Local zoning · Hollister

Hollister — Overlay Districts

Q: What does the Performance Overlay (PZ) actually allow me to change on a subdivision?

Under § 17.14.010 , the Performance Overlay allows lot‑size variation (down to 2,500 sq ft in some cases), clustering to avoid environmental constraints, and flexibility in lot layout in exchange for a recorded performance agreement that sets lot‑by‑lot standards, open‑space maintenance, and other requirements. The agreement must be recorded and is binding on lots created under it. § 17.14.010

Overlay Districts 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 how Hollister’s Zoning Ordinance (Title 17) implements overlay districts that modify the base zoning rules for specific places or hazards. It explains the Residential Performance Overlay (R1 L/PZ, R3 M/PZ, R4 H/PZ), the Airport Safety Overlay (ASZ) and related airport subzones, the Earthquake Hazard Overlay (EZ), and the Flood Hazard Overlay (FZ) — what each is for, where it applies, the most decision‑relevant permit and development triggers, and practical steps applicants must take. All legal requirements cited come from the Hollister Zoning Code; see the controlling code sections noted below (with § citations and code file references).

How I’m linking terminology on this page

When the ordinance mentions design or development requirements you’ll regularly need to coordinate with other rules, I link those first mentions to Hollister pages you’ll likely use: parking, design review, ADUs, California Building Standards Code, Hollister Development Standards, Hollister Variances and Exceptions, and Hollister Historic Preservation. Use those pages for related procedures and technical standards.

Overlay districts — District-by-district breakdown

Note: All requirements below are drawn from the Hollister Zoning Ordinance. Where I quote requirements I cite the controlling code section using the § glyph and point to the retrieved file. Verify parcel-level application with the City because overlays are mapped. See § 17.02.030 for district establishment and mapping.

Residential Performance Overlay — R1 L/PZ, R3 M/PZ, R4 H/PZ

Purpose: To allow flexible lot and site design on vacant land while meeting General Plan density ranges and providing better neighborhood design features (connectivity, open space, solar access, clustering around constraints). See § 17.14.010.
Where it applies: Specific vacant parcels designated on the city zoning map as R1 L/PZ, R3 M/PZ, or R4 H/PZ; these overlay suffixes sit atop the base residential districts. See § 17.02.030 and § 17.14.010.
Typical permitted uses: Uses follow the underlying base district (single family, duplexes, multifamily, accessory uses). The overlay modifies how lots are created and developed rather than wholesale changing allowable land uses; the underlying zone’s use table still controls. See § 17.14.010 and the base residential district tables.
Key development standards and triggers:
- Required average densities correspond to the overlay label: R1 L/PZ = 1–8 du/acre (target ≥ 6); R3 M/PZ = 8–12 du/acre; R4 H/PZ = 12–35 du/acre. These density ranges are mandated as the overlay intent. See § 17.14.010.
- Lot-size flexibility: lots may be reduced below base minimums down to 2,500 sq ft for low/medium General Plan designations; further reductions (and increased height up to 75 ft) permitted under high-density where allowed by performance agreement. See § 17.14.010 (Performance Agreement / Lot Size Variation).
- A recorded Performance Agreement is mandatory for any subdivision or development using the overlay’s flexible standards. The agreement must establish lot-by-lot standards (coverage, yards), open-space maintenance, utility/road maintenance, and deed restrictions where required. See § 17.14.010.
- Setbacks, lot coverage, and yard standards default to the base district standards; where a mix of housing types occurs, the more restrictive setbacks apply. See § 17.14.010 and cross-reference with the residential standards tables in Chapter 17.04.
Practical guidance: Expect to build a performance agreement into project scope and budget. Confirm required minimum average density for your parcel’s overlay label before preparing final lotting. See the City’s development standards early and factor in shared open-space maintenance requirements. Link with Hollister Development Standards for the technical rules.

