Novato Planning Commission Special Meeting - Safety Element Update - November 17, 2025

This special meeting of the Novato Planning Commission focused on a proposed amendment to the General Plan Safety Element to address climate change adaptation, resilience, and evacuation constraints. The commission held a public hearing, received testimony, and voted to recommend adoption of the amendment with modifications.

Consent Calendar

• The agenda was approved unanimously.
• The minutes from previous meetings were approved by a single motion with all commissioners voting aye (Commissioners Crockett, Griggy, Tiernan, Havill, Roche, Derby; Commissioner Stuckenbroker absent).

Public Comments & Testimony

• Katie White (Pacheco Valley Firewise Committee) expressed support for the safety element update but urged that the findings not be shelved. She highlighted that her neighborhood has a single-lane evacuation route (Alameda del Prado) serving nearly 600 homes and asked how the report's findings would connect to the city's capital improvement plan (CIP) to help existing developments.
• Derek Nell (Novato Unified School District) stated NUSD supports staff's recommendations. He offered updated enrollment projections (more stable than earlier numbers) and reminded the commission that the NUSD district office is a designated emergency center with a large generator.

Discussion Items

• Presentation by Staff and Consultant: Brett Walker (Planning Manager) and Jacqueline Protzman Rohr (Placeworks) presented the safety element update, including a climate vulnerability assessment, community outreach summary, and proposed policy changes. Key updates include adding a climate change vulnerability assessment appendix, new policies for sea level rise, severe weather, and human health hazards, and mapping evacuation-constrained residential parcels (with single ingress/egress).
• Defensible Space Policy (SH33): The proposed change from "encourage" to "require" for private property owners sparked debate. Commissioners expressed concern that a requirement could impose unexpected burdens on existing homeowners. Multiple commissioners favored retaining "encourage" for existing properties, noting that the Novato Fire Protection District already enforces defensible space regulations. Staff noted that new developments typically require vegetation management plans through the fire code.
• Evacuation Route Policy (SH50): The draft included a 10-unit threshold for requiring a second evacuation route. Staff recommended, based on the fire marshal's input, removing the specific unit count and instead referencing collaboration with the fire district to implement applicable codes. Commissioners supported this change, noting the fire code evolves and decisions should be site-specific.
• Evacuation Constrained Map (CW3): The map originally used a 10-unit threshold; staff recommended shifting to a 30-unit threshold to align with the California Fire Code. Commissioner Griggy noted that the Marin Valley Mobile Country Club area appeared on the 10-unit map but not the 30-unit map, despite having more than 30 parcels; staff agreed to re-examine that area.
• Other Topics: Commissioners discussed implications for new development (additional studies for hazards like emergent groundwater), grant eligibility under AB 2140, insurance market challenges, and the need to coordinate with special districts (e.g., North Marin Water, Novato Sanitary District, PG&E).

Key Outcomes

• Motion: Commissioner Derby moved to adopt the resolution recommending City Council approval of the CEQA addendum and safety element amendments (Exhibits A and B) with three modifications:
  1. Revise policy SH50 as recommended by staff (remove unit count threshold, rely on fire district codes).
  2. Change policy SH33 from "require" to "encourage" for defensible space.
  3. Modify map CW3 to use a 30-unit threshold for identifying evacuation-constrained parcels, and re-evaluate the Marin Valley area.
• Vote: The motion passed unanimously (6-0; all commissioners present voted aye).
• Next Steps: Staff will finalize the safety element for City Council consideration at a public hearing on December 9, 2025. The commission also noted upcoming meetings: no meeting on November 24, and a December meeting (date TBD) to review the draft EIR for the Costco fuel station.