[{"_1":2,"_98":-5,"_99":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,86],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},"mediaId",6657028,"mediaKeyId","5094408-c05851f66eaf8c4dcae9efe0a0240410","parentId",5094408,"title","Planning staff outlines multi-phase zoning ordinance cleanup focused on use tables, ADUs and mixed-use housing requirement","audioSeconds",1644,"startMs",1676000,"endMs",3320000,"viewUrl","/Search/View?dp=1&key=5094408-c05851f66eaf8c4dcae9efe0a0240410&start=1676&end=3320","thumbnailUrl","https://assets.pipeline.soar.com/5094408-c05851f66eaf8c4dcae9efe0a0240410/thumbnail_1676000.jpg","articleUrl","/articles/6657028/Hollister-City/San-Benito-County/California/Planning-staff-outlines-multi-phase-zoning-ordinance-cleanup-focused-on-use-tables-ADUs-and-mixed-use-housing-requirement","mediaUrl","https://secure.pipeline.soar.com/6657028-9d58a752d2daacbc3e2a63736c9ee362/orig.mp4?Expires=1771195584&Signature=RtYY4LnB6kPIYQhNJRAswySEJpX0-u3d~VXYAa7~63YUGJYSsQOecLC54SwLWDU2Hp396zU5OJkgrgL0UD8gOhhsk5CYEiHr9WZRmwT3i5tnwlgB~S4O~ejwH2K-Pwin3XXXr00MNvbo5x~Kd0M30FTHe009U1toSpdGZFCVcvGJipmiOsv-PgKpZPpvWzoK9TFt1ktdyKkrssm-HkqIyc2AzK7bQ5w6oW7ng2K917Qytq1XJ-sDjx1sSh57H8jC4CM4hX5Y3FhYH0xrN3f5FNZbm~9qjaYbs~gVkC0-OXllKY6kWjbzbmic9U-HhEXUZ4JgMuwAiI-ITkq4wsxG7w__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-06-27T14:16:43Z","article","At a June 26 study session the Hollister Planning Commission received a staff presentation on proposed zoning ordinance amendments intended to clarify permitted uses, definitions and permitting procedures and to bring the code into compliance with recent state law changes.

Planning staff described a multi-phase approach: phase 1 addresses consistency with state law (including amendments to accessory dwelling unit and density-bonus provisions), phase 2 (the focus of the meeting) restructures use tables and definitions, phase 3 will overhaul permitting requirements and phase 4 will complete the remaining ordinance work. Staff said the objective is to make the ordinance easier for the public and staff to use by replacing ambiguous entries with clear definitions and by consolidating redundant use listings.

Staff noted specific state-driven changes: jurisdictions must conform to new ADU/Government Code cross-references after Senate Bill 477; cities can no longer require owner-occupancy for ADUs (though owner-occupancy remains required for junior ADUs); multifamily sites may now have up to eight ADUs per project under the new provisions; and density-bonus rules have been updated to address shared housing, student housing definitions and senior housing qualifiers. Staff also said religious assemblies must be treated consistently with other assembly/gathering uses under the Religious Land Use and Institutionalized Persons Act (RLUIPA) and related state interpretations.

Among use-table reforms, staff said supportive and transitional housing entries were left blank in the current code and will be clarified and that family day-care permitting will be changed to reflect state law (no permit required for operations serving up to 14 children). Staff said the team consolidated many overlapping commercial and industrial uses into common definitions, added community care facility definitions, standardized recreation categories and proposed deleting a long code section on project sign notification and replacing it with an administrative sign-notice procedure that can be updated more easily.

Staff raised a notable policy change: requiring true mixed-use developments to include residential dwellings meeting the zoning district’s required density. Staff explained the change is intended to preserve housing sites counted in Hollister’s housing element and to prevent mixed-use-zoned parcels from being developed entirely for commercial uses, which can jeopardize the city’s ability to meet Regional Housing Needs Allocation (RHNA) targets. Staff said Hollister is not currently meeting RHNA numbers for certain income categories and that the housing element remains a separate ongoing project.

Commissioners asked clarifying questions about junior ADU rules, enforcement for legal nonconforming uses, the city attorney’s review of amendments and whether outside consultants were engaged. Staff responded that the city attorney will review ordinance language before adoption and that the edits were prepared by planning staff with experience working in the city; staff said reliance on in-house expertise avoids some problems that can arise when outside consultants unfamiliar with local code nuances prepare overhauls. Staff said a public comment letter on ADU items was received that day and will be reviewed; because the meeting was a study session, no decisions were made and staff will return with a noticed public hearing on final amendments.

