Hollister City Council
October 20, 2025

CITY OF HOLLISTER

CITY COUNCIL AGENDA

REGULAR MEETING

Monday, October 20, 2025, 5:30 p.m.

City Council Chamber, City Hall
375 Fifth Street, Hollister, CA 95023

Roxanne Stephens, Mayor Jim Pia, Interim City Manager Rudy Picha, Council Member, District 1 Mary F. Lerner, City Attorney Rolan Resendiz, Council Member, District 2
Dolores Morales, Council Member, District 3
Priscilla de Anda, Council Member, District 4

Gordon Machado, City Treasurer

As of January 1, 2023, the Levine Act (Government Code Section 84308) applies to City Council proceedings involving a license, permit, or other entitlement for use.

Pursuant to Government Code Section 84308, no Council Member shall accept, solicit, or direct a contribution of more than $500 from any party or their agent, or from any participant or their agent, while a proceeding involving a license, permit, or other entitlement for use is pending before the City or for 12 months after a final decision is rendered in that proceeding. Any Council Member who has received a contribution of more than $500 within the preceding 12 months from a party or their agent, or from a participant or their agent, shall disclose that fact on the record of the proceeding and shall not make, participate in making, or in any way attempt to use their official position to influence the decision.

Pursuant to Government Code Section 84308(d), any party to a covered proceeding before the Council is required, and any participant to such a proceeding is strongly urged, to disclose on the record of the proceeding any contribution, including aggregated contributions, of more than $500 made within the preceding 12 months by them or their agent to any Council Member. The disclosure must include the name of the party or participant and any other person making the contribution, if any; the name of the recipient; the amount of the contribution; and the date the contribution was made.

The disclosure shall occur in the manner required under Government Code Section 84308 and any applicable state or local regulations, opinions, or policies. No party or their agent, and no participant or their agent, shall make a contribution of more than $500 to any Council Member during the proceeding or for 12 months after a final decision is rendered in that proceeding.

The foregoing statements do not constitute legal advice, and parties and participants are urged to consult with their own legal counsel regarding the requirements of the law.

NOTICE TO PUBLIC
Persons who wish to address the City Council are asked to complete a speaker’s card and give it to the City Clerk before addressing the City Council. Those who wish to address the City Council on an agenda item will be heard when the presiding officer calls for comments from the audience. City related items not on the agenda will be heard under the Public Input section of the agenda. Following

recognition, persons desiring to speak are requested to advance to the podium and state their name and address. If you are joining us by Zoom, please click on the bottom of your screen to raise your hand. If you are joining us by Zoom using a cell phone, please press *9. After hearing audience comments, the public portion of the meeting will be closed, and the matter brought to the City Council for discussion.

Materials related to an item on this agenda submitted to the City Council after distribution of the agenda packet are available for public inspection in the City Clerk’s Office at City Hall, 375 Fifth Street, Hollister, Monday through Friday, 8:30 a.m. to noon, 1:00 p.m. to 4:30 p.m. (City Hall is closed between 12:00 and 1:00 p.m.)

Requests to make presentations to the City Council should be submitted to the City Clerk’s Office at least ten days before the City Council meeting. It is customary for City staff members to review such matters before the formal presentation so that the City Council may have the benefit of all available data. PowerPoint presentations must be presented to the City Clerk by noon on the day of the City Council meeting.

The public may watch the meeting via live stream at:

City of Hollister Website
https://pub-hollister.escribemeetings.com/

Community Media Access Partnership (CMAP):
http://cmaptv.com/government/

City of Hollister YouTube Channel:
https://www.youtube.com/@cityofhollistercalifornia1489

Public Participation:

The public may attend meetings.

NOTICE: The City Council will hold its public meetings in person, with a virtual option for public participation based on availability. The City of Hollister utilizes Zoom teleconferencing technology for virtual public participation; however, we make no representation or warranty of any kind, regarding the adequacy, reliability, or availability of the use of this platform in this manner. Participation by members of the public through this means is at their own risk. (Zoom teleconferencing may not be available at all meetings.)

If you wish to make a public comment remotely during the meeting, please use the zoom registration link below:
https://us02web.zoom.us/webinar/register/WN_MNOr95ZCQrWzERqd5zRuwQ

In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk’s Office at (831) 636-4300. Notification of 48 hours prior to the meeting will enable the City to attempt to make reasonable arrangements to ensure accessibility to this meeting [28 CFR 35.102-35.104 ADA Title II].

Materials related to an item on this agenda submitted to the City Council after distribution of the agenda packet are available for public inspection in the City Clerk’s Office at City Hall, 375 Fifth Street, Hollister, Monday through Friday, 8:30 a.m. to noon, 1:00 p.m. to 4:30 p.m. (City Hall is closed City of Hollister City Council Meeting

between 12:00 and 1:00 p.m.)

Notice to anyone attending any public meeting: The meeting may be broadcast live on Cable Channel 17 and/or recorded or photographed. Recent City Council meetings may also be viewed at www.CMAP.com and periodically on Cable Channel 17.

To access written translation during the meeting, please click this link:

Para acceder a la traducción durante la reunión, por favor haga clic en el enlace:

https://attend.wordly.ai/join/NLJC-7137
City of Hollister City Council Meeting

1.CALL TO ORDER

2.ROLL CALL

3.CLOSED SESSION

3.1 CONFERENCE WITH LABOR NEGOTIATORS PURSUANT TO GOVERNMENT CODE SECTION 54957.6
Agency designated representatives: Interim City Manager Jim Pia and City Attorney Mary Lerner
Employee Organizations: Service Employees International Union (SEIU), Local 521, Hollister Firefighters Union (HFFU) , Hollister Peace Officer Association (HPOA), and un-represented employees.

3.2 CONFERENCE WITH LEGAL COUNSEL – EXISTING LITIGATION PURSUANT TO GOVERNMENT CODE SECTION 54956.9(d)(1)
Precision Grade, Inc. vs. City of Hollister
City of Hollister vs. Precision Grade, Inc. and Everest Reinsurance Company Case No. CU-24-00290

3.3 CONFERENCE WITH LEGAL COUNSEL- ANTICIPATED LITIGATION PURSUANT TO GOVERNMENT CODE SECTION 54956.9
Significant exposure to litigation pursuant to paragraph (2) or (3) of subdivision (d) of section 54956.9 of the Government Code (1 case)

4.PLEDGE OF ALLEGIANCE

5.CLOSED SESSION REPORT

6.SPECIAL ORDERS OF THE DAY

6.1 PRESENTATION BY THE LATINO COALITION OF SAN BENITO COUNTY

7.PUBLIC INPUT FOR ITEMS NOT ON THE AGENDA
This is the time for anyone in the audience to speak on any item not on the agenda and within the subject matter jurisdiction of the council. Speaker cards are available in the lobby, and are to be completed and given to the City Clerk before speaking. When the City Clerk calls your name, please come to the podium, state your name and city for the record, and speak to the City Council. If you are joining us by Zoom, please click on the bottom of your screen to raise your hand. If you are joining us by Zoom using a cell phone, please press *9.

Each speaker will be limited to three (3) minutes with a maximum of 30 minutes per subject.

Please note that state law prohibits the City Council from discussing or taking action on any item not on the agenda.

8.CONSENT ITEMS
All items listed under consent agenda will be enacted by one motion authorizing actions indicated for those items so designated. There will be no separate discussion of these items unless requested by a member of the City Council, a staff member, or a member of the public. There will be one public comment period for all items on the Consent Agenda.

8.1 APPROVE OCTOBER 6, 2025 REGULAR MEETING MINUTES
City of Hollister City Council Meeting

8.2 WARRANT REGISTER
RECOMMENDED ACTION:

Ratify and approve the Warrant Registers for the General-Special-Enterprise- Assessment Funds attached.

8.3 AN ORDINANCE AMENDING THE CITY OF HOLLISTER ZONING MAP TO PREZONE THE PROPERTY LOCATED AT 1285 MCCRAY STREET (APN 020-100- 014) INTO THE GENERAL COMMERCIAL ZONING DISTRICT
RECOMMENDED ACTION:

Adopt an ordinance amending the City of Hollister’s Zoning Map to prezone the property located at 1285 McCray Street, APN 020-100-014 for future annexation as part of the agreement for purchase and sale of surplus real property and joint escrow instructions.

8.4 AN ORDINANCE APPROVING ZONING ORDINANCE AMENDMENT 2025-3 RECOMMENDED ACTION:

Adopt an ordinance approving Zoning Ordinance Amendment 2025-3, amending various sections of Title 17, Zoning, to clarify definitions and use tables across all city zoning districts, as well as to provide minor clarification and legislative clean-up related to density bonus and to reflect changes in state law.

8.5 ADOPT A RESOLUTION APPROVING AMENDED BYLAWS FOR THE AIRPORT

ADVISORY COMMISSION
RECOMMENDED ACTION:

Adopt a resolution approving amended bylaws for the Airport Advisory Commission.

8.6 A RESOLUTION APPROVING AN AIRPORT USE AGREEMENT WITH ALEF AERONAUTICS, INC. OF SAN MATEO, CALIFORNIA TO PERFORM TESTING OF

THEIR ELECTRIC FLYING CAR AT THE HOLLISTER MUNICIPAL AIRPORT RECOMMENDED ACTION:

Adopt a resolution approving an Airport Use Agreement with ALEF Aeronautics, Inc. of San Mateo, California to perform testing of their electric flying car at the Hollister Municipal Airport and authorizing the Interim City Manager to execute the Agreement.

8.7 A RESOLUTION OF APPLICATION REQUESTING THE LOCAL AGENCY

FORMATION COMMISSION OF SAN BENITO COUNTY (LAFCO) TO INITIATE

PROCEEDINGS FOR THE ANNEXATION OF TERRITORY OF THE PARCEL IDENTIFIED AS APN 020-100-014 (1285 MCCRAY STREET)
RECOMMENDED ACTION:

Upon approval of Prezone 2025-1, staff recommends adoption of a resolution requesting LAFCO to initiate proceedings for the annexation of the parcel located at 1285 McCray Street (APN 020-100-014). If the ordinance approving Prezone 2025-1 is not adopted, staff recommends denial of this resolution.

8.8 A RESOLUTION APPROVING A FIRE SERVICE AGREEMENT WITH PANOCHE VALLEY SOLAR, LLC.

RECOMMENDED ACTION:

Adopt a resolution approving a Fire Service Agreement with Panoche Valley Solar, LLC.

8.9 A RESOLUTION APPROVING A MEMORANDUM OF UNDERSTANDING FOR THE City of Hollister City Council Meeting

SERVICE EMPLOYEES’ INTERNATIONAL UNION (SEIU), LOCAL 521 RECOMMENDED ACTION:

Adopt a resolution approving the Service Employees’ International Union, Local 521 Memorandum of Understanding for a term from July 1, 2025, to June 30, 2026, and authorize the Interim City Manager to execute on behalf of the City.

9.PUBLIC HEARINGS

9.1 ORDINANCE FOR RECOVERY OF EMERGENCY RESPONSE PERSONNEL

COSTS RELATED TO DUI INCIDENTS
RECOMMENDED ACTION:

1.Hold a public hearing and introduce ordinance to amend Title 9 of the Hollister Municipal Code to add Chapter 9.50 for recovery of emergency response personnel costs related to DUI incidents;

2. Direct staff to bring back a resolution determining the hourly fully funded rate for the public safety personnel to be charged under this new ordinance; and

3. Schedule a second reading and adoption for the November 3, 2025, City Council meeting.

10.COUNCIL BUSINESS

10.1 WATER RATE STUDY PRESENTATION
Receive the presentation and provide direction to staff.

10.2 A RESOLUTION APPROVING THE SAN BENITO URBAN AREA WATER SUPPLY

AND TREATMENT AGREEMENT WITH THE SAN BENITO COUNTY WATER

DISTRICT
RECOMMENDED ACTION:

Adopt a resolution approving an amendment to the San Benito Urban Area Water Supply and Treatment Agreement with the San Benito County Water District.

10.3 A RESOLUTION APPROVING AN AGREEMENT WITH ITERIS INC. FOR THE

DEVELOPMENT OF A SAFETY ACTION PLAN AND GRANT ADMINISTRATION FOR THE SAFE STREETS FOR ALL (SS4A) GRANT
RECOMMENDED ACTION:

Adopt a resolution approving an agreement with Iteris Inc. to develop a Safety Action Plan and provide Grant Administration for the SS4A Grant.

11.INFORMATIONAL REPORTS
Reports on compensable meetings attended. Brief reports or announcements concerning activities of members of the City Council and staff; opportunity to refer public or Council questions to staff for information; request staff to report to the Council on a matter at a future meeting; or direct staff to place a matter on a future agenda. Items in this category are for discussion and direction to staff only. No final policy action will be taken by the Council.

11.1 COMMITTEE ASSIGNMENTS
Receive oral reports from members regarding the activities of various Ad Hoc and Standing City Council Committees.

11.2 COUNCIL REPORTS
Receive informational reports from the City Council
City of Hollister City Council Meeting

1.CITY COUNCIL REQUESTS FOR FUTURE AGENDA ITEMS

11.3 CITY MANAGER REPORT

1.UPDATED CITY COUNCIL PROJECTS

12.ADJOURNMENT

13.VERIFICATION OF AGENDA POSTING
The agenda for the City Council of the City of Hollister special and regular meeting of October 20, 2025 was posted on the bulletin board at City Hall on October 15, 2025 per Government Code Section 54954.2.

City of Hollister City Council Meeting

PUBLIC PARTICIPATION NOTICE
The public may attend meetings in person or watch meetings via live stream at:

City of Hollister Website:
https://hollister.ca.gov/government/agendas___minutes.php

Community Media Access Partnership (CMAP):
http://cmaptv.com/watch/

City of Hollister YouTube Channel:
https://www.youtube.com/@cityofhollistercalifornia1489

NOTICE: The City Council will hold its public meetings in person, with a virtual option for public participation based on availability. The City of Hollister utilizes Zoom teleconferencing technology for virtual public participation; however, we make no representation or warranty of any kind, regarding the adequacy, reliability, or availability of the use of this platform in this manner. Participation by members of the public through this means is at their own risk. (Zoom teleconferencing may not be available at all meetings.)

If you wish to make a public comment remotely during the meeting, please use the zoom registration link below:

https://us02web.zoom.us/webinar/register/WN_MNOr95ZCQrWzERqd5zRuwQ

In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk’s Office at (831) 636-4300. Notification 48 hours prior to the meeting will enable the City to attempt to make reasonable arrangements to ensure accessibility to this meeting [28 CFR 35.102-35.104 ADA Title II].

Materials related to an item on this agenda submitted to the City Council after distribution of the agenda packet are available for public inspection in the City Clerk’s Office at City Hall, 375 Fifth Street, Hollister, Monday through Friday, 8:30 a.m. to noon, 1:00 p.m. to 4:30 p.m. (City Hall is closed between 12:00 and 1:00 p.m.)

Notice to anyone attending any public meeting: The meeting may be broadcast live on Cable Channel 17 and/or videotaped or photographed. Recent City Council meetings may also be viewed at www.CMAP.com and periodically on Cable Channel 17.

To access written translation during the meeting, please scan the QR Code or click this link | Para acceder a la traducción durante la reunión, por favor escanee el código QR o haga clic en el enlace:
https://attend.wordly.ai/join/NLJC-7137
Choose Language and Click Attend | Seleccione su lenguaje y haga clic en asistir

Use a headset on your phone for audio or read the transcript on your device. | Use sus auriculares para escuchar el audio o leer la transcripción en el dispositivo.

CalOES LISTOS
California Initiative
Latino Coalition of San Benito County
(LCSBC) & CalOES LISTOS Partnership

What is the CalOES
LISTOS Initiative?
Community Preparedness -Empowers communities to be ready for disasters before they strike
Inclusive Outreach-Delivers information in multiple languages to reach diverse populations.

Local Partnerships -Works with trusted local organizations like LCSBC for effective impact.

Practical Tools –Alerts, go-bags, checklists, and training for families.

Resilience Building -Strengthens neighborhoods to respond and recover together.Page 10 of 481

Disaster Readiness: Be Prepared

The Importance of LCSBC
Trusted grassroots nonprofit with 38 years of service to San Benito County
Deep connections with farmworkers, the Indigenous population, and low- income communities.

Experience delivering bilingual outreach, educational training, and community engagement.

Why the City of Hollister Should Get Involved

AGENCIES STRENGTHEN DISASTER READINESS THROUGH
COLLABORATION.

OPPORTUNITY TO EXPAND THE REACH AND
EFFECTIVENESS OF LISTOS.

COLLECTIVE ACTION ENSURES RESOURCES AND
KNOWLEDGE REACH THE MOST VULNERABLE.

Call to Action
Join us in building a culture of
preparedness. Strengthen cross-
sectional collaborations
Partner with LCSBC to deliver and
maintain bilingual, culturally relevant
outreach.

Ensure no community is left behind.

Create a succinct ICS and VOAD scope
of work

The
Importance Of
LISTOS
Prepare.

Respond.

Recover.

Together.

Preparar.

Responder.

Recuperarse.

Juntos.

Thank You!

1 City Council of the City of Hollister
Minutes of the Regular Meeting

October 6, 2025, 5:30 p.m.

City Council Chamber, City Hall
375 Fifth Street, Hollister, CA 95023

Members Present: Roxanne Stephens, Mayor
Rudy Picha, District 1
Rolan Resendiz, District 2
Dolores Morales, District 3
Priscilla de Anda, District 4

_____________________________________________________________________

1. CALL TO ORDER
Mayor Stephens called the special and regular meetings of the City Council of the City of Hollister to order at 5:30 p.m.

2. ROLL CALL

3. CLOSED SESSION
City Attorney Mary Lerner read the closed session item titles.

Mayor Stephens opened public comment at 5:35 p.m.

There were no speakers for the closed session agenda items.

Mayor Stephens closed public comment at 5:35 p.m.

Mayor Stephens convened the meeting into closed session at 5:35 p.m.

3.1 CLOSED SESSION PURSUANT TO GOVERNMENT CODE SECTION
54957

PUBLIC EMPLOYEE APPOINTMENT/EMPLOYMENT
Title: City Manager

3.2 CONFERENCE WITH LABOR NEGOTIATORS PURSUANT TO
GOVERNMENT CODE SECTION 54957.6
Agency designated representatives: Interim City Manager Jim Pia and City Attorney Mary Lerner

2 Employee Organizations: Service Employees International Union (SEIU), Local 521, Hollister Firefighters Union (HFFU) , Hollister Peace Officer Association (HPOA), and un-represented employees.

3.3 CONFERENCE WITH LEGAL COUNSEL – EXISTING LITIGATION PURSUANT TO GOVERNMENT CODE SECTION 54956.9(d)(1)
Precision Grade, Inc. vs. City of Hollister
City of Hollister vs. Precision Grade, Inc. and Everest Reinsurance Company
Case No. CU-24-00290

3.4 CONFERENCE WITH LEGAL COUNSEL- ANTICIPATED LITIGATION PURSUANT TO GOVERNMENT CODE SECTION 54956.9
Significant exposure to litigation pursuant to paragraph (2) or (3) of subdivision (d) of section 54956.9 of the Government Code (1 case) Mayor Stephens adjourned the closed session at 6:11 p.m.

4. PLEDGE OF ALLEGIANCE
Councilmember Picha led the Pledge of Allegiance.

5. CLOSED SESSION REPORT
City Attorney Mary Lerner stated no reportable action was taken in closed session.

6. PUBLIC INPUT FOR ITEMS NOT ON THE AGENDA
No speakers present.

7. CONSENT ITEMS
Moved by: Council Member Picha
Seconded by: Council Member de Anda

Ayes (5): Mayor Stephens, Council Member Picha, Council Member Resendiz, Council Member Morales, and Council Member de Anda
Carried (5 to 0)

7.1 AP PROVE SEPTEMBER 15, 2025 REGULAR MEETING MINUTES

7.2 AN ORDINANCE ADOPTING HOLLISTER MUNICIPAL CODE
CHAPTER 1.20 LOBBYING
Moved by: Council Member Picha
Seconded by: Council Member de Anda

3 Adopt an ordinance adding Chapter 1.20 “Lobbying” to Title 1 “General Provisions” to the Hollister Municipal Code.

Carried

7.3 WARRANT REGISTER
Moved by: Council Member Picha
Seconded by: Council Member de Anda

Ratify and approve the warrant registers for the General-Special- Enterprise-Assessment Funds attached.

Carried

7.4 A RESOLUTION APPROVING LEASE AMENDMENT NO. 1 FOR A
TWO-YEAR LEASE EXTENSION WITH HELI-FLITE, INC. FOR THE
BUILDING AND STORAGE AREA AT 234 SKYLANE DRIVE
Moved by: Council Member Picha
Seconded by: Council Member de Anda

Adopt a resolution approving Lease Amendment No. 1 for a two-year extension with Heli-Flite, Inc. for the building and storage area at 234 Skylane Drive at the Hollister Municipal Airport and authorizing Interim City Manager to execute Lease Amendment No. 1.

Carried

7.5 A RESOLUTION ACCEPTING BIDS AND AWARDING A CONTRACT TO SILICON VALLEY PAVING, INC. FOR THE AIRPORT OPERATIONS

AREA PERIMETER FENCE RELOCATION PROJECT AT THE

HOLLISTER MUNICIPAL AIRPORT
Moved by: Council Member Picha
Seconded by: Council Member de Anda

Adopt a resolution accepting bids and awarding a contract to Silicon Valley Paving, Inc. of San Jose, California, for the airport operations area perimeter fence relocation project and authorizing the Interim City Manager to execute the agreement, change orders and any related documents.

4 Carried

7.6 A RESOLUTION RENEWING A REGULATORY PERMIT FOR 3GM INC.

AT 1891 AIRWAY DRIVE TO OPERATE A CANNABIS CULTIVATION

FACILITY
Moved by: Council Member Picha
Seconded by: Council Member de Anda

Adopt a resolution approving the annual renewal of a cannabis cultivation regulatory permit held by 3GM Inc. located at 1891 Airway Drive for the 2025/2026 permit period.

Carried

7.7 A RESOLUTION OF THE CITY COUNCIL TO RENEW A REGULATORY PERMIT FOR TRADITIONAL ROOTS / BUSTAN AT 1091 SAN FELIPE

ROAD TO OPERATE A CANNABIS CULTIVATION FACILITY FOR THE 2025/2026 PERMIT PERIOD
Moved by: Council Member Picha
Seconded by: Council Member de Anda

Adopt a resolution approving the annual renewal of a cannabis cultivation regulatory permit for Traditional Roots/ Bustan located at 1091 San Felipe Road for the 2025/2026 permit period.

Carried

7.8 A RESOLUTION OF THE CITY COUNCIL TO RENEW A REGULATORY PERMIT FOR TRADITIONAL ROOTS / BUSTAN AT 1091 SAN FELIPE

ROAD TO OPERATE A CANNABIS MANUFACTURING FACILITY FOR
THE 2025/2026 PERMIT PERIOD
Moved by: Council Member Picha
Seconded by: Council Member de Anda

Adopt a resolution approving the annual renewal of a cannabis manufacturing regulatory permit for Traditional Roots / Bustan located at 1091 San Felipe Road for the 2025/2026 permit period.

Carried

5 7.9 A RESOLUTION AUTHORIZING AN AMENDMENT TO A CONTRACT

WITH COMMUNITY TREE SERVICES
Moved by: Council Member Picha
Seconded by: Council Member de Anda

Adopt a resolution authorizing and approving an amendment to the contract with Community Tree Services.

Carried

7.10 A RESOLUTION APPROVING THE USE OF COOPERATIVE

PURCHASING FOR A TRACTOR WITH MOWING EQUIPMENT
Moved by: Council Member Picha
Seconded by: Council Member de Anda

Adopt a resolution approving the use of cooperative purchasing for a Tiger Bengal Series Mid-Mount Boom Mower with 50’’ Rotary Swivel Head on a new John Deere 6M105 Tractor, to be purchased on behalf of San Benito County per the terms of the grant.

Carried

7.11 A RESOLUTION ESTABLISHING THE HOLLISTER PARKS, ARTS,

RECREATION, AND CULTURE COMMISSION AND ADOPTING THE

PROPOSED BYLAWS
Moved by: Council Member Picha
Seconded by: Council Member de Anda

Adopt a resolution establishing the Hollister Parks, Arts, Recreation, and Culture (PARC) Commission and adopting the proposed bylaws for the PARC Commission.

Carried

7.12 A RESOLUTION ACCEPTING A GRANT FROM THE OFFICE OF
TRAFFIC SAFETY FOR THE AMOUNT OF $65,000.00 FOR OVERTIME

REIMBURSEMENT AND SPECIALIZED EQUIPMENT
Moved by: Council Member Picha
Seconded by: Council Member de Anda

6 Adopt a resolution authorizing the acceptance of a grant from the Office of Traffic Safety for expenditures through October 2026 and approve the budget appropriation form.

Carried

7.13 A RESOLUTION GRANTING A REQUEST BY CITY STAFF TO WAIVE BUILDING PERMIT FEES FOR CITY CIP C2505, COMMUNITY

CENTER BATHROOM REMODEL
Moved by: Council Member Picha
Seconded by: Council Member de Anda

Adopt a resolution granting a request from City staff to waive the Building Permit fees associated with City CIP C2505, Community Center Bathroom Remodel, in the amount $16,026.80.

Carried

8. PUBLIC HEARINGS

8.1 AN ORDINANCE AMENDING THE CITY OF HOLLISTER ZONING MAP

PREZONING FOR FUTURE ANNEXATION OF THE PROPERTY
LOCATED AT 1285 MCCRAY STREET, APN 020-100-014 INTO THE GENERAL COMMERCIAL ZONING DISTRICT (PZ 2025-1)
Planning Manager Eva Kelly provided the staff presentation.

Mayor Stephens opened the public hearing at 6:39 p.m.

There were no speakers for this item.

Mayor Stephens closed the public hearing at 6:39 p.m.

Moved by: Council Member Picha
Seconded by: Council Member Morales

Introduce an ordinance amending the City of Hollister Zoning Map to prezone the property located at 1285 McCray Street, APN 020 -100-014, into the General Commercial Zoning District, and schedule a second reading and adoption for the October 20, 2025 City Council meeting.

Ayes (5): Mayor Stephens, Council Member Picha, Council Member Resendiz, Council Member Morales, and Council Member de Anda Carried (5 to 0)

7 8.2 AMENDMENTS TO THE ZONING ORDINANCE (ZOA 2025-3)

AMENDING LANGUAGE IN THE ZONING ORDINANCE RELATED TO
LEGISLATIVE UPDATES, USE MATRIx, AND DEFINITIONS
Planning Manager Eva Kelly provided the staff presentation.

Mayor Stephens opened the public hearing at 6:59 p.m.

There were no speakers for this item.

Mayor Stephens closed the public hearing at 6:59 p.m.

Moved by: Council Member Picha
Seconded by: Council Member Morales

Introduce an ordinance approving amendments to the Zoning Ordinance related to Phase 2 of the Zoning Ordinance Comprehensive Update.

Ayes (5): Mayor Stephens, Council Member Picha, Council Member Resendiz, Council Member Morales, and Council Member de Anda Carried (5 to 0)

9. INFORMATIONAL REPORTS

9.1 COMMITTEE ASSIGNMENTS
Mayor Stephens reported the Fire Protection Advisory Committee met and kicked off of the Fire Feasibility Study.

9.2 COUNCIL REPORTS
Councilmember Resendiz reported he and other members of the City Council met with the family of Mary Encinias, who recently passed.

Councilmember Morales reported she will be attending the League of California Cities Annual Conference next week.

1. CITY COUNCIL REQUESTS FOR FUTURE AGENDA ITEMS

9.3 CITY MANAGER REPORT
Interim City Manager Jim Pia reported he met with San Benito High School District Superintendent Shawn Tenenbaum to discuss crosswalks near Hollister High School; reported the new City Engineer, Javier Hernandez, had started; invited the Council and public to attend the Hollister Fire Department's 150th Anniversary events on October 18.

1. UPDATED CITY COUNCIL PROJECTS

10. ADJOURNMENT

8 Mayor Stephens adjourned the meeting at 7:06 p.m.

Jennifer Woodworth, City Clerk

STAFF REPORT

HOLLISTER CITY COUNCIL
MEETING DATE: October 20, 2025
REPORT # Finance-2025-20

AGENDA ITEM: WARRANT REGISTER

DEPARTMENT: Adminstrative Services
DEPARTMENT HEAD: Grizelle Gonzalez, Management Analyst
STAFF CONTACT: Maricela Romero, Acct Tech II

RECOMMENDED ACTION: Ratify and approve the Warrant Registers for the General-Special-Enterprise-Assessment Funds attached.

