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65583.2(i) if the design is not reviewed by the City before the time of transfer.
(5)
The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with Section 17.92.130 and 17.92.140
(Continued Affordability and Availability), which shall be recorded on the property at the time of dedication.
(6) The land is transferred to the City or to a housing developer approved by the City. The City may require the applicant to identify and transfer the land to the approved housing
developer.
(7)
The transferred land shall be within the boundary of the proposed development or, if the City agrees, within one - quarter (1/4) mile of the boundary of the proposed
development, provided that the City Council finds, based on substantial evidence, that off -site donation will provide as much or more affordable housing at the same or even lower income levels, and of the same or superior quality of design and construction, and will otherwise provide greater public benefit, than donating land on site.
(8) No later than the date of approval of the final map, parcel map or other applicable development review application for the residential development, a proposed source of funding for the very low-income units shall be identified.
B. Greater or Lesser Bonuses. The City may choose to grant a Density Bonus greater than provided by this section for a development that meets the requirements of this section, or grant a proportionately lower Density Bonus than required by this section for a development that does not fully comply with the requirements of this section. The applicant may elect a lesser percentage of density increase than what is provided in this section.
C. Density Bonus Calculations. The calculation of a Density Bonus in compliance with this section that results in fractional units shall be rounded up to the next whole number, as required by State law. For the purpose of calculating a Density Bonus, the residential units do not have to be based upon individual subdivision maps or parcels.
Requirements for Amendments or Discretionary Approval. The granting of a Density Bonus shall not be interpreted, in and of itself, to require a General Plan amendment, Zoning Map amendment, or other discretionary approval.
E. Location of Bonus Units. The developer may locate Density Bonus Units in the housing project in other than the areas where the units for the lower -income households are located.
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17.92.050 - Density Bonus for Affordable Housing on the Site of a Commercial Development
A. An applicant seeking City approval of a commercial development that has entered into an agreement for partnered housing where at least 30 percent of the total units are dedicated to low-income households or at least 15 percent of the total units for very -low income are eligible for a development bonus, mutually agreed upon by the developer and the City, that may include, but are not limited to, any of the following:
1. Up to a 20 -percent increase in maximum allowable intensity in the General Plan.
2. Up to a 20 -percent increase in maximum allowable floor area ratio.
3. Up to a 20 -percent increase in maximum height requirements.
4. Up to a 20 -percent reduction in minimum parking requirements.
5. Use of a limited-use/limited-application elevator for upper floor accessibility.
6. An exception to a zoning ordinance or other land use regulation.
B. The agreement between the applicant and the housing developer shall identify how the commercial developer will contribute affordable housing and the timeline for construction. The agreement between the applicant and the housing developer shall be approved by the City.
C. Nothing in this Section shall preclude an affordable housing developer from seeking a Density Bonus under Section 17.92.040 (Allowed Density Bonuses). If the developer of the affordable units does not commence with construction of the affordable units as outlined in the agreement between the applicant and the housing developer, the City may withhold certificates of occupancy for the commercial development under construction until the developer has completed construction of the affordable units.
17.92.060 - Allowed Incentives or Concessions
A. Applicant Request and City Approval.
1. An applicant for a Density Bonus in compliance with this chapter may submit to the City a proposal for the specific incentives or concessions listed in subsection D of this section (Type of incentives) that the applicant requests in compliance with this section. The applicant may file a request either before filing a final application for City approval of a proposed project or concurrently with a final application for project approval. A preliminary application submitted pursuant to Section 17.92.100, or a final application if a preliminary application is not submitted, shall include any incentives,
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concessions, waivers, or parking reductions requested pursuant to this section.
2. Incentive or concession requests that comply with this section shall be granted unless either of the following findings is made, in writing, and based upon substantial evidence:
a. The incentive or concession is not required to provide for affordable housing costs, as defined in Health and Safety Code Section 50052.5, or for rents for the targeted units to be set as specified in Section 9.26.070(B) (Unit cost requirements); or
b. The incentive or concession would have a specific adverse impact, as defined in Government Code Section 65589.5(d)(2), upon public health and safety or the physical environment, or on any real property listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low- and moderate -income households.
B. Waiver of Standards Preventing the Use of Bonuses, Incentives, or Concessions.
1. As required by Government Code Section 65915(e), the City will not apply a development standard that will have the effect of physically precluding the construction of a development meeting the criteria of Section 17.92.030(A) (Resident Requirements), at the densities or with the concessions or incentives allowed by this chapter.
2. An applicant may submit to the City a proposal for the waiver or reduction of development and zoning standards that will have the effect of physically precluding the construction of a development meeting the criteria of Section
17.92.030(A) (Resident Requirements), at the densities or with the concessions or incentives allowed by this chapter on a specific site, including minimum parcel size, side setbacks, and placement of public works improvements. The proposal must identify the specific waiver(s), concession(s), or incentive(s) sought and demonstrate that the request satisfies the requirements of Government Code Section 65915(e).
3. Nothing in this subsection shall be interpreted to require the City to waive or reduce development standards that would have an adverse impact upon health, safety, or the physical environment, for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact, or upon any real property that is listed in the California Register of Historical Resources, or to grant any waiver or reduction that would be contrary to state or federal law..
C. Number of Incentives. The applicant shall receive the following number of incentives or concessions:
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1 One Incentive or Concession. One incentive or concession for a project that includes at least ten percent (10%) of the total units for lower -income households, at least five percent (5%) for very low-income households, at least ten percent (10%) for persons and families of moderate income in a common interest development, or developments that include at least twenty percent (20%) of the total units for lower income students in a student housing development.
2. Two (2) Incentives or Concessions. Two (2) incentives or concessions for a project that includes at least seventeen percent (17%) of the total units for lower -income households, at least ten percent (10%) for very low-income households, or at least twenty percent (20%) for persons and families of moderate income in a common interest development.
3. Three (3) Incentives or Concessions. Three (3) incentives or concessions for a project that includes at least twenty-four percent (24%) of the total units for lower -income households, at least fifteen percent (15%) for very low- income households, or at least thirty percent (30%) for persons and families of moderate income in a common interest development.
4. Four (4) Incentives or Concessions. Four (4) incentives or concessions for a project that includes at least sixteen percent (16%) of the total units for very low-income households or at least forty-five percent (45%) of the total units for moderate income households in a for -sale development.
5. Five (5) Incentives or Concessions. Five (5) incentives or concessions for projects where one hundred percent (100°/0) of all units in the development, including total units and Density Bonus Units, but exclusive of a manager's unit or units, are for lower income households, as defined by Health and Safety Code Section 50079.5, except that up to twenty percent (20%) of all units in the development, including total units and Density Bonus Units, but exclusive of a manager's unit or units, may be for moderate -income households, as defined in Health and Safety Code Section 50053. a. If the housing development described in this subsection (C)(4) is located within one-half mile of a major transit stop, the applicant shall also receive a height increase of up to three (3) additional stories, or 33 feet. "Major transit stop" means a site containing an existing rail or bus rapid transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods, and also includes major transit stops that are included in the applicable regional transportation plan.
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Table 17.92-5 Incentives or Concessions Summary
Target Group
Target Units
Very Low -Income
5%
10%
15%
16%
100%0')(2)
Low -Income
10%
17%
24%
--
100%00)(2)
Student Housing Low
Income
20%
--
--
--
--
Moderate Income
10%
20%
30%
45%
--
Maximum
Incentive/Concession
1 2
3 4
5 (1) Projects in this category may include moderate -income units that comprise up to 20% of the development.
(2) Projects in this category, within one-half (1/2) mile of a major transit stop, shall also receive a height increase of up to three (3) additional stories, or 33 feet.
D. Type of Incentives. For the purposes of this chapter, concession or incentive means any of the following:
1. A reduction in the site development standards of the Hollister Municipal Code (e.g., site coverage limitations, setbacks, reduced parcel sizes, and/or parking requirements (see also Section 17.92.070, Parking Requirements in Density Bonus Projects), or a modification of architectural design requirements that exceed the minimum building standards approved by the California Building Standards Commission in compliance with Health and Safety Code Section 18901 et seq., that would otherwise be required, that results in identifiable, financially sufficient, and actual cost reductions to provide for affordable housing costs and/or rents;
2. Approval of mixed -use land uses not otherwise allowed by the City's development and zoning ordinances, in conjunction with the housing development, if nonresidential land uses will reduce the cost of the housing development, and the nonresidential land uses are compatible with the housing project and the existing or planned development in the area where the project will be located;
3. Other regulatory incentives proposed by the applicant or the City that will result in identifiable, financially sufficient, and actual cost reductions to provide for affordable housing costs and/or rents; and/or In its sole and absolute discretion, a direct financial contribution granted by the Council, including writing down land costs, subsidizing the cost of construction, or participating in the cost of infrastructure.
E. Effect of Incentive or Concession. The granting of a concession or incentive shall not be interpreted, in and of itself, to require a General Plan amendment, Zoning Map amendment, or other discretionary approval.
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F. Exceptions. Notwithstanding the provisions of this Chapter, nothing in this section shall be interpreted to require the City to:
1. Grant a Density Bonus, incentive, or concession, or waive or reduce development standards, if the bonus, incentive, concession, waiver, or reduction would have a specific adverse impact, as defined in Government Code Section 65589.5(d)(2), upon health, safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.
2. Grant a Density Bonus, incentive, or concession, or waive or reduce development standards, if the bonus, incentive, concession, waiver, or reduction would have an adverse impact on any real property that is listed in the California Register of Historical Resources.
3. Grant a Density Bonus, incentive, or concession, or waive or reduce development standards, if the bonus, incentive, concession, waiver, or reduction would be contrary to state or federal law.
17.92.070 - Parking Requirements in Density Bonus Projects.
A. Applicability. This section applies to a development that meets the requirements of Section 17.92.030 (Eligibility for Bonus, Incentives, or Concessions) but only at the request of the applicant. An applicant may request additional parking incentives or concessions beyond those provided in this section in compliance with Section
17.92.060 (Allowed Incentives or Concessions).
B. Number of Parking Spaces Required.
1. At the request of the applicant, the City shall require the following vehicular parking ratios for a project that complies with the requirements of Section
17.92.030 (Eligibility for Bonus, Incentives, or Concessions), inclusive of handicapped and guest parking:
a. Zero (0) to one bedroom: One on -site parking space. b. Two (2) to three (3) bedrooms: One and one-half (1-1/2) on -site parking spaces.
c. Four (4) and more bedrooms: Two and one-half (2-1/2) on -site parking spaces.
2. If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number.
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Table 17.92-6: Parking Requirements For a Density Bonus Project Unit Type
Required Off -Street Parking Per
Unit
Studio
1 Parking Space
1 Bedroom
1 Parking Space
2 Bedrooms
1.5 Parking Spaces
3 Bedrooms
1.5 Parking Spaces
4+ Bedrooms
2.5 Parking Spaces
C. Adjustments to Parking Requirements.
1. If the development includes at least twenty percent (20%) low-income units or at least eleven percent (11%) very low-income units, and the development is located within one-half mile of a major transit stop, as defined in Section 21155 of the Public Resources Code, and there is unobstructed access to the major transit stop from the development, the parking ratio, inclusive of handicapped and guest parking, shall not exceed one-half (1/2) spaces per unit.
2. At the request of the applicant, if the development consists solely of rental units, exclusive of a manager's unit or units, with an affordable housing cost to lower income families, as provided in Section 50052.5 of the Health and Safety Code, no vehicular parking standards will apply:
a. If the development is located within one-half (1/2) mile of a major transit stop, as defined in Section 21155 of the Public Resources Code, and there is unobstructed access to the major transit stop from the development.
b. If the development is a for -rent housing development for individuals who are sixty-two (62) years of age or older that complies with Sections 51.2 and 51.3 of the Civil Code and the development has either paratransit service or unobstructed access, within one-half (1/2) mile, to fixed bus route service that operates at least eight (8) times per day.
c. If the development is either a special needs housing development, as defined in Health and Safety Code Section 51312, or a supportive housing development, as defined in Health and Safety Code Section 50675.14, and the development has either paratransit service or unobstructed access, within one-half (1/2) mile, to fixed bus route service that operates at least eight (8) times per day.
D. Location of Parking. For purposes of this section, a development may provide on -site parking through uncovered parking, but not through on -street parking.
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E. Religious Institution Affiliated Housing Development Projects. The requirements of Government Code section 65913.6 shall apply to any "religious institution affiliated housing development project," as defined, that proposes to eliminate parking as part of the housing development project. Except as specifically required by Government Code section 65913.6, all other applicable provisions of this Section and this Chapter shall apply to the proposed housing development project.
17.92.080 - Bonus and Incentives for Developments with Child Care Facilities.
A. Housing Developments. A housing development that complies with the resident and project size requirements of Sections 17.92.030(A) and (D), and also includes as part of that development a child care facility other than a large or small family day care home, that will be located on the site of, as part of, or adjacent to the development, shall be subject to the following additional bonus, incentives, and requirements.
1. Additional Bonus and Incentives. The City shall grant a housing development that includes a child care facility in compliance with this section either of the following:
a. An additional Density Bonus that is an amount of floor area in square feet of residential space that is equal to or greater than the floor area of the child care facility; or
b. An additional incentive that contributes significantly to the economic feasibility of the construction of the child care facility.
2. Requirements to Qualify for Additional Bonus and Incentives. a. The City shall require, as a condition of approving the housing development, that:
(1) The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the Density Bonus Units are required to remain
affordable in compliance with Section 17.92.120 (Continued Affordability and Availability); and
(2) Of the children who attend the child care facility, the children of very low-income households, lower -income households, or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low-income households, lower -income households, or families of moderate income in compliance with Section 17.92.030(A) (Resident Requirements).
b. The City shall not be required to provide a Density Bonus for a child care facility in compliance with this section if it finds, based upon
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substantial evidence, that the community has adequate child care facilities.
B. Commercial and Industrial Developments. A developer of a commercial or industrial development project, containing at least fifty thousand (50,000) square feet of floor area, may be granted a Density Bonus when that developer agrees to set aside at least two thousand (2,000) square feet of interior floor area and three thousand (3,000) outdoor square footage to be used for a child care facility, other than a large or small family day care home, in compliance with Government Code Section 65917.5 (Commercial Density Bonus).
1. Allowable Density Bonuses. The allowable Density Bonus may be one of the following:
a. A maximum of five (5) square feet of floor area for each one square foot of floor area contained in the child care facility located in an existing child care facility; or
b. A maximum of ten (10) square feet of floor area for each one square foot of floor area contained in the child care facility located in a new child care facility.
2. Qualifications. Requirements to qualify for the additional Density Bonus shall include all of the following.
a. For purposes of calculating the allowable Density Bonus under this subsection, both the total area contained within the exterior walls of the child care facility and all outdoor areas devoted to the use of the facility in compliance with applicable State child care licensing requirements shall be considered.
b. The child care facility shall be of a sufficient size to comply with all applicable State licensing requirements in order to accommodate at least forty (40) children.
c. This facility may be located either on the project site or may be located off site as agreed upon by the developer and the City. d. If the child care facility is not located on the site of the development project, the City shall determine whether the location of the child care facility is appropriate and whether it complies with the purpose and intent of this section.
e. The granting of a Density Bonus shall not preclude the City from imposing necessary conditions on the development project or on the additional square footage in compliance with Government Code Section 65917.5 (Commercial Density Bonus).
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17.92.090 - Location and Type of Designated Units
A. Target units shall be constructed concurrently with non -restricted dwelling units or pursuant to a schedule included in the Density Bonus Housing Agreement approved pursuant to Section 17.92.120, Density Bonus Housing Agreement.
B. Single-family detached target units shall be dispersed throughout the residential development. Townhouse, row house, and multifamily target units shall be located so as not to create a geographic concentration of target units within the residential development.
C. Target units shall have the same proportion of dwelling unit types as the market - rate dwelling units in the residential development.
D. The quality of exterior design and overall quality of construction of the target units shall be consistent with the exterior design and quality of construction of the market rate units.
E. The affordable units shall be the same as the unit type of the market rate units within the development.
F. Target units made available for purchase shall include space and connections for a clothes washer and dryer within the dwelling unit. Target units made available for rent shall include either connections for a clothes washer and dryer within the target unit or sufficient on -site self -serve laundry facilities to meet the needs of all tenants without laundry connections in their dwelling units.
G. The residential development shall comply with all requirements of the Building Code, Fire Code, Housing Code and all other requirements related to the safety of the project.
17.92.100 - Density Bonus Application
Applications for a Density Bonus 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 Density Bonus.
B. Site Plan. A tentative map and/or site plan, drawn to scale, showing the number and location of all residential units, location and square footage of any commercial space, the location of the affordable units, and the layout of each unit (for single family, duplex and townhouse developments.
C. Design of Project. The Applicant shall submit floor plans and elevations for each unit type, drawn to scale, and noting all colors, materials and exterior design features.
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D. Pricing. Proposed sales price, financing, terms, rental rates or other factors which will make the units affordable.
E. Phasing. Construction schedule or phasing including the timing of the construction of the affordable dwelling units.
F. Land Donation. If a Density Bonus is requested for a land donation, the location of the land to be dedicated, proof of site control and reasonable documentation that each of the requirements included in Government Code Section 65915(g) can be met.
G. Mixed Use Development. If the Density Bonus request includes a request for a mixed -use development (where mixed -use is not permitted or conditionally permitted by the zoning district in which the property is located), the square footage of the commercial development shall be noted on the site plan.
Child Care Facility. If the Density Bonus or incentive/concession is based on the provision of a childcare facility, a written summary addressing all the eligibility requirements in Government Code Section 65915(g) can be met. An application for a Site and Architectural Review to ensure that the facility will be constructed shall be submitted with an application for a Density Bonus.
Condominium Conversion. If the Density Bonus or incentive/concession is based on the provision of affordable units as part of a condominium conversion, a written summary addressing the eligibility requirements as described in Government Code Section 65915(h) have been met.
Student Housing Development. The Applicant shall provide evidence that the Applicant has entered into an operating agreement or master lease with one or more institutions of higher education for the institution or institutions to occupy all units of the student housing development with students from that institution or institutions. An operating agreement or master lease entered into pursuant to this subclause is not violated or breached if, in any subsequent year, there are not sufficient students enrolled in an institution of higher education to fill all units in the student housing development.
K. Incentives/Concession. If an incentive/concession is requested, above the waiver of lot size granted by this Chapter, the Applicant shall submit the following:
1. The number of incentives/concessions the applicant is eligible for pursuant to State Density Bonus Law.
2. A list of all Development Standards the Applicant is requesting be waived as part of the incentives/concessions for the project.
3. A list of all of the regulatory standards the Applicant is requesting be waived as part of the incentives/concessions for the project.
A written description of how the incentive will result in actual cost reductions.
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17.92.110 - Review of Density Bonus Application
A. Reviewing Body. An Application for a Density Bonus shall be considered by and acted upon by the approval body with authority to approve the residential development. The Density Bonus Plan may be ministerially approved or denied pursuant to the findings required by this Chapter. Any decision regarding a Density Bonus, incentive, concession, waiver, modification, or revised parking standard may be appealed in accordance with the requirements of Section 17.24.140 (Appeals) of the Zoning Ordinance.
B. Findings. An Application for a Density Bonus shall be approved pursuant to the State Density Bonus Law if the following findings can be made, in addition to the required findings of other permits as part of the project.
1. The residential development meets the requirements of this Article.
2. The proposed project provides the required number of Target Units for the proposed affordability type as listed in Section 17.92.030 (Eligibility for Bonus, Incentives, or Concessions).
3. The Applicant is requesting concessions or incentives that the project is eligible under Section 17.92.060 (Allowed Incentives or Concessions).
C. Denial. An application for a Density Bonus may be denied if the following findings are made:
1. The residential development, as proposed, does not meet the requirements of this Article.
2. The concession or incentive does not result in identifiable and actual cost reductions to provide affordable housing.
3. A concession or incentive would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate - income households.
4. The concession or incentive would be contrary to state or federal law.
5. The proposed project does not meet the number of Target Units for the affordability type as listed in Section 17.92.030 (Eligibility for Bonus, Incentives, or Concessions).
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6. The Applicant is requesting concessions or incentives in an amount greater than the number of incentives or concessions the project is eligible under Section 17.92.060 (Allowed Incentives or Concessions).
Land Donation. For projects that include land donation, the findings listed in Section 17.92.040(A)(8)(c) shall also be made.
17.92.120 - Density Bonus Housing Agreement.
A. Agreement Required. An applicant requesting a Density Bonus shall agree to enter into a Density Bonus Agreement (referred to as the "agreement") with the City in the City's standard form of agreement.
B. Agreement Provisions.
1. Project Information. The agreement shall include at least the following information about the project:
a. The total number of units approved for the housing development, including the number of designated dwelling units;
b. A description of the household income group to be accommodated by the housing development;
c. Duration of the use restrictions for designated dwelling units of the time periods required by Section 17.92.140(Continued Affordability and Availability);
d. A schedule for completion and occupancy of the designated dwelling units;
e. A description of the additional incentives and concessions being provided by the City;
A description of the remedies for breach of the agreement by the owners, developers, and/or successors -in -interest of the project; and g.
Other provisions to ensure successful implementation and compliance with this chapter.
2. Minimum Requirements. The agreement shall provide, at minimum, that:
a. The developer shall give the City the continuing right -of -first -refusal to lease or purchase any or all of the designated dwelling units at the appraised value;
b. The deeds to the designated dwelling units shall contain a covenant stating that the developer or successors -in -interest shall not assign,
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lease, rent, sell, sublet, or otherwise transfer any interests for designated units without written notice to the City;
c. The City shall have the authority to enter into other agreements with the developer, or purchasers of the designated dwelling units, to ensure that the required dwelling units are continuously occupied by eligible households;
d. Applicable deed restrictions, in a form satisfactory to the City Attorney, shall contain provisions for the enforcement of owner or developer compliance. Any default or failure to comply may result in foreclosure, specific performance, or withdrawal of the certificate of occupancy;
e. In any action taken to enforce compliance with the deed restrictions, the City Attorney shall, if compliance is ordered by a court of competent jurisdiction, take all action that may be allowed by law to recover all of the City's costs of action including legal services; and Compliance with the agreement will be monitored and enforced in compliance with the measures included in the agreement.
3. For -Sale Housing Conditions. In the case of a for -sale housing development, the agreement shall provide for the following conditions governing the initial sale and use of designated dwelling units during the applicable restriction period:
a. Designated dwelling units shall be owner -occupied by eligible households, or by qualified residents;
b. The initial purchaser of each designated dwelling unit shall execute an instrument or agreement which:
(1) Restricts the sale of the unit in compliance with this Article, or other applicable City policy or ordinance, during the applicable use restriction period;
(2) Contains provisions as the City may require ensuring continued compliance with this Article and State law; and (3)
Shall be recorded against the parcel containing the
designated dwelling unit.
c. The agreement shall include an equity sharing provision, as required by Government Code section 65915(c).
Rental Housing Conditions. In the case of a rental housing development, the agreement shall provide for the following conditions governing the use of designated dwelling units during the applicable restriction period:
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a. The tenant qualifications, affordable rent category(ies), and designating dwelling units for qualified tenants;
b. Provisions requiring owners to maintain books and records to demonstrate compliance with this chapter;
c. Provisions requiring owners to submit an annual report to the City demonstrating compliance with this chapter; and
d. The applicable use restriction period shall comply with the time limits for continued availability in Section 17.92.140 (Continued Affordability and Availability).
C. Execution of Agreement.
1. Following approval of the agreement, and execution of the agreement by all parties, the City shall record the completed agreement on the parcels designated for the construction of designated dwelling units, at the County Recorder's Office.
2. The approval and recordation shall take place at the same time as the final map or, where a map is not being processed, before issuance of building permits for the designated dwelling units.
3. The agreement shall be binding on all future owners, developers, and/or successors -in -interest.
17.92.130 - Deed Restriction
A. Residential Units for Rent. Prior to the issuance of a Building Permit, the Applicant shall record a restrictive covenant in the form prescribed by the City, which shall run with the land which contains the following:
1. A prohibition on non-residential use of any units, with the exception of Home Occupations approved by the City;
2. A prohibition against renting or leasing the units for a period of less than thirty (30) days;
3. A description of the affordability requirements of the Residential Housing Development pursuant to the Density Bonus and Density Bonus Housing Agreement;
The number of years the property is subject to affordability as required by the Density Bonus Housing Agreement; and
5. A notation that the property is subject to a Density Bonus and the requirements of a Density Bonus Housing Agreement.
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B. Residential Units for Sale. Prior to the issuance of a Building Permit, the Applicant shall record a restrictive covenant in the form prescribed by the City, for each lot which is for sale in the development, which shall run with the land which contains the following:
1. A prohibition on non-residential use of any units, with the exception of Home Occupations approved by the City;
2. A prohibition against renting or leasing the units for a period of less than thirty (30) days;
3. The owner is required to occupy their unit as their principal residence;
4. The restriction on the sale of the affordable unit to another household that meets the affordability requirements of the unit for a period of time required by Section 65915 of the Government Code; and
5. A notation that the property is subject to a Density Bonus and the requirements of a Density Bonus Housing Agreement.
17.92.140 - Continued Affordability and Availability
The units that qualified the housing development for a Density Bonus and other incentives and concessions shall continue to be available as affordable units in compliance with the following requirements, as required by Government Code Section 65915(c). See also Section 17.92.150 (Control of Resale).
A. Duration of Affordability. The applicant shall agree to, and the City shall ensure, the continued availability of the units that qualified the housing development for a Density Bonus and other incentives and concessions, as follows:
1. Low- and Very Low -Income Units. The continued affordability of all low- and very low-income qualifying units shall be maintained for fifty-five (55) years, or a longer time if required by the construction or mortgage financing assistance program, mortgage insurance program, rental subsidy program, or by City policy or ordinance.
2. Moderate -Income Units in Common Interest Development. The continued availability of moderate -income units in a common interest development shall be maintained for a minimum of thirty (30) years, or a longer time if required by City policy or ordinance.
B. Unit Cost Requirements. The rents and owner -occupied costs charged for the housing units in the development that qualify the project for a Density Bonus and other incentives and concessions shall not exceed the following amounts during the period of continued availability required by this section:
Ordinance No. XXXX
1. Rental Units. Rents for the lower -income Density Bonus Units shall be set at an affordable rent as defined in Health and Safety Code Section 50053. a. For housing developments specified in Section 17.92.030(A)(7), rents for all units in the development, including both base density and Density Bonus Units, shall be as follows:
(1) The rent for at least twenty percent (20%) of the units in the development shall be set at an affordable rent, as defined in Health and Safety Code Section 50053.
(2) The rent for the remaining units in the development shall be set at an amount consistent with the maximum rent levels for a housing development that receives an allocation of state or federal low-income housing tax credits from the California Tax Credit Allocation Committee.
2. Owner -Occupied Units. Owner -occupied units shall be available at an affordable housing cost as defined in Health and Safety Code Section 50052.5.
17.92.150 - Control of Resale
To maintain the availability of for -sale affordable housing units constructed in compliance with this chapter, the following resale conditions shall apply.
A. Limits on Resale Price. The price received by the seller of an affordable unit shall be limited to the purchase price plus an increase based on the local consumer price index, an amount consistent with the increase in the median income since the date of purchase, or the fair market value, whichever is less. Before offering an affordable housing unit for sale, the seller shall provide written notice to the City of their intent to sell. The notice shall be provided by certified mail to the Director.