Commissioners and staff emphasized the effort was intended to reduce confusion in the ordinance, improve transparency about what uses are permitted, and to provide clear permitting paths for applicants. Staff said next steps include reformatting use tables, incorporating feedback and preparing a formal public hearing packet for commission review.","mediaType","Video","parentTitle","Planning Commission Meeting","oneSentenceSummary","Staff presented a multi-phase plan to overhaul Hollister’s zoning ordinance, proposing clarifications to use tables and definitions, updates to accessory dwelling unit and density-bonus rules to comply with state law, and a new requirement that mixed-use projects include residential units to help meet RHNA commitments.","taxTitle","Hollister City, San Benito County, California","taxId",55350,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6657033,"Commission approves Heritage Plaza master sign program for Airline Highway shopping center",619,1019000,1638000,"/Search/View?dp=1&key=5094408-c05851f66eaf8c4dcae9efe0a0240410&start=1019&end=1638","https://assets.pipeline.soar.com/5094408-c05851f66eaf8c4dcae9efe0a0240410/thumbnail_1019000.jpg","/articles/6657033/Hollister-City/San-Benito-County/California/Commission-approves-Heritage-Plaza-master-sign-program-for-Airline-Highway-shopping-center","https://secure.pipeline.soar.com/6657033-178f28454e3b3d37c944103e9efea123/orig.mp4?Expires=1771195584&Signature=YM1Qu1mTkyxwKkBlTSFypUa5io88WHY0SMLQ29PLfCYBkcnorjeQSSXvbIU~74g5BdCDQhuES7pAn0hFtCSjNUiCikzLBgMHluTx1XyocTyqRW0YLuq1-1FsYjxdQaEWYqv2NcuwCuzWgTggvWtrZRfFKFfnyidSID3r1f3oLvrs1bOKTSqrUH9fKr6AAFG3qNxFkhPTc5NmFLVEsle2JLIPBBqBHbsd3nZhdJDx0NY2ceiFNA3PKJoji0nNgMYw1-bROmfrqmDUJy-2c87gPPIv3SsKyqg2hActJ793zDHdSvBzyNJxLv7iTqgHE~cebMyC1rOTMgXX6aZdLRwyIA__&Key-Pair-Id=KUT5TJCACFTXG","The Hollister Planning Commission on June 26 voted 3-0 to adopt a master sign program (MSP) for Heritage Plaza, a shopping center at 1701–1715 Airline Highway, updating sign standards to match an ongoing façade remodel and to streamline tenant signage review.

Planning staff explained the shopping center’s facade renovation necessitated an updated MSP because the existing program’s sign sizes and styles did not fit the new architectural treatments. Under the approved program, major tenants (greater than 4,000 square feet) may use a large wall sign (up to 20 feet by 4 feet 6 inches) and a secondary wall sign, while smaller tenants receive a smaller wall sign and a door-level sign. The program also standardizes lighting treatments and materials and updates the monument sign.

Developer and property representative Mike Nino told the commission the center was purchased in February 2018 and described ongoing improvements including fresh paint, new lighting, benches and landscaping. Nino said the updated sign program will allow new tenants to apply for signage consistent with the remodeled facades and that some major tenants’ signs will be backlit while smaller tenants will have spot-lit signs. Nino said materials for smaller tenants would be “wood-like” weather-resistant signs with standardized fonts and colors.

Staff said the MSP is exempt from CEQA as it pertains to an existing facility and recommended adoption. The commission had no public commenters on the item. Vice Chair Carla Torres de Luna moved to adopt a resolution approving MSP 2025-1 with the findings and conditions in the draft resolution; Commissioner Hani Maezuni seconded. The motion passed, 3-0.

