Folsom City Council
May 12, 2026

1 Agenda
City Council Regular Meeting
Folsom City Hall | City Council Chambers, First Floor
50 Natoma Street, Folsom, CA 95630
May 12, 2026, 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
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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, May 12, 2026 6:30 PM

Justin Raithel, Mayor

Sarah Aquino, Councilmember Barbara Leary, Councilmember Mike Kozlowski, Councilmember Anna Rohrbough, Vice Mayor

AGENDA

CALL TO ORDER
ROLL CALL: Councilmembers: Aquino, Kozlowski, Leary, Rohrbough, Raithel 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 w ill 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. Proclamation of the Mayor of the City of Folsom Proclaiming May 17-23, 2026 as National Public Works Week, May 20, 2026 as City Works Day, and Recognizing Public Works as Emergency Responders

2. Annual Presentation by the Sacramento-Yolo Mosquito and Vector Control District regarding Regional Mosquito and Vector Management Efforts

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. Resolution No. 11595 - A Resolution Authorizing the City Manager to Execute a Design and Engineering Consultant Services Agreement with R.E.Y. Engineers Inc. in the Amount of $346,986 for the Folsom-Placerville Rail Trail Project, Project No. PK1604, from State Active Transportation Program Grant Funds in the Amount of $200,000 and Transportation Demand Act (Fund 248) in the Amount of $146,986, and Appropriation of Funds in the Amount of $176,986 from Fund 248

4. Resolution No. 11606 - A Resolution Authorizing the City Manager to Execute Amendment No. 2 to the Agreement (Contract No. 173-21 23-009) with Domenichelli & Associates, Inc. for Design and Engineering Services During Construction for the Water System Rehabilitation Project No. 3 (Project WA2301) for $14,387 from the Water Operating Fund (Fund 520) and Appropriation of Funds in the Amount of $14,721 from the Road Maintenance & Rehabilitation Fund (Fund 235) [Water Treatment Plant, Faucet Court, Deerwood Way, Folsom-Auburn Road, Oak Avenue Parkway, Price Way, Wales Drive, School Street, Pine Brook Drive, Overbrook Drive, Southwood Drive, Southcreek Circle]

5. Resolution No. 11607 - A Resolution Authorizing the City Manager to Execute Amendment No. 1 to the Agreement (Contract No. 173-21 25-016) with HF&H Consultants, LLC for $36,500 for the Water and Wastewater Rate Studies with $25,000 from the Water Operating Fund (Fund 520) and $11,500 from the Sewer Operating Fund (Fund 530)

6. Resolution No. 11610 - A Resolution Receiving Report from the Community Development Department on the Approval of a Parcel Map Waiver for the Emblem Empire Ranch Apartments Project and Determination that No Further CEQA Review is Required OLD BUSINESS:

7. Resolution No. 11609 – A Resolution of the City Council of the City of Folsom Declaring Results of the Natoma Station Maintenance Assessment District No. 2025-2 Ballot Proceeding, Approving the Final Engineer’s Report, Confirming the Diagram and Assessments, and Ordering the Levying of Assessments for the Maintenance and Servicing of Improvements Within Said District
NEW BUSINESS:

8. Resolution No. 11608 – A Resolution Authorizing the City Manager to Execute an Agreement with Michael Roberts Construction, Inc. for the Replacement of the Folsom Public Library Low- Slope Roof for a Cost Not To Exceed $948,044.71 (Fund 602)

9. Resolution No. 11611 - A Resolution Authorizing the City Manager to Execute an Agreement with Loewen Pump Maintenance for the Replacement of (1) Motor and Pump and Refurbishment of (1) Pump for the 50-meter Swimming Pool at the Steve Miklos Aquatics Center for a Cost Not- to-Exceed $88,392.70 (Fund 602)
PUBLIC HEARING:

10. Resolution No. 11613 - A Resolution Receiving the 2026 Ad Hoc Charter Review Committee Report to City Council with Recommended Amendments and Dissolving the Committee and Direction to Staff Regarding Preparation of Potential Ballot Measure(s) Amending the City Charter and/or the Folsom Municipal Code for the 2026 General Municipal Election

CITY MANAGER REPORTS

4 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 above 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 AGEND A 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 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.

PROCLAMATION

OF THE MAYOR OF THE CITY OF FOLSOM
PROCLAIMING MAY 17-23, 2026 AS NATIONAL PUBLIC WORKS WEEK, MAY 20, 2026 AS CITY WORKS DAY, AND

RECOGNIZING PUBLIC WORKS AS EMERGENCY RESPONDERS
WHEREAS, Public Works professionals focus on facilities, infrastructure, and services that are of vital importance to sustainable and resilient communities, and to the public health, high quality of life, and well-being of the people of the State of California and the residents of the City of Folsom; and
WHEREAS, Public Works professionals play a vital role in disasters and other emergencies and are often considered the "silent arm of public safety," working diligently, often without fanfare, to support emergency response partners regardless of the hazard. Public Works maintenance and operations staff are among the most visible and essential elements during the response and recovery phases of disasters. They assist with rescue, evacuation flood control and sheltering; provide temporary traffic control and perimeter security; transport critical supplies and equipment; and restore damaged infrastructme, making their broad capabilities a critical component in nearly every type of disaster or emergency; and WHEREAS, the year 2026 marks the 66th annual National Public Works Week, sponsored by the American Public Works Association, with the theme, "Service Powered by Community," reflecting the strong connection between Public Works teams and the residents they serve, as well as the collaborative, interdependent partnership shared with Police, Fire, and other emergency service partners; and
WHEREAS, City Works Day, taking place on May 20, 2026, at City Lions Park, invites residents of all ages to engage with and learn about the interconnected Public Works services that support daily life in Folsom and to meet the professionals who work collaboratively to protect and serve the community:

NOW, THEREFORE, I, JUSTIN RAITHEL Mayor of the City of Folsom on behalf of the Folsom City Council, do hereby proclaim the week of May 17-23, 2026, as National Public Works Week and May 20, 2026 as City Works Day in the City of Folsom, encouraging all residents to participate in educational activities and events honoring the indispensable contributions of Public Works professionals and their collaboration as emergency responders alongside and in support of Police and Fire in safeguarding public health, safety, and quality of life.

PROCLAIMED this 12th day of May 2026.

Justin Raithel, MAYOR

05/12/2026 Item No.1.

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05/12/2026 Item No.1.

Folsom City Council
Staff Report

1 MEETING DATE:

5/12/2026
AGENDA SECTION:

Scheduled Presentations
SUBJECT: Annual Presentation by the Sacramento-Yolo Mosquito and Vector Control District regarding Regional Mosquito and Vector Management Efforts

FROM: City Clerk's Department

RECOMMENDATION / CITY COUNCIL ACTION

Staff recommends that the City Council receive an update from Sacramento-Yolo Mosquito and Vector Control District representatives regarding their ongoing work to manage issues and challenges related to mosquito control. No formal action is requested of the Council.

BACKGROUND

The Sacramento-Yolo Mosquito and Vector Control District was established in 1946 following the passage of California’s “Mosquito Abatement Act,” which allowed for the formation of districts to protect public health from mosquito-borne diseases and serious pest nuisances. The District is governed by a Board of Trustees, with each trustee appointed by a city council or county board of supervisors within the District’s boundaries. The City of Folsom’s representative on the Board is Craig Burnett, who has served in this capacity since 1978.

The District provides year-round mosquito and vector control services across over 2,000 square miles of urban, commercial, and agricultural land in Sacramento and Yolo counties. It is divided into 26 zones, each managed by state-certified technicians responsible for surveillance, monitoring, and treatment activities.

The District’s mission is to provide safe, effective, and economical mosquito and vector control for Sacramento and Yolo counties. This is achieved through continuous surveillance to monitor disease threats and reduce nuisance levels, as well as active collaboration with

05/12/2026 Item No.2.
2 residents, property owners, agencies, and community groups. The primary goal is to protect public health from vector-borne illnesses such as West Nile virus, Western Equine Encephalitis, canine heartworm, and malaria.

Each year, representatives from the District provide an annual update to the City Council to share information on current programs, challenges, and activities related to mosquito abatement and public health.

Submitted,

Christa Freemantle, CMC
City Clerk

05/12/2026 Item No.2.

Folsom City Council
Staff Report

1 MEETING DATE:

5/12/2026
AGENDA SECTION:

Consent Calendar
SUBJECT: Resolution No. 11595 - A Resolution Authorizing the City Manager to Execute a Design and Engineering Consultant Services Agreement with R.E.Y. Engineers Inc. in the Amount of $346,986 for the Folsom-Placerville Rail Trail Project, Project No. PK1604, from State Active Transportation Program Grant Funds in the Amount of $200,000 and Transportation Demand Act (Fund 248) in the Amount of $146,986, and Appropriation of Funds in the Amount of $176,986 from Fund 248

FROM: Parks and Recreation Department

RECOMMENDATION / CITY COUNCIL ACTION

Staff recommends the City Council approve Resolution No. 11595 - A Resolution Authorizing the City Manager to Execute a Design and Engineering Consultant Services Agreement with R.E.Y. Engineers Inc. in the Amount of $346,986 for the Folsom-Placerville Rail Trail Project, Project No. PK1604, from State Active Transportation Program Grant Funds in the Amount of $200,000 and Transportation Demand Act (Fund 248) in the Amount of $146,986, and Appropriation of Funds in the Amount of $176,986 from Fund 248.

BACKGROUND / ISSUE

The proposed project would provide Class I Trail improvements for bicycles and pedestrians for approximately 1.25 miles, from Humbug-Willow Creek Trail, which is between Creekside Drive and Oak Avenue Parkway on the west, to Iron Point Road on the east. Most of the proposed project would parallel East Bidwell Street along the Southern Pacific Placerville Branch right-of-way and would be within the existing Sacramento-Placerville Transportation Corridor (SPTC) Joint Powers Authority (JPA).

In June 2015, Parks & Recreation Department staff prepared and submitted a grant application to the Regional Active Transportation Funding Program in the amount of $1,048,036 with a local match of $136,000 to provide funding for the design and construction of the Folsom Placerville

05/12/2026 Item No.3.
2 Rail Trail. On December 3, 2015, the Sacramento Area Council of Governments (SACOG) Board approved the full amount of the City’s requested grant funding through the Congestion Mitigation and Air Quality (CMAQ) grant. At the March 8, 2016, City Council meeting, the Folsom City Council approved the grant award acceptance for the Folsom-Placerville Rail Trail Project.

In March 2017, the City Council awarded a consultant contract to Kimley-Horn & Associates, Inc. to prepare the environmental analysis (NEPA/CEQA) and design/engineering plans (up to 30% complete) for the Folsom -Placerville Rail Trail project. The total contract amount invoiced by Kimley-Horn and Associates for 30% design and environmental clearance was $383,282.74.

As preliminary design and environmental clearance efforts progressed, staff continued seeking additional funding to fully fund both the final design and construction phases . In March 2023, SACOG awarded the City an additional $1,700,000 of ATP funding for final design and construction. The required local match for this grant is $300,000, or 15% of the total grant funding award.