B. Units to be Offered to the City. Home ownership affordable units constructed, offered for sale, or sold under the requirements of this section shall be offered to the City or its assignee for a period of at least ninety (90) days from the date the notice of intent to sell is delivered to the City by the first purchaser or subsequent purchasers. Home ownership affordable units shall be sold and resold from the date of the original sale only to households determined to be eligible for affordable units in compliance with this section. The seller shall not levy or charge any additional fees nor shall any "finder's fee" or other monetary consideration be allowed other than customary real estate commissions and closing costs.
C. Declaration of Restrictions. The owners of any affordable unit shall attach and legally reference in the grant deed conveying title of the affordable ownership unit a declaration of restrictions stating the restrictions imposed in compliance with this section. The grant deed shall afford the grantor and the City the right to enforce the declaration of restrictions. The declaration of restrictions shall include all
Ordinance No. XXXX
applicable resale controls, occupancy restrictions, and prohibitions required by this section.
D. City to Monitor Resale of Units. The City may monitor the resale of ownership affordable units. The City or its designee shall have a ninety (90) day option to commence purchase of ownership affordable units after the owner gives notification of intent to sell. Any abuse in the resale provisions shall be referred to the City for appropriate action.
17.92.160 - Judicial Relief
A. Judicial Relief. As provided by Government Code Section 65915(d)(3), the applicant may initiate judicial proceedings if the City refuses to grant a requested Density Bonus, incentive, or concession.
Ordinance No. XXXX
Exhibit M
17.94 - Site and Architectural Review
17.94.010 — Purpose
The purpose of this Chapter is to establish the requirements for Administrative, Minor, and Major Site and Architectural Review permits; to establish the procedures for approving, conditionally approving, or denying a Site and Architectural Review; and to ensure that all projects meet the following objectives:
A. To ensure that the proposed development or improvement is well -designed to enhance the site where it is located and is compatible with the surrounding area.
B. To ensure the design of the project complies with the requirements of any adopted design guidelines, specific plan, or the General Plan.
C. To ensure compliance with development standards in the Zoning Ordinance.
17.94.020 — Administrative Site and Architectural Review The Community Development Director or their designee may approve an Administrative Site and Architectural Review for the following types of improvements.
A. Single -Family and Two -Family Properties. The following improvements are subject to review on properties that are developed with a single-family detached dwelling unit, duplex, or duet.
1. Accessory Structures. The construction, demolition, or modifications of accessory structures which are greater than 120 square feet in size and less than 15 feet in height.
2. Additions. Additions to a single-family detached dwelling unit, duplex, or duet.
3. Driveway Cuts. Installation of new or modifications to existing driveway cuts.
Historic -Designated Structures. Facade, roof, or other exterior modifications to properties which have been registered with the State of California or listed as a contributing building to the City's historic districts.
5. Single -Family New Construction. New construction of one or more single- family units, unless the unit is both a part of a development of 11 or more total single-family units and Site and Architectural Review is required by a specific plan, planned development, or development agreement.
Ordinance No. XXXX
6. Outdoor Space and Landscaping. Removal or replacement of landscaping, play areas, or other improvements in a common open space area, or in a landscaped area
7 Removal of a Street Tree. The removal and/or removal and replacement of a street tree that was part of the approved landscape plans for a residential subdivision. The removal of a tree and replacement with the same species is exempt from this requirement.
B. All Other Properties. The following improvements on all other properties are subject to review.
1. Administrative Minor Modification. A minor modification, as determined by the Community Development Director, to an approved Site and Architectural Review (Minor or Major) where the Director determines the modification is consistent with the conditions of approval, the Zoning Ordinance, and the General Plan, where a record of the modification is necessary.
2. Accessory Structures. The construction of or modification to an accessory structure that is less than 15 feet in height.
3. Parking Lot Restriping. The restriping of all or a portion of a parking lot.
4. Roof. Modifications to an existing roof material, parapet, or roof screen.
5. Mechanical Equipment. Installation of new ground -level mechanical equipment or modifications to screening of existing equipment.
6. Murals and Artwork. The painting of a mural or installation of artwork which is visible from the public right-of-way. Excludes murals or artwork containing a commercial message, which are subject to the regulations of Chapter 17.20, Signs.
7 Trash Enclosure Modifications. Modifications to an existing trash enclosure.
8. Window and Door Modifications. The addition or removal of up to two doors or windows.
9. All Other Improvements. All other improvements which the Community Development Director has determined to be minor in nature and requiring review.
17.94.030 - Minor Site and Architectural Review
The Community Development Director or their designee may approve a Minor Site and Architectural Review for the following types of improvements:
Ordinance No. XXXX
A. Single -Family and Two -Family Properties. The following improvements require Minor Site and Architectural Review on properties that are developed with a single- family detached dwelling, duplex, or duet:
1. Accessory Structures. Construction of or modification to accessory structures which are over 15 feet in height.
2. Conversion. The conversion of a single-family residence or part or all of a duplex or duet to create additional dwelling units (provided that the total number of dwelling units does not exceed 10) or to convert part of all of the residence into mixed -use or commercial space.
B. All Other Properties. The following improvements on all other properties are subject to review.
1. Additions. Additions to an existing building that are not visible from the right-of-way and less than 10,000 square feet.
2. Accessory Structures. The construction, demolition, or modification to accessory structures which are over 15 feet in height.
3. Conversion. The conversion of a building from mixed -use to residential only, the internal conversion of a building to create additional residential units, or the conversion of a building to mixed -use for development where the total number of new or converted dwelling units does not exceed 10.
4. Drive-Thru Modifications. Modifications to an existing drive-thru.
5. Facade Modifications. Facade modifications including arcades, modifications to building materials (i.e. stucco to wood siding), adding attached patio covers or trellises, modified architectural details, that are minor in nature, as determined by the Community Development Director.
6. Fences and Walls. Any fences or walls over five feet in height. 7 Lighting. New parking lot light fixtures, new lighting on facade, new security lighting, light strings, or replacement of light fixtures with a fixture with a higher lumen that the existing.
8. Major Landscape Modifications. Major landscape modifications including the removal of any species, modifications to three or more plant species, increase or decrease in landscaped area, replacement of grass with plant materials, new play structures or modifications to common open space.
9. Minor Modification. A minor modification, which requires review by the City's Development Review Committee, to an approved Site and
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Architectural Review where the Director determines the modification is consistent with the conditions of approval, the Zoning Ordinance, and the General Plan, where a record of the modification is necessary.
10. Projects Subject to Streamlined Review. Any residential project which is eligible for a streamlined review by the State of California.
11. Residential New Construction. New residential development of 10 or fewer dwelling units.
12. Mixed -Use New Construction. New mixed -use development which includes 10 or fewer residential units.
13. Roof. Modifications to the roof pitch or to construct a new roof screen.
14. SB-9. All Urban Lot Splits and Two -Unit Residential Developments.
15. Security Gates. New or replacement security gates at the entrance(s) to a residential, commercial, industrial, or office development.
16. Site Layout Modification. A modification of the layout of the site including but not limited to an increase in paving areas, modification to the existing circulation, creation of an outdoor dining area, modification to the parking lot layout, modification to the number or size of parking stalls, or other similar improvements as determined by the Community Development Director.
17. Trash Enclosure. All new trash enclosures.
18. All Other Improvements. All other improvements or a combination of improvements that the Community Development Director determines that due to the nature of the total improvements requires a Minor Site and Architectural Review instead of an Administrative Site and Architectural Review.
17.94.040 - Major Site and Architectural Review
The Planning Commission is the decision -making authority for all Major Site and Architectural Review which is required for the following types of improvements.
A. Single Family Residence and Two -Family Residences. The following improvements require Minor Site and Architectural Review on properties that are developed with a single-family detached dwelling unit, duplex, or duet:
1. Two -Family New Construction. New duplex or duet construction which results in 11 or more total dwelling units on the project site.
Ordinance No. XXXX
2. Single -Family New -Construction. New single-family development of 11 or more dwelling units when Site and Architectural Review approval is required by a specific plan, planned development, or development agreement.
B. All Other Properties. The following improvements on all other properties are subject to review:
1. Additions. The addition of any space to an existing building that is visible from the public right-of-way or greater than 10,000 square feet.
2. New Drive-Thru. All new drive-thrus or drive-ins.
3. New Construction. All new non-residential development, new mixed -use development with 11 or more total dwelling units, and new residential development of 11 or more total dwelling units. Includes residential and mixed -use development where the number of new dwellings is 10 units or less, but where the project will have 11 or more total dwelling units within the development.
4. Conversion. Any conversion of all or part of a building from an existing residential use to a non-residential use or from a non-residential use to a residential use, where the total number a new or converted dwelling units is equal to or greater than 11. Includes development where new or converted dwelling units may be less than 11, but where either the existing or resulting development includes 11 or more residential dwelling units.
5. Major Facade Remodels. A major facade remodel or modification, as determined by the Community Development Director. Major remodels may include a modification to the overall architectural style or theme of the building, significantly modifying the details and materials, and adding or removing significant architectural features.
6. All Other Improvements. All other improvements which due to their nature the Community Development Director has determined required review by the Planning Commission during a public hearing.
17.94.050 — Application
A. Application. An application for a Site and Architectural Review shall be filed on the form prescribed by the City and filed with the Planning Division.
B. Fee. The application for a Site and Architectural Review shall be accompanied by the fee listed on the City's Fee Schedule.
Ordinance No. XXXX
C. Materials. The Applicant shall submit the information and plans listed on the City's checklist.
17.94.060 — Review Procedures
A. Administrative Site and Architectural Review Procedures.
1. Review. The Community Development Director or their designee shall review all Administrative Site and Architectural Review applications for compliance with applicable code requirements.
2. Determination. The Community Development Director or their designee shall provide a written determination approving or denying the project to the Applicant following project review.
a. The approval of an Administrative Site and Architectural Review shall include any applicable conditions to which the project may be subject to ensure compliance with all local and state regulations. b. The denial of an Administrative Site and Architectural Review shall include the findings which resulted in the denial.
B. Minor Site and Architectural Review.
1. Review. Minor Site and Architectural Review applications shall be reviewed in accordance with Section 17.74.060, Application Review, and Chapter
17.76, Environmental Review.
2. Notice. A notice shall be given ten days prior to action on the project in accordance with Section 17.74.080, Notice of Community Development Decision.
3. Determination. The Community Development Director or their designee will make a written determination on the project following the close of the notice period.
4. Effective Date. The permit shall become effective eleven days after the Community Development Director's decision if no appeals have been filed.
C. Major Site and Architectural Review
1. Review. Major Site and Architectural Review applications shall be reviewed in accordance with Section 17.74.060, Application Review and Chapter
17.76, Environmental Review.
2. Notice. Following project review, the Community Development Director shall schedule the application for review by the Planning Commission and provide a notice in accordance with Section 17.74.090, Notice of Public
Ordinance No. XXXX
Hearing, and shall prepare a staff report in accordance with Section
17.74.100, Staff Reports.
3. Public Hearing. The Planning Commission shall review an application in accordance with Section 17.74.120 and provide a decision. For projects that also require City Council approval, the Planning Commission shall make a recommendation to the City Council who shall act on the application during a public hearing.
17.94.070 — Findings for Site and Architectural Reviews In approving or denying a Site and Architectural Review, the decision -making authority shall make the following findings.
ALL PROJECTS. The following findings shall apply to all project types:
A. The proposed project, as conditioned, is consistent with the goals and policies of the General Plan and any applicable Specific Plan.
B. The proposed project, as conditioned, is consistent with the provisions of Title 17, Zoning, and any other applicable section of the Hollister Municipal Code.
C. The proposed project, as conditioned, is consistent with the City of Hollister Objective Design Standards and any applicable design guidelines.
D. The project is consistent with the California Environmental Quality Act.
NO NET LOSS FINDINGS. The following finding shall apply to all project types.
5. The project site meets one of the following:
1. The site is not identified in the City of Hollister Housing Element Candidate Sites Inventory;
2. The site is identified in the City of Hollister Housing Element Candidate Sites Inventory and is providing greater than or equal to the identified number of units, at each income level, than is identified in the Housing Element, and "no net loss" findings are not required;
3. The site is identified in the City of Hollister Housing Element Candidate Sites Inventory and though fewer units are being developed than identified in the Housing Element, or at different income levels, the City is maintaining enough sites to accommodate the RHNA; or
4. The site is identified in the City of Hollister Housing Element Candidate Sites Inventory and approval of the project requires the City to identify additional sites to accommodate the RHNA. The City shall identify
Ordinance No. XXXX
additional candidate sites to accommodate the RHNA within 180 days of approval of the project.
RESIDENTIAL PROJECTS. The following findings shall apply to any project with a residential component:
6. The project would not result in a specific, adverse impact to public health or safety.
COMMERCIAL AND INDUSTRIAL PROJECTS. The following findings shall apply to any project with a commercial component:
7. Architectural considerations, including the character, scale, and quality of the design, site layout, screening of unsightly uses, lighting, building materials, and colors result in a project that is harmonious with its surroundings and that is compatible with other developments in the vicinity.
8. The project is consistent with requirements related to landscaping and screening, including the location, type, size, water efficiency, and coverage of plant materials to ensure visual relief, adequate screening, and an attractive environment for the public.
9. The project would not be detrimental to the health, safety, and welfare of persons residing or working in the neighborhood or to the general welfare of the City.
Ordinance No. XXXX
Exhibit N
17.96 — Conditional Use Permits
17.96.010 — Purpose
The purpose of this Chapter is to establish the procedures for approving or denying Minor and Major Conditional Use Permits which are intended to allow for activities and uses that are unique and which have the potential to impact the surrounding area. This Chapter applies to all land uses which are noted as requiring a CUP (Conditional Use Permit) on the use tables for each zoning district.
17.94.020 — Application
A. Application. An application for a Minor or Major Conditional Use Permit shall be filed on the form prescribed by the City and filed with the Planning Division.
B. Fee. The application for a Minor or Major Conditional Use Permit shall be accompanied by the fee listed on the City's Fee Schedule.
C. Materials. The Applicant shall submit the information and plans listed on the City's checklist.
17.94.030 — Review Procedures
A. Minor Conditional Use Permit
A. Review. Minor Conditional Use Permit applications shall be reviewed in accordance with Section 17.74.060, Application Review and Chapter 17.76, Environmental Review.
B. Notice. A notice shall be given ten days prior to action on the project in accordance with Section 17.74.080, Notice of Community Development Decision.
C. Determination. The Community Development Director or their designee will make a written determination on the project following the close of the notice period.
D. Effective Date. The permit shall become effective eleven days after the Community Development Director's decision if no appeals have been filed.
B. Major Conditional Use Permit
A. Review. Major Conditional Use Permit applications shall be reviewed in accordance with Section 17.74.060, Application Review and Chapter 17.76, Environmental Review.
B. Notice. Following project review, the Community Development Director shall schedule the application for review by the Planning Commission and
Ordinance No. XXXX
provide a notice in accordance with Section 17.74.090, Notice of Public Hearing, and shall prepare a staff report in accordance with Section
17.74.100, Staff Reports.
C. Public Hearing. The Planning Commission shall review an application in accordance with Section 17.74.120 and provide a decision. For projects that also require City Council approval, the Planning Commission shall make a recommendation to the City Council who shall act on the application during a public hearing.
17.96.040 - Findings for a Conditional Use Permit
In approving or denying a Conditional Use Permit, the decision maker shall make the following findings:
A. The proposed use is conditionally allowed within the subject zoning district and complies with all of the applicable provisions of this Zoning Ordinance.
B. The proposed use is consistent with the General Plan and any applicable specific plan.
C. The site and tenant space are physically suitable for the type and intensity of the proposed use including access, parking, and circulation.
D. The use will not be detrimental to the health, safety, and welfare of persons residing or working in the surrounding area or to the general welfare of the City.
17.96.050 — Approval to Run with the Land
A. Approval. The approval of a Conditional Use Permit shall continue to be valid for the location in which it was approved, upon change of ownership of the business, as long as the new business owner complies with all Conditions of Approval and complies with Section B below.
B. New Owner. All new owner(s) of a business with an approved Conditional Use Permit shall submit a written description of their business (to show compliance with the approved characteristics of the business) and agree in writing to follow all conditions of approval of the permit. Any changes to the operational characteristics of the business shall require an amendment to the Conditional Use Permit in accordance with Section 17.96.070.
17.96.060 — Revocation
A. Revocation. Failure to comply with the terms of the approved Conditional Use Permit or impacts to the surrounding neighborhood beyond what was originally anticipated may result in revocation of a Conditional Use Permit in accordance with Section 17.74.160, Permit Revocation.
Ordinance No. XXXX
17.96.070 — Amendments
Any amendment to the operational characteristics of an approved Conditional Use Permit (including but not limited to increasing the size of the operating space or intensity of the use, modifying the hours of operation, modifying the business in such a way as to no longer comply with a condition of approval, changing the nature of the business, etc.) shall require an amendment to the approved Conditional Use Permit as follows:
A. Amendment to a Minor Conditional Use Permit. The Community Development Director shall have the authority to approve any amendments to a previously approved Minor Conditional Use Permit. Review of an amendment to a Minor Conditional Use Permit shall be conducted in accordance with Section
17.96.030(A), subject to the findings of Section 17.96.040.
B. Minor Amendment to a Major Conditional Use Permit.
1. The Community Development Director shall have the authority to approve any of the following amendments proposed to an approved Major Conditional Use Permit.
a. The expansion of the physical space occupied by the use by no more than 500 square feet.
b. Relocation of the use within the same property or center where the space is equal to, smaller than, or no more than 500 square feet larger than the original size of the business.
c. Minor change in the operational characteristics of the business, as determined by the Community Development Director which would not result in any additional impacts to the environment or the surrounding area.
d. Any other proposed minor change for which, in the sole determination of the Director, the findings in Subdivision 3 of this section can be made.
2. Review of a minor amendment shall be conducted in accordance with Section 17.96.030(A).
3. Approval of a minor amendment shall be subject to the following findings:
a. Approval of the minor amendment is consistent with all applicable Zoning Ordinance and General Plan policies and requirements. b. Approval of the minor amendment will not result in any additional environmental impacts than was previously considered by the original approval of the Conditional Use Permit.
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c. The minor amendment is consistent with the original intent and intensity of the approved Conditional Use Permit.
d. The most -recent amendment to the Conditional Use Permit was not also approved by a Director -level minor amendment.
C. Major Amendment to a Major Conditional Use Permit. The process for all other amendments shall be the same as for a new Major Conditional Use Permit and review shall in accordance with Section 17.96.030(B).
Ordinance No. XXXX
Exhibit O
17.98 — Sign Permits
17.98.010 — Purpose
The purpose of this Chapter is to establish the procedures for approving or denying requests for the installation of signs and to ensure that each application is consistent with the requirements of Chapter 17.20, Signs. All signs, with the exception of the signs exempt under Section 17.20.060 or prohibited under Section 17.20.080, require review and approval prior to installation.
17.98.020 — Temporary Sign Permit
The Community Development Director or his/her designee may approve a Temporary Sign Permit for the following types of signs, in accordance with Section 17.20.090, Temporary Signs.
A. Temporary Sign or Banner. Banner or sign with any typeface intended for a business that is not intended for permanent installation.
B. Promotional Sign or Banner. A temporary banner or sign intended to promote new hours of operation, new ownership, the sale of new products, a special sale, or promotional period of a business.
C. Grand Opening Sign or Banner. Temporary banner installed prior to the opening of a business.
Car Dealership. Bunting, garland, or other signs intended to promote the dealership or a sale.
17.98.030 — Downtown A -Frame Sign Permit
The Community Development Director or his/her designee may approve a Portable Sign Permit for A -Frame Signs in the Downtown Mixed -Use Zoning District in accordance with Section 17.20.110(C)(3), Portable/A-Frame Signs.
17.98.040 — Administrative Sign Permit
The Community Development Director or his/her designee may approve an Administrative Sign Permit for the following signs.
A. Wall Signs. Permitted wall signs including new signs, replacement copy, or replacement housing, as permitted by Sections 17.20.050(C)(1) and 17.20.120.
B. Awning and Canopy Signs. Awning and canopy signs, including new awnings and replacement text, as permitted by Section 17.20.050(C)(3).
C. Directional Signs and Menu Boards. On -site directional signage and menu boards that are not otherwise exempt in accordance with Section 17.20.060.
Ordinance No. XXXX
D. Projecting/Blade/Pedestrian/Hanging Sign. Projecting, blade, pedestrian or hanging signs which meet the requirements of Section 17.20.050(2).
E. Kiosk or Bulletin Boards. Kiosk signs or bulletin boards which meet the requirements of Section 17.20.050(C)(6).
17.98.050 — Creative Sign Permit
The Planning Commission is the reviewing body for all Creative Sign Permits.
A. Creative Signs. A creative sign is a sign allowed pursuant to Section
17.20.040(H)(4). An applicant may apply for a Creative Sign Permit by applying for a Creative Sign Permit, or a Creative Sign may be incorporated into a Master Sign Plan.
17.98.060 — Monument Signs
Monument Signs shall be reviewed as follows. Monument signs shall meet the requirements of Section 17.20.050(C)(4), Freestanding Signs.
A. Monument Signs, Less than Six Feet. Monument or freestanding signs which are less than six feet in height, as measured from grade, shall be reviewed by the Community Development Director or his/her designee with a Minor Site and Architectural Application.
B. Monument Signs, Greater than Six Feet. Monument or freestanding signs which are taller than six feet in height, as measured from grade, shall be reviewed by the Planning Commission. These monument signs shall require an application for a Master Sign Plan.
C. Monument Sign Minor Modification. The Community Development Director or his/her designee shall review all minor modifications to an approved monument sign including sign copy change or modification to the approved colors. Minor modifications require approval of an Administrative Sign Permit.
D. Monument Sign Major Modification. The Planning Commission shall review all major modifications to an approved monument sign. Major changes shall consist of structural changes to the monument sign. Major modifications shall require an application for an amendment to the existing Master Sign Plan.
17.98.070 — Master Sign Plan
The Planning Commission shall be the reviewing body for all applications for a Master Sign Plan (MSP).
A. Master Sign Plan. A Master Sign Plan is required for any site having two or more nonresidential tenants or any site with a monument sign. Requirements for Master Sign Plans can be found in Section 17.20.040(H)(3).
Ordinance No. XXXX
17.98.080 — Signs not Subject to a Sign Permit
The following signs are not subject to the requirements of this Chapter.
A. Exempt Signs. All signs listed as being exempt from the requirements of Chapter
17.20, Signs, under Section 17.20.060 are exempt from the requirements for permits under this Chapter.
B. Model Home Complex/Residential Subdivision Sales Signs. All signs associated with the sale of units within a residential subdivision (condominium, townhouse, or single family dwellings) shall obtain a Major Temporary Use Permit prior to installation of signs. Signs shall be subject to the terms of the Major Temporary Use Permit.
C. Off -site Residential Subdivision Sign. Off -site signage advertising the sale of dwelling units within a residential subdivision require review and approval of a Major Temporary Use Permit prior to the installation of the signage. Signs shall be subject to the terms of the Major Temporary Use Permit.
17.98.090 — Application
D. Application. An application for a Sign Permit shall be filed on the form prescribed by the City and filed with the Planning Division.
E. Fee. The application for a Sign Permit shall be accompanied by the fee listed on the City's Fee Schedule.
F. Materials. The Applicant shall submit the information and plans listed on the City's checklist.
17.98.100 — Review Procedures
A. Temporary Sign Permit.
3. Review. The Community Development Director or his or her designee shall review all Temporary Sign Permit applications.
Action. The Community Development Director shall provide a written decision on the project to the Applicant following project review.
B. Downtown A -Frame Sign Permit.
1. Review. The Community Development Director or his or her designee shall review all A -Frame Sign Permit applications.
2. Action. The Community Development Director shall provide a written decision on the project to the Applicant following project review.
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C. Administrative Sign Permit.
1. Review. The Community Development Director or his or her designee shall review all Administrative Sign Permit applications.
2. Action Letter. The Community Development Direction will make a written decision on the project following project review.
3. Effective Date. The permit shall become effective eleven days after the Community Development Director's decision if no appeals have been filed.
D. Creative Signs and Master Sign Plans.
D. Review. Creative Signs and Master Sign Plans shall be reviewed in accordance with Section 17.74.060, Application Review and Chapter 17.76, Environmental Review.
E. Notice. Once the application has been deemed complete, the Community Development Director shall schedule the application for review by the Planning Commission and provide a notice in accordance with Section
17.74.100, Notice of Public Hearing.
F. Public Hearing. The Planning Commission shall review the application in accordance with Section 17.74.120 and provide a decision.
17.98.110 — Findings for a Sign Permit
In approving or denying a Sign Permit, the decision maker shall make the following findings for the permit type:
A. Administrative Sign Permit.
1. The proposed sign is permitted within the zoning district in which the property is located and compiles with all applicable provisions of Chapter
17.20, Signs, the approved Master Sign Plan, and any other applicable standards.
2. The sign is in proper proportion to the structure on site on which it is located and as an identification device does not excessively compete for the public's attention.
3. The sign's materials, color, texture, size, shape, height, and placement are compatible with the design of the structure, property, and neighborhood of which it is a part.
4. The sign's illumination is at the lowest reasonable level as determined by the City Planner while ensuring adequate identification and readability, and is directed solely at the sign or is internal to it.
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5. The sign is not detrimental to the public interest, health, safety, or welfare.
B. Creative Signs.
1. The creative sign constitutes a substantial aesthetic improvement to the site and shall have a positive visual impact on the surrounding area.
2. The sign is of a unique design and exhibits a high degree of thoughtfulness, imagination, inventiveness, and spirit.
3. The sign provides strong graphic character through the imaginative use of graphics, color, texture, quality materials, scale and proportion.
4. The sign is not detrimental to the public interest, safety or welfare.
C. Master Sign Plan.
1. The proposed Master Sign Plan is consistent with the requirements for signs in Chapter 17.20.
2. The Master Sign Plan contributes to effective and attractive identification of businesses and services and uses.
3. All of the proposed signage of the complex or building are compatible with the style or character of existing improvements on the site and are well related to each other.
17.98.120 — Revocation
A. Revocation. Failure to comply with the terms of the approved Sign Permit may result in revocation of the Sign Permit in accordance with Section 17.74.160, Permit Revocation.
Ordinance No. XXXX
Exhibit P
17.100 — Temporary Use Permits
17.100.010 — Purpose
The purpose of this Chapter is to establish the rules and procedures for the review of temporary uses. Temporary uses are any activity that is temporary in nature, will not result in significant noise, safety, or health impacts on the surrounding area. Allowed temporary uses are listed below.
17.100.020 — Minor Temporary Use Permit
The following temporary uses require approval of Minor Temporary Use Permit.
A. Car Washes. Car washes (for civic or charitable purposes) located on a commercial or industrial property with stormwater treatment facilities. No more than one event may occur per month per sponsoring organization.
B. Minor Events. An outdoor event related to an existing established business and includes the hosting of a promotional event, party related to the business, special outdoor dining event (located outside of a designated outdoor eating space), or similar events where no more than 50 people are expected to attend.
C. Seasonal Sales Lot at Established Business. A seasonal sales lot (such as Christmas trees or pumpkins) located on the same lot and related to an existing established business. Examples include the sale of Christmas trees at a home improvement store.
D. Temporary One -Day Sales. Temporary one -day sales (such as crafts or flower sales) located on private property and where the event involves the assembly of less than 100 people. These types of sales are limited to no more than ten (10) per calendar year per applicant located on private property.
