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HOLLISTER
GENERAL PLAN
1995- 2010
Adopted by City Council Resolution No. 95- 156
November 6, 1995
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HOLLISTER GENERAL PLAN 1995- 2010
General Plan Program
City of Hollister, California
Adopted November 6, 1995
City Council Resolution 95- 156
Prepared with the assistance of
DUNCAN & JONES
Urban & Environmental Planning Consultants
in affiliation with
Barton- Aschman Associates
Traffic and Transportation Consultants
Planning Analysis & Development
Environmental Planning Consultants
Mundie & Associates
Land Economics and Fiscal Consultants
San Benito Engineering & Surveying, Inc.
Civil Engineers
PARTICIPANTS IN THE HOLLISTER
GENERAL PLAN PROGRAM
Hollister City Council
Current - 1995
Ken Duran - Mayor
Javier Guzman Seth Irish
Joseph Felice Richard Boomer
Past Council Members
Greg Camacho- Light ( 1988- 1992) Joe Paul Gonzales ( 1988- 1992)
Dean Hallberg ( 1986- 1994) Mary Kuckenbaker ( 1986- 1992)
Matthew Escover ( 1988- 1992) Ed Johnson ( 1992)
Hollister Planning Commission
Current - 1995
Raymond Friend Richard Smith
Franz Schneider Nancy Foley Patricia Magee
Past
Gus Gomez ( 1988- 1990) Jamillah Grant ( 1986- 1990)
Karen Hamilton ( 1984- 1991) Keith Alipaz ( 1986- 1992)
Irma Rodriguez ( 1991- 1992) Joseph Felice ( 1991- 1992)
John Hassler ( 1991- 1993) James Magee ( 1992- 1993)
David Rodriguez ( 1992- 1993)
Citizen's Advisory Committee 1990- 1993
Lynn Franklin, Chair Carol Ann Serna, Vice Chair
Mike Cullinan Mike Blackie Bob Tiffany
Pat Loe Jose T. Rodriguez Herb Remus
Franz Schneider Jim Libby Aurelio Zuniga
Jim Churchill Cesar Flores Judy
Lopez- Krause
Ken Lindsey Geva Arcanin Marchel Nelson
Dick Lowry Steve Delay Steve Woolpert
City of Hollister Staff
Stanley Hall - City Manager
Hugh Riley - Former City Manager
Raymond Hetherington - Planning Director
William J. Card, AICP - Senior Planner
Jonnie J. Hanson - Assistant Planner
Carol A. Lenoir - Planning Department Office Technician
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CONTENTS
Page
I. INTRODUCTION 1
A. What is a General Plan? 2
B. General Plan Map and Land Use Designations 4
C. Updating and Amending the General Plan 8
D. Organization of this Report 10
E. Glossary 12
F. Index 12
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN 13
A. Setting 13
B. Projections 17
C. Issues 19
D. Goals 19
E. Policies 19
F. General Plan Map 25
G. Implementation 29
III. NATURAL ENVIRONMENT 33
A. Setting 33
B. Projections 52
C. Issues 57
D. Goals 57
E. Policies 58
F. General Plan Map 64
G. Implementation 65
IV. RESIDENTIAL ENVIRONMENT 69
A. Setting 69
B. Projections 69
C. Issues 70
D. Goals 70
E. Policies 71
F. General Plan Map 73
G. Implementation 76
V. ECONOMIC DEVELOPMENT 79
A. Setting 79
B. Projections 82
2
C. Issues 83
D. Goals 84
E. Policies 84
F. General Plan Map 88
G. Implementation 92
CONTENTS
Page
VI. TRANSPORTATION 95
A. Setting 95
B. Projections 97
C. Issues 99
D. Goals 99
E. Policies 100
F. General Plan Map 102
G. Implementation 104
VII. PUBLIC SERVICES AND FACILITIES 107
A. Setting 107
B. Projections 115
C. Issues 119
D. Goals 119
E. Policies 119
F. General Plan Map 124
G. Implementation 125
GLOSSARY 129
INDEX 157
FIGURES
1. General Plan Map 5
2. Relationship Between Required General Plan Elements and the General Plan 10
3. Boundaries Related to the Hollister Planning Area 15
4. Projected Population Growth and Increase in Housing Units in Hollister: 1990- 2010 18
5. Designations Applicable to Lands in Proposed Northeast Hollister Area Plan
if Area Plan is Not Approved 28
6. Prime Farmlands and Farmlands of Statewide Importance
in the Hollister Planning Area 34
7. Mineral Resources of Regional Significance in the Hollister Planning Area 36
8. 100- Year Flood Zones in the Hollister Planning Area 38
9. Alquist- Priolo Fault- Rupture Hazard Zones in the Hollister Planning Area 39
3
10. Fire Hazard Zones in the Hollister Planning Area 41
11. Noise Contours ( 1993) in the Hollister Planning Area 45
12. Typical Railroad Noise Exposure Contours for the Gilroy- Hollister Line: 1984 47
13. Hollister Municipal Airport Noise Exposure Contours: 1989 48
14. Potential San Joaquin Kit Fox Habitat in the Hollister Planning Area 51
15. Projected Noise Contours ( 2010) in the Hollister Planning Area 54
16. Projected Railroad Noise Exposure Contours for the Gilroy- Hollister Line - 2005 55
17. Hollister Municipal Airport Projected Noise Exposure Contours: 2005 56
18. Community Land Use Noise- Compatibility Guidelines 67
19. Comparison of General Plan Residential Densities and
Hollister Zoning Ordinance Residential Densities 74
20. Downtown Strategy and Plan Study Area 80
21. San Benito County Projected Non- Farm Employment By Sector,
Selected Years: 1995- 2010 82
22. Circulation System - Hollister Planning Area 98
23. Parks and Recreational Facilities - Hollister Planning Area 111
24. Public School Facilities - Hollister Planning Area 114
Figure 1
GENERAL PLAN MAP
General Plan Program
City of Hollister, California
Figure 3
BOUNDARIES RELATED TO THE HOLLISTER PLANNING AREA
General Plan Program
City of Hollister, California
Figure 19
COMPARISON OF GENERAL PLAN RESIDENTIAL DENSITIES AND HOLLISTER
ZONING ORDINANCE RESIDENTIAL DENSITIES
General Plan Program
City of Hollister, California
Figure 9
ALQUIST- PRIOLO EARTHQUAKE FAULT- RUPTURE
HAZARD ZONES IN THE HOLLISTER PLANNING AREA
General Plan Program
City of Hollister, California
GP
Figure 5
Figure 6
Figure 7
Figure 8
Figure 9
Figure 10
Figure 11
Figure 12
Figure 13
Figure 14
Figure 15
Figure 16
Figure 17
Figure 18
Figure 19
Figure 20
Figure 21
Figure 22
Figure 23
Figure 24
Figure 25
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I. INTRODUCTION
The Hollister General Plan Program was designed to provide a comprehensive land use plan for the
City of Hollister to replace the Hollister General Plan which was adopted in 1976. The 1995- 2010
General Plan as adopted is the culmination of a seqence of eleven reports produced as part of the
General Plan Program for the City of Hollister. Prior reports prepared for review in this program have
included:
u Work Program, Schedule of Activities, and Guidelines
u Issues and Policy Choices
u Economic Background Report
u Alternative Scenarios
u Preliminary Draft General Plan
u Preliminary Hearing Draft General Plan
u Hearing Draft General Plan
u Draft Environmental Impact Report
u Preliminary Final Hearing Draft General Plan
u Final Environmental Impact Report
u Preliminary Final General Plan
The first report described the purpose of the General Plan Program, identified the roles of the
participants and outlined the schedule leading to the adoption of the General Plan. The second report
was designed to assist participants in defining the policy directions which would be reflected in the
Alternative Scenarios document. The Economic Background Report provided information on recent
trends in local employment, industrial/ commercial activity and housing development in the Hollister
area. The Draft Environmental Impact Report evaluated the environmental impacts which would be
associated with the implementation of the Hearing Draft General Plan, and the Final Environmental
Impact Report provided a response to comments received on the Draft Environmental Impact Report.
In addition, the General Plan Program has included an analysis of the opportunities and constraints
related to future development within the Hollister Planning Area, and a series of detailed traffic
analyses. The Preliminary Draft General Plan, Preliminary Hearing Draft General Plan, Hearing
Draft General Plan, Preliminary Final Hearing Draft General Plan and the Preliminary Final General
Plan were each designed to provide the basis for
I. INTRODUCTION
2
discussions which would identify the modifications ultimately to be incorporated into the adopted
General Plan document and map.
During the development of the 1995- 2010 General Plan, local residents had the opportunity to
contribute their views and insights on a number of occasions. The Citizens Advisory Committee
( CAC, formed in the spring of 1990) met frequently to discuss General Plan issues and to provide
input for the documents prepared as part of the General Plan Program. CAC members provided a
wide range of viewpoints regarding the goals and policies to be included in the Hollister General
Plan. In addition, several public participation meetings enabled other local residents to express their
views on the issues and policies to be addressed in the General Plan. Joint study sessions of the
Planning Commission and City Council also provided information which was incorporated into the
Preliminary Final General Plan, which was the subject of the City Council and Planning Commission
Public Hearings that resulted in the adoption of the General Plan.
A. WHAT IS A GENERAL PLAN?
The General Plan is the City's principal policy document for guiding future conservation and overall
development of the City of Hollister. It represents an agreement among the citizens of Hollister on
basic community values, ideals and aspirations to govern a shared environment. The General Plan is
designed to provide a basis for rational decision- making regarding long- term development within the
City of Hollister. It is a comprehensive document, intended to provide policy direction to those
involved in the development process.
This comprehensive General Plan is geographic, in that it covers the entire Hollister Planning Area,
addressing land use concerns beyond the city limits. It also addresses a range of issues that are
associated with Hollister's development, including physical, economic and social concerns.
The State of California requires each county and city to adopt a general plan " for the physical
development of the county or city, and any land outside its boundaries which... bears relation to its
planning." The Hollister General Plan is to act as a " constitution" for development, and will provide
the basic foundation for all local land use decisions. No subdivision,
I. INTRODUCTION
3
parcel map or rezoning can be approved unless it is found to be in harmony with an adopted general
plan. Public works projects proposed by local government agencies and special districts must be
reviewed by the Hollister Planning Commission and the Hollister City Council to determine their
conformance with the General Plan.
Not long ago, local general plans were regarded as merely a set of broad policies that had only a
distant relationship to actual development decisions. However, the importance of general plans has
been greatly increased over the past twenty years, and an " adequate" general plan can no longer be
simply a vague picture of a city's future. Under current law, the Hollister General Plan must be able to
provide concrete direction for community decision- making.
In California, state law makes the general plan the foundation and central feature of the local planning
process. Each city and county is required to prepare, adopt and maintain a general plan to govern the
physical development of all of the land area under its jurisdiction. The purposes which are intended to
be served by the Hollister General Plan include:
n The identification of Hollister's physical development goal s and goals relating to
environmental, economic and other factors.
n The definition of policies for maintaining or improving the character of existing developed
uses and for guiding the location and nature of future development, in order to ensure that
Hollister'sg oals are achieved.
n The consideration of all aspects of local conditions within the Hollister Planning Area which
affect physical development and change, in order to ensure that problems and opportunities
are adequately analyzed and addressed within the context of local, regional, statewide and
national goals and policies.
n The provision of information to Hollister residents, business people, property owners and
other interested persons about the planning and decision- making process of the local
government.
n The description of procedures and measures intended to
I. INTRODUCTION
4
improve the coordination of local government actions affecting the development of Hollister.
In sum the Hollister General Plan.......
u Organizes the community desires of Hollister in regard to the physical, social,
economic and environmental character of the City;
u Defines a realistic vision of what the city intends to become during the period to the
year 2010 horizon;
u Charts the course of development that will determine the future character of Hollister
and the nature of its environment: and
u Serves as a collective community memory of issues raised and direction chosen
during the process of plan preparation and adoption.
Planning and land use regulation in Hollister stem from the two main legal powers granted to cities
and counties by the State Constitution: corporate powers and police powers.
Corporate power provides Hollister with the authority to collect revenues ( from bonds, fees, taxes and
assessments) and to spend these monies to provide services and facilities ( such as roads, water and
sewerage facilities, parks, etc.). Police power provides Hollister with the authority to regulate citizen
behavior ( including the use of private property) in order to promote the health, safety, welfare and
morals of the public. Land use planning, zoning, subdivision and building regulation all comprise
exercises of Hollister's authorized police power.
