Hollister City Council
April 20, 2026

Ordinance No. XXXX
Page2of2
AYES:

NOES:

ABSTAINED:

ABSENT:

Roxanne Stephens, Mayor
ATTEST: APPROVED AS TO FORM:

Lozano Smith Attorneys at Law
Jennifer Woodworth, MMC, City Clerk Jennifer P. Thompson, City Attorney I, JENNIFER WOODWORTH, MMC, City Clerk of the City of Hollister, do hereby certify that the attached Ordinance No. XXXX 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 Adoption Date , 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 Adoption Date .

Jennifer Woodworth, MMC
City Clerk of the City of Hollister

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Map Created March 2026
Residential Zones
Low Density Residential
Medium Density Residential
High Density Residential
Old Town Medium Density
Old Town High Density
Mobile Home Park
West Fairview Road
Mixed -Use Zones
Downtown Mixed -Use
Home Office
Neighborhood Mixed -Use
North Gateway Mixed -Use
West Gateway Mixed -Use
Commercial Zones
General Commercial
Commercial Office
Industrial Zones
Industrial Business Park
Light Industrial
Special Purpose Zones
Agricultural
Airport
Airport Support
Open Space
111111 Park
Public Facility/Institutional
Planned Development Overlay
Hollister City Limit
City of Hollister Zoning
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PLANNING COMMISSION RESOLUTION NO. 2026-04

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HOLLISTER

RECOMMENDING TO THE CITY COUNCIL THE APPROVAL OF ZONING ORDINANCE AMENDMENT 2026-2 TO REPEAL THE EXISTING CITY OF HOLLISTER

ZONING MAP AND REPLACE WITH A NEW ZONING MAP CONSISTENT WITH THE 2040 GENERAL PLAN
WHEREAS, the City of Hollister Planning Commission has recommended the adoption the City of Hollister 2040 General Plan which contains updates to the land use designations for property located within the City of Hollister city limits; and WHEREAS, in response to the adoption of the 2040 General Plan, the City has prepared an update to the Official Zoning Map to ensure consistency between the General Plan land use designations and Zoning designations for those properties; and WHEREAS, the Zoning Map amendments have been prepared consistent with the certified Environmental Impact Report for the Hollister 2040 General Plan, Climate Action Plan, and Agricultural Lands Preservation Program (SCH No. 2021040277); and WHEREAS, the Planning Commission held a duly noticed public hearing on March 26, 2026 to consider the recommendation of the ordinance to the City Council.

NOW THEREFORE IT IS RESOLVED that the Planning Commission of the City of Hollister does hereby recommend the adoption of Zoning Ordinance Amendment 2026- 2 to repeal and replace the City of Hollister Zoning Map to the City Council.

PASSED AND ADOPTED, at a regular meeting of the City of Hollister Planning Commission held on this 26th day of March , 2026, by the following vote:

AYES: Torres De Luna, Hernandez, Belong, Perez, Rodriguez NOES: None
ABSTAIN: None
ABSENT: None
Chairperson of the Planning Commission
of the City of Hollister
ATTEST:

Eva Kelly, Secretary

Print Forr
Notice of Determination
Appendix D
To:
0 Office of Planning and Research
U.S. Mail: Street Address:

P.O. Box 3044 1400 Tenth St., Rm 113
Sacramento, CA 95812-3044 Sacramento, CA 95814
El County Clerk
County of: San Benito
Address: 1601 Lana Way
Hollister, CA 95023
From:

Public Agency: City of Hollister
Address: 375 Fifth Street
Hollister, CA 95023
Contact: Eva Kelly, Planning Manager
Phone: 831.636.4360
Lead Agency (if different from above):

Address:

Contact:

Phone:

SUBJECT: Filing of Notice of Determination in compliance with Section 21108 or 21152 of the Public Resources Code.

State Clearinghouse Number (if submitted to State Clearinghouse): 2021040277 Project Title: Hollister 2040 General Plan, Climate Action Plan, and Agricultural Lands Preservation Pro Project Applicant: City of Hollister
Project Location (include county): City of Hollister, San Benito County Project Description:

An Ordinance to repeal and replace the Official Zoning Map of the City of Hollister consistent with the adoption of the 2040 General Plan and modifications to land use designations (ZOA 2026-2).

This is to advise that the City of Hollister has approved the above (0 Lead Agency or ❑ Responsible Agency)
described project on April 20, 2026
(date)
described project.
and has made the following determinations regarding the above

1. The project [❑■ will ❑ will not] have a significant effect on the environment.

2. ❑■ An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA. ❑ A Negative Declaration was prepared for this project pursuant to the provisions of CEQA.

3. Mitigation measures [❑■ were ❑ were not] made a condition of the approval of the project.

4. A mitigation reporting or monitoring plan [❑■ was ❑ was not] adopted for this project.

5. A statement of Overriding Considerations [] was ❑ was not] adopted for this project.

6. Findings [❑■ were ❑ were not] made pursuant to the provisions of CEQA.

This is to certify that the final EIR with comments and responses and record of project approval, or the negative Declaration, is available to the General Public at:

City of Hollister, 339 Fifth Street, Hollister, CA 95023 Signature (Public Agency): Title: Planning Manager
Date: Date Received for filing at OPR:

Authority cited: Sections 21083, Public Resources Code.

Reference Section 21000-21174, Public Resources Code. Revised 2011

STAFF REPORT

HOLLISTER CITY COUNCIL
MEETING DATE: April 20, 2026
REPORT # Community Development -2026-29
ITEM:AGENDA AN ORDINANCE APPROVING AMENDMENTS TO THE ZONING

ORDINANCE RELATED TO IMPLEMENTATION OF THE GOALS AND POLICIES OF THE CITY'S 6TH CYCLE HOUSING ELEMENT (ZOA 2026-1)
DEPARTMENT: Community Development
DEPARTMENT HEAD: Charles Wall, Parks and Recreation Director COUNCIL NEXT STEPS: Hold a public hearing and introduce an ordinance amending the Zoning Ordinance to implement the goals and policies of the City's 6th Cycle Housing Element.

DISCUSSION: The City Council will be reviewing the City's 6th Cycle Housing Element (2023-2031) during tonight's meeting. The Planning Commission reviewed the proposed amendments during a noticed public hearing on March 26, 2026. During the meeting, several people spoke against the proposed amendments. Concerns regarding these amendments were related to the zoning of specific properties and the increase in density required by the Housing Element. A video of the Planning Commission meeting is available online at https://pub-
hollistereescribemeetings.com/Meeting.aspx?Id=975a455d-1 d88-49d1-9249- cc854b064878&Agenda=Agenda&Ianq=English&Item=21 &Tab=attachments . Public comments start at hour 3 and 7 minutes.

At the meeting, the Planning Commission adopted Resolution No, 2026-5 recommending City Council approval of the proposed amendments and recommended that the City Council approve the proposed amendments (5-0-0).

The Housing Element contains a number of goals and policies that require amendments to the City's Zoning Ordinance. Because the City more than one year past the deadline for adoption of the Housing Element (December 15, 2023), the City is required to adopt several of the text and rezone amendments along with the Housing Element in order to achieve certification.

The City must amend the Zoning Ordinance to comply with the following Policies:
• Policy Action H1.3, 6th Cycle RHNA Strategy;
• Policy Action H2.1, Objective Design Standards;
• Policy Action H3.1, Variety of Housing Choices;
• Policy Action H3.8, Remove Development Constraints;
• Policy Action H5.2, Agricultural and Employee Housing; • Policy Action H5.7, Emergency, Transitional and Supportive Housing; • Policy Action H5.8, Housing for Persons with Disabilities; and • Policy Action H5.10, Residential Care Homes.

The proposed amendments are discussed in further detail below.

Chapter 17.04, Residential Zoning Districts
This Chapter is proposed to be amended to comply with the amended land use designations of the General Plan and the requirement for upzoning by the General Plan and Housing Element. The Zoning Districts have been updated to correctly reflect the density in the General Plan.

The Zoning Designations have been modified to remove R-2 (Two Unit Residential) and relocate these uses within the R-1 Zoning District (where duplexes and duets were already permitted). The R-3 (Medium Density Residential) Zoning District has been renamed to R -M (Medium Density Residential). The City's two high density zoning districts have been combined and renamed R -H (High Density) Zoning District.

A new Zoning Designation was added to the Zoning Ordinance. As required by the Housing Element, the R-MH (Mobile Home Park) Zoning District has been added for long- term living within a mobile home park (stays over 30 days). The City currently has one mobile home park (Mission Oaks) which is zoned RMH (Single Family Mobile Home) on the City's adopted Zoning Map. However, this zoning district is not mentioned in the Zoning Ordinance. The new R-MH Zoning District has been added to the Zoning Ordinance and includes the allowed density, purpose of the zoning district, development standards, and permitted and conditionally permitted uses.

Several uses were added to comply with the Housing Element and state law. Supportive and Transitional Housing have been revised so that they are a permitted use as required by state law and the Housing Element.

Table 17.04-2, Residential Development Standards, has been slightly modified to reflect the allowed residential densities as modified by the General Plan and Housing Element.

Minimum lot size and lot depth have been removed to both accommodate the density modifications, and to remove an outdated development standard. Additionally, lot coverage was increased in the R-OTM and R-OTH Zoning Districts to allow for an increase in density by the Housing Element. Height requirements and setbacks were modified for clarity and to ensure that an applicant can build a project that meets the required density. Density requirements have also been added to this Table to clearly show the allowed density for each district.

Language within the West Fairview Road (R-WF) Zoning District (Section 17.04.080) has been cleaned up for clarity.

Additionally, this Chapter has been modified to remove any subjective language so that the Ordinance complies with the Housing Accountability Act and the Housing Element.

Residential design standards were removed from this Chapter and relocated to Chapter

17.30, Design Standards, which is discussed in further detail below.

Residential open space standards were removed from this Chapter and relocated to a new section of the Zoning Ordinance so that all open space requirements for residential developments can be found in one location.

Chapter 17.04 is included as Exhibit A of Attachment 1.

Chapter 17.07, Mixed -Use Zoning Districts
Staff are proposing to remove the mixed -use zoning districts from the existing Chapter

17.08, Commercial Zone Land Use and Permit Requirements, in order to keep the different zoning designations separate.

This new Chapter has been written to include purpose, all zoning designations which are mixed -use, the characteristics of each zoning designation, permitted and conditionally permitted uses, and development standards.

Table 1T07-1, Mixed -Use Land Uses and Permit Requirements, is similar to the existing

17.08-1 Table. Slight modifications have been made to the table to change the APR (Administrative Permit Review) requirement to MCUP (Minor Conditional Use Permit), consistent with the modifications to the permitting chapters. Single Room Occupancy, Transitional, and Supportive Housing have been added as permitted uses consistent with State Law and the Housing Element. Residential uses have been added to the North Gateway Zoning District consistent with the requirements of the General Plan and Housing Element which have changed this designation to Mixed -Use.

Change proposed since Planning Commission:

The staff from the California Department of Housing and Community Development (HCD) have provided staff with a review checklist that they will use to evaluate the City's Rezone ordinance against to ensure compliance. Upon final review of the draft ordinance against this checklist, staff have proposed to add two notes to Table 17.07-1 regarding multifamily and mixed -use development on housing element sites, to ensure we are satisfying necessary legislative requirements. The notes are (4) and (5), and read as follows:
"(4) Mixed -Use Development on a site identified in the 6th Cycle Housing Element must include a minimum of 50% of the square footage of development as residential. (5) 100% multifamily residential projects are permitted by right on any site identified in the 6th Cycle Housing Element."
These obligations are required because the City is proposing less than 50% of our candidate sites on mixed -use designated properties.

Chapter 17.07 is included as Exhibit B of Attachment 1.

Chapter 17.08, Commercial Zoning Districts
As discussed above, the existing Chapter 17.08 has been modified to remove mixed -use zoning districts and relocate those zoning designations to their own chapter.

Slight modifications have been made to Table 17.08-1 (Land Uses and Permit Requirements) to change the APR (Administrative Permit Review) requirement to MCUP (Minor Conditional Use Permit), consistent with the modifications to the permitting

chapters. Additionally staff are proposing two permitting changes in the commercial land use table. Firstly, staff are proposing to change minor vehicle repair facilities from "not permitted" to "permitted" in the General Commercial Zoning District, due to many existing facilities being considered non -conforming, and permitting of new or transition of ownership of these existing facilities has proven problematic for these businesses.

Secondly, staff are proposing to change the requirement for an Administrative Permit Review for medical clinics and laboratories to a permitted -by -right use in both the Commercial Office and General Commercial zoning districts.

Design requirements were removed from this Chapter and relocated to Chapter 17.30, Design Standards, so all design standards can be located in one place.

Chapter 17.08 can be found in Exhibit C of Attachment 1.

Section 17.16.142, Open Space Requirements
Open space requirements refer to space within a residential development that is restricted for private use or public use (common open space). Currently, open space requirements are located within Chapters 17.04, Residential Zoning Districts, and 17.08, Commercial Zone Land Uses and Permit Requirements. Portions of the regulations conflict with one another as a result.

Staff is proposing to relocate all open space requirements to one Chapter within the Zoning Ordinance. This Section has been broken up by project type (Le. single family residential, multi -family residential, mobile home park, etc.), and the requirement for private and common open space has been clearly delineated.

Staff is proposing modifications to open space requirements in the City. The modifications are as follows:
• Downtown Mixed -Use Zoning District. Modify the requirement to remove the requirement for private open space and only require one major amenity for developments with 26-200 dwelling units and two major amenities for developments with 201 or more dwelling units. This requirement is proposed to be reduced because staff have observed that the current requirements impede the ability of a developer to construct residential dwellings in the downtown and provide the current amount of required square footage of private and common open space. The increase in density of the downtown will further exacerbate this problem. Furthermore, the Housing Element requires the City to remove obstacles to the construction of housing and staff have identified this a barrier. The proposed modification will still allow for an amenity to support the residents of the project in a more flexible way, and applicants are not prohibited from increasing the amount of open space over what will be required.
• Multi -Family Developments. Staff has broken up the requirements for open space into small scale (10 or fewer dwellings) and larger (11 or more) multi -family developments. This has allowed staff to lower the requirement for smaller multi- family developments which are often found on smaller parcels and are typically unable to meet the open space requirements.

• Mobile Home Park. Open space requirements have been added for mobile home parks and tailored to these unique developments.

This Section can be found in Exhibit D of Attachment 1.

Chapter 17.30, Desiqn Standards
The review of the design of a residential project is regulated by State legislation including Senate Bill 35 and Senate Bill 330. These Bills require residential projects to be reviewed against objective standards (meaning that no discretion is involved). Objective design standards are intended to be a predictable, easy to determine requirements that can be applied to a residential development.

The Planning Commission and City Council previously reviewed objective design standards (Chapter 17.30), however these standards were never adopted.

The City Council is reviewing Objective Design Standards for the Downtown Mixed -Use Zoning District at tonight's meeting. As a part of adopting this standalone document, the City must also remove any existing subjective language within the Zoning Ordinance.

Staff is proposing to remove all design requirements from the Residential, Mixed -Use and Commercial chapters and relocating the design requirements to Chapter 1730 so that all design requirements (with the exception of the DMU) are located together.

The existing (relocated) language has been slightly modified to clean up ambiguous language, remove conflicting requirements, and remove subjective language only. Staff have also grouped common requirements together to make the requirements more user- friendly. No significant modifications are proposed to the language which was relocated.

Staff is proposing to add new basic objective requirements for single-family residential units. Requirements for single family developments are the same as was previously reviewed by the Planning Commission and City Council.

The long-term goal for our design requirements is to locate all design requirements within one standalone document with updated and refreshed requirements and diagrams and pictures to assist the public. This Chapter is intended to be temporary and intended only to remove subjective language (as required) and put all applicable requirements together to make it easier to find for applicants, while we work on the remainder of the Zoning Ordinance and then the design standards for projects within the City.

Each Chapter discussed tonight refers to this Chapter in the development standards table to show where designers and applicants must look for additional information.

This Chapter is included as Exhibit E of Attachment 1.

FISCAL IMPACT: $0
PREVIOUS COUNCIL OR COMMISSION ACTION: On March 26, 2026 the Planning

Commission adopted Resolution No. 2026-5 recommending City Council approval of the proposed amendments and recommended that the City Council approve the proposed amendments (5-0-0).

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; therefore, the proposed amendments are not a project under CEQA and are exempt from further review (CEQA Guidelines, Section 15378).

ATTACHMENTS:

1. Ordinance amending the Zoning Ordinance related to implementation of the City's 6th Cycle Housing Element (ZOA 2026-1).

2. Planning Commission Resolution No. 2026-5 recommending City Council approval of the Zoning Ordinance Amendments (ZOA 2026-1).

ORDINANCE NO. XXXX

AN ORDINANCE OF THE CITY OF HOLLISTER APPROVING

AMENDMENTS TO THE ZONING ORDINANCE RELATED TO

IMPLEMENTATION OF THE GOALS AND POLICIES OF THE CITY'S
6TH CYCLE HOUSING ELEMENT (ZOA 2026-1)
WHEREAS, the City occasionally initiates an amendment to the Zoning Ordinance in order to clarify provisions of the Zoning Ordinance or to reflect current conditions in the City and to comply with state law; and
WHEREAS, the City is proposing to repeal and replace Chapters 17.04, Residential Zoning Districts, and Chapter 17.08, Commercial Zone Lane Use and Permit Requirements and replace with Chapter 1T04, Residential Zoning Districts, Chapter

17.07, Mixed -Use Zoning Districts, Chapter 17.08, Commercial Zoning Districts, Section

17.16.142, Residential Open Space Requirements, and Chapter 17.30, Design Standards; and
WHEREAS, the purpose of the proposed amendments is to comply with the Housing Accountability Act, remove subjective design standards, comply with state housing law, comply with the upzoning requirements of the City's 6th Cycle Housing Element and 2040 General Plan; and
WHEREAS, the proposed modifications further implement the Goals and Policies of the City's 6th Cycle Housing Element including Housing Element Policy Action H1.3, 6th Cycle RHNA Strategy; Policy ActionH2.1, Objective Design Standards; Policy Action H3.1, Variety of Housing Choices; Policy Action H3.8, Remove Development Constraints; Policy Action H5.2, Agricultural and Employee Housing; Policy Action H5.7, Emergency, Transitional and Supportive Housing; Policy Action H5.8, Housing for Persons with Disabilities; and Policy Action H5.10, Residential Care Homes; and WHEREAS, the Planning Commission held a duly noticed public hearing on March 26, 2026, and adopted Resolution No. 2026-5 recommending the adoption of Zoning Ordinance Amendment 2026-1 to the City Council; and
WHEREAS, on April 20, 2026, the City Council held a duly noticed public hearing to consider the adoption of Zoning Ordinance Amendment 2026-1; 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

Ordinance No. XXXX

ORDAIN AS FOLLOWS:

SECTION 1. Chapter 17.04, Residential Zoning Districts, is hereby repealed in its entirety and replaced with Chapter 17.04, Residential Zoning Districts (Exhibit A), attached to this ordinance and incorporated herein by this reference.

SECTION 2: Chapter 17.08, Commercial Zone Land Use and Permit Requirements, is hereby repealed in its entirety and replaced with Chapter 17.07, Mixed -Use Zoning Districts (Exhibit B) and Chapter 17.08, Commercial Zoning Districts (Exhibit C), attached to this ordinance and incorporated herein by this reference.

SECTION 3: Section 17.16.142, Residential Open Space Requirements is hereby added to the Zoning Ordinance, as attached to this ordinance as Exhibit D and incorporated herein by this reference.

SECTION 4: Chapter 17.30, Design Standards is hereby added to the Zoning Ordinance, as attached to this ordinance as Exhibit E and incorporated herein by this reference.

SECTION 5. 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 6. EFFECTIVE DATE. This ordinance shall take effect and be in force thirty (30) days from and after its final passage.

SECTION 7. 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 April 20, 2026 and ADOPTED as an ordinance of the City of Hollister at a regular City Council meeting on April 20, 2026 by the following vote:

AYES:

NOES:

ABSTAINED:

ABSENT:

Roxanne Stephens, Mayor

Ordinance No. XXXX

ATTEST: APPROVED AS TO FORM:

Lozano Smith Attorneys at Law
Jennifer Woodworth, MMC, City Clerk Jennifer P. Thompson, City Attorney I, JENNIFER WOODWORTH, MMC, City Clerk of the City of Hollister, do hereby certify that the attached Ordinance No. XXXX 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 April 20, 2026, 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 April 20, 2026.

Jennifer Woodworth, MMC
City Clerk of the City of Hollister

Ordinance No. XXXX

EXHIBIT A
Chapter 17.04 — Residential Zoning Districts

17.04.010 — Purpose
The purpose of this Chapter is to establish regulations which achieve the following:

A. Reserve adequate areas for residential living, including spaces for single-family and multi -family dwelling units to provide a variety of housing types within the City.

B. Ensure that land which is designated for residential uses are developed with residential dwelling units at a density which is consistent with the General Plan.

C. To preserve existing and new single-family residential neighborhoods.

D. To ensure adequate light, air, privacy, and open space for each dwelling.

17.04.020 — Residential Zoning Districts
The following residential zoning districts are located within the City of Hollister.

A. R -E (Residential Estate) District. The Residential Estate (R -E) Zoning District is intended to provide for very low intensity residential development on larger parcels located with the City's Sphere of Influence and where parcels are not served by City infrastructure. The R -E Zoning District is consistent with the Residential Estate (RE) land use category of the General Plan which allows 0.2 to 1 dwelling unit per gross acre.

B. R-1 (Low Density Residential) District. The Low Density Residential (R-1) Zoning District is intended for single-family neighborhoods which can include attached and detached single-family dwelling units, duplexes, duets and triplexes.

The R-1 Zoning District is consistent with the Low Density Residential (LDR) land use category of the General Plan which allows six (6) to ten (10) dwelling units per gross acre.

C. R-MH (Mobile Home Park) District. The Mobile Home Park (R-MHP) Zoning District is intended to provide land for longer term living, with stays greater than 30 days, in mobile and manufactured homes. This Zoning District is consistent with the Medium Density Residential land use category of the General Plan and allows 11 to 29 dwelling units per gross acre and the West Gateway land use designation.

R -M (Medium Density Residential) District. The Medium Density Residential (R - M) Zoning District provides for medium and medium- to high -density multi -family residential development. This can include townhomes, duplexes, duets, apartments, triplexes, and fourplexes and does not allow for new single family

Ordinance No. XXXX

(detached) residential dwellings. The R -M District is consistent with the Medium Density Residential land use category of the General Plan and allows 11 to 29 dwelling units per gross acre.

E. R -H (High Density Residential) District. The High Density Residential (R -H) Zoning District provides for high -density residential development at densities from 30 to 65 dwelling units per gross acre. This category provides opportunities for multi -family, high density residential development. The R -M Zoning District is consistent with the High Density Residential (HDR) land use category of the General Plan.

F. R-OTM (The Old Town Medium) District. The Old Town Zoning Districts (Medium and High) applies to the residential neighborhoods that include the original town of Hollister, as laid out by the San Justo Homestead Association, its early subdivisions, and adjacent older residential areas. Within this district are numerous lots of unusual size and shape, many of which were originally designed to accommodate stables, barns and other outbuildings. In addition, many areas of this district are occupied by a varied mix of residential types and densities. The majority of the housing stock was constructed prior to World War II. Some of the homes in this district are listed in the National Monterey Street Historic District. The Old Town Medium (R-OTM) Zoning District is consistent with the Medium Density Residential land use category of the General Plan with residential development densities from 11 to 29 dwelling units per gross acre. The Old Town Medium District provides for infill development of small lots with attached and detached single family dwellings (which meet density requirements), duplexes, duets, and multi -family dwellings.

G. R-OTH (The Old Town High) District. The Old Town High District is consistent with the description of the land within the R-OTM District, above. The Old Town High (R-OTH) Zoning District is intended for infill development or redevelopment of sites with high density, multi -family residential developments. The R-OTH District consistent with the High Density Residential land use category of the General Plan with 30 to 65 dwelling units per gross acre.

R-WF (West Fairview Road) District. The R-WF (West Fairview Road) District establishes zoning regulations for the area defined by the West Fairview Road Specific Plan. The West Fairview Road Specific Plan provides for comprehensive land use, circulation and infrastructure plans, development and design policies, housing strategies and implementation programs for guiding and ensuring the orderly development of the Plan area.

Ordinance No. XXXX

17.04.030 — Land Uses and Permit Requirements
Table 17.04-1 identifies the permitted and conditionally permitted uses of land for each residential zoning district within the City.

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Residential Uses
Accessory Structures —
Less than 16 feet in height
P
P
P
P
P
PP
P
Accessory Structures —
Greater than 16 feet in
height
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
Agricultural Employee
Housing
1-6 Employees
7 or More Employees
P
MCUP
P
MCUP
P
P
NP
NP
NP
NP
NP
NP
NP
NP
NP
NP
Apartments
NP
NP
NP
P
P
PP
P
Condominiums'
NP
NP
NP
P
P
PP
NP
Duets
NP
P
NP
P
P P P
P
Duplex3
NP
P
NP
P
P P P
P
Manager's Units
P
P
P
P
P
PP
P
Manufactured Home2
P
P
P
P
P
NP
P
P
Mobile Home2
P
P
P
P
P
NP
P
P
Mobile Home Parks
P
P
P
NP
NP
NP
NP
NP
Accessory Dwelling Unit
ADU
ADU
NP
ADU
ADU
ADU
ADU
ADU
Single -Family — Attached
NP
NP
NP
P
P
PP
NP
Single -Family — Detached
P
P
NP
P
P
NP
NP4
P
Triplex, Fourplex
NP
NP
NP
P
P
PP
P
Commercial Uses
Bed and Breakfast Inns
NP
NP
NP
NP
CUP
NP
CUP
NP
Animal Kennels and
Boarding
CUP
NP
NP
NP
NP
NP
NP
NP
Neighborhood Market
CUP
CUP
CUP
CUP
CUP
CUP
CUP
NP
Services, Public and Semipublic
Ambulance Services
NP
NP
NP
NP
NP
NP
NP
NP
Clubs and Lodges
CUP
CUP
NP
NP
CUP
NP
CUP
NP
Community Care Facility
6 or Fewer
7 or More
P
CUP
P
CUP
NP
NP
P
CUP
P P P
CUP
CUP
CUP
P
CUP
Cultural Institutions
CUP
MCUP
NP
NP
CUP
NP
CUP
NP
Child Day Care Centers
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP

Ordinance No. XXXX

35 z�?7� ≥•Z. <<33t s. �� 42s. �§, .', d, .\�§2.
<, . t ikt. .
. e. .3 4 +

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it ?3 �§
\ Z� , z.r3
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e \ 1, „
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r, i \
�}. �,
2� „�
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� ₹14 ii � �
4 , 7 : z
`\ I
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2s, . '� Z �/

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24�3�ii% ,g. t ? l

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`it, i. .t

Residential Uses
Family Day Care
P
P
P
P
P
PP
P
Medical Services - Hospital
CUP
CUP
NP
NP
NP
NP
NP
NP
Parks and Recreation
Facilities
CUP
CUP
NP
CUP
CUP
CUP
CUP
CUP
Public Utility or Safety
Facilities
CUP
CUP
NP
CUP
CUP
CUP
CUP
CUP
Religious Assembly
P
P
NP
P
P
P
P
P
Supportive Housing
P
P
P
P
P
PP
P
Transitional Housing
P6
P6
P6
P6
P6
P6
P6
P6
Schools
College and University
Primary
Secondary
Specialized Education
and Training
Vocational and Trade
NP
CUP
CUP
NP
NP
NP
CUP
CUP
NP
NP
NP
NP
NP
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
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.

