Folsom City Council
March 28, 2023

03/28/2023 Item No.13.
a. General Density Bonus. The density bonus shall be a density increase of at least twenty percent, unless a lesser percentage is elected by the applicantldeveloper over the otheruvise maximum allowable residential density. The amount of density bonus to which the applicant/developer is entitled shall vary according to the amount by which the percentage of affordable units exceeds the percentage set forth in subsection (AX1) of this section. For each percent increase above ten percent in the percentage of units affordable to low income households, the density bonus shall be increased by one and one-half percent up to a maximum of thirty-five percent. For each one percent increase above five percent in the percentage of units affordable to very low income households, the density bonus shall be increased by two and one'half percent up to a maximum of thirty-five percent, For senlor citizen housing developments, the density bonus shall be a flat twenty percent.

I am curious as to how these density bonuses are calculated, and if Vintage housing is seeking a larger bonus due to the low income nature of their units? Which is the overriding percentage? Can Vintage claim larger density bonus based on the low income household status or is the flat 20 percent for senior citizen housing applicable? Exactly what numbers are the starting point here? On an intuitive level, it seems like a jump from our neighborhood with R1-ML zone to an R4 high density zone would be more than 20%. This is why I am seeking clarification on the matter.

I would be happy to discuss the matter over the phone or in person if that is easier for you. I can be reached at 915-849- 2134 at your convenience, and am available to meet in person any time next week' Thank you so much,
Erin Sargent
2

03/28/2023 Item No.13.

Steven Banks
From:

Sent:
lo:

Randy Bundock <[email protected] >
Monday, November 14,202210:08 AM
Steven Banks
Vintage Senior APartmentsSubject:

IYou don't often get email from [email protected]. Learn why this is important at https://a ka. msllea rnAbo utSenderldentification l
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe'
Dear Steve,
It was inevitable someone would want to develop the land across from the prison entrance. My wife and I always joked if we won the lottery we would buy it and build another bike and dog park, but that hasn't happened yet. lt seems that there would be a lot of challenges with extra traffic at a 4 way stop since the shift changes at the prison already make that intersection busy enough. Also how to preserve all the nice oak trees, the small creek that forms when it rains, and how close the power lines are. A three story building seems like it would be too tall for that area. The city has invested so much in the JC Trail with bridges and tunnels it would be a shame to clog up the trail access with more cross $affic' Thank you for your time,
Randy Bundock
218 Spencer Street
Sent from my iPhone
I

03/28/2023 Item No.13.

Steven Banks
From:

Sent:

To:

Kandi Jones <kandis57@yahoo'com>
Monday, November 14,20221:27 PM
Steven Banks
103 E NatomaSubiect:

You don't often get email from [email protected]' Learu[hil:bilili.!0pgrtan! CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.

I am contacting you to express my opposition to the proposed project by Vintage Properties at 103 E Natoma. I have several issues, however, my concern at this time is the 3 story proposal and overall design of the building which does not blend in with the existing neighboring structures, which includes single family homes, businesses, medicalfacilities, and other multi family apartments. Thank you ' KandiJones
I

03/28/2023 Item No.13.

Steven Banks
From:

Sent:

To:

Dreama Pacheco <[email protected] >
Wednesday, November 16, 2022 12:53 PM
Steven Banks
Vintage ProPerties 103 NatomaSubiect:
[you don't often get emailfrom [email protected]. Learn why this is important at https:/1a ka. ms/Lea rnAbo utSe nd erld e ntification l CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.

Dear Steve Banks,
I am writing in regards to the Vintage properties proposed for 103 Natoma 5t. Although I have many concerns what I would like to address here is the parking situation for this project' This 136 unit apartment building does not have plans for enough parking spaces. There is not a parking space for each unit nor parking designated for staff and visitors. The developers answer to this was that not every one living in the building will drive. That is a nonsense answer, as many of those units will have more than one driver. ln my research I found eight other properties owned by this company and of the many complaints the one common thread for all eight properties is those living there cannot find parking. Some complaining that they have to park in the supermarket parking lot down the road, and one resident complaining she has to park down the road and walk to the building in the dark. These are seniors, this is not acceptable.

Also having cars scattered all over the neighborhood from lack of parking is unacceptable' please require this project to have parking spaces for all units as well as additional parking for staff and visitors.

Thank you,
Dreama Pacheco
Sent from my iPhone
1

03/28/2023 Item No.13.

Steven Banks
From:

Sent:

To:

Farrah Wood <[email protected] >
Monday, November 28, 2A22 2:26 PM
Steven Banks
Vintage Properties at 103 E Natoma Folsom, CASubiect:
[you don't often get emailfrom [email protected]. Learn why this is important at https:l/aka.msfLearnAboutSenderldentification l
CAUTION: This email originated from outside of the organization, Do not click links or open attachments unless you recognize the sender and know the content is safe.

Mr Banks-
I am contacting you to express my opposition to the proposed project by vintage Propenies at 103 E. Natoma' I have several issues, however, my concern at this time is the 3 story proposal and overall design of the building which does not blend in with the existing structures which includes single family homes, businesses, medicdl facilities, and other multi family apartments. Also the protected oak trees. Thank you.

Farrah Wood
Sent from iPhone
1

03/28/2023 Item No.13.

Steven Banks
From:

Sent:

To:

Bill Pacheco <[email protected]>
Tuesday, November 29,2022 5:21 PM
Steven Banks
Vintage Senior ApartmentsSubiect:
[You don't often get email from [email protected]. Learn why this is important at https://aka.ms/Lea rnAboutSenderldentification l
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe'
Steve
Our neighborhood has many concerns about the senior apartments planned to be built next to the homes on Cimmaron Circle.

Natomas is already extremely impacted by the current traffic conditions from all of the building over the past 15 years' It,s very dangerous as it is and with adding a three story building will increase the traffic and make more unsafe. There is a crosswalk for the bike/walking trails that has had the signs hit by oncoming vehicles several times. The most recent time one of the signs has been hit , the driver through the sign over my fence into my backyard. Most people driving on that road speed and eventually one of the walking path users are going to get hurt. This is already a major safety problem.

It's also frustrating when you can't leave your neighborhood in a reasonable amount of time.

The road noise/pollution is very loud only going to get louder with more traffic.

There are few services near this location for seniors. This project would make more sense near shopping and grocery stores.

What is the City of Folsom planning to do about the safety issues, the road noise issues, timely accessibility and the lack of services for the seniors?
Please excuse any typos this message was sent from my iPhone Thanks,
Bill Pacheco

03/28/2023 Item No.13.

Steven Banks
To:

Cc:

Sent:

Subiect:

From: Josh Guthrie <joshguthrie@hotmail,com>
Thursday, December 15,2022 8:42 AM
Steven Banks
Rosario Rodriguez; Mike Kozlowski; YK Chalamcherla; Sarah Aquino;Anna Rohrbough Opposition to Vintage Senior Apartments across from Folsom Prison Entrance cAUTIQNT This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content ls safe.

Hi Steve,
I couldn't attend last nights City Council Meeting, so I wanted to write this email. l'm adamantly opposed to putting a three story senior living center on APN:071-A32O-042, as it will adversely affect my quality of life, along with hundreds of other residents. 1) The Traffic is already an issue for the residents of Cimmaron Hills entering Natomas street. This will only add to it.
2l A three story complex doesn't conform to the 'feel' of the area. 3) This project will erode the property values of the adjacent homes by creating direct viewable access to residents living rooms. Unacceptable design.
4l l'm very concerned about the density and classification of these residences a. They can be too easily converted to 'Low-income'genialized dwellings in the future, and our area already carries its societal burden with the medium density dwellings of Montrose and Talisman, and the areas behind Circle K. The city will be effectively creating a 'ghetto' in the future and this is simply irresponsible planning.
5) l,m not allowed to build a stair case within 10 feet of my oak tree, but we're comfortable wiping out an entire oak grove, all at the justification of high density tax revenues. Ridiculous hypocrisy being exhibited here. Again, unacceptable design.

I seriously hope this isn't approved
Best regards,
Josh Guthrie
242 Spencer 5t.
1

03/28/2023 Item No.13.

Steven Banks
From:

Sent:

To:

Kat Gray < [email protected] >
Wednesday, December 21,2A22 9:33 AM
Steven Banks
Mitigation Measures for Vintage Homes ApartmentsSubject:

You don't often get email from k.blackman.gray@gmall'com. Lea{n whv this is irnnortant cAUTION: This email originated from outside of the organization. Do not cllck links or open attachments unless you recognize the sender and know the content is safe.

Hi Steve,
I am inquiring about the Vintage Homes apartment project at Natoma, l'm a concerned resident and homeowner living near the proposed Vintage Homes site. I know you are probably really busy but I am wondering if you can tell me where to find information for all the Mitigation Measures listed in the summary. I counted 15 different mitigation measures for the many impacts this project will have. Where can I find out more? Hoping you can point me in the right direction.

Kat Gray
1

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
Attachment 28
CEQA Response Memorandum
Dated January 4,2023

03/28/2023 Item No.13.

Memorondum
HELIX Enyltonmontal Planning' lnc'
1180 lron Point Road, Suite 130
Folsom, CA 95630
916.435.1205 tel
s/ww h lilepl.c,o]Ir
Env i r o nm e ntal P I an ni n g
Date: January l'2021
To: Steve Banks, Principal Planner, City of Folsom
From: Robert Edgerton, AICP CEP
Messa3e: Vintage at Folsom Senior Apartments Comment lelters Memorandum Below is a summary of public agency letters and local resident comments received regarding the Vintage at Folsom Senior Apartments lnitial Study Mitigated Negative Declaration {ISMND} prepared by HELIX Environmental planning, lnc. (HELIX). The 30-day public review period for the ISMND began on November L4,2022 and ended on December t4, 2022.

Public Asencv Letters
r Central Valley Regional Water Quality Control Board (CVRWQCB) (December \4,20221 r sacramento Municipal utility District (sMUD) (December 14,20221 r Sacramento Metropolitan Air Quality Management District (SMAQMD) (November 30,2A221 r Pacific Gas and Electric Company (PG&E) tNovember L7 '2022, Allfour letters received from the CVRWQCB, SMUD, SMAqMD, and PG&E were standardized template letters. No response is required for the public agency letters received to date as no comments relevant to compliance with the California EnvironmentalQuality Act (CEQA) were noted. The public agency letters may contain relevant information for the City to consider (primarily for conditions of approval purposes).

Local Resident Comments.

Several comment letters were received from local residents expressing concern with project impacts related to aesthetics, biological resources, transportation and parking, safety, and noise' No letter received from a public agency, or a local resident triSgers additional action required of the City per CEQA Guidelines. All of the issues raised in the comment letters, regarding CEQA compliance, have been previously addressed in the ISMND. No formal written response from the City is required' 103 E Natoma Letter (November !4,20221
103 E. Natoma Street Letter (July 7,20221
103 E. Natoma Street Letter (July 7,20221
FW Vintage project at 103 E Natoma Street Letter lJuly 8,2O221 Opposition to Vintage Senior Apartments across from Folsom Prison Entrance (December 15, 20221
Vintage Housing proposal question Letter {July 14,2022, HEL'X
a

03/28/2023 Item No.13.

Memorandum to Mr. Steve Banks
January 3,2023
?age2of2
HELIX
Envinnnontal Plannitg
r Vinta8e proJect at 103 E Natoma Street Letter (July 30,20221 e Vlntage Properties 103 Natoma Letter {November L6,2O221 o Vintage Properties at 103 E Natoma Folsom, CA (November28,2O22l o Vintage Senior Apartments Letter (November 29,2022,
r VintaBe SenlorApartments Letter (November 14'20221

03/28/2023 Item No.13.

Attachment 3
Planning Commission Staff Report
Dated February 15,2023

03/28/2023 Item No.13.

AGENDA ITEM NO. 1
Type: Public Hearing
Date: February 15,2023
Planning Commission Staff RePort
50 Natoma Street, Council Chambers
Folsom, CA 95630
Vintage Senior Apartments
PN 21-1s9
Conditional Use Permit
,
:

Planned Development Permit
Densi$ Bonus
The proposed Vintage Senior Apartments project is located on a +.86-acie parcel sitriateO on the south side of-East Natoma Street at the intersection of East Natoma Street and Prison Road (103 East Natoma Street)/APN No. A7t0320-CI42
Steve Banks, Principal Planner, 916-461 '62A7
sbanks@folsom,ca.us
ili'rL) 1t-,.$ ()"&tt
Project:

File #:

Requests:

Location/APN:

Staff Contact:

Property OwnerlApplicant
Name: Vintage at Folsom, LP
Address: 369 San Miguel Drive, Suite 135
Newport Beach, CA 92660
Recommendation: Resume the continued agenda item and upon conclusion recommend approval of a Conditional Use Permit, Planned Development Permit, and Density Bonus for the Vintage Senior Apartments project, based on the findings (Findings A-U) and subject to the 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.
r 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.
.t,!
.-:
j,;
;
AGENDA ITEM NO. 1
Type: Public Hearing
Date: February 15,2023
A Planned Development Permit which contains detailed development and architectural standards for the proposed 136-unit senior affordable apartment community.
]}TCIILSCINJT
a
A Density Bonus for development of a senior, one hundred percent 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-feet6-inches (proposed apartment building is 34 feet in heightwith 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 in Attachment 2, the staff report from the January 18,2023 Planning Commission meeting' Table of Contents:

Attachment 1 - Modified Conditions of Approval, dated February 15,2023 Attachment 2 - Planning Commission Staff Report and Attachments from the January 18, 2023 Planning Commission meeting
Submitted,

PAM JOHNS
Community Development Director
a
City of Folsom Page2

03/28/2023 Item No.13.

Planning Commission
Mntage Senior Apartments (PN 21 -1 59)
February',5,2023

BACKGROUND'ISSUE
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 (5S+1 affordable apartment community (Vintage Senior Apartments) on a 4.86-acre site located at 103 East Natoma Street. During the 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:
. 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 visualcompatibility of the project o Concern regarding lighting and noise impacts
. Concern regarding pedestrian, bicycle, and traffic safety . Concern regarding lack of parking being provided
. Concern regarding emergency service response time and access o Concern regarding impacts to biological resources and natural habitat . Concern regarding Oak tree impacts
Fo1owing public comment and testimony, the public hearing was closed and the Commission engaged in a lengthy discussion regarding the proposed project. ln general, the Commission commented that the project site at 103 Natoma Street was not an appropriate location for development of a senior affordable apartment community.

Additional comments and concerns raised by the Commission included:
r Concern regarding design and architecture of the apartment building . Concern regarding the overallsite design of the project . Concern regarding emergency service response times and fire access o Concern regarding pedestrian and traffic safety in the project area . Concern regarding the walkability of the project
o Goncern regarding insufficient parking on the site
. Concern regarding distance to services and amenities for residents o 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 Gommission had difficulty in identiffing the appropriate basis to deny the proposed project, given the legal findings required by the HAA.

City of Folsom

03/28/2023 Item No.13.

Planning Commission
Mntage Senior Apartments (PN 21-1 59)
February 15,2023
City staff indicated to the Commission that in order to deny the proposed project they would need to make two specific Conditional Use Permit Findings to the effect that the proposed project would have a significant, quantifiable, direct, and unavoidable impact, based on objec,tive, 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 orderforCity staff tofurtherevaluate potential areas where the project might not be consistent with any established written objective standards.

POLICY
'
RULE
Folsom MunicipalCode
As setforth in Section 17.60.010 of the Folsom MunicipalCode, the Planning Commission is the decision-making body responsible for taking action on a Conditional Use Permit.

As setforth in Section 17.38.050 of the Folsom Muniqipal Code, the Planning Commission is also the decision making body responsible fortaking action on a Planned Development Permit. Lastly, as set forth in Section 17.102.050 of the Folsom Municipal Code, the Planning Commission is the decision-making body responsible for taking action on a Density Bonus Request if no concunent application requires Ci$ Council approval.

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 (EX214); FMC 17.22.o4;0(1r;) The Folsom Municipal Code regulates Conditional Use Permits and states that the findings of the Planning Commission 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.)
Wtrile the Folsom Municipal Code continues to govern the findings required to grant a conditional use permit, state law has severely limited the City's abilityto deny a conditional use permit (and other discretionary approvals) in the context of housing development projects.

Gity of Folsom

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartmentrs (PN 21-1 59)
February 15,2023
State Housinq Accountabilitv Act
Senator Nancy Skinner authored Senate Bill 330 ("SB 330'), the "Housing Crisis Act of 2019," to "suspend certain restrictions on the development of new housing during the period of the statewide emergency" through January 1, 2025 stemming from the lack of housing supply throughout the state. On October 9,2019, Govemor Newsom signed SB 330 into law effective as of January 1,2A20. Subsequently, the Legislature enacted and the Governor signed Senate Bill 8, which extends SB 330 through January 1, 2030.

Objective Standards
ln 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 S 65589.5.) A housing development project can stillbe denied, or the densig can be reduced, if the proiect fails to comply with applicable objective standards. (Govemment Code S 65589.5(0(1).) However, the receipt oJ a density bonus, incentive, concession, etc. cannot constitute a valid basis on which to find that a proposed housing development project fails to comply with applicable objective standards. (Government Code S 65589.50X3).)
Under the HAA, "objective" means "involving no personal or subiective 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 Gode S 65589.5(hXB).) For a standard io be objective, it must be "uniformly verifrable," which means that there is little to no roorn for reasonable persons to differ on whether a project complies with an extemal and uniform benchmark. Examples of objective standards include height limits, setbacks, building coverage, lot area, and similar requirements when they are suitably specific. For exarnple, 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 is no more than 60% of lot, are all objective, because it is possible for an applicant, the public, City staff, and Gity 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 dhether they are mef' are not objective, and may not be used to deny or reduce the density of housing development projec{s unless specific findings ary 1ad9. lf a standard requires any level of "after-the-fact interpretive gloss,o it is not obiective for purposes of the HAA. For example, the City of San Mateo established guidelines that advised an applicant to avoid changes in building height greatq than one story from adjacent siructures. The guidetines further provided that if height varied by more than one story between buildings, a transition or step in height would be necessary. Such standards are not objective, beiause it is not knowable in advancewhen changes greaterthan one story Cig of Folsom

03/28/2023 Item No.13.

Planning Commission
Mntage Senior Apartments (PN 21-1 59)
February 15,2023
in height would be allowable or how much "transition or step in height" would be sufficient to bring a project into conformity with the guideline.

Standards that require a project to obtain entitlements that involve subjective decision- making are likewise not objective, and therefore the HM no longer allows the Commission the discretion it 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.' Under 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.

Wth respect to the City of Folsom, our typical use permit findings and design review findings are not objective because they involve personaljudgment and are not verifiable by reference to an extemal benchmark. Therefore, the Gommission cannot deny those entitlements for a housing development project unless it can make the statutorily required fi ndings discussed below.

