Folsom City Council
September 23, 2025

1 Agenda
City Council Regular Meeting
Folsom City Hall | City Council Chambers, First Floor
50 Natoma Street, Folsom, CA 95630
September 23, 2025, 6:30 PM

Welcome to Your City Council Meeting
We welcome your interest and involvement in the city’s legislative process. This agenda includes information about topics coming before the City Council and the action recommended by city staff. You can read about each topic in the staff reports, which are available on the city website and in the Office of the City Clerk. The City Clerk is also available to answer any questions you have about City Council meeting procedures.

Participation
If you would like to provide comments to the City Council, please:
 Fill out a blue speaker request form, located at the back table.  Submit the form to the City Clerk before the item begins.  When it’s your turn, the City Clerk will call your name and invite you to the podium.  Speakers generally have three minutes, unless the presiding officer (usually the mayor) changes that time.

Reasonable Accommodations
In compliance with the Americans with Disabilities Act, if you are a person with a disability and you need a disability-related modification or accommodation to participate in this meeting, please contact the City Clerk’s Office at (916) 461-6035, (916) 355-7328 (fax) or [email protected]. Requests must be made as early as possible and at least two full business days before the start of the meeting.

How to Watch
The City of Folsom provides three ways to watch a City Council meeting:

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City Council meetings take place at
City Hall, 50 Natoma Street
Watch the livestream and replay past
meetings on the city website,
www.folsom.ca.us
Watch live and replays of meetings on
Sac Metro Cable TV, Channel 14

More information about City Council meetings is available at the end of this agenda

2 City Council Regular Meeting
Folsom City Hall | City Council Chambers, First Floor
50 Natoma Street, Folsom, CA 95630
www.folsom.ca.us
Tuesday, September 23, 2025 6:30 PM

Sarah Aquino, Mayor

Mike Kozlowski, Councilmember Barbara Leary, Councilmember Justin Raithel, Vice Mayor Anna Rohrbough, Councilmember

AGENDA

CALL TO ORDER
ROLL CALL:

Councilmembers: Kozlowski, Leary, Raithel, Rohrbough, Aquino The City Council has adopted a policy that no new item will begin after 10:30 p.m. Therefore, if you are here for an item that has not been heard by 10:30 p.m., you may leave, as the item wi ll be continued to a future Council meeting.

PLEDGE OF ALLEGIANCE

AGENDA UPDATE
BUSINESS FROM THE FLOOR:

Members of the public are entitled to address the City Council concerning any item within the Folsom City Council's subject matter jurisdiction. Public comments are generally limited to no more than three minutes. Except for certain specific exceptions, the City Council is prohibited from discussing or taking action on any item not appearing on the posted agenda.

SCHEDULED PRESENTATIONS:

1. Resolution of Commendation Honoring Fire Chief Ken Cusano for his Outstanding Service to the City of Folsom

2. Proclamation of the Mayor of the City of Folsom Celebrating the 25th Anniversary of the Sister City Relationship with Pieve del Grappa, Italy

3 CONSENT CALENDAR:

Items appearing on the Consent Calendar are considered routine and may be approved by one motion.

Councilmembers may pull an item for discussion.

3. Approval of the September 9, 2025 Special and Regular Meeting Minutes PUBLIC HEARING:

4. Veranda at Folsom Heights Project – East Side of Empire Ranch Road, North and South of Summit Street, in the Folsom Plan Area (MSTR25-00025)

a. Resolution No. 11461 – A Resolution of the City Council Determining that the Veranda at Folsom Heights Project is Exempt from CEQA and Approving a Small-Lot Vesting Tentative Subdivision Map, Planned Development Permit, and Design Review NEW BUSINESS:

5. Resolution No. 11463- A Resolution Approving General Fund Cost Saving Measures for Fiscal Year 2025-26 and Beyond

CITY MANAGER REPORTS

COUNCIL COMMENTS

ADJOURNMENT

NOTICE: Members of the public are entitled to directly address the City Council concerning any item that is described in the notice of this meeting, before or during consideration of that item. If you wish to address Council on an issue, which is on this agenda, please complete a blue speaker request card, and deliver it to a staff member at the table on the left side of the Council Chambers prior to discussion of the item. When your name is called, stand to be recognized by the Mayor and then proceed to the podium. If you wish to address the City Council on any other item of interest to the public, when the Mayor asks if there is any “Business from the Floor,” follow the same procedure described above. Please limit your comments to three minutes or less.

NOTICE REGARDING CHALLENGES TO DECISIONS: Pursuant to all applicable laws and regulations, including without limitation, California Government Code Section 65009 and or California Public Resources Code Section 21177, if you wish to challenge in court any of the abov e decisions (regarding planning, zoning and/or environmental decisions), you may be limited to raising only those issues you or someone else raised at the public hearing(s) described in this notice/agenda, or in written correspondence delivered to the City at, or prior to, the public hearing.

As presiding officer, the Mayor has the authority to preserve order at all City Council meetings, to remove or cause the removal of any person from any such meeting for disorderly conduct, or for making personal, impertinent, or slanderous remarks, using profanity, or becoming boisterous, threatening or personally abusive while addressing said Council, and to enforce the rules of the Council.

PERSONS INTERESTED IN PROPOSING AN ITEM FOR THE CITY COUNCIL AGENDA SHOULD CONTACT A MEMBER OF THE CITY COUNCIL.

This meeting of the City Council is recorded with closed captioning. The recording will be cablecast on Metro Cable Channel 14, the local government affairs channel on the Comcast and DirecTV U -Verse cable system, and will be shown in its entirety on the Friday and Saturday following the meeting, both at

4 9 a.m. The recording will also be video streamed at metro14live.saccounty.gov.The City does not control scheduling of this telecast and persons interested in watching the televised meeting should confirm this schedule with Metro Cable TV, Channel 14. The City of Folsom provides live and archived webcasts of regular City Council meetings. The webcasts can be found on the online services page of the City's website www.folsom.ca.us.

In compliance with the Americans with Disabilities Act, if you are a person with a disability and you need a disability-related modification or accommodation to participate in this meeting, please contact the City Clerk’s Office at (916) 461-6035, (916) 355-7328 (fax) or [email protected]. Requests must be made as early as possible and at least two full business days before the start of the meeting.

Any documents produced by the City and distributed to the City Council regarding any item on this agenda will be made available at the City Clerk’s Counter at City Hall located at 50 Natoma Street, Folsom, California and at the Folsom Public Library located at 411 Stafford Street, Folsom, California during normal business hours.

09/23/2025 Item No.1.

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09/23/2025 Item No.1.

09/23/2025 Item No.2.

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09/23/2025 Item No.2.

File 034-21 25-001
Folsom City Council Minutes
September 9, 2025

Draft- Not Official Until Approved by the City Council Page 1

City Council Special Meeting

MINUTES

Tuesday, September 9, 2025 6:00 PM

CALL TO ORDER

The special City Council meeting was called to order at 6:00 pm with Mayor Aquino presiding.

ROLL CALL:

Councilmembers Present:

Anna Rohrbough, Councilmember
Michael Kozlowski, Councilmember
Barbara Leary, Councilmember
Justin Raithel, Vice Mayor
Sarah Aquino, Mayor
Councilmembers Absent: None

ADJOURNMENT TO CLOSED SESSION FOR THE FOLLOWING PURPOSES:

1. Conference with Legal Counsel - Anticipated Litigation – Significant Exposure to Litigation Pursuant to Government Code section 54956.9(e)(3): Application for Leave to File a Late Claim by James Dorris

Motion by Vice Mayor Raithel, second by Mayor Aquino to adjourn to closed session. Motion passed by the following roll-call vote:

AYES: Rohrbough, Kozlowski, Leary, Raithel, Aquino
NOES: None
ABSENT: None
ABSTAIN: None

RECONVENE
City Attorney Steven Wang announced that the City Council voted unanimously to deny the application for leave to file a late claim by James Dorris.

09/23/2025 Item No.3.

File 034-21 25-001
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September 9, 2025

Draft- Not Official Until Approved by the City Council Page 2

ADJOURNMENT

There being no further business to come before the City Council, the meeting was adjourned at 6:30 pm.

SUBMITTED BY:

_______________________________
Christa Freemantle, City Clerk
ATTEST:

______________________________
Sarah Aquino, Mayor

09/23/2025 Item No.3.

File 034-21 25-001
Folsom City Council Minutes
September 9, 2025

Draft- Not Official Until Approved by the City Council Page 1

City Council Regular Meeting

MINUTES

Tuesday, September 9, 2025 6:30 PM

CALL TO ORDER

The regular City Council meeting was called to order at 6:30 pm with Mayor Aquino presiding.

ROLL CALL:

Councilmembers Present: Anna Rohrbough, Councilmember
Michael Kozlowski, Councilmember
Barbara Leary, Councilmember
Justin Raithel, Vice Mayor
Sarah Aquino, Mayor

Councilmembers Absent: None

PLEDGE OF ALLEGIANCE

The pledge of allegiance was recited.

AGENDA UPDATE
City Attorney Steven Wang advised that an amended staff report was available for item No. 11.

BUSINESS FROM THE FLOOR:

The following speakers spoke under this item:

1. Sarah Perrin

2. Tiara Dominquez

3. Gopinath and Ganesh

4. Richard Helier

SCHEDULED PRESENTATIONS:

1. Presentation of Spirit of Folsom Awards
The 2025 Spirit of Folsom Award Winners were presented as follows:

Beth Graybill, nominated by Mayor Sarah Aquino
Tom Handy, nominated by Vice Mayor Justin Raithel
Kathy Cole, nominated by Councilmember Mike Kozlowski

09/23/2025 Item No.3.

File 034-21 25-001
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September 9, 2025

Draft- Not Official Until Approved by the City Council Page 2

Michael Raffetto, nominated by Councilmember Barbara Leary Joanne Brausch, nominated by Councilmember Anna Rohrbough

2. Presentation of the 12th Annual Folsom Community Service Day Chair of the Folsom Community Service Day Steering Committee Sandy Econome and Recreation & Community Services Manager Tom Hellmann made a presentation.

3. Presentation from Sacramento County Department of Homeless Services and Housing Regarding Proposed Homeless Partnership Model
Sacramento County Department of Homeless Services and Housing representative Emily Halcon made a presentation and responded to questions from the City Council.

Speaker Judi Alexander addressed the City Council.

CONSENT CALENDAR:

Items appearing on the Consent Calendar are considered routine and may be approved by one motion.

Councilmembers may pull an item for discussion.

4. Approval of the August 26, 2025 City Council Regular Meeting Minutes

5. Ordinance No. 1354 - An Uncodified Ordinance of the City of Folsom Approving a Development Agreement by and between the City of Folsom and Broadstone Crossing Phase II, LLC and Elliott Homes, Inc. Relating to the Development known as “Broadstone Crossing Phase II” (Second Reading and Adoption)

6. Ordinance No. 1356 – An Uncodified Ordinance Adopting Prima Facie Speed Limits on East Bidwell Street, Westwood Drive, Alder Creek Parkway, Grand Prairie Road, and Mangini Parkway (Second Reading And Adoption)

7. Resolution No. 11455 – A Resolution Authorizing the City Manager to Execute Amendment No. 1 to the Agreement (Contract No. 173-21 23-049) with Water Systems Consulting, Inc. for $31,464 with $15,732 from the Water Impact Fee Fund (Fund 456) and $15,732 from the Water Operating Fund (Fund 520) for the City of Folsom Water Vision and Appropriation of Funds

8. Resolution No. 11457 – A Resolution Authorizing the City Manager to Execute an Agreement with Western Systems, Inc. for $160,906.25 from the Transportation Improvement Fund (Fund 446) to Purchase Cabinets at Four Locations for the Flashing Yellow Arrow Trial Project

Motion by Councilmember Kozlowski, second by Councilmember Leary to approve the Consent Calendar. Motion passed by the following roll-call vote:

AYES: Rohrbough, Kozlowski, Leary, Raithel, Aquino
NOES: None
ABSENT: None
ABSTAIN: None

09/23/2025 Item No.3.

File 034-21 25-001
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Draft- Not Official Until Approved by the City Council Page 3

NEW BUSINESS:

9. Resolution No. 11454 - A Resolution Authorizing the City Manager to Execute an Agreement with ARB, Inc. for $3,101,298 from the Sewer Operating Fund (Fund 530) for the Construction of the Basin 4 Sewer Phase 1 Project (WW2201) and Appropriation of Funds

10. Resolution No. 11456 - A Resolution Authorizing the City Manager to Execute an Agreement with Dewberry Engineers Inc. for $541,442 from the Sewer Operating Fund (Fund 530) for Construction Management and Inspection Services for the Basin 4 Sewer Phase 1 Project (WW2201) and Appropriation of Funds
Environmental and Water Resources Director Marcus Yasutake made a dual presentation for items 9 and 10 and responded to questions from the City Council.

Motion by Councilmember Kozlowski, second by Councilmember Rohrbough to approve Resolution No. 11454. Motion passed by the following roll-call vote:

AYES: Rohrbough, Kozlowski, Leary, Raithel, Aquino
NOES: None
ABSENT: None
ABSTAIN: None

Motion by Vice Mayor Raithel, second by Councilmember Kozlowski to approve Resolution No. 11456. Motion passed by the following roll-call vote:

AYES: Rohrbough, Kozlowski, Leary, Raithel, Aquino
NOES: None
ABSENT: None
ABSTAIN: None

11. Resolution No. 11458 - A Resolution Authorizing the City Manager to Execute a Memorandum of Understanding Between the City of Folsom and the Sacramento Area Firefighters Local 522, IAFF, Folsom Unit

12. Resolution No. 11459 - A Resolution Authorizing the City Manager to Execute a Memorandum of Understanding Between the City of Folsom and the International Union of Operating Engineers, Local 39
Human Resources Director Allison Garcia made a dual presentation for items 11 and 12 and responded to questions from the City Council.

Motion by Councilmember Leary, second by Vice Mayor Raithel to approve Resolution No. 11458. Motion passed by the following roll-call vote:

AYES: Rohrbough, Kozlowski, Leary, Raithel, Aquino
NOES: None
ABSENT: None
ABSTAIN: None

09/23/2025 Item No.3.

File 034-21 25-001
Folsom City Council Minutes
September 9, 2025

Draft- Not Official Until Approved by the City Council Page 4

Motion by Vice Mayor Raithel, second by Councilmember Leary to approve Resolution No. 11459. Motion passed by the following roll-call vote:

AYES: Rohrbough, Kozlowski, Leary, Raithel, Aquino
NOES: None
ABSENT: None
ABSTAIN: None

13. Resolution No. 11460 - A Resolution Approving the Formation of the Fire Services Exploratory Committee and Appointing Two Members of the City Council to Serve on the Committee City Manager Bryan Whitemyer made a presentation and responded to questions from the City Council.

Motion by Councilmember Rohrbough, second by Councilmember Kozlowski to appoint Mayor Aquino and Councilmember Leary to serve on the Committee. Motion passed by the following roll-call vote:

AYES: Rohrbough, Kozlowski, Leary, Raithel, Aquino
NOES: None
ABSENT: None
ABSTAIN: None

Motion by Vice Mayor Raithel, second by Mayor Aquino to approve Resolution No. 11460.

Motion passed by the following roll-call vote:

AYES: Rohrbough, Kozlowski, Leary, Raithel, Aquino
NOES: None
ABSENT: None
ABSTAIN: None

CITY MANAGER REPORTS
City Manager Bryan Whitemyer announced upcoming events including a September 11 remembrance at Lions Park, the temporary closure and planned rebuild of Castle Park, and the ongoing budget review process with community meetings on September 23 and October 14. The City will also celebrate the 25th anniversary of its Sister City relationship with Pieve del Grappa, Italy, with cultural events this Saturday, and the Friends of the Folsom Library Book Sale will be held September 12–14. He also provided an update on the River Ridge Way incident and thanked all responding agencies.

COUNCIL COMMENTS
Councilmember Kozlowski noted that Friends of Folsom Parkway are leading a major fire safety project to remove lighter fuel in the Creek Nature Preserve. The effort will begin before Community Service Day, continue beyond it, and take place every Thursday for the foreseeable future. Volunteers are encouraged to participate
Vice Mayor Raithel reported on recent discussions regarding e-scooters and e-motorcycles, noting positive collaboration between the City and the School District to strengthen enforcement and address

09/23/2025 Item No.3.

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Draft- Not Official Until Approved by the City Council Page 5

community concerns. Additionally, concerns were raised about the Johnny Cash Art Trail guitar pick installation, with feedback that the design does not match public expectations. Given the mixed reception of the first installation, he suggested reconsidering plans for the second pick and potentially bringing the matter back for further discussion.

Councilmember Leary supported revisiting the Johnny Cash Art Trail guitar pick discussion, suggesting alternative options and potential input from the artist. A request was made for a future council presentation from Library Director Tom Gunnerson to review library operations, funding, and usage, highlighting the library’s high countywide utilization. She also asked about requesting future agenda item requests. Lastly, updates were shared on meetings regarding economic development opportunities, with an emphasis on filling vacant commercial spaces through regional outreach and business recruitment.

Councilmember Rohrbough expressed support for revisiting the Johnny Cash Art Trail guitar pick discussion and for a future presentation from the Library Director highlighting library usage and operations. Additional suggestions included placing e-bike and e-scooter regulations on a future agenda to provide public education, review enforcement efforts, and consider possible ordinance changes.

Mayor Aquino invited everyone to join a video call with the Pieve del Grappa Mayor and other elected leaders during the expanded Farmers Market event this Saturday at 11:00 a.m. at the amphitheater stage.

ADJOURNMENT
There being no further business to come before the City Council, the meeting was adjourned at 8:39 p.m.

SUBMITTED BY:

_______________________________
Christa Freemantle, City Clerk
ATTEST:

______________________________
Sarah Aquino, Mayor

09/23/2025 Item No.3.

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09/23/2025 Item No.3.

Folsom City Council
Staff Report

1 MEETING DATE:

9/23/2025
AGENDA SECTION:

Public Hearing
SUBJECT: Veranda at Folsom Heights Project – East Side of Empire Ranch Road, North and South of Summit Street, in the Folsom Plan Area (MSTR25-00025)
 Resolution No. 11461 – A Resolution of the City Council Determining that the Veranda at Folsom Heights Project is Exempt from CEQA and Approving a Small-Lot Vesting
Tentative Subdivision Map, Planned Development Permit,
and Design Review

FROM: Community Development Department

RECOMMENDATION / CITY COUNCIL ACTION

Staff forwards the Planning Commission’s recommendation that the City Council take the following action:

1. Approve Resolution No 11461 - A Resolution of the City Council Determining that the Veranda at Folsom Heights Project is Exempt from CEQA and Approving a Small -Lot Vesting Tentative Subdivision Map, Planned Development Permit, and Design Review

BACKGROUND / ISSUE

Project Description and Context
The proposed project is a request for approval of a Small-Lot Vesting Tentative Subdivision Map to subdivide an approximately 14.9-acre site located on the east side of Empire Ranch Road, north and south of Summit Street, in the Folsom Plan Ar ea Specific Plan (FPASP) into a 125 -lot residential subdivision. The project site has General Plan and FPASP Land Use Designations of MLD (Multifamily Low-Density) which provide for development at 7.0 to 12.0 units per acre. A Planned Development Permit is also requested to comply with the Planned Development (PD) District overlay and to allow for greater flexibility in site design. Finally, a Design Review is requested to approve architecture and design for 125 proposed single-family residential units.

09/23/2025 Item No.4.
2 The Planning Commission reviewed the proposed project on August 20, 2025, and recommended approval by the City Council.

The project site is surrounded by the Folsom Heights project on the north, east, and south, and Russell Ranch project to the west. The s ubject properties have significant elevation changes and are devoid of vegetation. As of the preparation of this report, the properties are part of the overall mass grading for the Folsom Heights project.

FIGURE 1: PROJECT LOCATION

On July 11, 2017, the City Council approved a Large -Lot Vesting Tentative Subdivision Map, Small-Lot Vesting Tentative Subdivision Map, Project Design Guidelines, and an Inclusionary Housing Plan for the development of a 530-unit residential and commercial development (Folsom Heights) on a 189.7-acre site located in the northeast corner of the Folsom Plan Area. The Tentative Subdivision Maps received two extension approvals, with the Large -Lot Vesting Map being recorded in 2021 and the Small -Lot Final Map in the process of being finalized as of the time of this report. The Folsom Heights project includ ed an allocation of 123 multifamily residential units to two of the Large Lots. However, these lots were not included in the Small-Lot Map. Thus, they are the subject of this subsequent entitlement request.

Overall Project Concept
The Veranda at Folsom Heights project seeks to create a development plan consistent with the overall Folsom Heights project and FPASP policies. Specifically, the project proposes a for sale “detached townhome” project of 125 small lots with detached single -family residential units,

09/23/2025 Item No.4.
3 common private drives, open spaces, and guest parking areas. The residential units will be clustered around pedestrian paseos with alley loaded garages.

The site design also includes a central promenade street lined with additional parking spaces, trees, and landscaping. The main project access to both the northern and southern halves of the site is from a traffic circle on Summit Street, with secondary access for both areas from Iron Horse Drive, which curves around the site’s southern and eastern boundaries. The plan includes gated entry, two private pocket parks, and 20 landscape lots that provide frontage landscaping along public and private roadways. The following Figures provide images of the proposed site design and architecture.

FIGURE 2: PROPOSED LANDSCAPE PLAN

FIGURE 3: CLUSTER DEVELOPMENT LANDSCAPE PROPOSAL

09/23/2025 Item No.4.
4 FIGURE 4: PLAN ELEVATION PROPOSALS

POLICY / RULE

The Folsom Municipal Code (FMC) requires that applications for Tentative Subdivision Maps be forwarded to the City Council for final action. City Council actions regarding Tentative Subdivision Maps are covered under Section 16.16.080 of the FMC.

The project site is in a Planned Development (PD) Overlay District. Pursuant to FMC Chapter

17.38, the PD Overlay District requires development to request a PD Permit. The PD Overlay District allows greater flexibility in the design of integrated developme nts than possible through strict application of land use regulations and encourages the creative and efficient use of land.

FPASP Chapter 13 – Implementation requires that all projects include project-level design review as outlined in FMC Chapter 17.06. The purpose of the Design Review process is to review the project site design and evaluate the architectural design of the residential buildings.

ANALYSIS

General Plan and Specific Plan Consistency
The 14.9-acre project site has a General Plan land use designation of MLD (Multifamily Low Density, 7-12 du/acre). In addition, the project site has a Specific Plan designation of MLD -PD (Multifamily Low Density - Planned Development). The General Plan and Specific Plan land use designations are consistent with each other and are not proposed to change as part of this project .

The Specific Plan MLD land use designation is intended to promote a variety of housing types that

09/23/2025 Item No.4.
5 will result in diverse residential neighborhoods. Residential uses allowed in the SP-MLD land use designation include, but are not limited to, single -family dwellings (small-lot detached, zero-lot- line and patio homes), two -family dwellings and multi-family dwellings. The applicant proposes a small-lot detached product, which is consisten t with the site’s land use designation. City staff also reviewed relevant General Plan and Specific Plan policies and found the project consistent in all cases. More analysis can be found in the Planning Commission Staff Report (Attachment 2).

Small-Lot Tentative Subdivision Map
The proposed subdivision features interior lots with minimum lot sizes of 2,700 square feet. Corner lots are proposed with a minimum size of 2,900 square feet, which deviates from the MLD Development Standards (see discussion below regarding the Planned Development Permit). The proposed Small-Lot Tentative Subdivision Map creates the necessary easements to allow for roads and utilities to facilitate development of the small-lot parcels, as well as parcels providing shared parking, access, and open space that will be owned and maintained by a Homeowners Association (HOA). It is important to note that the proposed subdivision will be a private gated community; as a result, all drives (delineated as Ways and Places) within the subdivisi on are proposed to be private. Staff included a condition (Condition No. 22) that requires the applicant to dedicate easements for stormwater drainage, water, and sewer within the private streets, as well as public utility easements for underground facilities on properties adjacent to the streets.

The applicant requests that the map be vesting, and has provided preliminary grading, drainage, and utility plans to support that request. Utilities to the site are provided by both the City of Folsom and the El Dorado Irrigation District (EID). Water service is provided by EID, but sewer services are split between the City of Folsom and EID, via a Memorandum of Understanding (MOU) between the two parties. On June 11, 2025, the City and EID entered into an amen ded MOU to specify that certain lots within the Veranda at Folsom Heights project would receive sewer service from the City, rather than EID, as originally proposed. The Preliminary Small -Lot Vesting Tentative Subdivision Map includes notes indicating service providers for the proposed lots.

The Folsom Heights project allocated 123 units to the Veranda site. However, the applicant is requesting a 125 -unit map as they lost two units elsewhere in the larger development. This maintains the overall unit count of the Folsom Heights project at 530, which is consistent with and does not substantially change the overall intent of the Folsom Plan Area Specific Plan (FPASP).

The shift in units will be memorialized through an administrative Minor Administrative Modification approval.

Staff has determined that the proposed Small-Lot Vesting Tentative Subdivision Map, if approved concurrently with the PD Permit request and as conditioned, complies with all City requirements (FMC Chapter 16.16), as well as with the req uirements of the State Subdivision Map Act (Government Code Sections 66410 et seq.).

09/23/2025 Item No.4.
6 Planned Development Permit
The applicant is proposing deviations from development standards as part of the requested Planned Development (PD) Permit. They state that the project’s innovative housing typology drives the request for modified development standards. Specifically, the pr oject is designed to provide housing choice in the Folsom Plan Area by reducing private open space (such as front and back yards) to allow higher density for sale single-family product, which is in demand. The project will include shared outdoor spaces in the form of paseos and pocket parks. The applicant states that these spaces will incorporate abundant landscaping and trees and provide significant shade coverage. Finally, the project is located within walking distance of future mixed -use to the north, and future park and school sites to the south, providing further recreation and services to residents.

In reviewing the applicant’s request for approval of a PD Permit, staff considered a variety of factors including existing and proposed development standards, traffic/access/circulation, parking requirements, noise impacts, walls/fencing, site lighting, site landscaping, trash/recycling, grading/drainage, and architecture/design. Details of this review are included in the Planning Commission staff report (Attachment 2).

Staff believe that the PD Permit review criteria of FMC Section 17.38.100 are met by the proposed project. The project is consistent with the purpose of the SP -MLD land use designation in that it proposes residential “townhome” ownership units with a highe r density than that of more traditional single-family homes. The site design provides a well -designed community within its own boundaries, with adequate access, services, and open space to serve residents and provide emergency public safety services. Finally, staff have not identified any deviations requested under the PD Permit that would be detrimental to health, safety, or the general welfare of persons or property within the vicinity of the project. Therefore, staff is supportive of the PD Permit request.

Design Review
The Veranda at Folsom Heights project is subject to the Folsom Heights Design Guidelines, dated June 2017 and adopted by the City Council on July 11, 2017. Relevant to the Veranda at Folsom Heights project are the architectural design req uirements, and particularly the Architectural Collections.

The applicable Design Guidelines requirements and the project’s compliance are outlined below.

TABLE 1: DESIGN GUIDELINES COMPLIANCE
Design Guidelines Requirement Proposed Project
Master Home Plan
Requirements
Four or more Floor Plans
Three or more Elevations
Four Floor Plans
Three Elevations
Visually Distinct Roof
Form
One out of Every Three
Homes
Site Development Plan and
Condition No. 46 will ensure
compliance with this requirement
Porch Depth Minimum Six Feet Minimum Six Feet

09/23/2025 Item No.4.
7 Floor Plan/Elevation
Repetition
Same floor plans with same
elevations shall be no less than
three lots away
Site Development Plan and
Condition No. 46 will ensure
compliance with this requirement

The applicant also provided an architectural narrative that details how the proposed elevations (Early California, Spanish, and California Cottage) are consistent with two of the Architectural Collections: The California Collection and The Picturesque Collection:

 The Early California and Spanish styles are consistent with the intent of The California Collection, which features two-story rectangular forms, varied roof forms featuring gables, gables enhanced with a tile vent element or another type of embellishment, “s” or flat tile roofing, stucco as the dominant exterior finish, a variety of shutter styles, decorative wood elements (corbels), and brick or masonry at the first floor, all consistent with the California Collection architectural style.
 The California Co ttage style is designed to reflect The Picturesque Collection, with full two-story massing, asymmetrical massing and proportions, and a gable roof form with concrete tile roof. The body is a combination of stucco and stone with siding in the gable ends. Vertically proportioned windows with full window surrounds or head and sill trim with shutters complete the picturesque expression.

Staff reviewed the materials provided and can confirm that the proposed site and architectural designs comply with applicable Design Guidelines and therefore recommend approval of the requested Design Review.

Inclusionary Housing Plan
As permitted by the City’s Inclusionary Housing Ordinance, the Folsom Heights project received approval to meet their inclusionary housing requirement by providing an in-lieu fee payment. The Veranda at Folsom Heights project is included in this approval and so is subject to the requirement that the related Inclusionary Housing Agreement be approved by the City Council in a form acceptable to the City Attorney and executed prior to final map recordation for either this map or another map under the Folsom He ights project. Condition No. 27 is included to reflect these requirements.

FINANCIAL IMPACT

No financial impact is anticipated with the approval of the Small-Lot Vesting Tentative Subdivision Map, Planned Development Permit, or Design Review as the project will not result in any changes to the total number of residential units within the FPASP.

ENVIRONMENTAL REVIEW

Certain residential, commercial and mixed -use projects that are consistent with a specific plan adopted pursuant to Title 7, Division 1, Cha pter 3, Article 8 of the California Government Code are exempt from review under the California Environmental Quality Act (CEQA) provided they qualify under CEQA Guidelines §15182. One of the project types described in that Section is a residential project undertaken pursuant to and in conformity with a specific plan for which a public

09/23/2025 Item No.4.
8 agency has prepared an Environmental Impact Report (EIR) after January 1, 1980. This exemption is limited to situations where after the adoption of the specific plan, no circumstances described in CEQA Guidelines § 15162(a) have occurred.

§15162. Subsequent EIRs and Negative Declarations
(a) When an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effect s or a substantial increase in the severity of previously identified significant effects; or (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
(B) Significant effects previously examined will be substantially more severe than shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or
(D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.

