Folsom City Council
March 28, 2023

03/28/2023 Item No.12.
and environmental review. Table 3 summarizes the buildout assumptions (proposed housing buildout capacity) through 2035 for each of the targeted areas identified in Housing Element Program H-2.

With input from the Planning Commission and direction from City Council on the buildout assumptions and additional housing capacity outlined herein, staff and the consultant team will move forward with the technical and environmental studies necessary for any future amendments to the General Plan and Folsom Plan Area Specific Plan. This information will also be incorporated into the ZoningCode update that is currently underway. It is anticipated that these detailed studies will take between six to nine months to complete, at which time staff will return to the Commission and Council for action.

FINANCIAL IMPACT
No financial impact will result from Council action on this item.

ENVIRONMENTAL REVIEW
The review and input by the City Council is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the California Public Resources Code as there is no possibility that the meeting to confirm the project description will have a significant effect on the environment. Once direction is provided by the City Council on the appropriate buildout capacity, the City will undertake an environmental analysis in compliance with CEQA to determine whether the changes, including amendments to the General Plan and Folsom Plan Area Specific Plan, would have a significant effect on the environment.

ATT

1. Ascent Housing Element Implementation: Proposed Residential Capacity Increase Memo dated March 6,2023
Z. Recommendations Memo: Opticos Targeted Mixed-Use and Multi-Family Housing Study dated Jvne28,2022
Submitted,
Pam Johns, Community Development Director

03/28/2023 Item No.12.

ATTACHMENT 1

03/28/2023 Item No.12.
sCENTA
Memo
455 Capitol Mall, Suite 300
Sacramento, CA 95814
916.444.7301
Date:

To:

From:

Subject:

March 6,2023
Pam Johns, City of Folsom, Community Development Director Chelsey Payne, AICP, Director of Urban Planning
Housing Element lmplementation: Proposed Residential Capacity lncrease For the Sixth Cycle Housing Element, the City was assigned a Regional Housing Needs Allocation (RHNA) of 6,363 housing units, including 3,567 lower-income housing units (i.e., very low- and low- income units combined) for the eight-year planning period (Table 1). When the City adopted the Housing Element in August 2021,lhe City only had a surplus capacity of 490 housing units in the lower-income category. A State law referred to as "no net loss" law requires the City to track development on the sites in the Housing Element sites inventory and maintain adequate capacity to meet the RHNA throughout the entire Housing Element planning period. As market rate developments are approved on sites included in the lower-income sites inventory, these sites are essentially lost from the lower-income inventory. The City must make a finding that it has adequate capacity on the remaining sites in the inventory to accommodate the remaining lower-income RHNA or must identify a replacement site within 180 days.

Source: Sacramento Area Council of Governments, Regionol Housing Needs Plan 2021-2029 (february ZOZO).

Recognizing that the City would need to take action during the planning period to increase lower- income housing capacity in order to address no net loss requirements, the City included Housing Element program H-2 (Create Additional Lower-income Housing Capacity), which committed to increasing densities in the East Bidwell Mixed Use Overlay, Transit Priority Areas, and the Folsom Plan Area Specific Plan Town Center.
7 Above
Itloderate TotalLow ModerateVeryLow
6,363829 1,9672,226 1,341RHNA
TABLE 1: REGIONAL HOUSING NEEDS ALLOCATION, Clry OF FOLSOM' ,uNE 30, 2021TO AUGUST 31,2029

03/28/2023 Item No.12.

City staff has been working with consultants at Opticos and Ascent to develop recommendations for new development standards that would allow for increased residential capacity in the East Bidwell Mixed Use Overlay and Transit Priority Areas. City staff has also been in conversations with properly owners and developers within the Folsom Plan Area Specific Plan about land use changes that would add capacity to the lower-income sites inventory. City staff and Ascent have prepared estimates for the housing unit capacity that would be created in the longer-term with the proposed changes. The buildout estimates of 5,150 housing units in the areas shown in Table 2 are theoretical and assume that all vacant land and a certain amount of non-vacant land within each of the focus areas would redevelop in the longer-term with new housing. For context, the 2035 General Plan assumed about 1,000 housing units in these areas by 2035. The new estimates assume that several vacant sites will develop with housing or mixed-use ratherthan solely commercial and that some existing non-residential uses will redevelop with housing. ln the Folsom Plan Area, the proposed land use changes would allow for an additional 1,882 housing units, including capacity for almost 1,000 affordable units.

The City cannot credit the full estimated housing unit capacity toward the Housing Element because State law only allows the City to include sites in the inventory that can be proven feasible to develop during the 8-year planning period (i.e., by 2029). Many of the sites included in the housing unit capacity shown in Table 2 are developed with existing uses and do not have redevelopment potential in the near-term. However, the proposed increase in capacity will help the City address the current "no net loss" issues during the Sixth Cycle RHNA period and set the City up for success in the next Housing Element RHNA cycle.

By increasing residential capacities in the East Bidwell Mixed Use Overlay and Transit Priority Areas, the City will be able to count a slight increase in capacity on the sites already included in the Sixth Cycle Housing Element lower-income housing sites inventory. HCD requires that the Housing Element sites inventory capacity be calculated using either the minimum density or a realistic density reflective of the typical densities of existing or approved residential developments without the use of State Density Bonus. Because the allowed density range on R4-zoned sites and sites within the East Bidwell Mixed Use Overlay is currently 20 to 30 units per acre, recent developments 2 Estimated Housing
UnitYietd
Target Residential
FARSub-AreaArea

2.0 750lron Point Station District
1,0502.0
Transit
Priority Areas Glenn Station District

1.5 1,850Central Com mercial District
4501.0 - 1.5Creekside District

1.5 1,050Cottege/ Broadstone District
East Bidwett
Mixed Use
Overlay
5,150Subtotol
+1,882Folsom Plan Area Specific Plan
7,O32Total
TABLE 2: ESTIMATED HOUSING UNIT CAPACITY IN TOD AREAS AND EBMU OVERLAY

03/28/2023 Item No.12.
have been built at densities lowerthan the maximum of 30 units per acre. The realistic densitythat the City was able to justify on lower-income sites in the Housing Element was 27 units per acre.

City staff is proposing to set the minimum density of the East Bidwell Mixed Use Overlay zone and the Transit Oriented Development Overlay zone to 30 units per acre and allow a higher maximum density regulated through floor area ratio (FAR). The City would then be able to rely on this new minimum density of 30 units per acre to calculate capacity on lower-income housing sites in these areas. ln the immediate-term, establishing the minimum density of 30 units per acre will add capacity for about 75 housing units on existing lower-income sites in the inventory within these areas. However, by changing the density and establishing development standards that allow for more housing units, the City is increasing the feasibility of affordable housing on these sites. As the sites are developed with affordable housing at densities above the minimum density, the City will be able to credit significantly more units on each of the sites, helping to greatly minimize no net loss issues during the planning period and reducing the likelihood that the City would need to rezone additional sites in other areas of the City.

While the proposed changes will help the City address housing needs in the current Housing Element Cycle, the changes will also put the City in a much better position for Housing Element compliance into the future. ln the longer term, as developments are approved at densities higher than 30 units per acre, the City will be able to demonstrate a higher realistic density, which will allow the City to count additional capacity on these lower-income sites in the next Housing Element cycle. This could significantly reduce the number of sites the City will need to rezone to higher density housing in future Housing Element cycles.

Overall, the proposed land use changes will help the City maintain the current Housing Element in compliance with State law and set the City up for success in achieving compliance during future Housing Element cycles.
3

03/28/2023 Item No.12.

ATTACHMENT 2

03/28/2023 Item No.12.

Recor^n r-nendations
City of Folsom
oPTt(o5
Menn
Targeted Mixed-Use
and Multi-Family
Housing Study
tune28,2o22
l.0f-so.\f

03/28/2023 Item No.12.

Prepared For:

City of Folsom
Gommunity Development Department
Planning Services
50 Natoma Street
Folsom, CA 95630
916.461.6202
Prepared By:

Opticos Design, lnc.
2100 Milvia Street, Suite 125
Berkeley. California 54704
510.558.6957
Wth Consu/tants:

Lisa Wise Consulting
58 Maiden Lane, 3rd Floor
San Francisco, CA 94108
805.595.1345
Cityof Folsom
Desmond Parrington,
Principal Planner
Stephanie Henry,
Senior Planner and
Housing Coordinator
2 Recommendations Memo Folsom Targeted Mixed-Use and Multi-Family Housing Study - June28,2022

03/28/2023 Item No.12.
th
S
I
S
ln
Recommendations Memo
?
a
Background
Opportunity Site Testing
Recommendations
5 9
23 37Appendix
Folsom Targeted lvlixed-Use and N4ulti-Family Housing Study -.June28'2022 Recommendations Memo 3

03/28/2023 Item No.12.
l./
u
4 Recommendations lvlemo Folsom Targeted lvlixed-Use and Multi-Family Housing Study - June28'2022 q

03/28/2023 Item No.12.
'N-1)
Background

SECTION
t,
1 "s
Folsom needs to provide more housing
opportunities.

The State of California has identified the number of
housing units that Folsom needs to provide through its
Regional Housing Needs Allocation (RHNA), and Folsom
needs to plan for that growth. As a result, it is imperative that Folsom change the status quo in order to create
additional opportunities for housing. This challenge raises a series of questions:

I Where should additional housing opportunities be
located?
I What kind of housing should be built?
I How should these additional housing opportunities be
enabled?
Folsom needs an approach that can target particular
locations that are best suited to accommodate additional housing and can incorporate community input on the
form and scale of the new development in a way that
makes the development financially feasible.
ln setting the parameters for this study, the City has
identified targeted study areas that are well-suited for additional houslng. Within these targeted study areas,
this memo addresses the remaining two questions, using
community input and financial feasibility analysis to
identify the preferred form and scale of new development at those locations (see Section 2, Opportunity Site
Testing), and issuing recommendations for changes to
existing development standards to enable this additional housing (see Section 3, Recommendations).
l
)
\
z
LJ.lh
I5ti(*.,\l 1
Folsom Targeted Mixed-Use and Multi-Family Housing Study - June28,2022 Recommendatlons lvlemo 5

03/28/2023 Item No.12.

Key lssues
These issues convey the urgency of providing new housing in Folsom and barriers to meeting this need.

Section 1 - Background
High housing demand with Iimited housing stock
results in unaffordability for children of longtime
residents, seniors who want to downsize or who don't
drive as often, and people who work ln Folsom.

Folsom's housing supply doesn't provide enough
options for diverse lifestyles, including for residents who want to llve a compact, walkable and transit'
oriented lifestyle.

One of the barriers to the production of diverse
housing options is regulatory standards that end up
making a site infeasible to develop as housing or
that result in unattractive development.
1 r-rJ
2 3
6 Recommendations Memo Folsom Targeted lvlixed-Use and N4ulti-Family Housing Study - Jone28,2022

03/28/2023 Item No.12.

Targeted Study Areas
This study provides recommendations for three targeted study areas within Folsom.

Section 1 - Background
This project provides recommendations
for changes to development standards,
General Plan policies, and zoning
regulations in targeted areas that can help
to support infill housing ln Folsom
Recommendations will be tailored to
three general areas, which have been
identified by the City as best suited to
accommodaLe new housing.

I The East Bidwell Mixed-Use Overlay
Zone along the East Bidwell corridor.

With existing retail and service uses
along this corridor, new infill housing
would create a mixed-use environment
where residents could have easy access
to services, shopping, and jobs within
walking distance of their homes. This
new infill housing would also benefit
from the planned improvements to the
East Bidwell right-of-way.

I The Folsom Boulevard TOD study
area* along Folsom Boulevard. This area
encompasses two light rail stations,
Glenn Station and lron Point, as well
as the Folsom Parkway Rail Trail. As a
result, housing in this location would
have easy access to transit and bicycle
infrastructure and offer built-in mobility
alternatives for people interested in a
less car-dependent lifestyle.

I The New Town Center in the Folsom
Plan Area south of US-50. Planned
through a Specific Plan process that
included community engagement, this
location is slated for new mixed-use and
multi-family development that will create
housing opportunities at a new node of
retail, service, and public space.
*Note that the Historic District light rail
station is excluded from this study.

Key
East Bidwell Mixed-Use
Overlay Zone
Folsom Boulevard TOD
study area
Folsom Plan Area's New
Town Center
Recommendations N,4emo 7Folsom Targeted lVixed-Use and N4ulti Family Housing Study - )une 28,2022

03/28/2023 Item No.12.
ffi
.A
fi
,€
n
-l
F m
$.1
x
ft
I1l
t
l\
Hii
Rri
.&bij
W
-Fyr$
j
uv-
lr4'
' , l'-,
^t 'th-'
q'":r
,;'.

Folsom Targeted lVlxed Use and \4u tl-Famlly Housing Study )une28,2a22 +mar
8 Recommendations N,4emo

03/28/2023 Item No.12.
'l
'opportunity

SECTION
2Site Testin
Opportunity site testing analyzes the housing
capacity of actual sites on the ground. This
study tested hypothetical buildout concepts on
a site in each of the three targeted study areas
where the Gity envisions opportunities for
more housing.

The potential buildout scenarios were informed by
community feedback about preferred building form,
building scale, and key design elements received at a
public workshop and through an online survey.

After beginning with the community's desired vision,
these hypothetical buildout concepts were then subject
to multiple iterations of financial feasibility analysis in order to understand what conditions are necessary to make
these projects feasible at these locations and arrive at a prototype in the realm of financial viability
Because the sample designs plan for long-term value
and livability, they may not always reach the theoretical maximum capacity of a site. However, they are
representative of a desirable development approach that creates a place where people want to live.

Recommendations l\y'emo 9Folsom Targeted Mixed-Use and lrilulti-Family Housing Study - )une28,2022 Page 294 03/28/2023 Item No.12.

Site 1
Snowline Hospice Thrift Store
Overview
Existing Gonditions
This is a deep lot bounded by East Bidwell
Street in the front and an alley in the
rear. lt is surrounded on both sides by
multi-tenant retail centers. Multi-family
residential bulldings are Iocated directly
behind the site across the rear alley. There
is one single-story retail building onsite
containing the Snowline Hospice Thrift
Store.

What We Heard From The
Community
Community members expressed that a
height of three to four stories felt about
right for this location. There was also some
support for taller development on corner
sites, such as up to five stories.

Given the scale and character of the East
Bidwellcorridor, it was also important to
the community to explore ways to make
the buildings look and feel smaller, with
smallto medium width and bulk.

Section 2 - Opportunity Site Testing
Vision
The design concept for this site includes
two courtyard buildings. One courtyard
building, in the center of the rendering
on the next page, faces East Bidwell. The
second courtyard building is located in the
rear half of the lot. The second courtyard
building is nearly identical to the first, but
is rotated ninety degrees to face a new
pedestrian passage along the side lot line,
visible on the left side of the rendering.

Parking for this project would be located
behind these buildings in both surface
parking lots and tuck-under spaces at the
ground floor of the building.

Common open space in the form of
courtyards would be accessed directly
from the sidewalk. Additional open space
would take the form of the tree-lined
pedestrian passage pictured on the left
of the rendering, which leads from East
Bidwell Street to the rear courtyard and
finally to the alley at the rear of the site.
1() Recommendations lvlemo Folsom Targeted Mixed-Use and Multi-Family Housing Study - June28,2022

03/28/2023 Item No.12.

Section 2 - Opportunity Site Testing
Design Concept + Site Testing Outcome
Left: View looking across East Bidwe//Street lowards lhe opportunity site.

Below: Rendering depicting the deslgn vision for thls slte /ooklng across East Bjdweil Streef towards the opportunity site. Ivote that this rendering is illustrative onlY. lt represenls hypothetical build-ouls used to calculate potential new housing and does not represent a n actual development proposa/.

Site Test Assumptions + Yields
Above: Conceptualsite plan. Arrow indicates
vantage point for perspective rendering.
* of Units (du)
# ol Buildings
Bldg type
Height (stories)
Bldg width (ft)
Bldg depth (ft)
Density (du/ac)
FAR
Parking (sp/du)
Parking type
Front setback (ft)
Lotwidth (ft)
Lot depth (ft)
Lot area (ac)
82 2
Courtyard
3-4
140
100
59 1.0

1.0 Surface + tuck-under
15 170
350

1.4 Folsom Targeted Mixed-Use and lVulti-Family Housing Study - June2a'2022 Recommendatlons Memo 11

03/28/2023 Item No.12.

Architectural Style
The two renderings below illustrate how
the design vision for this slte could be
expressed in two different architectural
styles.

The top image represents a contemporary
architectural style, while the bottom image
represents a more traditional architectural
style. Both images depict the same
burlding types, building configurations,
building scale, and building program. The
Section 2 - opportunity Site Testing
difference is in the exterior architectural
expression which conveys the building in a
particular style.
lf there are certain locations where
particular architectural styles are important
to the community, the City can consider
opportunities to incorporate architectural
style standards into future design
standards for those areas.

Upper image: Buiidings
on this site expressed in a
contem por a ry a rch itectur al
sty/e
Lower image: Bul/dlngs on this
site expressed in a traditional
architectural style
12 Recommendations lvlemo Folsom Targeted Mixed-Use and N/lulti-Family Housing Study - )une28,2022

03/28/2023 Item No.12.

Section 2 - Opportunity Site Testing
Key Design Elements
Regardless of architectural style, there
are aspects of the two example designs
that accomplish the same design goals
through key design elements. These
design elements can be considered and
regulated independent of architectural
style and are important for ensuring
that development will make positive
contributions to the public realm.
!S '1
f
*:rs {fllrr'tl", {.*
,..ff *a
*f- cr +1O
Design Elements
I Open space creates a buffer between the public realm and individual unit entries and provides an amenity for residents
I Pedestrian entries to individual units and to shared stairwells open directly onto the courtyard and onto the pedestrian passage
il Shopfront frontages oriented towards East Bidwell Street could provide amenities to residents or could provide leasable service or retail space ffi Upper story is located within the roof form to reduce the perceived height of the building
E Building height steps down from four stories in the rear down to three stories in the wings that project towards the street to reduce the perceived scale Key Regulatory Barriers
Parking standards. Currently, the site requires 1.5 spaces per unit. The design concept tested for this opportunity site provides 1.0 spaces per unit.

Density. The prototype tested 59 du/acre for feasibility, exceeding the current maximum of 30 du/acre.

Upper image: Key design
e/ements highltghted
on a building that has a
co nte m po r a r Y a r chi te ctu r a I
sty/e
Lower image: Many of the same
key design e/ements highlighted
on a building that has a
traditio n al a rchitectu r al sty Ie
Folsom Targeted lVixed-Use and Multi-Family Housing Study - June28,2022 Recommendations lvlemo 13

03/28/2023 Item No.12.

Site 2
Glenn Station Park-and-Ride Lot
Overview
Existing Gonditions
This site is adjacent to Glenn Station, a
stop on the Gold Line of the Sacramento
Regional Transit (SacRT) light rail
that connects Folsom to downtown
Sacramento. The light rail runs along the
western edge of the site, as does the
Folsom Parkway Rail Trail. The site is used
as a park-and-ride surface parking lot for
people using the light rail.

What We Heard From The
Community
The community expressed support for
more intense development at this location
given its adjacency to a light rail station.
ln general, we heard that five stories felt
about right for this location. Community
members were also open to buildings that
felt and looked large in width and bulk.

The community also expressed
interest in exploring additional design
guidelines for this location in order to
Section 2 - Opportunity Site Testing
make larger buildings attractlve and also
transition in scale to adjacent lower-
scale development. lt is also important
to the community and to SacRT to
accommodate parking for the light rail
users, whether onsite or on an adjacent
parcel, when this site is redeveloped.

Vision
The design concept for this site includes
one four-story building and two five-story
podium buildings. These are arranged
to create a common open space at the
entrance to the station and a public
pedestrian paseo leading through the
site from the station to a potential parking
lot across Coolidge Drive. These three
buildings accommodate 305 units and
1,5O0 square feet of commercial space.

The commercial space could be used for
an amenity that serves resldents, such as
a day care.
$
ffi
fl
fi
I
i.

I'ir
i tj.,
t,i
l:'
\'i'
tl,,
${d
fr,0
*,*i ,ll
il6ll
f;?:
ru
p
fi
fr
: (riJi.*tnrln];1,
EUR&im
- "6Pl
!''rd9*F1
"
Address
1O25 Glenn Dr
Targeted study area
Folsom Boulevard TOD
study area
Site dimensions
315 ft wide x 370 ft deep
Current site condition
Park-and-ride parking lot
serving light rail station
14 Recommendations lvlemo Folsom Targeted Mixed-Use and Multi-Family Housing Study - )une28,2022

03/28/2023 Item No.12.

Section 2 - Opportunity Site Testing
Design Concept + Site Testing Outcome
Left: View looking f rom the slation pavilion easl across the parking lot at the existing opportunity site.

Below: Rendering depicting rhe design vlsron for this site looking from the station pavilion east across the parking [ot. The rail line is behlnd the vantage poinl. Ivote that this rendering ls i//ustratlve only. lt represents hypothetical bulid-oufs used to ca/cuiate potential new housing and does not represent an actual development proposal I
r
Above: Conceptualsile p/an. Arrow indicates Lot depth (ft) vantage point forperspectlve rendering. Lotarea (ac)
Folsom Targeted lvlixed-Use and Multi Family Housing Study )une28,2022 # of Units (du)
# of Buildings
Bldg type
Height (stories)
Bldg width (ft)
Bldg depth (ft)
Density (du/ac)
FAR
Parking (sp/du)
Parking type
Front setback (ft)
Lotwidth (ft)
305
3 Podium and corridor
4-5
Range from 90-2OO
Range from 60-280
112

2.O

1.1 Podium and tuck-under
10 315
370

2.7 tt
It
Site Test Assumptions + Yields
RecommendationsMemo 15

03/28/2023 Item No.12.

Section 2 - Opportunity Site Testing
Key Design Elements
3r3
rr 4*i
a
4 s}f
I
s
;,
I
7 a,L?a*'t' ha^t-\
Design Elements
I Open space in the form of a green or plaza provides a gathering space at the station entrance, and a public pedestrian paseo leads through the site towards public parking across the street
f Pedestrian entries to individual units and to shared stairwells open directly onto public space
Gorner element near the entrance to the station anchors the public open space ffi Shopfront frontage facing public open space could provide amenities to residents or could provide leasable service or retail space
r+f+! Upper story is located within the roof form to reduce the perceived height of the building
EI Massing breaks down perceived bulk by designing recesses in the wall plane and variatlons on style and material so that one large building actually reads as several smaller buildings
Ef Upp"r story stepback with the top story set back 10 feet behind the facade plane to reduce perceived height from the pedestrian paseo
ffi
ffi
:-r J" "al 5
ilr 6
16 Recommendations l\,4emo Folsom Targeted Nlixed-Use and N/ulti-Family Housing Study - June28,2022

03/28/2023 Item No.12.

Section 2 - Opportunity Site Testing
Key Regulatory Barriers
ln testing development standards for this site, the following standards were found to be key barriers to development that both satisfied the community's preferred form and scale and also demonstrated financial feasibility.

Building height. Currently, this site allows building height up to 4 stories. The design concept depicted for this opportunity site shows buildings that could range from 4 stories to 5 stories in different areas of the site.

Setbacks. Currently, the site requires a20 fl minimum front setbaek and a 15 ft minimum side street setback. The design concept depicted for this site shows 10 ft front and side streel setbacks.

Parking standards. Currently. the site requires 1.5 to 2.5 spaces per unit, depending on unit size. The design concept depicted for this opportunity site prwides 1.1 spaees per unit.

Density. Currently this site allows up to 30 du/acre. The design concept depicted for this site shows 1l2dulacre.

Folsom Targeted lvllxed-Use and Multi-Family Housing Study * )une28,2022 Recommendations Memo 17

03/28/2023 Item No.12.

Site 3
Block in New Town Center
Overview
Existing Conditions
This site is currently undeveloped land
in the Folsom Plan Area. Development
is completed or underway for
neighborhoods in other parts of the
Folsom Plan Area, but the New Town
Center is unbuilt. lt is anticipated that
this site will be made available for
development in the near future.

What We Heard From The
Community
ln the Folsom Plan Area Specific Plan, this
site was envisioned as a walkable, mixed-
use town core for the Folsom Plan Area.

The community reiterated these desires
in outreach for the present study and also
expressed preference for a mix of scales,
three stories up to six stories in height
and medium in bulk, and making sure to
transition in scale from a higher intensity at
the town center's core to a lower intensity
Section 2 - Opportunity Site Testing
at the edges where it interfaces wlth
surrounding residential neighborhoods.

Vision
The New Town Center envisioned in the
Specific Plan is composed of a series
of medium to large-scale mixed-use
buildings oriented around a public plaza or
square.

The hypothetical block that was tested as
part of the feasibility analysis for this study
included mixed-use podium buildings up
to six stories ln height, multi-family corridor
apartment buildings, and smaller surface-
parked multi-family buildings.
*
f
t--_
Address
One hypothetical block
within the New Town
Center
Study area
Folsom Plan Area New
Town Center
Current site condition
Undeveloped land
Site dimensions
380 ft wide x 620 ft deep
18 Recommendations Memo Folsom Targeted Mixed-Use and Multi'Family Housing Study - June28,2022

03/28/2023 Item No.12.

Section 2 - Opportunity Site Testing
Design Concept + Site Testing Outcome
# of Units (du)
Retail area (sf)
# of Buildings
Bldg type
Height (stories)
Bldg width (ft)
Bldg depth (ft)
Density (du/ac)
FAR
Parking (sp/du)
Parking type
Front setback (ft)
Lot width (ft)
t
439
78,O00
12 Podium, corridor, multiplex
3to6
Ranges from 4O to 250
Ranges from 60 to 240
90 1.8

1.1 + 1 per 1.OOO sf retail
Podium and surface
5-15
380
Below and left: Renderings from
the foisom Plan Area Speclfic
Plan depicting deslgn concepts
for the New Town Center area.
/Vote that these renderings are
illustrative only. They represent
hy potheti cal build-outs and
do not represent an actual
development proposa/.
{i
I
t
JJ
I
Above: Conceptual site plan developed for site Lot depth (ft) 620 tesling Lot area (ac) 4.9
Folsom Targeted l\,4ixed-Use and Multi-Family Housing Study - June2A,2022 {fl : tl6
,ii!
Site Test Assumptions + Yields
RecommendationsMemo 19

03/28/2023 Item No.12.

Section 2 - Opportunity Site Testing
Key Design Elements
Design Elements
l_"*- t nrcnitectural projections like balconies, awnings, and eaves create focal points of visual interest
Corner elements like facade expression that wraps around corners El Massing breaks down perceived bulk by designing recesses in the wall plane so that one large building actually reads as several smaller buildings t3 Pedestrian entries to individual residential units and to shared stairwells open directly onto the sidewalk or public space with frontages that transition from the building entries to the pedestrian realm
Folsom Targeted Mixed-Use and lVulti-Family Housing Study - )une28,202220 RecommendationsMemo Page 305 03/28/2023 Item No.12.

Section 2 - Opportunity Site Testing
Key Regulatory Barriers
ln testing development standards for this site, the following standards were found to be key barriers to development that both satisfied the community's preferred form and scale and also demonstrated financial feasibility.

Building height. Some of the images shared here, which were developed as part of the Folsom Plan Area Specific Plan, show buildings up to approximately 70 feet in height.

Currently, the maximum building height allowed by the Specific Plan development standards is 50 feet.

Parking standards. Currently, residential parking requirements are between 1.5 and

2.5 spaces per unit, depending on unit size, and the commercial parking requirement is 3 spaces per 1,OOO square feet. What this study evaluated for purposes of feasibility testing was 1.1 spaces per residential unit and 1 space per 1,000 square feet of commercial space.

Density. Currently, this site has a maximum density of 30 du/acre. The design concept evaluated for purposes of feasibility had 9O du/acre.

Folsom Targeted Mixed-Use and Nilulti-Family Housing Study - )une28,2022 Recommendations Memo 21

03/28/2023 Item No.12.
aaoa S(aut)f - ^pnls
0ursnoFl IlLU.lel lllnt l pue asl poxlt\ psldoreI Lr-ros o-loLlrat\ sLro lPpualruocau zz rnat'. v. 'r'a' 'tr'' - irlr ir tt/..!.i"'r
d"l .+'rrrii '\'n''_/Ut 't!
n !' ' ' / 'b'i ':l'{
'.*i\:*T
x
I
I
'j.;
,i
.i
F
f
,;
j:
,i
ri .. ,..., .i) \"r... .-'!
IF+*JI{
I
,-jl,l
;:

I
{
r. rl
{
.L
.;l,-t
t:'a ,ct
r ,. l-
,'.1:
'. i '{.i' ir ,i
'!i
i i !''
i l-:.t ''''
,\.f
r'
{
a
t
1-
tt
:
i
I
I
I
i
:

I .r+-o rrerd
f^-41r *,i:
)q
f
{
I
t},
1\
'{
I
It"
1 ,:
? "....;,.;|uau*r,,I
i-;1
:i
'; l i (
t.
,,
dj
t..'r:Lr.{,ii
'r'i
ifr't
ilir '(i
i{I l: [l :i':t

1. . - .-.-.'r'-
i .a...e.; .. s , t.

