Planning Commission - Regular Meeting

Well, good evening. On behalf of the commissioners and staff, I would like to welcome you to the April 23rd, 2026 City of Roseville Planning Commission meeting. Please put all electronic devices on silent at this time. Agendas are on the back counter. And if you plan to speak at tonight's me meeting, please complete a blue speaker card and return it to a staff member. As a reminder, planning commission meetings are broadcast live, replayed on Comcast 14, and available on the city's YouTube channel. I'll now call the meeting to order. Lupe, may I please have a roll call? Yes. Commissioner Haggler here. Commissioner Chris is absent, excused. Commissioner Mish here.

Commissioner Prior is absent. Excused. Commissioner Unidad is absent. Vice Chair Basher and Chair Hagen Jose here. Please join me in this pledge of allegiance.

I pledge allegiance to the flag and to the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. Will you please begin the staff introductions? Yes. Good evening, commissioners. Luffy Nelson, recording secretary. Good evening, commissioners. Joe Speaker, assistant city attorney. Good evening, Chair Hagen Jose and Commissioners. Greg Bidder, assistant development services director. And good evening, chair and commissioners. Lauren Hawker, planning manager.

Good evening, chair and commissioners. Eric Singer, associate planner. The public comment period is a time for anyone who would like to address the commission on any item not on today tonight's agenda. When addressing the commission, please state your name for the record and limit your comments to three minutes. Is there anyone who would like to address the commission on any item not on tonight's agenda? Hearing none, I will close the public comment period. Next, we have the consent calendar, which consists of routine items that may be approved under one motion as recommended in the staff reports. However, since each routine item requires a public hearing, each and everyone may be considered separately upon the request by the audience, the planning commission, or the staff. Action on the consent calendar shall be considered a public hearing. Tonight's consent calendar consists of one item, minutes from the March 26, 2026 planning commission meeting. Is there anyone on the commission or in the audience who would like to pull an item off the consent calendar for separate discussion? Hearing none, may I have a motion to approve the consent calendar as listed?

So move. And is there a second? I'll second. Commissioner Mish has made the motion and Commissioner Bashier has seconded the motion. Roll call, please. Commissioner M. I vice chair. Yes. Commissioner Haggler. Yes. And Cher Hagenjust. Yes. The motion is approved. Thank you.

Next on the agenda is requests and presentations. Before I begin, I want to review the meeting procedures. First, we will hear the staff presentation. Then I will take questions from the commission. Then I will open the public hearing and public comment. Then the public will have an opportunity to speak. Then I will close public comment. Then I will close the public hearing. The commission may ask questions of staff. And then finally, the commission will consider this item and make a decision based on the information provided in the report from staff and the testimony presented during tonight's hearing. Item 6.1 is a request to amend title 18 and title 19 of the Roseville Municipal Code for the record, file number PL26-0088. Eric, may we have your presentation, please?

Yes. Thank you, Chair Hegen. Uh, so as mentioned, we'll be discussing amendments to the zoning and subdivision ordinance in response to legislation that was passed by the state of California in 2025. So, as you know, uh, staff annually reviews the zoning ordinance and subdivision ordinance to ensure consistency with state legislation that's been passed in the last year. Tonight, we'll be doing a brief overview of the proposed amendments. Uh the staff report goes into all of them in greater detail and includes the red lines of both the zoning and the subdivision ordinances. In terms of the zoning ordinance amendments, the first amendment that is being proposed is an additional footnote to the residential use table uh located in section 19102 that specifies that a daycare center is permitted by right when colllocated with multifamily housing. uh their definition of collocation is operating within or on the same grounds as the multif family housing. The second amendment is to another uh existing footnote within the commercial use table. This is in section 1912. So currently a residential use is conditionally permitted in a commercial zone as long as there are units allocated to that parcel within the overlying specific plan. This amendment is a small tweak to the language that essentially just adds the words uh specific plan or master plan. This is to address kind of the unique circumstance that we find in something like the campus oaks master plan. We're doing this to just ensure consistency across all commercial parcels throughout the city. Uh also within this section uh commercial use table we've been asked by the state uh department of housing and community development or HCD to explicitly state that the multif family housing that is allowed by right within the regional commercial zone or RC zone must have a minimum density of 25 units per acre. Now this is an existing

condition that is the minimum required density but they ask that we explicitly state it within a footnote in this table. The last change to the zoning ordinance is within the density bonus section of the code. This is done pretty much every year the state passes new legislation that affects this section. So this year's changes are the state's attempt to prevent developers from using affordable housing incentives for uh hotels or for excessive commercial development which was not their intended use. First, they are explicitly stating that any type of lodging is not eligible for an incentive or a concession. Um, and that these incentives and concessions can no longer be used to increase the commercial floor area of a mixeduse product or excuse me, project, so a commercial and a residential component to more than two and a half times the allowed floor area ratio allowed by local zoning ordinance. They also require that deed restrictions be placed on that are placed on mixeduse developments must prohibit short-term rentals. These changes in effect would ensure that projects that are receiving these density increases um as well as waiverss, concessions, etc. are actually prioritizing affordable housing units as opposed to um trying to increase commercial floor areas or uh visitor serving uses like hotels and lodging. Additionally, the last change to this section uh is in regards to uh the pro-forma requirement. So, when we renewed our pro housing designation last year, HCD requested that we remove the language requiring that a uh developer submit a proforma to qualify for a density bonus. A proform is a financial document. It explains the sources of income and expenses for the developer. It's used primarily to determine whether a housing project is fiscally viable.