The Hollister General Plan, in legal and conceptual terms, will guide the exercise of police power
through zoning and subdivision regulation, and the exercise of corporate power through the provision
of capital facilities and improvements.
The adoption of the Hollister General Plan is a legislative act, and as such, the General Plan's
provisions are subject to the initiative and referendum processes.
A general plan is not a static document. Although the Hollister General Plan is intended to guide
development within the
I. INTRODUCTION
5
Hollister Planning Area through the year 2010, it must be reviewed on a regular basis and revised to
reflect new information as it becomes available or as the goals of the community evolve or change.
The requirements of law, as well as the day- to- day decision- making process, demand that the
information and projections on which the Hollister General Plan is based be maintained in an
up- to- date and currently valid form.
The State of California requires that all general plans include seven mandatory elements:
n The Land Use Element, which designates the distribution and intensity of public and private
land uses;
n The Circulation Element, which identifies the location and extent of existing and proposed
major transportation routes, terminals and other local public utilities and facilities;
n The Housing Element, which provides a comprehensive assessment of current and projected
housing needs and the policies and actions designed to provide adequate housing;
n The Conservation Element, which addresses the conservation, development and use of
natural resources;
n The Open Space Element, which provides plans and measures for preserving open space for
natural resources, outdoor recreation, agriculture and other managed production, public
health and safety;
n The Noise Element, which identifies and evaluates noise problems to provide the basis for
land use distribution; and
n The Safety Element, which establishes policies and programs designed to protect the
community from the risks associated with seismic, geologic, flood and fire hazards.
Local general plans may also address issues beyond those which are addressed in the seven
mandatory elements, and upon adoption, any optional elements become integral parts of the general
plan. All elements have equal importance, and any conflicts between elements in terms of goals,
policies or standards must be resolved within the plan itself. Any programs defined for carrying out
the plan must also be consistent with, and follow logically from, the plan's goal sand policies.
I. INTRODUCTION
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A general plan " shall consist of a statement of development policies and shall include a diagram or
diagrams and text" ( Government Code Section 65302). The text and diagrams must also be consistent
with each other, and data and projections must be uniform and consistent among and within elements.
When a new element is adopted or a part of it is amended, the rest of the plan must be changed to
eliminate any inconsistencies which may be created.
B. GENERAL PLAN MAP AND LAND USE DESIGNATIONS
The General Plan Map, in the form in which it has been adopted, is an important document,
representing as it does a clear and graphic expression of the development pattern desired within the
Hollister Planning Area, consistent with the text of the General Plan. Land uses shown on the General
Plan Map ( Figure 1) are expressed in terms of four major categories, and the map indicates
appropriate areas for each of them by type and intensity of use.
The pattern of land uses outlined in the Hollister General Plan Map provides the basis on which
zoning districts will be established. Zoning ordinances contain more specific development
requirements and standards than General Plan land use designations and policies, and the adoption of
the General Plan Map is not a substitute for the establishment of zoning districts consistent with the
General Plan in the form in which it has been adopted.
I. INTRODUCTION
7
Figure 1
GENERAL PLAN MAP
General Plan Program
City of Hollister, California
I. INTRODUCTION
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( Blank reverse side of Figure 1 - 11" x17" sheet)
I. INTRODUCTION
9
The land use designations as used in the plan reflect existing and proposed future land uses. One of
the central goals of the Hollister General Plan is to coordinate land use planning with San Benito
County. With this in mind, the Hollister General Plan is not intended to replace or preempt the
existing general plan or any future general plan of the County of San Benito. Further, it is anticipated
that adoption of the Hollister General Plan will provide a vehicle to foster inter- jurisdictional relations
in sound land use practices.
A discussion of the characteristics of each of the General Plan land use categories is included in each
chapter of this document, under the section describing the map provisions. The land use categories
applied on the General Plan Map are as follows:
Residential Applicable Chapter
Rural Residential ( R) IV
Low Density Residential ( LDR) IV
Medium Density Residential ( MDR) IV
High Density Residential ( HDR) IV
Central Residential/ Commercial Office Neighborhood ( CRO) IV, V
Residential- Planned Unit Development ( R- PUD) IV
Industrial Applicable Chapter
General Industrial ( GI) V
Light Industrial ( LI) V
Industrial Business Park ( IBP) V
Airport Support Overlay ( AS) V
Commercial Applicable Chapter
Downtown Commercial ( DC) V
Neighborhood Commercial ( NC) V
General Commercial ( GC) V
Highway Commercial ( HC) V
Central Residential/ Commercial Office Neighborhood ( CRO) IV, V
Medical and Dental Office ( MDO) V
Administrative and Professional Office ( APO) V
Special Commercial ( SC) V
Other Applicable Chapter
Transit Terminal ( TT) VI
I. INTRODUCTION
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Airport ( AIR) VI
Public/ Institutional ( PI) VII
Open Space/ Conservation ( O/ C) III
Open Space/ Parks ( O/ P) VII
Agricultural ( A) III
Agricultural Preserve ( AP) III
Urban Reserve Overlay ( UR) II
Generally, areas identified by individual land use categories on the General Plan Map are bounded by
solid lines. However, in several instances a broken line appears between land use categories shown on
the General Plan Map ( e. g., between General Commercial and High Density Residential, and
between Medium Density Residential and High Density Residential). When broken lines are used in
this manner, they represent specific instances where the development of the area that has been divided
by the broken lines may either include a mixture of the types of land uses shown on either side of the
broken lines, or where the allocation of land area between the types of land uses shown is intended to
represent general, rather than specific, locations.
Land use designations shown with italic letters on the General Plan Map identify areas which are
currently under the jurisdiction of the County of San Benito, and which are expected to remain under
County jurisdiction during the planning period. Land use and development which may take place
under County jurisdiction in these areas prior to the year 2010 is expected to be consistent with the
land use designations shown in italics.
FEMA " Flood Zones" and California Division of Mines and Geology " Alquist- Priolo Earthquake
Fault- Rupture Hazard Zones" may overlay the land use designations listed above. Development
proposed within these areas may be subject to additional requirements ( such as the incorporation of
flood protection measures or the need to determine the actual location of a geologic fault) prior to
project approval, in the interests of protecting the health and safety of Hollister residents.
The General Plan Map designates the predominant use of land in each area, but does not preclude
minor deviations from the overall pattern. For example, it does not reflect every church, institutional,
commercial, single- or multi- family residential use that may exist in areas designated for other uses,
nor should it be interpreted as recommending or requiring their removal. Also, the boundaries of
areas designated for a particular use should not be viewed as final or inflexible. There is no
I. INTRODUCTION
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intention to single out one lot as opposed to another next to it for a specific use.
C. UPDATING AND AMENDING THE GENERAL PLAN
Once adopted, the General Plan does not remain static. State law permits up to four General Plan
amendments per mandatory element per year ( Government Code Section 65358 [ b]. 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 often can 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 as stated below.
General plans are based on analyses and assumptions concerning social, economic and physical
conditions which 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.
Now that the City of Hollister has adopted a general plan, it may also adopt " area plans" and " specific
plans" to address local concerns in additional detail.
An area plan is a specialized plan which would address a particular region or community within the
Hollister Planning Area. Such plans would refine the policies of the Hollister General Plan as they
apply to a smaller area, and would be 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, the minimum contents of an area
plan are not stipulated by state law. However, in order 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, and must address all issues identified in Policy II- 3 of
Chapter II ( Urban Development and Community Design).
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 geographical
area. When a specific plan is adopted, it represents
I. INTRODUCTION
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a separate document which 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 which places the
emphasis on development standards and criteria which 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 which 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 a amendment- by- amendment basis, the following minimum
standard findings should be made for each General Plan Amendment.
1. The proposed amendment is deemed to be in the public interest.
2. The amendment is consistent and compatible with the rest of the general plan and any
implementation programs that may be affected.
3. 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.
4. The amendment has been processed in accordance with the applicable provisions of the
California Government Code and the California Environmental Quality Act ( CEQA).
City- initiated amendments, as well as amendments requested by other public agencies, are subject to
the same basic process and requirements described above to assure consistency and compatibility
with the 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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13
D. ORGANIZATION OF THE HOLLISTER GENERAL PLAN
Although each of the seven mandatory general plan elements ( with the exception of the Housing
Element, which has been produced separately to meet the specific legal requirements established by
the State of California) are addressed in the General Plan, because they are closely related to one
another, they are not addressed separately. Instead, the different aspects of the physical character of
and development in Hollister are discussed under six general topic headings ( Chapter II - Urban
Development/ Community Design, Chapter III - Natural Environment, Chapter IV - Residential
Environment, Chapter V - Economic Development, Chapter VI - Transportation and Chapter VII -
Public Services and Facilities) which cover all of the mandatory elements ( except for the Housing
Element). Figure 2 identifies the location of material relating to each of the seven elements within the
text of the General Plan.
Figure 2
RELATIONSHIP BETWEEN REQUIRED GENERAL PLAN ELEMENTS
AND THE GENERAL PLAN
General Plan Program
City of Hollister, California
Required Chapters
Elements II III IV V VI VII
Land Use M M M M M S
Circulation S M
Housing* S S
Conservation S M
Open Space S M
Noise M
Safety M M
M = Major Discussion
S = Secondary Discussion
* The City of Hollister Housing Element was prepared separately, was adopted in September of 1993
by the City Council, and is in compliance with State Law. The Housing Element will need to updated
prior to June 30, 1999.
The chapters are organized in a form consistent with the land use
I. INTRODUCTION
14
categories listed above.
Chapter II states the policies relating to the overall urban form and development of Hollister,
addressing the issues of urban expansion and the character and design of existing and future
development.
Chapter III addresses the issues related to the natural environment.
Chapter IV addresses residential development within Hollister.
Chapter V addresses economic development issues.
Chapter VI addresses transportation issues in the Hollister area.
Chapter VII addresses the provision of public services and facilities.
Each chapter contains a brief discussion of the current setting, information related to projections for
Hollister or San Benito County, an identification of the basic issues to be addressed in the chapter, a
brief description of the central goals which have been established to address these issues, a set of
policies designed to achieve these goals, a discussion of how these policies are reflected on the
General Plan Map, and a list of implementation recommendations.
A goal is an ideal future end, condition or state related to the public health, safety or general welfare
toward which planning and planning implementation measures are directed. Goals set a direction for
Hollister and provide an expression of community values, but goals are not generally quantifiable,
time- dependent or suggestive of the future actions required for goal achievement.
A policy is a specific statement that guides decision- making. Policies are based on General Plan goals
and an analysis of data related to the environmental, social, economic and political conditions in
Hollister. Policy statements indicate a clear commitment on the part of the City Council to meet the
goals stated in the General Plan, and are designed to be clear and unambiguous.
Implementation measures are actions which may be taken to carry out the policies established in the
General Plan.
I. INTRODUCTION
15
Each Policy is identified by a bold type number reference in the left margin, and can be referred to by
using a combination of the Chapter and Policy numbers ( e. g., II. 5, III. 63. b, VII. 40, etc.). Each
Implementation Action is identified by a bold type letter in the left margin, and can also be referred to
by using a combination of the Chapter number and the Implementation Action letter ( e. g., II. F. 3,
IV. D, VI. M, etc.). The numbering of Policies and the lettering of Implementation Actions is
consecutive within each chapter, but not within the report as a whole. Linkages between Policies and
relevant, related Implementation Actions are indicated by references shown in parentheses following
each Policy statement. In some instances, it has appeared unnecessary to state a specific
Implementation Action for some Policies due to their self- evident character, and in these cases the
parenthetical references read "( SAP)", for " Stand- alone Policy".
Simply put:
A Goal is: A general, overall, and ultimate purpose, aim, or end toward which the City will direct
effort.
A Policy is: A specific statement of principle or guiding actions which implies clear commitment but
is not mandatory.* A general direction that the City elects to follow, in order to meet its goals.
Implementation is: An action, activity, or strategy carried out in response to an adopted policy or
policies to achieve a specific goal.
______________
* The word " shall" makes mandatory those policies in which it appears.
Goals, Policies and Implementation Actions are presented in each element of the General Plan.
