CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
INTRODUCTION
1.3.3 COMMUNITY SERVICES AND FACILITIES ELEMENT
Community facilities are necessary in the provision of Hollister's essential public services. These services include schools, fire and police services, childcare, civic services, and park and recreation services. Hollister's objective is to provide high - quality public services throughout the city, now and in the future. Infrastructure serves as the foundation for all development in Hollister. This element establishes goals, policies, and actions for the following systems: water supply, wastewater collection, storm drainage and flood control, and solid waste collection and disposal.
Infrastructure improvements should preserve economic vitality, accommodate new housing, increase Hollister's revenue base, and correct existing deficiencies.
1.3.4 ECONOMIC DEVELOPMENT ELEMENT
The Economic Development Element establishes policy guidance to support and maintain an economically viable community. This element responds to Hollister's goal to be known as an innovation hub that attracts businesses to the city's downtown, industrial park, and airport area. It includes policies that support efforts to improve local retail options, increase the quality and quantity of local jobs, decrease the need for commuting outside of the city, and enhance Hollister's appeal as a tourist destination.
1 .3.5 NATURAL RESOURCES AND CONSERVATION ELEMENT
The Natural Resources and Conservation Element outlines City policy for the preservation of natural resources and provision of outdoor recreation opportunities, including the San Benito River.
1.3.6 HEALTH AND SAFETY ELEMENT
The Health and Safety Element covers two of the eight State -mandated General Plan elements: Safety and Noise. This section identifies and assesses hazards in the community and establishes the goals, policies, and actions necessary to ensure community safety. Additionally, the Health and Safety Element addresses hazards associated with climate change, seismic and geologic activity, flooding, wildland and urban fires, emergency preparedness and emergency operations, and hazardous materials. In addition, the Noise Element is meant to provide a means for protecting the community from harmful effects of noise exposure.
1.3.7 OPEN SPACE AND AGRICULTURE ELEMENT
The Open Space and Agriculture Element outlines City policy for the preservation of open space and agricultural areas. This element responds to Hollister's desire to maintain productive and viable agricultural land while providing for economic development, growth, and expansion.
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CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
1. INTRODUCTION
1 .3.8 ARTS AND CULTURE ELEMENT
The Arts and Culture Element outlines City policy for creating a lively arts scene that encourages self-expression and ensures the representation of Hollister's arts and cultural communities. The element includes policy direction to expand arts programming, support funding efforts, and develop a distinct identity for Hollister as a regional destination for arts, culture, and creative enterprises.
1.3.9 ENVIRONMENTAL JUSTICE ELEMENT
The Environmental Justice Element identifies impacted communities and sets policy direction to minimize effects of environmental hazards on these communities, with an emphasis on pollution exposure, food access, and safe and sanitary homes. The element also establishes policy guidance to promote physical activity and ensure adequate access to public facilities and services.
1.3.10 HOUSING ELEMENT
Hollister's ability to attract employment -generating uses will depend on its ability to provide a wide range of housing choices for families and nonfamily households so that all economic segments of the community have the ability to obtain safe, decent, and affordable housing. The Housing Element quantifies the estimated housing needs of Hollister's future population and sets forth the actions to ensure that the future need is satisfied. The Housing Element is a separate, stand-alone element of the General Plan, and has not been updated as part of the 2040 General Plan. 4 PACT OF P N AD
PTION
Once adopted, the General Plan is the basis for land use and other municipal decisions. The plan itself is not a regulation; for implementation, it relies on took such as the zoning ordinance, subdivision ordinance, design review, capital improvement program, and a variety of special purpose ordinances and programs.
In accordance with California law, the City's zoning ordinance and other implementation tools must be consistent with the General Plan. This means that the zoning ordinance will need to be reviewed after adoption of this plan to ensure consistency. During the preparation and public review of zoning ordinance amendments, topics such as building height, densities, and allowed uses will be discussed for specific parcels. The general rule is that the zoning ordinance can be more restrictive than the General Plan, but cannot allow a greater level or completely different type of development than that described by the policies and standards in the General Plan.
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
INTRODUCTION
PROCESSzFOR y
NG THIS GENERAL PLAN
1.5.1 PUBLIC PARTICIPATION
The 2005 General Plan, on which this 2040 General Plan Update is based, was developed through a public sharing process, consisting of issue exploration, alternatives analysis, and policy development. A General Plan Advisory Committee provided overall direction, with the assistance of citizen representatives who worked closely with the consultant team and City staff to guide the public process for updating the plan.
The process that resulted in this update also had significant public involvement and guidance from City leadership. During both summer 2020 and spring 2021, the City and its consultant team held multiple virtual workshops and public meetings to receive input on the vision statement and policy options as part of the General Plan Update.
Due to the COVID-19 pandemic, which began in early 2020, the City collected community input through virtual workshops and online activities. Although the workshops were virtual, they still allowed for dialogue and small group participation so community members could share ideas and hear feedback from their neighbors.
The outreach program included:
> Four virtual workshops in the summer of 2020 and three General Plan Advisory Committee meetings in the fall of 2020 to receive input and provide direction on the vision statement and background reports.
> Two public workshops in March 2021, five General Plan Advisory Committee meetings in March and April 2021, a Spanish language workshop in May 2021, and a Planning Commission meeting on May 24, 2021, where input and direction on the draft policy options was received.
> In addition to public meetings, a policy options survey, which was available in both English and Spanish on the City's General Plan Update website for members of the community to also provide comment on the General Plan Update and policy options. This survey was also circulated via email to the project mailing list, and advertised on a/ social media accounts.
The public input received from the workshops, survey, and General Plan Advisory Committee meetings helped inform this General Plan Update.
The working draft General Plan Update was subsequently reviewed in public discussion and refined before adoption.
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CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
1. INTRODUCTION
1.5.2 ENVIRONMENTAL REVIEW
In addition to the public participation noted, the General Plan Update process has included the preparation of an Environmental Impact Report (EIR) pursuant to the California Environmental Quality Act (CEQA). Descriptions of the environmental setting and the specific public actions resulting from the General Plan are included in the body of individual sections of the plan. These sections provide the description of the General Plan and its environmental setting for the EIR.
The EIR provides the project summary, impact analysis, and associated mitigation measures to reduce environmental effects to a level considered less than significant, where feasible. It also addresses other mandated components of an EIR for a General Plan. Following circulation of the draft Hollister General Plan and EIR, responses were prepared for the comments received, and the Final EIR was certified prior to adoption of this General Plan Update.
UPDATING E GENERA
PAN
Once adopted, the General Plan does not remain a static document. According to Government Code Section 65358(b), State law permits up to four General Plan amendments per mandatory element per year. Most amendments usually propose either a change in the land use designation of a particular property or a text amendment. It is important to note that amending the plan can often result in internal inconsistency of the plan. In this context, the decision -making bodies are advised to take care in making decisions regarding General Plan amendments and to adopt the findings listed on the following page.
General plans are based on analyses and assumptions concerning social, economic, and physical conditions that may be subject to change over time. Having now been adopted in its final form, the Hollister General Plan should be reviewed annually and, if necessary, updated to reflect new conditions and information.
After adoption of a General Plan, the City of Hollister may also adopt subsequent "area plans" and "specific plans" to address local concerns in additional detail.
An area plan is a specialized plan that addresses a particular region or community in Hollister's Sphere of Influence. Such plans refine the policies of the Hollister General Plan as they apply to a smaller area. They are implemented by local ordinances, such as those regulating land use. Area plans are focused planning policy documents that become part of (and must be internally consistent with) the Hollister General Plan.
Unlike a specific plan, State law does not stipulate the minimum contents of an area plan. However, to be considered for adoption in the City of Hollister, area plans must include sufficient information to enable a comprehensive evaluation of a given area in relationship to the General Plan.
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
INTRODUCTION
Unlike an area plan, a specific plan would not be an amendment to the Hollister General Plan but would be designed to implement the goals and policies of the General Plan for a specific geographic area. When a specific plan is adopted, it represents a separate document that must be fully consistent with the goals and policies stated in the Hollister General Plan. A specific plan is a hybrid policy statement and/or regulatory tool that places the emphasis on development standards and criteria that would supplement those stated in the Hollister General Plan. The text and diagrams of a specific plan must address land use (including open space), infrastructure, standards for development and natural resource conservation, and implementation measures.
General Plan amendments that are approved by the City Council must be supported by findings of fact. Findings provide a rationale for making a decision to approve or deny an amendment. While specific findings may be applied on an amendment -by - amendment basis, the following minimum standard findings should be made for each General Plan amendment:
> The proposed amendment is deemed to be in the public interest. > The amendment is consistent and compatible with the rest of the General Plan and any implementation programs that may be affected.
> The potential impacts of the amendment have been assessed and have been determined not to be detrimental to the public health, safety, and welfare of the community.
> The amendment has been processed in accordance with the applicable provisions of the California Government Code and CEQA.
City -initiated amendments, as well as amendments requested by other public agencies, are subject to the same basic process and requirements described previously to ensure consistency and compatibility with the General Plan. This includes appropriate environmental review, public notice, and public hearings leading to an official action by resolution of the City Council.
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CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
1. INTRODUCTION
.7
Each element of this General Plan contains background information and a series of goals, policies, and actions. Figure I-2 illustrates that policies and actions are at the same level of importance and are intended to implement goals. In most cases, goals have both implementing policies and actions. However, it is also possible for a goal to be implemented exclusively through policies or actions. The following provides a description of goals, policies, and actions and explains the relationship between them:
> A goal is a description of the general desired result that the City seeks to create through the implementation of its General Plan.
> A policy is a specific statement that sets standards to guide decision making as the City works to achieve a goal. Such policies, once adopted, represent statements of City regulation. A policy is ongoing and is implemented by City staff, the Planning Commission, and City Council in their review of land development projects and in decision making about City actions. > An action is an implementation measure, procedure, or technique intended to help achieve a specified goal. The City must take additional steps to implement each action in the General Plan. An action is something that can and will be completed in a specific timeframe during the General Plan planning period.
These goals, policies, and actions provide guidance to the City on how to direct change and manage its resources over the next 20 years.
Throughout this document, you will see a parenthesis with letters and numbers or the word "new" at the end of each goal, policy, and action. This information lets the reader know if the goal, policy, or action was carried forward from the existing General Plan or is a new item as part of this update. The information in parenthesis will be removed once Council adopts the General Plan.
The Economic Development, Arts and Culture, and Environmental Justice Elements are all new elements as part of this General Plan Update. To reduce redundancies, these elements do not include "new" at the end of the goals, policies, and actions since they are all new as part of this update.
Figure I-2
Hierarchy of General
Plan Goals, Policies,
and Actions
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INTRODUCTION
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VISION AND VALUES
The following statements of Vision and Values provide the underpinnings for all concepts in this General Plan for its ultimate implementation. The 2040 Vision describes the future of Hollister as the community would like it to be in 2040 and sets the tone for the entire document. The Values provide direction for decision making as the General Plan is implemented over time. The Values remind local leaders and City staff of the ideals that are most important to the community. All policies and actions are intended to support the implementation of Vision and Values.
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
2. VISION
VALUES
We ensure that everyone is treated fairly. There is equal access to City services and infrastructure and the effects of future decisions are shared by the entire community.
DIVERSITY
We respect diverse social, cultural, religious, and political backgrounds. As an inclusive city, we welcome and support all ages, incomes, and abilities.
We think boldly, foster new ideas, and generate opportunity.
SUSrAINAl3Il_ITY
Our policies and actions contribute to our social, economic, and environmental sustainability. We work to preserve the community for generations to come.
v-2
3. LAND USE AND
COMMUNITY DESIGN
ELEMENT
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Photo by David Marione
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
3. LAND USE AND COMMUNITY DESIGN ELEMENT
HOLLIISTER TODAY
Hollister's original urban core was in and around today's historic downtown area.
Today, Hollister has evolved into a suburban community that serves as the commercial, economic, civic, cultural, and educational center of San Benito County.
Hollister's mix of land uses range from dense multilevel commercial buildings downtown to single-family residences and undeveloped agricultural land; although most of the development in Hollister is currently residential. Single-family one- and two-story homes represent the majority of residential development. Some multifamily housing is dispersed throughout the city, mainly along arterial and collector streets.
The Land Use and Community Design Element defines land use categories in Hollister's four planning boundaries: the Planning Area boundary, the Urban Service Area (USA), the Sphere of Influence (S01), and the City Limits. These boundaries, shown in Figure LU-1, guide how the General Plan addresses development within the City Limits and in surrounding areas that directly influence development planning and decision making in Hollister.
Photo by PlaceWorks
3.1.1 PLANNING AREA
State law refers to the Planning Area as "any land outside [the City] boundaries which in the [City's] judgment bears relation to its planning." The Hollister Planning Area encompasses incorporated and unincorporated territory and identifies the area where the City has an interest in land use. This boundary does not give the City any regulatory power, but it signals to San Benito County and other nearby local and regional authorities that Hollister recognizes that development in this area may have an impact on the City. Hollister City staff will review development proposals submitted to San Benito County for parcels inside the Planning Area for consistency with land use policies outlined in this General Plan.
3.1.2 URBAN SERVICE AREA
Hollister's USA historically defined the areas in which the City provides access to municipal water and sewer service. However, as part of this General Plan, the City will evaluate whether this boundary can be retired as Government Code Section 56133 identifies the geographic area in which jurisdictions can provide infrastructure service.
3.1.3 SPHERE OF INFLUENCE
The SOI encompasses the City's ultimate service area. The San Benito County Local Agency Formation Commission (LAFCO) determines the SOI boundaries for Hollister and other jurisdictions and agencies in San Benito County. As a part of this General Plan, the City of Hollister is proposing to amend its SOI, as shown in Figure LU-1. The City of Hollister proposes expanding the SOI to the San Benito River and San Benito LU-2
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
3. LAND USE AND COMMUNITY DESIGN ELEMENT
Street and Southside Street and to Enterprise Road between Southside Road and Highway 25. The proposed S01 expansion would incorporate the vacant land with residential and mixed -use designations within the 501.
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
3. LAND USE AND COMMUNITY DESIGN ELEMENT
Figure LU-1 Hollister Planning Area
n Planning Area
Q Urban Service Area
Existing Sphere of Influence
_ 3 Proposed Sphere of Influence Expansion
City Limit
Creeks and Waterways
Parks
Source: ESRI, 2020; PlaceWorks, 2025; San Benito County, 2020; USGS, 2019 LU-4
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
3. LAND USE AND COMMUNITY DESIGN ELEMENT
3.1.4 CITY LIMITS
The Hollister City Limits encompass incorporated territory that the City serves and regulates. The use of land in the City Limits is controlled by the City of Hollister through its General Plan, zoning code, land subdivision process, and other related regulations. 2 GENERAL PLAN LAN USE
AP
The General Plan's Land Use Map, shown in Figure LU-2, graphically represents allowed land uses and intensities for physical development in the Planning Area. The General Plan land use designations provide the basis for more specific requirements and standards in Hollister's zoning ordinance. Definitions for each land use category are provided on the following pages.
It is important to consider the following points when referring to the General Plan Land Use Map:
> The Land Use Map indicates the primary use of land prescribed in the indicated areas but does not preclude minor deviations from the designated pattern, so long as the intent of the predominant land use designation is maintained. > The General Plan Land Use Map will be amended in the event that the City makes changes to the designations of any land areas.
Table LU-1 identifies the amount of land designated for each use shown on the Land Use Map (Figure LU-2). In addition to calling out land use quantities, the table highlights the range of acceptable land use densities with a given designation where applicable. The next several pages elaborate on the allowed uses in each designation and the permitted development types.
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3. LAND USE AND COMMUNITY DESIGN ELEMENT
Figure LU-2 Land Use Map
San Justo
Reservoir
Q Planning Area
© Urban Service Area
ED Existing Sphere of Influence
Proposed Sphere of Influence Expansion
0 City Limit
GPLU 2040 Designations
Residential Estate
Low Density Residential
Medium Density Residential
High Density Residential
Mixed Use
Downtown Commercial & Mixed Use
Home Office
`%P% West Gateway
North Gateway Commercial
General Commercial
Industrial
Airport
Airport Support
Public
Open Space
Agriculture
P:2 Hollister Research Campus Study Area
Miles
Source; ESRI, 2020; PlaceWorks, 2025; San Benito County, 2020; USGS, 2019 1, Z5 Tres Pinos
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TABLE LU-1 GENERAL PLAN LAND USE DESIGNATIONS
RE Residential Estate
LDR Low Density Residential
0 55 1,960 0.2 to 1 du /ac
1,365 395 1,380 6 to 10 du/ac
MDR Medium Density Residential 445 150 0 11 to 29 du/ac HDR High Density Residential 250 165 0 30 to 65 du/ac
MU Mixed -Use Commercial and 105 55 0 30 to 65 du/ac
Residential 3.0 FAR
DMU Downtown Commercial and 55 0 0 30 to 125 du/ac
Mixed -Use 3.0 FAR
HO Home Office 15 0 0 11 to 29 du/ac
1.0 FAR
WG West Gateway Commercial 75 0 0 30 to 65 du/ac
and Mixed -Use 3.0 FAR
NG North Gateway Commercial 95 95 45 30 to 65 du/ac
2.0 FAR
GC General Commercial 120 55 95 2.0 FAR
I Industrial 579 362 618 1.0 FAR
AS Airport Support 206 98 82 1.0 FAR
A Airport 375 0 0 N/A
P Public 495 85 295 2.0 FAR
OS Open Space 195 10 345 0.01 FAR
AG Agriculture 10 120 15,990 N/A
TOTAL 4,385 1,645 20,810
du/ac = dwelling units per acre
FAR = floor -area ratio
Numbers have been rounded to the nearest five.
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
3. LAND USE AND COMMUNITY ELEMENT
LAND USE DESIGNATIONS
Photo by David Mirrione
Photo by PlaceWorks
Photo by PlaceWorks
3.3.1 RESIDENTIAL ESTATE (0.2 TO 1 UNIT/GROSS ACRE)
The Residential Estate category of residential land uses is intended for single-family, residential units on large lots. The Residential Estate category only occurs in long-range phased areas outside of Hollister's City Limits and SGI (but is within the Planning Area).
Residential Estate land uses are intended to provide sites for larger, distinctive residences in areas that the City does not provide public infrastructure.
3.3.2 LOW DENSITY RESIDENTIAL (6 TO 10 UNITS/GROSS ACRE) The Low Density category of residential land uses is intended to promote and protect single-family neighborhoods. Low Density Residential land uses are intended to provide sites for single-family detached and attached units, duplexes, and Planned Unit Development (PUD).
3.3.3 MEDIUM DENSITY RESIDENTIAL (1 1 TO 29 UNITS/GROSS ACRE) The Medium Density category provides greater housing choices in the city for different family sizes and incomes (examples include townhomes, duplexes, and triplexes). In the Medium Density Residential land use category, new single-family, detached residential development is not a permitted use.
3.3.4 HIGH DENSITY RESIDENTIAL (30 TO 65 UNITS/GROSS ACRE) The High Density Residential land use category provides opportunities for multiple - family residential development. The range of unit types includes multifamily apartments and condominiums.
3.3.5 MIXED -USE COMMERCIAL AND RESIDENTIAL (30 TO 65 UNITS/GROSS ACRE; 3.0 FAR)
The Mixed -Use Commercial and Residential designation is intended to promote a vertical or horizontal combination of residential and commercial uses within a single building or site. The vertical mixed -use designation is intended to encourage retail sales, service, office, and public uses on the ground floor with upper floors of office and residential uses. Horizontal mixed -use in this designation shall orient commercial uses near key intersections, and ensure that they are easily accessible, pedestrian oriented, and serve the surrounding residential uses. The Mixed -Use Commercial and Residential category applies to commercial activity that includes government and professional offices, neighborhood -oriented retail, community shopping centers, specialty stores, arts and crafts, woodworking, and assembly processes.
LU-10
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3.3.6 DOWNTOWN COMMERCIAL AND MIXED -USE (30 TO 125 UNITS/GROSS ACRE; 3.0 FAR)
The Downtown Commercial and Mixed -Use designation allows commercial uses and residential uses, or a combination of the two. Special attention should be given to pedestrian circulation in the area to provide access to adjacent facilities and uses. The designation encourages ground floor, pedestrian -friendly, retail sales and service uses with upper floors of office and residential uses. Allowed commercial uses include neighborhood convenience stores, restaurants, regionally- oriented specialty stores, medical and dental offices, and residential units. Commercial uses that require drive - through windows nor open-air car, truck, and boat lots, automotive repair, and body shops are prohibited downtown. Smaller vehicle sales are permitted within enclosed buildings.
3.3.7 HOME OFFICE (1 1 TO 29 UNITS/GROSS ACRE; 1.0 FAR) The Home Office designation is intended to allow for residential and small-scale businesses, which include specialty, administrative, and professional services.
Nonresidential buildings that share street frontage with residentially developed properties should maintain a residential character. The designation does not require office development; rather, it creates the option for offices in what is otherwise a medium -density residential district. The Home Office designation is near the downtown area and serves as a transitional zone between the higher -intensity downtown area and surrounding established residential.
3.3.8 WEST GATEWAY MIXED -USE (30 TO 65 UNITS/GROSS ACRE; 3.0 FAR) The West Gateway Mixed -Use designation is intended to foster an attractive entry to the City of Hollister by featuring community shopping, retail, offices, and residential uses. This designation requires projects to include a commercial component if within the radius of the West Gateway commercial nodes identified in Figure LU-3. The design guidelines described in Section 3.5, Special Planning Areas, stipulates additional criteria that development in the West Gateway area must meet.
3.3.9 NORTH GATEWAY COMMERCIAL (30 TO 65 UNITS/GROSS ACRE; 2.0 FAR)
The North Gateway Commercial designation is intended to foster an attractive entry to the City of Hollister by featuring commercial and service -oriented businesses along with high -employment uses such as office parks. This designation also allows multifamily dwellings, such as townhomes, condominiums, and apartments. The design guidelines described in Section 3.5, Special Planning Areas, stipulates additional criteria that development in the North Gateway area must meet.
Photo by PlaceWorks
Photo by PlaceWorks
Photo by PlaceWorks
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
3. LAND USE AND COMMUNITY ELEMENT
Figure LW -3 West Gateway Commercial Nodes
chestnut Lii L
Peartrce Litl
( 1 Urban Service Area
n Existing Sphere of Influence
Proposed Sphere of Influence Expansion
n City Limit
Parcels
Creeks and Waterways
West Gateway Special Planning Area
Commercial Nodes
200' Radius Around Commercial Nodes
Source: ESRI, 2020; PlaceWorks, 2025; San Benito County, 2020; USGS, 2019 LU-12
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3.3.10 GENERAL COMMERCIAL (2.0 FAR)
The General Commercial designation allows for a variety of commercial uses and service -oriented businesses at scales ranging from large retail stores serving the community and region to smaller businesses oriented towards neighborhood activity.
Uses are encouraged to develop in clusters, serving areas with access to major arterials.
Independent small businesses, such as beauty salons, small offices, and restaurants are also permitted. Other examples of uses are department stores, supermarkets, hardware stores, and convenience stores.
3.3.11 INDUSTRIAL (1.0 FAR)
This designation provides for a range of uses, including research and development; manufacturing, processing, and assembly facilities; warehousing; and vehicle repair and trucking facilities. Outdoor activities are limited to accessory storage and loading areas. Other permitted uses include limited commercial uses that serve industrial and employment centers.
3.3.12 AIRPORT
The Airport designation is applied to publicly owned lands of the Hollister Municipal Airport. Uses include airport operations and support facilities as well as limited commercial and industrial uses incidental to and in support of the airport.
3.3.13 AIRPORT SUPPORT (1.0 FAR)
This designation allows industrial or commercial development on those areas that are adjacent to and have direct access to the Hollister Municipal Airport. Development may include industrial, commercial, or recreational uses that provide support to the airport and are compatible with both airport operations and adjacent uses.
3.3.14 PUBLIC (2.0 FAR)
This designation is applied to publicly and privately owned lands used for activities such as utilities, schools, parks, and other City of Hollister, County, State or federal facilities.
3.3.15 OPEN SPACE (0.01 FAR)
This designation is applied to public and privately owned lands used for low -intensity, open space activities such as hiking, walking, or picnicking. The designation also highlights environmentally sensitive areas such as rivers, creeks, and habitat preservation areas.
Photo by PlaceWorks
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3. LAND USE AND COMMUNITY ELEMENT
Photo by PlaceWorks
Photo by PlaceWorks
3.3.16 AGRICULTURE
The Agriculture designation encompasses lands with continuing commercial agriculture potential. The intent of this category is to retain primary agricultural use to the greatest extent practical. These areas should be kept free of any urban -type development and annexations. Allowed uses include orchards, row crops, plant nurseries, grazing lands, open space, and farm services.
3.4 SPECIAL PLANNING AREAS
This General Plan identifies eight Special Planning Areas, shown in Figure LU-4. Each of these areas is at least partially developed already. By designating them as Special Planning Areas, the General Plan intends to provide additional policy direction to guide additional development, redevelopment, and property improvements in these areas.
The Special Planning Areas are designated as such for the following reasons:
> They are in highly visible locations that characterize Hollister, in and around downtown, or as people approach and leave the city.
> They contain potential economic development opportunities if developed appropriately.
> They would benefit from a unified design approach and take advantage of unique elements of the city.
Some Special Planning Areas have their own specific land use designations (described above), while others have a series of use -based designations that also occur in other parts of the city. In either case, each Special Planning Area also has a series of particular development policies, which are contained in this section.
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Figure LW -4
Special Planning Areas
P• lanning Area
ri Urban Service Area
E• xisting Sphere of Influence
Proposed Sphere of Influence Expansion
n C• ity Limit
Creeks and Waterways
Special Planning Areas
"Old Town" Residential
Downtown
Home Office
Buena Vista Corridor
Meridian Street Extension
Union Road Corridor
North Gateway
West Gateway
EZI
1-1
Source: ESRI, 2020; PlaceWorks, 2025; San Benito County, 2020; USGS, 2019
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Photo by PlaceWorks
3.4.1 NORTH GATEWAY
The North Gateway is intended to create an entry boulevard for motorists arriving in Hollister from the north along Highway 25. The district begins at the intersection of San Felipe and McCloskey Roads and extends south along San Felipe Road to Santa Ana Road. The gateway area extends east of San Felipe Road between McCloskey Road and the Highway 25 Bypass. The district is important because it provides the opportunity for large retail uses that cater to commuters and other motorists without duplicating services found downtown.
The North Gateway area includes a triangular area northeast of Highway 25 and San Felipe Road north of downtown that could be developed for automobile dealerships.
The site has access from Highway 25, and the dealerships would be visible to all motorists entering the city. The commercial boulevard could then continue south along San Felipe Road, lined by decorative landscaping and retail facilities, leading into the heart of downtown.
3.4.2 WEST GATEWAY
The West Gateway is intended to create an entry feature on San Juan Road as it bridges the San Benito River. Historical themes from Hollister's past can be incorporated into the design and carry over into the rest of the district. After the entry feature, the West Gateway continues east to Westside Boulevard, including a number of currently underutilized parcels. The district provides the opportunity to develop a new mixed - use district with medium- to high -density houses and a neighborhood -serving retail component complemented by a public plaza.
3.4.3 BUENA VISTA ROAD
The Buena Vista Road Special Planning Area is bounded to the north and east by the 5O1, to the south by Santa Ana Road, and to the west by Highway 156. This area is made up of undeveloped land and existing residential and commercial uses. The purpose of this Special Planning Area is to encourage residential use along Buena Vista Road.
3.4.4 DOWNTOWN
Downtown is already a special area of Hollister. Stretching along San Benito Street from Santa Ana Road to Hawkins Street, the district has a number of businesses and amenities, most of which are in early -twentieth century buildings that reflect the small- town agricultural character and history of Hollister. New development and redevelopment that occurs Downtown must occur in context of the existing buildings.
Amenities that encourage a safe and comfortable pedestrian experience in Downtown are also crucial elements to promote.
