Local zoning · Hollister

Hollister — Development Standards

Development Standards under the Hollister local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes the Hollister Municipal Code rules that control development standards — setbacks, heights, lot coverage, density and Floor Area Ratio (FAR) — that apply to specific Hollister zoning districts and overlays. It synthesizes the ordinance tables and district rules into actionable guidance; for every rule below I cite the controlling Hollister code section so you can verify the exact text. See the City’s Hollister Zoning and Hollister Land Use menus for complementary materials such as permit procedures and use lists.

How to read this page

  • Bold terms are items you’ll search the code for (district names and numeric controls).
  • First mention of related topics is linked inline to the local menu pages: when the text discusses parking, ADUs, design review, overlays, setbacks/development standards, California Building Standards Code, and landscaping, those words are hyperlinked to the applicable Hollister menu page.

District-by-district breakdown (purpose, typical uses, key dimensional rules, where it applies)

Note: all numeric standards below are taken from Hollister’s zoning chapters and tables; each entry cites the controlling § and the file preview where that table or section appears.

Residential districts — general (RE, R1, R2, R3, R4, R4-20, OT‑M, OT‑H)

Purpose & typical uses: primarily single‑ and multi‑family housing; rules for lot size, density, yards, height and lot coverage are consolidated in the residential chapter. See the residential general standards in § 17.04.030 and the numeric tables that follow.

Key numeric standards (primary sources: Table 17.04‑2, Table 17.04‑3, Table 17.04‑4):

  • Density / minimum lot area by district: e.g., R1 interior minimum lot 5,500 sq ft, preferred densities 1–8 units/acre (Table 17.04‑2) — § 17.04.030.
  • Lot coverage (max): RE 40%, R1 50%, R2 40%, R3 50%, R4 60%, OT-H 50% (Table 17.04‑3) — § 17.04.030.
  • Building heights (dwelling): typical caps are 30 ft for RE/R1/R2, 35 ft for R3, 45 ft for R4/R4‑20; accessory structures normally 15 ft max unless Planning Commission approves higher (Table 17.04‑3; notes) — § 17.04.030.
  • Yards / setbacks: front, side and rear yard dimensions are in Table 17.04‑4 (for example R1 residence front 18 ft measured from back of sidewalk, interior side 6 ft, rear 20% of lot depth with min 15 ft) — § 17.04.030.

Practical guidance: confirm the applicable table for your parcel — the numeric caps differ substantially between R1 and R4. When working on smaller infill parcels (Old Town OT‑M/OT‑H) expect lower lot‑area minimums and different yard rules; see Table 17.04‑3/4.

Relevant code: § 17.04.030 (Residential general development standards) and Tables 17.04‑2 / 17.04‑3 / 17.04‑4.

(Linked topics: see setbacks/development standards, design review, and landscaping.)

West Fairview Road specific zone (RWF)

Purpose & typical uses: a specific plan area with its own residential density tiers and unique dimensional rules to encourage a variety of housing types. See § 17.04.060(C) and Table 17.04‑6.

Key numeric standards:

  • Front setbacks vary by product type (e.g., 25 ft for large single‑family; 18 ft structure / 20 ft to garage for standard single family). Site coverage and height differ by sub‑type (single‑family 30 ft, multifamily 40 ft). See Table 17.04‑6 — § 17.04.060(C).

Practical guidance: RWF is a special plan — verify the suffix on your parcel and the plan figures, and expect design review to enforce height transitions to adjacent single‑story neighborhoods.

Old Town districts (OT‑M, OT‑H)

Purpose & typical uses: denser, smaller‑lot infill in Hollister’s historic core; reduced lot sizes and specialized yard/height rules to preserve historic character. See Table 17.04‑3 and Table 17.04‑4 — § 17.04.030.

Key numeric standards:

  • OT‑M site coverage 40%, OT‑H site coverage 50%; height varies but historic sensitivity is emphasized and half‑stories are regulated (Table 17.04‑3 notes).

Practical guidance: projects in Old Town often trigger Historic Preservation review and stricter design expectations; check the “Old Town” notes in the tables first.

Mixed‑use/commercial/office/public (OS, P, PF, OP)

Purpose & typical uses: parks/open space (OS), professional/offices (P/OP), public facilities (PF). Dimensional rules are in Chapter 17.12; taller public facilities can have higher FAR and heights under limits: see § 17.12.060.

Key numeric standards:

  • PF FAR up to 2.0, PF height up to 74 ft (but additional setbacks required if taller than 35 ft) — § 17.12.060.
  • OS typical height 35 ft max; front setbacks often follow the most restrictive adjacent zone — § 17.12.060.

Practical guidance: for institutional projects (schools, libraries, civic buildings) confirm PF allowances and additional setback requirements for buildings over 35 ft to protect solar access and compatibility.