However, several Goals will guide all future land use decisions in Hollister:
n Retain traditional, small- town characteristics and values.
n Promote a diversified economic base.
n Provide adequate public services to ensure the health, safety, education and welfare of all
local residents.
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16
n Promote ethnic diversity.
n Conserve natural resources and protect the quality of the environment.
n Maintain the physical diversity and enhance the visual qualities of Hollister through the
protection of scenic resources and the preservation of historic structures.
n Promote cultural activities and artistic expression.
n Enhance the community's economic structure through increasedb usiness opportunity.
E. GLOSSARY
A glossary is included at the end of the document, following Chapter VII, to assist the reader in
understanding the Plan and to ensure that the terms used in the plan are clearly defined so as to
establish intent and to prevent misinterpretation. Where the definition of a term is critical to
understanding the text, it may also be further defined in the body of the text as well as the glossary.
F. INDEX
An Index to the topics, terms, names of agencies, names of streets, etc. is provided at the end of the
document, following the Glossary. It is intended to assist the reader in locating specific names and
terms within the overall body of the General Plan text, by providing relevant page number references.
17
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
A. SETTING
The Hollister Planning Area
Several sets of boundaries have been identified as having a direct relationship to future development
patterns Hollister:
l The Hollister " Area of Concern": This is the portion of northern San Benito County within
which the City of Hollister has legitimate concerns regarding future development. This area is
defined by Shore Road and Fairview Road to the north; the area east of Fairview Road and
Best Road to the east; Ridgemark and the watershed directly south of the San Benito River to
the south; and the State Highway 156 Bypass and the Southern Pacific railroad line to the
west. The General Plan does not present policies or implementation recommendations
regarding development in those portions of the " Area of Concern" which are beyond the
boundaries of the Hollister Planning Area. However, in instances where the County of San
Benito is considering development proposals within the " Area of Concern", the City of
Hollister may provide informal recommendations to the County to promote development
which is consistent with the goals of the City.
l The Hollister Planning Area: ( See Figure 3). This is the portion of northern San Benito
County which encompasses all incorporated and unincorporated territory which bears a close
relationship to the City of Hollister. Within this area, the City will work closely with the
County of San Benito and other jurisdictions on planning determinations. Hollister will
formally communicate the City's concerns for the future of lands within the Planning Area
which are beyond the City limits. The boundaries of the Hollister Planning Area are defined
by Tequistquita Slough to the north; Santa Ana Creek, the area east of Fairview Road and
Best Road to the east; Ridgemark and Union Road to the south; and the State Highway 156
Bypass and Bolsa Road to the west.
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
18
l The Hollister Sphere of Influence: ( See Figure 3). This is the portion of northern San Benito
County which encompasses all incorporated and unincorporated territory which is within
Hollister's ultimate physical boundaries and service area, as adopted by theL ocal Agency
Formation Commission ( LAFCO). Urban services and the City limits are expected to
ultimately expand to the Sphere of Influence ( SOI) boundary. The boundaries of the SOI are
defined by the Hollister Municipal Airport to the north; Santa Ana Creek, Chappell Road and
Fairview Road to the east; State Highway 25 and the San Benito River to the south; and the
San Benito River and Bolsa Road to the west.
l The Hollister City Limits: ( See Figure 3). This is the area within the legal jurisdiction of the
City of Hollister. As shown in Figure 3, the location of the city limits varies from one block
to the next, and there are several areas which are surrounded by areas within the city limits,
but which have not been formally annexed. These areas are under the jurisdiction of the
County of San Benito rather than the City of Hollister.
l The Hollister Urban Service Area: ( See Figure 3). This is the area defined by the Local
Agency Formation Commission ( LAFCO) which is expected to receive urban services
( sewer, water and storm drainage) within approximately the next five years.
l The Hollister Residential Development Service Area: ( See Figure 3). This is the area defined
by the City of Hollister which is expected to have all urban services available or which have
the provision of urban services ( sewer, water and storm drainage) planned or committed to
within one or two years. The purpose of the Residential Development Service Area ( RDSA)
is to discourage premature development or to induce utility services prior to the City's ability
to provide them, and residential development approvals are not authorized by the City of
Hollister unless they are located within the RDSA.
Although the City of Hollister has an interest in the character and timing of development within the
boundaries identified above, it has legal jurisdiction only over those areas within the city
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
19
limits.
Historical Background
With the admission of California to the United States, large Spanish land grants were disassembled.
One of these, Rancho San Justo, was divided between two sheep ranching families. A member of one
of these families, Colonel William Hollister, sold his 21,000- acre portion to a group of 50 men known
as the San Justo Homestead Association, which founded the town of Hollister. The settlement
expanded following the extension of the Southern Pacific railroad branch line through the town in
1870. The City of Hollister was incorporated in 1872.
Hollister was originally designed with a street grid starting from the intersection of two
farm- to- market roads ( now known as State Highways 25 and 156). The 100- acre townsite was
bounded by North, East, South and West Streets, with east- west streets numbered First through
Seventh and alleys named after members of the San Justo Homestead Association. San Benito Street
was designated as the " main street" of Hollister.
Much of the development which has occurred locally since the 1870s has been related to agricultural
production and food processing. Many reminders of Hollister's agricultural heritage remain today,
and agriculture- related operations continue to represent a major component of the local economy.
Population Growth in Hollister
The population of Hollister has increased significantly in recent years, as shown from U. S. Census
Bureau estimates:
Year Population
1940 3,881
1950 4,903
1960 6,071
1970 7,663
1980 11,488
1990 19,212
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
20
Figure 3
BOUNDARIES RELATED TO THE HOLLISTER PLANNING AREA
General Plan Program
City of Hollister, California
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
21
( Blank reverse side of Figure 3 - 11" x17" sheet)
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
22
The population of Hollister on January 1, 1993, was estimated at 21,617 by the Population Research
Unit of the California Department of Finance. The rate of population growth in Hollister increased
during the 1970s and increased even more in the 1980s. As the local population has grown, it has
become increasingly difficult to maintain the small- town characteristics of the community.
The City of Hollister currently employs a Growth Management Ordinance ( City Ordinance No. 767
and City Council Resolution 91- 12, as amended). This program is designed to:
1. Encourage a rate of growth that will not exceed the City's ability to provide adequate and
efficient public services or the ability of the local economy to support such growth;
2. Establish and maintain the essential quality and level of public services and facilities;
3. Establish and maintain a desirable degree of variance among land uses and ensure the vitality,
character and economic stability of the community, including provisions for, and
maintenance of, a balanced community with adequate housing to meet the needs of local
employment and City residents;
4. Establish and maintain a growth rate that allows for residential development by small and
owner- builders to help maintain the economic stability of the community; and
5. Establish and maintain a policy that requires new development to fund necessary public
services and facilities required by development to ensure the services and facilities are in
place to serve such areas once they are developed.
The program establishes a procedure by which the City Council annually determines the maximum
number of homes that can be built within the City each year. The limitations established thus far have
never been reached or exceeded within any single year.
In addition to the Growth Management Ordinance, the City of Hollister can also control the rate and
character of local growth through the development review process. As individual development
proposals come forward for review, the Planning Commission and the City Council determine the
extent to which such proposals are
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
23
consistent with local policies, and whether such development could be adequately served by
municipal service providers. In those instances where proposed development would exceed the
capacities of local service providers, or where it is found to be inconsistent with local policies, the
proposed scale of such development may be reduced, the impacts of the proposed development may
be mitigated, or the proposed development may be rejected.
B. PROJECTIONS
The land use pattern defined in the General Plan is designed to accommodate additional population
growth within the Hollister Planning Area through the year 2010. Although the magnitude of future
population growth can not be predicted with certainty, the General Plan has been developed on the
assumption that the population of Hollister will not exceed 38,200 people by the year 2010. This level
of population growth would represent a 99 percent increase in the number of people living in
Hollister between 1990 and 2010, or about 18,990 persons. ( For the purposes of comparison, over the
twenty- year period from 1970 to 1990, the population of Hollister increased by approximately 151
percent, or 11,550 persons.)
Based on an current average of approximately three persons per household in Hollister, growth of this
magnitude would require the addition of an estimated 6,340 housing units over through the year
2010, as shown in Figure 4.
Figure 4
PROJECTED POPULATION GROWTH AND INCREASE IN NUMBER OF
HOUSING UNITS IN HOLLISTER: 1990- 2010
General Plan Program
City of Hollister, California
Cumulative Cumulative
Additional Additional Housing Additional Additional
Year Population Population Population Units Units Units
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
24
1990 19,212 0 0 6,361 0 0
1991 19,884 672 672 6,585 224 224
1992 20,580 696 1,368 6,817 232 456
1993 21,301 720 2,089 7,057 240 696
1994 22,046 746 2,834 7,306 249 945
1995 22,818 772 3,606 7,563 257 1,202
1996 23,616 799 4,404 7,829 266 1,468
1997 24,443 827 5,231 8,105 276 1,744
1998 25,299 856 6,087 8,390 285 2,029
1999 26,184 885 6,972 8,685 295 2,324
2000 27,100 916 7,888 8,990 305 2,629
2001 28,049 949 8,837 9,307 316 2,946
2002 29,031 982 9,819 9,634 327 3,273
2003 30,047 1,016 10,835 9,973 339 3,612
2004 31,098 1,052 11,886 10,323 351 3,962
2005 32,187 1,088 12,975 10,686 363 4,325
2006 33,313 1,127 14,101 11,061 376 4,700
2007 34,479 1,166 15,267 11,450 389 5,089
2008 35,686 1,207 16,474 11,852 402 5,491
2009 36,935 1,249 17,723 12,269 416 5,908
2010 38,228 1,293 19,016 12,700 431 6,339
Disclaimer notice. The population and housing unit projections
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
25
shown in the above chart are for illustrative purposes only and are not intended to set policy within
the meaning of the Hollister General Plan.
C. ISSUES
The primary issues related to urban development and community design in Hollister are:
n How to accommodate growth in a manner which will enable Hollister to maintain the small
town characteristics which appeal to a large number of Hollister residents?
n How to accommodate growth while maintaining ( or improving) the current level of public
services in Hollister?
n How to ensure that growth will be compatible with existing development and will enhance
the visual characteristics of Hollister?
D. GOALS
The central goals expressed in this chapter are:
n Maintain and enhance Hollister's mall- town characteristics.
n Maintain, where possible, a level of service ( LOS) " C" on existing streets and intersections.
n Ensure that adequate public services are available to existing residents, commercial users and
industry.
n Ensure that new development provides and maintains adequate public services, including
schools, to mitigate impacts to existing public services.
