City of Hollister Planning Commission

Minutes of the Regular Meeting

Thursday, April 24, 2025 at 6:00 P.m. - 8:00 P.m.

City Council Chamber, City Hall

375 Fifth Street, Hollister, CA 95023

Members Present:

• Carla Torres De Luna, Vice-Chair
• Steven Belong, Chair
• Damian Perez, District 4
• Hani Mayzouni, District 1

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1.

CALL TO ORDER

Chair Steven Belong called the meeting of the City of Hollister Planning Commission to order at 6:00 p.m.

2.

ROLL CALL

3.

PLEDGE OF ALLEGIANCE

Commissioner Hani Mayzouni led the Pledge of Allegiance.

4.

PUBLIC INPUT FOR ITEMS NOT ON THE AGENDA

There were no public speakers for this item.

5.

CONSENT ITEMS

• Moved by: Carla Torres De Luna
  Seconded by: Damian Perez

  Approve the consent items.

  Ayes (4)

  Hani Mayzouni, Steven Belong, Carla Torres De Luna, and Damian Perez

  Carried (4 to 0)

5.1

APPROVE FEBRUARY 27, 2025 MINUTES

5.2

APPROVE MARCH 13, 2025 MINUTES

6.

PUBLIC HEARINGS

6.1

SITE AND ARCHITECTURAL REVIEW 2024-2 600 ERNIE DRIVE MONUMENT SIGN

Senior Planner Magda Gonzalez presented the staff report.

Chair Belong opened the public hearing at 6:09 p.m.

Public proving testimony: None

Chair Belong closed the public hearing at 6:09 p.m.

• Moved by: Carla Torres De Luna
  Seconded by: Hani Mayzouni

  Adopt Resolution 2025-6 approving Site and Architectural Review 2024-2 to install a monument sign at 600 Ernie Drive also known as Project Almond (Amazon Inbound Cross-docking Distribution Center), subject to the findings and conditions contained in the draft resolution. 

  Ayes (4)

  Hani Mayzouni, Steven Belong, Carla Torres De Luna, and Damian Perez

  Carried (4 to 0)

6.2

APPEAL 2025-1 ALAN LEON, REGARDING THE FENCE EXTENSION APPEAL FOR 1381 CARRIAGE ROAD

Associate Engineer Marco Martinez presented the staff report.

Chair Belong opened the public hearing at 6:46 p.m.

Written comments were provided by Jason S. Retter.

Public providing testimony: Alan Leon.

Chair Belong closed the hearing at 6:52 p.m.

• Moved by: Hani Mayzouni

  Adopt a resolution denying the appeal, affirm staff’s determination, and direct the applicant to revise the Fence Extension Application (2409) to demonstrate the location of the rear yard fence is no closer than 10 feet from the property line.

  Motion failed due to lack of Second.
• Moved by: Carla Torres De Luna
  Seconded by: Damian Perez

  Continue the item and return with the following additional information:

  1. Confirmation of the final sign-off from the inspector for the applicant's property and the property behind the applicant.

  2. Verification of whether the rear neighbor has indicated that they moved the fence.

  3. Data on the number of citations issued by Code Enforcement for unpermitted fence extensions in the subdivision.

  4. An example of another corner lot for comparison by the Planning Commission. 

  Ayes (3)	Steven Belong, Carla Torres De Luna, and Damian Perez
  Noes (1)	Hani Mayzouni

  Carried (3 to 1)

6.3

WEST FAIRVIEW SPECIFIC PLAN AMENDMENT, SITE & ARCHITECTURAL REVIEW 2022-13, AND CONDITIONAL USE PERMIT 2022-5 FOR BRIGHT FUTURE RECOVERY.

Senior Planner Erica Fraser presented the staff report.

Chair Belong opened the public hearing at 7:38 p.m.

Public providing testimony: Cheree Ashley

Chair Belong closed the public hearing at 7:42 p.m.

• Moved by: Carla Torres De Luna
  Seconded by: Hani Mayzouni

  Adopt Resolutions 2025-7, 2025-8, 2025-9, and 2025-10 recommending City Council approval of the CEQA Addendum, West Fairview Specific Plan Amendment, Site & Architectural Review, and Conditional Use Permit, respectively.

  Ayes (4)

  Carla Torres De Luna, Steven Belong, Damian Perez, and Hani Mayzouni

  Carried (4 to 0)

6.4

PLANNED DEVELOPMENT 2025-1 AND TENTATIVE MAP 2025-1 – AUGIE DENT – EVERGLEN PHASE 2 SUBDIVISION (APN 051-230-005)

Senior Planner Erica Fraser presented the staff report. 

