90' 90'
50' 80'
51' 80'
53'
82' 102' 90'
50'
45' 129'
51'
62' 51'
62' 51' 151'
10'
20'20' 10' 169'
11'
81' 84' 84'78'
135'
50'
50' 83'
62' 51'
62' 50'
77'
31'
89'
82'
47'
44'
50'
62' 34'
12' 10'
74' 44'
82'
44'
50'
62' 43'
11'
82'
44'
62' 40' 40'
61' 38'
68' 12'
12' 32'
82'
62' 51' 51' 91'
61' 40' 40'
82' 96'
47'
61' 40' 40'
82'
61' 50' 51'
82'
62'
74' 10'
12' 34' 87'
45' 84'
45'
76'
67' 75'
62' 43' 43' 82'
45'
45'
50'
50' 76'
62' 40' 90'
37' 82'
46'
45'
62' 51' 90'
50'
50'
50'
23'
72'
62' 34'
12'
70' 44'
62' 50'
62' 51' 90'
50'
60' 32'
12' 72' 42'
62' 43' 43' 75'
46' 74'
46' 57' 90'
50'
60' 40' 40' 40' 40' 75'
45'
45'
57' 82' 79'
45'
45'
60' 40' 178'
21' 15' 156'
10'
11'
192'
90'
100' 50' 20' 82'
45' 85'
45' 75'
46' 50'
96' 60'
94'
93'
86'
82'
52' 75' 57'57' 111'
57' 128'
55'
45' 81'
45'
52'
11'
109'
139'
159' 75'
40'
76'
82' 79'
45'
81' 90' 90'
50'
52'
45' 75'
45' 75'
46'
69'
76'
81'
84'
52' 80'
57' 90'
50'
52'
68'
156'
90' 50'
46'
46' 74' 74'
11' 53'
10'
15' 17' 51'
67' 51'
82'
56'
46'
50' 80'
50' 90'
50' 75'
46' 74'
85' 75'
46'
46'
82'
58'
54'
62'
62' 51'
50' 80'
50'
50'
58' 148'
11' 136' 80' 75'
45'
45'
103'
53'
90'
50' 80'
50' 75'
45'
45'
62'
74' 10'
12' 32' 100'
51'
50' 80'
50' 75'
45'
45'
62' 40' 148'
50'
46'
102'
50' 75'
45'
45'
62' 40' 40' 51' 51'
62' 77'
45'
45' 51'
60'
13'
45'
31'
1025'
409'
320' 80' 80'
10' 53'
11' 74'
17' 15' 51'
62' 51' 80'
50'
320'
45'
45' 75' 80'
50'
46'
45'
45' 75' 80'
50'
45' 100'
45'
45' 75' 80'
50' 51'
75'
76'
45'
45' 75' 80'
50'
75' 51'
79'
45'
45' 75' 80'
50' 50'
78'
54' 102'
50'
46'
46'
62' 32'
12'
74' 47' 50'
14'
50'
62' 40' 40'
62' 40' 40'
62' 51' 51' 84' 82' 78'
45' 84'
45' 80' 60'
81'
45'
45'
46' 78'
80'
80'
45'
83'
51'
62'
62' 51' 90'
51'
45' 75'
80'
71' 90'
50'
45'
45' 75'
85'
92'
53' 45' 90'
50'
45' 77'
80'
62' 44'
74'
12' 34'
52' 55' 90'
50'
45'
45' 75'
85'
62' 43' 43' 90'
50'
45'
48'
68'
62' 40'
50'
45'
45'
62' 51' 13'
18'
74' 30' 122'
340'
60'
61' 120'
61'
262' 63'
213'
63'
120'
220'
78'
206' 60'
45'
13'
50'
52'
67'
60' 45' 45'
75' 59'
70'
50'
56'
75'
53'
82'
60' 55'
80' 80' 57' 55'
96'
47'
45'
42'
59'
100'
57' 80'
57'
140' 428' 118'
80' 80'
63' 60'
60'
80' 60' 60' 57'
276'
11'
63'
79'
209'
123'
10'
13' 100'
39' 5' 5'
55' 75' 75' 76' 81' 82' 79' 75' 74'
50'
45' 45'
8' 43' 3'
45' 45' 45' 45'
50' 50' 50' 48'
50'
107'
54'
44'
44'
44'
60'
48'
48'
48'
48'
48'
12'
31'
135'
40'
10'
46' 28'
45'
56'
91'
82'
46' 76' 75'
62'
47'
47' 50'
45' 45' 78'
46'
45'
45' 47'
44'
46'
46' 46'
75'
75' 57' 57' 45' 75' 75' 76' 84' 92'
95'
64'
84'
98' 113'
42'
35' 45' 46' 89' 83'
55'
14'
28'
28'
49'
49'
49'
49'
49'
98' 50' 50' 50' 50' 50' 55' 45' 50' 60'
80' 80'
80'
80'
80'
83'
81'
82'
82' 81'
80'
80'
81'
83'
82'
81' 50' 50' 50' 50' 50' 50' 45' 50' 50' 50' 50' 45' 50' 50' 50' 50' 43'
25'
41' 83'
52'
52'
91' 93' 52' 50' 50' 50'
95'
95'
95'
85'
127' 50' 50'
37'
29' 52' 30' 52' 22' 20' 33' 53' 53' 60' 53' 53' 53' 53' 53' 53' 53' 53' 53' 52' 60'
51'
80'
80' 97' 94'
49'
49'
48' 46' 45' 45'
40'
41'
41' 428'
121'
61'
61'
50' 50' 50' 55' 121' 67' 79' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 79' RED FEATHER WAY
10' PUE (TYP) 97 98 99 100 101 102103 104 105 106 107 126 125 124 123 122 121120 119 118 117 136 135 134 133 132 131 130 129 128 127 139 138 137 154 153 152 141 140 142 143 150 151149 144 145 148 147 146 156157158159 160 163 164 165 179 178 177 176 175 174 173 168 169 170 171 172 166 167 250 249 248 247246 253 256 257 258 259 180 181 182 183 184 185 210 209 208 207 206 200 199 198 197 196 195 194 192 193 191 190 189 188 187 186 108 110 111 112 113 114 115 116 155 211 212 260 261 262 263 359 360 361 362 363 364 339 338 323 322 325 326 336 337 353 354 355 356 357 358 345 344 343 342 341 340 321 320 319 318 317 316 307 308 309 310 311 312 315 314 313 38 3950 51 66 67 68 71 70 69 74 75 76 79 78 77 82 83 84 87 86 85 88 8180 73 72 65 90 91 92 96 95 94 93 89 254 255 252 251 161 201 234 235 236 237 238 239 240 241 242 243 244 245 324 2928 109 162 STREET 13
STREET 4
STREET 3
STREET 1
STREET 1
STREET 1
STREET 6 STREET 9
COURT 8
STREET 6
STREET 7
STREET 3
STREET 2 STREET 10 GENTLE RAIN DR.
LANE 22
LANE 21
LANE 24
LANE 25
LANE 26
LANE 27
I H
A
E
H
H
H
H
H
H
H
F
F
H
H
A
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
20' ACCESS ESMT.
20' ACCESS ESMT.
20' ACCESS ESMT.
4' PUE (ALY.)
4' PUE (ALY.)
4' PUE (ALY.)
4' PUE (ALY.) 4' PUE (ALY.)
4' PUE (ALY.)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
R=1,165'
R=1,165'
R=250'
R=500'
R=250'
R=500'
R=500'
R=500'
R=500'
R=45'
R=32'
R=32'
R=250'
R=800'
R=32'
R=32'
WESTBROOK BOULEVARD
3 3 12
1 1
8 8
8 8
ST. 13
G
G
G
H
G
G
R=250'
23 4
567 PAD EX. GROUND PL 6' MASONRY WALL TYPICAL GRADING SECTION 3 NTS RETAINING
6' MIN*RIGHT OF ENTRY REQUIRED TYPICAL GRADING SECTION
8 NTS PAD
1:1 2% 10' PUE 8'
HINGE 1.5% SDWK 4' 35' LSE VARIES SDWK 2:1 R/W 2.0% VARIES 2' 2' 2' 1.5% TYPICAL GRADING SECTION 12 NTS EX. GROUND 17' 8' LSE 1.5% PAD PL 6' MASONRY WALL TYPICAL GRADING SECTION 1 NTS 4'
5:1
6' MIN SHEET 5 OF 7 BUILDING RELATIONSHIPS ONE PROJECT AT A TIME 3741 Douglas Blvd., Ste. 150 Tel 916.341.7760 40 Roseville, CA 95661 Fax 916.341.7767 0 80 NORTH 160 TENTATIVE SUBDIVISION MAP AMORUSO RANCH PHASE 1 - SUBPHASES D & E CITY OF ROSEVILLE, CALIFORNIA AUGUST 18, 2026 AMORUSO RANCH - SUBPHASES D & E - SMALL LOT TENTATIVE MAP SHEET INDEX DIAGRAM SEE SHEET 6 SEE SHEET 3 SEE SHEET 4
(69) 45'x75' (TYP.) LOTS
9.78 ± AC (G)
6.22 ± AC (N) VILLAGE AR-39 LOT G LANDSCAPE 0.72 ± AC (N) PARK 1.99 ± AC (G)
1.99 ± AC (N) AR-67 LOT F LANDSCAPE 0.03 ± AC (N) LOT L (56) 45'x75' (TYP.) LOTS
8.01 ± AC (G)
5.09 ± AC (N) VILLAGE AR-42 LANDSCAPE 0.78 ± AC (N) LOT M (87) 50'x80' (TYP.) LOTS 13.36 ± AC (G) 9.82 ± AC (N) VILLAGE AR-40 (69) 50'x80' (TYP.) LOTS 12.22 ± AC (G) 7.54 ± AC (N) VILLAGE AR-43 BOUNDARY GRADING 101'
102'
103'
104'
105'
106' LANDSCAPE 0.03 ± AC (N)
77'
45'
76'
45'
84'
50'
44' 60'
80' 60'
87'
52'
43'
80'
87'
52'
42'
77'
45'
52' 83'
50' 83'
35'
97'
34' 63'
50' 58'
50' 50'
80'
80' 90'
94'
47' 90'
50' 85'
50'
48' 90'
50' 91' 90'
50' 96'
47' 90'
50' 90'
50' 90'
50' 90'
50'
26'
117' 12'
8'12' 90'
50' 12'
27'
35' 74' 90'
50'
27' 12'
8' 12'
27'
35' 74'
27' 12'
8'74'
43'
79' 12'
37'
29' 84'
76'
75' 35'
45'
85'
45' 85'
45'
45'
76'
45' 35'
63'
84'
83'
80' 59'
76'
51' 35'
80'
132'
177' 432'
80'
80'
80' 80' 80'
80'
80'
80'
80'
33'
26'
38' 75'
46'
45' 85'
85' 80'
45'
45' 85'
46'
45'
45' 88'
46'
46'
13' 79'
46'
62'
257'
166'
45'
45' 75'
46'
45'
45'
205'
193'
138'
163'
50'
188'
50'
201'
57'
107'
91' 62'
61'
470'
6'
45'
83' 53'
81'
83'
50'
83'
50'
57' 56'
81'
83'
50'
50' 80'
50' 80'
80'
460'
109' 278'
100'
149'
50' 84'
50' 80'
80'
50'
51' 84'
111'
47'
47'
50' 80'
46'
45' 78'
80'
80'
387' 123'
335'
320'
48'
85'
45'
46'
74'
45'
80'
80'
76'
60'
60'
80' 60'
69'
80' 60'
80' 58'
80' 50'
59'
44'
43'
79'
8'
60'
63'82'
51'
51'
35'
134'
9'
61'
120'
61'
78' 45'
48'
32' 60'
126'
61'
79'
220' 120' 74'
215'
9309'
25'
260' 35'
101'
30'
202'
59'
160'
84'
36'
127'
206'
82'
3'
3' 53' 53' 53' 53' 52'
80'
80'
58'
75'
75'
45'
47' 76' 90' 90' 90' 97' 94'
11' 38'
49'
49'
46' 46' 46' 46' 79' 53' 53' 53' 52' 53' 53' 53' 53' 52' 80' 53' 52' 53' 52' 53' 50' 50' 50' 50' 50' 50' 50' 50' 50'
49'
50'
33'
59'
50'
81'
80'
31'
80'
10' 40'
41'
209' 54' 50'
56' 11' 56' 35' 50' 50' 50' 50' 50' 50' 62' 50' 50' 67' 69' 50' 60' 115'
181'
171'
120'
61'
WESTBROOK BOULEVARD 262 263 264 265 266 267 268 269 270 271 272 273 274 275 276 363 364 365366367 368 369 370 371 372 373 374 375 376 377 325 326 327 328 329 333 334 335 336 332 331 330 349 348 350351 352 353 354 345 344 307 308 309 310 311 312 313 306 305 304 303 302 301 300 294 295 296 297 298 299 293 290 426 418 422 407 410 414 404 346347 289 288 287 286 285 284 283 282 281 280 279 277278 291 292 STREET 3
STREET 2
STREET 2
STREET 5 STREET 10 STREET 11
STREET 7
ROAD B
STREET 7
F
H
H
H
C
B
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP) 10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
R=250'
R=250'
R=500'
R=250'
R=250'
R=400'
R=250'
R=500'
R=1,000'
4 4
1 4 11
3 8
23 4
567 17' 8' LSE 1.5% PAD PL 6' MASONRY WALL TYPICAL GRADING SECTION 1 NTS 4'
5:1
6' MIN TYPICAL GRADING SECTION
8 NTS PAD
1:1 2% 10' PUE 8'
HINGE 1.5% SDWK 4' TYPICAL GRADING SECTION 11 NTS PAD EX. GROUND PL 6' MASONRY WALL RETAINING *RIGHT OF ENTRY REQUIRED 6' MIN TYPICAL GRADING SECTION
4 NTS 35' LSE SDWK 2' EX. GROUND
2:1 VARIES 2.0% 1.5% PAD EX. GROUND PL 6' MASONRY WALL TYPICAL GRADING SECTION 3 NTS RETAINING
6' MIN*RIGHT OF ENTRY REQUIRED SHEET 6 OF 7 BUILDING RELATIONSHIPS ONE PROJECT AT A TIME 3741 Douglas Blvd., Ste. 150 Tel 916.341.7760 40 Roseville, CA 95661 Fax 916.341.7767 0 80 NORTH 160 TENTATIVE SUBDIVISION MAP AMORUSO RANCH PHASE 1 - SUBPHASES D & E CITY OF ROSEVILLE, CALIFORNIA AUGUST 18, 2026 AMORUSO RANCH - SUBPHASES D & E - SMALL LOT TENTATIVE MAP SHEET INDEX DIAGRAM SEE SHEET 7 SEE SHEET 5 HIGH DENSITY RESIDENTIAL 6.06 ± AC (G) 6.06 ± AC (N) VILLAGE AR-44 FUTURE DEVELOPMENT (69) 50'x80' (TYP.) LOTS 12.22 ± AC (G) 7.54 ± AC (N) VILLAGE AR-43 (56) 45'x75' (TYP.) LOTS 8.01 ± AC (G) 5.09 ± AC (N) VILLAGE AR-42 LOT A WATER 1.65 ± AC (N) QUALITY PUBLIC/QUASI-PUBLIC 3.12 ± AC (G) 3.12 ± AC (N) AR-54 LANDSCAPE 0.78 ± AC (N) LOT M LANDSCAPE 0.37 ± AC (N) LOT N LANDSCAPE 0.17 ± AC (N) LOT O OPEN SPACE 0.34 ± AC (G) 0.34 ± AC (N) AR-116 BOUNDARY GRADING
23 4 567
66'
11'
61'
70'
88'
130'
5'50'
42' 62'
42' 62'
42' 62' 62'
42' 62'
42' 62'
42' 62' 62'
39' 72'
39' 72'
42' 102'
35' 62'
35' 62'
35' 62' 62'
35'
35'
35'
35' 62'
35' 62'
35' 62' 62'
35'
35'
35'
26' 117' 12'
8'12' 12'
27'
35' 74'
27' 12'
8' 12'
27'
35' 74'
27' 12'
8'74' 12'
37'
29' 84'
112'
47' 35' 36'
72' 35'
72' 59'
346'
31'
349' 35' 432'
66' 55' 108'
66'
66' 35'
66'
66'
62'
62' 45'
62' 38'
74' 7'12' 33'
62' 42'
62' 42'
64' 35'
64'
62' 58'
62' 35'
64'
62' 35' 35'
12'10' 45' 45'
64'
12'
74' 36' 27'
62' 42'
62'
12' 8'
74'
62' 27'
62'
62'
62'42'
12' 27'
62'
62' 42'
79' 12' 27'
67' 35'
62' 35' 42'42'
12'9'
74' 27' 383' 73' 62'
396' 35' 70' 31'
67' 53' 128' 49'
12' 27' 35'
67' 35' 35'
67' 35' 35'
67' 35' 1600' 3'
24' 212' 241' 265' 35'
67' 35'
67' 35' 35'
67' 35' 123'
62'
62' 35' 35' 11' 32' 91'
66'
66' 74' 108'
60'
120'
61'
126'
61' 30' 52' 47' 94' 29' 35' 42' 59'
35'
41'
53'
108'
25' 3' 125'
100' 34'
30'
32'
26'
56'
81' 79'
140'
157' 128' 99' 71' 75' 50' 17'
30' 38' 47' 151' 128'
216'
209'
125'
121'
170'
253'
133'
115'
69' 237'
111'
99' 242' 260' 360'
79'
53'
414'
356'
187'
160'
84'
81' 37' 35' 11' 11'
56' 42' 47'
26' 57' 35' 30'
24'
57' 67'
62' 35' 37' 33' 10' 54' 35' 35' 20' 45' 20' 20' 36' 20' 36' 16' 42'
80' 59'
67' 35' 42'
64'
64'
64' 58'
47' 38' 38' 42'
62' 62' 35' 35' 27' 35' 35' 35'
58'
16' 35' 35' 42' 35' 35' 35' 35' 32' 35' 35' 35' 32' 2' 35' 39' 42' 35' 42' 8' 19' 116'
42'
96'
121'
43'
43'
39'
35'
WESTBROOK BOULEVARD 426 427 428 425 424 423 422 421 420 419 418 417 416 415 414 413 412 411 410 409 408 407 406 402 399 405 404 396 394 391 393 392 386 387 388 385 384 383 378 379 380 436 435 434 437 401 400395 451 450 449 448 447 446 438 439 440 441 442 443 444 445 433 432 431 430 429 403 ST. 28 ST. 28
LANE 29
LANE 30
LANE 37
LANE 38
LANE 36
LN. 33
LN. 34
LN. 35
LANE 32
LANE 31 J I I G I A SADDLE CREEK WAY C H H
12' ACCESS ESMT.
12' ACCESS ESMT.
10' ACCESS ESMT.
12' ACCESS ESMT.
12' ACCESS ESMT.
12' ACCESS ESMT.
12' ACCESS ESMT.
12' ACCESS ESMT.
4' PUE (ALY.)
4' PUE (ALY.)
4' PUE (ALY.)
4' PUE (ALY.)
4' PUE (ALY.)
4' PUE (ALY.)
4' PUE (ALY.)
4' PUE (ALY.)
10' PUE (TYP) 10' PUE (TYP)
10' PUE (TYP)
10' PUE (TYP)
R=500'
R=250'
R=500'
R=445' 1 12 12 381 382 389 390 397 398 R=250' 14
15' SEWER ESMT.
R=30' EMERGENCY VEHICLE ACCESS
20' 17' 8' LSE 1.5% PAD PL 6' MASONRY WALL TYPICAL GRADING SECTION 1 NTS 4' 5:1 6' MIN 35' LSE VARIES SDWK 2:1 R/W 2.0% VARIES 2' 2' 2' 1.5% TYPICAL GRADING SECTION 12 NTS EX. GROUND PUE/BUILDING SETBACK TBC WATER MAIN DRIVEWAY LIP 10' 3' SEWER MAIN PLSEWER CLEANOUT RESIDENTIAL WATER METER JT JT PASEO PL FF FF 12'-20' PEDESTRIAN/STORM DRAIN EASEMENT STORM DRAIN TYPICAL GRADING SECTION 14 NTS SHEET 7 OF 7 BUILDING RELATIONSHIPS ONE PROJECT AT A TIME 3741 Douglas Blvd., Ste. 150 Tel 916.341.7760 40 Roseville, CA 95661 Fax 916.341.7767 0 80 NORTH 160 TENTATIVE SUBDIVISION MAP AMORUSO RANCH PHASE 1 - SUBPHASES D & E CITY OF ROSEVILLE, CALIFORNIA AUGUST 18, 2026 SHEET INDEX DIAGRAM AMORUSO RANCH - SUBPHASES D & E - SMALL LOT TENTATIVE MAP SEE SHEET 6 LOT B WATER 0.85 ± AC (N) QUALITY HIGH DENSITY RESIDENTIAL 6.06 ± AC (G) 6.06 ± AC (N) VILLAGE AR-44 FUTURE DEVELOPMENT PUBLIC/QUASI-PUBLIC 3.12 ± AC (G) 3.12 ± AC (N) AR-54 LANDSCAPE 0.07 ± AC (N) LOT R LANDSCAPE 036 ± AC (N) LOT Q LANDSCAPE 0.60 ± AC (N) LOT P (74) 35'x60' (TYP.) LOTS 7.98 ± AC (G) 4.30 ± AC (N) VILLAGE AR-45 PUBLIC/QUASI-PUBLIC 0.65 ± AC (G) 0.65 ± AC (N) AR-59 PUBLIC/QUASI-PUBLIC 1.35 ± AC (G) 1.35 ± AC (N) AR-58 PUBLIC/QUASI-PUBLIC 1.46 ± AC (G) 1.46 ± AC (N) AR-55 OPEN SPACE 1.84 ± AC (G) 1.84 ± AC (N) AR-113 OPEN SPACE 0.73 ± AC (G) 0.73 ± AC (N) AR-115 OPEN SPACE 0.55 ± AC (G) 0.55 ± AC (N) AR-114 BOUNDARY GRADING TYPICAL ALLEY SERVICE LOCATION
2532 33 37 38 34 35 36 44 41 40 39 43 42 45 48 49 50 46 47 56 54 53 52 51 55 57 58 59 60 61 62 63 64 66 67 68 71 70 69 74 75 76 79 78 77 82 83 84 87 86 85 2221 16 15 109 23 20 1714118 24 19 1813 127 88 81 8073 72 65 90 91 92 95 94 93 9689 1 2 3 6 5 4 31 30 29 26 27 28
AMORUSO RANCH ROAD LOT C LOT D
WESTBROOK BOULEVARD 50 0 100 NORTH 200 AMORUSO RANCH SUBPHASES D & E - AR-28 DRRS PACKAGE AR-28 DRRS PACKAGE AMORUSO RANCH JULY 15, 2026 PC Exhibit H
GARAGE
PRIVATE
SIDE YARD 4'-0" 2'-2" 20'-10" 4'-0"
48'-0"
4'-0" 30'-0" 3'-6" 18'-0"
55'-6" 4'-0" 23'-0" 31'-0" 4'-0" 8 0 16 32 AMORUSO RANCH SUBPHASES D & E - PRODUCT #1 PLOT PLAN HOUSING PRODUCT #1 PLOT PLAN AMORUSO RANCH JULY 15, 2026
GARAGE
PRIVATE
SIDE YARD PORCH 7'-0" 10'-5" 4'-0" 21'-9" 7'-0" 25'-0" 4'-0" 3'-3" 36'-0" 48'-0"
55'-6"
3'-6" 4'-0" 14'-7" 8 0 16 32 AMORUSO RANCH SUBPHASES D & E - PRODUCT #2 PLOT PLAN HOUSING PRODUCT #2 PLOT PLAN AMORUSO RANCH JULY 15, 2026
GARAGE PORCH
PRIVATE
SIDE YARD 4'-0" 28'-0" 4'-0"
48'-0" 4'-0" 3'-6"
55'-6" 21'-9" 4'-0" 28'-0" 4'-0" 6'-3" 36'-0" 8 0 16 32 AMORUSO RANCH SUBPHASES D & E - PRODUCT #3 PLOT PLAN HOUSING PRODUCT #3 PLOT PLAN AMORUSO RANCH JULY 15, 2026
GARAGE
PRIVATE
SIDE YARD PORCH 4'-0" 21'-8" 4'-0" 4'-0" 32'-0" 40'-0" 4'-0" 41'-2" 4'-0" 3'-6"
55'-6"
6'-10" 10'-4" 8 0 16 32 AMORUSO RANCH SUBPHASES D & E - PRODUCT #4 PLOT PLAN HOUSING PRODUCT #4 PLOT PLAN AMORUSO RANCH JULY 15, 2026
WESTBROOK BOULEVARD
SADDLE
CREEK
WAY 23 24 25 2019 1817 1615 14 1312 11 10987 654 3 26 30 1 2 32 34 37 38 3640 41 42 44 45 46 48 49 50 52 53 54 3135 6873 28 2933 74 71 39 69 70 67 66 65 64 63 62 61 60 55 56 57 58 59 27 51 4743 2221 72 LOT B 50 0 100 NORTH 200 AR-45 DRRS PACKAGE AR-45 DRRS PACKAGE AMORUSO RANCH JULY 13, 2026
GARAGE PORCH 7'-6" 25'-0" 40'-0" 7'-6"
27'0" 4'-0" 11'-0"
60'-0"
18'-0" 7'-6" 4'-0" 21'-0" 7'-6" 8 0 16 32 AMORUSO RANCH SUBPHASES D & E - PRODUCT #1 PLOT PLAN HOUSING PRODUCT #1 PLOT PLAN AMORUSO RANCH JULY 13, 2026
UPGREAT ROOM DININGKITCHEN 2 CAR GARAGE STORAGE STORAGE PWDR DROP ZONE PANTRY COAT COVERED PORCH PRIMARY BEDROOMBEDROOM 2 BEDROOM 3 BA 2 W.I.C. TECH LINEN LAUNDRY PRIMARY BATH DN 25'-0" 45'-0" 5'-0" 25'-0"
45'-0" 5'-0" 8 0 16 32 AMORUSO RANCH SUBPHASES D & E - PRODUCT #1 FLOOR PLANS HOUSING PRODUCT #1 FLOOR PLANS AMORUSO RANCH JULY 13, 2026 SECOND FLOOR FIRST FLOOR 979 SQ. FT. 601 SQ. FT. 3 BEDROOMS | LOFT 2.5 BATHS 1580 S.F.
GARAGE PORCH
CVD.
PATIO 7'-6" 25'-0" 40'-0" 7'-6"
22'0" 4'-0"
60'-0"
23'-0" 7'-6" 4'-0" 21'-0" 7'-6"11'-0" 8 0 16 32 AMORUSO RANCH SUBPHASES D & E - PRODUCT #2 PLOT PLAN HOUSING PRODUCT #2 PLOT PLAN AMORUSO RANCH JULY 13, 2026
25'-0"
45'-0" 5'-0" 25'-0"
47'-6" 3'-6" DN GREAT ROOMDINING KITCHEN 2 CAR GARAGE PWDR DROP ZONE PANTRY
COAT COVERED PORCH PRIMARY BEDROOM BEDROOM 2 BEDROOM 3 BA 2 W.I.C. LINEN LAUNDRY PRIMARY BATH CVD.
PATIO W.I.C. BEDROOM 4 UP 8 0 16 32 AMORUSO RANCH SUBPHASES D & E - PRODUCT #2 FLOOR PLANS HOUSING PRODUCT #2 FLOOR PLANS AMORUSO RANCH JULY 13, 2026 SECOND FLOOR FIRST FLOOR 1019 SQ. FT. 592 SQ. FT. 4 BEDROOMS 2.5 BATHS 1611 S.F.
CVD.
PATIO GARAGE PORCH 7'-6" 25'-0" 40'-0" 7'-6"
26'0" 4'-0"
60'-0"
19'-0" 7'-6" 4'-0" 21'-0" 7'-6"11'-0" 8 0 16 32 AMORUSO RANCH SUBPHASES D & E - PRODUCT #3 PLOT PLAN HOUSING PRODUCT #3 PLOT PLAN AMORUSO RANCH JULY 13, 2026
25'-0"
45'-0" 5'-0" GREAT ROOM DININGKITCHEN 2 CAR GARAGE PWDR PANTRY
COAT COVERED PORCH PRIMARY BEDROOM BEDROOM 2 BEDROOM 3 W.I.C. LINEN PRIMARY BATH UP CVD.
PATIO OWNER ENTRY BEDROOM 4 DN BA 2 LAUNDRY LOW CABS. 25'-0" 45'-0" 5'-0" 8 0 16 32 AMORUSO RANCH SUBPHASES D & E - PRODUCT #3 FLOOR PLANS HOUSING PRODUCT #3 FLOOR PLANS AMORUSO RANCH JULY 13, 2026 SECOND FLOOR FIRST FLOOR 1101 SQ. FT. 582 SQ. FT. 4 BEDROOMS 2.5 BATHS 1683 S.F.
