Hayward — Design Review

Last reviewed: July 2, 2026

Overview

In Hayward the local ordinance implements what most cities call "design review" primarily through a Site Plan Review process and related review authorities (Director, Planning Commission) rather than a separate stand‑alone "Design Review Board." The Downtown Hayward Specific Plan and the Mission Boulevard Code use Site Plan Review, Major Site Plan Review, and Minor Modifications as the vehicle to evaluate architecture, site layout, and public‑facing design (see § 10-28.5.3.020 and § 10-24.4.2.010).

Below is a Hayward‑specific reference: district‑level guidance, the exact code triggers and exemptions, practical checklists for applicants, risks to watch for, and the precise ordinance citations to verify with the city.

How Hayward handles "Design Review" (short answer)

• The code terms the process Site Plan Review (and Major Site Plan Review) — not a separate "Design Review" board — and requires it for most new development and many exterior changes (§ 10-28.5.3.020; § 10-24.4.2.010).
• Minor adjustments to dimensional standards are handled through Minor Modifications (Director‑level, up to 20% in many Downtown/Mission Boulevard zones) (§ 10-28.5.2.030; § 10-24.4.3.040).

Note: Where the Downtown Specific Plan or Mission Boulevard Code applies, those chapters may supersede or replace Chapter 10 standards — always check the applicable Article for your parcel (§ 10-28.1.1.020; § 10-24.1.1.030).

District‑by‑district breakdown (what triggers design/site plan review, the design role, typical uses, and key standards)

When discussing districts below, the city uses a mix of Downtown zones (Downtown Hayward Specific Plan) and Mission Boulevard Corridor zones (Mission Boulevard Code). For background on how zones and standards relate to density, frontage and block rules see the Downtown and Mission Boulevard code articles.

Downtown Specific Plan zones (example Downtown districts)

The Downtown Specific Plan establishes zones such as DT‑MS, NE, NG, UN, UN‑L, and UC (these are Downtown zone labels used in the Specific Plan). The Downtown Code requires Site Plan Review for new development within the Plan Area and delegates decision authority by Table A (Review Authority). Key points:

• Purpose: promote high‑quality design, walkability, and fit with the Plan Area goals (§ 10-28.5.3.010).
• Typical permitted uses: mixed use, ground‑floor retail in DT‑MS, multi‑unit residential in NE/NG/UN (see the Specific Plan use tables for each zone).
• Key dimensional or design controls: frontage types, glazing (minimum 30% first‑story clear glazing for non‑residential facades), block/civic space expectations for large sites (§ 10-24.3.3 and § 10-24.4.1.020).
• Where it applies: inside the Downtown Regulating Plan boundaries; note that properties listed as CC‑R, CC‑C, PD, OS within the Plan Area may be exempt and revert to Chapter 10 standards (§ 10-28.1.1.020).

Mission Boulevard Corridor zones (MB‑ zones: example MB‑CN, MB‑NN, MB‑CC, MB‑CS1)

The Mission Boulevard Code replaces chapter 10 standards in its Code Area and uses its own Site Plan Review, Major Site Plan, and Minor Modification processes:

• Purpose: support mixed use, walkability and transition of suburban contexts to more urban forms (§ 10-24.1.1.010).
• Typical permitted uses: the MB use table designates uses by letter (P, A, C). Examples include residential, live/work, small retail depending on MB subzone (Table 2.3.010.A).
• Key dimensional/design standards: block/thoroughfare layout, frontage type requirements, and for large sites additional submittal items are required; Major Site Plan Review applies on sites ≥ 2 acres or > 600 ft frontage in the Mission Blvd Code (§ 10-24.4.2.020; § 10-24.4.1.020).
• Where it applies: within the Mission Boulevard Regulating Plan/Code Area (see Figure in the Code) — the Code Area is explicitly mapped in the Mission Boulevard Code § 10-24.2.1.010.