E. POLICIES
Urban Growth and Development
1. Hollister shall limit future development to that which can
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
26
be supported by the necessary water supply, infrastructure and other services. ( See Implementation
Action II. D)
2. Hollister shall require new development to meet performance standards to ensure that the
character and quality of life in the City will be maintained. All applicants proposing new
development shall be required to meet the following requirements.
a. That the traffic generated by proposed new development shall not result in the
deterioration of levels of service ( LOS) at existing intersections and roadway
segments within the Hollister Planning Area to a level worse than LOS C. At
intersections and on roadway segments where the levels of service are currently at or
below LOS D, traffic generated by proposed new development shall not worsen the
level of service from that which is existing, unless it is determined that it would be
economically infeasible to mitigate the effect. ( Stand- alone Policy - SAP)
Levels of service for roadway segments are defined by the Transportation Research
Board in the Highway Capacity Manual, Special Report 209, as follows:
Level of Service Vehicle/ Capacity Ratio
A < 0.33
B < 0.50
C < 0.65
D < 0.80
E < 1.00
F Highly Variable
b. That a traffic level of service ( LOS) C or better be maintained on new roadways and
on roadways in areas of new development. ( SAP)
c. That a traffic level of service ( LOS) C or better be maintained on roadways and in
intersections in the existing urban area. On roadway segments and in intersections
that are at or below LOS D, explore feasible methods of financing or other appropriate
measures to bring those intersections to acceptable levels of service. ( SAP)
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
27
d. That an adequate water supply of sufficient quantity and quality can be provided to
service the proposed development. ( II. B, E, F)
e. That adequate sanitary sewer capacity and treatment capability can be provided to
service the proposed development. ( II. B, E, F)
f. That adequate fire protection can be provided for the proposed development. ( II. B, E,
F)
g. That an adequate level of police protection can be provided for the proposed
development. ( II. B, E, F)
h. That the proposed development will either result in no impact on the local parks and
recreational facilities or that the applicant will provide the resources required to
mitigate the impacts associated with the proposed development. ( II. B, E, F)
i. That an adequate level of solid waste collection services and disposal capacity can be
provided to serve the proposed development. ( II. B, E, F)
j. That an appropriate level of utility services ( gas, electric and telephone) can be
provided to serve the proposed development. ( II. B, E, F)
k. That the applicant will finance the full costs associated with any drainage
improvements necessary to accommodate peak flows due to the proposed
development. ( II. B, E, F)
l. That the proposed development will not make a significant contribution to the
emission of regional air pollutants ( i. e., carbon monoxide, reactive hydrocarbons and
nitrogen oxides). ( III. K)
m. That the proposed development will not increase the ambient noise levels in the
vicinity of the proposed development beyond the " acceptable" levels established in
the Hollister General Plan. ( III. J)
n. That the proposed development will not result in loss
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
28
of wildlife habitat which may be essential for the survival of special status species. ( III. L)
o. That, to the greatest extent possible, the proposed development shall 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. ( III. L)
p. That the proposed development will not result in the filling of any wetland areas
under the jurisdiction of the U. S. Army Corps of Engineers, and thatprotective buffers
be provided adjacent to wetlands and along all creeks in the Hollister Planning Area,
including Santa Ana Creek and the San Benito River, as recommended by the
California Department of Fish and Game ( DFG). Roads, buildings, or yards shall not
be permitted within the buffer, and pedestrian trails should not be located within the
vegetated riparian communities. The actual extent, width or improvement of the
buffer mitigation shall be subject to review and consultation between the City, the
project developer and DFG. ( III. L)
q. That the proposed development will not expose anyone to an increased risk of
exposure to hazardous materials. ( VII. T, U)
r. That the proposed development will not expose anyone to an increased risk of
exposure to seismic hazards. ( III. G)
s. That the proposed development will not disturb any area which has been determined
by the Hollister Planning Department to have archaeological or historical
significance. ( SAP)
t. That the proposed development will not significantly disturb the scenic character of,
or views within, the Hollister Planning Area. ( VII. M)
u. That an adequate level of public school capacity can be provided for proposed
development, to the extent authorized by state law. ( VII. Y)
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
29
3. Hollister may allow Area Plans to be developed for areas designated as appropriate in the
Planning Area which shall consist of a statement or statements of policies for development,
and which shall also include a diagram or diagrams and text containing planning objectives,
principles, general development standards and plan proposals. Area Plans shall contain the
following:
a. A land use section which designates the proposed general distribution, general
location and extent of uses of the land for housing, business, industry, open space,
agriculture, natural resources, recreation, education, public parks, waste disposal
facilities, and any other category of public or private uses of land. The land use
element shall also include building intensity ( such as floor area ratio [ FAR]),
population intensity, residential density and areas subject to flooding.
b. A land use diagram or map illustrating the distribution of land uses proposed for the
area consistent with the land use designations of the General Plan or land use
designations which may be particular to the area.
c. A circulation section consisting of text and diagrams which describe the general
location and extent of existing and proposed major thoroughfares, transportation
routes, terminals and other public utilities ( such as storm drainage facilities, sewer
transmission lines and proposed sewer treatment), all correlated with the land use
element.
d. A housing section which addresses the consistency of the Area Plan with Hollister's
existing Housing Element.
e. An open space/ conservation section which provides policies addressing the
conservation of natural resources such as ( but not limited to) plant and animal life,
wildlife species, rivers, streams and watershed areas. The open space/ conservation
element shall also include provisions for areas used for agriculture, outdoor recreation
and lands suitable for park and recreation purposes.
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
30
f. A noise section which appraises and quantifies ( to the extent practicable) current and
projected noise levels expected as a result of the land uses proposed in the Area Plan.
g. A safety section which analyzes the proposed Area Plan in relationship to seismic
safety, evacuation routes, police and fire protection.
h. An infrastructure section consisting of text and diagrams which describe the general
location, capacities and service areas of existing and proposed public service
infrastructure ( such as wastewater collection and treatment, water supply and
distribution, and storm drainage facilities), all correlated with the land use section.
The Area Plan may also address other subjects which relate to the physical development of
the area. The Area Plan shall comply with the provisions of the California Environmental
Quality Act. ( SAP)
4. Hollister shall promote concentric, contiguous growth in those areas where supporting
infrastructure and service capacities already exist, placing a priority on those areas where
infill development can best be accomplished. ( SAP)
5. Hollister shall pursue an improved balance between residential and non- residential
development giving priority to non- residential development. ( II. G)
6. Hollister shall monitor the local jobs/ housing balance in an effort to attain and maintain a
desired balance between the number of local jobs and the number of available housing units
within the Hollister Planning Area. ( II. H)
7. Hollister shall consider limiting proposed development in areas designated " Urban Reserve"
until land in the urbanized portion of the Hollister Planning Area has been substantially
developed and built- out according to the land use patterns designated on the General Plan
Map. ( SAP)
8. Hollister shall, through its implementation of local ordinances, including the Growth
Management Program, direct future urban growth to occur primarily within those portions
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
31
of the Hollister Planning Area which are already urbanized through infill and contiguous
development, rather that encourage the expansion of new development into agricultural lands, until
the portions of the Hollister Planning Area designated for urban uses are substantially built- out.
( SAP)
9. Hollister shall consider the use of creative site planning, the clustering of new residential
development, or the creation of a Transfer of Development Credits ( TDC) program
coordinated with the County of San Benito ( assuming that the County adopts such a
program), to retain as large a proportion of Williamson Act lands in agriculture as possible,
and to promote the preservation of farmland and the development of affordable housing
within the Hollister Planning Area. ( II. M, III. D)
10. Hollister shall take an active role in evaluating all development proposals in those portions of
the Hollister Planning Area which are beyond the legal jurisdiction of the City in an effort to
ensure that such development would comply with the goals and policies of the Hollister
General Plan. ( II. I)
11. Hollister shall maintain and enhance the downtown commercial district as the community's
social, cultural, historical, and governmental focal point. ( V. I- U)
12. Hollister shall establish an annexation policy in cooperation with the County of San Benito
and the Local Agency Formation Commission ( LAFCO). Such a policy should specifically
address the issue of unincorporated County " islands" or unincorporated areas which are
substantially surrounded by the City. ( II. J)
Community Design and Appearance
13. Hollister shall use parks and open space, agricultural land, street trees and other community
design features to maintain the " small town" atmosphere and visual quality of the City. ( II. K,
L)
14. Hollister shall protect neighborhoods which have historical or architectural significance.
( II. P, Q)
15. Hollister shall consider the preparation of a comprehensive
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
32
inventory of its historical structures ( including agricultural, commercial, residential and institutional),
and shall consider the development of a system of categorization that ranks and prioritizes properties
according to their importance to the history of Hollister, the contribution they make to the historic
architecture and character of the city, and any unique qualities each embodies, to be used as an
informational tool for future site- specific planning and decision making regarding proposed
development. ( II. P, Q)
16. Hollister shall consider the development of a Landmarks Preservation Ordinance. ( SAP)
17. Hollister shall ensure that in those instances when the demolition of a National
Register- listed, contributing or eligible property involves any federal funds, the project
sponsor shall comply with the requirements of Section 106 of the National Historic
Preservation Act of 1966. ( SAP)
18. Hollister shall consider the development of city- wide guidelines based upon those included in
the Hollister Downtown Development Strategy and Plan for alterations to historic buildings
( 50 years of age or older). ( SAP)
19. Hollister shall direct project applicants who propose inappropriate alterations to a nationally
recognized landmark that would diminish its architectural integrity to redesign the project to
harmonize with the landmark in question. ( SAP)
20. Hollister shall encourage project applicants who propose any alteration or rehabilitation of
National Register properties to have their projects meet the standards established by the
Secretary of the Interior. ( SAP)
21. Hollister shall require that residential and non- residential development projects proposed
adjacent to designated landmarks or districts undergo design review, and where projects
require a use and/ or building permit, shall require applicants to demonstrate consideration of
the historic context of proposed structures in their project design to the satisfaction of the
Planning Commission. ( SAP)
22. Hollister shall encourage compatible architecture within the
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
33
downtown commercial district. ( II. Q)
23. Hollister shall encourage streetscape and building facade improvements in the downtown
commercial district as a way to stimulate investment and attract high- quality private
development, in addition to the creation of a pleasant downtown setting. ( II. R)
24. Hollister shall consider the designation of areas with significant recorded archaeological sites
as Open Space. Where modification of land use designations is not feasible, Hollister shall
exercise discretion in requiring project applicants to perform any or all of the following:
a. Planning construction to avoid archaeological sites.
b. " Capping" or covering the archaeological site with a layer of soil prior to
construction.
c. Deeding archaeological sites into permanent conservation easements. ( SAP)
25. Hollister shall require project applicants to ensure that a qualified archaeologist is present at
the applicant's expense during grading activities to inspect the underlying soil for cultural
resources. If significant cultural resources are uncovered, the archaeologist shall have the
authority to stop or temporarily divert construction activities to assess the significance of the
find. ( SAP)
26. Hollister shall ensure that all work shall stop in the area of significant archaeological
resources where remains are uncovered during excavation and/ or grading until an appropriate
data recovery program can be developed and implemented. The cost of developing and
implementing all data recovery programs shall be the responsibility of the project applicant.
( SAP)
27. Hollister shall ensure that in the event of discovery of any human remains during excavation
and/ or grading, those involved in the excavation and/ or grading follow the procedures
identified in Appendix VII of the CEQA Guidelines, " VIII. Discovery of Human Remains".
( SAP)
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
34
F. GENERAL PLAN MAP
Areas designated for potential residential development on the General Plan Map are generally
contiguous to existing residential areas. Future residential development ( particularly at sites
appropriate for infill development) would take place in portions of the Hollister Planning Area which
are either already served by the existing infrastructure or which can be served by extending the
existing infrastructure. In order to better balance anticipated residential development, additional land
for industrial and commercial development has been designated on the General Plan Map.
Although large areas have been designated for future residential and non- residential development on
the General Plan Map, under the growth assumptions which provided the basis for developing the
General Plan, only a portion of these areas would be expected to be converted to urban uses during
the planning period. There is more than adequate land area* designated to accommodate anticipated
residential development through the year 2010 without converting any of the land designated " Urban
Reserve" ( shown in hollow letters on the General Plan Map) to residential uses before that time.
While it is not possible to predict the actual level of non- residential development which may take
place during the planning period, the very large areas designated as suitable for future commercial
and industrial development could reasonably be expected to substantially exceed the demand for such
areas without the need to convert any " Urban Reserve" areas to such uses before 2010.
The planning horizon for the General Plan extends through the year 2010, and additional growth in
subsequent years may be anticipated to take place outside the areas designated for such growth within
the Planning Area. These areas are designated Urban Reserve Overlay ( UR) on the General Plan
Map:
_____________
* The land area designated for residential uses on the General Plan Map is capable of accommodating l Urban Reserve Overlay ( UR) - An overlay designation to identify areas within the
Agriculture and Rural Residential designations which may be appropriate for urban development
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
35
and for inclusion in the Sphere of Influence and/ or Urban Service Area in the future, but which are
not required to accommodate growth through the year 2010. This designation enables the City to plan
and phase the necessary facilities and services to support future development in these areas.
Development projects proposed in areas designated " Urban Reserve" require the preparation of a
Specific Plan prior to project approval. This overlay designation is expressed in terms of future
residential, commercial or industrial development.
Development within the designated Urban Reserve areas, which total about 1,970 acres, may
be considered when it is deemed to be in the public interest to allow such development based
upon housing needs, including affordable housing, that cannot be met in non- reserve areas,
based upon environmental factors ( e. g., reducing traffic congestion) or service factors ( e. g.,
the availability of public services and utilities). Findings of fact to support the need for the
conversion of a designated Urban Reserve area to an urban land use must be included in any
decision to amend the General Plan.
Approximately 430 acres within the northern portion of the Hollister Planning Area have
been designated as Urban Reserve - Light Industrial ( UR- LI). This land is expected to remain
in agricultural use during the current planning period, although over the long- term it is
anticipated that these areas will become available for future industrial development.