On June 28, 2011, the Folsom City Council approved the Folsom Plan Area Specific Plan (FPASP) for development of up to 10,210 residential dwelling un its with a range of housing types and densities, along with commercial, industrial/office park, and mixed -use land uses, open space, public schools, parks, and supporting infrastructure. The development would be located on approximately 3,514 acres. The Ci ty and the U.S. Army Corps of Engineers prepared a joint Environmental Impact Report/Environmental Impact Statement (EIR/EIS) for the FPASP that evaluated the environmental impacts associated with development of the entire plan area based on the land use d esignations identified in the specific plan. The Folsom City Council has approved several amendments to the FPASP since 2011, the most recent as part of the City of Folsom General Plan Amendments for Increased Residential Capacity project, which was approv ed on

09/23/2025 Item No.4.
9 August 27, 2024, with a Subsequent EIR that considered development of up to 13,343 residential dwelling units.

Environmental Checklists and Addendums to the 2011 FPASP EIR/EIS were prepared for both phases of the Folsom Heights project (General Plan Amendment, Specific Plan Amendment, and Development Agreement Amendment request approved in 2016 and Large Lot Vesting Tentative Subdivision Map, Small -Lot Vesting Tentative Subdivision Map, Development Agreement Amendment, Inclusionary Housing Plan, and Minor Administrative Modification request approved in 2017). The subject property was included in the analyses for both phases. The Addendums concluded that the project would not result in new or substantially more significant environmental impacts compar ed to the analysis presented in the FPASP EIR/EIS and that no changes in circumstances were present that necessitated further environmental review.

The City, as lead agency, has reviewed the Veranda at Folsom Heights project against the FPASP and has determined that the proposed project as conditioned is entirely consistent with the FPASP.  The project does not propose changes to land use designations, permitted density, infrastructure, or any other component of the specific plan that were evaluated through the FPASP EIR/EIS and subsequent environmental documents.
 The Planned Development Permit and Minor Administrative Modification requests would result in minor modifications to the allocation of residential units in the FPASP and development standards permitted in the project area. However, neither results in increased densities, impacts to infrastructure, or impacts to any other component of the FPASP beyond those evaluated in the FPASP EIR/EIS. Further, the City has not identified any substantial changes that have occurred with respect to the project’s circumstances which would require major revisions of the FPASP EIR/EIS or subsequent environmental documents due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.  The FPASP, and specifically the Folsom Heights project area, is being developed out as planned for in the FPASP, with all significant environmental effects being addressed through existing Mitigatio n Monitoring and Reporting programs already in place (Condition of Approval No 11).
 No new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, shows that the project will have significant effects not discussed in the previous EIR, significant effects previously examined will be more severe than shown in the previous EIR, or that mitigation measures considered infeasible are now feasible or alternative mitigation measures have been identified to reduce significant effects shown in the previous EIR. As stated above, the most recent environmental document prepared for amendments to the FPASP was approved in 2024, which would ha ve identified such new information as would be critical to ensure appropriate CEQA review of the project.

The City has determined that the proposed project is consistent with the Folsom Plan Area Specific Plan and that it would not result in any of the circumstances listed in CEQA Guidelines §15162.

09/23/2025 Item No.4.
10 Because the proposed project is subject to a statutory exemption, rather than a categorical exemption, the typical exceptions to CEQA e xemptions do not apply. Therefore , the Veranda at Folsom Heights project qualifies for the special situation exemption of CEQA Guidelines § 15182 – Projects Pursuant to a Specific Plan.

ATTACHMENTS

1. Resolution No. 11461 – A Resolution of the City Council Determining that the Veranda at Folsom Heights Project is Exempt from CEQA and Approving a Small -Lot Vesting Tentative Subdivision Map, Planned Development Permit, and Design Review

2. Planning Commission Staff Report, dated August 20, 2025

3. Vicinity Map

4. Project Narrative

5. Project Exhibits - Preliminary Small-Lot Vesting Tentative Subdivision Map, dated July 9, 2025, Preliminary Grading Plan, dated January 2025, Preliminary Utility Plan, dated January 2025, Preliminary Landscaping Plan, Parklet Concept, Walls and Fences, dated July 22, 2025, Veranda at Folsom Heights Site Development Plan, dated July 23, 2025, Circulation Plan, dated July 9, 2025, Refuse Cart Plan, dated July 9, 2025, Veranda at Folsom Heights Elevations, Floor Plans, and Materials, dated July 10, 2025, Veranda at Folsom Heights Development Standards Table, Example Elevation Imagery, dated April 4, 2025

6. Folsom Heights Inclusionary Housing Compliance Letter, dated September 18, 2015

Submitted,

PAM JOHNS
Community Development Director

09/23/2025 Item No.4.

Attachment 1

09/23/2025 Item No.4.

Resolution No. 11461

RESOLUTION NO. 11461

A RESOLUTION OF THE CITY COUNCIL DETERMINING THAT THE VERANDA

AT FOLSOM HEIGHTS PROJECT IS EXEMPT FROM CEQA AND APPROVING A

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED

DEVELOPMENT PERMIT, AND DESIGN REVIEW

WHEREAS, the Planning Commission on August 20, 2025, held a public hearing on the proposed Small-Lot Vesting Tentative Subdivision Map, Planned Development Permit, and Design Review, considered public comment and, based on the proposed configuration of the 125 single-family lots, determined the proposed subdivision complies with all City requirements, as well as with the requirements of the State Subdivision Map Act; and

WHEREAS, the Planning Commission recommends that the City Council approve the proposed small lot vesting tentative subdivision map, planning development permit, and design review for the Veranda at Folsom Heights Project; and

WHEREAS, notice has been given at the time and in the manner required by State Law and City Code; and

WHEREAS, the proposed Veranda at Folsom Heights Project is exempt from further environmental review under Section 15182 (Projects Implementing Specific Plans) of the CEQA Guidelines.

NOW, THEREFORE, BE IT RESOLVED by the Folsom City Council that the Small- Lot Vesting Tentative Subdivision Map, Planned Development Permit, and Design Review for the Veranda at Folsom Heights Project creating 125 single-family residential parcels, as shown in Exhibit “A”, are hereby approved.

BE IT FURTHER RESOLVED that t hese approvals are subject to the conditions of approval attached as Exhibit “B” based on the following findings:

GENERAL FINDINGS

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

B. THE PROJECT IS CONSISTENT WITH THE GENERAL PLAN AND THE FOLSOM PLAN AREA SPECIFIC PLAN.

CEQA FINDINGS

C. THE CITY, AS LEAD AGENCY, PREVIOUSLY CERTIFIED AN

ENVIRONMENTAL IMPACT REPORT/ENVIRONMENTAL IMPACT STATEMENT FOR THE FOLSOM PLAN AREA SPECIFIC PLAN.

09/23/2025 Item No.4.

Resolution No. 11461

D. THE CITY, AS LEAD AGENCY, PREVIOUSLY CERTIFIED ADDENDUMS TO

THE FOLSOM PLAN AREA SPECIFIC PLAN EIR/EIS FOR THE FOLSOM HEIGHTS PROJECT.

E. THE CITY HAS DETERMINED THAT THE VERANDA AT FOLSOM HEIGHTS

RESIDENTIAL PROJECT IS UNDERTAKEN PURSUANT TO AND IN

CONFORMITY TO THE FOLSOM PLAN AREA SPECIFIC PLAN AND THE FOLSOM HEIGHTS PROJECT.

F. THE CITY HAS DETERMINED THAT NONE OF THE CIRCUMSTANCES DESCRIBED IN CEQA GUIDELINES SECTION 15162 GENERALLY REQUIRING THE PREPARATION OF A SUBSEQUENT EIR EXIST IN THIS CASE.

G. APPLICABLE MITIGATION MEASURES FROM THE FPASP FEIR ARE APPLIED TO THIS PROPOSED PROJECT.

H. THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW UNDER SECTION 15182 (PROJECTS IMPLEMENTING SPECIFIC PLANS) OF THE CEQA GUIDELINES.

TENTATIVE SUBDIVISION MAP FINDINGS

I. THE PROPOSED SMALL -LOT VESTING TENTATIVE SUBDIVISION MAP IS CONSISTENT WITH THE CITY’S SUBDIVISION ORDINANCE AND THE

SUBDIVISION MAP ACT IN THAT THE PROJECT IS SUBJECT TO CONDITIONS

OF APPROVAL THAT WILL ENSURE THAT THE PROJECT IS DEVELOPED IN COMPLIANCE WITH CITY STANDARDS.

J. THE SITE IS PHYSICALLY SUITABLE FOR THE TYPE OF DEVELOPMENT PROPOSED.

K. THE SITE IS PHYSICAL LY SUITABLE FOR THE PROPOSED DENSITY OF DEVELOPMENT.

L. THE PROPOSED SUBDIVISION, TOGETHER WITH THE PROVISIONS FOR ITS

DESIGN AND IMPROVEMENT, IS CONSISTENT WITH THE GENERAL PLAN,

THE FOLSOM PLAN AREA SPECIFIC PLAN, AND ALL APPLICABLE
PROVISIONS OF THE FOLSOM MUNICIPAL CODE.

M. AS CONDITIONED, THE DESIGN OF THE SMALL -LOT TENTATIVE

SUBDIVISION MAP AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY

TO CAUSE SUBSTANTIAL ENVIRONMENTAL DAMAGE OR SUBSTANTIALLY AND AVOIDABLY INJURE FISH OR WILDLIFE OR THEIR HABITAT.

09/23/2025 Item No.4.

Resolution No. 11461

N. AS CO NDITIONED, THE DESIGN OF THE SMALL -LOT VESTING TENTATIVE

SUBDIVISION MAP AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH OR SAFETY PROBLEMS.

O. THE DESIGN OF THE SMALL -LOT TENTATIVE SUBDIVISION MAP AND THE

TYPE OF IMPROVEMENTS WILL NOT CONFLICT WITH EASEMENTS FOR

ACCESS THROUGH OR USE OF PROPERTY WITHIN THE PROPOSED
SUBDIVISION.

P. SUBJECT TO SECTION 66474.4 OF THE SUBDIVISION MAP ACT, THE LAND IS

NOT SUBJECT TO A CONTRACT ENTERED INTO PURSUANT TO THE
CALIFORNIA LAND CONSERVATION ACT OF 1965 (COMMENCING WITH SECTION 51200 OF THE GOVERNMENT CODE).

PLANNED DEVELOPMENT PERMIT FINDINGS

Q. 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.

R. THE PROPOSED PROJECT IS CONSISTENT WITH THE OBJECTIVES, POLICIES AND REQUIREMENTS OF THE DEVELOPMENT STANDARDS OF THE CITY.

THE MODIFICATIONS TO THOSE STANDARDS PROPOSED AS A PART OF

THIS PROJECT WILL RESULT IN A DEVELOPMENT THAT IS SUPERIOR TO

THAT OBTAINED BY RIGID APPLICATION OF THE STANDARDS,

CONSIDERING THE ADDITIONAL AMENITIES TO BE PROVIDED BY THE PROPOSED PROJECT.

S. THE PHYSICAL, FUNCTIONAL AND VISUAL COMPATIBILITY BETWEEN THE

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

T. THERE ARE AVAILABLE NECESSARY PUBLIC FACILITIES, INCLUDING BUT

NOT LIMITED TO WATER, SEWER AND DRAINAGE TO ALLOW FOR THE

DEVELOPMENT OF THE PROJECT SITE IN A MANNER CONSISTENT WITH

THE PROPOSAL AND THE ADEQUACY OF THE PROVISION WHICH THE

PROPOSED DEVELOPMENT MAKES FOR THE FURNISHING OF SUCH
FACILITIES IS ACCEPTABLE.

U. AS CONDITIONED, THE PROPOSED PROJECT WILL NOT CAUSE ADVERSE

ENVIRONMENTAL IMPACTS WHICH HAVE NOT BEEN MITIGATED TO AN ACCEPTABLE LEVEL.

V. THE PROPOSED PROJECT WILL NOT CAUSE UNACCEPTABLE VEHICULAR

TRAFFIC LEVELS ON SURROUNDING ROADWAYS AND THE PROPOSED

PROJECT WILL PROVIDE ADEQUATE INTERNAL TRAFFIC CIRCULATION,

09/23/2025 Item No.4.

Resolution No. 11461

INCLUDING INGRESS AND EGRESS.

W. 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 CITY AS A WHOLE.

X. ADEQUATE PROVISION IS MADE FOR THE FURNISHING OF SANITATION SERVICE AND EMERGENCY PUBLIC SAFETY SERVICES TO THE PROJECT.

DESIGN REVIEW FINDINGS

Y. THE PROJECT IS IN COMPLIANCE WITH THE GENERAL PLAN, THE FOLSOM PLAN AREA SPECIFIC PLAN, AND APPLICABLE ZONING ORDINANCES.

Z. THE PROJECT IS IN CONFORMANCE WITH THE FOLSOM HEIGHTS DESIGN GUIDELINES, ADOPTED JULY 2017.

AA. THE BUILDING MATERIALS, TEXTURES, AND COLORS OF THE PROJECT

WILL BE COMPATIBLE WITH SURROUNDING DEVELOPMENT AND
CONSISTENT WITH THE GENERAL DESIGN THEME OF THE NEIGHBORHOOD.

PASSED AND ADOPTED this 23rd day of September, 2025, by the following roll -call vote:

AYES: Councilmember(s):

NOES: Councilmember(s):

ABSENT: Councilmember(s):

ABSTAIN: Councilmember(s):

___________________________________
Sarah Aquino, MAYOR

ATTEST:

____________________________________
Christa Freemantle, CITY CLERK

09/23/2025 Item No.4.

Resolution No. 11461

Exhibit A

Small-Lot Tentative Subdivision Map

09/23/2025 Item No.4.

Resolution No. 11461

09/23/2025 Item No.4.

Resolution No. 11461

Exhibit B

Conditions of Approval

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

GENERAL REQUIREMENTS

1. Final Development Plans and Recorded Map
The owner/applicant shall submit final site development plans to the Community Development Department that shall substantially conform to the exhibits referenced below:

1. Project Narrative

2. Preliminary Small-Lot Vesting Tentative Subdivision Map, dated July 9, 2025

3. Preliminary Grading Plan, dated January 2025

4. Preliminary Utility Plan, dated January 2025

5. Preliminary Landscaping Plan, Parklet Concept, Walls and Fences, dated July 10, 2025

6. Veranda at Folsom Heights Elevations, Floor Plans, and Materials, dated July 10, 2025

7. Veranda at Folsom Heights Site Development Plan, dated July 23, 2025

8. Veranda at Folsom Heights Development Standards Table

9. Circulation Plan, dated July 9, 2025

10. Refuse Cart Plan, dated July 9, 2025

11. Example Elevation Imagery, dated April 4, 2025

12. Folsom Heights Inclusionary Housing Compliance Letter, dated September 18, 2015

The Small-Lot Vesting Tentative Subdivision Map, Planned Development Permit, and Design Review are approved for the development of a 125-unit single-family residential project (Veranda at Folsom Heights). Implementation of the project shall be consistent with the above-mentioned items, the Folsom Plan Area Specific Plan (FPASP) as Amended, the Folsom Heights Specific Plan Amendment Per Resolution No. 9785, the Folsom Heights Subdivision Project Per Resolution 9965 and Ordinance 1276, and these conditions of approval.

G, I, M, B

CD (P)(E)

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

2. Community Development Department Subsequent Review All civil engineering, improvement, landscape, and irrigation plans shall be submitted to the Community Development Department for review and approval to ensure conformance with this approval and with relevant codes, policies, standards and other requirements of the City of Folsom.

G, I, M

CD (P)(E)(B)

3. 90-Day Protest Period
The conditions of project approval set forth herein include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d), these conditions constitute written notice of the amount of such fees, and a description of the dedications, reservations and other exactions.

The applicant is hereby notified that the 90-day protest period, commencing from the date of approval of the project, has begun. If the applicant fails to file a protest regarding any of the fees, dedication requirements, reservation requirements or other exaction contained in this notice, complying with all the requirements of Government Code Section 66020, the applicant will be legally barred from later challenging such exactions.

OG

CD (E)(P)

4. Validity
This approval of the Small-Lot Vesting Tentative Subdivision Map shall be valid for a period of three years or thirty-six months (September 23, 2028). The term of the Planned Development Permit shall track the term of the map. An extension to the identified time frame may be granted by the Planning Commission. If after approval of this project, a lawsuit is filed which seeks to invalidate any approval, building permit, or other construction permit or entitlement required in connection with any of the activities or construction authorized by the project approvals, or to enjoin the development contemplated herein, or to challenge the issuance by any governmental agency of any environmental document or exemption determination, the project approvals shall be tolled during the time that any litigation is pending, including any appeals.

OG

CD (P)(E)

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

5. Indemnity for City
The owner/applicant shall defend, indemnify, and hold harmless the City and its agents, officers and employees from any claim, action or proceeding against the City or its agents, officers or employees to attack, set aside, void, or annul any approval by the City or any of its agencies, departments, commissions, agents, officers, employees, or legislative body concerning the project which claim, action or proceeding is brought within the time period provided therefore in Government Code Section 66499.37 or other applicable statutes of limitation. The City will promptly notify the owner/applicant of any such claim, action or proceeding, and will cooperate fully in the defense. The City may, within its unlimited discretion, participate in the defense of any such claim, action or proceeding if both of the following occur:

 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 of such claim, action or proceeding unless the settlement is approved by the owner/applicant.

The owner/applicant’s obligations under this condition shall apply regardless of whether a Final Map is ultimately recorded with respect to this project.

OG

CD (P)(E)(B)

PW, PR, FD,
PD

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

6. Backbone Infrastructure Plan
The owner/applicant and all subsequent applicants, heirs, and successors with intention of developing the property are required to provide to the Community Development Department for review and approval by the City Engineer a Backbone Infrastructure Plan. Additional studies and supporting documentation may also be required as part of this condition.

As provided for in the ARDA, Amendment No. 1, and the FPASP, the owner/applicant shall provide fully executed grant deeds, legal descriptions, and plats for all necessary rights of way, public utility easements, public water main easements, public sewer easements, irrevocable offers of dedication and temporary construction easement. All required easements as listed necessary for the Backbone Infrastructure shall be reviewed and approved by the City Engineer and recorded with the Sacramento County Recorder pursuant to the timing requirements set for in Section 3.8 of the ARDA and any amendments thereto.

M CD (E), PW

7. Compliance with Development Agreement
The owner/applicant shall comply with all provisions of the Folsom Heights First Amended and Restated Tier 1 Development Agreement and Amendment No. 1 thereto (collectively “Development Agreement”) and any approved amendments thereafter by and between the City and the owner/applicant of the project.

M

CD (E)

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

8. Homeowners Association
The owner/applicant shall form a Homeowners Association which shall be responsible for maintenance of all private streets, maintenance of all common areas, maintenance of all on-site landscaping, maintenance of storm drainage facilities, maintenance of sanitary sewer improvements, maintenance of private water improvements, and maintenance of any other on-site facilities throughout the life of the project to the satisfaction of the Community Development Department. Vegetation or plantings shall not be less than that depicted on the final landscape plan, unless tree removal is approved by the Community Development Department because the spacing between trees will be too close on center as they mature. In addition, Covenants, Conditions, and Restrictions (CC&R’s) shall be prepared by the owner/applicant and shall be subject to review and approval by the Community Development Department for compliance with this approval and with the Folsom Municipal Code and adopted policies, prior to the recordation of the Final Map.

M

CD (P)(E)

09/23/2025 Item No.4.

Resolution No. 11461

9. Disclosures
The owner/applicant shall disclose to the homeowners in the Community CC&Rs the following items:

o Future public parks and public schools are in relatively close proximity to the proposed project site, and that the public parks may include facilities (basketball courts, a baseball field, softball fields, soccer fields, and playground equipment) that may generate noise impacts during various times, including but not limited to evening and nighttime hours. The owner/applicant shall also disclose that the existing public parks include nighttime sports lighting that may generate lighting impacts during evening and nighttime hours.

o The soil at the project site may contain naturally occurring asbestos and naturally occurring arsenic.

o The collecting, digging, or removal of any stone, artifact, or other prehistoric or historic object located in public or open space areas, and the disturbance of any archaeological site or historic property, is prohibited.

o The project site is located close to the Mather Airport flight path and overflight noise may be present at various times.

o The location of the fencing shall remain in perpetuity as shown and installed originally by the Applicant.

o Parking may be prohibited by the Association on refuse pickup days in stalls adjacent to refuse carts.

o Waste bins shall be collected and returned to the garage or other designated area (as determined by the Association) not later than twenty-four (24) hours after the collection day.

o That all properties located within one mile of an on- or off-site area zoned or used for agricultural use (including livestock grazing) shall be accompanied by written disclosure from the transferor, in a form approved by the City of Folsom, advising the owner/applicant and renters of the potential adverse odor impacts from

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department
surrounding agricultural operations, which disclosure shall direct the transferee to contact the County of Sacramento concerning any such property within the County zoned for agricultural uses within one mile of the subject property being transferred.

10. Subsequent Minor Administrative Modification
The applicant shall submit a Minor Administrative Modification (MAM) request to transfer two (2) dwelling units from FPASP Parcel No. 236 and one (1) dwelling unit from FPASP Parcel No. 235 to FPASP Parcel No. 234. The MAM shall demonstrate that required densities for sending and receiving properties meet FPASP density standards and shall be approved prior to recordation of the Final Map.

M CD(P)(E)

11. 
Mitigation Monitoring and Reporting Program
The owner/applicant shall participate in a mitigation monitoring and reporting program pursuant to City Council Resolution No. 2634 and Public Resources Code 21081.6.

The Folsom Heights Project is expressly conditioned upon compliance with all mitigation monitoring and reporting measures identified in the Folsom Plan Area Specific Plan FEIR/EIS, the South of 50 Backbone Infrastructure Project MND, the Folsom Heights Specific Plan Amendment to the FPASP and Addendum to the FPASP EIR/EIS, the Folsom Heights Tentative Map Addendum to the FPASP EIR/EIS, and the Folsom South of U.S. Highway 50 Specific Plan Project Revised Proposed Off-Site Water Facility Alternative Amendment to the FPASP and Addendum to the FPASP EIR/EIS. Applicant shall fund on a Time and Materials basis all mitigation monitoring (e.g., staff and consultant time).

OG

CD (P)(E)

DEVELOPMENT COSTS AND FEE REQUIREMENTS

12. Applicable Taxes, Fees, and Charges
The owner/applicant shall pay all applicable taxes, fees and charges for the project at the rate and amount required by the FPASP Public Facilities Financing Plan and the Amended and Restated Development Agreement.

M

CD (P)(E)

13. Existing Assessments
If applicable, the owner/applicant shall pay off any existing assessments against the property, or file necessary segregation request and pay applicable fees.

M CD (E)

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

14. Use of Outside Legal Counsel and Consultants
The City, at its sole discretion, may utilize the services of outside legal counsel and consultants to assist in the implementation of this project, including, but not limited to, drafting, reviewing and/or revising agreements and/or other documentation for the project. If the City utilizes the services of such outside legal counsel or consultants, the applicant shall reimburse the City for all outside legal fees and costs incurred by the City for such services. The applicant may be required, at the sole discretion of the City Attorney, to submit a deposit to the City for these services prior to initiation of the services. The applicant shall be responsible for reimbursement to the City for the services regardless of whether a deposit is required.

M

CD (P)(E)

15. Special Study Reimbursement
If the City utilizes the services of consultants to prepare special studies or provide specialized design review or inspection services for the project, the applicant shall reimburse the City for actual costs it incurs in utilizing these services, including administrative costs for City personnel. A deposit for these services shall be provided prior to initiating review of mapping documents, building plans, improvement plans, or beginning inspection, whichever is applicable.

M

CD (P)(E)

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

16. Development Impact Fees
The owner/applicant shall be subject to all Folsom Plan Area Specific Plan Area development impact fees in place at the time of approval or subsequently adopted consistent with the Public Facilities Financing Plan (PFFP), Development Agreement and amendments thereto, unless exempt by previous agreement. The owner/applicant shall be subject to all applicable Folsom Plan Area plan-wide development impact fees in effect at such time that a building permit is issued. These fees may include, but are not limited to, the Folsom Plan Area Specific Plan Fee, Specific Plan Infrastructure Fee (SPIF), Solid Waste Fee, Corporation Yard Fee, Transportation Management Fee, Transit Fee, Highway 50 Interchange Fee, General Park Equipment Fee, Housing Trust Fee, etc.

Any protest to such for all fees, dedications, reservations or other exactions imposed on this project will begin on the date of final approval (September 23, 2025) or otherwise shall be governed by the terms of Amendment No. 1 to the ARDA. The fees shall be calculated at the fee rate set forth in the PFFP, SPIF, and the ARDA.

M

CD (P) PW, PK

17. School District Fees
The owner/applicant agrees to pay to the Folsom-Cordova Unified School District the maximum fee authorized by law for the construction and/or reconstruction of school facilities. The applicable fee shall be the fee established by the School District that is in effect at the time of the issuance of a building permit. Specifically, the owner/applicant agrees to pay any and all fees and charges and comply with any and all dedications or other requirements authorized under Section 17620 of the Education Code; Chapter 4.7 (commencing with Section 65970) of the Government Code; and Sections 65995, 65995.5 and 65995.7 of the Government Code.

M

CD (P)

MAP REQUIREMENTS

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

18. Street Names
The street names identified below shall be used for the Final Small-Lot Map: Veranda View Street South, Veranda View Street North, Highland Street, Valley Crest Way, Suncrest Way, Clearbend Way, and Ridgeview Way. The following alternative street names may be used if found to be acceptable by City of Folsom Police and Fire Departments: Golden Rise, Canyonlight, Hightrail Bend, Golden Ridge.

M

CD (P)(E)

19. FMC Compliance
The Final Small-Lot Map shall comply with the Folsom Municipal Code and the Subdivision Map Act.

M

CD (E)

20. FPASP Compliance
A note shall be added to the final map that states:

This map is subject to requirements outlined in the Folsom Plan Area Specific Plan as amended August 27, 2024, and the Folsom Heights Specific Plan Amendment per Resolution 9785.

M

CD (E)

21. Reciprocal Easements
The owner/applicant shall dedicate a reciprocal access easement for common use of Veranda View Street South, Veranda View Street North, Highland Street, Valley Crest Way, Suncrest Way, Clearbend Way, and Ridgeview Way and internal drive aisles.

M

CD (E)

22. Private Easements
The owner/applicant shall dedicate private easements for utilities, drainage, water, and sanitary sewer on the Parcel Map.

M

CD (E)

23. Centralized Mail Delivery Units
All Final Maps shall show easements or other mapped provisions for the placement of centralized mail delivery units. The owner/applicant shall provide a concrete base for the placement of any centralized mail delivery unit. Specifications and location of such base shall be determined pursuant to the applicable requirements of the U. S. Postal Service and the City of Folsom Community Development Department, with due consideration for street light location, traffic safety, security, and consumer convenience.

M

CD (E)

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

24. Deferred Improvement Agreement
Prior to the recording of the Final Map, the owner/applicant shall enter into a deferred improvement agreement with the City, identifying public improvements, if any, to be constructed with each phase. The owner/applicant shall provide security acceptable to the City, guaranteeing construction of the improvements.

M

CD (E)

25. School District Map Copy
Upon recordation of the Final Map, the owner/applicant shall provide the Folsom- Cordova Unified School District with a copy of the recorded Final Map.

M CD (E)

26. Digital Map Copy
Upon recordation of the Final Map, the owner/applicant shall provide a digital copy of the recorded Final Map (in AutoCAD format) to the Community Development Department.

M

CD (E)

27. Inclusionary Housing Agreement
An Inclusionary Housing Agreement, consistent with the Folsom Heights Inclusionary Housing Plan approved by the City Council, and in a form acceptable to the City Attorney, shall be executed prior to recording the Final Small-Lot Map for the Veranda at Folsom Heights project.

M

CD (P)(E)

SITE DEVELOPMENT REQUIREMENTS

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

28. Phasing Plan
The owner/applicant shall prepare a complete and comprehensive phasing plan and shall submit the phasing plan to the City for each proposed phase of development. The phasing plan shall include all required infrastructure for each proposed phase of development. The infrastructure shall include all required on-site and off-site improvements, including but not limited to, water system improvements (distribution and transmission mains, booster pump stations, water reservoirs, tanks, pumps, PRV stations, etc.), sanitary sewer improvements (sewer mains, lift stations, forced mains, etc.) roadway and transportation improvements, storm drainage improvements (detention/water quality basins, outfalls, etc.) and all other necessary improvements required for each phase of development. The phasing plan shall include itemized cost estimates for all required improvements and the phasing plan shall be reviewed and approved by the City.

The City Engineer may condition the phasing to ensure that each phase functions independently and is consistent with the minimum utility and access standards of the City. All maps filed in phases will be required to have two points of access for emergency vehicle access and/or general traffic purposes and all off-site utilities deemed necessary as determined by the City Engineer. Improvement plans for all future phases that include half sections of local residential streets shall include a minimum of 15 feet of pavement over the centerline, to allow two-way traffic and shall be subject to approval of the Community Development Department and Fire Department. The City will not dictate the order of the phasing except that the first phase shall construct necessary supporting backbone infrastructure to that phase.

G, I, M

CDD(E), EWR, PW,
FD

29. Geotechnical Report
Prior to the issuance of any grading, improvement permit, and/or building permit, the owner/applicant shall have a geotechnical report prepared by an appropriately licensed engineer that includes an analysis of site suitability, proposed foundation design for all proposed structures, and roadway and pavement design. The geotechnical report shall be inclusive of any proposed wall calculations. The report and calculations are subject to review and approval by the Community Development Department.

G, B

CD (E)

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

30. Naturally Occurring Asbestos
This project is located in a geologic unit within the boundaries of the City of Folsom, which is likely to contain naturally occurring asbestos. The owner/applicant shall be required to obtain approval from the Sacramento Metropolitan Air Quality Management District (SMAQMD) prior to approval of any grading and/or construction on the project site. The owner/applicant shall provide to the Community Development Department a copy of the written approval from SMAQMD prior to approval of grading and/or site improvement plans.

