Hello everyone.

Welcome to the Planning Commission for Monday, April 13, 2026.

If you would uh join me for the uh pledge of lead Pledge Allegiance to the Flags to the Republican which stands one nation under God indivisible justice for all call.

Commissioner Grigie here.

Commissioner Havill here.

Commissioner Tiernan here.

Commissioner Stuckenbroker.

Here.

Commissioner Roche?

Yeah.

And Commissioner Crockett is not here.

Okay.

Do I have someone want to weigh in on the final agenda?

Move to approve as presented.

Second.

Wonderful.

Commissioner Greagie.

Hi.

Commissioner Havill.

Hi.

Commissioner Tiernan.

Hi.

Mr.

Stockenbroker.

Hi.

Commissioner Roche.

Hi.

And Commissioner Derby's an eye as well.

Public comment on any items that are not on the agenda.

Open public comment now and feel free to come forward.

And nobody is online, correct?

That's correct.

No online.

Okay.

Just confirming.

Not seeing anyone come forward.

I'm going to close public hearing.

Okay.

I'm sorry, public comment, forgive me.

Consent items.

Would anyone on the commission like to discuss any of these?

Do I have a motion?

I move the consent calendar.

Second.

Wonderful.

Commissioner Griegie.

Aye.

Commissioner Havill.

Hi.

Commissioner Tiernan.

Aye.

Commissioner Stuckenbroker.

Aye.

Commissioner Roche.

Aye.

And Commissioner Derby's an aye.

First up is the Habitat Redwood Boulevard Tentative Map Time Extension.

That was probably consent.

Oh, this guy consent.

Oh, I'm sorry.

Forgive me.

All right, we'll get jumping right to the good stuff.

All right.

Well, moving on.

Moving on.

I think our first public hearing is going to be for the Costco Fuel Facility.

So hand it over to you.

Oh, and by the way, if anyone is going to speak, please fill out a yellow card before or after you speak and send it on up here, and I'll call you up.

All right.

Thank you.

So this item is a public hearing and consideration of resolutions regarding the approval of proposed gas station to be located adjacent to the existing Costco store located at 300 vintage way.

So there's two resolutions under consideration tonight.

The first resolution is to make findings required by the California Environmental Quality Act to certify that the final environmental impact report and to adopt a mitigated monitoring and reporting program.

The second resolution is to make findings to grant design review and use permit entitlement for the construction and operation of the gas station under consideration tonight.

So as I mentioned before, the project site is located in the Vintage Oak Shopping Center adjacent to the existing Costco store, and the site is usually is currently used for shopping center vehicle parking.

So the project includes a gas station with a 10,000 square foot fuel dispenser canopy, 14 fuel dispensers that can accommodate 28 fueling positions, three 40,000 gallon gasoline underground storage tanks, one 1500 gallon underground storage tank, a hundred and twenty-five square foot controller enclosure, landscaping and ancillary improvements.

So the project was subject to an environmental impact report.

The notice of preparation for the BIR was posted August 10th, 2023.

And a scoping meeting was held with the planning commission on August 28, 2023.

Subsequently, staff working with our uh CEQA consultant uh drafted a draft environmental impact report.

Um that was put out for public comment for a 45-day period from October 20th through December 4th, 2025.

Subsequent to that comment period.

The Planning Commission held a hearing regarding the draft EIR on December 8th.

And at that hearing, the Planning Commission did direct the city to produce the final EIR.

So the final EAR was now is now done, and it's part of tonight's meeting.

So the final EIR includes response to comments, any revisions to the draft EAR, the mitigation monitoring reporting program.

Additionally, there are responses to verbal comments that were made during the December 8th meeting.

And then the four supplemental memos that were included.

One was from legal counsel, the applicants legal counsel regarding proprietary information.

They had their geotechnical engineers write a memo.

Their traffic and transportation consultant also wrote a memo regarding vehicle miles traveled and trip modeling information.

And then lastly, their air quality consultant wrote a memo regarding air quality, greenhouse gas information, and also some information regarding consistency with the Climate Action Plan 2030.

So our CEQA consultant did determine that all the potentially significant impacts can be reduced to a less than significant level with feasible mitigation measures.

The mitigation measures are related to air quality, biological resources, cultural resources, geology and soil, energy and greenhouse gas emissions, and tribal cultural resources.

So with the implementation of these mitigation measures, any of those potential significant impacts would be reduced to a less than significant level.

So design review is required whenever you have new commercial development or alterations to landscaping or site design, which is the case here.

The project did go to the DRC.

The DRC did recommend approval of the design aspects of the project.

So based on the design review commission's recommendation and staff's review of the project, staff believe the findings can be made to approve the project.

Finding for the Planning Commission's consideration are included in the staff report attachment two.

So we did receive quite a bit of public comment on this project.

Some of it was included in attachment three to the staff report, although we did get quite a few comment letters after the staff report was finalized.

Those comment letters were subsequently forwarded onto the planning commission via email and also placed in the planning commission agenda binder that we keep in the lobby at 922 Machin.

And then lastly, we did get two sort of late coming emails came in after 5 p.m.

today, and I believe those are all in front of you there.

So with that, staff is recommending that the planning commission adopt a resolution to certify the final EIR, make CEQA findings, and adopt a mitigation, monitoring, and reporting program, and adopt a resolution to approve the design review and use permit entitlements.

The design review and use permit resolution as attachment two.

And so at this point tonight, uh the request is that the planning commission allow the applicant to make a presentation, then uh we'll take time to open the public comment period to take comment.

Once that has uh been exhausted, then we can close public comment period and then be up to the planning commission to consider motions and deliberate and potentially vote on some motions.

Um so yeah, Costco is here uh and they do have a presentation.

And with that, oh, and then also I should mention across from us here we've got our CEQA consultant, um Eileen Mahoney with RingCon.

And then also uh WTRANs was a subconsultant for RingCon and Zach Matley as a uh transportation planner that works for WTRAs, and he did a lot of the review of the vehicle miles traveled analysis and other transportation related topics.

And with that, that concludes staff's presentation.

Thank you.

Bringing it back to commission, would it uh would the commission like to hear the applicant's presentation, or do we want to start with some questions?

I certainly have planning for the um for staff.

Uh I would go for presentation from the document.

Great.

Everyone agrees?

All right.

Well, please step forward and provide the um presentation.

Um is there something I'm supposed to do?

Should I be displaying it on states?

I don't know.

Yes, it's not a good idea.

Oh, I was waiting.

That's what it is.

Yeah, sure.

It's like this one generation.

Maybe we have to do it from your computer.

If you'd like, we could maybe do some, we could start with some questions here and wait.

Either or if you would rather you just let me know.

Okay.

Okay.

Oh, sure.

All right.

Thank you.

Uh my name is Sean Anderson, uh, Costco Wholesale uh real estate development director.

And um want to first start by thanking, of course, staff and their team for all the hard work getting us to this point tonight.

Um we have reviewed the staff report, uh, both the resolutions for the certification of the EIR and the use and design review permit.

We uh concur with the findings and accept the conditions as stated in the report.

Um I'm gonna lead us off with a bit of a presentation before I hand it off to the uh technical team.

Um tonight with me, we have brought uh the team that helped us from almost the start of this project, um I think about eight years ago now.

Uh for all any questions that you have.

Um just a real brief uh brief uh you know statement about our history at this site.

As many of you are aware, we've been in this location for many years, about 34.

Uh originally opened this uh location in 1992.

And as we know, a lot has changed since then, including um the way that we design our warehouses and the type of services that we provide.

And in this particular instance, this is a site that has uh not grown up the same way as our other sites have, and that's why we're here today to talk about adding fuel to this location.

Um probably aware, uh the project was originally approved as part of a joint application uh in 2021 with um Roland Boulevard improvements as well as uh other improvements that became conditioned as part of the project.

As we know, the fuel portion of that project and the initial study was overturned as uh part of a lawsuit against it, and um is part of the uh settlement of that.

We were um directed to prepare an EIR, which is why we're here today.

However, from that original project, the um portions being the Roland Boulevard improvements and the addition of 10 fast chargers did proceed.

So the project itself has already brought some benefit to the center and the surrounding area.

We're back here again today just to um bring it back in its original condition uh with the benefit of the additional studies that were produced as part of the EIR.

Uh go ahead and do the next slide.

Um just a real quick uh you know summary about uh Costco's involvement in the Novato community is you know a lot of us know uh major tax generator for the city.

But um it's also important to state that Costco is uh in its 34 years been a uh provider of many good jobs.

Um we have uh actually I think that number I was um told today is actually a little low.

I think it's over 350 employees, um, very strong uh salary or uh hourly and compensation packages.

