Hollister City Council
December 3, 2024

HOLLISTER 2040 GENERAL PLAN, CLIMATE ACTION PLAN, AND

AGRICULTURAL LANDS PRESERVATION PROGRAM REVISED DRAFT EIR

CITY OF HOLLISTER

PROJECT DESCRIPTION
3-20 JULY 2024
Town" residential area extends roughly from Fourth Street to Nash Road. Preservation efforts should be employed to reinforce the distinct attributes of the existing structures for any development or redevelopment that occurs in the district. New construction should blend well with structures in existing neighborhoods. Guidelines for development in this Special Planning Area include, but are not limited to, encouraging parking alleys and side-lot access points, continuing existing setback patterns, and ensuring the scale of new buildings is compatible with existing buildings.  Home Office. This Special Planning Area is an older residential area surrounding the downtown that has changed over time to include professional offices. Users such as accountants, architects, engineers, graphic designers, lawyers, etc., contribute to an economically viable area that is relatively free of high-volume automobile and pedestrian traffic. The major design goal is to preserve the residential look and feel of the neighborhood while continuing to allow specific office uses to adjoin residences. Guidelines for development in this Special Planning Area include, but are not limited to, accommodating parking on-site behind or to the side of structures, keeping buildings setback 20 feet from the street, limiting building heights to 35 feet, and installing pedestrian-scale lighting at building entrances.
 Meridian Street Extension. This Special Planning Area is along the eastern edge of the City Limits, generally bounded by Santa Ana Road to the north, Fairview Road to the east, Hillcrest Road to the south, and El Toro Drive and Clearview Drive to the west. This area is made up of existing rural residential homes and undeveloped land. The purpose of this Special Planning Area is to foster a complete neighborhood that includes a mix of residential and commercial uses. Guidelines for development in this Special Planning Area include, but are not limited to, extending Meridian Street with a vehicular bridge crossing over the existing creek and extending Prater Street to Hillcrest Road, adding traffic calming measures at Prater Street and Meridian Street to maintain the rural character of the Meridian Street Special Planning Area and limit traffic speeds, limiting entry and exit points to main roads, encouraging internal circulations between buildings, and ensuring the scale of new buildings is compatible with existing buildings.

The Special Planning Areas are shown on Figure 3-7, Special Planning Areas.

PROPOSED SPHERE OF INFLUENCE
As previously described in Section 3.4.1.2, Sphere of Influence, the SOI is defined and determined by San Benito LAFCO, although the City can propose the area that it would like its SOI to include. As described in the proposed General Plan 2040 Land Use and Community Design Element the amended SOI reflects City Council direction to plan for new residential and non-residential growth primarily within five new growth areas. Prior to development in these areas, project applicants must prepare a Specific Plan. The proposed changes to the currently approved SOI are shown on Figure 3-8, Existing and Proposed Sphere of Influence.

HOLLISTER 2040 GENERAL PLAN, CLIMATE ACTION PLAN, AND

AGRICULTURAL LANDS PRESERVATION PROGRAM REVISED DRAFT EIR

CITY OF HOLLISTER

PROJECT DESCRIPTION
PLACEWORKS 3-23
The current SOI is roughly 1,817 acres or about 2.8 square miles. The proposed SOI expansion would add about 2,423 acres (about 3.8 square miles) to increase to approximately 4,240 acres (6.6 square miles).

The proposed SOI would extend further west, south, and east of the existing SOI, but would remain contiguous with the existing SOI border to the north. On the west side, the proposed SOI would expand northward to Wright Road and westward to SR 156, reaching close to Union Road. The southern portion of the proposed SOI would expand past Union Road to Enterprise Road. The proposed SOI would also expand along Mansfield Road in the east and along SR 25 to Best Road in the southeast. Most of the expansion areas have a Specific Plan land use designation, and development in these expansion areas would be subject to specific guidelines for development, including the creation of a Specific Plan for proposed projects within each Specific Plan area.

3.7.2 CLIMATE ACTION PLAN
As previously stated in Section 3.2, Overview, concurrent with the proposed 2040 General Plan, the City is preparing the first Hollister CAP to serve as the strategic plan for how the City will reduce GHG emissions and foster a sustainable community. For consistency with the proposed General Plan Update, the CAP assesses emissions through the General Plan’s horizon year of 2040 and beyond. The proposed CAP describes climate change, provides an analysis of the community’s existing GHG emissions and projected future emissions in different scenarios, and provides a framework for reducing GHG emissions through recommended communitywide GHG reduction strategies and an implementation plan. The GHG emissions forecast projects emissions in the years 2030, 2040, and 2045 to function as a foundation for exploring strategies to decrease emissions consistent with State reduction targets and goals for these years. The proposed CAP includes an introductory chapter and four individual chapters. A brief explanation of the contents of the proposed CAP is provided herein.  Chapter 1, Introduction. The introduction provides the purpose of the CAP, applicable federal, state, regional, and local regulations, and the process of how the CAP was developed. This chapter includes a description of climate action planning and climate mitigation/GHG reduction and a summary of Hollister ’s history of addressing climate change. A discussion of CEQA and the role of the CAP as a “qualified” GHG reduction strategy consistent with CEQA Guidelines is also provided.  Chapter 2, Climate Change in Hollister. This chapter describes climate science and impacts of climate change in Hollister including those associated with agriculture, flooding, drought, extreme heat, and wildfire.
 Chapter 3, Greenhouse Gas Emissions in Hollister. This chapter presents the methods used to prepare and update the Hollister community-wide GHG inventories, the draft results of the 2005 and 2019 community-wide inventories, and results from the community-wide forecast.  Chapter 4, Greenhouse Gas Emission Reduction Strategy. This chapter describes Hollister’s GHG reduction targets and the community’s path to reducing GHG emissions to meet or exceed its targets, including existing/planned efforts led by state, regional, and local agencies, and new strategies in the CAP. This chapter includes 32 reduction strategies and recommended implementation actions that are consistent with the proposed 2040 General Plan goals and policies relating to climate, energy, and natural resource conservation. These reduction strategies include a mix of education and outreach programs to encourage GHG reduction activities, rebates, and other enticements to incentivize GHG

HOLLISTER 2040 GENERAL PLAN, CLIMATE ACTION PLAN, AND

AGRICULTURAL LANDS PRESERVATION PROGRAM REVISED DRAFT EIR

CITY OF HOLLISTER

PROJECT DESCRIPTION
3-24 JULY 2024
reductions, and mandates to require GHG efforts. The reduction strategies also support broader sustainability initiatives. The reduction strategies are organized into eight categories: Sustainable Energy, Carbon-Free Energy, Transportation, Off-road Equipment, Solid Waste, Water and Wastewater, Natural Resources and Agriculture, and Governance and Leadership. Each reduction strategy entry includes a description, the anticipated 2030, 2040, and 2045 GHG reductions achieved by the reduction strategy at the projected performance level, and the recommended actions necessary to implement it. For each reduction strategy, more details on performance metrics, assumptions, and quantification methods are provided in Appendix A of the CAP. Recommended actions represent the City’s current understanding of best practices in achieving GHG emissions reductions and community equity, availability of technology, and local regulations, as well as the current state and federal regulatory environment.
 Chapter 5, CAP Implementation Strategy. This chapter discusses the implementation of the CAP and the 6 implementation strategies and associate actions designed to support the City’s GHG reduction efforts. The implementation strategies and associated actions are different from the reduction strategies and actions in Chapter 4, and are designed to guide Hollister in successfully implementing the CAP.

3.7.3 AGRICULTURAL LANDS PRESERVATION PROGRAM
The proposed project includes a new addition to the HMC Title 17, Zoning. The proposed addition would be adopted and codified as new HMC Chapter 17.13, Agricultural Lands Preservation Program. The purpose of the proposed Agricultural Lands Preservation Program is to ensure the benefits of agricultural activities are maintained by requiring that activities that convert existing agricultural lands to non- agricultural uses (i.e., urban uses) directly address that loss through a program that funds agricultural conservation easements. The proposed chapter is as follows.

Chapter 17.13, Agricultural Lands Preservation Program.  Section 17.13.010, Chapter Title. The ordinance codified in this chapter shall be known and may be cited as the “Agricultural Lands Preservation Program” of the City of Hollister.  Section 17.13.020, Purpose. Due to favorable soil and topographical and climatic conditions, the City of Hollister contains large areas of local, State and Federal classified agricultural lands. These lands are environmental and economic assets that contribute to local quality of life. The purpose of this Agricultural Lands Preservation Program is to ensure the benefits of agricultural activities are maintained by requiring that activities that convert existing agricultural lands to urban uses directly address that loss through a program that funds agricultural conservation easements.  Section 17.13.030, Definitions.
 Agricultural Conservation Easement. An Agricultural Conservation Easement is a legally binding deed limitation which has been executed voluntarily by the owner of the land subject to the easement, the purpose of which is to retain the land in its agricultural condition. The terms of the easement remain binding even when the land is sold or passed to heirs.  Agricultural Lands. Agricultural Lands subject to this Program are defined as:

HOLLISTER 2040 GENERAL PLAN, CLIMATE ACTION PLAN, AND

AGRICULTURAL LANDS PRESERVATION PROGRAM REVISED DRAFT EIR

CITY OF HOLLISTER

PROJECT DESCRIPTION
PLACEWORKS 3-25

1. All lands defined as Prime Agricultural Land per California Government Code 51201. These include the following:
a. All land that qualifies for rating as class I or class II in the Natural Resource Conservation Service land use capability classifications.
b. Land which qualifies for rating 80 through 100 in the Storie Index Rating. c. Land which supports livestock used for the production of food and fiber and which has an annual carrying capacity equivalent to at least one animal unit per acre as defined by the United States Department of Agriculture.
d. Land planted with fruit- or nut-bearing trees, vines, bushes, or crops which have a nonbearing period of less than five years and which will normally return during the commercial bearing period on an annual basis from the production of unprocessed agricultural plant production not less than two hundred dollars ($200) per acre. e. Land which has returned from the production of unprocessed agricultural plant products an annual gross value of not less than two hundred dollars ($200) per acre for three of the previous five years.

2. All lands currently used for an Agricultural Use per California Government Code 51201. This means use of the land, including for greenhouses, for the purpose of producing an agricultural commodity for commercial purposes.

3. All lands classified as Prime Farmland, Farmland of Statewide Importance, Unique Farmland or Farmland of Local Importance by the California Department of Conservation (DOC) on the most recently published map of the Farmland Mapping and Monitoring Program (FMMP).

Agricultural Lands developed for non-agricultural use prior to the adoption of this Program are not included in this definition. The four (4) classifications of farmland referenced above are defined by the DOC as follows:
a. Prime Farmland. Prime Farmland has the best combination of physical and chemical features able to sustain long-term agricultural production. Prime Farmland has the soil quality, growing season, and moisture needed to produce sustained high yields. In order to qualify as Prime Farmland, land must meet the specific soil criteria required by the United States Department of Agriculture (USDA) Natural Resources Service (NRCS.) b. Farmland of Statewide Importance. Farmland of Statewide Importance is similar to Prime Farmland, but with minor shortcomings, such as steeper slopes or less ability to store soil moisture. To qualify as Farmland of Statewide Importance, land must meet the specific soil criteria required USDA NRCS.
c. Unique Farmland. Unique Farmland consists of lesser quality soils used for the production of the State’s leading agricultural crops. This land is usually irrigated but may include non- irrigated orchards or vineyards as found in some climatic zones in California. d. Farmland of Local Importance. Farmland of Local Importance is land of importance to the local economy, as defined by each county’s local advisory committee and adopted by its Board of Supervisors. Farmland of Local Importance is either currently producing or has the capability of production; but does not meet the criteria of Prime, Statewide or Unique Farmland. For the purposes of this ordinance and as adopted by the San Benito County Board of Supervisors, Farmland of Local Importance is defined as land cultivated as dry cropland for wheat, barley, oats, safflower and grain hay, as well as orchards affected by

HOLLISTER 2040 GENERAL PLAN, CLIMATE ACTION PLAN, AND

AGRICULTURAL LANDS PRESERVATION PROGRAM REVISED DRAFT EIR

CITY OF HOLLISTER

PROJECT DESCRIPTION
3-26 JULY 2024
boron within the area specified in San Benito County Resolution Number 84-3. If the County of San Benito expands the definition of Farmland of Local Importance to include more lands, such lands shall also be considered to be Farmland of Local Importance under this ordinance.

4. All lands which in the reasonable judgment of the City of Hollister have the physical characteristics and yield potential to qualify as one of the classifications in Section

17.13.030.B.2 above. Whether or not the land under consideration is currently used for agricultural production shall not be a criterion in this determination.  Agricultural Lands Preservation Program Administration Fee. The Agricultural Lands Preservation Program Administration Fee (also referred to as the Administration Fee) refers to a fee paid to the City of Hollister which will be credited to a City fund and used by the City and/or transferred to the Program Manager for the purpose of administering the Agricultural Lands Preservation Program and/or to cover ongoing management and monitoring of the Agricultural Conservation Easements.
 Agricultural Use. Agricultural Use means the use of land, including for greenhouses, for the purpose of producing an agricultural commodity for commercial purposes, per California Government Code 51201.
 Arm's Length Transaction. An Arm's Length Transaction is a business deal in which buyers and sellers act independently without one party influencing the other.  Developer. A Developer is a person or entity who files an application to develop land under the jurisdiction of the City of Hollister.
 Development Project. A Development Project is a project to convert the use of land that is subject to an application under the jurisdiction of the City of Hollister.  Easement Holder. An Easement Holder is a government entity or 501(c)(3) tax-exempt nonprofit corporation that takes ownership of, or authority over, real property and/or Agricultural Conservation Easements at the behest of an owner. The City will consider the following criteria when selecting an Easement Holder:

1. Whether the entity is based locally, is statewide, or is a regional branch of a national organization, with preference given to a locally-based organization;

2. Whether the entity has an established record of holding easements for the purposes of conserving Agricultural Land;

3. Whether the entity has a history of holding easements in San Benito County;

4. Whether the entity is operating in compliance with the most recent version of the Land Trust Alliance’s “Standards and Practices” available at the Land Trust Alliance Resource Center.

An Easement Holder may also serve as the Program Manager. The City of Hollister may also serve as an Easement Holder.
 Highest and Best Use. Highest and Best Use refers to the legal use of vacant or improved land that is physically possible and financially feasible, and that results in the highest value.  Legal Parcel. A Legal Parcel is a portion of land separated from another parcel or portion of land in accordance with the Subdivision Map Act. A separate Assessor’s Parcel Number (APN) alone shall not constitute a legal parcel.

HOLLISTER 2040 GENERAL PLAN, CLIMATE ACTION PLAN, AND

AGRICULTURAL LANDS PRESERVATION PROGRAM REVISED DRAFT EIR

CITY OF HOLLISTER

PROJECT DESCRIPTION
PLACEWORKS 3-27
 Program Manager. The Program Manager is a government entity or Section 501(c)(3) tax-exempt nonprofit organization selected by and accountable to the City of Hollister to serve as the manager of the Agricultural Lands Preservation Program. The City will consider the following criteria when selecting the Program Manager:

1. Whether the entity is based locally, is statewide, or is a regional branch of a national organization, with a preference given to a locally-based organization;

2. Whether the entity has an established record of managing Agricultural Land;

3. Whether the entity has a history of managing easements in San Benito County;

4. Whether the entity is operating in compliance with the most recent version of the Land Trust Alliance’s “Standards and Practices” available at the Land Trust Alliance Resource Center.

The Program Manager may also serve as an Easement Holder. The City of Hollister may also serve as the Program Manager.
 Section 17.13.040, Applicability. The regulations and provisions of this chapter shall apply to all public and private Development Projects under the jurisdiction of the City of Hollister, which would result in the conversion of at least one (1) acre of Agricultural Land for uses other than Agricultural Uses.  Section 17.13.050, Overall Requirement. Before any Development Project that involves conversion of one (1) acre or more of Agricultural Land to uses other than Agricultural Uses may occur, Agricultural Conservation Easements on other Agricultural Lands that comply with criteria established in Section

17.13.090 shall be dedicated to the City of Hollister or to an Easement Holder selected by the City of Hollister, at a rate of at least one (1) acre of Agricultural Land for each one (1) acre of Agricultural Land to be converted [1:1 ratio].

The total acreage for which Agricultural Conservation Easements are dedicated shall be calculated based on the total acreage subject to conversion, not the total size of the Legal Parcel (s) on which the development is to be located, unless the total size of the area of the subject Legal Parcel(s) not subject to conversion is ten (10) acres or less, in which case the total acreage for which Agricultural Conservation Easements are dedicated shall be calculated based on the total size of the subject Legal Parcel(s).
 Section 17.13.060, Timing . Agricultural Conservation Easements shall be dedicated to the City of Hollister or to an Easement Holder specified by the City of Hollister prior to the issuance of grading permits or building permits that would result in the conversion of Agricultural Land.  Section 17.13.070, Program Mechanism. The requirements of this Agricultural Lands Preservation Program may be satisfied in one of the following two ways:
 Dedication of Agricultural Conservation Easement(s). The Developer shall dedicate Agricultural Conservation Easement(s) to either the City of Hollister or to an Easement Holder specified by the City of Hollister, subject to the following provisions:

1. The location and characteristics of all lands acquired for Agricultural Conservation Easements shall comply with the eligibility requirements established in Section 17.13.090 and Section

17.13.100.

2. A Developer dedicating the Agricultural Conservation Easement(s) shall pay the Agricultural Lands Preservation Program Administration Fee as described in Section 17.13.110.A.

HOLLISTER 2040 GENERAL PLAN, CLIMATE ACTION PLAN, AND

AGRICULTURAL LANDS PRESERVATION PROGRAM REVISED DRAFT EIR

CITY OF HOLLISTER

PROJECT DESCRIPTION
3-28 JULY 2024

3. Water rights deemed essential to the conservation of the agricultural purpose and ongoing support of the Agricultural Use of the land shall be conditioned in the Agricultural Conservation Easement.

4. The City Council and Program Manager shall review each potential Agricultural Conservation Easement prior to contribution by the Developer for consistency with the purpose and mechanisms established in this ordinance.

If the Agricultural Conservation Easement is dedicated to an Easement Holder other than the City of Hollister, the dedication shall include the stipulation that the Agricultural Conservation Easement shall revert to the City of Hollister if the Easement Holder ceases to operate or fulfill the terms of this Agricultural Lands Preservation Program.  Payment of In-Lieu Fees. The payment of an Agricultural Conservation Easement in-lieu fee is subject to the following provisions:

1. Rather than dedicating an Agricultural Conservation Easement(s), the Developer may pay a fee to the City of Hollister calculated to be equal to the cost of acquiring required Agricultural Conservation Easement(s).

2. The dollar amount of the in-lieu fee shall be determined by the City Council following review of a study prepared by the Developer, peer reviewed by the Program Manager and/or a consultant selected by the City, and recommended by the Planning Commission. The peer review shall be paid for by the Developer.

3. The in-lieu fee shall be calculated based on the actual value of the required Agricultural Conservation Easement(s) and on transaction costs associated with transactions to acquire such easements.

4. The Planning Commission shall review the in-lieu fee proposal for consistency with these guidelines prior to submitting it for approval by the City Council. The Commission shall make a formal recommendation to the Council for consideration.

5. The City Council shall approve by resolution the amount and other terms of the in-lieu fee.

6. A Developer paying an in-lieu fee instead of dedicating Agricultural Conservation Easement(s) shall also pay the Agricultural Lands Preservation Program Administration Fee as described in Section 17.13.110.A.
 Section 17.13.080, Administration of the Overall Program and In-Lieu Fees.  Program Administration.

1. Agricultural Conservation Easements generated by this Program shall be dedicated to the City of Hollister or an Easement Holder approved by the City under the terms of this ordinance, and shall be recorded in San Benito County.

2. If an Agricultural Conservation Easement is held by an Easement Holder other than the City of Hollister, the Easement Holder may be compensated for costs incurred related to holding the easement, as may be agreed among the City, the Program Manager and the Easement Holder, based on the character and acreage of the Agricultural Conservation Easement, using funds collected through the Agricultural Lands Preservation Program Administration Fee.  In-Lieu Fee Administration.

1. Within sixty (60) days after collection by the City, in-lieu fees shall be transferred to a fund administered by the Program Manager.

HOLLISTER 2040 GENERAL PLAN, CLIMATE ACTION PLAN, AND

AGRICULTURAL LANDS PRESERVATION PROGRAM REVISED DRAFT EIR

CITY OF HOLLISTER

PROJECT DESCRIPTION
PLACEWORKS 3-29

2. In-lieu fees shall be used to acquire Agricultural Conservation Easements on eligible Agricultural Lands, which shall be dedicated to the City of Hollister or an Easement Holder approved by the City of Hollister under the terms of this ordinance, and shall be recorded in San Benito County.
 Section 17.13.090, Eligible Lands. To achieve the purpose of this chapter, lands proposed for acquisition of Agricultural Conservation Easements shall share the characteristics of Agricultural Land and meet the following criteria:
 The lands shall be located in the City of Hollister Planning Area, as defined in the City of Hollister General Plan.
 The farmland classification shall be equal to or better than the classification of the land converted.
 The lands shall support an active Agriculture Use at the time that easements are acquired or shall be capable of supporting an Agricultural Use within one (1) year as determined by the Program Manager. Lands not actively supporting an Agricultural Use shall be brought into Agricultural Use by the Program Manager, using funds paid for by the Developer, in excess of other funds required by this Program, within one (1) year of dedication. The amount of funds to be paid to bring the land into Agricultural Use shall be agreed upon by the Developer, Program Manager and City in advance of the acceptance of the easement and approval of the Development Project.  Where a dedication of twenty (20) or more acres is required, lands shall be composed of legal parcel(s) of twenty (20) net acres or more in size. Parcels less than twenty (20) net acres in size shall only be allowed for dedication if merged to meet the minimum size requirement prior to execution of the Agricultural Conservation Easement.
 Where a dedication of less than 20 acres is required, lands shall be composed of a single legal parcel. In this case, multiple parcels shall only be allowed for dedication if merged to meet the minimum size requirement prior to execution of the Agricultural Conservation Easement.  The lands shall be served by a water supply adequate to support Agricultural Use of the land, and the water rights on the lands proposed for acquisition of Agricultural Conservation Easements shall be protected in the Agricultural Conservation Easement in accordance with State water rights law.
 The dedication shall be consistent with a plan for overall acquisition of Agricultural Conservation Easements in the City of Hollister Planning Area if such a plan is adopted by the City of Hollister.  Section 17.13.100, Ineligible lands. A property is ineligible for acquisition of Agricultural Conservation Easements if it does not meet the requirements of Section 17.13.090 or if any of the circumstances below apply:
 The property is currently encumbered by any conservation, flood or other easement that cannot be subordinated to the Agricultural Conservation Easement.  The property is under public ownership at the time of the proposed acquisition of the Agricultural Conservation Easement.
 The property is subject to conditions that practicably prevent utilizing the property for a viable Agricultural Use.
 Section 17.13.110, Agricultural Lands Preservation Program Administration Fee. The Developer shall pay a one-time Agricultural Lands Preservation Program Administration Fee to cover the cost of

HOLLISTER 2040 GENERAL PLAN, CLIMATE ACTION PLAN, AND

AGRICULTURAL LANDS PRESERVATION PROGRAM REVISED DRAFT EIR

CITY OF HOLLISTER

PROJECT DESCRIPTION
3-30 JULY 2024
stewardship and administration of the Agricultural Lands Preservation Program by the City and Program Manager, which shall be calculated as follows:
 Dedicated lands. If the Developer dedicates existing Agricultural Conservation Easement(s), the fee shall be ten percent (10%) of the value of the easements dedicated.

1. If the easements were acquired through an Arm’s Length Transaction in the one-year period prior to dedication to the City of Hollister, the value of the easements on which the Administration Fee shall be based will be the acquisition cost of the easements.

2. If the easements were not acquired through an Arm’s Length Transaction and/or were acquired more than one-year prior to dedication to the City of Hollister, the value of the easements on which the Administration Fee shall be based will be determined by the City Council after review of a report prepared by a real estate appraiser certified in agricultural conservation easement appraisals and licensed in California, and paid for by the Developer, which shall be peer reviewed by a consultant selected by the City and Program Manager and reviewed by the Planning Commission. The appraisal and peer review shall both be paid for by the Developer.
 In-lieu fees. If the Developer pays an in-lieu fee, the Administration Fee shall be ten percent (10%) of the in-lieu fee.
 Section 17.13.120, Monitoring, Enforcing and Reporting . Easements acquired in accordance with this Chapter shall be monitored and enforced in compliance with the following provisions:
 Monitoring. The Program Manager shall annually monitor all easements acquired in accordance with these regulations and shall review and monitor the implementation of all management and maintenance plans for these lands and easement areas.
 Enforcing. The Program Manager shall enforce compliance with the terms of the Agricultural Conservation Easement. Any costs incurred in enforcing the terms of the Agricultural Conservation Easement, including costs of suit and reasonable attorney’s fees, and any costs of restoration necessitated by the Developer’s violation of the terms of the Agricultural Conservation Easement (including costs of routine monitoring compliance) from such time as the violation was first identified through completion, to the satisfaction of the Program Manager, of any required restoration, shall be borne by the Developer.
 Reporting. The Program Manager shall provide to the City Development Services Director an annual report delineating the activities undertaken pursuant to the requirements of these guidelines and assessment of these activities. The report shall describe the status of all lands and easements acquired in accordance with this Chapter, including a summary of all enforcement actions (if any), a detailed statement of financial activities, and the status of all easements acquired via the provisions of this ordinance.

HOLLISTER 2040 GENERAL PLAN, CLIMATE ACTION PLAN, AND

AGRICULTURAL LANDS PRESERVATION PROGRAM REVISED DRAFT EIR

CITY OF HOLLISTER

PROJECT DESCRIPTION
PLACEWORKS 3-31

3.8 DEVELOPMENT PROJECTIONS
This EIR analyzes the potential for growth to 2040, which represents an approximately 15-year buildout horizon. Under CEQA Guidelines, Section 15126.6(3)(A), when a project consists of the revision of a plan or policy, the project’s impacts are assessed against existing conditions, and future conditions under the existing plan are treated as the “No Project” alternative.

Under CEQA Guidelines, Section 15064(d), “In evaluating the significance of the environmental effect of a project, the lead agency shall consider direct physical changes in the environment which may be caused by the project and reasonably foreseeable indirect physical changes in the environment which may be caused by the project.” The projections represent the City’s estimation of “reasonably foreseeable” development that could occur over the next approximately 15 years under the General Plan and are used as the basis for those topics in the EIR’s environmental assessment that rely on quantitative analysis. See Chapter 4, Environmental Analysis, of this Revised Draft EIR, for a description of environmental analysis scenarios for this EIR. The projections do not presume that every parcel is developed to the maximum level allowed under the General Plan. Rather, they recognize regional demographic and economic forecasts, and the probable share of regional growth that would be captured by Hollister given its policies and land use regulations. Horizon year (2040) projections within the EIR Study Area are shown in Table 3- 2, Proposed 2040 Buildout Projections in the EIR Study Area.

TABLE 3-2 PROPOSED 2040 BUILDOUT PROJECTIONS IN THE EIR STUDY AREA Category
Existing Conditions
2019
Projected Growth 2019-2040
(Proposed Project)
Buildout Estimates
2040
Population 40,370 31,575 71,945
Housing Units 11,675 10,530 22,205
Households 11,250 10,160 21,410
Jobs 14,460 11,170 25,630
Notes: Numbers are rounded from original sources and are therefore represent approximate estimates. EIR Study Area = City Limits + Proposed Sphere of Influence.