And in the past, it was required in order to show that a density bonus was necessary to make a project pencil out. There is existing case law that states that this proform cannot be required, but in practice, the city has not actually required one in probably well over a decade. So, we're simply removing it from the code entirely. The amendments to the subdivision ordinance um are all to do with the ministerial uh mapping the 10 lot map subdivision process. This was introduced a couple years ago. So first um it authorizes that a proposed subdivision can designate what's called a remainder parcel. So this parcel it would not count against the 10 lot maximum that's typically allowed. meaning you could technically end up with 11 lots in some scenarios. The example that we like to use is let's say you have an existing home on a parcel that is eligible for this process. The developer wants to add 10 additional units to the parcel. They would be allowed to because they would designate the parcel with the existing home as the quote unquote remainder parcel. Um technically this is only allowed if the parcel retains an existing land use or structure. It does not contain new residential units. You couldn't, you know, designate a remainder parcel and then build a new unit on it. And it's not exclusively dedicated to serving the housing development project. Secondly, the amendment specified that parcels in these subdivisions can't be sold, leased, financed uh separately from one another unless they meet one of the following criteria. One, they would have to contain a new what they call a compliant residential unit. That just means a housing unit that's been final by the building department. Uh, two, an existing legal structure. Um, three are designated for a common area or open

space or they are the last remaining parcel within the subdivision. The thrust of this set of amendments is essentially to prevent a developer from speculatively buying a parcel, splitting it up, and then selling off the individual parcels before anything's been built. This is trying to cut down on developers essentially um creating untenable built environment circumstances is the is the simplest way to put it. It's ensuring that whoever buys the parcel and splits it is on the hook for actually building the units and ensuring that they're done so in a responsible and um a responsible manner essentially. Uh finally, the last little tweak that we're making is actually just renaming the section overall from ministerial multif family map to ministerial 10lot map. Uh this is just to reflect the fact that the process already applies to projects in both multif family and in certain cases single family zones. So this is just a staff initiated change just a little cleanup item. Basically, in terms of outreach and environmental review, uh staff discussed these proposed amendments at the Arona board meeting of March 19th of this year. The board members at the time had no questions about these subject amendments. And consistent with the noticing requirements for citywide project, a public hearing notice was published in the press tribune. It was published on the Arona website. Uh to date, no additional comments or concerns have been received. And uh in terms of the environmental review, the project is exempt from SQA pursuant to guideline 15061B3 in that it is a policy and procedure-making activity. It's not a uh activity that would result in immediate physical environmental impacts. So in conclusion, staff finds that these proposed amendments are consistent with the public interest, health, safety, and welfare of the city, consistent with the general plan, and those are our uh proposed recommendations. As a gentle reminder, we're asking only for review and comment on the subdivision ordinance

because technically the planning commission is not designated as the hearing body for that ordinance. Thank you. And I'm available to answer any questions. Thank you. Commissioners, are there any questions for staff at this time? Um, are you guys uh trying to catch up uh to match the state law to municipal code or are you just going through doing a spring cleaning type of thing going through each section to make sure everything's cleaned up?

So, in this case, it's mostly column A. So, this is mostly state legislation based. There are a couple of small little house cleaning tweaks. the the language, you know, the titling of the ministerial multif family map section, things like that. We are going to be coming back later in the year with more house cleaning items and more city initiated changes to the zoning ordinance, but this bait of changes is primarily in response to state legislation. um the um um the the the proposed mixeduse development along Douglas Boulevard. Um would would be the impact on that on a project someone might bring forward of the uh of the changes in the in the mixed use.

What what project? We're not sure which mixed use. Well, you know the I guess it it says residential density bonus rules are changing. I I'm so so I don't Is there a specific I'm asking because I don't understand it. No. Um is there is there when you say mixeduse development on Douglas? We're unfamiliar with the mixed use. So isn't there hasn't the city planned for Oh our Oh, sure. Sure, sure. Yeah. Um, so this is the density bonus stuff only applies to affordable housing projects.