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 HM's key function is to limit the City's discretion to deny or reduce the density of housing development projects. As such, when a housing development proiect complies with applicable objective development standards, the City may not deny the project or impose a condition that it be developed at a lower density without making statutorily required findings that the project would otherwise have a specific, adverse impact on public health and safety that cannot be mitigated. (Government Code $ 65589.50).) The law defines a 'specific adverse impact' as a "significant, quantifiable, direct, and unavoidable impact, based on objective, identified, wriften public health or safety standards'. (Government Code S 65589.5(i)(1XA).) The law also requires the Ctty to find that there is no way to mitigate the impact without denying the project or reducing the density. (Government Code S 65589.8(D(1XB).) The receipt of a density bonus or any associated incentive or concession is not a valid basis for making those ftndings. (Government Code S 65589.50(3).)
Denlal of an Affordable Housino Develooment Project
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 in a manner that renders the
Gi$ of Folsom
or condition approval

infeasible

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
February 15,2023
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:

1. 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 S 65589.5(dxl).)

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 $ 6558e.5(dX2).)

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 S 65589.5(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 serve the project. (Government Code S 65589.5(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." (Govemment Code S 65589.5(dX5).

Penalties for Failure to Complv with the HAA
lf the City denies a housing development project, reduces the densi$ 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 projec!, or a "housing organization" may file suit to enforce the HAA. (Govemment Code S 65589.5(kXlXAXi).) ln addition, the Department of Housing and Community Development (HCD) has authority to enforce the HAA and refer violators to the Attomey General. (Government Code S 65585(0, (k).) The City could find itself facing multiple plaintiffs: the applicant, a "housing organization" such as YIMBY, and the Attomey 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 S 655S9.5(i); Government Code S 65589.5(kX1XA).) ln this context, the City has the burden of proof even though it is the one being sued. (Government Code s 6558e.6.)
lf the court determines that the City's decision to deny the project, redu@ the density of the project, or impose condition(s) of approval that render unaffordable violated the HAA, it will order the City to comply with an affordable project
the HAAwithin 60 days.

City of Folsom

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -159)
February 15,2023
lf 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'shall' impose a minimum fine of $10,000 per housing unit in the project at issue. (Government Code S 65589.5(k).) lf the court finds that the City acted in bad faith andthe City failed to comply with the HAA within 60 days, the fine oshall" increase to a minimum of $50,000 per unit. (Government Code $ 6558e.5(r).)
Any successful plaintiff is entitled to recover attorney's fees, which typically range from $100,000 to $500,000 in these kinds of cases. ln 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. ln addition, the City would have to pay for its own attorneys to defend the case, which would ?atry a similar cost.

Finally, if the court rules against the City, it may be impractical to appeal, because doing so would require the Gity to post a bond, in an amount determined by the trial court. (Government Code S 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.

DISCUSSION' ANALYSIS
As it relates to the State Housing Accountability Act, the proposed Vintage Senior Apartments project meets the definition of a "housing development project." (Government Code $ 65589.5(hX2).) lt 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, if the Cornmission were to consider denying the Conditional Use Permit for the proposed project, the Commission would need to make one of the five specific findings noted above.

Under the circumstances, the only potentially applicable finding is number 2, based on Govemment Code section 65589.5(d)(2), under which the Commission would have to find, based on a preponderance of the evidence in the record:
a. The proposed proiect would have a significant, quantifiable, direct, and unavoidable impact, based on objective, identified wriften public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete by the Cit$ and
b. There is no feasible method to satisfactorily mitigate or avoid" said impact without making the project unaffordable.
ln its original review of the proposed project, the City did not identiff any specific adverse impacts (as defined in the HAA) associated with development of the apartment community (see Conditional Use Permit Section of Attachment 2).

Cig of Folsom

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
February 15,2023
With respect to requested Planned Development Permit, the Folsom Municipal Code (FMC. Section.17.22.050) includes objective standards with respect to development within the BP zoning district. The objective strandards include minimum lot area, minimum lot width, maximum building coverage, minimum ftont yard setback, minimum side yard setbacks, minimum rearyard setback, and maximum building height. As discussed within the previous Planning Commission Staff Report (Development Standards Section of Attachment 2), the proposed project complies with all of the established objective development standards. The R4 (General Apartment) District also contains objective development standards in the same categories just mentioned. (Folsom Municipal Code Chapter 17.18.) The proposed project also complies with the objective development standards applicable to the R4 zone, with the exception of parking. Even so, based on the density bonus law's applicability to parking, the proposed project's parking ratio of 1:1 must be considered consistent with the applicable parking standard. (Government Code s 6558e.5(D(4).)
A review of the architecture and design of the proposed apartment building was included as part of the Planned Development Permit (Building Architecture and Design Section of Attachment 2). As discussed within the Building Architecture and Design Section of the previous Planning Commission Staff Report, the proposed project is subject to the City's Design Guidelines for Multi-Family Development (Design Guidelines). \Mile City staff has determined that the architecture and design of the proposed project meets the intent of the Design Guidelines, these guidelines do not provide specific objective standards for the purposes of complying with the Housing Accountability Act. As a result, the Commission would not be able to deny the Planned Development Permit on the basis of the project's architecture and design. However, the Planning Commission is able to reoommend modifications to the design, color, and materials of the building so long as these changes do not reduce the overall density of the proposed project or render it infeasible for development of affordable housing.

Following the January 18, 2A2SPlanning Commission meeting, City staff revisited all of the existing wriften objective strandards (Folsom General Plan 2035, Folsom Municipal Code, Stormwater Quali$ Program, Design Standards for lmprovements and Construction, etc.) that would be potentially applicable to the proposed project and determined that the proposed project is compliance with these written objective standards.

However, subsequent to the January 18,2023 Planning Commission meeting, City staff metwith the project applicantto evaluate whetherany modifications could be made to the project to address concerns raised by residents and the Commission. Through these discussions, City staff, with agreement by the applicant, was able to identiff four specific areas where modifications to the project could be made relative to traffic safety, pedestrian safety, parking, and landscape screening.

City of Folsom

03/28/2023 Item No.13.

Planning Commission
Mntage Senior Apartments (PN 21-1 59)
February 15,2023
One of the concerns raised by residents at the Commission meeting was the close proximity of the secondary project driveway on East Natoma Street in relation to an existing pedestrian crosswalk on East Natoma Street and in relation to the existing intersection of East Natoma Street and Cimanon Circle (western driveway). The speciftc concem was that the addition of a new driveway and associated vehicle trips would create a potential safety issue for pedestrians utilizing the existing crosswalk on East Natoma Street and also create a potential safety issue for vehicles attempting to exit Gimanon Circle (western driveway) onto East Natoma Street, especially those making a left turn.

To address these two concerns, the applicant has agreed to restrictthe secondary project driveway on East Natorna Street to emergency service and solid waste vehicle access only by installing a sliding electronically activated gate located a minimum of 40 feet back from the entrance to the secondary project driveway.
ln addition, the applicant has agreed to install a pedestrian-actuated Rectangular Rapid Flashing Beacon (RFFB) system at the existing uncontrolled pedestrian crosswalk located on East Natoma Street near the intersection of Cimarron Gircle. The design of the RFFB will consist of two rectangular-shaped yellow indicators each with a light- emifting diode array-based source that is activated by a pedestrian pressing a button.

Condition of Approval No. 53 has been updated to reflect these modifications.

Another concern expressed by residents and the Commission at the Commission meeting in January was the lack of on-site parking being provided for the project and also the lack of parking provided for employees and guests. \Mth respect to increasing the number of total parking spaces, the applicant evaluated this option and determined that it is not feasible due to a number of constraints (Oak trees, site topography, etc.) present on the project site. ln addition, the City is not able to impose any further parking restrictions on this project because of the Density Bonus Law. (Government Code $ 65915(pX1) and (pXO).) However, the applicant has agreed to implement a parking permit program whereby a maximum of 130 resident parking permits are issued and active at any one time, with ffre other 6 parking spaces designated for exclusive use by employees and guests only. Condition of Approval No. 54 has been updated to reflect these modifications.

Lastly, residents and the Commission expressed concern regarding the visual impact the proposed three-story apartment buiHhg would have on adjacent single-family homes directly to the east of the subject propefi within the Cimanon Hills Subdivision. To address this concem, the applicant has agreed to increase the size of trees planted along the eastern property boundary within a landscape buffer from 24-inch box trees to 36- inch box trees, with the trees being required to be a minimum of 16-feet-tall when they are planted. The applicant has also agreed to implement additional measures (soil analysis, soilamendment, etc.) to ensurethe long-term success of the tree planting along the eastem project boundary and throughout the project site. Condition of Approval No.

Ci$ of Folsom

03/28/2023 Item No.13.

Planning Commission
Mntage Senior Apartments (PN 21-1 59)
February 15,2023
38 has been updated to reflect these modifications. The applicant will be responsible for maintaining the trees and landscaping throughout the life of the project. Condition of Approval No. 37 was included in the original staff report and is still included to reflect this requirement.

With respect to the other concerns and comments raised by residents and the Gommission at its January 18,2023 meeting, the previous Planning Commission Staff Report and supporting documentation (Aftachment 2) addresses most of these comments in detail. However, City staff does have additional information to share with respect to emergency service response times and fire access. The Folsom Fire Department Strategic Plan2O2O sets a goalforthe overalltime (dispatch, turnout, traveltime) required for emergency service responders to reach any location within the City, with the standard for EMS response being 6 minutes or less and the standard for fire response set at 7 minutes or less. The City of Folsom Fire Chief has reviewed the proposed project and determined that the emergency service response time from Fire Station 35 (Glenn Drive) to the project site at 103 Natoma Street is less than 6 minutes, well within the City's targeted response time. In relation to fire acoess, the project site has been designed to accommodate access for all emergency vehicles with respect to driveway access and turning radius as well as drive aisle width. ln relation to fire access to the aparfirent building, the proposed project includes multiple staircases located on the ends of the building and two elevators centrally located in each wing of the building. ln addition, the proposed apartment building is required to be constructed to current Building and Fire Code stiandards, which include the installation of fire sprinklers and fire alarms.

Residents and the Commission also expressed con@rn with respect how drainage and stormwater quality would be addressed by the proposed project at the January 18,2023 Cornmission meeting. A Preliminary Drainage and Storm Water Quality Report was prepared forthe project by TSD Engineering on August 19, 2022. The Report states that the proposed storm drain system has been designed to comply with all applicable standards includethe Ci$'s Design and Procedures Manual, the Sacramento City/County Drainage Manual, and the Sacramento Region Stormwater Quali$ Design Manual. The Report also details the specific measures that will be implemented to manage drainage and stormwater including maintaining existing storm drain conveyance, implementing source control measures, implementing low impact development measures, and capturing and treating stormwater. City staff has reviewed the Preliminary Drainage and Storm Water Quality Report and determined that with the proposed project has adequately addressed drainage and stormwater quali$ for the site. ln addition, staff has previously included conditions of approval (Condition Nos. 15, 16, 28,31, 32, 33, and 34) in the original staff report to ensure that stormwater and drainage will be managed in accordance with all local, state, and federal requirements.

City of Folsom

03/28/2023 Item No.13.

Planning Commission
Vintrage $enior Apartments (PN 21-1 59)
February 15,2023

ENVIRONIUIENTAL REVIEW
Helix Environmential has prepared an lnitial Study, Mitigated Negative Declaration, and Mitigation Monitoring and Reporting Program (Attachment2) forthe project in accordance with the California Environmental Quality Act (CEOA) 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.

RECOMMENDED PLANNING COMMISSION ACTION
Move to:
o Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program prepared for the Vintage Senior Apartments projec't (PN 21-159) per Attrachment 25 of the originalstaff report in Attachment 2; and . Approve a Conditional Use Permit for development and operation of a senior affordable apartmeht communi$ on the subject 4.86-acre property; and r Approve a Planned Development Permit for development of the 136-unit Vintage SeniorApartments project on a 4.86-acre site located at 103 East Natoma Street; and o 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-fet 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.

GENERAL FINDINGS

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

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

A.

B.

City of Folsom
Page12

03/28/2023 Item No.13.
c
D
Planning Commission
Vintage Senior Apartments (PN 21-1 59)
February 15,2023

CEQA FINDINGS

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

THE PIANNING COMMISSION HAS CONSIDERED THE PROPOSED

MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND

REPORTING PROGMM BEFORE MAKING A DECISION REGARDING THE PROJECT.

E. ON THE BASIS OF THE WHOLE RECORD BEFORE THE PLANNING

COMMISSION, 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 WTH THE

REQUIRED MITIGATION MONITORING AND REPORTING PROGRAM,
wouLD NloT HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT WITH THE REQUIRED MITIGATION MEASURES.

H. THE LOCATION AND CUSTODIAN OF THE DOCUMENTS WHICH

CONSTITUTE THE RECORD OF PROCEEDINGS UPON WHICH THE
DECISION lS BASED ARE: CITY OF FOLSOM COMMUNITY DEVELOPMENT DEPARTMENT, 50 MTOMA STREET, FOLSOM, CA 95630.
*
F.

G

CONDITIONAL USE PERMIT FINDING
I. 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, MOMLS, COMFORT, AND GENERAL WELFARE OF PERSONS

RESIDING OR WORKING IN THE NEIGHBORHOOD, OR BE DETRIMENTAL

OR INJURIOUS TO PROPERTY AND IMPROVEMENTS IN THE

NEIGHBORHOOD OR TO THE GENERAL WELFARE OF THE CITY, AS THE pROpOSED USE lS COMPLIMENTARY TO EXISTING USES lN THE

PROJECT VICINITY AND, AS CONDITIONED, THE PROPOSED PROJECT

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

Cig of Folsom

03/28/2023 Item No.13.

K.

Planning Commission
Mntrage Senior Apartments (PN 21-159)
February 15,2023
PrllNNEp DEVELOPMENT PERIUIIT FINDINGS
J. THE PROPOSED'PROJECT COMPLIES WTH 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 AVAIIABLE PUBLIC FACILITIES, INCLUDING BUT NOT LIMITED

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

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

THE PROPOSED PROJECT WLL NOT CAUSE UNACCEPTABLE VEHICUIAR

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

THE PROPOSED PROJECT WILL NOT BE DETRIMENTAL TO THE HEALTH,

SAFEW AND GENERAL WELFARE OF THE PERSONS OR PROPERTY

WTHIN 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.

DENSIW 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.

R. THE PROPOSED PROJECT QUALIFIES FOR THE REQUESTED PROJECT DENSITY OF 28 D\A/ELLING UNITS PER ACRE.

L.

M
N.
o
P
o
Cig of Folsom

03/28/2023 Item No.13.

Planning,Gommission
Vintage $enior Apartments (PN 21 -1 591
February 15,2023
S. THE PROPOSED PROJECT IS ELIGIBLE FOR FOUR DENSIW 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 DENSIW BONUS

INCENTIVES OR CONCESSIONS, INCLUDING A PARKING RATIO OF ONE

PARKING SPACE PER UNIT, AN INCREASE IN THE MA)(IMUM BUILDING HEIGHT FROM 35 FEET TO 42 FEET SIX INCHES, AND AN INCREASE IN

THE MA)(IMUM 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

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartmenb (PN 21-1 59)
February 15,2023
Attachment 1
Modified Conditions of APProval
Dated February 15,2023
City of Folsom

03/28/2023 Item No.13.

Planning Commission
Mntage Senior Apartments (PN 21-1 59)
February 15,2423
Modified Conditions of Approval
(new text shown in bold/underline format)
ConditionNo.3
The project approvals (Planned Development Permit" Conditional Use Permit, and Density Bonus) granted under this staffreport shall remain in effect for fire three years from final date of approval (lanuoqr+b2O23 Februarv 15.2026). Failure to obtain the relevant building (or other) permits within this time period, without the subsequent extension of this approval, shall result in the termination of this approval.

Condition No. 38
Final landscape plans and specifications shall be prepared by a registered landscape architect and approved by the City prior to the approval of the first building permit. Said plans shall include all on-site landscape specifications and details including a tree planting exhibit demonstating sufficient diversity and appropriate species selection to the satisfaction of the Community Development Deparbnent. The tee exhibit shall include all street trees, accent hees, parking lot shading tees, 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 of the 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 California (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 ornamental tees shall be maintained according to the most current AmericanNational Standards for Tree Care Operations (ANSI A-300) by qualified tree care professionals. Tree topping for height reduction, view protection, light clearance or any other purpose shall not be allowed. Specialty-style pnrning, such as pollarding, shall be specified witfuin the approved landscape plans and shall be implemented during a S-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 Vintage Senior Apartnents project.

All trees installed along the eastern nrooertv boundary. directlv adiacent to residences on Cimmaron Circle. shall be 36-inch box trees that are a minimum of siFtepn (16) feqt t84.at the time of olantinq. Tree stock shall complv with the specifications within thgANSI Z6Ql American Staudard for Nunrerv Stgck F'inal snecies selection and container sizes shall be included in the linal landscape plans. subiect to review and approval bv the Communitv Develoonent Densrtment
City of Folsom

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
February 15,2023
TUe owner/applicant shall retain a consultine oroiect arborist throueFout the duration of thi final desiqn snd construction ohases of the proiect Prior to aoolvine for anv grading. civil. or buildine permits. the aoplicant shall submit a scone of sentices prepqfed bv the nroiect arborist to the Citv Arborist for review and aooroval. Said scooe shall include the followinc seruices:
. A statement of qualifications bv the nroiect arborist attestine cefiification bv the international Societv of Arboriculture flSA) for a minimum of 5 vears and dcnonstratinq multiple vears of exnerience in urban landscape,4anaeement and land development The oroiect arborist sha! also be-familiar with and subscribe to anv & all AltlSI standards & ISA Best Msnasement Pnctices (BMPs) relatine to arboricultural practices ss applicable for the proiect
r Oversiqht of soils analvses to ensure ontimal plant growth and lonq-tem success rgithin all landscaoe areas of the proiect site.
1 Collaboration in the desiqn. development and renderine of all lqndsclno and civil co,nst-ruction drawines and details relating and imoactful to soil health. drainaee. tree niantinq. irrisation. and rclated elements with reqard to lone term success of trees to be phntcd within the proiect site.
o Implementation of aonrooriate soil amendments based on soil analYses and.proiect irb,orist tecommendations to promote healthv root growth and lone-term success of nlant materials.
o Flcilitation of appropriate measures and means to ensure sufrigient soil oorositv. narcolrtion and drainage oflandscape areas based on soils analvses and nroiect arborist recommendations.
o Otversiqht of tree species selection for climate aprropriateness. plante,r size. eco,lo,sical benefits. and species diversitv in accordance with citv standards.

Prescriotions for anv alterrative innovative civil and landscane construction methodoloei€s to increase the likelihood of lons-tem success of tr€o nlrntinss within the oroiect site.

