City of Hollister Planning Commission

Minutes of the Regular Meeting

-
City Council Chamber, City Hall
375 Fifth Street, Hollister, CA 95023
Members Present:
  • Carla Torres De Luna, Chair
  • Julio Rodriguez
  • Peter Hernandez, Vice-Chair
  • Steven Belong
  • Damian Perez

1.
CALL TO ORDER

 

Chair Carla Torres De Luna 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 Peter Hernandez led the Pledge of Allegiance.

4.
PUBLIC INPUT FOR ITEMS NOT ON THE AGENDA

 

No speakers present

5.
CONSENT ITEMS

 

5.1
APPROVE FEBRUARY 26, 2026 MINUTES

This item has attachments. 
1.Post-Meeting Minutes - Planning Commission Meeting_Feb26_2026 - English.pdf
  • Moved by:Julio Rodriguez
    Seconded by:Steven Belong
    Ayes (4)Steven Belong, Carla Torres De Luna, Damian Perez, and Julio Rodriguez
    Abstained (1)Peter Hernandez
    Carried (4 to 0)

6.
PUBLIC HEARINGS

 

6.1
2040 GENERAL PLAN AND REVISED CLIMATE ACTION PLAN ADOPTION HEARING

This item has attachments. 
1.20260326_CDD_PLN_2040 General Plan.pdf
2.1. Memorandum from Placeworks to PC.pdf
3.2. Public Comments.pdf
4.3. Hollister2040GP_Addendum_Final.pdf
5.4. Resolution_Recommendation_GP_CAP.pdf
6.5. Presentation Hollister 2040 GP and CAP.pdf
7.6. BOF_San Benito_Hollister_SE Formal Review_02-17-26_ADAMFK.pdf
8.7. Hollister General Plan_Draft_March2026.pdf
9.8. Climate Action Plan_Jan 2026.pdf
10.Written Comment - A Sywak._Redacted.pdf
11.Written Comment - C Peto.pdf
12.Written Comment - San Benito High School.pdf
13.Written Comment - V. Gomez.pdf
14.Written Comments - L. Shahinian_Redacted.pdf

David Early presented the staff report.

Chair Carla Torres de Luna opened the public hearing at 7:02 p.m.

Public Speakers:  Chris Brigantino, Chris Peto, Lee Shahinian, Karson Klauer, Mary Hsia-Coron, Joe Tonascia, Sonny Flores

Written Comments: Alex Sywak, Chris Peto, San Benito High School, Victor Gomez, Lee Shahinian

Chair Carla Torres de Luna closed the public hearing at 7:25 p.m.

Chair Carla Torres de Luna re-opened the public hearing at 10:17 p.m.

Public Speaker: Victoria Montoya

Chair Carla Torres de Luna re-closed the public hearing at 10:21 p.m.

  • Moved by:Julio Rodriguez

    Adopt Resolution # 2026-8 recommending approval of the 2040 General Plan and Climate Action Plan to the City Council.

    Motion fails for lack of a second
  • Moved by:Peter Hernandez
    Seconded by:Julio Rodriguez

    Table the item to the end of the discussion of the meeting to better understand all concerns and issues.  

    Ayes (5)Steven Belong, Carla Torres De Luna, Damian Perez, Julio Rodriguez, and Peter Hernandez
    Carried (5 to 0)
  • Moved by:Damian Perez
    Seconded by:Julio Rodriguez

    Adopt a resolution 2026-8 recommending approval of the 2040 General Plan and Climate Action Plan to the City Council with conditions to grandfather existing applications for people who cannot make the 30 mixed use designations. 

    Ayes (5)Steven Belong, Carla Torres De Luna, Damian Perez, Julio Rodriguez, and Peter Hernandez
    Carried (5 to 0)

6.2
6TH CYCLE HOUSING ELEMENT ADOPTION HEARING

This item has attachments. 
1.20260326_CDD_PLN_6th Cycle Housing Element.pdf
2.1. Resolution_PC Reccomending CC Adoption of the HE.pdf
3.2. FINAL DRAFT City of Hollister 6th Cycle Housing Element Update_03.04.2026.pdf
4.3. 03.26.2026 Planning Commission Public Hearing.pdf
5.4. Public Comment_Hollister HCD letter 2.18.2026.pdf
6.Written Comment - C Peto(1).pdf
7.Written Comment - San Benito High School(1).pdf

Brian De La Torre presented the staff report.