LU-16
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3.4.5 "OLD TOWN" RESIDENTIAL
The "Old Town" residential district contains some of Hollister's most diverse architecture distributed through a neighborhood of historical homes. Located east and south of downtown, the "Old Town" residential district extends roughly from Fourth Street to Nash Road.
Preservation efforts should be employed to reinforce the distinct attributes of the existing structures for any development or redevelopment that occurs in the district.
New construction should blend well with structures in existing neighborhoods.
3.4.6 HOME OFFICE
The Home Office Special Planning Area is an older residential district surrounding downtown that has changed over time to include professional offices. Users such as accountants, architects, engineers, graphic designers, lawyers, etc., contribute to an economically viable area that is relatively free of high -volume automobile and pedestrian traffic. The major design goal is to preserve the residential look and feel of the neighborhood while continuing to allow specific office uses to adjoin residences.
3.4.7 MERIDIAN STREET EXTENSION
The Meridian Street Extension Special Planning Area is along the eastern edge of the City Limits, generally bounded by Santa Ana Road to the north, Fairview Road to the east, Hillcrest Road to the south, and El Toro Drive and Clearview Drive to the west.
This area is made up of existing rural residential homes and undeveloped land. The purpose of this Special Planning Area is to foster a complete neighborhood that includes a mix of residential and commercial uses and to improve east/west and north/south connectivity. Planned connectivity improvements include the extension of Meridian Street to Fairview Road and extending Prater Way from Santa Ana Road to Hillcrest Road.
3.4.8 UNION ROAD
The Union Road Special Planning Area includes lands to the south of the City Limits, bounded to the north by residential development within the existing City Limits, the east by Highway 25, to the south by Enterprise Road, and to the west by the San Benito River. This area includes vacant land, large agricultural fields, and several developed parcels, including a few homes. The goal of this Special Planning Area is to create a mix of residential units and new job -generating uses.
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INFILL DEVELOPMENT
As Hollister continues to grow, development pressure on the edges of the city will increase. Without a strategy to counterbalance this pressure, development will creep further from the core of Hollister. If this happens, new buildings will begin to cover the scenic hillsides that surround Hollister, and the City will have a more difficult time extending municipal services to all its residents. With these issues in mind, the City of Hollister actively encourages infill development.
As a first step, the City should attempt to annex any county "islands" that are within the City Limits, making these sites "ripe" for development. Once this has occurred, sites that are within the SOI should be encouraged to develop before development extends to the surrounding areas. New residential and job -generating uses should be focused in the downtown, residential and mixed -use infill sites, and the Special Planning Areas. The City does not support new urban development outside the SOI and will work with the County to focus future development in already urbanized areas.
Other incentives Hollister can undertake include the reduction or elimination of development fees associated with construction projects in infill areas. The City can provide credits, fee waivers, or fee deferments on exactions such as water and sewer fees, construction and building permit fees, etc., on projects in priority areas. Hollister may adopt a policy to defer or adjust sales and/or property taxes in specific districts.
Hollister can adjust its land use policies and zoning and development standards to provide developers with greater potential financial returns in exchange for tackling high -priority development projects that otherwise might prove too risky. .6 LAND USE AND COMMUNITY DESIGN ELEMENT
COALS, POLICIES, AND ACTIONS
The following section provides goals, policies, and actions relating to land use in the City of Hollister.
3.6.1 GROWTH MANAGEMENT
POLICIES
Policy LU-1.1
Infill Development. Ensure an orderly pattern of development in the city that prioritizes infill development over the annexation of properties. (new)
LU-18
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Policy LU-1.2
Policy LU-1.3
Policy LU-1.4
Policy LU-1.5
City Services. Future growth shall not exceed the City's ability to provide services, including sewage treatment, treated domestic water, public parks and recreation, and public safety services. (new)
Development Capacity. The General Plan and the General Plan Update Environmental Impact Report (EIR) assumes the
following maximum development projections by the year 2040:
> 10,530 new dwelling units
> 1.1 million square feet of new commercial and office
space
> 2.8 million square feet of new industrial space
When development approved by the City of Hollister reaches these maximum development projections, require
environmental review for subsequent development projects to determine if there are any impacts related to the additional growth beyond the development capacity anticipated in the 2040 General Plan EIR. (new)
Balance of Uses. The City shall strive to achieve a balance between residential, commercial, and industrial development to increase the city's jobs -to -employed resident ratio and ensure availability of local employment and housing. (new)
Development Projects Outside of the City. The City shall not accept an application for any projects (subdivision, grading, development, etc.) for any land that has not been annexed into the City Limits. (new)
Policy LU-1.6 Coordinated Annexation Requests. Encourage coordinated annexation of contiguous properties. (new)
Policy LU-1.7
Revenue Neutral. Require annexations to be revenue neutral and cover all costs related to public infrastructure, public facilities, and public services. (new)
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Policy LU-1.8
Contiguous Annexations. Prohibit any annexations of land that are not contiguous to City Limits. Annexation of land that would result in formation of a County "island" or irregular city boundary shall not be permitted. (new)
Policy LU-1.9 Nonconforming Uses. Encourage the replacement of nonconforming land uses with uses that conform to the
requirements of the Zoning Ordinance. (new)
Policy LU-1.10 Intergovernmental Coordination. Coordinate regional planning efforts with San Benito County, Caltrans, and other agencies. (Implementation Program LU.Q).
Policy LU-1.11 Application Review of County Projects. Actively participate in development review for projects outside the City Limits but in Hollister's Planning Area for consistency with land use policies outlined in this General Plan. (Implementation Program LU.Q).
Policy LU-1.12 Compliance with New Laws. With new development or expansion and improvement of existing development uses, incorporate measures to comply with current federal, State, and local standards. (new)
ACTIONS
Action LU-1.1 Sphere of Influence Amendment. Work with the San Benito County Local Agency Formation Commission to amend the
Sphere of Influence as proposed in this General Plan. (new) Action LU-1.2 Annexation Process. Review City procedures related to annexations and update as needed to ensure an efficient and orderly review process. (new)
Action LU-1.3 Annexation Strategy. Create an annexation prioritization strategy for areas outside the existing City Limits that identifies where and in what order the City should annex land outside the City Limits.
The strategy should consider initiating the annexation of developed unincorporated areas adjacent to the city and in county "islands." Annexation of these areas should occur if the annexation would facilitate infill development, improve service LU-20
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delivery, or create a more logical city boundary. (a rewrite of L-
1.3) (new)
Action LU-1.4 Transfer of Development Rights. Conduct a study to determine:
> If the City should establish a Transfer of Development Rights Program to allow developers in identified areas in the City Limits to transfer density to designated priority areas.
> If a Transfer of Development Rights Program is feasible between the City and County of San Benito. This program would be developed in coordination with the County and
would transfer development potential from
unincorporated areas in the Sphere of Influence into the incorporated City Limits. (Policy LU-6.5)
Action LU-1.5
Action LU-1.6
Action LU-1.7
Action LU-1.8
Updates to Zoning Regulations. Update the Zoning Ordinance to ensure the Zoning Ordinance is consistent with the goals and policies of the General Plan. (new)
Zoning Ordinance. Periodically review the Zoning Ordinance to ensure that the uses allowed in each Zoning District are updated to reflect the needs of the City and include additional uses to increase the diversity of uses in the city. (new)
Development Capacity Monitoring. Maintain an ongoing list of all development projects approved under this General Plan and General Plan Environmental Impact Report (EIR), to monitor the development capacity studied under the EIR in relation to approved projects. (new)
Infill Streamlining. Update the City's regulatory measures to make it easier to develop in infill areas than at other locations in the city. Infill development means those areas already
surrounded by development. (new)
Action LU-1.9 Hollister Urban Service Area. Evaluate the function of the Hollister Urban Service Area and determine whether this boundary can be retired or needs to be updated to meet the requirements of Government Code Section 56133. (new)
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3.6.2 RESIDENTIAL USES
Photo by David Mirrione
Photo by David Mirrione
POLICIES
Policy LU-2.1
Policy LU-2.2
Policy LU-2.3
Policy LU-2.4
Policy LU-2.5
Policy LU-2.6
Land Supply. Ensure that there is adequate land designated to meet the projected future housing needs of the city. (Policy LU7.3)
Diverse Neighborhoods. Encourage the development of well - integrated neighborhoods consisting of both single-family and multifamily homes that include owner -occupied and rental housing units in single -use and mixed -use environments. (Policy LU7.5)
Require for -sale detached residential development projects greater than 40 dwelling units to provide multifamily units equal to 20 percent of the total number of detached units. (new) Housing Types. Provide a variety of housing types that offer choices for residents and create complete, livable
neighborhoods. Allow for a full range of housing types (i.e., small houses, starter homes, cluster lot developments, condominiums, apartments, townhouses) to meet the needs of Hollister
residents. (new)
Planned Developments. Use the Planned Development process to allow and encourage residential developments that include a variety of types, densities, and size. (new)
Decreases in Density. Generally avoid decreases in required residential density that could occur through zoning change, development entitlement applications, or General Plan
amendments. (new)
Policy LU-2.7 Medium and High Density. Encourage medium- and high - density residential projects to maximize allowed densities. (new) LU-22
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Policy LU-2.8
Housing Type Incompatibility. Prohibit single-family detached dwelling units in the medium- and high -density land use categories. (new)
Policy LU-2.9 Multifamily Residential Amenities. Ensure multifamily residential development incorporates amenities for residents and exhibits high -quality architectural design. (new)
Policy LU-2.10 Apricot Park. Provide for the expansion of Apricot Park and locate a trailhead at Assessor's Parcel Number 0200600140 as part of any Development Agreement that allows for increased residential densities relative to General Plan designations in this area. (new)
Policy LU-2.11
ACTIONS
Action LU-2.1
Open Space. Require multifamily residential developments to provide open space that includes usable landscaped space, parks, common areas, private areas, playgrounds, community buildings, and/or swimming pools to support the needs of the residents. (new)
Inclusionary Housing. Adopt an inclusionary housing ordinance that requires new residential developments to include 15 percent of the units as affordable housing. (new)
Action LU-2.2 Housing Types. Amend the zoning code to clarify the types of housing allowed in each zoning district. (new)
Action LU-2.3 Impact Fees. Review the impact fees related to multifamily development to determine if fees should be amended to
encourage multifamily construction. (new)
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. (new)
Photo by PlaceWorks
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Photo by PlaceWorks
Photo by PlaceWorks
Action LU-2.5
City Open Space Requirements. Review the City's requirements for open space for multifamily residential developments in the Zoning Ordinance to ensure that the requirement is consistent with the needs of the city. (new)
3.6.3 MIXED -USES
Policies
Policy LU-3.1
Policy LU-3.2
ACTIONS
Mix of Uses. Require commercial uses on mixed -use properties to provide community -supporting services, retail, restaurants, and other amenities for residents and visitors and to promote pedestrian activity and reduce the need to drive to other areas in the city. (rewrite of L-2.3)
Mixed -Use Design. Encourage new mixed -use development and intensification of existing mixed -use properties. Mixed -use developments should include integrated commercial uses in front of and below residential uses, and active connections to the street through windows, signage, doors, and sidewalk
connections. (new)
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. (new) LU-24
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3.6.4 COMMERCIAL USES
Policies
Policy LU-4.1
Retention of Commercial Lands. Ensure that lands designated for commercial uses are developed with such uses, so as to provide jobs, goods, services, entertainment, and other amenities for Hollister's workers, residents, and visitors. (new) Policy LU-4.2 Commercial Establishments. Encourage a diversity of new commercial establishments and services throughout the city to meet the daily needs of residents and employees. (new)
Policy LU-4.3
Policy LU-4.4
Policy LU-4.5
Policy LU-4.6
Medical Zoning. Maintain zoning designations that allow and encourage medical facilities and providers to locate in the community. (new)
Revitalization of Existing Commercial. Encourage and facilitate the upgrading, beautifying, and revitalization of existing strip commercial areas and shopping centers. Minimize the visual impact of large parking lots by locating them away from public streets. (new)
Nonresidential Zoning Clearance. Require a Zoning Clearance prior to the establishment of all nonresidential uses to ensure that the proposed use is consistent with the General Plan and Zoning Ordinance. (new)
Commercial Public Spaces. Design public space in commercial areas to be conducive to retail sales and community gatherings. (new)
Photo by PlaceWorks
Photo by PlaceWorks
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3.6.5 INDUSTRIAL USES
Policies
Policy LU-5.1
Policy LU-5.2
Policy LU-5.3
Policy LU-5.4
Policy LU-5.5
Policy LU-5.6
ACTIONS
Action LU-5.1
Industrial Land Conversion. Prohibit the conversion of lands designated for industrial uses to nonindustrial uses. (new) Ancillary Uses. Allow for limited, ancillary commercial and office uses in lands designated for industrial uses to support the area by providing uses supportive to industrial uses. (new)
Incompatible Industrial Uses. Prohibit the encroachment of incompatible uses into industrial areas. If new uses are proposed in proximity to existing industrial uses, incorporate measures in the new use to minimize its negative impacts on existing nearby land uses and to promote the health and safety of individuals at the new development site. (new)
Regional Distribution Centers Land Use Compatibility. Ensure that regional distribution centers and major industrial uses are compatible with the area in which they are located and do not result in impacts to the surrounding area. (new)
Regional Distribution Center Buffer. Require regional
distribution centers to be located 1,000 feet away from sensitive receptors (housing, schools, day care centers, and health facilities) and provide an adequate buffer between adjacent properties. (new)
Designated Truck Routes. Prohibit trucks affiliated with distribution centers from exiting onto residential streets. (new) Industrial/Residential Buffer. As a part of a future update to the Zoning Ordinance, evaluate the possibility of incorporating a buffer zone between industrial and residential uses. (new) LU-26
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Action LU-5.2
Action LU-5.3
Heavy Industrial. Review the Zoning Ordinance and available land to determine if a Heavy Industrial Zoning District is appropriate. (new)
Hollister Research Campus. Conduct a study to consider the possibility of a future Hollister Research Campus as identified in Figure LU-1. Prior to annexation into the City Limits, the Hollister Research Campus would require a General Plan Amendment
and environmental review as required by the California
Environmental Quality Act. (new)
Action LU-5.4 Zoning and Development Requirements. Develop zoning regulations related to the location, operation, and design of warehouse distribution centers. (new)
3.6.6 SPECIAL PLANNING AREAS
POLICIES
Policy LU-6.1
Policy LU-6.2
Special Planning Areas. Maintain and implement the Special Planning Areas shown in this General Plan for the North Gateway, West Gateway, Buena Vista Road, Downtown, "Old Town" Residential, Home Office, Meridian Street Extension, and Union Road areas. (Policy LU1.7)
County Coordination. Coordinate with the County to ensure that the County follows the Special Planning Area guidance and the City's General Plan designations when the County reviews projects in Special Planning Areas that are under its jurisdiction. (new)
Photo by PlaceWorks
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3.6.7 NORTH GATEWAY
POLICIES
Policy LU-7.1
Policy LU-7.2
San Felipe Precise Line Study. Require new development along the San Felipe Corridor between Highway 25 and Highway 156 to improve the project frontage along San Felipe Road in accordance with the adopted San Felipe Precise Line Study.
Where full frontage improvements are not warranted, at the City's discretion, require projects to contribute fair -share costs toward the ultimate improvements of the right-of-way. (new) North Gateway Entry Points. Limit the number of entry and exit points along main roads in the North Gateway Special Planning Area, and require internal circulation between commercial uses. (new)
Policy LU-7.3 North Gateway Clustering of Automobile -Related Uses.
Encourage automobile sales and service uses to cluster between Highway 25, Wright Road, and San Felipe Road, and require screening of the uses with decorative landscaping. (new)
ACTIONS
Action LU-7.1 San Felipe Precise Line Study Funding. Pursue funding opportunities to aid in the implementation of the adopted San Felipe Precise Line Study along the San Felipe Road Corridor. (new)
LU-28
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3.6.8 WEST GATEWAY
POLICIES
Policy LU-8.1
Policy LU-8.2
Policy LU-8.3
Mixed -Uses. Require ground floor commercial uses at the intersections of Graf Road/Fourth Street, Rajkovich Way/Fourth Street, and Westside Boulevard/Fourth Street in the West Gateway Special Planning Area. (new)
Three -Story Buildings. Require three-story buildings at all locations fronting Fourth Street in the West Gateway Special Planning Area. (new)
Gathering Spaces. Incorporate public space that is conducive to retail sales and community gatherings, such as a Mercado or plaza, into new development design in the West Gateway Special Planning Area. (new)
Policy LU-8.4 West Gateway Beautification. Require new development projects to improve the project frontage along Fourth Street to comply with the design and theming of the West Gateway
Beautification Plan. Require development to extend and
transition the street design to side access streets as appropriate. (new)
Policy LU-8.5 Street Activation. Require ground floor uses in the West Gateway Special Planning Area to have direct pedestrian access to Fourth Street and its cross -streets to encourage active use of the street and support commercial uses. Design development projects to locate buildings with minimal setbacks to the street, with the exception of street corners, which can be set back to create attractive entry for retail and public gathering spaces. (new)
Photo by PlaceWorks
Photo by PlaceWorks
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Policy LU-8.6
Policy LU-8.7
ACTIONS
Action LU-8.1
West Gateway Entry Points. Limit vehicle entry points along Fourth Street and require internal circulation between
commercial and mixed -uses in the West Gateway Special
Planning Area. (new)
West Gateway Rear Parking. Require parking and access to be located to the rear of buildings in the West Gateway Special Planning Area. Orient structures to the street frontages. Use landscaping to additionally screen parking areas from view. (new)
West Gateway Beautification Funding. Conduct a study to identify funding opportunities to aid in the implementation of the West Gateway Beautification Plan along the Fourth Street Corridor. (new)
3.6.9 BUENA VISTA ROAD
POLICIES
Policy LU-9.1
Policy LU-9.2
Photo by David Mirrione
Policy LU-9.3
Policy LU-9.4
Agricultural Preservation. Preserve existing agricultural uses surrounding residential development through the use of buffer spaces in the Buena Vista Road Special Planning Area. (new) Bicycle Lanes. Incorporate bicycle lanes into new development projects in the Buena Vista Road Special Planning Area. (new) Entry Points. Where new residential development occurs in the Buena Vista Road Special Planning Area, access to new
residential areas should be limited along Buena Vista Road itself, with interconnected internal circulation between residential developments. (new)
Diverse Housing. Encourage a mix of residential unit types in new development projects in the Buena Vista Road Special Planning Area. (new)
LU-30
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ACTIONS
Action LU-9.1 Traffic Calming. Conduct a study to design and implement traffic -calming measures along Buena Vista Road, in particular near Calaveras Elementary School. (new)
3.6.10 DOWNTOWN
POLICIES
Policy LU-10.1
Downtown Visual Quality. Enhance the visual quality of the downtown through streetscape improvements, sign regulations, landscaping, maintenance, and the design of proposed
buildings. (new)
Policy LU-10.2 New and Modified Downtown Buildings. Require new development and exterior modifications to existing buildings in the downtown to be sited and designed to reflect the existing layout, architectural style, character, massing, and height of the existing buildings in the downtown area to ensure that exterior modifications, redevelopment, and infill development preserves and enhances the character of the downtown. (new)
Policy LU-10.3 Downtown Density. Promote an increased concentration of buildings and people (both residents and workers) in the downtown. (new)
Policy LU-10.4 Downtown Uses. Require a combination of specialty retail, restaurants, entertainment, office, and residential uses in downtown. (rewrite of L-2.4)
Policy LU-1O.5 Downtown Building Design. Prohibit the use of corporate or franchise architecture, building branding, colors, and signage in the downtown. (new)
Policy LU-10.6 Drive-Throughs in Downtown. Prohibit drive-in and drive- throughs in the downtown. (new)
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Policy LU-10.7 Downtown Scale. Maintain the scale and character of Hollister's historic downtown and surrounding areas. (new)
Policy LU-10.8 Downtown Pedestrian Environment. Create an enjoyable pedestrian environment in the downtown and encourage vibrant public spaces and maximize pedestrian activity through sidewalk dining, outdoor dining, cafes, shopping, landscaping, pedestrian furniture, pedestrian pathways, and plazas. (new)
Photo by PlaceWorks
Policy LU-10.9
Industrial Uses in the Downtown. If existing industrial uses in the downtown area leave or close, a master plan for the entire affected area shall be created and implemented prior to any new use or redevelopment of the site(s). (new)
Policy LU-10.10 Downtown Cultural Center. Support the development of downtown as an arts, cultural, and entertainment center for the City of Hollister and the surrounding region. Promote special events, parades, celebrations, and festivals. (new)
Policy LU-10.11 Downtown Shared Parking. Encourage joint usage of parking for compatible uses through shared parking areas and
agreements in downtown. (new)
Policy LU-10.12 Downtown Parking. Promote the use of the Brigg's Building as a viable parking option for the entirety of the downtown. (new) Policy LU-10.13 Downtown Site and Architectural Review. Require design review of all exterior modifications in the downtown area. (new)
ACTIONS
Action LU-10.1
Downtown Specific Plan. Prepare a Downtown Specific Plan for the downtown and surrounding area, including design
guidelines, goals, and policies. (new)
Action LU-10.2 Downtown Revitalization. Conduct a study to assess the feasibility of providing incentives and/or targeted funding assistance to promote preservation and revitalization of the historic downtown, including assistance related to fault clearance and seismic retrofits to properties that are in the Alquist-Priolo fault zone of the downtown. (new)
LU-32
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Action LU-10.3 Downtown Open Space Requirements. Review the requirements for open space provision in downtown residential projects, and determine whether to reduce the amount of required open space to support the development of downtown housing. (new)
Action LU-10.4 Downtown Hollister Parking District. Assess the need for the downtown parking district and plan for infrastructure upgrades that will improve parking in the district. (Implementation Measure LU.0)
3.6.1 1 OLD TOWN RESIDENTIAL
POLICIES
Policy LU-11.1
Parking and Access. Encourage site access from alleys and side access, rather than from main street frontages, in the Old Town Special Planning Area. (new)
Policy LU-11.2 Setback Patterns. Preserve existing setback patterns where possible in all new development or alterations to existing buildings in the Old Town Special Planning Area. (new)
3.6.12 HOME OFFICE
POLICIES
Policy LU-12.1
Parking Lots. Prohibit large parking lots in front of offices and require parking behind or to the side of structures in the Home Office Special Planning Area. (new)
Photo by PlaceWorks
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Policy LU-12.2 Front Setback. Set back buildings 20 feet from the street, consistent with the existing historic development in the Home Office Special Planning Area. (new)
Policy LU-12.3 Commercial Signage. Allow small commercial signage on doorways. Prohibit large signage that detracts from the residential character of the neighborhoods in the Home Office Special Planning Area. (new)
Policy LU-12.4 Signage Illumination. Encourage blade signs or monument signs that are externally illuminated. Discourage flashing pole signs, neon signs, can signs, or other internally illuminated product types in the Home Office Special Planning Area. (new) Policy LU-12.5 Residential Facade. Maintain a residential facade on nonresidential buildings in the Home Office Special Planning Area. (new)
Policy LU-12.6 Front Yard Landscaping. Maintain 60 percent of front yard areas as a yard with live vegetation and trees in the Home Office Special Planning Area. (new)
Policy LU-12.7 Pedestrian —Scale Lighting. Install pedestrian -scale lighting leading to building entries in the Home Office Special Planning Area. (new)
3.6.13 MERIDIAN STREET EXTENSION
POLICIES
Policy LU-13.1 Meridian Street Planned Road Extensions. Plan for the extension of Meridian Street to Fairview Road, with a vehicular bridge crossing over the existing creek, and plan for the extension of Prater Way to Hillcrest Road. Include traffic -calming measures at Prater Way and Meridian Street to maintain the rural character of the Meridian Street Special Planning Area and limit traffic speeds. Traffic -calming measures could include a traffic LU-34
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circle, narrowed right-of-way, or an offset configuration of the two Meridian Street segments at Prater Street. (new)
Policy LU-13.2
Policy LU-13.3
Policy LU-13.4
ACTIONS
Action LU-13.1
Multimodal Roadways. Ensure that all planned roadways in the Meridian Street Extension Special Planning Area include multimodal access accommodations and support complete
streets goals. (new)
Entry Points. Where new residential development occurs in the Meridian Street Extension Special Planning Area, entry and exit points should be limited along main roads such as Meridian Street, Fairview Road, Prater Way, and Hillcrest Road, with local streets providing internal circulation between commercial and residential development areas. (new)
Scale. Ensure that the scale of any new buildings in the Meridian Street Extension Special Planning Area is compatible with the planned scale of the surrounding area (new)
Meridian Street Bridge Cost -Sharing. Prepare a cost analysis for the implementation of the Meridian Street bridge crossing, and implement a fair -share cost development contribution fee to support the ultimate development of the bridge. (new)
Action LU-13.2 Meridian Street Extension Specific Plan. Require the creation of a Specific Plan for the Meridian Street Extension Special Planning Area prior to approval of any new development
projects in the area, to consider appropriate types and densities of residential development, as well the feasibility of incorporating small-scale neighborhood -serving commercial uses in residential developments so as to provide for walkability and provide complete neighborhoods. (new)
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3.6,14 UNION ROAD
POLICES
Policy LU-14.1
Policy LU-14.2
Policy LU-14.3
Policy LU-14.4
Policy LU-14.5
Policy LU-14.6
ACTIONS
Union Road Specific Plan. Require the creation of a Specific Plan within the Union Road Special Planning Area prior to approval of any new development projects in the area. (new)
Union Road Agricultural Elements. Preserve elements of the existing orchards landscaping in the Union Road Special Planning Area where feasible, for example by retaining a small group of trees as part of a project's design. (new)
Union Road Entry Points. Limit the number of entry and exit points along main roads in the Union Road Special Planning Area, and provide internal circulation between mixed -use buildings and residential developments. (new)
Union Road Parking Location. Cluster parking to the side and behind new development in the Union Road Special Planning Area. Avoid siting parking lots facing onto Union Road. (new) Union Road Public Space. Design public space in the Union Road Special Planning Area to be conducive to retail sales and community gatherings. (new)
Union Road Streetscape. Require all new development in the Union Road Special Planning Area to provide streetscape elements along Union Road and other public frontages. (new) Action LU-14.1 Union Road Design. Develop a cohesive right-of-way design plan for Union Road. Incorporate themed landscaping and street furniture into the design. (new)
LU-36
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3.6.15 URBAN AGRICULTURE
POLICIES
Policy LU-15.1 Local Food. Encourage farmers markets, farm stands, and community markets to support production, distribution, and sale of locally grown foods. (new)
Policy LU-15.2 Edible Landscaping. Encourage new developments to incorporate community gardens, pollinator gardens, fruit trees, and other small-scale urban -agriculture in the design of landscaping and open space areas. Incorporate edible
landscaping into public parks and open spaces where feasible. (new)
ACTIONS
Action LU-15.1 Community Gardens. Amend the Zoning Ordinance to incorporate regulations that allow for establishment of community gardens throughout the city. (new)
3.6.16 COMMUNIfY DESIGN
POLICIES
Policy LU-16.1
Policy LU-16.2
Design Standards. Require the highest standards of architectural and site design, proper transitions between different land use types, and apply strong design controls for all development projects to encourage creative, high -quality, and innovative architecture and discourages the use of franchise architecture and/or corporate branding. (new)
Neighborhood Scale. Preserve and enhance the character of existing residential neighborhoods by limiting encroachment of new buildings and activities that are out of scale and character with surrounding uses. (Policy LU8.4)
Photo by PlaceWorks
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Photo by PlaceWorks
Policy LU-16.3 Design Compatibility. Ensure that exterior modifications of commercial, office, and industrial uses are compatible with the surrounding area. (new)
Policy LU-16.4 Design Review. Require design review of all new development, redevelopment, and exterior modifications to multifamily, commercial, office, and industrial buildings. (new)
Policy LU-16.5 Environmentally Sensitive Areas. Design new developments to mitigate environmental impacts by locating development away from environmentally sensitive areas. (new)
Policy LU-16.6 Building Orientation. Locate and design buildings to front onto the street adjacent to the site with the highest vehicle miles traveled. New buildings shall include elements with a human scale, varied and articulated facades using a variety of materials, and provide unique features to engage the street. (new) Policy LU-16.7 Commercial Development Site Layout. Commercial developments at major intersections shall be sited to avoid typical "strip" commercial development (shallow depth, linear form, parking in front of building, etc.) and are encouraged to feature buildings clustered on -site, oriented towards the street, with varied massing and a high level of design and detailing. (new)
Policy LU-16.8
Commercial Connectivity. Require shopping centers and other large-scale commercial developments to be designed to
promote pedestrian activity through safe pedestrian connections to the street and within the site through design elements such as attractive pathways, outdoor dining, landscaping, shade, and small plazas. Ground floor commercial uses should include transparent windows, limit blank windows, include merchandise displays, and outdoor or sidewalk dining to encourage
pedestrian activity. (new)
Policy LU-16.9 Building Layout. Require loading docks, storage areas, equipment, processing areas, mechanical equipment, queuing areas, and roll -up doors to be located away from public streets and screened from view to the extent possible. (new)
LU-38
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Policy LU-16.10 Signs and Billboards. Require signs and billboards to be designed and located to minimize any negative impact on the visual environment and to fit within the scale and character of buildings. (Policy LU1.8)
Policy LU-16.11 Underground Utility Lines. Require the undergrounding of utility lines that serve the property when approving new development. (Policy LU 1.5)
ACTIONS
Action LU-16.1
Design Guidelines. Develop city-wide design guidelines and/or objective design standards to cover residential, commercial, and industrial uses. The design guidelines should also include standards for streetscape improvements to make the rights -of - way more attractive and pedestrian friendly. The streetscape standards should show how the selected streets can be
improved with decorative lighting, crosswalks, gateways, and additional landscaping. (new)
Action LU-16.2 City Entrances. Conduct a study to design and finance improvements to the major entrances into the city with landmark entry features, signs, and gateways. The study should cover the west and north gateways along Fourth Street, Highway 25, and San Felipe Road. The study could be conducted with or consider funding from civic organizations and/or local businesses. (Policy LU1.6 and Implementation Measure LU.I)
Action LU-16.3
Buildings in Need of Repair. Conduct a survey of all buildings in the city to determine which buildings need repairs and/or improvements. Once this study is complete, consider the adoption of a program that includes mechanisms to encourage property owners to upgrade these buildings through an
expedited review process, fee waivers, or other identified incentives. (new)
Action LU-16.4 Sign Regulations. Establish comprehensive regulations related to all sign types to ensure compliance with the goals and policies of the General Plan. (new)
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Action LU-16.5 Illegal Signs. Conduct an inventory of all signs in the city and prepare procedures that require the removal of all illegal signs. (new)
Photo by David Mirrione
POLICIES
Policy LU-17.1 Residential Scale. Where feasible, within each new development site, locate higher -intensity residential uses away from existing neighboring lower -intensity residential uses and provide transitions in building scale and site design as appropriate. (new)
Policy LU-17.2 Neighborhood Connections. Encourage new residential development to incorporate design features that promote complete neighborhoods, connectivity to the street through porches, patios, second -floor balconies, and sidewalk
connections, and walking and connectivity between blocks and includes sidewalks, mid -block cut-throughs, streets with reduced vehicle speeds, street canopies, lighting, pedestrian furniture, public transit pull-outs, and safe pathways to surrounding streets and neighborhoods. (new)
Photo by David Mirnone
Policy LU-17.3 Gated Communities. Prohibit the development of new gated communities. (new)
Policy LU-17.4 Cul-de-Sacs. Prohibit the development of new cul-de-sacs unless they provide the only feasible means of providing access to a property or properties. Where cul-de-sacs are allowed, provide for through- and publicly accessible bicycle and pedestrian connections at their ends. (new)
Policy LU-17.5
Street Activation. Design multifamily buildings to enhance the street around them through materials, architectural details, massing, pedestrian connections, plazas, balconies, windows, doors, and street activation. (new)
LU-40
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Policy LU-17.6
ACTIONS
Action LU-17.1
Screened Parking. Site multifamily buildings and/or dwellings so that the parking is at the rear and away from the main street(s) that serve the development. (new)
Neighborhood Preservation. Amend the Zoning Ordinance to incorporate standards, regulations, and Code Enforcement policies that will preserve the residential quality of established neighborhoods. (new)
36.17 OPEN SPACE AND LANDSCAPING
POLICIES
Policy LU-18.1
Policy LU-18.2
Policy LU-18.3
Landscaping on Public and Private Sites. Require landscaping on new public and private sites, including entry areas, street medians, parks, schools, parking lots, plazas, courtyards, and recreational areas. (Policy LU3.6)
City Landscaping. When the opportunity arises, the City shall add landscaping, including street trees, and/or increase the width of parkway strips, and repair and enhance sidewalks in the public right-of-way. (new)
Landscape Buffer. With the exception of the downtown, require developments to provide an adequate landscape buffer along the street to screen unsightly uses, provide a transition between the development and the street, promote visual interest, and screen parking lots. (new)
Policy LU-18.4 Highway Landscaping. Work with Caltrans to enhance landscaping and create planting areas where possible along Highways 156 and 25. (new)
Photo by David Mirrione
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Policy LU-18.5
Policy LU-18.6
Policy LU-18.7
Policy LU-18.8
Policy LU-18.9
Policy LU-18.10
Policy LU-18.11
Policy LU-18.12
Soundwalls. Limit the construction of new soundwalls in the city, and encourage the use of landscape berms, increased setbacks, and other types of noise -reduction strategies as an alternative to soundwalls. (new)
Parking Lot Landscaping. Require developers to provide
adequate landscaping in parking lots to promote pedestrian activity, reduce heat impacts related to paving, and screen unsightly uses. Trees in the parking lot should include a mix of evergreen and deciduous species to ensure a year-round green canopy. (new)
Water -Efficient Landscaping. Encourage the replacement of non -drought -tolerant plants with drought -tolerant plants. (new) Native Plants. Encourage use of native plant species in landscape designs. (new)
Street Trees. Require all new developments to include street tree planting and other commun6/ design features to maintain visual quality and small-town atmosphere. All new street trees should be a minimum 48 -inch -box at time of planting. (Policy LU3.2)
Street Tree Replacement. Require all property owners to replace street trees when they need to be removed subject to a tree removal/replacement permit. Replacement trees should be planted unless the tree was removed for safety reasons. (new) Ongoing Landscape Maintenance. Require ongoing
maintenance of landscaping on multifamily, commercial, office, and industrial properties, including maintenance of street trees and replacing trees and other planting materials that become damaged or are dying. (new)
Street Tree Maintenance Agreement. Require property owners and developers to enter into an agreement with the City that requires tree staking, root barriers, maintenance of street trees, and the watering of street trees until the trees become established. (new)
LU-42
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ACTIONS
Action LU-18.1 Repair of Soundwalls. Conduct a study to identify existing soundwalls in need of repair and landscaping buffers, and then identify funding to address these issues and make the identified improvements. (new)
Action LU-18.2 Plant List. Prepare and make available a comprehensive list of native and drought -tolerant plant species that are preferred for landscape design. (new)
Action LU-18.3 Street Tree Planting Program. Develop a citywide street tree planting program to enhance neighborhood streets, increase property values, and improve the overall appearance of the city. (Implementation Measure LU.H).
