Planning Commission approves modified Baseline Marketplace permit and subdivision map for 5000 Baseline Road

The City of Roseville Planning Commission on Aug. 28 approved modifications to the Baseline Marketplace major project permit (stage 1 and stage 2) and a tentative subdivision map for 5000 Baseline Road (file PL25-0246).

The commission voted unanimously to adopt the findings of fact and approve the stage 1 and stage 2 permit modifications, each subject to five conditions of approval, and to adopt the findings and approve the tentative subdivision map subject to 61 conditions. Commissioner Jensen moved the motion; Commissioner Pryor seconded. A 10‑day appeal period applies.

The project, presented by Senior Planner Derek Ogden, is a modification of a large‑format commercial center originally approved under the 2010 Sierra Vista Specific Plan and approved in 2014. Ogden said the current application reduces the previously approved buildout to approximately 560,000 square feet — about 185,000 square feet less than the 2014 approval — largely because a portion of the site was developed for Costco in 2023. Ogden said an addendum to the Sierra Vista EIR was prepared and “did not identify any new environmental impacts” from the proposed changes.

Don Webb, project representative for Covenant Real Estate Group, described the applicant’s expectations for the center, saying, “it should create over a thousand new jobs and, probably, you know, the estimates on revenue for this center is is near a half a billion dollars a year.” Webb said, if approved, the team hopes to begin grading in May, start big‑box construction in July and have first businesses open in 2027.

Key changes to the previously approved site plan described in staff materials and in the presentation include: - A total projected buildout of about 560,000 square feet (a reduction from the 2014 approval). - An increase in permitted drive‑through restaurant locations from four to seven. - A reduction in the number of fueling stations from three to two (including the already‑approved Costco fueling station). - Modifications for stormwater treatment and requirements for organic waste bins for restaurant tenants. - Design guideline updates covering architecture, materials, landscaping, lighting and plazas intended to maintain a cohesive center identity.

Ogden said several national tenants have been identified in preliminary materials, including Home Depot, Target and Raising Cane’s; he noted building elevations and materials will be reviewed and approved under the project’s design guidelines and that the tentative map divides the property into 22 commercial lots to facilitate phased development. Early notification was posted on the city’s Arcona website and mailed to property owners within 300 feet; staff reported one comment was received in response to the notice.

Commissioners asked staff about vehicle‑miles‑traveled (VMT) analysis. Derek Ogden and the city engineer explained the parcels at issue were grandfathered under the city’s VMT policy implemented with the last general plan update; because the application did not require a rezone the change in tenant mix did not trigger a VMT evaluation. As Ogden summarized, the clock on VMT “didn’t need to be evaluated” for this application because the existing parcels retained their prior VMT status.

Staff recommendation to approve the permit modifications and the tentative subdivision map included the conditions provided in the staff report and two additional conditions supplied on purple paper at the meeting. The commission’s approval allows the project to proceed to building and civil plan review; staff noted that the Costco portion of the site is already under construction and that the modified portions can move to plan review if other conditions are met.

The motion approving the permits and map was recorded as unanimous. The planning commission noted the 10‑day appeal period before the decision becomes final.