Source s: City of Hollister, 2022; Kimley Horn and Associates, 2024; PlaceWorks, 2024.

3.9 INTENDED USES OF THE EIR
This EIR is intended to review potential environmental impacts associated with the adoption and implementation of the proposed project and determine corresponding mitigation measures, as necessary.

This EIR is a program-level EIR and does not evaluate the impacts of specific, individual developments that may be allowed under the proposed General Plan. Each specific future project will conduct separate approval and environmental review processes pursuant to City procedures and CEQA, if required, to secure the necessary discretionary development permits. Therefore, while subsequent environmental review may be tiered off this EIR, this EIR is not intended to address impacts of individual projects.

Subsequent projects will be reviewed by the City for consistency with the proposed 2040 General Plan and this EIR. Projects successive to this EIR include, but are not limited to, the following:

HOLLISTER 2040 GENERAL PLAN, CLIMATE ACTION PLAN, AND

AGRICULTURAL LANDS PRESERVATION PROGRAM REVISED DRAFT EIR

CITY OF HOLLISTER

PROJECT DESCRIPTION
3-32 JULY 2024
 Approval and funding of major public projects and capital improvements.  Updates to utility infrastructure master plans, such as the water, wastewater, and stormwater master plans.
 Updates or amendments to the City’s Zoning Code.
 Issuance of permits and other approvals necessary for implementation of the proposed project.  Annexation of land into the City Limits.
 Property rezoning consistent with the proposed 2040 General Plan.  Development plan approvals, such as tentative maps, variances, conditional use permits, and other land use permits.
 Permit issuance and other approvals necessary for public and private development projects.  Development agreement processes and approvals.
 Required Permits and Approvals
The proposed project would require adoption by the Hollister City Council. The Planning Commission and other decision-making bodies will review the proposed project and make recommendations to the City Council. While other agencies may be consulted during the 2040 General Plan process, their approval is not required for 2040 General Plan adoption. However, subsequent development under the 2040 General Plan may require approval of state, federal, responsible, and trustee agencies that may rely on the programmatic EIR for decisions in their areas of permitting. The SOI proposed in the 2040 General Plan must be reviewed and approved by the San Benito County LAFCO.

PLACEWORKS 4-1
Environmental Analysis
This chapter describes the organization of the environmental analysis section of this Draft Environmental Impact Report (EIR) and the assumptions and methodology of the impact analysis and the cumulative impact setting.

CHAPTER ORGANIZATION
The Draft EIR is made up of 18 subchapters that evaluate the direct, indirect, and cumulative environmental impacts of the proposed project. In accordance with Appendix F, Energy Conservation, and Appendix G, Environmental Checklist Form, of the California Environmental Quality Act (CEQA) Guidelines, the potential environmental effects of the proposed project are analyzed for potential significant impacts in the following 18 environmental issue areas, which are organized with the listed abbreviations:

4.1 Aesthetics (AES)

4.2 Agricultural Resources (AG)

4.3 Air Quality (AIR)

4.4 Biological Resources (BIO)

4.5 Cultural and Tribal Cultural Resources (CUL)

4.6 Energy (ENE)

4.7 Geology and Soils (GEO)

4.8 Greenhouse Gas Emissions (GHG)

4.9 Hazards and Hazardous Materials (HAZ)

4.10 Hydrology and Water Quality (HYD)

4.11 Land Use and Planning (LU)

4.12 Mineral Resources (MIN)

4.13 Noise (NOI)

4.14 Population and Housing (POP)

4.15 Public Services and Recreation (PS)

4.16 Transportation (TRANS)

4.17 Utilities and Service Systems (UTIL)

4.18 Wildfire (FIRE)
Each subchapter is organized into the following sections:
 Environmental Setting offers a description of the existing environmental conditions, providing a baseline against which the impacts of the proposed project can be compared, and an overview of federal, state, regional, and local laws and regulations relevant to each environmental issue.  Standards of Significance refer to the quantitative or qualitative standards, performance levels, or criteria used to evaluate the existing setting with and without the proposed project to determine whether the impact is significant. These thresholds are based primarily on the CEQA Guidelines, and also may reflect established health standards, ecological tolerance standards, public service capacity standards, or guidelines established by agencies or experts.  Impact Discussion gives an overview of the potential impacts of the proposed project and explains why impacts are found to be significant or less than significant prior to mitigation. This section also includes a discussion of cumulative impacts related to the proposed project. Impacts and mitigation measures are numbered consecutively within each topical analysis and begin with an acronym or abbreviated reference to the impact section.

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STANDARDS OF SIGNIFICANCE
As stated, significance criteria are identified before the impact discussion subsection, under the subsection, “Standards of Significance.” For each impact identified, a level of significance is determined using the following classifications:
 Significant. A significant impact includes a description of the circumstances where an established or defined threshold would be exceeded.
 Less than Significant. A less-than-significant impact includes effects that are noticeable, but do not exceed established or defined thresholds, or can be mitigated below such thresholds.  No Impact. A no impact conclusion describes circumstances where there is no adverse effect on the environment.
 Significant and Unavoidable. For each impact identified as being significant, the EIR identifies mitigation measures to reduce, eliminate, or avoid the adverse effect. If one or more mitigation measure would reduce the impact to a less-than-significant level successfully, this is stated in the EIR.

Significant and unavoidable impacts are described where mitigation measures would not diminish these effects to less-than-significant levels. The identification of a program-level significant and unavoidable impact does not preclude the finding of less-than-significant impacts for subsequent projects that comply with the applicable regulations and meet applicable thresholds of significance.

EVALUATION METHODOLOGY
Under CEQA, the decision as to whether an environmental effect should be considered significant is reserved to the discretion of the City of Hollister, acting as the lead agency, based on substantial evidence in the record as a whole, including views held by members of the public. An ironclad definition of significant effect is not always possible because the significance of an activity may vary based on the setting. The analysis in the Draft EIR is based on scientific and factual data that has been reviewed by the lead agency and represents the lead agency’s independent judgment and conclusions.1 This section describes the methodology for the program-level evaluation in Chapters 4.1 through 4.18 of this Revised Draft EIR with respect to the horizon year, the baseline, the application of the proposed City of Hollister 2040 General Plan (2040 General Plan) policies, the GHG emissions-reduction strategies and actions in the proposed Climate Action Plan (CAP), effects of the environment on the project, parking impacts, and cumulative impacts.

4.1.1 2040 HORIZON DEVELOPMENT POTENTIAL
The environmental analysis in this EIR discusses the potential for adverse impacts to occur from extending the buildout potential in the EIR Study Area to horizon year 2040; increasing the buildout potential in the EIR Study Area; new and modified 2040 General Plan goals, policies, and actions; implementation of the proposed CAP, and the new Agricultural Lands Preservation Program (ALPP).

1 California Code of Regulations, Title 14, Division 6, Chapter 3, Section 15064(b).

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The 2040 horizon development potential under the proposed project includes the net increase of realistic development potential for the city. As shown in Table 3-2, Proposed 2040 Buildout Projections in the EIR Study Area, in Chapter 3, Project Description, of this Revised Draft EIR, this combined projected new growth in the entire EIR Study Area for the 2040 horizon year includes approximately 10,160 new households; 10,530 new residential units; 31,575 new residents; and 11,170 new jobs.

While the proposed development projections are anticipated for year 2040, the evaluation of VMT was done for year 2045 because it relies on the most recent Association of Monterey Bay Area Government’s (AMBAG) Regional Travel Demand Model, which includes the horizon year 2045. Therefore, the analysis for VMT and subsequent analysis (i.e., air quality, energy, GHG emissions) that relies on the VMT estimates evaluates more growth than would occur in year 2040 and presents a conservative (worst case) analysis.

Potential future development within City Limits under the proposed 2040 General Plan is largely expected to occur in existing urban areas, primarily in the form of infill/intensification on sites either already developed and/or underutilized or in close proximity to existing development. While potential future development within the proposed SOI is likely to be on previously undeveloped land, many of these parcels fall under the proposed Specific Plan land use designation. As described in Chapter 3, Project Description, of this Revised Draft EIR, areas with the Specific Plan land use designation are subject to additional policies to guide development in these areas, including policies that specify a full buildout amount and design guidance for the area. The Specific Plans for these areas are expected to undergo separate CEQA review to evaluate environmental impacts.

Because the proposed project consists of three long-term policy documents (i.e., the 2040 General Plan, CAP, and ALPP) that are intended to guide future development activities and City actions, and because no specific development projects are proposed as part of the project, it is reasonable to assume that future development would occur incrementally or gradually over the buildout horizon. However, while this assumption describes the long-range nature of the proposed project, it does not prohibit or restrict when development can occur over the horizon period.

4.1.2 BASELINE
As discussed in Chapter 3, Project Description, of this Revised Draft EIR, although many of the goals, policies, and actions of the existing General Plan are being affirmed and incorporated into the proposed project, this EIR does not evaluate the proposed project compared to the full potential buildout allowed by the existing General Plan, but rather evaluates the impacts of the proposed project compared to existing conditions, as required by CEQA Guidelines Section 15126.2. As shown in Table 3-2, Proposed 2040 Buildout Projections in the EIR Study Area, in Chapter 3, Project Description, of this Revised Draft EIR, the baseline (on the ground) conditions in 2019 included approximately 11,250 existing households; 11,675 existing residential units; 40,370 existing residents; and 14,460 existing jobs.

4.1.3 2040 GENERAL PLAN POLICIES AND ACTIONS
As discussed in Chapter 3, Project Description, of this Revised Draft EIR, the proposed project includes an update to the General Plan that contains goals, policies, and actions that, amongst other things, have been designed to protect, preserve and enhance environmental resources. The proposed goals, policies,

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and actions have been carefully reviewed for their adequacy in reducing and/or avoiding impacts to the environment that could occur from future development in the EIR Study Area. The proposed goals, policies, and actions aim to reduce loss of prime agricultural lands, vehicle miles traveled, GHG emissions, air and water pollutants, energy consumption, water demand, and solid waste generation by promoting infill development; increase opportunities for alternative modes of transportation, pedestrian and bicycle access and connectivity, and local jobs; protect open space; conserve natural resources; and require adherence to green building practices. General Plan policies and actions also aim to avoid hazardous conditions and facilitate a healthy and safe environment for residents and visitors to Hollister. In addition, General Plan policies and actions aim to protect cultural resources, including historic buildings, and ensure new development and redevelopment is compatible with neighboring land uses.

For each significant impact, the EIR must identify one or more feasible mitigation measures, or explain why no feasible mitigation measures are available. CEQA Guidelines Section 15370 defines “mitigation” as including: (1) avoiding the impact altogether by not taking a certain action or parts of an action; (2) minimizing impacts by limiting the degree or magnitude of an action and its implementation; (3) rectifying the impact by repairing, rehabilitating, or restoring the impacted environment; (4) reducing or eliminating the impact over time by preservation and maintenance operations during the life of the action; or (5) compensating for the impact by replacing or providing substitute resources or environments. An EIR should focus on mitigation measures that are feasible 2, practical, and effective. Pursuant to CEQA Guidelines Section 12156.4(a)(1)(B), it is ordinarily not appropriate to defer the formulation of mitigation measures until some future time. The CEQA Guidelines acknowledge an exception, explaining that mitigation measures may specify performance standards for mitigating a significant impact that might be accomplished in various ways. Therefore, when it is known that mitigation is feasible, but it is impractical to devise specific measures during the planning process, the agency can commit itself to devising measures that satisfy performance criteria.

Public Resources Code Section 21081.6(b) and CEQA Guidelines Section 15126.4(a)(2) establish that when a project examined in an EIR is a plan (such as a General Plan), policy, regulation, or other public project, mitigation measures may be incorporated into the plan, policy, regulation, or project design. Therefore, as this is a General Plan EIR, some policies and actions in the proposed General Plan are also required as means to mitigate environmental impacts under CEQA. These policies and actions are fully enforceable at the discretion of the decision-maker and use the imperative “shall,” and in all cases are mandatory. The mitigating policies and actions described in the EIR that are fully enforceable through permit conditions, agreements, or other legally binding instruments and include performance criteria are marked with an asterisk (*). These proposed General Plan policies and actions are listed in the Impact Discussions of Chapters 4.1 through 4.18 of this Revised Draft EIR to illustrate where the proposed polices and actions would reduce impacts from future development in Hollister.

Additionally, the EIR considers the potential for environmental impacts from the implementation of General Plan policies and actions. Amended and new policies collectively reflect the changes to the current 2005 General Plan. Substantive General Plan policy and action changes include the addition,

2 Pursuant to CEQA Section 21061.1, the term “feasible” is defined to mean, “capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, and technological factors.”

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removal, or functional revisions (i.e., not purely semantic) to the text in ways that have the potential to result in a physical impact on the environment. Nonsubstantive changes include the renumbering of policies and actions or minor text revisions, which do not have the potential to result in a physical change to the environment. The content of the proposed 2040 General Plan policies and actions is directly integrated with and reflective of the proposed project as a whole. Therefore, impact discussions for the effects of the proposed project necessarily encompass analysis of the effects of the substantive policies changes as a whole, and those with relevance to CEQA topics are discussed in the appropriate chapters.

4.1.4 CLIMATE ACTION PLAN REDUCTION STRATEGIES
As described in Chapter 3, Project Description, of this Revised Draft EIR, the proposed CAP serves as the strategic plan for how the City will reduce GHG emissions and foster a sustainable community through 2050 and beyond. This comprehensive planning document includes the community’s existing GHG emissions and provides a framework for reducing GHG emissions through recommended community-wide GHG reduction strategies. The CAP provides a clear roadmap to meeting the 2030, 2040, and 2050 per- capita GHG emissions target consistent with State guidance as well as demonstrate progress toward the State’s goal of carbon neutrality by 2045 mandated by Executive Order (EO) B-55-18.

Under CEQA Guidelines Section 15183.5, CAPs and other local strategic plans to reduce GHG emissions can help with the environmental review process for new development projects defined as projects under CEQA. Plans that may be used this way are referred to as Qualified GHG Reduction Strategies or Plans and must satisfy the following criteria:
 Quantify emissions, both existing and projected over a specified period, resulting from activities within a designed geographic area.
 Establish a level, based on substantial evidence, below which the contribution to GHG emissions from an activity covered by the plan would not be cumulatively considerable.  Identify and analyze the emissions resulting from specific actions or categories of actions anticipated within the geographic area.
 Specify GHG reduction strategies or a group of strategies, including performance standards that, if implemented on a project-by-project basis, substantial evidence demonstrates they would collectively achieve the specified emissions level.
 Establish a mechanism to monitor the plan’s progress toward achieving specific levels and to require amendment if the plan is not achieving those levels.
 Include an environmental review of the plan.

If these plans meet the State criteria as determined by the City as the lead agency, projects that are consistent with the local qualified reduction strategy would not result in a cumulatively considerable GHG emissions impact, reducing the need for additional analyses or mitigation measures. Additionally, the CAP must identify measures and performance standards that can be clearly shown to achieve this determination. As a result, a CAP seeking to be a Qualified GHG Reduction Strategy must have a GHG emission-reduction target or targets that substantially reduce GHG emissions, can also be feasibly achieved, and reasonably tracked and reported over time.

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As a component of the proposed project, the proposed CAP will be analyzed at a programmatic level as part of this EIR. Following certification of this EIR, this would allow the proposed CAP to support and streamline environmental review of GHG emissions for future development projects in the city pursuant to CEQA Guidelines, Section 15183.5.

Chapter 4, Greenhouse Gas Emission Reduction Strategy, of the proposed CAP, includes the strategies that are required to reduce GHG emissions. Like the proposed 2040 General Plan policies, the proposed CAP aims to reduce community-wide GHG emissions. The GHG emission-reduction strategies include a mix of education and outreach programs to encourage GHG emission-reduction activities, rebates, and other enticements to incentivize GHG emissions reductions, and mandates to require GHG emissions-reduction efforts. The GHG emission-reduction strategies also support broader sustainability initiatives.

Additionally, the proposed CAP implementation would not result in changes to the land use plan under the proposed 2040 General Plan. Thus, because there is no specific land use component associated with the proposed CAP, its implementation would not directly result in the generation of GHG emissions and associated CAP strategies would have no potential to result in additional physical impacts on the environment. The proposed 2040 General Plan will reference the proposed CAP, recognizing that the City’s climate action planning efforts must be updated more regularly to be responsive to the changing regulations, guidance, technology, best practices, and science. These proposed CAP GHG emissions strategies are much more limited in scope to compliance with existing regulations (e.g., Cal Green Tier 2), updating City standards to ensure they account for energy-efficient design (e.g., Strategies 1 through 9), and reducing vehicle miles traveled (VMT) (e.g., Strategies 10 and 11) to decrease long-term operation- related emissions from the city’s transportation sector.

4.1.5 POTENTIAL EFFECTS OF THE ENVIRONMENT ON THE PROJECT The California Supreme Court concluded in the California Building Industry Association vs. Bay Area Air Quality Management District (CBIA vs. BAAQMD) case that “CEQA generally does not require an analysis of how existing environmental conditions will impact a project’s future users or residents.” The CBIA vs.

BAAQMD ruling provided for several exceptions to the general rule where an analysis of the project on the environment is warranted: (1) if the project would exacerbate existing environmental hazards (such as exposing hazardous waste that is currently buried); (2) if the project qualifies for certain specific specified exemptions (certain housing projects and transportation priority projects per Public Resources Code (PRC) Sections 21159.21 (f)(h), 21159.22 (a),(b)(3), 21159.23 (a)(2)(A), 21159.24 (a)(1),(3), or 21155.1 (a)(4),(6)); (3) if the project is exposed to potential noise and safety impacts on projects due to proximity to an airport (per PRC Section 21096); and (4) school projects require specific assessment of certain environmental hazards (per PRC Section 21151.8). Therefore, the evaluation of the significance of project impacts under CEQA focuses on the potential impacts of the proposed project on the environment, including whether the proposed project may exacerbate any existing environmental hazards. Existing potential environmental hazards in Hollister include seismic hazards, flooding, and wildfire. Therefore, while the effects of these hazards on the proposed project are not subject to CEQA review following the CBIA vs. BAAQMD case,3 the City recognizes that seismic, flooding, and wildfire hazards are issues of local

3 California Building Industry Association v. Bay Area Air Quality Management District (2015) 62 Cal.4th 369.

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concern. Therefore, a discussion of the project’s potential to exacerbate these hazardous conditions is provided in Chapter 4.7, Geology and Soils; Chapter 4.8, Greenhouse Gas Emissions; Chapter 4.10, Hydrology and Water Quality; and Chapter 4.18, Wildfire, of this Revised Draft EIR.

4.1.6 PARKING IMPACTS
Effective in 2010, parking inadequacy as a significant environmental impact was eliminated from the CEQA Guidelines by the Governor’s Office of Planning and Research, which is the entity charged with drafting guidelines to help agencies implement CEQA. Accordingly, parking adequacy in the EIR Study Area is not discussed further in this EIR.

4.1.7 CUMULATIVE IMPACT ANALYSIS
A cumulative impact consists of an impact created as a result of the combination of the project evaluated in the EIR, together with other reasonably foreseeable projects causing related impacts. Section 15130 of the CEQA Guidelines requires an EIR to discuss cumulative impacts of a project when the project’s incremental effect is “cumulatively considerable.” Used in this context, cumulatively considerable means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.

In the case of a long-range plan such as the proposed 2040 General Plan, cumulative effects occur when future development under the long-range plan is combined with development in the surrounding areas, or in some instances, in the entire region.

Where the incremental effect of a project is not “cumulatively considerable,” a lead agency need not consider that effect significant but must briefly describe its basis for concluding that the incremental effect is not cumulatively considerable. The CEQA Guidelines state that a lead agency has discretion to determine if a project’s contribution to a significant cumulative impact is cumulatively considerable.

The cumulative discussions in Chapters 4.1 through 4.18 of this Revised Draft EIR explain the geographic scope of the area affected by each cumulative effect (e.g., immediate project vicinity, county, watershed, or air basin). The geographic area considered for each cumulative impact depends on the impact that is being analyzed. For example, in assessing macro-scale air quality impacts, all development within the air basin contributes to regional emissions of criteria pollutants, and basinwide projections of emissions are the best tool for determining the cumulative impact. In assessing aesthetic impacts, on the other hand, only development within the local area of change would contribute to a cumulative visual effect since the area of change is only visible in its vicinity.

CEQA Guidelines Section 15130 permits two different methodologies for the cumulative impact analysis:
 The “list” approach permits the use of a list of past, present, and probable future projects producing related or cumulative impacts, including projects both within and outside the city.  The “projections” approach allows the use of a summary of projections in an adopted plan or related planning document, such as a regional transportation plan, or in an EIR prepared for such a plan. The projections may be supplemented with additional information such as regional modeling.

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The cumulative impact analysis in this Draft EIR relies on a projections approach and takes into account growth from the proposed project within the EIR Study Area in combination with impacts from projected growth in the rest of San Benito County and the surrounding region, as forecast by AMBAG’s 2045 Metropolitan Transportation Plan & the Sustainable Communities Strategy (AMBAG 2045 MTP/SCS).4 The following provides a summary of the cumulative impact setting for each impact area:
 Aesthetics: The cumulative setting for visual/aesthetic impacts includes potential future development under the proposed project combined with effects of development on lands adjacent to the city in unincorporated San Benito County.
 Agricultural Resources: The geographic scope of the cumulative analysis for agricultural resources considers those agriculture resources deemed to be resources of statewide importance in the surrounding incorporated and unincorporated lands, the region, and the state.  Air Quality: Cumulative air quality impacts could occur from a combination of the proposed project with regional growth within the North Central Coast Air Basin.  Biological Resources: The geographic scope of the cumulative analysis for biological resources considers the surrounding incorporated and unincorporated lands and the region.  Cultural and Tribal Resources: Cumulative impacts to cultural and tribal resources could occur from projected growth in the surrounding region.
 Energy: Cumulative impacts to energy resources could occur from the estimated growth in the energy provider’s (i.e., Central Coast Community Energy and Pacific Gas and Electric Company) service area.  Geology and Soils: Potentially cumulative geological impacts could arise from future growth in the immediate vicinity of San Benito County.
 Greenhouse Gas Emissions: The cumulative impact analyses for GHG emissions are related to the entire region. Because GHG emissions are not confined to a particular air basin but are dispersed worldwide, the cumulative impact analysis focuses on the global impacts and thus, is by nature cumulative.
 Hazards and Hazardous Materials: The cumulative analysis considers the effects of growth in the rest of San Benito County and surrounding region.
 Hydrology and Water Quality: The geographic context used for the cumulative assessment of hydrology and water quality impacts, including the potential to exacerbate the potential for flooding, considers the watersheds that encompass Hollister.
 Land Use and Planning: The geographic context for the cumulative land use and planning effects considers impacts from projected growth in the rest of San Benito County and the surrounding region, as forecast in the AMBAG 2045 MTP/SCS.
 Noise: The vehicle traffic noise levels are based on cumulative traffic conditions that consider cumulative development in the San Benito County region.

4 Association of Monterey Bay Area Governments (AMBAG), 2022. 2045 Metropolitan Transportation Plan & the Sustainable Communities Strategy (MTP/SCS). https://www.ambag.org/plans/2045-metropolitan-transportation-plan-sustainable- communities-strategy, accessed November 28, 2022.

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 Population and Housing: Impacts from cumulative growth are considered in the context of their consistency with regional planning efforts in the San Benito County region.  Public Services and Recreation: Cumulative impacts are considered in the context of projected growth in the rest of San Benito County and the surrounding region, as forecast by the AMBAG 2045 MTP/SCS, and contiguous with the service area boundaries of the service providers evaluated in this section.
 Transportation: The analysis of the proposed project addresses cumulative impacts to the transportation network in the surrounding area.
 Utilities and Service Systems: Cumulative impacts are considered in the context of the estimated growth in each utility’s service area.
 Wildfire: The analysis of the proposed project includes a discussion of how cumulative development in the region may exacerbate wildfire risk in Hollister and the surrounding area.

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4.1 AESTHETICS
This chapter of the Revised Draft Environmental Impact Report (EIR) describes the potential aesthetics impacts associated with the approval and implementation of the proposed project. This chapter describes the regulatory framework and existing conditions, identifies criteria used to determine impact significance, provides an analysis of the potential aesthetics impacts, and identifies policies that could minimize any potentially significant impacts.

4.1.1 ENVIRONMENTAL SETTING

4.1.1.1 REGULATORY FRAMEWORK
State Regulations
California State Scenic Highway Program
California's Scenic Highway Program was created by the State legislature in 1963. Its purpose is to protect and enhance the natural scenic beauty of California highways and adjacent corridors through special conservation treatment. The State laws governing the Scenic Highways Program are found in the Streets and Highways Code, Sections 260 through 263. The California Scenic Highway Program is maintained by the California Department of Transportation (Caltrans).

California Building Code
The State of California provides a minimum standard for building design through Title 24 of the California Code of Regulations, commonly referred to as the California Building Code (CBC). The CBC is in Part 2 of Title 24. The CBC is updated on a three-year cycle. It is effective statewide, but a local jurisdiction may adopt more restrictive standards based on local conditions under specific amendment rules prescribed by the State Building Standards Commission. The City of Hollister regularly adopts each new CBC update under the Hollister Municipal Code (HMC) Chapter 15.04, Hollister Building Code. The CBC includes standards for outdoor lighting that are intended to reduce light pollution and glare by regulating light power and brightness, shielding, and sensor controls.

California Building Code: CALGreen
The California Building Standards Commission adopted the California Green Building Standards Code, also known as CALGreen. As part of the CBC, CALGreen is in Part 11 of Title 24. CALGreen establishes building standards aimed at enhancing the design and construction of buildings through the use of building concepts that reduce negative impacts and increase positive environmental impacts by encouraging sustainable construction practices. Specifically, Section 5.106.8, Light Pollution Reduction, establishes backlight, uplight, and glare ratings to minimize the effects of light pollution for nonresidential development. The local building permit process enforces the mandatory provisions of CALGreen. The City of Hollister regularly adopts each new CALGreen update under HMC Chapter 15.04.

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Regional Regulations
Wayfinding System Master Plan
San Benito County drafted and adopted the 2016 Multi-Governmental Wayfinding System Wayfinding Master Plan (Wayfinding Master Plan) to implement the City of Hollister’s 2013 comprehensive branding study, which called for a civic wayfinding system that would assist travelers in identifying known areas and navigating the greater San Benito County. The Wayfinding Master Plan directs users to existing destinations and intends to create experiences along the route. Guidelines and general design characteristics have been developed to ensure the success of the wayfinding signage system, and design criteria include location, orientation, consistency, user-friendliness, minimalism, aesthetics, and sustainability.