But um we also are involved on the charity front, um donating over $55,000 uh dollars to the uh child miracle network, as well as giving um lots of different ways food, non-food uh items to the local community as well as participating in reading programs and backpack donations to schools.

So it's part of Costco's ongoing commitment to the community.

Um next slide, please.

And how that kind of dovetails into this project is that fuel um, as we know, has become a very uh successful program for Costco.

And as expected, is uh one of the most uh requested services where it's not available as evidenced by this stack of petitions that we collected over the last number of weeks, where we received over 4,500 signatures, uh about 1,500 of which are from Navado residents.

And so to bring this warehouse up to the level of service that our neighboring warehouses like Roanart Park and Vallejo uh receive, um, this is a very important project.

Uh as far as the service of gasoline and its uh spot in Costco's um business, it's gonna be a service that we see uh being needed by the community well into the future.

Um while there's been a great uh growth of EV ownership in the last few years, there's still a large percentage of uh people operating hybrid or conventional gasoline cars within the community, and on average, we know that those uh cars uh get used 10 to 15 years into the future.

So, what this means is that it's a it's a service that we see as being important to the company but also to our members in the community uh into the future.

It brings competitively priced fuel to the community, and it we do it in a way uh that we prioritize um environmentally uh sound practices in our operation and our design of the facility.

And ultimately, we are a retail business.

So when the time comes, we are prepared to pivot with where the member demand takes us.

So that's uh just a real quick you know discussion about how we approach these projects in each case.

Slide.

So um I'm gonna stop talking here and invite uh Chris Firko up to the stand who is going to take you through more technical aspects of the uh project.

But again, we are here for any questions uh as well as um our warehouse uh management.

Thank you.

Thank you, Sean.

Uh yeah, good evening.

Um I'm Chris Furko, and I'm with the Core States, and we are Costco's fuel consultant.

And I'm just gonna go through a few slides very quickly to give some context to this project.

As you can see on the screen here, the aerial photo shows the general location of the uh fueling facility.

Uh next slide.

And just an overview that that staff has already gone through 14 fueling dispensers uh with 28 fueling positions, um, has a small uh 125 square foot in controller enclosure, about a 10,000 square foot canopy, uh three 40,000 gallon underground storage tanks and one fifteen hundred gallon additive UST.

Um features of the layout are that the facility location is away from primary pedestrian areas, meaning that you can get in from vintage way, purchase fuel and not have to drive across the primary pedestrian areas in front of the warehouse.

Um also set back from natural areas because it is within an existing developed parking lot.

Um it has efficient circulation access, easy access from vintage way, as I mentioned, um, one-way flow.

The facility has one-way flow through it.

Um, and uh the the uh fuel deliveries occur in a protected area off to the side.

There's a striped area off to the left of the canopy where the fuel truck can park and deliver fuel safely.

Um Costco always provides employees on site during all operating hours, and they are uh well trained uh in uh at all facets of operating the facility.

Um the facility itself is also um subject to very, very strict regulations, uh continuous monitoring requirements and redundant protections.

California has some of the most rigid requirements in the United States are experienced throughout the country.

California is right there at the top.

I'm gonna pass it over to Amy Lopez on traffic.

Good evening, Commissioners.

I'm Amy Lopez with Kittleson and Associates for the transportation engineering consultants who prepared this transportation study for the project.

I have three slides for you, we'll be succinct here.

First, um, as you may have read in the transportation impact analysis report, um, this is a study that we prepared working hand in hand with staff and especially with staff's consultants at WTRAs, um, looking at both level of service analysis as well as vehicle miles traveled.

With the level of service or LOS analysis, the findings showed that intersections studied for this project are expected to continue to operate acceptably with modest improvements that would be that are put forward put forward through that study, things like revisions to signal timing that make things run a little bit more smoothly.

Um there's an addition of uh a left turn lane that is proposed on Vintage Oaks itself that's to provide a better flow for traffic that would be turning into one of the driveways, uh the one that would be relocated closest to the fuel facility when it's constructed.

And so additionally, a vehicle miles traveled analysis was conducted for this project.

Um the point with this really is showing that the data we used demonstrated that there are Costco members living in this area, including within the city of Novato today, who indeed are making fuel and warehouse purchases in Roanert Park and at the Vallejo location.

And so those long-range trips for people who are choosing to make that trip for the convenience of getting the value of gas purchases there, those are long distance trips that don't need to be made into the future when this fuel facility exists here in Novato.

And so those are trips that would no longer that's a lot of mileage that would be reduced.

Ultimately, the finding of the analysis is that the overall VMT in the in the region would be reduced with this project constructed.

And the final piece, which I was speaking to a moment ago, just because it was an outcome from the uh level of service analysis is that striping on vintage oaks to provide a left turn pocket into that newly relocated driveway that would serve the development there.

Thank you.

Thank you.

Okay.

Oh.

I'm sorry.

I'm very sorry.

Um parking, that's right.

So questions have arisen with consideration of what would be um what would be the outcome for the shopping center with the fuel facility coming in considering the demand for parking that exists today.

There are a handful of bullet points up there.

I'll let you read them.

The most important thing to consider here though is the second one, which is that um Costco zone employees currently can park anywhere.

And so part of the commitment of Costco and particularly the warehouse staff who are here tonight is that their employees will transition to parking on Roland Boulevard when the fuel facility is in place.

Now the fuel facility is set to take over or offset 119 existing parking stalls.

At any given time during the day, there are at least 150 Costco employees present.

So when 150 employees shift to parking on Rollin Boulevard, a location of which all that new construction well, it's not as new anymore, but but that reconstruction there and the provision of parking there is more than enough to support that level of employee parking.

It more than compensates for the parking loss that would occur with the fuel facility in place.

Uh owners themselves are have considered converting the men's warehouse into parking.

It's something we're aware that they're looking into.

I believe they're here tonight if there happen to be questions about something like that.

And I know that one really is my last slide.

Thank you.

Okay.

Um to conclude our presentation, um, just uh some information about the safety features of the fueling facility in terms of the construction.

Um the underground storage tanks will be placed uh within bedrock uh because that is uh what's underneath the the soil there.

Um and the tanks will be secured with anchoring straps, you know, context connected to uh concrete deadmen.

Uh the tank hole then gets filled with pea gravel and covered with an eight-inch thick concrete slab.

Um that resists buoyancy forces, uh, et cetera, and keeps them firmly in place.

Uh in terms of design, uh the facility is continuously monitored 24-7 by uh leak detection system, uh alarm system, um all the pipes and the tanks are double walled, uh, and they have continuous monitoring and containment as well, and these are all prescribed by regulations.

Costco's facilities um meet all regulations and often uh not often, but and time in some cases exceed those.

Uh and then again, uh the facility is uh operated uh by fully trained Costco employees.

Um so that uh concludes our presentation.

Um we have a full team of experts here uh to answer any questions you may have.

Thank you.

Wonderful, thank you.

I'm gonna bring it back to you're I think you're okay to sit down and we'll call you back up if uh any questions arise.

Um I'll bring it back to the commission here.

If you'll indulge me, I wanted to start off uh with some questions for staff just because I did want to set the table given there are three members of our commission that were not around uh when this previously came forward.

And so I did want to specifically ask something that the um the applicant mentioned.

That's that the project started about you you started actually in 2023, but I believe the project did start around 2020.

Um you tell us a little bit about that and that process that went forward from there.

Sure.

Uh yeah, so the application was submitted, I believe, in April 2020.

At that time, um the city prepared a initial study, CEQA initial study and mitigated negative declaration.

Um as part of the environmental document, the city had its Roll and Boulevard project.

So we did a single environmental document for both the Costco project site and the Rollin Boulevard improvements.

Um that process included going to the design review commission.

Um I think twice at the second design review commission meeting, they did uh vote a favorable recon recommendation regarding the site design and um so then at that point uh I think that's the point where we were really started getting into the um drafting the mitigated negative declaration once we knew the site plan was fairly static as far as the design.

Um went through that process and then it came to the planning commission.

Uh Planning Commission did vote to recommend the city council uh approve the CEQA document and the use permit and design review entitlements.

And then it went on to the uh city council and ultimately the city council uh approved that project.

Uh the project today, because it does not have the role and boulevard improvements, does not need to go to the city council.

So should the Planning Commission approve the project tonight?

Um that that the project is approved, and only if the project gets appealed to the city council would it go to the city council.

Thank you.

So it just to be clear, we we did see this before, some of us have seen it before.

Came forward, we approved it.

It went to council, they approved it.

Um then it sounds like the mitigated negjack was challenged.

Is that correct?

Yeah, yeah.

I don't have all the details details about that, but essentially a lawsuit was filed against the city uh claiming that the environmental the mitigated negative declaration was deficient and it went through a court process, and the court on a couple of items found that that document was insufficient and uh directed the city to uh prepare an EIR.

