in wealth and
homeownership, and unequal health
impacts for communities of color.
The City of Hayward is currently the
sixth-largest city in the Bay Area with
approximately 159,000 residents and
an increasingly diverse population.
Hayward is experiencing gentrification,
displacement, and loss of communities
of color similar to surrounding Bay Area
communities.
Photo credits to the Hayward Area Historical Society. | 1Wilkinson, Megan. 2002. What Ever Happened to Russell City? & Sandoval, John. 1945. “Brief History of Hayward.” The Hayward Journal. | 2Bay Area Census. 2021. http://www.bayareacensus.ca.gov/cities/Hayward50.htm | 3Redlining is the systematic denial of various services by agencies of the federal government, local governments, and the private sector, either directly or through selective price increases. https://es.wikipedia.org/wiki/Redlining#cite_note-2 | 4This data encompasses people who lived in Hayward, Castro Valley, San Lorenzo, San Leandro, Mt. Eden, Ashland, and Cherryland. | 5Japanese American Internment. 2021. https://www.britannica.com/event/Japanese-American-internment | 6The Ohlone of California, Jack S. Williams (2003). Ohlone House, de Saisset Museum, Santa Clara University. | 7The Ohlone of California, Jack S. Williams (2003). Mission de San Francisco de Asis.
January 2023
Housing Element | City of Hayward
16 ENVIRONMENTAL JUSTICE IN HAYWARD
Promote Safe &
Sanitary Homes
Promote Access
to Healthy Foods
Promote Physical
Activity
Reduce Pollution
Exposure
Promote Access
to Public Facilities
Promote Civic
Engagement
For more information
scan the QR code to
visit our website!Please send all environmental justice questions and comments to [email protected]
ENVIRONMENTAL
JUSTICE
Environmental justice is defined by the State as,
“the fair treatment and meaningful involvement
of people of all races, cultures and incomes as
part of the development and implementation of
environmental laws and policies.” Environmental
justice provides an important opportunity to
alleviate problems that previous government
activities have not addressed. As part of this update,
the City will include a new Environmental Justice
chapter in the General Plan.
IDENTIFYING
UNEQUAL IMPACTS
While pollution impacts all communities,
low-income persons and communities of color
experience those impacts at a higher rate.
Historically in the United States, low-income and
minority communities tend to be located closer
to toxic or polluted environments including toxic
waste-producing businesses, landfills, and energy
facilities. These facilities cause health issues for
nearby communities. Environmental justice shines
a light on these issues and fights abuses and biased
practices against these disadvantaged communities.
Disadvantaged communities suffer the most from
economic, health, and environmental issues. These
problems can include poverty, unemployment,
air and water pollution, exposure to hazardous
chemicals, and health impacts such as high rates
of asthma and heart disease, among others.
NEW ENVIRONMENTAL JUSTICE ELEMENT
The new Environmental Justice Element will seek to create goals and policies to:
Climate Change
Impacts
*The City of Hayward’s goals are to
reduce emissions by 55% by 2030 and
achieve carbon neutrality by 2045.
Carbon neutrality means net zero
community GHG emissions by reducing
existing GHG emissions and balancing
remaining emissions using new
technology and strategies.
CLIMATE CHANGE IN HAYWARD
Hayward’s 2019 Greenhouse Gas Emissions
Climate Action Plan Process
On-Road
Transportation
64%
Electricity
2%
Natural
Gas
22%
Off-Road
Transportation
6%
Waste
6%
Please send all climate questions and comments to: [email protected] Increased Risk
of Wildfire
Intese Rain
and Flooding
Higher Energy
Costs
$$$
Worsened
Air Quality
Problems
Extended Periods
of Drought
Higher
Temperatures
Damage to
Property
Poorer Human
Health
Scan the QR code
to tell your
Climate Story.
Baseline
Inventory
Forecast
Emissions
Adopt
Target
Strategy
Selection
Spring 2022:
Community Activity
Funding &
Implementation
Monitor & Track
Progress
#2#1 #3 #4 #5 #6
ROADMAP TO CARBON NEUTRALITY*
2023-2031 Housing Element Update
January 2023
17 Bilingual Informational Gallery Event
The City prepared an interactive, in-person,
mobile gallery with posters in English and Spanish
on the topics of history of Hayward, the Housing
Element, the Climate Action Plan, Environmental
Justice and Hazards to provide people with the
opportunity to learn about the project on their
own time. The housing element poster explained
the housing crisis, what a Housing Element is,
chapters included in the Housing Element, how
the Housing Element helps with the housing
crisis, and statistics of housing in Hayward
through a visually-appealing poster. Gallery event
posters included Spanish translation and a QR
code where participants could go to the project
website for additional information. Starting in
January 2022, the galleries were placed at the
Downtown Hayward Library, City Hall and were
used at events at the Farmers Market, BART,
the NAACP Offices, Chabot College, and the
Alameda County Transportation Offices which
has approximately 400 Hayward employees.
SAFETY, HAZARDS, AND ADAPTATION IN HAYWARD
The Safety Element will cover hazards related to Seal Level Rise, Floods, Tsunamis, Earthquakes and Wildfires.
Need TextUrban flooding, is flooding
that occurs after periods of
extended, high intensity rainfall
in developed, populated areas.
Urban flooding
Tsunami Wildfires
Sea Level Rise
A tsunami is a long high
sea wave caused by
an earthquake or
other disturbance.
A wildfire is an unplanned,
unwanted, uncontrolled fire
in an area of combustible
vegetation starting in rural
areas and urban areas.
An earthquake is a sudden and
violent shaking of the ground
caused by the earth’s crust moving.
An earthquake may cause events,
including tsunamis, landslides,
and liquefaction.
Earthquakes
Please send all Safety Element questions and comments to: [email protected] For more information
scan the QR code to
visit our website!
How to Get Involved
and Learn More
The City of Hayward is
updating key elements
of the City’s General Plan
and we want to hear from
you! This website provides
all the information you will
need to stay up to date and
provide feedback on the
project, including upcoming
community events, City
public meetings, reports
and resources, and other
opportunities.
Sea Levels, which are impacted
by global warming, are
projected to rise by at least
55 inches during the next 100
years. As sea levels rise, the
Hayward shoreline, as well as
industrial, commercial, and
residential areas along creeks
and drainage ways, will become
more and more vulnerable to
water inundation during both
normal high tides and flooding
during major storm events.
To learn more about potential
impacts of sea level rise in
Hayward, please read the
Hayward Regional Shoreline
Adaptation Master Plan.
https://www.hayward-ca.gov/
shoreline-master-plan
Rising Sea Level
January 2023
Housing Element | City of Hayward
18 NAACP Events
On April 30, 2022 and May 21, 2022, City staff attended community meetings at the Hayward NAACP Branch Office,
located at 1218 B Street. The Hayward NAACP meetings
provided an opportunity for African Americans and other minorities to learn about the Housing Element and to provide input on some of the issues they are facing in trying to secure affordable, quality housing in Hayward. The April 30 event was attended by approximately six people and the May 21 even was attended by approximately 40 people. In addition, staff from the Housing Division presented information on housing resources and assistance for people who may need some assistance in paying their rent and utilities due to the COVID-19 pandemic.
Community comments received at these events included
concerns about access to affordable housing and transportation options, limitations on rent increases, not requiring stringent background and credit checks for rental housing and subsidized housing specifically, and general inquiries about rental and mortgage assistance programs.
Hayward Promise Neighborhood
On May 21, 2022, City staff attended a Hayward Promise Neighborhood (HPN) community meeting at Tyrrell Elementary School on May 12, 2022. The HPN was established with a federal grant from the US Department of Education, and it supports a collaborative partnership between government agencies, non-profits, businesses, and educators to support residents and students who attend partner schools within the Hayward Unified School District. The HPN provides comprehensive, high-quality educational and social support to ensure the long-term health, safety, and economic well-being of the Jackson Triangle and South Hayward Harder-Tennyson neighborhood.
There were approximately seven people in attendance from the Community Childcare Council of Alameda County who live and work in Hayward as well as mothers whose children attend Tyrell Elementary School. The majority of attendees spoke Spanish and translation services were provided. General comments from the attendees included:
Widespread concern that the cost
of housing is too high.
Request to apply for and be eligible for
affordable housing opportunities as they
become available in the community.
Request for first time homebuyer’s programs
Request for landlord/community meetings to
discuss housing problems and tenants’ rights.
Concerns about the neighborhood and
safety including a concern about the high
number of liquor stores in South Hayward
compared to other parts of Hayward;
increasing safety for pedestrians including
pedestrian crossings and street lights; and,
concerns about increases in homeless
individuals within neighborhoods.
2023-2031 Housing Element Update
January 2023
19 Housing Element 101 Informational Meetings with Committees, Planning Commission, and City Council
In the Fall of 2021, the City held Housing Element 101 informational meetings for the Housing and Homeless Task Force, the Planning Commission, and City Council to notify the public and decision-makers about the Housing Element Update. At the meetings, City staff provided an overview of recent State Laws, took comments on updates to the Affordable Housing Ordinance and introduced the Housing Element process. The meetings were public workshops and posted on publicly available agendas. While members of the public attended the meetings, there were no public speakers on the item. Task Force, Planning Commission, and Council comments centered on the following topics:
Prioritize Housing Element outreach to underserved and hard to reach groups by getting out into the community; conduct outreach at schools and colleges; work with advocacy groups to reach special needs groups to determine actual housing issues and needs; and ensure that materials are translated into other languages.
Keep equity and Affirmatively Furthering Fair Housing goals at the center of the project. Include policies to expand fair housing, reduce racial and income segregation, increase affordable housing opportunities, and use the housing element to educate about past policies such as redlining and housing discrimination.
Focus on housing affordability and how to make high density housing more livable. Explore creative opportunities, actions and programs around financing affordable housing. Describe the barriers to market rate and affordable housing development and discuss ways the City can reduce barriers to development.
Individual Meetings and Focus Groups
January through May 2022, City staff met with representatives from various advocacy and interest groups including Community Resources for Independent Living (CRIL), the Hayward Promise Neighborhood, and NAACP to notify and partner with the groups to get the word out about the Housing Element Update.
On June 10, 2022, the City conducted a focus group with CRIL consumers. While CRIL advertised the opportunity widely, a total of four individuals participated and provided insights into the combined issues of housing and transportation accessibility for individuals with disabilities.
Three of the individuals are renters and one is a homeowner who works with CRIL consumers.
Specific issues raised during the focus group included: the high cost of housing, particularly for individuals on fixed incomes; the need to live with roommates, caregivers or others to assist with the activities of daily living; difficulty accessing and navigating public transportation and rideshare systems to get to work, doctor appointments and other locations; the desire to see infrastructure improvements (sidewalks, trails, open space and parks) built to be accessible to individuals with disabilities; the desire to see affordable housing constructed in close proximity to commercial and service uses; and, ensuring that landlords maintain and upgrade buildings to ensure accessibility for all individuals.
The City will continue to reach out to various groups to see if there is an interest in conducting additional focus groups.
January 2023
Housing Element | City of Hayward
20 Community Partner: Chabot College
Chabot College is a public community college in Hayward, as part of the Chabot-Las Positas Community College District. Chabot College has served the communities of Hayward, Union City, San Leandro, Castro Valley, San Lorenzo, Ashland, Cherryland, Fairview, and Sunol for over 50 years, and is a nationally recognized leader in community college innovation of education experiences.
The City contracted with Chabot College to have students from two English classes interview Hayward residents around the issues of housing including housing conditions and concern about eviction or not being able to pay mortgages; experiences with neighbors; experiences with discrimination; perceptions of concentrations of poverty within Hayward; perceptions of homelessness; experiences of environmental pollution; rankings of importance for schools, transit, jobs, retail, libraries and other community assets; and hopes and dreams for the future.
The students interviewed 388 Hayward residents and the responses were mapped by the City’s Geographic Information Systems technicians and is available at maps.hayward-ca.gov.
The interviews are summarized in Attachment A and quotes from the interviews are included throughout this document. Figure 1 shows the location of interviewees that participated in the housing survey.
On April 25, 2022, City staff attended an event at Chabot College where professors and approximately 30 students discussed topics related to housing, gentrification and displacement, pollution and dumping, and other findings from the interviews. Both interviewers and some interviewees attended the meeting to listen to student presenters. City staff present at the event were able to provide translation services as needed.
Figure 1 – Chabot College Housing Surveys
2023-2031 Housing Element Update
January 2023
21 Project Website
To further facilitate the distribution and gathering of information, the City created a separate project website dedicated to the Housing Element update. The project website provided detailed background information on the Housing Element, frequently asked questions, links to upcoming and past event materials, links to articles and videos on the topics of Housing, Climate Change, Environmental Justice among other resources. The videos on housing included such as the legacy of redlining, the History of Russell City in Hayward and explainers on zoning among other topics (https://haywardhousingandclimateupdate.com/learn-more/). Project materials associated with the Housing Element update were regularly posted on the project website, including documents from the gallery event, information for upcoming events, and virtual workshop PowerPoint presentations and video recordings. A link on the website enabled people to sign up for project email updates and provide comment at any time throughout the project process.
January 2023
Housing Element | City of Hayward
22 To encourage public engagement and to connect the Housing Element work to people’s lived experiences, the City posted a story on Instagram asking Hayward residents what three words they would use to describe their housing situation and added a banner on the project website directing people to share their “three word stories” around their housing situation in Hayward.
The input provided through Instagram and project website included the following:
“Not Senior Friendly”
“Noisy, Dirty, Congested”
“Real Bad Mold”
“Things Getting Worse”
“Blessed, Loved, Expensive”
“Own, Respect, Blessed”
“Comfortable, Inaccessible, Cost-Effective”
“Pretty Darn Good”
The three-word theme was carried through the interviews conducted by Chabot students which are included as an attachment to this report.
In addition to the three-word stories, people posted general comments through the website that encompassed the following themes:
A desire to see more assisted living options
and deed restricted low-income housing for
seniors.
A desire to see more high density and mixed
income housing near transit.
An ordinance to prevent smoking in multi-
family residential complexes.
Concern around increased air pollution
related to traffic and questions about how
the City and region will provide water
necessary for increased housing and
population given the ongoing drought in
California.
A letter from YIMBY/Greenbelt Alliance
urging the City to consider rezoning to allow
for higher density development.
A letter from a consortium of various
community-based organizations providing
guidance and recommendations on public
participation.
A letter from a Hayward resident and UC
Berkeley graduate student commenting on
AFFH requirements, the City’s Balancing
Act tool and assumptions related to
development in certain areas, and general
comments on counting ADUs and other sites
in the inventory.
The project website is available at: https://haywardhousingandclimateupdate.com/. 2023-2031 Housing Element Update
January 2023
23 Balancing Act: Housing Sites Simulation
The City made available a housing sites simulation from April 8, 2022 to May 13, 2022. The sites simulation gave the public an opportunity to provide comments and recommendations relating to housing in Hayward. The activity was sent out via email lists to interested parties and was advertised on the City’s social media and website. There were 19 participants that provided 44 comments on 1,722 potential housing sites. The input provided by the participants is included in Table 1. Input gathered through this activity was used to guide the City’s site selection process.
Table 1 – Balancing Act Simulation Summary
FOCUS AREA RECOMMENDATIONS
Caltrans
Corridor
Build higher density housing in South Hayward near BART station Create a pedestrian-friendly, transit-oriented “Main Street” Downtown
Area
Build high-density residential development
Encourage walkability to dining, entertainment, and services in Downtown while also promoting new housing development
Remove parking minimums because of walking distance to BART station Mission
Boulevard
Revitalize the area due to empty and underutilized lots Concern regarding limited resources and opportunities for walkability Build affordable housing or homeless shelter in the area Residential
and Mixed-
Use Area
Add more housing in North Hayward
Include mid-density townhomes around commercial development and amenity hubs, since Hayward has a lot of infill sites
Citywide Prioritizing residential development on empty lots first Concern about the identified locations generally requiring cars for transportation due to limited public transit
Increase density along major corridors, including Tennyson and Industrial, to encourage small businesses and public transit use
Limit residential development near the hills because of earthquakes and landslides as well as areas located near the shore because of climate change-induced sea level rise
Housing Element | City of Hayward24
Housing Survey
The City prepared and distributed Surveys inquiring about housing, access to resources, and experiences with discrimination to all individuals in the City of Hayward. The project website hosted an online housing survey for 60 days (from January 10 to March 10, 2022). The surveys were translated into Spanish and Mandarin. To encourage participation, the City advertised a drawing for five $50 Hayward business gift cards for individuals who completed the survey. There were 64 survey participants (60 surveys completed in English, 3 surveys completed in Spanish, and 1 survey completed in Chinese). The input provided by the participants included the following major themes:
High Cost: Difficulty finding affordable
housing, paying the deposit for rental
housing, and monthly rental housing costs
were identified as housing challenges
personally experienced by survey
participants.