G, B

CD (E)

31. Compliance with Standard Specifications and Details Public and private improvements, including roadways, curbs, gutters, sidewalks, bicycle lanes and trails, streetlights, underground infrastructure and all other improvements shall be provided in accordance with the current edition of the City of Folsom Standard Construction Specifications and the Design and Procedures Manual and Improvement Standards.

I, B

CD (P)(E)

32. Improvement Plan Review
The improvement plans for the required public and private subdivision improvements necessary to serve any and all phases of development shall be reviewed and approved by the Community Development Department, El Dorado County if applicable, and the El Dorado Irrigation District (EID) if applicable prior to approval of a Final Map.

I, B

CD (E)

33. Material Storage Areas
The owner/applicant shall locate staging and material storage areas as far away from sensitive biological resources and sensitive land uses (e.g., residential areas, schools, parks) as feasible. Staging and material storage areas shall be screened from adjacent occupied land uses in earlier development phases to the maximum extent practicable.

Screens may include, but are not limited to, the use of visual barriers such as berms or fences. Staging and material storage areas shall be shown on all grading and/or improvement plans prior to plan approval by the City.

G

CD (P)(E)(B)

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

34. Landslide /Slope Failure
The owner/applicant shall retain an appropriately licensed engineer during the grading activities to identify existing landslides and potential slope failure hazards. The said engineer shall be notified a minimum of two days prior to any site clearing or grading to facilitate meetings with the grading contractor in the field. If blasting is required to complete final grading of the site, the owner/applicant shall notify the City and coordinate with the City Engineer throughout the blasting activities for the duration of the operation.

G

CD (E) PW

35. Mining Activity Remediation
The owner/applicant shall locate and remediate all antiquated mine shafts, drifts, open cuts, tunnels, and water conveyance or impoundment structures existing on the project site, with specific recommendations for the sealing, filling, or removal of each that meet all applicable health, safety, and engineering standards. Recommendations shall be prepared by an appropriately licensed engineer or geologist. All remedial plans shall be reviewed and approved by the City Engineer prior to approval of grading plans.

G

CD (E)

36. State and Federal Permits
The owner/applicant shall obtain all required State and Federal permits and provide evidence that said permits have been obtained, or that the permit is not required, subject to staff review prior to approval of any grading or improvement plan.

G, I

CD (P)(E)

37. Retaining Wall Review
The final location, design, height, materials, and colors of retaining walls be subject to review and approval by the Community Development Department.

G, I, B

CD (P)(E), FD

38. Replacement of Damaged Facilities
The owner/applicant shall be responsible for replacing any and all damaged or hazardous public sidewalk, curb and gutter, and/or bicycle trail facilities along the site frontage and/or boundaries, including pre-existing conditions and construction damage, to the satisfaction of the Community Development Department.

OG

CD (E)

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

39. Improvement Completion
Public and private improvements, including roadways, curbs, gutters, sidewalks, bicycle lanes and trails, streetlights, underground infrastructure, and all other improvements shall be completed prior to the first Certificate of Occupancy for the project, to the satisfaction of the City Engineer.

O

CD(P)(E)

40. Management of Tribal Cultural Resources
Should any indications of possible tribal cultural resources (TCRs), such as cultural features, unusual amounts of bone or shell, or cultural belongings be encountered during any construction activities, work shall be suspended in the vicinity of the find and the appropriate oversight agency(ies) shall be notified immediately. The appropriate oversight agency(ies) shall retain a tribal representative or Tribal Historic Preservation Officer (THPO) who shall assess the significance of the find by evaluating the resource to determine if it is a TCR as defined in Section 21074 of the Public Resources Code. If the resource is a TCR as defined in state law, and it would be subject to disturbance or destruction, the City shall consult with the THPO or their designee to determine the appropriate treatment before resuming construction activities at the TCR.

DC

CD (P)(E)

LANDSCAPE REQUIREMENTS

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

41. Landscaping Plans
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 demonstrating sufficient diversity and appropriate species selection to the satisfaction of the Community Development Department. The tree exhibit shall include all street trees, accent trees, parking lot shading trees, and mitigation trees proposed within the development. Said plans shall comply with all State and local rules, regulations, Governor’s declarations, and restrictions pertaining to water conservation and outdoor landscaping.

Landscaping shall comply and implement water efficient requirements as adopted by the State of California (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 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 necessary to mitigate for drought conditions on all landscaping in the Veranda at Folsom Heights project.

I, OG

CD (A)(P), PW

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

42. Utility Conflicts
Utilities shall not be placed or run through landscape areas in such a way as to conflict with applicable landscaping or parking lot shade tree requirements. Adequate separation between utilities is required to meet the City of Folsom and El Dorado Irrigation District standards.

I, B

CD (P)(E)

43. Vertical Curb
All curbs located adjacent to landscaping, whether natural or manicured, and where parking is allowed shall be vertical except as approved by the Community Development Department.

I

CD (P)(B)

44. Right of Way Landscaping
Landscaping along all road rights of way and in public open space lots shall be installed when the adjoining road or lots are constructed.

I, OG

CD (P), PW

45. Landscape Maintenance
The owner/applicant or HOA if established shall be responsible for on-site landscape maintenance throughout the life of the project to the satisfaction of the Community Development Department. 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 spacing between trees will be too close on center as they mature. Any protected trees as defined under Folsom Municipal Code 12.16 shall require an approved tree permit issued by the Community Development Department prior to removal.

OG

CD (A)

ARCHITECTURAL/SITE DESIGN REQUIREMENTS

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

46. Architectural and Design Requirements
The project shall comply with the following architecture and design requirements:

1. This approval is for three, two-story master plans (three building elevations with three material choices each and four floorplan options) for the Veranda at Folsom Ranch Subdivision. The applicant shall submit building plans that comply with these conditions of approval and the attached building elevations, floor plans, and materials dated July 10, 2025.

2. The design, materials, and colors of the proposed Veranda at Folsom Ranch Subdivision single-family residential units shall be consistent with the submitted building elevations, materials samples, and color scheme to the satisfaction of the Community Development Department.

3. A Site Development Exhibit shall be submitted with the first phase of production homes demonstrating that no duplication or repetition of the same house, same roofline, or same elevation style, is situated adjacent to or across the street from each other. The Community Development Department shall approve the individual lot permits.

4. All mechanical equipment shall be ground-mounted and concealed from view of public streets, neighboring properties and nearby higher buildings. For lots abutting the open space areas, mechanical equipment shall be located out of view from open space areas.

5. All master home plans must comply with applicable portions of Chapter 2 (Architectural Guidelines) of the Folsom Heights Design Guidelines.

B

CD (P)(B)

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

47. Front Yard Trees
A minimum of one tree shall be planted in the front yard of each residential lot within the subdivision. A minimum of two trees are required along the street-side of all corner lots. All front yard irrigation and landscaping shall be installed prior to a Building Permit Final.

B

CD (P)

48. Lighting
Final exterior building and site lighting plans shall be submitted for review and approval by Community Development Department for aesthetics, level of illumination, glare and trespass prior to the issuance of any building permits. The exterior building and site lighting will be required to achieve energy efficient standards by installing high- intensity discharge (mercury vapor, high-pressure sodium, or similar) lamps. Lighting shall be equipped with a timer or photo condenser. Lighting shall be designed to be directed downward onto the project site and away from adjacent properties and public rights-of-way.

B

CD (P)

49. Monument Signage
The final location, height, size, and design of any future monument sign shall be subject to review and approval by the Community Development Department to ensure consistency with the requirements of FMC Section 17.59.040 D. In addition, the owner/applicant shall obtain a sign permit prior to installation of any monument sign.

B

CD (P)

TRAFFIC, ACCESS, CIRCULATION AND PARKING REQUIREMENTS

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

50. Prepare Traffic Control Plan
Prior to construction, a Traffic Control Plan for roadways and intersections affected by construction shall be prepared. The Traffic Control Plan shall designate haul routes and sites and comply with requirements in encroachment permits issued by the City, if applicable. The Traffic Control Plan to be prepared by the project construction contractor(s) shall, at minimum, include the following measures:
 Maintaining the maximum amount of travel lane capacity during non-construction periods, possible, and advanced notice to drivers through the provision of construction signage and minimal disruption to the public.  Maintaining alternate one-way traffic flow past the lay down area and site access when feasible.
 Heavy trucks and other construction transport vehicles shall avoid the busiest commute hours (7 a.m. to 8 a.m. and 5 p.m. to 6 p.m. on weekdays).  A minimum 72-hour advance notice of access restrictions for residents, businesses, and local emergency response agencies. This shall include the identification of alternative routes and detours to enable for the avoidance of the immediate construction zone.
 A phone number and community contact for inquiries about the schedule of the construction throughout the construction period. This information will be posted in a local newspaper, via the City’s web site, or at City Hall and will be updated on a monthly basis.

G, I

CD (E)

DRY UTILITY REQUIREMENTS

51. Coordination with Utility Agencies
The owner/applicant shall coordinate the planning, development and completion of this project with the various utility agencies (i.e., SMUD, PG&E, etc.). The owner/applicant shall provide the City with written confirmation of public utility service prior to approval of the Final Map.

OG

PR, PW

52. Dry Utility Connections
Future dry utility connection services (electrical, gas, telephone, etc.) for new buildings shall be placed underground at the project site.

B

CD (E)

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

53. Future Utility Lines
All future utility lines lower than 69 KV that are to be built within the project, shall be placed underground within and along the perimeter of the project at the developer’s cost. The owner/applicant shall dedicate to SMUD all necessary underground easements for the electrical facilities that will be necessary to service development of the project.

I, O

CD (E)

54. Public Utility Easements
The owner/applicant shall dedicate public utility easements for underground facilities on properties adjacent to the public streets. A minimum of twelve and one-half-foot (12.5’) wide Public Utility Easements for underground facilities (i.e., SMUD, Pacific Gas and Electric, cable television, telephone) shall be dedicated adjacent to all public rights-of-way. The owner/applicant shall dedicate additional width to accommodate extraordinary facilities as determined by the City. The width of the public utility easements adjacent to public right-of-way may be reduced with prior approval from public utility companies.

PG&E recommends the following language be expressly stated in the offer of dedication for PUEs:
 I/We the undersigned, as Owner(s) of the land shown hereon, do hereby state that I/we am/are the only person(s) whose consent is necessary to pass clear title to said land and do hereby consent to the preparation and recordation of this map and offer for dedication and do hereby dedicate for public uses the Public Utility Easements (PUEs) shown on this map for public utility purposes including electric, gas, communication facilities and all other public utility purposes; together with any and all appurtenances thereto, including the right from time to time to trim and to cut down and clear away or otherwise control any trees or brush. The PUEs hereby offered for dedication are to be kept open and free of buildings, or any other structures of any kind.

The final map must contain such a statement setting forth the offer of dedication and such offer must be accepted by the county or municipality.

I

CD (E)

09/23/2025 Item No.4.

Resolution No. 11461

55. SMUD Requirements

1. Structural setbacks less than 14-feet shall require the Applicant to conduct a pre-engineering meeting with all utilities to ensure property clearances are maintained.

2. Any necessary future SMUD facilities located on the Applicant’s property shall require a dedicated SMUD easement. This will be determined prior to SMUD performing work on the Applicant’s property. Applicant shall be responsible for confirming with SMUD appropriate/acceptable landscaping including placement within the easement area. SMUD reserves the right to prune & remove trees that encroach into the easement area. Applicant shall submit landscape improvement plans with tentative or final map as a condition of approval. New landscaping improvements shall be restricted to a maximum height of fifteen feet tall at full maturity.

3. In the event the Applicant requires the relocation or removal of existing SMUD facilities on or adjacent to the subject property, the Applicant shall coordinate with SMUD. The Applicant shall be responsible for the cost of relocation or removal. Applicant is further made aware that the proposed location of any relocated facilities will be subject to SMUD’s vegetation management practices including restrictions of 15 feet high at full maturity and placement of trees within SMUD easements. Applicant shall bear cost to remove vegetation or trees located within proposed new facilities area and SMUD retains the right to engage in customary vegetation management practices at proposed new location after facility relocation. Applicant shall submit landscape improvement plans with tentative or final map as a condition of approval.

4. SMUD reserves the right to use any portion of its 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, including but not limited to vegetation management, tree pruning or removal, weed abatement and application of weed abatement material, and a height restriction of fifteen feet tall at full maturity.

Applicant shall submit landscape improvement plans with tentative or final map as a condition of approval.

5. The Applicant shall not place any building foundations within 5-feet of any SMUD trench to maintain adequate trench integrity. The Applicant shall verify specific clearance requirements for other utilities (e.g., Gas, Telephone, etc.).

6. In the event the County requires an Irrevocable Offer of Dedication (IOD) for

G, I, B, O

CD (E)

09/23/2025 Item No.4.

Resolution No. 11461

future roadway improvements, the Applicant shall dedicate a 12.5-foot public utility easement (PUE) for overhead and/or underground facilities and appurtenances adjacent to the County’s IOD. Landscaping improvements placed within the IOD or 12.5-foot PUE shall be subject to SMUD’s landscaping and tree placement guidelines and SMUD’s regular vegetation management practices including but not limited to restriction of 15 feet high at maturity and spacing as well as tree pruning, removal, or other standard vegetation management activities. Applicant shall submit landscape improvement plans with tentative or final map as a condition of approval.

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

8. The Applicant shall provide separate SMUD service points to each parcel to the satisfaction of SMUD.

9. The Applicant shall locate, verify, and provide a drawing to SMUD identifying all electrical utility infrastructure for the existing structures. If necessary, any existing onsite electrical infrastructure that serves existing structures shall be relocated to the satisfaction of SMUD.

10. The 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. The 12.5-foot PUE shall be subject to SMUD’s landscaping and tree placement guidelines within the easement area and such landscaping shall be subject to SMUD’s vegetation management practices including but not limited to tree pruning, removal, and weed abatement and a height limit of fifteen feet at full maturity. Applicant shall submit landscape improvement plans with tentative or final map as a condition of approval.

11. The Applicant shall dedicate any private drive, ingress and egress easement, and 10-feet adjacent to each side thereof as a public utility easement for overhead and/or underground facilities and appurtenances. All access roads shall meet minimum SMUD requirements for access roads. The private drive and 10-foot adjacent PUE shall be subject to SMUD’s landscaping and tree placement guidelines within the easement area and such landscaping shall be subject to SMUD’s landscaping and tree placement guidelines including but not limited to tree pruning, removal, and weed abatement and a maximum

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department
allowable height of fifteen feet at full maturity. Applicant shall submit landscape improvement plans with tentative or final map as a condition of approval. SMUD may be agreeable to reducing the PUE only after review of Improvement Plans, Landscaping Plans, and Architectural Drawings.

12. The 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 20-feet wide; and (b) all SMUD underground equipment and appurtenances shall be within 15-feet from the drivable surface.

13. Applicant will include phasing of development and order of planned construction upon submitting a new service application to SMUD for the initial subdivision phase(s) and/or road improvement backbone project(s).

14. Development should be phased to start adjacent to existing electrical infrastructure to minimize temporary overhead and/or underground electrical facilities.

15. Development phases submitted for new service should include all lots fronting streets.

STORMWATER CONDITIONS

09/23/2025 Item No.4.

Resolution No. 11461

56. Best Management Practices

The storm drain improvement plans shall provide for “Best Management Practices” that meet the requirements of the water quality standards of the City’s National Pollutant Discharge Elimination System Permit issued by the State Regional Water Quality Control Board.

In addition to compliance with City ordinances, the owner/applicant shall prepare a Stormwater Pollution Prevention Plan (SWPPP), and implement Best Management Practices (BMPs) that comply with the General Construction Stormwater Permit from the Central Valley RWQCB, to reduce water quality effects during construction.

Detailed information about the SWPPP and BMPs are provided in Chapter 3A.9, “Hydrology and Water Quality.”

Each proposed project development shall result in no net change to peak flows into Alder Creek and associated tributaries, or to Buffalo Creek, Carson Creek, and Coyote Creek. The owner/applicant shall establish a baseline of conditions for drainage on-site.

The baseline-flow conditions shall be established for 2-, 5-, and 100-year storm events.

These baseline conditions shall be used to develop monitoring standards for the stormwater system on the Specific Plan Area. The baseline conditions, monitoring standards, and a monitoring program shall be submitted to USACE and the City for their approval. Water quality and detention basins shall be designed and constructed to ensure that the performance standards, which are described in Chapter 3A.9, “Hydrology and Water Quality,” are met and shall be designed as off-stream detention basins.

Discharge sites into Alder Creek and associated tributaries, as well as tributaries to Carson Creek, Coyote Creek, and Buffalo Creek, shall be monitored to ensure that pre- project conditions are being met. Corrective measures shall be implemented as necessary. The mitigation measures will be satisfied when the monitoring standards are met for 5 consecutive years without undertaking corrective measures to meet the performance standard.

The storm drainage design shall provide for no net increase in run-off under post- development conditions.

I, OG

CD (E), PW

ENVIRONMENTAL AND WATER RESOURCE REQUIREMENTS

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

57. EID and City Wastewater and Water Service
The project is part of an agreement between El Dorado Irrigation District (EID) and the City of Folsom concerning wastewater and water service to a portion of the Folsom Heights Development, approved October 27, 2023. This agreement was amended on June 11, 2025, to include an additional six lots in the City of Folsom sewer service area.

Utility development and servicing shall be conformance with this agreement as amended.

I

CD (E), EWD

58. On-site Water Requirements
 All water is outside of the Folsom water service area. This is located within the EID water service area. Project applicants will need to work with EID.  Per the agreement between EID and the City of Folsom, concerning wastewater and water service to a portion of Folsom Heights Development, Item 2.F – all fire hydrants shall conform to the City of Folsom’s wet-barrel standard.  The owner/applicant shall pay for, furnish, and install all infrastructure associated with the water meter fixed network system for any EID-owned and maintained water meter for the project.
 All water lines located within the on-site drive aisles designated as “Places” (i.e., those drive aisles within easements overlaying property owned by individual homeowners and not the HOA) shall be privately owned, operated and maintained. The water lines shall not be owned, operated or maintained by EID.
 Water meter banks shall be placed at the end of each Place.

I, OG

EWD

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

59. On-site Sewer Requirements
 All on-site sewer located within the on-site drive aisles designated as “Places” (i.e., those drive aisles within easements overlaying property owned by individual homeowners and not the HOA) shall be privately owned, operated and maintained. The sewer shall not be owned, operated or maintained by the City of Folsom.
 A sewer flushing branch shall be placed at the end of each Place.  There shall be a flushing branch also installed between the ROW and the beginning of the Place.
 All publicly owned sewer shall conform to City of Folsom or EID standards, as applicable.

I

EWD

WASTE MANAGEMENT AND RECYCLING

60. Trash and Recycling Collection Plan
The project requires service space for approximately 375 carts between the two lots (a garbage cart, recycle cart and organics cart for each residence spaced at least three feet apart). A final Collection Plan shall be submitted to City Solid Waste and Recycling for review and approval that encompasses the following:
 A site plan detailing proposed collection locations for all carts. The plan shall show multiples of three cans per collection location, and denote which areas are reserved for which addresses.
 A site plan detailing the location and verbiage of signs restricting parking on service days.
 CC&R language describing storage requirements for trash, organic waste, and recycling totes, time frames for setting totes out for collection and for their return to storage, and prohibitions against setting carts in prohibited locations for collection.

Occupancy of residential units shall not be granted until approval of the Collection Plan is obtained.

B, O

PW

FIRE DEPARTMENT REQUIREMENTS

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

61. The owner/applicant must comply with the following Fire Department requirements:

 All buildings shall have illuminated addresses visible from the street or drive fronting the property. Size and location of address identification shall be reviewed and approved by the Fire Marshal.

 Prior to the issuance of any improvement plans or building permits, the Community Development and Fire Departments shall review and approve all detailed design plans for accessibility of emergency fire equipment, fire hydrant flow location, and other construction features.

 All fire protection devices shall be designed to be located on site: fire hydrants, fire department connections, post indicator valves, etc. cannot be used to serve the building. A water model analysis that proves the minimum fire flow will be required before any permits are issued. The fire sprinkler riser location shall be inside a Fire Control Room (5’ X 7’ minimum) with a full-sized 3’-0” door. This room can be shared with other building utilities. The room shall only be accessible from the exterior.

 All-weather emergency access roads and fire hydrants (tested and flushed) shall be provided before combustible material or vertical construction is allowed on site.

All-weather access is defined as 6” of compacted AB from May 1 to September 30 and 2”AC over 6” AB from October 1 to April 30.

 Per the agreement between EID and the City of Folsom, concerning wastewater and water service to a portion of Folsom Heights Development, Item 2.F – all fire hydrants shall conform to the City of Folsom’s wet-barrel standard.

I, B

FD

NOISE REQUIREMENTS

09/23/2025 Item No.4.

Resolution No. 11461

CONDITIONS OF APPROVAL FOR THE VERANDA AT FOLSOM HEIGHTS PROJECT (MSTR25-00025)

EAST SIDE OF EMPIRE RANCH ROAD, NORTH AND SOUTH OF SUMMIT STREET

SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP, PLANNED DEVELOPMENT PERMIT, AND DESIGN REVIEW Cond. # Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

62. Noise Requirements (Construction and Operational) Compliance with Noise Control Ordinance and General Plan Noise Element shall be required. Hours of construction operation shall 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. No construction is permitted on Sundays or holidays. Construction equipment shall be muffled and shrouded to minimize noise levels.

I, B

CD (P)(E)

POLICE/SECURITY REQUIREMENTS

63. Security Measures
The owner/applicant shall consult with the Folsom Police Department prior to any site work to incorporate all reasonable crime prevention measures. The following security/safety measures shall be considered:
- A security guard on duty at all times at the site or a six-foot security fence shall be constructed around the perimeter of construction areas. - Security measures for the safety of all construction equipment and unit appliances.
- Landscaping shall not cover exterior doors or windows, block line-of-site at intersections or screen overhead lighting.

G, I, B, OG

PD

MISCELLANEOUS REQUIREMENTS

64. SacSewer Impact Fees
Before the ISSUANCE OF A BUILDING PERMIT: The owner must contact SacSewer Development Services at [email protected] or by phone at (916) 876-6100 to determine if SacSewer impact fees are due. Fees must be paid before the issuance of building permits.

B

SacSewer

CONDITIONS APPLICABILITY LEGEND

RESPONSIBLE DEPARTMENT

WHEN REQUIRED
CD
(P)
(E)
Community Development Department
Planning Division
Engineering Division
I Prior to approval of Improvement Plans
M Prior to approval of Final Map
B Prior to issuance of first Building Permit

09/23/2025 Item No.4.

Resolution No. 11461

(B)
(A)
Building Division
City Arborist/Urban Forester
O Prior to approval of Occupancy Permit
G Prior to issuance of Grading Permit
PW Public Works Department DC During construction
PR Park and Recreation Department OG On-going requirement PD Police Department
FD Fire Department

09/23/2025 Item No.4.

Attachment 2

09/23/2025 Item No.4.

AGENDA ITEM NO. 4
Type: Public Hearing
Date: August 20, 2025

City of Folsom Page 1

Planning Commission Staff Report
50 Natoma Street, Council Chambers
Folsom, CA 95630

Project: Veranda at Folsom Heights

File #: MSTR25-00025

Requests: Small-Lot Vesting Tentative Subdivision Map, Planned Development Permit, and Design Review

Location/APN: East side of Empire Ranch Road, north and south of Summit Street, in the Folsom Plan Area (APNs 072-3460-011 and -014)

Staff Contact: Jessica Brandt, Principal Planner, 916-461-6207 [email protected]

Property Owner/Applicant
Price Walker, Elliott Homes, Inc.
340 Palladio Parkway, Suite 521
Folsom, CA 95630

Recommendation: Conduct a public hearing and upon conclusion recommend that the City Council confirm staff’s determination that the Veranda at Folsom Heights project is exempt from CEQA and approve a Small-Lot Vesting Tentative Subdivision Map, Planned Development Permit , and Design Review based on the findings (Findings A -AA) and subject to the conditions of approval (Conditions 1-64) attached to this report.

Project Summary: The proposed project is a request for approval of a Small-Lot Vesting Tentative Subdivision Map to subdivide a n approximately 14.9-acre site located on the east side of Empire Ranch Road, north and south of Summit Street , in the Folsom Plan Area Specific Plan (FPASP) into a 125-lot residential subdivision . The project site has General Plan and FPASP Land Use Designation s of MLD (Multifamily Low -Density). A Planned Development Permit is also requested to comply with the Planned Development (PD) District overlay and to allow for greater flexibility in site design. Finally, a Design Review is requested to approve architecture and design for 125 proposed single -family residential units. Final approval is by the City Council.

Attachments:

1. Project Description/Analysis

09/23/2025 Item No.4.

AGENDA ITEM NO. 4
Type: Public Hearing
Date: August 20, 2025

City of Folsom Page 2

2. Background

3. Conditions of Approval

4. Vicinity Map

5. Project Narrative

6. Preliminary Small-Lot Vesting Tentative Subdivision Map, dated July 9, 2025

7. Preliminary Grading Plan, dated January 2025

8. Preliminary Utility Plan, dated January 2025

9. Preliminary Landscaping Plan, Parklet Concept, Walls and Fences, dated July 22, 2025

10. Veranda at Folsom Heights Elevations, Floor Plans, and Materials, dated July 10, 2025

11. Veranda at Folsom Heights Site Development Plan, dated July 23, 2025

12. Veranda at Folsom Heights Development Standards Table

13. Circulation Plan, dated July 9, 2025

14. Refuse Cart Plan, dated July 9, 2025

15. Example Elevation Imagery, dated April 4, 2025

16. Folsom Heights Inclusionary Housing Compliance Letter, dated September 18, 2015

Submitted,

PAM JOHNS
Community Development Director

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

ATTACHMENT 1

PROJECT DESCRIPTION

PROJECT SETTING
The project site is in the northeast corner of the Folsom Plan Area Specific Plan (Specific Plan or FPASP) and encompasses two parcels totaling 14.9 acres, split by a planned public roadway (Summit Street). It is designated Multi-Family Low Density residential (SP- MLD) in the FPASP, which provides for development at 7.0 to 12.0 units per acre. The project site is surrounded by the Folsom Heights project on the north, east, and south, and Russell Ranch project to the west. The subject properties have significant elevation changes and are devoid of vegetation. As of the preparation of this report, the properties are part of the overall mass grading for the Folsom Heights project. They will receive rough grading to create tiered levels that will step down the natural slope as part of this effort and then final pad grading will be completed should the subject entitlements be granted.

FIGURE 1: PROJECT LOCATION EXHIBIT

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

FIGURE 2: PROJECT LOCATION DETAIL

FIGURE 3: FOLSOM HEIGHTS LARGE-LOT VESTING TENTATIVE SUBDIVISION

MAP (PORTION)

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

PROJECT DESCRIPTION
The applicant, Elliott Homes, Inc., is requesting approval of a Small-Lot Vesting Tentative Subdivision Map (Subdivision Map or SLVTSM) to subdivide two (2) parcels totaling 14.9 acres into a 125-lot residential subdivision, called Veranda at Folsom Heights.

On July 11, 2017, the City Council approved a Large-Lot Vesting Tentative Subdivision Map, Small-Lot Vesting Tentative Subdivision Map, Project Design Guidelines, and an Inclusionary Housing Plan for the development of a 530-unit residential and commercial development (Folsom Heights Subdivision) on the 189.7-acre site located in the northeast corner of the Folsom Plan Area. The Tentative Subdivision Maps received two extension approvals, with the Large-Lot Vesting Map being recorded in 2021 and the Small-Lot Final Map in the process of being finalized as of the time of this report.

The Folsom Heights project included approval of 530 residential units at varying densities, including an allocation of 123 multifamily residential units to two of the Large Lots .

However, these lots were not included in the Small-Lot Map. Thus, they are the subject of this subsequent entitlement request.

For background, the Folsom Heights project allocated 123 units to the Veranda site.

However, the applicant is requesting a 125 -unit map as they lost two units elsewhere in the larger development. This maintains the overall unit count of the Folsom Heights project at 530 , which is consistent with and does not substantially change the overall intent of the Folsom Plan Area Specif ic Plan (FPASP). The shift in units will be memorialized through an administrative Minor Administrative Modification approval.

The subject parcels are located on the east side of Empire Ranch Road, north and south of Summit Street, in the FPASP. The project site has a General Plan and FPASP Land Use Designation of MLD (Multifamily Low -Density). A Planned Development Permit is also requested to comply with the site’s Planned Development District overlay and to allow for greater flexibility in site design. Finally, a Design Review is required to approve architecture and design for 125 proposed single -family residential units. The proposed Subdivision Map is consistent with the approved land use designations for the Folsom Plan Area Specific Plan Land Use Map (FPASP Figure 4.3) in that no land use changes are proposed with this project.

Overall Project Concept
The Veranda at Folsom Heights project seeks to create a development plan consistent with the overall Folsom Heights project and FPASP policies . Specifically, the project proposes a for sale “detached townhome” project of 125 small lots with detached single- family residential units, common private drives, open spaces, and guest parking areas .

The residential units will be in cluster formations fronting onto pedestrian paseos with alley loaded garages . The design also includes a central promenade street lined with additional parking spaces, trees, and landscaping. The main project access to both the

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

northern and southern halves of the site is from a traffic circle on Summit Street, with secondary access for both areas from Iron Horse Drive, which curves around the site ’s southern and eastern boundaries. The plan includes gated entry, two private pocket parks, and 20 landscape lots that provide frontage landscaping along public and private roadways.

FIGURE 2: CONCEPTUAL LANDSCAPE PLAN

FIGURE 4: TYPICAL LOT LAYOUT

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

Small-Lot Vesting Tentative Subdivision Map
The first component of the Applicant’s proposal is a Small -Lot Vesting Tentative Subdivision Map (SLVTM) to create 125 single-family residential lots, two private streets, 20 landscape lots, and two private park lots. The proposed subdivision features interior lots with minimum lot sizes of 2,700 square feet. Corner lots are proposed with a minimum size of 2,900 square feet, which deviates from the MLD Development Standards (see discussion below regarding the Planned Development Permit) . As stated previously, the lots will be in cluster formations fronting onto pedestrian paseos with alleyway vehicular access easements at the rear. To work with site topography, the project proposes clusters of six lots along the western portion of the project site, lots that front on the central promenade street or Summit Street in the middle portion, and larger clusters varying from six to fourteen lots along the eastern portion. This site design accommodates terracing that is required to address slopes on the properties. The applicant states that the Veranda at Folsom Heights product strives to provide a compact development with homes at an affordable price point. See Attachment 5 for the proposed SLVTSM.

