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Commission clears Costco standalone fueling facility at El Paseo, flags signage and traffic conditions
Summary
The commission unanimously approved a planned development permit, conditional‑use permit and special sign permit for a members‑only Costco fueling facility at 25732 El Paseo (the former Bed Bath & Beyond site). Commissioners pressed the applicant on signage, emergency access, bridge capacity and delivery impacts; staff required traffic‑coordination conditions with Laguna Hills.
The Planning & Transportation Commission voted unanimously to approve PDP2024‑0003, CUP2024‑0005 and SSP2024‑0002 for a standalone, members‑only Costco fueling facility at 25732 El Paseo in the Mission Viejo Freeway Center.
Staff described a proposal to demolish the existing building and construct a 17,185‑square‑foot fueling canopy with 20 dispensers (40 pumps), plus an accessory office/break room and trash/controller enclosures. The facility would operate from 5 a.m. to 10 p.m. daily and was anticipated to receive up to eight fuel deliveries per day (generally overnight). "The Costco fueling facility will operate from 5AM to 10PM daily," staff said during the presentation. A transportation study by Kittelson and Associates found queuing and circulation could be contained on site with required signal and striping adjustments, and staff added conditions requiring final retaining‑wall design review and other traffic‑related mitigations.
Commissioners pressed Costco representatives on signage and wayfinding (to avoid motorists expecting a full Costco warehouse), whether diesel pumps were included (answer: gasoline only), potential future ancillary services such as a car wash, the number and timing of deliveries (one truck per delivery, eight deliveries maximum), and emergency access if the northern bridge were obstructed. The city engineer's memo and staff testimony indicated the nearby bridge was designed to standard load criteria and had a recent inspection with no structural deficiencies. Commissioners also sought and received confirmation that staff had coordinated with Laguna Hills and that the neighboring jurisdiction provided a letter addressing required conditions.
Costco consultants confirmed acceptance of conditions; the commission approved the permits unanimously. Conditions require final engineering, construction‑period restrictions on start times, traffic study updates, and confirmation of interjurisdictional mitigation prior to grading or building permits.