Airport Overlay / Airport Safety Overlay — ASZ and Airport subzones

Purpose: To protect people, property, and aircraft operations around Hollister Municipal Airport by placing supplemental restrictions atop base zoning — e.g., limiting noise-sensitive uses, limiting building heights and certain land uses. See § 17.14.020.
Where it applies: Parcels in the vicinity of the Hollister Municipal Airport mapped as the Airport Overlay (Airport Safety Overlay District or "ASZ"); the overlay is divided into subzones such as Runway Protection Zone, Inner Approach/Departure, Inner Turning, Outer Approach/Departure, Side Line, and Traffic Pattern Zone. See § 17.14.020 and Table 17.14‑1.
Typical permitted uses and permit triggers:
- The Airport Overlay adds supplemental permit classifications to the base zone. Certain uses are prohibited (NP) in some subzones (for example, assembly uses and schools are often NP in the most restrictive runway/inner approach zones), while others require CUP or are allowed with restrictions. See Table 17.14‑1 and § 17.14.020.
- Example specific restrictions: large day care centers, hospitals, and certain assembly uses are restricted or prohibited in runway/inner approach zones; child care centers with 15+ children are not permitted in some Airport Safety zones. See § 17.14.020 and the ordinance notes.
- Telecommunication antennas in the Airport Influence Area are specifically prohibited where they would interfere with aircraft, per the Airport Comprehensive Land Use Plan and Chapter 17.22 rules for telecommunications. See the notes to Table 17.14‑1 and Chapter 17.22 references.
Key dimensional controls: Height limits applicable to airport-adjacent parcels are often more restrictive and supplements to base district height limits; check the Airport Overlay provisions and the height measurement rules in Chapter 17.16. See § 17.14.020 and cross-reference § 17.16.060.
Practical guidance: If your parcel is within any ASZ subzone, anticipate use limitations and extra permit scrutiny. Confirm which airport subzone applies to your parcel early; uses that are allowed in the base zoning may require a CUP or be outright NP under the Airport Overlay. Coordinate with any Airport Comprehensive Land Use Plan controls. Link to Hollister Design Review and to Hollister Signage if your project involves signs visible to approaching aircraft.

Earthquake Hazard Overlay — EZ

Purpose: Apply supplemental controls where properties fall within Alquist‑Priolo fault zones to reduce risk from surface fault rupture. See § 17.14.030.
Where it applies: Parcels or parcel portions included on the State Geologist’s earthquake fault zone maps adopted under the Alquist‑Priolo Act. See § 17.14.030.
Key triggers and standards:
- A surface fault hazard investigation is required for the portion of property within the fault hazard zone that meets the Alquist‑Priolo project definition; the investigation must follow California Geological Survey Special Publication 42. See § 17.14.030.
- A city-appointed, registered geologist must review trenching plans before trenching; fees for city review are required. See § 17.14.030.
- If the investigation designates a non‑buildable area, the owner must record a deed restriction and submit the report to the State Geologist. See § 17.14.030.
Practical guidance: Geotechnical scope and schedule must include coordination with the City and the State Geologist; budget for trenching, review fees, and potential design changes if a non‑buildable area is identified. For projects involving habitable structures, start the surface-fault analysis early.

Flood Hazard Overlay — FZ

Purpose: The Flood Hazard (or Floodplain) Overlay protects life and property in FEMA 100‑year floodplains and other identified flood‑prone areas and restricts or prohibits sensitive uses. See § 17.14.040.
Where it applies: Lands within the FEMA 100‑year floodplain, Department of Water Resources flood maps, or other city‑identified flood‑prone areas. See § 17.14.040.
Typical permitted uses and key restrictions:
- The overlay restricts residential and other sensitive land uses where flood risk is high; certain public and institutional uses (e.g., emergency shelter, hospitals, fire stations, major health care facilities) are prohibited in the Flood Hazard Overlay to protect life and avoid high-risk placements. See § 17.14.040.
- The overlay supplements base district standards with property development controls intended to reduce flood damage; detailed development standards for grading, elevation, and floodproofing appear in the Flood Hazard Overlay provisions. See § 17.14.040.
Practical guidance: Obtain FEMA elevation data and confirm whether a parcel is mapped by the City as in the FZ. Floodplain development often triggers additional permits, minimum finished-floor elevations, and coordination with public works and floodplain managers.

Quick reference — decision‑relevant standards and permit triggers

Overlay / Topic	Most decision-relevant standard or trigger	Code Reference
Residential Performance Overlay (R1 L/PZ, R3 M/PZ, R4 H/PZ)	Average density ranges; performance agreement required; lots may be reduced to 2,500 sq ft; setbacks default to base district standards	§ 17.14.010
Airport Safety Overlay (ASZ)	Subzone-based prohibitions/ CUP requirements (see Table 17.14‑1); extra height/use limits; antennas restricted in Airport Influence Area	§ 17.14.020 and Table 17.14‑1
Earthquake Hazard Overlay (EZ)	Surface fault hazard investigation required; trenching plans reviewed by city geologist; deed restriction if non-buildable areas designated	§ 17.14.030
Flood Hazard Overlay (FZ)	Prohibits certain sensitive public uses in mapped flood areas; supplemental grading/floodproofing standards apply	§ 17.14.040
Performance Agreement (recorded)	Must include lot standards, open-space maintenance, road/utility maintenance, deed restrictions where required	§ 17.14.010
Use of base zone rules	Underlying zoning district controls uses; overlays typically supplement/limit but do not replace base uses	§ 17.02.030 and overlay chapters

Checklist — what an applicant must satisfy (preliminary)