I :'
r$
rj
.\
'ri".-p'"r'qt*r$
L
I
FIi
r$[{r
f,,'.'"', ',,.,'.
i i'' ^,t
' ,i-;-'''. !,
, ,i. ti
I ri..-, F
{tuy
I'
f-#frr"*
'j
ta,
.t'i'
h
'i
n it"[ttt i-\
L.
t
$
i,j
t
l- .,--,
,l
$
.i'
{.

I
'l
I
i
I
:
.i 'l
i",t
,l ,,
*-'f
.l:
t
x
,l*f.g
,i,'
" t.''
r.1..
t
t, ,',."....-r;L:'+
tl!,: ii..
|; i
ft' . i
'' l i j\\.v- d. r,.
..! a,..!.. ,. !!1._r
l- a-.\:i,i
'rl*:!i.'j'
1I
t. '.
\i
I
't
jrCf't
:.
': l: .1..

L
\
tr i\
t
i
'.,"+,.c
t
-#'.,t
$ _iti
,,h
lir
'b
t
;.'
i
-i'tfI
a
f
1 t
I
I
1 a
:
t.r
!
l.
-\'l a
l'i
't
!
I
...!:1
't"
"krf;il,
.,. \t,
.ar, ji t,'
(, rr1I
:ri
i
.ri-+*
to
,i*

03/28/2023 Item No.12.

Reoor-n r-nendations

SECTION
The recommendations in this section can
help promote a predictable built outcome
that is aligned with the community's vision for
housing in these locations.

Folsom needs to provide more housing and more
diverse types of housing to meet the housing needs of
its residents. Development standards for mixed-use and
multi-family housing, if regulated carefully, can promote more housing that is consistent with the desired character of the community.

Current regulations are not creating the housing diversity needed to serve the current and future needs of Folsom. ln order to meet these needs. it is important to understand what targeted changes will be most impactful to
unlocking opportunities for infill housing in these priority locations.

Folsom Targeted Mixed-Use and Multi-Family Housing Study - June28,2022 RecommendationsMemo 23

03/28/2023 Item No.12.

Building Placement
Building placement standards regulate
where buildings are situated on a
lot. These regulations are frequently
expressed as minimum setbacks, although
build-to lines are a preferable regulatory
tool to produce predictable built results.
verview of Key Standards
Regulatory standards help to shape development outcomes.

Some of the key regulatory standards that will factor into recommendations are introduced here.

Key Standards for Built Form
Section 3 - Recommendations
utilized to help new development relate to
existing context. Strategies include upper
story stepbacks that requlre the facade to
step back from the built-to line at upper
stories, and facade articulation that may
require a break in the wall plane after a
maximum distance of unbroken facade.

Building Types
Buildings can be categorized according
to their physical form. While certain uses
or functions may be typical of certain
building types, uses are not a primary
determinant of building type. Different
building types are appropriate for different
contexts and site conditions, depending
on lot dimensions, resident preferences,
market conditions, and the nature of the
adjacent street.

Regulating by building types creates
more predictability in form and scale, and
context-sensitive development. Each of
the targeted study areas can allow a range
of different building types that respond to
existing contexts.

Rightr lhis diagrarn presents
the concept of a build-to line. A
bui/d-to /ine is a line parallelto
a property line or right-of-way
where a building fagade must be
placed. Build-to /ines he/p ensure
that building fronts are placed
close enough ro the street or
sidewa/k to create a pedeslrian-
oriented environment.
t*
F-
I
I
JL -.- -'-1-1 - -
I r(i' I ,.,rr,.r ltt.
* Build-to line expressed as a min. and
max. range. The building facade must be
placed within this area and cannot be set
back behind this range.

Building Height
Building height can be regulated by
number of stories, overall height, or both
Massing and Articulation
The composition of building volumes and
facades helps enliven the streetscape,
helping people orient themselves and
creating a more comfortable experience
for pedestrians navigating the space.

Standards for massing and articulation
can include regulations for facade
composition, patterns of openings, and
corner elements.

This group of standards also includes
strategies to reduce the perception of
building scale and bulk and is frequently
Parking Location
Although parking location does not
directly impact the production of housing,
regulating the locaiion of parking is critical
to creating the desired built environment.

It is recommended to require the parking
in the rear of the lot or at least behind a
habitable ground floor whenever feasible.
to encourage buildings closer to the
sidewalk, creating a more active, more
pedestrian-friendly, and safer environment.

X
|.

I
24 Recommendationsl\y'emo Folsom Targeted Mixed-Use and Multi-Family Housing Study - )une28,2022

03/28/2023 Item No.12.

Section 3 - Recommendations
Standards for Large Sites
For lots larger than 3 acres and longer
than approximately 750 linear feet
along a street, standards should require
the creation of new streets and blocks
to fit better into the existing context.

This will avoid so-called "superblock"
developments that are typically inward
facing and do not support walkability,
livability, or safety.
i
I
L
!
i.
l
l,
Frontages
A frontage is the part of a bullding that
connects the public realm (street and
sidewalk) with the private realm (yard or
building), providing an important transition
between the two. Examples of different
frontage types include porches, stoops,
and shopfronts.

Frontage standards can include
regulations on which types of frontages
are allowed in particular areas as well as
dimensional standards for each frontage
type
ln mixed-use environments, frontage
standards should ensure that residential
frontage types are crafted along
with frontage types typical of retail
environments in order to enable ground-
floor residential uses on secondary
facades.

Building Placement
Where the City wants to enable either
ground-floor retail or residential uses on
the front facade, consider flexrble build-to
lines.

Lef t : D i ag ra m s describing
one posslble outcome of
deve/opment standards for
/arge siles
I r.,.
t. -.

I
I
i
:

I
:,
'.1
i
j
I
t;
I
i
:
i_
i!"
.:
ii
ii
il
:: : 1| r::
il
Existing large lot Exlsling large lot Resu/ring development provides subdivided into four blocks, new with variety of building types in a streers and open space walkable neighborhood
Key Standards for Mixed-Use Environments
Key Standards lmpacting Economic
Feasibility
Parking Requirements
Minimum requirements for parking
space(s) per dwelling unit can play a large
role in limiting development and feasibility
if the standards are not properly calibrated
for the context. Current standards for
parking in the study areas are high,
requiring larger lots for developments and
limiting the sites' capacity for new infill
housing at these priority locations.

Reductions in parking requirements
should be coordinated with the provision
Folsom Targeted N4ixed-Use and Multi Family Housing Sludy - June28,2022 RecommendationsMemo 25

03/28/2023 Item No.12.
of mobility alternatives, which can include
bicycle infrastructure and storage, car-
share programs with dedicated spaces
for car-share vehicles onsite, and transit
service with transit passes for residenls.

One resource as an alternative mobility
option is the new SmaRT Ride service.

Sacramento Regional Transit (RT) now
provides on-demand transit service
through an app that can take users directly
to major offices, shopping centers and
light rail stations in Folsom. The new
service will also be available in the Folsom
Plan Area. The fee to use the service is half
the cost of bus and light rail fares.

Another resource in planning for
alternative mobility options is GreenTRlP,
Section 3 - Recommendations
a program launched in the San Francisco
Bay Area and expanding statewide, which
offers a certification for new development
that provides mobllity alternatives in
exchange for reduced parking.

Density Limits
A common misconception is that lower
densities mean smaller buildings and that
higher densities mean larger buildings.

However, density is a numerical approach
based on the lot size that does not
regulate the size of buildlngs or how they
relate to their surrounding contexts. A
moderate-density building may still dwarf
a house next to it, just as a high-density
building may blend into the surrounding
nelghborhood as a house-scale building.

Why Density Alone Gan Have
Unexpected Built Outcomes
While people commonly assume that
density limits ensure that new projects
will be compatible with their context,
this is not actually the case. See the
images at right of projects which have
nearly the same density but drastically
different built form.

The number of dwelling units may have
no correlation with the size of those
units, their arrangernent on the lot, or
the form of the buildings within which
they appear. There is a misconception
that high density means big buildings,
despite the fact that existing house-
scale buildings often achieve higher
densities.
ln order to achieve the benefits of
increased housing choices-including
attainability, support for neighborhood
walkability, and compatibility with
context-a thoughtful approach to
regulating form, scale, and building
types is most important.

Above: Large corridor apartment building
60 units; 30 du/ac.

Building 175' x165'; 3 Stories
Above: House-scale courtyard building
I units; 31.7 du/ac-
Building back bar 84 x 32, wings coming to street 31 x 25, courtyard 3Q x 36; 2 Stories
26 RecommendationsMemo Folsom Targeted Mixed-Use and Multi-Family Housing Study - June28,2022

03/28/2023 Item No.12.

Section 3 - Recommendations
ln many cases, Objective Design
Standards may be one of the most
A Note on Housing Affordability
Density should not be considered a
standard that produces particular built
form outcomes. lnstead, a combination
Key Regulatory Tools
Objective Design Standards (ODS)
Per state law, cities must have clear,
objective standards for multi-family
development projects, including
affordable housing projects. These types
of projects must be reviewed by city staff
using only objective standards. Planning
Commission and Council can no longer
review design.
of building types and building massing
regulations can create desirable results
regardless of a project's numerical density
important ways for local jurisdictions to
influence the design of multi-family and
mixed-use buildings.

The City of Folsom will undertake to
create Objective Design Standards in
the near future and can incorporate
recommendations from this project into
the new standards.

I lncreases in density, when coupled with
appropriate building form standards, can
help encourage the provision of smaller
units which are generally available at a
more attainable price point than larger
units
I Parking requirement reductions
reduce development costs and enable
developers to provide more units
I Unbundling parking, i.e. offering tenants
the option io lease a dwelling unit
without also Ieasing a parking space,
can help bring down unit costs for
individual tenants and can reduce the
number of parking spaces required ln a
development
While recommendations for policies
or programs that address housing
affordability are outside the parameters of
this project, the goal to provide housing
opportunities for all income levels informs
the thinking behind this study.

The enclosed recommendations can
support housing affordability in myriad
ways, including:

I Objective Design Standards create a
predictable and streamlined approval
process for developers who produce
multi-family and affordable housing
while also providing a predictable built
outcome for the community
Folsom Targeted l\4ixed-Use and lVulti-Family Housing Study - June28,2022 RecommendationsMemo 27

03/28/2023 Item No.12.

Emerging Best Practices on
Density and FAR
Density, FAR, and Predictability of
Built Form
As described in the previous section,
density alone as a regulatory tool does
not always result in predictable built form.

Factors such as building length, size, and
bulk, and the type and sizes of dwelling
units can result in buildings with similar
densities and different built outcomes.

When the State Density Bonus is applied
to mixed-income projects, the resultant
building form can deviate even further
from expectations. Density cannot yleld
predictable built form results.

FAR (floor area ratio) can result in more
predictable bulldings especially when
used with other, form-based regulations
to guide the outcome of the zoning
envelope. FAR measures the ratio of total
usable built floor area to the area of the
lot. As an example, a single-story building
that covers 1OO percent of its lot has an
FAR of 1.0, as does a two-story building
that covers 50 percent of the lot. ln this
way, FAR directly regulates building square
footage relative to lot size, which yields a
level of predictability in a building's mass,
an important aspect of built form that
can complement other building form
standards in Objective Design Standards.

Regulating with FAR lnstead of
Density
Given density s inability to deliver
predictable built form, an emerging best
practice is to replace density with FAR as a
regulatory tool.

Section 3 - Recommendations
Some opponents of eliminating density
requirements fear that it will result in
buildings with very high numbers of
micro-units or single room occupancy
(SRO) units. While unlikely, additional
standards can be considered to prevent
this situation, such as establishing
minimum requirements for "family units" or
2+ bedroom units in multi-family projects.

Eliminating density does not jeopardize
density bonus projects. FAR can be used
instead of density to determine base
entitlements and also to determine density
bonus allocations, as described in the El
Cerrito example on the facing page.

Establishing FAR Standards
Rather than establishing FAR maximums
up-front, determining FAR standards
after other form standards have been
established can better ensure that FAR
furthers the City's goals for desired built
form.

The process of determining potential built
outcomes in the opportunity site testing
in this project can be helpful to determine
an appropriate resultant FAR for projects
in Folsom. Further site testing can help to
determine appropriate FAR levels for future
housing projects in Folsom.
2A RecommendationsMemo Folsom Targeted Mixed-Use and Multi-Family Housing Study - June28,2022

03/28/2023 Item No.12.

Section 3 - Recommendations
Examples From Other Communities
Several other California cities have
begun to eliminate density standards
and rely on FAR instead. The following
are some examples from Northern
California.

Roseville
Roseville has recently adopted standards
that allow projects to meet either
density maximums or FAR maximums,
whichever is more permissive. With its
moderate density maximum (36 du/ac)
and relatively high FAR maximum (4.0),
FAR is likely to effectively replace density
as the applicable regulatory tool for new
projects.

San Rafael
ln its 2O2O General Plan, San Rafael
eliminated density standards for
its downtown and now relies on
FAR instead. The intention behind
this change was to increase the
predlctability of built form as the City
pursues its housing goals. This policy
change was implemented in the
Downtown Precise Plan, which makes no
mention of density.

ElGerrito
ln its 2014 San Pablo Avenue Specific
Plan, El Cerrito eliminated density
standards for the San Pablo Avenue
Speciflc Planning Area. The City has
established the legal precedent for
using FAR in awarding state density
bonuses by awarding additional square
footage rather than additional density to
state density bonus recipients.

Above: Locations of example communities in Northern California Folsom Targeted Mixed-Use and N/ulti-Family Housing Study - June28,2022 Recommendstionslvlemo 29

03/28/2023 Item No.12.

Recorn mendations for the
East Bidwell Study Area
5 stories max. on corner
ssites
Build-to line of 5-1O ft min.
to 15-2O ft max.

Section 3 - Recommendations
Obiective Design
Standards
Objective Design
Standards
Building height 4 stories (50 ft) max.

Front setback None required
Parking for Multi-Unit 1.5 spaces per unit
Dwellings min.

Parking for Retail 1 space per 200 sf
min'
Density 20-30 du/acre
Noter fhe exlsting standards
evaluated in this matrix are from
the C-2 zoning district and the
East Bidwell Mixed-Use Overlay.

O.7-O.9 space per unit min. Objective Design
Standards
Allow small retail spaces Objective Design
in mixed-use buildings to Standards
pool parking space with
adjacent parcels rather
than providing them onsite
60-80 du/acre max., or
eliminate density standard
General Plan + Objective
Design Standards
Frontage types
Building types
Massing and
articulation
Standards for large
sites
Pedestrian entry
standards
Density minimums
Allow frontage types appropriate to both retail uses (e.9. shopf ronts) and ground-floor residential uses (e.g. porches). Create sufficient depth (1O-15 ft) in residential frontages to buffer these building entries from the street.

Regulating by building types can help create predictable built form. Building types can incorporate dimensional standards like building width.

Consider requiring massing strategies such as upper-story stepbacks and facade articulation to reduce the perceived bulk of new development.

Plan for the possibility of redevelopment of large parcels. lncorporate street and block standards and open space standards to encourage a walkable development pattern.

Regulate a minimum distance between pedestrian entries along a building facade and require that ground-floor units be accessed from the sidewalk or common open space.

Consider density minimums that capture the City's housing goals for infill sites and helps the City meet its RHNA allocation goals.

Unbundling parking, i.e. offering tenants the option to lease a dwelling unit without also leasing a parking space, can help bring down unit costs for individual tenants and can reduce the number of parking spaces required in a development.
30 RecommendationsMemo
Unbundling parking
Folsom Targeted Mixed-Use and Multi-Family Housing Study - June28,2O22

03/28/2023 Item No.12.

Section 3 - Recommendations
Allowing taller building heights on corner sites enables the creation of nodes of intensity along the corridor Regulate as a build-to line rather than a setback. Dimensions provided are flexible enough to accommodate either retail or residential use on the ground floor. Build-to lines will ensure that buildings are placed to engage the street and sidewalk. ln order to improve comfort and safety for pedestrians, incorporate a small buffer into the dimension that can accommodate an expanded sidewalk and/or a f rontage that transitions from the sidewalk to the building face.

A reduced parking ratio was required for feasibility on the opportunity site tested. Lowering the parking ratio further will increase development feasibility. This parking ratio should be paired with alternative mobility strategies like onsite car-share.

Particularly on small infill sites, parking requirements make it difficult to realize development potential due not only to the cost of providing parking but also because of the physical constraints of the lot. The parking ratio for retail square footage is more demanding than the parking ratio for residential square footage and can be difficult to physically accomplish on sites like the opportunity site studied on East Bidwell St. Currently, some of the retail centers along East Bidwell have an excess of parking spaces that could be used by patrons of small retail or service components in new mixed-use buildings. Eliminating the parking requirement for small retail spaces, provided there is adequate parking on adiacent parcels, can help enable mixed-use development on this corridor.

Higher density was required for feasibility in the opportunity site test. This increased density can enable smaller, more attainable units. Increase in density should be paired with the development of robust design standards to control built form.

Folsom Targeted Mixed-Use and Muhi-Family Housing Study - June28,2022 Recommendationslvlemo. 31

03/28/2023 Item No.12.

Recommendations for the
Folsom Blvd. TOD Study Area
Section 3 - Recommendations
Objective Design
Standards
i\otei fhe existing standards
evaluated in this matrix are from
the R-4 zoning district.

Building height 4 stories (50 ft) max Up to 5 stories max., and up to 7 stories max. at TOD
sites
Front setback 20'min Build-to line of 5-1O ft min.
to 15-20 tt max.

Side street setback 15' min Build-to line of 5-1O ft min to 15 ft max.

Parking for Multi-Unit 1.5-2.5 spaces per unit O.5-O.75 spaces per unit Dwellings min. (varies by unit min. at TOD sites; l spacel size) unit min. elsewhere
Density 2O-3O du/acre lOO-12O dulacte max., or
eliminate density standard
Objective Design
Standards
Objective Design
Standards
Objective Design
Standards
General Plan + Obiective
Design Standards
Frontage types
Building types
Massing and
articulation
standards
Standards for large
sites
Unbundling parking
Alternative mobility
provisions
Allow frontage types appropriate to both retail uses (e.9. shopfronts) and ground-floor residential uses (e.9. porches). Create sufficient depth (10-15 ft) in residential frontages to buffer these building entries from the street.

Regulating by building types can help create predictable built form. Building types can incorporate dimensional standards like building width and depth.

Consider massing strategies such as upper-story stepbacks, facade articulation, and upper stories within roof forms to reduce the perceived bulk of new development.

Plan for the possibility of redevelopment of large parcels. lncorporate street and block standards and open space standards to encourage a walkable development pattern.

Unbundling parking, i.e. offering tenants the option to lease a dwelling unit without also leasing a parking space, can help bring down unit costs for individual tenants and can reduce the number of parking spaces required in a development.

Pair a reduction in parking requirements with a requirement for alternative mobility options, including transit passes.
32 RecommendationsMemo Folsom Targeted Mixed'Use and Multi-Family Housing Study - June28,2022

03/28/2023 Item No.12.

Section 3 - Recommendations
Located along a transit corridor, this targeted area is a rational location for the greatest intensity of new residential development.

Anticipating that podium buildings will be required in order to capture the desired development potential on this site, taller building heights will likely be necessary in order to offset the costs of this more expensive construction type. At the Glenn Station opportunity site tested, five stories across the site was in the realm of feasibility. Consider allowing some taller heights at this location to ensure that this development remains feasible. This will also allow development to be taller than 5 stories at the station entrance and step down to lower heights at the edges of the parcel to transition to the surrounding context.

Regulate as a build-to line rather than a setback. The proposed dimensions are flexible enough to accommodate either retail or residential use on the ground floor. Build-to lines will ensure that buildings are placed to engage the street and sidewalk. ln order to improve comfort and safety for pedestrians, incorporate a small buffer into the dimension that can accommodate an expanded sidewalk and/or a f rontage that transitions from the sidewalk to the building face.

Regulate as a build-to line rather than a setback. The proposed dimensions are flexible enough to accommodate either retail or residential use on the ground floor. Build-to lines will ensure that buildings are placed to engage the street and sidewalk. ln order to improve comfort and safety for pedestrians, incorporate a small buffer into the dimension that can accommodate an expanded sidewalk and/or a f rontage that transitions from the sidewalk to the building face.

A reduced parking ratio was required for feasibility on the opportunity site tested. Lowering the parking ratio f urther will increase development feasibility. This parking ratio should be paired with alternative mobility strategies like onsite car-share and transit passes.

Higher density was required for feasibility in the opportunity site test. This increased density can enable smaller, more attainable units. lncrease in density should be paired with the development of robust design standards to control built form.

Folsom Targeted Mixed-Use and Multi-Family Housing Study - )une28,2022 Recommendationsl\4emo 33

03/28/2023 Item No.12.

Recommendations for the
New Town Center Study Area
Building height 50 ft max.

Parking for Multi-Unit 1.5 spaces per unit
Dwellings min.

Density 9-30 du/acre
7O ft max.

I space per unit min.
80-IOO du/acre max.,
or eliminate density
standard
Section 3 - Recommendations
Objective Design
Standards
Objective Design
Standards
Folsom Plan Area
Specific Plan +
Objective Design
Standards
/Votei fhe exisring standards
evaluated in this matrix are
from the SP-MU zoning district,
which is the most inrense of the
zoning disLricls in rhe New Town
Center.

Frontage types
Building types
Massing and
articulation standards
Standards for large
sites
Unbundling parking
Allow frontage types appropriate to both retail uses (e.9. shopfronts) and ground-floor residential uses (e.g. porches). Create sufficient depth (1O-15 ft) in residential frontages to buffer unit entries from the street or sidewalk.

Regulating by building types can help create predictable built form.

Building types can incorporate dimensional standards like building width and depth.

Consider requiring massing strategies such as upperstory stepbacks and facade articulation to reduce the perceived bulk of new development.

Plan for the possibility of redevelopment of large parcels. lncorporate street and block standards and open space standards to encourage a walkable development pattern.

Unbundling parking, i.e. offering tenants the option to lease a dwelling unit without also leasing a parking space. can help bring down unit costs for individual tenants and can reduce the number of parking spaces required in a development.
34 RecommendationsMemo Folsom Targeted lvlixed-Use and N/ultl-Family Housing Study - June28,2022

03/28/2023 Item No.12.

Section 3 - Recommendations
These increased building heights are aligned with the renderings shown in the Folsom Plan Area Specific Plan. They are also aligned with the density evaluated for feasibility as part of this project A reduced parking ratio was required for feasibility on the opportunity site tested. This parking ratio should be paired with alternative mobility strategies like onsite car-share. Note that this recommended parking ratio is higher than !n the other two study areas since the New Town Center does not yet have an established transit system and due to its location is more likely to require a certain level of auto-dependency.

Higher density was required for feasibility in the opportunity site test. This increased density can enable smaller. more attainable units. lncrease in density should be paired with the development of robust design standards to control built form.

Folsom Targeted Mixed-Use and lVulti-Family Housing Study - June28,2022 Recommendationsl\ilemo 35

03/28/2023 Item No.12.

Folsom Targeted N4ixed Useand lVulti-Family Houslng Study )une28,202236 Recommendationsl\,4emo

03/28/2023 Item No.12.

Appendix
Folsom Targeted Mixed-Use and lvlulti-Family Houslng Study - June28,2022 RecommendatlonsMemo 37

03/28/2023 Item No.12.

Table 1
City of Folsom
Feasibility Analysis
Building Prototypes
FAR
DU/Acre
Number of Stories
Land Area SF
Gross SF

1.04 s8.9
3 60,632
63,250

1.98 111.7
4and5
118,925
234,900

1.83 90.4
3 and
211,600
387,000
Residential
Gross Residential SF
Net Residential SF
Building Efficiency
63,250
54,100
860/o
233,400
197,900
850/o
309,000
257,040
83o/o
Retail SF '1,500 78,000
Residential Unit
Efficiency
Studio
1-BR
2-BR
Total Units
27 23
24 8
82 103
93 88
21 305
221
170
48 Average Unit Size (SF) 6s9 649 s85
Parking
Type
Number of Spaces
Tuck Under/Surface
83 Tuck Under/Podium
328
Podium/Ga
551
Snowline Hospice
Thrift Store
616 E Bidwell St
Glenn Station Park +
Ride
620 Coolidge Dr
New Town Center
Folsom Plan Area

03/28/2023 Item No.12.

Table 2
Folsomcordova unifred school District
sewer Fees (Muhifamily lnnll)
General capital lmprovement Fee
File Capital lmprovement Fee
Police Captial lmprovement Fee
Park Equirement Fee
Transportation Management Fee
Lltht Ra[ Fee
solid Waste capltal Fe€
Waste Management PlanAdmin F€e
Folsom Cordova Unified school Distld
HousintTrust Fund Fee
General Captal lmprovement F€e
Fre Capi(al lmprovement Fee
Polic€ Captial lmprovement fee
Park Equir€ment Fee
Transportation Manatement Fee
waste Manatement PlanAdmin Fee
S 7.57 petsf.
$ 5,711.00 perunft
$ 53O.OO perunil
t a39.oo petunit
S 1,037.Oo petunit
$ 1,596.00 petunit
$ 1,050.00 perur,t
$ 6a1-OO perunit
$ 94.00 p..unit
$ 25.00 perunit
S 4,675.00 per unit
$ 49a,oo pet unit
{ 363.00 pet unit
a 5o.oo petln*10,00os1
$ 25.oo pereochodditonols,1oosl

0.78 1.76

12.27 1.326.00
6,302.00

0.498

0.634

1.012

0.018

0.150

0.476

0.230
250.00

50.00 pe. Ji6t 5O0oo sf.
per eoch dddjtional 10,000 st
409,537
386,7ss
35,855

56.758
70,i53
107,969
71,O33
46,O70
6,359
1,691
316,264
33,690
24,557
50 266
1,498,103
1,438,540
133,361
211,113
260,935
401,594
264,206
171,357
23,653

6.291
1,176,347
125,309
91,340
50 1,117
1,170
2,640
1a,405
46 217
951
1,518
27 22s
714
345
250
Folsom cordova Unifred school Disrict
ceneral Park Equipment
Folsom PlanArea Specific Plan Fees(Mixed Use OGract)
Trails
Folsom Plan Area StandAlone Fees(Mixed use Dbtiict)
HW50 lnterchante
Sac CountyTranspo Dev
specifc Plan lnf.astructure Fe€s{Mixed use Disrk0
on and otrste Roadways
Dry Utiliti€s
Habitat Mititation
Adminisratioo (3%)
Parkland Equalization Fee(Mixed Use Oisrict)
Public Facilties Land Equalization Fee(Mixed use Dtsktt) Spe.ifrcPlanlnfrasructureFeeSefAside{otrslteRoadwayXMixed useDtstic0 speciffcPlan lnfiastuctu.eFeewaterTreatmentPlantselAside 1,Oa1.oD pe.unil
22|.oo petunh
1,088.00 perunit
1,12200 perunil
353.oo pet unk
231,00 petunit
95o.oo pet unit
3,7a4.00 perunit

7.57 petsf.
o.o2 petsf.
2,aoo.oo per unit
1,395.oO perunit
a93.OO perunil
3,a1O.OO petunit
366.00 perunit
1,945,793
34,044
391,511
79,679
145,594
163,341
394,046
2,056,067
406,360
127,a4A
a3,662
344,066
332,439
677,267
1,370,470
3,421,467
903,264
1,014,090
505,234
305,314
1,515.340
923,422
73,522
241,933
1,401,617
216,943
53,602
9,054
132,556
60,840
1,404
Fokom Cordova UniRed school Disrict
General ParkEquipment
Folsom Plan Area specifrc Plan Fees(Mixed Use Distko
Trails
Folsom PlanArea stand Alone Fees(Mixed Use Disricl)
Hw50 lmprovement
HW50 lnterchante
Sac CountyTranspo Dev
specifc Plan lnfrastuctsre Fees(Mixed use Disvict)
on and oFste Roadways
Dry Utiltles
Habitat Mit'gation
Admlnistation {3%)
Public Facilities Land Equalization Fee(Mixed Use Distict) Specific Plan lnfrastrurture Feeset Aside(Offsit€ Roadway){Mixed Use Dbtrico Transpoilation ManaSement F€e
Specifrc Plan lnfrastrudur€ Fe€ WaterTreatment Planl 5€lAside o-a2 pe.sf.
o.az persf.
o.53 petsl.

1.82 petsl.

3.60 petsf.

7.2a petsf.

63.960
$ 18.17
$ 2.31
$ 3.26
$ 1.62
s 0.9a
I 9.53
$ 0.12
$ 0.46
$ 1.09
$ 3,392.00
$ 0-29
$ 0.15
$ o.42
4,580
65,520
63,960
36,660
31,200
41,340
141,960
138,060
280,800
567,840
1,417,260
180,180
254,240
126,360
76,440
743,340
9,360
35,880

85.020
6,074
22,620
11,700
32,760
3 1_567 007
Note: lnpactrees ore rcduced by 50 percent fot elrcenq ond studioopadments upto 35 percent ol thetotol nunbet oJunits'section 16.70 oJke Folson Muni.ipdl code.

