This zoning designation is a combining district that allows for a mix of commercial and residential uses in an established residential area near downtown Hollister. Portions of the Home Office District are within the Monterey Street National Historic District. These regulations are intended to preserve the residential and historic character of the area while providing opportunities for limited small-scale compatible office uses, arts and crafts and beauty salon businesses that generate low pedestrian and traffic volumes.

HO (Home/Office) District. The Home Office (HO) Zoning District is primarily a medium density residential Zoning District that provides the option for small scale professional office uses, artist/craft studios, beauty salon and specialty cottage businesses in the same area around the central core of the community. Residential densities may range from detached single-family housing, to lower density multi-family housing. It is the intent of this district to preserve the essential historic characteristics of the General Plan "Old Town Residential Area" of Hollister while providing a transitional zone between the downtown commercial uses and older residential uses. The HO Zoning District is consistent with the Home Office (HO) land use category of the General Plan. The residential development density is eight to 12 units per net acre.

(Ord. 1038, § 2, 2008)

A.

The following uses are permitted in the HO Zone District:

1.

Single-family dwelling;

2.

Accessory dwelling units in conjunction with single-family dwellings on lots less than 8,000 square feet where standards in Chapter 17.32 (Accessory Dwelling Units) can be met;

3.

Duplex, attached and detached;

4.

Multifamily dwelling;

5.

Home occupation as regulated by Section 17.22.130 (Home Occupation);

6.

Nonconforming accessory structures, such as barns, garage or carriage houses, sheds, and workshops included in the Monterey Street Historic District or a list of historic structures or properties approved by the Hollister City Council;

7.

Existing professional offices legally in existence at the time of the adoption of this section shall be considered to be conforming business uses. For purposes of establishing uses legally in existence, evidence of a business license issued prior to the effective date of this Zoning Ordinance shall be accepted.

B.

The following uses are permitted subject to obtaining administrative use permit approval:

1.

Beauty salon, with a maximum of two chairs and two off-street parking spaces per chair;

2.

Family home care facility with seven to 14 children;

3.

Residential care facility with seven to 14 or more residents;

4.

The following types of home occupation with a professional office with no more than two persons working at the site: accountants, advertisers, appraisers, architects, attorneys, building designers, collection agencies, detective agencies, geologist, insurance adjusters, interior decorator services (no display rooms, retail sales, and no warehousing of materials), insurance offices, land surveyors, private detectives, professional engineers, psychologists, real estate offices, secretary services and telephone answering services. The home occupation shall be required off-street parking, at least one entry to the residence and one bathroom that complies with the requirements of the Americans with Disabilities Act.

5.

Short-term mobile food vending as regulated by Title 10 of this Municipal Code.

C.

The following uses are permitted subject to obtaining a use permit:

1.

Nursery or day care center for 15 or more children;

2.

Residential or community care facility for 15 or more residents;

3.

Conversion of a home limited to one professional office use such as but not limited to: accountant, advertiser, appraiser, architect, attorney, building designer, collection agency, geologist, insurance adjuster, interior decorator services (no display rooms, retail sales, and no warehousing of materials), insurance office, land surveyor, private detective, professional engineer, real estate office, secretary service and telephone answering service subject to provide four off-street parking spaces;

4.

Conversion of a home to multi-tenant professional offices subject to providing all off-street parking on site based on a standard of one off-street parking space per 250 square feet of floor area;

5.

Conversion of a home to a medical office for use such as dentists, chiropractors, chiropodists, opticians, optometrists, osteopaths, physical therapists, psychologists and podiatrists, subject to providing meeting off-street parking requirements;

6.

Conversion of a home or an accessory building for specialty manufacturing and assembly, such as those for arts, crafts and woodworking, subject to being conducted within an enclosed building with provision of two off-street parking spaces per site plus one for each employee. Discernable noise from the property line shall be similar in intensity and duration to residential uses;

7.

Conversion of the first floor of a home to a commercial office and retention of a residence on the second floor with a requirement of at least one off-street parking space for the residence at least one off street parking space per 250 square feet of floor area on the first floor. The commercial office shall comply with requirements of the Americans with Disabilities Act;

8.

