DATE: May 22, 2025
TO: Planning Commission
FROM: Steve Kowalski, Senior Planner
SUBJECT
Title
Proposed Zoning Text Amendment, Conditional Use Permit and Site Plan Review to Allow Drive-Throughs in the Air-Terminal-Commercial District, and Construction of a Starbucks Coffee Shop with Drive-Through as Part of a New Two-Story Mixed-Use Development on a Vacant Portion of the Property Located at 22101 Hesperian Boulevard Adjacent to the Home2Suites by Hilton Hotel (Assessor’s Parcel Number 432-0108-008-00), and a Finding that the Proposed Zoning Text Amendment and Mixed-Use Development are Exempt from the California Environmental Quality Act (CEQA) Pursuant to CEQA Guidelines Sections 15061(b)(3) and 15332, Respectively. Applicant/Developer: Jayvant Shah, Ramesta Hospitality LLC; Architect: MWT Architect; Property Owner: City of Hayward.
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RECOMMENDATION
Recommendation
That the Planning Commission recommend City Council approval of the proposed Zoning Text Amendments with accompanying Conditional Use Permit and Site Plan Review application for the proposed mixed-use development at 22101 Hesperian Boulevard to allow a drive-through, and finding that the Amendments and mixed-use development are exempt from CEQA pursuant to CEQA Guidelines Sections 15061(b)(3) and 15332, respectively, based on the analysis set forth in this staff report and the recommended Findings for Approval (Attachment II), subject to the recommended Conditions of Approval (Attachment III).
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SUMMARY
The proposed project features a two-story mixed-use building containing a 2,345-square-foot Starbucks coffee shop with drive-through facility on the ground floor and a 1,912-square-foot second floor containing four small office suites ranging in size from 365 to 425 square feet, and related site improvements on a vacant portion of the Home2Suites by Hilton Hotel (Home2Suites) site at 22101 Hesperian Boulevard.
The project site is located adjacent to the Hayward Executive Airport, has a General Plan land use designation of Retail & Office Commercial (ROC), and is zoned Air Terminal-Commercial (AT-C). The land use regulations of the AT-C zoning district currently allows office uses by right, but does not allow drive-through facilities for restaurants or coffee shops. As such, the applicant is seeking an amendment to the AT-C land use regulations to allow drive-through facilities, subject to a Conditional Use Permit which is consistent with drive-through regulations in all zoning districts where such uses are permitted. To support the proposed mixed-use development, staff recommends that the AT-C District be amended to allow drive-through coffee shops and restaurants, similar to other commercial zoning districts throughout the City.
ATTACHMENTS
Attachment I Staff Report
Attachment II Recommended Findings for Approval
Attachment III Recommended Conditions of Approval
Attachment IV Proposed Zoning Text Amendments
Attachment V Air Terminal-Commercial (AT-C) Zoning District Map
Attachment VI Proposed Plans
Attachment VII 04-08-22 Council Economic Development Committee Meeting Minutes