FISCAL IMPACT: 24/25 25/26

ATTACHMENTS:

1. Expense Approval Register AP 8-22-25

2. Expense Approval Register DP 8-27-25

3. Expense Approval Register PYR 8-27-25

4. Expense Approval Register AP 8-28-25

5. Expense Approval Register AP 8-29-25

6. Expense Approval Register DP 9-3-25

7. Expense Approval Register DP 9-3-25-2

8. Expense Approval Register DP 9-3-25-3

9. Expense Approval Register AP 9-4-25

10. Expense Approval Register AP 9-10-25

11. Expense Approval Register PYR 9-10-25

12. Expense Approval Register AP 9-18-25

13. Expense Approval Register DP 9-18-25

14. Expense Approval Register AP 9-22-25

15. Expense Approval Register AP 9-22-25-2

STAFF REPORT

HOLLISTER CITY COUNCIL
MEETING DATE: October 20, 2025
REPORT # Community Development-2025-70

AGENDA ITEM: AN ORDINANCE AMENDING THE CITY OF HOLLISTER ZONING MAP TO PREZONE THE PROPERTY LOCATED AT 1285 MCCRAY STREET (APN 020-100-014) INTO THE GENERAL COMMERCIAL ZONING DISTRICT

DEPARTMENT: Community Development
DEPARTMENT HEAD: Rod Powell, Assistant City Manager
STAFF CONTACT: Eva Kelly, Planning Manager

RECOMMENDED ACTION: Adopt an ordinance amending the City of Hollister’s Zoning Map to prezone the property located at 1285 McCray Street, APN 020 -100- 014 for future annexation as part of the agreement for purchase and sale of surplus real property and joint escrow instructions.

DISCUSSION: On October 6, 2025, the City Council held a public hearing and introduced an ordinance amending the City of Hollister’s Zoning Map to prezone the property located at 1285 McCray Street. A second reading and adoption of the ordinance is required

FISCAL IMPACT: None

PREVIOUS COUNCIL OR COMMISSION ACTION: On October 6, 2025, the City Council held a public hearing and introduced the ordinance.

CEQA: There is no proposed development of the parcel to be annexed. There is an existing gas station on the property, which is proposed to remain. The prezoning and future annexation of this parcel is categorically exempt from CEQA pursuant to Section 15301, Existing Facilities, of the CEQA Guidelines, as it involves no expansion of an existing use and involves only a jurisdictional boundary change proposal with no land development or modification to the parcel.

ATTACHMENTS:

1. Ordinance 1266 approving Prezone 2025-1

ORDINANCE NO. 1266

AN ORDINANCE OF THE CITY OF HOLLISTER AMENDING THE CITY

OF HOLLISTER ZONING MAP TO PREZONE THE PROPERTY
LOCATED AT 1285 MCCRAY STREET (APN 020 -100-014) FOR

FUTURE ANNEXATION AS PART OF THE AGREEMENT FOR

PURCHASE AND SALE OF SURPLUS REAL PROPERTY AND JOINT

ESCROW INSTRUCTIONS

WHEREAS, on October 15, 2024, the City of Hollister entered into an Agreement for the Purchase and Sale of Surplus Real Property and Joint Escrow Instructions for the Sale of Surplus Property (‘Agreement”) located adjacent to the property located at 1285 McCray Street; and

WHEREAS, as a part of the terms of the Agreement, the Buyer, who is the owner of the adjacent subject parcel APN 020-100-014, has agreed to annex APN 020-100-014 into the City of Hollister city limits as it is currently an unincorporated “island” surrounded on all sides by incorporated property; and

WHEREAS, as a part of the terms of the Agreement, the City has agreed to facilitate the annexation of the subject property; and

WHEREAS, under the provisions of Section 17.24.250 of the Zoning Ordinance, the City Council authorized the initiation of the application for Prezoning 2025 -1 on August 18, 2025 (Resolution 2025-108); and

WHEREAS, on August 28, 2025, the Planning Commission held a duly no ticed public hearing to consider the request, and following the close of the public hearing determined to adopt Resolution 2025-21 recommending approval of the Prezone Application to the City Council; and

WHEREAS, under the provisions of Section 17.24.250(D) of the Zoning Ordinance, the City Council is charged with receiving the Planning Commission’s recommendation and taking action on the approval, modification, or disapproval of Prezone Applications based upon the required findings for approval found in Section 17.24.250(E); and

WHEREAS, the City Council held a duly noticed public hearing on October 6, 2025, to consider the request, review the staff report, and receive written and oral testimony for and against the proposal; and

WHEREAS, after closing the public hearing, the City Council deliberated and determined to approve Prezone 2025-1 in accordance with Section 17.24.250.

NOW THEREFORE BE IT RESOLVED, that the City Council of the City of Hollister makes the following findings regarding the approval of Prezone 2025-1:

Ordinance No. 1266

1. Finding: The approval of the project is categorically exempt from CEQA pursuant to Section 15301, Existing Facilities, of the CEQA Guidelines as it involves no expansion of an existing use and involves only a jurisdictional boundary change proposal with no land development or modification to the parcel. There is no proposed development on the parcel to be annexed. There is an existing gas station on the property which is proposed to remain.

2. Finding: The amendment is internally consistent with all other provisions of the General Plan because:

The current General Plan land use designation of the parcel is General Commercial. The proposed prezoning is to the General Commercial (GC) Zoning District, which is consistent with the General Plan designation. The parcel is an existing unincorporated “island” surrounded by incorporated properties. The annexation of this parcel with eliminate the “island” condition which is consistent with City General Plan guidance as well as with State law as enforced by LAFCO which indicates that islands should not be created.

3. Finding: The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare because:

The property is an unincorporated island. The annexation of the parcel will obligate the property owner to contribute toward property taxes in the city. The City has historically maintained surrounding infrastructure on behalf of this property, without the property’s contribution toward this maintenance. Annexation will ensure that the fair contribution via property taxes is received in return for ongoing public maintenance for and surrounding this currently unincorporated parcel, which is of public interest to city taxpayers. Additionally, the property is currently served by a septic tank. The regional water board has adopted policies desiring to phase out septic tanks on small parcels. Though the septic tank is currently functional, should it fail in the future, the property would be required to connect to the City’s municipal sanitary sewer system. Proactive incorporation of the parcel will allow for administrative connection to the sanitary sewer system in the case of a failure or any other emergency in the future, which will ensure timely facilitation of such a connection – protecting the surrounding properties and public from any prolonged health and safety consequences of such a failure.

The project has been determined to be categorically exempt from CEQA related to any potential environmental impacts (Section 15301, Existing Facilities ) because there are no changes to the existing use or site development proposed for the annexed parcel.

4. Finding: The affected site is physically suitable (including absence of physical constraints, access, and compatibility with adjoining land uses, and p rovision of utilities) for proposed or anticipated uses or development because:

The property contains an existing gas station (Toro Petroleum). No development of the site to be annexed is proposed, and the existing gas station is intended to remain. The proposal will only result in a jurisdictional boundary change.

Ordinance No. 1266

NOW THEREFORE THE CITY COUNCIL OF THE CITY OF HOLLISTER DOES ORDAIN AS FOLLOWS:

SECTION 1. The City of Hollister Zoning Map is hereby amended to include reference to this Ordinance, it’s date of approval, and its name as abbreviated to “PZ 2025-1 1285 MCCRAY STREET” as part of its refence of amendments.

SECTION 2. The City of Hollister Zoning Map is further authorized to be amended to include the property located at 1285 McCray Street, APN 020 -100-014, as further described in Exhibit A of this Ordinance, attached hereto as referenced, as part of the City of Hollister City Limits and designated as “GC”, General Commercial Zoning District, immediately upon annexation of the property into the City Limits by action of the Local Agency Formation Commission (LAFCO).

SECTION 3. This ordinance shall authorize the prezoning of the subject parcel into the General Commercial Zoning District for two (2) years following the date of adoption, during which time, the application for annexation shall be filed with LAFCO and the property annexed into the corporate limits of the City of Hollister. Should the property fail to be fully annexed into the City of Hollister city limits within two years of the date of the approval of this ordinance, the Ordinance shall be deemed expired and repealed and the prezoning designation void. Nothing in this ordinance shall prohib it the property owner from applying for any subsequent application for prezoning and annexation of this parcel should it expire and be repealed per this section.

SECTION 4. SEVERABILITY. If any part of this Ordinance is held invalid for any reason by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portion of this Ordinance, and the City Council hereby declares that it would have passed the remainder of the Ordinance if such invalid portion thereof had been deleted.

SECTION 5. EFFECTIVE DATE. This ordinance shall take effect and be in force thirty (30) days from and after its final passage.

SECTION 6. PUBLICATION. Within fifteen (15) days after passage, the City Clerk shall cause this ordinance to be published in a newspaper of general circulation.

Ordinance No. 1266

INTRODUCED at a regular City Council meeting on October 6, 2025, and ADOPTED as an ordinance of the City of Hollister at a regular City Council meeting on October 20, 2025 by the following vote:

AYES:

NOES:

ABSTAINED:

ABSENT:

________________________________
Roxanne Stephens, Mayor

ATTEST: APPROVED AS TO FORM:

Lozano Smith Attorneys at Law

______________________________ _______________________________ Jennifer Woodworth, MMC, City Clerk Mary Lerner, City Attorney

I, JENNIFER WOODWORTH, MMC, City Clerk of the City of Hollister, do hereby certify that the attached Ordinance No. 1266 is an original ordinance, or true and correct copy of a City ordinance, duly adopted by the Council of the City of Hollister at a regular meeting of said Council held on October 20, 2025, at which meeting a quorum was present.

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Hollister on October 20, 2025.

Jennifer Woodworth, MMC
City Clerk of the City of Hollister

Ordinance No. 1266

Exhibit A. Legal Description

Ordinance No. 1266

Exhibit B. Prezone 2025-1

STAFF REPORT

HOLLISTER CITY COUNCIL
MEETING DATE: October 20, 2025
REPORT # Community Development-2025-71

AGENDA ITEM: AN ORDINANCE APPROVING ZONING ORDINANCE
AMENDMENT 2025-3

DEPARTMENT: Community Development
DEPARTMENT HEAD: Rod Powell, Assistant City Manager
STAFF CONTACT: Erica Fraser, Consulting Senior Planner

RECOMMENDED ACTION: Adopt an ordinance approving Zoning Ordinance Amendment 2025-3, amending various sections of Title 17, Zoning, to clarify definitions and use tables across all city zoning districts, as well as to provide minor clarification and legislative clean-up related to density bonus and to reflect changes in state law.

DISCUSSION: On October 6, 2025, the City Council held a public hearing and introduced an ordinance approving Zoning Ordinance Amendment 2025-3. A second reading and adoption of the ordinance is required.

FISCAL IMPACT: None.

PREVIOUS COUNCIL OR COMMISSION ACTION: On October 6, 2025, the City Council held a public hearing and introduced the ordinance.

CEQA: The proposed Zoning Ordinance amendments are exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines because the proposed amendments will not result in any direct physical change to the City and any future development projects will be subject to the requirements of CEQA and therefore the proposed amendments are not a project under CEQA and are exempt from further review (CEQA Guidelines, Section 15378).

ATTACHMENTS:

1. Ordinance 1267 approving ZOA 2025-3

ORDINANCE NO. 1267

AN ORDINANCE OF THE CITY OF HOLLISTER APPROVING ZONING
ORDINANCE AMENDMENT 2025-3 AMENDING VARIOUS SECTIONS
OF TITLE 17 ZONING TO CLARIFY DEFINITIONS AND USE TABLES

ACROSS ALL CITY ZONING DISTRICTS, AS WELL AS TO PROVIDE

MINOR CLARIFICATION AND LEGISLATIVE CLEAN-UP RELATED

TO DENSITY BONUS AND TO REFLECT CHANGES IN STATE LAW

WHEREAS, the City occasionally initiates an amendment to the Zoning Ordinance in order to clarify provisions in the Zoning Ordinance or to reflect current conditions in the City and to comply with state law; and

WHEREAS, staff is requesting an amendment to several Sections in the Zoning Ordinance for clarity, to provide new definitions, and to comply with recent changes in state law; and

WHEREAS, the Planning Commission held a duly noticed public hearing on August 28, 2025, and adopted Resolution No. 2025-20 recommending the adoption of Zoning Ordinance Amendment 2025-3 to the City Council; and

WHEREAS, on October 6, 2025, the City Council held a duly noticed public hearing to consider the adoption of Zoning Ordinance Amendment 2025-3; and

WHEREAS, the proposed Zoning Ordinance amendments are exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines because the proposed amendments will not result in any direct physical change to the City, and any future development projects will be subject to the requirements of CEQA and therefore the proposed amendments are not a project under CEQA and are exempt from further review (CEQA Guidelines, Section 15378).

NOW THEREFORE THE CITY COUNCIL OF THE CITY OF HOLLISTER DOES ORDAIN AS FOLLOWS:

SECTION 1. Section 17.02.020, Definitions, is hereby repealed in its entirety.

SECTION 2. Chapter 17.68, Definitions, is hereby adopted to read as follows:

Chapter 17.68 Definitions

17.68.001 Purpose and Intent. This section provides definitions of terms and phrases used in this Zoning Ordinance that are technical or specialized, or that may not reflect common usage. If any of the definitions in this chapter conflict with definitions in other chapters of the City Code, these definitions shall prevail for the purposes of this Zoning Ordinance. If a word is not defined in this chapter, or other chapters of the City Code, the most common dictionary definition is presumed to be correct. Words used in the

Ordinance No. 1267

present tense shall include the future; words used in the singular shall include the plural; the word "shall" or "must" is mandatory, and the word "may" is directory.

17.68.010 24-Hour Operations. 24-hour operations means any land use which is open to employees, business operations, and/or the public for twenty-four (24) hours in any single day, with no period of closure.

17.68.020 Accessory Dwelling Unit. Accessory Dwelling Unit means a second permanent dwelling that is accessory to a legally constructed primary dwelli ng on the same site in a residential zoning district. A secondary unit provides complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation. See Chapter 17.32.

17.68.030 Accessory Structure. Accessory structure is a detached structure which is incidental to a lawfully established principal structure on the same lot and used to support a lawfully established use.

17.68.040 Accessory Use. An accessory use is a use that is subordinate to the principal use on the same lot as authorized by the specific zoning district and serving a purpose customarily incidental to the principal use, without altering the character of a lawfully allowed use, as determined by the Community Development Director.

17.68.050 Adult. An adult is a person aged 18 or over.

17.68.060 Adult Entertainment Establishment. Please refer to Section 17.22.050, Adult Entertainment Establishments, for definitions and requirements for this use type.

17.68.070 Af fordable Housing. Affordable housing means housing units affordable to families earning at or below 120 percent of the county median income, including very low, low, median and moderate-income units. The specific affordability levels shall be established by the Department of Housing and Community Development in the State Income Limits for San Benito County.

17.68.080 Agent. An agent is a person authorized in writing by the property owner to represent and act for a property owner in contacts with city employees, committees, Commissions, and the Council, regarding matters regulated by this Zoning Ordinance.

17.68.090 Agriculture. Agriculture means farming, dairying, pasturage, apiaries, horticulture, viticulture and animal or poultry husbandry, but not including the commercial feeding of garbage or offal to swine or other animals.

17.68.100 Agriculture Employee Housing. Agricultural employee housing is living quarters for farm or agricultural laborers located on or adjacent to the agricultural operations.

17.68.110 Airport. An airport is an area used for aircraft landing, flight services, administration offices, terminals (executive and general), take -off, storage, and maintenance, airport related buildings, aircraft operations and related facilities, aprons and taxiways, tie-down areas, hangers, control towers, safety lights, communications equipment, and related structures.

Ordinance No. 1267

17.68.120 Aircraft Chartering and Leasing. Aircraft chartering and leasing is a company which provides a service where a company, individual or organization can hire the company to fly to a specific destination or where a licensed pilot can lease or rent a plane for personal uses.

17.68.130 Aircraft Fuel Facility. An aircraft fuel facility is a facility which sells fuel or lubrication for use in aircrafts.

17.68.140 Aircraft Manufacturing. Aircraft manufacturing means the manufacture of aircraft or aircraft components, electrical systems, parts or other items used on airplanes.

17.68.150 Aircraft Repair or Services. Aircraft repair or services means the repair of all components of an airplane or servicing of the airplane including washing, maintenance services or painting.

17.68.160 Aircraft Research and Design. Aircraft research and design means a business involved in the design and testing of aircrafts and aircraft related components.

17.68.170 Aircraft Sales. Aircraft sales is the sale or leasing of an airplane or airplane components or accessories.

17.68.180 Air Cargo Facilities. Aircraft cargo facilities means a place where a company or organization loads and moves goods by aircraft for profit.

17.68.190 Air Freight Terminal. An aircraft terminal means a facility which loads goods onto planes for transport, but does not include the ownership of the planes.

17.68.200 Aircraft Parking, Tie-Down and Aircraft Hangers or Shelters. Aircraft parking, tie-down and aircraft hangers or shelters means the parking, temporary locating, or storage of an aircraft within a structure or on a paved area.

17.68.210 Alcohol Sales, Retail. Retail alcohol sales means the sale of beer, wine, and or liquor for consumption off site.

17.68.220 Alley. An alley is a public or private roadway that provides vehicle access to the rear or side of lots having other public street frontage and that is not intended for general traffic circulation.

17.68.230 Ambulance Services. Ambulance services is an establishment which provides ambulance services for the public and includes office, storage and maintenance of ambulances, and temporary sleeping facilities for an ambulance crew.

17.68.240 Ancillary Deli or Café. An ancillary deli or cafe means the preparation and sale of food items such as snacks, sandwiches, coffee or specialty drinks, salads, etc. as an accessory use to a lawfully established primary use on the same site.

17.68.250 Animal Kennels or Boarding. Animal kennels or animal boarding means facilities for the keeping, boarding or maintaining of four or more dogs four months of age or older, or four or more cats for commercial purposes, except for dogs or cats in pet shops or animal hospitals.

Ordinance No. 1267

17.68.260 Animal Sales and Services. Animal sales and services means facilities which sells pets or provides grooming, pet washing, or similar services. The retails sales of pet goods and food is included within the general retail use.

17.68.270 Animal Veterinary Clinics and Hospitals. Animal veterinary clinics and hospitals means an indoor medical treatment facilities used by veterinarians, including large and small animal veterinary clinics, and animal hospitals.

17.68.280 Artist Studio. An artist studio is a facility where an individual(s) produces creative items for sale and/or display and includes pottery, photography, painting, sculpting or other similar mediums. Artist studios include creative spaces for production as well as an area for accessory retail sales.

17.68.290 Assembly Building or Site. Assembly building or site means a building or site that is primarily used for Assembly Use, including but not limited to religious assembly, gymnasiums, libraries, theaters, schools, and community centers.

17.68.300 Assembly Use. Assembly is a use involving the gathering of persons to participate in group or common activity to observe a presentation, performance, or exhibition.

17.68.310 Auditorium. An auditorium is a large room to accommodate an audience for the purpose of speeches, theater and music productions or similar uses, fully enclosed within a building.

17.68.320 Auto Rentals. Auto rentals means a facility where a consumer can rent a vehicle for a fixed amount of time.

17.68.330 Automatic Teller Machine (ATM). An ATM is a machine used by bank and financial service patrons for conducting automated transactions including deposits, withdrawals and fund transfers, without contact with financial institution personnel. The machines may be located at or within banks or in other locations.

17.68.340 Automobile Dismantling Yard. See "Recycling, Scrap, and Dismantling Yards."

17.68.350 Banks and Financial Services. Banks and financial services means financial institutions including: banks and trust companies; lending and thrift institutions, credit agencies; brokers and dealers in securities and commodity contracts; security and commodity exchanges; mortgage brokers; holding (but not predominantly operating) companies; and other investment companies; vehicle finance (equity) leasing agencies. See also "Automatic Teller Machine."

17.68.360 Bail Bonds. Bail bonds means an establishment where an individual or agency acts as a surety and pledge money or property as bail for the appearance of a defendant in court.

17.68.370 Bars. A bar means a structure or space within a structure where alcoholic beverages are sold for on-site consumption and includes bars, taverns, pubs, billiard/pool halls, restaurants where more than 30 percent of the gross floor area is

Ordinance No. 1267

dedicated to a bar (including the bar and bar seating) and similar establishments where any food service is subordinate to the sale of alcoholic beverages. May include entertainment (e.g., live music or dancing, etc.) with approval of a Conditional Use Permit. May also include beer brewing as part of a "brew pub."

17.68.380 Bed and Breakfast Inn. A bed and breakfast inn is a commercial facility designed to appear as a single-family dwelling where bedrooms without individual cooking facilities are rented for overnight lodging (up to 30 days total). This definition does not include "Hotels and Motels," which are defined separately; rooming and boarding houses, which are included under "Multifamily Housing;" or the rental of an entire residence for 30 days or more. Please refer to Section 17.22.080, Bed and Breakfast Inns, for requirements for these types of facilities.

17.68.390 Beauty Salon and Barber Shop. A beauty salon or barber shop means an establishment that provides hair cutting, styling, and similar services. In the Home Office Zoning District, these establishments are limited to two chairs and two employees operating at one time.

17.68.400 Building. See "Structure."

17.68.410 Building Material Store. A building materials store means a primarily indoor (in a commercial building) retail establishment selling lumber and other large building materials, and also including paint, wallpaper, glass, fixtures, nursery stock, lawn and garden supplies (which may also be sold in hardware stores, included under the definition of "Retail Stores, General Merchandise"). Includes all stores selling to the general public, even if contractor sales account for a larger proportion of total sales.

Includes incidental retail ready-mix concrete operations, when the area is not visible from the public right of way. Exterior storage as an ancillary use may be allowed with a Conditional Use Permit and requires screening from the public right of way. These stores may not be located within a mixed-use building.

17.68.420 Building Site. A building site means the land area, consisting of one or more lots or parcels of land under common ownership or control, considered as the unit of land occupied or to be occupied by a main building or buildings and accessory buildings, or by a principal use and use accessory thereto, together with such parking and loading spaces, yards and open spaces as are required by this chapter, and having its principal frontage on a street, road, or highway not to include an alley.

17.68.430 Business Support Services. A business support service is an establishments primarily within structures, providing other businesses with services including maintenance, repair and service, testing, rental, etc. including blueprinting, business equipment repair (excluding vehicle repair), computer services, copy and printing services, film processing, on-site repairs, janitorial services, and window cleaning.

17.68.440 Caretaker and Employee Housing. Caretaker and/or employee housing means a temporary or permanent residence that is accessory to a nonresidential primary use of the site, where needed for security or 24-hour care or supervision.

17.68.450 Cargo Container. See "Shipping Container."

Ordinance No. 1267

17.68.460 Carport. A carport is a detached structure enclosed on two or fewer sides without a door used for storage of vehicles used by occupants of the premises.

17.68.470 Catering. Catering means an establishment where food is prepared and assembled for the delivery and off -site consumption of food at another location.

17.68.480 Cemeteries, Columbariums and Mortuaries. Cemeteries, columbariums and mortuaries means an internment establishments engaged in subdividing property into cemetery lots and offering burial plots or air space for sale. Includes animal cemeteries; cemetery, mausoleum, crematorium and columbarium operations, and full - service funeral parlors, whether accessory to or separate from a cemetery or columbarium.

17.68.490 Chemical Plants. Chemical plans are manufacturing establishments that produce or use basic chemicals and establishments creating products predominantly by chemical processes. This use type also includes sales and transportation establishments handling the chemicals described above. Establishments classified in this major group manufacture three general classes of products:

1. Basic chemicals including acids, alkalizes, salts, and organic chemicals;

2. Chemical products to be used in further manufacture, including synthetic fibers, plastic materials, dry colors, and pigments; and

3. Finished chemical products to be used for ultimate consumption including drugs, cosmetics, and soaps; or to be used as materials or supplies in other industries, including paints, fertilizers, and explosives.

17.68.500 Child. A child means a person under the age of 18.

17.68.510 City. City means the city of Hollister, state of California, referred to in this Zoning Ordinance as "city."

17.68.520 City Council. City Council means the City Council of the city of Hollister, state of California, referred to in this Zoning Ordinance as "council."

17.68.530 Clothing Factory. A clothing factory is a manufacturing establishments producing clothing, and fabricating products by cutting and sewing purchased textile fabrics, and related materials including leather, rubberized fabrics, plastics and furs.

Custom tailors and dressmakers not operating as a factory and not located on the site of a clothing store ("General Merchandise Stores") are instead included under "Personal Services."

17.68.540 Clubs and Lodges. Clubs and lodges means permanent meeting, recreational, or social facilities of a private or nonprofit organization primarily for use by members or guests, excluding commercial recreation and entertainment. This classification includes union halls, social clubs, community pools, and youth centers.

Ordinance No. 1267

17.68.550 Chemical Plants. A chemical plant is a facility which manufactures raw or refined chemicals for use in other industries. Does not include facilities which include the storage, manufacture, or use of hazardous materials.

17.68.560 Combined Zone or Zoning District. A combined zone or zoning district shall have the same meaning as Mixed-Use Zone or Zoning District.

17.68.570 Commercial Filming. Commercial filming means the filming of an event, activity, music video, performances, movie, television show, or commercial on public or private property.

17.68.580 Commercial Recreation. Commercial recreation includes, the following use types. Ancillary sales of food and beverages or goods (related to the use) is allowed for all use types:

1. Commercial Recreation, Minor means establishments (under 25,000 square feet) which provide physical fitness services or amusement and entertainment and includes but is not limited to, bowling alleys, ice/roller skating rinks, billiard parlors, martial arts studios, indoor tennis or racquetball courts, dance studios, arcades, health and fitness clubs, exercise studios, boxing gyms, indoor games, indoor soccer, indoor hockey, indoor play or party centers, art classes or other indoor uses deemed similar by the Community Development Director.

2. Commercial Recreation, Major means establishments for uses also included in Minor Commercial Recreation which are greater than 25,000 square feet and establishments such as indoor sports arenas (where professional or semi-professional teams meet and where there is a charge for viewing), live theaters, live music establishments, roller derby facilities, bingo halls, indoor mini-golf, indoor go-kart racing other uses deemed similar by the Community Development Director.

3. Commercial Recreation, Outdoor means establishments which include indoor and/or outdoor facilities which provide physical fitness services or amusement and entertainment and includes but is not limited to outdoor sport courts, baseball and football stadiums, golf courses, outdoor miniature golf, amusement parks, outdoor go-cart or similar racing, swimming pools, driving ranges, hunting and shooting clubs and other outdoor uses deemed similar by the Community Development Director.

17.68.590 Commission. See "Planning Commission."

17.68.600 Common Area. A common area is an area, or portion thereof, owned in common by all property owners of a subdivision. There may or may not be an open space easement over a common area.

17.68.610 Common Interest Development. Common interest developments includes a condominium, community apartment project, planned development or stock cooperative, as provided by Section 1351 of the Civil Code.

Ordinance No. 1267

17.68.620 Community Care Facility. A community care facility means a 24 hour residential facility providing non-medial residential care and support for the elderly, sober living, handicapped, group living, dependent children, or those who need non - medical supportive services. Facilities which serve six (6) or fewer persons is considered to be a residential use and is permitted in the residential zoning districts.

Facilities which serve 7 or more persons requires approval of a Conditional Use Permit.

17.68.630 Community Center. A community center means multipurpose meeting and recreational facilities typically consisting of one or more meeting or multipurpose rooms, small indoor fitness centers, kitchen or outdoor barbecue facilities, that are available for use by various groups for activities including meetings, parties, receptions, dances, etc.

17.68.640 Concrete, Gypsum and Plaster Production. Concrete, gypsum and/or plaster production means manufacturing establishments producing bulk concrete, concrete building block, brick and all types of precast and prefab concrete products.

Also includes ready-mix concrete batch plants, lime manufacturing, and the manufacture of gypsum products (e.g., plasterboard, etc.). A retail ready-mix concrete operation as an incidental use in conjunction with a building materials outlet is defined under "Building Material Stores."

17.68.650 Conditional Use. A conditional use means a land use or activity that is not allowed as a matter of right within a zoning district.

17.68.660 Conditional Use Permit. A Conditional Use Permit or CUP means an approval issued to a landowner allowing a conditional use.

17.68.670 Condominium Project. A condominium project, as defined in Section 1351 of the California Civil Code, means a development consisting of two or more condominiums.

17.68.680 Construction Contractors Yard. A construction contractors yard means a storage area operated by, or on behalf of a contractor licensed by the State of California for storage of large equipment, vehicles, or other materials commonly used in the individual contractor's type of business; storage of scrap materials used for repair and maintenance of contractor's own equipment; and buildings or structures for uses including offices and repair facilities.