Action LU-18.4 Street Tree Enhancement. Require all applicants requesting approval of exterior modifications to their site to include street trees, to the extent feasible, as part of the review process when the property does not have the number of street trees required by the Zoning Ordinance. (new)
3.6.18 PARKING REQUIREMENTS
POLICIES
Policy LU-19.1 Adequate Parking. Require each development to provide adequate parking to support residential developments, ensure vibrant commercial centers, provide bicycle parking, and limit developments that significantly exceed the number of parking stalls required by the Zoning Ordinance. (new)
Policy LU-19.2 Shared Parking. Encourage shared parking to serve multiple users in lieu of providing individual parking lots and reduce the need for parking spaces where allowed. (new)
Policy LU-19.3 Reduce Parking Demand. Encourage developers to provide amenities to reduce the demand for parking on -site. (new)
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Policy LU-19.4 Cluster Parking. Cluster parking to the side and behind new development. Avoid siting parking lots facing roadways. (new) Policy LU-19.5 Residential Parking. Design residential developments so that garages do not dominate the appearance of the dwelling from the street and so that parking lots for multifamily developments are oriented towards the rear of the building. (new)
ACTIONS
Action LU-19.1 Review of Parking. Review and update the City's parking requirements to ensure an adequate parking supply for all uses in the city. (new)
Action LU-19.2 Shared Parking. Conduct a study to determine the feasibility of and requirements for shared parking in the city. (new)
Photo by David Mirrione
Action LU-19.3
Parking Deficits. Conduct a study to identify properties whose existing development has inadequate parking, and to develop strategies to address these inadequacies. (new)
3.6.19 HISTORIC RESOURCES
POLICIES
Policy LU-20.1 Historic Structure Preservation, Renovation, and Rehabilitation. Require the preservation, renovation, and rehabilitation of historic structures that conform to the Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Structures and the California Historical Building Code and require project applicants to demonstrate compliance with these standards when proposing new or
redevelopment that could affect historic structures in Hollister. (new)
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Policy LU-20.2 Historic Neighborhoods. Ensure that existing historic neighborhoods remain intact by prohibiting incompatible uses and development types in designated historic districts or near designated historic properties. (Policy LU8.2)
Policy LU-20.3
Property Coordination. Allow adjacent and abutting properties to work together to meet requirements such as fire exiting and access in rehabilitation and reuse projects of historic buildings. (new)
Policy LU-20.4 Historic Preservation Funding. Pursue and promote historic preservation funding sources to incentivize the protection of historic resources. Examples include the California Mills Act Property Tax Abatement Program and federal Historic
Preservation Tax Incentives Program. (new)
Policy LU-20.5 Historic Structure Alteration. Prior to approving alteration (including demolition) of historically significant buildings, require the evaluation of alternatives, including structural preservation, relocation, or other mitigation, and demonstrate that financing has been secured for replacement use. Demolition of historically significant buildings shall only be considered after all other options have been thoroughly reviewed and exhausted. (new)
Policy LU-20.6 Historic Resource Education. Educate the public about Hollister's historic and cultural resources. Foster public awareness and appreciation of the city's historic, architectural, and archaeological resources and educate the community about how to preserve and improve these resources. (new)
ACTIONS
Action LU-20.1 Historic Preservation Ordinance. Develop a Historic Preservation Ordinance that exceeds State standards for historic buildings. (modified)
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Action LU-20.2 Historical Resources Inventory. Prepare an inventory and designation of potential sites and structures of architectural, historic, archaeological, and cultural significance. Consider listing the most significant structures or sites on the California Register of Historical Resources and the National Register of Historic Places. (Policy LU1.2 and Implementation Measure LU.L)
Action LU-20.3 State Historic Building Code. Adopt the California Historic Building Code and all subsequent updates. (new)
Action LU-20.4 Historic and Cultural Resource Preservation Incentives.
Conduct a study to consider establishing incentives for property owners to rehabilitate or preserve historic and cultural resources, such as expediting the permitting process, waiving or reducing City development fees, reducing parking requirements, and/or encouraging the adaptive reuse of historic buildings (new) Action LU-20.5 Historic Resources Commission. Form a historic resources commission whose function would be to evaluate the proposed demolition or alteration of historic buildings or cultural resources to minimize development impact. (new)
LU-46
4. CIRCULATION
ELEMENT
4.1 HOLLISTER TODAY
The City of Hollister maintains approximately 88 centerline miles of major streets and highways, 1 airport, and 9 miles of bicycle facilities. Many more miles of local residential streets are also maintained. The transportation system also includes transit and paratransit systems, taxi service, over the road trucking services, and transportation demand management programs, such as a ridesharing program. The primary road networks in Hollister are described in the following sections. The City of Hollister is responsible for planning, constructing, and maintaining local roadways within the City Limits. All other roads that extend into the Sphere of Influence (S0l) and beyond fall under the County's jurisdiction. State Route (SR) 25 (including the bypass) falls under the California Department of Transportation's (Caltrans') jurisdiction.
Photo by PlaceWorks
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4.1.1 REGIONAL CONTEXT
The County of San Benito Council of Governments (SBCOG) was established in 1973.
SBCOG's jurisdiction follows the boundaries of San Benito County, consists of three member jurisdictions, and is overseen by a board of five members - two representatives each from the San Benito County Board of Supervisors and the Hollister City Council, and one representative from the San Juan Bautista City Council.
The actions of SBCOG are governed by its Joint Powers Agreement, Transportation Development Act (TDA) regulations, the California Administrative Code, and Memorandums of Understanding with Caltrans.
While SBCOG plays a major role in developing local transportation policy and transportation planning programs, project implementation is the responsibility of the local jurisdictions, Caltrans, County Express, and the private sector.
Every four years, SBCOG prepares a county -wide Regional Transportation Plan. The Regional Transportation Plan identifies current and future transportation needs, investments needed to meet those needs, and what funds SBCOG expects to have available to fund those investments. The plan also sets forth transportation goals and policies for the region, which establishes the framework for locally adopted circulation plans. SBCOG also develops and administers the Regional Transportation Impact Mitigation Fee program for the cities and San Benito County.
Photos by Kimley-Horn
4.1.2 EXISTING ROADWAY NETWORK
Hollister is served by extensive roadways providing access to the surrounding municipalities and to local destinations, such as employment areas, shopping centers, schools, recreational opportunities, and residential communities.
These roadways are classified into different functional classifications:
> Highways
> Arterials
> Collectors
> Local Streets
Figure C-1 illustrates the functional classifications of the Hollister's roadways.
C-2
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Figure C-1
Roadway Classifications
Planning Area
0 Urban Service Area
Existing Sphere of Influence
Proposed Sphere of Influence
Expansion
City Limit
Creeks and Waterways
Parks
Roadway Classifications
Other Principal Arterial
Minor Arterial
— Major Collector
» » Trail
Rail
Source: ESRI, 2020; PlaceWorks, 2020; San Benito County, 2020; USGS, 2019
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Photo by Kimley-Horn
?1f F 4.1.2.1 FREEWAYS AND HIGHWAYS
Caltrans maintains one freeway (US 101) and four state highways in San Benito County (SRs 25, 129, 146, and 156). Two of these routes, SR 25 and SR 156, pass through the City of Hollister.
SR 25 traverses the entire length of San Benito County from the southern county boundary at the junction of SR 198 near King City north through Paicines, Tres Pinos, and Hollister. It connects to US 101 just past the northern county boundary near Gilroy.
In Hollister, SR 25 occupies Airline Highway. Caltrans classifies this route as a minor arterial, and the route is primarily a rural two-lane facility, except for a short, 1/3 -mile section in Hollister where it is four lanes.
SR 25 is a primary commuter route between Hollister and Gilroy. Commuter traffic on this rural two-lane highway has increased steadily over the last 15 years. During peak commute periods, SR 25 experiences high levels of traffic congestion at especially the intersecting roadways, and the operating conditions have substantially deteriorated.
The number of accidents along the corridor is currently the highest in the county. In addition, traffic operations have deteriorated on SR 25 south of Sunnyslope Road, due in large part to increased traffic volumes from new residential development in south Hollister. SR 25 is planned to be widened to four lanes in the medium to long term, pending funding. The intersection of SR 25 and SR 156 was improved to a multilane roundabout to alleviate congestion and improve safety. Santa Clara Valley Transportation Authority is finalizing plans to implement improvements to the US 101 and SR 25 interchange. Funding for the improvements is available and construction should start in the next year.
SR 156 traverses Northern San Benito County from US 101 west of San Juan Bautista through San Juan Bautista and Hollister to the San Benito -Santa Clara County line where it connects with SR 152. In Hollister, the SR 156 bypass skirts north of the city limits, while Business Route 156 passes through Downtown Hollister.
The corridor serves interregional traffic, including substantial amounts of truck traffic during the week and recreational traffic between the Central Valley and the Monterey Bay area on the weekends. Caltrans classifies SR 156 as a rural minor arterial and includes it as part of the Interregional Route System. It is also designated as a Federal Aid Primary Route and is part of the Freeway and Expressway System, although a large portion of the route is conventional highway. SR 156 is also designated as a truck route by Caltrans.
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SR 156 is a four -lane expressway from US 101 to San Juan Bautista, where it narrows into a conventional two-lane rural highway. In the Hollister area, SR 156 becomes a two-lane expressway as it bypasses Hollister and maintains that configuration to the San Benito -Santa Clara County line. Business Route 156 is a two-lane rural highway from the SR 156 (bypass) to San Felipe Road, where it becomes a four -lane expressway to SR 156 (end of bypass). SR 156 is a major corridor for commuters traveling to Monterey and Santa Clara Counties. The segment of SR 156 between San Juan Bautista and Hollister is a two-lane highway with high commuter volumes, as well as substantial truck and farm equipment traffic. Caltrans started construction for the widening of SR 156 between San Juan Bautista and 4th Street in 2022.
4.1.2.2 LOCAL FACILITIES
San Felipe Road is a north/south four -lane highway that begins north of Hollister (north of SR 156) and extends southward into Hollister to the intersection of Santa Ana Road where it changes designation to San Benito Street.
Fairview Road is a north/south two-lane highway that extends northward from its intersection with SR 25 to the south of the city to San Felipe Road, north of Hollister.
Wright Road/McCloskey Road is an east/west two-lane arterial. It begins as Wright Road at its intersection with Buena Vista Road and extends eastward to San Felipe Road where it changes designation to McCloskey Road. McCloskey Road extends eastward and terminates at its intersection with Fairview Road.
San Juan Road/4th Street is an east/west two-lane road that begins as a highway, transitions to an arterial east of San Benito Street, and transitions to a collector east of Memorial Drive. It begins to the west at its intersection with SR 156 and extends eastward transitioning into 4th Street at Line Street. 4th Street again changes designation to Meridian Street at its intersection with McCray Street, east of San Benito Street.
Santa Ana Road is an east/west arterial. Mainly a two-lane roadway, Santa Ana Road includes a small three -lane (two eastbound and one westbound lanes) roadway segment. This roadway begins at its intersection with San Felipe Road and extends eastward to Fairview Road, where it terminates.
Hillcrest Road is an east/west arterial composed of a small, three -lane roadway segment (two eastbound and one westbound lanes) from McCray Street to Memorial Drive, and a two-lane roadway segment from Memorial Drive to Fairview Road, where it terminates. West of McCray Street, Hillcrest Road changes designation to South Street. South Street west of San Benito Street is a collector.
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Photo by Kimley-Horn
Photo by Kimley-Horn
Tres Pinos Road/Sunnyslope Road is an east/west two- to four -lane arterial that begins at its intersection with Rancho Drive (east of San Benito Street) as Tres Pinos Road and extends to the east to Prospect Avenue where it transitions into Sunnyslope Road.
Sunnyslope Road terminates at its intersection with Fairview Road. West of Rancho Drive, Tres Pinos Road changes designation to Nash Road.
4.1.3 STREET CLASSIFICATION AND DESIGN
This section sets forth the street classifications to designate how streets will be developed during the 20 -year planning horizon of this plan.
The street classifications set forth in this Circulation Element combine traditional street classifications, which define design and operational characteristics based on the need to accommodate the movement of motor vehicles, with context -sensitive street classifications, which factor in neighboring land uses and the need to accommodate pedestrians, bicyclists, and transit users. The resulting matrix of street classifications creates a framework within which street design is influenced by both function and context.
Table C-1 shows the relationship between street classifications and land use.
TABLE C-1 : STREET CLASSIFICATION AND LAND USE CONTEXT
Commercial Use X
Main Street Use —
Mixed Use X
Residential Use —
Industrial Use X
Commercial Use
X — Main Street Use
X X Mixed Use
X X Residential Use
X X Industrial Use
4.1.3.1 ARTERIAL STREETS
Function
The primary function of an arterial is to provide a high degree of mobility and generally serve longer vehicle trips to and from the urban area. Its secondary function is to serve longer trips within the urban area connecting major urban elements, such as the Downtown Central Business District, industrial facilities, large urban and suburban commercial centers, and other key activity centers. South Street is an example of an arterial in Hollister.
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Arterials may be four to eight lanes in width and may accommodate up to 30,000 vehicles or more per day. Arterials often have a large median area used as a left -turn lane at intersections. Access to arterials should be limited to signalized intersections with major and minor collector streets and major commercial driveways. Direct access to adjacent properties should be limited to right -turn -in and right -turn -out movements only. Posted speed limits on thoroughfare facilities generally range between 30 and 45 miles per hour (mph), varying based on the type of area being served.
With an emphasis on mobility, an arterial is generally designed to accommodate vehicle trips in the form of passenger cars, trucks, and buses. Bicycle facilities may be provided. Pedestrian facilities are always provided, but the width of these facilities varies depending on adjacent land use and the level of pedestrian activity.
A typical cross-section for a major commercial arterial.
Design Context
As with all functional street types, the design of an arterial depends on its land use context. Traffic -dependent commercial land uses, such as suburban shopping centers, are the most common land use along arterials. Where this is the case, for example San Felipe Road, primary design considerations are lane width and access management. 413.2 COLLECTORS
Major Collectors
Function
The primary function of the major collector is to serve longer trips in the urban area connecting major urban elements, such as the downtown, industrial facilities, large urban and suburban commercial centers, major residential areas, and other key activity centers. Its secondary function is to provide backup capacity for regional traffic in the event of emergency or temporary road construction.
Photo by PlaceWorks
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Major collectors are two to four lanes wide and may accommodate up to 20,000 vehicles per day. Major collectors often have a median or third lane for turning movements. Direct access to properties should be consolidated where feasible. Posted speed limits on major collector facilities generally range between 30 and 35 mph.
Union Road east of SR 25 is an example of a major collector in Hollister.
A typical cross-section for a major Main Street collector.
Design Context
A mix of land uses, such as office and residential, is the most common land use along major collectors. Where this is the case, for example on San Benito Street south of South Street, high -priority design elements include wide sidewalks and transit facilities with high amenities. Alternatively, in a Main Street context with limited right-of-way, for example 4th Street, lane width and access management may be compromised in favor of wide sidewalks, planting strips that separate the sidewalk from the street, and on -street parking.
Minor Collectors
Function
The primary function of a collector is to provide access between local streets and arterials. Its secondary function is to provide access to land in residential, commercial, and industrial areas.
Collectors are two lanes wide and may accommodate up to 10,000 vehicles per day.
Direct access to adjacent properties is discouraged. Speed limits are typically in the 25 to 35 mph range. Apricot Lane is an example of a minor collector in Hollister.
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A typical cross-section for an industrial collector.
Design Context
Residential or industrial land uses are the most common land use along collector streets. In residential areas, collector streets provide access to local residential streets and occasionally provide direct access to residential properties. Where this is the case, for example on Buena Vista Road, high -priority design elements include detached sidewalks and street trees in planting strips. Alternatively, in an industrial context, for example on Chappell Road, emphasis shifts to lane width and intersection design for large trucks.
4.1.3.3 LOCAL STREETS
Function
The primary function of a local street is to provide direct access from collector streets to residential, industrial, and mixed -use property. In the residential and mixed -use contexts, the primary function of the residential street is also to provide a high -amenity environment for pedestrians. Its secondary function is to provide access to alternative collectors in high traffic periods. Mobility on local streets is typically incidental and involves relatively short trips at lower speeds to and from collector facilities.
Because of their "neighborhood" nature, travel speeds are generally lower than collectors and throughfares. Posted speed limits on local streets generally range between 25 and 30 mph, depending on available right-of-way and the adjacent land uses. Traffic volumes on local streets are generally less than 5,000 vehicles per day, and also vary depending on available right-of-way and the adjacent land uses.
Pedestrian and bicycle safety and aesthetics are generally high priorities on local streets in residential and commercial areas. Wider travel lanes and broader turning radii to accommodate larger vehicle size are major considerations on local streets in industrial areas. Neil Drive is an example of a local street in Hollister.
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Design Context
Residential and mixed land uses are the most common land uses along local streets.
In residential areas, high -priority design elements include detached sidewalks, street trees in planting strips, and on -street parking. In mixed -use areas, high -priority design elements include wide sidewalks with transit access, bicycle lanes on designated bike routes, and on -street parking.
A typical cross-section for a local street.
4.1 .4 INTERSECTION LEVEL OF SERVICE STANDARDS
Level of service (LOS) is a qualitative description of traffic operating conditions ranging from LOS A, or free -flow conditions with little or no delay, to LOS F, or jammed conditions with excessive delays. The correlation between average delay and LOS is shown in Table C-2. The concept of maintaining no worse than a tolerable level of congestion is important, not only to provide a reasonable LOS for motorists, but also to protect neighborhoods from the impact of excessive through traffic. To the extent that the arterial and collector street system is operating with limited congestion, there will be less incentive for drivers to use local streets to bypass areas of congestion.
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TABLE C-2: INTERSECTION LEVEL OF SERVICE DEFINITIONS FOR SIGNALIZED
INTERSECTIONS
Less than 10
Less than 10
A Free f ow, with no delays. Users are
virtua ly unaffected by others in the
traffic stream.
B Stable traffic, traffic flows smoothly
with few delays.
C Stable flow, but the operation of
individual users becomes affected
by other vehicles. Modest delays.
D Approaching unstable flow,
operation of individual users
becomes significantly affected by
other vehicles. Delays may be more
than one cycle during peak hours.
E Unstable flow with operating Less than or equal
conditions at or near the capacity to 55 to 80
level. Long delays and vehicle
queuing.
F Forced or breakdown flow that Greater than or
causes reduced capacity. Stop -and- equal to 80
go traffic conditions. Excessively long
delays and vehicle queuing.
Source: Transportation Research Board, Highway Capacity Manual 6th Edition, National Research Council.
Less than or equal
to 10 to 20
Less than or equal
to 20 to 35
Less than or
equal to 10 to 15
Less than or
equal to 15 to 25
Less than or equal Less than or
to 35 to 55 equal to 25 to 35
Less than or
equal to 35 to 50
Greater than or
equal to 50
4.1.5 VEHICLE MILES TRAVELED AND TRANSPORTATION DEMAND
MANAGEMENT
A common indicator used to quantify the amount of motor vehicle use in a community is vehicle miles traveled (VMT). VMT represents the total number of miles driven per day by persons traveling to and from a defined area. Many factors affect VMT, including the average distance people drive to work, school, and shopping, as well as the proportion of trips that are made by non -automobile modes. Areas that have a diverse land use mix and facilities for non -automobile modes, including transit, walking, and bicycling, tend to generate lower VMT than auto -oriented suburban areas where land uses are typically segregated. Further, cities and regions where the jobs/housing ratio is balanced generate a lower VMT than areas where most residents commute long Photo by Kimley-Horn
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distances to work. From an environmental perspective, development that generates less per -capita VMT reflects less auto usage, and correspondingly, lower fuel consumption and production of greenhouse gas (GHG) emissions.
In California, the use of VMT instead of LOS as a metric to assess transportation -related environmental impacts has been adopted as part of updates to the California Environmental Quality Act (CEQA) under Senate Bill 743 (SB 743). As a result, the identification of transportation -related environmental impacts in CEQA documents is now based on the VMT associated with a project instead of the project's impact on traffic congestion.
The Governor's Office of Planning and Research (OPR) Guidance advises jurisdictions to set VMT thresholds at 15 percent below the average for the defining area. The City has established the following thresholds:
> For residential projects, a project would cause substantial additional VMT if it exceeds existing county -wide average home -based VMT per capita minus 15 percent.
> For office projects, a project would cause substantial additional VMT if it exceeds existing county -wide average work -based VMT per employee (office) minus 15 percent.
> For other employment -based VMT projects besides office employment, a project would cause substantial additional VMT if it exceeds existing county- wide average work VMT per employee (other) for similar land uses minus 15 percent.
> For regional retail and other customer -based VMT projects where the primary source of VMT is not primarily employees, but customers, a project would cause substantial VMT if it results in a net regional change using the county as the basis or other area as determined appropriate by the City of Hollister.