Approximately 1,500 acres within the Hollister Planning Area have been designated as Urban
Reserve - Low Density Residential ( UR- LDR), and an additional 15 acres have been
designated as Urban Reserve - Medium Density Residential ( UR- MDR). This land is
expected to remain in either rural or agricultural uses during the current planning period,
although over the long- term it is anticipated that these areas will become available for future
residential development.
Approximately 25 acres within the Hollister Planning Area have been designated as Urban
Reserve - Neighborhood Commercial ( UR- NC). This land is expected to remain in either
rural or agricultural use during the current planning
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
36
period, although over the long- term it is anticipated that these areas will become available for future
neighborhood commercial development.
Northeast Hollister Area Plan
An area east of San Felipe Road and north of McCloskey Road has been identified as
appropriate for a more detailed area plan. The area plan is designated on the General Plan
Map as the " Northeast Hollister Area Plan. It is comprised of approximately 600+ acres and
is generally bounded by Fallon Road on the north, and along the easterly boundary of
Assessor's Parcels 014- 120- 20 and 014- 120- 12, all of Assessor's Parcel 019- 050- 011 and the
westerly 500 feet of Assessor's Parcel 019- 060- 001, McCloskey on the south and San Felipe
Road on the west.
Land uses in the area plan shall be limited to light industrial, industrial business park, general
commercial, administrative and professional office, open space/ parks and recreational
facilities.
An area plan shall be prepared and adopted prior to significant new development occurring
within the plan area. The area plan shall include all of the elements as required in policy 3 a.
through h. and shall specifically address conversion of prime agricultural land, flood control
measures necessary to permit development within the 100- year floodplain, transportation
system improvements and the provision of necessary infrastructure to support development.
The area plan shall be subject to the review and approval by the City Council, after review
and recommendation by the Planning Commission. It shall be accompanied by a Program
Environmental Impact Report consistent with the California Environmental Quality Act to
address relevant environmental concerns. If the Area Plan is not approved the land uses will
revert to Agricultural Preserve ( AP) and Light Industrial ( LI).
No new development shall be permitted in the Northeast Hollister Area Plan area until the
until the area plan is adopted with the following exceptions:
u Additions, alterations or replacement of existing
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
37
buildings or uses conforming to the Hollister Zoning Ordinance;
u Infill development on existing lots presently zoned industrial with in the City Limits.
Any such addition, substantial alteration, replacement or new development shall be subject to
review by the City Planning Commission. In considering approval, the Planning Commission
must find that the project complies with applicable zoning provisions, is compatible with
adjacent existing development and that the project will not affect the orderly development
within the area plan area.
In the event that, following submission of the proposed Northeast Hollister Area Plan by the
proponents, the Planning Commission and the City Council decline to adopt the Area Plan,
the land use designations that were originally proposed to be applied to this area ( see Figure
5) will be reinstated, and will constitute the underlying adopted designations controlling
future uses in this area.
The same underlying designations will also be applicable to the area in the event that the Area
Plan proponents do not submit their proposed plan within a period of one ( 1) year from the
date of adoption of the Hollister General Plan.
West Fairview Road Specific Plan
An area east of Fairview Road and northeasterly of Airline Highway is the subject of an
approved specific plan consisting of approximately 300 acres. The specific plan area is
designated on the General Plan as the " West Fairview Road Specific Plan".
Land uses depicted in the specific plan are residential and development is guided through the
implementation of policies contained in the plan. As with any other planning document,
amendments to the plan is subject the amendment process as prescribed in State Planning
Law. If the specific plan is not implemented, the land use in the area will revert to Low
Density Residential.
Figure 5
DESIGNATIONS APPLICABLE TO LANDS IN PROPOSED
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
38
NORTHEAST HOLLISTER AREA PLAN
IF AREA PLAN IS NOT APPROVED
General Plan Program
City of Hollister, California
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
39
G. IMPLEMENTATION
Urban Growth and Development
A. Revise the existing Hollister Zoning Ordinance, Subdivision Ordinance, and all other
applicable ordinances to achieve consistency with the Hollister General Plan, as adopted.
B. Adopt a Performance Standards Ordinance which includes specific requirements and policies
that will be applied to all proposed development projects.
C. Map all rezonings and General Plan Amendments on a large display map, keyed to the year
action was taken. Use this map to pinpoint areas which require special studies and possible
amendment of the General Plan Map.
D. Identify and map those portions of the Hollister Planning Area where:
1. The existing infrastructure is capable of supporting additional development;
2. The infrastructure is expected to be capable of supporting additional development
with the completion of planned capital improvements; and
3. The infrastructure is not expected to be capable of supporting additional development
with the completion of planned capital improvements.
Development which is proposed for areas identified as not capable of supporting additional
development should not be approved, and no approval of development proposed for areas
identified as capable of supporting additional development with the completion of planned
capital improvements should be granted until funding for the improvements has been assured
and a commitment has been established by the City to a schedule for the completion of the
required capital improvements.
E. Require applications for new development to provide evidence that such development will
meet all performance standards prior to approval, as provided by the Performance Standards
Ordinance.
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
40
F. Prior to granting approval, evaluate each new development in terms of the following criteria:
1. Would the proposed development share a common border with a property which has
already been developed?
2. Would the proposed development be adequately served by infrastructure ( water,
sewer, streets, schools, etc.) which is already in place or mitigated?
3. Would the proposed development be located within the existing service areas of local
service providers ( fire protection, police protection, solid waste disposal, schools,
etc.), and not result in a reduction in their current capabilities?
If it is determined that the proposed development would not meet all of the above criteria,
approval should be denied or postponed until such time as the proposed development would
meet the established criteria.
G. Coordinate and cooperate with local economic development agencies in all efforts to attract
non- residential development to the Hollister Planning Area.
H. Establish a local jobs/ housing ratio as a long- term goal to be achieved within the Hollister
Planning Area to attain a better balance between residential and non- residential development.
( Currently, there are more households within San Benito County than there are jobs.)
I. In cooperation with San Benito County, establish those portions of the Hollister Planning
Area which are beyond the Hollister city limits as " joint planning areas", and establish
procedures which would require Hollister to make findings with regard to consistency with
the Hollister General Plan for any development proposed in such areas.
J. In cooperation with the County of San Benito and the Local Agency Formation Commission
( LAFCO), establish an annexation policy for unincorporated County " islands" and
unincorporated areas substantially surrounded by the City, including funding mechanisms to
finance the installation of required City standard public roadway and utility
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
41
improvements.
Community Design and Appearance
K. Coordinate with the County of San Benito to maintain existing parks and support efforts to
establish linear parks or " greenways along stream corridors, flood zones, slopes, and in other
areas which may be unsuitable for development ( i. e., areas limited by seismic constraints).
L. Designate areas which should be maintained as open space, particularly in areas which may
be unsuitable for development due to seismic constraints, flood hazards or slopes.
M. Coordinate with the County of San Benito in all efforts to maintain the continued economic
viability of agriculture within the Hollister Planning Area.
N. Require street trees to be planted in areas where development is proposed as a condition of
development approval.
O. Preserve existing street trees whenever feasible.
P. Designate appropriate structures within the Hollister Planning Area as Historic Buildings.
Any structural modifications which would result in a change in the exterior appearance of an
Historic Building would be subject to review and approval by the Hollister Planning
Commission. Adopt programs to assist and encourage preservation or consistent renovation
of historic buildings.
Q. Require design review of all proposed development within the downtown residential and
commercial district prior to approval to ensure that it will be in keeping with the existing
character of the area.
R. Coordinate with business owners in the downtown commercial district in all efforts to
implement streetscape and building facade improvements.
II. URBAN DEVELOPMENT AND COMMUNITY DESIGN
42
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43
III. NATURAL ENVIRONMENT
A. SETTING
Agriculture
The Hollister Planning Area is characterized by large tracts of agricultural land surrounding the City
of Hollister, and much of the Planning Area is currently in agricultural production. Some of the
agricultural land has been classified by the California Department of Conservation ( Division of Land
Resource Protection) as " Prime Farmland" or " Farmland of Statewide Importance". A brief
description of agricultural land classifications is included in the Glossary ( Farmland).
When the State of California evaluates agricultural land, areas are designated as " Prime Farmland"
when they are found to have the best combination of physical and chemical characteristics for crop
production, and have the soil quality, growing season and moisture supply needed to produce
sustained yields of crops when treated and managed. Lands identified as " Prime Farmland" must have
been used for the production of irrigated crops within the last three years. Areas designated as
" Farmland of Statewide Importance" represent land other than " Prime Farmland" which has a good
combination of physical and chemical characteristics for the production of crops. As in the case of
" Prime Farmland", these areas must have been used for the production of irrigated crops within the
last three years.
Under the Land Conservation Act (" Williamson Act"), farmers are able to enter into land
conservation contracts with San Benito County which enable them to enjoy reduced property taxes in
exchange for maintaining their land in agricultural production. Once entered into by a farmer, a
Williamson Act Contract is binding for a period of ten years. Contracts are automatically renewed
each year unless the farmer files a Notice of Non- Renewal. After the filing of such a Notice, the land
may not be converted to other uses for ten years, during which time the property taxes are gradually
increased to reflect the full market value of the land. Ten years after the filing of a Notice of
Non- Renewal, the land is free of contractual land use
III. NATURAL ENVIRONMENT
44
restrictions and the farmer is denied further property tax benefits associated with the former
Williamson Act contract.
In 1990, there were approximately 539,800 acres of land under Williamson Act contracts in San
Benito County, of which approximately 45,700 acres were classified as " Prime Farmland". Notices
of Non- Renewal were on file for approximately 16,900 acres of land under Williamson Act contracts
in 1990, of which approximately 5,200 acres were classified as " Prime Farmland".
Figure 6 shows those portions of the Hollister Planning Area which have been designated by the
State of California as " Prime Farmland" and " Farmland of Statewide Importance".
Topography
The land within the Hollister Planning Area generally slopes upward from north to south, with
elevations of approximately 210 feet near the Hollister Municipal Airport, 290 feet near City Hall and
500 feet near the intersection of Fairview Road and Airline Highway ( Highway 25). Although the
topography is relatively flat in most areas, the terrain is hilly near the San Benito River, west of the
Southern Pacific railroad line northwest of Hollister and in the eastern portion of the Planning Area.
III. NATURAL ENVIRONMENT
45
PRIME FARMLANDS
FARMLANDS OF STATEWIDE IMPORTANCE
Source: California Division of
Land Resource Protection
Figure 6
PRIME FARMLANDS AND FARMLANDS
OF STATEWIDE IMPORTANCE
III. NATURAL ENVIRONMENT
46
III. NATURAL ENVIRONMENT
47
IN THE HOLLISTER PLANNING AREA
General Plan Program
City of Hollister, California
Soils
The Soil Conservation Service of the U. S. Department of Agriculture has classified the soils within
the Hollister Planning Area using three soil associations. Soils of the Sorrento- Yolo- Mocho
association consist of nearly level to sloping soils that formed in very deep alluvium derived from
sedimentary rocks, and underlie the central and western portions of the Planning Area. The dominant
soils in this association are very deep and well drained, and include some of the most productive soils
in the country. Soils of the Rincon- Antioch- Cropley association consist of nearly level to strongly
sloping soils on fans and terraces, and underlie the southeastern quadrant of the Planning Area. These
soils are very well drained, although erosion is a problem on the more sloping soils. Soils of the Clear
Lake- Pacheco- Willows association consist of nearly level and gently sloping soils that formed in
alluvium derived from sedimentary rocks, and underlie the northern portion of the Planning Area. In
order for these soils to support agricultural activity, drainage is needed in most areas, and reclamation
may be necessary in those areas affected by salts and alkali.
Mineral Deposits
The State Mining and Geology Board has designated portions of the Hollister Planning Area as
having construction aggregate deposits ( sand, gravel and crushed rock) of regional significance ( see
Figure 7), pursuant to the Surface Mining and Reclamation Act ( Public Resources Code Section
2710 et seq.). These resources remain potentially available near the San Benito River and are needed
to meet future demands in the region. Land uses that require a high public or private investment in
structures, land improvements, and landscaping and that would prevent mining ( i. e., high density
residential development, public facilities, intensive industrial and commercial uses) are inherently
incompatible with mining. 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 with mining in these areas. Interim
land uses that require structures, land improvements, and landscaping of a
III. NATURAL ENVIRONMENT
48
limited useful life may be able to accommodate mining at the end of that useful life.