17.68.690 Community Care Facility. A community care facility means a 24 hour residential facility providing non-medial residential care and support for the elderly, sober living, handicapped, group living, depended children, or those who need non - medical supportive services. Facilities which serve six (6) or fewer persons is considered to be a residential use and is permitted in the residential zoning districts.

Facilities which serve 7 or more persons requires approval of a Conditional Use Permit.

17.68.700 Convenience Store. A convenience store is a small shop, corner store or mini-mart that sells a variety of household goods included food, groceries, beverages, toiletries, and other household goods.

17.68.710 Cottage Food. A cottage food establishment means a home-based business, that is incidental to the residential use of the d welling, where individuals

Ordinance No. 1267

produce and sell approved non-hazardous foods. A Cottage Food operation must operate in compliance with the Health and Safety Code and Chapter 11.5, Cottage Food Operations, of the California Retail Food Code.

17.68.720 Courier and Small Package Delivery. A courier and/or small package delivery means an establishment where a person or company delivers letters, small packages, or documents. Couriers include establishments which deliver by hand, vehicle, or bicycle.

17.68.730 Crop Production. Crop production involves production of grains, field crops, vegetables, melons, fruits, tree nuts, flower fields and seed production, ornamental crops, tree and sod farms; associated crop preparation services and harvesting activities including but not limited to mechanical soil preparation, irrigation system construction, spraying, crop processing and sales in the field of products grown on the premises.

17.68.740 Cultural Institutions. A cultural institutions is an organizations or businesses that preserve, promote, or advance culture, heritage, or the arts and includes the displaying or preserving objects of interest in one or more of the arts or sciences. This classification generally includes libraries, museums, archives, and art galleries where displayed objects are not intended for sale.

17.68.750 Day Care. A day care is a facility that provide non-medical care and supervision of children or adults for periods of less than 24 hours. These facilities include the following, all of which are required to be licensed by the California State Department of Social Services:

1. Child Day Care Center means a commercial or nonprofit facility that provides nonmedical care to children under 18 years of age in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual on less than a 24-hour basis.

Includes day care centers, employer-sponsored child care centers, and family day care homes, as defined by Health and Safet y Code Section 1596.750.

These may be operated in conjunction with a school or church facility, or as an independent land use.

2. Family Day Care Home means a home that regularly provides care, protection and supervision for 14 or fewer children, in the provider's own home, for periods of less than 24 hours per day, while the parents or guardians are away.

3. Adult Day Care/Health Facility means an organized day program of therapeutic, social and health activities and services provided to elderly persons with functional impairments, either physical or mental, for the purpose of restoring or maintaining optimal capacity for self -care, as defined in Health and Safety Code Section 1570.7.

17.68.760 Density, Gross. Gross density means the number of primary residential dwellings per acre of land within a project site.

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17.68.770 Department. Department means the city of Hollister Community Development Department referred to in this Zoning Ordinance as "Department."

17.68.780 Detached. Detached means any structure that does not have a wall or roof in common with another structure.

17.68.790 Developer. A developer is an owner, project proponent, or subdivider with a proprietary interest in a proposed or constructed project.

17.68.800 Development. A development is any construction activity or alteration of the landscape, its terrain contour or vegetation, including grading, paving and the erection or alteration of structures, alteration of an existing structure or land use, or establishment of a land use.

17.68.810 Development Agreement. A Development Agreement is a contract between the city and an applicant for a development project, in compliance with Chapter

17.24.280 of this Zoning Ordinance and Sections 65864 et seq., of the Government Code.

17.68.820 Development Standards. Development standards are the provisions of this chapter that regulate the site planning and design of a proposed development or new land use, including but not limited to provisions for floor area ratio, height limits, landscaping, minimum lot area and minimum building site area, off -street parking, setbacks, site coverage, signs, and standards for specific land uses.

17.68.830 Director. Director means the Community Development Director of the city of Hollister or his/her designee.

17.68.840 District or Zoning District. A district or zoning district means a portion of the city within which certain uses of land and buildings are prohibited or permitted according to development standards.

17.68.850 Drive-Thru Service and Sales. Drive-thru services and sales means facilities where services may be obtained by motorists without leaving their vehicles.

These facilities include drive-up teller windows in banks, drive-thru pharmacies, and facilities where food or other products may be purchased without leaving a vehicle. This service does not include: automatic teller machines (ATMs) or service stations, which are separately defined, or car washes.

17.68.860 Donation Kiosk. A donation kiosk an accessory structure, truck, bin, or other receptable designed for the donation of goods to a non-profit or for-profit organization.

Donation Kiosks can be manned by an individual or designed so that donations can be made without assistance.

17.68.870 Elderly. Elderly means a person 55 years of age or older but also includes other adults who are chronically ill or impaired and who would benefit from adult day health care, as defined in Health and Safety Code Section 1570.7.

17.68.880 Emergency Shelter. An emergency shelter is a facility that provides temporary (30 days or less) housing for homeless individuals or families.

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17.68.890 Equestrian Facilities. Equestrian facilities means commercial horse, donkey, and mule facilities including horse ranches, boarding stables, riding schools and academies, horse exhibition facilities (for shows or other competitive events), pack stations, and barns, stables, corrals and paddocks accessory and incidental to these uses.

17.68.900 Equipment Sales, Services and Rentals, Indoor. Indoor equipment sales, services and rentals means a facility that sells or rents equipment, or the related repair or services thereof, to individuals or a business. Equipment can include but is not limited to tools, restaurant equipment, forklifts, machinery, medical equipment and is contained entirely within a building. This use may also include the repair of equipment sold by the establishment. This type of facility is not permitted within a mixed-use building.

17.68.910 Equipment Sales, Services and Rentals, Outdoor. Outdoor equipment sales, services, and rentals means a facility that sells or rents equipment, or the related repair or services thereof, to individuals or a business, including the storage of equipment outside of a building. Equipment can include but is not limited to tools, construction equipment, forklifts, and machinery. This use may also include the repair of equipment sold or rented by the establishment. Outdoor facilities shall be screened from view by a wall or solid fence. This type of facility is not permitted within a mixed-use building.

17.68.920 Façade. A façade is that portion of any exterior elevation on the building extending from grade to top of parapet, or eaves, and the entire width of the building elevation.

17.68.930 Family. A family means one or more persons occupying premises and living as a single housekeeping unit, as distinguished from a group occupying a hotel, club, fraternity or sorority house. A family shall be deemed to include necessary servants.

17.68.940 Farm Equipment and Supplies Sales, Indoor. Indoor farm equipment and supplies sales means establishments selling or renting agricultural machinery, equipment, and supplies for use in soil preparation and maintenance, the planting and harvesting of crops, and other operations and processes pertaining to farming and ranching within an enclosed building. This type of facility is not permitted in a mixed -use building.

17.68.950 Farm Equipment and Supplies Sales, Outdoor. Outdoor farm equipment and supplies sales means establishments selling or renting agricultural machinery, equipment, and supplies for use in soil preparation and maintenance, the planting and harvesting of crops, and other operations and processes pertaining to farming and ranching which includes sales or storage of products, supplies, or equipment outside or in an unenclosed building.

17.68.960 Fence. A fence means continuous physical barrier comprised of wood, wrought iron, chain link, masonry, concrete, or other similar materials as well as vegetation which provides for separation between adjoining sites or areas within a site.

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17.68.970 Financial Services. Financial services are establishments that provide banking, credit unions, loan services, security and commodities exchanges, and investment companies.

17.68.980 Floor Area, Gross. Gross floor area means the total area enclosed within a building, including closets, stairways, and utility and mechanical rooms, measured from the interior face of the walls.

17.68.990 Floor Area Ratio (FAR). Floor area ratio means the total floor area of all buildings on a lot, divided by the area of that lot. For example, a building 3,000 square feet of floor area on a 10,000 square foot lot has a FAR of 0.30. See Figure 17.02 -1 (Floor Area Ratio).

Figure 17.68-1 Floor Area Ratio

17.68.1000 Food Processing. Food processing means a commercial facility in which food is prepared, processed, packaged, or bottled for off -site sale or consumption.

17.68.1010 Fuel and Ice Dealers. A fuel and ice dealer means retail trade establishments primarily engaged in the sale to consumers of ice, bottled water, fuel oil, butane, propane and liquefied petroleum gas (LPG), bottled or in bulk.

17.68.1020 Funeral Services. Funeral services means an establishment that provides a place for individuals to make funeral arrangements and includes space for memorials, visitations, or gatherings but does not include on -site cremation or burial services (see Cemeteries, columbariums and mortuaries for full service facilities).

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17.68.1030 Fortunetelling. Fortunetelling means an establishment where a person is engaged in the forecasting or prediction of the future by means of the occult, psychic power, divination, clairvoyance, prophesy, mindreading, palmistry, tarot reading, astrology, crystal gazing, reading of tea leaves or similar readings or predictions for pay.

17.68.1040 Furniture, Furnishings, and Equipment Stores. Furniture, furnishing, and equipment stores means stores primarily selling home furnishings including furniture, floor coverings, draperies, glass and chinaware, stoves, refrigerators, other household electrical and gas appliances including televisions and home sound systems and outdoor furniture including lawn furniture, movable spas and hot tubs. Also includes the retail sale of office furniture and large musical instruments.

17.68.1050 Garage. A garage is an attached or detached accessory building used for the storage of vehicles or trailers by the occupants of the premises.

17.68.1060 Garage or Yard Sale. A garage or yard sale means the temporary sale of used household goods or items sold by the occupant of the residential dwelling where the sale occurs. Garage or Yard sales are permitted in residential zoning districts and are limited to three sales per year.

17.68.1070 General Plan. A General Plan means the city of Hollister General Plan, including all elements thereof and all amendments thereto, as adopted by the Council under the provisions of Sections 65300 et seq., of the Government Code.

17.68.1080 Glass Products Factory. A glass products factory means manufacturing establishments producing flat glass and other glass products which are pressed, blown, or shaped from glass produced in the same establishment. Does not include artisan and craftsman type operations which are included under handicraft industries and small scale manufacturing.

17.68.1090 Handicraft Industries, Small Scale Manufacturing. Handicraft Industries, small scale and manufacturing means small scale manufacturing establishments not classified in another major manufacturing group, including arts and crafts, jewelry, embroidery, engraving, glass, musical instruments, toys, sporting and athletic goods, pens, pencils, and other office and artists materials; button, costume novelties, miscellaneous notions; brooms and brushes and other miscellaneous manufacturing industries.

17.68.1100 Hazardous Materials. Hazardous materials are any substance that can cause harm to humans, animals, or the environment, either on their own or through interactions with other factors. This includes a wide range of items, including chemicals, radioactive materials, biological agents, or some physical substances.

17.68.1110 Hazardous Materials or Waste Facilities. A hazardous material or waste facility means any facility or land use that includes the production, storage, transport, or other use of hazardous materials.

17.68.1120 Health/Fitness Club. A health or fitness club means fitness centers, gymnasiums, health and athletic clubs including indoor sauna, spa or hot tub facilities; indoor tennis, handball, racquetball, archery and shooting ranges, other indoor sports

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activities and limited massage therapy that is incidental to the operation.

17.68.1130 Height, Building. Building height means the vertical distance from the average contact grade level of the building, "grade" as defined herein, to t he highest point of the coping of a flat roof or to the deck line of a mansard roof or to the mean height level between eaves and ridge for gable, hip, or gambrel roofs.

17.68.1140 Home Occupation. A home occupation is a business activity conducted entirely within or from an enclosed dwelling unless otherwise permitted in an accessory structure with a conditional use permit. See Section 17.22.130 (Home Occupations).

17.68.1150 Hotel or Motel. A hotel or motel means guest rooms or suites, provided with or without meals or kitchen facilities, rented to the general public for overnight or other temporary lodging (of less than 30 days). Hotels provide access from an interior walkway to most guest rooms that do not have kitchen facilities. Motels provide access to most guest rooms from an exterior walkway. Also includes accessory guest facilities including swimming pools, tennis courts, indoor athletic facilities, accessory retail uses, meeting rooms, restaurants, breakfast rooms, etc.

17.68.1160 Improvement. An improvement means the construction, alteration and repair of all buildings, structures and facilities permanently affixed to real property and appurtenances thereto.

17.68.1170 Junkyard. A junkyard means the use of any outdoor space where waste, discarded or salvaged materials are stored or handled; including automobile wrecking yards, house wrecking yards, used lumber yards and places or yards for storage of salvaged housing wrecking and structural steel materials and equipment, except when any such use is accessory and incidental to the permitted agricultural use.

17.68.1180 Laundromat. A laundromat is a self-service washing machines and dryers for public use. Laundromats are considered to be a “Personal Service.”

17.68.1190 Laundries and Dry Cleaning Plants. Laundries and dry cleaning plants means service establishments primarily engaged in high volume laundry and garment services, including: power laundries (family and commercial); garment pressing and on - site dry cleaning; linen supply; diaper service; industrial laundries; carpet and upholstery cleaners. Does not include laundromats or dry cleaning pick-up stores without dry cleaning equipment, which are classified in "Personal Services."

17.68.1200 Live Entertainment. Live entertainment means in person entertainment or performances associated with an established business. Live entertainment includes karaoke, comedy clubs, musical acts (with or without amplified music), theatrical acts, cabaret, DJs, dance performances, or live performances deemed s imilar by the Community Development Director.

17.68.1210 Live-Work Unit. A live-work unit is a property or properties where residential and commercial uses are allowed where the owner or renter of the unit both lives and operates a business with services or products available to the public on the property. Business operations include all permitted office and commercial uses within the zoning district as well as handicraft manufacturing and artist studios. Telecommuting

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or remote office work is not considered a live-work use.

17.68.1220 Lot Coverage. Lot coverage means that portion of a lot or parcel which is occupied by any building or structure. Building and structures include all land covered by the principal dwelling unit, Accessory Dwelling Unit, SB-9 Unit, garages, and accessory structures where more than two sides are covered (such as detached garages, carports, sheds, patio covers, covered front porches). All lot coverage calculations are measured at ground level, second stories are not included within the lot coverage calculation.

17.68.1230 Lot Depth. Lot depth means the distance measured from the front property line to the rear property line, typically along the side property line. Where the lot has angled or irregular side or rear lot lines, the depth shall be measured from the midpoint of the front property line to the midpoint of the rear property line.

17.68.1240 Lot or Parcel. A lot or parcel is an area of real property under single ownership, its principal frontage on a street or right -of-way, and lawfully created and recorded as required by the Subdivision Map Act and city of Hollister ordinances, including this Zoning Ordinance. Types of lots include the following:

1. Corner Lot means a lot located at the intersection of two or more streets, bounded on two or more sides by street lines. The front of a corner lot shall be defined by the location of the main entrance door of the primary structure on the parcel. For a commercial, mixed-use, or multifamily properties where the main entrance to a primary structure cannot be clearly determined, the front of the corner lot shall be established by the Engineering Division at the time at which the parcel is created, or through the address assignment, and shall be the street on which the parcel is addressed.

2. Double Frontage or Through Lot means a lot having a frontage on, and rights of vehicular access to, two parallel or approximately parallel streets.

For the purposes of determining vehicular access to parallel streets pursuant to this definition, alleys are not streets.

3. Flag Lot means an interior lot having access by a corridor having a street frontage of less than 20 feet in width.

4. Interior Lot means a lot abutting only one street. Key lot. The first lot to the rear of a corner lot, the front line of which is a continuation of the side line of the corner lot, exclusive of the width of any alley, and fronting on the street which intersects or intercepts the street on which the corner lot fronts.

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Figure 17.68-2 - Lot Types

17.68.1250 Lot Width. Lot width means the width of the lot measured at right angles to its depth at a point midway between the front and rear lot lines. "Average lot width" means the average width of the lot throughout its full depth measured at right angles to the depth.

Figure 17.68-3 - Lot Width

17.68.1260 Lumber and Wood Products Manufacturing. Lumber and wood products manufacturing means processing and sales involving the milling of forest products to produce rough and finished lumber and other wood materials for use in other manufacturing, craft, or construction processes. Includes: all types of milling operations and the turning and shaping of wood products on a manufacturing basis; the assembly of products including trusses and structural beams, wood containers, pallets and skids;;

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and the wholesaling of basic wood products. This use type includes indoor storage only.

Outdoor storage of any products falls under the Outdoor, Storage use category. Craft - type shops are included in "Handicraft Industries and Small-Scale Manufacturing." Other wood and cabinet shops are included under "Furniture and Fixture Manufacturing." The indoor retail sale of building materials, and the sale of construction tools and equipment is included under "Building Material Stores."

17.68.1270 Manufacturing. Manufacturing means the process of turning raw materials or parts into finished products or parts, including processing, assembly, fabrication, treatment, and/or packaging of such products or parts. Examples include furniture assembly or production, cabinet making, textile manufacturing or large scale clothing assembly, wood product manufacturing, metal manufacturing and uses deemed similar by the Community Development Director. Does not include uses that contain or produce hazardous materials or waste, see Hazardous Materials or Waste Facilities.

17.68.1280 Medical Services—Clinics and Laboratories. Medical clinics and laboratories means facilities primarily engaged in furnishing outpatient medical, mental health, surgical and other personal health services. These facilities include: medical, dental, and psychiatric offices (with more than one therapist or counselor and/or group therapy sessions); medical and dental laboratories; out-patient care facilities; and allied health services. Associations or groups primarily engaged in providing medical or other health services to members are included.

17.68.1290 Medical Services—Extended Care. Extended care means residential facilities providing nursing and health-related care as a principal use with in-patient beds, including: skilled nursing facilities with in-patient beds; extended care facilities; convalescent and rest homes; board and care homes. Long-term personal care facilities that do not emphasize medical treatment are classified in "Residential Care Homes."

17.68.1300 Medical Services—Hospitals. Hospitals are establishments primarily engaged in providing diagnostic services, extensive medical treatment including surgical and other hospital services having an organized medical staff, inpatient beds, and equipment and facilities to provide complete health care. May in clude accessory retail uses (see the separate definition of "Accessory Retail Uses,") and emergency heliports.

17.68.1310 Metal Fabrication, Machine and Welding Shops. Metal fabrication, machine, and welding shops means the assembly of metal parts, includ ing blacksmith and welding shops, sheet metal shops, machine shops and boiler shops, that produce metal duct work, tanks, towers, cabinets and enclosures, metal doors and gates, and similar products.

17.68.1320 Mixed-Use Development or Building. A mixed-use development or building means a site or structure with a combination of residential and commercial uses, in a single or physically integrated group of structures.

17.68.1330 Mixed-Use Zone or Zoning District. A mixed-use zone or zoning district means any zoning designation where Mixed-Use Development is permitted by the General Plan land use designation, and shall mean all of the zoning districts labeled as “Combined Zones” in Section 17.02.030.

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17.68.1340 Mobile Food Vending Facility. Mobile food vending facility shall have the same meaning as facilities permitted by Chapter 10.50 of the Municipal Code.

17.68.1350 Mobile Home. A mobile home is a trailer, transportable in one or more sections, that is certified under the National Manufactured Housing Construction and Safety Standards Act of 1974, which is over eight feet in width and 40 feet in length, with or without a permanent foundation and not including recreational vehicle, commercial coach or factory-built housing which is equipped for human habitation. For purposes of this chapter, a mobile home on a permanent foundation is considered a structure.

17.68.1360 Mobile Home Park. A mobile home park is any site that is planned and improved to accommodate two or more mobile homes used for residential purposes for stays longer than 30 days.

17.68.1370 Motel. See "Hotel or Motel."

17.68.1380 Natural Grade. Natural grade means the contour of the ground surface before any grading (cut or fill).

17.68.1390 Neighborhood Market. A neighborhood market means a small pedestrian- oriented store selling food and beverages (excluding alcohol sales) to the surrounding neighborhood.

17.68.1400 Nonconforming Lot. A nonconforming lot means a lot of record that was legally created prior to the effective date of this Ordinance, but does not meet the current requirements of this chapter because the lot is of a size, shape, or configuration no longer allowed in the zoning district in which the site is located, as a result of the adoption of, or amendments to, this chapter.

17.68.1410 Nonconforming Structure. A nonconforming structure means a structure that was legally constructed prior to the effective date of this Ordinance, but does not meet the current requirements of this Zoning Ordinance because the adoption of or amendments to the Zoning Ordinance made the structure nonconforming in its size, type of construction, location on its site, separation from other structures, number of parking spaces provided, or other features.

17.68.1420 Nonconforming Use. Nonconforming use means a use of land or structure that was legally established prior to the effective date of this Ordinance, but does not meet the current requirements of this Zoning Ordinance because the use is no longer allowed in the zoning district that applies to the site, as a result of the adoption of, or amendments to, this Zoning Ordinance.

17.68.1430 Nursery. Nursery means the retail or wholesale handling of any article, substance, or commodity related to the planting, maintenance, or harvesting of garden plants, shrubs, trees, packaged fertilizers, soils, chemicals, or other gardening item.

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17.68.1440 Offices. Offices means establishments including the following:

1. Business Offices means establishments providing direct services to consumers, including insurance agencies, real estate offices, post offices (not including bulk mailing distribution centers, which are included under "Vehicle and Freight Terminals"); and

2. Professional Offices means an office for the conduct of an administrative or professional services. These types of activities do not include the manufacture, storage, or retail sale of merchandise. Professional offices include but are not limited to accountants, advertising agencies, attorneys, brokerages, consultant services, counseling or therapy office where there is one patient and one licensed provider at one time, data processing, employment agencies, government offices, law offices, management services, architectural or engineering offices, support services, photography studios, and other offices deemed similar by the Community Development Director.

3. Office Parks are an area of land in which office buildings are grouped or built together and may be under separate or one ownership. Office parks typically include a consistent circulation pattern, common landscaping, and may include shared parking.

This use type does not include: medical offices, which are allowed under "Medical Services—Clinics and Laboratories."

17.68.1450 Offices, Temporary. Temporary offices means a mobile home, recreational vehicle or modular unit used as: a temporary business or construction office during construction of permanent facilities on the same site. Temporary offices include a temporary on-site real estate sales office for a development project, temporary construction trailer, or a temporary business office in advance of permanent facility construction as authorized by Section 17.24.190 (Temporary Use Permits).

17.68.1460 Organizational Documents. Organizational documents means the declaration of covenants, conditions and restrictions, articles of incorporation, bylaws and any contracts for the maintenance, management or operation of all or any part of a project.

17.68.1470 Outdoor retail sales and activities means permanent outdoor sales and rental establishments including autos, other vehicles and equipment, displays, exterior nurseries associated with a building, and other uses where the business is not conducted entirely within a structure. Sidewalk cafés within the public right-of-way and sidewalk cafés are subject to the requirements in Section 17.22.210 (Sidewalk Café).

17.68.1480 Outdoor Retail Sales, Temporary. Temporary outdoor retail sales means temporary outdoor retail operations including: farmer's markets; seasonal sales of Christmas trees, pumpkins or other seasonal items; semi-annual sales of art or handcrafted items in conjunction with community festivals or art shows; sidewalk or parking lot sales; and retail sales of various products from individual vehicles in temporary locations outside the public right-of-way. Vendors operating within the public

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right-of-way and are subject to the provisions of Section 17.22.160 (Outdoor Merchandise Display and Activity), the city of Hollister Municipal Code and applicable state and federal regulations.

17.68.1490 Overlay District. An overlay district means a certain portion of the city wherein regulations relating to specific environmental, physical, or other characteristics (e.g., locational, economic, historical) are imposed in addition to those of the base district covering the land in question.

17.68.1500 Paper Products Production. Paper products production means the manufacture of paper and paperboard (both from raw and recycled materials), and their conversion into products including paper bags, boxes, and envelopes. Also includes building paper and building board mills.

17.68.1510 Parcel. See "Lot."

17.68.1520 Paving and Roofing Materials Production. Paving and roofing materials production means the manufacture of various common paving and roofing materials, including bulk asphalt, paving blocks made of asphalt, creosote wood and various compositions of asphalt and tar.

17.68.1530 Pawn Shop. A pawn shop means a retail establishment whose business is lending money for property deposited at the shop, which remains at the shop until the property is redeemed or sold to another individual. The sale or lending of money for firearms is not permitted within this use type.

17.68.1540 Person. A person means any individual, firm, co-partnership, corporation, company, association, joint stock association; city, county, state, or district; and includes any trustee, receiver, assignee, or other similar representative thereof.

17.68.1550 Personal Improvement Services. A personal improvement service means services or facilities including, but not limited to, music or photography lessons, cooking schools, driving schools (excludes truck driving schools), and diet centers.

17.68.1560 Personal Services. A personal service means establishments providing nonmedically related services, including beauty and barber shops; esthetician (no medical services), shoe repair shops; tanning salons; laundromats; manicurists; and dry cleaning pick-up stores. These uses may also include accessory retail sales of products related to the services provided.

17.68.1570 Pipelines and Utility Lines. Pipelines and utility lines means transportation facilities for the conveyance of: storm water, wastewater, water and crude petroleum; refined petroleum products including gasoline and fuel oils; natural gas; mixed, manufactured or liquefied petroleum gas; or the pipeline transmission of other commodities. Also includes pipeline surface and terminal facilities, including pump stations, bulk stations, and surge and storage tanks. Does not include offices or service centers (classified under "Offices"), distribution substations (classified under "Public Utility Facilities"), or power plants.

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17.68.1580 Planned Development. A planned development is a development defined by Section 1351(k) of the Civil Code, a development (other than a community apartment project, condominium or stock cooperative) having either or both of the following features: (1) The common area is owned either by an association, or in common by the owners of the separate interests; (2) A power exists in the association to enforce an obligation of an owner of a separate interest with respect to the beneficial use and enjoyment of the common area by means of an assessment which may become a lien upon the separately owned lot, parcel, or area in compliance with Section 1367 of the Civil Code.

17.68.1590 Planning Commission. Planning Commission means the Planning Commission of the city of Hollister.

17.68.1600 Plastics and Rubber Products Production. Plastic and rubber products production means the manufacture of rubber products including: t ires; rubber footwear; mechanical rubber goods; heels and soles; flooring; and rubber sundries from natural, synthetic or reclaimed rubber. Also includes establishments primarily manufacturing tires (establishments primarily recapping and retreading automobile tires are classified in "Auto, Mobile Home, Vehicle and Supplies Sales"). Also includes: establishments engaged in molding primary plastics for the trade, and manufacturing miscellaneous finished plastics products; fiberglass manufacturing, and fiberglass application services.

17.68.1610 Primary Zoning District. A primary zoning district means the residential, commercial, industrial or special use zoning district to which an overlay zone may be applied.

17.68.1620 Printing and Publishing, Limited. Limited printing and publishing means establishments engaged in “quick printing” services including copy services, newsletters, posters, photographs, architectural or engineering plans, brochures, and forms.

17.68.1630 Printing and Publishing, Unlimited. Unlimited printing and publishing shall mean large-scale commercial printers who engage in the publishing, printing, or binding of newspapers, books, magazines, large print banner signs, direct mailers, and other uses deemed similar by the Community Development Director.

17.68.1640 Private Parking Facilities. A private parking facility means a facility where users are charged a fee for parking vehicles for a set period of time.

17.68.1650 Public Road. A public road means a street or highway owned and maintained by the city or the state.

17.68.1660 Public Safety and Utility Facilities. Public safety and utility facilities includes the following:

1. Public Safety Facilities means facilities operated by public agencies including fire stations, other fire prevention and firefighting facilities, police and sheriff substations and headquarters, including interim incarceration facilities.

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2. Public Utility Facilities means fixed-base structures and facilities serving as junction points for transferring utility services from one transmission voltage to another or to local distribution and service voltages. These uses include any of the following facilities that are not exempted from land use permit requirements by Government Code Section 53091: electrical substations and switching, telephone switching facilities; natural gas regulating and distribution facilities; public water system wells, treatment plants and storage; community wastewater treatment plants, settling ponds and disposal fields; corporation and maintenance yards. These uses do not include office or customer service centers (classified in "Offices"), or equipment and material storage yards.

3. Public Utility Service Yards means a facility owner and operated by a public utility company for the purpose of storage of vehicles and materials related to the maintenance, repair or construction of utilities. These uses may also include ancillary offices or a dispatch center.

17.68.1670 Recreational Vehicle (RV). A recreational vehicle means motor home, travel trailer, truck camper, or camping trailer, with or without motor power, originally designed for temporary human habitation for recreational, emergency, or other occupancy, which meets all of the following criteria:

1. It contains less than 320 square feet of internal living room area, excluding built-in equipment, including wardrobe, closets, cabinets, kitchen units or fixtures, and bath or toilet rooms.