Chair Belong opened the public hearing at 8:21 p.m.

Public providing testimony: None

Chair Belong closed the public hearing at 8:21 p.m.

• Moved by: Hani Mayzouni

  Adopt Resolutions 2025-11 and 2025-12 recommending City Council approval of a Planned Development 2025-1 and Tentative Map 2025-1 for the Everglen 2 Subdivision, respectively.

  Following discussion and a request to make an amended motion by Commissioner Torres de Luna, Commissioner Mayzouni withdrew his motion.

  Withdrawn
• Moved by: Carla Torres de Luna

  Adopt Resolutions 2025-11 and 2025-12 recommending City Council approval of Planned Development 2025-1 and Tentative Map 2025-1 for the Everglen 2 Subdivision, respectively, with the addition of a condition to include affordable units within the proposal.

  Following discussion regarding whether the Planning Commission could direct through a condition of approval an amendment to the project proposal that included changing the affordability levels, it was recommended that the Commission direct staff to discuss the inclusion of additional affordable units as a possibility, rather than include the amended condition within the recommendation to the City Council. 

  Commissioner Torres de Luna withdrew her motion.

  Withdrawn 
• Moved by: Hani Mayzouni
  Seconded by: Damian Perez

  Adopt Resolutions 2025-11 and 2025-12 recommending City Council approval of Planned Development 2025-1 and Tentative Map 2025-1 for Everglen 2 Subdivision, respectively.

  Ayes (4)

  Hani Mayzouni, Steven Belong, Carla Torres De Luna, and Damian Perez

  Carried (4 to 0)

6.5

ZONING ORDINANCE AMENDMENT TO CHAPTER 17.10,  INDUSTRIAL AND MANUFACTURING ZONES TO ALLOW SPECIALIZED SCHOOLS IN THE M1 (LIGHT INDUSTRIAL) ZONING DISTRICT AND RELATED AMENDMENTS FOR CLARITY.

Senior Planner Erica Fraser presented the staff report.

Chair Belong opened the public hearing at 8:21 p.m.

No speakers present.

Chair Belong closed the public hearing at 8:21 p.m.

• Moved by: Carla Torres De Luna
  Seconded by: Damian Perez

  Adopt Resolution 2025-13 recommending City Council approval of Zoning Ordinance Amendment 2025-1 with the findings contained in the draft resolution.

  Ayes (4)

  Carla Torres De Luna, Steven Belong, Damian Perez, and Hani Mayzouni

  Carried (4 to 0)

7.

COMMISSION BUSINESS

7.1

A RESOLUTION DETERMINING THAT THE PROPOSED VACATION AND DISPOSAL OF WELLER ALLEY IS IN CONFORMITY WITH THE CITY OF HOLLISTER (“CITY”) 2005-2023 GENERAL PLAN AND THAT PROPOSED VACATION AND DISPOSAL DOES NOT MEET THE DEFINITION OF A “PROJECT” PURSUANT TO CA

Associate Attorney Sarah Salvini presented the staff report.

Chair Belong opened public comment at 8:32 p.m.

Public providing testimony: None

Chair Belong closed public comment at 8:32 p.m. 

• Moved by: Damian Perez
  Seconded by: Carla Torres De Luna

  Adopt Resolution 2025-14 determining that the proposed vacation and disposal of Weller Alley is in conformity with the City 2005-2023 General Plan and that proposed vacation and disposal does not meeting the definition of a “project” pursuant to CEQA guidelines section 15378.

  Ayes (4)

  Damian Perez, Carla Torres De Luna, Steven Belong, and Hani Mayzouni

  Carried (4 to 0)

8.

INFORMATIONAL REPORTS

8.1

PLANNING COMMISSIONER REPORTS

Commissioner Perez requested that staff revisit his proposal to amend the municipal code to allow exceptions to Public Utility Easements (PUEs) of up to 10 feet.

Commissioner Torres De Luna requested a review of the existing fence ordinance.

Commissioner Belong voiced concerns about setting a precedent for encouraging appeals of staff decisions, and the potential legal implications for the city and its commissioners.

Assistant City Attorney Jennifer Thompson clarified that there could be legal consequences if such a decision were challenged in court and emphasized that the recommendation is to adhere to the existing code.  However, she clarified that while the current code is in place and should be followed, individuals do have the right to appeal. The planning commission holds broader discretion than staff, provided they can establish findings that clearly distinguish the particular circumstances of a case.

8.2

PLANNING DIVISION REPORTS

No reports from Planning Division staff. 

9.

ADJOURNMENT

Chair Belong adjourned the Planning Commission at 8:38 p.m.

10.

VERIFICATION OF AGENDA POSTING