8/10/23, 9:12 AM 19.10.030 Residential zone general development standards. https://library.qcode.us/lib/roseville_ca/pub/municipal_code/item/title_19-article_ii-chapter_19_10-19_10_030 1/8 Roseville, California Municipal Code
Title 19 ZONING
Article II. Regulations for the Principal and Special Purpose Zones Chapter 19.10 RESIDENTIAL ZONES
19.10.030 Residential zone general development standards.
A. Residential Development Standards. Permitted uses and associated structures shall comply with the following development standards, in addition to any other applicable requirements of this title:
RESIDENTIAL ZONE GENERAL DEVELOPMENT STANDARDS
Requirement by Zoning District
R1
RS
with attached
sidewalk(10)
RS
with separated
sidewalk(8),
(10)
R2 R3(2) RMU
Area, interior lot 6,000 sq ft 3,375 sq ft 4,275 sq ft 6,000 sq ft 6,000 sq ft None (7)
Area, corner lot 7,500 sq ft 4,125 sq ft 4,710 sq ft 7,500 sq ft 7,500 sq ft Width,
interior
60 ft 40 ft 45 ft 60 ft 60 ft
Width, corner 75 ft 55 ft 50 ft 75 ft 75 ft
Residential Density
Maximum
number of
primary dwelling
units per lot
2 dwellings(1)
2 dwellings(1)
2 dwellings(1)
2 dwellings(1)
As
provided by
General Plan,
but a minimum
of 3 dwellings
As
provided by
General Plan
Maximum
number of
accessory/junior
dwelling units
per lot(11)
Up to 2
dwellings
Up to 2
dwellings
Up to 2
dwellings
Up to 2
dwellings
Up to 2
dwellings
Up to 2
dwellings
See Chapter 19.22 for accessory structure development standards for the following standards Setbacks (minimum)
Development Standards for AR-28, AR-39, AR-40, AR-42, and AR-43
8/10/23, 9:12 AM 19.10.030 Residential zone general development standards. https://library.qcode.us/lib/roseville_ca/pub/municipal_code/item/title_19-article_ii-chapter_19_10-19_10_030 2/8 Requirement by Zoning District
R1
RS
with attached
sidewalk(10)
RS
with separated
sidewalk(8),
(10)
R2 R3(2) RMU
Front(1) (9)
20 ft for
interior lots; 15
ft for corner
lots; 20 ft
minimum
driveway
depth
15 ft to living
space or side
wall of garage;
12.5 ft to porch;
18 ft minimum
driveway
depth(6)
10 ft to first
floor living
space or side
wall of garage;
7.5 ft to porch,
but in no case
may encroach
into a PUE; 15
ft to second
floor living
space; 18 ft
minimum
driveway
depth(6)
20 ft for interior
lots; 15 ft for
corner lots; 20
ft minimum
driveway depth
20 ft minimum
on all street
frontages
None(7)
Sides(1) (9)
5 ft interior; 15
ft street side
on corner
5 ft interior; 12.5
ft street side on
first floor; 15 ft
street side on
second floor
5 ft interior; 10
ft street side
on first floor;
13 ft street
side on
second floor
5 ft interior; 15
ft street side on
corner
5 ft interior; 20
ft minimum on
all street
frontages
None(7)
Rear (1)
20% of lot
depth; need
not exceed 20
ft; 10 ft
minimum(3)
10 ft minimum
with minimum
useable open
space of 700 sq
ft or 500 sq ft
where a usable
front porch is
provided(4)
10 ft minimum
with minimum
useable open
space of 500
sq ft(4)
20% of lot
depth; need
not exceed 20
ft; 10 ft
minimum
20 ft; 20 ft
minimum on
all street
frontages
None(7)
Lot Coverage
(primary
buildings)
35% for 2
story; 45% for
1 story
None(4) None(4) 40% 50% None(7)
Height Limits 35 ft 35 ft 35 ft 35 ft 45 ft(5) None(7)
8/10/23, 9:12 AM 19.10.030 Residential zone general development standards. https://library.qcode.us/lib/roseville_ca/pub/municipal_code/item/title_19-article_ii-chapter_19_10-19_10_030 3/8 Requirement by Zoning District
R1
RS
with attached
sidewalk(10)
RS
with separated
sidewalk(8),
(10)
R2 R3(2) RMU
Additions to a
single-family
or two-family
primary
structure
greater than
700 square
feet in area
(12)
Notes:
(1) Up to two residential units are permitted in the R1 and RS zone districts provided the criteria of
19.10.030 (G) are met. Residential units may be attached or detached in the R1, RS, or R2 zone districts. (2) The general development standards for the R3 district may be modified through approval of a Design Review Permit.
(3) On corner lots, the minimum rear setback may be determined by using an average of three measurements taken at the ends of the structure and a point midway between the ends of the structure.
The measurements shall be made perpendicular to the rear lot line. (4) The rear and side yards may be utilized to meet the minimum usable open space provided the minimum dimension, measured perpendicular to the applicable rear or side yard is 10 feet. Maximum coverage is a function of lot size, required setbacks and usable open space. A minimum usable open space of 500 square feet may be applied where a front porch is provided with minimum dimensions of six feet by 10 feet exclusive of entry way.
(5) Except for residential units immediately adjacent to the R1 and RS zone districts, where the height limit shall be 35 feet.
(6) Minimum driveway depth of 18 feet requires a roll-up garage door. (7) As provided in development standard overlay or special area overlay district. (8) Sidewalk separated from back of curb by five-foot planter strip. (9) Front setback (and side setback where adjacent to street) measured from back of walk. Fence side yard setback is five feet from back of walk where facing a street. In the absence of sidewalk, setbacks measured from the edge of right-of-way.
8/10/23, 9:12 AM 19.10.030 Residential zone general development standards. https://library.qcode.us/lib/roseville_ca/pub/municipal_code/item/title_19-article_ii-chapter_19_10-19_10_030 4/8 (10) Variations to the standards and other housing product types may be permitted subject to processing of a Design Review Permit for Residential Subdivision (DRRS) concurrent with the approval of a tentative subdivision map and review of product type.
(11) A combination of up to two accessory dwelling/junior accessory dwelling units are permitted within areas zoned to allow single-family, two-family or multi-family residential use provided the lot contains an existing or proposed single-family dwelling, two-family or multi-family unit as defined in Sections
19.08.080(F)(1) and (F)(2) (Residential Use Types) and the accessory dwelling/junior accessory dwelling unit complies with the standards identified in Chapter 19.60 (Accessory Dwelling Units). See Chapter
19.60 for the maximum number and combination of units allowed per lot. For purposes of density, accessory dwelling units shall be deemed to be an accessory use or an accessory building or structure and shall not be considered to exceed the allowable density for the lot upon which it is located. (12) Additions (attached or detached) to primary structures that exceed 700 gross square feet in area may be permitted upon approval of an Administrative Permit, which may include a public hearing as provided in Sections 19.74.010 and 19.78.020. Excludes accessory dwelling units complying with the standards identified in Chapter 19.60 (Accessory Dwelling Units).
B. Clear Vision Triangle, Residential. The following standards shall apply to the installation of structures on corner parcels:
1. On a corner parcel, no fence, wall, sign or other structure, mounds of earth, or other visual obstruction over 36 inches in height above the top of the existing or planned curb elevation shall be erected or placed within a residential clear vision triangle (see Chapter 19.95, Definitions).
2. The foregoing provision shall not apply to public utility poles; trees trimmed (to the trunk) to a line at least eight feet above the elevation of the intersection; saplings or plant species of open growth habits and not planted in the form of a hedge, which are so planted and trimmed as to leave, at all seasons, a clear and unobstructed cross view; supporting members of appurtenances to permanent structures existing on the date that the ordinance codified in this section becomes effective; and official warning signs or signals.
C. Exceptions to Height Limits. Notwithstanding the requirements of subsection A, the following structures are permitted to exceed the maximum height limits, as follows:
Architectural features, mechanical equipment, chimneys, vents, and other architectural or mechanical appurtenances on buildings may be a maximum of 15 percent higher than the height limit of the applicable zone.
D. Exceptions to Setbacks. Notwithstanding the requirements of subsection A, the following structures are permitted to encroach into the required development setbacks, as follows:
1. Architectural features, such as, but not limited to: cornices, eaves, canopies, fireplaces and similar features, but not any flat wall or addition creating living space, may encroach up to two feet into any required setback.
DEVELOPMENT SERVICES DEPARTMENT–PLANNING DIVISION
311 Vernon St, Roseville, CA 95678 (916) 774-5276
3 rd ADDENDUM TO AMORUSO RANCH PROJECT SPECIFIC PLAN
ENVIRONMENTAL IMPACT REPORT (SCH # 2013102057, CERTIFIED ON JUNE 15, 2016)
Project Title/File Number: ARSP PCL AR-28, AR-39, AR- 40, AR-42, AR-43 & AR-45 - Amoruso Phase 1 Subphase D & E, File #PL26-0068
Project Location: 4501 Westbrook Bl., Roseville, Placer County, CA Project Description: The applicant requests a General Plan Amendment, Specific Plan Amendment, Small Lot Tentative Subdivision Map to subdivide Amoruso Ranch Specific Plan (ARSP) Parcels AR-28, -39, -40, -42, -43 & -45 into approximately 451 residential lots and an associated Design Review for Residential Subdivision Permit. The request includes unit transfers between parcels and minor amendments to the Development Agreement, Specific Plan, General Plan, and Zoning Maps. The amendments will align the proposed Tentative Map with the ARSP Large Lot Parcels as well as the land use and zoning designations, and the Specific Plan Amendment will transfer residential units between parcels in the ARSP to be consistent with the proposed Tentative Subdivision Map.
Project Applicant: Vance Jones, Wood Rodgers, Inc.
Property Owner: Gonzalo Rodriguez, Brookfield Sunset LLC Lead Agency Contact: Sean Morales, Senior Planner; Phone (916) 774-5282 An Addendum to a previously certified and adopted negative declaration or environmental impact report may be prepared for a project if only minor technical changes or additions are necessary or none of the conditions calling for the preparation of a subsequent EIR or negative declaration have occurred (California Environmental Quality Act Guidelines [CEQA] Section 15164). Consistent with CEQA Guidelines Section 15164, the below analysis has been prepared in order to demonstrate that none of the conditions described in Section 15162 of the CEQA Guidelines calling for preparation of a subsequent EIR have occurred and that only minor technical changes or additions are necessary in order to deem the adopted negative declaration adequate to describe the impacts of the proposed project. CEQA Guidelines Section 15164 also states that an addendum need not be circulated for public review, but can be included in or attached to the certified EIR for consideration by the hearing body. This Addendum focuses only on those aspects of the project or its impacts which require additional discussion.
Exhibit A
PROJECT DESCRIPTION
Project Location
The project site is located on various parcels within the Amoruso Ranch Specific Plan (see Figure 1).
Figure 1: Project Location (parcels bordered in red)
Figure 2 – Revised Large Lot Map
Project Site –
Subphase D&E
BACKGROUND
The Amoruso Ranch Specific Plan (ARSP) was approved by City Council in June 2016 to support the development of approximately 696 acres in the northwestern portion of the City, including 2,827 residential units, 51 acres of commercial, 17 acres of public/quasi-public, 22 acres of parks, 145 acres of open space, and 20 acres of urban reserve. An Environmental Impact Report (EIR) (SCH #2013102057) was certified at the time of Specific Plan adoption. Annexation of the ARSP area into the City of Roseville was approved by the Placer County Local Agency Formation Commission (LAFCO) on December 18, 2018.
An initial Tentative Large Lot Map, which reflected the ARSP land use parcels was approved by the Planning Commission on January 10, 2019. However, during the coordination with the U.S. Army Corps of Engineers (USACE) for federal Clean Water Act (CWA) Section 404 permitting, the USACE required additional avoidance of wetland features that necessitated a modification of the land use plan. A General Plan Amendment (GPA), Specific Plan Amendment (SPA), Rezone (RZ), two Development Agreement Amendments (DAA), and Tentative Large Lot Map Modification application (File #PL19-0312) was reviewed by the Planning Commission on February 27, 2020 and approved by City Council on April 1, 2020. No changes were made to the overall acreage of the ARSP or to the number of housing units.
Since the original approvals of the ARSP several tentative map applications and minor density changes have occurred. On March 24, 2022, the Planning Commission approved a Tentative Subdivision Map for 481 residential units within Amoruso Ranch Phase 1 Subphase A1. On December 8, 2022 the Planning Commission approved a Tentative Subdivision Map to create 156 additional residential parcels within Subphase A2. On September 25, 2025, the Planning Commission approved a Small Lot Tentative Subdivision Map to subdivide Amoruso Ranch Phase 1 Subphase B1 into approximately 312 residential lots and associated park, open space, water quality, and landscape lots.
The current request includes a General Plan Amendment and Specific Plan Amendment to the Amoruso Ranch Specific Plan (ARSP) to transfer units between parcels in the Specific Plan and make minor modifications to the acreages of large lot parcels (Figure 2). Since the boundaries of the zoning and land use maps are based on these large lot parcels, the modifications to the large lot parcels also require minor revisions to the General Plan and Specific Plan land use maps and designations and a Rezone to adjust the acreages of zoning designations consistent with the acreage adjustments proposed with the map modifications. These changes are described in more detail in the Project Description section of this staff report. Additionally, the project proposes the third Amendment to the two ARSP Development Agreements by and between the City of Roseville and Brookfield Sunset, LLC and Jennifer M. Amoruso to reflect the project modifications. A Large Lot Tentative Subdivision Map Modification is proposed to align with the revised land use maps, and a Small Lot Tentative Subdivision Map is proposed to create 451 single-family residential lots, open space parcels, park parcels, and public/quasi-public parcels for city utilities, as well as landscape and right-of-way parcels. A Design Review for Residential Subdivisions (DRRS) is requested to review home plans and modify development standards for various residential subdivisions.
PROJECT DESCRIPTION
General Plan Amendment (GPA) – The project includes a GPA to make minor adjustments to the boundaries of large lot parcels. The boundary adjustments affect the acreage of each large lot, and therefore the density of residential parcels is proposed to be modified but will remain within the same land use categories.
Specific Plan Amendment (SPA) – The project includes an Amendment to the ARSP, which includes the reallocation of units throughout the Specific Plan area (see Table 1) and modifying the land use map to match the minor large lot map modification. Though one additional unit will be included in this area of the ARSP, an earlier subphase included one less unit than allocated. Therefore, the overall unit count in the ARSP will remain the same. Other minor modifications to the ARSP include revised street sections that align with planned roadway connections in Placer County and updates to several exhibits throughout the ARSP to reflect project changes during buildout. Adjustments were made to the utility infrastructure to accommodate the current project phasing and sequencing of development. The original utility master plans were based on a complete buildout scenario and did not assess specific project phasing, as that was not determined at the time of entitlement. Water and
Recycled Water exhibits from the ARSP were updated to account for this change. The specific plan change pages are included in Attachment 1.
Rezone – All of the affected residential parcels have a zoning designation of RS/DS, which will remain unchanged. The Rezone is requested to adjust the boundaries (and therefore acreages) of zoning designations to be consistent with the proposed adjustments of the large and small lot maps.
Development Agreement Amendment (DAA) – The project includes a third amendment to the ARSP Development Agreements to reflect changes in acreage totals for several land use designations, to reflect changes in unit allocations throughout the Plan Area, and to incorporate minor revisions to developer obligations and timing triggers for subsequent development phases.
Large Lot Tentative Subdivision Map – The applicant proposes a new Large Lot Tentative Subdivision Map (LLTSM) to align with the minor revisions to the land use plan. Figure 2 above.
Small Lot Tentative Subdivision Map – The project proposes to subdivide approximately 134.9 acres into 451 single-family residential lots, 1 park lot, 4 public/quasi-public lots, 4 open space lots, 1 Community Commercial lot, and 2 High-Density Residential lots as well as landscape, water quality, and right-of-way parcels.
Design Review for Residential Subdivision (DRRS) – The project proposes a DRRS to allow modified development standards for the RS zone within villages in Phase D of the ARSP and review the home plans and architecture for two Medium-Density Residential subdivisions.
PURPOSE AND SCOPE OF ADDENDUM
INTRODUCTION
The current Project requests additional minor changes to the Specific Plan, including land use changes and modifications to the lot layout. The changes, which are discussed in more detail below and analyzed throughout this addendum, are minor; however, additional entitlements to make the modifications are required. As no new or substantially more severe impacts are anticipated due to the proposed changes, a third Addendum to the EIR has been prepared.
STATUTORY BACKGROUND
This addendum has been prepared pursuant to CEQA Guidelines and legislative directives (CEQA Guidelines §15164; Public Resources Code [PRC] §§ 21083, 21166). An addendum is an appropriate subsequent document to a previously certified EIR when some changes to a project are necessary, but those changes do not create new or increased significant environmental impacts that warrant major revisions to the previous document (CEQA Guidelines §§ 15162(a), 15164(a); see Save Our Heritage Organization v. City of San Diego (2018) 28 Cal.App.5th 656, 668). Also, an addendum is appropriate when circumstances surrounding a project have not substantially changed and when no new information of substantial importance has been uncovered that indicates the project would create new significant impacts or increase the severity of the previously identified signification impacts (Ibid). Substantial evidence presented in this Addendum demonstrates that the proposed Project modifications, described above and analyzed below, do not create any new significant impacts or increase the severity of previously identified significant impacts, nor are there any new circumstances or new information that would create such impacts or require more robust analysis (CEQA Guidelines § 15162 (a)). Therefore, an addendum is the appropriate CEQA document, and a subsequent or supplemental EIR is not warranted (Id.,§15164(e)).
APPLICABLE REPORTS IN CIRCULATION
This addendum is written as an addition to the previously adopted Amoruso Ranch Specific Plan EIR (available online at https://www.roseville.ca.gov under City Administration/Departments/Planning/Specific Plans, Planning Areas & Development Agreements/Amoruso Ranch Specific Plan). Copies of the adopted EIR are available for review at the Roseville Development Services Department, 311 Vernon Street, Roseville CA 95678.
NO NEW CIRCUMSTANCES OR NEW INFORMATION
Since certification of the previous EIR on June 15, 2016, circumstances surrounding the formerly proposed project and its location have not substantially changed nor has any new information of substantial importance come to light that indicates the Project would create new significant impacts or increase the severity of existing significant impacts (CEQA Guidelines § 15162(a)). No new projects beyond those discussed in the previously certified EIR have been approved or proposed within the vicinity of the project site that could impact or increase the Project’s environmental effects, and the City is not aware of any other new information that might bear relevance on the Project’s CEQA analysis. There is no new information of substantial importance showing that (i) mitigation measures or alternatives previously found to be infeasible would actually now be feasible and would substantially reduce one or more significant effects of the proposed project, but the project proponents decline to adopt the mitigation measure or alternative; or (ii) mitigation measures or alternatives considerably different from those analyzed in the previously certified CEQA documents would substantially reduce one or more significant effects, but the proponents decline to adopt the mitigation measure or alternative. Therefore, there is no evidence on the record, or otherwise reasonably discoverable, indicating that any new circumstances or new information that would (a) create new significant impacts; (b) substantially increase the severity of previously identified significant impacts; (c) or require additional analysis or verification.
EVALUATION
PROJECT ELEMENTS ANALYZED IN THE ORIGINAL EIR
The EIR to which this addendum is being attached was certified by the City Council on June 15, 2016. It is currently available for review at the City of Roseville, Development Services Department, Planning Division, 311 Vernon Street, Roseville, CA 95678, and online at https://www.roseville.ca.gov under City Administration/Departments & Divisions/Planning/Specific Plans, Planning Areas & Development Agreements/Amoruso Ranch Specific Plan. See Background section above for more details.
The EIR identified the following impacts as significant and unavoidable:
4.1-3: Potential Incompatibility with Existing Agricultural and Other Land Uses in Placer County and the City of Roseville
4.1-8: Cumulative Impacts From Agricultural Resources Conversion 4.3-5: Increased Traffic Volumes at Intersections within Placer County, Sutter County, Sacramento County, or City of Lincoln Under Existing Conditions
4.3-6: Increased Traffic Volumes on Roadways Within Placer County, Sutter County, Sacramento County, or City of Rocklin Under Existing Conditions
4.3-8: Increased Traffic Volumes on State Highways Under Existing Conditions 4.3-9: Increased Traffic at City of Roseville Intersections Under 2035 CIP Conditions 4.3-11: Increased Traffic on Placer County, Sutter County, Sacramento County, City of Rocklin, or City of Lincoln Intersections Under 2035 CIP Conditions
4.3-12: Increased Traffic Volumes on Roadways within Placer County, Sutter County, Sacramento County, or City of Rocklin Under 2035 CIP Conditions
4.4-1: Generate Short-Term Construction Related Emissions of Criteria Air Pollutants 4.4-2: Generate Long-Term Operational Related (Regional) Emissions of Criteria Air Pollutants 4.4-5: Exposure of Sensitive Receptors to Odors
4.4-6: Consistency with Plans and Policies
4.5-1: Generate a Substantial Contribution To GHG Emissions that Conflicts with an Applicable Plan or Policy
4.6-1: Short-Term Noise Generated by Construction Activity
4.6-5: Substantial Permanent Increase in Ambient Noise Levels as a Result of the Existing Plus Project Increase in Traffic Noise
4.6-7: Substantial Permanent Increase in Ambient Noise Levels as a Result of the 2035 CIP Plus Project Increase in Traffic Noise Outside the Project Site
4.12.3-3: Construction or Expansion of Wastewater Treatment Facilities 4.13-6: Construction of Off-Site Stormwater Retention Facilities 4.14-1: Alteration of the Visual Character of the Site and Vicinity 4.14-2: New Sources of Light and Glare
4.14-3: Degradation of Scenic Resources and Scenic Vistas The EIR also identified the following cumulative impacts as significant and unavoidable:
4.3-15: Increased Traffic on City of Roseville Intersections Under 2035 Cumulative Conditions 4.3-17: Increased Traffic on Placer County, Sutter County, Sacramento County, or City of Lincoln Intersections Under 2035 Cumulative Conditions
4.3-20: Increased Traffic Volumes on State Highways Under 2035 Cumulative Conditions 4.4-7: Result in a Cumulatively Considerable Net Increase in Criteria Pollutants 4.6-9: Substantial Permanent Increase in Ambient Noise Levels as a Result of the 2035 Cumulative Plus Project Increase in Traffic Noise Outside the Project Site 4.8-18: Cumulative Impacts to Biological Resources
4.12.1-4: Capacity of Water Treatment System to Meet Potable Water Demand 4.12.1-8: Cumulative Water Supply and Water Treatment Impacts 4.12.3-5: Cumulative Wastewater Impacts
4.12.4-5: Cumulative Solid Waste Impacts
4.14-4: Cumulative Aesthetic Impacts
No new impacts, including significant or unavoidable ones, occur as a result of proposed Project modifications, and none of the previously identified impacts are made substantially more severe (discussed in more detail below).
Issue Areas Removed from Additional Evaluation
Proposed Project modifications would not require additional construction or development on undeveloped land beyond what was previously analyzed in the certified EIR because there would be no increase in residential units and no other planned development where it was previously unplanned (see EIR, Figure 2-3, Section 2.11, and Section 4 compared with ARSP Amendment, Figure 4.1). The proposed Project modifications do not have the potential to change the regulatory framework, impact discussion, mitigation measures, or significance conclusions for the following issue areas: aesthetics, agriculture and forestry resources, air quality, biological resources, cultural resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, mineral resources, noise, population and housing, public services, recreation, transportation, tribal cultural resources, and wildfire. These areas are not analyzed further in the checklist but are discussed briefly below. CEQA only requires that environmental documents give decision makers sufficient detail on environmental consequences and does not purport to merely “generate paper” by excessively explaining consequences that are “so simple they are almost self-explanatory.” (Save our Residential Environment v. City of West Hollywood (1992) 9 Cal.App.4th 1754; Laurel Heights Improvement Assn. v. Regents of University of California (1988) 47 Cal.3d 376, 393; Save Our Residential Environment v. City of West Hollywood (1992) 9 Cal.App.4th 1745, 1754).
Revisions made to the ARSP would not change the overall aesthetic nature of the planned development, and the revisions made by the prior Amendments, such as open fencing and home placement restrictions that allow more open space to be viewed by visual receptors, are maintained. Therefore, aesthetics need not be further analyzed. Similarly, agriculture and forestry resources, biological resources, cultural resources, geology and soils, hydrology and water quality, mineral resources, recreation, and tribal cultural resources do not require additional analysis. These issue areas require disturbance of previously undisturbed land to incur environmental effects, and the proposed Project modifications will not disturb additional land beyond what was previously analyzed in the certified EIR. Further, no increase in “construction and/or operation” mean no additional or more severe impacts to, or from, energy, hazards and hazardous materials, noise, population and housing, public services, and recreation because there can be no physical environmental change to these issue areas without the impetus of such project action (FEIR p. 1-9; see CEQA Guidelines §§ 15358 (b), 15378(a)). And, changes to the water transmission systems are so minor that the systems remain “largely unchanged,” with water and drainage flows remaining “the same,” thereby precluding environmental impacts to issue areas as a result (see Utility Systems Updates Technical Memorandum.) Impacts to transportation systems also would not increase because proposed Project modifications would not generate any significant amount of new vehicle trips beyond what was previously analyzed in the certified EIR (FEIR, pp. 4.3-43 to 4.3-44). Trip generation rates are based on development of structures and their respective land uses (e.g. high-density residential, low-density residential, commercial) FEIR, Appendix M [p.64]). No additional development will occur under proposed Project modifications. Units will be reallocated throughout the Specific Plan, and there is no overall increase in the number of units. Vehicle trips are not expected to change because the Project was analyzed with one external point of entry/egress only, which does not change with proposed modifications (see FEIR, Figure 4.3-5). No significant increase in vehicle trips, construction, or development means no increase in air pollutants and greenhouse gas emissions because these are the only relevant sources of project-related air pollutants (FEIR, p. 4.4-22 to 4.4-26, 4.5-20). Therefore, no additional environmental impacts to air quality and from greenhouse gas emissions would occur that could warrant further checklist evaluation. Lastly, wildfire need not be further addressed because the project site is not within a State Responsibility Area, which is a checklist threshold for wildfire analysis; upon annexation it received fire protection from the Roseville Fire Department and not CAL FIRE (FEIR, pp. 4.11-5, 4.11-8). A full discussion of how these issue areas may be impacted by the Project can be found in Chapter 4 of the EIR. See also “No New Circumstances or New Information” below.
Issue Areas Receiving Additional Evaluation
Some proposed ARSP amendments and EIR revisions, however, are so closely tied to certain issue areas that, although no impacts are anticipated, were evaluated out of an abundance of caution, specifically: land use and planning, and utilities (water supply). See also “No New Circumstances or New Information” below.
No New Circumstances or New Information
Since certification of the previous EIR on June 15, 2016, circumstances surrounding the formerly proposed project and its location have not substantially changed nor has any new information of substantial importance come to light that indicates the Project would create new significant impacts or increase the severity of existing significant impacts (CEQA Guidelines § 15162(a)). No new projects beyond those discussed in the previously certified EIR have been approved or proposed within the vicinity of the project site that could impact or increase the Project’s environmental effects, and the City is not aware of any other new information that might bear relevance on the Project’s CEQA analysis. There is no new information of substantial importance showing that (i) mitigation measures or alternatives previously found to be infeasible would actually now be feasible and would substantially reduce one or more significant effects of the proposed project, but the project proponents decline to adopt the mitigation measure or alternative; or (ii) mitigation measures or alternatives considerably different from those analyzed in the previously certified CEQA documents would substantially reduce one or more significant effects, but the proponents decline to adopt the mitigation measure or alternative. Therefore, there is no evidence on the record, or otherwise reasonably discoverable, indicating that any new circumstances or new information that would (a) create new significant impacts; (b) substantially increase the severity of previously identified significant impacts; (c) or require additional analysis or verification.
LAND USE AND PLANNING
Would the project:
a) Physically divide an established community?
b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? Land use and planning is discussed in Section 4.1 of the EIR. Impacts to land use and planning as a result of Project implementation are discussed in Section 4.1.4 of the EIR. The EIR addressed four impacts to land use and planning, three of which were less than significant level with mitigation. However, the EIR concluded that the Project would contribute to the significant and unavoidable impact of incompatibility with existing land uses.
The proposed modification includes minor changes to land use designations to align with proposed subdivision develpoment (see “Project Description” above and Figure 2). Changes in densities of residential parcels are also proposed, but will not result in a change to any land use categories. Changes to zoning acreages are also proposed consistent with the minor land use modifications. All of the facilities included in the proposed project were previously analyzed in the EIR and addendums.
These proposed amendments to zoning and land use do not change the overall nature of the Project and proposed development nor do they introduce any land uses that dramatically differ from those already analyzed in the previously certified EIR and approved by the City. These amendments would not physically divide an established community because, as stated in the EIR, “no community would be divided by the Proposed Project, as the project site is comprised of vacant land” (FEIR, p. 4.1-31). Further, like the originally proposed Project, the proposed amendments to land use and zoning would not conflict with (i.e., would be “consistent with”) applicable land use plans, policies, and regulations, including: the City Blueprint Implementation Strategies, the City General Plan (Community Design Goals, Community Form, Growth Management), some City Zoning Ordinances (allowed uses), CALTRANS Airport Land use Handbook, and the McClellan Land Use Compatibility Plan (FEIR, pp. 4.1-31, 4.1-34, 4.1-37, 4.1-39, 4.1-43). Because there would be no conflict, there would be no significant environmental effect as a result of a conflict. Likewise with internal land uses within the proposed development and as outlined in the specific plan, the proposed changes would not conflict with the following applicable guidelines, and not cause a significant environmental effect as a result: the City Community Design Guidelines, City General Plan (Community Design Goals and Policies, Community Forum Goals and Policies) and City Zoning Ordinance (allowed uses), with implementation of mitigation for noise and construction emission reductions (FEIR, pp. 4.1-35 to 4.1-38).
Also, similar to the originally proposed Project, the proposed amendments have the potential to conflict with the City General Plan (Community Form-Relationship of New Development) and the Placer County General Plan (agricultural policies) in a way that causes a significant and unavoidable impact (FEIR, pp. 4.1-39 to 4.1-43). Any conflicts with the City Zoning Ordinance discussed in the EIR under Impact 4.1-3 are not applicable here as the project site as already been zoned for development as prescribed in the original ARSP (see Resolution No. 16- 271) (FEIR, pp. 4.1-42 to 4.1-43). There are no mitigation measures presented or available to reduce this impact.
However, this impact would not be made substantially more severe by the proposed amendments because, as stated above, the proposed amendments do not change the overall nature of the Project and proposed development nor do they introduce any land uses that dramatically differ from those already analyzed. Therefore, no substantially new or more severe significant impacts to land use and planning as a result of proposed Project modifications will occur.