Chair Carla Torres De Luna opened the public hearing at 8:09 p.m.

Public Speakers: Joe Tonascia, Chris Peto, Karson Klauer, Lee Shahinian, Chris Brigantino

Written Comments: Hollister HCD, Chris Peto, San Benito High School 

Chair Carla Torres De Luna closed the public hearing at 8:21 p.m.

  • Moved by:Julio Rodriguez

    Adopt Resolution 2026-3 recommending approval of the 6th Cycle Housing Element to the City Council.

    Motion fails for lack of a second
  • Moved by:Damian Perez
    Seconded by:Steven Belong

    Adopt Resolution 2026-3 recommending approval of the 6th Cycle Housing Element to the City Council with a revision made by Chair Carla Torres De Luna to Remove APN 052-090-045. 

    Ayes (5)Steven Belong, Carla Torres De Luna, Damian Perez, Julio Rodriguez, and Peter Hernandez
    Carried (5 to 0)

6.3
ZONING ORDINANCE 2026-2 TO REPEAL AND REPLACE THE ZONING MAP CONSISTENT WITH THE 2040 GENERAL PLAN

This item has attachments. 
1.20260326_CDD_PLN_ZOA 2026-2_Zoning Map Update.pdf
2.1. Resolution_ZOA 2026-2.pdf
3.2. Ordinance_ZOA 2026-2.pdf
4.3. Zoning Map.pdf
5.4. NOD_ZOA 2026-2.pdf
6.Written Comment - C Peto(2).pdf

Rod Powell, Eva Kelly presented the staff report.

Chair Carla Torres De Luna opened the public hearing at 8:46 p.m.

Written Comments: Chris Peto 

Chair Carla Torres De Luna closed the public hearing at 8:46 p.m.

  • Moved by:Damian Perez
    Seconded by:Julio Rodriguez

    Adopt Resolution 2026-4 recommending approval of Zoning Ordinance Amendment 2026-2 to the City Council.

    Ayes (5)Steven Belong, Carla Torres De Luna, Damian Perez, Julio Rodriguez, and Peter Hernandez
    Carried (5 to 0)

6.4
AMENDMENTS TO THE ZONING ORDINANCE RELATED TO IMPLEMENTATION OF THE GOALS AND POLICIES OF THE CITY’S 6TH CYCLE HOUSING ELEMENT (ZOA 2026-1)

This item has attachments. 
1.20260326_PLN_ZOA 2026-1.pdf
2.1. PC Resolution _ZOA 2026-1.pdf
3.2.ZOA 2026-1_CC Ordinance.pdf
4.Written Comment - C Peto(3).pdf

Eva Kelly presented the staff report.

Chair Carla Torres De Luna opened the public hearing at 9:06 p.m.

Speakers present: Chris Peto, Lee Shahinian

Written comments: Chris Peto

Chair Carla Torres De Luna closed the public hearing at 9:11 p.m.

  • Moved by:Julio Rodriguez
    Seconded by:Damian Perez

    Adopt Resolution 2026-5 recommending City Council approval of the Zoning Ordinance Amendments related to implementation of the 6th Cycle Housing Element.

