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)

The following table identifies the uses of land allowed by this Zoning Ordinance in the Airport Zoning District, and the land use permit required to establish each use, in compliance with this chapter.

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

(Ord. 1038, § 2, 2008; Ord. 1235, § 1(1.8), 2023; Ord. 1267, § 9, 2025)

The following table identifies the uses of land allowed by this Zoning Ordinance in the Airport Support Zoning District. For projects that include direct access to the airport, a separate Access Approval is required (see Chapter 8.28 of the Municipal Code).

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

(Ord. 1038, § 2, 2008; Ord. 1057, § 15, 2009; Ord. 1194, § 3, 2020; Ord. 1235, § 1(1.9), 2023; Ord. 1267, § 10, 2025)

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)

The following table identifies the uses of land allowed by this Zoning Ordinance in the Open Space (OS), Park (P), and Public Facilities/Institutional (PF) Zoning Districts.

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

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.

(Ord. 1038, § 2, 2008; Ord. 1056, § 16, 2009; Ord. 1144, § 1, 2018; Ord. 1235, § 1(1.10), 2023; Ord. 1267, § 11, 2025)

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)