The Hayward Area Planning Association proposes Bayview Village

The Hayward Area Planning Association proposes Bayview Village A new kind of neighborhood

Suburbia has its costs n n Detached single family housing on large lots using cars is inherently expensive economically and environmentally Building costs are necessarily higher for land materials, reducing affordability The system is not sustainable due to greenhouse gases, pollution, water consumption, fossil energy consumption Loss of farmland reduces the land for food

more n n n Fossil energy costs are rising due to peak oil Overuse of cars makes us fat, lazy, unhealthy Auto accidents maim us and kill us Cars work poorly in congestion and when there is a lack of parking Cars are expensive in time and money to buy, use, insure, maintain, repair, operate, use bridges, pay to park, accidents

more n n n Suburbia is a car dependent monoculture lacking flexibility in travel modes Strip commercial and parking lots are really ugly and increase temperatures on hot days Subpar neighborliness: lack of community amenities and places for social interaction Over-par drugs and crime: decline of old neighborhoods Loss of nature and biodiversity diminishes the human spirit

The problem is the system and the solution is system change n n Urban systems are a combination of land use, transportation, and how we pay for them A neighborhood system looks at smaller residential areas, household transportation, and the combined costs of housing, utilities, and transportation We are so used to our system we can’t see it Our culture induces passivity and acceptance

more n n n We can’t deal with ignorance until we realize there is something we need to know about Even if we “get it, ” the market does not offer housing in sustainable neighborhoods Enlightened Ones want a carbon swap raising the relative cost gasoline; the rest of us, not so much

Six goals of system change n n n Affordability Sustainability Mobility Health, safety, security Appealing design Community

Affordability n n n all units under 110% of HUD median income factory-built modules minimizing waste and down time using new building techniques simultaneous land improvements and building construction reduced area and cost of paving and of parking structures for cars decreased cost of land per unit

Sustainability n n Use of sustainably harvested lumber and new kinds of green building materials Storm water retention and use on-site, water conserving fixtures, grey water, and native plants to minimize water use, sewage, and storm runoff Tight, insulated buildings, solar energy, and efficient appliances and lighting for net zero Reduced use of cars, less fossil energy use, less pollution

Mobility n Provide many alternatives to cars: q q q n Village Bus Many destinations in walking distance Taxi vouchers for health and guaranteed ride home from BART Village Association mini-van Freight electrocart Cars when needed: car ports, car share and rental, public parking, off-site parking

Health, safety, security n n n Short walks to Village Center Parks and walking trails Fitness Center Cleaner air, less noise Safety: no car traffic Security: q q q Defensible space HOA managers on site Social networking

Appealing design n n Streetscapes using wide setbacks between buildings Trees and other landscaping in parks and along walkways Facades with interesting design, color and ornamentation A variety of views along walkways mixing straight and curved, short and long, and views into parks

Community n n Informal interaction along walkways, in parks, in Village Center around the square, store, café, mail boxes, ATM, and service counter, and on Village Bus Community center with formal meeting facilities for fitness, meetings, banquets, events Village bus for planned trips to Costco, T Joe’s, San Francisco culture HOA management with community purpose

Bayview Village is n n n A new neighborhood system achieving the six goals Proposed in the hills near California State University in Hayward Less dependent on cars, yet convenient, healthy, attractive, safe, and affordable Designed for walking and transit Environmentally sustainable in its housing, energy, and transportation

Critical Mass / Economies of Scale n n Bayview would have about 1, 000 units and 2, 300 residents, a critical mass for achieving economies of scale: Enough people in a small area to generate sufficient demand for a community center, a café, a store, a shuttle bus, short walking distances, and other features that meet or exceed suburban standards

Location between Cal State University and downtown Hayward Village Bus route 2. 2 miles, campus to BART

The Site n n n An old quarry and a partially built subdivision Mostly owned by Caltrans, which is selling the properties Zoned for Sustainable Mixed Use to support a project like Bayview Village Has 34. 3 acres, of which 23. 50 acres are developable The adjacent PG&E easement would have a busway, community garden, orchard, and landscaping

Living on Site Balancing efficiency with attractiveness • • Site plan and land uses Village center and view Parks and recreation Design and floor plans

n n n The Site Major north-south Plan walkways for access Cars not allowed on walkways; moving vans, public safety and sanitation are allowed Car access on Overlook Ave. Building orientation south for solar power Focal point at Village Center

Land uses the developable area Density of 44 units per acre 23. 5 developable acres percent of developable area: Right of way, parking 18% Building footprints 38% Parks 9% Backyards 18% Courtyards and frontages 11% Other landscaping Total 6% 100%

The Village Center q q Community Center Mixed Use Building with café and store q Village Square Park q Courtyard Park q Busway

The Community Center

Bus Stop The Village Square

Bayview Condos

Store and Café Bus stop

The Café has a spectacular view.