    Ayes (5)Julio Rodriguez, Damian Perez, Carla Torres De Luna, Steven Belong, and Peter Hernandez
    Carried (5 to 0)

6.5
PHASE 3 ZONING ORDINANCE AMENDMENTS RELATED TO PERMITS AND PROCEDURES (ZOA 2025-4).

This item has attachments. 
1.20260326_PLN_ZOA 2025-4.pdf
2.1. PC Resolution _ZOA 2025-4.pdf
3.Attachment 1_ZOA 2025-4_Ordinance.pdf
4.Exhibit A - 17.02 Title Purpose and Authority.pdf
5.Exhibit B 17.03 - Zoning Districts and Zoning Map.pdf
6.Exhibit C - 17.72-Land Use and Decisions.pdf
7.Exhibit D - 17.74 - Permit Procedures.pdf
8.Exhibit E - 17.78 Appeals.pdf
9.Exhibit F - 17.80 General Plan Amendment.pdf
10.Exhibit G - 17.82 Specific Plans.pdf
11.Exhibit H - 17.84, Zoning Ordinance Amendments.pdf
12.Exhibit I - 17.86, Prezoning and Annexation.pdf
13.Exhibit J - 17.88, Development Agreements.pdf
14.Exhibit K - 17.90, Planned Developments.pdf
15.Exhibit L - 17.92 Density Bonus Ordinance.pdf
16.Exhibit M - 17.94, Site and Architectural Review (2).pdf
17.Exhibit N - 17.96, Conditional Use Permits (1).pdf
18.Exhibit O - 17.98 Sign Permit.pdf
19.Exhibit P - 17.100, Temporary Use Permit.pdf
20.Exhibit Q - 17.102 Variances.pdf
21.Exhibit R - 17.104 Ministerial Review (1).pdf
22.Exhibit S - 17.110 Reasonable Accomodation.pdf
23.Exhibit T -17.112 Nonconforming Uses and Structures.pdf
24.Exhibit U - 17.118 Enforcement.pdf
25.Exhibit V - 16.44.080 Lot Line Adjustments.pdf
26.Written Comment - C Peto(4).pdf

Eva Kelly presented the staff report.

Chair Carla Torres De Luna opened the public hearing at 9:22 p.m.

Public Speakers: Chris Peto

Written Comments: Chris Peto 

Chair Carla Torres De Luna closed the public hearing at 9:27 p.m.

  • Moved by:Peter Hernandez
    Seconded by:Julio Rodriguez

    Adopt a Resolution 2026-6  recommending City Council approval of the new permitting Chapters of the Zoning Ordinance and related minor modifications but allow for an appeals process on a case by case basis.

    Ayes (5)Steven Belong, Carla Torres De Luna, Damian Perez, Julio Rodriguez, and Peter Hernandez
    Carried (5 to 0)

6.6
RECOMMENDATION TO THE CITY COUNCIL FOR THE ADOPTION OF OJBECTIVE DESIGN STANDARDS (ODS) FOR MULTIFAMILY AND RESIDENTIAL MIXED-USE DEVELOPMENT PROJECTS IN THE DOWNTOWN MIXED-USE (DMU) ZONING DISTRICT

This item has attachments. 
1.20260226_CDD_PLN_Objective Design Standards .pdf
2.1. Resolution_Objective Design Standards.pdf
3.2. Exhibit A _Objective Design Standards .pdf
4.3. ODS Survey Results Memo.pdf
5.Written Comment - C Peto(5).pdf

Eva Kelly, Greg Goodfellow, Ambur Cameron presented the staff report.

Chair Carla Torres De Luna opened the public hearing at 9:54 p.m.

Public Speakers: Karson Klauer

Written Comments: Chris Peto

Chair Carla Torres De Luna closed the public hearing at 9:56 p.m.

  • Moved by:Julio Rodriguez
    Seconded by:Damian Perez

    Adopt a Resolution 2026-7 recommending that the City Council adopt the Objective Design Standards for multifamily and residential mixed-use development projects within the Downtown Mixed Use (DMU) zoning district.

    Ayes (4)Steven Belong, Carla Torres De Luna, Damian Perez, and Julio Rodriguez
    Noes (1)Peter Hernandez
    Carried (4 to 1)

7.
COMMISSION BUSINESS

 

No items.

8.
INFORMATIONAL REPORTS

 

8.1
PLANNING COMMISSIONER REPORTS

 

No reports from Planning Commission.

8.2
PLANNING DIVISION REPORTS

 

No reports from Planning Division Staff.

9.
ADJOURNMENT

 

Chair Carla Torres de Luna adjourned the Planning Commission at 10:27 p.m.

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