Planning Commission - Regular Meeting

Good evening. On behalf of the Commissioners and staff, I would like to welcome you to the September 10, 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 and 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 the roll call?

Yes, Commissioner Hagan-Jose. Here. Commissioner Hagler.

Here.

Commissioner Kriz.

Here.

Commissioner Meish is absent, excused. Commissioner Pryor. Here. Commissioner Probst. Here. And Chair Unidad.

Here. I would like to call on Vice Chair Hagler to lead us for the Pledge of Allegiance to the flag of our country.

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.

Thank you, Vice Chair Hagler. Please begin staff introductions.

Yes, good evening, Commissioners. Lupi Nelson, Recording Secretary.

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

Good evening, Lauren Hawker, Planning Manager.

Good evening, Commissioners. Sean Morales, Senior Planner.

Good evening, Commissioners. Matt Todd, Principal Engineer.

Public comments. 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, 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 every one may be considered separately upon requests 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, item 5.1, minutes from the August 27, 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?

I'll make a motion to approve.

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

Commissioner Probst?

Yes.

Commissioner Pryor?

Yes.

Commissioner Hagen-Jos?

Yes.

Commissioner Chris?

Yes.

Commissioner Hagler?

Yes.

And Chair Unidad?

Yes. The motion is approved. Thank you. Requests and presentations. Next on the agenda is requests and presentations. Before we 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. 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 public hearing. The Commission may ask questions of 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 consider the third addendum to the Amoruso Ranch Specific Plan Environmental Impact Report. Recommend that the City Council approve the general plan amendment, specific plan amendment, rezone, and approve the third amendments to two development agreement amendments. and that the Planning Commission approved a large lot tentative subdivision map, small lot tentative subdivision map, and design review for residential subdivision for 4501 Westbrook Boulevard. For the record, file number PL26-0068.

Sean, may we have your presentation, please? You may. Good evening again, Commissioners. I'm here first to present the Amaruso Ranch Phase 1 Subphase D&E Project. The project site consists of approximately 135 acres of undeveloped land in the Amaruso Ranch Specific Plan area in the northwest corner of the city and includes seven entitlement requests. A general plan amendment, specific plan amendment, rezone, and large lot subdivision map are requested to make minor adjustments to large lot parcels in the area. The specific plan amendment will also allow for unit transfers among parcels. A development agreement amendment is requested to reflect the changes in acreages and units as well as minor amendments to developer obligations. The request also includes a small lot tentative subdivision map to create 451 single family home lots and additional lots for parks, open space, commercial, high density, and public, quasi-public parcels. And I'll also note the area included for item 6.2 is in the northwest part of the map here for the next item, just for reference. As shown on the left side of the slide here, the large lot parcel lines are proposed to be modified to better align with the proposed mapping and to clean up previously mapped areas. Moving the large lot lines also requires corresponding changes to the specific plan, general plan, and zoning maps, as well as the two development agreements. As you can see from the image, the change between the existing black lines and the proposed red lines are very minor in nature. And the table on the right shows the proposed unit transfers among parcels throughout the plan area. No land use designations are proposed to be modified with the unit transfers. I should also note that there was a transfer of one unit in parcel AR9 shown in red that was erroneously left out of the table and I included it here. The applicant proposes six new residential subdivisions that will create a total of 451 lots all with a zoning designation of residential small lot or RS and land use designations of both low density shown in yellow and medium density shown in light brown. Other parcels included with the subdivision map include community commercial in red, high-density residential in dark brown, open space in light green, parks in dark green, and public quasi-public in purple, which includes a fire station and groundwater well. All single-family lots are oriented with frontage on public streets or alleyways. The subdivision layout and street design were reviewed by the engineering division and fire department to ensure there's adequate access and street widths for circulation and emergency response. All six of the proposed residential subdivisions include parcels that do not meet the minimum 4,500 square foot parcel size in the RS zone and a designer you permit for residential subdivision or DERS as we call it is requested to modify that requirement. Four of the villages are just below the 4,500 square foot minimum and will feature typical homes designed with garages facing the street. and no setback reductions. The other two, AR28 and AR45, propose smaller alley-loaded lots, like the detail shown here on the map from AR45, and will require setback reductions. The applicant provided illustrative home designs to show the parcels are able to be built upon, but no home builder has been identified at this time. So a condition of approval was added to require modification to this DERS in the future when we get more details on the home plans and landscape plans. Early notification of the project was posted on the Arcona website, and a public hearing notice was mailed to a 300-foot radius published in the Press Tribune and on the Arcona website as well. I also have a note here for a correction from the staff report for the correct date that it was published in the paper on August 21st. We received a couple general questions from nearby residents, but no comments on the plans. And the project is consistent with section 15164 and CEQA guidelines. We did prepare an addendum for the minor adjustments made with this plan from the specific plant EIR. So in conclusion, staff finds the project is consistent with the goals, policies, and standards of the general plan, specific plan, and zoning ordinance, and the required findings for each entitlement can be made. Therefore, staff recommends the Commission take the actions as listed on the slide, the many actions, and I'm available for any questions. Thank you, Sean.