Primary access to the subdivision is proposed from driveways off Summit Street, which bifurcates the project site. Secondary access to the northern portion of the site would be from a driveway off Iron Horse Drive to the east of the site. Secondary access to the southern portion of the site would also be from Iron Horse Drive but from the south. All accesses are proposed to be gated, with turnaround areas. Pedestrian gates would be included at all access points. No other vehicle or pedestrian access points are proposed due to the steep terrain surrounding the site.

Planned Development Permit
The project site is in a Planned Development (PD) Overlay District. Pursuant to FMC Chapter 17.38, the PD Overlay District requires development to request a PD Permit. The PD Overlay District allows greater flexibility in the design of integrated developments than possible through strict application of land use regulations and encourages the creative and efficient use of land . The applicant is proposing deviations from development standards as part of the requested PD Permit.

Development Standards Deviations
The project is subject to the standards of FPASP Table A.4. – Multi-Family Low Density (SP-MLD) – Single-Family and Two-Family Dwelling Units Development Standards.

The applicant is requesting deviations from many SP-MLD standards. They state that the project’s innovative housing typology drives the request for modified development standards. Specifically, the project is designed to provide housing choice in the Folsom Plan Area by reducing private open space in favor of higher density for sale single-family product, which is in demand. The project will include shared outdoor spaces in the form of paseos and pocket parks. The applicant states that these spaces will incorporate abundant landscaping and trees and provide significant shade coverage. Finally, the project is located within walking distance of future mixed-use to the north, and future park

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

and school sites to the south, providing further recreation and services to residents.

Table 1, below, shows the required development standard and the proposed project development standard.

TABLE 1: REQUIRED AND PROPOSED DEVELOPMENT STANDARDS
Development Standard Requirement Proposed Project
Minimum Lot Size – Interior Lot 3,000 square feet (sf)

2,700 sf

Minimum Lot Size - Corner Lot 3,500 sf 2,900 sf
Building Coverage – Interior Lot 50% maximum (max) 60% max Building Coverage – Corner Lot 50% max 60% max
Lot Width – Interior Lot 30 feet minimum (min) 40 feet min Lot Width – Corner Lot 35 feet min 45 feet min
Front Porch/Courtyard Setback 12.5 feet min 7 feet min
Front Primary Structure Setback 15 feet min 7 feet min
Side Yard Setbacks – Interior Lot 5 feet min 4 feet min Side Yard Setbacks – Corner Lot 12.5 feet min 5.5 feet min Rear Yard Setback – Primary
Structure
10 feet min 5 feet min
Rear Yard Setback – Garage
(Attached)
10 feet min 5 feet min
Required Parking 2 spaces/unit covered

0.8 space per unit
uncovered
350 spaces total
2 spaces/unit covered

0.8 space per unit
uncovered
377 spaces total

Design Review
The project is subject to the Folsom Heights Design Guidelines , dated June 2017 and adopted by the City Council on July 11, 2017. The Design Guidelines were adopted to establish a design framework within which developers, builders, and architects/ designers could conceive and produce high-quality design and construction within the development.

The framework includes master home plan requirements that outline minimum numbers of floor plans and elevation designs, massing and roof form variations, garage placement, and maximum repetition of architectural styles. Key to t he Design Guidelines is its Architectural Collections, which are groups of architectural styles that include example imagery and defining characteristics. The Architectural Collections include The Artisan Collection, The Agrarian Collection, The Coastal Collection, The Californi a Collection, The Picturesque Collection, and The Nouveau Collection.

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

Architecture
The project includes the construction of 125 single family residential units, with four master plans with three different architectural styles or elevations. These are “Spanish”, “California Cottage”, and “Early California”. Nine color schemes are proposed (three for each architectural style). Illustrations of the architectural styles applied to the proposed residential designs are shown in Figure 5 below:

FIGURE 5: PLAN ELEVATIONS

All units would be two stories, have three to five bedrooms, and include two-car garages.

Floor plans range from 1,452 to 2,094 square feet of living space. Units would also have outdoor patios and covered porches. How the proposed master plans align with the Architectural Collections and other requirements of the Design Guidelines is discussed in the Analysis section of this report.

Landscaping
The proposed project will install landscaping bordering and interior to the project site. As shown on the preliminary landscape plan (Attachment 8), proposed landscaping will feature California-native and low water-use trees, shrubs, and groundcover selections intended to comply with the requirements of the Model Water Efficiency Landscape Ordinance (MWELO). Specific to the project, the applicant proposes utility-friendly (i.e., small) street trees at regular intervals along the two main private streets to provide

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

parking area shading and create a boulevard environment along the attached sidewalk.

Each lot will include a small front-yard tree facing the pedestrian paseo and all non- paved areas will be landscaped with complementary shrubs and groundcover.

FIGURE 6: PRODUCTION HOME LOT LANDSCAPING DIAGRAM (Portion)

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

Parklets
The applicant is proposing two private parklets (small open spaces) to serve residents that will have combinations of seating and turf areas along with heavy tree cover to provide shade. One parklet will be located on each property. Conceptual designs for each parklet can be found in Figure # below.

FIGURE 8: CONCEPTUAL COMMUNITY PARKLETS

Fencing and Gates
The applicant has provided concepts for fencing and gates at the entry points to the project and residential back patio fencing, shown in Figures 9 and 10, below. Walls or wood fencing, depending on adjacent roadways and residential uses, will be used along the rest of the site perimeter.

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

FIGURE 9 – Entry Gates

FIGURE 10 – Residential Patio Fencing

ANALYSIS

General Plan and Zoning Consistency
The 14.9-acre project site has a General Plan land use designation of MLD (Multifamily Low Density, 7-12 du/acre). In addition, the project site has a Specific Plan designation of MLD-PD (Multifamily Low Density Planned Development). The existing General Plan and the Specific Plan land use designations are consistent with each other and are not proposed to change as part of this project. The Specific Plan MLD land use designation is intended to promote a variety of housing types that will result in diverse residential neighborhoods. Residential uses allowed in the SP -MLD land use designation include, but are not limited to, single family dwellings ( small-lot detached, zero-lot-line and patio homes), two family dwellings and multi-family dwellings. The applicant proposes a small- lot detached product, which is consistent with the site’s land use designation.

GP and SP POLICY H-1.1
The City shall ensure that sufficient land is designated and zoned in a range of residential densities to accommodate the City’s regional share of housing.

Analysis: The City provides residential lands at a variety of residential densities as

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

specified in the General Plan and in the Folsom Municipal Code. The FPASP includes specialized zoning (Specific Plan Designations) that are customized to the Plan Area as adopted in 2011 and as amended over time. The FPASP provides residential lands in a range of densities.

The Veranda at Folsom Heights project proposes development at approximately

8.4 units per acre, which is consistent with the density range for t he MLD designation (7-12 dwelling units per acre).

SP POLICY 4.2
Residential neighborhoods shall include neighborhood focal points such as schools, parks, and trails. Residential neighborhoods shall be linked, where appropriate, to encourage pedestrian and bicycle travel.

Analysis: The Veranda at Folsom Heights project includes two “parklets” of shared open space, one in each project area, that provide a focal point for residents. The applicant has also provided a Circulation Plan (Attachment 13to this report) that shows pedestrian connection to the surrounding neighborhood.

In addition, the project frontage along Empire Ranch Road includes a Class 1 bicycle trail.

SP POLICY 4.4
Provide a variety of housing opportunities for residents to participate in the home - ownership market.

Analysis: The FPASP provides home ownership opportunities within multiple single family and multiple -family l and use designated areas. Residential development in the MLD (Multi -Family Low Density), MMD (Multi -Family Medium Density), MHD (Multi -Family High Density) and MU (Mixed -Use) land use categories may provide ‘for rent’ opportunities; however, home ownership may also be accommodated in ‘for sale’ small-lot single -family residential, condos, townhomes, etc. at the time of development.

The Veranda at Folsom Heights project is consistent with this policy in that it will provide detached single family home ownership opportunities at a lower price point than traditional single family residential development . The Project provides housing supply in the City of Folsom , proximat e to schools, parks, trails, commercial services and other amenities that serve residents.

SP POLICY 4.6
As established by the FPASP, the total number of dwelling units for the Plan Area shall not exceed that which is allocated in FPASP Table 4.2: Land Use Summary Table (currently 13,343). The number of units within individual land use parcels may vary, so long as the number of units falls within the allowable density range for a particular land use designation. For purposes of CEQA compliance for discretionary projects, the

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

combination of the total maximum number of residential units and commercial square footage analyzed in the FPASP EIR/EIS shall not be exceeded without requiring further CEQA compliance.

Analysis: The proposed Project does not result in any change in total dwelling units in the FPASP. The subject parcels are considered Plan Area Parcels Numbers 234 and 235 for purposes of dwelling unit allocations. Per FPASP Table 4.3, these two Plan Area Parcels are allocated 123 units: 69 units on Plan Area Parcel No. 234 and 54 on Plan Area Parcel No. 235. The project proposes a total of 125 units: 72 units on Plan Area Parcel No. 234 and 53 on Plan Area Parcel No. 235, which is three more than the allocated amount on Parcel 234. The applicant states that two units were removed from the Folsom Heights Phase 1 Subdivision Map (Plan Area Parcel 236). Staff have determined that the shift of two units within the overall Folsom Heights project qualifies for a Minor Admin istrative Modification (MAM) because the overall project remains consistent with the FPASP and the change does not substantially change its overall intent. Staff have included a Condition of Approval (COA) to require that this determination be formalized with the submittal of a MAM for Transfer of Development Rights that moves two units from Parcel 235 and one unit from Parcel 23 6 to Parcel 23 4 before a Final Map can be approved. With this Condition (COA No. 10) , the project is consistent with SP Policy 4.6.

Small-Lot Tentative Subdivision Map
The Folsom Municipal Code (FMC) requires that applications for Tentative Subdivision Maps be forwarded to the City Council for final action.

As described in the background section of this report, the City Council approved a Large- Lot Vesting Tentative Subdivision Map, Small -Lot Vesting Tentative Subdivision Map, Development Agreement Amendment, Project Design Guidelines, and Inclusionary Housing Plan for development of the 530-unit Folsom Heights Subdivision project on July 11, 2017. The large-lot map has been recorded, and the small-lot final map (which did not include the subject properties) is in review.

The SP-MLD land use designation calls for 3,000 sf minimum interior and 3,500 sf minimum corner. The applicant does request approval of a smaller size range for the proposed lots; 2,700 square feet (sf) minimum interior and 2,900 sf minimum corner. This deviation is discussed below as part of the Planned Development Permit analysis.

The proposed Small-Lot Tentative Subdivision Map creates the necessary easements to allow for roads and utilities to facilitate development of the small-lot parcels, as well as parcels providing shared parking, access, landscaping and open space that will be owned and maintained by a Homeowners Association (HOA). It is important to note that the proposed subdivision will be a private gated community; as a result, all drives (delineated as Ways and Places) within the subdivision are proposed to be private. Staff has included a condition (Condition No. 22) that requ ires the applicant to dedicate easements for

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

stormwater drainage, water, and sewer within the private streets, as well as public utility easements for underground facilities on properties adjacent to the streets.

The applicant requests that the map be vesting, and has provided preliminary grading, drainage, and utility plans to support that request. Utilities to the site are provided by both the City of Folsom and the El Dorado Irrigation District (EID). Water service is provided by EID, but sewer services are split between the City of Folsom and EID, via a Memorandum of Understanding (MOU) between the two parties. On June 11, 2025, the City and EID entered into an amended MOU to specify that certain lots within the Veranda at Folsom Heights project would receive sewer service from the City, rather than EID, as originally proposed . The Preliminary Small -Lot Vesting Tentative Subdivision Map (Attachment 5) includes notes indicating service providers for the proposed lots.

Staff has determined that the proposed Small-Lot Tentative Subdivision Map, if approved concurrently with the Planned Development Permit request and as conditioned, complies with all City requirements (FMC Chapter 16.16), as well as with the requirements of the State Subdivision Map Act (Government Code Sections 66410 et seq.).

Planned Development Permit
To allow greater flexi bility in the design of integrated developments than otherwise possible through strict application of Specific Plan development standards, a range of land use designations in the FPASP are included in a Planned Development (PD) District overlay. FMC Chapter 17.38 (Planned Development District) requires that any development applications on properties with a PD District overlay request a PD Permit.

The Planned Development Permit process is designed to encourage creative and efficient uses of land. The applicant’s intent here is to provide a product that fits into a niche between the single-family, large-lot category and the multi-family category. In reviewing the applicant’s request for approval of a Planned Development Permit, staff considered a variety of factors including existing and proposed development standards, traffic/access/circulation, parking requirements, noise impacts, walls/fencing, site lighting, site landscaping, trash/recycling, grading/drainage, and architecture/design.

The applicant has proposed a unique set of development standards that will accommodate development of the 125 -unit small-lot single family residential community on the project site, as listed in Table 1: REQUIRED AND PROPOSED DEVELOPMENT STANDARDS and included as Attachment 11 to this report. These standards allow for smaller individual lot sizes, approximately 20% more building coverage on each lot, and smaller front, side, and rear setbacks. Building height and parking standards would not deviate from those of the SP-MLD land use designation for single family dwelling units.

The requested deviations are like those approved for other successfully developed small- lot subdivisions, such as the Courts at Russell Ranch (Design Review approved in 2018) and Veranda at Empire Ranch (also by Elliott Homes, project approved in 2015) . They

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

allow for better use of common areas to provide guest parking and open spaces for residents. All units will have private patio areas along with fronting on to landscaped pedestrian paseos for both additional access and greenspace.

The project site is also challenging to work with due to significant grade differences from northeast to southwest. To develop the site for residential, the applicant is required to build out terraces that “walk” down the slope. Some pedestrian paseos will require short retaining walls along their walkways to allow for the tiers in-between blocks of residential units. This tiering has driven the site design, which takes the form of short I-Courts running east-west (referred to as Places in the mapping materials) on the west side of the main drive aisle, and loops of access drives (also Places) running north-south on the east side.

The applicant provided a circulation plan (Attachment 12) and refuse cart pick up plan (Attachment 13) to support the unique site design. The circulation plan demonstrates that the site has adequate emergency vehicle access in all areas of the site. Pedestrian circulation networks run throughout the site and connect to the surrounding neighborhood to the south and east. Refuse cart pick up planning can be challenging in small -lot communities with narrow drive aisles and no driveway aprons. The Solid Waste division of the Public Works Department requested that the applicant provide a preliminary refuse cart pick up plan that demonstrates the ability for the City’s refuse trucks to pick up carts outside of the dead -end alleys in between residences. The applicant provided the attached refuse cart pick up plan that places carts in front of planter areas along the main promenade street and along the alleyways that are not dead -ends, generally in front of planter or yard areas. Some parking spaces are proposed to be blocked by carts on pick up days due to site constraints. Staff have included language in Condition No. 9 that the Homeowner’s Association may prohibit parking in certain s talls on refuse cart pick up days and that waste bins must be returned to individual residential garages no later than 24 hours after collection day.

Staff believe that the PD Permit review criteria of FMC Section 17.38.100 are met by the proposed project. The project is consistent with the purpose of the SP -MLD land use designation in that it proposes residential “townhome” ownership units with a higher density than that of more traditional single-family homes. The site design provides a well- designed community within its own boundaries, with adequate access, services, and open space to serve residents and provide emergency public safety services. Finally, staff have not identified any deviations requested under the PD Permit that would be detrimental to health, safety, or the general welfare of the persons or property within the vicinity of the project. Therefore, staff is supportive of the Planned Development Permit request.

Design Review
FPASP Chapter 13 – Implementation requires that all projects include project-level design review as outlined in FMC Chapter 17.06. The purpose of the Design Review process is to review the project site design and evaluate the architectural design of the residential buildings.

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

The Veranda at Folsom Heights project is subject to the Folsom Heights Design Guidelines, dated June 2017 and adopted by the City Council on July 11, 2017. The Design Guidelines establish a design framework within which developers, builders, and architects/designers can produce high -quality design within the Folsom Heights development. Relevant to the Veranda at Folsom Heights project are the architectural design requirements, and particularly the Architectural Collections, which are groups of architectural styles that include example imagery and defining characteristics.

As outlined in the Project Description section of this report, t he applicant submitted landscape plans, parklet concepts, walls and fence concepts, residential master plan elevations, floor plans, material sheets, and a site development plan for Design Review.

The applicable Design Guidelines requirements and the project’s compliance are outlined below.

TABLE 2: DESIGN GUIDELINES COMPLIANCE
Design Guidelines Requirement Proposed Project
Master Home Plan
Requirements
Four or more Floor Plans
Three or more Elevations
Four Floor Plans
Three Elevations
Visually Distinct Roof
Form
One out of Every Three
Homes
Site Development Plan
(Attachment 10) and Condition
No. 46 will ensure compliance
with this requirement
Porch Depth Minimum Six Feet Minimum Six Feet
Floor Plan/Elevation
Repetition
Same floor plans with same
elevations shall be no less
than three lots away
Site Development Plan
(Attachment 10) and Condition
No. 46 will ensure compliance
with this requirement

The applicant also provided an architectural narrative that details how the proposed elevations (Early California, Spanish, and California Cottage) are consistent with two of the Architectural Collections: The California Collection and The Picturesque Collection:

• The Early California and Spanish styles are consistent with the intent of The California Collection, which features two-story rectangular forms, varied roof forms featuring gables, gables enhanced with a tile vent element or another type of embellishment, “s” or flat tile roofing, stucco as the dominant exterior finish, a variety of shutter styles, decorative wood elements (corbels), and brick or masonry at the first floor, all consistent with the California Collection architectural style. • The California Cottage style is designed to reflect The Picturesque Collection, with full two-story massing, asymmetrical massing and proportions, and a gable roof form with concrete tile roof. The body is a combination of stucco and stone with siding in the gable ends. Vertically proportioned windows with full window surrounds or head and sill trim with shutters complete the picturesque expression.

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

Staff reviewed the materials provided and can confirm that the proposed site and architectural designs comply with the Design Guidelines and therefore recommend approval of the requested Design Review.

Inclusionary Housing Plan
As permitted by the City’s Inclusionary Housing Ordinance, the Folsom Heights project received approval to meet their inclusionary housing requirement by providing an in -lieu fee payment (Attachment 16). The Veranda at Folsom Heights project is included in this approval, and so is subject to the requirement that the related Inclusionary Housing Agreement be approved by the City Council in a form acceptable to the City Attorney and executed prior to final map recordation for either this map or another map un der the Folsom Heights project. Condition No. 27 is included to reflect these requirements.

ENVIRONMENTAL REVIEW
Certain residential, commercial and mixed-use projects that are consistent with a specific plan adopted pursuant to Title 7, Division 1, Chapter 3, Article 8 of the California Government Code are exempt from review under the California Environmental Qualit y Act (CEQA) provided they qualify under CEQA Guidelines §15182. One of the project types described in that Section is a residential project undertaken pursuant to and in conformity with a specific plan for which a public agency has prepared an Environmental Impact Report (EIR) after January 1, 1980. This exemption is limited to situations where after the adoption of the specific plan, no circumstances described in CEQA Guidelines § 15162(a) have occurred:

§15162. Subsequent EIRs and Negative Declarations
(a) When an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantia l increase in the severity of previously identified significant effects; or
(3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in the

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

previous EIR or negative declaration;
(B) Significant effects previously examined will be substantially more severe than shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or
(D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.

On June 28, 2011, the Folsom City Council approved the Folsom Plan Area Specific Plan (FPASP) for development of up to 10,210 residential dwelling units with a range of housing types and densities, along with commercial, industrial/office park, and mixed-use land uses, open space, public schools, parks, and supporting infrastructure. The development would be located on approximately 3,514 acres. The City and the U.S. Army Corps of Engineers prepared a joint Environmental Impact Report/Environmental Impact Statement (EIR/EIS) for the FPASP that evaluated the environmental impacts associated with development of the entire plan area based on the land use designations identified in the specific plan. The Folsom City Council has approved several amendments to the FPASP since 2011, the most recent as part of the City of Folsom General Plan Amendments for Increased Residential Capacity project, which was approved on August 27, 2024, with a Subsequent EIR that considered development of up to 13,343 residential dwelling units.

Environmental Checklists and Addendums to the 2011 FPASP EIR/EIS were prepared for both phases of the Folsom Heights project (General Plan Amendment, Specific Plan Amendment, and Development Agreement Amendment request approved in 2016 and Large Lot Vesting Tentative Subdivision Map, Small -Lot Vesting Tentative Subdivision Map, Development Agreement Amendment, Inclusionary Housing Plan, and Minor Administrative Modification request approved in 2017) . The subject property was included in the analyses for both phases. The Addendum s concluded that the project would not result in new or substantially more significant environmental impacts compared to the analysis presented in the FPASP EIR/EIS and that no changes in circumstances were present that necessitated further environmental review.

The City, as lead agency, has reviewed the Veranda at Folsom Heights project against the FPASP and has determined that the proposed project as conditioned is entirely consistent with the FPASP. The project does not propose changes to land use designations, permitted density, infrastructure, or any other component of the specific

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

plan that w ere evaluated through the FPASP EIR/EIS and subsequent environmental documents. The Planned Development Permit and Minor Administrative Modification requests would result in minor modifications to the allocation of residential units in the FPASP and development standards permitted in the project area. However, neither results in increased densities, impacts to infrastructure, or impacts to any other component of the FPASP beyond those evalu ated in the FPASP EIR/EIS. Further, the City has not identified any substantial changes that have occurred with respect to the project’s circumstances which would require major revisions of the FPASP EIR/EIS or subsequent environmental documents due to the involvement of new signifi cant environmental effects or a substantial increase in the severity of previously identified significant effects. The FPASP, and specifically the Folsom Heights project area, is being developed out as planned for in the FPASP, with all significant environ mental effects being addressed through existing Mitigation Monitoring and Reporting programs already in place (Condition of Approval No 11). Finally, no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete , shows that the project will have significant effects not discussed in the previous EIR, significant effects previously examined will be more severe than shown in the previous EIR, or that mitigation measures considered infeasible are now feasible or alternative mitigation measures have been identified to r educe significant effects shown in the previous EIR.

As stated above, the most recent environmental document prepared for amendments to the FPASP was approved in 2024, which would have identified such new information as would be critical to ensure appropriate CEQA review of the project.

The City has determined that the proposed project is consistent with the F olsom Plan Area Specific Plan and that it would not result in any of the circumstances listed in CEQA Guidelines §15162. Because the proposed project is subject to a statutory exemption , rather than a categorical exemption, the typical exceptions to CEQA exemptions do not apply. Therefore, the Veranda at Folsom Heights project qualifies for the special situation exemption of CEQA Guidelines § 15182 – Projects Pursuant to a Specific Plan.

STAFF RECOMMENDATION/PLANNING COMMISSION ACTION
Move to recommend that the City Council confirm staff’s determination that the Veranda at Folsom Heights project is exempt from CEQA under CEQA Guidelines § 15182 – Projects Pursuant to a Specific Plan, and approve a Small-Lot Vesting Tentative Subdivision Map and Planned Development Permit and Design Review for the Veranda at Folsom Heights project, based on the findings (Findings A -AA) and subject to the conditions of approval (Conditions 1-64) attached to this report.

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

GENERAL FINDINGS

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

B. THE PROJECT IS CONSISTENT WITH THE GENERAL PLAN AND THE FOLSOM PLAN AREA SPECIFIC PLAN.

CEQA FINDINGS

C. THE CITY, AS LEAD AGENCY, PREVIOUSLY CERTIFIED AN

ENVIRONMENTAL IMPACT REPORT/ENVIRONMENTAL IMPACT
STATEMENT FOR THE FOLSOM PLAN AREA SPECIFIC PLAN.

D. THE CITY, AS LEAD AGENCY, PREVIOUSLY CERTIFIED ADDENDUMS TO

THE FOLSOM PLAN AREA SPECIFIC PLAN EIR/EIS FOR THE FOLSOM HEIGHTS PROJECT.

E. THE CITY HAS DETERMINED THAT THE VERANDA AT FOLSOM HEIGHTS

RESIDENTIAL PROJECT IS UNDERTAKEN PURSUANT TO AND IN

CONFORMITY TO THE FOLSOM PLAN AREA SPECIFIC PLAN AND THE FOLSOM HEIGHTS PROJECT.

F. THE CITY HAS DETERMINED THAT NONE OF THE CIRCUMSTANCES DESCRIBED IN CEQA GUIDELINES SECTION 15162 GENERALLY

REQUIRING THE PREPARATION OF A SUBSEQUENT EIR EXIST IN THIS CASE.

G. APPLICABLE MITIGATION MEASURES FROM THE FPASP FEIR ARE APPLIED TO THIS PROPOSED PROJECT.

H. THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW UNDER SECTION 15182 (PROJECTS IMPLEMENTING SPECIFIC PLANS) OF THE CEQA GUIDELINES.

TENTATIVE SUBDIVISION MAP FINDINGS

I. THE PROPOSED SMALL-LOT VESTING TENTATIVE SUBDIVISION MAP IS CONSISTENT WITH THE CITY’S SUBDIVISION ORDINANCE AND THE

SUBDIVISION MAP ACT IN THAT THE PROJECT IS SUBJECT TO

CONDITIONS OF APPROVAL THAT WILL ENSURE THAT THE PROJECT IS DEVELOPED IN COMPLIANCE WITH CITY STANDARDS.

J. THE SITE IS PHYSICALLY SUITABLE FOR THE TYPE OF DEVELOPMENT PROPOSED.

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

K. THE SITE IS PHYSICALLY SUITABLE FOR THE PROPOSED DENSITY OF DEVELOPMENT.

L. THE PROPOSED SUBDIVISION , TOGETHER WITH THE PROVISIONS FOR

ITS DESIGN AND IMPROVEMENT, IS CONSISTENT WITH THE GENERAL

PLAN, THE FOLSOM PLAN AREA SPECIFIC PLAN, AND ALL APPLICABLE PROVISIONS OF THE FOLSOM MUNICIPAL CODE.

M. AS CONDITIONED, THE DESIGN OF THE SMALL-LOT TENTATIVE

SUBDIVISION MAP AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY

TO CAUSE SUBSTANTIAL ENVIRONMENTAL DAMAGE OR SUBSTANTIALLY AND AVOIDABLY INJURE FISH OR WILDLIFE OR THEIR HABITAT.

N. AS CONDITIONED, THE DESIGN OF THE SMALL-LOT VESTING TENTATIVE

SUBDIVISION MAP AND THE PROPOSED IMPROVEMENTS ARE NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH OR SAFETY PROBLEMS.

O. THE DESIGN OF THE SMALL-LOT TENTATIVE SUBDIVISION MAP AND THE

TYPE OF IMPROVEMENTS WILL NOT CONFLICT WITH EASEMENTS FOR

ACCESS THROUGH OR USE OF PROPERTY WITHIN THE PROPOSED
SUBDIVISION.

P. SUBJECT TO SECTION 66474.4 OF THE SUBDIVISION MAP ACT, THE LAND

IS NOT SUBJECT TO A CONTRACT ENTERED INTO PURSUANT TO THE CALIFORNIA LAND CONSERVATION ACT OF 1965 (COMMENCING WITH SECTION 51200 OF THE GOVERNMENT CODE).

PLANNED DEVELOPMENT PERMIT FINDINGS

Q. 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.

R. THE PROPOSED PROJECT IS CONSISTENT WITH THE OBJECTIVES,

POLICIES AND REQUIREMENTS OF THE DEVELOPMENT STANDARDS OF THE CITY. THE MODIFICATIONS TO THOSE STANDARDS PROPOSED AS A

PART OF THIS PROJECT WILL RESULT IN A DEVELOPMENT THAT IS

SUPERIOR TO THAT OBTAINED BY RIGID APPLICATION OF THE

STANDARDS, CONSIDERING THE ADDITIONAL AMENITIES TO BE
PROVIDED BY THE PROPOSED PROJECT.

S. THE PHYSICAL, FUNCTIONAL AND VISUAL COMPATIBILITY BETWEEN THE

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

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

T. THERE ARE AVAILABLE NECESSARY PUBLIC FACILITIES, INCLUDING BUT

NOT LIMITED TO WATER, SEWER AND DRAINAGE TO ALLOW FOR THE

DEVELOPMENT OF THE PROJECT SITE IN A MANNER CONSISTENT WITH

THE PROPOSAL AND THE ADEQUACY OF THE PROVISION WHICH THE

PROPOSED DEVELOPMENT MAKES FOR THE FURNISHING OF SUCH
FACILITIES IS ACCEPTABLE.

U. AS CONDITIONED, THE PROPOSED PROJECT WILL NOT CAUSE ADVERSE

ENVIRONMENTAL IMPACTS WHICH HAVE NOT BEEN MITIGATED TO AN ACCEPTABLE LEVEL.

V. THE PROPOSED PROJECT WILL NOT CAUSE UNACCEPTABLE VEHICULAR

TRAFFIC LEVELS ON SURROUNDING ROADWAYS AND THE PROPOSED

PROJECT WILL PROVIDE ADEQUATE INTERNAL TRAFFIC CIRCULATION, INCLUDING INGRESS AND EGRESS.

W. 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 CITY AS A WHOLE.

X. ADEQUATE PROVISION IS MADE FOR THE FURNISHING OF SANITATION

SERVICE AND EMERGENCY PUBLIC SAFETY SERVICES TO THE
PROJECT.

DESIGN REVIEW FINDINGS

Y. THE PROJECT IS IN COMPLIANCE WITH THE GENERAL PLAN, THE

FOLSOM PLAN AREA SPECIFIC PLAN, AND APPLICABLE ZONING
ORDINANCES.

