CITY OF HOLLISTER
PLANNING COMMISSION AGENDA
REGULAR MEETING

Thursday, September 25, 2025 at 6:00 P.m. - 8:00 P.m.

City Council Chamber, City Hall

375 Fifth Street, Hollister, CA 95023

                                                                                                                                                                

Carla Torres De Luna, Commissioner, Citywide

Julio Rodriguez, Commissioner, District 1

Peter Hernandez, Commissioner, District 2

Steven Belong, Commissioner, District 3

Damian Perez, Commissioner, District 4

                                                                                                                                                                

 

NOTICE TO PUBLIC

Persons who wish to address the Planning Commission are asked to complete a speaker’s card and give it to the Meeting Clerk before addressing the Planning Commission. Those who wish to address the Planning Commission on an agenda item will be heard when the presiding officer calls for comments from the audience. City related items not on the agenda will be heard under the Public Input section of the agenda. Following recognition, persons desiring to speak are requested to advance to the podium and state their name and address. If you are joining us by Zoom, please click on the bottom of your screen to raise your hand. If you are joining us by Zoom using a cell phone, please press *9. After hearing audience comments, the public portion of the meeting will be closed, and the matter brought to the Planning Commission for discussion.

 

Materials related to an item on this agenda submitted to the Planning Commission after distribution of the agenda packet are available for public inspection in the City Clerk’s Office at City Hall, 375 Fifth Street, Hollister, Monday through Friday, 8:30 a.m. to noon, 1:00 p.m. to 4:30 p.m.  (City Hall is closed between 12:00 and 1:00 p.m.)

 

Requests to make presentations to the Planning Commission should be submitted to the Planning Manager at least ten days before the Planning Commission meeting.  It is customary for City staff members to review such matters before the formal presentation so that the City Council may have the benefit of all available data. PowerPoint presentations must be presented to the Planning Manager by noon on the day of the Planning Commission meeting. 

 

The public may watch the meeting via live stream at:

 

City of Hollister Website

https://pub-hollister.escribemeetings.com/

 

Community Media Access Partnership (CMAP):

http://cmaptv.com/watch/

 

City of Hollister YouTube Channel:

https://www.youtube.com/@cityofhollistercalifornia1489

 

Public Participation:

The public may attend meetings.

 

NOTICE: The Planning Commission will hold its public meetings in person, with a virtual option for public participation based on availability. The City of Hollister utilizes Zoom teleconferencing technology for virtual public participation; however, we make no representation or warranty of any kind, regarding the adequacy, reliability, or availability of the use of this platform in this manner. Participation by members of the public through this means is at their own risk.  (Zoom teleconferencing may not be available at all meetings.)

 

If you wish to make a public comment remotely during the meeting, please use the zoom registration link below:

https://us02web.zoom.us/webinar/register/WN_YoRpp4-0TUiPPhhRYZkNuA

 

In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk’s Office at [phone]. Notification of 48 hours prior to the meeting will enable the City to attempt to make reasonable arrangements to ensure accessibility to this meeting [28 CFR 35.102-35.104 ADA Title II].

 

Materials related to an item on this agenda submitted to the Planning Commission after distribution of the agenda packet are available for public inspection in the City Clerk’s Office at City Hall, 375 Fifth Street, Hollister, Monday through Friday, 8:30 a.m. to noon, 1:00 p.m. to 4:30 p.m. (City Hall is closed between 12:00 and 1:00 p.m.)

 

Notice to anyone attending any public meeting: The meeting may be broadcast live on Cable Channel 17 and/or recorded or photographed. Recent Planning Commission meetings may also be viewed at www.CMAP.com and periodically on Cable Channel 17.

 

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1.

CALL TO ORDER

2.

ROLL CALL

3.

PLEDGE OF ALLEGIANCE

4.

PUBLIC INPUT FOR ITEMS NOT ON THE AGENDA

This is the time for anyone in the audience to speak on any item not on the agenda and within the subject matter jurisdiction of the Commission. Speaker cards are available in the lobby, and are to be completed and given to staff before speaking. When the Commission Secretary calls your name, please come to the podium, state your name and city for the record, and speak to the Commission. If you are joining us by Zoom, please click on the bottom of your screen to raise your hand. If you are joining us by Zoom using a cell phone, please press *9. Each speaker will be limited to up to three (3) minutes with a maximum of 30 minutes per subject. Please note that state law prohibits the Commission from discussing or taking action on any item not on the agenda.

