Planning Commission - Regular Meeting

Good evening. On behalf of the Commissioners and staff, I would like to welcome you to the August 27, 2026 City of Roseville Planning Commission meeting. Please put all your electronic devices on silent at this time. Agendas and speaker cards are located in the lobby. If you plan to speak at tonight's meeting, return your speaker card 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 will now call the meeting to order. Lupe, may I please have a roll call?

Yes, Commissioner Hagenjos.

Here.

Commissioner Hagler.

Here.

Commissioner Kriz.

Here.

Commissioner Meish. Here. Commissioner Pryor.

Here.

Commissioner Probst.

Here.

And Chair Unidad.

Here. Please join me in the Pledge of Allegiance to the flag of our country. I pledge allegiance to the flag of the United States of America and to the Republic for which it stands, one nation under God, indivisible, with liberty and justice for all. This begins staff introductions.

Good evening, Chair Unidad and Commissioners. Lupe Nelson, Recording Secretary.

Good evening, Commissioners. Joe Speaker, Assistant City Attorney.

Good evening, Commissioners. Lauren Hawker, Planning Manager.

Good evening, Chair Unidad and Commissioners. Derek Ogden, Senior Planner. Good evening, Commissioners. Sean Morales, Senior Planner.

And good evening, Commissioners. Matt Todd, Principal Engineer.

The public comment period is a time for anyone who would like to address the Commission on any item not on 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 is 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 every one may be considered separately upon request by the audience, the Planning Commission, or the staff. Action on the consent calendar should be considered a public hearing. Tonight's consent calendar consists of one item, item 5.1, minutes from the August 13, 2026 Planning Commission meeting. Is there anyone on the Commission or in the audience who would like to pull this item off the consent calendar for discussion? Hearing none, may I have a motion to approve the consent calendar as listed? So moved.

I'll second.

Commissioner Chris has made the motion, and Commissioner Pryor has seconded the motion. Roll call, please.

Commissioner Pryor?

Yes.

Commissioner Chris?

Yes.

Commissioner Probst? Yes. Commissioner Hagenjos? Yes. Commissioner Meish? Yes. Commissioner Hagler? Yes. And Chair Unidad?

Yes. Requests and presentations. Next on the agenda is, before we begin, I want to review the meeting procedures. We will hear the staff presentation, then I will take questions from the Commission, then I will open the public hearing. The applicant will make a presentation, then I will open the public comment, and the public will have an opportunity to speak. Then I will close public comment. If needed, the applicant will be given an opportunity to provide a rebuttal. Then I will close the public hearing. The Commission may ask questions to staff. 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 approve a conditional use permit for 1490 Eureka Road. For the record, file number PL26-0317. Sean, may we have your presentation, please?

You may. Good evening again, Commissioners. I'm here to present the Pet Clinic CUP project. The project site is located in the Eureka Ridge Plaza shopping center on parcel 13 within the Northeast Roseville specific plan. The site has a zoning designation of regional commercial with a special area overlay for the Northeast Roseville plan and a land use designation of community commercial. The Eureka Ridge Plaza was developed in 2002 and the site has received two parking reduction approvals since that time. The current applicant requests a conditional use permit to allow a veterinary dermatology clinic to locate in the regional commercial zone. To evaluate a CUP request, staff considers the compatibility with surrounding uses. As stated in the operations plan, the facility would have no boarding, grooming, or overnight hospitalization. The hours of operation would be Monday through Friday, 8 a.m. to 5 p.m. by appointment only and would not offer any emergency after-hour or weekend services. The applicant anticipates serving approximately 20 to 25 clients per day and would therefore not have an unusual impact on the center compared to other surrounding businesses. Staff also evaluated the required parking for the use. The vet clinic is replacing a medical use in the same tenant space which has the same parking requirement as the vet clinic and therefore does not require any additional parking by code. Even though it is not required to really evaluate further by the zoning code, given past parking concerns, we did have the applicant do a parking survey during their proposed business hours with the results shown on the table on the right here. There were always at least 56 excess spaces in the center during the survey and oftentimes many more, which exceeds the 20 spaces required by the proposed use. Staff therefore does not anticipate any significant impacts from the proposed business in the Eureka Ridge Plaza. Early notification of the project was posted on the ARCONA website, that's the Roseville Coalition of Neighborhood Associations, and notice of the Planning Commission hearing was published in the Roseville Press Tribune, distributed to all property owners within 300 feet, and posted on the ARCONA website as well. And no public comments were received in response to the notice. The project is categorically exempt from further CEQA review per section 15301 related to existing facilities, as it's a minor tenant improvement to an existing structure. So in conclusion, the project is consistent with the goals, policies, and standards of the general plan, specific plan, and zoning ordinance, and staff feels the required findings of fact can be made. Therefore, staff recommends that the Commission adopt the required findings of fact and approve the conditional use permit subject to the listed conditions of approval, and I'm available for any questions.

