Hollister — Zoning

Last reviewed: July 2, 2026

Overview

This page summarizes what Hollister’s local zoning ordinance (Title 17) says about zoning: how districts are created, the major base districts and overlays, the key dimensional and use standards you must meet, and where to confirm ambiguous or parcel‑specific rules. The authoritative rules are in the Hollister Municipal Code (Title 17); references to the exact controlling code paragraphs (for example § 17.04.030) are cited below. Verify with the jurisdiction for parcel‑specific questions and the official Zoning Map.

How Hollister’s zoning is organized (quick orientation)

• The ordinance establishes base zoning districts, special‑purpose districts, and overlay districts; the map and text together control uses and development. See § 17.02.030 (districts established) and § 17.02.080 (official Zoning Map adoption).
• You must meet the applicable zoning district rules (use tables, minimum lot size, setbacks, height, coverage, parking, and any overlay restrictions) before the city will issue land use approvals. See § 17.02.040 and the permitting tables and review authority rules in § 17.24.060.

Note: The ordinance repeatedly points users to the city's development standards and parking chapters; check the city's Hollister Development Standards and Hollister Parking pages when preparing submittals.

District‑by‑district breakdown

Below are the main base districts defined in Title 17 with a short, practical summary. Each district name is bolded; key numeric standards are bold.

When I summarize permitted uses I indicate the typical allowance (P = permitted, APR = administrative permit review, CUP = conditional use permit, NP = not permitted) as shown in the code land‑use tables — always confirm with the full Table (e.g., Table 17.08‑1 for commercial uses).

Residential districts (Chapter 17.04)

Purpose and application: The residential chapter sets density ranges, lot sizing, setbacks, coverage, and height rules that apply across Hollister’s residential neighborhoods. See § 17.04.010 and the general standards in § 17.04.030.

• RE (Residential Estate)

  • Purpose: very low‑density lots, up to 1 dwelling unit per 5 acres. Where it applies: large estate areas shown on the official map. See § 17.04.010(A).
  • Typical permitted uses: single‑family estate residences and appurtenant accessory uses (consult Table 17.04‑2). Setbacks & dims: Lot width corner 60 ft / interior 50 ft, max coverage 40%, height residence 30 ft / accessory 15 ft (Table 17.04‑3).

• R1 (Low Density Residential)

  • Purpose: single‑family neighborhoods (now 1–8 units/acre under General Plan; R1 historically 4–6 units/ac). See § 17.04.010(B).
  • Typical permitted uses: single‑family homes; some accessory uses and limited home occupations. See Table 17.04‑2 and the home/office combined district rules for some transitional areas. Standards: corner lot width 55 ft / interior 50 ft, max coverage 50%, max height 30 ft. Setbacks: front 18 ft (garage 20 ft) and interior side 6 ft (Table 17.04‑3 / 17.04‑4).

• R2 (Two‑Family Residential)

  • Purpose: duplex/two‑family lots. Standards: corner 60 ft / interior 50 ft, max coverage 40%, height 30 ft, yards per Table 17.04‑4.

• R3 (Medium Density Residential)

  • Purpose: medium density 8–12 units/acre, apartments and planned residential. Standards: lot width: 80 ft or 1/3 lot depth (up to 200 ft), lot depth 70 ft, max coverage 50%, height 35 ft. Yards: front 15 ft, interior side 5 ft (or 1 ft per 3 ft of height), rear 10 ft or 15 ft to alley centerline. See § 17.04.030 and Table 17.04‑3/4.

• R4 / R4‑20 (High Density Residential / High Density Multifamily)

  • Purpose: higher density multifamily (R4 12–35 units/acre; R4‑20 targeted 20–35 units/acre) for apartments and multi‑family rental. Standards (R4): corner width 65 ft / interior 60 ft, lot depth 90 ft, max coverage 60%, max height 45 ft (Table 17.04‑3). The Planning Commission may waive minimum density for specified affordable projects with a CUP.

• OT (Old Town) and Special Residential (OT‑M, OT‑H, WFR)

  • Purpose: smaller/old‑town parcels and areas covered by the West Fairview Road Specific Plan; special lot size/height rules apply (see § 17.04.060(C) and West Fairview tables). Example: OT‑M small‑lot widths down to 40–45 ft in some subtypes; heights often limited to 30–40 ft or one‑and‑a‑half stories in historic areas.

Practical note: The city allows Performance Overlay development (R1‑L/PZ, R3‑M/PZ, R4‑H/PZ) to vary lot sizes and patterns subject to a recorded performance agreement; this can lower minimum lot sizes as low as 2,500 sq ft (or increase heights to 75 ft in high‑density areas when specifically allowed) — see § 17.14.010 and the Performance Overlay rules.