4.1.5.1 TRANSPORTATION DEMAND MANAGEMENT
Transportation demand management (TDM) refers to strategies that improve transportation system efficiency and reduce congestion by shifting trips from single - occupant vehicles to collective forms of transport, including mass transit, carpools, and private shuttles. TDM is a critical component of a comprehensive strategy to reduce VMT, traffic congestion, single -occupancy vehicles, and parking demand. TDM ' It should be noted that SB 743 pertains to CEQA scope only and that local jurisdictions, including the City of Hollister, are permitted to use LOS for other planning purposes outside the scope of CEQA.
This General Plan includes LOS -related standards and policies.
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programs are typically incorporated in new development and can include a range of infrastructure investments and incentives for the use of alternatives to the automobile, as well as parking management strategies and marketing. The City of Hollister has approved the California Air Pollution Control Officers Association (CAPCOA) TDM strategies that new development projects can implement to reduce VMT generated from the proposed development.
4.1 .6 COMPLETE STREETS
Traditional roadway functional classification prioritizes moving vehicles at high speeds over the safety for any other users of the street or the natural context of the street location. A complete streets approach integrates people and place in the planning, design, construction, operation, and maintenance of our transportation networks. This benefits public safety, all modes of travel, local land use, economic growth, cultural design, and the natural environment. The City of Hollister has developed cross - sections for the following roads that are consistent with complete street principles:
> Buena Vista Road
> Santa Ana Road
> Meridian Street
> Memorial Drive
The Complete Streets Plan identifies future design and implementation strategies that can be used to plan, design, and maintain streets that are safe for users of all ages and abilities. The plan also takes a comprehensive look at a future green street network that can promote walking and biking connections to local schools, parks, and other community services. The Monterey Bay Area Complete Streets Guidebook, published by the Association of Monterey Bay Area Governments (AMBAG), in August 2013, provides examples of how roadways can function well for all users. The goal of the guidebook is to provide resources and procedures to local agencies for complete streets projects.
4.1.7 PEDESTRIAN FACILITIES
An important first step in promoting pedestrian activity (and therefore healthy cities and neighborhoods) is to recognize that city streets are not just for cars. In fact, while city streets must accommodate automobile traffic, an equal or greater focus should be placed on accommodating pedestrians and bicyclists.
Photo by PlaceWorks
Photo by Kimley-Horn
Photo by PlaceWorks
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Photo by Kimley-Horn
Most major intersections in Hollister have marked crosswalks and countdown pedestrian -crossing signals that can be activated by pedestrians. Existing gaps in the city's sidewalk network are shown on Figure C-2. Pedestrian facility improvements, including high -visibility crosswalks, Rectangular Rapid Flashing Beacons (RRFBs), and traffic -calming measures, are implemented along Central Avenue, Sally Street, Ladd Lane, and Buena Vista Road.
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Figure C-2 Existing Sidewalk Gaps
Planning Area
Urban Service Area
(.m.._..] Existing Sphere of Influence
Proposed Sphere of Influence
Expansion
City Limit
Creeks and Waterways
Parks
Other Principal Arterial
Minor Arterial
Major Collector
Local Roads
Missing Sidewalk (One -Side)
Missing Sidewalk (Two -Side)
Source: ESRI, 2020; PlaceWorks, 2020; San Benito County 2020; USGS, 2019
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4.1 .8 BICYCLE FACILITIES
There are currently limited bicycle facilities in Hollister. Most bicycling is done on roadway shoulders, which are not striped for bike lanes. In many cases, bicycle facilities can be accommodated on current streets. As many of the major streets in Hollister become impacted by heavy traffic, increased emphasis must be placed on accommodating bicycle travel when designing streets. This can be accomplished by adding bicycle lanes on existing streets and by providing alternative routes dedicated to bicycle and pedestrian use.
Existing and planned bicycle facilities are provided throughout Hollister on most arterials and major collectors, as shown on Figure C-3. Caltrans' Highway Design Manual (Chapter 1000: Bikeway Planning and Design) outlines four classes of bike facilities that can accommodate cyclists.
Class I
Shared -use paths provide a completely separate right-of-way and are designated for the exclusive use of bicycles and pedestrians with vehicle and pedestrian crossflow minimized.
Source: City of San Jose Bikeway Classifications
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Figure C-3 Existing and Planned Bike Facilities
i_ Planning Area
ED Urban Service Area
Existing Sphere of Influence
Proposed Sphere of Influence
- Expansion
▪ City Limit
Creeks and Waterways
Parks
Existing Bikeways
Class 1 Bike Path
—°---- Class 2 Bike Lane
Proposed Bikeways
Class 1 Bike Path
- Class 2 or 4 Bike Lane
- Class 3 Bike Route
Source: ESRI, 2020; PlaceWorks, 2020; San Benito County, 2020; USGS, 2019
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Class II
Standard bike lanes are lanes for bicyclists adjacent to the outer vehicle travel lanes.
These lanes have special lane markings, pavement legends, and signage. Bike lanes can be enhanced with green paint or a buffer and are generally five feet wide.
Source: City of Hollister, Class II Bike Lanes. Photo by Kimley-Horn Class III
Shared lanes or bicycle routes are designated by signs or pavement markings for shared use between cyclists and motor vehicles. Bike routes serve either to provide continuity to the bicycle facilities or designate preferred routes for cyclists through high -demand corridors. These facilities can incorporate traffic -calming elements that prioritize bicycle traffic to allow for a more comfortable cycling experience.
Source: City of Hollister, Class III Bike Route. Photo by Kimley-Horn C-18
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Class IV
Cycle Tracks provide a right-of-way designated exclusively for bicycle travel within the roadway and which are protected from other vehicle traffic with devices, including, but not limited to, grade separation, flexible posts, inflexible physical barrier, or parked cars.
Source: City of Hollister Class N. Photo by Kimley-Horn A one-half mile, Class I multiuse path is along McCray Street between Tres Pinos Road and Hillcrest Road. Class II bike lanes currently exist throughout the city. Notable planned bike facilities include the construction of a Class I multiuse path from the existing McCray Street path to the north along the existing railway. In addition, a Class I facility is planned along the San Benito River, west and south of the city. Notable Class II bike lane facilities are planned along San Felipe Road, Buena Vista Road, Santa Ana Road, Fairview Road, Hillcrest Road, Nash Road, Tres Pinos Road, Union Road, and Airline Highway/SR 25.
4.1.9 SAFETY AND VISION ZERO
Vision Zero is an international road safety movement rooted in the philosophy that no loss of life due to road crashes is acceptable or inevitable. A core principle of Vision Zero is that people should not be killed or severely injured due to mobility. Crashes are not accidents; that is, they are entirely preventable if the transportation system is designed to minimize the consequences of human errors and mistakes. Vision Zero sets the goal of reducing traffic -related fatalities and severe injuries to zero, the only acceptable number.
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Many factors, such as roadway design, speeds, human behavior, policies, technology, etc., contribute towards safety. Vision Zero is a multidisciplinary approach that brings together necessary stakeholders to achieve a common goal of reducing traffic -related fatalities and severe injuries to zero. Key features of Vision Zero include the following principles:
> Traffic deaths are preventable
> Human error must be incorporated in Vision Zero approach > It is not expensive to save human lives
> Prevent fatal and severe crashes
> Integrate necessary disciplines for a Systems Approach The City of Hollister does not currently have a Vision Zero plan; however, the City was part of the San Benito County's Local Streets and Roads Program (LSRP). The LSRP is a data -driven collision analysis of local roadways to identify and prioritize transportation safety improvements needed, which ties in with the overall Vision Zero goal of reducing traffic -related fatalities and severe injuries to zero.
4.1.10 SAFE ROUTES TO SCHOOL
Safe Routes to School is an international initiative that targets improving the well-being and safety of children by increasing the number of students who walk or bike to school. This program is intended to promote community, environmental responsibility, physical health, and student safety. Safe Routes to School provides pedestrian and bicycle infrastructure recommendations that address gaps in local active transportation networks, helps improve the health of students by providing a space where they can be active, and assists in reducing VMT and GHG emissions. San Benito County has a Safe Routes to School Program that developed a handout for various schools in Hollister that outline the best suggested routes to and from school.
4.1.1 1 NEIGHBORHOOD TRAFFIC CALMING
Neighborhood traffic -calming measures increase the quality of life of the residents that live in the neighborhood; create safer and more attractive streets; reduce the negative effects of motor vehicles on the environment; and promote pedestrian, bicycle, and transit use. The City of Hollister supports the sentiments of its residents who wish to preserve and maintain peaceful and pedestrian -friendly neighborhoods by minimizing the impacts caused by vehicular traffic. Roundabouts can be used to slow traffic in residential neighborhoods by preventing drivers from speeding through an intersection. Other techniques include curb extensions, bulbouts, median island or barrier, raised crosswalk, speed bumps or cushions, and turn restrictions. c-20
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Example of Speed Cushions- City of Hollister. Photo by Kimley-Horn Example of a Traffic Circle - City of Hollister. Photo by Kimley-Horn
4.1 .12 PUBLIC TRANSIT
Public bus service in San Benito County is supplied by the County Express transit system. The San Benito Local Transportation Authority currently monitors the transit system.
4.1.12.1 Bus SERVICE
San Benito Local Transportation offers both local fixed -route bus service and on - demand service, which is a curb -to -curb bus service that offers flexible routing and scheduling.
In addition, County Express provides Tripper Service, which serves Hollister's students by providing a discounted bus service route to many of the schools during peak travel demand associated with local school bell schedules.
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No service is currently provided to the employment center near Hollister Airport.
County Express Transit System has a paratransit service for persons that are unable to ride Fixed -Route service due to physical or cognitive disabilities. The service is available for trips within 0.75 mile of Fixed -Route service.
Source: San Benito County Express
OUNTY = EXPRESS
SAN RFNMtO COUNTY TRANSIT
County Express Transit System's intercounty service includes service to Gilroy's Caltrain station, Gavilan Junior College, and Gilroy's Greyhound station with connecting service to the Santa Clara Valley Transportation Authority bus system. There is daily weekday service to Gavilan Junior College and the Caltrain station and weekend service to the Greyhound station in Gilroy. The weekday shuttle service to Gavilan College has a limited schedule when school is not in session. There are early morning and evening runs to the Gilroy Caltrain station for connections to Caltrain and Valley Transportation Authority bus services.
4.1.12.2 POTENTIAL COMMUTER SERVICE ENHANCEMENTS
The nearest connection to commuter rail service is in Gilroy, with service to Santa Clara County and points north. The City of Hollister has been interested in trying to extend commuter rail or other commuter transit service into Hollister, to connect to commuter rail in Gilroy.
> San Benito County Local Transportation Authority conducted an Analysis of Public Transit Network Expansion Projects for Congestion Relief of Highway 25 Corridor in June 2020. This study evaluated three scenarios to improve transit options for those traveling between Hollister and areas to the north, including Gilroy and the Bay Area using the SR 25/rail corridor.
> Bus -On -Shoulder would improve SR 25 to enhance the shoulders to accommodate buses, allowing them to by-pass traffic congestion, making the service more convenient for commuters looking for a faster, less stressful trip. c-22
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> Bus -Beside -Rail would provide a new facility exclusive for buses beside the rail corridor.
> Passenger rail service would include a new rail station in Hollister with train service to the Gilroy station, directly connecting with Caltrain.
The study evaluated a number of benefits and the costs of each scenario to determine which investment would provide the most cost-effective opportunities and did not select a preferred transit scenario.
As of 2024, there is no funding in place for these improvements. SBCOG is in the process of pursuing grant funding opportunities to conduct a more detailed operational analysis.
4.113 13 AVIATION SERVICES
The City of Hollister has one public airport, Hollister Municipal Airport. Hazel Hawkins Hospital also maintains a heliport at its Hollister facility.
The Hollister Municipal Airport is approximately two miles north of downtown Hollister, adjacent to SR 156. It is owned and operated by the City of Hollister. In its operational role, it is classed as General Utility and accommodates all general aviation aircraft. The airport can accommodate 16 aircraft in 6 conventional hangers and 75 aircraft in T -hanger buildings. There are an estimated 53,000 landings and take -offs each year at the airport.
The five -member Hollister Airport Commission oversees the operation of the facility, and an airport manager manages day-to-day activities. In 2018, the City of Hollister prepared an Airport Layout Plan Update and Narrative Report, which projected use and needed airport improvements.
4.1.14 GOODS MOVEMENT FACILITIES
Commodities in San Benito County are transported in and out of San Benito County by truck and rail, with the large majority of goods being moved by truck. San Benito County experiences a higher -than -average amount of truck traffic, and this activity, while largely confined to state highways, impacts local streets and rural roads not designed to handle large, heavy trucks. The sole rail line in San Benito County is the 12 -mile -long Hollister Branch Line running from Hollister to Carnadero in Santa Clara County. The facility is owned by the Union Pacific Railroad.
The Industrial Area in the City is roughly bounded by SR 156 to the north, SR 25 to the west, San Felipe Road to the east, and Maple Street to the south. The primary truck routes are SR 25, SR 156, and San Felipe Road (SR 156B), which provides connections between the City and other industrial areas in the county. As of 2024, the City is home
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to major facilities such as San Benito Foods, Amazon delivery station, Marich Confectionary, Teknova, etc. Planned major facilities include Amazon fulfillment center to be located north of the Hollister Municipal Airport and Hollister Research Park, which would consist of commercial, warehousing, manufacturing, research, and development uses at the northeast and southeast corners of SR 156 and San Felipe Road intersection.
4.2 P
PR VET
ENTS
This section sets forth Hollister's Circulation Diagram and describes each major circulation improvement project over the 20 -year planning horizon.
4.2.1.1 CIRCULATION DIAGRAM
The Circulation Diagram is intended to be the definitive source for future changes in Hollister's circulation system. The intended effect of this diagram and the street classifications shown is to govern the growth and character of major circulation facilities, including street and railroad facilities. The street classifications used in this diagram are described in the following section, and streets in all classifications are intended to be influenced by their land use context.
Figure C-4 shows the Hollister 2040 General Plan Circulation Diagram.
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Figure C-4 2040 General Plan Circulation Diagram
I _ Planning Area
0 Urban Service Area
Existing Sphere of Influence
Proposed Sphere of Influence
Expansion
(1 City Limit
Creeks and Waterways
Parks
Other Principal Arterial
Minor Arterial
Major Collector
Trail
Rail
— • Future Arterial Roads
Future Collector Road
Future Local Roads
Source: ESRI, 2020; PlaceWorks, 2O20; San Benito County, 2020; USGS, 2019
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4.2.1.2 FUTURE IMPROVEMENTS
Forecasts of future demand on the City's transportation system were prepared using the AMBAG travel -demand model.This model uses widely accepted transportation planning formulas to convert forecasts of future land use into the number and distribution of future vehicle trips on the roadway network. The forecast volumes are compared to the roadway design capacities to identify transportation corridors, roadway segments, or intersections where a prescribed LOS will be exceeded.
These projections were then allocated to the traffic analysis zones used by the City's traffic forecasting model. The traffic forecasting model was then used to develop projections of future traffic demand on the area's roadway system. Based on these forecasts and analyses, various roadway improvements have been identified to accommodate future vehicle trip growth under this General Plan. These improvements will maintain or improve current LOS for intersections and meet the General Plan's LOS standards in Hollister. Table C-3 summarizes the roadway improvements and Table C-4 summarizes the intersection improvements.
Results were then analyzed to determine where there were projected roadway capacity deficiencies, and to develop recommendations for further improvements.
In addition, this General Plan assumes a series of roadway improvements in unincorporated San Benito County that are under the jurisdiction of either San Benito County or Caltrans, as shown in Table C-5. The City will work with San Benito County or Caltrans to ensure that these improvements are made when they are needed.
The future conditions transportation demand model provides vehicle traffic projections for future roadways. These projections are used to determine level of future congestion on roadways. This model excludes projections for bicycle and pedestrian trips based on future land use changes. Therefore, this General Plan focuses future pedestrian and bicycle improvements on providing connectivity between key land uses in the city and ensuring appropriate complete street policies are implemented to ensure equitable comfort across all modes of travel.
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Memorial Drive
South Extension
Westside Boulevard
Extension
Memorial Drive
North Extension
Union Road
Widening (East)
Union Road
Widening (West)
Fairview Road
Widening
San Benito Regional
Park Access Road
Enterprise Road
Extension
Meridian Street
Extension
Flynn Road
Extension
Pacific Way
(new road)
Meridian Street to Santa Ana Road — Construction 4 -lane road extension with bicycle lanes
Construct 2 -lane road from Nash Road to Southside Road/San Benito Street intersection with bicycle lanes
Santa Ana Road to Flynn Road/Shelton Road Intersection — Construct new 4 -lane road and extension with bicycle lanes San Benito Street to SR 25 — Widen to 4 -lane arterial with bicycle lanes
San Benito Street to SR 156 — Widen to 4 -lane arterial with bicycle lanes
McCloskey to SR 25 — Widen to 4 -lane arterial. Construct new bridge south of Santa Ana Valley Road with bicycle lanes Construct new 2 -lane roadway from Nash Road to San Benito Street
Extend Enterprise Road westerly from Southside Road toward Union Road
Construct 4 -lane road with bicycle lanes
San Felipe Road to Memorial Drive north extension — New roadway construction south of McCloskey Road with bicycle lanes. Located within the City of Hollister and county
San Felipe Road to Memorial Drive
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TABLE C-4 CITY OF HOLLISTER 2040 INTERSECTION IMPROVEMENTS Westside Boulevard
& Nash Road
Westside Boulevard
& San Benito Street
South Street &
Westside Boulevard
4th Street (San Juan
Road) & West Street
or Monterey Street
Memorial Drive &
Hillcrest Road
Flynn Road & San
Felipe Road
Memorial Drive &
Santa Ana Road
Memorial Drive &
Meridian Street
Gateway Dr. &
San Felipe Road
Rancho Drive &
East Nash
(Tres Pinos Road)
Fairview Road &
Hillcrest Road
Union Road &
Fairview Road
Enterprise Road &
Airline Highway
(SR 25)
New signalization of 2 -lane collector south leg (Westside Extension), existing 4 -lane north leg with existing 2 -lane local; turning lanes will be added on all four approaches.
New signalization of new 2 -lane collector (Westside Extension) with 2 -lane arterial; turning lanes will be added on all four approaches.
New signalization of 4 -lane collector with 2 -lane collector; existing lane configuration will be retained on all approaches.
New signalization of 2 -lane collector with 2 -lane local; existing lane configuration will be retained on all approaches.
New signalization of 4 -lane arterial with 4 -lane arterial; existing lane configuration will be retained on all approaches with bicycle lanes.
New signalization of 4 -lane arterial with 4 -lane arterial.
Memorial Drive South Extension - New signalization of future 4 - lane arterial; turning lanes will be added on all four approaches.
New signalization of future 4 -lane arterial (Memorial Drive) with 4 - lane arterial; turning lanes will be added on all four approaches.
New signalization of new 2 -lane collector with 4 -lane arterial.
New roundabout.
New signalization of future widening to 4 -lane arterial (north and south legs). Southbound and northbound through lanes will be constructed with Fairview Road widening.
New signalization of future widening to 4 -lane arterial (north and south legs) with future new 4 -lane arterial (west leg only).
New signalization of future widening to 4 -lane arterial (north and south legs) with 2 -lane arterial; eastbound and westbound through lanes will be constructed with bicycle lanes.
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McCloskey Road &
Fairview Road
Meridian Street &
Fairview Road
Fairview Road &
Fallon Road
Fairview Road &
Airline Hwy/SR-25
SR -156 & Buena
Vista Street
John Smith
Realignment at
Fairview Intersection
Buena Vista Road &
Westside Road
(East)
4th Street & Felice
Drive
Union Road &
Southside Road
New signalization of 4 -lane arterial with 2 -lane local, Left Turn Only (LTO) lanes on all 3 approaches, Right Turn Only (RTO) on 2 approaches.
New signalization of 4 -lane arterial with 4 -lane arterial. Through lane on Fairview will be constructed.
New signalization of 4 -lane arterial with 2 -lane collector, left and right turning lanes will be added on all four approaches.
New signalization of 4 -lane arterial (east & west legs) with 4 -lane arterial (north leg) & 2 -lane (south leg). Left and right turning lanes will be added on all four approaches, eastbound and westbound through lanes constructed. County and Caltrans.
New signalization of new 2 -lane collector with 4 -lane arterial; left turning lanes will be added on all four approaches. County and Caltrans.
Project will realign John Smith Road to intersect Fairview Road at St. Benedict Way and add left and right turn lanes into John Smith Road.
Convert existing signalized intersection to a roundabout with single lane on all approaches.
Convert existing unsignalized intersection
single lane on all approaches.
Convert existing signalized intersection to
lane on all approaches.
to a roundabout with
a roundabout with single
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TABLE C-5 REGIONAL 2040 NETWORK IMPROVEMENTS
Airline Highway (SR 25)
Widening
San Benito Route 156
Improvement Project
Route 25 Expressway
Conversion Project,
Phase 1
Route 25 Expressway
Conversion Project,
Phase 2
U.S. 101: Las Aromitas:
Monterey/San Benito
County Line to SR 156
Sunset Drive to Fairview Road - Convert to 4 lane expressway from Sunset Drive to Fairview Road with bicycle lanes
San Juan Bautista to Union Road — Construct a four -lane expressway south of the existing SR 156 and use the existing SR 156 as the northern frontage road
Convert to four -lane expressway from San Felipe Road to Hudner Lane. Includes Area No. 1. SR 25/SR 156 interchange to Hudner Lane and Area No. 2 south of the SR 25/SR 156 interchange to San Felipe Road
Convert to four -lane expressway from Hudner Lane to county line. Includes Area No 3. SR 25/SR 156 interchange to county line and Area No. 4 county line to Bloomfield Road
Convert to 6 lanes from Monterey/San Benito County line to SR 156 in San Benito County
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4.3 CIRCULATION ELEMENT GOALS, POLICIES, AND
ACTIONS
4.3.1 MULTIMODAL TRANSPORTATION AND SAFETY
POLICIES
Policy C-1.1
Policy C-1.2
Sustainable Transportation. Reduce greenhouse gas (GHG) emissions from transportation by increasing mode shares for sustainable travel modes, such as walking, bicycling, and public transit.
Complete Streets. Apply complete streets design standards to future projects in the public rights -of -way. Complete streets are streets designed to facilitate safe, comfortable, and efficient travel for all users regardless of age or ability or whether they are walking, bicycling, taking transit, or driving.
Policy C-1.3 Multimodal Safety. Use a systemic safety approach for transportation planning, street design, operations, and maintenance that proactively identify opportunities to improve safety where conflicts between street users exist.
Policy C-1.4 Vulnerable Road Users' Safety Improvements. Prioritize transportation infrastructure improvements that improve safety for vulnerable road users (e.g., pedestrians, bicyclists, motorcyclists).
Policy C-1.5 Transportation Demand Management. Require new development to reduce single -occupant vehicle usage using Transportation Demand Management strategies prior to project approval.
Photo by PlaceWorks
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Photo by PlaceWorks
Policy C-1.6
Public Transit Regional Coordination. Cooperatively work with Council of San Benito County Governments, Caltrans, and San Benito County to develop, implement, and maintain public transit services and to encourage the implementation of "green transit" that uses alternative fuels or is powered by electricity.
Policy C-1.7 Public Transit Improvements. Promote public realm improvements that support increased use of public transit, including inviting sidewalks, ADA-compliant curb ramps, signal priorities, and amenities such as sidewalks, benches, bus stop shelters, signage, street lighting, and real-time schedule systems on key routes.
Policy C-1.8
Policy C-1.9
Future Passenger Rail Service. Maintain an interest in and actively participate in planning for future rail service to Hollister, as outlined in the Council of San Benito County Government's June 2020 Analysis of Public Transit Network Expansion Projects for Congestion Relief of the Highway 25 Corridor study.
Participate in future planning processes for the potential rail service.
Park -and -Ride Facilities. Cooperatively work with Council of San Benito County Governments, Caltrans, and San Benito County to develop, implement, and maintain park -and -ride facilities.
Policy C-1.10 Local Schools. Coordinate with local school districts to improve bicycle, pedestrian, and traffic flow around school sites.
Policy C-1.11
Policy C-1.12
"Safe Routes to School" Program. Work cooperatively with local school districts to develop, implement, and maintain the Safe Routes to School program.
School Roadway Safety Promotion. Work cooperatively with local school districts to actively promote roadway safety education in schools.
Policy C-1.13 Vision Zero. Work towards reducing traffic -related deaths and severe injuries to zero.
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ACTIONS
Action C-1.1
Performance and Monitoring. Require the monitoring of the City's mode split progress on reducing vehicle miles traveled (VMT) and reducing GHG emissions from VMT, as data is
available.
Action C-1.2 VMT Mitigation Banking Fee Program. Require the establishment of a Vehicle Miles Traveled (VMT) Mitigation Banking Fee Program. This program shall fund the construction of facilities throughout Hollister that support active transportation (cycling and walking) and transit ridership to mitigate VMT impacts from new development.
Action C-1.3 Complete Streets Plan. Create and adopt a citywide Complete Streets Plan.
Action C-1.4
Safe Routes to School. Fund and implement continuous Safe Routes to School engagement and improvements to elementary, middle, and high schools, and provide support to increase number of students walking and bicycling to school.
Action C-1.5 Passenger Rail Service Planning. Update this Circulation Element to identify future train stops and the passenger rail alignment should funding be secured to provide passenger rail service to Hollister.
Action C-1.6 Chappell Roadway Master Plan. Implement the recommendations contained in the Chappell Roadway Master Plan.
Action C-1.7 Traffic -Calming Policy. Develop and implement a Citywide Traffic -Calming Policy.
Action C-1.8
Vision Zero Action Plan. Create a Vision Zero Action Plan focusing on equity and community engagement for
implementation. The purpose of the Vision Zero Action Plan should be to eliminate all traffic fatalities and severe injuries. The Action Plan shall identify priorities for roadway safety and lay out actions, measurable strategies, and policies for improving safety.
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4.3.2 CIRCULATION SYSTEM IMPROVEMENTS
Photo by PlaceWorks
POLICIES
Policy C-2.1
Policy C-2.2
Policy C-2.3
Circulation Element Improvements. Implement Circulation Element improvements summarized in Tables C-3, C-4, and C-5 and illustrated on Figure C-4 prior to deterioration in levels of service below the stated standard.
Development's Fair Share. Continue to collect traffic impact fees and require other site -related transportation improvements from private developers to ensure implementation of transportation system improvements to local and regional facilities attributable to proposed development.
Roadway Classification. Protect needed rights -of -way for future roadway widenings through the use of City Council -adopted plan lines.
Policy C-2.4 Multimodal Improvements. Prioritize the planning and implementation of street improvement projects that incorporate multimodal features along major travel corridors in the city.
Policy C-2.5
Street Repair Improvements. Use the adopted Pavement
Condition Evaluation to prioritize street improvements and funding for road repair projects based on their disrepair category.
Policy C-2.6 Regional Transportation Improvements. Cooperate with Caltrans, the Council of San Benito County Governments, the County of San Benito, and any other regional transportation authorities to ensure the funding and implementation of the transportation improvements specified in the San Benito County Regional Transportation Plan and in this General Plan, particularly Table C-4.
Policy C-2.7 Intergovernmental Coordination. Actively participate in development review for circulation projects outside the City Limits but within Hollister's Planning Area.
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ACTIONS
Action C-2.1
Action C-2.2
Action C-2.3
Action C-2.4
Public Facilities Fees. Adopt a citywide public facilities impact fee ordinance to fund new circulation improvement projects
required to serve new residents and employees in Hollister.
Buena Vista Road and Westside Boulevard Study the cost of converting the existing signalized intersection to a single -lane roundabout. Identify a fee structure to fund this improvement. 4th Street and Felice Drive. Study the cost of converting the existing unsignalized intersection at 4th Street and Felice Drive to a single -lane roundabout. Identify a fee structure to fund this improvement.
Union Road and Southside Road. Study the cost of converting the existing signalized intersection at Union Road and Southside Road to a single -lane roundabout. Identify a fee structure to fund this improvement.