E. Temporary Parking. The use of a space for temporary parking for an event or other purpose which is located off -site. Temporary parking is limited to a maximum of two (2) days per permit and no more than four (4) permits may be issued in a calendar year.
17.100.030 — Major Temporary Use Permit
The following temporary uses require approval of Major Temporary Use Permit.
A. Annual Motorcycle Rally Private Event. Any outdoor events located outside of the sanctioned rally area.
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B. Construction Yards. Construction staging or storage yards located off -site from a construction project with a valid Building Permit. These yards may be used to store materials or equipment and may include a construction trailer. Off -site construction yards must be screened from view. Construction yards located on the same site as the permitted construction project do not require a Temporary Use Permit.
C. Major Events. Major events that are not related to an established business and include arts and crafts fairs, carnivals, circuses, concerts, fairs, festivals, flea markets, farmers markets, outdoor entertainment, sporting events, and rodeos.
Major Temporary One -Day Event. An event related to an existing established business which includes use of an outdoor space to host a promotional event, party related to the business, special outdoor dining event (located outside a designated outdoor eating space), conference, meeting, or similar events where 51 or more people are expected to attend over the course of the event.
E. Office Trailer. A trailer used as a temporary workspace for employees during construction of a permanent commercial, office, or industrial building, or during construction of interior improvements. The temporary trailer may only be permitted during the period a building permit is valid and must be removed prior to occupancy.
F. Outdoor Fund -Raising Events. Outdoor events sponsored by a non-profit or other organization.
G. Private Outdoor Company Event. Company sponsored employee events held outdoors on a commercial or industrial site. These events can include tents, attractions, outdoor dining, food trucks, or other amenities.
Seasonal Sales Lot. Sales lots which include the sale of Christmas trees or other seasonal items as well as other attractions including rides, games, or other sales.
These lots are not related to an established business and may be located on developed or vacant land.
Two- to Three -Day Sales Event. A two- to three-day sale of products in the commercial, industrial, and mixed -use zoning districts where the site is developed with commercial or industrial land uses and the sale is related to the business(es) located on site. A maximum of four (4) Temporary Use Permits of this nature are permitted per calendar year per one parcel or shopping center.
Temporary Live Entertainment. A temporary request for live entertainment inside or outside of an existing commercial building where live entertainment is not a part of the existing commercial use. Businesses are limited to no more than four (4) temporary use permits per calendar year for temporary live entertainment.
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K. Temporary Sales Office. A temporary sales office or model complex with improvements and signage related to the sale of new homes or custom home lots.
The temporary sales office shall be removed, and the entire premises shall be restored to conform to the district regulations prior to final occupancy of the last home in the development. The permit shall be valid as long as there is an active building permit on the site.
Temporary Storage. Enclosed temporary storage (unrelated to a construction project) on any property within the City. Temporary storage is limited to six (6) months and no more than one (1) permit may be issued during a calendar year.
Residential properties are limited to only one (1) temporary storage container.
M. All Other Uses. Any other uses the Community Development Director deems temporary in nature and could be allowed with approval of a Temporary Use Permit.
17.100.050 — Application
A. Application. An application for a Temporary Use Permit shall be filed on the form prescribed by the City and filed with the Planning Division. An application for a Minor Temporary Use Permit shall be filed a minimum of two weeks prior to the commencement of the use. An application for a Major Temporary Use Permit shall be filed at least 45 days prior to the commencement of the use.
B. Fee. The application for a Temporary Use Permit shall be accompanied by the fee listed on the City's Fee Schedule.
C. Materials. The Applicant shall submit the following information:
Site Plan. Site plan which depicts the location of the use, site circulation, existing buildings, parking, and with any proposed temporary structures such as tents, fencing, bathroom, or other temporary items clearly labeled.
2. Statement of Operations. A letter describing the proposed operations, including but not limited to the hours of operation, day(s) that the temporary use will be on the site, number of people staffing the use during operation, anticipated number of people using the facility during operation, information on the size and location of tents, information on any portable bathrooms, cooking facilities, security plan, and other information about the operation of the use that pertains to the impact of the use on the surrounding area.
3. Additional aterials. Any materials the Community Development Director deems necessary to complete the review of the proposed temporary use.
Ordinance No. XXXX
17.100.060 — Review Procedures
G. Review. Temporary Use Permit applications shall be reviewed in accordance with Section 17.74.060, Application Review and Chapter 1776, Environmental Review.
H. Action. A Major or Minor Temporary Use Permit shall be approved, modified, conditioned, or denied by the Community Development Director.
Notice. Notice of the Director's action is not required.
17.100.070 — Findings for a Temporary Use Permit
In approving or denying a Temporary Use Permit, the decision maker shall make the following findings:
A. That the establishment or operation of the use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the neighborhood of the proposed use.
B. The use, as described and conditionally approved, will not be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the city.
C. Approved measures for removal of the use and site restoration will ensure that the temporary use causes no changes to the site that will limit the range of possible future land uses otherwise allowed by this Zoning Ordinance.
Ordinance No. XXXX
Exhibit Q
17.102 — Variances
17.102.010 — Purpose
The purpose of this Chapter is to establish the procedures for approving or denying requests for a Variance in accordance with Government Code Section 65906. The purpose of a Variance is to provide relief from the strict application of a specific standard in Title 17, Zoning, of the Hollister Municipal Code. A variance can only be granted when, because of special circumstances applicable to the property, including size, shape topography or surroundings, the strict application of the required standards of this Zoning Ordinance would deprive the subject property of privileges enjoyed by other properties in the vicinity with the same zoning designation.
17.102.020 — Applicability
A Variance may be granted from the requirements of Title17, Zoning, for the following reasons:
A. Dimensional Standards. Dimensional standards related to required setbacks, distance between structures, lot dimensions, lot coverage, landscaping, paving, fencing, and structure height.
B. Parking. An exception to the required number of parking spaces for the use.
C. Non -Residential Parking. An exception to the off-street parking requirements to allow parking spaces to be located off -site or to allow the payment of in -lieu fees or provision of off -site facilities in accordance with the requirements of Government Code Section 65906.5.
Signs. An exception to the sign regulations (excluding prohibited signs) contained in Chapter 17.20, Signs. A Variance request to permit an otherwise prohibited sign shall not be approved.
E. Uses. A Variance shall not be approved for uses or activities which are not listed as a permitted use for the zoning designation of the subject property.
17.102.030 — Application
A. Application. An application for a Variance shall be filed on the form prescribed by the City and filed with the Planning Division.
B. Fee. The application for a Variance shall be accompanied by the fee listed on the City's Fee Schedule.
C. Materials. The Applicant shall submit the information and plans listed on the City's checklist.
Ordinance No. XXXX
17.102.040 — Review Procedures
A. Review. Variance applications shall be reviewed in accordance with Section
17.74.060, Application Review and Chapter 17.76, Environmental Review.
B. Notice. Once the application has been deemed complete, the Community Development Director shall schedule the application for review by the Planning Commission and provide a notice in accordance with Section 17.74.100, Notice of Public Hearing.
C. Public Hearing. The Planning Commission shall review the application in accordance with Section 17.74.120, Public Hearing, and provide a decision. For projects that also require City Council approval, the Planning Commission shall make a recommendation to the City Council who shall act on the application during a public hearing.
17.102.050 - Findings for a Variance
In approving or denying a Variance, the decision maker shall make the following findings:
A. Due to special circumstances applicable to the property (size, shape, topography, location or surroundings), the strict application of the requirements of the Zoning Ordinance deprives the property of privileges enjoyed by other properties in the vicinity which are located in the same zoning district as the subject property.
B. The Variance does not authorize a use or activity which is not listed as a permitted use in the Zoning Ordinance for the zoning district in which the subject property is located.
C. The granting of the Variance is necessary for the preservation and enjoyment of substantial property rights possessed by other property owners in the same vicinity and zoning district and does not constitute a grant of special right or privilege to the applicant.
D. The grating of the Variance will not impact the health and safety of persons residing or working in the surrounding area.
E. The Variance is consistent with the objectives of the General Plan, Zoning Ordinance, and any applicable specific plan.
17.102.060 - Revocation
A. Revocation. Failure to comply with the terms of the approved Variance may result in revocation of the approved Variance in accordance with Section 17.74.160, Permit Revocation.
Ordinance No. XXXX
Exhibit R
17.104 — Ministerial Review
17.104.010 — Purpose
The purpose of this Chapter is to establish the procedures for approving or denying projects that qualify for ministerial review under state and local regulations in order to facilitate the development of affordable and supportive housing in the City.
17.104.020 — Definitions
A. Agricultural Employee Housing. Private housing that houses five or more employees and where the housing is provided in connection with agricultural work.
B. Commercial Corridor. A commercial corridor, pursuant to AB 2011, is a street or to highway with feet of right-of-way.
C. Higher Education Institution. Independent institution of higher education means those nonpublic higher education institutions that grant undergraduate degrees, graduate degrees, or both, and that are formed as nonprofit corporations in this state and are accredited by an agency recognized by the United States Department of Education. (CA Education Code 66010).
D. Low Barrier Navigation Center. A low barrier navigation center is a temporary shelter focused on helping homeless individuals and families obtain permanent housing.
E. Objective Design Standards. The City's Objective Design Standards adopted by the City Council on XX (Resolution XX ) or as amended.
F. Religious Institution. An institution owned, controlled, and operated, and maintained by a bona fide church, religious denomination, or religious organization composed of multidenominational members of the same well -recognized religion, lawfully operating as a nonprofit religious corporation or as a corporation sole pursuant to the Corporations Code.
G. Supportive Housing. Housing, with no limit on the duration of the stay, that is occupied by the target population and is linked to on -site or off -site services that assist the supportive housing residents in retaining the housing, improving their health, and maximizing their ability to live and when possible work in the community.
H. Target Population. Persons with low incomes who have one or more disabilities including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act, and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless persons.
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Transitional Housing. Dwelling units configured as rental housing for individuals or families experiencing homelessness and linked to supportive services , with stays limited to a maximum of 24 months.
17.104.030 — Eligible Projects
The following projects are eligible for ministerial review if the proposed project is located on land that is zoned for the development type and use proposed:
A. Agricultural Employee Housing. Eligible agricultural housing consistent with Health and Safety Code Sections 17021.5 and 17021.6.
B. Emergency Residential Shelter. A facility providing temporary, short-term housing for individuals and families experiencing homelessness.
C. Housing Element Sites. Vacant housing sites identified on the City's Housing Element Inventory List and non -vacant housing sites that have been included for two years, with at least 20 percent of the units restricted to low income households in accordance with Government Code Section 65583.2(c).
D. Low Barrier Navigation Center. Low Barrier Navigation Center (AB 101, Government Code Sections 65660, 65664 and 65666).
E. Housing on Educational or Religious Land (SB 4). 100 percent affordable projects on land owned by an independent institution of higher education or by a religious institution (land must have been owned on or before January 1, 2024.
Government Code Section 65913.16).
F Residential on Commercial Properties (AB 2011). Housing projects with 100 percent of the units restricted to low income households and are located on a site where office, retail or parking are permitted uses or a mixed -income housing project in a zone where office, retail or parking are permitted and abuts a commercial corridor. These projects are subject to a prevailing wage requirement (Government Code Section 65400).
G. Residential Projects Consistent with ODS. Residential projects located in the Downtown Mixed -Use Zoning District or multifamily residential projects located where multifamily is a permitted use and which are consistent with all of the requirements of the City's adopted Objective Design Standards (Government Code Section 65913.4).
H. SB 423 (SB 35) Projects. Qualifying projects (affordable projects with two or more residential dwellings and 2/3 residential in a mixed -use project) under Government Code 65913.4 (formerly known as SB 35).
Small Lot Subdivisions. Housing projects with a parcel map or tentative map on land zoned for multi -family uses which will result in 10 or fewer residential units or lots (SB 684/1123).
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Supportive Housing. Supportive housing for target populations that are 100 percent affordable with at least 25% or 12 units (whichever is greater) of the total units dedicated to supportive housing (AB 2162).
K. State or Federal Law Required Projects. Any other residential projects which are required to be reviewed ministerially pursuant to state or federal law.
17.104.040 — Application
A. Preliminary Application. Where required by state law (Government Code Section 65913.4), a preliminary application (Notice of Intent/SB 330) shall be filed prior to the submittal of a formal application.
B. Application. An application for a project that is to be reviewed ministerially shall be filed on the form prescribed by the City and filed with the Planning Division.
C. Fee. The application for a project subject to ministerial review shall be accompanied by the fee for the project type (i.e. tentative map, Site and Architectural Review), as listed on the City's Fee Schedule.
D. Materials. The Applicant shall submit the information and plans listed on the City's checklist and the appropriate Supplemental Information Form.
17.104.050 — Review Procedures
A. Review. Project applications which are eligible for ministerial review shall be reviewed in accordance with Section 17.74.060, Application Review. Review of the proposed project shall conform to any processing requirements for the application type required by state law.
B. CEQA. No review under the California Environmental Quality Act is required for a ministerial review as they are statutorily exempt (CEQA Guidelines Section 15268).
C. Decision. The Community Development Director will review the project application(s) and determine if the project is eligible for ministerial approval and if the required findings in Section 17.104.060 can be made. If the Community Development Director determines that the project is not eligible for ministerial review or there are deficiencies that cannot be correct, the applicant may elect to submit a revised application for a discretionary review, instead of issuing a project denial.
Action Letter. Based on their review of the project application, the Community Development Director will make a written decision on the project and transit the decision to the applicant within the timeframe required by state law.
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E. Conditions of Approval. Standard conditions and conditions required to comply with Title 17, Zoning, or state or federal law may be imposed on the project and included in the Action Letter.
17.104.060 - Findings for Ministerial Review
In approving or denying a ministerial review, the decision maker shall make the following findings:
A. The proposed project is consistent with the existing General Plan Land Use Designation, zoning designation, and density requirements of the subject property.
B. The proposed project is eligible for ministerial approval under state or federal housing law.
C. The proposed project is consistent with the requirements for the project type as outlined in Title 17, Zoning, and state law.
D. The proposed project is consistent with the requirements of the City's adopted Objective Design Standards.
E. As proposed or mitigated, the project would not have a specific adverse impact upon the public health or safety of persons living or residing in the area.
Ordinance No. XXXX
Exhibit S
17.110 — Reasonable Accommodation
17.110.010 — Purpose
The purpose of this Chapter is to establish procedures and requirements for making requests for reasonable accommodation in land use, zoning and building regulations, policies, practices and procedures.
It is the goal of the City to provide reasonable accommodations in the application of the Municipal Code to provide individuals with disabilities reasonable accommodation in rules, policies, practices, and procedures to ensure equal access to housing and to facilitate the development of housing for individuals with disabilities, pursuant to the Fair Housing Amendments Act of 1988 and the California Fair Employment and Housing Act.
17.110.020 — Applicability
A. Applicants. A request for reasonable accommodation may be made by any individual with a disability, their representative, or a developer or provider of housing for individuals with disabilities, when a requirement of Title 17, Zoning, or other requirement, regulation, policy, or practice acts as a barrier to fair housing opportunities. This chapter is intended to apply to individuals with disabilities as "disability" is defined under federal and state acts.
B. Allowed Exceptions/Modifications. A request for reasonable accommodation may include a modification or exception to the rules, standards, practices and procedures for the siting, development, use of housing or housing -related facilities, and any other land use requirements that would eliminate regulatory barriers and provide an individual with a disability equal opportunity to housing of their choice.
C. Length of Time. A reasonable accommodation is granted only to the household that needs the accommodation and does not apply to successors in interest to the site.
17.110.030 — Application
A. Application. An application for a Reasonable Accommodation shall be filed on the form and supplemental information form prescribed by the City and filed with the Planning Division.
B. Fee. The application fee shall be the same fee as an Administrative Permit (Over the Counter).
C. Materials. The Applicant shall submit the information and plans listed on the City's Reasonable Accommodation Supplemental Information Form.
D. Other Required Permits. No other discretionary permit shall be required for a reasonable accommodation request. If a project for which the reasonable
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accommodation is being requested also requires a discretional approval (such as a Conditional Use Permit, Rezoning, Site and Architectural Review, etc.), the applicant shall submit the request for reasonable accommodation first, prior to proceeding with the other required application types.
17.110.040 — Review Procedures
A. Review. The Community Development Director shall review all Reasonable Accommodation applications in accordance with Section 17.70.060, Application Review and shall provide written notice of a request for additional information or notice of the Director's decision to approve or deny the request within 30 days of the date of application.
B. Ministerial Review. Reasonable accommodation shall be ministerial in compliance with this Chapter without the need for noticing the project or the approval of a variance, conditional use permit, special use permit or other exception process.
C. Alternative Reasonable Accommodations. The Community Development Director may require an alternative reasonable accommodation(s) that provide an equivalent level of benefit to the Applicant in order to approve the request.
D. Action. The Community Development Director shall provide a written decision on the request to the Applicant following project review, if all of the required findings in Section 17.110.050 can be made.
17.110.050 — Required Findings
In approving or denying a Reasonable Accommodation request, the Community Development Director shall make the following findings.
A. The reasonable accommodation is requested by or on behalf of an individual(s) with a disability in accordance with Section 17.110.020.
B. The requested accommodation is necessary to provide an individual(s) with a disability an equal opportunity to use and enjoy an existing dwelling unit or to facilitate the development of such a housing unit.
C. The requested accommodation will not impose an undue financial or administrative burden on the City.
The requested accommodation will not result in a specific, adverse impact to the health or safety of people living or residing in the area.
17.110.060 — Appeal
Within 30 days of the date of the Community Development Director's decision of a Reasonable Accommodation application, an Applicant may appeal an adverse decision in writing in accordance with Chapter 17.78, Appeals.
Ordinance No. XXXX
Exhibit T
17.112 — Nonconforming Uses and Structures
17.112.010 — Purpose
The purpose of this Chapter is to establish regulations related to non -conforming uses and structures, which were legally established at the time of operation or construction under Title 17, but do not conform to the current or amended provisions of Title 17. It is the purpose of this Chapter to permit the continued operation of nonconforming uses and structures, while providing for the gradual elimination of the nonconforming uses and structures.
17.112.020 — Nonconforming Use
A nonconforming use is the use of a structure or land that was lawfully established (permitted) prior to the effective date of this Ordinance, but which does not conform to the current provisions of Title 17, Zoning.
A. Continued Use. Any nonconforming use may be continued indefinitely, provided that the use remains in the same tenant space, there is no increase or enlargement of the area, the number of employees does not increase, there is no increase in the number of people served, and there is no change in the use that would bring it further out of compliance with the requirements of Title 17.
B. Maintenance. Any structure or land in which a nonconforming use is located may be maintained and repaired as necessary to support the use.
C. Change of Ownership or Tenancy. The change of ownership, business operator, or management of a nonconforming use shall not affect its nonconforming status.
Loss of Structure. Any nonconforming use which is located within a nonconforming structure that is destroyed or damaged shall be allowed to resume the use upon repair of the structure as long as the repair or reconstruction value is no more than 75 percent of the structure's value, as discussed in Section
17.112.050.
17.112.030 - Loss of Nonconforming Use Status
A nonconforming use shall lose its ability to continue if any of the following apply:
A. Discontinuance. If a nonconforming use has ceased for a period of 90 consecutive days or more, the use shall lose its nonconforming status and all rights to reestablish or continue the nonconforming use shall terminate.
B. Change in Use. Any part of a building, structure or land that is changed from a nonconforming use to a conforming use shall not be used for a nonconforming use in the future.
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C. Change in Operational Characteristics. If a nonconforming use is relocated, enlarged or expanded in any way, the use shall lose its nonconforming status and shall be required to conform to the requirements of Title 17 in effect at that time.
17.112.040 — Nonconforming Structures
A nonconforming structure is a structure that was lawfully permitted and constructed prior to the effective date of this Ordinance, but which does not conform to the current provisions of Title 17, Zoning.
A. Expansion of Nonconforming Structure. Nonconforming structures shall not be expanded or otherwise increased in size.
1. Exception: Nonconforming residential dwellings within the HO, R-1, R -M, R -H, R-OTM, and R-OTH zoning districts may be enlarged, provided that the number of dwelling units does not increase and that the nonconformity of the structure is not expanded. Additions to residential dwellings with a non -conforming setback may conform to the existing nonconforming setback but may not exceed the existing non -conformity. This exception shall not apply to additions or enlargements of nonconforming accessory structures in these zoning districts.
B. Use of Building. The use of any nonconforming structure shall meet the requirements for uses for the zoning district in which the parcel is located, unless a legal nonconforming use exists within the building.
17.112.050 — Nonconforming Structures Maintenance and Restoration Replacement and maintenance of a nonconforming structure is permitted subject to the following requirements:
A. Maintenance. Ordinary maintenance and repair of nonconforming structures is permitted.
B. Restoration of Multifamily Properties. Any nonconforming multifamily structure(s) which are damaged or destroyed by any means, may be reconstructed to match the originally approved structure if the replacement of the damaged portion of the structure does not exceed 75 percent of the structure's market value, as determined by the county assessor on the last equalized assessment roll at the time of its destruction or damage. If replacement in kind exceeds 75 percent of the structure's assessed value, the structure may only be replaced in accordance with Government Code Section 65852.25(b).
C. Replacement of a Nonconforming Single Family Residence. Any lawfully constructed single family residence which is damaged or destroyed by any means, may be reconstructed to match the originally approved structure.
Restoration of All Other Structures. All other nonconforming structures which are damaged or destroyed by any means, may be replaced in kind if the
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replacement of the damaged portion of the structure does not exceed 75 percent of the structure's market value, as determined by the county assessor on the last equalized assessment roll at the time of its destruction or damaged. If replacement in kind exceeds 75 percent, the structure must be replaced with a structure and use that conforms with the provisions of the zoning district in which it is located.
E. Reconstruction Time Limits. Reconstruction of a legal nonconforming structure shall commence within two (2) years after the catastrophe and shall be diligently pursued to completion. If construction does not commence within two (2) years or the building permit expires following the two (2) year period, the structure shall lose its legal nonconforming status and shall not be replaced.
F. Seismic Repairs. Improvements or reconstruction required to reinforce an unreinforced masonry building or seismically unsafe nonconforming structure is permitted without cost limitations.
17.112.060 — Historic Structures
A. Structures which are located on a property which is listed as a contributing building to the City's Historic District are not subject to the requirements of this Chapter and are considered to be legal structures.
B. Nonconforming uses located within historic structures, with the exception of single- family residential, shall be treated as a nonconforming use in accordance with this Chapter. Single-family residential uses in a listed, contributing historic structure, are not subject to the requirements of this Chapter and are considered to be legal uses.
17.112.070 — Nonconforming Signs
No sign shall be considered nonconforming for the purposes of this chapter. All signs shall comply with the regulations in Chapter 17.20, Signs. Signs found to be out of compliance with the regulations of Title 17, Zoning, are declared a public nuisance and shall be subject to enforcement in accordance with Chapter 17.118 and Chapter 1.16 of the Hollister Municipal Code.
17.112.080 — Illegal Structures and Uses
Nothing contained in this Ordinance shall be construed or implied so as to allow for the continuation of illegal nonconforming sign, structure, and/or use. Structures and uses which are not lawfully constructed or established shall be removed and/or discontinued immediately pursuant to Chapter 17.118, Enforcement.
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Exhibit U
17.118 — Enforcement
17.118.010 — Purpose
The purpose of this Chapter is to establish the procedures for the enforcement of Title 17, Zoning, of the Municipal Code.
17.118.020 — Duty
A. Permit Issuance. All Departments, officials, and public employees of the city who are vested with the duty or authority to issue permits or licenses shall conform to the provisions of Title 17, Zoning, and shall issue no permit or license for uses, buildings, purposes, or occupancy where it would be in conflict with the provisions of Title 17.
B. Enforcement. It shall be the duty of the Police Chief, Fire Chief, Building Official, Public Works Director and/or the Community Development Director to enforce or cause to be enforced the provisions of Title 17 pertaining to the construction, reconstruction, moving, alteration, removal, or addition to any building or structure and the use or occupancy of land or a structure in the City of Hollister.
17.118.030 — Compliance
A. Actions Contrary to Title 17. Any building or structure or use of any property contrary to or in violation of Title 17, Zoning, is unlawful and is deemed a public nuisance. Any use or occupancy of land, building or premises established, conducted, operated or maintained contrary to Title 17, Zoning, is unlawful and is hereby declared to be a public nuisance and may be summarily abated as such.
B. Compliance. Every department, official, and employee of the City authorized to issue permits or licenses affecting the use or occupancy of land or of a building or structure within the City shall comply with the provisions of Title 17.
C. No Issuance of Permit. No permits (of any kind), entitlements, or licenses shall be approved or issued by the City for a property or applicant which is in violation of the City of Hollister Municipal Code (Section 1.16.100).
Permits Issued in Error. Any permit, entitlement, or license hereafter issued for a building, use, occupancy, or purpose which is contrary to the provisions of Title 17 shall be null and void and of no effect.
17.118.040 — Penalty and Fine
A. Infraction. Any person, firm, or corporation, whether as principal, agent, employee, or otherwise, violating any of the provisions of Title 17, Zoning, shall be guilty of an infraction, and upon conviction thereof shall be punished as set forth in Government Code Section 36900 and Chapter 1.16, Code Enforcement.
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B. Separate Offences. The violating party shall be judged to be guilty of a separate offense for each and every day during any portion of which any violation of Title 17 is committed, continued, or permitted by such person, firm, or corporation, and shall be punishable as herein provided and as discussed in Chapter 1.16, Code Enforcement.
Ordinance No. XXXX
Exhibit V
16.44.080 — Lot Line Adjustments
A. Lot Line Adjustment. A Lot Line Adjustment is a change(s) in the boundaries between four or fewer adjoining parcels, pursuant to Government Code Section 66412(d).
B. Application
1. Application. An application for a lot line adjustment shall be made on the form prescribed by the City and filed with the Engineering Division.
2. Fee. The application for a Lot Line Adjustment shall be accompanied by the fee listed on the City's Fee Schedule.
3. Materials. The Applicant shall submit the information and plans listed on the Engineering Division's Lot Line Adjustment Submittal Checklist.
C. Review Procedures
1. Reviewing Body. The City Engineer shall review and approve, conditionally approve, or deny all Lot Line Adjustment applications.
2. Findings. In approving or denying a Lot Line Adjustment, the City Engineer shall make the following findings:
a. The proposed Lot Line Adjustment conforms to the General Plan and any applicable specific plans.
b. The proposed Lot Line Adjustment complies with the requirements of the Title 17, Zoning, and the Subdivision Map Act.
3. Filing. Within ten (10) days of approval by the City Engineer, the Applicant shall record the Lot Line Adjustment with the San Benito County Recorder.
Proof of recording shall then transmitted to the City Engineer within ten (10) days.
PLANNING COMMISSION RESOLUTION NO. 2026-6
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HOLLISTER RECOMMENDING CITY COUNCIL APPROVAL OF 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 clarify provisions in the Zoning Ordinance or to reflect current conditions in the City; and
WHEREAS, staff is 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 amendment to the permitting chapters will provide clear, easy to understand requirements as well as codify the requirements for ministerial reviews implements action items within the City's 6th Cycle Housing Element; and WHEREAS, the Planning Commission held four (4) study sessions to review and discuss the proposed amendments; 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 Phase 3 of the Zoning Ordinance Amendments; and
WHEREAS, following the public hearing the Planning Commission determined to recommend that the City Council adopt 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 BE IT RESOLVED, that the Planning Commission of the City of Hollister does hereby recommend the City Council adopt Zoning Ordinance Amendment 2025-4 attached herein as Exhibit A to this resolution with consideration for a case -by -case appeals process of effectiveness of the ordinance on projects in process.