And so that's why we're back here today.

That was a that took an extra what five years then.

So just a point of clarification on the uh determination that the court was making on the mitigated neg deck.

Uh so a mitigated negative declaration is subject to a fair argument standard, um, and that's a very low threshold uh where someone can argue that there's a potential impact uh resulting from a project.

Uh if a fair argument is sustained, then an agency is required to prepare a higher level uh more rigorous review through an environmental impact report.

Understood.

Um and so since the uh environmental impact report has been done, was there anything new significant findings, any new significant mitigation that came out of that?

Uh I believe there's two additional mitigation measures.

One was the air quality mitigation measure.

Um, and that's related to construction, um, the timing of construction of the site.

And the second one is uh mitigation measure, it was in the energy and greenhouse gas section, and that is a requirement for the parking stalls that are being relocated.

Um they have to meet Calgreen tier two standards for EV charging specific to those parking styles that are being relocated.

And was that already done?

My understanding is that I did see a lot more parking behind Costco.

So I don't know the exact years, but after 2021, vintage Oaks did install a number of chargers.

I think behind more of the office areas in the center of the project site.

Um so that was done.

Um essentially moving forward um the at the building permit stage our building official review, the tier two requirements based on the construction plans, and will uh require additional stalls as necessary.

Um that exact number has not yet been determined though.

Okay.

And then finally, I did have a question.

We did there was another hearing we had where we um passed a moratorium on gas stations, with the exception of this one in particular.

What year was that?

I believe that was 2022.

Okay.

And that went through not only planning commission, but also through council, correct?

Correct.

And that is now a code that's enforced, right?

It's an ordinance, and within that ordinance itself, there was a carve out for two in-process gas stations, one being the Costco this evening.

Okay, wonderful.

I think all my questions are covered.

Uh Commissioner Griggy.

Yeah, I just wanted to uh follow up on a the answer to your second question.

Uh you mentioned that uh the applicant will meet the Calgreen uh tier two standards.

So if I which I believe requires one in one EV charger for every five affected parking spaces.

So if I if I if I'm doing the math correctly, if we're moving over a hundred and twenty spaces, am I correct in concluding then that there will be twenty-four uh charging stations that will be required as a result of this project.

So um it's there isn't a requirement for the parking spaces that are being lost.

Um it's my understanding that the requirement is for the 62 or 64 parking spaces that are being relocated.

And I believe there's a couple different ways within the Cal Green Tier Tier 2 standards on how to meet that requirement.

I'm not an expert with the California building code, so I I don't want to misspeak on that.

But so I don't have an exact number for you tonight, but uh that'll be reviewed through that uh building permit process.

If the applicant can speak to that, would you like to hear?

Yeah, it sounds more it sounds like I did my math wrong and it's more like 12, but just wanted to get it closer to an exact number.

Uh yeah, Chris Ferko again.

Um we uh conferred with the city's building official on this topic, and uh the determination was that the facility would require uh 28 EV stalls, 21 of which would need to be level two functional, um, and then the uh and then be able to expand it to 28.

There is a way to substitute level three chargers as like a ratio um where you can substitute level three uh chargers, and I think that number was six.

Um six instead of the full 28.

Uh and so that's what the level two standard calls for.

Thank you.

Keep going, Commissioner Grigie.

So I'm sorry.

Commissioner Grigie, would you like to keep going?

Um I have more questions.

Oh, yeah, please keep that.

You don't have to ask him all the questions.

That's all right.

You can sit down, so we'll bring you back up.

Yeah, I have to do that.

Commissioner Grigie, sorry, back to you.

I I did want to speak uh to a couple of the issues that were raised in the uh safety element that we have uh the climate hazards that we discussed on the safety element last year.

Uh in the uh safety element, I believe that the vintage oak site was identified as having uh it had a it was identified as having a liquefaction risk.

And then the uh the the EI, the draft EIR says that there is low potential for liquefaction.

Uh I was just hoping for an explanation between the diff the that seeming difference.

Sure.

Um so I think the safety element that's looking at very generalized uh geologic mapping.

Um for this project site, uh they and they have a geotech, I believe that's here that can explain it better than I can, but they do a site-specific analysis of the soils.

I believe they do some soil borings at different areas throughout the site to get a characteristics of the soils specific to the site.

So I think it's just a difference between having a site-specific geotechnical analysis versus um these broader, more regional generalized soil mapping um studies that go into a general plan type document.

Perfect.

Thank you.

Commissioner Grig, if it's okay with you.

Could could we hear from Chair?

Forgive me.

Commissioner Grief.

Could we hear from the geotech?

I was gonna say sorry, my thing was muted.

I would like to hear that.

I'd love to hear from uh if you would mind coming forward, the uh expert from um geotech.

Okay, thank you.

You got it so well.

So um basically the geological hazard maps are maps that show in general geologic phenomena that can happen in a region.

So something being mapped in a liquefaction hazard zone is exactly that.

That has the potential to possibly happen in that region.

So as you explained, all that's telling us as a geotech is hey, plan your investigation to be able to evaluate these phenomena and see if it actually occurs where we're doing it.

So for liquefaction to happen, you need to have high groundwater and you need to have cohesionless soils.

So those are um sands for the most part, and the cleaner the sand, the more susceptible.

On this site, we have layers of compacted clay, which are cohesive on top of bedrock.

So evaluating it regardless of where groundwater is on this site, the soils here are not liquefiable.

Is that answer in full?

Thank you.

Yeah.

Thank you very much.

Commissioner Green, any more questions?

Uh not at this time.

Wonderful.

Commissioner Havel.

No questions.

The the record, the voluminous record uh spoke for itself and answered any questions I had.

Thank you, Commissioner Hamill.

Commissioner Tiern.

I am curious about the location of the subsequent or new chargers, electric chargers.

Where might they be located?

I'm sorry, why don't we bring one of the uh applicants up?

Sorry for the stand ups and down.

Um the the new chargers would be located um within the parking area near the fueling facility.

The exact location is uh to be determined.

I see.

I see.

Um because as I went out there, I did see the Tesla ones, and there's a couple of new chargers on the other side of the shopping center.

I just wasn't sure if that was part of the mitigations in advance of the project or not.

Um, they were installed in the interval, you know, in between uh when the project was first reviewed and since then.

And so yeah, that was that's a benefit to the center.

Okay, okay.

I might clarify that point.

So those fast chargers were um agreed to as a condition of the council approval, the original council approval.

And after the regardless of how the project moved forward, Vintage Oaks uh ownership decided to proceed with installing those in good faith that the project was going to move forward.

And so uh that's that's how they got there.

And those are the Tesla ones, those are the Long Rolands, not the other parts of the shopping center.

Uh well they've installed two.

Yeah.

Some of your team continues to raise your hand.

So it's up to you.

I might invite it.

It's up to you, yeah.

This is a representative uh of the landlord.

So clarify.

Sorry for clarification.

Uh my name is Kathy Deacha.

I am with Cross Point Realty, and I've uh worked and overseen the shopping center for the last 18 years.

Um so the Tesla charging stations are in the back of the property.

There are 20 of those.

On the front of the property, basically directly opposite of that on the inside of the property, there are two universal charging stations.

Those have been there for four years, let's say.

Four or five years.

The new charging stations that we just installed are on the north side of the property over by what we call our Pad W building, which is where the Chipotle is located.

Those are there are 12 universal charging stations there that just opened about two months ago.

Okay.

Okay.

And so they're not mitigations for what's going on with this gas station.

These were done um based on the conditions from the first approval.

So the first the first approval was for 10, and we installed 12.

Okay.

All right.

Well, I guess we're making progress.

Um I don't know.

Uh so I do have another question, but it would be about Costco's hours of operation.

Thank you.

Thank you.

Thank you.

What are the hours of operation?

That's kind of referenced a number of places.

This isn't a 24-hour gas station.

No.

Um our requesting hours of operation, 5 30 a.m.

to 10 p.m.

That's uh a standard range of hours that uh we like to uh request for each of these um gas stations and they operate outside of the window of the warehouse, but um really just as a convenience to members.

Okay, okay.

Um so I think in part of the this debate or discussion of particularly about the vehicle miles traveled, it implies that there's new people that there's going to be drop by people passing by.

And I'm just not sure if that means you're open to the public, like the way the Safeway station is, or if it's exclusively Costco members.

It's exclusively Costco members.

And as to how that works, um I might reinvite Amy Lopez back to this.

Great.

Thank you.

Yes, well, so of course, Sean's correct.

The Costco fuel facility would be available to members only.

You may be referring to different classifications of trips that are discussed in the transportation report.

So we talk about primary trips, diverted trips and pass-by trips.

These are co these are common trip types described in traffic engineering.

A primary trip refers to a trip that is made by someone for whom going to this destination was the primary purpose of making a trip on the roadway network.