The total grant funding received for the project to date is as follows:

Source Design Construction Total
CMAQ $88,530 $959,506 $1,048,036
Local Match $11,470 $124,530 $136,000
State ATP $200,000 $1,500,000 $1,700,000
Local Match $35,000 $265,000 $300,000
Total $335,000 $2,849,036 $3,184,036

Since the grant award s, the project has progressed through the required environmental clearance and preliminary design phase in coordination with Caltrans Local Assistance and the Sacramento Area Council of Governments (SACOG). The Program Supplement Agreement (PSA) with Caltrans for the Project Approval and Environmental Document (PA&ED) phase of the project was adopted by the City Council in 2017. The PA&ED phase was completed in January 2026, with Caltrans accepting the National Environmental Policy Act (NEPA) Categorical Exclusion at the January C alifornia Transportation Commission (CTC) meeting . The Program Supplement Agreement (PSA) with Caltrans for the Plans, Specifications, and Estimates (PSE) phase of the project was adopted by the City Council on April 14, 2026.

POLICY / RULE

In accordance with Chapter 2.36 of the Folsom Municipal Code, supplies, equipment, services, and construction agreements with a value of $77,426 or greater shall be competitively bid and awarded by the City Council.

In accordance with California Government Code Section 4526, the selection by a state or local agency of professional services from private architectural, landscape architectural, engineering, environmental, land surveying, or construction project management firms shall be based on

05/12/2026 Item No.3.
3 demonstrated competence and the professional qualifications necessary for the satisfactory performance of the required services.

ANALYSIS

On March 24, 2026, staff received two proposals in response to the RFP issued on February 24, 2026. A review panel consisting of city staff from the Public Works and Parks & Recreation departments separately evaluated and scored the proposals based on criteria including relevant experience, qualifications of the proposed team, understanding of the project scope, and approach to the work. The methods of analysis are consistent with the requirements of Chapter 10 of the Caltrans Local Assistance Project Manual for consultant selection and comply with a qualification- based selection process as required by California Government Code Section 4526. The results of the independent scoring are summarized below:

Firm Name Total Average Score
R.E.Y. Engineers Inc. 85.6
Kimley-Horn and Associates 69.3

Following the proposal reviews, R.E.Y. Engineers Inc. was unanimously selected as the highest- ranked firm from the selection panel. Their proposal demonstrated a superior understanding of the project constraints and remaining design challenges, and their proposed design team included more substantial depth. Though Kimley Horn provided the preliminary 30% engineering design, given the time that has passed , there was no apparent continuity from the original design team to the proposed staffing plan, so the potential efficiency of continuity did not appear relevant. As a result, the staff recommends awarding the contract to R.E.Y. Engineers, Inc.

In accordance with California Public Contract Code § 4526, which mandates a qualifications-based selection process for professional services such as engineering and construction management, the City is prohibited from opening or considering sealed cost proposals during the evaluation phase, except for the firm ranked highest based on qualifications. Only after R.E.Y. Engineers Inc. was identified as the top-ranked proposer was cost considered during contract negotiations.

The contract with R.E.Y. Engineers , Inc., would be authorized in the amount of $ 346,986. The current project budget is summarized as follows:

Design Costs Costs
PA/ED Phase – Kimley Horn and Associates $383,282.74
Final Design Phase – R.E.Y. Engineers Inc. $346,986.00 Staff Time (Design) $ 30,000.00
Design Total: $760,268.74

Construction Costs (Estimated) Costs
Construction contract $2,235,000
Contingency (15%) $ 335,000
Construction Management and Construction Engineering (15%) $ 335,000

05/12/2026 Item No.3.
4 Staff Time (Construction) $ 50,000
Construction Total: $2,955,000

Staff is estimating construction costs, and this will come back to the City Council for approval at a later date once design services are complete.

Staff will use the City’s standard agreement in a form acceptable to the City Attorney.

FINANCIAL IMPACT
If approved, the contract with R.E.Y. Engineers, Inc. would be for an amount not to exceed $346,986. The Folsom- Placerville Rail Trail Project (P K1604) is included in the FY2025 -26 Capital Improvement Plan with a total project budget of $3,305,438; however, an appropriation is required to fund the final design contract and staff time associated with the project in excess of the $200,000 grant amount. Staff requests an appropriation of $176,986 ($146,986 for the agreement and $30,000 for staff time) from the Transportation Demand Act (Fund 248) for an updated total project budget of $3,482,424. Sufficient funds are available in the Transportation Demand Act Fund (Fund 248) to support the proposed appropriation.

ENVIRONMENTAL REVIEW
Part of this project’s previous scope of services with the Kimley-Horn contract included performing both a California Environmental Quality Act (CEQA) and National Environmental Policy Act (NEPA) environmental review, which would provide environmental clearance for the project's final design and construction. The project's CEQA Initial Study/Mitigated Negative Declaration was approved by the City Council on February 13, 2024. Caltrans approved the project’s NEPA Categorical Exclusion on December 4, 2025.

ATTACHMENT

1. Resolution No. 11595 - A Resolution Authorizing the City Manager to Execute a Design and Engineering Consultant Services Agreement with R.E.Y. Engineers Inc. in the Amount of $346,986 for the Folsom-Placerville Rail Trail Project, Project No. PK1604, from State Active Transportation Program Grant Funds in the Amount of $200,000 and Transportation Demand Act (Fund 248) in the Amount of $146,986, and Appropriation of Funds in the Amount of $176,986 from Fund 248

Submitted,

Kelly Gonzalez, Parks & Recreation Director

05/12/2026 Item No.3.

Attachment 1

05/12/2026 Item No.3.

Resolution No. 11595

RESOLUTION NO. 11595

A RESOLUTION AUTHORIZING THE CITY MANAGER TO EXECUTE A DESIGN AND ENGINEERING CONSULTANT SERVICES AGREEMENT WITH R.E.Y.

ENGINEERS INC. IN THE AMOUNT OF $346,986 FOR THE FOLSOM- PLACERVILLE RAIL TRAIL PROJECT, PROJECT NO. PK1604, FROM STATE

ACTIVE TRANSPORTATION PROGRAM GRANT FUNDS IN THE AMOUNT OF $200,000 AND TRANSPORTATION DEMAND ACT (FUND 248) IN THE AMOUNT OF $146,986, AND APPROPRIATION OF FUNDS IN THE AMOUNT OF $176,986 FROM FUND 248

WHEREAS, the City desires to design a separated pedestrian and bicycle trail parallel to East Bidwell Street within the existing Sacramento -Placerville Transportation Corridor (SPTC) Joint Powers Authority (JPA); and

WHEREAS, on February 24, 2026, Parks and Recreation staff prepared and released a Request for Proposal (RFP) for engineering and design services for the Folsom-Placerville Rail Trail Project; and

WHEREAS, on March 24, 2026, staff received two qualified proposals; and

WHEREAS, on April 14th, 2026, City Council adopted Resolution No. 11588 authorizing the City Manager to execute a Program Supplement Agreement (PSA) with Caltrans for the Folsom-Placerville Rail Trail Project Plans, Specifications, and Estimates (PS&E) phase grant funds; and

WHEREAS, following evaluation and ranking of the proposals, R.E.Y. Engineers , Inc. was selected based on their project understanding, qualifications, approach to the scope of work, and extensive experience with similar projects in the past; and

WHEREAS, staff reviewed and negotiated the scope of work and fee proposal with R.E.Y.

Engineers, Inc., and both sides have agreed to complete the work for a not -to-exceed amount of $346,986; and

WHEREAS, staff costs for management and delivery of the project are estimated to be $30,000; and

WHEREAS, an appropriation of $176,986 from the Transportation Demand Act Fund (Fund 248) to the Folsom -Placerville Rail Trail Project, Project No. PK1604, will be required to cover the cost of the contract and staff time; and

WHEREAS, the Design and Consulting Services Agreement will be in a form acceptable to the City Attorney.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Folsom hereby authorizes the City Manager to e xecute a design and engineering consultant services

05/12/2026 Item No.3.

Resolution No. 11595

agreement with R.E.Y. Engineers, Inc. in the amount of $346,986 for the Folsom-Placerville Rail Trail Project, Project No. PK1604: and

BE IT FURTHER RESOLVED, the Finance Director is authorized to appropriate $176,986 in the Transportation Demand Act Fund (Fund 248) to the Folsom-Placerville Rail Trail Project, Project No. PK1604.

PASSED AND ADOPTED this 12
th day of May 2026, by the following roll-call vote:

AYES: Councilmember(s):

NOES: Councilmember(s):

ABSENT: Councilmember(s):

ABSTAIN: Councilmember(s):

__________________________________
Justin Rathel, MAYOR

ATTEST:

______________________________
Christa Freemantle, CITY CLERK

05/12/2026 Item No.3.

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05/12/2026 Item No.3.

Folsom City Council
Staff Report

1 MEETING DATE:

5/12/2026
AGENDA SECTION:

Consent Calendar
SUBJECT: Resolution No. 11606 - A Resolution Authorizing the City Manager to Execute Amendment No. 2 to the Agreement (Contract No. 173- 21 23-009) with Domenichelli & Associates, Inc. for Design and Engineering Services During Construction for the Water System Rehabilitation Project No. 3 (Project WA2301) for $14,387 from the Water Operating Fund (Fund 520) and Appropriation of Funds in the A mount of $14,721 from the Road Maintenance &
Rehabilitation Fund (Fund 235) [Water Treatment Plant, Faucet Court, Deerwood Way, Folsom -Auburn Road, Oak Avenue
Parkway, Price Way, Wales Drive, School Street, Pine Brook Drive, Overbrook Drive, Southwood Drive, Southcreek Circle]

FROM: Utilities Department

RECOMMENDATION / CITY COUNCIL ACTION

The Utilities Department recommends the City Council pass and adopt Resolution No. 11606 - A Resolution Authorizing the City Manager to Execute Amendment No. 2 to the Agreement (Contract No. 173-21 23-009) with Domenichelli & Associates, Inc. for Design and Engineering Services During Construction for the Water System Rehabilitation Project No. 3 (Project WA2301) for $14,387 from the Water Operating Fund (Fund 520) and Appropriation of Funds in the Amount of $14,721 from the Road Maintenance & Rehabilitation Fund (Fund 235) [Water Treatment Plant, Faucet Court, Deerwood Way, Folsom -Auburn Road, O ak Avenue Parkway, Price Way, Wales Drive, School Street, Pine Brook Drive, Overbrook Drive, Southwood Drive, Southcreek Circle].

BACKGROUND / ISSUE

The Utilities Department identifies water infrastructure rehabilitation and replacement projects through water master plans, ongoing water condition assessment programs, and regulatory

05/12/2026 Item No.4.
2 changes. Through these efforts, portions of the water system have been identified as needing rehabilitation or replacement in order to improve the water distribution system reliability.

The Water System Rehabilitation Project No. 3 involves improvements and repairs to the City’s water distribution system in multiple areas including the Water Treatment Plant (WTP) High Service Pump Station (HSPS) building and below grade piping to Fausset Court, replacement of the existing water main on Price Way between School Street and Wales Drive that has reached the end of its serviceable life and transferring all existing water services to the new main, installing a new segment of water main on Folsom Boulevard and Oak Avenue Parkway to create a looped water system, and installing new water meters and backflow devices to the existing, non- metered and non-conforming water connections to the Pinebrook Village.

In January 2023, the City Council approved Resolution No. 10970 authorizing the City Manager to execute an agreement with Domenichelli & Associates, Inc. (D&A) for design and engineering services during construction for the Water System Rehabilitation Project No. 3. In May 2025, amendment No. 1 to the agreement was approved through Resolution No. 11391. The additional work to be performed within Amendment No. 2 is primarily due to added pavement restoration requested by the Public Works Department, as well as capturing some added water design-related services near the end of D&A’s design phase after Amendment No. 1.