PC Resolution 2026-6
ZOA 2025-4 / Phase 3
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 -2026-31
AGENDA ITEM: A RESOLUTION ADOPTING THE OBJECTIVE DESIGN
STANDARDS FOR MULTI -FAMILY AND RESIDENTIAL MIXED -USE
DEVELOPMENT PROJECTS WITHIN THE DOWNTOWN MIXED USE (DMU)
ZONING DISTRICT
DEPARTMENT: Community Development
DEPARTMENT HEAD: Charles Wall, Parks and Recreation Director COUNCIL NEXT STEPS: Hold a public hearing and adopt a resolution approving the Objective Design Standards for multifamily and residential mixed -use development projects within the Downtown Mixed Use (DMU) Zoning District.
PROJECT DESCRIPTION: In recent years, the State of California has enacted a series of housing laws aimed at increasing the state's housing inventory by reducing barriers to housing production. These Taws limit a city's authority to deny certain eligible residential development projects based on standards that are subjective in nature and, instead, require that such projects be reviewed using "Objective Design Standards". Objective design standards are defined under State law as "standards that involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable both to the development applicant or proponent and the public official prior to submittal" (California Government Code, Section 65913.4).
Until the City of Hollister ("City") adopts and codifies its own Objective Design Standards, the City is limited in enforcing compliance with only the objective development standards already in place within the City's General Plan, Municipal Code, and Zoning Ordinance.
These development standards provide broad objective requirements, such as building height and setback standards, but do not provide guidance related to the overall design of residential or residential mixed -use projects.
Under California Code Section 65913.4, a Housing Development Project becomes subject to the Objective Design Standards when it is proposed on a site zoned for residential or mixed -use development and includes a multifamily project with two or more dwelling units or a mixed -use residential project in which at least two-thirds of the total floor area is dedicated to residential uses.
Staff proposes the adoption of Objective Design Standards specific to multi -family residential and residential mixed -use development projects with the following intended goals:
• Respond to state housing laws aimed at streamlining applicable projects and promoting affordable housing;
• Maintain the City's local control in reviewing eligible residential projects by ensuring a consistent standard of residential design quality throughout the City's
downtown;
• Preserve the character of City's downtown by balancing the form and design of existing development with new construction techniques and typologies; • Encourage human -scaled buildings that adhere to zoning regulations and promote high quality site and building design;
• Emphasize a pedestrian -oriented environment where the design of buildings and the public realm are cohesive and complementary of a diverse range of uses; • Provide a clear seat of design criteria to guide multi -family residential and residential mixed -use development projects; and
• Establish an objective framework by which a qualifying project (e.g., an infill residential project with affordable units requesting to be processed ministerially under Senate Bill 35) would be evaluated.
If the City does not adopt the proposed Objective Design Standards, the City would have limited review authority to shape the design of future multi -family and residential mixed - use projects and would only be able to review such projects against existing objective standards in the Zoning Ordinance and General Plan, which are extremely limited.
ANALYSIS: Staff recommends adopting the Objective Design Standards (ODS) as a standalone document and codifying them through Zoning Ordinance Amendment (ZOA) 2026-1, which incorporates the ODS by reference into the Zoning Ordinance.
Incorporation by reference grants the ODS the same legal authority as if they were fully contained within the Zoning Ordinance, while allowing the document to remain separate for ease of use.
Maintaining the ODS outside of the Zoning Ordinance is intentional and necessary. The ODS rely heavily on graphics, diagrams, and other visual examples to ensure clarity and true objectivity. These materials cannot be accommodated within the traditional text - based format of the Zoning Ordinance. A standalone document allows the City to present standards in a more accessible, visually supported format while preserving their regulatory authority.
BACKGROUND: In recent years, the State has adopted several housing laws requiring jurisdictions to use objective standards when conducting streamlined review of qualifying housing projects. Senate Bill 330 (SB 330), known as the Housing Accountability Act and initially adopted in 2018, created the framework for residential development projects to only need to comply with adopted, objective, design standards in order to be approved.
Since 2018, the State has continued to adopt new legislation each year that qualifies additional types of residential and mixed -use projects for streamlined, ministerial review against objective standards.
The City of Hollister currently has very few objective standards written into our General Plan and Zoning Ordinance. This means that when residential project applications are submitted, the City cannot require changes to the design of the project or use noncompliance with a subjective standard as a reason to deny a housing project.
Adoption of ODS will allow the City to retain some level of control of the design for new residential projects (such as massing, orientation, location of open space and walkability features, etc.).
Objective design standards involve no personal or subjective judgment and are uniformly verifiable by reference to an external, measurable benchmark or criterion. In contrast, subjective standards require personal interpretation or subjective judgement by a public official, as these standards are unmeasurable and/or lack the specificity needed to provide clear direction. The following example illustrates the difference between an objective and subjective standard:
This standard is objective because it
Buildings greater than two stories shall be
provided a clear requirement that
designed to differentiate a defined base;
specifies what type of building the
a middle or body; and top, cornice, or
standard applies to (two-story or more
parapet cap.
and how the design criteria can be
achieved (base, middle, cap).
Buildings shall be articulated to be
This standard is subjective because it is
consistent with the neighborhood
not measurable, thereby requiring
character.
judgement by a public official.
The proposed Objective Design Standards are consistent with State housing law and directly implement several goals and policy actions identified in the City's 2023-2031 Housing Element. The Housing Element includes a comprehensive housing plan intended to guide the efforts to meet its Regional Housing Needs Allocation (RHNA) and support streamlined housing production.
The ODS implements Housing Goal H2, which seeks to maintain and enhance existing neighborhoods and blend well designed new housing into neighborhoods and communities. Policy action H2.1: Objective Design Standards directs the City to establish and implement objective standards and update citywide design review procedures to support efficient project review. Related actions include adopting the ODS through zoning amendments, updating design review procedures, and promoting the new standards through public -facing materials and outreach.
Under Housing Goal H3, which emphasizes efficient land use and a diversity of housing types to implement "smart" and sustainability development principles, Policy Action H3.1 Variety of Housing Choices call for implementing mixed -use development standards through the City's zoning amendments and General Plan update. The ODS support this goal by providing clear, predictable expectations for higher -density and mixed -use housing.
In addition to aligning with the Housing Element, the ODS are consistent with the Hollister 2040 General Plan Update. Multiple elements of the General Plan emphasize high -quality design, orderly development, and the creation of safe, attractive, and walkable neighborhoods. With the Land Use and Community Design Element, Action LU-2.4 and Action LU-3.1 call for the development of multifamily and mixed -use design standards to ensure high -quality development as the City grows. Goal LU-16 further directs the City to maintain Hollister's small-town character by ensuring that new development is attractive
and well designed, while Action LU 16-16.1 calls for citywide design guidelines or objective standards for residential, commercial, and industrial uses, including streetscape improvements.
The General Plan's Circulation Element also reinforces the importance of objective design criteria. Goal C-3 promotes a safe and connected pedestrian, bicycle, and micromobility network, and Action C-3.6 calls for adopting objective standards for sidewalk and pedestrian trail design in new developments.
Together, the Housing Element and General Plan Policies demonstrate that adoption of the Objective Design Standards directly supports the City's long-term vision for high quality design, streamlined housing production, enhanced walkability, and cohesive community charact throughout Hollister.
APPLICABILITY: The proposed Objective Design Standards (ODS) would apply to qualifying multifamily and residential mixed -use development in the City of Hollister's Downtown Mixed Use (DMU) Zoning. Multifamily projects of two or more units or mixed - use projects where at least two-thirds of the total floor area is dedicated to residential uses would be subject to the ODS.
Projects are not eligible if the site contains prime farmland or farmland of statewide importance, a designated wetland, a Very High Fire Hazard Severity Zone or State Responsibility Area, a hazardous waste site, an earthquake fault zone unless compliant with seismic safety standards, or a 100 -year flood hazard area unless adequate flood protection measures are in place. The ODS do not apply to single-family homes, accessory dwelling units (ADUs), or non-residential development.
Qualifying projects must also comply with all applicable objective development standards contained in the General Plan and Zoning Ordinance, including height, density, and setback requirements. In the event of conflict these documents and ODS, the ODS shall prevail unless an adopted site -specific master plan provides otherwise.
COMMUNITY ENGAGEMENT: On March 13, 2025, the Planning Commission received an informational presentation from Placeworks regarding the development of Objective Design Standards (ODS) for multifamily and residential mixed -use development projects in the City of Hollister Downtown Mixed Use (DMU) zoning district. The Commission discussed preliminary concepts and provided feedback to help guide preparation of the draft ODS.
As part of the broader outreach strategy, the City conducted public outreach to ensure meaningful opportunities for community participation. Approximately 13,284 postcards were mailed to tenants and property owners throughout Hollister inviting community members to attend the ODS workshop held on December 2, 2025 at Paine's Restaurant and to participate in an online survey. The workshop was structured as an open house from 4:00 p.m. to 8:00 p.m. with formal presentations at 4:30 p.m. and 7:00 p.m. to share project background, objectives, and early design concepts, and receive community feedback.
To further promote participation, City of staff posted event announcements across the
City's social media platforms and website. In addition to the workshop, staff developed a Community Objective Design Standards Survey, available on the City's ODS webpage from early November through the end of December. The survey provided an accessible way for residents to share input on design priorities, community character, and preferences for future development.
At the February 26, 2026 Planning Commission Meeting, Commissioners received an informational report and presentation on the Draft Objective Design Standards (ODS) from Placeworks. Commissioners were asked to provide general feedback on the overall approach and content of the standards, including whether any items were missing, insufficiently addressed, or overly detailed or subjective.
During the study session, the Planning Commission recommended adding information regarding prohibited fencing materials. This recommendation incorporated into the ODS under Chapter 3, Small -Scale Residential ODS, Section 3.5.3 Walls and Fences, Standard 3.5.3.2 Prohibited Materials. The project team used this to make amendments and into the final document, along with updated figures and imagery.
On March 26, 2026, the finalized version of the ODS — reflecting the amendments and the Planning Commission's recommendations- was presented to the Commission. The Commission reviewed the document, considered public testimony, and voted 4-1 to adopt Planning Commission Resolution 2026-7 (Attachment 3) recommending that the City Council adopt the Objective Design Standards for multifamily and residential mixed -use development projects in the Downtown Mixed -Use (DMU) Zoning District.
Commissioner Hernandez cast the dissenting vote, expressing that there should be an earlier appeal process for the Objective Design Standards. Staff clarified that the Objective Design Standards function as administrative regulations, meaning they are applied ministerially and do not involve discretionary judgement. Because ministerial decisions are not subject to the same appeal procedures as discretionary land -use decisions, the standards themselves do not include an internal appeals process. Instead, any challenges to the application of the standard would follow the City's existing administrative procedures for ministerial permits or, if applicable, broader legal remedies outside the Planning Commission process.
RESULTS OF COMMUNITY SURVEY: Between early November and the end of December 2025, the online survey collected 72 responses. Participants provided input on preferred design elements and amenities for new housing projects in Downtown Hollister.
Respondents expressed strong support for walkable street designs and well -maintained sidewalks that accommodate all ages and abilities. Many favored new developments that incorporate architectural elements consistent with existing Downtown styles, emphasizing cohesive and context -sensitive design. There was also broad support for green spaces and outdoor seating areas to enhance storefront activity and visual interest.
Feedback on landscaping and street trees was mixed, with some concerns about long- term maintenance. Parking availability and enforcement were also common concerns.
Respondents generally supported increasing parking options and emphasized that any new parking structures should complement adjacent buildings and be screened from primary street frontages.
The full survey results are included as Attachment 4.
DOCUMENT STRUCTURE: The ODS are organized into three distinct chapters to ensure clarity and ease of use. This structure is designed to guide users through the entire process — from understanding the regulatory context and project applicability to applying detailed design standards from various residential development types. Each chapter builds upon the last, offering a logical progression that supports both first-time users and experienced practitioners as they navigate Hollister's design expectations.
Chapter 1: Introduction
This chapter establishes the foundation for the Objective Design Standards. It outlines the legal framework that necessitates objective standards, provides an overview of Downtown Hollister's historic character, identifies which projects are subject to the ODS, explains how the document relates to other City regulations, and describes the submission and review process.
Chapter 2: Multifamily & Residential Mixed -Use ODS
This chapter presents the objective standards that apply to multifamily and mixed -use residential projects. It addresses site planning, pedestrian -oriented design, building form, architectural character, open space requirements, and landscaping — ensuring that new development contributes positively to the public realm and aligns with Hollister's context.
Chapter 3: Small -Scale Residential ODS
This chapter focuses on standards for small-scale residential development, including single-family homes, duplexes, triplexes, and similar housing of types. It provides clear, objective criteria for site orientation, building design, compatibility with historic character, and landscaping supporting high -quality infill that respects neighborhood scale and identity.
ODS Checklist
Provides a checklist for applicants and staff to go through each standard and evaluate whether the proposed project fulfills the standards.
Exceptions
All applicable projects are required to comply with the Objective Design Standards (ODS).
However, when appropriate, the Director may administratively approve minor deviations from the ODS. Minor deviations may be considered when the applicant demonstrates that the deviation would result in an improved site design or layout, or when a physical site constraint makes strict compliance with a specific standard infeasible. The Director has the authority to approve or deny such minor deviation requests based on the criteria and findings established in the ODS.
MODIFICATIONS TO ODS: Design principles and aesthetics are subject to change over time, making it essential for the ODS to remain adaptable. To address this, both the ODS and the newly proposed Zoning Ordinance provide a process for major and minor modifications to the Objective Design Standards. Major modifications include those that result in a significant change to a design standard. Major modifications will be required to be reviewed and approved by the Planning Commission at a noticed public hearing. Minor
modifications include modifications necessitated by changes in State law that may limit the ability of local jurisdictions to regulate certain criteria; modifications to ensure consistency with policies, goals, and objectives of the City as declared by the City Council; and modifications that do not result in significant changes to existing design guidelines.
Minor modifications will be reviewed and approved by the Director through issuance of an Approval Memorandum.
CEQA: The Objective Design Standards qualify for an exemption from the California Environmental Quality Act (CEQA) because it constitutes an administrative action that does not result in a direct or reasonably foreseeable indirect physical change to the environmental and therefore does not qualify as a does not qualify as a "project" under State CEQA Guidelines Sections 15060(C)(2) and 15061(b)(3).
CONCLUSION: Adoption of the Objective Design Standards will allow the City to comply with State housing laws while maintaining local control over the design and quality of multifamily and residential mixed -use development in the Downtown Mixed Use (DMU) Zoning District. The standards provide clear, measurable criteria that support streamlined project review, reinforce the community's design priorities, and help ensure that new development contributes positively to Hollister's character, walkability, and long-term planning goals. Based on the analysis presented in this report, staff recommend that the Planning Commission adopt a Resolution recommending the City Council approval of the Objective Design Standards.
FISCAL IMPACT: There is no General Fund impact associated with this action. The development of the Objective Design Standards was fully funded through the City's REAP
2.0 grant award administered by the Association of Monterey Area Governments (AMBAG). All work completed to date has been covered by the grant allocation of $169,380.
PREVIOUS COUNCIL OR COMMISSION ACTION: At the March 26, 2026 Planning Commission meeting, the Commission voted to adopt a resolution recommending that the City Council approve the Objective Design Standards (ODS) for multifamily and residential mixed -use development projects in the Downtown Mixed -Use (DMU) Zoning District.
CEQA: Exempt from the California Environmental Quality Act (CEQA) pursuant to Guidelines Section 15060(c)(2) and 15061(b)(3), as it is an administrative action that does not authorize development or result in any reasonably foreseeable environmental impacts.
ATTACHMENTS:
1. Resolution of Approval
2. Exhibit A — Objective Design Standards
3. PC Resolution 2026-7 Recommending Adoption of the ODS
4. ODS Community Survey Results Memo
RESOLUTION NO. 2026-XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HOLLISTER
ADOPTING THE OBJECTIVE DESIGN STANDARDS FOR MULTI-
FAMILY AND RESIDENTIAL MIXED -USE DEVELOPMENT PROJECTS
WITHIN THE DOWNTOWN MIXED -USE (DMU) ZONING DISTRICT
WHEREAS, the City of Hollister ("City") is responsible for regulating land use and development in a manner consistent with the General Plan, Zoning Ordinance, and applicable State law; and
WHEREAS, recent State housing legislation — including Senate Bill 35, Senate Bill 330, Assembly Bill 2011, and the Housing Accountability Act (Government Code §65589.5) — requires cities to apply objective design and development standards to qualifying housing projects, and limits that use of subjective or discretionary design review criteria; and WHEREAS, Objective Design Standards provide measurable, predictable, and clearly defined design expectations that can be applied uniformly to residential and mixed -use development, thereby improving transparency, reducing processing time, and ensuring compliance with State housing mandates; and
WHEREAS, City staff has prepared a set of Objective Design Standards applicable to multi -family and residential mixed -use development projects, intended to ensure high quality design while maintaining compliance with State law; and WHEREAS, the proposed Objective Design Standards are consistent with the City of Hollister General Plan, including goals related to housing production, community character, and high -quality urban; and
WHEREAS, the Planning Commission held a duly notice public hearing on March 26, 2026, received public testimony, reviewed the proposed Objective Design Standards, and adopted a resolution recommending that the City Council approve the Objective Design Standards; and
WHEREAS, the adoption of the Objective Design Standards is exempt from the California Environmental Quality Act ("CEQA") pursuant to CEQA Guidelines Sections 15061(b)(3) because the standards do not authorize development or result in a physical change to the environment; and
WHEREAS, the City Council finds that the proposed Objective Design Standards will improve clarity in the development review process, support the City's housing goals, and ensure compliance with State housing law.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hollister hereby adopts the Objective Design Standards attached hereto as Exhibit "A", and direct
Resolution No. 2026-XX
staff to incorporate the standards into the City's development review procedures and Zoning Ordinance, subject to the following findings:
1. CEQA. The City Council finds the Objective Design Standards is exempt from the California Environmental Quality Act (CEQA) because it constitutes an administrative action that does not result in a direct or reasonably foreseeable indirect physical change to the environmental and therefore does not qualify as a "project" under State CEQA Guidelines Section 15061(b)(3).
2. Implementation of Housing Element. The City Council finds, and recommends that City Council find, that the proposed Objective Standards ("ODS") are consistent with the adopted 2023-2031 Housing Element and the adopted General 2040 General Plan. Both documents include goals, objectives, policies, and actions that emphasize high -quality design, streamlined housing production, and the creation of safe, attractive, and well-connected neighborhoods. The ODS directly implement these adopted policy alternatives.
The ODS are consistent with the following Housing Element goals and policies:
• Housing Goal H1 — Work together to build a sense of community and achieve housing goals
Policy H1.5: Senate Bill 35 Streamlining. This policy requires the City to maintain written procedures to comply with Government Code Section 65913.4 and to process qualifying projects with at least 50 percent affordable units through the streamlined ministerial review process established under SB 35. During any period in which the City is subject to SB 35 streamlining, qualifying projects must be reviewed solely for compliance with objective standards, including the ODS and applicable Building and Fire Codes. Such projects cannot be subject to discretionary review or public hearings, and parking requirements are limited to the reduced ratios specified in SB 35. The ODS provide the objective, measurable criteria necessary to implement this policy. • Housing Goal H2 — Maintain and enhance existing neighborhoods and blend well designed new housing into neighborhoods and communities.
Policy Action H2.1: Objective Design Standards. This action directs the City to establish and implement Objective Design Standards and to update design review procedures to facilitate streamline development. The ODS
Resolution No. 2026-XX
fulfill this adopted policy by providing clear, quantifiable design requirements for multi -family housing projects, ensuring consistency, predictability, and high quality design outcomes.
3. Implementation of General Plan. The ODS are also consistent with the adopted Hollister 2040 General Plan, which includes goals and polices across multiple elements that emphasize high -quality design, orderly development, and enhanced walkability.
The ODS also directly implement the following General Plan goals and actions:
• Land Use and Community Design Element — Goal LU- 16 "Maintain and enhance Hollister's small-town charm and identity by ensuring that new development is attractive and of high quality."
Action LU-16.1 directs the City to develop citywide design guidelines and/or objective design standards for residential, commercial, and industrial uses, including standards for streetscape improvements such as decorative lighting, enhanced crosswalks, gateways, and additional landscaping. The ODS implement this action by establishing clear, objective design expectations for multi -family housing within the Downtown. • Land Use and Community Design Element — Action LU-2.4: Multifamily Design Standards. "Develop a set of multifamily design standards to review new projects in multifamily zoning districts and update as necessary to reflect the growing needs of the City to ensure high -quality design continues to be provided.
The ODS directly implement this action by creating a comprehensive, objective, and measurable set of design standards specifically tailored to multi -family housing development. These standards ensure that new multi- family projects meet the City's expectations for high -quality architecture, site planning, and compatibility with surrounding development. • Land Use and Community Design Element — Action LU-3.2 Design Standards. `Develop a set of design standards to review new projects in mixed -use zoning districts, and update as necessary to reflect the growing needs of the City.
Resolution No. 2026-XX
The ODS implement this action by establishing objective criteria for mixed - use residential development in the Downtown Mixed Use (DMU) zoning district.
For the above reasons, the City Council finds that adoption of the Objective Design Standards is consistent with the adopted Housing Element and General Plan. The ODS establish clear, numeric, and quantifiable design requirements that can be measured objectively, rather than subjective standards and quality of design within the City, supports the production of new housing, and streamlines the approval of qualifying projects. Therefore, the proposed zoning code amendments will not adversely affect public health, safety, or general welfare.
PASSED AND ADOPTED, by the City Council of the City of Hollister at a regular meeting held on April 20, 2026, 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 Resolution No. 2026-XX is an original resolution, or true and correct copy of a City resolution, duly adopted by the Council of the City of Hollister at a regular meeting held on 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
; I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I
Prepared by:
0.4 PLACEWORKS
2040 Bancroft Way, Suite 400
Berkeley, California 94704
t 510.848.3815
h! _ [ [`, I ,, • BAY AREA `; i1 R A 1," :- :A, I 0 t I- IN O i1 l A - 1/i
www.placeworks.com
CITY OF HOLLISTER
DOWNTOWN MULTIFAMILY AND MIXED USE
OBJECTIVE DESIGN STANDARDS
Administrative Draft I March 2026
Downtown Multifamily and Mixed Use Objective Design Standards
Table of Contents
City of Hollister
1. Introduction
1.1 Downtown Hollister Character & History
1.2 Applicable Projects
1.3 Relationship to Other Regulations
1.4 Project Typologies
1.4.1 Block -scale Multifamily and residential Mixed Use
1.4.2 Small -Scale Multifamily
5 5
9 9
10 10
10 1.5 Submission and Review Process 10
1.5.1 Applicant Responsibilities
1.5.2 City Review process
11 11
1.6 Modifications to Objective Design Standards 12
2. Multifamily si ti I Mixed -Use
2.1 Site Design
2.1.1 Building Orientation and Street Frontage
2.1.2 Pedestrian Access
2.1.3 Parking and Vehicle Access
2.1.4 Ground -Level Services and Utilities
13 13
13 14
15 18
2.2 Pedestrian Experience & Public Frontage 19
2.2.1 Ground Floor Standards 19
2.2.2 Commercial Ground Floor Entryways 20
2.2.3 Residential Ground Floor Entryways 21
2.2.4 Public Realm/Frontage 22
2.2.5 Lighting 24
2.3 Building Form 25
2.3.1 Stepback and Daylight Plane 25
2.3.2 Corner Building Form 26
2.3.3 Context Sensitive Form 27
2.4 Historic Character 28
2.4.1 Defining Historic Features 29
2.4.2 Complementary Form 31
2.4.3 Renovation and Remodeling 33
2.5 Architecture
34 2.5.1 Building Facade 34
2.5.2 Projecting Elements 35
2 Downtown Multifamily and Mixed Use Objective Cpa
T 0fi664
City of Hollister Table of Contents
2.5.3 Building Materials
36 2.5.4 Roofs 37
2.6 Open Space 38
2.6.1 Ground Level Common Open Space
2.6.3 Private Open Space
2.7 Landscaping
2.7.1 General Landscaping Standards
2.7.2 Entry and Focal Point Landscaping______
2.7.3 Surface Parking Landscaping
38 40
41 42
42 43
44 3.Small-Scale si t% 1 ODS 47
3.1 Site Design and Orientation 47
3.1.1 Building and Driveway Orientation 47
3.2 Building Design
3.2.1 Massing and Articulation
3.2.2 Entryways
3.2.3 Garage Size and Form
3.2.4 Design Detail
3.2.5 Windows
3.2.6 Roofs
3.3 Historical Design Compatibility
3.3.1 Complementary Form
3.4 Private Open Space
3.4.1 Minimum Requirement
3.4.2 Private Open Space Design
3.5 Landscaping and Lighting
3.5.1 Front Yard Landscaping
3.5.2 Plantings
3.5.3 Walls and Fences
3.5.4 Exterior Lighting
Appendix: Downtown Multifamily and
Mixed Use Objective Design Standards Checklist
49 49
50 51
52 53
54 54
54 56
56 56
57 57
57 58
58 59
Downtown Multifamily and Mixed Use Objective Design Standards
Table of Contents
City of Hollister
Figure 1-1 DMU Boundary
Figure 1-2 DMU Character Areas and Historic Districts
Figure 2.1.1.1.a Orientation and Access
Figure 2.1.1.1.b Orientation and Access
Figure 2.1.2.2 New Pedestrian Connection_
Figure 2.1.3.3.a Surface Parking Buffers
Figure 2.1.3.3.b Surface Parking Buffers
Figure 2.1.3.3.c Surface Parking Buffers
Figure 2.1.3.4 Vehicle Access
Table 2-1 Ground Floor Dimension Standards
Figure 2.2.2.3 Primary Entryway Design
Figure 2.2.2.4 Commercial Ground Floor Glazing
Figure 2.2.3.1 Treatments
Table 2-2 Sidewalk Zone Standards and Amenities
Figure 2.2.4.1 Sidewalk Design and Amenities
Figure 2.3.1.1.a Street Facing Stepbacks
Figure 2.3.1.1.b Street Facing Stepbacks
Figure 2.3.1.1.c Street Facing Stepbacks
Figure 2.3.1.2 Daylight Plane
Figure 2.3.3.1 Side Stepbacks
Figure 2.3.3.3.a Upper Floor Window Placement
Figure 2.3.3.3.a Upper Floor Window Placement
Table 2-3 Downtown Hollister Historic District Character Defining Features Table 2-4 Massing Adjustment Standards: Adjacent to Historic Contributor Figure 2.4.2.2 Historic Structure Adjacency Requirements Figure 2.5.4.2 Pitched Roofs
Figure 2.7.2.1 Physical Focal Points
Figure 2.7.33 Surface Parking Trees
Figure 3.2.3.1.a Limited Visual Impact 52
Figure 3.2.3.1.b Limited Visual Impact S2
Figure 3.2.3.1.c Limited Visual Impact 52
Figure 3.2.6.1 Roofline Diversity 54
Figure 3.3.1.3 Historic Design 55
7 8
14 14
15 16
16 17
17 20
21 21
21 23
23 26
26 26
26 27
28 28
30 32
32 37
43 45
4 Downtown Multifamily and Mixed Use Objective 4Ra ¶5$efic664
1. Introduction
City of Hollister
•
This document contains objective design
standards (ODS) for multifamily and residential
mixed -use development projects in the City of
Hollister Downtown Mixed Use (DMU) zoning
district. The ODS were developed in response
to action items adopted as part of the City of
Hollister General Plan, including:
• Action LU-2.4 Multifamily Design
Standards. Develop a set of multifamily
design standards to review new projects in
multifamily zoning districts, and update as
necessary to reflect the growing needs of the
City to ensure high quality design continues
to be provided.