Uh in this case, you might think of somebody who's at home and then they're driving to the Costco and they're going to purchase fuel and they return home or whatever their origin was, they go there for that purpose.

A pass by trip refers to someone who already was driving on the adjacent roadway network, and as they were passing by, they pull in through the driveway, do their shopping, or in this case purchase fuel, go back out and continue on their path of travel.

But the but the trip into the site was not the primary purpose of them being out on the roadway network.

They were literally passing by.

A diverted trip is similar to a pass by in that it is someone who already is driving on the roadway network for whatever their primary purpose is.

Maybe it's heading from home to work, from home to grandma's house, something like that.

Maybe it's heading from home to work, from home to grandma's house, something like that, and they divert from their path of travel to get to the site, do their shopping, or in this case, to purchase fuel, and then head back to their original path of travel and carry on to their primary destination.

So it's a way of thinking about different trip purposes.

And that's customary as to how traffic studies are looked at when we're in particular looking at level of service considerations.

Okay.

Can you di that up?

Is it a third of the people are primary?

A third are passerbys, a third are going to be diverted.

It's difficult to kind of ascertain.

I mean, and the way you break them down seems very specific.

But then when I try to figure out well, is this new trips?

Is this old trips?

Are these you know new Costco members?

It doesn't seem to, you know, because it's proprietary.

I guess that's not available information, but can I get some kind of indication how this breaks down?

I'm happy to answer your questions.

I'm hearing three or four in all that you've just said.

So I'm gonna address multiple things, but if it if I'm going not where you mean to, just give me a wave and I'll stop and we'll try again.

Well, let's see.

Yeah.

Okay.

Uh so to your first question how many, how can you know how many or what portion are passed by diverted in primary?

Kittleson has been working with Costco on their fuel sites and their warehouse sites for over 30 years.

We maintain a transportation database on their behalf.

Part of the data we collect when we're doing work like this to do traffic impact studies involves going out and collecting trip data at, in this case, Costco fuel facilities.

And so that involves both having a data vendor who specializes in this video vehicles going in and out and then counting them and providing us raw data.

Additionally, those same, well, not the same, but other individuals from that firm go out and survey Costco members and they ask them about the trips they're making.

And that is how we learn.

Did a person who went and bought gas that day, was this their primary trip, meaning they were just going out on the roadway network just to go to Costco and get gas, or was it a stop in on the way to somewhere else?

And if that's the case, then we're asking what road were you driving on?

You know, and there's a map on the sheet, and they're like, I was on this one or that one, and that's how we can determine, excuse me, determine if they were indeed a pass by or a diverted trip, or we can know the primary.

So it's from direct surveys made by to Costco members.

We've done this at dozens of sites all over the all over North America at this point.

So that's the origin of being able to ascertain what portion of all the trips coming to a fuel facility are pass by, diverted, or primary.

That was part of what you asked about.

But I'll pause there in case you want to ask for because you had many questions.

Um there appears to be an effort to try and break it down, but it gets lumped together.

So would a third of the trips being generated to this gas station be primary?

Would the next third be the passerbys and would the last third be diverted?

Do you know?

I do know.

I can step over and get their report because I know it's not a third, a third, a third, but I don't keep the percentages memorized.

Please let me grab it.

We lead a lot of these studies, and it's different with a warehouse than a fuel facility.

Okay.

So pass by trips, 36% during a weekday peak hour, 30% on a Saturday.

Diverted trips are 34% on a weekday, 32% on a Saturday.

And warehouse trips.

Oh, sorry, no, that's a different piece.

So then with what 36 and 34 together are 70, so that means 30% are primary trips on a weekday.

30 and 32 give us 62.

So that means 38% are primary trips on a Saturday.

Okay.

I I appreciate that answer.

Um, there was one other thing that was put in the report, and I think it was W Trans, but it could have been, you know, your firm.

Um, that folks that go to Ronart Park and Vleo are willing to wait 10, 15, 20 minutes in order to gas up there is was that part of your report?

Do you remember that?

That's information Kittelson provided.

So that comes from you heard me talking just a moment ago about how we collect trip data at Costco fuel facilities.

Through that same process, we also have our data vendor collect gas queue information.

And we've again been collecting that for as long as the gas program has existed.

And so it's on the basis of that information that we can make an assertion like that.

What we see in particular at certain Costco fuel facilities that are smaller than are is really needed for the location to meet the demand there.

There are members who will wait in a queue for 10, 15 more minutes to be able to, you know, make a purchase there and um take advantage of the value that Costco provides with their fuel facilities.

So it's on that basis that demonstrates to us, yeah, people are willing to spend time for the value that they get at a Costco fuel facility.

Okay.

And because you also studied the traffic and all like that.

So let's just assume that we have those 10 and 15 minute backups.

Where and I saw that there's going to be an employee that's then going to shuttle things around or put traffic signs out.

Does that overflow just go into the parking lot?

Where are these people going to wait?

Yeah, that's a good question.

So this facility is being sized uh larger than some, it's larger than what is put in put forward to date at the other locations you mentioned, and that's in the spirit of being able to meet the demand that's expected here through the years.

Costco has learned that there's a high level of demand for the value they provide with their fuel facilities.

Um the queue storage area has capacity for roughly 29 vehicles behind the 28 fueling positions that would be provided.

Specific to your question, then if there were a time when there were more than 29 vehicles waiting their turn, um we have worked with the warehouse team to develop what we call a queue management plan.

And we've done this for Costco at other locations as well.

And the purpose of that is to have a plan for how to route any spillback queue within the Costco site itself and prevent it from ever being out on vintage oaks.

Okay.

Thank you very much.

You're welcome.

Thank you.

Commissioner Tierney, any other questions?

No, no, no, I'm not done.

I'm done.

Thank you.

You're done.

Okay, great.

Uh Commissioner Steckenberger.

No questions at the moment.

Mr.

Roche.

Uh I have some questions.

I'm not quite sure whether we're asked them at this time.

One is the transportation.

Two, I should also let you know that I spoke with uh Ross probably about four weeks back and uh did a video conference with them in regards to traffic tokens of this sort.

Uh so I do have a couple of questions.

This is specific to the uh fuel tank.

And then I had some uh traffic questions as a follow-up as well.

You should go ahead and ask all those questions.

Yeah, I mean, yeah, hopefully it'll be public.

So here we go.

Hello.

Good evening.

So with that said, we have three, we basically have 20, 32, 34 uh EV stations at this point throughout the uh vintage oaks.

Twenty in the back, two somewhere in the middle, uh maybe by Panera, I'm not quite sure, and then an additional 12 over by Chipotle, correct?

I I think you should ask the applicant.

Yeah, I think that's it.

I'm just a workout.

Yeah, okay.

And so what I'm wondering about now that I had a question, are relative to this project, is it stipulated that there are going to be any more charging stations that need to be built, or is it more than met at this point in time?

We'll see what needs develop.

I think maybe staff staff, can you ask, is there is there any anything else conditioned uh for additional mitigation in the form of uh EV charging?

Uh at this point, there's no conditions of approval other than the mitigation measure regarding tier two EV chargers compliant with the California building code written into the the resolution conditions of approval.

Got it.

So then um switching over to this and looking at the tank.

I'm looking at the basin.

I mean, there I've read a wealth of information.

There was just so much that we went through.

Thank you for all the documentation.

It was a lot.

Uh with that said, here I have the visual, which is incredibly helpful.

As I look at these beams, they're cement beams.

Got it.

So here we are in earthquake land, and what I'm wondering about is the space between that beam, what is it just hooked on from the tank onto the metal beam, and that is separated intentionally?

Uh should there be a shaker?

What's going on with that a little bit if someone might be able to speak to that?

That can talk to it, it'd be great.

Well, the the tanks are fastened to the um to the beams to the concrete beams using straps.

To hold it down.

To hold it down, correct.

As it empties.

Gotcha.

Right.

Okay.

Is that the only purpose of the beams?

Yeah, yeah.

Yeah, largely is to resist upward buoyancy forces.

So what safety measures are there, or is it relative to the PROC that is supposed to limit uh any environmental trouble should there be a shaker here, earthquake, and what's going to happen to this tank?

Yeah.

So the facility is designed to withstand the greatest earthquakes situations.

So what level of earthquake is that?

6.9, 7.9.

Yeah, that I don't know exactly, but it is prescribed by state code, uh, the requirements of you know, Marin County public works, uh, etc.

Um, and so these design requirements are come from you know uh years and years and years of state regulations.

The geotechnical report is I'm sorry, wait, you you'll have to come approach the stand if you'd like to speak.

Thank you.

I'm glad everyone's joining in and answering all these questions.

The geotechnical report has a table in it for the California building code and MCE on there is maximum considered earthquake.