Housing Accessibility: Affordability,
homeownership, and availability of housing
were identified the most urgent housing
issues in Hayward.
Need More Homes: Entry level or starter
homes, co-living housing, apartments, and
condominiums were identified as housing
types needed in Hayward.
Housing Types: Mixed support of
diversifying housing types and increasing
housing overall in Hayward.
City Council and Planning Commission
Study Session
On June 23, 2022, the Planning Commission
held a Work Session on the draft Housing
Resources, Inventory and Housing Plan of the
2023-2031 Housing Element. At that meeting,
the Commissioners asked clarifying questions
such as how many properties on the sites
inventory are publicly owned, how many units
are at risk of conversion from affordable to
market rate housing during the next cycle,
whether the sites inventory identified tenure
of housing units, and the technical definition
of “cost burdened.” One Commissioner voiced concerns about the loss of local control due to recent State Laws. Other Commissioners suggested that the City Council consider ground leasing publicly owned properties to developers rather than selling the land; voiced a desire to see mixed income and mixed tenure projects so that low- and moderate-income households could have the opportunity to purchase homes; and said that education and outreach related to resources and assistance should remain a major priority in the next cycle. One member of the public spoke and agreed that resources should be allocated to a mix of rental and ownership opportunities at all levels of affordability.
January 2023
On July 5, 2022, the City Council held a
Work Session on the Housing Resources and
Inventory and Housing Plan. At that meeting,
Councilmembers asked questions about
specific sites and how the inventory was
derived; expressed a desire to protect industrial
and commercially zoned land; asked general
questions about the RHNA and the numbers
in Hayward relative to the region and the area
median income of Hayward versus the region;
examine eviction rates, foreclosures and
understand the investors who are purchasing
housing in Hayward; recommended that the City
partner with Chabot College and Cal State East
Bay to expand housing for students; wanted to
ensure the Housing Element prioritized seniors
and other households on fixed incomes; and,
expressed concerns about the ongoing drought
and impacts of water supply on potential
development.
At that meeting, four members of the public
spoke about the need for affordable housing;
opportunities for low income households to
be able to purchase homes; additional housing
for seniors and individuals with disabilities and
special needs; the desire to see complete streets,
services and assistance for individuals with
disabilities and special needs; and, a concern
about displacement. One individual representing
the Carpenters Union asked the City Council to
adopt a policy in the Housing Element requiring
developers to use union labor that provide
apprenticeship programs, retirement and health
benefits.
Public Workshop
On July 27, 2022, the City hosted a virtual
Housing Element Workshop on Zoom. The
meeting was advertised on the project website,
directly emailed to over three hundred
individuals who requested to be updated about
the project and advertised on social media.
There were 17 participants in the meeting
(although 45 individuals registered for the
2023-2031 Housing Element Update 25
January 2023
Housing Element | City of Hayward
meeting), which started off with a brief poll which indicated that the attendees were split between homeowners and renters and lived in zip codes throughout Hayward. Attendees were also asked to submit three words to describe their housing situation and we used those words to develop the word cloud on this page. The discussion focused on greatest housing needs including individuals experiencing homelessness and the need for wraparound services; the need for affordable housing for students, workers and renters who are being priced out of the Hayward market; creative solutions to the housing crisis such as providing housing vouchers to be used as hotels/motels or converting hotels to transitional housing; questions about vacancy rates and updates to the Inclusionary Housing Ordinance; and questions about future approved and planned development in the Hayward hills.
Draft Housing Element Available for Public Input
Hayward’s Draft 6th Cycle Housing Element was posted from July 14, 2022 through August 14, 2022. Fourteen responses were received during the public review period from multiple members of the community and organizations such as Bay Area Rapid Transit (BART), Campaign for Fair Housing Elements and YIMBY Law, East Bay for Everyone, Transform CA. In response to public comment, City staff made changes to the Sites Inventory and revised the housing policies and programs to reflect public input on the Draft Housing Element. A comment matrix with the commenter, comment, and City response is provided in Appendix A. 26 sanctuary
spacious
nurturing
car-dependent
expensive
family
housing community
comfortable
supportive
need
affordable
beautiful
garden
comforting
January 2023
2023-2031 Housing Element Update 27
THIS PAGE LEFT INTENTIONALLY BLANK.
January 2023
2. Housing
Needs
Summary
2023-2031 Housing Element Update
January 2023
29 29
2. Housing Needs Summary
2.1 INTRODUCTION
The primary goal of the housing
element is to ensure adequate
housing for all of Hayward’s
present and future residents.
Housing needs are determined
by the City’s population
and its existing housing
stock. An assessment of the
demographic, socioeconomic,
and housing characteristics in
Hayward is required to help
the City effectively target its
programs and resources toward
households with the greatest
need. This chapter discusses
the characteristics of Hayward’s
population and housing stock to
identify the extent and context of
unmet housing needs in the city.
2.2 POPULATION TRENDS
Hayward’s population is both growing and
shifting. Since 1990, Hayward’s population
grew by 44 percent. Along with the increase
in population size, Hayward has become
increasingly diverse. Groups with the
largest percent growth are Hispanic/Latino,
followed by Asian residents. In addition to
the diversification of the population, age
groups have also shifted. From 2000 to
2019, older aged adults 65+ have increased
by 35 percent. Adults aged 35-64 also grew
by 27 percent, marking a steady increase of
median age of 31.9 in 2000, to 35.5 in 2019.
Conversely, those under 5 years old dropped
by almost 13 percent. In addition, those aged
5-19 years decreased by nearly 8 percent.
Residents in Hayward are typically increasing
in age, while the City’s younger age groups
are also steadily declining.
12%
39%
25%
18%
6%
65+
35 - 64
20 - 34
5 - 19
Under 5
AGE CHARACTERISTICS
Source: Bureau of the Census, 2000. Bureau of the Census, 2010. ACS, 2019.
RACE & ETHNICITY
OTHER RACE OR 2 OR MORE RACES /parenleft.case5%/parenright.caseAMERICAN INDIAN OR ALASKA NATIVE /parenleft.case<1% /bracketleft.case.4%/bracketright.case/parenright.case NON/hyphen.caseHISPANIC WHITE /parenleft.case16%/parenright.caseAFRICAN AMERICAN /parenleft.case9%/parenright.caseASIAN /parenleft.case27%/parenright.case HISPANIC / LATINO /parenleft.case40%/parenright.caseNATIVE HAWAIIAN & OTHER PACIFIC ISLANDER /parenleft.case2%/parenright.case Source: Bureau of the Census, 2000. Bureau of the Census, 2010. ACS, 2019.
January 2023
Housing Element | City of Hayward
30 2.3 EMPLOYMENT TRENDS
Housing affordability should be informed by the types of jobs and income levels of those residing in Hayward. Housing that meets the needs of local residents is important for increasing the quality of life by reducing commute times to travel to and from work destinations. Incomes associated with different types of jobs and the number of workers in a household determines the type and size of housing a household can afford. Those earning more at higher-paying jobs can afford broader housing opportunities, while those with lower-paying jobs have limited housing options.
In addition, employment growth can increase the housing needs and demand.
With proximity to major transportation corridors to major firms throughout the San Francisco Bay region, Hayward is attractive to major firms in bio-medical and industrial corporations like Baxter Bio Pharma, Illumina, Plastikon Industries Inc., and Kobe Precision among others. In addition, public employers are popular employers including the Alameda County Sheriff’s Department, California State University East Bay, Hayward Unified School District and the City of Hayward.
In recent years, employment trends are changing. From 2000 to 2019, the manufacturing sector fell by 5 percent, whereas the education/health/services sector had overtaken manufacturing as the largest percentage of workers in the city. Nearly one-third of the residents are employed in either education/health/services or professional services.
HAYWARD TOP EMPLOYER SECTORS:
NUMBER OF JOBS AND MEDIAN WAGE /parenleft.case2020/parenright.case Maintenance
and Repair
Management Food Prep
$20,000 - $40,000 $40,000 - $60,000 $60,000 - $100,000 $100,000+ Production Healthcare
Support
Business and
Finance
Transportation Construction Education Office and
Admin
Sales
Source: City of Hayward Displacement Study, 2020
5,390
3,440
8,590
10,410
6,490
9,020
3,500
6,800
4,310 4,830 5,940
2023-2031 Housing Element Update
January 2023
31 2.4 HOUSING STOCK
Growth in population is
outpacing the available housing
stock in Hayward. From 2000
to 2019, the number of housing
units built grew by 9 percent
while the total population grew
by nearly 18 percent. The term
“tenure” refers to whether a unit
is owned or rented. typically
Since the 1990s, there has been
a steady decline in construction
of units is ownership
development. This indicates
that supply is not keeping
pace with demand, and that
a large portion of housing is
likely in need for rehabilitation
or repair due to gradual physical
deterioration over time because housing over 30 years old is more likely to have rehabilitation needs. Additionally, over 56 percent of the housing units built since 2000 has been ownership housing resulting in fewer housing opportunities for households where homeownership is inaccessible.
2.5 HOUSEHOLD
CHARACTERISTICS
Household composition also influences
the housing needs of a community.
Individuals living alone have different
needs than families who require
more space or larger housing units.
Though the number of households
has remained relatively constant since
2010, family households married with
children declined by 13 percent from
2000 to 2019, while single-person
households increased by nearly 16
percent in this timeframe. In addition,
only 20 percent of the rental units in
the City are 3 bedrooms or more while
79 percent of ownership housing is 3
bedrooms or more. The lack of rental
housing for large families contributes to
overcrowding.
HOUSING UNITS BY YEAR BUILT
OWNER
RENTER
1939 OR EARLIER 1940 /hyphen.case 19591960 /hyphen.case 19791980 /hyphen.case 19992000 /hyphen.case PRESENT 842
850
10,024
4,079
5,966
10,026
4,599
5,887
3,754
1,639
PERCENT OF OVERCROWDED
RENTER AND OWNER HOUSEHOLDS
Source: Bureau of the Census, 2000 Census; American Community Survey, 2006-2010 and 2015-2019.
RENTER OWNER
2000 2010 2019
28%
17%
20%
8%6%
12%
Source: American Community Survey 2015-2019
Housing Element | City of Hayward32
Households may also experience varying difficulties in
affordability and housing problems based on tenure.
Slightly less than half of Hayward’s households are
renters. Renters are more vulnerable to housing issues
and are often the first to be priced out of communities, experience cost burden, or be forced into households
in overcrowded or substandard conditions. To
alleviate rising costs, households double-up or rent
rooms, which results in overcrowding. In part, this
is due to increasing rents over time, as opposed to
homeowners locking in monthly payments for the
duration of the mortgage as they build equity. Stagnant and low-income wages coupled with increasing rents
decreases disposable income to meet basic needs
and save for financial goals which exacerbates the
wealth gap between renters and homeowners. In
addition, overcrowding tends to accelerate the physical deterioration of housing.
2.6 HOUSING AFFORDABILITY
From 2015 to 2020, home values increased by 41 percent, and median monthly rent is commonly above $2,000 per month. These costs are out of reach for residents, specifically those with very low income or low
income. As a result of
high home values and
rents, residents have less
to spend on other basic
necessities. For housing to
be affordable, a household
should not pay more than
30 percent of their pre-
tax income on housing.
If households spend
more than 30 percent
on housing, they are
cost burdened. Similarly,
households paying 50
percent or more of their
income on housing are
considered to be severely
cost-burdened. Being
overburdened by rent can
lead to overcrowding,
substandard living
situations, and lack of
HOUSING AFFORDABILITY BY INCOME LEVEL
COMPARED TO MEDIAN MONTHLY RENT
MEDIAN MONTHLY RENT % PERCENT OF POPULATION
$0
$500
$1000
$1500
$2000
$2500
$3000
$3500
$4000
EXTREMELY
LOW INCOME
VERY LOW
INCOME
LOW
INCOME
MODERATE OR
ABOVE INCOME
3 BED: $2,523
2 BED: $2,680
1 BED: $2,079
STUDIO: $2,159
13%
13%
16%
58%
Source: HUD; Comprehensive Housing Affordability Strategy (CHAS), 2014-2018.
January 2023
2023-2031 Housing Element Update 33
money to spend on basic necessities such as
food, education, or healthcare. Across all income
levels, renters that are severely cost-burdened
comprise a higher percentage of households than
homeowners that are severely cost-burdened.
In Hayward, half of renters are cost burdened,
compared to 30 percent of household owners
that are cost burdened.
Alameda
Townhouse
Median sales price $834,800
Annual income needed to afford mortgage $161,350
Single-Family
Median sales price $1,204,300
Annual income needed to afford mortgage $229,220
2.7 SPECIAL GROUPS
Certain segments of the population may face
more difficulty in finding decent, affordable
housing due to their needs and circumstances.
Special needs may be related to employment
and income, family characteristics, disability,
or household characteristics. Special
accommodations may be required for these
groups such as on-site supportive services,
or unique building design. For example, many
seniors live on a fixed income, making it difficult
for seniors to maintain housing as rents increase. Single-parent households, most of which are female-headed, require special considerations because they often experience a higher housing cost burden relative dual income households.
Considerations for special groups including seniors, single- parent households, people living with disabilities, people living below the poverty line, and college students should be taken to ensure housing opportunities are created that meet their needs. Large households are those with 5 or more persons living in the household, and often find it difficult to find housing that accommodates the necessary number of bedrooms if the housing market does not meet their needs. This can lead to overcrowding for these larger households. These special groups may be assisted by an increase of affordable housing especially near services such as community centers, grocery stores, commercial businesses, and public transportation.
I feel like people
look down on me as
a single father and
my situation with the
kids. I always feel like
people always have an
opinion about me and
how I handle living
with two kids.
– Jabar,
Cross Streets: Amador St &
Elmhurst St
Age: 36-45
“
January 2023
Housing Element | City of Hayward
Source: American Community Survey (ACS), 2015-2019
In Hayward, 27 percent of households are senior headed households, 25 percent are female- headed single family households, 19 percent are large households, and around 9 percent have disabilities, around 9 percent are living in poverty, and around 9 percent are students.
2.8 DISPARATE IMPACTS
Historically, racist lending and property insurance policies, zoning requirements, and criminal records policies have excluded people from housing opportunities and choices solely based on a person’s race or color of their skin. Today, these discriminatory practices are referred to as disparate impacts, and are still prevalent today and further discriminate against someone’s disability, religion, sexual orientation, or familial status. The Fair Housing Act prohibits discrimination in housing and housing-related services and works to ensure that every person be treated with respect and dignity and ultimately have an equal right to housing. 34 25%
Senior-headed
households
19%
Large households
~9%
Have disabilities
~9%
Students
25%
Female-headed
single family
households
~9%
Live in poverty
January 2023
2023-2031 Housing Element Update 35
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January 2023
3. Projected
Housing
Needs
2023-2031 Housing Element Update
January 2023
37 3. Projected Housing Needs
3.1 INTRODUCTION
State Housing Element Law (Govt Code 65580 et. seq.) requires regional Metropolitan Planning Organizations (MPOs) to identify each member jurisdictions’ “fair share allocation” of the RHNA provided by HCD. Each city and county must demonstrate their capacity to accommodate their local share of regional housing needs in the community’s housing element. Each jurisdiction holds the responsibility for meeting their RHNA numbers.