Commissioners, are there any questions for staff at this time?

No.

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

Mr. Chairman, members of the Commission, Marcus LaDuca, 1508 Eureka Road, here in Roseville. I'd like to thank you for the opportunity to present the amendments to the Amarosa Ranch specific plan, as well as the subdivision maps for both Area C, the next item on your agenda I'll cover now also, which is north of the future Placer Parkway, as well as sub-areas D and E east of Westbrook Boulevard with the exception of parcel AR28 which is on the west side of Westbrook. As both the staff report and staff presentation note, the changes before you are fairly minor. No changes in the residential zoning of residential parcels. It is the general plan amendment, specific plan amendment are basically tweaks to address the minor changes in configuration of large lot parcels as well as the unit mix with there being an increase in low density residential units and a corresponding reduction in medium density residential units. But overall, the specific plan, there's no change in the total number of residential units that were previously approved with the specific plan. Would note though, with these changes, though they're minor, they will allow the project to provide a different type of single family housing types and models for future home buyers. So it is trying to increase the ability of the project to attract home buyers in a range of housing types. Again, Fairly minor amount of changes, but we generated a heck of a lot of paper for you to review. As staff noted in the staff report, we are in agreement with all the conditions of approval that have been prepared by staff. Before I go on, we would like to thank your staff for all the work on the project, especially Sean Morales. in terms of getting us to this point tonight. We would ask for your approval tonight of the subdivision maps, both the large lot map and the small lot maps, both on this item and on the next item, as well as the design review for residential subdivision, and also recommend approval to the city council for our legislative entitlements. With that, our project team is here to answer any questions that you or members of the public may have. Thank you, Mr. Chairman.

Thank you. Indeed, that was 200 pages of report. Commissioners, are there any questions for the project representative? Thank you, Council.

Thank you, Mr. Chairman.

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? Seeing none, I will now close the public comment period. Commissioners, are there any other questions or comments?

I have a question. Just out of curiosity, the long red line that was shown on, I think it was slide two, for the project sub-phase E&D, is that the city limits sign going to the east toward Fitament? Or is there still city land between the Long Red Line and Fittiment?

The easternmost red beyond that is unincorporated Placer County. So Placer 1 is in that direction, that sort of area.

But Placer 1 does not butt up against this project? It does. It does. So that line is Placer 1?

I don't know if it goes all the way to the top. Maybe it does. But definitely a good portion of this is adjacent to Placer 1.

I just simply want to offer a comment. Thank you for the 200 pages to read. It kept me from having to watch the Cubs get beat by the Brewers.

Right on the wrong night.

Commissioners, are there any other? No more? Okay. I will now close public hearing. Would anyone would like to make a motion?

I'll make a motion that we consider the third Addendum to the Amarusa Road Specific Plan Environmental Impact Report. I recommend that the City Council approve the General Plan Amendment. I recommend that the City Council approve the Specific Plan Amendment. I recommend that the City Council adopt the two Findings of Fact and approve the Rezone. I recommend that the City Council adopt the five Findings of Fact and approve the third amendments to the two development agreement. Adopt the three findings of fact and approve the large lot tentative subdivision map subject to five conditions of approval. Adopt the three findings of fact and approve the small lot tentative subdivision map subject to 90 conditions of approval. Adopt the two findings of fact and approve the design review permit for residential subdivisions subject to 27 conditions of approval. That's for the general plan amendment, specific plan amendment, rezone development agreement amendment, large lot tentative subdivision map, small lot tentative subdivision map, design review permit for residential subdivision 4501 Westbrook Boulevard. That's for the record file number PL26-0068. Is there a second?