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

MCUP
Minor Conditional Use Permit required with approval by
the Community Development Director with review by the
Development Review Committee (DRC).

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 in all residential zoning districts with the exception of homes in the R-MH (Mobile Home Park) District. Mobile and/or manufactured homes 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.

Ordinance No. XXXX

(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 in accordance with Chapter 17.112, Nonconforming Uses and Structures.
(5) A Manager's Unit is required to support all multi -family residential developments with 25 or more dwelling units. A Manager's Unit is not calculated as part of the density of the site.
(6) Transitional Housing shall be permitted in any zoning district where residential uses are allowed and shall be subject to the requirements of other residential uses of the same type in the same zoning district.

17.04.040 — Development Standards
Table 17.04-2 identifies the development standards for all residential zoning designations, with the exception of the R-WF (West Fairview Road) Zoning District standards which can be found in Section 17.04.050.

Table 17.04-2 — Residential Development Standards
,, %, s;v
Lot Dimensions
Minimum Lot
Width
60 Feet
50 Feet
50 Feet
60 Feet
50 Feet
60 Feet
50 Feet
Density
Density (per
gross acre)

0.2 to 1
DU/A
6 to 10
DU/A
11 to 29
DU/A
11 to 29
DU/A
11 to 29
DU/A
30 to 65
DU/A
30 to 65
DU/A
Coverage
Lot
Coverage
(Maximum)
40%
50%
60%
50%
50%
60%
60%
Height
Building
Height
30 Feet
30 Feet
35 Feet
35 Feet
30 Feet
60 Feet
50 Feet
Accessory
Structure
Height
16 Feet
or up to
Building
Height
16 Feet
or up to
Building
Height
16 Feet
or up to
Building
Height
16 Feet
or up to
Building
Height
16 Feet
or up to
Building
Height
16 Feet
or up to
Building
Height
16 Feet
or up to
Building
Height

Ordinance No. XXXX

with CUP
with CUP
with CUP
with CUP
with CUP
with CUP
with CUP
Setbacks
Front Yard
Residenc
e: 18
Feet
Garage:
20 Feet
Residenc
e: 18
Feet
Garage:
20 Feet
15 Feet
15 Feet
15 Feet
15 Feet
15 Feet
Side Yard
Interior Lot
6 Feet
6 Feet
10 Feet
10 Feet
5 Feet
10 Feet
10 Feet
Side Yard
Corner Lot
14 Feet
14 Feet
10 Feet
10 Feet
10 Feet
10 Feet
10 Feet
Rear Yard
20 Feet
15 Feet
15 Feet
10 Feet
to
property
line or if
adjacent
to an
alley,15
Feet to
the
centerline
10 Feet
to
property
line or if
adjacent
to an
alley,15
Feet to
the
centerline
10 Feet
to
property
line or if
adjacent
to an
alley,15
Feet to
the
centerline
10 Feet
to
property
line or if
adjacent
to an
alley,15
Feet to
the
centerline
Additional Standards
Common
Usable Open
Space
See Section 17.16.142
Design
Standards
See Chapter 17.30
Landscaping
See Section 17.16.080
Parking
See Chapter 17.18

17.04.060 — West Fairview Road (R-WF) Zoning District
A. Purpose. It is the intent of the West Fairview Road Specific Plan to provide for a residential community utilizing a variety of housing types and densities.

Regulations for development and improvements within the R-WF Zoning District can be found in the West Fairview Road Specific Plan, adopted by the City Council on February 17 and March 16, 1998, and as amended, as well as in subsection (B) below.

B. Development Standards. Development and improvements within the West Fairview Zoning District shall comply with the adopted Specific Plan, as amended, and the following requirements. The development standards are broken up by size of lot which is based on the average lot size within each development.

Table 17.04-6 West Fairview Road Development Standards

Ordinance No. XXXX

- m
Lot Dimensions
IN
Minimum Lot
Size
20,000 Sq. Ft.
6,000 Sq. Ft.
5,000 Sq. Ft.

N/A
Setbacks
Front
25 ft.
18 ft., 20 ft. to
garage, 20 ft.
average
15 ft. to
structure, 20 ft.
to garage
15 Feet
Side Interior
Lot
10 Feet
6 Feet
5 Feet
10 Feet
Side Corner
Lot
15 Feet
15 Feet
15 Feet
10 Feet
Rear
25 ft.
15 ft., 20 ft.
average
15 ft.
10 Feet
Coverage
Site
Coverage
30% maximum
40% maximum
50% maximum
50%
Height
Height Limits
30 Feet
30 Feet
30 Feet
40 Feet
Accessory
Structure
Height
16 Feet
16 Feet
16 Feet
16 Feet
Other Standards
Parking
Required
2 Car garage (3
car garage
maximum)
2 Car Garage
2 Car Garage
Chapter 17.18
Landscaping
See Specific Plan
Common
Usable Open
Space
See Section17.16.142

Ordinance No. XXXX

EXHIBIT B
Chapter 17.07 — Mixed -Use Zoning Districts

17.07.010 — Purpose
The purpose of this Chapter is to establish regulations which achieve the following:

A. Provide space within the City that promotes mixed -use developments to provide commercial uses and services to meet the needs of the residents in the surrounding area.

B. Ensure high standards of site planning and landscape design for mixed -use developments.

C. Ensure that new structures, redevelopment of an existing structure, or projects located within the West Gateway, Downtown Mixed -Use, and Neighborhood Mixed -Use Zoning Districts 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.

D. Ensure that the residential portion of new mixed -use or redeveloped structures comprises at least 50 percent of the floor area of all uses combined and meet the required residential density of the land use in the General Plan and Zoning Ordinance
E. Ensure projects are designed so that they do not create noise, traffic or privacy impacts on adjacent residential properties.

17.07.020 — Mixed -Use Zoning Districts
The following mixed -use zoning districts are located within the City of Hollister.

A. DMU (Downtown Mixed -Use) District. The Downtown Mixed -Use (DMU) Zoning District provides for a vertical or horizontal combination of commercial and residential uses around the central core of the community. The designation is intended to encourage ground floor, pedestrian friendly, retail sales and service uses with upper floors of office and residential uses. The DMU District is a unique destination with restaurants, theaters, boutique retail, neighborhood convenience stores, specialty stores, medical and dental offices, and residential uses. New projects or the redevelopment of existing structures shall include a mixture of commercial and high -density residential uses with at least 50 percent of the total floor area to be dedicated to residential space. The DMU Zoning District is

consistent with the Downtown Commercial and Mixed Use (DMU) land use category of the General Plan which allows 30 to 125 dwelling units per gross acre.

B. NMU (Neighborhood Mixed -Use) District. The Neighborhood Mixed -Use (NMU) Zoning District provides for pedestrian -oriented commercial uses of low intensity and of a neighborhood character which serves the convenience commercial and service needs of nearby residents. New projects or the redevelopment of existing structures shall include a mixture of commercial and high -density residential uses with at least 50 percent of the total floor area to be dedicated to residential space.

The NMU Zoning District is consistent with the Mixed -Use Commercial and Residential (MU) land use category of the General Plan which allows 30 to 65 dwelling units per gross acre.

C. NG (North Gateway) District. The North Gateway (NG) Zoning District is intended to encourage large-scale retail commercial uses, office park, and service -oriented businesses along the north entrance to Hollister along the Highway 25 and San Felipe Road corridors. The North Gateway District provides an opportunity for the assembly of larger parcels for the development of larger retail commercial, mixed - use and/or office park uses on an entry boulevard to the City that is not available in most other commercial Zoning Districts in Hollister. Mixed -uses are allowed within this Zoning District but are not required. The NG Zoning District is consistent with the North Gateway Commercial (NG) land use category of the General Plan which allows 30 to 65 dwelling units per gross acre. Development within the NG must also conform to the design guidelines for Special Planning Areas in the General Plan.

D. WG (West Gateway) District. The West Gateway (WG) Mixed -Use Zoning District provides for a series of parcels with neighborhood commercial and multifamily residential uses as a retail -oriented entry boulevard at the west entrance to the city of Hollister near the San Benito River. The designation is intended to provide convenience services to regional traffic on Highway 156, encourage community shopping, retail and offices with medium to high density residential uses. New projects or the redevelopment of existing structures shall include a mixture of commercial and high -density residential uses with at least 50 percent of the total floor area to be dedicated to residential space. The WG Zoning District is consistent with the West Gateway Mixed Use (WG) land use category and the West Gateway Special Planning Area of the General Plan which allows 30 to 65 dwelling units per gross acre. Development within the WG must also conform to the design guidelines for Special Planning Areas in the General Plan.

17.07.030 — Land Uses and Permit Requirements
Table 17.08-1 identifies the permitted and conditionally permitted uses of land for each commercial zoning district within the City.

Table 17.07-1 — Mixed -Use Land Uses and Permit Requirements 57 5 577 5 577 5 577 5 577 5 577 5 577 5 577 5 577 5 577 5 577 5 577 5 577 5 577 5 577 5 577 5 57\\ �FS, 4�?.2+Z c?Z c?Z c?ti Q?Z c?Z 2+ } c?Z c?Z c?Z c?Z c?Z c?Z c?Z c?Z w3 . �T � � 25�zrZ" l� �. �7 � � i t. l�i . //il 6`••s
}� t`1i P��Fr '.'zS� t�/� ���}S:{/� \ n l �1} � 2'S 1, l'i 1 ti ?i Y.S<��?��e�����?���•.ti
.. `� J I � 'S , "Pr3
%��1
ii n, � �3,� } ��
� "
ti44t 5 577 5 577 5 577 5 577 5 577 5 577,
�'l \ �Z 2+Z 2�\ c?Z c?Z ��
,� � 'S .. P SS S
l i\ "i 1 \ 4S 9 a £�l
4 ,. �. �`�1? �.1� S. //
eS. '��}Y;
� �E �"
I,z�.. 4�, � , � , � , � , � .
^, ZSl} �S4 ? y ly 1 8�
T {� {,J :, ��} Jr,
'1 �� 2 .?1" .
� 'i�J � { , �,•.1 {gS �.

Commercial Uses
24 Hour Operations
CUP
CUP
CUP
CUP
Alcohol Sales (Retail)
CUP
CUP
CUP
CUP
Ambulance Services
CUP
MCUP
MCUP
MCUP
Ancillary Deli or Cafe
P
P
P
P
Animal Kennels or Boarding
NP
CUP
CUP
CUP
Animal Sales and Services
NP
P
MCUP
P
Animal Veterinary Clinics and
Hospitals
CUP
MCUP
MCUP
MCUP
Artists' Studios
P
P
P
P
Automated Teller Machine
MCUP
MCUP
MCUP
MCUP
Bail Bonds
CUP
NP
CUP
NP
Bars and Night Clubs
CUP
CUP
CUP
CUP
Bed and Breakfast Inns
CUP
CUP
CUP
CUP
Building Material Store
Indoor
Ancillary Outdoor
Storage/Display
P
P
P
CUP
P
CUP
P
CUP
Business Support Services
P
P
P
P
Catering Services
P
P
P
P
Commercial Filming
P
P
P
P
Commercial Recreation
Minor
Major
Outdoor
MCUP
CUP
CUP
MCUP
CUP
CUP
MCUP
CUP
CUP
MCUP
CUP
CUP
Donation Kiosk
NP
MCUP
MCUP
MCUP
Drive-Thru Service and Sales
CUP
CUP
CUP
CUP
Equipment Sales, Services,
and Rentals — Indoor
NP
P
P
P
Farm Equipment Sales and
Supplies — Indoor
NP
P
P
P
Financial Services
P
P
P
P
Fuel and Ice Dealers
NP
CUP
CUP
CUP
Funeral Services
CUP
CUP
CUP
CUP
Hotels and Motels
CUP
CUP
P
CUP
Laundries and Dry -Cleaning
Plants
CUP
CUP
CUP
CUP

Ordinance No. XXXX

t�c:�Y;``c �cs,�ic` cs,�c `cs�c `cs�c `cs�
Laundromat
' `cs�c `cs�c`csitt24�14'�ri'7ric'trrsic'trr,ic'trr,ic'7rric't�c'trr NP
P
s. ss. s. s. s..s..s.=.¢Fi`�'`ic`
P
'� ii22. � 2'�z
P
Live Entertainment (Excluding
Adult Entertainment)
MCUP
MCUP
MCUP
MCUP
Live -Work Units
One to Two Units
Three or More Units
P
MCUP
P
MCUP
NP
MCUP
P
MCUP
Nursery
P
P
P
P
Offices
Business and Professional
Office Parks
P
NP
P
NP
P
P
P
NP
Pawn Shop
NP
CUP
NP
NP
Personal Services
P
P
P
P
Personal Improvement
Services
P
P
P
P
Printing and Publishing
Limited
Unlimited
P
NP
P
NP
P
CUP
P
CUP
Recreational Vehicle Parks (1)
NP
NP
CUP
NP
Recycling Facilities
Minor
Ma:or
MCUP
CUP
MCUP
CUP
MCUP
CUP
MCUP
CUP
Repair and Maintenance —
Consumer Products
CUP
CUP
MCUP
CUP
Research and Development
NP
NP
CUP
CUP
Restaurant
Restaurant
With Drive-Thru or Drive-
In
With Outdoor Dining
P
NP
MCUP
P
CUP
MCUP
P
CUP
MCUP
P
CUP
MCUP
Retail Sales
Indoor
With Outdoor Display
and/or Storage
P
NP
P
CUP
P
CUP
P
CUP
Secondhand or Consignment
Stores
P
P
NP
P
Shopping Centers
NP
P
P
P
Tasting Room
P
P
P
P
Tattoo or Body Piercing
Parlors
P
P
NP
P
Wholesale Bakery
NP
NP
CUP
NP
Vehicle Related Sales and Services
Brokerage
P
P
P
P
Car Wash, Detailing
NP
CUP
CUP
CUP
Service Stations
NP
CUP
CUP
CUP

Ordinance No. XXXX

t�c� `���c `�Csi�c Csi�c `�Csi�c `�Csi�c �Cs�
Vehicle Repair Facility 2
Minor
Major
'� `�Csi�c `�Csi�c `QCs,tt24�S4''1'ss�7tiss�7tiss�7tiss�7tiss�7tiss�7�ss��f l`z�;{}c
z)�T
tu},°7?se> } li'�1}lr?2+ •. .,
�,:`�. '. P�22zz2.
3,�'„ �c Csi�c z2,si�c t��c,.
t',S\
NP
NP
NP
NP
MCUP
CUP
CUP
CUP
Vehicle Sales3
Indoors
Outdoors
MCUP
NP
P
NP
P
CUP
P
NP
Vehicle Storage
NP
NP
NP
NP
Public and Semipublic Uses
Assembly Uses
CUP
CUP
CUP
CUP
Clubs and Lodges
CUP
CUP
CUP
CUP
Cultural Institutions
MCUP
MCUP
CUP
MCUP
Day Care
MCUP
MCUP
MCUP
MCUP
Government Offices
P
P
P
P
Medical Services
Clinics and Laboratories
Extended Care
Hospital
P
CUP
NP
P
CUP
CUP
P
CUP
CUP
P
CUP
CUP
Park and Recreation Facilities
CUP
CUP
CUP
CUP
Public Safety Facilities
MCUP
MCUP
P
MCUP
Religious Assembly
CUP
CUP
CUP
CUP
Residential Uses
Caretaker and Employee
Housing
P
P
P
P
Community Care Facility
6 or Fewer
7 or More
P
CUP
P
MCUP
P
MCUP
P
MCUP
Emergency Shelter
NP
CUP
P
P
Family Day Care
P
P
P
P
Mixed -Use Development(4)
P
P
P
P
Multifamily(5)
P
P
P
P
Single -Family Detached
NP
NP
NP
NP
Single -Family Attached
P
P
P
P
Single Room Occupancy
P
P
P
P
Supportive Housing
P
P
P
P
Transitional Housing
P
P
P
P
Telecommunications
Telecommunication Facilities
See Chapter 17.22
Cannabis Facilities
Cannabis Cultivation
NP
NP
CUP
CUP
Cannabis Delivery
NP
NP
CUP
CUP
Cannabis Dispensary
NP
NP
CUP
CUP
Cannabis Distribution
NP
NP
CUP
CUP
Cannabis Manufacturing
NP
NP
CUP
CUP

Ordinance No. XXXX

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.

CUP
Conditional Use Permit required with review by the
Planning Commission
MCUP
Minor Conditional Use Permit required with approval by the Community Development Director with review by the
Development Review Committee (DRC).

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 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.
b. 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.
c. Visible off-street parking shall be limited to a 20 -minute loading zone for customer pick-up/drop off and employee parking.
d. The facility shall not share a boundary with property located in a Residential Zoning District or a hotel/motel.
e. 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) Outdoor vehicles sales shall not be permitted within the Downtown Hollister Historic District or the Monterey Street Historic District. (4) Mixed -Use Development on a site identified in the 6th Cycle Housing Element must include a minimum of 50% of the square footage of development as residential. (5) 100% multifamily residential projects are permitted by right on any site identified in the 6th Cycle Housing Element.

Ordinance No. XXXX

17.07.040 — Development Standards
Table 17.07-2 identifies the development standards for all mixed -use zoning designations.

Table 17.07-2 — Mixed -Use Development Standards
Height
Maximum Height
75 Feet
50 Feet'
50 Feeti
50 Feet'
Density
Density
30 -125
DU/A
30-65
DU/A
30-65
DU/A
30-65
DU/A
Floor Area Ratio (FAR)
Maximum FAR

3.0 3.0

2.0 3.0
Minimum Landscaping3
Parcels less than 15,000 sq. ft.
0%
10%
10%
10%
Parcels 15,001 sq. ft. or more
0%
5%
5%
5%
Additional Standards
Common Usable Open Space
See Section 17.16.142
Design Standards
See Sections 17.30.040 and 17.30.050
Landscaping
See Section17.16.080
Parking
See Chapter 17.18
Notes:
(1) Structures shall not intercept a 45 -degree inclined plane inward from a height of ten feet above existing grade at a residential district boundary line. Single story structures and ground level parking may encroach a maximum of five feet into required side and rear yards.
(2) Up to 20 percent of the required landscaping can be credited from outdoor seating areas and shaded dedicated pedestrian walks through parking areas.

Ordinance No. XXXX

EXHIBIT C
Chapter 17.08 — Commercial Zoning Districts

17.08.010 - Purpose
The purpose of this Chapter is to establish regulations which achieve the following:

A. Ensure new commercial development and redevelopment enhances the surrounding area as well as the City.

B. Ensure high standards of site planning and landscape design for commercial developments.

C. Provide adequate space within the City to allow for small-scale and large-scale retail and services to meet the needs of the City's residents.

D. Ensure adequate parking to support all uses within a building or center.

17.08.020 — Commercial Zoning Districts
The following commercial zoning districts are located within the City of Hollister.

A. CO (Commercial Office) District. The Commercial Office (CO) Zoning District is intended for commercial areas characterized by administrative, executive, medical, dental, and business offices, and similar uses. The CO Zoning District is consistent with the General Commercial land use category of the General Plan.

B. GC (General Commercial) District. The General Commercial (GC) Zoning District provides for a variety retail, service and automotive services to provide for the residents of the City. The GC Zoning District is consistent with the General Commercial land use category of the General Plan.

17.08.030 — Land Uses and Permit Requirements
Table 17.08-1 identifies the permitted and conditionally permitted use of land for each commercial zoning district within the City.

Table 17.08-1 Commercial Land Uses and Permit Requirements Commercial Uses
24 Hour Operations
Adult Entertainment Establishment
CUP
NP
CUP
NP

Ordinance No. XXXX

Alcohol Sales (Retail)
NP
CUP
Ambulance Services
CUP
CUP
Ancillary Deli or Cafe
CUP
P
Animal Kennels or Boarding
NP
APR
Animal Sales and Services
NP
APR
Animal Veterinary Clinics and Hospitals
CUP
CUP
Artists' Studios
APR
P
Automated Teller Machine
APR
APR
Bail Bonds
NP
CUP
Bars and Night Clubs
NP
CUP
Bed and Breakfast Inns
CUP
CUP
Building Material Store
Indoor
Ancillary Outdoor Storage/Display
NP
NP
P
CUP
Business Support Services
CUP
P
Catering Services
NP
P
Commercial Filming
P
P
Commercial Recreation
Minor
Major
Outdoor
APR
CUP
CUP
APR
CUP
CUP
Donation Kiosk
NP
APR
Drive-Thru Service and Sales
NP
CUP
Equipment Sales, Services, and
Rentals — Indoor
NP
P
Farm Equipment Sales and Supplies —
Indoor
NP
P
Financial Services
P
P
Fortunetelling
P
P
Fuel and Ice Dealers
NP
CUP
Funeral Services
CUP
CUP
Hotels and Motels
NP
P
Laundries and Dry -Cleaning Plants
CUP
CUP
Laundromat
NP
P
Live Entertainment (Excluding Adult
Entertainment)
NP
MCUP
Nursery
NP
P
Offices
Business and Professional
Office Parks
P
NP
P
NP
Pawn Shop
NP
CUP
Personal Services
P
P
Personal Improvement Services
P
P

Ordinance No. XXXX

Printing and Publishing
Limited
Unlimited
APR
NP
P
CUP
Recycling Facilities
Minor
Ma:or
APR
CUP
APR
CUP
Repair and Maintenance — Consumer
Products
APR
APR
Research and Development
NP
NP
Restaurant
Restaurant
With Drive-Thru or Drive -In
With Outdoor Dining
CUP
NP
NP
P
CUP
APR
Retail Sales
Indoor
With Outdoor Display and/or
Storage
P
NP
P
CUP
Secondhand or Consignment Stores
NP
P
Shopping Centers
NP
P
Tattoo or Body Piercing Parlors
P
P
Wholesale Bakery
NP
CUP
Vehicle Related Sales and Service
Brokerage
P
P
Car Wash, Detailing
NP
CUP
Service Stations
NP
CUP
Vehicle Repair Facility'
Minor
Major
NP
NP
P
NP
Vehicle Sales
Indoors
Outdoors
NP
NP
P
NP
Vehicle Storage
NP
NP
Public and Semipublic Uses
Assembly Uses
NP
CUP
Clubs and Lodges
CUP
CUP
Cultural Institutions
CUP
CUP
Day Care
MCUP
MCUP
Government Offices
P
P
Medical Services
Clinics and Laboratories
Extended Care
Hospital
P
CUP
NP
P
CUP
CUP
Park and Recreation Facilities
CUP
CUP
Public Safety Facilities
P
P

Ordinance No. XXXX

Tasting Room
NP
P
Residential Uses
Caretaker and Employee Housing
CUP
CUP
Emergency Shelter
NP
CUP
Telecommunications
Telecommunication Facilities
See Chapter 17.22
Cannabis Facilities
Cannabis Cultivation
NP
NP
Cannabis Delivery
NP
NP
Cannabis Dispensary
NP
NP
Cannabis Distribution
NP
NP
Cannabis Manufacturing
NP
NP
Cannabis Nursery
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 assure that the use complies with applicable federal, state and local requirements. All new uses require a Zoning Approval prior to occupancy.

CUP
Conditional Use Permit required with review by the Planning Commission MCUP
Minor Conditional Use Permit required with approval by the Community Development Director with review by the Development Review Committee (DRC).

NP
Not Permitted
Notes:
(1) Allowed subject to -the following requirements:
(a) 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.
(b) 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.
(c) Visible off-street parking shall be limited to a 20 -minute loading zone for customer pick-up/drop off and employee parking.
(d) The facility shall not share a boundary with property located in a Residential Zoning District or a hotel/motel.

Ordinance No. XXXX

17.04.040 - Development Standards
Table 17.08-2 identifies the development standards for all residential zoning designations.

Table 17.08-2 Commercial Development Standards
Lot Characteristics
Lot Size —Minimum
7,500 sq. ft.
7,500 sq. ft.

Lot Width —Minimum
75 ft.
75 ft.

Lot Depth —Minimum
100 ft.
100 ft.

Lot Frontage —Minimum
50 ft.
50 ft.

Setbacks
Front Yard
10 ft.
0 ft.

Side Yard Interior Lot
0 ft
0 ft.

Side Yard Corner Lot
10 ft.
0 ft.

Rear Yard
10 ft.
0 ft.

Height
Maximum Height
30 ft.
50 ft.

Lot Coverage
Maximum FAR

0.3 2.0
Minimum Landscaping2
Parcels less than 15,000 sq. ft.
5%
10%
Parcels 15,001 sq. ft. or more
5%
5%
Additional Standards
Design Standards
See Chapter 17.30
Landscaping
See Section 17.16.080
Parking
See Chapter 17.18
Notes:
(1) Structures shall not intercept a 45 -degree inclined plane inward from a height of ten feet above existing grade at a residential district boundary line. Single story structures and ground level parking may encroach a maximum of five feet into required side and rear yards.
(2) Up to 20 percent of the required landscaping can be credited from outdoor seating areas and shaded dedicated pedestrian walks through parking areas.

Ordinance No. XXXX

EXHIBIT D

17.16.142 — Residential Open Space Requirements
A. Definitions. For the purposes of this Section, the following definitions shall apply.

1. Common Open Space. Common open space shall refer to a centralized, contiguous area that is improved for passive or active open space with a plan for encouraging community interaction. Common open space may include indoor recreation facilities, such as a gym or pool; rooftop gardens; basketball or play courts; or landscaped areas which are accessible to all residents of the development. Common open space is required to be privately maintained. Landscaping and walkways between buildings and parking areas shall not be included as common open space.

2. Minor Amenity. Minor amenities are small-scale indoor or outdoor area(s) which provide recreational opportunities for the residents of smaller scale multi -family developments. Minor amenities include children's play areas; picnic and barbeque areas; multi -use play areas; a spa or sauna; common remote workspace offices; common commercial shared kitchen; or similar smaller -scale amenities.

