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Project Update
On November 11, 2025, Panattoni Development submitted revised plans for the current application (File # PL24-1010), known as the Phillip Road Site project. The current version of the plans are available for viewing below.
The revised submittal includes minor adjustments made in response to ongoing City review. As an example, a new sidewalk has been added along the west side of the bridge, complementing the existing sidewalk on the east side and providing more complete pedestrian connectivity. In addition, the plans have been refined by clarifying dimensions and labeling.
The project plans and supporting application materials are nearing completion. There will be several opportunities for public input throughout the spring of 2026. The draft environmental document (DEIR) is available for public review February 3 - March 23, 2026. This is an opportunity for the public and responsible agencies to provide comments on the project's environmental impacts.
View the developer's website, including projected economic and fiscal benefits: philliproadsite.com
On October 4, 2024, Panattoni Development submitted a revised application (File # PL24-1010), reflecting a redesign of the project based on public input and economic needs. Panattoni is referring to this as "The Balanced Plan." Visit philliproadsite.com for more information from the developer.
Project Details & Plans
As of November 11, 2025
File # PL24-1010
Project Address: 6382 Phillip Rd.
Property Owner: City of Roseville
Project Applicant: Abbie Wertheim, Panattoni Development Corporation
Project description:
The project request includes a General Plan Amendment, Rezone, Major Project Permit (MPP) Stage 1 and 2, Tentative Subdivision Map, Tree Permit, and Development Agreement for a project known as the Phillip Road Site development. The project site is approximately 183 developable acres, and will include a mix of residential, commercial, and tech-related "innovation" industrial uses. The project proposes low and high density residential for a total of 662 dwelling units. The commercial portion of the site includes approximately 51,000 square feet of buildings, as well as associated site improvements such as parking and landscaping. The innovation center portion of the project proposes approximately 1,005,872 square feet of building area with associated improvements.
Plans:
Draft Environmental Impact Report
The public review period for the Draft Environmental Impact Report (Draft EIR) (State Clearinghouse # 2025060240) for the proposed Phillip Road Site Project has been extended by 45 days, with a new deadline of Thursday, April 30, 2026. The review period began on February 3.
Document Review and Availability:
The Draft EIR is available for review during normal business hours at the City of Roseville, Development Services – Planning (311 Vernon Street, Roseville). Or, view the Draft EIR online and click on "Current Private Development Projects".
Public meeting:
A public meeting was held on Thursday, March 12, 2026 to receive oral comments on the Draft EIR. This meeting was held as part of the Planning Commission Meeting at 6:30 p.m. in the Solar Conference Room located on the first floor of 116 South Grant St., Roseville, CA 95678. The commission did not taking any action on the Draft EIR at the meeting.
All environmental comments collected will be evaluated and addressed in the Final Environmental Impact Report.
For questions about the project or to submit written comments:
For more information on the project, please contact Eric Singer, Associate Planner at (916) 774-5536, or Derek Ogden, Senior Planner at (916) 746-1348.
View the sequence of steps for environmental and technical analysis.
What are environmental studies?
Watch the video and find out more.
According to the State of California Environmental Quality Act, environmental studies are routinely done in the earliest phase of a proposed project. These studies examine a scenario with the maximum potential impact that could occur. This doesn’t necessarily mean that the scenario will definitely occur.
Both private and public projects routinely undergo environmental study. The California Environmental Quality Act generally requires government agencies to inform decision-makers and the public about potential maximum environmental effects of a proposed project, ways to minimize those effects, and an analysis of alternatives to the project.
The purpose of the Environmental Impact Report is to evaluate the potential environmental impacts resulting from the project against established thresholds, and to identify feasible mitigation measures to reduce impacts below those thresholds. If an impact cannot be mitigated to a “less than significant” level, or below the established threshold, it is considered “significant and unavoidable.” This is not uncommon.
Notice of Preparation of an Environmental Impact Report
View the Notice of Preparation of an Environmental Impact Report for the proposed Phillip Road Site Project and Notice of Public Scoping Meeting.
The public comment period was open from June 6 through 5 p.m. on July 7, 2025. General project comments are accepted at any time.
Environmental Scoping Open House
6:30 – 8 p.m.
Riley Library
1501 Pleasant Grove Blvd.
An Environmental Scoping Open House for the proposed Phillip Road Site was held on June 24, 2025. A brief presentation shared an overview of the project, City planning and environmental process, and next steps. Approximately 30 people attended and had the opportunity provide input on the content and scope of the Environmental Impact Report as the environmental study phase began.
Panattoni Development’s new application for the site reflects a redesign of the project based on public input and economic needs. A mix of residential, commercial, and tech-related innovation uses are proposed on approximately 183 acres.
The project application is in the early stages of the public input process and is under review by the City of Roseville. It’s the City’s role to objectively analyze the application against established standards and conduct the environmental analysis.
Frequently Asked Questions
For more than 35 years, the City of Roseville has strategically planned for long-term growth.
