Hollister Zoning, Planning & Building Codes

Last reviewed: July 3, 2026

Overview

Hollister's local land-use law is codified as Title 17 — Zoning (the City's zoning ordinance), which implements the General Plan and lays out the rules for districts, development standards, permits, and discretionary review (see § 17.02.010). Major topic chapters include general provisions and districts, detailed residential/commercial/industrial district standards, overlays, accessory dwelling units (ADUs), two‑unit/urban‑lot split rules, density bonus, and planned developments — see the chapters listed throughout this overview for navigation points and controlling sections. This page points you to the specific chapters that control uses, setbacks, parking, design review and how state housing laws (ADU, two‑unit/SB‑9 style splits, density bonus) are implemented in Hollister.

How Hollister's code is organized

• The ordinance is titled and organized under Title 17 — Zoning; the ordinance purpose and authority are in § 17.02.010 .
• Districts are established and tied to the General Plan in § 17.02.030; the code lists the full zoning map symbols and their mappings to General Plan land‑use categories (for example RE, R1, R2, R3, R4, R4‑20, OT, WFR, commercial and industrial map symbols) in that article .
• Article II of Chapter 17.24 contains the land‑use and development permit procedures (agency roles, application routing, and appeal/decision authority) — key entries are § 17.24.020 (planning agency purpose), § 17.24.030 (Development Services Director authority) and the Planning Commission role in § 17.24.040 .
• Use tables and individual district chapters contain the permitted/conditional/administrative keys (P, APR, CUP, NP) and the development standards (minimum lots, setbacks, heights) for each zoning district (see the district tables throughout Chapters 17.04, 17.06, 17.08, 17.10) .

(Quick links: this page first mentions the local Hollister Zoning framework. When reading the code, use the chapter headings (e.g., CHAPTER 17.04 — Residential; CHAPTER 17.10 — Industrial; CHAPTER 17.32 — ADUs) to find the controlling § numbers.)

Zoning district families

Hollister groups its zoning into standard families with city‑specific district names and map symbols. Key families and where to read the rules:

• Residential — the code uses RE, R1, R2, R3, R4, R4‑20, OT (Old Town) and WFR (West Fairview Road Specific Plan overlay) to implement low‑ through high‑density residential mapping and standards; the list and mapping are in § 17.02.030 and the residential standards are in § 17.04.030 with lot/yard/height tables (see Table references in that section) .
  • The Old Town (OT) and the West Fairview Road (WFR) areas have their own development rules and densities (see § 17.04.060(C) and the West Fairview specific plan tables) .
• Mixed‑Use — the city has Downtown Mixed Use, Neighborhood Mixed Use, and West Gateway mixed‑use categories with specified height maxima (e.g., Downtown Mixed Use — 75 ft; West Gateway — 50 ft) and supplemental conversion requirements in § 17.08.050 .
• Commercial & Office — map symbols such as C, NG, CO are defined in the zoning map and use tables in § 17.02.030 and in specific district chapters (commercial lot/parking rules referenced in the applicable commercial chapter tables) .
• Industrial — districts like M1 and IBP set industrial minimums, maximum heights (up to 75 ft in the industrial tables), FAR limits (often 1.0), and yard rules in § 17.10.030 and related performance standards (see Table 17.10‑2) .
• Planned Development (PD) — the PD procedure creates project‑specific rules; PD rezonings are established through ordinance and must include the underlying zoning, permitted uses, design theme and site development regulations such as density, setbacks, height and parking as specified in § 17.66.110 and the PD findings/process in § 17.66.100–120 .
• Overlay districts — Chapter 17.14 contains overlays. Examples: the Residential Performance Overlay (R1 L/PZ, R3 M/PZ, R4 H/PZ) is described in § 17.14.010 and the Airport Safety Overlay is in § 17.14.020 (supplemental restrictions for lands near Hollister Municipal Airport) .

See the code maps and tables in § 17.02.030 and the per‑district chapters for the full list of mapped zoning symbols and the use tables .