3. Major Amenity. A major amenity is required to provide recreational opportunities for larger residential developments. Major amenities are intended to provide community gathering areas and include, but are not limited to recreation buildings; swimming pools with eating areas (indoor or outdoor); play courts such as tennis, baseball, and handball courts; gyms; child care facilities; community gardening spaces; gathering spaces which may be located on a rooftop, outside, or inside the building and must include a minimum of three of the following: garden space, commercial kitchen or BBQ areas with eating spaces, workspace areas for remote work, opportunities for play, common seating areas for relaxing or conversations, fire pits, or similar spaces which provide space for residents to work, play or relax; and other amenities appropriate to serve the residents as determined by the city to foster a sense of place and community.

4. Private Open Space. Private open space shall refer to area which is accessible only to the residents of a single unit. Private open space can include decks, balconies, porch areas, and roof gardens in addition to private rear yards at ground level. Private open space at ground level shall have no dimension of less than ten feet. Private open space in the form of a balcony or roof garden shall have no dimension of less than six feet.

Private open space shall not include enclosed side yards with dimensions of less than ten feet, unenclosed side yards, or front yards.

Ordinance No. XXXX

B. R -E and R-1 Open Space Requirements. The following requirements apply to developments in the Residential Estate (R -E) and Low Density Residential (R-1) Zoning Districts:

1. Private Open Space. 1,000 sq. ft. at ground level at the same grade (excluding retaining walls) per unit.

2. Common Open Space. Common open space is not required in the R -E or R-1 Zoning Districts. However, the requirement for private open space may be reduced to zero if common open space is provided which is equal to 1,000 sq. ft. per dwelling unit.

C. All other Single -Family and Duplexes. All other properties, other than those in the R -E or R-1 Zoning Districts, which include attached or detached single-family dwellings(s), duplexes, or duets (both existing and proposed) shall conform to the following requirements:

1. Private Open Space. 1,000 sq. ft. at ground level at the same grade (excluding retaining walls) per unit.

2. Common Open Space. Common open space is not required for single family attached, single family detached, duplex, or duet development.

However, the requirement for private open space may be reduced to zero if common open space is provided which is equal to 1,000 sq. ft. per dwelling unit.

D. DMU Zoning District. Multi -family residential or mixed -use developments located within the Downtown Mixed -Use (DMU) Zoning District are subject to the following requirements:

1. Objective Design Standards. The design of any project within the DMU shall follow the City's adopted Objective Design Standards (ODS) which includes requirements for the location and design of private and common open space; however, no specific square footage of private or common open space is required within the DMU.

2. Common Open Space. Multi -family residential developments with 26-200 dwelling units are required to provide one (1) major amenity which is available to all residents of the development. Developments with 201 or more residential dwellings are required to provide two (2) major amenities.

For properties within the DMU, there is no minimum area (square footage) required to be dedicated to a major amenity.

E. Small -Scale Multi -Family Developments. Multi -family developments with ten (10) or fewer residential dwelling units (excluding Accessory Dwelling Units) shall conform to the following requirements:

Ordinance No. XXXX

1. Private Open Space. Each dwelling unit shall be provided with a minimum of 250 sq. ft. of private open space if provided at ground level or a minimum of 64 sq. ft. of open space if provided in the form of a balcony.

2. Common Open Space. Not required.

F. All Other Multi -Family Developments. The following open space requirements are provided for all other multi -family residential developments, which were not included in any Section above and have more than 11 dwelling units.

1. Private Open Space. Each dwelling unit shall be provided with a minimum of 64 sq. ft. of private open space.

2. Common Open Space. Common open space shall be provided in the amount necessary to facilitate the inclusion of amenities for the multifamily development as described below:
a. Minor Amenities for Developments with 11 - 25 Multi -Family Units. Multi -family developments with 11 to 25 dwelling units are required to provide a minor amenity within a common open space.

These developments must have a minimum of 400 sq. ft. of common open space to accommodate the minor amenity with a minimum dimension of 15 feet.
b. Major Amenities for Developments with 26 or More Multi -Family Units. For projects which contain between 26-200 multi -family dwelling units, a minimum of one major amenity shall be provided.

Two major amenities shall be provided for projects with 201 or more units.

G. Mobile Home Park. The following open space requirements are required for all mobile and/or manufactured home developments which are zoned Mobile Home Park (R-MH) Zoning District:

1. Private Open Space. Each dwelling unit shall be provided with a minimum of 100 sq. ft. of private open space. Parking spaces are not counted towards the required open space.

2. Common Open Space. Common open space shall be provided in the amount necessary to facilitate the inclusion of amenities for the development as described below:
c. Minor Amenities for Developments with 25 or Fewer Units.

Manufactured home/mobile home developments with 25 or fewer dwelling units are required to provide a minor amenity within a common open space. These developments must have a minimum of 400 sq. ft. of common open space to accommodate the minor amenity with a minimum dimension of 15 feet.

Ordinance No. XXXX

d. Major Amenities for Developments with 26 or More Units. For projects which contain between 26-200 dwelling units, a minimum of one major amenity shall be provided. Two major amenities shall be provided for projects with 201 or more units.

G. Mixed Housing Type Development. For projects which include a mixture of unit types, each unit type shall be provided with the required private and common open space for each type of unit as discussed above. For projects which include multi- family dwelling units in addition to single-family or duplexes, any required common open space may be provided as space in a dedicated park land area pursuant to Chapter 16.55 and dedicated to the city for maintenance purposes as deemed appropriate by the city. Where the number of units requires a major or minor amenity, the amenity shall also be provided within the development.

H. Mixed -Use Development. For the purposes of this chapter, mixed -use development shall follow the standards for All Other Multi -family Developments, described in Subsection (F) for the residential units within the project.

Park Dedication and Fees. All requirements of Chapter 16.55 Park and Recreation Area Dedication and Fees must be met.

Ordinance No. XXXX

EXHIBIT E

17.30 Design Standards

17.30.010 Purpose
The purpose of this Chapter is to establish objective design standards to guide the design of new residential developments in the City to:

A. Promote visual interest in the City's residential developments.

B. Ensure projects enhance their sites and the surrounding area.

C. Ensure multi -family dwellings are designed for activation of the street on which they are located.

D. Enhance the architectural character and scale of neighborhoods.

E. Enhance the visual quality of the City through well designed projects.

F Encourage the development of neighborhoods that provide a high -quality living environment.

G. Enhance property values within the City.

17.30.020 Design Standards for Single Family Detached and Duets The following design standards shall apply to the new construction of single family detached and duets dwelling units (as defined under 17.02.020, Definitions), on any lot where these uses are a permitted or conditionally permitted use. For properties which are located within the Old Town Zoning District, all development shall conform to the guidelines included in Section 17.04.050, Old Town Zoning District Supplemental Design Standards, of the Zoning Ordinance. Where any design standards in the Zoning Ordinance conflict with the design standards established by this Chapter, this Chapter shall prevail.

A. Development Standards. All new construction shall conform to the requirements for development standards (height, setbacks, lot coverage, lot dimension, etc.) for the Zoning District in which they are located.

B. General Site Planning. All new residential developments shall incorporate the following:

1. All residential developments shall contain a minimum of four distinct architectural styles of any type (including but not limited to craftsmen, bungalow, ranch, Mediterranean, mission, etc.) that are visually different from one another and include varying design elements. A minimum of 80%

Ordinance No. XXXX

of the following design elements shall vary between units to qualify as a change in architectural style for the purpose of this section:
i. Window style and materials
ii. Door style, shape, and materials
iii. Inclusion of or change in style, material, and size of porches and balconies
iv. Shutters or other decorative elements
v. Change in trim size around windows
vi. Change in accent and body materials and colors
vii. Roof Pitch or Form
viii. Inclusion or change in structural design elements such as archways or columns
ix. Height of structure
x. Change in location of front door

2. An architectural design shall have a minimum of three different unit designs in between before it is repeated along any continuous row of housing or along the same street block. An intersecting street may be counted as one unit when determining spacing of units of the same design. Houses with identical building elevations shall not be located directly across the street from each other.

3. Sidewalks shall be located on both sides of the street throughout the development.

C. Main Elevation Articulation. The main elevation of a dwelling unit shall be the elevation which faces the sidewalk and street access to the home. Where a unit faces more than one street, the main elevation shall be considered on the street where the unit is addressed. The design of this elevation shall comply with the following:

1. The second floor shall be set back a minimum of five (5) feet from the first floor front wall of the house for at least 50 percent of the width of the structure, unless the elevation plane is broken up through the use of a porch or similar architectural element which comprises a minimum of 50 percent of the width of the structure.

2. For buildings in which the main elevation has a length of 50 feet or greater, for each interval of at least 50 feet of building length, there shall be a plane break along the facade composed of an offset of at least five (5) feet in depth by 25 feet in length.

3. Include at least two exterior building materials (one may be used as an accent or base) and may include, but are not limited to, wood or simulated wood boards, brick, stucco, shingle siding, stone, rock, tile or other accent material. Trim does not count towards the two -material requirement.

Ordinance No. XXXX

4. Design elements and detailing, such as base materials, trim, window treatments, trim detailing, etc., shall be continued completely around the structure where visible from the right-of-way.

5. All accent materials or enhanced materials shall be terminated at an interior corner.

6. Where a porch is provided on a main elevation, it shall be covered.

Garages and Paving. Parking areas, front yard paving and garages shall conform to the following.

1. All garages are encouraged to be setback a minimum of five feet from the primary front facade of the residence. In no case shall the garage be set back less than two (2) feet from the main wall of the house.

2. Garages shall be designed so that they do not occupy more than 50 percent of the length of the front elevation.

3. Residential developments of 11 or more dwelling units shall have variation in garage placements. Garage placements shall vary in location and depth or in orientation (such a side -facing or detached rear garages), with no more than 50 percent of garages placed at the minimum setback within the development.

4. Three -car garages shall not be allowed on lots with widths of less than 60 feet unless the garage is detached and recessed behind the residence.

E. Street Facing, Non -Main Elevation. For houses where a side elevation faces a street, the following shall be incorporated into the design of the side wall which faces the street.

1. No plane of any floor shall be greater than 30 feet without a plane break of at least two (2) feet.

2. Design elements and detailing, such as base materials, trim, window treatments, trim detailing, etc., shall be continued completely around the structure where visible from the right-of-way.

3. All accent materials or enhanced materials shall be terminated at an interior corner.

F. Entryway. All entryways shall be oriented to the street and shall incorporate at least three of the following:

1. The entryway shall be recessed at least 2 feet from the building fa9ade to create a porch or a landing area.

Ordinance No. XXXX

2. The entryway shall be designed with an overhead projection of at least 6 inches, such as a gable roof, covered porch, or other architectural design feature, so as to distinguish the front door from the rest of the building facade.

3. The entryway shall be clearly marked with a side light window panel, adjacent windows (located within 3 feet of the door), or a door with a window.

The entryway shall be raised or lowered at least one stair step from the pedestrian pathway.

5. A paved path of travel between 3 to 6 feet in width from the sidewalk or the right-of-way directly to the entrance is provided.

6. Change in exterior building materials at or around the entry to include at least two building materials that include, but are not limited to, wood, brick, cement board, stucco, tile, or other accent material.

G. Roofline. For the main elevation of any house the roofline shall be articulated by incorporating a minimum of two of the following:

1. A break in fagade plane of a minimum of 6 inches in depth that is carried up the roofline.

2. Any form of roofline modulation such as a step back, height variation, or multiple forms.

3. Change in roof pitch or type (such as gable, shed, flat) on one elevation.

4. An uncovered balcony or deck on the second floor.

Windows and Doors. All windows and doors shall conform to the following:

1. All windows on one elevation shall match with respect to operating type, design, color, trim style, and the use of grids.

2. Windows shall be either recessed from the main wall of the house or shall have trim surrounding the window.

Paved Pathway to Side Yards with a Gate. A paved pathway shall be provided from all gated side yards to the sidewalk. The paved area may include a driveway, but other than a driveway the paved pathway shall be a minimum of four feet and a maximum of 6 feet wide.

Maximum Front Setback Coverage. No more than 50% of the front setback area may contain hardscape, including the allowed driveway for garages pursuant to

Ordinance No. XXXX

Chapter 17.18, Pedestrian, Bicycle, Parking and Loading Standards. Driveway width shall be a minimum of 12 feet, and a maximum of 20 feet for a two -car garage or 30 feet for a three -car garage.

K. Mechanical Equipment. All mechanical and utility equipment shall be screened from view from the street through a combination of wall or fencing and landscape plant materials sufficient to screen the height and width of the equipment.

17.30.030 - Design Standards for Downtown Mixed -Use
The design standards within this Chapter do not apply to multi -family and mixed -use projects located within the Downtown Mixed -Use (DMU) Zoning District. For multi -family and mixed -use projects located within the DMU, projects are required to follow the Downtown Mixed -Use Zoning District Objective Design Standards which were adopted by the City Council (Resolution No. 2026-XX, or as amended).

17.30.040 - Multi -Family Projects
The following design standards shall apply to the new construction of all multi -family developments (as defined by Section 17.68, Definitions), with the exception of projects located within the DMU. Where any design standards in the Zoning Ordinance conflict with the design standards established by this Chapter, this Chapter shall prevail.

A. Development Standards. All new construction shall conform to the requirements for development standards (height, setbacks, lot coverage, lot dimensions, etc.) for the Zoning District in which they are located.

B. Street Activation. Residential buildings shall be designed to provide a connection to and enliven the street and shall include the following:

1. All ground -level units shall include an individual entry, porch, patio, or terrace.

2. A minimum of 50% of upper -story units shall include a balcony or terrace.

3. Ground -floor windows shall not be opaque or tinted.

Where residential units are designed as townhomes or rowhomes, each individual unit shall be distinguished from one another. This may be accomplished through the use of at least three of the following:
a. Change in the average wall plane of at least five (5) feet in depth (measured by absolute value in the case of projections from the wall plane in both directions). This shall include a change in the wall plane at the point of shared connection between adjacent units of no less than 2 feet in depth and 5 feet in width.

Ordinance No. XXXX

b. Change in roof form, as described in 1730.020 F.
c. Change in color scheme of adjacent units. A color scheme shall not be repeated more than once every six (6) units.
d. Change in architectural styles, of any type (including but not limited to craftsmen, bungalow, ranch, Mediterranean, mission, etc.) that are visually different from one another and include varying design elements. A minimum of 80% of the following design elements shall vary between units to qualify as a change in architectural style for the purpose of this section:
i. Window Style and materials
ii. Door style, shape, and materials
iii. Inclusion of or change in style, material, and size of porches and balconies
iv. Shutters or other decorative elements
v. Change in trim size around windows
vi. Change in accent and body materials and colors
vii. Roof Pitch or Form
viii. Inclusion or change in structural design elements such as archways or columns
ix. Height of structure
x. Change in location of front door
e. Change in at least 50% of the type of exterior materials on each dwelling unit. Trim does not count as an additional material for the purposes of this section.

5. The maximum length of any blank wall plane with no articulation shall be limited to 20 feet.

6. Parking and/or garages shall be oriented towards the rear of the building, away from the main street.
7 Where a site has multiple access to more than one street, parking and access shall be located at the street with the lower traffic volume, as measured by the City's General Plan.

8. Provide landscaping as a transition between the building and the street to include street trees and planters, small landscaped areas, or plazas.

Landscaping shall be incorporated for a minimum of 80% of the depth of the setback between any building and the street. For the purposes of this section, landscaping may include pedestrian pathways, however, pedestrian pathways may not exceed 60% of the overall landscaped area.

Ordinance No. XXXX

Landscaping shall not include streets, driveways, parking lots, or other vehicle access areas.

C. Building Articulation. Building facades that face a public street, alley or any other publicly accessible space (whether publicly or privately owned) shall be articulated as follows:

1. The ground floor facade shall be articulated with windows, doors, accent colors or materials and changes in plane.

2. For buildings which are three stories in height and greater, the building shall have a clearly defined base, middle, and top and shall include a minimum of two of the following on each floor:
a. Covered outdoor areas, alcoves, atriums or landscaping. b. A minimum 18 -inch raised planter for at least 10 feet. c. Awnings, trellises, canopies, alcoves, balconies, pilasters, decorative lighting, or window boxes.
d. Variation in form and massing.
e. Columns, accent walls, architectural detailing.
f. Upper floors which are setback from the main wall of the floor below.

3. The second floor shall be set back a minimum of two feet from the first floor for at least 75% of the length of each building elevation which faces a street or pedestrian pathway.

D. Main Entry. For buildings in which there is one main entrance to the building located adjacent to a public or privately owned street, the entryway shall incorporate at least four (4) of the following elements:

1. The entryway shall be recessed at least 2 feet from the building facade to create a porch or landing area.

2. A taller mass above the entrance such as a tower or projection from the main wall of the building.

3. Accented by special architectural elements such as columns, moldings, overhanging roofs, change in roofline or major break in the surface wall.

4. Include an overhead projection of at least 6 inches, such as an awning, canopy, landscaped trellis or other architectural design features.

Ordinance No. XXXX

5. The entryway shall be raised or lowered at least one stair step from the pedestrian pathway.

6. The landing area shall be enhanced with a paving material, texture, pattern, or color that is differentiated from the rest of the building E. Individual Entry. For buildings in which an entry is provided into each unit adjacent to the street, the entryway shall incorporate at least three (3) of the following elements:

1. The doorway shall be recessed at least 3 inches from the building facade.

2. The entryway shall be designed with an overhead projection of at least 6 inches, such as an awning or other architectural design features, so as to distinguish the front door from the rest of the building facade.

3. The entryway shall be clearly marked with a side light window panel, adjacent window (located within three feet of the door), or a door with a window.

4. The entryway shall be raised or lowered at least one stair step from the pedestrian pathway.

F Windows and Doors. All windows and doors shall conform to the following:

1. All windows and doors on one elevation shall match with respect to operating type, design, shape, color, trim style and the use of grids.

2. Window frames shall not be flush against the wall unless a trim is provided around the window.

3. For rowhouses and townhouses, the doors for each unit shall vary in color and style to clearly distinguish between each residence. Color schemes for each door shall not be repeated more frequently than every six (6) units within any row of townhouses within a line or facing the same direction along a right-of-way, street, or pedestrian pathway.

G. Mechanical Equipment. All ground floor mechanical and utility equipment shall be screened from view from the street through a combination of wall or fencing and landscape plant materials sufficient to screen the height and width of the equipment from any street or pedestrian path. All rooftop mounted equipment shall be screened from view by a parapet wall or other architectural element.

17.30.050 — Commercial Developments
The following development standards are intended to retain Hollister's small-town

Ordinance No. XXXX

character and foster attractive pedestrian -friendly commercial uses and natural surveillance. Key design elements that will be considered when reviewing a commercial development project include:

A. Air Emissions. Restaurant and drive -through businesses shall be situated to avoid odor emissions to existing and undeveloped residential properties.

B. Architecture. A diversity of harmonious but not necessarily uniform architectural styles is encouraged in small -and large-scale developments. Building additions, alterations and accessory structures shall be architecturally compatible with the primary structure.

1. Large unarticulated shapes in building design such as blank walls which face a public right-of-way are prohibited.

2. Four-sided architecture shall be used to provide an attractive facade on all building frontages that face a public entrance to a building, public use area, street or residences.

3. Signs shall be integrated with the design and shall not overwhelm, be out of proportion with, or dominate the project in compliance Chapter 17.20, Signs.

C. Connections Between Properties. Structures, access, and parking areas shall be oriented in a manner that will safely connect pedestrians and vehicles to adjoining properties, buildings and uses. Barriers to pedestrian or vehicle access between lands uses and properties should be removed.

D. Fencing/Walls. Both sides of perimeter walls or fences shall be architecturally treated and compatible with the predominant architectural style of the site. In addition, anti -graffiti mechanisms such as landscaping or graffiti coating will be required on all new perimeter walls and fences.

E. Landscaping and Open Design Elements.

1. Open space areas shall be clustered into larger, landscaped areas rather than distributed into areas of low impact such as at building peripheries, behind structures, or in other areas of little impact to the public view.

Landscaping for commercial uses shall be used to define specific areas by helping to focus on entrances to buildings and parking lots, define the edges of various land uses, provide transition between neighboring properties (buffering), and provide screening for loading and equipment areas.

2. Landscaping shall be in scale with adjacent structures and be of appropriate size at maturity to accomplish its intended purpose and maintain accessibility of pedestrian facilities.

Ordinance No. XXXX

3. Landscaping around the base of structures is recommended to soften the edge between the parking lot and the structure. This shall be accented at entrances to provide focus.

Trees shall be located throughout the parking lot and not simply at the ends of parking aisles to provide shade and visual relief. Trees shall be provided throughout the development in accordance with the following:
a. Number of Trees. A commercial development shall include at least one tree for every four parking stalls proposed on the site. b. Parking Lot Trees. Parking islands shall be placed throughout the parking lot, with each "finger" of an island separated by no greater than ten parking spaces in any one row of parking. At least one tree shall be placed within each parking island.
c. Shade Coverage. Trees shall be planted to provide 40 percent of shade coverage at tree maturity or within five years, whichever comes first.

5. Landscaping shall be protected from vehicular and pedestrian encroachment by raised planting surfaces, depressed walks, or the use of concrete curbs.

6. Vines and climbing plants integrated upon buildings, trellises, covered walkways and walls are strongly encouraged.
7 Use of potted plants in clay or decorative concrete containers, especially for enhancement of sidewalk shops, plazas, and courtyards, and to soften the hardscape is encouraged.

8. At maturity, trees shall be able to be trimmed ten feet above ground and shrubs shall be maintained at a height of approximately three feet when visibility is required.

F Lighting. The design of light fixtures and their structural support shall be architecturally compatible with the principal structure(s) on the site and be pedestrian -oriented and scaled. The following additional standards shall apply to on -site lighting, including lighting of signs, structures, landscaping, plazas, parking, and service areas.

1. Shields. Light fixtures installed for all outdoor lighting shall be shielded to confine light spread within the site boundaries and reduce "sky glow" impacts and arranged to prevent horizontal glare or direct illumination on adjoining property or streets. Fixtures shall be consistent with the design and types recommended by the International Dark Sky Association.

Ordinance No. XXXX

2. Lighting Types. Install low -or high-pressure sodium or alternative lights recommended by the International Dark Sky Association or a similar organization in all commercial areas. Prohibit mercury vapor utility yard lights or other light fixtures with high -intensity discharge lamps or bulbs, which are not designed to limit or control light direction or which do not shield the light source from view of neighboring residential properties, shall be permitted.

3. Vehicle Display. The City may allow an exception to the prohibition of mercury vapor lights for outdoor display of products such as automobiles where clarity of color is important.

Architectural Enhancement. Accent lighting of architectural features is encouraged to highlight building massing and rhythm and enhance the pedestrian environment. Accent lighting shall not be a source of glare, reflected glare, or excessive light, especially when viewed from dwellings, streets, walkways, or open spaces. Neon lighting does not qualify as accent lighting.

5. Building Entries. Building entries with high activity levels shall be illuminated. Appropriate treatments include: bathing entry surfaces with light, allowing the building interior light glow through glazing, or using decorative lighting fixtures to announce entries.

6. Service Areas. Building -mounted down light fixtures, in combination with pole fixtures, are preferred for the illumination of building service areas.

Such fixtures do not cause glare or light leakage beyond the service areas. 7 Plazas, Walkways, and Paths. Plazas, walkways, and other pedestrian paths shall be lit by pole or lighting bollard type fixtures that are of a human scale, typically not to exceed 16 feet or 4 feet in height, respectively.

G. Outdoor Sales or Display of Merchandise. All retail businesses allowed by this Chapter shall be operated entirely within an enclosed building, unless where outdoor sales or display is permitted with a Conditional Use Permit or Temporary Use Permit.

1. A solid fence or wall shall be required for all uses requiring a screen. The height of merchandise, materials, and equipment stored or displayed shall not exceed the height of the screening fence or wall. The city planner may require additional screening in highly visible areas and may impose reasonable restrictions on the type of storage or display, or the location of outdoor storage and display areas to avoid adverse visual effects.

H. Loading Facilities. Loading facilities and related service areas must be located away from and screened from view of streets, parks, plazas, and landscaped walkways, and shall generally be located within the interior of the development, whenever feasible.

Ordinance No. XXXX

Natural Surveillance. Whenever feasible, design and placement of buildings and other physical features are encouraged to maximize visibility and facilitate natural surveillance from public rights -of -way and other public areas. This includes building orientation, placement of windows, doors, and balconies, building and site entrances and exits, placement of parking, lighting, and refuse containers, placement and type of landscape materials, plazas, and other open space areas, location of walkways, types of walls and fences (including the use of picket, wrought iron, and similar materials to promote visibility when appropriate), and other physical obstructions in a manner that discourages the potential for criminal activity. Graffiti coating shall be required on buildings to discourage graffiti.

Parking Lots.

1. Parking areas are encouraged to be located behind buildings in commercial districts.

2. Separate vehicular and pedestrian circulation systems shall be a high priority for parking lot design. Pedestrian linkages between uses in commercial developments and to public sidewalks shall be emphasized, including distinct pedestrian access from parking areas in large commercial developments, such as shopping centers.

3. Parking aisles shall be separated from vehicle circulation routes whenever possible.

4. Common driveways that provide vehicular access to more than one site are encouraged.

5. Parking areas shall be separated from structures by either a raised concrete walkway or landscaped strip, preferably both. Situations where parking spaces directly abut structures shall be avoided whenever possible.

6. Where parking areas are connected, interior circulation shall allow for a similar direction of travel, and parking bays in all areas to reduce conflict at points of connection.
7 Whenever feasible, locate site entries on side streets in order to minimize pedestrian/vehicular conflicts. When this is not feasible, design the front site entry with appropriately patterned concrete or pavers to differentiate it from the sidewalks.

8. Parking access points shall be located as far as possible from street intersections so that adequate stacking room is provided. The number of access points shall be limited to the minimum amount necessary to provide adequate circulation.

Ordinance No. XXXX

9. Differential paving shall be required within parking areas for pedestrian crossings through vehicle traffic areas.

K. Screening.

1. Screening for outdoor storage (including waste and recycling receptacle storage) shall be determined by the height of the material or equipment being screened. When allowed, exterior storage shall be confined to portions of the site least visible to public view. Where screening is required, a combination of elements shall be used, including solid masonry walls, berms, and landscaping. Chain link fencing with or without slatting shall not be permitted.

2. Any outdoor equipment, whether on the roof or side of a structure, or on the ground, shall be appropriately screened from public view. The method of screening shall be architecturally integrated with the adjacent structure in terms of materials, color, shape, and size. Where individual equipment is provided, a continuous screen is desirable.

3. When permitted, roll -up doors, vehicle bays, drive -through aisles, car wash entrances/exits, wash stalls, and similar features shall be screened from view of adjacent streets by building orientation or the provision of landscaping, berms, trellises, or low walls that are consistent with the architecture and exterior materials of the building.