Thank you, Sean. Commissioners, are there any questions for the staff at this time? I will now open the public hearing. I would like to invite the project representative for this item to address the Commission, please.

Hi, my name is Julianne London, and I'm the district manager for Animal Dermatology Group, and we are excited to bring our business from Rockland to Roseville. And we've been there for about 20 years, but we just need more space, so we're very excited. I'm a local resident in Rockland, so I know the area very well, and it's a beautiful space, and we're excited to move to Roseville. Any questions?

Commissioners, are there any questions for the project representative?

Are you closing Rockland or just adding to Roseville?

Closing Rockland to move to Roseville. Thank you.

Thank you. I will now open the public comment period. Is there anyone from the public who would like to come forward and address the Commission on this item? Hearing none, I will now close the public comment. Commissioners, are there any additional questions or comments for the applicant or the staff? Looks pretty straightforward. Okay, well.

Would anyone like to make a motion then?

I'll make a motion.

For the record, just a point of procedure. No, it's okay. Just making sure we close the public hearing before we move to voting on any items. Okay. Yeah. I will now close the public comment.

Public hearing. Hearing.

Comment period. Public hearing period. Public hearing. It's okay. Hearing period. Yes. Sorry. That's okay. Now my kids will laugh at me.

Can I make a motion? Go ahead. I'd like to make a motion to adopt the three findings of fact and approve the conditional use permit subject to three conditions of approval. That's for item 6.1 at 1490 Eureka Road, Pet Clinic, CUP, file PL26-0317.

My five cats have asked me to second that motion.

Okay, Commissioner Pryor has made the motion and Commissioner Hagen-Jos has seconded the motion. Roll call, please.

Commissioner Kriz?

Yes.

Commissioner Probst?

Yes.

Commissioner Hagler? Yes. Commissioner Meish? Yes. Commissioner Pryor? Yes. Commissioner Hagen-Jos? Yes. And Chair Unidad?

Yes. The motion is approved. There is a 10-day appeal period for this item. Next on the agenda is item 6.2. Item 6.2 is a request to approve an administrative variance for 1010 Main Street. For the record, file number PL26-0369. Eric, may we have your presentation, please?

Yes, thank you, Chair Unidad and Commissioners. So, as mentioned, we'll be discussing the proposed Oak Leaf Estates variance. The project site is located on Main Street east of Porter Drive in the city's infill area. The Planning Commission approved a tentative subdivision map and tree permit on September 12th, 2024, which allowed the construction of 17 single-family homes serviced by a road accessed from Main Street to the south there. The site has a land use designation of low-density residential and a zoning designation of single-family residential or R1. Surrounding uses are single-family dwelling units in all directions and the site immediately to the west was developed by the same applicant as tonight's project with 10 new single-family homes approved by the Planning Commission in 2023. Tonight's request is for an administrative variance to reduce the required front yard setback of lots 16 and 17 located at the northern end of the site from 20 feet down to 13 feet 6 inches. The request also includes increasing lot 16's lot coverage by 1.5% going up to 36.5% from the allowable 35% lot coverage. Both of these increases would fall under the threshold by which an administrative variance can be granted. The intent of the variance is to create a larger usable rear yard area and to preserve as many native oak trees as possible located within that rear yard setback area of the two properties, increasing hopefully privacy for the neighboring residents on Treasure Lane to the east. The applicant has also proposed a unique design for the home on lot 17, as you can tell, kind of that skinnier rectangular shape. That's tailored to the specific constraints of the lot, also in an effort to preserve the trees in the rear yard setback area. The encroachment on the front yard setback would not negatively impact the enjoyment or the use of the property by the owners or neighbors and the variations in lot coverage in the proposed front yard setbacks are located outside of both the clear vision triangle as well as any potential utility easements. In terms of public outreach, early notification of the project was posted on the Roseville Coalition of Neighborhood Associations website. And typically for an administrative variance, it is approved by the planning manager unless a public hearing is requested during the 10-day noticing period for the project. City staff received a total of four public comments, including two requesting a public hearing. Three of those letters were regarding existing drainage concerns within the neighboring subdivision to the west of Porter and Main. Now to be clear, all of the drainage improvements that were discussed are part of the previously approved project and are not technically related to tonight's request for the administrative variance. Regardless, staff on July 15th met with the three homeowners in question from the Porter and Main subdivision to discuss the hearing request as well as the drainage concerns. The issues focused primarily on the rear yard drainage and the associated intermittent wetland features between the two project sites. Staff explained that with the infrastructure improvements that were approved with the Oakleaf subdivision, the previous project, runoff from the project site would be effectively captured within a channel and a basin that would then outfall under Main Street. These improvements included in the Oakleaf project would significantly reduce that stormwater drainage that's currently impacting the Porter and Main development. So after that meeting, to date, no comment letters have been received regarding issues with the variance request itself for the reduction in front yard setback and increase in lot coverage. Since publication of the staff report, staff did receive Staff did receive one additional question from a neighbor to the site also regarding drainage. Staff responded accordingly and forwarded the comment to the applicant. And in terms of environmental review for the project, the initial study and mitigated negative declaration that was adopted for the previously approved project would apply to this project as well, including all mitigation measures for that previous project. So in conclusion, staff finds that the project is consistent with the goals, policies, and standards of the zoning ordinance and the general plan, and find that the required findings of fact can be made. And that is our recommended action, and I'm available to answer any questions that you may have. Thank you.

