(A) Intent. The intent of the Hollister Municipal Airport (HMA) Combining Zone is to establish additional regulations applicable in the vicinity of Hollister Municipal Airport protect people and
property on the ground, minimize injury to aircraft occupants and prevent creation of hazards to aircraft using the airport.
(B) Areas subject the HMA Combining Zone. The HMA Combining District shall be applied to every parcel within the Airport Influence Area, as defined in the Hollister Municipal Airport Land Use Compatibility Plan (ALUCP), adopted by the San Benito County Airport Land Use Commission (ALUC).
(C) Definitions. The following terms are used in this section. For definitions, see the Glossary in Chapter 25.09 of this code. For the purpose of this title, the following definitions shall apply unless the context clearly indicates or requires a different meaning.
(1) ALUC.
(2) ALUCP.
(3) FAR Part 77.
(4) Roof Elements.
(D) HMA Combining Zone permitted uses. HMA Combining District land use and permit requirements that are supplemental to the base zoning district requirements. Where the standards are in conflict, the more restrictive shall prevail.
Table 25.04-B
HMA Combining District Permitted Uses
Land Use (1) | Runway Protection Zone 1 (2) | Inner Approach/ Departure Zone 1 (3) | Inner Turning Zone 3 (3) | Outer Approach/ Departure Zone 4 (4) | Side Line Zone 5 (4) | Traffic Pattern Zone 6 (5) |
Land Use (1) | Runway Protection Zone 1 (2) | Inner Approach/ Departure Zone 1 (3) | Inner Turning Zone 3 (3) | Outer Approach/ Departure Zone 4 (4) | Side Line Zone 5 (4) | Traffic Pattern Zone 6 (5) |
Public-Semipublic Uses | ||||||
Assembly uses: (6) | ||||||
Auditorium | NP | NP | CUP | CUP | CUP | CUP |
Meeting hall | NP | NP | CUP | CUP | CUP | CUP |
Religious assembly | NP | NP | CUP | CUP | CUP | CUP |
Stadium | NP | NP | CUP | CUP | CUP | CUP |
Theater | NP | NP | CUP | CUP | CUP | CUP |
Day care: (6) | ||||||
Small day care | NP | NP | NP | NP | CUP | P |
Large day care | NP | NP | NP | NP | CUP | APR |
Schools (with the exception of aviation-related schools) | NP | NP | NP | NP | NP | CUP avoid |
Hospital, nursing home | NP | NP | NP | NP | NP | NP |
Residential Land Uses | ||||||
Residential | NP | NP | NP | NP | NP | P |
Caretaker | NP | CUP | CUP | P | P | P |
Commercial Uses | ||||||
Auto parking | APR | APR | APR | APR | APR | P |
Office building: | ||||||
One story | NP | P | P | P | P | P |
Two story | NP | NP | P | CUP | P | P |
Three story | NP | NP | APR | CUP | APR | APR |
Restaurant: | ||||||
Deli | NP | APR | APR | APR | APR | P |
Restaurant | NP | APR | APR | APR | APR | P |
Drive-through | NP | NP | CUP | CUP | CUP | P |
Shopping center | NP | NP | CUP | CUP | APR | APR |
Other commercial uses | NP | P(3) | P(4) | P(4) | P(5) | P(5) |
Industrial Uses | ||||||
Agriculture | P | P | P | P | P | P |
Auto parking | APR | APR | APR | APR | APR | APR |
Other industrial uses with structures | NP | P(2) | P(3) | P(3) | P(4) | P(5) |
Fuel storage | NP | NP | NP | CUP | CUP | CUP |
Hazardous uses | NP | NP | NP | CUP | CUP | CUP |
No structure | CUP | AP | AP | AP | AP | AP |
Silos | NP | NP | NP | NP | NP | NP |
Telecommunication towers | NP | NP | NP | NP | NP | CUP |
Notes: P - Permitted use in zoning district. Prior to establishing the use, it is the responsibility of the building owner, or lessee to secure any permits or complete tenant improvements to assure that the use complies with applicable federal, state and local requirements. AP - Administrative permit required. Permit is issued at Development Services Department. APR - Administrative permit review required. Reviewed by Development Review Committee for compliance with standards for use and decision to approve or deny by Development Services Department without a public hearing. CUP - Conditional use permit. NP - Not permitted. | ||||||
(1) The permit requirements in this table are supplemental to the requirements in the base zoning district. All land uses listed and not specifically listed on this table must comply with requirements of the base zoning district and supplemental standards for building height, population density and land use in this chapter. | ||||||
(2) Maximum number of persons per acre to be allowed from a single land use or combination of land uses on a property shall be zero persons per acre but an exception may be granted for agricultural activities, roads and automobile parking. | ||||||
(3) Maximum number of persons per acre to be allowed from a single land use or combination of land uses on a property shall be 25 to 40 persons per acre. | ||||||
(4) Maximum number of persons per acre to be allowed from a single land use or combination of land uses on a property shall be 60 to 80 persons per acre. | ||||||
(5) Maximum number of persons per acre to be allowed from a single land use or combination of land uses on a property shall be 150 persons per acre. | ||||||
(6) Where population is concentrated on a portion of a property or an assembly use is proposed, the population density shall not exceed the threshold for the maximum number of persons per single acre in this table. | ||||||
(E) HMA Combining Zone submittal requirements.