Z. THE PROJECT IS IN CONFORMANCE WITH THE FOLSOM HEIGHTS DESIGN GUIDELINES, ADOPTED JULY 2017.

AA. THE BUILDING MATERIALS, TEXTURES, AND COLORS OF THE PROJECT

WILL BE COMPATIBLE WITH SURROUNDING DEVELOPMENT AND

CONSISTENT WITH THE GENERAL DESIGN THEME OF THE
NEIGHBORHOOD.

09/23/2025 Item No.4.

Planning Commission
Veranda at Folsom Heights (MSTR25-00025)
August 20, 2025

ATTACHMENT 2

BACKGROUND

BACKGROUND
The Folsom Plan Area Specific Plan (FPASP), approved in 2011, is a development plan for over 3,500 acres of previously undeveloped land located south of Highway 50, north of White Rock Road, east of Prairie City Road, and adjacent to the Sacramento County/El Dorado County line in the southeastern portion of the City.

The FPASP includes a mix of residential, commercial, employment and public uses, complemented by recreational amenities including a significant system of parks and open space, all within proximity to one another and interconnected by a network of “complete streets”, trails and bikeways. The Specific Plan is consistent with the SACOG Blueprint Principles and the requirements of SB 375 (Sustainable Communities and Climate Protection Act).

On June 28, 2016, the City Council approved a General Plan Amendment and Specific Plan Amendment for a 189.7-acre site located in the northeast corner of the Folsom Plan Area, known as the Folsom Heights project. The approved General Plan Amendment and Specific Plan Amendment resulted in an increase in the amount of land designated for single-family development, a decrease in the amount of land designated for multi -family development, a reduction in the amount of land designated for commercial development, and an increase in the amount of open space within the project area.

On July 11, 2017, the City Council subsequently approved a Large-Lot Vesting Tentative Subdivision Map, Small -Lot Vesting Tentative Subdivision Map, Project Design Guidelines, and an Inclusionary Housing Plan for the development of a 530-unit residential and commercial development (Folsom Heights Subdivision) on the 189.7-acre site located in the northeast corner of the Folsom Plan Area. The City Council also approved an Amendment to the First Amended and Restated Tier 1 Development Agreement between the City of Folsom and Folsom Heights, LLC, on July 25, 2017. The Tentative Subdivision Maps received two extension approvals, with the Large-Lot Vesting Map being recorded in 2021 and the Small-Lot Final Map in the process of being finalized as of the time of this report.

The Folsom Heights project included approval of 530 residential units at varying densities, including an allocation of 123 multifamily residential units to two of the Large Lots .

However, these lots were not included in the Small-Lot Map. Thus, they are the subject of this subsequent entitlement request.

09/23/2025 Item No.4.

Attachment 3

09/23/2025 Item No.4.

Vicinity Map

09/23/2025 Item No.4.

Attachment 4

09/23/2025 Item No.4.

Project Narrative

Elliott Homes is requesting a Tentative Map for a 125-unit detached townhome project at Folsom Heights. The project is situated along Folsom Heights’ western boundary at the intersection of Empire Ranch Road and Summit Street. The project is located on two existing large lot parcels, separated by Summit Street. The southern parcel, Lot A, includes 53 units, and the northern parcel, Lot B, includes 72 units. Both sites are oriented along a central promenade, a street lined by parallel parking and street trees, that extends the length of both parcel from north to south and is accessed from a traffic circle on Summit Street. Secondary access to each site is provided along Iron Horse Drive. The townhomes are alley-loaded and front onto paseos, which form an interconnected pedestrian network. Both sites also include a pocket park.

The project is consistent with the Folsom Heights Tentative Map, the General Plan, the Folsom Plan Area Specific Plan, and all other applicable development standards and design guidelines. This includes achieving its maximum entitled density on a steeply sloped site by “stepping” individual paseos down the hillside.

The community will benefit from the project’s:

1. Use of detached townhomes, a missing middle typology, that will increase the supply of for sale affordable housing;

2. Pedestrian-oriented design;

3. Provision of park space; and

4. Proximity to Folsom Height’s future mixed-use site, located immediately north of Lot B.

The project has been designed to avoid and/or mitigate any negative effects on the community.

09/23/2025 Item No.4.

Elliott Homes is requesting a Planned Development (PD) permit to construct Veranda at Folsom Heights, a 125-unit small lot detached single family residential/patio home community. The entitlement, operating in tandem with the project’s Tentative Subdivision Map, will enable the City to approve the project’s innovative housing typology and provide the basis for the City to approve the project’s Design Review entitlement in the future. Outstanding aspects of the project include the following:
• Veranda at Folsom Heights emulates a previous project constructed in Folsom, Veranda at Empire Ranch, located at the intersection of East Natoma Street and Golf Links Drive. The earlier project marked Elliott’s first foray into the product type. We have since refined the product through three completed projects and two projects that are currently under construction.

Veranda at Empire Ranch and all subsequent projects have been well-received by the community and helped the respective jurisdictions achieve their housing goals. The PD permit’s requested development standard deviations reflect how we constructed the project at Empire Ranch and elsewhere.
• The project will play an important role in Folsom achieving its goal of providing housing choice in the Folsom Plan Area. Elliott designs, constructs, and prices the product to provide an appealing option for first time homebuyers and others who are seeking more affordable/attainable housing.
• The project features a pedestrian-oriented design that will provide future residents with an alternative to driving, thereby contributing to the community’s health. The project features a compact grid system that provides efficient access and pedestrian connectivity to all areas of the project. The separation of paseos from streets and alleys will improve safety by reducing pedestrian-vehicular conflicts. By virtue of the project’s central location within Folsom Heights, residents will also be within walking distance of Folsom Heights’ future mixed-use site, located immediately to the north, and future school and park sites, located to the south along the west side of Empire Ranch Road.
• As a small lot residential product that provides limited private outdoor space, the project incorporates an interconnected network of shared outdoor spaces in the form of paseos and pocket parks. These spaces will incorporate abundant landscaping and trees and provide significant shade coverage, enabling residents to recreate throughout the year.

09/23/2025 Item No.4.

Attachment 5

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LOT ALOT B
LOT C

LOT DLOT E

LOT KLOT L
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LOT ILOT H
LOT G
LOT M

LOT JLOT R
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LOT QLOT N
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IRON HORSE DRIVE

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SUMMIT STREET

DEERFIELD DR IRON HORSE DRIVEBOLD PLACE

EMPIRE RANCH ROAD
LOT A
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LOT DLOT C
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142
132130129
135
139
LOT A
385384386
396394395
326324325
323
351350
365364
368367366
322
342340339341
338
399400
402
404
349
401
346
403
345344343
398
405
397
348347
345671011
17 161514
12 24232221
2019
51525350484746
434445
424140
393837
363534
333231
302928
252627
49 18
LOT P1
12 89
105545556
575859
606162
636465
666768
717069
747372
777675
807978
828384858687
888990
9192939495
96979899
101110111112
114
121120119118117116
122123124125 104
102109108107106

RIDGEVIEW CIRCLECLEARBEND WAYVERANDA VIEW STREET SOUTH

VERANDA VIEW STREET NORTH

HIGHLAND STREET

OVERLOOK RIDGE WAY

LOT ALOT B
LOT C

LOT DLOT E

LOT KLOT L
LOT F

LOT ILOT H
LOT G
LOT M

LOT JLOT R
LOT S
LOT T
LOT P2
LOT U

LOT QLOT N
LOT O
13 113
100
103
115
81 ALDERCREEKPKWY
2911SF
2542SF2542SF2542SF2604SF
4083SF
3089SF
2911SF
3301SF
3088SF
4083SF
2911SF
3301SF
2911SF3089SF3089SF
4025SF
3940SF
2911SF
2911SF
2911SF2911SF
2911SF
3940SF
2911SF
2706SF
2706SF2706SF2706SF2971SF2706SF2969SF
2938SF3076SF
2827SF3017SF
2952SF2952SF
2952SF2952SF
2952SF2952SF2952SF
2952SF2952SF2952SF
2972SF2972SF2972SF
2932SF2932SF2932SF
2870SF
2891SF2891SF
2932SF2931SF4076SF
2890SF2890SF4019SF
2932SF2932SF4076SF
2890SF2890SF3892SF
2932SF2932SF3790SF
2706SF2706SF3036SF
1451SF
27440SF
2952SF2952SF3842SF
18283SF 4458SF
511SF
447SF
422SF
2963SF
2586SF
423SF
5115SF
8454SF
3096SF
2890SF
2891SF
3948SF
2890SF
2890SF
2891SF
4043SF
3988SF
20958SF
2590SF
3111SF
3474SF
2797SF
3111SF
40400SF
30148SF
423SF
5358SF423SF
20772SF
511SF441SF
4018SF
2870SF
2870SF
7404SF
3990SF
2870SF
2870SF
2870SF
3885SF
2870SF
3045SF
3045SF
2870SF
3255SF
4159SF11496SF
2870SF
2870SF2799SF
4307SF
2930SF
2870SF2799SF2870SF
4307SF
2897SF
2870SF
3688SF
19837SF
3013SF2952SF2952SF
18129SF
3979SF
2932SF
2932SF
2932SF
2932SF
R=25'R=25'
R=25'R=25'
R=25'
R=25'R=25'
R=25'R=25'125'131'
131'131'
131'131'
131'131'
45'41'41'41'45'45'41'
50'41'41'41'45'44'41'29'22'
66' 66'66'66'66'66'66'66'
61' 69'74'66'18'
65' 66'66'56'51'41'41'28'
30'15'15'27'10'10'114'284' 114'10'18'18'16'
41'
433'
81'81'64' 77'
41'41'41'10'10'122'112'
72'
41'41'41'72'72'72'
72'72'72'72'
41'41'41'10'10'122'122'
72'72'72'72'
41'41'41'
72'72'72'72'
41'41'41'122'122'72'72'72'72' 42'41'41'
72' 72'72'72'
44'41'41'10'10'62'67'71'76'
161'
62'62'62'62'62'61'
42'41'41'41'42'207'
42'41'41'41'42'59'21'
153'7'150'17'
R=25'
R=25'
R=25'R=25'
R=25'R=25'
R=25'R=25'
R=25'R=25'
R=25'
R=25' R=25'
213'213'
R=25' 36'R=25'R=25'
R=25'
R=25' R=25'72'
213'
R=25'
10'10'
125'125'
R=25' R=25'31' 72'R=25'
125'
21'
6'113'17' 21'35'6'3'35' 215'
47'
41'
43'
44'
41'
57'
55'
41'
41'
41'70'70'
70'
70'
70' 71'
71'
71'
71'
71' 71'
71'
71'
71'
71'
70'
70'
70'70'
70'70'71'
71'
71'71'
71' 71'
71'
71'
71'
71'
71'71'32'29'21'
10'10'
451'
46'
41'
43'
43'
41'
58'
41'41'
41'
55'
58'
41'
44'
44'
41'
46' 46'
41'
44'44'
41'
58'
55'
41'
41'
41'
452'
213'266'
168'
S26° 49' 48.10"E 262.0'
S21° 58' 26.28"E 43.8'
S8° 26' 54.51"E 45.4'N89° 23' 27.35"E 92.8'
N89° 23' 27.35"E 91.6'
S9° 19' 31.17"W 442.6'
156'
61'
502'
64' 71'
512'
61'
66'
R=250'
R=250'
12'12'
10'10'
10'10'
10'10'
10'10'
10'
15'15'
45'41'41'58'41'28'
45'
46'41'41'53'41'41'
72'
72'
72'
72'
72'
71'
101'30' 19' 33'
41'
41'
41'
41'
41'
74'
41'
41'
41'41'
119'
66'41'70'57'70'57'98'
226'
R=10'R=10'16'10'10'70'
70'70'
70'
70'
41'
41'
41'
49'
83'
10'10'
10'10'10'10'56'
10'10'
41'
41'
41'
41'
41'
41'70'
70'
70'
70'
70'
70'
68'41'41'41'77'
41'
41'
41'
41'
41'
56'
73'
10'10'
106'
41'
41'41'70'
70'70'
70'
106'
41'
41'
41'
55'
513'
41'
41'
62'40' 66'72'72'72'64'
21'37'28'
54'14'65'42'41'41'41'23' 189' 31'174'
21'35'6'3'58' 205'
6'41'41'51' 72'72'72'72' 41'41'56'
71' 71'71'71'
57'41'41'71'72'72'72'57'41'41'
71'70'70'70'
71'72'72'72'
71'70'70'70'
53'41'41'
72'72'72'72'
66'66'66'66'
46'41'41'128'113'34' 3'
21'35'6'
18'
166'
42'
374'
498'
46'46'
452'452'
101' 94'
20'
21'27'39'S3° 57' 12.51"E 93.0'N3° 57' 12.51"W 88.9'
L=41.1'R=291.0'
S9° 19' 31.17"W 383.6'
10'10'10'10'
10'10'
10'10'
10'10'
R=55'
R=40'
S80° 40' 28.83"E 138.7'L=63.5'R=1431.0'
N86° 02' 47.49"E 30.1'
L=206.4'R=1461.0'
S9° 19' 31.17"W 156.0'
S14° 48' 32.09"W 125.6'
S9° 19' 31.17"W 154.0'
L=48.7'R=31.0' N80° 40' 28.83"W 104.3'L=60.8'R=30.0' L=32.7'R=30.0'L=20.1'R=60.0'L=27.7'R=30.0' L=94.8'R=519.0' L=114.1'R=481.0' L=112.8'R=172.0'
N46° 53' 58.50"E 193.6'
L=96.1'R=172.0'
L=129.4'R=519.0'L=80.7'R=481.0'
N86° 02' 47.49"E 40.4'
N0° 36' 32.65"W 40.4'
L=67.2'R=30.0'L=38.8'R=35.0'L=38.8'R=35.0'L=50.5'R=30.0'S80° 40' 28.83"E 108.0'L=48.7'R=31.0' S9° 19' 31.17"W 391.3'
L=41.0'R=1550.0'
S10° 57' 26.10"W 126.1'
L=155.4'R=1562.0'
L=47.4'R=31.0' S85° 02' 27.11"W 108.5'L=177.3'R=837.0' L=55.7'R=35.0' L=38.8'R=35.0'
57'
41'
50'
57'41'41'
41'41'57'
19'
R=25'
R=28'
R=210'41'
3321SF3302SF
19312SF
3321SF
2911SF
2542SF2542SF2542SF2604SF
4083SF
3089SF
2911SF
3301SF
3088SF
4083SF
2911SF
3301SF
2911SF3089SF3089SF
4025SF
3940SF
2911SF
2911SF
2911SF2911SF
2911SF
3940SF
2911SF
2706SF
2706SF2706SF2706SF2971SF2706SF2969SF
2938SF3076SF
2827SF3017SF
2952SF2952SF
2952SF2952SF
2952SF2952SF2952SF
2952SF2952SF2952SF
2972SF2972SF2972SF
2932SF2932SF2932SF
2870SF
2891SF2891SF
2932SF2931SF4076SF
2890SF2890SF4019SF
2932SF2932SF4076SF
2890SF2890SF3892SF
2932SF2932SF3790SF
2706SF2706SF3036SF
1451SF
27440SF
2952SF2952SF3842SF
18283SF 4458SF
511SF
447SF
422SF
2963SF
2586SF
423SF
5115SF
8454SF
3096SF
2890SF
2891SF
3948SF
2890SF
2890SF
2891SF
4043SF
3988SF
20958SF
2590SF
3111SF
3474SF
2797SF
3111SF
40400SF
30148SF
423SF
5358SF423SF
20772SF
511SF441SF
4018SF
2870SF
2870SF
7404SF
3990SF
2870SF
2870SF
2870SF
3885SF
2870SF
3045SF
3045SF
2870SF
3255SF
4159SF11496SF
2870SF
2870SF2799SF
4307SF
2930SF
2870SF2799SF2870SF
4307SF
2897SF
2870SF
3688SF
19837SF
3013SF2952SF2952SF
18129SF
3979SF
2932SF
2932SF
2932SF
2932SF
R=25'R=25'
R=25'R=25'
R=25'
R=25'R=25'
R=25'R=25'125'131'
131'131'
131'131'
131'131'
45'41'41'41'45'45'41'
50'41'41'41'45'44'41'29'22'
66' 66'66'66'66'66'66'66'
61' 69'74'66'18'
65' 66'66'56'51'41'41'28'
30'15'15'27'10'10'114'284' 114'10'18'18'16'
41'
433'
81'81'64' 77'
41'41'41'10'10'122'112'
72'
41'41'41'72'72'72'
72'72'72'72'
41'41'41'10'10'122'122'
72'72'72'72'
41'41'41'
72'72'72'72'
41'41'41'122'122'72'72'72'72' 42'41'41'
72' 72'72'72'
44'41'41'10'10'62'67'71'76'
161'
62'62'62'62'62'61'
42'41'41'41'42'207'
42'41'41'41'42'59'21'
153'7'150'17'
R=25'
R=25'
R=25'R=25'
R=25'R=25'
R=25'R=25'
R=25'R=25'
R=25'
R=25' R=25'
213'213'
R=25' 36'R=25'R=25'
R=25'
R=25' R=25'72'
213'
R=25'
10'10'
125'125'
R=25' R=25'31' 72'R=25'
125'
21'
6'113'17' 21'35'6'3'35' 215'
47'
41'
43'
44'
41'
57'
55'
41'
41'
41'70'70'
70'
70'
70' 71'
71'
71'
71'
71' 71'
71'
71'
71'
71'
70'
70'
70'70'
70'70'71'
71'
71'71'
71' 71'
71'
71'
71'
71'
71'71'32'29'21'
10'10'
451'
46'
41'
43'
43'
41'
58'
41'41'
41'
55'
58'
41'
44'
44'
41'
46' 46'
41'
44'44'
41'
58'
55'
41'
41'
41'
452'
213'266'
168'
S26° 49' 48.10"E 262.0'
S21° 58' 26.28"E 43.8'
S8° 26' 54.51"E 45.4'N89° 23' 27.35"E 92.8'
N89° 23' 27.35"E 91.6'
S9° 19' 31.17"W 442.6'
156'
61'
502'
64' 71'
512'
61'
66'
R=250'
R=250'
12'12'
10'10'
10'10'
10'10'
10'10'
10'
15'15'
45'41'41'58'41'28'
45'
46'41'41'53'41'41'
72'
72'
72'
72'
72'
71'
101'30' 19' 33'
41'
41'
41'
41'
41'
74'
41'
41'
41'41'
119'
66'41'70'57'70'57'98'
226'
R=10'R=10'16'10'10'70'
70'70'
70'
70'
41'
41'
41'
49'
83'
10'10'
10'10'10'10'56'
10'10'
41'
41'
41'
41'
41'
41'70'
70'
70'
70'
70'
70'
68'41'41'41'77'
41'
41'
41'
41'
41'
56'
73'
10'10'
106'
41'
41'41'70'
70'70'
70'
106'
41'
41'
41'
55'
513'
41'
41'
62'40' 66'72'72'72'64'
21'37'28'
54'14'65'42'41'41'41'23' 189' 31'174'
21'35'6'3'58' 205'
6'41'41'51' 72'72'72'72' 41'41'56'
71' 71'71'71'
57'41'41'71'72'72'72'57'41'41'
71'70'70'70'
71'72'72'72'
71'70'70'70'
53'41'41'
72'72'72'72'
66'66'66'66'
46'41'41'128'113'34' 3'
21'35'6'
18'
166'
42'
374'
498'
46'46'
452'452'
101' 94'
20'
21'27'39'S3° 57' 12.51"E 93.0'N3° 57' 12.51"W 88.9'
L=41.1'R=291.0'
S9° 19' 31.17"W 383.6'
10'10'10'10'
10'10'
10'10'
10'10'
R=55'
R=40'
S80° 40' 28.83"E 138.7'L=63.5'R=1431.0'
N86° 02' 47.49"E 30.1'
L=206.4'R=1461.0'
S9° 19' 31.17"W 156.0'
S14° 48' 32.09"W 125.6'
S9° 19' 31.17"W 154.0'
L=48.7'R=31.0' N80° 40' 28.83"W 104.3'L=60.8'R=30.0' L=32.7'R=30.0'L=20.1'R=60.0'L=27.7'R=30.0' L=94.8'R=519.0' L=114.1'R=481.0' L=112.8'R=172.0'
N46° 53' 58.50"E 193.6'
L=96.1'R=172.0'
L=129.4'R=519.0'L=80.7'R=481.0'
N86° 02' 47.49"E 40.4'
N0° 36' 32.65"W 40.4'
L=67.2'R=30.0'L=38.8'R=35.0'L=38.8'R=35.0'L=50.5'R=30.0'S80° 40' 28.83"E 108.0'L=48.7'R=31.0' S9° 19' 31.17"W 391.3'
L=41.0'R=1550.0'
S10° 57' 26.10"W 126.1'
L=155.4'R=1562.0'
L=47.4'R=31.0' S85° 02' 27.11"W 108.5'L=177.3'R=837.0' L=55.7'R=35.0' L=38.8'R=35.0'
57'
41'
50'
57'41'41'
41'41'57'
19'
R=25'
R=28'
R=210'41'
3321SF3302SF
19312SF
3321SF

SUNCREST WAY

VALLEY CREST WAY
A20' ACCESS EASEMENT - ALLEYS
B20' ACCESS EASEMENT - ALLEYS

FCENTRAL PROMENADE

GLOT B ENTRANCE
SCALE: N.T.S.

SCALE: N.T.S.

SCALE: N.T.S.

SCALE: N.T.S.

HWALL DETAILSCALE: N.T.S.

C20' ACCESS EASEMENT - ALLEYSSCALE: N.T.S.

D20' ACCESS EASEMENT - ALLEYSSCALE: N.T.S.

E20' ACCESS EASEMENT - ALLEYSSCALE: N.T.S.

VERANDA AT FOLSOM HEIGHTSVERANDA AT FOLSOM HEIGHTSSMALL LOT VESTING TENTATIVESUBDIVISION MAPCITY OF FOLSOM, CALIFORNIAJULY 2025

VICINITY MAP

WHITE ROCK ROADSCOTT ROAD

PRAIRIE CITY ROAD
U. P. R. R.SACRAMENTO COUNTYEL DORADO COUNTY
U.S. HIGHWAY 50IRONPOINTROAD LATROBE ROADEMPIRE ROADROADSIBLEY STREETSTREET OAK AVE.

E. BIDWELL

PARKWAYFOLSOMOFCITY HILLSEL DORADO

COUNTYSACRAMENTO

COUNTYEL DORADO

PLACERVILLE ROADFOLSOM PLAN AREASPECIFIC PLAN
NOTES

FOLSOM HEIGHTSSITE FUTURE EMPIRERANCH ROADINTERCHANGE
FUTURE EMPIRERANCH ROADPHASE 2
PHASE 2PHASE 1
EMPIRE RANCHROAD PHASE 1(IN-PROGRESS)
FUTURE FOLSOMHEIGHTS PHASE 3
FUTURE FOLSOMHEIGHTS PHASE 2
PHASE 2PHASE 1
FOLSOM HEIGHTSPHASE 1(IN-PROGRESS)

PRIVATEINGRESS / EGRESSEASEMENT / PUE (TYP)
8' PRIVATEPEDESTRIANEASEMENT
11' PRIVATEPEDESTRIANEASEMENT
11' PRIVATEPEDESTRIANEASEMENT
4' PRIVATEPEDESTRIANEASEMENT
4' PRIVATEPEDESTRIANEASEMENT
4' PRIVATEPEDESTRIANEASEMENT
4' PRIVATEPEDESTRIANEASEMENT
4' PRIVATEPEDESTRIANEASEMENT
4' PRIVATEPEDESTRIANEASEMENT
4' PRIVATEPEDESTRIANEASEMENT

4.5' PRIVATEPEDESTRIANEASEMENT

4.5' PRIVATEPEDESTRIANEASEMENT

4.5' PRIVATEPEDESTRIANEASEMENT
5' PUE5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
10' PUE

PRIVATE INGRESS /EGRESS EASEMENT /PUE (TYP)
A
A
A
A
A
A
A
A
B
B
F G
H
A
A
A
A
A
A
B
F

4.5' PRIVATEPEDESTRIANEASEMENT4.5' PRIVATEPEDESTRIANEASEMENT 5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
11' PRIVATEPEDESTRIANEASEMENT
11' PRIVATEPEDESTRIANEASEMENT
11' PRIVATEPEDESTRIANEASEMENT
5' PUE (TYP)
17' PRIVATEPEDESTRIANEASEMENT
10' PUE
10' PUE (TYP)
10' PUE (TYP)C
D
E
10' PUE (TYP)
10' PUE10' PUE (TYP)
10' PUE
10' PUE

TENTATIVE MAP INFORMATION

BENCHMARK
2' PRIVATEPEDESTRIANEASEMENT
2' PRIVATEPEDESTRIANEASEMENT

09/23/2025 Item No.4.

D
D
D
D
DD
D
D
D
DD
DD
D D
D
D
D
24"SD
24"SD
24"SD
24"SD
24"SD
12"SD
24"SD
18"SD
18"SD
12"SD24"SD
24"SD
12"SD
30"SD
30"SD
30"SD
4"4"
D
D
D
D
D
D
D
D
D
706708709.5711.5713.5717.5715.5719.5722725727730.5
740.5740
754
740740.5
733735
749.5
754
DOC# 20220502O.R. 0740
730.5732.5735.0737.5739.5741.5743.5
748.0748.5749.0749.5750.5751.0751.5752.0752.0
750.8749.0746.0743.0740.0737.5734.5731.0727.0723.0719.0717.0715.0713.0711.0708.0705.0698.3696.3694.3 LOT A
386
396
366
342341
399400402404
349
401
346
403
345344343
398
405
397
348347
LOT B

LOT DLOT C
107108
147148
109110111112113115114116117118119121127128131133134136137 141140138
145143142
146
120
132130129
135
139
144

ALDERCREEKPKWY
D
D
D
D
D
D D
D
D
D
D
D
D
TW=739.07BW=733.94BW=739.07TW=745.07BW=745.07TW=748.50BW=736.00TW=741.83BW=741.83TW=747.83BW=747.83TW=748.50BW=738.73TW=744.73BW=744.73TW=748.50 BW=740.55TW=746.55BW=746.55TW=748.50
BW=740.00TW=745.63BW=745.63TW=747.30
BW=739.07TW=745.07BW=745.07TW=747.30
BW=738.23TW=744.23BW=744.23TW=747.30BW=738.04TW=744.04BW=744.04TW=747.70 TW=747.70BW=742.96TW=742.96BW=736.96
TW=747.70BW=741.68TW=741.68BW=735.68TW=743.80BW=741.44TW=741.44BW=735.44 TW=743.80BW=739.95TW=739.95BW=733.95
TW=743.80BW=738.49TW=738.49BW=732.49TW=740.00BW=738.18TW=738.18BW=732.18 TW=740.00BW=736.53TW=736.53BW=730.53
TW=739.78BW=733.78TW=733.78BW=727.78TW=740.00BW=734.00TW=740.00BW=734.00TW=734.00BW=731.49 BW=740.00TW=740.00
TW=734.50BW=734.50TW=744.00BW=744.00TW=744.00BW=734.77
TW=750.00BW=744.00TW=744.00BW=735.00
TW=749.00BW=746.00TW=746.00BW=740.00TW=748.00BW=748.00TW=748.00BW=742.00TW=744.50BW=744.10TW=747.00BW=743.50 TW=748.50BW=742.50TW=742.50BW=736.50TW=736.50BW=732.03
BW=742.50TW=748.50TW=742.50BW=736.50TW=736.50
TW=736.50BW=736.50TW=742.50BW=742.50TW=748.50
TW=736.50BW=737.50BW=736.50BW=737.50
TW=742.50TW=742.50BW=742.50TW=748.50TW=742.50BW=742.50TW=748.50TW=742.00BW=742.00TW=748.00TW=741.50BW=741.50TW=747.50TW=747.50 TW=747.50TW=745.50TW=744.50
FG=747.63FG=746.92FG=747.22FG=746.92FG=747.59-0.50%-0.50% FG=746.79FG=746.09FG=746.39FG=746.10-0.50%-0.50%-0.50%FG=745.53 FG=745.11
FG=745.71
-0.50%
-0.50%
FG=746.61
FG=746.18FG=746.56-0.50%FG=746.23-0.50%
FG=749.44
-2.00%
FG=749.38
-2.00%
-0.50%-3.00%FG=746.10FG=746.25
FG=746.91FG=747.13-0.50%-0.50%
FG=746.42FG=746.72
FG=743.07-1.00%FG=745.70
-0.50%
FG=739.53FG=738.83-0.50%FG=739.13-10.00%
FG=745.95FG=745.95FG=745.70FG=746.00
FG=733.21FG=733.81
FG=745.07-2.00%
-0.50%
P=747.74P=747.60P=747.33P=747.19P=747.09P=747.39P=747.54 P=747.74P=747.60P=747.55P=747.39P=747.54P=747.74
P=746.91P=746.71P=746.56P=746.11P=745.96P=745.70P=745.55P=745.83P=746.91P=746.71P=746.57P=746.03P=746.03P=745.26P=747.25P=747.04P=746.90 P=747.25P=747.04P=746.90
P=743.87P=745.11P=745.96
P=743.87P=745.10P=745.96
P=739.66P=739.45P=739.31
P=739.66P=739.45P=739.31 P=749.58P=749.52P=749.00P=748.95P=749.53P=748.95P=747.89P=747.89P=747.94P=747.37P=747.31P=747.32P=746.20P=746.50P=746.06P=746.65P=745.79P=746.61P=745.62P=746.44P=746.18P=745.36P=746.18P=746.44P=746.61P=746.65P=746.51 345671011
171615141312
24232221
2019
51525350484746
434445
424140
393837363534
333231302928
252627
49 18
LOT P1
12 89
105545556
575859
606162
636465
666768
717069747372
777675
807978
81828384858687
888990
9192939495
96979899100101110111112113114115
121120119118117116
122123124125 104103102109108107106
'D' PLACE
'E' PLACE
'F' PLACE
'G' PLACE
'B' PLACE
'A' PLACE'C' PLACE
'A' STREET
'B' STREET
'C' STREET
'H' PLACE
'I' PLACE
'J' PLACE
'K' PLACE
'L' PLACE
'M' PLACE
'N' PLACE
'P' PLACE
'Q' PLACE
'O' PLACE