As you travel around Roseville and see new development, remember that while construction is new, the plans are not. This activity is the result of decades of thoughtful planning.
These efforts help fuel a healthy economic environment and create a place where residents and businesses invest in the future.
Visit roseville.ca.us/DevelopmentDecoded for more insight into city planning and development.
Anticipating the future
Environmental studies
Land use, zoning, and property rights
A private developer is pursuing the project. It is the City of Roseville's job to objectively analyze the application against city standards, conduct environmental review, and ensure that the public notification and engagement process prescribed by the law is followed. We are in the beginning of this process.
View the Notice of Preparation of an Environmental Impact Report. An Environmental Scoping Open House was held on Tuesday, June 24, 2025 at the Riley Library, 6:30 – 8 p.m.
The previously proposed project (since withdrawn) had a Draft Environmental Impact Report that was available for public review and comment in 2023.
According to the State of California Environmental Quality Act, environmental studies are routinely done in the earliest phase of a proposed project. These studies examine a scenario with the maximum potential impact that could occur. This doesn’t necessarily mean that the scenario will definitely occur.
Both private and public projects routinely undergo environmental study. The California Environmental Quality Act generally requires government agencies to inform decision-makers and the public about potential maximum environmental effects of a proposed project, ways to minimize those effects, and an analysis of alternatives to the project.
The purpose of the Environmental Impact Report is to evaluate the potential environmental impacts resulting from the project against established thresholds, and to identify feasible mitigation measures to reduce impacts below those thresholds. If an impact cannot be mitigated to a “less than significant” level, or below the established threshold, it is considered “significant and unavoidable.” This is not uncommon.
It should be noted that development of the Winding Creek neighborhood (within the Creekview Specific Plan) had an environmental study that concluded that “significant and unavoidable” impacts would occur to traffic, air quality, greenhouse gas, noise, cultural, public utilities, aesthetics, and light and glare as a result of Winding Creek home development.
It is not unusual for projects to be modified following the study and public input.
View Roseville environmental documents and public notices.
Learn more about environmental studies:
The proposed project is in the midst of the public input process, which is why residents are learning about it. No action has been taken by City Council.
As with any proposed project, the City of Roseville wants to see a positive contribution both to the local economy and quality of life of our residents. The City of Roseville welcomes feedback from the public.
This site has long been envisioned for non-residential development. Previous studies were commissioned by the City in the mid-2000s to evaluate potential feasibility of uses ranging from higher education to business park/job center, which could include a range of industrial uses including innovation, research and development, light-duty manufacturing, warehousing, distribution, or office. These case studies were intended to illustrate the property’s development potential, but were not approved land use plans, nor were they intended to pre-determine the site's ultimate use.
Any future development on the site would potentially occur in multiple phases, which could take a decade or more to be built. Timing would be driven in part by market demands.
No. The property currently has Planned Development zoning, which designates a variety of specific permitted uses and standards within a larger zoning area, and is not designated as open space, park, or preserve.
The 1,754-acre property originally known as “Reason Farms” was acquired by the City of Roseville in 2004 for the purpose of constructing off-channel retention basins to store excess storm water created by new development in Roseville within the Pleasant Grove Creek watershed. The property was purchased using drainage mitigation fees collected from new development for this purpose.
Engineering and environmental studies were conducted to determine the most hydrologically superior location for the retention basins, as well as other uses of the property including habitat conservation, passive recreation, and other essential services. Portions of the site not used or needed for those purposes could be sold. If unused portions were sold, proceeds in the amount of the cost of the land plus interest would revert to the Pleasant Grove Drainage Fee fund with the remainder being deposited in the City’s Strategic Improvement Fund.
Information about potential development of this site was publicly available.
Zoning information, specific plans/development agreements, and projects of interest are publicly available on the City of Roseville’s website. People with questions about land use or future projects may contact the Development Services Department.
The City of Roseville also asks project applicants to hold neighborhood meetings about proposed projects and to communicate with adjacent landowners. The applicant held a series of public meetings.
Additionally, there will be a six-lane western extension of Blue Oaks Boulevard and a widening of the Blue Oaks widening.
Improvements would also be made to Phillip Road along the western frontage of the project.
It's the City's policy that new development must have a positive fiscal impact on Roseville. Developers pay fees which are gradually collected as new areas are built. These fees fund infrastructure to meet changing needs. Phased infrastructure improvements are anticipated many years before you ultimately see them constructed. Learn more: roseville.ca.us/DevelopmentDecoded.
View a map of future projected roadway projects.
Learn more about adjacent site plans.
See how Roseville anticipates the future with long-range planning
Gas tax and other tax revenue pay for road maintenance. In addition to building frontage improvements, development is required to pay its “fair share” into applicable traffic mitigation fee programs that fund the City’s roadway Capital Improvement Program.
