January 2023
Oakland, California 94612
449 15th Street
Rincon Consultants, Inc.
prepared with the assistance of
Hayward, California 94541
777 B Street
Planning Division, Department of Development Services
City of Hayward
prepared by
(2023-2031)
Hayward Housing Element
Appendix C – Housing Resources
ATTACHMENT VII
Table of Contents
i
T
able of Contents
Housing Resources
.......................................................................................................................... 1 1.1
Future Housing Needs
......................................................................................................... 1 1.1.1
Regional Housing Needs Assessment Requirement
...........................................
1 1.1.2
Units Planned or Approved
................................................................................. 2 1.1.3
Accessory Dwelling Units
.................................................................................... 8 1.1.4
Remaining Share of RHNA
.................................................................................. 8 1.2
Residential Sites Inventory
.................................................................................................. 9 1.2.1
Methodology
...................................................................................................... 9 1.2.2
Hay
ward Downtown Specific Plan
...................................................................
14 1.2.3
Mission Boulevard Corridor
.............................................................................
18 1.2.4
Former Route 238 Corridor
.............................................................................
22 1.3
Adequacy of Residential Sites Inventory in Meeting RHNA
.............................................
26 1.3.1
Recycling Trends
..............................................................................................
27 1.4
Availability of Infrastructure and Services
.......................................................................
37 1.4.1
Wastewater System
.........................................................................................
37 1.4.2
Potable Water System
.....................................................................................
38 1.4.3
Storm Water and Drainage
..............................................................................
38 1.4.4
Circulation System
...........................................................................................
39 1.4.5
Dry Utilities
......................................................................................................
39 1.5
Environmental Constraints
..............................................................................................
39 1.6
Financial Resources for Affordable Housing
....................................................................
40 1.6.1
Community Development Block Grant (CDBG)
...............................................
41 1.6.2
Home Investment Partnership Program (HOME)
............................................
41 1.6.3
Senate Bill 2 Planning Grant
............................................................................
42 1.6.4
Local Early Action Plan
ning Grant
....................................................................
42 1.6.5
Local Funding Sources
.....................................................................................
42 1.7
Administrative Resources
................................................................................................
43 1.7.1
City of Hayward Planning Division
...................................................................
43 1.7.2
County of Alameda
..........................................................................................
43 1.7.3
Affordable Housing Providers
..........................................................................
43 1
.7.4
Opportunities for Energy Conservation
...........................................................
45 Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
ii
Tables
Table C-1 Hayward Housing Needs for 2023-2031 ..........................................................................1 Table C-2 Affordability Mechanisms for Pipeline Projects ..............................................................3 Table C-3 Planned, Approved, and Pending Projects ......................................................................5 Table C-4 Percent of ADUs Affordable to Different Income Categories ..........................................8 Table C-5 Remaining Share of RHNA ...............................................................................................9 Table C-6 BART-Owned Sites ........................................................................................................ 12 Table C-7 City-Owned Sites ........................................................................................................... 14 Table C-8 Residential Development Potential in the Downtown Specific Plan Area ................... 15 Table C-9 Mission Boulevard Corridor Code Allowed Densities ................................................... 20 Table C-10 Residential Development Potential in the Mission Boulevard Corridor Code Area ..... 20 Table C-11 Residential Development Potential along the Former Route 238 Corridor ................. 24 Table C-12 Adequacy of Residential Sites Inventory ...................................................................... 26 Table C-13 Previous Conditions of Pipeline Projects ...................................................................... 28 Table C-14 Affordable Housing Providers in Hayward .................................................................... 44 Figures
Figure C-1 Planned or Approved Projects .........................................................................................7 Figure C-2 Vacant and Underutilized Sites within the Downtown Specific Plan Area ................... 17 Figure C-3 Vacant and Underutilized Sites within the Mission Boulevard Corridor Code Area .... 21 Figure C-4 Underutilized Sites within the former Route 238 Corridor .......................................... 25
Housing Resources
1 Housing
Resources
This chapter documents the methodology and results of
the
housing sites inventory analysis
conducted to demonstrate the City of
Hayward
’s ability to satisfy its share of the region’s future
housing need. Infrastructure, services, and fina
ncial and administrative resources that are available
for the development, rehabilitation, and preservation of housing in the C
ity of
Hayward
are also
discussed in this chapter.
1.1 Future Housing Needs
State law requires each community to play a role in meeti ng the region’s housing needs. A
jurisdiction must demonstrate in
its
Housing Element that its land inventory is adequate to
accommodate its share of the region’s projected growth. This section assesses the adequacy of Hayward
’s land inventory in meeting f
uture housing needs.
1.1.1 Regional Housing Needs Assessment
Requirement
This update of the City’s Housing Element covers the planning period of January
202
3 through
January
2031
(called the 6
th
Cycle Housing Element update).
Hayward
’s share of the regional
hous
ing need is allocated by
the Association of Bay Area Governments (
ABAG
)
and based on recent
growth trends, income distribution, and capacity for future growth.
Hayward
must identify
adequate land with appropriate zoning and development standards to accommo date its
assigned
share of the
region
’s
housing needs.
Hayward
’s share of regional future housing needs is
4,624
total
units.
The number of units
is
distributed
among
five income categories, as shown below in
Table
C-1
.
Table
C-1
Hayward
Housing Needs for 2023-2031
Income Category (%
of Alameda
County Area Median Income [AMI])
Number of Units
Percent of Total Units
Extremely Low
(< 30% of AMI)
*
547
12.4%
Very Low (
30 to
50% of AMI)
528
12.7%
Low (51 to 80%
of AMI
)
617
15.6%
Moderate (81% to 120%
of AMI
)
817
16.1%
Above Moderate (
>
120%
of AMI
)
2,115
43.0%
Total
4,624
100.0%
*The RHNA does not project the
need for extremely low
-
income units, but pursuant to State law (AB 2634), the City must project its extremely low
-
income housing needs based on Census income distribution or assume 50 percent of the very low -
income units required
by the RHNA as extremely l
ow
-
income units. The City’s very low
-
income requirement is 1,075 units. The number of extremely low -
income units that the City must plan for shown here was projected using Census data. According to the Comprehensive Housing Affordability Strategy (CHAS), data developed by HUD, 25.8 percent of households in the city earned less than 50 percent of the AMI.
Among these households, 50.9 percent earned incomes below 30 percent (extremely low). Therefore, the City’s RHNA allocation o f
1,075 very low
-
income units
was distributed as 547 extremely low (50.9 percent of the 1,075 very low -
income units required by the
RHNA) and 528 very low
-
income units. However, for purposes of identifying adequate sites for the RHNA allocation, State law does not mandate the separate accounting for the extremely low
-
income category.
Source: Final Regional Housing Needs Allocation, ABAG, 2022
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
2 1.1.2 Units Planned or Approved
Residential developments approved and permitted, but not yet built (“pipeline projects”) can be credited towards the City’s RHNA for the 6th cycle Housing Element provided it can be demonstrated that the units can be built by the end of the 6th cycle’s planning period. Similarly, units that have received a certificate of occupancy as of June 30, 2022 can also be credited towards the RHNA.
Affordability (the income category in which the units are counted) is based on the actual or projected sale prices, rent levels, or other mechanisms establishing affordability of the units within the project. Single-family homes are usually sold at market-rate prices, with no affordability covenants attached to the land. Multifamily or single-family developments that use density bonuses, public subsidies, or other mechanisms that restrict rents or sales prices would be restricted to specified below-market rate prices affordable to households in the various income categories described above. Local, state, or federal rules would establish rules for which income categories must be served by each development.
Residential development is very active in Hayward. Of projects currently in the pipeline, 12 consist solely of market-rate units affordable to above-moderate households, while 20 projects have an affordability component. These projects are generally clustered along the Mission Boulevard corridor as well as within Hayward’s Downtown. All projects with affordability components have restricted rents or sales price resulting from city intervention including development subsidy, negotiated land disposition agreement, or in the City’s Affordable Housing Ordinance (AHO). In some cases, the project also has been approved for a density bonus as shown by the listed projects that exceed maximum density or exceed the minimum requirements of the City’s Affordable Housing Ordinance. Rents are restricted by a regulatory agreement while resale prices are restricted by a Borrower’s Occupancy and Resale Restriction Agreement. Table C-2 shows the mechanisms utilized to enable the affordable housing project. Projects that are currently in the pipeline collectively achieve an average density of approximately 91 percent of the zoning district’s maximum allowable density. Table C-3 identifies the approved or pending projects that are credited towards meeting the City’s RHNA. Table C-3 is not an exhaustive list of all housing entitlements active in the city. None of the projects listed in Table C-3 involved phasing and all project and units are anticipated to be developed during the planning period. The locations of these projects are symbolized with the corresponding Map ID numbers on Figure C-1.
Housing Resources
3 Table
C-2 Affordability Mechanisms for Pipeline Projects
Project Name
Affordability Mechanism
Oak Street
Affordable Housing Ordinance
Parcel Group 8
SB35, Density Bonus, Publicly Owned Land
Regulatory
Agreement resulting from (Federal, state, local) government development subsidy.
21659 Mission Boulevard
Affordable Housing Ordinance
Maple and Main
Density Bonus
and
Affordable Housing Ordinance
420 Smalley Avenue
Affordable Housing Ordinance
Pimentel Place
Affordable Housing Developer
Regulatory Agreement resulting from (Federal, state, local) government development subsidy
.
Pine Vista Condos
Density Bonus
and Affordable Housing Ordinance
O’Neil Ave Apartments
Density Bonus
and Affordable Housing Ordinance
La Playa Subdivision
Affordable Housing Ordinance, Concessions for requesting approval of Rezoning to Planned Development
Berry Avenue Multifamily
Affordable Housing Ordinance
Parcel Group 5
Affordable Housing Ordinance, Surplus Land Act, Publicly Owned Land
27177-
27283 Mission Blvd
Affordable Housing Ordinance, Density Bonus
Mission Paradise
Affordable Housing Developer
Regulatory Agreement resulting from (Federal, state, local) government
development subsidy
.
Parcel Group 3
–
La Vista Residential
Density Bonus, Publicly Owned Land, Low Income Housing Tax Credit, Tax -
exempt Bonds, CalHFA MIP
Huntwood
Affordable Housing Ordinance
Mission Terraces
SB35, Density Bonus
SoMi
(True Life)
Affordable Housing Ordinance
603 A Street
SB35, Density Bonus, Affordable Housing Ordinance
27287 Patrick Ave
SB35, Density Bonus, Affordable Housing Ordinance
The vast majority of entitled projects are developed within
three to six
years of entitlement.
Reasons for delay between entitlement and submittal of subsequent applications (grading permits, improvement plans and building permits) vary and typically revolve around financing, changing market conditions, changing m
aterials and labor costs, stability of the firm, funding gaps for affordable housing developments among others. Drop
-
out rates where a developer allows an
entitlement to expire are relatively low. Specifically, in the 5 th
Cycle
, four development
applicatio
ns
were withdrawn
and did not develop in accordance with the entitlements for varying reasons.
Two of the developments fell through due to private financing and the developers were not able to sell the entitled projects prior to their expiration.
One proje
ct did not have private financing lined up and let the project expire. They have since resubmitted a new entitlement application for a revised site plan modified to address changing market conditions (larger units) and to add units on the site.
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
4 One project was an affordable housing development that had a funding gap. They have since filled the gap with County funds and are submitting a new entitlement application in early 2023 to re-entitle the project.
