Article 10-28.4 — STANDARDS FOR LARGE SITES — Hayward Zoning Code

DIVISION 10-28.4.1 - STANDARDS FOR LARGE SITES

10-28.4.1.010 - PURPOSE ¶

A.

This Division sets forth standards for sites larger than three acres in size to create new, walkable neighborhoods and reinforce walkable urban environments with a mix of residential, civic, retail, and service uses within a compact, walkable, and transit-supportive environment.

B.

The intent of this Division is to:

1.

Promote development patterns that support safe, effective, and multi-modal transportation options, including pedestrian, bicycle, auto, and public transit;

2.

Reduce vehicle traffic volumes by providing for a mixture of land uses, walkability, and compact community form;

3.

Generate neighborhoods with a variety of housing types to serve the needs of a diverse population;

4.

Promote the greater health benefits of walkable urban environments;

5.

Improve the physical character and quality of the general neighborhood and adjacent neighborhoods;

6.

Protect and enhance real property values;

7.

Reinforce the unique identity of Hayward building upon the local context, climate, and history; and

8.

Provide opportunities for auto-oriented suburban contexts to transform into walkable urban development.

C.

The standards of this Division apply to development sites three acres or larger in size when any of the following occur:

1.

New or modified vehicular access to site;

2.

New building; or

3.

Renovation or addition to existing building greater than 15 percent of existing square footage.

10-28.4.1.020 - MAJOR SITE PLAN REQUIRED ¶

Sites subject to this Division must obtain Major Site Plan Review in compliance with Section 10-1.3000 (Site Plan Review) of the Hayward Code and the requirements of this Division.

B.

Submittal Requirements. In addition to the requirements of Section 10-1.3000 (Site Plan Review) of the Hayward Code, applicants must:

1.

Layout a block and thoroughfare network in compliance with the standards in Subsections C and D;

2.

Provide a mix of building types by using at least two types allowed by the zone, in compliance with Division 3.3 (Specific to Building Type);

3.

Allocate and design civic spaces and civic buildings in compliance with the standards in Division 4.2 (Specific to Civic Spaces);

4.

Provide appropriate physical transitions to the intended physical scale and character of the surrounding area;

5.

Design the site to suit specific environmental, site layout, and design constraints unique to the site or its location;

6.

Identify the proposed blocks and thoroughfares, Downtown Zones, civic space types, and building types on a project regulating plan in compliance with Subsection E; and

7.

Identify the proposed physical character of the site on a project illustrative plan by showing the proposed buildings and roofs on each block in plan view.

Figure 4.1.020.1 Walkable Urban Site Transformation Process

C.

Thoroughfares. Thoroughfares, public or private, define the public streets that refine large sites into walkable urban environments that also provide multiple routes for vehicular circulation.

1.

Design.

Thoroughfares must comply with City standards.

b.

Thoroughfares that pass through multiple zones must transition to align with the character of the zone. For example, while a thoroughfare within a Downtown Main Street (DT-MS) Zone with retail shops may have wide sidewalks with trees in tree grates, it may transition to a narrower sidewalk with a planting strip within a less urban zone with lower intensity residential building types (e.g., Neighborhood Edge (NE) Zone).

c.

The thoroughfare network must be mapped on the project regulating plan and must indicate the layout of thoroughfares and the block network in compliance with standards in this Subsection, Subsection D, and Table A (Block Size).

d.

The location of new streets may be adjusted from the location identified in Figure 2.1.020.1 (Regulating Plan) subject to City review and approval. 2.1.020.1 (Regulating Plan) shall be revised to reflect the final street locations and alignments as approved by the City.

2.

External Connectivity.

a.

Thoroughfares must be arranged to connect to existing or proposed thoroughfares into adjoining lands whether the adjoining lands are undeveloped and intended for future development, or if the adjoining lands are developed and include opportunities for such connections.

b.

Thoroughfare rights-of-way must be extended to or along adjoining property boundaries to provide a roadway connection or thoroughfare stub for development in compliance with the standards in Subsection D (Block Size).

c.

The project regulating plan must identify all stubs for thoroughfares and include a notation that all stubs must connect with future thoroughfares on adjoining undeveloped property.

d.

Dead-end streets and cul-de-sacs are not allowed.

D.

Block Size.

