Hayward council approves zoning changes allowing drive‑through coffee shop at 22101 Hesperian Blvd.

Hayward City Council voted 6‑0, with Mayor Mark Salinas absent, to approve zoning text amendments and a conditional use permit and site plan review that allow a drive‑through coffee shop as part of a mixed‑use project at 22101 Hesperian Boulevard.

The amendments change the zoning code for the Air Terminal Commercial (ATC) zone to allow drive‑through restaurants and coffee shops subject to a conditional use permit, add an exception to location restrictions for sites inside the ATC zone within one half mile of another drive‑through, and raise the maximum size for a drive‑through coffee shop from 500 square feet to 2,500 square feet. Staff and the applicant said the mixed‑use building would include a 2,345‑square‑foot ground‑floor coffee shop with a drive‑through lane and about 1,912 square feet of flexible office space on the second floor.

Senior planner Steve Kowolski told the council the project depends on the zoning amendments and that if the amendments were not approved the drive‑through could not be built. He described the site as 1.76 acres with reciprocal parking easements shared with an adjacent Home2 Suites by Hilton hotel and neighboring business park. Kowolski also noted the applicant plans a decorative plaque honoring the Tuskegee Airmen and interior murals in the coffee shop.

The Planning Commission had split 3‑3 on a recommendation. Commissioners opposed to the project said there were already many chain coffee shops and drive‑throughs in this area and raised design concerns; supporters said the use would serve hotel guests, airport users and commuters and generate economic synergy with nearby businesses.

Council members' questions focused on pedestrian safety, queuing and trash management. Council member Sayra asked about pedestrian access across the wide Hesperian Boulevard and whether a mid‑block crosswalk or other safety measures had been considered; Kowolski said a traffic study performed by the public works transportation division did not recommend a mid‑block crosswalk because of the site's proximity to an existing signalized intersection. He said the drive‑through’s vehicle queuing would route primarily from the rear of the site via SkyWest Drive and that there was no anticipated queuing onto Hesperian Boulevard.

Council members sought commitments on litter control. Council member Andrews sought a condition to require the property to “adopt a block”; the motion’s maker declined the friendly amendment but staff noted conditions of approval already address trash collection and perimeter maintenance for fast‑casual and drive‑through uses. Council members Goldstein and Miranda encouraged the owner to participate in the city’s Adopt‑a‑Block program as a community gesture.

Architect Artie Debon, who spoke for the applicant, described the second floor as flexible “small suites” that can be leased individually or combined and said the building footprint is relatively small compared with surrounding parking and landscaping.

At the conclusion of debate the council moved to introduce the ordinance codifying the zoning text changes and adopt two resolutions approving the amendments and the conditional use permit/site plan review, finding both actions exempt from the California Environmental Quality Act (CEQA). The motion passed 6‑0 with one absent.

The council’s action enables the applicant to proceed with final permits and building review consistent with the approved site plan and conditions of approval; staff said the conditional use permit and site plan review approvals are contingent on the adopted code amendments.

Votes at a glance: 6 yes, 0 no, 1 absent. The council did not record roll‑call votes by name in the public audio beyond the final tally; council members present at roll call were Andrews, Bonilla Jr., Goldstein, Sarap, Cermeno and Mayor Pro Tem Roach.

The project now moves to permit processing under the conditions and standards adopted by the council.