Verify whether your parcel is mapped in any overlay (Performance PZ, ASZ, EZ, FZ) on the City zoning map; confirm overlay label and subzone (Verify with the jurisdiction). See § 17.02.030.
Confirm the underlying base zoning district and its allowed uses; overlays usually supplement but do not replace the base use table. See § 17.02.030.
If in R1 L/PZ, R3 M/PZ, or R4 H/PZ, prepare a Performance Agreement for recordation describing lot standards, shared open-space maintenance, and deed restrictions (required for any subdivision using overlay flexibility). See § 17.14.010.
If your parcel is in EZ, commission a surface fault hazard investigation (comply with CGS Special Pub. 42) and submit trenching plan to the City for review by a registered city geologist; budget review fees. See § 17.14.030.
If in the Airport Overlay (ASZ), review Table 17.14‑1 to confirm whether your proposed use is Permitted/CUP/NP in the applicable subzone and plan for CUP if necessary. See § 17.14.020 and Table 17.14‑1.
If in FZ, obtain floodplain elevations, comply with floodproofing and finished-floor elevation standards, and confirm whether your proposed use is prohibited. See § 17.14.040.
Prepare required technical studies early (geotechnical, hydrology/flood study, surface-fault trenching if required). See § 17.14.030 and § 17.14.040.
Cross-check site design with Hollister Development Standards and the city’s parking rules; plan to meet parking requirements and design review expectations (link to parking and design review pages).
If your project includes accessory dwelling units, coordinate overlay constraints with the ADU rules (link to ADUs). Verify conflicts with flood, earthquake, or airport overlays.
If requesting relief (variances or deviations), plan for Hollister Variances and Exceptions procedures and findings; ensure the overlay’s recorded performance agreement language allows the deviation. (Link to Hollister Variances and Exceptions.)

Risks & Ambiguities

Issue	Why it matters	What to verify
Parcel boundary vs. overlay map alignment	Overlay rules apply only where shown on the zoning map; interior lot corners may be split by overlays	Verify the zoning map for your parcel and request a staff map determination if ambiguous (Verify with the jurisdiction). § 17.02.030
Performance Agreement scope and enforceability	Recorded agreements are binding on lots; poorly drafted terms can restrict future permitted uses	Confirm required contents listed in the ordinance and have the City review draft before recordation. § 17.14.010
Extent of required geotechnical work in EZ	Surface fault investigations can require trenching, potentially delaying approvals and increasing costs	Confirm whether project meets Alquist‑Priolo “project” definition and the city’s expectations for trenching and reporting. § 17.14.030
Conflicts between overlay and base district standards	Overlays supplement the base zone but sometimes impose more restrictive rules (e.g., use NP in ASZ)	Review both the overlay chapter and the base district’s tables and reconcile any conflicting standards; where ambiguous, verify with City planning staff. § 17.02.030 and overlay chapters.
Applicability to ADUs or accessory uses	ADU state law may intersect with overlay limits (e.g., Flood or Airport restrictions)	Check local ADU rules alongside overlay provisions and confirm that state ADU allowances do not override narrowly targeted safety prohibitions; verify with the jurisdiction. (Local ADU references: § 17.06.020 and § 17.14.040 as applicable.)

Plain‑English summary

Hollister’s overlay districts add place‑specific rules on top of the regular zoning map: the Residential Performance Overlay lets developers vary lot sizes and patterns if they record a performance agreement and meet required average densities (§ 17.14.010); the Airport Overlay restricts uses and heights near the airport and may require CUPs in certain subzones (§ 17.14.020); the Earthquake Overlay mandates surface‑fault investigations where mapped (§ 17.14.030); and the Flood Overlay restricts sensitive uses and imposes floodproofing/ elevation controls in mapped floodplains (§ 17.14.040). Always confirm the overlay label that applies to your parcel and budget for the technical studies and recorded agreements the ordinance requires.

Source References

Hollister Municipal Code, Title 17 Zoning — General Provisions and Districts; see § 17.02.030 (districts established).
Residential Performance Overlay (R1 L/PZ, R3 M/PZ, R4 H/PZ) — § 17.14.010 (performance standards, required performance agreement, minimum densities, lot size variations).
Airport Overlay / Airport Safety Overlay — § 17.14.020 and Table 17.14‑1 (subzone use permits, prohibitions, and supplemental standards).
Earthquake Hazard Overlay (EZ) — § 17.14.030 (surface fault investigation requirements, trenching plan review, deed restrictions).
Flood Hazard Overlay (FZ) — § 17.14.040 (application to FEMA 100‑year floodplain and restricted uses).
Hollister Development Standards and residential tables (setbacks, coverage, density) — Chapters 17.04 and 17.10 for tables used with overlays.
Source code host: Hollister Zoning Code on Municode (Title 17 Zoning). (Original ordinance text used to prepare this page.) https://library.municode.com/ca/hollister/codes/code_of_ordinances?nodeId=TIT17ZO