(1) A supplemental application on a form prepared by the City of Hollister shall be submitted with any application for a discretionary permit, building permit or change of use on property located in the Airport Safety Overlay Zone. The Director shall have the authority to waive the requirement where it can be determined with certainty that there is no question that the alterations to the property conflict with the standards listed below (e.g., wall sign, low intensity use). The supplemental application form shall be used to verify that the proposed building permit or change of use on the property complies the following standards to protect persons, property and aircraft in the Airport Safety Overlay Zone:
(2) Application submittal requirements.
(a) Type of land use.
(b) List the type of airport safety zone(s) that overlies the property (Zone 1—Runway Protection; Zone 2—Inner Approach/Departure; Zone 3—Inner Turning Zone; Zone 4—Outer Approach/Departure; Zone 5—Sideline; Zone 6—Traffic Pattern) from the City of Hollister Geographic Information System Airport Overlay Zone Map. If multiple airport safety zones overlay the property, the safety zones shall be plotted to scale on the site plan.
(c) The maximum number of persons per acre that could result from the activity proposed on calculated on a form prepared by the City of Hollister. The City of Hollister will prepare forms that use the most current edition of the Caltrans, California Airport Land Use Planning Handbook. A supplemental calculation of the density per proposed density per acre shall be required for assembly uses or where population is concentrated on a portion of property or as determined by the Director.
(d) Building height. All applications for new construction or that will increase the height of a structure shall include the FAR Part 77 elevation for the subject property based on the FAR Part 77 Surfaces established in the most recently adopted Comprehensive Land Use Plan for the Hollister Municipal Airport, the elevation of the ground and the building height of the proposed structure.
(F) Standards for the HMA Combining Zone.
(1) Air emissions. No approved land use shall generate or cause any visible dust, gasses, heat, odor, or smoke to be emitted into the atmosphere that would disturb aircraft, and the operation of motor vehicles on the site, or would violate the requirements of the Monterey Bay Area Unified Air Pollution Control District.
(2) Electronic interference. No structure or use on land or water shall create electrical or electronic interference with navigational signals, or radio or radar communications between the aircraft and a ground station.
(3) Glare. No glare-producing materials shall be used on the exterior of any structure, including any metal building, which are hazardous to aviation, or result in glare in the eyes of pilots using the Hollister Municipal Airport.
(4) Ground vibration. No approved land use shall generate ground vibration perceptible without instruments at any point along or outside of the property line of the use, except for motor vehicle operations.
(5) Height. Structures that exceed the FAR elevation shall be prohibited.
(6) Lighting. There shall be no illumination that produces a flashing or blinking effect that would interfere with aircraft or a pilot’s ability to identify airport lights, nor any lighting projecting upward that would interfere with aircraft or a pilot’s ability to identify airport lights.
(7) Maximum density per gross acre or single acre. A discretional permit or building permit shall not be issued for new construction or alterations to a building or a land use established in an airport safety overlay zone where the population density exceeds that maximum allowed per the standards in this section.
(8) Noise. Office buildings, motels, hotels and schools shall be designed to include noise attenuation measures to maintain an interior noise level not to exceed 55 dB CNEL.
(G) Findings for conditional use permits in the HMA Combining Zone.
(1) The development proposal incorporates risk reduction factors to minimize harm to occupants of a building from an aircraft such as:
(a) Concrete walls.
(b) Limited numbers and size of windows.
(c) Upgraded roof strength.
(d) No skylights.
(e) Enhanced fire sprinkler system.
(f) Single story height or increased number of emergency exits.
(2) The population per acre or concentration of people on the property does not exceed the thresholds for population density established in this section.
(3) The development has been designed to orient buildings and open areas in relation to surrounding land uses to provide a continuous open area.
(Ord. 1043 § 3 (part), 2022)