Citywide development standards (how to find the numbers and common rules)

Hollister separates the district‑specific numeric standards (lot size, setbacks, coverage, height) in each district chapter and also centralizes measurement rules and exceptions elsewhere.

• Where the rules live: district tables in Chapters such as CHAPTER 17.04 — Residential and CHAPTER 17.10 — Industrial set lot size, coverage, required yards and maximum heights (see § 17.04.030 and § 17.10.030) .
• Height measurement and exceptions are called out in § 17.16.060 (see cross‑references in district tables) for consistent height measurement and certain exceptions .
• Lot coverage and FAR: many district tables show upper limits (examples: industrial FAR 1.0 in § 17.10.030; specific plan FABs may allow different FARs in the West Fairview and Public/Facility districts) .
• Setbacks: district yard tables are in each district chapter (for residential see § 17.04.030 and Tables referenced therein; West Fairview tables in § 17.04.060(C) provide front/side/rear values and site coverage numbers) .
• Parking: off‑street parking quantities and special parking rules are in Chapter 17.18; district tables repeatedly point to Chapter 17.18 for parking requirements (for example the district tables note “Parking—As required by Chapter 17.18”) — see § 17.18 references in district tables and the parking standards chapter for location of formulas and exemptions . (See local Hollister Parking entry for practical guidance.)

Practical navigation tip: start with the district chapter for the property (e.g., CHAPTER 17.04 for residential), then check cross‑references to measurement rules in § 17.16.060 and parking in Chapter 17.18 to assemble the complete numeric standard package .

Design standards, discretionary review & design control

• Design expectations and some objective design criteria are embedded in district chapters (e.g., residential design goals and standards in § 17.04.030), and the West Fairview Specific Plan includes additional design and review thresholds in § 17.04.060(C) and related specific plan text; these govern facades, materials, street orientation and open space design .
• Design review bodies and procedures: the Development Services Director handles administrative permits and ministerial reviews per § 17.24.030, while the Planning Commission hears Conditional Use Permits, variances, appeals and specified Planned Development matters under § 17.24.040 and Article II (procedural rules) in § 17.24.050–060 . Mixed‑use conversions frequently require Site and Architectural Review (see conversions and Site & Architectural Review triggers in § 17.08.050) . For an introduction to local administrative vs discretionary review, see the City’s development‑review roles in § 17.24.030–040 . (Practical pointer: use the Hollister Design Review guide to determine whether a project is administrative or requires public hearing.)

Specific plans & overlays

• West Fairview Road Specific Plan (the WFR/RWF mapping) is implemented through local code cross‑references and contains its own densities, setbacks, and design rules (see § 17.04.060(C) and the West Fairview tables) .
• Chapter 17.14 — Overlay Zoning Districts includes the Residential Performance Overlay (R1 L/PZ; R3 M/PZ; R4 H/PZ) in § 17.14.010, which allows flexible lotting and clustered development to meet General Plan density objectives while preserving environmental constraints and neighborhood scale; Airport Safety Overlay standards are set out in § 17.14.020 with supplemental limits for airport‑influence areas . (See the Hollister Overlay Districts entry for quick orientation to overlays.)

Building permits & review (practical permit path)

• Zoning entitlement first: the code requires that any land‑use permit or approval required by Title 17 must be obtained before building, grading, or drainage permits are issued; building permits are issued only when the Development Services Director determines zoning and subdivision requirements are satisfied (§ 17.02.040(B)) .
• Administrative vs discretionary: the Development Services Director has authority to approve or deny Administrative Permits and Administrative Permit Reviews and to conduct hearings for some ministerial permits (§ 17.24.030). Projects requiring CUPs, variances, or PD rezonings proceed to the Planning Commission (and often the City Council on appeal or final approval) under § 17.24.040, § 17.66.100 and related PD procedures in Chapter 17.66 .
• Site & Architectural Review and Design: many conversions and new commercial/residential projects must complete Site and Architectural Review or specific plan review before building permit acceptance; mixed‑use conversions and some specific plan projects have explicit Site & Architectural Review triggers (e.g., § 17.08.050, West Fairview review provisions) .
• Building code: construction must also comply with the California Building Standards (Title 24); the code repeatedly cross‑references building‑code measurement and fire code requirements (see cross‑references in district tables and the eave/setback/height measurement cross‑references such as § 17.16.060) — check the California Building Standards Code for the state technical rules applied at permit issuance .

