The Quarry
Attachment III
Hayward Area Planning Association proposes
College Heights
The Rebirth of the Walking Neighborhood
Killed by the Car
College Heights achieves
We will talk about…
The Costs of Suburbia
A Better Way: Walkable Neighborhood Systems
The Site, The Site Plan
Village Center + Parks & Rec
Floor Plans: Unit Designs for our target markets
Six goals: Affordability; Sustainability; Mobility;
Health, Safety, Security; Design, Community
Target Markets
Finances
Next Steps
Suburbia has costs
Detached single family housing on large lots is
inherently expensive both economically and
environmentally
Costs are necessarily higher for building and for
car infrastructure, reducing affordability
The system is not sustainable due to
greenhouse gases, pollution, water
consumption, and resource use
Loss of farmland reduces land for food
Loss of habitat reduces land for wildlife, nature
More…
Suburbia is a car
dependent monoculture
lacking flexibility in travel
modes
Overuse of cars makes us
fat, lazy, unhealthy
Auto accidents maim and
kill us
Cars are inefficient in
times of congestion or a
lack of parking
Out of date already!
Cars are expensive in time and money.
Purchase, use, insure, maintain, repair, operate,
pay tolls, parking, tickets, accidents
Parking lots are ugly, and increase temperatures
on hot days
Suburbs can lack neighborliness, community
amenities and social interaction
Loss of nature and biodiversity diminishes the
human spirit
More…
Walkable Neighborhood Systems (WNS)
Neighborhood systems are a combination of
land use and transportation, including how they
are paid for
WNS look at neighborhoods defined by
convenient walking distances and sufficient
density to reduce the cost of housing, utilities,
and transportation combined
WNS reach economics of scale that support
mixed use, walking, transit, and low auto use
More…
WNS have energy-efficient land use and
housing, maximizing walking and transit,
minimizing and dependency on cars
WNS sustainable transportation options have
prices reflecting the real costs of fossil fuels
WNS use land and water efficiently and have
low pollution
The general market does not offer sustainable
housing in walkable neighborhoods
Proposed in the hills near the California
State University campus in Hayward
Designed for 732 units and about 1,800
residents
120 persons per neighborhood acre
Low car dependence, yet convenient,
healthy, attractive, safe, and affordable
Environmentally sustainable in housing,
energy, water, resources and transportation
College Heights is a WNS
More…
Mixed Use: residential, café, store, recreation
Village Bus, unbundled parking charges, public
cars, vouchers
Parking is optional (unbundled) – no car – no pay
Designed for walking and transit: enough people
in a walkable area generate walk-in demand to
support a Village Center, a café, a store, a
Village Bus, and other features that meet or
exceed suburban standards
Location
between Cal State University and downtown Hayward
2.2 miles, campus to BART
The Site
Quarry owned by the City of Hayward, which
planned to sell it to developers
Years later, developers withdrew their
application, no others have come forward
Sustainable Mixed-Use Zoning supporting a
project like College Heights
Quarry has 29.8 acres, of which 18.7 acres are
developable
Adjacent PG&E easement can be used for
busway, community garden, orchard,
landscaping
Existing Conditions
Existing Conditions sq ft acres percent
Undevelopable Area
Crevice Creek Riparian Corridor. Ravine and creek 230,000 5.28 17.8% Steep Cut Slope on east side, existing 176,940 4.06 13.7% Steep Rock Slope on east side, proposed 36,500 0.84 2.8% West Area. steep drop off and slope over 25% 35,930 0.82 2.8% Undevelopable 479,370 11.00 37.2%
Developable Area
main flat pit 470,724 10.81 36.5%
deep pit, northwest corner 66,163 1.52 5.1%
knoll 90,290 2.07 7.0%
from middle high ground to south end 183,610 4.22 14.2% Total Developable Area 810,787 18.61 62.8%
Total Property 1,290,157 29.62 100.0%
The Site Plan
Walkways provide access to Village Center,
Foothill Trail, and parking podium.
Focal point at Village Center.
The parking ratio is one space per unit.