03/28/2023 Item No.12.

Table 3
City of Folsom
Feasibility Analysis
Revenues
Residential Program
Total units
Market-Rate Units
Studios
1-BR
2-BR
3-BR
Unit Size (SF)
Studios
1 -BR
2-BR
3-BR
Commercial Program
Retail sF
Residential Revenues
l\4arket-Rate Rent PSF
Efficiency
Studio
1-BR
2-BR
l\4arket-Rate Rent per-Unit
Efficiency
Studio
1-BR
2-BR
Market-Rate Unit Revenues
Efficiency
Studio
1-BR

2.BR
To,ta I AnruFLMadeLBaLe_Rent
Commercial Revenues
Retail Rent PSF
Retail Revenues
Net Operating lncome
Residential
Total Project Revenues
Less Vacancy (2.5Y0)
Effective Gross lncome
Less Operating Expenses (including reserves)
Residential Net Operating lncome
Retail
Total Project Revenues
Less Vacancy (5.0%)
Effective Gross lncome
Less Operating Expenses (including reserves)1
Retail Net Operating lncome
Total Net operating lncome
$ 41,850 $ 1s9,650
$ 42,608 $ 172,283
5 47,700 $ 114,900
$ 18,240 $ 47 ,880
5 1.804.77A $ O6s6.ss0
82 27
23 24
8 500
6s0
750
950
103
93 88
21 3.10 $

2.85 $

2.65 $

2.40 $

3.10 $

2.85 $

2.65 $

2.40 $
1,550 $
1,853 $
1,988 $
2,280 $
1,s50 $
1,853 $
1,988 $
2,280 $
30s 439
221
170
48 500
650
750
950
1,500
s00
650
750
78,000

3.10 2.85

2.65 1
1 $
$
$
$
,550
,853
,9881
$ 342,550
$ 314,925
$ 95,400
$
$ 9.034.500
$
$

2.00 $ 2.00 $ 2.00
s 36,000 $ 1.872.000
$ 1,804,770

2.50/o $ 45,119
$ 1,759,651

32.5o/o $ 571,886
$ 1 ,187,764
$ 6,6s6,5s0
$ 166,414
$ 6,490,136
5 2]09,294
$ 4,380,842
9,034,s00
225,863
8,808,638
2,862,807
5,945,830
s.0%
$
$
$
$
$
$
$
$
$
$
1,872,OO0
93,600
1,778,400
213,408
1,564,992
$ 1,187,764 $ 4,410,938 $ 7,510,822
36,000 $
1,800 $
34,200 $
4,104 $
30,096 $

2.Oo/o1
Glenn
Snowline Hospice Station Park
Thrift Store + Ride
616 E Bidwell St 520 Coolidge
Dr
New Town
Center
Folsom Plan
Area
1 Commericial operoting costs are ossumed to be triple net.

03/28/2023 Item No.12.

Table 4
City of Folsom
Feasibility Analysis
Development Costs
Costs
Hard Costs
Residential Construction Costs
Demo/On-Site lmprovements
Retail Construction Costsl
Parking
surface
Garage
Tuck Under
Podium

2.644.6A4 s sJa7344 9,229,699
$195 per GSF
$1o per land sF
$93 per GsF
$2,5oo per spoce
$8,500 per space
$11,5OO per spqce
$45,OOO per space
49o x Hdrd Cost subtotal
$
$
$
$
$
$
12,333,750
606,320
1 05,000
47't,500
45,51 3,000
1,189250
'139,500
60,255,000
2,116,OOO
7,254,OOO
3,400,000

6.795,000
3,1 92,800540,663
'149,500
14,175,OOO
2,446,650
$
$
$
$
$
lond sF$44
305
SF
82 42
41 1,500
Residential Units
Land Costs
Costs

1.O4

58.9 60,632

1.98 't1't.7
118,925
23,4.900

1.83 90.4
211,600
FAR
DU/Acre
Land Area 5F
Residential
Gross Residential 5F
Net Residential SF
Building Efficiency
63,250
54,1 00
85%
309,000
257,O40
78,000
439
400
15'l
9,229,699
233,400
197,900
85%
'13
315
2,644,684 $ 5,187,344 $
surface
Garage
Tuck Under
Podium
City Permits and Fees
A&E/Other Professionals
l\y'arketing/Leasing Commissions
Legal & Accounting
Taxes & lnsurance
Pre-Opening Expenses
Developer Fee
See Fees Tdb
6% x Hqrd Costs
$7.5o x Net Leosoble SF
2cl6 x Hqrd Costs
2cl6 x Hard Costs
$4.o0 x Net Leosoble sF
6% x Hdrd Costs
3ek x soft Costs subtotdl
$
$
$
$
$
$
$
$
1,567,007 $
843,434 $
454,740 $
281,145 $
281,145 $
242,528 $
843,434 $
135,403 $
5,830,570 $
3,816,774 $
89',i,938 $
1,272,258 5
1,272,25A $
475,700 $
3,816,774 $
521,288 $
23,173,346
4,980,768
'1,587,000
1,660,256
1,660,256
846,400
4,980,768
1,166,664
Costs Su
$ $
Costs
63,612,900
23%
109
83,012,800
'129b
46 4%
176
Pqrking costs os 96 of Hard Costs
Parking Cost per sf.
$
$

75.o% x capitalized volue

1.5V)
$
$ 296,941 $ 1J02,7345 1,877,706
subtotal: Land + Hard costs + Soft costs
2 .O.k x subtotal
4,548,83s $
339d
20%
8,384,383
2,645,959
1,353,104 $
427,015 $
\tqala? 4,
1,733,956 $
17,A97,560 j
28%
19%
$ 21.350.751 3 86.592804 j 1:,2.297.956
40,055,457
48%
28%
Soft Costs Subtotal
% of Hqrd Costs
% of Totdl Costs
Flnanclng costs
Average Loan Balance
Construction Loan lnterest Rate
Loan Term
Construction Loan lnterest
Construction Loan Fees
Permanent Loan Percent
Permanent Loan Fees
65%

6.5%
18 months
Iotal Developm€nt Cost
Total: Land + Hard+ Soft + Financing
Per Unit Cost
Per SF
J 23.427.Af 3 95.028.957 S '145.206.004
$ 285,705 $ 311,570 $ 330,765
$ 370 $ 4os $ 375
$ 2,0T1,060 $ 8,331,164$ 12,908,048Financing costs subtotal 620 coolidge Dr Folsom Plan Area
Glenn Station
Park + Ride
New Town
Center
snowline Hospice
Thrift Store
616 € aidwell St
1 Assumes construction cost for building substructure and shell only Sour.e: RS Meons, Los Angeles, 2021 Page 326
03/28/2023 Item No.12.

Table 5
City of Folsom
Feasibility Analysis
Proforma
Land Area SF
FAR
Number of Stories
Gross Building SF
Residential
DU/Acre
Residential Gross SF
Building Efficiency
Total Units
Average Unit Size (SF)
Retail SF
Parking
Type
Number of Spaces
Development Costs
Land Cost
Hard Costs
Soft Costs (include. Financing)
Total Development. Costs
Sales Revenues
Net Operating lncome
Capitalized Value (Cap Rate 4.570)1
Developer Profit
Total Revenues Less Total Development Costs
Yield on Cost 7o
Feasibility
Feasibility: Cap Rate +10lo
Feasibility: Hurdle Rate
7o Rent lncrease Required for Target Yield-on-Cost
Feasibility with above 7o Rent lncrease
Podium/Gar
551
$ 2,644,684 $ 5,187,344 $ 9,229,699
$ 1 4,0s7,233 $ 63 ,612,900 $ 83,012,800
$ 6,72s,895 $ 26,228,724 $ s2,963,s0s
$ 23,427.8',t1 $ 95,028,967 $ 14s,206,004
60,632

1.04 3
63,250
s8.9
63,2s0
860/o
82 659
Tuck Under/Surface
83 118,925

1.98 4and5
234,900
111.7
233,400
850/o
30s
649
1,500
Tuck Under/Podium
328
211,600

1.83 3and4
387,000

90.4 309,000
83o/o
439
585
$
$
1,187,764 $
26,394,761 $
2,966,9s0 $

5.Q70/o
4,410,938 $
98,020,844 $
2,991,876 $

4.640/o
190/o
Yes

78.000
7,510,822
166,907,163
21,701,159

5.17o/o

4.500/o

5.50%

8.070
$
No
No
8o/o
Yes
No
No
No
No
9o/o
Yes
Snowline Hospice
Thrift Store
616 E Bidwell St
Glenn Station Park +
Ride
620 Coolidge Dr
New Town Center
Folsom Plan Area

03/28/2023 Item No.12.

This page intentionolly left blonk
to focilitate double- sided printing .

OITY OF
FOLSOl\{
DTSTI}.ICTIVE BY NATURE

03/28/2023 Item No.12.

Folsom City Council
Staff Re ort

RECOMMENDATION / CITY COUNCIL ACTION
For the reasons described in this report, staff recommends that the Council deny the appeal by Katharine Gray of Decisions by the Planning Commission Adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Approving a Conditional Use Permit, Planned Development Permit, and Density Bonus for development of the 136- unit Vintage Senior Apartments project (PN 21-259) located at 103 East Natoma Street.

BACKGROUND
On January 18,2023, the Planning Commission considered a request for approval of a Conditional Use Permit, Planned Development Permit, and Density Bonus for the development of a 136-unit senior (55+; affordable apartment community (Vintage Senior Apartments) on a 4.86-acre site located at 103 East Natoma Street. The project includes 122 units (90%) being made available to Low Income individuals (incomes at or below 60% of the Sacramento area median income (AMD) and 14 units (10%) made available to Very Low Income individuals (income at or below 50% of AMI)'
During the initial public hearing, 13 residents addressed the Commission and expressed a variety of concerns regarding the proposed project. A representative sample of these comments is as follows:
1 MEETING DATE: 312812023
AGENDA SECTION: Public Hearing
SUBJECT: Appeal by Katharine Gray of Decisions by the Planning Commission Adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Approving a Conditional Use Permit, Planned Development Permit, and Density Bonus for development of the 136-unit Vintage Senior Apartments project (PN 21-259) located at 103 East Natoma Street
FROM: Community Development Department

03/28/2023 Item No.13.
o Concern regarding the high density of the project
o Concern regarding the design and architecture of the apartment building o Concern regarding the size, scale, and visual compatibility of the project o Concern regarding lighting and noise impacts
o Concern regarding pedestrian, bicycle, and traffic safety o Concern regarding lack of parking
o Concern regarding emergency service response time and access o Concern regarding impacts to biological resources and natural habitat o Concern regarding Oak tree impacts
Following public comment and testimony, the public hearing was closed, and the Commission engaged in a lengthy discussion regarding the proposed project. In general, the Commission commented that the project site was not an appropriate location for development of a senior affordable apartment community. Additional comments and concems raised by the Commission included:
. Concern regarding design and architecture of the apartment building o Concern regarding the overall site design of the project o Concern regarding emergency service response times and fire access o Concern regarding pedestrian and traffic safety in the project area r Concem regarding the walkability of the project
o Concern regarding insufficient parking on the site
o Concern regarding distance to services and amenities for residents . Concern regarding drainage and wetland impacts
At the conclusion of their deliberation, the Commission was unanimous that it was their desire to recommend denial of the proposed project. However, the Commission had difficulty in identifuing the appropriate basis to deny the proposed project, given the legal findings required by the Housing Accountability Act.

City staff indicated to the Commission that in order to deny the proposed project they would need to make two specific findings to the effect that the proposed project would have a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete by the City and that the impacts could not be mitigated without rendering the project unaffordable to low income households.

After further discussion, the Commission voted to continue the proposed project to the February 15,2023 Planning Commission meeting in order for City staff to further evaluate potential areas where the project might not be consistent with any established written objective standards.
2 Page 330
03/28/2023 Item No.13.

On February 15,2023,the Planning Commission resumed and re-opened the public hearing for the proposed Vintage Senior Apartments project. While staff was not able to identi$ any specific inconsistencies between the proposed project and any established, objective written standards, staff did work with the applicant to modifu several conditions of approval on the project to address the concems raised by residents at the January 18,2023 meeting.

Specifically, the applicant agreed to:

1. Restrict the secondary project driveway on East Natoma Street to emergency service and solid waste vehicle access only;

2. Install a pedestrian-actuated Rectangular Rapid Flashing Beacon system at the existing uncontrolled pedestrian crosswalk located on East Natoma Street near the intersection of Cimarron Circle;

3. Implement a parking permit program for residents of the apartment community; and

4. Enhance the landscaping buffer along the eastern project boundary.

During the re-opened public hearing, 10 residents addressed the Commission and expressed similar concerns to those raised at the January 18,2023 Planning Commission meeting including project impacts associated with traffic safety, pedestrian safety, fire access and circulation, parking, noise, lighting, drainage, and biological resources. Generally, the residents who spoke did not feel that the new conditions of approval resolved their concerns about the project.

Following public comment and testimony, the public hearing was closed, and the Commission engaged in a prolonged debate regarding the proposed project. In particular, the Commission discussed the State Housing Accountability Act and the more stringent findings that would be required for the Commission to deny the proposed project. The Commission also discussed the potential legal implications (lawsuit, penalties, etc.) associated with denying the proposed project without making the required findings.

The Planning Commission also discussed the applicant's modifications to the proposed project, as described above. The Commission indicated that they were appreciative and supportive of the applicant's effort to modiS the proposed project to address concerns raised by residents of the Cimarron Hills Subdivision. To further address resident concerns, the Commission added a condition of approval that the applicant be required to install window glazing on all apartment building units facing the Cimmaron Hills Subdivision to minimize potential visual impacts. The applicant was in agreement with this new condition of approval.

At the conclusion of the February 15 , 2023 meeting, the Planning Commission adopted a motion (4-3-0-0) to Adopt a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Approve a Conditional Use Permit, Planned Development Permit, and Density Bonus for the Vintage Senior Apartments project. aJ

03/28/2023 Item No.13.

On February 23,2023, Katharine Gray submitted a timely appeal (Attachment 1) of the decision of the Planning Commission approving the proposed Vintage Senior Apartments project.

POLICY / RULE
Appeal
As set forth in Section 1 7.04.110 of the Folsom Municipal Code, actions of the Planning Commission may be appealed to the City Council. The appeal shall be in writing, shall state the specific reason for the appeal and grounds asserted for relief, and shall be filed no later than 10 calendar days after the date of the action being appealed.

Conditional Use Permit
The project site is zoned BP (Business Professional), which allows development of a senior citizens residential complex upon the issuance of a conditional use permit by the Planning Commission. (FMC S 17.22.030 (E)QID;FMC 17.22.040(1).) The Folsom Municipal Code regulates Conditional Use Permits and states that the finding shall be that the establishment, maintenance, or operation of the use or building applied for will or will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use, or be detrimental or injurious to property and improvements in the neighborhood, or to the general welfare of the City. (FMC S 17.60.040.) While the Folsom Municipal Code continues to govern the findings required to grant a conditional use permit, state law has severely limited the City's ability to deny a conditional use permit (and other discretionary approvals) in the context of housing development projects.

The Housing Accountability Act
In general, the Housing Accountability Act (HAA) restricts the City's ability to deny or reduce the density of all housing development projects, whether they are affordable or market rate. (Government Code $ 65539.5.) A housing development project can still be denied, or the density can be reduced, if the project fails to comply with applicable objective standards. (Government Code $ 65589.5(0(1).) However, the receipt of a density bonus, or an associated incentive or concession, cannot constitute a valid basis on which to find that a proposed housing development project fails to comply with applicable objective standards. (Government Code $ 65589.5(i)(3).)
Under the HAA, "objective" means 'oinvolving no personal or subjective judgment by a public official and being uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official". (Government Code $ 65589.5(hX8).) For a standard to be objective, it must be"uniformly verifiable," which means that there is little to no room for 4 Page 332
03/28/2023 Item No.13.
reasonable persons to differ on whether a project complies with an external and uniform benchmark. Examples of objective standards include height limits, setbacks, building coverage, lot area, and similar requirements when they are suitably specific. For example, requirements that building height not exceed 35 feet, that buildings shall be set back a minimum of 20 feet from the property line, and that building lot coverage be no more than 60Yo of the lot, are all objective, because it is possible for an applicant, the public, City staff, and City officials to know whether an application complies by reference to measurable benchmarks. Likewise, design review criteria can be objective by making reference to specific features, such as a roof pitch with a slope of 1:5. References to design styles may be objective so long as the elements are clearly defined and include illustrations.

By contrast, standards that are "so malleable that reasonable minds could differ on whether they are met" are not objective, and may not be used to deny or reduce the density of housing development projects unless specific findings are made. If a standard requires any level of 'oafter-the-fact interpretive gloss," it is not objective for purposes of the HAA.

Standards that require a project to obtain entitlements that involve subjective decision- making are likewise not objective, and therefore the HAA no longer allows the Planning Commission or the Council the broad discretion previously enjoyed with respect to housing development projects. For example, the State Department of Housing and Community Development advises that,"a standard that requires a general plan amendment, the adoption of a specific plan, planned development permit, conditional use permit or another discretionary permit or approval does not constitute an objective standard." lJnder HCD's guidance, the City "shall not require a development proponent to meet any standard for which the locality typically exercises subjective discretion, on a case-by-case basis," because such a requirement would expose housing development projects to non-objective standards, upending the HAA's protections.

With respect to the City of Folsom, our conditional use permit findings are not objective because they involve personal judgment and are not verifiable by reference to an external benchmark. Therefore, the City cannot deny those entitlements for a housing development project unless it can make the statutorily required findings discussed below. Similarly, the Council cannot lawfully grant an appeal that would result in a denial of the requested entitlements unless it makes those same findings'
On the other hand, subjective standards or guidelines can be used as the basis for conditions of approval on a housing development project, as long as they do not result in denial of the project, a reduction in the project's density, or, for an affordable project, increased costs that render the project infeasible.

Denial of a Housing Development Proiect
As noted above, the HAA's key function is to limit discretion to deny or reduce the density of housing development projects. As such, when a housing development project complies with applicable objective development standards, the City may not deny the project or impose a condition thatitbe developed at a lower density without making statutorily required 5 Page 333
03/28/2023 Item No.13.
findings that the project would otherwise have a specific, adverse impact on public health and safety that cannot be mitigated. (Government Code $ 65589.5C).) The law defines a "specific adverse impact" as a "significant, quantifiable, direct, and unavoidable impact, based on objective, identified, written public health or safety standards". (Government Code $ 65589.5(i)(1XA).) The law also requires the City to find that there is no way to mitigate the impact without denying the project or reducing the density. (Government Code $ 65589.8(lX1)(B).) The receipt of a density bonus or any associated incentive or concession is not a valid basis for making those findings. (Government Code $ 65589.5(i)(3).) Denial of an Affordable Housing Development Proiect
The Legislature made it even more difficult to deny an affordable housing development project, or to impose any condition of approval that renders the project infeasible for the development of affordable housing. Under the HAA, the City shall not disapprove an affordable project, or condition approval in a manner that renders the project infeasible for the development of affordable housing, including through the use of design review standards, unless it makes one of five written findings based on a preponderance of the evidence in the record:
l. The City has "met or exceeded" its share of the regional housing needs allocation (RHNA) for the types of housing that the project would provide. (Government Code $ 6558e.s(dX1).)

2. The project would have a "specific, adverse impact upon the public health and safety and there is no feasible method to satisfactorily mitigate or avoid" said impact without making the project unaffordable. (Government Code $ 65589.5(d)(2).)

3. The denial is required to meet state or federal law, and there is "no feasible method" to comply without rendering the project unaffordable. (Government Code $ 6s58e.s(dx3).)

4. The project site is zoned for agricultural or resource preservation and is surrounded on at least two sides by land used for agriculture or resource preservation or lacks adequate water or wastewater facilities to serye the project. (Government Code $ 6ss8e.5(dx4).)

5. The project is "inconsistent with both the jurisdiction's zoning ordinance and general plan land use designation as specified in any element of the general plan." (Government Code $ 65589.5(dX5).

Penalties for Failure to Comply with the HAA
If the City denies a housing development project, reduces the density of the project, or imposes condition(s) of approval that render an affordable project unaffordable, the project applicant, a person who would be eligible to apply to live in the proposed project, or a "housing organization" may file suit to enforce the HAA. (Government Code $ 655S9.5(k)(lXAXi).) In addition, the Department of Housing and Community Development 6 Page 334
03/28/2023 Item No.13.
(HCD) has authority to enforce the HAA and refer violators to the Attorney General. (Government Code $ 655S5C), (k).) The City could find itself facing multiple plaintiffs: the applicant, a "housing organization" such as YIMBY, and the Attorney General.

The City must then prove that its decision was based on one of the statutorily required findings, and that those findings are supported by substantial evidence in the record. (Government Code $ 655S9.5(i); Government Code $ 65589.5(k)(l)(A).) In this context, the City has the burden of proof even though it is the one being sued. (Government Code $ 6ss8e.6.)
If the court determines that the City's decision to deny the project, reduce the density of the project, or impose condition(s) of approval that render an affordable project unaffordable violated the HAA, it will order the City to comply with the HAA within 60 days. If the court finds that the City acted in bad faith (by, for example, denying the project without merit), it can simply order the City to approve the project. Either way, if the City does not comply within 60 days, the court'oshall" impose a minimum fine of $10,000 per housing unit in the project at issue. (Government Code $ 65589.5(k).) If the court finds that the City acted in bad faith andthe City failed to comply with the HAA within 60 days, the fine "shall" increase to a minimum of $50,000 per unit. (Government Code $ 65589.5(1).) Any successful plaintiff is entitled to recover attorney's fees, which typically range from $100,000 to $500,000 in these kinds of cases. In a situation involving multiple plaintiffs (the applicant, a housing organization, etc.), each plaintiff is entitled to recover its own attorney's fees, so the City would be faced with multiple fee demands in the range stated above. In addition, the City would have to pay for its own attorneys to defend the case, which would carry a similar cost.

Finally, if the court rules against the City, it may be impractical to appeal, because doing so would require the City to post a bond, in an amount determined by the trial court. (Government Code $ 65589.5(m).) The City of Los Angeles decided not to appeal an unfavorable judgment in an HAA case after the trial court required it to post a bond exceeding $10 million.

Density Bonus
The State Density Bonus Law (Government Code section 65915) requires the City to grant one density bonus and, if requested by the applicant and consistent with applicable requirements, specified numbers of incentives or concessions, waivers or reductions of development standards, and reduced parking ratios, all based on the percentage of affordable units in the housing development.

State law defines "density bonus" as "a density increase over the otherwise maximum allowable gross residential density as of the date of application by the applicant to the city." (Government Code $ 65915(0.) However, a housing development project can qualifu for a density bonus, and all associated incentives, concessions, etc. even ifit includes "no increase in density"." ((Government Code $ 65915(f).)
7 Page 335
03/28/2023 Item No.13.

The City must grant the requested incentives, concessions, waivers or reductions of development standards, and reduced parking ratio unless one or more of the following findings are made, based upon substantial evidence:
a. The concession or incentive does not result in identifiable and actual cost reductions... to provide for affordable housing costs.
b. The concession or incentive would have a specific, adverse impact upon public health and safety or on any real property that is listed in the California Register or Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low- income and moderate-income households.

Specific adverse impact is defined as a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. The following shall not constitute a specific, adverse impact upon the public health or safety:
(A) inconsistency with the zoning ordinance or general plan land use designation; (B) the eligibility to claim a welfare exemption under subdivision (g) of Section 214 of the Revenue and Taxation Code. (Gov. Code $ 65589.5(d)(2)') c. The concession or incentive would be contrary to state or federal law. (Government Code $ 6se1s(dxl).)
The project applicant may initiate judicial proceedings if the City refuses to grant a requested density bonus, incentive, or concession. (Government Code $ 65915(dX3).) In such a proceeding, the City bears the burden ofprooffor the denial ofa requested concession or incentive. (Government Code $ 65915(d)(a).) If a court finds that the refusal to grant a requested density bonus, incentive, or concession is in violation of the Density Bonus Law, the court will award attorney's fees and costs of suit to the plaintiff, in amounts consistent with those described above.

APPEAL/ANALYSIS
On February 23,2023,Katharine Gray submitted an appeal (Attachment 1) of the decision of the Planning Commission approving the proposed Vintage Senior Apartments project. Listed below are the reasons that Ms. Gray identified in her appeal letter for contesting the Planning Commission's decision, and City staff s response to each item.

1. 8Page 336
03/28/2023 Item No.13.

1. The project would have adverse effects on public health, safety, and welfare and would be detrimental and injurious to property and improvements in the neighborhood.

City Staff Response:

As part of the Vintage Senior Apartments project review, City staff and applicable agencies evaluated project compliance with adopted plans and policies. City consultants also conducted environmental review in accordance with CEQA. The Staff Reports to the Planning Commission included detailed analysis of compliance with applicable plans and environmental requirements. Project conditions of approval discussed in detail in the Planning Commission Staff Reports address the project's anticipated impacts on property and improvements in the neighborhood to minimize or mitigate to a less than significant level the potential adverse effects on public health, safety and welfare. Based on the aforementioned evaluation and analysis, staff determined that the proposed project would not be detrimental or injurious to property and improvements in the neighborhood As described above, the Housing Accountability Act prohibits the City from using our standard Conditional Use Permit finding - that the use applied for will, under the circumstances of the particular case, be detrimental to the health, safety, and welfare of persons residing or working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood - in order to deny a housing development project. Under the HAA, to deny the Conditional Use Permit in this case, the Council would need to find that the project would have a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions and that those impacts cannot be mitigated without making the project unaffordable. The appeal did not identiff and staff did not find any objective written public health or safety standards that this project violates. Even if the appeal had identified one or more such violations, staff is aware of no evidence that the project's potential impacts on the public health, safety, and welfare have not been mitigated.

2. The Initial Study and Mitigated Negative Declaration fails to fully evaluate, disclose, and effectively mitigate environmental impacts. An Environmental Impact Report (EIR) should be prepared for the project.

City Staff Response:

Helix Environmental prepared an Initial Study, Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program (Contained in Attachment2) for the project in accordance with the California Environmental Quality Act (CEQA) and associated regulations and determined that with the proposed mitigation measures the project would not have a significant effect on the environment. The Mitigated 9 Page 337
03/28/2023 Item No.13.

Negative Declaration was prepared and noticed for public comment on the project, and mitigation measures were included as Conditions of Approval.

Nine written comments were received during the Mitigated Negative Declaration public review period Qrlovember 14,2022 to December 14,2022) including six comments from residents (Contained in Attachment 2) and three comments from public agencies (Contained in Attachment2). The six comment letters received from residents express their general opposition to the proposed project and also identiff some specific areas of concern including but not limited to: project density, increased traffrc, traffic safety, road noise, lack of sufficient parking, building design, oak tree impacts, and negative impact to property values. City staff addressed these comments and concerns within the various sections of the Planning Commission staff reports. In addition, the Initial Study, Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program addressed the environmental concerns raised including traffic-related impacts, noise-related impacts, and Oak tree impacts and concluded that, with the mitigation measures the project will not have a significant effect on the environment.

The City received four letters from public agencies (Contained in Attachment 2) in response to the publication of the Initial Study, Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program for the proposed project. The Sacramento Metropolitan Utility Agency (SMUD) provided a response indicating that they had no comments regarding the proposed project. The Central Valley Regional Water Quality Control Board (CVRWQCB) provided a response highlighting the regulatory setting for project-related water impacts and also providing guidance to the project applicant with respect to the permitting process the project will be required to go through due to its impacts to a local drainage feature. The Sacramento Metropolitan Air Quality Management District (SMAQMD) provided a response recommending that the project applicant consider developing the project without natural gas infrastructure due to greenhouse gas emission impacts. SMAQMD also asked for clarification regarding the number of electric vehicle charging spaces that will be provided by the proposed project. Lastly, the Pacific Gas and Electric Company (PG&E) provided a response regarding specific requirements about the types of development that is allowed to occur within the PG&E overhead easement area. None of the aforementioned comments support a finding that the project may have a significant effect on the environment, requiring preparation of an EIR. A formal response to all of these comments is included in the Planning Commission Staff Report (Attachment 2).

As mentioned above, Helix Environmental prepared an Initial Study, Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program for the project in accordance with the California Environmental Quality Act and determined 10Page 338
03/28/2023 Item No.13.
that with the proposed mitigation measures the project would not have a significant effect on the environment. Under the California Environmental Quality Act, an EIR must be prepared whenever there is substantial evidence (in light of the whole record) that any aspect of a project, either individually or cumulatively, may cause a significant effect on the environment. Based on the information contained in the whole record for the proposed Vintage Senior Apartments project, City staff has determined that there is not substantial evidence that the project may have a significant impact on the environment.

3. The project is not feasible
City Staff Response:

The appellant makes a claim in the appeal letter that the project is not feasible, however, the appellant does not provide any additional information regarding why they believe the project is not feasible and what this means. Absent any additional information or substantial evidence, the simple claim that the project is not feasible is not grounds for approval ofthe appeal.