Parks and Recreation n Parks in the Village: q q n Trails in the Village: q q n 4 small parks within developed area Tot lot; Bocce court Village Square Courtyard Park in Mixed Used Block 238 Regional Trail comes through Bayview Village from north to south Hayward Bayview Trail from Village Center to picnic area and park on north side by creek Nearby: Hidden Hills Health and Racquet Club, Cal State playing fields

Design n n Designed for pleasant walking; wide walkways with no traffic Low rise spaciousness despite density: 3 story buildings, 32 foot and 36 foot set backs 3 story and row housing optimize building energy conservation and solar energy on roofs Visually appealing landscaping and building facades

View north along main walkway

Façades Inspired by Victorian Era Three bedroom townhouse Two bedroom condos in sixplex Visual appeal using familiar and attractive design elements

Prices (2012) n n At or below market prices for comparable units Rent to buy option—try before you buy Estimates, subject to change Studio - Condo # Size (SF) Price per SF 40 441 $145, 000 $240 One Bedroom - Condo 150 523 $166, 000 $229 Two Bedroom One Bath - Condo 186 795 $207, 000 $231 Two Bedroom Two Bath - Condo 312 859 $221, 000 $230 Three Bedroom -Townhouse 170 1499 $349, 000 $227 Four Bedroom - Townhouse 102 1702 $393, 000 $227 Five Bedroom - Townhouse 64 2115 $477, 000 $226 total 1024

Affordability (2012) City of Hayward Inclusionary Housing Ordinance requires 15% must be affordable to moderate income households. In fact, 100% of Bayview units are affordable. per month Unit studio HOA fees $142 Taxes Insurance Amortization Total $125 $104 $ 701 $ 1, 072 one bedroom two bdrm 1 bath two bdrm 2 bath three bedroom $145 $144 $110 $ 802 $ 1, 201 $121 $182 $115 $ 1, 000 $ 1, 418 $123 $194 $121 $ 1, 068 $ 1, 507 $168 $310 $128 $ 1, 686 $ 2, 292 four bedroom $177 $350 $135 $ 1, 899 $ 2, 560 five bedroom $195 $427 $142 $ 2, 305 $ 3, 068 30 year mortgage with 10% down and 5% interest (current rates are below 5%)

Studio and One Bedrooms in Mixed Use Block with main entrance on Busway

Two Bedroom two bath in a Sixplex

Three Bedroom Townhouse with flex space living and dining on second floor

4 Bedroom Townhouse living dining on first floor Five Bedroom Townhouse is bigger but similar

Transportation § On-site mobility § Off-site mobility, the Village Bus § Mobility: cars where they work well

On-site mobility n n n The land use plan supports walking for trips usually done by car, such as shopping and recreation. Walking distances are short and convenient: n the maximum walk time from the most distant unit to Community Center is five minutes Most monthly needs are met on-site by the store, the café, community center, parks, and trails.

On-site mobility: Community Center functions n n n Busway level: resident services, ATM, mailboxes, package delivery, fireplace reading room, potential childcare center, bike repair, freight-carrying electrocart Second floor: fitness center, meeting and event rooms, kitchen/coffee bar, small offices to rent or lease Third floor: managers’ residences

Off-site mobility: the Village Bus n n n Free: Eco-pass for village residents Frequent: Every 10 minutes most of the day Fast: Downtown Hayward and BART in six minutes; Cal State in two minutes Cal State Hayward Downtown: Buffalo Bill’s Brewpub Hayward BART

n Why the Village Bus is fast: It uses rapid bus concepts: q q q q Diesel electric hybrid motor with batteries Nimble, midsize 30 foot 20 -30 person bus Powerful engine 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 Lane jumping ahead of cars at key intersections

More n n n n Proof of purchasing ticketing No on-board fare collection or ticket sales Drop-off directly at the BART entrance; no time lost driving or hunting for parking and walking in Homeowner fees support eco-pass Fast, frequent service increases ridership High ridership may support more frequent service Supports transit-oriented development along Mission Blvd and downtown Supports access to CSU