Industrial districts (M1, IBP)

Purpose & typical uses: light and heavier industrial, business parks. See § 17.10.030 and Table 17.10‑2.

Key numeric standards:

  • Typical height maximum 75 ft (subject to airport overlay limits), FAR maximum 1.0 in M1/IBP (Table 17.10‑2) — § 17.10.030.
  • Setbacks: many industrial lots have 0 ft side setbacks except where adjacent to residential uses, where the Commission may require spacing (Table 17.10‑2 notes) — § 17.10.030.

Practical guidance: if your industrial site is near the airport, the Airport Safety Overlay can reduce allowable FAR/height and impose additional density/occupancy limits; see overlay section below.

Planned Development (PD) and Performance Overlay (Residential Performance Overlay)

Purpose & typical uses: PD allows a project‑specific set of development standards and flexible lotting provided the project meets General Plan density and provides public benefits. The Residential Performance Overlay (R1‑L/PZ, R3‑M/PZ, R4‑H/PZ) allows lot size variation and alternative standards by recorded performance agreement. See § 17.66.110–.130 and § 17.14.010.

Key rules:

  • A PD may deviate from base zone standards for height, setbacks, lot size, lot coverage and FAR, but the PD ordinance must record the specific standards and findings (see § 17.66.060 and § 17.66.110).
  • The Residential Performance Overlay requires that average densities meet General Plan ranges; minimum lot sizes in overlay may be reduced to 2,500 sq ft (with deed‑recorded performance agreement) and in high density locations heights may be increased to 75 ft with conditions — § 17.14.010.

Practical guidance: PDs and performance overlays are powerful tools to change setbacks, coverage, FAR and heights — but any deviation must be written into the PD ordinance/performance agreement and recorded. Always check the PD text for the property.

Airport and other overlay districts (Airport Safety Overlay, Flood, Earthquake, etc.)

Purpose & typical uses: overlays supplement base zone controls where safety or environmental hazards exist. See Chapter 17.14.

Key rules:

  • Airport Safety Overlay (ASZ): caps on height (must not exceed FAR Part 77 surfaces), limitations on population density per acre, and restrictions on uses that create glare/electronic interference; structures exceeding FAR surfaces are prohibited — § 17.14.020.
  • Earthquake Hazard Overlay (EZ): requires surface fault investigations and may establish unbuildable areas — § 17.14.030.
  • Flood Hazard Overlay: special prohibitions and development standards to prevent flood damage (see § 17.14.040) — § 17.14.040.

Practical guidance: overlays can reduce allowable heights, FAR and lot density even if the base zone permits more; if your parcel intersects an overlay, read the overlay rules first. For Airport overlays you must include FAR Part 77 elevation info with applications.

Quick reference table — most decision‑relevant standards

District / Topic Typical numeric control (examples) Code Reference
R1 (Low Density) — lot min 5,500 sq ft, front setback 18 ft, side 6 ft, max coverage 50%, height 30 ft See Table 17.04‑2 / 17.04‑3 / 17.04‑4 § 17.04.030
R3 (Medium Density) — lot depth 70 ft, coverage 50%, height 35 ft Table 17.04‑3 § 17.04.030
R4 / R4‑20 (High Density) — coverage 60%, heights up to 45 ft for dwellings Table 17.04‑3 § 17.04.030
PF (Public Facilities) — FAR 2.0, height up to 74 ft (additional setbacks if >35 ft) Table 17.12‑4 § 17.12.060
M1 / IBP (Industrial) — FAR 1.0, height 75 ft, setbacks often 0 ft unless adjacent to residential Table 17.10‑2 § 17.10.030
Two‑unit / urban lot split rules — min unit 800 sq ft, minimum side/rear 4 ft, street side 10 ft, interior side 4 ft Two‑unit/urban lot split standards § 17.26.050

(Always verify which table applies to your parcel; many tables are cross‑referenced by the residential chapter — § 17.04.030.)

Practical notes and how these rules interact

  • Measurement rules: height measurement and permitted projections are handled in the measurement chapter; see § 17.16.060 and measurement rules for yards and projections (eaves, decks, cornices) in Chapter 17.16. Verify measured height and allowed projections before designing tall or marginally set‑back elements.

  • ADUs: accessory dwelling units have their own set of rules (minimum/maximum size, parking exceptions, setbacks and height caps for detached ADUs). The ADU rules explicitly allow limited waivers to lot coverage/FAR for ADUs up to 800 sq ft and set minimum side/rear setbacks at 4 ft — see the ADU chapter for details (for example § 17.32.040 / ADU provisions).
    Linked topic: read the ADU rules in the Hollister ADUs menu and confirm state ADU law expectations at California ADU law.