So it it's only if you're getting extra units for your affordable housing project because you're affordable. That's what a density bonus is for. And so as Eric was explaining, all this is doing is saying if you're going to be an affordable housing project and you're going to get extra units because you're affordable, you have to be focusing on building affordable housing. It can't be a big commercial part of a mixeduse project. It can be part of a mixeduse project. It just per what you said

the stipulations are such that essentially I I think what has happened in the past is developers have been using the affordable housing component as a way to kind of sneak in greater and greater ratios of commercial floor area as part of these projects. I'm sure in order to make some of them pencil out, but ultimately the focus of a mixeduse project and getting density bonuses for additional units and additional square footages is always been intended for additional affordable housing units as opposed to

and what it is is that when you get a density bonus, you get what are called concessions or waivers. And so they'll say, "Hey, we're doing affordable housing." And instead of getting a waiver to a development standard to make the affordable housing work, they're like, "So our big commercial office tower can be 20 ft higher." It's like that's not what the concession and waiver is for. It's supposed to be for the affordable housing. Thank you. Yeah. Basically, the state has tightened up some of the regulations, made more clear. Yeah. On all this. Okay. And we're just coming in in line with all of those. Right. Correct. Okay. Mhm. Any other questions?

I'll now open the public hearing and public comment period. Is there anyone from the public who'd like to come forward and address the commission on this item? I think there's somewhere in there. Hearing none. Seeing none, I will now close the public comment period and public hearing. Commissioners, are there any additional questions or comments for the staff? Would anyone like to make a motion? Sure. I'll make a motion. uh that the uh commission consider the two findings of fact and recommend city council approve the ordinance amendment to title 19 of the Roseville Roseville Municipal Code and uh review and comment on the ordinance amendment to title 18 of the Roseville Municipal Code. Thank you.

I'll second. Commissioner Bashier has made the motion and Commissioner Hegler has seconded the motion. Roll call, please. Vice Chair Basher, yes. Commissioner Mish, yes. Commissioner Haggler. Yes. And Sher Higgins. Yes. The motion is approved. Next on the agenda is commissioner and staff report. Are there any other reports from staff

uh tonight? Chair Hagen Jose. Um as I mentioned, I believe at the last meeting, uh we will not be meeting on May 14th. Um but there is there is one item currently scheduled for May 28th. So we do have a a commission meeting scheduled for May 28th. and um kind of uh in conjunction with the email I sent you last week, uh you all heard Lauren introduce herself as the planning manager. Um so she was uh um promoted to planning manager last week uh effective this past Saturday. And so you will be seeing Lauren as your liaison um going forward. So I while I um will have a hard time not attending these meetings, uh you'll probably see me in the audience. Um, yeah, I know. I have to. Yeah, Eric wants you. You'll have to fill out a blue speaker card.

Yeah, I'll be here for Commissioner Basher's last meeting to make sure he leaves. Maybe we'll walk out together. Oh, yeah. There it is. Yeah.

Um, but it it's, you know, I was reflecting on this this day. I've known it's been coming since November. And uh um Mike is you know my boss he said yeah you just need to let Lauren sit in your chair and and stay away. Uh and I've been I've been either a liaison or or regular regularly attending uh by b by monthly planning commission meetings for 30 years um since I started my my career in planning. And so it was something that I thought I don't know how not to go to planning commission meetings. So that's uh it's going to be new for me. It's going to be new for Lauren and new for you all. But I have a lot of confidence uh that you'll be fine and um you'll all still have my my phone number. Um so uh and you'll soon have if you don't you'll soon have Lauren's uh phone number.

Does your beloved spouse have a list of things that she'll have you be doing since you have all this free time? Watching from might as well just come.

Yeah. Um watching all the planning commission meetings in the region. Uh no. Um but uh um so it's it's really I this has been a great experience. Um the city of Roseville planning commissions, all the commissioners that I've worked with have been great. Uh um it's been a really a great culmination of of uh this part of my my career. Um being able to work for a city that is uh so logical um so well-run uh and uh um I guess just uses a lot more common sense than some other jurisdictions I've worked for. So, I won't throw the city of Sacramento under the bus, but if they're watching, Yeah.

they've got bus tires on their backs. Yeah. Yeah. So, that's I just wanted to let you know. Um and there there are a few projects that we that will be coming up. Yeah. That I will be um in attendance, but uh I just won't be sitting in this chair anymore. Okay. Well, thank thank you. Thank you first of all for the 30 years and and thank you at least in my term. You know, I'm in my fifth year here. Um you've been wonderful in terms of responsive for questions and helping us understand and all of that. And so that part of it will be missed, but I know that Lauren's going to be doing just fine, too. Congratulations. Choose to fill, but I will be doing my best. Yeah. No, you're going to be great. Okay.

Yeah. I mean, I think I'm going on now nine plus years, maybe the longest running uh serving commissioner and we made it through co meetings together and and uh Greg, you've always been a huge support and uh you know, always available and uh so I'll miss you in that chair, but I did catch the the new title change, Lauren. Wait a minute. Did I miss you a minute? So, congratulations. And I'll have more to say when you know at my last meeting. Maybe a little roast, but I'll be there for that. I'll be there for that for sure. You all should come back. Excited for the changes. Yes. So, yeah. Thank you. Congratulations. Anything else? Otherwise, may I have a motion to adjurnn? I'll make a motion. Thank you.

Commissioner Bashers has made the motion. Commissioner Mish has seconded the motion. All in favor? I. We are adjourned. I will stop my last Hey, Greg. Do we have a design committee meeting next month?