Commercial & Mixed‑Use districts (Chapter 17.08)

Purpose and application: commercial districts regulate neighborhood shopping, office, and gateway commercial uses and define whether specific land uses are P / APR / CUP / NP in each commercial zone (see Table 17.08‑1). See § 17.08.010 and § 17.08.020.

• GC (General Commercial) — neighborhood and automobile‑oriented retail; typical uses include general retail, services, restaurants (per Table 17.08‑1). See § 17.08.010(B).
• CO (Commercial Office) — professional, medical, business offices (intended uses listed in § 17.08.010(A)).
• NG (North Gateway) — large‑format retail, auto dealers, office parks along Highway 25 / San Felipe Road; part of a North Gateway special planning area. Height and parcel assembly expectations differ from GC. See § 17.08.010(C).
• DMU (Downtown Mixed Use), NMU (Neighborhood Mixed Use), WG (West Gateway) — mixed‑use rules require residential components and have their own height/setback tweaks: DMU max height 75 ft; WG & NMU typically 50 ft with Site & Architectural Review required for conversions and design features to protect light/air for upper‑story residences. See § 17.08.050.

Typical permit matrix and use detail are in Table 17.08‑1 (commercial land uses) — consult that table for whether a use is P / APR / CUP / NP in a given zone.

First mention links (required): for guidance on frontage, set backs and other dimensional rules see the city’s Hollister Development Standards; for mixed use and parking obligations consult Hollister Parking; design and façade review expectations are enforced through the Hollister Design Review process.

Industrial districts (Chapter 17.10)

• M1 (Light Industrial) and IBP (Industrial Business Park) — intended for manufacturing, light industrial, R&D, and business park uses. Key standards (Table 17.10‑2): minimum lot width 75 ft, lot depth 100 ft, front yard 10 ft (M1), height max 75 ft, FAR max 1, and landscaping percentages for parcels under/over 15,000 sq ft (as listed). See § 17.10.030 and Table 17.10‑2.

Airport‑related industrial uses have supplemental restrictions in the Airport and Airport Support chapters (see § 17.12.040 for air‑safety, glare, FAR Part 77 height checks, etc.).

Special purpose districts (Chapter 17.12)

• A (Airport) & AS (Airport Support) — for airport lands and airport‑serving uses; see § 17.12.020 and Table 17.12‑1 for permitted airport uses and permit requirements (air cargo, hangars, aircraft services, etc.). Aircraft‑safety overlay rules also apply (Airport Safety Overlay).
• OS (Open Space), P (Parks), PF/I (Public Facility/Institutional) — for open space, parks and public facilities; special use tables and relaxed setbacks are described in Chapter 17.12 and Tables 17.12‑1 / 17.12‑X.

Overlay districts (Chapter 17.14)

• Airport Safety Overlay (ASZ) — supplemental restrictions for noise, height (FAR Part 77), lighting, and population density in runway protection and approach areas. See § 17.14.020.
• Performance Overlay (R1‑L/PZ, R3‑M/PZ, R4‑H/PZ) — allows flexible lot layouts and clustering to meet General Plan density while protecting constraints; requires a recorded performance agreement and findings. See § 17.14.010 and § 17.14.020.
• Flood Hazard (FZ), Earthquake (EZ), Specific Plan (SP), Planned Development (PD) — other overlays and special plan rules are explicitly listed in the district map legend (see § 17.02.030 table). See § 17.02.030.

For overlay rules and their practical effect, consult the city's Hollister Overlay Districts page and the ordinance § 17.14.x provisions. (First mention linked.)

Quick reference table — selected decision‑relevant dimensional standards and uses

Always check the full district tables for permitted uses (P / APR / CUP / NP) in Table 17.08‑1 (commercial) and the residential lot/density tables before preparing an application.

Where the rules say to look (procedures & interpretation)

• Interpretations: the Director issues written interpretations; appeals go to the Commission. See § 17.02.060.
• Review authority and appeal paths: Table 17.24‑1 explains who decides (Director, Planning Commission, City Council) for CUPs, variances, Site & Architectural Review, and Planned Developments. See § 17.24.060 and Table 17.24‑1.

If a zoning boundary is unclear the ordinance gives rules for boundary interpretation (lot lines, centerlines, map scale, and Director determination). See § 17.02.090.

First mention links (required): mention of accessory units and their special treatment should point you to the city's Hollister ADUs guidance; note the zoning code includes ADU provisions and urban‑lot‑split / two‑unit rules that interact with zoning minimums (see Chapter 17.26 and related cross‑references).

Also note: building construction requirements (Title 24) remain enforced by the Building Division — see California Building Standards Code for that separate regime.