  • Design review and site specifics: design review often enforces height transitions, façade treatments and landscaping; check Hollister Design Review and the residential chapters cited above.

  • Parking rules apply separately and reference Table 17.18‑1; parking counts and driveway/front setback hardscape caps (e.g., no more than 50% of front setback as hardscape) will affect site layout — see Hollister Parking and Chapter 17.18 and ADU parking exceptions.

  • Building code: the zoning code controls siting and massing; structural, fire and life‑safety standards come from the California Building Standards Code (Title 24). The Hollister code defers to Title 24 for construction‑level standards — verify both. Not a substitute for building permits; zoning approval is a prerequisite for many permits.

Checklist (what an applicant must satisfy before applying for building permits)

  • Confirm the parcel’s base zoning and any overlays on the zoning map (e.g., R1, R3, ASZ) — verify applicable overlay rules in Chapter 17.14.
  • Determine allowable density/lot area per Table 17.04‑2 and floor‑area/coverage caps in Table 17.04‑3. § 17.04.030.
  • Measure proposed building height per § 17.16.060 rules and compare to district limits (and overlay Part 77 surfaces if in ASZ).
  • Layout setbacks using Table 17.04‑4 or the district table that applies; check projections/exceptions in Chapter 17.16.
  • Confirm parking requirements per Chapter 17.18 and ADU parking exceptions if adding an ADU.
  • If in a PD or Performance Overlay area, obtain and review the recorded PD/performance agreement for parcel‑specific standards (deed restrictions may control). § 17.66.110–.130 and § 17.14.010.
  • If the parcel intersects Airport, Flood or Earthquake overlays, secure and submit the required technical reports (FAR Part 77 elevation, surface fault investigation, floodplain data) as the overlay specifies.

Risks & Ambiguities

Issue Why it matters What to verify
Overlay restrictions (Airport, Flood, Earthquake) Overlays can reduce heights, FAR, density or prohibit uses even when base zoning appears permissive; airport overlays require FAR Part 77 compliance. Confirm overlays on the parcel and read the overlay section for the parcel (17.14.xx). Verify Part 77 elevation with the Airport overlay submittal requirements. Verify with the jurisdiction.
Which table governs a parcel (RWF vs. base R1/R3) RWF and PDs have independent numeric tables that override base tables; using the wrong table leads to incorrect setbacks/heights. Check whether the parcel sits in a specific plan area (RWF) or a recorded PD; use the specific table (Table 17.04‑6 for RWF). Verify with the jurisdiction.
ADU lot‑coverage/FAR waivers ADU rules allow limited waivers but the permitted waiver amounts and parking exceptions are specific; misreading can produce a code violation. Confirm ADU provision that waives lot coverage/FAR for up to 800 sq ft ADU and parking exceptions; consult ADU section. Verify with the jurisdiction.
Accessory structure heights (>15 ft) Accessory buildings over 15 ft often need Commission approval; estimate of allowed accessory height varies by district. Check accessory rules and Planning Commission thresholds; if marginal, budget for discretionary review. Verify with the jurisdiction.
Measurement of setbacks (flag lots, corner lots) Measurement conventions (back of sidewalk, alley centerline, access strip) change where the building line is measured and can alter compliance. Use Chapter 17.16 measurement rules when laying out the plan (see Figures and text in 17.16). Verify with the jurisdiction.

Plain-English Summary

Hollister’s zoning code sets district‑specific caps on setbacks, heights, lot coverage, density and FAR that come from the residential tables (Tables 17.04‑2/3/4), industrial tables (Table 17.10‑2), and other district chapters; overlays and Planned Developments can change those numbers, so always check the parcel’s zone, overlay status, and any recorded PD/performance agreement before final design. § 17.04.030, § 17.10.030, Chapter 17.14, and the ADU and two‑unit rules are the primary places to look.

Source References

  • Hollister Municipal Code — Residential general development standards, § 17.04.030 (Tables 17.04‑2 / 17.04‑3 / 17.04‑4).
  • Hollister Municipal Code — Industrial zone general development standards, § 17.10.030 (Table 17.10‑2).
  • Hollister Municipal Code — Open Space / PF standards, § 17.12.060 (PF FAR and heights).
  • Hollister Municipal Code — Overlay districts (Residential Performance Overlay, Airport, Earthquake, Flood), Chapter 17.14 (e.g., § 17.14.010, § 17.14.020, § 17.14.030, § 17.14.040).
  • Hollister Municipal Code — Two‑unit residential developments and urban lot splits, § 17.26.050 (setbacks, unit sizes, lot coverage rules for two‑unit projects).
  • Hollister Municipal Code — ADU and JADU rules (size, setbacks, parking exceptions), ADU chapter excerpts.
  • Hollister Municipal Code — Measurement and permitted projections into setbacks, Chapter 17.16 (measurement of height, setbacks, projections).