5.

PUBLIC HEARINGS

5.1

CONDITIONAL USE PERMIT (CUP 2025-4) FOR THE SAN BENITO COUNTY POLYTECHNIC ACADEMY LOCATED AT 365 4TH STREET (CONTINUED FROM AUGUST 28, 2025 PLANNING COMMISSION MEETING)

• RECOMMENDED ACTION:

  Adopt a Resolution approving a Conditional Use Permit (CUP 2025-4) for the San Benito County Polytechnic Academy.
  CEQA: The project is categorically exempt from CEQA pursuant to Section 15301, Class 1, Existing Facilities.

5.2

MASTER SIGN PLAN (MSP 2025-2) FOR 1901 LANA WAY (POLAR SERVICES)

• RECOMMENDED ACTION:

  Adopt a Resolution approving Master Sign Plan 2025-2.
  CEQA: The project is Categorically Exempt project pursuant to Section 15301, Class 1, Existing Facilities because the project is consistent with the General Plan Land Use Designation and Zoning District and furthermore it is not proposing any development.

5.3

89 THIRD STREET SITE & ARCHITECTURAL REVIEW 2025-6

• RECOMMENDED ACTION:

  Adopt a Resolution denying Site & Architectural Review 2025-6 for APN: 054-162-001 located at 89 Third Street in the Neighborhood Mixed-Use Zoning District.
  CEQA: The project is categorically exempt from CEQA pursuant to Section 15301, Class 1, Existing Facilities.

5.4

1070 4TH STREET SITE & ARCHITECTURAL REVIEW 2025-1, DENSITY BONUS 2025-2

• RECOMMENDED ACTION:

  Adopt a Resolution approving Site & Architectural Review 2025-1 and Density Bonus 2025-2 for APN 052-131-033 located at 1070 Fourth Street in the West Gateway Zoning District.
  CEQA: This Project is categorically exempt from CEQA pursuant to Section 15332, Class 32, In-fill Development.

5.5

EVERGLEN 2 – TENTATIVE MAP 2025-3 AND DENSITY BONUS 2025-1 APPROVING A RESIDENTIAL SUBDIVISION AT 241 N. CHAPPELL ROAD

• RECOMMENDED ACTION:

  Adopt a Resolution approving Tentative Map 2025-3 and a Resolution approving Density Bonus 2025-1 approving a residential subdivision at 241 N. Chappell Road.
  CEQA: On May 18, 2019, the Hollister City Council certified an Environmental Impact Report (EIR) for the Chappell Road Project (SCH #2016101044) which analyzed the environmental impacts related to the development of all sites within the Master Plan area (or the Chappel Road Project). The proposed project was included within the area studied in the EIR.

6.

COMMISSION BUSINESS

6.1

REVIEW OF PROPOSED PHASE 3  ZONING ORDINANCE AMENDMENT LANGUAGE OF CITY OF HOLLISTER ZONING ORDINANCE (ZOA 2025-4)

• RECOMMENDED ACTION:

  Review the proposed draft Zoning Ordinance amendment language and provide staff with comments.
  CEQA: The proposed Zoning Ordinance amendments are exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15378.

7.

INFORMATIONAL REPORTS

Brief reports or announcements concerning activities of members of the Planning Commission and staff; opportunity to refer public or Commission questions to staff for information; request staff to report to the Commission on a matter at a future meeting; or direct staff to place a matter on a future agenda. Items in this category are for discussion and direction to staff only. No final policy action will be taken by the Planning Commission.

7.1

PLANNING COMMISSIONER REPORTS

Receive oral reports from members of the Planning Commission.

7.2

PLANNING DIVISION REPORTS

Receive informational reports from the Planning Division staff.

8.

ADJOURNMENT

9.

VERIFICATION OF AGENDA POSTING

The agenda for the City of Hollister Planning Commission Regular meeting of September 25, 2025, was posted on the bulletin board at City Hall on September 19, 2025 per Government Code Section 54954.2.