Administer imolementation and installation of aopropriate fgllt zone aeration svstens.

Insnection of tree nursery stock to ensure healthv nla4t material. thwart root stocE issu€s. and verifv compliance with AIISI 260.1 (American Standard for NurserT Stock).
o
I
a
City of Folsom

03/28/2023 Item No.13.

Planning Commission
Mntage Senior Apartments (PN 21-1 59)
February 15,2023
Prescribo and implement methodoloqies for proner root manaqement and treatment methodoloeies.

Overuieht of tree installation throuehout the oroiect site. verifyins comoliance with the ISA Best Manasement Practices for trec nlantins.

Prenaration of a S-vear tree manasement olan for all trees planted wlthin the proiect site. Said manasement nl$.n shall include an inventory of all trees plantcd on the nroiect site with an insnection and maintenance schedule for tree health monitorine. structural nrunins bv an ISA certified arborist. stake removal. mulching. irdgation adiustments. tree replacement and anv other mansgement practices deemed relevant bv the proiect arborist. The S-vear manasement plan shall be suoolied to both the nropertv owner an4 the Citv Arborist orior to the Certificate of Occunancv.

X'ollowine Citv approyal of the oroiect arboristts scooe of services. the apolicant shall orovide a coov of the executed contract for such services to the Citv orior to annlvins for anv gradinq. civil. or building permits. Upon proiect completion. a final arborbt renort bv the nroiect arborigt attestine comoliance with the Citv-aooroved arboricultglpl scone of sen'ices and a copv of the S-year tree manasement nlan shall be suoolied to the Citv Arborist
ConditionNo.53
Based on the recommendations of the Transportation Impact Study dated February 2422 (Attachment 2l), and to firther ensure further ensure safe travel within the project site, the following measunes shall be implemented to the satisfaction of the Community Development Department:

East Natoma SFeet (Eastbound)
o The owner/applicant shall construct a 1S0-foot right-turn pocket with 60-foot taper on the eastbound approach to Prison Road from East Natoma Street. The existing bike bail shall be relocated to accommodate the right-turn lane. The relocated bike trail shall be placed in a dedicated pedeshian 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-tum lane, one thnr lane, and one right-turn lane.

East Natoma Street (Westbourd)
o The owner/applicant shall construct a 100-foot left-tum 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 accesVegress and the modifications required for emergency vehicle access/egress shall be approved by the City of Folsom Fire Deparfnent. Wittr these proposed modifications, the westbound approach to Prison Road from East Natoma Steet shall include one shared thru/right-turn lane and one left-turn lane.
a
a
Ci$ of Folsom

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
February 15,2023
Prison Road (Southbound)
o Prior to entering State property, the contactor shall execute a right-of-entry agreement with the State of Californiq 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.

Primary Pfoject Driveway (EastNatoma Sheet)
" tt r
"*trer/applicant
shall constnrct a shared thru/righftum lane and a dedicated left-turn lane at the northbound approach to East Natoma Street at the primary project driveway.

The shared thrdright-turn lane and dedicated left-turn lane shall include a 70-foot tum pocket and a 60-foot taPer.

Secondarv Proiect Driveway (EAst Natoma Sheet)
glm*honn€tittisa taper at $€ seeondary
weitbetuC EastNaterne S*eet te the sadsfaetien efths CernrnuniF Develepment g€paffi€nt
o The ewner/sfplieaat shall insCl'3Step" sigtrs apprepd*t€ pavenrrtmarkingsr a$d $tgnage at flt€ se€€ndarY Prqie€Fe
o The Secondanr Proiect Drivewav on East Natoma Street be restricted.to Emergencv Vohicle Accress (EVA) and solid waste vehicle access onlv. The owner/applicant @electronicallv activated qate located a minimFq of 40 feet back fro,m the entrance to the Secondarv Proiect Drivewav. The final dqsign of the EVA ffi and anproval bv the Fire Denartqent,an{ the Communitv @ent. City stafr(Fire Denar,tment. Police Depa{tment. Solid Waste Dtivision) shall be orovided remote transmitters to active the slidins gate.

East Natoma Steet/?rison Road Traffic Siemal and Signal Timing "
Tt e o*ter/applicant shall construct a taffic signal at the fourth leg of the intersection of EastNatomaSteet and Prison Road and modiff all existing taffic signal improvements to the satisfaction of the Community Development Deparfrnent. o The ownerlapplicant shall coordinate retiming the taffic signal at the intersection ofEast Natoma Sheet and Prison Road as follows:
o Eastbound and westbound protected left turn phasing, northbound and southbound split phasing. 150 second cycle length, with 34 secbnd northbound southbound split ptrar.s and 2O second eastbound and westbound protected phases, and62 second eastbound and westbound through phases. Crosswalks shall be setto22 seconds to accommodate a 3 feet per seconding walking speed'
East Natoma Steet Frontage Improvements
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. In addition. the shall construct curbs. gutters,
City of Folsom

a bicvcle lane. and sidewalks

03/28/2023 Item No.13.

Planning Commission
Mntage Senior APartments
February 15,2023
(PN 21-159)
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.

East Natoma Pedestria4 Crosswalk
Thcrewner/anmrlicant shail install a nedestrian-actusted Rectaneular Raoid Flashins Beacon (RFFB) swtem at the existins uncontrolled markd pcdestrisn crosswdk located on Sast Nato,ma Street aoproximatelv 50 fect west of the intersection of Esst Natoma Street and Cimarron Circle. The desim of the RFFB shall con$ist of two rectansu!ry-shaped ffiL a fieht-emittine diode arrav-based source. The final desiqn of the o,f theRI'tr'B shall be sFbiect to review and aoproval bv the Communitv Dcvelonment and Public lVorks DePartments.

ConditionNo.54
A minimum of 136 on-site parking spaces shall be provided for the project. !!9 owner/annlicant ghall imolement a resident permit narkinq oroqram wherebv a maximum of 130 resident oarkins pemits are issued and active at anv one time. 5 narkins sDaces shall be desimated for exclusive use bv emulovees and quests onlv. The owner/applicant shall install siqnaee and oavement markines that desisnate which 6 on-site narkine snaces are restricted for use bv emoloYees and visitort.

City of Folsom

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
February 15,2023
Attachment 2
Planning Commission Staff Report and
Attachments from the January 18,2023
Planning Gommission meeting
City of Folsom
Page22

03/28/2023 Item No.13.

CITY OF
AGENDA ITEM NO. 2
Type: Public Hearing
Date: January 18,2023
Planning Gommission 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 @r-s$e&
Project:

File #:

Requests:

LocationlAPN:

Staff Contact:
a
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.
clrY oF
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 atfordable apartment community.

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.
s"0H-ssee
a
a
These proposed actions are described in detail and analyzed later in this report.

Table of Contents:

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 1O - Preliminary Landscape and lrrigation Plans, dated October 20,2022 Attachment 1 1 - Preliminary Tree lmpact Plan, dated October 17,2022 Attachment 12 - Preliminary Oak Tree Mitigation Plan, dated October 20. 2022 Attachment 13 - Preliminary Access and Circulation Plan, dated October 17,2022 Attachmenl l4 - 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 AttachmenllT - Color Building Renderings, dated June3,2022 Attachment 18 - Building Site Sections, dated June 3,2O22 Attachment 19 - Color and Materials Board, dated June 3,2022 Attachmenl20 - Vintage Senior Apartments Booklet (Separate Bound Document) Attachmenl2l - Site PhotograPhs
Attachmen t 22 - Transportation lmpact Study, dated July, 2022 Attachment23 - Parking Memorandum, dated October 17,2022 City of Folsom Page2

03/28/2023 Item No.13.

AGENDA ITEM NO.2
Type: Public Hearing
Date: January 18,2023
F @r-sqlnfl
Attachment 24 - Parking Case Study, dated January 3,2023 Aftachment 25 - lnitial Study, Mitigated Negative Declaration, and Mitigation Monitoring and Re porting Prog ram, dated November, 2O22 (electron ic version available for viewing at www.folsom.ca. us/governmenUcommunitv- develpmenUplanninq-services/current-oroiect-information Attachment 26 - Comment Letters from Public Agencies
Attachment 27 - Comment Lefters from Residents
Aftachment 28 - CEQA Response Memorandum, dated January 3,2023 Submitted

PAM JOHNS
Community Development Director
City of FolsomPage 3

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
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 a 21-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, 2OOg, 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 2O-foot elevation change, features a vegetative communi$ 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 several debris 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 -1 59)
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-leel.6-inches, and increasing the maximum allowed number of building stories lrom 2 stories to 3 stories (proposed apartment building is three-stories tall and 34 feet in height with architectural features extending lo 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 600/o of the Sacramento area median income (AMl) and 14 units made available to VLI individuals with income at or below 50o/o 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 21-159)
January 18,2023
only qualify to live at Vintage Senior Apartments if their income was below $56,750 (60% AMi/Lt) or $35,500 (50% Anlrulll, while a two-person household would qualify if their income was below $64,850 (60% AMI/LI) 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. ThJproposed three-story apartment building features a contemporary residential design nightignteO by simple rectilinear forms and shapes with vertical and horizontal corlonents utitized io create visual interest while also breaking up the massing of the building. Proposed building materials include stucco, vertical board and batten siding, brick vlneer, 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 oi 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 Catifornia Green buibing 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:
o lnstallation of a rooftop photovoltaic system (approximately 199 kW) that will serve the apartment building.
o 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 tocated 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 modiff the existing three-way signalized interseciion 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 Oiiveway 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 conirol for exiting vehicles, will be limited to right-turns in and right-turns out only' City of Folsom Page 7

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
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 located in the northwest portion of the project site, 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.

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
t.,
J {"-
FRA.IMINANY SITE PIAN
N.{TONTASNIOR

APARTMENTS

CITT'OFFOIJOM, CA
rffi;;;;i;:---------lts* -*tlffil'
.}--t
.,t
.*+ l[^'*--
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. Staffs analysis includes:

A. General Plan and Zoning Consistency
B. Conditional Use Permit
o Land Use Compatibility
C. Planned Development Permit
. DevelopmentStandards
. Building Architecture and Design
D. Density Bonus
E. Traffic/Access/Circulation
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 Consistencv
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 prolects 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. Conditional 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 project 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 serye 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 21a); 17.22.040(1).) ln 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.)
ln 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 prolect 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 project is an active-adult (55+1 affordable rental communig 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. ln 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 dai[ 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 VARTOUS TSSUE AREAS DESCRIBED BELOW. Based on all of that, staff supports development of the proposed pro1ect 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 othennrise possible through strict application of land use regulitions. 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
. 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 pro.lect 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 lo 42-teet 6-inches. The 34-foot height of the building itself meets standards as shown above. The Zoning Code also allows architectural features 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
Vintage Senior Apartments
Min.

Lot
Area
Min.

Lot
wldth
Max
Bullding
Coveraqe
Front
Yard
Setback
Rear
Yard
Setback
Side
Yard
Setbacks
Bullding
Height
limit
BP Zoning
District
6,000
s.f.
60 600/o 20 feet 20 feet NA 35 feet (two
stories),(4
stories with
cuP)
R-4 Zoning
District
6,000
s.f.
60 feet
60% 20 feet 20 feet 5 feet
and
10 feet
50 feet
(four-
stories)
Proposed
Proiect
211,701
s.f.
580
feet
18o/o 20 feet 87 feet 68 feet
and
117 leet
34 feet
City of Folsom Page 12

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
(FMC S 17.58.080.) As such, the building height, including the taller architectural ieatures, 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 d-ensity 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 acceniuated by simple rectilinear forms and shapes, with vertical and horizontal components infended 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
}'*k
L
City of Folsom Page 13

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
FIGURE 4: BUILDING RENDERING (NORTHEAST)
FIGURE 5: BUILDING RENDERING (SOUTHWEST)
n
lrlull
ffiffi.*i*:11--'":-'$'#JH{r.T
!nXe€e.t,: 'g4if!r; :.
f':;t
:'
B
lrirEll
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)
." ffir"t'"tl''
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
City of Folsom Page 15

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
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
o 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 prolect 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 o
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 pro1ect 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 potentialto 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 (GeneralApartment 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 Project 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 -1 59)
January 18,2023
FIGURE 7: BUILDING SITE SECTION (CIMMARON HILLS-NORTH)
FIGURE 8: BUILDING SITE SECTION (CIMARRON HILLS-SOUTH)
r'1.ii\],"''
I .i.,r;'l'
City of Folsom Page 18

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
a
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 project 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 single-fam ily residences.

As mentioned previously, the proposed project is also located in relatively close proximity to a series of multi-family residences situated along the north side of Montrose Drive creating potential visual impacts. The proposed three-story apartment building, which is separated from the multi-family residences by a 190-foot-wide overhead transmission line corridor, is located approximately 317 feet from 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 potential visual impacts associated with the proposed apartment building.

Based on the aforementioned analysis, staff has determined that the proposed pro1ect 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 Commun 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-feet6-inches, and increasing the maximum number of building stories from2 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 iequirements, 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 MunicipalCode (FMC. Chapter 17.102 Densitv Bonus and Other Developer Incentives) 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 171O2.03O (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 project 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 (1OVo) 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(f).) 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(0.) The amount of density increase to which an applicant is entitled varies depending on the percentage of affordable housing units in the development.

In 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(f).)
ln addition to the available density increase, State Density Bonus Law (Government Code section 65915) and the Density Bonus chapter of the Folsom Munici I 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 if 100% 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
65915(bX1(G).) ln 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 justification 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 Densig 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-feet 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 upto 42-feet 6-inches in height. The proposed building height is consistent with the maximum building height standard of 35 feet established for tne gp 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 Heioht 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-leet 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.

Howev-er, th-e applicant has requested the incentive/concession and staff has determined that the prolect is eligible for it under the Density Bonus Law. Based on the fact that the proposed pioject 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 from 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 a
a
City of Folsom Page23

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
exemption under subdivision (g) of Section 214 of the Revenue and Taxation Code (Gov. Code S 655S9.5(dX2)l 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)') ln 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/Gi rculation
Existinq Roadwav Network
@nthesouthsideofEastNatomaStreetattheintersectionof
East'Naioma Street and Prison Road. Significant roadways in the prolect 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 ihe east. ln the vicinity of the project, Natoma Street/East Natoma Street is minor two- lane arterial roadway with a posted speed limit of 35-mph. Prison Road is a two-lane north-south roadwaythat provides access between East Natoma Street and Folsom State Prison.

The traffic, access, and circulation analysis associated with the proposed project 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:
. East Natoma StreeUPrison Road
o East Natoma StreeUEastern Project Driveway
Two different scenarios were evaluated in reviewing traffic operations at the two study intersections including Existing 2022 without Project Condition and Existing 2022 wlth 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 prolect-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 prolect 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 Page25

03/28/2023 Item No.13.

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

APARTMENTS
CITYOFTOUloM,CA
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, diiveway 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
City of Folsom Page27

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
FIGURE 11: SECONDARY PROJECT ACCESS DRIVEWAY
:
d
1{
'BEGIN
rE |NTO (t
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 righlturn 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 1SQ-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 oithe project driveways will have more than 10 rightturn vehicle movements, thus neither of the turn-pocket improvements reference above are required. With that said, the proposed project does include construction of a 1SO-foot right-turn pocket with 60-foot tapei on the eastbound approach to Prison Road from East Natoma Street. The proposed project also includes construction of a 1O0-foot leftturn pocket with 60-foot iap"r 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 leftturns 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 left-turn 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 project and that no traffic safe$ 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 21-159)
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 iollowing recommendations be included as Conditions of approval for the project (Condition No.53)
East Natoma Street (Eastbound)
" The owner/applicant shall construct a 1SO-foot right-turn pocket with 60-foot taper on the eastbound approach to Prison Road from East Natoma Street. The existing bike trailshallbe 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 leftturn 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 60Joot 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 of Folsom Fire Department. Wth these proposed modifications, the westbound approach to Prison Road from East Natoma Street shall include one shared thru/rightturn lane and one left-turn lane.

Prison Road (Southbound)
"
prior to entering State propefi, the contractor shall execute a right-of-entry agreement with the State of California, Department of Corrections. o Tie 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 Drivewav (East Natoma Street)
@cantshallconstructasharedthru/right-turnlaneandadedicated 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)
@icantshallconstructaraisedmedianwithinNatomaStreetanda right-turn channelization taper at the secondary project driveway to prevent left- tu-rns into the project site from westbound East Natoma Street and left-turns 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
The owner/applicant shall install "Stop" signs, appropriate pavement markings, and signage at the secondary project exit at East Natoma Street.

East Natoma Road Traffic Sional Sional 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.

East Natoma Street Frontaoe lmprovements
o The owner/applicant shall install curbs, gutter, a bicycle lane, and sidewalks along the prolect'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. In addition, the Circulation Exhibit does not include a new bridge crossing in the vicinig 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,
o
a
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 M icioal Code (FMC. Ch oter 17.58) does not include specific parking standards for senior (60+; residential apartment uses.
requirements are not appropriate because a variety of
affordable senior complexes to vary in demand and to requ Standard apartment parking
factors cause age-restricted
ire 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 [he close proximity of the project 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 (Attachment 24) for the Vintage Senior Apartments project were prepared by the Transpogroup and FPI Management respectively on October 17, 2022 and January 3,2O23. 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 piojects 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 ScholarWay SeniorApartments, 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 approximately 25o/o occupied, is currently paking 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 frolects 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 21-1 59)
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 Ge-neration Rate Manual (Sth edition, 2019), which provides the average and the 85th p6rcentile 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 pgr 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
Proiect Name Apartment Units Parking Provlded Parklng Ratio Proposed Prolect 136 Units 1 36 Spaces 1.00 Spaces Per Unit Vintage at Canyon (CA) 264 Units 181 Spaces 0.69 Spaces Per Unit Vintage at the Crossings (NV) 230 Units 175 Spaces 0.76 Spaces Per Unit Vintage at Sanctuary (NV) 208 Units 1 00 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 (GA) 222Units 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 olthese apartment communities. The Case Study notes that the'afartment communities (Vintage at Bouquet Canyon and Vintage at Sanctuary) with the lowest parking ratios are experiencing some challenges with available parking supply' However, ine apirtments 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 MoOel (ZOt9) 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 prolect Th9 'lr,lpA
model determined that the appropriate parking ratio for the proposed project is 0.85 parking spaces per unit during the weekday and 0.72 parking spaces per unit on weekeirds. 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 prolect. Sacramento Regional Transit (SACRT) provides bus service within tne 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 seryice, 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 toserve 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 ol7 (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 atthe 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 th; 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. Constiuction-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, giading, building construction, and paving, would be considered an intermittent noise impacithroughout 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 b: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. ln 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 projeci 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 roiler. 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 ownerTapplicant 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 range from 1 to 14 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-inchtall) are proposed on top of the retaining wails 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 decoritive t1m 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, metalfencing, 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
Communig 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 OesigleO to minimize lighUglare impacts to the adjacent properties by ensuring that all exteiior lighting is shielded and directed downward. Staff recommends that the final exterior OuitOing 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 iecommends 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 prolect 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 MunicipalCode (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, or wood 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 southeast corner 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 21-159)
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 Community 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 2O-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, Italian rye grass, and ygllow 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 Etficiency 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
Cnapter 12.16 of the Folsom MunicipalCode, the Tree Preservation Ordinance, regulates tne 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 -1 59)
January 18,2023
and standards necessary to ensure that the Ci$ 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 Fiemont'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 diametei 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),1he 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 forthe loss of the 47 protected oak trees, the applicant is proposing to pay an in-lieu ln 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 ianOscapL plan. The preliminary oak tree preservation plan is shown in Figure 12 on the following page.