4. The transportation wait times are too long.

Citv Staff Response:

The appellant states in their appeal letter that the transportation wait times are too long without providing any additional information. City staff assumes that this comment refers to the wait times for vehicles exiting Cimmaron Circle onto East Natoma Street. The Transportation Impact Study (Contained in Attachment2)that was prepared in July 2022by T. Kear Transportation Planning and Management, Inc. for the proposed project determined that, based on relatively low volume of project- related trips (39 AM Peak Hour Trips and 4l PM Peak Hour Trips), the project would not impact the Level of Service at the two study intersections. The Study did not evaluate any other nearby street intersections because the project did not meet the threshold (50 PM Peak Hour Trips) for a Full Transportation Impact Study.

The Transportation Study did evaluate potential geometric constraints and safety issues associated with development of the proposed apartment project including driveway spacing, sight distance vision triangles, and Statewide Integrated Traffic Records System (SWITRS) collision data. The Study determined that the project- related driveway spacing, throat depth, and corner sight-distance are all adequate. In terms of reported vehicle accidents in close proximity to the project site, the Study found that there have been three vehicle accidents within the past five years including a rear-end collision on eastbound East Natoma Street at Prison Road and two driving under the influence (DUI) incidents (vehicle sideswiped/vehicle overturned). Based on this data, the Study concluded that these types of vehicle accident varieties would 11Page 339
03/28/2023 Item No.13.
not be exacerbated with development of the proposed project and that no traffic safety treatments are warranted.

There is also the possibility that the appellant may be referring to the potential impact the proposed apartment project will have on existing bus transit service in the area.

Sacramento Regional Transit (SACRT) provides bus service within the City of Folsom, including service to the immediate project area. Specifically, SACRT Bus Route 30, which has a bus stop located approximately 0.25 miles to the west of the project site on the north side of East Natoma Street (in front of Senior Center), features bus service that operates 10 times per day Monday through Friday. The proposed project, which includes development of 136 senior apartment units, is not expected to result in any changes or delays to existing bus service in the project area.

Based on the aforementioned information, staff has determined that there is no evidence to suggest that the proposed project would result in the exceedance of any City standard with respect to vehicle or bus wait times nor is there any evidence to suggest that the project would result any traffic safety related impacts at nearby street intersections.

Applicant Response:

The applicant submitted a response letter (Attachment 6) to the appeal on the Vintage Senior Apartments project on March 7,2023. In the response letter, the applicant provides a detailed description regarding the project location and setting and makes the comment that the project is well positioned to access a variety of goods and services in the immediate area.

The applicant goes on to address each ofthe appellants' grounds for appeal as described be1ow.

In the response letter, the applicant states that they disagree with the assertion by the appellant that the Initial Study and Mitigated Negative Declaration prepared for the project are inadequate and that an Environmental Impact Report is required as the appellant failed to provide any facts or testimony from the January 18th or February l5th Planning Commission hearings to support this position. The applicant also comments that appellant failed to demonstrate that the proposed project may have a significant effect on the environment.

In the response letter, the applicant disagrees with the appellant's claim that the proposed project would have "an adverse impact on public health, safety, and welfare and would be detrimental and injurious to property and improvements in the neighborhood" as the appeal letter contains no presentation of facts or argument demonstrating the Planning Commission failed to fairly and lawfully apply the Conditional Use Permit standards.

In the response letter, the applicant disputes the appellant's assertion that the proposed project is not feasible as no substantial information has been provided to justifu this claim. t2Page 340
03/28/2023 Item No.13.

With regard to the comment by the appellant that the wait times are too long, the applicant indicates that no probative evidence was presented at either of the Planning Commission meetings demonstrating that the wait times at the intersection of East Natoma Street and Cimarron Circle were exceeding any established City standard. The applicant also states that no evidence was presented at the Planning Commission meetings demonstrating that the proposed project would negatively impact the smooth functioning of the intersection of East Natoma Street and Prison Road.

Housing Accountability Act
The Vintage Senior Apartments project meets the definition of a "housing development project" as defined in the HAA. (Government Code $ 65589.5(h)(2).) It also meets the definition of an affordable project, since one hundred percent of the units will be affordable to seniors. (Government Code $ 65589.5(h)(3).) Therefore, to grant the appeal and deny the Conditional Use Permit to allow senior housing on the subject parcel, the Council would need to make one of the five specific Housing Accountability Act findings noted above.

Under the circumstances, the only potentially applicable finding is number 2, based on Government Code section 65589.5(d)(2), under which the Council would have to find, based on a preponderance ofthe evidence in the record:
a. The proposed project would have a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete by the City; and
b. There is no feasible method to satisfactorily mitigate or avoid" said impact without making the project unaffordable.

In its review of the project, City staff did not identifu any specific adverse impacts (as defined in the HAA) associated with development of the apartment community. After review and analysis, staff determined that the appeal did not identiff any specific adverse impacts (as defined in the HAA) associated with development of the proposed project. Staff s assessment is that the record does not contain evidence to support those findings.

Density Bonus
The Vintage Senior Apartments project includes development of a 136-unit senior affordable apartment community which includes l22units (90%) being made available to Low Income individuals and 14 units (10%) made available to Very Low Income individuals. Based on this information, staff determined that the project qualifies for a Density Bonus.

The subject property does not have an assigned density, per se, because it is zoned BP. The maximum allowable density under the General Plan is 30 dwelling units per acre, and this project is below that, at28 dwelling units per acre. Accordingly, no density increase is requested or required as a part of this project. As mentioned above, however, the applicant is 13Page 341
03/28/2023 Item No.13.
still eligible for incentives/concessions under the Density Bonus Law. (Government Code $ 6se1s(f).)
The applicant is eligible for up to four incentives/concessions because 100% of all units in the development are for lower income households. (Government Code $ 65919(d)(2)(D), 65915(bX1(G).) In this case, the applicant requested the following three incentives and concessions: (1) establishing a parking ratio of one parking space per apartment unit; (2) increasing the maximum building height from 35 feet to 42-feet 6-inches; and (3) increasing the maximum number of building stories from2 stories to 3 stories.

The Density Bonus Law limits the City's ability to require specific parking ratios and the requested 1:1 parking ratio complies with those limits. (Government Code $ 65915(p).) In order to require additional parking, the City would have to make one of the specific Density Bonus Law findings described above.

The Density Bonus Law also prohibits the City from applying any development standard that will physically preclude the construction of an affordable housing development at specified densities. (Government Code $ 65915(e).) The definition of "development standard" specifically includes height limits. In this case, the project complies with the height limit established in the Folsom Municipal Code, for the reasons described in the January 18,2023 Planning Commission staff report. (See FMC section 17.58.080.) Accordingly, the applicant did not need an incentive/concession or waiver of a development standard under the Density Bonus Law to obtain approval of the building height. However, the applicant requested the incentive/concession/waiver out of an abundance of caution and staff determined that the project is eligible for it under the Density Bonus Law.

The Density Bonus Law also requires the City to grant a requested change in site development standards, zoning code requirements, or architectural design requirements as an incentive or concession. (Govemment Code $ 65915(d), (k).) The request to increase the maximum number of building stories from2 stories to 3 stories falls into this category. In order to deny this request, the City would have to make one of the specific Density Bonus Law findings described above.

Under the circumstances, the only potentially applicable finding is described above as finding b, based on Government Code section 65915(dXl)(B), under which the Council would have to find, based on a preponderance of the evidence in the record:
a. The requested concession or incentive would have a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete by the City; and
b. There is no feasible method to satisfactorily mitigate or avoid said impact without making the project unaffordable.
l4Page 342
03/28/2023 Item No.13.

In its review of the project, and later, the appeal, City staffdid not identifi any information supporting those findings in this case.

CONCLUSION
Based on the foregoing, staff respectfully requests that the City Council DENY the appeal by Katharine Gray of Decisions by the Planning Commission Adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Approving a Conditional Use Permit, Planned Development Permit, and Density Bonus for development of the 136- unit Vintage Senior Apartments project (PN 21-259) located at 103 East Natoma Street.

ATTACHMENTS

1. Letter of Appeal from Katherine Gray, dated February 23,2023

2. Planning Commission Staff Report, dated January 18,2023

3. Planning Commission Staff Report, dated February 15,2023

4. Minutes from January 18,2023 Planning Commission Meeting

5. Minutes from February 15,2023 Planrting Commission Meeting

6. Applicant Response Letter, dated March 7,2023

7. Additional Public Comment Letters
Submitted,

PAM JOHNS
Community Development Director
15Page 343
03/28/2023 Item No.13.

Attachment 1
Letter of Appeal from Katharine Gray
Dated February 23,2023

03/28/2023 Item No.13.
':" -
:l
-'- ':-""

CITY OF FOLSOM
laak 6 PEAL FORM
a.n al
AP. c"Y
NAME OF APPELLANT:

MAILING ADDRESS:
lnterest in Matter:

Daytime Phone:

Action Being Appealed:
\S o l-t q
L
Date pf Decision or
+cl- no'l, €<asibl|
Reason for Appeal:

Date Project was Heard:
x- ( -(\{.v-r L
z\-\5'
-A/, i".to' d..

Witu fJ
&?P1.^''
?"lj L
I 0
i
].tVt r0
e
o
n v
77 f\- 6t t
\aa
*'fo lsr';
of L'J
il
env ln 't, nt.-eW4ot I
Signature
K, b\AC Kh'rcu,r o
Date Received: c +
Planning Comm. or Historic District Comm.

Decision Appeal
Type of ProiecUfee:
+
Occupied/Single Family Dwel
Tentative Hearing Date:

Copies to: Community Development Director
City Manager
City Attorney
City Clerk
Received by:
re
i ^'1- pa.t. Sa 2. .*-rW (L tr E'L'A- " (r 0,4
!'J ,\, I
r(l
STAFF U$E ONLY:

Fee Paid:

I , Corr1. 3Uo '
#qqs
Admin. {staff decision} Appeal
Type of ProjecUfee:
$239
Time Limit Waived:

Appealfees set by City Council Resolutio.p No. 10479 apglovpd 71112020.

U pd a'ie d Fe b ru a ry 2oz'3
; tJii#:; i ffi t.:,r
;
;ri ;y {n/ : #:r,fnt''r
t'l Q Y {v c t

03/28/2023 Item No.13.

Keep Vintage properties out of Folsom!
Dear City Council of Folsomlplanning Commission:

We, the undersigned,
we corectivJry ffiilL"3ff:: t[F,f:E:"fji,"Jgffi;:;lfrp3:?i,"?"X'Xnt:1ffi-.1* at 103 E Natoma st, Forsom cA Name
L E-mail
s 415
1677
:f'4288n210 4eil6
e a

4. A

8. 7.

8. 9.

10. ffii$${"*' 9t tr,:?o 73*,
11 iblsodLua t"*"
+
,Cto
@ ffit-
!i
vadB FngP 8ot''( tt-l
I

12. 13.

14. 15.
16 17

18. 1S.
iI!
B
@
Gf6tnb
$lGfrFi@
-t
ocf)(oroO)
O
!<EIJJF
59HaF!-
dd6tJ. LrJ <
LLrL=
9[9.o=,- .,, z.
'Ha
lJ-
o

ACCOUNT
PAYfulENT

BAL, DUE
No,

RECEIVED FROM

DOLLARS
FROM
DATE
fl,!
TO
BY
,'i
il
I
O FoR RENIT.OFOR
Q cnsu
i ) cr-rrcx
.\ MONEY
UORDER
,.-\ CREDITVCARD
owC [\a
U
I el'-..nn^K
,,"1 h.oY
rt
I\^arl,Lor -

20.

03/28/2023 Item No.13.

Attachment 2
Planning Commission Staff Report
Dated January 18,2023

03/28/2023 Item No.13.
cttY oF
AGENDA ITEM NO. 2
Type: Public Hearing
Date: January 18,2023
Planning Commission Staff Report
50 Natoma Street, Council Chambers
Folsom, CA 95630
Vintage Senior Apartments
PN 21-159
Conditional Use Permit
Planned Development Permit
Density Bonus
The proposed Vintage Senior Apartments project is located on a

4.86-acre parcel situated on the south side of East Natoma Street at the intersection of East Natoma Street and Prison Road (103 East Natoma Street)/APN No. 071-0320-042
Steve Banks, Principal Planner, 916-461-6207
[email protected]
]F(}]LSCDN4T
Project:

File #:

Requests
Location/APN:

Staff Contact:
o
Property Owner/Applicant
Name: Vintage at Folsom, LP
Address: 369 San Miguel Drive, Suite 135
Newport Beach, CA 92660
Recommendation: Conduct a public hearing and upon conclusion recommend approval of a Conditional Use Permit, Planned Development Permit, and Density Bonus for the Vintage Senior Apartments project, subject to the findings (Findings A-U) and conditions of approval (Conditions 1-76) attached to this report.

Project Summary: The proposed project includes development of a 136-unit senior affordable apartment community on a 4.86-acre site located on the south side of East Natoma Street at the intersection of East Natoma Street and Prison Road (103 East Natoma Street). The following are the specific entitlements requested with the proposed project.

A Conditional Use Permit for development and operation of a senior apartment community on the subject 4.86-acre property.

City of Folsom Page 1

03/28/2023 Item No.13.

AGENDA ITEM NO. 2
Type: Public Hearing
Date: January 18,2023
A Planned Development Permit which contains detailed development and architectural standards for the proposed 136-unit senior affordable apartment community
]F(}IS(}N4I
a
A Density Bonus for development of a senior affordable apartment community at a residential density of 28 units per acre and a request for three incentives/concessions including establishing a parking ratio of one parking space per apartment unit, increasing the maximum building height from 35 feet to 42-feet 6-inches (proposed apartment building is 34 feet in height with architectural features extending to 42-feet 6-inches), and increasing the maximum number of building stories from 2-stories to 3-stories.

These proposed actions are described in detail and analyzed later in this report.

Table of Gontents:

Attachment 1 - Background and Setting
Attachment 2 - Project Description
Attachment 3 - Analysis
Attachment 4 - Conditions of Approval
Attachment 5 - Vicinity Map
Attachment 6 - Site Plan, dated October 17,2022
Attachment 7 - Preliminary Utility Plan, dated October 17,2022 Attachment 8 - Preliminary Grading and Drainage Plan, dated October 17,2022 Attachment 9 - Preliminary Grading Sections, dated October 17,2022 Attachment 10 - Preliminary Landscape and lrrigation Plans, dated October 20,2022 Attachment 11 - Preliminary Tree lmpact Plan, dated October 17,2022 Attachment12 - Preliminary Oak Tree Mitigation Plan, dated October 20.2022 Attachment 13 - Preliminary Access and Circulation Plan, dated October 17,2022 Attachmenl 14 - Preliminary Fire Access Plan, dated October 17 , 2022 Attachment 15 - Preliminary Lighting Plan and Details, dated November 3,2021 Attachment 16 - Building Elevations and Floor Plans dated June3,2022 AttachmentlT - Color Building Renderings, dated June 3,2O22 Attachment 18 - Building Site Sections, dated June3,2022 Attachment 19 - Color and Materials Board, dated June 3,2022 Attachment20 - Vintage Senior Apartments Booklet (Separate Bound Document) Attachment2l - Site Photographs
Attachmen t 22 - Transportation I m pact Study, dated July, 2022 Attachmenl23 - Parking Memorandum, dated October 17,2022 a
City of Folsom Page2

03/28/2023 Item No.13.

AGENDA ITEM NO. 2
Type: Public Hearing
Date: January 18,2023
F @H-SSme

CITY OF
OISTTXCTIVE 6Y NATUhE
Attachment24 - Parking Case Study, dated January 3,2023 Attachment25 - lnitial Study, Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program, dated November, 2022 (electronic version avai lable for viewi n g at rruww. folsom. ca. us/q overn menUcomm un itv- devel omenUolan n inq-servi rrent-oroiect-information
Attachment26 - Comment Letters from Public Agencies
Attachment2T - Comment Letters from Residents
Attachment2S - CEQA Response Memorandum, dated January 3,2023 Submitted,

PAM JOHNS
Community Development Director
City of Folsom Page 3

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
ATTACHMENT 1

BACKGROUND AND SETTING
Background:

On April 20, 2OO5, the Planning Commission considered a request for approval of a General Plan Amendment, Rezone, Vesting Tentative Subdivision Map, and Planned Development Permit for development of a21-unit single-family residential subdivision on a 4.86-acre site located at 103 East Natoma Street, the same parcel at issue here. The Planning Commission continued the proposed project off-calendar on multiple occasions in order to provide the applicant with additional time to address concerns raised by the Commission and by residents. The applicant ultimately decided not to pursue development of the proposed subdivision and subsequently withdrew their development application.

On January 7, 2OO9, the Planning Commission approved a Tentative Parcel Map and Planned Development Permit for development of a 32,000-square-foot professional office park on the same 4.86-acre parcel located at 103 East Natoma Street. As was the case with the prior residential development application, the applicant decided not to move forward with development of the professional office park and withdrew their development application.

Physical Setting
The triangular-shaped 4.86-acre project site is located on the south side of East Natoma Street at the intersection of East Natoma Street and Prison Road. The project site, which slopes moderately from east to west with an approximate 20-foot elevation change, features a vegetative community that includes blue oak woodland, non-native grasses, and ephemeral and intermittent drainage features. The project site has been disturbed by the recreational use of bicycles and includes several pathways, dirt ramps and jumps. ln addition, there is evidence of use of the site by transients as exhibited by severaldebris piles and associated trash. The project area includes a mixture of land uses including single-family residences, multi-family residences, medical and professional offices, a senior center, a food bank, local government offices, a hospital, a state prison, a church, and an overhead transmission line corridor. An aerial photograph of the project site and surrounding land uses is shown in Figure 1 on the following page.

City of Folsom Page 4

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
FIGURE 1: AERIAL PHOTOGRAPH OF PROJECT SITE

PROJECT SITE
City of Folsom Page 5

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
ATTACHMENT 2

PROJECT DESCRIPTION

APPLICANT'S PROPOSAL
The applicant, Vintage at Folsom LP, is requesting approval of a Conditional Use Permit, Planned Development Permit, and Density Bonus for the development of a 136-unit senior (55+; affordable apartment community (Vintage Senior Apartments). The project is proposed on a 4.86-acre parcel located on the south side of East Natoma Street at the intersection of East Natoma Street and Prison Road.

A Conditional Use Permit is requested to allow for development and operation of the senior affordable apartment project on the subject property, as required by the Folsom Municipal Code in this location.

A Planned Development Permit is requested to allow for review of project-specific development standards, project site design, and the architectural design of the multi- family residential building.

Lastly, a Density Bonus is requested to allow development of the apartment project at a residential density of 28 units per acre and to provide for three incentives/concessions, including establishing a parking ratio of one parking space per apartment unit, increasing the maximum building height from 35 feet to 42-teel 6-inches, and increasing the maximum allowed number of building stories irom 2 stories to 3 stories (proposed apartment building is three-stories tall and 34 feet in height with architectural features extending to 42-feet 6-inches).

The proposed Vintage Senior Apartments project includes development of a three-story, 34-foot-tall apartment building totaling 111,755 square feet. The proposed apartment building features a total of 136 units including 98 one-bedroom units (552-559 square feet) and 38 two-bedroom units (748 square feet). All apartment units are proposed to be accessible from interior hallways and include a full kitchen, living space, a laundry room, storage closets, a bedroom(s), and a bathroom. Proposed indoor and outdoor amenities include a 2,500-square-foot community center (includes community room, craft room, exercise room, game room, and library) on the first floor of the apartment building, an outdoor dining patio, an outdoor barbeque area, a bocce ball court, and a native habitat area.

All of the apartment units will be age-restricted to individuals 60 years and older. ln addition, all of the apartment units will be designated as affordable for Low lncome (Ll) and Very Low lncome (VLl) households as defined by State and City requirements, with 122 units being made available to Ll individuals with incomes at or below 60% of the Sacramento area median income (AMl) and 14 units made available to VLI individuals with income at or below 50% of the AMl. As an example, a one-person household would City of Folsom Page 6

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
only qualiff to live at Vintage Senior Apartments if their income was below $56,750 (60% AMI/LI) or $35,500 (50% AMIA/LI), while a two-person household would qualify if their income was below $64,850 (60% AMI/Ll) or $40,550 (50% AMlruLl).

Development of the proposed project will require State Funding through affordable housing tax credits, namely, the CTCAC Bond Program, and other state and federal financing resources offering apartment homes to income-qualified active seniors. Unlike other prior Affordable Projects developed within the City of Folsom, the applicant is not requesting financial participation from the City of Folsom.

The proposed project, including placement of the three-story apartment building, has been designed to preserve key open space areas containing numerous oak trees while also recognizing the unique topographical and physical features present on the project site. The proposed three-story apartment building features a contemporary residential design highlighted by simple rectilinear forms and shapes with vertical and horizontal components utilized to create visual interest while also breaking up the massing of the building. Proposed building materials include stucco, vertical board and batten siding, brick veneer, wood shutters, stucco trim, wrought iron railing, vinyl windows, and composition shingle roof tiles. The primary building colors are earth tone and include various shades of brown (Midnight Brown, Wooden Acre, and Wooden Peg) accented with a number of more vibrant white (Light House) and reddish colors (High Desert).

The proposed project includes a number of sustainability features consistent with the California Green Building Standards Code (CALGreen). The project is expected to exceed the 2016 California Building Energy Efficiency Standards (Title24; Part6) by 15o/o or more. The proposed project includes:
lnstallation of a rooftop photovoltaic system (approximately 199 kW) that will serve the apartment building.
lnstallation of cool paving materials (slag concrete)
o 14 electric vehicle capable parking spaces (spaces wired for future installation of an electric vehicle charging station).

Primary vehicle access to the project site will be provided by a new full-access driveway located on the south side of East Natoma Street at the signalized intersection of East Natoma Street and Prison Road. To accommodate installation of the new primary driveway, the proposed project is required to modifl7 the existing three-way signalized intersection at East Natoma Street and Prison Road and convert it into a four-way signalized intersection. Secondary access to the project site is provided by a new driveway on the south side of East Natoma Street, approximately 250 feet to the east of the proposed primary driveway. The secondary driveway, which will feature Stop-sign control for exiting vehicles, will be limited to right-turns in and right-turns out only. a
a
City of Folsom Page 7

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
Proposed internal vehicle circulation consists of a single 27-foot-wide drive aisle that loops around the prolect site and connects the two project driveways. Pedestrian and bicycle access and circulation is provided by realignment of an existing Class I bicycle trail located in the northwestportion of the projectsite, existing Class lll bicycle laneson East Natoma Street, construction of a new sidewalk along the south side of East Natoma Street, installation of new internal sidewalks and walkways throughout the project site, and construction of a pedestrian/bicycle connection from the project site to an existing Class I bicycle trial (Oak Avenue Parkway Trail) located south of the project site.

Additional site improvements include 136 on-site parking spaces (includes 14 electric vehicle capable parking spaces), 28 bicycle parking spaces, underground utilities, a drainage swale, bio-retention planters, retaining walls, fencing and screen walls, a bocce ball court, an outdoor patio, site lighting, site landscaping, a trash/recycling enclosure, and a monument sign. The proposed site plan is shown in Figure 2 below.

FIGURE 2: PROPOSED SITE PLAN
@..d6ooogl,@
{
{!l}
?RELMINARY SITEFIAN
NATOiWTmIoR

APARTMENTS
cITt'oF FOIJOM, CA
s-*--
City of Folsom Page 8

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
ATTACHMENT 3
ANALYSIS.

The following sections provide an analysis of the applicant's proposal. Staff's analysis includes:

A. General Plan and Zoning Consistency
B. Conditional Use Permit
. Land Use Compatibility
C. Planned Development Permit
. DevelopmentStandards
. Building Architecture and Design
D. Density Bonus
E. Traffic/Access/Circu lation
F. Parking
G. NoiseA/ibration lmpacts
H. Walls/Fencing
L Site Lighting
J. Signage
K. Trash/Recycling
L. Existing and Proposed Landscaping
M. Tree Preservation
N. Conformance with Relevant Folsom General Plan Objectives and Policies O. Native American Consultation
A. General Plan and Zoning Consistency
General Plan and Zoninq Consistency
The General Plan land use designation for the project site is PO (Professional Office) while the zoning designation is BP PD (Business and Professional, Planned Development District). The proposed project is consistent with both the General Plan land use designation and the zoning designation for the site, as senior citizen residential developments are identified as a permitted land use within the zoning designation for this site with approval of a Conditional Use Permit. ln addition, the proposed project meets the development requirements established for the BP zoning district with respect to lot area, lot width, building height, building coverage, and building setbacks. Parking standards for senior residential projects are established through the Planned City of Folsom Page 9

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
Development Permit process and are discussed later within the Parking Section of this report.

B. Gonditional Use Permit
Land Use Compatibility
The proposed project is located on an undeveloped, 4.86-acre commercially zoned property situated on the south side of East Natoma Street at the intersection of East Natoma Street and Prison Road. As described and shown in the Background section of this staff report, the prolect site is bounded by single-family residential development to the east with Cimarron Circle beyond, a PG&E transmission corridor to the west with commercial offices and Fargo Way beyond, East Natoma Street to the north with Folsom State Prison beyond, and a PG&E transmission corridor to the south with single and multi- family residential development beyond.

The applicant is requesting approval of a Conditional Use Permit to develop and operate a 136-unit senior affordable apartment community on the subject 4.86-acre project site located at 103 East Natoma Street. The Conditional Use Permit is required for the proposed use in this location, which is zoned Business Professional. The Folsom Municipal Code describes the BP zone as follows: "The intent of the BP zone is to designate areas suitable for business and professional offices. Uses in the BP zone are intended to be low-intensity commercial uses and compatible with higher-intensity residential uses. Retail commercial activities are discouraged. The BP zone may serve as a buffer between retail commercial and residential areas The BP zone should be located along major arterials or have direct access to one via a collector street.". The FMC states that a "senior citizens residential complex" is permitted in the BP zone upon issuance of a conditional use permit. (FMC S 17.22.030(EX 214); 17.22.O4O(1).) In order to approve this request for a Conditional Use Permit, the Commission must find that the "establishment, maintenance, or operation of the use or building applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, and general welfare of persons residing or working in the neighborhood of such proposed use, or be detrimental or injurious to property and improvements in the neighborhood, or to the general welfare of the City." (FMC S

17.60.040.)
In reviewing the request for a Conditional Use Permit, staff took into consideration the compatibility of the proposed land use in relation to the existing land uses in the immediate project vicinity. Potential noise impacts, traffic impacts, parking impacts, oak tree impacts, and aesthetic impacts were also analyzed and are addressed within separate sections of this report.

City of Folsom Page 10

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
As mentioned earlier within this report, the project site is located in close proximity to a major arterial roadway (East Natoma Street) and within an area that features a broad mixture of different types of land uses including single-family residences, multi-family residences, medical and professional offices, a senior center, a library, a food bank, local government offices, a hospital, a church, a state prison, and an overhead transmission line corridor.
ln the immediate project area, the existing land uses are predominantly residential in nature. The project is bound by single-family residences (Cimarron Hills Subdivision) to the east with Cimarron Circle and additional single-family residences beyond, an overhead transmission line corridor to the west with office development and Fargo Way beyond, an overhead transmission line corridor to the south with single-family and multi- family residences beyond, and East Natoma Street to the east with Folsom State Prison beyond.

The proposed Vintage at Folsom Senior Apartments prolect is an active-adult (55+; affordable rental community that will provide housing opportunities for approximately 175 residents. Given the residential nature of the proposed use, staff has determined that the proposed project will be complimentary to the existing single-family and multi-family residential land uses located in the immediate project vicinity. In addition, taking into account the unique needs of senior residential communities, staff has determined that the proposed project is also complimentary with surrounding non-residential uses in the vicinity that will provide a variety of daily and weekly services (medical offices, hospital, senior center, library, church, food bank, etc.) to the senior residents.

Consistent with the description of the BP zone in the Zoning Code, the proposed project, if approved, would serve as a buffer between existing professional/commercial development and residential areas. ln addition, the proposed project's location along a major arterial street is consistent with the Zoning Code. REFER TO IMPACTS ON VARIOUS ISSUE AREAS DESCRIBED BELOW. Based on all of that, staff supports development of the proposed project at the subject location and, accordingly, staff recommends that the Commission grant the Conditional Use Permit.

C. Planned Development Permit
The purpose of the Planned Development Permit process is to allow greater flexibility in the design of integrated developments than otherwise possible through strict application of land use regulations. The Planned Development Permit process is also designed to encourage creative and efficient uses of land. The following are proposed as part of the applicant's Planned Development Permit:

City of Folsom Page 1 1

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
o DevelopmentStandards
o Building Architecture and Design
Development Standards
The applicant's intent with the subject application is to create a set of development standards that will comply with the development standards established for the BP (Business and Professional) zoning district, in which the project site is located, as well as the standards for the R-4 (General Apartment) zoning district, which apply to similar multifamily projects.

The development standards for the R-4 zoning district are included for reference purposes only as the proposed project is a multi-family development, however, the subject property has a BP zoning designation which takes precedence in terms applicable development standards.

