Roseville planning commission recommends City Council approve code changes to align with 2025 state housing laws

The Roseville Planning Commission on April 23 voted to recommend that City Council approve amendments to Titles 18 and 19 of the Roseville Municipal Code (file PL26-0088) intended to align local zoning and subdivision rules with housing-related legislation passed by the state in 2025. The commission adopted findings and approved the recommendation by roll call after a staff presentation and brief questions.

Eric Singer, associate planner, said the zoning amendments include an added footnote clarifying that “a day care center is permitted by right when colocated with multifamily housing,” meaning a daycare operating on the same grounds as multifamily housing would be allowed without discretionary review. Singer also said the city will add a footnote to the commercial use table to explicitly state a minimum density of 25 units per acre for multifamily housing allowed by right in the regional commercial (RC) zone, at the request of the California Department of Housing and Community Development (HCD).

Staff outlined several changes to the density-bonus provisions under the proposed code revisions. The amendments would explicitly bar any type of lodging from being eligible for density-bonus incentives or concessions and would prevent those incentives from being used to increase the commercial floor area of mixed-use projects to more than 2.5 times the floor area ratio allowed by the local zoning code. Singer said deed restrictions for projects receiving incentives would also need to prohibit short-term rentals.

On procedural finance requirements, Singer told the commission the city will remove the pro forma requirement from the code. He said existing case law and practice mean the pro forma has not been required for more than a decade and that removing the language simply codifies current practice.

The package also amends the ministerial 10-lot subdivision process to allow a designated “remainder parcel” that would not count against the 10-lot maximum in limited circumstances (for example, where an existing house remains on-site). Staff said the change could, in some scenarios, yield 11 lots; it also would prohibit separate sale, lease, or financing of parcels from such subdivisions unless they meet specific criteria (a completed compliant residential unit, an existing legal structure, a parcel designated for common area/open space, or the last remaining parcel in the subdivision). Singer said the intent is to curb speculative parcel splitting and ensure parcels are developed responsibly.

On environmental review, Singer said staff determined the project is exempt from CEQA under Guideline 15061(b)(3) as a policy- and procedure-making activity that will not itself result in immediate physical environmental impacts. “The review, the project is exempt from CEQA pursuant to guideline 15061(b)(3) and that it is a policy and procedure making activity,” he stated.

Commissioners asked whether the amendments are primarily to match state law or for routine housekeeping; Singer said the current package is mostly in response to state legislation with a few housekeeping tweaks and that more city-initiated changes are planned later in the year. Commissioners also asked about potential impacts on mixed-use developments (for example, projects along Douglas Boulevard); staff clarified the new density-bonus restrictions apply only when a project seeks density bonuses for affordable housing and are intended to ensure concessions benefit the affordable housing portion, not to allow developers to expand commercial floor area.

The chair opened the public hearing; no members of the public spoke. Commissioner Brashears moved to adopt the two findings of fact and recommend that City Council approve the Title 19 ordinance amendment and to review and comment on the Title 18 amendment (file PL26-0088). Commissioner Hagler seconded. The commission approved the motion by unanimous roll call.

Staff noted outreach on the proposal included a March 19 discussion at the Arcona board meeting and publication of a public hearing notice in the Press Tribune and on the project website; staff said no public comments had been received as of the hearing. Staff also told the commission the city will return later in the year with additional housekeeping changes.

The commission’s action is a recommendation to City Council; City Council would need to consider and adopt any final ordinance changes. The commission also received a staff announcement that Lauren Hawker has been promoted to planning manager and will serve as the commission’s liaison. The meeting adjourned following routine reports and remarks.