Practical sequence: confirm zoning map and district chapter (use tables in § 17.02.030 and the appropriate district chapter), determine whether the proposal is ministerial or discretionary (check § 17.24.030–050), secure any required entitlements (APR, CUP, PD), then apply for building permits once entitlements are in effect (§ 17.02.040(B)) .

State housing law in Hollister — how ADUs / two‑unit splits / density bonus / rent rules interact with local code

The Hollister code explicitly implements and cross‑references the California statutory housing changes and sets local procedural rules that follow state mandates:

• Accessory Dwelling Units (ADUs) and Junior ADUs (JADUs): Hollister has a dedicated ADU chapter, CHAPTER 17.32. The chapter's purpose cites consistency with Government Code §§ 65852.2 and 65852.22 in § 17.32.010, defines ADU/JADU in § 17.32.020, sets unit counts, size limits, setbacks, parking rules, historic‑district exceptions, and design/sprinkler/occupancy rules in § 17.32.030–060. The city processes typical ADU/JADU applications ministerially and within state timelines (§ 17.32.060) . See the local Hollister ADUs page for a user‑facing checklist.
  • Key local ADU specifics: maximum attached/detached sizes (examples: exceptions to percentage rules to allow an 800–1,000 sq ft ADU), minimum unit sizes, side/rear setback minima (generally 4 ft side/rear), waivers for lot coverage/FAR to allow up to an 800 sq ft ADU, one parking space per ADU with several parking exemptions (detailed in CHAPTER 17.32) — see § 17.32.030–060 for each rule and parking exceptions .
• Two‑unit developments and urban lot splits (SB‑9 style rules): Hollister adopted Chapter 17.26 — Two‑unit Residential Developments and Urban Lot Splits, which implements Government Code § 65852.21 and related statutes. The chapter sets how many units are allowed, minimum unit sizes (each new primary dwelling must be at least 800 sq ft), required setbacks (interior side 4 ft, rear 4 ft, street side 10 ft), parking and ministerial review pathways. The code requires ministerial administrative approval for qualifying two‑unit developments and urban lot splits (and provides specific conditions where the Director must deny if there is a documented specific, adverse impact) — see § 17.26.040–060 and § 17.26.050 for the development standards and ministerial procedure .
• Density bonus: Hollister has a density bonus chapter, CHAPTER 17.34, that implements California Government Code § 65915; eligibility, incentives/concessions and definitions are contained in § 17.34.010–020 and following sections — use this chapter to design affordable housing projects that seek bonuses and concessions under state law .
• Rent control / local rent rules: the code contains specific prohibitions on short‑term rentals for certain new units created under urban‑lot split rules and ADU rules (notably ADUs and units created under the urban lot split provisions must not be rented for less than 30 days) — see § 17.32.030 (ADU occupancy/short‑term rental prohibition) and § 17.26.050(M) and related restrictions. The code does not appear to establish a general local rent‑control program in the retrieved materials; no municipal rent‑control chapter or general residential rent‑control ordinance was found in the retrieved Title 17 excerpts (verify with the City if you need confirmation beyond Title 17) .