• Action LU-3.1 Mixed -Use Design Standards.
Develop a set of design standards to review
new projects in mixed -use zoning districts,
and update as necessary to reflect the
growing needs of the City to ensure high
quality design continues to be provided.
These ODS are intended to establish a baseline
of high -quality residential design informed by:
• Existing City of Hollister design policies and
priorities.
• Community input collected through surveys,
outreach events, and public hearings.
• The unique character and context of
Downtown Hollister.
These ODS are part of a streamlined housing
project review process that applicants of
eligible housing projects may voluntarily elect
to pursue, under State legislation. California
Govt. Code Section 65913.4 regulates ministerial
approval of "Housing Development Projects,"
which are generally defined as multifamily
residential projects or mixed -use development
projects with the majority of space dedicated
to housing (see Section 1.2, below). Per State
law, only objective, quantifiable standards that
"involve no personal or subjective judgment
by a public official and are uniformly verifiable
by reference to an external and uniform
benchmark" may be used to deny or reduce
the density of such housing development
projects.
As indicated in Section 17.08.010 (D) of the
Hollister Municipal Code, Hollister's mixed -
use districts, including the DMU, allow for
commercial and residential uses with a focus
on fulfilling local housing needs. The districts
are intended "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 mixed of house
types for the community"
These ODS reflect the community's
commitment to ensuring that the design
of new development project allowed in the
DMU District enhances the existing fabric of
Downtown Hollister. As shown in Figure 1-1, the
DMU is primarily centered along San Benito
Street. It spans from the northern gateway
of the city at North Street to Hawkins Street.
This is an area unique in urban character and
history. As illustrated in Figure 1-2, the DMU can
be seen as having two areas that are distinct
in built character. The compact, pedestrian -
oriented Downtown Core, which is bounded
Downtown Multifamily and Mixed Use Objective Design Standards
1. Introduction
City of Hollister
by 4th Street, Monterey Street, East Street, and
South Street, is the commercial heart of the
city. The Downtown Core is home to multiple
early -twentieth century buildings that reflect
the small-town agricultural character and
history of Hollister. Most of these buildings
front San Benito Street directly. Further
outward from the Core, the Outer Downtown
area is characterized by a less intense
commercial development pattern that tapers
into residential neighborhoods.
The DMU is also home to historic resources
that guide some of these ODS. As shown in
Figure 1-2, two historic districts listed on the
National Register of Historic Places are either
within or overlap the DMU:
1. Downtown Hollister Historic District.
This Historic District was designated in
1992. It forms a traditional downtown area
composed of buildings that front sidewalks.
Examples of Italianate and Mission/Spanish
Colonial Revival architectural styles are
represented. The District contains 53
contributing buildings and is located
entirely within the DMU (see Figure 1-2).
Specific standards in this document
promote contextually -appropriate design in
the Downtown Hollister Historic District.
2. Monterey Street Historic District. This
Historic District was designated by the
National Register in 1993. It represents a
residential neighborhood in Hollister in the
period before World War II and contains
188 contributing structures. It is centered
along Monterey Street between 5th Street
and B Street. As such, a small portion of
the eastern edge of this Historic District is
within the DMU (see Figure 1-2). Specific
standards in this document control scale
and design adjacent to existing structures in
the Monterey Street Historic District.
The DMU contains one structure that is
individually listed as a historic landmark on
the National Register of Historic Places, the
Hollister Carnegie Library at 375 5th Street.
As stated in the following Section 1.2, below,
California Code provides that no project that
involves the demolition of an historic structure
is subject to streamlined, ministerial review.
6 Downtown Multifamily and Mixed Use Objective Cpa
¶5 of 664
Figure 1-1 DMU Boundary
Bueria•Vista ,Rd
Central Ave __ i
k.2_ Vir Virginia-
,
u.' ri
V V + +
I i E i
Walnut+Ln
4 Vali Way
Q
cv
v
Q City Limit
Parcels
Downtown Mixed Use Zone
r T222
Source: ESRI, 2020; PlaceWorks, 2025; San Benito County, 2020; USGS, 2019. 0 400
Feet
I
"Railroad Ave'
800
Cy\
Downtown Multifamily and Mixed Use Objective Design Standards
Figure 1-2 DMU Character Areas and Historic Districts
I3uenatVista R _Central Ave
aln
City Limit
Parcels
Downtown Mixed Use Zone
Downtown Mixed Use Subareas
Downtown Core
Outer Downtown
Historic Districts
Downtown Hollister Historic District
Monterey Street Historic District
Source: ESRI, 2020; PlaceWorks, 2025; San Benito County, 2020; USGS, 2019. 0 437.5
Feet
�yv.
U
U:
Meridian St
Raillro"ad;Ave
875
8 Downtown Multifamily and Mixed Use Objective ERa
¶5 o 664
1. Introduction
City of Hollister
r
Per California Code Section 65913.4, a developer
of a Housing Development Project may apply
for ministerial review, and thus compliance
with these ODS, if the project site is zoned for
residential or mixed -use and is either:
m A multifamily project with two or more units;
or
* A mixed -use residential project with at least
two-thirds of square footage dedicated to
housing.
The following must also be true of the project:
* It does not require the demolition of existing
affordable or rent -controlled housing, or
housing occupied within the past 10 years.
* It does not require the demolition of a
historic structure on a national, state, or local
register.
The project must also be located on a site that
fulfills all the following:
O The site is a legal parcel or parcels in
an urbanized area or urban cluster, as
designated by the US Census Bureau.
* At least 75 percent of the perimeter of the
site adjoins parcels developed with urban
uses.
The project shall not be located on a site that is
any of the following:
. Prime farmland or farmland of statewide
importance.
* A designated wetland.
• In a very high fire hazard severity zone, as
determined by the Department of Forestry
and Fire Protection, or within the state
responsibility area.
• A hazardous waste site.
▪ In an earthquake fault zone, unless the
development complies with applicable
seismic protection building code standards.
• In a 100 -year flood hazard area.
These ODS do not apply to single-family
homes, accessory dwelling units (ADU), or any
non-residential development types.
Hollister maintains multiple policies,
ordinances and regulations that guide
multifamily and residential mixed -use
development. The following describes how
ODS relate to existing regulations.
• Hollister General Plan. The Hollister General
Plan guides conservation and development
for the entire city. It includes the following
land use and design policies:
Land Use Policies. The Land Use Element
of the General Plan includes land use
designations and a land use map that
together, establish the densities and
characteristics of all allowable land uses, as
well as where each land use is permitted.
AL development, including projects
eligible for ODS streamlining, must
comply with the land use framework of
the General Plan.
Design Policies. These ODS have been
developed to complement and support
General Plan design policies. Applicants
should review General Plan design policies
to better understand citywide design
priorities. However, design approval of
applicable housing projects shall be
limited to compliance with the ODS in this
document.
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister 1. Introduction
▪ Hollister Zoning Code. The design
standards in this document do not replace,
repeat, or conflict with the City's zoning and
development standards. All projects will
continue to be reviewed for compliance with
all other relevant sections of the zoning code.
Examples of traditional zoning standards
that remain separate from these ODS
include, but are not limited to:
» Lot coverage
» Building height
» Front, side, and rear setbacks
Parking requirements
» Water Efficient Landscapes Ordinance
» Sign Ordinance
r
This document contains ODS for two primary
groups of residential projects that differ
significantly in scale, form, and context:
1. "Block scale" multifamily and residential
mixed -use projects.
2. "House scale" multifamily projects.
1.4.1 block -scale Multifamily and
residential Mixed Use
Chapter 2 of this document includes ODS
for multifamily and residential mixed -
use development projects that generally
contribute to larger -scale environments.
Buildings may be as large as a city block or
attached along a street to form a continuous
facade along most, or all, of a block. These
include the following building types:
w Low -Rise Multifamily Residential: 2 to 3 story
residential building.
• Mid -Rise Multifamily Residential: 4 to 7 story
residential building.
* Vertical Mixed -Use Residential: 2+ story
building with ground floor retail/restaurant/
commercial use and residential units above.
1.4.2 small -Scale Multifamily
Chapter 3 of this document includes ODS
for small-scale or "house -scale" residential
projects. These are multifamily housing
types with fewer than eight units that can
be developed on a single parcel. They are
generally compatible in scale with single-
family homes and residential neighborhoods.
These include the following building types:
▪ Duplexes, side -by -side and stacked (2 units)
w Triplexes (3 units)
• Fourplexes (4 units)
• Multiplexes (5-8 units)
• Cottage Courts (4-10 detached units around
central common open space)
The ODS for house -scale projects have been
developed to provide flexibility for diverse
design approaches, and to ensure that new
developments respond to surrounding
neighborhood context.
These ODS are one part of the ministerial
review process that applies to projects
for which 1) the applicant has requested
streamlining, and 2) the project has been
deemed eligible for streamlining under State
law.
10 Downtown Multifamily and Mixed Use Objective lipa
¶5$Raefi 664
City of Hollister 1. Introduction
1.5.1 Applicant Responsibilities
The design of eligible multifamily and
residential mixed -use development projects
will be reviewed ministerially using the ODS
in this document. Applicants designing
potentially applicable multifamily and
residential mixed -use developments should:
1. Determine project eligibility. Applicants
should review project characteristics and
site conditions to determine whether any
factors preclude the project from eligibility
for streamlining under State criteria (see
Section 1.2). Applicants may also prepare
a written explanation of why the project is
subjective to waivers or concessions from
these ODS, in accordance with California
Govt. Code Section 65915. (a) (3) Density
Bonuses and Other Incentives, for staff
review.
2. Determine DMU location. Applicants
should determine if the proposed project is
located entirely in Hollister's DMU district.
3. Determine building Type. Applicants
should then determine what type of project
and building typology they are designing.
This document is divided into two chapters,
Multifamily and Mixed -Use ODS and Small -
Scale Residential ODS.
4. Design for compliance with ODS.
Following a thorough review of all ODS
and zoning standards, applicants should
become familiar with the ODS that apply
to the building type in question. Projects
should be designed to comply with relevant
ODS, and applicants should determine
independently whether compliance has
been achieved. The ODS Checklist provided
in Appendix A of this document should be
used to verify compliance.
5. Submit Application. Applicants shall
submit development plan applications as
part of the design review process. Design
review of eligible projects shall be limited to
compliance with ODS. All other components
of project review and approval, including
demolition, grading, and building permits,
shall occur separately.
1.5.2 City Review process
Review of applicable projects includes the
following steps:
1. Staff design review. Once an application
has been submitted, staff shall review it
and determine compliance with applicable
General Plan policies, zoning standards, and
the appropriate ODS checklist. Qualifying
applications that meet all criteria will be
approved ministerially and are exempt
from CEQA. If approved by the Community
Development Director, the project shall be
approved, and the applicant may proceed to
Step 2.
If staff determines the project is out of
compliance with the ODS checklist and/
or applicable zoning standards, staff shall
provide a written explanation of non-
compliance to the applicant. The applicant
may then:
» Revise and resubmit the application for
ministerial review.
» Withdraw the application.
» Process the Development Plan as a
discretionary application.
When appropriate, the Community
Development Director can administratively
approve minor deviations from the ODS
(e.g., when the applicant demonstrates that
site design/layout would be improved by
Downtown Multifamily and Mixed Use Objective Design Standards
1. Introduction
City of Hollister
the deviation or that there is a constraint
that would make complying with a standard
infeasible given site layout or conditions).
Proposals that are not eligible or do not
meet the minimum criteria for streamlined
permitting may be subject to:
Discretionary review and/or a public
hearing.
Certification of a required environmental
review document pursuant to CEQA.
Reasonable conditions of approval
imposed by the Community Development
Director.
Project compliance with all applicable
conditions of approval at all times.
2. Additional Permitting Requirements/
Changes to Design After Approval.
Compliance with the above procedures
constitutes design approval. Other City
actions and determinations, such as
building permit approvals, may be required
prior to project construction. Project
design shall not be significantly altered,
as determined by staff, following design
approval. Significant alterations include, but
are not limited to:
» Changes in building orientation.
» Changes in building mass, bulk, or form.
Changes to roof type, height, or pitch.
» Changes to the number of residential
units and/or buildings.
If the project is altered after approval in step
2, upon staff determination of significantly
altered design the approved status of the
project shall be revoked.
Design trends and development conditions
are subject to change over time. The City
of Hollister prioritizes the adaptability of
local design and development regulations.
To facilitate this adaptability, the City has
established a process for both major and minor
modifications to these ODS.
* Major modifications. Major modifications
are defined as significant modifications to
a primary design approach, such as revised
building massing standards or changes
in a vehicle accessibility standard. Major
modifications require review and approval
by the Planning Commission at a noticed
public hearing.
* Minor modifications. Minor modifications
are defined as any of the following:
1. Modifications necessitated by changes in
State law and that therefore, the City has
limited ability to regulate.
2. Modifications made to ensure
consistency with new or amended
policies, goals or objectives of the City, as
declared by the City Council.
3. Modifications deemed to have limited
impact on overall housing project
character, such as revised planting,
fencing or mechanical equipment
screening standards.
Minor modifications will be reviewed
and approved by Director of Community
Development through issuance of an
Approval Memorandum.
12 Downtown Multifamily and Mixed Use Objective lipa
¶5 43fi1664
City of Hollister 2. Multifamily & Residential Mixed -Use ODS
2. Multifamily & Residential Mixed -Use
ODS
The following multifamily and mixed -use
ODS reflect the basic design priorities of the
Hollister community. Regardless of their
location in the DMU, buildings should be
oriented to engage pedestrians, scaled to
the surrounding built environment, and
designed to promote visitation. The visual
impact of parking areas and utilities should be
reduced through site design and screening
strategies. Structures in historic districts should
complement surrounding design.
Areas within the DMU Zoning District vary
in urban character, and thus these design
guidelines are differentiated by two character
subareas (see Figure 2):
Downtown Core. This subarea is bounded
by 4th Street, Monterey Street, East Street,
and South Street. It is the commercial
heart of the city and home to many
historic buildings that face San Benito
Street. The Downtown Core has a compact
development pattern and pedestrian -
oriented amenities, with San Benito Street
serving as the main thoroughfare.
Outer Downtown. This subarea includes all
the remaining areas within the DMU Zoning
District outside of the Downtown Core
boundary. These areas, while still part of the
downtown, contribute less to the compact,
pedestrian -oriented environment of the
Downtown Core.
Most of the objective design standards (ODS)
in this chapter apply to the entire DMU Zoning
District. All subarea -specific standards are
noted in the text.
2.1 Site Design
The following site design standards guide how
new development projects engage the public
realm. They promote outward -facing, easily
accessible sites that are integrated into the
surrounding street network.
2.1.1 Building Orientation and Street
Frontage
INTENT: To ensure that new development
promotes a pedestrian -friendly
environment, is welcoming to visitors and
increases commercial activity.
Standard 2.1.1.1 Orientation and Access
a. All buildings shall face the primary street
and provide at least one building entry that
is directly accessible to pedestrians from
adjacent sidewalk (see Figure 2.1.1.1.a).
b. Buildings located on corner lots shall
Include at least one entry and direct
pedestrian access from street frontage
facing the primary street (see Figure 2.1.1.1.b).
c. Downtown Core: All buildings with a San
Benito Street address or an address on a
side street off San Benito Street, shall have
their primary facade and a primary entrance
either on that street or at the corner of
that street and an intersecting street. For
additional details regarding corner sites, see
Standard 2.1.3.1.
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister
Building Entry
Pedestrian Access
Pedestrian ReaIjn
Primary Street
Figure 2.1.1.1.a Orientation and Access
2.1.1.1 Exception 1: Multifamily residential
entries may front a courtyard that is directly
accessible from a primary street via a private
pedestrian path.
2.1.1.1 Exception 2: Interior buildings within
multi -building residential developments
may include off-street or interior access.
2.1.1.1 Exception 3: Interior buildings within
horizontal mixed -use developments may
provide off-street or interior access.
Standard 2.1.1.2 Building Frontage
a. Downtown Core:
»
65 to 85 percent of primary building
widths shall abut the minimum front yard
setback line. Any areas resulting from
variation from the front yard setback shall
be dedicated to useable outdoor spaces
such as seating areas, outdoor dining, and
locations for public art.
Buildings shall have a zero side yard
setback. Exceptions for buildings along
San Benito Street shall be allowed to
provide pedestrian connections between
2. Multifamily & Residential Mixed -Use ODS
Building Entry
Pedestrian Access
Pedestriap Realm
Primary Street
Figure 2.1.1.1.b Orientation and Access
buildings, such as on alleys linking rear
parking areas behind buildings to San
Benito Street.
b. Outer Downtown: Building facades shall be
constructed at a 0- to 10 -foot setback along
all street -facing property lines. Any variations
from a zero setback shall be dedicated to
useable outdoor spaces.
2.1.2 Pedestrian Access
INTENT: To provide safe, attractive
pedestrian access to and within new
development sites.
Standard 2.1.2.1 Pedestrian Facility
Preservation
New development on sites that contain an
existing public street, alley, path, paseo, trail,
or other public pedestrian connection shall
preserve the public connection or relocate it
within the project site.
14 Downtown Multifamily and Mixed Use Objective lipa
T efi664
City of Hollister 2. Multifamily & Residential Mixed -Use ODS Standard 2.1.2.2 New Pedestrian
Connections
Where a site's street frontage exceeds 200
feet along a single roadway, the project shall
provide at least one pedestrian -accessible
street, alley, path, paseo, trail, or other
connection within the middle 50 percent
of the site. The pedestrian righ-of-way shall
comply with the following (see Figure 2.1.2.2).
a. Street -to -street connection. Where
project sites occupy an entire block, the
pedestrian connection shall provide a full
public pedestrian thruway between public
roadways surrounding the site.
b. Grid alignment. New pedestrian
connections shall be aligned with the
existing street pattern and pedestrian
routes.
c. Design. New pedestrian connections
shall have a minimum width of eight feet,
including landscape strips on both sides.
Standard 2.1.2.3 Pedestrian Access Paths
All primary building entryways shall be directly
accessible via a pedestrian path or walkway
from a public sidewalk. Pedestrian paths shall
be at least six feet wide from the sidewalk to
the building entry.
Standard 2.1.2.4 Pedestrian Access Path
Visibility
Where pedestrian pathways cross traffic lanes,
parking areas, or driveways, at least one of the
following distinctive design features shall be
used to increase safety:
▪ Raised, textured, or decorative pavement.
O Curb extensions to narrow the travel lane.
• Pedestrian scaled (less than five feet tall)
lighting.
Figure 2.1.2.2 New Pedestrian Connection
2.1.3 Parking and Vehicle Access
INTENT: To ensure that parking areas do
not detract from the visual quality of the
DMU and that vehicle access lanes into
development sites provide for pedestrian
safety.
Standard 2.1.3.1 Surface Parking Location
a. Other than accessible spaces, all off-street
parking, off-street vehicle loading and
vehicle circulation areas are prohibited in
front setback areas.
b. Parking within 100 feet of the public right-
of-way shall be located behind or inside
buildings or in an underground parking
facility.
2.1.3.1 Exception: For buildings at the
intersection of two streets, one single -
loaded row of surface vehicle parking with a
drive aisle is allowed between the building
frontage and secondary street. This requires
a minimum seven -foot -wide landscaped
frontage strip (measured from the inside
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister
edge of the public sidewalk), which may
be crossed by private pedestrian paths and
access drives.
Standard 2.1.3.2 Surface Parking Size
Surface parking lots over 15,000 square feet
(sf) in area are prohibited. Parking lot design
shall instead consist of smaller dispersed lots
rather than a single large lot. No more than 50
percent of the required parking spaces may be
provided in one location.
Standard 2.1.3.3 Surface Parking Buffers
The following visual buffering strategies shall
be utilized in all surface parking lots.
a. Parking Lots Adjacent to Primary Rights -of -
Way
Eligible street fronting surface parking
(accessible spaces) shall include a minimum
6 -foot -wide landscaped buffer, as measured
from the inside edge of the public sidewalk, or,
if no sidewalk exists, from the curb. The buffer
may be intersected by walkways and access
drives (see Figure 2.1.3.3.a).
See Section 2.7.3.1 for landscape standards for
surface parking buffers.
b. Parking Adjacent to Secondary Rights -of -
Way
For buildings along the intersection of two
streets, one single -loaded row of surface
vehicle parking with a drive aisle is allowed
between building frontage and secondary
street. Requires a minimum 4' -wide
landscaped buffer, as measured from the
inside edge of the public sidewalk or, if no
sidewalk exists, from the curb. The buffer may
be intersected by private pedestrian paths and
access drives (see Figure 2.1.3.3.b).
2. Multifamily & Residential Mixed -Use ODS
Landscape
Buffer
Min. 6'
Primary Street
Sidewalk
Figure 2.1.3.3.a Surface Parking Buffers
Sidewalk
Primary
ndscape
Buffer
Min. 4'.
Figure 2.1.3.3.b Surface Parking Buffers
c. Parking Lots Adjacent to Residential Lots
Surface parking adjacent to residential
lots shah include a minimum 10 -foot -wide
landscaped buffer along rear and side property
lines (see Figure 2.3.3.3.c).
See standard 2.7.3.2 for landscape standards for
buffers between parking lots and residential
lots.
16 Downtown Multifamily and Mixed Use Objective lipa
¶ 3 lE664
City of Hollister
Sidewalk
Existing
Residential Lot
Parking
Building
andscape
Buffer
Min. 10`
Primary or Se
ndary Street
Figure 2.1.3.3.c Surface Parking Buffers
d. Downtown Core: Off-street parking shall
not be visible from San Benito Street or any
street perpendicular to it.
Standard 2.1.3.4 Vehicle Access
a. Downtown Core: Vehicle access to surface
parking areas shall not be from San Benito
Street unless the parcel abuts other parcels
on both sides and does not have street or
alley access.
b. Where permitted, vehicle access that
leads directly to a parking structure or
podium shall comply with the following
requirements (see Figure 2.1.3.4):
» The garage door or entry gate into the
structure shall be recessed at least 20
feet from the face of the building on the
ground floor.
» The recessed drive shall have a minimum
five-foot wide pedestrian walkway on at
least one side.
2. Multifamily & Residential Mixed -Use ODS
Figure 2.1.3.4 Vehicle Access
c. Where permitted, vehicle access that leads
to interior parking structures or parking
lots, the first 50 feet of vehicle access lanes
(measured from the property line) shall
include all the following:
» A minimum five -foot -wide pedestrian
walkway on at least one side.
» A minimum three -foot -wide landscaped
area on both sides.
» Pedestrian -scaled lighting in the form of
light poles taller than eight feet or bollard
lighting along the pedestrian walkway
providing a minimum average of one
footca nd le.
d. Outer Downtown: If an alley does not
provide access to the property, a single
two-way driveway is allowed. The driveway
shall not exceed 20 feet in width and its
centerline shall be at least 30 feet from
street intersections.
e. Driveways shall be a maximum of 20 feet
wide.
f. No driveway shall be located within 15 feet of
a bus stop or public bicycle parking facility.
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister 2. Multifamily & Residential Mixed -Use ODS
2.1.4 Ground -Level Services and
Utilities
INTENT: To ensure that utilities
infrastructure, mechanical components,
and services facilities do not detract from
the ground -level visual quality, pedestrian
visitation, or resident experience.
Screening of rooftop mechanical
equipment is covered in Section 2.5.4.7.
Standard 2.1.4.1 Site Restrictions
Ground -mounted utilities and mechanical
equipment shall not be located within a
required front setback area or in the area
between the front building elevation and
a front property line, unless required by
regulation.
Standard 2.1.4.2 Screening Requirements
Where site conditions preclude ground -level
utilities and/or mechanical equipment from
being located outside the required front
setback area or in the area between the front
building elevation and front property line,
at least three of the following visual impact
reduction measures shall be employed:
• Grouping above -ground utilities and
mechanical equipment.
* Orienting equipment to be perpendicular to
the sidewalk.
• Setting equipment below grade with solid or
grated coverings.
▪ Installing walls, fences or screens that
incorporate design features, materials, and
colors consistent with project buildings. The
screening structures shall be at least as high
as the equipment.
• Raising the existing grade around the
equipment with a berm or earthwork.
* Providing U-shaped plantings of shrubs that
grow at least as high as the equipment.
• Designing recesses in the building wall that
provide space for equipment.
w Painting equipment black or dark green to
reduce their visibility, subject to individual
equipment requirements.
Standard 2.1.4.3 Undergrounding Electrical
Equipment
Electrical transformers and generators shall be
undergrounded.
Standard 2.1.4.4 Electrical Equipment
Screening
Where conditions preclude undergrounding
electrical equipment, at least one of the
following visual impact -reduction measures
shall be employed:
• Enclosing equipment within the building.
w Placing equipment behind the building and
screening with walls, fences or other screens
that incorporate design features, materials,
and colors consistent with project buildings.
The screening structures shall be at least as
high as the equipment.
• If the utility company determines placement
behind the building is not feasible, a solid
enclosure (no openings or perforation)
with screening walls at least as tall as
the mounted height of the transformer/
generator and any associated ventilation
equipment shall be provided. The screening
enclosure shall be located adjacent to the
building wall and use similar colors and
materials as the adjoining building wall.
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City of Hollister 2. Multifamily & Residential Mixed -Use ODS Standard 2.1.4.5 Screening of Back Flow
Preventers
Back flow preventers (BFP) shall be screened
from view using one of the following design
approaches:
* Screen BFP with a hedge of dense, water -
wise species with a minimum mature height
of four feet and surrounding the BFP on the
street -facing frontage and two other sides,
while maintaining access for maintenance.
• Install a minimum four -foot tall wall or fence
around three sides of BFP that incorporates
design features, materials, and colors
consistent with project buildings, while
maintaining access for maintenance.
w Consolidate all BFP components in a single
location within 10 feet of the side property
line.
Standard 2.1.4.6 Waste Collection Facilities
The following standards apply to all waste
collection facilities in new multifamily and
mixed -use residential development projects:
a. Siting: Waste collection facilities shall
be located so as not to intersect or block
project circulation or driveways.
b. Sizing: Waste enclosures shall be sized
to accommodate waste, recycling, and
organics containers.
c. Roof: Waste storage areas shall be covered
with a roof that incorporates design features,
materials, and colors consistent with project
buildings.
d. Drainage: Waste collection facilities
shall include a pad designed to drain to
a pervious surface through indirect soil
infiltration.
e. Screening: When waste collection facilities
are visible from a side street, adjacent
commercial development, or a neighboring
property, they shall be screened with a wall
or fence that incorporates design features,
materials, and colors consistent with project
buildings.
f. Light Spillover: All lighting of outdoor
waste storage and collection areas shall be
shielded and directed to prevent spillover
onto the street or surrounding properties.
When designed to support walkability, new
development engages with the public realm
and contributes to community aesthetic.
The following standards ensure that ground
floor entries and frontages of each building
along the public realm are active and visually
engaging.
2.2.1 Ground Floor Standards
INTENT: To ensure that ground floors are
elcoming and appropriately scaled to
complement their intended uses.
Standard 2.2.1.1 Ground Floor Height and
Finish Level
Table 2-1 includes ground floor standards for
residential and non-residential ground floors
within the DMU.