Thank you, Eric. Commissioners, are there any questions for staff at this time? I have one quick question, just for the general public. When we have a project that has only one entry or exit, this always gets signed off by the fire department that it's safe and what do you call that? When there's an emergency, they can easily go in and out, correct?

So the project is always reviewed by the fire department, and in this particular case, there's actually also an additional emergency vehicle access at the northern end of the road going through an adjacent property just to the north of the project there. So there are technically two points of access for emergency vehicles, but to answer your question, yes, it is reviewed by the fire department.

Thank you, Eric.

I have a question.

Go ahead.

Could you refresh my memory on this project? Previously, were those oak trees protected or were they due to be removed? And are they now to stay or what is the situation with the trees that are on the two lots?

That is correct. Those were all, so if you go back a few slides to the one showing actually the trees, the aerial view, that one. So everything marked in black were the trees that were marked to be preserved. Those were the protected native oak trees. Those are all protected in place currently as the site is being graded and those are intended to remain as part of this variance request.

So redesigning these two properties would increase the area for these trees?

Correct.

Okay.

I will now open the public hearing. I would like to invite the project representative for this item to address the Commission, please.

Commissioners and staff, Aaron Ross-Swain, founder and president of Fieldstone Communities. Thanks for having us. Eric, great presentation. We're pumped on this project, Oak Leaf. It is called Main Street. It's our second infill project in Roseville. We had success on our first project. We're really excited about this new one. To address a couple of the written comments that were received, the lion's share came from our home buyers from Porter and Main, the project we built. Over the past six to nine months, we spent a lot of time with those homeowners working through the drainage issues. We have reworked all the rear yards. We believe we have addressed it. We have written a letter to them saying we'll monitor it during the next rainy season. If issues persist, we will gladly come out and continue to work on it. But without rain, we can't figure out if our solutions in fact worked. And then as staff indicated, the infrastructure we're building in Oakleaf, that will certainly address 98% of the problems, capturing all that runoff and culverts and hard pipes and basins and under the street. So there's a lot of good things working for us. Our intent is good with our home buyers. We desire to make them happy and we stand behind the homes we're building. The one letter we did receive from a neighbor to the east regarding some of the oak trees that were removed during our site clearing. All the trees that were removed were supposed to be removed. We didn't legally remove any trees. So once all the trees were removed there was a little bit of shock and awe and so with some empathy we volunteered to plant two new trees in our rear yard. We've offered that. We've not since heard back. So we're being good stewards. We're going to build 16 wonderful new homes for your community. That beautiful home on the front main street, that's gonna remain. It's a beautiful home, so we're here. And if you have any other further questions, please let me know.

Commissioners, are there any questions for the project representative?

just to reiterate so the one that fronts main street the concrete house there is staying yes sir okay so hallmark peace here in roseville absolutely yeah is there anyone else i believe that's it thank you sir you bet thank you

I will now open the public comment period. Is there anyone from the public who would like to come forward and address the Commission on this item? I will now close the public comment period. Commissioners, are there any additional questions or comments?