Standard Chapter 10 zones (Hayward Zoning Code / Chapter 10)

Outside the Specific Plans, the general Hayward Zoning Code still governs:

• Purpose: zone‑based development standards, procedures and permits remain in Chapter 10; Site Plan Review rules are in Section 10‑1.3000 (the Hayward Zoning Code reference used throughout the Specific Plans).
• Typical application: new commercial/large residential projects, substantial exterior changes, and projects requiring building/grading permits typically need Site Plan Review (§ 10-28.5.3.020 references 10‑1.3000).
• Where it applies: parcels not inside the Downtown or Mission Boulevard Code Areas; check mapping for parcel status (§ 10-28.1.1.020).

Key code standards and triggers — decision‑relevant table

Practical guidance (plain English, Hayward‑specific)

• Expect the City to treat most design questions as part of Site Plan Review. If your work is exterior and needs a building/grading permit, start assuming Site Plan Review applies (§ 10-28.5.3.020).
• Small façade repairs, tiny accessory buildings, or interior work that doesn't change footprint are commonly exempt — confirm against the exemption list in § 10-28.5.3.020.B.
• For larger projects (multi‑unit, commercial redevelopment, lots ≥ 2–3 acres, or projects adding lots of impervious surface), plan for Major Site Plan Review, extra submittal content, and possible Planning Commission review (§ 10-28.5.3.030; § 10-24.4.2.020).
• If you need small dimensional relief (setback depth, projection), the Planning Director can often approve a Minor Modification — but the applicant must satisfy findings showing no material detriment and no increase in allowed height/density (§ 10-28.5.2.040; § 10-24.4.3.050).

Inline links you will want while preparing submittals: Hayward design review procedures live in the Zoning/Downtown/Mission Blvd chapters; check parking, development standards (setbacks, glazing rules), overlay districts, historic preservation, landscaping and screening, and the ADU page if proposing accessory units. If your project requires building code compliance also check the California Building Standards Code (Title 24).

Checklist — what an applicant must satisfy for Site Plan / Design Review in Hayward

• File application and pay fee per Director/Department submittal instructions (§ 10-28.5.2.020; § 10-24.4.3.030).
• Provide full site plan, dimensions, elevations, materials/finishes, landscape plan, and parking layout in accordance with Downtown/Mission Blvd submittal requirements (§ 10-28.5.3.020; § 10-24.4.1.020).
• Demonstrate compliance with frontage/glazing/ground‑floor activation standards where applicable (e.g., 30% first‑story glazing for storefronts in specific frontages) (§ 10-24.3.3).
• If requesting Minor Modification, include justification addressing the required findings (special circumstances, not self‑imposed, no material detriment, no increase in allowed height/density) (§ 10-28.5.2.040; § 10-24.4.3.050).
• For Major Site Plan Review (large sites or thresholds), include block/thoroughfare layout, civic space plan, building type mix, and any extra materials listed in the applicable Article (§ 10-28.4.1.020; § 10-24.4.2.020).
• Show mechanical screening, fencing, and screening height measurements consistent with code standards (§ 10-1.??? and Subsections on screening — see landscaping and screening division). Not all screening rules live inside the Specific Plan; check Section 10-1.2725 and related sections.

Verify all submittal checklists with the Planning Department because the code refers to "the most current Department publication" for required application materials (§ 10-28.5.2.020).

Risks & Ambiguities

Plain‑English summary

Hayward does design review through a Site Plan Review process: most exterior work that needs a building or grading permit requires Site Plan Review (with exemptions for small projects), larger or sensitive projects trigger Major Site Plan Review, and small dimensional tweaks can often be handled with a Director‑level Minor Modification; check whether your parcel is inside the Downtown or Mission Boulevard Code Area because those Articles modify the standard Chapter 10 rules (§ 10-28.5.3.020; § 10-24.4.2.010; § 10-28.5.2.030).