Conversion of a home and accessory buildings to an artist studio;

9.

Institutional uses, such as churches and schools.

(Ord. 1038, § 2, 2008; Ord. 1138, § 3, 2017; Ord. 1235, § 1(1.5), 2023)

New land uses and structures, and alterations to existing uses or structures shall be designed and constructed in compliance with the following requirements.

A.

Home Office Zoning District Development Standards for Residential Land Uses. The Old Town (M) development standards shall be applied to residential land uses in the Home Office Zoning District.

B.

Home Office Zoning District Development Standards for Business Land Uses. The business shall comply with the building setback, height, lot coverage, and yard requirements of the Old Town (M) Zoning District.

1.

Design Guidelines. Structures converted to a business shall be residential in character. Additions or alterations to existing structures must be in keeping and compatible with the structure's architecture. Exterior alterations or façade improvements required for the conversion to an office use such shall be directed wherever possible behind or to the side of structures with the use of screening where necessary. New structures shall be harmonious with the architectural styles of the area that is represented by existing buildings that were constructed prior to 1945. These architectural styles include Craftsman, Gothic Revival, Mediterranean Revival, Mission Revival, Prairie Style, Spanish Revival, Queen Anne, and Tudor Style, among the other early architectural styles of the area.

The establishment of United Parcel Service (UPS), Fed Ex or similar drop off-facilities is prohibited.

2.

Landscaping and Street Trees. Each street frontage of a site shall be planted with one tree from the Old Town street tree list as approved and updated from time to time by the city of Hollister. Location of trees shall be subject to the approval by appropriate city staff that shall take into consideration such things as utility locations, driveway placement, and other circumstances that may affect the health and condition of trees and improvements in the area. Front yard landscaping shall be drought-resistant and pedestrian in scale.

3.

Parking.

a.

Beauty Salon. Two parking spaces per chair.

b.

One Professional Office. Four off-street parking spaces on site.

c.

Specialty Manufacturing and Assembly. Two spaces per site, plus one space for each person working at the site.

d.

Multi-Tenant Professional Office. One parking space per each two 250 square feet of floor area to be provided on site including accessory buildings proposed for professional office use.

e.

Medical Offices.

i.

For offices less than 20,000 square feet of gross floor area, a total of three spaces per doctor or one space for each 150 square feet of gross floor area, whichever is greater.

ii.

For offices with 20,000 or more square feet of gross floor area shall include three spaces for each doctor or one space for each 225 square feet of gross floor area, whichever is greater.

f.

Mixed Use Building. One parking space per residential unit on the second floor plus one parking space per 250 square feet of gross floor area on the first floor.

An exception to the requirement for on-site off-street parking may be allowed if the property is included in a parking assessment district or a permanent easement for the required off-street parking is recorded within 150 feet of walking distance to the property at a location approved by the Engineering Department.

Off-street parking for a business may not be located within the required front yard, except that an existing driveway and garage accessed from a driveway leading from a public street may be used for the owner or staff of an approved business. Parking at the rear of a site with alley access is encouraged and will be looked to as the primary location of parking spaces for commercial establishments. Businesses with off-street parking from the alley shall be required to improve the alley frontage to city standards and contribute to maintenance of the alley.

4.

Signage. Each business shall be permitted one primary sign per site. Such primary signs shall have no more than eight square feet of sign area, as measured to the furthest outside points of the sign. Sign styles are limited to non-illuminated blade, or door signs and shall be constructed principally of natural materials such as wood and stone, except in of the 500 and 600 blocks of Monterey Street, where a freestanding sign will be allowed. Signs with internal illumination (e.g., flashing, neon, can) as well as window, tree signs and banners shall be prohibited.

Each business may be permitted a secondary sign if access is approved as part of a home office from an alley.

C.

Open Space. At least 40 percent of the lot area of a commercial office project shall be open space, not covered by a building, parking spaces or driveways. Existing residential structures converting to a commercial office that do not comply with this requirement shall not be allowed an addition unless specifically required by the California Building Code in order to meet health and safety standards.

(Ord. 1038, § 2, 2008)