LOT ALOT B
LOT C

LOT DLOT E

LOT KLOT L
LOT F

LOT ILOT H
LOT G
LOT M
LOT J
LOT N
LOT O
LOT Q
LOT S
LOT P2
LOT R
TW=730.41BW=730.41TW=726.00BW=730.80BW=730.80TW=730.03TW=730.03BW=724.04 TW=730.80BW=727.27TW=727.27BW=721.36TW=730.80BW=726.12TW=726.12BW=720.17TW=725.52BW=725.52TW=725.52BW=719.53TW=723.90BW=717.96TW=723.90BW=723.90 TW=723.90BW=720.75TW=720.75BW=714.76TW=720.30BW=720.30TW=720.30BW=714.30TW=717.38BW=713.93 TW=717.38BW=717.38TW=717.38BW=711.38
TW=717.38BW=714.50TW=714.50BW=708.51TW=713.96BW=713.96TW=713.96BW=707.96TW=712.79BW=707.75TW=712.79BW=712.79TW=712.79BW=706.79 TW=712.75BW=707.28TW=707.28BW=701.28TW=706.66BW=706.66TW=706.66BW=700.66TW=699.97BW=699.97 BW=732.50
BW=735.00
BW=739.50
BW=743.50
BW=743.50BW=743.50BW=743.50
BW=727.00TW=727.00BW=723.00TW=726.72BW=723.00TW=725.50BW=719.00TW=725.13BW=719.00TW=723.50TW=723.11BW=717.00BW=717.00TW=719.00BW=715.00TW=718.87BW=715.00TW=717.50BW=713.00TW=716.00BW=711.00TW=715.82BW=711.00TW=714.03BW=708.00TW=713.57BW=708.00TW=711.00BW=705.00TW=710.59BW=705.00TW=708.00BW=706.00TW=706.00 TW=731.00BW=731.00
BW=749.00TW=749.00BW=743.00TW=749.00TW=746.00BW=743.00TW=746.00BW=740.03TW=743.00BW=739.64TW=743.00BW=737.00TW=740.00BW=736.64TW=740.00BW=734.00TW=737.50BW=733.86TW=737.50BW=732.61TW=734.50BW=732.43TW=734.50BW=731.21 TW=749.00BW=743.00
TW=737.00BW=735.53BW=737.04TW=739.64TW=740.03BW=737.17BW=738.36TW=743.00TW=743.00BW=738.64TW=745.32BW=738.77TW=740.00BW=739.00 FG=729.10
FG=722.00
FG=715.59
FG=711.33
FG=711.78
FG=716.32
FG=722.74
FG=729.55
FG=731.73
FG=718.18
FG=713.11
FG=737.28
FG=726.93
FG=732.13
-5.00%-5.00%-0.50%
-0.50%
-0.50%
-0.50%
-5.00%
-3.00%
-3.00%
-10.00%
-3.00%
-3.50%
-2.00%-3.59%-8.00%-4.00%
-4.00%
-4.50%
-4.20%
-5.00%
-12.00%
-7.03%
3' WALL
4' WALL
4' WALL

3.3' WALL

3.3' WALL
4' WALL
P=729.66P=729.46P=729.32
P=729.63P=729.42P=729.22P=722.81P=722.61P=722.47
P=722.81P=722.61P=722.47P=716.40P=716.19P=716.05
P=716.40P=716.19P=715.99P=711.85P=711.65P=711.51
P=711.83P=711.62P=711.48P=713.79P=714.79P=716.65P=717.66P=717.66P=716.65 P=720.47P=727.51P=721.90P=728.65P=724.56P=730.78P=731.92P=733.57P=735.71P=736.83P=731.25P=729.99P=728.05P=725.80P=724.97P=726.17P=728.42P=729.84 P=732.15P=734.01P=735.28P=737.23P=738.33

IRON HORSE DRIVE

SUMMIT STREET

EMPIRE RANCH ROAD

BOLD PLACE

IRON HORSE DRIVE

IRON HORSE DRIVE
4' WALL
SCALE: N.T.S.SECTION 'A'
SCALE: N.T.S.SECTION 'B'
SCALE: N.T.S.SECTION 'C'
SCALE: N.T.S.SECTION 'D'
SCALE: N.T.S.SECTION 'E'
SCALE: N.T.S.SECTION 'F'
SCALE: N.T.S.SECTION 'G'
SCALE: N.T.S.SECTION 'H'
SCALE IN FEET0
50'25'100'
VERANDAAT FOLSOM HEIGHTSPRELIMINARY GRADING PLANCITY OF FOLSOM, CALIFORNIAJANUARY 2025 18"SD
18"SD
18"SD
18"SD
18"SD
18"SD15"SD
15"SD15"SD12"SD
18"SD
18"SD

FUTURE EMPIRERANCH ROADINTERCHANGE
FUTURE EMPIRERANCH ROADPHASE 2
PHASE 3PHASE 2
PHASE 2PHASE 1
EMPIRE RANCHROAD PHASE 1(IN-PROGRESS)
FUTURE FOLSOMHEIGHTS PHASE 3
FUTUREFOLSOMHEIGHTSPHASE 2
PHASE 2PHASE 1
FOLSOM HEIGHTSPHASE 1(IN-PROGRESS)
15"SD
12"SD12"SD12"SD
18"SD
18"SD
18"SD24"SD24"SD24"SD24"SD24"SD12"SD
18"SD12"SD
15"SD
15"SD
12"SD12"SD
12"SD
12"SD
12"SD12"SD
12"SD
12"SD
D–
E–
F–
A–
C–
B–
G–
G–
G– G–
G–
H–
12"SD

09/23/2025 Item No.4.

D
D
D
D
D
DD
D
D
D
D
DD S
DD
D D
D
D
D
S
S
S
S
S
2"2" 2"2"2"2"16"W16"W16"W16"W
16"W
16"W
16"W
16"W
24"SD
24"SD
24"SD
24"SD
24"SD
12"SD
24"SD
18"SD
18"SD
12"SD24"SD
24"SD
12"SD
30"SD
30"SD
30"SD8"SS
4"4"4"4"
18"SD
S
S
S
S
S
SD
D
D
S
D
D
D S
S
S
D
DS
CO
CO
D
CO
D
D
D
D
706708709.5711.5713.5717.5715.5719.5722725727730.5
740.5
754
740
754
740741740.5
733730.5735
743.5
735
749
749.5
754
DOC# 20220502O.R. 0740
730.5732.5735.0737.5739.5741.5743.5
748.0748.5749.0749.5750.5751.0751.5752.0752.0
750.8749.0746.0743.0740.0737.5734.5731.0727.0723.0719.0717.0715.0713.0711.0708.0705.0698.3696.3694.3 LOT A
386
396395
324
365
366
342340341
399400
402
404
349
401
346
403
345344343
398
405
397
348347
LOT B

LOT DLOT C
107106108
147148
109110111112113115114116117118119121
127128 131133134136137
141140
138
145
143142
146
120
132130129
135
139
144D D
D
D
D

ALDERCREEKPKWY
D
D
D
D
S S
S
SS
S
S
S S
S
S S
S
S
S
S
S
S
S
S
SS
S
S
S
S
S
S
S
S
S
S
S
S S
345671011
17 161514
12 24232221
2019
51525350484746
434445
424140
393837
363534
333231
302928
252627
49 18
LOT P1
12 89
105545556
575859
606162
636465
666768
717069
747372
777675
807978
81828384858687
888990
9192939495
96979899100
101110111112
114115
121120119118117116
122123124125 104103102109108107106
'D' PLACE
'E' PLACE
'F' PLACE
'G' PLACE
'B' PLACE
'A' PLACE
'C' PLACE
'A' STREET
'B' STREET
'C' STREET
'H' PLACE
'I' PLACE
'J' PLACE
'K' PLACE
'L' PLACE
'M' PLACE
'N' PLACE
'P' PLACE
'Q' PLACE
'O' PLACE

LOT ALOT B
LOT C

LOT DLOT E

LOT KLOT L
LOT F

LOT ILOT H
LOT G
LOT M

LOT JLOT R
LOT S
LOT T
LOT P2
LOT U

LOT QLOT N
LOT O
13 113
VERANDAAT FOLSOM HEIGHTSPRELIMINARY UTILITY PLANCITY OF FOLSOM, CALIFORNIAJANUARY 2025 8"W
8"W
8"W
8"W
8"W
8"W8"W8"W8"W
8"SS 8"SS
8"SS
8"SS
8"SS
6"SS
6"SS6"SS
18"SD
18"SD
18"SD
18"SD
18"SD
18"SD15"SD
15"SD15"SD12"SD
8"SS
8"SS
8"SS
8"SS
6"SS
6"SS
6"SS
6"SS
6"SS
6"SS
6"SS
6"SS
6"SS
6"SS
6"SS
6"SS
6"SS
6"SS6"SS 6"SS
6"SS 6"SS
6"SS 6"SS
6"SS
6"SS
6"SS
6"SS
8"W
6"W
6"W
6"W
6"W
6"W
6"W
6"W
6"W
6"W 6"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W 8"W
8"W8"W
8"W8"W
8"W
18"SD
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W8"W8"W 8"W
8"W 8"W
8"W 8"W
8"SS
6"SS
6"SS
6"SS
6"SS
8"SS
6"SS
6"SS
12"W
8"W
12"W
12"W
8"W
8"W
8"W
8"SS8"SS8"SS8"SS
8"SS8"SS
6"SS6"SS6"SS
6"SS
24"SD
18"SD

FUTURE EMPIRERANCH ROADINTERCHANGE
FUTURE EMPIRERANCH ROADPHASE 2
PHASE 3PHASE 2
PHASE 2PHASE 1
EMPIRE RANCHROAD PHASE 1(IN-PROGRESS)
FUTURE FOLSOMHEIGHTS PHASE 3
FUTURE FOLSOMHEIGHTS PHASE 2
PHASE 2PHASE 1
FOLSOM HEIGHTSPHASE 1(IN-PROGRESS)
NOTE:SEWER FACILITIES FOR LOTS 1-59 TO BEOWNED AND MAINTAINED BY THE CITY OFFOLSOM.SEWER FACILITIES FOR ALL OTHER LOTSTO BE OWNED AND MAINTAINED BY THEEL DORADO IRRIGATION DISTRICTALL WATER FACILITIES TO BE OWNED ANDMAINTAINED BY THE EL DORADOIRRIGATION DISTRICT 2"2" 1"1"1"1"
18"SD10"SS10"SS18"SDSS
DD
15"SD
8"W8"W
12"SD12"SD12"SD
18"SD
18"SD
18"SD24"SD24"SD24"SD24"SD24"SD12"SD8"W8"W
18"SD12"SD
15"SD
15"SD
12"SD12"SD
12"SD
12"SD
12"SD12"SD
12"SD
12"SD

PRIVATEINGRESS / EGRESSEASEMENT / PUE (TYP)
4' PUE4' PUE (TYP)
4' PUE (TYP)
4' PUE (TYP)
4' PUE (TYP)
4' PUE (TYP)
4' PUE (TYP)
4' PUE (TYP)
4' PUE (TYP)
10' PUE

PRIVATE INGRESS /EGRESS EASEMENT /PUE (TYP)
4' PUE (TYP)
4' PUE (TYP)
4' PUE (TYP)
4' PUE (TYP)
4' PUE (TYP)
4' PUE (TYP)
4' PUE (TYP)
4' PUE (TYP)

09/23/2025 Item No.4.

09/23/2025 Item No.4.

09/23/2025 Item No.4.

09/23/2025 Item No.4.

09/23/2025 Item No.4.
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
115
56733343536
21 37383940
41424344
2123
45464748
49505152
56555354
4 9101112
13141516
2224
17181920
25262728
32312930
8 3
120119118117116
111110109108
112
1011009998979695
113
121122
105106107
103102
929190898887868584
838281807978777675
7473727170
114
69686766
6564636261125126127
123
124
9394
60595857
104
345671011
17161514
12 24232221
2019
51525350484746
434445
424140393837
363534333231
302928
252627
49 18
LOT P1
12 89
105545556575859
606162636465
666768 717069
747372777675
807978828384858687888990
9192939495
96979899
101110111112
114
121120119118117116
122123124125 104
102109108107106
13 113
100
103
115
81 28293031
1817
74 33323435363738
91010
1112
11 709.5711.5713.5717.5715.5719.5722725727730.5
740.5740
754
740740.5
733735
749.5
754

IRON HORSE DRIVE

IRON HORSE DRIVE

SUMMIT STREET

IRON HORSE DRIVE

EMPIRE RANCH ROAD
161514131211109876543211234567891011121314151617181920
'D' PLACE
'E' PLACE
'F' PLACE
'G' PLACE
'B' PLACE

RIDGEVIEW CIRCLECLEARBEND WAY

VERANDA VIEW STREET SOUTH

VERANDA VIEW STREET NORTH

HIGHLAND STREET
'H' PLACE
'I' PLACE
'J' PLACE
'K' PLACE
'L' PLACE

OVERLOOK RIDGE WAY

VALLEY CREST WAY
'Q' PLACE

SUNCREST WAY

LOT ALOT B
LOT C

LOT DLOT E

LOT KLOT L
LOT F

LOT ILOT H
LOT G
LOT M

LOT JLOT R
LOT S
LOT T
LOT P2
LOT U

LOT QLOT N
LOT O
9 9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 9
9 ALLEY
ALLEY
VERANDAAT FOLSOM HEIGHTSSCALE IN FEET0
50'25'100'
SITE DEVELOPMENT PLANJULY 23, 2025VERANDAAT FOLSOM HEIGHTS PLAN 146631 UNITSPLAN 163431 UNITSPLAN 169532 UNITSPLAN 195531 UNITSLOT MIX

VICINITY MAP

WHITE ROCK ROADSCOTT ROAD

PRAIRIE CITY ROAD
U. P. R. R.SACRAMENTO COUNTYEL DORADO COUNTY
U.S. HIGHWAY 50IRONPOINTROAD LATROBE ROADEMPIRE ROADROADSIBLEY STREETSTREET OAK AVE.

E. BIDWELL

PARKWAYFOLSOMOFCITY HILLSEL DORADO

COUNTYSACRAMENTO

COUNTYEL DORADO

PLACERVILLE ROADFOLSOM PLAN AREASPECIFIC PLANFOLSOM HEIGHTSSITE

TYPICAL LOT LAYOUT
20'6'6' 6'6'13'11'
13'15'11'13'
15'13'71'
71'
41'41'41'41'
4' 4'4' 4'4'4'4'

PL(TYP)

PL(TYP)
4'

FUTURE EMPIRERANCH ROADINTERCHANGE
FUTURE EMPIRERANCH ROADPHASE 2
PHASE 2PHASE 1
EMPIRE RANCHROAD PHASE 1(IN-PROGRESS)
FUTURE FOLSOMHEIGHTS PHASE 3
FUTURE FOLSOMHEIGHTS PHASE 2
PHASE 2PHASE 1
FOLSOM HEIGHTS PHASE 1(IN-PROGRESS)

PRIVATEINGRESS / EGRESSEASEMENT / PUE (TYP)
8' PRIVATEPEDESTRIANEASEMENT
11' PRIVATEPEDESTRIANEASEMENT
11' PRIVATEPEDESTRIANEASEMENT
4' PRIVATEPEDESTRIANEASEMENT
4' PRIVATEPEDESTRIANEASEMENT
4' PRIVATEPEDESTRIANEASEMENT
4' PRIVATEPEDESTRIANEASEMENT
4' PRIVATEPEDESTRIANEASEMENT
4' PRIVATEPEDESTRIANEASEMENT
4' PRIVATEPEDESTRIANEASEMENT

4.5' PRIVATEPEDESTRIANEASEMENT

4.5' PRIVATEPEDESTRIANEASEMENT

4.5' PRIVATEPEDESTRIANEASEMENT
5' PUE5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
10' PUE
PRIVATE INGRESS /EGRESS EASEMENT /PUE (TYP)4.5' PRIVATEPEDESTRIANEASEMENT4.5' PRIVATEPEDESTRIANEASEMENT 5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
5' PUE (TYP)
5' PUE
5' PUE
11' PRIVATEPEDESTRIANEASEMENT
11' PRIVATEPEDESTRIANEASEMENT
11' PRIVATEPEDESTRIANEASEMENT
5' PUE
10' PUE (TYP)

EMPIRE RANCH ROADRIGHT OF WAY(WIDTH VARIES)

PUE(WIDTH VARIES)

PUE(WIDTH VARIES)

EMPIRE RANCH ROADRIGHT OF WAY(WIDTH VARIES)

SUMMIT STREETRIGHT OF WAY(WIDTH VARIES)PUE(WIDTH VARIES) 17' PRIVATEPEDESTRIANEASEMENT
10' PUE10' PUE
10' PUE10' PUE
10' PUE (TYP)
10' PUE (TYP)10' PUE (TYP)10' PUE (TYP)
10' PUE (TYP)
PARKING MATRIX:LOTS COUNT SOUTH OF SUMMIT ST = 53PARKING SOUTH OF SUMMIT ST = 56LOT COUNT NORTH OF SUMMIT ST = 72PARKING NORTH OF SUMMIT ST = 71

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694.5 706700.5698.5702.5696.5704.5708709.5711.5713.5717.5715.5719.5722725727730.5 755
740.5
754755
740741.5
754
742
742742.5740741740.5
723.5721.5725.5
733728.5730.5735
740.5737743.5
733.5735731.5729.5
748749749
744.5742.5740.5
749.5749.5749748.5
754755754756
DOC# 20220502O.R. 0740
LOT A
LOT B

LOT DLOT C
107106108 104105
150149147148
109110111112113115114116117118119121125122124123
145
143
146
120126
144
127128 131133134136137
141140
138
142
132130129
135
139
LOT A
LOT B
383385384386
396394395393
327326324325
323321
352351350
365364363
369368367366
322
342340339341
338337
399400
402
404
349
401
346
403
345344343
398
405
397
348347

ALDERCREEKPKWY
345671011
17161514
12 24232221
2019
51525350484746
434445
424140393837
363534333231
302928
252627
49 18
LOT P1
12 89
105545556575859
606162636465
666768 717069
747372777675
807978828384858687888990
9192939495
96979899
101110111112
114
121120119118117116
122123124125 104
102109108107106
13 113
100
103
115
81 'D' PLACE
'E' PLACE
'F' PLACE
'G' PLACE
'B' PLACE
'A' PLACE'C' PLACE
'A' STREET
'B' STREET
'C' STREET
'H' PLACE
'I' PLACE
'J' PLACE
'K' PLACE
'L' PLACE
'M' PLACE
'N' PLACE
'P' PLACE
'Q' PLACE
'O' PLACE
LOT P2
R=50'
R=45'R=65'
R=30'
"VERANDA AT FOLSOM HEIGHTS""VERANDA AT FOLSOM HEIGHTS"
SCALE IN FEET0
6030'120'
CIRCULATION EXHIBITCITY OF FOLSOM, CALIFORNIAJULY 2025LEGEND

VEHICLE CIRCULATIONEMERGENCY RESPONSE &VEHICLE CIRCULATIONPEDESTRIAN ACCESS& CIRCULATION FIRE EQUIPMENT TURNINGR=25' INSIDE, 45' OUTSIDEUNLESS NOTED OTHERWISE

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LOT B

LOT DLOT C
107106108105
149147148
109110111112113115114116117118119
145
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144
127128 131133134136137
141140
138
142
132130129
135
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385384386
396394395
326324325
323
351350
365364
368367366
322
399400
402
404
349
401
346
403
345344
398
405
397
348347

ALDERCREEKPKWY
345671011
17161514
12 24232221
2019
51525350484746
434445
424140393837
363534333231
302928
252627
49 18
LOT P1
12 89
105545556575859
606162636465
666768 717069
747372777675
807978828384858687888990
9192939495
96979899
101110111112
114
121120119118117116
122123124125 104
102109108107106
13 113
100
103
115
81 'D' PLACE
'E' PLACE
'F' PLACE
'G' PLACE
'B' PLACE
'A' PLACE'C' PLACE
'A' STREET
'B' STREET
'C' STREET
'H' PLACE
'I' PLACE
'J' PLACE
'K' PLACE
'L' PLACE
'M' PLACE
'N' PLACE
'P' PLACE
'Q' PLACE
'O' PLACE
LOT P2
SCALE IN FEET0
50'25'100'
"VERANDA AT FOLSOM HEIGHTS""VERANDA AT FOLSOM HEIGHTS"
REFUSE CART SET-OUT PLANCITY OF FOLSOM, CALIFORNIAJULY 2025 2'x2' TRASH CAN /RECYCLE / GREENWASTE SPACED 3'APART (TYP)

MARKINGS & SIGNAGE WILL BE PROVIDEDPROHIBITING PARKING ON PICKUP DAY INSTALLS ADJACENT TO REFUSE CARTSSHOWN IN VALLEY GUTTERS (TYP)

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Development Standards
A-5
Folsom Plan Area Specific Plan – August 2024
Multi-Family Low Density (SP-MLD)
The SP-MLD land use designation is intended to create residential neighborhoods consisting primarily of compact single family, two family and multiple family dwelling units with libraries, parks, public schools, live work studios and home occupation uses also allowed. Separate development standards are shown for single family and two family dwellings units and multiple family dwelling units.

Lot Size
Interior Lot 3,000 SF Min.

Corner Lot 3,500 SF Min.

Building Coverage
Interior Lot 50% Max.

Corner Lot 50% Max.

Width (measured at front yard setback)
Interior Lot 30 Ft. Min.

Corner Lot 35 Ft. Min.

Setbacks (measured at back of sidewalk)
Front Yard Setbacks
Courtyard / Porch (measured at foundation line) 12.5 Ft. Min.

Primary Structure 15 Ft. Min.

Garage 20 Ft. Min.

Side Yard Setbacks
Interior Side Yard 5 ft. min. 1
Street Side Yard (corner lot) 12.5 ft. min.

Garage Facing Side Street (corner lot) 20 ft. min.

Accessory Structures (interior lot lines) 3 ft. min.

Rear Yard Setbacks
Main building 10 ft. min.

Accessory Structure 5 ft. min.

Detached Garage 5 ft. min.

Building Height
Main Building 35 ft. max. 35 ft. max.

Detached Garage 18 ft. max.

Accessory Building 15 ft. max.

Off-Street Parking
Notes:

1. For zero-lot-line dwelling units: 0 feet side yard setback for one side; 10 feet side yard setback for the other side.

Refer to Table A.14 for MLD parking
requirements.

Refer to Table A.14 for MLD parking
requirements.

Multi-Family Low Density (SP-MLD) - Single Family and Two Family Dwelling Units Table A.4
Development Standards
Single Family Dwelling Units Veranda
2,700 SF Min.

!" #$%&
60% Max.
60% Max.
40 Ft. Min.
45 Ft. Min.
7 ft. min.

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N/A
! "#$ %&'$

2,700 SF Min.
4 ft. min.

5.5 ft. min.

N/A
N/A
N/A
N/A
N/A
7 ft. min.
7 ft. min.
2,900 SF Min.
5 ft. max or 20 ft. min.

N/A
5 ft. min.

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ELLIOTT HOMES
© 2004 - 2025 JEFFREY DEMURE + ASSOCIATES ARCHITECTS PLANNERS, INC.

VERANDA - FOLSOM HIEGHTSCITY OF FOLSOM, CALIFORNIA
25021 | 04.04.2025
1 EXAMPLE ELEVATION IMAGERY
/Users/seanrichardson/Library/CloudStorage/Egnyte-jdaarch/Shared/02 PROJECTS/ELLIOTT HOMES/25021 VERANDA FOLSOM HEIGHTS/01 DESIGN/02 WORKING FILES/02 LAYOUT/01 SD/25021_ELEVATION EXAMPLES_24X36L SCALE: NA

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Attachment 6

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Folsom City Council
Staff Report

1 MEETING DATE:

9/23/2025
AGENDA SECTION:

New Business
SUBJECT: Resolution No. 11463 – A Resolution Approving General Fund Cost Saving Measures for Fiscal Year 2025-26 and Beyond

FROM: City Manager's Office

RECOMMENDATION / CITY COUNCIL ACTION

Staff recommends that the City Council adopt Resolution No. 11463 – A Resolution Approving General Fund Cost Saving Measures for Fiscal Year 2025-26 and Beyond.

BACKGROUND / ISSUE

On Tuesday, May 27, 2025, the Folsom City Council held a budget workshop at the Folsom Public Library. The meeting was well attended with members of the public present. Staff presented the initial draft of the FY 2025/2026 budget in a new format providing a comprehensive line-item format that offers more transparency and detail. The City Council and members of the public had the opportunity to provide input and ask questions about the proposed budget and the new budget cycle/process.

On Tuesday, June 10, 2025, the City Council held a public hearing on the FY 2025/2026 budget. Staff presented information to the City Council that included historical revenue and expenditure trends. The proposed FY 2025-2026 General Fund budget presented that evening anticipated revenues of $114,442,459 and Transfers In of $5,546,145 for a grand total in revenues of $119,988,604. The projected expenditures totaled $121,877,171 with Transfers Out of $1,601,982 for a grand total for expenses of $123,479,153. The budget intended to use $3,490,549 of unassigned General Fund Balance to maintain current services.

On Tuesday, June 24, 2025 the City Council reviewed additional budget modifications that lowered the General Fund deficit from $3,490,549 to approximately $3,000,000. In adopting

09/23/2025 Item No.5.
2 the FY 2025/26 budget, the City Council recognized that staff would continue pursuing cost- saving opportunities to bring forward to both the Council and the public in the September/October 2025 timeline (See June 24, 2025 Staff Report as Attachment 2).

Fiscal Responsibility:

Managing the City’s finances is much like managing a household budget. When a household experiences a decline in income—whether due to a job change, unexpected expenses, or economic conditions—it must make difficult but necessary decisions to reduce spending.

Continuing to spend more than it earns is unsustainable and ultimately leads to long-term financial instability.

In the same way, a city cannot rely on one-time reserves or deferred costs to cover recurring expenses. When revenues flatten or decline, but operational costs continue to rise, the City must take deliberate action to align spending with available resources. Just as a household must prioritize essential expenses, delay discretionary purchases, and adjust its lifestyle to avoid debt, the City must make strategic choices to ensure it lives within its means. This approach is essential to preserving core services, maintaining fiscal health, and ensuring long-term sustainability. This approach is also a mandate from the community with the failure of the proposed Measure G sales tax measure in November 2024.

Additionally, these proposed cost saving measures align with the Government Finance Officers Association’s nationally recognized best practices by providing a structurally balanced plan, linking financial decisions to strategic priorities, and ensuring transparency and accountability to the community.

City Departments Cost Reductions:

As part of the proposed budget process staff recommended that additional budget reviews take place in September/October 2025 and February/March 2026 so that budget reductions for FY 2025/2026 could be considered. This report and proposed cost reductions are the first of a two-phase approach to cost savings and corresponding service reductions as follows:

 Phase One Cost Savings (September 23, 2025). This report represents the first phase of proposed cost savings by the City’s two largest departments (Police and Fire) which comprise 50% of the City’s budget. Phase One also includes consideration of the significant subsidy for the City’s Zoo Sanctuary, proposed changes to Information Technology Services, Legal Services, and Library Services.

 Phase Two Cost Savings (October 14, 2025). The second phase of cost saving considerations involves the reorganization of City Services in Community Development, Parks and Recreation, Public Works, and Environmental Water Resources (Utilities). The subsequent City Council staff report for October 14, 2025 meeting will highlight organizational changes for each of the four departments,

09/23/2025 Item No.5.
3 including both staffing levels and special revenue funds to maximize cost savings to the General Fund.

Is the City Moving Too Quickly to Close the Budget Gap?

Some community members and staff have expressed concern that the City may be moving too quickly to balance its budget. However, maintaining an operating budget deficit over multiple years has negative impacts on organizational stability and employee morale.

As a service provider, the City relies on its employees to deliver essential programs and services to the community

In the past year, the City has lost several highly skilled employees to other jurisdictions with more stable financial conditions, and continued fiscal instability increases the risk of additional workforce loss

In addition, many aspects of the City’s quality of life infrastructure are aging and in need of repair or rehabilitation. Examples include trails, parks, playgrounds, sports fields, tennis and basketball courts, buildings (City Hall, Community Center, Police Station, Fire Stations, etc.). To maintain Folsom a desirable place to live, it is essential to begin setting aside resources for long-term infrastructure needs.

ANALYSIS

The Phase One General Fund cost savings proposed for City Council consideration and action are listed in the table below include staff reductions through elimination of vacant positions and strategic reduction of positions in the Fire Department, Police Department, Finance/IT Department, City Attorney’s office, and Library. There are a total of 20 eliminated positions (mostly vacant positions) across these departments for a total FY2025- 26 savings of $3,093,130 and FY2026-27 ongoing full-year savings of $3,772,392 (Attachment 1 Resolution 11463 Exhibit A).

Additional General Fund cost savings will be proposed at the October 14, 2025 City Council meeting in conjunction with the service reorganization, priorities, and use of special revenue funds for Community Development, Parks and Recreation, Public Works, and Environmental Water Resources/Utilities Departments.

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4 Proposed Budget Reductions/General Fund Cost Savings Measures (Phase One):

09/23/2025 Item No.5.
5 This section includes additional information regarding cost savings from the Fire Department, plan for Information Technology Services, and presents information about the annual cost/General Fund subsidy for the Zoo Sanctuary, along with consideration of potential alternative solutions moving forward.

Fire Apparatus Reassignment Plan:

To address rising overtime expenditures while maintaining essential fire suppression and EMS coverage throughout the City of Folsom, the Fire Department will implement a strategic reassignment of apparatus. This realignment allows the Department to eliminate one engine company while ensuring all six fire stations remain open and operational. The plan prioritizes suppression coverage in Folsom’s highest-risk areas, maintains ALS transport citywide, and aligns with current fiscal constraints.

City Fire Department Staffing Plan:

Station 34: Truck 34 (4 personnel)

Station 35: Engine 35 (3 personnel)
Battalion Chief

Station 36: Engine 36 (3 personnel)
Medic 36 (2 personnel)

Station 37: Engine 37 (3 personnel)
Medic 37 (2 personnel)

Station 38: Medic 38 (2 personnel)

Station 39: Engine 39 (3 personnel)

This realignment reduces constant staffing requirements by eliminating one engine company, resulting in decreased overtime costs. At the same time, all six fire stations will remain open, maintaining a citywide presence and response capability.