Local Regulations
Hollister Municipal Code
The HMC includes various directives to minimize adverse impacts to visual resources in Hollister. The HMC is organized by title, chapter, and section. Most provisions related to aesthetics impacts are included in Title 15, Buildings and Construction; Title 16, Subdivisions; and Title 17, Zoning as follows:
 Chapter 16.20, Design Standards. This chapter regulates design standards for subdivisions, specifically regulating residential lots to be designed to preserve the maximum number of trees and natural amenities. On larger lots, setbacks are extended to preserve trees and to prevent unnecessary interference with views from other lots. This chapter ensures residential lots contain adequate building sites for a structure of reasonably expected size and type. In addition, Section 16.20.030, Blocks , regulates walkways to include adequate lighting for pedestrians.  Chapter 17.16, Performance Standards. This chapter defines the performance standards for specific land uses, land use activities, and site-specific conditions.  Section 17.16.050, Fencing , screening, and walls. This section protects the economic and aesthetic values, and ensures safe travel and vision clearance by regulating the development of fences, walls, and screening.
 Section 17.16.080, Landscaping design and standards. This section provides landscaping regulations intended to visually enhance the appearance of developments, reduce heat and glare, screen incompatible land uses, preserve the integrity of neighborhoods, among other objectives, to contribute to the community’s image and appeal.
 Section 17.16.090, Lighting (outdoors). This section regulates exterior lighting, and includes performance and design standards for development to provide adequate lighting for safety and security; reduce light pollution, light trespass, glare, sky glow impacts, and offensive light sources; prevent inappropriate, poorly designed, or installed outdoor lighting; encourage quality lighting design; light fixture shielding, uniform light intensities, maximum lighting levels within and on property lines, and lighting controls; and promote efficient and cost-effective lighting to conserve energy. These lighting standards require that lighting be shielded with full cutoff or recessed to

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reduce light splay to adjoining properties, public right-of-way, and the night sky, through the use of measures such as down lighting and fixture shielding to confine glare and reflection on new development.
 Chapter 17.20, Signs. This chapter outlines the regulations pertaining to signs in the city.  Section 17.20.010, Purpose. This section states that this chapter is intended to regulate the design, character, location, number, type, quality of materials, size, illumination, and maintenance of signs in the city. These regulations help to preserve the visual character of the city and its interest in maintaining and enhancing its visual appeal for tourists and other visitors by preventing the degradation of visual quality, which can result from excess signage.  Section 17.20.0500, Design Standards. This section outlines specific design criteria and restrictions for defined sign types. These standards include design continuity that requires all signs comply with building theme and placement, use common materials, colors, and illumination.
 Section 17.20.140, Signs on agricultural lands. This section further restricts the type of signs that may be permitted. This section established the type of signs permitted in agricultural zoning districts.
 Section 17.20.130, Public facility/institutional and open space regulations. This section establishes the types of signs permitted for public and quasi-public uses in other zoning districts to preserve the visual character of the community.
 Section 17.20.100, Signs in residential zoning districts. This section establishes stricter sign regulations in residential zones to be compliant with building design with specified exemptions.

These regulations defend the visual peace and tranquility of Hollister neighborhoods.  Chapter 17.22, Requirements for Special Land Uses. This chapter establishes regulations governing the location, maximum height, size, and design requirements for certain land uses that are allowed within zoning districts. Development standards are applied to uses ranging from accessory agricultural structures to bed and breakfast inns to swimming pools, orienting views to and from the uses through preservation, screening, or other measures. Article II of the chapter regulates telecommunication facilities including the design, placement, permitting, and monitoring of facilities consistent with applicable federal standards. These regulations are in part intended to preserve the visual appearance of the city.
 Chapter 17.24, Administration and Enforcement. This chapter provides procedures and requirements for the preparation, filing and initial processing of applications for permits, variances, and land use entitlements required by this Zoning Ordinance.
 Section 17.24.190, Site and Architectural Review. This section requires review and approval prior to development as to the height, width, shape, proportions, and exterior construction design of buildings and other structures to ensure architectural compatibility with surrounding areas.  Section 17.24.240(E), Design Review Procedures . This section emphasizes the importance of review of projects for architectural and site plan design.

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 Section 17.24.240, Planned Development Permits. This section defines the permitting of planned developments to provide maximum flexibility in site planning/property development, design, and density/intensity, while protecting the integrity and character of the residential areas of the city; encourage innovation and development of affordable housing; and ensure consistency with the General Plan.

Hollister Downtown Design Guidelines
In 2008, the City prepared the Hollister Downtown Plan for Downtown Hollister, a revitalization plan with a series of visions to help the City’s downtown area evolve over time with specific projects that was not formally adopted by City Council. Section 7, Design Guidelines, of the Hollister Downtown Plan, herein referred to as the Downtown Design Guidelines, is however used by the City for redevelopment and new development. The Downtown Design Guidelines are used to coordinate and orchestrate the overall development of the downtown area so that each development project exudes quality and contributes to a better, more livable, and vital downtown. The Downtown Design Guidelines are applied to new development projects as well as downtown projects that involve the rehabilitation of historic buildings.

The Downtown Design Guidelines address site planning, building form, roofs, building façades, projecting façade elements, landscaping, fences and walls, lighting, service areas and mechanical equipment, and business signage for four types of buildings in downtown:
 Main Street Commercial Buildings. The design guidelines for main street commercial buildings, which should be located primarily along San Benito Street and Fifth Street, promote thoughtfully designed commercial areas with aesthetic features to make them dynamic, community-focused, historic, and safe.
 Apartment Flat Buildings. The design guidelines for apartment buildings are focused in several areas east of East Street and south of Sixth Street. The guidelines for these areas encourage muted colors, simple windows, shade trees, and other design elements to conform with overall community character. These guidelines also encourage rehabilitation of existing cannery facilities that are no longer viable to reflect the historic cannery use of this district.  Townhouse Buildings. The design guidelines for townhouse buildings are focused in areas east of East Street and south of Sixth Street. Entrances should be provided to different units at one entrance per unit on the front façade, and each unit should be differentiated from adjacent units with different designs, materials, or colors while remaining compatible to adjacent units. The Downtown Design Guidelines encourage visual diversity across buildings while retaining cohesive community character.  Detached House Buildings. Downtown Hollister has several existing neighborhoods with detached houses as the primary building type, but these guidelines apply to detached houses in a small area along South Street between Sally Street and Prospect Avenue. These guidelines help the area serve as a visual transition between the higher-density apartment community and the existing neighborhood south of South Street. Some existing detached houses may function as offices within the Home Office overlay zone, and have additional guidelines to accommodate the office use while maintaining the residential character.

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Hollister Park Facility Master Plan
Hollister’s 2018 Park Facility Master Plan (PFMP) assesses existing City parks and recreation facilities and recommends future priority projects and potential funding mechanisms. Chapter 5, Best Practices, of the PFMP, includes Park Design Guidelines for each park type (e.g., pocket parks, neighborhood park). These guidelines allow for flexibility and creativity to respond to the unique needs and demographic of the residents within the focus area for construction of each park. The guidelines encourage best practices in park design, custom tailored to Hollister.

4.1.1.2 EXISTING CONDITIONS
State Scenic Highways
Caltrans has not designated any highway within Hollister or the EIR Study Area as a State Scenic Highway.

The nearest officially designated State Scenic Highway is in Merced County to the northeast and Monterey County to the southwest, neither of which are visible from the EIR Study Area due to the natural topography and distance.1
Regional Character
The City of Hollister is within the San Benito Valley, southeast of Gilroy, and east of San Juan Bautista. The city is surrounded by rolling foothills (as part of greater mountain ranges) on three sides: the Gabilan Mountains to the south and west and the Diablo Range to the east. In addition, the Coastal Mountains in the distant west also ring the valley. These mountain ranges provide a natural backdrop to the city’s developed landscape and serve as visually significant attributes to San Benito County scenic character. The City Limits have been largely defined by Hollister’s immediate agricultural surroundings. The visual character within the EIR Study Area has transformed over the past four decades from a rural, agricultural community to a suburban community consisting of residential areas and commercial strips, sprawling into farmlands on the boundary of the Sphere of Influence (SOI) and into outer edges of the Hollister Urban Service Area and Hollister’s Planning Area.

Visual Character and Built Form
Hollister has evolved over the past 150 years from the downtown outwards and the urban areas are connected through a series of highways and roadway corridors. Most edges of the city quickly transition into agricultural or open space, further supporting a sense of entrance into the urban environment.

The physical form of Hollister’s neighborhoods has been heavily influenced by the city’s growth pattern over the past century and a half. Hollister began with the establishment of the downtown area, which served as a commerce center for the surrounding agricultural region. The city developed from this central core through a series of commercial corridors and suburban neighborhoods. Residential neighborhoods

1 California Department of Transportation, 2022, California Scenic Highway Mapping System, https://caltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc8e8057116f1aacaa , accessed on January 30, 2022.

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are mostly single-family one- and two-story homes built in a variety of architectural styles. Commercial areas include large setbacks and significant amounts of parking, and the buildings integrate few architectural adornments.

Over time , Hollister has grown and evolved into a suburban community that serves as the commercial, economic, civic, cultural, and educational center of San Benito County. Most of the development in Hollister is residential. Single-family, one- and two-story homes represent the majority of residential development. Some multifamily housing is dispersed throughout the city, mainly along arterial and collector streets. The visual character of Hollister is defined by a lack of visually cohesive community design elements, as demonstrated by a variety of competing land uses, building scales, and building types.

The following is a summary of the urban form characteristics and unique community character elements for each of the city’s five existing Special Planning Areas and one proposed Special Plan Area:
 North Gateway Special Planning Area. This area includes primarily commercial uses along the San Felipe Road corridor. One-story commercial buildings with few architectural details, large parking lots, and deep setbacks from the roadways dominate the corridor. Businesses include car dealerships, hotels, and fast-food restaurants. San Felipe Road includes decorative landscaping and is the northern gateway to the downtown.
 West Gateway Special Planning Area. This area covers the area surrounding the San Juan Road corridor from Westside Boulevard to Graf Road. As its name implies, this Special Planning Area is the western entrance to the city. The corridor includes mostly vacant parcels. However, a few single-family neighborhoods, a mobile home park, and limited single-story, strip -commercial uses are found along the corridor.
 Downtown Special Planning Area. This area includes a mix of one- to four-story early-twentieth century buildings that reflect the small-town agricultural character and history of Hollister. Downtown has a walkable, gridded street network. Historic civic and commercial buildings front most streets with little or no building setback. This dense and compact development pattern provides an ideal pedestrian environment, with sidewalks, occasional street trees, and pedestrian crosswalks at major intersections. The structure of the downtown was shaped significantly by the 1989 earthquake and the decentralization of commercial services due to auto-oriented development. During the 1989 earthquake along the Calaveras Fault, buildings along the 400 block of west side of San Benito Street were largely destroyed. This area remains largely vacant today.  “Old Town ” Special Planning Area. This area contains some of Hollister ’s most diverse architecture distributed through a neighborhood of historical homes, and new development is required to blend with existing structures. The buildings in the area include a variety of architectural styles and range of sizes but the neighborhood is generally characterized by wide, shaded streets with single-family residences. They also reflect an integration of income levels and social classes within the neighborhoods. Some of the homes interspersed in the area were constructed after World War II and have a contemporary style.
 Home Office Special Planning Area. This area is within the “Old Town” Residential area. It allows professionals to use an economically viable area free of high-volume automobile and pedestrian traffic for business. This area preserves the residential façade of buildings and front yard landscaping while allowing special office uses adjoining residences.

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 Proposed Meridian Street Planning Area. This is the area between Santa Ana Road, Santa Ana Creek, Hillcrest Road, and Fairview Road. Although this area is largely undeveloped and intersected by a creek, there are several ranchettes in the area and a newer large-lot, single-family neighborhood with one- and two-story ranch -style homes.

Scenic Corridors and Vistas
Scenic corridors can be defined as an enclosed area of landscape, viewed as a single entity that includes the total field of vision visible from a specific point, or a series of points along a linear transportation route. Public view corridors are areas in which short-range, medium-range, and long-range views are available from publicly accessible viewpoints, such as from county roads or public plazas or sidewalks. A scenic road is defined as a highway, road, drive, or street that, in addition to its transportation function, provides opportunities for the enjoyment of natural and human-made scenic resources. Scenic roads direct views to areas of exceptional beauty, natural resources, landmarks, or features of historic or cultural interest. While there are no designated scenic roads or corridors in the EIR Study Area, pursuant to the California Scenic Highway Mapping System, SR 25 and SR 156 are eligible state scenic highways. SR 25, a four-lane highway, intersects the northern City Limits and travels through the eastern edge of the City Limits. SR 156 is a mostly two-lane highway and travels along the northwest and west side of the EIR Study Area.

Scenic vistas are generally interpreted as long-range views of a specific scenic feature (e.g., open space lands, mountain ridges, bay, or ocean views). Public views are those that can be seen from vantage points that are publicly accessible, such as streets, freeways, parks, and vista points. These views are generally available to a greater number of people than private views. Private views are those views that can be seen from vantage points on private property.

Hollister has a primarily flat topography with low foothills near the San Benito River, on the east side of the EIR Study Area, that does not facilitate short-range views. However, the EIR Study Area is in a basin that is surrounded on three sides by mountainous terrain; the Gabilan Mountains are to the south and west and the Quien Sabe Range (part of the greater Diablo Range) are to the east. These mountains form a natural background to an agricultural and suburban landscape that has been highly modified over the past few decades. These views provide physical orientation and are integral to the community’s sense of place. While there are no designated scenic vistas in Hollister, due to the primarily flat topography of the EIR Study Area, the mountainous terrain of the Gabilan Mountains to the south and west and the Quien Sabe Range (part of the greater Diablo Range) to the east offer long-range views to a scenic background.

Unobstructed views of these surrounding hills are encountered throughout the EIR Study Area when existing development does not limit the public vantage point.

As Hollister has developed in recent decades, new development has constrained views of the natural surroundings. Building heights are limited by zoning district, as designated in the HMC, where residential zones never exceed 40 feet in building height, and commercial, mixed-use, and industrial zones reach a maximum of 75 feet in building height in some zones. Other than general screening measures required for development in some zoning districts, the City does not have scenic view corridor or vista protection requirements.

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Light and Glare
Light pollution refers to all forms of unwanted light in the night sky, including glare, light trespass, sky glow, and over-lighting. Views of the night sky are an important part of the natural environment. Excessive light and glare can be visually disruptive to humans and nocturnal animal species. Light pollution in Hollister is restricted primarily to street lighting along local streets, private property, and to nighttime illumination of shopping centers.

4.1.2 STANDARDS OF SIGNIFICANCE
As previously stated in Section 4.1.1.2, Existing Conditions, there are no State-designated scenic highways in the EIR Study Area.2 Consequently, the proposed project would not result in significant environmental impacts related to substantial damage to scenic resources within a State scenic highway or within the viewshed of a State scenic highway, and the following standard is not discussed further in this EIR.  Would the project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? Implementation of the proposed project would result in a significant aesthetic impact if it would:

1. Have a substantial adverse effect on a scenic vista.

2. In nonurbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings. (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality.

3. Create a new source of substantial light or glare that would adversely affect day or nighttime views in the area.

4. In combination with past, present, and reasonably foreseeable projects, result in a cumulative impact with respect aesthetics.

4.1.3 IMPACT DISCUSSION
This section analyzes the proposed project’s potential impacts to aesthetics. The evaluation of aesthetics and aesthetic impacts is highly subjective. It requires the application of a process that objectively identifies the visual features of the environment and their importance. Aesthetic description involves identifying existing visual character, including visual resources and scenic vistas unique to Hollister (see Section 4.1.1.2, Existing Conditions). Changes to aesthetic resources due to implementation of the proposed project are identified and qualitatively evaluated based on the proposed modifications to the existing setting and the viewer’s sensitivity. Project-related aesthetic impacts are determined using the threshold criteria discussed in Section 4.1.2, Standards of Significance.

2 California Department of Transportation, 2022, California Scenic Highway Mapping System, https://caltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc8e8057116f1aacaa , accessed on January 30, 2022.

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AES-1 Implementation of the proposed project would not have a substantial adverse effect on a scenic vista.
2040 General Plan
Future development under the proposed 2040 General Plan would have the potential to affect scenic vistas if new or intensified development blocked views of areas that provide or contribute to such vistas.

Potential effects could include blocking views of a scenic vista from specific publicly accessible vantage points or the alteration of the overall scenic vista itself. Such alterations could be positive or negative depending on the characteristics of individual future developments and the subjective perception of observers.

As discussed previously in Section 4.1.1.2, Existing Conditions, scenic vistas in terms of this analysis are limited to those accessible by the general public. While there are no designated scenic vistas in the EIR Study Area due to the primarily flat topography, there are unobstructed views of the mountainous terrain of the Gabilan Mountains to the south and west and the Quien Sabe Range (part of the greater Diablo Range) throughout the EIR Study Area when existing development does not limit the public vantage point.

As described in Chapter 4, Environmental Analysis, of this Revised Draft EIR, potential future development within the City Limits under the proposed 2040 General Plan is largely expected to occur in existing urban areas, primarily in the form of infill/intensification on sites either already developed and/or underutilized or in close proximity to existing development. This type of future development would have a lesser impact on scenic vistas than an undeveloped area or isolated parcel away from existing development. While the proposed 2040 General Plan reinforces existing uses, heights, and densities in some locations, greater intensity is proposed on locations throughout the city though mixed-use land use designations have the greatest increases. As shown on Figure 3-5, 2040 General Plan Land Use Map, in Chapter 3, Project Description, of this Revised Draft EIR, land uses that could generate denser and potentially taller buildings are primarily limited to the existing built environment where buildings of a variety of heights partially obstruct views from the public viewing locations that are at the pedestrian-level. While potential future development within the SOI would occur on previously undeveloped land, many of these parcels within the proposed Specific Plan land use designation and would be subject to additional policies to guide development in these areas, including those that provide design guidance in consideration of scenic vistas. The proposed Land Use and Community Design (LU) and Open Space and Agriculture (OS) Elements of the 2040 General Plan contain goals, policies, and actions that require local planning and development decisions to consider impacts to scenic vistas and resources. The following proposed 2040 General Plan goals, policies, and action would serve to minimize potential adverse impacts on scenic vistas:

Goal LU-15: Maintain and enhance Hollister’s small-town charm and identity. Ensure orderly development with attractive and high-quality design. (Goal LU1)
 Policy LU-15.4: Design Review. Require design review of all new development, redevelopment, and exterior modifications to multifamily, commercial, office, and industrial buildings. (new)

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Goal OS-1: Preserve and protect open space and the natural environment for all to enjoy. (Goal OS1)  Policy OS-1.1 : Open Space Preservation. Retain and protect open space areas through the protection of prime farmlands, the prevention of new development in areas subject to natural and human- caused hazards, that serve as wildlife habitat or as visual assets for the community, and where the development of additional parks and trails is possible. Open space areas can also function as connections between neighborhoods, for example with the creation of pedestrian pathways in environmentally appropriate areas. (Policy OS1.1)
 Policy OS-1.2: Access to Open Space. Encourage access to open space areas in the design of adjacent development. Secure access paths as part of subdivision approvals and design access paths to avoid or minimize neighborhood and user conflicts with sensitive wildlife habitat areas. (Policy OS1.8)  Policy OS-1.3: Cluster Development. Wherever feasible, encourage those proposing development to cluster planned residential development, leaving open space buffers in proposed site plans, particularly on the borders of development facing agricultural uses and State Routes 25 and 156. This will diminish the potential for land use conflicts and improve opportunities for visual harmonization between agricultural and urban activities. (Policy OS1.2)  Policy OS-1.4: Utilities in Open Space. Discourage utilities in open space areas. Necessary utilities in open space should be located and designed to minimize harm to the area’s environmental and visual quality. (Policy OS1.6)
 Action OS-1.1: Open Space Management Plan(s). Prepare one or more Open Space Management Plan(s) and zoning amendments that address the following:
 Use and ongoing maintenance of open space areas.
 Appropriate access points, parking areas, public information signage, and trail extensions.  Restoration of erosion and other degraded areas.
 Guidelines for the location of amenities, such as picnic tables and benches.  Activities harmful to the open space environment, including illegal camping and campfires and disease control, urban/wildlife interface, recreation, and other uses.  Vegetation management and protection issues.

This work should be accomplished with guidance by a committee with representatives from neighborhood associations, environmental organizations, user groups, and other stakeholders. (Implementation Measure OS.B)
Furthermore, all potential future development that is subject to discretionary approval would be required to undergo site and architectural review and design review prior to project approval pursuant to HMC Section 17.24.190 and Section 17.24.240(E), as necessary. HMC Section 17.24.190 requires review and approval prior to development as to the height, width, shape, proportions, and exterior construction design of buildings and other structures to ensure architectural compatibility with surrounding areas.

HMC Section 17.24.240(E) emphasizes the importance of review of projects for architectural and site plan design. Each Planned Development Permit application shall be reviewed to ensure that the application is consistent with development standards, zoning regulations, and adopted design guidelines/policies as applicable. For development in the downtown, the Downtown Design Guidelines would address site planning, building form, roofs, building façades, projecting façade elements, landscaping, fences and

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walls, lighting, service areas and mechanical equipment, and business signage. Future development on parcels with a Specific Plan land use designation proposed as part of the 2040 General Plan would be subject to the preparation of a Specific Plan would be required to include additional policies to guide the development in these areas to protect scenic vistas.While future developments under the proposed 2040 General Plan could potentially impact scenic vistas, such developments would be required to adhere to the proposed 2040 General Plan goals, policies, and actions and HMC regulations discussed previously.

Therefore, the proposed 2040 General Plan would not conflict with applicable zoning or other regulations governing scenic quality and the impact would be less than significant.

Significance without Mitigation: Less than significant.

Climate Action Plan
The proposed Climate Action Plan (CAP) is a strategic plan focused on greenhouse gas (GHG) emissions reduction through recommended community-wide GHG reduction strategies and an implementation plan.

Since the proposed CAP does not involve any visual resources or land use changes that would affect aesthetics, implementation of the proposed CAP would not have a substantial adverse effect on a scenic vista and impacts would be less than significant.

Significance without Mitigation: Less than significant.

Agricultural Lands Preservation Program
The proposed Agricultural Lands Preservation Program (ALPP) is a program focused on mitigating the effects of agricultural land conversion through the dedication of eligible agricultural conservation easements at a rate of at least one acre of agricultural land for each one acre of agricultural land to be converted (1:1 ratio) for projects that would convert agricultural land to nonagricultural uses. Since the proposed ALPP does not involve any visual resources or land use changes that would affect aesthetics, implementation of the proposed ALPP would not have a substantial adverse effect on a scenic vista and impacts would be less than significant.

Significance without Mitigation: Less than significant.

AES-2 Implementation of the proposed project would not, in nonurbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings.

An “urbanized area,” as defined by California Environmental Quality Act (CEQA) Section 21071, is an incorporated city that either has a population of at least 100,000 persons, or a population of 100,000 persons if the population of that city and not more than two contiguous incorporated cities combined equals at least 100,000 persons. As described in Chapter 4.14, Population and Housing, of this Revised Draft EIR, the population of Hollister was approximately 38,510 in 2019, and it is not adjacent to another incorporated city. Therefore, this impact analysis addresses whether, for a nonurbanized area, the

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proposed project would substantially degrade the existing visual character or quality of public views of the site and its surroundings.
2040 General Plan
The proposed 2040 General Plan designates land for urban uses in areas that are or are near existing agricultural or open space areas, architectural styles, building heights, and new parking and landscaping on parcels throughout the EIR Study Area where new development or redevelopment would affect the overall visual character of the EIR Study Area as a whole and of areas around development sites. This is particularly true for individual neighborhoods in Hollister, which each have distinct characters and needs.

With the expected growth of the city by 2040 and expansion of urban uses, including residential, to accommodate the projected growth, new development could substantially alter the existing rural and agricultural appearance of undeveloped areas. To some people, this change in appearance from agricultural or rural residential landscapes to land developed with neighborhoods, parks, and schools could be considered a deterioration of the visual character, while others may consider it an improvement.

However, a change in land use does not necessarily mean degradation of visual character.

Given the flat topography and rural setting, vistas are limited to the surrounding agricultural lands or open spaces within the EIR Study Area or the surrounding Gabilan Mountains to the south and west and the Quien Sabe Range to the west. The proposed 2040 General Plan recognizes that natural resources from agricultural lands or open spaces within and surrounding the EIR Study Area provide aesthetic value along with other benefits.

As new development allowed by the proposed 2040 General Plan is built, the relationship between new development and existing nearby land uses could degrade the visual character if new development is not designed to be sensitive to its setting.

As described in Section 4.1.1.1, Regulatory Framework, all potential future development that is subject to discretionary approval would be required to undergo site and architectural review and design review prior to project approval pursuant to HMC Section 17.24.190 and Section 17.24.240(E), as necessary. HMC Section 17.24.190 requires review and approval prior to development as to the height, width, shape, proportions, and exterior construction design of buildings and other structures to ensure architectural compatibility with surrounding areas. HMC Section 17.24.240(E) emphasizes the importance of review of projects for architectural and site plan design. Each Planned Development Permit application shall be reviewed to ensure that the application is consistent with development standards, zoning regulations, and adopted design guidelines/policies as applicable. Furthermore, for development in the downtown area, the Downtown Design Guidelines would address site planning, building form, roofs, building façades, projecting façade elements, landscaping, fences and walls, lighting, service areas and mechanical equipment, and business signage. Future development within the SOI on parcels with a proposed Specific Plan land use designation would be subject to additional policies to guide development in these areas.

In addition, the proposed Land Use and Community Design (LU) Element of the 2040 General Plan contains goals, policies, and actions that require local planning and development decisions to consider impacts that development could have on scenic quality. The following proposed 2040 General Plan goals,

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policies, and actions, in addition to those listed under Impact Discussion AES-1, would serve to minimize potential adverse impacts on scenic quality:

Goal LU-15: Maintain and enhance Hollister’s small-town charm and identity. Ensure orderly development with attractive and high-quality design. (Goal LU1)
 Policy LU-15.2: Neighborhood Scale. Preserve and enhance the character of existing residential neighborhoods by limiting encroachment of new buildings and activities that are out of scale and character with surrounding uses. (Policy LU8.4)
 Policy LU-15.3: Design Compatibility. Ensure that exterior modifications of commercial, office, and industrial uses are compatible with the surrounding area. (new)  Policy LU-15.10: Signs and Billboards. Require signs and billboards to be designed and located to minimize any negative impact on the visual environment and to fit within the scale and character of buildings. (Policy LU1.8)
 Policy LU-15.11: Underground Utility Lines. Require the undergrounding of utility lines that serve the property when approving new development. (Policy LU1.5)  Action LU-15.1: Design Guidelines. Develop city-wide design guidelines and/or objective design standards to cover residential, commercial, and industrial uses. The design guidelines should also include standards for streetscape improvements to make the rights-of-way more attractive and pedestrian-friendly. The streetscape standards should show how the selected streets can be improved with decorative lighting, crosswalks, gateways, and additional landscaping. (new)  Action LU-15.2: City Entrances. Conduct a study to design and finance improvements to the major entrances into the city with landmark entry features, signs, and gateways. The study should cover the west and north gateways along Fourth Street, Highway 25, and San Felipe Road. The study could be conducted with or consider funding from civic organizations and/or local businesses. (Policy LU1.6 and Implementation Measure LU.I)
Goal LU-17: Develop and maintain attractive landscaping on public and private properties, open space, and public gathering spaces. (Goal LU3)
 Policy LU-17.1: Landscaping on Public and Private Sites. Require landscaping on new public and private sites, including entry areas, street medians, parks, schools, parking lots, plazas, courtyards, and recreational areas. (Policy LU3.6)
 Policy LU-17.11: Ongoing Landscape Maintenance. Require ongoing maintenance of landscaping on multifamily, commercial, office, and industrial properties, including maintenance of street trees and replacing trees and other planting materials that become damaged or are dying. (new) As previously stated , all potential future development that is subject to design review would be required to adhere to the standards and guidelines of the HMC, Downtown Design Guidelines, and future Specific Plans which set minimum standards for architectural features and details, site planning and design, neighborhood and streetscapes, and landscaping to enhance and preserve the visual integrity of Hollister.

While development resulting from implementation of the proposed 2040 General Plan could potentially impact visual character or quality of public views in the EIR Study Area, such development would be required to adhere to the proposed goals, policies, and actions, with adopted zoning regulations, and with

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additional adopted standards. These regulations would ensure that new developments are designed to be compatible with existing development and uses high-quality building materials and design techniques.