Housing Resources
5 Table
C-3 Planned, Approved, and Pending Projects
Map ID
Project Name
ELI* Units
VLI*
Units
LI* Units
MI* Units
AMI*
Units
Total
Units
Max
Units
Allowed
% of Max
Units
Allowed
Entitlement
Status
Estimated
Completion Date
1 Oak Street
–
–
–
4 36
40 56
71%
Approved
2025
2 Parcel Group 8
–
24 51
20 1
96 54
178%
Approved
2025
3 21659
Mission
Boulevard
–
1 –
3 41
45 63
72%
Approved
2023
4 420 Smalley
Avenue
–
–
–
1 7
8 8
100%
Approved
2024
5 Maple and Main
16 3
–
–
295
314
343
92%
Approved
2026
6 1200 A Street
–
–
–
–
155
155
149
104%
Approved
2024
7 4
th
and B
–
–
–
–
41 41
78 53%
Approved
2025
8 Pimentel Place
15 20
11 10
1 57
57 100%
Approved
2024
9 Pine Vista
Condos
–
–
–
7 33
40 32
125%
Approved
2025
10 Carlos Bee
–
–
–
6 9
15 14
107%
Approved
2025
11 O’Neil Ave
Apartments
–
1 –
-
8 9
13 71%
Approved
2023
12 Berry
Avenue
Multifamily
–
1 –
1 16
18 29
63%
Approved
2024
13 Parcel Group 5
–
18 –
–
74 92
122
75%
Approved
2025
14 Cavallo
Highlands
–
–
–
–
20 20
38 52%
Approved
2025
15 27177-27283
Mission Blvd
–
–
–
6 49
55 86
64%
Approved
2023
16 Mission
Paradise
15 20
40 –
-
75 104
73%
Approved
2023
17 28049 Mission
Boulevard
–
–
-
–
25 25
37 68%
Approved
2023
18 Parcel Group 3
-
La Vista
Residential
–
36 138
–
2 176
194
91%
Approved
2025
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
6 Map ID Project Name ELI* Units VLI* Units LI* Units MI* Units AMI*
Units
Total
Units
Max
Units
Allowed
% of Max
Units
Allowed
Entitlement
Status
Estimated
Completion Date
19 Mission Terraces – 76 33 - 1 110 91 121% Approved 2023 20 SoMi (True Life) – – – 20 169 189 174 109% Approved 2023 21 Mission Seniors – – – – 203 203 228 89% Approved 2024 22 Mission Villages – – – – 72 72 188 38% Approved 2023 23 Huntwood – – - 1 13 14 21 65% Under Review 2026
24 Vagabond – – – – 8 8 8 100% Approved 2024
25 Harvey Avenue – – – – 17 17 14 121% Approved 2023
26 Hesperian
Subdivision
– – – – 19 19 16 122% Approved 2023
27 La Playa
Commons
– – 2 3 42 47 47 100% Approved 2024
28 603 A Street 29 50 – – 1 80 56 142% Approved 2025
29 27287 Patrick
Ave
10 – – – – 10 6 166% Under Review 2026
30 25107 Belmont
Ave
– – – – 6 6 7 95% Under Review 2026
31 1434 Grove Way – – – – 5 5 13 38% Under Review 2026
32 24656-24764
Mohr Drive
– – – – 12 12 18 66% Approved 2026
Total Units 85 250 275 82 1,381 2,073 Average
% of
Max
Density
91%
Notes: ELI = Extremely-Low Income; VLI = Very-Low Income: LI = Low Income; MI = Moderate Income; AMI = Above-Moderate Income Housing Resources
7 Figure
C
-
1 Planned or Approved Projects
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
8 1.1.3 Accessory Dwelling Units
Accessory dwelling units (ADUs) anticipated to be built between 2023 and 2031 are also credited towards the City’s RHNA. An ADU is a secondary dwelling unit located on residentially zoned property that has an existing single-family or multi-family residence. Due to its small square footage, it could provide affordable housing options for family members, friends, students, the elderly, in- home health care providers, the disabled, and others.
Trends in Hayward indicate that the number of ADU permit applications have been increasing in recent years. The City of Hayward Building Division permitted and finaled 21 ADUs in 2018, 20 ADU units in 2019, 79 ADUs in 2020 and 44 in 2021. This overall increase in ADU permits is likely due to recent State legislation that has reduced regulatory barriers to build and permit ADUs.
Conservatively assuming that annual permits will average 40 units per year, the City has assumed a total of 320 ADUs will be permitted between 2023 and 2031.
In 2020, the Center for Community Innovation at the University of California at Berkeley (UC Berkeley) undertook a comprehensive, statewide survey of ADUs, resulting in a document entitled “Implementing the Backyard Revolution: Perspectives of California’s ADU Homeowners”, released on April 22, 2021. This memo uses and extends that research, providing a foundation that Bay Area jurisdictions may build upon as they consider ADU affordability levels while developing their Housing Element sites inventory analyses. The study concluded that the assumptions listed in Table C-4 are generally applicable across Bay Area jurisdictions1. The City will pursue mechanisms to facilitate the construction of ADUs and, if assumptions are not met, the City will implement additional actions to incentivize ADU production (Program H-17).
Table C-4 Percent of ADUs Affordable to Different Income Categories Affordability Category ABAG Recommended Percentage Estimated ADUs Very-Low 30% 96
Low 30% 96
Moderate 30% 96
Above Moderate 10% 32
Total 100% 320
1.1.4 Remaining Share of RHNA
After counting anticipated units from pipeline projects and ADUs, the City must demonstrate its ability to meet its remaining housing needs through the identification of sites suitable for housing development. Table C-5 shows the remaining RHNA after accounting for units that are pending or approved as of June 30, 2022, and the number of ADUs assumed to be permitted between 2023 and 2031.
1 https://abag.ca.gov/sites/default/files/documents/2022-06/ADUs-Projections-Memo_final.pdf Housing Resources
9 Table
C-5 Remaining Share of
RHNA
Affordability Category
RHNA
Allocation
Units Pending or Approved
or
Under
Construction
Estimated ADUs
Remaining RHNA
Very
-
Low
1,075
335
96 644
Low
617
275
96 246
Moderate
817
82 96
639
Above
Moderate
2,115
1,381
32 702
Total
4,624
2,073
320
2,231
After accounting for planned and approved units and projected ADU development the City has satisfied
approximately
48 percent of its
total
allocation for the 2023
-
2031 planning period. The
City
must demonstrate the availability of sites with appropriate zoning and development standards that allow and
encourage the development of
an additional
2,2
31 units.
This total includes
644
very low
-
income,
246
low
-
income,
63 9
moderate
-
income, and
702
above moderate
-
income units.
1.2 Residential Sites Inventory
N
ew residential development
in the City of Hayward
is expected to occur primarily in the areas
covered by the following plans:
Downtown Specific Pla
n
Mission Boulevard Specific Plan (Mixed Use Corridor PDA)
Former
Route 238 Corridor
The
Sites I
nventory identifies vacant and underutilized sites within these plan areas that have the capacity to accommodate the City’s
remaining
RHNA.
A detailed,
parcel
-specific
Sites Inventory
is
provided in Appendix
C
. The sites identified in this inventory have a potential development capacity of
3,
449
new housing units.
1.2.1 Methodology
Suitable Sites for Affordable Housing
State law requires that jurisdictions demonstrate in the Housing Element that the land inventory is adequate to accommodate that jurisdiction’s share of the regional growth. State law has established “default” density standards
for the purpose of
estimatin
g potential units by income range:
A density standard of 0 to 14 units per acre (primarily for single -
family homes) is assumed to
facilitate
the development of
housing in the above moderate
-
income category
.
A density standard of 15 to 29 units per acre (
primarily for medium density multi
-family
developments) would facilitate
the development of housing in the moderate
-
income category
.
A density standard of 30 or more units per acre (primarily for higher density multi -family
developments) would facilitate
the development of
housing in the
low-
and very
low-
income
category.
In addition to default density standards, the California Legislature established size requirements for parcels intended to support the development of lower income units.
Government Code
S
ection
65583.2 establishes that sites between 0.5 and 10 acres in size which are zoned for residential Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
10 development at greater than 30 units per acre are suitable for lower-income projects. Very small parcels, even when zoned for high densities, may not facilitate the scale of development required to access competitive funding resources. Conversely, typically lower-resource affordable housing developers may be unable to finance the scale of project necessitated by very large parcels. The Sites Inventory includes two instances of lot consolidation due to common ownership of contiguous parcels. With consolidation, these parcels meet the 0.5-acre size requirement for lower-income. No standalone parcels smaller than 0.5 acres include lower-income units. Additionally, no larger than 10 acres is assumed for residential development on any site.
Suitability of Nonvacant Sites
To identify potential sites for additional development, geospatial data was used to identify vacant and nonvacant but underutilized properties within the city. Nonvacant parcels were chosen as sites likely to be redeveloped during the planning period based on the following factors:
Improvement-To-Land Value Ratio
A parcel’s improvement-to-land value (ILV) ratio can help quickly identify properties that are potentially underutilized. A ratio of less than 1.0 indicates that the real estate market values the land itself more highly than what is currently built on that land. These underutilized parcels represent opportunities for property owners and developers to invest in further improvements that increase the overall value of the property. It should be noted that the improvement-to-land value ratio of a property does not necessarily consider development standards or environmental constraints that may impact the feasibility of redevelopment on the site. Approximately 95 percent of the total units are located on sites with an ILV ratio of less than 1.0. Additionally, multiple pending projects including 420 Smalley Avenue (2.33), Pina Vista Condos (2.33) Mission Terraces (3.46), Mission Villages (1.89), 603 A Street (1.33), and 7287 Patrick Avenue (1.07), have ILV ratios over 1.0, indicating that redevelopment is feasible on parcels with high ILV ratios. The Sites Inventory includes ILV ratio for each site.
Existing Use vs. Zoned Use
A comparison of a site’s current use to the use for which it is zoned can also help identify underutilized properties. For example, a parcel currently occupied by a parking lot or single-family home which is zoned for high-density housing or high intensity commercial development represents an opportunity for the property owner to convert the property to a higher value use. As part of the Alameda County Housing Collaborative discussion series, developers in Alameda County indicated that nonvacant sites currently occupied by a single-tenant retail or office use are ideal for redevelopment. These sites usually have existing utility connections on site, and single ownership and tenancy reduces the potential complexity of a change in ownership or use. This developer feedback was considered during the site selection process. All nonvacant sites have existing uses that have a likelihood of redevelopment, such as warehouses, auto repair services, single-tenant commercial, and surface parking. The redevelopment of these existing uses is consistent with citywide development trends that occurred during the 5
th Cycle Planning Period (see Section 1.3.1).
Although the City has experienced development of low-density residential uses, sites currently used for residential are included on the inventory.
Housing Resources
11 A
ge of
S
tructure
The age of a structure is
useful in demonstrating that a site is not likely to redevelop.
New
c
onstruction
on the site indicates that a property owner is unlikely to invest in additional improvements or redevelop the site
in the near future
.
All nonvacant sites have existing structures
that are at least 40 years old
. Citywide development trends indicate that p
arcels with older
structures are suitable to include on the Sites Inventory (see Section 1.3.1) .
The Sites Inventory
includes structure age for each site.
F
loor
A
rea
R
atio
(FAR)
Low floor area ratios further indicate underutilization especially in downtown
areas or upzoned
2 corridors.
Conversely, developed sites with higher floor area ratios are less likely
to redevelop as the
land and demolition costs would be high.
Sites were selected with FAR’s significantly lower
than
what is allowed in each zone distr
ict
. All nonvacant sites have FAR values less than 1.0 and approximately 70 percent of the nonvacant sites (excluding vacant sites), have FAR values below
0.5 . Citywide development trends indicate that structures with FAR values as high as 0.8 are likely t o
redevelop (see Section 1.3.1)
.
The Sites Inventory includes FAR values for each site.
O
wnership pattern
s
In cases where site consolidation (i.e., merging parcels) is required for redevelopment, p roperties
owned by a single entity are
simpler
to consolid
ate and/or redevelop
.
Publicly owned land can be
more easily developed as affordable housing because land acquisition costs for developers are lower or nonexistent.
The Sites Inventory assumes
two
instances
of consolidation
of commonly
owned parcels
. Through consolidation, these parcels meet the minimum
0.5 -
acre
size threshold for
lower
-
income units:
Downtown BART:
428
-
0046
-
053
-
00 ,
428
-
0046
-
054
-
00 , and
428
-
0046
-
052
-
02 (
51 units)
Mission Boulevard Used Car dealership:
078C
-
0626
-
003
-
12 and
078C
-
0626
-
0 03
-
23 (170 units)
Potential sites were then reviewed
based on these criteria
to eliminate those unlikely to be
redeveloped in the near term.
Realistic Development Capacity
The City assum
ed that the realistic de
velopment capacity
of the chosen
site
s
may be significantly
less than the full development capacity allowed by the parcel ’
s zoning or land use designation
.