So that is the per California building code, that is the maximum considered earthquake based on a culmination of the faults within this area and the maximum movement that would be reflected should they have their maximum considered earthquake.

What was it?

Yeah, sorry, I we can't have a back and forth with the public.

Um but again, if there's anyone in the public does have questions, please bring that to the stand when you do speak uh during the public comedy period.

Well, you're up here.

Yes.

So we have bedrock.

This is about 17 feet down, correct?

Yes, the typical tank hole is 20 feet deep.

Yes.

Got it.

And so beneath this is going to be clay for a given period of time, right?

No.

The we're actually cutting into bedrock because of the way the bedrock profile is in the area of the tanks, and we specifically pick this layout for the gas station so that the tanks would be in the safest possible location.

Okay.

So by having them founded on bedrock, right?

We both limit any potential settlement from the weight of them when we're not having uh buoyancy type issues, and then also are able to anchor them down with the deadmen.

So when we're calculating the size of those anchors, and the deadmen is the beams.

The beams, the ski looking things.

Those are the deadmen.

So what we do is we calculate the worst case situation, which would be the tanks are completely empty.

Um the groundwater is completely full, so you consider a flood situation, even groundwater at the surface, uh, and an earthquake happens.

And that's how we calculate and size what those anchors need to be.

Very good.

Thank you.

I appreciate that.

Thank you.

Thank you both.

Mr.

Roche, any more questions?

Uh so in terms of training, uh, you're there's going to be someone on there at all points in time.

Uh noted, what what is it that they are for lack of a better phrase?

What is the gas station attendant supposed to do should an event happen?

Is there an automatic hit the red button?

We're we've got to stop emergency valve.

Yeah, there actually is.

There's an emergency shutoff switch.

Uh they're placed at various places around it in the red, and you hit it, the whole thing shuts down.

Obviously.

Yeah.

Okay.

Got it.

Um I know it sounds it's it's mundane, but it's very real.

Yeah.

So I appreciate that.

Um if I'm no further questions on that.

I want to thank you for that.

Wonderful.

Okay.

Traffic question.

Oh, sorry.

Yeah.

I do have it, and this might be for Zach, correct?

So if we're looking at that, and maybe this ties into the flow of everything and the road, the improvement on Roland Boulevard going behind Costco.

As I see it, half of it is filled by new Kia cars all day long.

Not quite sure what's going on that.

Maybe we'll talk to staff about that later on.

Um, because it's very real.

And then if we have the employees come around to the back and they're going to be walking up at this point, basically, as I see it, we might have 10 lots left for people that want to go take a walk in the in the wetlands and such.

So I'm not quite sure how that's going to play out.

That's a worthy discussion we should touch base on.

But as I'm looking at this, and if we could go back to the parking lot screen, it would be great to see the flow.

There we have it.

And there's a more clear, there's a clear screen, uh larger.

There we go.

Okay, so if I'm looking at this, what's going to be built is a third lane where the old chase bank used to be, that's going to be the turn in.

And so immediately to the right is going to be the turn-in for the gas station.

Is that correct?

And then as we go as the uh automobiles fill up, once they are complete, they go forward and take a hard right and go back out in front of the tire center and take a left and get on their way.

Is that correct?

I believe so.

Okay.

That was really it.

That's I just needed to see that traffic flow and what it stood for.

Appreciate it.

Thank you.

Thank you, Commissioner Roche.

Okay.

Um seeing no further questions.

Any other questions, folks, before I open up to public comment?

Okay.

I have a number of cards here.

If you will would like to speak, um, I'd ask that you'd fill out a card.

Uh I'd also ask everyone to be courteous.

We can hear all your comments.

This isn't that big of a room, so please be courteous.

So I will open the public uh comment, period.

And Robert Atkinson shall be first.

How odd that I'm first.

Oh, by the way, sorry, I don't mean to cut you off.

Um we're gonna do two minutes.

If I do the I don't know if you have a long time.

I'll be quicker than that.

Uh yeah.

If if you're running up on two minutes, I'm just gonna do this.

I don't want to be rude, and then I might have to cut you off at some point.

I know a few folks might be a little bit low.

Yeah, you're right, you're good.

Yeah, you're good.

I'll give you 15 seconds.

So I'm gonna be popular tonight.

My name is Robert Atkinson, 20-year resident of Otto, and I support the construction of the Costco gas station.

Um as the commission's probably aware, we have a very diverse population in Novato.

Uh we're not Southern Marin.

We're a community of both blue-collar and white-collar families.

Five percent of the people in our community are veterans.

Twenty percent of them are under 18, and 45% of them are considered minorities.

We're a very much a working class community.

Given the high cost of living, high cost of rent, the cost of feed and clothes, our families.

And we've many of these people struggle to make ends meet.

They don't have the luxury of electric car.

Electric cars are still 15, 10 to 50 percent more than gas cars.

Many of them drive 10 to 15-year-old vehicles, SUVs, minivans.

They have large families.

I've been coaching in this community for a decade, been involved in scouts, I know many of these families.

And they would all love to have a rivian, but they live north of San Rafael.

Um they would also enjoy buying gas for 50 cents less a gallon than they currently do.

Um, this savings would directly benefit our entire community.

It would help a creative create a competitive marketplace of some of the other gas stations that are overcharging us.

Um I I strongly support Costco's gas station.

One other topic I agree um with is traffic.

Uh and my profession, I dabble with traffic and and there's pass by traffic.

Um, I think that as a Costco member, I'm here every week.

My wife insists on it, and I'll fill up the SUV every week I'm there.

Highly unlikely I'll drive by just to buy gas.

So I think there's some advantages to reducing pass by trips that I take to go to Chevron or Exxon, another station.

I can sort of combine my shopping trip and cut down on my vehicle miles travel.

So I would urge the commission to do what I think is best for the people of this town, this community, and approve this project.

Thank you.

Thank you.

All right.

Oh, excuse me.

Uh yeah, Silk Valentine.

Ms.

Valentine, I will do this at some point.

Again, don't want to be rude.

Yes.

Yes, yes, yes.

Good evening.

Um Planning Commissioner, staff, the public Costco.

Intrigue and cut in.

My name is Sika Valentine.

I'm a resident of Navato for 15 years.

Thank you for the opportunity to speak.

I have strongly opposed the Costco Mega Gas Station project since the beginning.

For me, as a health and climate conscious mother and grandmother, approving the construction of this new gas station our city, it's the largest in Marine, would be a huge mistake.

Gas stations are toxic sites.

Modern ones are less toxic, but they are still toxic and cause harm.

The final EAR likes the traffic ER classes or was a substantial problems posed by this Costco gas station.

Costco gas stations are designed to sell large volume of fossil fuel.

And burning gasoline keeps carbon dioxide emissions rising, causing air pollution and rapid heating of the atmosphere and our oceans.

It is now clear that we are in a climate emergency, and our climate is changing fast.

Becoming more chaotic and destructive.

Increasingly costly climate disasters are burdening our economy.

Air pollution is causing serious health problems.

My question is are we really willing to cause more traffic problems?

Air pollutions and cleanhouse gas admissions in Navatu for this little discount prices of Costco gas.

Putting our beautiful wetlands and wildlife areas at the vintage old shopping center at risk.

Are we willing to sacrifice a livable future for the next generation for profit?

Local tax revenue and a bit cheaper gas.

We have other options.

We have 12 gas stations.

It's very close.

It's a the local own business, and it will keep the local the money in the local economy.

Thank you, Miss Valentine.

Thank you.

Appreciate it.

Okay.

We got Kathy.

Hello, Commissioners.

Thank you.

As a reminder again, my name is Kathy DeAchoa.

I am president of Cross Point Realty, and we've overseen the management, the operations, and the leasing of vintage oaks for the last 18 years.

I'm here tonight representing the owner of this shopping center, the James Campbell Company, who has owned the shopping center for the last uh 31 years.

I said 31 years.

We are here to voice our full support for the Costco Gas Station Project.

As the landlord, we have worked closely with Costco and have made improvements to help ensure the project integrates well with the rest of this excuse me, rest of the center.

Um we've talked about several of these that we've done, so I'll just make them uh short.

But uh the EV infrastructure.

As a reminder, we have 35 electric vehicle charging stations on the property currently.

Um second, the Roland Boulevard improvements um along with streamlining the traffic flow.

It did, we did also add a bike path.

And as a reminder, there's 196 parking stalls back there.

And to speak to the question of the KIA car cars that are parked back there.

That is completely temporary.

The parking is currently underutilized.

I mean, they were just all 196 of them were pretty much vacant most of the time.

And so we um have worked with KIA to use that.

They are using it as overflow parking, but it's on a month-to-month agreement that can be terminated at any time.