The Association of Bay Area Governments (ABAG), the MPO for Hayward, adopted its 6th cycle RHNA Allocation Methodology in December 2021. Each local government must demonstrate how it will accommodate the RHNA in the Housing Element by 2023. ABAG considered several factors for determining the allocation, which weighed both projected and existing housing need. Projected need of housing was informed by household growth, future vacancy need, and replacement need, while existing need considered transit accessibility, jobs accessibility, and residual need in disadvantaged communities weighing factors such as overcrowding. The distribution of the RHNA across all four income categories factored in a social equity adjustment, which allocated a lower portion of lower-income RHNA jurisdictions that already had high concentrations of such households in comparison the County, and inversely, allocated a greater proportion of said households to jurisdictions lacking an existing concentration of lower-income households. The social equity adjustment also includes the goal to Affirmatively Further Fair Housing (AFFH), which adjusted the distribution of RHNA in jurisdictions either very low or very high resource areas.
RHNA ALLOCATION
12%
12%
13%
18%
46%Number
of Units
2,115
817
617
528
547
Above Moderate
(> 120% of AMI)
Moderate
(81% to 120%
of AMI)
Low
(51 to 80% of AMI)
Very Low
(30 to 50% of AMI)
Extremely Low
(<30% of AMI)
Alameda County
AMI=$142,800
January 2023
Housing Element | City of Hayward
38 Projected housing needs are broken down by income level categories based on definitions in the California Health and Safety Code (Section 50079.5). HCD calculates these limits as “extremely low,” “very low,” “low,” “median,” “moderate,” and “above moderate” and publishes these at the county level.
Hayward’s share of regional future housing needs
is 4,624 total units for the January 2023 through
January 2031 planning period. In the prior
planning period, Hayward was allocated 3,920
housing units during the 2015-2023 5th Cycle
Housing Element. The current 6th Cycle RHNA
for the planning period of 2023-2031 represents
an increase of approximately 18 percent over the
previous RHNA cycle.
While the City is not responsible for the actual
construction of these units, the City is responsible
for ensuring that there is adequate land zoned
to accommodate the housing allocation and
for creating the regulatory framework in which
the private market could build the number
of units and unit types included in the RHNA
allocation. This includes the creation, adoption,
and implementation of policies, zoning standards, municipal code changes, and/or economic incentives to encourage the construction and feasibility of various types of units.
2023-2031 Housing Element Update
January 2023
39 THIS PAGE LEFT INTENTIONALLY BLANK.
4. Housing
Resources
2023-2031 Housing Element Update
January 2023
41 4. Housing Resources
4.1 INTRODUCTION
The following section provides a summary of vacant or underutilized land available to accommodate future housing, an overview of the resources available to support continued development, preservation, and rehabilitation of housing in Hayward. The full Sites Inventory analysis is located in Appendix C. This section also includes a list of federal, state, and local programs that provide financial assistance to support the City in meeting its housing goals.
4.2 LAND RESOURCES
A critical part of the Housing Element is
the Sites Inventory, which identifies a list of
sites that are suitable for future residential
development. State law mandates that each
jurisdiction ensure availability of an adequate
number of sites that have appropriate zoning,
development standards, and infrastructure
capacity to meet its fair share of the regional
housing need at all income levels. This
inventory of sites is a primary tool that assists
in determining if a jurisdiction has enough
available land to support its RHNA, given the
current regulatory framework.
The City’s available land and adopted Land
Use Element of the General Plan offers
adequate capacity to accommodate the
City’s RHNA for all income categories. Zoning
code amendments and rezoning is not
necessary to implement the RHNA allocation.
New residential development in the City of
Hayward is expected to occur primarily in
the areas covered by the Downtown Specific
Plan, Mission Boulevard Specific Plan, and
Former Route 238 Corridor which are in close
proximity to commercial services and high
frequency transit and allow for high density
development.
My biggest dream is to
have a granny unit in
my back yard as there is
enough space...to bring
this dream to reality, I
need enough funds and
go through all the city
ground rules to make it
happen. I might have to
have a second plan if the
above doesn’t work out.
– Geovanni,
Cross Streets: Eldridge Ave &
Inglewood St
Age: 56 and older
“
January 2023
Housing Element | City of Hayward
42 Accessory Dwelling Units
The City has seen an increasing activity of junior and accessory dwelling units (J/ADUs) since State laws passed in 2018 that facilitated the development of these secondary units. Given the increasing permit applications for J/ADUs in Hayward, this Housing Element assumes credits of J/ ADUs towards the City’s RHNA. Assuming that annual J/ADU permits will average 40 units per year, the City assumes a total of 320 ADUs that will be permitted between 2023 and 2031. The annual projection comes from the average number of permitted ADUs between 2018 and 2021 in the City.
Entitled and Proposed Developments
The Housing Element can apply units in pipelines projects towards RHNA if it can be demonstrated that the units be built by the end of the 6th cycle’s planning period. The City has identified 1,895 units in 28 projects that have been planned, approved, or proposed but not yet permitted. Of these projects, 5 are 100 percent affordable, 13 projects have an affordability component in compliance with the City’s Inclusionary Housing Ordinance, and 10 projects consist solely of market-rate units affordable to above-moderate households (see Table C-3 in Appendix C). These projects are generally clustered along the Mission Boulevard Code as well as within Hayward’s Downtown.
Figure 2 shows the geographic location of the projects currently in the pipeline in addition to Appendix C, Housing Resources.
Figure 2 – Pipeline Projects
2023-2031 Housing Element Update
January 2023
43 Identification of Sites Suitable for Housing
New residential development is expected to occur primarily in the areas covered by the Downtown Specific Plan (DSP), the Mission Boulevard Code area (also known as Mixed Use Corridor PDA), and Former Route 238 Corridor. Development codes in these areas create a vision for resilient, safe, walkable, attractive neighborhoods and allow for high-density mixed-use development. Specifically,
The DSP shifts from districts solely shaped by allowable uses to a more hybrid approach that accommodates more mix of uses and considers the physical character of development (building form, design, and function) that contribute to neighborhood quality and characteristic. This shift towards a form-based code is intended to provide increased predictability to property owners and developers throughout the development permitting process and achieve more compact walkable neighborhood environment. The Development Code develops PlaceTypes ranging from Neighborhood Edge, Neighborhood General, Urban Neighborhood, Downtown Main Street, Urban Center to achieve an integration of a multi-modal circulation system and new pedestrian oriented public spaces. The Mission Boulevard Code implements similar goals for compact and mixed-use development through the application of zoning districts to include: Corridor Neighborhood, Neighborhood Node, Corridor Center, Civic Space, and Planned Development, with applied zoning overlays to regulate portions of the corridor. These include Transit Oriented Development, Commercial Overlay Zone 1 and Commercial Overlay Zone2.
Finally, Former Route 238 Corridor will accommodate large-scale, affordable mixed-use projects across the parcel groups. The City has entered into an agreement with Caltrans to dispose of the properties by 2027, thus the City retains ultimate control over the type, density, amenities and amount of affordable housing built on the Caltrans properties.
Estimation of Dwelling Unit Capacity
The Housing Element employs a comprehensive and iterative methodology to estimate dwelling unit capacity on a given parcel. As required by state law, the methodology must include sites that have a high potential to be developed with housing in the cycle, and reflect a reasonable estimate of the dwelling unit capacity of eligible sites that is informed by past trends and substantial evidence. In its methodology, State law has established “default” density standards for the purpose of estimating potential units by income range. In its methodology, the City assumed that realistic development capacity of the chosen sites is less than the full development capacity allowed by the parcel’s zoning or land use designation; however, the City has reviewed and approved projects with Density Bonuses that exceed allowable density during the 5th cycle. See Appendix C, Table
January 2023
Housing Element | City of Hayward
44 C-3 for a table showing the percentage of development relative to the maximum density allowed for Planned, Approved and Pending Projects approved during the 5th Cycle Housing Element.
Steep slopes, protected wetlands or watercourses, open space and parking requirements, and irregularly shaped parcels all impact the ability to achieve the maximum density allowed on the site. Based on that finding, the City assumes the realistic capacity of the Sites Inventory to be 75 percent of the maximum density under the applicable zoning or general plan designation.
Dwelling Unit Capacity Under Current Zoning Code
Under the current zoning code, the City can accommodate a total of 3,504 total units on vacant or underutilized sites in the Downtown Specific Plan (DSP) Area, the Mission Boulevard Code, and Former Route 238 Corridor.
Downtown Specific Plan – With the maximum allowed density of 110 units per acre, a total of about 20 acres can support the development of nearly 1,606 potential new units in the DSP. The Mission Boulevard Code supports varying densities ranging from 35-55 dwelling units per acre to 100 dwelling units per acre, accommodating the potential development of 1,424 new units.
The Former Route 238 Corridor plan facilitates 510 the development of 510 new units, at the maximum of 35 dwelling units per acre to 55 dwelling units per acre on the remaining sites.
Table 2 shows the dwelling unit capacity of each planning area and Figure 3 shows the geographic locations of the vacant and nonvacant opportunity sites that have been identified as part of this Housing Element.
Table 2 – Current Zoning – Dwelling Unit Capacity
General Plan Land Use Designation Acres Number of
Parcels
Maximum
Allowed
Density
(dwelling units
per acre)
Potential New
Units
Downtown Specific Plan Area
Central City – High-Density Residential (CC-HDR) 0.44 2 110 35 Central City – Retail and Office Commercial
(CC-ROC) 19.19 27 110 1,571
Total 19.63 29 - 1,606
Mission Boulevard Code
Corridor Neighborhood (MB-CN) 11.7 5 35 – 55 428
Corridor Center (MB-CC) 7.6 8 55 – 100 521
South Hayward BART Site -
Planned Development (PD) 5.9 1 100* 439
Total 25.2 14 - 1,388
Former Route 238 Corridor
Corridor Neighborhood (MB-CN) 4.9 1 35
Sustainable Mixed Use (SMU) 10.0 1 55 412
Total 14.9 2 - 510
2023-2031 Housing Element Update
January 2023
45 Summary of Adequate Sites
Based on the current zoning, the City has a surplus of development capacity of 1,095 units including pipeline projects, ADU assumptions, and include both vacant and underutilized sites.
About 63 acres of land on 13 sites can facilitate the development of 1,607 lower income units based on the current densities permitted in the respective Zoning Districts resulting in a lower income unit surplus of 657 units. There is also the potential for 798 Moderate income units on 18 sites, resulting in a total moderate income unit surplus of 159 units. In the Mission Boulevard Code area alone, a total of 816 lower-income units can be developed on vacant or underutilized sites.
The results of the residential Sites Inventory are presented in Table 3 and further detailed in Table A, Housing Element Sites Inventory of Appendix C, Housing Resources of the Housing Element.
FIgure 3 – Opportunity Sites
January 2023
Housing Element | City of Hayward
46 Table 3 – Residential Dwelling Unit Potential and RHNA Lower
Income
Moderate
Income
Above
Moderate
Income
Total
RHNA Allocation 1,692 817 2,117 4,624
Planned and Approved Units 550 82 1,263 1,895
ADUs Anticipated 192 96 32 320
Remaining RHNA 950 639 820 2,409
Downtown Specific Plan Area 791 434 381 1,606
Mission Boulevard Code 816 164 408 1,388
Former Route 238 Corridor 0 200 310 510
Total Units on Vacant Sites 508 226 425 1,159
Total Units on Underutilized Sites 1,099 619 627 2,345
Total Units on Vacant and Underutilized Sites 1,607 798 1,099 3,504 Total Unit Surplus 657 159 279 1,095
4.3 FINANCIAL RESOURCES
The City of Hayward receives financial resources through government programs that encourage housing production that meets the needs of all income levels. These financial resources are intended to support cities and counties in streamlining processes for affordable housing development, subsidize rents, subsidize the development of rental and ownership housing, and preserving existing housing stock. In addition to government funding, the City implements programs using a variety of local funding including the Inclusionary Housing Fund, the Rental Housing Program Fund, and the General Fund.
Community Development Block Grant Funds
Through the Community Development Block Grant (CDBG) program, HUD provides funds to local governments for a range of community development activities. The primary CDBG objective is the development of viable urban communities, including decent housing, a suitable living environment, and expanded economic opportunity. Eligible activities must meet one of three national objectives: benefit low-and moderate-income families, aid in the prevention of slums or blight, or meet other urgent community development needs.
Hayward utilizes CDBG funds to stabilize neighborhoods, provide public services, and preserve and upgrade the existing housing stock. Annually, the City receives approximately $1.5M to meet these goals. In 2021, the City was awarded $2.1 million in CARES Act CDBG supplemental funding which was used to support programmatic work in response to the COVID-19 pandemic. Much of this programmatic work supported the city’s most vulnerable communities and included Rent Relief Grants and shelter services for unhoused residents.
HOME Investment Partnership Program
Hayward receives an annual entitlement under the Alameda County HOME Consortium. HOME funds can be used for activities that promote affordable rental housing and lower-income 2023-2031 Housing Element Update
January 2023
47 homeownership, including but not limited
to: building acquisition, new construction,
reconstruction, moderate or substantial
rehabilitation, first-time homebuyer
assistance, and tenant-based assistance.
One federal priority for use of these funds is
the preservation of at-risk housing stock. In
2021, Hayward was allocated approximately
$482,000 in HOME funds.
SB2 Grants
In 2017, Governor Brown signed a 15-bill
housing package aimed at addressing the
State’s housing shortage and high housing
costs. Specifically, it included the Building
Homes and Jobs Act (SB 2, 2017), which
establishes a $75 recording fee on real
estate documents to increase the supply of
affordable homes in California. The number
of real estate transactions will vary from year
to year, and thereby the fees collected are
expected to fluctuate.
SB2 Grants provide funding and technical
assistance to help cities and counties prepare,
adopt and implement plans and process
improvements that streamline housing
approvals and accelerate housing production.
The City will be using these funds to achieve
housing goals by completing three projects:
Rezoning approximately 1,558 properties
(approximately 289 acres) zoned Single
Family Residential District to Medium or
High Density Residential District to match
the underlying General Plan designation
and creating an overlay zoning district
with CEQA review to up zone properties
currently zoned for single family and
create objective design and development
standards to maximize unit potential and
allow for a variety of housing types.
Develop Objective Design Standards to allow for streamlining for compliant projects. Update the City’s density bonus with CEQA clearance to allow for tiering. The City will explore ways to provide additional density bonus beyond state law requirements.
I would wish Hayward
city would come together
to help homeless people
to find work and shelter.
Maybe if Hayward were
to receive a grant from
the government to
help towards you know,
people who are in need of
housing. I mean, housing
is expensive for anybody
right now. Unless you’re
rich. You know, it’s really
hard to buy a house
or else you have like a
mortgage and that kind
of stuff. People need to
work together.”
– Ernesto, Homeless
Age: 56 and older
“
January 2023
Housing Element | City of Hayward
48 Local Early Action Planning (LEAP) Grants
In the 2019-2020 Budget Act, Governor Gavin Newsom allocated $250 million for all regions, cities, and counties to do their part in meeting their identified community needs by prioritizing planning activities that accelerate housing production. With this allocation, HCD established the Local Early Action Planning Grant Program (LEAP) with $119 million for cities and counties. The City of Hayward is utilizing LEAP funding to accelerate housing production and implement the 6th Cycle Housing Element. These actions include:
Prepare and adopt General Plan Updates
(including the 6th Cycle Housing Element
update, Environmental Justice Element and
Safety Element);
Develop innovative programs and policies
that will be embedded within the updated
Housing Element to fund housing
development, ownership, and rental
opportunities for all income levels and
to provide housing-related services and
programs for all segments of the population.
Development an Accessory Dwelling Unit
program that analyzes impediments to
development of ADUs in Hayward and
provide services and strategies to address
those impediments.
4.4 ADMINISTRATIVE RESOURCES
This section describes administrative resources
available to Hayward. These include building,
code enforcement, housing programs, and
partnerships with nonprofit organizations that
help Hayward achieve the goals and objectives
laid out in this Housing Element.
City of Hayward Planning Division
The Planning Division of the Development
Services Department provides and coordinates
development information and services to
the public. Specifically, the Planning Division
provides staff support to the City Council
and Planning Commission in formulating
and administering plans, programs, design
guidelines and legislation for guiding the
city’s development in a manner consistent
with the community’s social, economic, and
environmental goals.