1.

Individual block faces and the total block perimeter must comply with the standards established in Table A (Block Size).

2.

If a block contains multiple zones, the most intense zone must be used to establish the requirements for block size.

3.

Minimum block width is two times the minimum lot depth for the zone.

Table 4.1.020.A Block Size

Table 4.1.020.A Block Size	Table 4.1.020.A Block Size	Table 4.1.020.A Block Size
Zone	New Block
	Face Length	Perimeter Length
NE	400 ft. max.	1,400 ft. max.
UN	450 ft. max.	1,400 ft. max.
NG	450 ft. max.	1,600 ft. max.
DT-MS	500 ft. max.	2,400 ft. max.
UC	500 ft. max.	2,400 ft. max.

E.

Project Regulating Plan.

1.

The project regulating plan must include the following information:

a.

Site boundaries;

b.

Existing and proposed blocks;

Existing and proposed thoroughfares, including alleys;

d.

Existing and proposed civic space type(s) and open space(s);

e.

Existing and proposed zone(s).

2.

If rezoning is proposed, only zones established in Division 2.2 (Downtown Zones) may be used.

3.

The project regulating plan is subject to the review and approval of the Planning Commission. If a project regulating plan is approved with Major Site Plan Review, the information on the diagram must be transferred to the Hayward Zoning Map.

DIVISION 10-28.4.2 - SPECIFIC TO CIVIC SPACES

10-28.4.2.010 - PURPOSE ¶

This Article sets forth the standards for new civic spaces and buildings and modifications to existing civic spaces to provide integral and pleasant gathering spaces throughout Downtown. These standards supplement the standards for each Downtown Zone in which the civic spaces are allowed and are intended to complement development and reinforce the highly-valued character and scale of Downtown's centers and neighborhoods.

10-28.4.2.020 - APPLICABILITY ¶

A.

This Division applies to any project that requires Major Site Plan Review in compliance with Division 4.1 (Standards for Large Sites).

B.

Civic Space Allocation

1.

As required in Division 4.1 (Standards for Large Sites), projects that require Major Site Plan Review must set aside a minimum of 10 percent of the net project area as civic space. Net project area is the area after subtracting streets right-of-way from the project area.

2.

Figure 4.2.020.1

Required civic space may be met by providing one or more of the civic space types that are allowed in the zone. The following are exceptions:

All sites must include one playground. See Subsection 4.3.030.C.

C.

Civic Buildings.

1.

Civic buildings must have direct pedestrian access to the majority of buildings within a 1,500 foot radius.

2.

Civic buildings are exempt from the building form standards, but must comply with the frontage standards in Subsection H of the zone standards.

3.

Allocation. If an existing public meeting space is not located within 1,000 feet from the edge of the site, the site must provide an indoor community space, available for public use. This may be a freestanding building or integrated within another building.

D.

Building Frontage. The facades on lots adjacent to or across a thoroughfare from a civic space must be oriented to have the building front on to the civic space for a minimum of three quarters of the civic space perimeter, in compliance with the allowed frontages.

E.

Public Access. Public access and visibility along public parks, civic uses, and natural open spaces, including creeks and drainages, must be maintained through the use of:

1.

Single-loaded frontage streets (those with development on one side and open space on the other);

2.

Bike and pedestrian paths; or

3.

Other methods of frontage that provide similar access and visibility to the open space appropriate in the Downtown Zone.

F.

Accessory Structure Standards. Accessory structures within civic spaces, including, but not limited to, restrooms, open-air pavilions, gazebos, picnic shelters, and outdoor theaters, are subject to the standards of the applicable zone in Division 2.2 (Downtown Zones).

10-28.4.2.030 - OVERVIEW ¶

This Section identifies the allowed civic space types in the Downtown Zones. The following standards support the intention for large sites with a diverse palette of parks and other publicly accessible civic spaces that are publicly or privately owned.

B.

Multiple civic space types are defined in Table A (Civic Space Type Overview). Two of the civic space types, playgrounds and community gardens, may be incorporated into any of the other types or may stand alone.

C.

Civic and open spaces must be designed and furnished to be consistent with the character of the zone in which they are located. Such consistency may require accessory structures to maintain building setbacks, frontage, massing, disposition and character similar to adjacent development as determined by the Director.