The Capital Improvement Program identifies improvements—such as intersection, road, and bridge widening—that mitigate the cumulative impact of development.
Impact fee programs are used throughout the state to pay for infrastructure required as a result of development pursuant to the AB1600 “Nexus” law.
Thoughtful planning: Our planning process and urban water management planning efforts call for water assessments to ensure enough supply, even in dry years, to accommodate the added demand from new development. These efforts help us pinpoint current capacity, assess necessary expansions to infrastructure to access and deliver additional water resources.
Water portfolio diversification: Our water contract with the U.S. Bureau of Reclamation is in perpetuity. We also have access to other water sources and continue to bolster infrastructure that will allow us to obtain and share water from other agencies.
We have a growing and sustainable groundwater program, which diversifies our water portfolio and is used during dry years. The groundwater basins act as an underground reservoir that we can use and refill when surface water supplies are ample.
Not to mention, our growing recycled water system used for irrigation purposes is a sustainable water source that offsets drinking water supplies—that is a billion gallons annually.
More efficient development: As codes and regulations change, more efficient development also means new development is inherently more water-efficient—both indoor and outdoor. Our planning efforts and compliance with greener building codes and City imposed water-efficient landscape standards take into account, for example, reduced turf, efficient outdoor watering practices, high-efficiency interior fixtures, and hot water recirculation systems.
Collectively, these efforts will allow us to still grow responsibly, invest in projects that increase reliability, and spur economic development activity city- and region-wide.
For additional information about our future water planning efforts, visit roseville.ca.us/waterfuture.
Panattoni has completed a variety of projects including the McKesson, Restaurant Depot, and Amazon properties on Foothills Boulevard.
Recent industrial businesses that have located to Roseville include: Bosch, Penumbra, McKesson, Restaurant Depot, Amazon, and a manufacturing center for Quick Quack Car Wash.
Compared to the demand, there is currently a significant shortage of industrial space. The Roseville-Rocklin submarket’s industrial real estate vacancy rate is approximately 1%.
The Greater Sacramento Economic Council reports 80% of companies considering relocating or expanding in the region are seeking industrial space.
A 2020 study by the Greater Sacramento Economic Council showed Roseville’s industrial labor market growing faster than the California average since the year 2000. Roseville's industrial growth is projected to expand 17% in the next 10 years while the state is projected to remain flat. In 2019, Roseville had a total of 5,012 industrial jobs, generating $820 million in total gross regional product.
Zoning information, specific plans/development agreements, environmental studies, and projects of interest are publicly available on the City of Roseville’s website.
If you have questions about land use or future planned projects, contact the Development Services Department.
The City of Roseville has numerous topic-based free electronic newsletters to which the public can subscribe. Visit roseville.ca.us/connect to subscribe and connect to social media channels.
Additional Information
The parcel was declared surplus by City Council on November 20, 2019.
View report.
An Exclusive Right to Negotiate with Panattoni Development Company Sacramento was approved on November 18, 2020. In compliance with Roseville Municipal Code §4.12.110(B).
View report.
City Council approved a purchase and sale agreement on March 3, 2021.
View report.
Watch video.
First amendment to the purchase and sale agreement was approved by City Council on November 17, 2021.
View report.
A second amendment to the purchase and sale agreement was approved by City Council on October 19, 2022.
View report.
Watch video.
Subscribe to receive notification of future City Council public meeting agendas.
City Planning Contact:
City of Roseville - Development Services Department
(916) 774-5536
Email
General project comments are accepted at any time.
Given the forthcoming revised project proposal from the developer, the City and HCD worked collaboratively toward a SLA resolution.
Pending the sale of the property, the City of Roseville and HCD have executed a settlement agreement, effective September 16, 2024.
Roseville IDs two potential landing spots for Amazon HQ, Business Journal, Oct. 13, 2017
Roseville could declare two large sites as surplus land, Business Journal, Nov. 18, 2019
Panattoni eyes Roseville-owned land for 183-acre project, Business Journal, Nov. 18, 2020
Panattoni begins sharing plans for Roseville property, Business Journal, March 4, 2021
Roseville sells 236 acres for future industrial park, Rosville Press Tribune, March 5, 2021
Roseville City Council approves land sale, Roseville Today, March 5, 2021
Roseville City Council Approves Land Sale for Future Jobs Site, West Roseville News, April 2021 issue
Roseville City Council approved second amendment for Phillip Road parcel, Roseville Press Tribune, Oct. 20, 2022
Roseville reviewing 2 million-square-foot industrial park proposal from Panattoni Development, Sacramento Business Journal, April 24, 2023
Other communication
- City of Roseville news release, October 12, 2017
- City of Roseville news release, March 3, 2021
- Mayor's State of the City address, August 26, 2022
This list is a sampling and not intended to be comprehensive
Follow the City of Roseville on social media, subscribe to email newsletters, and receive notification of upcoming Planning Commission and City Council meeting agendas.
Visit roseville.ca.us/connect.