Action C-2.5 Update Regional Transportation Impact Mitigation Fee Program. Work with the San Benito County Council of
Governments (SBCOG) to update the SBCOG Traffic Impact
Mitigation Fee (TIMF) Program to incorporate the Hollister 2040 General Plan circulation improvements as shown in Tables C-4 and C-5.
4.3.3 PEDESTRIAN AND BICYCLE FACILITIES
POLICIES
Policy C-3.1 Pedestrian and Bicycle Network. Create and maintain a pedestrian- and bike -friendly environment in Hollister and increase the number of people who choose to walk and bike.
Photo by PlaceWorks
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Policy C-3.2 Pedestrian and Bicycle Connections. Work with local businesses, private developers, and public agencies to ensure provision of safe pedestrian pathways and bicycle connections to major public facilities, schools, and employment centers. Require new development to provide internal pedestrian connections and linkages to adjacent neighborhoods and community
facilities.
Photo by PlaceWorks
Policy C-3.3 Pedestrian Right -of -Way Improvements. Require new developments to construct or contribute to improvements that enhance the pedestrian experience, including human -scale lighting, streetscaping, crosswalk striping, crossing lights, wayfinding signage, and accessible sidewalks adjacent to the site.
Policy C-3.4
Photo by PlaceWorks
Policy C-3.5
Policy C-3.6
Policy C-3.7
Pedestrian Connectivity. Incorporate design for pedestrian connectivity across intersections in transportation projects to improve visibility at crosswalks for pedestrians and provide safe interaction with other modes. Design improvements should focus on increasing sight lines and removing conflicts at crosswalks.
Bicycle Improvements. Require new developments to construct or contribute to improvements that enhance the cyclist
experience, including bike lanes and bicycle parking.
Bicycle Facilities. Cooperatively work with Council of San Benito County Governments, Caltrans, and San Benito County to
develop, implement, and maintain bicycle facilities providing direct access to major public facilities, schools, and employment centers, as described in the San Benito County Bikeway and Pedestrian Master Plan.
Bicycle and Shared Mobility -Related Technology. Explore ways to use technology to improve bicycle and shared mobility safety and connectivity.
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4. CIRCULATION ELEMENT
ACTIONS
Action C-3.1 Pedestrian Master Plan. Prepare and adopt a Pedestrian Master Plan that identifies citywide pedestrian network improvements.
Action C-3.2 Pedestrian Amenities. Study the feasibility of installing pedestrian amenities, such as trees, lighting, recycling, and refuse containers, benches, art, etc. in the pedestrian areas along public frontages and in public rights -of -way.
Action C-3.3 Bicycle Master Plan. Prepare and adopt a Bicycle Master Plan that identifies citywide bicycle network improvements.
Action C-3.4 Pedestrian and Bicycle Improvement Implementation.
Prioritize implementation of goals, programs, and projects that improve the comfort, safety, and connectivity of the pedestrian and bicycle network.
Action C-3.5
Action C-3.6
Pedestrian and Bicycle Trails and Routes Awareness. Increase awareness of existing pedestrian and bicycle trails and routes by working with outside agencies and developers to promote these amenities to residents. Collaborate with the County on
development of the trail network.
Walkability Through Design Review. Adopt objective standards for appropriate sidewalk and pedestrian trail design in new development projects.
4.3.4 ROADWAY STANDARDS
POLICIES
Policy C-4.1
LOS C or Better Arterial Roads. Ensure, to the maximum extent feasible, that the designated arterial roadway system is planned to operate at Level of Service (LOS) C or better during peak and off-peak hours as of the horizon year of the adopted General Photo by PlaceWorks
Photo by Valera Key
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Plan, except for the downtown where LOS can be lower than LOS C, airport/industrial area, State Route 25 corridor, and the intersection of San Benito Street and Nash Road/Tres Pinos Road near San Benito High School.
Policy C-4.2
Policy C-4.3
Downtown LOS. There is no LOS standard in most of the
downtown area, as mapped in Figure C-5, so as to encourage a walkable, vibrant downtown. However, a standard of LOS D shall be applied at the following locations:
> 4th Street and Monterey Street
> 4th Street and San Benito Street
> 4th Street and Sally Street
> South Street and San Benito Street
North Industrial Area LOS. LOS D is allowable in the northern industrial area, as mapped in Figure C-6, so as to facilitate the City's goal of increasing local jobs and strengthening the local economy.
Policy C-4.4 State Route 25 Corridor LOS. LOS D is allowable for intersections along the State Route (SR) 25 corridor because the high volumes of interregional traffic make it very difficult to maintain a higher LOS on this highway. However, a standard of LOS E shall be applied at SR 25 and San Felipe Road and SR 25 and Union Road. A standard of LOS F shall be applied at SR 25 and Flynn Road.
Policy C-4.5
Intersection of San Benito Street and Nash Road/Tres Pinos Road LOS. LOS D is acceptable at the intersection of San Benito Street and Nash Road/Tres Pinos Road, due to high volumes of traffic associated with San Benito High School.
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4. CIRCULATION ELEMENT
Figure C-5
Downtown Level of Service D Policy Area
Source: E,S.RI, 200020; Place*Or'is 2022: San Benito County. 200; U.SGS, 2019.
Downtown LOS Polity Bouindan/
!y !� LOS Downtown Intersections
CITY OF HOLLISTER 2 0 4 0 GENERAL PLAN
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Figure C-6
Industrial Area Level of Service D Policy Area
cz North Industrial Aiea Level of Se' vice D
Polio( Boundary
Planning Area
Sphere of Influence
�-•jsu Urban Service Area
City Limit
General Plan Land Use
Residential Estate
Low Density Residential
Medium Density Residential
• High Density Residential
Mixed Use
Downtown Commercial & Mixed Use
Home Office
West Gateway
North Gateway Commercial
General Commercial
Industrial
Airport
Airport Support
Public
Open Space
Agriculture
Source: [SRI, 2020; PlaceWorks, 2020; San Benito County, 2020; USGS, 2019 C-40
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Policy C-4.6
Policy C-4.7
ACTIONS
Action C-4.1
Transportation Demand Management Requirements. Require
new or existing developments that meet specific size, capacity, and/or context conditions to implement Transportation Demand Management strategies and other single -occupancy vehicle reduction methodologies. Require new developments to comply with tiered trip reduction and VMT reduction targets and monitoring that are consistent with the targets of the City's VMT CEQA thresholds prior to project approval.
Roundabouts. Encourage the use of roundabouts at existing intersections with capacity, efficiency, or safety problems, as feasible, as a strategy to improve street safety and traffic flow.
Where feasible, prioritize roundabouts over stoplights.
LOS Levels. Monitor the LOS for intersections along the arterial roadways at least once every two years to ensure compliance with the City's LOS standards. This information shall be presented to the City Council for theft use in evaluating amendments to the City's transportation plan.
4.3.5 GOODS MOVEMENT
POLICIES
Policy C-5.1
Rail Corridor Planning. Require coordination with appropriate agencies to ensure that development projects planned adjacent to or near the rail corridor will be planned with safety of the rail corridor in mind.
Policy C-5.2 Goods Receiving and Shipping. Ensure commercial and industrial projects that produce and receive goods identify and mitigate theft traffic impacts and are in areas with access to the regional transportation network.
Policy C-5.3
Trucks to Avoid Residential Areas. Discourage or prohibit the movement and parking of large trucks in residential
neighborhoods.
Photo by Kimley-Horn
Photo by Kimley-Horn
CITY OF HOLLISTER 2 0 4 0 GENERAL PLAN
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ACTIONS
Action C-5.1
Truck Routes. Develop truck routes in coordination with SBCOG, Caltrans, and San Benito County, and include enforcement mechanisms to encourage the appropriate routes.
Action C-5.2 Rail Safety. Partner with Rail Safety Partners to improve the rail corridor safety.
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5. COMMUNITY
SERVICES AND
FACILITIES ELEMENT
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5.1 HOLLISTER TODAY
5.1.1 WATEk SUPPLY
The City of Hollister and the Sunnyslope County Water District (SSCWD) both supply water to the Planning Area through two separate water distribution systems. The San Benito County Water District is the wholesale water provider to the City of Hollister and the SSCWD and supplies surface water from the Central Valley Project (CVP).
There are two water treatment facilities that treat surface water in the Planning Area that are owned by the San Benito County Water District and maintained by the SSCWD.
The water supply for the City of Hollister and SSCWD consists of groundwater and imported surface water obtained from the San Benito County Water District.
Photo by Jenny Knerr
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
5. COMMUNITY SERVICES AND FACI LITI ES ELEMENT
The 2017 Hollister Urban Area Water and Wastewater Master Plan provides a comprehensive plan and implementation program to meet the existing and future water resource needs for the Hollister Urban Service Area. The plan includes recommended priorities through 2035 for water supply, recycled water facilities, water system operations, and institutional agreements. Priority projects identified in the plan include the addition of local wells to supply the northern part of the city, expanding recycled water use for agricultural irrigation, and developing the North County Groundwater project, which involves the development of wells in particular subbasins.
The plan also includes recommendations for institutional agreements between agencies that will be required to implement projects.
Photo by Michael Grzan
512 WASTEWATER
The City of Hollister provides wastewater treatment for most of the Planning Area. The City owns an industrial wastewater treatment plant and owns and operates a domestic wastewater recycling facility, both of which are located along the San Benito River on the west side of the city. The industrial wastewater treatment plant primarily treats waste from the San Benito Foods tomato cannery in the City Limits. The domestic wastewater recycling facility treats domestic, commercial, and industrial wastewater from within the City Limits and from portions of the unincorporated county. It produces reclaimed water for agricultural use, park irrigation, and groundwater recharge. The Cielo Vista Estates Wastewater Treatment Plant serves approximately 50 single-family homes in the southeast corner of the Planning Area. There are also County islands within the Planning Area that are served by private septic systems.
Although the City of Hollister and its wastewater treatment plant currently have ample capacity to process sewage from existing development, there could be capacity issues in the future as the General Plan is built out. The plant currently processes 2.6 million gallons per day (MGD) of wastewater on an average day, as compared to a permitted capacity of 4.08 MGD. This existing flow consists of 2.26 MGD from areas inside the City of Hollister and its environs, 0.16 MGD from the City of San Juan Bautista, and
0.18 MGD from the San Juan Oaks unincorporated residential subdivision. The City of Hollister has committed that San Juan Bautista can send as much as 1.2 MGD to the wastewater treatment plant, and that San Juan Oaks can send as much as 0.5 MGD.
Adding these maximum flows from those locales to Hollister's existing flows would result in total flows of 4.3 MGD, which exceeds the plant's current permitted capacity.
This situation will be exacerbated as additional development occurs under this General Plan, as buildout of the General Plan would add an additional 1.68 MGD for a total future demand of 6.0 MGD. So, although there is not a wastewater treatment capacity issue now, one could arise in the future as development occurs in Hollister, San Juan Bautista, and San Juan Oaks.
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5. COMMUNITY SERVICES AND FACILITIES ELEMENT
5.1.3 STORMWATER DRAINAGE
The City's storm drainage system consists of multiple networks of inlets, pipes, and basins that flow to the San Benito River, Santa Ana Creek, and to terminal (retention) basins that percolate stormwater into the ground. Over 59 miles of piping flows through various stormwater collection features, such as basins and retention ponds, and ultimately to one terminal basin or one of the 20 river outfalls. The City's system does not include any stormwater pumping stations.
The City's 2011 Storm Drain Master Plan includes a list of known problem areas throughout the storm drain system. These locations experience flooding during minor and major storm events due to pavement and gutter damage, very flat slopes, lack of a storm drain system, and inlet capacity issues. According to calculations from the 2011 Storm Drain Master Plan, there are some areas within the City Limits without the capacity to convey future 10 -year and 25 -year storm peak flow.
5.1.4 ENERGY
Pacific Gas and Electric Company (PG&E) provides natural gas service to the Hollister Planning Area. Gas delivered by PG&E originates in gas fields in California, the US Southwest, the US Rocky Mountains, and from Canada. Transmission pipelines send natural gas from fields and storage facilities in large pipes under high pressure. Smaller distribution pipelines deliver gas to individual businesses or residences. There are four natural gas pipelines in the Hollister Planning Area. Two parallel pipelines are aligned beneath Pacific Way and the easement to the west. One transmission line branches to the south from these pipelines and is aligned beneath Rustic Road and terminates in the core of Hollister. The other transmission line also branches to the south from the two parallel pipelines and enters the city at Buena Vista Road and Bridgevale Road, continuing south to Highway 156B and then heading southwest. PG&E gas transmission pipeline systems are maintained through an inspection and monitoring program, which includes real-time leak inspections, surveys, and patrols of the pipelines.
There are two energy providers that serve the Hollister Planning Area with electricity:
Central Coast Community Energy (CCCE) and PG&E. CCCE is the default electricity provider for all communities in San Benito County, including Hollister, as well as for communities in Santa Cruz and Monterey Counties. CCCE provides two electricity choices: 3Cchoice and 3Cprime. 3Cchoice is a power mix generated mostly by hydroelectric power and partially powered by renewable sources. 3Cprime is a 100 percent renewable service. Customers can opt out of CCCE for PG&E electricity service.
PG&E electricity is generated by a combination of sources, such as coal-fired power, nuclear power plants, and hydro -electric dams, as well as newer sources of energy, Photo by Michael Grzan
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5. COMMUNITY SERVICES AND FACI LITI ES ELEMENT
such as wind turbines and solar farms. Both CCCE and PG&E use PG&E's existing electric grid infrastructure to deliver electricity to its consumers. The City of Hollister is served specifically by the Hollister substation.
Although PG&E has the capacity to provide electricity to existing customers in the city, there are currently delays in connecting new service, and there could also be capacity issues in the future as the General Plan is built out. PG&E is currently in the process of upgrading the Hollister substation by adding new banks that will increase available capacity and a new feeder line will be installed to serve the area in northern Hollister near the airport. Completion of this project will address the current delays in electricity connections. Most of the City of Hollister's future growth can be served by PG&E's transmission system after the substation upgrade. However, depending on the rate of growth in Hollister, projects that are farther from the Hollister substation, such as the very northern and southern edges of town, could experience shortfalls in electrical capacity and some development could experience delays in obtaining new electricity connections.
Renewable energy sources provide clean energy for a city, as opposed to fossil -fuel based energies, which generate significant greenhouse gas (GHG) emissions.
Renewable energy technologies are continuously evolving, but current, common technologies include wind, solar photovoltaic (PV), and geothermal wells. Transition to cleaner energy sources will help Hollister reduce GHG emissions citywide and improve resiliency against climate change -related impacts. Hollister is already acting to formally increase local clean energy supply options for residents, businesses, and City operations by participating in the CCCE. The CCCE provider is on track to meet California's renewable energy goal of supplying 33 percent of electricity from renewable resources.
Energy conservation includes such measures as turning off lights and equipment when not needed, planting trees that shade buildings during the summer, and using fuel - efficient vehicles. Reducing demand and wasted energy can be accomplished through residential, commercial, and industrial programs designed to educate the consumer about options for energy conservation, and energy -efficient site and architectural design. Transportation -related measures that lead to energy conservation might include urban design and land use patterns that reduce trip lengths, thereby reducing fossil fuel consumption.
The California Building Code established Title 24 building energy -efficiency standards for new construction (including requirements for entire new buildings, additions, alterations, and in nonresidential buildings, repairs) and energy -efficient appliances.
The Title 24 Standards are updated periodically to allow incorporation of new energy - efficiency technologies and methods.
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5.1 .5 SOLID WASTE
The San Benito County Integrated Waste Management (SBCIWM) Regional Agency coordinates recycling and garbage services for all of San Benito County, including Hollister's Planning Area. The SBCIWM Regional Agency is contracted with Recology, a private company, to provide weekly collection of garbage, recyclables, and organic/compost for commercial and residential customers. Recyclable waste is delivered to the Monterey Regional Waste Management District in Marina, which has a Materials Recovery Facility where recyclables are sorted and shipped to different markets for processing. Organic waste is transported to the South Valley Organics composting facility off Highway 152 near Gilroy where it is composted, and the finished product is marketed as landscape compost. Solid waste collected by the SBCIWM Regional Agency is delivered to 13 landfills with the majority of the solid waste delivered to John Smith Road Landfill or the Billy Wright Landfill.
Reducing waste in the first place, along with repairing and/or reusing materials, are important strategies for overall sustainability in terms of preserving our natural resources and reducing the release of GHG emissions from solid waste. The California Integrated Waste Management Act requires cities and counties to adopt and implement waste diversion programs for source reduction, recycling, and composting, and requires that each county adopt a Countywide Integrated Waste Management Plan. In 2016, Senate Bill 1383 set statewide targets to reduce organic waste disposal and associated methane emissions by requiring organic waste collection services and that some food service businesses donate leftover edible food, among other regulations and programs.
5.1 .6 PARKS AND RECREATION
In the Hollister Planning Area, there are both open space and parks, which provide differing benefits. Open space refers to space managed for resource conservation, hazard reduction, and scenic value, while parks refer to land that has been improved in such a way to support active recreation. Typical park improvements include sports fields, playgrounds, picnic areas, tennis courts, running tracks, recreation centers, and basketball courts. Larger parks support programmed services, such as classes, swimming and tennis lessons, activities for children and seniors, and league sports.
The Parks and Recreation Division provides landscape maintenance of all parks and recreational facilities, as well as over 9,000 street trees, all public medians, City buildings, and greenways. Aside from landscape maintenance, general maintenance of these facilities is provided by the Buildings and Grounds Division of the Community Photo by Jenny Knerr
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5. COMMUNITY SERVICES AND FACI LITI ES ELEMENT
Photo by David Mirrione
Photo by Jenny Knerr
Photos by David Mirrione
The City of Hollister, Recreation Department, is one of several park service providers in the Planning Area. Other service providers include the County of San Benito, the Hollister School District, and the San Benito High School District. Public park services are supplemented by private facilities, such as swim and fitness clubs and the YMCA.
Private golf courses and swimming and tennis facilities are in surrounding unincorporated land south of Hollister.
The City of Hollister has approximately 80 acres of park land. All other parks and recreational facilities in the City Limits are owned by school districts, the County, or private developers, including school district -owned recreational areas and the County - owned Veterans Memorial Park. These facilities are not included in the park land total but contribute many acres of park land for community use.
Two additional neighborhood and pocket parks are outside the City Limits but in the Planning Area: Quail Hollow Park and Oak Creek Park. Both are south of the city and are privately owned. However, both parks are open to the public. Maintenance is provided by the County through County Service Areas.
The proposed San Benito River Parkway sits immediately adjacent to the City's Water Reclamation Recreational Facility. The San Benito River Parkway is a planned 20 -mile contiguous parkway along the San Benito River and a segment of Tres Pinos Creek.
The parkway will provide opportunities for nature education, bird watching, hiking, biking, and horseback riding, in addition to a multiuse trail and a regional park.
The City has established a goal of 5 acres of park land per 1,000 residents. The 2018 park land ratio of the Hollister Planning Area is 3.5 acres per 1,000 residents, including the acreage from joint -use parks, as adopted in the Hollister Park Facility Master Plan.
This means that currently, the City of Hollister is not meeting its park land ratio goal.
To reach this goal, the Hollister Park Facility Master Plan recommends increasing in - lieu fees to finance the construction of new parks.
5.1.7 FIRE AND POLICE SERVICES
Fire protection in the Hollister Planning Area is provided by the Hollister Fire Department (HFD). Preventing and extinguishing structural fires, protecting life and property safety, and reducing fire losses is an essential part of HFD's mission. HFD has two automatic -aid agreements with the South Santa Clara County Fire District and Aromas Tri-County Fire District. The South Santa Clara County Fire District contracts with Santa Clara County Fire for service and the Aromas Tri-County Fire District contracts with the California Department of Forestry and Fire Protection (CAL FIRE) for service. Both automatic -aid agreements encompass reciprocal responses with each CSF-6
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5. COMMUNITY SERVICES AND FACILITIES ELEMENT
agency. Agencies in California must provide mutual -aid assistance to each other when requested and available. This agreement increases aid during fire emergencies across the county.
There are three HFD stations within City Limits, one of which is a temporary station that needs replacement, and one fire station in the San Juan Bautista City Limits. HFD anticipates the need to develop a minimum of two additional fire stations in the county to meet growing population demand in the areas surrounding Hollister. The department anticipates one of the stations to be near the San Juan Oaks Golf Course southwest of the Hollister Planning Area and one station approximately five miles south of the Hollister City Limits.
Police services in the Planning Area are provided by the Hollister Police Department (HPD), the San Benito County Sheriff's Office, and the California Highway Patrol. The HPD has primary responsibility for areas in the City Limits. The San Benito County Sheriff's Office provides services to unincorporated areas in the Planning Area and the California Highway Patrol provides traffic enforcement on state and local freeways.
Mutual -aid agreements between these agencies allow for joint responses to emergency situations that warrant additional personnel.
5.1.8 PUBLIC SCHOOLS
The Planning Area is served by four school districts: the Hollister School District, Southside Elementary School District, North Joint Union Elementary School District, and the San Benito High School District. The Hollister School District, for students in grades K through 8, also serves unincorporated areas of San Benito County surrounding the City Limits. San Benito High School District, for students in grades 9 through 12, is the high school district for both the city and most of unincorporated San Benito County. Both Southside Elementary School District and North Joint Union Elementary School District are single -school elementary school districts in unincorporated San Benito County but within the Planning Area.
Gavilan College operates a satellite campus in downtown Hollister. The college provides post -secondary educational opportunities for Hollister residents and students from other areas. Gavilan College has goals to expand services and build a permanent educational center in Hollister long-term and is currently in the process of planning a new campus at the intersection of Highway 25 and Fairview Road.
5.1.9 LIBRARY SERVICES
The San Benito County Free Library in downtown Hollister is the only library in the county. The San Benito County Free Library provides library services to the Hollister community through its library facilities, e -library services, and a bookmobile. The Photos by David Mirrione
Photo by the Hollister Police Department
Photo by PlaceWorks
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5. COMMUNITY SERVICES AND FACI LITI ES ELEMENT
bookmobile travels throughout the county to supply unincorporated areas with direct access to library resources.
Photo by David Mirrione
Photo by David Mirrione
5.2 COMMUNITY SERVICES AND FACILITIES ELEMENT
GOALS, POLICIES, AND ACTIONS
The following section provides goals, policies, and actions relating to community services and facilities in the City of Hollister.
5.2.1 SERVICES AND INFRASTRUCTURE PLANNING
POLICIES
Policy CSF-1.1
New Development Requirements for Public Services. Ensure that future growth does not create demands that exceed the capabilities and capacity of local public services, including police and fire services, by requiring new development applications to identify the impacts that the proposed development would have on the provision of public services. Approve only development applications that can mitigate impacts or contribute a
proportional fair share so that local public services can be maintained at an acceptable level. (Policy CSF1.2)
Policy CSF-1.2 Coordination of Facilities and Services Planning. Cooperate and coordinate with the County of San Benito, Local Agency Formation Commission (LAFCO), and other local agencies in the provision of infrastructure and services in the Hollister Planning Area. (Policy CSF1.4)
Policy CSF-L3 Infrastructure Planning. Require the preparation of a specific plan, financing plan, development agreement, creation of a Communities Facilities District, or another similar document or financing vehicle, as a pre -condition to annexation or redesignations of land for new urban use.
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The plans shall identify means to ensure adequate funding to support construction of all needed public facilities, including water, sewer, storm drainage, roads, sidewalks, parks, and school facilities. (Policy CSF1.6)
Policy CSF-1.4 Development Review Criteria for Public Services. Prior to granting approval, evaluate each new development in terms of the following criteria:
1. The project shall share a common border with a property that has already been developed.
2. The project shall be adequately served by infrastructure (e.g., water, sewer, streets, schools, parks), which is already in place or mitigated.
3. The project shall be within the existing service areas of local service providers (i.e., fire protection, police protection, solid waste disposal, schools), and not result in a reduction in their current capabilities. (Numbers 1 to 3, Policy CSF1.7)
4. The project shall have adequate water supply of sufficient quantity and quality.
5. There shall be adequate sanitary sewer capacity and
treatment capability that can be provided to serve the
proposed project.
6. There shall be adequate fire protection for the proposed project.
7. There shall be adequate police protection for the
proposed project.
8. The proposed project shall result in no impact on local parks and recreational facilities, or the applicant will provide the resources required to mitigate the impacts
associated with the proposed development.
9. There shall be an adequate level of solid waste collection services and disposal capacity to serve the proposed
project.
10. There shall be an appropriate level of utility services (gas, electric, and telephone) to serve the proposed project.
Photo by Michael Grzan
Photo by David Mirrione
Photo by David Mirrione
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
5. COMMUNITY SERVICES AND FACI LITI ES ELEMENT
1 1. The project applicant shall finance the full costs associated with any drainage improvements necessary to
accommodate peak flows from the proposed project.
12. The proposed project shall not make a significant
contribution to the emission of regional air pollutants.
13. There shall be adequate elementary, middle, and high schools toserve the proposed project. (Numbers 4 to 13, Implementation Measure CSF.D)
Policy CSF-1.5 Utility Provider Coordination. Coordinate land use planning activities with the Pacific Gas and Electric Company (PG&E), County of San Benito, internet, and other utility providers to ensure that utility systems are available for new development and are installed to meet the needs of new residents. Promote the availability and adequate delivery of reliable, modern, and competitively priced utilities necessary for businesses to prosper. (Implementation Measure CSF.MM)
Photo by Hollister Parks and Recreation Staff
Policy CSF-1.6 Development Fees. Review the existing development fee structure, including the infrastructure connection fees, every two years and restructure as needed. (Policy LU2.1)
Policy CSF-1.7
Policy CSF-1.8
Capital Improvements Maintenance and Replacement. Ensure that the City's Capital Improvement Program is coordinated with responsible districts and agencies and provides for ongoing, preventative maintenance of infrastructure facilities and the replacement of City equipment. (Policy CSF1.5)
Capital Improvements Program. Conduct reviews of the Capital Improvements Program (CIP) at least every five years and add budget for transportation, infrastructure, and public facility improvements as funding sources are identified.