Shared Parking/Dual-Use. The use of recorded reciprocal parking agreements is encouraged to reduce overall paving requirements if compatible hours of operation or types of use can be proven. Dual use of underutilized seasonal parking areas in commercial centers for plazas, courtyards, and outdoor eating shall be considered during design review.

M. Solid Waste. Solid waste and recycling receptacles shall be sited where associated odors and noise will not adversely affect residential use. Receptacles must be screened from residential dwelling units.

Utility/Roof-Mounted Equipment. Roof -mounted equipment including antennas, satellite dishes, air conditioners and similar equipment shall be screened from public view by well -designed roof parapets or screened walls to conceal the mechanical equipment. To the extent practical, utilities such as reduced pressure pipes and meters shall be concealed with landscaping and site design.

O. Adjacent Residential. Projects which abut residential development or vacant residential -zoned land shall maintain low profiles to provide a transition between commercial and residential areas. Taller elements of the building shall increasingly step back from adjacent single-family residential zones and include features to provide solar access. Structures shall not intercept a 45 -degree inclined plane inward from a height of ten feet above existing grade at a residential district

Ordinance No. XXXX

boundary line. Single -story structures and ground level parking may encroach a maximum of five feet into required side and rear yards.

Figure 17.08-1 — Transition Between Districts

17.30.060- Mixed -Use Developments
Mixed -Use Developments (not located within the DMU Zoning District) shall comply with the requirements of the multi -family design standards (Section 17.30.040) and the commercial design standards (Section 17.30.050).

17.30.070 — Old Town Zoning District Projects
The Old Town Zoning Districts encompass an area that is characterized primarily by buildings constructed before the founding of Hollister in 1876 to just before World War II.

The buildings in the area include a variety of architectural styles and range of sizes. They also reflect an integration of income levels and social classes within the neighborhoods.

Some of the homes interspersed in the area were constructed after World War II and have a contemporary style. Although these are established neighborhoods, there remain opportunities for infill development within the Old Town zone district. Infill development must complement the scale and architecture of the area. New residential projects located within the Old Town Medium or Old Town High Density Residential Zoning Districts must comply with the following additional standards.

A. Single Family Residences. New single-family residential dwelling units in the R- OTM Zoning District shall be designed so that the project is consistent with the following representative architectural styles of the area: American Foursquare, Craftsman, Gothic Revival, Italianate, Mediterranean Revival, Mission Revival, Neo-Classical Revival, Prairie Style, Queen Anne, Shingle Style, Tudor Revival as shown in Figures 17.04-2 through 17.04-5.

Ordinance No. XXXX

Figure 17.04-2 — American Foursquare, Craftsman and Gothic Revival Architectural Characteristics
hrucrican Foursquare- A style populoir ca. 1!af0O-1920 slisLinguisticil iv' b;° its ho.aa° design i'riid broad props'srticta . ,i i L often devoid stylistic le lcremces.
* two stories in. height
o hipped roof
widely overhang n . eaves
* Y C Canal: ilpnr c
• one-story porch s thnlmt" the Front facade
(Tool puretr supp. ritA by e::olumais filled -in or balustrade rrilirtg ° aL xarirrns LriLirI pLnea-nem oI 1.hc.lrom door
* Lrin3rnen with th tiled roeic, cornice -line brackets, or raker deiaits dr≤ia ii irons Cr;ifgcuanro kid aan i outisyiaiar;ai.. or NIli siOri arrchitcct te, MOO - A. popular style iii America ca. I:tM:ItP-L92.0, which. was greatly influenced by the Arts and Crafts movement. * non=syninnetrieal 'facade.
* low pitched roof Lines
*. gabled or lhip .ed roof
* Widely overhnrlging ea+°eti WI
hraCkei
* front porch with rlpered quan:, columns nupr1.ortertg the root' * gabled dormers or shed dormers
* double -bung wvinllnws or heavily framed CasC9ncnL windows, rzrtiers or dec. live
Gothic l ezhnal- A siyic popular cal. Ih5G-L;*litl
ss pointed arches
°i steeply pitched. roots
* step points t gables with decorative bargcboards
* octagonal [i1wers, turrets or bays.
* verandaN or pores cs
* pointed windows with decorative tracery
* grouped chimneys
* pinnacles
leaded glass
• quatrefoil and clover -shaped windows

Ordinance No. XXXX

Figure 17.04-3 — Italianate, Mediterranean Revival, and Mission Revival Architectural Characteristics
ltaalianrtte- A style popular ea.. 1 S i}-11*tO
distinctive wide eaves with numerous brackets
gently sloping hipped or gabled roof
* polygonal or square cupola atop the roo r
square with boxy pmportions
r< windows have hoodmolds or pediments
a bay arch=ed or rounded windows
" balconies with, balustrades.

Mediterranean Revival- Eclectic design SlyIe rh:at was first:
intsculttccd in the 'United States ;around the tun of the nineteenth century, and came into lrronli.rre,nce in the 1.'9)0s and 1930s.
* multi -story and based on si r4 tamngaalar floor platen Ccature massive primary facades
stuccoed wall surfaces,
* flat or low-pitched terra. cotta tile roots
* arches s arched or rounded windows
a scrolled or tile -capped parapet walls
*' articulated door surrounds
* balconies and window grilles umisle of wrought in.m mw wood *: onnflrrreruaall.Cttt can ranee fr{nth simple to dramatic Mission Revival- An architectural movement that began
in the late 19th Century and drew inspiration 'from the early Spanish missions in California
* massive walls with brood, unadtmvij surf°.:ices. and
limited fenestration
" widely pr jccting caves
low-pirchctl claw tilt. rr;06i
lcarng ateadeti corridor
pierodi arches
* curved. gables
* arched or rounded rairntlr' ws

Ordinance No. XXXX

Figure 17.04-4 — Neo-Classical Revival, Prairie Style and Queen Anne Architectural Characteristics
het►-rC I ie l Re lw ar3 Popular s1yio from I R9i5 through the 19.10'x, heavy in•1lucrtcc fxxrerr irceh and Ronan Templedesign. cacti d porch,. often two-story
prominent colunts with decorative caps supporting the porch roof " cornice detailing, including :square: blocks. (.nodillic,ns) liniri ; the tantJc;rsirle of the rtot'linc
Prairie SIv]r : st Ic ttf , 4nrcrrcan domestic architecture that originated about 0900 to 1920
two -stork height with wings andior porches of one story s integrated ww+ith its site to provide a. low, 41or iontal appearance * the central pcartictn• nt the ly higher th.art the adjacent flanking wings
* exterior walls commonly of light-C(40M], stu.CC , Ii h.L r itFiared brick., Or concrete black.
* a broad, low-pitched roof
eaves with a considerable overhang
* series of windows below the roof overhang.
* double-1yung sashes or tail easement windows, often grouped. in sets of two or three
Queen Anne— A s-tyle popular ca.. 1 g80-1910 characterized by am irregularity of plan and massing and a variety of surface textures. roofs, and wall projections.
' shingle or clapboard siding sometimes appears above a. brick ground story.
* roots arc steeply patched, usually with a dominant
front -facing gable
• cutaway bay windows,
• round or polygonal turrets.
* asymmetrical facades w/ wrap -a natrrrd verandas
"classical architectural dcuil4,, small scale

Ordinance No. XXXX

Figure 17.04.5 — Tudor Revival and Victorian Architectural Characteristics Tudor Rrevival-Tu.tltrr revival lwearrie especially popular with ] 920s suburban lrnanes, loosely based on late medieval prototypes
a medieval ml English building tradition
" stucco or masonry veneered walls
* steeply pitched roof
ernss-gabled plans
" lase (ornamental) half dntlrering
Victorian- Style based on period in history from 1840 to 1910},, during which time indnstnalirrr on brought innovation in architecture. 7ir en Anne S Ita.lianate are types trf Vit:toriaa.n architecture,
* heavy orn;,iirnCnlattion
* brackets, spindles, decorative shines.
* round or poly,gonaf turrets..
al variety of architectural influences
B. Garages and Parking.

1. Single Family Residence. Garages for single-family residences shall be set back a minimum of five feet from the front elevation. Detached garages are encouraged.

2. Alley Access. Where a property has access from an alley, garages or parking areas (in the case of multi -family developments) shall be oriented away from the street and are required to be located at the rear of the property with access from the alley.

3. Multi -family. Parking areas for multi -family developments shall be located behind the dwelling where there is no alley access.

PLANNING COMMISSION RESOLUTION NO. 2026-5

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HOLLISTER

RECOMMENDING CITY COUNCIL APPROVAL OF AMENDMENTS TO THE ZONING

ORDINANCE RELATED TO IMPLEMENTATION OF THE GOALS AND POLICIES OF THE CITY'S 6TH CYCLE HOUSING ELEMENT (ZOA 2026-1)
WHEREAS, the City occasionally initiates an amendment to the Zoning Ordinance in order clarify provisions in the Zoning Ordinance or to reflect current conditions in the City; and
WHEREAS, staff is proposing to repeal and replace Chapters 17.04, Residential Zoning Districts, and Chapter 17.08, Commercial Zone Lane Use and Permit Requirements and replace with Chapter 1T04, Residential Zoning Districts, Chapter

17.07, Mixed -Use Zoning Districts, Chapter 17.08, Commercial Zoning Districts, Section

17.16.142, Residential Open Space Requirements, and Chapter 17.30, Design Standards; and
WHEREAS, the purpose of the proposed amendments is to comply with the Housing Accountability Act, remove subjective design standards, comply with state housing law, comply with the upzoning requirements of the City's 6th Cycle Housing Element and 2040 General Plan; and
WHEREAS, the proposed modifications further implement the Goals and Policies of the City's 6th Cycle Housing Element including Housing Element Policy Action H1.3, 6th Cycle RHNA Strategy; Policy Action H2.1, Objective Design Standards; Policy Action H3.1, Variety of Housing Choices; Policy Action H3.8, Remove Development Constraints; Policy Action H5.2, Agricultural and Employee Housing; Policy Action H5.7, Emergency, Transitional and Supportive Housing; Policy Action H5.8, Housing for Persons with Disabilities; and Policy Action H5.10, Residential Care Homes; and WHEREAS, the Planning Commission held a duly noticed public hearing on March 26, 2026 to review the proposed amendments during which all interested parties were heard; and
WHEREAS, a staff report was submitted to the Planning Commission of the City of Hollister recommending approval of the Zoning Ordinance Amendments related to Housing Element implementation; and
WHEREAS, following the public hearing the Planning Commission determined to recommend that the City Council adopt Zoning Ordinance Amendment 2026-1; 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

PC Resolution 2026-5
ZOA 2026-1 / HE Implementation

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 BE IT RESOLVED, that the Planning Commission of the City of Hollister does hereby recommend the City Council adopt Zoning Ordinance Amendment 2026-1 attached herein as Exhibit A to this resolution.

PASSED AND ADOPTED, at a regular meeting of the City of Hollister Planning Commission held on this 26th day of March 2026, by the following vote:

AYES: Torres De Luna, Hernandez, Belong, Perez, Rodriguez NOES: None
ABSTAIN: None
ABSENT: None
Chairperson of the Planning Commission
of the City of Hollister
ATTEST:

Eva Kelly, Secretary

STAFF REPORT

HOLLISTER CITY COUNCIL
MEETING DATE: April 20, 2026
REPORT # Community Development -2026-30
AGENDA ITEM: AN ORDINANCE APPROVING PHASE 3 OF THE

COMPREHENSIVE ZONING ORDINANCE AMENDMENTS RELATED TO PERMITS AND PROCEDURES (ZOA 2025-4)
DEPARTMENT: Community Development
DEPARTMENT HEAD: Charles Wall, Parks and Recreation Director COUNCIL NEXT STEPS: Hold a public hearing and introduce an ordinance amending the Zoning Ordinance approving the new permitting Chapters of the Zoning Ordinance and related minor modifications.

DISCUSSION: On March 26, 2026 the Planning Commission reviewed the proposed amendments during a public hearing. Four study sessions had been held with the Planning Commission, prior to the public hearing, to discuss the amended Chapters.

One person spoke against the item related to a current application and the requirements of the Housing Element. More information is provided in the discussion of Chapter

17.02. City staff are proposing language revisions to the City's Zoning Ordinance (Title 17 of the Municipal Code). The purpose of this revision is to ensure compliance with state law, create a more user-friendly document for both staff and the public, to modernize and incorporate current trends to better reflect the current needs of the community, and to fix errors.

The proposed phases of the revision are as follows:
• Phase 1 — Edits to the Zoning Ordinance for consistency with State Law. In the past two years, staff have made several amendments to the Zoning Ordinance to ensure consistency with State Law. This Phase is on -going and as needed. • Phase 2 — Edits to the Use Tables and Definitions. Staff have identified this as an important step to clear up existing inconsistencies and provide clear definitions for each use listed in the use tables. The Planning Commission recommended approval of this Phase at its July 2025 meeting. The City Council adopted Ordinance 1267 on October 20, 2025, which implements the Use Table and Definitions update.
• Phase 3 — Revision of permitting requirements through an intended repeal and replace of Chapter 17.24, Administration and Enforcement, of the Zoning Ordinance. Study Sessions on the revisions began in September (current phase). • Phase 4 — Remainder of the Zoning Ordinance.

The proposed amendments to the Zoning Ordinance as part of Phase 3 are related to the "permitting procedures" and permit types currently included in Chapter 17.24, Administration and Enforcement.

Chapter 17.02, General Provisions, and Chapter 17.24, Administration and Enforcement, are proposed to be repealed and replaced with the following:
• Chapter 17.02, Title, Purpose and Authority
• Chapter 17.03, Zoning Districts and Zoning Map
• Chapter 17.72, Authority and Development Permit Decisions • Chapter 17.74, Permit Procedures
• Chapter 17.78, Appeals
• Chapter 17.80, General Plan Amendments
• Chapter 17.82, Specific Plans
• Chapter 17.84, Zoning Ordinance Amendments
• Chapter 17.86, Prezoning/Annexation
• Chapter 17.88, Development Agreements
• Chapter 17.90, Planned Developments
• Chapter 17.92, Density Bonus
• Chapter 17.94, Site & Architectural Review
• Chapter 17.96, Conditional Use Permits
• Chapter 17.98, Sign Permit
• Chapter 17.100, Temporary Use Permits
• Chapter 17.102, Variances
• Chapter 17.104, Ministerial Review
• Chapter 17.110, Reasonable Accommodations
• Chapter 17.112, Nonconforming Uses and Structures
• Chapter 17.118, Enforcement
• Section 16.44.080, Lot Line Adjustments
These Sections are described in detail below.

Chapter 17.02, Title, Purpose and Authority
This Chapter includes sections from the existing Chapter 17.02 as well as several sections within Chapter 17.24, Administration and Enforcement so that similar topics can be grouped together. No significant changes are proposed.

The speaker during the public hearing commented regarding his project which is currently incomplete. The Planning Division has approximately six active, incomplete applications at time of writing this report. Of those, five are conditional use permit applications, and one is a development application that includes a subdivision, site and architectural review, and a conditional use permit. The proposed amendments to the procedures chapters would not have any meaningful impact to these active applications, because the processing of conditional use permits, site and architectural review, and subdivision maps are not being fundamentally changed as part of the proposed ordinance amendments.

However, it is technically true that if the applications remain incomplete at the time that the ordinance goes into effect, the new ordinance would apply to the project applications.

The proposed amendments do not change the current requirements for projects which are incomplete. The Municipal Code currently requires any project which is incomplete

comply with any updates to the Zoning Ordinance that are applicable to their project.

Based on the review of neighboring jurisdictions, staff are not recommending changes to the proposed effective date as was drafted and reviewed at the March 26, 2026 Planning Commission meeting. The draft ordinance proposes that the new procedures chapters will become effective 30 days following adoption of the ordinance, and will be effective for any application that has not been deemed complete by the effective date of the ordinance.

This is consistent with all past city ordinance adoptions as well, which also have a standard 30 -day effective date.

Staff have reviewed implementation timeframes for neighboring jurisdictions and they are either equal to the City's 30 -day effective date, or more restrictive. The Planning Commission recommended to the City Council to approve the ordinance as written with an appeals process on a case -by -case basis. The Commission did not outline how they intended for the Council to incorporate this into the draft ordinance, nor did they provide any proposed amendments to the language of Chapter 17.78, Appeals, which outlines the City's proposed appeals processes. The speaker had also suggested, and the Commission discussed, extending the effective date for incomplete applications as is outlined in Section 17.02.030(E). However, the Commission did not make this recommendation to the Council.

Staff do not recommend that the City Council adopt citywide application processing procedures based on a case -by -case basis, as that will undermine the purpose of having clearly outlined procedures for applicants and staff to follow.

The draft Chapter is included as Exhibit A of Attachment 1.

Chapter 17.03, Zoning Districts and Zoning Map
This new Chapter has been removed from the existing Chapter 17.02 so that the sections in 17.02 are directly related to one another.

This Chapter has also been modified to reflect the changes within the updated 2040 General Plan as well as the 6th Cycle Housing Element. The existing zoning designations have been modified to reflect the land use designations within the general plan as well as modifications to the allowed density for several categories.

The draft Chapter is included as Exhibit B of Attachment 1.

Chapter 17.72, Authority and Development Permit Decisions This Chapter outlines the reviewing body for each permit type. The major changes proposed to this Section include adding a Minor Conditional Use Permit, Minor Site & Architectural Review (renamed from Administrative Permit Review), and Administrative Site & Architectural Review (renamed from Administrative Permit Review — OTC). The requirements and procedures for these new permit types will be reviewed at a future meeting.

The draft Chapter is included as Exhibit C of Attachment 1.

Chapter 17.74, Permit Procedures
This Chapter describes the procedures for the processing of permits in the City. The Chapter includes the following topics:
• Application Fees
• Preliminary Review Applications
• Development Permit Applications
• Application Review
• Referral of Decision -Making Authority
• Notices
• Staff Reports
• Public Hearing Procedures
• Permit Implementation
• Permit Expiration and Revocation
• Withdrawals and Refunds
The draft Chapter is included as Exhibit D of Attachment 1.

Chapter 17.78, Appeals
This Chapter describes the procedures for filing an appeal of the decision of the Community Development Director or Planning Commission.

Staff propose one significant change to this Chapter. The current appeal period for Tentative Maps is ten (10) days (in accordance with the Subdivision Map Act). All other projects currently have a fourteen (14) day appeal period. This discrepancy had led to repeated confusion for appellants and has sometimes resulted in the filing of an appeal past the stipulated deadline. Currently, there is no state requirement for a 14 -day appeal period and staff have found that most jurisdictions limit the appeal period to ten (10) days to limit confusion. Staff recommend that the appeal period be changed to ten (10) days for all projects and decisions.

The draft Chapter is included as Exhibit E of Attachment 1.

Chapter 17.80, General Plan Amendments
This Chapter describes the process and procedures for General Plan Amendments (City initiated and Applicant initiated).

One change staff proposed by staff is to include a timeline for an application for a General Plan Amendment. Staff propose that applicants be required to apply for a formal application within six (6) months of initiation by the City Council.

The draft Chapter is included as Exhibit F of Attachment 1.

Chapter 17.82, Specific Plans
This Chapter outlines the procedures for the preparation of a Specific Plan. Specific Plans are a tool that can be used to plan an area and define the allowed land uses and development standards, plan for community serving infrastructure, and stipulate design requirements. The draft Chapter includes the required content for Specific Plans, application requirements, and a process for adoption or amendment to an adopted Specific Plan.

The draft Chapter is included as Exhibit G of Attachment 1.

Chapter 17.84, Zoning Ordinance Amendments
This Chapter establishes the procedures for amending the text of the Zoning Ordinance and the Zoning Map (or a rezone of a property). An amendment to the text of the Zoning Ordinance may be initiated by Staff, the Planning Commission, or the City Council. An amendment to the Zoning Map, thereby rezoning a property from one zoning district to another, or to modify the boundaries of a zoning district, may be initiated by an applicant, the Planning Commission, or the City Council.

The proposed Chapter generally follows the existing Section 17.02.120, Zoning Map and Code Text Amendments, and State Law.

The draft Chapter is included as Exhibit H of Attachment 1.

Chapter 17.86, Prezoning and Annexation
This Chapter establishes the rules and procedures for requesting annexation into the City of Hollister. Prior to application to the Local Agency Formation Commission (LAFCo), Applicants are required to apply to the City for a prezoning of their parcel. This prezone is reviewed by the Planning Commission during a public hearing to then allow the Planning Commission to make a recommendation to the City Council on the request. The City Council renders a final decision.

If the prezone is approved by the Council, the Applicant must then apply for annexation with LAFCo. Upon approval, the prezoning then becomes final and the parcel is then noted as being in the City Limits in the General Plan Land Use Map and a zoning designation is shown on the Zoning Map.

This Chapter generally follows Section 17.24.250, Prezoning Upon Annexation, and State Law. One proposed modification is Section 17.88.080 which expires any prezone if LAFCo denies annexation or if the Applicant fails to submit a complete application to LAFCo. Staff have included this requirement because the City has several prezones for properties that have been in effect for a significant number of years. Some of which prezoned a property to zoning designations that the City no longer exist.

The draft Chapter is included as Exhibit I of Attachment 1.

Chapter 17.88, Development Agreements
This Chapter establishes the procedures for the review and approval of Development Agreements as well as the required content for each Development Agreement.

Development Agreements are authorized by Government Code Sections 65864 — 65869.5. A Development Agreement is a contract between the City and a developer that sets rules and conditions related to the proposed development project. The Development Agreement can protect the developer from future changes in City regulations, fees or permit requirements that might negatively impact a project and can allow for extended approvals, public contributions, phasing of fees, and other considerations.

The proposed Chapter largely follows Section 17.24.280, Development Agreements and State Law. No significant modifications are proposed.

The draft Chapter is included as Exhibit J of Attachment 1.

Chapter 17.90, Planned Developments
No changes are proposed to this Ordinance. It is proposed to be renumbered so that it can be located with the other permitting chapters.

The Chapter is included as Exhibit K of Attachment 1.

Chapter 17.92, Density Bonus
No changes are proposed to this Ordinance. It is proposed to be renumbered so that it can be located with the other permitting chapters.

The Chapter is included as Exhibit L of Attachment 1.

Chapter 17.94, Site and Architectural Reviews
This Chapter establishes the types of improvements that will require Site and Architectural Review (S&A) approval. Currently, the improvements that require an S&A are found in several different sections within the Zoning Ordinance. Staff are proposing to combine all requirements for a S&A in one section for clarity.

Currently, an improvement may require an Administrative Permit Review or S&A.

Administrative Permit Reviews (APR) are staff level reviews while S&A requires review by the Planning Commission. Similar to S&A, the improvements that require an APR can be found in Sections 17.24.150 and .160 as well as several sections within the Zoning Ordinance.

In order to provide clarity for staff and the public, staff are proposing to eliminate Administrative Permit Reviews as a permit type and require a S&A for all types of improvements. The following permits are proposed:
• Administrative Site and Architectural Review. This permit type would replace

Section 1T24.150, Administrative Permits without notice or hearing. These types of improvements are considered minor and require only Planning review. These applications are typically reviewed in five (5) days or less. The types of projects which require an Administrative Site and Architectural Review are listed in Section

17.94.020 of the draft Chapter.
• Minor Site and Architectural Review. This permit type is proposed to replace the Administrative Permit Review with notice and hearing (Section 17.24.160). These types of permits typically require a project to be routed to the Development Review Committee for review. These projects typically require conditions of approval to ensure there are no impacts, but which are not expected to generate significant impacts so review by the Community Development Director is appropriate. Notice of the Director's intention to approve a Minor Site and Architectural Review will be mailed to all properties within 300 feet of the project site providing an opportunity for review or comments. The list of improvements that are proposed to require a Minor Site and Architectural Review can be found in Section 17.94.030 of the attached draft Chapter.
• Major Site and Architectural Review. The types of improvements that require a Major Site and Architectural Review are similar to the current requirements for a Site and Architectural Review, with a few modifications. Staff are proposing to change the review requirement for small residential developments and additions (which are not visible from the public right-of-way) to review by the Community Development Director. Staff are proposing that any residential project with 10 or fewer residential units could be reviewed administratively. This is in keeping with state legislation that pushes toward housing streamlining and many types of ministerial reviews for housing projects. Improvements that require a Major Site and Architectural review can be found in Section 17.94.040 and are improvements that have the potential for creating significant impacts on the surrounding area.

Modifications to the required findings have been made to comply with state law.

The draft Chapter is included as Exhibit M of Attachment 1.

Chapter 17.96, Conditional Use Permits
This Chapter describes the process and procedures for Conditional Use Permits (CUP).

A CUP is required for uses which the City has determined could be compatible with the neighborhood, but which need to be reviewed and conditioned so that the proposed use does not create negative impacts on the surrounding area. The City currently has two different types of use permits, which require review by the Community Development Director or Planning Commission. Review by the Planning Commission is required for projects that could have significant impacts on the surrounding area with respect to noise or traffic (such as live entertainment or a bar). Review by the Community Development Director is required for uses that may have minimal impacts, but which require further review to ensure those impacts do not negatively impact business in the surrounding area (such as uses which require a significant number of parking spaces).

Conditional Use Permits are required for the uses listed as conditional on the use tables

in the Zoning Ordinance. Currently, conditional uses that are reviewed by the Community Development Director are noted as requiring an Administrative Use Permit and uses that require review by the Planning Commission are noted as requiring a Conditional Use Permit. Staff are proposing to change the uses listed as requiring an Administrative Permit Review to Minor Conditional Use Permit, which is the appropriate review type. This will be clearer for applicants, whereas currently the APR is used both for staff -level design review and staff level use permit review. This change would further distinguish the two different procedures for clarity.

The proposed modifications will also require an amendment to the City's Use Tables to change any APR designation to mCUP.

The draft Chapter is included as Exhibit N of Attachment 1.

Chapter 17.98, Sign Permits
This Chapter is a new Chapter. The existing Zoning Ordinance does not include an easy - to -understand discussion of what permit is required for each type of sign. Permitting procedures and regulations for signs are all included in Chapter 17.20 Signs of the Zoning Ordinance.