Hydrology
There are two significant surface water features within the Planning Area - the San Benito River and
Santa Ana Creek. 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, which flows into
San Felipe Lake, located approximately seven miles north of the Hollister Municipal Airport. Surface
water in local stream systems is generally limited by the annual rainfall, most of which generally
takes place during the fall and winter.
The Planning Area overlies three hydrologic sub- basins: the San Juan sub- basin, the Gilroy- Bolsa
sub- basin and the Hollister sub- basin. These sub- basins are separated by faults which serve as
barriers to water flow. Groundwater recharge occurs mostly through infiltration from streams ( mainly
the San Benito River and Tres Pinos Creek south of Hollister).
III. NATURAL ENVIRONMENT
49
Figure 7
MINERAL RESOURCES
OF REGIONAL SIGNIFICANCE
IN THE HOLLISTER PLANNING AREA
General Plan Program
City of Hollister, California
Source: California Mining and Geology Board
III. NATURAL ENVIRONMENT
50
Flood Hazards
Areas which would be flooded as a result of a 100- year storm ( the single storm with the greatest
rainfall which could be expected over a 100- year period) have been designated by the Federal
Emergency Management Agency ( FEMA). The major flood hazard areas within the Hollister
Planning Area are located along the San Benito River and Santa Ana Creek ( see Figure 8).
Seismic Hazards
The Hollister area is widely known for seismic activity. Segments of the Calaveras Fault system cross
the Planning Area from near Cienega Road at the San Benito River northwest through central
Hollister to an area west of the Hollister Municipal Airport. Additional faults ( i. e., the Tres Pinos
Fault, the Park Hill West Fault) are located within the Hollister Planning Area. A segment of the San
Andreas Fault system ( running southeast to northwest along the Gabilan Mountains) is located
approximately two and one half miles southwest of the boundary of the Planning Area, and the Quien
Sabe Fault is located approximately three miles east of the boundary of the Planning Area.
In compliance with the Alquist- Priolo Earthquake Fault Zoning Act, the California Division of Mines
and Geology has established Earthquake Fault- Rupture Hazard Zones along fault traces considered to
be active or potentially active ( see Figure 9). Special studies are required before development can
take place in these zones, and no building within an Earthquake Fault- Rupture Hazard Zone is
permitted to be placed across an active fault.
Two hazards which are most likely to occur in the immediate vicinity of earthquake faults are ground
rupture and earth creep. Although ground rupture cannot be predicted with accuracy, it is most likely
to occur along existing faults. Earth creep ( the slow, steady movement of earth along a fault zone)
occurs along faults and can damage roads and building foundations.
Groundshaking and liquefaction are also associated with seismic activity, and are in large part
dependent on subsurface soil conditions. Alluvial soils underlie the Hollister Planning Area,
III. NATURAL ENVIRONMENT
51
and areas over these soils can be expected to experience greater shaking motion than areas which are
underlain by firm bedrock. In general, liquefaction occurs in areas with granular soils that have a
limited clay content and where the water table is within 30 feet of the surface. These conditions are
expected to exist within portions of the Hollister Planning Area which have areas of perched
groundwater ( areas where groundwater is prevented from migrating downward by impermeable
surfaces).
Studies are being undertaken to identify those portions of the Hollister Planning Area which may be
subject to landslides. Generally, landslides may be expected to take place in the hills in the
northwestern portion of the Planning Area and at Park Hill near the center of the Planning Area. Once
detailed information on potential landslide hazards becomes available, it would be possible to amend
the General Plan to reflect this new information.
III. NATURAL ENVIRONMENT
52
Figure 8
100- YEAR FLOOD ZONES
IN THE HOLLISTER PLANNING AREA
General Plan Program
City of Hollister, California
Source: Federal Emergency Management Agency
III. NATURAL ENVIRONMENT
53
Figure 9
ALQUIST- PRIOLO
FAULT- RUPTURE HAZARD ZONES
IN THE HOLLISTER PLANNING AREA
General Plan Program
City of Hollister, California
Source: California Division of Mines and Geology
III. NATURAL ENVIRONMENT
54
Fire Hazards
The California Department of Forestry ( CDF) has classified portions of the Hollister Planning Area
where the State of California has the responsibility for the suppression of wildfires in terms of the
degree of fire hazard associated with these areas ( see Figure 10). The hills in the northwestern
portion of the Planning Area and the hills east of Fairview Road are designated as areas of moderate
fire danger. The hills in the southern portion of the Planning Area are designated as areas of high fire
danger. Other unincorporated portions of the Hollister Planning Area which are beyond the
responsibility of the CDF are mostly agricultural land which could be considered to be moderate fire
hazard areas.
Noise Environment
Basic Noise Concepts and Definitions
Noise is generally defined as unwanted sound. Environmental noise is usually measured in
A- weighted decibels ( dBA), defined below. With regard to changes in dBA noise levels, the
following principles are relevant:
u Except in carefully controlled laboratory experiments, a change of one dBA cannot be
perceived;
u Outside the laboratory, a three dBA change is considered a perceivable difference;
u A change in level of at least five dBA is required before any noticeable change in community
response would be expected; and
u A ten dBA change is subjectively heard as an approximate doubling in loudness, and would
almost certainly trigger an adverse community response.
Environmental noise typically fluctuates over time, and different types of descriptors are used to
account for its variability. The most common descriptors are Leq and Ldn, which are described
below.
Noise- Related Definitions
III. NATURAL ENVIRONMENT
55
u Decibel, dB: A unit of measure describing the amplitude of sound, equal to 20 time the
logarithm of the base 10 of the ratio or the pressure of the sound measures to the reference
pressure, which is 20 micropascals.
u A- weighted Level: The sound pressure level in decibels as measured on a sound level meter
using the A- weighting filter network. The A- weighting filter de- emphasizes the very loud and
very high frequency components of the sound in a manner similar to the response of the
human ear and gives good correlation with subjective reactions to noise.
u L10: The A- weighted sound level exceeded ten percent of the sample time.
III. NATURAL ENVIRONMENT
56
Figure 10
FIRE HAZARD ZONES
IN THE HOLLISTER PLANNING AREA
General Plan Program
City of Hollister, California
HIGH FIRE DANGER
MEDIUM FIRE DANGER
Source: California Department of Forestry
III. NATURAL ENVIRONMENT
57
u Leq: Equivalent energy level. The sound level corresponding to a steady state sound level
containing the same total energy as a time varying signal over a given sample period. Leq is
typically computed over 1, 8, and 24- hour sample periods.
u CNEL: Community Noise Equivalent Level. The average equivalent A- weighted sound level
during a 24- hour day, obtained after addition of five decibels to sound levels in the evening
from 7: 00 p. m. to 10: 00 p. m. and after addition of ten decibels to sound levels in the night
from 10: 00 p. m. to 7: 00 a. m.
u Ldn: Day- Night Average Level. The average equivalent A- weighted sound level during a
24- hour day, obtained after addition of 10 decibels to sound levels in the night after 10: 00
p. m. and before 7: 00 a. m.
Note: CNEL and Ldn represent daily levels of noise exposure average on an annual
or daily basis, while Leq represents the equivalent energy noise exposure for a shorter
time period, typically one hour.
u Noise Contours: Lines drawn about a noise source indicating constant levels of noise
exposure. CNEL and Ldn are the metrics utilized herein to describe community exposure to
noise.
u Ambient Noise: The composite of noise from all sources near and far. In this context, the
ambient noise level constitutes the normal or existing level of environmental noise at a given
location.
u Intrusive Noise: That noise which intrudes over and above the existing ambient noise at a
given location. The relative intrusiveness of a sound depends upon its amplitude, duration,
frequency, and time of occurrence, and tonal or informational content as well as the
prevailing noise level.
u Noisiness Zones: Defined areas within a community where the ambient noise levels are
generally similar ( within a range).
Response to noise is subjective, and depends upon many factors other than acoustic intensity as
reflected in the dBA scale. Examples of additional factors include the character of the noise
III. NATURAL ENVIRONMENT
58
( e. g. hissing, rumbling, or impulsive), the presence of pure tones ( generally considered more
annoying than " flat" noise like typical traffic noise), and the variation with time of loudness or pitch.
To help put noise levels in terms of dBA into perspective, some typical noise sources and their
corresponding noise levels are shown below.
Typical Noise Sources and Associated Noise Levels
Noise Source Noise Levels ( Decibels) Description
Jet take- off 120- 130 Deafening
Artillery Fire Painful
Sonic Boom 100- 120 Deafening
Amplified Rock Music Painful
Unmuffled truck 80- 100 Very loud
Busy street noise
Noisy office 60- 80 Loud
Average radio
Noisy home 40- 60 Moderate
Average conversation
Private office 20- 40 Faint
Quiet home
Leaf rustle 10- 20 Very faint
Whisper
Source: Adapted from Doelle, 1972.
Existing Regulations
State of California
III. NATURAL ENVIRONMENT
59
Title 24, Part 2 of the California Code of Regulations contains requirements for construction of new
hotels, motels, apartment houses and dwellings other than detached single- family dwellings intended
to limit the extent of noise transmitted into habitable spaces. These requirements are collectively
known as California Noise Insulation Standards. For limiting noise transmitted between adjacent
dwelling units, the Standards specify the extent to which walls, doors, and floor- ceiling assemblies
must block or absorb sound. For limiting noise from exterior sources, the Standards set forth an
interior standard of 45 dB, CNEL ( or Ldn) in any habitable room, with all doors and windows closed
and require an acoustical analysis demonstrating how dwelling units have been designed to meet this
interior standard where such units are proposed in areas subject to noise levels greater than CNEL ( or
Ldn) of 60 dB.
County of San Benito
San Benito County General Plan policies include the maintenance of the County's existing rural
atmosphere, the encouragement of industry which is sensitive to and compatible with the
environment and surrounding land uses, and the encouragement of building in areas that are not
environmentally sensitive.
City of Hollister
The Hollister City Code ( Sections 3- 21 and 10C) prohibits habitual dog barking or loud or unruly
parties, and states that such conduct would be considered a public nuisance subject to fines and/ or
impoundment. This portion of the City Code is intended to help preserve the peace and quietude of
the community.
Existing Ambient Noise Environment
The ambient noise environment over much of the Hollister area can be characterized as quiet and
largely unaffected by man- made sources of noise. However, near the primary transportation arteries
( i. e., Highway 156, Highway 25, Fourth Street, San Benito Street and Nash Road), the ambient noise
environment is
III. NATURAL ENVIRONMENT
60
largely determined by motor vehicle traffic. Noise measurements were made by Planning Analysis
and Development on June 16- 17, 1993, at several locations in Hollister to quantify noise levels due to
traffic and industrial operations. All measurements were taken at approximately 50 feet from the
roadway centerlines.
Intrusive noise sources, such as train operations and aircraft overflights, can occasionally be heard
above the generally quiet background noise environment. Other noise sources are seasonal in
character and include agricultural noises and heavy vehicle traffic during harvest season. Very few
noise complaints are received by the City of Hollister. The occasional complaints are most often
barking dogs, crop dusting airplanes and loud trucks.
Measured Noise Levels at Selected Hollister Locations
Duration Noise Level
Location ( in hours) ( dBA)
521 Nash Road 24 68 Ldn
* Intersection of San Benito Street/ Nash Road 24 64 Ldn
Fourth Street, 200 feet west of San Benito Street 1 70 Leq
* Intersection of San Benito Street/ Hillcrest Road 1 61 Leq
Intersection of Fourth Street/ McCray Street 1 71 Leq
Intersection of Orchard Street/ Fairview Road 1 65 Leq
Intersection of Airline Highway/ Hillcrest Road 1 66 Leq
* From Draft Subsequent Environmental Impact Report, San Benito Street Extension, 1993.
Motor Vehicle Traffic
Fourth Street currently supports about 21,000 vehicles ( daily weekday average). Noise levels along
Fourth Street are
III. NATURAL ENVIRONMENT
61
approximately 70 dBA, Leq during the peak hour ( see Figure 11). San Benito Street ( North of Santa
Ana Road) currently supports approximately 25,000 vehicles ( daily weekday average), and noise
levels along San Benito Street range from 67 dBA to 74 dBA, Leq at a distance of 50 feet from the
roadway centerline ( see Figure 11).