Mitigation Measures: To lessen Impact 4.1-2, the following mitigation measure prescribed in the EIR are applicable to proposed Project modifications: MM 4.6-1a–d, MM 4.6-2, MM 4.4-1.
Conclusion: With implementation of applicable mitigation measures identified in the previously certified EIR and listed above, proposed Project modifications will not create any significant new or substantially more severe significant impacts to land use and planning.
UTILITIES AND SERVICE SYSTEMS
a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years?
c) Result in a determination by the waste water treatment provider, which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments?
d) Generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
Discussion: Proposed Utilities and service systems are discussed in Section 4.12 of the EIR. Impacts to utilities and services systems as a result of Project implementation are discussed in Sections 4.12.1.4, 4.12.2.4,
4.12.3.4, 4.12.4.4, and 4.12.5.4 of the EIR, and mitigation measures to reduce these impacts are included in Sections 4.12.1.5, 4.12.2.5, 4.12.3.5, 4.12.4.5, and 4.12.5.5. The EIR addressed 25 impacts to utilities and services systems, most of which will be reduced to a less-than-significant level with mitigation. However, the EIR concluded that the Project would contribute to five significant and unavoidable impacts to utilities and services systems, one of which occurs only in the cumulative scenario. The proposed Project modifications have limited interplay with utilities and services systems, which are, therefore, by and large not applicable for analysis here.
The applicant proposes minor updates to the utility infrastructure to accommodate the current project phasing and sequencing of development. The original utility master plans were based on a complete buildout scenario and did not assess specific project phasing, as that was not determined at the time of entitlement. Water and Recycled Water exhibits from the ARSP were updated to account for this change These facilities and their locations were previously analyzed in the EIR (FEIR, pp. 2-12, 2-18, 4.12.1-36 to 4.12.1-67, 4.12.2-5 to 4.12.2- 10). And, minor changes to the water transmission and drainage systems that will occur are so minor that the systems remain “largely unchanged,” with water and drainage flows remaining “the same,” thereby precluding environmental impacts to utilities and service systems as a result.
Mitigation Measures: Proposed Project modifications will not increase the potential for new or more severe significant impacts to utilities and service systems, specifically water supply, because the proposed changes are minor in nature and remain at a less-than-significant level; therefore no previous mitigation measures apply and no new mitigation is warranted.
Conclusion: Proposed Project modifications will not create any significant new or substantially more severe significant impacts to utilities and service systems, specifically water supply; no mitigation is required.
ENVIRONMENTAL DETERMINATION:
In summary, in reviewing the site specific information provided for this project and acting as Lead Agency, the City of Roseville, Development Services Department, Planning Division has analyzed the potential environmental impacts created by this project and determined that the findings of CEQA Section 15162 concerning the decision not to prepare a subsequent EIR and the findings of CEQA Section 15164 concerning the decision to prepare an Addendum can be made. As supported by substantial evidence within the Addendum to the AMORUSO RANCH PROJECT SPECIFIC PLAN Environmental Impact Report (SCH # 2013102057, certified on June 15, 2016), the Lead Agency makes the following findings:
[ X ] No substantial changes are proposed in the project which would require major revisions of the previous EIR.
[ X ] No substantial changes have occurred with respect to the circumstances under which the project is undertaken.
[ X ] There is no new information of substantial importance which was not known and could not have been known with the exercise of due diligence at the time the previous EIR was adopted as complete. [ X ] Only minor technical changes or additions are necessary in order to deem the adopted environmental document adequate.
Addendum Prepared by:
____________________________________________
Sean Morales, Senior Planner
City of Roseville, Development Services–Planning Division Attachments:
1. Amoruso Ranch Specific Plan Change Pages
AR-27
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WESTBROOK BOULEVARD
FUTURE
PLACER PARKWAY
SADDLE
ROAD "A"
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GENTLE RAIN DRIVE
GENTLE RAIN DRIVE
RED
RED
GREEN FEATHER WAY
GREEN FEATHER WAY
GREENHORN
AMORUSO WAY
AMORUSO RANCH ROAD RANCH AMORUSO RANCH ROAD
BLUE STAR DRIVE
(NAPOTS)
FUTURE PLACER PARKWAY (NAPOTS)
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PARKWAY (NAPOTS)
(NAPOTS)
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ROAD
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RANCH
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SADDLE
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RED
RED
GREEN FEATHER WAY
GREEN FEATHER WAY
GREENHORN
AMORUSO WAY
AMORUSO RANCH ROAD
RANCH AMORUSO RANCH ROAD
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AR-74
FUTURE
PLACER
PARKWAY
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PARKWAY
(NAPOTS)
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PARKWAY
(NAPOTS)
(NAPOTS)
(NAPOTS)
(NAPOTS)
AR-62
10.4 ± AC.
P/R
GENERAL PLAN AMENDMENT
AMORUSO RANCH
CITY OF ROSEVILLE, CALIFORNIA
JULY 13, 2026
GENERAL PLAN AMENDMENT- AMORUSO RANCH
0 NORTH 500
1000
2000
PROPOSED GENERAL PLAN LAND USE
AR-110
(WAGNER PARCEL)
20.0 ± AC.
UR
AR-110
(WAGNER PARCEL)
20.0 ± AC.
UR
AG
AG
AG
AG AG AG N/A
AG
AG
AG AG
RR RR RR RR RRRRRRRR RR RR RRRR RR
EXISTING GENERAL PLAN LAND USE
PLACER COUNTY
CITY OF
ROSEVILLE
PLACER COUNTY
CITY OF
ROSEVILLE
LAND USE SUMMARY
LDR
MDR
HDR
CC
P/QP
P/R
OS
UR
CC/VC
AG
AG
AG
AG AG AG N/A
AG
AG
AG AG RRRR RR RR RR RR RR RRRRRRRR RR RR
PLACER COUNTY
CITY OF
ROSEVILLE
PLACER COUNTY
CITY OF
ROSEVILLE
BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3741 Douglas Blvd, Ste. 150 Tel 916.341.7760
Roseville, CA 95661 Fax 916.341.7767
Exhibit B
AR-27
AR-62
AR-77
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RS
AR-2
20.2 ± AC.
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AR-1
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AR-3
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AR-9
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AR-4
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AR-12
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AR-34
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AR-13
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AR-27
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AR-15
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AR-24
AR-37
AR-32
12.3 ± AC.
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AR-43
13.4 ± AC.
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AR-40
10.3 ± AC.
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AR-10
10.2 ± AC.
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AR-28 9.8 ± AC.
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AR-39
8.0 ± AC.
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AR-42
8.0 ± AC.
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AR-45
5.1 ± AC.
RS
AR-33
15.1 ± AC.
R3
AR-38
9.4 ± AC.
R3
AR-19
7.5 ± AC.
R3
AR-36
6.1 ± AC.
R3
AR-44
AR-56
0.3 ± AC.
P/QP
9.6 ± AC.
P/QP
AR-50
0.9 ± AC.
P/QP
AR-57
3.1 ± AC.
P/QP
AR-54
1.4 ± AC.
P/QP
AR-58
24.1 ± AC.
CC
AR-53
13.0 ± AC.
CMU/SA
AR-52
14.2 ± AC.
CMU/SA
AR-51
10.4 ± AC.
P/R
2.0 ± AC.
P/R
AR-61
1.8 ± AC.
P/R
AR-64B
2.9 ± AC.
P/R
AR-66
1.7 ± AC.
P/R
AR-63
AR-104
0.9 ± AC.
OS
AR-100
1.2 ± AC.
OS
4.2 ± AC.
OS
AR-91
3.8 ± AC.
OS
AR-90
AR-99
0.5 ± AC.
OS
AR-98A
4.6 ± AC.
OS
AR-94
2.3 ± AC.
OS
AR-101
1.0 ± AC.
OS
AR-102
0.7 ± AC.
OS
AR103
0.7 ± AC.
OS
0.7 ± AC.
OS
1.0 ± AC.
OS
AR-76
0.4 ± AC.
OS
AR-73
1.0 ± AC.
OS
AR-72A
0.6 ± AC.
OS
AR-71
0.4 ± AC.
OS
AR-75
0.8 ± AC.
OS
AR-81
1.2 ± AC.
OS
AR-79
0.4 ± AC.
OS
AR-78
0.5 ± AC.
OS
1.8 ± AC.
OS
AR-113
41.7 ± AC.
OS
AR-97
AR-95
2.7 ± AC.
OS
38.2 ± AC.
OS
AR-105
28.7 ± AC.
OS
AR-92
3.1 ± AC.
OS
AR-93
1.2 ± AC.
OS
AR-80
AR-60
1.3 ± AC.
P/R
AR-70
0.6 ± AC.
OS
0.7 ± AC.
OS
AR-106
0.4 ± AC.
OS
AR-107
0.6 ± AC.
OS
AR-108
0.8 ± AC.
OS
AR-109
0.2 ± AC.
OS
AR-111
1.1 ± AC.
OS
AR-112
0.6 ± AC.
OS
AR-114
0.7 ± AC.
OS
AR-115
1.5 ± AC.
P/QP
AR-55
0.7 ± AC.
P/QP
AR-59
2.3 ± AC.
OS
AR-96
0.3 ± AC.
OS
AR-116
AR-98B
2.0 ± AC.
OS
2.1 ± AC.
RS
5.3 ± AC.
RS
7.8 ± AC.
RS
5.0 ± AC.
RS
AR-67
2.0 ± AC.
P/R
AR-72B
0.4 ± AC.
OS
0.7 ± AC.
P/R
AR-64A
AR-74
AR-23
2.8 ± AC.
RS
WESTBROOK BOULEVARD
FUTURE
PLACER PARKWAY
SADDLE
ROAD "A"
ROAD "B"
GENTLE RAIN DRIVE
GENTLE RAIN DRIVE
RED
RED
GREEN FEATHER WAY
GREEN FEATHER WAY
GREENHORN
AMORUSO WAY
AMORUSO RANCH ROAD RANCH AMORUSO RANCH ROAD
BLUE STAR DRIVE
(NAPOTS)
FUTURE PLACER PARKWAY (NAPOTS)
FUTURE PLACER
PARKWAY (NAPOTS)
(NAPOTS)
(NAPOTS)
AMORUSO
ROAD
CREEK WAY
FEATHER
WAY
FEATHER WAY
RANCH
WAY
GREENHORN RANCH
WAY
(NAPOTS)
WESTBROOK BOULEVARD
SADDLE
ROAD "A"
ROAD "B"
GENTLE RAIN DRIVE
GENTLE RAIN DRIVE
RED
RED
GREEN FEATHER WAY
GREEN FEATHER WAY
GREENHORN
AMORUSO WAY
AMORUSO RANCH ROAD
RANCH AMORUSO RANCH ROAD
BLUE STAR DRIVE
AMORUSO
ROAD
CREEK WAY
FEATHER
WAY
FEATHER WAY
RANCH
WAY
GREENHORN RANCH
WAY
AR-27
AR-62
AR-77
24.7 ± AC.
RS
AR-2
20.2 ± AC.
RS
AR-1
27.2 ± AC.
RS
AR-3
6.8 ± AC.
RS
AR-9
3.8 ± AC.
RS
AR-17
4.9 ± AC
RS
AR-18
8.9 ± AC.
RS
AR-118
8.1 ± AC.
RS
AR-8
3.3 ± AC.
RS
AR-117B
2.5 ± AC.
RS
AR-117A
5.4 ± AC.
RS
AR-6
2.4 ± AC.
RS
AR-5
7.2 ± AC.
RS
AR-4
8.3 ± AC.
RS
AR-11
3.1 ± AC.
RS
AR-12
AR-21
AR-25
3.2 ± AC.
RS
AR-34
9.3 ± AC.
RS
AR-26
6.0 ± AC.
RS
AR-22
5.4 ± AC.
RS
AR-13
7.6 ± AC.
RS
AR-14
2.9 ± AC.
RS
AR-30
4.8 ± AC.
RS
AR-35
4.3 ± AC.
RS
AR-31
2.4 ± AC.
RS
AR-27
7.9 ± AC.
RS
AR-15
2.5 ± AC.
RS
AR-24
AR-37
AR-32
12.3 ± AC.
RS
AR-43
13.4 ± AC.
RS
AR-40
10.3 ± AC.
RS
AR-10
10.2 ± AC.
RS
AR-28
9.8 ± AC.
RS
AR-39
8.0 ± AC.
RS
AR-42
8.0 ± AC.
RS
AR-45
5.1 ± AC.
RS
AR-33
15.1 ± AC.
R3
AR-38
9.4 ± AC.
R3
AR-19
7.5 ± AC.
R3
AR-36
6.1 ± AC.
R3
AR-44
AR-56
0.3 ± AC.
P/QP
9.6 ± AC.
P/QP
AR-50
0.9 ± AC.
P/QP
AR-57
3.1 ± AC.
P/QP
AR-54
1.4 ± AC.
P/QP
AR-58
24.1 ± AC.
CC
AR-53
13.0 ± AC.
CMU/SA
AR-52
14.2 ± AC.
CMU/SA
AR-51
10.4 ± AC.
P/R
2.0 ± AC.
P/R
AR-61
1.8 ± AC.
P/R
AR-64B
2.9 ± AC.
P/R
AR-66
1.7 ± AC.
P/R
AR-63
AR-104
0.9 ± AC.
OS
AR-100
1.2 ± AC.
OS
4.2 ± AC.
OS
AR-91
3.8 ± AC.
OS
AR-90
AR-99
0.5 ± AC.
OS
AR-98A
4.6 ± AC.
OS
AR-94
2.3 ± AC.
OS
AR-101
1.0 ± AC.
OS
AR-102
0.7 ± AC.
OS
AR103
0.7 ± AC.
OS
0.7 ± AC.
OS
1.0 ± AC.
OS
AR-76
0.4 ± AC.
OS
AR-73
1.0 ± AC.
OS
AR-72A
0.6 ± AC.
OS
AR-71
0.4 ± AC.
OS
AR-75
0.8 ± AC.
OS
AR-81
1.2 ± AC.
OS
AR-79
0.4 ± AC.
OS
AR-78
0.5 ± AC.
OS
1.8 ± AC.
OS
AR-113
41.7 ± AC.
OS
AR-97
AR-95
2.7 ± AC.
OS
38.2 ± AC.
OS
AR-105
28.7 ± AC.
OS
AR-92
3.1 ± AC.
OS
AR-93
1.2 ± AC.
OS
AR-80
AR-60
1.3 ± AC.
P/R
AR-70
0.6 ± AC.
OS
0.7 ± AC.
OS
AR-106
0.4 ± AC.
OS
AR-107
0.6 ± AC.
OS
AR-108
0.8 ± AC.
OS
AR-109
0.2 ± AC.
OS
AR-111
1.1 ± AC.
OS
AR-112
0.6 ± AC.
OS
AR-114
0.7 ± AC.
OS
AR-115
1.5 ± AC.
P/QP
AR-55
0.7 ± AC.
P/QP
AR-59
2.3 ± AC.
OS
AR-96
0.3 ± AC.
OS
AR-116
AR-98B
2.0 ± AC.
OS
2.1 ± AC.
RS
5.3 ± AC.
RS
7.8 ± AC.
RS
5.0 ± AC.
RS
AR-67
2.0 ± AC.
P/R
AR-72B
0.4 ± AC.
OS
0.7 ± AC.
P/R
AR-64A
AR-74
FUTURE
PLACER
PARKWAY
(NAPOTS)
FUTURE PLACER
PARKWAY
(NAPOTS)
FUTURE PLACER
PARKWAY
(NAPOTS)
(NAPOTS)
(NAPOTS)
(NAPOTS)
REZONE EXHIBIT
AMORUSO RANCH
CITY OF ROSEVILLE, CALIFORNIA
JULY 13, 2026
REZONE EXHIBIT - AMORUSO RANCH
0 NORTH 500
1000
2000
PROPOSED ZONING DISTRICTS
AR-110
(WAGNER PARCEL)
20.0 ± AC.
UR
AR-110
(WAGNER PARCEL)
20.0 ± AC.
UR
AG
AG
AG
AG AG AG N/A
AG
AG
AG AG
RR RR RR RR RR RR RR RR RR RR RR RR RR
EXISTING ZONING DISTRICTS
PLACER COUNTY
CITY OF
ROSEVILLE
PLACER COUNTY
CITY OF
ROSEVILLE
ZONING DISTRICTS SUMMARY
RS
R3
CC
P/QP
P/R
OS
UR
CMU/SA
AG
AG
AG
AG AG AG N/A
AG
AG
AG AG RR RR RR RR RR RR RR RR RR RR RR RR RR
PLACER COUNTY
CITY OF
ROSEVILLE
PLACER COUNTY
CITY OF
ROSEVILLE
BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3741 Douglas Blvd, Ste. 150 Tel 916.341.7760
Roseville, CA 95661 Fax 916.341.7767
LAND USE PLAN
4 - 1 | AMORUSO RANCH SPECIFIC PLAN
August 2026 June 2025
THIS CHAPTER HAS BEEN UPDATED TO REFLECT REVISIONS TO
TABLES 4.1 AND 4.2
4.1 Overview
CHAPTER 4 –
LAND USE PLAN
The Amoruso Ranch Specific Plan (ARSP) provides for a mix of land uses including low, medium and high density residential uses; commercial and office uses (which in some cases are sited with one another, and/or with residential uses); public and quasi-public uses for the school and civic uses such as a fire station, parks and open space uses; and an urban reserve parcel.
At build out, the Plan Area will provide for approximately 2,827 dwelling units which would accommodate roughly 7,379 residents, add approximately 476,000 square feet of commercial retail and office uses with the potential to expand to a maximum of 766,000 square feet, and provide approximately 22-acres of parks and 155 acres of open space.
EXHIBIT C
LAND USE PLAN
4 - 2 | AMORUSO RANCH SPECIFIC PLAN
August 2026 June 2025
4.2 Land Use Plan
The land use designations identified in the ARSP are summarized below (Table 4.1), with an accompanying Land Use Map (Figure 4.1) and breakdown by parcel (Table 4.2) on the following pages.
Table 4.1
Land Use Summary
General Plan Land
Use
Applied Zoning
District
Acres % of Total
Acres
Allocated
Units
% of Total
Units
LDR
(Low Density
Residential)
RS 219.12
220.49
31.56 31.75
%
1,202 1,099 42.52
38.88%
MDR
(Medium Density
Residential)
RS 71.48
69.02 10.29 9.94
%
604 695 21.37
24.58%
HDR
(High Density
Residential)
R3 38.02
37.88 5.48 5% 873 30.88%
Community
Commercial - Village
District
CMU-SA
(Commercial MixedUse - Special Area)
27.12 3.91% 147 59 5.20 62%
Community
Commercial
CC (Community
Commercial)
23.71 3.41%
Open Space OS 144.59 20.82%
Open Space
(Paseos)
OS 10.75
11.14 1.55 60 %
Parks & Recreation PR 22.84 43 3.29 3 %
Public / Quasi Public P/QP (Fire Station) 2.95 0.42%
P/QP (Water
Facilities)
1.35 0.19%
P/QP (Lift Station A) 0.28 0.04%
P/QP (Lift Station B) 0.85 0.12%
P/QP (School) 9.59 1.38%
P/QP (Community
Facility)
1.46 0.21%
P/QP (Recycling
Center)
0.65 0.09%
Urban Reserve UR 20.00 2.88% 1 0.04%
Misc. Roads 99.62
100.90
14.35 53%
Total 694.40 100% 2,827 100%
LAND USE PLAN
4 - 3 | AMORUSO RANCH SPECIFIC PLAN
August 2026 June 2025
Figure 4.1 Land Use Map [UPDATED EXHIBIT]
LAND USE PLAN
4 - 4 | AMORUSO RANCH SPECIFIC PLAN
August 2026 June 2025
Table 4.2
Land Use by Parcel Number
Parcel GP Land
Use
Zoning Acres Allocated
Units
Density
AR-1 LDR RS 20.11 6 122 84 6.1 4.16
AR-2 LDR RS 24.73 1 149 121 6.0 4.90
AR-3 LDR RS 27.74 26 135 87 4.7 3.19
AR-4 LDR RS 7.21 31 4.3 0
AR-5 LDR RS 2.39 10 4.2 19
AR-6 LDR RS 5.37 25 4.7 66
AR-8 LDR RS 8.08 47 5.8 1
AR-9 LDR RS 6.83 42 3 6.1 30
AR-10 MDR RS 10.29 117 11.4 37
AR-11 LDR RS 8.24 38 4.6 1
AR-12 LDR RS 3.13 16 5.1 1
AR-13 LDR RS 5.39 30 5.6 57
AR-14 LDR RS 7.64 48 6.3
AR-15 LDR RS 7.91 45 5.7
AR-17 LDR RS 3.82 23 6.0 2
AR-18 LDR RS 4.91 34 6.9 2
AR-19 HDR R3 9.35 230 24.6 4
AR-21 MDR RS 2.05 15 7.3 3
AR-22 LDR RS 6.05 32 5.3 29
AR-24 LDR RS 2.50 12 4.8 79
AR-25 MDR RS 5.29 38 7.2 18
AR-26 LDR RS 9.26 48 5.2 18
AR-27 LDR RS 2.37 13 5.5
AR-28 MDR RS 10.16 10.19 96 129 9.4 12.69
AR-30 LDR RS 2.89 13 4.5 0
AR-31 LDR RS 4.26 22 5.2
AR-32 MDR RS 7.78 58 7.5 45
AR-33 MDR RS 5.14 42 8.2 17
AR-34 LDR RS 3.21 14 4.4 37
AR-35 LDR RS 4.82 20 4.2 15
AR-36 HDR R3 7.54 113 15.0 4.98
AR-37 MDR RS 4.96 39 7.9 86
AR-38 HDR R3 15.07 380 25.21
AR-39 MDR RS 9.82 7.81 69 79 7.0 10.12
AR-40 LDR RS 13.36 14.42 87 81 6.5 5.62
AR-42 MDR RS 8.01 7.53 56 84 7.0 11.16
AR-43 LDR RS 12.22 12.12 69 82 5.6 6.76
AR-44 HDR R3 6.06 5.91 150 24.7 25.37
AR-45 MDR RS 7.98 74 94 9.3 11.78
AR-117A LDR RS 2.49 13 5.2
AR-117B LDR RS 3.30 15 4.6
AR-118 LDR RS 8.89 49 52 5.5 84
AR-50 P/QP P/QP 9.59
AR-51 CC-VC CMUSA14.15 84 91
AR-52 CC-VC CMUSA12.97 63 68
AR-53 CC CC 23.71
AR-54 P/QP P/QP 2.95
LAND USE PLAN
4 - 5 | AMORUSO RANCH SPECIFIC PLAN
August 2026 June 2025
Table 4.2 (continued)
Land Use by Parcel Number
Parcel GP Land
Use
Zoning Acres Allocated
Units
Density
AR-55 P/QP P/QP 1.46
AR-56 P/QP P/QP 0.28
AR-57 P/QP P/QP 0.85
AR-58 P/QP P/QP 1.35
AR-59 P/QP P/QP 0.65
AR-60 P/R P/R 1.28
AR-61 P/R P/R 2.02
AR-62 P/R P/R 10.39
AR-63 P/R P/R 1.71
AR-64* P/R P/R 2.56
AR-66 P/R P/R 2.86
AR-67 P/R P/R 2.02
AR70 OS(Paseos) OS 0.57
AR-71 OS(Paseos) OS 0.33
AR-72 OS(Paseos) OS 0.98
AR-73 OS(Paseos) OS 0.63
AR-74 OS(Paseos) OS 0.64
AR-75 OS(Paseos) OS 0.84
AR-76 OS(Paseos) OS 0.35
AR-77 OS(Paseos) OS 0.94
AR-78 OS(Paseos) OS 0.51
AR-79 OS(Paseos) OS 0.39
AR-80 OS(Paseos) OS 1.16
AR-81 OS(Paseos) OS 1.19
AR-90 OS OS 3.81
AR-91 OS OS 4.16
AR-92 OS OS 28.70
AR-93 OS OS 3.10
AR-94 OS OS 2.30
AR-95 OS OS 2.71
AR-96 OS OS 2.29
AR-97 OS OS 41.68
AR-98 OS OS 7.94
AR-99 OS OS 0.50
AR-100 OS OS 1.22
AR-101 OS OS 0.96
AR-102 OS(Paseos) OS 0.67
AR-103 OS(Paseos) OS 0.70
AR-104 OS(Paseos) OS 0.85
AR-105 OS OS 38.19
AR-106 OS OS 0.66
AR-107 OS OS 0.36
AR-108 OS OS 0.62
AR-109 OS OS 0.77
AR-111 OS OS 0.19
AR-112 OS OS 1.05
AR-113 OS OS 1.84
AR-114 OS OS 0.55
AR-115 OS OS 0.73
AR-116 OS OS 0.26
LAND USE PLAN
4 - 6 | AMORUSO RANCH SPECIFIC PLAN
August 2026 June 2025
Westbrook
Boulevard
19.54 NAPOTS 50.58
Roads 29.50 30.34
Subtotal 674.40 2,826
AR-110
Wagner
Parcel
UR UR 20.00 1
Total 694.40 2,827
* AR- 64 includes 2.12 ac of dedicated parkland and 0.44 ac of road
4.3 Land Use Designations
Land uses within the ARSP are implemented through the zoning designation assigned to each parcel. This includes the application of the Development Standards (DS) and Special Area (SA) overlay zones to provide customized Development Standards and permitted uses as allowed by the City’s Zoning Ordinance.
Development Standards and Permitted Uses applicable to the Plan Area are provided in Appendix A. Where Appendix A is silent, the permitted uses and development standards established by the City of Roseville’s Zoning Ordinance and Community Design Guidelines shall apply.
The following summarizes the ARSP Land Use designations with descriptions for each Land Use related density and applied zoning districts:
A. Residential Land Uses
The ARSP utilizes three residential land use designations: Low Density Residential (LDR), Medium Density Residential (MDR), and High Density Residential (HDR). This mix of residential land uses and their corresponding range of density support the vision of a community that includes a wide variety of housing types and options. Home types and lot sizes are intended to mix seamlessly together on almost a block by block development pattern.
The mix of housing types addresses future growth anticipated in the City of Roseville and neighboring regions. Approximately 70 percent of ARSP units are designated for low and medium densities and the remaining units, approximately 30 percent are planned as high density units.
The densities and supporting development standards as detailed in Appendix A, provide for the various housing options including conventional detached single family homes on large and small lots, alley loaded homes facing streets, parks or paseos, clusters, duets, townhomes, and apartments. This Specific Plan encourages innovative and unique lot configurations and home types that support the overall vision of the community as an urban village.
Custom Homes
Custom homes may be designated for construction in the northwest area of the ARSP located between Placer Parkway and West Sunset Boulevard. Custom homes are single-family residential units with unique exterior styling and individualized interior floor plans, and each home’s architectural design is distinct from others in the subdivision. Typically, custom homes have detailed architectural features and upscale amenities which give them an appearance and character similar to, or qualitatively exceeding individually designed homes found in the City’s other custom and/or executive housing neighborhoods. If proposed, custom home subdivisions maybe approved through the City’s tentative subdivision map process.
LAND USE PLAN
4 - 7 | AMORUSO RANCH SPECIFIC PLAN
August 2026 June 2025
Table 4.3
Low Density Residential (LDR)
Applied Zoning
Districts
RS
Small Lot Residential
Density .5 - 6.9 dwelling units per acre
Description The Low-Density Residential (LDR) land use category is applied to lands that are comprised of detached single-family dwelling units. Lot configurations may include conventional (street accessed garages), alley loaded, and clusters.
Permitted Uses &
Development
Standards
Permitted uses per City of Roseville Zoning Ordinance. Development Standards for RS zoning per City of Roseville Zoning Ordinance. Standards for accessory uses and structures are as permitted by the City’s Zoning Ordinance Chapter 19.22.
Table 4.4
Medium Density Residential (MDR)
Applied Zoning
Districts
RS
Small Lot Residential
Density 7.0 - 12.9 dwelling units per acre
Description The Medium Density Residential (MDR) land use category is applied to lands characterized by single family detached or attached dwelling units including a wide variety of lot types and configurations. This residential land use will accommodate a variety of housing types and designs on generally smaller lots.
Permitted Uses &
Development
Standards
Permitted uses per City of Roseville Zoning Ordinance. Development Standards per Appendix A of the ARSP. Standards for accessory uses and structures are as permitted by the City’s Zoning Ordinance Chapter 19.22.
Table 4.5
High Density Residential (HDR)
Applied Zoning
Districts
R3
Attached Housing
Density 13.0 and more dwelling units per acre
Description The High Density Residential (HDR) land use category accommodates a range of housing options that meet the minimum density of 13 du/ac. These may include attached or detached duets, townhomes, condominiums or apartments, alone or in combination on a parcel.
Permitted Uses &
Development
Standards
Permitted uses per City of Roseville Zoning Ordinance. Development Standards per Appendix A of the ARSP.
Design Review Permit for Residential Subdivisions (DRRS) A design review permit for residential subdivisions shall be obtained when required concurrent with the processing of an application for a tentative residential subdivision map. The approving authority for design review for residential subdivisions is the Planning Commission.
Residential Unit Transfers
There may be a desire or need to adjust (reduce or increase) the number of units assigned to some largelot residential parcels. These adjustments may be permitted, pursuant to the provisions outlined in Section
10.7 (Residential Unit Transfers) of this Specific Plan. If the provisions of that Chapter cannot be met approval of a Specific Plan Amendment and possibly a General Plan Amendment may be required.
LAND USE PLAN
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August 2026 June 2025
B. Commercial Land Uses
The Commercial Land Uses in the ARSP consist of two areas. The first is a Village District, intended to create a true mixed-use urban village atmosphere. The second is a more traditional retail area located adjacent to a possible future interchange along Placer Parkway that would support regional commercial and business park uses.
Therefore there are two distinctly different commercial land uses, including Community Commercial - Village District and Community Commercial to allow their development standards to respond to the difference in uses and character. Tables 4.6 and 4.7 provide further detail into the Commercial Land Use category.