Accordingly, impacts would be less than significant.

Significance without Mitigation: Less than significant.

Climate Action Plan
The proposed CAP is a strategic plan focused on GHG emissions reduction through recommended community-wide GHG reduction strategies and an implementation plan. Since the proposed CAP does not involve any visual resources or land use changes that would affect aesthetics, implementation of the proposed CAP would not conflict with applicable zoning and other regulations governing scenic quality and impacts would be less than significant.

Significance without Mitigation: Less than significant.

Agricultural Lands Preservation Program
The proposed ALPP is a program focused on mitigating the effects of agricultural land conversion through the dedication of eligible agricultural conservation easements at a rate of at least one acre of agricultural land for each one acre of agricultural land to be converted (1:1 ratio) for projects that would convert agricultural land to nonagricultural uses. Since the proposed ALPP does not involve any visual resources or land use changes that would affect aesthetics, implementation of the proposed ALPP would not conflict with applicable zoning and other regulations governing scenic quality and impacts would be less than significant.

Significance without Mitigation: Less than significant.

AES-3 Implementation of the proposed project would not create a new source of substantial light or glare that would adversely affect day or nighttime views in the area.
2040 General Plan
Nighttime illumination and glare impacts are the effects of a development’s exterior lighting on adjoining uses and areas. Future development under the proposed 2040 General Plan would intensify related lighting sources. In addition to new buildings, security, and lighting for parking areas, future development would also include lighting that would illuminate development locations. Because the proposed 2040 General Plan anticipates an increase in development throughout the EIR Study Area, its implementation would introduce more exterior glazing (i.e., windows and doors) that could result in new sources of glare.

Currently, the EIR Study Area contains many existing sources of nighttime illumination. These include street and parking area lights, building-mounted lights, illuminated signage, security lighting, and exterior lighting on existing residential, commercial, and institutional buildings. Glare is primarily from building

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materials and parked cars. Additional on-site light and glare is caused by surrounding land uses and traffic on SR 25 and SR 156.

Implementation of the proposed 2040 General Plan would result in potential future development, which would intensify related lighting sources. Future lighting would involve uses similar to the existing downtown, suburban, and rural uses in the EIR Study Area and sources of light and glare associated with these uses would be similar in intensity and nature to the existing source of light and glare. In addition to new buildings, security, and lighting for parking areas, buildout of the EIR Study Area would also include lighting that would illuminate future development locations. In addition to lighting and glare associated with potential future buildings and lighting infrastructure (e.g., streetlights, commercial signage), the proposed Community Services and Facilities (CSF) Element of the 2040 General Plan encourages the use of solar photovoltaic panels, pursuant to the following goal and policies:

Goal CSF-4: Promote the development of a clean energy supply, and use of energy-efficient technology that benefits all members of the community. (new)
 Policy CSF-4.2: Resource-Efficient Building Design. Promote and encourage residents and businesses to be resource and energy efficient by creating incentives and removing obstacles to promote their use. Require those proposing new development to incorporate energy conservation measures in the design and construction of all proposed residential, commercial, industrial, and public buildings. This would include:
 Shading of parking lots and summertime shading of south-facing windows  Requiring those proposing new development to design all proposed commercial, office, and industrial structures with high-efficiency heating-ventilation-air conditioning (HVAC) systems for maximum energy efficiency
 Requiring those proposing new development to design all window systems to reduce thermal gain during warm weather and heat loss during cool weather
 Encouraging the use of domestic solar energy. (Policy NRC3.4 and Implementation Measure NRC.S)
 Policy CSF-4.4: Title 24 Requirements. Require new development projects to meet or exceed Title 24 energy conservation requirements, and, where possible, require structural and landscaping design to make use of natural heating and cooling. Encourage the use of solar and alternative energy technologies to meet or exceed Title 24 requirements. (Implementation Measures NRC.J)  Policy CSF-4.6: Solar Design. Promote the use of solar energy and develop design standards relating to solar orientation, including landscaping, and appropriate impervious surfaces. (Implementation Measures NRC.P)
 Policy CSF-4.7: Distributed Energy Systems. Encourage the development of distributed energy systems for new construction, such as rooftop solar panels, customer-owned battery backup systems, fuel cell technologies, backup generators, and combined heat and power systems. (new)

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 Policy CSF-4.12: On-site Renewable Energy Sources. Require the installation of on-site renewable energy sources, such as solar photovoltaic, for new commercial and office buildings greater than 45,000 square feet and new industrial buildings greater than 99,000 square feet. (new) The potential for glare impacts as a result of photovoltaic panels would depend on the placement and angle of the panels, and the materials with which the panels are composed.

Nighttime uses associated with potential future development may increase light intensity levels in development areas and may have the potential to affect existing and future nearby sensitive receptors. If lighting in new development is not designed to reduce upwardly directed light, nighttime lighting could obscure views of the night sky or intrude into neighboring properties. Potential future development would also incrementally increase glare due to the new building surfaces, parked cars, and solar panel if exterior glazing (i.e., windows and doors), and site planning (i.e., landscaping and solar panel placement) are not carefully considered.

The proposed Land Use and Community Design (LU) Element of the 2040 General Plan contains goals, policies, and actions that require local planning and development decisions to consider impacts related to an increase in light and glare. The following proposed 2040 General Plan goal and policies would serve to minimize potential adverse impacts as a result of new sources of light and glare:

Goal LU-15: Maintain and enhance Hollister’s small-town charm and identity. Ensure orderly development with attractive and high-quality design. (Goal LU1)
 Policy LU-15.2: Neighborhood Scale. Preserve and enhance the character of existing residential neighborhoods by limiting encroachment of new buildings and activities that are out of scale and character with surrounding uses. (Policy LU8.4)
 Policy LU-15.3: Design Compatibility. Ensure that exterior modifications of commercial, office, and industrial uses are compatible with the surrounding area. (new)  Policy LU-15.10: Signs and Billboards. Require signs and billboards to be designed and located to minimize any negative impact on the visual environment and to fit within the scale and character of buildings. (Policy LU1.8)
Furthermore, the City minimizes light intrusion and pollution through its Zoning Ordinance. To minimize light trespass and greater overall light levels in the city, new development and projects making major parking lot improvements or proposing new lighting are required to prepare a lighting plan for review by the city. These plans must meet design guidelines to include the following:
 All light sources are fully shielded from off-site view.  All light is downcast except where it can be proved to not adversely affect other parcels.  Escape of light to the atmosphere is minimized.
 Low-intensity, indirect light sources are encouraged, except where other types of lighting is warranted for public safety reasons.
 On-demand lighting systems are encouraged.
 Mercury, metal halide, and similar intense and bright lights are not permitted except where their need is specifically approved and their light source is restricted.

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Negative impacts of outdoor lighting, such as light pollution, light trespass, glare, sky glow impacts, and offensive light sources, on public, quasi-public, and private property are further controlled throughout the EIR Study Area with regulations in Title 17 of the HMC. Outdoor lighting features are limited to 14 feet in height in or adjacent to residential neighborhoods and 24 feet, or the height of the nearest building (whichever is less), in other areas. Outdoor lighting must also use energy-efficient fixtures/lamps. Lighting throughout the city is generally required to be shielded or recessed to reduce light bleed to adjoining properties, public rights-of-way, and the night sky. Lights are also limited to hours of operation, and controls such as motion sensors are required during post-curfew hours.

Lighting on signage is also controlled by Title 17 of the HMC. Escape of light to the atmosphere from illuminated signs in the city must be minimized. Furthermore, upward directed sign lighting is prohibited, and external illumination for signs must be fully shielded so that all light is projected below the horizontal plan.

As described in Section 4.1.1.1, Regulatory Framework, besides general best management practices that require lighting that is context sensitive in style and intensity required under CALGreen, potential future development, including the installation of solar panels, would have to comply with the City’s lighting standards in the HMC, as described. Potential projects that are subject to design review would be reviewed for consistency with the lighting standards regarding the appropriate use of lighting and avoidance of glare from lighting and other sources. Compliance with these standards to reduce light spill and glare combined with the proposed 2040 General Plan goals, policies, and actions would ensure potential future development does not generate excessive light levels or glare. Therefore, the lighting and glare from implementation of the proposed 2040 General Plan would not substantially increase nighttime light or glare within the EIR Study Area or its surroundings. Impacts would be less than significant.

Significance without Mitigation: Less than significant.

Climate Action Plan
The proposed CAP is a strategic plan focused on GHG emissions reduction through recommended community-wide GHG reduction strategies and an implementation plan. While, like the proposed 2040 General Plan, the proposed CAP includes Strategy 5 that encourages the use of solar photovoltaic panels, any installation of the solar panels would be subject to the same regulatory setting as described under the proposed 2040 General Plan discussion to ensure the solar panels would not generate excessive glare. No other implementation strategies of the proposed CAP involve any land use changes that would create a new source of substantial light or glare that would adversely affect day or nighttime views in the area and impacts from implementation of the proposed CAP would be less than significant.

Significance without Mitigation: Less than significant.

Agricultural Lands Preservation Program
The proposed ALPP is a program focused on mitigating the effects of agricultural land conversion through the dedication of eligible agricultural conservation easements at a rate of at least one acre of agricultural land for each one acre of agricultural land to be converted (1:1 ratio) for projects that would convert

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agricultural land to nonagricultural uses. Since the proposed ALPP does not involve any visual resources or land use changes that would affect aesthetics, implementation of the proposed ALPP would not create a new source of substantial light or glare that would adversely affect day or nighttime views in the area and impacts would be less than significant.

Significance without Mitigation: Less than significant.

AES-4 Implementation of the proposed project would not result in a cumulatively considerable impact to aesthetic resources.

As discussed in Chapter 4, Environmental Analysis, of this Revised Draft EIR, the cumulative setting includes growth within the EIR Study Area in combination with projected growth in the rest of San Benito County and the surrounding region.
2040 General Plan
The cumulative setting for visual impacts includes potential future development under the proposed 2040 General Plan, combined with effects of development on lands adjacent to the EIR Study Area. Significant impacts, including those associated with scenic resources, visual character, and increased light and glare, would generally be site-specific and would not contribute to cumulative impacts after implementation of the proposed 2040 General Plan goals, policies, and actions.

There are no designated scenic vistas within the EIR Study Area. However, s ome potential future development from implementation of the proposed 2040 General Plan would have the potential to change the visual character where currently undeveloped or agricultural lands would be designated for urban uses. Individual developments allowed under the proposed 2040 General Plan would continue to be subject to proposed 2040 General Plan goals, policies, and actions and the HMC, Downtown Design Guidelines, and future Specific Plans provisions related to aesthetics, including potential project-level design review requirements. Additionally, as part of the approval process, potential new development would be subject to design review, as applicable, to ensure that the development is aesthetically pleasing and compatible with adjoining land uses. With the development review mechanisms in place, approved future development under the proposed 2040 General Plan would not create substantial impacts to visual resources in the EIR Study Area. Therefore, the proposed 2040 General Plan would not result in a cumulatively considerable impact to aesthetic resources and cumulative impacts would be less than significant.

Significance without Mitigation: Less than significant.

Climate Action Plan
The proposed CAP is a strategic plan focused on GHG emissions reduction through recommended community-wide GHG reduction strategies and an implementation plan. Since the proposed CAP does not involve any visual resources or land use changes beyond encouraging solar panels that would be subject to the same regulatory setting as described under Impact Discussion AES-3 to ensure the solar panels

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would not generate excessive glare, implementation of the proposed CAP would result in a less-than- significant cumulative impact with respect to aesthetics.

Significance without Mitigation: Less than significant.

Agricultural Lands Preservation Program
The proposed ALPP is a program focused on mitigating the effects of agricultural land conversion through the dedication of eligible agricultural conservation easements at a rate of at least one acre of agricultural land for each one acre of agricultural land to be converted (1:1 ratio) for projects that would convert agricultural land to nonagricultural uses. Since the proposed ALPP does not involve any visual resources or land use changes that would affect aesthetics, implementation of the proposed ALPP would result in a less-than-significant cumulative impact with respect to aesthetics.

Significance without Mitigation: Less than significant.

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4.2 AGRICULTURAL RESOURCES
This chapter of the Revised Draft Environmental Impact Report (EIR) describes the potential agricultural resource impacts associated with the approval and implementation of the proposed project. This chapter also describes the regulatory framework and existing conditions, identifies criteria used to determine impact significance, provides an analysis of the potential agricultural resource impacts, and identifies policies and feasible mitigation measures, if required, that could minimize any potentially significant impacts.

4.2.1 ENVIRONMENTAL SETTING

REGULATORY FRAMEWORK
State Regulations
Farmland Mapping and Monitoring Program
The California Natural Resources Agency is charged with restoring, protecting, and maintaining the state’s natural, cultural, and historical resources. Within it, the State Department of Conservation provides technical services and information to promote informed land use decisions and sound management of the state’s natural resources. The Department of Conservation manages the Farmland Mapping and Monitoring Program (FMMP), which supports agriculture throughout California by developing maps and statistical data for analyzing land use impacts to farmland. Every two years, the FMMP publishes a field report for each county in the state. The most recent field report for San Benito County was published in 2016. The San Benito County Important Farmland 2016 report categorizes land by agricultural production potential, according to the following classifications:1  Prime Farmland has the best combination of physical and chemical features able to sustain long-term agricultural production. Prime Farmland has the soil quality, growing season, and moisture supply needed to produce sustained high yields. Land must have been used for irrigated agriculture production at some time during the four years prior to the mapping date.  Farmland of Statewide Importance is similar to Prime Farmland, but with minor shortcomings, such as steeper slopes or less ability to store soil moisture. Land must have been used for irrigated agricultural production at some time during the four years prior to the mapping date.  Unique Farmland consists of lesser-quality soils used for the production of the state’s leading agricultural crops. This land is usually irrigated but may include non-irrigated orchards or vineyards as found in some climatic zones in California. Land must have been farmed at some time during the four years prior to the mapping date.
 Farmland of Local Importance includes land that is not irrigated but is cultivated or has the potential for cultivation.

1 State of California Department of Conservation, Farmland Mapping and Monitoring Program, San Benito County, https://www.conservation.ca.gov/dlrp/fmmp/Pages/SanBenito.aspx , accessed August 17, 2020.

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 Grazing Land is the land on which the existing vegetation is suited to the grazing of livestock.  Urban and Built-Up Land is occupied by structures with a building density of at least 1 unit per 1.5 acres, or approximately 6 structures to a 10-acre parcel. Common examples include residential structures, industrial structures, commercial structures, institutional facilities, cemeteries, airports, golf courses, sanitary landfills, sewage treatment structures, and water-control structures.  Other Land is land not included in any other mapping category. Common examples include low- density rural developments, brush, timber, wetland, and riparian areas not suitable for livestock grazing, confined livestock, poultry, or aquaculture facilities, strip mines, borrow pits, and water bodies smaller than 40 acres. Vacant and nonagricultural land surrounded on all sides by urban development and greater than 40 acres is mapped as other land.  Water is used to describe perennial water bodies with an extent of at least 40 acres.

Williamson Act
The California Land Conservation Act of 1965, better known as the Williamson Act, conserves agricultural and open space lands through property tax incentives and voluntary restrictive land use contracts administered by local governments under State regulations. Private landowners voluntarily restrict their land to agricultural and compatible open space uses under minimum 10-year rolling-term contracts, with counties and cities also acting voluntarily. In return, restricted parcels are assessed for property tax purposes at a rate consistent with their actual use, rather than potential market value. Nonrenewal status is applied to Williamson Act contracts that are within the nine-year termination process, during which, the annual tax assessment for the property gradually increases.

Regional Regulations
San Benito County General Plan
The San Benito County 2035 General Plan goals and policies related to agricultural resources are in the Land Use (LU), Economic Development (ED), Public Facilities and Services (PFS), Natural and Cultural Resources (NCR), and Health and Safety (HS) Elements. The San Benito County General Plan is the overarching planning document for unincorporated land within San Benito County, which includes agricultural lands adjacent to and within the unincorporated portions of the EIR Study Area. Guiding principles and supporting polices in the San Benito County General Plan relevant to agricultural resources include:
 Establishing naturally defined boundaries that separate cities and unincorporated communities from prime agricultural land using agricultural buffers, greenbelts, open space, and parks (Policies LU-3.8,

4.8; NCR-4.13).
 Ensuring agriculture remains a major economic sector in the county by protecting important agricultural lands and industries and supporting their success (Policies LU-1.5, 3.1, 3.2, 3.6, 3.10, 3.12,

3.13, 4.6, 5.6, 6.3, 9.2, 9.5; C-6.1, 6.2; NCR-1.1, 1.3, 5.15; HS-1.16).  Encouraging locally produced and profitable agricultural-related businesses (Policies LU-3.5, 3.14; ED-

1.6, 4.6, 6.4, 7.3).

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 Supporting programs that educate the local workforce on sustainable agricultural concepts, water conservation, and alternative energy production (LU-3.3, 3.4; ED-1.3, 6.1; PFS-4.1, 4.5, 8.4, 13.10; NCR-6.3, 6.4).

San Benito County Code of Ordinances
Besides the County General Plan, the San Benito County Code (SBCC) of Ordinances is the primary tool that regulates agricultural protection in the county. Like the General Plan, the SBCC covers only unincorporated land in San Benito County, which includes land immediately adjacent to and within the unincorporated portions of the EIR Study Area. The SBCC is organized by title, chapter, and section. SBCC provisions concerning agricultural lands are primarily in Title 19, Land Use and Environmental Regulations, and Title 25, Zoning.

Title 19 of the SBCC determines that it is in the public’s interest for the County to assist in preserving the agricultural economy in the county by avoiding the conversion of land from agricultural uses. This is done through the adoption of agreements between the County and owners of agricultural land to create agricultural preserves as authorized by the California Land Conservation Act of 1965. The California Conservation Act authorizes counties to establish procedures for initiating, filing, and processing requests to establish preserves. SBCC Section 19.01.020(C), Board approval required, states that no person shall alter the physical boundaries of an existing agricultural preserve, nor cancel an existing contract, nor use an agricultural preserve for activities incompatible with approved agricultural activities, without the approval of the County Board of Supervisors.

Title 25 of the SBCC establishes permitted and conditional uses for the Agricultural Rangeland and Agricultural Productive Districts. These adopted permitted and conditional uses restrict the types of activities that may occur in these districts to ensure lands zoned for agricultural activities remain as agricultural uses. Permitted uses in both districts include the following:
 Crowing fowl
 Grazing
 Agriculture
 Accessory buildings and uses
 Use for the Future Farmers of America 4-H
program
 Raising or breeding of small animals
 Single-family residential dwellings and one
additional dwelling
 Seasonal stands selling produce grown on
the premises the stand is located
 Hobby kennels
Local Regulations
Hollister Municipal Code
The Hollister Municipal Code (HMC) includes various directives to regulate agricultural land in Hollister.

The HMC is organized by title, chapter, and section. All provisions related to agriculture impacts are included in Title 17, Zoning, as follows:
 Section 17.20.140, Signs on Agricultural Lands. This section restricts the size, location, and content of signs on agricultural lands. Signs must not exceed 32 square feet, must strictly advertise only products grown on the land the sign is placed, and must not have more than one freeway-oriented sign.

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 Chapter 17.22, Requirements for Special Land Uses. This chapter establishes regulations governing the location, maximum height, size, and design requirements for certain land uses that are allowed within the zoning districts.
 Section 17.22.020, Accessory Agricultural Structures. This section limits structures allowed on agricultural lands to those that process agricultural products produced on the same site and outlines limitations to roadside stands that sell agricultural products. Roadside stands must only sell products grown on the land it is located on, shall not exceed 400 square feet in floor area, shall not exceed 15 feet in height, and shall comply with Section 17.20.140 regarding signs.  Section 17.22.060, Agricultural Employee Dwellings. This section ensures compatibility between agricultural employee dwellings and any adjoining residential or commercial uses is maintained.

The dwelling shall not exceed four employees engaged in full-time labor on that land.

EXISTING CONDITIONS
The most prevalent type of farmland in San Benito County is vegetable and irrigated row crops, largely consisting of spinach, lettuce, wine grapes, broccoli, celery, and tomatoes, which are arranged in rows.

Common orchard crops in San Benito County include apples, walnuts, cherries, and apricot trees. The most prevalent and profitable orchard crop is wine grapes.2 Standard field crops include grains, hay, nursery plants, and seeds that cover the entire field in which the crops are planted. These crops are an important source of local farm-fresh food within San Benito County and are even transported to several other countries on most continents, including South America, Europe, Asia, Africa, and Australia.

Although the economy in the EIR Study Area once thrived on the cultivation of fruits, nuts, and row crops, the area has since become increasingly urban and diversified. Nevertheless, agriculture is still an important asset to the region, as evidenced by the surrounding vineyards, orchards, and vegetable crops, which boost the region’s economy and tourism industry. There are three primary types of farmland within the EIR Study Area : orchards, field crops and pastures, and vegetable and row crops.3 Important Agricultural Land
The San Benito Valley, which includes Hollister, is considered a prime agricultural area due to its favorable soil types and climate.4 As such, there is a significant amount of agricultural land both inside and outside of the EIR Study Area.

The EIR Study Area includes Prime Farmland, Farmland of Statewide Importance, and Unique Farmland, as classified by the State Department of Conservation and as protected by the California Environmental Quality Act (CEQA). The EIR Study Area also includes Farmland of Local Importance and Grazing Land; however, these are not considered “farmlands of concern” under CEQA.

2 San Benito County Agricultural Commissioner’s Office, 2018, San Benito County Crop & Livestock Report, https://www.cosb.us/Home/ShowDocument?id=632 , accessed September 23, 2020. 3 City of Hollister, 2005, General Plan Final Program EIR, page 4.11-1. 4 City of Hollister, 2005, General Plan Final Program EIR, page 4.11-1.

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As shown in Table 4.2-1, Farmland Acreages in the EIR Study Area, cultivated agricultural lands in the EIR Study Area are largely designated Prime Farmland, followed in descending acreage by Farmland of Local Importance, Farmland of Statewide Importance, and Unique Farmland. As shown on Figure 4.2-1, Important Farmland and Williamson Act Contracts, all categories of farmland within the EIR Study Area are adjacent to urbanized areas. Prime Farmland is on the north, west, and south sides of the EIR Study Area. Farmland and grazing lands border the entirety of the EIR Study Area.

TABLE 4.2-1 FARMLAND ACREAGES IN THE EIR STUDY AREA
Farmland Classification
Acres b
City Limits +
Proposed
Sphere of Influence = Total
Prime Farmland a 632 1,358 1,990
Farmland of Local Importance 332 747 1,079
Farmland of Statewide Importance a 64 70 134
Unique Farmland a 21 71 92
Grazing Land 310 834 1,144
Total 1,359 3,080 3,639
Notes:
a. Prime Farmland, Farmland of Statewide Importance, and Unique Farmland as classified by the State Department of Conservation and are protected by the California Environmental Quality Act.
b. The Department of Conservation’s data reflects conditions as of 2016. Since the time the department published the data, some limited pieces of land may have been developed or may now be under development review. Nevertheless, the data provide a broad picture of the agricultural resources within and surrounding Hollister today.

Source: California Department of Conservation, 2016.

San Benito Agricultural Land Trust
The San Benito Agricultural Land Trust (Land Trust) is a nonprofit organization formed to preserve regionally significant agricultural lands and open space. The Land Trust enters into voluntary conservation easements with landowners in exchange for the landowner receiving tax advantages while also maintaining private ownership of the land. Land designated under an agricultural conservation easement is prohibited from being used for land use activities not related to agriculture and preservation of open space. The Land Trust currently holds seven agricultural conservation easements, totaling 6,749 acres.

These easements include Soap Lake, three farms, and three ranches used for grazing and protection of open space.

Agricultural Conservation
Retention of important agricultural farmland has many benefits, which include availability of crop growing land that supports local economies, preserving open space, and controlling urban sprawl. As such, many federal, state, and local governments adopt mechanisms to safeguard the availability of agricultural lands, largely through conservation easements and mitigation. This section describes existing Williamson Act Contracts within the EIR Study Area, recent trends in the conversion of agricultural land to urban uses, and strategies jurisdictions can employ to mitigate impacts to agricultural land.

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Williamson Act Contracts
The Williamson Act allows agricultural landowners to enter into a contract with the County to commit to preservation of the agricultural uses for a 10-year term. The contract gives property tax relief to the landowner in exchange for maintaining their land with agricultural production activities. Williamson Act Contracts are automatically renewed unless a landowner files a Notice of Nonrenewal. After the filing of a Notice of Nonrenewal, the property owner must not convert the land to nonagricultural uses for a period of 10 years.5 The County of San Benito is the only entity in the region that enters into Williamson Act Contracts with landowners. In 2009, the County Board of Supervisors placed a moratorium on the creation of new Williamson Act lands due to the lack of grant payments from the State of California. The moratorium has remained in place since its adoption, which has resulted in a declining number of acres protected under Williamson Act Contracts. Since the 2008 to 2009 fiscal year, there has been a decrease in 16,200 acres of land protected by a Williamson Act Contract. An additional 440 acres were under a status of nonrenewal as of the 2019 to 2020 fiscal year.6 Figure 4.2-1 shows the active Williamson Act Contracts that account for approximately 227 acres of farmland in the EIR Study Area, which are all within the Sphere of Influence (SOI).

Agricultural Conversion
The growing population in the EIR Study Area and in greater San Benito County has increased the rate of agricultural land conversion since the 1980s. As indicated in Table 4.2-2, San Benito County Agricultural Land Conversion 1984 to 2016, the acreages for Prime Farmland, Farmland of Statewide Importance, and Farmland of Local Importance have decreased by 30, 58, and 50 percent, respectively. The majority of Prime Farmland developed since 1984 was in the City Limits, which was primarily converted to Urban Development. In 1984, the City Limits also included Farmland of Statewide and Local Importance, which has since been developed with urban uses. In addition, land outside the City Limits, but within the EIR Study Area, experienced the conversion of Prime Farmland, Farmland of Statewide Importance, and Farmland of Local Importance to grazing, urban, and other uses since 1984.

TABLE 4.2-2 SAN BENITO COUNTY AGRICULTURAL LAND CONVERSION 1984 TO 2016 Land Use Category 1984 Acreage 2016 Acreage
1984 to 2016 Net
Acreage Changed
Percentage
Change
Prime Farmland a 38,743 26,833 -11,910 -30%
Farmland of Statewide Importance a 16,871 7,107 -9,764 -58% Unique Farmland a 1,668 2,412 744 45%
Farmland of Local Importance 34,037 17,157 -16,880 -50% Grazing Land 569,180 618,326 22,146 9%
Note:
a. Prime Farmland, Farmland of Statewide Importance, and Unique Farmland, as classified by the State Department of Conservation and protected by the California Environmental Quality Act.

Source: California Department of Conservation Historic Land Use Conversion Table.

5 City of Hollister, 2005, City of Hollister 2005 General Plan, Chapter 6, Open Space and Agricultural Element, page 6.2. 6 San Benito County Office of the Assessor, 2019, 2019 Annual Report San Benito County, http://www.cosb.us/wp- content/uploads/2019-ANNUAL-REPORT-1.pdf, page 10, accessed April 30, 2020.

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Agricultural Mitigation
Agricultural mitigation is a method to offset the conversion of important agricultural land to nonagricultural uses. Agricultural mitigation is typically used for projects that would require the conversion of large amounts of agricultural land to nonagricultural uses, such as road construction and expansions, utilities infrastructure improvements, or construction of large housing and commercial developments. In such cases, the developer can be required to compensate for the conversion of agricultural land to nonagricultural uses to receive project approval.7 The compensation does not create new farmland but rather preserves existing farmland such that it is protected from conversion to nonagricultural uses; thus, the loss of agricultural land still occurs.