III. NATURAL ENVIRONMENT
62
Figure 11
TRAFFIC DATA FOR DEVELOPING CURRENT ( 1993) NOISE CONTOURS
WITHIN THE HOLLISTER PLANNING AREA
General Plan Program
City of Hollister, California
III. NATURAL ENVIRONMENT
63
Through the downtown area, vehicles move more slowly due to the volume of vehicles and traffic
signals. As a result, noise levels in the downtown area are lower, and as traffic leaves that area and
speeds increase, the noise levels also increase. Noise levels along Fourth Street and San Benito Street
through the downtown area are high due to the large percentage of heavy trucks which pass through
the city. Average speeds are typically 20 to 25 miles per hour, although the intersection of Fourth
Street and San Benito Street is frequently likely to have trucks backed up at the intersection. Speeds
are higher along these two roadways beyond the downtown area, averaging approximately 35 miles
per hour.
Other collector streets in Hollister support much less traffic than Fourth Street and San Benito Street.
Vehicle speeds on these roadways average approximately 35 miles per hour, and heavy trucks are
frequently present.
Railroad Noise
A Southern Pacific rail line enters Hollister on a right- of- way that runs along State Highway 25 ( San
Benito Street) and terminates at the San Benito Foods cannery at Hawkins and Sally Streets. Southern
Pacific operates trains on Monday, Wednesday and Friday between 4 p. m. and 7 p. m. along this rail
line to serve San Benito Foods. Typically, the train will have between two and ten boxcars, which are
dropped off at the San Benito Foods rail spur. On subsequent trips, these cars are picked up and
additional cars are dropped off. San Benito Foods typically uses more cars during their canning
season. Train noise is generated mainly by the locomotive engines and the car wheels moving along
the rails.
The San Benito County Amended Noise Element, 1980 contains noise contours for the Southern
Pacific rail line in Hollister. These simplified contours provide a generalized idea of the existing noise
levels along this rail line, and are shown in Figure 12.
Aircraft Noise
The Hollister Municipal Airport is located within the northern limits of the City of Hollister. It has an
east- west runway 4,020 feet in length and a north- south runway 4,020 feet in length. Construction has
begun on a 3,500- foot extension of the north- south runway to the north to increase the safety and
III. NATURAL ENVIRONMENT
64
efficiency of the airport. Completion of this extension is expected by the end of 1993.
There were 53,330 aircraft operations at the Hollister Municipal Airport in 1993. Anticipated
operations are projected to increase to 64,540 in 1995 and to 79,170 in 2000. Further expansion of the
airport is not expected.
Current noise contours for the Hollister Municipal Airport are shown in Figure 13. Aircraft
overflights are occasionally noticeable within the Hollister area, and at certain times of the year noise
from crop- dusting aircraft may cause annoyance.
III. NATURAL ENVIRONMENT
65
Figure 12
TYPICAL RAILROAD NOISE EXPOSURE CONTOURS
FOR THE GILROY- HOLLISTER LINE: 1984
General Plan Program
City of Hollister, California
Source: San Benito County General Plan Amended Noise Element ( 1984), Figure 3, p. 15.
III. NATURAL ENVIRONMENT
66
Figure 13
HOLLISTER MUNICIPAL AIRPORT
NOISE EXPOSURE CONTOURS: 1989
General Plan Program
City of Hollister, California
III. NATURAL ENVIRONMENT
67
Source: Hollister Airport Master Plan ( 1986) Scale: 1" = 2000 feet
III. NATURAL ENVIRONMENT
68
Industrial Noise Sources
Few industrial noise sources are found within the City of Hollister. A sand and gravel operation is
located at the west end of Nash Road. The bridge used by sand and gravel trucks accessing the
Hillside Quarry at the end of Nash Road washed out in 1993, and is not expected to be rebuilt in the
near future. As a result, the percentage of truck traffic along Nash Road has decreased, while the
percentage of truck traffic along Line Street has increased. The San Benito Foods cannery ( located at
Hawkins and Sally Streets) and Leatherback Industries ( located at 544 McCray Street) are sources of
industrial- type noise and noise associated with trucking operations.
Agricultural Noise Sources
Agricultural noise sources are seasonal, and could include the operation of heavy trucks and
machinery which would add to ambient noise levels. Since these noise sources are seasonal and
intermittent, they cannot be expressed in terms of Ldn.
Air Quality
Hollister lies within the eastern portion of the North Central Coast Air Basin, which is comprised of
Santa Cruz, San Benito and Monterey Counties. This basin covers an area of 5,159 square miles, the
southern portion of which encompasses the San Benito Valley, which runs northwest- southeast and
which has the Gabilan Range as its western boundary.
A semi- permanent high pressure cell in the eastern Pacific Ocean is the primary factor influencing
climate in the air basin. During the summer, this cell generates persistent westerly and northwesterly
winds over the California coast. Air descending in the Pacific High forms a stable layer of warm air
which lies over a cooler layer of coastal air. Onshore air currents pass over the cool ocean waters,
bringing fog and relatively cool air into the coastal valleys, while warmer air aloft inhibits vertical air
movement. The mountainous ridges in the basin tend to restrict and channel summer onshore air
currents. Surface heating in the interior portion of the San Benito Valley creates a weak low pressure
area which intensifies this onshore air flow during the afternoon and evening hours.
In the fall, surface winds become weak, and the marine air layer
III. NATURAL ENVIRONMENT
69
grows more shallow ( or sometimes dissipates completely). As the relatively stationary air mass is
held in place by the Pacific High, pollutants can build up, and north or east winds which may develop
frequently move air pollutants generated in the San Francisco Bay area and in the Great Valley into
the North Central Coast Air Basin.
During the winter, the Pacific High exerts less influence over the air basin as it migrates southward.
Air frequently flows in a southeasterly direction out of the San Benito Valley, especially at night and
during the morning hours. Although easterly winds are more frequent during the winter, northwest
winds still dominate the air basin. In the absence of persistent deep inversions, and with the passing
of occasional storm systems, air quality within the air basin in generally good in the winter and early
spring.
Hollister experiences westerly winds nearly one- third of the time. The prevailing air flow during the
summer months is believed to originate in the Monterey Bay area, entering the northern end of the
San Benito Valley through the air gap above the Pajaro River as it passes through the Gabilan Range.
Northwesterly flows bring air into the area from the Santa Clara Valley.
In 1983, through the use of tracer gases, the Hollister area was determined to be the impact area for
pollutants generated in the southern portion of the San Francisco Bay region. The California Air
Resources Board has determined that some recent violations of ambient air quality standards for
ozone within the North Central Coast Air Basin were overwhelmingly attributable to the movement
of air from the Bay Area, while other violations resulted from emissions within the basin which
combined with pollutants from the Bay Area. In 1989, one of these " combination" violations of the
ozone standard occurred in Hollister, one of four stations within the basin which monitor ambient air.
All other violations of the ozone standards in the Hollister area were overwhelmingly attributable to
the movement of pollutants which were generated north of the basin.
Between 1985 and 1990, 26 violations of the California Ambient Air Quality Standard for ozone and
6 violations of the State standard for particulate matter, 10- micron ( PM- 10) were recorded in the
Hollister area. State ozone standards were violated in the
III. NATURAL ENVIRONMENT
70
Hollister area on an average of 4 or 5 days each year, although the number varied widely from one
year to the next. The federal standard for ozone was last exceeded in the Hollister area in 1981.
Emissions associated with residential development are primarily related to indirect sources, such as
an increased number of motor vehicles. The Air Quality Management Plan ( AQMP) prepared by the
Monterey Bay Unified Air Pollution Control District ( MBUAPCD) outlines transportation control
measures designed to reduce these emissions. In addition, proposed residential development within
the Hollister Planning Area must be consistent with the population projections presented in the
AQMP.
For industrial activities, the MBUAPCD determines whether direct emissions associated with
equipment or process operation of the facilities will comply with all applicable District rules and
regulations. If found in compliance, the MBUAPCD issues a permit for that activity. Sources not
subject to District permit authority may be deemed consistent with the AQMP if emissions are
forecasted in the AQMP inventory.
Wildlife Habitat
The San Joaquin kit fox ( Vulpes macrotis mutica) is listed as a federally endangered and state
threatened species, and has been identified in the Natural Diversity Database ( prepared by the
California Department of Fish and Game) as the only species endangered, threatened or of special
concern which may be found within the Hollister Planning Area. 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, the 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 ( see Figure 14).
III. NATURAL ENVIRONMENT
71
Figure 14
POTENTIAL SAN JOAQUIN KIT FOX HABITAT
IN THE HOLLISTER PLANNING AREA
General Plan Program
City of Hollister, California
Source: County of San Benito, California
III. NATURAL ENVIRONMENT
72
Development proposed within the County- designated kit fox habitat area boundaries will be assessed
an impact fee for every home or acre developed, under the terms of a Habitat Conservation
Agreement with the U. S. Fish and Wildlife Service. Developers must conduct pre- construction kit
fox surveys within this area.
Riparian habitat areas are commonly found within the 100- year floodplain. California Department of
Fish and Game policy is to permit no net loss of riparian habitat, which means that those who propose
to develop or otherwise modify a riparian habitat must, at a minimum, preserve or recreate a habitat
area equal in area to the amount of riparian habitat which would be lost in implementing their plans.
Visual Qualities
Portions of the Hollister Planning Area provide views of the surrounding countryside, while other
portions provide residents and visitors with visual images related to Hollister's " small town"
character. Views of fields and distant hills are common along Highway 25 and San Felipe Road north
of Hollister, along McCloskey Road, Santa Ana Road and Fairview Road north and east of Hollister,
along Highway 25, Southside Road and Union Road south of Hollister, and along Buena Vista Road
and Wright Road north and west of Hollister. The San Benito River valley can also be seen from
several local roadways.
The tree- lined streets in portions of central Hollister, particularly within the area bounded by Fourth
Street, Sally Street, Nash Road and Line Street, present an attractive visual element of the local
landscape. The Monterey Street Historic District, which contains a selection of historically significant
structures with architectural styles representative of Hollister's history from incorporation in 1872 to
World War II, has received a designation of National Historic Significance. Although the downtown
commercial district may be in need of some improvements ( as indicated in the Hollister Downtown
Strategy and Plan), it still presents visitors and residents with a strong visual image of a small town
" main street".
B. PROJECTIONS
Agriculture and Soils
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As development pressures in the Hollister area increase, the demand for land suitable for residential
development is expected to result in the conversion of some land which is currently in agricultural
production, and some development may take place on soils which have been identified as among the
most productive in the country. As construction takes place in developing areas, soil erosion would
be expected to increase.
Open Space
A growing population is expected to place an increased demand on local open space resources, and
as land which currently provides open space is converted to other uses, the amount of open space
remaining within the Planning Area will be reduced.
Mineral Deposits
Increased development within the region is likely to create a growing demand for the regionally
significant construction aggregate deposits which are located within the Hollister Planning Area.
Stormwater Runoff
Increased development within the Hollister Planning Area would be expected to increase the amount
of impervious surface in areas which are currently not paved or built- over, with a corresponding
increase in the amount of stormwater runoff following each storm. Increased runoff could be
expected to contribute to additional flooding problems in those portions of the Planning Area already
susceptible to flooding.
Seismic Hazards
With additional development, more residents would be exposed to the hazards generally associated
with seismic activity in the local area.
Fire Hazards
Additional development within those portions of the Hollister Planning Area which have been
identified as being at a high risk of wildland fires would place residents in these areas at
III. NATURAL ENVIRONMENT
74
increased risk of injury or property damage.
Noise Environment
The future noise environment within the City of Hollister is projected to experience a moderate
increase in traffic- related noise ( see Figure 15). No significant increase in noise is projected in
relation to other land uses within the community ( see Figures 16 and 17). Highways 25 and 156
( including the proposed Highway 25 Bypass) will continue to be the main sources of traffic noise,
and increases in noise levels may occur with increased speed on these main roadways. The proposed
Bypass is expected to have a beneficial effect on traffic congestion by diverting trucks from the
downtown roadway network. Anticipated development will result in the introduction of traffic noise
into areas which are not currently exposed to such noise, but noise levels are expected to be
compatible with designated land uses.
