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Two weeks after adopting the city’s main growth planning document known as the 2040 General Plan, officials approved updates to its zoning map on May 4 as part of the update implementation process.
The map takes effect 30 days after City Council approval.
A zoning map outlines the areas in which the city supports either commercial, industrial and residential development as well as zones for open space, agriculture and parks.
Although an earlier version of the General Plan was approved by the city in 2024, it was rescinded in early 2025 following a citizen petition saying it opened the door for development.
The city released the revised final draft planning document in January for public review, and the planning commission first considered the draft in March. A month later, the City Council approved it despite public criticism regarding the absence of a formal presentation of the document.
On April 20, when the map was first discussed by city officials, Planning Director Charles Wall said the three major changes involved were updating the residential zoning abbreviations, removing two-family residential and high density multifamily residential zoning.
According to the April 20 staff report, the two-family residential designation was identified for removal because it only allowed for duplex development and because it was not compatible with the low and medium density residential land uses included in the new General Plan.
The high density multifamily residential zoning was removed, according to the report, because it was not consistent with any of the densities included in the 2040 General Plan, which serves as the blueprint for growth.
At that meeting, several property owners requested changes in the land use designations, arguing it impacted potential projects.
Land owner Dave Brigantino said the city should reconsider requiring a specific plan for the Union Road area because the decision affects about a dozen property owners. He noted the city already has zoning designations that guide what types of projects it supports.
“You’re basically asking people from all walks of life that have no planning experience to go make a plan,” he said. “Some are farmers, some want to develop, some don’t. It just seems very inefficient.”
He said it is also a challenge to come up with a plan when some property owners may not get along.
“It’s effectively a moratorium on this land in that area,” he said.
Councilmember Rolan Resendiz disagreed with landowners.
“You’re not going to pay for the specific plan. You’re going to sell your land to a developer that’s going to come to our community, change the look, the feel of our community,” he said.
In response to the requested changes, Senior Planner Erica Fraser said the city could make four rounds of changes per year to the General Plan, known as amendments, and noted it could bundle several changes together for consideration by city officials.
However, landowners and land use consultants argued that is a difficult and costly process.
“If you have something that does not comply with your zoning, it’s not that simple to get it to a Planning Commission meeting,” said realtor, consultant, registered lobbyist and former city council member Karson Klauer. “You’re going to have to fight and fight to get that on an agenda with staff saying, ‘no, don’t do it, Planning Commission.’”
Resendiz said he opposed delaying approval of the General Plan.
“I don’t understand why people are asking us to change it,” he said. “If they’re complaining about us taking so long and then they’re asking us to change it, which is going to take even longer, it gets us in trouble with the state even longer. It just doesn’t make sense to me.”
Councilmember Rudy Picha said though the plan is not perfect, the city needs to move forward.
“Until now, we’ve gotten some slaps on the wrist,” he said, referencing the settlement with the state as a result of the city being out of compliance with its Housing Element for more than two years.
Klauer admonished the council for not providing a presentation on the General Plan, Housing Element, zoning map and zoning ordinances and design standards, given their importance.
He called them “six items that are going to change the future of the city for the next 15 years, and really probably the next 40, because general plans tend to work off of the previous document.”
He said it wasn’t enough to give a presentation at the March 26 Planning Commission meeting because people don’t always tune in to all the meetings.
Other council actions
The council also unanimously approved creating a new human resources, risk and technology director position on May 4.
Hollister City Manager Ana Cortez said the goal in adding the position is to have human resources and information technology under the same department and noted it will not result in layoffs. However, a reorganization of departments has already resulted in the elimination of three positions, and Cortez has said she will continue to look at other potential reorganizations.
According to the staff report, Hollister has not had a human resources director “for several years.”
In the staff report, the salary range for the position is listed as between $178,000 and $216,530, but on the city website is between $200,000 and $220,000.
A public member who identified himself only as Andres opposed adding the position, saying he had concerns about the job description and that the employee will “serve as the spokesperson for the city manager.”
He said it was “a red flag” to have an employee who might oversee complaints against the city manager and be required to be “loyal.”
“You have to follow her agenda and there are no checks and balances,” he said.
As the City Council voted to approve the position, he shouted from the back of the room “read the description, read the description” before the vote.
After the vote, Andres continued to yell before leaving the chambers.
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