(For design‑level structural and fire requirements consult the California Building Standards Code. For the city’s menus on zoning, parking, design review and overlays see Hollister Zoning, Hollister Parking, Hollister Design Review, and Hollister Overlay Districts.)

Sources

Retrieved passages

  • CFC § 2 (Section 17.16.060) High relevance
  • CBC § 1 (§ 1) High relevance
  • Hollister Zoning Code (§ 1) High relevance
  • Hollister Zoning Code (Section 5020.1) High relevance
  • CFC § 2 (Section 17.16.110) High relevance
  • CBC § 17.18.030 (Section 17.18.030.) High relevance
  • CFC § R1 (Chapter 17.16.) High relevance
  • Hollister Zoning Code (§ 2) High relevance
  • Hollister Zoning Code (§ 1) High relevance
  • Hollister Zoning Code (Chapter 17.16.) High relevance
  • Hollister Zoning Code High relevance
  • Hollister Zoning Code (Chapter 16.17) High relevance
  • Hollister Zoning Code (§ 2) High relevance
  • Hollister Zoning Code High relevance
  • Hollister Zoning Code (Section 6.0) High relevance

Cited sections

Frequently asked questions

What can I build on an R‑1 lot in Hollister?

On R‑1 (Low Density) you can build single‑family residences and accessory uses consistent with the district; numeric controls are in Table 17.04‑2/3/4: minimum interior lot 5,500 sq ft, front setback 18 ft, interior side 6 ft, max lot coverage 50%, height 30 ft for residences. See § 17.04.030 and Tables 17.04‑2/3/4.

What are Hollister’s setback requirements?

Setbacks are district‑specific and tabulated in Table 17.04‑4 (front, side, rear). Example: R1 front 18 ft (measured from back of sidewalk), interior side 6 ft, rear 20% of lot depth with min 15 ft. Measurement rules and permitted projections are in Chapter 17.16. See § 17.04.030 and Chapter 17.16.

Do I need design review in Hollister?

Many new residential and nonresidential developments are subject to design review; the Zoning code and specific plan sections (e.g., West Fairview) set design review triggers and criteria. Check the Hollister Design Review menu and the district chapters; planned developments usually require design guidelines by ordinance. See § 17.66.110 for PD ordinance format and related requirements.

What are Hollister’s height limits and how are they measured?

Height limits are district specific (e.g., 30 ft in many single‑family districts, 35–45 ft in higher density districts, 75 ft in industrial subject to overlay reductions). Measurement rules and exceptions are in Chapter 17.16; if in the Airport Safety Overlay you must demonstrate compliance with FAR Part 77 surfaces. See § 17.04.030 and § 17.16.060.

How does lot coverage or FAR work in Hollister?

The code uses maximum lot coverage percentages for residential districts (Tables 17.04‑3) and FAR for some nonresidential uses (e.g., PF FAR 2.0, industrial FAR 1.0). Overlays and PD ordinances may change these limits. See § 17.04.030, § 17.12.060, § 17.10.030.

Can I build an ADU and how do ADU rules affect lot coverage/setbacks?

Yes — Hollister allows ADUs subject to the ADU chapter. ADU rules set minimum and maximum unit sizes, reduce parking requirements in many cases, and allow the Zoning Ordinance lot coverage or FAR limit to be waived as needed to accommodate an ADU up to 800 sq ft while maintaining minimum side/rear setbacks (side/rear 4 ft minimum). See the ADU chapter for the full conditions and exceptions.

If my parcel is in the Airport Safety Overlay, how will that affect my project?

The Airport Safety Overlay restricts height (must not exceed FAR Part 77 surfaces), limits population density thresholds, and imposes additional design and noise attenuation requirements for sensitive uses — structures exceeding FAR Part 77 elevation are prohibited. See § 17.14.020 and the overlay tables.

Where do I find two‑unit and urban lot split standards (setbacks, unit size)?

Two‑unit developments and urban lot splits have their own development standards in § 17.26.050: minimum unit 800 sq ft, interior side/rear setbacks 4 ft, street side 10 ft, and the zoning district’s lot coverage and height rules otherwise apply (with limited relief if standards physically preclude required units).

Are there automatic waivers for lot coverage when adding an ADU?

Yes — the code states the maximum lot coverage or FAR required by the Zoning Ordinance shall be waived to the extent necessary to accommodate an ADU up to 800 sq ft while preserving the minimum required side and rear setbacks. See the ADU section for the exact conditions and limits.

What do I do if the table for my district conflicts with General Plan density?

The Zoning Ordinance states when a minimum lot size conflicts with General Plan density, the General Plan density controls. For projects using Planned Development or Performance Overlay, average project density must meet the General Plan range. See § 17.04.030 and PD/performance overlay sections.

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