2. It contains 400 square feet or less of gross area measured at maximum horizontal projections.

3. It is built on a single chassis.

4. It is either self-propelled, truck-mounted, or permanently towable on the highways without a permit.

17.68.1680 Recreational Vehicle Park. A recreational vehicle park means a facility where people with a recreational vehicle (RV) can stay overnight in allotted spaces.

Recreational vehicle parks allow for temporary stays of less than 30 days. Longer stays are allowed in Mobile Home Parks.

17.68.1690 Recreation Facility. Recreational facility means an area or space within a project (exclusive of any required setback areas) to be used exclusively for leisure and recreation purposes by occupants of units in a project and their guests. Accessory structures such as swimming pools and recreation buildings shall constitute recreation facilities.

17.68.1700 Recycling Facility. Recycling facility means a facility that accepts reusable material including metals glass, plastic, concrete, paper and organic material. Recycling facilities do not include the donations of other goods intended for resale or charitable purposes and includes the following:

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1. Recycling Facilities, Major includes the following:
a. Greenwaste Facilities which means a center that accepts yard and other organic materials and reprocess into compost and other products.
b. Processing Facility which means a structure or enclosed space used for the collection and processing of recyclable materials and certified as a recycling facility by the State of California.

2. Recycling Facilities, Minor includes the following, but does not include donation stations or facilities for the donation of goods for resale or charity:
a. Reverse Vending Machine(s) which means a machine or device that accepts beverage or other containers and provide a refund in return. b. Small Collection Facilities which means a recycling facility which occupy an area of 350 square feet or less and may include:
i. Mobile Unit which means a self contained system designed to accept recycled materials for processing at another location, ii. Bulk Reverse Vending Machines which means a a grouping of reverse vending machines occupying more than 50 square feet, and
iii. Kiosk Unit means a kiosk, which may include permanent structures, which accepts goods and/or materials for recycling or donation.

17.68.1710 Religious Assembly. Religious assembly means any religious organization facility operated for worship or promotion of religious activities, including churches and religious Sunday-type schools; and accessory uses on the same site, including living quarters for ministers and staff, and child day care facilities where authorized by the same type of land use permit required for the church itself, excluding other establishments maintained by religious organizations such as full-time educational institutions, hospitals and other potentially related operations (i.e., a recreational camp).

17.68.1720 Repair and Maintenance—Consumer Products. Consumer products repair and maintenance means service establishments where re pair of consumer products is the principal business activity, including: electrical repair shops; television and radio and other appliance repair; watch, clock and jewelry repair; re-upholstery and furniture repair. Does not include shoe repair (included under "Personal Services").

Does not include businesses serving the repair needs of heavy equipment, which are included under "Business Support Services."

17.68.1730 Research and Development (R&D). Research and development means facilities for research, and the design, development and testing of computer software, and electrical, electronic, magnetic, optical and mechanical components in advance of product manufacturing, that are not associated with a manufacturing facility on the same

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site. Also includes chemical and biotechnology research and development. Does not include soils and other materials testing laboratories which are defined under "Business Support Services," or medical laboratories, which are included under "Medical Services—Clinics and Labs."

17.68.1740 Residential Accessory Uses and Structures. Residential accessory uses and structures means includes any use that is customarily part of, and clearly incidental and secondary to a residence and does not change the character of the residential use.

These uses include accessory structures (swimming pools, spas and hot tubs, workshops, studios, greenhouses, garages and similar structures).

17.68.1750 Residential Dwelling or Residential Dwelling Unit. A residential dwelling or dwelling unit means a self-contained living space consisting of a room or group of internally connected rooms that have sleeping, cooking, eating, and sanitation facilities, but not more than one kitchen, which constitute an independent housekeeping u nit, occupied by or intended for one household on a long-term basis, not including a motel, hotel, bed and breakfast or boarding house. Also includes factory-built housing (modular housing) units, constructed in compliance with the Uniform Building Code (UBC).

17.68.1760 Residential Development. A residential development means a site that contains one or more residential dwelling units and includes any of the following types:

1. Apartments means a group of two or more individual dwelling units set on one lot that is owned by a single individual or corporation and rented to individuals and/or families. The units may be attached through any combination of common walls, or detached from each other, provided all requirements of zoning are met. The units may also b e contained within one or more individual structures on the same lot. An individual unit that is part of a development may be referred to in the singular as an Apartment or Apartment Unit.

2. Condominiums as defined in Section 783 of the California Civil Code, means an estate in real property consisting of an undivided interest in common in a portion of real property together with a separate interest in space called a unit, the boundaries of which are described on a recorded final map, parcel map, or condominium plan in sufficient detail to locate all boundaries. The area within these boundaries may be filled with air, earth, or water, or any combination thereof, and need not be physically attached to land except by easements for access, and if necessary, support. An individual unit that is part of a development may be referred to in the singular as a Condominium or Condominium Unit.

3. Duets means a pair of individual dwelling units within one residential structure, each with its own entrance, which share a common wall from ground to ceiling set along a property line with each unit located on a separate lot.

4. Duplex means a singular residential structure containing two (2) individual dwelling units, each with its own entrance.

Ordinance No. 1267

5. Fourplex means a singular residential structure containing four (4) individual dwelling units, each with its own entrance.

6. Multi-Family includes duplexes, triplexes, fourplexes, apartments, residential condominiums, and boarding houses. Excludes 'single-family attached' dwelling units and 'Duets'. A residence with an accessory dwelling unit authorized by Chapter 17.32 (Accessory Dwelling Units) of this title shall not be considered multifamily housing.

7. Single-Family Attached means a group of three or more individual dwelling units contained within a single residential structure which share common walls from ground to ceiling along the side property lines; sometimes called a townhouse or row house. Typically, those units in the middle of a row shall have a zero lot line common wall with a unit on either side; and those units on either end of the row of townhomes shall have one common wall at zero lot line and the required setback of the zoning district on the other. Excludes 'Duets'.

8. Single-Family Detached means a dwelling, set on a separate lot, which shares no common walls with another house or dwelling.

9. Triplex means a singular residential structure containing three (3) individual dwelling units, each with its own entrance.

17.68.1770 Restaurant. Restaurant means a retail business selling food and beverages prepared on the site, where customers are able to consume the products on -premise even if products are purchased to be consumed off site.

17.68.1780 Restaurant with Drive-In or Drive-Thru. A restaurant with a drive-in or drive-thru means a restaurant where one can be served without leaving their car.

17.68.1790 Retail. Retail sales means retail trade establishments selling many lines of merchandise. These stores and lines of merchandise include but are not limited to artist supplies, auto parts, books, sports equipment, clothing and accessories, grocery stores, pet supply stores, toys and games, florists, specialty shops, convenience stores, handicraft items, and other goods deemed to be similar by the Community Development Director.

17.68.1800 Roadside Stands. Roadside stands means stands for agricultural products means accessory open structures not more than 400 square feet, 20 feet deep and 15 feet high for the retail sale of agricultural products (except hay, grain and feed sales included under "Farm Equipment and Supplies") located on the site or in the area of the property where the products being sold were grown. Does not include field sales or agricultural products, which is included under "Crop Production."

17.68.1810 Rooming House and Boarding House. A rooming or boarding house means the renting of individual bedrooms within a dwelling to one or more persons whether or not meals are provided generally a rooming house provides meals.

Ordinance No. 1267

17.68.1820 Schools—College and University. College and University schools means community colleges, public or private colleges, universities and professional schools granting associate arts degrees, certificates, undergraduate and graduate degrees and requiring for admission at least a high school diploma or equivalent general academic training.

17.68.1830 Schools – Primary. Primary schools means all public and private schools serving children from Transitional Kindergarten through sixth grade Primary schools can include before and after school care for the students served by the school.”

17.68.1840 Schools – Secondary. Secondary schools means public and private middle, junior high and high school serving children from , 6th-12th grades. Secondary schools also includes boarding schools and academies.

17.68.1850 Schools – Specialized Aviation Education and Training. Specialized aviation education and training schools means schools dedicated to flight, navigation, and repair and/or maintenance of aircraft.

17.68.1860 Schools – Specialized Education and Training. Specialized education and training schools means schools or establishments, where students primarily learn in a classroom, and provide single day classes, seminars, or long term educational services for topics including business, beauty, secretarial, educational services (such as restaurant or service training, drafting, computers, programming, language, finance, health careers, public speaking, management, drivers education classes), personal growth (including cooking, time management, health, self-improvement) and the arts (drama, art, ceramics, painting, sculpture). Minor Specialized education and training schools are those that have no more than 15 participants and two instructors at one time and where adequate parking is provided as required by Chapter 17.18, Pedestrian, Bicycle, Parking and Loading Standards, and as determined by the Director. Major specialized education and training schools are those that have more than 16 students or 2 instructors or are unable to provide adequate parking.”

17.68.1870 Schools-Vocational and Trade. Vocational and trade schools means schools with provide specialized training related to a job or career and includes programs that provide training essential to job functions, licensing, certificates or required continuing education services to instruct students in specific fields related to construction (such as engineering, installation, carpenter, plumbing, electrical, welding or installation methods), repairs (such as automotive, airplane, HVAC), woodworki ng, furniture or cabinet making, or manufacturing.

17.68.1880 Scrap and Dismantling Yards. Scrap and dismantling yards means outdoor establishments primarily engaged in assembling, breaking up, sorting, and the temporary storage and distribution of recyclable or reusable scrap and waste materials, including auto wreckers engaged in dismantling automobiles for scrap and the incidental wholesale or retail sales of parts from vehicles. Does not include: places where these activities are conducted entirely within structures; pawn shops and other secondhand stores; the sale of operative used cars; or terminal waste disposal sites.

17.68.1890 Secondhand Stores. Secondhand stores means indoor retail establishments that buy and sell used products, including but not limited to books,

Ordinance No. 1267

clothing, furniture and household goods. The sale of cars and other used vehicles is included under "Auto, Mobile Home, Vehicle and Parts Sales."

17.68.1900 Senior Housing. Senior housing means housing that is available only to seniors, in accordance with state and federal housing laws and guidelines.

17.68.1910 Setback Line. A setback line means a line established by this title to govern the placement of buildings or structures with respect to lot lines, street or alleys.

17.68.1920 Shipping Container. A shipping container means a receptacle designed to transport materials over long distances using multi-modal transport such as ships, railroad cars, and trucks. The receptacles are typically constructed of corrugated steel and are eight feet in width and 20 feet in length or larger.

17.68.1930 Shopping Center. A shopping center means a group of commercial establishments designed, built and managed as a unit with ownership under one entity with reciprocal parking and access agreements across all property lines.

17.68.1940 Sidewalk Vending. Sidewalk vending means a person selling of food or merchandise from non-motorized conveyances such as pushcarts, stands, tables, pedal-driven carts or directly from a person public sidewalks and public pedestrian paths in accordance with Senate Bill 945 (effective January 1, 2019) or as may be amended.

17.68.1950 Site. Site means a lot or adjoining lots under single ownership or single control, considered a unit for the purposes of development or other use.

17.68.1960 Stock Cooperative. A stock cooperative means a development defined by Section 11003.2 of the Business and Professions Code and Section 1351(m) of the Civil Code, where a corporation is formed to hold title to improved real property and the shareholders of the corporation receive a right of exclusive occupancy in a portion of the real property.

17.68.1970 Stone and Cut Stone Products Manufacturing. Stone and cut stone products manufacturing means establishments primarily engaged in cutting, shaping, and finishing marble, granite, slate, and other stone for building and miscellaneous uses. Also includes establishments primarily engaged in buying or selling partly finished monuments and tombstones.

17.68.1980 Storage. Storage is a place where goods, materials, and/or personal property is placed for more than 24 hours and includes the following.

1. Storage, Accessory means the indoor storage of various materials on a site where the principal use is not storage, where the storage supports the activities or conduct of the principal use. Includes the storage of automobiles (including their incidental restoration and repair), personal recreational vehicles and other personal property, accessory to a residential use.

2. Storage, Outdoor means the storage of various materials outside of a structure other than fencing, either as an accessory or principal use.

Ordinance No. 1267

3. Storage, Personal means a structure or group of structures containing generally small, individual, compartmentalized stalls or lockers rented or owned as individual storage spaces. This use type does not include the outdoor storage of vehicles or recreational vehicles, see Vehicle related Sales and Services.

17.68.1990 Story. Story means that portion of a building included between the surface of any floor and the surface of the floor next above it, or if there is no floor ab ove it, then the space between the floor and the ceiling next above it.

17.68.2000 Street. Street means a public thoroughfare which affords principal means of access to abutting property, including avenue, place, way, drive, lane, boulevard, highway, road, and any other thoroughfare except an alley as defined herein.

17.68.2010 Structure. Structure means anything constructed or erected, the use of which requires location on or in the ground or attachment to something located on the ground. For the purposes of this title, the term "structure" includes "buildings."

17.68.2020 Structural Alteration. Structural alteration means any construction, reconstruction, alteration, demolition, removal of, or additions to, the supporting members of a building or structure, including, but not limited to, bearing walls, columns, beams, girders, rafters, or joists.

17.68.2030 Structural Clay and Pottery Products Manufacturing. Structural clay and pottery products manufacturing means establishments primarily producing brick and structural clay products, including pipe, china plumbing fixtures, and vitreous china articles, fine earthenware and porcelain electrical supplies and parts. Artist/craftsman uses are included in "Handicraft Industries and Small Scale Manufacturing" or "Home Occupations."

17.68.2040 Supportive Housing. Supportive housing means housing with no limit on length of stay that is occupied by the target population and is linked to on or off-site services to support the residents in retaining housing, improving their health and maximizing their ability (when possible) to live and work in the community.

17.68.2050 Tasting Rooms. Tasting rooms means an establishment that sells wine on behalf of one or more wineries and allows customers to taste the wine for sale as a regular part of the business.

17.68.2060 Tattoo or Body Piercing Parlors. Tattoo or body piercing parlors means an establishment where tattooing or body piercing is carried out by a professional.

17.68.2070 Telecommunication Facility. Telecommunication facility means those facilities described in the Telecommunications Facilities section of the Zoning Ordinance.

17.68.2080 Textile and Leather Products Manufacturing. Textile and leather products manufacturing means establishments engaged in performing any of the following operations: Preparation of fiber and subsequent manufacturing of yarn, threads, braids, twine cordage; manufacturing woven fabric and carpets and rugs from

Ordinance No. 1267

yarn; dying and finishing fiber, yarn, fabric, and knit apparel; coating, waterproofing, or otherwise treating fabric; the integrated manufacture of knit apparel and other finished products from yarn; the manufacture of felt goods, lace goods, non-woven fabrics and miscellaneous textiles; and upholstery manufacturing.

17.68.2090 Theaters, Assembly, and Meeting Halls. Theaters, assembly and meeting halls means indoor facilities for public assembly and group entertainment, other than sporting events, including: public and semi-public auditoriums; exhibition and convention halls; civic theaters, meeting halls and facilities for "live" theater and concerts; motion picture theaters; meeting halls for rent and similar public assembly uses. Outdoor theaters, concert and similar entertainment facilities, and indoor and outdoor facilities for sporting events are included under t he definition of "Sport Facilities and Outdoor Public Assembly."

17.68.2100 Transit Stations and Terminals. Transit stations and terminals means passenger stations for vehicular and rail mass transit systems; also terminal facilities providing maintenance and service for the vehicles operated in the transit system.

Includes buses, taxis, railway, etc.

17.68.2110 Transitional Housing. Transitional housing means temporary housing (typically for 24 months), with supportive services, to facilitate movement to permanent housing for persons with low income who may have one or more disabilities, and may include adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting institutional settings, veterans, and homeless people.

17.68.2120 Trailer and Camp Trailer. Trailer and camp trailer means any vehicle constructed in such a manner as to permit temporary occupancy thereof as sleeping quarters (i.e., camp trailer) or the conduct of any business, trade or occupation or use as a selling or advertising device, or use for storage or conveyance for tools, equipment or machinery, and so designed that it is mounted on wheels and may be used as conveyance on highways and streets, propelled or drawn by other motor power. Camp trailers are considered structures for the purpose of this title when they are parked in a trailer camp or park.

17.68.2130 Trailer Camp and Trailer Park. Trailer camp and trailer park means any lot or part thereof, or any parcel of land, which is used or offered as a location for two or more camp trailers.

17.68.2150 Use, Accessory. Accessory use means a use subordinate and incidental to the principal use of the same building site which does not alter the essential characteristics of the use considered as a whole or as related to other uses permitted in the same district.

17.68.2160 Use, Principal. Principal use means any use which is not specifically defined and listed as an accessory use and which is the primary intended purpose for the building site.

17.68.2170 Yard. Yard means and open space which is unobstructed on a lot and includes the following:

Ordinance No. 1267

1. Yard, Front means a yard extending across the front of the lot between the side yard lines and measured from the front line of the lot to the nearest line of the building; provided, however, that if any official plan line has been established for the street upon which the lot fronts, the front yard measurement shall be taken from such official plan line to the nearest line of the building.

2. Yard, Rear means a yard extending across the full width of the lot and measured between the rear line of the lot and the nearest line of the main building.

3. Yard, Side means a yard between the side line of the lot and the nearest line of the building and extending from the front line of the lot to the rear yard.

17.68.2180 Variance. Variance means a permit issued to a landowner to construct a structure or engage in some action not otherwise permitted under the regulations of this title.

17.68.2190 Vehicle and Freight Terminals. Vehicle and freight terminals means transportation establishments furnishing services incidental to transportation including:
freight forwarding services; transportation arrangement services; packing, crating, inspection and weighing services; freight terminal facilities; joint terminal and service facilities; trucking facilities, including transfer and storage; and postal service bulk mailing distribution centers. Includes rail, air and motor freight transportation.

17.68.2200 Vehicle Sales and Services. Vehicle sales and services includes the following:

1. Brokerage means an office where a broker arranges for the sale of a vehicle to a customer. Vehicles may not displayed or stored on site except for customer pick-up. The business shall have one dedicated parking space (in addition to the required parking for the office space) for temporary parking of a sold vehicle for pick-up by the customer.

2. Car Wash, Detailing means the washing, waxing, detailing, or cleaning of automobiles or vehicles equal to or less than one-half ton including the use of mechanical automobile washers.

3. Service Station means a retail business selling gasoline or other motor vehicle fuels, which may also provide vehicle engine maintenance and repair services incidental to fuel sales. May also include accessory towing and trailer rental services, but not the sale, storage or repair of wrecked o r abandoned vehicles, vehicle painting, body or fender work, or the rental of vehicle storage or parking spaces.

4. Vehicle Repair Facility, Major means a place providing a full range of repair and maintenance services for motor vehicles, including any of the following:
a. Cylinder head replacement;

Ordinance No. 1267

b. Valve grinding or replacement;
c. Clutch replacement;
d. Repair, replace transmission, rear end, rear axles, king pins; e. Body work;
f. Engine, motor or transmission removal;
g. Fuel tank repair;
h. Radiator or heater core repair or replacement;
i. Painting;
j. Repair activities requiring the use of open flame or welding; k. Exhaust system repair;
l. Repair activities requiring entry into the engine block; m. Upholstery; or
n. Any repair activity not listed as minor vehicle repair.

5. Vehicle Repair Facility, Minor means a place performing the following repair and maintenance services for motor vehicles not exceeding a gross vehicle weight of five tons carrying capacity, including any of the following:
a. Tune-ups means major and minor tune-up involving spark plugs, points, condensers, valve adjustments, carburetor overhauls, adjustment of fuel injection systems, fuel pumps, and all necessary filters;
b. Lubrication which means oil changes and filter replacement, transmission and rear end oil changes;
c. Cooling System which includes the replacement of water pumps, heaters, and other hoses; replace thermostats; recharge air conditioners;
d. Drive Train which means the replacement of driveshaft universal bearings, center support bushing, accelerator and brake cables; minor repair of hydraulic systems; replacement of shock absorbers; e. Brakes which includes removal and replacement shoes and brake pads; rebuild master and wheel cylinders and disc caliper; adjustment of brakes; machine work related to turning of drums or discs;

Ordinance No. 1267

f. Wheels which means the adjustment of steering box; replacement of rubber bushings in suspension; wheel balancing; wheel alignment; replacement of wheel bearings; tire changes and repairs; g. Electrical which includes battery charging; remove, repair, and replace starters, alternators, generators, and regulators; rewiring of automobile and lights; repair or replacement of gauges; installation of radios; h. Smog Checks; and

6. Fuel System which means the change and repair of fuel lines; replace fuel gauge sending unit.

7. Any activity combining minor and major motor vehicle repairs shall be defined as "Major Vehicle Repair." Excludes any activity that involves welding or an open flame, a paint booth, or repairs that typically require keeping a car for more than one day.

8. Vehicle Sales. Vehicle sales means the sale or rental of automobiles, motorcycles, trucks, and recreational vehicles and includes display areas, incidental storage, and minor repair services (incidental to the sales operations).

9. Vehicle Storage. Vehicle storage means lots for the storage and parking of tow-away and towed vehicles, impound yards, and storage lots for vehicles, trucks, buses, and recreational vehicles. Excludes salvage and wrecking operations. Includes sites where vehicles are stored for rental or leasing.

Does not include dismantling yards (classified in "Recycling, Scrap and Dismantling Yards").

17.68.2210 Warehouse. Warehouse means facilities for the storage of farm products, furniture, household goods, or other commercial goods of any nature. Includes cold storage. Does not include: warehouse, storage or mini-storage facilities offered for rent or lease to the general public, which are included under "Storage, Personal Storage Facilities;" or warehouse facilities where the primary purpose of storage is for wholesaling and distribution (which is separately defined). Does not include terminal facilities for handling freight (classified in "Vehicle and Freight Terminals").

17.68.2220 Wholesale Bakery. Wholesale bakery means a facility that produces baked goods in large quantities and distributes them to another business such as a farmers’ market, restaurant, hospital, school, grocery store, retails store or similar establishment.

Wholesale bakeries do not include direct retail sales to consumers.

17.68.2230 Wholesaling and Distribution. Wholesaling and distribution means establishments engaged in selling merchandise to retailers; to industrial, commercial, institutional, farm, or professional business users; or to other wholesalers; or acting as agents or brokers in buying merchandise for or selling merchandise to persons or companies. Includes: merchant wholesalers; agents, merchandise or commodity brokers, and commission merchants; assemblers, buyers and associations engaged in the cooperative marketing of farm products; stores primarily selling electrical, plumbing,

Ordinance No. 1267

heating and air conditioning supplies a marketing of farm products; stores primarily selling electrical, plumbing, heating and air conditioning supplies and equipment.

Section 3. Section 17.02.050(C) is hereby repealed and replaced with the following:

C. Allowable Uses of Land.

1. Non-Permitted Land Uses. A land use not listed in a land use and permit requirements table is not permitted if the use is not listed in the land use table for that zoning district. The use is also not permitted even if listed as a permitted use in one or more other zoning districts. In such a case, the absence of the use in the land use regulation table means that the use is prohibited in the zoning district.

2. Uses Not Listed in Zoning Ordinance. If a use is proposed that is not specifically listed in any of the land use and permit requirement tables or definitions, the Community Development Director may determine that the proposed use is equivalent to a permitted or conditionally permitted use if all of the following findings can be made:
a. The use is similar to other uses allowed in the zoning district. b. The density or intensity of the use is similar to other uses in the zoning district.
c. The use is compatible with permitted or conditionally permitted uses in the zoning district.
d. The use will meet the purpose/intent of the zoning district. e. The use is consistent with the goals and policies of the general plan.
f. The use will not be detrimental to the public health, safety, or welfare.
g. The use will comply with all local, state and federal laws.

3. When the Community Development Director determines that a proposed use is equivalent to a listed use, the proposed use shall be treated in the same manner as the listed use with respect to development standards, permits required, and all applicable requirements of th e Zoning Ordinance.

SECTION 4. Section 17.04.020, Residential zone land uses and permit requirements., is hereby repealed in its entirety and replaced with the following:

17.04.020 Residential Zone Land Uses and Permit Requirements

The following Table 17.04-1 identifies the uses of land allowed by this Zoning Ordinance in each residential zone, and the land use permit required to establish each use, in compliance with this chapter. For properties with an overlay, please refer to the zoning designation (not the overlay) for allowable uses.

Ordinance No. 1267

Table 17.04-1 Residential Land Uses and Permit Requirements Land Use RE R1 R2 R3 R4 R4-
20 OT-
M
OT-
H RWF
Residential Use
Accessory Structures – Less
than 15 feet in height P P P P P P P P P
Accessory Structures – Greater
than 15 feet in height CUP CUP CUP CUP CUP CUP CUP CUP CUP Agricultural Employee Housing
1-4 Employees
5 or More Employees

P
CUP

NP
NP

NP
NP

NP
NP

NP
NP

NP
NP

NP
NP

NP
NP

NP
NP
Apartments P P P P P P P P P
Condominiums1 NP NP NP P P P P P NP
Duets NP NP NP P P NP P P P
Duplex3 NP P P P P NP P P P
Manufactured Home2 P P P P NP NP P P P
Mobile Home2 P P P P NP NP P P P
Mobile Home Parks P P NP NP NP NP NP NP NP
Accessory Dwelling Unit ADU ADU ADU ADU ADU ADU ADU ADU ADU Single-Family – Attached NP NP NP P P P P P NP
Single-Family – Detached P P NP P NP NP P NP4 P
Triplex, Fourplex NP NP NP P P P P P P
Commercial Uses
Bed and Breakfast Inns NP NP NP NP NP NP CUP CUP NP
Animal Kennels and Boarding CUP NP NP NP NP NP NP NP NP Neighborhood Market CUP CUP CUP CUP CUP CUP CUP CUP NP
Services, Public and Semipublic Uses
Ambulance Services NP NP NP NP NP NP NP NP NP
Clubs and Lodges CUP CUP NP NP NP NP CUP CUP NP
Community Care Facility
6 or Fewer
7 or More

P
CUP

P
CUP

P
CUP

P
CUP

P
CUP

P
CUP

P
CUP

P
CUP

P
CUP
Cultural Institutions CUP APR NP NP NP NP CUP CUP NP
Child Day Care Centers CUP CUP CUP CUP CUP CUP CUP CUP CUP Family Day Care P P P P P P P P P
Medical Services - Hospital CUP CUP NP NP NP NP NP NP NP Parks and Recreation Facilities CUP CUP CUP CUP CUP CUP CUP CUP CUP Public Utility or Safety Facilities CUP CUP CUP CUP CUP CUP CUP CUP CUP Religious Assembly P P P P P NP P P P
Supportive Housing
6 or Fewer
7 or More

P
CUP

P
CUP

P
CUP

P
CUP

P
CUP

P
CUP

P
CUP

P
CUP

P
CUP
Transitional Housing
6 or Fewer
7 or More

P
CUP

P
CUP

P
CUP

P
CUP

P
CUP

P
CUP

P
CUP

P
CUP

P
CUP

Ordinance No. 1267

Land Use RE R1 R2 R3 R4 R4-
20 OT-
M
OT-
H RWF
Schools
College and University
Primary
Secondary
Specialized Education and
Training
Vocational and Trade

NP
CUP
CUP
NP

NP

NP
CUP
CUP
NP

NP

NP
CUP
CUP
NP

NP

NP
CUP
CUP
NP

NP

NP
CUP
CUP
NP

NP

NP
CUP
CUP
NP

NP

NP
CUP
CUP
NP

NP

NP
CUP
CUP
NP

NP

NP
CUP
CUP
NP

NP
Telecommunication Facility NP NP NP NP NP NP NP NP NP

Key/Permit Requirements
P Permitted use in zoning district. It is the responsibility of the building owner, or lessee to secure any permits or
complete tenant improvements to ensure that the use
complies with applicable federal, state and local
requirements. All new uses require a Zoning Approval
prior to occupancy.

ADU Accessory Dwelling Unit permit.

APR Administrative Permit Review and approval by the
Community Development Director with review by the
Development Review Committee (DRC).

CUP Conditional Use Permit required with review by the
Planning Commission.

NP Not Permitted.

Notes:
(1) See Chapter 16.17 "Conversion of multifamily rental units" for information on condominium conversion requirements.
(2) Manufactured and Mobile homes are required to be on a permanent foundation where the development and must comply with the development standards of the zoning district in which the property is located and the minimum development density identified in the General Plan
(3) On corner lots, an entrance shall be oriented to each street frontage. On interior lots, the unit shall be designed to maintain a single-family residential appearance from the street frontage with access to the second unit, parking and utilities concealed from the street.
(4) An existing single-family home that is the only dwelling on a parcel that was lawfully constructed and involuntarily damaged or destroyed by fire or other calamity may be rebuilt.

SECTION 5. Section 17.06.020, Home Office Zone land uses and permit requirements., is hereby repealed in its entirety and replaced with the following:

Ordinance No. 1267

17.06.020 Home Office Zone Land Uses and Permit Requirements

The following Table 17.06-1 identifies the uses of land allowed by this Zoning Ordinance in the Home Office Zoning District, and the land use permit required to establish each use in compliance with this chapter.