Table 4.6
Community Commercial - Village District (CC-VC)
Applied Zoning
Districts
CMU-SA/DS-AR
Commercial Mixed-Use (Special Area Overlay): Village District Description The Community Commercial - Village District land use allows for a mix and density of land uses common to an urban setting or traditional downtown.
Sites with a Community Commercial - Village District (CC-VC) designation are intended to be developed as mixed-use centers that allow for a combination of commercial, office, and residential uses. To foster this type of development pattern, these sites have a Commercial Mixed Use (CMU) zoning district, which is combined with a Special Area (SA) overlay and Development Standard Overlay. These sites are intended to promote a variety of commercial use types and the flexible siting of other uses that are typically considered to be compatible with commercial development.
The permitted uses on these parcels could be mixed in either a horizontal or vertical manner. This means that a commercial/office component could be colocated on the same site with a residential component, or that a commercial/office component could be located on the ground floor of a multistory residential component. This allows flexibility for future market conditions and encourages an active urban setting.
Permitted Uses &
Development
Standards
Permitted uses and Development Standards per Appendix A of the ARSP.
Table 4.7
Community Commercial (CC)
Applied Zoning
Districts
CC/DS
Community Commercial with Development Standard Overlay
Description The Community Commercial (CC) land use category is intended to provide a broad range of goods, services, and employment opportunities to an expanded service area.
Permitted Uses &
Development
Standards
Permitted uses per City of Roseville Zoning Ordinance. Development Standards per Appendix A of the ARSP.
LAND USE PLAN
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C. Parks, Open Space & Public Uses
As illustrated in the Land Use Plan, a large portion of the ARSP is dedicated to Open Space and park land uses as well as civic uses. This includes parcels for Parks and Recreation (PR), Open Space (OS), and Public/Quasi-Public (P/QP) uses.
Table 4.8
Park & Recreation (P/R)
Applied Zoning
Districts
PR
Park and Recreation
Description The Park and Recreation (P/R) land use designation is applied to parcels where park facilities are planned. This includes a combination of both active and passive park spaces. The ARSP area includes neighborhood parks ranging in size from approximately 1-acre to 10-acres. These parks are spread evenly throughout the community. Refer to Chapters 3 and 8 for detailed information regarding the location and design intent for the
neighborhood parks.
Permitted Uses &
Development
Standards
Permitted uses per City of Roseville Zoning Ordinance.
As stated in the City of Roseville General Plan Parks and Recreation Element, “It is the underlying goal of the Parks and Recreation Element to provide a variety of both passive and active recreational opportunities for all City residents.” The network of parks and their unique character and variety of amenities support this goal.
Table 4.9
Open Space (OS)
Applied Zoning
Districts
OS
Open Space
Description The Open Space (OS) land use designation is generally applied to lands that are environmentally sensitive or otherwise significant due to habitat and where preservation is required by federal permit. Land identified with the OS designation of the ARSP contains natural features and habitat area.
The OS land use designation also applies to the Plan Area’s paseo parcels which are widened corridors along key roadways that provide pedestrian/ bikeway linkages throughout the Plan Area. However since they vary in their role and use when compared to larger open space parcels, the paseos are tabulated separately from the open space parcels in land use table.
Permitted Uses &
Development
Standards
Permitted uses and Development Standards per City of Roseville Zoning Ordinance and City of Roseville Open Space Preserve Overarching Management Plan.
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Table 4.10
Public/Quasi-Public
Applied Zoning
Districts
P/QP
Public/Quasi-Public
Description The Public/Quasi-Public (P/QP) land use designation accommodates a variety of public-serving uses and facilities. These sites will provide for an elementary school, fire station, and areas for specific infrastructure related items such as a water storage well and any other facilities required by the Specific Plan.
Permitted Uses &
Development
Standards
Permitted uses per City of Roseville Municipal Code. Development Standards per Appendix A of the ARSP.
D. Urban Reserve
The ARSP includes one 20-acre parcel as Urban Reserve (UR).
Table 4.11
Urban Reserve
Applied Zoning
Districts
UR
Urban Reserve
Description The Urban Reserve (UR) land use designation is applied to lands that may receive urban land use entitlements at some time in the future. There is one UR parcel within the ARSP which will not be developed as a part of the ARSP.
Permitted Uses &
Development
Standards
Permitted uses per City of Roseville Zoning Ordinance.
4.4 Permitted Uses
Land uses within the ARSP will be regulated by the application of permitted, conditionally permitted and/or administratively permitted uses designated by the zoning district applied to each parcel. Except as otherwise provided in the ARSP, permitted uses are as specified by the City of Roseville Zoning Ordinance (Chapter 19).
4.5 Development Standards
Adoption of the ARSP by the City includes adoption of the development standards for each zoning district as described in Appendix A. The requirements of the Specific Plan shall take precedence over the City of Roseville Zoning Ordinance. In instances where the Specific Plan is silent, the City of Roseville Zoning Ordinance shall prevail.
Development Standards are detailed in Appendix A and within the City of Roseville Zoning Ordinance.
4.6 Design Guidelines
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The ARSP includes Design Guidelines in Appendix B that as adopted will support the community vision through encouraged design approaches, and build upon the City of Roseville Community Design Guidelines.
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CHAPTER UPDATED TO REFLECT CHANGES TO MINOR ARTERIAL “B”
CONSISTENT WITH PREVIOUSLY-AGREED-UPON DESIGN SECTION
FOR CONNECTION TO PLACER ONE ALONG EASTERN EDGE OF ARSP CHAPTER 7 –
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7.1 Overview
The circulation system for the Amoruso Ranch Specific Plan (ARSP) provides a hierarchy of streets, bikeways, walkways and multi-use trails throughout the development area that provide both connectivity to and the expansion of existing and planned future City and regional facilities, and public transit options that will serve the community. The placement of parks, landscape corridors and the alignment of the streets organize the community and promote traffic calming and pedestrian use. A modified grid pattern provides multiple ingress and egress points into and out of the Plan Area which helps to disperse traffic resulting in local streets that are pleasant to live on and walk or bike along. This street pattern, in conjunction with the pedestrian connections, provides a seamless network of connectivity throughout the Plan Area. By providing street trees and landscaping within the adjacent parkways, removing many of the driveway curb cuts and street-facing garages, and incorporating traffic calming measures such as bulbed intersections and roundabouts, the street design encourages alternate transportation modes including walking and biking throughout the community and to the outlying region.
In order to meet the City’s roadway Level of Service (LOS) standards while at the same time creating a network of pedestrian and bicycle friendly streets, the ARSP establishes the following street design standards that are to be utilized for the design and construction of the streets within the ARSP.
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7.2 Roadways
Existing and Proposed Regional System and Connections
The development of Amoruso Ranch Specific Plan is influenced by several existing and planned roadways that provide access to the Plan Area. These roads have been planned to accommodate the future growth of regional development and are the backbone of the circulation plan. • Westbrook Boulevard – Westbrook Boulevard is a planned north/south six-lane arterial roadway and designated truck route that will begin at Baseline Road and extend north of Blue Oaks Boulevard, through the Creekview Specific Plan (CSP) area entering the southern portion of the ARSP, and extending north through the ARSP. Westbrook Boulevard will terminate at the intersection of West Sunset Boulevard with a signalized connection. The future planned extension of Westbrook Boulevard may continue north to the City of Lincoln, and the plan does not preclude a future connection to the future Placer Parkway.
• Placer Parkway – Placer Parkway is a planned 15-mile long, high-speed limited access transportation facility, which will connect State Route 65 in western Placer County to State Route 99 in south Sutter County and bisects the northwest area of the Plan Area. As currently planned, Placer Parkway will have 4-lanes from Hwy 65 west to the future extension of Santucci Boulevard (Watt Ave) and 6-lanes from Santucci Boulevard west to Hwy 99. The right-of-way for this planned facility, as it traverses through the ARSP will be dedicated to the Public as part of the planned development. While a connection to Westbrook Boulevard has not been precluded by the development of the ARSP, no connection to Westbrook Boulevard is planned at this time, and depending on the final design and traffic needs the connection could be on-grade or grade separated.
• West Sunset Boulevard – West Sunset Boulevard is an existing east/west two-lane rural roadway that is located along the northern boundary of the ARSP. The roadway is within unincorporated Placer County and will provide additional access points to the ARSP at the intersection to Road G and Westbrook Boulevard. With the development of the ARSP the adjacent portions of West Sunset Boulevard will be improved to meet the current County of Placer road standards for a rural road and landscape setbacks with improved sidewalk, landscaping and walls per City standards. • Blue Oaks Boulevard - Blue Oaks Boulevard, a six-lane arterial which provides east/west circulation through the City, lies along the southern boundary of the CSP. Existing Blue Oaks Boulevard extends from Highway 65 west to approximately Hayden Parkway and will be extended to Westbrook Boulevard to provide access into the ARSP.
Planned ARSP System and Improvements
The ARSP roadway system is illustrated on Figure 7.1 Street Hierarchy Plan, with lane capacity, right-ofway, and landscape requirements summarized in Table 7-1. Typical roadway design sections are illustrated in this chapter, with corresponding landscaping standards and related design details included in the ARSP Design Guidelines (Appendix B). Additional streets sections than those defined in this chapter or different than the City of Roseville’s street sections may be reviewed and approved with individual development applications.
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Table 7.1
Street Standards
Roadway
Type/Name
Roadway Landscape Corridor
(L.S.E) Landscape
Median Parking Figure#
Reserved
Lane
Capacity
Right of Way
(R.O.W) (1)
Adjacent to
Residential (2)
Adjacent to
other uses
Arterial Roadways(3) (7)
Westbrook
Boulevard
(North of Road A)
6 100’ 35’ 50’ 14’ None 7.2.a
Westbrook
Boulevard
(South of Road A)
6 92’ -
10’ or
23’ 8’ None 7.2.b
Minor Arterial “B” 2 4 54’ 76’ 35’ 50’ 14’ None 7.2.c
Collector Roadways(2)
Modified Collector 2 48’ 25’ 23’ None None 7.2.d
Local Roadways (7)
Main Street 2 67’
(4) n/a n/a n/a On-street 7.2.e
Main Street -
Promenade 2 93’ (4) n/a n/a 36’ On-street 7.2.f
Modified Primary
Residential Street
(Village Street)
2 51’-6” n/a n/a n/a On-street 7.2.g
Modified Primary
Residential Street
w/ Streetside Paseo
2 47-6” 35’
(5) n/a n/a On-street 7.2.h
Modified Primary
Residential Street 2 65’ n/a n/a n/a On-street 7.2.i
Modified Primary
Residential Street at
Placer Parkway
2 46’ n/a n/a n/a None 7.2ia
Modified Primary
Residential Street-A
2 59’ n/a n/a n/a On-street 7.2ib
Modified Minor
Residential Street 2 55’ n/a n/a n/a On-street 7.2.j
Alley 2 26’ n/a n/a n/a As Noted 7.2.k
Footnotes:
1. The right-of-way width will be adjusted to accommodate additional left-turn lanes where needed.
2. Landscape corridors adjacent to LDR and MDR along arterial and collector roadways will be incorporated within the ROW
3. Auxiliary lanes, right turn lanes, bus turn-outs and standard tapers are permitted reductions to the landscape corridors (PUE/LSE) or paseos. See Figure 7-4. Minimum landscape corridor width of 20’ shall be maintained behind bus shelters.
4. Private streets, no right-of-way dedication will be made. PUEs shall be dedicated for all public services.
5. 35’ LSE only on one side of the street.
6. As Modified Primary Residential Street Connections vary in width to accommodate turn lanes and traffic flows, they are not included in the table above
7. Curb adjacent sidewalks maybe constructed, at the direction of the Parks Department, along neighborhood park frontage.
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Figure 7.1 Street Hierarchy Plan
*Streets locations and types other than those indicated on the Land Use Plan are shown for illustrative purposes only.
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Arterial Roadways
Arterial roadways are primary circulation routes which provide connections between sections of the City and the regional circulation system. Arterial roadways carry relatively high traffic volumes and do not permit on-street parking. In the ARSP, arterials are either four or six lanes and include landscape medians, onstreet bike lanes and adjacent landscape corridors with detached eight-foot sidewalks. The eight-foot sidewalk along the arterial streets also function as Class IA sidewalks, which provide an option for bicyclists to ride on a street separated path versus riding in the street. The ROW of the arterials will be adjusted as required to accommodate turn lanes as per the traffic report.
Westbrook Boulevard
Westbrook Boulevard provides the main access into the ARSP and upon completion will be the major north/south arterial roadway that provides connection to other major roadways in the northwestern parts of the City. Planned sections of Westbrook Boulevard currently exist in the CSP, West Roseville Specific Plan (WRSP), and the Sierra Vista Specific Plan (SVSP). When completed, Westbrook Boulevard will provide both pedestrian and vehicular traffic to the ARSP area and will provide considerations for future connectivity north to Dowd Road.
Westbrook Boulevard is planned as a 6-lane arterial roadway consistent with City Standards that consists of multiple lanes in the north and south directions, a landscaped median that also provides for left turn pockets, on-street striped bike lanes within the right-of-way, and landscaped corridors on either side. Within the landscaped corridors, public utilities easements and a Class I/IA sidewalk, which will provide pedestrian connectivity at a regional level, will be constructed. Stormwater Low Impact Development (LID) features will occur between the curb and pedestrian path in the landscaped parkway.
Westbrook Boulevard is shown in two figures to depict the roadway through the ARSP, north of Road A and south of Road A through the open space. The portion of Westbrook Boulevard south of Road A is a continuation of Westbrook as it comes north from the CSP area. This portion of Westbrook Boulevard provides a slightly reduced roadway section through the southern ARSP open space with a culvert crossing over University Creek that will be designed in accordance with the requirements of the project’s 404 permit, the City of Roseville and other jurisdictional agencies.
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Figure 7.2a: Westbrook Boulevard – North of Road A
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Figure 7.2b: Westbrook Boulevard – South of Road A
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Minor Arterial “B”
The roadways designated as Minor Arterial “B” are planned as 4 2-lane minor arterial roadways consistent with City Standards and will provide local and regional east/west access to future developed properties to the east. These roadways will consist of two one travel lanes with an on-street striped bike lanes in each direction, separated by a landscaped median that allows for left turn pockets, within a 76 54-foot right-ofway. Public utilities easements occur along both sides as well as a Class IA sidewalk within a landscape corridor. Stormwater LID facilities may be located within the landscaped parkway between the curb and the pedestrian path.
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Figure 7.2c: Minor Arterial “B” [EXHIBIT UPDATED]
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Collector Roadways
Collector roadways are secondary routes which generally distribute trips from the arterial street system to the local street system. Consistent with City Standards, the collector roadways within the ARSP, will provide two travel lanes and on-street Class II bike lanes. Where collector roadways intersect with arterial roads at signalized intersections, dedicated turn lanes will be constructed to accommodate vehicular movements.
Within ARSP, travel lanes for collector roadways have been reduced and landscape corridors have been provided in order to promote traffic calming, reduce travel speed, and to create a more pedestrian friendly community. The ROW of collector roadways will be adjusted as required to accommodate turn lanes as per the traffic report.
Modified Collector
The Modified Collector provides for one travel lane and on-street striped bike lanes in each direction, separated by a striped center turn lane along with a landscaped parkway and sidewalk or pedestrian path on each side, within a 48-foot right-of-way. On the north side, a public utilities easement includes a sidewalk and landscaped parkway. On the south side, a public utilities easement/ landscape easement, and a Class IA sidewalk all parallel the street.
Figure 7.2d: Modified Collector
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Local Roadways and Alleys
Local roadways provide direct access from the collector and arterial streets through neighborhoods to residential units. The typical standard for a local street, within the ARSP, includes two travel lanes with space for on-street parallel parking and a detached sidewalk. The ARSP provides several types of local roadway, depending on the location and the desired interface between land uses and the roadway system.
Main Street
The Main Street is a private street, which creates the organizational element for the Village District. It is a low speed urban street that includes landscaping and hardscape appropriate to an urban setting.
The Main Street consists of one travel way in each direction. Where parking is provided, it may be on either or both sides of the street. Parking may be provided in parallel parking bays, or as angled parking. Additional sections are discussed in Appendix A. The flexibility in this section is intended to allow for a variety of solutions that will lead to the most successful Village District. Street widths at intersections are reduced as a traffic calming measure and to shorten the walking distance for pedestrians. Street trees are located in tree wells with grates. In order to preserve the pedestrian experience, utilities are anticipated to be located behind the buildings, and not along the Main Street.
Buildings are setback from the right-of-way as described in Appendix A, Development Standards.
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Figure 7.2e: Main Street (Private Street)
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The figure below illustrates a typical intersection for the Main Street. The use of bulb outs at intersections helps reduce the speed of traffic, reduces the distance to be traversed by the pedestrian and also provides a safe refuge area for the pedestrian at the intersection.
Figure 7.2e1: Main Street Intersection
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Main Street Promenade
The Main Street Promenade is a private street - an extension of the Main Street. It is intended to be lined with retail, mixed-use, live-work, or row townhomes and function similar to a plaza where pedestrians share the roadway space for special events. It may be closed off to automobile traffic for special events such as a farmers market, art walk or street fair with an approved traffic control plan and encroachment permit issued by the City.
The Main Street Promenade consists of two vehicular travel ways separated by a wide median. The section includes parallel parking bays on both sides. While each travel way is 20-feet wide, the portion adjacent to the median is constructed with special paving such as pavers or stamped concrete. This mountable portion is designed for the heavy loads of emergency response vehicles and provides for a drivable surface if needed, but visually narrows the road area and reinforces the pedestrian focus of the street. The median and the roadway can function as a plaza, with hard-surface seating and landscaped areas. This median may contain kiosks and small retail establishments. Street widths at intersections are reduced, eliminating the parking bay, to shorten the crossing for pedestrians.
Sidewalks adjacent to the street are expected to fill the setback from the face of the building to the right-ofway, with the exception of special landscaped areas. Street trees are placed in tree grates.
Buildings are set back as described in Appendix A, Development Standards.
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Figure 7.2f: Main Street Promenade (Private Street)
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The figure below illustrates a typical intersection for the Main Street Promenade. The use of bulb outs at intersections helps reduce the speed of traffic, reduces the distance to be traversed by the pedestrian and also provides a safe refuge area for the pedestrian at the intersection.
Figure 7.2f1: Main Street Promenade Intersection
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Modified Primary Residential Street - Village Street
Modified Primary Residential Streets - Village Street are internal streets that serve the Village District and connect it to the residential areas. Modified Primary Residential Streets – Village Streets consist of one travel lane in each direction and on-street parallel parking on both sides in designated parking bays. Width at street intersections and between parking bays is reduced as a traffic calming measure and to shorten the walking distance for pedestrians.
Sidewalks are provided on each side. At a minimum, five foot sidewalks are provided on both sides and separated from the parking areas by a parkway strip where appropriate. Where roadways are adjacent to mixed-use or retail buildings, the sidewalk is permitted to extend from the back of curb to the face of the building and the street trees accommodated within tree grates. Where commercial uses front the street, it is anticipated that utilities will be provided at the back of the property or in parking lots at the side of the buildings.
Figure 7.2g: Modified Primary Residential Street – Village Street
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Modified Primary Residential Street with Streetside Paseo The Modified Primary Residential Street with Streetside Paseo provides exceptional bicycle and pedestrian linkages to the Village District and park sites within the community.
The Modified Primary Residential Street with Streetside Paseo consists of one travel way in each direction and parallel parking on both sides in designated parking bays. Width at street intersections, and between parking bays, is reduced as a traffic calming measure and to shorten the walking distance for pedestrians.
A detached 5-foot wide sidewalk and 7.5-foot landscaped parkway is provided on one side of the street, with a 35-foot wide streetside paseo, including a detached 10-foot wide Class IA sidewalk on the other. The 10-foot wide Class IA sidewalk provides a safe route for recreational biking separated from vehicular traffic.
Direct vehicular access and driveway cuts are not permitted to residential lots from the paseo side of the street which will have a vertical curb. Where alleys and streets cross the paseo, traffic calming measures will be considered as identified in Figures 7.7A, 7.7B and 7.7C. The landscape areas may contain rain gardens and other low impact ways of accommodating storm water.
Where adjacent to a park or school, the roadway width will be increased to a back of curb to back of curb dimension of 38-feet and the sidewalk location may vary to be incorporated into the design of the park.
Within 250-feet of where these streets intersect with arterial roadways, additional dedicated turn lanes will be constructed and parking restrictions will limit parking.
Modified Primary Residential Street Connections
Figure 7.2h: Modified Primary Residential Street with Streetside Paseo
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The Modified Primary Residential Street Connections connect the Modified Primary Residential with Street Side Paseo to Westbrook Boulevard. Since these streets will need to be modified to accommodate higher volumes of traffic where they connect to Westbrook Boulevard, the travel lanes, widths and medians will vary. The plans below illustrate the adjustments to the streets (Road A, Road D, and Road E) that will be made to accommodate the change in traffic conditions.
Figure 7.2h1: Modified Primary Residential Street Connections – Road A (Plan and Enlargement)
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Figure 7.2h2: Modified Primary Residential Street Connections – Road D (Plan and Plan Enlargement)
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Figure 7.2h3: Modified Primary Residential Street Connections – Road E (Plan and Plan Enlargement)
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Modified Primary Residential Street
Modified Primary Residential Streets link the neighborhoods together and to the rest of the community.
These streets consist of one travel lane in each direction and on-street parallel parking on both sides in designated parking bays. Width at street intersections, and between parking bays, is narrowed as a traffic calming measure and to shorten the walking distance for pedestrians.
A detached 10-foot wide Class IA sidewalk and a 7.5-foot landscaped parkway is provided on one side of the street to accommodate both bikes and pedestrians while the other side has a detached 5-foot wide sidewalk and a 7.5-foot landscape parkway. Direct driveway access is restricted across the 10-foot Class IA sidewalk and a vertical curb will be constructed. The landscape areas may contain areas for rain gardens and other low impact ways of accommodating storm water.
Where a Modified Primary Residential Street meets Westbrook Avenue, additional right and left turn lanes may be required.
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Modified Primary Residential Street at Placer Parkway
Where this street type crosses under Placer Parkway, parking will be restricted and the pavement width can be narrowed to eliminate the parking lanes (back of curb to back of curb dimension of 30-feet). In this section the landscape parkways will be removed and travel lanes will be increased to 12-feet. 8-foot wide curb adjacent Class IA sidewalk shall provide pedestrian and bike access as illustrated in Figure 7.2ia.
Figure 7.2i: Modified Primary Residential Street
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Figure 7.2ia-1: Modified Primary Residential Street at Placer Parkway
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Figure 7.2ia-2: Modified Primary Residential Street at Placer Parkway (Plan and Enlargement)
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Modified Primary Residential Street - A
Modified Primary Residential Street - A are streets located adjacent to the school and the parks at AR-62 and AR-67 are slightly wider the internal residential streets. This extra width accommodates the larger volume of traffic on these streets.
A detached 5-foot wide sidewalk and a 5-foot landscaped parkway is provided on both sides of the street.
The streets consist of one 11-foot travel lane in each direction and 8-foot on-street parking on both sides in designated parking bays. Width at street intersections, and between parking bays, is narrowed as a traffic calming measure and to shorten the walking distance for pedestrians.
Figure 7.2ib: Modified Primary Residential Street-A
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Modified Minor Residential Street
Modified Minor Residential Streets are internal streets, the primary purpose of which is to provide access between individual residences out to the regional network. These are low-volume streets.
Modified Minor Residential Streets consist of one travel lane in each direction and on-street parking along both sides of the street. Width at street intersections and between parking bays is reduced as a traffic calming measure and to shorten the walking distance for pedestrians. 5-foot wide detached sidewalks are provided on both sides of the street and separated from the back of the curb with a 5-foot wide landscaped parkway. Direct vehicular access is permitted from residential lots to the street. Where neighborhood streets cross the Crossing Park or Paseos, the on-street parking is eliminated so that the street is narrowed with wider landscaped parkways and easier pedestrian crossing.
Within 250-feet of where these streets intersect with arterial roadways, additional dedicated turn lanes will be constructed, and parking restrictions will limit parking.
Figure 7.2j: Modified Minor Residential Street
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Alley
Alleys are used to provide automobile access and service areas for residential lots with rear-loaded garages. The design standard for the alley provides a 26-foot wide paved area that allows two-way travel.
Alley aprons may vary. Perpendicular and parallel parking is permitted within restricted areas outside the curbed areas. City of Roseville Fire Department standards will be met.
Figure 7.2k: Alley
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Roundabouts
Roundabouts are a type of circular intersection in which the traffic moves in a counterclockwise direction around a circular island. Roundabouts are defined by specific design and traffic control principles which include yield control of all entering traffic, channelized approaches and geometric curvature and features to induce desirable vehicular speeds. Roundabouts are designed to make intersections safer and more efficient for both drivers and pedestrians. Speeds within roundabouts are usually significantly slower than typical intersections yet allow a more efficient flow of traffic. They also increase driver safety and reduce injury accidents as they only create angled movements where the possibility of high speed head on or broad-side collisions are eliminated.
Within the ARSP, roundabouts with 110-foot diameters will be constructed at certain intersections on the modified primary residential streets with paseos. These designated intersections are where Roads D and E intersect with Road F as shown on the circulation plan exhibit In these locations, parking will be restricted on each side of the approaching roadway legs for a distance of 200-feet. Proper signage and standard design shall meet the National Cooperative Highway Research Program (NCHRP) Report 672 (or latest Federal standards) and the California Manual on Uniform Traffic Control Devices (CA-MUTCD) guidelines.
Figure 7.2l: Roundabout 1
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Traffic Circles
Traffic Circles are small roundabouts that are most commonly used in urban environments with a low operating speed and occur in the same amount of area as a standard intersection. Many times they are used to resolve street intersections where the angle of intersection is significantly deviated from a standard 90 degree intersection, or an odd number of streets come together. The size of the Traffic Circle is very conducive to a pedestrian friendly environment because of the reduced pedestrian crossing widths and low speeds. Traffic Circles also feature a fully mountable central island to accommodate larger vehicles, while being designed to provide for enough space for passenger cars to negotiate the roundabout without the use of that mountable island. Proper signage and standard design shall meet the National Cooperative Highway Research Program (NCHRP) Report 672 (or latest Federal standards) and the California Manual on Uniform Traffic Control Devices (CA MUTCD) guidelines.
Figure 7.2m: Roundabout 2
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Offsite Roadway
West Sunset Boulevard
West Sunset Boulevard is an existing two-lane rural roadway, within unincorporated Placer County, that is located along the northern boundary of the ARSP. The existing roadway will be improved to a Rural Secondary Roadway per Placer County Standards, as dictated by the phased development of the ARSP and County requirements. The proposed West Sunset Boulevard reduces the existing ROW while providing the County with two 12-foot travel lanes, two 4-foot shoulders, a new drainage ditch and the necessary turn lanes for access into the ARSP development. The roadway will also incorporate a 5-foot sidewalk within a 25 foot, City of Roseville owned, landscape corridor along the southern edge of the roadway. Figure 7.n.4 illustrates the intersection of Westbrook Boulevard and West Sunset Boulevard where additional turn lanes are used to accommodate for traffic flow.
Figure 7.2n1: West Sunset Boulevard (County Street) Section 1-1 Figure 7.2n2: West Sunset Boulevard (County Street) Right Turn Lane Section 2-2
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Figure 7.2n3: West Sunset Boulevard (County Street) Left Turn Lane Section 3-3 Figure 7.2n4: West Sunset Boulevard (County Street)- Key Map Figure 7.2n5: West Sunset Boulevard / Westbrook Boulevard Intersection (Interim condition)
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7.3 Additional Street Design Standards
A. Traffic Signals and Median Breaks along Westbrook Boulevard Westbrook Boulevard is designed to maximize efficiency for automobiles and enable safe movement for bicyclists and pedestrians. Locations of traffic signals and median breaks are identified to plan for left turn movements along arterial roadways, thereby enhancing the efficiency of traffic flow and minimizing interruptions to landscaped medians. The left turn movements at the median breaks are only permitted for the traffic turning left from the arterial. Left turn movements out from the streets to the arterial at these median break locations are prohibited. Additional median breaks may be allowed without amending the ARSP subject to approval by the City of Roseville Engineering Division and Planning Division per the Design Guidelines. Locations of signals and median breaks are illustrated on Figure 7.3.
7.4 Intersection Corner Clips
Figure 7.3: Traffic Signals and Median Breaks
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The intersection corner clip design accommodates landscaping at major roadway intersections to provide a high-quality streetscape, while accommodating for additional lanes needed for efficient automobile travel.
A design standard for corner clips will compensate for width reduction of landscape corridors at street intersections. The corner clip design accommodates landscaping at major roadway intersections to ensure a high-quality streetscape, while accommodating the additional lanes needed for efficient automobile travel.
The minimum design standard for intersections, including a typical design for a corner clip is provided in the Corner Clip Design Standard figure below.
7.5 On-street Parking
Figure 7.4: Intersection Corner Clip
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On-street parking is allowed on various streets per the street standards within this chapter. Parking is accommodated in either striped or non-striped parking bays. On streets that have striped parking bays, the bays shall be 22 feet x 8 feet as indicated in the graphic below. On residential streets where nonstriped parking bays are provided, the bays shall adhere to the street sections within this chapter.
7.6 Pedestrian Pathways, Bikeways, & Trails
Figure 7.5: Typical On-street parking
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The pedestrian and bikeway network is an important component in ensuring connectivity and promoting non-vehicular travel to and within the ARSP area. The network has been designed as an integral part of the community, providing easy and efficient access to the Village District, the elementary school, and parks.
This network of bicycle, multi-purpose trail, sidewalk and paseo connections within the community link the neighborhoods together, provides connections to the surrounding areas, and provides local and regional connections to the existing City of Roseville.