FIGURE 12: PRELIMINARY OAK TREE PRESERVATION PLAN
l
}{--,
rlrt6' d&i fn.. ro b. s.trn#
t r&r d Ar r€.r tc b .rd .d
elFi{rc,.! 6rdF&i.d:.nt
t*.r p...1.3 prdR:li e*r lW iocbl
Otc &drc S.5
:.-_&t:. lob.&b6;.d
EX'SIING TEEES TO 8E PEMOV€O
EXi3IING TIEES TO EEMAIN .
5:r l.4i 15
OFF.sITE IREES TO EEMAIN
peopo:ED la€€5
I
o
'+
:.'-- -i
.i r.- -.,...-
'";6
)
<iJ:

Hi
E.'
1 ffiij#
=ca
L.EX
City of Folsom Page 39

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
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.
o
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 visibilig 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 all times. 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 Municipal Code (FMC) 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 Ci$ 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 City 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 Ciiy. -Statt has determined that the proposed project is consistent with the General Plan goals and policies as outlined and discussed below:

APPLTCABLE GENERAL PLAN GOALS AND POLICIES
GP GOAL LU 1.1 (Land Use/Growth and Change)
litv of life. unique identitv. and sense of communitv
while continuinq to grow and chanqe.

GP POLICY LU 1.1.12-1 (lnfill Development)
New development should improve the character and
ffihood in which it occurs. Phvsical desion should respond to ffiof the surroundino communitv, while improvinq critical elements such as transparencv and permeabilitv'
The proposed project is consistent with this policy in that the project features significant site 'improvement-s 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 polic'y in-tnat 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)
ffi lnfill development requileg neiqhborhood .consultation to oals. and needs of existinq neiohFgrhoqds. Ensure the
ffiis provides proper avenues for neiqhborhood input while fulfillino thercormmunitv's laroer qoals for walkabilitv and compact development.

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 iniormational meetings were well attended with approximately 12 City of Folsom Page 41

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
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 ere to the Sacramento ional Blueorint G Princioles 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 Diversity, Use of Existing Assets, and Quality 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. Quality 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 communi$.

APPLICABLE GENERAL PLAN GOALS D POLICIES
uses that orovide cho for Folsom
e
GP POLICY LU 6.1.3 (Efficiencv throuqh Density)
n rs
m Encou
lot develoome to hioher-densitv. smal and multifamilv develop as a means to increase enerqv efficiencv, conserve water. reduce waste. as well as increase access to, selrrices and amenities (e.o.. open space) throuqh an emphasis on mixed uses in these hiq ensitv develo
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 (CnlGreen;. 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 21-159)
January 18,2023
GP GOAL M 4.1 (Vehicle Traffic and Parkinq)
ffint 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)
ffit traffic Level of Service "D" (or better) for local streets and ffi citv. ln desioninq transportation improvements. the Citv will @rt technolooies and innovative solutions that maximize efficiencies ffinimizinq the physical footprint. Durinq the coursq of Plan buildout. it may o,ccur tkrat temporarily higher Levels of Service result where roadwav improvements ffilv phised as development proceeds. However, this situation will m on annual traffic studies and monitorinq proorams. Staff will report @t reqular intervals via the Capital improvement Prgqral:n process for tfre Cnruntil to prioritize proiects inteqral to achievinq Level of Service D or better.

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 pioposed project will result in a greater than 15% reduction in Vehicle Miles Traveled (VIvlT), consistent with new State Law that took effect July 1 ,2020 (SB 743)' GP GOAL M 4.2 (Vehicle Traffic and Parkinq)
ffialanced approach to oarkino that meets economic development and susta bilitv ooals.

GP POLICY M 4.2.4 (Electric Vehicle Charoinq Stations)
Encouraoe the installation of electric vehicle charqinq stations. in .parkinq spaces tfrroruohout the citv. prioritizino 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 eiectric vehicle charging stations is consistent with the California Green Buildings Standards Code's provisions for m ulti-fam ily residentia I development.

GP GOAL H-l (Adequate Land Supplv for Housins)
@pplv of suitable sites for the development of a ranqe of housino tvpes to meet the housino needs of all seqments of the population.

GP POLICY H 1.3
The Citv hall encouraoe builders to their oroiects on m rulti-familv- d
The proposed project is consistent with this policy in that the project is providing a senior affordable multi{amily 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 (Removinq Barriers to the Production of Housinq) To, minimize oovernmental constraints on the development of housinq for households of all income levels.

GP POLICY H 2.7
Thercitv shall educate the communitv on the needs, the realities and the benefits of affordable and h -densifu housino
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 property zoned for business and professional office uses.

GP GOAL H-3 (Facilitatins Affordable Housinq)
who Iive andTo facilitate rdable housino oooortun fo serve the needs of oe work in the communitv.

GP POLICY H 3.1
The City shall encouraoe residential proiects affordable to a mix of household incomes and disperse affordable housino proiects throuqhout the Citv to achieve a balance of housinq 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 Sacramento area median income (AMl) and 14 units made available to individuals with income at or below 50% (VLl) of AMl.

O. Native American Consultation (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 culturalresources and arborist reports prepared forthe proposed project. The CiVdid not receive any further communication from UAIC with respect to potential tribal culiural 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 21-1 59)
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 apartmeni 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
. Density of the proposed project.
o lncreased traffic and traffic-safety related impacts. o Adequacy of parking being provided.
o Noise impacts associated with emergency service vehicles responding to calls. . Noise concerns associated with construction of project. . Trash/recycling collection and potential noise and odor impacts. o Lighting and glare impacts.
o 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 project 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 21-159)
January 18,2023
the Folsom Telegraph and on the City's website on November 10, 2022. Subsequently_, it was determinel tnat tnere 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 property 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 City 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 (Attachmenl 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, 2O22 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. ln 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 Utility 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 SeniorApartments project on a 4.86-acre site located at 103 East Natoma Street; and o 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-teet 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
o
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 LAWAND CITY CODE.

THE PROJECT IS CONSISTENT WITH 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.

E. ON THE BASIS OF THE WHOLE RECORD BEFORE THE PLANNING

COMMISSION, 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 lS BASED ARE: CITY OF FOLSOM COMMUNITY DEVELOPMENT DEPARTMENT, 50 NATOMA STREET, FOLSOM, CA 95630,

CONDITI USE 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 DETRIMENTAL

OR INJURIOUS TO PROPERW AND IMPROVEMENTS IN THE
F
G
H
City of Folsom Page 48

03/28/2023 Item No.13.

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

NEIGHBORHOOD OR TO THE GENERAL WELFARE OF THE CITY, 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 DEVELOPMENT PERMIT FINDINGS
J. 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 LlMITED

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

ADEQUATE PROVISION IS MADE FOR THE FURNISHING OF SANITATION

SERVICES AND EMERGENCY PUBLIC SAFETY SERVICES TO THE
PROJECT.

DENSITY BONUS FINDINGS
O. 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.

K.

L
M
N
o.

P
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 21-1 59)
January 18,2023
Attachment 4
Conditions 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 FOR TIIE VINTAGE SENIOR APARTMEI{TS PROJECT (PN 2l-159' CONDITIONAL USE PERMIT, PI,AI\NED DEVELOPMENT PERMIT, AND DENSITY BONUS 103 EASTNATOMA STREtrT
Mitigation
Measure
ConditionlUlitigation Measure When
Required
Responsible
Deprrtment
I The applicant
Development
shall submit final site development plans to the Community Department that shall substantially conform to the exhibits referenced below:
l. Site Plan, datedOctober 17,2022

2. Preliminary Utility Plan, dated October 17,2022

3. Preliminary Grading and Drainage Plan, dated October 17,2022

4. Preliminary Grading Sections, dated October 17,2022

5. Preliminary Landscape and Irrigation Plans, dated October 20,2022

6. Preliminary Tree Preservation Plan, dated October l7,2022

7. Preliminary Oak Tree Mitigation Plan, dated October20.2022

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 Novembet 3,2027 I I . Building Elevations and Floor Plans dated June 3, 2022

12. Color Building Renderings, dated Jwrc 3, 2022

13. Building Site Sections, datedJune3,2022
1 4 . Color and Materials Board, dated Jtne 3 , 2022

15. Transportation Impact Study, dated July, 2022

16. Parking Memorandum, dated October 17,2022

17. Parking Case Study, dated October 17,2022

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

B CD (PXE)
Ciiy of Folsom Page 52

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
CONDITIONS OF APPROVAL FOR TI{E SENIOR APARTMENTS PROJECI (PN 21.159) CONDITTONAL USE PERMIT, PLAN{NED IIEVELOPMENT PERMIT,AND DENSTTY BONUS 103 EAST NATOMA STREET
Mitigation
Measure
Condition/Mitigation Measure When
Required
Responsible
Department
J Building plans, and all civil engineering and landscape plans, shall be submitted to the Community Development Deparhnent for review and approval to ensure conformance with this approval and with relevant codes, policies, standards and other requirements of the City of Folsom.

I,B CD(PXEXB)
J. The projeot 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 proiect shall remain affordable for a period of 55 years or longer OG cD(P) 5 The owner/applicant shall defend, indemniff, and hold harmless the City and its agents, officers and employees from any olaim, action or proceeding against the City or its agents, officers or employees to aftack, set aside, void or annul any approval by the City or any ofits agencies, deparbnents, commissions, agents, officers, employees, or legislative body concerning the project. The City will promptly noti$ the owner/applicant ofany such claim, action or proceeding, and will coop€rate flrlly in the defense. The City may, within its unlimited discretion, participate in the defense of any such claim, action or proceeding ifboth ofthe following occur:
r The City bears its own attorney's fees and costs; and . 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 oroceedinq unless the settlement is approved by the owner/applicant.

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
PI.ANNED DEVELOPMENT PERMIT,
IO3EASTNATOMA STREET

PERMIT,
SENIOR PROJECT (PN 2r-15e)FOR THEoF
AND BONUSDENSITYUSECOI{DITIONAL
!Vhen
Required
Responsible
DeprrtmentMitigation
Measure
Condition/Mitigation Measure

CD (PXE)G, I
aln andbe toThe shall monitoringmitigationrequired participateowner/applicant No.Resolution and2634 ResourcesPublicto Councilprogramreporting pursuant City themidentifiedmeasuresandThe082l .6. reportingmonitoringCode mitigation beenhave intothisfor project incorporatedDeclaration preparedNegativeMitigated avoidor effects theonorderlI1 toconditionsthese mitigate significantof approval withand identifiedmeasures areThese monitoring reportingenvironment. mitigation a check mark m measure column.

6. COSTSAND
cD (PXE)I,BThe owner/applicant shall PaY all taxes, fees and charges at the rate and amount in effect at the time such taxes, fees and become due and payable. 7 B cD (E)applicable, the owner/applicant assessments against the fees.
pay offany
andor file
8 CD(PXE)
tocounseltheutilize of outsideservlcesThe at soleits legalmaydiscretion,City notbut limitedof this to, drafting,lnassist including,the implementation project, Ifdocumentationother theforand/or and/or project.revlewng revising agreements shalloutsidesuch thethe theutilizes of applicantcounsel,servrces legalCity incurred the suchforoutside andfees coststhereimburse for dl by CityCity legal discretionsole toofthebe the Attomeyat CityTheservlces. may required,applicant Theservlces initiationto theof servlces.i theto for thesesubmit priordeposit City servicesthereimbursementfor theto for regardlessCitybeshallapplicant

9. I,B CD (PXE)
prior to initiating review ofthe improvement plans or beginning inspection, whichever orstudiesconsultantsof lo prepare special providetheIf utilizes theCity thefor the shallorrevlew servlc,es project, applicantdesigt inspectionspecialized inlncurs thesethe actualfor it includingseruces,costsreimburse utilizingCity beshallA thesefor servlcescostsadministative for providedCity personnel. deposit ts

10.

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
CoNDITIONAL USE PERMIT, PLANNED DEVf,LOPMENT PEnMIT' AftD DENSITY BOI\IUS IO3 EASTNATOMA STREET
GN2r-rs9)ALT1OR SENIOR
When
Required
Responsible
IleprrtmentMitigation
Measure
Condition/lMitigation Measure
B cD (PXE), PW, PK
Humbug-Willow Creek Parkway, Light Rail, TSM, capital facilities andtraffic impacts. The 90-day protest period for all fees, dedications' reseryations or other exictions imposed on this project has begun. The fees shall be calculated at the fee unlessdlto fees, exemptThis beshall development impactsubject City-wideproject be alltoThis shall developmentsubject City-wideagreem€xrt. projectprevrousby feesa These1S issued.mfees ateffect ffnesuch that maybuilding permitimpact limited forfees fire facilities,arebut not park equipment,parkinclude, to, protection, rate in
l1
cD (P)B
SchoolUnified theDistrictto theto Folsom-CordovaThe agr€es payowner/applioant reconstructionand/or ofsohoolforlaw consfuctionthefeema(lmum authorized by 1Sestablishedfee the thatSchool DistrictThe shallfee thebefacilities. byapplicable theaofeffect!n theat of thetime tssuance permit.building Specifically and with andto and feesall and charges comply anyagrees pay anyowner/applicant Sectionunder 7620 Educationof theother authorizeddedicationsdl or requirements andofthe GovemmentSectionwith Code;74. 6s970)ChapterCode; 7 oftheSections

12. DEVELOPMENT

G,B CD(E)
have a geotechnical report prepared by
an analysis ofsite suitability, proposed
and roadway and pavement design.

A Geotechnical Engineering Survey was prepared by Youngdahl Consulting Group, shalland/or thetheto issuancePrior building permit,ofany gradtng that includesan licensed engineerappropriately
allfor shuctues,foundation design proposed
l3

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
PLAI\NED DEVELOPMENT PERMIIN
lO3EASTNATOMA STREET
APPROVAL PROJECT (PN 21-1s9)VINTAGETIIE SENIOROF FOR
BONUSDfNSITYANI)USE PERJVllr,CONDITIONAL
Responsible
Departmcnt
When
Required
Mitigation
Measure
Condition/'lMitigation Measure
cD(E)I,G
at the City ofFolsom who shall coordinate with the paleontologist as to any necessary investigition of the find. If the 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

14. I,B cD (PXE)
gutters,curbs,and roadways,Public private improvements, and otherallinfrasffuctureandlanes streetlights,tails, undergroundbicycle thewith ofthe ofcurrent editionbe accordance Citylnshall providedimprovements theand Design and Procedwes MamnlFolsom Standfid Constraction Specificatiot s beshalleasementsand/orAll necessary rights-of-wayand. Imnrovement Slandar^. for thesededicated to the

15. CD (E)storm drainage improvements with corresponding easements, as necessary, in accordance with these studies and the current edition ofthe city ofFolsom standard Construction Specifications andlhe Design and Procedures Maruml and Imorovement tostudies satisfactiontheandsewerwater, drainageshallapplicanVowner sewer water andandof the provide sanitaryCommunity DepartnentDevelopment

16. cD(E)B
for the required public and private improvements shall be by the Community Development Deparfinent prior to issuance of a building permit for the project.

The improvement
reviewed and approved
t7
o cD(E)and frontage improvements on
satisfaction of the CommunitY
first Certifi cate of OccuPancY.
notbut tolinited sfteetand signalincludingpublic private improvements,Required thetoNatoma beshallEast Steet, completed
theto of therssuanceDepartrnent priorDevelopment

18.

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
CONDIIIONSOT' FORTHEVIMAGE PROJECT (PN 2r-r59)
CONDITIONAL USE PERMTT, PLAI\II\TED DEVELOPMENT PERMIT' ANI} DONSITY BONUS 103 IASTNATOMA STREET
Mitigation
Measure
Condition/Mitigation Measure When
Required
Responsible
Department

19. Final lot and building mnfigurations may be modified to allow for overland release of storm events greater than the capaclty of the underground system. B cD (E) 20 The owner/applicant coordinate the planning, development, and completion of this proiect with the various utility agencies (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 Departmont.
o CD(E)

22. For any improvements consfucted on private property that are not under ownership or contol ofthe owner/applicant, a right-of'entry, and ifnecessary, a permanent 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 fre protection system shall be separate from the domestic water system. The lire system shall be constructed to meet the National Fire Protection Association Standard

24. The domestic water and irigation system shall be metered per City of Folsom Standqd Constraction Soecficatiotts.

I cD(E)

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

25. The owner/applicant shall dedicate a 12.5-foot-wide public utility easement for underground facilities and appurtenances adjacsnt 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 placed bevond the limits ofthe private drives.

I cD (E)
City of Folsom Page 57

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
PLAI\NED DEVELOPMENT PERMIT,
103 EAST NATOMA STREET
APPROVAL PROJEC'T 2t-rse)(PNI'OROFcoliDlTloNs
DENSITYANI) BONUSUSECONDITIONAL PERl\dIT,
When
Required
Responsible
DepartmentMitigation
Measure
Condition/Mitigation Measure
CD(E)
Existing overhead utility lines lower than
Natoma Street adjacent to the project site
69KV located on the south side ofEast
shall be placed underground to the
Developmentsatisfaction ofthe

26. CD (P)I,B
approval by Community Development Departnent for location' height, aesthetics, level ofillumination, glare and tespass prior to the issuance ofany building permits.

All tighting, including but not limited to free-standing parking lot lights' building- attact
"A 4hs, and landscape lights shall be designed to be screened, shielded and directed downward onto the project site and away from adjacent properties and public rights-of-way. The final design ofthe building-attached lights shall be subject to rwiew and approval by the Community Development Department. Lighting shall be equipped with a timor or photo condenser. In addition, pole-mounted parking lot lights *rai utillze a low-intensity, energy efficient lighting method and be limited to a forreview andFinal exterior building and site plans shall be of 12 feet in
27 WATER POLLUTION/CLEAN WATER ACT

G, I,B CD(E)
and dlofbe litterfor conbolThe shall sweeping pavedresponsibleou,ner/applicant All stormon-site shalldrains cleanedb€with standards.lnsurfaces accordance City seasonofthe (October ls).commencementbefore theimmediately

28. cD(E)G, I,B,O
29 The storm drain swale or onsite improvement plans
Regional Water Quality Contol Board.