Private vehicles are not allowed within project;
only vehicles for maintenance, moving, postal,
delivery to parcel boxes, public safety, and
sanitation.
Residential parking will be in a podium below the
mail project with access from Carlos Bee Blvd.
The Site Plan
Site Plan Areas
Project Area Acreage sq ft acres percent
Foothill Trail 127,730 2.93 16%
Model Homes 8,652 0.20 1%
Residential lots 474,579 10.89 59%
4 pocket parks 11,872 0.27 1%
Walkways 122,344 2.81 15%
Village Center 20,566 0.47 3%
South parking 13,807 0.32 2%
Busway 6,720 0.15 1%
Landscaping 7,717 0.18 1%
College Heights Ave. at grade 15,316 0.35 2%
Total 809,303 18.58 100.0%
Site Plan Units Overview
The Community Center
The Village Center
Village Center functions
Below Busway level: bike shop, Village Van
parking, childcare
Busway level: HOA service counter, ATM,
fireplace reading room, security
Second floor: café with bay view, multi-purpose
room for fitness center, meetings and events;
kitchen/coffee bar, small offices and co-working
spaces to rent or lease
Third floor: managers’ residences
Spectacular views from the café
Another spectacular view from the café
Parks and Recreation
Parks in the Village:
4 small parks within developed area
Tot lot; Bocce court
Village Square
Recreational Trails:
The Foothill Trail comes through the project from north to south Hayward
The Picnic Spot Trail goes from the Village Center goes to a picnic area on the rocky cut slope above the project
Nearby: Hidden Hills Health and Racquet Club, Cal State playing fields
Floor Plans
Studio and One Bedroom
Two Bedroom two bath in a Sixplex
Three Bedroom Townhouse with flex space
living and dining on second floor
Four Bedroom Townhouse
living dining on first floor
Five Bedroom Townhouse is bigger but similar
Affordability
No expense for paving or vehicle parking;
parking pays its own way
More units per acre by using narrow walkways,
row housing, minimal setbacks
Four square building foundations
Efficient floor plans
Maximize units per acre and per mile of walkway
utilities lowers cost per unit
Construction efficiencies with three-story row
housing
Affordablity: College Heights and HUD limits, 2023
Moderate income limit is 120% of median income
unit type
Monthly
mortgage
All three
monthly
Housing
cost
House-
hold size
Income
limit
Qualifies at
7.61% 5.00%
studio $ 2,104 $ 613 $ 2,717 1 $ 3,437 yes yes
1 bed $ 2,821 $ 774 $ 3,595 2 $ 3,927 yes yes
2 bed 1 bath $ 3,635 $ 958 $ 4,592 3 $ 4,417 no yes
2 bed 2 bath $ 4,111 $ 1,065 $ 5,176 3 $ 4,907 no yes
3 bed flat $ 4,973 $ 1,260 $ 6,233 4 $ 5,300 no yes
3 bed TH $ 5,471 $ 1,374 $ 6,845 4 $ 5,692 no yes
4 bed TH $ 5,978 $ 1,489 $ 7,467 5 $ 6,086 no yes
5 bed TH $ 6,872 $ 1,695 $ 8,567 6 $ 6,477 no No
Many units under 110% of HUD median income
Mortgage interest rates make a big difference in ability to qualify to meet HUD limits
HOA provides operational and maintenance services a
homeowner would otherwise have to pay for
Green buildings:
Sustainable lumber (certified by the Forest
Stewardship Council or similar certifier)
Healthy paints and finishes
Latest, highest efficiency building
techniques and materials
Rain screen siding against mold
Sustainability: Construction
Global warming: No fossil fuel use in units,
less greenhouse gas
Sustainable materials – no off gassing
Reduced dependency on oil imports and rising
fossil fuel costs
Parking accommodates electric vehicles
Less air pollution from less traffic and
congestion
Sustainability: Air
Sustainability: Water
Water efficiency: water-efficient fixtures, reduced
water use and sewage
Rainwater barrels for roofs
Rainwater retention using large trickle-out pipes
under walkways; zero runoff
Absorption on-site of rainwater and grey water
for irrigation
Landscaping uses drought tolerant, native
plants, reducing irrigation needs
Less water pollution
Sustainability: Land
More efficient use of land saves farmland and
habitat
Conservation of the Crevice Creek riparian zone
No heat islands – reduced asphalt areas
Foothill Trail
Garden space
Sustainability: Energy
No net electricity off the grid over the course of a
year--“net zero”--with electrical use in winter
balanced by electrical generation in summer
Solar energy provides all domestic hot water, air
conditioning, air cleaning, air renewal, and
electricity for cooking, appliances, lighting, plugs,
and electronics