I mean, just under discussion, I'm satisfied that the questions about the drainage are gonna be satisfied by putting the road behind those lots and the work that's been done. And the oak tree issue are all related to previous approvals and not really what we're asked to consider the variance on the setback here tonight. So I see no problems with this.

And then same thing with the encroachment into the setback in the front. It looks like it's out of the public utility easement, so there shouldn't be any issues there with future utility repairs and maintenance that need to be done. So it should, even though it does encroach, get closer to the curb. It's understandable why that's necessary, and it looks like it's addressed through that setback. Okay. Anyone else?

If you're ready, I would make a motion.

Please, Commissioner.

Just kind of like before, we've got to make sure we close the public hearing before we move motions. I will now close the public hearing.

Go ahead, Commissioner Meish.

Yes, it's to adopt three findings of fact and approve the administrative variance at 1010 Main Street. infill PCL 13 oak leaf estates variance file number PL 26-0369 subject to two conditions of approval.

Is there a second?

I'll second.

Commissioner Maj has made the motion and Commissioner Hagler has seconded the motion. Roll call please.

Commissioner Probst?

Yes.

Commissioner Pryor?

Yes.

Commissioner Hagen-Jones? Yes. Commissioner Hagler?

Yes.

Commissioner Meish?

Yes.

Commissioner Kriz? Yes. And Chair Unidad?

Yes. The motion is approved. There is a 10-day appeal period for this item. Next on the agenda, Commissioner Staff Report. Are there any reports from the staff?

Yeah, I've got a couple of items for you first to let you know what's going on in September. We do have items tentatively scheduled right now for both of our hearing dates in September. So the 10th and the 24th looks like we'll have items for you. Keep that in mind. Does not look like we have any items for September design committee just as an FYI. A project you heard recently, the Sierra Vista Commercial Center was appealed. So that will be going to City Council likely in October sometime. So I'll let you know what the results of that are. And then also I wanted to make you aware of a scam alert basically. We've been putting out some information today and likely some more to come. So what's happening is that there are scams that are targeting people applying to the city for permits and entitlements. People are getting fake invoices or emails saying that they owe permit fees or they owe fees to renew their zoning, which is not a thing. So we've been targeting some outreach for that. Our website now has a bright red banner about it. We're sending emails to all of our stakeholders. We're sending emails to all of the current applicants with the city and all new applicants when they get their first email from us. It will include a warning about this that please keep an eye out for that and anytime you're paying us, you will be paying us either by coming to the center or by going logging into the portal and paying through the portal. We will not be sending you random emails saying click this link or send us a wire transfer. And then the last thing I want to tell you about is a new tool that we have launched this week. It is still in beta and it says that when you're on the tool but it's called the Permit Activity Tracker. The easiest way to find it, honestly, is just Google City of Roseville Permit Activity Tracker. It'll be one of your top two links, but I can also provide you with a web address for that if you're interested. And for those listening, it's also the web address is roseville-permittracker.citygovapp.com. And it has a map of the city with building, engineering, and planning entitlements. So building, I should say, building and engineering permits and planning entitlements geolocated on a map. And you can go ahead and select. So you're only seeing planning projects or only seeing building permits. But the idea is that you can also sign up for alerts on this website. So people who are concerned about projects happening in their neighborhood, They can now sign up for alerts. So when a new project shows up, they can get an email saying there's a new project submitted in your neighborhood or the area that you're interested in. Yes.

Does it only show current permits or does it show past also?

Active. Anything that's active. It's already got a lot on it just with the active things because of all the engineering and building permits as well.

I know that we always advertise in the Press Tribune and there are three or four people in Roseville that probably still read it. Is this going to help with our outreach?

That is the idea. We have been working on this for quite some time. The idea being that this is an easy way for you to see what's going on in the area of interest to you and to get direct email notifications and sign up for email notifications for the things you're interested in so you don't have to look at the Arcona website or other ways of sort of periodically looking for things, it'll show up for you or it'll be on a map. So yes, absolutely. And that's all I have for you unless there are additional questions.

Staff, commissioners, do you have any other? Okay. Well, may I have a motion to adjourn?

I'll move. Second.

Commissioner Hagen-Jones has made the motion and Commissioner Maish has seconded the motion. All those in favor? Aye. We are adjourned. Thank you.