The Planning Division is tasked with ensuring
that land uses and new development in
Hayward comply with City codes, the General
Plan, City Council and Planning Commission
2023-2031 Housing Element Update
January 2023
49 policies, and California law. Approval of projects through the planning process is required before the City issues grading or building permits. Advanced planning programs provided by the division include a comprehensive General Plan update (including periodic update of the Housing Element), preparing and amending specific plans and design guidelines, and conducting special land use studies as directed by the City Council.
City of Hayward Housing Division
The Housing Division of the City Manager’s Office assists residents in identifying resources to help address their housing needs. The Housing Division oversees and implements the Residential Rent Stabilization and Tenant Protection Ordinance, the Tenant Relocation Assistance Ordinance, the Mobile Home Space Rent Stabilization Ordinance, the Affordable Housing Ordinance and the Housing Trust Fund. The Housing Division provides technical assistance including informational workshops to tenants, property owners, and developers about the various legislation and coordinates funding for and ensures that developers and property owners are compliant with income restrictions for affordable housing. Further, the Housing Division coordinates with the Community Services Division to ensure General Fund and CDBG funding is allocated to homeless service providers, community service providers, fair housing and legal assistance, and assistance to vulnerable populations.
City of Hayward Code
Enforcement Division
The Code Enforcement Division
of the Development Services
Department provides regulatory
enforcement services for local,
state and federal codes. Through
education and responsive
enforcement, Code Enforcement
works with private property owners,
property managers and residents
to preserve and promote safe
and healthy communities. Code
Enforcement oversees the Rental
Housing Inspection Program by
conducting a combination of
mandatory and complaint driven
inspections of rental housing.
The Residential Rental Inspection
Program (RRIP) was adopted in
1989 and is intended to protect
residents by providing access to
safe and healthy housing. The RRIP
applies to all rental housing and all
hotel and motel units.
Housing Element | City of Hayward
County of Alameda
The Housing Authority of the County of Alameda
(HACA) operates several programs funded by the U.S.
Department of Housing and Urban Development (HUD)
that provide rental housing or rental assistance for low- income families, the elderly, people with disabilities, and others, in much of Alameda County. The programs
include:
Section 8 Housing Voucher Program
The Project-Based Moderate Rehabilitation
Programs
Section 8 Helping Veterans Achieve Housing
Stability – The Veterans Affairs Supportive Housing
(VASH) Voucher Program
Mainstream Voucher Program
Family Obligations
Affordable Housing Providers
Affordable housing providers are a critical resource for accomplishing the goals and objectives of this Housing
Element. This can be accomplished through private/
public partnerships. Since 1997, the City of Hayward,
the Former Hayward Redevelopment Agency, and the
Hayward Housing Authority has been successful in
supporting the development of 18 affordable housing
projects through private/public partnerships which
provide 1,278 units of affordable housing to low and
very low-income households. The City continues to
expand this portfolio of affordable housing. In 2018,
the City Issued a Notice of Funding Availability and
awarded development subsidy loans to three non-
profit affordable housing development projects that
will add an additional 258 units of affordable housing.
Additionally in 2021 and 2022, the City negotiated
development and disposition agreements with two
affordable housing providers to develop an additional
278 units of affordable housing.
50 January 2023
2023-2031 Housing Element Update 51
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January 2023
5. Housing
Constraints
2023-2031 Housing Element Update
January 2023
53 5. Housing Constraints
5.1 INTRODUCTION
Providing decent and affordable housing is a primary goal for the City of Hayward. While the City may adopt policies and actions that promote development of new affordable housing, there are a variety of constraints that hinder development, some of which are outside of the control of a local jurisdiction. Constraints include governmental constraints such as permitting processes, zoning codes and development standards and environmental regulations; market constraints which include construction costs including labor and materials, availability and cost of land and market demand for housing; and, community concerns and opposition. This section provides an overview of these potential housing constraints.
5.2 GOVERNMENTAL CONSTRAINTS
Local policies and regulations set forth by the City are designed to balance both the housing needs and protect the health and safety of residents. Land use regulations, fees and exactions, building requirements, and residential development standards among other factors may increase the cost of development, improvement, and maintenance for housing.
Land Use Controls
In 2014, the City adopted its current General Plan to guide development through 2040. The Land Use Element sets the vision, goals, and policies for the City’s urban form and land use patterns and establishes land use categories that define the use and building intensity throughout the city. Various designations range from rural estate density to Central-City High Density residential, with allowable densities increasing in range. Each General Plan land use designation has a corresponding Zoning District which regulates uses, setbacks, lot coverage, parking requirements, open space requirements, height and other aspects of physical development that could be considered constraints. In 2019, the City adopted the Downtown Specific Plan and in 2020, the City updated the Mission Boulevard Form Based Code to encourage the development of high density, mixed-use development near transit, commercial uses, and services. Recent updates to State Law including but not limited to Density Bonus updates, Senate Bill 9 and Senate Bill 35 have provided mechanisms for developers to circumvent the more onerous land use controls in lower density areas, or request exceptions to the standards in exchange for some level of affordability in the proposed housing development.
GOVERNMENTAL CONSTRAINTS
LAND USE
DESIGNATIONS
HISTORIC
PRESERVATION
BUILDING
CODE
PLANNING AND
DEVELOPMENT FEES
ZONING
DISTRICTS
ON- AND OFF-SITE
IMPROVEMENTS
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Housing Element | City of Hayward
54 Permit, Processing, and Procedures
Timeframes for permit and approval processes
vary depending on the type of project.
Processing time needed to obtain development
permits and required approvals is a common
concern by the development community as a
prime contributor to the high cost of housing.
The development review process in Hayward
may include Site Plan Review or Use Permit
approval, approval of a Parcel Map or Tentative
Map for subdivisions, a Zone Change or General
Plan Amendment to change allowable density
or development standards. These “entitlement”
procedures typically include concurrent
environmental review.
Depending on the magnitude and complexity of the development proposal, the time for entitlement review and approval may vary considerably in cost and time to process. For example, a Site Plan Review for a small multi-family development that is processed administratively and is exempt from CEQA could take as little as six months to entitle whereas a residential development that requires a Zone Change, Tentative Map and preparation of an Initial Study could take up to a year and a half to entitle depending on the completeness and quality of the plans and the complexity of the site.
Impact & Development Fees
In addition to entitlement fees, developers are also responsible for paying impact and development fees such as park impact fees, traffic impact fees, utility fees, school district fees and affordable housing fees among others, which contribute to the overall cost per unit and can be a constraint to the development of housing.
5.3 MARKET CONSTRAINTS
MARKET CONSTRAINTS
LAND USE
AVAILABILITY
OF FINANCING TIMING
DENSITY
NIMBYISM
CONSTRUCTION COST
2023-2031 Housing Element Update
January 2023
55 Many factors affecting housing costs are related
to the regional housing market. Land value,
construction material and building costs and
increasingly availability, and labor costs all contribute to the overall cost of housing. These costs and delays
can hinder the production of affordable housing and
increase housing costs for residents. In addition, the
availability of financing can limit funding for new
developments as well as access to homeownership
for some segments of the population.
Housing Context
In 2021, the median home value in Hayward was
$874,000, a 67 percent increase from 2015 median
home values. Factors that impact housing costs
include construction costs and economic variability
such as recessions. Since the 2008 recession,
national construction costs for multi-family projects
have risen by 25 percent. Historically, new home
sales decline by nearly 15 percent on a national
average during recessions. However, the COVID-19
pandemic created a global economic recession
that had different implications. Low interest rates,
households spending more time at home and thereby
increasing the demand for housing, and homeowners
reluctant to list their home during a pandemic
created more demand for housing as home values
soared across the state.
Other costs such as construction and land costs can drive up the cost of development.
Specifically, construction costs to provide affordable units onsite in a higher-density condo project is estimated to be 20 percent higher on a per square foot basis than for townhomes. The cost of developable land is dependent on quantities of available vacant parcels for residential development. Land in the Bay Area is limited which drives up the cost of land. The total cost to acquire a parcel, relocate occupants (if applicable), and potentially mitigate for hazards can be costly and increase housing development. Combined, this poses a significant constraint to the development of affordable units, because the rent or sale prices must be high enough to justify the cost of development for developers.
Market Activity
Market activity is influenced by a myriad of factors. The availability of developer and potential homeowner financing options both impact the ability to finance the project or purchase a home. In 2020, nearly 9 percent of government backed loans and 8 percent of conventional loans were denied in Hayward. In market downturns, home improvement financing is generally Housing Element | City of Hayward
less accessible, and in 2020, around 37 percent of
home improvement loans were denied in Hayward.
In addition, loan denial rates vary by race, leaving
people of certain race and ethnicity vulnerable to
changing markets. Countywide, American Indian
or Alaskan Native individuals had the highest loan
denial rate, at almost 20 percent. Black or African
American individuals were also denied at a higher-
than-average rate, at 17 percent. Asian and white
individuals were denied at lower percentages.
Median home values in Hayward are less than median
home values in Alameda County; however, they are
outpacing the growth in percentage compared to
the county. As of 2021, the median house value grew
by 67 percent since 2015 in Hayward, compared to
a 60 percent growth in Alameda County. The cost of
growth may reflect the feasibility for new developers
to develop new units with rising construction costs,
cost of land, and market variability, as higher rents
can offset the cost of development. The high cost
of new construction (such as construction costs
and labor) paired with expensive land costs can
constrain residential development in areas with
more restrictive development standards and lower
achievable market rents.
5.4 COMMUNITY CONCERNS
& OPPOSITION TO HOUSING
DEVELOPMENT
In addition to governmental and market constraints
on housing production, there are also local non-
governmental constraints that can halt or prevent
housing production. In recent decades, community
opposition to new housing production, especially
affordable housing, has emerged throughout
Alameda County and other California cities.
Complaints including traffic concerns, environmental
concerns, and the preservation of neighborhood
character have been known to delay projects
through California Environmental Quality Act
(CEQA) lawsuits, which are significant constraints to
housing development as they add time and cost for
developers.
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58 6.
Fair
Housing
2023-2031 Housing Element Update
6. Fair Housing
6.1 INTRODUCTION
The following section provides a summary of contributing factors that serve as barriers to opportunity and fair housing choice in Hayward. The full Fair Housing Assessment (Affirmatively Furthering Fair Housing (AFFH)discussion is in Appendix F. The section also provides an overview of programs and policies aimed at addressing barriers, thereby, increasing equitable access and opportunity to safe and affordable housing regardless of race.
6.2 CONTRIBUTING FACTORS
Pursuant to AB 686, the Housing Element must include an analysis and determination of consistency with AFFH requirements. AFFH is defined as:
“Taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. These actions must, taken together, address significant disparities in housing needs and in access to opportunity, replace segregated living patterns with truly integrated and balanced living patterns, transform racially and ethnically concentrated areas of poverty into areas of opportunity, and foster and maintain compliance with civil rights and fair housing laws.” Past and present exclusionary governmental policies and discriminatory practices in the housing market including but not limited to redlining, racial steerage and discrimination in federal policies related to government backed mortgages and private lending has resulted in neighborhoods with concentrated poverty, deteriorating housing stock and infrastructure, limited access to opportunity, unsafe environmental conditions, underfunded schools, a wealth gap between white households and households of color, among other disproportionate housing problems. In an effort to affirmatively further fair housing throughout Hayward, this AFFH document identifies the contributing factors that serve as barriers to fair housing choice and access to opportunities, and prioritizes actionable programs to increase fair housing choice and promote equitable access to opportunity.
59 HOUSEHOLDS EXPERIENCING HOUSING
PROBLEMS BY RACE/ETHNICITY
HISPANIC/LATINO NATIVE AMERICAN AFRICAN AMERICAN
ASIAN/PACIFIC ISLANDER NON/hyphen.caseHISPANIC WHITE
63% 62% 59% 52% 38%
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Housing Element | City of Hayward
Race and Ethnicity and Access
to Resources
Historic exclusionary governmental
policies, discrimination in mortgage lending
practices and long-term disinvestment
in communities have created patterns of
racial and ethnic segregation and facilitated
racial and ethnic concentrations of poverty
across neighborhoods. Examining ethnic
and racial geographic trends within a city
is necessary in understanding fair housing
concerns, including access to economic
opportunity and safe and affordable housing.
Race and ethnic composition varies across
Hayward. Geographically, non-Hispanic white
and, to a lesser degree, Asian populations
were concentrated in Hayward’s eastern
neighborhoods. In contrast, neighborhoods
along the western end of Hayward had
predominately Asian residents, and
neighborhoods throughout the city-center were
predominately Hispanic/Latino. Similar to race
and ethnic composition, access to resources
also varies across the City. Approximately 90
percent Hispanic/Latino, 85 percent of Asian
American/API, 82 percent of Black/African
American and 79 percent of non-Hispanic White
residents in Hayward are living in areas of low
resource or high segregation and poverty. In
comparison, 10 percent of Hispanic/Latino, 14
percent of Asian/API, 17 percent of Black/African
American and 20 percent of non-Hispanic
white residents are living in moderate resource
areas throughout Hayward. Of the 50 census
tracts in Hayward, a total of 32 are considered
Low Resource, 14 are considered Moderate
Resource, and 4 are considered High Resource.
In Comparison, 35 percent of census tracts in
Alameda County are considered Low Resource,
25 percent of the census tracts are considered
Moderate Resource, and 40 percent of census
tracts are considered High Resource.
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2023-2031 Housing Element Update
Income
Between 2015 and 2019, Hayward had a
median household income of $85,744,
approximately 13 percent lower compared
to the County. Within Hayward, household
distribution is highest (greater than $125,000)
in neighborhoods located along the eastern
and western edges of the city. Neighborhoods
with the lowest median household incomes
(between $55,000 and $125,000) in Hayward
are concentrated throughout central and
south Hayward. In comparison, neighborhoods
located within the western and eastern
segments of Hayward had the lowest rate
of low to moderate income populations in
the city. Similar trends were prevalent for
poverty rates across Hayward, as higher rates
of poverty were estimated within central and
south Hayward compared to neighborhoods
in the periphery.
Housing Stock
According to 2014-2018 Comprehensive Housing Affordability Strategy data, approximately 48 percent of total households in Hayward experienced at least one housing problem (units having incomplete kitchen facilities, incomplete plumbing facilities, more than one person per room, and households with a cost burden greater than 30 percent). Housing problems in Hayward disproportionately affect households of color, as Hispanic/Latino (63 percent), Native American (62 percent), African American (59 percent), and Asian/Pacific Islander (52 percent) experience the highest rates of housing problems in the City. Geographically, the oldest share of housing built (built in year 1950 or earlier) is most prominent in central Hayward, indicating that housing in these areas may be in the most need or repairs and/or rehabilitation.
6.3 FAIR HOUSING GOALS AND PRIORITIES
Fair housing issues and contributing factors were identified to develop meaningful actions that provide access to safe, affordable, and vibrant housing for Hayward residents and are further discussed in Appendix F, Fair Housing Assessment. Actions to address fair housing issues are included in the housing programs located in Chapter 7, Housing Plan. They include educational outreach programs that ensure residents are aware of their rights and responsibilities regarding fair housing and furthermore investing in programs that eliminate housing discrimination.
Other actions by the City include the establishment of programs that protect its residents from displacement in areas of new development, and providing rental assistance for lower-income households who are overpaying for housing. These metrics and milestones will promote inclusive communities, increase housing opportunities, and address racial/ethnic and economic disparities in the city.
61 January 2023
7. Housing
Plan
2023-2031 Housing Element Update
7. Housing Plan
The Housing Plan identifies the City of Hayward’s housing goals, policies, and programs. The overall strategy is to present a balanced and diverse array of programs which address the main issue areas of construction, preservation of affordable housing, conservation of naturally occurring affordable housing, rehabilitation, and administration. Hayward’s Housing Plan includes the six following themes:
1. Preserving, Conserving, and Improving Existing Housing
2. Assisting in the Development of Affordable Housing
3. Providing Adequate Housing Sites
4. Removing Constraints on Housing Development
5. Housing for Persons with Special Needs
6. Equal Housing Opportunities for All Persons
The Housing Plan seeks to address community needs as identified in Appendix B, Housing Needs Assessment, governmental constraints as identified in Appendix D, Housing Constraints, and patterns of segregation and barriers that restrict access to opportunity for protected classes as identified in Appendix F, Fair Housing Assessment. Programs from the 2023-2031 Housing Element have been carried forward where applicable, as identified in Appendix E, Review of Past Accomplishments. The Housing Plan aligns with the work that the City has already completed and is planning as provided in the City’s Strategic Roadmap and other related plans for the coming years.