So our intention is once the gas station is in place and the employees are parking back there, that agreement would be terminated.

Um lastly, um, the former men's warehouse building.

Um, we have been very deliberate and cautious in not releasing that building.

It has been vacant for several years now.

I'm getting the I'm getting the go quickly.

So um to reiterate what was said by Costco earlier, we have left it vacant for the purposes of potentially adding parking there if after the gas station is uh installed.

It there needs to be more.

So we are in full support of the gas station.

Thank you.

Thank you, Ms.

Diogel.

Okay, Seth Shorett.

Good evening, planning commissioners and SAF.

I'm an 18-year resident of Novato and I strongly support the Costco gas station.

This project represents an opportunity to strengthen our local economy and increase tax revenue.

Costco's own research shows that locations of fueling stations increase patronage.

Higher patronage benefits not only Costco but other retailers in the Vintage Oak shopping center, other retailers in Novato, employees in Novato, and our city coffers.

Costco is a respected national retailer, and supporting a large business that has chosen to make Novato home is also important.

They are the number one generator of sales tax for our city.

The station is important to them.

We're honored and blessed to have them here in our community, but they don't have to be here.

And if we're too difficult to work with, I'm concerned that they would choose to move to another city that will accommodate their growth.

That happens, we all lose.

The city's already approved this gas station, and flip-flopping on that decision would seriously damage the city's reputation.

The fact that it's taken so long to get back here is already a black eye.

A new gas station will not increase the use of fossil fuels.

People are going to use gas regardless.

Denying Costco this opportunity will only force those fuel purchases out of our city where we can't benefit from them.

As much as we like to have a carbon neutral economy, we're just not there quite yet.

This is not a centrally planned economy.

This is a free market, and we need to let the free market work.

Consumers are smart.

Costco is smart.

Many have determined that gas-powered vehicles make the most financial sense.

And down the road, when it makes financial sense to replace the gas station with charging stations, I'm sure that Costco will do that too.

Lastly, the gas station is not an environmental hazard.

Modern gas stations are incredibly sophisticated, safe, and highly regulated.

The underground tanks are double-walled and actively monitored with 24-7 systems in real time.

They do not leak, and if they did, the fuel would be captured in secondary containment and personnel would be alerted immediately.

And proximity to the marsh is not an issue here.

I believe this project would be a positive set for Novato's economic vitality, and I encourage you to approve the project tonight.

Thank you.

Thank you.

Peggy Mertz.

If I mispronounce anyone's names, I do apologize.

Good evening, and my name is Peggy Murz, as stated.

I am a 78-year-old grandmother and great-grandmother.

I was born in Marin County at Ross General Hospital.

My mother was born at Cottage Hospital in San Rafael.

I've lived in Novato for 24 years.

Novato was an adventure to go to on a day trip.

I don't have all the statistics like other people.

But I have a great love for the county I live in.

And when I moved to Novato, it reminded me of how it was to grow up in San Rafael.

So what I want to say is no.

Just like I say to my grandchildren and my great grandchildren, the answer is no.

Thank you.

Thank you very much, Ms.

Mertz.

Katie Power or keep powers.

Good evening, Commissioners.

My name is Kay Powers.

I'm a co-chair of Marine Conservation Lakes Land Use Transportation and Water Committee.

And I'm speaking tonight on behalf of MCL.

I hope you had time to read our letter that was submitted this morning.

Knowing the urgency of the climate crisis and its destructive impacts both globally and locally, MCL firmly opposes the permitting of any new commercial gas pumps.

We have supported Novato as an early and consistent leader on climate action from your 2009 climate action plan to the city's goals to reduce greenhouse gas emissions and actively implement implement local strategies to reduce the effects of climate change in the general plan 2035.

And most recently the climate plan action plan 2030.

This decision tonight is an opportunity for Novato to make good on these initiatives and plans for actions.

Approving a new mega gas gas station in 2026.

Well, we know we know that fossil fuel combustion is causing global warming, and what we and that we need to address it.

This would move the city in the wrong direction.

And while this project is prevented, is not prevented by Novato's 2022 ordinance ban banning new gas stations.

Novado's commitment has been clear and its intent to take emergency actions to reverse global warming and to reach its green greenhouse gas emission reduction targets.

Transportation is the target is the largest source of Nevada's greenhouse gas emissions.

Building Loran's largest gas station would perpetuate reliance on fossil fuels rather than focusing on expanding access to clean transportation.

Plans and declarations are meaningless unless they drive decision making during project approval.

Approving or denying the project based on its merits is at the city's discretion and is up to you.

Thank you, Ms.

Finals.

Sorry.

We urge you to deny the approval and commit to Novado's leadership on climat um climate action.

You would bring in you would be acting in the public's best interest and the environments.

Thank you.

Thank you.

John Thomas.

Hello.

Sorry, just making sure I'm standing close enough.

So I'm John, and you know I'm a student here in Novato.

And I have a problem with the Costco gas station.

First, it is well known the gas stations leak, and if gat and if a giant gas station is being built on top of a giant wetland, it is easy to see how this will pollute it and harm the wildlife that lies on it.

Furthermore, California is moving away from its reliance on gas stations.

Our neighboring Sonoma County already prohibited new gas stations from being built back in 2023.

So by building a new gas station, we are just undermining this progress.

Also, we have to keep in mind that Costco is a billion-dollar corporation.

So naturally, it's going to prioritize profits over public safety.

Their representatives may try to frame it with altruism, but no matter how they try to frame it, it is still another gas station.

As for the concerns about cheap gas, there are local gas stations like Matt and Jeff's, which already provide cheap gas.

So this gas station will only harm local business and put money in the pockets of a corporation that does not need the money.

Although this gas station's construction may not seem significant, it is a step backwards from the direction we should be going in, which is towards electrification.

This is one more gas station that is keeping us from a cleaner tomorrow.

We cannot keep making excuses for corporations to harm our environment because if we do, then in 10 to 20 years, my generation will be the ones forced to clean up the mess.

Thank you.

Thank you very much, John Thomas.

All right.

Julia Janeway.

I'm here tonight to ask you to reject the final EAR and deny this project.

Not on the opposition of Costco as a business, but because the evidence is clear that this project is hazardous to the health of Nevada's people and the environmental resources we all share.

My own children have been patients at that pediatric clinic directly across from the site.

A clinic with no planned setbacks to protect families from the toxic fumes the station will generate.

Exposing chicks sick children to constant stream of benzene emissions is not a manageable risk.

It is reckless.

Placing multiple massive underground gasoline storage tanks in that environment compounds the danger.

Costco's own plan acknowledges its leak detection system is not 100% effective.

So when that leak happens in the sensitive habitat, the damage cannot simply be undone.

Toxic chemicals can persist in wetlands for decades, making cleanup costly and difficult.

Which brings me to the contradiction at the heart of this project.

Novato enacted a ban on the new gas stations in 2022.

The city has declared a climate emergency and adopted a climate action plan to reduce greenhouse gas emissions.

Yet we are being asked to approve a mega gas station that is exempt from that very ban simply because it predates it.

The overall risk versus reward ratio of this project make it a bad deal for Nevado residents now and in the future.

The profits of one large corporation and the fossil fuel industry should not come before the health of Nevado's residents and the wetlands we are obligated to protect.

Please stand by Nevada's own climate emergency declaration.

Reject the draft EIR and recommend the cancellation of this proposed mega gas station.

Thank you for your public service to the Novato community.

Thank you.

All right.

Teresa Lawler.

Forgive me if I butchered that.

Okay.

Good evening.

My name's Teresa Lawler.

My husband and I have lived in Arlington Heights section of Novato for over three decades.

Um I attended your meeting earlier in December, uh, which was one of my first times coming here, and I oppose the uh Costco gas station for several reasons, many of which people have already been mentioning very eloquently, so I probably will do a less of a great job, but uh the wetland area.

We love to walk around in that area and enjoy seeing the wildlife there, as well as um just being out in nature.

Uh the wetlands I'm concerned like everyone else are potential future problems with the underground storage tanks, and we have Matt and Jeff's, and Matt and Jeff's is terrific, and they have a low price for gas.

And I'm not trying to sell Matt and Jeff's, but we have them.

And why do we need another gas station?

Um the pediatric clinic, uh, that other person just spoke about that.

You know, it it's just it's not going to be good for us.

Um I'm hoping that you will consider listening to what the Novato residents have to say, besides what the corporate people are saying, and stick by your plan for no new gas stations.

And I appreciate that you're listening to us tonight.

Thank you.

Thank you very much.

Dale Klein.

Commissioners, my name is Dale Klein.

I'm a 28-year resident of Novato and a 46-year member of Price Club in Costco.

A lot of experience with them.

Um, store number one in San Diego.

Um I love this town.

I'm a parent in this town.