Energy system sold separately from housing,
reducing housing cost
Energy paid for by direct purchase or lease
Energy costs below usual PG&E
Passive Energy
Built into the development
Three story row housing optimizes building
energy conservation
2”x6” studs create space for more wall insulation
Shades on outside of building optimize heat gain
Energy conserving doors and windows
Tight buildings, tested by blower door
R-26 for walls and R-50 for ceiling exceeds
California Title 24 energy regulations
Active Energy: Thermal
1. PV thermal modules installed on sloped roof
generate electricity topside and heat backside
2. Central thermal plant is efficient because of the
size of the project
3. Large heat pumps in the plant heat the central
storage water as needed
4. Thermal energy is stored in central thermal
storage, a large underground borehole
5. A four-pipe distribution system connects the
modules to the central plant, the central storage,
and the units
More…
6. Domestic hot water using a small thermal
storage tank in each unit boosting hot water from
central thermal storage when needed (showers,
laundry, etc.)
7. Unit hydronic air conditioners, a small “fan
coil” for space heating and cooling using a fan
blowing across pipes with fins
8. Hydronic warm towel rack, dries towels and
heats bathroom
More…
Summer Winter balance:
Winter: Hot water from central storage heats
units using hydronic air conditioners in units
Central thermal storage cools down
Summer: cool water from thermal storage
cools units and the PV thermal modules for
highly efficient production of electricity from a
cooler module
Electricity and hot water from PV thermal
modules and heat pumps recharge the central
storage for use in winter
Electricity is estimated at $1.89 per watt, well
below the standard cost for smaller projects of
$2.20 to $2.97
Bifacial PV modules are mounted on racks to
allow bounce light to reach PV on the backside
Units have
LED lighting with occupancy sensors
Induction cooktops which are faster, safer, use less
energy and lower pollution generation than natural
gas or electrical resistance
Active Energy: Electrical
Active Energy: Designing and managing
Balanced Design Approach balances all parts of
the system for net zero and life cycle cost-
effectiveness
HOA management operates the system using
continuous commissioning for increased
productivity
Submetering reports unit use, helping residents
monitor and manage energy use
Smart Thermostats have occupancy sensors to
adjust the temperature before people get home
Mobility
Transportation Demand Management (TDM)
provides ample mobility alternatives to car
dependence for its target markets
Personal cars
Leased parking
Walking
Transit
Public cars
Bike - ebike
Mobility: Personal cars
732 spaces in podium leased at market rate,
about $95 per month
No car, no pay
Parking is paid for separately from housing
Spaces have high-capacity EV chargers
Potential leased parking nearby off-site at less
cost
Mobility: Walking
The land use plan supports walking for trips
usually done by car, such as shopping, meals
out, ATM, and recreation
Walking distances are short and convenient
Maximum walk time from the most distant unit to
Village Center is five minutes
Many needs are met on-site by the parks, trails,
and Community Center with a café, store,
meeting room, fitness center, potential childcare,
bike shop and HOA services
Mobility: Village Bus
Village Bus: fast, frequent, free from campus to
College Heights to downtown and BART
Free: Eco-pass for village residents Homeowner fees
support eco-pass
Frequent: Every 10 minutes most of the day
Fast, frequent service increases ridership
Supports transit-oriented development along Mission
Blvd and downtown
More…
Fast: Downtown
Hayward and BART in
six minutes; Cal State in
two minutes
Downtown: Buffalo Bill’s Brewpub
Hayward BARTCal State East Bay
Why the Village Bus is fast:
Diesel electric hybrid motor with batteries
Nimble, midsize 30-foot 20-to-30-person bus
Powerful electric motor for fast hill-climbing
Regenerative braking to recover energy
Guided docking at door-level bus stops
No-step, fast boarding from elevated stops
Signal preference at red lights
Right lane queue jumping: red light for cars lets bus jump ahead
More…
Proof of purchasing ticketing– an inspector
spot-checks for a pass
No on-board fare collection or ticket sales, e-
tickets on an app?