7.1 GOALS, POLICIES, AND PROGRAMS
The goals and policies contained in the Housing Element address the identified housing needs in Hayward and are implemented through a series of housing programs. Housing programs define the actions the City will take to achieve specific goals and policies. Housing programs include programs currently in operation as well as new programs that address identified housing constraints and fair housing issues. This section provides a housing program description as well as qualitative and quantitative objectives for each program.
Preserving, Conserving, Improving, Existing Housing Stock Preserving, conserving and improving the housing stock helps maintain investment in the community and promotes affordable housing. A survey administered by the City indicated that 55 percent of survey participants rated the condition of their residents as “excellent” while 45 percent or participants had housing problems that would require minor to major rehabilitation.
As described in Appendix F, Fair Housing Assessment Section 8.1, Housing Problems, most of 63 January 2023
Housing Element | City of Hayward
the housing stock in Hayward is more than 30 years old. Typically, housing over 30 years old is more likely to have rehabilitation needs that may include new plumbing, roof repairs, foundation work, and other repairs. Some older housing units may have health risks such as lead paint and asbestos. Further, housing problems in Hayward disproportionately impact households of color.
Preventing these problems from occurring and addressing them when they do occur protects the safety and welfare of residents and assists in meeting housing needs throughout Hayward, particularly the most vulnerable residents. The City will focus its efforts on rehabilitation, code enforcement, rental housing inspection, preserving existing affordable units, and implementing anti-displacement policies and programs to take a proactive approach to preserving, conserving and improving the current housing stock. An important part of preserving the existing affordable housing stock is ensuring that subsidized affordable housing units maintain their affordability and do not convert to market-rate units. Policies in this section focus on improving the existing housing stock and assisting in the preservation of affordable housing.
Goal H-1: Maintain and enhance the existing housing opportunities, viable housing stock and neighborhoods within Hayward.
POLICIES
H-1.1: Code Enforcement: The City shall enforce adopted code requirements that set forth the acceptable health and safety standards for the occupancy of housing units.
H-1.2: Preserve Affordable Single-Family Housing: The City shall preserve the existing single- family housing stock occupied by lower-income households by rehabilitating single-family, owner-occupied conventional and mobile homes.
H-1.3: Residential Rehabilitation: The City shall administer residential rehabilitation programs that assist lower-income households to ensure the safety and habitability of housing units and the quality of residential neighborhoods.
H-1.4: Preserve At-Risk Units and Naturally Occurring Affordable Housing: The City shall avoid the loss of publicly assisted and unassisted (“naturally occurring”) affordable housing units and the resulting displacement of low-income residents by providing funds, as available, to nonprofit developers to be used for the acquisition of subsidized housing developments at risk of converting to market rate units.
H-1.5: Funding for Accessibility Retrofits: The City shall provide funding to homeowners for home retrofits that improve accessibility.
PROGRAM H-1: Minor Home Repair Program
The Minor Home Repair Program provides rehabilitation grants up to $10,000 to qualified lower- income households, including elderly and/or disabled homeowners, to make minor home repairs to address health and safety problems, correct code deficiencies, and improve the exterior appearance of homes. Priority will be given to work that corrects health and safety issues, and to accessibility modifications for people who have disabilities. 64 January 2023
2023-2031 Housing Element Update
ACTIONS OBJECTIVE AND TIMEFRAME
Action 1.1: Provide housing rehabilitation assistance to lower-income, elderly, and/or disabled households.
Annually assist ten households with larger
repairs and 40 households with smaller repairs.
Action 1.2: Continue existing partnerships with nonprofit housing rehabilitation agencies such as Rebuilding Together Oakland/East Bay and Habitat for Humanity East Bay/Silicon Valley to provide property rehabilitation assistance to targeted Hayward homeowners.
Ongoing.
Action 1.3: Disseminate information regarding rehabilitation standards, preventative maintenance, and energy conservation measures to eligible homeowners.
Maintain current information on the City’s
website and disseminate to at least 100
qualified homeowners annually.
Implements the Following Policies H-1.2, H-1.5, H-1.3, H-2.5 Responsible Agency City Manager’s Office
Funding Sources CDBG
PROGRAM H-2: Residential Rental Inspection Program
The Residential Rental Inspection Program safeguards the stock of safe, sanitary rental units within the city and protects persons entering or residing in rental units through systematic inspection of rental housing throughout the city. The program focuses attention on rental housing in higher- density areas with priority given to units displaying signs of substandard conditions. Properties outside higher-density areas are routinely monitored for indicators of substandard conditions unless they are the subject of a complaint and prioritized for inspection. All rental units are subject to inspection. The program has a goal of inspecting units once every five years. In addition to an annual per-unit fee, fees are charged for every unit in which a violation is found. Penalties are also assessed for lack of timely correction of violations.
ACTIONS OBJECTIVE AND TIMEFRAME
Action 2.1: Systematically inspect rental units throughout the city to safeguard the stock of safe, sanitary rental units within the city and protect persons entering or residing in rental units.
Annually inspect 250 single-family homes and
750 multi-family units. Focus attention on rental
housing in higher density areas with the goal of
inspecting these units every three to four years.
Action 2.2: Amend the Hayward Municipal Code (HMC) to comply with Section 17970.5 of the California Health and Safety Code requiring that upon a rental tenant complaint, the respective landlord a) conducts a mandatory inspection and b) specifies specific actions that can be taken to mitigate any hazards present.
Amend the HMC by January 2025.
Action 2.3: Disseminate information to residents about the mandatory rental inspections and up to-date information on the City’s adopted laws and regulations specific to housing.
Maintain current information on the City’s website
and provide information to a minimum of 100
renter households annually through workshops,
non-profits or advocacy groups, and direct
outreach at the Permit Center and in the field.
Action 2.4: Provide annual trainings during the planning period to improve capacity of Code Enforcement staff to work with diverse communities, in a culturally competent manner with a focus on problem solving and with connections to social and economic support services.
Begin providing annual trainings to staff by 2024.
Implements the Following Policies H-1.1, H-1.2, H-1.3
Responsible Agency Development Services
Funding Sources General Funds
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Housing Element | City of Hayward
PROGRAM H-3: Preservation of At-Risk Affordable Housing This program is intended to support the preservation or acquisition of restricted affordable units and unrestricted affordable units that could potentially convert to market-rate units during the planning period. The City will monitor all units and assist property owners in maintaining the affordability of these units and assist tenants if preservation is unsuccessful.
ACTIONS OBJECTIVE AND TIMEFRAME
Action 3.1: Monitor the status of the five projects and 295 units at risk of conversion to market-rate units during the planning period and seek to preserve these affordable
units for extremely low-income households and very low- income households. The five projects include:
Hayward Villa
Josephine Lum Lodge
Sycamore Square
Wittenberg Manor II
Weireb Place
Annually.
Action 3.2. Reach out to property owner to inquire about their plans for the property with the expiring regulatory controls and assess the risk of loss of affordable housing units.
Send correspondence to property owner three years
prior to termination of regulatory controls. Objective is to ascertain risk of loss of affordable units and identify if the City as resources to preserve the units.
Action 3.3: Inform property owners of their obligation
to comply with noticing requirements stipulated under
state law to ensure that qualified non-profit entities
from the State’s qualified entities list are informed of the opportunity to acquire the affordable property and that tenants are informed about their rights and potential
resources. If the property was built before July 1, 1979, inform property owner that rent increase limits stipulated in the City’s Residential Rent Stabilization Ordinance will apply post conversion to market rate.
Send notice to property owner three years prior to
potential project conversion. Provide follow-up with
contacts one year and six months prior to conversion if property owner fails to comply. Objective is to ensure
qualified non-profit entities are notified of acquisition opportunities and to ensure tenants are aware of the
impending changes.
Action 3.4: Contingent of funding availability, in the event that a property is scheduled for conversion, contact
property owner regarding funding availability. If the
property owner intends to sell the property encourage
sale to a qualified non-profit entity.
Inform property owner three years prior to potential
project conversion whether funding is available to
preserve the affordability restrictions. The objective is to incentivize the sale to a qualified non-profit entity.
Action 3.5: Include naturally occurring affordable housing at risk of conversion to higher rates as an eligible project type for funding under the City’s Notice of Funding
Availability (NOFA) to preserve these units through long- term affordability covenants as a condition of funding.
Subject to availability of Inclusionary Housing Trust funds, issue NOFA at least once during compliance period and
establish an affordable housing development pipeline
inclusive of project that convert market rate housing to affordable housing.
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2023-2031 Housing Element Update
ACTIONS OBJECTIVE AND TIMEFRAME
Action 3.6: Support qualified affordable housing
developers that acquire and convert naturally occurring affordable housing to restricted affordable housing
meet state or federal funding application requirements
that subject to City review or support. The City may
choose not to support projects that pose a high risk of displacement of existing tenants.
On a case-by-case basis.
Action 3.7: As necessary, provide technical assistance to tenants to access other affordable housing resources.
Ongoing on a case-by-case basis.
Implements the Following Policies H-1.4, H-6.4
Responsible Agency Development Services, City Manager
Funding Sources HOME, Inclusionary Housing In-Lieu Fees, Housing Choice Vouchers, and other federal and state housing funds
Assisting in the Development of Affordable Housing
Providing affordable housing is essential for a healthy community. Seeking funding from varied sources increases the opportunities for the development of affordable housing units. The City works with both non-profit and for-profit developers in the production of affordable for-sale and rental housing. Recognizing a variety of housing needs, the City supports the development of affordable housing opportunities ranging from creation of rental housing that meets the needs of extremely low, very low, and low income households to creation of ownership housing for lower and moderate income households to improve housing stability, help instill a pride of ownership, and increase wealth building opportunities.
Goal H-2: Assist in the provision of housing that meets the needs of all socioeconomic segments of the community.
POLICIES
H-2.1: Homeownership Housing: The City shall encourage the development of ownership housing and assist tenants to become homeowners to increase owner occupancy rate within the parameters of federal and state housing laws.
H-2.2: Provide Incentives for Affordable Housing: The City shall promote the use of density bonuses and waive or reduce park, transportation and other impact fees to facilitate the development of new housing for extremely low-, very low-, and low-income households.
H-2.3: Inclusionary Housing: The City shall enforce the Inclusionary Housing Ordinance to ensure that a certain percentage of new residential units will be made affordable to lower- and moderate-income households or to ensure the payment of affordable housing in-lieu fees to subsidize the development of affordable housing.
H-2.4: Integration of Affordable Housing: The City shall encourage a mix of affordability levels in residential projects and encourage the dispersal of such units to achieve greater integration of affordable housing throughout the community.
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Housing Element | City of Hayward
H-2.5: Partnership with Affordable Housing Developers: The City shall maintain a funding process to award affordable housing in-lieu fees to affordable housing builders to support the development of affordable housing
H-2.6: Financial Assistance: The City shall identify new funding sources and strategies to support affordable housing.
PROGRAM H-4: Affordable Housing Development Assistance
The City of Hayward is committed to increasing the supply of affordable housing. The City will prioritize households at the extremely low-income level and seek new funding opportunities and partnerships to greater improve housing conditions amongst the vulnerable and lower-income communities.
ACTIONS OBJECTIVE AND TIMEFRAME
Action 4.1: Partner with qualified housing developers to identify affordable housing development opportunities
with emphasis on promoting housing choices that serve
the needs of special needs populations, including seniors, homeless, female-headed households, large families, low- income, and/or persons with disabilities.
Subject to availability of Inclusionary Housing Trust funds, issue NOFA at least once during compliance period and
establish an affordable housing development pipeline of at least three affordable housing projects. Hold an annual meeting with developers to inquire about upcoming
projects. Utilize the Conceptual Plan submittal process to identify affordable housing developments that may
need local funding or loan/grant preparation assistance.
Additionally, NOFA’s will be issued once sufficient funding is available fund at least one project. In-lieu of a NOFA, the City may choose to allocate available housing development funds to existing City supported projects in order to
address funding gaps that prevents the project from being competitive for tax credit or bond financing and/or starting construction. Allocation of funding to developers will likely be on a biennial basis subject to availability of funds.
Action 4.2: Monitor availability of State and federal
funding and support developers with their applications for state and other local development incentives and funding programs that provide financial assistance to develop
affordable housing for special needs populations.
Annually, review proposed development budgets and
schedules for City funded affordable housing projects to identify the need for City support with funding applications.
Upon request, provide support for non-city funded
affordable housing development project.
Action 4.3: Subject to funding availability, provide
development subsidy for at least three affordable housing developments. Prioritize subsidy for financing for rental housing units affordable to lower-income households and households with special needs and projects that promote the City’s goals relating to transit-oriented development and jobs/ housing balance.
Assist in the development of at least 200 lower income
units over the eight-year planning period.
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2023-2031 Housing Element Update
Action 4.4: Through the NOFA process described in
Action 4.1,, use state, federal, and local In-Lieu Fees to reimburse the cost of land for the development of
extremely low-, very low-, low-, and moderate-
income housing.
Any development subsidy awarded to affordable housing
developers can be applied to acquisition costs at the
time the project closes all project funding. As described in Action 4.1, this will likely to happen on a biennial basis. Additionally, the City will support or partner with developers in application for state or federal funding on an as needed basis.
Action 4.5: Subsidize the development of affordable
housing through disposition of City-owned land where
feasible and provision of development subsidy when
available.
Support at least two affordable housing developments on City owned land during the planning period.
Action 4.6: Adopt written policies and procedures for
the City of Hayward Public Works - Utilities Division
(Water and Wastewater) that grants priority to proposed developments that include housing affordable to lower-
income households pursuant to Government Code
Section 65589.7.
Adopt by January 2025.
Implements the Following Policies H-2.4, H-2.5, H-2.6, H-3.10 Responsible Agency Development Services, City Manager
Funding Sources State and federal funds, local funds (In-Lieu Fees, General Fund)
PROGRAM H-5: Density Bonus
Consistent with State law (Government Code Sections 65915 through 65918), the City offers residential density bonuses as a means of encouraging affordable housing development. In exchange for setting aside a portion of the development as units affordable to lower- and moderate-income households, developing senior or student housing or installing on-site childcare, the City shall grant a density bonus over the otherwise allowed maximum density, a reduction in parking standards, up to four regulatory incentives or concessions and unlimited waivers to development standards. These units must remain affordable for a period of no less than 55 years and each project must enter into an agreement with the City to be monitored by the Housing Services Division for compliance.
The density bonus increases with the proportion of affordable units set aside and the depth of affordability. For market-rate projects, the maximum density bonus a developer can receive currently is 50 percent when a project provides 15 percent of the units for very low-income households, 24 percent for low-income households, or 44 percent for moderate-income households. 100 percent affordable housing projects can receive up to 80 percent increase in density or unlimited density when the project is within ½ mile of major transit. Incentives and regulatory concessions may include, but are not limited to, fee waivers, reduction or waiver of development standards, in-kind infrastructure improvements, an additional density bonus above the requirement, mixed-use development where it normally wouldn’t be permitted, or other financial or regulatory incentives or concessions.
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Housing Element | City of Hayward
ACTIONS OBJECTIVE AND TIMEFRAME
Action 5.1: Ensure that housing developers are informed about the City’s density bonus program during pre‐development conferences, inquiries, and at application and highlight the additional development potential available.
Ongoing on a case-by-case
basis.
Action 5.2: Update the Density Bonus Ordinance to bring it into compliance with State Law and remove the requirement for Planning Commission approval of Density Bonus applications. Through the update process.
Adopt updated Density Bonus
Ordinance by June 2023.
Action 5.3: As part of Density Bonus Ordinance update, discuss incentives and concessions with qualified housing developers to determine if increasing density bonus for market-rate projects beyond state law is appropriate for Hayward.
Meet with four qualified
housing developers annually.
Adopt updated Density Bonus
Ordinance by June 2023.
Action 5.4: Provide technical assistance to developers on how to use the Density Bonus incentives.
Maintain current information
on the City’s website and
publish informational bulletin by
September 2023.