Management Practices" that meet the requirements of the water quality standalds of the city's National Pollutant Discharge Elimination system Permit issued by the state provide for "Best
cD (E)G, Iplans. These measures shall conform to the City of Folsom requirements and the bounty ofSacrametto Erosion and Sedimentation Control Standar^ and Soeciications-current edition and as directed by the Community Development control measwes be incorporated intoErosion and30.

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
CONI'ITIONS OT'APPROVAL TOR THE SENIOR APARTMENTS PROJECT (PN 2I.159) CoNDITIONAL USE PERMIT, PLAI\NED DEVELOPMENT PERMIT,AND DENSITY BOfruS rO3 EAST NATOMA STREET
Mitigation
Measure
Condition/Mitigation Measure When
Required
Responsible
Depertment
3l The proposed development will add new impervious area stormwater quality treatrnent shall be provided. The City to the site; therefore,
requires developers to utilize
the Guidance Manualfor On-Site Stormwater Quality Treatment Control Measures (January 2000) ("On-Site Manual") in selecting and designing sowce conhol and post- consff uction facilities to treat runofffrom the proiect.

G, I cD (E)

32. Prior to lssuance of shall detailed drainage
plans for evaluation by the implemented pnor to project occupancy. The drainage plans shall includs measures to minimize the total amount of additional surface runoffand to limit the flows released to off-site receiving waters to existing pre-development levels in accordance with the requirements of the City of Public Works
G, I cD(E), PW

33. Prior to issuance ofgrading permits, the
plans and other rnonitoring programs for
owner/applicant shall submit erosion confol
the construction and operational phases ofthe
proposed project for review by the City. The plan shall include Best Management Practices (BMP) to minimize and confiol the level ofpollutants 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 Deoarfinent of Conservation, and shall comply with crrnenf Cifw standards.

G, I cD (E), PW

34. Prior to issuance ofgrading pellnrrs, the owner/applicant shall obtain coverage under the State Water Resources Confol Board General Permit for Discharges of Storm Water Associated with Consffuction Activity (Order 2009-0009-DWQ), including preparation and submittal ofa project-specific Storm Watsr 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 control to the city of Folsom.

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

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January 18,2023
PIAI{NED DEVELOPMENT PERMIT
103 EAST NATOMA STREET
A.PARTMENTS (PN 2r-69)TIIEFOR^A.LOF APPROVCOI\DITIONS
BONUSDENSITYAI\iDPERMITUSECONDITIONAL
When
Required
Responsible
Department
Condition/'lMitigation MeasureMitigation
Measure
EITVIRONMENTAL A.ND WATER RESOURCE

EWRG, I,B
e Priortotheissuanceofagradingpermit,theowner/applicantshallrecordal5-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. r A maintenance ageement for the sewer lift station operation, maintenance and emergency repairs to the satisfaction of the community Development Departrnent and executed prior to the issuance ofa building permit' r The offsite sewer force main shall be located within in a l5-foot private sewer easement located within PG&E property. The Ctty will not own, operate, or maintain this sewer force main.
r 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 graYity line enters the public sower easement within PG&E the shallbe incorporatedesigned project
and Waterofthe Environmentalsatisfactionto the
property.
o shall be and
The sanitary sewer system shall
following elements and features
Resources Deparhnent:
35 EWR
The domestic water and sanitary sewer
incorporate the following elements and
and Water Resources Departrnent:
o The water connection for domestic, irrigation and fire shall be a manifold as shown in City Water Detail WR-23.
r The 6-inoh 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' systems
feafures to the satisfaction ofthe Environmental
for the project shall36.

City of Folsom Page 60

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
CoNDITIONAL USE PERMIT, PLAIINED DEVELOPMENT PERMTT,AND DENSITY BONUS

TMEASTNATOMA STREET
CONDITIONS OF APPROVAL FOR TIIE VINTAGE SENTORAPARTMNNTS (PN 21-1s9) When
Required
Responsible
DepartmentMitigation
Measure
Condition/lVlitigation Measure

PRESERVATION
B, OG cD (PXE)the life of the project to the satisfaction ofthe community Development Departrnent.

Vegetation or planting shall not be less than that depicted on the final landscape plan, unless tree removal is approved by the community Development Department because The owner/applicant shall be responsible for on-site landscape maintenance on center as mafure.between trees will
37 City of Folsom Page 61

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
CONDITIONS OT' APPROVAL FOR THE VINTAGE SENIOR APARTMENTS PROJECT (PN 21-159) CoNDITIONAL USE PERITIT, PLAI{NED DEVELOPMENT PERLIT, AND DENSITY BONUS IO3 EAST NATOMA STREET
Mitigation
Measure
ConditionllVlitigation Measure When
Required
Responsible
Department

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

Said plans shall include all on-site landscape specifications and details including a tree planting exhibit demonstrating suffrcient diversity and appropriate species selection to the satisfaction of the Community Development Department. The tee exhibit shall include all street trees, accent trees, parking lot shading tees, 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. T\e landscape plans shall comply and implement water effrcient requirements as adopted by the State of Califomia (Assembly Bill 1881) (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 ornamental trees shall be maintained according to the most current American National Standards for Tree Care Operations (ANSI A-300) by qualified tree 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 haining 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 ADarfrnents proiect.

CD(PXE)
City of Folsom Page 62

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January'l8,2023
39 To mitigate the impact to the protected native Oak tees, the following rneasures shall be implemented in accordance with requirements of the Tree heservation 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 equivalenry 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 offinal design plans prior to the issuance ofa grading permit. Mitigation for trees shall be done tluough planting of on-site replacement fiees or payment of inlieu 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
r 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 owneriapplicant for issuance of a Tree Work Permit and Tree Removal Permit prior to commencement of any grading or site improvement activities. The tee 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 ffee protection and mitigation plan shall contain the contact information ofthe project arborist and shall be included in all associated plan sets for the project. r Removal of any protecte d tree shall be mitigated by planting replacement tree s and/or payment of"In-Lieu" fees on a diameter inch basis in accordance with FMC. Section 12.16.150. The proposed method ofmitigation shall be subject to review and approval by the City.
r Prior to starting construction, oak ffees 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 of hotected Trees at all times. 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 hee.

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

03/28/2023 Item No.13.

Planning Commission
Viniage Senior Apartments (PN 21-159)
January 18,2023
CONDMONS OF APPROVAL FOR THE VINTAGf, SEMOR APARTMENTS PROJEST (PN 21-159)

CONDITIONAL USE PENMIT, PI,AIINED DEVELOPMENT PERMTT, ANII DENSITY BONUS TO3EASTNATOMA STREET
Mitigation
Measure
Condition/Mitigation Measure When
Required
Responsible
Department
39 Cont.
. The owner/applicant shall retain the services of a project arborist proficient in tee protection for constuction projects for the dwation oflhe 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 coufact for these arboricultural services shall be submitted to the City prior to the issuance of any hee or grading permits.

Certification letters by the project arborist attesting compliance with the tr€e protection and mitigation plan and tee 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 rcsources. In the event that archaeological resources are discovered during construction, conshuction operations shall stop within a 100-foot radius ofthe find and a qualified archaeologist shall be consulted to determine whether the resowce requires furttrer study. The City shall include a standard inadvertent discovery clause in every construction contract to inform contactors ofthis requirement. The archaeologist shall make recommendations conceming appropriate measures that will be implemented to protect the resources, including but not limitsd to, excavation and evaluation ofthe finds in accordance with Section 15064.5 ofthe cEQA
Guidelines. Archaeological resources could consist of, but are not limited to, stone, bone, wood or shell artifacts or features, including hearths. Any previously undiscovered resources fowrd during mnshuction within the project area should be recorded on appropriate Depar&nent ofParks and Recreation (DPR) 523 forms and evaluated for sienificance 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 21-159)
January 18,2023
CONDITIONAL USE PER]VIIT, PII\I{NED DEVELOPMENT PERMIT' AI\ID DENSITY BONUS 103 EASTNATOMA STREET
PROJECT (PN 21-1s9)OF APPROVAL T'OR THE VINTAGE
Responsible
Depsrtment
When
Required
Condition/lVlitigation MeasureMitigation
Measure

CD(PXE)G, I,B
there is accidental discovery or recogrition of any human remains, the following steps shall be taken:

There shall be no flirther excavation or disturbance within a 100-foot radius of the potentially human remains until the county coroner is contacted to determine if the iemains 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 shill contact the Native American Heritage Commission (NAHC) within 24 hours, and the NAHC shall identi$ the penion or persons it believes to be the "rnost 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 treating 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 digrity either in accordance with the recommendations ofthe most likely descendant or on the project sits in a location not subject to flrther subsurface disfurbance:
o The NAHC is unable to identiff a most likely descsndent or the most likely descendent failed to make a recommendation within 48 hours after being notified by the commission.
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 of humanaccidental remallls, CEQAortheIn of the recognition anyevent discovery CodeCode ResourcesPublio705Guidelines Health $0.5;and15064.5; Safety $$ followed.be If coursothe of.945097 and .985097 must project development$ during 41 City of Folsom Page 65

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
OI'APPROVAL VINTAGE SENIOR PROJECT (PN 2r-rs9)
CONDITIONAL USE PNRMIT, PT,AI\NED DEVELOPMENT PERMIT' AND DENSITY BONUS r03 EAST NATOMA STREET
Mitigation
Measure
Condition/lVlitigation Measure When
Required
Responsible
Department

42. All construction personnel involved in ground disturbing actMties shall be tained in the recognition of possible culfural resources and protection ofsuch resources. The training will inform all conshuction 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 fiavel and constuction activity must be confined to designated roads and areas. The training will include a review ofthe local, state, and federal laws and regulations related to culfural resourc€s, as well as instructions on the procedures to bJimplemented 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 Cultud Resources (rcR) are discovered dwing ground disturbing construction activities, dl work shall cease within 50-ft of the fin4 or an agreed upon distance based on the nature ofthe find' A Native American Representative from fiaditionally and culturally affrliated Native American Tribes that requested consultation on the project shall be immediately contacted and invited to assiss the significance of the furd and make recommendations for frrther evaluation and Eeafinen! as necessary. If deemed necessary by the City, a qualified cultural resoluc€s specialist meeting the Secretary oflnterior's Standards and Qualifications for Archaeology, may also assess the significance ofthe find injoint consultation with Native American Representatives to onsure 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, if avoidance 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
CONDITIONAL USE PERMIT, PII\I\NED DEVELOPMENT PERMIT, AND DENSTTY BONUS IO3 EASTNATOMA STREET
SENIOR APARTMENTS PROJECT (PN 21-T59)CONDITIONS OF APPROVAL ['OR TIIE VINTAGE When
Required
Responsible
Department
Mitigation
Me*sure
Condition/Mitigation Measure

BIOLOGICAL RESOURCE REQUIREMENTS

CD (EXP)G, I
If project (construction) ground-disturbing or vegetation clearing activities cofilmence during the avian breeding season (February qualified biologist shall conduct a pre-construction nesting bird survey no more than 14 days prior to initiation ofproject activities and again immediately prior to construciion. 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 resurveyed prior to resumption ofproject activities. Ifno active nests are identified, no frtrther 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 consfuction 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 and grubbing
1 - August 3 l), a
birds are

44. City of Folsom Page 67

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
CONDITIONS OT'APPROVAL T'OR THf, VINTAGE SENIOR APARTMENTS PROJECT (PN 21-159) CONDITIONAL USE PERMIT, PI,I\NNED DEVELOPMENT PERMIT,AND DENSITY BONUS 103 EAST NATOMA STREET
Mitigation
Measure
Condition/'lVlitigation Measure When
Required
Responsible
Department

45. Jurisdictional Weflands 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 of aquatic 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 impacts to waters of the U.S./State from the USACE, CVRWQCB, and CDFW, pursuant to Sections 404 and 401 ofthe Clean Water Act, the California Water Code, Section 1600 of the Fish and Game Code, and the State Water Resource Conhol Board Dredge and Fill Policy. The project proponent shall comply with all conditions of such permits including providing compensatory mitigation at a minimum 1: I ratio as required to achieve no net loss of wetlands or other waters.

G, I cD (EXP)
Cig of Folsom Page 68

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
CONDITIONS OT'APPROVAL F'IOR TFE VINTAGE SENIOR APARTMENTS PROJECT (PN 2T.159) CONDITIONAL USE PERMIT, PLANI\IED DEVELOPMENT PERMIT, AND DENSITY BONUS 103 EAST NATOMA STREET
Mitigation
Measure
Condition/lVlitigation 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 swfaces include, but are not limited to soil piles, graded areas, unpaved parking areas, staging areas, and access roads.
r 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 trucks that would be traveling along freeways or major roadways should be covered. r 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.
. Limit vehicle speeds on unpaved roads to 15 miles per hour (mph). r All roadways, driveways, sidewalks, parking lots to 6e 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. . Minimize idling time either by shutting equipment offwhen not in use or reducing the time of idling to 5 minutes [required by Califomia Code of Regulations, Title 13, sections 2449(d)(3) and 2485. Provide clear signage that posts this requirement for worken at the entrances to the site. o 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 rururing 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
CONDITIONSOF F1OR THD VINTAGE SENIORAPARTMENTS PROJECT (PN 2T.T59} CONDITIONAL USE PERMIT, PT,ANNED DEVELOPMEI{T PERMIT,AND DENSTTY BONUS IO3 EASTNATOMA STREIT
Mitigation
Measure
Condition/Mitigation Measure When
Required
Responsible
Department
47 To mitigate the project's contribution to the urban heat island effect, the Sacramento Air Quality Management District (SMAQMD) recommends the following measures be irnplemented to the satisfaction of the Community Development Department:
a
a
a
The owner/applicant shall incorporate new shade trees to provide additional shade coverage for pavements and structures to the extent feasible. A directory ofair-quality supportive h€es 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, pedesfian 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 tee shading is not feasible, the owner/applicant shall consider installing solar photovoltaic shade struofures to reduce urban heat islands, generate renewable energy, and provide shading to parked vehicles, further reducing emissions.

All new stuctures shall utilize certified cool roofs. The California Energy Commission's Title24,Put67, 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 emiftance of 0.75.

B CD (PXB)

GREENHOUSE GAS REQUIREMENTS
48 In accordance with the Crty General Plan GHG Reduction Measure T-3, the project shall provide a minimum of five percent more bicycle parking than required in the CiW'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-nowered eouioment utilized in constuction ofthe proiect.

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
CONI}ITIONAL USE PERMIT, PLANNf,D DEVELOPMENT PERMIT'AND DENSITY BONUS IO3 EASTNATOMA STREET
SENIOR APARTMENTS PROJECT (PN 2T.159)CONDITIONS OF APPROVAL FOR TIIE VINTAGE When
Required
Responsible
Department
Mitigation
Measure
Condition/'lVlitigation Measure
B cD (PXB)

50. In accordance with the City General Plan GHG Reduction Measure T shall provide 14 elect.ic 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 -8, the project
development of the proposed project.

B cD (PXB)shall divert to recycle or salvage a minimum 65 percent ofnonhazardous construction and demolition waste generated at the project site in accordance with Appendix A'4 (Residential) ofthe as outlined in the califomia Green Building Standards code (2019 CALGreen).

In accordance with the Crty General Plan GHG Reduction Measure SW-I, the project51.

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

TRAF'FIC, ACCESS, CIRCULATION,AND PARKING

03/28/2023 Item No.13.

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

East Natoma Street (Eastbound)
o The owner/applicant shall constuct a 150-foot right-tum pocket with 60-foot taper on the eastbound approach to Prison Road from East Natoma Street. The existing bike trail shall be relocated to accommodate the right-tum lan€. The relocated bike trail shall be placed in a dedicated pedestrian access and ftail 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 Street (Westbound)
o The owner/applicant shall constuct 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 of Folsom Fire Departrnent. With these proposed modifications, the westbound approach to Prison Road from East Natoma Steet shall include one shared ftru/right-tum lane and one left-tum lane.

Prison Road (Southbound)
o Prior to entering State property, the contractor shall execute a right-of-entry agreement with the State of Califomi4 Deparfinent of Corrections. o The owner/applicant shall restripe the existing right-tum lane atthe 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 Proiect Driveway (East Natoma Street)
o The owner/applicant shall consauct a shared thnr/right-turn lane and a dedicated left-tum lane at the northbound approach to East Natoma Street at the primary project driveway. The shared thnr/right-tum lane and dedicated left- turn lane shall include a 7O-foot tum pocket 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. constuct a raised median within Natoma Steet and ao The owner/applicant shall right-turn channelization taper at the secondary project driveway to prevent left-tums into the project site from westbound East Natoma Sreet and left-turns out ofthe project site onto westbound East Natoma Stfeet to the satisfaction of the Community Developrnent Deparhnont.
o The owner/applicant shalt install "Stop" signs, appropriate pavement markings, and signage at the secondary project exit at East Natoma Street' East Natoma Sfeet/Prison Road Traffic Sienal and Signal Timing -o
Th" o*tter/applicant shall constuct afialfic signal at the fourth leg ofthe intersection oiEast Natoma Street and Prison Road and modifr all existing traffic signal improvements to the satisfaction of the comrnunity Development Departrnent.
o The owner/applicant shall coordinate retiming the fraffic sigrral at the intersection of East Natoma Street and Prison Road as follows:
o Eastbound and westbound protected left turn phasing' northbound and southbound split phasing. 150 second cycle lengt\ 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 Sheet Frontage Improvements
-o
Th" o*tt"r/applicant shall install cwbs, gutter, a bicycle lane, and sidewalks along the project,s ftontage with East Natoma street as shown on the submitted site plan. In additioq the owner/applicant shall construct curbs, gutters, a bicycle lane, and sidewalks from the project's eastem boundary approximately l2d-feet to the east to conneot 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 frontage imorovements.

I CD(PXE), PW

54. A minimum of 136 on-site spaces shall be for the I,O cD (PXE) A minimum of 28 on-site bicycle parking spaces shall be provided for the project at locations that are close proximity to the nrimarv buildins entrances.

I,O CD (PXE)55

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
CONDITIONS OT'APPROVAL FOR TIIE VINTAGE SENIOR APARTMENTS PROJECT (PN 21-159) CONDITIONAL USE PER]\{IT, PLAI\NED DEVELOPMENT PERMIT, AND DENSITY BONUS 103 EAST NATOMA STREET
Mitigation
Measure
Condition/lVlitigation Measure When
Required
Responsible
Department

NOISE/VIBRATION REQUIREMENTS

56. -Construction
activities shall be required to comply with the following and be noted accordingly on the improvement plans:

1. Construction hows/Scheduling: The following are required to limit construction activities to the portion ofthe day when occupancy ofthe adjacent sensitive receptors are at the lowest:
a. Construction activities for all phases of construction, including servicing of construction equipment shall only be permitted dwing the hours of 7:00 a.m. and 6:00 p.m. Monday through Friday and between 8:00 a.m. to 5:00 p.m. on Satwdays. Construction is prohibited on Sundays and on all holidays.
b. Delivery of materials or equipment to the site and fruck traffic coming to and from the site is restricted to the same construction hours specified above.