Pedestrian connection opportunities are provided to adjacent uses and allow for easy access to the regional trail and bicycle network that is currently present or planned in the City. Planned connections to adjacent land uses include: A Class I trail connection along Westbrook Boulevard south to the Creekview Specific Plan area; a Class IA trail connection along Road A and Road B to the east property boundary; and opportunities at the west end of the site for a connection(s). The streetside paseo system, which contains a Class IA sidewalk, connects to the Class I trail along the open space which will allow the City to connect to the future trail system within the Al Johnson Wildlife Area to the Amoruso Ranch trail network. For these trail and bicycle path locations, please see Figure 7.6 in this Chapter.
Sidewalks
Sidewalks form the day to day linkages throughout the community for the majority of pedestrians. All streets within Amoruso Ranch will have sidewalks on both sides, or a sidewalk on one side and a multipurpose trail on the other. The character of the sidewalks should reflect their adjacent land uses. For example, sidewalks within residential neighborhoods will be predominantly five feet wide and separated from the street by a landscaped parkway strip. In locations where a more urban character is desired such as in front of brownstone style row town homes, or adjacent to retail or commercial uses, the sidewalks may widen and become curb adjacent with street trees located in tree grates. This flexibility will create a community where the pedestrian experience responds to its context. Bicycle riding is allowed on all public sidewalks.
Sidewalk bicycling on the privately owned Main Street, the Main Street Promenade and the Modified Primary Residential Street-Village Street may be prohibited if desired by the private property owner.
Pedestrian Paths and Bikeways
Pedestrian and bicycle circulation forms the backbone of the Amoruso Ranch community plan. This network creates linkages to all portions of the community as well as connection opportunities to the regional system.
This network contains the following components:
• Class I Bike Trails: A Class I Bike Trail is provided within open space as illustrated in Figure 7.6 and provides a link to the City owned Al Johnson Wildlife Area from ARSP. Additional trail connection opportunities may be available if maintenance roads adjacent to drainage channels are used as bike trails.
• Class IA Sidewalks: These sidewalks are located within a landscaped paseo or adjacent to modified primary residential road along key roads and link together the parks within the ARSP area. Here, casual cyclists and pedestrians share the path. Individual residential driveways are not allowed on the paseo side of the street to reduce conflict with vehicles.
• Class II Bike Lanes: Class II Bike Lanes are on-street striped lanes that enhance the community connectivity for more avid cyclists. They also occur on the regionally serving arterial streets thus connecting to the greater City of Roseville bike lane network. • Class III Bike Routes: Class III bike routes are designated on roads that provide key connections between destinations, but do not include on-street bike lanes. Class III bike routes may be enhanced with “Share the Road/ Bicycles May Use Full Lane” signs, Shared Use Markings (arrows), directional signs or other features to inform the motoring public that bicycles are to be expected.
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7.7 Traffic Calming
Figure 7.6 Bikeways
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As a pedestrian and bicycle friendly community, traffic calming at intersections and key pedestrian crossings is an important element of street design.
Traffic calming is intended to occur at all internal
neighborhood street intersections to slow traffic and is achieved by eliminating the on-street parking lane, allowing the curbs to “bulb-out” at intersections and therefore
shortening the crossing distance for pedestrians. These bulbouts also provide clearly identified parking locations which keep parked cars from encroaching into pedestrian crossings at intersections.
Figure 7.7a: Conceptual Bulb-Out Intersection
This condition occurs where key pedestrian routes cross streets. Here, the parking lane is dropped from both sides of the street, narrowing the pedestrian crossing distance and slowing traffic. The pathway material and surface treatment is carried across the street to reinforce the pedestrian route and as an additional alert to drivers to watch for pedestrians.
This allows pedestrian connectivity to flow throughout the community as uninterrupted as possible. “Table Topping” or raising the crosswalk area may also occur at key pedestrian route locations.
Figure 7.7b: Conceptual Midblock Crossing
At important “T” intersections, dropping the parking where one road “T’s” into another creates enhanced landscaped areas and focal points within the community, and slows
vehicular traffic. Where these occur along a streetside paseo, they become ideal locations for artwork or monumentation that becomes part of the way-finding for the community.
These bulb-outs may be a combination of concrete,
enhanced paving such as pavers and landscape.
Landscaping at intersections must meet sight distance
requirements.
Figure 7.7c: Conceptual “T” Intersection
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The following graphic Figure 7.7d shows a typical residential bulbed intersection. Streetside landscape, signage and furniture shall maintain minimum standard sight distances as per the City of Roseville Design and Construction Standards.
Figure 7.7d Typical Residential Intersection
7.8 Public Transit
Roseville Transit provides local fixed-route and Dial-A-Ride services within the City, as well as a fixed-route commuter service between Roseville and downtown Sacramento. The fixed-route local and commuter systems operate on regularly scheduled routes. The Dial-A-Ride system provides on-demand transit services to ADA paratransit customers and the general public. Roseville Transit users can connect to both Placer County Transit (PCT) and Sacramento Regional Transit (RT) at designated transfer points.
A proposed Bus Rapid Transit (BRT) route may extend from Sacramento Regional Transit’s Light Rail Station at Watt Avenue/I80 north along Watt Avenue. North of Baseline Road, Watt Avenue has been renamed to Santucci Boulevard as it extends through the Sierra Vista Specific Plan (SVSP). Santucci Boulevard is planned to continue north to an intersection with Blue Oaks Boulevard. The proposed BRT route would extend along Blue Oaks and then north within Westbrook Boulevard through the CSP into the ARSP. BRT service is anticipated along Westbrook Boulevard to Future Placer Parkway. Alternatively, BRT may use Roads B and D.
Bus turnouts and shelters shall be located as shown on Figure 7.8 and constructed in accordance with City Improvement Standards. The BRT stops will include bus shelters and other appurtenances such as ticket vending machines, bike parking and other amenities. Easements for BRT stops shall be provided to facilitate future construction and operations in accordance with standards established by the City of Roseville and/or regional operators of the BRT service. BRT stops may also be utilized as local fixed-route transit stops. Twenty five parking spaces within the commercial uses of Parcel AR-53 will be designated for park and ride users as shown on Figure 7.8.
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`
Figure 7.8: Transit Facilities
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7.9 Transportation System Management
Transportation System Management (TSM) measures are designed to reduce the number and length of home-to-work commute trips through actions such as ride-sharing, flexible work hours and support of public transportation. Any project site, common work location or employer with 10 or more employees is required to comply with the City of Roseville TSM ordinance and shall incorporate TSM measures to the degree required by the ordinance. Additionally, Major Common Work Locations (those with 50 or more employees) will be required to prepare a TSM Plan and Agreement to document their trip reduction efforts.
7.10 Vehicle Trip Reduction
The ARSP strives to create a truly walkable community. Walkable communities not only promote healthier lifestyles, but encourage residents to leave their vehicles at home and enjoy the environment they chose to live in. Elements within the ARSP that support a walkable bicycle friendly community include:
• The streetside paseos that link most of the neighborhoods to the parks, school, and Village District.
Here, individual residential driveways are prohibited to minimize interruptions. • The Crossing Park that fully extends the direct access to the activities at the Urban Park and Village District into the neighborhoods.
• By centrally locating the elementary school, most homes are within a 10 minute walk via the streetside paseo or Crossing Park.
• Most homes are within a five minute walk to a neighborhood park. • The Village District, which is linked to the neighborhoods via the streetside paseo and Crossing Park, provides local services, entertainment, and employment opportunities.
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THIS CHAPTER HAS BEEN UPDATED TO ADD NOTES TO FIGURES 9.1 THROUGH 9.3 CHAPTER 9 –
UTILITIES PLAN
The Amoruso Ranch Specific Plan (ARSP) includes utility infrastructure required to serve the Plan Area.
Each component of the utility infrastructure system is designed to accommodate build-out of the ARSP in a phased approach, generally moving from south to north, adjacent to Westbrook Boulevard. Phasing of infrastructure improvements and funding obligations are detailed in the Specific Plan development agreements. Table 9.1 summarizes the utility providers to the ARSP.
Table 9.1
Utility Providers
Utility Provider
Potable Water City of Roseville
Wastewater City of Roseville
Recycled Water City of Roseville
Drainage & Flood Control City of Roseville
Electric Service City of Roseville Electric
Natural Gas Pacific Gas & Electric
Communications AT&T, Comcast, Wave Broadband
Solid Waste Disposal City of Roseville
Utility infrastructure will be constructed, dedicated, and easements provided consistent with this Specific Plan, the project development agreements, and other applicable standards and requirements of the City of Roseville.
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9.1 Potable Water
The City of Roseville will provide potable water service (supply through wholesale water from the Placer County Water Agency (PCWA), and treatment, and conveyance to the ARSP. Water will be delivered to the site via the City’s existing backbone system through the Creekview Specific Plan (CSP) along Westbrook Boulevard.
A. Water Supply and Demand
The water demand for the ARSP is approximately 1,503 acre-feet per year (AFY). With full implementation of water conservation measures described in Section B, below, the ARSP’s overall water demand will be reduced by approximately 165 AFY. Water demand, after conservation measures, will be satisfied with a combination of potable and non-potable (recycled) water sources. Non-potable (recycled) water will be utilized for irrigation purposes with a semi-aggressive approach in both wet and dry years. Section 9.2 of this document discusses the proposed recycled water system and recycled water use plans in more detail.
To supplement water supply the ARSP includes provisions for one onsite aquifer storage and recovery (ASR) groundwater well on Parcel AR-58. The well will be capable of providing a minimum total supply capacity of 1,800 gallons per minute (gpm).
B. Water Conservation Measures
The ARSP includes significant water-saving measures aimed at reducing overall water demands for potable and recycled water to the extent feasible. The following water conservation measures will be implemented in the ARSP in an effort to meet the City’s water conservation goal:
Turf Reductions in Residential Areas
This measure involves limiting the amount of turf in the front yards of residential properties and using a higher percentage of low water use plant species in lieu of turf. Typically, about 75% of a total residential front yard is assumed to consist of landscaping, with the balance consisting of driveways, planters, or walkways. For the ARSP, limitations will be placed on the landscaped portion of each front yard, allowing up to 42% of the total landscaped area to be turf (instead of the typical 75%), with the remaining landscaped area comprised of low water use plant species. For the Roseville area, low water use plantings on average use approximately 65-75% less water than used on a typical turf lawn.
Turf Reductions in Non-Residential Areas (Parks, Paseos, and Landscape Corridors) This measure involves limiting the use of turf on non-residential parcels, with a focus on water efficiencies at parks, paseos, and landscape corridors. For these areas, landscape design will reduce the area of turf and increase the area of low water use plant species. To achieve the desired water conservation, the following criteria will be implemented:
• Parks. It is assumed approximately 80% of a typical park’s square footage consists of turf. The ARSP parks will have a maximum aggregate turf area of 60%, with the remaining 20% area comprised of low water use plant species. Less than 60% turf is acceptable provided it is compatible with the amenities planned for the park.
• Paseos and Landscape Corridors. It is assumed paseos and landscape corridors are typically comprised of 80% turf area. The ARSP paseos and landscape corridors will have a maximum of 60% turf area, with the remaining 20% of the area comprised of low water use plant species.
Smart Irrigation Controllers
Smart and centrally located irrigation controllers restrict irrigation to times and rates necessary to maintain landscaping. They account for changes in the demand for water, which varies with weather patterns and seasonal influences. In the ARSP, smart irrigation controllers will be required for residential, commercial, and quasi-public parcels subject to turf reduction measures, and centrally controlled irrigation controllers for larger commercial and publicly maintained parcels. It is anticipated that these controllers could result in approximately 20% total irrigation water demand reduction.
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Re-circulating Hot Water Systems
Re-circulating hot water systems feature a pump on a residential hot water line system which reduces time necessary to receive hot water at any hot water faucet. This type of system will be included on all residential units to generate additional water conservation. It is anticipated that these systems could result in approximately 1.5% total potable water demand reduction.
With full implementation of the water conservation measures outlined above and the recycled water system, as described in Section 9.2, the ARSP will reduce the potable water demand by approximately 437 AFY, resulting in a total potable water demand of approximately 1066 AFY.
C. Water Transmission System
Water will be supplied to the ARSP area via a 24-inch main line extended from the south property line from the proposed CSP area. Within the ARSP, water will be distributed through an infrastructure system that parallels the collector and arterial roadway systems. The transmission and distribution system will consist of 6-inch to 24-inch diameter mains. Connections with neighboring proposed and existing neighborhoods and specific plans will be provided at the south terminations of Westbrook Boulevard, and the eastern terminations of Road “B” and Road “D”. All water improvements will be constructed to the City’s standards using a phased approach.
Figure 9.1 also depicts the overall backbone water distribution system and points of connection.
Additionally, the ARSP includes provision for a groundwater well. The water distribution infrastructure will be designed to the City’s standards and constructed and installed over time to coincide with development entitlements, and would be designed to accommodate buildout of the ARSP.
Details regarding the water facilities are contained in the ARSP Water Master Plan and the ARSP Environmental Impact Report (EIR) on file with the City.
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Figure 9.1: Water Distribution System & Facility Locations (updated January 2022) Note: Refer to Utility Master Plans and
subsequent Addenda for additional details
regarding the alignment and sizing of
pipelines.
24" W 16" W 12" W 24" W 24" W
16" W
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12" W 12" W
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16" W
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12" W
24" W
12" W
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FUTURE
ROAD D
ROAD B
ROAD A
ROAD A
ROAD C
ROAD D
ROAD E
ROAD E
ROAD F
ROAD F
ROAD G
ROAD G
PLACER PARKWAY
WEST SUNSET BOULEVARD
WESTBROOK BOULEVARD
12" W
16" W
12" W
16" W
LEGEND:
PROJECT BOUNDARY
DOMESTIC WATER
PIPE AND SIZE
GROUND WATER
WELL
NOTE:
THIS EXHIBIT IS FOR ILLUSTRATIVE PURPOSES
ONLY. SIZES AND LOCATIONS OF ALL UTILITIES
WILL BE FINALIZED IN IMPROVEMENT PLANS
SUBMITTED TO THE CITY OF ROSEVILLE.
16" W
NORTH
0 GRAPHIC SCALE
IN FEET
400
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9.2 Recycled Water
The City’s recycled water system currently delivers approximately 3,000 AFY of recycled water to parks, street landscaping areas and golf courses within the City limits. The City has evaluated the ARSP as one of several Urban Growth Areas (UGAs) that will require additional recycled water.
The City will ultimately provide the ARSP with recycled water from the Pleasant Grove Wastewater Treatment Plant (PGWWTP). The ARSP will use recycled water to irrigate landscaping at the proposed community pocket parks, sports fields, the proposed school parks/sports fields, the commercial and village center areas, as well as publicly landscaped areas such as the organic and traditional paseos and other landscaped medians. Recycled water will also be used to irrigate landscaping within multi-family residential parcels. The estimated annual recycled water demand in the ARSP is approximately 272 AFY. Through implementation of water conservation measures described in Section 9.1B, above, this demand is reduced by approximately 50 AFY. The use of recycled water for irrigation purposes offsets potable water demand typically needed for irrigation.
Recycled water will be supplied to the ARSP via infrastructure within the West Roseville Specific Plan and the Creekview Specific Plan. In order to provide capacity to serve the ARSP’s demand that may exceed the City’s available committed supply, the ARSP will be required to provide storage facilities capable of storing recycled water demand during one peak day, which has been determined to be a 24-hour period in July. . The storage of recycled water for ARSP is planned to be located within an Infill Area adjacent to the City’s existing Roseville Energy Park just north of Phillip Road at the intersection with West Park Drive.
This proposed facility would also serve the storage needs of the Creekview Specific Plan. The ARSP onsite backbone system of dedicated non-potable water lines ranging in size from 6 inches to 12 inches will be constructed running parallel to the collector and arterial roadway system, and is depicted in Figure 9.2.
The recycled water distribution infrastructure will be constructed and installed over time to coincide with development entitlements, and would be designed to accommodate buildout of the ARSP. All recycled water improvements will be constructed to the City’s standards using a phased approach. Specific details regarding the recycled water facilities and supplies, including technical analysis, are contained in the ARSP Recycled Water Study and the ARSP EIR on file with the City.
9.3 Wastewater / Sanitary Sewer
Sanitary sewer service will be provided by the City of Roseville. Wastewater generated within the ARSP will be treated at the City’s Pleasant Grove Wastewater Treatment Plant (PGWWTP) The PGWWTP is located west of Phillip Road and south of Blue Oaks Boulevard, within the WRSP. The ARSP is estimated to generate approximately 0.61 million gallons per day (mgd) average daily wastewater flow.
The backbone wastewater collection system is illustrated on Figure 9.3. Wastewater flows from the ARSP will be directed to the PGWWTP through the southern portion of the site, where it will connect with an existing transmission line to be provided by the proposed CSP. Infrastructure within the CSP area was planned and sized to accommodate flow from the ARSP. On-site sewer collection pipes will range in size from 6 inches to 24 inches. Two lift station facilities will also be required. One small lift station (located on Parcel AR-56) will be needed to pump wastewater under the proposed Placer Parkway alignment from the northwest property corner. The second, and larger, lift station (located on Parcel AR-57) will be needed in order to pump the wastewater from the ARSP to a connection point within the CSP. The wastewater collection infrastructure will be constructed and installed over time to coincide with development entitlements, and would be designed to accommodate buildout of the ARSP.
All sewer improvements will be consistent with the South Placer Regional Wastewater and Recycled Water Systems Evaluation and will be constructed to the City’s standards using a phased approach. Details regarding the sanitary sewer system are contained in the ARSP Sanitary Sewer Master Plan and the ARSP EIR on file with the City.
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Note: Refer to Utility Master Plans and subsequent Addenda for additional details regarding the alignment and sizing of pipelines.
Figure 9.2: Recycled Water Distribution System & Facility Locations (updated May 2021)
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Note: Refer to Utility Master Plans and subsequent Addenda for additional details regarding the alignment and sizing of pipelines.
Figure 9.3: Sanitary Sewer Distribution System & Facility Locations
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9.4 Drainage & Flood Control
A. Existing Conditions
The ARSP is entirely contained within the Pleasant Grove Creek watershed, which is located within the larger Natomas Cross Canal watershed of northwestern Placer County and southeastern Sutter County.
The Pleasant Grove Creek watershed drains to the Pleasant Grove Canal, to the Natomas Cross Canal, and then to the Sacramento River.
Most of the ARSP drains to Pleasant Grove Creek by overland flow or through a few man-made agricultural channels.
University Creek, a tributary to the Pleasant Grove Creek, meanders westerly near the southern boundary of the ARSP, crossing both the southeast and southwest corners of the ARSP before and after passing through the Creekview Specific Plan (CSP) area (immediately south of the ARSP). An area around and including this tributary is covered by Zone A on the currently effective Flood Insurance Rate Map (FIRM) panel 06061C0400F dated June 8, 1998. The approximately four square mile University Creek drainage shed is relatively undeveloped. Rainfall within this drainage shed influences the peak flows of University Creek as it traverses through the Plan Area. The ARSP area is comprised of multiple drainage sheds that drain from the site in several directions, with the southern portion of the Plan Area draining directly into University Creek.
As a result of past farming practices, immediately downstream and to the west of the Plan Area, University Creek has been channelized and redirected to the south around agricultural (rice) fields before turning due west to its confluence with Pleasant Grove Creek. The property to the southwest of the project site is part of the City of Roseville’s flood control Retention Basin Project designed to mitigate downstream volumetric impacts resulting from development within the City as described in the City of Roseville Retention Basin Project final Environmental Impact Report (EIR) dated January 10, 2003. The Final EIR refers to University Creek near the southern boundary of the project site as “Northern Tributary Two.” The channeling of the natural creek system west of the Plan Area creates a bottleneck which restricts downstream conveyance of floodwaters resulting in an unnatural and expanded 100-year floodplain which results in raising water surface elevations higher than the historic floodplain conditions.
Further, existing County residents to the northwest and north have experienced flooding due to man-made alterations. The ARSP proposes to alleviate a portion of the existing off-site flooding by redirecting flows from the northern portion of the Plan Area that in the pre-project condition drain off the site to the north, to the south, and through the drainage system (Figure 9.4) with ultimate discharge into University Creek.
B. Proposed Site Grading
The project site will be graded such that the base building pad elevation will exceed the regulatory flood elevation by a minimum of two feet.
The project site will be generally graded from a high point in the northeast property corner to a low point in the southwest property corner, which generally follows the existing site topography. The major roadways will generally follow existing grades and connect with existing edge conditions at the south (Creekview Specific Plan), and at the north (Placer Parkway and West Sunset Boulevard.) C. Drainage System
The Drainage Master Plan (DMP) for the project describes and evaluates a drainage system that collects on-site storm water and conveys it to two discharge points. Storm water generated from the northerly 300 acres of the site is redirected southward within open channels and combined with stormwater generated from portions of the southern area of the site to discharge into University Creek at the southwest corner of the site. The remaining storm water generated from the eastern portion of the site will be directed to the second discharge location and into University Creek.
The open channels within the plan are will be designed to convey 100-year flows with a minimum of 1-foot of free-board. A utility maintenance road will be constructed adjacent to the channels to provide future
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maintenance vehicle access and inspection. Ramps from the adjacent utility maintenance roads and into the bottom of the channels will be constructed to facilitate easy access into the channels. The bottom of the channels will be designed and constructed in a manner that will provide channel stability, maintenance vehicle stability, opportunity for infiltration, and vegetative growth that can be credited towards the overall water quality objectives. Maintenance costs for the channels will be assessed through the Community Facilities District for maintenance.
Peak flow rate increases resulting from the proposed development will be mitigated through such features that include vegetated treatment swales, and creation of additional conveyance with a created channel system located on the western boundary, and along the southern open space. Traditional permanent detention basins for peak stormwater flow-attenuation are not planned.
Onsite drainage improvements consist of a combination of conventional subsurface and surface drainage systems, construction of pipe conveyance systems and construction of culverts and bridges at roadway and trail crossings of creeks and tributaries. Where applicable, outfall structures will be extended past any planned bikeway alignments in the open space areas.
Prior to the collection and conveyance of the storm water into the drainage system, all storm water flows will be directed into Iow-impact-development (LID) and other storm water Best Management Practice (BMP) features throughout the site. The use of storm water LID’s and BMP’s is a requirement of the State Issued MS4 permit, further discussed below, which establishes the criteria that promotes improving the water quality discharges before entering the traditional underground storm drain network. The storm drain system will have a network of underground storm drainage pipes ranging in size from eight inches to 72 inches in diameter, as illustrated in Figure 9.4. The stormwater will then outfall either to a conventional outfall within open space parcel AR-96 (with a constructed swale to direct outfall flows to University Creek, or to one of the three open channels that converge into one discharge point that will ultimately discharge directly into University Creek near the southwestern corner of the ARSP. If detention basins are located on site they would be sized for hydromodification management of the development.
The City of Roseville Retention Basin project mitigates downstream volumetric impacts resulting from development projects constructed within the City. A drainage impact fee is assessed to all new development at the time of building permit issuance for the construction cost of the future facility. The retention facility is located on the City of Roseville’s Al Johnson Wildlife Area site, immediately southwest of the ARSP. Per the Retention Basin Final Environmental Impact Report dated January 10, 2003 the retention facility will mitigate for the hypothetical 8-day, 100-year flood event. Although the ARSP was not contemplated as a contributing land mass as part of the MOU area subject to the drainage impact fee and the mitigations provided by the retention facility at the time it was established, the City will annex the ARSP into the MOU and assess a drainage mitigation fee to the ARSP for its contribution towards the construction of the retention basin. Therefore, the facility will be used to mitigate the ARSP volumetric increase.
The location and sizes of the drainage facilities are based on the best available information and is subject to refinement during the subdivision map and improvement plan approvals. Drainage facilities will be designed and constructed in conformance with the City of Roseville Improvement Standards and other permit criteria applicable at the time of development.
Specific detail regarding the drainage system is contained in the ARSP Drainage Master Plan and ARSP EIR on file with the City.
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Figure 9.4: Storm Drainage System & Facility Locations
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9.5 Stormwater Quality
The ARSP provides a comprehensive plan for the management of urban runoff for flow control and water quality improvement. The integrated stormwater management system plan is reflected, in part, in specific design criteria contained in this section. The objectives of the stormwater management plan are intended to fulfill the requirements of the City’s National Pollutant Discharge Elimination System (NPDES) Phase II Permit, as issued by the State Water Resources Control Board, and to minimize the negative effects of urban stormwater runoff on the natural open space areas, including wetland areas and principal drainage corridors.
The ARSP design will be in accordance with permit criteria applicable at the time of development. The stormwater management plan provides the framework for stormwater treatment during two components of the development process. First, during the construction phase while infrastructure is being built to support the community, and, then during the post-construction phase which will be part of the improvements that make up the community and continue to protect the natural resources in perpetuity. Each phase of the development will have specific stormwater quality features integrated for the construction and postconstruction states, ensuring that water quality is maintained to agency standards even when the full development has not been built out.
A. Stormwater Management During Construction Activities The release of on-site stormwater runoff during construction activities is regulated by the State General Construction Permit issued by the Regional Water Quality Control Board for all construction sites. The General Construction permit requires a Storm Water Pollution Prevention Plan (SWPPP) address how stormwater from the construction site will be maintained and treated prior to being discharged from the site.
The SWPPP is an evolving document which changes with the dynamics of the site development.
The use of Best Management Practices (BMPs) during the construction process will generally incorporate erosion controls and sediment controls. Erosion and sediment control BMPs include such things as applying straw mulch to disturbed areas, the use of fiber rolls and silt fences, sedimentation basins, drain inlet protection, stabilized construction accesses, and material management. The final sizing and selection of nonmechanical BMPs will consider requirements specific to the Pleasant Grove watershed and proposed development activities.
B. Post Construction Stormwater Management
Post construction stormwater management is intended to treat the urban runoff generated on-site in perpetuity. The BMP techniques within the site will reduce and/or eliminate the pollutants from the urban stormwater runoff and prevent the contamination of receiving waters. The ARSP will work with the permit criteria applicable at the time of development and in conformance with the City of Roseville Improvement Standards, the City’s Stormwater Quality Design Manual, the Placer County Flood Control Agency’s Stormwater Management Manual, and the City’s Open Space Preserve Overarching Management Plan, to design and address post construction stormwater treatment.
Post construction stormwater treatment is composed of three general elements: source control, runoff reduction (hydromodification) and treatment of runoff. All three elements will be used in the ARSP. The basic practice of source control is to minimize the potential for constituents to enter runoff at the source with the general premise of keeping clean water clean. LID and bio-retention measures are the main tool the ARSP will employ for runoff reduction and hydromodification attainment. Implementation of LID and bioretention facilities includes construction of decentralized small-scale improvements designed to provide local infiltration and treatment opportunities that reduce the quantity of runoff entering the storm drain systems during the design rainfall events specified in the State Permit. LID and bio-retention will be implemented to offset runoff increases which occur with the development as a matter of the conversion of native ground surfaces to impervious cover. Additional treatment control BMPs may be located as end of the pipe treatment to provide further treatment of the stormwater before it enters into the natural creek system. The open channels will be designed to provide a certain level of treatment. Depending on the effectiveness of the above referenced strategies to reduce runoff of the design storm events, retention facilities will be incorporated to ensure that hydromodification objectives have been met.
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C. Low Impact Development (LID) and Bio-retention
Low impact development (LID) and bio-retention is an approach to stormwater management emphasizing the use of small scale, natural, constructed and proprietary drainage features integrated throughout a project site to capture urban runoff and precipitation of the design storms. LID measures can slow, clean, infiltrate, and evaportranspire runoff, improving the quality and reducing the quantity of urban runoff entering the city storm drain systems. This is an integral runoff reduction strategy to achieve the hydromodification objectives of the permit. The added opportunities for infiltration offered by the use of LID can add water to local aquifers, increasing water reuse. It is a sustainable practice which benefits water quality protection, stream stability and can contribute to water supply.
The intent is to incorporate the systems of natural processes into a built environment and to mimic the natural environment in its capacity to absorb the storm water generated from the design storm events. In addition to traditional stormwater management, which collects and conveys stormwater runoff through storm drains, pipes, or other conveyances to a centralized stormwater facility, LID and bio-retention within the ARSP will take a different approach by using site design elements and stormwater management to minimize changes to the site’s predevelopment runoff rates and volumes.
Key principles of low impact development include:
• Decentralize and manage urban runoff to integrate stormwater management throughout the watershed; • Preserve the ecosystem’s natural hydrological functions and cycles; • Account for a site’s topographic features in its design; • Reduce directly connected impervious surfaces to slow runoff and provide additional infiltration opportunities; and
• Reduce impervious ground cover and maximize infiltration on-site.
As the ARSP develops, specific LID techniques, tools, and material, specified in construction documents, will control the amount of impervious surface, increase infiltration, and improve water quality by reducing runoff from the developed sites.
A number of LID elements may be implemented into development plans with ARSP to achieve an overall reduction in stormwater runoff. The selection and use of these elements may vary by development project, depending on the runoff reduction needed. The various LID options may include, but are not limited to, the following:
• Disconnected roof drains;
• Disconnected and separated pavement;
• Bio-retention facilities, rain gardens, and bioswales; • Tree Planting;
• Grass swales and channels;
• Curb cuts and vegetated filter strips;
• Impervious surface reduction – permeable pavements and porous pavements; • Stream Buffers;
• Soil Amendments; or
• Pollution prevention and good housekeeping practices.
An additional project design element within the open space areas will also provide benefits. The onsite open channel will provide additional floodplain storage capacity which will be factored into the project hydrology analysis. The channel will also provide LID and treatment potential including: added infiltration opportunities, evapo-transpiration opportunities, nutrient uptake, biological filtering, and stream buffers.
D. End of Pipe Stormwater Treatment Control
In addition to the implementation of the above-referenced LID and bio-retention measures, the storm drain system will be designed to provide additional protection of the natural environment and receiving water of Pleasant Grove Creek by providing nonmechanical end of pipe treatment techniques. This element adds to the treatment train and consists of final treatment elements such as grass treatment swales.