The Utilities Department recommends the City Council pass and adopt Resolution No. 11606 - A Resolution Authorizing the City Manager to Execute Amendment No. 2 to the Agreement (Contract No. 173-21 23-009) with Domenichelli & Associates, Inc. for Design and Engineering Services During Construction for the Water System Rehabilitation Project No. 3 (Project WA2301) for $14,387 from the Water Operating Fund (Fund 520) and Appropriation of Funds in the Amount of $14,721 from the Road Maintenance & Rehabilitatio n Fund (Fund 235) [Water Treatment Plant, Faucet Court, Deerwood Way, Folsom -Auburn Road, Oak Avenue Parkway, Price Way, Wales Drive, School Street, Pine Brook Drive, Overbrook Drive, Southwood Drive, Southcreek Circle].

POLICY / RULE

In accordance with Chapter 2.36 of the Folsom Municipal Code, supplies, equipment, services, and construction with a value of $77,426 or greater shall be awarded by City Council.

ANALYSIS

The additional work to be performed within Amendment No. 2 is due to added pavement restoration requested by Public Works, as well as capturing some added water design- related services near the end of D&A’s design phase after Amendment No. 1. Additional engineering services recommended to be provided by D&A as part of the Water Project No. 3 project include the following:

• Additional details during final design for modifications of the drainage ditch (bore and jack) crossing at the Water Treatment Plant.

05/12/2026 Item No.4.
3 • Modifications to the Pinebrook pipe and meter sheets to use a compact backflow assembly (2 locations) and additional effort required for landscape restoration. • Expanded pavement restoration limits requested by the Public Works Department required the following additional design revisions:
o Update pavement quantities.
o Revisions to the design plan sheets to show the new extents of pavement replacement.
o Revise Technical Specifications and Details to assure adherence to Caltrans pavement standards.
o Revise the Engineer’s Estimate, Bid Form, and the bid description items under Measurement and Payment.
• Expanded Pavement Restoration limits requested by the Public Works Department required the following additional construction administration revisions:
o Pavement revisions during construction (2 sheets).
o Review of additional pavement related submittals (2). o Answer additional pavement related RFI’s (4).
o Additional meeting related to paving (2).
o Additional site visits related to paving (2).

Amendment No. 2 will allow D&A to provide additional Design and Engineering Services during construction of the Water System Rehabilitation Project No. 3 (Project WA2301) for $14,387 from the Water Operating Fund (Fund 520) and appropriation of funds in the amount of $14,721 from the Road Maintenance & Rehabilitation Fund (Fund 235) [Water Treatment Plant, Faucet Court, Deerwood Way, Folsom -Auburn Road, Oak Avenue Parkway, Price Way, Wales Drive, School Street, Pine Brook Drive, Overbrook Drive, Southwood Drive, Southcreek Circle].

FINANCIAL IMPACT

The City Council approved Resolution No. 10970 at the January 10, 2023, City Council meeting authorizing the City Manager to execute an agreement with Domenichelli & Associates, Inc . for Design and Engineering Services During Construction for the Water System Rehabilitation Project No. 3 (Project WA2301) for a total amount not to exceed $226,960. On May 27, 2025, City Council approved Resolution No. 11391 authorizing execution of Amendment No. 1 to the agreement in the amount of $130,744 for a new contract not to exceed amount of $357,704.

The Water System Rehabilitation Project No. 3 is included in the Capital Improvement Plan with a Fiscal Year 2025-26 project budget of $1,949,000 in the Water Operating Fund (Fund 520).

The Utilities Department recommends that the City Manager executes Amendment No. 2 to the agreement (Contract No. 173-21 23-009) (Project WA2301) with Domenichelli & Associates, Inc. for additional Design and Engineering Services during construction in the amount of $14,387 from the Water Operating Fund (Fund 520) and an appropriation of funds in the amount of $14,721 from the Road Maintenance & Rehabilitation Fund (Fund 235) for a total amount of $29,108 for a new not-to-exceed contract total of $386,812.

05/12/2026 Item No.4.
4 If approved, the appropriation of $14,721 in the Road Maintenance & Rehabilitation Fund (Fund 235) would increase the total budget for Water System Rehabilitation Project No. 3 from $1,949,000 to $1,963,721. The revised project budget would consist of $1,949,000 from the Water Operating Fund (Fund 520) and $14,721 from the Road Maintenance & Rehabilitation Fund (Fund 235). Sufficient funds are budgeted and available in the Water Operating Fund (Fund 520) to cover the cost of the amendment. Additionally , sufficient funds are available in the Road Maintenance & Rehabilitation Fund (Fund 235) to cover both the cost of the amendment and the required appropriation.

ENVIRONMENTAL REVIEW

This project is replacement and/or improvement of existing infrastructure with negligible or no expansion of use and therefore is categorically exempt from environmental review under the California Environmental Quality Act as noted in Title 14 – California Code of Regula tions, Chapter 3 – Guidelines for Implementation of the California Environmental Quality Act, Article 19 – Categorical Exemptions, Sections 15301 (Existing Facilities), 15302 (Replacement or Reconstruction), and/or 15304 (Minor Alterations to Land).

ATTACHMENTS

1. Resolution No. 11606 - A Resolution Authorizing the City Manager to Execute Amendment No. 2 to the Agreement (Contract No. 173- 21 23-009) with Domenichelli & Associates, Inc. for Design and Engineering Services During Construction for the Water System Rehabilitation Project No. 3 (Project WA2301) for $14,387 from the Water Operating Fund (Fund 520) and Appropriation of F unds in the A mount of $14,721 from the Road Maintenance & Rehabilitation Fund (Fund 235) [Water Treatment Plant, Faucet Court, Deerwood Way, Folsom -Auburn Road, Oak Avenue Parkway, Price Way, Wales Drive, School Street, Pine Brook Drive, Overbrook Drive, Southwood Drive, Southcreek Circle]

2. Scope of Work for Amendment No. 2 to the Agreement (Contract No. 173-21 23-009) with Domenichelli & Associates, Inc.

3. Project Map for the Water System Rehabilitation Project No. 3 (Project WA2301)

Submitted,

Marcus Yasutake, Director

UTILITIES DEPARTMENT

05/12/2026 Item No.4.

Attachment 1

05/12/2026 Item No.4.

Resolution No. 11606

RESOLUTION NO. 11606

A RESOLUTION AUTHORIZING THE CITY MANAGER TO EXECUTE
AMENDMENT NO. 2 TO THE AGREEMENT (CONTRACT NO. 173-21 23-009) WITH DOMENICHELLI & ASSOCIATES, INC. FOR DESIGN AND ENGINEERING

SERVICES DURING CONSTRUCTION FOR THE WATER SYSTEM
REHABILITATION PROJECT NO. 3 (PROJECT WA2301) FOR $14,387 FROM THE WATER OPERATING FUND (FUND 520) AND APPROPRIATION OF FUNDS IN THE AMOUNT OF $14,721 FROM THE ROAD MAINTENANCE & REHABILITATION FUND (FUND 235) [WATER TREATMENT PLANT, FACUET COURT, DEERWOOD

WAY, FOLSOM-AUBURN ROAD, OAK AVENUE PARKWAY, PRICE WAY, WALES

DRIVE, SCHOOL STREET, PINE BROOK DRIVE, OVERBROOK DRIVE, SOUTHWOOD DIRVE, SOUTHCREEK CIRCLE]

WHEREAS, the City has identified this project as a priority to maintain integrity and operation of the water distribution system; and

WHEREAS, the rehabilitation work identified to enhance the City’s water distribution system includes rehabilitating or relocating existing water distribution pipelines in multiple locations within the city, improvements to the existing Water Treatment Plant High Service Pump Station building, and installing new meters and backflow devices at Pinebrook Village to bring existing, nonconforming water connections up to standards; and

WHEREAS, Domenichelli & Associates, Inc. by reason of their experience and abilities for performing these types of services, are qualified to perform the required consulting services for the project; and

WHEREAS, the Water System Rehabilitation Project No. 3 (Project WA2301) was included in the FY 2025-26 Capital Improvement Plan with a project budget of $1,949,000 in the Water Operating Fund (Fund 520); and

WHEREAS, sufficient funds are budgeted and available in the Water System Rehabilitation Project No. 3 (WA2301) project budget to accommodate the $14,387 additional water related costs of the amendment; and

WHEREAS, funds in the amount of $14,721 are available in the Road Maintenance & Rehabilitation Fund (Fund 235) for the additional pavement restoration identified by Public Works staff and will require an appropriation to the project; and

WHEREAS, the appropriation of $14,721 in the Road Maintenance & Rehabilitation Fund (Fund 235) would increase the total budget for Water System Rehabilitation Project No. 3 from $1,949,000 to $1,963,721. The revised project budget would consist of $1,949,000 from the Water Operating Fund (Fund 520) and $14,721 from the Road Maintenance & Rehabilitation Fund (Fund 235); and

WHEREAS, the agreement will be in a form acceptable to the City Attorney:

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Folsom

05/12/2026 Item No.4.

Resolution No. 11606

authorizes the City Manager to Execute Amendment No. 2 to the Agreement (Contract No. 173- 21 23-009) with Domenichelli & Associates, Inc. for Design and Engineering Services During Construction for the Water System Rehabilitation Project No. 3 (Project WA2301) for $14,387 from the Water Operating Fund (Fund 520) and appropriation of funds in the amount of $14,721 from the Road Maintenance & Rehabilitation Fund (Fund 235) [Water Treatment Plant, Faucet Court, Deerwood Way, Folsom -Auburn Road, Oak Avenue Parkway, Price Way, Wales Drive, School Street, Pine Brook Drive, Overbrook Drive, Southwood Drive, Southcreek Circle]; and

BE IT FURTHER RESOLVED that the Finance Director is authorized to appropriate $14,721 to the Water System Rehabilitation Project No. 3 (Project WA2301) in the Road Maintenance & Rehabilitation Fund (Fund 235).

PASSED AND ADOPTED this 12
th day of May, 2026, by the following roll-call vote:

AYES: Councilmember(s):

NOES: Councilmember(s):

ABSENT: Councilmember(s):

ABSTAIN: Councilmember(s):

__________________________________
Justin Raithel, MAYOR

ATTEST:

______________________________
Christa Freemantle, CITY CLERK

05/12/2026 Item No.4.

Attachment 2

05/12/2026 Item No.4.

DOMENICHELLI AND ASSOCIATES, INC.

CIVIL ENGINEERING

5180 Golden Foothill Parkway, Suite 220 El Dorado Hills, CA 95762 (916) 933-1997

City of Folsom March 24, 2026
Environmental & Water Resources
50 Natoma Street
Folsom, CA 95630
Attn: Nathan Stites

Subject: Contract Amendment #2 - City of Folsom Water System Rehabilitation Project No. 3 Dear Nathan,
This letter represents our request for an amendment to our original Contract dated February 28, 2023.

This amendment is primarily due to added pavement restoration requested by Public Works, as well as capturing some added design services near the end of our design phase after Amendment #1. The added pavement restoration requested increases the design effort as well as the services during construction.