2. Construction Equipment Mulflers and Maintenance: All construction equipment powered by internal combustion engines shall be properly muffled and maintained

3. Idling Prohibitions: All equipment and vehicles shall b€ turned offwhen not in use.

Unnecessary idling of intemal combustion engines is prohibited.

4. Equipment Location and Shielding: All stationary noise-generating construction equipment, such as air compressors, shall be located as far as practical from the adjacent homes. Acoustically shield such equipment when it must be located near adjacent residences.

5. Quiet Equipment Selection: Select quiet equipment, particularly air compressors, whenever possible. Motorized equipment shall be outfitted with proper mufflers in good working order.

6. Staging and Equipment Storage: The equipment storage location shall be sited as far as nossible from nearby sensitive receptors.

G, I,B cD (PXE)
City of Folsom Page 74

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
VINTAGN Sf,NIORAPARTMENTS PROJECT (PN 2T-ffi9)
CONDITIONAL USE PERMIT, PII\IINED DEVELOPMENT PERMIT,AND DENSITY BONUS 103 EASTNATOMA STRtrET

CONDITIONS OT' APPROVAL T'OR TIIE
When
Required
Responsible
Department
Mitigation
Measure
Condition/Vlitigation Measure

G, I,B CD (PXE)
57 toevidence theor shallconfiactor (viaprovide CityThe owner/applicant designated rollersthatordata fromcalculations vibratoryqualified demonstratingexpert),testing thanless VdB80 atbeto onused the wouldsite nearby occupiedproduceproject modeshallrollers usedbe static vibrations)mdlor only (noresidences, vibratory residence.within 120-ftof an

ARCHITECTURE/SITE DESIGN REQUIREMENTS
I,B CD (PXE)58. and colors ofthe trash/recycling enclosures be subject to review and approval by the Community Development Departrnent.

The final location, design,
I,B cD (PXE)
materials, and colors for the proposed retaining walls, screen walls, and fencing shall be wallscreen atbeshall into sfategicallystoneDecorative designpilasters integrated shallwallofthe aand decorative trimtolocations break the caplong expanseplaced up oftheforwall entireits satisfactionto thebe on theof screen lengthplaced top the final location,In design,height,addition,DevelopmentCommunity Departrnent. to review and

59.

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
CoNDITIONAL USE PERJVIT, PLAIINED IIEVf,LOPMENT PDRMIT,AND DENSTTY BOI\ruS 103 EASTNATOMA STREET

APARTMENTSCONDITIONSOT' FORTIIE
Whcn
Required
Responsible
DepartmentMeasure
Condition/lVlitigation Measure
I,B cD (P)

60. The project shall comply with the following architecture and design l. Thisapprovalisforathree-storyaparfinentbuildingtotalinglll,T55squarefeet associated with the Vintage Apartments project. The applicant shall submit building plans that cornply with this approval and the attached building elevations and color renderings dated June 3,2022.

2. T"he design, materials, and colors of the proposed Vintage Senior Aparftnents building shall be consistent with the submitted building elevations, color renderings, materials samples, and color scheme to the satisfaction ofthe Community Development Deparfinent.

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 desigrr feature at the driveway entrances at East Natoma Street to the satisfaction ofthe 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. such as hansformers, electric and gas meteni, electrical panels, and requirements:

Utility equipment
orshall be screened

GRADING
G, I cD (E)

61. mnstructiontheand initiationtoPrior the of the designapproval theto for andrevlewsubmitshall eroslonan confol plan Citytheactivities, applicant beto takenshall measures excavation,duringThe plan identiS protoctlveapproval. andofreuse techniquesdisposal, revegetation. Specificstockpiling,temporary any thebasedbe Erosion and Sediment Conftol Handbookreports,may geotechnicalupon with allshallandStateof the Califomiaof complyofConservation,Deparunent standards.

City of Folsom Page 76

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
CONDITIONS OF APPROVAL ['OR THE VINTAGE SENIOR APARTMENTS PROJECT (PN 2T-T59) CONDITIONAL USE PER}IIT, PI.ANNED DEVELOPMENT PERMIT, AND DENSITY BONUS 103 EASTNATOMA STREET
Mitigation
Measure
Condition/lVlitigation Measure When
Required
Responsible
Department

SIGN REQUIREMENTS

62. The proposed monument sign shall be constructed ofmasonry, stone, or wood materials to be more consistent with the design/materials of the apartnent building. In addition, the frral location, design, materials, and color ofthe monument sign be subject to review and approval by the Community Development Departmont. Lastly' the owner/anolicant shall obtain a sisn Dermit Drior to installation of the monument sign.

B cD (P)
OTHERAGENCY D F'ITTIDF]I'Ii'NTq
63 The owner/applicant shall obtain all required State and Federal permits evidence that said permits have been obtained, or that the permit is not to staffreview and approval of any grading or improvement plan. and provide
required, subject G, I CD (PXE)

CALIF'ORNIA DEPARTMENT OF F'ISH AND WILDLII'E (CDF'W) REQUIREMENTS

64. The owneriapplicant shall submit a Notification oflake or California Department of Fish and Wildlife (CDFW) prior Streambed Alteration to the
to commencement of any
clearins- pnubbine. enadins. or site work.

G, I CD (PXE)

65. The shall incorporate bird and wildlife friendly strategies including:
a
a
Implementing an education program for residents to keep domestic cats indoors.

Installing screens, window pattems, or new types ofglass such as acid-etched" fritted, frosted, ultraviolet patterned, or channel.

G, I,B cD (P)
City of Folsom Page77

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
PI,AI\NEI} DEVELOPMENT PERMIT
103 EASTNATOMA STREET
APPROVAL APARTMENTSSENIOR PROJECT 21-1s9)T'OR VINTAGE (PNTIIEOFCONDTTIONS I}ENSITYANI) BONUSUSECONDITIONAL PERJVIIT,
When
Required
Responsible
Department
Condition/Mitigation MeasureMitigation
Measure

PACIT'IC GAS & ELECTRIC (PG&E)

G, I, OG CD (PXE)
Pacific Gas & Electric Company (PG&E):
. Additional bollards shall be placed within the parking lot to protect an existing PG&E transmission tower located along the southem property boundary' r Cuts, trenches, or excavations shall not be made within 25 feet of any PG&E transmission tower.
o 25-foot clearance shall be maintained from any PG&E transmission tower during grading activities.
. On overhead electric transmission fee strip(s) and/or easement(s), trees and shrubs shall be limited to those varieties that do not exceed 15 feet in height at maturitY.
. PG&E shall have access to its facilities at all times, including access by heavy equipment.
. No planting is to occur within the footprint of the tower legs. by theThe owner/applicant shall implement the following measures as66.

SACRAMENTO R"EQUIREMENTSUTILITYAN DISTRICTMETROPOLIT

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January'18,2023
67 The owner/applicant shall implement the following measures as recommended by the Sacramento Mebopolitan Utility District (SMUD):
a Stuctural setbacks less than l4-feet shall require the owner/applicant to conduct a pre-engineering meeting with all utilities to ensure property clearances are maintained.

Any necessary future SMUD facilities located on the owner/applicant's property shall require a dedicated SMUD easement. This will be determined prior to SMUD performing work on the owner/applicant's property.

In the event the owner/applicant requires the relocation or removal ofexisting SMUD faoilities on or adjacent to the subject property, the owner/applicant shall coordinate with SMUD. The owner/applicant shall be responsible for the cost ofrelocation or removal.

SMUD reserves the right to use any portion ofits easements on or adjacent to the subject property that it reasonably needs and shall not be responsible for any damages to the developed property within said easement that unreasonably interferes with those needs.

The owner/applicant shall not place any building foundations within S-feet of any SMUD trench to maintain adequate trench integrity. The owner/applicant shall veri$ specific clearance requirements for other utilities (e.g., Gas, Telephone, etc.).

In the event the City requires an Irrevocable Offer of Dedication (IOD) for future roadway improvements, the ownerlapplicant shall dedicate a 12.5-foot public utility easonent (PUE) for overhead and/or underground facilities and appurtenances adjacent to the City's IOD.

The owner/applicant shall comply with SMUD siting requirements (e.g., panel size/location, clearances from SMUD equipment, ffansformer location, service conductors). Information regarding SMUD siting requirements can be found at:
https ://www. smud. org/en/Business-Solutions-and-RebateVDesign-and- Construction-Services.

The owner/applicant shall dedicate a 12.5-foot public utility easement for overhead and/or underground facilities and appurtenances adjacent to all public street rights-of-ways.

I
a
o
a
a
The owner/applicant shall dedicate any private drive, ingress and egress easement. (and l0-feet adiacent thereto) as a public utility easement for G, I,OG cD (PXE)
City of Folsom Page 79

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-159)
January'|.8,2023
C0NDITiONAL USE PERldlT, P[AI{I\[ED DEVELOPMENT PERMIT, AND DENSITY BONUS rM EASTNATOMA STREET

APARTMENTSOF ALTORTHE
Whcn
Required
Responsiblc
DepartmentMitigation
Measure
Condition/tlitigation Measure
(overhead and) underground facilities and appurtenances. meet minimum SMUD requirements for access roads.

The owner/applicant shall dedicate and provide all'weather vehicular access for service vehicles that are up to 26,000 pounds. At a minimum: (a) the drivable surface shall be ZO-feet wide; and (b) all SMUD underground equipment and a
All access roads shall
l5-feet from the
67 Cont.

F'IRE DEPARTMENT REQUIREMENTS
FDthe property. Size and location of address identification shall be reviewed and The building shall illuminated addresses the street or drive fronting the Fire

68. I,B FD

69. or theoflssuance CommunitytoPrior the plans building permits,improvementany reuewshall and detailedallFireand plansdesigrrDepartrnents approveDevelopment flow otherandlocation,fuefirefor of hydrantaccessibility emergency equipment, I,B FD
site:on fire firebeshall to be hydrants,fueAll designedprotection tooff-siteetc. usedcannot bedevicesindicator valves,connections, postdeparfinent flowfire bewillmodel that mmrmumthetheserve A water analysis provesbuilding. locationnser inside ashall beissued.are fueThebefore sprinklerany permitsrequired 3 Thisdoor canroom beRoom 7',X with firll-sizedControl minimum)Fire (5', exteriorbeThe shallroomotherwith

70. FDI,Bprovided before combustible material or vertical construction weather access is defined as 6" of compacted AB from May I 2"AC over 6" AB from October I to April 30.
and besttdlflushed)roadsacc€ss and (testedemergency
site.on All-allowed1S
to 30 andSeptember
71 FDI,BAll on-site curbing shall be painted as a fre zone (red-color) to the satisfaction ofthe Fire Deparhnent.

72. City of Folsom Page 80

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January'18,2023
COITDITIONS OFAPPROVALT'ORTHE VINTAGE SEI{IORAPARTMENTS PROJECT(PN 2T.69) CONDITIONAL USE PERMIT, PII\NI\IOD DEVELOPMENT PEnl{IT, AI\D DENSITY BONUS 103 EASTNATOMA STREET
Mitigation
Meesure
Condition/Mitigation Measure When
Required
Responsible
Department
PARKS AND Rf,CREATION REQUIREMENTS
73 The owner/applicant shall provide and record a dedicate pedesfian access and bike trail easement for the realigred and existing bicycle/pedestian tail located within the project site. Upon recordation ofthe bicycle/pedestrian trail easement, the City shall assume ownership ofthe bicycle/pedestian trail and all associated maintenance resoonsibilities.

I,B P, CD (E)

74. The on-site pedestrian hail which connects to the Class I bike hail (within the dedicated pedestrian access and bike trail easement) shall be maintained by the owner/applicant. In addition, the owner/applicant shall install signage at the south end of the new trail connection that reads "Yield to Cross Traffic".

OG P, CD (E)

POLICE/SECURITY REQUIREMENT
75 The owner/applicant shall consult with the Police Deparhnent in order to incorporate all reasonable crime prevention measures. The following security/safety measures shall be required:
r A security guard shall be on-duty at all times at the site or a six-foot security fence shall be constucted around the perimeter of construction areas. (This requirement shall be included on the approved construction drawings). e Security measwes for lhe safety ofall conshuction equipment and unit appliances shall be employed.

Landscaping shall not cover exterior doors or windows, block line-of-sight at intersections or screen overhead lishtine.

G, I,B PD

MISCELLANEOUS REQUIREMENTS

76. The proposed project shall comply with all State and local rules, regulations, Govemor's Declarations, and restrictions including but not limited to: Proclamation of a State of Emergency due to drought conditions issued by the Govemor of Califomia on October 19,2021 relative to water usage and conservation, requirements relative to water usage and conservation established by the State Water Resources Contol Board and water usage and conservation requirements established within the Folsom Municioal Code. (Section 13.26 Water Conservation). or amended from time to time.

I, B, OG cD (PXE)
City of Folsom Page 81

03/28/2023 Item No.13.

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

CONDITIONS
See attached tables of conditions for which the following legend applies.

RESPONSIBLE DEPARTMENT WIIEN REQUINEI}
CD
(P)
(E)
(B)
(F)
Community Development Departrnent
Planning Division
Engineering Division
Building Division
Fire Division
I Prior to apDroval of Improvement Plans
M Prior to approval of Final Map
B Prior to issuance of first Buildins Permit
o Prior to aDproval of Occupancy Permit
G Prior to issuance of Grading Permit
PW Public Works Departrnent DC During construction
PR Park and Recreation Department OG On-soing requirement PD Police Departrnent
Cig of Folsom Page 82

03/28/2023 Item No.13.

Planning Commission
Mntage Senior Apartments (PN 2'l'1 59)
January 18,2A23
Attachment 5
Vicinity Map

03/28/2023 Item No.13.

Vicinity Map W
lF(}lLSCINI
Project Site

03/28/2023 Item No.13.

Planning Gommission
Vintrage Senior Apartments (PN 21 -1 59)
January 18,2023
Attachment 6
Site Plann dated October 17,2A22
v

03/28/2023 Item No.13.
#,*.,,"-,
n.F--*-
E*,'.*',
f $am.4
nk,w-o
cP3f,rflrilscs-L$ruR
s?d{r66t
PRIiIIMINARI qlTH, l't.l\N

NATOMA SENIOR
APARTMtrNTS
CIfi OFFOI^SOM, CA
l|ffiOr{m$tw,uy
ffi
ilffi..*
tfr+fi*F6@-s}ffi.]gt
ffi,^asNddlsnft,
HIHSlg,
ji'
:

AE
firlelrt.-"+C+*
,ar orerd o/'!, 3uh. ,r !o
ftdq (e,6)&! oro7
o*6'Rf rt nr
orrf,.d nor6g@qrtd
dlefr^drrrrs
tio9(e.il@rs
'ffld44draF{r
Lifrxfutffir
,l
;r:
@

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
Attachment 7
Preliminary Utility Plan
Dated November 19,2021

03/28/2023 Item No.13.

FNff rEsectdrs!+gog'
Phoo.:(rr6t6oa o7o7
PRI.:IIMINARY TN II,ITY PTAN

NATOMA SE,NIOR

APARTMENTS

CITYOFFOISOM, CA
Dlgtrtro\ RoMto utfirfc
ilrlIlr-s!!:.-
1!
8:*,
t,
\\\ i
I
I
I
*J

5. _ .att"tt iA10ci stlNlox Af ltl\ll;N15
Pnt).tvtNi[1 l]Tli.l1Y ll.rN
ocroilIf,a
-#"
WF-EI:

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments
January 18,2023
(PN 21-159)
Attachment I
Preliminary Grading and Drainage Plan
Dated October 17,2A22

03/28/2023 Item No.13.
5I(r\l\trtlt f, t!t !tt:\il Yr\
ffinrn!r$
ffi14ffifr
I
slix}sl, i
F.A"-""-;
7!96'<h!dodv{t 5!rr.

Pho^.r (116)60. o7o2
PRIiI,IMINARY CRADING PI.4.N

NATOMA SENIOR

APARTME,NTS
cnY o!'l.orsoM, cA
u{!u!a! @ i!t!!lrq
.k\i,,rrr.\,6,-\ / iz.r'
-'
\
,, ,,rt.t..
.\
,1. -lIrllgspffi.-*'-"-"nl.,,"'.-,,
r .l .troq\{(
tr:I N{na*"\
'>
: l.
;tt
1 sENioR ltlm\!t:Ntsg--+--
.ii CRADINC PI,AN
;it
5! .,#"
t1 2022
..'v,-
x.
. r.t'
IEEFEE=EI

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2023
Atrachment 9
Preliminary Grading Sections
Dated October 17, 2022

03/28/2023 Item No.13.
s[!]x'stl 5
,o5o.<hr.d odv.,tutorno
Ph.n.r(et6)6r! o7o7
EE[.*r*u +**
PITNI,I[{INAIiY GRAI)ING SIISTIONS
NATOMA StrNIOR
APAR'|MENTS
CTIY OF !'OISOM, CA
,ll

I --'/ --'
I
I
J
' Jltt \.

I
I/\
el6r{BdK \u:,
/r-;\ ill(!Xt:f L:\llON lliS l}:lt llUl All,
t-/ffi--
,I -rr4
I rq-.-'\
4\ (lt^l)lX(l SllCllor"
Itrt0\r\ siiNlo8 AP^lfl \ll;Nl:
lnU-i\ilNittY CRiDINC SSCIIONS
[l,l3'EH-H=E;E

03/28/2023 Item No.13.
/fi\ clAl)ls(; st:c'110N
Effi- FR'***
eb..j (9i6) 6oa{7ot
I
m (;Mt)ls_(;stl:t()S
I
I
I
A (Xl-{DI\-(iSlIfl(}N
Urffi-
I
\ /e}\ CMDIIC SECTlol..

I
Fg.sltsF-l

NATOUA SENIOR
PRELII{INARY 6RADINC
OCTOBER 1?, ?O??

