This chapter regulates development and new land uses in the special purpose zoning districts established by Section 17.02.030 (Districts Established and Designated). The purposes of the Special Purpose Zoning Districts are as follows:

A.

AP (Airport). The Airport Zoning District is intended for lands owned by the city of Hollister and located within the Hollister Municipal Airport. The Airport Zoning District is consistent with the Airport land use designation of the General Plan.

B.

AS (Airport Support). The Airport Support District is intended for areas adjacent to and with direct access to the Hollister Municipal Airport, where the most appropriate private commercial, industrial and recreational land uses are those that provide support to the airport and are compatible with both airport operations and adjacent uses. This district is characterized by well-designed, master-planned developments with high standards of architecture, landscaping and options for outdoor fitness for employees. The Airport Support zoning is consistent with Airport Support General Plan land use designation.

C.

OC (Open Space/Conservation) District. The Open Space/Conservation (OC) Zoning District is applied primarily to undeveloped areas for the preservation of natural resources, with some opportunities for passive outdoor recreation uses such as trails, trail heads, interpretive centers and outdoor education in conjunction with areas of managed resources or areas that have or will be subject to reclamation. The OC Zoning District is consistent with the Open Space (OS) land use designation of the General Plan.

D.

P (Parks) District. The Parks (P) Zoning District is applied to lands used for public and private outdoor recreation purposes including athletic fields, playgrounds, trails, and limited cultural uses such as amphitheaters, public art, and museums associated with a public park. The P Zoning District is consistent with the Open Space (OS) land use designation of the General Plan.

E.

PF (Public Facility/Institutional) District. The Public Facility/Institutional (PF) Zoning District is applied to sites for institutional, academic, community service and government uses. The PF Zoning District is consistent with the Public (P) land use designation of the General Plan.

(Ord. 1038, § 2, 2008)

Site and Architectural Review shall be required for construction of new buildings in the AP Zoning District unless a Master Architectural, Landscaping, Lighting and Sign program has been approved by the Planning Commission for the property within the last three years and the Development Services Director determines that the plans substantially conform to the approved program. Site and Architectural Review shall also be required for major façade improvements to portions of existing buildings that face streets or public use areas including alteration of roof lines or the location of doors or windows. An Administrative Permit Review is required for the addition or removal of up to two doors or windows where the Director determines that the alteration is harmonious with the defining architectural characteristics of the building in relation to materials, scale, size and color and that the building will comply with applicable codes for health and safety, fire, ingress and egress and standards for commercial development. The City Planner may require the addition of an awning or similar feature to comply with the intent of the District.

The following table identifies the uses of land allowed by this Zoning Ordinance in the Airport Zoning District.

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

(Ord. 1038, § 2, 2008; Ord. 1235, § 1(1.8), 2023)

Site and Architectural Review shall be required for construction of new buildings in the AS Zoning District unless a Master Architectural, Landscaping, Lighting and Sign program has been approved by the Planning Commission for the property within the last three years. Site and Architectural Review shall be required for construction of new buildings, and master sign programs in the Airport Support Zoning District unless a Master Architectural, Landscaping, Lighting and Sign Program has been approved by the Planning Commission for the property within the last three years and the Development Services Director determines that the submittal substantially conforms to the approved program. Site and Architectural Review shall also be required for major façade improvements to portions of existing buildings that face streets or public use areas including alteration of roof lines or the location of doors or windows. Administrative Permit Review (APR) is required for uses that involve such as rental car parking or changes to the façade of a building that does face a public street or road. APR is also required for the addition or removal of up to two doors or windows where the Director determines that the alteration is harmonious with the defining architectural characteristics of the building in relation to materials, scale, size and color and that the building will comply with applicable codes for health and safety, fire, ingress and egress and standards for commercial development. The City Planner may require the addition of an awning or similar feature to comply with the intent of the Districts.

The following table identifies the uses of land allowed by this Zoning Ordinance in the Airport Support Zoning District.