This
assumption is
based on
site specific conditions and development standards
that may
reduce the
development potential of a given site.
Steep
slopes, protected wetlands or watercourses, open
space or parking requirements, and irregularly shaped parcels all impact the ability to achieve the maximum density allowed by the zoning code.
Additio
nally, a
ll General Plan designations have a
minimum and maximum
density
range
s
. While Density Bonus allows a development project to
exceed the maximum density, there
no
mechanism to approve a development project that proposes a density under the minimum de
nsity prescribed by the General Plan because the proposed development would not be found consistent with City objective standards.
O
n average
,
t
he pending and approved projects shown in
Table
C
-
3 achieved a density
equal to
approximately
91 percent of the maximum density allowed on the site.
Based on that finding
, the
2 Upzone is the
reclassif
ication of
a
site or area
to a higher zone, typically allowing for more intensive use, e.g. from residential to commercial or from
single
-
to multiple
-
family use.
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
12 City conservatively assumes the realistic capacity of each site listed in the Sites Inventory to be the total acreage of the site multiplied by 75 percent of the maximum density allowed under the applicable zoning or general plan designation. In the event that a site in the Sites Inventory develops under the density assumptions or the affordable housing assumptions set forth in this document, the City will identify other development projects or other sites available to accommodate the City’s RHNA and quantified objectives. The City will maintain an updated inventory of housing sites and implement Program H-9 to 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 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.
Suitability of BART Owned Sites
The Sites Inventory includes five parcels owned by Bay Area Rapid Transit (BART) that surround Hayward’s two BART stations. Parcels near the Downtown Hayward BART station include three vacant parcels along A Street (428-0046-053-00, 428-0046-054-00, 428-0046-052-02) and a surface parking along C Street (431-0044-035-04, 078C-0441-001-29). It is anticipated that the parcels along A Street would consolidate into one larger site. One parcel currently used for parking was included near the South Hayward BART station along Dixon Street. The Sites Inventory assumes a mix of lower-, moderate-, and above moderate-income units on each site. Table C-6 shows the BART- owned sites. Existing zoning currently supports densities up to 110 units per acre.
Table C-6 BART-Owned Sites
APN General Plan Zoning
Maximum
Allowable Density
Realistic
Capacity Existing Use
431-0044-035-04 CC-ROC UC 110 145 Surface Parking
078C-0441-001-29 SMU PD 100 439 Surface Parking
428-0046-053-00 CC-ROC UC 110 6 Vacant
428-0046-054-00 CC-ROC UC 110 6 Vacant
428-0046-052-02 CC-ROC UC 110 158 Vacant
According to BART’s Transit-Oriented Development Program Work Plan, redevelopment of the Downtown Hayward Station is prioritized for the near-term (2020-2025) and redevelopment of the South Hayward Station is prioritized in the mid-term (2025-2030). 3 The City has experienced
significant growth in these areas, including two recent residential projects on parcels formerly used as BART parking lots (Alta Mira and Cadance, see Section 1.3.1). Based on these recent trends, the City believes that there is a strong potential for development of these sites.
The City of Hayward has a strong track record of working with regional agencies in seeing development of publicly owned land. As detailed in Appendix E, Review of past Accomplishments, in 2016, the City entered into a Memorandum of Understanding with Caltrans to manage the disposition and development of former right of way for the former 238 bypass. During the 5 th Cycle,
the City entitled five of the parcels for a total of 933 new units, 358 of which are deed restricted for moderate and low income households. The City is committed to fostering partnerships with BART to facilitate the redevelopment of these sites.
3 BART’s Transit-Oriented Development Program Work Plan. 2020. https://www.bart.gov/sites/default/files/docs/BART%20TOD_Workplan_FINAL_Spreads_200814%20Reduced.pdf Housing R
esources
13 To facilitate development on these sites, t
he City will develop and maintain a partnership with BART to support residential development around BART stations and support
BART in acquiring sufficient
funding
and commitment to infrastructure for parking replacement and station access
(Program
H
-
8)
.
The City will prioritize the development of the Downtown BART site in in the first half of the 6 th
Cycle and the South Hayward
BART site in the second half of the 6
th
Cycle in accordance with BART’s
plans to redevelop these sites in the near
-
term and mid
-
term, respectively.
Suitability of
Publicly
Owned Sites
In addition to the BART sites,
nine
sites
owned by the City of
Hayward
and two sites are owned by
Caltrans
have been identified as sites with high redevelopment potential.
These sites are currently
vacant or used for parking and are considered highly developable and are currently zoned to support high density, mixed
-
u
se, and
transit
-
oriented
development.
To facilitate development of
these sites, the City will adhere to the following schedule of actions:
Prioritize releasing Surplus Lands Act
-
related documents for the City Center (APNs 415
-
0250
-
111
-
02 ,
415
-
0250
-
112
-
00 a
nd 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
s
6 (
445
-
0180
-
001
-
00)
and
Parcel Group 7 (
445
-
0200
-
012
-
04 )
, p
rioritize 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.
In the event that th
ese sites do not develop in this time frame, the City will identify alternative
sites
to accommodate the RHNA
(Action 8.9)
.
Through
Program H
-
9 , the City will
m
aintain 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 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.
The City will follow all requirements of the Surplus Land Act, Article 8 (commencing with Section 5422
0) of Chapter 5 of Part 1 of Division 2 of Title 5, including holding a public hearing designating the properties as “surplus properties” under California Law.
It is the City’s intent to facilitate the
development of 100 percent affordable housing projects
on vacant or underutilized City
-
owned
sites. The City will also coordinate with other public entities that own a site (or sites) to ensure that the legally mandated surplus property process is followed.
To facilitate development, t
he City will
s
ubsidize
the development of affordable housing through
disposition of City
-
owned land where feasible and provision of development subsidy when available (Program H
-
4).
Additionally, the City will
m
aintain an inventory of City
-
owned properties and
periodically asses
s these properties for their potential redevelopment or development for residential use. The City will reach out to developers annually and pursue projects that include housing for extremely low income households and those with special needs such as senior s and
persons with disabilities.
Table
C
-
7 lists
the City
-
owned sites
identified for redevelopment. A
ll
sites
support high density mixed
-
use developme
nt and are currently either vacant or used for parking.
Hayward Housing Element
14 APN
General
Plan
Zoning
Maximum
Allowable
Density
Realistic
Capacity
Existing Use
Owner
445-0180-001-00
SMU
SMU
25 55
Vacant
Caltrans
428-0066-038-01
CC-
ROC
DT
-
MS
40 110
Public Owned Parking
City of Hayward
428-0066-037-00
CC-
ROC
DT
-
MS
40 110
Public Owned Parking
City of Hayward
428-0066-038-02
CC-
ROC
DT
-
MS
40 110
Public Owned Parking
City of Hayward
415-0250-112-00
CC-
ROC
UC
40 110
Vacant
City of Hayward
428-0056-066-00
CC-
ROC
DT
-
MS
40 110
Public Owned Parking
City of Hayward
415-0250-111-02
CC-
ROC
UC
40 110
Vacant
City of Hayward
427-0011-020-00
CC-
ROC
DT
-
MS
40 110
Public Owned Parking
City of Hayward
415-0240-038-00
CC-
ROC
UN
40 110
Public Owned Parking
City of Hayward
415-025-0113-00
CC-
ROC
UC
40 110
Parking Garage
City of Hayward
4450200-012-04
SMU
MB
-CN
17.4 35
Vacant
Caltrans
1.2.2 Hayward Downtown Specific Plan
Adopted by the City in 2019
, t
he
Hayward
Downtown Specific Plan
(DSP)
and
Development
Code
develops a vision for a resilient, safe, attractive, and vibrant historic d
owntown which integrates a
multi
-
modal circulation system
and
new
pedestrian oriented
public spaces
.
The specific plan
inc
ludes a form
-
based code
that
is intended to
both
provide increased predictability to property
owners
and developers throughout the
development
permitting process
and
achieve a
well-defined
and active streetscape.
The
DSP
anticipates significant infill deve
lopment over the next 20 years within
five distinct
“
placetypes
”
including mixed
-
use gateway, downtown core, downtown neighborhood,
station
p
laza
,
Table C-7
Publicly-Owned Sites
2023-2031 Housing Element Update
City of
Hayward
Housing Resources
15 and downtown southern gateway.
Each of these placetypes is further defined by the
DSP
Development Code which intends to facilitate the creation of a walkable neighborhood environment within a short distance of neighborhood serving retail and services.
The
D
evelopment Code
classifies
each site into the following zones
and provides clear standards for building types allowe
d:
Neighborhood Edge
(NE)
: S
mall
-
to medium footprint, lower
-
intensity housing choices, from
detached
single-
family h
ouses to
small
multiplex apartment
buildings containing up to six units
.
Neighborhood General
(NG)
: S
mall
-
to
-
medium footprint, moderate
-
intensity, medium house
-
scale housing choices, from
single
-
family houses
and
attached
townhomes
to
small
-scale
apartment buildings
and
c
ourtyard
b
uildings
on medium
-
sized lots.
Urban Neighborh
ood
(UN)
: S
mall
-
to
-
large footprint, moderate
-
intensity, large house
-
scale and
block
-
scale housing choices, from
rows of townhomes
and
l
arge
m
ultiplex
b
uildings
containing
between 6 and 18 units,
to
medium
-
scale apartment buildings.
Downtown Main Street
(DT
-MS):
A vibrant urban main street serving as the citywide focal point for Hayward with commercial, retail, entertainment, and civic uses, public transportation, and small
-
to
-
large footprint, moderate
-
to
-
high
-
intensity housing choices
including
large multiplex
buildings to large
-
scale apartment buildings.
Urban Center
(UC)
: Medium-
to
-
large footprint, moderate
-
intensity housing choices, from
rows
of townhomes and large multiplex buildings to large
-
scale apartment buildings surrounding an
enclosed
parking structure
.
Vacant and Underutilized Properties in the Downtown Specific Plan Area T
he
DSP Development C
ode closely regulates building form
and character,
and
it
does not directly
regulate the density of residential development
.
Because t
he
DSP Dev
elopment Code is intended to
implement Hayward’s General
P
lan land use
designations,
this analysis assumes that
for sites within
the
DSP
, the
maximum allowable residential density is determined by the densit ies
listed in the Land
Use Element of the General Plan
. The General Plan designates the
vast
majority of the
DSP
Area as
Central City
-
Retail and Office Commercial
(CC
-
ROC) and Central City
-
High Density Residential (CC
-
HDR)
. Each of these designations allow mi
xed
-
use
residential development at a density of 40
to
110
dwelling units per acre.
All
potential sites identified in the
DSP area
meet the criteria to count toward the City’s share of the RHNA for
lower-
income housing
based on density and lot size. For the
purposes of meeting the
City’s RHNA for moderate and above
-
moderate income units
,
multiple
sites that meet HCD’s
requirements for the development of lower income housing
have been allocated to moderate and
above
-
moderate income units.
Table
C-8
summarizes
the capacity of
vacant and underutilized sites
within the
DSP
area.
Table
C-8
Residential Development Potential in the
Downtown Specific Plan Area
General Plan Land Use Designation
Acres
Number
of
Parcels
Maximum
Allowed Density
(dwelling units per acre)
Potential
New
Units
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
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
16 Sites identified within the DSP are well served by transit and other community amenities including grocery stores, medical offices, and entertainment. The vacant former Civic Center site at the northern gateway to downtown is directly adjacent to a shopping and office commercial center and across Foothill Boulevard from the Lincoln Landing mixed-use development. In addition, the Maple and Main mixed-use project has been approved at the intersection of Maple Court and McKeever Avenue in the heart of the DSP area. All sites identified within the DSP are within a one-mile walk of the BART Station and approximately 60 percent of the potential new units are within 0.5-mile walk of the station. Several of the sites identified within the DSP are owned by the City and are currently used for public parking or unoccupied. The City has had success since 2010 in facilitating deed- restricted affordable and market-rate housing projects on City-owned parcels. The City considers the publicly owned parcels in the DSP area as opportunities for high-quality residential infill development.
The Sites Inventory identified 19.63 acres of vacant and underutilized land within the DSP Area (as shown in Figure C-2) which can accommodate 1,606 housing units. This estimate is based on a density factor of 82.5 units per acre (i.e., 75 percent of the maximum density of 110 units per acre allowed by the General Plan).