Commissioners expressed appreciation that the project will help revitalize the center and improve the downtown-facing area. Planning staff noted tenants still must apply for permits consistent with the MSP; staff will check permit applications against the new program.","The commission unanimously approved an updated master sign program for Heritage Plaza at 1701–1715 Airline Highway to align signage with an approved façade remodel, allowing larger signs for major tenants and standardized signs for smaller tenants.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6657038,"Hollister planning commission approves conditional use permit for sports bar at 510 San Benito Street",764,236000,1000000,"/Search/View?dp=1&key=5094408-c05851f66eaf8c4dcae9efe0a0240410&start=236&end=1000","https://assets.pipeline.soar.com/5094408-c05851f66eaf8c4dcae9efe0a0240410/thumbnail_236000.jpg","/articles/6657038/Hollister-City/San-Benito-County/California/Hollister-planning-commission-approves-conditional-use-permit-for-sports-bar-at-510-San-Benito-Street","https://secure.pipeline.soar.com/6657038-84cedf634e3511c34bcd84db7fdb3b23/orig.mp4?Expires=1771195584&Signature=ItIFCPuKjOxQaHNk3-2RUmh2uty7XlPBsogs5cpkT1va~KIjmnQb8lciqjluaM2al-PGsxiLM4wM0HrQCOk~lKRJzbFmBph6Mb9hvjJlbYiew-0pVv8yippoK9dZH~-jKtu4BzCPQLATJJvoL1nIx05UcFAeixrqUj4Gt7rYdzbUpZw0hB7~cLklE901Z-8pgHvvA~PYlLXBqRn5MSOY7PT5KFH-6e0vt3JZfkKJI0mFbBVc~APYcAQ8coj9kb7Rb895arn0h21lNtU-v5B8enlFZvJ81e7aX1~pk64miSobfsjY4~I5rbebse1YmaD~d5T4iLlpzeZnOsArb1m1hg__&Key-Pair-Id=KUT5TJCACFTXG","The Hollister Planning Commission on June 26 approved a conditional use permit for a sports bar and billiard hall at 510 San Benito Street, authorizing on-site beer and wine sales with conditions intended to limit impacts on nearby residences and businesses.

Planning staff presented the proposal, saying the interior will include televisions, billiard tables, a bar and limited food service, and that the location is within the downtown commercial area surrounded by restaurants and retail. Staff said the use requires a conditional use permit because it will sell alcohol and recommended approval with conditions, including required surveillance cameras, employee training on checking identification, and limitations on parklet alcohol service.

The project’s stated hours are Monday–Thursday, 2 p.m. to 2 a.m., and Friday–Sunday, noon to 2 a.m. Staff said the applicant plans to employ a security guard and that several conditions are intended to prevent loitering, require cleanup of the surrounding area, and prohibit exterior signage that advertises the type of alcohol sold. Staff also noted the site is exempt from the California Environmental Quality Act as an existing developed facility in a zoning-compliant area.

The business currently operates and staff characterized this action as a legalization of the existing use; several requirements remain to be completed after approval. Planning staff said surveillance cameras are required and indicated the police department’s condition calls for installation within 30 days and coverage of interior public areas as well as exterior entrances and exits. Staff also said that alcohol service in the existing parklet is not allowed under the applicant’s current ABC license; the applicant must obtain additional approval from the state Department of Alcoholic Beverage Control (ABC) before serving alcohol in the parklet. Condition of approval number 16, as explained by staff, would allow alcohol on the parklet only to patrons who are also purchasing food and would require service on the parklet to end at 10 p.m.

A member of the public, Marie Labou Peterson, identified herself as a San Benito County resident and urged the commission to approve the project, saying it would “enhance Downtown Hollister” and that the city needs more businesses.

Vice Chair Carla Torres de Luna moved to adopt a resolution approving Conditional Use Permit CUP 2025-2 with the findings and conditions in the draft resolution; Commissioner Hani Maezuni seconded. The motion carried, 3-0.

The commission record notes the business is in the city’s parking assessment district, so no off-street parking was required as part of the permit. Staff advised that surveillance installation and other conditions will be enforced by the police department and by planning staff as listed in the resolution’s conditions.

Commissioners and staff emphasized support for downtown businesses while reiterating conditions meant to reduce noise, loitering and potential underage drinking. The approval is subject to the listed conditions and to any additional state licensing required by ABC.","The Hollister Planning Commission voted 3-0 to approve a conditional use permit allowing alcohol sales at a new sports bar and billiard hall in downtown Hollister, subject to conditions including surveillance, staff training and parklet restrictions.","actionData","errors"]

Article not found

Planning staff outlines multi-phase zoning ordinance cleanup focused on use tables, ADUs and mixed-use housing requirement

Commission approves Heritage Plaza master sign program for Airline Highway shopping center

Hollister planning commission approves conditional use permit for sports bar at 510 San Benito Street