Special consideration will be taken to capture, convey and release the urban stormwater to the creek system. The treatment and conveyance of storm runoff in and through the open spaces will be made part
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of the Corp of Engineers 404 permitting process. Standard practices include the use of headwall structures, directly at the outfall location, to stabilize and protect the outlet pipe, surrounding topography and aid in velocity attenuation while minimizing future maintenance costs.
A conveyance “grassy swale” consistent with the City’s Open Space Preserve Overarching Management Plan (OSPOMP) which directs stormwater from the pipe outlets to receiving waters while avoiding sensitive habitat will be used at each outfall. Depending on the size of and frequency of particular storm events, and the actual drainage area being conveyed, the conveyance swales will be armored with geo-synthetics to minimize the potential for future erosion and rilling of the open space. Soft-armoring will provide opportunities to create grassy swales and additional wetland habitat to aide in stormwater filtration and infiltration. Based on the LIDs planned, the need for additional filtration units is not anticipated. However, additional structural BMPs can be added to the treatment train and end of pipe treatment if needed. These may include such devices as:
• Installation of “fossil filter” or equivalent petroleum absorbing insert assemblies in the project drop inlets; • Trash screen vaults; or
• Other structural BMPs as approved by the City.
The final selection of BMPs will consider requirements specific to the Pleasant Grove Creek watershed and proposed development flows. Other BMPs will involve prompt re-vegetation of disturbed areas and proper erosion protection per the NPDES permit during construction.
9.6 Dry Utilities
Electric, natural gas and telecommunications facilities will be extended in joint trenches and made available to all parcels in the ARSP. This will be accomplished by placing the joint trenches in public utility easements (PUEs) or road rights-of-way when appropriate as depicted in the Circulation Plan – Chapter 7. Reduced PUE’s may go through the Design Review for Residential Subdivision (DRRS) during small lot tentative map process and be approved by the City so that homes with front porches close to the sidewalk are encouraged in a Plan Area.
A. Electric Service
Roseville Electric, the City’s electric utility, will provide electric service to the ARSP. Roseville Electric operates the Roseville Energy Park (REP), a 160-megawatt natural gas-fired, electric power plant, which uses state-of-the-art equipment to locally generate approximately half of the City’s electricity needs. The Roseville Energy Park is located south of the ARSP. Additional electricity resources needed to serve the ARSP, including state and federal mandated renewable electricity resources, will be purchased from outside sources or generated by new Roseville-owned generating facilities. As required by state regulations, Roseville will use energy efficiency programs and initiatives to meet electricity demand, before acquiring new electricity sources.
Electric Energy Efficiency and Conservation
The ARSP includes implementation of cost-effective energy efficiency, load management, and renewable energy programs to meet electricity demand, before new electricity sources are acquired.
Peak Electric Demand and Distribution
Peak electric demand for electrical service is estimated to be 21 mW per year at full build out. Currently, an electric substation is planned to be constructed within the Creekview Specific Plan Area. This substation is expected to be approximately 0.9 to 1.0 acres.
Underground electrical distribution will be extended to the ARSP area through a 12 kV system to individual parcels in conjunction with roadway improvements or as phasing requirements dictate. Street lighting, signal power and other ancillary power facilities will be provided along all public street frontages as part of the overall roadway frontage improvements. All electric and street light facilities will be constructed to the City’s standards at the time of construction.
B. Natural Gas
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Pacific Gas & Electric Company (PG&E) will provide natural gas upon request and in accordance with the rules and tariffs of the California Public Utilities Commission. PG&E’s long-range plans provide for availability of gas service to accommodate increased demand. Service will be provided to the ARSP through extensions planned by the CSP. Delivery of gas service to individual projects in the ARSP will be reviewed by PG&E at the time of proposal.
C. Communication
The ARSP is within the service areas of AT&T, Comcast, and Wave Broadband. Together, these providers offer both voice and data communication services. Distribution lines to individual parcels will be extended from existing infrastructure adjacent to the ARSP in accordance with the infrastructure Phasing Plan for dry utilities. The providers will review delivery of telephone, cable television, and high-speed data line services to individual projects in the ARSP at the time of proposal.
D. Locations of Above Ground Utility Structures
As an Urban Village, development within the Plan Area will be more integrated without the separations created by subdivision walls. This makes coordination between buildings, landscaping, and the necessary infrastructure components even more critical. As the design framework and guidelines are established by this Specific Plan, guidelines for locations of above ground utility structures are also established. Refer to Section 11.17 for guidelines related to siting and screening of above grade structures.
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Figure 9.5: Dry Utilities Locations (updated May 2021)
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9.7 Solid Waste
The City of Roseville will provide solid waste services to the ARSP. Solid waste will be collected and delivered to the Western Placer Waste Management Authority facility located north of the City at Athens Avenue and Fiddyment Road. The Authority owns a Material Recovery Facility (MRF) which receives, separates, processes, and markets recyclable materials removed from the waste stream. Residual waste is transferred to the Authority’s Western Regional Sanitary Landfill located on the same site.
At full buildout, the ARSP is anticipated to generate approximately 8,660 tons of solid waste annually. A solid waste recycling area is planned within the ARSP on AR-55. This site will provide residents with a location to off-load recyclable materials.
Exhibit D
Exhibit E
RESOLUTION NO. 26-394
AMENDING THE GENERAL PLAN TO CHANGE THE LAND USE DESIGNATIONS ON
CERTAIN REAL PROPERTY IN THE CITY OF ROSEVILLE
WHEREAS, a proposal has been submitted to amend the General Plan 2035 – Land Use Map and tables of the City of Roseville for that portion of certain real property within the City of Roseville known as Amoruso Ranch Specific Plan (ARSP) to change the land use designations of and reconfigure parcels throughout the ARSP, as shown in Exhibit B and incorporated herein by reference; and
WHEREAS, the Planning Commission held a public hearing on the proposed amendments to the General Plan on September 10, 2026; and
WHEREAS, on October 21, 2026, the City Council held a public hearing at which time the proposed amendments were considered; and
WHEREAS, on October 21, 2026, the City Council considered the third Addendum to the Amoruso Ranch Specific Plan Environmental Impact Report (EIR) (SCH #2013102057, certified June 15, 2016); and
WHEREAS, the Council of the City of Roseville desires to approve said amendments to the Roseville General Plan as conducive to public interest, health, safety and welfare, and consistent with the land use practices of the City.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Roseville that the amendments changing the Land Use Map and the text within the Land Use Element (attached as Exhibit B) are hereby adopted.
BE IT FURTHER RESOLVED, that the Development Services Director is hereby directed to retain said General Plan Amendments on permanent public display in the Development Services Department of the City of Roseville.
PASSED AND ADOPTED by the Council of the City of Roseville this ____ day of ____________, 2026, by the following vote on roll call:
AYES COUNCILMEMBERS:
NOES COUNCILMEMBERS:
ABSENT COUNCILMEMBERS:
_________________________________
MAYOR
____________________________
City Clerk
RESOLUTION NO. 26-395
AMENDING THE AMORUSO RANCH SPECIFIC PLAN
WHEREAS, a proposal has been submitted to amend the land use designations of certain parcels throughout the Specific Plan, as shown in Exhibit B, attached and incorporated herein by reference; and
WHEREAS, a proposal for a Specific Plan Amendment has been submitted to modify the Amoruso Ranch Specific Plan figures and text based on the land use changes, and to update the text and figures regarding other minor adjustments, as shown in Exhibit C, attached and incorporated herein by reference; and
WHEREAS, the Planning Commission held a public hearing on the proposed amendments to the Amoruso Ranch Specific Plan on September 10, 2026; and WHEREAS, on October 21, 2026, the City Council considered an Addendum to the Amoruso Ranch Specific Plan Environmental Impact Report (SCH #2013102057, certified June 15, 2016); and
WHEREAS, the Specific Plan Amendment is consistent with the adopted City of Roseville General Plan, as proposed and revised; and
WHEREAS, the Council of the City of Roseville has reviewed the findings of the Planning Commission recommending approval of the Specific Plan Amendment, and makes the following findings:
The Specific Plan Amendment is consistent with the objectives, policies, general land uses, and programs specified in the City of Roseville General Plan and the Amoruso Ranch Specific Plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Roseville that the amendments changing the specific plan land use designations and specific plan text within the Amoruso Ranch Specific Plan (attached as Exhibits B and C) are hereby adopted.
PASSED AND ADOPTED by the Council of the City of Roseville this ____ day of ____________, 2026, by the following vote on roll call:
AYES COUNCILMEMBERS:
NOES COUNCILMEMBERS:
ABSENT COUNCILMEMBERS:
_________________________________
MAYOR
____________________________
City Clerk
ORDINANCE NO.
ORDINANCE OF THE COUNCIL OF THE CITY OF ROSEVILLE
AMENDING ZONING ORDINANCE NO. 5428 OF THE CITY OF ROSEVILLE
CHANGING THE ZONING OF CERTAIN REAL PROPERTY LOCATED
WITHIN THE CITY OF ROSEVILLE
THE CITY OF ROSEVILLE ORDAINS:
SECTION 1. The Council of the City of Roseville has reviewed the findings of the Planning Commission regarding approval of the rezone specified herein, and make the following findings pursuant to Section 19.86.050 of the Zoning Ordinance:
1. The rezone is in conformance with the public interest, health, safety, or welfare of the City; and
2. The rezone is consistent with the objectives, policies, programs, and land use designations of the City of the Roseville General Plan and the Amoruso Ranch Specific Plan.
SECTION 2. Section 19.06.020 of the Zoning Ordinance of the City of Roseville, Ordinance No. 5428, is amended to change the zoning of that portion of certain real property within the City of Roseville known as the Amoruso Ranch Specific Plan (ARSP), as shown and so designated in Exhibit “B”, which is attached hereto and incorporated herein by reference, to adjust the acreage and configuration of zoning boundaries for parcels throughout the Specific Plan.
SECTION 3. This ordinance shall be effective at the expiration of thirty (30) days from the date of adoption.
SECTION 4. The City Clerk is hereby directed to cause this ordinance to be published in full at least once within fourteen (14) days after it is adopted in a newspaper of general circulation in the City, or shall within fourteen (14) days after its adoption cause this ordinance to be posted in full in at least three (3) public places in the City and enter in the Ordinance Book a certificate stating the time and place of said publication by posting.
PASSED AND ADOPTED by the Council of the City of Roseville this ____ day of ____________, 2026, by the following vote on roll call:
AYES COUNCILMEMBERS:
NOES COUNCILMEMBERS:
ABSENT COUNCILMEMBERS:
___________________________________
MAYOR
ATTEST:
______________________________________
City Clerk
ORDINANCE NO.
ORDINANCE OF THE COUNCIL OF THE CITY OF ROSEVILLE
ADOPTING A THIRD AMENDMENT OF THE DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF ROSEVILLE, BROOKFIELD SUNSET, LLC AND JENNIFER M.
AMORUSO, SUCCESSOR TRUSTEE OF THE AMORUSO FAMILY LIVING TRUST DATED MARCH 14, 2005 RELATIVE TO THE AMORUSO RANCH SPECIFIC PLAN (148.7 ACRES)
AND AUTHORIZING THE CITY MANAGER TO EXECUTE IT ON BEHALF OF THE CITY
OF ROSEVILLE
THE CITY OF ROSEVILLE ORDAINS:
SECTION 1. In accordance with Chapter 19.84 of Title 19 of the Roseville Municipal Code (the Zoning Ordinance) of the City of Roseville, the City Council has received the recommendation of the Planning Commission that the City of Roseville enter into a Third Amendment of the Development Agreement by and between the City of Roseville, Brookfield Sunset, LLC, a California limited liability company (“Brookfield”), and Jennifer M. Amoruso, Successor Trustee of the Amoruso Family Living Trust Dated March 14, 2005 (“Amoruso”)(collectively, “Landowner”), pertaining to the property located within the Amoruso Ranch Specific Plan area (148.7 acres).
SECTION 2. Prior to considering the proposed Third Amendment to Development Agreement, the City Council considered the Addendum to the Amoruso Ranch Specific Plan Environmental Impact Report (EIR) certified on June 15, 2016, pursuant to the California Environmental Quality Act, California Public Resources Code Section 21000 et seq.
SECTION 3. The Council of the City of Roseville has reviewed the findings of the Planning Commission recommending approval of the Third Amendment to Development Agreement, and makes the following findings:
1. The Third Amendment to Development Agreement is consistent with the objectives, policies, programs and land use designations oftheCity ofRoseville General Plan andtheAmoruso Ranch Specific Plan;
2. The Third Amendment to Development Agreement is consistent with the City of Roseville Zoning Ordinance;
3. The Third Amendment to Development Agreement is in conformance with the public health, safety and welfare;
4. The Third Amendment to Development Agreement will not adversely affect the orderly development of the property or the preservation of property values; and
5. The provisions of the Third Amendment to Development Agreement will provide sufficient benefit to the City to justify entering into said Amendment; SECTION 4. The Third Amendment to Development Agreement, by and between the City of Roseville, Brookfield Sunset, LLC, a California limited liability company (“Brookfield”), and Jennifer M. Amoruso, Successor Trustee of the Amoruso Family Living Trust, Dated March
2 14, 2005, pertaining to the property located within the Amoruso Ranch Specific Plan area (148.7 acres), a copy of which is on file in the City Clerk’s Department and incorporated herein by reference, is hereby approved and the City Manager is authorized to execute it on behalf of the City of Roseville.
SECTION 5. The City Clerk is directed to record the executed Development Agreement Amendment within ten (10) days of the execution of the agreement by the City Manager with the County Recorder's Office of the County of Placer.
SECTION 6. This ordinance shall be effective at the expiration of thirty (30) days from the date of its adoption.
SECTION 7. The City Clerk is hereby directed to cause this ordinance to be published in full at least once within fourteen (14) days after it is adopted in a newspaper of general circulation in the City, or shall within fourteen (14) days after its adoption cause this ordinance to be posted in full in at least three (3) public places in the City and enter in the Ordinance Book a certificate stating the time and place of said publication by posting.
PASSED AND ADOPTED by the Council of the City of Roseville this ____ day of ____________, 2026, by the following vote on roll call:
AYES COUNCILMEMBERS:
NOES COUNCILMEMBERS:
ABSENT COUNCILMEMBERS:
___________________________________
MAYOR
ATTEST:
______________________________________
City Clerk
ORDINANCE NO.
ORDINANCE OF THE COUNCIL OF THE CITY OF ROSEVILLE
ADOPTING A THIRD AMENDMENT OF THE DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF ROSEVILLE, BROOKFIELD SUNSET, LLC AND JENNIFER M.
AMORUSO, SUCCESSOR TRUSTEE OF THE AMORUSO FAMILY LIVING TRUST DATED MARCH 14, 2005 RELATIVE TO THE AMORUSO RANCH SPECIFIC PLAN (525.7 ACRES)
AND AUTHORIZING THE CITY MANAGER TO EXECUTE IT ON BEHALF OF THE CITY
OF ROSEVILLE
THE CITY OF ROSEVILLE ORDAINS:
SECTION 1. In accordance with Chapter 19.84 of Title 19 of the Roseville Municipal Code (the Zoning Ordinance) of the City of Roseville, the City Council has received the recommendation of the Planning Commission that the City of Roseville enter into a Third Amendment of the Development Agreement by and between the City of Roseville, Brookfield Sunset, LLC, a California limited liability company (“Brookfield”), and Jennifer M. Amoruso, Successor Trustee of the Amoruso Family Living Trust Dated March 14, 2005 (“Amoruso”)(collectively, “Landowner”), pertaining to the property located within the Amoruso Ranch Specific Plan area (525.7 acres).
SECTION 2. Prior to considering the proposed Third Amendment to Development Agreement, the City Council considered the Addendum to the Amoruso Ranch Specific Plan Environmental Impact Report (EIR) certified on June 15, 2016, pursuant to the California Environmental Quality Act, California Public Resources Code Section 21000 et seq.
SECTION 3. The Council of the City of Roseville has reviewed the findings of the Planning Commission recommending approval of the Third Amendment to Development Agreement, and makes the following findings:
1. The Third Amendment to Development Agreement is consistent with the objectives, policies, programs and land use designations oftheCity ofRoseville General Plan andtheAmoruso Ranch Specific Plan;
2. The Third Amendment to Development Agreement is consistent with the City of Roseville Zoning Ordinance;
3. The Third Amendment to Development Agreement is in conformance with the public health, safety and welfare;
4. The Third Amendment to Development Agreement will not adversely affect the orderly development of the property or the preservation of property values; and
5. The provisions of the Third Amendment to Development Agreement will provide sufficient benefit to the City to justify entering into said Amendment; SECTION 4. The Third Amendment to Development Agreement, by and between the City of Roseville, Brookfield Sunset, LLC, a California limited liability company (“Brookfield”),
2 and Jennifer M. Amoruso, Successor Trustee of the Amoruso Family Living Trust, Dated March 14, 2005, pertaining to the property located within the Amoruso Ranch Specific Plan area (525.7 acres), a copy of which is on file in the City Clerk’s Department and incorporated herein by reference, is hereby approved and the City Manager is authorized to execute it on behalf of the City of Roseville.
SECTION 5. The City Clerk is directed to record the executed Development Agreement Amendment within ten (10) days of the execution of the agreement by the City Manager with the County Recorder's Office of the County of Placer.
SECTION 6. This ordinance shall be effective at the expiration of thirty (30) days from the date of its adoption.
SECTION 7. The City Clerk is hereby directed to cause this ordinance to be published in full at least once within fourteen (14) days after it is adopted in a newspaper of general circulation in the City, or shall within fourteen (14) days after its adoption cause this ordinance to be posted in full in at least three (3) public places in the City and enter in the Ordinance Book a certificate stating the time and place of said publication by posting.
PASSED AND ADOPTED by the Council of the City of Roseville this ____ day of ____________, 2026, by the following vote on roll call:
AYES COUNCILMEMBERS:
NOES COUNCILMEMBERS:
ABSENT COUNCILMEMBERS:
___________________________________
MAYOR
ATTEST:
______________________________________
City Clerk
City Council
Communication
Meeting Date: 10/21/2026
Item #: IX.29
File #: 0206-03-01
Item ID: 2026-847
Title: Community Facilities District No. 4 (Public Facilities), Annexation No. 11 (Oakleaf Estates) Contact: Jeannine Thrash 916-774-5473 [email protected]
SUMMARY
Staff recommends approval of a resolution annexing territory into City of Roseville, Community Facilities District (CFD) No. 4 (Public Services), Authorizing the Levy of a Special Tax, and Submitting the Levy of Tax to Qualified Electors and a resolution Declaring Results of Special Annexation Election, Determining Validity of Prior Proceedings, and Directing Recording of Amended Notice of Special Tax Lien for the City of Roseville, Community Facilities District No. 4 (Public Services) Annexation No. 11. Per the conditions of approval, the subject property shall be annexed into the existing Infill CFD No. 4 prior to approval of the Final Parcel Map to fund ongoing maintenance obligations. The annexation of the property into Infill CFD No. 4 will not impact the City's General Fund. Property owners will pay an annual special tax sufficient to fund the maintenance costs of the CFD.
RECOMMENDATION
Staff recommends that the City Council adopt the following resolutions:
• A Resolution of the City Council of the City of Roseville Annexing Territory to Community Facilities District, Authorizing the Levy of a Special Tax and Submitting the Levy of Tax to Qualified Electors.
• A Resolution of the City Council of the City of Roseville Declaring Results of Special Annexation Election, Determining Validity of Prior Proceedings, and Directing Recording of Amended Notice of Special Tax Lien for the City of Roseville, Community Facilities District No. 4 (Public Services) Annexation No. 11.
BACKGROUND
On September 12, 2024, the Planning Commission approved the Tentative Subdivision Map to subdivide Infill Parcel 13, an existing 4.24-acre parcel, into 17 residential lots, and adopted the Oakleaf Estates Subdivision Initial Study Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.
Per the conditions of approval, the subject property shall be annexed into the existing Infill CFD No. 4 prior to approval of the Final Parcel Map to fund ongoing maintenance obligations. The List of Authorized Services is included in the attached documents. Parcels within the subdivision will be subject to the maximum tax rate applicable to Tax Zone 1 of the Rate and Method of Apportionment, which is also attached.
FISCAL IMPACT
The annexation of property into Infill CFD No. 4 will not impact the City's General Fund. Property owners within the CFD will pay an annual special tax sufficient to fund the maintenance costs of the CFD.
ENVIRONMENTAL REVIEW
The California Environmental Quality Act (CEQA) does not apply to activities that will not result in a direct or reasonably foreseeable indirect physical change in the environment, or is otherwise not considered a project as defined by CEQA Statute §21065 and CEQA State Guidelines §15060(c)(3) and §15378.
Adoption of the resolutions meets the above criteria and is not subject to CEQA. No additional environmental review is required.
CITY COUNCIL STRATEGIC PLAN/OVERARCHING GOALS
4. Invest in well-planned infrastructure and growth
Respectfully Submitted,
Jeannine Thrash, Management Analyst
Scott Pettingell, Finance Director
ATTACHMENTS:
1. Resolution 26-390
2. Resolution 26-391
3. Notice of Hearing CFD4
4. Not of Amd Spec Tax Lien Annex
REVIEWERS:
Jeannine Thrash, Finance Department Created/Initiated - 9/28/2026 Scott Pettingell, Finance Department Approved - 10/1/2026 Kelly Aye, City Attorney Department Approved - 10/5/2026 Katrina Six, City Clerk Department Approved - 10/7/2026 Ryan DeVore, City Manager Department - Assistant City Manager Approved - 10/8/2026 Dennis Kauffman, City Manager Department - Assistant City Manager Approved - 10/8/2026 Michelle Sheidenberger, City Attorney Department Approved - 10/9/2026 Dominick Casey, City Manager Department - City Manager Approved - 10/9/2026 Katrina Six, City Clerk Department Final Approval - 10/13/2026
CITY COUNCIL OF THE CITY OF ROSEVILLE
RESOLUTION NO. 26-390
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROSEVILLE
OF ANNEXATION OF TERRITORY TO COMMUNITY FACILITIES DISTRICT,
AUTHORIZING THE LEVY OF A SPECIAL TAX AND
SUBMITTING LEVY OF TAX TO QUALIFIED ELECTORS
CITY OF ROSEVILLE
Community Facilities District No. 4
(Public Services)
Annexation No. 11 (Oakleaf Estates)
WHEREAS, this Council on September 16, 2026 adopted its Resolution No. 26-347, “A Resolution of the City Council of the City of Roseville of Intention to Annex Territory to Community Facilities District and to Authorize the Levy of Special Taxes Therein” (the “Resolution of Intention”), stating its intention to annex certain territory to the City’s Community Facilities District No. 4 (Public Services) (the “CFD”), pursuant to the Mello-Roos Community Facilities Act of 1982, as amended (the “Act”);
WHEREAS, a copy of the Resolution of Intention, incorporating a description and map of the proposed boundaries of the territory to be annexed to the CFD and stating the public services to be provided and the rate and method of apportionment of the special tax to be levied within the CFD to finance the public services for the CFD, are as set forth in Resolution No. 05-227, adopted by the City Council of the City on May 18, 2005 (the “Resolution of Formation”); WHEREAS, on the date hereof, this Council held a noticed public hearing as required by the Act and the Resolution of Intention relative to the proposed annexation of territory to the CFD and at such hearing all interested persons desiring to be heard on all matters pertaining to the annexation of territory to the CFD and the levy of said special taxes within the area proposed to be annexed were heard and a full and fair hearing was held; WHEREAS, at the conclusion of such hearing, written protests had not been filed against the proposed annexation of territory to the CFD by (i) 50% of more of the registered voters, or six registered voters, whichever is more, residing in the existing CFD, or (ii) 50% or more of the registered voters, or six registered voters, whichever is more, residing in the territory proposed to be annexed to the CFD, or (iii) owners of one-half or more of the area of land in the territory proposed to be annexed to the CFD; and
WHEREAS, Annexation Map No. 11 to the CFD, showing the territory proposed to be annexed has been recorded with the County Recorder of the County of Placer and is on file with the City Clerk, and reference is hereby made thereto.
NOW, THEREFORE, the City Council of the City of Roseville resolves:
1. All prior proceedings taken by this Council with respect to the CFD and the proposed annexation of territory thereto have been duly considered and are hereby determined
-2-
to be valid and in conformity with the Act, and the CFD has been validly established pursuant to the Act.
2. The description and map of the boundaries of the territory to be annexed to CFD, as described in said Annexation Map No. 11 to the CFD on file with the Clerk are hereby finally approved, are incorporated herein by reference, and shall be included within the boundaries of the CFD, and said territory is hereby ordered annexed to the CFD, subject to voter approval of the levy of the special taxes therein as hereinafter provided.
3. The provisions of the Resolution of Formation and the Resolution of Intention, each as heretofore adopted by this Council are by this reference incorporated herein as if fully set forth herein.
4. Pursuant to the provisions of the Act, the proposition of the levy of the special tax within the territory to be annexed to the CFD shall be submitted to the voters of the area to be annexed to the CFD at an election called therefor as hereinafter provided.
5. This Council hereby finds that fewer than 12 persons have been registered to vote within the territory proposed to be annexed to the CFD for each of the 90 days preceding the close of the hearing heretofore conducted and concluded by this Council for the purposes of these annexation proceedings. Accordingly, and pursuant to Section 53326 of the Act, this Council finds that for purposes of these proceedings the qualified electors are the landowners within the territory proposed to be annexed to the CFD and that the vote shall be by said landowners, each having one vote for each acre or portion thereof such landowner owns in the territory proposed to be annexed to the CFD.
6. Pursuant to Section 53327 of the Act, the election shall be conducted by messenger or mail-delivered ballot pursuant to Section 4000 et seq. of the California Elections Code, except that the election date shall be established in accordance with Government Code Section 53326(a).
7. The Council hereby calls a special election to consider the measure described in the ballot referred to in paragraph 8 below, which election shall be held on October 21, 2026 at 6:00 p.m., or as soon as possible thereafter, in the regular meeting place of this City Council, being the City Council Chambers, 311 Vernon Street, Roseville, California.
8. The City Clerk is hereby appointed as the election official to conduct the election and cause to be provided to each landowner(s) in the territory to be annexed to the CFD, a ballot in the form of Exhibit A hereto, which form of ballot is hereby approved.
9. The City Clerk shall accept the ballots of the qualified electors received prior to the holding of the public hearing, whether received by mail or by personal delivery.
10. This Council hereby further finds that the provision of Section 53326 of the Act requiring a minimum of 90 days to elapse before such election is for the protection of voters, that the voters have waived such requirement and the date for the election hereinabove specified is established accordingly.
* * * * * *
-3-
I hereby certify that the foregoing resolution was duly and regularly adopted by the City Council of the City of Roseville, California, at a regularly scheduled meeting thereof, held on the _______ day of __________, 2026 by the following vote of the City Council:
AYES: COUNCILMEMBERS
NOES: COUNCILMEMBERS
ABSENT: COUNCILMEMBERS
ABSTAIN: COUNCILMEMBERS
Mayor
ATTEST:
City Clerk of the City of Roseville
A-1
Exhibit A
CITY OF ROSEVILLE
Community Facilities District No. 4
(Public Services)
Annexation No. 11 (Oakleaf Estates)
OFFICIAL BALLOT
SPECIAL TAX ANNEXATION ELECTION
This ballot is for the special landowner election. You must return this ballot in the enclosed postage paid envelope to the office of the City Clerk of the City of Roseville no later than 6:00 p.m. on Wednesday, October 21, 2026, either by mail or in person. The City Clerk’s office is located at City Hall, City of Roseville, Civic Center, 311 Vernon Street, Roseville, California, 95678.
To Vote, mark a cross (X) in the voting square after the word "YES" or after the word "NO." All marks otherwise made are forbidden. All distinguishing marks are forbidden and make the ballot void.
The estimated maximum amount of money raised annually by this measure is expected set forth in the Rate and Method of Apportionment available from the City, subject to escalation each year, based upon the rate and for the duration of the special tax set forth in the rate and method of apportionment of special taxes for the CFD.
BALLOT MEASURE: Shall the measure pursuant to which the City of Roseville, by and for its Community Facilities District No. 4 (Public Services) (the “CFD”), is authorized to levy special taxes within the territory annexed to the CFD pursuant to and as described in the Resolution of the Council of the City of Roseville of Annexation of Territory to Community Facilities District, Authorizing Levy of Special Tax Therein and Submitting Levy Of Tax to Qualified Electors, adopted by such Council on October 21, 2026 be adopted? YES:
NO:
By execution in the space provided below, you also confirm your waiver of the time limit pertaining to the conduct of the election and any requirement for notice of election and analysis and arguments with respect to the ballot measure, as such waivers are described and permitted by Section 53326(a) and 53327(b) of the California Government Code.
Number of Votes: 5
Property Owner:
By:
Name:
Title:
CITY COUNCIL OF THE CITY OF ROSEVILLE
RESOLUTION NO. 26-391
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROSEVILLE
DECLARING RESULTS OF SPECIAL ANNEXATION ELECTION, DETERMINING
VALIDITY OF PRIOR PROCEEDINGS, AND DIRECTING RECORDING OF
AMENDED NOTICE OF SPECIAL TAX LIEN
CITY OF ROSEVILLE
Community Facilities District No. 4
(Public Services)
Annexation No. 11 (Oakleaf Estates)
WHEREAS, in proceedings heretofore conducted by the Council pursuant to the MelloRoos Community Facilities Act of 1982, as amended (the “Act”), this Council has heretofore adopted a resolution calling a special election of the qualified landowner electors in the territory of land proposed to be annexed to Community Facilities District No. 4 (Public Services) (the “CFD”);
WHEREAS, pursuant to the terms of the resolution which is hereby incorporated herein by this reference, the special election has been held and the City Clerk has filed a Canvass of Votes Cast in Special Election, a copy of which is attached hereto as Exhibit A; and, WHEREAS, this Council has reviewed the Canvass and hereby approves it.