This amendment requests $29,108 to complete the additional tasks and will bring our total contract amount from $344,871 (which includes Amendment #1) to $373,979.

The scope of work for this amendment includes:
2026 Rate Increase to Previously Proposed Amendment 1
• The bid date of the project has been significantly delayed from the anticipated start date and our standard rates have increased in that time. We would like to update our rates for the construction services included in our previous Amendment 1 proposal. Th is results in an increase of $2,388.

This will allow the rates for the project to be the same for all tasks and will greatly simplify bookkeeping and invoicing tasks.

Task 1. Initial Design Added Services (Utilities Cost)
• Added details during final design for modifications of the drainage ditch (bore & jack) crossing. • Modifications to the Pinebrook pipe and meter sheets to use a different (compact) backflow assembly (2 locations) and to remove and replant trees.

Both of these items occurred after Amendment #1
Task 2. Paving Design Revisions (Shared Cost)
The cost split between Public Works and Utilities has been determined to be the following based upon the difference between the original pavement design quantities and the revised quantities incorporating Public Works requested changes:
o Public Works: 66.67% of pavement costs
o Utilities: 33.33% of pavement costs

05/12/2026 Item No.4.

DOMENICHELLI AND ASSOCIATES, INC.

CIVIL ENGINEERING

5180 Golden Foothill Parkway, Suite 220 El Dorado Hills, CA 95762 (916) 933-1997

Work items included under Task 2 include:
• Update pavement quantities and p rovide a spreadsheet breakdown of pavement quantities to be split between the City Public Works department and the City Utilities Department for the purpose of funding the project.
• Revise the Design Plan sheets to show the new extents of pavement replacement as provided by the City.
• Revise Technical Specifications and Details to assure adherence to Caltrans pavement standards.
• Revise the Engineer’s Estimate, Bid Form, and the bid description items under Measurement and Payment.

The fees for the above services will be split as described previously (66.67% Public Works & 33.33% Utilities) and are listed on the fee schedule as:

Task 2.1 Utilities Dept. Costs and,
Task 2.2 Public Works Costs

Task 3 Construction Services Revisions (Public Works Costs) In addition to the design work listed above, we anticipate the possibility of added tasks during construction for the Public Works added pavement and propose the following added scope. o Pavement Revisions During Construction (2 Sheets)
o Review of added submittals (2)
o Answer added RFIs (4)
o Added Meetings (2)
o Added Site Visits (2)
It is assumed the City will handle the construction contracting funding split internally based on the final percentages of revised asphalt areas, which are listed above in Task 2.1.

Attached is a fee estimate for these Amendment #2 efforts. We have also attached our 2026 rates that are used for this amendment. I look forward to hearing from you soon. Thank you for the opportunity to submit this amendment proposal for your consideration.

Sincerely,

Joseph Domenichelli, PE
President, Domenichelli & Associates Inc.

05/12/2026 Item No.4.

DOMENICHELLI AND ASSOCIATES, INC.

CIVIL ENGINEERING

5180 Golden Foothill Parkway, Suite 220 El Dorado Hills, CA 95762 (916) 933-1997

Fee Estimate

City of Folsom
Water System Rehabilitation Project No. 3 QA/QC PM1 PE1 Staff Amendment #2 Estimate of Fees (3-24-26) Joe D. Daryl H. Matt D. Engineer 2 $215 $202 $170 $133
2026 Rate Increase to Previously Proposed Amendment #1 (Utilities Cost) 2,388$ 2,388$
Task 1. Initial Design Added Tasks (Utilities Cost)
Revised Drainage Ditch Crossing 8 16 3,848$
Revised Penbrook Meter and Backflow Assemblies (2 locations) 12 24 5,772$ 9,620$
Task 2. Design Revisions (Shared Costs)

2.1 Utilities Dept. Costs
Pavement Design Revisions 3 2 10 2,379$
2,379$

2.2 Public Works Costs
Pavement Design Revisions 6 4 20 4,758$
4,758$
Task 3. Construction Services Revisions (Public Works Costs) Pavement Revisions During Construction (2 Sheets) 2 4 16 3,238$ Submittals (2) 4 808$
RFIs (4) 4 808$
Meetings (2) 6 6 2,232$
Site Visits (2) 3 6 6 2,877$
9,963$
Amendment #2 Total 29,108$
Rates & Hours
Total
Fee

05/12/2026 Item No.4.

DOMENICHELLI AND ASSOCIATES, INC.

CIVIL ENGINEERING

5180 Golden Foothill Parkway, Suite 220 El Dorado Hills, CA 95762 (916) 933-1997

D&A 2026 Rates
Effective January 1, 2026

Job Title 2026 Rate
($/hr)
Project Principal 1 – QA/QC $215
Project Principal 2 $210
Project Manager 1 $202
Project Manager 2 $195
Senior Engineer 1 $187
Senior Engineer 2 $177
Project Engineer 1 $170
Project Engineer 2 $152
Staff Engineer 1 $144
Staff Engineer 2 $133
Senior CAD Drafter $132
CAD Drafter 1 / Intern $113

05/12/2026 Item No.4.

Attachment 3

05/12/2026 Item No.4.

Ph: (916) 933-1997
5180 Golden Foothill Parkway, Suite 220
El Dorado Hills, CA 95762

DOMENICHELLI
& ASSOCIATES
Z:\FOL\FOL-017 WATER SYSTEM REHABILITATION PROJECT NO 3\01_BID SET DRAWING (WORKING)\FOL016-WSR - G SHEETS.DWG OF

DRAWING

SHEETIF THIS BAR DOES
NOT MEASURE 1"

THEN DRAWING IS
NOT TO SCALE.

WARNING
1/2 10

DESIGNED
DRAWN

CHECKED
DATE
SCALE:

DATE DESCRIPTION
50 NATOMA STREET
FOLSOM, CALIFORNIA 95630 PHONE: (916)461-6162
33 EM
JD

BENCHMARKS

SITE SURVEY INFORMATION

DEERWOOD WAY &

OAKS AVE WATER MAIN
BASIS OF BEARINGS OF THESE POINTS IS NAD83 CALIFORNIA ZONE 2 COORDINATES BASED ON THE LINE BETWEEN NGS MONUMNET "DK2881" AND "DH6481" CALCULATED AS SOUTH 28°46'45" EAST VERTICAL BENCHMARK: CITY OF FOLSOM BENCHMARK No. 52, SET BRESS DISK STAMPED CITY OF FOLSOM B.M. 52 AT BASE OF SIGNAL POLE CENTER OF THE SOUTHERLY CURB RETURN INTERSECTION OF FOLSOM-AUBURN ROAD AND OAK AVENUE PARKWAY. ELEVATION 269.68 (NAVD 29)

PINEBROOK VILLAGE

WATER SYSTEM
THE BASIS OF BEARING OF THIS SURVEY IN NAD83 CALIFORNIA ZONE 2 CORRDINATE SYSTEM BASED ON THE LINE BETWEEN NGS MONUMENT "DK2881" AND "DH6481" CALCULATED AS SOUTH 28°46'45" EAST THE VERTICAL DATUM IS BASED ON FOLSOM VERTICAL BENCHMARK 54: FOUND BRASS DISK STAMPED CITY OF FOLSOM B.M. 54 AT THE

BASE OF A SIGNAL POLE AT THE SOUTH END OF THE SOUTHWEST CURN RETURN AT THE INTERSECTION OF FOLSOM-AUBURN ROAD AND INWOOD DRIVE. ELEVATION 340.46 (NGVD29)

PRICE WAY WATER LINE

REPLACEMENT
THE BASIS OF BEARINGS OF THIS SURVEY IS NAD83 CALIFORNIA ZONE 2 COORDINATE SYSTEM BASED ON THE LINE BETWEEN NGS MONUMENT "DK2881" AND "DH6481" CALCULATED AS SOUTH 28°46'45" EAST THE BOUNDARY LINES SHOWN HEREON ARE APPROXIMATION BASED ON THE EXISTING IMPROVEMENTS. NO SURVEY MONUMENTS WERE FOUND IN THE COURSE OF THIS SURVEY.

THE VERTICAL DATUM IS BASED ON FOLSOM VERTICAL BENCHMARK31: FOUND BRASS DISK AT THE BACK OF A DRAIN INLET AT THE SOUTHERLY CURB RETURN AT THE INTERSECTION OF RILEY STREET AND LEMBI DRIVE. ELEVATION 289.79 (NGVD29)

WATER TREATMENT

PLANT HSPS

MODIFICATIONS
THE BASIS OF BEARINGS OF THIS SURVEY IS NAD83 CALIFORNIA ZONE 2 COORDINATES BASED ON THE LINE BETWEEN NGS MONUMENT "DK2881" AND "DH6481" CALCULATED AS SOUTH 28°46'45" EAST.

THE VERTICAL DATUM IS BASED ON THE CITY OF FOLSOM BENCHMARK NO. 38. EL: 379.42:

PRICE WAY WATERLINE REPLACEMENT
NTS

WATER TREATMENT PLANT AND HSPS BUILDING
NTS

DEERWOOD WAY AND OAK AVENUE
NTS

PINEBROOK VILLAGE
NTS
LOCATION #3 LOCATION #4
LOCATION #1 LOCATION #2

PROJECT

BOUNDARY
SEE C1-C3

PROJECT

BOUNDARY
SEE C9-C21

PROJECT

BOUNDARY
SEE C7, C8

PROJECT

BOUNDARY
W/ 2 SITES
SEE C4, C5

PROJECT

BOUNDARY
SEE C6
DWH
OCTOBER, 2025
WATER SYSTEM REHABILITATION PROJECT No.3
KEY SHEET AND BOUNDARY 2

OAK AVENUE PARKWAY

MOUNTAIN OAK CT

DEERWOOD WAY

FOLSOM AUBURN RD
STONE

NUGGET DR

FOLSOM AUBURN RD

GRANITE LAKE CT

SOUTHWOOD DR

PINEBROOK
DR
BROOK
DR

OVERBROOK DR

WALES DR

PRICE WAY

SCHOOL ST

DEAN WAY

MARKET ST

GLENN DR

CIMMARON CR

FAUSSET CT
G2NONE
LEGEND
- SITE IMPROVEMENT
- NEW PIPELINE

FOLSOM-AUBURN PAVEMENT RESTORATION
NTS
LOCATION #5

PROJECT

BOUNDARY
SEE C22

PROJECT

BOUNDARY
SEE C22

FOLSOM AUBURN RD

GREENBACK LANE

05/12/2026 Item No.4.

Folsom City Council
Staff Report

1 MEETING DATE:

5/12/2026
AGENDA SECTION:

Consent Calendar
SUBJECT: Resolution No. 11607 - A Resolution Authorizing the City Manager to Execute Amendment No. 1 to the Agreement (Contract No. 173-21 25- 016) with HF&H Consultants, LLC for $3 6,500 for the Water and Wastewater Rate Studies with $25,000 from the Water Operating Fund (Fund 520) and $11,500 from the Sewer Operating Fund (Fund 530)

FROM: Utilities Department

RECOMMENDATION / CITY COUNCIL ACTION

The Utilities Department recommends the City Council pass and adopt Resolution No. 11607 - A Resolution Authorizing the City Manager to Execute
Amendment No. 1 to the Agreement (Contract
No. 173-21 25-016) with HF&H Consultants, LLC for $36,500 for the Water and Wastewater Rate Studies with $25,000 from the Water Operating Fund (Fund 520) and $11,500 from the Sewer Operating Fund (Fund 530).