The table below outlines the existing development standards for the BP and R-4 zoning districts compared to the proposed development standards for the Vintage Senior Apartments project:

TABLE 1: DEVELOPMENT STANDARDS TABLE
As shown on the development standards table, the proposed project meets or exceeds all development standards established for the BP (Business and Professional) and R-4 (General Apartment) zoning districts including minimum lot area, minimum lot width, maximum building coverage, front yard setback, rear yard setback, side yard setbacks, and maximum building height. Regarding building height, the proposed apartment building is 34 feet in height with architectural features extending to 42-feet 6-inches. The 34-foot height of the building itself meets standards as shown above. The Zoning Code also allows architecturalfeatures to be built to a height up to 25 feet above the height limit established for the district in which they are located, which, in this case, would be 60 feet.

Development Standards Table
Vi ntaqe Senior Apartments
Min.

Lot
Area
Min.

Lot
width
Max.

Building
Coveraoe
Front
Yard
Setback
Rear
Yard
Setback
Side
Yard
Setbacks
ing
Height
limlt
BP Zoning
District
6,000
s.f.
60 60% 20 feet 20 feet NA 35 feet (two
stories),(4
stories with
CUP)
R4 Zoning
District
6,000
s.f.
60 feet
6o0/o 20 feet 20 feet 5 feet
and
10 feet
50 feet
(four-
stories)
Proposed
Project
211,701
s.f.
580
feet
18o/o 20 feet 87 feet 68 feet
and
117 feet
34 feet
City of Folsom Page 12

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
(FMC S 17.58.0S0.) As such, the building height, including the taller architectural features, complies with the Zoning Code. However, the proposed building is three stories tall and only two stories are allowed by right. The applicant has requested a concession under the density bonus law to allow the additional story. That request is analyzed in the Density Bonus section of the report. The established of a project-specific parking standard is addressed separately within the Parking Section of this staff report.

Buildinq Architecture and Desion
As detailed in the Project Description section of this report, the proposed project includes development of a three-story, 111,755-square-foot apartment building. The design concept for the apartment building features a contemporary residential architectural style accentuated by simple rectilinear forms and shapes, with vertical and horizontal components intended to establish visual interest while also breaking up the massing of the building. Proposed building materials include stucco, vertical board and batten siding, brick veneer, wood shutters, stucco trim, wrought iron railing, vinyl windows, and composition shingle roof tiles. Primary building colors are earth tone and include different shades of brown (Midnight Brown, Wooden Acre, and Wooden Peg) accented with a couple of more vibrant white (Light House) and reddish colors (High Desert). Proposed elevations and renderings of the proposed apartment building are shown below and on the following pages.

FIGURE 3: BUILDING ELEVATIONS
{kF
,:.t(F'
x, .$F{ir'
City of Folsom Page 13

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
FIGURE 4: BUILDING RENDERING (NORTHEAST)
FIGURE 5: BUILDING RENDERING (SOUTHWEST)
,
i
I
City of Folsom Page 14

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
FIGURE 6: BUILDING RENDERING (SOUTHEAST)
, -, . rih'i#;i: :l' 319; ; rr
ic , "'t' '-i1
The proposed project is not located within a geographic area that has established residential or commercial design guidelines. However, the project is subject to the City's Design Guidelines for Multi-Family Development (Design Guidelines). The overall purpose of the Design Guidelines is to promote and protect public health, safety, and general welfare of the community by:

Supporting the preservation of existing neighborhood character and community value.

Promoting the vision of suitable housing types for all residents including new standards for developments with higher densities and usage mix.

Encouraging the formulation or regulations that reflect the direction of the Folsom General Plan and add a qualitative direction for new developments in support of General Plan Policies.

Providing guidance for increasing density with greater attention paid to amenities Creation of interconnected and livable communities.

Minimizing the impact of parking within existing or planned neighborhoods. a
a
a
a
a
a
City of Folsom Page 15

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
ln terms of architecture and design, the Design Guidelines for Multi-Family Development recommend that multi-family projects be designed in a manner that compliments the surrounding community. The following are some of the specific design recommendations suggested by the Design Guidelines:

Variety and distinctness in design are desirable
Expanses of uninterrupted wall area, unbroken roof forms, and box-like structures shall be prohibited. Balconies, porches, bay windows, chimneys, and other design elements with projections and varied setbacks shall be used to break up the physical characteristics of structures.

Separations and changes in the height of roof planes shall be used to visually separate the units. Articulation such as roof dormers, hips, gables, balconies, wall projections, and porches shall be used to break up the visual massing of building facades.
a
a
a
a The use of a variety and combination of building materials is encouraged. Building materials selected for multi-family projects shall be very durable and require low maintenance including, but not limited to, stucco, stone, and brick. Building materials shall integrate quality design elements consistent with the design of the development and the surrounding neighborhood.

Predominant roof materials shall be of high quality, durable material such as, but not limited to, clay or concrete roof tiles and asphalt shingles. a
a Exterior building colors shall be compatible with the surrounding neighborhood setting and shall not be out of character or in visual competition with the existing surrounding design elements.

All accessory structures, including carports, garages, and solid waste enclosures, shall be designed with materials and in a manner consistent with the architectural design characteristics of the development.

As illustrated on the building elevations and color renderings (Attachments 16 and 17), the proposed apartment building incorporates many of the key design features recommended by the Design Guidelines including the use of rectilinear building shapes to create a sense of depth, use of varied forms and projections to create visual relief, use of staggered rooftop elements to break up the mass of the building, and the inclusion of unique design details to reinforce the residential design theme of the building.

As shown on the color and materials board (Attachment 19), the proposed project utilizes a variety of modern residential building materials to enhance the appearance of the building including the use of stucco on the walls, brick veneer wainscotting, board and batten siding, wrought-iron railings, and composition shingle roofing material. As a
City of Folsom Page 16

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
recommended by the Design Guidelines, the proposed project features a natural color scheme with extensive use of earth tone colors including various shades of brown complimented with more vibrant white and reddish colors. ln evaluating the architecture and design of the proposed project, staff also took into consideration the compatibility of the proposed apartment building relative to existing single-family and multi-family structures in the immediate project area. The individuals potentially most impacted by the design of the proposed apartment building reside in single-family residences located in the Cimarron Hills Subdivision directly adjacent to the project site to the east. The Cimarron Hills Subdivision, which was developed in the early 1980s, features a mixture of 95 one and two-story homes. The single-family residences within the Cimarron Hills Subdivision have a zoning designation of R-1-ML (Single-Family Dwelling, Medium Lot District), which allows for development of a residence that is a maximum of 2.5 stories tall, but not to exceed 35 feet.

The next closest individuals that have the potential to be impacted by the proposed project are a series of multi-family residences (combination of duplex and fourplex units) located on the north side of Montrose Drive, approximately 317 feet to the south of the project site across an overhead transmission line corridor. The multi-family residences located along the north side of Montrose Drive, which were developed in the 1960s and 1970s for the most part, include a mixture of one and two-story story structures. These multi- family residences along Montrose Drive have zoning designations of R-2 (Two-Family Residence District) and R-4 (General Apartment District), which allow for development of residential structures that are a maximum of 2.5 stories tall, but not to exceed 35 feet and four-stories, but not to exceed 50 feet in height respectively.

As mentioned in the Prgect Description section of this staff report, the applicant is requesting approval of a density bonus concession to allow the proposed apartment building to exceed two-stories in height (proposed apartment building is three-stories tall and 34 feet in height with architectural features extending to 42-feet 6-inches). According to the applicant, the architecture and design of the apartment building was crafted purposefully to compliment the design, architecture, building materials, and colors of existing single-family and multi-family residence in the surrounding neighborhoods. ln addition, placement and orientation of the three-story apartment building was designed to preserve key open space areas that contain numerous oak trees, while also recognizing the unique topographical and physical features (drainage channel, etc.) present on the project site.

The building site sections on the following page demonstrate the site and building relationship between the proposed apartment building and adjacent single-family residences to the east on Cimmaron Drive.

City of Folsom Page 17

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
FIGURE 7: BUILDING SITE SECTION (CIMMARON HILLS-NORTH)
'&..*.
r 1i..'ili:"'
FIGURE 8: BUILDING SITE SECTION (CIMARRON HILLS-SOUTH)
City of Folsom Page 18

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
As shown on the site sections and on the submitted development plans, there are a number of factors that will minimize the visual impact of the proposed three-story apartment building relative to the adjacent single-family residences on Cimarron Circle including grade differential, building separation, existing and proposed landscaping, proposed walls, and building orientation. ln relation to grade differential, the finished pad elevation of the apartment building is 346 feet msl (above mean sea level) while the pad elevation for adjacent single family residences ranges from 355 to 360 feet msl. The visual impact associated with this grade differential is that the proposed apartment building will appear to be a two-story tall structure as viewed from the first floor of the single-family residences to the east. With regard to building separation, the proposed apartment building has setbacks that range from approximately 68 to 95 feet from the eastern property boundary and setbacks that range from approximately 128 to 165 feet from the single-family residences to the east on Cimarron Circle.

As shown on the building site section and submitted landscape plans (Attachment 10), there are a number of existing trees on the prolect site along the eastern project boundary that will be preserved. ln addition, the proposed project includes the planting of a significant number of trees (24-inch box evergreen trees) within a 1S-foot-wide landscape buffer along the eastern project boundary. The combination of existing trees and new tree plantings along the eastern project boundary will create a natural vegetative screen between the project site and the residential properties to the east. With regard to walls, the proposed project includes construction of a decorative 8-foot-tall masonry wall along the entire eastern project boundary which will reduce the visual impact of the three-story apartment building, while also providing for additional privacy for residents of the adjacent single-family residences to the east. Lastly, the proposed apartment building has been designed with two wings oriented at an approximately 4S-degree angle, further breaking up the length and massing of the building and minimizing potential visual impacts to adjacent sing le-fam ily residences.

As mentioned previously, the proposed prolect is also located in relatively close proximity to a series of multi-family residences situated along the north side of Montrose Drive creating potentialvisual impacts. The proposed three-story apartment building, which is separated from the multi-family residences by a 19O-foot-wide overhead transmission line corridor, is located approximately 317 feetfrom the nearest multi-family residence along Montrose Drive resulting a substantial physical buffer between the properties. ln addition, there is a significant grade differential between the proposed apartment building (346 feet msl) and the multi-family residences (approximately 360 feet msl) to the south, further reducing potentialvisual impacts associated with the proposed apartment building.

Based on the aforementioned analysis, staff has determined that the proposed project represents a high-quality design that is consistent with the design recommendations of the Design Guidelines for Multi-Family Development. ln addition, staff has determined that the project design is complimentary to the design of existing residential buildings in the immediate project area. As a result, staff recommends approval of the applicant's design with the following conditions:

City of Folsom Page 19

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
1 . This approval is for a three-story apartment building totaling 111,755 square feet associated with the Vintage Apartments project. The applicant shall submit building plans that comply with this approval and the attached building elevations and color renderings dated June 3, 2022.

2. The design, materials, and colors of the proposed Vintage Senior Apartments building shall be consistent with the submitted building elevations, color renderings, materials samples, and color scheme to the satisfaction of the Comm un ity Development Department.

3. Brick pavers or another type of colored masonry material (ADA compliant) shall be used to designate pedestrian crosswalks on the project site, in addition to where pedestrian paths cross drive aisles, and shall be incorporated as a design feature at the driveway entrances at East Natoma Street to the satisfaction of the Community Development Department.

4. Roof-mounted mechanical equipment, including satellite dish antennas, shall not extend above the height of the parapet walls. Ground-mounted mechanical equipment shall be shielded by landscaping or trellis type features.

5. Utility equipment such as transformers, electric and gas meters, electrical panels, and junction boxes shall be screened by walls and or landscaping.

These recommendations are included in the conditions of approval (Condition No. 60) presented for consideration by the Planning Commission.

D. Density Bonus
As mentioned in the Project Description section of this staff report, the applicant is requesting approval of a Density Bonus to allow development of the senior affordable apartment project at a residential density of 28 units per acre. ln addition, the applicant is seeking to be granted three incentives/concessions including establishing a parking ratio of one parking space per apartment unit, increasing the maximum building height from 35 feet to 42-feet 6-inches, and increasing the maximum number of building stories from 2 stories to 3 stories.

The State Density Bonus Law (Government Code section 65915) requires the City to grant one density bonus and, if requested by the applicant and consistent with applicable requirements, specified numbers of incentives or concessions, waivers or reductions of development standards, and reduced parking ratios, all based on the percentage of affordable units in the housing development.

Similarly, the Density Bonus chapter of the Folsom Municipal Code (FMC. Chapter 1 7.102 Densitv Bonus and Other Developer lncentives) is intended to provide incentives for the production of affordable housing opportunities within the City for very low-income, low- City of Folsom Page 20

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
income, and moderate-income households and seniors. Section 7 102030 (lmplementation) of the Folsom Municipal Code states that the City shall grant a density bonus to an applicant of a housing development consisting of five or more units who agrees to provide the following:
a) At least ten percent of the total units of a housing development for low-income households; or
b) At least five percent of the total units of a housing development for very low- income households; or
c) A senior citizen housing development
The proposed prolect includes development a 136-unit senior affordable apartment community which includes 122 units (90%) being made available to Low lncome individuals (incomes at or below 60% of the Sacramento area median income (AMl)) and 14 units (1oo/o) made available to Very Low lncome individuals (income at or below 50% of AMI). Based on this information, staff has determined that the proposed project meets all three of the criteria listed above and qualifies for granting of a Density Bonus by the City. The State Density Bonus Law also requires that the rental units must remain affordable for 55 years or longer. Condition No. 4 is included to reflect this requirement.

State law defines "density bonus" as "a density increase over the otherwise maximum allowable gross residential density as of the date of application by the applicant to the city." (Government Code S 65915(0.) However, a housing development project can qualify for a density bonus, and all associated incentives, concessions, etc. even if it includes "no increase in density"." ((Government Code S 65915(f).) The amount of density increase to which an applicant is entitled varies depending on the percentage of affordable housing units in the development.
ln this case, the subject property does not have an assigned density, per se, because it is zoned BP. The maximum allowable density underthe General Plan is 30 dwelling units per acre, and this project is below that, at 28 dwelling units per acre. Accordingly, no density increase is requested as a part of this project. As mentioned above, however, the applicant is still eligible for incentives/concessions under the density bonus law. (Government Code S 65915(0.)
ln addition to the available density increase, State Density Bonus Law (Government Code section 65915) and the Density Bonus chapter of the Folsom Munic Code (FMC Section 17.102.030) provide an applicant with incentives/concessions, waivers or reductions of development standards, and reduced parking ratios in return for the development of senior or affordable housing units. The State Density Bonus Law states that an applicant shall receive four incentives/concessions tf 10Oo/o of all units in the development, including total units and density bonus units, but excluding a manager's unit, are for lower income households. (Government Code S 65919(dX2XD), City of Folsom Page21

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
6591s(bx1(G).) In this particular case, all of the 136 apartments units are considered affordable with 90% of the units being restricted to Low-lncome households and 10o/o of the units being restricted to Very Low-lncome households. As a result, staff has determined that the applicant is eligible for four incentives/concessions, but the applicant has only requested three.

The first incentive/concession that the applicant is requesting is the establishment of a parking ratio of one parking space per each apartment unit for the Vintage Senior Apartment Community. As discussed later within the Parking section of this staff report, there is no established parking standard in the Folsom Municipal Code for senior affordable apartment community projects. As a result, the parking standard for senior affordable apartment projects is established through the Planning Development Permit process. The applicant has provided documentation (Parking Study-Attachment 23 and Parking Memorandum-Attachment 24) that makes a justiflcation for the requested 1:1 parking ratio for the proposed project. Staff has evaluated the aforementioned supplemental parking information and conducted its own parking analysis (Parking section of staff report) and determined that a 1:1 parking ratio is adequate to serve the proposed project. The requested 1:1 parking ratio also complies with the limits placed on the City's ability to require specific parking ratios for affordable housing projects by the State Density Bonus Law. (Government Code S 65915(p) ) As a result, staff is supportive of the proposed incentive/concession to establish a parking ratio of one parking space per each apartment unit for the Vintage Senior Apartments project.

The second incentive/concession being requested is to allow for an increase in the maximum building height of the apartment building from 35 feet to 42-leet 6-inches. As discussed previously within the Planned Development Permit section of this staff report, the proposed three-story apartment building is 34 feet in height (primary roof height) with architectural features that extend up to 42-feet 6-inches in height. The proposed building height is consistent with the maximum building height standard of 35 feet established for the BP zoning district in which the subject property is located. ln addition, the proposed project is consistent with the building height exception established by the Folsom Municipal Code (FMC, Section 17.58.080 Heiqht Exceptions) for architectural features extending above the primary roofline with certain project-related architectural features extending up to 7-feet 6-inches above primary roof line (42-teet 6-inches above grade), whereas architectural features are permitted to extend up to 25 feet above the height limited established for particular zoning district. The applicant may not need an incentive/concession under the Density Bonus Law to obtain approval of the requested building height, given the requirements in the Folsom Municipal Code described above.

However, the applicant has requested the incentive/concession and staff has determined that the project is eligible for it under the Density Bonus Law. Based on the fact that the proposed project is consist with the established standard for maximum building height for the BP zoning district, staff is supportive of the requested incentive/concession for the primary building height to be 34 feet, with architectural features extending up to 42-feet 6-inches.

City of Folsom Page22

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
The third and last incentive/concession requested includes a request to increase the maximum number of building stories from 2 stories to 3 stories. According to the applicant, the increase of the apartment building lrom 2 to 3-stories is necessitated by the desire to avoid key open space areas on the project site, preserve protected oak trees, and work within the unique topographical and physical features (elevation changes, drainage channel, etc.) present on the project site. As mentioned previously within the Planned Development Permit section of this staff report, the apartment building has a primary roof height of 34 feet which is consist with the maximum height standard established for the BP zoning district (adjacent Cimarron Hills Subdivision has same maximum height requirement of 35 feet). ln addition, the project site is at a substantially lower elevation that the adjacent residential properties, further minimizing the potential visual impacts associated with the proposed three-story apartment. Based on this information, staff is supportive of the third incentive/concession to increase the building height from 2-stories to 3-stories for the proposed Vintage Senior Apartments project. ln summary, staff has determined that the applicant's Density Bonus request to create a residential density on the subject property of 28-units per acre is consistent with the requirements of the State Density Bonus Law and the Folsom Municipal Code. ln addition, staff has determined that the applicant is eligible for four incentives/concessions based on the affordable composition (100% affordable to Low and Very Low-lncome Households) of proposed apartment project. Staff is also supportive of the three proposed incentives/concessions relative to parking ratios, building height, and building stories. Lastly, it is important to acknowledge the each of the incentives/concessions requested by the applicant are somewhat redundant in that City staff is supportive of the proposed parking.ratio, building height, and number of building stories as discussed in the Conditional Use Permit and Planned Development Permit sections of this staff report.

However, the applicant felt strongly that the Density Bonus request was integral to their moving forward with the proposed Vintage Senior Apartments project, especially given the challenges facing development of affordable housing in the region and the State.

Under Government Code section 65915(dX1) of the State Density Bonus Law, the City must grant the requested incentives, concessions, waivers or reductions of development standards, and reduced parking ratio unless, one or more of the following findings are made, based upon substantial evidence:

The concession or incentive does not result in identifiable and actual cost reductions... to provide for affordable housing costs.

The concession or incentive would have a specific, adverse impact [defined as a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. The following shall not constitute a specific, adverse impact upon the public health or safety: (A) inconsistency with the zoning ordinance or general plan land use designation; (B) the eligibility to claim a welfare o
a
City of Folsom Page 23

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
a
exemption under subdivision (g) of Section 214 of the Revenue and Taxation Code (Gov. Code S 65589.5(dX2)1 upon public health and safety or on any real property that is listed in the California Register or Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households.

The concession or incentive would be contrary to state or federal law The project applicant may initiate judicial proceedings if the City refuses to grant a requested density bonus, incentive, or concession. (Government Code S 65915(dX3).) In such a proceeding, the City bears the burden of proof for the denial of a requested concession or incentive. (Government Code S 65915(dX4).) Staff is not aware of information supporting any of the above-referenced findings in this case.

Staff has determined that the requested density bonus and the requested incentives/concessions should be granted.

E. Traffic/Access/G i rcu lation
Existino Network
The project site is located on the south side of East Natoma Street at the intersection of East Natoma Street and Prison Road. Significant roadways in the project vicinity include Natoma StreeUEast Natoma Street and Prison Road. Natoma StreeUEast Natoma Street provides connectivity between Folsom Boulevard to the west and Empire Ranch Road to the east. ln the vicinity of the project, Natoma StreeUEast Natoma Street is minor two- lane arterial roadway with a posted speed limit of 35-mph. Prison Road is a two-lane north-south roadway that provides access between East Natoma Street and Folsom State Prison.

The traffic, access, and circulation analysis associated with the proposed prgect is based on the results of a Transportation lmpact Study (Attachment22) that was prepared in July 2022 by T. Kear Transportation Planning and Management, lnc. The Transportation Study analyzed traffic operations at the following two study intersections in the vicinity of the project site:
o East Natoma Street/Prison Road
. East Natoma StreeUEastern Project Driveway
Two different scenarios were evaluated in reviewing traffic operations at the two study intersections including Existing 2O22 wrlhout Project Condition and Existing 2022 with Project Condition.

City of Folsom Page24

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
The proposed Vintage Senior Apartments project is expected to generate a total of 39 vehicle trips during the weekday AM peak hour (17 inbound and 22 outbound) and 41 vehicle trips during the weekday PM peak hour (22 inbound and 19 outbound). Overall, the proposed project is projected to generate a total of 441daily vehicle trips. Based on the relatively low volume of project-related vehicle trips, the Transportation Study concluded that the proposed project would not have a significant impact on vehicle level of service (LOS) at either of the two study intersections. ln addition, the Transportation Study determined that the proposed project would not have a significant impact relative to Vehicle Miles Traveled (VMT) as the project is projected to be at least 15% less than the regional per capita VMT. lt is interesting to note that the proposed project is expected to generate less AM peak hour and PM peak hour vehicle trips that the previously approved office project (Montara Grove Office Park) on the subject site.

Proiect Access and On-Site Circulation
As shown on the submitted site plan (Attachment 6), primary vehicle access to the project site is provided by a new full-access driveway located on the south side of East Natoma Street at the signalized intersection of East Natoma Street and Prison Road. lnstallation of the primary driveway will require modification of the existing three-way signalized intersection at East Natoma Street and Prison Road to convert it into a four-way signalized intersection. Secondary access to the project site is provided by a new driveway on the south side of East Natoma Street, approximately 250 feet to the east of the proposed primary driveway. The secondary driveway, which willfeature Stop-sign controlforexiting vehicles, will be limited to right-turns in and right-turn out only.

Proposed internal vehicle circulation consists of a single 27-foot-wide drive aisle that loops around the project site and connects the two project driveways. Pedestrian and bicycle access and circulation is provided by realignment of an existing Class I bicycle trail, existing Class lll bicycle lanes on East Natoma Street, construction of a new sidewalk along the south side of East Natoma Street, installation of new internal sidewalks and walkways throughout the project site, and construction of a pedestrian/bicycle connection from the project site to an existing Class I bicycle trial located south of the project site.

The preliminary access and circulation plan is shown in Figure 9 on the following page.

City of Folsom Page 25

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023

PREUMINANY ACCESS AND CIRCUTATION FIAN

NATOMA SENIOR

APARTMENTS
clTYoFror.soM,cA
G--,--
FIGURE 9: PRELIMINARY ACCESS AND CIRCULATION PLAN
The Transportation Study prepared for the proposed project also evaluated the operation and configuration of the project access system in terms of driveway geometry, driveway access, driveway throat depth, vehicle queuing, vehicle accident history ,and bicycle and pedestrian safety. Shown in the figures on the following pages are the proposed access driveways and their configuration.

City of Folsom Page 26

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
FIGURE 10: PRIMARY PROJECT ACCESS DRIVEWAY
.f-t,lt-i. . :"".,,i /
"', /
City of Folsom Page27

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
FIGURE 11: SECONDARY PROJECT ACCESS DRIVEWAY
b*
il_'
*
t
nQl
,/
.d BEG|N (P)
IE rNTo (t
(E) r.
(i.
,!).
ln relation to driveway geometry, City standards require that a 60-foot right-turn taper be provided when there are 10 or more vehicles making a right-turn movements into a driveway during the AM (7:00 a.m. to 9:00 a.m.) or PM (4:00 p.m. to 6:00 p.m.) peak hours, with a 1SO-foot right-turn pocket plus 60-foot taper being required when there are 50 or more right-turn movements into a driveway. The Transportation Study determined that neither of the prolect driveways will have more than 10 right{urn vehicle movements, thus neither of the turn-pocket improvements reference above are required. With that said, the proposed prolect does include construction of a 1SO-foot right-turn pocket with 60-foot taper on the eastbound approach to Prison Road from East Natoma Street. The proposed project also includes construction of a 10O-foot left-turn pocket with 60-foot taper on the westbound approach to Prison Road from East Natoma Street. The secondary project driveway, which is located approximately 250 feet east of the primary City of Folsom Page 28

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
project driveway, is proposed to be limited to right-turn in and right-turn out movements only. To ensure that vehicle movements at the secondary project driveway are limited to right-turn in and right-turn out movements, the Transportation Study recommends that a raised median be constructed within Natoma Street and a right-turn channelization taper be constructed at the secondary project driveway to prevent left-turns into the project site from westbound East Natoma Street and left-turns out of the project site onto westbound East Natoma Street. Otherwise, the Transportation Study determined that the proposed geometry and access for the two project driveways was adequate.

The Folsom Design and Procedures Manual indicates that the required minimum driveway throat depth for an 81-161-unit multi-family residential apartment development is 50 feet for a single project driveway or the sum of 50 feet when there are multiple project driveways. As shown on the submitted site plan (Attachment 6), the primary project driveway has a throat depth of 50 feet, while the secondary project driveway has a throat depth of 25 feet (sum of 75 feet). Based on this information, the Transportation Study concluded that the driveway throat depth for the two project driveways was adequate to serve the apartment project. The Transportation Study also determined that there was sufficient vehicle storage available in the proposed leftturn pocket into the project site from westbound East Natoma Street and out of the project site from the primary project driveway onto westbound East Natoma Street.

The Transportation Study evaluated potential geometric constraints and safety issues associated with development of the proposed apartment project including driveway spacing, sight vision triangles, and Statewide lntegrated Traffic Records System (SWITRS) collision data. The Study determined that the project-related driveway spacing, throat depth, and corner sight-distance are all adequate. ln terms of reported vehicle accidents in close proximity to the project site, the Study found that there have been three vehicle accidents within the past five years including a rear-end collision on eastbound East Natoma Street at Prison Road and two driving under the influence (DUl) incidents (vehicle sideswiped/vehicle overturned). Based on this data, the Study concluded that these types of vehicle accident varieties would not be exacerbated with development of the proposed prolect and that no traffic safety treatments are warranted.

The Transportation Study evaluated bicycle and pedestrian safety relative to existing and proposed improvements to bicycle and pedestrian circulation associated with the proposed project. Pedestrian and bicycle access and circulation improvements tied to the proposed project include realignment of an existing Class I bicycle trail located in the northwest portion of the project site, restriping of existing Class lll bicycle lanes on East Natoma Street, construction of a new sidewalk along the south side of East Natoma Street, installation of new internal sidewalks and walkways throughout the project site, and construction of a pedestrian/bicycle connection from the project site to an existing Class I bicycle trial (Oak Avenue Parkway Trail) located south of the project site. The Study determined that the proposed project would not result in any bicycle or pedestrian safe$-related impacts.

City of Folsom Page 29

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
To ensure implementation of the traffic control measures identified on the submitted site plan and recommended by the Transportation lmpact Study, staff recommends the following recommendations be included as conditions of approval for the project (Condition No. 53)
East Natoma Street (Eastbound)
o The owner/applicant shall construct a 1SO-foot right-turn pocket with 60-foot taper on the eastbound appr:oach to Prison Road from East Natoma Street. The existing bike trailshall be relocated to accommodate the right-turn lane. The relocated bike trail shall be placed in a dedicated pedestrian access and trail easement which shall be recorded prior to plan approval. With this proposed modification, the eastbound approach to Prison Road from East Natoma Street shall include one left-turn lane, one thru lane, and one right-turn lane.

East Natoma Street (Westbound)
o The owner/applicant shall construct a 100-foot left-turn pocket with a raised median with a 60-foot taper on the westbound approach to Prison Road from East Natoma Street. The median shall allow emergency vehicle access/egress and the modiflcations required for emergency vehicle access/egress shall be approved by the City of Folsom Fire Department. With these proposed modifications, the westbound approach to Prison Road from East Natoma Street shall include one shared thru/right-turn lane and one left-turn lane.