Mobility: cars n n n n 100 covered carports on Overlook Ave. , leased at market rate, about $125 per month 20 public parking spaces at market rate Car rental and car share, all electric and hybrid Taxi vouchers for urgent trips to poorly served places (like Kaiser and St. Rose, for health care) Guaranteed ride home: taxi vouchers from BART when Village Bus not running The Homeowner Association van is available for group trips Off site nearby, leased parking at less cost

Energy • • • Passive solar Active solar Energy efficiency

Passive Solar n n n 2”x 6” studs, not 2”x 4”, creates space for insulation in walls R-26 for walls and R-50 for top ceiling exceeds Title 24, California’s new energy conservation regulations Upgraded windows deflect sun Windows and shades optimize heat gain Doors and windows seal tight, tested by blower door Three story row and hallway building optimize energy conservation

Active Solar n n Based on the Echofirst system Roof array combines photovoltaic (PV) panels and thermal panels for high efficiency Roof mounting system and panels shed rain, reducing roofing costs PV panels generate electricity and also get hot; a duct underneath heats air

Continued… n n n Attic has Energy Transfer Module (ETM), hot air heats water Attic has hydronic space heater Water tank has electric coil near top when needed to boost water temp Electronic controls help residents monitor and manage for energy savings. Bathroom has hydronic warm towel rack, dries towels and heats room

Energy efficiency n n High efficiency CFL and LED lighting Lighting controls Efficient light levels Energy Star appliances q q q refrigerator clothes washer clothes dryer range dishwasher

Building Materials, Construction n n Green buildings: q Sustainable lumber (certified by the Forest Stewardship Council or similar certifier) q Healthy paints and finishes q New low waste, high efficiency building techniques q Rain screen siding against mold Building efficiencies in construction of three story row housing

Water, landscaping n Water efficiency: q q n n drought-resistant, native plant landscaping rainwater retention and absorption, zero runoff using large trickle-out pipes under walkways greywater systems water-efficient fixtures and appliances Reduced water use Less water pollution

Environmental Sustainability n n n Reduced car dependency, fossil fuel use, pollution, and traffic Solar electrical energy achieving net zero on the grid (over a year, solar panels put as much energy onto the grid as they take off of it) Solar energy provides all space heating, hot water, air cleaning and air renewal, and most air cooling

Economic Benefits n n ▀ Energy independence: less dependency on foreign oil and oil in general; reduced risks from rising energy costs Lower costs for housing, energy, and transportation combined Out of date already! More efficient use of land, water, resources and energy

Major Markets n n Cal State BART riders Work at home Seniors

Cal State faculty, staff and students n n n Campus is only two minutes way by Village Bus Campus is in walking distance. Prices are affordable

BART riders, corridor workers n n Easy access to work in the Mission Corridor and downtown Hayward Easy access to locations throughout the S. F. Bay Area by BART

Work at Home n n n 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 rental offices in Community Center will be equipped for teleconferencing Village Center has mailing and copying services, ATM, grocery store and other support for home office

Seniors, Retired n Home ownership free of responsibility for: painting, plumbing, dry rot, repairs, termites… q yard duty q taking care of a car q driving every time you need to go to the store 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 downsizing from a larger home q n n

Other Market Attractions n n n Buyer Choices Families Health Disabled HOA Services Community

Buyer choices n Flexibility of interior space q q n n n Outside walls, front door, and plumbing core are fixed Inside walls can be moved to change interior floor plan Buyers have some choices of outside colors and ornamentation Popular upgrades will be available. Sales agent and buyer will use a computer program for visualizing choices and pricing of upgrades

Family friendly n Many suburbs, supposedly ideal for raising children, have dangerous streets, and kids need chauffeuring to school and activities. Car-free projects in Europe are havens for many families with children. n Bayview Village offers a safe place for kids to play & grow up: q Neighborhood walkways with no traffic q Minibus for trips to school and after school activities q A fenced tot lot play area q Space in the Village Center usable for child care

Health n n Pedestrian design supports walking for health and reduced auto use without loss of convenience and mobility Less traffic means cleaner air, more safety, and less noise Fitness center and access to the Bayview Trail, the 238 Trail, and Memorial Park, Garin Park, and Dry Creek Park support an active lifestyle A tennis swim club is nearby in the City View apartments

Mobility for The Disabled Bayview Village is additionally designed for the “carimpaired” (people who can’t or shouldn’t drive) n n No-step entry for 692 units off hallways and elevators or on ground floor No curbs from the front door to the Village Center No-step entry onto the Village Bus “Universal design” for users of wheel chairs and the visually impaired

Community: the HOA The Home Owner Association Fee covers operating Services costs and maintenance, including: n n n n Landscaping Utilities for common use facilities Repainting, reroofing, and solar panel maintenance Fire sprinkler inspection and testing Insurance Community Center operations Eco-passes and taxi vouchers Community Managers and security Doing all this as a homeowner would cost much more.