The San Benito County General Plan includes Policies LU-3.10 and NCR-5.15, which recommend that the loss of prime agricultural lands be mitigated at a ratio of 1:1 by direct purchases of conservation easements on lands of equal agricultural value. Applicants may opt to negotiate an in-lieu fee with the County in place of a direct purchase. The fees collected are to be used for agricultural protection or affiliated programs within San Benito County.8 For new development that permanently converts Prime Farmland in Class 1 soil to nonagricultural uses, the County requires the developer to mitigate the conversion of agricultural land at a 1:1 ratio either on- or off-site as part of the environmental review process for individual projects. In instances where a developer opts to pay in-lieu fees, those fees are calculated based on the appraised value of the property. The San Benito Agricultural Land Trust collects the fees to purchase and designate agricultural open space easements of the same acreage as the property for which the in-lieu fees were collected.9 The City of Hollister does not currently have an agricultural mitigation policy in place.

4.2.2 STANDARDS OF SIGNIFICANCE
The HMC does not contain a zoning district for forest land or timberland production. Further, there are no State or national forest lands in the EIR Study Area. Consequently, there would be no impacts to forestry resources, and the following standards are not discussed further in this EIR:
 The project would conflict with existing zoning for, or cause rezoning of, forestland (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g)).
 The project would not involve other changes in the existing environment, which, due to their location or nature, could result in conversion of forest land to non-forest use.

7 San Benito Agricultural Land Trust, 2018, What is mitigation?, https://www.sanbenitolandtrust.org/protected-lands-1 , accessed April 23, 2020.
8 San Benito County, July 21, 2015, San Benito County 2035 General Plan, page 3-21 and 8-10. 9 Goodspeed, Arielle. Senior Planner, San Benito County Resource Management Agency. Personal email communication with Torina Wilson, Project Planner at PlaceWorks. September 28, 2020.

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Implementation of the proposed project would result in a significant impact to agricultural resources if it would:

1. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use.

2. Conflict with existing zoning for agricultural use or a Williamson Act contract.

3. Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland to nonagricultural use.

4. In combination with past, present, and reasonably foreseeable projects, result in a cumulative impact with respect to agricultural resources.

4.2.3 IMPACT DISCUSSION
As described in Chapter 4, Environmental Analysis, of this Revised Draft EIR, some proposed 2040 General Plan policies and actions are required as means to mitigate environmental impacts under CEQA. These policies and actions are fully enforceable at the discretion of the decision-maker through permit conditions, agreements, or other legally binding instruments. These mitigating policies and actions use the imperative “shall,” include performance criteria, and are marked with an asterisk (*).

AG-1 Implementation of the proposed project would convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use. 2040 General Plan
As shown in Table 4.2-1, the EIR Study Area contains 1,990 acres of Prime Farmland, 134 acres of Farmland of Statewide Importance, and 92 acres of Unique Farmland, for a total of 2,216 acres. These types of farmland, as classified by the State Department of Conservation, are protected by CEQA and are herein referred to as “qualified Farmland.”
The proposed 2040 General Plan land use map does not include any Agriculture land use designations within the EIR Study Area. Therefore, for the purposes of this analysis, it is assumed that the 2,216 acres of qualified Farmland within the EIR Study Area could be converted to nonagricultural uses by 2040.10 From a statewide perspective, the replacement of farmland means that there will be no net loss of farmland in the state. Therefore, the CEQA standard of significance is the loss of any qualified Farmlands (Prime Farmland, Unique Farmland, or Farmland of Statewide Importance) and any conversion of the 2,216 acres of qualified Farmlands to nonagricultural uses would constitute a significant impact under CEQA.

10 2,216 acres – 771 acres of land = 1,445 acres.

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The proposed Land Use and Community Design (LU) and Open Space and Agriculture (OS) Elements of the 2040 General Plan contain goals, policies, and actions that require local planning and development decisions to consider impacts to agricultural resources. The following proposed 2040 General Plan goals, policies, and actions would serve to minimize potential adverse impacts on agricultural resources:

Goal LU-2: Manage growth in the new development areas outside the existing City Limits but within the Sphere of Influence through the use of Specific Plans. (new)  Policy LU-2.13: Agricultural Elements. Preserve elements of the existing agricultural features of the Specific Plan Areas where feasible, for example by retaining some trees from the existing orchards in the Union Road Specific Plan Area. (new)
Goal OS-2: Preserve viable agricultural activities and lands. (Goal OS2)  *Policy OS-2.1: Offsets for Loss of Agricultural Land. Require that all new developments that convert agricultural land to urban uses provide for preservation of the same amount of agricultural land in perpetuity. (new)
 Policy OS-2.2: Agricultural Buffers. Require that developers of all new developments adjoining agricultural land provide a 200-foot buffer to ensure that agricultural practices will not be adversely affected, and that developers also pay a fee adequate to allow the City to maintain this buffer land. (new)
 Policy OS-2.3: San Benito County Future Development Areas. Encourage the County of San Benito to focus future development in the areas identified for development in this City of Hollister General Plan, so as to help protect agricultural lands and preserve open space areas in the other portions of the Hollister Planning Area. (Part of Policy OS2.2)
 Policy OS-2.4: Coordination with San Benito County to Preserve Important Farmlands. Coordinate with the County of San Benito in efforts to maintain prime farmlands, unique farmlands, and farmlands of statewide significance in active agricultural use and in all efforts to maintain the continued economic viability of agriculture in the Hollister Planning Area. (Part of Policy OS2.2)  Policy OS-2.5: Residential Development Near Agricultural Areas. Require developers to inform potential buyers of homes near agricultural areas of the possible hazards associated with the application of pesticides/herbicides and nuisances from other cultivation practices. In those cases where the County of San Benito’s Right-to-Farm Ordinance applies to the City review of projects, homeowners shall also be informed of this ordinance by developers. (Policy OS2.4)  *Action OS-2.1: Offsets for Agricultural Land Conversion. Require the creation and adoption of an agricultural preservation program to address the conversion of land classified as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance in the City Limits and Sphere of Influence to nonagricultural uses. (new)
 Action OS-2.2: Agricultural Buffer Ordinance. Adopt a zoning program that requires developers of new projects adjoining agricultural land to provide, fund, and maintain a 200-foot buffer to ensure that agricultural practices will not be adversely affected. (new)

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The ordinance shall include agricultural buffer guidelines, including, but not limited to, the following:
 Buffers shall be on the parcel for which a permit is sought and shall protect the maximum amount of farmable land.
 Buffers shall be physically and biologically designed to avoid conflicts between agriculture and nonagricultural uses.
 Appropriate types of land use for buffers include compatible agriculture, open space, landscaping, and recreational uses, such as parks, industrial uses, and cemeteries.  The buffer may include spatial separations (e.g., greenbelts, open space setbacks), fencing, and/or berming.
 The City or County will condition the approval of a project on the ongoing maintenance of buffers.
 A homeowner’s association, agricultural land trusts, or other appropriate entity shall be required to maintain buffers to control litter, fire hazards, pests, and other maintenance problems.
 Buffer restrictions may be removed if agricultural uses on all adjacent parcels have permanently ceased.
 Action OS-2.3: Urban Growth Boundary. Work with the County of San Benito and the City of San Juan Bautista to establish and maintain an Urban Growth Boundary that delineates future urbanization from areas in which urbanization will not occur, so as to protect agricultural and open space uses.

Lands outside of the Urban Growth Boundary shall only be designated for agriculture, park, open space, public facility, and utility uses. When establishing the Urban Growth Boundary, the following qualities should be taken into consideration: access to infrastructure, public services, transit, healthcare, and commercial uses; preserving farmland; and establishing a buffer between urban and rural uses. (new)
 Action OS-2.4: Agricultural community disclosure ordinance. Develop, adopt, and enforce an Agricultural Community Disclosure Ordinance (similar to the County of San Benito’s Right-to-Farm Ordinance No. 577) that applies to all future subdivisions adjacent to or incorporating agricultural operations. (Implementation Measure OS.A)
As described in Chapter 3, Project Description, of this Revised Draft EIR, in addition to the proposed 2040 General Plan, the proposed project includes a new addition to the HMC Title 17, Zoning. The proposed addition would be adopted and codified as new HMC Chapter 17.13, Agricultural Lands Preservation Program. The purpose of the proposed Agricultural Lands Preservation Program (ALPP) is to ensure the benefits of agricultural activities are maintained by requiring that activities that convert existing agricultural lands to nonagricultural uses (i.e., urban uses) directly address that loss through a program that funds agricultural conservation easements. The proposed ALLP would serve to be beneficial to agricultural resources by minimizing the negative effects of agricultural land conversion. The proposed ALPP would apply to all public and private development projects under the jurisdiction of the City that would result in the conversion of at least one acre of agricultural land for uses other than agricultural

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uses. Prior to the issuance of grading permits or building permits for such development projects, eligible agricultural conservation easements on other agricultural lands shall be dedicated to the City of Hollister or to an easement holder selected by the City, at a rate of at least one acre of agricultural land for each one acre of agricultural land to be converted (1:1 ratio ).

As previously stated, the CEQA standard of significance is the loss of any qualified Farmlands, which would result in a significant impact. Therefore, the only way to fully avoid the agricultural impact from implementation of the proposed 2040 General Plan is to not allow the conversion of state-designated Prime Farmland, Farmland of Statewide Importance, or Unique Farmland to a nonagricultural use, thereby eliminating the agricultural impact. Accordingly, while these proposed 2040 General Plan goals, policies, and actions and the proposed ALPP would reduce potential impacts related to the conversion of farmland, they would not reduce the amount of acreage converted under buildout of the proposed 2040 General Plan since it would designate 2,216 acres of qualified Farmland to nonagricultural uses; therefore, a potentially significant impact would result.

Impact AG-1: Implementation of the proposed project would result in the conversion of Prime Farmland, Farmland of Statewide Importance, or Unique Farmland land (together referred to as “qualified Farmland”) to nonagricultural land uses.

Mitigation Measures Considered. In compliance with CEQA, “each public agency shall mitigate or avoid the significant effects on the environment of the project it carries out or approves whenever it is feasible to do so.”11 The term “feasible” is defined in CEQA to mean, “capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, and technological factors.”12 CEQA Guidelines Section 15370 defines “mitigation” as: (1) avoiding the impact altogether by not taking a certain action or parts of an action; (2) minimizing impacts by limiting the degree or magnitude of an action and its implementation; (3) rectifying the impact by repairing, rehabilitating, or restoring the impacted environment; (4) reducing or eliminating the impact over time by preservation and maintenance operations during the life of the action; and (5) compensating for the impact by replacing or providing substitute resources or environments. The following is a brief discussion of the mitigation measures considered for mitigating or avoiding the impact of the conversion of agricultural lands to other uses and their infeasibility.

However, as shown, no feasible mitigation measures are available that would reduce the agricultural resource impact to less-than-significant levels.
 Replacement of Agricultural Resources. This measure would replace the existing agricultural use with the same use on other property that is not currently used for agriculture. From a statewide perspective, the replacement of farmland means that there will be no net loss of farmland in the state. However, qualified Farmlands would still be developed. There is limited undeveloped land within the proposed Sphere of Influence (SOI) of the EIR Study Area that is not currently designated as agricultural, restricting the amount of agricultural land that would be able to be replaced elsewhere in the area, and thus conversion of these lands would be insufficient to achieve no net loss. Moreover, even if adequate land could be identified to achieve no net loss,

11 Public Resources Code, Section 21002.1(b).
12 Public Resources Code, Section 21061.1

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the challenges of creating the soil, irrigation, climatic, and economic conditions that are required for productive farmland (i.e., that achieves the same Important Farmland, Farmland of Statewide Importance, or Unique Farmland status) are significant and there would be no guarantee that replacement land could be successfully farmed. In addition, replacing existing undeveloped areas with active agriculture could trigger a range of negative environmental impacts, including increased groundwater consumption, habitat destruction, erosion, air quality impacts, and herbicide and pesticide application. As such, the replacement of the existing agricultural uses on other properties within the proposed SOI is infeasible.  Transfer of Development Rights. Transferring development rights would involve the purchasing of the right to develop land from a currently undeveloped piece of land and transferring those rights to farmland within the city. Thus, this option is also infeasible because there would still be a net loss of farmland (i.e., the farmland preserved would still likely be preserved anyhow). Even if farmland would be preserved elsewhere in San Benito County, the qualified Farmland in the city would be developed, resulting in a net loss of Farmland. Therefore, for the reasons outlined previously, and in this paragraph, it would not prevent significant impacts from occurring in the city and it would not be an effective CEQA mitigation measure, nor is this mitigation measure feasible from an economic perspective within this region.  Relocation of Prime Farmland Topsoil. This measure would remove the top 12 to 18 inches of topsoil from affected areas and haul this soil to a farm site or several farm sites that have lower- quality soils. The Prime Farmland, Farmland of Statewide Importance, or Unique Farmland soils may assist in increasing crop yield at the relocated site. This measure would have its own environmental impacts, including increased truck traffic on local roadways from both hauling soil off-site and replacement of soil on-site, increased diesel truck emissions, construction noise, and increased duration of construction. The relocation of prime farmland soils on another active farm would increase other environmental impacts and is therefore considered infeasible.

As described, these measures were considered and found to be infeasible for mitigating or avoiding the impact of the conversion of agricultural lands to other uses pursuant to the definition of CEQA in that there is no guarantee that measures would result in successfully establishing Important Farmland, Farmland of Statewide Importance, or Unique Farmland, if doing so could happen within a reasonable period of time, that their implementation would not potentially cause greater environmental impacts, and that acquiring additional lands to be established as Important Farmland, Farmland of Statewide Importance, or Unique Farmland would be economically possible.

Significance with Mitigation: Significant and unavoidable. As discussed previously, implementation of the proposed 2040 General Plan would designate qualified Farmland as nonagricultural land uses.

Through the proposed 2040 General Plan goals, policies, and actions, and the proposed Agricultural Lands Preservation Program (ALPP), impacts related to the conversion of qualifying agricultural lands would be reduced, but not to a less-than-significant level. The proposed 2040 General Plan contains a policy and action to mitigate and reduce the conversion of qualifying agricultural lands. Specifically, proposed *Policy OS-2.1, Offsets for Loss of Agricultural Land, and proposed *Action OS-2.1, Offsets for Agricultural Land Conversion, requiring all new developments that convert agricultural land to urban uses provide for the preservation of agricultural land at a 1:1 ratio, which are being implemented via the proposed ALPP. Proposed *Policy OS-2.1 and proposed *Action OS-2.1 and the

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proposed ALPP, would not reduce the amount of acreage converted under buildout of the proposed 2040 General Plan; however, they would forestall development of the best agricultural land within the EIR Study Area. While these efforts and other mitigation measures were considered, such as preserving agricultural uses in the EIR Study Area, replacement of agricultural resources by replacing lost agricultural uses to other areas of the city, and relocation of Prime Farmland topsoil to other areas, these mitigations are not feasible. While these efforts and other mitigating efforts, such as proposed Policy OS-2.3, San Benito County Future Development Areas, encouraging San Benito County to focus future development within the areas identified for development; proposed Policy OS-2.4, Coordination with San Benito County to Preserve Important Farmlands, requiring coordination with the County of San Benito in efforts to maintain prime farmlands, unique farmlands, and farmlands of statewide significance in active agricultural use; and proposed Action OS-2.3, Urban Growth Boundary, to establish and maintain an Urban Growth Boundary that delineates future urbanization areas from areas in which urbanization will not occur, work to mitigate impacts, the only way to fully avoid the agricultural impact from implementation of the proposed project is to not allow the conversion of state-designated Prime Farmland, Farmland of Statewide Importance, or Unique Farmland to nonagricultural land uses, thereby eliminating the agricultural impact. However, doing so is not feasible or practical as the City has a responsibility to meet other conflicting obligations, including increases in the number and type of jobs available in Hollister and to reduce the need for residents to commute to high-quality jobs. These measures are critical to reducing single-occupant vehicle travel to and from Hollister and meeting State targets for greenhouse gas reduction. The City needs to promote both economic development and corresponding residential development, as required by State housing law, within its City Limits. While possible forms of mitigation for, or avoidance of, conservation of agricultural lands in the EIR Study Area would be implemented by the City through proposed *Policy OS-2.1 and proposed *Action OS-2.1 and the proposed ALPP, doing so to reduce impacts to a less-than-significant level would be infeasible and inconsistent with City planning goals and objectives. Therefore, impacts would remain significant and unavoidable.

Climate Action Plan
The proposed Climate Action Plan (CAP) is a strategic plan focused on GHG emissions reduction through recommended community-wide GHG reduction strategies and an implementation plan. Since the proposed CAP does not involve any land use changes that would affect agricultural resources, implementation of the proposed CAP would not convert qualified Farmland to nonagricultural use, and impacts would be less than significant.

Significance without Mitigation: Less than significant.

Agricultural Lands Preservation Program
As described in the impact discussion for the proposed 2040 General Plan, the purpose of the proposed ALPP is to ensure the benefits of agricultural activities are maintained by requiring that activities that convert existing agricultural lands to urban uses directly address that loss through a program that funds agricultural conservation easements. The proposed ALPP would serve to be beneficial to agricultural resources by mitigating the negative effects of agricultural land conversion. Therefore, implementation of

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the proposed ALPP would not convert qualified Farmland to nonagricultural use, and impacts would be less than significant.

Significance without Mitigation: Less than significant.

AG-2 Implementation of the proposed project would conflict with existing zoning for agricultural use or with a Williamson Act contract. 2040 General Plan
There is a total of 227 acres of farmland that are under active Williamson Act contracts within the EIR Study Area, although none are within the City Limits. As described under Impact Discussion AG-1, conversion of agricultural land uses under the proposed 2040 General Plan would affect the majority of agricultural lands within the EIR Study Area. The proposed 2040 General Plan would potentially convert all of the Williamson Act lands within the EIR Study Area to nonagricultural uses. As listed under Impact Discussion AG-1, the proposed 2040 General Plan includes goals, policies, and actions that require local planning and development decisions to consider impacts that development could have on existing agricultural land.

While these proposed 2040 General Plan goals, policies, and actions would reduce potential impacts related to the conversion of land under the Williamson Act, since the proposed 2040 General Plan would designate a majority of these lands to nonagricultural uses, a significant impact would result.

Impact AG-2: Implementation of the proposed project would result in the loss of agricultural land under the Williamson Act.

Mitigation Measures Considered. As described under Impact Discussion AG-1, pursuant to CEQA, the City has considered mitigation to reduce impacts from implementation of the proposed project that could conflict with lands under a Williamson Act contract. However, as shown, no feasible mitigation measures are available that would reduce the agricultural resource impact to less-than-significant levels. Specifically, the City considered a measure that would result in the replacement of Williamson Act contract farmland that would place other farmland under Williamson Act contract. Even if feasible, the placing of alternative farmland under Williamson Act contract would establish a commitment to retain that alternative farmland for agricultural use. The length of time that the alternative land will remain in agricultural use would depend on the terms of the Williamson Act contract. However, the Williamson Act contract will only reduce the potential that the alternative land will convert to nonagricultural use. The individual and cumulative loss of agricultural land caused by the proposed project would still occur. Therefore, this mitigation measure will not reduce impacts on agriculture to below the level of significance. For these reasons, placing alternative privately held land under permanent restriction through Williamson Act contracts is considered infeasible.

Significance with Mitigation: Significant and unavoidable. As described under Impact Discussion AG-1, the proposed 2040 General Plan includes a policy and action to mitigate and reduce the conversion of qualifying agricultural lands. Proposed *Policy OS-2.1, Offsets for Loss of Agricultural Land, and

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proposed *Action OS-2.1, Offsets for Agricultural Land Conversion, requiring all new developments that convert agricultural land to urban uses provide for the preservation of agricultural land at a 1:1 ratio, which are being implemented via the proposed Agricultural Land Preservation Program (ALPP).

Proposed *Policy OS-2.1 and proposed *Action OS-2.1 and the proposed ALPP would also minimize impacts from conflicts with Williamson Act lands and reduce the likelihood of premature contract cancellations by the property owners of the Williamson Act parcels in the EIR Study Area. Additional mitigation for this impact was considered, including the placement of other farmland under Williamson Act contract. However, the individual and cumulative loss of agricultural land under the Williamson Act caused by the proposed project would still occur. Given that CEQA does not require that the project be changed to avoid an impact, and no additional mitigation is available, this would result in a significant and unavoidable impact.

Climate Action Plan
The proposed CAP is a strategic plan focused on GHG emissions reduction through recommended community-wide GHG reduction strategies and an implementation plan. Since the proposed CAP does not involve any land use changes that would affect agricultural resources, implementation of the proposed CAP would not conflict with existing zoning for agricultural use or with a Williamson Act contract and impacts would be less than significant.

Significance without Mitigation: Less than significant.

Agricultural Lands Preservation Program
As described under Impact Discussion AG-1, the proposed ALPP is a program focused on mitigating the effects of agricultural land conversion through the dedication of eligible agricultural conservation easements at a rate of at least one acre of agricultural land for each one acre of agricultural land to be converted (1:1 ratio) for projects that would convert agricultural land to nonagricultural uses. The proposed ALLP would serve to be beneficial to agricultural resources by mitigating the negative effects of agricultural land conversion. Since the proposed ALLP does not involve any land use changes that would negatively affect agricultural resources, implementation of the proposed ALPP would not conflict with existing zoning for agricultural use or with a Williamson Act contract and impacts would be less than significant.

Significance without Mitigation: Less than significant.

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AG-3 Implementation of the proposed project would not involve other changes in the existing environment, which, due to their location or nature, could result in conversion of farmland to nonagricultural use or conversion of forest land to non-forest use.
2040 General Plan
The proposed 2040 General Plan would allow development that could result in potentially incompatible urban uses next to farms or ranches, creating circumstances that impair the productivity and profitability of agricultural operation, and could eventually lead farmers to take their land out of production. For example, this could manifest as complaints from new residents about noise, dust, and chemical use from agricultural operations. Concerns of farmers and ranchers about increased vandalism, traffic, access difficulties, and the introduction of domestic animals can lower productivity. Adjacent urban development may also increase land values, increasing the property tax burden for farmland not protected by Williamson Act contracts or permanent agricultural conservation easements.

The proposed 2040 General Plan recognizes that the agricultural history of Hollister contributes to its sense of place and seeks to preserve active agricultural lands. As such, the proposed 2040 General Plan contains goals, policies, and actions that require local planning and development decisions to consider impacts that development could have on existing agricultural land. The same goals, policies, and actions listed under Impact Discussion AG-1, and the proposed ALPP would serve to minimize potential adverse impacts of adjacent land uses on farmland. Thus, a less-than-significant impact would result.

Significance without Mitigation: Less than significant.

Climate Action Plan
The proposed CAP is a strategic plan focused on GHG emissions reduction through recommended community-wide GHG reduction strategies and an implementation plan. Since the proposed CAP does not involve any land use changes that would affect agricultural resources, implementation of the proposed CAP would not involve other changes in the existing environment, which, due to their location or nature, could result in conversion of farmland to nonagricultural use or conversion of forest land to non-forest use, and impacts would be less than significant.

Significance without Mitigation: Less than significant.

Agricultural Lands Preservation Program
As described under Impact Discussion AG-1, the proposed ALPP is a program focused on mitigating the effects of agricultural land conversion through the dedication of eligible agricultural conservation easements at a rate of at least one acre of agricultural land for each one acre of agricultural land to be converted (1:1 ratio) for projects that would convert agricultural land to nonagricultural uses. The proposed ALPP would serve to be beneficial to agricultural resources by mitigating the negative effects of agricultural land conversion. Since the proposed ALLP does not involve any land use changes that would negatively affect agricultural resources, implementation of the proposed ALPP would not involve other

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changes in the existing environment, which, due to their location or nature, could result in conversion of farmland to nonagricultural use or conversion of forest land to non-forest use and impacts would be less than significant.

Significance without Mitigation: Less than significant.

AG-4 Implementation of the proposed project would result in a cumulatively considerable impact to agricultural resources.
2040 General Plan
As described in Chapter 3, Project Description, and throughout this Revised Draft EIR, the proposed 2040 General Plan includes a buildout projection and population growth that would increase the urbanization of the city. To accommodate anticipated growth and achieve City goals, the proposed 2040 General Plan plans for the conversion of agricultural land to various types of residential and job-generating development. Moreover, the 2035 San Benito County General Plan Update EIR found that a significant cumulative impact would result with respect to the conversion of agricultural lands elsewhere in San Benito County.13 In combination with agricultural impacts identified throughout San Benito County, implementation of the proposed 2040 General Plan would contribute to cumulative impacts to agricultural resources.

As described under Impact Discussions AG-1 and AG-2, implementation of the proposed 2040 General Plan would result in significant impacts related to the conversion of qualified Farmland under CEQA and of farmland under Williamson Act contracts. As such, the proposed 2040 General Plan would contribute to the cumulative impacts of overall conversion of these lands in the region. Although proposed 2040 General Plan *Policy OS-2.1, Offsets for Loss of Agricultural Land, and *Action OS-2.1, Offsets for Agricultural Land Conversion, which are being implemented via the proposed ALPP, would mitigate and reduce regional agricultural impacts, the proposed project would contribute to cumulatively significant agricultural impacts in the region and a cumulative significant impact would occur.

Impact AG-4: The proposed project, in combination with past, present, and reasonably foreseeable projects, could result in a significant cumulative impact with respect to the conversion of Prime Farmland, Farmland of Statewide Importance, or Unique Farmland land (together referred to as “qualified Farmland”) under CEQA and Williamson Act properties to nonagricultural uses.

Significance with Mitigation: Significant and unavoidable. As described previously, implementation of the proposed project would result in significant impacts related to the conversion of qualified Farmland under CEQA and Williamson Act properties to nonagricultural uses. As such, the proposed project would contribute to the cumulative impact described in the San Benito County General Plan Update EIR. Although the proposed 2040 General Plan proposed*Policy OS-2.1, Offsets for Loss of Agricultural Land, and proposed *Action OS-2.1, Offsets for Agricultural Land Conversion, and the

13 San Benito County, March 16, 2015, 2035 San Benito County General Plan Update Revised Draft Environmental Impact Report, page 22-8.

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proposed Agricultural Lands Preservation Program would reduce and partially offset regional agricultural impacts, as well as consideration of mitigation measures to avoid conversion, the only way to fully avoid the agricultural impact of the proposed project is to not allow development on state- designated farmland. However, this would be infeasible and inconsistent with City planning goals and objectives. Further, the amount of growth foreseen in the region and the decisions of San Benito County and other surrounding counties regarding conversion of agricultural land are outside the control of the City of Hollister. Therefore, this impact would be significant and unavoidable.

Climate Action Plan
The proposed CAP is a strategic plan focused on GHG emissions reduction through recommended community-wide GHG reduction strategies and an implementation plan. Since the proposed CAP does not involve any land use changes that would negatively affect agricultural resources, implementation of the proposed CAP would result in a less-than-significant cumulative impact with respect to agricultural resources.

Significance without Mitigation: Less than significant.

Agricultural Lands Preservation Program
As described under Impact Discussion AG-1, the proposed ALPP is a program focused on mitigating the effects of agricultural land conversion through the dedication of eligible agricultural conservation easements at a rate of at least one acre of agricultural land for each one acre of agricultural land to be converted (1:1 ratio) for projects that would convert agricultural land to nonagricultural uses. The proposed ALPP would serve to be beneficial to agricultural resources by mitigating the negative effects of the agricultural land conversion. Since the proposed ALPP does not involve any land use changes that would negatively affect agricultural resources, implementation of the proposed CAP would result in a less- than-significant cumulative impact with respect to agricultural resources.