Implements the Following Policies H-2.2, H-2.4, H-3.1
Responsible Agency Development Services
Funding Sources General Fund
PROGRAM H-6: Inclusionary Housing
Inclusionary housing regulations help increase the availability of affordable housing stock in the city. Hayward’s Inclusionary Housing program requires that a certain percentage of new residential developments units be made affordable to very low-, low- and moderate-income households, depending on whether the project is intended as ownership or rental housing. Having these programs for inclusionary requirements in place proactively as new markets for investment emerge through the city can serve as a program to mitigate displacement and meet the needs of vulnerable populations. The inclusionary housing ordinance specifies the following:
Affordable Rental Units
A total of six percent of the units must be affordable at the following income levels:
50 percent of affordable units restricted at
very low-income.
50 percent of affordable units at low-
income.
Affordable Ownership Units
Ten percent of the units must be made affordable to moderate-income households.
Developers may also pay an affordable housing in-lieu fee as an alternative to providing affordable units. These fees are placed in the City’s Affordable Housing Trust Fund and are used to fund affordable housing development.
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ACTIONS OBJECTIVE AND TIMEFRAME
Action 6.1: Complete a new feasibility study to determine the appropriate on-site affordable housing requirements and fees for rent and ownership of residential units that appropriately reflect market conditions.
Complete feasibility study by June 2023.
Action 6.2: Based on the findings of the feasibility
study, modify the ordinance as necessary to maximize
production of affordable units without adversely affecting marke-rate development.
Modify the ordinance by January 2024.
Action 6.3: Following the adoption of the modifications to the Affordable Housing Ordinance, monitor the
effectiveness of the current Inclusionary Housing Program to determine if modifications would be necessary.
Conduct a subsequent feasibility study if monitoring
results in findings that ordinance may not be maximize
production of affordable units or may be adversely
affecting market‐rate development.
Assess program by January 2027
Implements the Following Policies H-2.3, H-2.4
Responsible Agency Development Services, City Manager.
Funding Sources General Fund; In-Lieu Fees
PROGRAM H-7: Housing Choice Vouchers
The Housing Choice Voucher (HCV) Program is the federal government’s major program for assisting families with very low income and people who are elderly and/or have disabilities to afford decent, safe, and sanitary housing in the private market. This program is administered by the Housing Authority of the County of Alameda (HACA). Under this program, renters with very low income receive supplemental assistance for rent so they can afford standard housing without becoming rent burdened.
Since housing assistance is provided on behalf of the family or individual, participants can find their own housing, including single-family homes, townhouses, and apartments. The participant is free to choose any housing that meets the requirements of the program and is not limited to units located in subsidized housing projects. A family that is issued a voucher is responsible for finding a suitable housing unit of the family’s choice where the owner agrees to rent under the program.
This unit may include the family’s present residence. Rental units must meet minimum standards of health and safety, as determined by HACA. A housing subsidy is paid to the landlord directly by the HACA on behalf of the participating family. The family then pays the difference between the actual rent charged by the landlord and the amount subsidized by the program. 71 January 2023
Housing Element | City of Hayward
ACTIONS OBJECTIVE AND TIMEFRAME
Action 7.1: Cooperate with the HACA to provide tenant-
based rental assistance.
Assist approximately 1,844 households through Section 8 Vouchers during the planning period.
Action 7.2: Refer Housing Choice voucher holders to a list of properties compiled by HACA that actively participating in the Housing Choice Voucher Program throughout the
housing cycle.
Ensure Hayward Housing Staff is aware of the HACA “For
Rent” directory.
Action 7.3: Provide outreach and education to potential tenants and landlords/property management regarding
State law that prohibits housing discrimination based on source of income, including public subsidies.
Annually conduct one workshop for tenants and one
workshop for landlords in multiple languages.
Action 7.4: Disseminate information on HCV opportunities offered by HACA through the City website, newsletters,
and brochures at public counters.
Publish material on the City’s website by June 2023.
Action 7.5: Provide support to HACA as necessary to
seek additional funding that can be used, in addition to Housing Choice Voucher funds, to provide subsidies to
lower‐income households to bring monthly rents in line
with affordability guidelines.
Upon request by HACA.
Action 7.6: In collaboration with HACA, provide education to property owners and managers to expand awareness
of the Housing Choice Voucher program in an effort to
increase acceptance of tenant-based Housing Choice
Vouchers and to facilitate mobility and provide choices for lower-income households throughout the city.
Annually conduct one workshop for tenants and one
workshop for landlords in multiple languages.
Action 7.7: Inform HACA of affordable homeownership
opportunities to provide participants of the Family Self- Sufficiency Program the opportunity to transition from
renter to homeowner and begin to build assets.
Identify the appropriate contact at HACA to disseminate information to participants by June 2023. Send
information about application process for affordable
homeownership opportunities as they become available.
Implements the Following Policies H-2.4, H-2.5, H-2.6
Responsible Agency Alameda County Department of Housing and Community Development.
Funding Sources HUD
Providing Adequate Sites
A major part of meeting the housing needs of all segments of the community is the provision of adequate sites to facilitate the development of all types, sizes, and prices of housing throughout the City. Persons and households of different ages, types, incomes, and lifestyles have a variety of housing needs and preferences that evolve over time and in response to changing life circumstances. Providing an adequate supply and diversity of housing accommodates changing housing needs of residents. The Hayward General Plan, Zoning Ordinance, and various design/ concept plans establish where and what types of housing may locate in the city. To provide adequate housing and maximize use of limited land resources, new development should be constructed at appropriate densities that maximize the intended use of the land. 72 January 2023
2023-2031 Housing Element Update
Goal H-3: Provide suitable sites for housing development that can accommodate a range of housing by type, size, location, price, and tenure.
POLICIES
H-3.1: Diversity of Housing Types: The City shall continue to implement land use policies that allow for a range of residential densities and housing types, prices, ownership, and size, including low-density single family uses, moderate-density townhomes, and higher-density apartments, condominiums, transit-oriented developments, live-work units, Accessory Dwelling Units (ADUs), and units in mixed-use developments.
H-3.2: Transit-Oriented Development: The City shall encourage transit-oriented developments in close proximity to BART and high frequency bus lines.
H-3.3: Sustainable Housing Development: The City shall promote sustainable housing practices that incorporate a “whole system” approach that considers sustainable siting, design, and construction of housing that is integrated into the building site, consuming less water, improving water quality, reducing energy use and the use of other resources, and minimizing development impacts on the surrounding environment.
H-3.4: Residential Uses Close to Services: The City shall encourage development of residential uses close to employment, recreational facilities, schools, neighborhood commercial areas, and transportation routes.
H-3.5: Compatible Development of Underutilized Sites: The City shall encourage compatible residential development in areas with underutilized land.
H-3.6: Flexible Standards and Regulations: The City shall allow flexibility within the City’s standards and regulations to encourage a variety of housing types.
H-3.7: Facilitate Lot Consolidation: The City shall facilitate lot consolidation to encourage the development of housing on infill sites.
H-3.8: Adaptive Reuse: The City shall support innovative strategies for the adaptive reuse of residential, commercial, and industrial buildings to provide for a variety of housing types and residential uses.
H3.9: No Net Loss Zoning: The City shall make findings related to the potential impact on the City’s ability to meet its share of the regional housing need when approving discretionary entitlements to rezone residentially designated properties or develop a residential project with fewer units or at a higher income than what is assumed for the site in the Housing Element Sites Inventory, consistent with “no-net-loss” zoning requirements in Government Code Section 65863.
H3.10: Residential Sites Inventory: Maintain a vacant and underutilized residential sites inventory and assist residential developers in identifying land suitable for residential development.
PROGRAM H-8: Ensure Adequate Sites to Accommodate Regional Fair Share of Housing Growth. 73 January 2023
Housing Element | City of Hayward
The City was allocated a RHNA of 4,624 units for the 2023-2031 Housing Element planning period. With anticipated pipeline projects and projected ADUs, a total 2,215 units can be credited toward the City’s RHNA. The remaining 2,409 RHNA units (950, 639 moderate, and 820 above moderate-income units) must be accommodated through adequate sites planning. The sites inventory capacity analysis found that existing land use designations can accommodate the RHNA on vacant and underutilized land (see Appendix C, Housing Resources, for more information).
Future residential growth is expected to occur primarily on vacant and nonvacant parcels in the Downtown Specific Plan area and Mission Boulevard corridor and on the former Caltrans Route 238 corridor.
ACTIONS OBJECTIVE AND TIMEFRAME
Action 8.1: Maintain an updated inventory of housing
sites and actively promote sites available for lower- and moderate-income housing development to potential
developers, private and non-profit organizations, and
other interested persons and organizations. Post such
information on the City’s website and update as necessary to maintain accurate information.
Publish on the City’s website by June 2023 and update
annually as needed.
Action 8.2: Maintain an updated list of residential housing developments that have been submitted, approved, and
denied throughout the housing cycle.
Publish by June 2023 and update annually as part of the Annual Progress Report (APR).
ACTIONS OBJECTIVE AND TIMEFRAME
Action 8.3: Comply with California law regarding
reporting requirements including, without limitation,
annual reporting in accordance with Government Code
Section 65400.
Annually as part of the APR.
Action 8.4: Provide technical assistance and information on available parcels for lower-income developments
to private or non-profit housing providers. Technical
assistance includes land development counseling by City planners.
Provide technical assistance at the City’s Permit Center Monday through Thursday from 9 am to 1 pm. Accept
electronic correspondence and respond within two to
three business days.
Action 8.5: Maintain a list of publicly owned properties with potential for residential development. These
parcels are periodically assessed for their potential
redevelopment or development for residential use. Use
City-ownership as an incentive for affordable housing
development. To the extent feasible, the City will pursue projects that include housing for extremely low income
households and those with special needs such as seniors and persons with disabilities.
Publish list of publicly owned sites on the City’s website by June 2023. Prioritize releasing Surplus Lands Act-
related documents for three City-owned parcels (APNs
415-0250-111-02, 415-0250-112-00 and 415-0250-113-
00) by January 2026. Prioritize releasing Surplus Lands Act-related documents for the remaining City-owned
sites by January 2028. For Parcel Group 6 and 7, prioritize getting RFPs, ENAs and/or DDAs and entitlements
for these projects prior to 2027 consistent with the
City’s agreement with Caltrans or later as amended by
agreement with Caltrans.
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Action 8.6: Develop and maintain a partnership with
BART to support residential redevelopment around the
BART stations. Diligently pursue necessary actions to
remove barriers and support and promote housing and
community development on BART owned properties
including but not limited to identifying market readiness and affordable housing funds; demonstrating local
support through policy alignment and commitment of
staff resources to support development of BART owned
property.
Zoning on BART owned properties supports development
of housing at sufficient heights and subject to objective standards to support densities assumed in the Sites
Inventory. Identify and maintain a point of contact with BART and meet annually to determine how the City can
partner with and support BART. Make a good faith effort to enter into a Memorandum of Understanding by January
2025 to advance residential development on Downtown
Hayward BART property. Make a good faith effort to enter into a Memorandum of Understanding by January 2029 to
advance residential development on South Hayward BART
property.
Action 8.7: Support BART in acquiring sufficient
funding and commitment to infrastructure for parking
replacement and station access.
Assist BART in completing a study of infrastructure
phasing and financing recommendations for BART-owned
sites in Downtown Hayward by January 2025. Provide
assistance if BART embarks upon such a study for BART
owned properties in South Hayward.
Action 8.8: Promote the Downtown Hayward and South
Hayward BART areas as a major regional opportunity
for mixed use development. The Continue to market
development opportunities in this area, work with
property owners to facilitate development, and continue to improve the pedestrian environment, streetscape, and circulation system to attract investment.
Support the development of 374 lower-income units, 152
moderate-income units, and 228 above moderate-income
units on BART owned sites during the planning period.
Implements the Following Policies H-3.2, H-3.5, H-3.10
Action 8.9: If Actions for publicly owned sites do not occur as assumed in this Program and/or do not appear
feasible during the Planning period, identify alternative sites from the City’s administrative list of additional sites with appropriate zoning (Action 9.2).
Evaluate actions on publicly owned land through the
APR process. Starting in January 2025, identify if publicly owned lands are on track to develop as assumed and
identify other properties to accommodate RHNA, if
needed.
Responsible Agency Development Services
Funding Sources General Fund
PROGRAM H-9: No Net Loss Zoning
Government Code Section 65863, otherwise known as “No Net Loss” law, prevents the loss of existing housing and land available for future residential development by ensuring that cities and counties “identify and make available” additional adequate sites if a housing project is approved with fewer units by income category than what is identified in the Housing Element. In compliance with State law, the City will expand and improve upon the ongoing no net loss efforts to develop a procedure to track:
Unit count and income/affordability assumed
on parcels included in the sites inventory
Actual number of units achieved and
income/ affordability when parcels are
developed
Net change in capacity and summary of
remaining capacity in meeting remaining
RHNA
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Unit count and income/affordability are identified in the Sites Inventory (see Appendix C).
ACTIONS OBJECTIVE AND TIMEFRAME
Action 9.1: Implement a monitoring program that
evaluates the current capacity of housing sites on the
Sites Inventory for all income levels throughout the
duration of the planning period to ensure the City remains on track towards satisfying its RHNA target. Should an
approval of development result in a shortfall of sites to accommodate the City’s remaining RHNA requirements,
the City will identify and, if necessary, rezone sufficient sites within 180 days to accommodate the shortfall and
ensure “no net loss” in capacity to accommodate the
RHNA.
Implement program by January 2025.
Action 9.2: Maintain an administrative list of additional sites with appropriate zoning that can be added to
the City’s Sites Inventory if and when an analysis
provided through Action 9.1 or the Annual Progress
Report indicates that sufficient sites may not exist to accommodate the City’s remaining RHNA, by income
level, for the planning period.
Create list by June 2023 and update annually as needed.
Implements the Following Policies H-3.1, H-3.5, H-3.10
Responsible Agency Development Services
Funding Sources General Fund
PROGRAM H-10: Replacement Housing
Pursuant to AB 1397 (Adequate Sites) passed in 2017, the City will amend the Zoning Code to require the replacement of existing residential units on nonvacant RHNA sites as a condition of project approval for development. Specifically, sites that currently have residential uses, or within the past five years have had residential uses that have been vacated or demolished, that are or were subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very low income, subject to any other form of rent or price control, or occupied by low- or very low-income households, shall replace those units affordable to the same or lower income level as a condition of any development on the site. Replacement requirements shall also be consistent with those set forth in the State Density Bonus Law.
ACTIONS OBJECTIVE AND TIMEFRAME
Action 10.1: Amend the Zoning Code to establish the
replacement requirements pursuant to AB 1397.
Amend HMC by January 2025.
Implements the Following Policies H-3.9, H-6.3
Responsible Agency Development Services
Funding Sources General Fund
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2023-2031 Housing Element Update
PROGRAM H-11: By-Right Approval for Projects with 20 Percent Affordable Units Pursuant to AB 1397 (Adequate Sites) passed in 2017, the City will allow by-right approval process at appropriate densities (e.g., at least 30 units per acre) for housing development that includes 20 percent of the units as housing affordable to lower income households, on sites being used to meet the 6th cycle RHNA if the site were:
A vacant site for RHNA identified in the
previous two Housing Element cycles
A nonvacant site for RHNA identified in the
previous one Housing Element cycle
A site rezoned for RHNA after the statutory
deadline of the current Housing Element
cycle
By-right approval means the jurisdiction shall not require:
A Site Plan Review, Administrative or
Conditional Use Permit
A Planned Development District or
Other discretionary, local-government
review or approval that would constitute
a “project” as defined in Section 21100
of the Public Resources Code (California
Environmental Quality Act “CEQA”)
The Sites Inventory includes four nonvacant opportunity sites that would be subject to by-right approval.
ACTIONS OBJECTIVE AND TIMEFRAME
Action 11.1: Pursuant to Government Code Section
65583.2. subdivision (i) amend HMC to permit by-right
approval for housing developments that include at
least 20 percent of units as affordable to lower-income households on non-vacant sites included in one previous housing element inventory and vacant sites included in
two previous housing element inventories and on sites
that are being rezoned to accommodate the lower-
income RHNA.
Amend HMC by January 2025.