The following signs require a permit:
• Temporary Banners. Typically approved over the counter, or in no greater than five (5) days in rare circumstance that may require additional review. Requires approval of a Temporary Banner Permit.
• Downtown A -Frame Signs. An A-Frame/Portable Sign Permit is required for A - Frame signs in the Downtown Mixed -Use Zoning District (see Section

17.20.110(C)(3). These permits are typically reviewed within five (5) days. • Wall/Awning/Hanging/Pedestrian Signs. These signs require review and approval of an Administrative Sign Permit. These applications tend to require additional review time due to complexity or number of signs. These applications are typically reviewed within 14 days.
• Creative Signs. Creative Signs (see Section 17.20.040(H)(4)) require a Creative Sign Permit and are reviewed and approved by the Planning Commission during a public hearing.
• Master Sign Plan. A Master Sign Plan is required for all centers with two or more tenants. Master Sign Plans are reviewed and approved by the Planning Commission during a public hearing.
• Monument Signs. Monument signs are currently reviewed by the Planning Commission (all monument signs regardless of height). In an effort to speed up the processing time for applicants requesting low monument sign. Staff are proposing to amend how the City currently processes monument signs as follows:

o Monument Sign Less than Six Feet. Staff are proposing to now review these signs at staff level. Due to the low height, these signs are unlikely to create significant impacts and staff recommend that the review level be dropped to the Community Development Director which will reduce total review time by one to two months.
o Monument Signs Taller than Six Feet. Staff recommend that monument signs over six feet in height continue to be reviewed by the Planning Commission as these signs can have significant visual impacts.

The draft Chapter is included as Exhibit O of Attachment 1.

Chapter 17.100, Temporary Use Permits
Temporary Use Permits are required for temporary uses that are not otherwise allowed for the zoning district in which they are located but should otherwise be allowed on a limited basis to support the City. These uses require review to ensure that the proposed use will not result in any significant noise, safety, or health impacts on the surrounding area.

The City categorizes temporary uses as minor or major uses. Minor Temporary Use Permits are typically reviewed within ten (10) business days, but most are approved at the counter. An example of a Minor TUP is a one -day outdoor sale of flowers.

Major Temporary Use Permits have the potential to result in significant impacts on the surrounding area and require review by the DRC. These permits typically take 45 days for review. An example of a Major TUP is a model home complex for a new subdivision.

The existing regulations can be found in Section 17.24.180, Temporary Use Permits.

Recommended edits from staff involve the addition of situations that should be considered and allowed as a temporary uses including temporary parking for an event, major one - day events, outdoor company events, and temporary live entertainment associated with a commercial use.

The draft Chapter can be found in Exhibit P of Attachment 1.

Chapter 17.102, Variances
Variances are a permit which seeks to ensure that a property owner, whose property is different from the properties in the surrounding area, is able to develop their property similar to developed properties in the surrounding area. For properties where the size, shape, topography, location or surroundings, would create a unique hardship for the property owner the property owner can request a Variance. A Variance can only be granted in accordance with Government Code Section 65906.

Variances are only granted for structures and cannot be granted for a use.

No significant changes are proposed to the regulations for Variances. The current Section can be found in 17.24.210. The existing regulations have been modified for clarity and

consistency with Government Code Section 65906. The Planning Commission is charged with reviewing Variances.

The draft Chapter is included as Exhibit Q of Attachment 1.

Chapter 17.104, Ministerial Review
The City is required to provide ministerial review for specific projects identified by the state, as well as certain sites identified in the Housing Element. Additionally, the City's 6th Cycle Housing Element, Policy Action H1-4, requires the City to adopt regulations for ministerial review along with the Housing Element. Ministerial review is a staff -level review for consistency with adopted, objective standards. No subjectivity is involved with the determination to approve or deny a ministerial project, and ministerial projects are statutorily exempt from CEQA pursuant to Section 15268 of the CEQA Guidelines.

The following projects require ministerial review pursuant to state law:
• Supportive services including emergency shelters and low barrier navigation centers.
• SB4 (for 100% affordable projects on land owned by a religious institution). • AB 2011 (for 100% affordable residential developments on commercial land which meets the requirements of this Bill).
• AB 2162 (supportive housing in multifamily and mixed -use zoning districts restricted to low-income households).
• SB 35/SB 423 (infill projects with at least 50% of the units dedicated to low income and prevailing wage).
• SB 684 (small lot, infill residential development (or subdivisions) of 10 or fewer dwelling units).
• Government Code Section 65583.2 (all residential projects which restrict 20% of the units to low income and are non -vacant sites identified as a housing opportunity site in the Housing Element and vacant sites which have been included as an opportunity site for at least two (2) Housing Elements).

Staff are proposing to include regulations for ministerial reviews in the Zoning Ordinance as required as an Action Policy in the Housing Element and pursuant to State Law. The proposed Chapter has been written to comply with state law requirements.

The draft Chapter is included as Exhibit R of Attachment 1.

Chapter 17.110, Reasonable Accommodation
The City is required to provide reasonable accommodation for eligible individuals. These accommodations are required by Federal and State fair housing laws. A reasonable

accommodation is a modification to the required development standards, land use, or building regulations to ensure that individuals with disabilities have equal access to housing.

The City does not currently have a Reasonable Accommodation Ordinance. Staff are proposing a new Chapter in the Zoning Ordinance to address these types of requests.

The Community Development Director will review requests for reasonable accommodation and will approve or deny a complete request within 30 days of the date of application (if the request is incomplete, the 30 -day period starts again upon resubmittal).

The draft Chapter is included as Exhibit S of Attachment 1.

Chapter 17.112, Nonconforming Uses and Structures
No significant changes are proposed to enforcement regulations.

The draft Chapter is included as Exhibit T of Attachment 1.

Chapter 17.118, Enforcement
Enforcement is currently covered in Sections 17.24.310 through 17.24.380 of the Zoning Ordinance. These sections are now included in Chapter 1T118. Enforcement, and in

17.74, Permit Procedures, (regulations related to permit revocation).

No significant changes are proposed to enforcement regulations.

The draft Chapter is included as Exhibit U of Attachment 1.

Section 16.44.080, Lot Line Adjustments
Lot Line Adjustments are reviewed by the City Engineering Division pursuant to the Subdivision Map Act. Applicants file directly with the Engineering Division for Lot Line Adjustments.

Currently, the Municipal Code discusses Lot Line Adjustments in Section 17.24.230 and states that the Community Development Director reviews and approves Lot Line Adjustments. This is inconsistent with current practices.

For clarity, staff are recommending that Section be removed from the Zoning Ordinance and placed in the Subdivision ordinance (Title 16) along with parcel maps. Staff have also amended the Section to be consistent with the current review process.

The draft Section is included as Exhibit V of Attachment 1.

FISCAL IMPACT: $0
PREVIOUS COUNCIL OR COMMISSION ACTION: On March 26, 2026 the Planning

Commission adopted Resolution No, 2026-6 recommending City Council approval of the proposed amendments and recommended that the City Council approve the proposed amendments (5-0-0).

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 amending the Zoning Ordinance approving amendments to the Zoning Ordinance related to permit procedures (ZOA 2025-4).

2. Planning Commission Resolution No. 2026-5 recommending City Council approval of amendments to the Zoning Ordinance related to permitting procedures (ZOA 2025-1).

ORDINANCE NO. XXXX

AN ORDINANCE OF THE CITY OF HOLLISTER APPROVING PHASE
3 OF THE COMPREHENSIVE ZONING ORDINANCE AMENDMENTS
RELATED TO PERMITS AND PROCEDURES (ZOA 2025-4)
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 are proposing to replace Chapter 17.02, General Provisions and Chapter 17.24, Administration and Enforcement with new Chapters to provide clear and easy to understand requirements for permits as well as permitting procedures; and WHEREAS, the Planning Commission held a duly noticed public hearing on March 26, 2026, and adopted Resolution No. 2026-6 recommending the adoption of Zoning Ordinance Amendment 2025-4 to the City Council; and
WHEREAS, on April 20, 2026, the City Council held a duly noticed public hearing to consider the adoption of Zoning Ordinance Amendment 2025-4; 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. Chapter 17.02, General Provisions, is hereby repealed in its entirety and replaced with Exhibit A, Chapter 17.02, Title Purpose and Authority, attached to this ordinance and incorporated herein by this reference.

SECTION 2: Chapter 17.03, Zoning Districts and Zoning Map, is hereby added to the Zoning Ordinance as reads in Exhibit B, attached to this ordinance and incorporated herein by this reference.

SECTION 3: Chapter 17.66, Planned Development, is hereby repealed in its entirety.

SECTION 4: Chapter 17.34, Density Bonus, is hereby repealed in its entirety.

SECTION 5: Chapter 17.24, Administration and Enforcement is hereby repealed in its entirety.

SECTION 6: The following new chapters are added to Title 17, Zoning, as they read in Exhibits C through U attached to this ordinance and incorporated herein by this reference:

Ordinance No. XXXX

• Chapter 17.72, Authority and Development Permit Decisions (Exhibit C) • Chapter 17.74, Permit Procedures (Exhibit D)
• Chapter 17.78, Appeals (Exhibit E)
• Chapter 17.80, General Plan Amendments (Exhibit F)
• Chapter 17.82, Specific Plans (Exhibit G)
• Chapter 17.84, Zoning Ordinance Amendments (Exhibit H) • Chapter 17.86, Prezoning/Annexation (Exhibit I)
• Chapter 17.88, Development Agreements (Exhibit J)
• Chapter 17.90, Planned Developments (Exhibit K)
• Chapter 17.92, Density Bonus (Exhibit L)
• Chapter 17.94, Site & Architectural Review (Exhibit M) • Chapter 17.96, Conditional Use Permits (Exhibit N)
• Chapter 17.98, Sign Permit (Exhibit O)
• Chapter 17.100, Temporary Use Permits (Exhibit P)
• Chapter 17.102, Variances (Exhibit Q)
• Chapter 17.104, Ministerial Review (Exhibit R)
• Chapter 17.110, Reasonable Accommodations (Exhibit S) • Chapter 17.112, Nonconforming Uses and Structures (Exhibit T) • Chapter 17.118, Enforcement (Exhibit U)
SECTION 7: Section 16.44.080, Improvements, of Title 16, Subdivisions, is hereby renumbered to Section 16.44.090.

SECTION 8. A new Section 16.44.080, Lot Line Adjustments is added to Title 16, Subdivisions, as reads in Exhibit V, attached to this ordinance and incorporated herein by this reference.

SECTION 9. 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 10. EFFECTIVE DATE. This ordinance shall take effect and be in force thirty (30) days from and after its final passage.

SECTION 11. 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. XXXX

INTRODUCED at a regular City Council meeting on April 20, 2026 and ADOPTED as an ordinance of the City of Hollister at a regular City Council meeting on Adoption Date 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 Jennifer P. Thompson, City Attorney I, JENNIFER WOODWORTH, MMC, City Clerk of the City of Hollister, do hereby certify that the attached Ordinance No. XXXX 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 Adoption Date , 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 Adoption Date .

Jennifer Woodworth, MMC
City Clerk of the City of Hollister

Ordinance No. XXXX

Exhibit A
Chapter 17.02 — Title, Purpose and Authority

17.02.010 — Title
This Title (Title 17) shall be known as the Zoning Ordinance of the City of Hollister.

17.02.020 - Purpose
This Zoning Ordinance carries out the policies of the Hollister General Plan by classifying and regulating the uses of land and structures within the City of Hollister. This Zoning Ordinance is adopted to protect and to promote the public health, safety, comfort, convenience, prosperity and general welfare of residents and businesses in the City.

More specifically, the purposes of this Zoning Ordinance are to:

A. Provide standards for the orderly growth and development of the City that will assist in maintaining a high quality of life.

B. Implement the Hollister General Plan by encouraging the uses of land designated by the General Plan and avoiding conflicts between land uses.

C. Maintain a balanced distribution of land uses throughout the City. Provide open space resources for passive and active recreational activities and protect the public from natural safety hazards.

D. Provide a diversity of areas characterized by differing land use activities, scale and intensity, while maintaining community identity and quality development.

E. Conserve and protect the natural resources of the City.

F. Create a comprehensive and stable pattern of land uses upon which to plan transportation, water supply, sewage and other public facilities and utilities.

G. Conserve and protect the natural resources of the City.

H. Create a comprehensive and stable pattern of land uses upon which to plan transportation, water supply, sewage and other public facilities and utilities.

Maintain Hollister as a unique, distinctive and secure environment for the City's residents and businesses.

17.02.020 - Authority, Relationship to General Plan.

This Zoning Ordinance is enacted based on the authority vested in the City of Hollister by the State of California, including but not limited to the State Constitution; Sections 65800 et seq., of the California Government Code; the California Environmental Quality Act, Housing Act, Subdivision Map Act, and the Health and Safety Code.

Ordinance No. XXXX

17.02.030 — Conformity Required
This Zoning Ordinance applies to all land uses, subdivisions, and development within the City of Hollister, as follows.

A. New Land Uses, Structures, and Changes to Them. Compliance with the following requirements is necessary for any person or public agency to lawfully establish a new land use or structure, to alter or replace any land use or structure except as provided herein:

1. The proposed use of land must be allowed within the zoning district that applies to the site.

2. The proposed use of land or structure must be legal or nonconforming and shall satisfy all applicable requirements of this Zoning Ordinance, including but not limited to minimum lot area, height limits, required yard and street setbacks, parking standards, residential density, and sign standards.

3. Any land use permit or other approval required in this Zoning Ordinance shall be first obtained in compliance with Permit Procedures in this Zoning Ordinance.

4. Any land use proposal may not be processed or approved where there is an existing violation of Municipal Code (See Section 1.16.100, Refusal to Issue Licenses or Other Entitlements), unless such process shall serve to directly resolve the violation.

B. Issuance of Building, Drainage or Grading Permits. Building, drainage or grading permits may be issued by the City only when the proposed land use or structure satisfies the requirements of subsection A of this section, and when the Community Development Director determines that the site was subdivided in compliance with all applicable requirements of Title 16, Subdivisions, of the Hollister Municipal Code.

C. Subdivision of Land. Any subdivision of land within the City of Hollister occurring after the effective date of this Zoning Ordinance shall be consistent with the minimum lot size requirements of this title, the subdivision requirements of Title 16 (Subdivisions), and all other applicable requirements of this Zoning Ordinance.

Continuation of an Existing Land Use or Structure. It is unlawful and a violation of the Municipal Code for anyone to maintain the use of a parcel that violates any provision of Title 17, Zoning. However, the requirements of this Zoning Ordinance are not retroactive in their effect on a land use that was lawfully established before this Zoning Ordinance or any applicable amendment became effective.

Any alteration, expansion or modification to an existing use or structure shall comply with all provisions of this Zoning Ordinance, specifically including Section

17.112, Nonconforming Uses and Structures.

Ordinance No. XXXX

E. Effect of Zoning Ordinance Changes on Projects in Progress. The enactment of this Zoning Ordinance or amendments to its requirements may have the effect of imposing different standards on new land uses than those that applied to existing land uses, development and/or structures. Following the effective date of this Ordinance, or any amendments to this Ordinance, the following provisions shall apply.

1. Projects With Pending Applications. All land use permit and subdivision applications that have been determined by the Community Development Department to be complete before the effective date of this Zoning Ordinance or any amendment will be processed in compliance with the requirements in effect when the application was accepted as complete.

2. Approved Projects Not Yet Under Construction. Any approved development for which construction has not begun as of the effective date of this Zoning Ordinance or amendment may still be constructed as approved, as long as required building permits have been obtained before the expiration of any applicable land use permit or before the expiration of any approved time extension granted.

3. Approved Subdivisions Not Yet Recorded. Any approved subdivision for which a parcel or final map has not been recorded as of the effective date of this Zoning Ordinance or any amendment may still have a parcel or final map recorded in compliance with the approved tentative map, as long as recordation occurs before the expiration of the tentative map or, where applicable, before the expiration of any approved time extension granted under Title 16, Subdivisions.

4. Projects Under Construction. A structure that is under construction on the effective date of this Zoning Ordinance or any amendment need not be changed to satisfy any new or different requirements of this Zoning Ordinance.

F Other Requirements May Still Apply. Nothing in this Zoning Ordinance eliminates the need for obtaining any other permits required by the City, or any permit, approval, or entitlement required by other chapters of the Hollister Municipal Code or the regulations of any City department or any county, regional, state, or federal agency.

G. Conflicting Permits and Licenses to be Void. All permits or licenses shall be issued by the City in compliance with the provisions of this Zoning Ordinance, after the effective date of this Zoning Ordinance or any applicable amendment. Any permit or license issued in conflict with this Zoning Ordinance shall be void.

17.02.040 — Responsibility for Administration
This Ordinance shall be administered by the Hollister City Council, Planning Commission, and Community Development Director as follows:

Ordinance No. XXXX

A. Community Development Director.

1. Appointment. The Community Development Director shall be appointed by the City Manager.

2. Duties and Authority. The Director shall have the following responsibilities:
a. Head and manage the day-to-day and long-range functions of the Community Development Department.
b. Have the responsibility to perform all of the functions designated by Government Code Section 65103.
c. Have the responsibility and authority to approve or disapprove applications identified in Chapter 17.72, Authority and Permit Decisions.
d. Perform the duties and functions prescribed in this Zoning Ordinance, including but not limited to the review of development projects.
e. Perform any other responsibilities assigned by the City Manager or City Council.

3. Assignment of Duties. Except where otherwise provided by this Title, the responsibilities of the Community Development Director may also be carried out by Department employees under the supervision of the Director.

B. Planning Commission.

1. Appointment. The Planning Commission shall consist of five (5) members that reside within the City of Hollister City Limits. The members shall be appointed by the City Council and shall serve in compliance with the provisions of the Municipal Code and the adopted Planning Commission Bylaws.

2. Meetings. Regular meetings of the Planning Commission shall be held in accordance with the adopted Planning Commission Bylaws.

3. Duties and Authority. The Planning Commission shall have the responsibility and authority to:
a. Approve or disapprove applications identified in Chapter 17.72, Authority and Permit Decisions and applications elevated to the Planning Commission by the Community Development Director. b. Make a recommendation on applications identified in Chapter 17.72, Authority and Permit Decisions to the City Council.

Ordinance No. XXXX

17.02.050 — Interpretations of Provisions
The Community Development Director is assigned the responsibility and authority to interpret the provisions and requirements of Title 17, Zoning. This Section provides the rules for resolving questions regarding the meaning or applicability of any part of the Ordinance.

A. Language.

1. Abbreviated Titles and Phrases. For the purpose of brevity, the following phrases, personnel and document titles are shortened hereafter in this Title 17 of the Hollister Municipal Code. The City of Hollister is referred to hereafter as the "City." Title 17 of the Hollister Municipal Code is referred to hereafter as "this Zoning Ordinance." The Community Development Director is referred to hereafter as "Director." The City Council is referred to as the "Council." The Planning Commission is referred to as the "Commission," and the Community Development Department is referred to as the "Department." "Buildings and Structures" are referred to hereafter as "structures."

2. Terminology. When used in this Zoning Ordinance, the words "shall," "will," "is to," and "are to" are always mandatory. "Should" is not mandatory but is strongly recommended, and "may" is permissive. The present tense includes the past and future tenses; and the future tense includes the present. The singular number includes the plural number, and the plural the singular, unless the natural construction of the word indicates otherwise.

3. Number of Days. Whenever a number of days are specified in this Zoning Ordinance, or in any permit, condition of approval, or notice given as provided in this Zoning Ordinance, the number of days shall be construed as calendar days. Time limits will extend to the following working day when the last of the specified number of days falls on a weekend or City holiday.

4. Minimum Requirements. When interpreting and applying the regulations of this Zoning Ordinance, all provisions shall be considered to be minimum requirements, unless stated otherwise (e.g., height limits and site coverage requirements for structures, and the numbers and size of signs allowed are maximums, not minimums).

B. Allowable Uses of Land. If a proposed use of land is not specifically listed in in the Use Table for the zoning designation of the project site, the use shall not be allowed, except as follows:

1. Permitted. The Director may determine that a proposed use not listed in this title is allowable if all of the following findings are made:
a. The characteristics of, and activities associated with, the proposed use are equivalent to those of one or more of the uses listed in the zoning district as allowable, and will not involve a higher level of

Ordinance No. XXXX

activity/intensity or population density than the uses listed in the district;
b. The proposed use will meet the purpose/intent of the zoning district that is applied to the site;
c. The proposed use will be consistent with the goals and policies of the General Plan and any applicable Planned Development or Specific Plan; and
d. The use will comply with all local, state, and federal laws.

2. Equivalent to a Listed Use. When the Director determines that a proposed, but unlisted, use is equivalent to a listed use, the proposed use will be treated in the same manner as the listed use in determining where it is allowed, what permits are required, and what other standards and provisions of this Zoning Ordinance apply.

C. Conflicting Requirements.

1. Other Municipal Code Provisions. If conflicts occur between requirements of this Zoning Ordinance, or between this Zoning Ordinance and other regulations of the City, the most restrictive shall apply.

2. General Plan and Specific Plans. When conflicts occur between the requirements of this Zoning Ordinance and standards adopted as part of the General Plan any specific plan, the requirements of the General Plan or specific plan shall apply.

3. Private Agreements. It is not intended that the requirements of this Zoning Ordinance are to interfere with, repeal, abrogate or annul any easement, covenant, or other agreement that existed when this Zoning Ordinance became effective. This Zoning Ordinance applies to all land uses and development regardless of whether it imposes a greater or lesser restriction on the development or use of structures or land than a private agreement or restriction, without affecting the applicability of any agreement or restriction. The City may not enforce any private covenant or agreement unless it is a party to the covenant or agreement.

D. Procedure for Interpretation. The Director shall respond in writing to any request for interpretation of the provisions of this Zoning Ordinance.

1. Request for Interpretation. A request for an interpretation shall be made in writing and submitted to the Department. The request shall specifically state the provision(s) in question and provide any information to assist in the review.

2. Record of Interpretations. Whenever the Director determines that the meaning or applicability of any of the requirements of this Zoning Ordinance

Ordinance No. XXXX

are subject to interpretation generally or as applied to a specific case, the Director may issue an official interpretation. Official interpretations shall be:
a. In writing, and shall quote the provisions of this Zoning Ordinance being interpreted, and explain their meaning or applicability in the particular or general circumstances that caused the need for the interpretation; and
b. Distributed to the Council, Commission, City Attorney, City Clerk, and Department staff. Any provisions of this Zoning Ordinance that are determined by the Director to need refinement or revision will be corrected by amending this Zoning Ordinance as soon as is practical.

Until amendments can occur, the Director will maintain a complete record of all official interpretations, available for public review, and indexed by the number of the section that is the subject of the interpretation.

E. Referral. The Director may refer any interpretation of this Zoning Ordinance to the Planning Commission for a decision during a public hearing.

F. Appeal. Any interpretation of the Zoning Ordinance by the Community Development Director may be appealed to the Planning Commission as provided in Chapter 17/8, Appeals.

17.02.060 - Continuity of Provisions
The provisions of this title, to the extent that they are substantially the same as those in prior effect relating to the same subject matter, shall be constructed as restatements and continuations thereof and not as new enactments. No substantial property right accrued, or action or proceeding commenced prior to the effective date of the ordinance codified in this title, is affected by the provisions hereof, but all procedures hereafter taken shall conform to the provisions of this title.

17.02.070 — Partial Invalidation of Zoning Ordinance
If any article, section, subsection, paragraph, subparagraph, sentence, clause, phrase or portion of this Zoning Ordinance is for any reason held to be invalid, unconstitutional or unenforceable, these decisions shall not affect the validity of the remaining portions of this Zoning Ordinance. The Hollister City Council hereby declares that this Zoning Ordinance and each article, chapter, section, subsection, paragraph, subparagraph, sentence, clause, phrase and portion thereof would have been adopted irrespective of the fact that one or more portions of this Zoning Ordinance may be declared invalid, unconstitutional or unenforceable.

Ordinance No. XXXX

Exhibit B
Chapter 17.03 — Zoning Districts and Zoning Map

17.03.010 — Purpose
The purpose of this Chapter is to establish the zoning districts within the City of Hollister and to adopt the official Zoning Map.

17.03.020 — Districts Established and Designated
The General Plan guides and defines all zoning. To maintain consistency with the General Plan the following Zoning Districts apply to the land use categories as illustrated on the General Plan Land Use Map and as described in the adopted Hollister General Plan.

Table 17.03-1 — Zoning Districts and Companion General Plan Designations Zoning Map
Symbol
Zoning District Name
Residential Zones
General
Plan Land
Use Map
Symbol
General Plan Land Use
Name
R -E
Residential Estate
RE
Residential Estate
R-1
Low Density Residential
Medium Density
Residential
LDR
Low Density Residential
Medium Density
Residential
R -M
MDR
R-OTM
Old Town Medium
Density Residential
High Density Residential
Old Town -High Density
West Fairview Road
MDR
Medium Density
Residential
R -H
HDR
High Density Residential
High Density Residential
Low Density Residential
Multiple Categories
R-OTH
R-WF
HDR
LDR
R-MH
Mobile Home Park
N/A
Commercial Zones
CO
Commercial Office
GC
General Commercial
GC
General Commercial
GC
General Commercial
Mixed -Use Zones
HO
Home Office
HO
Home Office
DMU
Downtown Mixed -Use
DMU
Downtown Commercial
and Mixed Use
NMU
NG
Neighborhood Mixed -Use
North Gateway Mixed -
Use
MU
NG
Mixed Use
North Gateway
Commercial
WG
West Gateway Mixed -
Use
WG
West Gateway
Industrial/Manufacturing Zones
IBP
Industrial Business Park
I
Industrial

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M1
Light Industrial
I
Industrial
Special Purpose Zones
A
Airport
A
Airport
AS
Airport Support
AS
Airport Support
OS
Open
Space/Conservation
OS
Open Space
P
Park
OS
Open Space
PF
Public Facility/Institutional
P
Public
Overlay Zones
PD
Planned Development
N/A
Multiple Categories
SP
Specific Plan
N/A
Multiple Categories

17.03.030 — Zoning Map Adopted
A. Implementation. The Zoning Map shall implement the adopted General Plan and Specific Plans.

B. Boundaries. The boundaries of the zoning districts in Table 17.03-1 shall be shown on the City of Hollister Zoning Map.

C. Map. The Zoning Map, together with all legends, symbols, notation, references, zoning district boundaries and all other information on the map has been adopted by the City Council as required by Government Code Sections 65800 et seq. and is hereby incorporated into this Ordinance by reference.

D. Amendments. Amendments to the Zoning Map shall follow the procedures in Chapter 17.84, Zoning Ordinance Amendments.

17.03.040 — Boundary interpretation.

If there is uncertainty about the location of any zoning district boundary shown on the official Zoning Map, the following rules are to be used in resolving the uncertainty:

A. Where district boundaries approximately follow lot, alley, or street lines, the lot lines and street and alley centerlines shall be construed as the district boundaries; B. If a district boundary divides a parcel and the boundary line location is not specified by distances printed on the Zoning Map, the location of the boundary will be determined by using the scale appearing on the Zoning Map; C. Where a public street or alley is officially vacated or abandoned, the property that was formerly in the street or alley will be included within the zoning district of the adjoining property on either side of the centerline of the vacated or abandoned street or alley; and
D. In case of uncertainty, the Director shall determine the precise location of the district boundary.