Checklist

• Confirm the property’s base zoning designation on the official Zoning Map (§ 17.02.080) and check for any overlays (ASZ, FZ, EZ, Performance, PD, SP).
• Confirm allowed uses and required permit type (P / APR / CUP / NP) in the applicable Table (e.g., Table 17.08‑1 for commercial).
• Verify dimensional standards: minimum lot area, lot width, lot depth, maximum lot coverage, height limits and yard/setback requirements in Table 17.04‑3 / 17.04‑4 or Table 17.10‑2 for industrial.
• Check overlay restrictions (Airport Safety Overlay § 17.14.020, Performance Overlay § 17.14.010) for added limits on height, population density, noise, or allowed uses.
• Confirm parking and loading requirements per the parking chapter; consult Hollister Parking.
• Confirm review authority and necessary entitlement steps (Director, Planning Commission, Council) per Table 17.24‑1 and prepare required materials.
• If the project uses alternative standards (Performance Overlay, Planned Development), prepare the required performance agreement or PD submittal and recordation language. § 17.14.x and § 17.66.x apply.

Risks & Ambiguities

Plain‑English summary

Hollister’s Title 17 sorts the city into named zones (for example R1, R3, R4, GC, M1, IBP) and overlays (Airport Safety, Performance, Flood). Each zone has specific allowed uses, setbacks, coverage and height limits you must meet (see the tables in § 17.04.x, § 17.08.x, § 17.10.x). Check the official Zoning Map and the applicable table for whether your proposed use is permitted or needs a CUP, and confirm any overlays that add limits.

Source References

• Hollister Municipal Code, Title 17 (General Provisions; Districts established) — see § 17.02.030 and Zoning Map rules § 17.02.080.
• Residential districts and dimensional tables — § 17.04.010, § 17.04.030, Table 17.04‑3, Table 17.04‑4 (lot widths, coverage, setbacks, heights).
• Commercial / Mixed‑Use districts and use table — § 17.08.010, § 17.08.020, Table 17.08‑1 (land use permit requirements), and DMU/WG/NMU standards (§ 17.08.050).
• Industrial standards (Table 17.10‑2) and performance standards — § 17.10.030.
• Airport and Airport Support / overlay rules — § 17.12.040 and § 17.14.020 / § 17.14.010 (Performance Overlay; Airport Safety).
• Permit procedures, review authority and appeals — Table 17.24‑1 and § 17.24.060 (who decides what).

Official online copy of the Hollister Municipal Code (Title 17) at the municipal code host (source file also references library.municode.com): https://library.municode.com/ca/hollister. (Use that site to open the full tables cited above.) Source of local code excerpts used here: Hollister Zoning Code (Title 17)

Retrieved passages

• CFC § 2 (Section 17.16.060) High relevance show source text
• CFC § 2 (Section 17.16.110) High relevance show source text
• Hollister Zoning Code (§ 2) High relevance show source text
• Hollister Zoning Code (§ 2) High relevance show source text
• Hollister Zoning Code (Chapter 17.22) High relevance show source text
• Hollister Zoning Code (§ 2) High relevance show source text
• Hollister Zoning Code (Section 1.16.100) High relevance show source text
• Hollister Zoning Code (§ 2) High relevance show source text
• Hollister Zoning Code High relevance show source text
• Hollister Zoning Code (§ 2) High relevance show source text
• Hollister Zoning Code High relevance show source text
• Hollister Zoning Code (Chapter 16.17) High relevance show source text
• CBC § 1 (§ 1) High relevance show source text
• Hollister Zoning Code (§ 2) High relevance show source text
• Hollister Zoning Code High relevance show source text

Cited sections

• Hollister Municipal Code, Title 17 (General Provisions; Districts established) — see **§ 17.02.030** and Zoning Map rules **§ 17.02.080**. (Title 17)
• Residential districts and dimensional tables — **§ 17.04.010**, **§ 17.04.030**, Table **17.04‑3**, Table **17.04‑4** (lot widths, coverage, setbacks, heights). (§ 17.04.010)
• Commercial / Mixed‑Use districts and use table — **§ 17.08.010**, **§ 17.08.020**, Table **17.08‑1** (land use permit requirements), and DMU/WG/NMU standards (**§ 17.08.050**). (§ 17.08.010)
• Industrial standards (Table 17.10‑2) and performance standards — **§ 17.10.030**. (§ 17.10.030)
• Airport and Airport Support / overlay rules — **§ 17.12.040** and **§ 17.14.020 / § 17.14.010** (Performance Overlay; Airport Safety). (§ 17.12.040)
• Permit procedures, review authority and appeals — Table **17.24‑1** and **§ 17.24.060** (who decides what). (§ 17.24.060)
• Hollister_ZoningCode.md

• Official Hollister code library