Housing Resources
17 Figure
C
-
2 Vacant and Underutilized Sites within the Downtown Spe cific Plan Area
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
18 1.2.3 Mission Boulevard Corridor
In 2020, the City of Hayward adopted Ordinance 20-12 which formally consolidated the South Hayward BART/Mission Boulevard Form Based Code and Mission Boulevard Form Based Code and reclassified the ordinance as the Mission Boulevard Corridor Code. This new code implements smart-growth principles and policies outlined in the General Plan. The intent of the Mission Boulevard Corridor Code is to encourage compact, mixed-use, walkable neighborhoods with a variety of housing types in proximity to high-frequency transit stations. Development of this character will help the City advance its goals of decreasing automobile dependency and reducing both traffic congestion and its subsequent greenhouse gas emissions.
The Mission Boulevard Corridor Code looks to encourage and guide infill development through the application of the following zoning districts:
Corridor Neighborhood (MB-CN): A mixed-use neighborhood environment with moderate intensity, medium-scale residential and non-residential uses compatible with surrounding neighborhoods, along a multi-modal corridor within short walking, biking, or bus distance of neighborhood serving retail and service uses.
Neighborhood Node (MB-NN): A vibrant, urban neighborhood serving node. This district supports mixed-use infill development to provide a range of commercial, retail, entertainment, civic, and moderate intensity residential uses in a more compact urban setting. Corridor Center (MB-CC): A transit-oriented mixed-use, urban center with high-intensity, residential and non-residential uses located within proximity to BART, to facilitate access to BART by biking or walking.
Civic Space (MB-CS): This zone is intended to provide public open space and civic buildings.
When applied to privately owned parcels, existing use may continue until the site is redeveloped or comes under public ownership.
Housing Resources
19
Planned Development (PD)
: This
zoning district is applied to
the
South Hayward BART St
ation
property
.
This district is intended to
facilitate
close collaboration between the property owner
(
Bay Area Rapid Transit
)
and the City
to f
oster well designed residential and
mixed
-
use
development
. PD districts help
encourag
e redevelopment
projects
w
hich incorporate
a variety
of housing types or combinations of residential and nonresidential uses which may not be achievable under other zoning districts.
This site
is also subject to California AB 2923 which
establishes baseline zoning standards for BAR
T owned properties within 0.5 miles of BART
stations. Current zoning of the South Hayward BART Station property meets or exceeds the requirements of AB 2923
4 .
The Mission Boulevard
Code
defines and applies the following overlay zones to better regulate
portions of the corridor:
Transit Oriented Development (TOD) Overlay: Properties
near
public transit centers, as
identified on the Mission Boulevard Code,
including BART,
are allow
ed
an increase in residential
density and adjusted
building
height
limits
.
Commercial Overlay
Zone
1: Properties designated with a Commercial Overlay Zone 1 designation
may be developed with a mix of uses, but commercial uses must occupy the first or ground floors
. Uses associated with the residential use, such as leasing
office, community space,
amenities, etc., are allowed on the ground floor. This requirement may be adjusted through the Major Site Plan Review Process
.
Commercial Overlay
Zone
2: Properties designated with a Commercial Overlay Zone 2 designation
may be d
eveloped with a mix of uses, but commercial uses must occupy the primary street frontage
.
Anchored by
D
owntown to the north and the South Hayward BART Station to the south,
development along the corridor is characterized by large -
scale
commercial and ligh
t industrial uses
including auto
dealerships, auto
repair and accessory businesses, single
-
tenant
commercial
buildings
, and pockets of single
-
family homes. Since 2010, multiple large
-
scale
residential
projects
have contributed to a mix of housing types alo
ng the corridor including affordable and market
-
rate
townhomes and midrise apartment buildings. These projects have advanced the C
ity’s vision of a
series of walkable and compact urban neighborhoods along Mission Boulevard. A high -
frequency
bus line runs a
long Mission Boulevard and the South Hayward
BART
Station provides access to
regional transit. Several residential projects along the corridor are approved or under review, and the City expects additional development in the upcoming housing cycle.
Vacant and Underutilized Properties in
the Mission Boulev
ard Corridor Code
Area
Like
the
DSP
, the Mission Boulevard Corridor Code regulates a potential development’s form
and
character. The
Corridor Code also specifies minimum and maximum density for a site
, as shown in
Table
C
-
9 . All p
otential sites identified
within
the Mission Boulevard Corridor Code area are
assumed to be adequate for the development of lower
-
income housing.
Table
C
-
10 summarizes the
capacity of vacant and underutilized sites within the Mission Boulevard Corridor Code Area.
4 A Technical Guide to Zoning for AB 2923 Conformance
https:/
/www.bart.gov/sites/default/files/docs/00_AB2923_TechGuide_Draft_2020Jun_0.pdf
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
20 Table C-9 Mission Boulevard Corridor Code Allowed Densities Zoning District Minimum Density Maximum Density
Maximum with
Site Plan Review
Corridor Neighborhood (MB-CN) 17.5 du/ac 35 du/ac 55 du/ac south of A Street
Neighborhood Node (MB-NN) 17.5 du/ac 35 du/ac 65 du/ac
Corridor Center (MB-CC) 35 du/ac
TOD Overlay 1: 75 du/ac
TOD Overlay 2: 40 du/ac
55 du/ac
TOD Overlay 1: 100 du/ac
TOD Overlay 2: 65 du/ac
75 du/ac
TOD Overlay 2: 100 du/ac
Notes: du/ac = dwelling units per acre
Table C-10 Residential Development Potential in the Mission Boulevard Corridor Code Area
Zoning District Acres
Number of
Parcels
Maximum Allowed
Density Potential New Units
Corridor Neighborhood (MB-CN) 11.7 5 35 – 55 du/ac 428
Corridor Center (MB-CC) 6.3 7 55 – 100 du/ac 466
South Hayward BART Site -
Planned Development (PD)
5.9 1 100* 439
Total 23.9 13 – 1,333
Notes: du/ac = dwelling units per acre
The maximum density allowed on each site is determined by the location of the parcel and any applicable overlay zones as deta iled in Table C-9. The estimate of new unit potential is based on a conservative 75 percent factor of the maximum number of units allowed on the site.
*Maximum density on South Hayward BART property is based on the Mission Boulevard Code Transit Oriented Development Overlay 1 which allows development up to 100 dwelling units per acre.
The Sites Inventory identified a series of independent auto dealerships, auto repair shops, surface parking lots, and single-tenant commercial buildings as suitable for further housing development. A total of approximately 24 acres of vacant and underutilized land within the Mission Boulevard Corridor Code Area (as shown in Figure C-3) can accommodate an additional 1,333 housing units.
This estimate is based on the realistic density factor of 75 percent of the maximum densities allowed.
Housing Resources
21 Figure C
-
3 Vacant and Underutilized Sites within the Mission Boulevard Corridor Code Area
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
22 1.2.4 Former Route 238 Corridor
In the mid-1960s, the State of California purchased 354 acres of vacant, commercial, and residential land in the City of Hayward and unincorporated Alameda County, in preparation for the construction of a Route 238 Bypass. The bypass was never built, and the parcels remain mostly vacant. The area surrounding these parcels has been developed primarily with residential subdivisions, multifamily housing, and institutional uses. In 2007 the City of Hayward received a grant from the State Department of Transportation (Caltrans) to complete a conceptual land use study of the Route 238 Bypass parcels. This study was conducted in preparation for the transfer of State-owned parcels to new ownership.
On January 12, 2016, the City Council adopted Resolution No. 16-004, authorizing the City Manager to negotiate and execute an agreement with Caltrans to acquire 17 properties along the 238 Bypass Corridor to remediate blight; support transit-oriented, mixed-use development; and ensure redevelopment of the properties under a coherent plan that meets the City’s land use goals and other public purposes. Since the City of Hayward acquired these parcels in 2016, numerous developers have responded to the City’s request for proposals to develop medium and large-scale, affordable mixed-use projects across the nine parcel groups:
Parcel Groups 1 and 10. The SOHAY project developed 400 attached townhomes and 72 apartments on Parcel Groups 1 & 10. The site aggregated 21 parcels to create a 21.6 acres development site surrounded by existing development. The development included 472 housing units, approximately 20,000 square feet of commercial space, 2.4 acres of designated park land and a network of pedestrian and bicycle trails. Of the 472 residential units developed on this site, 72 were multifamily rental and 400 were condominium ownership units. A total of 20 of the multi-family rental units are restricted to low-income households and 28 condominium units are restricted to moderate income households.
Housing Resources
23
Parcel Group 2
.
The City approved the T
rue Life
Company’s application to develop a mixed
-
use
project
including
189 townhomes and stacked flats and 10,500 square feet of retail space.
Of
these units, 20
will be deed restricted to moderate income households.
Parcel
Groups
3 and 4
:
The City approved Eden Housing’s application to develop the La Vista
Residential proje
ct which includes 176 affordable apartment home
s
and a
384
-
student
school
on the site.
Parcel
G
roup 5
.
In 2019
,
t
he City adopted the Parcel Group 5
M
aster
D
evelopment
P
lan and
released a request for proposals seeking a developer to build up to 74 single f amily homes and
eight
een
affordable accessory dwelling units.
The City
e
xpects to
take the entitlement and
Disposition and Development Agreement to the City Council in the second quarter of
2022.
Parcel Group 6
.
In 2019
,
the City adopted the Parcel Group 6 Master Development Plan released a request for proposals to solicit a conceptual plan for the property.
The Parcel Group 6
Master Plan allowed for maximum 55 units per acre while the underlying SMU General Plan designat
ion allows for up to 100 units/acre.
While there has been significant interest from the
residential development community, the City has yet to reach final approval of any application to develop the site.
Parcel Group 7
.
The City has approved the developmen
t of
an automobile
d
ealership on the
lower portion of Parcel Group 7 adjacent to Mission Boulevard. The remaining portion of Group 7 remains an opportunity site for housing development and is included in the
housing
Sites
Inventory
.
Parcel Group 8
.
T
he
Par
cel Group 8 site is approximately 19.8 acres
split between
the City of
Hayward and unincorporated Alameda County.
Approximately half of the site (9.17 acres) will
be retained as open space and used as a park.
A 96
-
unit affordable residential project
subjec
t to
a Senate Bill 35/Density Bonus Application
is pending
City of Hayward
approval
on a
1.5 -
acre
portion of
the site at the corner of Grove
Way
and Foothill Boulevard
. An
existing
multi
-
family
cottage development
is located at
Grove Way and Bridge Court
within Alameda County.
The
remainder of Parcel Group 8
(8.26
acres
split between City and County
) is intended to be
developed with market rate housing.
Parcel
G
roup 9
.
This is a
4.53 -
acre
vacant
site located at the northern Cit
y limits
and is split
between the City of Hayward and unincorporated Alameda County .
The City has not identified a
development plan or a
developer
for this site.
Va
cant and Underutilized Properties in
the Former Route 238 Corridor
Sites identified
in this
inventory
along the former Route 238 Corridor are
designated
Sustainable
Mixed Use
(SMU) in the General Plan
which
in this context
allows development
at densities up to
55 dwelling units per acre
.
These specific sites are assumed to be adequate to
support development of
a mix of
lower,
moderate
,
and above
-
moderate income housing
.
A significant housing opportunity site exists on the upper portion of Parcel Group 7 adjacent to Carlos Bee Road
. While the zoning of this site allows residential developme nt at densities up to 55
dwelling units per acre
,
the topography of the site may limit its realistic development potential. The inventory
estimates
the
4.9 -
acre
site to be suitable for 98
moderate
-
income
units at a net density of
20 dwelling units per acre
.
Parcel Group 6
(the former
site of the
Carlos
Bee Quarry)
represents the largest opportunity to
encourage the development of a mixed
-
income neighborhood within the Route 238 Corridor.
Based
on previous applications and concept plan studies, the parcel’s current zoning
,
and a realistic
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
24 density 75 percent of the general plan maximum, the Sites Inventory conservatively estimates that 10 acres of the 29-acre site of the site will yield 412 units. Table C-11 summarizes the capacity of vacant and underutilized sites within the former Route 238 Corridor.