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister
Table 2-1 Ground Floor Dimension Standards
Ground Floor
Height
(Floor -to -Floor)
Ground Floor
Finish Level
Residential Ground Floor
1-3 Stories
10' -12'
1'-5'
Over 3 Stories
12' -15'
1'-5'
2. Multifamily & Residential Mixed -Use ODS
Non-Residentia
1-3 Stories
12' -14'
Flush with
Sidewalk
I Ground Floor
Over 3 Stories
14' -18'
Flush with
Sidewalk
2.2.2 Commercial Ground Floor
Entryways
INTENT: To ensure that commercial
entryways are visible, welcoming,
and accessible to all DMU visitors and
residents.
Standard 2.2.2.1 Sidewalk Level
a. All ground floor entrances for commercial
uses on the first floor of a mixed -use
building shall be level with the elevation of
the adjacent sidewalk.
b. All ground -floor retail spaces facing the
street shall provide a direct pedestrian
entrance from the sidewalk, creating
multiple storefront entries along the
primary street.
Standard 2.2.2.2 Required Entryways
For commercial frontages that are equal or
exceed 100 feet in length, there shall be a
minimum of one entrance for each 100 feet of
frontage, or portion thereof.
Standard 2.2.2.3 Primary Entryway Design
Primary commercial entryways shall comply
with the following standards (see Figure
2.2.2.3):
* Entrances shall be recessed between one
and four feet from the main elevation.
• Each primary entry shall include awnings or
weather protection at least six (6) feet wide
and three (3) feet deep, composed of metal,
wood, glass, slate, or concrete, and without
openings.
* The floors of exterior entry vestibules shall be
paved with tile, stone, or other hard -surface
material distinct from the adjacent sidewalk.
This standard may also be met by scoring
concrete and using integrated color.
20 Downtown Multifamily and Mixed Use Objective lipa
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City of Hollister
Figure 2.2.2.3 Primary Entryway Design
n, 6'
Min. 3'
Entry recessed
min, 1' and max. 4'
from main elevation
Standard 2.2.2.4 Commercial Ground Floor
Glazing
Ground floor elevations shall have at least sixty
(60) percent transparent glazing between two
(2) and eight (8) feet above sidewalk level (see
Figure 2.2.2.4).
2.2.3 Residential Ground Floor
Entryways
INTENT: To provide attractive,
architecturally integrated, and private
ground floor residential entries.
Standard 2.2.3.1 Treatments
Primary ground floor residential building
entries shall be identified and highlighted
with treatments that add three-dimensional
interest to the building facade and enhance
the sense of entry. All primary ground floor
residential entries shall be defined by one or
more of the following treatments (see Figure
2.2.3.1):
Figure 2.2.2.4 Commercial Ground Floor
Glazing
2. Multifamily & Residential Mixed -Use ODS
8'
usz Minimum 60% glazing between
2' and 8' above sidewalk
Figure 2.2.3.1 Treatments
® Marked by a taller mass above, such as a
modest tower, or located within a volume
that protrudes at least six inches from the
rest of the building surface.
Accented by special architectural elements,
such as columns, moldings, overhanging
roofs, awnings, trellises, and ornamental light
fixtures.
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister 2. Multifamily & Residential Mixed -Use ODS • Recessed at least 18 inches into the building
face and with a minimum vertical clearance of
eight feet, as measured from the front of the
landing in front of the door to the underside of
the ceiling or projecting element defining the
entryway.
Standard 2.2.3.2 Entryway Approach
All primary residential entries, including entries
to single units or a common lobby, shall include
a formal stoop or porch.
Standard 2.2.3.3 Stoop Design
When stoops are provided, they shall be
designed to meet all the following requirements:
• Stoops must begin within five feet of the
public right-of-way facing setback.
w Stoops shall be a minimum of five feet wide
and at least 1 foot deep.
• The landing elevation at stoops shall be
between two and five feet above the adjacent
sidewalk grade. Up to 25% of the stoops
provided along a given street frontage can
deviate from these height requirements to
accommodate sloping site conditions and/or
configuration of primary entry internal to the
building.
Standard 2.2.3.4 Porch Design
When porches are provided, they shall be
designed to meet all the following requirements:
* Porch heights shall be within one step of the
finished floor height of the adjacent unit.
• Porches shall be large enough so a six-foot by
six-foot square can fit inside of a porch for each
unit.
* The maximum porch floor height measured
from the back of sidewalk grade shall be five
feet.
Standard 2,2.3.5 Upper Floor Access
Ground floor entrances to upper floor
residences shall be clearly distinguishable in
form and location from entrances to ground -
floor common spaces. These entrances shall
also be accentuated by architectural elements
such as clerestory windows, sidelights, and
ornamental light fixtures, and/or defined by a
recessed entrance or vestibule.
Standard 2.2.3.6 Mailbox Facility Standards
All mail facilities and mailbox clusters shall be
located either:
a. Within a residential lobby; or
b. Within the footprint of a fully or partially -
enclosed structure that:
» Provides weather protection.
» Is located no further than 400 feet from
the entry of any unit served by the facility.
» Is consistent with United States Postal
Service standards for delivery access and
individual mailbox dimensions.
2.2.4 Public Realm/Frontage
INTENT: To create an attractive and active
public realm in Downtown Hollister
defined by functional sidewalk design and
amenities.
Standard 2.2.4.1 Sidewalk Design and
Amenities
Public sidewalks fronting ground floor retail or
other non-residential uses shall be divided into
the following zones (see Figure 2.2.4.1):
22 Downtown Multifamily and Mixed Use Objective Cpa
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City of Hollister 2. Multifamily & Residential Mixed -Use ODS ▪ Frontage Zone. This inner sidewalk
area shall be designed to activate
the public realm with visual and
visitation amenities.
▪ Pedestrian Clear Pathway. This
central sidewalk area shall be
dedicated to pedestrian movement.
Landscape Zone. This outer
sidewalk area shall be dedicated to
street trees, lighting and required
accessible infrastructure.
The standards in Table 2-2 shall apply
to each zone.
Total Sidewalk (Min. 12')
Figure 2.2.4.1 Sidewalk Design and Amenities
Table 2-2 Sidewalk Zone Standards and Amenities
Zone
Required Width
Allowed Amenities
Frontage
Per setback requirement
• Private Dining Areas
® Outdoor Displays
* Public Art
® Public Seating
* Trees/Planting
® Terraces
Pedestrian Clear Pathway
Minimum eight feet
• Sidewalk
Landscape
Total Sidewalk
= Total sidewalk-
Pedestrian clear pathway
Minimum twelve feet
® Street Trees
* Lighting
® Fire hydrants
* Micromobility parking
® Bike Parking
• Private Dining Areas
® Outdoor Displays
• Public Art
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister 2. Multifamily & Residential Mixed -Use ODS a. Downtown Core: Public sidewalks adjacent
to mixed -use development projects shall
have a minimum sidewalk width of14
feet. This standard may be met with a
combination of frontage and landscape
zone dimensions (see Figure 2.2.4.1),
provided the pedestrian clear path is no less
than eight feet.
Standard 2.2.4.2 Frontage Zone Passive
Amenities
Mixed -use projects shall include at least one
integrated sitting or relaxation area for every
250 feet of frontage zone. These areas shall be
at least 10 feet long and six feet deep.
Standard 2.2.4.3 Landscape Zone Street
Trees
All sidewalks surrounding new multifamily and
mixed -use projects shall include a dedicated
landscape zone between the pedestrian zone
and the street. The following standards apply
to the landscape zone:
a. The landscape zone shall include at least
one street tree for every 30 linear feet
of sidewalk length. Street trees shall be
selected for consistency with City of Hollister
plans, ordinances, approved planting lists.
b. Root barriers shall be provided for all trees
located within five feet of any hardscape
element or building.
c. Downtown Core: Street trees shall be
contained within tree wells with decorative
tree grates.
2.2.5 Lighting
INTENT: To ensure that all outdoor lighting
complements new development projects
while improving visibility, safety, and the
overall pedestrian experience.
Standard 2.2.5.1 General Lighting
Requirements
a. Wall -Mounted Restrictions. Unshielded
wall -mounted industrial light packs are
prohibited.
b. Minimum Pathway Illumination. The
minimum average illumination levels for all
private pedestrian pathways shall be at least
one foot- candle.
c. Minimum Average Circulation
Illumination. The minimum average
illumination levels for all roadway and
parking surfaces shall be at least 0.5 foot-
candles.
Standard 2.2.5.2 Lighting Location
In addition to public frontage lighting
standards in Section 2.2.4, all areas used by
pedestrians shall be illuminated at night to
ensure safety. Such areas include:
* Surface parking lots and parking structures
(entrances, elevators, and stairwells)
• Pedestrian walkways, alleys, paseos, and
plazas
w Automated Teller Machines (ATMs)
• Building entrances (including rear and
service entrances)
w Refuse disposal areas
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City of Hollister 2. Multifamily & Residential Mixed -Use ODS Standard 2.2.5.3 Plan Documents
Exterior lighting shall be designed as an
integral part of the building and landscape
design. Site plans and architectural plans shall
include the location of fixtures, their design,
and the level of the illumination they will
provide.
Standard 2.2.5.4 Design Compatibility
All light poles and wall -mounted fixtures shall
employ at least one of the following techniques
to achieve compatibility with the design of the
housing development project:
a. Incorporation of an accent color used in the
housing development project color strategy.
b. Incorporation of a repeated shape or pattern
used in the building exterior.
c. Incorporation of a color, material or design
theme used in surrounding street furniture.
Standard 2.2.5.5 Prohibited Lighting
The following types of lighting shall be
prohibited, except as required to comply with
Building Code, Fire Code, or state law:
• Flood lights that project above the horizontal
plane.
w Spotlights.
* Laser lights.
* Mercury vapor lights.
• Any lighting device located on the exterior
of a building or on the inside of a window
which is visible beyond the boundaries of
the lot that blinks, rotates, strobes or flashes
intermittently.
2.3 Building Form
This section includes standards that are
intended to ensure buildings are compatible
with, and enhance, the surrounding area with
appropriate scale, massing, and bulk. Buildings
in the DMU should contribute to a welcoming,
human -scale environment that attracts both
tenants and visitors.
2.3.1 Stepback and Daylight Plane
INTENT: To reduce the apparent height
and scale of multifamily and mixed -use
buildings, allow daylight onto neighboring
residential properties, and ensure that
buildings respect the scale and character
of surrounding land uses.
Standard 2.3.1.1 Street Facing Stepbacks
The following standards shall apply to building
elevations that face public streets and publicly -
accessible private streets.
a. 1-2 Story Row -Style Units or Townhomes
» Alternating units in row -style, townhouse
development projects shall include
alternating upper floor stepbacks ranging
from three to five feet in depth (see Figure
2.311.4
.
b. 3 Story Buildings
» The upper story shall be stepped back at
least three feet (see Figure 2.3.1.1.b).
c. 4-7 Story Buildings (see Figure 2.3.1.1.c)
» Height: The stepback shall be applied to
the third story and all stories above.
» Depth: The horizontal stepback distance
shall be at least six feet.
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister 2. Multifamily & Residential Mixed -Use ODS Figure 2.3.1.1.a Street Facing Stepbacks
Figure 2.3.1.1.b Street Facing Stepbacks
Minimum 70% of total elevation
Figure 2.3.1.1.c Street Facing Stepbacks
» Width: The stepback shall extend across a
minimum of 70 percent of the total street -
facing elevation.
Standard 2.3.1.2 Daylight Plane
The minimum daylight plane angle from a
rear or side lot line shared with existing low -
density residential districts shall be 45 degrees,
measured from a point 25 feet above grade at
the subject property line, perpendicular to the
property line (see Figure 2.3.1.2).
Existing low-rise
residential
Proposed project
PL
Figure 2.3.1.2 Daylight Plane
2.3.2 Corner Building Form
INTENT: To accentuate a multifamily and
mixed -use building's location at a street
intersection and provide visual interest for
viewers on both streets.
Standard 2.3.2.1 Corner Building Mass
Buildings located at the intersection of
public streets shall include at least one of the
following features to reinforce the corner:
26 Downtown Multifamily and Mixed Use Objective CRa
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City of Hollister 2. Multifamily & Residential Mixed -Use ODS a. Special architectural feature. Corner
buildings shall incorporate at least one of
the following special architectural features
to anchor and highlight the intersection:
» Corner tower. A building mass extending
at least 30 feet horizontally on each side
of the corner, projecting at least two
feet from the main wall plane and rising
at least five feet above the rest of the
building to form a corner tower feature.
Additional corner treatments shall include
a rounded or angled facet at the corner
and at least one primary building entrance
located on the tower.
b. Massing change. This option includes a
change in architectural massing extending
at least 30 feet horizontally on each side of
the corner. This change shall be expressed
by at least two of the following:
» Use of building materials that differ from
the main wall plane.
Projecting wall planes that extend at least
two feet from the main wall plane and are
at least 30 feet wide.
Window fenestration with window
recesses of three and a half inches or
more.
» Contrasting colors from the main wall
plane.
c. Corner Recess. This option includes a
building recess or void spanning at least
30 feet horizontally on each side of the
corner and extending the full height of the
building. The space created by this void
shall include at least one building entry
directly accessed by a pedestrian pathway
consistent with Standards 2.1.2.3 and 2.1.2.4.
2.3.3 Context Sensitive Form
INTENT: To ensure that new multifamily
and mixed -use buildings respect the scale
and character of surrounding structures
and land uses.
Standard 2.3.3.1 Side Stepbacks
The following side stepback standards apply to
buildings whose height exceeds the highest
point of an existing building on an adjacent
residential lot by more than 20 feet (see Figure
2.3.3.1):
a. Height: The stepback shall be applied
within two vertical feet of the height of the
adjacent building.
b. Depth: The horizontal stepback distance
shall be at least six feet from the elevation
facing the adjacent building.
c. Width: The stepback shall extend across
a minimum of 70 percent of the total
elevation facing the adjacent building.
20' or greater
i
Existing building height or
max. height allowed by zon
Minimum 70% of total elevation
Figure 2.3.3.1 Side Stepbacks
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister
Standard 2.3.3.2 Side and Rear Facade
The side and rear facades of new
developments abutting low -density residential
lots at an interior side and/or rear property line
shall incorporate each of the following:
a. Window heads and sills that align
horizontally with those on front facade.
b. At least one of the following decorative
elements that are used in front facade:
» Light fixtures.
Vent gables.
» Trellis or arbors.
Standard 2.3.3.3 Upper Floor Window
Placement
When a proposed building would be located
within 20 feet of an existing or proposed
residential building, upper floor windows on
side elevations of the proposed building shall
be oriented to avoid a direct line of sight into
adjacent buildings.
a. Windows shall be offset horizontally
from existing or proposed windows by a
minimum of two feet (see Figure 2.3.3.3.a).
b. If the proposed building would be located
within 10 feet of a side property line,
windows shall be offset horizontally by a
minimum of five feet from windows of the
nearest residential building on the adjacent
property (see Figure 2.3.3.3.b).
2. Multifamily & Residential Mixed -Use ODS
Figure 2.3.3.3.a Upper Floor Window
Placement
Figure 2.3.3.3.a Upper Floor Window
Placement
r
20' or Less
Separation
r -r
The design standards in this section were
developed to facilitate new development that
respects the existing historic character of
Downtown Hollister and its historic structures.
New development in the DMU should
complement the scale and style of adjoining
and surrounding properties. These ODS are
not intended to result in new structures that
mimic existing architectural styles or historical
structures in the DMU.
28 Downtown Multifamily and Mixed Use Objective lipa
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City of Hollister 2. Multifamily & Residential Mixed -Use ODS
2.4.1 Defining Historic Features
INTENT: To ensure that new structures
respect the defining architectural features
of the Downtown Hollister Historic District
and Monterey Street Historic District,
as well as structures that contribute to
those districts. The following standards
are intended to support and complement
HMC Chapter 15.16 - Historic Resources.
Standard 2.4.1.1 Integration of Defining
Features: Downtown Hollister Historic
District
The Downtown Hollister Historic District is
characterized by diverse architectural styles,
including Late Victorian, Italianate, Late
19th and 20th Century Revival, and Mission/
Spanish Colonial Revival. Table 2-3 includes
a series of character defining features of
these architectural styles. All new multifamily
and mixed -use development projects in the
Downtown Hollister Historic District shall
integrate at least one of the character defining
features in Table 2-3 into their exterior designs.
(See the "Example Features" images for
examples of the features listed in Table 2-3).
Some features in Table 2-3 are regulated in
other sections of these ODS. These include
porches, windows, roof components, and
entryways. When historic examples of these
features are integrated into project design for
consistency with this standard, general ODS for
the feature may be waived.
Examples of Various Character Defining
Features in Table 2-3.
Example Feature: Italianate Roof
Example Feature: Mission Revival Roof
Example Feature: Victorian/Italianate Roof
Example Feature: Spanish Revival Doorways
Example Feature: Italianate Windows
Downtown Multifamily and Mixed Use Objective Design Standards
Table 2-3 Downtown Hollister Historic District Character Defining Features Building Component
Defining Features
Roof
Late Victorian/Italianate:
A Incorporation of useable or decorative front -facing gable(s) o Overhanging eave(s) with six to 24 -inch overhang
A Incorporation of useable or decorative square copula(s) o Incorporation of useable or decorative square tower(s) Spanish Colonial/Mission Revival:
• Addition of rounded or scalloped parapets
• Use of red terra cotta tile on visible portion(s) of rooftop O Incorporation of exposed rafters on visible portion(s) of rooftop Windows and Doors
Entrances
Building Detail
Late Victorian/Italianate:
• Incorporation of tall, narrow front facing windows with a vertical:
horizontal ratio ranging from 1.5:1 to 2:1
Incorporation of at least two windows with arched tops on street - facing elevation
• Incorporation of decorative hoods or crowns on at least two windows on street -facing elevation
Mission/Spanish Revival:
• Incorporation of at least two arched or parapet windows on street - facing elevation
• Use of arched, natural wood doors on primary building entrance.
Late Victorian/Italianate:
* Wooden porch defined by square or turned post extending at least 65 percent of primary building facade
Spanish Colonial/Mission Revival
e Arcade -style porch or entryway defined by three or more arches Late Victorian/Italianate:
o Use of decorative wooden "gingerbread" trim on street -facing facade.
o Application of decorative quoins on both building street -facing corners
o Decorative clapboard siding
Spanish Colonial/Mission Revival:
e Application of white stucco finish
Use of repeated terra cotta or tile motifs on entryways, windows, or street -facing facade.
* Application of wrought -iron grilles, railings, or light fixtures. 30 Downtown Multifamily and Mixed Use Objective lipa
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City of Hollister 2. Multifamily & Residential Mixed -Use ODS
2.4.2 Complementary Form
INTENT: To ensure that new development
responds to the size, scale, and facade
characteristics of neighboring historic
structures.
Standard 2.4.2.1 Complementary Form:
Monterey Street Historic District
All housing development projects adjacent to
a property identified as a contributor to the
Monterey Street Historic District shall respect
and respond to the distinguishing architecture
by integrating at least two of the following
design strategies:
a. Roof pitch. The roof pitch of the proposed
structure shall be within 10 degrees of the
existing roof.
b. Articulation. Horizontal articulation
elements such as siding, cladding and
datums of the proposed structure shall be
within one foot of the floor and roof heights
of the adjacent resource.
c. Windows. Window proportions and spacing
dimensions shall be within 15 percent of
the comparable dimensions of the existing
building.
d. Shared material. The proposed strucrure
shall include at least one facade material
used on the existing structure.
Standard 2.4.2.2 Historic Structure
Adjacency Requirements
The front and side massing of housing
development projects adjacent to properties
identified as contributors to the Downtown
Hollister Historic District or Monterey Street
Historic District shall be reduced. These
reductions shall occur within a prescribed
transition area.
Historic resources adjacency standards are
included in Table 2-4 and illustrated in Figure
2.4.2.2. Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister
2. Multifamily & Residential Mixed -Use ODS
Table 2-4 Massing Adjustment Standards: Adjacent to Historic Contributor Massing Adjustment Standards: Adjacent to Historic'Conitributor Required Transition Area
Figure xx
Front Transition
Abutting Side Transition
At least 10 feet from the front facade of the
historic building to the required front setback.
A
At least 20 feet from the shared lot line, in
coordination with the side setback.
B
Required Massing Adjustment
Hei ht
g
Maximum 5 percent taller than the historic
structure.
C
Width
Length/Depth
Maximum 10 percent wider than the front facade
of the historic structure.
D
Maximum 10 percent longer/deeper than the
historic structure.
E
Additional Standard
Separation of volume
Where separation between volumes occurs, the
separation shall be at least 15 feet.
F
Historic
Contributor
Figure 2.4.2.2 Historic Structure
Adjacency Requirements
32 Downtown Multifamily and Mixed Use Objective lipa
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City of Hollister 2. Multifamily & Residential Mixed -Use ODS
2.4.3 Renovation and Remodeling
INTENT: To ensure the redevelopment
of structures that contribute to historic
districts is completed in a manner that
balances respects for historic character
with structural integrity and safety.
Standard 2.4.3.1 General Standards
The reuse and redevelopment of all
contributing historic structures shall comply
with the following:
a. The redevelopment process shall comply
with the Secretary of the Interior's standards
for preservation, restoration, rehabilitation,
and reconstruction of historic commercial or
residential buildings.
b. Applicants shall document research into the
historic use of the existing structure and its
surroundings, for submission as part of the
initial project application.
c. Wherever possible, original architectural
elements selected for preservation shall
be repaired rather than replaced. If a
replacement is necessary, it shall include
high -quality materials and be designed for
consistency with the color, size, and integrity
of the original architectural element.
d. Additions shall be limited to the sides or rear
of historic buildings.
e. Only the damaged portions of building
foundations shall be repaired or replaced.
Standard 2.4.3.2 Replacement and New
Windows and Doors
New and replacement windows and doors
shall comply with the following:
a. Windows shall have comparable proportion
and sizing as the original windows, as well
as the same setback from facade as the
original windows.
b. Aluminum and vinyl window frames are
prohibited.
c. Original doors of primary entrances shall be
repaired or restored.
d. If an original door is missing, a replacement
with an appropriate design shall be selected
based on a review of doors typical of the
architectural style.
Standard 2.4.3.3 Historic Storefronts
Historic storefronts contribute to the character
of downtown Hollister. At least three of
the following defining elements of historic
storefronts shall be preserved:
w Recessed entry
* Entry doors with large or multiple windows
* Large display windows
• Kickplate or bulkhead
w Transom windows
* Cornice defining the top of the storefront
Standard 2.4.3.4 Exterior Finish
Buildings shall be painted with the original
building colors. If the original color is not
known, colors consistent with the architectural
style may be used. Glossy and reflective
finishes are prohibited.
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister 2. Multifamily & Residential Mixed -Use ODS Standard 2.4.3.5 Mechanical Equipment
Physical screening of new mechanical
equipment shall be compatible with the
architectural character of the building.
2.5 Architecture
Downtown Hollister is characterized by
a diverse, walkable, small-town aesthetic
contained in a small area. This section includes
standards to promote new development that is
consistent with the unique visual environment
of the DMU.
2.5.1 Building Facade
INTENT: To ensure that new buildings in
the DMU present attractive and visually
diverse frontages to visitors and passers-
by.
Standard 2.5.1.1 Corporate Design
Prohibition
Housing development projects in the DMU
shall not be designed in a manner that
uses structures as advertising. The use
of trademarked, corporate, or franchise
architectural components is prohibited. This
includes the following:
* Logos and corporate color palettes
integrated into building facades.
. Corporate signage (other than allowable
signage per HMC Section 17.20.110)
• Trademarked, "faux," or false -front
architectural facades or structural forms.
Standard 2.5.1.2 Articulation
Building facades that face a public street, alley,
any other publicly accessible space (whether
publicly or privately owned), or one or more
residences, shall be varied and articulated to add
visual interest, distinctiveness, and human scale.
Variations shall include the following:
a. Vertical Architectural Features
» Apply a column, pier, or pilaster between
facades with a 3 -inch minimum protrusion
and a 15 -inch minimum width.
» Apply a vertical slot or recess between
facades with a 6 -inch minimum recess
depth and a 15 -inch minimum width.
b. Front Elevation Features
While most of the building should be
built to the property line (see Section 2.1.1),
portions of the building may recede from
the public right-of-way. The building wall
shall be varied at key locations by recessing
the storefront entrance or creating an
entrance niche.
From one facade to the next, combine
a change in depth or vertical plane with
a change in material and character.
Changes in facade material or color should
be associated with a change in plane or
separated by a pilaster.
c. Downtown Core: Ground -floor facades
shall be designed to distinguish each retail
establishment within the same building.
Storefronts shall be recessed into the wall
plane by at least six inches and framed by
building piers or columns and a cornice
or horizontal expression line. Adjacent
storefronts shall be distinguished from one
another through noticeable changes in facade
materials or storefront elements, such as base
materials, window types, or door styles.
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City of Hollister 2. Multifamily & Residential Mixed -Use ODS Standard 2.5.1.3 Windows
The following standards apply to windows
in multifamily and mixed -use development
projects in the DMU:
• Upper -floor windows shall be at least 25
percent smaller in size than storefront
windows on the first floor.
w Commercial clerestory or transom windows
shall be placed above ground -floor windows
and doors to provide a continuous horizontal
band across the upper portion of the
ground -floor storefront.
* Upper floor windows shall be subdivided and
separated by mullions.
w Decorative window treatments shall use
colors and materials consistent with the
primary building facade.
• If used, window and door shutters shall be
wide enough to cover the entire window or
door opening when the shutters are closed.
* Window frames shall not be flush against
wall surfaces. Shaped frames and sills with
architectural elements such as projecting
sills, molded surrounds, or lintels, shall be
used to enhance window openings.
• Mirrored glass, deeply tinted windows, and
glass curtain walls are prohibited. To provide
privacy and aesthetic variety to glass, fritted
glass, spandrel glass, and other decorative
treatments shall be used.
2.5.2 Projecting Elements
INTENT: To guide the design of awning,
balconies, bay windows, and other
projecting building features that enhance
building aesthetics and support quality -of -
I ife.
Standard 2.5.2.1 Non -Entryway Awnings
The following standards apply to ground
floor awnings not associated with primary
entryways in the DMU:
a. Prohibited locations. Awnings shall be
located within the individual structural
bays and shall not cover storefront display
windows, piers, columns, pilasters, clerestory
windows, or architectural expression lines or
details.
b. Projection. Awnings shall not project more
than six feet from the building facade.
c. Height. The height of all awnings above
the sidewalk shall be consistent, with a
minimum clearance of eight feet between
the bottom of the valance and the sidewalk.
Valances (or front faces) shall not exceed 18
inches in height.
d. Prohibited materials. Permanent awnings
made of glass, plastic, or metal shall be
prohibited.
Standard 2.5.2.2 Bay Windows
The following shall be true of all bay windows
in the DMU:
a. Dimensions. Bay windows shall not project
more than three feet from the facade and
shall not exceed eight feet in length.
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister 2. Multifamily & Residential Mixed -Use ODS b. Compatibility. Bay windows shall be
designed with materials, colors, and details
consistent with those on the building
facade. These features shall not be the result
of applied, faux or "tacked -on" materials or
approaches.
c. Spacing. When more than one bay window
is provided on a facade, at least four feet of
horizontal separation shall be maintained
between them.