Source References

• Hayward Downtown Specific Plan — Site Plan Review purpose and requirement: § 10-28.5.3.010 and § 10-28.5.3.020.
• Downtown Specific Plan — Major Site Plan Review triggers: § 10-28.5.3.030.
• Downtown Specific Plan — Minor Modifications and findings: § 10-28.5.2.030 and § 10-28.5.2.040.
• Mission Boulevard Code — Site Plan Review / Major Site Plan thresholds: § 10-24.4.2.010, § 10-24.4.2.020, § 10-24.4.1.020.
• Mission Boulevard Code — Minor Modifications: § 10-24.4.3.040 and findings § 10-24.4.3.050.
• Downtown/Mission Boulevard use tables and frontage standards (glazing, frontage types): Divisions in Subarticle 10‑24 (example: glazing requirement and frontage table) § 10-24.3.3 and Table references.
• Planning/Review authority tables and administration: Table A (Review Authority) and related rules in § 10-28.5.1.030 and § 10-28.5.1.040.

Also consult these GoCodebook pages for quick links used above while preparing submittals: Hayward Zoning, Hayward Parking, Hayward Development Standards, Hayward Overlay Districts, Hayward Historic Preservation, Hayward Landscaping and Screening, Hayward ADUs, California Building Standards Code.

If you need parcel‑specific confirmation (which Article or Regulating Plan applies, or whether a property is mapped into the Mission Boulevard or Downtown code area) verify with Planning — the code itself instructs you to check the Regulating Plan mapping in the applicable Article (§ 10-24.2.1.010; § 10-28.1.1.020).

Information Gaps (what I could not confirm from the retrieved materials)

• A stand‑alone "Design Review Board" or a distinct "Design Review" chapter with separate procedures was not found in retrieved materials; the code uses Site Plan Review / Minor Modifications / Major Site Plan Review instead. Not found in retrieved materials.
• Exact departmental submittal checklist and current fee amounts are not printed in the ordinance text — the code defers to the "most current Department publication" (§ 10-28.5.2.020); the actual checklist/fee schedule must be requested from Planning.
• If a parcel is subject to other overlays (historic, environmental constraints) the cross‑references appear but the specific procedures for combined review (timing, separate hearings) are not fully enumerated in the retrieved snippets — verify with Planning.

Retrieved passages

• Hayward Zoning Code (Section 10-1.300) High relevance show source text
• Hayward Zoning Code (Section 10-1.2820) Medium relevance show source text
• Hayward Zoning Code (Chapter serves) Medium relevance show source text
• Hayward Zoning Code (section of) Medium relevance show source text
• Hayward Zoning Code (Section 10-1.3000) Medium relevance show source text
• Hayward Zoning Code (Section 10-1.2815) Medium relevance show source text
• Hayward Zoning Code (section of) Medium relevance show source text
• Hayward Zoning Code (Article of) Medium relevance show source text

Cited sections

• Hayward Downtown Specific Plan — Site Plan Review purpose and requirement: **§ 10-28.5.3.010** and **§ 10-28.5.3.020**. (§ 10-28.5.3.010)
• Downtown Specific Plan — Major Site Plan Review triggers: **§ 10-28.5.3.030**. (§ 10-28.5.3.030)
• Downtown Specific Plan — Minor Modifications and findings: **§ 10-28.5.2.030** and **§ 10-28.5.2.040**. (§ 10-28.5.2.030)
• Mission Boulevard Code — Site Plan Review / Major Site Plan thresholds: **§ 10-24.4.2.010**, **§ 10-24.4.2.020**, **§ 10-24.4.1.020**. (§ 10-24.4.2.010)
• Mission Boulevard Code — Minor Modifications: **§ 10-24.4.3.040** and findings **§ 10-24.4.3.050**. (§ 10-24.4.3.040)
• Downtown/Mission Boulevard use tables and frontage standards (glazing, frontage types): Divisions in Subarticle 10‑24 (example: glazing requirement and frontage table) § 10-24.3.3 and Table references. (§ 10-24.3.3)
• Planning/Review authority tables and administration: Table A (Review Authority) and related rules in § 10-28.5.1.030 and § 10-28.5.1.040. (§ 10-28.5.1.030)
• Hayward_ZoningCode.md

• Official Hayward code library