The placement of Engine 38 at Station 35 preserves suppression capability in the city’s highest fire risk area, which includes the Historic District and Central Business District.

Station 34, located south of Highway 50, is the lowest fire risk zone in the city, with 100% of residential and commercial properties protected by automatic fire sprinklers. Relocating Truck 35 and AR35 to Station 34 ensures that specialty support is maintained in a zone with lower suppression demand.

The eventual reassignment of Medic 35 to Station 38 ensures ALS transport capability across the city, balancing EMS response needs despite a reduction in engine staffing. Placement of

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6 Medic 36 back in service will restore additional ALS transport capacity once staffing is available following the FTO process.

Overall, this plan reduces constant staffing requirements by eliminating one engine company, which directly decreases overtime costs, while keeping all six fire stations open and preserving a citywide response capability and presence.

Response times may be impacted during periods of high call volume or simultaneous incidents within the same district. The Department will monitor these effects closely and make adjustments if significant service impacts are identified. In addition, updates to the Computer-Aided Dispatch (CAD) system at the Sacramento Regional Fire/EMS Communications Center (SRFECC) will be required to reflect the new apparatus assignments. The Fire Department will coordinate with SRFECC staff to ensure accurate implementation and minimize disruptions.

This apparatus reassignment plan represents a balanced strategy to reduce overtime costs while sustaining core emergency services. By prioritizing high-risk areas, maintaining ALS transport, and optimizing resources, the Department will continue to provide effective service delivery under current fiscal constraints.

Information Technology Service Plan:

With the elimination of the IT Manager and the Process Improvement Specialist positions the City will need to utilize other resources to provide some IT services to the various City departments. The City intends to utilize contract IT services to fill any service gaps created by those lost positions. The annual salary and benefit costs for those two positions was $482,461. Staff intends to present a comprehensive IT management contract to the City Council at a later date that produces costs savings.

Folsom City Zoo Sanctuary:

The Folsom City Zoo Sanctuary was established in 1963 to provide a safe haven for a bear cub named Smokey, who was orphaned and burned in a forest fire. At that time, the University of California at Davis contacted Folsom Park Superintendent Gordon Brong, seeking a safe home for Smokey. Gordon had already been keeping several deer and a coyote in an area around the park’s office, and visitors would often come to see the animals.

Gordon persuaded the City to provide space, and local service clubs built an enclosure that would allow Smokey to join the other animals. From that time forward, the Folsom Zoo has been a safe haven for many rescued animals.

In 2002, the zoo name was changed to Folsom City Zoo Sanctuary and a mission statement was developed. The new name best described the goal of providing care for animals that are not able to be released back into the wild.

09/23/2025 Item No.5.
7 The Folsom City Zoo Sanctuary is beloved by many community members and visitors.

Local non-profits have donated thousands of hours and hundreds of thousands of dollars over the years to make the Sanctuary what it is today.

Although the Sanctuary is very popular with over 100,000 visitors annually the operations of the Sanctuary are heavily subsidized by the City’s General Fund. The current budget projects that the City will spend $2,541,399 to operate the Sanctuary in FY 2025/2026. With projected revenues of $736,500, the Sanctuary will require a General Fund subsidy of $1,804,899 to support its operations.

Due to the significant budgetary challenges facing the City of Folsom, justifying the significant General Fund subsidy is becoming more and more difficult. The City should actively explore ways to hand the facility to the Friends of the Folsom Zoo Sanctuary or another interested non-profit. In 1997 the City of Sacramento was in a similar situation and operational control of the zoo was transferred to the Sacramento Zoological Society. The City of Sacramento still owns the land, but the Society is responsible for the daily operations, animal care and welfare, education and outreach, fundraising, and facility improvements.

Staff recommends identifying a partner to take over operational control of the Folsom City Zoo Sanctuary.

Service Reorganization for Phase Two Budget Reductions:

In addition to reviewing the budget circumstances of the City, staff has identified ways it can operate more efficiently. The department directors of the Community Development Department, Parks and Recreation Department, Public Works Department and Environmental & Water Resources Department have worked together to develop a comprehensive reorganization plan to improve how the City delivers a variety of its services.

More details for this plan will be shared at the October 14, 2025 City Council meeting. A general service matrix (existing and proposed) for each of the affected departments can be found in Attachment 3.

CONCLUSION:

The City is facing a $3.0 million operational deficit for FY 2025/2026. The proposed cost saving recommendations in Phase One total $3.1 million. Additional cost saving recommendations for Phase Two will be presented on October 14, 2025. Although this may appear to fill the current budget gap the City is still facing challenging budget circumstances.

The City’s quality of life infrastructure like trails, parks, playgrounds, sports fields, tennis courts, and buildings need tens of millions of dollars to fund necessary capital improvements.

Also, labor costs and other inflationary pressures continue to increase the cost of providing the most basic City services.

09/23/2025 Item No.5.
8 ATTACHMENTS

1. Resolution –11463 - A Resolution Approving General Fund Cost Saving Measures for Fiscal Year 2025-26 and Beyond
Exhibit A: General Fund Cost Saving Measures for Fiscal Year 2025-26 Exhibit B: Fire Apparatus Reassignment Plan

2. June 24, 2025 Budget Staff Report Packet

3. Existing and Proposed Department Service Matrix for Community Development, Public Works, Park and Recreation, and Environmental & Water Resources/Utilities Departments

Submitted,

______________________________
Bryan Whitemyer, City Manager

09/23/2025 Item No.5.

Attachment 1

09/23/2025 Item No.5.

RESOLUTION NO. 11463

A RESOLUTION APPROVING GENERAL FUND COST SAVINGS MEAUSRES FOR FISCAL YEAR 2025-26 AND BEYOND

WHEREAS, section 3.02.030 of the Folsom Municipal Code states “An Annual Budget shall be prepared by the City Manager, with the assistance of the Finance Director ….”; and

WHEREAS, on the 27th day of May 2025, the City Manager presented to the City Council the City Manager’s FY 2025-26 Proposed Preliminary Budget; and

WHEREAS, on the 10th day of June 2025, a Public Hearing was held and the City Council received presentations from the City Manager and City Staff regarding the FY 202 5-26 Proposed Operating Budget and Capital Improvement Plan; and

WHEREAS, on the 24 th day of June 2025 the City Council approved the FY 2025-26 Preliminary Budget that includes a $3 million budget shortfall.

WHEREAS, the City desires to close its budget gap and has developed a set of cost saving measures to reduce its expenditures which can be found in Exhibit A; and

WHEREAS, the City needs to brown out a fire engine in order to reduce its overtime costs and will need to reassign fire apparatus throughout the City and the Apparatus Reassignment Plan is described in Exhibit B; and

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Folsom that the documents attached to this resolution, identified as:

• Exhibit A – General Fund Cost Saving Measures for Fiscal Year 2025-26 • Exhibit B – Fire Apparatus Reassignment Plan

are hereby approved and appropriated to the respective departments for their offices and operations in the amounts, and for the objects and purposes, as specified therein.

PASSED AND ADOPTED this 23rd day of September 2025, by the following roll -call vote:

AYES: Councilmember(s):

NOES: Councilmember(s):

ABSENT: Councilmember(s):

ABSTAIN: Councilmember(s):

Resolution No. 11463

09/23/2025 Item No.5.

___________________________________
Sarah Aquino, MAYOR

ATTEST:

____________________________________
Christa Freemantle, CITY CLERK
Resolution No. 11463

09/23/2025 Item No.5.

Resolution No. 11463

09/23/2025 Item No.5.

DIVISION POSITIONACCOUNT CODING FTE / ENDING FTE CT FY BUDGETED SALARIES IMPACT ON GENERAL FUND FY26 FY 27 FULL IMPACT Finance/ITGIS Specialist M60*0101905(1.00) 194,110 (97,055) (194,110) GIS Technician M48*0101905(1.00) 135,872 (67,936) (135,872) IT Manager T98*0101904(1.00) 297,402 (148,701) (297,402) Process Improvement Specialist M56*0101904(1.00) 185,059 (92,530) (185,059) TOTAL FY 26 APPROVED FTE = 2521.00 (406,222) (812,443) City AttorneyLegal Secretary*0101700(1.00) 158,578 (79,289) (158,578) TOTAL FY 26 APPROVED FTE = 43.00 (79,289) (158,578) LibraryCircular Coordinator M43 (delete)**0102900(1.00) 132,466 (132,466) (132,466) Library Tech M41 (add)**01029001.00 105,571 105,571 105,571 Library Assistant M31 (leave vacant)**0102900(1.00) 95,261 (95,261) (95,261) TOTAL FY 26 APPROVED FTE = 1211.00 (122,156) (122,156) FireAdmin Technician M48**0102220(1.00) 126,441 (126,441) (126,441) Senior Equipment Mechanic M52**0102220(1.00) 141,934 (141,934) (141,934) Firefighter II 42F (5 Positions)**0102221(5.00) 1,027,681 (1,027,681) (1,027,681) TOTAL FY 26 APPROVED FTE = 9184.00 (1,296,056) (1,296,056) PolicePolice LT 89A* 0102113(1.00) 387,503 (193,752) (387,503) Police Officer 44P**0102112(4.00) 769,184 (769,184) (769,184) Police Comm Service Officer 34P**0102113(2.00) 226,472 (226,472) (226,472) TOTALFY 26 APPROVED FTE = 116.50109.50 (1,189,408) (1,383,159) FTE Adustment Total = (20.0)TOTALFY 26 Aprroved General Fund FTE = 386.05366.05 (3,093,130) (3,772,392) * Filled position calculated at 6 months for FY 26** Vacant position calculated for full yearNOTE: FY 26 Approved FTE = 513.5 / FY 26 Adjusted FTE = 493.50 Proposed Budget Reductions
Resolution No. 11463

09/23/2025 Item No.5.

Resolution No. 11463

09/23/2025 Item No.5.

FIRE DEPARTMENT MEMO

1 TO: Bryan Whitemyer, City Manager

FROM: Ken Cusano, Fire Chief
DATE: September 1, 2025
SUBJECT: Apparatus Reassignment Plan

To address rising overtime expenditures while maintaining essential fire suppression and EMS coverage throughout the City of Folsom, the Fire Department will implement a strategic reassignment of apparatus. This realignment allows the Department to eliminate one engine company while ensuring all six fire stations remain open and operational. The plan prioritizes suppression coverage in Folsom’s highest-risk areas, maintains ALS transport citywide, and aligns with current fiscal constraints.

Effective October 1, 2025 – Apparatus Movements

• Truck 35 (TR35): Relocate from Station 35 to Station 34 • Air Utility 35 (AR35): Relocate from Station 35 to Station 34 • Engine 38 (E38): Relocate from Station 38 to Station 35

Exception:
• Medic 36 (M36): Placement back in service will be delayed until new recruits complete and clear their FTO evaluation period (anticipated week of October 20, 2025).
• Medic 35 (M35): Relocation from Station 35 to Station 38 will also be delayed until new recruits complete and clear their FTO evaluation period (anticipated week of October 20, 2025).

Resolution No. 11463

09/23/2025 Item No.5.

2 The placement of Engine 38 at Station 35 preserves suppression capability in the city’s highest fire risk area, which includes the Historic District and Central Business District.

Station 34, located south of Highway 50, is the lowest fire risk zone in the city, with 100% of residential and commercial properties protected by automatic fire sprinklers.

Relocating Truck 35 and AR35 to Station 34 ensures that specialty support is maintained in a zone with lower suppression demand.

The eventual reassignment of Medic 35 to Station 38 ensures ALS transport capability across the city, balancing EMS response needs despite a reduction in engine staffing.

Placement of Medic 36 back in service will restore additional ALS transport capacity once staffing is available following the FTO process.

Overall, this plan reduces constant staffing requirements by eliminating one engine company, which directly decreases overtime costs, while keeping all six fire stations open and preserving a citywide response capability and presence.

Response times may be impacted during periods of high call volume or simultaneous incidents within the same district. The Department will monitor these effects closely and make adjustments if significant service impacts are identified. In addition, updates to the Computer-Aided Dispatch (CAD) system at the Sacramento Regional Fire/EMS Communications Center (SRFECC) will be required to reflect the new apparatus assignments. The Fire Department will coordinate with SRFECC staff to ensure accurate implementation and minimize disruptions.

This apparatus reassignment plan represents a balanced strategy to reduce overtime costs while sustaining core emergency services. By prioritizing high-risk areas, maintaining ALS transport, and optimizing resources, the Department will continue to provide effective service delivery under current fiscal constraints.

Resolution No. 11463

09/23/2025 Item No.5.

Attachment 2

09/23/2025 Item No.5.

Folsom City Council
Staff Report

1 MEETING DATE:

6/24/2025
AGENDA SECTION:

Old Business
SUBJECT: Resolution No. 11401– A Resolution Adopting the Fiscal Year 2025-26 Operating and Capital Budgets for the City of Folsom, the Successor Agency, the Folsom Public Financing Authority, and the Folsom Ranch Public Financing Authority (Continued from June 10, 2025)

FROM: City Manager's Office

RECOMMENDATION / CITY COUNCIL ACTION

Staff recommends that the City Council adopt Resolution No. 11401 – A Resolution Adopting the Fiscal Year 2025-26 Operating and Capital Budgets for the City of Folsom, the Successor Agency, the Folsom Public Financing Authority, and the Folsom Ranch Public Financing Authority.

BACKGROUND / ISSUE

On Tuesday, May 27, 2025, the City Council held a budget workshop at the Folsom Library.

The meeting was well attended with members of the public present. Staff presented the initial draft of the FY 2025/2026 budget in a new format. The City Council and members of the public had the opportunity to provide input and ask questions about the proposed budget.

On Tuesday, June 10, 2025, the City Council held a public hearing on the FY 2025/2026 budget. Staff presented information to the City Council that included historical revenue and expenditure trends. The proposed FY 2025-2026 General Fund budget presented that evening anticipated revenues of $114,442,459 and Transfers In of $5,546,145 for a grand total in revenues of $119,988,604. The projected expenditures totaled $121,877,171 with Transfers Out of $1,601,982 for a grand total for expenses of $123,479,153. The budget intended to use $3,490,549 of unassigned General Fund Balance to maintain current services.

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09/23/2025 Item No.5.
2 To provide additional time for the City Council and the public to review the proposed budget City staff asked that the City Council continue the public hearing on the budget until Tuesday, June 24, 2025. This time has allowed staff to further review the budget as well as receive feedback from the public and City Council. The budget staff report from the June 10, 2025 City Council meeting has been included in Attachment 2.

As part of the proposed budget process staff recommended that additional budget reviews take place in September/October 2025 and February/March 2026 so that budget reductions for FY 2026/2027 could be developed. Feedback received over the last couple weeks asked if some cuts could be made sooner to try to limit the use of General Fund Reserve in FY 2025/2026. Recognizing the value of this feedback, City staff reassessed the budget to see if General Fund reductions could be made now so that the deficit could be reduced.

Proposed Budget Reductions:

Although there is much more work to do over the coming months staff is recommending that the City Council adopt a FY 2025/2026 Preliminary Budget that includes the following reductions.

1) Eliminate the Park Attendant position at Cummings Family Skate and Bike Park. This will produce on-going staff cost savings of approximately $40,000 per year. If approved, the savings anticipated for FY 2025/2026 are $25,000. Currently, the lighting system at the park is turned on and off manually. The lighting system needs to be upgraded so it can be set on a timer system that will turn the lights on and off automatically. The cost to convert to this system is about $15,000.

GF Cost Reduction: $25,000

2) Eliminate the proposed $500,000 annual contribution to the City’s Public Entity Investment Trust for Retiree Health Obligations (Trust held outside City funds). The savings to the General Fund (Fund 010) of eliminating the FY 2025-26 contribution is $426,647. The Water, Wastewater and Solid Waste Enterprise Funds contribute the remaining $73,353.

GF Cost Reduction: $426,647

Proposed General Fund Cost Reduction Total: $451,647

The proposed modified preliminary FY 2025-2026 General Fund budget looks as follows:

No changes are being made to the projected revenue figure of $114,442,459 and Transfers In of $5,546,145 for a grand total in revenues of $119,988,604. However, the projected expenditures total is now being reduced by $451,647 from $121,877,171 to $121,425,524. These changes lower the grand total for General

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09/23/2025 Item No.5.
3 Fund expenses from $123,479,153 to $123,027,506. The use of the unassigned General Fund balance will be reduced by $451,647 from $3,490,549 to $3,038,902.

Additional Staff Actions Going Forward:

1) Explore bringing back the use of prison labor to maintain open space and trail areas 2) Assess City owned properties to see what properties could be sold or deeded to non- profits or community organizations that could maintain the property better than the City while still maintaining the property as a community asset. 3) Have the Housing Fund reimburse the General Fund for the sale of the former City property located on Persifer Street. Currently, Habitat for Humanity is building 10 housing units on that property. It is anticipated that this could bring $635,000 to General Fund. Staff would recommend that these one-time funds be used for one- time renewal and replacement expenditures.

POLICY / RULE

Folsom Municipal Code, Section 3.02.030, Budget
“An Annual Budget shall be prepared by the City Manager, with the assistance of the Finance Director. . . . (G) The City Council shall adopt the annual budget by Resolution by fund and program by affirmative vote of at least three members, on or before the last working day of the last month of the current fiscal year. If the City Council fails to adopt the budget by the last working day of the current fiscal year, the budget as presented by the City Manager shall be deemed adopted.”

ANALYSIS

Budget Structure and Overview:

The Operating Budget for the City of Folsom is a complex document that manages the revenues and expenditure of over 150 separate Fund Accounts. A summary of these accounts is found in Attachment 2. Many of these fund accounts have specific rules and requirements that dictate how these funds can be used.

For example, funds collected from the water bills that are paid for by residents each month can only be used to cover the costs associated with maintaining and operating the water system.

These funds cannot be used to cover public safety or any other non-water related expenses.

The four largest and most familiar Fund Accounts in the budget are 1) General Fund; 2) Solid Waste Fund, 3) Sewer Fund; and 4) Water Fund.

1) General Fund (Fund 010) – This fund accounts for all general revenues of the City not specifically levied or collected for other City funds and the related expenditures. The

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4 General Fund accounts for all financial resources of a governmental unit which are not accounted for in other funds.
2) Solid Waste (Fund 540) – This fund accounts for the revenues and expenses of the City’s solid waste operations.
3) Sewer Fund (Fund 530) – This fund accounts for the revenues and expenses of the City’s sewer operations.
4) Water Fund (Fund 520) – This fund accounts for the revenues and expenses of the City’s water operations.

All City Funds Budget Analysis:

The City Manager’s Fiscal Year 2025-26 Proposed Preliminary Budget, as presented on June 10, totaled $266,480,640 in proposed expenditures. Recommended reductions to the General Fund discussed above and the City Council’s June 10 direction to restore funding to Natoma Station L&L District, are included in the updated totals in the chart below, for a total of $266,070,437 in proposed expenditures, and $7,508,127 in transfers. The Budget Summary by Fund in the online budget document will be updated to reflect the approved totals after City Council adoption.

Below is a breakdown by Fund category

The City Manager’s proposed Fiscal Year 2025-26 Preliminary Budget also includes 513.5 full and permanent part-time positions across all funds. This proposed budget provides for 8 new positions all funded by Enterprise Funds. The added positions are listed below along with the department.

Fund Category FY 2025-26 Proposed Amounts
General Fund 121,425,524$
Enterprise Funds 53,700,278
Special Revenue Funds 13,418,596
Debt Service Funds 16,761,774
Capital Projects Funds 10,624,850
Internal Service Funds 25,060,360
Fiduciary Funds 25,079,055
Total 266,070,437$
Department Position
Environmental and Water Resources Senior Civil Engineer Solid Waste Refuse Driver (6)
Solid Waste Senior Office Assistant

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09/23/2025 Item No.5.
5 The City Manager’s Fiscal Year 2025-26 Proposed Preliminary Budget is available on the City’s web site at https://www.folsom.ca.us/government/finance/city-budget/-folder- 366#docfold_14_786_600_366.

Recommended Budget Approval Process

- May 27, 2025 – City Council held public workshop on the budget at the Folsom Library.

- June 10, 2025 – City Council held budget public hearing and continued the public hearing to the June 24, 2025, City Council meeting allowing for more public dialogue.

- June 24, 2025 – City Council holds budget public hearing, receives public input and approves the FY 2025-2026 Preliminary Budget.

- July – September 2025 – City departments review their budgets and develop cost cutting proposals and that will be reviewed at the Review of the Final Budget in September/October 2025.

- FY 2025-2026 Review of Final Budget - September/October 2025:

o At a City Council meeting in either September or October City staff will have another budget review with the City Council that will allow additional public input from the community. This budget review will allow the City to work with the actual ending fund balance numbers for FY 2024-2025. Possible FY 2026-2027 General Fund budget reductions discussions will take place.

- FY 2025-2026 Mid-Year Budget Review – February/March 2026:

o At a City Council meeting in either February or March City staff will conduct a Mid-Year Budget review with the City Council. Any adjustments needed for the current year will be approved by the City Council at that time. Staff will be seeking direction from the Council as to what cuts they would consider including in the FY 2026-2027 budget.

CONCLUSION:

The City of Folsom cannot continue to provide the General Fund services it presently provides to the community. With the recommended budget reductions there is a projected $3.0 million General Fund deficit for FY 2025-2026. To live within its means the City will need to reduce its expenditures which translates into reductions in services.

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09/23/2025 Item No.5.
6 Staff proposes using General Fund Reserves to fund the FY 2025-2026 budget but aggressively pursue a strategy to reduce costs and services in preparation for the FY 2026- 2027 budget period that begins on July 1, 2026.

ATTACHMENTS

1. Resolution No. 11401 – A Resolution Adopting the Fiscal Year 2025-26 Operating and Capital Budgets for the City of Folsom, the Successor Agency, the Folsom Public Financing Authority, and the Folsom Ranch Public Financing Authority a. Exhibit A - Budget Summary by Fund – Projected Balance 2025-26 and Summary of General Fund Revenues and Expenditures
b. Exhibit B – Staffing Detail 2025-2026
c. Exhibit C – FY 2025-2026 Budget Request Proposal Detail Listing

2. Budget Staff Report from the June 10, 2025 City Council meeting.

Submitted,

______________________________
Bryan Whitemyer, City Manager

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09/23/2025 Item No.5.

Attachment 1

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09/23/2025 Item No.5.

RESOLUTION NO. 11401

A RESOLUTION ADOPTING THE FISCAL YEAR 2025-26 OPERATING AND

CAPITAL BUDGETS FOR THE CITY OF FOLSOM, THE SUCCESSOR AGENCY,

THE FOLSOM PUBLIC FINANCING AUTHORITY, AND

THE FOLSOM RANCH FINANCING AUTHORITY

WHEREAS, section 3.02.030 of the Folsom Municipal Code states “An Annual Budget shall be prepared by the City Manager, with the assistance of the Finance Director ….”; and

WHEREAS, on the 27th day of May 2025, the City Manager presented to the City Council the City Manager’s FY 2025-26 Proposed Preliminary Budget; and

WHEREAS, on the 10th day of June 2025, a Public Hearing was held and the City Council received presentations from the City Manager and City Staff regarding the FY 2024 -25 Proposed Operating Budget and Capital Improvement Plan; and

WHEREAS, the Proposed Budget includes the budget rec ommendations for each office and department of the City, including the FY 2025-26 Proposed Budget for the Successor Agency, the Folsom Public Financing Authority and the Folsom Ranch Financing Authority; and

WHEREAS, the City Manager’s FY 2025-26 Proposed Preliminary Budget is on file and available for inspection on the City website; and

WHEREAS, the City Council reviewed the City Manager’s FY 2025 -26 Proposed Preliminary Budget, and all components thereof on May 27, 2025, June 10, 2025, and June 24, 2025; and

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Folsom that the documents attached to this resolution, identified as:

 Exhibit A - Summary by Fund: Projected Balances for Fiscal Year 2025 -26 and Summary of General Fund Revenues and Expenditures
 Exhibit B – Staffing Detail for Fiscal Year 2025-26
 Exhibit C – Budget Request Proposal Detail Listing for Fiscal Year 2025-26

are hereby approved and appropriated to the respective departments for their offices and operations in the amounts, and for the objects and purposes, as specified therein.

PASSED AND ADOPTED this 24th day of June 2025, by the following roll-call vote:

AYES: Councilmember(s):

NOES: Councilmember(s):

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ABSENT: Councilmember(s):

ABSTAIN: Councilmember(s):

___________________________________
Sarah Aquino, MAYOR

ATTEST:

____________________________________
Christa Freemantle, CITY CLERK

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Fund Name Description
Estimated Cash
Balance
07/01/2025
Projected
Revenues
Projected
Transfers In
Projected
Transfers Out
Projected
Expenditures
Projected
Ending Balance
06/30/2026
010 - General Fund 24,934,176 114,442,459 5,546,145 1,601,982 121,877,171 21,443,627 031 - SPIF Fee 252,265 0 0 0 0 252,265
032 - SPIF Parkland Fee 272,556 0 0 0 0 272,556
033 - SPIF Facilities Land 11,448 0 0 0 0 11,448
034 - SPIF Off-Site Road Set-Aside 933,338 0 0 0 0 933,338 26,403,783 114,442,459 5,546,145 1,601,982 121,877,171 22,913,234 Special Revenue Funds
201 - Community Development Block Grant 169,818 221,000 0 0 220,000 170,818 203 - TRAFFIC CONGESTION RELIEF 1,027 0 0 0 0 1,027
204 - LOS CERROS L&L AD 95,681 43,577 0 1,414 62,361 75,483 205 - BRIGGS RANCH L&L AD (204,338) 80,576 0 2,348 203,973 (330,083) 206 - TRANSPORTATION SYSTEM MGT 351,315 41,000 0 204 35,000 357,111 207 - NATOMA STATION L&L AD (703,984) 170,279 0 3,805 270,778 (808,288) 208 - FOLSOM HGHTS L&L AD 61,418 22,799 0 354 16,001 67,862 209 - BROADSTONE UNIT 3 L & L 77,786 38,755 0 313 30,746 85,482 210 - BROADSTONE L&L AD 264,725 398,482 0 4,894 572,147 86,166 212 - HANNAFORD CROSS L & L AD (47,067) 20,165 0 581 34,640 (62,123) 213 - LAKE NATOMA SHORES L & L 77,134 22,733 0 617 37,231 62,019 214 - COBBLE HILLS/REFLECT L&L (80,717) 44,011 0 939 61,304 (98,949) 215 - PRAIRIE OAKS #2 L&L 250,136 323,773 0 7,340 312,052 254,517 219 - FOLSOM COMMNTY CULT'L SER 111,867 3,500 0 0 40,000 75,367 221 - HOUSING TRUST FUND 951,872 62,000 0 553 155,000 858,319 223 - HUMBUG WILLOW CREEK 56,199 50,000 0 622 20,000 85,577 225 - GENERAL PLAN AMENDMENT 729,890 110,000 0 368 96,250 743,272 226 - TREE PLANTING & REPLACEMT 1,408,257 135,000 0 5,554 396,018 1,141,685 230 - Truck Management Plan 651,644 50,000 0 0 0 701,644 231 - SIERRA ESTATES L & L 12,649 11,853 0 326 13,524 10,652 232 - LAKERIDGE ESTATES L & L 274,549 36,643 0 1,282 58,913 250,997 233 - LA COLLINA DEL LAGO L & L (7,702) 0 0 0 0 (7,702) 234 - COBBLE RIDGE L & L 138,357 13,909 0 330 22,035 129,901 235 - ROAD MAINTENANCE & REHAB 3,140,458 2,326,600 0 0 1,725,000 3,742,058 236 - PRAIRIE OAKS RANCH L&L AD (551,377) 196,220 0 2,038 134,515 (491,710) 237 - SILVERBROOK L&L 98,919 17,292 0 246 11,098 104,867 238 - Folsom Housing Fund 23,960,396 620,000 0 26,395 615,300 23,938,701 240 - PARK DEDICATION (QUIMBY) 2,819,882 450,000 0 2,193 400,000 2,867,689 243 - GAS TAX 2106 1,759,342 404,616 0 225,000 0 1,938,958 244 - GAS TAX 2107 2,543,289 805,619 0 500,000 0 2,848,908 245 - GAS TAX 2107.5 2,288,560 878,778 0 225,000 0 2,942,338 246 - PLANNING SERVICES 196,652 412,000 0 8,181 350,000 250,471 247 - GAS TAX 2105 2,214,887 604,942 0 250,000 0 2,569,829 248 - TRANSPORTATION TAX(SB325) 469,719 89,500 0 0 40,000 519,219 249 - WILLOW CREEK EAST L&L AD (34,267) 60,059 0 638 25,451 (297) 250 - BLUE RAVINE OAKS L&L AD 162,732 39,217 0 501 27,320 174,128 251 - STEEPLECHASE L&L AD 23,241 25,268 0 704 33,688 14,117 252 - WILLOW CREEK SOUTH L&L AD 443,965 171,748 0 4,584 228,026 383,103 253 - AMERICAN RV CANYON NO L&L (171,826) 105,205 0 4,916 71,608 (143,145) 254 - HISTORICAL DISTRICT 11,056 5,000 0 163 8,000 7,893 260 - WILLOW SPRINGS L & L 7,732 14,776 0 367 16,131 6,010 262 - WILLOW SPGS CFD 11 M. DST 610,795 215,288 0 4,014 176,487 645,582 266 - CFD #12 MAINT. DIST. 1,005,212 630,824 0 13,529 727,415 895,092 267 - CFD #13 ARC MAINT. DIST. 2,666 123,278 0 2,636 113,136 10,172 City of Folsom
Budget Summary By Fund - Projected Balance
2025-26

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09/23/2025 Item No.5.