(Implementation Measure LU.P)
Policy CSF-1.9 Telecommunications and Technology. Ensure that residents, schools, businesses, and organizations have access to reliable, modern, and cost-effective telecommunications. (Policy CSF4.14) CSF-10
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5. COMMUNITY SERVICES AND FACILITIES ELEMENT
ACTIONS
Action CSF-1.1 Information Technology Plan. Develop and adopt an Information Technology Plan to guide investment in the City's hardware and software. (Implementation Measure CSF.A)
Action CSF-1.2
Public Facilities Impact Fee. Regularly review the public facilities impact fee to ensure development funds its fair share of new community and public facilities, including public safety facilities, required to serve new residents and employees in Hollister. (Implementation Measure LU.S)
5.2.2 WATER SUPPLY AND WASTEWATER
POLICIES
Policy CSF-2.1 Sewer and Water Facility Coordination. Coordinate with responsible districts and agencies to ensure that sewer and water facility expansion and/or improvements meet federal and State standards and occur in a timely manner. (Policy CSF2.1) Policy CSF-2.2
Policy CSF-2.3
Policy CSF-2.4
Development Areas. Encourage development in those portions of the Hollister Sphere of Influence that are already served by the local water supply and wastewater systems or to which water supply and wastewater systems can reasonably be extended. (Policy CSF2.4)
Costs of New Development. Ensure that the cost of providing sewer and water service to new development proposed outside of existing service areas should be borne solely by those proposing the development, thus eliminating any financial burden to existing customers for any required expansion of the sewer and water system network to serve such development. (Policy CSF2.5)
Water Supply Management. Manage the water supply in a way that is environmentally and economically sustainable by working with local, regional, and statewide agencies to establish policies that promote water -use efficiency programs, including recycled Photo by Michael Grzan
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5. COMMUNITY SERVICES AND FACI LITI ES ELEMENT
water programs, to support the expanded use of recycled water in Hollister. (new)
Policy CSF-2.5 Provision of Water Service to New Development. Require developers who will require water service for their projects to apply to the City of Hollister for service. (Policy CSF2.6) Policy CSF-2.6 Water Conservation Measures. Require water -conserving practices and features, including water -efficient fixtures, in all new construction, in accordance with State law. (Policy CSF2.7) Policy CSF-2.7 Use of Recycled Water. Increase the use of recycled water in development projects and landscaping and implement best practices (e.g., dual plumbing) to expand recycled water use when safe, practical, and available. (new)
Policy CSF-2.8 Water Resources Association of San Benito County Coordination. Coordinate with the Water Resources Association of San Benito County to identify and implement countywide strategies to conserve water. (Implementation Measure CSF.V) Policy CSF-2.9
Water Conservation Education. Educate the community about the challenges to the water supply system and the need for responsible water management. (new)
Policy CSF-2.10 Water and Sewer Connections in City Limits. Require all development that will use City water and wastewater services to be in the C6/ Limits, with the exception of a public health or safety threat, in accordance with State law. (new)
Policy CSF-2.11 Identification of Opportunities for Water Recycling. Support the extension of recycled water distribution infrastructure and identify opportunities for the use of recycled water where available. (Implementation Measure CSF.Q)
Policy CSF-2.12 Urban Water Management Plans. Ensure that updates to the Urban Water Management Plan maximize water conservation and reuse to fulfill the City's water supply needs. Consider projected water supplies in updated Urban Water Management Plans as part of each Major Review of the 2040 General Plan. (new)
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5. COMMUNITY SERVICES AND FACILITIES ELEMENT
Policy CSF-2.13 Sewer Collection System Deficiencies. Prioritize implementation of the recommendations from the Sanitary Sewer Collection System Master Plan to address the deficiencies identified in the plan and ensure that the sewer system meets the City's performance standards for existing and future population wastewater flows. (new)
Policy CSF-2.14 Wastewater Flow Rates. Monitor wastewater flow rates to the City's wastewater treatment plant on a regular basis to document available treatment capacity. (new)
Policy CSF-2.15 Wastewater Flow Monitoring. Do not allow new development in Hollister if such development would generate wastewater flows that exceed 90 percent of the wastewater treatment plant's National Pollutant Discharge Elimination System (NPDES) permit requirements or its capacity. (new)
Policy CSF-2.16 Development Outside of the Airport or Santa Ana Sewer Systems. Require those proposing development outside of the service areas of the airport or Santa Ana sewer systems to develop plans for, finance, and install the sewer facilities required to serve the proposed development. (Policy CSF2.3)
ACTIONS
Action CSF-2.1 Water -Efficiency Strategies. Adopt citywide policies that encourage or require new and existing development to
incorporate measures to reduce potable water demand and/or increase water efficiency. (new)
Action CSF-2.2 Sunnyslope County Water District Coordination. In cooperation with the Sunnyslope County Water District, develop implementation plans to:
1. Phase the construction of additional water storage
reservoirs to match increases in local water demand.
2. Add new wells in accordance with current capital
improvement plans to ensure adequate safe pumping
supply to meet peak -day demand for water.
(Implementation Measure CSF.G)
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5. COMMUNITY SERVICES AND FACI LITI ES ELEMENT
Action CSF-2.3 Water Resource Data Sharing. Exchange water resources data with the Sunnyslope County Water District to allow for
responsible decisions regarding water supply development and land use planning. (Implementation Measure CSF.G)
Action CSF-2.4
Requirements for Water Conservation in New Development.
Identify, evaluate, and establish requirements for project developers to reduce water usage, such as installing water - efficient fixtures, planting drought -tolerant landscaping, including dual water lines for residential projects (one for clear water and the other for the recirculation of graywater), and limiting golf course irrigation (if applicable) to conserve water and prevent further groundwater drawdown. (Implementation Measure
CSF.I)
Action CSF-2.5 Hollister Urban Water and Wastewater Master Plans. Update the Urban Water and Wastewater Master Plans to be consistent with the population, employment, and other growth projections of this General Plan, in compliance with State law requirements for future water supplies. (Implementation Measure CSF.F) Action CSF-2.6
Data on Sewer and Water System Capacity. Establish the extent and capacity of the existing water supply systems and the wastewater collection, treatment, and disposal system, and update this information on a regular basis in coordination with the Sunnyslope County Water District and San Benito County Water District. This information is to be used by the Planning Commission and the City Council to evaluate the impacts on sanitary sewerage facilities, which would result from proposed development. (Implementation Measure CSF.DD)
Action CSF-2.7 Landscape Water Conservation Education Program. Continue to work with the San Benito County Water Resources Association to educate property managers, homeowners, and designers about water -conserving landscaping and water -recycling best practices. (Implementation Measure CSF.M)
Action CSF-2.8 Recycled Water Incentives. Develop incentives to encourage the use of recycled water. (new)
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Action CSF-2.9 Wastewater Treatment Plan Improvements Study. Begin studies immediately to develop a plan for phased improvements to the wastewater treatment plant, including documentation of project costs for each phase. Coordinate planned improvements to increase the plant capacity with the Central Coast Regional Water Quality Control Board. (new)
Action CSF-2.10 Wastewater Treatment Plan Funding Plan. Develop and implement a funding plan for future wastewater treatment plant improvements, with a primary emphasis on funding from new wastewater plant connections as they occur. (new)
Action CSF-2.11 Sewer Connection Fee Study. Conduct a study to evaluate the cost of the sewer connection fees for new development and the monthly wastewater collection fees for existing customers to ensure that the costs of the wastewater treatment plant upgrades needed to accommodate future development can be met
through the Capital Improvements Program. (new)
Action CSF-2.12 Wastewater Treatment Plan Expansion. Implement plans to expand the wastewater treatment plant when monitored flows reach 80 percent of the plant's NPDES permit requirements or its capacity. (new)
5.2.3 STORM WATER DRAINAGE
POLICIES
Policy CSF-3.1 Adequate Drainage Facilities. Require project developers to provide adequate storm drains for stormwater runoff. Proposed development projects must include adequate provisions to accommodate peak flows, shall not significantly impact
downstream lands, and shall avoid impacts on riparian
vegetation. (Policy CSF3.1)
Policy CSF-3.2 Stormwater Capture. Encourage stormwater capture and encourage, when feasible and cost-effective, on -site rainwater catchment for new and existing development. (new)
Photo by PlaceWorks
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5. COMMUNITY SERVICES AND FACI LITI ES ELEMENT
ACTIONS
Photo by Michael Grzan
Action CSF-3.1 Identification of Drainage System Improvements. Establish a program for drainage system improvements that would include, but not be limited to, the following:
1. Continual monitoring of areas with insufficient drainage and implementation of any necessary improvements.
2. Construction of new system improvements to improve
storm drainage performance.
3. Evaluation of stormwater volumes when replacing
undersized or otherwise inadequate lines with larger or parallel lines.
4. Establishing development guidelines to protect areas that are particularly susceptible to erosion and sediment loss.
5. Compliance with the NPDES requirements.
(Implementation Measure CSF.P)
Action CSF-3.2 Drainage Channels and Culverts. Create a program to inspect all active drainage channels and culverts associated with subdivisions and large-scale developments for accumulated sediment during construction, post -construction, and on an ongoing basis. If the inspections indicate that sediment accumulation has occurred, then these drainage structures should be cleared of debris and sediment. (Implementation Measure CSF.HH)
5.2.4 ENERGY
POLICIES
Policy CSF-4.1 Resource Efficiency in Site Development. Encourage site planning and development practices that reduce energy demand and incorporate resource- and energy -efficient infrastructure. (Policy NRC3.3)
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5. COMMUNITY SERVICES AND FACILITIES ELEMENT
Policy CSF-4.2 Resource -Efficient Building Design. Promote and encourage residents and businesses to be resource and energy efficient by creating incentives and removing obstacles to promote their use.
Require those proposing new development to incorporate
energy conservation measures in the design and construction of all proposed residential, commercial, industrial, and public buildings. This would include:
> Shading of parking lots and summertime shading of
south -facing windows
> Requiring those proposing new development to design
all proposed commercial, office, and industrial structures with high -efficiency heating -ventilation -air conditioning (HVAC) systems for maximum energy efficiency
> Requiring those proposing new development to design
all window systems to reduce thermal gain during warm
weather and heat loss during cool weather
> Encouraging the use of domestic solar energy. (Policy NRC3.4 and Implementation Measures NRC.S)
Policy CSF-4.3 Energy Efficiency in Government. Promote and serve as an effective leader in implementing conservation practices and incorporating resource -efficient alternatives in government facilities and services. (Policy NRC3.5)
Policy CSF-4.4 Title 24 Requirements. Require new development projects to meet or exceed Title 24 energy conservation requirements, and, where possible, require structural and landscaping design to make use of natural heating and cooling. Encourage the use of solar and alternative energy technologies to meet or exceed Title 24 requirements. (Implementation Measures NRCSJ)
Policy CSF-4.5 LEED Program. Encourage developers to use Leadership in Energy and Environmental Design standards. (Implementation Measures NRC.0)
Policy CSF-4.6 Solar Design. Promote the use of solar energy and develop design standards relating to solar orientation, including landscaping, and appropriate impervious surfaces.
(Implementation Measures NRC.P)
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Policy CSF-4.7 Distributed Energy Systems. Encourage the development of distributed energy systems for new construction, such as rooftop solar panels, customer -owned battery backup systems, fuel cell technologies, backup generators, and combined heat and power systems. (new)
Policy CSF-4.8
Policy CSF-4.9
Building Energy Load Reduction. Reduce the energy load per building by using energy -saving techniques, such as upgrading insulation, reducing electricity loads from lighting and appliances, and revising building design guidelines. (new)
Microgrids. Encourage the development of microgrids for large- scale development projects, such as college campuses, hospital complexes, business centers, and large industrial land uses. (new)
Policy CSF-4.10 Battery Energy Storage Systems. Encourage the installation of battery energy storage systems (BESS) for commercial and industrial users to meet short-term peak power needs. (new) Policy CSF-4.11 Reach Codes. Consider the implementation of reach codes for the City, which are local building energy codes that go beyond the minimum requirements of the California Building Code. (new)
Policy CSF-4.12 On -site Renewable Energy Sources. Require the installation of on -site renewable energy sources, such as solar photovoltaic, for new commercial and office buildings greater than 45,000 square feet and new industrial buildings greater than 99,000 square feet. (new)
Policy CSF-4.13
Energy Providers Assistance. Obtain the assistance of the Pacific Gas and Electric Company and Central Coast Community Energy in reviewing proposals for commercial buildings and major subdivisions of more than 25 units during the design and approval process to ensure the incorporation of energy -efficiency recommendations into the plans. (Implementation Measures NRC.C)
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Policy CSF-4.14 PG&E Coordination on Energy Technology. Coordinate with Pacific Gas and Electric Company in the development of smart grid technology, demand management programs, and battery storage systems. (new)
Policy CSF-4.15 PG&E Coordination on Future Growth Projections. Keep PG&E informed of projected growth rates and electricity usage in Hollister to assist in PG&E's five-year electricity demand forecasts. (new)
Policy CSF-4.16 Peak Energy Demand Calculations. Require large-scale projects that require preparation of an Environmental Impact Report to calculate peak electricity demands and apply early in the planning process to PG&E for proposed electricity connections so that PG&E can determine capacity to serve the project. (new)
ACTIONS
Action CSF-4.1 Backup Energy. Evaluate backup energy provisions for critical City facilities and upgrade as needed. Encourage the use of alternatives, such as fuel cell and solar generator backups, to the sustained use of gasoline -powered generators. (Implementation Measures NRC.D)
Action CSF-4.2 "Green" Building Standards. Adopt a "Green Building Program" to encourage the use of green building materials and energy conservation. Provide a resource list of local suppliers and builders that promote green building materials and practices. (Implementation Measures NRC.E)
Action CSF-4.3
Green Building Grant Funding. Monitor available grant funding sources and apply for grant funding that will assist with the implementation of green building and green energy policies and actions. (new)
Action CSF-4.4 Energy Conservation Programs. Provide public information on alternative energy technologies for residential developers, contractors, and property owners. Publicize energy conservation programs and weatherization services that are available to provide subsidized or at -cost inspection and corrective action by
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5. COMMUNITY SERVICES AND FACI LITI ES ELEMENT
making information available through websites and newsletters. (Implementation Measures NRC.Q)
5.2.5 SOLID WASTE
POLICIES
Policy CSF-5.1
Policy CSF-5.2
Policy CSF-5.3
Policy CSF-5.4
Policy CSF-5.5
Actions
Action CSF-5.1
Solid Waste Management. Coordinate with the County of San Benito in addressing solid waste management and landfill capacity needs consistent with this General Plan. (Policy CSF4.10) Waste Reduction and Recycling. Comply with State laws to promote recycling and divert recyclable materials from the landfill, such as encouraging businesses to recycle building and other materials; promoting composting by restaurants,
institutions, and residents; and supporting programs to promote recycling. Encourage residential, commercial, and industrial customers to evaluate and reduce their waste streams and to participate in waste exchanges and used goods resale programs. (Policy CSF4.11)
Zero -Waste Legislation. Support zero -waste legislation locally, regionally, and statewide. (new)
Green Jobs. Support the development of green jobs through investment in zero -waste programs and infrastructure. (new) Litter and Illegal Dumping. Reduce litter and illegal dumping in Hollister. (new)
Identification of Recycling Program Opportunities. Create a formal recycled product procurement program for the City and work with local industry and commercial enterprises to
encourage the purchase and use of recycled materials where possible. (Implementation Measure CSF.K)
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Action CSF-5.2 Zero -Waste Goal. Prepare a zero -waste strategic plan to maximize solid waste diversion community -wide. (new)
Action CSF-5.3
Reusable Foodware Ordinance. Develop and adopt a Reusable Foodware Ordinance that requires the use of reusable foodware when dining on -site at restaurants and the use of compostable or recyclable foodware containers for carryout orders. (new) Action CSF-5.4 Solid Waste Reduction Programs. Adopt and implement programs that reduce the amount of materials entering the solid waste stream. (new)
.2.6 PARKS AND RECREATION
POLICIES
Policy CSF-6.1
Policy CSF-6.2
Parks and Recreational Facilities Standard. Provide five acres of developed parks and recreational facilities for every 1,000 residents in the City Limits to improve the 2018 service ratio of
3.5 acres of park space per 1,000 people. New residential or mixed -use developments containing a residential component shall be required to provide park land, or pay in -lieu fees, in this ratio, as directed by the City. Private parks and open space that is counted toward the City's park requirement shall be publicly accessible. (Policy CSF4.4)
Access to Parks and Recreation Facilities. Ensure an equitable distribution of open space, parks, and recreational facilities throughout the city. Strive to improve, operate, maintain, and rehabilitate existing parks, facilities, and other public amenities. (Policy CSF4.5)
Policy CSF-6.3 Hollister Parks Facility Master Plan. Prioritize the implementation of the recommendations from the 2018 Hollister Parks Facility Master Plan. (new)
Photo by Jaquelyn Scimeca
Photo by Jenny Knerr
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5. COMMUNITY SERVICES AND FACI LITI ES ELEMENT
Policy CSF-6.4
Park Design and Review Process. Design all new parks to follow the best practices outlined in the Hollister Parks Facility Master Plan. Require all new park and recreation facilities to receive a recommendation from the Parks Commission prior to approval. (Policy CSF4.5)
Policy CSF-6.5 High -Quality Facilities and Recreational Programs. Promote and provide high -quality facilities and recreation programs to meet the recreational and cultural needs and desires of existing and future residents of all groups, ethnicities, and income levels. (Policy CSF4.6)
Policy CSF-6.6 Public Information Campaigns. Collaborate with schools, governmental agencies, and community organizations to expand existing programs and establish new outreach campaigns to promote physical activity and nutritious meals. (Policy CSF4.15) Policy CSF-6.7 Park Access. Work with local community -based organizations to expand and increase park access throughout the city. (new)
ACTIONS
Action CSF-6.1 Park and Recreational Standard Plan. Develop and implement a plan to achieve the City's standard of providing five acres of developed parks and recreational facilities for every 1,000 residents in the City Limits. (new)
Action CSF-6.2
Action CSF-6.3
Trail Master Plan. Develop and adopt a Trail Master Plan for the city that includes a gap analysis of existing parks, trails, and open spaces. Future improvements identified in the trail master plan shall prioritize access and equity. (new)
Vista Park Hill Master Plan. Implement the Vista Park Hill Master Plan and work to achieve the seven goals outlined in the plan. (new)
Action CSF-6.4 Park Grant Funding. Pursue grant funding to improve existing parks and develop new City parks. (new)
Action CSF-6.5 All -Abilities Playground. Develop and adopt a plan to create an all -abilities playground. (new)
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Action CSF-6.6 Community Engagement on Park Improvements. Hold meetings with the community at the outset of planning for new parks or park improvements. (new)
Action CSF-6.7 Developer -Provided Parks. Establish incentives to encourage developers to build parks beyond City requirements. (new)
5.2.7 FIRE AND POLICE SERVICES
POLICIES
Policy CSF-7.1 Police Services. Ensure that development in the Hollister Planning Area does not exceed the capability of the Hollister Police Department and the San Benito County Sheriff's
Department to provide an adequate level of police protection. (Policy CSF4.7)
Policy CSF-7.2
Policy CSF-7.3
Policy CSF-7.4
Fire Safety. Ensure that development in the Hollister Planning Area does not exceed the capability of the Hollister Fire Department and the San Benito County Fire Department to provide an adequate level of fire protection. (Policy CSF4.8) Fire Protection Mitigation. Require individual project developers to negotiate with the Hollister Fire Department to determine additional mitigation for proposed projects prior to the issuance of building permits. Such mitigation may include the payment of impact fees, the development of new fire protection facilities, and/or the provision of firefighting equipment. (Implementation Measure CSF.JJ)
Fire and Police Project Review. Ensure that the responsible fire protection agency and law enforcement agency reviews all development proposals in the Hollister Planning Area to ensure that the project provides adequate fire protection and addresses crime prevention concerns. (Implementation Measure CSF.II and CSF.KK)
Photo by the Hollister Police Department
Photo by the Hollister Police Department
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5. COMMUNITY SERVICES AND FACI LITI ES ELEMENT
Photo by the Hollister Police Department
Photo by Jenny Knerr
Photo by Hollister Parks and Recreation Staff
ACTIONS
Action CSF-7.1
Public Service Master Plans. Require City departments to update their public service master plans in conformance with the amount and type of development specified in this General Plan to ensure that the City maintains an adequate number of public safety workers, including police officers and firefighters.
(Implementation Measure LU.D).
Action CSF-7.2 Facilities for Fire and Police Services. Create a plan for new police and fire facilities, including identification of opportunities for shared use of facilities by the Police and Fire Departments. (Implementation Measure CSF.X)
Action CSF-7.3 Fire Protection Master Plan Update. Update the City's Fire Protection Master Plan. Include consideration of a fire protection expansion plan to fund and operate additional fire stations in the city, including the airport area and the southeastern section of the Hollister Planning Area. As part of this update and in coordination with the County of San Benito and/or CAL FIRE, investigate fire and emergency service consolidation as a means of expanding and improving service in the Hollister Planning Area. (Implementation Measures CSF.B, CSF.E and CSF.N)
5.2.8 PUBLIC SCHOOLS
POLICIES
Policy CSF-8.1 New School Funding Incentives. Consider incentives, such as density bonuses and waiver or reductions of development standards, when a proposed project voluntarily provides school fee contributions beyond their fair share for new school facilities. (new).
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Policy CSF-8.2 Coordination with School Districts. Encourage joint planning with local school districts in determining the location of educational facilities. (Policy CSF4.2).
Policy CSF-8.3 School Development Impact Fees. Require all new development to mitigate its fair share of the impact of such development on school facilities to the maximum extent
permitted under State law. (Policy CSF4.2)
Policy CSF-8.4
Policy CSF-8.5
Community Use of School Facilities. Collaborate with schools to enter into joint -use agreements to provide access to school facilities for neighborhood, community, and recreational activities. (Policy CSF4.2)
Construction of a Second High School. Support the San Benito High School District's efforts to construct a new high school. (Implementation Measure CSF.NN)
5.2.9 LIBRARY SERVICES
POLICIES
Policy CSF-9.1 County Partnership. Partner with the San Benito County Free Library to maximize public use of libraries for community cultural and educational events and classes, particularly to support youth, seniors, job training, adult education, technology, literacy, and English as a second language. (new)
ACTIONS
Action CSF-9.1 Library Service Expansion Study. Conduct a study to investigate the needs and funding mechanisms to expand library services in the Hollister Planning Area. (Implementation Measure CSF.J) Photo by David Mirrione
Photo by David Mirrione
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6. ECONOMIC
DEVELOPMENT
ELEMENT
6.1.1 RETAIL LEAK/NU
The City of Hollister currently experiences an estimated $26 million in retail leakage on an annual basis. Retail leakage is spending by Hollister residents that occurs outside of the City Limits. This amounts to roughly $700 per capita of annual spending by Hollister residents outside of Hollister. By comparison, the Association of Monterey Bay Area Governments (AMBAG) region experiences just $30 in retail leakage per capita on an annual basis. According to local stakeholders, this retail leakage is driven by several factors, including the significant amount of commuting by Hollister residents to workplaces outside of the city. On their commute, residents have several retail destination options before reaching Hollister that capture a significant amount of their spending. Another potential reason for the retail leakage is the gaps in the City of Hollister's existing retail offerings. More specifically, the 2020 Market Demand Analysis found significant retail leakages in clothing and clothing accessory stores, general merchandise stores, and home furnishing stores. This indicates areas of potential shortages in the local retail inventory that are forcing residents to spend money outside of the City Limits.
Photo by PlaceWorks
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6. ECONOMIC DEVELOPMENT ELEMENT
The General Plan's Land Use Plan Map (Figure LU-2) is designed to provide a high level of flexibility for future commercial development projects. Many land use categories, such as Mixed Use and Home Office, allow a range of commercial projects to develop throughout Hollister without mandating specific uses so that individual projects are free to meet the market demand of the city and its unique neighborhoods at the time of development.
In addition to this flexibility, the General Plan identifies prime locations for new retail development to occur. By distributing different types of retail development opportunities throughout Hollister, the General Plan seeks to promote accessible and diverse retail districts that complement, rather than compete with, each other.
The five retail land use designations in this General Plan are Mixed Use, Downtown Commercial and Mixed Use, West Gateway, North Gateway Commercial, and General Commercial.
Photo by Michael Crzan
6i .2 JOB CREATION
According to 2019 AMBAG data, nearly 14,000 total jobs are within the City of Hollister.
An estimated 32 percent of these jobs are in service industries, primarily driven by local demand for services, including healthcare, real estate, and financial services.
Another 27 percent of the existing employment is driven by the public sector, including local, state, and federal employment. Nearly 20 percent of Hollister employment is within the industrial sector, including manufacturing, transportation and distribution, and construction firms. Over the past decade, job growth within the region has not kept pace with population and household growth, leading to a significant amount of Hollister residents commuting to the Monterey Bay Area and San Francisco Bay Area for employment. However, Hollister does contain a significant inventory of vacant and underutilized commercial and industrial sites that could accommodate business development and expansion within the city. Expanding development of industrial and commercial land locally can help create job opportunities for Hollister residents.
6.1.3 TOURISM
With an estimated 210,000 tourists visiting Pinnacles National Park and Hollister Hills State Vehicular Recreation Area (SVRA) annually, Hollister is well positioned to capture significant tourism spending. The San Benito County region also boasts additional outdoor recreation amenities, arts and cultural venues, vineyards and local wineries, and agricultural -oriented tourist attractions that bring additional visitors to the area.
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6. ECONOMIC DEVELOPMENT ELEMENT
6.1.4 INDUSTRIAL USES
In 2019, industrial jobs accounted for roughly 20 percent of all jobs within Hollister.
Based on input from local businesses and stakeholders, these industrial jobs are typically higher paying than other jobs that require the same level of education.
Industrial jobs also require less educational attainment than jobs within the science and technology sector. Historically, Hollister has attracted more price -sensitive manufacturers, given the less expensive industrial real estate and affordability of the local residential market for employees. There is roughly 4 million square feet of industrial space in Hollister, with an additional 850,000 square feet of space already in the development pipeline. In addition to projects in the pipeline, Hollister's inventory of vacant and underutilized industrial sites within the City Limits can accommodate another 8 million square feet of industrial space. This suggests Hollister has the potential to capture additional industrial jobs by supporting expansion of existing businesses and recruiting new businesses in search of industrial space.
6.1.5 AIRPORT
Located in northern Hollister, the Hollister Municipal Airport is a major asset for existing and future economic development within the city. The City of Hollister has invested heavily in upgrades to the runways, storm drainage, and other on -site infrastructure to support aviation and future development. In addition to potential new development on airport property, one unique aspect of the Hollister Municipal Airport is its "through - the -fence" access, which allows privately owned land adjacent to the airport direct access to the airport runways and taxiways. This can be an attractive attribute for nearby properties, according to industrial developers and landowners in northern Hollister.
6.2 GOALS, POLICIES, AND ACTIONS
The following section provides goals, policies, and actions relating to economic development within the City of Hollister. The goals, policies, and actions are divided into the following categories:
> Overall economic development
> Retail leakage
> Job creation
> Tourism
> Industrial uses
> Airport
Photo by PlaceWorks
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6. ECONOMIC DEVELOPMENT ELEMENT
6.2.1 OVERALL ECONOMIC DEVELOPMENT
POLICIES
Policy ED -1.1 Economic Development Programs and Strategies. Make economic development a critical function and focus of City operations.
> Implement economic development programs.
> Assist with business attraction and retention.
> Initiate other economic development strategies.
Policy ED -1.2
Development Opportunities Marketing. Provide information and services to potential developers, including catalytic opportunity site pro formas, marketing materials, and early notice of building vacancies.
Policy ED -1.3 Stakeholder Collaboration. Collaborate in economic development efforts with regional stakeholders and businesses.
Policy ED -1.4 Higher Education Collaboration. Support the expansion of programs at local and regional educational institutions aimed at increasing the expertise of the local workforce.
ACTIONS
Action ED -1.1 Economic Development Staff. Identify City or grant funding to support dedicated City staff to implement economic
development programs.
Action ED -1.2 Performance Monitoring. Conduct a study to evaluate the City's economic development performance periodically, and
update/adjust policies and actions accordingly.
Action ED -1.3 Job Training Programs. Support local educational institutions to develop and expand training programs aimed at increasing the skills and expertise of the local workforce in ways that are relevant to local business needs.
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Action ED -1.4
Action ED -1.5
Existing Businesses. Survey existing businesses in Hollister to better understand their existing operations and needs, as well as potential expansion plans.
Disaster Recovery. Review policies and procedures related to the repair and reconstruction of buildings and adjustment of business operations in response to natural and human -caused disasters. Create or amend policies as needed.
Action ED -1.6 Economic Development Work Plan. Report on economic development activities to the City Council annually and provide recommendations for the following year's economic
development work plan for the Council's approval.
POLICIES
Policy ED -2.1 City Infrastructure Maintenance. Maintain and upgrade necessary City infrastructure to support new commercial and industrial development.
Policy ED -2.2 Business Retention, Attraction, and Expansion. Attract projects that would support business retention and expansion in Hollister.
ACTIONS
Action ED -2.1
Infrastructure Study to Support Businesses. Conduct a study to determine needs, costs, and potential funding mechanisms for upgrades to infrastructure in Hollister to support business attraction and expansion. The study should include:
> Roads
> Sewer
> Water
> Broadband internet
> Electrical service
Photo by PlaceWorks
Photo by Michael Grzan
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6. ECONOMIC DEVELOPMENT ELEMENT
Action ED -2.2
Commercial and Industrial Sites Database. Create and maintain a database of commercial and industrial sites and buildings that are available to accommodate business growth. The database should ideally include the characteristics of each individual site and target high -opportunity sites for City -led efforts that can help make them shovel ready for development. The database should include:
> Site topography
> Land use designation and zoning
> Existing infrastructure connections
> Environmental remediation/mitigation requirements
6.2.2 RETAIL LEAKAGE
POLICIES
Photo by Jaquelyn Scimeca
Policy ED -3.1
Retail Business Expansion. Support retail business expansion and attraction through marketing vacant retail spaces and sites throughout the city.
