Novato Planning Commission Meeting - February 9, 2026

The Novato Planning Commission met on February 9, 2026, with a quorum of six commissioners present (Commissioners Havill, Tiernan, Crockett, Roche, Griggy, and Derby). The meeting included two public hearings, approval of a three-year time extension for the Valley Oaks housing project (with the applicant withdrawing a request for waiver of park and loo fees), and a recommendation to the City Council to amend the McPhail's commercial office master plan to align with LIO zoning. General business included a liaison report on upcoming annual housing report and discussion of development impact fees.

Consent Calendar

• None.

Public Comments & Testimony

• Valley Oaks Hearing: Robert Atkinson, president of the Parker Souls HOA, expressed appreciation for the withdrawal of the park fee waiver request and noted the neighborhood lacks a pocket park; he hoped collected fees could help create one. Emily Larson, speaking as a Novato resident (also on Parks and Rec Commission), voiced support for the removal of the Quimby fee waiver, stating such fees are vital for parks infrastructure for residents of all ages.
• McPhail's Commercial Offices Hearing: No public comments.

Valley Oaks Hearing – Three-Year Time Extension Request

• Presentation: Planner Julia Doberstein introduced the request for a three-year extension of the vesting tentative map for the Valley Oaks housing project at Pinkston Road off Redwood Boulevard. The project includes 61 single-family lots, 4 multifamily lots (20 airspace condominium units), 18 common ownership parcels, and 49 junior ADUs, on about 38 acres. It must provide 12.2 affordable units (6 low-income and 6 moderate-income in Valley Oaks North; 2 low-income and 2 moderate-income in Valley Oaks South). The applicant (Robert Oxford) requested the extension due to delays in obtaining permits from outside agencies for wetland fill and replacement, caused by initial incorrect tribal resource records. Those permits have now been obtained. The applicant also withdrew a request for a waiver of Quimby (park and loo) fees for eight low-income units. Staff supported the extension, finding the applicant acted in good faith.
• Commission Discussion: Commissioners had no questions. Commissioner Derby clarified the fee waiver was withdrawn. The public hearing was opened and closed with comments noted above.
• Outcome: Commissioner Havill moved to approve the resolution for the time extension; seconded. Vote: 6–0 in favor. (Commissioners Havill, Tiernan, Crockett, Roche, Griggy, Derby all ayes.) The extension was granted.

McPhail's Commercial Offices Hearing – Master Plan Amendment

• Presentation: Senior Planner Caitlin Zatelli and applicant representative Casey Baxter presented the request to amend the McPhail's master plan at 5400 Hannah Ranch Road to allow all uses permitted in the Light Industrial Office (LIO) zoning district. The site comprises three buildings near Highway 101. Current master plan (last amended 2018) has a restricted list of uses, preventing tenants like Snakecraft (a cabinet maker) from locating there. The general plan land use designation is already LIO. Key data: In 2017, office vacancy was 37.5%, industrial vacancy 3.9%. Current LIO vacancy in Novato is 3.6% (Q4 2025). The applicant requested alignment to attract tenants like Snakecraft, which employs seven people. Staff confirmed the use is permitted under LIO but not under the master plan. The proposed amendment would copy the full LIO use list from zoning code, maintaining use permit requirements where applicable. The commission would make a recommendation to City Council.
• Commission Discussion: Commissioner Roche asked about frequency of master plan revisions; staff noted it varies. Commissioner Griggy inquired about other uses that might be affected; staff clarified the list includes all LIO uses. Commissioner Derby expressed frustration with the master plan process leading to extra hoops and asked if more flexibility could be granted; staff explained the proposed amendment provides maximum flexibility without changing permit requirements. Commissioner Havill supported staff's recommendation, noting the original master plan was restrictive due to public concerns about traffic and access. Other commissioners voiced support.
• Outcome: The commission voted unanimously on two resolutions: (1) a draft SEQR (environmental) resolution (6–0), and (2) a draft master plan amendment resolution recommending the City Council approve the land use changes (6–0). A third motion to recommend the site plan was deemed unnecessary as it was included in the second resolution. The City Council will hold a future public hearing.

General Business

• Liaison Report: Deputy Director Steve Marshall noted the next planning commission meeting on February 23, 2026, will feature the annual housing report (submitted to the state) presenting building permit production numbers and progress on housing element policies. No decision required.
• Discussion: Commissioners inquired about housing element progress; staff noted production is currently slow (mostly ADU permits), but the pipeline is strong. Discussion also covered development impact fees, a planned fee study, and the need to balance costs for new residents. No action taken.

Key Outcomes

• Approved a three-year time extension for the Valley Oaks vesting tentative map (6–0).
• Recommended to the City Council that the McPhail's commercial office master plan be amended to allow all LIO-permitted and conditionally permitted uses (two resolutions, each 6–0).
• The commission received a report on the upcoming annual housing report; no action.
• The meeting adjourned without further business.