Significance without Mitigation: Less than significant.

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4.3 AIR QUALITY
This chapter of the Revised Draft Environmental Impact Report (EIR) describes the potential air quality impacts associated with the approval and implementation of the proposed project. This chapter describes the regulatory framework and existing conditions, identifies criteria used to determine impact significance, provides an analysis of the potential air quality impacts, and identifies policies that could minimize any potentially significant impacts.

This evaluation is based on the methodology recommended by the Monterey Bay Air Resources District (MBARD). The analysis focuses on air pollution from regional emissions and localized pollutant concentrations. Criteria air pollutant emissions modeling is included in Appendix B, Revised Air Quality and Greenhouse Gas Emissions Data, of this Revised Draft EIR. Transportation-sector impacts are based on trip generation and vehicle miles traveled (VMT) provided by Kimley-Horn and Associates. Cumulative impacts related to air quality are based on the regional boundaries of the North Central Coast Air Basin (NCCAB).

4.3.2 ENVIRONMENTAL SETTING

TERMINOLOGY
The following are definitions for terms used throughout this chapter:
 AAQS. Ambient Air Quality Standards.
 CES . CalEnviroScreen is a mapping tool that helps identify the California communities most affected by sources of pollution and where people are often especially vulnerable to pollution’s effects.  Concentrations. Refers to the amount of pollutant material per volumetric unit of air. Concentrations are measured in parts per million (ppm), parts per billion (ppb), or micrograms per cubic meter (µg/m3).
 Criteria Air Pollutants. Those air pollutants specifically identified for control under the federal Clean Air Act (currently seven—carbon monoxide, nitrogen oxides, lead, sulfur oxides, ozone, and coarse and fine particulates).
 DPM. Diesel particulate matter.
 Emissions. Refers to the actual quantity of pollutant, measured in tons per year.  ppm. Parts per million.
 Sensitive receptor. Land uses that are considered more sensitive to air pollution than others due to the types of population groups or activities involved. These land uses include residential, retirement facilities, hospitals, and schools.
 TAC . Toxic air contaminant.
 µg/m3. Micrograms per cubic meter.
 VMT . Vehicle miles traveled.

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AIR POLLUTANTS OF CONCERN
Criteria Air Pollutants
The pollutants emitted into the ambient air by stationary and mobile sources are categorized as primary and/or secondary pollutants. Primary air pollutants are emitted directly from sources. Carbon monoxide (CO), volatile organic compounds (VOC), nitrogen oxides (NOx), sulfur dioxide (SO2), coarse inhalable particulate matter (PM10), fine inhalable particulate matter (PM2.5), and lead (Pb) are primary air pollutants. Of these, CO, SO2, nitrogen dioxide (NO2), coarse inhalable particulate matter (PM10), and fine inhalable particulate matter (PM2.5) are “criteria air pollutants,” which means that ambient air quality standards (AAQS) have been established for them. VOC and NOx are criteria pollutant precursors that form secondary criteria air pollutants through chemical and photochemical reactions in the atmosphere. Ozone (O3) and nitrogen dioxide (NO2) are the principal secondary pollutants. Table 4.3-1, Criteria Air Pollutant Health Effects Summary, summarizes the potential health effects associated with the criteria air pollutants.

TABLE 4.3-1 CRITERIA AIR POLLUTANT HEALTH EFFECTS SUMMARY Pollutant Health Effects Examples of Sources
Carbon
Monoxide (CO)
 Chest pain in heart patients
 Headaches, nausea
 Reduced mental alertness
 Death at very high levels
 Any source that burns fuel such as cars, trucks,
construction and farming equipment, and
residential heaters and stoves
Ozone (O3)  Cough, chest tightness
 Difficulty taking a deep breath
 Worsened asthma symptoms
 Lung inflammation
 Atmospheric reaction of organic gases with
nitrogen oxides in sunlight
Nitrogen
Dioxide (NO2)
 Increased response to allergens
 Aggravation of respiratory illness
 Same as carbon monoxide sources
Particulate
Matter (PM10
and PM2.5)
 Hospitalizations for worsened heart diseases
 Emergency room visits for asthma
 Premature death
 Cars and trucks (particularly diesels)
 Fireplaces and woodstoves
 Windblown dust from overlays, agriculture,
and construction
Sulfur Dioxide
(SO2)
 Aggravation of respiratory disease (e.g., asthma
and emphysema)
 Reduced lung function
 Combustion of sulfur-containing fossil fuels,
smelting of sulfur-bearing metal ores, and
industrial processes
Lead (Pb)  Behavioral and learning disabilities in children  Nervous system impairment
 Contaminated soil
Sources: California Air Resources Board, 2022, Common Air Pollutants: Air Pollution and Health, https://ww2.arb.ca.gov/resources/common-air- pollutants, accessed January 31, 2022; South Coast Air Quality Management District, 2005, Guidance Document for Addressing Air Quality Issues in General Plans and Local Planning, http://www.aqmd.gov/docs/default-source/planning/air-quality-guidance/complete-guidance-document.pdf , accessed March 2, 2022.

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A description of each of the primary and secondary criteria air pollutants and its known health effects is presented herein.
 Carbon Monoxide (CO) is a colorless, odorless gas produced by incomplete combustion of carbon substances, such as gasoline or diesel fuel. CO is a primary criteria air pollutant. CO concentrations tend to be the highest during winter mornings with little to no wind, when surface-based inversions trap the pollutant at ground levels. The highest ambient CO concentrations are generally found near traffic-congested corridors and intersections. The primary adverse health effect associated with CO is interference with normal oxygen transfer to the blood, which may result in tissue oxygen deprivation.1  Volatile Organic Compounds (VOCs) are compounds composed primarily of atoms of hydrogen and carbon. Internal combustion associated with motor vehicle usage is the major source of VOCs. Other sources of VOCs include evaporative emissions associated with the use of paints and solvents, the application of asphalt paving, and the use of household consumer products such as aerosols. There are no ambient air quality standards established for VOCs.  Nitrogen Oxides (NOx) are a by-product of fuel combustion and contribute to the formation of ground- level O3, PM10, and PM2.5. The two major forms of NOx are nitric oxide (NO) and nitrogen dioxide (NO2). NO is a colorless, odorless gas formed from atmospheric nitrogen and oxygen when combustion takes place under high temperature and/or high pressure. The principal form of NO2 produced by combustion is NO, but NO reacts with oxygen quickly to form NO2, creating the mixture of NO and NO2 commonly called NOx. NO2 acts as an acute irritant and is more injurious than NO in equal concentrations. At atmospheric concentrations, however, NO2 is only potentially irritating. NO2 absorbs blue light; the result is a brownish-red cast to the atmosphere and reduced visibility. NO2 exposure concentrations near roadways are of particular concern for susceptible individuals, including people with asthma, children, and the elderly. Current scientific evidence links short-term NO2 exposures, ranging from 30 minutes to 24 hours, with adverse respiratory effects, including airway inflammation in healthy people and increased respiratory symptoms in people with asthma. Also, studies show a connection between breathing elevated short-term NO2 concentrations and increased visits to emergency departments and hospital admissions for respiratory issues, especially asthma.2  Sulfur Dioxide (SO2) is a colorless, pungent, irritating gas formed by the combustion of sulfurous fossil fuels. It enters the atmosphere as a result of burning high-sulfur-content fuel oils and coal and from chemical processes at chemical plants and refineries. Gasoline and natural gas have very low sulfur content and do not release significant quantities of SO2. When sulfur dioxide forms sulfates (SO4) in the atmosphere, together these pollutants are referred to as sulfur oxides (SOX). Thus, SO2 is both a primary and secondary criteria air pollutant. At sufficiently high concentrations, SO2 may irritate the upper respiratory tract. Current scientific evidence links short-term exposures to SO2, ranging from 5 minutes to 24 hours, with an array of adverse respiratory effects including bronchoconstriction and increased asthma symptoms. These effects are particularly important for asthmatics at elevated ventilation rates (e.g., while exercising or playing.) At lower concentrations and when combined with particulates, SO2 may do greater harm by injuring lung tissue. Studies also show a connection between short-term exposure and increased visits to emergency departments and hospital

1 EPA. Criteria Air Pollutants, https://www.epa.gov/criteria-air-pollutants , accessed December 6, 2022. 2 EPA. Criteria Air Pollutants, https://www.epa.gov/criteria-air-pollutants , accessed December 6, 2022.

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admissions for respiratory illnesses, particularly in at-risk populations including children, the elderly, and asthmatics.3
 Suspended Particulate Matter (PM10 and PM2.5) consists of finely divided solids or liquids such as soot, dust, aerosols, fumes, and mists. Two forms of fine particulates are now recognized and regulated.

Inhalable coarse particles, or PM10, include particulate matter with an aerodynamic diameter of 10 microns (i.e., 10 millionths of a meter or 0.0004 inch) or less. Inhalable fine particles, or PM2.5, have an aerodynamic diameter of 2.5 microns (i.e., 2.5 millionths of a meter or 0.0001 inch) or less.

Particulate discharge into the atmosphere results primarily from industrial, agricultural, construction, and transportation activities. Both PM10 and PM2.5 may adversely affect the human respiratory system, especially in people who are naturally sensitive or susceptible to breathing problems. EPA scientific review concluded that PM2.5, which penetrates deeply into the lungs, is more likely than PM10 to contribute to health effects and at concentrations that extend well below those allowed by the current PM10 stan dards. These health effects include premature death in people with heart or lung disease, nonfatal heart attacks, irregular heartbeat, aggravated asthma, decreased lung function, and increased respiratory symptoms (e.g., irritation of the airways, coughing, or difficulty breathing).  Diesel particulate matter (DPM) is classified by the California Air Resources Board (CARB) as a carcinogen. Particulate matter can also cause environmental effects such as visibility impairment,4 environmental damage,5 and aesthetic damage.6,7
 Ozone (O3) is commonly referred to as “smog” and is a gas that is formed when VOCs and NOx, both by-products of internal combustion engine exhaust, undergo photochemical reactions in the presence of sunlight. O3 is a secondary criteria air pollutant. O3 concentrations are generally highest during the summer months when direct sunlight, light winds, and warm temperatures create favorable conditions for its formation. O3 poses a health threat to those who already suffer from respiratory diseases as well as to healthy people. Breathing O3 can trigger a variety of health problems, including chest pain, coughing, throat irritation, and congestion. It can worsen bronchitis, emphysema, and asthma. Ground-level O3 also can reduce lung function and inflame the linings of the lungs. Repeated exposure may permanently scar lung tissue. O3 also affects sensitive vegetation and ecosystems, including forests, parks, wildlife refuges, and wilderness areas. In particular, O3 harms sensitive vegetation, including forest trees and plants during the growing season.8  Lead (Pb) is a metal found naturally in the environment as well as in manufactured products. The major sources of lead emissions have historically been mobile and industrial sources. As a result of the EPA’s regulatory efforts to remove lead from on-road motor vehicle gasoline, emissions of lead from the transportation sector dramatically declined by 95 percent between 1980 and 1999, and levels of

3 EPA. Criteria Air Pollutants, https://www.epa.gov/criteria-air-pollutants , accessed December 6, 2022. 4 PM2.5 is the main cause of reduced visibility (haze) in parts of the United States. 5 Particulate matter can be carried over long distances by wind and then settle on ground or water. The effects of this settling include: making lakes and streams acidic; changing the nutrient balance in coastal waters and large river basins; depleting the nutrients in soil; damaging sensitive forests and farm crops; and affecting the diversity of ecosystems. 6 Particulate matter can stain and damage stone and other materials, including culturally important objects such as statues and monuments.
7 EPA. Criteria Air Pollutants, https://www.epa.gov/criteria-air-pollutants , accessed April 18, 2022. 8 EPA. Criteria Air Pollutants, https://www.epa.gov/criteria-air-pollutants , accessed April 18, 2022.

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lead in the air decreased by 94 percent between 1980 and 1999. Today, the highest levels of lead in air are usually found near lead smelters. The major sources of lead emissions to the air today are ore and metals processing and piston-engine aircraft operating on leaded aviation gasoline. Once taken into the body, lead distributes throughout the body in the blood and is accumulated in the bones.

Depending on the level of exposure, lead can adversely affect the nervous system, kidney function, immune system, reproductive and developmental systems, and the cardiovascular system. Lead exposure also affects the oxygen-carrying capacity of the blood. The lead effects most commonly encountered in current populations are neurological effects in children and cardiovascular effects (e.g., high blood pressure and heart disease) in adults. Infants and young children are especially sensitive to even low levels of lead, which may contribute to behavioral problems, learning deficits, and lowered IQ.9
Toxic Air Contaminants
People exposed to TACs at sufficient concentrations and durations may have an increased chance of getting cancer or experiencing other serious health effects. These health effects can include damage to the immune system, as well as neurological, reproductive (e.g., reduced fertility), developmental, respiratory, and other health problems.10 At the time of the last update to the TAC list in December 1999, CARB had designated 244 compounds as TACs.11 Additionally, CARB has implemented control measures for a number of compounds that pose high risks and show potential for effective control. There are no air quality standards for TACs. Instead, TAC impacts are evaluated by calculating the health risks associated with a given exposure. The majority of the estimated health risks from TACs can be attributed to relatively few compounds, the most relevant to the proposed project being particulate matter from diesel-fueled engines.

Diesel Particulate Matter
In 1998, CARB identified DPM as a TAC. Previously, the individual chemical compounds in diesel exhaust were considered TACs. Almost all diesel exhaust particles are 10 microns or less in diameter. Because of their extremely small size, these particles can be inhaled and eventually trapped in the bronchial and alveolar regions of the lungs. Long-term (chronic) inhalation of DPM is likely a lung cancer risk. Short-term (i.e., acute) exposure can cause irritation and inflammatory symptoms and may exacerbate existing allergies and asthma symptoms.12

9 EPA. Criteria Air Pollutants, https://www.epa.gov/criteria-air-pollutants , accessed April 18, 2022. 10 EPA. 2019. Health and Environmental Effects of Hazardous Air Pollutants. https://www.epa.gov/haps/health-and- environmental-effects-hazardous-air-pollutants
11 CARB, 1999. Final Staff Report: Update to the Toxic Air Contaminant List. 12 EPA. 2002, May. Health Assessment Document for Diesel Engine Exhaust. Prepared by the National Center for Environmental Assessment, Washington, DC, for the Office of Transportation and Air Quality. EPA/600/8-90/057F.

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Placement of New Sensitive Receptors
Because placement of sensitive land uses falls outside CARB’s jurisdiction, CARB developed and approved the Air Quality and Land Use Handbook: A Community Health Perspective (2005) to address the siting of sensitive land uses in the vicinity of freeways, distribution centers, rail yards, ports, refineries, chrome- plating facilities, dry cleaners, and gasoline-dispensing facilities. This guidance document was developed to assess compatibility and associated health risks when placing sensitive receptors near existing pollution sources.

CARB’s recommendations on the siting of new sensitive land uses identified in Table 4.3-2, CARB Recommendations for Siting New Sensitive Land Uses, were based on a compilation of recent studies that evaluated data on the adverse health effects from proximity to air pollution sources.

TABLE 4.3-2 CARB RECOMMENDATIONS FOR SITING NEW SENSITIVE LAND USES Source/Category Advisory Recommendations
Freeways and
High-Traffic Roads
Avoid siting new sensitive land uses within 500 feet of a freeway, urban roads with 100,000 vehicles per day, or rural roads with 50,000 vehicles per day.

Distribution Centers
Avoid siting new sensitive land uses within 1,000 feet of a distribution center (that accommodates more than 100 trucks per day, more than 40 trucks with operating transport refrigeration units [TRUs] per day, or where TRU unit operations exceed 300 hours per week).

Take into account the configuration of existing distribution centers and avoid locating residences and other sensitive land uses near entry and exit points.

Rail Yards Avoid siting new sensitive land uses within 1,000 feet of a major service and maintenance rail yard.

Within one mile of a rail yard, consider possible siting limitations and mitigation approaches.

Ports Avoid siting of new sensitive land uses immediately downwind of ports in the most heavily impacted zones. Consult local air districts or CARB on the status of pending analyses of health risks.

Refineries Avoid siting new sensitive land uses immediately downwind of petroleum refineries. Consult with local air districts and other local agencies to determine an appropriate separation.

Chrome Platers Avoid siting new sensitive land uses within 1,000 feet of a chrome plater.

Dry Cleaners Using
Perchloroethylene
Avoid siting new sensitive land uses within 300 feet of any dry cleaning operation. For operations with two or more machines, provide 500 feet. For operations with three or more machines, consult with the local air district. Do not site new sensitive land uses in the same building with perchloroethylene dry cleaning operations.

Gasoline Dispensing
Facilities
Avoid siting new sensitive land uses within 300 feet of a large gas station (defined as a facility with a throughput of 3.6 million gallons per year or greater). A 50-foot separation is recommended for typical gas dispensing facilities.

Source: California Air Resources Board, May 2005, Air Quality and Land Use Handbook: A Community Health Perspective.

The key observation in these studies is that proximity to air pollution sources substantially increases both exposure and the potential for adverse health effects. There are three carcinogenic TACs that constitute the majority of the known health risks from motor vehicle traffic: DPM from trucks and benzene and 1,3- butadiene from passenger vehicles.

In 2017, CARB provided a supplemental technical advisory to the handbook for near-roadway air pollution exposure, Strategies to Reduce Air Pollution Exposure Near High-Volume Roadways. Strategies include

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practices and technologies that reduce traffic emissions, increase dispersion of traffic pollution (or the dilution of pollution in the air), or remove pollution from the air.13

REGULATORY FRAMEWORK
Federal, state, and local air districts have passed laws and regulations intended to control and enhance air quality. Land use in the EIR Study Area is subject to the rules and regulations imposed by MBARD, CARB, and the United States Environmental Protection Agency (USEPA). The regulatory framework potentially applicable to the proposed project is summarized here.

Federal and State Regulations
Ambient air quality standards (AAQS) have been adopted at federal and state levels for criteria air pollutants. In addition, both the federal and state governments regulate the release of TACs. The City of Hollister is in the NCCAB and is subject to the rules and regulations imposed by the MBARD, the national AAQS adopted by the USEPA, and the California AAQS adopted by CARB.

Ambient Air Quality Standards for Criteria Air Pollutants The Clean Air Act (CAA) was passed in 1963 by the US Congress and has been amended several times. The 1970 CAA amendments strengthened previous legislation and laid the foundation for the regulatory scheme of the 1970s and 1980s. In 1977, Congress again added several provisions, including nonattainment requirements for areas not meeting National AAQS and the Prevention of Significant Deterioration program. The 1990 amendments represent the latest in a series of federal efforts to regulate the protection of air quality in the United States. The CAA allows states to adopt more stringent standards or to include other pollutants. The California CAA, signed into law in 1988, requires all areas of the state to achieve and maintain the California AAQS by the earliest practical date. The California AAQS tend to be more restrictive than the National AAQS.

The National and California AAQS are the levels of air quality considered to provide a margin of safety in the protection of the public health and welfare. They are designed to protect “sensitive receptors” most susceptible to further respiratory distress, such as asthmatics, the elderly, very young children, people already weakened by other disease or illness, and people engaged in strenuous work or exercise. Healthy adults can tolerate occasional exposure to air pollutant concentrations considerably above these minimum standards before adverse effects are observed.

Both California and the federal government have established health-based AAQS for seven air pollutants, which are shown in Table 4.3-3, Ambient Air Quality Standards for Criteria Pollutants. These pollutants are ozone (O 3), nitrogen dioxide (NO2), carbon monoxide (CO), sulfur dioxide (SO2), coarse inhalable particulate matter (PM10), fine inhalable particulate matter (PM2.5), and lead (Pb). In addition, the State has set standards for sulfates, hydrogen sulfide, vinyl chloride, and visibility-reducing particles. These

13 CARB. 2017, April. Strategies to Reduce Air Pollution Exposure Near High-Volume Roadways https://ww2.arb.ca.gov/sites/default/files/2017-10/rd_technical_advisory_final.pdf

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standards are designed to protect the health and welfare of the populace with a reasonable margin of safety.

TABLE 4.3-3 AMBIENT AIR QUALITY STANDARDS FOR CRITERIA POLLUTANTS Pollutant Averaging Time
California
Standard a
Federal Primary
Standard b Major Pollutant Sources
Ozone (O3) c
1 hour 0.09 ppm *
Motor vehicles, paints, coatings, and solvents.
8 hours 0.070 ppm 0.070 ppm
Carbon
Monoxide (CO)
1 hour 20.0 ppm 35.0 ppm Internal combustion engines, primarily gasoline- powered motor vehicles. 8 hours 9.0 ppm 9.0 ppm
Nitrogen
Dioxide (NO2)
Annual Average 0.030 ppm 0.053 ppm Motor vehicles, petroleum-refining operations, industrial sources, aircraft, ships, and railroads. 1 hour 0.18 ppm 0.100 ppm Sulfur
Dioxide (SO2)
Annual
Arithmetic
Mean
* 0.030 ppm
Fuel combustion, chemical plants, sulfur recovery
plants, and metal processing. 1 hour 0.25 ppm 0.075 ppm 24 hours 0.04 ppm 0.14 ppm
Respirable
Particulate
Matter
(PM10)
Annual
Arithmetic
Mean

20.0 µg/m3 * Dust and fume-producing construction, industrial, and agricultural operations, combustion, atmospheric
photochemical reactions, and natural activities (e.g.,
wind-raised dust and ocean sprays). 24 hours 50.0 µg/m3 150.0 µg/m3 Respirable
Particulate
Matter
(PM2.5 ) d, e
Annual
Arithmetic
Mean

12.0 µg/m3 9.0 µg/m3 Dust and fume-producing construction, industrial, and agricultural operations, combustion, atmospheric
photochemical reactions, and natural activities (e.g.,
wind-raised dust and ocean sprays). 24 hours * 35.0 µg/m3 Lead (Pb)
30-Day Average 1.5 µg/m3 *
Present source: lead smelters, battery manufacturing
& recycling facilities. Past source: combustion of
leaded gasoline.

Calendar
Quarterly * 1.5 µg/m3
Rolling 3-Month
Average * 0.15 µg/m3
Sulfates (SO4) f 24 hours 25 µg/m3 * Industrial processes.

Visibility
Reducing
Particles
8 hours
ExCof =0.23/km
visibility of 10≥
miles
No Federal
Standard
Visibility-reducing particles consist of suspended
particulate matter, which is a complex mixture of tiny
particles that consists of dry solid fragments, solid
cores with liquid coatings, and small droplets of liquid.

These particles vary greatly in shape, size, and
chemical composition, and can be made up of many
different materials such as metals, soot, soil, dust, and salt.

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TABLE 4.3-3 AMBIENT AIR QUALITY STANDARDS FOR CRITERIA POLLUTANTS Pollutant Averaging Time
California
Standard a
Federal Primary
Standard b Major Pollutant Sources
Hydrogen
Sulfide 1 hour 0.03 ppm No Federal
Standard
Hydrogen sulfide (H2S) is a colorless gas with the odor of rotten eggs. It is formed during bacterial
decomposition of sulfur-containing organic
substances. Also, it can be present in sewer gas and
some natural gas, and can be emitted as the result of
geothermal energy exploitation.

Vinyl Chloride 24 hour 0.01 ppm No Federal
Standard
Vinyl chloride (chloroethene), a chlorinated hydro-
carbon, is a colorless gas with a mild, sweet odor.

Most vinyl chloride is used to make polyvinyl chloride
(PVC) plastic and vinyl products. Vinyl chloride has
been detected near landfills, sewage plants, and
hazardous waste sites, due to microbial breakdown of
chlorinated solvents.

Notes: ppm: parts per million; μg/m3: micrograms per cubic meter * Standard has not been established for this pollutant/duration by this entity. a. California standards for O3, CO (except 8-hour Lake Tahoe), SO2 (1 and 24 hour), NO2, and particulate matter (PM10, PM2.5, and visibility reducing particles), are values that are not to be exceeded. All others are not to be equaled or exceeded. California ambient air quality standards are listed in the Table of Standards in Section 70200 of Title 17 of the California Code of Regulations. b. National standards (other than O3, PM, and those based on annual arithmetic mean) are not to be exceeded more than once a year. The O3 standard is attained when the fourth highest 8-hour concentration measured at each site in a year, averaged over three years, is equal to or less than the standard. For PM10, the 24-hour standard is attained when the expected number of days per calendar year with a 24-hour average concentration above 150 µg/m3 is equal to or less than one. For PM2.5, the 24-hour standard is attained when 98 percent of the daily concentrations, averaged over three years, are equal to or less than the standard.
c. On October 1, 2015, the national 8-hour ozone primary and secondary standards were lowered from 0.075 to 0.070 ppm. d. On December 14, 2012, the national annual PM2.5 primary standard was lowered from 15 μg/m3 to 12.0 µg/m3. The existing national 24-hour PM2.5 standards (primary and secondary) were retained at 35 µg/m3, as was the annual secondary standard of 15 µg/m3. The existing 24-hour PM10 standards (primary and secondary) of 150 µg/m3 also were retained. The form of the annual primary and secondary standards is the annual mean, averaged over 3 years.
e. On February 7, 2024, the national annual PM2.5 standard was lowered from 12 μg/m3 to 9 µg/m3. The existing national 24-hour PM2.5 standards (primary and secondary), secondary annual PM2.5 standard, and PM10 standards (primary and secondary) were retained. f. On June 2, 2010, a new 1-hour SO2 standard was established, and the existing 24-hour and annual arithmetic mean standards were revoked.

Source: California Air Resources Board, 2016, Ambient Air Quality Standards, https://ww2.arb.ca.gov/resources/documents/ambient-air-quality- standards-0, accessed March 2, 2022.

California has also adopted a host of other regulations that reduce criteria pollutant emissions, including:
 Assembly Bill (AB) 1493: Pavley Fuel Efficiency Standards. Pavley I is a clean-car standard that reduces emissions from new passenger vehicles (light-duty auto to medium-duty vehicles) from 2009 through 2016. In January 2012, CARB approved the Advanced Clean Cars program (formerly known as Pavley II) for model years 2017 through 2025.
 Heavy-Duty (Tractor-Trailer) Greenhouse Gas (GHG) Regulation. The tractors and trailers subject to this regulation must either use USEPA SmartWay-certified tractors and trailers or retrofit their existing fleet with SmartWay-verified technologies. The regulation applies primarily to owners of 53-foot or longer box-type trailers, including both dry-van and refrigerated-van trailers, and owners of the heavy- duty tractors that pull them on California highways. These owners are responsible for replacing or retrofitting their affected vehicles with compliant aerodynamic technologies and low-rolling-resistance tires. Sleeper-cab tractors model year 2011 and later must be SmartWay certified. All other tractors must use SmartWay-verified low-rolling-resistance tires. This rule has criteria air pollutant co-benefits.

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 Senate Bill (SB) 1078 and SB 107: Renewables Portfolio Standards. A major component of California’s Renewable Energy Program is the renewables portfolio standard established under SBs 1078 (Sher) and 107 (Simitian). Under this standard, certain retail sellers of electricity were required to increase the amount of renewable energy each year by at least 1 percent to reach at least 20 percent by December 30, 2010.
 California Code of Regulations (CCR) Title 20: Appliance Energy Efficiency Standards. The 2006 Appliance Efficiency Regulations (20 CCR 1601–1608) were adopted by the California Energy Commission on October 11, 2006, and approved by the California Office of Administrative Law on December 14, 2006. The regulations include standards for both federally regulated appliances and non–federally regulated appliances. This code reduces natural gas use from appliances.  24 CCR, Part 6: Building and Energy Efficiency Standards. Energy conservation standards for new residential and nonresidential buildings adopted by the California Energy Resources Conservation and Development Commission (now the California Energy Commission) in June 1977. This code reduces natural gas use from buildings.
 24 CCR, Part 11: Green Building Standards Code. Establishes planning and design standards for sustainable site development, energy efficiency (in excess of the California Energy Code requirements), water conservation, material conservation, and internal air contaminants. This code reduces natural gas use from buildings.