Fund Name Description
Estimated Cash
Balance
07/01/2025
Projected
Revenues
Projected
Transfers In
Projected
Transfers Out
Projected
Expenditures
Projected
Ending Balance
06/30/2026
City of Folsom
Budget Summary By Fund - Projected Balance
2025-26
270 - ARC NO. L & L DIST #2 210,429 16,503 0 233 9,230 217,469 271 - THE RESIDENCES AT ARC, N 47,302 30,136 0 456 25,162 51,820 273 - SPHERE OF INFLUENCE 62,512 4,000 0 0 0 66,512
274 - OAKS AT WILLOW SPRINGS 2,855,726 1,000 0 0 0 2,856,726 275 - ARC L & L DIST #3 825,061 320,635 0 5,479 399,988 740,229 276 - NEW MEASURE A 5,033,347 3,857,552 0 0 3,235,100 5,655,799 278 - BLUE RAVINE OAKS NO.2 L&L 93,723 25,137 0 1,020 35,637 82,203 281 - FOLSOM HEIGHTS L&L 2 292,211 82,817 0 2,215 78,079 294,734 282 - Broadstone L&L 4 (851,971) 105,454 0 6,883 151,616 (905,016) 283 - CFD #16 Islands Maint. Dist. 881,287 165,481 0 2,283 101,571 942,914 284 - Willow Creek Estates East #2 62,716 86,249 0 1,245 103,084 44,636 285 - Prospect Ridge 65,691 47,948 0 463 30,102 83,074
288 - CFD #18 Maint District 5,032,995 2,435,382 0 17,930 1,345,294 6,105,153 289 - CFD #19 Maint District 1,010,634 187,317 0 1,564 97,756 1,098,631 291 - CFD #23 A1 Maint District 318,412 166,886 0 714 76,549 408,035 292 - CFD #23 IA2 Maint District 397,119 34,149 0 75 31,355 399,838 293 - CFD #23 IA3 Maint District 143,568 155,987 0 288 29,469 269,798 294 - CFD #23 IA4 Maint District 125,754 135,642 0 191 76,456 184,749 751 - POLICE SPECIAL REVENUE 683,471 25,000 0 1,110 50,000 657,361 753 - ZOO SPECIAL REVENUE 240,914 34,000 0 0 131,000 143,914 760 - WETLAND/OPEN SPACE MAINT 111,002 10,000 0 389 50,000 70,613 766 - POLICE IMPOUND 32,347 0 0 0 0 32,347
296 - CFD #23 IA6 Maint District 1,000 0 0 2 0 998
297 - CFD #23 IA7 Maint District 29,426 0 0 27 0 29,399 295 - CFD #23 IA5 Maint District (1,464) 0 0 0 0 (1,464) Total Special Revenue Funds 63,345,761 18,023,560 0 1,345,516 13,418,596 66,605,209 Debt Service
302 - CCF DEBT SERVICE 348,597 0 0 0 0 348,597
305 - 1993 G O SCHOOL FAC D S 55,578 0 0 0 0 55,578
320 - FSAD REFUNDING 275,042 5,000 0 0 0 280,042
321 - 1982-1 NIMBUS AD D S 965,627 20,000 0 0 0 985,627 325 - TRAFFIC SIGNAL COP REFI (22,132) 0 0 0 0 (22,132) 337 - RECREATION FACILITIES COP 96,995 0 0 0 0 96,995
604 - Folsom Ranch Financing Auth 41,127,346 10,689,300 0 0 10,689,300 41,127,346 605 - FOLSOM PUBLIC FINANC AUTH 28,668,400 6,072,474 0 0 6,072,474 28,668,400 Total Debt Service Funds 71,515,453 16,786,774 0 0 16,761,774 71,540,453 Capital Projects
411 - SUPPLEMENTAL PARK FEE 315,801 5,000 0 0 0 320,801 412 - PARK IMPROVEMENTS 9,531,116 1,150,000 0 10,162 501,044 10,169,910 414 - Johnny Cash Trl Art Experience 26,907 9,000 0 0 10,000 25,907 416 - CFD #10 RUSSELL RANCH 558,401 13,000 0 436 0 570,965 418 - PRAIRIE OAK 92-2 1915 AD 377 0 0 0 0 377
428 - POLICE CAPITAL 1,984,695 245,000 0 1,516 0 2,228,179 431 - REDEVELOPMENT AGY CAP PRO 2,195 500 0 0 0 2,695
438 - PARKWAY II CFD #14 2,209,769 50,000 0 1,549 0 2,258,220 441 - FIRE CAPITAL 709,072 255,000 0 361 0 963,711
443 - HWY 50 IMPRV CAPITAL 7,083,129 1,230,000 0 5,029 100,000 8,208,100 444 - HWY 50 INTERCH CAPITAL 14,285,257 2,600,000 0 10,096 350,000 16,525,161 445 - GENERAL CAPITAL 2,990,035 455,000 0 2,234 10,000 3,432,801 446 - TRANSPORTATION IMPR 14,050,176 5,153,415 0 64,470 2,031,824 17,107,297 448 - DRAINAGE CAPITAL IMPRV 1,451,639 805,940 0 10,674 1,710,000 536,905

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Fund Name Description
Estimated Cash
Balance
07/01/2025
Projected
Revenues
Projected
Transfers In
Projected
Transfers Out
Projected
Expenditures
Projected
Ending Balance
06/30/2026
City of Folsom
Budget Summary By Fund - Projected Balance
2025-26
449 - TRANSIT CAPITAL 13,950,176 1,350,000 0 5,128 50,000 15,245,048 451 - LIGHT RAIL TRANSPORTATION 1,402,337 205,000 0 1,467 215,000 1,390,870 452 - GENERAL PARK EQUIP CAP 593,251 110,000 0 451 100,000 602,800 456 - WATER IMPACT FEE(ORD912) 2,505,433 280,000 0 306,917 155,000 2,323,516 458 - LIBRARY DEVELOPMENT FUND 78,712 0 0 61 0 78,651
459 - CORP YARD CAPITAL 3,229,325 735,000 0 2,170 50,000 3,912,155 470 - FSPA INFRASTRUCTURE 22,006 500 0 17 0 22,489
472 - FSPA CAPITAL 45,887,106 11,800,000 0 99,993 100,000 57,487,113 601 - Capital Fleet Fund 84,756 2,000 125,000 66 175,000 36,690 602 - Capital Facilities Fund 7,157,668 0 0 4,629 3,640,000 3,513,039 603 - Capital IT Fund 0 0 200,000 0 150,000 50,000
607 - Police Equipment/Capital Fund 0 0 520,982 0 520,982 0 608 - Fire Equipment/Capital Fund 0 0 756,000 0 756,000 0 Total Capital Projects Funds 130,109,339 26,454,355 1,601,982 527,426 10,624,850 147,013,400 Enterprise
520 - Water Operating 30,708,469 19,136,000 300,000 1,027,020 19,128,366 29,989,083 521 - Water Capital 3,914,738 340,000 0 5,778 300,000 3,948,960 522 - Water Meters 899,864 295,000 0 10,259 400,000 784,605 530 - Sewer Operating 20,166,173 12,246,435 0 872,169 8,124,832 23,415,607 531 - Sewer Capital 329,183 191,920 0 7,854 90,000 423,249 536 - Facility Augmentation Critical 45,802 500 0 35 0 46,267 537 - Facility Augmentation General 5,107 1,500 0 710 0 5,897 540 - Solid Waste Operating 21,456,206 29,894,633 0 2,077,300 25,307,080 23,966,459 541 - Solid Waste Capital 504,377 107,500 0 371 85,000 526,506 543 - Landfill Closure 1,034 0 60,000 0 100,000 (38,966) 544 - Solid Waste Capital FPA 848,616 445,000 0 31,707 165,000 1,096,909 Total Enterprise Funds 78,879,569 62,658,488 360,000 4,033,203 53,700,278 84,164,576 Internal Service
015 - Compensated Leaves (65,271) 727,360 0 0 760,867 (98,778) 606 - Risk Management 2,397,457 24,290,668 0 0 24,299,493 2,388,632 Total Internal Service Funds 2,332,186 25,018,028 0 0 25,060,360 2,289,854 Trust Funds
279 - RDA Obligation Retirement 6,907,342 3,966,043 0 0 3,735,475 7,137,910 280 - RDA SA Trust - Housing 155,567 4,000 0 0 0 159,567 702 - BLUE RAVINE EAST AGENCY 8,948 0 0 0 0 8,948
703 - CFD #23 IA7 Folsom Ranch 96,664 7,500 0 0 3,400 100,764 706 - LEGENDS 93-2 1915 AD AGCY 9,285 0 0 0 0 9,285
707 - NATOMA STA92-1 1915AD AGY 22,785 0 0 0 0 22,785
708 - FOLSOM AUTO PLAZA 1915 AD 65,669 0 0 0 0 65,669
709 - LK NATOMA SHOR93-1 AD AGY 1,529 0 0 0 0 1,529
710 - PRAIRIE OAKS AD92-2 REFI 73,907 0 0 0 0 73,907
711 - COBBLE HILLS RDG AD AGNCY 33,727 0 0 0 0 33,727
712 - RIDGEVIEW95-1 1915 AD AGY 14,507 0 0 0 0 14,507
713 - CRESLEIGH 95-2 AD AGENCY 24,577 0 0 0 0 24,577
715 - HANNFORD CROSS 1915 REFI 47,405 0 0 0 0 47,405
716 - CFD #23 IA2 F Ranch 5,354,429 586,700 0 0 609,659 5,331,470 718 - CFD #23 IA3 F Ranch 3,308,620 526,806 0 0 547,064 3,288,362 719 - CFD #23 IA4 F Ranch 11,509,698 7,500 0 0 576,350 10,940,848 720 - CFD 2013-01 Water Facility 986,608 20,000 0 0 1,473,000 (466,392) 721 - CFD #1 WILLOW CR SO REFI 5,141 0 0 0 0 5,141
722 - CFD #2 NATOMA STATION 120,123 0 0 0 0 120,123

06/24/2025 Item No.11.

09/23/2025 Item No.5.

Fund Name Description
Estimated Cash
Balance
07/01/2025
Projected
Revenues
Projected
Transfers In
Projected
Transfers Out
Projected
Expenditures
Projected
Ending Balance
06/30/2026
City of Folsom
Budget Summary By Fund - Projected Balance
2025-26
723 - CFD #3 FOLSOM HGTS REFI 434 0 0 0 0 434
724 - CFD #4 BROADSTONE REFI 57,474 0 0 0 0 57,474
725 - CFD #23 IA5 F Ranch (19,735) 0 0 0 0 (19,735)
726 - CFD #23 IA6 F Ranch (19,672) 7,500 0 0 125 (12,297) 727 - CFD #7 BROADSTONE #2 336,475 0 0 0 0 336,475
728 - CFD #8 PARKWAY 38,267 0 0 0 0 38,267
729 - CFD #9 WILLOW CREEK SO 49,890 0 0 0 0 49,890
730 - CFD #10 RUSSELL RANCH 10,689,707 4,751,708 0 0 4,786,884 10,654,531 733 - CFD #16 Islands IA2 872,706 374,805 0 0 305,019 942,492 734 - CFD #14 PARKWAY II 725,200 1,267,619 0 0 1,241,027 751,792 735 - FOL HIS DIST BUS IMP DIST 32,300 0 0 0 0 32,300
736 - CFD #16 Islands at Parkshore 735,184 272,263 0 0 178,050 829,397 737 - CFD #17 Willow Hill Pipeline 1,545,856 468,922 0 0 451,744 1,563,034 738 - CFD #18 Area Wide 9,437,765 2,290,869 0 0 4,468,194 7,260,440 739 - CFD #19 Mangini Ranch 4,215,543 2,676,565 0 0 2,627,710 4,264,398 740 - CFD #20 Russell Ranch 12,472,084 1,505,619 0 0 1,485,819 12,491,884 741 - CFD #21 WHITE ROCK SPRINGS RAN2,462,238 1,334,394 0 0 1,218,499 2,578,133 742 - CFD #22 FOLSOM HEIGHTS (22,294) 0 0 0 0 (22,294)
743 - CFD #23 IA1 F Ranch 4,590,813 1,388,645 0 0 1,371,036 4,608,422 Total Trust Funds 76,946,766 21,457,458 0 0 25,079,055 73,325,169 All Fund Total 449,532,857284,841,122 7,508,127 7,508,127 266,522,084467,851,895

06/24/2025 Item No.11.

09/23/2025 Item No.5.

Summary of General Fund Revenues and Expenditures
Fund 010
FY 2019-20
Actual
FY 2020-21
Actual
FY 2021-22
Actual
FY 2022-23
Actual
FY 2023-24
Actual
FY 2024-25
Adopted Budget
FY 2024-25 Q2
Amended Budget
FY 2025-26
Proposed
Budget
Revenues
Taxes 54,536,427 59,967,769 66,075,402 70,086,681 73,208,866 79,228,197 79,228,197 80,622,692 Licenses & Permits 3,420,381 4,241,034 4,299,748 4,010,647 4,977,444 3,916,089 3,860,725 4,068,589 Intergovernmental 8,024,245 9,753,188 10,045,573 12,900,194 14,025,143 10,959,022 11,805,809 11,251,068 Charges for Services 12,778,865 13,959,335 18,250,447 17,696,356 18,948,237 13,994,978 13,840,847 16,908,910 Fines, Impact Fees 169,015 153,339 133,772 133,080 207,365 109,200 111,000 110,200 Interest 670,228 69,519 (951,314) 894,693 2,891,036 300,000 300,000 600,000 Other Revenue 1,001,389 1,381,614 1,178,166 1,182,071 453,511 716,807 2,644,460 881,000 Total Revenues 80,600,551 89,525,798 99,031,792 106,903,722114,711,602109,224,293 111,791,038114,442,459 Expenditures
0101100 - City Council 129,451 104,152 112,377 118,539 120,089 142,718 142,718 155,116 0101200 - City Manager's Office 875,712 721,621 700,467 690,940 736,166 772,045 772,045 797,322 0101203 - City Manager's Office - PIO 496,879 460,718 466,083 516,999 547,952 573,328 573,328 628,587 0101700 - City Attorney 1,001,724 953,138 1,095,212 1,307,443 1,267,677 1,306,487 1,306,487 1,383,331 0101400 - City Clerk 605,492 581,740 591,310 648,107 637,181 682,306 682,306 752,283 0101401 - City Clerk - Elections 0 65,873 0 46,173 0 61,000 61,000 0 0102300 - Community Development - Admin 691,355 725,524 862,562 834,003 1,711,027 1,030,640 1,406,797 1,027,761 0102310 - Community Development - Engineering 2,593,414 2,853,007 3,464,248 3,843,386 3,070,958 1,964,540 1,964,540 1,890,800 0102320 - Community Development - Building Services2,066,538 1,699,346 2,055,017 2,778,896 2,633,569 2,432,662 2,447,518 2,367,397 0102325 - Community Development - Code Enforcement350,504 380,915 407,434 433,132 469,975 517,041 517,041 541,018 0102330 - Community Development - Planning 1,266,365 1,166,814 1,225,619 1,285,672 1,066,760 1,246,580 1,349,844 1,282,288 0102220 - Fire - Administration 1,553,304 1,772,999 2,174,459 2,623,131 2,599,250 2,970,803 2,975,899 3,172,887 0102221 - Fire - Emergency Response 20,590,461 20,875,664 22,076,490 21,905,235 23,413,909 25,763,853 26,197,223 26,699,344 0102222 - Fire - Prevention 519,482 558,290 545,028 417,838 554,070 373,981 373,981 502,243 0102223 - Fire - Emergency Medical 588,768 565,007 949,752 673,950 1,136,681 889,553 3,125,722 589,553 0101800 - Human Resources 720,680 622,182 602,453 673,714 834,153 947,648 947,648 1,027,029 0102900 - Library 1,942,428 1,838,898 1,753,515 2,192,763 2,099,362 2,220,694 2,220,694 2,304,966 0101601 - Finance- Administration 496,904 444,849 445,758 551,754 518,758 566,259 566,259 586,392 0101602 - Finance- Disbursements 653,949 615,952 564,817 564,266 752,331 864,996 864,996 879,197 0101603 - Finance - Revenue 727,358 795,003 735,201 914,563 970,777 811,292 815,005 878,909 0101604 - Finance - Financial Services 1,113,416 1,146,806 1,182,517 1,281,548 1,200,276 1,535,759 1,535,759 1,642,612 0101904 - Admin Services - Info Svcs 1,721,630 1,843,038 1,840,028 2,007,640 2,142,912 2,454,255 2,483,117 2,294,062 0101905 - Admin Services - GIS 150,038 155,092 196,954 236,417 317,814 367,013 367,013 382,527 0101902 - Admin Services - Facilities 1,303,799 1,473,134 1,914,986 2,103,702 3,317,082 2,057,128 3,219,890 2,264,680 0102700 - Parks & Rec - Administration 821,007 799,947 807,163 854,864 898,200 1,041,307 1,041,307 1,081,431 0102710 - Parks & Rec - Comm & Cultural Svcs 2,012,401 1,368,765 1,982,598 2,680,164 2,694,057 2,951,231 2,951,231 2,792,550 0102711 - Parks & Rec - Community Facilities 0 0 0 450 0 0 0 0 0102720 - Parks & Rec - Outdoor Sports 1,651,151 1,192,935 1,693,408 2,743,801 2,117,223 1,905,819 1,905,819 2,171,278

06/24/2025 Item No.11.

09/23/2025 Item No.5.

Summary of General Fund Revenues and Expenditures
Fund 010
FY 2019-20
Actual
FY 2020-21
Actual
FY 2021-22
Actual
FY 2022-23
Actual
FY 2023-24
Actual
FY 2024-25
Adopted Budget
FY 2024-25 Q2
Amended Budget
FY 2025-26
Proposed
Budget
0102730 - Parks & Rec - Aquatics 1,383,092 2,576,346 1,724,335 2,217,494 2,189,239 1,771,198 1,771,531 2,140,434 0103801 - Parks & Rec - Park Maintenance 3,421,513 2,895,757 3,216,766 3,226,003 3,636,625 4,318,222 4,628,508 5,194,579 0103802 - Parks & Rec - Park Dev 155,920 157,489 175,176 264,888 248,862 401,526 694,707 580,196 0103803 - Parks & Rec - Trails 577,744 719,527 608,225 296,443 312,572 235,398 250,133 252,775 0103805 - Parks & Rec - Municipal Landscaping 1,483,981 1,568,648 1,684,296 2,046,564 2,254,397 2,602,610 2,602,610 1,808,916 0104000 - Parks & Rec - Zoo 1,830,047 1,648,755 1,917,544 2,376,124 3,226,894 2,336,385 2,491,161 2,541,399 0101909 - Police - Animal Control 218,721 233,215 232,439 277,896 390,701 386,917 386,917 406,978 0102110 - Police - Administration 2,654,466 2,978,264 3,752,555 4,851,227 4,607,086 3,750,767 4,184,737 3,953,669 0102111 - Police - Support Services 3,881,322 3,634,826 3,674,585 4,053,600 3,992,357 4,447,581 4,483,024 4,809,564 0102112 - Police - Operations 13,597,612 13,496,724 13,911,636 14,192,085 15,889,941 16,987,177 17,153,622 17,759,513 0102113 - Police - Investigations 3,169,998 3,221,597 3,104,183 2,885,039 3,301,779 3,674,954 3,674,954 4,492,216 0103700 - Public Works - Fleet Management 1,311,067 1,217,805 1,228,449 1,621,593 1,463,334 1,751,592 1,755,623 1,778,190 0232601 - Public Works - Engineering 2,178,459 2,219,368 2,109,771 2,161,266 2,145,815 2,513,687 2,570,669 2,496,441 0233200 - Public Works - Streets 1,702,564 1,748,802 2,173,388 2,470,514 2,997,166 2,344,206 2,661,726 2,482,843 0233201 - Public Works - Traffic 1,698,641 1,858,533 2,032,349 2,054,696 2,140,155 2,404,941 2,455,545 2,444,991 0105000 - Nondepartmental 9,493,007 3,855,487 6,180,073 7,588,332 8,096,163 8,640,948 9,377,225 8,638,904 Total Expenditures 95,402,366 89,812,552 98,171,225 107,512,854114,721,296117,019,047 123,957,879121,877,171 Revenues Over (Under) Expenditures (14,801,815) (286,754) 860,567 (609,132) (9,694) (7,794,754) (12,166,841) (7,434,712) Transfer In 6,829,425 6,058,559 4,589,055 4,454,442 4,026,857 6,107,155 6,732,155 5,546,145 Transfer Out 0 0 0 0 387,124 50,000 50,000 1,601,982
Net (7,972,390) 5,771,805 5,449,622 3,845,310 3,630,039 (1,737,599) (5,484,686) (3,490,549)

06/24/2025 Item No.11.

09/23/2025 Item No.5.

Position Detail
FY 22 FY 23 FY 24 FY 25 FY 26
Approved Approved Approved Approved Proposed
Mayor 1.00 1.00 1.00 1.00 1.00
Council Member 4.00 4.00 4.00 4.00 4.00

5.00 5.00 5.00 5.00 5.00
City Manager 1.00 1.00 1.00 1.00 1.00 Assistant City Manager 0.75 0.75 - - - Administrative Support Specialist 1.00 1.00 1.00 1.00 1.00 Communications Director 1.00 1.00 1.00 1.00 1.00 Communications & Marketing Specialist 1.00 1.00 1.00 1.00 1.00

4.75 4.75 4.00 4.00 4.00
City Attorney 1.00 1.00 1.00 1.00 1.00 Deputy/Asst City Attorney 1.00 1.00 1.00 1.00 1.00 Legal Analyst 1.00 1.00 1.00 1.00 1.00 Legal Secretary 1.00 1.00 1.00 1.00 1.00

4.00 4.00 4.00 4.00 4.00
City Clerk 1.00 1.00 1.00 1.00 1.00 Deputy City Clerk 1.00 1.00 1.00 1.00 1.00 Assistant City Clerk - 1.00 1.00 - - City Clerk Specialist - - - - 1.00 Administrative Assistant - - - 1.00 - City Clerk Technician II 1.00 - - - -

3.00 3.00 3.00 3.00 3.00
Community Development Director 1.00 1.00 1.00 1.00 1.00 Administrative Assistant 1.00 2.00 2.00 2.00 2.00 Senior Office Assistant 1.00 - - - - Building Inspector I/II 2.00 2.00 3.00 2.00 2.00 Building Plans Coordinator 1.00 1.00 2.00 2.00 2.00 Building Technician I/II 2.00 2.00 2.00 2.00 2.00 Plan Check Engineer 2.00 1.00 1.00 1.00 1.00 Building Inspection Supervisor 1.00 1.00 1.00 1.00 1.00 Principal Civil Engineer 1.00 1.00 1.00 1.00 1.00 Senior Building Inspector - - - 1.00 1.00 Senior Civil Engineer
- 1.00 1.00 1.00 1.00
Building
Total City Clerk
Community Development
Administration
Public Information
Total City Manager
City Attorney
Total City Attorney
City Clerk
Administration
City Council
Total City Council
City Manager's Office

06/24/2025 Item No.11.

09/23/2025 Item No.5.

Position Detail
FY 22 FY 23 FY 24 FY 25 FY 26
Approved Approved Approved Approved Proposed
Code Enforcement Officer I/II 1.00 1.00 1.00 1.00 1.00 Code Enforcement Manager - - - - 1.00 Code Enforcement Supervisor 1.00 1.00 1.00 1.00 - Arborist 1.00 1.00 - - 1.00
Urban Forester - - 1.00 1.00 1.00 Senior Construction Inspector 1.00 1.00 1.00 1.00 1.00 Engineering Technician I/II 1.00 1.00 1.00 1.00 1.00 City Engineer 1.00 1.00 1.00 1.00 1.00 Senior Civil Engineer 2.00 2.00 2.00 2.00 2.00 Planner I (Asst)/Planner II (Associate) 2.00 2.00 2.00 2.00 2.00 Planning Manager 1.00 1.00 1.00 1.00 1.00 Principal Planner 2.00 2.00 1.00 1.00 1.00 Housing Manager - - - - 1.00 Senior Planner 1.00 1.00 1.00 1.00 -

26.00 26.00 27.00 27.00 28.00
Fire Chief 1.00 1.00 1.00 1.00 1.00 Fire Division Chief 2.00 2.00 2.00 3.00 3.00 Administrative Technician 1.00 1.00 1.00 1.00 1.00 Administrative Assistant 1.00 1.00 1.00 1.00 1.00 Office Assistant 1.00 1.00 1.00 1.00 1.00 Senior Equipment Mechanic - - 1.00 1.00 1.00 Fire Division Chief 1.00 1.00 1.00 - - Fire Battalion Chief 2.00 2.00 2.00 3.00 3.00 Fire Captain-Suppression 15.00 15.00 15.00 18.00 18.00 Fire Engineer 15.00 15.00 15.00 18.00 18.00 Firefighter 36.00 46.00 48.00 42.00 42.00 Deputy Fire Marshall 1.00 1.00 1.00 1.00 1.00 Fire Prevention Officer 2.00 2.00 1.00 1.00 1.00

78.00 88.00 90.00 91.00 91.00
Human Resources Director 1.00 - 1.00 1.00 1.00 Human Resources Manager - 1.00 - - - Administrative Assistant 1.00 1.00 1.00 1.00 1.00 Human Resources Technician I/II 2.00 2.00 2.00 2.00 2.00 Senior Management Analyst 2.00 2.00 2.00 2.00 2.00

6.00 6.00 6.00 6.00 6.00
Community Development (cont)
Total Fire
Human Resources
Total Human Resources
Administration
Emergency Operations
Fire Prevention
Code Enforcement
Engineering
Planning
Total Community Development
Fire Department

06/24/2025 Item No.11.

09/23/2025 Item No.5.

Position Detail
FY 22 FY 23 FY 24 FY 25 FY 26
Approved Approved Approved Approved Proposed
Library Director 1.00 1.00 1.00 1.00 1.00 Administrative Assistant 1.00 1.00 1.00 1.00 1.00 Librarian 2.00 2.00 2.00 2.00 2.00 Library Assistant 4.00 4.00 4.00 4.00 4.00 Library Circulation Coordinator 1.00 1.00 1.00 1.00 1.00 Library Technician 2.00 2.00 2.00 2.00 2.00 Lead Senior Librarian 1.00 1.00 1.00 - - Library Supervisor - - - 1.00 1.00

12.00 12.00 12.00 12.00 12.00
Chief Financial Officer/Finance Director 1.00 1.00 1.00 1.00 1.00 Administrative Assistant 1.00 1.00 1.00 1.00 1.00 Disbursements Manager - - - 1.00 1.00 Disbursements Specialist 1.00 1.00 1.00 1.00 1.00 Payroll Specialist 2.00 2.00 2.00 2.00 2.00 Disbursements Technician 1.00 1.00 1.00 1.00 1.00 Revenue Technician I/II 3.00 3.00 3.00 2.00 2.00 Revenue Supervisor 1.00 1.00 1.00 1.00 - Revenue Manager - - - - 1.00 Senior Revenue Technician 2.00 2.00 2.00 2.00 2.00 Accounting Technician II 1.00 1.00 1.00 1.00 1.00 Financial Specialist 1.00 1.00 1.00 1.00 1.00 Senior Financial Analyst 2.00 2.00 2.00 2.00 2.00 Deputy Treasurer 1.00 1.00 1.00 1.00 1.00 Financial Services Manager 1.00 1.00 1.00 1.00 1.00 Information Systems Manager 1.00 1.00 1.00 1.00 1.00 Information Systems Analyst 3.00 2.00 2.00 2.00 2.00 Information Systems Technician I/II - 1.00 1.00 1.00 1.00 GIS Analyst 1.00 1.00 1.00 1.00 1.00 GIS Technician - - 1.00 1.00 1.00 Process Improvement Specialist 1.00 1.00 1.00 1.00 1.00

24.00 24.00 25.00 25.00 25.00
Office of Management and Budget (cont)
Financial Services
Information Systems
Total Office of Management and Budget
Administration
Disbursements
Revenue
Financial Services
Library
Total Library
Office of Management and Budget

06/24/2025 Item No.11.

09/23/2025 Item No.5.

Position Detail
FY 22 FY 23 FY 24 FY 25 FY 26
Approved Approved Approved Approved Proposed
Parks & Recreation Director 1.00 1.00 1.00 1.00 1.00 Administrative Assistant 3.00 3.00 3.00 3.00 3.00 Marketing & Graphics Coordinator 1.00 1.00 1.00 1.00 1.00 Management Analyst 1.00 - - - - Senior Management Analyst - 1.00 1.00 1.00 1.00 Maintenance Specialist 2.00 2.00 2.00 2.00 1.00 Maintenance Worker I/II 1.00 1.00 1.00 2.00 2.00 Parks/Facilities Maintenance Manager 1.00 1.00 1.00 1.00 1.00 Parks Supervisor 1.00 1.00 1.00 1.00 1.00 Senior Maintenance Worker 2.00 2.00 2.00 2.00 2.00 Senior Maintenance Specialist - - - - 1.00 Park Planning Manager - - 1.00 1.00 1.00 Park Planner II - - - 1.00 1.00 Senior Park Planner 1.00 1.00 - - 1.00 Senior Trails Planner 1.00 1.00 1.00 1.00 1.00 Zoo Manager 1.00 1.00 1.00 1.00 1.00 Zoo Supervisor - - 1.00 1.00 1.00 Zookeeper I / II 5.00 5.00 5.00 5.00 5.00 Lead Zookeeper 1.00 1.00 - - - Recreation Coordinator II 1.00 1.00 - - - Senior Recreation Coordinator - - 1.00 1.00 1.00 Recreation Coordinator I 1.00 - - - - Recreation Coordinator II 0.50 1.50 1.50 1.50 0.50 Recreation Supervisor 1.00 1.00 1.00 1.00 1.00 Senior Recreation Coordinator - - - - 1.00 Senior Maintenance Worker 1.00 1.00 1.00 1.00 1.00 Community & Cultural Services Manager 1.00 1.00 1.00 1.00 - Recreation & Community Services - - - - 1.00 Recreation Coordinator I 1.00 1.00 1.00 - - Recreation Coordinator II 3.00 3.00 2.00 3.00 3.00 Recreation Supervisor 1.00 1.00 1.00 1.00 1.00 Senior Recreation Coordinator 1.00 1.00 2.00 2.00 2.00 Aquatics
Community & Cultural Services /
Community Facilities
Park Maintenance
Park Development
Trails
Zoo
Parks & Recreation
Administration