Prison Road (Southbound)
o Prior to entering State property, the contractor shall execute a right-of-entry agreement with the State of California, Department of Corrections. o The owner/applicant shall restripe the existing right-turn lane at the southbound approach to East Natoma Street from Prison Road to indicate that this lane is a shared thru and right-turn lane. The existing dedicated left-turn lane shall remain as currently striped.

Primarv Proiect D (East Natoma Street)
o The owner/applicant shall construct a shared thru/right-turn lane and a dedicated left-turn lane at the northbound approach to East Natoma Street at the primary project driveway. The shared thru/right-turn lane and dedicated left-turn lane shall include a 70-foot turn pocket and a 60-foot taper.

Secondarv Proiect Drivewav (East Natoma Street)
o The owner/applicant shall construct a raised median within Natoma Street and a right-turn channelization taper at the secondary project driveway to prevent left- turns into the project site from westbound East Natoma Street and leftturns out of the project site onto westbound East Natoma Street to the satisfaction of the Community Development Department.

City of Folsom Page 30

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
o The owner/applicant shall install "Stop" signs, appropriate pavement markings, and signage at the secondary project exit at East Natoma Street.

East Natoma StreeUPrison Road Traffic Siqnal and Siqnal Timino o The owner/applicant shall construct a traffic signal at the fourth leg of the intersection of East Natoma Street and Prison Road and modify all existing traffic signal improvements to the satisfaction of the Community Development Department.
o The owner/applicant shall coordinate retiming the traffic signal at the intersection of East Natoma Street and Prison Road as follows:

Eastbound and westbound protected left turn phasing, northbound and southbound split phasing. 150 second cycle length, with 34 second northbound southbound split phases and 20 second eastbound and westbound protected phases, and 62 second eastbound and westbound through phases.

Crosswalks shall be set to 22 seconds to accommodate a 3 feet per seconding walking speed.
a
East Natoma Street Frontaoe lmprovements
o The owner/applicant shall install curbs, gutter, a bicycle lane, and sidewalks along the project's frontage with East Natoma Street as shown on the submitted site plan. ln addition, the owner/applicant shall construct curbs, gutters, a bicycle lane, and sidewalks from the project's eastern boundary approximately 120-feet to the east to connect to the existing off-site sidewalk and associated improvements. The owner/applicant shall enter into a credit reimbursement agreement with the City to cover the costs of these off-site frontage improvements.

The previous City of Folsom General Plan (1988) contemplated the extension of Oak Avenue Parkway from Willow Creek Drive to Natoma Street, with a further extension of Oak Avenue Parkway from East Natoma Street across the American River via bridge to Grant Lane. To facilitate the potential extension of Oak Avenue Parkway, the City obtained access easements from a number of properties located along the Oak Avenue Parkway Trail between Willow Creek Drive and East Natoma Street. The current City of Folsom General Plan (2035) did not envision the extension of Oak Avenue Parkway from Willow Creek Drive to East Natoma Street as evidenced by the General Plan Circulation Exhibit. ln addition, the Circulation Exhibit does not include a new bridge crossing in the vicinity of East Natoma Street and Prison Road. With the fairly recent construction of the Folsom Lake Crossing Bridge over the American River just below Folsom Dam, it is also highly unlikely that the City would entertain the idea of constructing another bridge crossing in this area. As a result, the City is not requiring the Vintage Senior Apartments project to provide a lntend of Dedication (lOD) along the southern portion of their property to accommodate future extension of Oak Avenue Parkway,
City of Folsom Page 31

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
F. Parking
As noted earlier within this report, the Vintage Senior Apartments project includes development of a three-story apartment building that feature 98 one-bedroom units and 38 two-bedroom units. Parking will be provided for 136 cars in off-street parking spaces located adjacent to the apartment building. The parking supply, which consists of 99 uncovered parking spaces and 37 covered carport parking spaces, features 20 accessible parking spaces and 14 electric vehicle capable parking spaces.

The Folsom Municipal Code (FMC. Chapter 17.58) does not include specific parking standards for senior (60+1 residential apartment uses. Standard apartment parking requirements are not appropriate because a variety of factors cause age-restricted affordable senior complexes to vary in demand and to require less parking than standard apartment complexes, including: smaller household size, fewer residents own vehicles, and average age of residents. ln addition, vehicle use is also expected to be reduced based on the close proximity of the prolect site to restaurants, retail shops, and public transportation.

To assist staff with the analysis of the project's parking needs, the applicant was required to provide a parking analysis/justification. A Parking Memorandum (Attachment 23) and Parking Case Study (Attachmenl24) for the Vintage Senior Apartments project were prepared by the Transpogroup and FPI Management respectively on October 17, 2022 and January 3,2023. The purpose of the Parking Memorandum was to determine an appropriate parking supply for the proposed project based on data from previously approved senior apartment projects in the City, data from similar senior apartment projects in the Sacramento region, and data from parking demand rates established by the ITE Parking Generation Manual.

The Parking Memorandum compared the parking proposed for the Vintage Senior Apartments with the parking ratios approved for other previously approved senior apartment projects within the City including the Scholar Way Senior Apartments, Avenida Senior Apartments, and Revel Senior Apartments. The approved parking ratios for the three aforementioned projects ranged from 0.81 to 1.09 parking spaces per apartment unit, with the proposed project falling within that range at 1.00 parking space per unit. lt is important to acknowledge that the Scholar Way and Avenida senior projects are currently under construction so no real time parking data is available. The Revel Senior Apartments project, which is currently constructed and approximalely 25o/o occupied, is currently parking at a ratio of approximately 0.60 parking spaces per unit based on recent information provided by the property manager.

The Parking Memorandum also evaluated parking data from six other similar senior apartment prolects in the Sacramento region. The approved parking ratios for the six aforementioned apartment projects ranged from 0.50 to 0.92 parking spaces per apartment unit. An observed parked car to apartment unit ratio was also conducted for these apartment projects, which entailed counting and actual number of cars parked City of Folsom Page 32

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
within an apartment project as compared to the total number of available parking spaces.

The observed parked car to apartment unit ratio ranged from 0.32 to 0.55.

The Parking Memorandum considered recommended parking ratios provided by the ITE Parking Generation Rate Manual (Sth edition, 2019), which provides the average and the 85th percentile weekday parking generation rates for "Senior Adult Attached Housing." Specifically, the ITE Parking Generation publication documents an average peak parking demand ratio of 0.61 parking spaces per unit and an 8Sth-percentile value of 0.68 parking spaces per unit. Using these parking generation rates with the 136 proposed apartment units, the total parking stalls required for the project would range between 83 and 92 spaces, with a peak parking demand of 83 parking spaces. ln addition, in the Parking Memorandum, the applicant provided a Parking Case Study which provided a real-time evaluation at seven existing Vintage Housing senior apartment communities located in suburban locations in California and Nevada. Listed in the table on the following page are the four apartment communities and their parking characteristics.

TABLE 2: VINTAGE HOUSING PARKING STANDARDS TABLE
Parking Standards Table
Approved Vi ntaqe Senior Apartment Gomm unities
Project Name Apartment Units Parking Provided Parking Ratio Proposed Project 136 Units 1 36 Spaces 1.00 Spaces Per Unit Vintage at Bouquet Canyon (GA) 264 Units 181 Spaces 0.69 Spaces Per Unit Vlntage at the Grosslngs (NV) 230 Units 175 Spaces 0.76 Spaces Per Unit Vintage at Sanctuary (NV) 208 Units 100 Spaces 0.48 Spaces Per Unit Vintage at Seven Hills (NV) 244 Units 244 Spaces 1.00 Spaces Per Unit Vintage at Bennett Valley (CA) 189 Units 210 Spaces 1.11 Spaces Per Unit Vintage at Napa (GA) 1 15 Units 62 Spaces 0.54 Spaces Per Unit Season at Laguna (CA) 222 Unils 158 Spaces 0.71 Spaces Per Unit As shown in the table above, the proposed project is parked at the high end of the parking ratio established for other senior apartments communities owned by Vintage Housing.

That being said, the Parking Case Study also included a discussion regarding parking supply adequacy at each of these apartment communities. The Case Study notes that the apartment communities (Vintage at Bouquet Canyon and Vintage at Sanctuary)with the lowest parking ratios are experiencing some challenges with available parking supply.

However, the apartments communities with the higher parking ratios (Vintage at the Crossings and Vintage Hills) are not experiencing any issues with parking supply.

City of Folsom Page 33

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
ln addition to the Parking Analysis provided by the project applicant, City staff considered parking information provided by the National Parking Association (NPA) Shared Parking Model (2019) to calculate the recommended number of parking spaces for the proposed project. The NPA model projects parking between approximately the 85th and 95th percentile and parses out the recommended number of parking spaces for a project. The NPA model determined that the appropriate parking ratio for the proposed project is 0.85 parking spaces per unit during the weekday and O.72 parking spaces per unit on weekends. Applying these parking ratios, the proposed project would be required to provide between 97 and 1 16 on-site parking spaces.
ln reviewing the parking provided for the proposed project, City staff also took into consideration the availability of public transportation for use by residents of the Vintage Senior Apartments project. Sacramento Regional Transit (SACRT) provides bus service within the City of Folsom, including service to the immediate project area. Specifically, SACRT Bus Route 30, which has a bus stop located approximately 0.25 miles to the west of the project site on the north side of East Natoma Street (in front of Senior Center), features bus service that operates 10 times per day Monday through Friday. ln addition to traditional bus service, SACRT offers SmaRT Ride on-demand microtransit service and GO Paratransit Service to residents of the City for local and regional trips.

Based on the above-referenced information and analyses, staff has determined that the 136 parking spaces (1.00 parking spaces per unit) proposed for the project will be sufficient to serve the needs of residents, employees, and visitors of the Vintage Senior Apartments project. lt is important to note that there will an on-site property manager residing in one of the apartment units.

The Folsom General Plan (2035) encourages the installation of electric vehicle charging stations in parking spaces throughout the City, prioritizing installations at multi-family residential developments. ln addition, the City's Greenhouse Gas Reduction Strategy associated with the General Plan states that multi-family residential projects with 17 or more units are required to providing electric vehicle charging stations in at least 5% percent of the total number of parking spaces. As noted in the project description, the applicant is proposing to provide 14 electric vehicle capable parking spaces within the development, but no electric vehicle charging stations initially. To ensure consistency with the General Plan, staff recommends that a minimum of 7 (5o/o of 136 total parking spaces = 7 electric vehicle charging stations) of the 14 proposed electric vehicle charging spaces be equipped with electric vehicle charging stations with initial development of the proposed project. Condition No. 50 is included to reflect this requirement.

As shown on the submitted site plan (Attachment 6), the applicant is proposing to provide 28 bicycle parking spaces evenly distributed among bicycle racks located near the building's primary entrances on the north, south, and east elevations. Staff has determined that the proposed project meets the bicycle parking requirements established by the Folsom Municipal Code (FMC. Section 17.57.090) by providing 28 bicycle parking spaces whereas 27 bicycle parking spaces are required.

City of Folsom Page 34

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
G. Noise/Vibration lmpacts
Based on the proximity of the project site to East Natoma Street as well as existing commercial, residential, and state land uses within the immediate project vicinity, acoustical measurements and modeling were prepared by Helix Environmental Planning on March 29, 2022 to analyze potential noise impacts at the proposed Vintage Senior Apartments project site. The purpose of the noise analysis was to quantify existing noise levels associated with traffic on East Natoma Street, and to compare those noise levels against the applicable City of Folsom noise standards for acceptable noise exposure at the project site. ln addition, noise generated by the proposed project including construction activities, on-site parking/circulation, and mechanicalequipment noise, were also evaluated in the noise analysis.

Two aspects of noise impacts were evaluated relative to the proposed apartment project, noise directed at the proposed project, and noise caused by the proposed project. As noted previously, the predominant existing noise sources in the project vicinity that may cause an impact to the project site are associated with vehicles traveling on East Natoma Street, as well as background noises from nearby commercial, residential, and state land uses. Potential noise impacts that might result from development of the Vintage Senior Apartments project community are construction-related activities and operational activities. Construction-related noise would have a short-term effect, while operational noise would continue throughout the lifetime of the project.

The Noise Element of the City of Folsom General Plan regulates noise emissions from public roadway traffic on new residential development or other noise sensitive land uses.

The Noise Element states that noise from traffic on public roadways shall not exceed 65 CNEL for outdoor use areas and 45 CNEL for interior use areas. To evaluate such potential noise impacts to the proposed project, Helix Environmental conducted ambient noise measurements to calibrate the predictive noise modeling program that estimates noise levels based on estimated future traffic noise affecting the project site. The noise modeling program determined that the outdoor noise levels at the outdoor use areas on the project site would be less than 65 CNEL, thus no significant impact was identified. ln addition, the noise modeling program determined that noise levels in the interior use areas of the apartment building would be less than 45 CNEL with implementation of standard building design and required construction techniques.

Construction of the Vintage Senior Apartments project would temporarily increase noise levels in the project vicinity during the construction period, which would take approximately 16 months. Construction activities, including site clearing, excavation, grading, building construction, and paving, would be considered an intermittent noise impact throughout the construction period of the project. The City's Noise Ordinance excludes construction activities from meeting the General Plan Noise Element standards, provided that all phases of construction are limited to the hours between 7:00 a.m. and 6:00 p.m. on weekdays, and between 8:00 a.m. and 5:00 p.m. on Saturdays. To ensure compliance with the City's Noise Control Ordinance and General Plan Noise Element, City of Folsom Page 35

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
staff recommends that hours of construction operation be limited from 7:00 a.m. to 6:00 p.m. on weekdays and 8:00 a.m. to 5:00 p.m. on Saturdays with no construction permitted on Sundays or holidays. In addition, staff recommends that construction equipment be muffled and shrouded to minimize noise levels. Condition No. 56 is included to reflect these requirements.

Operational noises generated by the proposed project include sounds associated with new vehicle trips, vehicle parking, and mechanical equipment associated with the senior apartment community. Persons and activities potentially sensitive to noise in the project vicinity include residents within the Cimarron Hills Subdivision to the east and residents off of Montrose Drive to the south. Due to the limited volume of project-generated vehicle trips (441 daily vehicle trips), vehicle noise exposure would increase only slightly as compared to existing conditions in the project vicinity. Based on the residential nature of the proposed project and the limited number of project vehicle trips, staff has determined that potential noise impacts relative to these operational noise sources will not be significant.

A possible on-site source of vibration during project construction activities is a vibratory roller. A vibratory roller would primarily be used to achieve soil compaction as part of the foundation and paving construction, and for aggregate and asphalt compaction as part of project driveway and parking lot construction. To minimize potential impacts associated with ground vibrations caused by a vibratory roller, staff recommends, that the owner/applicant provide evidence to the City (via testing data or calculations from a qualified expert), demonstrating that vibratory rollers used on the project site will produce less than 80 VdB at nearby residences, or that all vibratory rollers shall be used in static mode only (no vibrations) when operating within 120 feet of a residence. Condition No. 57 is included to reflect this requirement.

H. Walls/Fencing
As shown on the preliminary site plan (Attachment 6), preliminary grading and drainage plan (Attachment 8), and preliminary grading sections (Attachment 9), the proposed project includes construction of retaining walls, tubular metal fencing, and masonry screen walls on the project site. Retaining walls, which will feature decorative masonry construction and rangefrom 1 to14 feet in height, are proposed along portions of East Natoma Street, portions of the southern property boundary, and interior sections of the project site. Decorate metal guardrails (42-inch-tall) are proposed on top of the retaining walls for safety and aesthetic purposes. Lastly, an eight-foot-tall decorative masonry screen wall is proposed along the eastern project boundary to provide a buffer between the proposed project and the single-family residences directly to the east. Staff recommends that decorative stone pilasters be integrated into the screen wall design at strategically placed locations to break up the long expanse of the wall and that a decorative trim cap be placed on top of the screen wall for its entire length. ln addition, staff recommends that final location, design, height, materials, and colors of the retaining walls, metal fencing, and masonry screen walls be subject to review and approval by the City of Folsom Page 36

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
Community Development Department. Condition No. 59 is included to reflect these requirements.
l. Site Lighting
As shown on the Preliminary Lighting Plan (Attachment 15), the applicant is proposing to use a combination of pole-mounted parking lot lighting, carport lighting, building-attached lighting, and bollard lights along the walkways on the project site. All lighting would be designed to minimize lighUglare impacts to the adjacent properties by ensuring that all exterior lighting is shielded and directed downward. Staff recommends that the final exterior building and site lighting plans be submitted for review and approval by Community Development Department for location, height, aesthetics, level of illumination, glare and trespass prior to the issuance of any building permits. ln addition, staff recommends all lighting is designed to be shielded and directed downward onto the project site and away from adjacent properties and public rights-of-way. Lastly, staff recommends that all poll-mounted parking lot lights be limited to a maximum of 12 feet in height. Condition No. 27 is included to reflect these requirements.

J. Signage
The proposed project includes a six-foot-tall, 32-square-foot monument sign (double- sided) that will be located in a landscaped area at the southeast corner of East Natoma Street and the primary project driveway. The design of the monument sign includes individual black and green letters inset into a beige-colored aluminum panel with steel support posts. Staff has determined that the proposed monument sign is consistent with the requirements of the Folsom Municipal Code (FMC, Section 17.59.040 D) with respect to maximum sign height (6 feet) and maximum sign area (32 square feet). Staff has also determined that the design and colors of the monument sign are complementary to the design of the proposed senior apartment building. However, staff has concluded that the proposed sign materials (aluminum cabinet with steel support posts) are not consistent with the proposed apartment design/building materials. Staff recommends that the proposed monument sign be constructed of masonry, stone, orwood materials to be more consistent with the deSign/materials of the apartment building. ln addition, staff recommends that the final location, design, materials, and color of the monument sign be subject to review and approval by the Community Development Department. Lastly, staff recommends that the owner/applicant obtain a sign permit prior to installation of the monument sign. Condition No. 62 is included to reflect these requirements.

K. Trash/Recycling
The proposed project includes construction of a single trash, recycling, and organic waste enclosure in the southeastcorner of the project site. The proposed trash enclosure, which is 6 feet tall and measures 30 feet in width by 10 feet in depth, is designed with stucco walls, a decorative trim cap, and steel doors. The City's Solid Waste Division has City of Folsom Page 37

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
reviewed the proposed trash enclosure and determined that it meets the City standard (Design and Procedures Manual)with respect to location and design. Staff recommends that the final location, design, color, and materials of the trash/recycling/organic-waste be subject to review and approval by the Communi$ Development Department. Condition No. 58 is included to reflect this requirement.

L. Existing and Proposed Landscaping
The triangular-shaped 4.86-acre project site, which slopes moderately from east to west with an approximate 20-foot grade change, features a vegetative community that includes blue oak woodland, non-native grasses, and ephemeral and intermittent drainage features. Vegetation in the blue oak woodland habitat consists primarily of blue oak and interior live oak trees, with some non-native species including mulberry, Chinese tallow, Chinese hackberry, and ornamental cherry. The understory of the blue oak woodland is dominated by non-native grasses and forbs, including cultivated oats, ltalian rye grass, and yellow starthistle. Disturbed areas, such as bike trails and jumps occur beneath the canopy of the oak woodland, and there is a significant amount of trash and debris present in these areas. A small segment of an existing Class I bicycle trail occurs in this habitat close to East Natoma Street.

As shown on the Preliminary Landscape Plans (Attachment 10), the applicant is proposing to install landscaping that features California-native and low water-use trees, shrubs, and groundcover selections intended to comply with the requirements of the Model Water Efficiency Landscape Ordinance (MWELO). Proposed landscape improvements include a variety of drought-tolerant trees, shrubs, and groundcover.

Among the proposed trees are; Bay Laurel, Blue Oak, California Buckeye, Chinese Pistache, Desert Palo Verde, Dwarf Magnolia, Ghost Pine, Elm, Western Redbud, and Wilson Olive. Proposed shrubs and groundcover include; Breeze Mat Rush, Cleveland Sage, California Buckthorn, Deer Grass, Dwarf Strawberry, Fortnight Lily, ltalian Cypress, Purple Hopseed Bush, Red Yucca, Russian Sage, and San Miguel lsland Buckwheat.

The preliminary landscape plan meets the City shade requirement by providing 51 percent shade in the parking lot area within fifteen years. Staff recommends that the final landscape plans be reviewed and approved by the Community Development Department.

Condition No. 38 is included to reflect this requirement.

M. Tree Preservation
Oak Tree Preservation and Removal
Chapter 12.16 of the Folsom MunicipalCode, the Tree Preservation Ordinance, regulates the cutting or modification of trees, including oaks and specified other trees; requires a Tree Permit prior to cutting or modification; and establishes mitigation requirements for cut or damaged trees. The Tree Preservation Ordinance establishes policies, regulations, City of Folsom Page 38

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
and standards necessary to ensure that the City will continue to preserve and maintain its "urban forests".

An Arborist Report and Arborist lnventory prepared for the proposed project by Helix Environmental (Attachment 25) identified a total of 111trees are on the site including 94 blue oaks, 7 Fremont's cottonwoods, 4 interior live oaks, 2 Gooding's black willow, 1 mulberry, 1 Chinese hackberry, 1 Chinese tallow, and 1 ornamental cherry. Of the 111 trees on the project site, 78 are considered protected oak trees (oak trees measuring 6- inches diameter at standard height). Of the 78 protected Oak trees, 9 Oak trees are in poor health (tree rating of 1) or are dead. As shown on the submitted Oak Tree Mitigation Plan (Attachment 12), the applicant is proposing to preserve 31 of the protected oak trees, while removing 47 of the protected oak trees for development of the proposed project.

To mitigate for the loss of lhe 47 protected oak trees, the applicant is proposing to pay an in-lieu in the City's Tree Mitigation Bank as provided for by the Tree Preservation Ordinance. While not considered eligible for receiving mitigation credit, the applicant is proposing to plant 30 additional oak trees on the project site as part of their proposed landscape plan. The preliminary oak tree preservation plan is shown in Figure 12 on the following page.

FIGURE 12: PRELIMINARY OAK TREE PRESERVATION PLAN
*t'
l: ,- ,'i
tL-k. :1G..'r., ro.. !'.!'1.t
O:n.i'.6.r, PiFe&r.d -...1
iit r: Fr.?-,.1 :,:i:-c w..',*.clnl
A'A ar .-.. Yj 3
i--.-n.5o.i.r.'--'d
cFt.irTE TpEE! TO p:qnril
p?4po:Ec tpEE5
Eir5TrNG 1*EE5 TO 8E 9a!10VE9
Ei{r:lrNG Tq€g: 1o Q6Miitl
tfl
'a: 1 I
, j.i:,,,
a
l' .-'t
(:)
|.;
f
I
I
:' ':i ''b
,,)
'i '.,
ltJ-
ffi.1.Iliiili"tj
:F
fe
cti
,
L-EX
City of Folsom Page 39

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
To mitigate the impact to the protected native Oak trees, staff recommends that the following measures be implemented (Condition No. 40) in accordance with requirements of the Tree Preservation Ordinance:

The owner/applicant shall provide mitigation for directly or indirectly impacted oak trees based on having a health rating of 5,4,3, or 2. Based on the DSH equivalency ratio, the project applicant shall mitigate for the removal of approximately 47 oak trees (571.3 inches at DSH) that will be removed with development of the project.

Final mitigation requirements shall be determined by the City Arborist upon receipt of final design plans prior to the issuance of a grading permit. Mitigation for trees shall be done through planting of on-site replacement trees or payment of in-lieu fees as determined by the City, or a combination thereof. The owner/applicant may be eligible to receive credit for preservation of on-site Oak trees as determined by the City Arborist.
a
a
a
a
a
A Tree Permit Application containing an Application Form, Tree Protection and Mitigation Plan, and Arborist Report shall be submitted to the City of Folsom by the owner/applicant for issuance of a Tree Work Permit and Tree Removal Permit prior to commencement of any grading or site improvement activities. The tree protection and mitigation plan shall be prepared in collaboration with a qualified arborist and shall be subject to review and approval by the City. The tree protection and mitigation plan shall contain the contact information of the project arborist and shall be included in all associated plan sets for the project.

Removal of any protected tree shall be mitigated by planting replacement trees and/or payment of "ln-Lieu" fees on a diameter inch basis in accordance with FMC. Section 12.16.150. The proposed method of mitigation shall be subject to review and approval by the City.

Prior to starting construction, oak trees to be preserved shall be fenced with high visibility fencing consistent with the city-approved tree protection and mitigation plan. Parking of vehicles, equipment, or storage of materials is prohibited within the Tree Protection Zone of Protected Trees at alltimes. Signs shall be posted on exclusion fencing stating that the enclosed trees are to be preserved. Signs shall state the penalty for damage to, or removal of, the protected tree.

The owner/applicant shall retain the services of a project arborist for the duration of the development project to monitor the health of oak trees to be preserved and carry out the City-approved tree protection plan. All regulated activity conducted within the Critical Root Zone of protected trees, as that term is defined in Folsom Municioal Code c\ 12 16 020 shall be performed under the direct supervision of the project arborist. A copy of the executed contract for these arboricultural services shall be submitted to the City prior to the issuance of any tree or grading permits.

City of Folsom Page 40

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
Certification letters by the project arborist attesting to compliance with the tree protection and mitigation plan and tree permit conditions shall be submitted to the City.

N. Conformance with Relevant General Plan Goals and Policies The Cig of Folsom General Plan (2035) outlines a number of goals, policies, and implementation programs designed to guide the physical, economic, and environmental growth of the City. Staff has determined that the proposed project is consistent with the General Plan goals and policies as outlined and discussed below:

APPLICABLE GENERAL PLAN GOALS AND POLICIES
GP GOAL LU 1.1 (LANd rowth and Ghanoe)
Retain and enhance Folsom's qualitv of life. unioue identitv. and sense of communitv a
while continuinq to qrow and chanqe.

GP POLICY LU 1 .1 .1 1 (lnfill Develooment)
Respect the local context: New development should imorove the character and connectivitu of the neiohborhood in which it occurs. Phvsical desion should resoond to the scale and features of the surrounding community. while improvinq critical elements such as transnaren and nermeahilifu
The proposed project is consistent with this policy in that the project features significant site improvements which will enhance the overall character of the area including construction of the signalized fourth leg of the intersection of East Natoma Street and Prison Road. The proposed project will also improve bicycle and pedestrian circulation by adding sidewalks, pedestrian pathways, bicycle/pedestrian connections, and realigning a Class 1 bicycle trail. ln addition, the proposed project is consistent with this policy in that it will introduce new senior affordable apartment units with a residential design intended to complement the architecture and design of existing residential buildings in the project vicinity.

GP POLICY LU 1.1.12-2 (lnfill Development)
Work with neiohbors: lnfill development requires neiqhborhood consultation to understand the concerns . ooals. and needs of existinq neiqh oods. Ensure the planninq and desion process orovides proper avenues for neiqhborhood input while fr rlfillinn fha nnrnrrrr rnihrtc larnor nnalc fn r walkabil ifrr anr{ nnmnan{ darralanrnanf The proposed project is consistent with this policy in that the project applicant conducted public outreach to all property owners located within 500 feet of the subject property. The public outreach included two information meetings (March 22,2022 and June 29,2022) which were held at the Folsom Community Center where the project applicant and their team provided residents with detailed information (project description, site plan, architectural details) regarding the proposed project and responded to questions and comments. The two informational meetings were well attended with approximately 12 City of Folsom Page 41

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
residents attending the first event and approximately 23 residents attending the second event.

GP POLICY LU 1.1.15 (SACOG Blueprint Principles)
Strive to adhere to the Sacramento Reqional Blueprint Growth Principles.

The proposed project is consistent with this policy in that the project has been designed to adhere to the primary SACOG Blueprint Principles including Compact Development, Housing Choice and Diversi$, Use of Existing Assets, and Quali$ Design. Compact Development involves creating environments that are more compactly built and use space in an efficient but attractive manner to encourage more walking, biking, and transit use and shorter auto trips. Housing Choice and Diversity includes providing a variety of places where people can live (apartments, townhomes, condominiums, and single-family detached homes) and also creating opportunities for the variety of people who need them such as families, singles, seniors, and people with special needs. Use of Existing Assets entails intensification of the existing use or redevelopment in order to make better use of existing public infrastructure, including roads. Quali$ Design focuses on the design details of any land development (such as relationship to the street, placement of buildings, sidewalks, street widths, landscaping, etc.), which are all factors that influence the attractiveness of living in a compact development and facilitate the ease of walking within and in and out of a community.

APPLICABLE GENERAL PLAN GOALS AND POLICIES
GP GOAL LU 6.1 (Residential Neiqhborhoods)
Allow for a varietv of housinq tvpes and mix of uses that provide choices for Folsom residents, create complete and livable neiohborhoods. and encouraoe walkinq and bikinq.

GP POLICY LU 6.1.3 ncv throuoh Densitv)
Support an overall increase in averaqe residential densities in identified urban centers and mixed-use districts. Encouraoe new housinq tvpes to shift from lower-densitv, larqe- lot developments to hiqher-density. small-lot and multifamilv developments. as a means to increase enerov efficiencv. conserve r- reduce waste- as well as increase access to services and amenities (e.q.. open space) throuqh an emphasis on mixed uses in these h iq her-densitv developments.