Tanner Air Toxics Act and Air Toxics “Hot Spot” Information and Assessment Act Public exposure to TACs is a significant environmental health issue in California. In 1983, the California Legislature enacted a program to identify the health effects of TACs and to reduce exposure to these contaminants to protect the public health. The California Health and Safety Code defines a TAC as “an air pollutant which may cause or contribute to an increase in mortality or in serious illness, or which may pose a present or potential hazard to human health.” A substance that is listed as a hazardous air pollutant pursuant to Section 112(b) of the federal CAA (42 US Code Section 7412[b]) is a TAC. Under State law, the California Environmental Protection Agency (CalEPA), acting through CARB, is authorized to identify a substance as a TAC if it is an air pollutant that may cause or contribute to an increase in mortality or serious illness, or may pose a present or potential hazard to human health.

California regulates TACs primarily through AB 1807 (Tanner Air Toxics Act) and AB 2588 (Air Toxics “Hot Spot” Information and Assessment Act of 1987). The Tanner Air Toxics Act sets up a formal procedure for CARB to designate substances as TACs. Once a TAC is identified, CARB adopts an “airborne toxics control measure” for sources that emit designated TACs. If there is a safe threshold for a substance (i.e., a point below which there is no toxic effect), the control measure must reduce exposure to below that threshold.

If there is no safe threshold, the measure must incorporate toxics best available control technology to minimize emissions. To date, CARB has established formal control measures for 11 TACs that are identified as having no safe threshold.

Under AB 2588, TAC emissions from individual facilities are quantified and prioritized by the air quality management district or air pollution control district. High-priority facilities are required to perform a health risk assessment, and if specific thresholds are exceeded, are required to communicate the results to the public through notices and public meetings.

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CARB has promulgated the following specific rules to limit TAC emissions:
 13 CCR Chapter 10 Section 2485: Airborne Toxic Control Measure to Limit Diesel-Fueled Commercial Motor Vehicle Idling. Generally restricts on-road diesel-powered commercial motor vehicles with a gross vehicle weight rating of greater than 10,000 pounds from idling more than five minutes.  13 CCR Chapter 10 Section 2480: Airborne Toxic Control Measure to Limit School Bus Idling and Idling at Schools. Generally restricts a school bus or transit bus from idling for more than five minutes when within 100 feet of a school.
 13 CCR Section 2477 and Article 8: Airborne Toxic Control Measure for In-Use Diesel-Fueled Transport Refrigeration Units (TRU) and TRU Generator Sets and Facilities Where TRUs Operate. Regulations established to control emissions associated with diesel-powered TRUs.

Regional Regulations
Monterey Bay Air Resources District
MBARD is the local air district responsible for local air quality regulation in the NCCAB which is comprised of Monterey, Santa Cruz and San Benito counties. MBARD shares responsibility with CARB for ensuring that State and national AAQS are achieved and maintained within the NCCAB. The mission of MBARD is to protect public and environmental health while balancing economic and air quality considerations. MBARD is responsible for air monitoring, enforcement, long-range air quality planning, regulatory development, education and public information activities related to air pollution. MBARD is the primary enforcement mechanism for air pollution control, and must have rules for enforcement for the attainment and maintenance of federal and state ambient air standards.14 2012-2015 Air Quality Management Plan
The California CAA (Health and Safety Code Section 40910 et seq.) requires air districts to adopt air quality attainment plans and to review and revise their plans to address deficiencies in interim measures of progress once every three years. The 2012-2015 Air Quality Management Plan (2012-2015 AQMP) was created by MBARD and is the seventh update to the 1991 AQMP.15 Elements updated from the 2012 AQMP include air quality trends, emission inventory, and mobile source programs. Mobile source emissions continue to dominate MBARD’s NOX emissions inventory and therefore the 2012-2015 AQMP includes more regulations on lowering vehicle miles traveled aid in this issue. The purpose of the 2012- 2015 AQMP is to continue to focus on achieving the 8-hour component of the California ozone standard.

14 Monterey Bay Air Resources District (MBARD), 2022, About Us: What is the Monterey Bay Area Resources District?, https://www.mbard.org/about-us , accessed November 11, 2022. 15 Monterey Bay Air Resources District (MBARD), 2017, 2012-2015 Air Quality Management Plan (AQMP), https://www.mbard.org/files/6632732f5/2012-2015-AQMP_FINAL.pdf , accessed November 11, 2022.

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2005 Particulate Matter Plan
2005 Particulate Matter Plan SB 656 (2003) required that the CARB adopt a list of the most readily available, feasible, and cost-effective control measures that could be implemented by the air pollution control districts to reduce ambient levels of particulate matter in the air basin. The 2005 Report on Attainment of the California Particulate Matter Standards in the Monterey Bay Region is the MBARD’s implementation plan for reducing particulate matter in the NCCAB, which includes Monterey, Santa Cruz, and San Benito Counties.16
Measures in the 2005 Report on Attainment of the California Particulate Matter Standards in the Monterey Bay Region include:
 Agricultural Best Management Practices (BMPs) to reduce fugitive dust from agricultural tilling and unpaved roads.
 Incentive programs and demonstration projects to control fugitive dust for various conditions of the NCCAB.
 Mineral processing BMPs and contingency measures for cement manufacturing if mineral processing BMPs do not achieve desired results.
 Air Toxics Control Measures (ATCM) for naturally occurring asbestos.  ATCMs for agricultural pumps as a control measure.17
2007 Federal Maintenance Plan
The 2007 Federal Maintenance Plan for Maintaining the National Ozone Standard in the Monterey Bay Region provides a strategy for maintaining National Ambient Air Quality Standards (NAAQS) for ozone in the NCCAB and was approved by MBARD and AMBAG in 2007.18 This plan was prepared according to USEPA’s “Maintenance Plan Guidance Document for Certain 8-Hour Ozone Areas Under Section 110(a)(1) of Clean Air Act” and established the planning requirements to maintain attainment status for the 8-hour NAAQS.
2014 Plug-In Electric Vehicle (PEV) Readiness Plan
The Monterey Bay Plug-in Electric Vehicle (PEV) Readiness Plan for Monterey, Santa Cruz and San Benito Counties was prepared by MBARD Board for California Energy Commission (CEC) in 2014.19 This plan was funded by CEC to allow BAAQMD coordinate with MBARD to develop this plan to promote rapid adoption

16 Monterey Bay Air Resource District (MBARD), 2005, December. 2005 Report on Attainment of the California Particulate Matter Standards in the Monterey Bay Region, https://www.mbard.org/files/b0f496297/358+%281%29.pdf , accessed December 6, 2022.
17 Monterey Bay Air Resource District (MBARD), 2005, December. 2005 Report on Attainment of the California Particulate Matter Standards in the Monterey Bay Region, https://www.mbard.org/files/b0f496297/358+%281%29.pdf , accessed December 6, 2022.
18 Monterey Bay Air Resource District (MBARD), 2007, March. 2007 Federal Maintenance Plan for Maintaining the National Ozone Standard in the Monterey Bay, https://www.mbard.org/files/2793382b3/451.pdf , accessed December 6, 2022. 19 Monterey Bay Air Resource District (MBARD), 2014, July. The Monterey Bay Plug-in Electric Vehicle (PEV) Readiness Plan for Monterey, Santa Cruz and San Benito Counties, https://www.mbard.org/files/e577d6ffb/Plug- In+Electric+Vehicle++Readiness+Plan_2014.pdf, accessed December 6, 2022.

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of PEVs in the region by developing PEV charging infrastructure and PEV-friendly policies throughout the diverse communities of the Monterey Bay region.

The overarching goals of the Monterey Bay PEV Plan include:
 To promote mass adoption of PEVs via individual and feel deployment, including rental, car share, corporate, and government fleets.
 To develop a public charging network enabling all-electric travel throughout the region.  To streamline EV charger installation and promote rapid charge station deployment.  To provide consumer and leadership education and outreach on the benefits of PEVs.  To reduce GHG emissions and criteria air pollutants from light-duty vehicles.20 MBARD Rules
The following MBARD rules limit emissions of air pollutants from construction and operation from development projects:
 Rule 400 – Visible Emissions. Discharge of visible air pollutant emissions into the atmosphere from any emission source for a period or periods aggregating more than three minutes in any one hour, as observed using an appropriate test method, is prohibited.  Rule 402 – Nuisances. No person shall discharge from any source whatsoever such quantities of air contaminants or other materials which cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public; or which endanger the comfort, repose, health, or safety of any such persons or the public; or which cause, or have a natural tendency to cause, injury or damage to business or property.
 Rule 426 – Architectural Coatings. This rule limits the emissions of ROGs from the use of architectural coatings.

Association of Monterey Bay Area Governments
The Association of Monterey Bay Area Governments (AMBAG) is the transportation planning, coordinating, and financing agency for the Monterey Bay Area, which includes Monterey, San Benito, and Santa Cruz counties. AMBAG is a federally designated Metropolitan Planning Organization (MPO) and is required to produce certain documents that maintain the region’s eligibility for federal transportation assistance. Among AMBAG’s many functions, it also authors the Metropolitan Transportation Plan and the Sustainable Communities Strategy (MTP/SCS) with Regional Transportation Planning Agencies (RTPA), transit providers, MBARD, state and federal governments, and organizations involved in transportation planning. The Council of San Benito County Governments (SBCOG) is the RTPA for San Benito County and is responsible for the county-wide regional transportation plan (RTP) which includes the city of Hollister.

20 Monterey Bay Air Resource District (MBARD), 2014, July. The Monterey Bay Plug-in Electric Vehicle (PEV) Readiness Plan for Monterey, Santa Cruz and San Benito Counties, https://www.mbard.org/files/e577d6ffb/Plug- In+Electric+Vehicle++Readiness+Plan_2014.pdf, accessed December 6, 2022.

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Metropolitan Transportation Plan/Sustainability Communities Strategy AMBAG adopted the 2045 MTP/SCS in June 2022 with a framework of goals and policy objectives to address the mobility and accessibility needs of the region.21 As the MPO, AMBAG updates the MTP/SCS every four years through a bottom-up process involving numerous stakeholders to develop a new growth and an updated multimodal transportation network with the available revenues. Additionally, the 2045 MTP/SCS complies with the Clean Air Act and the region is in attainment for air quality conformity.

The 2045 MTP/SCS must comply with specific state and federal mandates, including the Sustainable Communities and Climate Protection Act of 2008 (generally known by its legislative bill number “SB 375”).

SB 375 directs AMBAG to implement the State’s GHG emissions reduction goals for cars and light trucks set by CARB. Promotion of non-motorized modes of transportation is essential to reduce GHG emissions, reduce roadway congestion, and improve public health and air quality. Overall, the investments identified in the 2045 MTP/SCS are expected to result in significant benefits to the region, not only with respect to transportation and mobility, but also economic activity, air quality, safety, and social equity.

AB 617, Community Air Protection Program
AB 617 requires local air districts to monitor and implement air pollution control strategies that reduce localized air pollution in communities that bear the greatest burdens. In response to AB 617, CARB has established the Community Air Protection Program.

Air districts are required to host workshops to help identify communities that are disproportionately affected by poor air quality. Once the criteria have been set for identifying the highest priority locations and the communities have been selected, new community monitoring systems will be installed to track and monitor community-specific air pollution goals. In 2018 CARB prepared an air monitoring plan (Community Air Protection Blueprint) that evaluates the availability and effectiveness of air monitoring technologies and existing community air monitoring networks. Under AB 617, the Blueprint is required to be updated every five years.

Under AB 617, CARB is also required to prepare a statewide strategy to reduce TACs and criteria pollutants in impacted communities; provide a statewide clearinghouse for best available retrofit control technology; adopt new rules requiring the latest best available retrofit control technology for all criteria pollutants for which an area has not achieved attainment of California AAQS; and provide uniform, statewide reporting of emissions inventories. Air districts are required to adopt a community emissions reduction program to achieve reductions for the communities impacted by air pollution that CARB identifies.

21 Association of Monterey Bay Area Governments (AMBAG), 2022. 2045 Metropolitan Transportation Plan & the Sustainable Communities Strategy (MTP/SCS). https://www.ambag.org/plans/2045-metropolitan-transportation-plan- sustainable-communities-strategy, accessed November 28, 2022.

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Local Regulations
The Hollister Municipal Code (HMC) includes various directives to minimize adverse impacts to visual resources in Hollister. The HMC is organized by Title, Chapter, and Section. Most provisions related to air quality impacts are included in Title 8, Health and Safety; Title 12, Streets, Sidewalks, and Public Spaces; and Title 17, Zoning, as follows:
 Chapter 8.12, Solid Waste Collection and Disposal. This chapter requires prohibition of burning of solid waste, unless regulated by Monterey Bay Unified Air Pollution Control District.  Chapter 12.24, Protection of Street Trees Required. This chapter requires protection (barriers, guards, or other protectors) to prevent injury to street trees during construction, erection or repair of any structures.
 Chapter 17.12, Special Purpose Zones. This chapter assures land use compatibility with the Hollister Municipal Airport, in which land use shall not generate or cause any visible dust, gasses, heat, odor, or smoke that would disturb aircraft, and operation of motor vehicles on the site.  Chapter 17.16, Performance Standards. This chapter ensures that all land use activities shall be conducted to minimize dust or dirt emissions. Appropriate grading procedures must include the following:
 Erosion and control plan per city engineering standards;  Disturb as little native vegetation that has been determined to be significant to prevent erosion;  Water graded areas as often as necessary or hydro seed and install a temporary irrigation system, subject to the approval of the Director; and
 Revegetate graded areas as soon as possible to minimize dust and erosion.  Chapter 17.10, Industrial Zoning District Performance Standards. This chapter ensures that all land uses proposed in industrial zoning districts shall be operated and maintained to not cause harm to public health, safety, or welfare.
 Section 17.14.020, Airport Safety Overlay. This section outlines the supplemental standards related to air emissions for the Industrial Districts located near the Airport Safety Overlay Zone for the Hollister Municipal Airport.
 Chapter 17.08, Commercial and Mixed Use Zone General Development Standards. This chapter is intended to retain Hollister’s small-town character, and foster attractive pedestrian-friendly commercial uses and natural surveillance. Specifically, restaurant and drive-through business shall be located to avoid odor emissions to existing and undeveloped residential properties.

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EXISTING CONDITIONS
North Central Coast Air Basin
The NCCAB comprises all of Monterey, Santa Cruz, and San Benito Counties. Air quality in the NCCAB is determined by such natural factors as topography, meteorology, and climate in addition to the presence of existing air pollution sources and ambient conditions, as described below:22  Meteorology: The NCCAB lies along the central coast of California, where the Santa Cruz Mountains dominate the northwest sector of the basin, the Diablo Range marks the northeastern boundary, and together with the south extent of the Santa Cruz Mountains forms the Santa Clara Valley in the northeastern tip of the basin. Farther south, the Santa Clara Valley evolves into the San Benito Valley which runs northwest-southeast and has the Gabilan Range as its western boundary. To the west of the Gabilan Range is the Salinas Valley, which extends from Salinas at its northwestern end to King City at its southeastern end.23
The semi-permanent high pressure cell in the eastern Pacific is the main controlling factor in the climate of the air basin. During the summer, the high pressure cell causes persistent west and northwest winds over the entire California coast. Air descends in the Pacific High forming a stable temperature inversion of hot air over a cool coastal layer. The onshore air currents pass over cool ocean waters to bring fog and relatively cool air into the coastal valleys. The warmer air aloft acts as a lid to inhibit vertical air movement. The northwest-southeast orientation of mountainous ridges tends to restrict and channel the summer onshore air currents.

Monterey Bay is a 25-mile wide inlet, which allows marine air at low levels to penetrate the interior.

The Salinas Valley is a steep-sloped coastal valley that opens out on Monterey Bay and extends southeastward. The broad area of the valley floor near the mouth is 25 miles wide, narrowing to about six miles at Soledad.
 Wind Patterns: Hollister, at the northern end of the San Benito Valley, experiences west winds nearly one-third of the time. The prevailing air flow during the summer months probably originates in the Monterey Bay area and enters the northern end of the San Benito Valley through the air gap through the Gabilan Range occupied by the Pajaro River. In addition, a northwesterly air flow frequently transports pollutants into the San Benito Valley from the Santa Clara Valley.24 During the summer, the high pressure cell causes persistent west and northwest winds over the entire California coast. In the fall, the surface winds become weak, and the marine layer grows shallow. The air flow is occasionally reversed, and the relatively stationary air mass is held in place by the Pacific High pressure cell, which allows pollutants to build up over a period of a few days. It is most often during this season that the north or east winds develop to transport pollutants from either the San

22 Monterey Bay Air Resources District (MBARD). 2008, February. CEQA Air Quality Guidelines, https://www.mbard.org/files/0ce48fe68/CEQA+Guidelines.pdf , accessed November 12, 2022. 23 Monterey Bay Air Resources District (MBARD). 2008, February. CEQA Air Quality Guidelines, https://www.mbard.org/files/0ce48fe68/CEQA+Guidelines.pdf , accessed November 12, 2022. 24 Monterey Bay Air Resources District (MBARD). 2008, February. CEQA Air Quality Guidelines, https://www.mbard.org/files/0ce48fe68/CEQA+Guidelines.pdf , accessed November 12, 2022.

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Francisco Bay area or the Central Valley into the NCCAB. During the winter, the Pacific High migrates southward and has less influence on the air basin. Air frequently flows in a southeasterly direction.

The general absence of deep, persistent inversions and the occasional storm systems usually result in good air quality for the basin during this season.
 Wind Circulation: Low wind speed contributes to the buildup of air pollution because it allows more pollutants to be emitted into the air mass per unit of time. Light winds occur most frequently during periods of low sun (fall and winter, and early morning) and at night. These are also periods when air pollutant emissions from some sources are at their peak—namely, commuter traffic (early morning) and wood-burning appliances (nighttime). The problem can be compounded in valleys, when weak flows carry the pollutants up-valley during the day, and cold air drainage flows move the air mass down-valley at night. Such restricted movement of trapped air provides little opportunity for ventilation and leads to buildup of pollutants to potentially unhealthful levels.  Inversions: An inversion is a layer of warmer air over a layer of cooler air. Inversions affect air quality conditions significantly because they influence the mixing depth (i.e., the vertical depth in the atmosphere available for diluting air contaminants near the ground). There are two types of inversions that occur regularly. Elevation inversions 25 are more common in the summer and fall, and radiation inversions26 are more common during the winter. The highest air pollutant concentrations generally occur during inversions. As mentioned prior, air descends in the Pacific High forming a stable temperature inversion of hot air over a cool coastal layer of air.  Temperature: Solar radiation and temperature are particularly important in the chemistry of ozone formation. Photochemical air pollution (primarily ozone) is produced by the atmospheric reaction of organic substances (such as volatile organic compounds) and nitrogen dioxide under the influence of sunlight. Ozone concentrations are very dependent on the amount of solar radiation, especially during late spring, summer, and early fall. Ozone levels typically peak in the afternoon. After the sun goes down, the chemical reaction between nitrous oxide and ozone begins to dominate. This reaction tends to scavenge and remove the ozone in the metropolitan areas through the early morning hours, resulting in the lowest ozone levels, possibly reaching zero at sunrise in areas with high nitrogen oxides emissions. At sunrise, nitrogen oxides tend to peak, partly due to low levels of ozone at this time and also due to the morning commuter vehicle emissions of nitrogen oxides.

Generally, the higher the temperature, the more ozone formed, since reaction rates increase with temperature. However, extremely hot temperatures can “lift” or “break” the inversion layer. Air descends in the Pacific High forming a stable temperature inversion of hot air over a cool coastal layer of air.
 Precipitation, Humidity, and Fog: Precipitation and fog may reduce or limit some pollutant concentrations. Ozone needs sunlight for its formation, and clouds and fog can block the required solar radiation. Wet fogs can cleanse the air during winter as moisture collects on particles and deposits them on the ground. Atmospheric moisture can also increase pollution levels. In fogs with

25 When the air blows over elevated areas, it is heated as it is compressed into the side of the hill/mountain. When that warm air comes over the top, it is warmer than the cooler air of the valley. 26 During the night, the ground cools off, radiating the heat to the sky.

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less water content, the moisture acts to form secondary ammonium nitrate particulate matter. This ammonium nitrate is part of the valley’s PM2.5 and PM10 problem. The onshore air currents pass over cool ocean waters to bring fog and relatively cool air into the coastal valleys. In the fall, the surface winds become weak and the marine layer grows shallow to allow pollutants to build up in the relatively stationary air mass over a few days. 27
Attainment Status
The USEPA requires states that have areas that do not meet the National AAQS to prepare and submit air quality plans showing how the National AAQS will be met. If the states cannot show how the National AAQS will be met, then the states must show progress toward meeting the National AAQS. These plans are referred to as State Implementation Plans (SIP). The 2012-2015 AQMP prepared by MBARD provides the framework for NCCAB to achieve attainment of the State and federal AAQS through the SIP. Areas are classified as attainment or nonattainment areas for particular pollutants, depending on whether they meet the AAQS. Severity classifications for ozone nonattainment range in magnitude from marginal, moderate, and serious to severe and extreme.
 Unclassified. A pollutant is designated unclassified if the data are incomplete and do not support a designation of attainment or nonattainment.
 Attainment. A pollutant is in attainment if the AAQS for that pollutant was not violated at any site in the area during a three-year period.
 Nonattainment. A pollutant is in nonattainment if there was at least one violation of an AAQS for that pollutant in the area.
 Nonattainment/Transitional. A subcategory of the nonattainment designation. An area is designated nonattainment/transitional to signify that the area is close to attaining the AAQS for that pollutant.

The attainment status for the NCCAB is shown in Table 4.3-4, Attainment Status of Criteria Pollutants in the NCCAB.

TABLE 4.3-4 ATTAINMENT STATUS OF CRITERIA POLLUTANTS IN THE NCCAB Pollutant State Federal
Ozone Nonattainment Attainment
PM10 Nonattainment Attainment
PM2.5 Attainment Attainment
CO Unclassified a Attainment
NO2 Attainment Attainment
SO2 Attainment Attainment
Lead Attainment Attainment
Note:
a. State designation for San Benito County.

Source: Monterey Bay Air Resources District, March 15, 2017, 2012-2015 Air Quality Management Plan, Table 3-2, Attainment Status for the North Central Coast Air Basin, https://www.mbard.org/files/6632732f5/2012-2015-AQMP_FINAL.pdf .

27 Monterey Bay Air Resources District (MBARD). 2008, February. CEQA Air Quality Guidelines, https://www.mbard.org/files/0ce48fe68/CEQA+Guidelines.pdf , accessed November 12, 2022.

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Existing Ambient Air Quality
Existing levels of ambient air quality and historical trends and projections in the vicinity of the EIR Study Area are best documented by measurements taken by the MBARD. The air quality monitoring station closest to the City is the Hollister-Fairview Road Monitoring Station. This station monitors O3, PM10, and PM2.5. The most current five years of data monitored at this monitoring station is included in Table 4.3-5, Ambient Air Quality Monitoring Summary. The data show recurring violations of the federal PM2.5 standards and rare violations of the State and federal O3 standards in the past five years.

TABLE 4.3-5 AMBIENT AIR QUALITY MONITORING SUMMARY
Pollutant/Standard
Number of Days Threshold Were Exceeded and
Maximum Levels during Such Violations
2018 2019 2020 2021 2022
Ozone (O3)
State 1-Hour ≥ 0.09 ppm (days exceed threshold)
State & Federal 8-hour ≥ 0.070 ppm (days exceed threshold) Max. 1-Hour Conc. (ppm)
Max. 8-Hour Conc. (ppm)
0 0

0.077

0.063
0 0

0.079

0.067
0 2

0.090

0.074
0 0

0.077

0.068
0 0

0.073

0.058
Coarse Particulates (PM10)
State 24-Hour > 50 µg/m3 (days exceed threshold)
Federal 24-Hour > 150 µg/m3 (days exceed threshold)
Max. 24-Hour Conc. (µg/m3)
*
0 95.9
*
0 130.7
*
1 159.0
5 0
128.8
4 0

77.4 Fine Particulates (PM2.5)
Federal 24-Hour > 35 µg/m3 (days exceed threshold)
Max. 24-Hour Conc. (µg/m3)
10 52.7
0 19.2
14 89.0
0 27.2
0 19.5
Notes: ppm: parts per million; parts per billion, µg/m3: micrograms per cubic meter, * = insufficient data/not available. a. Data obtained from the Hollister-Fairview Road Monitoring Station for O3, PM10, and PM2.5.

Source: California Air Resources Board, 2022, Air Pollution Data Monitoring Cards (2018, 2019, 2020, 2021, and 2022), https://www.arb.ca.gov/adam/topfour/topfour1.php , accessed on May 10, 2024.

Existing Emissions
Criteria Air Pollutant Emissions Inventory
Table 4.3-6, Existing EIR Study Area Criteria Air Pollutant Emissions Inventory, identifies the existing criteria air pollutant emissions inventory using emission rates for year 2019 (baseline conditions). The inventories are based on existing land uses in the city and SOI. The Year 2019 inventory represents the projected emissions currently generated by existing land uses using the baseline year 2019 emission factors for on- road vehicles.

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TABLE 4.3-6 EXISTING EIR STUDY AREA CRITERIA AIR POLLUTANT EMISSIONS INVENTORY Pollutant/Standard
2019 EIR Study Area Criteria Air Pollutant Emissions (lbs/day) VOC NOX CO SO2 PM10 PM2.5
Transportation 84 1,152 1,802 7 73 38
Energy 9 175 97 2 13 13
Off-road Equipment 147 380 2,812 1 18 16
Consumer Products 469 ― ― ― ― ―
Total 709 1,707 4,711 10 104 68
Source: See Appendix B, Revised Air Quality and Greenhouse Gas Emissions Data, of this Revised Draft EIR.

Table 4.3-6 excludes stationary sources of emissions. Stationary sources of air pollution—including complex sources such as metal smelting, wastewater treatment plants, and refineries as well as smaller facilities such as diesel generators, gasoline dispensing facilities, and boilers—are regulated and subject to permit conditions established by the MBARD.

Odors
The City of Hollister has a wastewater reclamation facility that treats domestic, commercial, and industrial wastewater, which has the potential to generate odors.28 Odors are also associated with certain manufacturing processes and with some commercial operations (restaurants, etc.) that may be located near residential uses. Nuisance odors are regulated by under MBARD’s Rules and Regulation Rule 402, Public Nuisance, establishes the definition of public nuisance based on the Health and Safety Code Section 41700. Rule 402 prohibits the discharge from any source whatsoever such quantities of air contaminants or other materials. If MBARD receives a compost odor complaint, then the organization is required within 24 hours or by the next working day to refer the complaint to the enforcement agency.

Sensitive Receptors
Some land uses are considered more sensitive to air pollution than others due to the types of population groups or activities involved. Sensitive population groups include children, the elderly, the acutely ill, and the chronically ill, especially those with cardio-respiratory diseases. Disadvantaged communities identified by CalEnviroScreen 4.0 (i.e., environmental justice communities) may be disproportionately affected by and vulnerable to poor air quality.29 Figure 4.3-1, CalEnviroScreen 4.0 – Cumulative Score, shows the communities that may be disproportionately affected by poor air quality in the city. The CalEnviroScreen cumulative score is a cumulative measure of overall environmental justice burden based on 24 indicators, including pollution, social, and health indicators, four of which are specifically related to air quality or air pollution.