I have grandchildren, I'm incredibly involved in this town.

Um, but but tonight isn't about passion and love and the feelings.

Right?

Today's about the facts.

And everything I've heard here tonight and read in the reports, nothing concerns me to the point where I would ask you to not consider this, reconsider the decision you've already made.

We've we've you've already looked at the information, you've really looked at the information, we've re-mitigated everything that's been presented, or we by that at the proposal.

Um so we get to today where you're being asked to either change the decision you've already made, now that you have additional information, or go along with what not go along based upon the facts that you've already read and heard, the questions you asked tonight, all of them have been answered.

It doesn't feel good when you when you hear certain things, but the facts speak for themselves.

There's an EIR report, there was the original um uh non-conform mitigation report, all of that has all been addressed.

Costco integrity, so here we are as a city, we have to have integrity.

We've made certain uh inferences to them.

They've filled all of their commitments to us ahead of time without actually having had the opportunity to build this.

So now we're being now we're challenging them on everything that they've done.

People want to talk about corporate governance.

The we have no better neighbor on the corporate side than than we do in Costco.

Every community that I've ever lived in where there's been a Costco, they've risen above and beyond any other business in that community to support that community.

It's not corporate greed, it's the 360 employees that work there.

It's those of us that shop there.

Before Costco, there was Wilco.

Today there's Costco.

Right?

So I I encourage you to support to go forward with accepting the EIR and um having Costco built.

Thank you.

Thank you, Mr.

Klein.

Tiago Morera.

Hello, my name is Thiago Moreira.

I have lived in Novato my whole life, and I'm 18 years old.

The way that I view this gas station being built on the Costco property is an extension of what had they what they have built for the past say, what was it again, 24, 34 years that they've been here in Novato.

And I personally disagree with it very heavily.

Over my many years of living here, biking around out of boredom.

I've seen many of the natural places of this town dry out.

The canals that have been running with water connecting to the wetlands next to the said Costco have dried out completely.

There's been many times where they refill and then dry off immediately.

This problem will only worsen with the increased traffic and the increase of CO2 emissions from cars pulling into the driveway.

I know this problem, this issue has been discussed in this um in this argument that we've had, not argument, apologies, discussion that we've had.

Yet I still believe that it is an issue that is very important in this scenario to question how this as a gas station will affect our entire city.

Not only is there already a lot of traffic in that area, considering that it is right next to the highway, there is a multitude of places that have high traffic of people, for example, the many food establishments, the two big box stores, Costco, Target, Marshalls.

The increased traffic of people will only drive up the emissions that we bring to that place, considering that it is right next to a reserved wildlife area housing many of our native animals.

I don't believe it should be built.

As a very strong opinion that I have.

There are almost five gas stations neighboring the Costco that are not that far apart from each other.

Matt and Jeff's huge fan.

I've been going there for a while.

The Shell Corporation.

There's two establishments, probably four in Novato that we could drive to pretty simply from vintage oaks.

There's also the Chevron, not far away in I'm trying to remember the name of this one place.

Forget that.

But my point continues.

I don't believe this gas institution should be built because not only will we be putting many dollars towards something that we have many of that we do not need at all.

We will also be taking away from the integrity of our city as it is currently.

I don't believe we should be selling out.

I believe we should be investing within ourselves and be trying to find more connection with our local businesses instead of trying to sell out to the people that have been loyal to us.

Thank you, Tiago.

Thank you.

All right.

Hi, everybody.

Um I'm here as uh president of the Chamber of Commerce this year, and we have several board members in the audience who are going to raise their hands.

Um the Chamber of Commerce is excited to express our strong support for the proposed Costco gas station and the City of Novato.

This initiative promises to bring numerous benefits to our community, enhancing both our economy and the quality of life for residents.

First, let's consider the economic impact.

The introduction of a Costco gas station will attract not only local customers but also drivers from neighbor neighboring areas, increasing foot traffic to other local businesses.

This can lead to higher sales for shops and restaurants, contributing to a vibrant local economy.

Additionally, the project is expected to create jobs both during construction and an ongoing operations, providing valuable employment opportunities for our residents.

Moreover, affordability is a major advantage.

Costco is known for offering competitive fuel prices, which can lead to significant savings for families and businesses in Novato.

By providing an affordable fuel option, we can ease the financial burden on our residents while promoting a more sustainable lifestyle by encouraging the use of fuel-efficient vehicles.

In terms of convenience, the Costco gas station will offer a reliable and accessible fueling option.

This is particularly important for our community as it will help reduce congestion in existing gas stations and streamline the fueling process for motorists.

Finally, the community engagement that comes with this project cannot be overlooked.

Costco has a strong commitment to supporting local initiatives and charities.

Their continued presence in our city would likely lead to increased contributions to local causes, further enriching the fabric of our community.

In conclusion, the Chamber of Commerce believes that the Costco gas station will be a positive addition to Novato, driving economic growth, offering affordable fuel, and enhancing community engagement.

We encourage this commission to embrace this opportunity for our city.

Thank you.

That was like a perfect two minutes.

That was amazing.

All right.

Thank you very much.

Okay.

Would anyone else like to speak and just provide us a card?

Please come forward.

And I would just ask you to fill out a card afterward.

Thank you.

I hadn't planned on speaking.

I was actually surprised that this is not off the table yet, because we had, from my understanding, voted it down several times that Novato did not want at 28 gas stations.

We don't need it.

We have plenty of gas stations here.

And I think living in Olado for over 20 years now.

I think this is a place where we would be part of Marin County.

We want to be green.

We want to be good.

We want to not have gas stations here that we don't need.

And I'm also, I'm living right across on the other side.

I'm concerned about earthquakes.

I'm concerned about the noise that will I don't know how long that construction will be because we will hear it up in the hills.

For probably months and on end.

And I really strongly oppose it.

I understand it's a done deal, but I still find it to voice my opinion and say, you know what, as a Novato resident, this is good for Costco.

No question about it.

But Novado has a responsibility for the people that live here and not too Costco.

I'm a Costco member.

I love shopping there, but I completely oppose this gas station.

So anyway.

Thank you.

Thank you very much.

And don't forget to fill out a card.

Not seeing anyone else.

I will close the public comment period.

Thank you.

And a big thank you to the public for everyone who spoke.

Your voice is very much appreciated.

All right.

Bringing it back to Commission.

Does anyone want to kick us off or should I just go down the uh down the aisle and again if you have additional questions, feel free to ask.

Otherwise, I think it's you know more of a commentary time.

I'll jump in.

Okay.

Commissioner Havill.

Yeah.

Yeah.

You're good.

So the land use entitlement process, uh, when you look at it from a technical aspect has been fulfilled in this project.

Uh the environmental review that was conducted for this project was extensive and thorough and more than adequate.

The initial study and mitigated negative declaration that was done for this project was in and of itself adequate.

However, um, and I think staff sort of touched on it, there's the fair argument aspect of that level of environmental review in the CEQA, the California Environmental Equality Act process.

And frankly, uh that's an easy lawsuit.

So somebody raising a lawsuit and forcing that into an EIR frankly doesn't take a whole lot of effort.

So I want to make sure that the fact that an EIR was done for this project at great expense and time uh is a reflection of the commitment of the project applicant to getting this project right and and ensuring that it is going to be not resulting in any sort of significant adverse impacts to the environment.

The question of zoning and um compliance with the general plan.

The land use designation in the general plan allows for this kind of use.

The zoning allows for this kind of use with the granting of a use permit.

So it's a conditionally permitted use.

Um this is I I concur wholeheartedly with staff's assessment uh regarding the land use aspects of this project.

This is a commercial site, it's a disturbed area.

Uh this is going to be a project that is absolutely consistent and harmonious with the surrounding land use development patterns in the area.

I I you know I was here for the first time this coming through and our planning commission hearing this project, and uh I supported the project then and I support the project now.

And I I would uh recommend when the time comes, I would recommend uh not only adoption of the environmental component of the project, but also uh approval of the land use entitlements for this project.

Thank you, Commissioner Havill.

Commissioner Grigale, call on you.

I'll pass for now.

Uh still kind of digesting all the public conversation.

That's quite all right.

Commissioner Tiernan, would you like to jump up next?

Sure, sure, sure.

Um I do have a bit of a dilemma um because there has been a ton of work.

I think it was over 3,000 pages of documentation we received to re-review all these aspects.

And so um I I'm not sure that I can necessarily challenge the environmental impact report on the specifics of this site, but I do believe that we took a pretty strong strong stance that Novato has sufficient gas stations.

We have passed an ordinance that says no more new gas stations.

And and it's been acknowledged that that this application was pre that resolution.

But we supported the idea of no more gas stations in Novado, that we had an adequate number.

Um I think I'm gonna stand by that.