The proposed project is consistent with this policy in that the project includes development of a senior affordable multi-family rental community developed at a residential density of 28 units per acre. ln addition, the proposed project design incorporates sustainable features (mechanical, electrical, plumbing, HVAC, rooftop solar array system, and cool paving material) that are consistent with California Green Building Standards Code (CALGreen). ln addition, the proposed project includes 14 electric vehicle capable parking spaces and will be required to provide 7 electric vehicle charging stations consistent with CALGreen.

City of Folsom Page 42

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
GP GOAL M 4.1 (Vehic le Traffic and Parkino)
Ensure a safe and efficient network of streets for cars and trucks. as well as provide an adequate supply of vehicle parkinq.

GP POLICY M 4.1.3 (Level of Service)
Strive to achieve a least traffic Level of Service "D" (or better) for local streets and roadwavs throuqhout the Citv. ln desioninq transportation improvements, the Citv will orioritize use of smart technolooies and innovative solutions that maximize efficiencies and safetv while minimizinq the phvsical footprint. Durino the course of Plan buildout. it mav occur that temporarily hioher Levels of Service result where roadway improvements have not been adequatelv phased as development proceeds. However, this situation will be minimized based on annual traffic stud and monitorino oroorams. Staff will reoort to the City Council at reqular intervals via the Capital improvement Program process for fha llnr rnnil frr nrinrifiza nrnianfc nfan ralto anhiarrinn I orral nf Qanrina ['l ar haffar The proposed project is consistent with this policy in that the project will not result in a change in the level of service (LOS) at either of the two study intersections. ln addition, the proposed project will result in a greater than 15% reduction in Vehicle Miles Traveled (VMT), consistent with new State Law that took effect July 1 ,2O2O (SB 743).

GP GOAL M 4.2 (Vehicle Traffic and Parkinq)
Provide and manaqe a balanced approach to parkinq that meets economic development and sustainabilitv qoals.

GP POLICY M 4.2.4 (Electric Vehicle Charqinq Stations)
Encouraqe the installation of electric vehicle charginq stations in parkinq spaces throuqhout the citv. prioritizinq installations at multi-familv residential units.

The proposed project is consistent with this policy in that the project includes 14 electric vehicles capable parking spaces. ln addition, the project will be required to provide 7 electric vehicle charging stations for exclusive use by residents of the senior apartment community. The number of proposed electric vehicle capable parking spaces and required electric vehicle charging stations is consistent with the California Green Buildings Standards Code's provisions for m u lti-fam ily residential deve lopment.

GP GOAL H-l (Adequate Land Supplv for Housinq)
To provide an adequate supplv of suitable sites for the development of a ranoe of housinq tvpes to meet the housino needs of all seqments of the population.

GP POL]CY H 1.3
The Citv shall encouraoe home builders fo develoo their nroiects on multi-familv- desiqnated land at the hiqh end of the applicable densitv ranqe.

The proposed project is consistent with this policy in that the project is providing a senior affordable multi-family residential project developed at a residential density of 28 units City of Folsom Page 43

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
per acre. The proposed project would be considered a high-density multi-family residential development given that it falls within the density range (20-30 dwelling units per acre) established for the City's MHD (Multi-family High Density) General Plan land use designation.

GP GOAL H-2 (Removins Barriers to the Production of Housins) To minimize oovernm ental constraints on the develooment of housi nrI for households of all income levels.

GP POLICY H 2.7
The Citv shall edu the communitv on the needs. the realities and the benefits of affordable and hioh-densitv housinq.

The proposed project is consistent with this policy in that the project will result in development of a high-density senior affordable apartment community on propefi zoned for business and professional office uses.

GP GOAL H-3 (Facilitatinq Affordable Housinq)
To facilitate housino oooortunities to serve the needs oeonle who live and work in the communitv.

GP POLICY H 3,1
The Cifu shall encouraqe residential affordable to a mix of household incomes and disperse affordable housinq proiects throuqhout the Citv to achieve a balance of housino in all neiqhborhoods and communities.

The proposed project is consistent with this policy in that the project includes development of 136 units that will be designated as affordable for Low lncome (Ll) and Very Low lncome (VLl) households as defined by State and City requirements, with 122 units being made available to individuals with incomes at or below 60% (Ll) of the Sacramenfo area median income (AMl) and 14 units made available to individuals with income at or below 50% (VLl) of AMl.

O. Native American Gonsultation (SB 18rAB52)
Assembly Bill (AB 52), which was signed into law in July 2015, requires City or County Governments to consult with California Native American Tribes in order to identify Tribal Cultural Resources that may be significantly impacted by development projects and to avoid or mitigate those impacts. On November 19, 2021, the City sent project notification letters to the three California Native American tribes named on the City's AB 52 contact list, with the United Auburn lndian Community (UAIC) being the only tribe to respond in a timely manner. The City subsequently initiated consultation with UAIC and provided a copy of the cultural resources and arborist reports prepared forthe proposed project. The City did not receive any further communication from UAIC with respect to potential tribal cultural resources on the project site of within the project area. On June 3, 2022, the City City of Folsom Page 44

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
formally concluded consultation with UAIC with the acknowledgement that a standard mitigation measure (Condition No. 43) would be included with the project to ensure protection of any tribal cultural resources that are discovered during ground disturbing construction activities.

PUBLIC OUTREACH AND PUBLIC NOTICING
The project applicant sponsored two public outreach events to provide residents and the community with an opportunity to learn more about the proposed senior affordable apartment project. The two outreach events, which were held in the Folsom Community Center on March 22, 2022 and June 29, 2022 respectively, were well attended with approximately 12 residents present at the first event and 23 residents present at the second event. Residents who attended the outreach events expressed concerns and made comments regarding a number of topics associated with development of the proposed project including but not limited to:

Negative visual impact to nearby homes.
o Design compatibility of the three-story apartment building. o Excessive size and scale of the three-story apartment building o Negative impact to views and viewsheds in the project area. o Privacy impacts to adjacent homes.
a
o
. Density of the proposed project.
. lncreased traffic and traffic-safety related impacts. . Adequacy of parking being provided.
. Noise impacts associated with emergency service vehicles responding to calls. . Noise concerns associated with construction of project. o Trash/recycling collection and potential noise and odor impacts. . Lighting and glare impacts.
. Low-income nature of project and potential impact to home values. . Oak tree impacts.

Each of the aforementioned areas of concern referenced above are discussed within separate sections (architecture/design, traffic, parking, noise, etc.) of this staff report.

On July 1, 2022, the project applicant posted a large prolect identification sign (4-feet by 6-feet) along the frontage of the project site facing East Natoma Street. The project identification sign includes basic information regarding the proposed Vintage Senior Apartments development and also includes contact information for the project applicant and City staff.

On November 1, 2022, City staff mailed notices of a public hearing to all property owners located within 500 feet (300 feet required) of the subject property informing them that the Planning Commission would be reviewing the Vintage Senior Apartments project at their December 14, 2022 meeting. The aforementioned public notice was also published in City of Folsom Page 45

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
the Folsom Telegraph and on the City's website on November 10, 2022. Subsequently, it was determined that there would not be a quorum available for the December 14th Planning Commission meeting and the meeting was cancelled accordingly. On November 18,2022, Cig staff mailed new notice of a public hearing to all property owners within 500 feet (300 feet required) of the subject propefi informing them that the December 14, 2022 Planning Commission had been cancelled and that the Planning Commission would be reviewing the Vintage Senior Apartments project at their January 18,2023 meeting instead. The aforementioned public notice was also published in the Folsom Telegraph and on the City's website on December 1, 2022. ln response to the public notices for the proposed Vintage Senior Apartments project that were mailed to all property owners located within 500 feet of the subject property, the Ci$ received six emails from residents expressing their concerns and opposition to the proposed project. City staff also previously received five emails from residents expressing their concerns regarding the proposed project following the public outreach meetings. These emails are included with this staff report (Attachment 27) for consideration by the Planning Commission.

ENVIRONMENTAL REVIEW
Helix Environmental has prepared an lnitial Study, Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program (Attachment 25) for the project in accordance with the California Environmental Quality Act (CEQA) and associated regulations and determined that with the proposed mitigations, the project will not have a significant effect on the environment.

The Mitigated Negative Declaration has been prepared and noticed for public comment on the project, and mitigation measures have been included as Conditions of Approval.

To date, nine written comments have been received during the Mitigated Negative Declaration public review period (November 14,2022 to December 14,2022) including six comments from residents (Attachment2T) and three comments from public agencies (Attachment 26). The six comments letters received from residents express their general opposition to the proposed project and also identify some specific areas of concern including but not limited to, project density, increased traffic, traffic safety, road noise, lack of sufficient parking, building design, oak tree impacts, and negative impact to property values. City staff has addressed these comments and concerns within the various sections of this staff report. In addition, the lnitial Study, Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program (Attachment 25) addressed the environmental concerns raised including traffic-related impacts, noise-related impacts, and Oak tree impacts and concluded that, with the mitigation measures the project will not have a significant effect on the environment.

City of Folsom Page 46

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
The City received four letters from public agencies (Attachment 26) in response to the publication of the lnitial Study, Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program for the proposed project. The Sacramento Metropolitan Utili$ Agency (SMUD) provided a response indicating that they had no comments regarding the proposed project. The Central Valley RegionalWater Quality Control Board (CVRWQCB) provided a response highlighting the regulatory setting for project-related water impacts and also providing guidance to the project applicant with respect to the permitting process the project will be required to go through due to its impacts to a local drainage feature. The Sacramento Metropolitan Air Quality Management District (SMAQMD) provided a response recommending that the project applicant consider developing the project without natural gas infrastructure due to greenhouse gas emission impacts. SMAQMD also asked for clarification regarding the number of electric vehicle charging spaces that will be provided by the proposed project. Lastly, the Pacific Gas and Electric Company (PG&E) provided a response regarding specific requirements about the types of development that is allowed to occur within the PG&E overhead easement area. None of the aforementioned comments are relevant to the project's compliance with the California Environmental Quality Act. A formal response to all of these comments is included with this staff report (Attachment 28).

RECOMMENDED PLANNING COMMISSION ACTION
Move to recommend that the Planning Commission
Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program prepared for the Vintage Senior Apartments project (PN 21-159) per Attachment 25; and
Approve a Conditional Use Permit for development and operation of a senior apartment community on the subject 4.86-acre property; and Approve a Planned Development Permit for development of the 136-unit Vintage Senior Apartments project on a 4.86-acre site located at 103 East Natoma Street; and Approve a Density Bonus for development of the Vintage Senior Apartments project at a residential density of 28 units per acre and to allow for three incentives/concessions including establishing a parking ratio of one parking space per unit, increasing the maximum building height from 35 feet to 42-feet 6-inches, and increasing the maximum number of building stories from 2-stories to 3-stories.

These approvals are based on the findings below (Findings A-U) and subject to the conditions of approval (Conditions 1-76) attached to this report. a
a
a
a
City of Folsom Page 47

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
A.

B.
c
D

GENERAL FINDINGS

NOTICE OF HEARING HAS BEEN GIVEN AT THE TIME AND IN THE MANNER REQUIRED BY STATE LAW AND CITY CODE.

THE PROJECT IS CONSISTENT WTH THE GENERAL PLAN AND THE
ZONING CODE OF THE CITY.

CEQA FINDINGS

A MITIGATED NEGATIVE DECLARATION HAS BEEN PREPARED FOR THE PROJECT IN ACCORDANCE WITH CEQA.

THE PLANNING COMMISSION HAS CONSIDERED THE PROPOSED

MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND

REPORTING PROGRAM BEFORE MAKING A DECISION REGARDING THE PROJECT.

ON THE BASIS OF THE WHOLE RECORD BEFORE THE PLANNING
COMMISS]ON, THERE IS NO SUBSTANTIAL EVIDENCE THAT THE

PROJECT, AS CONDITIONED, WILL HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT.

THE MITIGATED NEGATIVE DECLARATION REFLECTS THE INDEPENDENT JUDGMENT AND ANALYSIS OF THE CITY OF FOLSOM.

THE MITIGATED NEGATIVE DECLARATION HAS DETERMINED THAT THE

PROPOSED PROJECT, AS CONDITIONED AND CONSISTENT WITH THE

REQUIRED MITIGATION MONITORING AND REPORTING PROGRAM,

WOULD NOT HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT WITH THE REQUIRED MITIGATION MEASURES.

THE LOCATION AND CUSTODIAN OF THE DOCUMENTS WHICH

CONSTITUTE THE RECORD OF PROCEEDINGS UPON WHICH THE
DECISION IS BASED ARE. CITY OF FOLSOM COMMUNITY DEVELOPMENT DEPARTMENT, 50 NATOMA STREET, FOLSOM, CA 95630.

CONDITIONAL PERMIT FINDING

AS CONDITIONED, THE ESTABLISHMENT, MAINTENANCE OR OPERATION

OF THE USE APPLIED FOR WILL NOT, UNDER THE CIRCUMSTANCES OF

THIS PARTICULAR CASE, BE DETRIMENTAL TO THE HEALTH, SAFETY,

PEACE, MORALS, COMFORT, AND GENERAL WELFARE OF PERSONS
RESIDING OR WORKING IN THE NEIGHBORHOOD, OR BE DETR]MENTAL

OR INJURIOUS TO PROPERTY AND IMPROVEMENTS IN THE
E
F
t.f
H
City of Folsom Page 48

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
J
K.

L.

M
N
NEIGHBORHOOD OR TO THE GENERAL WELFARE OF THE CIry, AS THE

PROPOSED USE IS COMPLIMENTARY TO EXISTING USES IN THE

PROJECT VICINITY AND, AS CONDITIONED, THE PROPOSED PROJECT

WILL NOT HAVE NEGATIVE IMPACTS TO NEARBY USES THAT HAVE NOT BEEN MITIGATED.

PLANNED DEVELOPM NT PERMIT FINDINGS

THE PROPOSED PROJECT COMPLIES WITH THE INTENT AND PURPOSES oF CHAPTER 17.38 (PLANNED DEVELOPMENT DISTRICT) OF THE

FOLSOM MUNICIPAL CODE AND OTHER APPLICABLE ORDINANCES OF THE CITY.

THE PROPOSED PROJECT IS CONSISTENT WITH THE OBJECTIVES,

POLICIES AND REQUIREMENTS OF THE DEVELOPMENT STANDARDS OF THE CITY.

THE PHYSICAL, FUNCTIONAL AND VISUAL COMPATIBILITY BETWEEN THE

PROPOSED PROJECT AND EXISTING AND FUTURE ADJACENT USES AND AREA CHARACTERISTICS IS ACCEPTABLE.

THERE ARE AVAILABLE PUBLIC FACILITIES, INCLUDING BUT NOT LIMITED

TO, WATER, SEWER AND DRAINAGE TO ALLOW FOR THE DEVELOPMENT

OF THE PROJECT SITE IN A MANNER CONSISTENT WITH THIS
PROPOSAL.

THE PROPOSED PROJECT WILL NOT CAUSE UNACCEPTABLE VEHICULAR

TRAFFIC LEVELS ON SURROUNDING ROADWAYS, AND THE PROPOSED PROJECT WILL PROVIDE ADEQUATE INTERNAL CIRCULATION.

THE PROPOSED PROJECT WILL NOT BE DETRIMENTAL TO THE HEALTH, SAFETY AND GENERAL WELFARE OF THE PERSONS OR PROPERry

WITHIN THE VICINITY OF THE PROJECT SITE, AND THE CITY AS A WHOLE.

ADEQUATE PROVISION IS MADE FOR THE FURNISHING OF SANITATION

SERVICES AND EMERGENCY PUBLIC SAFETY SERVICES TO THE
PROJECT.

DENSITY BONUS FINDINGS

THE PROPOSED PROJECT QUALIFIES FOR A DENSITY BONUS IN THAT

THE PROJECT IS PROVIDING ONE HUNDRED PERCENT OF THE TOTAL

UNITS FOR LOW-INCOME HOUSEHOLDS OR VERY LOW- INCOME
HOUSEHOLDS, AND IS A SENIOR CITIZEN HOUSING DEVELOPMENT. o.

P
o.

City of Folsom Page 49

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
R.

S.

THE PROPOSED PROJECT QUALIFIES FOR THE REQUESTED PROJECT DENSITY OF 28 DWELLING UNITS PER ACRE.

THE PROPOSED PROJECT IS ELIGIBLE FOR FOUR DENSITY BONUS

INCENTIVES OR CONCESSIONS BASED ON THE FACT THAT THE

PROPOSED PROJECT IS DEDICATING ONE HUNDRED PERCENT OF THE TOTAL HOUSING UNITS TO LOW-INCOME HOUSEHOLDS.

THE PROJECT APPLICANT HAS REQUESTED THREE DENSITY BONUS

INCENTIVES OR CONCESSIONS, INCLUDING A PARKING RATIO OF ONE

PARKING SPACE PER UNIT, AN INCREASE IN THE MAXIMUM BUILDING HEIGHT FROM 35 FEET TO 42 FEET SIX INCHES, AND AN INCREASE IN

THE MAXIMUM NUMBER OF BUILDING STORIES FROM TWO TO THREE STORIES.

THE PROPOSED PROJECT QUALIFIES FOR EACH OF THE REQUESTED INCENTIVES OR CONCESSIONS.

T
U
City of Folsom Page 50

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-'159)
January 18,2023
Attachment 4
Gonditions of Approval
City of Folsom Page 51

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
CONDITIONS OF APPROVAL F'OR THE VINTAGE SENIOR APARTMENTS PROJECT (PN 2T-69)

CONDITIONAL USE PERMIT, PLANNED DEVELOPMENT PERMIT, AND DENSTTY BONUS 103 EAST NATOMA STREET
Mitigation
Measure
Condition/lVlitigation Measure When
Required
Responsible
Department
I The applicant
Development
shall submit final site development plans to the Community Department that shall substantially conform to the exhibits referenced below:
1 . Site Plan, dated October 17 ,2022

2. Preliminary Utility Plan, dated October 17,2022

3. Preliminary Grading and Drainage Plan, dated October 77,2022

4. Preliminary Grading Sections, dated October l7,2022

5. Preliminary Landscape and Irrigation Plans, dabdOctober 20, 2022

6. Preliminary Tree Preservation Pla4 dated October 17,2022

7. Preliminary Oak Tree Mitigation Plan , dated October 20. 2022

8. Preliminary Access and Circulation Plan, dated October 17,2022

9. Preliminary Fire Access Plan, dated October 17,2022

10. Preliminary Lighting Plan and Details, dated November 3,2021

11. Building Elevations and Floor Plans dated June 3, 2022

12. Color Building Renderings, dated hne 3, 2022

13. Building Site Sections, datedhlrre3,2022

14. Color and Materials Board, dated Jwrc 3, 2022

15. Transportation hnpact Study, dated July, 2022

16. Parking Memorandum, dated October 17,2022

17. Parking Case Study, dated October 17,2022

18. Vintage Senior Apartrnents Booklet (Separate Bound Document) The project is approved for development ofthe 136-unit Vintage Senior Aparhnents project, which includes a three-story, I I 1,755-square-foot apartment building and associated site improvernents. Implementation ofthe project shall be consistent with the above-referenced items as modified by these conditions ofapproval.

B CD (PXE)
City of Folsom Page 52

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
CONDITIONS OF,APPROVAL F'OR TIIE VINTAGE SENIOR APARTMENTS PROJECT (PN 2T.159)

CONDIIIONAL USE PERMIT, PLAIINED DEVELOPMENT PERMIT, AND DENSITV BONUS IO3 EASTNATOMA STREET
Mitigation
Measure
Condition/tlitigation Measure When
Required
Responsible
Department
J Building plans, and all civil engineering and landscape plans, shall be submitted to the Community Development Departinent for review and approval to ensure conformance with this approval and with relevant codes, policies, standards and other requirements of the Citv of Folsom.

I,B cD (PXEXB)

3. The project approvals (Planned Development Permit, Conditional Use Permit, and Density Bonus) granted under this staffreport shall remain in effect for two years from final date ofapproval (January 18,2025). Failwe to obtain the relevant building (or other) permits within this time period without the subsequent extension ofthis aooroval. shall result in the termination ofthis approval.

B cD (P)

4. Consistent with the State Density Bonus Law, all rental units within the Vintage Senior ADartrnents Droiect shall remain affordable for a period of55 years or longer. OG CD (P) 5 The owner/applicant shall defen4 indemnifr, and hold harmless the City and its agents, officers and employees from any claim, action or proceeding against the City or its agents, officen or ernployees to attack, set aside, void or annul any approval by the City or any of its agencies, departments, commissions, agents, officers, employees, or legislative body conceming the project. The City will promptly notiff the owner/applicant of any such claim, action or proceeding, and will coop€rate fully in the defense. The City may, within its unlimited discretion, participate in the defense of any such claim, action or proceeding if both of the following occur:
r The City bears its own attorney's fees and costs; and r The City defends the claim, action or proceeding in good faith The owner/applicant shall not be required to pay or perform any settlement ofsuch claim. action or oroceedine unless tho settlement is aporoved bv the owner/aoplicant.

OG cD (PXEXB)

PW,PR, FD,
PD
City of Folsom Page 53

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
CoNDITTONS OX'APPROVAL FORTEE VINTAGE SENIORAPARTMENTS PROJECf (pN 21-159) CONDITIONAL USE PER]VIIT, PIAIINED DEVELOPMENT PERMIT, AND DENSITY BONUS IO3 EASTNATOMA STREET
Mitigation
Measure
Condition/lVlitigation Measure When
Required
Responsible
Department

6. The owner/applicant shall be required to participate in a mitigation monitoring and reporting program pwsuant to City Council Resolution No. 2634 and Public Resources Code 21081.6. The mitigation monitoring and reporting measures identified in the Mitigated Negative Declaration prepared for this project have been incorporated into these conditions ofapproval in order to mitigate or avoid significant effects on the environment. These mitigation monitoring and reporting measures are identified with a check mark (r') in the mitieation measure column.

G, I CD (PXE)
DEVELOPMENT COSTS AND FEE Rf,,OUIREMENTS
7 The owneriapplicant shall pay all applicable taxes, fees and charges at the rate and amount in effect at the time such taxes, fees and charges become due and payable. I,B cD (PXE)

8. Ifapplicable, the owner/applicant shall pay offany existing assessments against the propertv, or file necessary segregation request and pay applicable fees. cD (E)

9. The City, at its sole discretion, may utilize the services ofoutside legal counsel to assist in the implementation of this project, including, but not limited to, drafting, reviewing and/or revising agreements and/or other documentation for the project. If the City utilizes the services ofsuch outside legal counsel, the applicant shall reimburse the City for all outside legal fees and costs incured by the City for such services. The applicant may be required" at the sole discretion of the City Attomey, to submit a deposit to the City for these services prior to initiation ofthe services. The applicant shall be responsible for reimbursement to the City for the services regardless ofwhether a deoosit is reouired.

CD (PXE)

10. Ifthe City utilizes the services ofconsultants to prepare special studies or provide specialized design rsview or inspection services for the project, the applicant shall reimburse the City for actual costs it incurs in utilizing these services, including administrative costs for City personnel. A deposit for these services shall be provided prior to initiating review ofthe improvement plans or beginning inspection, whichever is aoolicable.

I,B CD (PXE)
City of Folsom Page 54

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
CONDITIONS OT' APPROVAL FOR THE VINTAGE SENIOR APARTMENTS PROJOCT (PN 2T-69) CONDITIONAL USE PER]VIIT, PI,AIINED DEVf,LOPMENT PERMIT, AND DENSITY BOI\ruS lO3EASTNATOMA STREET
Mitigation
Measure
Condition/Mitigation Measure When
Required
Responsible
Deprrtment
l1 This project shall be subject to all City-wide development impact fees, unless exempt by previous agreement. This project shall be subject to all City-wide development impact fees in effect at such time that a building permit is issued. These fees may include, but are not limited to, fees for fire protection, park facilities, park equipment, Humbug-Willow Creek Parkway, Light Rail, TSM, capital facilities and traffic impacts. The 90-day protest period for all fees, dedications, reservations or other exactions imposed on this project has begun. The fees shall be calculated at the fee rate in effect at the time ofbuildins oermit issuanc€.

B CD (PXE), PW, PK

12. The owner/applicant agrees to pay to the Folsom-Cordova Unified School District the maximum fee authorized by law for the consfuction and/or reconstruction ofschool facilities. The applicable fee shall be the fee established by the School District that is in effect at the time of the issuance of a building permit. Specifically, the owner/applicant agrees to pay any and all fees and charges and comply with any and all dedications or other requirements authorized under Section l7 620 of the Education Code; Chapter 4.7 (commencing with Section 65970) of the Govemment Code; and Sections 65995, 65995.5 and 65995.7 ofthe Government Code.

B cD (P)

SITE DEVELOPMENT REQUIREMENTS

13. Prior to the issuance ofany grading and/or building permit, the owner/applicant shall have a geotechnical report prepared by an appropriately licensed engineer that includes an analysis ofsite suitability, proposed foundation design for all proposed structures, and roadway and pavement design.

A Geotechnical Engineering Survey was prepared by Youngdahl Consulting Group, Inc. in December 2021. The proposed projects' design plans and specifications outlined in the report shall be reviewed and approved by a Califomialicensed geotechnical engineer or engineering geologist. The project applicant shall implement all applicable recommendations approved by a Califomia-licensed geotechnical engineer or ensineerins seolosist into the eradins ofthe oroiect site.

G,B CD (E)
Cig of Folsom Page 55

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January1|8,2023
CONDITIONS OF APPROVAL S'OR THE VINTAGE SENIOR APARTMENTS PROJECI (PN 2T-T59) CONDITIONAL USE PERMIT, PLAI{NED DEVELOPMENT PERMIT, AND DENSITY BONUS IO3 EASTNATOMA STREET
Mitigation
Measure
Condition/lVlitigation Measure When
Required
Responsible
Deprrtment

14. In the event a paleontological or other geologically sensitive resources (such as fossils or fossil formations) are identified during any phase ofproject consfuction, all excavations within 100-ft ofthe find shall be temporarily halted until the find is examined by a qualified paleontologist, in accordance with Society ofVertebrate Paleontology standards. The paleontologist shall notiff the appropriate representative at the City ofFolsom who shall coordinate with the paleontologist as to any necessary investigation of the find. Ifthe find is determined to be significant under CEQA, the City shall implement those measures which may include avoidance, preservation in place, or other appropriate measures, as outlined in Public Resources Code Section 21083.2.

I,G CD (E)
t5 Public and private improvements, including roadways, curbs, gutters, sidewalks, bicycle lanes and trails, streetlights, underground infrastructure and all other improvements shall be provided in accordance with the current edition of the City of Folsom Standed Construction Specifications andthe Design and Procedwes Manual and Improvement Standards. All necessary rights-of-way and/or easements shall be dedicated to the Citv of Folsom for these imorovements.

I,B cD (PXE)

16. The applicant/owner shall submit water, sewer and drainage studies to the satisfaction of the Community Development Departnent and provide sanitary sewer, water and storm drainage improvements with conesponding easements, as necessary, in accordance with these studies and the current edition ofthe City ofFolsom Standard Construction Specifications andthe Design and Procedures Manual and Improvement Standmds.

I CD(E)
t7 The improvement plans for the required public and private improvements shall be reviewed and approved by tle Community Development Deparhnent prior to issuance ofa building permit for the project.

B CD(E)

18. Required public and private improvements, including but not limit€d to steet sigral and frontage improvements on East Natoma Sreet, shall be completed to the satisfaction of the Community Development Deparfrnent prior to the issuance of the lust Certifi cate of Occupancy.
o cD(E)
City of Folsom Page 56

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
CONI'ITIONSOT'APPROVAL FORTI{E VINTAGE SENIORAPARTMENTS PROJECT (PN2T.T59) CONDITIONAL USE PERMIT, PIIII\NED DEVELOPMENT PERMIT, AND DENSITY BONUS 103 EAST NATOMA STREET
Mitigation
Measure
Condition/Mitigation Measure When
Required
Responsible
Department

19. Final lot and building configurations may be modified to allow for overland release of storm events greater than the capacity ofthe underground system. B cD(E)

20. The owner/applicant shall coordinate the planning, development, and completion of this proiect with the various utility agenoies (i.e., SMUD, PG&E, etc.). I cD (PXE)

21. The owner/applicant shall be responsible for replacing any and all damaged or hazardous public sidewalk, curb and gutter along the site frontage and/or boundaries, including pre-existing conditions and construction damage, to the satisfaction ofthe Community Development Department.
o cD (E)

22. For any improvements conshucted on private property that are not under ownership or control ofthe owner/applicant, a right-of-enfy, and ifnecessary, a p€rmanent easement shall be obtained and provided to the City prior to issuance ofa grading permit and/or approval of improvement plans.

G, I cD (E)

23. The on-site water and sewer systems shall be privately owned and maintained. The fue protection system shall be separate from the domestic water system. The fire system shall be constructed to meet the National Fire Protection Association Standard

24. The domestic water and irrigation system shall be metered per City ofFolsom S tandsd Cons truct ion Specilicat iorx.

I cD(E)
24 Any reimbursement for public improvements constructed by the applicant shall be in accordance with a fomral reimbursement agreement entered into between the City and the ov'rner/applicant prior to approval ofthe improvement plans.