28 City of Hollister, California, 2022, Utilities – Sewer, https://hollister.ca.gov/government/city-departments/community- services/utilities-sewer/#:~:text=Wastewater%20Treatment&text=The%20Water%20Reclamation%20Facility%20treats,green ery%20and%20ground%20water%20recharge., accessed November 14, 2022. 29 Under Senate Bill 535, disadvantaged communities are defined as the top 25% scoring areas from CalEnviroScreen along with other areas with high amounts of pollution and low populations.

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Residential areas are also considered sensitive receptors to air pollution because residents (including children and the elderly) tend to be at home for extended periods of time, resulting in sustained exposure to any pollutants present. Other sensitive receptors include retirement facilities, hospitals, and schools.

Recreational land uses are considered moderately sensitive to air pollution. Although exposure periods are generally short, exercise places a high demand on respiratory functions, which can be impaired by air pollution. In addition, noticeable air pollution can detract from the enjoyment of recreation. Industrial, commercial, retail, and office areas are considered the least sensitive to air pollution. Exposure periods are relatively short and intermittent, as the majority of the workers tend to stay indoors most of the time.

In addition, the working population is generally the healthiest segment of the public.

CalEnviroScreen Air Quality Indicators
CalEnviroScreen (CES) is a mapping tool the helps identify the California communities most affected by sources of pollution, and where people are especially vulnerable to pollution’s effects. People in environmental justice areas identified by CES4 may be disproportionately affected by and vulnerable to poor air quality. CES’s “pollution burden” map identifies communities that are exposed to pollution from human activities, such as air pollution (ozone, PM2.5, DPM), water pollution (drinking water contaminants), hazardous materials (pesticide use, children’s lead exposure, toxic releases), and traffic density. Figure 4.3- 2, CalEnviroScreen 4.0 – Pollution Burden, shows the pollution burden for Hollister relative to California. In CalEnviroScreen, the pollution burden scope considers the disproportionate effect of pollution on environmental justice communities, because the score weighs socioeconomic factors (e.g., educational attainment, poverty) and sensitivity of the population (e.g., asthma rates, cardiovascular disease).

Additionally, the Figure 4.3-3, CalEnviroScreen 4.0 – Diesel Particulate Matter, shows the DPM percentile for Hollister and Figure 4.3-4, CalEnviroScreen 4.0 – Ozone, shows the ozone percentile for Hollister compared to the rest of California.

Though the causes of asthma are poorly understood, it is well established that exposure to traffic and outdoor air pollutants can trigger asthma attacks. Children, the elderly, racial and ethnic minorities, and low-income Californians suffer disproportionately from asthma.30 Most census tracts in Hollister rank in the 60 to 80th percentiles for asthma, meaning the asthma rate is higher than 60 percent of the census tracks in California (see Figure 4.3-5, CalEnviroScreen 4.0 – Asthma ).

Environmental Justice Communities
There are no census tracts or associated neighborhoods in Hollister that have been identified as environmental justice (EJ) communities through the SB 1000 process.

30 California Air Resources Board (CARB), 2013, October. Higher ‘asthma burden’ among minorities, low-income groups tied to increased exposure to air pollution, https://ww2.arb.ca.gov/news/higher-asthma-burden-among-minorities-low-income- groups-tied-increased-exposure-air-pollution, accessed December 7, 2022.

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4.3.3 STANDARDS OF SIGNIFICANCE
Implementation of the proposed project would result in significant impacts to air quality if it would:

1. Conflict with or obstruct implementation of the applicable air quality plan.

2. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard.

3. Expose sensitive receptors to substantial pollutant concentrations.

4. Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people.

5. In combination with past, present, and reasonably foreseeable projects, result in a cumulative impact with respect to air quality.

MBARD THRESHOLDS
As stated in Appendix G, Environmental Checklist Form, of the California Environmental Quality Act (CEQA) Guidelines, the significance criteria established by the applicable air quality management district (e.g., MBARD) may be relied on to make the above determinations. Thus, this analysis also evaluates the project’s air quality impacts pursuant to MBARD’s recommended guidelines and thresholds of significance, as discussed further herein.

MBARD has developed the CEQA Air Quality Guidelines (MBARD CEQA Guidelines), which were adopted in October 1995, and last updated February 2008.31 The 2008 MBARD CEQA Guidelines represents the latest guidance for addressing air quality impacts and preparing air quality section of environmental documents in the NCCAB. MBARD will periodically update the adopted MBARD CEQA Guidelines to accommodate new information, technical data, legislation, and legal changes as appropriate. The following thresholds of significance from the MBARD’s CEQA Guidelines are used to determine whether a proposed project would result in a significant air quality impact.

Regional Significance Thresholds
MBARD has identified regional construction and operational emissions thresholds to determine a project’s cumulative impact on air quality in the NCCAB. Specifically, these thresholds gauge whether a project would significantly contribute to a nonattainment designation based on the mass emissions generated.

Mass emissions from a project are not correlated with concentrations of air pollutants. Table 4.3-7, MBARD Regional Criteria Air Pollutants Significance Thresholds, lists MBARD’s regional operational significance thresholds.

31 Monterey Bay Air Resources District (MBARD). 2008, February. CEQA Air Quality Guidelines, https://www.mbard.org/files/0ce48fe68/CEQA+Guidelines.pdf , accessed November 12, 2022.

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TABLE 4.3-7 MBARD REGIONAL CRITERIA AIR POLLUTANTS SIGNIFICANCE THRESHOLDS Pollutant
Operation Phase
Threshold of Significance (lbs/day) a
Construction Phase
Threshold of Significance (lbs/day)
Carbon Monoxide (CO) 550c NA
Nitrous Oxide (NOX) 137 NA
Volatile Organic Compounds (VOC) 137 NA
Sulfur Oxides (SOX) 150 b NA
Coarse Particulate Matter (PM10) 82 b 82 d
Notes: NA = not applicable
a. Projects that emit other criteria pollutant emissions would have a significant impact if emissions would cause or substantially contribute to the violation of State or national Ambient Air Quality Standards (AAQS). Criteria pollutant emissions could also have a significant impact if they would alter air movement, moisture, temperature, climate, or create objectionable odors in substantial concentrations. When estimating project emissions, local or project -specific conditions should be considered.
b. Monterey Bay Air Resources District’s (MBARD) 82 lb/day operational phase threshold of significance applies only to onsite emissions and project- related exceedances along unpaved roads. These impacts are generally less than significant. On large development projects, almost all travel is on paved roads (0%) unpaved), and entrained road dust from vehicular travel can exceed the significance threshold. Please contact MBARD to discuss estimating emissions from vehicular travel on paved roads. District approved dispersion modeling can be used to refute (or validate) a determination of significance if modeling shows that emissions would not cause or substantially contribute to an exceedance of State and national AAQS. c. Modeling should be undertaken to determine if the project would cause or substantially contribute (550 lb/day) to exceedance of CO AAQS. If not, the project would not have a significant impact.
d. Threshold of significance for construction impacts. However, District-approved dispersion modeling can be used to refute (or validate) this determination of significance if direct emissions would not cause an exceedance of State PM10 AAQS.

Source: Monterey Bay Air Resources District, February 2008, CEQA Air Quality Guidelines, https://www.mbard.org/files/0ce48fe68/CEQA+Guidelines.pdf , accessed November 12, 2022.

The MBARD CEQA Guidelines also note that construction projects using typical construction equipment, such as dump trucks and front-end loaders, that temporarily emit precursors of ozone (O3, VOC, NOx) are accommodated in the emission inventories of State- and federally-required air plans and would not have a significant impact on the attainment and maintenance of ozone AAQS.

If projects exceed the emissions thresholds in Table 4.3-7, that project would cumulatively contribute to the nonattainment status of the NCCAB. The attainment designations are based on the AAQS, which are set at levels of exposure that are determined to not result in adverse health effects. Known health effects related to ozone include worsening of bronchitis, asthma, and emphysema and a decrease in lung function. Health effects associated with particulate matter include premature death of people with heart or lung disease, nonfatal heart attacks, irregular heartbeat, decreased lung function, and increased respiratory symptoms. Reducing emissions would further contribute to reducing possible health effects related to criteria air pollutants. However, for projects that exceed the emissions in Table 4.3-7, it is speculative to determine how this would affect the number of days the region is in nonattainment—since mass emissions are not correlated with concentrations of emissions—or how many additional individuals in the NCCAB would be affected.

Mass emissions in Table 4.3-7 are not correlated with concentrations of air pollutants but contribute to the cumulative air quality impacts in the NCCAB. The thresholds are based on the trigger levels for the federal New Source Review Program, which was created to ensure projects are consistent with attainment of health-based federal AAQS. Regional emissions from a single project do not single-handedly trigger a regional health impact, and it is speculative to identify how many more individuals’ health in the NCCAB would be negatively affected. Projects that do not exceed the NCCAB regional significance thresholds in

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Table 4.3-7 would not violate any air quality standards or contribute substantially to an existing or projected air quality violation.

As previously stated, MBARD is the primary agency responsible for ensuring the health and welfare of sensitive individuals to elevated concentrations of air quality in the NCCAB and at the present time.

MBARD has not provided methodology to assess the specific correlation between mass emissions generated and the effect on health in order to address the issue raised in Sierra Club v. County of Fresno (Friant Ranch, L.P.) (2018) 6 Cal.5th 502, Case No. S21978 (Friant Ranch). Ozone concentrations depend on a variety of complex factors, including the presence of sunlight and precursor pollutants, natural topography, atmospheric stability, and wind patterns. Because of the complexities of predicting ground- level ozone concentrations in relation to the National AAQS and California AAQS, it is not possible to link health risks to the magnitude of emissions exceeding the significance thresholds. However, if a project in the NCCAB exceeds the regional significance thresholds, the project could contribute to an increase in health effects in the basin until the attainment standard is met in the NCCAB.

Ambient Air Quality Analysis
The need to perform air quality dispersion modeling for typical urban development projects is determined on a case-by-case basis, depending on project size. MBARD applies the following guidance in determining whether an ambient air quality analysis should be conducted for development projects. For construction activity, MBARD recommends that an ambient air quality analysis should be performed for PM10 when the construction activities would exceed the threshold of significance for this criteria air pollutant (82 lbs/day) or exceed the screening level thresholds based on level of construction activity (8.1 acres/day for construction site with minimal earthmoving and 2.2 acres/day for construction site with earthmoving (i.e., grading, excavation)). MBARD also recommends that an ambient air quality analysis be performed for all criteria pollutants when emissions of any criteria pollutant resulting from project operational activities exceed the thresholds stated in Table 4.3-7. For estimating localized carbon monoxide impacts, if the screening thresholds in Chapter 5, Initial Study/Determining Significance, of the MBARD CEQA Guidelines are met under project or cumulative conditions, further analysis should be taken. The predicted 1-hour and 8-hour concentrations should be compared to the AAQS to determine if the project’s CO concentration impacts would be significant.

However, air dispersion modeling is not applicable at a program level. Consequently, for the purpose of this program-level Draft EIR, emissions of any criteria air pollutant that would exceed the applicable threshold of significance identified in Table 4.3-7 is considered to result in elevated concentrations of air pollutants that have the potential to exceed the AAQS.

Consistency with the Applicable Air Quality Plan
As of 2022, the NCCAB has attained federal AAQS and has prepared plans to acquire State AAQS. The significance thresholds in Table 4.3-7 are based on MBARD’s New Source Review Offset Requirements, national AAQS, and conformity with the SIP. Thus, projects with emissions below the thresholds of significance for criteria pollutants would be determined to not have a significant impact on local or regional air quality. Because air dispersion modeling is not applicable for a program EIR level, emissions of any criteria air pollutant that would exceed the applicable threshold of significance identified in Table 4.3-

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7 is considered to result in elevated concentrations of air pollutants that have the potential to exceed the AAQS.

Odor Impacts
Odor impacts associated with a proposed project would be considered significant if the project has the potential to frequently expose members of the public to objectionable odors (including sulfur compounds and methane) and should be assessed on existing or reasonably foreseeable sensitive receptors. Due to the subjective nature of odor impacts, the number of variables that can influence the potential for an odor impact, and the variety of odor sources, there are no quantitative or formulaic methodologies to determine if potential odors would have a significant impact. The American Society of Testing Materials has developed procedures to assess odor impacts (Standard Methods E679 and E1432) to establish a sensory threshold of detection or recognition of odors.32 Once a sensory threshold is established, it should then be compared to average or typical concentrations of odor-causing pollutants at existing or reasonably foreseeable sensitive receptors. A protocol for assessing odor impacts should be determined with the MBARD.

Air Toxics
MBARD regulates TACs under Rule 1000 and MBARD Board approved protocol, which applies to any source which requires a permit to construct or operate pursuant to MBARD Regulation II (Permits) and has the potential to emit carcinogenic or noncarcinogenic TACs.

MBARD’s TAC incremental risk threshold for construction and operation is a cancer risk of less than one incident per 100,000 population (10 in a million). Additionally, projects located adjacent to a source of TACs unregulated by Rule 1000 may result in significant impacts to air quality and human health and require modeling. For sources not subject to Rule 1000, the MBARD suggests that a protocol be submitted to the MBARD for approval before an analysis is undertaken.

Projects that do not generate emissions that exceed the cancer risk threshold would not substantially contribute to cumulative air quality hazards or exacerbate an existing environmental hazard. Residential, commercial, office, and institutional uses (such as the hospital land uses) do not use substantial quantities of TACs and typically do not exacerbate existing hazards.

METHODOLOGY
This air quality evaluation was prepared in accordance with the requirements of CEQA to determine if significant air quality impacts are likely to occur in conjunction with future development that would be accommodated by the proposed project. MBARD has published the Guidelines that provides local governments with guidance for analyzing and mitigating air quality impacts and was used in this analysis.

The EIR Study Area’s criteria air pollutant emissions inventory includes the following sectors:

32 Monterey Bay Air Resources District (MBARD). 2008, February. CEQA Air Quality Guidelines, https://www.mbard.org/files/0ce48fe68/CEQA+Guidelines.pdf , accessed November 12, 2022.

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 Transportation: Transportation emissions forecasts were modeled using emission rates from CARB’s EMFAC2021, version 1.0.2 web database. Model runs were based on daily vehicle miles traveled (VMT) data provided by Kimley-Horn (see Appendix F, Revised Transportation Data, of this Revised Draft EIR) adjusted for the population and employment in the EIR Study Area in year 2019. The VMT provided includes the full trip length for land uses in the City. Consistent with CARB’s methodology within the Climate Change Scoping Plan Measure Documentation Supplement, daily VMT was multiplied by 347 days per year to account for reduced traffic on weekends and holidays to determine annual emissions.
 Energy: Energy use for residential and nonresidential land uses in the EIR Study Area were modeled using natural gas data provided by PG&E. Residential energy and non-residential energy usage was provided by PG&E and Central Coast Community Energy (CCCE) and were adjusted for increases in households and employment, respectively.
 Off-Road Equipment: Emission rates from CARB’s OFFROAD2021, version 1.0.2, web database was used to estimate criteria air pollutant emissions from light commercial and construction equipment in the EIR Study Area . OFFROAD2021 is a database of equipment use and associated emissions for each county compiled by CARB. Emissions were compiled using OFFROAD2021 for the County of San Benito for year 2019. In order to determine the percentage of emissions attributable to the City, light commercial equipment is estimated based on employment for the City of Hollister as a percentage of San Benito County. Agricultural equipment is based on the percentage of farmland in the City compared to the County of San Benito. Construction equipment use is estimated based on building permit data for the City of Hollister and County of San Benito from data compiled by the US Census.

The light commercial equipment emissions forecast is adjusted for changes in employment in the City.

It is assumed that construction emissions for the forecast year would be similar to historical levels.

Annual emissions are derived by multiplying daily emissions by 365 days.  Area Sources : Area sources are based on the emission factors from the latest CalEEMod Users Guide for emissions generated from use of consumer products and cleaning supplies.

POTENTIAL IMPACTS OF THE ENVIRONMENT ON A PROJECT
In 2016, the California Legislature passed the Planning for Healthy Communities Act (formally referred to as SB 1000) to incorporate Environmental Justice (EJ) into the local land use planning process. The Act requires local governments to address pollution and other hazards that disproportionately impact low- income communities and communities of color in their jurisdictions. The Act mandates that general plans address environmental justice but does not require CEQA analyses to address EJ issues. The proposed 2040 General Plan addresses air quality and health risk impacts to sensitive land uses.

Buildout of the proposed land use plan under the proposed project could result in siting sensitive uses (e.g., residential) near sources of emissions (e.g., freeways, industrial uses). Developing new sensitive land uses near sources of emissions could expose persons that inhabit these sensitive land uses to potential air quality-related impacts. However, as described in Section 4.1.5, Potential Effects of the Environment on the Project, of Chapter 4, Environmental Analysis, the purpose of this environmental evaluation is to identify the significant effects of the proposed project on the environment, not the significant effects of the environment on the proposed project. California Building Industry Association v. Bay Area Air Quality

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Management District (2015) 62 Cal.4th 369 (Case No. S213478). Thus, CEQA does not require analysis of the potential environmental effects from siting sensitive receptors near existing sources, and this type of analysis is not provided in Section 4.3.4, Impact Discussion. However, the proposed Natural Resources and Conservation (NRC) and Environmental Justice (EJ) Elements of the 2040 General Plan, contain goals, policies, and actions that require local planning and development decisions to consider air quality impacts and require design features to minimize air quality impacts and to achieve appropriate health standards.

The following proposed 2040 General Plan goals, policies, and actions would minimize potential adverse air quality impacts:

Goal NRC-3: Protect clean air resources. (Goal NRC2)
 Policy NRC-3.3: Air Quality Consideration in Land Use Planning. Promote land use compatibility for new development by using buffering techniques, such as landscaping, setbacks, and screening in areas where different land uses abut one another to help ensure excellent air quality and land use compatibility. (Policy NRC2.2)
 Policy NRC-3.4: Air Quality Planning and Coordination. Integrate air quality considerations with the land use and transportation processes by mitigating air quality impacts through land use design measures, such as encouraging project design that will foster walking and biking. (Policy NRC2.3)  Policy NRC-3.5: Circulation Projects to Reduce Impacts on Air Quality. Promote circulation projects that reduce air pollution. (Policy NRC2.5)
 *Policy NRC-3.6: Technical Assessments. Require project applicants to prepare technical assessments evaluating potential project construction and operation phase-related air quality impacts to the City of Hollister for review and approval prior to project approval. Such evaluations shall be prepared in conformance with Monterey Bay Air Resources District (MBARD) criteria and methodology in assessing air quality impacts. If air pollutants are found to have the potential to exceed the MBARD- adopted thresholds of significance, ensure mitigation measures, such as those listed in the General Plan EIR, are incorporated to reduce air pollutant emissions during construction or operational activities. (new)
 Policy NRC-3.7: Air Quality Standards in Development Review. Require developers to implement strategies for air quality improvement through the development review process. Ensure that any proposed new sources of particulate matter use latest control technology (such as enclosures, paving unpaved areas, parking lot sweeping, and landscaping) and provide adequate buffer setbacks to protect existing or future sensitive receptors. (Implementation Measures NRC.H)  Policy NRC-3.9: Acute Air Quality Pollution Impact. Require projects or businesses that create acute air quality pollution impacts to implement mitigation measures to protect the health of the community in the affected area. (new)
 Policy NRC-3.10: Idling of Diesel Engines. Prohibit idling of diesel engines citywide. Prohibit non-diesel truck, construction vehicle, and transit vehicle idling within 100 feet of sensitive receptors, such as homes, schools, playgrounds, sports fields, childcare centers, senior centers, and long-term health care facilities. (new)
 *Policy NRC-3.14: Construction Health Risk Assessment. Require project applicants of discretionary projects on sites greater than one acre, within 1,000 feet of sensitive land uses (e.g., residences,

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schools, day care facilities, and nursing homes, etc.), as measured from the property line of the project, that utilize off-road equipment of 50 horsepower or more, and that occur for more than 12 months of active construction (i.e., exclusive of interior renovations) to prepare a construction health risk assessment (HRA) in accordance with policies and procedures of the State Office of Environmental Health Hazard Assessment and Monterey Bay Air Resources District (MBARD). If the construction HRA shows that the incremental cancer risk exceeds 10 in a million, the appropriate noncancer hazard index exceeds 1.0; or the thresholds as determined by the MBARD, require the project applicant to identify and demonstrate measures, such as those listed in the General Plan Environmental Impact Report, that can reduce potential cancer and noncancer risks to an acceptable level. (new)  *Policy NRC-3.15: Operational Health Risk Assessment. Require project applicants of discretionary projects to prepare an operational health risk assessment (HRA) for industrial or warehousing land uses and commercial land uses that would generate substantial diesel truck travel (i.e., 100 diesel trucks or 40 or more trucks with diesel-powered transport refrigeration units per day based on the California Air Resources Board recommendations for siting new sensitive land uses) prior to project approval. The operational HRA shall be prepared in accordance with policies and procedures of the State Office of Environmental Health Hazard Assessment and the Monterey Bay Air Resources District (MBARD). If the operational HRA shows that the incremental cancer risk exceeds 10 in a million, the appropriate noncancer hazard index exceeds 1.0; or the thresholds as determined by the MBARD, the City shall require the project applicant to identify and demonstrate measures, such as those listed in the General Plan Environmental Impact Report, that can reduce potential cancer and noncancer risks to an acceptable level. (new)
 Action NRC-3.1: Idling Ordinance. Adopt an ordinance that matches or is more stringent than the State’s maximum idling law, and coordinate with California Air Resources Board, Monterey Bay Air Resources District, and law enforcement to achieve compliance. (new) Goal EJ-8: Ensure access to healthy air quality for all communities so that no community bears the disproportionate burden of environmental hazards and health risks.  Policy EJ-8.1: Health Impact Assessment. Require a Health Impact Assessment, including consideration of truck traffic impacts, for any project that could potentially affect health conditions for sensitive receptors and/or in impacted communities, and require appropriate mitigation based on the findings of the assessment.

4.3.4 IMPACT DISCUSSION
As described in Chapter 4, Environmental Analysis, of this Revised Draft EIR, some proposed 2040 General Plan policies and actions are required as means to mitigate environmental impacts under CEQA. These policies and actions are fully enforceable at the discretion of the decision-maker through permit conditions, agreements, or other legally binding instruments. These mitigating policies and actions use the imperative “shall,” include performance criteria, and are marked with an asterisk (*).

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AIR-1 Implementation of the proposed project would conflict with or obstruct implementation of the MBARD air quality plans.
2040 General Plan
A consistency determination plays an important role in local agency project review by linking local planning and individual projects to the AQMPs. It fulfills the CEQA goal of informing decision makers of the environmental effects of a project under consideration at a stage early enough to ensure that air quality concerns are fully addressed. It also provides the local agency (City of Hollister) with ongoing information as to whether they are contributing to the clean air goals of the AQMPs.

The proposed Natural Resources and Conservation (NRC) Element of the 2040 General Plan contains goals, policies, and actions that require local planning and development decisions to consider consistency with AQMPs. The following proposed 2040 General Plan goals, policies, and actions would minimize conflict with MBARD regulations:

Goal NRC-3: Protect clean air resources. (Goal NRC2)
 Policy NRC-3.2: Consistency with Air Quality Management Plan. Review all development proposals for consistency with the current Air Quality Management Plan of the Monterey Bay Air Resources District. (Policy NRC2.1)
 *Policy NRC-3.6: Technical Assessments. Require project applicants to prepare technical assessments evaluating potential project construction and operation phase-related air quality impacts to the City of Hollister for review and approval prior to project approval. Such evaluations shall be prepared in conformance with Monterey Bay Air Resources District (MBARD) criteria and methodology in assessing air quality impacts. If air pollutants are found to have the potential to exceed the MBARD- adopted thresholds of significance, ensure mitigation measures, such as those listed in the General Plan Environmental Impact Report, are incorporated to reduce air pollutant emissions during construction or operational activities. (new)
 Policy NRC-3.12: Air Quality Planning Coordination. Cooperate with the Monterey Bay Air Resources District and other agencies in their efforts to ensure compliance with existing air quality regulations. (Implementation Measure NRC.L)
 *Policy NRC-3.14: Construction Health Risk Assessment. Require project applicants of discretionary projects on sites greater than one acre, within 1,000 feet of sensitive land uses (e.g., residences, schools, day care facilities, and nursing homes, etc.), as measured from the property line of the project, that utilize off-road equipment of 50 horsepower or more, and that occur for more than 12 months of active construction (i.e., exclusive of interior renovations) to prepare a construction health risk assessment (HRA) in accordance with policies and procedures of the State Office of Environmental Health Hazard Assessment and Monterey Bay Air Resources District (MBARD). If the construction HRA shows that the incremental cancer risk exceeds 10 in a million, the appropriate noncancer hazard index exceeds 1.0; or the thresholds as determined by the MBARD, require the project applicant to identify and demonstrate measures, such as those listed in the General Plan Environmental Impact Report, that can reduce potential cancer and noncancer risks to an acceptable level. (new)

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 *Policy NRC-3.15: Operational Health Risk Assessment. Require project applicants of discretionary projects to prepare an operational health risk assessment (HRA) for industrial or warehousing land uses and commercial land uses that would generate substantial diesel truck travel (i.e., 100 diesel trucks or 40 or more trucks with diesel-powered transport refrigeration units per day based on the California Air Resources Board recommendations for siting new sensitive land uses) prior to project approval. The operational HRA shall be prepared in accordance with policies and procedures of the State Office of Environmental Health Hazard Assessment and the Monterey Bay Air Resources District (MBARD). If the operational HRA shows that the incremental cancer risk exceeds 10 in a million, the appropriate noncancer hazard index exceeds 1.0; or the thresholds as determined by the MBARD, the City shall require the project applicant to identify and demonstrate measures, such as those listed in the General Plan Environmental Impact Report, that can reduce potential cancer and noncancer risks to an acceptable level. (new)
 Action NRC-3.1: Idling Ordinance. Adopt an ordinance that matches or is more stringent than the State’s maximum idling law, and coordinate with California Air Resources Board, Monterey Bay Air Resources District, and law enforcement to achieve compliance. (new) The regional emissions inventory for the NCCAB is compiled by MBARD. Regional population, housing, and employment projections are developed by the Association of Monterey Bay Area Governments (AMBAG).

The regional transportation planning agency, Council of San Benito County Governments (COG), developed the 2040 San Benito Regional Transportation Plan that guides the development of the transportation system in the San Benito region.33 Growth forecasts are based, in part, on a local jurisdictions’ general plan land use designations. These projections form the foundation for the emissions inventory of the AQMP. Potential future development projects that are consistent with the local general plan are considered consistent with the air quality–related regional plans.

Typically, only new or amended general plan elements, specific plans, and major projects that have the potential to affect the regional population and employment forecasts need to undergo a consistency review. Table 4.3-8, Comparison of Population and Employment Forecast, compares the population and employment growth forecast under proposed 2040 General Plan to the existing EIR Study Area conditions.

Table 4.3-8 shows that proposed project would result in more VMT per day as a result of an increase in population and the proposed project would result in a decrease in VMT per service population compared to existing conditions.

33 Council of San Benito County Governments (COG). 2040 San Benito Regional Transportation Plan, http://sanbenitocog.org/wp-content/uploads/2018/08/Final-2040-San-Benito-RTP.pdf , accessed August 8, 2022.