BACKGROUND / ISSUE

On April 22, 2025 the Folsom City Council approved Resolution No. 11357 authorizing the City Manager to execute an agreement with HF&H Consultants, LLC for the Water and Wastewater Studies for $157,220. HF&H Consultants, LLC was selected through a Request for Proposal process based on project understanding, qualifications, deliverables, project team staffing, and project costs. The scope of work included the following:

• Review of past studies, surcharges and expenditures.
• Analysis and review of water use data across all customer classes between 2021-2024 • Develop projected expenditures and revenue requirements. • Review, and update as necessary, the City’s reserve fund policies. • CIP review and recommendations for funding of CIPs.
• Review Department organizational structure, including associated staffing levels expenses. • Complete the cost-of-service analysis.

05/12/2026 Item No.5.
2 • Develop a recommended rate design.
• Review the City’s current Utility Assistance Program and update as necessary. • Update the East Araea and Folsom Plan Area surcharges. • Update the temporary/construction meter and fire service rates. • Attend four Utility Commission meetings in-person.
• Attend one public meeting and workshop.
• Attend up to three City Council meetings and workshops. • Development of website materials, including frequently asked questions and a bill calculator.
• Ensure compliance with Proposition 218 and Assembly Bill 2257. • Prepare draft and final reports.

This resolution will authorize the City Manager to execute amendment no. 1 with HF&H Consultants, LLC, for the Water and Wastewater Rate Studies.

POLICY / RULE

In accordance with Chapter 2.36 of the Folsom Municipal Code, supplies, equipment, services, and construction with a value of $77,426 or greater shall be awarded by City Council.

ANALYSIS

During the development of the financial models, the City requested additional model runs to incorporate various rate scenarios based on options to modify capital improvement costs, staffing levels costs, and operational costs. Based on feedback from the Utility Commi ssion, the City Council, and City staff, this amendment will provide for future refinements of the existing financial models to reflect the beginning cash flow balances at the beginning of Fiscal Year 2025- 26, updates to the cost-of-service analysis, updates to the rate design to evaluate three options and the development of a rate model based on Utility Commission and City Council feedback, and attendance at up to additional City Council workshops.

In addition to the work above, additional time prior to Utility Commission and City Council meetings was needed to develop, review, and modify the presentations. HF&H also evaluated two additional rate structures that are different than the City’s current rate structure. This included one customer class with a tiered rate structure and one customer class with a uniform rate applied to all customers. This work was not included in the original scope and fee and was requested by the City to show the differences in rate designs and impacts on different customer classes.

This resolution will authorize the City Manager to execute amendment no. 1 to the agreement with HF&H Consultants, LLC for the Water and Wastewater Rate Studies in the amount of $36,500 for a new not-to-exceed contract amount of $193,720.

FINANCIAL IMPACT

If approved, the proposed contract amendment with HF&H Consultants in the amount of $36,500 for water and wastewater rate studies would be funded by $25,000 from the Water Operating Fund

05/12/2026 Item No.5.
3 (Fund 520) and $11,500 from the Sewer Operating Fund (Fund 530). This amendment would increase the contract’s total not -to-exceed amount from $157,220 to $193,720. Sufficient funds are budgeted and are available in the Water Operating Fund (Fund 520) and in the W astewater Operating Fund (Fund 530) in FY 2025-26 for this amendment.

ENVIRONMENTAL REVIEW

These rate stud ies are exempt from environmental review under the California Environmental Quality Act, Section 15273.

ATTACHMENTS

1. Resolution No. 11607 - A Resolution Authorizing the City Manager to Execute Amendment No. 1 to the Agreement (Contract No. 173- 21 25 -016) with HF&H Consultants, LLC for $3 6,500 for the Water and Wastewater Rate Studies with $25,000 from the Water Operating Fund (Fund 520) and $11,500 from the Sewer Operating Fund (Fund 530)

2. Scope of work and fee for HF&H Consultants, LLC for Amendment No. 1

Submitted,

Marcus Yasutake, Director

ENVIRONMENTAL AND WATER RESOURCES DEPARTMENT

05/12/2026 Item No.5.

Attachment 1

05/12/2026 Item No.5.

Resolution No. 11607

RESOLUTION NO. 11607

A RESOLUTION AUTHORIZING THE CITY MANAGER TO EXECUTE
AMENDMENT NO. 1 TO THE AGREEMENT (CONTRACT NO. 173-21 25-016) WITH HF&H CONSULTANTS, LLC FOR $36,500 FOR THE WATER AND WASTEWATER RATE STUDIES WITH $25,000 FROM THE WATER OPERATING FUND (FUND 520) AND $11,500 FROM THE SEWER OPERATING FUND (FUND 530)

WHEREAS, the Folsom Municipal Code provides for the adjustment of municipal service charges from time to time by the City Council so as to reflect the cost of the services provided; and

WHEREAS, the Folsom City Council approved Resolution No. 11357 on April 22, 2025, authoring the City Manager to execute an agreement with HF&H Consultants, LLC for the water and wastewater rates studies; and

WHEREAS, HF&H Consultants, LLC, by reason of their past experience, is qualified to perform this analysis; and

WHEREAS, additional analysis, additional workshop attendance, and rate design development options are requested to address questions and comments from the Utilities Commission, the City Council, and City staff; and

WHEREAS, sufficient funds are budgeted and available in the Water Operating Fund (Fund 520) and in the Sewer Operating Fund (Fund 530) for this agreement; and

WHEREAS, $25,000 will be funded from the Water Operating Fund (Fund 520) and $11,500 will be funded from the Wastewater Operating Fund (Fund 530) for this agreement; and

WHEREAS, the agreement will be in a form acceptable to the City Attorney:

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Folsom authorizes the City Manager to e xecute amendment no. 1 to the agreement (Contract No. 173-21 25-016) with HF&H Consultants, LLC for $36,500 the Water and Wastewater Rate Studies with $25,000 from the Water Operating Fund (Fund 520) and $11,500 from the Sewer Operating Fund (Fund 530) for a new not-to-exceed amount of $193,720.

PASSED AND ADOPTED this 12
th day of May 2026, by the following roll-call vote:

AYES: Councilmember(s):

NOES: Councilmember(s):

ABSENT: Councilmember(s):

ABSTAIN: Councilmember(s):

05/12/2026 Item No.5.

Resolution No. 11607

___________________________________
Justin Raithel, MAYOR

ATTEST:

____________________________________
Christa Freemantle, CITY CLERK

05/12/2026 Item No.5.

Attachment 2

05/12/2026 Item No.5.

HF&H Consultants
590 Ygnacio Valley Rd. Suite 105
Walnut Creek, CA 94596
Phone: (925) 977-6950
Web: hfh-consultants.com

April 27, 2026

Marcus Yasutake
Utilities Director
City of Folsom
50 Natoma Street
Folsom, CA 95630

Subject: 2026 Water and Wastewater Rate Studies - Amendments

Dear Marcus Yasutake:

The City of Folsom (City) hired HF&H Consultants LLC (HF&H) to prepare a study updating its water and wastewater rates. Following discussion with you, we have prepared this request for amendment to our existing contract. The objectives of future work are to refine the analysis, communicate results, document the methodology, and support the City to successfully enact new rates for March 1, 202 7 or April 1, 2027 . Our request describes t he background , supplemental work performed, supplemental work requested, and requested amendment to the contract budget for each utility.

Background
The City hired HF&H to conduct a cost-of-service water rate study and wastewater rate studies beginning in 2025. Each rate study was conducted under a separate contract. Our progress to date for each of the water and wastewater rate study includes developing the financial model, conducting the cost -of-service analysis, designing rates, developing surcharges, making three presentations to the Utilities Commission (UC), and presenting the preliminary recommendations to City Council in February 2026. As part of the analysis, we have developed a supplemental option to evaluate additional staffing costs and alternative funding levels of capital improvements.

Supplemental Scope of Services Performed
In addition, to these tasks, HF&H has conducted additional analysis to evaluate multiple water rate options. This included evaluating three separate customer classes under a tiered rate structure, one customer class under a tiered rate structure, and evaluating a uniform rate applied to all customers. Development of the additional water rate design options has required supplemental work on the financial model, cost-of-service analysis, and rate design aspects of the water rate scope. The City is continuing to evaluate these options and plans t o adjust reserve fund balances and capital project forecasts. These changes will lead to supplemental work to the original scope of work.

In the wastewater rate study, HF&H conducted supplemental analysis to verify billing practices and water use for the city’s metered customers. This supplemental analysis required additional work to develop the financial model. The effort to document and present to the UC was under- estimated, as these three presentations required significantly more time in advance of each presentation and in-person to present each time. The City plans to have HF&H make one final presentation to the UC.

05/12/2026 Item No.5.

Marcus Yasutake
April 27, 2026

Supplemental Scope of Services Requested
In addition to supplemental work previously performed, the City has requested future supplemental work to be performed as part of these rate study engagements . The future request includes making refinements to the existing financial models to reflect budgetary changes or reserve projection adjustments, updates to the water rates cost-of-service analysis and rate design aspects of the model to develop a consensus schedule of water rates, and attendance of up to two additional City Council workshops to present the findings of each utility to garner stakeholder support and build consensus.

We have prepared this letter to request a change order in each of the original contract amounts, as the additional out -of-scope work will cause our consulting costs to exceed the original amounts.

The original water rate study contract is. $84,035.00. We are requesting a total amendment of $25,000, supplementing the tasks specified in Figure 1. With this amendment, the contract budget would be revised to $109,035.00.

Figure 1. Water Rates Supplemental Fee Estimate.

The original wastewater rate study contract is $7 3,185.00. We are requesting a total amendment of $11,500, supplementing the tasks specified in Figure 2. With this amendment, the contract budget would be revised to $84,685.00.

Figure 2. Wastewater Rates Supplemental Fee Estimate.

The City will continue to be billed on a time -and-expenses basis according to our contracted schedule of hourly rates.

Task Total

2. Develop Financial Model $14,500

3. Cost of Service $4,000

5. Communicate Results $6,500
Total Requested $25,000
Task Total

2. Develop Financial Model $3,500

5. Communicate Results $8,000
Total Requested $11,500

05/12/2026 Item No.5.

Marcus Yasutake
April 27, 2026

* * *
I hope th ese amendments to the original contracts are responsive to the City’s additional request. Please let me know if any revisions are needed. Thank you very much for this opportunity to support the City. Please call me on (925) 977-6957 if you have any questions or require additional information.

Respectfully, Accepted on behalf of the City of Folsom HF&H Consultants, LLC this _______ day of __________ 2026

___________________________________
Rick Simonson Marcus Yasutake
Senior Vice President Utilities Director

05/12/2026 Item No.5.

Folsom City Council
Staff Report

1 MEETING DATE:

5/12/2026
AGENDA SECTION:

Consent Calendar
SUBJECT: Resolution No. 11610 - A Resolution Receiving Report from the Community Development Department on the Approval of a Parcel Map Waiver for the Emblem Empire Ranch Apartments Project and Determination that No Further CEQA Review is Required FROM: Community Development Department

RECOMMENDATION / CITY COUNCIL ACTION

Staff recommends that the City Council approve Resolution No. 11610 – A Resolution Receiving Report from the Community Development Department on the Approval of a Parcel Map Waiver for the Emblem Empire Ranch Apartments Project and Determination that No Further CEQA Review is Required.