2.5.3 Building Materials
INTE T: To ensure the use of durable, high
quality, and visually tirneless materials on
all exposed parts of building
s
Standard 2.5.3.1 Variety of Materials
Within a front facade, a variety of durable
materials and textures shall be used to
articulate different building elements,
including:
w Ground -floor facade
* Building base
* Horizontal break bands
* Pier or column bases
w Upper levels of the facade
* Roof terminations
Changes in material shall occur wherever
there is a change in the plane of the facade
and at inside corners of the building. When a
material change is proposed along the line of a
single plane, a pronounced expansion joint or
similar feature shall be used to define a clear
separation. Transitions between materials shall
be articulated with a sill or other appropriate
detail.
Standard 2.5.3.2 Wrapping
a. Side and rear facades shall be designed with
architectural elements, materials, and colors
used on the front facade. Materials shall be
complementary to one another and appropriate
for the architectural style or theme of the building.
b. If used, brick and stone veneer shall be mortared
and wrap around corners to give the appearance
of structural function and to minimize a veneer -
like appearance.
Standard 2.5.3.3 Allowed Materials
The following traditional building materials are
appropriate in the DMU and shall be allowed on
facades:
* Brick, rock, and stone
• Poured -in -place concrete
w Concrete block
• Fiber cement
* Wrought iron (in storefronts)
• Plaster or stucco
w Hardie board
• Ceramic tiles (as a secondary material)
* Finished and painted wood trim
• Wood, aluminum, copper, steel, and vinyl clad
frames for windows and doors (doors with
windows are strongly encouraged)
Standard 2.5.3.4 Prohibited Materials
The following building materials are prohibited on all
facades in the SMU:
w Plywood
• Hardboard
• Unfinished lumber
® Aluminum, textured T-11, or corrugated fiberglass,
sheet metal, or tin siding
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City of Hollister 2. Multifamily & Residential Mixed -Use ODS
2.5.4 Roofs
INTENT: Roofs are primary contributors
to the design quality of buildings and the
overall visual quality of the surrounding
environment. The intent of the following
standards is to ensure buildings in the
DMU incorporate a variety of roof forms
or, in the case of flat roofs, parapets
and cornices that provide a defined
termination to the building wall.
Standard 2.5.4.1 Permitted Roof Forms
The following types of roofs are permitted in
the DMU:
* Pitched roof combined with roof parapet
* Flat roof with shaped parapets or cornice
treatments that terminate the top of the
parapet wall
* Shed roof (only where building stepbacks
occur)
Standard 2.5.4.2 Pitched Roofs
For buildings with pitched roofs, roof variation
shall be provided on buildings 100 feet wide
or more to reduce perceived building scale.
Variation shall occur every 75 linear feet and
include at least one of the following (see Figure
2.5.4.2):
* Architectural elements such as cupolas or
clerestories that project at least three feet
above the main roofline.
* Sections of roof at least 10 feet wide and
raised or lowered at least three feet above or
below the main roof line.
• Alternating roof pitch directions.
* All roof eaves shall project by a minimum of
two feet.
Change in roof form
Max. 60 feet
Roof dormer
Max. 60 feet
Change in roof height
Figure 2.5.4.2 Pitched Roofs
Standard 2.5.4.3 Flat Roofs
a. Where a flat roof is proposed, cornices or
wall caps shall provide a visible edge to
the top of a building. For buildings longer
than 100 feet, variation in cornice detail and
height shall occur at least every 75 linear
feet and shall align with required building
recesses. This variation shall include at least
one of the following:
» Multiple horizontal cornice elements on
the same building that are differentiated
with colors, materials, or dimensions.
» A horizontal cornice element interrupted
in one or more locations by wall or roof
elements extending at least five feet
above the main roofline.
b. Where used, cornice details shall be a
minimum of18 inches tall and 12 inches
deep.
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister 2. Multifamily & Residential Mixed -Use ODS Standard 2.5.4.4 Roof Drainage
All roofs shall include gutters and downspouts
that:
• Drain directly into a cistern, landscaped area,
or storm drain system.
w Match the trim or body color of the facade.
• Are inconspicuously located, unless
consistent with the design of the building's
architectural style.
Standard 2.5.4.5 Prohibited Forms and
Approaches
The following roof forms and approaches are
not permitted in the DMU:
▪ False fronts, applied mansard forms, and
other artificial rooflines that are not an
integral component of the architectural
design.
. Reflective roofing materials visible from
ground level or elevated viewpoints.
* Roof overhangs that extend over a
neighboring parcel or more than three feet
over a public sidewalk, unless the overhang
is above a balcony that itself projects more
than three feet over the sidewalk.
Standard 2.5.4.6 Permitted Materials
The following roofing materials are permitted
in the DMU:
. Slate or fiber -cement shingles
w Clay or concrete tile roofs
• Composite roofing materials made of
recycled natural fiber and recycled plastic
w Tar, gravel, composition, or elastomeric
materials (when concealed by a parapet or
cornice)
Standard 2.5.4.7 Mechanical Screening
All roof -mounted mechanical, electrical, and
external communication equipment, including
satellite dishes and microwave towers, shall
be screened from public view, architecturally
integrated into the building design, and, where
possible, consolidated to a minimal number of
locations.
2.6 Open Space
The following design standards were
developed to support the creation of diverse
common and private open spaces that
promote individual health and safety, enhance
the quality of life in the DMU, and minimize
noise and visual impacts.
2.6.1 Ground Level Common Open
Space
INTENT: To ensure that residents of
multifamily and mixed -use residential
development projects have access to
attractive, easily accessible ground -level
open spaces.
Standard 2.6.1.1 Contiguity
Ground level common open spaces shall
be designed as singular facilities wherever
possible. Where individual areas are provided,
they shall be connected with internal and
external pathways to avoid isolated pockets of
space.
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City of Hollister 2. Multifamily & Residential Mixed -Use ODS Standard 2.6.1.2 Accessibility
The following standards apply to maximize
open space access and safety:
a. Common open spaces shall be directly
accessible from all residential buildings,
either via entryways from buildings adjacent
to the open space or pedestrian pathways
connecting other buildings to the open
space.
b. Common open spaces shall be directly
accessible from all internal pedestrian
pathways and bikeways.
Standard 2.6.1.3 Usability
One -hundred percent of the area of all
common open spaces shall consist of
serviceable, dust -free surfacing, including
any combination of turf, plantings, garden,
flagstone or other natural mineral surfaces,
wood planking, playground materials, and/or
concrete. The slope shall not exceed 10 percent.
Standard 2.6.1.4 Visibility
At least one side of all common open space
areas shall border residential buildings with
transparent windows and/or entryways.
Standard 2.6.1.5 Amenities
Housing development projects shall provide a
diversity of recreational amenities consistent
with the following standards:
a. Amenity Classification. Open space
amenities include both minor and major
amenities. These are defined as:
▪ Minor Amenities. Minor recreational
amenities are small-scale indoor or outdoor
facilities which provide recreational
opportunities and are available to all
residents. They include:
» Children's play area or "tot -lot."
» Individual BBQ facility or fire pits.
» Spa or sauna (indoor or outdoor).
One open -walled, accessible shade
structure or gazebo.
» Individual remote work office.
▪ Major Amenities. Major recreational
amenities are larger scale indoor or outdoor
facilities that provide community gathering
areas and are available to all residents. They
include:
Building dedicated to one or more
recreational uses, open to all residents.
Swimming pool with seating aea (indoor
or outdoor).
One or more play courts, such as tennis or
pickle ball courts.
Indoor gym.
Childcare facility.
Community garden space.
Dedicated remote work facility.
Outdoor gathering area with permanent
seating and centralized BBQ or fire pit.
b. Amenity Requirements. Recreational
amenities shall be provided per the
following standards:
9 Housing development projects with 11 to
25 dwelling units shall provide at least one
minor recreational amenity. The amenity(ies)
shall be accommodated in an area of
open space no smaller than 400 sf, with a
minimum dimension of 15 feet.
• Housing development projects with 26-199
dwelling units shall provide at least one
major recreational amenity of any size.
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister 2. Multifamily & Residential Mixed -Use ODS • Housing development projects with 200 or
more dwelling units shall provide at least two
major recreational amenities of any size.
Standard 2.6.1.6 Landscaped Area
Restriction
Landscaped areas and on -site pedestrian
pathways shall not count towards common
open space area requirements and shall not be
used to accommodate required recreational
amenities.
2.6.2 Rooftop Common Open Space
INTENT: To ensure that all rooftop open
spaces for residents are useable, safe, and
environmentally appropriate.
Standard 2,6.2.1 Maximum Area
Rooftop common open spaces shall be
restricted to two-thirds the total roof deck area.
Standard 2.6.2.2 Guardrails
Rooftop open spaces shall be enclosed on all
sides, with the exception of access areas, with
open vertical or horizontal guardrails at least
42 inches tall, as measured from rooftop to top
rail.
Standard 2,6.2.3 Roof Edge Setbacks
All guardrails shall be setback at least five feet
from all building edges.
Standard 2.6.2.4 Restricted Areas
All rooftop areas containing heating,
ventilation, and air conditioning (HVAC)
equipment, water tanks, elevator machine
rooms, or other building infrastructure shall be
prohibited from use as open space.
Standard 2,6.2.5 Access Requirement
At least two sets of stairs shall access every
rooftop open space.
Standard 2.6.2.6 Rooftop Surface
Requirement
No portion of the surface of a rooftop open
space shall include exposed construction
materials such as tar and gravel roofing, EPDM,
rubber, or other roofing membrane.
Standard 2,6.2.7 Landscape Requirement
At least 35 percent of the total surface area of
all rooftop open spaces shall be landscaped,
either with raised planter beds or surface
gardens.
Standard 2.6.2.8 Shade Requirement
At least 25 percent of the total surface area of
all rooftop open spaces shall be covered with
one or more fixed shade structures such as
pergolas, canopies, or cabanas.
Standard 2.6.2.9 Wind Proofing
All amenities provided in rooftop open spaces
other than those designed for use by a single
individual, shall be fixed to the rooftop surface
or building structure. These include:
Wind and shade structures
O Group tables
▪ Outdoor sofas and group seating modules
Planter boxes and beds
• Light fixtures
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City of Hollister 2. Multifamily & Residential Mixed -Use ODS
2.6.3 Private Open Space
INTENT: To ensure that private open spaces
such upper -level balconies and ground
level terraces and patios contribute to the
visual quality of new housing projects.
Standard 2,6.3.1 General Standards: Upper -
Level Private Open Space
The design of residential balconies, terraces
and decks shall comply with the following
standards:
a. Access. All upper -level private open spaces
shall be directly accessible from a single
residential unit.
b. Minimum Dimension. Upper -level private
open space, including balconies and roof
gardens, shall have no dimension of less
than six feet.
c. Minimum Clearance. Upper -level private
open spaces shall have a minimum
clearance height of nine feet.
Standard 2.6.3.2 Design of Upper -Level
Private Open Space
Balconies, terraces, and decks shall be
architecturally integrated into the building
elevation through compliance with the
following standards:
a. Balconies, terraces and decks shall be
designed with materials, colors, and details
visible on building facade. These features
shall not be the result of applied, faux or
"tacked -on" materials or approaches.
b. Balconies, terraces and decks shall not
project more than six feet from the building
elevation.
c. Enclosing elements of balconies, terraces
and decks shall be at least 50 percent open.
"Open" refers to areas of walls or railings in
which open and solid space are repeated.
Standard 2.6.3.3 Upper -Level Private Open
Space Safety
All balconies, terraces and decks shall comply
with load, materials and ventilation standards
for Exterior Elevated Elements, Cal. Code of
Regs., Title 24.
Standard 2.6.3.4 General Standards: Ground
Floor Private Open Space
The design of patios and other ground floor
private open spaces shall comply with the
following standards:
a. Minim Dimension. Private open space at
ground level shall have no dimension of less
than ten feet.
b. Separation from Services. Ground floor
private open spaces shall be located at least
30 feet from trash collection facilities and
other service activity nodes.
c. Exterior Access Restriction. Ground
floor private open spaces shall not include
unsecured direct access to exterior common
spaces.
d. Privacy Screening. Ground floor private
open space shall be screened or buffered
from adjacent private or common open
space and dwellings by landscaping,
fencing, walls, trellises, or other screening
elements.
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister 2. Multifamily & Residential Mixed -Use ODS Standard 2,6.3.5 Ineligible Private Open
Spaces
Private open space shall not include enclosed
side yards with dimensions of less than ten
feet, unenclosed side yards, or front yards.
2.7 Landscaping
The purpose of the following landscape
design standards is to ensure that
attractive landscaping is integral to housing
development projects in the DMU These
standards provide landscaped amenities for
residents and visitors, protect the urban forest,
and promote sustainable landscape practices.
2.7.1 General Landscaping
Standards
INTENT: To ensure the quantity and
quality of landscaping in all areas of new
development contribute to aesthetics,
sustainability, and quality -of -life in the
DMU.
Standard 2.7.1.1 Tree Disposition and
Replacement Plan
Project applicants shall submit a Tree
Disposition and Replacement Plan that
includes an International Society of
Arboriculture (ISA)-certified arborist's report
and inventory of every tree on the site, with
identification of protected trees and a tree
replacement strategy.
Standard 2,7.1.2 Tree Minimum
Ground -level common open space areas shall
include a minimum of one tree per300 sfof
landscaped area.
Standard 2.7.1.3 Front Yard Landscaping
All portions of required front yards, except
those areas occupied by pedestrian or
vehicular access ways, shall be landscaped.
a. Downtown Core: Deciduous trees with
open branching structures are required to
ensure visibility to retail establishments. The
street tree species shall adhere to the City
of Hollister's schedule of authorized street
trees.
b. Outer Downtown: A one- to three-foot
wide landscaped planting strip shall be
incorporated between the sidewalk and
roadway. These areas should be landscaped
with a combination of shrubs, trees, and
flowering plants.
Standard 2.7.1.4 Side Lot Landscaping
All side lots between buildings six feet wide or
more shall be landscaped.
Standard 2.7.1.5 Hardscape Maximum
Pervious or impervious hardscape is not an
alternative for plant material. It shall only be
used as an accent material covering no more
than 10 percent of the total required landscape
area.
Standard 2.7.1.6 Hardscape Design
At least 65 percent of total hardscape area shall
consist of decorative pavers, masonry, colored
concrete, decorative inlay, or stamped or
otherwise textured concrete.
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City of Hollister 2. Multifamily & Residential Mixed -Use ODS Standard 2.7.1.7 Mulch Restrictions
Mulch must be confined to areas underneath
shrubs and trees and shall not be used as a
substitute for ground -cover plants.
Standard 2.7.1.8 Internal Pathway
Landscaping
Pedestrian multi -use pathways within
common open space areas shall be landscaped
with each of the following components:
w Ground surface composed of 10 to 20
percent of material other than asphalt or
concrete.
• Atree-planting schedule including at least
75 percent deciduous species, with trees
spaced along the pathway at a minimum of
25 feet on center and a maximum of 50 feet
on center. These minimums and maximums
may be varied by up to 20 percent to
accommodate structures and setbacks.
* Flowering and fruit -bearing trees are
prohibited within six feet of pedestrian
walkways.
2.7.2 Entry and Focal Point
Landscaping
INTENT: To create visually interesting
and organized open spaces through
strategically placed, detailed landscape
treatments.
Standard 2.7.2.1 Physical Focal Points
Physical focal points of housing development
project sites shall be landscaped to highlight
their presence and strengthen the visual
impact of the landscape plan. Physical focal
points include each of the following (see Figure
2.7.2.1) :
• Central plazas or other permanent gathering
facilities in common open space areas
* Terminal points of pedestrian pathways
• Site entries
w Areas of common open space visible from
the public right of way
* Corners of open space areas
Terminal Point
Corners of open space areas
Central plaza
Areas of common open
space visible from the
public right of way
Site entry
4 —Sidewalk
f- Street
Figure 2.7.2.1 Physical Focal Points
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister
Each physical focal point shall provide at least
one of the following landscape treatments:
• Climate -adapted flowering plants, including
but not limited to, agastache, arctotis,
Bulbine frutescens, Cistus x pulverulentus,
impatiens, Carpenteria californica,
Helianthemum nummularium, mimulus
and Rhodanthemum hosmariense.
▪ Plants with foliage of a texture or color that
differs from the larger landscape palette of
the site.
• Up to five types of ornamental plants,
including, but not limited to, agapanthus,
lantana, bougainvillea, and lagerstroemia
indica.
w Non-invasive palm trees that exist on the
site (transplanted and augmented with
additional plantings).
Standard 2.7.2.2 Pedestrian Entries
Primary pedestrian entryways into sites, such
as pathways that provide access to main
building entries from public sidewalks, shall
be highlighted with special textured and/or
colored paving that extends, at a minimum,
from the inside edge of the public right-of-way
through the required front yard setback.
2. Multifamily & Residential Mixed -Use ODS
2.7.3 Surface Parking Landscaping
NTENT: To soften the visua
face parking and to add v
o all surface parking facilities
mpact of
seal interest
Standard 2.7.3.1 Public Streets Buffer
The minimum 6 -foot -wide buffer between
surface parking and public streets or
pedestrian walkways, established in Section
2.1.3.3.a, shall include a berm or planting two to
three feet tall that extends at least 75 percent
of the length of buffer.
Standard 2.7.3.2 Residential Buffer
The minimum 10 -foot -wide buffer between
surface parking and existing residential
lots, established in Section 2.1.3.3.b, shall be
landscaped per the following standards:
• Residential buffers shall have a minimum
planted area width of eight feet.
® Residential buffers shall include either a
screen of trees or shrubs or a maximum
seven -foot decorative wall or fence,
• Fencing shall not exceed four feet in height if
located on property lines within a front yard
setback area.
Standard 2.7.3.3 Surface Parking Trees
Shade trees shall be provided in surface
parking lots through either of the following
methods (see Figure 2.7.3.3):
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City of Hollister
Min. 2 trees
each finger
Figure 2.7.3.3 Surface Parking Trees
a. A minimum of two (2) shade trees shall
be planted in each surface parking finger
oriented perpendicular to the drive aisle.
Parking fingers shall:
» Provide a minimum of six feet of clear
planting width.
» Be placed at a maximum of every eight
stalls.
b. Shade trees shall be planted in surface
parking planting strips at a maximum of
twenty (20) feet on center. Planting strips
shall:
» Provide a minimum of six feet of clear
planting width.
» Be located between each opposing row of
spaces.
2. Multifamily & Residential Mixed -Use ODS
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister 2. Multifamily & Residential Mixed -Use ODS This page intentionally left blank.
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City of Hollister 3. Small -Scale Residential ODS
3. Small -Scale Residential ODS
The following ODS apply to multifamily
housing types designed to be compatible
in scale with single-family homes. These
development types include:
▪ Duplexes, side -by -side and stacked (2 units)
. Triplexes (3 units)
. Fourplexes (4 units)
. Multiplexes (4-8 units)
▪ Cottage Courts (4-8 units)
Due to their low densities, size and typical
neighborhood context, the design of these
projects is best regulated with an independent
set of standards. These ODS are intended
to maximize the visual integration of new
development into existing neighborhoods in
the DMU.
3.1 Site Design and
Orientation
These standards for access, orientation
and entrances are intended to add visual
interest to buildings and streetscapes, while
helping create safe, walkable, and active
neighborhoods.
3.1.1 Building and Driveway
Orientation
INTENT: Provide visually interesting
residential streetscapes with open,
pedestrian character.
Standard 3.1.1.1 Front Setback
No more than 65 percent of the total building
facade length shall abut the minimum front
setback line.
Standard 3.1.1.2 Orientation to Street
Buildings shall be oriented per the following
standards:
a. The main elevation of duplexes, triplexes,
fourplexes and other single -structure
projects shall face the primary public or
private street on which the lot is located.
In addition, the main entry to buildings
shall be located on the elevation facing the
primary public or private street (see Sample
Image 3.1.1.2.a).
b. At least fifty percent of the length of any
building facade adjacent to a public street
shall consist of living space with windows
(see Sample Image 3.1.1.2.b).
c. The common open space formed by
detached structures of cottage courtyard -
style projects shall open to the primary
public or private street on which the lot is
located (see Sample Image 3.1.1.2.c).
Downtown Multifamily and Mixed Use Objective Design Standards
3. Small -Scale Residential ODS
City of Hollister
Sample Image 3.1.1.2.a Orientation to
Street
Sample Image 3.1.1.2.b Living Space with
Windows
Standard 3.1.1.3 Entryway Orientation
Entryways shall be oriented per the following
standards:
a. Where a single building entrance provides
access to multiple interior unit entrances,
that external entrance shall be located on
the elevation facing the primary public or
private street.
Sample Image 3.1.1.2.c Courtyard
Orientation (traditional)
Sample Image 3.1.1.2.c Courtyard
Orientation (contemporary)
b. Where each unit has a separate entrance, at
least two of those entrances shall be located
on the elevation facing the primary public or
private street.
c. Entries to individual units of cottage
courtyard developments shall face, and
be directly accessible from, the common
courtyard area.
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City of Hollister 3. Small -Scale Residential ODS
Standard 3.1.1.4 Entryway Access
A minimum six-foot wide, permanent walkway
shall provide direct access from the sidewalk
to all combined, multi -unit entryways. A
minimum three-foot wide walkway shall
provide direct access from the sidewalk to all
separate unit entrances.
Standard 3.1.1.5 Driveways
a. New driveways shall not be less than 12 feet
wide.
b. Two -car wide driveways shall include a
decorative centerline at least one -foot wide
composed of pavers, colored concrete,
aggregate, brick banding, or other
decorative treatment.
Standard 3.1.1.6 Private Street Placement
a. Private streets serving more than one lot
shall be placed such that they abut the
fewest number of existing adjacent single-
family zoned properties.
b. Private streets providing access to corner
lots shall be located beyond the midpoint of
the distance between the street intersection
and lot line.
Standard 3.1.1.7 Vehicle Parking
Street -facing parking lots are prohibited.
Vehicle parking areas of duplexes, triplexes,
fourplexes and cottage courtyard projects shall
be located to the side or rear of the lot.
3.2 Building Design
The following standards will encourage
neighborhood scale and pedestrian -oriented
design for small-scale multifamily housing
structures.
3.2.1 Massing and Articulation
INTENT: Design homes that avoid a bulky,
monolithic, or cluttered appearance by
incorporating coordinated points of visual
interest and external elements.
Standard 3.2.1.1 Front Elevation Massing
Building elevations on which the main entry
is located shall include at least two of the
following massing strategies, compliant with
the associated standards (see Sample Image
3.2.1.1):
a. Single Floor Projection. A facade projection
on either the lower or upper floor that
extends at least one foot from the main wall
plane, has a total area of at least 80 square
feet and is capped by a gable, eave, or other
roof form.
b. Multi -Floor Projection. A facade projection
extending from ground level to the upper -
floor ceiling that projects at least one foot
from the main wall plane, has a total area of
at least 124 square feet, and is capped by a
gable or other roof form.
c. Massing Break. A break in the main wall
plane of at least two feet that extends from
ground level to the upper floor ceiling. The
break shall be located so as to separate
primary facade elements such as entries
and garages, and picture windows.
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister 3. Small -Scale Residential ODS
Sample Image 3.2.1.1 Front Elevation
Massing
d. Bay Window. A protruding window, such
as a bay window, with a minimum depth of
two feet.
e. Second Floor Stepback. A minimum two -
foot, street -facing stepback applied to the
second floor. The setback shall span at least
60 percent of the total street -facing building
elevation and shall be covered with an eave
or roof component matching the building's
primary roof form.
f. Contrasting Materials or Finish on
Floors. Application of color, siding, panels,
or materials that differ from the primary
exterior finish, covering at least 40 percent
of the total elevation area of one story of the
building.
3.2.2 Entryways
INTENT: Create visually prominent and
accessible entries that contribute to
building design and neighborhood
character.
Standard 3.2.2.1 Main Entryway Design
Entryways shall comply with the following
standards:
• Duplex, side -by -side: Entries to each unit
shall be incorporated into one or two front -
facing porch(es), stoop(s), or recess(es).
* Duplex, stacked: Separate entries to each
"stack" of units shall be incorporated into
separate, front -facing porches, stoops, or
recesses.
• Triplex and Fourplex: Entries to each unit
shall be incorporated into one or more front -
facing porch(es), stoop(s), or recess(es).
Standard 3.2.2.2 Porch or Recess
Requirement
Main entryways shall incorporate a porch,
recessed entryway, or a combination of both.
The following standards apply to main
entryway porches (see Sample Image 3.2.2.2):
a. Area. Porches shall include a covered area
that extends six to 10 feet from the wall
plane on which the door is located and
have a minimum area of 36 square feet. If
combined with a recessed entry, the total
combined area shall be at least 36 square
feet.
b. Height. Porch roofs shall have maximum
height of 12 feet.
c. Design. Porch posts, columns, and roofs
shall include the same exterior materials
and color palette as the primary structure.
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City of Hollister 3. Small -Scale Residential ODS
Sample Image 3.2.2.2 Porch or Recess
Requirement
Standard 3.2.2.3 Recessed Entryway
Standards
The following standards apply to recessed
entryways:
a. Depth. The recess shall be at least three feet
from the wall plane on which the door is
located to create a covered landing area.
b. Overhang. Recessed entries shall include an
eave or roof form at least six feet wide that
extends at least two feet from the main wall
plane.
Standard 3.2.2.4 Cluster Mailbox Standards
The following standards apply to cluster
mailboxes:
a. Cluster mailboxes shall be located no more
than 400 feet from the entry of any unit
served by the facility.
b. Cluster mailboxes shall comply with all
United States Postal Service standards
for delivery access, height, clearance and
individual mailbox dimensions.
c. Cluster mailboxes and associated structures
shall be designed using one or more
exterior materials or colors used on the
residential units with which the mailboxes
are associated.
3.2.3 Garage Size and Form
INTENT: Ensure that garages and garage
openings do not dominate the design
of residential frontages. The following
standards do not replace standards of
HMC Section 17.04.030 (B).
Standard 3.2.3.1 Limited Visual Impact
All garages shall be designed and located to
limit their visual presence, using one of the
following techniques:
a. Design -sensitive front garage. Garages
located at the front elevation of the building
shall comply with the following standards
(see Figure 3.2.3.1.a):
The width shall not exceed 60 percent
of the total width of the building's front
elevation.
The garage shall be prohibited from
projecting from the surrounding wall
plane.
The garage shah include either:
An overhang at least 12 inches deep with
the same materials and color palette as
the primary roof form, or
A recess of at least 12 inches from the
surrounding wall plane.
b. Side -accessible attached garage. Such
garages shall be positioned a minimum of
12 feet behind the main living portions of
the home and shall include entries from
side elevations (see Figure 3.2.3.1.b).
Downtown Multifamily and Mixed Use Objective Design Standards
3. Small -Scale Residential ODS
City of Hollister
a. Design -sensitive Front Garage
Overhang at least 12"
Or
Recess at least 12"
Width A + Width B s 60% of Total Width C
Figure 3.2.3.1.a Limited Visual Impact
b. Side -accessible Attached Garage
\ Entry from
Side Elevation
Length A ≥ 12'
Figure 3.2.3.1.b Limited Visual Impact
c. Detached or Attached Rear Garage
Side Lot or \
Rear Driveway \
Figure 3.2.3.1.c Limited Visual Impact
c. Detached or attached rear garage. Such
garages shall be located at the rear of
residential lots and be made accessible
from a side lot driveway or from the rear
(see Figure 3.2.3.1.c).
