DATE: December 12, 2023
TO: Mayor and City Council
FROM: Development Services Director
SUBJECT
Title
Hayward Residential Design Study: Consideration of Proposed Text Amendments to Hayward Municipal Code Chapter 10, Article 1 (Zoning Ordinance), Article 2 (Off Street Parking Regulations), Article 24 (Mission Boulevard Code), and Article 28 (Downtown Development Code); Zoning Map Amendments; and Finding that No Further Environmental Review is Required Pursuant to the California Environmental Quality Act
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RECOMMENDATION
Recommendation
That the City Council adopts a resolution (Attachment II) supporting the proposed Text Amendments to Hayward Municipal Code Chapter 10, Articles 1, 2, 24, and 28 and related Zoning Map Amendments and finding the Amendments to be exempt from further environmental review pursuant to the California Environmental Quality Act, and introduces an ordinance (Attachments III) codifying the Amendments.
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SUMMARY
The Hayward Residential Design Study is a long-range planning project focused on the development of objective residential development and design standards and related zoning amendments to support General Plan and Zoning Ordinance consistency. Following an extensive research and outreach process, the proposed Amendments were first reviewed with the Planning Commission and City Council at work sessions on August 24, 2023 and September 12, 2023 respectively. In response to comments received at those work sessions, the following key changes are proposed in Attachment III and exhibits:
• Chapter 10, Section 10-1.200, Residential Districts.
o HMC 10-1.204 (b), Additions to Primary Buildings: All additions are proposed to comply with upper floor massing requirements. Large additions, defined as increasing the gross square footage by 80 percent or more, shall also comply with the facade design requirements of new developments.
o HMC 10-1.204 (j), Mailboxes: Mailboxes are proposed to be located within secure areas which cannot be accessed by the public.
o HMC 10-1.204 (l), Open Space: Points awarded for open space amenities have been adjusted to incentivize rooftop amenities. Additional minor modifications were made to better align point values with community and Council priorities.
o HMC 10-1.205 (b) & 10-1.206 (b), Façade Design: Façade design standards are now proposed to be regulated through a points system.
• Chapter 10, Article 2, Parking Regulations.
o HMC 10-2.310, Large Detached Residential. The parking requirement for detached homes over 3,000 gross square feet is proposed to be increased from two to three covered parking spaces within an enclosed garage.
o HMC 10-2.403, Residential Credit for Transportation Demand Management Program. The proposed maximum parking reduction for residential projects that employ specified Transportation Demand Management (TDM) measures has been reduced from 15 percent to five percent. Only projects that are required to provide at least 20 off-street parking spaces would be eligible for the reduction. Additionally, the list of eligible TDM measures has been adjusted to include more bicycle related options, and a points value has been assigned to each measure.
o HMC 10-2.414, Unbundled Parking. New State legislation (AB 1317) requires that new residential rental developments with 16 or more units unbundle the cost of parking from the cost of rental units starting in 2025. HMC 10-2.414, Unbundled Parking, has been revised to align with State law.
• Chapter 10, Article 24, Mission Boulevard Code and Chapter 10, Article 28, Downtown Development Code. Proposed revisions in these sections focus on eliminating subjective standards and ensuring consistency with other residential code sections. Notably, this includes new building massing and façade design requirements in the Mission Boulevard Code that are consistent with the standards proposed for multi-unit residential developments.
ATTACHMENTS
Attachment I Staff Report
Attachment II Resolution
Attachment III Ordinance
Attachment III, Exhibit A HMC Section 10-1.200, Residential Districts
Attachment III, Exhibit B HMC Chapter 10, Article 1, Zoning Ordinance
Attachment III, Exhibit C HMC Chapter 10, Article 2, Off-Street Parking Regulations
Attachment III, Exhibit D HMC Chapter 10, Article 24, Mission Boulevard Code
Attachment III, Exhibit E HMC Chapter 10, Article 28, Downtown Development Code
Attachment III, Exhibit F Properties Proposed to be Rezoned