BACKGROUND / ISSUE

Folsom Municipal Code (FMC) Section 16.24.080 authorizes the Planning Commission, in its discretion, to waive all or part of the requirements for a tentative and parcel map for, as applicable here, the division of real property resulting from the conveyance of land or any interest therein to the City for a public purpose, such as rights-of-way or easements for streets.

In the event the Planning Commission approves or conditionally approves a Parcel Map Waiver, FMC Section 16.24.080(E) requires the Community Development Department to make a written report to the City Council.

The applicant, Quarterra Multifamily Properties , requested approval of a Planned Development Permit and Parcel Map Waiver for the development of a 180-unit multifamily residential project, referred to as the Emblem Empire Ranch Apartments project. The project is located at the southeast corner of Iron Point Road and Empire Ranch Road, in the Empire Ranch Specific Plan. The subject parcel is approximately 19.25 acres in size. However, the project as proposed will be developed on approximately 7.55 acres, with the remaining 11.70 acres conveyed to the city to merge with the already-dedicated Right of Way for the Empire Ranch Interchange Project.

05/12/2026 Item No.6.
2 Figure 1 below shows the areas expected to be retained for development and conveyed to the city and the Parcel Conveyance Plan is included with this report as Attachment 4.

FIGURE 1: DEVELOPMENT AND CONVEYANCE AREAS

The applicant’s requests for a Planned Development Permit and a Parcel Map Waiver are subject to review and approval by the Planning Commission, which considered the project at its April 29, 2026, meeting. The Planning Commission approved both requests unanimously. However, as noted above and further described in the “Policy/Rule” section of this report, the FMC requires the Community Development Department to make a written report to the City Council. Further, the City Council may , by majority vote, decide to review the Parcel Map Waiver and conditions , subject to the process described in FMC Section 16.24.080(E), which would include a public hearing at a future City Council meeting, after proper notice is provided as required by FMC Section 16.16.070(A).

Staff support the Parcel Map Waiver approved by the Planning Commission as conditioned, and recommend that the City Council adopt Resolution No. 11610, confirming the waiver. By adopting the Resolution and confirming the Parcel Map Waiver, the City Council would essentially be voting not to review the waiver and conditions of approval, as described in the “Policy/Rule” section of this report.

POLICY / RULE

FMC Section 16.24.080(E) requires that, if a Parcel Map Waiver is approved or conditionally approved by the Planning Commission , the Community Development Department shall make a written report to the City Council. FMC Section 16.24.080(E) further states:

05/12/2026 Item No.6.
3 “…If the city council, by a majority vote, decides to review the waiver and conditions, it shall conduct a public hearing after giving notice pursuant to Section 16.16.070(A)…The city council may add, modify or delete conditions if the city council determines that such changes are necessary to ensure that the waiver conforms to the Subdivision Map Act and this code. The city council may deny the waiver on any of the grounds contained in this title.”

ANALYSIS

Staff is providing this written report with a recommendation that the City Council confirm the Planning Commission’s approval of the Parcel Map Waiver through adoption of Resolution No. 11610. In its action, the Planning Commission made all necessary findings for approving the Parcel Map Waiver, including that it is consistent with the City of Folsom 2035 General Plan, the Empire Ranch Specific Plan, the City’s Subdivision Ordinance, and the Subdivision Map Act.

The only Parcel Map being waived with this action relates to the division of property resulting from the applicant’s dedication of land to the City to merge with existing Right of Way for the Empire Ranch Interchange Project. Staff has no concerns about t he lack of a Parcel Map under the circumstances because FMC Section 16.24.080(C) the City Engineer shall file with the County Recorder a certificate of compliance for the land to be divided that will ensure the proposed land division is executed in compliance with all applicable state and local mapping regulations.

If the Council adopts staff’s recommendations, it will forego review of the Parcel Map Waiver, and the Planning Commission approval will stand.

FINANCIAL IMPACT
No financial impact is anticipated with the approval of the Parcel Map Waiver as the project will not result in any changes to the total number of residential units allowed for the project site.

ENVIRONMENTAL REVIEW

Staff is requesting that the City Council receive a report from the Community Development Director and adopt a resolution finding no further review of the Parcel Map Waiver is needed . A "project" under the California Environmental Quality Act (CEQA) is an activity that has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment. (California Public Resources Code § 21065; CEQA Guidelines § 15378(a)). The item before the Council is to receive a report from the Community Development Director and adopt a resolution confirming the report was received and that no further review of the Parcel Map Waiver is required. There is no action pending before the City Council to approve the Parcel Map Waiver itself. Because the item before Council is to receive a report and confirm no further review is required, it does not have a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, and is therefore not a "project" as defined by CEQA.

05/12/2026 Item No.6.
4 Should the Council choose not to approve the proposed Resolution and request that the Parcel Map Waiver be added to a subsequent public hearing calendar for review, further environmental review under CEQA may be required.

As additional background, a comprehensive CEQA analysis was completed for the Planned Development Permit and Parcel Map Waiver project and was included with the staff report when the project was heard by the Planning Commission. California Public Resources Code (PRC) Section 21083.3 and California Environmental Quality Act (CEQA) Guidelines Section 15183 provide an exemption from additional environmental review for projects that are consistent with the development density established by existing zoning, community plan or general plan policies for which an Environmental Impact Report (EIR) was certified, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project o r its site. A Section 15183 Consistency Analysis was prepared for the project and based on this focused analysis, and pursuant to CEQA Guidelines Sections 15162 and 15164, the Planning Commission determined that the proposed project would not result in significant new impacts, nor would it substantially increase the severity of previously identified impacts. Therefore, the previously certified environmental documents adequately address ed the environmental effects of the proposed project, and no subsequent o r supplemental EIR or other CEQA document is required.

ATTACHMENTS

1. Resolution No. 11610- A Resolution Receiving Report from the Community Development Department on the Approval of a Parcel Map Waiver for the Emblem Empire Ranch Apartments Project And Determination That No Further CEQA Review Is Required

2. Planning Commission Staff Report, dated April 29, 2026 (without attachments)

3. Draft Minutes from April 29, 2026, Planning Commission Meeting

4. Parcel Conveyance Plan, dated March 20, 2026

5. Conditions of Approval

Submitted,

PAM JOHNS
Community Development Director

05/12/2026 Item No.6.

Attachment 1

05/12/2026 Item No.6.

Resolution No. 11610

RESOLUTION NO. 11610

A RESOLUTION RECEIVING REPORT FROM THE COMMUNITY DEVELOPMENT

DEPARTMENT ON THE APPROVAL OF A PARCEL MAP WAIVER FOR THE

EMBLEM EMPIRE RANCH APARTMENTS PROJECT AND DETERMINATION

THAT NO FURTHER CEQA REVIEW IS REQUIRED

WHEREAS, the Planning Commission on April 29, 2026 , held a public hearing on a proposed Planned Development Permit and Parcel Map Waiver, for a project known as the Emblem Empire Ranch Apartments project, considered public comment, and found that no further environmental review is required in associat ion with the project in accordance with California Environmental Quality Act (CEQA) Guidelines Section 15162; and

WHEREAS, the Planning Commission on April 29, 2026 , held a public hearing on a proposed Planned Development Permit and Parcel Map Waiver , known as the Emblem Empire Ranch Apartments project, considered public comment, and , based on the proposed project exhibits, determined that the proposed project complies with all City requirements as well as with the requirements of the State Subdivision Map Act and approved the project; and

WHEREAS, Folsom Municipal Code Section 16.24.080(E) requires that, if a Parcel Map Waiver is approved or conditionally approved by the Planning Commission, the Community Development Department shall make a written report to the City Council, and further, that the City Council may vote to review the Parcel Map Waiver and conditions; and

WHEREAS, the City Council has received a written report from the Community Development Department on the approval of the Parcel Map Waiver by the Planning Commission, with conditions; and

WHEREAS, the City Council finds that the Planning Commission made appropriate findings to support approval of the Parcel Map Waiver in their April 29, 2026, action and that no further review from the City Council is necessary for the Emblem Empire Ranch Apartments project.

NOW, THEREFORE, BE IT RESOLVED that the City Council hereby accepts the written report from the Community Development Department and confirms the April 29, 2026 , Planning Commission approval of the Emblem Empire Ranch Apartments project and determines that no further CEQA review is required.

PASSED AND ADOPTED this 12th day of May 2026, by the following roll-call vote:

AYES: Councilmember(s):

NOES: Councilmember(s):

ABSENT: Councilmember(s):

ABSTAIN: Councilmember(s):

05/12/2026 Item No.6.

Resolution No. 11610

__________________________________
Justin Raithel, MAYOR

ATTEST:

______________________________
Christa Freemantle, CITY CLERK

05/12/2026 Item No.6.

Attachment 2

05/12/2026 Item No.6.

AGENDA ITEM NO. 1
Type: Public Hearing
Date: April 29, 2026

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

Project: Emblem Empire Ranch Apartments
File #: MSTR25-00256
Request(s): Planned Development Permit and Parcel Map Waiver Location: Southeast corner of Iron Point Road and Empire Ranch Road (APN 072-1170-113)
Staff Contact: Jessica Brandt, Principal Planner, 916-461-6207 [email protected]

Property Owner Applicant
Elliott Homes, Inc. Quarterra Multifamily Communities
340 Palladio Dr, Unit 521
Folsom, CA 94630
492 9th street, Suite 300
Oakland, CA 94607

Recommendation: Conduct a public hearing and upon conclusion confirm staff’s determination that no further environmental review of the Emblem Empire Ranch project is required, and approve a Planned Development Permit and Parcel Map Waiver application for the Emblem Empire Ranch Apartments project, based on the findings (Findings A-Q) and subject to the conditions of approval (Conditions 1-81) attached to the staff report.

Project Summary: The proposed project includes development of a 180-unit multifamily residential community at the southeast corner of Iron Point Road and Empire Ranch Road including specified deviations from design and development standards applicable to multifamily residential development in the Empire Ranch Specific Plan and would also include indoor and outdoor amenities, parking, landscaping, and associated site improvements. The subject parcel is approximately 19.25 acres in size. However, the project would be developed on approximately 7.55 acres, with the remaining 11.70 acres conveyed to the city to merge with t he already-dedicated Right of Way for the Empire Ranch Interchange Project. Therefore, the applicant is also requesting a Parcel Map Waiver to permit the conveyance of the 11.70-acre area to the city. The proposed project is within the Empire Ranch Specific Plan, East Subarea, and has a Commercial land use designation. The Planning Commission will take final action, unless the decision is appealed to the City Council.

05/12/2026 Item No.6.

AGENDA ITEM NO. 1
Type: Public Hearing
Date: April 29, 2026

2 Environmental Review: The project is categorically exempt under Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) of the California Environmental Quality Act (CEQA) Guidelines.

