Summary

Parcel map and studio use approved

RosevilleAug 14, 20252 min read

At a glance

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The Planning Commission approved a conditional use permit for IMAGE Studios in a light industrial zone and a tentative parcel map to split 106 Ben Ezra Avenue into two lots.

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Eureka Development

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Planning Commission

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CommerceHousing

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What this means

Roseville’s Planning Commission gave the green light for IMAGE Studios to operate salon studios in a light industrial area, with four conditions attached. It also approved dividing 106 Ben Ezra Avenue into two separate parcels, but no building project was approved with that split. A resident raised concerns about parking and traffic, and staff said any future home design would still need to meet parking and zoning rules.

Key decisions

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Approved the Consent Calendar, including a conditional use permit for IMAGE Studios at 9089 Foothills Blvd in a Light Industrial zone, subject to four conditions of approval.
Approved a tentative parcel map for 106 Ben Ezra Avenue to create two parcels: Parcel A at 0.215 acre and Parcel B at 0.301 acre, subject to 39 conditions of approval.
Confirmed that the 106 Ben Ezra Avenue approval only splits the lot; any future development would need separate review and would have to comply with zoning and parking requirements.

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Meeting information

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Planning Commission Meeting

Aug 14, 2025, 6:30 PMCouncil Chambers at 311 Vernon Streetcompleted

Agenda

I. CALL TO ORDER
II. ROLL CALL
III. PLEDGE OF ALLEGIANCE
IV. PUBLIC COMMENTS
V. CONSENT CALENDAR
Items appearing on the Consent Calendar are considered routine and may be approved by one motion of the Planning Commission. Any person may request an item be removed from the Consent Calendar for further discussion.
1. Minutes of July 24, 2025
Approve the Minutes of July 24, 2025. | attachments=1 | reports=1
Decision: CONSENT CALENDAR
2. North Industrial Plan Area Parcel 50 – IMAGE Studios, 9089 Foothills Bl, File # PL25-0346
The applicant requests a Conditional Use Permit to allow IMAGE Studios (salon studios) to operate in a Light Industrial (M1) zone district. Applicant : Kris Steward, Plan Steward, Inc. Property Owner : Eureka Development Company, LLC | attachments=5 | reports=1
Decision: CONSENT CALENDAR
VI. REQUESTS/PRESENTATIONS
1. Infill Parcel 32A – 106 Ben Ezra Ave TPM, 106 Ben Ezra Av, File # PL25-0267
The project is a request for a Tentative Parcel Map to subdivide 106 Ben Ezra Avenue (APN 013-192-024-000) into two separate parcels. Parcel A will be 0.215-acre and Parcel B will be 0.301-acre. No development is being proposed with this project. Applicant : Josh Alva Property Owner : Joshua I Alva and Cassia N Alva et al | attachments=3 | reports=1
Decision: REQUESTS/PRESENTATIONS
VII. STAFF/COMMISSIONER REPORTS
VIII. ADJOURNMENT