Policy ED -3.2 Retail Business Attraction. Support the attraction of new retail categories/businesses that are desired by Hollister residents.
Policy ED -3.3
ACTIONS
Action ED -3.1
Action ED -3.2
Retail Development in West Gateway District. Require the provision of retail space, either within horizontally or vertically integrated mixed -use developments, within the West Gateway District instead of solely residential development in this area to create a more vibrant retail environment in this part of Hollister.
List of Available Retail Sites. Create and maintain a list of existing vacant retail land and vacant retail spaces within Hollister through coordination with local property owners and brokers.
Vacant Retail Buildings. Contact the brokers and/or owners of vacant retail sites and buildings to understand the unique characteristics of each site and ownership structure.
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Action ED -3.3
Advertisement of Retail Sites. Advertise vacant retail sites and buildings on the City's website to attract retail developers and businesses.
Action ED -3.4 Retail Market Studies. Conduct or commission a study to document new retail facilities desired by Hollister residents and the demographic and economic characteristics required by various retail businesses (e.g., population densities, projected housing growth, household incomes). As part of this study, develop strategies to make Hollister a more appealing location for these businesses.
Action ED -3.5
POLICIES
Rehabilitation of West Gateway District. Review policies and regulations pertaining to the West Gateway District to ensure there are no undue barriers to rehabilitation and redevelopment within the area and to prioritize available resources to support infrastructure upgrades necessary to serve desired development.
Policy ED -4.1 Inactive Storefronts in Downtown. Reduce the number of inactive storefronts within the downtown to improve the pedestrian environment by incentivizing downtown property owners to attract active uses to ground floor spaces.
Policy ED -4.2 Experiential Retail and Entertainment Opportunities.
Encourage existing buildings and new proposed projects in the downtown to incorporate experiential retail and entertainment opportunities to bolster downtown.
Policy ED -4.3 Infrastructure Upgrades in Downtown. Upgrade downtown infrastructure in a planned, orderly fashion to support the rehabilitation and redevelopment of retail and mixed -use buildings within the downtown.
Policy ED -4.4
Parking Management Strategies. Support parking management strategies to maintain and improve downtown parking access and convenience.
Photo by PlaceWorks
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
6. ECONOMIC DEVELOPMENT ELEMENT
ACTIONS
Photo by PlaceWorks
Action ED -4.1
Incentives to Revitalize Downtown. Establish land use policies and incentive programs to minimize the number of inactive storefronts in downtown and convert those storefronts to active uses.
Action ED -4.2 Downtown Building Improvement Program. Create a City - funded program to help owners improve the condition of existing downtown buildings (e.g., facade improvements, infrastructure upgrades).
Action ED -4.3
Downtown Parking Study. Conduct a study to identify strategies to improve the use of existing downtown parking, evaluate whether additional parking is needed, and determine how and where additional parking could be added if it is needed.
6.2.3 JOB CREATION
POLICIES
Policy ED -5.1 Collaboration with Existing Businesses. Improve the collaboration between the City and existing Hollister businesses to better understand business needs.
ACTIONS
Action ED -5.1 Business Attraction Program. Develop a program to identify potential businesses interested in locating in Hollister, and market the city to them as a business location.
Action ED -5.2
Marketing and Branding Materials. Create marketing materials about Hollister for distribution to businesses, developers, and brokers.
ED -8
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
6. ECONOMIC DEVELOPMENT ELEMENT
Action ED -5.3
Action ED -5.4
Promoting Hollister as a Business Destination. Attend regional and national conferences to promote Hollister as a destination for business location.
Outreach to Existing Businesses. Conduct outreach to existing businesses, including conducting a survey of existing businesses to understand their current operations and future expansion needs.
Action ED -5.5 Regional Business Stakeholder Meetings. Attend regional business stakeholder organization meetings to understand business trends and needs for expansion.
6.2.4 TOURISM
POLICIES
Policy ED -6.1
Overnight Accommodations. Cooperate with private developers to expand the city's lodging inventory and capacity to
accommodate overnight visitors.
Policy ED -6.2 Brick -and -Mortar Retail. Attract regional agricultural -related producers (e.g., fresh food, wine producers) to open brick -and - mortar retail establishments in Hollister. Potential City support could include fee waivers or direct City funding to assist with site location and improvements to meet the retailers' unique space requirements.
Policy ED -6.3 Collaboration to Support Tourism. Continue to collaborate with local tourism -oriented entities to increase visitor attraction.
Policy ED -6.4 Campgrounds and RV Parks. Support the development of campgrounds and recreational vehicle (RV) parks within the Planning Area in close proximity to complementary regional recreational amenities, primarily to the south of the City Limits.
Photo by PlaceWorks
Photo by Placeholder
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
6. ECONOMIC DEVELOPMENT ELEMENT
ACTIONS
Action ED -6.1
Action ED -6.2
Tourism Signage. Work with Caltrans to improve signage on the State highways to direct travelers to destinations in Hollister, particularly downtown.
Hotel Incentive Policy. Update the existing hotel incentive policy to help enhance the tourist and travel experience in Hollister by continuing to provide incentives to develop quality hotels and promote the rehabilitation of existing hotels.
Action ED -6.3 Establish a Short -Term Rental Policy. Assess the current demand for short-term rentals and establish a comprehensive short-term rental policy to manage the number of short-term rentals in the city.
Action ED -6.4 Branding Strategy. Develop a branding strategy and unique identity for Hollister, and ensure that new public signage, promotional materials, and the City's website and social media presence reinforce and market the brand.
Action ED -6.5
Action ED -6.6
Public -Private Collaboration to Support Tourism. Work with local tourism stakeholders to identify gaps and develop strategies for public -private collaboration to close those gaps.
Tourism Funding Study. Conduct a study of the potential for new funding sources to support tourism -related activities. These could include a Transient Occupancy Tax (TOT) increase, sales tax increase, or other General Fund allocations.
6.2.5 INDUSTRIAL USES
POLICIES
Policy ED -7.1 Manufacturing, Construction, and Agriculture Business Expansion. Prioritize business expansion efforts around Hollister's existing strengths in manufacturing, construction, and agriculture -related businesses.
ED -10
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
6. ECONOMIC DEVELOPMENT ELEMENT
ACTIONS
Action ED -7.1 Industrial Business Gap Study. Conduct a study to identify existing gaps within Hollister's current industrial sector, and work to attract industrial companies in these categories.
Action ED -7.2 Identification of Underrepresented Industries. Compile and review California Employment Development Department (EDD) data on employment by industry for San Benito County, and identify industries where the county is underrepresented, to target business attraction efforts.
POLICIES
Policy ED -8.1
ACTIONS
Action ED -8.1
Action ED -8.2
Streamlined Industrial Permitting Process. Ensure a transparent and streamlined process for approving and permitting industrial development and building occupancy in Hollister.
Business Park Master Plan. Develop a citywide Business Park Master Plan to improve the overall appearance and reputation of the business parks; identify any shortages of land, infrastructure, and/or buildings needed to accommodate a range of
industrial/business park tenant types; and establish strategies to address any deficiencies.
Review of Industrial Development Regulations and Processes.
Review the City's industrial development permitting regulations and processes and ensure that they are user-friendly and do not create any undue barriers to industrial development.
Photo by PlaceWorks
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
6. ECONOMIC DEVELOPMENT ELEMENT
6.2.6 AIRPORT
POLICIES
Policy ED -9.1
ACTIONS
Action ED -9.1
Action ED -9.2
POLICIES
Policy ED -10.1
Policy ED -10.2
Policy ED -10.3
Development Incentives for Industrial and Aviation -Related Uses. Incentivize additional development of industrial and aviation -related uses on the airport property by investing in infrastructure upgrades and considering permit streamlining and fee waivers/deferrals.
Airport Master Plan. Create an Airport Master Plan that would assess existing facility needs, future land use and zoning, transportation access, infrastructure upgrades, and potential funding mechanisms to support delivery of new industrial and aviation -related business space around the Hollister airport.
Airport Development Incentive Study. Conduct a study to streamline the permitting process and/or offer financial incentives through reduced impact fees or other mechanisms to support new uses at and around the airport.
Advertisement of the Airport. Market the Hollister Municipal Airport as an amenity to existing and future businesses.
Airport Business Recruitment. Recruit potential aviation -related companies to locate on or near the airport property.
Aviation -related Business Sector Attraction. Include aviation- related/airport-dependent businesses in the targeted sectors for business attraction.
ED -12
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
6. ECONOMIC DEVELOPMENT ELEMENT
ACTIONS
Action ED -10.1 Airport Marketing. Include information about the airport and its key features and amenities on the City's website and in marketing materials used for business recruitment.
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6. ECONOMIC DEVELOPMENT ELEMENT
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ED -14
7. NATURAL
RESOURCES AND
CONSERVATION
ELEMENT
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7.1 HOLLISTER TODAY
7.1.1 BIOLOGICAL RESOURCES
Hollister is rich with diverse habitats. While much of the Planning Area has been urbanized as Hollister has grown over the past 150 years, the remaining agricultural lands on the broad alluvial plain of the San Benito River Valley, the riparian woodlands along San Benito River and Santa Ana Creek, and the rolling grasslands and grazing lands to the east and south, are valued resources for Hollister's wildlife. Protection of sensitive biological resources, and restoration or enhancement of damaged habitats is important for the continued health of Hollister's natural environment. The Biological and Wetland Resources Background Report,' prepared as part of the General Plan 2040 Update process, provides a review of the known resources in the General Plan Planning Area.
Environmental Collaborative, 2020. City of Hollister General Plan 2040, Biological and Wetland Resources Background Report.
Photo by Valera Key
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
7. NATURAL RESOURCE AND CONSERVATION ELEMENT
Hollister is in the Pajaro River watershed, which covers approximately 1,300 square miles and ultimately flows to Monterey Bay. The watershed spans four counties —San Benito, Santa Clara, Santa Cruz, and Monterey. The Pajaro River is the largest coastal stream between San Francisco Bay and the Salinas River. The watershed's large size contributes to the number of diverse environments, physical features, and land uses in the watershed. Tributaries to the Pajaro River, the largest of which is the San Benito River, serve as the major routes for surface flow and drainage throughout the watershed.
Protection of the creeks and wetlands, and the plants and animals that live in and near them, can be achieved by managing public access along these areas and by minimizing encroachment by new development to only that which is unavoidable.
This can be accomplished by preserving buffer areas along creeks and drainage -ways, associated riparian areas, and wetlands. Another way to protect creeks is to improve public access points so that uncontrolled foot traffic does not damage these sensitive habitats.
Photo by Jenny Knerr
7.1.1.1 HABITAT TYPES
Vegetation, fish, and wildlife habitat are essential to the community of Hollister. As development pressures grow, the need for preservation of the valuable diversity of species becomes increasingly important. The City recognizes the ecological, scientific, aesthetic, and cultural values of special -status species, as well as their inherent and legal right to exist without undue disturbance. Protection of species with legal protective status also extends to the habitat that supports populations of those species, consistent with the requirements of state and federal law. By providing protection to non -listed special -status species, the City is recognizing the need to contribute to the protection of native plants and animals, and their habitats, before their populations are so low that they must be listed as threatened or endangered under the state and federal Endangered Species Acts.
Figure NRC-1 shows the various vegetation cover types in the General Plan Planning Area vicinity according to the National Land Cover Database. Habitat types differ in their relative value as wildlife habitat and can be characterized by both vegetative cover and associated animal species that are dependent on that habitat, although some wildlife species may use more than one habitat type. The riparian habitat areas in Hollister support a large number of terrestrial and aquatic wildlife species. Non-native and native grasslands support a variety of mammals, birds, and reptiles. The forest and woodland cover in Hollister provide nesting and foraging opportunities for numerous species of birds, including raptors. Irrigated row crops occupy a majority of the agricultural lands in the Planning Area and a number of small mammals and birds frequent many of the crops.
NRC-2
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
7. NATURAL RESOURCE AND CONSERVATION ELEMENT
Figure NRC-1 Vegetation Cover Types
C F`rs
San Justo
Reservoir
Planning Area
Urban Service Area
Existing Sphere of Influence
Proposed Sphere of Influence
Expansion
City Limit
Creeks and Waterways ., a
Source: ESRI, 2020; Place Works, 2025; San Benito County, 2020; USGS, 2019; National Land Cover Database, 2016 Land Cover Type
IM Developed, High Intensity
Developed, Medium Intensity
Developed, Low Intensity
Developed, Open Space
Cultivated Crops
Hay/Pasture
Shrub/Scrub
Herbaceous
Emergent Herbaceous Wetlands
Woody Wetlands
Evergreen Forest
Deciduous Forest
INS Mixed Forest
+?/ii Barren Land
5n
Tres Pinos
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
7. NATURAL RESOURCE AND CONSERVATION ELEMENT
7.1.1.2 SPECIAL -STATUS SPECIES
Special -status species are plants and animals that are legally protected under the state and/or federal Endangered Species Acts or other regulations, as well as other species that are considered rare enough by the scientific community and trustee agencies to warrant special consideration, particularly with regard to protection of isolated populations, nesting or denning locations, communal roosts, and other essential habitat. Species with legal protection under the federal and state Endangered Species Acts often represent major constraints to development, particularly when they are wide-ranging or highly sensitive to habitat disturbance and where proposed development would result in "take" of these species.
Based on the review of available data, there are a total of 23 special -status plant species that have been reported from or in the vicinity of the General Plan Planning Area. As shown in Figure NRC-2, mapping prepared by the California Natural Diversity Database (CNDDB) of the California Department of Fish and Wildlife (CDFW) shows the known occurrences of nine of these most closely monitored special -status species.
Many of the special -status plant occurrences in the General Plan Planning Area are vulnerable to off -road vehicle use, disturbance associated with fire and fuel -reduction activities, competition with invasive species, and other threats. There remains a possibility that additional populations of one or more species occurs on the remaining undeveloped lands in the General Plan Planning Area. Detailed surveys would be required to provide confirmation on presence or absence from undeveloped portions of the General Plan Planning Area where suitable habitat is present and thorough studies have not been conducted.
Based on a review of available data, a total of 40 special -status animal species are known or suspected to potentially occur in the vicinity of Hollister. As indicated in Figure NRC-3, a total of 17 of these most closely monitored special -status animal species have been reported by the CNDDB in or near the General Plan Planning Area.
Occurrences of other special -status species, particularly the numerous special -status bird species known from San Benito County, may occur in or frequent the Planning Area. Detailed surveys would be required to provide confirmation on presence or absence of special -status animal species where suitable habitat remains in the Planning Area. Several special -status species are of particular concern because of their protected legal status and known distribution in the Hollister vicinity. Additionally, the Planning Area outside the City limits contains "critical habitat" designated by the US Fish and Wildlife Service for the Redlegged Frog and the California Tiger Salamander, as depicted in Figure NRC-3.
NRC-4
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
7. NATURAL RESOURCE AND CONSERVATION ELEMENT
Figure NRC-2 Special -Status Plant Species
Hbc Is located
outside mapping a
iss
Son Just°
Reservoir
Source: CA Natural Dive
base, 2019; USEWS, 2019; ESRI, 20
enito County, 2020; USGS, 2019
u
Planning Area
Urban Service Area
Existing Sphere of Influence
.,.... ,.. Proposed Sphere of
-". Influence Expansion
City Limit
Creeks and Waterways
CNDDB Plant Occurrences
CNDDB Plant Occurrences
Species and Acronyms
San Joaquin spearscale (5Js)
hairless popcornflower (hp)
alkali milk -vetch (amv)
saline clover (sc)
Pinnacles buckwheat (Pb)
western Heermann's buckwheat (wHb)
Indian Valley bush -mallow (IVbm)
Pajaro manzanita (Pm)
Hoover's button -celery (Hbc)
Hall's tarplant (Ht)
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
7. NATURAL RESOURCE AND CONSERVATION ELEMENT
Figure NRC-3 Special -Status Animal Species and Critical Habitat Cts
Cts
o
tb
Cts
o
h
bo
o
Cts
Crlf bo Sari Justo
o Cl wpt. CI Reservoir
Gif,© Crlf
Planning Area
Urban Service Area
Existing Sphere of Influence
Proposed Sphere of
Influence Expansion
City Limit
Creeks and Waterways
Parks
CNDDB Animal Occurrences
Critical Habitat (USFWS)
µ Fµk California Red -Legged Frog
E;i:217,,,,2,„1 California Tiger Salamander
Cts.--
r}*rc
Cts
Cts
CNDDB Animal Occurrences
Species and Acronyms
American badger (Ab)
bank swallow (bs)
burrowing owl (bo)
California horned lark (Chi)
California linderiella (CI)
California red -legged frog (Crtr)
California tiger salamander (Cts)
Coast Range newt (CRn)
Merlin (m)
Monterey hitch (Mh)
Pinnacles optioservus riffle beetle (Prh)
prairie falcon (pf)
steelhead - south-central California
coast DPS (s)
Swainson's hawk (Sh)
n Joaquin coachwhip (5)c)
San Joaquin kit fox (SJkf)
tricolored blackbird (tb)
vernal pool fairy shrimp (vpfs)
estern mastiff bat (wmb)
estern pond turtle (wpt)
tern red bat (wrb)
estern spadefoot (ws)
Source: CA Natural Diversity Database, 2019; USFWS, 2019; ESRI, 2019; PlaceWorks, 2025; San Benito County, 2020; USGS, 2019 NRC-6
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
7. NATURAL RESOURCE AND CONSERVATION ELEMENT
San Joaquin kit fox (Vulpes macrotis mutica) is listed as a federally endangered and state -threatened species. The San Joaquin kit fox was once widely distributed throughout the native grasslands that formerly occupied the low rolling hills around the San Joaquin, Salinas, Santa Clara, and San Benito Valleys. The nearest sighting of a San Joaquin kit fox in relation to the Hollister Planning Area occurred in 1972, when one was seen approximately 3,000 feet east of the southeast corner of the Planning Area. However, San Joaquin kit fox is known to range within two miles of sightings, and San Benito County has designated the area east of Fairview Road as a potential San Joaquin kit fox habitat area. Agricultural operations and, more recently, urban development, have eliminated or fragmented their habitat, resulting in a substantial decline in numbers. As shown in Figure NRC-3, occurrences of this subspecies have been reported in the southwestern, southeastern, and eastern margins of the General Plan Planning Area where development remains sparse.
In addition, the California tiger salamander (Ambystoma californiense) and California red -legged frog (Rana draytonii) are both listed as special -status species that occur in the Planning Area. California tiger salamander is a state and federally listed threatened species. It has been reported at the periphery of Hollister, including the eastern hills, the plains along the San Benito River corridor, and in the vicinity of the Hollister airport.
The USFWS has designated the hillsides in the eastern hills, generally east of Fairview Road, as Critical Habitat for the California tiger salamander (see Figure NRC-3).
Occurrences of California red -legged frog, which is federally listed as threatened and recognized as a California Species of Special Concern by CDFW, have also been reported in the Planning Area along the San Benito River, Santa Ana Creek, and drainages with suitable habitat in the eastern and southwestern hills. Designated Critical Habitat for the California red -legged frog occurs in the southern and southwestern portion of the General Plan Planning Area, extending south of Tres Pinos through the Gabilan Mountains.
7.1.13 SENSITIVE HABITATS
Sensitive habitat types in the General Plan Planning Area include remnant native grasslands, wetlands, and areas with specific types of forest and scrub cover. Native grasslands could occur in some locations of the herbaceous land cover shown in Figure NRC-1. Well -developed stands of riparian woodland and scrub (mapped as woody wetlands) are considered a sensitive habitat that supports a large number of terrestrial and aquatic wildlife species and tend to have high wildlife habitat values.
Freshwater marsh (mapped as emergent herbaceous wetlands) is also of high habitat value to wildlife, providing a source of drinking water, protective cover, nesting substrate, and serving as movement corridors for species. The forest areas shown in Photo of San Joaquin kit fox from USFWS
Photo of California tiger salamander from USFWS
Photo of California red -legged frog from USFWS
Photo of burrowing owl from Jeri Krueger/USFWS
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
7. NATURAL RESOURCE AND CONSERVATION ELEMENT
Figure NRC-1 could provide nesting and foraging opportunities for numerous species of birds, including raptors. They also provide essential food resources for acorn woodpeckers (Melanerpes formicivorus), scrub jay, and other birds.
Sensitive Natural Communities
Sensitive natural communities are community types recognized by CDFW and other agencies because of their rarity. Sensitive natural community types known from or suspected to occur in the General Plan Planning Area include several associations of Black Oak Forests and Woodlands, California Bay Forests and Woodlands, California Buckeye Woodlands, several associations of Coyote Brush Scrub, freshwater marsh, freshwater seeps and springs, and numerous alliances of native grasslands.
Occurrences of these sensitive natural community types may be present in the herbaceous land cover, woody and emergent herbaceous wetlands, and the forest areas shown in Figure NRC-1. Detailed surveys would be required to provide confirmation on presence or absence of any sensitive natural community types from undeveloped portions of the Planning Area.
Jurisdictional Wetlands
State and federal agencies have regulatory authority over wetlands and unvegetated other waters that fall within their jurisdiction. Wetlands are generally considered to be areas that are periodically or permanently inundated by surface or groundwater and support vegetation adapted to life in saturated soil. Wetlands are fragile, natural resources subject to flooding, erosion, soil -bearing capacity limitations, and other hazards. In addition, they are resources of special significance due to the modulation of flood waters, water quality, and habitat functions they perform, and their importance for floodwater storage, floodwater passage, aquifer recharge, erosion control, pollution control, wildlife habitat, education, scientific study, open space, and recreation. Figure NRC-4 shows the extent of wetlands mapped in the Planning Area as part of the National Wetlands Inventory, as defined by the USFWS. Additional wetlands and other regulated waters may be present in other locations in the Planning Area and would require a formal wetland delineation to verify presence or absence.
7.1.1.4 HERITAGE TREES
Heritage trees are trees that provide special significance to the community based on historical, environmental, or aesthetic value. The preservation of heritage trees enhances the attractiveness of the city, protects against extreme temperatures, encourages quality development, and helps increase property values. Policies and regulations can control the removal and preservation of heritage trees in Hollister to ensure there is a sizable population of large, healthy trees for the long term.
NRC-8
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
7. NATURAL RESOURCE AND CONSERVATION ELEMENT
7.1.1.5 CONNECTIVITY AREAS, PERMEABILITY, AND NATURAL LANDSCAPE AREAS California law requires that the General Plan identify and address areas providing connectivity for wildlife, habitat permeability, and natural landscape areas. The State's the BIOS Habitat Connectivity Viewer shows no essential connectivity areas in the Planning Area. However, there are natural habitat areas in the Planning Area, such as creek corridors and large open spaces. These areas can be seen in Figure NRC-5.
Permeability refers to the ability of a feature, improvement, or facility to provide for passage of wildlife and improve connectivity to natural landscape areas or other habitats. Generally, barriers such as infrastructure or incompatible land uses impede wildlife movement or population connectivity between habitat areas. The California Department of Fish and Wildlife (2022) prepared a report highlighting areas of the State of highest priority for habitat connectivity. No areas in Hollister, or in Benito County, were identified as priority areas in the report. The 2022 Department of Fish and Wildlife report highlights some examples to improve permeability, such as fences, underpasses, "jump outs" (escape ramps over roadways designed with high fences above the roadway to deter animals from jumping onto the roadway and shorter fences on the safe side to allow animals to safely jump), and bridges. These features are generally not present or needed in Hollister given the topography and lack of major roadways through Hollister.
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
7. NATURAL RESOURCE AND CONSERVATION ELEMENT
Figure NRC-4 National Wetlands Inventory
Source: ESRI, 2020; PlaceWorks, 2025; San Benito County, 2020; USGS, 2019 Planning Area
Urban Service Area
Existing Sphere of Influence
Proposed Sphere of Influence
Expansion
City Limit
Freshwater Emergent Wetland
Freshwater Forested/Shrub Wetland
Freshwater Pond
Lake
Riverine
NRC-10
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
7. NATURAL RESOURCE AND CONSERVATION ELEMENT
Figure NRC-5 Permeability and Natural Landscape Areas
0 Planning Area
Q Urban Service Area
Existing Sphere of Influence
Proposed Sphere of Influence
K Expansion
City Limit
Park Open Space
Creek Corridors
Source: ESRI, 2020; PlaceWorks, 2025; San Benito County, 2020; USGS, 2019; National Land Cover Database, 2016
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
7. NATURAL RESOURCE AND CONSERVATION ELEMENT
Photo by Jenny Knerr
7.1 .2 TRIBAL CULTURAL RESOURCES
Hollister is within the ancestral lands of the Ohlone (also known as Costanoan) people, which ranges from the Carquinez Strait to the southern border of Monterey Bay and extends 50 miles inland. Loosely united by related languages and histories, the Ohlone people have never constituted a single political or cultural entity. Prior to European settlement, Ohlone peoples spoke at least eight distinctive language dialects and were organized into roughly 50 documented villages and extended family groups.
Evidence suggests that the Ausaima Indians, who were part of the Ohlone linguistic group, have dwelt in the vicinity of the Planning Area since 5,000 B.C. Ohlones lived in tribelets, or autonomous territory -dependent political units, ranging from 50 to 500 people in size. Labor was divided between hunting and gathering based on gender; where women gathered a variety of nuts, seeds, and berries, while men hunted numerous creek, shore, and terrestrial species. Larger mammals were hunted with the bow and arrow and devised communal drives and nets for smaller game. Resources were distributed via trade networks, but Ohlone groups imported relatively few goods:
pinyon nuts and obsidian. In exchange for these goods, Ohlone exported mussels, salt, olivella shells, abalone, and bows to the Sierra Miwok and Yokuts tribes.
Spanish colonials came to settle in the Bay Area and on the Central Coast during the seventeenth and eighteenth centuries, displacing the Ohlone people and their cultures. In 1797, Mission San Juan Bautista, one of the many missions constructed along the California coast during this time period, was established by Franciscan Missionaries who sought to convert indigenous peoples to Catholicism and eliminate traditional cultural practices and beliefs. During this period of Mexican and European colonization, cultural and spiritual traditions of the Ohlone people were forced into dormancy or secrecy.
In 1839, Rancho San Justo was established by a land grant from the Mexican government. Shortly after, in 1868, 50 farmers established the San Justo Homestead Association and used their joint power to purchase 21,000 acres of land from Colonel William Hollister, a sheep rancher. The San Justo Homestead Association subdivided the land into homesteads, setting aside 100 acres for a town site. The city was incorporated that same year.
Today, there is a diverse spectrum of culturally and politically active Ohlone families and tribes in the region. Tribal cultural resources often are less tangible than merely an object of the site itself. Sometimes, the importance is tied to views of or access to a sacred site. Therefore, consultation with culturally affiliated Native American tribes is key to identifying tribal cultural resources.
NRC-12
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7. NATURAL RESOURCE AND CONSERVATION ELEMENT
It is likely that there are undiscovered and unrecorded archaeological and tribal resources in Hollister's Sphere of Influence. The General Plan includes policy direction to support the tribal consultation process required by State law and requires preconstruction investigation of potential tribal cultural resources if they are found on development sites.
7.1 .3 AIR QUALITY
Hollister is in the northwest sector of the North Central Coast Air Basin. Air pollutant emissions generated by stationary sources in Hollister are subject to the rules and regulations imposed by the Monterey Bay Air Resources District. The air quality monitoring station closest to the city is the Hollister -Fairview Road Monitoring Station, which monitors ozone, coarse particulates, and fine particulates pollution. The most current five years of data monitored at this station show recurring violations of both the state and federal ozone standards. Furthermore, exceptional events, like wildfires, can affect air quality in the North Central Coast Air Basin. Wildfires can temporarily elevate concentrations of particulate matter. When wildfires affect air quality, Monterey Bay Air Resources District monitors and provides information to the public about air quality levels.