Table C-11 Residential Development Potential along the Former Route 238 Corridor General Plan Land Use Designation Acres
Number of
Parcels
Maximum Allowed
Density (du/ac)
Realistic Potential
New Units
Corridor Neighborhood (MB-CN) 4.9 1 35 98
Sustainable Mixed Use (SMU) 10.0 1 55 412
Total 14.9 2 – 510
Notes: Du/ac = dwelling units per acre
The Sites Inventory identified 14.9 acres of vacant and underutilized land within the former Route 238 Corridor (as shown in Figure C-4) that can accommodate an additional 510 housing units. This estimate is based on a realistic density factor which is 75 percent of the maximum densities allowed by the General Plan Designation for each site as well as the assessed realistic development capacity of the parcel Group 6 and 7 sites given their unique topography and site constraints.
Housing Resources
25 Figure C
-
4 Underutilized Sites within the former Route 238 Corridor
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
26 1.3 Adequacy of Residential Sites Inventory in Meeting RHNA
The residential Sites Inventory identified vacant and under-utilized sites in Hayward which can accommodate a total of 3,504 residential units based on residential densities per existing land use designations, zoning districts, and specific plans. The sites are in the following General Plan land use designations: Central City - Retail and Office Commercial (CC-ROC), Central City - High Density Residential (CC-HDR), and Sustainable Mixed Use (SMU) and the following zoning districts: DT-MS, MB-CC, MB-CN, MB-NN, PD, SMU, UC, and UN.
The City intends to include three nonvacant sites which were listed in a previous Housing Hlement to accommodate a total of 194 lower income units during the planning period. Housing element law requires the City to include a program in the Housing Element that requires rezoning of these sites to allow residential use by right at specified densities for housing developments in which at least 20 percent of the units are affordable to lower income households. Program H-11 of the Housing Plan allows by-right approval for projects with 20 percent affordable units proposed at 548 Claire Street (431-0040-029-00), Fletcher Lane (445-0001-004-13), and 28824 Mission Boulevard (078C-0461- 006-04).
Hayward anticipates meeting its RHNA requirements for the January 2023 through January 2031 planning period without the need to rezone areas of the city. The Sites Inventory shows a surplus of 294 lower-income units, giving the city a 31 percent buffer for this income category. The results of the residential Sites Inventory are presented in Table C-12.
Table C-12 Adequacy of Residential Sites Inventory
Lower Income
Moderate
Income
Above
Moderate Income Total
RHNA Allocation 1,692 817 2,117 4,624
Planned and Approved Units 610 82 1,381 2,073
ADUs Anticipated 192 96 32 320
Remaining RHNA 890 639 702 2,231
Downtown Specific Plan Area 643 486 477 1,606
Mission Boulevard Corridor 541 252 540 1,333
Former Route 238 Corridor 0 200 310 510
Total Units on Vacant Sites 433 249 477 1,159
Total Units on Underutilized Sites 751 689 850 2,290
Total Units on Vacant and
Underutilized Sites
1,184 938 1,327 3,449
Total Unit Surplus 294 299 625 1,218
Housing Resources
27 1.3.1
Recycling Trends
Assumptions made on the Sites Inventory were based on local development patterns and trends.
Factors such as previous uses, ILV, FAR, and structure age and important indicators for the suitability of nonvacant sites.
Table
C
-
13 shows these factors for each pipeline project referenced in Section
1.1.2 above. As shown on the table, the majority of current development is occurring on vacant sites. However, 14 projects incl
ude nonvacant uses including existing residential, commercial buildings, and an auto rental service. Of these projects, 5 have ILV values over 1.0, four have FAR values over 0.5, and one project has an existing use less than 40 years old. The existing cond itions of
the nonvacant sites identified in the Sites Inventory align with the previous conditions of these projects.
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
28 Table C-13 Previous Conditions of Pipeline Projects
Project APN Previous Use Previous ILV Previous FAR Year Built Oak Street 415 017001900, -2000, -2100, -2200, -2300, -2400, -2500, -2902
Vacant N/A N/A N/A
Parcel Group 8 415 018007400, -7500, -7600 Vacant N/A N/A N/A 21659 Mission Boulevard 428 000605801 Vacant N/A N/A N/A 420 Smalley Avenue 431 000802000 Single Family
Residence
2.33 N/A 1939
Maple and Main 428 006106104 Vacant N/A N/A N/A
1200 A Street 415 024002803 Commercial building 0.94 0.5 1971 4th and B 427 003603305, -3306, -8501, -5520, -5521, -5522, -5523, -5524, -5525
Vacant N/A N/A N/A
Pimentel Place 427 001605004 Vacant N/A N/A N/A
Pine Vista Condos 444 002700502, -403, -100, -200, -602 Vacant structure 2.33 0.1 1961 Carlos Bee 445 017003913 Vacant N/A N/A N/A
O’Neil Ave Apartments 444 005700600 Vacant N/A N/A N/A
Berry Avenue Multifamily 444 005703300 Single Family
Residence
0.5 N/A 1960
Parcel Group 5 445 025004101, 445 027005402, 445 026008403, 445 025006001, 445 026010903
Vacant N/A N/A N/A
Cavallo Highlands 085A642800200 Vacant N/A N/A N/A
27177-27283 Mission Boulevard 452 005600700, -800 Auto rental 0.88 0.25 1960 Mission Paradise 078C062600902 Vacant N/A N/A N/A
28049 Mission Boulevard 452 008004200 Vacant N/A N/A N/A Parcel Group 3 - La Vista Residential 078C062600309, -107 Vacant N/A N/A N/A Mission Terraces 078C046100700 Commercial building 3.46 0.8 1983 SoMi (True Life) 078C080600400, 078C046101100, -200 Vacant N/A N/A N/A Mission Seniors 078C045500108 Vacant N/A N/A N/A
Mission Villages 078G265101208 Commercial buildings 1.89 N/A N/A Housing Resources
29 Project
APN
Previous Use
Previous ILV
Previous FAR
Year Built
Huntwood
465 002500503
Vacant
N/A
N/A
N/A
Vagabond
465 006000200
Vacant
N/A
N/A
N/A
Harvey Avenue
464 006000502,
-600
Single Family
Residence
0.4 N/A
1953
Hesperian Subdivision
441 001206202
Single Family
Residence
0.12 N/A
1922
La Playa Commons
442 003800100
Commercial building
0.04 0.8
1968
603 A Street
431 000409000
Commercial building
1.33 0.7
N/A
27287 Patrick Ave
nue
454 006513800
Religious building
1.07 0.8
1958
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
30 In addition to projects currently in the development pipeline, Hayward had success developing residential projects during the 5th Cycle. Much of this recent development relies on the redevelopment of underutilized properties or underperforming sites such as auto dealers and other low FAR commercial structures, into high density, mixed-use, and affordable residential projects.
The City anticipates that these development trends will continue into the 6th Cycle, including broad use of SB 35 and AB 1763 streamlining. Examples of recent recycling trends include the following:
Lincoln Landing
This project located at 22335 Foothill Boulevard consists of a consolidation of four parcels to develop market rate apartments and 80,500 square feet of commercial space. This mixed-use development replaces a vacant large-footprint office building and approximately 8.75 acres of surface parking. The 11.3-acre site accommodates 476 units for a gross density of 42 dwelling units per acre. The project site is zoned Central City Commercial (CC-C) and designated CC-ROC in the General Plan. Lincoln Landing is located in the city’s Downtown Opportunity Zone which allows investors and local jurisdictions to leverage privately sourced funds for eligible economic development and community reinvestment projects. The project, which broke ground in September 2019, represents one of the largest Opportunity Zone projects in the country. The project received $300 million in opportunity zone fund investment from Bridge Investment Group. This additional funding complemented traditional financing secured from Bank of America and other capital partners.
Housing Resources
31 Mission Crossings
This project located at 25501 Mission Boulevard
developed 140 market
-
rate townhome units on 7.3
acres of a
9.6 -
acre
parcel
, with 14 of the townhomes deed restricted for Modera
te Income
households in compliance with the Affordable Housing Ordinance . The remaining 2.3 acres
is
entitled to
accommodate a
93 -
room
hotel and
7,225 sq
uare feet
of retail space. The
m
ixed
-
use
development replaces two
independent
auto
-
dealership
s
and their associated service facilities
.
The
net density of the townhome portion of the development is approximately 19 dwelling units per acre.
The project site is zoned
MB
-
CN
and designated
SMU
in the General Plan.
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
32 Legacy at Hayward
This project is nearing completion as of December 2021 located at 2816 Mission Boulevard. The project includes 97 market rate units near the South Hayward BART Station. The 1.8-acre development replaces a low-FAR auto-accessories store with a 4-story building integrating structured parking and a variety of residential amenities. Gross density of the development is approximately 54 dwelling units per acre. The project site is zoned MB-CC and designated SMU in the General Plan.
Housing Resources
33 SOHAY
The SOHAY project
located at 29504 Dixon Street,
developed 400 attached townhomes and 72
apartments on a collection of
21 long
-
vacant
parcels totaling approximately 21.6 acres.
The
development includes
20 rental
units restricted to low
-
income and 28
owners
hip
units restricted to
moderate income residents.
Approximately 2.8 acres of the site is
devoted to a new
public park and
flood control infrastructure
and the entire project is within short walking distance of the South Hayward BART Station
.
The residenti
al portion of the development achieved a density of
approximately 25 units per acre.
The project site is zoned Planned Development (PD) and
designated SMU in the General Plan.
The SOHAY project is the result of a negotiated Deposition and Development Agree
ment with the City.
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
34 Alta Mira
Completed in 2017, the Alta Mira project represents an example of high-quality, affordable Transit Oriented Development (TOD). The project located at 28925 Mission Boulevard includes 152 units affordable to residents with an income which is 30 to 50 percent of Alameda County’s median income. The project is within ¼ mile of the South Hayward BART station and provides a variety of amenities and supportive services to both seniors and families. The 1.9-acre site includes a new public park and achieved a gross density of approximately 80 dwelling units per acre. The project site is zoned Planned Unit Development (PUD) and designated SMU in the General Plan. The City provided permanent financing in the amount of $6.95 Million to facilitate the development of this project. The site was formerly used as a BART parking lot.
Housing Resources
35 Cadence
The Cadence project was developed in conjunction with Alta Mira (Alta Mira was built to satisfy the
developer’s affordable housing requirements)
and is located
28850 Dixon St. This mixed
-
use
development replaces
2.9 acres of vacant land and surface parking
with 206 market
-
rate units,
extensive
amenities,
and ground flo
or retail space.
The achieved density of the development is 71
dwelling units per acre.
The site was formerly used as a BART parking lot.
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
36 Abode
The approved Abode project at 2595 Depot Road consists of a four-story building accommodating 125 studio units of permanent supportive housing. The development plan includes 72 parking spaces for residents. The Project takes advantage of California’s SB 35 and AB 1763 which allowed for streamlined permitting and unlimited density bonuses for 100 percent affordable projects within ½ mile of a major transit stop, and received waivers and concessions related to building height and waiver of personal storage space requirements. An existing residential drug and alcohol rehabilitation facility will continue operating on the 3.1-acre site. The City provided permanent financing of approximately $6.1 million and awarded the City’s $18.2 million of Alameda County Measure A1 funds toward the project. The gross density of the development is 40 dwelling units per acre. The project site is zoned Agricultural District and is designated Limited Medium Density Residential (LMDR) in the General Plan.
These recycling activities have taken place since the certification of the 5th Cycle Housing Element and are representative of the conditions within each of the neighborhoods included in the Sites Inventory. The conditions and characteristics of the underutilized commercial sites identified in Appendix C are similar to those that have been redeveloped in recent years.
For example, the Legacy at Hayward project redeveloped a 1.8-acre parcel formerly occupied by an auto-accessories retailer with a large parking lot and service area. The condition of opportunity sites identified along Mission Boulevard mirror the pre-construction conditions of the Legacy at Hayward site.
Similarly, parcel 452-0056-005-00 is a 1.2-acre site which is partially paved and occupied by a single tenant retail store. The two existing structures on the site are in need of repair or refurbishment and the parcel is zoned for a density up to 55 units per acre. Like the Legacy site, this parcel is owned by a single entity and would not require consolidation.