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Exhibit C
Chapter 17.72 — Authority and Development Permit Decisions

17.72.010 — Purpose
This Chapter describes the authority and responsibilities of city staff, the Community Development Director, Planning Commission, and the City Council in the administration of Title 17 "Zoning Ordinance" of the Municipal Code.

17.72.020 — Community Development Director
A. Appointment. The Community Development Director shall be appointed by the City Manager.

B. Authority. The Community Development Director shall have the following responsibilities:

1. To perform the functions designated by Government Code Section 65103;

2. Head and manage the day-to-day and long-range functions of the Community Development Department;

3. Have the responsibility and authority to conduct public hearings and approve or disapprove applications for Administrative Permits, Temporary Use Permits, and minor amendments to approved entitlements as prescribed by this Chapter;
Clarify the intent of conditions of approval placed upon entitlements granted by the Planning Commission or City Council under the authority of this Title where necessary;

5. Perform the duties and functions prescribed by this Zoning Ordinance, including but not limited to, the review of development projects, in compliance with this Zoning Ordinance and the California Environmental Quality Act; and

6. Perform any other responsibilities assigned by the City Manager and/or City Council.

C. Designation of Duties. Except where otherwise provided by this Zoning Ordinance, the responsibilities of the Director may also be carried out by Department employees under the supervision of the Director.

17.72.030 — Planning Commission
A. Appointment. See Section 2.20.020 of the Municipal Code.

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B. Meetings. The Planning Commission shall hold regular and special meetings in accordance with the policies outlined in the Planning Commission Bylaws as adopted by resolution of the City Council.

C. Duties. See Section 2.20.060 of the Municipal Code.

17.72.040 — Authority for Land Use and Development Permits Table 17.72-1 (Review Authority) identifies the City official or body responsible for reviewing and making decisions on each type of permit or amendment in the administration of the Zoning Ordinance.

Table 17.72-1 Review Authority
Type of Permit or
Decision
Code
Location
Development
Review
Committee (DRC)
Community
Development
Director
Planning
Commission
City
Council
Legislative Actions
Development
Agreements

17.88 Recommend
Recommend
Recommend
Final
Decision
General Plan
Amendments

17.80 Recommend
Recommend
Recommend
Final
Decision
Planned
Developments

17.90 Recommend
Recommend
Recommend
Final
Decision
Pre -Annexation
Agreements

17.88 Recommend
Recommend
Recommend
Final
Decision
Prezoning/
Annexation

17.86 Recommend
Recommend
Recommend
Final
Decision
Specific Plans

17.82 Recommend
Recommend
Recommend
Final
Decision
Zoning Ordinance
Amendments

17.84 Recommend
Recommend
Recommend
Final
Decision
Permits
Administrative Sign
Permit

17.98 Not Applicable
Decision
--
--
Freestanding Sign

17.98 Recommend
Decision
Appeal
Appeal
Master Sign
Program

17.98 Recommend
Recommend
Decision
Appeal
Conditional Use
Permit - Major

17.96 Recommend
Recommend
Decision
Appeal
Conditional Use
Permit - Minor

17.96 Recommend
Decision
Appeal
Appeal
Site and
Architectural
Review -
Administrative

17.94 Not Applicable
Decision
--
--
Site and

17.94 Recommend
Decision
Appeal
Appeal

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Type of Permit or
Decision
Code
Location
Development
Review
Committee (DRC)
Community
Development
Director
Planning
Commission
City
Council
Architectural
Review - Minor
Site and
Architectural
Review - Ma'or

17.94 Recommend
Recommend
Decision
Appeal
Tentative Map

16.36 Recommend
Recommend
Decision
Appeal
Lot Line
Adjustment

16.44 Recommend
Decision*
Appeal
Appeal
Final Map

16.40 Recommend
Recommend
Not Applicable
Final
Decision
Parcel Map

16.44 Recommend
Decision*
Appeal
Appeal
Temporary Use
Permit

17.100
Recommend
Decision
Appeal
Appeal
Variance

17.102
Recommend
Recommend
Decision
Appeal
Other Approvals
Density Bonus

17.92 Recommend
Recommend
Decision
Appeal
Reasonable
Accommodation

17.110
Not Applicable
Decision
Appeal
Appeal
Interpretations

17.02.050
Recommend
Decision
Appeal
Appeal

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Exhibit D

17.74 — Permit Procedures

17.74.010 — Purpose
The purpose of this Chapter is to establish the procedures for the filing, review, processing, withdrawal and revocation of land use and development permits (hereafter referred to as "permits") required by the Zoning Ordinance.

17.74.020 — Application Fees
A. Fee Schedule. The City Council, by resolution, shall establish a schedule of fees for permits, amendments, and other matters pertaining to this Zoning Ordinance.

For projects that require more than one permit type to approve, all fees associated with each permit type shall be charged. Unusually large or complex projects may be subject to an hourly rate in addition to the basic application fees.

B. Application Fee Payment. All application fees are due at the time of application submittal. The City shall not process any application received until all of the required fees have been paid.

C. Refunds. The application fee shall not be refunded for any project that is denied or withdrawn.

17.74.030 — Preliminary Review
A. Preliminary Review Filing. An applicant or property owner is encouraged to apply for a preliminary review from the Community Development Department prior to the submittal of a formal application.

B. Preliminary Review Application Contents.

1. An applicant is encouraged to submit preliminary plans, diagrams, or conceptual plans in order to receive preliminary feedback on the project proposal prior to the preparation of a formal project submittal. If plans are unavailable, an applicant may also submit a question or written statement as part of the pre -application submittal.

2. The applicant shall submit a completed application for a preliminary review, project materials, and the appropriate filing fee noted in the City's Fee Schedule.

C. Preliminary Review by the Development Review Committee. All preliminary review applications will be routed to the City's Development Review Committee (DRC) for review.

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D. Preliminary Review Meeting.

1. Following the review period, the City will schedule a preliminary review meeting between the DRC and the applicant.

2. During the preliminary review meeting, the City will provide the following information, to the extent possible, based on the submitted application materials:
a. Inform the applicant of the General Plan and Zoning Ordinance requirements that apply to the project;
b. Explain the City's review process;
c. Identify any additional information or technical studies that may be required for the project;
d. Provide guidance to the applicant on possible project alternatives or modifications;
e. Provide guidance on any questions or concerns raised by the applicant in the preliminary application submittal.

3. Preliminary review comments (both oral and written) provided by the City shall not be construed as a recommendation for approval or denial of a project.

The preliminary application will not be reviewed for completeness. The project application shall be reviewed for completeness during a formal application submittal and any during the subsequent review for compliance with the California Environmental Quality Act.

17.74.040 — Land Use and Development Permit Application Submittal A. Project within City Limits. All applications for a use or development permit shall be for properties located within the City Limits. For properties that are located outside of the City Limits, applications may only be submitted for Annexation with the accompanying Pre -Zoning and General Plan Amendment applications.

B. Forms. The Community Development Director shall prepare application forms and supplemental information forms for all permits. It is the Applicant's responsibility to submit all required application and supplemental forms with their project.

C. Submittal Requirements. The Planning Division shall maintain a list of all submittal requirements for each permit type including plans, written statements, diagrams, maps, reports, and fees. All of the items noted on the list(s) are required to be submitted in order to deem an application complete. Applicants are encouraged to contact the Department before submitting an application to verify which materials are necessary for application filing.

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Signature. Applications may be made by any person so long as the application is signed by the applicant as well as all property owner(s) of record for all parcel(s) located within the project area.

E. Application Submittal. All required application materials together with the application fee shall be submitted to the Planning Division. An application that does not contain all of the required materials will not be accepted as complete.

F 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 Development, Pre -zone, Annexation, Variance, General Plan Amendment, or Rezoning, 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 sign shall be installed within 30 days. No application shall be deemed complete until the project notification sign is installed.

17.74.050 — Multiple Permit Applications
A. Concurrent Filing. An applicant for a development project that requires the filing of more than one permit type (i.e., Site and Architectural Review and a Minor Conditional Use Permit) shall file all related applications concurrently, together with all applicable fees, application forms, and materials unless the concurrent filing requirement is waived by the Community Development Director.

B. Concurrent Processing. The Community Development Department shall process all applications for the same project concurrently. Projects requiring multiple permit applications shall be acted upon by the highest review authority designated by the Zoning Code for any of the applications (e.g., a project requiring a Zoning Map Amendment and a Site and Architectural Review shall have both applications decided by the City Council, instead of the Planning Commission acting on the Conditional Use Permit).

Where a permit requires approval by the City Council, the Planning Commission shall review the project during a public hearing and shall transmit their recommendation on the project to the City Council.

17.74.060 — Application Review
All applications for permits required by this Zoning Ordinance shall be processed as follows:

A. Development Review Committee. All projects which require review by the City's Development Review Committee (DRC), as noted in Table 17.72-1, shall be routed to the DRC for review for compliance with all applicable city requirements, city standards, state law, and all applicable safety codes.

B. Completeness Review. Within 30 calendar days of the acceptance of an application, the applicant shall be informed in writing if the application is complete

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and has been accepted for processing or if the application is incomplete and that additional information, specified in the Notice, shall be provided. If the 30th day of review falls upon a weekend or city holiday, the Notice of Completeness shall be provided on the next regular business day.
a. Appeal of Determination. An Applicant may appeal an incompleteness determination by the Community Development Director in accordance with Chapter 17.78 Appeals.

C. Resubmittal of Requested Application Materials. Resubmittals shall contain the information and plans included in the prior submittal plus all items noted in Notice of Incompleteness (partial submittals will not be accepted). Project resubmittals shall be submitted to the City within 180 days of the date of the Notice or the project will be deemed abandoned in accordance with Section 17.74.170. Project resubmittals will be reviewed as noted under Sections A and B above. Following resubmittal and the Applicant will be informed within 30 days if the application is complete for processing or if additional information must be submitted.

D. Environmental Review. After an application has been accepted as complete, the project shall be reviewed as required by the California Environmental Quality Act (CEQA) in accordance with Chapter 17.76. The Department may require the applicant to submit additional information needed for the environmental review of the project in compliance with the California Environmental Quality Act and/or the National Environmental Protection Act.

E. Determination by Decision -Making Authority. Upon completion of environmental review or a determination of exemption from CEQA, a complete application shall be forwarded to the decision -making authority for a determination on the permit application. Staff reports and public noticing shall be prepared where applicable in accordance with this Chapter.

17.74.070 — Referral of Decision -Making Authority
A. Application Referral. Any application may be referred to another decision maker and shall not be considered an appeal.

B. Referral to Planning Commission. At any point during the review process the Community Development Director may transfer original hearing jurisdiction to the Planning Commission at their discretion because of policy implications, unique or unusual circumstances, significant neighbor concerns, or the magnitude of the project.

C. Referral to City Council. At any point in the project review process the Planning Commission may transfer original hearing jurisdiction to the City Council at their discretion because of policy implications, unique or unusual circumstances, regarding the project, or the magnitude of the project.

Review of Referred Project. All projects referred to another decision -making body shall be reviewed in the same manner as a non -referred project.

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E. Referral is Not Appealable. The decision to refer a project to another decision - making body may not be appealed.

17.74.080 — Notice of Community Development Decision
A notice of an intent to approve or deny a Minor Site and Architectural Review or a Minor Conditional Use Permit by the Community Development Director shall be given as follows:

A. Notice of Decision. A notice shall be given ten days prior to the decision of the Community Development Director for a Minor Site and Architectural Review Permit or a Minor Conditional Use Permit.

B. Content of Notice. The Notice of Decision shall include the date and time in which the Community Development Director will render a decision on the proposed project; a general explanation of the matter to be considered and the determination proposed to be made; and a general description, in text or by diagram, of the location of the real property that is the subject of the application.

C. Method of Notice Distribution. Notice of a decision by the Community Development Director shall be mailed or delivered as follows:
a. The applicant and the owner(s) of the parcel(s) located within the project area;
b. All occupants of the properties located immediately adjacent to the project site;
c. Occupants of any business located within the same building or shopping center as the proposed use;
d. All owners of real property as shown on the latest equalized assessment roll within 300 feet of the property that is the subject of the application; and e. Any person who has filed a written request for notice with the Director and has paid the fee set by the most current City Fee Resolution for the notice.

Request for a Hearing. Should anyone request a public hearing for the proposed project, the Community Development Director shall transfer decision making authority to the Planning Commission and notice of the hearing shall be given under Section 17.74.090.

17.74.090 — Notice of Public Hearing
A notice of a public hearing for review by the Planning Commission and City Council shall be given as follows:

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A. Notice of Hearing. The public shall be provided notice of hearings in compliance with state law (including but not limited to the Planning and Zoning Law, Government Code Sections 65000 et seq., Subdivision Map Act, Government Code Sections 66410 et seq., the Ralph M. Brown Act, and the California Environmental Quality Act, Public Resources Code 21000 et seq.).

B. Content of Notice. Notice of a public hearing shall include: the date, time and place of the hearing; the name of hearing body; a general explanation of the matter to be considered; and a general description, in text or diagram, of the location of the real property that is the subject of the hearing.

C. CEQA Notice. A notice required pursuant to the California Environmental Quality Act notifying the public comment period for a CEQA document or the intent to adopt a CEQA document may be combined with the required permit public notice.

D. Method of Notice Distribution. Notice of a public hearing required by this title shall be given as follows, as required by Government Code Sections 65090 and 65091.

1. Notice shall be published at least once in a newspaper of general circulation in the City a minimum of ten (10) days prior to the hearing; and

2. Notice shall be mailed or delivered at least ten days before the hearing to:
a. The applicant and the owner(s) of the parcel(s) located within the project area;
b. All owners of real property as shown on the latest equalized assessment roll within 300 feet of the property that is the subject of the hearing; and
c. Any person who has filed a written request for notice with the Director and has paid the fee set by the most current City Fee Resolution for the notice.

E. Extensive Mailing. If the number of property owners to whom notice would be mailed is more than 1,000, the Director may choose to provide the alternate notice allowed by Government Code Section 65091(a)(3).

G. Additional Notice. The Community Development Director may expand the distribution method at their discretion.

17.74.100 — Staff Reports
When a public hearing is required, a staff report shall be prepared in accordance with the following:

A. Staff Report Preparation. A staff report shall be prepared by the Planning Division that describes the project and the conclusions/findings of staff regarding the

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proposed land use and/or development of the project site and the proposal's compliance and consistency with the provisions of this Zoning Ordinance, other applicable provisions of the Hollister Municipal Code, applicable design guidelines, applicable specific plans, and the General Plan. The staff report shall include recommendations on the application's approval, compliance with the provisions of the California Environmental Quality Act, project Conditions of Approval, and findings for approval or disapproval of the application.

B. Report Distribution. Staff reports shall be distributed to applicants and the property owner(s) of the project site at the same time as they are distributed to the Planning Commission or City Council prior to a hearing on the application.

17.74.110 — Public Hearing
When a public hearing is required by this Title, the hearing shall be conducted as follows:

A. Scheduling of Hearing. After the completion of any environmental documents required by the California Environmental Quality Act (CEQA) and the preparation of a staff report, the matter shall be scheduled for public hearing on the next available meeting agenda reserved for the matters, consistent with CEQA and permit noticing requirements.

B. Public Hearing. Hearings shall be held at the date, time, and place for which notice has been given. The public hearing shall be conducted in accordance with any policies or procedures adopted by the hearing body. At the public hearing, interested persons shall be given the opportunity to present information and testimony about the proposed project.

C. Findings. The Planning Commission and City Council shall make the required findings for each permit type as specified in the Zoning Ordinance.

Notice of Decision. At the conclusion of a scheduled hearing, the hearing body will announce its decision or recommendation, as applicable, which shall contain applicable findings and any conditions of approval. A notice of the decision and any conditions of approval shall be provided to the applicant.

E. Recommendation. For applications in which the Planning Commission makes a recommendation to the City Council, the Planning Commission shall transmit its recommendations in writing to the City Council for final action.

Continuance of a Public Hearing Item. At the discretion of the hearing body, a public hearing may be continued from its scheduled date to a future date provided that prior to the adjournment or recess of the hearing, a clear announcement is made specifying the date, time, and place to which said hearing will be continued.

Projects that are not continued to a date certain meeting will be required to be re - noticed in accordance with this Chapter prior to the rescheduled meeting.

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17.74.120 — Denied Projects
Upon denial of a permit, and if the decision is not reversed through an appeal, no further application for a permit for the same use or project on the same property shall be filed for a period of one year from the date of denial. A new application for a permit may be submitted upon the same property within one year of the date of denial if the Community Development Director has deemed that the new project is substantially different from the project that was previously denied.

17.74.130 — Permit Implementation
A. Effective Date of Permits. Non -legislative actions shall become effective on the 11th day following the date of application approval by the appropriate review authority, provided that no appeal of the review authority's action has been filed in compliance with Chapter 17.78 (Appeals). In the case of an appeal being filed, a permit shall become effective following the final determination on the appeal.

B. Applications Deemed Approved. Any permit application deemed approved in compliance with Government Code 65956 shall be subject to all applicable provisions of this Zoning Ordinance and conditions of approval or mitigation measures upon which approval is contingent. No subsequent permit for land development or construction shall be issued or a land use subject to a use permit under this Title established unless the all applicable local, state, and federal requirements are met and conditions of approval or mitigation measures complete.

C. Performance Guarantees. A permit applicant may be required by conditions of approval or by action of the Director to provide adequate security to guarantee the faithful performance of any/all conditions of approval imposed by the review authority.

D. Permit to Run with the Land. Approved permits shall run with the land and shall continue to be valid upon a change of ownership of the site which was the subject of the approved permit as long as the use and operation is consistent with the approved permit and project conditions of approval.

17.74.140 — Permit Expiration and Extensions
A. Time Limits. Approval of a permit shall be valid for two (2) years following the date of approval. If within the two-year time period, the proposed use of the site has not commenced or a building permit has not been issued for construction of buildings pursuant to and in accordance with the provisions of the approved permit, the permit shall automatically expire.

B. Extensions of Time Tentative Map. Upon request by the applicant, the Planning Commission may extend the time for the Final Map to be recorded in accordance with Section 16.40.010 of the Municipal Code.

C. Extensions of All Other Permits. Prior to expiration of all other approved permits, an applicant may request an extension of the project's approval as discussed

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below. Should a permit expire, a new application shall be submitted along with project plans and all applicable fees paid. Such application will be processed in accordance with the Zoning Ordinance.

1. Upon request by the applicant, the Community Development Director may extend the time for an approved permit to be exercised. The applicant shall submit the required application form, written statement describing the reason the extension is necessary, and the required application fees at least thirty (30) days prior to expiration of the permit.

2. The request for an extension will be reviewed by the City's Development Review Committee (DRC) to ensure that the project complies with current requirements of the Fire Code, Building Code, and Municipal Code. The City's DRC may also impose new or modified conditions of approval on the project as part of the extension request.

3. Following the review and recommendation of the DRC, the Director shall make a determination regarding the request for an extension. Requests for an extension are approved by an Action Letter upon finding that the project conditions of approval are valid and all of the required findings for approval can continue to be made.

4. The Director may, at the Director's sole discretion, approve an extension of the term of an approved permit for up to a period of one year; provided, that no more than two such term extensions may be approved for any development permit.

5. The decision to grant, deny, or condition an extension is an administrative determination and requires no hearing or notice. The action of the director shall be final, and nothing herein shall be deemed or construed to confer on an applicant a right to an extension or to require the Director to issue an extension. If the Director denies an extension, nothing herein shall preclude the applicant from thereafter filing an application for an appropriate development permit.

D. Cessation of Use. If any use approved under a Conditional Use Permit ceases operations for a period of twelve (12) consecutive months, the approval shall expire.

17.74.150 — Permit Revocation
A. Hearings. At the request of the Community Development Director, the Planning Commission shall hold a public hearing in order to consider revocation or modification of any permit issued by the City.

B. Notice. Ten days prior to the public hearing, notice shall be delivered in writing by certified mail to the applicant and owner of the property for which the permit was granted. Notice shall be deemed delivered upon acceptance of the certified mail.

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C. Findings. A permit may be revoked or modified by the Planning Commission, if any one of the following findings can be made:

1. That the permit was obtained by misrepresentation or fraud;

2. That the Applicant has failed to comply with one or more of the conditions of the permit;

3. That the requirements of the Mitigation, Monitoring, and Reporting Program required under CEQA have not been met;

4. That the improvement authorized in compliance with the permit is in violation of any statute, ordinance, law, or regulation; or

5. That the improvement/use allowed by the permit is detrimental to the public health, safety, or welfare or constitutes a nuisance.

C. Revocation, Modification, or Reaffirmation of Permit. If the Planning Commission makes one or more of the above findings it may revoke the permit, change conditions or add new conditions deemed necessary to ensure compliance with CEQA, the Municipal Code and/or General Plan. If the Planning Commission does not make any of the above findings, it shall reaffirm the permit.

D. Notification of Permit Revocation. Upon the revocation, modification or reaffirmation of any land use permit, the Planning Division shall provide the applicant/operator and the property owner a formal written notice of the Planning Commission's action. If the permit is revoked, the notice shall contain a statement directing the permittee and property owner to immediately cease the formerly authorized use, and shall further inform them that failure to cease the use shall be subject to enforcement and penalties as set forth in Chapter 17.118, Enforcement.

E. Appeal. A decision to revoke, modify or reaffirm any land use permit or approval may be appealed to the City Council.

17.74.160 — Refunds and Withdrawals
A. Denied Applications. Application fees cover City costs for public hearings, staff and consultant review time, reports, letters, and other activities involved in the processing of an application. Therefore, the City will not refund fees for an application that is denied.

B. Application Withdrawal. An applicant may request their application be withdrawn at any time in the process in writing. In the event that an applicant withdraws their application, no refund of the application fee will be granted. If the project included a deposit for the preparation of any studies, technical reports, CEQA work, or other documents, the City will refund the balance once all bills associated with the deposit have been paid.

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C. Deemed Withdrawn. If an applicant does not provide information requested in the Notice of Incompleteness by the Community Development Department within nine (9) months following the date of the notice from the City, the application shall expire and be deemed withdrawn without any further action by the City. After the expiration of an application, future City consideration shall require the submittal of a new complete application and associated filing fee.

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Exhibit E
Chapter 17.78 — Appeals

17.78.010 — Purpose
The purpose of this Chapter is to establish procedures for the appeal of incompleteness, interpretations, decisions, or determinations by the Community Development Director and the Planning Commission.

17.78.020 — Appealable Actions
A. Code Administration and Interpretation. The following actions of the Community Development Director may be appealed to the Planning Commission and then to the City Council:

1. Determinations on the meaning or applicability of the provisions of this Zoning Ordinance that are believed to be in error, and cannot be resolved with Department staff;

2. Any determination that a permit application or information submitted with the application is incomplete, in compliance with Government Code Section 65943; and

3. Any enforcement action in compliance with Section 17.118 of the Zoning Ordinance.

B. Action on a Permit.

1. Community Development Director. The approval or denial of a project by the Community Development Director on a permit may be appealed to the Planning Commission.

2. Planning Commission. The approval or denial of a project by the Planning Commission may be appealed to the City Council.

3. Recommendation. A recommendation by the Planning Commission to the City Council is not an appealable action.

17.78.030 — Ministerial Actions
A. There is no right to appeal ministerial actions which do not involve the exercise of judgment or deliberation.

17.78.040 — Who May Appeal
A. Who May Appeal. Any person aggrieved by a decision or action of the Community Development Director may appeal that decision or action to the Planning

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Commission. Any person aggrieved by a decision or action of the Planning Commission may appeal that decision or action to the City Council.

B. City Council. Any Member of the Hollister City Council may appeal the decision of the Community Development Director or Planning Commission acting as an individual.

17.78.050 — Filing Appeals
A. Subdivision Map Act. All appeals of the Planning Commission's decision on a Tentative Map shall be filed and processed in accordance with the Subdivision Map Act (Government Code Section 66452.5(a)(2) and (3)).

B. Effective Date of Approval. All Planning Commission decisions on a permit application shall become effective at 5:00 p.m. on the tenth day following the action.

C. Filing of An Appeal. All appeals shall be filed prior to 5:00 p.m. within ten days of the action which is the subject of appeal. When the appeal period ends on a weekend or holiday, the appeal period shall extend to 5:00 p.m. on the next business day. Appeals filed beyond the ten-day period will not be accepted.

D. Form. An appeal shall be in writing on the form prescribed by the City and accompanied by the required fee. The appeal shall include a written statement which specifically states the pertinent facts and the basis for the appeal, the specific grounds for the appeal, and may also include any materials the appellant wishes to provide.

E. Location of Filing. Appeals of the Community Development Director, in accordance with Section 17.78.020, shall be filed with the Planning Division.

Appeals of any action by the Planning Commission shall be filed with the City Clerk.

F. Hearing Date. The appeal body shall review the appeal no later than 45 days after the date the appeal was filed.

17.78.060 — Effect of Filing
A. Effect of Filing. In the event that an appeal is filed, the decision being appealed shall not be effective until final action by the appeal body and all appeals have been exhausted.

17.78.070 - Processing of Appeals
A. Report and Scheduling of Hearing. The Community Development Director shall prepare a staff report on all filed appeals, and schedule the matter for consideration by the appropriate appeal body after completion of the report.

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B. Notice of Appeal. A public hearing notice shall be provided in accordance with Section 17.74.090 of the Zoning Ordinance for decisions on land use projects that have been appealed.

C. Hearing. The appeal body shall conduct a public hearing in compliance with Section 17.74.090 (Public Hearings). At the hearing, the appeal body may consider any issue involving the matter that is the subject of the appeal, in addition to the specific grounds for the appeal.

D. Action. During the meeting the appeal body will do one of the following:

1. The appeal body may affirm, affirm in part, or reverse the action, decision or determination that is the subject of the appeal, based upon findings of fact about the particular case. The findings shall identify the reasons for the action on the appeal, and verify the compliance or noncompliance of the subject of the appeal with the provisions of this Zoning Ordinance.

2. Remand the appeal for further review, recommendation or action to the previous review body.

E. New and/or Modified Conditions of Approval. When reviewing a decision on a land use permit, the appeal body may adopt additional conditions of approval to address issues or concerns other than the subject of the appeal.

F. Final Decision. The decision of the City Council on an appeal shall be final.

17.78.080 - Effect of Denial
A. Effect of Denial. When an application for a permit is denied on appeal, no application for the same or substantially the same permit or a permit for the same use on the same property shall be filed for a period of one year from the date of denial, except where the permit was denied without prejudice.

17.78.090 — Withdrawal
A. Community Development Director Actions. An appeal may be withdrawn by the appellant, in writing, prior to 3:00 pm on the day of the appeal hearing. Past 3:00 pm, the appeal may not be withdrawn except with the consent of the Planning Commission.