D.

In Table A (Civic Space Type Overview), the illustration and description of each civic space type are illustrative and not regulatory.

E.

The service area, size, frontage and disposition of elements standards of each civic space type are regulatory.

1.

Service Area. Describes how the civic space relates to the city as a whole and the intended area to be served by the civic space.

2.

Size. The overall range of allowed sizes of the civic space.

F.

General Characteristics. The placement of objects within the civic space.

1.

Natural. Civic spaces with natural character must be designed in a natural manner with no formal arrangement of elements.

2.

Formal. Civic spaces with a formal character must be designed in a more rigid layout that follows geometric forms and has trees and other elements arranged in formal patterns.

3.

Informal. Civic spaces with an informal character must be designed to have a mix of formal and natural characteristics.

Typical Facilities. A list of the typical facilities provided within the civic space. This list is neither intended to be a complete list of facilities allowed nor is it intended that every civic space contain each of the facilities listed. Proposed facilities larger than the indicated gross square footage (GSF) require review and approval by the Director.

H.

The civic spaces specified in Table A (Civic Space Type Overview) are allowed as follows:

1.

By Review Approval. Allowed if in compliance with the standards and if approved by the Director as part of Site Plan Review or with an Administrative Use Permit.

2.

Not Allowed. Civic Space Types not allowed in the zone.

Table 4.2.030.A Civic Space Type Overview

Table 4.2.030.A Civic Space Type Overview	Table 4.2.030.A Civic Space Type Overview	Table 4.2.030.A Civic Space Type Overview	Table 4.2.030.A Civic Space Type Overview	Table 4.2.030.A Civic Space Type Overview	Table 4.2.030.A Civic Space Type Overview	Table 4.2.030.A Civic Space Type Overview	Table 4.2.030.A Civic Space Type Overview	Table 4.2.030.A Civic Space Type Overview
Zone
Civic Space Type	Greenway	Green	Square	Plaza	Pocket Plaza	Pocket Park	Playground	Community Garden
Illustration
Description	Linear space for community gathering and strolling for residents and employees, serving multiple neighborhoods. Greenways can serve an important role as a green connector between destinations. Appropriate civic elements, community facility < 5,000 gsf., fountains, benches.	Open space available for unstructured and limited amounts of structured recreation, serving the immediate neighborhood. Appropriate civic elements: community facility < 5,000 gsf., fountains, benches.	Neighborhood focal point available for civic purposes, commercial activity, and passive uses. Appropriate civic elements, kiosk, pergola, community facility < 5,000 gsf, fountains, benches.	Community- wide focal point primarily for civic purposes and commercial activities, serving multiple neighborhoods. Plazas are typically hardscaped with planting as accents. Commercial activities are subordinate to Civic activity. Appropriate civic elements: community facility < 5,000 gsf. fountains, benches.	Small-scale, open space available for civic purposes and commercial activity serving the immediate neighborhood, intended as intimate spaces for seating or dining into which commercial and neighborhood activity may spill. Pocket plazas can also be used to create a formal space	Small-scale open space, serving the immediate neighborhood, available for informal activities in close proximity to neighborhood residences. Appropriate civic elements: community facility < 200 sq. ft.	Small-scale open space designed and equipped for the recreation of children, serving the immediate neighborhood. These spaces should serve as quiet, safe places protected from the street and typically in locations where children do not have to cross any major streets. An open shelter, play structures or interactive art	Small-scale open space designed as a grouping of garden plots available to nearby residents for small-scale cultivation. Community gardens should be fenced to protect edible plants from wildlife and may include a small accessory structure for storage. Community gardens may be included
					in front of a prominent building entrance. Appropriate civic elements: community facility < 1,000 gsf., fountains, benches.		and fountains may be included with landscaping between. Playgrounds may be included within all other civic space types.	within all other civic space types.
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Service Area	Multiple Neighborhoods	Neighborhood	Neighborhood	Multiple Neighborhoods	Neighborhood	Neighborhood	Neighborhood	Neighborhood
Reference to Specifc Standards	Section 4.2.040	Section 4.2.050	Section 4.2.060	Section 4.2.070	Section 4.2.080	Section 4.2.090	Section 4.2.100	Section 4.2.110

10-28.4.2.040 - GREENWAY