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

Additional Use Regulations and Notes:

(1) A conditional use permit for the aviation related land use near the Hollister Municipal Airport shall be allowed only if the following findings can be made:

a. Public improvements or funds will not be required for the successful operation of the business or use.

b. There is not sufficient land available within the Hollister Municipal Airport Layout Plan area to support the proposed land use within the foreseeable future.

c. The proposed land use will not directly compete with existing services or planned services/uses in the Hollister Municipal Airport Layout Plan and applicable master plans for the Hollister Municipal Airport.

d. The proposed land use will contribute to the economic vitality of the Hollister Municipal Airport.

e. The proposed land use will not jeopardize grant assurances for the city of Hollister with the Federal Aviation Administration.

(2) An airport access permit is required to access the Hollister Municipal Airport pursuant to Chapter 8.28 of the Municipal Code.

(3) Administrative Permit Review shall be required to ensure compliance with standards in Section 17.24.190(B)(2) (Site and Architectural Review Project Review).

(4) See Section 17.22.070 (Alcohol Uses) for commercial uses that sell alcohol for permit requirements.

(5) Subject to special use regulations in Chapter 5.42 "Cannabis Facilities Regulatory Permit" for information on criteria, procedures, standards, requirements, regulations, and provisions for cannabis.

(Ord. 1038, § 2, 2008; Ord. 1057, § 15, 2009; Ord. 1194, § 3, 2020; Ord. 1235, § 1(1.9), 2023)

The general development standards for the Industrial Zoning Districts shall apply to the Airport and Airport Support Zoning Districts with the following additional standards to assure land use compatibility with the Hollister Municipal Airport.

A.

Air Emissions. No approved land use shall generate or cause any visible dust, gasses, heat, odor, or smoke to be emitted into the atmosphere that would disturb aircraft, and the operation of motor vehicles on the site, or would violate the requirements of the Monterey Bay Area Unified Air Pollution Control District.

B.

Electronic Interference. No structure or use on land or water shall create electrical or electronic interference with navigational signals, or radio or radar communications between the aircraft and a ground station.

C.

Glare. No glare-producing materials shall be used on the exterior of any structure, including any metal building, which are hazardous to aviation, or result in glare in the eyes of pilots using the Hollister Municipal Airport.

D.

Ground Vibration. No approved land use shall generate ground vibration perceptible without instruments at any point along or outside of the property line of the use, except for motor vehicle operations.

E.

Height. All application submittals for new construction shall include the FAR Part 77 elevation for the subject property based on the FAR Part 77 Surfaces established in the most recently adopted Comprehensive Land Use Plan for the Hollister Municipal Airport, the elevation of the ground and the building height of the proposed structure. Structures that exceed the FAR elevation shall be prohibited.

F.

Lighting. There shall be no illumination that produces a flashing or blinking effect that would interfere with aircraft or a pilot's ability to identify Airport lights, nor any lighting projecting upward that would interfere with aircraft or a pilot's ability to identify Airport lights.

G.

Noise. Office buildings, motels, hotels and schools shall be designed to include noise attenuation measures to maintain an interior noise level not to exceed 55 dB CNEL.

H.

Traffic Pattern Zone Lot Coverage. No more than 50 percent of the gross area or 65 percent of the net area of a lot, whichever is greater, shall be covered by structures.

I.

Traffic Pattern Zone Maximum Population Density of Nonresidential Uses. Land uses that would have a maximum population density of one 150 people per acre shall be prohibited. The methodology for calculating population density in Appendix C of the 2002 California Airport Land Use Planning Handbook or subsequent amendments shall be used to calculate population density. The City Planner shall determine the most appropriate methodology on a case by case basis.

(Ord. 1038, § 2, 2008)

Open Space, Park and Public Facilities/Institutional. Site and Architectural Review shall be required for construction of new buildings in the OP, P and PF Zoning Districts unless a Master Architectural, Landscaping, Lighting and Sign program has been approved by the Planning Commission for the property within the last three years and the Development Services Director determines that the submittal substantially conforms with the approved program. Site and Architectural Review shall also be required for major façade improvements to portions of existing buildings that face streets or public use areas including alteration of roof lines or the location of doors or windows. Administrative Permit Review (APR) is required for uses that involve such as rental car parking or changes to the façade of a building that does face a public street or road. APR is also required for the addition or removal of up to two doors or windows where the Director determines that the alteration is harmonious with the defining architectural characteristics of the building in relation to materials, scale, size and color and that the building will comply with applicable codes for health and safety, fire, ingress and egress and standards for commercial development. The City Planner may require the addition of an awning or similar feature to comply with the intent of the Districts.