Given current development trends, the City anticipates further interest in the redevelopment of underperforming commercial sites at densities similar to those achieved by the projects listed above. Therefore, it can be reasonably assumed that further redevelopment would occur on nonvacant sites throughout the areas discussed in the Sites Inventory.
Housing Resources
37 Recycling activities are also likely to occur on sites zoned for mixed -
use. Development trends in the
City show that a vast majority of mixed
-
use zoned projects have a
large
residential component with
a
relatively small
square footage devoted to commercial use. None of the proposed projects in
mixed
-
use
zones
are 100 percent devoted to non
-
residential purposes. Therefore, it can also be
reasonably assumed that further residen
tial development would continue to occur in areas zoned mixed
-
use to accommodate both residential and non
-
residential uses.
Sites included in the inventory of this Housing Element for the 6th cycle RHNA are very similar to the select projects described ab
ove in terms of size, existing conditions and uses. Recycling sites
is
desirable to help achieve the
State Legislature’s
goal of alleviating California’s housing crisis.
According to California’s Department of Housing and Community Development, during the last ten
years, housing production averaged fewer than 80,000 new homes each year, and ongoing production continues to fall far below the projected need of 180,000 additional homes annually. 5 The lack of supply and high rent costs suggests that unit recyc ling activities is a method to consider
when addressing housing needs.
1.4 Availability of Infrastructure and Services
The City’s
b
udget for all operations in
Hayward
ensures
the continued
maintenance and
improvement of the
c
ity’s infrastructure
. This includes
the design, construction, maintenance o
f
roadways, sidewalks, sewers, and storm drains;
construction and maintenance of
public buildings;
water production, storage
,
and delivery facilities; the repair of City vehicles and equipment; and the
continued operation of
transportation services.
As such, the
City
will ensure adequate capacity of all
infrastructure and utilities to accommodate the housing growth discussed in this housing element.
All sites listed in the inventory that are appropriate
for lower income residential development have
available infrastructure.
The water and sewer planning documents are aligned with the City’s General Plan land use assumptions and can accommodate the City’s Regional Housing Needs Allocation.
As part of this
H
ousing
E
lement, the City will
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 (Program H
-
4).
1.4.1 Wastewater System
Hayward
is served by two major wastewater systems which provide sewage service and wastewater
treatment for all residential, commercial, and industrial users in city limits.
A small portion of the
city’s wastewater
at the northern City limits
flows to the Oro Loma Sanitary District.
The majority of
Hayward’s wastewater is handled by t
he
City
-
own
ed
wastewater collection
system and is treated at
the award
-
winning City of Haywar
d Water Pollution Control Facility
.
Treated wastewater then flows
to the East Bay Dischargers Authority which discharges the water deep into the San Francisco Bay.
The Hayward Water Pollution Control Facility
receives approximately 12 million gallons
of un
treated
sewage per day and has a design capacity of 18.5 million gallons per day
which will be enough
capacity to serve the city through 2040.
The 2020 Urban Water Management Plan (updated in 2021) quantifies the wastewater collection and treatment systems
in Hayward. In 2018, the City of Hayward began constructing recycled water
5 California Department of Housing and Community Development. 2020. Addressing a Variety of Housing Challenges .
https://www.hcd.ca.gov/policy
-
research/housing
-
challenges.shtml
.
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
38 facilities and started delivering recycled water to certain users in summer-fall 2021 while simultaneously increasing water conservation standards for households (e.g. requiring installation of rainwater catchment devices and supporting installation of dual plumbing systems to recycle greywater) thereby reducing the amount of water that enters the wastewater system. The wastewater planning documents are aligned with the City’s General Plan land use assumptions and can accommodate the City’s RHNA.
1.4.2 Potable Water System
The City of Hayward owns and operates its own water distribution system which serves approximately 95 percent of the city’s residents. The remaining small portion of users are served by the East Bay Municipal Utilities District. The city’s potable water is supplied by the San Francisco Public Utilities Commission which sources its water from the Hetch-Hetchy reservoir in the Sierra Nevada.
In January 2021, the City of Hayward, the water supplier for over 97 percent of the city, adopted the 2020 City of Hayward Urban Water Management Plan (UWMP). The UWMP is updated every five years by City of Hayward Public Works Utilities staff in conjunction with Planning staff and is based on the City’s General Plan and regional planning documents. The UWMP assumes that the majority of new development in Hayward will occur within identified Priority Development Areas such as downtown hayward, along Mission Boulevard and former Caltrans 238 corridor which are the primary sites identified for development in this Housing Element.
The 2020 UWMP estimates that the city’s current water system has enough supply to meet projected demand through 2040 during a normal precipitation year, but not enough supply to meet projected demand during dry years. During a dry year, Hayward’s supply is likely to meet 63 percent of projected demand in 2040.
To address this issue, the City adopted the 2020 Water Shortage Contingency Plan (WSCP). This strategic planning document is intended to prepare for and respond to water shortages and ultimately prevent supply interruptions. The plan identifies clear steps to manage a water supply shortage integrating public messaging, recycling water programs as detailed in Section 1.4.1 above, and enforceable water conservation measures. The potable water planning documents are aligned with the City’s General Plan land use assumptions and can accommodate the City’s RHNA.
1.4.3 Storm Water and Drainage
The major storm drainage facilities within Hayward are owned and maintained by the Alameda County Flood Control and Water Conservation District (ACFCWCD). The ACFCWCD manages stormwater flows into several underground storm drain lines and manmade open channels.
Stormwater pipes smaller than 30 inches are generally owned by the City of Hayward, which also operates five pump stations that divert stormwater from Mt. Eden and Old Alameda Creeks to be discharged into the San Francisco Bay. Most major flood control infrastructure in western Alameda County is 50 or 60 years old.
The City is committed to supporting ACFCWCD in the implementation of best management practices and encouraging Low Impact Development to accommodate new housing and protect water quality.
Housing Resources
39 1.4.4
Circulation System
The
Mobility
Element of the
Hayward
General Plan outlines the long
-
term plan for roadways,
including numbers of lanes, right
-
of
-
way, and general operating conditions. It also provides guidance relating to the transit system, goods movement system, and nonmoto rized travel,
including bicycle and pedestrian travel and serves as a comprehensive transportation management strategy to ensure adequate transportation infrastructure is in place to meet population growth.
In
September 2020
, the City adopted a
n updated Bi
cycle and Pedestrian Master Plan which details the
City’s plan to establish a network of accessible,
safe,
and integrated bicycle and pedestrian facilities.
According to the Plan, the City will add 153 miles of new bicycle facilities, including 32 miles of
multi
-
use paths for pedestrians and bicyclists. New developments are required to install improvements consistent with this plan or to pay into a fund to construct the improvements and connections.
The city is a major crossroad for key interstate highways
(I
-
238, I
-
580 and I
-
880), and State highways
(SR 92 and SR 185).
In addition, two BART lines (Fremont
-
Richmond and Fremont
-
Daly City/Millbrae)
serve the city, with a
third
line (East Dublin/Pleasanton
-
SFO Airport) operating just north of the city,
and Amt
rak service connects the city via a station nearby downtown to Sacramento and San Jose.
1.4.5 Dry Utilities
East Bay Community Energy (EBCE) and PG&E supply electricity in the city
. EBCE is the default
provider for both residential and commercial customers, but
PG&E service is available to residents
who choose to opt out of EBCE. Natural gas service is provided by PG&E.
In March 2020, the
Hayward City Council adopted a reach code ordinance to electrify buildings and vehicles in new construction. As a result, no
newly constructed housing units will have natural gas connections.
T
elephone
, internet services
, and cable television are serviced by contracted providers including
AT&T
and Xfinity.
1.5 Environmental Constraints
Pursuant to State law, the City
developed and adopted the Hayward Local Hazard Mitigation Plan
(LHMP)
in 2016. This plan addresses hazard vulnerabilities from natural and human -
caused hazards,
including flooding, drought, wildfire, landslides, severe weather, terrorism, cyber threats, pa ndemic,
and the impact of climate change on hazards, as well as other hazards.
Approximately 50 percent of Hayward is included in Seismic Hazard Zones for liquefaction as designated by the State Department of Conservation Earthquake Zones of Required Inve stigation
--
Hayward Quadrangle map.
6 The City of Hayward implements regulations and programs to minimize the risk of geologic and seismic hazards. These regulations and programs include, among others, the Uniform
Building Code and building permit process,
the City Grading and Clearing Permit process,
the
LHMP currently being updated and renamed the Resiliency Plan , the City of Hayward
Comprehensive Emergency Management Plan, and the Community Emergency Response Team program.
7 This Appendix contains figures
showing approved and pending pipeline projects (
Figure
C
-
1 ), and
the locations of sites included in the City’s Sites Inventory (Table A) in the Downtown area
6 https://www.hayward
-
ca.gov/sites/default/files/documents/Hayward%20GPU%20Public%20Release%20Draft%20EIR_1 -
30 -
14.pdf
7 https://www.hayward
-
ca.gov/sites/default/files/documents/Hayward%20GPU%20Public%20Release%20Draft%20EIR_1 -
30 -
14.pdf
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
40 (Figure C-2), along the Mission Blvd Corridor (Figure C-3) and former Caltrans Route 238 parcels (Figure C-4). According to the City’s Geographic Information Systems Maps (hayward-ca.gov):
Portions of three sites identified in the Inventory that could be impacted by landslide (APNs 445-0180-001-00; 445-0200-012-04; and 445-0001-004-13). Eight sites are partially or wholly located within a Seismic Liquefaction Zone (APNs 428-0066- 055-01; 428-0066-037-00 & -01, and – 02; 428-0053-066-00; 428-0056-057-00; 427-0011-020- 00; and 415-0240-038-00).
Six sites are located partially or wholly within the Alquist Priolo Zone (445-0001-004-13; 445- 0200-012-04; 428-0056-066-00; 428-0066-037-00, -01 and -02). One site (APN 445-0001-004-13) falls within a Dam Failure Inundation Zone; and No sites are located within the Airport Safety Zone.
The approved and pending pipeline projects have been reviewed by City staff, undergone review pursuant to the California Environmental Quality Act and either designed or conditioned to ensure that all identified environmental contains are mitigated to a level of less than significant.
None of the sites listed above require rezoning or land use changes to achieve the densities assumed in the Housing Element and the various hazards were disclosed, analyzed and adequately mitigated through the City’s General Plan Environmental Impact Report (EIR) which contains specific policies and programs related to avoiding and reducing seismic and other geologic risks. Such policies include but are not limited to requiring geologic investigations for new development projects, requiring a licensed geotechnical engineer investigate sites for active fault traces and provide setback and other recommendations, and compliance with the Uniform Building Code through the building permit application process.
There are no known environmental constraints on the sites identified in the Sites Inventory that would preclude development. Each project will undergo a site-specific environmental clearance process to ensure that it is built safely and in conformance with the appropriate and applicable building codes.
1.6 Financial Resources for Affordable Housing
Affordable housing development programs in Hayward include inclusionary units developed pursuant to the City’s Affordable Housing Ordinance, development subsidy through the City’s periodic Notice of Funding Availability, public-private partnerships such as those negotiated on the Caltrans 238 properties, critical residential maintenance, and rental rehabilitation programs. The City administers federally funded Community Development Block Grant program and the City’s allocation of the Home Investment Partnership Program under the Alameda County HOME Consortium. These funds are administered consistent with federal guidelines and can be used to leverage other development funds in partnership with affordable housing developers
8. The City also
makes use of the State administered SB 2 and LEAP planning grants which fund and provide technical assistance to jurisdictions in the process of preparing programs which facilitate housing production.
8 City of Hayward. 2021. Preliminary Budget.
Housing Resources
41 1.6.1
Community Development Block Grant (CDBG)
The CDBG Program is administered by HUD. Through this program, the federal government provides funding to jurisdictions to undertake community development and housing projects
.
Projects
proposed by the jurisdictions must meet the objectives and eligibility criteria of CDBG legislation. The primary CDBG objective is the development of viable urban communities, including decent housing
,
a suitable living environment, and expand
ed
economic opportunity, principally for
persons of low
-
and moderate income. Each activity must meet one of the three
following
national
objectives:
Benefit to low
-
and moderate income families;
Aid in the prevention of elimination of slums or blight; or
Meet
other community development needs having a particular urgency because existing conditions pose a serious and immediate threat to the health or welfare of the community.