Table 17.06-1 Home Office District Land Uses and Permit Requirements

Residential Uses
Accessory Dwelling Units ADU
Accessory Structures – Less than 15 feet in height P
Accessory Structures – Greater than 15 feet in height CUP Apartments P
Condominiums P
Duet P
Duplex P
Live Work Unit CUP
Single Family - Attached P
Single Family - Detached P
Triplex, Fourplex P
Retail Uses
Artist Studio CUP
Bed and Breakfast CUP
Beauty Salon and Barber Shops (maximum 2 chairs) APR
Services, Public and Semipublic Uses
Community Care Facility
6 or fewer
7 or more

P
CUP
Child Day Care Center CUP
Family Day Care P
Medical Services – Clinics and Laboratories CUP
Religious Assembly CUP
Transitional Housing
6 or fewer
7 or more

P
CUP
Schools
Primary
Secondary

CUP
CUP
Office Uses
Professional Office APR
Medial Services – Clinics and Laboratories CUP
Handicraft Industries, small scale manufacturing CUP

Ordinance No. 1267

Key/Permit Requirements
P Permitted use in zoning district. It is the responsibility of the building owner, or lessee to secure any permits or
complete tenant improvements to ensure that the use
complies with applicable federal, state and local
requirements. All new uses require a Zoning Approval
prior to occupancy.

ADU Accessory Dwelling Unit permit.

APR Administrative Permit Review and approval by the
Community Development Director with review by the
Development Review Committee (DRC).

CUP Conditional Use Permit required with review by the
Planning Commission.

NP Not Permitted.

SECTION 6. Section 17.08.020, Commercial and Mixed-Use Zone land uses and permit requirements., is hereby repealed in its entirety and replaced with the following:

17.08.020 Commercial and Mixed-Use Zone Land Uses and Permit Requirements The following table identifies the uses of land allowed by this Zoning Ordinance in each commercial and mixed-use zone, and the land use permit required to establish each use, in compliance with this chapter.

Table 17.08-1 Commercial and Mixed-Use Zone Land Uses and Permit Requirements

Land Use CO GC NG DMU NMU WG
Commercial Uses
24 Hour Operations CUP CUP CUP CUP CUP CUP
Adult Entertainment
Establishment NP NP NP NP NP NP
Alcohol Sales (Retail) NP CUP CUP CUP CUP CUP
Ambulance Services CUP CUP CUP CUP CUP CUP
Ancillary Deli or Café CUP P P P P P
Animal Kennels or Boarding NP APR CUP NP CUP CUP
Animal Sales and Services NP APR APR NP P P
Animal Veterinary Clinics and
Hospitals CUP CUP CUP CUP CUP CUP
Artists’ Studios APR P P P P P
Automated Teller Machine APR APR APR APR APR APR
Bail Bonds NP CUP CUP CUP NP NP
Bars and Night Clubs NP CUP CUP CUP CUP CUP
Bed and Breakfast Inns CUP CUP CUP CUP CUP CUP

Ordinance No. 1267

Land Use CO GC NG DMU NMU WG
Building Material Store
Indoor
Ancillary Outdoor
Storage/Display

NP
NP

P
CUP

P
CUP

P
P

P
CUP

P
CUP
Business Support Services CUP P P P P P
Catering Services NP P P P P P
Commercial Filming P P P P P P
Commercial Recreation
Minor
Major
Outdoor

APR
CUP
CUP

APR
CUP
CUP

APR
CUP
CUP

APR
CUP
CUP

APR
CUP
CUP

APR
CUP
CUP
Donation Kiosk NP APR APR NP APR APR
Drive-Thru Service and Sales NP CUP CUP CUP CUP CUP
Equipment Sales, Services,
and Rentals – Indoor NP P P NP P P
Farm Equipment Sales and
Supplies – Indoor NP P P NP P P
Financial Services P P P P P P
Fortunetelling P P NP NP NP NP
Fuel and Ice Dealers NP CUP CUP NP CUP CUP
Funeral Services CUP CUP CUP CUP CUP CUP
Hotels and Motels NP P P CUP CUP CUP
Laundries and Dry-Cleaning
Plants CUP CUP CUP CUP CUP CUP
Laundromat NP P P NP P P
Live Entertainment (Excluding
Adult Entertainment) NP APR APR APR APR APR
Live-Work Units
One to Two Units
Three or More Units

NP
NP

NP
NP

NP
NP

P
CUP

P
CUP

P
CUP
Nursery NP P P P P P
Offices
Business and Professional
Office Parks

P
NP

P
NP

P
P

P
NP

P
NP

P
NP
Pawn Shop NP CUP NP NP CUP NP
Personal Services P P P P P P
Personal Improvement
Services P P P P P P
Printing and Publishing
Limited
Unlimited

APR
NP

P
CUP

P
CUP

P
NP

P
NP

P
CUP
Recreational Vehicle Parks (1) NP NP CUP NP NP NP
Recycling Facilities
Minor
Major

APR
CUP

APR
CUP

APR
CUP

APR
CUP

APR
CUP

APR
CUP

Ordinance No. 1267

Land Use CO GC NG DMU NMU WG
Repair and Maintenance –
Consumer Products APR APR APR CUP CUP CUP
Research and Development NP NP CUP NP NP CUP
Restaurant
Restaurant
With Drive-Thru or Drive-In
With Outdoor Dining

CUP
NP
NP

P
CUP
APR

P
CUP
APR

P
NP
APR

APR
CUP
APR

APR
CUP
APR
Retail Sales
Indoor
With Outdoor Display
and/or Storage

NP
NP

P
CUP

P
CUP

P
NP

P
CUP

P
CUP
Secondhand or Consignment
Stores NP P NP P P P
Shopping Centers NP P P NP P P
Tattoo or Body Piercing
Parlors P P NP P P P
Wholesale Bakery BP CUP CUP NP NP NP
Vehicle Related Sales and Service
Brokerage P P P P P P
Car Wash, Detailing NP CUP CUP NP CUP CUP
Service Stations NP CUP CUP NP CUP CUP
Vehicle Repair Facility (2,3)
Minor
Major

NP
NP

NP
NP

APR
CUP

NP
NP

NP
NP

CUP
CUP
Vehicle Sales
Indoors
Outdoors

NP
NP

P
NP

P
APR

APR
NP

P
NP

P
NP
Vehicle Storage NP NP NP NP NP NP
Public and Semipublic Uses
Assembly Uses NP CUP CUP CUP CUP CUP
Clubs and Lodges CUP CUP CUP CUP CUP CUP
Cultural Institutions CUP CUP CUP APR APR APR
Day Care APR APR APR APR APR APR
Government Offices P P P P P P
Medical Services
Clinics and Laboratories
Extended Care
Hospital

APR
CUP
NP

APR
CUP
CUP

APR
CUP
CUP

APR
CUP
NP

APR
CUP
CUP

APR
CUP
CUP
Park and Recreation Facilities CUP CUP CUP CUP CUP CUP
Public Safety Facilities P P P APR APR APR
Tasting Room NP P P P P P
Residential Uses
Single-Family NP NP NP NP NP NP
Caretaker and Employee
Housing CUP CUP CUP CUP CUP CUP

Ordinance No. 1267

Land Use CO GC NG DMU NMU WG
Community Care Facility
6 or Fewer
7 or More

NP
NP

NP
NP

NP
NP

P
CUP

P
CUP

P
CUP
Emergency Shelter NP CUP P NP CUP CUP
Mixed-Use Development NP NP NP P P P
Multifamily NP NP NP P P P
Family Day Care NP NP NP P P P
Telecommunications
Telecommunication Facilities See Chapter 17.22
Cannabis Facilities
Cannabis Cultivation NP NP CUP NP NP CUP
Cannabis Delivery NP NP CUP NP NP CUP
Cannabis Dispensary NP NP CUP NP NP CUP
Cannabis Distribution NP NP CUP NP NP CUP
Cannabis Manufacturing NP NP CUP NP NP CUP
Cannabis Nursery NP NP CUP NP NP CUP

Key/Permit Requirements
P Permitted use in zoning district. It is the responsibility of the building owner, or lessee to secure any permits or complete tenant improvements to assure that the use complies with applicable federal, state and local requirements. All new uses require a Zoning Approval prior to occupancy.

APR Administrative Permit Review and approval by the Community Development Director with review by the Development Review Committee (DRC).

CUP Conditional Use Permit required with review by the Planning Commission NP Not Permitted

Notes:
(1) Recreational Vehicle parks shall be sited at least 500 feet from State Highway 25 or San Felipe Road.
(2) Allowed subject to the following requirements:
(a) The automobile repair or alteration of the body or exterior of an automobile use(s) shall be located on an interior lot that does not have frontage on Highway 25 or San Felipe Road or behind buildings that front San Felipe Road.
(b) The operation shall be contained within an enclosed building. Roll-up doors shall be oriented away from public streets and screened from public use area on adjoining properties.
(c) Storage of automobiles for repair or service shall be within an enclosed building or concealed by an attractive masonry garden wall or similar vegetative screen. The use of a cyclone fence with wood slats or barbed wire shall be prohibited.

Ordinance No. 1267

(d) Visible off-street parking shall be limited to a 20-minute loading zone for customer pick-up/drop off and employee parking.
(e) The facility shall not share a boundary with property located in a Residential Zoning District or a hotel/motel.
(f) The cumulative area of the auto-related uses shall not constitute more than 20 percent of the uses on an interior street or lot ten percent of the uses in the North Gateway Zoning District.
(3) One auto service facility is allowed within that would serve the Wes t Gateway District and surrounding residential land uses will be allowed within the WG district with a conditional use permit with the following standards. The combined auto repair/maintenance use(s) shall be confined to an area not larger than two acres.
(a) In order to establish an attractive entrance to Hollister and avoid an industrial appearance, all vehicles shall be contained within an enclosed building or concealed by an attractive garden wall or similar vegetative screen with the exception of a 20-minute loading zone for customer pick- up/drop and employee parking.
(b) The facility shall not share a boundary with property located in the R1, R - 2, R-3 or R4 District.
(4) A single-family residence lawfully established prior to the effective date of the ordinance codified in this chapter may be reconstructed if the building is involuntarily damaged or partially damaged by a fire or other calamity. The building shall be constructed consistent with the standards in the Old Town Zoning District.
(5) Outdoor vehicles sales shall not be permitted within the Downtown Hollister Historic District or the Monterey Street Historic District.

SECTION 7. Section 17.08.010(D) is hereby repealed and replaced with the following:

D. Mixed Use Districts. Mixed-Use Districts are intended to provide both commercial and residential uses on one property or development to support the needs of the City and ensure that housing is constructed to meet the City’s Regional Housing Needs Assessment and provide a mix of house types for the community. All mixed-use projects are required to provide residential.

SECTION 8. Section 17.10.020, Industrial/Manufacturing Zone Land Uses and Permit Requirements, is hereby repealed and replaced with the following:

17.10.020 Industrial/Manufacturing Zone Land Uses and Permit Requirements The following table identifies the uses of land allowed by this Zoning Ordinance in each industrial zone, and the land use permit required to establish each use, in compliance with this chapter.

Ordinance No. 1267

Land Use M1 IBP
Manufacturing, Processing and Service Uses
Clothing Factory P P
Concrete, Gypsum and Plaster Products CUP NP
Construction Contractor Storage Yards APR NP
Chemical Plants CUP NP
Food Processing CUP CUP
Glass Products Factory P P
Handicraft Industries, Small-Scale Manufacturing P P
Hazardous Materials or Waste Facilities CUP CUP
Laundries and Dry-Cleaning Plants CUP CUP
Lumber and Wood Products Manufacturing APR1 NP
Metal Fabrication, Machine and Welding Shops P P
Manufacturing P P
Paper Products Production P NP
Paving and Roofing Materials Production CUP NP
Pharmaceuticals P P
Plastics and Rubber Products Production P NP
Printing and Publishing, Limited and Unlimited P P
Recycling – Composting1 CUP CUP
Recycling Facilities
Minor
Major

APR
CUP

APR
CUP
Repair and Maintenance – Consumer Products P P
Research and Development P P
Stone and Cut Stone Products CUP NP
Structural Clay and Pottery Products P P
Storage 1
Accessory, Indoor
Outdoor
Personal Storage Facilities

P
APR
APR

P
APR
APR
Warehouse P CUP
Vehicle Related Sales and Services
Car Wash, Detailing APR CUP
Service Stations CUP CUP
Vehicle Repair Facilities
Minor
Major

APR
APR

APR
APR
Vehicle Sales CUP CUP
Vehicle Storage or Parking CUP CUP
Agricultural, Resource and Open Space Uses
Crop Production P P
Commercial Uses and Services
Ancillary office supplies or copying occupying ten
percent of the first floor area of the industrial building or complex or a maximum of 3,000 sq. ft.

APR APR
Animal Kennels and Boarding P APR

Ordinance No. 1267

Land Use M1 IBP
Animal Veterinary Clinics and Hospitals P P
Automatic Teller Machines (ATMs) APR APR
Adut Entertainment Establishments CUP CUP
Convenience Store (max. 2,500 sq. ft.) APR APR
Courier and Small Package Delivery Service P P
Commercial uses allowed in the General Commercial
and North Gateway Zoning Districts (see Chapter

17.08)

CUP CUP
Professional Offices CUP CUP
Ancillary café or deli (10% of the first floor area of the industrial building or complex or a maximum of 3,000
sq. ft.)

APR APR
Public and Semipublic Uses
Auditorium NP CUP
Assembly Uses CUP CUP
Child Day Care Center
1-14 Children
15 or More Children2

APR
CUP

APR
CUP
Emergency Shelter CUP NP
Commercial Recreation
Minor
Major
Outdoor

APR
CUP
CUP

APR
CUP
CUP
Cultural Institutions CUP CUP
Parks, Playgrounds, Golf Courses CUP CUP
Public Utility or Safety Facilities CUP CUP
Religious Assembly NP CUP
Schools – Vocational and Trade CUP CUP
Trails and Bike Paths CUP CUP
Theatres, Assembly and Meeting Halls NP CUP
Residential
Caretaker and Employee Housing APR APR
Transportation and Communication
Telecommunication Facilities3 CUP CUP
Transit Stations and Terminals CUP CUP
Cannabis Facilities
Cannabis Cultivation CUP CUP
Cannabis Delivery CUP CUP
Cannabis Dispensary CUP CUP
Cannabis Distribution CUP CUP
Cannabis Manufacturing CUP CUP
Cannabis Nursery CUP CUP
Cannabis Testing CUP CUP

Ordinance No. 1267

Key/Permit Requirements
P Permitted use in zoning district. It is the responsibility of the building owner, or lessee to secure any permits or complete tenant improvements to assure that the use complies with applicable federal, state and local requirements. All new uses require a Zoning Approval prior to occupancy.

APR Administrative Permit Review and approval by the Community Development Director with review by the Development Review Committee (DRC).

CUP Conditional Use Permit required with review by the Planning Commission
NP Not Permitted

Notes:
(1) Outdoor storage of materials and personal storage facilities must be located at least 500 feet from State Highway 25 or San Felipe Road. (2) Childcare centers with 15 or more children are not permitted in the Airport Safety Overlay zones - Runway Protection, Inner Safety, Outer Safety and Traffic Pattern Zone.
(3) In order to avoid interference with aircraft, antennas for telecommunications facilities shall be prohibited within the Hollister Municipal Airport Influence Area on the most currently adopted Hollister Municipal Airport Comprehensive Land Use Plan. See Chapter 17.22 Article II Telecommunication Facilities for standards and application submittal requirements.

SECTION 9. Section 17.12.020, Land Uses and Permit Requirements for the Airport District., is hereby repealed in its entirety and replaced with the following:

17.12.020 Land Uses and Permit Requirements for the Airport District

The following table identifies the uses of land allowed by this Zoning Ordinance in the Airport Zoning District, and the land use permit required to establish each use, in compliance with this chapter.

Table 17.12-1 Airport Zone Districts Land Use and Permit Requirements

Land Use Airport
District
Agricultural, Resource and Open Space Uses
Crop Production P
Aviation Related Uses
Aircraft Chartering and Leasing P
Air Cargo Facilities P
Air Freight Terminal CUP
Aircraft Parking, Tie-Down and Aircraft Hangars or Shelters P Aircraft Sales P

Ordinance No. 1267

Aircraft Manufacturing P
Aircraft Repair or Services P
Aircraft Research and Design P
Airport P
Auto Rentals CUP
Commercial and industrial uses incidental to and in support of Hollister Municipal Airport subject to the requirements of the applicable General Commercial or Light Industrial Zoning District
CUP
Aircraft Fuel Facility P
Hang Gliding NP
Cultural Institutions (related to Aviation) APR
Public Safety Facilities P
Private Parking Facilities CUP
Public gatherings in conjunction with an airport-related activity sponsored or approved by the Hollister Municipal Airport
MTUP
Schools – Specialized Aviation Education and Training APR Commercial Uses and Services
Ancillary office supplies or copying occupying ten percent of the first floor area of the industrial building or complex or a maximum of 3,000 square feet
APR
Automatic Teller Machines (ATMs) APR
Convenience Store (maximum 2,500 sq. ft.) CUP
Courier and Small Package Delivery Service P
Ancillary Café or Deli (less than 5,000 sq. ft.) APR
Residential Uses
Caretaker and Employee Housing CUP

Key/Permit Requirements
P Permitted use in zoning district. It is the responsibility of the building owner, or lessee to secure any permits or complete tenant improvements to assure that the use complies with applicable federal, state and local requirements. All new uses require a Zoning Approval prior to occupancy.

APR Administrative Permit Review and approval by the Community Development Director with review by the Development Review Committee (DRC).

CUP Conditional Use Permit required with review by the Planning Commission
MTUP Major Temporary Use Permit
NP Not Permitted

SECTION 10. Section 17.12.030, Land Use and Permit Requirements for the Airport (AS) Zoning District, is hereby repealed in its entirety and replaced with the following:

17.12.030 Land Use and Permit Requirements for the Airport Support Zoning District

Ordinance No. 1267

The following table identifies the uses of land allowed by this Zoning Ordinance in the Airport Support Zoning District. For projects that include direct access to the airport, a separate Access Approval is required (see Chapter 8.28 of the Municipal Code).

Table 17.12-2 Airport Support District Land Use and Permit Requirements

Land Uses Airport
Support
Agricultural, Resource and Open Space Uses
Crop Production P
Manufacturing and Processing Uses
Industrial uses permitted in the IBP Zoning District and subject to the requirements of the Industrial Business Park Zoning District P Aircraft Manufacturing P
Air Freight Terminal CUP
Aircraft Fuel Facilities NP
Aircraft Parking, Incidental to Business Use P
Aircraft Parking, Hangers Soley for Storage NP
Aircraft Sales CUP
Aircraft Repair or Services CUP
Aircraft Research and Design or Testing P
Aircraft Manufacturing CUP
Wholesale Aircraft and Parts Distribution P
Public and Semipublic Uses
Cemeteries, Columbarium and Mortuaries NP
City Government Offices and Facilities P
Cultural Institutions Related to Aviation CUP
Day Cares NP
Health/Fitness Clubs CUP
Medical Services-Hospital NP
Parks, Playgrounds, Golf Courses CUP
Public Safety Facilities CUP
Public Utility Facilities CUP
Schools – Specialized Aviation Education and Training CUP Schools – Other NP
Telecommunication Facilities NP
Trails, Bike Paths CUP
Commercial Uses
Animal Kennels or Boarding CUP
Automatic Teller Machines (ATMs) APR
Auto Rentals P
Bars and Drinking Places CUP
Convenience Store (maximum 2,500 sq. ft.) APR
Hotels or Motels CUP
Professional Offices P

Ordinance No. 1267

Restaurants P
Storage, Outdoor NP
Cannabis Facilities
Cannabis Cultivation CUP
Cannabis Delivery CUP
Cannabis Dispensary CUP
Cannabis Distribution CUP
Cannabis Manufacturing CUP
Cannabis Nursery CUP
Cannabis Testing CUP

Key/Permit Requirements
P Permitted use in zoning district. It is the responsibility of the building owner, or lessee to secure any permits or complete tenant improvements to assure that the use complies with applicable federal, state and local requirements. All new uses require a Zoning Approval prior to occupancy.

APR Administrative Permit Review and approval by the Community Development Director with review by the Development Review Committee (DRC).

CUP Conditional Use Permit required with review by the Planning Commission
NP Not Permitted

SECTION 11. Section 17.12.050, Special purpose land use and permit requirements for open space, park and public facility., is hereby repealed in its entirety and replaced with the following:

17.12.050 Special Purpose Land Use and Permit Requirements for Open Space, Park, and Public Facilities/Institutional
The following table identifies the uses of land allowed by this Zoning Ordinance in the Open Space (OS), Park (P), and Public Facilities/Institutional (PF) Zoning Districts.

Table 17.12-3 Open Space, Park, and Public Facilities/Institutional Zone Districts Land Use and Permit Requirements
Land Use OS P PF
Agricultural, Resource and Open Space Uses
Crop Production P P P
Manufacturing and Processing Uses
Recycling – Minor NP P P
Public and Semipublic Uses
Assembly NP CUP CUP
City Government Offices and Facilities NP P P
Clubs and Lodges CUP CUP CUP

Ordinance No. 1267

Cemeteries, Columbarium and Mortuaries NP CUP CUP
Community Centers CUP CUP P
Commercial Recreation –
Minor
Major
Outdoor

NP
NP
NP

NP
NP
NP

CUP
CUP
CUP
Cultural Institutions NP CUP CUP
Day Care NP CUP CUP
Medical Services – Hospital NP NP P
Parks, Playgrounds, and Golf Courses (Public) CUP P P
Public Safety Facilities CUP CUP CUP
Public Utility Facilities CUP CUP CUP
Schools
College and University
Primary
Secondary
Specialized Education and Training
Vocational and Trade

CUP
CUP
CUP
CUP
CUP

CUP
CUP
CUP
CUP
CUP

CUP
CUP
CUP
CUP
CUP
Trails and Bike Paths NP CUP CUP
Residential
Agricultural Employee Housing CUP CUP CUP
Caretaker and Employee Housing CUP CUP CUP
Commercial
Animal Kennels and Boarding CUP NP NP
Automatic Teller Machines (ATMs) NP APR APR
Storage, Outdoor CUP NP NP
Warehousing NP NP P
Transportation and Communications
Airport NP NP CUP
Telecommunication Facilities1 NP CUP CUP
Pipelines and Utility Lines P P P
Transit Stations and Terminals NP CUP CUP
Notes:
(1) A communication facility may be permitted with a conditional use permit in a Public Facility Zoning District where it is located not less than 500 feet from a public school or a residential zoning district or residential general plan land use designation.

SECTION 12. Section 17.24.070(D) is hereby repealed and replaced with:

D. Notice of Proposed Project Notification Sign. For all projects that require review of a Conditional Use Permit, Site and Architectural Review, Minor Subdivision, Tentative Map, Planned Unit Development, Pre-zone, Annexation, Variance, General Plan Amendment, or Re-zoning, the applicant shall install a sign or signs on each site of the proposed project in accordance with the City’s requirements.

Upon notification by staff, a project notification form shall be installed in accordance with the City’s regulations within 30 days. No application shall be

Ordinance No. 1267

deemed complete until the project notification sign is installed.

SECTION 13. Section 17.26.030, Definitions, [the definition of Accessory dwelling unit (ADU)] is amended as follows:

Accessory dwelling unit (ADU) shall have the same meaning as defined unde r Section 66313 of the Government Code and shall mean an attached or detached residential dwelling that provide complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single -family dwelling.

SECTION 14. Amend Section 17.34.020, Definitions, (the definition of Mixed-use development) of Chapter 17.34, Density Bonus, to state:

Mixed-use development shall mean a development that includes residential as well as commercial, office or industrial uses. Base density in a mixed -use development shall be calculated by using the dwelling units per acre identified in the General Plan.

SECTION 15. Amend Section 17.34.020, Definitions, (the definition of Senior housing development) of Chapter 17.34, Density Bonus, to state:

Senior housing development means a residential development, mobile home park, shared housing or residential care facility for the elderly (Health and Safety Code Section 1569.2) that is constructed or substantially renovated for senior citizens aged fifty-five (55) years or older.

SECTION 16. Repeal Section 17.34.030(A) of Chapter 17.34, Density Bonus, and replace with:

A. Resident Requirements. A housing development proposed to qualify for a Density Bonus shall be designed and constructed so that it includes at least one of the following:

1. Ten percent (10%) of the total number of units in a housing development, including shared housing, for rental or sale for lower-income households, as defined in Health and Safety Code Section 50079.5;

2. Five percent (5%) of the total number of units in a housing development, including shared housing, for rental or sale for very low-income households, as defined in Health and Safety Code Section 50105;

3. The project is a senior citizen housing development as defined in Civil Code Sections 51.3 and 51.12, or is a mobile home park that limits residency based on age requirements for housing older persons in compliance with Civil Code Sections 798.76 and 799.5;

4. Ten percent (10%) of the total number of units in a housing development, in a common interest development as defined in Civil Code Section 4100,

Ordinance No. 1267

are sold to persons and families of moderate income, as defined in Health and Safety Code Section 50093; provided, that all units in the development are offered to the public for purchase;

5. Ten percent (10%) of the total number of units in a housing development of housing for transitional foster youth, as defined in Section 66025.9 of the Education Code, disabled veterans, as defined in Section 18541 of the Government Code, or homeless persons, as defined in the fede ral McKinney-Vento Homeless Assistance Act (42 U.S.C. Section 11301 et seq.), where such units are subject to a recorded affordability restriction of fifty-five (55) years and provided at the same affordability level as very low income units;

6. Twenty percent (20%) of the total number of units in a housing development, for lower income students and made available at an affordable rent in an exclusively student housing development, as specified in Government Code Section 65915(b)(1)(F), where such units are subject to a recorded affordability restriction of fifty-five (55) years and priority is given to students experiencing homelessness; or

7. One hundred percent (100%) of all units in the development, including total units and Density Bonus Units, but exclusive of a manager's unit or units, are for lower income households, as defined by Health and Safety Code Section 50079.5, except that up to twenty percent (20%) of the units in the development, including total units and Density Bonus Units, may be for moderate-income households, as defined in Health and Safety Code Section 50053.

Section 17. Repeal Section 17.34.060(C), inclusive of Table 17.34-5, of Chapter 17.34, Density Bonus, and replace with:

C. Number of Incentives. The applicant shall receive the following number of incentives or concessions:

1. One Incentive or Concession. One incentive or concession for a project that includes at least ten percent (10%) of the total units for lower -income households, at least five percent (5%) for very low-income households, at least ten percent (10%) for persons and families of moderate income in a common interest development, or developments that include at least twenty percent (20%) of the total units for lower income students in a student housing development.

2. Two (2) Incentives or Concessions. Two (2) incentives or concessions for a project that includes at least seventeen percent (17%) of the total units for lower-income households, at least ten percent (10%) for very low -income households, or at least twenty percent (20%) for persons and families of moderate income in a common interest development.

Ordinance No. 1267

3. Three (3) Incentives or Concessions. Three (3) incentives or concessions for a project that includes at least twenty-four percent (24%) of the total units for lower-income households, at least fifteen percent (15%) for very low- income households, or at least thirty percent (30%) for persons and families of moderate income in a common interest development.

4. Four (4) Incentives or Concessions. Four (4) incentives or concessions for a project that includes at least sixteen percent (16%) of the total units for very low-income households or at least forty-five percent (45%) of the total units for moderate income households in a for-sale development.

5. Five (5) Incentives or Concessions. Five (5) incentives or concessions for projects where one hundred percent (100%) of all units in the development, including total units and Density Bonus Units, but exclusive of a manager's unit or units, are for lower income households, as defined by Health and Safety Code Section 50079.5, except that up to twenty percent (20%) of all units in the development, including total units and Density Bonus Units, but exclusive of a manager's unit or units, may be for moderate-income households, as defined in Health and Safety Code Section 50053.

a. If the housing development described in this subsection (C)(4) is located within one-half mile of a major transit stop, the applicant shall also receive a height increase of up to three (3) additional stories, or 33 feet. “Major transit stop” means a site containing an existing rail or bus rapid transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods, and also includes major transit stops that are included in the applicable regional transportation plan.

Table 17.34-5 Incentives or Concessions Summary

Target Group Target Units
Very Low-Income 5% 10% 15% 17% 100%(1)(2)
Low-Income 10% 17% 24% -- 100%(1)(2)
Student Housing Low
Income
20% -- -- -- --
Moderate Income 10% 20% 30% 45% --
Maximum
Incentive/Concession
1 2 3 4 5
(1) Projects in this category may include moderate-income units that comprise up to 20% of the development.
(2) Projects in this category, within one-half (1/2) mile of a major transit stop, shall also receive a height increase of up to three (3) additional stories, or 33 feet.