Table of Contents:

1. Project Description/Analysis

2. Background

3. Conditions of Approval

4. Vicinity Map

5. Site Photography, dated November 26, 2025

6. Architectural Site Plan, dated March 23, 2026

7. Parcel Conveyance Plan, dated March 20, 2026

8. Planned Development Permit and Project Data Sheet, dated March 23, 2026

9. Architectural Plans, dated March 23, 2026

10. Monument Sign Elevations, dated March 23, 2026

11. Fire Access Plans, dated March 23, 2026

12. Preliminary Grading Plan, dated March 20, 2026

13. Preliminary Utility Plan, dated March 20, 2026

14. Preliminary Stormwater Management Plan, dated March 20, 2026

15. Preliminary Landscape and Lighting Plans, dated March 13, 2026

16. Color and Materials Board, dated February 2, 2026

17. Project Renderings, dated March 23, 2026

18. Project Narrative

19. Section 15183 CEQA Consistency Evaluation with Appendices

20. Local Transportation Analysis and Intersection Control Evaluation

05/12/2026 Item No.6.

AGENDA ITEM NO. 1
Type: Public Hearing
Date: April 29, 2026

3 Submitted,

____________________________

PAM JOHNS
Community Development Director

05/12/2026 Item No.6.

Planning Commission
Emblem Empire Ranch Apartments (MSTR25-00256)
April 29, 2026

4 ATTACHMENT 1

DESCRIPTION/ ANALYSIS

PROJECT DESCRIPTION

Project Context

The applicant, Quarterra Multifamily Communities, is requesting approval of a 180-unit multifamily residential community at the southeast corner of Iron Point Road and Empire Ranch Road including specified deviations from design and development standards applicable to multifamily residential development in the Empire Ranch Specific Plan. The project would include indoor and outdoor amenities, parking, landscaping, and associated site improvements. The subject parcel is approximately 19.25 acres in size. However, the project would be developed on approximately 7.55 acres, with the remaining 11.70 acres conveyed to the city to merge with the already -dedicated Right of Way for the Empire Ranch Intercha nge Project. Therefore, the applicant is also requesting a Parcel Map Waiver to permit the conveyance of the 11.70-acre area to the city.

Surrounding uses include an existing condominium community and single family residential across Iron Point Road to the north, single family residential across the future Empire Ranch Road extension to the west, and the future Empire Ranch Interchange Project to the south and east. The eastern tip of the subject property abuts the El Dorado County line.

FIGURE 1: VICINITY MAP

05/12/2026 Item No.6.

Planning Commission
Emblem Empire Ranch Apartments (MSTR25-00256)
April 29, 2026

5 The project site is within the Empire Ranch Specific Plan, East Subarea, and has an RCC (Regional Commercial Center) land use designation and is in the C-2 (Commercial/Central Business District) zoning district . This zoning district permitted multifamily residential development with a Conditional Use Permit until 2021, when a Specific Plan Amendment update was approved in conjunction with the adoption of the sixth cycle (2021-2029) City of Folsom Housing Element Update. The Specific Plan Amendment allowed multifamily residential developments of between 15 and 30 units per acre in the RCC land use designation and C-2 zoning district by right. The density of the proposed project would be 23.8 dwelling units per developable acre. The project is subject to the development standards in Table 6-1 of the Specific Plan, as amended in 2021.

The project site is one of the last remaining undeveloped parcels within the Empire Ranch Specific Plan. It is heavily disturbed and consists of a combination of rocky soils, bare ground, and areas with some common herbaceous and shrubby vegetation . The proposed project would develop approximately 7.55 acres of the 19.25 -acre site. The remaining approximately 11.69 acres would be retained by the seller, which includes lands to be dedicated to Caltrans for a future US Highway 50 interchange and west-bound off-ramp to be constructed by others. Additionally, Empire Ranch Road would be located west of the project site and will be developed by others.

Project Design

The proposed Emblem Empire Ranch Apartments project would be developed as a market-rate for -rent apartment community consisting of 180 units located within six apartment buildings comprised of two building types (referred to as “Building A” and “Building “B” in the Architectural Plan s) that will be three to four stories in height. The project includes a mix of one and two-bedroom units, as detailed in Table 1, below. All units would have a private balcony or patio of 50 square feet.

TABLE 1: UNIT MIX
Unit Type Number of Units Percentage Square Footage Range One Bedroom 96 53% 640-767 square feet
Two Bedroom 84 47% 959-1,097 square feet

Parking would be provided through a mix of enclosed garages, tandem driveways, carports, and surface parking, as shown in Table 1, below. Accessible and electric vehicle parking spaces are also included as required.

TABLE 2: PARKING
Type Number of Spaces
Surface Parking 42
Carports 108
Garages 69
Driveways (Tandem) 69

05/12/2026 Item No.6.

Planning Commission
Emblem Empire Ranch Apartments (MSTR25-00256)
April 29, 2026

6 Total 288

A community building that includes leasing, maintenance, and indoor amenity space is included in the project as well as outdoor amenities including a pool, spa, pool cabana, indoor bicycle storage, barbeque area, and pet run area. The applicant proposes to gate the site at the main entry and has included an emergency vehicle access driveway at the request of the Folsom Fire Department. Landscaping will be incorporated throughout the site as well as pedestrian walks and lighting. The following sections provide further details on key components of the project.

Site Design
The applicant states that the project design concept seeks to create a desirable residential community that is compatible with the surrounding neighborhood while responding to the unique circumstances of the project site. Of note is the asymmetrical shape of the subject property and the large area required for improvements to Empire Ranch Road and the Empire Ranch Interchange Project. Figure 2 shows the area proposed for development versus the area to be conveyed to the city for future roadway improvements (See Attachment 5 – Site Photography for viewpoint callouts shown).

FIGURE 2: AERIAL OF DEVELOPMENT AREA

In response to the site constraints, the project is organized with five of the six residential buildings pushed to the north and west areas of the site facing the Iron Point Road and (future) Empire Ranch Road public street frontages, with one building central to the site.

05/12/2026 Item No.6.

Planning Commission
Emblem Empire Ranch Apartments (MSTR25-00256)
April 29, 2026

7 Areas at the south and east closer to the Empire Ranch Interchange will be developed with a combination of carport and surface parking, stormwater retention areas, and common amenities. The clubhouse and pool area are located at the main project entry.

All buildings are accessed from an internal loop drive that maintains clearance s and turning radius required for emergency vehicle access through the site. Mailboxes are located centrally near a bioretention basin, and a trash enclosure with a compactor is in the southwest corner of the site. The applicant proposes utilizing a concierge trash service in lieu of installing multiple trash enclosures. A mix of open wrought iron fencing and soundwalls are proposed around the perimeter of the site based on Speci fic Plan requirements and noise attenuation needs.

FIGURE 3: ARCHITECTURAL SITE PLAN

The applicant states that the landscape and open space design for the project seeks to buffer and enhance the project frontages, including the frontage along the Empire Ranch Interchange area. The applicant proposes a 30-foot-wide landscape and pedestrian walkway area along the Iron Point Road project frontage, which is consistent with the Empire Ranch Specific Plan. This landscape area will feature large tree species, such as London Planes and drought tolerant shrubs and groundcovers to match the existing landscaping along Iron Point Road. Internally, site landscaping will be a mix of medium and small tree species and drought tolerant shrubs and groundcover. Preliminary lighting plans are included with the Landscape Plan Set that demonstrate dispersed site lighting that will minimize glare to adjacent properties and rights-of-way.

05/12/2026 Item No.6.

Planning Commission
Emblem Empire Ranch Apartments (MSTR25-00256)
April 29, 2026

8 FIGURE 4: LANDSCAPE PLAN

Access to the site will be from a new driveway on Iron Point Road that will line up with the Dry Creek Road access point. This will require changing the existing three-way stop to a four-way stop. Future improvements to the intersection related to the Empire Ranch Interchange Project being pursued by the city will likely include a roundabout. Emergency vehicle access to the site is provided from both the project driveway and an Emergency Vehicle Access (EVA) driveway approximately 235 feet to the west. The EVA will be gated and only for emergency vehicle access. Pedestrian access and egress is also provided through two gates on Iron Point Road.

05/12/2026 Item No.6.

Planning Commission
Emblem Empire Ranch Apartments (MSTR25-00256)
April 29, 2026

9 FIGURE 5: FIRE ACCESS PLAN

Architectural Design
The applicant states that the project has been designed to be in conformance with Chapter 7 of the Design Guidelines of the Empire Ranch Specific Plan. Design components include minimizing grading to the extent feasible, emphasizing landscaping improvements along Iron Point Road, incorporating decorative elements throughout the site, and mirroring the dominant Mediterranean style of the Empire Ranch Specific Plan single family residential neighborhoods.

Residential units w ould be divided between two types of buildings with six residential buildings in total. The ‘Building A’ type would contain 24 units and ‘Building B’ type would contain 36 units, both mixed between one- and two-bedroom floorplans. The residential buildings would be three stories facing the street and four stories facing inward where enclosed garages would form the lowest level of each building. Each building will also step along with the Project Site grading and will range in height from approximately 38 - feet 6-inches at the street side (three story portion) to 48-feet 6-inches on the internal side (four story portion). Units w ould be accessed from common external landings and stairwells that punctuate the buildings. The clubhouse and cabana buildings w ould be one-story structures no taller than 30 feet in height, with outdoor amenity spaces including a pool terrace wrapping around the buildings.

The specific architectural style of the project will lean heavily on Spanish influences and includes plaster finishes, fire -resistant tile roofs, an earth tone color palette, and decorative elements such as corbels and metal railings. All accessory structures, such as the central mailboxes and solid waste enclosure would engage with this style as well. The

05/12/2026 Item No.6.

Planning Commission
Emblem Empire Ranch Apartments (MSTR25-00256)
April 29, 2026

10 following Figures provide a snapshot of the building elevations , cross sections, and project materials, with the full Architectural Plan Set available as Attachment 6 to this report.

FIGURE 6: BUILDING ‘A’ STREET FACING ELEVATION

FIGURE 7: BUILDING ‘A’ INTERNAL SITE ELEVATION

FIGURE 8: CLUBHOUSE FRONT ELEVATION

05/12/2026 Item No.6.

Planning Commission
Emblem Empire Ranch Apartments (MSTR25-00256)
April 29, 2026

11 FIGURE 9: PROPOSED COLORS AND MATERIALS

FIGURE 10: TYPICAL CROSS SECTION

The applicant has also included monument signage in their project materials for consideration. The sign would be approximately 4 feet in height and 8 feet wide (3 2 square feet in total size) and be placed at the project entrance. The sign colors and materials would be consistent with the overall architectural theming of the project, as shown in Figure 10, below.

05/12/2026 Item No.6.

Planning Commission
Emblem Empire Ranch Apartments (MSTR25-00256)
April 29, 2026

12 FIGURE 10: PROPOSED MONUMENT SIGN

Planned Development Permit
The applicant states that they are requesting modifications to the development standards of the Empire Ranch Specific Plan as part of their Planned Development Permit to create a desirable arrangement of structures, parking areas, and other features on this unique site. Table 1, below, outlines applicable development standards, with modifications noted.

As a clarifying note, the project is subject to the development standards contained in Specific Plan Table 6 -1- Development Standards. However, Table 6 -1 was amended in 2021 to reference FMC Section 17 .18 (R-4, General Apartment District) standards for multifamily residential development on the subject site. Table 1, below, identifies the applicable regulation for each standard.

TABLE 1: DEVELOPMENT STANDARDS COMPLIANCE
Development Standard,
Code Section
Requirement Proposed Compliance
Max Building Coverage
FMC 17.18.060
60% 24% Complies
Min Front Yard
FMC 17.18.070
20 feet 10 feet Modification
Request
Min Side Yard
FMC 17.18.080
15 feet 15 feet Complies
Min Rear Yard
FMC 17.18.090
10 feet 10 feet Complies
Min Distance Between
Buildings
FMC 17.18.100
10 feet 10 feet Complies

05/12/2026 Item No.6.