Standard 3.2.3.2 Complementary Design
The color and design of all garage doors shall
differ from the immediately adjacent wall
plane and shall match colors used on exterior
details of the home.
3.2.4 Design Detail
INTENT: To promote materials, finishes and
colors that increase the visual quality of
buildings.
Standard 3.2.4.1 Materials Mix
Up to four materials and four finishes may be
used consistently on each building facade.
Standard 3.2.4.2 Allowed Building Materials
Materials used on building finishes shall be
high quality and durable. Allowed building
materials include:
9 Brick, rock, and stone, or a veneer of these
materials
• Smooth troweled stucco
9 Poured in place concrete
• Cementitious board
9 Plaster or stucco
• Ceramic tiles (as a secondary material)
9 Finished and painted wood trim
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3. Small -Scale Residential ODS
City of Hollister
Standard 3.2.4.3 Prohibited Materials
The following materials shall be prohibited
from use on finishes of small-scale residential
projects:
▪ Porous materials
9 Plywood
• Vinyl siding
9 Faux materials such as foam material that
replicates "stone" or "brick"
• Plastic or vinyl
Standard 3.2.4.4 Exterior Material Wrapping
Decorative material and design treatments
used on front elevations shall extend to
the fence line on each side elevation, at a
minimum.
Standard 3.2.4.5 Color Limit
The number of colors on the entire building
exterior shall be limited to a maximum of
four colors (or five tones of the same color),
including trim and accent colors (see Sample
Image 3.2.4.5).
Standard 3.2.4.6 Functional Elements
All vents, gutters, downspouts, flashings, and
electrical conduits shall be painted to match
the color of the adjacent surface. An exception
may be made for contrasting gutters and
downspouts that are a feature of Spanish -style
architecture.
Sample Image 3.2.4.5 Color Limit
3.2.5 Windows
INTENT: To provide windows that offer
well-proportioned articulation to building
facades while adding visual interest, scale,
and character.
Standard 3.2.5.1 Window Detail
All windows shall include one of the following
perimeter design details:
a. Trim at least two inches wide around the
entire window.
b. A minimum two-inch recess from the
surrounding exterior wall plane.
Downtown Multifamily and Mixed Use Objective Design Standards
3. Small -Scale Residential ODS
City of Hollister
Standard 3.2.5.2 Front Window Detail
Windows located on front building facades
shall be articulated with at least one of
the following details, in addition to trim
requirements:
• Sills
. Kickers
• Functional shutters
• Awnings
3.2.6 Roofs
INTENT: Design rooflines that contribute
to visual interest, neighborhood character
and building durability.
Standard 3.2.6.1 Roofline Diversity
Roof wider than 60 feet shall be vertically
articulated at least once every 60 feet using
at least one of the following techniques (see
Figure 3.2.6.1):
a. A change in height of at least four feet
b. A roof dormer
c. A change in roof form that projects at least
three feet above the main roofline.
Change in roof form
ax. 60 feet
Roof dormer
Max. 60 feet
Change in roof height
Figure 3.2.6.1 Roofline Diversity
3.3 Historical Design
Compatibility
Small-scale residential projects are less likely to
conflict with the scale of neighboring historic
structures. These projects are also more likely
to be sited in the Monterey Street Historic
District rather than the centralized Downtown
Hollister Historic District. The following
standards reflect these conditions.
3.3.1 Complementary Form
INTENT: To preserve the historic integrity
of the Historic Districts while maintaining
small-scale residential design priorities.
Standard 3.3.1.1 Historic Scale
Small-scale residential buildings adjacent to a
historic structure shall have the same number
of stories as the adjacent structure and an
overall height within five feet of that structure.
An exception is provided where a two-story
house is located next to an existing one-story
house.
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City of Hollister 3. Small -Scale Residential ODS
Standard 3.3.1.2 Facade Width
Facades of new or renovated small-scale
residential buildings in either historical district
shall be no more than eight feet wider than
facades of adjacent properties on both sides.
Standard 3.3.1.3 Historic Design
Small-scale residential buildings adjacent to a
historic district contributor shall incorporate at
least two of the following design strategies for
compatibility (see Figure 3.3.1.3):
* Roof pitch within 10 degrees of the adjacent
historic roof.
• Horizontal articulation such as siding lines,
trim bands, cladding patterns, and floor -level
separation shall match the direction and
general alignment of the adjacent historic
building.
* Complementary articulation, including
window proportions and spacing
dimensions within 15 percent of the adjacent
historic structure.
Facade material
/,.
Horizontal articulation
Figure 3.3.1.3 Historic Design
Window proportions X
and Y, and spacing within
15% of adjacent structure
• Use of at least one material used on the
facade of the adjacent historic structure.
Standard 3.3.1.4 Preservation Of Original
Facade
Redevelopment of historic structures into
single family homes shall maintain the
integrity the original building facade by:
* Reusing the original facade materials to the
highest degree possible.
* Maintaining, to the highest degree possible,
the pattern and style of facade openings,
including windows, primary entryways,
porches, and balconies.
w Maintaining, to the highest degree possible,
visual separation of first- and second -floor
facades.
Roof pitch within 10 degrees
Same facade material
Horizontal articulation
Same horizonta
articulation
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister 3. Small -Scale Residential ODS
3.4 Private Open Space
Small-scale housing development projects are
not required to provide common open space
areas. As such, the design quality of required
private open spaces is critical to resident
quality of life.
3.4.1 Minimum Requirement
INTENT: To ensure that residents of small-
scale housing development projects are
provided with adequate private open
space.
Standard 3.4.1.1 Per Unit Minimum
Each unit of a small scale (2-10 units) shall be
provided with either:
O At least 250 sf of ground -level private open
space, such as a patio; or
• At least 64 sq. ft. of upper -level private open
space, such as a balcony, terrace or deck.
Standard 3.4.1.2 Ineligible Private Open
Spaces
Per Standard 2.6.3.5, private open space
shall not include enclosed side yards with
dimensions of less than ten feet, unenclosed
side yards, or front yards.
3.4.2 Private Open Space Design
INTENT: Provision of private open spaces
for residents of small multifamily housing
projects that are attractive, safe and well -
screened.
Standard 3.4.2.1 General Standards: Upper -
Level Private Open Space
Balconies, terraces, and decks shall comply
with the access, minimum dimension and
minimum clearance standards established in
Standard 2.6.3.1.
Standard 3.4.2.2 Design of Upper -Level
Private Open Space
Balconies, terraces, and decks shall be
designed to comply with aesthetic, maximum
projection and enclosure design standards
established in Standard 2.6.3.2.
Standard 3.4.2.3 Upper -Level Private Open
Space Safety
Balconies, terraces, and decks shall comply
with Standard 2.6.3.3.
Standard 3.4.2.4 General Standards: Design
of Ground Floor Private Open Space
The design of patios and other ground floor
private open spaces shall comply with the
minimum dimension, separation from services,
exterior access and screening standards
established in Standard 2.6.3.4.
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City of Hollister 3. Small -Scale Residential ODS
3.5 Landscaping and
Lighting
These standards in this section apply to
external areas of small-scale residential
structures in order to create attractive, safe
street frontages and support local character.
3.5.1 Front Yard Landscaping
INTENT: Ensure that front yards are
defined by well -maintained landscaping
and plantings that enhance residential
buildings and visible outdoor spaces.
Standard 3.5.1.1 Required Coverage
All portions of required front yards, except
areas occupied by walkways and allowable
motor vehicle parking and storage, shall
be landscaped according to the following
standards:
* At least 75 percent organic plant material,
including grasses, trees, and shrubs.
• No more than 25 percent inorganic ground
cover, including decomposed granite,
decorative pavers, and river rock.
* Gravel surfaces are prohibited in all front
yard areas except for secondary pathways
less than four feet wide.
Standard 3.5.1.2 Design Diversity
A variety of heights, textures, and colors shall
be used in the front yard landscape palette.
Standard 3.5.1.3 Utility Screening
All utility appurtenances such as transformers
and generators that cannot be undergrounded
or located in side or rear yards shall be
screened with one of the following:
• Dense, U-shaped shrubs or plantings at least
as tall as the utility and that do not prevent
access to the utility.
. Architectural structures composed of at least
one material used on the primary facade and
that does not prevent access to the utility.
3.5.2 Plantings
INTENT: Compose landscapes with diverse,
robust plant types that are well -integrated
into other components of site design.
Standard 3.5.2.1 Planting Size
All proposed shrubs except accent, color or
ground cover planting shall be a minimum
five -gallon size.
Standard 3.5.2.2 Tree Protection
No irrigated landscape area shall be permitted
within a10 -foot radius around a landmark
or heritage tree with a trunk diameter of 48
inches and/or a height exceeding 40 feet above
natural grade.
Standard 3.5.2.3 Automatic Sprinkler
Controllers
Automatic irrigation controllers shall be
installed to ensure that landscaped areas will
be watered properly. Backflow preventors
and anti -siphon valves shall be provided in
accordance with current codes.
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister 3. Small -Scale Residential ODS
Standard 3.5.2.4 Sprinkler Heads
Sprinkler heads and risers shall be protected
from car bumpers. "Pop-up" heads shall be
used near curbs and sidewalks. The landscape
irrigation system shall be designed to prevent
run-off and overspray.
3.5.3 Walls and Fences
INTENT: Provide walls and fences that are
durable and appealing design components
rather than monolithic barriers.
Standard 3.5.3.1 Open Fencing
Fences in the required front yard setback
parallel to the street shall not be solid or
opaque. They shall have a partially open
design, such as boards or slats spaced no more
than four inches apart, lattice, posts, or another
visually penetrable design strategy. Fences
located behind the front elevation of the
building may be solid.
Standard 3.5.3.2 Prohibited Materials
Chain link, barbed wire, and plastic are
prohibited from use for all residential fencing
in the DMU.
Standard 3.5.3.3 Waste Storage Enclosure
Small-scale residential lots shall include a
designated location for the storage of trash,
recycling, and organics receptacles. This area
shall be screened from public view by a fence
or architectural enclosure that incorporates at
least one material or color used on the primary
residential structure.
Standard 3.5.3.4 Waste Storage Access
All waste storage enclosures shall be made
accessible by a minimum paved pathway at
least three feet wide from the enclosure to the
front driveway or another paved area of the
front yard.
3.5.4 Exterior Lighting
INTENT: Provide outdoor lighting that
increases residential safety without
impacting adjacent properties or rights -of -
way.
Standard 3.5.4.1 Downward Facing
Requirements
All building -mounted and ground -mounted
lighting shall be located and fully shielded so
that no light is emitted above a 90 -degree
angle.
Standard 3.5.4.2 Entryway Illumination
The front porch, landing or other recessed
entryway shall include a lighting element
consistent with the design, materials, and/or
color of the home.
Standard 3.5.4.3 Ground -Mounted Lighting
Ground -mounted lighting used to illuminate
driveway edges, landscaped areas or stair
approaches shall be limited to a maximum
height of three feet.
Standard 3.5.4.4 Prohibited Lighting
Outdoor lights that blink, revolve, flash, or
change intensity are prohibited.
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City of Hollister
•
Appendix
Downtown Multifamily and Mixed Use Objective Design Standards
City of Hollister Downtown Multifamily and Mixed Use Objective Design Standards
Name of Applicant:
Date:
Project Address:
Project Application # (City staff to fill out):
Development Type (check all that apply):
ultifamily Residential (1-2 stories)
ultifamily Residential (3-4 stories)
Multifamily Residential (4-7 stories)
Mixed -Use Residential (1-2 stories)
Project Site Context:
Situated adjacent to existing residential development:
Downtown Multifamily and Mixed Use Objective
Design Standards Checklist Items
N/A
N/A
Drawing
Reference
2.1.1 Building Orientation and Street Frontage
Mixed -Use Residential (3-4stories)
Mixed-Use Residential (4-7 stories)
Duplex or Triplex (2-3 units)
) Multiplex (3-8 units)
Yes
Applicant
Evaluation
No
Staff Evaluation By:
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2.1.1.1 Orientation and Access
2.1.1.2 Building Frontage
2.1.2 Pedestrian Access
2.1.2.1 Pedestrian Facility Preservation
2.1.2.2 New Pedestrian Connections
2.1.2.3 Pedestrian Access Paths
2.1.2.4 Pedestrian Access Path Visibility
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Applicant
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Staff Evaluation By:
Downtown Multifamily and Mixed Use Objective
Design Standards Checklist Items
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2.1.3 Parking and Vehicle Access
Noncompliant
N/A
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Noncompliant
N/A
Drawing
Reference
2.1.3.1 Surface Parking Location
2.1.3.2 Surface Parking Size
2.1.3.3 Surface Parking Buffers
2.1.3.4 Vehicle Access
2.1.4 Ground -Level Services and Utilities
2.1.4.1 Site Restrictions
2.1.4.2 Screening Requirements
2.1.4.3 Undergrounding Electrical Equipment
2.1.4.4 Electrical Equipment Screening
2.1.4.5 Screening of Back Flow Preventers
2.1.4.6 Waste Collection Facilities
2.2 Pedestrian Experience & Public Frontage
2.2.1 Ground Floor Standards
2.2.1.1 Ground Floor Height and Finish Level
2.2.2 Commercial Ground Floor Entryways
2.2.2.1 Sidewalk Level
2.2.2.2 Required Entryways
2.2.2.3 Primary Entryway Design
2.2.2.4 Commercial Ground Floor Glazing
2.2.3 Residential Ground Floor Entryways
2.2.3.1 Treatments
2.2.3.2 Entryway Approach
2.2.3.3 Stoop Design
2.2.3.4 Porch Design
2.2.3.5 Upper Floor Access
2.2.3.6 Mailbox Facility Standards
p64
Downtown Multifamily and Mixed Use Objective
Design Standards Checklist Items
2.2.4 Public Realm/Frontage
2.2.4.1 Sidewalk Design and Amenities
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Noncompliant
N/A
2.2.4.2 Frontage Zone Passive Amenities
Staff Evaluation By:
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N/A
Drawing
Reference
2.2.4.3 Landscape Zone Street Trees
2.2.5 Lighting
2.2.5.1 General Lighting Requirements
2.2.5.2 Lighting Location
2.2.5.3 Plan Documents
2.2.5.4 Design Compatibility
2.2.5.5 Prohibited Lighting
2.3 Building Form
2.3.1 Stepback and Daylight Plane
2.3.1.1 Street Facing Stepbacks
2.3.1.2 Daylight Plane
2.3.2 Corner Building Form
2.3.2.1 Corner Building Mass
2.3.3 Context Sensitive Form
2.3.3.1 Side Stepbacks
2.3.3.2 Side and Rear Facade
2.3.3.3 Upper Floor Window Placement
2.4 Historic Character
2.4.1 Defining Historic Features
2.4.1.1 Integration of Defining Features:
Downtown Hollister Historic District
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Downtown Multifamily and Mixed Use Objective
Design Standards Checklist Items
2.4.2 Complementary Form
2.4.2.1 Complementary Form: Monterey Street
Historic District
2.4.2.2 Historic Structure Adjacency
Requirements
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N/A
Staff Evaluation By:
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N/A
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2.4.3 Renovation and Remodeling
2.4.3.1 General Standards
2.4.3.2 Replacement and New Windows and
Doors
2.4.3.3 Historic Storefronts
2.4.3.4 Exterior Finish
2.4.3.5 Mechanical Equipment
2.5 Architecture
2.5.1 Building Facade
2.5.1.1 Corporate Design Prohibition
2.51.2 Articulation
2.5.1.3 Windows
2.5.2 Projecting Elements
2.5.2.1 Non -Entryway Awnings
2.5.2.2 Bay Windows
2.5.3 Building Materials
2.5.3.1 Variety of Materials
2.5.3.2 Wrapping
2.5.3.3 Allowed Materials
2.5.3.4 Prohibited Materials
Downtown Multifamily and Mixed Use Objective Design Standards
Applicant
Evaluation
Staff Evaluation By:
Downtown Multifamily and Mixed Use Objective
Design Standards Checklist Items
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2.5.4 Roofs
Noncompliant
N/A
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Noncompliant
N/A
Drawing
Reference
2.5.4.1 Permitted Roof Forms
2.5.4.2 Pitched Roofs
2.5.4.3 Flat Roofs
2.5.4.4 Roof Drainage
2.5.4.5 Prohibited Forms and Approaches
2.5.4.6 Permitted Materials
2.5.4.7 Mechanical Screening
2.6 Open Space
2.6.1 Ground Level Common Open Space
2.6.1.1 Contiguity
2.6.1.2 Accessibility
2.6.1.3 Usability
2.6.1.4 Visibility
2.6.1.5 Amenities
2.6.1.6 Landscaped Area Restriction
2.6.2 Rooftop Common Open Space
2.6.2.1 Maximum Area
2.6.2.2 Guardrails
2.6.2.3 Roof Edge Setbacks
2.6.2.4 Restricted Areas
2.6.2.5 Access Requirement
2.6.2.6 Rooftop Surface Requirement
2.6.2.7 Landscape Requirement
2.6.2.8 Shade Requirement
2.6.2.9 Wind Proofing
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Applicant
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Staff Evaluation By:
Downtown Multifamily and Mixed Use Objective
Design Standards Checklist Items
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2.6.3 Private Open Space
Noncompliant
N/A
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Noncompliant
N/A
Drawing
Reference
2.6.3.1 General Standards: Upper -Level Private
Open Space
2.6.3.2 Design of Upper -Level Private Open Space
2.6.3.3 Upper -Level Private Open Space Safety
2.6.3.4 General Standards: Ground Floor Private
Open Space
2.6.3.5 Ineligible Private Open Spaces
2.7 Landscaping
2.7.1 General Landscaping Standards
2.7.1.1 Tree Disposition and Replacement Plan
2.7.1.2 Tree Minimum
2.7.1.3 Front Yard Landscaping
2.7.1.4 Side Lot Landscaping
2.7.1.5 Hardscape Maximum
2.7.1.6 Hardscape Design
2.7.1.7 Mulch Restrictions
2.7.1.8 Internal Pathway Landscaping
2.7.2 Entry and Focal Point Landscaping
2.7.2.1 Physical Focal Points
2.7.2.2 Pedestrian Entries
2.7.3 Surface Parking Landscaping
2.7.3.1 Public Streets Buffer
2.7.3.2 Residential Buffer
2.7.3.3 Surface Parking Trees
Downtown Multifamily and Mixed Use Objective Design Standards
Applicant
Evaluation
Staff Evaluation By:
Downtown Multifamily and Mixed Use Objective
Design Standards Checklist Items
3.1 Site Design and Orientation
3.1.1 Building and Driveway Orientation
3.1.1.1 Front Setback
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Drawing
Reference
3.1.1.2 Orientation to Street
31.13 Entryway Orientation
3.1.1.4 Entryway Access
3.1.1.5 Driveways
3.1.1.6 Private Street Placement
3.1.1.7 Vehicle Parking
3.2 Building Design
3.2.1 Massing and Articulation
3.2.1.1 Front Elevation Massing
3.2.2 Entryways
3.2.2.1 Main Entryway Design
3.2.2.2 Porch or Recess Requirement
3.2.2.3 Recessed Entryway Standards
3.2.2.4 Cluster Mailbox Standards
3.2.3 Garage Size and Form
3.2.3.1 Limited Visual Impact
3.2.3.2 Complementary Design
3.2.4 Design Detail
3.2.4.1 Materials Mix
3.2.4.2 Allowed Building Materials
3.2.4.3 Prohibited Materials
3.2.4.4 Exterior Material Wrapping
3.2.4.5 Color Limit
3.2.4.6 Functional Elements
Downtown Multifamily and Mixed Use Objective
Design Standards Checklist Items
3.2.5 Windows
3.2.5.1 Window Detail
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Evaluation
Noncompliant
N/A
3.2.5.2 Front Window Detail
Staff Evaluation By:
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Noncompliant
N/A
Drawing
Reference
3.2.6 Roofs
3.2.6.1 Roofline Diversity
3.3 Historical Design Compatibility
3.3.1 Complementary Form
3.3.1.1 Historic Scale
3.3.1.2 Facade Width
3.3.1.3 Historic Design
3.3.1.4 Preservation of Original Facade
3.4 Private Open Space
3.4.1 Minimum Requirement
3.4.1.1 Per Unit Minimum
3.4.1.2 Ineligible Private Open Spaces
3.4.2 Private Open Space Design
3.4.2.1 General Standards: Upper -Level Private
Open Space
3.4.2.2 Design of Upper -Level Private Open Space
3.4.2.3 Upper -Level Private Open Space Safety
3.4.2.4 General Standards: Design of Ground Floor
Private Open Space
3.5 Landscaping and Lighting
3.5.1 Front Yard Landscaping
3.5.1.1 Required Coverage
3.5.1.2 Design Diversity
3.5.1.3 Utility Screening
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Downtown Multifamily and Mixed Use Objective
Design Standards Checklist Items
3.5.2 Plantings
Applicant
Evaluation
Staff Evaluation By:
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Drawing
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3.5.2.1 Planting Size
3.5.2.2 Tree Protection
3.5.2.3 Automatic Sprinkler Controllers
3.5.2.4 Sprinkler Heads
3.5.3 Walls and Fences
3.5.3.1 Open Fencing
3.5.3.2 Prohibited Materials
3.5.3.3 Waste Storage Enclosure
3.5.3.4 Waste Storage Access
3.5.4 Exterior Lighting
3.5.4.1 Downward Facing Requirements
3.5.4.2 Entryway Illumination
3.5.4.3 Ground -Mounted Lighting
3.5.4.4 Prohibited Lighting
Downtown Multifamily and Mixed Use Objective lipa
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Downtown Multifamily and Mixed Use Objective Design Standards
,,
PLANNING COMMISSION RESOLUTION NO. 2026-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HOLLISTER,
CALIFRONIA, RECOMMENDING CITY COUNCIL ADOPT THE OBJECTIVE DESIGN
STANDARDS FOR MULTI -FAMILY AND RESIDENTIAL MIXED -USE DEVELOPMENT PROJECTS WITHIN THE DOWNTOWN MIXED USE (DMU) ZONING DISTRICT.
WHEREAS, the City of Hollister ("City") is responsible for regulating land use and development in a manner consistent with the General Plan, Zoning Ordinance, and applicable State law; and
WHEREAS, recent State housing legislation — including Senate Bill 35, Senate Bill 330, Assembly Bill 2011, and the Housing Accountability Act (Government Code §65589.5) — requires cities to apply objective design and development standards to qualifying housing projects, and limits that use of subjective or discretionary design review criteria; and
WHEREAS, Objective Design Standards provide measurable, predictable, and clearly defined design expectations that can be applied uniformly to residential and mixed - use development, thereby improving transparency, reducing processing time, and ensuring compliance with State housing mandates; and
WHEREAS, City staff has prepared a set of Objective Design Standards applicable to multi -family and residential mixed -use development projects, intended to ensure high - quality design while maintaining compliance with State law; and WHEREAS, the proposed Objective Design Standards are consistent with the City of Hollister General Plan, including goals related to housing production, community character, and high -quality urban; and
WHEREAS, the Planning Commission has reviewed the proposed Objective Design Standards at a duly notice public hearing held on Thursday, March 26, 2026, received public testimony, and considered all written and oral comments; and WHEREAS, the adoption of the Objective Design Standards is exempt from the California Environmental Quality Act ("CEQA") pursuant to CEQA Guidelines Sections 15061(b)(3) because the standards do not authorize development or result in a physical change to the environment; and
WHEREAS, the Planning Commission finds that the proposed Objective Design Standards will improve clarity in the development review process, support the City's housing goals, and ensure compliance with State housing law.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Hollister hereby recommends that the City Council adopt the Objective Design Standards attached hereto as Exhibit "A", and direct staff to incorporate the standards
PC Resolution 2026-XX
Objective Design Standards
into the City's development review procedures and Zoning Ordinance, subject to the following findings:
1. CEQA. The Planning Commission finds the Objective Design Standards is exempt from the California Environmental Quality Act (CEQA) because it constitutes an administrative action that does not result in a direct or reasonably foreseeable indirect physical change to the environmental and therefore does not qualify as a "project" under State CEQA Guidelines Section 15061(b)(3).
2. Implementation of Housing Element. The Planning Commission finds, and recommends that City Council find, that the proposed Objective Standards ("ODS") are consistent with the adopted 2023-2031 Housing Element and the adopted General 2040 General Plan. Both documents include goals, objectives, policies, and actions that emphasize high -quality design, streamlined housing production, and the creation of safe, attractive, and well-connected neighborhoods. The ODS directly implement these adopted policy alternatives.
The ODS are consistent with the following Housing Element goals and policies:
• Housing Goal H1 — Work together to build a sense of community and achieve housing goals
Policy H1.5: Senate Bill 35 Streamlining.
This policy requires the City to maintain written procedures to comply with Government Code Section 65913.4 and to process qualifying projects with at least 50 percent affordable units through the streamlined ministerial review process established under SB 35. During any period in which the City is subject to SB 35 streamlining, qualifying projects must be reviewed solely for compliance with objective standards, including the ODS and applicable Building and Fire Codes.
Such projects cannot be subject to discretionary review or public hearings, and parking requirements are limited to the reduced ratios specified in SB 35. The ODS provide the objective, measurable criteria necessary to implement this policy. • Housing Goal H2 — Maintain and enhance existing neighborhoods and blend well - designed new housing into neighborhoods and communities.
Policy Action H2.1: Objective Design Standards.
This action directs the City to establish and implement Objective Design Standards and to update design review procedures to facilitate streamline development. The ODS fulfill this adopted policy by providing clear, quantifiable design requirements for multi -family housing projects, ensuring consistency, predictability, and high - quality design outcomes.
3. Implementation of General Plan. The ODS are also consistent with the adopted Hollister 2040 General Plan, which includes goals and polices across multiple
PC Resolution 2026-XX
Objective Design Standards
elements that emphasize high -quality design, orderly development, and enhanced walkability.
The ODS also directly implement the following General Plan goals and actions:
• Land Use and Community Design Element — Goal LU- 16
"Maintain and enhance Hollister's small-town charm and identity by ensuring that new development is attractive and of high quality."
Action LU-16.1 directs the City to develop citywide design guidelines and/or objective design standards for residential, commercial, and industrial uses, including standards for streetscape improvements such as decorative lighting, enhanced crosswalks, gateways, and additional landscaping. The ODS implement this action by establishing clear, objective design expectations for multi -family housing within the Downtown.
• Land Use and Community Design Element — Action LU-2.4: Multifamily Design Standards. "Develop a set of multifamily design standards to review new projects in multifamily zoning districts and update as necessary to reflect the growing needs of the City to ensure high -quality design continues to be provided.
The ODS directly implement this action by creating a comprehensive, objective, and measurable set of design standards specifically tailored to multi -family housing development. These standards ensure that new multi -family projects meet the City's expectations for high -quality architecture, site planning, and compatibility with surrounding development.
• Land Use and Community Design Element — Action LU-3.2 Design Standards. `Develop a set of design standards to review new projects in mixed -use zoning districts, and update as necessary to reflect the growing needs of the City.
The ODS implement this action by establishing objective criteria for mixed -use residential development in the Downtown Mixed Use (DMU) zoning district.
For the above reasons, the Planning Commission finds that adoption of the Objective Design Standards is consistent with opted Housing Element and General Plan. The ODS establish clear, numeric, and quantifiable design requirements that can be measured objectively, rather than subjective standards and quality of design within the City, supports the production of new housing, and streamlines the approval of qualifying projects. Therefore, the proposed zoning code amendments will not adversely affect public health, safety, or general welfare.