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January 18,2423
Attachment 10
Preliminary Landscape and lrrigation Plans
Dated October 20,2022

03/28/2023 Item No.13.
)r: - I
:1"
1{i
:i?,'r,r rnNr I rrrt,
^DDrlror^r
ratis r(!uar63lvie^r ivtlctfi r
9;Cris tray( arlr roxo rN rnrs &il rt r(5s5t
TOCcBe(Rl5
^r0qosaodr&s
rla &rActslNir*aob r'ii |Jw10ltaa!SS!lbirt rBa
ix6nrq!cialN r!( ^ards6& vd6 rti!s
*€^firG a sod ot^@9 5c{ir r elr5 rN I {rl
^piawi 6a Brr&taort a.'ecrlzi
s
f,
,t '/ 't ) .'
.$
ha\rnrrht|r,,
F4cr rr D;r.,.w.-,)i\"
'. l {\\l-\.-\ rl\'.(,p
\
,!-) r."-r to(".n,1.4.,
\.)
t
-Jt-L-:*--
:-;--
i-
NATQMA S:\IOI sQEI IMINARV LANDSCAPE PLAN
;t) ytM a;A
AONDiMENIiq
t)c ti; : ?f,, ?0ti

03/28/2023 Item No.13.
-"fi:'"f;i:Tl
vri&4r
J
..;
!
lf
'.'J.*
'F$iRrler iJss-F.rF h

03/28/2023 Item No.13.
li
[;l (-
)iiiri
i11i
.Il.
; ;_ :l - l' rt
l:
j jr'
;ali;t
!,j
ii
i1
,I
1i;; I : ii: i:rii:l: "t:. i', .' ) .:''']:'::,: :- | :
ii.!tj..,,;J!);:.: j:j1lii!:rjr:i..lr; -lr"r!iii;ji; ji,;i.:;!::i ;l (
. .11:11"1.2.,;
ii
.'t'l
i.t;1;i1:r1;i;r...;;:;1;,;:Ii;1.41.,l:i:::lili3Iiii::i!iii.;i;.':,,:jit)ilr.r:rra,r.r.ir:
). 4'
,,,
.. :'
/ 1.' \'.
\
1 :?:! i 5. -
,i;fi f'"T !i; jiil i' .li ;irl
: i'i , --h ;{ 1!
,i I ;., ,l i!r::
ri 'l;rtl '-:':'
r'""[
il
a
.f
1i
ffiji,i
ffiii

03/28/2023 Item No.13.
.i,
t;t
CrS
t.

11.'I
_1
FnsIt
-. r,t'
t
'l{-T
OlLAYour (EYNol€s
r e4Jranrs^rvff(r(arrlrs.€trollgr!.tork^qrY
rmr/ F {{rll Da{3rd&r^tsAv
EPd( tcraa ro5[tr Litolffi aY
drmr morillc4{aaiaq(rlr to!Rlt r.tdF^*0r
fficr od 1 cerf, ere:r ro sg u f@ turcY
ft!!..oru&rP
*rt{ grac {lac totErt r.adr{eaY
i- ''."\ l \, - .
1".:'-l''-,
10 'ffi r^iltJsfi ilb*fl L4toxfl ti)@s{sa*^niqfi tti lo!*at14ts 1 CSrCrffrOF&tSCtae ston tra€
/,
-t1', , i
,.1,.
s
ftli-
AMTNITY PLAN ffii-aiff:i.r*"*""

03/28/2023 Item No.13.
*:;:'r{:--::;.:11. .q #E
,;6i:-.FA;t3;;;tA,.j.:.']JF.9.)6;1i:.:,1-r!1:
:VINTAGE ALISO
iirtairE nlr:zJllr \;j
ri. ,2C t.{hily
ry
j"'
I
"t.

I I
MONIJA4FNT SIGI! O{ITI'JOOR S[AiING & DINING AQt:
aaa
DOG DAQK BO'CT 1]AI t COURI BIKF NACK PICNIC TARIE WIiF UMTIQ{.t LA OUiDOOR 8BO/ KiICHFN 6 Fl UTNCH
NA
pnFLteltl.JAnv i AilDScApE IMAG! aoAQD L4

03/28/2023 Item No.13.
ffi F+d#qF?3-fqil *tg-:t;,'x-.1
-:ffii
t...6i. Ir,:.^ t 4
4a.
'%+
r' 4o
s
N
ffi
N
,N ,.ffi n
d\
@'
I
$
trlF
ffilffiL
::'r-,i*,l:::i.,...^
A

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21-1 59)
January 18,2023
Attachment 11
Preliminary Tree Impact Plan
Dated October {7,2022

03/28/2023 Item No.13.

SIIEET
sP- 6
tFH**-*-
Ph.n.; (er6t 606.07ot
o&
'l'Rt!E IMI>ACl'l'L li

NATOMA SENIOR

APARTME,NTS
cnY ol. l.'olsoM, cA
,.f
tor.
'! l.tPqb
"i.
,i: @:,
i"
n.i
*','..,s,
!
r I li ,
.l
: -i. , .:..j- - _ -!_'- '_
!;'=!l
.,]
t4
I
APiRrCt:X1S
'' :.1 ,:: ,
1'
-. I j." -, .-.
:-=- -
" rF\"v&'
,*t'.,
F€ry!€F.E-I

03/28/2023 Item No.13.

Planning Commission
Mntage Senior Apartments (PN 21-1 59)
January 18,2023
Aftachment 12
Preliminary Oak Tree Mitigation Plan
Dated October 20,2022

03/28/2023 Item No.13.
)A

VINIAGE SENIOR UOUSING
TNEE EX}.{IBIT
rNkg
T8
I
rrlx
,).u
I
!
!o
!-
dq
;a
|;
re&
!{
g-g
rn
x
Jzo
--{p
mm
--{
onfn
3 z
m
xb
Jzo1p
trt
,T1
{otttn
n
2(
o;
a;
og
9-6
4!
7 (\
t //\o
f!0
ro
FS:u:
,i.>:

F
o€oa
'l1(,
JDmm
onT
im
{/)tnmt^
IoDrl3
z
itg
6i l,5e
I
I
ti:
\.

I
v
v
0tt
I
I, .b
lX
{
4,
ti
1i
:l
,lii
1iI
ii
il
.t
I
:l
li
rl
'i
1!
:l
rl
i
l-.,
I
lr
I
6J;t r!rtFtrs, {ti)rtig{!ltittit*{i{fitStE::{Ic}g EttifgrS:€fr tttllisa-Jt i::
t;
*
ri tirtrii?l?et
ti ?! f?f
:illi.r
}
!:
iIilttlttrftitir.i ??ft?98ffi: f!F
ilrrrrrrriitiritirlrr.llr:l:lr;l;
, . +ilit*!tt+i irt t|i j j
'1,r,,1.!.
'l ! i:
i
I
I
g
fllti?ff
t!1.1'9'lr,r'l
tiiiiiiliiitr
iiirfiftrtr!:lii::il',:.
+3 ii{i;+i a
:l
I
i r r:,; l:1: ):,i;:,;,r 1,,';.;f:::: l::,:, i.', - n. ; i, i,' r,, " i.,,,, ::. : :',, :i'l i:,, ; i l: I -::t r.' :,'. ; :',.. ij i:
.., .,- . "'
I
lr ' r . ir t ^J,
a5 i >; a,r :.'^ ij . I r ^ r' . I :::.1r_. j:.,. ,. i i j: i:.1.::'.:l i j: r:.-: I ii j i j L;:l ': )':ir; .l ) i ,. {:.:_:r,'; r::i.iai:i:.ia:ir..,at iirli i::.r:i.1i:i-:,: :iit:ii:aiai::irj::t.r ( "r'rr J j.;:j : i.; I ! . ,i li i; ."i:i:igi: : ii :: .ri :.iii;i i{i f I ill.. lrl )r;, : .;::;,ji,'iji;:!j;.;:,. ,,'f,-::',:,..r-:.":::ija::,.11;.:,.r' .. 'i3:';.::{i i il;til iii "ii ii i i I liii li'ii i" i;iiiii'iiiiiiii ' t it ilr ltr i! t r i {i;! r: ! i il }r{r' I iiii;iil' l' il ';{+
!

03/28/2023 Item No.13.

Tree lmpact Summary - Natoma Senior Apartments
DSH of removed or impocted trees 571.3 (68 totql trees = 47 protected + 2l unprotected) DSH of preserved protected trees (5O% voule) -182.2 (55 totol trees = 5l protected + 24 unprotected) Mitigotion plontings on-site oo
DSH Bolonce
ln-Lieu fee
Tuesdoy. Decembe r 2o., 2022
389.2
to be determined
Mitigoted
Site Tree Plontings DSH quontity DSll
l5 gol trees I 9 O
24'box trees 2 O
Sdboxtrees 5 20 O
No mitigotion is proposed thro

03/28/2023 Item No.13.

Planning Gommission
Vintrage Senior Apartments (PN 21-1 59)
January 18,2023
Attachment 13
Preliminary Access and Circulation Plan
Dated October 17, 2022

03/28/2023 Item No.13.

I!rl@
I**
PRT:,I JIVIINARY ACCTSS ANI) CIRCUIA'IION PI.{N

NATOMA SENIOR

APARTMENTS
crTY or,'r,otsoM, cA
- -r€
FH-**--
,!! fth..d Ddv.,svt. rno
r&onn (r€) 60!{7o7

03/28/2023 Item No.13.

Planning Commission
Vintage Senior Apartments (PN 21 -1 59)
January'18,2023
Attachment 14
Preliminary Fire Access Plan
Dated October 17 , 2022

03/28/2023 Item No.13.
r-lll:tT
sP3
FR."-="".---
Phon6: (rr6)6o!-oro7
PRTiI.IMINARY SITII FIRIi PI"{N

NATOMA SENIOIT

APARTMENTS
cI'lY ol,'tol50M, cA
ll!j!$!-!t:*!8!!{ s9!!!!! qqt:s
:7.1:5i::::4:l
druil$qN'fr.s* {
,u
?t,r"
'/t,
^.
.'
/_
.ra'.
:
.aq
!t!6!
' .-+to N,\TOIIA SI]NIOR APAATSI:\]S
PRtX.lVlNAlaY Sr]t: fll*: PL-iN
a
...".
-@"
&6iIF;r:E=

03/28/2023 Item No.13.

Planning Commission
Mntage Senior Apartments (PN 21 -1 59)
January 18,2023
Attachment 15
Preliminary Lighting Plan and Details
Dated November 3,2021

03/28/2023 Item No.13.

LKilN€ flXN'RE gCTEDULE
(FACE
OF
FIXTURE}
e
L6dM Fm€ 9CIIWE rcl€5
Clderu Mkffi.@
&@aMasffiuMMc&
we&l€F.ffiaa4016a&
Ot@6!ttg'<eEndpffi!
O.@[email protected]@da e*a*F44
ffiff&d4aallag ffi
@tral#Fl6{'r.@
r3f
(MU,)
ft ;;;sitdin qiry.
. ---11!-,-
ry,. i el
..;--r-* '
tr
9o2F*wz=-olu*ra?1
*FFk<'2
--
ffi\w:
:___---gf!9!!3.4!!
ig-
E0.1
ctm
POLE HAA]'ED LI6I.1T|I.{G ELECiFICAL DETAIL
ruEWED !41M Etlcltr& trtA! rcrEs
2a'
(ilrN.)
3'
-
o
o
o
o
@wn4grurd &rcsrul.x.E&*.!ffiffirffiru e*uEl@lla[4ecr
Ed[d*s*redaaeruffiv#A@@d.4sa45!@e ffi
sErutro6idw6 ruwit
sEa.s.a ffialotr&ffirjr&ffi
@ee@eMa a@uHASBc*@&*n64lwgE @ru*i!4@ r{fr g&rcca! ffi uBrEd roqr6 ,d.&s dtMdm&ffi'@.e
l-d Fir& trkA4F!affitus@EAffi iOB6srfl afr 6*@re on.aBtw&ds -M rc Fr! ElaErru p& Eeestsff
- rda ot t,&r|ft) c A tcr lMrM'ro il a'd4
dEilaulsMFtrr6 totda.a4
{rE
E
:i
'",I

03/28/2023 Item No.13.
'-"7
p
z
rii!
ii
1\
,i'!/
-.1
lr[.-
tifr|l
iiili'
m IiIA"OMAS AENIOn

APAFTMENTS
CfTY OF FOLSOM, CAik ,@il Page 883
03/28/2023 Item No.13.
.,:-1"i,
,lt
t i!
rlI
l;
,l
;J
.{
,l,:l
-l
il-l
rl
I
{@
Eilt3 t
EEh
'ti
l!
'f'
obI
o
b
I
cltEll r
iiig 3
I
EtE,i
cli I
f;;i I
Eri
fit
i$i
iF;
ilfin
mJ
T{ATOMAS SENI€'R

A'AIITMENTS
CITY OF FOLSOM, CAlu Page 884
03/28/2023 Item No.13.
' t'74tvJ
usfr&s
MtlffFl
^@
ff
-
-
r&lw$
!w
-z
-Dl=!o
etfrnlya6
!
G
t
, 'i o@E . ! q4\sw4
oln zi'dAt
i5;::::: I lEE
-..- --,----^.*---.-e*
r ' r D-i
- -- ,1
.:.:::::.!
e-
aEl::-:-- lai . j
rilni 1i:L-Ef : l
l.lal r:i:i-:Li,:l
-
I
t. t..l-t-r4l.rl - | _.: I
3ffi
I - t.: I -,
ffiE
rGE=EA
.'-;:'t;.:-. ., " ". ffiit
f
mffimHit -
/G';rc
.,.-.::.:; -_:_:::-. -. ". r!;t;il
SK
#
V
-q!F,..;
e!=El
e
EIT

03/28/2023 Item No.13.
f
EIE
re
EIE-'
e lt:::,:l-:..
:i I ai:::l
z :!:!
i,,
1".:
:---fum
ffi
tl
-t-
llt >*
Etutil
ltEtE! _,...,_.-
, 'a : :::l
E-.::

Ettut
E=-
i: ii
--'"'"*
-
.--e
H
%
U*
@
l_l
'-\:-*:-- 'iery"
$:. = ri'
-
__:-__.-
E,
9o2F*a2 --
?,5n
EFE
k<-z
:;;;-
-
*ts
E2.2
JrEEFiFffi
it
cEgu
I-l

03/28/2023 Item No.13.
t'za-_
;i;;-
rffi'
fl
El@
ffiFlffFt
t@
-z
->l=!o
83f;
=moi3yo6
I
t,r:.i;G]
&F#'ry'qanB
.'... . ];..d :'j]'al
+1889aoo-o
_-';'t-;.
*--\*"-
0ilUIil :\,
aMuan utuoun i,
€r. F
J.E-1gl::! ts: ::::";i? 2 . -
.-l'-.r-F 1-r,. .g-rlL. + r.r*3d!.ii*lti
uah'dr6ffi
'{dFFrtwr0d
4t.]i-:E3i1FttEr|lllrdil,r#.:fhr r:
wtsF{+Ft@0

03/28/2023 Item No.13.

Planning Commission
Mntage Senior Apartments (PN 21 -l 59)
January 18,2023
Attachment 16
Building Elevations and Floor Plans
Dated June 3,2022

03/28/2023 Item No.13.

FOLSOM

NATOMA SENIOR APARTMENTS

VINTAGE HOUSING DEVELOPMENT
.

REVISED
- Natoma Senior

03/28/2023 Item No.13.
ilF
\
irn ,p
t*^
Folsom - Natoma

CHARACTER ELEVATIONS
ffilo: 3n2'= 1:0'on 24x36

03/28/2023 Item No.13.
!
1'

GROUNO LEVET PLAN
BUITDING PLAN. SOUTHERN HALF
z}.,(t'
\. ll ./
5K
- Natoma Senior

03/28/2023 Item No.13.
j
2nd & 3rd LEVEL PLAN

BUILDING PLAN - SOUTHERN HALF
Gr
- Natoma Senior

03/28/2023 Item No.13.

E TIC ttrtfgru fxll*

ROOF PTAN
BUILOING PLAN. SOUTHERN HALF
{D
dt tlltr.14

03/28/2023 Item No.13.
rllIg *tE{r Itttr

ROOF PLAN
2nd & 3rd LEVEL PLAN

GROUNO LEVEL PLAN
BUILDING PLANS. NORTHERN HALI
6=-'\"/
tlt(
a
gI
r!

03/28/2023 Item No.13.
1rll@
1 i
. dr&arl}ff34-rtrfi
i.jra.f)
tr.A- | rr)
tr-r !..r1
o:-rr t'iafrt$
I es-
@a Eqllurl-s.l':.'.'s---.,*
:
j
,i
Folsom - Natoma Senior

TYPICAL UNIT PLANS
d: lL'.10d246tu1

03/28/2023 Item No.13.

Planning Gommission
Vintage Senior Apartments (PN 21-159)
January 18,2023
Attachment 17
Color Building Renderings
Dated June 3,2022

03/28/2023 Item No.13.

Folsom - Natoma VIEW FROfuI NATOMA STREET NORTH
5K

03/28/2023 Item No.13.

VIEW FROM NATOMA STREET AT ENTRY
- Natoma Senior
5KDevelopment

03/28/2023 Item No.13.
ffi
Senior
5K

VIFW FROM BIKE TRAIL WEST

03/28/2023 Item No.13.
- Naloma Senior
5K

VIEW FROM BIKE TRAIL EASI
Jum3,
Housing

03/28/2023 Item No.13.

Planning Commission
Mntage Senior Apartments (PN 21'1591
Januaryll8,2023
Attachment 18
Building Site Sections
Dated {une 3,2022

03/28/2023 Item No.13.
:\.
,1:iili',"'
wffi,q* ffilg6er&.w
- Natoma Senior SITE SECTIONS
Jao 5K

03/28/2023 Item No.13.

Folsom - Natoma Senior

SITE SECTIONS
tur6 3, 5K

03/28/2023 Item No.13.

Planning Gommission
Mntage Senior Apartments (PN 21-159)
January 18,2023
Attachment 19
Color and Materials Board

03/28/2023 Item No.13.

LEgEND
I
1 II MnnF
IIt. 2.
ffi ii{
A. B.

DUNN EDWARDS WOODED ACRE (DE6t30}
DUNN EDWARDS WOOOEN PEG (DE6215)
DUNN EDWARDS MIONIGHT BROWN (DE621O)

1. 8.
c.

D.

E.

STUCCO

BOARO AND BATTEN
ERiCK VENEER
AgPHALT SHINGLE

WROUGHT IRON RAILINGV
Folsom - Naloma $enior MATERIAL & COLOR BOARD
5K

03/28/2023 Item No.13.

Plannlng Commission
Vintage Senior Apartments (PN 21-l 59)
January 19,2023
Attachment 20
Vintage Senior Apartments Booklet
(Separate Bound Document)

03/28/2023 Item No.13.