Ordinance No. 1267

SECTION 18. SEVERABILITY. If any part of this Ordinance is held invalid for any reason by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portion of this Ordinance, and the City Council hereby declares that it would have passed the remainder of the Ordinance if such invalid portion thereof had been deleted.

SECTION 19. EFFECTIVE DATE. This ordinance shall take effect and be in force thirty (30) days from and after its final passage.

SECTION 20. PUBLICATION. Within fifteen (15) days after passage, the City Clerk shall cause this ordinance to be published in a newspaper of general circulation.

INTRODUCED at a regular City Council meeting on October 6, 2025 and ADOPTED as an ordinance of the City of Hollister at a regular City Council meeting on October 20, 2025 by the following vote:

AYES:

NOES:

ABSTAINED:

ABSENT:

________________________________
Roxanne Stephens, Mayor

ATTEST: APPROVED AS TO FORM:

Lozano Smith Attorneys at Law

______________________________ _______________________________ Jennifer Woodworth, MMC, City Clerk Mary Lerner, City Attorney

I, JENNIFER WOODWORTH, MMC, City Clerk of the City of Hollister, do hereby certify that the attached Ordinance No. 1267 is an original ordinance, or true and correct copy of a City ordinance, duly adopted by the Council of the City of Hollister at a regular meeting of said Council held on October 20, 2025, at which meeting a quorum was present.

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Hollister on October 20, 2025.

Jennifer Woodworth, MMC
City Clerk of the City of Hollister

STAFF REPORT

HOLLISTER CITY COUNCIL
MEETING DATE: October 20, 2025
REPORT # Airport-2025-24

AGENDA ITEM: ADOPT A RESOLUTION APPROVING AMENDED BYLAWS FOR

THE AIRPORT ADVISORY COMMISSION

DEPARTMENT: Airport
DEPARTMENT HEAD: Jeff Crechriou, Airport Director
STAFF CONTACT: Jeff Crechriou, Airport Director

RECOMMENDED ACTION: Adopt a resolution approving amended bylaws for the Airport Advisory Commission.

DISCUSSION: At the regular meeting of August 13, 2025, the Airport Advisory Commission considered amendments to the Airport Advisory Commission (AAC) bylaws and is recommending City Council approve the amendments.

The AAC is recommending updating ARTICLE II – OFFICERS, Section1.5 Vice Chairperson for clarifying the term of the vice chair and ARTICLE III - MEETINGS, Section 4 Order of Business, to reflect the order of the commission agendas being created in the City’s eSCRIBE agenda management system . The recommended changes are presented in track changes in the attached AAC bylaws.

FISCAL IMPACT: N/A

PREVIOUS COUNCIL OR COMMISSION ACTION: N/A

CEQA: N/A

ATTACHMENTS:

1. Airport Advisory Commission Bylaws Proposed Amendments

RESOLUTION NO. 2025-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HOLLISTER

APPROVING AMENDED BYLAWS FOR THE AIRPORT ADVISORY

COMMISSION

WHEREAS, at the regular meeting of August 13, 2025, the Airport Advisory Commission considered amendments to the Airport Advisory Commission (AAC) bylaws and is recommending City Council approve the amendments; and

WHEREAS, the AAC is recommending updating ARTICLE II – OFFICERS, Section1.5 Vice Chairperson for clarifying the term of the vice chair and ARTICLE I II - MEETINGS, Section 4 Order of Business to reflect the order of the commission agendas being created in the City’s eSCRIBE agenda management system.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Hollister does hereby approve the amended bylaws for the Airport Advisory Commission.

PASSED AND ADOPTED, by the City Council of the City of Hollister at a regular meeting held on October 20, 2025, by the following vote:

AYES:

NOES:

ABSTAINED:

ABSENT:

Roxanne Stephens, Mayor

ATTEST: APPROVED AS TO FORM:

Lozano Smith Attorneys at Law

____
Jennifer Woodworth, MMC, City Clerk Mary F. Lerner, City Attorney

Resolution No. 2025-XX

I, Jennifer Woodworth, MMC, City Clerk of the City of Hollister, do hereby certify that the attached Resolution No. 2025-XX is an original resolution, or true and correct copy of a City resolution, duly adopted by the Council of the City of Hollister at a regular meeting held on October 20, 2025, at which meeting a quorum was present.

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Hollister on October 20, 2025.

Jennifer Woodworth, MMC
City Clerk of the City of Hollister

Hollister Airport Advisory Commission Bylaws
Rev. 6/198/8/2025 (Resolution 2025-XX)

HOLLISTER AIRPORT ADVISORY COMMISSION

AMENDED JUNE 16October 20, 2025

BYLAWS

ARTICLE 1- THE COMMISSION

Section 1. Name: The name of this body is the “Hollister Airport Advisory Commission of the City of Hollister”.

Section 2. Composition: The Advisory commission shall be composed of five members. Each member of the City Council and Mayor shall nominate one member of the Airport Advisory Commission, subject to the approval of the City Council.

Section 2.5 Residency: At least three members appointed by individual Council Members must be residents of the City of Hollister, with no more than two members being residents of the County of San Benito who can represent the Hollister Municipal Airport. Priority shall be given to applicants residing within City limits, and if no applicant exists, then the City Council may consider applicants that are residents of the County of San Benito.

Section 3. Term of Office: The term of office of the members of the Airport Advisory Commission appointed by individual Council Members shall be the same as the term of the appointing Council Member. Any vacancy in the membership of the Airport Advisory Commission shall be filled for the unexpired term using the same nomination and approval process as the original appointment.

Section 3.5 Vacancy: Any vacancy by a member appointed by a council member shall be filled by the council member whose district the member represents.

Applicants from another district may be appointed if there are no applicants from the Council Member's district. If no applicant exists that resides within City limits, then the City Council may consider applicants that are residents of the County of San Benito. Any vacancy by a member appointed at large shall be filled by nomination of the mayor. All nominations for appointment are subject to the approval of the City Council.

Section 3.7 Removal from Office: Each commission member serves at the pleasure of the Council Member who appointed them, and the Commission Member may be removed at any time, with or without cause.

Section 3.8 Attendance Policy: Commissioners are expected to attend all meetings of the Commission. Attendance and ongoing participation are critical to the Commission’s success. Any member of the Commission who has two (2) unexcused absences during a regular meeting, special meeting, or

Hollister Airport Advisory Commission Bylaws
Rev. 6/198/8/2025 (Resolution 2025-XX)
commission- sanctioned events within one calendar year shall constitute an automatic resignation. Attendance records shall be kept and members shall be informed by letter when he or she has reached two absences from regular meetings, special meetings or commission sanctioned events.

Absences will be deemed as excused and recorded in the minutes if the Chairperson or City Staff is notified of the Commissioner's absence.

Section 3.9 Resignations: A Commissioner wishing to resign prior to expiration of the Commissioner's term shall submit to the City Clerk a written resignation which states the effective date of the resignation. If said written resignation fails to state the date the resignation shall be effective, then resignation shall be effective upon receipt of the written resignation by the City Clerk. In the event that a Commissioner state s verbally or in any other form that the Commissioner is resigning but fails to provide to the City Clerk said written resignation notice, then resignation shall be effective upon adjournment of the next regularly scheduled Commission meeting, or upon the expiration of 31 calendar days, whichever is soonest.

Section 4. Duties of the Commission:

a. Act as an advisory agency to the City Council on all aviation and airport matters; communicate written and oral recommendations directly to the Council Member who appointed them.

b. Study and consider long range plans for the development and improvement of the Hollister Municipal Airport, giving due regard to the City General Plan, the Airport Master Plan, and the needs of the citizens of Hollister and the airport community.

c. Study and recommend on matters relating to airport improvements, including methods of financing and lease arrangements.

d. Review and recommend on special permits and proposals that deviate from the adopted Airport Master Plan.

e. Perform other related duties as directed by the City Council.

ARTICLE II – OFFICERS

Section 1.1 Titles: The offices of this Commission are Chairperson, Vice- Chairperson, and Executive Secretary.

Section 1.3 Chairperson: The Chairperson will preside at meetings of the Commission.

Serve for a term of one year, limited to two consecutive terms of office.

Section 1.5 Vice-Chairperson: In the absence of the Chairperson, the Vice-Chairperson will preside at meetings of the Commission. Serve for a term of one year, limited to two consecutive terms of office. In the absence of both the Chairperson and the Vice-Chairperson, if enough commission members are present to

Hollister Airport Advisory Commission Bylaws
Rev. 6/198/8/2025 (Resolution 2025-XX)
constitute a quorum (3), the member present shall designate an Acting Chairperson for the meeting. Serve for a term of one year, limited to two consecutive terms of office.

Section 1.6 Communication with Staff: Commission members are encouraged to communicate directly with the City Manager or Designee regarding ideas, future plans, current activities, and problems at the airport. All requests requiring utilization of staff time must be approved by the City Mana ger.

Section 1.7 Executive Secretary: The City Manager or Designee is the Executive Secretary of the Commission and will carry out the administrative details of the Commission, including keeping records of Commission meetings, acting Secretary at all meetings of the Commission, recording all votes, preparing the agenda and minutes of Commission meetings, serving as technical advisor to the Commission, and at the direction of the City Manager providing necessary research and fact finding services.

Section 2. Election of Officers: Annually, at the regularly scheduled February meeting the Commission will elect from among its members a Chairperson and Vice - Chairperson to serve for a term of one year. These positions are limited to two consecutive terms of office.

Section 2.5 Vacancy of Chairperson or Vice Chairperson: If the office of Chairperson or Vice- Chairperson becomes vacant, the Commission will elect a successor from its membership at the next regular meeting, and such election will be for the unexpired term of the office.

ARTICLE III – MEETINGS

Section 1. Meeting Time and Place: Regular Airport Commission meetings are held at 6:00 P.M., on the second Wednesday of the months of February, May, August, and November, in the Council Chambers of City Hall, 375 Fifth Street, Hollister, California.

Section 1.3 Alternate Meeting Times: Alternate meeting times and places are acceptable as long as public notice is given in accordance with the provisions of the Brown Act and other applicable laws.

Section1.5 Meeting Cancellation: Meetings shall be cancelled if a quorum of the Commission cannot be present at the meeting.

Section 2. Special Meetings: Subject to the provisions of the Brown Act and other applicable laws, special meetings may be held. Only those matters listed in the notice of special may be discussed at the meeting.

Section 3. Quorum: Three (3) Commissioners constitute a quorum for the transaction of business. Action shall require a simple majority vote of those present who are not excluded from voting.

Hollister Airport Advisory Commission Bylaws
Rev. 6/198/8/2025 (Resolution 2025-XX)
Section 4. Order of Business: At the regular meetings of the Commission business will be conducted in the following order:

a. Call to Order
b. Pledge of Allegiance
c. Roll Call
d. Verification of Agenda Posting
e.d. Public Input
f.e. Consent
g.f. Commission Business
h.g. Staff & Commissioner Reports
h. Adjournment
i. Verification of Agenda Posting

Section 5. Manner of Voting: Voting on matters coming before the Commission will be by voice unless a roll call vote is requested by a Commission Member or the Executive Secretary.

Section 6. Rules of Order: Robert’s Rule of Order will govern those aspects of Commission proceedings not specifically provided by these bylaws, the Brown Act or any other applicable state or local law.

Section 7. Setting of Agenda Items: Commission Members may submit items to be placed on the agenda. Request must be given to the Executive Secretary ten (10) business days prior to the meeting date.

Section 7.5 Public Input: Any person wishing to speak on matters within the subject matter jurisdiction of the Commission must fill out a speaker’s card prior to addressing the Commission.

Section 8. Agenda: An agenda will be prepared by the Executive Secretary and will be adhered to with the exception that items may be taken out of order for t he convenience of those in attendance. The agenda will be posted and distributed to interested parties at least 72 hours in advance of all regular Commission meetings.

The Hollister Airport Advisory Commission will operate its meeting pursuant to the Ralph M. Brown Act, Government Code, §§ 54950 et seq., and 54954.2, subdivision (b) (1) and (2) Agenda requirements; Regular meetings (b) Notwithstanding subdivisions (a), the legislative body may take action on items of business not appearing on the posted agenda under any of the conditions stated below. Prior to discussing any items pursuant to this subdivision, the legislative body shall publicly identify the item. (1) Upon a determination by a majority vote of the legislative body that an emergency situation exists, as defined in Section 54956.5. (2) Upon a determination by a two-thirds vote of the legislative body, or if less than two-thirds of the members are present, a unanimous vote of those members present, that there is a need to take immediate action and the need for action came to

Hollister Airport Advisory Commission Bylaws
Rev. 6/198/8/2025 (Resolution 2025-XX)
the attention of the local agency subsequent to the agenda being posted as specified in subdivision (a).

Section 9. Procedure: The bylaws may be amended by the Commission with such request approved by a majority of the Commission at a regular or special meeting provided that written notice of such amendment was given to Commissioners at least three (3) days prior to the meeting. Upon a successful vote, the proposed amendment shall be presented to the City Council for ratification at the next regularly scheduled Council Meeting.

STAFF REPORT

HOLLISTER CITY COUNCIL
MEETING DATE: October 20, 2025
REPORT # Airport-2025-25

AGENDA ITEM: A RESOLUTION APPROVING AN AIRPORT USE AGREEMENT WITH ALEF AERONAUTICS, INC. OF SAN MATEO, CALIFORNIA TO PERFORM

TESTING OF THEIR ELECTRIC FLYING CAR AT THE HOLLISTER MUNICIPAL

AIRPORT

DEPARTMENT: Airport
DEPARTMENT HEAD: Jeff Crechriou, Airport Director
STAFF CONTACT: Jeff Crechriou, Airport Director

RECOMMENDED ACTION: Adopt a resolution approving an Airport Use Agreement with ALEF Aeronautics, Inc. of San Mateo, California to perform testing of the ir electric flying car at the Hollister Municipal Airport and authorizing the Interim City Manager to execute the Agreement.

DISCUSSION: In early May 2025, ALEF Aeronautics Inc. (ALEF) contacted the airport with interest in utilizing the Airport to conduct testing operations for their electric flying car.

ALEF is developing an electric car designed to drive on the street and take off vertically to fly over traffic when needed.

ALEF and the Airport met to discuss their needs, tour the Airport, and met with Hollister Jet Center (HJC) the Airport’s Fixed Based Operator (FBO) on May 6, 2025. Based on this site visit, ALEF, with input from the Airport and HJC, developed a CONOPS document outlining the proposed use, locations, procedures and requirements for conducting their testing operations which is incorporated in the Airport Use Agreement (Agreement) as Exhibit B.

Aircraft operations will have priority over the ALEF testing operations. Testing operations will begin only if there are no conflicts, or terminate as quickly as possible if a potential conflict arises. As depicted in Exhibit A of the Agreement, the two identified testing areas are Location 1 near the West side hangars and the West end of Taxiway C (Charlie) and Location 2 on the East side at the North end of the aircraft parking ramp in an open area.

ALEF is allowed to use the facilities in the identified locations to conduct testing operations up to two (2) days per week, not exceeding eight (8) hours per day, for a maximum of sixteen (16) hours per week. This Agreement shall commence with a one (1) month trial period to evaluate noise levels, foreign object debris (FOD), and other operational considerations. Following the successful completion of the trial period, the Agreement shall continue on a month-to-month basis for an overall one-year period.

FISCAL IMPACT: ALEF will pay $150.00 per use of the facilities. Payment shall be made payable to the Airport Fixed Based Operator (FBO) Hollister Jet Center. The Airport FBO manages aircraft fueling and the use of the aircraft parking ramps and coordinates with tenants and pilots. For this management and coordination, HJC will keep $50.00 per use and pass through $100.00 per use to the City/Airport on a monthly basis.

PREVIOUS COUNCIL OR COMMISSION ACTION: The Hollister Airport Advisory Commission considered the proposed use and location at their regular meeting on August 13, 2025, received a presentation on the proposed use and locations, and unanimously passed a motion recommending the Airport present an Airport Use Agreement for City Council consideration and approval.

CEQA: N/A

ATTACHMENTS:

1. Resolution

2. ALEF Airport Use Agreement

RESOLUTION NO. 2025-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HOLLISTER

APPROVING AN AIRPORT USE AGREEMENT WITH ALEF
AERONAUTICS, INC. OF SAN MATEO, CALIFORNIA TO PERFORM

TESTING OF THEIR ELECTRIC FLYING CAR AT THE HOLLISTER

MUNICIPAL AIRPORT

WHEREAS, in early May 2025, ALEF Aeronautics Inc. (ALEF) contacted the airport with interest in utilizing the Airport to conduct testing operations for their electric flying car.

ALEF is developing an electric car designed to drive on the street and take off vertically to fly over traffic when needed; and

WHEREAS, ALEF and the Airport met to discuss their needs , tour the Airport, and met with Hollister Jet Center (HJC), the Airport’s Fixed Based Operator (FBO) on May 6, 2025.

Based on this site visit, ALEF, with input from the Airport and HJC, developed a CONOPS document outlining the proposed use, locations, and procedures for conducting their testing operations which is incorporated in the Airport Use Agreement (Agreement) as Exhibit B; and

WHEREAS, the Hollister Airport Advisory Commission considered the proposed use and location at their regular meeting on August 13, 2025, received a presentation on the proposed use and locations, and unanimously passed a motion recommending the Airport present an Airport Use Agreement for City Council consideration and approval; and

WHEREAS, as depicted in Exhibit A of the Agreement, the two identified testing areas are Location 1 near the West side hangars and the West end of Taxiway C (Charlie), and Location 2 on the East side at the North end of the aircraft parking ramp in an open area; and

WHEREAS, this Agreement shall commence with a one (1) month trial period to evaluate noise levels, foreign object debris (FOD), and other operational considerations. Following the successful completion of the trial period, the Agreement shall continue on a month - to-month basis for an overall one-year period.

WHEREAS, ALEF will pay $150.00 per use of the facilities. Payment shall be made payable to Hollister Jet Center. The Airport FBO manages aircraft fueling and the use of the aircraft parking ramps, and coordinates with tenants and pilots. For this management and coordination, HJC will keep $50.00 per use and pass through $100.00 per use to the City/Airport on a monthly basis.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Hollister does hereby approve an Airport Use Agreement with ALEF Aeronautics, Inc. of San Mateo, California to perform testing of their electric flying car at the Hollister Municipal Airport and authorize the Interim City Manager to execute the Agreement.

Resolution No. 2025-XX

PASSED AND ADOPTED, by the City Council of the City of Hollister at a regular meeting held on October 20, 2025, by the following vote:

AYES:

NOES:

ABSTAINED:

ABSENT:

Roxanne Stephens, Mayor

ATTEST: APPROVED AS TO FORM:

Lozano Smith Attorneys at Law

____
Jennifer Woodworth, MMC, City Clerk Mary F. Lerner, City Attorney

I, Jennifer Woodworth, MMC, City Clerk of the City of Hollister, do hereby certify that the attached Resolution No. 2025-XX is an original resolution, or true and correct copy of a City resolution, duly adopted by the Council of the City of Hollister at a regular meeting held on October 20, 2025, at which meeting a quorum was present.

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Hollister on October 20, 2025.

Jennifer Woodworth, MMC
City Clerk of the City of Hollister

CITY OF HOLLISTER

AIRPORT USE AGREEMENT
This airport use agreement (“Agreement”) is made and entered into this 24th day of October 2025 (“Effective Date”), by and between the City of Hollister, a California municipal corporation, acting by and through its Airport Director (“City”), and ALEF Aeronautics Inc (“User”), located at 980 South Amphlett Blvd, San Mateo, California (individually referred to as a “Party” and collectively referred to as the “Parties”).

RECITALS
This Agreement incorporates and is based upon the following representations and understandings:

WHEREAS, City is the owner and operator of the Hollister Municipal Airport, located in the County of San Benito, State of California (the “Airport”), with the power to grant rights and privileges, including the power to grant Airport use and access, pursuant to the provisions of City Municipal Code Chapter 13.28, among other federal, state, and local laws, rules, and regulations;
WHEREAS, the Airport is a federally obligated nonprimary public-use general aviation airport included in the National Plan of Integrated Airport Systems (“NPIAS”); WHEREAS, the Airport currently accommodates Unmanned Aircraft System (“UAS”) operations;
WHEREAS, the User desires to conduct vertical takeoff and short flight testing at the Airport for the purpose of proving and demonstrating operations of their 100% electric flying car (“the Aircraft”);
WHEREAS, the User employs pilots certified under Part 107 of Title 14 of the Code of Federal Regulations and maintains appropriate insurance coverage for such operations; and WHEREAS, the Parties desire to enter into this Agreement to establish the terms and conditions under which the User may conduct their operations at the Airport, beginning with the trial period to evaluate operational compatibility.

NOW, THEREFORE, and in consideration of the mutual terms and conditions hereinafter set forth, the City and User hereby agree to the following:

AGREEMENT
I. Trial Period and Term of Agreement
This Agreement shall commence with a one (1) month trial period to evaluate noise levels, foreign object debris (FOD) and other operational considerations. Following the successful completion of the trial period, the Agreement shall continue on a month-to-month basis unless terminated by either Party or pursuant to the term and conditions hereinafter and shall continue

2 in full force and effect as hereinafter provided for a period of three hundred sixty-five (365) day(s) thereby terminating on October 24, 2026, unless terminated sooner as provided herein.

II. Permitted Operations
User is hereby granted permission to operate and engage in the following activities at the Airport: conducting flight testing and related operations of the Aircraft (“Operations”). User is authorized to conduct Operations up to two (2) days per week, not exceeding eight (8) hours per day, for a maximum of sixteen (16) hours per week. User shall provide the Airport Director and Hollister Jet Center (“HJC”) forty-eight (48) hours’ notice of planned Operations by email to [email protected] and [email protected]. Such operations shall be approved by both the Airport Director or Airport staff and HJC via email response. City and Airport shall not be liable for any delays, interruptions, or cancellations of Operations due to weather, airport operations, emergencies, or other circumstances beyond its reasonable control.

III. Facilities
User is hereby granted permission to use those facilities and areas of the Airport, as are more fully described in Exhibit A and Exhibit B, attached hereto and made a part hereof (the “Facilities”), for their Operations. The User’s access is strictly confined to the designated Facilities and necessary ingress and egress routes. Access to any other areas of the Airport is expressly prohibited without prior written authorization from the Airport Director.

IV. Operational Requirements
Operational requirements include, but are not limited to, the following key provisions in this Section IV and are more fully described in Exhibit B. In the event of any conflict between the provisions in this Section IV and Exhibit B, the provisions in this Section shall prevail.

A. Personnel Requirements.

i. Prior to conducting Operations, User shall provide to the Airport Director a current list of names and contact information, including cell phone numbers, for principal persons who are responsible for the conduct of the Operations and who should be contacted in the event of an emergency (“Responsible Personnel”).
ii. User shall notify Airport Director any time there is a change in or addition to Responsible Personnel.
iii. Minimum personnel required to conduct Operations as further described in Exhibit B shall include 3 persons: Pilot/Driver, Visual Observer and Operator of the ground control station.
iv. User shall employee appropriately licensed pilot(s), as determined by the Federal Aviation Administration (“FAA”) regulations, to conduct their Operations. User shall provide such documentation to the Airport and keep such information updated and current.

3 v. Personnel and attendees of demonstrations shall wear safety vests at all times while on the aircraft ramps, i.e. Locations 1 and 2 as described in Exhibit B.
vi. User shall be responsible to control attendees of demonstration operations keeping them within the defined Facilities in a manner as to not interfere with aircraft and other users of the aircraft parking ramps.

B. Equipment Requirements.

i. User’s vehicles, including the Aircraft if equipped, driven in the Airport and Facilities, i.e. inside the Airport Operations Area fence, shall use emergency flashers at all times. Should it be necessary, only for the purpose of retrieving the Aircraft from a runway or taxiway, such vehicle shall be flagged and/or utilize a flashing amber beacon while on a runway or taxiway.
ii. User shall be limited to three (3) vehicles and the Aircraft in the Airport and Facilities for Operations - a van/ground control station and connected trailer, a support vehicle and a vehicle for the transport of attendees for Operations. All other vehicles shall be parked outside of the Airport Operations Area fence, i.e. outside of the Airport and Facilities. iii. User and all vehicles, including the Aircraft, shall exit the Airport and Facilities at the conclusion of each use/day. Leaving equipment in the Airport and Facilities is expressly prohibited without prior written authorization from the Airport Director.

C. Safety Procedures.

i. User shall check in with HJC prior to entering into the Airport and Facilities. HJC may escort the User to the Facilities – Location 1 and Location 2.
ii. While in the Airport and Facilities, User shall have an aviation band radio and monitor the Airport Common Traffic Advisory Frequency (“CTAF”), 123.0000, for situational awareness and for making appropriate notifications while conducting Operations as described in Exhibit B. iii. City shall maintain the Facilities to Airport standards, and at all times free of any structures, vehicles (except for Aircraft and other permitted vehicles), trash, or other foreign object debris (“FOD”). Prior to and after conducting any Operations, the User must examine the condition of the Facilities and aircraft ramps, to determine if it is in a safe condition to use for Operations. Any unsafe condition or presence of FOD should be immediately reported to the Airport Director and/or Airport personnel. iv. In the event of damage resulting from User’s Operations or other activities, User must pay for and cooperate with the Airport to repair all

4 damage to the Airport, Facilities, or other Airport aircraft in a timely manner.
v. User shall adhere to any applicable FAA regulations and conduct all Operations in accordance with the City of Hollister Municipal Code Chapter 13.24 “Hollister Municipal Airport Use and Operations Regulations”.
vi. User shall not allow any equipment associated with their Operations to conflict with aircraft on the runways, taxiways, or ramps at any time. vii. Radio equipment and use requirements shall be consistent with FAA regulations. User is responsible to ensure that radio frequency(s) are at all times free from interference and cannot be used during Operations by anyone other than the User.
viii. No persons shall possess or consume any alcoholic beverage or illegal drug in or around any areas when Operations are taking place. No person employed by or providing services to User shall possess, consume, and/or have in his or her system any alcoholic beverage or illegal drug in or around any areas where Operations are taking place. In addition, Responsible Personnel shall not possess or have in his or her systems any legal drug that impairs or could impair their ability to operate an aircraft (including on the runway, taxiways, and the designated ramp area, in or around any associated vehicles, or anywhere on the Airport). ix. Operational-related notifications of a non-emergency nature should be made to the Airport administrative staff, either in person or by telephone at (831) 636-4365 and to HJC, either in person or by telephone at (831) 637-9100. For occasions when the Airport administrative staff may not be available and the matter requires immediate attention, the Airport Director may be contacted at (831) 902-7433.
i. User in entering into this Agreement acknowledges that it has received and shall abide by the rules and regulations set forth in the City of Hollister Municipal Code Chapter 13.24 “Hollister Municipal Airport Use and Operations Regulations,” and shall conduct its activities in accordance with applicable federal and state statutory and decisional laws, City of Hollister ordinances, rules and regulations, and the requirements of any other duly authorized government agency (“Airport Rules and Regulations”).

5 V. Prohibitions
User is expressly prohibited from engaging in the following activities or conduct. Any violation of these prohibitions will result in immediate termination of this Agreement.

A. Prohibitions and Restrictions on Access. User is specifically prohibited from granting any access to the Airport or the Facilities to any parties other than Responsible Personnel. This restriction also includes User taking reasonable precautions acceptable to City to prevent the accidental access to the Airport by any other parties.

B. No Assignment. Use of the Facilities is personal to the User and the rights, privileges, duties, and obligations of the User under this Agreement shall not be assigned, transferred, subcontracted, or delegated in whole or in part. Any assignment, transfer, subcontract, or delegation, whether voluntary or involuntary, by operation of law or otherwise, is void and shall terminate this Agreement.

C. Operational Area Restrictions. Operations are strictly limited to the Facilities specified in Exhibit B. There may be no storage of equipment or materials, including the Aircraft, on the Facilities or Airport property without prior written authorization from the Airport Director. No modification is permitted to the designated Facilities unless directed in writing by the Airport Director.

VI. Airport User Fees

A. Fees. User agrees to pay one hundred fifty dollars ($150.00) per use of the Facilities. Payment shall be made payable to the Hollister Jet Center, the Airport Fixed Based Operator (“FBO”) and delivered or mailed to the following address on the first day of the month following the month for which payment is due.