Summary table — where to read the local implementation:

• ADUs/JADUs: CHAPTER 17.32 (purpose, definitions, standards, ministerial review) — see § 17.32.010–060 .
• Two‑unit / Urban lot split / SB‑9 style: CHAPTER 17.26 (units permitted, minimum sizes, setbacks, ministerial review timelines) — see § 17.26.040–060 and § 17.26.050 for the numeric standards (e.g., 800 sq ft minimum unit size) .
• Density bonus: CHAPTER 17.34 (implements Gov. Code § 65915) — see § 17.34.010 and following .
• Parking exemptions for ADUs and two‑unit projects: in CHAPTER 17.32 and the urban‑lot split chapter, with cross‑reference to Chapter 17.18 for parking formulas and exceptions .

Practical orientation — fastest route to an answer for a project

1. Confirm the property’s zoning on the City zoning map and the parcel’s district entry in § 17.02.030 and the district chapter tables (residential: § 17.04.030; industrial: § 17.10.030) .
2. Read the district’s numeric tables for lot size, setbacks, height and coverage; check the measurement rules in § 17.16.060 if height/setback language is unclear .
3. Check overlay applicability: Chapter 17.14 (e.g., Performance Overlay, Airport Safety Overlay) contains supplemental restrictions that may change allowed uses, heights or FAR (§ 17.14.010–020) . (See Hollister Overlay Districts.)
4. Confirm whether the project is ministerial (Director approval) or discretionary (Planning Commission/Council) by reviewing § 17.24.030–050, and the specific permit triggers (ADU rules in CHAPTER 17.32, two‑unit rules in CHAPTER 17.26) .
5. Assemble building code compliance documents (Title 24/California Building Standards Code) and coordinate utility, grading and fire requirements before applying for building permits — the zoning approval is a precondition to building permits per § 17.02.040(B) .

Information Gaps / Things to verify with the City

• The retrieved excerpts show Title 17 extensively, but did not include a separate, standalone municipal rent‑control chapter (if you need confirmation whether Hollister has a municipal rent‑control or tenant‑protection law outside Title 17, verify with the City Clerk or the full Municipal Code online) — not found in the retrieved Title 17 excerpts .
• For precise table lookups (exact numeric setbacks and lot coverage per every sub‑district or for corner cases) consult the full chapter tables in CHAPTER 17.04 (residential tables), CHAPTER 17.10 (industrial tables) and the West Fairview Specific Plan tables in § 17.04.060(C) as cited above — those tables hold many of the district‑level numeric values cited generally here .

Source References

• Hollister Municipal Code — Title 17 (Zoning), CHAPTER 17.02 et seq., including § 17.02.010, § 17.02.030, and conformity rules § 17.02.040 .
• CHAPTER 17.04 — Residential general development standards and West Fairview Specific Plan provisions (see § 17.04.030 and § 17.04.060(C)) .
• CHAPTER 17.06 — Home Office district uses and standards (Table 17.06‑1 / § 17.06.020) .
• CHAPTER 17.08 — Mixed‑Use supplemental standards (conversion, heights) including § 17.08.050 .
• CHAPTER 17.10 — Industrial district tables and performance standards (§ 17.10.030) .
• CHAPTER 17.14 — Overlay districts (Residential Performance Overlay § 17.14.010, Airport Safety Overlay § 17.14.020) .
• CHAPTER 17.18 — Pedestrian, Bicycle, Parking and Loading Standards (referenced from multiple district tables) .
• CHAPTER 17.24 — Administration and Land Use & Development Permit Procedures (§ 17.24.020–060) including Director and Planning Commission authorities .
• CHAPTER 17.26 — Two‑unit residential developments and urban lot split standards and ministerial review (§ 17.26.040–060) implementing Government Code § 65852.21 rules (unit counts, 800 sq ft minimum, setbacks, ministerial approval) .
• CHAPTER 17.32 — Accessory Dwelling Units (purpose, definitions, unit size, setbacks, parking, ministerial review) (§ 17.32.010–060) .
• CHAPTER 17.34 — Density Bonus implementation (§ 17.34.010–020) (implements Gov. Code § 65915) .
• CHAPTER 17.66 — Planned Developments (rezone, findings, ordinance format) (§ 17.66.010–120) .