NOW, THEREFORE, the City Council of the City of Roseville resolves:
1. The issue presented at the special election was the levy of a special tax within the territory annexed to the CFD, to be levied in accordance with the formula heretofore approved by this Council as described in the resolution adopted on the date hereof entitled, “A Resolution of the City Council of the City of Roseville of Annexation of Territory to Community Facilities District, Authorizing the Levy of a Special Tax and Submitting Levy of Tax to Qualified Electors,” adopted on the date hereof.
2. Pursuant to the Canvass on file with the City Clerk, the issue presented at the special election was approved by the landowners of the territory annexed to the CFD by more than two-thirds of the landowners voting at the special election.
3. Pursuant to the voter approval, said annexed territory to the CFD is hereby declared to be fully annexed to and part of the CFD and this Council may levy special taxes therein as heretofore provided in these proceedings.
4. It is hereby found that all prior proceedings and actions taken by this Council pursuant to the CFD and the territory annexed thereto were valid and in conformity with the Act.
Within 15 days of the date hereof, the City Clerk shall execute and cause to be recorded in the office of the County Recorder of the County of Placer, an amendment to the Notice of Special Tax Lien as required by Section 3117.5 of the California Streets and Highways Code.
* * * * * *
I hereby certify that the foregoing resolution was duly and regularly adopted by the City Council of the City of Roseville, California, at a regularly scheduled meeting thereof, held on the day of , 2026 by the following vote of the City Council:
AYES: COUNCILMEMBERS
NOES: COUNCILMEMBERS
ABSENT: COUNCILMEMBERS
ABSTAIN: COUNCILMEMBERS
Mayor
ATTEST:
City Clerk of the City of Roseville
-2-
EXHIBIT A
CITY OF ROSEVILLE
Community Facilities District No. 4
(Public Services)
Annexation No. 11 (Oakleaf Estates)
CANVASS AND STATEMENT OF RESULT OF ELECTION
I hereby certify that on this date, I canvassed the returns of the election held on this date, in the territory annexed to Community Facilities District No. 4 (Public Services) of the City of Roseville which election is designated as the Special Tax Annexation Election, and the total number of ballots cast in the territory to be annexed and the total number of votes cast for and against the measure are as follows and the totals as shown for and against the measure are full, true and correct:
Qualified
Landowner Votes
Votes Cast YES NO
City of Roseville
Community Facilities District No. 4 (Public Services)
Annexation No. 11 (Oakleaf Estates)
Special Tax Annexation Election,
October 21, 2026 _ _ _ _ _
BALLOT MEASURE: Shall the measure pursuant to which the City of Roseville, by and for its Community Facilities District No. 4 (Public Services) (the “CFD”), is authorized to levy special taxes within the territory annexed to the CFD pursuant to and as described in the Resolution of the Council of the City of Roseville of Annexation of Territory to Community Facilities District, Authorizing Levy of Special Tax Therein and Submitting Levy Of Tax to Qualified Electors, adopted by such Council on October 21, 2026 be adopted?
IN WITNESS WHEREOF, I HAVE HEREUNTO SET MY HAND this day of , 2026.
CITY OF ROSEVILLE
By:
City Clerk
A-1
NOTICE OF HEARING
CITY OF ROSEVILLE
Community Facilities District No. 4
(Public Services)
Annexation No. 11 (Oakleaf Estates)
Notice is hereby given by the City of Roseville (the “City”) with respect to its Community Facilities District No. No. 4 (Public Services) (the “CFD”) that on October 21, 2026, the City Council of the City, as the legislative body for the CFD, adopted its Resolution No. 26-347, “A Resolution of Intention to Annex Territory to Community Facilities District and to Authorize the Levy of Special Taxes Therein” (the “Resolution of Intention”). Reference is hereby made to the Resolution of Intention, on file with the City Clerk of the City for further particulars. The following is a summary of the provisions of the Resolution of Intention.
Pursuant to the Resolution of Intention, the Council determined that the public convenience and necessity require that certain territory, as more particularly described in the Resolution of Intention, be annexed to the existing CFD, all as provided in the Mello-Roos Community Facilities Act of 1982, as amended (Section 53311 et seq. of California Government Code) (the “Act’). The Resolution of Intention provides that the special taxes heretofore caused to be levied in the CFD for financing the public services provided through the CFD shall be levied in the territory proposed to be annexed, subject to public hearing and landowner election proceedings as specified in the Act.
Notice is further given that Wednesday, October 21, 2026 at 6:00 p.m. or as soon as possible thereafter, in the City Council Chambers, 311 Vernon Street, Roseville, CA 95678, are the time and place when and where the City Council of the City, as the legislative body for the CFD, will conduct a public hearing on the annexation of the territory described in the Resolution of Intention to the CFD and finally consider and determine whether the public convenience and necessity require the annexation of said territory to the CFD and the levy of special taxes therein.
Notice is further given that at the hearing, the testimony of all interested persons for and against the annexation of said territory to the CFD or the levying of special taxes within the territory proposed to be annexed will be heard.
Dated as of August ____, 2026
City Clerk
City of Roseville
RECORDING REQUESTED BY AND
AFTER RECORDATION RETURN TO:
City Clerk
City of Roseville
311 Vernon Street,
Roseville, CA 95678
AMENDMENT TO NOTICE OF SPECIAL TAX LIEN
City of Roseville
Community Facilities District No. 4
(Public Services)
Annexation No. 11 (Oakleaf Estates)
Pursuant to the requirements of Section 3117.5 of the Streets and Highways Code of California and the Mello-Roos Community Facilities Act of 1982, as amended, section 53311, et. seq., of the California Government Code (the “Act”), the undersigned City Clerk of the City of Roseville (the “City”), County of Placer, State of California, hereby gives notice that a lien to secure payment of a special tax which the City is authorized to levy for Community Facilities District No. 4 (Public Services) (the “CFD”), County of Placer, State of California, is hereby imposed on the property described herein. The special tax secured by this lien is authorized to be levied for the purpose of paying the costs of public services in and according to the rate and method of apportionment set forth in that certain Notice of Special Tax Lien heretofore recorded in the Office of the County Recorder of the County of Placer, State of California on June 21, 2005, as Document No. 2015-0079310, to which recorded Notice of Special Tax Lien and amendment thereto reference is hereby made and the provisions of which are hereby incorporated by this reference.
This Amended Notice of Special Tax Lien amends and supplements the Notice of Special Tax Lien to add to the territory of Community Facilities District No. 4 (Public Services) of the City Roseville the lands set forth in that certain “Annexation Map 11 to Community Facilities District No. 4 (Public Services), County of Placer, State of California – Oakleaf Estates,” heretofore recorded on _______________ at Book _ Maps of Assessment and Community Facilities Districts at Page __ in the office of the County Recorder of the County of Placer, State of California.
Pursuant to the requirements of Section 3114.5 of the Streets and Highways Code and Section 53324 of the Government Code, the undersigned, City Clerk of the City of Roseville, hereby gives notice that a lien to secure payment of a special tax which the City Council of the City of Roseville, County of Placer, State of California is authorized to levy is hereby imposed.
The special tax secured by this lien is authorized to be levied for the purpose of paying for public services as described in Exhibit A attached hereto, and the incidental expenses related thereto.
The assessor’s tax parcel(s) numbers of all parcels or any portion thereof which have been annexed to Community Facilities District No. 4 (Public Services), as shown in the Annexation Map referred to above, are thus included in this Amended Notice of Special Tax Lien, together with the name(s) of the owner(s) thereof, as they appear on the latest secured assessment roll as of the date of recording hereof or as are otherwise known to the City are as set forth in Exhibit C hereto and hereby made a part hereof.
The special tax is authorized to be levied against the parcel(s) described in Exhibit C hereto, which parcel(s) has been annexed into Community Facilities District No. 4 (Public Services), City of Roseville, County of Placer, State of California, which has been officially formed and the lien of the special tax is a continuing lien which shall secure each annual levy of the special tax and which shall continue in force and effect unless the special tax obligation is canceled in accordance with law or the special tax ceases to be levied and a notice of cessation of special tax is recorded in accordance with Section 53330.5 of the Government Code.
The rate, method of apportionment and the manner of collection of the authorized special tax is shown on Exhibit B attached hereto. The rate, method of apportionment, and the manner of collection of the authorized special tax does not contain conditions under which the obligation to pay the special tax may be prepaid and permanently satisfied.
Notice is further given that upon the recording of this notice in the office of the county recorder, the obligation to pay the special tax levy shall become a lien upon all nonexempt real property within the Community Facilities District No. 4 (Public Services), City of Roseville, in accordance with Section 3115.5 of the Streets and Highways Code.
For further information concerning the current and estimated future tax liability of owners or purchasers of real property subject to this special tax lien, interested persons should contact the City Administrator of the City of Roseville, 311 Vernon Street, Roseville, CA 95678, telephone number (916) 774-5319.
Dated: As of ______, 2026.
By:
City Clerk
City of Roseville
EXHIBIT A – List of Authorized Services
EXHIBIT B – Rate and Method of Apportionment
EXHIBIT C – Property Owner and Parcel Number
EXHIBIT A
CITY OF ROSEVILLE
Community Facilities District No. 4
(Public Services)
Annexation No. 11 (Oakleaf Estates)
List of Authorized Services
The Maintenance Obligations to be finance, in whole or in part, by this CFD shall consist of the following:
1. Maintenance of the landscape corridors and paseos designed to serve the project areas within the CFD, including but not limited to, soundwalls, trees, bus shelters, autumn leaf cleanup and street sweeping, landscaping, the City and neighborhood entry features and the landscape median;
2. Maintenance of all public pedestrian or bicycle pathways;
3. Maintenance of the Open Space Buffer Areas, Park Preserve areas and any lots that will be conveyed to the City, with such maintenance to include fire breaks and fire safety measures;
4. Maintenance of landscaping, and irrigation, for neighborhood park improvements, maintenance, and repair and replacement;
5. Maintenance of any sound attenuation wall, berm, and related on-site sound attenuation improvements constructed as part of the CFD;
6. Maintenance of storm drainage, stormwater management and drainage system facilities; and
7. Performance and management of any environmental mitigation monitoring, including the annual review thereof.
General City Costs
• City and County costs associated with the setting, levy, and collection of the Special Taxes.
• City costs associated with contract administration.
Sinking Funds
The Special Taxes may be collected and set-aside in designated sinking funds to be used by the City to fund miscellaneous costs related to any of the items described above as well as vandalism repair and future repairs to and replacement of landscaping, entry monuments and features, wall and fences, and other improvements the maintenance of which is funded by CFD No. 4.
EXHIBIT B
CITY OF ROSEVILLE
COMMUNITY FACILITIES DISTRICT NO. 4
(PUBLIC SERVICES)
RATE AND METHOD OF APPORTIONMENT OF SPECIAL TAX
A Special Tax applicable to each Assessor’s Parcel in Community Facilities District No. 4 (Public Services) [herein “CFD No. 4”] shall be levied and collected according to the tax liability determined by the City Council, acting in its capacity as the legislative body of CFD No. 4, through the application of the appropriate Special Tax rate, as described below. All of the property in CFD No. 4, unless exempted by law or by the provisions of Section E below, shall be taxed for the purposes, to the extent, and in the manner herein provided, including property subsequently annexed to CFD No. 4 unless a separate Rate and Method of Apportionment of Special Tax is adopted for the annexation area.
A. DEFINITIONS
The terms hereinafter set forth have the following meanings:
“Acreage” or “Acre” means the land area making up an Assessor’s Parcel as shown on an Assessor’s Parcel Map, or if the land area is not shown on an Assessor’s Parcel Map, the land area shown on the applicable final subdivision map or other parcel map recorded at the County Recorder’s Office.
“Administrative Expenses” means the costs incurred by the City to determine, levy and collect the Special Tax, including salaries of City employees and fees of consultants and the costs of collecting installments of the Special Taxes upon the general tax rolls; preparation of required reports, and any other costs required to administer the CFD as determined by the Finance Director.
“Administrator” means the person or firm designated by the City to administer the Special Taxes according to this Rate and Method of Apportionment of Special Tax. “Annual Tax Escalation Factor” means an annual increase in the Maximum Special Tax following the Base Year in an amount not to exceed four percent (4%). “Assessor’s Parcel” or “Parcel” means a lot or parcel shown in an Assessor’s Parcel Map with an assigned Assessor’s Parcel number.
“Assessor’s Parcel Map” means an official map of the County Assessor designating parcels by Assessor’s Parcel number.
“Authorized Services” means the public services authorized to be funded by CFD No. 4 as set forth in the documents adopted by the City Council when the CFD was formed. “Base Year” means Fiscal Year 2005-06.
“City” means the City of Roseville.
“City Council” means the City Council of the City of Roseville, acting as the legislative body of CFD No. 4.
“County” means the County of Placer.
“Developed Property” means, in any Fiscal Year, all Parcels of Taxable Property for which a use permit or building permit for new construction of a residential or non-residential structure was issued prior to June 30 of the preceding Fiscal Year. “Finance Director” means the Finance Director for the City of Roseville or his or her designee. “Fiscal Year” means the period starting on July 1 and ending on the following June 30. “Land Use Class” means, for a particular Parcel, Non-Residential Property, MultiFamily Property, Single Family Detached Property, or Single Family Attached Property. “Maximum Special Tax” means the maximum Special Tax determined in accordance with Section C below that can be levied on Taxable Property in any Fiscal Year. “Multi-Family Property” means any Parcel of Developed Property for which a building permit or use permit has been issued for construction of a residential structure with Units that are offered for rent to the general public.
“Non-Residential Property” means any Parcel of Developed Property within CFD No. 4 that is not Multi-Family Property, Single Family Detached Residential Property, or Single Family Attached Property.
“Public Property” means any property within the boundaries of CFD No. 4 that is owned by the federal government, State of California, County, City, or other public agency. “Single Family Attached Property” means, in any Fiscal Year, all Parcels in CFD No. 4 for which a building permit was issued for construction of a residential structure consisting of two or more Units that share common walls and are offered as for-sale Units, including such residential structures that meet the statutory definition of a condominium contained in Civil Code Section 1351.
“Single Family Detached Property” means, in any Fiscal Year, all Parcels in CFD No. 4 for which a building permit was issued for construction of a Unit that does not share a common wall with another Unit.
“Special Tax Requirement” means the amount of revenue needed in any Fiscal Year to pay for the following: (i) Authorized services, maintenance expenses, sinking fund payments and capital reserves authorized to be funded by CFD No. 4, (ii) Administrative Expenses, (iii) amounts needed to cure any delinquencies in the payment of Special Taxes which have occurred or (based on delinquency rates in prior years) may be expected to occur in the Fiscal Year in which the tax will be collected.
“Special Tax” means any tax levied pursuant to the Act on property within CFD No. 4. “Taxable Property” means all Assessor’s Parcels within the boundaries of CFD No. 4 which are not exempt from the Special Tax pursuant to law or Section F below. “Taxable Public Property” means, in any Fiscal Year, all Assessor’s Parcels in CFD No. 4 that had, in prior Fiscal Years, been taxed as Developed Property and subsequently came under the ownership of a Public Agency.
“Tax Zone” means one of the twenty-eight (28) mutually exclusive tax zones identified in Attachment 1 of this Rate and Method of Apportionment of Special Tax, as may be updated to
include new Parcels added to the CFD as a result of future annexations (which may be noncontiguous with Parcels already in the Tax Zone).
“Unit” means an individual single-family detached unit or an individual residential unit within a duplex, triplex, fourplex, townhome, condominium, or apartment structure. “Undeveloped Property” means all Parcels of Taxable Property within the boundaries of CFD No. 4 that are not Developed Property, as determined by the Administrator.
B. DATA COLLECTION FOR ANNUAL TAX LEVY
Each Fiscal Year, the Administrator shall identify the current Assessor’s Parcel number for all Parcels of Taxable Property within CFD No. 4 and shall determine within which Tax Zone each Assessor’s Parcel is located. Upon each annexation of property into CFD No. 4, the Administrator shall update Attachment 1 to include the new Assessor’s Parcel number(s).
Based on review of building permit records for property within the CFD, each Parcel shall be categorized as either Developed Property or Undeveloped Property for purposes of levying the Special Tax pursuant to Section E below. For Single Family Attached Property or Multi-Family Property, the number of Units shall be determined by referencing the condominium plan, apartment plan, site plan or other development plan for the property.
If a Parcel in the CFD is rezoned prior to such Parcel becoming Developed Property, the City may in its sole discretion, move the Parcel to a different Tax Zone based on the new Land Use Class that can be developed on the Parcel after the rezone. If a Parcel rezones after the Parcel has been taxed as Developed Property in prior Fiscal Years, the City can either continue to apply the Maximum Special Tax to the Parcel that had applied prior to the rezone or, in the City’s sole discretion, allow for the Parcel to be moved to a different Tax Zone based on the Land Use Class that will be allowed after the rezone is approved.
C. MAXIMUM SPECIAL TAX
The following Maximum Special Tax rates apply to all Parcels of Developed Property within CFD No. 4:
MAXIMUM SPECIAL TAX RATES
(FISCAL YEAR 2005-06, REVISED 2006-07) *
Tax Zone
Maximum Special Tax
(Fiscal Year 2005-06) *
1 $ 50 per Unit
2 $ 75 per Unit
3 $ 100 per Unit
4 $ 125 per Unit
5 $ 150 per Unit
6 $ 175 per Unit
7 $ 200 per Unit
8 $ 225 per Unit
9 $ 250 per Unit
10 $ 275 per Unit
11 $ 300 per Unit
12 $ 350 per Unit
13 $ 375 per Unit
14 $ 250 per Acre
15 $ 350 per Acre
16 $ 475 per Acre
17 $ 600 per Acre
18 $ 750 per Acre
19 $ 850 per Acre
20 $ 1,000 per Acre
21 $ 1,050 per Acre
22 $ 1,500 per Acre
23 $ 2,000 per Acre
24 $ 2,500 per Acre
25 $ 3,000 per Acre
26 $ 3,500 per Acre
27 $ 4,000 per Acre
28 $ 4,500 per Acre
29 $ 5,000 per Acre
30 $ 5,500 per Acre
31 $ 6,000 per Acre
* Beginning July 1, 2006 and each July 1 thereafter, all of the Maximum Special Taxes shown in Table 1 above shall be adjusted by applying the Annual Tax Escalation Factor.
D. METHOD OF LEVY AND COLLECTION OF SPECIAL TAX
Each Fiscal Year, the Special Tax shall be levied as follows until the amount of the levy equals the Special Tax Requirement for that Fiscal Year:
First: The Special Tax shall be levied Proportionately on each Parcel of Developed Property up to 100% of the Maximum Special Tax determined for each category of Developed Property within each Tax Zone until the amount levied is equal to the Special Tax Requirement for the Fiscal Year.
Second: If additional revenue is needed after the first step has been completed, the Special Tax shall be levied Proportionately on each Parcel of Taxable Public Property up to 100% of the Maximum Special Tax that had applied to the Parcel prior to the Parcel becoming Public Property until the amount levied is equal to the Special Tax Requirement for the Fiscal Year.
The Special Tax for CFD No. 4 shall be collected at the same time and in the same manner as ordinary ad valorem property taxes provided, however, that the City may (under the authority of Government Code Section 53340) collect Special Taxes at a different time or in a different manner if necessary to meet CFD No. 4 financial obligations and the Special Tax shall be equally subject to foreclosure if delinquent.
E. LIMITATIONS
Notwithstanding any other provision of this Rate and Method of Apportionment of Special Tax, no Special Tax shall be levied on Public Property that is not Taxable Public Property.
F. INTERPRETATION OF SPECIAL TAX FORMULA
The City reserves the right to make minor administrative and technical changes to this document that does not materially affect the rate and method of apportioning the Special Taxes. In addition, the interpretation and application of any section of this document shall be left to the City’s discretion. Interpretations may be made by the City by ordinance or resolution for purposes of clarifying any vagueness or ambiguity in this Rate and Method of Apportionment of Special Tax.
ATTACHMENT 1
MAXIMUM SPECIAL TAX RATES
(FISCAL YEAR 2005-06, REVISED 2006-07)*
IDENTIFICATION OF TAX ZONES
Tax Zone
Maximum Special Tax
(Fiscal Year 2005-06)*
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16 017-250-005 (017-117-007,011,014) 71 ac
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 The property identified by the APNs listed above shall remain part of the identified Tax Zone regardless of changes in the configuration of the Assessor's Parcels or changes to Assessor's Parcel numbers in future Fiscal Years.
ATTACHMENT 2
MAXIMUM SPECIAL TAX RATES
IDENTIFICATION OF TAX ZONES
ANNEXATION NO. 5 (OLD AUBURN RANCH)
Tax Zone
Assessor's Parcels
Included in Tax
Zone*
Proposed
Units
Fiscal Year in
Which APN was
Added to CFD No. 4
1 2
3 4
5 6
7 467-090-002-000 32 2015/16
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 31
The property identified by the APNs listed above shall remain part of the identified Tax Zone regardless of changes in the configuration of the Assessor's Parcels or changes to Assessor's Parcel numbers in future Fiscal Years.
ATTACHMENT 3
MAXIMUM SPECIAL TAX RATES
IDENTIFICATION OF TAX ZONES
ANNEXATION NO. 6 (FOOTHILLS AMERICAN DREAM)
Tax Zone
Assessor's Parcels
Included in Tax
Zone*
Proposed
Units
Fiscal Year in
Which APN was
Added to CFD No. 4
1 2
3 4
5 6
7 475-050-019-000 62 2016/2017
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 31
The property identified by the APNs listed above shall remain part of the identified Tax Zone regardless of changes in the configuration of the Assessor's Parcels or changes to Assessor's Parcel numbers in future Fiscal Years.
ATTACHMENT 4
MAXIMUM SPECIAL TAX RATES
IDENTIFICATION OF TAX ZONES
ANNEXATION NO. 7 (THE VILLAGES AT KIT CARSON)
Tax Zone
Assessor's Parcels
Included in Tax
Zone*
Proposed
Units
Fiscal Year in
Which APN was
Added to CFD No. 4
1 2
3 4
5 6
7 8
9 10
11 12
13 048-350-015-000;
048-350-016-000;
048-350-018-000;
048-350-021-000;
048-350-022-000 21 2019/20
14 15
16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 31
The property identified by the APNs listed above shall remain part of the identified Tax Zone regardless of changes in the configuration of the Assessor's Parcels or changes to Assessor's Parcel numbers in future Fiscal Years.
ATTACHMENT 5
MAXIMUM SPECIAL TAX RATES
IDENTIFICATION OF TAX ZONES
ANNEXATION NO. 8 (415 EAST STREET SUBDIVISION)
Tax Zone
Assessor's Parcels
Included in Tax
Zone*
Proposed
Units
Fiscal Year in
Which APN was
Added to CFD No. 4
1 2
3 4 013-030-009-000 10 2020/21
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 The property identified by the APNs listed above shall remain part of the identified Tax Zone regardless of changes in the configuration of the Assessor's Parcels or changes to Assessor's Parcel numbers in future Fiscal Years.
ATTACHMENT 6
MAXIMUM SPECIAL TAX RATES
IDENTIFICATION OF TAX ZONES
ANNEXATION NO. 9 (1028 MAIN STREET SUBDIVISION)
Tax Zone
Assessor's Parcels
Included in Tax
Zone*
Proposed
Units
Fiscal Year in
Which APN was
Added to CFD No. 4
1 2 015-080-030-000 10 2023/24
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 The property identified by the APNs listed above shall remain part of the identified Tax Zone regardless of changes in the configuration of the Assessor's Parcels or changes to Assessor's Parcel numbers in future Fiscal Years.
ATTACHMENT 7
MAXIMUM SPECIAL TAX RATES
IDENTIFICATION OF TAX ZONES
ANNEXATION NO. 10 (SIERRA VIEW COUNTRY CLUB)
Tax Zone
Assessor's Parcels
Included in Tax
Zone*
Proposed
Units
Fiscal Year in
Which APN was
Added to CFD No. 4
1 2
3 4
5 015-011-029-000 75 2023/24
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 31
The property identified by the APNs listed above shall remain part of the identified Tax Zone regardless of changes in the configuration of the Assessor's Parcels or changes to Assessor's Parcel numbers in future Fiscal Years.
ATTACHMENT 8
MAXIMUM SPECIAL TAX RATES
IDENTIFICATION OF TAX ZONES
ANNEXATION NO. 11 (OAKLEAF ESTATES)
Tax Zone
Assessor's Parcels
Included in Tax
Zone*
Proposed
Units
Fiscal Year in
Which APN was
Added to CFD No. 4
1 015-080-026-000 17 2026/27
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 23
24 25
26 27
28 29
30 31
The property identified by the APNs listed above shall remain part of the identified Tax Zone regardless of changes in the configuration of the Assessor's Parcels or changes to Assessor's Parcel numbers in future Fiscal Years.
EXHIBIT C
CITY OF ROSEVILLE
Community Facilities District No. 4
(Public Services)
Annexation No. 11 (Oakleaf Estates)
Property Owner and Assessor Parcel Number
Name(s) of Property Owner Assessor Parcel Number(s)
Oakleaf 17, LLC 015-080-026-000
City Council
Communication
Meeting Date: 10/21/2026
Item #: IX.30
File #: 0400-04-12 & 0400-
08 Item ID: 2026-793
Title: Sierra View Shopping Center Appeal
Contact: Eric Singer 916-774-5536 [email protected]
SUMMARY
Staff recommends considering the 8th Addendum to the Sierra Vista Specific Plan Environmental Impact Report, adopting a resolution denying the Appeal of the August 13, 2026 approval by the Planning Commission, adopting the three findings of fact and approving the Conditional Use Permit subject to four conditions of approval, adopting the four findings of fact and approving the Design Review Permit subject to ninety conditions of approval, and adopting the three findings of fact and approving the Tentative Subdivision Map subject to forty-four conditions of approval. These actions will uphold the Planning Commission's August 13, 2026 approval of the Sierra View Shopping Center project (File #PL25-0496).
The applicant requests approval of a Conditional Use Permit to allow a fueling station and two drivethrough restaurants adjacent to a residential parcel. The application also includes a Design Review Permit to allow construction of a 14.5-acre commercial shopping center with retail and restaurant uses, along with associated access, parking, lighting, and landscape improvements. The proposed combined building area is approximately 58,000 square feet. A Tentative Subdivision Map is also requested to reconfigure parcels consistent with the site plan. Development of the site with a shopping center comprised of retail and fueling station uses will generate sales and property tax revenue for the City's General Fund.
RECOMMENDATION
Based on the August 13, 2026, Planning Commission action, staff recommends the City Council deny the appeal of the Planning Commission's approval of a Conditional Use Permit, Design Review Permit and Tentative Subdivision Map for the Sierra View Shopping Center project and take the following actions:
A. Consider the 8th Addendum to the Sierra Vista Specific Plan Environmental Impact Report; and B. Adopt a resolution denying the appeal of the August 13, 2026, approval by the Planning Commission; adopting the three (3) findings of fact and approving the Conditional Use Permit subject to four conditions of approval, adopting the four (4) findings of fact and approving the Design Review Permit subject to ninety conditions of approval and adopting the three (3) findings of fact and approving the Tentative Parcel Map subject to forty-four conditions of approval.
BACKGROUND
Background
The Sierra Vista Specific Plan (SVSP) was adopted by the City Council on May 5, 2010 and includes 2,064 acres west of Fiddyment Road, north of Baseline Road. The SVSP established the land use and zoning for properties within the plan area. The Specific Plan includes 8,679 single and multi-family units, 259 acres of commercial, 106 acres of park, 304 acres of open space, 56 acres for schools and 40 acres of urban reserve. At build out, the Plan area is expected to accommodate approximately 20,045 residents and provide 9,000 jobs. There have been several relevant project approvals related to the current project site, described below.
On March 17, 2021, the City Council approved a General Plan Amendment, Specific Plan Amendment, Rezone, Development Agreement Amendment, Conditional Use Permit, and Design Review Permit (File #PL20-0142) to rezone parcel W-20 in the West Roseville Specific Plan (WRSP) from Low-Density Residential (LDR) to Community Commercial (CC) and allow for construction of a coffee kiosk with outdoor seating and a drive-through lane. The Rezone included a Special Area Overlay, to ensure that only uses considered compatible with adjacent residential land uses would be permitted or conditionally permitted.
That project was never constructed.
On August 3, 2022, the City Council approved a General Plan Amendment, Sierra Vista Specific Plan Amendment, Rezone, and Tentative Subdivision Map (File #PL21-0368) to adjust the boundary between High Density Residential (HDR) parcel JM-30 and Community Commercial (CC) parcel JM-41, converting
0.44 net acres from HDR land use to CC land use. The zoning designation was also modified to reflect the land use changes. The Tentative Subdivision Map created 12 total parcels, which divided large lot parcel JM-41 into 11 commercial parcels and reconfigured parcel JM-30 to align with the proposed land use changes. The land use adjustment also connected the commercial site with adjacent WRSP parcel W-20.
Effectively, the land use boundary adjustment allowed parcels JM-41 and W-20 to function as one commercial center.
On November 19, 2025, the Planning Manager approved an Objective Design Standards application (File #PL25-0280) for an affordable housing project on parcel JM-30, consisting of 192 units across eight threestory buildings with associated parking and site improvements. The approved multi-family housing is directly adjacent to the west of the subject site.
The current project site is identified as eleven parcels labeled JM-41 within the SVSP, with one additional parcel identified as W-20 within the WRSP, located at the southwest corner of Pleasant Grove Boulevard and Fiddyment Road. The SVSP identifies this corner as a commercial site to be developed with large format commercial uses as shown in figure B-31 of the SVSP. The conceptual plan provides an initial concept design for a commercial center with up to 250,000 square feet of development. The project is a request for a Conditional Use Permit, Design Review Permit, and Tentative Subdivision Map to reconfigure the existing twelve parcels into eight parcels and allow construction of a seven-building commercial shopping center with retail and restaurant uses totaling approximately 58,000 square feet, along with associated access, parking, lighting, and landscape improvements. This includes construction of a drivethrough coffee building on Parcel W-20, consistent with the prior approval for that parcel (PL20-0142). The reconfigured parcels are sized to accommodate each of the seven buildings with their corresponding parking areas. No development is proposed on the eighth parcel (approximately 3 acres in size) on the site’s south end. Specific tenants are unknown at this time.