Some land uses are considered more sensitive to air pollution than others due to the types of population groups or activities involved. Sensitive receptors are facilities where sensitive population groups are likely to be located. These facilities include schools, retirement homes, convalescent homes, hospitals, and medical clinics. Sensitive population groups include children, the elderly, the acutely ill, and the chronically ill, especially those with cardio-respiratory diseases. The California Air Resources Board provides recommendations on the location of sensitive land uses in proximity to freeways, distribution centers, rail yards, ports, refineries, chrome -plating facilities, dry cleaners, and gasoline -dispensing facilities.
7.1 .4 CLIMATE CHANGE
Climate is the long-term average of weather conditions, such as temperature and precipitation. While it is normal for Earth's climate system to experience long-term shifts in these average conditions, recent human activity is causing global climate change at an exponential rate. Figure NRC-6 shows the past and projected extreme heat days in Hollister. These activities, predominately the burning of fossil fuels, emit heat -trapping gases called greenhouse gases (GHGs) that build up in the atmosphere.
As GHG levels increase, Earth's atmosphere traps more heat, triggering changes in the global climate system that may have serious and potentially catastrophic impacts on people, physical assets, and natural systems The General Plan Sphere of Influence is susceptible to several climate -related hazards, which include flooding, extreme heat, drought, and wildfire.
Photo by Jenny Knerr
CITY OF HOLLISTER 2 0 4 0 DRAFT GENERAL PLAN
7. NATURAL RESOURCE AND CONSERVATION ELEMENT
The City's Climate Action Plan identifies additional strategies to reduce GHG emissions to meet State reduction targets and help lessen the impacts of climate change. Climate action planning can also provide indirect benefits to the community by implementing GHG reduction strategies that are also aimed at improving resiliency. These benefits may include a healthier and more robust economy, cost savings from lower energy and resource use, improved public health, and greater community equity, among many others.
Figure NRC-6 Past and Projected Extreme Heat Days in Hollister Photo by Jenny Knorr
4s
i
ss
30 20
15 110
tft5tOnti r�thg
Year
Onservetl Projected
Sources: Cal,Adept, 2,021; National 'Weather Service, 2x222,
7.1.5 WATER QUALITY AND WATER CONSERVATION
There are three significant surface water features in the Planning Area: the San Benito River, Santa Ana Creek, and an unnamed tributary of Santa Ana Creek, as shown on Figure NRC-6. The San Benito River flows from southeast to northwest in the southern portion of the Planning Area. Much of the Planning Area drains northerly to Santa Ana Creek and its unnamed tributary; Santa Ana Creek flows into San Felipe Lake, approximately seven miles north of the Hollister Municipal Airport. Annual rainfall, most of which takes place during the fall and winter, generally dictates the amount of surface water in local stream systems.
The Planning Area overlies the North San Benito Groundwater Basin. Groundwater recharge occurs mostly through infiltration from streams (mainly the San Benito River and Tres Pinos Creek south of Hollister).
Surface water quality is affected by point source and non -point source pollutants. Point source pollutants are those emitted at a specific point, such as a pipe, while non -point source pollutants are typically generated by surface runoff from diffuse sources, such as streets, paved areas, and landscaped areas. Non -point source pollution is caused by rainfall moving over and through the ground. As the runoff moves, it picks up and carries away natural and human -made pollutants, finally depositing them into bodies NRC-14
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of water. Best management practices are guidelines used to ensure that project design, construction, and maintenance are conducted to control urban runoff and minimize the impact on the surrounding environment.
Maintaining and improving water quality is essential to protect public health, wildlife, and watersheds, and to ensure opportunities for public recreation and economic development in Hollister. Water pollution can be dramatically curbed through proactive efforts of residents and through City policies for stormwater management and public participation, education, and appropriately designed development. The City implements State law that requires the use of practices that enable water to percolate into the surrounding soil, instead of letting sediment, metals, pesticides, and chemicals flow directly into creeks or through the storm drain system. Improving the water quality in Hollister's creeks and groundwater is a priority. The City supports efforts to clean up existing areas and prevent further degradation.
Reuse and conservation of water throughout the year helps to provide a reliable source and reduces the need and cost of securing out -of -area supplies. Examples of water conservation measures include aerators for faucets and showerheads, low -flow toilets, irrigation system timers and monitors, drought -tolerant landscaping, and water - efficient dishwashers and washing machines. The City of Hollister also recycles most wastewater in the city with the exception of housing units that are treated by the Ridgemark Wastewater Treatment Plant. Customers who would like to use recycled water must obtain a Recycled Water Use Permit. The recycled water is primarily used for agricultural irrigation, though other approved uses include landscaping irrigation, nonstructural firefighting, and some construction -related activities.
Photo by Jaquelyn Scimeca
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Figure NRC-7 Waterways in the Hollister Planning Area
rrt
Sac
Justo
Reservoir
r.
Source: ESRI, 2020; San Benito County, 2020; USGS, 2019; PlaceWorks, 202 Planning Area
r] Urban Service Area
N Existing Sphere of Influence
Proposed Sphere of Influence Expansion
City Limit
Q County Boundary
Creeks and Waterways
Tres Pinos
NRC-16
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7.1.6 MINERAL RESOURCES
The State Mining and Geology Board (SMGB) has designated portions of the Hollister Planning Area as having construction aggregate deposits (sand, gravel, and crushed rock) of regional significance, which are shown on Figure NRC-7. The properties controlled by aggregate producers are also shown in the figure.
The SMGB divides aggregate resources into regions and sectors. The aggregate resource areas in or near Hollister are in Sector E of the Monterey Bay Region and include channel and floodplain mineral deposits along the San Benito River. These resources may be needed to meet future demands in the region.
SMGB policy states that land uses that require a high public or private investment in structures, land improvements, and landscaping, or that would otherwise prevent mining (i.e., high -density residential development, public facilities, intensive industrial and commercial uses) are inherently incompatible with the conservation and extraction of mineral resources. Those land uses that require a low public or private investment in structures, land improvements, and landscaping that would allow mining (i.e., extensive industrial, recreation, agricultural, and open space uses) may be compatible.
Photo by Jenny Knerr
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Figure NRC-8 Regionally Significant Construction Aggregate Resource Areas San Just°
Reservoir
Planning Area
Q Urban Service Area
Existing Sphere of Influence
Proposed Sphere of Influence Expansion
City Limit
Creeks and Waterways
........ ' Aggregate Materials Sector Boundaries
Properties Controlled by Aggregate Producers
Ridgemark
Source: California Department of Mines, 1999 ; PlaceWorks, 2025 NRC-18
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7.2 NATURAL RESOURCES AND CONSERVATION
ELEMENT GOALS, POLICIES, AND ACTIONS
The following section provides goals, policies, and actions relating to natural resources and conservation.
7.2.1 BIOLOGICAL RESOURCES
POLICIES
Policy NRC-1.1 Protection of Environmental Resources. Protect or enhance environmental resources, such as wetlands, creeks and drainage - ways, sensitive natural communities, and habitat for special - status species. (Policy NRC1.1)
Policy NRC-1.2 Protection of Special -Status Species Habitat and Sensitive Natural Communities. Identify and protect the habitats of special -status species and sensitive natural communities that may found in the Hollister Planning Area, in cooperation with the U.S. Fish and Wildlife Service and the California Department of Fish and Wildlife, through the review of development proposals for compliance with regulations of these agencies and the California Environmental Quality Act. (Policy NRC1.2)
Policy NRC-1.3 Other Habitat Planning Measures. Use regional planning concepts, such as mitigation banking, to offset the cumulative effects of piecemeal development on the habitat of special -status species. (Policy NRC1.4)
Policy NRC-1.4
Specialized Surveys for Special -Status Species and Sensitive Natural Communities. Require that sites with suitable natural habitat, including creek corridors through urbanized areas, be surveyed for special -status species and sensitive natural communities prior to development approval as part of the environmental review process. Such surveys shall be conducted by a qualified biologist and occur prior to development -related vegetation removal. All surveys shall take place during appropriate seasons to determine presence or absence,
including nesting or breeding occurrences, with a determination Photo by Valera Key
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on whether the project site contains suitable habitat for such species and sensitive natural community types. These results would inform the site assessment and environmental review process for proposed developments and other activities that could adversely affect special -status species. (Policy NRC1.7) Policy NRC-1.5 Biological Site Assessment. Require a biological resource assessment for proposed development on sites with natural habitat conditions that may support special -status species, sensitive natural communities, or regulated wetlands and waters.
The assessment shall be prepared prior to project approval and conducted by a qualified biologist to determine the presence or absence of any sensitive resources that could be affected by proposed development, shall provide an assessment of the potential impacts, and shall define measures for protecting the resource and surrounding buffer habitat, in compliance with City policy and state and federal laws. An assessment shall not be necessary for locations where past and existing development have eliminated natural habitat and the potential for presence of sensitive biological resources and regulated waters. (new) Policy NRC-1.6
Mitigation of Potential Impacts on Special -Status Species and Sensitive Habitat Areas. Require that potential significant impacts on special -status species, occurrences of sensitive natural communities, or regulated wetlands and waters be minimized through adjustments and controls on the design, construction, and operations of a proposed project prior to project approval. Where impacts to these sensitive biological habitat areas are unavoidable, appropriate compensatory mitigation shall be required by the City. Such compensatory mitigation shall be developed and implemented in accordance with City policy and any relevant state and federal regulations.
These may include on -site set asides, off -site acquisitions (conservation easements, deed restrictions, etc.), and specific restoration efforts that benefit the special -status species and sensitive habitat areas. (new)
NRC-2O
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Policy NRC-1.7
Policy NRC-1.8
Preconstruction Surveys for the San Joaquin Kit Fox. Require preconstruction surveys for the San Joaquin kit fox prior to project approval, in accordance with the U.S. Fish and Wildlife Service Guidelines for Preconstruction Surveys for the
endangered San Joaquin kit fox, for new developments in the County -designated kit fox habitat area. Development in the habitat area boundaries shall be assessed an impact fee by the County for every home or acre developed. (new)
California Red -Legged Frog and California Tiger Salamander Site Assessments. Require site assessments by a qualified biologist to evaluate the potential for proposed projects in identified Critical Habitat areas for the California red -legged frog and/or California tiger salamander to have a negative effect on these species. Such assessments shall be prepared prior to project approval and identify any high -quality habitat for these species and shall be peer reviewed by a second qualified biologist. Protocol surveys may be warranted to confirm presence or absence of these species based on the results of the habitat assessment. Development in areas with identified high - quality occupied habitat shall be avoided. High -quality habit includes sites known to be occupied by the species, breeding habitat, large areas of suitable habitat, and the absence of nearby development. (new)
Policy NRC-1.9 Surveys and Mitigation for Burrowing Owls. Require project applicants with proposed projects on grazing or fallow
agricultural land to conduct a survey for burrowing owls in accordance with the latest guidelines of the California Department of Fish and Wildlife prior to project approval. Project applicants in the Fairview Road/Santa Ana Road area shall be required to develop and implement a mitigation plan to avoid or otherwise compensate for any disturbance to the burrowing owl colony in that area. This plan shall be developed in coordination with the California Department of Fish and Wildlife.
(Implementation Measure NRC.G & NRC.I)
Photo by Jenny Knerr
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Policy NRC-1.10 Preconstruction Surveys for Nesting Birds. Require preconstruction surveys for nesting native birds, to be conducted prior to site disturbance by a qualified biologist, for those projects that would affect on -site oaks or orchards, or which would involve vegetation removal and construction during the nesting season (February 1 to August 31). Hollister shall allow no construction activities that would result in the disturbance of an active native bird nest (including tree removal) to proceed until after it has been determined by a qualified biologist that the nest has been abandoned. (Implementation Measure NRC.U) Policy NRC-1.11 Maintain a List of Species. Maintain current California Natural Diversity Database digital (Geographic Information System) maps and data tables listing threatened, endangered, and special -status species in the Hollister Planning Area. (Implementation Measure NRC.F)
Policy NRC-1.12 Riparian Habitat. Maintain existing riparian areas in their natural state to provide for wildlife habitat, groundwater percolation, water quality, aesthetic relief, and recreational uses that are environmentally compatible with wetland preservation. (Policy NRC1.5)
Policy NRC-1.13 Wetland Preservation. Require appropriate public and private wetlands preservation, restoration, and/or rehabilitation through compensatory mitigation in the development process for
unavoidable impacts. Continue the City's practice of requiring mitigation for projects that would affect wetlands in conjunction with requirements of state and federal agencies.
(Implementation Measure NRC.V and Policy NRC1.5)
Policy NRC-1.14 Wetlands Delineation. Require a delineation of jurisdictional waters by a qualified wetland specialist at the outset of the project planning stage of any proposed development that may contain wetlands or other regulated waters. This delineation shall be verified and approved by the U.S. Army Corps of Engineers or the Regional Water Quality Control Board where federally regulated waters are absent prior to project approval.
(Implementation Measure NRC.X).
NRC-22
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Policy NRC-1.15
Policy NRC-1.16
Policy NRC-1.17
Policy NRC-1.18
Policy NRC-1.19
Policy NRC-1.20
Policy NRC-1.21
Policy NRC-1.22
Wetland Avoidance. Encourage development projects, which may result in the disturbance of delineated seasonal wetlands and other regulated waters, to be redesigned to avoid such disturbance or to provide adequate compensatory mitigation where avoidance is not feasible. (Policy NRC1.5)
Enhancement of Creeks and Drainageways. Support rewilding and enhancement of drainageways to improve their function as wildlife habitat, wildlife corridors, and storm drainage facilities.
Require setbacks, creek enhancement, and associated riparian habitat restoration/creation for projects adjacent to creeks to maintain storm flows, reduce erosion and maintenance needs, and improve habitat values. Require all new structures and paved surfaces to be set back from wetlands and creeks.
Exceptions may be granted under extenuating circumstances and if also approved by responsible resource agencies. (Policy NRC1.6)
Tree Preservation. Preserve and protect heritage trees and other trees of importance. (new)
Replacement Planting. Require replacement planting when heritage trees and trees of importance must be removed. (new) Tree Maintenance. Allow routine maintenance and pruning of heritage trees only when the survival of the tree will not be compromised. (new)
Construction Near Heritage Trees. Require that construction activities avoid impacts to heritage trees through construction of barrier fencing, construction worker training from a qualified arborist, and construction monitoring by an arborist. Heritage tree protection measures shall be identified prior to issuance of a building permit for a new development project. (new)
Street Trees. Require new development provide street trees of various species along pedestrian corridors and require the installation of root barriers when planting new street trees. (new) Native Trees and Riparian Habitat. Ensure protection of native trees and riparian habitat. (new)
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Policy NRC-1.23 Non -Native Plants. Prohibit the planting of invasive, non-native plant species in natural habitats that support special -status species. (new)
Policy NRC-1.24 Support Beneficial Uses through Open Space. Capitalize on opportunities to preserve, enhance, expand and fully integrate the City's network of open space so as to support beneficial uses. (new)
ACTIONS
Photo by Valera Key
Action NRC-1.1 Riparian Habitat Setbacks. Amend the Zoning Code to establish setback requirements from wetlands and creeks. (new)
Action NRC-1.2 Tree Preservation Ordinance. Adopt a Tree Preservation Ordinance that defines heritage trees and other trees of importance and provides for their replacement when removed as part of a new development project. The Tree Preservation Ordinance shall:
> Define the trees to be preserved.
> Establish mitigation requirements when removal of a
heritage tree or tree of importance is approved.
> Require that a tree protection zone be established on a new development site that serves to protect heritage trees and trees of importance to prevent possible damage
during construction activities.
> Require training for construction workers on best
practices for avoiding damage and require monitoring by a qualified arborist during construction activities.
> Require City approval prior to the removal of street trees. > Permit routine maintenance and pruning of heritage trees only when the survival of the tree will not be
compromised. (new)
Action NRC-1.3 Urban Forest Master Plan. Prepare an urban forest master plan for Hollister that includes quantified goals and tracking methods, including mapping the tree canopy. (new)
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Action NRC-1.4 List of Native Plant Species. Establish a list of native plant species for incorporation into the landscape design of proposed development projects. (new).
7.2.2 TRIBAL CULTURAL RESOURCES
POLICIES
Policy NRC-2.1 Tribal Cultural Resources. The City shall acknowledge the importance of tribal cultural resources by taking concrete steps to preserve areas that have identifiable and important tribal cultural resources. (new)
Policy NRC-2.2 Tribal Consultation. Support the tribal consultation process, relationship building, and respect for tribal cultural resources.
Consult with Native American representatives, including through early coordination, to identify locations of importance to Native Americans, including archaeological sites, sacred sites, traditional cultural properties, and other types of tribal cultural resources.
Respect tribal concerns if a tribe has a religious prohibition against revealing information about specific practices or locations. (new)
Policy NRC-2.3 Protection and Preservation of Archaeological Resources.
Require project applicants to comply with state and federal standards to evaluate and mitigate impacts to tribal resources prior to project approval. Continue to require that project areas found to contain significant archaeological resources be examined by a qualified consulting archaeologist with
recommendations for protection and preservation. (new)
Policy NRC-2.4
Tribal Coordination During Project Construction. Require the developer of a proposed project that could impact a tribal cultural resource to contact an appropriate tribal representative to train construction workers on appropriate avoidance and minimization measures, requirements for confidentiality and culturally appropriate treatment, other applicable regulations and consequences of violating State laws and regulations prior to construction. (new)
Photo by Valera Key
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Policy NRC-2.5 Preconstruction Investigations. Require project applicants to prepare preconstruction investigations of potential tribal cultural resources and on -site mitigation for all developments prior to the issuance of building permits. (new)
Photo by Bob Rowlands
7.2.3 AIR QUALITY
POLICIES
Policy NRC-3.1 State and Federal Standards for Air Quality. Continue to comply with and strive to exceed state and federal standards for air quality. (Policy NRC2.1)
Policy NRC-3.2 Consistency with Air Quality Management Plan. Review all development proposals for consistency with the current Air Quality Management Plan of the Monterey Bay Air Resources District. (Policy NRC2.1)
Policy NRC-3.3
Air Quality Consideration in Land Use Planning. Promote land use compatibility for new development by using buffering techniques, such as landscaping, setbacks, and screening in areas where different land uses abut one another to help ensure excellent air quality and land use compatibility. (Policy NRC2.2) Policy NRC-3.4 Air Quality Planning and Coordination. Integrate air quality considerations with the land use and transportation processes by mitigating air quality impacts through land use design measures, such as encouraging project design that will foster walking and biking. (Policy NRC2.3)
Policy NRC-3.5 Circulation Projects to Reduce Impacts on Air Quality.
Promote circulation projects that reduce air pollution. (Policy N RC2.5)
NRC-26
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Policy NRC-3.6 Technical Assessments. Require project applicants to prepare technical assessments evaluating potential project construction and operation phase -related air quality impacts to the City of Hollister for review and approval prior to project approval. Such evaluations shall be prepared in conformance with Monterey Bay Air Resources District (MBARD) criteria and methodology in assessing air quality impacts. If air pollutants are found to have the potential to exceed the MBARD-adopted thresholds of significance, ensure mitigation measures, such as those listed in the General Plan Environmental Impact Report, are incorporated to reduce air pollutant emissions during construction or operational activities. (new)
Policy NRC-3.7 Air Quality Standards in Development Review. Require developers to implement strategies for air quality improvement through the development review process. Ensure that any proposed new sources of particulate matter use latest control technology (such as enclosures, paving unpaved areas, parking lot sweeping, and landscaping) and provide adequate buffer setbacks to protect existing or future sensitive receptors. (Implementation Measures NRC.H)
Policy NRC-3.8
Commercial and Industrial Projects Exceeding 10,000 Square Feet. Require new or expanded commercial and industrial projects exceeding 10,000 square feet of gross floor area, such as big -box stores, warehouses, distribution centers, and similar uses, to be zero -emissions operations, including the facilities themselves and the associated fleets. Require all necessary measures, such as the following, to achieve zero emissions:
> Provide adequate on -site parking for all anticipated truck traffic to prevent idling and off -site queuing.
> Provide electrified loading docks with receptacles
allowing plug-in of refrigerated and other types of trailers that otherwise would receive power from the tractor unit. > Use heavy-duty trucks that are model year 2014 or later. > Use zero -emission or "clean fleet" for delivery vehicles. > Use zero -emission forklifts, pallet trucks and jacks, stackers, and other yard equipment.
> Implement practices to control road dust, tire wear, brake dust, and other contaminants in paved areas. (new)
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Policy NRC-3.9 Acute Air Quality Pollution Impact. Require projects or businesses that create acute air quality pollution impacts to implement mitigation measures to protect the health of the community in the affected area. (new)
Policy NRC-3.10 Idling of Diesel Engines. Prohibit idling of diesel engines citywide. Prohibit non -diesel truck, construction vehicle, and transit vehicle idling within 100 feet of sensitive receptors, such as homes, schools, playgrounds, sports fields, childcare centers, senior centers, and long-term health care facilities. (new) Policy NRC-3.11 Particulate Matter Pollution Reduction. Promote the reduction of particulate matter pollution from roads, parking lots, construction sites, agricultural lands, and other activities. This would include: (1) requiring the watering of exposed earth surfaces during excavation, grading, and construction activities; (2) requiring daily (or as needed based on actual circumstances) cleanup of mud and dust carried onto street surfaces by construction vehicles; and (3) requiring that appropriate measures be taken to reduce wind erosion during construction, such as watering of soil, replanting, and repaving. (Policy NRC2.4)
Policy NRC-3.12 Air Quality Planning Coordination. Cooperate with the Monterey Bay Air Resources District and other agencies in their efforts to ensure compliance with existing air quality regulations. (Implementation Measure NRC.L)
Policy NRC-3.13 Air Quality Education Programs. Support and participate in air quality education programs. (Implementation Measure NRC.A) Policy NRC-3.14 Construction Health Risk Assessment. Require project applicants of discretionary projects on sites greater than one acre, within 1,000 feet of sensitive land uses (e.g., residences, schools, day care facilities, and nursing homes, etc.), as measured from the property line of the project, that utilize off - road equipment of 50 horsepower or more, and that occur for more than 12 months of active construction (i.e., exclusive of interior renovations) to prepare a construction health risk assessment (HRA) in accordance with policies and procedures of the State Office of Environmental Health Hazard Assessment and NRC-28
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Monterey Bay Air Resources District (M BARD). If the construction HRA shows that the incremental cancer risk exceeds 10 in a million, the appropriate noncancer hazard index exceeds 1.0; or the thresholds as determined by the MBARD, require the project applicant to identify and demonstrate measures, such as those listed in the General Plan Environmental Impact Report, that can reduce potential cancer and noncancer risks to an acceptable level. (new)
Policy NRC-3.15 Operational Health Risk Assessment. Require project applicants of discretionary projects to prepare an operational health risk assessment (HRA) for industrial or warehousing land uses and commercial land uses that would generate substantial diesel truck travel (i.e., 100 diesel trucks or 40 or more trucks with diesel -powered transport refrigeration units per day based on the California Air Resources Board recommendations for siting new sensitive land uses) prior to project approval. The operational HRA shall be prepared in accordance with policies and procedures of the State Office of Environmental Health Hazard Assessment and the Monterey Bay Air Resources District (MBARD). If the operational HRA shows that the incremental cancer risk exceeds 10 in a million, the appropriate noncancer hazard index exceeds 1.0; or the thresholds as determined by the MBARD, the City shall require the project applicant to identify and demonstrate measures, such as those listed in the General Plan Environmental Impact Report, that can reduce potential cancer and noncancer risks to an acceptable level. (new) Policy NRC-3.16 Odor Management Plan. Require project applicants to prepare an Odor Management Plan prior to project approval for projects with the potential to emit nuisance odors beyond the property line (landfills, rendering plants, chemical plants, wastewater treatment plants, and refineries). The Odor Management Plan shall identify control technologies that will be used to reduce potential odors to acceptable levels, including appropriate enforcement mechanisms, to ensure compliance with Monterey Bay Air Resources District Rule 402. (new)
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Photo by Jenny Knerr
ACTIONS
Action NRC-3.1 Idling Ordinance. Adopt an ordinance that matches or is more stringent than the State's maximum idling law, and coordinate with California Air Resources Board, Monterey Bay Air Resources District, and law enforcement to achieve compliance. (new)
7.2.4 CLIMATE CHANGE
POLICIES
Policy NRC-4.1 Carbon Neutral. Encourage efforts that help Hollister become a net carbon -neutral community by 2045. (new)
Policy NRC-4.2 Greenhouse Gas Emission -Reduction Targets. Maintain a greenhouse gas reduction trajectory that meets or exceeds the statewide greenhouse gas reduction targets of Executive Orders B-30-15 (40 percent below 1990 levels by 2030) and S-03-05 (80 percent below 1990 levels by 2050) to ensure the City is consistent with statewide efforts to reduce greenhouse gas emissions. (new)
Policy NRC-4.3
Energy Use. Reduce energy use through use of energy -efficient appliances, lighting, and materials in our homes, businesses, and City facilities and use education and incentives to promote and sustain energy -conserving design and practices. (new)
Policy NRC-4.4 Climate Action Plan Implementation in City Work Plans.
Include Climate Action Plan implementation needs, including funding sources and staff time, in City department work plans. (new)
Policy NRC-4.5
Infill and Mixed -Use Development. Support the development of infill sites and compact mixed -use projects that reduce travel distances and promote alternative modes of transportation. (new)
NRC-30
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Policy NRC-4.6 Low-Emission/No-Carbon Transportation. Encourage the transition to low- or no -carbon transportation systems, which could include installation of electric vehicle charging stations at public and private facilities, expansion of bicycle and pedestrian infrastructure, and conversion to zero -emission buses. (new) Policy NRC-4.7 Municipal Fleet Alternative Fuel Vehicles. Shift municipal vehicle fleet from gasoline- and diesel -powered vehicles to zero - emission and low -carbon vehicles, to the extent possible. (new) Policy NRC-4.8 Carbon -Free Energy. Promote carbon -free energy sources in new and existing developments. (new)
Policy NRC-4.9 Zero Waste Community. Reduce and ultimately eliminate single -use materials, like plastic cups, Styrofoam containers, and similar disposable items, from landfills, and support the reuse of materials and products, repair and sharing of items, and rely on sustainable materials to build homes and businesses. (new)
ACTIONS
Action NRC-4.1 Greenhouse Gas Emissions Monitoring. Annually monitor and report on changes in community -wide emissions and progress toward greenhouse gas emission -reduction targets, and revise greenhouse gas reduction efforts as needed to progress toward net -carbon neutrality and other targets. (new)
Action NRC-4.2 Building Standards Code Efficiency Amendments. Conduct a study to explore opportunities to amend the Hollister Building Standards Code to improve building energy efficiency, transition to carbon -free energy sources, increase renewable energy supplies, and promote greater electric vehicle adoption. (new) Action NRC-4.3 Zero -Waste Plan. Prepare a Zero -Waste Plan in partnership with the San Benito County Integrated Waste Management Regional Agency. (new)
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Action NRC-4.4 Community Energy -Efficiency Education Programs. Develop community education programs on energy efficiency and
renewable energy, sustainable transportation options, waste reduction, and water conservation in partnership with regional agencies and community groups. (new)
Photo by Kent Rossi
7.2.5 WATER QUALITY AND WATER CONSERVATION
POLICIES
Policy NRC-5.1 Local, State, and Federal Standards for Water Quality.
Continue to comply with local, state, and federal standards for water quality. (Policy CSF3.3)
Policy NRC-5.2 Proper Disposal of Pollutants. Continue to promote proper disposal of pollutants to the sanitary sewer or hazardous waste facilities rather than to the storm drainage system.
(Implementation Measure CSF.U)
Policy NRC-5.3
Water Quality at the Wastewater Treatment Plant. Monitor the wastewater treatment plant to ensure that nitrate levels stay within legal limits. (Implementation Measure CSF.EE)
Policy NRC-5.4 Groundwater Quality. Ensure groundwater quality is maintained at a satisfactory level. (new)
ACTIONS
Action NRC-5.1 Well and Ditch Tail Water Tests. Develop procedures requiring developers to conduct well and ditch tail water tests and to implement appropriate actions to protect public health and safety associated with the presence of herbicides, pesticides, and other chemicals that have the potential to pollute groundwater and cause health risks. (Implementation Measure CSF.H)
NRC-32