Hollister Jet Center
Re: Hollister Municipal Airport Access Fee
200 Skylane Drive
Hollister, CA 95023

Note: HJC, the FBO, manages aircraft fueling and use of the aircraft parking ramps, and coordinates with tenants and pilots. HJC will keep $50.00 per use and pass through $100.00 per use to the City on a monthly basis.

B. Penalty for Late Payment. In the event any payments remain unpaid for ten (10) days, a late fee of ten percent (10%) shall be charged by the Hollister Jet Center, which late penalty shall be passed through to the City. In the event User shall become delinquent for more than thirty-one (31) days, this Agreement shall be

6 terminated by the City as further defined in Article X – Termination of Agreement.

VII. Agreement Subordinate to Grant Assurances, Agreements with United States and Federal Obligations
This Agreement shall be nonexclusive and shall always be subordinate to the provisions of any existing or future agreements between the City and the United States Government, or to any order issued by the United States Government, or to any grant assurances of the Airport, or to any of the Airport’s or the City’s federal obligations.

This Agreement, in the City’s sole discretion, is subject to the initial and ongoing approval and consent by the FAA, and is subject to the terms, conditions, and requirements of any existing or future grant agreement(s) or grant assurance(s) at or in connection with the Airport and may be revoked, terminated, or canceled immediately if this Agreement violates any such grant assurance(s) or grant agreement(s) or any FAA regulation or any applicable local state or federal law, policy, rule, permit, standard, or regulation, whether currently in effect, hereafter adopted, or as may be amended, modified, changed, or superseded.

User agrees to abide by the Airport Rules and Regulations in effect as of the date of this Agreement and as may be amended from time to time.

VIII. Indemnity
User agrees, to the fullest extent permitted by law, to indemnify and hold harmless City and its past, present, and future officers, directors, agents, employees, and representatives from and against all liability for any and all claims, suits, demands, and/or actions arising from or based upon intentional or negligent acts or omission on the part of User, its owners, officers, directors, agents, representatives, employees, members, visitors, invitees, contractors, or subcontractors, which may arise out of or result from User’s Operations or use of the Facilities and Airport property, and/or activities conducted in connection with or incidental to this Agreement. This indemnity provision shall apply regardless of the nature of the injury or harm alleged, whether for injury or death to persons or damage to property, or whether such claims are alleged as common law, statutory, or constitutional claims, or otherwise. This indemnity provision shall apply whether the basis for claims, suit, demand, and/or action may be attributable in whole or in part to the User or any of its owners, officers, directors, agents, representatives, employees, members, visitors, invitees, contractors, or subcontractors, or to anyone directly or indirectly employed by any of them.

IX. Insurance
Without in any way limiting User’s liability, or indemnification obligations set forth in Section VIII above, User shall secure and maintain throughout the Term of this Agreement the insurance listed in Exhibit C, attached hereto and made a part hereof. Neither User nor any of the User Parties shall commence in any use of the facility including installation of the concrete pad and power and communications conduit until all required insurance has been obtained and

7 certificates indicating the required coverages have been delivered to and approved by City. All insurance policies shall include an endorsement stating that City and City Parties are named additional insureds. All of the policies shall be amended to provide that the insurance shall not be suspended, voided, canceled, reduced in coverage or in limits except after thirty (30) days’ prior written notice has been given to City. If such a notice is not given or even if City receives a notice, City may, at its sole option, terminate this Agreement. All insurance policies shall include an endorsement stating that it is primary to any insurance or self-insurance maintained by City and shall waive all rights of subrogation against City and/or the City Parties. A copy of the declarations page of User’s insurance policies shall be attached to this Agreement as proof of insurance
X. Termination of Agreement
Either Party may terminate this Agreement at any time. The City may terminate this Agreement immediately for safety violations or non-compliance with any Agreement terms herein, including any violation of Airport Rules and Regulations. Upon termination, User shall cease all Operations, remove all equipment and property from the Facilities and Airport, and pay all outstanding fees and charges.

XI. Compliance with Laws
The undersigned User certifies that User shall agree to abide by and comply with all Airport Rules and Regulations now in force, or which may hereafter be in force, pertaining to the Airport. The judgement of the Airport Director of the violation of any such law, ordinance, rule, regulation, or requirement shall be conclusive evidence of that fact.

Furthermore, the undersigned User certifies that User shall agree to abide by and comply with all conditions, requirements, and terms of any existing and future federal and state grant agreement pertaining to the Airport.

Failure to comply with any of these certifications shall cause immediate revocation and cancellation of this Agreement.
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8 IN WITNESS WHEREOF, this Agreement has been executed by the duly authorized officers and representatives of each of the Parties on the date first shown above.

CITY OF HOLLISTER

Jim Pia, Interim City Manager Date

USER

Yevgeniy (Jim) Dukhovny, CEO Date
Alef Aeronautics Inc

EXHIBIT A: DESIGNATED FACILITIES & INGRESS/EGRESS

10 EXHIBIT B: ALEF AERONAUTICS CONOPS

1. Scope
a. This document describes the intended operations of Alef Aeronautics Model Zero models (the “Aircraft”), at a “local test range”. There are two types of operations: vertical takeoff and short flight forward only (labeled further:

Rotorcraft Mode), and future plans to test transition into bi-plane mode (labeled further: Biplane Mode).

2. Background
a. Alef is developing a 100% electric flying car - a vehicle capable of driving, vertical takeoff and forward flight. Alef has been testing its scale-models since 2015 and full-size models since 2020.

3. Test Overview
Map of proposed locations:

Location - The following UAS operations are intended to take place at the Hollister Airport as indicated below.

11 a. LOCATION 1: West end of Taxiway C (Charlie)

i. Frequency of use: Very rare
ii. Size: 200ft long x 65ft wide x 50 ft altitude
iii. Purpose: Mainly for video recording
iv. Test duration: 2 minutes to 10 minutes
v. Restriction: Alef operates only during the times West End of Taxiway Charlie is not in use by aircraft or tenants.
vi. Type of tests: Vertical Tests Only (Rotorcraft Mode) vii. VERTICAL TEST AT “LOCATION 1”

1. Test Overview: Drive + Vertical Takeoff up to 50ft + forward flight of less than 200 ft.

2. Test:

• Alef does preparations off-taxiway C near maintenance/hangars • Visual Observer makes a call on CTAF about the start of the test.

Visual Observer checks FlightAware for incoming aircraft. If, and only if, no objections or interference, Alef proceeds.
• Alef enters the Taxiway C (Charlie)
• Alef does last minute inspections
• Visual Observer makes another call on CTAF about going up 50ft in the air
• Alef takes off vertically up to 50 ft
• Alef flies forward up to 200 ft along the Taxiway C(Charlie) • Alef lands vertically
• Alef drives back (this car drives symmetrically without need of turn) to the starting position along the Taxiway C(Charlie) and exits Taxiway C.
• Alef’s Visual Observer makes a call on CTAF about the end of the test • If, at any time, during the test, Alef VO observes an aircraft, test is aborted, and Alef drives off Taxiway C to the base location off- taxiway.

b. LOCATION 2: (Main Location). North end of the Aircraft Parking Ramp

i. Frequency of use: Main location – estimated to be one half a day in two-three weeks (but can change depending on the need)
ii. Size: 200ft long x 65ft wide x 50 ft altitude
iii. Type of tests: Vertical Tests only
iv. Purpose: For R&D and demo purposes
v. Test duration: 2 minutes to 10 minutes
vi. Type of tests: Vertical Tests Only (Rotorcraft Mode) vii. Additional Safety: Guests and/or Alef’s members accompanying them should be wearing safety vests.

12 viii. VERTICAL TEST AT “LOCATION 2”

1. Test Overview + Vertical Takeoff up to 50ft + forward flight of less than 200 ft.

2. Test:

• Alef does preparations in dedicated area near tie-downs, away from other aircraft, near maintenance/hangars
• Visual Observer makes sure no aircraft is taxiing in or out of hangars, on the aircraft parking ramp and on Taxiway J (Juliet). • Visual Observer makes a call on CTAF about the start of the test. If, and only if, no objections and clear visual line of sight:
• Alef does not enter on any taxiways or runways and does all tests near tie-downs on the aircraft parking ramp.
• Alef does last minute inspections
• Alef takes off vertically up to 50 ft
• Alef flies forward up to 200 ft along the maintenance/hangars area • Alef lands vertically
• Alef drives back to the starting position in the tie down area on the aircraft parking ramp, perpendicular to the Taxiway C(Charlie) (without entering Taxiway C)
• Alef’s Visual Observer makes a call on CTAF about end of the test

c. LOCATION 2 (IN THE FUTURE): The Path: Drive from North end of the Aircraft Parking Ramp, Drive on taxiway C(Charlie), Takeoff on Runway 24, Land on Runway 31 (path is marked by a green line on the Map above)
i. Background: Alef aircraft can Transition from the Rotorcraft Mode to the Biplane Mode by rotating the body 90 degrees, where the sides of the car/rotorcraft become top and bottom wing of a biplane (see images below). In the Biplane Mode the Alef aircraft acts the same as any other biplane.
ii. Frequency of use: this is planned for the future, not now iii. Size: the path is marked by a green line on the Map above iv. Type of tests: HORIZONTAL BIPLANE MODE Tests
v. Purpose: For future R&D and demo purposes
vi. Test duration: 2 minutes to 10 minutes
vii. Additional Safety: Increased ground support with Visual Observers to 2. viii. HORIZONTAL (BIPLANE) TEST AT “LOCATION 2”

1. Test Overview: Start driving at North end of the Aircraft Parking Ramp → Drive east on East End of Taxiway C → Stop at Hold Bar on Runway 24 East → Takeoff on Runway 24 East → Make a counterclockwise half loop in the air → Land on Runway 31 South → Drive on East End of Taxiway C → Drive to the base at North end of the Aircraft Parking Ramp. (please see the path marked by a green line on the Map above)

2. Test:
• Alef does last minute safety checks on North end of Aircraft Parking Ramp

13 • VO makes a callout on CTAF about test and how it will be performed. Alef Visual Observer makes sure no aircraft is taxiing in or out of hangars or on the aircraft parking ramp. If, and only if, no objections and clear from VO:
• Alef drives on taxiway C(Charlie) to Runway 24 East Hold Bar, • VO makes another call on CTAF about the takeoff
• VO makes sures again that no aircraft is interfering
• Alef vertically takes off on Runway 24 East end
• Transition: The outer body of the Alef’s aircraft rotates 90 degrees to function as a circular wing Transitioning aircraft from rotorcraft to biplane
• Forward Flight in Biplane Mode (as indicated on the map below with the path in green):
• Alef flies along Runway 24 East to West
• Makes a turn Counterclockwise to make a half circle above the field • VO makes another call on CTAF about the landing on Runway 31 South End
• Aircraft Back Transitions into the rotorcraft mode by rotating the body 90 degrees in the opposite direction, above Runway 31 South End. • VO makes another call on CTAF about the landing on Runway 31 South End
• Aircraft lands vertically at Runway 31 South End.
• Alef drives forward on Runway 31 South End towards North, and turns right on Taxiway C towards East and taxis towards Maintenance/Hangars area
• Alef’s Visual Observer makes a call on CTAF about end of the test

d. Trailer remains on North end of Aircraft Parking Ramp at all times e. Aircraft Operation – All of the operations that will occur at this location are all part of validating the Alef models performance and reliability. The immediate tests are for the Alef models to go through a series of flights in order to prove out its capabilities in aeronautics and duration.

All test flights might involve the following steps:
i. Pilot manually or by automation drives the car very short distance ii. 15 minute safety inspection (can be done off runway, and can be done before driving)
iii. 5 minute warm up and re-inspection
iv. Pilot initiates manual or automated take off to hover in Rotorcraft Mode v. Forward flight

1. In Rotorcraft mode forward flight: Alef model advances forward in the air less then 200 ft (less than 5 minutes)

2. In Biplane mode forward flight: Alef model transitions from the rotorcraft mode to the biplane mode by turning the body 90 degrees. Alef model continues the flight in regular biplane mode along the path indicated at the map above. Alef model back-transitions into the rotorcraft mode by turning body 90 degrees. (less than 15 minutes)
vi. Pilot lands Alef model vertically.

14 Alternatively, in UAS mode:
vii. Pilot selects Home and Destination spots at the control and initiates a Start sequence viii. Alef model takes off to hover in Rotorcraft Mode ix. Forward flight

1. In Rotorcraft mode forward flight: Alef model advances forward in the air less than 200 ft by tilt

2. In Biplane mode forward flight: Alef model transitions from the rotorcraft mode to the biplane mode by turning the body 90 degrees.

Alef model continues the flight in regular biplane mode along the path indicated at the diagram above. Alef model back-transitions into the rotorcraft mode by turning body 90 degrees.
x. Alef model lands at the Destination spot.
f. Speed is expected to be (based on current testing) less than 15 knots in Rotorcraft Mode and less than 75 knots in Biplane mode.

4. Aircraft Description
a. Alef Model Zero has Distributed Electric Propulsion (DEP) with 8 propeller- speedcontroller-motor systems with differential thrust. Model is 100% electric. Current Model Zero Ultralight weights about 250lb with future models weight might vary.

Model’s dimensions are 17 ft long x 7 ft wide x 6 ft height.

15

16 b. Safety Features – The aircraft will have the following safety features during all flights i. 8x redundancy in propulsion

1. With backup systems of glide, elevons, (future) parachute ii. No propulsion is exposed and is 100% enclosed by the body and top mesh. iii. Top mesh preventing bird strikes or anyone reaching in iv. Return to home on loss of communication – If the aircraft loses communication it will return to the home location noted on the picture previously.
v. PIC intervention – The PIC will monitor all flights and has the ability to take over flight of the model if a safety situation arises. vi. Kill Switch – turning off all propulsion immediately for an immediate landing vii. Car/aircraft suspension system for the safe smoother landing viii. Active real-time telemetry (including battery charge, temperature, vibration, etc.) ix. (Future, soon) Whole aircraft ballistic parachute
c. Ground Control Station – The ground control station is located near takeoff or in a trailer marked “trailer” on the map above. Van and is operated by the operator with direct communication to the PIC. d. Ancillary equipment – The model will be transported on a landscape trailer that is connected to the van.

5. Theory of Operation (sequence of what is going to be done before during and after each operation)
a. Pre-flight site visit – A preflight walk thru and inspection of the flight area will be conducted to confirm that it is clear of any obstructions or potential conflicts with other UAS and aircraft operations. i. Telemetry inspection (battery charge, temperature, etc.) b. Weather check – Weather and weather forecast will be confirmed to be clear of rain and winds less than 15 kts before missions begin.
c. Crew briefing – All crew involved in the day’s operations will be briefed on the plans for the day.
d. Schedule of operations - Testing is expected to occur about once per two weeks, with occasional increase in frequency before investor demos and decrease in frequency after. Start times will depend on local air traffic.

6. Deconfliction – The VO will monitor the Airport CTAF thru an air band radio, and will visually monitor the air traffic pattern, ramp area, taxiways and runways for aircraft activity. GA Air traffic - Missions will only start if no conflict is detected on the CTAF or visually. If a potential conflict is detected during flight, then the mission will be terminated, and it will return to home on the ground until the conflict is remedied.

1. Before flight the callout will be to the Hollister Traffic, announcing the type of the aircraft, type of the test, and exact runways or taxiways it will affect.

2. After flight the callout will be to the Hollister Traffic, announcing the aircraft landed, clear of all runways and taxiways, Hollister.

17 3. Ground traffic – Missions will only be started if no ground traffic is in the vicinity of the mission path.

4. Other aircraft - Missions will only start if no conflict is detected visually and on CTAF. If a potential conflict is detected during flight, then the UAS mission will be
terminated, and it will return to home on the ground until the conflict is remedied.

7. Crew – usually a minimum of a 3 person crew will perform the test: Pilot or PIC (optional backup Pilot or PIC), Visual Observer, Operator of the ground control station, and (optional mechanics) – typically 5 people. a. Alef consists of 2 separate teams developing same/similar aircraft with mostly separate testing.
b. Key personal: Oleg Petrov – VP of R&D and head of Milpitas team. Pavel Markin – VP of Electronics who also runs Milpitas team. Dr. Konstantin Kisly – Director of Engineering and head of San Mateo team, Ilya Gribov – Sr. Engineer of San Mateo team, Jim Dukhovny – CEO.
i. Additionally, Alef has contractors and interns who are part of the engineering, maintenance and testing crew

8. Purpose – Alef has 3 objectives for using the airport a. Test flights
b. Investor demo
c. Media demo

9. In case of emergency
a. Unstable flight – The PIC will be monitoring the flight and can take over control of the aircraft if a safety situation arises. This includes the ability to kill the engines.
b. Aircraft not following programmed path - The PIC will be monitoring the flight and will take over control of the aircraft if it goes off course.

The aircraft will then be manually flown back to the home position and landed.
c. Loss of communication – If the drone loses communication it will return to the home location as noted on the picture previously. After returning to the home position, it will land and turn off the engines. d. Crash – Fire extinguishers are maintained in the van. During flight a fire extinguisher is also positioned next to the PIC that is monitoring the flight. If a crash occurs, the PIC will immediately kill the engines and proceed to the aircraft with the fire extinguisher to address any potential safety issues. Aircraft power switch will be immediately turned off.

18 EXHIBIT C: INSURANCE REQUIREMENTS

User shall procure and maintain for the duration of the contract insurance against claims for injuries to persons or damages to property which may arise from or in connection with the performance of the work hereunder and the results of that work by the User, his agents, representatives, employees or subcontractors.

MINIMUM SCOPE AND LIMIT OF INSURANCE
Coverage shall be at least as broad as:

1. Commercial General Liability (CGL): Insurance Services Office Form CG 00 01 covering CGL on an “occurrence” basis, including products and completed operations, property damage, bodily injury and personal & advertising injury with limits no less than $2,000,000 per occurrence. If a general aggregate limit applies, either the general aggregate limit shall apply separately to this project/location (ISO CG 25 03 or 25 04) or the general aggregate limit shall be twice the required occurrence limit.

2. Automobile Liability: ISO Form Number CA 00 01 covering any auto (Code 1), or if User has no owned autos, hired, (Code 8) and non-owned autos (Code 9), with limit no less than $1,000,000 per accident for bodily injury and property damage.

3. Workers’ Compensation: as required by the State of California, with Statutory Limits, and Employer’s Liability Insurance with limit of no less than $1,000,000 per accident for bodily injury or disease.

4. Professional Liability (Errors and Omissions): Insurance appropriates to the User’s profession, with limit no less than $2,000,000 per occurrence or claim, $2,000,000 aggregate. (If applicable – see footnote next page)
If the User maintains broader coverage and/or higher limits than the minimums shown above, the City requires and shall be entitled to the broader coverage and/or the higher limits maintained by the contractor. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the City.

Other Insurance Provisions
The insurance policies are to contain, or be endorsed to contain, the following provisions:

Additional Insured Status
The City, its officers, officials, employees, and volunteers are to be covered as additional insureds on the CGL policy with respect to liability arising out of work or operations performed by or on behalf of the User including materials, parts, or equipment furnished in connection with such work or operations. General liability coverage can be provided in the form of an endorsement to the User’s insurance (at least as broad as ISO Form CG 20 10 11 85 or if not available, through the addition of both CG 20 10, CG 20 26, CG 20 33, or CG 20 38; and CG 20 37 if a later edition is used).

19 Primary Coverage
For any claims related to this contract, the User’s insurance coverage shall be primary and non-contributory and at least as broad as ISO CG 20 01 04 13 as respects the City, its officers, officials, employees, and volunteers. Any insurance or self-insurance maintained by the City, its officers, officials, employees, or volunteers shall be excess of the User’s insurance and shall not contribute with it. This requirement shall also apply to any Excess or Umbrella liability policies.

Umbrella or Excess Policy
The User may use Umbrella or Excess Policies to provide the liability limits as required in this agreement. This form of insurance will be acceptable provided that all of the Primary and Umbrella or Excess Policies shall provide all of the insurance coverages herein required, including, but not limited to, primary and non-contributory, additional insured, Self-Insured Retentions (SIRs), indemnity, and defense requirements. The Umbrella or Excess policies shall be provided on a true “following form” or broader coverage basis, with coverage at least as broad as provided on the underlying Commercial General Liability insurance. No insurance policies maintained by the Additional Insureds, whether primary or excess, and which also apply to a loss covered hereunder, shall be called upon to contribute to a loss until the User’s primary and excess liability policies are exhausted.

Notice of Cancellation
Each insurance policy required above shall provide that coverage shall not be canceled, except with notice to the City.

Waiver of Subrogation
User hereby grants to City a waiver of any right to subrogation which any insurer of said User may acquire against the City by virtue of the payment of any loss under such insurance. User agrees to obtain any endorsement that may be necessary to affect this waiver of subrogation, but this provision applies regardless of whether or not the City has received a waiver of subrogation endorsement from the insurer.

Self-Insured Retentions
Self-insured retentions must be declared to and approved by the City. The City may require the User to purchase coverage with a lower retention or provide proof of ability to pay losses and related investigations, claim administration, and defense expenses within the retention. The policy language shall provide, or be endorsed to provide, that the self-insured retention may be satisfied by either the named insured or City. The CGL and any policies, including Excess liability policies, may not be subject to a self-insured retention (SIR) or deductible that exceeds $25,000 unless approved in writing by City. Any and all deductibles and SIRs shall be the sole responsibility of User or subcontractor who procured such insurance and shall not apply to the Indemnified Additional Insured Parties. City may deduct from any amounts otherwise due User to fund the SIR/deductible. Policies shall NOT contain any self-insured retention (SIR) provision that limits the satisfaction of the SIR to the Named. The policy must also provide that Defense

20 costs, including the Allocated Loss Adjustment Expenses, will satisfy the SIR or deductible. City reserves the right to obtain a copy of any policies and endorsements for verification.

Acceptability of Insurers
Insurance is to be placed with insurers authorized to conduct business in the state with a current A.M. Best’s rating of no less than A:VII, unless otherwise acceptable to the City.

Claims Made Policies (note – should be applicable only to professional liability, see below) If any of the required policies provide claims-made coverage:

1. The Retroactive Date must be shown, and must be before the date of the contract or the beginning of contract work.

2. Insurance must be maintained, and evidence of insurance must be provided for at least five (5) years after completion of the contract of work.

3. If coverage is canceled or non-renewed, and not replaced with another claims-made policy form with a Retroactive Date prior to the contract effective date, the User must purchase “extended reporting” coverage for a minimum of five (5) years after completion of work.

Verification of Coverage
User shall furnish the City with original certificates and amendatory endorsements or copies of the applicable policy language effecting coverage required by this clause and a copy of the Declarations and Endorsements Pages of the CGL and any Excess policies listing all policy endorsements. All certificates and endorsements and copies of the Declarations & Endorsements pages are to be received and approved by the City before work commences.

However, failure to obtain the required documents prior to the work beginning shall not waive the User’s obligation to provide them. The City reserves the right to require complete, certified copies of all required insurance policies, including endorsements required by these specifications, at any time. City reserves the right to modify these requirements, including limits, based on the nature of the risk, prior experience, insurer, coverage, or other special circumstances.

Special Risks or Circumstances
City reserves the right to modify these requirements, including limits, based on the nature of the risk, prior experience, insurer, coverage, or other special circumstances.

STAFF REPORT

HOLLISTER CITY COUNCIL
MEETING DATE: October 20, 2025
REPORT # Will auto populate once assigned

AGENDA ITEM: A RESOLUTION OF APPLICATION REQUESTING THE LOCAL

AGENCY FORMATION COMMISSION OF SAN BENITO COUNTY (LAFCO) TO

INITIATE PROCEEDINGS FOR THE ANNEXATION OF TERRITORY OF THE PARCEL IDENTIFIED AS APN 020-100-014 (1285 MCCRAY STREET)

DEPARTMENT: Community Development
DEPARTMENT HEAD: Rod Powell, Assistant City Manager
STAFF CONTACT: Eva Kelly, Planning Manager

RECOMMENDED ACTION: Upon approval of Prezone 2025-1, staff recommends adoption of a resolution requesting LAFCO to initiate proceedings for the annexation of the parcel located at 1285 McCray Street (APN 020-100-014). If the ordinance approving Prezone 2025-1 is not adopted, staff recommends denial of this resolution.

DISCUSSION: At the regular meeting of October 6, 2025, the City Council held a public hearing to consider the introduction of an ordinance to prezone for future annexation the property located at 1285 McCray Street, further identified as San Benito County Assessor Parcel Number 020-100-014 (Prezone 2025-1). The ordinance will prezone the 0.25-acre property into the General Commercial (GC) Zoning District. Following the hearing, the City Council introduced the Ordinance and scheduled the second reading and adoption of the ordinance for the October 20, 2025 regular meeting.

Upon adoption of the prezoning ordinance at the same meeting, this resolution wi ll authorize staff to apply for annexation to the Local Agency Formation Commission (LAFCO) on behalf of the City and will request the annexation proceedings to be initiated.

FISCAL IMPACT: The current LAFCO application fees for the annexation of a single parcel are $1,500 plus $1,000 surveyor deposit. Application fees will be paid by the property owner.

PREVIOUS COUNCIL OR COMMISSION ACTION:

10/15/2024 Purchase and Sale of Surplus Real Property and Joint Escrow Instructions Agreement entered for the adjacent property

08/28/2025 Planning Commission adopted Resolution 2025-21 recommending approval of PZ 2025-1

10/6/2025 City Council first reading of Ordinance for PZ 2025-1

CEQA: The annexation of the subject property is categorically exempt from CEQA pursuant to Section 15301, Existing Facilities, of the CEQA Guidelines. The authorization

to submit an application to LAFCO itself is not a project subject to CEQA.

ATTACHMENTS:

1. Resolution of Application

RESOLUTION NO. 2025-XX

A RESOLUTION OF APPLICATION BY THE CITY COUNCIL OF THE

CITY OF HOLLISTER REQUESTING THE LOCAL AGENCY

FORMATION COMMISSION OF SAN BENITO COUNTY (LAFCO) TO

INITIATE PROCEEDINGS FOR THE ANNEXATION OF TERRITORY OF THE PARCEL IDENTIFIED AS APN 020-100-014 LOCATED AT 1285

MCCRAY STREET

WHEREAS, the City Council of the City of Hollister desires to initiate proceedings pursuant to the Cortese-Knox-Hertzberg Local Government Reorganization Act of 2000, commencing with Section 56000 of the California Government Code, (the “Act”) for a change of organization consisting of a parcel of land identified as APN 020 -100-014 consisting of 0.25 acres of land to the City of Hollister; and

WHEREAS, the reasons for the proposed reorganization is to annex the territory of 0.25 acres owned by Prospect RE, LLC, A Limited Liability Company and to allow for the provision of municipal services to the Territory consistent with the City of Hollister General Plan; and

WHEREAS, the following agency would be affected by the proposed jurisdictional change:

Agency Nature of Change
County of San Benito Annexation to the City of Hollister

WHEREAS, a description and map of the boundaries of the Territory are attached hereto as Exhibit A and by this reference incorporated herein; and

WHEREAS, the Territory has been prezoned by City of Hollister Ordinance XXXX in conformance with state and local law; and

WHEREAS, the City Council certifies that, as lead agency pursuant to the California Environmental Quality Act that the annexation of this Territory is categorically exempt from CEQA pursuant to Section 15301, Existing Facilities, of the CEQA Guidelines, as it involves no expansion of the existing use or land development on the parcel being annexed, and involves only the jurisdictional boundary change. There is an existing gas station on the parcel, which will remain.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Hollister adopts and approves this resolution and requests that the San Benito County Local Agency Formation Commission initiate proceedings for the change of organization as authorized and in the manner provided by the Cortese-Knox-Hertzberg Local Government Reorganization Act of 2000.

Resolution No. 2025-XX

BE IT FURTHER RESOLVED, that the City Clerk shall provide a conformed copy of this Resolution to be filed with the Executive Officer of the San Benito County Local Agency Formation Commission as needed.

PASSED AND ADOPTED, by the City Council of the City of Hollister at a regular meeting held on October 20, 2025, by the following vote:

AYES:

NOES:

ABSTAINED:

ABSENT:

Roxanne Stephens, Mayor

ATTEST: APPROVED AS TO FORM:

Lozano Smith Attorneys at Law

____
Jennifer Woodworth, MMC, City Clerk Mary F. Lerner, City Attorney

I, Jennifer Woodworth, MMC, City Clerk of the City of Hollister, do hereby certify that the attached Resolution No. 2025-XXX is an original resolution, or true and correct copy of a City resolution, duly adopted by the Council of the City of Hollister at a regular meeting held on October 20, 2025 at which meeting a quorum was present.

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Hollister on October 20, 2025.