Planning Commission Hearing
On August 13, 2026, the Planning Commission voted (6 Yes, 0 No, 1 Absent) to approve the Conditional Use Permit, Design Review Permit and Tentative Parcel Map; the Planning Commission staff report is included as Attachment 1. As detailed in the following sections, five letters were received before the Planning Commission hearing with comments on the project (included within Attachments 3 and 5), and two individuals spoke at the Planning Commission hearing with comments on the project. On August 24, 2026, the City Clerk received an appeal of the Planning Commission’s approval of the entitlements (Attachment 2). The appeal came from Mark Wolfe on behalf of Protect Roseville Neighborhoods (PRN).
PRN also provided a comment letter before the hearing, but a representative was not present at the meeting.
A range of topics were brought up in the comment letters and at the hearing. Each topic will be discussed separately below.
Traffic
The first general area of concern for surrounding residents is increased vehicle traffic to the project site, including increased congestion, wait times at adjacent intersections, and late-night truck activity like commercial deliveries.
The West Roseville Specific Plan (WRSP) and Sierra Vista Specific Plan (SVSP) were designed to include a mix of homes, businesses, parks, open space, and some industrial areas. After nearly 20 years, most of West Roseville is built out and Sierra Vista is well underway, bringing more residents, workers, and visitors to the area as expected.
These plans accounted for that growth. The City uses the specific plan process to design an efficient road network, supported by the City’s long-term Capital Improvement Program. Both plans included detailed traffic modeling to estimate future vehicle trips and plan the roads needed to handle them. This approach has consistently helped the City manage growth and keep the transportation system functioning effectively. The development of the proposed project site and the commercial sites referenced by the comment letters were all cumulatively considered as part of the Specific Plan analysis, and are consistent with the anticipated growth within the City’s General Plan and traffic demand model.
Additionally, the project requires a Conditional Use Permit (CUP) which allows the City to restrict the hours of operation and deliveries for the project. As part of the CUP, the City has restricted deliveries to the hours of 7 a.m. to 10 p.m.
Lighting
The second general area of concern is potential light pollution from the proposed development, including from parking lot lighting, buildings, and signage.
The City’s design guidelines require that project lighting does not spill onto neighboring properties. The City reviewed the lighting plan and Condition of Approval #59 limits light poles to 15 feet in height to ensure the avoidance of impacts on surrounding homes.
Public Safety
The third general area of concern is potential public-safety hazards, including the possibility of increased loitering, disturbances, vandalism, and other criminal activity associated with having a commercial area operating 24 hours a day.
The City’s Police Department works closely with businesses to ensure neighboring residents’ safety and security for businesses within a commercial center. In addition, the City recently established a new patrol area for West Roseville (Beat 8) which adds additional police resources to West Roseville 24 hours a day, 7 days a week.
Protect Roseville Neighborhoods Letter
Prior to the Planning Commission hearing, staff received a comment letter from a group called Protect Roseville Neighborhoods (PRN). Typically, staff would provide a response to public comment received within the staff report. Given the letter was received after publication of the staff report, staff was not able to include a response in the published staff report and instead provided a memo response to comments that was distributed to Planning Commissioners, published to the Planning Commission agenda page, and printed and made available to the public at the meeting. The applicant also submitted a letter to the Planning Commission from Remy, Moose, and Manley, responding to the PRN comments. The staff response memorandum with the PRN and other public comment letters is included as Attachment 3 and the letter from the applicant, and the letter from the applicant's attorney is included as Attachment 4.
The PRN letter concludes that an addendum to the Sierra Vista Specific Plan (SVSP) Environmental Impact Report (EIR) is not the appropriate level of environmental review for the project, and asserts that there are unaddressed noise, air quality, and access/circulation impacts. Protect Roseville Neighborhoods, represented by Mark Wolfe, is also the appellant to the project and the appeal form is a duplication of concerns raised in the letter. The appeal is discussed below in “Issues Raised in the Appeal”.
Issues Raised in the Appeal
On August 24, 2026, the City Clerk’s office received a notice of appeal from Mark Wolfe challenging the August 13, 2026, Planning Commission approval of the Sierra View Shopping Center project (Attachment 2). As the appeal form is a duplicate of the PRN letter from the Planning Commission meeting, detailed responses are found within the staff memorandum made available at the hearing and the applicant's response letter (Attachment 3 and Attachment 4). A brief summary of the concerns and staff's response is provided below.
The appeal letter states that an addendum to the SVSP EIR is not the appropriate level of environmental review for the project. The letter states that due to the changed circumstances since adoption of the original SVSP EIR, the cumulative impacts of development since its adoption, and concerns with traffic and circulation, noise, air quality, and land use compatibility, the Planning Commission should decline to approve the Addendum and associated entitlements for the project.
The foundation of many of the comments in the letter is the allegation that the impacts of cumulative development and land use compatibility have not been considered. As discussed in the Addendum for the proposed project, the SVSP EIR included detailed evaluations of plan buildout, which for the project site included a concept plan (SVSP Figure B-31) which anticipated 250,000 square feet of commercial development. The project, which includes just 58,000 square feet of development, is less than a 1/4 of the size of the anticipated development and is well within the scope of the SVSP EIR cumulative impact analysis for the site and the overall SVSP plan area. Development of the project site, surrounding uses, and other commercial development referenced by these comments is consistent with the development assumptions of the SVSP EIR, and the impacts of these were fully analyzed within the SVSP EIR. These projects do not represent changed circumstances; they implement the adopted SVSP. Substantial evidence supports the City's use of and reliance on the Addendum to the SVSP EIR because none of the circumstances triggering subsequent or supplemental environmental review exists in this case.
Access/Circulation
The letter asserts that there are recommendations included in the transportation analysis that are
unaddressed by the project; this is incorrect. The recommendations of the transportation analysis were incorporated into the design of the site and into the Conditions of Approval. Furthermore, a sight distance analysis was performed for project driveways to confirm the safe functioning of the access design. The City's Engineering and Fire Department staff confirmed the site plan was designed appropriately.
Air Quality
The comments indicate the trash compactors and loading dock should have been considered in the Health Risk Assessment (HRA). The HRA was prepared consistent with the methodology required for these studies. Trash compactors and loading docks are not significant sources of toxic air contaminants that require study. The study focused on the gas station, as appropriate.
Noise
The comments indicate the neighboring apartment site should have been evaluated to determine whether existing people would be exposed to significant increases in ambient noise on that site. This comment is incorrect. The noise analysis correctly applied the City’s thresholds of significance. Potential noise impacts to the under-construction apartment complex were evaluated for compliance with the City’s compatibilitybased noise thresholds. Separately, the City also has a noise standard that addresses whether existing residents will experience a significant (defined as more than 3 dB) increase in noise, compared to the environment they are currently experiencing. There are no existing residents at the under-construction apartment complex, so that noise standard does not apply to that site.
Conclusion
Staff finds that the concerns presented by the appeal letter have been adequately addressed by the project evaluation included in the staff report and Addendum, and responded to in Attachment 3 and Attachment 4. The Addendum to the Sierra Vista Specific Plan Environmental Impact Report is the appropriate level of environmental review for the project. The proposed Sierra View Shopping Center project is consistent with the policies and intent of the General Plan, SVSP, and the Community Design Guidelines and the required findings for the requested entitlements can be made. On August 13, 2026, the Planning Commission approved the Conditional Use Permit, Design Review Permit and Tentative Parcel Map. The issues raised in the appeal form, all of which were already addressed before the Planning Commission decision, are not valid and staff recommends that the City Council deny the appeal, upholding the Planning Commission’s action, and approve the requested entitlements.
FISCAL IMPACT
Development of the site with a shopping center comprised of retail and fueling station uses will generate sales and property tax revenue for the City's General Fund.
ENVIRONMENTAL REVIEW
Consistent with CEQA Guidelines Section 15164, regarding a previously certified and adopted Environmental Impact Report (EIR), an Addendum to the Sierra Vista Specific Plan EIR (SCH #2008032115, certified May 5, 2010) has been prepared to cover the minor technical changes and additions necessary to describe the impacts of the proposed project that is within the SVSP (see Exhibit A). A drive-thru coffee building was previously approved on the portion of the site within the WRSP, and a Mitigated Negative Declaration (MND) tiered from the WRSP EIR (SCH#2002082057, certified February 4, 2004) was adopted on February 11, 2023 (see Exhibit F). The project also includes a drive-thru coffee building (Building 1) in this location, with minor site plan modifications to tie into the overall Sierra View
Shopping Center site plan; given that the previous MND adequately describes potential impacts of developing this area with a drive-thru coffee building, no further environmental analysis is required for this portion of the project and site. However, to ensure the cumulative site modifications are evaluated as a whole the impacts of the entire Sierra Vista Shopping Center project, including the drive-thru (Building 1) square footage and use, are evaluated in the Addendum. Refer to the Project Description section of the Addendum for further discussion. The Addendum did not identify any new environmental impacts from the project.
CITY COUNCIL STRATEGIC PLAN/OVERARCHING GOALS
3. Enhance economic vitality
4. Invest in well-planned infrastructure and growth
Respectfully Submitted,
Eric Singer, Associate Planner
Mike Isom, Development Services Director
ATTACHMENTS:
1. Resolution 26-397
2. CC Attachment 01 PC Staff Report
3. CC Attachment 02 Appeal
4. CC Attachment 03 Staff Memo to PRN PC Letter
5. CC Attachment 04 Remy Moose Manley Comment Letter to PC
6. CC Attachment 05 Public Comment Letter Received Prior to PC
7. CC Exhibit A EIR Addendum
8. CC Exhibit B Project Plans
9. CC Exhibit C Tentative Map
10. CC Exhibit D Elevations
11. CC Exhibit E Project Description
12. CC Exhibit F Coffee Shack IS-MND
REVIEWERS:
Eric Singer, Development Services - Planning Created/Initiated - 9/17/2026 Lauren Hocker, Development Services - Planning Approved - 9/18/2026 Greg Bitter, Development Services Department Approved - 9/18/2026 Mike Isom, Development Services Department Approved - 9/18/2026 Kelly Aye, City Attorney Department Approved - 9/23/2026 Katrina Six, City Clerk Department Approved - 9/24/2026 Ryan DeVore, City Manager Department - Assistant City Manager Approved - 9/28/2026 Dennis Kauffman, City Manager Department - Assistant City Manager Approved - 9/28/2026 Michelle Sheidenberger, City Attorney Department Approved - 9/28/2026 Dominick Casey, City Manager Department - City Manager Approved - 10/6/2026 Katrina Six, City Clerk Department Final Approval - 10/7/2026
RESOLUTION NO. 26-397
DENYING THE APPEAL FROM THE AUGUST 13, 2026 APPROVAL BY THE PLANNING COMMISSION; ADOPTING THE THREE (3) FINDINGS OF FACT AND APPROVING THE CONDITIONAL USE PERMIT SUBJECT TO FOUR (4) CONDITIONS OF APPROVAL AND ADOPTING THE FOUR (4) FINDINGS OF FACT AND APPROVING THE DESIGN REVIEW PERMIT SUBJECT TO NINETY (90) CONDITIONS OF APPROVAL AND ADOPTING THE THREE (3) FINDINGS OF FACT AND APPROVING THE TENTATIVE PARCEL MAP SUBJECT TO FORTY-FOUR (44) CONDITIONS OF APPROVAL
WHEREAS, on August 13, 2026, the Planning Commission held a public hearing on the Sierra View Shopping Center (Project) located at 1875 Pleasant Grove Boulevard; and WHEREAS, the Project consists of a 14.5-acre commercial shopping center with retail, restaurant, and fuel station uses, along with associated access, parking, lighting, and landscape improvements, with a total proposed combined building area of approximately 58,000 square feet. The request also includes reconfiguring the existing twelve (12) parcels into eight (8) lots; and
WHEREAS, the Project requires a Conditional Use Permit and Design Review Permit to construct a 14.5-acre commercial shopping center with retail, restaurant, and fuel station uses, along with associated access, parking, lighting, and landscape improvements, with a total proposed combined building area of approximately 58,000 square feet and requires a Tentative Parcel Map to reconfiguring the existing twelve (12) parcels into eight (8) lots; and WHEREAS, on August 13, 2026, the Planning Commission voted 6 aye, 0 no, and 1 absent to approve the Conditional Use Permit after finding that with the conditions of approval, the Project was consistent with the following three (3) Findings of Fact:
1. The proposed use or development is consistent with the City of Roseville General Plan and any applicable Specific Plan.
2. The proposed use or development conforms with all applicable standards and requirements of the Zoning Ordinance.
3. The location, size, design, and operating characteristics of the use or development is compatible with and shall not adversely affect or be materially detrimental to the health, safety, or welfare of persons residing or working in the area, or be detrimental or injurious to public or private property or improvements.
WHEREAS, on August 13, 2026, the Planning Commission voted 6 aye, 0 no, and 1 absent to approve the Design Review Permit after finding that with the conditions of approval, the Project was consistent with the following four (4) Findings of Fact:
1. The project as approved preserves and accentuates the natural features of the property, such as open space, topography, trees, wetlands and water courses; provides adequate drainage for the project; and allows beneficial use to be made of the site for development.
2. The project site design as approved provides open space; access; vehicle parking; vehicle, pedestrian and bicycle circulation; pedestrian walks and links to alternative modes of transportation; loading areas; landscaping; irrigation; and lighting which results in a safe,
efficient, and harmonious development and which is consistent with the applicable goals, policies and objectives set forth in the General Plan, the Community Design Guidelines and the applicable specific plan and/or applicable design guidelines.
3. The building design, including the materials, colors, height, bulk, size and relief, and the arrangement of the structures on the site, as approved is harmonious with other development and buildings in the vicinity and which is consistent with the applicable goals, policies and objectives set forth in the General Plan, the Community Design Guidelines and the applicable specific plan and/or applicable design guidelines.
4. The design of the public services, as approved, including, but not limited to, trash enclosures and service equipment are located so as not to detract from the appearance of the site, and are screened appropriately and effectively using construction materials, colors and landscaping that are harmonious with the site and the building designs.
WHEREAS, on August 13, 2026, the Planning Commission voted 6 aye, 0 no, and 1 absent to approve the Tentative Parcel Map after finding that with the conditions of approval, the Project was consistent with the following three (3) Findings of Fact:
1. The size, design, character, grading, location, orientation and configuration of lots, roads and all improvements for the tentative subdivision map are consistent with the density, uses, circulation and open space systems, applicable policies and standards of the general plan or any applicable specific plan for the area, whichever is more restrictive, and the design standards of Title 18 (Subdivision Ordinance) of the Roseville Municipal Code.
2. The subdivision will result in lots which can be used or built upon. The subdivision will not create lots which are impractical for improvement or use due to the steepness of terrain or location of watercourses in the area; the size or shape of the lots or inadequate building area; inadequate frontage or access; or, some other physical condition of the area.
3. The design and density of the subdivision will not violate the existing requirements prescribed by the Regional Water Quality Control Board for the discharge of waste into the sewage system, pursuant to Division 7 of the Water Code.
WHEREAS, following the Planning Commission’s approval, an appeal was submitted by Mark Wolfe representing Protect Roseville Neighborhoods on August 24, 2026, based on concerns that the project had an inadequate environmental review; and WHEREAS, a review of the record shows that consistent with CEQA Guidelines Section 15164, regarding a previously certified and adopted Environmental Impact Report (EIR), an Addendum to the Sierra Vista Specific Plan EIR (SCH #2008032115, certified May 5, 2010) has been prepared to cover the minor technical changes and additions necessary to describe the impacts of the proposed project that is within the Sierra Vista Specific Plan; and
WHEREAS, after holding a hearing on October 7, 2026 and considering the entire record, staff recommends that the City Council deny the appeal of the Planning Commission’s approval of the Conditional Use Permit, Design Review Permit and Tentative Parcel Map, because the necessary findings of facts can be made; and
WHEREAS, staff recommends that the City Council adopt the three (3) Findings of Fact for the Conditional Use Permit and approve the Conditional Use Permit subject to four (4) conditions of approval; and
WHEREAS, staff recommends that the City Council adopt the four (4) Findings of Fact for the Design Review Permit and approve the Design Review Permit subject to ninety (90) conditions of approval; and
WHEREAS, staff recommends that the City Council adopt the three (3) Findings of Fact for the Tentative Parcel Map and approve the Tentative Parcel Map subject to forty-four (44) conditions of approval; and
NOW, THEREFORE, BE IT RESOLVED that the City Council considered the 8th Addendum to the Sierra Vista Specific Plan Environmental Impact Report; and NOW, THEREFORE, BE IT RESOLVED that the City Council hereby adopts the three (3) Findings of Fact for the Conditional Use Permit and approves the Conditional Use Permit subject to four (4) conditions of approval; and
NOW, THEREFORE, BE IT RESOLVED that the City Council hereby adopts the four (4) Findings of Fact for the Design Review Permit and approves the Design Review Permit subject to ninety (90) conditions of approval; and
BE IT FURTHER RESOLVED that the City Council hereby adopts the three (3) Findings of Fact for the Tentative Parcel Map and approves the Tentative Parcel Map subject to forty-four (44) conditions of approval.
PASSED AND ADOPTED by the Council of the City of Roseville this , 2026, by the following vote on roll call:
AYES COUNCILMEMBERS:
NOES COUNCILMEMBERS:
ABSENT COUNCILMEMBERS:
MAYOR
City Clerk
2
ITEM 6.1: CONDITIONAL USE PERMIT, DESIGN REVIEW PERMIT, AND TENTATIVE SUBDIVISION MAP – 1875 PLEASANT GROVE BLVD – SVSP PCL JM-41 AND WRSP PCL W-20 SIERRA VIEW SHOPPING CENTER – PL25-0496
REQUEST
The applicant requests approval of a Conditional Use Permit to allow a fueling station and two drive-through restaurants adjacent to a residential parcel. The application also includes a Design Review Permit to allow construction of a 14.5-acre commercial shopping center with retail and restaurant uses, along with associated access, parking, lighting, and landscape improvements. The proposed combined building area is approximately 58,000 square feet. A Tentative Subdivision Map is also requested to reconfigure parcels consistent with the site plan.
Applicant – Warberg Partners, Inc.
Owner – SVC1 LLC
SUMMARY RECOMMENDATION
The Planning Division recommends that the Planning Commission take the following actions:
1. Consider the Addendum to the Sierra Vista Specific Plan Environmental Impact Report;
2. Adopt the three (3) findings of fact and approve the Conditional Use Permit subject to four (4) conditions of approval;
3. Adopt the four (4) findings of fact and approve the Design Review Permit subject to ninety (90) conditions of approval; and
4. Adopt the three (3) findings of fact and approve the Tentative Subdivision Map subject to forty-four (44) conditions of approval.
SUMMARY OF OUTSTANDING ISSUES
There are no outstanding issues associated with this request. The applicant has reviewed and is in agreement with the recommended conditions of approval.
BACKGROUND
The Sierra Vista Specific Plan (SVSP) was adopted by the City Council on May 5, 2010 and includes 2,064 acres west of Fiddyment Road, north of Baseline Road. The SVSP established the land use and zoning for properties within the plan area. The Specific Plan includes 8,679 single and multi-family units, 259 acres of commercial, 106 acres of park, 304 acres of open space, 56 acres for schools and 40 acres of urban reserve. At build out, the Plan area is expected to accommodate approximately 20,045 residents and provide 9,000 jobs.
The project site is identified as eleven parcels labeled JM-41 within the SVSP, with one additional parcel identified as W-20 within the West Roseville Specific Plan (WRSP), located at the southwest corner of Pleasant Grove Boulevard and Fiddyment Road. The SVSP identifies this corner as a commercial site to be developed with large format commercial uses as shown in figure B-31 of the SVSP. The conceptual plan provides an initial concept design for a commercial center with up to 250,000 square feet of development.
Planning Division Staff Report
Planning Commission Meeting August 13, 2026
Prepared by: Eric Singer, Associate Planner
CITY COUNCIL ATTACHMENT 1
SVSP PCL JM-41 and WRSP PCL W-20 Sierra View Shopping Center, 1875 Pleasant Grove Blvd; PL25-0496 Planning Commission – August 13, 2026 – Page 2 of 28
On March 17, 2021, the City Council approved a General Plan Amendment, Specific Plan Amendment, Rezone, Development Agreement Amendment, Conditional Use Permit, and Design Review Permit (File #PL20-0142) to rezone parcel W-20 in the WRSP from Low-Density Residential (LDR) to Community Commercial (CC) and allow for construction of a coffee kiosk with outdoor seating and a drive-through lane. The Rezone included a Special Area Overlay, to ensure that only uses considered compatible with adjacent residential land uses would be permitted or conditionally permitted. That project was never constructed.
On August 3, 2022, the City Council approved a General Plan Amendment, Specific Plan Amendment, Rezone, and Tentative Subdivision Map (File #PL21-0368) to adjust the boundary between High Density Residential (HDR) parcel JM-30 and Community Commercial (CC) parcel JM-41, converting 0.44 net acres from HDR land use to CC land use. The zoning designation was also modified to reflect the land use changes. The Tentative Subdivision Map created 12 total parcels, which divided large lot parcel JM41 into 11 commercial parcels and reconfigured parcel JM-30 to align with the proposed land use changes. The land use adjustment also connected the commercial site with adjacent West Roseville Specific Plan (WRSP) parcel W-20. Effectively, the land use boundary adjustment allowed parcels JM41 and W-20 to function as one commercial center.
On November 19, 2025, the Planning Manager approved an Objective Design Standards application (File #PL25-0280) for an affordable housing project on parcel JM-30, consisting of 192 units across eight three-story buildings with associated parking and site improvements. The approved multi-family housing is directly adjacent to the west of the subject site.
Proposed Project
The applicant requests a Conditional Use Permit, Design Review Permit, and Tentative Subdivision Map to reconfigure the existing twelve parcels into eight parcels and allow construction of a seven-building commercial shopping center with retail and restaurant uses totaling approximately 58,000 square feet, along with associated access, parking, lighting, and landscape improvements. The reconfigured parcels are sized to accommodate each of the seven buildings with their corresponding parking areas. No development is proposed on the eighth parcel (approximately 3 acres in size) on the site’s south end.
Specific tenants are unknown at this time.
The project proposes seven freestanding, single-story buildings facing the Fiddyment Rd and Pleasant Grove Blvd frontages, along with parking, landscaping, and lighting. The project includes three retail buildings (Buildings 2, 4, and 7) totaling approximately 43,759 square feet. The primary retail building is proposed as an approximately 23,272 square foot anchor grocery store (Building 7). Three restaurant with drive-through pad buildings are proposed (Buildings 1,3, and 6), totaling approximately 9,751 square feet. Building 1, located primarily on Parcel W-20, is proposed specifically as a coffee shop use, consistent with the prior approval for that parcel in File #PL20-0142.
A fueling station (Building 5) is proposed on the east side of the site fronting Fiddyment Rd, featuring four (4) fuel dispensers with eight (8) total pumps under a covered canopy, with an approximately 4,700 square foot associated retail building.
SVSP PCL JM-41 and WRSP PCL W-20 Sierra View Shopping Center, 1875 Pleasant Grove Blvd; PL25-0496 Planning Commission – August 13, 2026 – Page 3 of 28
Figure 1: Project Location
SITE INFORMATION
Location: 1875 Pleasant Grove Boulevard
Total Size: 14.5 acres
Topography and Setting: The project is an undeveloped property in an urbanized setting. The site includes frontage on Pleasant Grove Blvd and Fiddyment Rd, which are arterial roadways, and Upland Drive, which is a modified collector roadway. The site is generally flat and is surrounded by low-density single-family residential uses to the north and south, multi-family residential to the west, commercial uses to the east and northeast, and open space to the east.
EVALUATION: CONDITIONAL USE PERMIT
Section 19.12.020 of the City of Roseville Zoning Ordinance requires a Conditional Use Permit (CUP) for drive-through establishments and fueling stations in the Community Commercial zoning designation, when located contiguous to properties with a residential zoning designation. Section 19.78.060 of the City of Roseville Zoning Ordinance requires that three findings be made in order to approve or conditionally approve a Conditional Use Permit. The three findings are listed below in italicized, bold text and are followed by an evaluation of the project in relation to each finding. Fiddyment Rd Sierra Vista Specific
Plan
West Roseville
Specific Plan
Pleasant Grove Blvd
JM-41
SVSP PCL JM-41 and WRSP PCL W-20 Sierra View Shopping Center, 1875 Pleasant Grove Blvd; PL25-0496 Planning Commission – August 13, 2026 – Page 4 of 28
1. The proposed use or development is consistent with the City of Roseville General Plan and any applicable Specific Plan.
The land use designation for the subject property is Community Commercial (CC). The purpose of the CC land use is to provide a broad range of goods and services to a large service area. Primary uses within the CC include “retail stores and businesses selling a full range of goods and services.” The General Plan relies on the Zoning Ordinance to determine the appropriate location and design of drive-through and fueling station uses adjacent to residential property through the CUP process.
As discussed below, the proposed uses are consistent with the zoning designation; therefore, the proposed uses are consistent with the General Plan and SVSP.
2. The proposed use or development conforms with all applicable standards and requirements of the Zoning Ordinance.
The Zoning Ordinance does not contain development standards specific to drive-through restaurants or fueling stations but does contain standards for building height and required parking spaces. The Zoning Ordinance establishes off-street parking requirements for an eating establishment with a drive-through and fueling station with a neighborhood commercial component. Based on the Zoning Ordinance, the parking requirement for an eating establishment with a drive-through is one (1) space per 100 square feet of area. The parking requirement for a fueling station is one (1) space per 300 square feet of commercial sales area (minimum 5 spaces). Based on the parking requirement, a total of 114 parking spaces for the drive-throughs and fueling station are required. The proposed project has a total of 327 parking spaces, with 117 spaces specifically dedicated to the drive-through and fueling station uses. A detailed breakdown of each use and their respective parking requirement is discussed in the Design Review Permit evaluation as well as in the project description provided by the applicant (seen as Exhibit E). Additionally, the average height of the drive-throughs and fueling station is around 20 feet, which is less than the 50 foot height limit in the CC zoning designation.
Based on the parking requirement and the proposed parking count for each use, as well as the proposed heights of the buildings, the drive-through and fueling station uses comply with all applicable standards and requirements of the Zoning Ordinance.
3. The location, size, design, and operating characteristics of the use or development is compatible with and shall not adversely affect or be materially detrimental to the health, safety, or welfare of persons residing or working in the area, or be detrimental or injurious to public or private property or improvements.
As discussed above, the adjacent parcel JM-30 to the west has been approved with a high-density multi-family residential project, and the site is surrounded to the north and south by existing lowdensity single-family residential uses. Therefore, special consideration was given to the layout of the proposed drive-through and fueling station locations to ensure both existing and future residents were respected. The proposed project locates the drive-throughs and fueling station farthest away from existing single-family residential uses, except for Building 1, located on the corner of Pleasant Grove Blvd and Upland.
Buildings 1 and 3 (the drive-throughs) are adjacent to Pleasant Grove Blvd, and Buildings 6 (drivethrough) and Building 5 (the fueling station) are adjacent to Fiddyment Rd. As proposed, Buildings 3 and 6 are more than 200 feet away from the existing residents to the north, and Building 5 is located more than 500 feet away from the existing residents to the north and more than 300 feet away from the existing residents to the south. Building 1, on the corner of Pleasant Grove Blvd and Upland Dr, is more than 150 feet from the existing residents to the west and north, and 110 feet from the approved JM-30 multi-family residential site to the south. The proposed anchor grocery store and inline multiPage 854 of 1218 SVSP PCL JM-41 and WRSP PCL W-20 Sierra View Shopping Center, 1875 Pleasant Grove Blvd; PL25-0496 Planning Commission – August 13, 2026 – Page 5 of 28
tenant retail building (Buildings 2 and 7) are located between the other two drive-through uses and fueling station use and the approved JM-30 multi-family residential site.
Figure 2: Proposed Building Locations
As part of the review process, a Health Risk Assessment (Attachment 1) and Noise Study (Attachment 2) were completed for the project. The Health Risk Assessment (HRA), completed by Raney Planning & Management and dated June 2026, assessed the potential for long-term operations from the proposed gasoline dispensing facility. The consultant surveyed the surrounding properties and found the closest existing sensitive receptor to the fueling station to be approximately 500 feet across Pleasant Grove Blvd to the north. They also determined that Rex Fortune Elementary School and Coyote Ridge Elementary School are approximately 2,000 feet (0.38 miles) to the southwest and southeast of the project site, respectively. Based on their analysis of the project and the existing sensitive receptors, they determined the increased cancer risk, non-cancer chronic hazard indices, and acute hazard indices for the exposed individual residents, off-site workers, and future non-gas station project workers would be below their respective thresholds. Long-term operation of the proposed fueling station would not result in a significant impact related to the exposure of sensitive receptors to substantial toxic air contaminants (TACs) concentrations.
The noise study, completed by Saxelby Acoustics and dated June 23, 2026, assessed the potential noise impacts associated with the project in relation to the sensitive receptors within close proximity to the project site. Based on their analysis, the primary noise sources associated with the project were identified as delivery truck loading dock activities, on-site vehicle circulation, restaurant drive-through operations, rooftop mechanical equipment (HVAC), and trash compactor operation (see Figure 3).
The noise study also factored in the proposed 6-foot masonry soundwall to be constructed on the property line between the future multi-family development to the west and the project site. As proposed, the loading dock and the delivery truck activities are anticipated to generate normal noise levels that would not exceed the City’s noise level standards. Like the loading dock, the report