I'll second that. John worked so hard on that.

Commissioner Pryor has made the motion, and Commissioner Hagan-Joseph has seconded the motion. Roll call, please.

Commissioner Hagan-Joseph? Yes. Commissioner Kriz? Yes. Commissioner Hagler?

Yes.

Commissioner Probst? Yes. Commissioner Pryor?

Yes.

And Chair Unidad?

Yes. The motion is approved. There is a 10-day appeal period for this item. For future reference... Joe, we can make a motion just telling that. I'd like to make a motion that everything on the screen is for approval.

We have done that. That's acceptable as well. Yes. I do appreciate John, though.

Great.

Thanks.

Item 6.2 is a request to approve a small lot tentative subdivision map for 5471 Green Feather Way. For the record, file number PL26-0310. Sean, may we have your presentation again, please?

Yes. I'm now going to present the Amarusa Ranch Phase 1 Subphase C project. This project site consists of approximately 92 acres of undeveloped land in the Amarillo Ranch specific plan area in the very northwest corner of the city and includes a request for one entitlement, a tentative subdivision map to create 406 residential lots and associate park and open space parcels. Though this project is kind of reliant on the unit transfers from the previous item, so they are connected in a certain way. The applicant proposes three new residential villages that will create a total of 406 lots, all have a zoning designation of residential small lot, or RS, and a land use designation of low density residential. The specific plan envisioned this area, known as the Northwest District, as a low density residential transition to the existing Amaruso Estates neighborhood located within unincorporated Placer County to the north, and the proposal maintains that vision. The lots within the villages have a range of sizes and will all exceed the minimum 4,500 square feet required in the RS zone. All single family lots are oriented with frontage on public streets. The subdivision layout and street design were reviewed by the engineering division and fire department for this project as well to ensure adequate access and street widths for circulation and emergency response. Early notification of the project was posted on the ARKONA website. Public hearing notice mailed to a 300-foot radius published in the Press Tribune and on the ARKONA website as well. This project is exempt from CEQA because it is consistent with the specific plan EIR. In conclusion, staff finds this project is consistent with the goals, policies, and standards of the general plan, specific plan, and zoning ordinance, and the required findings for each entitlement can be made. Therefore, staff recommends the commission adopt the required findings of fact and approve the project as listed. And I'm available for any questions on this one.

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

For the record, Mr. Chairman, members of the commission, Marcus LaDuca on behalf of the property owner and applicant, we previously made comments. We are in agreement with all the conditions of approval on this map as well and we'd be happy to answer any questions. Thank you.

Commissioners, are there any questions for the representative? Perfect. 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 period. Commissioners, one more time, are there any additional questions, comments? Okay, I will now close the public hearing. Anyone would like to make a motion? I'll tackle this one.

My recommendation is to adopt the three findings of fact and approve the tentative subdivision map subject to 78 conditions of approval.

Any second?

I'll second it.

Commissioner Hagler has made the motion and Commissioner Hagen-Jones has seconded the motion. Roll call, please.

Commissioner Kriz?

Yes.

Commissioner Hagler?

Yes.

Commissioner Pryor? Yes. Commissioner Probst?

Yes.

Commissioner Hagenjos? Yes. And Chair Unidad?

Yes, the motion is approved. There is a 10-day appeal period for this item. Thank you. Commissioner and staff report next on the agenda. Do we have any reports from staff?

All I have for you is a reminder that we have an item for the next Planning Commission meeting on September 25th, and we should also have an item, I believe, at the next meeting in October. Did anybody else get the crud? So tentatively, we'll have an item in October as well.

Thank you, Lauren. Are there any updates or report for commissioners? If not, we have a motion to adjourn.

Make a motion to adjourn. I'll second it.

Commissioner Pryor has made the motion and Commissioner Hagen-Jones has seconded the motion. All in those favor, say aye. Aye. The motion is approved. We are adjourned. Thank you.