I cD (E)
25 The owner/applicant shall dedicate a 12.5-foot-wide public utility easement for underground facilities and appurtenances adjacent to all public rights-of-way. The owner/applicant shall also dedicate any private drive, ingress, and egess easement as a public utility easement for underground facilities and appurtenances. An easement shall also be dedicated to SMUD based on the location ofas constructed facilities olaced bevond the limits ofthe private drives.

I CD (E)
Cig of Folsom Page 57

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
CONDITIONS OFAPPROVAL F1ORTIIE VINTAGE SENIORAPARTMENTS PROJECT (PN 2T-T59) CONDITIONAL USE PERMIT, PII\I\NED DEVf,LOPMENT PERMIT, ANII DENSITY BOI\ruS 103 EAST NATOMA STREET
Mitigation
Measure
Condition/Mitigation Measure When
Required
Responsible
Department

26. Existing overhead utility lines lower than 69KV located on the south side ofEast Natoma Steet adjacent to the project site shall be placed underground to the satisfaction of the Community Development Deparhnent.

I CD (E)
27 Final exterior building and site lighting plans shall be submitted for review and approval by Community Development Departrnent for location, height, aesthetics, level ofillumination, glare and tespass prior to the issuance ofany building permits.

All lighting, including but not limited to free-standing parking lot lighs, building- attached lights, and landscape lights shall be designed to be screened, shielde4 and directed downward onto the project site and away from adjacent properties and public rights-of-way. The final desigr ofthe building-attached lights shall be subject to review and approval by the Community Development Department. Lighting shall be equipped with a timer or photo condenser. In addition, pole-mounted parking lot lights shall utilize a low-intensity, energy elfioient lighting method and be limited to a maximum of 12 feet in heisht.

I,B cD(P)

STORM WATER POLLUTION/CLEAN WATER ACT REQUIREMENTS

28. The owner/applicant shall be responsible for litter control and sweeping ofall paved surfaces in accordance with City standards. All on-site storm drains shall be cleaned immediately before the commencement ofthe rainy season (October 15).

G, I,B CD(E)

29. The storm drain swale or onsite improvement plans shall provide for "Best Management Practices" that meet the requirements of the water quality standarG of the City's National Pollutant Discharge Elimination System Permit issued by the State Regional Water Quality Confiol Board.

G, I,B,O CD(E)

30. Erosion and sedimentation control measwes shall be incorporated into construction plans. These measures shall conform to the City of Folsom requirements and the Counw of Sacram ento Erosion and Sedimentation Control Standarfu and Specllications-ctrrent edition and as directed by the Community Development DeDartment.

G, I cD(E)
City of Folsom Page 58

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
OF APPROVAL FOR TIIE VINTAGE SENIOR APARTMENTS PROJECT (PN 2T-T59) CONDITIONAL USE PERMIT, PI,AI{IYEI' DEVELOPMENT PERMIT, AND DENSITY BONUS rffi EAST NATOMA STREET
Mitigation
Measure
Condition/lVlitigation Measure When
Required
Responsible
Department
3l The proposed development will add new impervious area to the site; therefore, stormwater quality treatment shall be provided. The City requires developers to utilize the Guidance Manualfor On-Site Stormwater Quality Treatment Control Measwes (January 2000) ("On-Site Manual") in selecting and designing source control and post- construction facilities to treat runoff from the proiect.

G, I CD (E)

32. Prior to issuance ofgrading permits, the owner/applicant shall submit detailed drainage plans for evaluation by the City. Approved plans shall be implemented prior to project occupancy. The drainage plans shall include measures to minimize the total amount of additional surface runoffand to limit ttre flows released to off-site receiving waters to existing pre-development levels in accordance with the requirements ofthe City of Folsom Public Works Deoartnent.

G, I cD (E), PW
JJ Prior to issuance of grading permits, the owner/applicant shall submit erosion control plans and other monitoring prograrns for the construction and operational phases ofthe proposed project for review by the City. The plan shall include Best Management Practices (BMP) to minimize and control the level of pollutants in stormwater runoff, and in runoffreleased to off-site receiving waters. Specific techniques may be based on geotechnical reports or the Erosion and Sediment Control Handbook ofthe Califomia Deoartrnent of Conservation, and shall comply with current City standards.

G, I cD(E), PW

34. Prior to issuance ofgrading permits, the owner/applicant shall obtain coverage under the State Water Rssources Confiol Board General Permit for Discharges of Storm Water Associated with Construction Activity (Order 2009-0009-DWQ), including preparation and submittal of a projecFspecific Storm Water Pollution Prevention Plan (SWPPP) at the time the Notice of Intent (NOI) is filed. The project applicant shall also prepare and submit any other necessary erosion and sediment control and engineering plans and specifications for pollution prevention and confrol to the City of Folsom.

G, I cD(E), PW
City of Folsom Page 59

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
CONDITIONS OF APPROVAL T'OR THE VINTAGE SENIOR APARTMENTS PROJECjT CN 2T-T59) CONDITIONAL USE PENMIT, PI.AI\TNED DEVELOPMENT PERMIT, AND DENSITY BO]YUS IO3 MSTNATOMA STREET
Mitigation
Measure
Condition/.IVlitigation Measure When
Required
Responsible
Deprrtment
f, ITVIRONMENTAL AND WATER RESOURCE REQUIREMENTS

35. The sanitary sewer system shall be desigted for the project shall incorporate the following elements and features to the satisfaction of the Environmental and Water Resources Department:

Prior to the issuance ofa grading permit, the owner/applicant shall record a l5-foot private sewer easement within PG&E property.

All on-site sanitary sewer shall be privately owned, operated and maintained.

The Sanitary Sewer Lift station shall be privately owned, operated and maintained.

A maintenance agreement for the sewer lift station op€ration, maintenance and emergency repairs to the satisfaction of the Community Development Department and executed prior to the issuance ofa building permit.

The offsite sewer force main shall be located within in a l5-foot private sewer easement located within PG&E property. The City will not own, operato, or maintain this sewer force main.

Install one new sanitary sewer manhole where the force main will terminate at the 8-inch gravity line. The City's responsibility ofthe sanitary sewer shall begin when the 8-inch gravity line enters the public sewer easement within PG&E property.

The prease interceptor shall be privatelv owned, operated and maintained. a

G, I,B EWR

36. The domestic water and sanitary sewer systems designed for the project shall incorporate the following elements and features to the satisfaction of the Environmental and Water Resources Departrnent:
r The water connection for domestic, irrigation and fire shall be a manifold as shown in City Water Detail WR-23.
o The 6-inch domestic water supply shall include a meter bypass in accordance with City Water Detail WR-21.
r All on-site water systems shall be privately owned, operated, and maintained.

EWR
City of Folsom Page 60

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-'t 59)
January 18,2023
CONDITIONS OI'APPROVAL FORTIIE VINTAGE SENIORAPARTMENTS PROJECT (PN 2T-T59) CONDITIONAL USE PERMIT, PI,AI\II\IED DEVELOPMENT PDNMIT, AND DENSITY BONUS 103 EASTNATOMA STREET
Mitigation
Measure
Condition/1Vlitigation Measure When
Required
Responsible
Deprrtment

LANIISCAPE/TREE PRESERVATION REQUIREMENTS
37 The owner/applicant shall be responsible for on-site landscape maintenance throughout the life of the project to the satisfaction of the Community Development Departnent.

Vegetation or planting shall not be less than that depicted on the final landscape plan, unless ffee removal is approved by the Community Development Departrnent because the spacing between tress will be too close on center as they mature.

B, OG cD (PXE)
City of Folsom Page 6'1

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
CONIIITIONS OFAPPROVAL I'ORTHE VINTAGE SENIORAPARTMENTS PROJECT (PN 21.T59)

CONDITIONAL USE PERMIT, PLANNED DEVDLOPMENT PERMIT, AND DENSITY BONUS IO3 EASTNATOMA STR.EET
Mitigation
Measure
ConditionllVlitigation Measure
Required
When Responsible
Department

38. Final landscape plans and specifications shall be prepared by a registered landscape architect and approved by the City prior to the approval ofthe flrst building permit.

Said plans shall include all on-site landscape specifications and details including a tree planting exhibit demonshating sufficient diversity and appropriate species selection to the satisfaction ofthe Community Development Department. The tee exhibit shall include all street trees, accent trees, parking lot shading trees, and mitigation trees proposed within the development. Said plans shall comply with all State and local rules, regulations, Governor's declarations and restrictions pertaining to water conservation and outdoor landscaping.

Landscaping ofthe parking area shall meet shade requirements as outlined in the Folsom Municipal Code Chapter 17 .57. The landscape plans shall comply and implement water efficient requirements as adopted by the State of Califomia (Assembly Bill l88l) (State Model Water Efficient Landscape Ordinance) until such time the City of Folsom adopts its own Water Efficient Landscape Ordinance at which time the owner/applicant shall comply with any new ordinance. Shade and omamental hees shall be maintained according to the most current American National Standards for Tree Care Operations (ANSI A-300) by qualified hee care professionals. Tree topping for height reduction, view protection, light clearance or any other purpose shall not be allowed. Specialty-style pruning, such as pollarding, shall be specified within the approved landscape plans and shall be implemented during a 5-year establishment and training period. The owner/applicant shall comply with city-wide landscape rules or regulations on water usage. The owner/applicant shall comply with any state or local rules and regulations relating to landscape water usage and landscaping requirements necessitated to mitigate for drought conditions on all landscaping in the Vintase Senior Aparfinents proiect.

CD(PXE)
City of Folsom Page 62

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023

39. To mitigate the impact to the protected native Oak tees, the following measures shall be implemented in accordance with requirements ofthe Tree Preservation Ordinance:

The owner/applicant shall provide mitigation for directly or indirectly impacted oak trees based on having a health rating of 5,4,3, or 2. Based on the DSH equivalency ratio, the project applicant shall mitigate for the removal of approximately 47 oak tees (571.3 inches at DSH) that will be removed with development of the project. Final mitigation requirements shall be determined by the City Arborist upon receipt offinal design plans prior to the issuance ofa grading permit. Mitigation for hees shall be done through planting of on-site replacement trees or payment of inJieu fees as determined by the City, or a combination thereof. The owner/applicant may be eligible to receive credit for preservation ofon-site Oak trees as determined by the City Arborist. o
. A Tree Permit Application containing an Application Form, Tree Protection and Mitigation Plan, and Arborist Report shall be submitted to the City of Folsom by the owner/applicant for issuance of a Tree Work Permit and Tree Removal Permit prior to commencement of any grading or site improvement activities. The tree protection and mitigation plan shall be prepared in collaboration with a qualified arborist and shall be subject to review and approval by the City. The fiee protection and mitigation plan shall contain the contact information ofthe project arborist and shall be included in all associated plan sets for the project. e Removal of any protected tree shall be mitigated by planting replacement trees and/or payment of"In-Lieu" fees on a diameter inch basis in accordance with FMC. Section 12.16.150. The proposed method of mitigation shall be subject to review and approval by the City.
. Prior to starting consfuction, oak trees to be preserved shall be fenced with high visibility fencing consistent with the city-approved tree protection and mitigation plan. Parking ofvehicles, equipment, or storage ofmaterials is prohibited within the Tree Protection Zone ofProtscted Trees at all times. Signs shall be posted on exclusion fencing stating that the enclosed frees are to be preserved. Signs shall state the penalty for damage to, or removal of, the protected tree.

I,G,B,O cD(PXE)
City of Folsom Page 63

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
CONDTTIONS OI'APPROVAL T1OR TIIE VINTAGE SENIORAPARTMENTS PROJECT (PN 2T-69) CONDITIONAL USE PERMIT, PI,AIINED DTVELOPMENT PERMIT, AI\D DENSITY BONUS rO3 EASTNATOMA STREET
Mitigation
Measure
Condition/lVitigation Measure When
Required
Responsible
Department

39. Cont.
e The owner/applicant shall retain the services of a project arborist proficient in fee protection for construction projects for the dwation ofthe development project to monitor the health ofoak trees to be preserved and carry out the City-approved tree protection plan. All regulated activity conducted within the Critical Root Zone of protected trees, as that term is defined in Folsom Municioal Code (FMC)

12.16.020. shall be performed under the direct supervision ofthe project arborist.

A copy ofthe executed contract for these arboricultural services shall be submifted to the City prior to the issuance ofany tree or grading permits.

Certification letters by the project arborist attesting compliance with the tree protection and mitigation plan and tree permit conditions shall be submitted to the City following completion ofgrading and again at project completion, prior to the certificate of occuDancv.

I,G,B,O cD(PXE)

CULTURAL RESOURCE/TRIBAL CULTURAL RESOURCE REQUIREMENTS

40. It is always possible that ground-disturbing activities during project development may uncover previously unknown archaeological resources. In the event that archaeological resources are discovered during conshuction, conshuction operations shall stop within a 100-foot radius ofthe find and a qualified archaeologist shall be consulted to determine whether the resource requires further study. The City shall include a standard inadvertent discovery clause in every construction contact to inform contractors ofthis requirement. The archaeologist shall make recommendations concerning appropriate measures that will be implemented to protect the resources, including but not limited to, excavation and evaluation ofthe finds in accordance with Section 15064.5 ofthe CEQA
Guidelines. Archaeological resowces could consist of, but are not limited to, stone, bone, wood, or shell artifacts or features, including hearths. Any previously undiscovered resources found dwing consfruction within the project area should be recorded on appropriate Departnent ofParks and Recreation (DPR) 523 forms and evaluated for sisnificance in terms of CEOA criteria.

G, I,B CD (PXE)
City of Folsom Page 64

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
CONDITIONS OFAPPROVAL F1ORTIIE VINTAGE SENIORAPARTMENTS PROJECT (PN 2I-159) CONDITIONAL USE PERMIT, PI,ANNED DEVELOPMENT PERMIT, ANI} DENSITY BONUS 103 EASTNATOMA STRDET
Mitigation
Measure
Condition/1Vlitigation Measure
Required
When Responsible
Department

41. In the event ofthe accidental discovery or recognition ofany human remains, CEQA Guidelines $ 15064.5; Health and Safety Code $ 7050.5; Public Resources Code $ 5097.94 and $ 5097.98 must be followed. Ifduring the course ofproject development there is accidental discovery or recogr.ition of any human remains, the following steps shall be taken:

There shall be no further excavation or disturbance within a 100-foot radius of the potentially human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains to be Native American, the coroner shall contact the Native American Heritage Commission (NAHC) witttin 24 hours, and the NAHC shall identif the person or persons it believes to be the "most likely descendant" (MLD) of the deceased Native American. The MLD may make recommendations to the landowner or the person responsible for the excavation work within 48 hours, for means of fre ating or disposing o{ with appropriate dignity, the human remains and any associated grave goods as provided in PRC Section 5097.98.

Where the following conditions occur, the landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity either in accordance with the recommendations ofthe most likely descendant or on the project site in a location not subject to fi:rther subsurface disturbancs:
o The NAHC is unable to identifr a most likely descendent or the most likely descendent failed to make a recommendation within 48 hours after being notified by the comrnission.
o The descendant identified fails to make a recommendation. o The landowner or his authorized representative rejects the recommendation of the descendant, and mediation by the NAHC fails to provide measures acceptable to the landowner.

G, I,B cD(PXE)
City of Folsom Page 65

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
OT'APPROVAL FORTEE snl\noR APARTMENTS PROJEST CN 21-rs9) CONDITIONAL USE PERMIT, PTANNED DEVELOPMENT PERMIT, AI{D I'ENSITY BONUS IO3 EASTNATOMA STREET
Mitigation
Mensure
Condition/'lVlitigation Measure When
Required
Responsible
Department

42. All construction personnel involved in gound disturbing activities shall be trained in the recogrition ofpossible cultural resources and protection ofsuch resources. The training will inform all construction personnel ofthe procedures to be followed upon the discovery of archaeological materials, including Native American burials.

Construction personnel will be instructed that cultural resources must be avoided and that all havel and construction activity must be confined to desigrated roads and areas. The training will include a review ofthe local, state, and federal laws and regulations related to culfural resources, as well as instructions on the procedwes to be implsmented should unanticipated resources be encountered during construction, including stopping work in the vicinity ofthe find and contacting the appropriate ' environmental compliance specialist.

G, I,B cD (PXE)
43 Ifpotentially significant Tribal Cultural Resowces (TCR) are discovered during ground disturbing construction activities, all work shall cease wilhin 50-ft ofthe find" or an agreed upon distance based on the nature ofthe find. A Native American Representative from traditionally and culturally affiliated Native American Tribes that requested consultation on the project shall be immediately contacted and invited to assess the sigrificance of the find and make recommendations for further evaluation and fteatnent, as necessary. Ifdeemed necessary by the City, a qualified cultural resources specialist rneeting the Secretary oflnterior's Standards and Qualifications for Archaeology, may also assess the significance ofthe find injoint consultation with Native American Representatives to ensure that Tribal values are considered. Work at the discovery location cannot resume until the City, in consultation as appropriate and in good faith, determines that the discovery is either not a TCR, or has been subjected to culturally appropriate featnent, ifavoidance and preservation cannot be accommodated.

G, I,B CD (PXE)
City of Folsom Page 66

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
CONDITIONS OF'APPROVAL FOR TITE VINTAGE SENIOR APARTMENTS PROJECI (PN 2T-159) CONDITIONAL USE PERMIT, PLAI\NED DEVELOPMENT PERMIT,AND DENSITY BONUS 103 EAST NATOMA STREET
Mitigation
Measure
Condition/Mitigation Measure When
Required
Responsible
Department

BIOLOGICAL RESOURCE REQUIREMENTS
44 White-Tailed Kite and Other Nesting Birds:

Ifproject (consauction) ground-disturbing or vegetation clearing and grubbing activities commence during the avian breeding season (February I - August 3l), a qualified biologist shall conduct a pre-construction nesting bird survey no more than 14 days prior to initiation of project activities and again immediately prior to construction. The survey area shall include suitable raptor nesting habitat within 500-ft ofthe project boundary (inaccessible areas outside ofthe project site can be surveyed from the site or from public roads using binoculars or spotting scopes). Preconstruction surveys are not required in areas where project activities have been continuous since prior to February 1, as determined by a qualified biologist. Areas that have been inactive for more than 14 days during the avian breeding season must be resuweyed prior to resumption ofproject activities. Ifno active nests are identiflted, no further mitigation is required. Ifactive nests are identified, the following measure is required:
r A suitable buffer (e.g., 500-ft for raptors; 100-ft for passerines) shall be established by a qualified biologist around active nests and no construction activities within the buffer shall be allowed until a qualified biologist has determined that the nest is no longer active (i.e., the nestlings have fledged and are no longer reliant on the nest, or the nest has failed). Encroachment into the buffer may occur at the discretion ofa qualified biologist. Any encroachment into the buffer shall be monitored by a qualified biologist to determine whether nestine birds are beins imoacted.

G, I cD (EXP)
City of Folsom Page 67

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
CONDITIONSOF FOR THE VINTAGE SENIOR APARTMENTS PROJECT (PN 2T.T59)

CONDITIONAL USE PERMIT, PI,AIINED DEVELOPMENT PERMIT,AND DENSITY BONUS IO3 EAST NATOMA STREET
Mitigation
Measure
Condition/'lVitigation Measure When
Required
Responsible
Department

45. Jurisdictional Wetlands and Waters
Prior to start ofconstruction, the project proponent shall either prepare a formal delineation and submit it to the USACE for verification or obtain verification based on the mapping ofaquatic resources in this report as well as contact the USACE, CVRWQCB, and CDFW to determine the need for permits and secure any required aquatic resources permits for funpacts to waters of the U.S./State from the USACE, CVRWQCB, and CDFW, pursuant to Sections 404 and 401 of the Clean Water Act, the Califomia Water Code, Section 1600 of the Fish and Game Code, and the State Water Resource Control Board Dredge and Fill Policy. The project proponent shall comply with all conditions of such permits including providing compensatory mitigation at a minimum 1:1 ratio as required to achisve no net loss of wetlands or other waters.

G, I CD (EXP)
City of Folsom Page 68

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
COI\DITIONS OF'APPROVAL FORTHE VINTAGE SENIORAPARTMENTS PROJECT (PN 2T-I59) CONDITIONAL USE PERMIT, PI.ANNED DEVELOPMENT PERMIT, AND DENSITY BONUS 103 EASTNATOMA STREET
Mitigation
Measure
Condition/lMitigation Measure When
Required
Responsible
Department

AIR QUALITY REQUIREMENTS

46. Control of fugitive dust is required by District Rule 403 and enforced by SMAQMD staff The owner/applicant shall implement the following measures as identified by the SMAQMD:
. Water all exposed surfaces two times daily. Exposed surfaces include, but are not limited to soil piles, graded areas, unpaved parking areas, staging areas, and access roads.
. Cover or maintain at least two feet offree board space on haul trucks transporting soil, sand or other loose material on the site. Any haul hucks that would be traveling along freeways or major roadways should be covered. . Use wet power vacuum street sweepers to remove any visible trackout mud or dirt onto adjacent public roads at least once a day. Use ofdry power sweeping is prohibited.
r Limit vehicle speeds on unpaved roads to 15 miles per hour (mph). . All roadways, driveways, sidewalks, parking lots to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. r Minimize idling time either by shutting equipment offwhen not in use or reducing the time of idling to 5 minutes [required by California Code of Regulations, Title 13, sections 2449(d)(3) and 2485. Provide clear signage that posts this requirement for workers at the entrances to the site. . Maintain all construction equipment in proper working condition according to manufacturer's specifications. The equipment must be checked by a certified mechanic and determine to be running in proper condition before it is operated.

G, I,B CD (PXEXB)
City of Folsom Page 69

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
COIITDITIONS OT'APPROVAL FOR TIIE VINTAGE SENIOR APARTMENTS PROJECT (PN 2T.159) CONDITIONAL USE PERMTT, PI"AI\NED DEVELOPMENT PERIIIT, AND DENSITY BOIruS 103 EASTNATOMA STREET
Mitigation
Measure
Condition/Mitigation Measure When
Required
Responsible
Department
47 To mitigate the project's contribution to the wban heat island effect, the Sacramento Air Quality Management District (SMAQMD) recommends the following measures be implemented to the satisfaction of the Community Development Deparfinent:

I
a
a
The owner/applicant shall incorporate new shade fiees to provide additional shade coverage for pavements and structures to the extent feasible. A directory ofair-quality supportive trees is available in the Sacramento Tree Foundation's Shady Eighty guide and a more extensive tree list is available on page 153 of the UHI Technical Analysis Report.

All new pavements, including sidewalks, interior roads, bike lanes, pedestrian paths, parking lots, and plazas shall strive to achieve an albedo ofat least 0.25-

0.5. For the parking lot areas, ifcool pavement or additional tree shading is not feasible, the owner/applicant shall consider installing solar photovoltaic shade structures to reduce urban heat islands, generate renewable energy, and provide shading to parked vehicles, further reducing emissions.

All new structures shall utilize certified cool roofs. The Califomia Energy Commission's Title24,Put 6T,recommends an aged solar reflectance of at least 0.63 for low-sloped roofs and at least 0.20 for steep-sloped roofs, and minimum thermal emittance of 0.75.

B CD (PXB)
GREENHOUSE GAS REQUIR"EMENTS

48. In accordance with the City General Plan GHG Reduction Measure T-3, the project shall provide a minimun of five percent more bicycle parking than required in the City's Municipal Code Section 17.57 .090 (for a total of 28 bicycle parking spaces).

B CD (PXB)

49. In accordance with the City General Plan GHG Reduction Measure T-6, the project shall use high-performance diesel (also known as Desel-HPR or Reg-9000/RHD) for all diesel-oowered eouioment utilized in constuction ofthe oroiect.

B cD (PXB)
City of Folsom Page 70

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
CONDITIONS TIOR TIIE VINTAGE SEI\IIOR APARTMEI{TS PROJECT (PN 2T.159) COI{DITIONAL USE PERMIT, PLAI\IITED DEYELOPMENT PERMIT,AND DENSITY BONUS 103 EASTNATOMA STREET
Mitigation
Measure
Condition/Mitigation Measure When
Required
Responsible
Department

50. In accordance with the City General Plan GHG Reduction Measure T-8, the project shall provide 14 elecbic vehicle capable parking spaces based on the 136 total parking spaces proposed for the project. Ofthe 14 electric vehicle capable parking spaces, 7 parking spaces shall be equipped with electric vehicle charging equipment with initial development of the proposed project.

B CD (PXB)

51. In accordance with the City General Plan GHG Reduction Measure SW-I, the project shall divert to recycle or salvage a minimum 65 percent ofnonhazardous construction and demolition waste generated at the project site in accordance with Appendix 44 (Rssidential) of the as outlined in the Califomia Green Building Standards Code (2019 CALGreen).

B CD (PXB)

52. In accordance with the City General Plan GHG Reduction Measure W-1, the project shall comply with all applicable indoor and outdoor water efficiency and conservation measures required under 2019 CALGreen Tier 1, as outlined in the California Green Building Standards Code.

B cD (PXB)

TRAI'FIC, ACCESS, CIRCULATION, AND PARKING
City of Folsom Page 71

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
53 Based on the recommendations ofthe Transportation Impact Study dated February 2022 (Attacfunent 2l), and to further ensure further ensure safe Favel within the prqiect site, the following measures shall be implemented to the satisfaction of the Community Development Department:

East Natoma Steet (Eastbound)
o The owner/applicant shall construcl a I SO-foot right-tum pocket with 60-foot taper on the eastbound approach to Prison Road iiom East Natoma Street. The existing bike trail shall be relocated to accommodate the right-turn lane. The relocated bike trail shall be placed in a dedicated pedestrian accoss and fail easement which shall be recorded prior to plan approval. With this proposed modification, the eastbound approach to Prison Road from East Natoma Street shall include one left-turn lane, one thru lane, and one right-tum lane.

East Natoma Sheet (Westbound)
o The owner/applicant shall construct a 100-foot left-turn pocket with a raised median with a 60-foot taper on the westbound approach to Prison Road from East Natoma Street. The median shall allow emergency vehicle access/egress and the modifications required for emergency vehicle access/egress shall be approved by the City ofFolsom Fire Deparftnent. With these proposed modifications, the westbound approach to hison Road from East Natoma Sfeet shall include one shared thnr/right-tum lane and one left-turn lane.

Prison Road (Southbound)
o Priorto entering Stateproperty, the contractorshall execute aright-of-entry agreement with the State of Califomi4 Depaftnent of Conections. o The owner/applicant shall restripe the existing right-tum lane at the southbound approach to East Natoma Street from Prison Road to indicate that this lane is a shared thru and right-tum lane. The existing dedicated left-tum lane shall remain as currently striped.

Primary Project Driveway (East Natoma Steet)
o The owner/applicant shall constuct a shared thnr/right-tum lane and a dedicated left-turn lane at the northbound approach to East Natoma Street at the primary project driveway. The shared thru/right-tum lane and dedicated left- tum lane shall include a 70-foot turn oocket and a 60-foot taper.

I cD (PXE), PW
City of Folsom Page72

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023

53. Cont.

Secondary Project Driveway (East Natoma Street)
o The owner/applicant shall construct a raised median within Natoma Street and a right-tum channelization taper at the secondary project driveway to prevent left-tums into the project site from westbound East Natoma Strect and left-tums out ofthe project site onto westbound East Natoma Street to the satisfaction of the Community Development Departrnent.
o The owner/applicant shall install "Stop" signs, appropriate pavement markings, and signage at the secondary project exit at East Natoma Street.

East Natoma Street/Prison Road Traffic Signal and Signal Timing o The owneriapplicant shall construct a fafhc signal at the fourth leg ofthe intersection of East Natoma Street and Prison Road and modiff all existing traffic signal improvements to the satisfaction of the Community Development Departnent.
o The owner/applicant shall coordinate retiming the traffic signal at the intersection of East Natoma Sfieet and Prison Road as follows:
. Eastbound and westboundprotectedleft tum phasing, northbound and southbound split phasing. 150 second cycle length, with 34 second northbound southbound split phases and 20 second eastbound and westbound protected phases, and 62 second eastbound and westbound through phases. Crosswalks shall be set to 22 seconds to accommodate a 3 feet per seconding walking sPeed.

East Natoma Street Frontaao Improvements
o The owner/applicant shall install curbs, gutter, a bicycle lane, and sidewalks along the project's frontage with East Natoma Sheet as shown on the submitted site plan. In addition, the owner/applicant shall construct curbs, gutters, a 'bicycle lane, and sidewalks from the project's eastem boundary approximately 120-feet to the east to connect to the existing off-site sidewalk and associated improvements. The owner/applicant shall enter into a credit reimbursement agreement with the City to cover the costs ofthese off-site fiontage imnrovements.

I cD(PXE), Pw

54. A minimum of 136 on-site parking spaces shall be provided for the project. LO cD (PXE)

55. A rninimum of28 on-site bicycle parking spaces shall be provided for the project at locations that are close Droximity to the primary building enfances. I,O cD(PXE) City of Folsom Page 73