Sources

Retrieved passages

Hollister Zoning Code (Chapter 17.14) High relevance
Hollister Zoning Code (§ 2) High relevance
CFC § 2 (Section 17.16.060) High relevance
Hollister Zoning Code (§ 2) High relevance
CFC § 2 (chapter may) High relevance
Hollister Zoning Code (Chapter 17.22) Medium relevance
CFC § R1 (Chapter 17.16.) Medium relevance
Hollister Zoning Code Medium relevance

Cited sections

Official Hollister code library

Frequently asked questions

How do I know whether my lot is inside a Hollister overlay district?

Check the City’s official zoning map and confirm the parcel’s zoning designation; overlays are mapped as suffixes (for example R1 L/PZ or ASZ). The ordinance requires conformity with the zoning map and lists the overlays in § 17.02.030 and the overlay chapters. Verify with City planning staff if the map boundary is ambiguous. § 17.02.030

What does the Performance Overlay (PZ) actually allow me to change on a subdivision?

Under § 17.14.010, the Performance Overlay allows lot‑size variation (down to 2,500 sq ft in some cases), clustering to avoid environmental constraints, and flexibility in lot layout in exchange for a recorded performance agreement that sets lot‑by‑lot standards, open‑space maintenance, and other requirements. The agreement must be recorded and is binding on lots created under it. § 17.14.010

If my site is in the Earthquake Hazard Overlay, what geotechnical work is required?

A surface‑fault hazard investigation is required where the property lies within the Alquist‑Priolo fault zone and meets the Act’s project definition. The ordinance requires trenching plan review by a city‑appointed registered geologist, compliance with CGS Special Publication 42, and recording of deed restrictions if a non‑buildable area is found. See § 17.14.030. § 17.14.030

What uses are restricted near the Hollister Airport?

The Airport Safety Overlay adds subzone‑specific limits (Runway Protection, Inner/Outer Approach, Side Line, Traffic Pattern zones). Many assembly, hospital, or school uses are restricted or prohibited in the most restrictive runway/approach zones; other uses may require a Conditional Use Permit. Consult Table 17.14‑1 and § 17.14.020 for subzone-specific classifications. § 17.14.020

Can I build an ADU if my property is in a Flood or Earthquake Overlay?

Overlay constraints still apply. The local ADU rules must be read together with overlay requirements; if the overlay requires a surface‑fault study or prohibits the land use in that zone, those overlay safety rules control. Confirm with City planning staff and reference the ADU chapter and the applicable overlay sections for required studies or prohibitions. (See ADU page and § 17.14.030 / § 17.14.040.)

Do overlays change parking or design review requirements?

Generally, overlays supplement the base rules — they do not eliminate parking or design review requirements. Projects in overlays still must meet the city’s parking standards and may require design review. Link to the Hollister parking and design review pages and review Chapter 17.18 and design review procedures as you prepare plans. § 17.02.030 and overlay chapters.

What happens if a surface-fault investigation finds a non‑buildable area?

The ordinance requires the owner to record a deed restriction showing the non‑buildable area; the approved investigation must be filed with the State Geologist. This will legally limit where habitable structures are allowed on the parcel. See § 17.14.030. § 17.14.030

Can I get exceptions or variances to an overlay requirement?

The code allows variances and exceptions through the City’s variance process where findings can be made, but some overlay requirements (e.g., safety prohibitions in runway protection areas) may not be eligible for variance if doing so would create a hazard. Always consult the Hollister Variances and Exceptions procedures and confirm whether the overlay expressly prohibits relief. (Verify with the jurisdiction.)

Where in the code do I find the overlay use tables and exact prohibitions?

Use tables and prohibitions are listed under the overlay chapter tables — the Airport Overlay classifications are in Table 17.14‑1 and the Residential Performance requirements are in § 17.14.010; Earthquake and Flood overlays are in § 17.14.030 and § 17.14.040 respectively. § 17.14.020, § 17.14.010, § 17.14.030, § 17.14.040.

Do overlay restrictions override state ADU or housing laws?

Overlay safety regulations addressing health and safety (e.g., floodplain prohibitions, surface‑fault zones) generally must be considered in project design. State ADU law has broad preemptions in some cases, but local safety overlays that legitimately restrict hazardous locations may still apply — verify with City planning and review the applicable state ADU law interplay if you plan an ADU in an overlay. Not found in retrieved materials: a definitive crosswalk in the Hollister code between ADU state preemption and each overlay; verify with the jurisdiction. ---

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