Drop-off directly at the BART entrance; no time
spent hunting for parking and walking into the
station
A cell phone app for eco-pass, ride-hail, bus
schedule and other mobility information
More…
Public cars: car share, car rental,
Uber/Lyft, taxis
Public car parking at Community Center
Vouchers for rides to health care and
guaranteed ride home from Village Bus
when BART not running
Paid public parking south of the Village
Center, outside the walking area
Mobility: Public cars, public parking
E-bikes at Community Center
Bike repair at Community Center
E-bike lane to campus
Downhill to Mission and Downtown
Hayward (you might need the Village Bus
to get back up )
Mobility: Bikes, e-bikes
Health, safety, security
Parks and trails
Fitness Center
Cleaner air, less noise
Safety: no car traffic
Security:
Defensible space design;
long sightlines, good lighting
CCTV
HOA managers on site
In-person social networking
Design
Designed for pleasant walking; wide walkways
with no traffic
Trees and other landscaping in parks and along
walkways
A variety of views along walkways mixing
straight and curved, short and long, lots of views
into green spaces, and the city below
Low rise spaciousness despite density, 15-foot-
deep backyards
More…
Building facades with interesting design, color
and ornamentation
The Village Square
View up main walkway
Further north along main walkway
Inspired by Victorian Era
Visual appeal using familiar and attractive design elements Façades
Three-bedroom townhouse Two-bedroom condos in sixplex
Community
Informal interaction along walkways, on Village
Bus, in parks, in Village Center around the
square, café, store, and HOA service counter
Village Center with facilities for meetings,
fitness, banquets, and events
HOA sponsored holiday events
The HOA managers manage the Village Van for
school busing and group trips, e.g., to Costco,
Trader Joe’s, San Francisco culture, and
community events.
More…
People meet face to face instead of bumper to
bumper
Social relationships increase security
HOA managers on duty most of the time
The Homeowner Association Board involves all
who are interested, oversees managers, and puts
on community events
The HOA managers assure quiet and privacy
More…
HOA managers take care of
Operating and maintenance
HOA businesses: café, store, parking
Landscaping and common use assets
Village Bus, eco-pass, taxi vouchers, Village
Van, use of Community Center
Painting, reroofing, solar panel maintenance
Fire sprinkler inspection and testing
Security
Markets
Cal State University East Bay
BART riders, downtown and corridor workers
Work from home
Retired, Seniors
Environmentalists
Families
Health-seekers
Community-seekers
Disabled persons
Cal State University East Bay
Faculty, staff, administrators, students
Campus is two minutes away by Village Bus
Campus is within walking distance
E-bike lane to campus
Prices are affordable
Bus also serves visitors
BART riders, local workers
Easy access to work in the Mission Corridor and
downtown Hayward
Easy access to locations throughout the Bay
Area by BART
BART access to Amtrak and airports for farther
trips
Work from Home
Three-bedroom unit designed with a large flex
space on the ground floor
Flex space can have a kitchen, office, and other work- related improvements as an upgrade
Flex space has a bathroom and access to patio
Small offices in Village Center equipped for
teleconferencing
Village Center has mailing and copying services,
ATM, and other support for home office
Seniors, Retired
Home ownership free of responsibility for painting,
plumbing, repairs, termites, yard duty, taking care
of a car
HOA fee pays for professional operation and long-
term maintenance
Good mobility if you can’t drive, shouldn’t drive, or don’t want to drive
Take a trip with no worries about the house--lock
the door and go
Good value for funds from sale of a larger home
Buyer choices
Flexibility of interior space
Fixed in place: outside walls and windows, front
door, utility core
Flexible: inside walls to change floor plan
hoices of outside colors and wall ornamentation
(sunbursts, etc.)