Hayward uses CDBG funds to stabilize neighborhoods and preserve and upgrade the existi ng
housing stock.
I
n 2021, the City was awarded $2.1 million in CARES Act Community Development Block Grant (CDBG) supplemental funding
which was used to support
programmatic work in
response to the COVID
-
19 crisis. Much of th
is
programmatic work supported
the
city
’s most
vulnerable communities, which included Rent Relief Grants and shelter services for
residents who
are unhoused
.
1.6.2 Home Investment Partnership Program (HOME)
The HOME program provides federal funds for the development and rehabilitation of af fordable
rental and ownership housing for households with incomes not exceeding 80 percent of area median income. The program gives local governments the flexibility to fund a wide range of affordable housing activities through housing partnerships with pr ivate industry and non
-
profit
organizations. HOME funds can be used for activities that promote affordable rental housing and homeownership by low
-
income households, including:
Building acquisition
New construction and reconstruction
Moderate or substantia
l rehabilitation
Homebuyer assistance
Rental assistance
Security deposit assistance
The City participates in the
Alameda County
HOME Consortium.
Alameda
County receives an annual
formula allocation of HOME funds that can be used to promote affordable housi ng in the County
through activities such as homeowner rehabilitation, homebuyer activities, rental housing development, and tenant
-
based rental assistance.
9 Hayward allocated approximately $
482,000
in
HOME funds in
2021
.
10 9
Alameda County Department of Housing and Community Development .
202
1 .
HOME Program
.
https://www.acgov.org/cda/hcd/rhd/homefunding.htm
.
10 City of
Hayward
. 202
2 .
Adopted
Budget
.
https://hayward
-
ca.gov/sites/default/files/documents/FY
-
2022
-
Adopted
-
Operating
-
Budget.pdf
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
42 1.6.3 Senate Bill 2 Planning Grant
The Senate Bill 2 Planning Grants provide funding and technical assistance to all local governments in California to help cities and counties prepare, adopt, and implement plans and process improvements that streamline housing approvals and accelerate housing production. Funding supports cities and counties in accelerating housing production, streamlining the approval of housing development, facilitate housing affordability, promote development consistent with the State Planning Priorities (Government Code Section 65041.1), and ensure geographic equity in the distribution and expenditure of the funds. The City will be using the funds to complete three projects:
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
1.6.4 Local Early Action Planning Grant
The Local Action Planning Grants (LEAP) provides over-the-counter grants complemented with technical assistance to local governments for the preparation and adoption of planning documents, and process improvements that accelerate housing production facilitate compliance to implement the sixth-cycle Regional Housing Needs Assessment. The City of Hayward is utilizing the LEAP funding for the following actions:
Prepare and adopt General Plan Updates (including the sixth 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.
1.6.5 Local Funding Sources
The City of Hayward implements programs related to housing using a variety of local funding sources. The following funds were included in the Adopted Budget Fiscal Year 2022 11:
Housing Authority Fund
Affordable Housing Monitoring Funds
Inclusionary Housing Fund
Rental Housing Program Fund
General Fund
11 Adopted Budget Fiscal Year 2022, https://www.hayward-ca.gov/sites/default/files/documents/FY-2022-Adopted-Operating-Budget.pdf Housing Re
sources
43 1.7
Administrative Resources
This secti
on 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.
1.7.1 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 c
ity’s development in a manner
consistent with the community’s social,
economic,
and environmental goals.
The Planning Division is task
ed with ensuring that land uses
and new development
in Hayward
comply with City codes, the General Plan, City Council and Planning Commission 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 sp
ecial land use studies as
directed by the
City Council.
1.7.2 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 re ntal
assistance for low
-
income families, the elderly, people with disabilities, and others, in much of Alameda County. The programs include
12 :
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
1.7.3 Affordable Housing Provider
s
Affordab
le
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
18 affordable housing
project
through
private/public partnerships
which provide
1278 units of affordable housing to low and very low
-
income households
.
13 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
12 Housing Authority of Alameda County
,
https://www.haca.net/housing
-
programs/
13 Affordable Rental Housing in Alameda County, HCD. 2021. https://www.hcd.ca.gov/about/contact/affordable
-
housing
-
rental
-
directory/docs/alameda.pdf
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
44 add an additional 258 units of affordable housing. Table C-14 details active affordable housing providers active and the associated affordable housing developments in Hayward.
Table C-14 Affordable Housing Providers in Hayward
Organization Development Name Address Type
Eden Housing
Management Inc
Altamira 28901 & 28937 Mission Boulevard
Hayward, California 94544
Multifamily
Cypress Glen 25100 Cypress Avenue
Hayward, California 94544
EC Magnolia Court 22880 Watkins Street
Hayward, California 94541
Glen Berry 625 Berry Avenue
Hayward, California 94544
Glen Eden 561 A Street
Hayward, California 94541
Harris Court Apts 742 and 734 - 751 Harris Court,
Hayward, California 94544
Hayward Senior 568 C Street
Hayward California 94541
Senior
Huntwood Commons 27901 Huntwood Avenue,
Hayward, California 94545
Multifamily
Josephine Lum Lodge 2747 Oliver Drive
Hayward, California 94545
Leidig Court 27751 Leidig Court
Hayward, California 94541
Multifamily
Sparks Way Commons 2750 Sparks Wa
Hayward, California 94541
Multifamily
Villa Springs Apartments 22328-22330 South Garden Avenue Hayward, California 94541
Multifamily
Walker Landing 1433 North Lane
Hayward, California 94545
Multifamily
Tennyson Gardens/Faith
Manor
973 West Tennyson Road
Hayward, California 94545
Multifamily
Sara Conner Court 32540 Pulaski Drive
Hayward, California 94545
Multifamily
Volunteers of America
National Services
Lord Tennyson 2181 W. Tennyson Road
Hayward California 94545
Park Manor Apartments 24200 Silva Avenue
Hayward, California 94544
Hayward Pacifica
Associates, LP
The Majestic 959 Torrano Avenue
Hayward, California 94542
FESCO Banyan House 21568 Banyan Street
Hayward, California 94541
Transitional Housing
Les Marquis Emergency
Shelter
22671 3rd Street
Hayward, California 94541
Emergency Shelter
Housing Resources
45 1.7.4
Opportunities for Energy Conservation
In 2020, the City of Hayward adopted a Reach Code
to electrify buildings in new construction. In
November 2022, the City amended the Reach Code in conjunction with the new Building Code cycle.
The Reach Code requires that all new residential buildings incl uding mixed use building be all
electric and that all new buildings and remodels include provision of electric vehicle charging infrastructure above and beyond those required by the California Green Building Standards Code. 14 Hayward provides energy cons
ervation information and resources on the City’s official website .
Topics
include
installing solar panels, replacing
appliances, and home insulation.
The
Home Plus
program is available
specifically for Bay Area homeowners
and
offers free technical support
with a
Home Energy Advisor on energy saving opportunities, and rebates for energy -
efficient projects.
In addition to resources available on the City’s website, Hayward
’s
General
Plan
Natural Resources
Element
includes the following residential energy effi
ciency programs:
NR
-
4.1 Energy Efficiency Measures
.
The City shall promote the efficient use of energy in the design, construction, maintenance, and operation of public and private facilities, infrastructure, and equipment.
NR
-
4.2 Energy Efficiency Colla
boration
.
The City shall collaborate with partner agencies, utility providers, and the business community to support a range of energy efficiency, conservation, and waste reduction measures, including the development of green buildings and infrastructure,
weatherization programs, installation of energy
-
efficient appliances and
equipment in homes and offices, promotion of energy efficiency retrofit programs, use of green power options, and heightened awareness of the benefits of energy efficiency and conserv ation
issues.
NR
-
4.14 Energy Efficiency Retrofits
.
The City shall collaborate with regional entities and others to promote incentive programs for energy efficiency retrofits such as the Energy Upgrade California program for residential properties.
NR
-
4.15 Energy Efficiency Programs
.
The City shall promote the use of the Energy Star Portfolio Manager program and energy benchmarking training programs for nonresidential building owners.
In th
is
H
ousing
E
lement,
Policy H
-
3.3 states that 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 an
d the use of other resources, and minimizing development impacts on the surrounding environment.
Additionally,
Program
H
-
1 directs the City to provide
resources
on energy conservation measures to eligible homeowners
.
Finally, Hayward is currently
updating
their Climate Action Plan that would also include greenhouse gas emission reduction measures related to energy conservation.