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

03/28/2023 Item No.13.
eh..i{q,6)664 orot
LIrt
Iueurcrucr**4**
/i\ sltt:Pt()tI)Urffi
,,i\ sill: ul(rtot.t-ffi
A SI[iflk)fr)
\:7ffi
/i\ srniHl(tfo(t/T'ffi
r sfftirltot()f;rffi
,/A srfuflI(rfotrt-ffi
A Snt ill(ytI)t7ffi
/i\ sn l: n t0l0(-t-ffi
"r',i; .
aa\ Stlr:l,ll()11)
f7ffi
f\ snl: u(Illtrtffi
/'\ Srft:Ul(ul)\/lffi
n\ sil1iHI(II)Ulffi

PITILIMINAIIY PHOTO EXHIBI'I'

NATOMA SENIOR
APARTMEI{TS

CI'IYOF
'.f,
.*t1r'?
:r;fs
l'3il''- a.
: :,. !. lt-,
-
/-{a\ st]l:Ilt(IIof;ffi
,,//h) "v61
iFCLtET=i-;i
Ni iOYi Sl:^"{tl,llAtiTni:N l:
ftlI_[INinY I'lo$ i:x|lati
ocioatlt :?. :o??

03/28/2023 Item No.13.

P[anning Commission
Vintage Senior APartments
January 18,2CI23
(PN 21-159)
Attachment 22
Transportation lmpact Study
Dated JulY, 2A22

03/28/2023 Item No.13.

P21130
Natoma Senior Apartments Transportation lmpact Study
Folsom, California
Prepared for:

City of Folsom
Helix Environmental, lnc.

FCC 50, LLC
Prepared By

TRANSPORTATION PLANNING
& MANAGEMENT, INC,
Contact: Tom Kear PhD, PE,
[email protected].
{9161 34A-48tL
www,tkearinc.com
NTKEAR
February2O22
Revised July 2O22
cilL

03/28/2023 Item No.13.
(This page intentionally left blank)

03/28/2023 Item No.13.

Natoma Senior APartments Folsom,
CaliforniaTransportatio n lmpact Study

REVISION HISTORY
Date Tltle Comment
Feb t,2O22 Draft TIS
Feb 10,2022 Final Tls Clarified geometry for secondary driveway and added review of parking supply at 139 spaces and 144 spaces.

Julv 5,2022 Revision Proposed parking reduced to 135 spaces and revised site plan.,

EXECUTIVE SUMMARY
This analysis describes the effect of the Natoma Senior Apartments project (the Project) on the motorized and unmotorized transportation systems in Folsom, California' This study has been prepared for the City of Folsom (City), Helix Environmental lnc., and FCC 50, LLC. A Planned Development Permit and Conditional Use Permit are requested by the applicant for the proposed 136 age-restricted afforda ble apa rtments.

Proiect Descriotjon
Flgure ES-1 provides a Project vicinity map. The Project consists of 136 one- and two-bedroom affordable, age restricted, apartments located across from the main entrance to Folsom State prison at 102 Natoma St, Folsom, CA 95630 (parcel O7bA32O-042). Two access points to East Natoma St are planned: a full access driveway aligned with Prison Rd, and a right-in-right-out driveway near the eastern edge of the Project site. One hundred thirty-six parking stalls are included along the drive isle along the southern and eastern edges of the Project. A preliminary site plan is provided as Figure ES-2.

Accessible pathways are planned around the building to provide a walking path for residents.

Sidewalks along the Project's East Natoma Street frontage are included from Prison Rd to the edge of the existing sidewalk at Cimmaron Circle. The existing multi-use trail connection from the Oak Parkway trail will be preserved, and a pedestrian connection will be added southernly from the Project to the Oak Parkway Trail'
The site is designated Professional4ffice {PO) in the General Plan and zoned as Business professional- Planned Development District (BP-PD). With the Planned Development Permit and Conditional Use Permit being requested the Project is consistent with the adopted General Plan and zoning.
5l f f<fnn wlvw,tkearrnc.com

03/28/2023 Item No.13.

Natoma Senior Apartments Folsom,
CaliforniaTransportatlon lmpact Study
lrn''*
. ',,:,i
lr i:l
_F$ -
1" -o:''
Flgure ES-l. Scholar Way Senior Houslng lllcinity M.p
S f nfnn www,tkeartnc.com

03/28/2023 Item No.13.

Natoma Senlor Apartment3 Folsom,
CallforniaTransportatlon lmpact Studv
PRHI,IMISARY'IIIi PI"{N

NATOMA SENIOR

APARTMENTS
cf rY oF ror.soll, cA
Flgure ES-2. Prellmlnary Slte Plan
S rrgan wwwtkea.nc.com lil
it*"-.----''- -.

H*'',llhle

03/28/2023 Item No.13.

Natoma Senior Apartments Folsom,
CaliforniaTransportation lmoact Study
Analvsis Scope
The analysis considers the traffic operations at intersections in Folsom that could potentially be impacted by project traffic. This TIS considers two study scenarios:
r ExistinS 2022 without Project condition
r ExistinB 2022wilh Project condition
The two driveway intersections (shown in Figure ES-2) were evaluated for conformity to City policies and policies from the adopted Folsom General Plan. lnternal circulation and sight lines, parklng supply and fire access were all considered'
Table ES-l. Study lntersections
Locatlon Contrd

1. East Natoma St/Prison Rd Sisnal

2. East Natoma St/Eastern Project Driveway Side-Street-Stop-Control (SSSC) Findines
project impacts are anticipated to be less than significant. Ten project specific findings are made.

Finding 1 {Trip Generatlonl: The Project is anticipated to generate 441 daily vehicle trips including 39 AM peak-hour vehicle trips, and 41 PM peak-hour vehicle trips. Fewer than 50 peak-hour project trips are projected to pass through any intersection' Finding 2 (Level-of-servicet: All study intersections are anticipated to operate at level-of-service B or better under all study scenarios. The Project is not projected to create new deficiencies or worsen existing traffic level-of-service, pursuant to General Plan Policy M4.1.3. lmpacts to level- of-service are considered less than significant'
Finding 3 (Vehicle Miles Traveledf : Per capita Project VMT is projected to be at least 15% less than regional per capita VMT. Project VMT impacts are considered less than significant.

Finding 4 (Parking|: The proposed parking supply of 136 spaces (1.00 spaces per unit). The Project was found to be adequatelY Parked'
Finding 5 (Minimum Required Throat Depth): The siandards for driveway throat depths are met.

Finding 6 {Emergency Vehicle Access): Emergency vehicle access is adequate' Flnding 7 (Pedestrian and Bicycle|: The Project does not result in impacts to pedestrian and bicycle facilities. lmpacts to pedestrian and birycle facilities are considered less than significant.

Finding 8 (Transitf: The Project does not result in impacts to transit facilities. lmpacts to transit facilities are considered less than significant'
iv
S f nEnn w\rywtkearrnc.corq

03/28/2023 Item No.13.

Natoma Senior APartments Folsom,
CaliforniaTransportation lmoact Studv
Finding 9 (Driveway Geometry): Proposed geometry for access to East Natoma St is adequate.

Either a raised median or right-turn channelization should be used to limit the secondary (eastern) driveway to right-in-right-out access. Note that the secondary {eastern) driveway was modeled assuming a shared eastbound through-right turn lane, without a right turn taper or deceleration lane. Anticipated eastbound right turning volume is less than 10 vehicles during the AM and PM peak-hours and neither a right tapper or deceleration lane is required per City of Folsom policy' However, the City reserves the right to require either a taper or pocket at the discretion of the City Engineer. Finding 10 (Signal timing): With the addition of a fourth leg to the East Natoma St/prison Rd intersection, the signal timing and lane geometry was assumed to be configured as follows, or an equivalent plan to the satisfaction of the City Engineer:
r Eastbound: An eastbound right turn pocket was assumed with 150-feet of storage and a 50-foot taper; for a total of one left, one through, and one right turn lane, r Westbound: A westbound left turn lane with 100-foot pocket plus 5O-foot taper for a total of one left and one shared Through-right lane.
. Southbound: The existing exclusive right-turn lane is assumed to be restriped as a through-right turn lane {for a total of one left and one shared through-right). r Northbound: The northbound approach is assumed to provide one left and one shared through-right lane. The northbound through-right lane is assumed to be in a 70' turn pocket Plus 60'taPer.
r Timing: Eastbound and westbound protected left turn phasing, northbound and southbound split phasing. 150 second cycle length, with 34 second norlhbound southbound split phases and 20 second eastbound and westbound protected phases, and G2 second eastbound and.westbound through phases. Crosswalks are assumed across all legs of the intersection with flashing don't walk phases set to 22 seconds to accommodate a 3 foot per seconding walking speed.

City staff have noted that the East Natoma St/Prison Rd intersection may be an excellent location for protected-permissive left-turn phasing (l.e.,"aflashing yellow arrow" to allow left turns during the conflicting through phase). Such phasing would increase the intersection capacity and reduce queuing for the eastbound through movement. lt is our professional iudgement that novel phasing plans, such as protected-permissive phasing, have the potentialto confuse elderly drivers and pedestrians, resulting in increased accident rates. Because protected-permissive phasing is not necessary to maintain the General Plan level-of-service goals we do not recommend it for the entrance to age-restric{ed housing. The project adds a fourth leg to the existing T-intersection, which requires upgrading the traffic signal hardware. At the discretion of the City Engineer, those upgrades may include video vehicle detection, connecting the signal into the City traffic management center, and traffic signal controller upgrades to the satisfaction of the City Engineer' Conditions of approval can be limited to the City of Folsom Standard conditions plus a requirement to time the traffic signal at East Natoma St/Prison Rd to be consistent with finding 10 above, or a similar timing plan, to the satisfaction of the city Engineer. '/ J \!v':! l-/.i.' it a 1 i. a {...11''51 rxren
v

03/28/2023 Item No.13.

Natoma Senior Apartments Folsom,
CaliforniaTransportation lmpact Study
(This page intentionally left blank)
A rxEnn ..: .;.;; l ta...l,, ...:,.'
vt

03/28/2023 Item No.13.

Natoma Senior APartments Folsom,
CaliforniaTransportat ion lmpact Studv

1.2 Report Organization 1

2.4 Transit 6
Folsom Stage Lines and Dial-A-Ride'......'......." """"' 5 Sacramento RegionalTransit ".""'. .'.'.,'..'.....'..,..,""' 6 El Dorado County Transit...'...'. ....".""' 7

2.5 Bicycle Facilities 7
Bicycle/Pedestrian/Transit Facilities ."....,,. t7
3,4 Vehicle Miles Traveled Standards of Significance.'...'."......... '..'.'..,..,."."."""17

3.5 Analysis Too1s............ """""""""""' 18

4. EXISTING 2022 COND1r1ON............... ...'........'.'.."...'.'.19

4.1 Existing Condition """' 19
Data Sources !....'.ri.,'.rir.......'...'..'.."," 19
Existing Condition lntersection and Segment Level-of-Service '....'.'..'..". '."""2O

4.2 Assessment of Proposed Proiect '...""'...'....."',""22 Trip Generation..........,,.". ..'.".."",."""22
Trip Distribution.............., ,'.""."' """""""""22
llIKEAR t,\1,!V \l ! .l.kc) a f t t t:.( t:r,', vll

03/28/2023 Item No.13.

Natoma Senior Apartments Folsom,
CaliforniaTransoortation lmpact Studv
SignalTiming and Geometry................,. '....,..'..-.'...22

4.3 Existing 2022 with Project Conditions ....'.,".."..,,"23

5. PROJECT VMT IMPACTS AND GENERAL PLAN LEVEL-OF-SERVICE CONFORMIW.........,, ,,,.,,.,,,,27 5,1 Vehicle Miles Trave1ed.........,........ ,"..'.""....'."...,,.'27

5.2 Conformance with General Plan Level-of-Service Policy 28

6. OTHER CONS|DERAT|ONS,........... ..........31

6.l lnternalCirculation and Site Plan Review. ......'..'..31 Parking Requirements. 31"
Minimum Required Throat-Depth.........,.......' .".,',,31 Emergency Vehicle Access 32

7. FINDINGS, MITIGATION, AND RECOMMENDED CONDITIONS. 35 List of Appendices
A. Traffic Counts and SignalTiming Sheets
B. Level-of-Service and Signal Warrant Calculations .'.'...'..,..'...'.

C, Travel Demand ModelTrip Distribution Plots
A-1
B-1
c,1

A IKFAR
,..,,,,!.r;w I keal nc.co'., vilt

03/28/2023 Item No.13.

Natoma Senior Apartments Folsom,
CaliforniaTransportation lmpact Studv
List of Tables
Table 1. Study lntersections and Control ..'.'.....,.............6 Table 2. Level-of-Servise Criteria for Signalized lntercections ..'..'.......... ...,.,,...',."L4 Table 3. Level-of-Seruice Criteria for Unsignallzed lntersectlons.............. '..'.......'.16 Table 4. Key ltems and Sources forGeometry and Usage Data Table 5. Existing 2022 lntersection Delay and Level'of-Service Table 6. PrdectTrip Generation
Table 7. Basellne 2022 lntersection Delay and Level-of-Service, with and without Project......25 List of Figures
Figure 1. Natoma Senior Apartments Vicinity Map
Figure 2. Preliminary 9ite Plan
Figure 3. Folsom Stage Lines Routes 1O 20 and 30....'.'....'.'...

Figure4. Bike Paths, Lanes, and Routes..

Figure 5. Sharrow..

Figure 6. Class lV Bikeway...

Figure 7. Folsom Bike Map.....

Flgure 8. Existing Condition Turn Movements and Geometry Figure 9. Proiect Trip Distribution
Figure 10. SACOG SB 743 Regional VMT Screening Map
19 20
22 2
3 7
9 10
10 7L
2t
24 29
1X
5lfnfnn w\ryw.tkearrnc.com

03/28/2023 Item No.13.

Natoma Senior Apartments Folsom,
CaliforniaTransportation lmpact Study
(This page intentionally left blank)
.tr1.).:,1:11..,.. t , xllIKEAR

03/28/2023 Item No.13.

Natoma Senior Apartments Folsom,
CaliforniaTransportation lmpact Study

1. INTRODUCTION
This Transportation lmpact Study (TlS) identifies impacts of the proposed Natoma Senior Apartments project {the Project) on the motorized and unmotorized transportation systems in Folsom, California. This study has been prepared forthe City of Folsom (City), Helix Environmental lnc., and FCC 50, LLC. A Planned Development Permit and Conditional Use Permit are requested by the applicant.

1.1 Project Description
Figure 1 provides a Project vicinity map. The Project consists of 136 one- and two-bedroom affordable, age restricted, apartments located across from the main entrance to Folsom State Prison at 103 E. Natoma St, Folsom, CA 95630 (parcel 071-0320-042). Two access points to East Natoma St are planned: a ful! access driveway aligned with Prison Rd, and a right-in-right-out driveway near the eastern edge of the Project site. One hundred thirty-six parking stalls are included along the drive isle along the southern and eastern edges of the Project.

Accessible pathways are planned around the building to provide a walking path for residents.

Sidewalks along the Project's East Natoma Street frontage are included from Prison Rd to the edge of the existing sldewalk at Cimmaron Circle. The existing multi-use trail connection from the Oak Parkway trailwill be preserved, and a pedestrian connection will be added southernly from the Project to the Oak Parkway Trail.

The site is designated Professional-Office (PO) in the General Plan and zoned as Business Professional- Planned Development District (BP-PD). With the Planned Development Permit and Conditional Use Permit being requested the Project is consistent with the adopted General Plan and zoning.

1.2 Report Organization
This report includes the following sections: lntroduction, Setting and Study Area (key roadways and intersections, regulatory setting, and analysis scenarios); Methodology (detailing the analysis procedures); analysis sections; discussion of other considerations, and findings and recommendations.

L5 rnren w\ryw.tkeartnc,com

03/28/2023 Item No.13.

Natoma Senior Apartments Folsom,
CaliforniaTransportation lmpact Studv
[) Natoma Senior Apartments fl r r'irnn
%
B
Ctty Hall
ft
i
1 afi
*
.,{!
dfi
Fe*
ffii!5
r.li
#
Figure 1. Natoma SeniorApartments Vicinity Map
25l f ftgAn www.tkearrnc.com

03/28/2023 Item No.13.

Itlatoma Senlor Apadmcnts
Transportatlon lmpact Study
Folsom,
California
Plt!:l,tMt:{AltY sl l}: Pt]\N

NATOMA SENIOR

APARTMENTS
cl'r"Y ot'ForJoM, cA
fH*,n*...;;;ai5-n-{r+{I{}g:E6{--*
F.

FlSur€ 2, Prellmlnary Slto Plan
fl rr<Een w\ryw.tkea'nccom
v
!ry&--
t
3

03/28/2023 Item No.13.

Natoma Senior APartments Folsom,
CaliforniaTransportation lmpact Study
(This page intentionally left blank)
SlrnEnn ',,';'^i,:/ 't ;.t,, tt 1l i- ' )1 t" 4

03/28/2023 Item No.13.

Natoma Senior Apartments
Transportation lmpact Studv
Folsom,
California

2. SCENARIOS, SETTING AND STUDY AREA
The Project generates fewer than 50 peak-hour trips which is the City's threshold for requiring the evaluation of Projec't traffic on the level-of-service at potential affected intersections.

Consequently, this Tl5 evaluates traffic operations at the two ProJect driveway intersections.

2.1 Study Scenarios
Four scenarios were identified for inclusion in this TIS through consultation with City staff. These study scenarios were used to evaluate Project impacts relevant to General Plan Policy M4.1.3 relative to level of service. This study determines the weekday AM peak-hour, PM peak-hour, and Sunday peak-hour level-of-service at study intersections under the following scenarios; r Existing 2022without Project condition
r Existing 2O22with Project condition
Analysis of the existing condition reflects the traffic volumes and roadway geometry at the time the study began. This scenario quantifies performance measures for the existing condition and serves as a known reference point for those familiar with the study area. These scenarios, with and without the Project, identify Project related impacts anticipated to occur if the Project opened in 2020.
2,2 Pro)ect Area Roadways
Brief descriptions of the key roadways serving the Project site are provided below.

Natoma St/East Natoma St is a two-lane minorarterial connecting from Folsom Blvd, past Folsom City Hall, and connecting through Green Valley Rd and onto Empire Ranch Rd. From Folsom Blvd to Fargo Way, just east of City Hall, there are sidewalks, curb, and gutter with striped class 2 bike lanes. From Fargo Way to the east, fronting the Project site and Folsom State Prison, there are dirt shoulders without sidewalks until Folsom Crossing Rd, where East Natoma Street becomes a four-lane arterialwith sidewalk, curb, gutter, and striped class 2 bike lanes to Empire Ranch Rd.

At Coloma Street, near City Halt, Natoma St caries about 11,000 vehicles per day. A volume which drops to about 10,000 vehicles per day near the Proiect Site, Prison Rd is a two-lane north-south access road from East Natoma St to Folsom State Prison, lt has unpaved shoulders without bike lanes or sidewalks. Prison Road is signed to prohibit stopping or turning within the prison's property.

Slrnran w'.ryw lke;r:i:c-cor': 5