Um I I I think I'm gonna have to support the environmental impact report, but I will reject the land use, the the use permit for this particular site.

28 pumps, 500 people an hour, I don't know.

That's that sounds an awful like big burden to this town.

And just so it's really clear.

We're here to talk about land use and the uses of the property.

I think it was great, but what we're talking about is land use.

So I'm not comfortable with the use permit.

Thank you, Commissioner Tiernan.

Commissioner Stuckenberger.

So I've put a lot of thought into this.

A lot.

Both sides.

We do have to protect our marshes, which I think Costco is going to do.

We do have a marsh that is being actively destroyed on a daily basis here in Novato, and nothing's being done to change it.

So you can't say protect one while you allow another to not be protected.

And I feel Costco will do a good job with the double tanks and the alarm systems and the emergency shutoff.

I'm not looking forward to the extra traffic through there, but that's been an issue since that development was put in.

They should have a second exit.

It doesn't, but we get through the holidays just fine.

Everybody makes it out of there alive.

You know, I think I drive from San Marin to Ignacio to get gas at cost at Safeway because of the price point.

The gas station right next to my house is about 30 cents more.

So I'm already driving a ways.

Going to Costco, I'm there all the time.

I'll just grab gas while I'm there.

I'm not going to go deliberately there.

I but I'm there enough to get it.

I do stop in Rohnert Park quite often to get gas.

They do have lines.

I would say probably six, seven minutes is what I've had to wait.

Not very long.

People move in and out quickly.

I don't see it being an issue here in Novado.

Especially because a lot of us are going to other gas stations.

That's why the lines are a little longer.

But I do agree with the gas station going in.

It just adds to my 40 years of supporting Costco, Price Costco makes it just a little bit nicer for me, you know, when I go to Sam's Club.

And I do drive all the way to Fairfield to go to Sam's Club.

I do get gas line there also because they had it right there on site during the COVID.

I went to Costco in Vallejo and I got gas while I was there at the same time too.

It just makes sense.

You're there, you get gas, you go on about your business.

Will back up onto the highway right there off of uh shoreline.

I don't see that happening here.

You know, so I'm totally in support of the Costco gas station.

Thank you.

Commissioner Roche.

So uh I'm ARCOR Bust Mill Valley for gas price-wise.

That's writing a lot here.

Um just to let you all know.

You know, um so I get it.

Take a look at the globe.

There's the San Francisco Bay.

Wow, what are we doing?

Here's Costco.

Yeah, let's put a gas station with some tanks on the ground right next to the San Francisco Bay.

Holy geology, Batman.

I mean, I'm not a fool.

None of us are.

With that said, here we are.

Okay.

What can we do to mitigate this?

This has already come forward.

This is already a done deal.

We're rehashing.

Um I'm concerned about the traffic flow, even though mitigation and flow was improved.

I have yet to really see it.

I am gonna be supportive of this.

Uh both both motions, just to let you all know.

Uh it's good to hear that men's warehouse will probably be torn down.

It would be nice when we hear from reps at Costco saying that nobody parks there.

Well, I couldn't disagree more.

I park there with my kids or with my dog, and we go for a hike.

And I see other people doing that too.

And I want to give that a chance to develop into that park of recreational area.

So the sooner Kia's gone, the better.

I don't think it's going to make you go broke.

So think about it.

Um it makes sense.

It makes sense on a lot of levels.

This is probably about 40% the size or 60% the size of a normal Costco gas station going in anywhere else.

Uh integrity.

Boom.

Heck yeah.

That's what's going on.

Uh the uh the city and the city reps.

I'm sure they have hashed this traffic flow out, up and down and forward them back.

I have the concerns.

Let's see what happens with it.

I'm on board.

Thank you, Commissioner Roche.

Commissioner Grigie, you're feeling ready.

Yes.

Sorry.

It's a big one.

Yeah.

I have been I have been, you know, like many of my colleagues here, I've been going back and forth on this uh for a while.

Oh, make sure your mic's on, I'm sorry.

Oh, is it not?

Can everyone hear?

Okay.

Okay.

Sorry.

I I realize that there this is being recorded, so just want to make sure that it's you know it's working properly.

I've been in the back of the uh audience way too many times to, you know, can't hear.

Um anyways, uh I've been going back and forth on this for for a while.

You know, as a student, I'm very uh very familiar with the unaffordability of things here in Marin, and uh you know that argument is not lost on me.

But I I'm kind of coming down on this in the same way as uh as my colleague Commissioner Tiernan.

Uh I don't think I can I I'm not an environmental expert and I cannot you know I will be supporting the EIR, but I I don't I I don't think I can support this gas station as you know on the merits.

So I'll be voting to approve the EIR, but I I cannot approve this project.

I just you know, in light of the comments that we've received tonight and just generally uh what this council the the council has indicated the city's priorities to be and Nevada's stance over the years.

I I don't think that this is in line with the city's collective vision, and so I will be opposing the project on the merits.

But I will be approving the EIR tonight.

Thank you, Commissioner Grigie.

Um I'll jump in finally.

Um on the CEQ side of things.

I I uh in my day job I'm a home builder and I hear a lot of people complain about CEQA, but I think this is an example of where it's really strong, right?

Everyone has concerns, a lot of people have a gut feel there's gonna be too much traffic, there's gonna be too much of this.

Well, I've created a whole industry, and a lot of people are sitting here being paid a lot of money that are very well educated, who uh will go through and actually look at traffic, right, and do it from a scientific process.

Otherwise everyone's gonna say, you know what's inconvenient to me, so I think the traffic's no good.

So I just thought this was a really good example where they've looked at geotech, traffic, everything under the sun here, and I would like to thank the applicant for going back through it and sticking with us.

I know it's been an eight-year process, but again, that's great for the public too.

If there's eight years of thought being put into things and eight years of studies, we can all feel good that a lot of things have been covered, and there's nothing that's gonna be not sitting there to our detriment.

As far as uh the land use side of things, um I might I did want to hearken back to something uh uh Commissioner Tiernan and I have not always agreed on everything, and I was I was thinking back to a uh commission hearing where we did agree, and there was uh a use permit, and it was uh on alcohol.

And there was a lot of debate and moral questions about should we allow the 7-Eleven to supply hard alcohol?

And Mr.

Commissioner Tiernan jumped and said, hey, alcohol's not illegal.

It's not illegal.

We shouldn't be the moral police.

So this I'm just thinking about that a little bit, not to put you on the spot, but I think the same way about gasoline.

I know I think last time when it came forward, I know I was opposed to the moratorium because my concern was only one percent of people in Novato have electric cars, at least that was the stat at the time.

I feel like we're now being put in a spot where I agree 100% with Mr.

Havill uh on we are really supposed to be looking at everything that came from CEQA and everything in line with the general plan and it's everything in line with zoning.

I think we all agree on that.

But as far as the moral police, I don't think that's what our job is up here to do.

I agree.

I'm I'm completely concerned about global warming, just the same, but again, I can't say that we I can't say that we can deny a project that is in line with an approved general plan that our council and planning commission have approved.

So I will be voting uh in favor of both.

So with that said, may I have a motion?

I motion I move that the Planning Commission certify the environmental impact report for the Costco Costco Fuel Facility.

Etc.

I second the motion.

Great.

Commissioner Grigie.

Aye.

Commissioner Havill.

Aye.

Commissioner Tiernan.

Aye.

Commissioner Stuckenbroker.

Aye.

Commissioner Roche?

Aye.

And Commissioner Derby's an aye.

Next up.

Do I have a motion?

I move.

I move to approve the use permit and design reentitlements for the Costco Food Fuel Facility.

Seconded.

Commissioner Griegie.

No.

Commissioner Havill.

Aye.

Commissioner Tiernan.

Aye.

Commissioner Stuckenbroker.

Aye.

Commissioner Roche?

Aye.

Commissioner Derby's an aye.

Um.

I think it passes.

And is there anything else that we are voting on?

That's it.

That'll be it.

Staff, would you like to talk about the appeal period real quick?

If that's okay with you, Chair.

Yeah, yes, please.

Please.

I think everyone should know the next steps here.

Yeah, so um consistent with City of Nevada's municipal code, there is a 10-day appeal period.

Uh so that should be filed in writing with the appeal fee.

And I believe that should be filed with the uh city clerk.

Wonderful.

Everyone can exercise their rights.

Um for right now it is approved through planning commission and it will not automatically go to council.

That's correct, right?

It's done.

Correct.

If there's no appeal, this is the final decision.

Well, first of all, I thank all of you for coming.

Uh I believe there's is there anything else on our agenda?

Sorry, I have to jump back in the else.

Nothing else this evening.

Well, uh Commission, do we feel comfortable?

I move you.

Adjourn.

Yes.

Seconded.

Thank you, everyone.