B. Planning Commission Actions. An appeal may be withdrawn, in writing prior to 3:00 pm on the day of the appeal hearing. Past 3:00 pm, the appeal may not be withdrawn except with the consent of the City Council.

17.78.100 — Judicial Review
No person shall seek judicial review of a City decision on a planning permit or other matter until all appeals have first been exhausted.

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Exhibit F

17.80 — General Plan Amendment

17.80.010 — Purpose
The purpose of this Chapter is to establish the rules and procedures for the review of proposed amendments to the text, goals, policies, implementation, land use designations or maps.

17.80.020 — Frequency
A. Frequency of Amendments. pursuant to Government Code Section 65358, mandatory elements of the General Plan shall not be amended more than four (4) times per year. If more than four (4) applications are submitted during a calendar year, City Planning staff may combine the applications and bring forth two (2) or more applications at a time to comply with the Government Code.

B. Adjacent Projects. If the City receives a General Plan Amendment request for two projects which are located close to or in close proximity to each other, the Community Development Director may require the applications to be processed together.

17.80.030 — City Initiation of a General Plan Amendment A. City Council Initiation. Any member of the City Council may propose an amendment to the General Plan. Council initiation of a General Plan Amendment shall require four (4) affirmative votes of the Council.

B. Planning Commission Initiation. The Planning Commission may recommend City Council initiation of a General Plan amendment by four affirmative votes, provided that the Commission provides the Council both a report and recommendation. The City Council will then review the request and process said request in accordance with A above.

C. City Staff Initiation. City Staff may request an amendment to the General Plan.

Staff -initiated General Plan Amendments shall not require prior authorization of the City Council.

17.80.040 — Property Owner or Applicant Initiation of a General Plan Amendment A. Initiation of General Plan Amendment. A General Plan amendment may be proposed by a property owner or property owner representative. For project areas which include more than one property owner, all property owners shall consent to the application. Prior to submission of an application for a General Plan amendment, the property owner(s) shall submit, on a form prepared by the City together with a filing fee, a request for Initiation of a General Plan amendment.

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B. Authorization To Proceed. Once received, the proposed General Plan amendment request for initiation will be scheduled for a City Council public hearing to determine if the City Council will authorize the application to proceed.

Authorization of a property owner initiated General Plan Amendment shall require four (4) affirmative votes of the Council to proceed.

C. General Plan Amendment Application. Following the authorization of the City Council for initiation of a General Plan amendment, the Applicant shall submit a General Plan Amendment Application, filing fee, and all items noted on the City's checklist within six (6) months of authorization by the City Council.

D. Inaction. In the event that the City Council approves a General Plan Amendment initiation request and the applicant fails to apply for the General Plan Amendment within six months, the initiation request shall be deemed withdrawn and future amendment requests will need to go through the initiation process.

17.80.050 — Review Procedures
A. Project Review. Once the City Council determines that the proposed General Plan amendment should be processed, City staff will process the application in accordance with Chapter 17.74, Permit Procedures and Chapter 17.76, Environmental Review.

B. Notice. Notice of the hearings shall be given in compliance with Chapter

17.74.090.

C. Planning Commission Action. The Planning Commission shall review General Plan Amendments and shall make a written recommendation to the Council whether to approve, approve in modified form, or disapprove the proposed amendment, based upon the findings contained in 17.80.060.

City Council Actions. Upon receipt of the Commission's recommendation, the Council may approve, approve in modified form or disapprove the proposed amendment based upon the findings contained in 17.80.060. Action of the City Council is final.

E. Effective Date. Upon approval of a General Plan amendment by the City Council, the amendment shall go into effect thirty (30) calendar days following the date of the decision.

17.80.060 — Findings for General Plan Amendments
In approving or denying a request for a General Plan Amendment, the Planning Commission and City Council shall make the following findings:

A. The amendment is internally consistent with all other provisions of the General Plan;

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B. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare; and
C. The affected site is physically suitable (including absence of physical constraints, access, compatibility with adjoining land uses, and provision of utilities) for proposed or anticipated uses or development.

Ordinance No. XXXX

Exhibit G

17.82 - Specific Plans

17.82.010 — Purpose
The purpose of this Chapter is to establish the procedures for the adoption, implementation, and amendments of specific plans. When required by the General Plan, this Zoning Ordinance, or proposed by an Applicant, a specific plan shall be prepared, processed, approved or denied, and implemented in compliance with this Chapter and Government Code Section 65450 et seq.

17.82.020 — Relationship to Zoning Ordinance
An adopted specific plan shall operate as the zoning regulations for the specific plan area and each property located within the area. Where the specific plan is silent on uses, development standards, or permit requirements, the property shall be subject to the requirements of the Zoning Ordinance.

17.82.030 — Relationship to General Plan
A. Residential Density. A specific plan must meet the development potential identified for the properties within the specific plan area in the General Plan. Each specific plan shall calculate the minimum and maximum number of dwelling units allowed by the General Plan. The specific plan may locate dwelling units, residential land uses, and dwelling types in the area where deemed appropriate, however the development potential identified in the General Plan must be met at build out.

B. Land Uses. A specific plan shall be consistent with all land uses, housing types, and other requirements of the General Plan land use designations for the specific plan area.

C. Goals and Policies. A specific plan shall conform to the goals and policies of the General Plan.

17.82.040 — Initiation Procedures
A specific plan may be initiated in the following manner:

A. City Initiated. The City may adopt a specific plan for any land within the City Limits or the Sphere of Influence upon authorization of the City Council.

B. Non -City Initiated. A project applicant may apply for a specific plan, with written authorization of all property owners within the specific plan area. An applicant can apply for a specific plan for land located inside the City Limits or land located outside the City Limits, but within the City's Sphere of Influence, and contiguous to the City Limits.

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C. Mandatory Preliminary Application. Before preparing a non -city initiated specific plan in compliance with this Chapter, the applicant shall apply for a Preliminary Application Review from the Community Development Department to request a pre -application conference. The purpose of the meeting shall be for the Department and applicant to review the requirements of this chapter and the provisions of the General Plan, this Zoning Ordinance, or State law that require preparation of the specific plan, to discuss issues associated with the specific plan area that shall be addressed by the plan, and to respond to questions from the applicant about the proper procedure for preparing the plan, its processing, and issues associated with its implementation if it is approved.

17.82.050 — Content of Specific Plans
A. Specific Plan Content. A specific plan shall include all of the information required for specific plans by Government Code Section 65451 and as follows:

1. Proposed Land Uses. The distribution, location and extent of land uses proposed within the area covered by the specific plan, including open space areas.

2. Infrastructure. The proposed distribution, location, extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities to be located within the specific plan area and needed to support the proposed land uses.

3. Development Regulations. Regulations for future development which shall include but not be limited to development standards (Le. setbacks, lot coverage), recreation and open space requirements, parking, accessory structures, additions, and allowable uses.

Implementation Measures. A program of implementation measures, including regulations, programs, public works projects, and financing measures necessary to carry out the proposed land uses, infrastructure, and development and conservation standards and criteria, phasing of the project area, and development application review processes.

5. Relationship to General Plan. A statement of the relationship of the specific plan to the General Plan.

6. Residential Development Potential. The specific plan must provide a breakdown of each property within the specific plan area and the residential density allowed by the General Plan. Total development potential for the specific plan area must be calculated based on the land use designations and total area for each designation. The specific plan must then assign the development potential to specific properties and show how the number of dwellings allowed by the General Plan will be constructed within the specific

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plan area. An accompanying map shall show the required density for each area within the specific plan area.
7 Design Guidelines. The specific plan must provide design guidelines for each land use. Guidelines shall include requirements for architecture, streetscape, landscaping, parking, signage, screening, open space, and outdoor spaces.

8. Additional Information. The specific plan shall contain any additional information determined to be necessary by the Director because of the characteristics of the area to be covered by the plan, applicable policies of the General Plan, or any other issue determined by the Director to be significant.

17.82.060 — Specific Plan Application
Applications for a Specific Plan shall include:

A. Application Form. The project applicant shall submit an application on a form prescribed by the City for a Specific Plan, along with an any other applications that are necessary to process the request (such as a rezone, prezone or General Plan Amendment). If the property is not under a single ownership, all owners must sign the application, and a map showing the extent of ownership shall be submitted with the application.

B. Draft Specific Plan. The project applicant shall submit the draft specific plan with all of the required information in Section 17.82.050.

C. Rezone. A request for a Specific Plan must also include a rezone or prezone of the property to designate the specific plan area on the general plan land use map.

A map of the area to be rezoned shall be submitted with the application.

17.82.070 — Environnemental Review
A. Environmental Review. The draft specific plan shall be subject to environmental review as specified in Chapter 17.76, Environmental Review, and in accordance with the California Environmental Quality Act (CEQA).

17.82.080 — Adoption and Amendment Procedures
A. Approval Process. An application for a specific plan and the accompanying rezone or prezone shall be reviewed by the Planning Commission during a public hearing. The Planning Commission will then make a recommendation to the City Council. The City Council will then act upon the request for a Specific Plan.

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B. Planning Commission Review.

1. Hearing. Following the receipt of a complete application for a Specific Plan, the Planning Commission shall conduct a noticed public hearing for consideration of the application.

2. Decision. The Planning Commission shall take one of the following actions during the public hearing:
a. The Planning Commission shall make a written recommendation to the City Council to approve, approve with conditions or modification, or deny the application as submitted and shall make written findings supporting the reason for this recommendation in accordance with Section 17.82.090.
b. If the Planning Commission is unable to make a recommendation to the City Council because the application fails to receive a majority vote resulting in no action being taken by the Planning Commission, the application shall be forwarded directly to the City Council.

C. City Council Review.

1. Public Hearing Required. After the Planning Commission provides a recommendation on the application for a Specific Plan, the City Council shall hold a noticed public hearing on the application, shall consider the recommendations of the Planning Commission, and shall hear evidence presented for and against the proposed Specific Plan and accompanying rezone.

2. Decision. Following the conclusion of the public hearing, the City Council shall approve, modify, or reject the Planning Commission's recommendation. If the City Council requires the applicant to make a substantial modification not previously considered by the Planning Commission, the revised Specific Plan shall be referred back to the Planning Commission for review and a written recommendation prior to consideration of the amendment. Prior to the approval of a Specific Plan, the City Council shall make written findings in the Resolution approving the Specific Plan, in accordance with Section 17.82.090 supporting the reason for approving the Specific Plan.

3. Amendments. A specific plan may be amended as often as necessary.

Amendments to an adopted Specific Plan shall be made in accordance with the provisions of this Section for the adoption of a specific plan, except that a rezone is not required for Amendments.

17.82.090 — Required Findings
An application for a Specific Plan and the accompanying Rezone or Prezone shall be approved if the following findings can be made.

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A. The proposed specific plan is consistent with the goals and policies of the General Plan.

B. The land uses and density (overall) of the specific plan area conform to the land uses and density of the General Plan designation of the site.

C. The specific plan contains all of the required information in Section 17.82.050.

D. Development under the Specific Plan will not have a significant effect on the environment or is subject to the overriding findings by the City Council.

E. The proposed specific plan will not adversely affect surrounding properties.

F The Specific Plan Area is within the City Limits or is within the City's Sphere of Influence and contiguous to property located within the City Limits.

17.82.100 — Specific Plan Established
A. Rezone. Each Specific Plan shall be accompanied by a request for a rezone or prezone.

B. Zoning Map. Following approval of the rezone, the boundary of the Specific Plan shall be indicated on the Zoning Map. Each specific plan shall be noted on the map as being zoned the name of the specific plan (i.e. West of Fairview Specific Plan).

17.82.110 — Further Development Review
A. Compliance with Specific Plan. After the adoption of a specific plan, no public works project, improvement, tentative or parcel map, or other development application shall be approved unless it is consistent with the specific plan.

B. Required Development Permits. Prior to the construction of any structure or the establishment of any use within the Specific Plan area, all necessary permits as required by the Specific Plan or Zoning Ordinance shall be obtained.

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Exhibit H
Chapter 17.84 — Zoning Ordinance Amendments

17.84.010 — Purpose
The purpose of this Chapter is to establish procedures for amending the text of the Zoning Ordinance and amending the City of Hollister's Zoning Map.

17.84.020 — Initiation
A. Amendments to the Zoning Ordinance. An amendment to the text of the Zoning Ordinance may be initiated by Staff, the Planning Commission, or the City Council.

B. Amendments to the Zoning Map. An amendment to the City of Hollister's Zoning Map, thereby rezoning a property from one zoning district to another, or to modify the boundaries of a zoning district, may be initiated by an applicant, the Planning Commission, or the City Council.

C. Amendments which include a Prezoning or General Plan Amendment.

Amendments to the Zoning Map which include a prezoning shall be initiated in accordance with Chapter 17.86, Prezoning/Annexation. Amendments to the Zoning Map which also include an amendment to the General Plan shall be initiated in accordance with Chapter 17.80, General Plan Amendments.

17.84.030 — Review Procedures
A. Application. An application for an amendment to the City of Hollister's Zoning Map shall be filed and reviewed in accordance with Chapter 17.74, Permit Procedures.

The application shall include the required application form, signed by all property owners, together with all information and materials required by the Planning Division and the required application fee.

B. Notice. Notice of the Planning Commission and City Council public hearings shall be provided in accordance with Section 17.74.090. Notice of the Planning Commission review of an amendment to the Zoning Ordinance or Map, during a public hearing, shall be published, posted, and mailed 20 days prior to the hearing in accordance with Section 65854 of the Government Code.

C. Planning Commission Action. The Planning Commission shall review amendments to the Zoning Ordinance or Zoning Map and shall make a written recommendation to the Council whether to approve, approve in modified form, or disapprove the proposed amendment, based upon the findings contained in 1784.040.

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D. City Council Action. Upon receipt of the Commission's recommendation, the Council shall make one of the following actions during a public hearing:

1. Approve. Approve the amendment as proposed or approve in modified form based upon the findings contained in 17.84.040. If the Council proposes to adopt any substantial modifications to the amendment, which were not previously considered by the Planning Commission during its hearing(s), the proposed modification shall first be referred back to the Planning Commission for further consideration and recommendation.

2. Remand. The City Council may remand the amendment back to the Planning Commission for further discussion or consideration based on feedback by the Council.

3. Deny. The City Council may deny the proposed amendment based upon the findings contained in 17.84.040. No action by the City Council shall also constitute a denial of the proposed amendment.

E. Final Action. Approval or denial by the City Council in accordance with Subsection (D) above is final.

17.84.040 — Findings
A. Zoning Ordinance Amendment. In approving or denying a Zoning Ordinance Amendment, the Planning Commission and City Council shall make the following findings:

1. The proposed amendment is consistent with the General Plan and any adopted specific plans.

2. The proposed amendment is internally consistent with other provisions of the Zoning Ordinance.

B. Zoning Map Amendment.

1. The proposed amendment is consistent with the General Plan and any adopted specific plans.

2. The proposed map amendment would be compatible with the existing and planned development in the surrounding area.

3. The subject site is physically suitable for the proposed land use and intensity of the zoning district proposed for the site.

The proposed amendment would not be detrimental to public interest, health, safety, convenience, or welfare.

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17.84.050 — Effective Date
A. Effective Date. A Zoning Ordinance text amendment or a Zoning Ordinance map amendment shall take effect 30 days following adoption of the ordinance by the City Council.

17.78.060 — Record of Amendments
A. Zoning Map. Within 30 days of the effective date of a Zoning Map Amendment, the Planning Division shall modify the City's Zoning Map to reflect the change.

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Exhibit I

17.86 — Prezoning and Annexations

17.86.010 — Purpose
The purpose of this Chapter is to establish the rules and procedures for the review of requests to prezone a property prior to annexation into the City of Hollister.

Unincorporated properties within the City's Sphere of Influence who wish to annex into the City of Hollister shall first receive approval of a Prezone of the property prior to application to the Local Area Formation Commission (LAFCO) for annexation.

17.86.020 — Applicability
A. Contiguous Property. An Applicant or Property Owner(s) may request prezoning of a property which is contiguous to the City of Hollister's City Limit Line as required by Government Code Section 56741.

B. Non -Contiguous Property. If an Applicant or Property Owner wishes to annex a property into the City of Hollister that is not contiguous to the City Limit Line, the request shall include all properties between the parcel and the City Limit Line, so that the entire annexation area is contiguous to the City.

C. City -Initiated Prezone. The City of Hollister may prezone a property in accordance with Government Code Sections 56737-56759.

17.86.030 — General Plan Amendment Required
A. Concurrent Application. All requests for a Prezoning shall be accompanied by a concurrent request for a General Plan Amendment and shall be initiated in accordance with Section 17.80.040, Property Owner or Applicant Initiation of a General Plan Amendment.

B. Inaction. In the event that the City Council approves a Prezone and General Plan Amendment initiation request and the applicant fails to apply for the Prezone and General Plan Amendment within six months, the initiation request shall be deemed withdrawn and future amendment requests will need to go through the initiation process.

17.86.040 — Review Procedures
A. Application Filing. Prior to filing a formal application for Prezoning, the applicant shall have received City Council authorization to proceed with the associated General Plan Amendment as outlined in Section 17.86.030.

1. Formal applications for Prezoning shall be timely filed following authorization to proceed, as required by Section 17.80.040(D).

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B. Project Review. City staff will process the application in accordance with Chapter

17.74, Permit Procedures, Chapter 17.84, Zoning Ordinance Amendments.

C. Notice. Notice of the hearings shall be given in compliance with Chapter

17.74.090.

Planning Commission Action. The Planning Commission shall review Prezone applications and shall make a written recommendation to the Council whether to approve, approve in modified form, or disapprove the proposed amendment, based upon the findings contained in 17.86.050.

E. City Council Actions. Upon receipt of the Commission's recommendation, the Council may make one of the following actions during a public hearing:

1. Approve. Approve the Prezone as proposed or approve in modified form based upon the findings contained in 1786.050. If the Council proposes to adopt any substantial modifications to the amendment, which was not previously considered by the Planning Commission during its hearing(s), the proposed modification shall first be referred back to the Planning Commission for further consideration and recommendation.

2. Remand. The City Council may remand the Prezone back to the Planning Commission for further discussion or consideration based on feedback by the Council.

3. Deny. The City Council may deny the proposed amendment based upon the findings contained in 17.84.040. No action by the City Council is a denial of the proposed amendment.

F. Final Action. Action of the City Council is final.

17.86.050 — Findings for Prezones
In approving or denying a request for a Prezone, the Planning Commission and City Council shall make the following findings:

A. The proposed prezone is internally consistent with all other provisions of the General Plan and any adopted specific plans.

B. The proposed prezone would be compatible with the existing and planned development in the surrounding area.

C. The proposed prezone would not be detrimental to the public interest, health, safety, convenience, or welfare.

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

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17.86.060 - Application to LAFCO
A. Application to LAFCO. Upon approval by the City Council of a request for a Prezone, the City shall apply for annexation of the property into the City as required by the San Benito Local Agency Formation Commission (LAFCO). All application materials and fees required by LAFCO shall be submitted to the City by the Applicant.

17.86.070 — Zoning Upon Annexation
A. Effective. The prezoning designation shall become effective upon approval of the annexation by LAFCO via an approved Resolution. Once approved, the Zoning Map and General Plan Land Use Map shall be amended to accurately reflect the zoning and land use designations for the property.

B. Limit on Rezones. After annexation, an Applicant or Property Owner may not apply for a rezone or general plan amendment for a period of two years following the effective date of the annexation, except as may be allowed by Government Code Section 56375(e).

17.86.080 - Expiration of Prezone
A. Expiration of Prezone. Upon approval by the City Council, a Prezone shall expire within one (1) year of approval if the Applicant has failed to provide the necessary materials in accordance with Section 17.86.060 above or if LAFCO denies the annexation.

Ordinance No. XXXX

Exhibit J

17.88 — Development Agreements

17.88.010 — Purpose
The purpose of this Chapter is to outline the procedures and requirements for the review and approval of Development Agreements, which is an agreement entered into between the City and a property owner(s) of a specific project, in accordance with Government Code Sections 65864 — 65869.5.

17.88.020 — Development Agreement Requests
A. Applicant. A person or persons whom have a legal or equitable interest in a property (which is the subject of the Development Agreement) or their authorized agent may submit an application for a Development Agreement. Where there is more than one property owner, all property owners must agree to the Development Agreement application. An application for a Development Agreement may be filed for the following types of properties.

1. City limits. The City of Hollister may enter into a Development Agreement with the property owner(s) of a property within the City.

2. Sphere of Influence. The City of Hollister may enter into a Development Agreement for a property located within the City's Sphere of Influence. Any Development Agreement entered into, for land located outside the City Limits, will not take effect until the annexation of the property is approved by the San Benito Local Agency Formation Commission (LAFCO). If annexation is not completed within the time specified within the Development Agreement, the Development Agreement shall become null and void.

17.88.030 — Content of Development Agreements
A. Required Content. The Development Agreement shall include all of the required content found in Government Code Section 65865.2 and as listed below:

1. Duration of the agreement;

2. Phasing of a project;

3. Permitted/allowed uses for the subject property;

4. Density or intensity of the allowable uses;

5. Provisions, if any, for reservation or dedication of land for public purposes;

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6. Protection from either a future growth control ordinance or a future increase in development or impact fees; and
7 Review procedures for development within the project area and/or amendments.

B. Optional Provisions. A Development Agreement may also contain additional provisions which are not required by Government Code Section 65865.2, such as the financing of necessary public improvements or reimbursement over time.

C. Provisions Required by City Council. Development Agreements may also include any terms determined to be appropriate and necessary by the City Council.

17.88.040 — Application
A. Application. An application for a Development Agreement shall be filed on the form prescribed by the City and filed with the Planning Division. All property owners of the properties which are a part of the Development Agreement shall sign the application form.

B. Fee. The application for a Development Agreement shall be accompanied by the fee listed on the City's Fee Schedule.

C. Materials. The Applicant shall submit any information or supporting data the Community Development Director determines is necessary to process the application.

17.88.050 — Review Procedures for Development Agreements A. Development Agreement Review. The Community Development Director and Development Review Committee shall review all applications for a Development Agreement.

B. Notice. Notice of the hearings shall be given in compliance with Chapter 17.74.

C. Concurrent Review. When a Development Agreement application accompanies another development application, the Development Agreement and development application(s) shall be reviewed concurrently.

Planning Commission Action. The Planning Commission shall review Development Agreements and shall make a written recommendation to the Council whether to approve, approve in modified form, or disapprove the proposed amendment, based upon the findings contained in 17.88.070.

E. City Council Actions. Upon receipt of the Commission's recommendation, the Council may make one of the following actions during a public hearing:

1. Approve. Approve the Development Agreement as proposed or approve in modified form based upon the findings contained in 17.88.070.

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2. Deny. The City Council may deny the proposed Development Agreement based upon the findings contained in 17.88.070. No action by the City Council is a denial of the proposed amendment.

3. Final Action. Action of the City Council is final.

Section 17.88.060 — Amendments and Cancellations
A. Amendment to a Development Agreement. An amendment (including an extension of the terms of the Agreement) to a Development Agreement may be proposed by any party to the Agreement. Amendments to a Development Agreement shall be reviewed in accordance with the review for new Development Agreements, as discussed in Section 17.88.050.

B. Cancellation of a Development Agreement. Any party to a Development Agreement may propose cancellation of a Development Agreement. Cancellation of a Development Agreement shall be reviewed in accordance with the review for new Development Agreements, as discussed in Section 17.88.050.

17.88.070 — Findings for Development Agreements
In approving or denying a Development Agreement, the Planning Commission and City Council shall make the following findings:

A. The Development Agreement is consistent with the General Plan and any applicable Specific Plan;
B. The Development Agreement will not adversely affect the orderly development of property.

C. The Development Agreement is in the best interest of the City.

A Tentative Map prepared for a subdivision (as defined under Government Code Section 66473.7) which is a part of the Development Agreement will comply with Government Code Section 66473.7.

17.88.080 — Recordation
A. Effective. Within ten (10) days following City Council approval of a Development Agreement, the City shall record a copy of the Development Agreement with the San Benito County Recorder.

17.88.090 — Periodic Review
A. Periodic Review. The Community Development Director shall conduct a periodic review of each Development Agreement every twelve (12) months.

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B. Applicant Demonstration. The Applicant or successor shall demonstrate good faith compliance with the terms of the Development Agreement during the review.

Should the City determine that the Applicant has not complied in good faith with the terms or conditions of the agreement, the City may terminate or modify the agreement.

C. Fees. If necessary, the applicant shall be required to cover the costs associated with the review and any necessary amendments.

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Exhibit K
Chapter 17.90 Planned Developments

17.90.010 — Purpose
The purpose of this Chapter is to:

A. Establish a Planned Development Zoning District through which one or more properties are planned as a unit with the layout, design, uses, and development standards specifically tailored to the project.

B. Allow for high quality development with maximum flexibility where strict application of the requirements of the Zoning Ordinance would result in a less desirable project.

C. Maintain consistency with, and implement the provisions of, the General Plan and applicable specific plans.

D. Ensure orderly and thoughtful planning of development projects to create a more desirable use of the land, ensure coordinated development of the project area, and result in a better physical environment.

E. Allow freedom of design, layout, and uses to obtain developments which enhance the community by surpassing the type of development required by strict application of the Zoning Ordinance.

F. Ensure that all Planned Developments provide a Substantial Public Benefit in exchange for relief from the strict application of the Zoning Ordinance.

17.90.020 - Applicability
An applicant may apply for a Planned Development Permit for any of the following:

A. Any project where the total project area is over one acre in size within the city limits.

B. As a prezone for any project that is requesting annexation into the City of Hollister.

17.90.030 — Planned Development Established
A. Rezone. Each Planned Development shall be established through a rezone (or prezone where applicable) to "Planned Development"
B. Underlying Zoning Designation. Each Planned Development shall also have an underlying zoning district established within the Planned Development. The proposed underlying zoning district shall be compatible with the General Plan land use designation for the property. If more than one land use designation exists for

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the project area, each land use designation shall have an accompanying underlying zoning district.

C. Zoning Map. Following approval of a Planned Development rezone, the boundary of the Planned Development shall be indicated on the Zoning map. Each Planned Development shall be noted on the map as being zoned Planned Development ("PD") and the Planned Development application number shall be noted on the map (for example PD 2023-1).

17.90.040 — Land Use
The following uses are permitted in a Planned Development:

A. Established in the Underlying Zoning District. Any use permitted or conditionally permitted in the underlying zoning district or in any applicable specific plan.

B. Uses Not Listed. Any use or uses that are not included in the Zoning Ordinance but are compatible with the intent and design of the Planned Development and are compatible with the General Plan use designation of the site, as determined by the Planning Commission and City Council.

C. Accessory Uses. Any Accessory Uses, as defined in 17.02.020, that meet the needs of the residents or employees within a Planned Development and would otherwise not be permitted by the underlying zoning district.