Implements the Following Policy H-3.9
Responsible Agency Development Services
Funding Sources Departmental Budget
PROGRAM H-12: Adaptive Reuse
The City has numerous older commercial buildings that are no longer being occupied by the highest and best uses or compatible uses with its surrounding neighborhoods. The economic impacts of the COVID-19 pandemic have further accelerated the decline of these properties.
The City will pursue amendments to HMC to establish alternative building regulations for the conversion of existing buildings to other uses.
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ACTIONS OBJECTIVE AND TIMEFRAME
Action 12.1: Evaluate, and if appropriate, amend the
HMC to remove potential constraints for adaptive reuse, such as review/approval process and minimum parking
standards.
Evaluate the HMC by June 2024 and, if necessary, revise HMC within one year.
Action 12.2: Promote adaptive reuse to property owners
and interested developers through public outreach.
Publish material on the City’s website by June 2023.
Implements the Following Policy H-3.8
Responsible Agency Development Services
Funding Sources Departmental Budget
PROGRAM H-13: Variety of Housing Types
Government Code Sections 65583 and 65583.2 require the housing element to provide for a variety of housing types including multifamily rental housing, factory-built housing, mobile homes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. Providing development opportunities for a variety of housing types promotes diversity in housing price, style, and size, and contributes to neighborhood stability by offering more affordable and move-up homes and accommodating a diverse income mix.
ACTIONS OBJECTIVE AND TIMEFRAME
Action 13.1: Explore innovative and alternative housing options that provide greater flexibility and affordability in the housing stock. This may include allowing shelters, transitional housing and tiny homes with wraparound
services on site at churches, social services agencies/ nonprofits that do this work in the community and on
publicly owned land. The City will promote other types
of alternative housing options including single-room
occupancy developments or conversions, group homes,
and by-right permanent supportive housing.
Explore options by January 2025 and amend the HMC as
needed.
Action 13.2: Review all residential zoning districts and land use designations to determine feasibility for additional development in low-density neighborhoods. Amend the
HMC to allow, by right or via streamlined review process, a mix of dwelling types and sizes, specifically missing middle housing types (e.g., duplexes, triplexes, fourplexes, courtyard buildings) in lower-density residential areas.
Complete review by January 2025 and, if necessary,
amend HMC within one year.
Action 13.3: Assess and amend the HMC as needed
to allow Supportive Housing as a by-right use where
multifamily and mixed uses are permitted, including
nonresidential zones permitting multifamily uses pursuant to Government Code section 65651.
Amend HMC by January 2025.
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2023-2031 Housing Element Update
Action 13.4: Evaluate the permit process for group homes of seven or more persons and amend the HMC to include
a set of objective standards to provide certainty to
applicants through the permitting process. Evaluate the potential of allowing the use through Administrative Use Permit process or as a by-right use subject to objective standards.
Evaluate the permit process by January 2024 and amend
the HMC by January 2025.
Action 13.5: Amend the HMC parking regulations for
Homeless and Emergency Shelters and Navigation
Centers to comply with Government Code section
65583, subdivision (a)(4)(A).
Update will occur as part of the City’s Objective Standards Update which us planned for adoption in 2023.
Action 13.6: Amend the HMC to comply Government
Code section 65661 which requires a Low Barrier
Navigation center to be a use by-right in areas zoned
for mixed-use and nonresidential zones permitting
multifamily uses, provided specific requirements of the law are met.
Amend HMC by January 2025.
Action 13.7: Amend the HMC to allow tiny homes and
emergency shelters on church and publicly owned
properties.
Amend HMC by January 2025.
Implements the Following Policy H-3.1
Responsible Agency Development Services
Funding Sources Departmental Budget
Removing Constraints on Housing Development
Pursuant to State law, the City is obligated to address, and where legally possible, remove governmental constraints affecting the maintenance, improvement, and development of housing.
Removing constraints on housing development can help address housing needs in the city by expediting construction and lowering development costs.
Goal H-4: Mitigate any potential constraints to housing production and affordability to the greatest extent feasible.
POLICIES
H-4.1: Clear Development Standards and Approval Procedures: The City shall strive to create and administer clear objective development standards and streamlined approval procedures for a variety of housing types, including, but not limited to, multifamily housing and emergency shelters.
H-4.2: Offer Development Incentives: The City shall offer financial and/or regulatory incentives, such as density bonuses and fee reductions, deferrals, or waivers, where feasible, to reduce the costs and/or to remove impediments to developing affordable housing. 79 January 2023
Housing Element | City of Hayward
PROGRAM H-14: Development Incentives
Jurisdictions can provide a variety of incentives to encourage development of affordable housing and other projects that meet community needs. The City shall incentivize both market-rate and affordable housing production to address the State’s housing shortage and high housing costs.
Topics to incentivize housing production include:
Policies related to zoning and housing
approvals
Accessory dwelling units
Large sites
Lot consolidation
Impact fee deferrals, waivers and fee
transparency
Funding sources
Public land disposition
Streamlining the approval process
ACTIONS OBJECTIVE AND TIMEFRAME
Action 14.1: Create “Package of Incentives” that identifies the benefits of providing on-site affordable housing
Create by January 2025.
Action 14.2: Evaluate the effectiveness and
appropriateness of available incentives in encouraging
development of identified sites, particularly for housing affordable to lower-income households in moderate-
resource areas with available land for multi-family
residential opportunities and report back to appropriate Task Force(s) and City Council on an annual basis. If
incentives are not effective in encouraging and facilitating affordable housing development, the City will reassess to develop alternative strategies to incentivize development.
Report on housing programs and incentives to housing
production included in the Strategic Roadmap and
Incentives to Housing Production Work Plan Program
once a year and update if necessary.
Action 14.3: Encourage land divisions and specific plans of large sites resulting in parcels sizes that facilitate multifamily developments affordable to lower-income
households.
Ongoing on a case-by-case basis.
Action 14.4: Promote incentives to interested developers and provide technical assistance regarding the potential use of various incentives through pre-application
meetings.
Ongoing on a case-by-case basis.
Action 14.5: Meet with qualified affordable housing
developers to promote the use of regulatory incentives
and development of inventory sites.
Regularly meet with developers at the City’s Permit Center Monday through Thursday from 9 am to 1 pm. Accept
electronic correspondence and respond within two to
three business days.
Implements the Following Policies H-2.2, H-4.2
Responsible Agency Development Services
Funding Sources General Fund
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PROGRAM H-15: Lot Consolidation
This program aims to expand opportunities for additional affordable housing developments. The City will encourage the consolidation of small parcels to facilitate larger-scale developments that are compatible with existing neighborhoods.
ACTIONS OBJECTIVE AND TIMEFRAME
Action 15.1: Make available an inventory of vacant and nonvacant properties to interested developers and identify sites where potential consolidation can occur based on current site usage and ownership.
Publish to the City’s website by
June 2023.
Action 15.2: Facilitate lot consolidation by providing appropriate technical assistance to developers to encourage negotiations between property owners.
Ongoing on a case-by-case basis.
Implements the Following Policies H-3.7, H-3.10
Responsible Agency Development Services
Funding Sources General Fund
PROGRAM H-16: Expedited Project Review
The City continues to improve the efficiency of the development review process. As a response to the housing shortage in the State of California, Government Code Section 81560 was amended to restrict local rules that limit housing production. Amendments to Government Code Section 81560 changed the Permit Streamlining Act by creating a more ministerial, rather than discretionary, two-step application process. The City will continue to identify efficiencies for the development process in line with Government Code Section 81560 and further streamline the permit process.
The City will also coordinate with developers to ensure a timely application and development process.
ACTIONS OBJECTIVE AND TIMEFRAME
Action 16.1: Continue to offer free Pre-Application Review process for developers or applicants that submit a planning application. This serves as a “free” first submittal so developers can see any major costs or issues with the proposed development without spending money.
Ongoing on a case-by-case
basis.
Action 16.2: Expedite review for the subdivision of larger sites into buildable lots when development application is consistent with the General Plan, applicable specific plan, and master environmental impact report.
Ongoing on a case-by-case
basis.
Action 16.3: Assess existing processes to investigate additional review processes may be delegated to a streamlined, ministerial review for projects that include a percentage of affordable housing units.
Develop recommendations
by January 2025 and, if necessary, revise the process within one year.
Action 16.4: Identify new or improved data and technology solutions to support faster development project review and greater access to housing and land use information such as online dashboards and other publicly accessible online resources.
Ongoing.
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Action 16.5: Upzone approximately 1,558 Single Family District properties that have a higher density General Plan land use designation and develop Objective Design Criteria for residential development to streamline the development review process, allow missing middle housing and small lot single family development without requiring Zone Change to Planned Development District.
This process is currently
underway through a Senate Bill
2 grant. Anticipate rezoning
and adoption of new objective
standards by December 2023.
Implements the Following Policies H-3.2, H-3.3, H-3.4, H-3.6 Responsible Agency Development Services
Funding Sources General Fund & Senate Bill 2
grant
PROGRAM H-17: Accessory Dwelling Unit Program
Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) represent an important opportunity to create more affordable housing for lower and moderate-income households. The State has passed multiple bills in recent years to remove constraints to the development of ADUs and JADUs (including AB 587, AB 671, AB 68, and SB 13, among others). The City’s current ADU regulations do not comply with state law. However, the City has developed an ADU/JADU Frequently Asked Questions fact sheet and streamlined Checklist based on State Law to facilitate the review and approval of J/ADUs. Further, in 2021, the City combined Planning and Building permit review in order to minimize review time for JADUs. The City will monitor ADU development trends and new legislation to update the HMC to comply with changes in ADU and JADU law. This program aims to annually monitor provisions made to ADU legislation and amend the City’s Zoning Ordinance as necessary to ensure compliance with state law.
ACTIONS OBJECTIVE AND TIMEFRAME
Action 17.1: Pursue mechanisms to facilitate the construction of ADUs, including but not limited to:
Pre-approved standards for ADU foundation plans or prefabricated plans. Refer property owners to programs that assist lower and moderate-income homeowners in constructing ADUs.
Consider expanding/extending fee waivers for ADUs beyond state law.
Facilitate the development of
320 ADUs over the planning
period. Initiate efforts in 2023.
Action 17.2: Perform a review of ADU trends and commit to adjustments if assumptions are not met. If the City is not meeting ADU goals, implement additional action(s) depending on the severity of the gap. Additional actions could include consideration of public outreach efforts, ADU incentives, and/or rezoning to bridge the gap. Encourage equitable distribution of ADU development throughout the City through targeted outreach. Monitor review times for ADU and JADU permit applications and explore ways to streamline review.
Review ADU trends every two
years starting in 2023.
Action 17.3: Provide informational workshop(s) and/or publish resources on City’s website on building ADUs and JADUs. Target outreach to property owners in low- and moderate-resource areas and provide workshops and materials in English and Spanish.
Publish material on the City’s
website by June 2023 and
facilitate one workshop
annually in multiple languages.
Implements the Following Policy H-3.1
Responsible Agency Development Services
Funding Sources Departmental budget
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PROGRAM H-18: Duplexes and Lot-Splits
In 2021, SB 9 was passed to allow for the ministerial approval of certain housing development projects containing up to two dwelling units (i.e., duplexes) on a single-family zoned parcel.
In addition to permitting two units on a single-family lot, SB 9 allows qualifying lot splits to be approved ministerially (i.e., without discretionary review or hearings) pursuant to a parcel map, upon meeting a number of criteria. SB 9 is designed to increase the housing stock in single-family residential zones, as it allows not only two dwelling units per parcel, but also certain lot splits with two housing units on each. The City will implement a monitoring program that evaluates the current capacity of housing sites for all income levels throughout the duration of the planning period.
ACTIONS OBJECTIVE AND TIMEFRAME
Action 18.1: The City will amend the HMC to address the requirements of SB 9. Amend the HMC by January 2025.
Action 18.2: Monitor state law and SB 9 projects in the City to:
Monitor who is utilizing this process
Identify how many units are being created
Identify what barriers exist to implementation of SB 9 and what solutions can be developed to address those barrier
Encourage equitable distribution of such development throughout the City through targeted workshops and outreach
Begin monitoring in January 2024.
Implements the Following Policies H-3.1, H-3.5, H-3.6
Responsible Agency Community Development
Department/Planning
Funding Sources General Fund
Housing For Persons with Special Needs
The City of Hayward is a diverse community with people of all backgrounds, lifestyles, family types, and income levels. Many residents also have special housing needs. State law requires the housing element to address the needs of specific special needs groups, including seniors, persons with disabilities, large families with children, female-headed households, and individuals experiencing homelessness. Meeting the needs of these residents requires a broad range of strategies for housing and other services.
Goal H-5: Provide housing choices that serve the needs of special needs populations, including seniors, homeless, female-headed households, large families, and persons with disabilities, including developmental disabilities.
POLICIES
H-5.1: Address Special Housing Needs: The City shall address the housing needs of special populations and extremely low-income households through emergency shelters, transitional housing, and supportive housing.
H-5.2: Housing and Supportive Services: The City shall promote housing and supportive services for households with special needs including seniors, persons with disabilities, single parents, and individuals experiencing homelessness. 83
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H-5.3: Reasonable Accommodation: The City shall continue to implement a reasonable accommodation process for persons with disabilities to request exceptions or modifications of zoning, permit processing, and building regulations to ensure housing is accessible.
H-5.4: Support Alameda County Continuum of Care Council: The City shall support the efforts of the Alameda Countywide Continuum of Care Council in its efforts to meet the needs of homeless families and individuals.
H-5.5: Support Organizations Serving the Homeless Community: The City shall support the efforts of non-profit and community organizations that provide emergency shelter and other assistance for the homeless population, including alcohol and drug recovery programs.
H-5.6: Range of Housing for Seniors: The City shall facilitate and encourage the development of a range of housing types for seniors from which support services are readily accessible.
H-5.7: Family Housing: The City shall facilitate and encourage the development of larger rental and ownership units for families with children, including lower- and moderate-income families, and the provision of services such as childcare and after-school care when feasible.
H-5.8: Universal Design Standards: The City shall implement universal design standards or guidelines that promote accessibility for everyone regardless of age or physical ability.
PROGRAM H-19: Housing for Special Needs Populations
The HMC is periodically updated to address a wide range of issues and California and federal law. The City will continue to monitor its policies, standards, and regulations to ensure that they comply with applicable law. The City will also facilitate development that serves the needs of special needs populations, including seniors, homeless, female-headed households, large families, and persons with disabilities, including developmental disabilities.
ACTIONS OBJECTIVE AND TIMEFRAME
Action 19.1: Provide technical assistance for development of opportunity sites near commercial and civic services and public transit for senior housing development.
On a case-by-case basis
Action 19.2: Develop incentives for the provision of childcare in multifamily housing projects. Incentives could include parking reductions and density bonuses.
Develop incentives January
2025.
Action 19.3: Prioritize funding awards for affordable housing projects that provide units that serve the needs of at least one special needs group by creating scoring criteria that encourage the inclusion of units and services needed to support individuals with special needs.
Subject to availability of
Inclusionary Housing Trust
funds, issue NOFA at least once
during compliance period
and establish and affordable
housing development pipeline
of at least 3 affordable housing
projects.
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Action 19.4: Provide financial support to organizations such as Project Independence, Covenant House or other programs to provide a continuum of supportive and transitional services, including tenant-based rental assistance, to emancipated youth in Alameda County (youth from 18 to 24 who have aged out of the foster care system).
Annually provide ten transition
age youth with a housing
subsidy.
Action 19.5: Assess the City’s capacity to accommodate individuals experiencing homelessness by comparing the most recent homeless point-in-time count to the number of shelter beds available on a year-round and seasonal basis, the number of beds that go unused on an average monthly basis, and the percentage of those in emergency shelters that move to permanent housing. If capacity is not sufficient, amend the HMC as necessary to continue to meet the City’s need (see Action 13.1).
Bi-annually with release of
point-in-time counts.
Action 19.6: Support services and programs that are part of the Continuum of Care system for the homeless.
Annually as part of the City’s
funding allocation process.
Action 19.7: Continue to pursue CDBG funds and other funds, as available, to support any additional need for emergency shelters, and transitional and supportive housing programs for the homeless and those who are at-risk of becoming homeless.