14 https://www.hayward
-
ca.gov/reach
-
code
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
46 This page intentionally left blank.
Sites Inventory
Housing Element Sites Inventory
1 Table A
Housing Element Sites Inventory
Site Address/
Intersection
5 Digit
ZIP
Code
Assessor
Parcel
Number
Consolidated
Sites
General
Plan
Designation
(Current)
Zoning
Designation
(Current)
Minimum
Density
Allowed
(units/acre)
Max
Density
Allowed
(units/acre)
Parcel
Size
(Acres)
Existing
Use/Vacancy
Infrastructure
Publicly
-
Owned
Site
Status
Identified in
Last/Last
Two Planning
Cycle(s)
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacity
Improvement
to Land
Value Ratio
Year
Built
Floor
Area
Ratio
22765 GRAND ST
94541
431
-
0040
-
026
-
00 CC
-
ROC
UN
40 110
0.23 Commercial
repair garage
YES
-
Current
NO
-
Privately
-
Owned
Available
Used in Prior
Housing
Element
-
Non
-
Vacant
0 0
18 18
0.00 N/A
0.20 507 C ST
94541
431
-
0040
-
017
-
00 CC
-
HDR
UN
40 110
0.20 Industrial
YES
-
Current
NO
-
Privately
-
Owned
Available
Used in Prior
Housing
Element
-
Non
-
Vacant
0 0
16 16
0.34 1945
0.50 548 CLAIRE ST
94541
431
-
0040
-
029
-
00 CC
-
ROC
UN
40 110
0.62 Industrial Light
Manufacturing
YES
-
Current
NO
-
Privately
-
Owned
Available
Used in Prior
Housing
Element
-
Non
-
Vacant
51 0
0 51
2.39 N/A
0.80 529 C ST
94541
431
-
0040
-
020
-
02 CC
-
ROC
UN
40 110
0.58 Warehouse
YES
-
Current
NO
-
Privately
-
Owned
Available
Used in Prior
Housing
Element
-
Non
-
Vacant
0 0
47 47
0.79 1954
0.40 22756 ALICE ST
94541
431
-
0040
-
031
-
00 CC
-
HDR
UN
40 110
0.24 Commercial
repair garage
YES
-
Current
NO
-
Privately
-
Owned
Available
Used in Prior
Housing
Element
-
Non
-
Vacant
0 19
0 19
0.79 1955
0.90 548 CLAIRE ST
94541
431
-
0040
-
028
-
00 CC
-
ROC
UN
40 110
0.42 Warehouse
YES
-
Current
NO
-
Privately
-
Owned
Available
Used in Prior
Housing
Element
-
Non
-
Vacant
0 34
0 34
0.12 N/A
0.20 577 C ST
94541
431
-
0040
-
023
-
00 CC
-
ROC
UN
40 110
0.41 Warehouse
YES
-
Current
NO
-
Privately
-
Owned
Available
Used in Prior
Housing
Element
-
Non
-
Vacant
0 33
0 33
0.06 1940
0.90 597 C ST
94541
431
-
0040
-
024
-
02 CC
-
ROC
UN
40 110
0.33 Veterinarian
Office
YES
-
Current
NO
-
Privately
-
Owned
Available
Used in Prior
Housing
Element
-
Non
-
Vacant
0 27
0 27
2.33 1955
0.90 575 C ST
94541
431
-
0040
-
022
-
00 CC
-
ROC
UN
40 110
1.07 Automobile
dealership
YES
-
Current
NO
-
Privately
-
Owned
Available
Used in Prior
Housing
Element
-
Non
-
Vacant
0 88
0 88
0.74 N/A
0.30 22765 GRAND ST
94541
431
-
0040
-
027
-
00 CC
-
ROC
UN
40 110
0.30 Commercial
repair garage
YES
-
Current
NO
-
Privately
-
Owned
Available
Used in Prior
Housing
Element
-
Non
-
Vacant
0 24
0 24
0.52 N/A
0.70 541 C ST
94541
431
-
0040
-
021
-
01 CC
-
ROC
UN
40 110
0.27 Commercial
towing
company
YES
-
Current
NO
-
Privately
-
Owned
Available
Used in Prior
Housing
Element
-
Non
-
Vacant
0 22
0 22
1.29 N/A
0.70 22740 ALICE ST
94541
431
-
0040
-
032
-
00 CC
-
ROC
UN
40 110
0.40 Industrial Light
Manufacturing
YES
-
Current
NO
-
Privately
-
Owned
Available
Used in Prior
Housing
Element
-
Non
-
Vacant
0 33
0 33
1.50 1963
0.50 Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
2 Site Address/
Intersection
5 Digit
ZIP
Code
Assessor
Parcel
Number
Consolidated
Sites
General
Plan
Designation
(Current)
Zoning
Designation
(Current)
Minimum
Density
Allowed
(units/acre)
Max
Density
Allowed
(units/acre)
Parcel
Size
(Acres)
Existing
Use/Vacancy Infrastructure
Publicly-
Owned
Site
Status
Identified in
Last/Last
Two Planning
Cycle(s)
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacity
Improvement
to Land
Value Ratio
Year
Built
Floor
Area
Ratio
516 CLAIRE ST 94541 431-0040-
030-00
CC-ROC UN 40 110 0.29 Commercial
repair garage
YES - Current NO -
Privately-
Owned
Available Used in Prior
Housing
Element -
Non-Vacant
0 23 0 23 1.06 1947 0.80
22722 ALICE ST 94541 431-0040-
033-00
CC-ROC UN 40 110 0.33 Commercial
repair garage
YES - Current NO -
Privately-
Owned
Available Used in Prior
Housing
Element -
Non-Vacant
0 27 0 27 0.23 1968 0.40
25375 MISSION BLVD 94544 444-0060-
012-02
SMU MB-CN 17.5 35 1.86 Automobile
dealership
YES - Current NO -
Privately-
Owned
Available Used in Prior
Housing
Element -
Non-Vacant
0 48 0 48 0.02 1965 0.20
28824 MISSION BLVD 94544 078C-0461-
006-04
SMU MB-CC 40 100 1.33 Vacant YES - Current NO -
Privately-
Owned
Available Used in Prior
Housing
Element -
Non-Vacant
99 0 0 99 0.00 N/A 0.00
FLETCHER LN 94544 445-0001-
004-13
SMU MB-CN 17.5 35 1.70 Auto-Storage YES - Current NO -
Privately-
Owned
Available Used in Prior
Housing
Element -
Non-Vacant
44 0 0 44 0.02 N/A 0.00
OVERLOOK AVE 94542 445-0180-
001-00
SMU SMU 25 55 10.00 Vacant YES - Current YES -
City-
Owned
Available Used in Two
Consecutive
Prior Housing
Elements -
Vacant
0 102 310 412 0.00 N/A 0.00
1026 C ST 94541 428-0066-
038-01
CC-ROC DT-MS 40 110 0.20 Public Owned
Parking
YES - Current
YES -
City-
Owned
Available Not Used in
Prior Housing
Element
0 0 16 16 0.00 N/A 0.00
1026 C ST 94541 428-0066-
037-00
CC-ROC DT-MS 40 110 0.45 Public Owned
Parking
YES - Current YES -
City-
Owned
Available Not Used in
Prior Housing
Element
0 0 37 37 0.00 N/A 0.00
22696 MAIN ST 94541 428-0066-
038-02
CC-ROC DT-MS 40 110 0.14 Public Owned
Parking
YES - Current YES -
City-
Owned
Available Not Used in
Prior Housing
Element
0 0 11 11 0.00 N/A 0.00
22300 FOOTHILL BLVD 94541 415-0250-
112-00
CC-ROC UC 40 110 1.40 Vacant YES - Current YES -
City-
Owned
Available Not Used in
Prior Housing
Element
0 0 115 115 0.00 1968 0.00
MISSION BLVD 94541 428-0056-
066-00
CC-ROC DT-MS 40 110 0.98 Public Owned
Parking
YES - Current YES -
City-
Owned
Available Not Used in
Prior Housing
Element
0 0 80 80 0.00 N/A 0.00
24874 MISSION BLVD 94544 445-0150-
058-04
SMU MB-CN 17.4 55 1.82 Vacant
commercial
land
YES - Current NO -
Privately-
Owned
Available Not Used in
Prior Housing
Element
0 0 75 75 0.00 N/A 0.00
27143 MISSION BLVD 94544 452-0056-
005-00
SMU MB-CN 17.4 55 1.22 Single-tenant
Retail Store
YES - Current NO -
Privately-
Owned
Available Not Used in
Prior Housing
Element
0 0 50 50 0.88 1961 0.10
28534 MISSION BLVD 94544 078C-0626-
003-12
A SMU MB-CC 40 100 0.47 Automobile
dealership
YES - Current NO -
Privately-
Owned
Available Not Used in
Prior Housing
Element
35 0 0 35 0.20 N/A 0.00
28546 MISSION BLVD 94544 078C-0626-
003-23
A SMU MB-CC 40 100 0.21 Automobile
dealership
YES - Current
NO -
Privately-
Owned
Available Not Used in
Prior Housing
Element
0 0 16 16 0.04 N/A 0.00
Housing Element Sites Inventory
3 Site Address/
Intersection
5 Digit
ZIP
Code
Assessor
Parcel
Number
Consolidated
Sites
General
Plan
Designation
(Current)
Zoning
Designation
(Current)
Minimum
Density
Allowed
(units/acre)
Max
Density
Allowed
(units/acre)
Parcel
Size
(Acres)
Existing
Use/Vacancy
Infrastructure
Publicly
-
Owned
Site
Status
Identified in
Last/Last
Two Planning
Cycle(s)
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacity
Improvement
to Land
Value Ratio
Year
Built
Floor
Area
Ratio
28564 MISSION BLVD
94544
078C
-
0626
-
003
-
26 SMU
MB
-
CC
40 100
0.92 Automobile
dealership
YES
-
Current
NO
-
Privately
-
Owned
Available
Not Used in
Prior Housing
Element
69 0
0 69
0.10 1961
0.00 28700 MISSION BLVD
94544
078C
-
0461
-
004
-
00 SMU
MB
-
CC
40 100
0.89 Single
-
tenant
Retail Store
YES
-
Current
NO
-
Privately
-
Owned
Available
Not Used in
Prior Housing
Element
0 0
66 66
1.03 1973
0.50 28722 MISSION BLVD
94544
078C
-
0461
-
005
-
00 SMU
MB
-
CC
40 100
0.87 Single
-
tenant
Retail Store
YES
-
Current
NO
-
Privately
-
Owned
Available
Not Used in
Prior Housing
Element
0 0
65 65
0.67 1970
0.50 FOOTHILL BLVD
94541
415
-
0250
-
111
-
02 CC
-
ROC
UC
40 110
2.14 Vacant
YES
-
Current
YES
-
City
-
Owned
Available
Not Used in
Prior Housing
Element
176
0 0
176
0.00 N/A
0.00 24732 MISSION BLVD
94544
445
-
0150
-
059
-
02 SMU
MB
-
CN
17.4 55
5.12 Warehouse
-
Self Storage
YES
-
Current
NO
-
Privately
-
Owned
Available
Not Used in
Prior Housing
Element
0 0
211
211
0.92 1979
0.80 1045 C
ST
94541
428
-
0066
-
055
-
01 CC
-
ROC
DT
-
MS
40 110
0.51 Single
-
tenant
Retail Store
YES
-
Current
NO
-
Privately
-
Owned
Available
Not Used in
Prior Housing
Element
0 0
41 41
0.41 1947
0.10 C ST
94541
427
-
0011
-
020
-
00 CC
-
ROC
DT
-
MS
40 110
0.89 Public Owned
Parking
YES
-
Current
YES
-
City
-
Owned
Available
Not Used in
Prior Housing
Element
73 0
0 73
0.00 N/A
0.00 A ST
94541
415
-
0240
-
038
-
00 CC
-
ROC
UN
40 110
0.95 Public Owned
Parking
YES
-
Current
YES
-
City
-
Owned
Available
Not Used in
Prior Housing
Element
0 78
0 78
0.00 N/A
0.00 C ST
94541
431
-
0044
-
035
-
04 CC
-
ROC
UC
40 110
1.76 Surface
Parking
YES
-
Current
YES
-
Special
District
-
Owned
Available
Not Used in
Prior
Housing
Element
72 29
44 145
0.00 N/A
0.00 DIXON ST
94544
078C
-
0441
-
001
-
29 SMU
PD
75 100
5.86 Surface
Parking
YES
-
Current
YES
-
Special
District
-
Owned
Available
Not Used in
Prior Housing
Element
219
88 132
439
0.00 N/A
0.10 FOOTHILL BLVD
94541
415
-
0250
-
113
-
00 CC
-
ROC
UC
40 110
2.28 Public Agency
-
Parking
Garage
YES
-
Current
YES
-
City
-
Owned
Available
Not Used in
Prior Housing
Element
188
0 0
188
0.00 N/A
0.00 966 B ST
94542
428
-
0056
-
057
-
00 CC
-
ROC
DT
-
MS
40 110
0.17 Vacant
YES
-
Current
NO
-
Privately
-
Owned
Available
Not Used in
Prior Housing
Element
0 14
0 14
0.00 N/A
0.00 685 A ST
94542
428
-
0046
-
053
-
00 B
CC
-
ROC
UC
40 110
0.08 Vacant
YES
-
Current
YES
-
Special
District
-
Owned
Available
Not Used in
Prior Housing
Element
2 2
2 6
0.00 N/A
0.00 685 A ST
94543
428
-
0046
-
054
-
00 B
CC
-
ROC
UC
40 110
0.08 Vacant
YES
-
Current
YES
-
Special
District
-
Owned
Available
Not Used in
Prior Housing
Element
2 2
2 6
0.00 N/A
0.00 685 A ST
94541
428
-
0046
-
052
-
02 B
CC
-
ROC
UC
40 110
1.92 Vacant
YES
-
Current
YES
-
Special
District
-
Owned
Available
Not Used in
Prior Housing
Element
79 31
48 158
0.00 N/A
0.00 Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
4 Site Address/
Intersection
5 Digit
ZIP
Code
Assessor
Parcel
Number
Consolidated
Sites
General
Plan
Designation
(Current)
Zoning
Designation
(Current)
Minimum
Density
Allowed
(units/acre)
Max
Density
Allowed
(units/acre)
Parcel
Size
(Acres)
Existing
Use/Vacancy Infrastructure
Publicly-
Owned
Site
Status
Identified in
Last/Last
Two Planning
Cycle(s)
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacity
Improvement
to Land
Value Ratio
Year
Built
Floor
Area
Ratio
25000 MISSION BLVD 94544 428-0046-
052-03
SMU MB-CN 17.4 35 4.92 Vacant YES - Current YES -
City-
Owned
Available Not Used in
Prior Housing
Element
0 98 0 98 0.00 N/A 0.00
28900 MISSION BLVD 94544 428-0046-
052-04
SMU MB-CC 40 100 1.56 Automobile
dealership
YES - Current NO -
Privately-
Owned
Available Not Used in
Prior Housing
Element
0 116 0 116 0.29 N/A 0.50
Land Use
Land Use
1 Table
C
Land Use
Zoning Designation
f
rom Table A, Column G
and
Table B, Columns L and N (e.g., "R
-
1")
General Land Uses Allowed (e.g., "Low
-
Density Residential")
MB
-
CN
Medium Density Residential/Mixed
-
Use
MB
-
CC
High Density
Residential/Mixed
-
Use
MB
-
NN
Medium High Density Residential/Mixed
-
Use
DT
-
MS
High Density Residential/Mixed
-
Use
PD
Planned Development
SMU
High Density Residential/Mixed
-
Use
UN
Medium High Density Residential/Mixed
-
Use
UC
Very High Density
Residential/Mixed
-
Use
Hayward Housing Element
City of Hayward
2023-2031 Housing Element Update
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