Commercial Uses on Open Space, Park and Public Facilities/Institutional Districts. Commercial leases for use of portions or segments of open space or a park or underutilized buildings or areas in the PF district may be allowed with City Council approval. The intent is to enhance the recreation experience in the open space and park districts where practical and feasible and in the public facility/institutional district to provide opportunity for private businesses to utilize underutilized buildings or areas with enhanced cultural and educational programs, business incubators, shared workspaces, or event centers where desirable or feasible. Furthermore, commercial uses may be desirable in certain circumstances to provide revenues to offset maintenance costs of the balance of a park or municipal property.

Each proposed lease shall be carefully studied and judged on the merits of the location of the property, and the type of property on a case-by-case basis.

A.

Prior to release of a request for proposal for use of a building or property, the City Council shall adopt a resolution pursuant to Section 3.06.060 of the Hollister Municipal Code that the building or segment of property is not necessary for municipal purposes during the term of the lease or any extension authorized by the City Council.

B.

Prior to submitting a lease for City Council approval, a request for proposal shall be issued articulating the scope and purpose of the commercial use in context of the property type and surrounding uses.

C.

Commercial leases at park or open space lands may include commercial concessions, equipment rentals, specialty training or other similar uses that are compatible and incidental and complementary to the primary purpose of the park or open space area.

D.

Commercial leases of buildings or areas in the public facility/institutional zoning district shall be compatible with surrounding land uses and to the extent feasible enhance programing or services in the community and if possible, nearby uses.

E.

Approval of a lease shall require a Conditional Use Permit.

1.

A recommendation from the Parks and Recreation Commission shall be required as part of the Conditional Use Permit application for a lease within any municipal park or open space.

2.

After receipt of the Planning Commission recommendation, a public hearing on the Conditional Use Permit and lease plan shall be scheduled before the City Council. After the hearing, the Council may approve the Conditional Use Permit and Lease, may disapprove the permit or lease, or may adopt the plan and lease with changes, provided that any changes to the plan that were not considered by the Commission shall be referred to the Commission for its recommendation. Failure of the Commission to report within 45 days after the referral, or any longer period set by the Council, shall be deemed a recommendation for the approval of the changes.

The following table identifies the uses of land allowed by this Zoning Ordinance in the Open Space, Park and Public Facility Zoning districts.

Table 17.12-3 Open Space, Park and Public Facilities/Institutional Zone Districts Land Use and Permit Requirements

Additional Use Regulations and Notes:

(1) A communication facility may be permitted with a conditional use permit in a Public Facility Zoning District where it is located not less than 500 feet from a public school or a residential zoning district or residential general plan land use designation.

(2) The existing telecommunication monopoles authorized by a Conditional Use Permit prior to the enactment of this Zoning Ordinance shall be considered conforming land uses. Stealth design and co-location shall be required for any replacement poles.

(3) Establishment of the land use is prohibited if the property is located in the Flood Hazard Overlay zone.

(Ord. 1038, § 2, 2008; Ord. 1056, § 16, 2009; Ord. 1144, § 1, 2018; Ord. 1235, § 1(1.10), 2023)

A.

Drainage. Site improvements shall be designed to comply with city standards for grading, and adopted engineering design standards and stormwater management programs to substantially detain stormwater runoff on the subject property to pre-development levels with a combination of methods, including, but not limited to, planting or maintaining vegetative swales in the landscape areas, directing drainage from roof gutters to landscape area, and installing permeable paving in interior pedestrian areas or courtyards. Dual use of collection facilities for public gathering areas and drainage is encouraged.

B.

Energy Conservation. Buildings shall be oriented and designed to conserve energy. The use of solar panels on roofs or in the parking lot is encouraged.

C.

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

Table 17.12-4 Requirements by Zoning District

Additional Note:

(1) See Section 17.16.060 for the measurement of structure heights, and exceptions to height.

(Ord. 1038, § 2, 2008; Ord. 1071, § 10, 2011)