As needed during annual NOFA
process.
Action 19.8: Continue to fund and operate the Hayward Navigation Center and Annex, which provides transitional housing and navigation services to Hayward individuals experiencing homelessness, with the goal of transitioning residents to permanent placements.
Annually as part of the City’s
funding allocation process.
Action 19.9: Develop and implement a shallow rent subsidy program to provide small monthly rental subsidies to extremely low-income households with prior experiences of homelessness to prevent future homelessness and reduce housing cost burden.
Annually through January
2025, with option to extend if
additional funding is identified.
Action 19.10: Develop a public education campaign to educate the Hayward community about ongoing homelessness and housing development efforts and how the homeless system of care operates to build community trust and buy-in for homelessness services and housing efforts.
Implement by January 2025.
Action 19.11: Explore funding and feasibility options for safe parking and safe camping programs to provide additional safe, secure, and sanitary options for individuals and families experiencing homelessness.
Begin exploring funding and
feasibility by January 2024.
Action 19.12: Submit feasible and eligible projects for State Homekey funding as available, leveraging local resources such as HOME for operating funding.
Ongoing, based on State
Homekey NOFA schedule.
Action 19.13: Develop Universal Design guidelines or standards to require the use of Universal Design Principles in new construction and/or rehabilitation of housing.
Develop guidelines or
standards by January 2025.
Action 19.14: Review the Reasonable Accommodations Ordinance and revise findings to be based on objective standards rather than impacts on surrounding uses.
Amend HMC by January 2025.
Implements the Following Policies H-5.1, H-5.2, H-5.2, H-5.3, H-5.4, H-5.6, H-5.8
Responsible Agency Development Services; City
Manager
Funding Sources CDBG; HOME; American
Rescue Plan Act (ARPA);
State grants
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PROGRAM H-20: Community Outreach and Education
Community outreach is a key component to developing a comprehensive and inclusive housing market in the city. It is critical to engage local community groups and stakeholders from all sectors of the community in order to educate and provide inclusive housing opportunities and to understand housing needs. The goal of this program is to provide community groups that are affected by restrictions to fair and equitable housing greater opportunities for becoming informed and engaged in the City’s housing and overall planning process.
ACTIONS OBJECTIVE AND TIMEFRAME
Action 20.1: Work with local organizations such as East Bay Regional Center and La Familia to inform residents of the housing and available services.
Identify and maintain a point of contact with the local organizations.
Action 20.2: Increase accessibility by conducting public workshops at suitable times, using online methods such
as Zoom, having meetings be accessible to persons with
disabilities, having meetings be accessible to nearby
transit centers, and provide additional resources such as childcare, translation, and food services.
Ongoing on a case-by-case basis.
Action 20.3: Develop a list of neighborhood groups and
other community organizations such as Eden Community
Land Trust, Hayward Area Planners Association, and
the Hayward Community Coalition, that advocate for
protected housing groups including seniors, individuals with disabilities, large households, and other groups, and disseminate information about housing opportunities and participate in community meetings as requested.
Develop list by January 2025 and update contact
information annually. Disseminate information on an
ongoing basis as opportunities become available.
Action 20.4: As opportunities become available,
conduct a multimedia campaign regarding available
homeownership, rental, housing accessibility, and
rehabilitation programs in the city.
Maintain current information on the City’s website and
disseminate to at least 100 individuals annually.
Action 20.5: Work with local partners to deliver monthly housing workshops on topics including local ordinances; tenant and landlord rights and responsibilities; fair
housing; habitability and health and safety code; and
foreclosure prevention. Determine best method of
holding meetings (online, in person) and offer childcare, translation and/or food services, if desired by community.
Monthly.
Action 20.6: Develop a language access policy to ensure residents with limited English proficiency have accessible information.
Implement policy by January 2024.
Implements the Following Policies H-5.2, H-6.1, H-6.4
Responsible Agency Development Services, City Manager, Community and Media Relations
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Equal Housing Opportunities for All Persons
The City recognizes the importance of extending equal housing opportunities for all persons, regardless of regardless of race, religion, sex, family status, marital status, ancestry, national origin, color, age, physical or mental disability, sexual orientation, source of income, or any other arbitrary factor.
Goal H-6: Ensure Fair and Equal Housing Opportunity.
POLICIES
H-6.1: Fair Housing Services: The City shall support services and programs that eliminate housing discrimination and ensure that residents are aware of their rights and responsibilities regarding fair housing.
H-6.2: Housing Discrimination: The City shall prohibit discrimination in the sale or rental of housing with regard to race, ethnic background, religion, disability, income, sex, age, and household composition.
H-6.3: Rent Stabilization, Tenant Protections & Tenant Relocation Assistance: The City shall stablish programs and actions to mitigate development impacts on displacement and gentrification and offer tenant protection.
H-6.4: Fair Housing Outreach: The City shall conduct fair housing outreach and education for Hayward residents, property owners, and housing providers to ensure each understands their rights and responsibilities.
H-6.5: Address Foreclosures: The City shall strive to prevent foreclosures and alleviate individual and community issues associated with foreclosures to preserve homeownership and promote neighborhood stability.
H-6.6 Rental Assistance: The City shall continue to support rental assistance for lower-income households who are overpaying for housing.
H-6.7 Fair Chance Housing: The City shall explore opportunities to assist individuals with poor credit history, poor landlord referral/references, formerly incarcerated or otherwise require mitigating circumstances in their evaluation prior to denial.
PROGRAM H-21: Foreclosure Prevention and Counseling
The Foreclosure Prevention and Counseling program is intended to assist at-risk homeowners with foreclosure-prevention resources including counseling, refinance loans, and legal services. The City provides assistance to at-risk homeowners through partnerships with HUD-approved non- profit counseling organizations.
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ACTIONS OBJECTIVE AND TIMEFRAME
Action 21.1: Continue existing partnerships with non-
profit organizations such as Housing and Economic Rights Advocates to provide mortgage delinquency, default
resolution negotiation, and legal advocacy services.
Annually host 10 educational workshops in multiple
languages on foreclosure prevention, provide mortgage
delinquency and debt resolution services to 100 eligible homeowners and financial assistance loans up to $15,000 to an estimated 8 eligible homeowners for three years
through December 2024.
Action 21.2: Continue to pursue CDBG funds and other
funds, as available, to support non-profit organizations offering foreclosure prevention services.
As needed during annual NOFA process.
Action 21.3: Continue to partner with organizations such as A1 Community Housing to provide free foreclosure
prevention workshops as well as free one-on-one
counseling for households at risk of foreclosure.
Monthly host three educational workshops in multiple
languages on Foreclosure Prevention.
Action 21.4: Provide information about foreclosure
prevention resources in the housing programs section
of the City’s website, including information about the
programs available for refinancing at-risk loans, and
contact information for legal services agencies and
HUD-approved counseling organizations in the area. Mail foreclosure prevention materials to local residents who receive notices of default and notices of trustee sale.
Maintain current information on the City’s website
and disseminate to at least 100 qualified homeowners
annually.
Implements the Following Policies H-6.4, H-6.5
Responsible Agency City Manager
Funding Sources CDBG and other state and federal funds
PROGRAM H-22: Fair Housing Services
The City of Hayward contracts with the Eden Council for Hope and Opportunity (ECHO) to provide fair housing and tenant/landlord services. ECHO’s Fair Housing Counseling Program conducts site investigations and enforcement in response to reports of housing discrimination complaints, performs audit-based investigations to determine degrees of housing discrimination existing in designated areas, and provides fair housing education for members of the housing industry including managers, owners, and realtors. ECHO’s Tenant/Landlord Counseling Program provides information to tenants and landlords in Southern Alameda County on their housing rights and responsibilities. Additionally, ECHO has trained mediators to assist in resolving housing disputes through conciliation and mediation. The primary objective of the program is to build awareness of housing laws and prevent homelessness.
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2023-2031 Housing Element Update
ACTIONS OBJECTIVE AND TIMEFRAME
Action 22.1: Coordinate with organizations such as
ECHO and the East Bay Community Law Center (EBCLC)
to provide fair housing and tenant/landlord services,
including fair housing counseling and education and
tenant/landlord counseling and mediation.
Annually assist 200 persons with at least 50 percent
of services in areas with higher levels of housing
discrimination.
Action 22.2: Provide training for property owners
and managers to have access to information about
requirements of federal, state and local real estate,
housing discrimination, tenant protection, housing
inspection, and community preservation laws; and
promote training of tenants in the requirements of
federal, state, and local laws so that they are aware of their rights and obligations.
Provide two training sessions annually.
Action 22.3: Conduct an annual workshop presented by
local organizations such as ECHO and Centro Legal de
la Raza and/or other advocacy organizations to conduct
an annual fair housing and rental housing law workshops targeted to lower-income households, senior households, and individuals with disabilities.
Hold one workshop annually in multiple languages.
Action 22.4: As funding permits, continue to support
neighborhood and community groups with training,
services and technical support related to fair housing.
Annually assist 20 residents.
Action 22.5: Work with organizations such as ECHO to
conduct random testing at least once a year during the
planning period.
Annual testing.
Implements the Following Policies H-5.1, H-5.2, H-5.5, H-5.6 H-6.1, H-6.2, H-6.3, H-6.4 Responsible Agency Development Services; City Manager’s Office Funding Sources CDBG
PROGRAM H-23: Rent Stabilization and Tenant Protections Through the Residential Rent Stabilization and Tenant Protection Ordinance (RRSO) and the Mobile home Space Rent Stabilization Ordinance (MRSO), the City implements rent increase thresholds on covered rental units and mobile home spaces. The thresholds are intended to prevent unpredictable, large rent increases promoting more housing stability, particularly for lower income residents. The City operates the rent dispute resolution process for eligible tenants and landlords, which provides mediation and arbitration paid for through and annual fee shared by the tenant and landlord to resolve disputes regarding rent increases, health and safety issues, and reduction in services. The RRSO also creates tenant retaliation protections and just cause protections for all rental units, with few exceptions, while the MRSO protects against retaliatory evictions.
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ACTIONS OBJECTIVE AND TIMEFRAME
Action 23.1: Continue partnership with consultant to
implement the RRSO and MRSO, including the rent
dispute resolution process.
Ongoing.
Action 23.2: Continue to monitor implementation and
impact of the RRSO.
Annually provide update to Homelessness-Housing Task
Force.
Action 23.3: Seek out and participate in opportunities to improve eviction and displacement prevention resources
Ongoing.
Action 23.4: Continue to provide tenants and landlords
with information about local requirements and referrals to outside resources to assist with other tenant landlord disputes.
Ongoing.
Implements the Following Policies H-6.6, H-6.3
Responsible Agency City Manager
Funding Sources Rent Review Administration Fee
PROGRAM H-24: Tenant Relocation Assistance
Through the Tenant Relocation Assistance Ordinance (TRAO), the City implements temporary and permanent relocation assistance policies. The TRAO requires landlords to pay permanent assistance when performing a no-fault eviction and to pay temporary assistance when making substantial repairs or when there is a government-issued order to vacate for health and safety reasons. The City also implements an Emergency Relocation Assistance Program for low-income tenants displaced due to natural disaster or when landlord refuses to pay required relocation assistance. Collectively, these programs are intended to provide tenants with financial resources to find alternative temporary or permanent housing when displaced from their units by no fault of their own.
ACTIONS OBJECTIVE AND TIMEFRAME
Action 24.1: Continue cross collaboration among Housing Division Code Enforcement Division, Building Services, Fire Department to streamline communication and process for identifying eligible relocation assistance cases.
Ongoing on a case-by-case basis.
Action 24.2: Provide training to tenants and landlords to educate them about their rights and responsibilities related to relocation assistance.
Annually conduct one workshop
for tenants and one workshop for
landlords in multiple languages.
Action 24.3: Enforce relocation payment requirement through assessment of liens in cases where landlords fail to pay required assistance.
Ongoing.
Action 24.4: Continue to implement and monitor the Emergency Relocation Assistance Program and work to identify additional funding sources to provide ongoing program support.
Ongoing.
Action 24.5: Provide displaced tenants referrals to housing resources. Ongoing.
Implements the Following Policies H-1.1, H-5.1, H 6.3
Responsible Agency City Manager
Funding Sources Rent Review Administration Fee; ARPA
January 2023
2023-2031 Housing Element Update
Action 24.1: Continue cross collaboration among the Housing Division Code Enforcement Division, Building Services, and Fire Department to streamline communication and process for identifying eligible relocation assistance cases.
Ongoing on a case-by-case basis.
Action 24.2: Provide training to tenants and landlords to educate them about their rights and responsibilities related to relocation assistance.
Annually conduct one workshop
for tenants and one workshop for
landlords in multiple languages.
Action 24.3: Enforce relocation payment requirement through assessment of liens in cases where landlords fail to pay required assistance.
Ongoing.
Action 24.4: Continue to implement and monitor the Emergency Relocation Assistance Program and work to identify additional funding sources to provide ongoing program support.
Ongoing.
Action 24.5: Provide displaced tenants referrals to housing resources. Ongoing.
Implements the Following Policies H-1.1, H-5.1, H 6.3
Responsible Agency City Manager
Funding Sources Rent Review Administration Fee; ARPA
PROGRAM H-25: Consolidated Plan Update
Hayward’s Consolidated Plan describes and prioritizes the City’s housing and community development needs, as well as activities to address those needs as defined and funded by HUD.
The current Plan will be updated in 2024 to strategically align with and help implement the 2023- 2031 Housing Element and strengthen place-based strategies to expand housing mobility and housing supply in high-opportunity areas. The update will also seek to improve areas through targeted investment in areas with identified fair housing impediments.
ACTIONS OBJECTIVE AND TIMEFRAME
Action 25.1: Update funding policies to prioritize the improvement of public facilities and infrastructure projects that improve the quality of life and accessibility for all residents.
Annually as part of the NOFA process.
Action 25.2: Identify mechanisms to increase production and access to housing in high resource areas, such as through acquisition, rehabilitation and conversion of existing housing units to be affordable, the construction of ADUs, or through financial incentives in exchange for deed restriction of housing units for low-income use.
Adopt consolidated plan update by
August 2025.
Implements the Following Policies H-2.6, H-6.3
Responsible Agency City Manager’s Office
Funding Sources CDBG
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7.2 SUMMARY OF QUANTIFIED OBJECTIVES
The City’s quantified objectives for the 2023-2031 planning period are:
Sites to facilitate new housing units,
including the City’s RHNA of 547 units for
extremely low-income, 528 units for very
low-income households, 617 units for low-
income households, 817 units for moderate-
income households, and 2,115 above
moderate-income households
As of 2021, the City issued 2,824 building
permits for residential units which exceeded
the City’s RHNA allocation by approximately
43 percent. The City’s aspirational objectives
for 2023-2031 Housing Element Cycle is
to exceed the Above Moderate-Income
allocation by a minimum of 45% to 3,067
units.
Rehabilitation of 80 affordable units
The City has accepted three SB9 applications
and has approved one application in 2022.
The City anticipates approving a minimum
of five SB9 applications for urban lot splits
and duplexes per year for a total of 40 split
between moderate and above moderate-
income units in the coming Housing
Element cycle.
Construction of 320 ADUs
Conservation of 1,844 Section 8 Housing
Choice Vouchers
Preservation of 295 units at risk of
converting to market-rate units
Table 6-1 summarizes these objectives for the 2023-2031 planning period by income group.
ACTIONS
EXTREMELY
LOW
INCOME
VERY LOW
INCOME
LOW
INCOME
MODERATE
INCOME
ABOVE
MODERATE
INCOME
TOTAL
RHNA 547 528 617 817 2,115 4,624
New Development 952 952
Units To be Rehabilitated 20 60 – – 80
ADUs 96 96 96 32 320
SB9 20 20 40
Section 8 Housing Choice
Vouchers to be Conserved 1,844 – – – 1,844
At-Risk Housing Units to be
Preserved 295 – – – 295
Note: Government Code Section 65583 mandates that localities calculate the subset of the very-low income regional need that constitutes the communities need for extremely low-income housing. As an alternative to calculating the subset, local jurisdictions may assume that 50 percent of the very low-income category is represented by households of extremely low income (less than 30 percent of the median family income). 92 2023-2031 Housing Element Update
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