Community, Privacy, Security n n n People meet face to face instead of bumper to bumper Social relationships increase security Defensible space design; long sightlines, good lighting Community managers on duty most of the time and more if needed The Homeowner Association involves all who want to be involved, oversees managers, and manages community events and use of Homeowner Association van for school busing and Association trips, e. g. , for big box shopping and cultural events in San Francisco n Bayview is managed to assure quiet and privacy

Making It Happen • • Market Research Financial Analysis Potential Challenges Timeline

Market Research A major report on the Bayview Village market and absorption rate found that Bayview’s unique vision could appeal to “green-living” celebrity endorsers, leading to “a tremendous amount of public relations articles reaching a broad range of potential buyers/renters. ” Bayview Village – Hayward, Executive Summary Market Study, Presented To HAPA by S L State & Associates, July 2011

Financial Analysis n n Financial analyses on spreadsheets estimate profitably of developments under different assumptions. A major spreadsheet shows cash flow: q q Time periods in columns can be months, quarters, or years The rows have revenues, costs for land acquisition, entitlement, design, land improvements, government fees, building costs, consultants, selling costs, many other costs, equity and debt financing, and cash balance

Investment Cash Flow and Return q q Projects start off with costs greatly in excess of revenues, revenues then gradually pay off loans, and at the end returns go to investors. The internal rate of return is about 29 percent The pages in the pro forma have Inputs, Sales, Summary, Gross Margin Analyses, Timing, Cash Flow over 48 quarters, and 9 pages detailing specific cost categories. One of the financial analyses for Bayview estimates about $5. 5 million in equity, 12 years to sell-out, maximum loan of $13 million, costs of $275 million, and sales of $312 million (2012).

Slower and faster absorption rates produce lower and higher rates of return The Hayward Area Planning Association also has financial analyses for n Village Bus n HOA dues n Store and café n Transitional parking n Public-private partnership n

Investor Judgment Call n n n Investors need to decide if a given project can sell enough units fast enough at a given price to provide an acceptable return (absorption rate) Green projects for an untested market face an extra challenge of risk most investors and lenders don’t want Green projects need “green, patient” investors interested in the growing market for environmental sustainability

Potential Challenges Bayview will probably quickly sell many units because of its affordability and its special features. However… o ü ü Problem? : Bayview may not sustain a given selling rate if the market is not deep enough. Solution: Focus groups and pioneer buyers can improve implementation and create a message for sales. Solution: Celebrity endorsements can get public attention to learn about the project.

more n n Problem? : A slow absorption rate may delay implementing all the amenities and services planned Solution: q q q Early revenues can be used for a temporary bus Store can be run with limited stock and hours, increasing service up to leasing and full operation Community building and management can start with limited hours, and increase with sales

more n n Problem? : Some buyers don’t understand how Bayview would work for their trip needs Solution 1: Special market education could inform buyers about how to meet their trip needs with less car dependency Solution 2: You. Tube mini-dramas could help educate buyers about how trips would work Solution 3: Buyers could lease transitional parking as back up during learning phase

Timeline 2013 1. Find a developer 2. Secure control of the land from the owner, Caltrans 2014 2015 Apply to the City of Hayward for Design the entitlements project in detail and get permission to build. 2016 Improve the land for construction, including site prep, grading, and utilities 2017 Build and sell the first units of phase on the busway

Timeline continued 2017 -2022 Build-out in five years, finishing in 2022 Final payout to investors

Conclusion Bayview Village: the most environmentally sustainable community ever built in California, qualifying for LEED platinum, forging new ground in economies of scale, affordability, alternative mobility, health. good design, and community. We think it can

Additional documentation n n n www. bayviewvillage. us, resources section Dropboxes have the same information Site planning CAD layers on many issues CAD drawings of floor plans Sketch. Up drawings of townhouse and sixplex facades and of the Village Center State Market Study Various transportation analyses Sherman Lewis, President Hayward Area Planning Assocation sherman@csuhaywad. us www. bayviewvillage. us September 2012