Popular upgrades available.
Sales agent and buyer use a computer program for
visualizing choices and pricing of upgrades
Family friendly
Many suburbs, supposedly ideal for raising children,
have dangerous streets, and lack adequate
transport for chauffeuring kids to school and
activities. Car-free projects in Europe are havens for
many families with children
A safe place for kids to play & grow up:
No traffic
Village Van for trips to school and activities
A fenced tot lot play area
Childcare possible in the Village Center
Health seekers
Pedestrian-friendly design supports walking for
health and weight loss without loss of
convenience and mobility
Less traffic means cleaner air, more safety, and
less noise
Fitness center, access to the Foothill Trail, a view
picnic spot, and Memorial Park, Garin Park, and
Dry Creek Park support an active lifestyle
A tennis swim club is close, by City View
apartments
Disabled persons
No-step entry for 170 ground floor
units
No curbs from the front door to
the Village Center
No-step entry onto the Village Bus
College Heights is designed for people who can’t or
shouldn’t drive (car driving-impaired)
“Universal design” for
users of wheelchairs and
the visually impaired
Market Research
Bayview Village – Hayward, Executive Summary Market Study, Presented To HAPA by S L State & Associates, July 2011
A market study found that
the unique vision of College
Heights could appeal to
“green-living” celebrity
endorsers, leading to “a
tremendous amount of
public relations articles
reaching a broad range of
potential buyers/renters”
Special Market Research
Affordability incentive and buyer education
Travel diaries by members of target markets
Discussion of the diaries with an expert on
alternative mobility
Focus groups to discuss College Heights
Help buyers think about a new and better style
of life
The Hayward Area Planning Association has pro
formas for
The Project
Shows an internal rate of return using goal
seek of 21.3% over seven years
HUD housing affordability
Financial Analysis
Financial Highlights
Gross costs $493,057,523
Net operating income $ 29,852,980
Net operating margin 6.1%
Equity investment $21,213,747
Maximum Debt Exposure $ 45,249,344
Asset cost: Equity plus loan $66,463,091
Gross Margin: revenues over asset cost 44.9%
Leverage (LTV) 68%
Equity IRR, (goal seek) 21.3%
Asset IRR 15.2%
First Payout to equity Yr. 6 Qtr 4
Last Payout to equity Yr. 7 Qtr 4
Positive Cash Flow starts Yr. 4 Qtr 1
years of sales 4
Sales per week 3.5
Investor Judgment Call
Can College Heights can sell enough units fast
enough at a given price to provide an
acceptable return?
Most investors are risk-averse and avoid green
projects for an untested market.
Green projects need “patient, green investors”
to grow the market for environmental
sustainability
College Heights may sell faster than planned.
Risk Reduction
An interest list and conversations to gauge
interest
Market research to assess the market and
improve the project and how to present it
After the Dept of Real Estate approves
preliminary report, take a down payment to
reserve a unit; abort project if too few reservations
Use Model Homes to estimate early marketability
Have a fallback plan with more assured
profitability if the absorption rate is too slow
Next Steps
A credible developer first does due diligence and
negotiates a letter of intent with the City
The City and developer announce a forthcoming
application and hold a work session
The developer starts an interested parties list
City Council approves a pre-entitlement project,
leaving technical reports for entitlement.
After entitlement, begin taking reservations
Build model homes and start site improvements
Conclusion
College Heights: the most environmentally
sustainable community ever built in California,
qualifying for LEED platinum, forging new
ground in economies of scale, affordability,
sustainability, mobility, health, design, and
community
Documentation
City: https://www.hayward-ca.gov/content/california-state-route-238- corridor-lands
Website: https://collegehts.org/
Design CAD (.dcd) drawings for site plans and floor plans SketchUp drawings of facades, walkways, Community Building, and Village Center
Financial analyses for College Heights, HOA, Bus, parking, affordability, Café, Corner Store, parking lease rate
Project and building parameters
Aerial survey; geotechnical report; engineers report
Market study
Sherman Lewis, President
Hayward Area Planning Association
[email protected]
, June 2023