Air Quality
The Air Quality Management Plan ( AQMP) prepared by the Monterey Bay Unified Air Pollution
Control District ( MBUAPCD) indicates that, in general, population- related projects which are
consistent with the population forecasts prepared by MBUAPCD are consistent with the AQMP.
Based on information from the Council of San Benito County Governments, the MBUAPCD has
projected a Hollister population of 44,088 for the year 2010. This estimate is more than 15 percent
higher than the year 2010 population estimate of approximately 38,000 which has been used to
develop the Hearing Draft General Plan.
The increased traffic volumes associated with additional development would have a potentially
adverse impact on air quality within the region.
III. NATURAL ENVIRONMENT
75
Figure 15
TRAFFIC DATA FOR DEVELOPING PROJECTED ( 2010) NOISE CONTOURS
WITHIN THE HOLLISTER PLANNING AREA
General Plan Program
City of Hollister, California
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76
Figure 16
PROJECTED RAILROAD NOISE EXPOSURE CONTOURS
FOR THE GILROY- HOLLISTER LINE: 2005
General Plan Program
City of Hollister, California
Source: San Benito County Amended Noise Element ( 1984), Figure 5, p. 17.
III. NATURAL ENVIRONMENT
77
Figure 17
HOLLISTER MUNICIPAL AIRPORT
PROJECTED NOISE EXPOSURE CONTOURS: 2005
General Plan Program
City of Hollister, California
III. NATURAL ENVIRONMENT
78
Wildlife Habitat
Additional development could put increased pressure on existing wildlife habitat areas.
Visual Qualities
The Parks and Recreation Master Plan identifies several areas which could serve as " gateways" to
Hollister. These are located along Highway 25 ( one northwest and one southeast of Hollister), and
along Highway 156 ( one north and one west of Hollister). It suggests entry signs and median
landscaping in these areas. Other measures which are suggested by the Parks and Recreation Master
Plan to visually enhance the " small town" atmosphere of Hollister include the preservation of
orchards ( or at least rows of trees adjacent to major roadways), the preservation and maintenance of
existing street trees, and the planting of additional mature trees in portions of the City which have
recently been developed.
C. ISSUES
The primary issues related to the natural environment within the Hollister Planning Area are:
n How to accommodate growth while continuing efforts to conserve natural resources?
n How to accommodate growth while maintaining productive farmland and open space?
n How to accommodate growth while limiting the risk of exposure to seismic hazards?
n How to accommodate growth while maintaining adequate protection from fire hazards?
n How to accommodate growth while maintaining adequate protection from flood hazards?
n How to accommodate growth while maintaining or improving the current noise environment?
n How to accommodate growth while maintaining or improving the air quality within the
Hollister Planning Area?
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n How to accommodate growth while limiting potential damage to existing wildlife habitat
areas?
n How to accommodate growth while protecting or enhancing the visual qualities of the
Hollister Planning Area?
D. GOALS
The central goals of this chapter are:
n Conserve natural resources.
n Protect the environment within the Hollister Planning Area.
n Protect agricultural land from inappropriate development.
n Protect local residents from unacceptable exposure to natural hazards.
n Protect local residents from unacceptable exposure to noise.
n Promote a noise environment that reflects a balance of the various City objectives while
minimizing the impact of highway, railroad, airport, industrial and agricultural noise on local
residents to ensure a pleasant, healthful environment.
n Coordinate growth management planning and implementation with San Benito County.
E. POLICIES
Conservation and Open Space
1. Hollister shall promote development practices which will result in the conservation of energy,
water, minerals and other natural resources. ( See Implementation Action III. A)
2. Hollister shall require those proposing new development to incorporate energy conservation
measures in the design and construction of all proposed residential, commercial,
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80
industrial and public buildings. ( Stand- alone Policy - SAP)
3. Hollister shall require 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. ( SAP)
4. Hollister shall require those proposing new development to design all window systems to
reduce thermal gain during warm weather and heat loss during cool weather. ( SAP)
5. Hollister shall require those proposing new development to install high- efficiency sodium
lamps for all street and parking lot lighting. ( SAP)
6. Hollister shall require those proposing new development to design open spaces to minimize
paved areas and to maximize landscaping to reduce outdoor air temperatures around
buildings in warm weather. ( SAP)
7. Hollister shall encourage the use of domestic solar energy. ( SAP)
8. Hollister shall obtain the assistance of the Pacific Gas and Electric Company in reviewing
proposals for commercial buildings and major subdivisions of more than 25 units during the
design and approval process to assure the incorporation of energy efficiency
recommendations into the plans. ( SAP)
9. Hollister shall encourage the maintenance of open space areas whenever practical through the
protection of prime farmlands, the prevention of new development in areas subject to natural
hazards and the development of additional parks and trails. ( III. B)
10. Hollister shall consider the use of creative site planning in a way that is responsive to open
space values. ( III. B)
Agriculture
11. Hollister shall, whenever possible, minimize the premature
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81
conversion of prime farmland to non- agricultural uses by directing urban growth toward portions of
the Hollister Planning Area which have not been identified as prime farmland. ( III. B, D)
12. Hollister shall promote concentric, contiguous growth in those areas where supporting
infrastructure and service capacities already exist, placing a priority on those areas where
infill development can best be accomplished. ( III. B, D)
13. Hollister shall consider promoting the development of a voluntary " Subscription Farming" or
Community Supported Agriculture ( CSA) program as part of proposed development on sites
where conditions may be suitable. ( III. B, D)
14. Hollister shall encourage the sponsors of subdivisions on agriculturally viable land to enter
and maintain prime soils of the proposed subdivision in Williamson Act contracts as a means
of off- setting the loss of agricultural land. ( III. B, D)
15. Hollister shall encourage the County of San Benito to maintain existing County land use
policies which discourage urban development in rural areas within the County as a way to
ensure continuing agricultural operations within portions of the Hollister Planning Area.
( II. M, III. D)
16. Hollister shall consider the adoption and enforcement of an Agricultural Community
Disclosure Ordinance ( similar to the County of San Benito's " Right to Farm" Ordinance No.
577) for all future residents of subdivisions adjacent to or incorporating agricultural
operations. ( SAP)
17. Hollister shall work to develop and adopt a County of San Benito/ City of Hollister urban
growth management agreement which implements the general plans of both jurisdictions and
outlines the process for review and action on development proposals and programs within the
Hollister Planning Area. The primary objective of such an agreement should be to have the
County direct future urban growth to existing urban areas in an effort to enhance the viability
of agriculture and to limit the premature conversion of agricultural land to other uses in the
rural portions of San Benito County. ( SAP)
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18. Hollister shall require developers to inform potential buyers of homes near agricultural areas
of the possible hazards associated with the application of pesticides/ herbicides and nuisances
from other cultivation practices. In those cases where the County of San Benito's
" Right- to- Farm" Ordinance applies to the City review of projects, homeowners shall also be
informed of this ordinance by developers. ( SAP)
Natural Hazards
Geologic and Seismic Hazards
19. Hollister shall regulate development in areas subject to geologic and seismic hazards.
Limitations on development shall be directly related to the degree of hazard involved, and
may extend to the prohibition of development in areas subject to potentially severe geologic
and seismic hazards. ( III. G)
20. Hollister shall ensure that, prior to development approval, all faults ( as indicated by
Alquist- Priolo Earthquake Fault- Rupture Hazard Zones) in the vicinity of the proposed
development site have been investigated and that the proposed development incorporates
mitigation measures which reduce all potential geologic and seismic hazards associated with
the site to an acceptable level of risk. ( III. G)
21. Hollister shall ensure that all structures designed for human occupancy are designed and
constructed to retain structural integrity when subjected to seismic activity through
compliance with the provisions of the Uniform Building Code. ( III. G)
22. Hollister shall ensure that all new roads, bridges and utility lines are constructed to
accommodate possible fault movement. ( III. G)
23. Hollister shall require utilities to be designed and installed to provide sufficient flexibility to
withstand the expected ground motion induced during an earthquake. ( III. G)
24. Hollister shall require engineering tests for those development projects which may be
exposed to impacts
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associated with expansive soils, so that building foundation footings, utility lines, roadways and
sidewalks can be designed to accept the estimated degree of soil contraction, expansion and
settlement, according to the standards of the Uniform Building Code. ( III. G)
Fire Hazards
25. Hollister shall ensure that areas where new development is proposed will be adequately
protected from fire hazards through the provision of a water supply system capable of
providing the flow required for fire suppression. ( III. H)
26. Hollister shall ensure that all development located within High Fire Hazard Zones adheres to
the California Uniform Fire Code " Environmental Hazard Controls" ( Appendix II- A), which
requires spark arrestors for any chimney, prohibits open- flame devices, requires the clearance
of brush or vegetative growth within 30 feet of structures and requires the clearance of brush
within 10 feet of roadways. ( III. H)
Flooding
27. Hollister shall minimize the risks of flood hazards primarily through appropriate land use
planning and avoidance of incompatible land uses, as outlined in the City's Flood Damage
Prevention Ordinance, as amended from time to time. ( III. I)
28. Hollister shall regard open space uses such as agriculture, passive to low- intensity recreation
and open space conservation as the most acceptable land uses in designated floodplains.
( III. E, I)
29. Hollister shall require all new development within designated floodplains ( including filling,
grading and construction) to conform to the rules and regulations of the National Flood
Insurance Program and to all local policies or ordinances such as the City's Flood Damage
Prevention Ordinance. ( III. I)
30. Hollister shall encourage property owners to participate in a flood insurance program. ( III. I)
Noise
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31. Hollister shall maintain the relatively quiet ambient noise levels in all residential portions of
the Hollister Planning Area. ( SAP)
32. Hollister shall ensure that proposed development will not increase the ambient noise levels in
the vicinity of such development beyond the levels identified as " acceptable" in the Hollister
General Plan. ( III. J)
33. Hollister shall, in coordination with the County of San Benito and CALTRANS, develop a
system of truck routes within the Hollister Planning Area designed to discourage or prohibit
the movement of large trucks through residential neighborhoods. ( VI. N, O)
34. Hollister shall consider the environmental impact of transportation- related noise and other
noise sources during the review and approval of development plans and requests for changes
in the zoning ordinance. ( III. J)
35. Hollister shall adopt the Title 24 interior noise level standard of 45 dBA Ldn multi- family
dwellings for all dwelling units. ( SAP)
36. Hollister shall require construction operations to use noise suppression devices and
techniques. ( SAP)
37. Hollister shall limit noisy construction activities to the least noise- sensitive times. ( SAP)
38. Hollister shall incorporate appropriate noise attenuation features in the design of all new
arterial streets. ( VI. G)
39. Hollister shall discourage development in areas of inappropriate or high noise levels as
determined using the land use compatibility guidelines and the noise contour maps presented
in the Hollister General Plan. ( III. J)
40. Hollister shall require that noise mitigation measures be included when residential
development is proposed near significant noise sources, and that the costs of such mitigation
measures be equitably allocated. ( III. J)
41. Hollister shall require the construction of berms or walls
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85
between arterials and new residential developments where necessary to limit noise exposure to a
maximum level of 60 dBA Ldn in outdoor areas. ( VI. G)
42. Hollister shall revise the Noise Ordinance to incorporate the noise- related policies presented
in the Hollister General Plan and to develop a procedure for handling noise complaints. ( SAP)
Air Quality
43. Hollister shall ensure, prior to development approval, that all proposed development is fully
consistent with the current Air Quality Management Plan of the Monterey Bay Unified Air
Pollution Control District. ( III. K)
44. Hollister shall require the watering of exposed earth surfaces during excavation, grading and
construction activities. ( SAP)
45. Hollister shall require the daily ( or as needed based upon actual circumstances) cleanup of
mud and dust carried onto street surfaces by construction vehicles. ( SAP)
46. Hollister shall require the appropriate measures to be taken to reduce wind erosion during
construction, such as watering of soil, replanting and repaving. ( SAP)
Water Quality
47. Hollister shall develop an illicit discharge elimination program, which will seek to eliminate
illegal connections to the storm drain system and the illegal dumping of toxic materials into
the storm drain system. ( SAP)
48. Hollister shall develop guidelines for a water quality source control program which
incorporates public education, planning, management, material use and disposal controls,
spill prevention and cleanup, street sweeping and sewer maintenance. ( SAP)
49. Hollister shall identify sites which may be used for vegetated swales or strips, infiltration,
media infiltration, water- oil separators, wet ponds, constructed wetlands, extended detention