D. Multi -Family within a Single -Family Development. Multi -family dwelling units are allowed within any property designated as single family if the total number of dwelling units project -wide falls within the density range allowed by the General Plan.

17.90.050 — Density
A. General Plan Density. The total number of dwelling units to be constructed within the project area shall be within the density range allowed by the General Plan land use designation(s) for the project area. The Planned Development may not increase or decrease the total number of dwelling units required to be constructed by the General Plan.

B. Density Calculation. Project density shall be calculated by using the total size (acreage) of each General Plan land use designation within the Planned Development and calculating the maximum density allowed for each land use. The Planned Development is not required to ensure that development on each parcel meets the permitted density range, the Planned Development can distribute the total number of allowed dwelling units or non-residential space throughout the project area if the required density range is met project wide.

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C. More Than One Land Use Designation. For projects in which there are more than one General Plan land use designation, the total maximum density shall be the maximum density allowed for each land use designation.

17.90.060 — Deviations Allowed for Planned Developments A. Development Standards. A Planned Development may establish development standards that are different from the standards established for the underlying zoning designation(s) for the project area. Each land use designation within the project area may establish its own development standards. The following deviations from the underlying zoning designation development standards are allowed within a Planned Development:

1. Height;

2. Minimum lot size and lot area per dwelling unit;

3. Lot width, depth, and frontage;

4. Setbacks;

5. Open space requirements; and

6. Lot Coverage and Floor Area Ratio.

B. Dwelling Types. The Planned Development may allow dwelling types that are not otherwise permitted under the site's land use designation except for single family in a multi -family designation.

C. Other. The relief of any provision of the Zoning Ordinance that would preclude the construction of a desirable development, as determined by the Planning Commission and City Council.

Shared Parking. A Planned Development, if supported by a parking study, may establish shared parking within the Planned Development at the discretion of the Planning Commission and City Council.

17.90.070 — Substantial Public Benefit in Exchange for a Planned Development Each Planned Development must contain one or more Substantial Public Benefit(s) in exchange for any modifications from standard zoning requirements. A "Substantial Public Benefit" means a project feature not otherwise required by the Municipal Code or General Plan that provides a unique feature or benefit to the City or the neighborhood in which it is located. Examples of Substantial Public Benefits include but are not limited to:
enhanced architectural designs; public plazas, courtyards, open space, and other public gathering places that provide opportunities for people to informally meet and gather; commercial uses in a residential development that serve the neighborhood (excluding properties that are designated as Mixed -Use in the General Plan); recreational facilities; public art; community space(s); parks; contribution to or construction of significant off -site

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public improvements or community space; the preservation, restoration, or rehabilitation of a historic resource; and/or the protection of natural resources.

17.90.080 - Prohibited within a Planned Development
A Planned Development may not be used to request deviations from any of the following regulations:

A. The lowering or increasing of the residential density required by the General Plan land use designation(s) for the property.

B. The elimination of a commercial component for projects designated as Mixed -use in the General Plan.

C. Downtown Commercial Mixed -Use zoning requirements.

D. For properties with a General Plan land use designation of Medium or High Density Residential or Mixed -Use, the Planned Development may not be used to modify the allowed dwelling unit types to allow single family residences, unless the Planning Commission and City Council determine that single family residences may be allowed as an Accessory Use and where the density of the project meets the required density of the General Plan.

E. For the reduction of any design standards or guidelines adopted by the City.

F. For the reduction of design or preservation requirements for any structure that is designated as historical.

17.90.090 - Planned Development Application
Applications for a Planned Development shall include:

A. Application Form. The project applicant shall submit an application on a form prescribed by the City, with all the information listed on the form as part of the request for a Planned Development. If the property is not under a single ownership, all owners must sign the application, and a map showing the extent of ownership shall be submitted with the application.

B. Site Plan. Plans or maps depicting the existing topography, on -site structures, natural features, mature trees, and other significant vegetation and drainage patterns. The map shall also show the project boundaries and all properties within one hundred feet of the site boundary.

C. Conceptual Land Use Plan. A map showing the location of each land use proposed within the site (including housing types where applicable), open space and common areas, community facilities, and the location of any use or structure that is proposed as a Substantial Public Benefit.

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D. Density. A plan showing the total site area, total density range for each General Plan land use designation for residential and non-residential designations, maximum numbers of residential units by type, and maximum non-residential square footage for each use.

E. Project Narrative. A written project narrative which includes the following information:
a. A description of the proposed project, existing and proposed General Plan land use designation(s), and the proposed underlying zoning district(s). b. Existing use of the project area and site conditions. c. A statement of the project objectives, how the proposed project will comply with General Plan goals and policies for the applicable land use designation, and how the project complies with the purpose of this Chapter. d. An overview of the proposed development plan including land use, densities, residential dwelling types, open space, and parking. e. A description of the project access and circulation.

A description of how the proposed development is superior to development that could occur with the strict application of the standards required by the underlying zoning designation, and how it will provide a Substantial Public Benefit.
g.

The amount (in square feet or acres) and percentage of site area that will be dedicated for all land uses including residential, commercial, office, industrial, open space, recreational facilities and amenities, public facilities, and public buildings. The maximum number of dwelling units, by type, and the maximum square footage of all non-residential uses must be provided. h. A written statement of proposed uses including permitted, conditionally permitted, prohibited, and Accessory Uses for each land use type.

All development regulations that apply within the project, including:

Density;
ii. Minimum lot size and dimensions;
iii. Maximum building coverage including lot coverage and Floor Area Ratio;
iv. Minimum setbacks;
v. Maximum building heights;

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vi. Landscaping;
vii. On -site parking; and
viii. Other items as recommended by Staff and deemed appropriate by the Planning Commission and City Council.

F Design Guidelines. Design standards and guidelines for the construction of future structures within the project area including landscaping, screening, and architectural design.

G. Phasing. For Planned Developments that are to be constructed in phases, a phasing plan must be provided.

H. Parking. Where a Planned Development includes shared parking or a use which is not listed in the Zoning Ordinance, a parking study prepared by a qualified preparer shall be submitted which establishes the parking requirement for the new use or reviews the proposed shared parking plan.

17.90.100 - Review of a Rezoning to Planned Development A. Approval Process. An application for a rezone to Planned Development shall be reviewed by the Planning Commission during a public hearing. The Planning Commission will then make a recommendation to the City Council. The City Council will then act upon the request for a rezone to a Planned Development.

B. Planning Commission Review.

3. Hearing. Following the receipt of a complete application for a Planned Development, the Planning Commission shall conduct a noticed public hearing for consideration of the application.

4. Decision. The Planning Commission shall take one of the following actions during the public hearing:
c. The Planning Commission shall make a written recommendation to the City Council to approve, approve with conditions or modification, or deny the application as submitted and shall make written findings supporting the reason for this recommendation in accordance with Section 17.90.120.
d. If the Planning Commission is unable to make a recommendation to the City Council because the application fails to receive a majority vote resulting in no action being taken by the Planning Commission, the application shall be forwarded directly to the City Council.

C. City Council Review.

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4. Public Hearing Required. After the Planning Commission provides a recommendation on the application for a Planned Development, the City Council shall hold a noticed public hearing on the application, shall consider the recommendations of the Planning Commission, and shall hear evidence presented for and against the proposed Planned Development rezone.

5. Decision. Following the conclusion of the public hearing, the City Council shall approve, modify, or reject the Planning Commission's recommendation. If the City Council requires the applicant to make a substantial modification not previously considered by the Planning Commission, the revised Planned Development shall be referred back to the Planning Commission for a written recommendation prior to consideration of the amendment. Prior to the approval of a Planned Development rezone, the City Council shall make written findings in accordance with Section 17.90.120 supporting the reason for approving the Planned Development rezone.

6. Second Reading. If the Planned Development is approved by the City Council, a second reading of the Ordinance will take place at the following City Council meeting. The Ordinance establishing the Planned Development rezone will not take effect until 30 days following the second reading.

17.90.110 — Ordinance Format
Each Ordinance for a Planned Development shall establish the following:

A. Purpose and intent of the Planned Development;
B. Underlying zoning district(s);
C. A list of all permitted, conditionally permitted, and prohibited uses within the Planned Development;
D. All applicable design themes, guidelines, or standards; and E. All site development regulations including:

1. Density;

2. Setbacks;

3. Maximum height;

4. Maximum Lot Coverage or Floor Area Ratio;

5. Open Space requirements;

6. Accessory Uses or structures;

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7 Landscaping and screening;

8. Parking and loading; and

9. Other items recommended by Staff and deemed appropriate by the Planning Commission and City Council

17.90.120 — Required Findings
An application for a Planned Development rezone shall be approved if the following findings can be made, in addition to the required findings of other permits required for the project.

A. The Planned Development is consistent with the General Plan, applicable specific plan, and other plans and policies adopted by the City Council.

B. The Planned Development will not be detrimental to the health, safety, or welfare of persons residing or working in or adjacent to the Planned Development or to the general welfare of the city.

C. The proposed development is superior to the development that could occur under the requirements of the Zoning Ordinance for the underlying zoning designation.

D. That the location, design, size, and uses will result in an attractive, well designed, and beneficial environment for living, shopping, or working.

E. The proposed Planned Development will be harmonious and compatible with existing and potential development in the surrounding area.

F The Planned Development would result in a thoughtful, well -planned development which has been designed to meet current and future needs of residents and workers within the City.

G. The Planned Development will provide one or more Substantial Public Benefits, as defined by Section 17.90.070, in exchange for any modifications from standard zoning requested by the Planned Development.

17.90.130 — Modifications to an Approved Planned Development A. Clarification. Where necessary, the Development Services Director by administrative action may clarify the provisions or make minor adjustments to conform to current provisions of the Zoning Ordinance, to refer to relevant sections of the Zoning Ordinance (where necessary) and to approve minor modifications to a Planned Development that do not conflict with the development standards, density, or intent of the Planned Development.

B. Minor Amendments. The Planning Commission, by means of a Planned Development minor modification may approve minor amendments to a Planned

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Development with a finding that the amendment substantially complies with and does not materially change the provisions, intent, land use, or development capacity of the applicable Planned Development.

C. Major Amendment. All amendments that change the provisions or intent of the Planned Development, increase the development potential of the site, change the required Substantial Public Benefit, or substantially change the proposed land use map may be requested by submitting an application in the same manner and process as the initial request.

17.90.190 — Further Development Review
Prior to the construction of any structure or the establishment of any use within the Planned Development, all necessary permits as required by the Zoning Ordinance and the Planned Development shall be obtained.

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Exhibit L
Chapter 17.92 - Density Bonus

17.92.010 - Purpose
As required by Government Code Section 65915, this chapter offers Density Bonuses and incentives or concessions for the development of housing that is affordable to the types of households and qualifying residents identified in Section 17.92.030 (Eligibility for Bonus, Incentives, or Concessions). This chapter is intended to implement the requirements of Government Code Section 65915 et seq., and the Housing Element of the General Plan. As used in this chapter and when otherwise required by Government Code Section 65915 et seq., "housing development" means a development project for five (5) or more residential units, including a mixed -use development, that meets the requirements of Government Code Section 65915(i).

17.92.020 - Definitions
The following definitions shall apply to this Chapter:

A. Affordable Ownership Cost. Affordable ownership cost means a reasonable down payment and an average monthly housing cost during the first calendar year of occupancy, mortgage insurance, property taxes and property assessments, homeowner's insurance, homeowner's association dues, if any, and all other dues and fees assessed as a condition of property ownership, which does not exceed the income limits established under Section 50052.5(b) of the California Health and safety Code.

B. Affordable Rent. Affordable rent means monthly rent, including a reasonable allowance for garbage collection, water, electricity, gas, and other heating, cooking, and refrigeration fuels, and all mandatory fees charged for use of the property, which does not exceed the income limits established under Section 50053(b) of the California Health and Safety Code.

C. Area Median Income. Area median income is the annual median income for San Benito County, adjusted for household size, as published periodically in Title 25, Section 6932, California Code of Regulations, or its successor provision, or as established by the city of Hollister in the event that such median income figures are no longer published periodically in the California Code of Regulations.

D. Applicant. An applicant is any person, firm, partnership, non-profit, association, joint venture, corporation, or any entity or combination of entities who seeks approval of a permit from the City for a development that incudes residential dwelling units on a parcel within the City which is owned or not owned by the Applicant.

E. Base Density or Base Units. Base density or base units is the maximum number of dwelling units per gross acre permitted on the property, as established by the

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general plan designation of the parcel. When the calculation of density results in a fractional number of units, the number of permitted units shall be rounded up to the nearest whole number. When the general plan designation of the property allows for mixed -use development, the base density shall be calculated the same as those properties which are designated only for residential uses.

F. Child Care Facility. A facility approved and licensed by the State, other than a family day care home, that provides non -medical care on less than a 24 -hour basis, including infant centers, preschools, extended day care facilities, and school age children, operated and maintained by the operator or owner. Day care center does not include residential care facilities, residential service facilities, interim housing, or convalescent hospitals/nursing homes.

G. Common Interest Developments. A community apartment project, a condominium project, a planned development or a stock cooperative.

H. Concessions. A reduction in site development standards or a modification of zoning code or architectural design requirements, approved of mixed -use zoning or other regulatory incentives or concessions which actually result in cost reductions.

Density Bonus. An increase in the number of dwelling units over the otherwise maximum allowable residential density as established in the Land Use Element of the Hollister General Plan and the Zoning Ordinance in accordance with State law and this Chapter.

Density Bonus Units. The residential dwelling units approved pursuant to this Chapter, which exceed the otherwise allowable maximum allowable residential density for the development site.

K. Development Standard. A site or construction condition, other than density or lot size, including but not limited to: a height limitation, minimum lot size, lot dimensions, setback requirements, lot coverage (except where Floor Area Ratio is used instead of lot coverage), or open space requirement that applies to a residential development pursuant to any ordinance, General Plan Element, Specific Plan, or other City condition, law, policy, resolution, or regulation.

First Approval. The first of the following approvals to occur with respect to a residential development: Specific Plan, Development Agreement, Planned Unit Development Permit, Tentative Map, Minor Subdivision, Conditional Use Permit, Site Plan Review, or Building Permit.

M. Housing Development. A development project consisting of five or more residential units including mixed -use developments. Housing development also includes a subdivision or common interest development, as defined in Section 4100 of the Civil Code, approved by the City and consistent of residential units or unimproved residential lots and either a project to substantially rehabilitate and convert an existing commercial building to residential use or the substantial

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rehabilitation of an existing multifamily dwelling, where the result of the rehabilitation would be a net increase of the available residential units.

N. Homeless Persons. Homeless persons shall have the same meaning as defined in the federal McKinney-Vento Homeless Assistance Act (42 U.S.C. Sec. 11301 et seq.).

O. Incentives. Regulatory incentives as defined in Section 17.30.100, Incentives and Concessions.

P. Lower -Income Households. Persons and families whose income does not exceed the qualifying limits for lower income families as established and amended from time to time pursuant to Section 8 of the United States Housing Act of 1937.

The limits shall be published by the department in the California Code of Regulations as soon as possible after adoption by the Secretary of Housing and Urban Development. In the event the federal standards are discontinued, the department shall, by regulation, establish income limits for lower income households for all geographic areas of the state at 80 percent of area median income, adjusted for family size and revised annually. Lower -income households includes very low-income households, as defined in Section 50105, and extremely low-income households, as defined in Section 50106.

Q. Lower Income Student. A student who has a household income and asset level that does not exceed the level for Cal Grant A or Cal Grant B award recipients as set forth in paragraph (1) of subdivision (k) of Section 69432.7 of the Education Code. The eligibility of a student to occupy a unit for lower income students under this section shall be verified by an affidavit, award letter, or letter of eligibility provided by the institution of higher education in which the student is enrolled or by the California Student Aid Commission that the student receives or is eligible for financial aid, including an institutional grant or fee waiver from the college or university, the California Student Aid Commission, or the federal government.

R. Major Transit Stop. A major transit stop shall have the same meaning as defined in subdivision (b) of Section 21155 of the Public Resources Code.

S. Maximum Allowable Residential Density. The maximum number of dwelling units permitted for a residential project by the City's Zoning Ordinance and by the Land Use Element of the General Plan on the date that the application for the residential project is deemed complete, excluding any units allowed by a Density Bonus. If the maximum density allowed by the Zoning Ordinance is inconsistent with the density allowed by the Land Use Element of the General Plan, the General Plan density shall prevail.

Mixed -Use Development. A development that includes residential as well as commercial, office or industrial uses.

U. Moderate -Income Households. Households whose income does not exceed the moderate income limits applicable to San Benito County as published annually pursuant to Title 25 of the California Code of Regulations, Section 6932 (or its

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successor provision) by the California Department of Housing and Community Development, adjusted for household size.

V Non -Restricted Units. All dwelling units within a residential development except the target units.

W Residential Development. A development project of five or more dwelling units and includes a subdivision or common interest development.

X. Shared Housing Building. A residential or mixed -use structure, with five or more shared housing units and one or more common kitchens and dining areas designed for permanent residence of more than 30 days by its tenants. The kitchens and dining areas within the shared housing building shall be able to adequately accommodate all residents. A shared housing building may include other dwelling units that are not shared housing units, provided that those dwelling units do not occupy more than 25 percent of the floor area of the shared housing building. A shared housing building may include 100 percent shared housing units.

A shared housing building may include incidental commercial uses, provided that those commercial uses are otherwise allowable and are located only on the ground floor or the level of the shared housing building closest to the street or sidewalk of the shared housing building.

Y Shared Housing Unit. One or more habitable rooms, not within another dwelling unit, that includes a bathroom, sink, refrigerator, and microwave, is used for permanent residence, that meets the "minimum room area" specified in Section R304 of the California Residential Code (Part 2.5 of Title 24 of the California Code of Regulations), and complies with the definition of "guestroom" in Section R202 of the California Residential Code.

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

AA. Specific Adverse Impact. A significant, quantifiable, direct and unavoidable impact based on objective and identified written public health or safety standards, policies or conditions as they existed on the date that the application for the housing development was deemed complete as defined by Section 65589.5 of the Government Code.

BB. State Density Bonus Law. State of California Government Code Section 65915 as may be amended.

CC. Student Housing Development. A housing development which is used exclusively for undergraduate, graduate, or processional students enrolled full time at an institution of higher education accredited by the Wester Association of Schools and Colleges or the Accrediting Commission for Community and Junior Colleges. A minimum of twenty (20) percent of the units (rental beds) must be reserved for lower income students to qualify and the rent for the affordable units

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must be calculated at 30 percent of 65 percent of the area medium income for single -room occupancy unit type in accordance with Government Code Section 65915(b)(1)(F)(i).

DD. Target Unit. A dwelling unit within a housing development that is reserved for sale or rent to, and is made available at an affordable rent or affordable ownership cost to: very -low, lower, or moderate -income households, or is a dwelling unit in a senior housing development, and which qualifies the residential development for a Density Bonus and other incentives or concessions pursuant to Section

17.92.030(A) of this Article.

EE. Very -Low Income Households. Households whose income does not exceed the very -low income limits applicable to San Benito County as published annually pursuant to Title 25 of the California Code of Regulations, Section 6932 (or its successor provision) by the California Department of Housing and Community Development, adjusted for household size.

17.92.030 - Eligibility for Bonus, Incentives, or Concessions To be eligible for a Density Bonus and other incentives or concessions as provided by this chapter, a proposed housing development shall comply with the following requirements and shall satisfy all other applicable provisions of Hollister Municipal Code, except as provided by Section 17.92.060 (Allowed Incentives or Concessions).

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, 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

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Education Code, disabled veterans, as defined in Section 18541 of the Government Code, or homeless persons, as defined in the federal 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.

B. Applicant Selection of Basis for Bonus. For purposes of calculating the amount of the Density Bonus in compliance with Section 17.92.040 (Allowed Density Bonuses), the applicant who requests a Density Bonus shall elect whether the bonus shall be awarded on the basis of subsection (A)(1), (2), (3), (4), (5), (6), (7), or (8) of this section. An application submitted pursuant to Section 17.92.100, shall include the number of bonus units requested pursuant to this section.

C. Bonus Units not Included in Calculation. Except as provided in subsection (A)(7), a Density Bonus granted in compliance with Section 17.92.040 (Allowed Density Bonuses) shall not be included when determining the number of housing units that is equal to the percentages required by subsection A of this section.

D. Minimum Project Size to Qualify for Density Bonus. The Density Bonus provided by this chapter shall be available only to a housing development of five (5) or more dwelling units.

E. Condominium Conversion Projects. A condominium conversion project for which a Density Bonus is requested shall comply with the eligibility and other requirements in Government Code Section 65915.5.

Existing Units; Replacement. When a proposed project affects existing units and/or any other circumstances identified in Government Code section 65915(c)(3) apply, a proposed development must replace the affected units and comply with all other requirements of Government Code section 65915(c)(3), as specified, to be eligible for a Density Bonus or other incentives or concessions.

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17.92.040 - Allowed Density Bonuses
The amount of Density Bonus allowed in a housing development shall be determined in compliance with this section.

A. Density Bonus. A housing development that complies with the eligibility requirements in Section 17.92.030(A)(1), (2), (3), (4), (5), (6), or (7) shall be entitled to Density Bonuses as follows, unless a lesser percentage is proposed by the applicant:

1. Bonus for Units for Lower -Income Households. A housing development that is eligible for a bonus in compliance with the criteria in Section

17.92.030(A)(1) (ten percent (10%) of units for lower -income households) shall be entitled to a Density Bonus calculated as follows:

Table 17.92-1: Density Bonus for Low -Income Units
Percentage
of Low-
Income
Units
Percentage Density
Bonus
10 20
11 21.5
12 23
13 24.5
14 26
15 27.5
16 29
17 30.5
18 32
19 33.5
20 35
21 38.75
22 42.5
23 46.25
24 50

2. Bonus for Units for Very Low -Income Households. A housing development that is eligible for a bonus in compliance with the criteria in Section 17.92.030(A)(2) (five percent (5%) of units for very low-income households) shall be entitled to a Density Bonus calculated as follows:

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Table 17.92-2: Density Bonus for Very -Low Income Units Percentage
of Very -Low
Income Units
Percentage Density
Bonus
5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35
12 38.75
13 42.5
14 46.25
15 50

3. Bonus for Senior Citizen Development. A housing development that is eligible for a bonus in compliance with the criteria in Section 17.92.030(A)(3) (senior citizen development or mobile home park) shall be entitled to a Density Bonus of twenty percent (20%) of the number of senior housing units.

4. Bonus for Moderate -Income Units in Common Interest Development.

A housing development that is eligible for a bonus in compliance with the criteria in Section 17.92.030(A)(4) (ten percent (10%) of units in a common interest development for persons and families of moderate income) shall be entitled to a Density Bonus calculated as follows:

Table 17.92-3: Density Bonus for for -Sale Moderate -Income Units Percentage of
Moderate-
Income Units
Percentage Density
Bonus
10 5
11 6
12 7
13 8
14 9
15 10
16 11
17 12
18 13
19 14
20 15
21 16
22 17
23 18

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Percentage of
Moderate -
Income Units
Percentage Density
Bonus
24 19
25 20
26 21
27 22
28 23
29 24
30 25
31 26
32 27
33 28
34 29
35 30
36 31
37 32
38 33
39 34
40 35
41 38.75
42 42.5
43 46.25
44 50

5. Bonus for Transitional Foster Youth, Disabled Veterans, or Homeless Persons Development. A housing development that is eligible for a bonus in compliance with the criteria in Section 17.92.030(A)(5) (transitional foster youth, disabled veterans, or homeless persons) shall be entitled to a Density Bonus of twenty percent (20%) of the units of the type giving rise to a Density Bonus.

6. Bonus for Lower Income Students in a Student Housing Development.

A housing development that is eligible for a bonus in compliance with the criteria in Section 17.92.030(A)(6) (lower income students in student housing) shall be entitled to a Density Bonus of thirty-five percent (35%) of the student housing units.
7 Bonus for Units for Lower -Income and Moderate -Income Households.

A housing development that is eligible for a bonus in compliance with the criteria in Section 17.92.030(A)(7) (lower -income and moderate -income households) shall be entitled to a Density Bonus of eighty percent (80%) of the number of units of lower income households.
a. If the housing development described in this subsection (A)(7) is located within one-half mile of a major transit stop, there shall be no maximum controls on density. "Major transit stop" means a site

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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.
b. A housing development that receives a waiver from maximum controls on density shall only be eligible for a waiver or reduction of a height increase of up to three additional stories, or 33 feet, as expressly provided in Section 17.92.060(C)(5)(a).

8. Density Bonus for Land Donation. When an applicant for a tentative map, parcel map, or other residential development approval donates land to the City in compliance with this subsection, the applicant shall be entitled to a Density Bonus for the entire development, as follows; provided, that nothing in this subsection shall be construed to affect the authority of the City to require a developer to donate land as a condition of development. a. Basic Bonus. The applicant shall be entitled to a fifteen percent (15%) increase above the otherwise maximum allowable residential density under the applicable Land Use Plan designation and zoning district for the entire development, and an additional increase as follows:

Table 17.92-4: Density Bonus for Land Donation
Percentage of
Very Low-
Income Units
Proposed
Percentage Density
Bonus
10 15
11 16
12 17
13 18
14 19
15 20
16 21
17 22
18 23
19 24
20 25
21 26
22 27
23 28
24 29
25 30
26 31

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Percentage of
Very Low-
Income Units
Proposed
Percentage Density
Bonus
27 32
28 33
29 34
30 35
b. Increased Bonus. The increase identified in the table above shall be in addition to any increase in density required by subsections (A)(1) through (7) of this section up to a maximum combined mandated density increase of thirty-five percent (35%) if an applicant seeks both the increase required in compliance with this subsection (A)(8), as well as the bonuses provided by subsections (A)(1) through (7) of this section.
c. Eligibility for Increased Bonus. An applicant shall be eligible for the increased Density Bonus provided by this subsection if all the following conditions are met:
(1) The applicant donates and transfers the land no later than the date of approval of the final map, parcel map, or applicable development review application for the residential
development.
(2) The developable acreage and zoning classification of the land being transferred are sufficient to permit construction of units affordable to very low-income households in an amount not less than ten percent (10%) of the number of residential units of the proposed development.
(3)
The transferred land is at least one acre in size, or of sufficient size to permit development of at least forty (40) units; has the appropriate General Plan land use designation; is
appropriately zoned for development as affordable housing; and is or will be served by adequate public facilities and infrastructure. The land shall have appropriate zoning and development standards to make the development of the
affordable units feasible.
(4) No later than the date of approval of the final map, parcel map, or other applicable development review application for the residential development, the transferred land shall have all of the permits and approvals, other than building permits, necessary for the development of the very low-income
housing units on the transferred land, except that the City may subject the proposed development to subsequent design
review to the extent authorized by Government Code Section