Novato Planning Commission Certifies EIR and Approves Costco Fuel Facility on April 13, 2026

The Novato Planning Commission held a public hearing on Monday, April 13, 2026, to consider the Costco Fuel Facility project proposed at 300 Vintage Way. The project includes a 10,000-square-foot canopy, 14 fuel dispensers (28 fueling positions), three 40,000-gallon gasoline underground storage tanks, and one 1,500-gallon additive tank. After extensive staff and applicant presentations, public testimony, and commissioner deliberation, the Commission voted 6-0 to certify the Final Environmental Impact Report (EIR) and 5-1 to approve the design review and use permit entitlements.

Consent Calendar

• The consent calendar was moved and approved unanimously (6-0) without discussion. It included the Habitat Redwood Boulevard Tentative Map Time Extension, which had been mistakenly pulled from consent but was not debated.

Public Comments & Testimony

• Robert Atkinson (20-year resident) expressed strong support, noting Costco's affordable gas would help working-class families and reduce vehicle miles traveled (VMT) by combining shopping and fueling trips.
• Sika Valentine (15-year resident) opposed the project, citing climate emergency, air pollution, traffic, and risks to wetlands and wildlife.
• Kathy DeAchoa (Cross Point Realty, landlord representative) voiced full support, highlighting the center's 35 existing EV chargers, Roland Boulevard improvements, and the availability of 196 parking stalls for Costco employees.
• Seth Shorett (18-year resident) supported the project, emphasizing economic benefits, tax revenue, and the safety of modern gas stations.
• Peggy Mertz (78-year-old lifelong Marin resident) simply said “no,” opposing the gas station.
• Kay Powers (co-chair, Marin Conservation League Land Use Committee) opposed, arguing the project contradicts Novato’s climate action plan and 2022 gas station ban (though the project is exempt).
• John Thomas (student) opposed, citing wetland pollution risks, inconsistency with Sonoma County’s new gas station ban, and harm to local businesses.
• Julia Janeway opposed, highlighting health risks to children at a nearby pediatric clinic, potential wetland damage from leaks, and the conflict with Novato’s climate emergency declaration.
• Teresa Lawler (30-year resident) opposed, echoing concerns about wetlands, the pediatric clinic, and the existence of nearby affordable stations like Matt and Jeff’s.
• Dale Klein (28-year resident, 46-year Costco member) supported, arguing the EIR addressed all concerns and that Costco has demonstrated integrity by fulfilling prior commitments ahead of schedule.
• Tiago Moreira (lifelong resident, age 18) opposed, citing traffic, emissions, and the availability of numerous other gas stations.
• Chamber of Commerce President (name not given) supported, citing economic growth, job creation, affordable fuel, and community engagement.
• An unscheduled resident (no name provided) opposed, stating the city had previously voted against such a station and that the project benefits Costco, not Novato residents.

Discussion Items

• Staff Presentation: Senior Planner (name not given) reviewed the project history: application submitted April 2020, original mitigated negative declaration approved by Council in 2021, but lawsuit overturned it, requiring an EIR. The draft EIR was circulated October 20–December 4, 2025, and a hearing held December 8, 2025. The Final EIR includes responses to comments and four supplemental memos. All potentially significant impacts can be mitigated to less-than-significant levels. Mitigation measures address air quality, biological resources, cultural resources, geology/soils, energy, and tribal cultural resources. Two new mitigation measures: (1) air quality construction timing, (2) CalGreen Tier 2 EV charging for 62–64 relocated parking stalls. Staff recommended certification and approval.
• Applicant Presentation: Sean Anderson (Costco Real Estate Development Director) noted Costco’s 34-year history in Novato, 350+ employees, $55,000+ charity donations, and a petition with 4,500 signatures (1,500 from Novato). Chris Furko (fuel consultant) presented layout and safety features (double-walled tanks, 24/7 monitoring, leak detection, earthquake anchoring). Amy Lopez (Kittelson & Associates traffic consultant) explained VMT analysis showing the project would reduce regional VMT by eliminating long trips to Rohnert Park and Vallejo. Parking analysis showed that shifting 150 employees to Roland Boulevard parking (196 stalls) more than compensates for the 119-stall loss.
• Commissioner Questions: Commissioner Derby (Chair) asked about the lawsuit history and mitigation differences from the original MND. Staff noted two additional mitigation measures. Commissioner Grigie asked about liquefaction risk: the Safety Element map showed potential, but site-specific geotech confirmed low risk due to cohesive clay on bedrock. Commissioner Tiernan inquired about EV charger locations (landlord confirmed 35 chargers already on site, not mitigation). Commissioner Roche asked about earthquake safety (anchoring to bedrock, deadmen beams), operator training (emergency shutoff), and traffic flow (queue storage for 29 cars, management plan to prevent spillback onto Vintage Way).
• Commissioner Deliberation:
  • Commissioner Havill supported both motions, citing adequate EIR, land use compatibility, and the project’s consistency with the General Plan.
  • Commissioner Tiernan expressed support for certifying the EIR but opposed the use permit, standing by Novato’s ban on new gas stations (though the application predates it).
  • Commissioner Stuckenbroker supported both, citing Costco’s safety measures and the fact that many residents already drive elsewhere for fuel.
  • Commissioner Roche supported both, noting the project is smaller than typical and that integrity and mitigation efforts satisfied concerns.
  • Commissioner Grigie supported certifying the EIR but opposed the use permit, aligning with the city’s climate goals and public opposition.
  • Commissioner Derby (Chair) supported both, arguing the EIR addresses all technical issues and that denying a conforming use permit would be acting as “moral police.” He also referenced a prior alcohol use permit decision where the Commission avoided moral judgments.

Key Outcomes

• Motion 1 (Certify EIR): Passed 6-0. Commissioners Grigie, Havill, Tiernan, Stuckenbroker, Roche, and Derby voted aye.
• Motion 2 (Approve Use Permit & Design Review): Passed 5-1. Commissioners Havill, Tiernan, Stuckenbroker, Roche, and Derby voted aye; Commissioner Grigie voted no.
• Next Steps: A 10-day appeal period begins. Any appeal must be filed in writing with the City Clerk with the required fee. If no appeal is filed, the Planning Commission’s decision is final.