NRSP PCL WW-17 – Pleasant Grove Apartments, File #PL20-0154
The project is scheduled to be heard at the March 25, 2021 Planning Commission hearing. The hearing will begin at 6:30 PM, held remotely. Members of the public may view the meeting on Comcast channel 14, Consolidated Communications channel 73 and AT&T U-verse. Meetings are also video streamed live and are available on the City’s website and Youtube channel. Public comment can be provided during the meeting by phoning 916-774-5353.
If you need a disability-related modification or accommodation to participate in this meeting, please contact Voice: 916-774-5200, TDD: 916-774-5220. Requests must be made as early as possible.
The Planning Commission agenda, which includes links to the project staff report and proposed plans, can be found here:
https://roseville.novusagenda.com/AgendaPublic/MeetingView.aspx?MeetingID=1258&MinutesMeetingID=1121&doctype=Agenda
Project Address: 1721 Pleasant Grove Boulevard
Project Applicant: Mercy Housing California
Project Owner: Eskaton
Project Description: The applicant requests approval of a Design Review Permit to approve a 98-unit affordable apartment complex with an administrative/community building, 191 parking spaces, landscaping, and other site amenities on NRSP Parcel WW-17. The project includes two main apartment buildings, both three stories in height, and one single story clubhouse building. A total of 30 one bedroom units, 34 two bedroom units, and 34 three bedroom units are proposed, split between the two residential buildings. The site includes a total of 191 parking spaces, and also includes site amenities such as a playground, community garden, outdoor seating and lawn areas, as well as pedestrian pathways and landscaping. The proposed apartment complex is a principally permitted use on the site, and a Design Review Permit to evaluate the project design is requested.
Project FAQ:
Why does the City support this project?
The project is consistent with the General Plan, North Roseville Specific Plan, Zoning Ordinance, and Community Design Guidelines. High density affordable units have been allocated to this project site since the Specific Plan was adopted in 1997. The apartment complex is a principally permitted use on the site-- meaning that the only aspect that the City is evaluating is the design and architecture through the Design Review Permit process. As stated in the staff report, available on the Planning Commission Agenda and Minutes page, all of the required findings for the Design Review Permit can be made.
In addition, the Housing Crisis Act of 2019 (SB 330) states that local land use authorities must approve affordable housing developments where they are consistent with zoning and land use designations, unless a specific set of findings can be made.
Consistent with State law, the Roseville Municipal Code includes required findings that the Approving Authority, in this case the Planning Commission, must make in order to disapprove an affordable housing development. The proposed Mercy Housing project is located on a parcel designated High Density Residential, which was planned for affordable apartments with the adoption of the North Roseville Specific Plan in 1997. The City’s Planning staff have reviewed the findings and determined that none of these findings can be made to outright deny the Design Review Permit for the Mercy Housing project (see evaluation of the findings, below). The Planning Commission’s discretion in reviewing the proposed projects is limited to ensuring the project complies with the goals and policies of the City’s General Plan and the North Roseville Specific Plan, the standards within the City’s Zoning Ordinance, the requirements within the City’s Community Design Guidelines. The use of the site has been determined through the adoption of the North Roseville Specific Plan and the Design Review Permit review is to ensure the development is harmonious with other developments and buildings in the vicinity.
19.78.70 Required findings for disapproval of housing development projects and emergency shelters.
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As set forth in California Government Code Section 65589.5, the Approving Authority may not disapprove a housing development project for very low, low, or moderate income households, or an emergency shelter, unless it makes written findings as to one of the following:
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The City has adopted a housing element in accordance with state law that is in substantial compliance with state law and the City has met or exceeded its share of the regional housing need allocation pursuant to California Government Code Section 65584 for the planning period for the income category proposed for the housing development project. In the case of an emergency shelter, the City has met or exceeded the need for emergency shelter, as identified pursuant to California Government Section 65583(a)(7).
This project site is included in the City’s Housing Element inventory of affordable housing sites and is necessary to comply with the City’s share of regional housing needs.
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The housing development project or emergency shelter as proposed would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low and moderate income households or rendering the development of the emergency shelter financially infeasible.
There are no adverse impacts identified as a result of the proposed project. The project site was evaluated with the EIR prepared for the North Roseville Specific Plan and the proposed project is consistent with the land use and unit allocation evaluated for the property.
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The denial of the housing development project or imposition of conditions is required in order to comply with specific state or federal law, and there is no feasible method to comply without rendering the development unaffordable to low and moderate income households or rendering the development of the emergency shelter financially infeasible.
The proposed project is consistent with the North Roseville Specific Plan, which at the time of adoption in 1997 was determined to be in compliance with all State and Federal laws.
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The housing development project or emergency shelter is proposed on land zoned for agriculture or resource preservation that is surrounded on at least two sides by land being used for agricultural or resource preservation purposes, or which does not have adequate water or wastewater facilities to serve the project.
The proposed project is located on a site designated for high density residential land use and has been reviewed by the City’s Environmental Utilities Department. The City has determined that there are adequate water and wastewater facilities to serve the project.
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The housing development project or emergency shelter is inconsistent with both this Zoning Ordinance and General Plan land use designation as specified in any element of the General Plan as it existed on the date the application was deemed complete, and the City has adopted a housing element in accordance with state law that is in substantial compliance with state law.
The proposed housing project is consistent with both the City’s Zoning Ordinance and General Plan land use designation. The site was identified as a high density residential site with an affordable housing obligation with the adoption of the North Roseville Specific Plan in 1997.
Will the housing be age-restricted?
No. Unlike the Eskaton facility immediately to the west of the project site, the proposed Pleasant Grove Apartments project will not be age restricted. The site includes one, two, and three bedroom units which can accommodate families. The site also includes recreational amenities, such as a playground for children, within the complex.
How will residents travel west on Pleasant Grove Bl.?
The proposed project will modify the existing median at the northwest corner of Sun City Bl. and Pleasant Grove Bl. This will allow travelers to make a U-turn at this location.
Will the project make traffic worse?
The project site has been anticipated for residential development since the North Roseville Specific Plan was adopted in the late 1990’s. All of the trips have been accounted for in the City’s traffic demand model, and the roadway infrastructure was built to accommodate these trips. Additionally, a new U-turn at Sun City Bl. and Pleasant Grove Bl. will allow for residents of the project to travel westward on Pleasant Grove Bl.
Will the project take away open space?
No. The project site at 1721 Pleasant Grove Bl. is not designated open space. It has a land use designation of High Density Residential, and an affordable housing allocation of 98 units. While there is open space and protected wetlands located nearby, the project site will not have an impact on those areas. The project has been reviewed by Development Services Division staff, as well as Parks staff, to ensure the project complies with City requirements. Additionally, mitigation measures were adopted with the North Roseville Specific Plan Environmental Impact Report (EIR) and subsequent EIRs to address any potential impacts. No new or more intensive impacts were identified as part of the proposed project, and the development is consistent with what was previously evaluated.
How to I share my opinion/comments on this project?
Please send your comments to Shelby Maples, Associate Planner, at smaples@roseville.ca.us or 916-746-1347. Because staff is working remotely, any calls will be sent to voicemail. The planner will respond to your calls as quickly as possible. All project comments received before the hearing on March 25, 2021 will be forwarded to the Planning Commission for their consideration.