Jennifer Woodworth, MMC
City Clerk of the City of Hollister

Resolution No. 2025-XX

Exhibit A. Legal Description

STAFF REPORT

HOLLISTER CITY COUNCIL
MEETING DATE: October 20, 2025
REPORT # Fire-2025-34

AGENDA ITEM: A RESOLUTION APPROVING A FIRE SERVICE AGREEMENT WITH PANOCHE VALLEY SOLAR, LLC.

DEPARTMENT: Fire
DEPARTMENT HEAD: Jonathan Goulding, Fire Chief
STAFF CONTACT: Jonathan Goulding, Fire Chief

RECOMMENDED ACTION: Adopt a resolution approving a Fire Service Agreement with Panoche Valley Solar, LLC.

DISCUSSION: Panoche Valley Solar, LLC (“PVS”) owns and operates a solar farm located in San Benito County, within the service area covered by the City of Hollister Fire Department, which provides fire suppression, prevention, and emergency response services to the unincorporated areas of the County under an existing service contract.

During the development phase of the Panoche Valley Solar Project, the City of Hollister entered into a Development Agreement with PVS, approved per Resolution No. 2015- 130 on June 15, 2015, which included provisions for temporary fire protection services.

Under the prior agreement, Hollister Fire provided personnel and a Type 6 fire apparatus for on-site fire suppression and emergency medical services during the project’s construction period.

Once the project was complete, no ongoing agreement was put into place. To address this, the proposed Fire Services Agreement establishes a long-term framework for the continued provision of professional fire protection, emergency response, and prevention services to the solar facility.

Under the terms of this Agreement, Hollister Fire will provide the following to PVS:

1. Fire Protection Services – Comprehensive emergency response including structure and vegetation fire suppression, vehicle accident response, pre-hospital emergency medical services, hazardous material response, technical rescue, hazardous conditions response (e.g., flooding, downed power lines, earthquakes), fire prevention, and fire investigation.

2. Fire Mitigation Support – Regular coordination meetings with PVS, not less than annually, to review site conditions and recommend risk reduction measures.

3. Fire Prevention Training – Annual or periodic training for PVS staff on fire safety and prevention best practices, as mutually scheduled by both parties.

In exchange for these services, PVS will pay the City of Hollister an annual fee of $150,000 during the initial term, which runs through June 30, 2026. Each subsequent

one-year renewal term will include a 3% annual increase in the service fee.

The Agreement also allows Hollister Fire to access and utilize PVS’s on -site water tanks (four 5,000-gallon tanks) for firefighting purposes at other incidents where appropriate and necessary.

FISCAL IMPACT: The Agreement will generate annual revenue of $150,000 to the City of Hollister Fire Department, deposited into Fund 271 – Panoche Valley Solar Farm Fund, during the initial term. Each subsequent renewal term will include a 3% annual increase to the service fee.

PREVIOUS COUNCIL OR COMMISSION ACTION: Resolution No. 2015-130 approved a Development Agreement with Panoche Valley Solar, LLC.

CEQA: N/A

ATTACHMENTS:

1. Resolution

2. Fire Services Agreement

3. Resolution 2015-130

RESOLUTION NO. 2025-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HOLLISTER

APPROVING A FIRE SERVICE AGREEMENT WITH PANOCHE VALLEY
SOLAR, LLC.

WHEREAS, Panoche Valley Solar (“PVS”) owns and operates a solar farm located in San Benito County; and

WHEREAS, PVS and the City of Hollister desire to enter into an agreement under which Hollister Fire Department will provide certain fire protection, emergency response, and first aid related services for the benefit of the Solar Project and its staff ; and

WHEREAS, PVS has agreed to compensate the City of Hollister for these services with an annual fee of $150,000.00 during the initial term; and

WHEREAS, for each subsequent renewal term, the annual fee will increase by three percent (3%) from the annual fee in effect for the immediately preceding term.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Hollister hereby authorizes:

1. The Hollister Fire Chief to execute a Fire Services Agreement with Panoche Valley Solar, LLC for the provision of fire protection, emergency response, and first aid services at the Solar Farm

2. The City of Hollister to invoice Panoche Valley Solar, LLC annually for an initial fee of $150,000, with the annual fee increasing by three percent (3%) for each subsequent renewal term based on the fee in effect for the immediately preceding term.

PASSED AND ADOPTED, by the City Council of the City of Hollister at a regular meeting held on October 20, 2025, by the following vote:

AYES:

NOES:

ABSTAINED:

ABSENT:

Roxanne Stephens, Mayor

ATTEST: APPROVED AS TO FORM:

Lozano Smith Attorneys at Law

____
Jennifer Woodworth, MMC, City Clerk Mary F. Lerner, City Attorney

Resolution No. 2025-XX

I, Jennifer Woodworth, MMC, City Clerk of the City of Hollister, do hereby certify that the attached Resolution No. 2025-XX is an original resolution, or true and correct copy of a City resolution, duly adopted by the Council of the City of Hollister at a regular meeting held on October 20, 2025 at which meeting a quorum was present.

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Hollister on October 20, 2025.

Jennifer Woodworth, MMC
City Clerk of the City of Hollister

FIRE SERVICES AGREEMENT
This FIRE SERVICES AGREEMENT (the “Agreement”), effective as of August 15, 2025 (the “Effective Date”), by and between Panoche Valley Solar, LLC (“PVS”), and City of Hollister Fire Department, California (“Hollister” and together with PVS, the “Parties” and each individually a “Party”).

WHEREAS, PVS owns and operates a solar farm located in San Benito County, CA (the “Solar Project”);
WHEREAS, Hollister is an all-risk fire department that provides the spectrum of fire protection services, including, without limitation, the protection of life and property from fire, firefighting services, and emergency medical services; and WHEREAS, PVS desires to engage Hollister to provide certain fire protection and first aid related services for the benefit of the Solar Project and its staff, and Hollister desires to be engaged by PVS to provide such services, all on the terms and conditions set forth herein.

NOW, THEREFORE, in consideration of the mutual covenants, obligations and agreements set forth herein, the parties agree as follows:

1. Services. Hollister shall provide to PVS the services (the “Services”) set forth on Exhibit A attached hereto. Hollister shall provide the Services using personnel of required skill, experience and qualifications and in a timely and professional manner.

2. Compensation.
(a) Compensation. In consideration for the services to be provided by Hollister to PVS as set forth in this Agreement, (a) PVS will pay Hollister a fixed fee equal to the then applicable Annual Fee (as defined below) per Hollister’s fiscal year (which runs from July 1st through June 30th)( “Fiscal Year”) and (b) PVS will allow Hollister to have access to and to use its Water Tanks (as defined below) to assist in Hollister’s provision of fire protection services to other persons and entities besides PVS where necessary and appropriate.
(b) Annual Fee. The “Annual Fee” will be as follows:
(i) for the Initial Term, the Annual Fee shall be One Hundred and Fifty Thousand Dollars ($150,000); and

(ii) for each Renewal Term, the Annual Fee will be increased by three percent (3%) from the Annual Fee in effect for the immediately prior Term . (c) Payment of Annual Fee. The initial Annual Fee for the period between the Effective Date and June 30, 2026, shall be due and payable within thirty (30) days of the date on which this Agreement was executed by each of the Parties as reflected on the signature page hereto. Thereafter, Hollister shall issue an invoice to PVS in July of each year for the Annual Fee for such Renewal Term, calculated in accordance with Section 2(b), and PVS shall pay such invoice within thirty (30) days of receipt thereof ; provided, however, that the Annual Fee may be prorated in accordance with Section 3(c)(ii). The Annual Fee is inclusive of all costs incurred by Hollister in the provision of the Services.

3. Term and Termination.
(a) Term. This Agreement shall commence as of the Effective Date and shall have an initial term that expires on June 30, 2026 (the “Initial Term”).This Agreement shall automatically renew for additional one (1) year terms (each a “Renewal Term” and, together with the Initial Term, the “Term”) thereafter, unless a Party provides the other with written notice of its intent not to renew no fewer than forty-five (45) days prior to the end of the then applicable Term.
(b) Termination without Cause. Either Party may terminate this Agreement at any time, with or without cause, upon ninety (90) days written notice to the other Party. (c) Termination for Cause.
(i) In the event of a curable breach, the non-breaching Party shall provide the breaching Party with written notice of the breach. Within twenty (20) days of receiving such notice, the Party alleged to be in breach shall provide a written response to the other Party, either disputing that a breach occurred or proposing a resolution plan to address the breach; failure to provide a written response disputing the breach allegation shall be deemed an admission that a breach occurred. Upon submission of the plan, the parties shall mutually agree on an appropriate time frame to cure the breach; provided, however, that such cure period shall typically not exceed sixty (60) days from the date of the notice of breach, unless otherwise mutually agreed in writing. This provision recognizes that certain circumstances, such as equipment failure requiring specialized parts, may reasonably necessitate additional time.

(ii) If at any time the breach is determined to be incurable, the non- breaching Party may terminate this Agreement immediately upon written notice to the breaching Party.
(d) Repayment of Annual Fee in Limited Circumstances. If this Agreement is terminated by Hollister without cause pursuant to Section 3(b) or by PVS pursuant to Section 3(c), then Hollister shall repay PVS a pro-rata portion of the Annual Fee based on number of days remaining in the applicable Fiscal Year to which the Annual Fee relates. If PVC terminates without cause pursuant to 3(b), Hollister will not be required to refund any money previously paid. Hollister will receive a prorated portion of the compensation for the year if termination is issued before the annual compensation is paid.

4. Representations and Covenants of the Parties.
(a) Hollister.
(i) Hollister is in compliance with, and shall comply with, all applicable laws, regulations and ordinances in conjunction with the provision of the Services.
(ii) Hollister has and shall maintain in effect all licenses, permissions, authorizations and permits needed to carry out its obligations under this Agreement.
(iii) During the Term, Hollister shall maintain and carry insurance with a reputable insurer in commercially reasonable amounts considering the Services to be provided by Hollister.
(b) PVS.
(i) PVS has and shall maintain existing pressurized fire water system with a fire department connection at the Solar Project. The system consists of four water tanks, 5,000 gallons each, which are directly connected to wells to allow tanks to refill (the “Water Tanks”).
(ii) PVS shall promptly notify Hollister of any material changes to the Solar Project layout that may impact Hollister’s ability to provide the Services or otherwise access the Solar Project property.
(iii) PVS will maintain the Solar Project in material compliance with federal, state and local laws.

5. Indemnification. Each Party shall indemnify, defend and hold harmless the other Party, its affiliates and its and their respective officers, directors, members, employees, agents, affiliates, successors and assigns from and against any and all losses, damages, liabilities, claims, actions, judgments, settlements, fines, costs or expenses, arising out of or relating to any third-party claim resulting from the indemnifying Party’s negligence, or breach of this agreement. Indemnification of affiliates is limited only to those affiliates directly involved in carrying out a substantial and material aspect of this Agreement.

6. Independent Contractor. It is understood and acknowledged that Hollister Fire Department and its officers and employees are acting in the capacity of an independent contractor and not as an employee of PVS in the provision of the Services. Neither Hollister, nor any of its employees, agents or contractors shall be eligible for any employee benefits from PVS, and Hollister shall be solely responsible for payment of all taxes, FICA, federal and state unemployment insurance contributions and similar fees and taxes relating to the fees earned by Hollister hereunder. PVS acknowledges and agrees that this Agreement does not restrict Hollister’s ability to provide similar services to other persons or entities.

7. Miscellaneous.
(a) Administrators. The Parties designate the following individuals to serve as administrators and primary points of contact under this Agreement. Nothing in this Section 7(a) shall be, or shall be construed to be, a waiver of the Parties obligations under Section 7(b) for all Notices.

Customer: David Raines
1401 East 6th Street, Suite 400
Austin, TX 78702
914-721-3504
[email protected]

Hollister: Deputy Fire Marshal
Charlie Bedolla
110 Fifth Street
Hollister, CA 95023
831-636-4325
[email protected]

(b) Notice. All notices, requests, consents, claims and demands (“Notices”) under this Agreement must be in writing and address to the Party at its address below (or to such other address that the receiving Party may designate from time to time in

accordance with this Section). All notices must be delivered by personal delivery, nationally recognized overnight courier, or certified or registered mail, with notice being effective upon receipt.

If to Customer: Panoche Valley Solar, LLC
c/o RWE Clean Energy, LLC
1401 East 6th Street, Suite 400
Austin, TX 78702
Attn: VP Asset Management

with a copy to: RWE Clean Energy, LLC
353 N. Clark St., 30th Floor
Chicago, IL 60523
Attn: Legal Department

If to Hollister:

Hollister Fire Department
110 Fifth St.

Hollister, CA 95023
Attn: Fire Chief

(c) Cooperation. Each of the Parties shall use commercially reasonable efforts to furnish the other Party upon request with such additional information or assurances, execute such documents and instruments, and take such other actions as may be reasonably necessary to carry out the provisions in this Agreement. For the avoidance of doubt, both Parties acknowledge and agree that they may be asked to provide certain documents and information to San Benito County concerning this Agreement and its provision of Services hereunder.
(d) Governing Law. This Agreement, and the rights and obligations of the Parties hereunder, shall be governed by the laws of the State of California. (e) Assignment. Hollister Fire Department, or any successor agency, may not assign its rights or delegate its obligations under this Agreement without the prior written consent of PVS.
(f) Amendments. This Agreement may not be amended or modified, and no waiver of any provision hereof is effective, except by written agreement signed by both Parties.
(g) Interpretation. This Agreement is the result of the Parties’ combined efforts. If anything in this Agreement is found by a court of competent jurisdiction to be

ambiguous, that ambiguity shall not be resolved by construing the terms of this Agreement against either Party.
(h) Entire Agreement. This Agreement, including any exhibits, attachments or amendments hereto, is the entire agreement between PVS and Hollister with respect to the subject matter hereof, and it supersedes all previous negotiations, proposals, commitments, writings, advertisements, publications and understandings of any nature. (i) Counterparts. This Agreement may be executed in counterparts, each of which is deemed an original, but all of which together are deemed this Agreement. This Agreement may be signed by electronic means.

[Remainder of page intentionally left blank; signature page follows.]

IN WITNESS WHEREOF, the Parties hereto have executed this Agreement effective as of the Effective Date.

PVS: HOLLISTER:

Panoche Valley Solar, LLC City of Hollister Fire Department, CA

By: By:

Name: Name:

Title: Title:

Date: Date:

EXHIBIT A

SERVICES

Hollister shall provide the following Services to PVS:

1. Fire Protection Services – Hollister shall provide comprehensive fire protection services upon request by PVS, inclusive of structure fire protection, vegetation fire, vehicle accident response, pre-hospital emergency medical services, hazardous material incident response, technical rescue services, hazardous conditions response (flooding, downed power lines, earthquake, etc.), fire prevention and fire investigation. The pre-hospital emergency services shall be as defined by Title 22 of the California Code of Regulations.

2. Fire Mitigation Support – Hollister shall meet with PVS from time to time, and in no event less than annually, to provide suggestions on opportunities to reduce the risk of fire occurring and/or spreading at the Solar Project.

3. Fire Prevention Training – Hollister will periodically, and in any event no less than annually, educate and advise PVS’ workforce on fire safety best practices. The time, date and format of the training shall be mutually agreed by the Parties.

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ON FILE IN THE

OFFICE OF HOLLIST CLERK
RESOLUTION 2015-130
i

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HOLLISTER

AUTHORIZING THE MAYOR TO EXECUTE A CONTRACT WITH PANOCHE VALLEY

SOLAR LLC FOR FIRE PROTECTION SERVICES AND APPROVE AN
APPROPRIATION OF $147,452.00 FOR A TYPE 6 FIRE APPARATUS • WHEREAS, the Panoche Valley Solar Farm is a major solar project in South San Benito County; and
WHEREAS, the project mitigation measures require fire suppression services and emergency medical services; and
WHEREAS, the Panoche Valley Solar LLC reached out to the City of Hollister to perform said services for a period of approximately 18 months during construction; and WHEREAS, the City of Hollister provided a proposal that included two personnel and equipment which included a Type 6 Fire Apparatus.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Hollister hereby authorizes the Mayor to execute a contract with Panoche Valley Solar LLC for Fire Suppression and Emergency Medical Services.

BE IT FURTHER RESOLVED, the compensation for said services to the City of Hollister for a period of 18 months shall be the following;

1. One Type 6 Fire Apparatus 147,452.00

2. One Fire Engineer 226,271.00

3. One Firefighter 209,605.00

4. Overtime 75,000.00

5.Fuel and Vehicle Maintenance 20,000.00
Total $678.328.00
BE IT FURTHER RESOLVED, the City Council appropriate $147,452.00 to purchase a Type 6 Fire Apparatus from Hi-Tech Emergency Vehicles.

PASSED AND ADOPTED,by the City Council of the City of Hollister at a regular meeting held this 15th day of June, 2015, by the following vote:

AYES: Council Members Klauer, Gomez, Friend, Luna, and Mayor Velazquez.

NOES: None.

ABSTAINED: None.

ABSENT: None.

Ignacio Velazquez, Mayor
ATTEST: APPROVED AS TO FORM:

Ott1/4kVrti
L+G LLP, Attorneys at Law
Christine Black:,-Interim City Clerk
1 Bradley Sullivan, City Attorney

STAFF REPORT

HOLLISTER CITY COUNCIL
MEETING DATE: October 20, 2025
REPORT # City Attorney-2025-14

AGENDA ITEM: A RESOLUTION APPROVING A MEMORANDUM OF
UNDERSTANDING FOR THE SERVICE EMPLOYEES’ INTERNATIONAL UNION (SEIU), LOCAL 521

DEPARTMENT: City Attorney
DEPARTMENT HEAD: Mary Lerner, City Attorney
STAFF CONTACT: Rob Lomeli, Assistant City Attorney

RECOMMENDED ACTION: Adopt a resolution approving the Service Employees’ International Union, Local 521 Memorandum of Understanding for a term from July 1, 2025, to June 30, 2026, and authorize the Interim City Manager to execute on behalf of the City.

DISCUSSION: The Service Employees International Union – Local 521 (“Union”) represents all regular career, full-time employees in the General Unit, excluding public safety, non-management, non-supervisory, and non-confidential employees in the City.

Compensation and benefits for this group are established through a Memorandu m of Understanding (MOU) with the City. The current one-year MOU expired on June 30, 2025. Beginning in February 2025, the City met with the lead negotiators for the Union to discuss compensation and benefits interests. City staff recommends the propose d one-year MOU for the period of July 1, 2025, through June 30, 2026 shown in Attachment 2.

The proposed MOU maintains unit member salaries at their current levels without wage increases for the MOU period. Health insurance benefits have been restructured to establish a fixed dollar contribution amount that provides budget predictability by decoupling the City’s contribution from future insurance premium fluctuations. The MOU also incorporates refined language regarding insurance opt -out provisions to eliminate ambiguity and provide clear guidance for both employees and administration.

These modifications are consistent with the modifications sought from all other employee groups within the City.

FISCAL IMPACT: There is no fiscal impact associated with this item. The proposal does not include any increases to staff compensation, benefits, or staffing levels. All activities will be accomplished within existing budgeted resources and current personnel allocations.

PREVIOUS COUNCIL OR COMMISSION ACTION: N/A

CEQA: N/A

ATTACHMENTS:

1. Resolution for Approval of Service Employees’ International Union, Local 521 MOU

2. Exhibit A – Service Employees’ International Union, Local 521 Memorandum of Understanding 2025-2026 (Redlined)

3. Exhibit A – Service Employees’ International Union, Local 521 Memorandum of Understanding 2025-2026 (Clean)

RESOLUTION NO. 20__-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HOLLISTER

APPROVING THE MEMORANDUM OF UNDERSTANDING BETWEEN

THE CITY OF HOLLISTER AND THE SERVICE EMPLOYEES
INTERNATIONAL UNION – LOCAL 521 FOR THE PERIOD OF JULY 1, 2025 THROUGH JUNE 30, 2026, AND AUTHORIZING THE CITY

MANAGER TO EXECUTE THE AGREEMENT ON BEHALF OF THE CITY

WHEREAS, the Service Employees International Union – Local 521 (“Union”) represents all regular career, full-time employees in the General Unit, excluding public safety, non- management, non-supervisory, and non-confidential employees in the City; and

WHEREAS, the previous Memorandum of Understanding between the City and the Union expired on June 30, 2025, and the parties have met and conferred in good faith since February 2025 to negotiate a successor agreement; and

WHEREAS, the parties have reached agreement on a one -year Memorandum of Understanding for July 1, 2025, through June 30, 2026, which maintains current salary levels and restructures health insurance benefits to fixed dollar contributions; and

WHEREAS, representatives of the City and the Union have met and conferred in good faith regarding wages, hours, and other terms and conditions of employment; and

WHEREAS, the agreement incorporates operational clarifications including revised callback pay and rest periods after emergency responses, new employee orientation, and bereavement leave; and

WHEREAS, the City Council has reviewed the proposed Memorandum of Understanding and finds it to be in the best interests of the City and its employees.

NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Hollister as follows:

1. The City Council hereby approves the Memorandum of Understanding between the City of Hollister and the Service Employees International Union – Local 521 for the period of July 1, 2025, through June 30, 2026, attached hereto as Exhibit A and incorporated herein by reference.

2. The City Manager is hereby authorized and directed to execute the Memorandum of Understanding on behalf of the City of Hollister and to take all actions necessary to implement the terms and conditions contained therein .

3. This Resolution shall take effect immediately upon adoption.

Resolution No. 20__-XX

PASSED AND ADOPTED, by the City Council of the City of Hollister at a regular meeting held on October 20, 2025, by the following vote:

AYES:

NOES:

ABSTAINED:

ABSENT:

Roxanne Stephens, Mayor

ATTEST: APPROVED AS TO FORM:

Lozano Smith Attorneys at Law

____
Jennifer Woodworth, MMC, City Clerk Mary F. Lerner, City Attorney

I, Jennifer Woodworth, MMC, City Clerk of the City of Hollister, do hereby certify that the attached Resolution No. 20__-XX is an original resolution, or true and correct copy of a City resolution, duly adopted by the Council of the City of Hollister at a regular meeting held on ______, 20__ at which meeting a quorum was present.

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Hollister on ______, 20__.

Jennifer Woodworth, MMC
City Clerk of the City of Hollister

MEMORANDUM OF UNDERSTANDING

BETWEEN

THE CITY OF HOLLISTER
AND
SERVICE EMPLOYEES INTERNATIONAL UNION, LOCAL 521

JULY 1, 20242025– JUNE 30, 20252026

1 Table of Contents

SECTIONS
PAGE

ARTICLE 1. PREAMBLE ............................................................................................................... 5 ARTICLE 2. NO DISCRIMINATION .............................................................................................. 5 ARTICLE 3. RECOGNITION .......................................................................................................... 5 ARTICLE 4. NO ABROGATION OF RIGHTS ............................................................................... 5 ARTICLE 5. MAINTENANCE OF BENEFITS ............................................................................... 5 ARTICLE 6. CITY RIGHTS ............................................................................................................ 6 ARTICLE 67. SALARY AND SPECIAL COMPENSATION .......................................................... 6 A. Salary Adjustments ............................................................................................................. 6 B. Retirement ............................................................................................................................ 6 C. Bilingual Allowance ............................................................................................................ 7 D. Compensatory Time ............................................................................................................ 8 E. Overtime and Holiday Pay ................................................................................................ 89 F. 24-Hour Hazardous Materials (Hazmat) Certification Premium Pay ............................. 9 G. Heavy Equipment Operation Premium ......................................................................... 910 H. License Certification ....................................................................................................... 910 I. Longevity Pay .................................................................................................................... 10 J. Standby Pay ....................................................................................................................... 10 K. Callback Pay and Rest Periods After Emergency Callback ......................................... 11 L. Uniform Allowance ............................................................................................................ 12 M. Cellphone Allowance ........................................................................................................ 12 N. Cross-Connection Specialist Certification ..................................................................... 12 O. Notary Public Commission Pay ....................................................................................... 12 P. Homeless Encampment Cleanup Assignment ............................................................ 123 ARTICLE 78. INSURANCE .......................................................................................................... 13 A. Description ......................................................................................................................... 13 B. Health Insurance Options................................................................................................. 13 C. IRS Code Section 125 Flexible Benefits/Cafeteria Plan ................................................ 13 D. Terms for Health Care Participation ............................................................................. 145 E. Health Care Contributions ............................................................................................. 145 F. Vision Insurance ................................................................................................................ 15 G. Dental Insurance ............................................................................................................... 15

2 H. Life Insurance .................................................................................................................... 15 I. Long Term Disability Insurance .................................................................................... 156 J. Health Insurance Waiver Option.................................................................................... 156 K. Optional Health Benefits ................................................................................................ 167 L. Flexible Spending Accounts (FSAs) ............................................................................... 17 M. Voluntary Life Insurance .................................................................................................. 17 N. In-Lieu Payment ................................................................................................................. 17 O. Cost-Savings ..................................................................................................................... 18 ARTICLE 89. JOB RELATED DISABILITIES AND THE AMERICANS WITH DISABILITIES ACT ............................................................................................................................................... 18 A. Job Related Disabilities .................................................................................................... 18 B. Americans with Disabilities Act ...................................................................................... 18 ARTICLE 910. SAFETY COMPLIANCE AND EQUIPMENT.................................................... 189 A. Safety Compliance .......................................................................................................... 189 B. Safety Boot Allowance ..................................................................................................... 19 C. CPR Training .................................................................................................................. 1920 D. Public Works Safety Equipment .................................................................................. 1920 ARTICLE 101. GRIEVANCE PROCEDURES ............................................................................. 20 A. Definition ............................................................................................................................ 20 B. Stale Grievance ................................................................................................................. 20 C. Informal Discussion with Employee’s Supervisor ...................................................... 201 D. Formal Written Grievance to Employee’s Supervisor ................................................ 201 E. Grievance to Department Head/City Manager ............................................................... 21 F. Waiver of Appeal Steps .................................................................................................... 21 G. Advisory Fact Finding of Grievances ........................................................................... 212 H. Selection of a Fact Finder .............................................................................................. 212 I. Duty of a Fact Finder ...................................................................................................... 212 J. Payment of Costs .............................................................................................................. 22 K. Effect of Failure of Timely Action .................................................................................... 22 ARTICLE 112. UNION SECURITY ............................................................................................ 223 A. Union Dues Check-Off Deductions ............................................................................... 223 B. Maintenance of Membership ............................................................................................ 23 C. Union Indemnification, Hold Harmless, and Defense ................................................. 234 ARTICLE 123. MISCELLANEOUS ............................................................................................ 234 A. Deferred Compensation Plan ......................................................................................... 234

3 B. Tool Replacement Allowance .......................................................................................... 24 C. Working Out of Classification Assignment .................................................................... 24 D. Sick Leave Conversion to Cash .................................................................................... 245 E. Vacation Leave ................................................................................................................ 256 F. Flexible Work Schedule .................................................................................................. 256 G. Union Representatives Time Off ..................................................................................... 26 H. Advance Notice ............................................................................................................... 267 I. Joint Labor-Management Committee ............................................................................. 27 J. Professional Development Incentive Program .............................................................. 27 K. Flexibility Staffed Entry Level Positions ...................................................................... 301 L. Length of Probationary Period for All Unit Members ................................................. 301 M. Reclassification and Salary Adjustment Policy ............................................................ 31 N. Christmas Eve ................................................................................................................... 31 O. Layoff and Reduction in Time Procedures .................................................................... 31 P. Automatic Payroll Deposit ............................................................................................. 312 Q. Tuition Reimbursement .................................................................................................. 312 R. Dignity and Professionalism ............................................................................................ 32 S. New Employee Orientation .............................................................................................. 32 T. Timely Notification .......................................................................................................... 323 U. Step Increases ................................................................................................................. 323 ARTICLE 134. HOLIDAYS......................................................................................................... 323 A. Holiday Schedule ............................................................................................................ 323 B. Holiday Office Closure ...................................................................................................... 33 ARTICLE 145. LEAVE OF ABSENCES .................................................................................... 334 ARTICLE 156. MAINTENANCE OF OPERATIONS ................................................................... 34 ARTICLE 167. PREVAILING M.O.U. ........................................................................................ 345 ARTICLE 178. DRUG FREE WORKPLACE POLICY .............................................................. 345 ARTICLE 189. SAVINGS CLAUSE ........................................................................................... 345 ARTICLE 1920. TERM OF AGREEMENT .................................................................................. 35 EXHIBIT [A] ................................................................................................................................ 367 Section 12.01 General ........................................................................................................... 367 Section 12.02 Grounds for Discipline ................................................................................. 367 Section 12.03 Types of Disciplinary Action ....................................................................... 389 Section 12.04 Notice of Intended Disciplinary Action .................................................... 3940 Section 12.05 Pre-disciplinary Conference ...................................................................... 3940