Planning Commission
Emblem Empire Ranch Apartments (MSTR25-00256)
April 29, 2026

13 Min Parking Spaces
FMC 17.57.040

1.5 spaces/unit
(270 spaces)
288 spaces proposed,
no less than 270
spaces will be provided
Complies
Min Parking Space Dimension
FMC 17.57.080(B)
9 feet wide by 19 feet
long, 2-foot overhang
8 feet 6 inches by 18
feet, 2-foot overhang
Modification
Request
Compact Parking Spaces
FMC 17.57.50(A)
9 feet wide by 14 feet
long, 2-foot overhang
Max 30% spaces
8 feet 6 inches by 14
feet, 2-foot overhang,
Max 30% spaces
Modification
Request
Min Bicycle Parking
FMC 17.57.090(A)(1)
1 space/5 units
(36 spaces)
110 spaces Complies
Drive Aisle Widths
FMC 17.57.080(B)
27 feet 27 feet Complies
Min Parking Planter Dimension
ERSP 7.5.5.e
10 feet wide at end of
parking bays
10 feet wide at end of
parking bays
Complies
Landscape Coverage
ERSP 7.5.5.g
Landscape 100% of
planter areas
Landscape 100% of
planter areas
Complies
Min Parking Lot Shade
FMC 17.57.070(G)(3)
Min 40% of uncovered
parking areas

32.6% of uncovered
parking areas
Modification
Request
Max Building Height
FMC 17.18.130
4 stories, 50 feet 3-4 stories, 50 feet Complies
Max Area Freestanding Sign
FMC 17.59.040(D)(2)(a)
32 SF 32 SF Complies
Max Height Freestanding Sign

17.59.040(D)(2)(b)
6 feet, 2-foot base 6 feet, 1.5-foot base Complies
Max Height Fences and Walls
FMC 17.58.070(J)
ERSP 6.4.8
42 inches along front
yard, 6 feet along side
and rear yards
6 foot max fence and
wall height, some
fences and walls on top
of retaining walls
Modification
Request
Notes: FMC = Folsom Municipal Code, ERSP = Empire Ranch Specific Plan, Min = Minimum, Max = Maximum, SF = Square Feet

Parcel Map Waiver and Parcel Conveyance
Per Municipal Code Section 16.24.080, the applicant is also requesting approval of a Parcel Map Waiver, including consideration of whether parkland dedication requirements should not be imposed under the circumstances presented. To accommodate the future Empire Ranch Road/US Highway 50 Interchange, approximately 11.69 acres of land (Parcel B) will be conveyed to the City as provided for under Government Code Section 66428(a)(2) of the Subdivision Map Act, via plat and legal description and subsequent recordation of a certificates of compliance, prior to building permit issuance on the Project.

The Applicant will acquire Parcel A for development of the proposed Project and Parcel B will be conveyed to the City, including the land planned for construction of the highway off-ramp. Figure 11, below, shows the proposed parcel conveyance plan.

05/12/2026 Item No.6.

Planning Commission
Emblem Empire Ranch Apartments (MSTR25-00256)
April 29, 2026

14 FIGURE 11: PARCEL CONVEYANCE PLAN (PORTION)

POLICY/RULE

Planned Development Permit

The project site is located within the Empire Ranch Specific Plan. Per Empire Ranch Specific Plan Section 8.16.3 – Special Project Approvals: Planned Developments (PD), applicants may seek and obtain PD approval to construct a building or structure with design specifications that do not conform to the site development regulations for the applicable land use designation. Further, PD regulations shall be applied to commerci al and multifamily projects.

Folsom Municipal Code Section 17.38.010 states that Planned Development Permits shall be considered by the Planning Commission. Section 17.38.100 states that, in its review of Planned Developments, the Planning Commission shall be governed by the following criteria:

A. The project’s compliance with the intent and purposes of this chapter, the applicable ordinances of the city, and the general plan;

05/12/2026 Item No.6.

Planning Commission
Emblem Empire Ranch Apartments (MSTR25-00256)
April 29, 2026

15 B. The project’s consistency with the objectives, policies and requirements of the development standards of the city. Minor modifications of such standards shall be permitted to encourage the efficient use of land and the creation of open space, provided the commission determines that such modifications will result in a development that is superior to that obtained by rigid application of the standards.

Design considerations shall not result in a reduction in the allowed density of a multifamily residential pr oject or render the development “infeasible” for housing for “very low”, “low” and “moderate” income households, unless the commission makes findings as provided in Government Code Section 65589.5. The terms used herein are as defined in Government Code Section 65589.5;

C. The physical, functional and visual compatibility between the proposed development and neighboring uses and neighborhood characteristics. The scope of compatibility for the P.D. permit shall be limited to project design considerations.

Land use and density compatibility is evaluated separately, in conjunction with the zoning and general plan land use designation of the site;

D. The availability of necessary public facilities including, but not limited to, water, sewage and drainage and the adequacy of the provision which the development makes for the furnishing of such facilities;

E. The extent to which the proposed development causes adverse environmental impacts which have not been mitigated to an acceptable level;

F. The requirement that the proposed development not cause unacceptable vehicular traffic levels on surrounding streets and that there be adequate internal traffic circulation, including ingress and egress;

G. Adequate provision is made for the furnishing of sanitation services and emergency public safety services to the development;

H. The proposed development will not be detrimental to health, safety and the general welfare of the persons or property within the vicinity of the proposed development and the city as a whole.

Parcel Map Waiver

Folsom Municipal Code (FMC) Section 16.24.080 allows for the Planning Commission to waive all or part of the requirements for a tentative and parcel map for division of real

05/12/2026 Item No.6.

Planning Commission
Emblem Empire Ranch Apartments (MSTR25-00256)
April 29, 2026

16 property resulting from the conveyance of land or any interest therein to or from the city, public entity or public entity for a public purpose, such as school sites, public building sites, or rights -of-way or easements for streets, sewers, utilities, drai nage, etc. The Planning Commission shall make a finding that the proposed division of land complies with requirements as to area, improvement and design, floodwater drainage control, appropriate improved public roads, sanitary disposal facilities, water su pply availability, environmental protection and other requirements of the Subdivision Map Act, FMC Title 16, FMC, the Folsom 2035 G eneral Plan and any applicable specific plan (in this case the Empire Ranch Specific Plan).

Upon the waiver of the parcel map requirement, or the tentative and final map requirement, pursuant to this section, the city engineer shall file with the county recorder a certificate of compliance for the land to be divided, in accordance with FMC Section 16.52.030 and a plat map showing the division. The certificate shall include a certificate by the county tax collector in accordance with FMC Section 16.20.060.

Further, a waiver by the Planning Commission may be conditioned to provide for, among other things, payment by the subdivider of parkland dedication, drainage and other fees that are permitted by law by a method approved by the city council.

Finally, if any waiver is approved or conditionally approved pursuant to this section, the department shall make a written report thereof to the city council. If the city council, by a majority vote, decides to review the waiver and conditions, it shall conduct a pu blic hearing after giving notice pursuant to FMC Section 16.16.070 A. In addition, notice shall be given to the planning commission. The public hearing shall be held within 30 days after the date of the request for review. The city council may ad d, modify or delete conditions if the city council determines that such changes are necessary to ensure that the waiver conforms to the Subdivision Map Act and this code. The city council may deny the waiver on any of the grounds contained in this title. W ithin 10 days following the conclusion of the hearing, the city council shall render its decision. If the city council does not act within the time limits set forth in this section, the waiver shall be deemed to have been approved or conditionally approved as last approved or conditionally approved by the planning commission insofar as it complies with all other applicable provisions of the Subdivision Map Act, this title, this code, the general plan and any applicable specific plan.

Housing Element Findings

State Housing Element Law (Government Code Section 65580) mandates that local governments must adequately plan to meet the existing and projected housing needs of all economic segments of the community. Government Code section 65863(b)(2) requires the City to make certain findings anytime it allows development of a parcel with fewer units by income category than identified in the housing element for that parcel.

Specifically, the City must present substantial evidence to support a finding as to whether the remaining sites identified in the housing element are adequate to accommodate the City’s share of the RHNA. This finding must include a quantification of the re maining

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17 unmet need for the City’s share of the RHNA at each income level and the remaining capacity of sites identified in the housing element to accommodate that need by income level.

ANALYSIS

State Housing Regulations

Government Code section 65589.5 - Housing Accountability Act The Housing Accountability Act, codified in Government Code section 65589.5, requires local governments to make specified findings to deny or reduce the density of a housing development project, regardless of whether the project is affordable or market -rate.

Pursuant to Gov. Code section 65589.5(j)(1), to deny a market -rate housing project or condition it to develop at a lower density than proposed, the Commission would have to find (1) that the project would have a specific, adverse impact on public heal th or safety; and (2) there is no feasible method to mitigate or avoid this impact satisfactorily, other than by disapproving the project or requiring a lower density. A “specific adverse effect” is a “significant, quantifiable, direct, and unavoidable im pact, based on objective, identified written health or safety standards.” Objective means “involving no personal or subjective judgment by a public official and … uniformly verifiable by reference to an external and uniform benchmark or criterion availabl e and knowable by both the development applicant … and the public official.”

Analysis: Staff have not identified significant adverse impacts related to this project or subsequent need to mitigate and are recommending that the Planning Commission approve this application. Additionally, the project is being developed at a density of approximately 24 units per acre , which is permitted under the site’s Specific Plan Commercial designation. The City is not recommending imposing a condition that the project be developed at a lower density.

Government Code Section 65589.5 – Objective Design and Development Standards.

Section SB 330 added provisions to the Housing Accountability Act (Government Code section 65589.5, or the “HAA”) to ensure only objective standards are used to deny or reduce the density of a housing development project.

At the highest level, the HAA limits the City’s discretion with respect to housing development projects to the evaluation of that project’s consistency with objective development standards. As amended by SB 330, “objective”, as defined by Government Code Section 65589.5(h)(9), means “involving no personal or subjective judgment by a public official and being uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official.”

Analysis: Staff have limited evaluation of the project to applicable objective standards in

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18 compliance with Government Code Section 65589.5.

Applicable General Plan Goals and Policies

GP GOAL LU 1.1 (Land Use/Growth and Change)
Retain and enhance Folsom’s quality of life, unique identity, and sense of community while continuing to grow and change.

GP POLICY LU 1.1.12-1 (Infill Development)
Respect the local context: New development should improve the character and connectivity of the neighborhood in which it occurs. Physical design should respond to the scale and features of the surrounding community, while improving critical elements such as transparency and permeability.

Analysis for LU 1.1 and LU 1.1.12 -1: The proposed project is consistent with th ese policies in that the project features site and design improvements which will enhance the overall character of the area including introducing new apartment units with a quality residential design intended to compliment the design of approved and constructed residential developments in the vicinity. The project will also include frontage improvement that include pedestrian walkways and improvements to adjacent intersection pedestrian crossings.

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

Analysis for LU 1.1.15 : The Project is consistent with this policy in that it has been designed to adhere to the primary SACOG Blueprint Principles including Compact Development, Housing Choice and Diversity, Use of Existing Assets, and Quality Design.

Compact Development involves creating environments that are more compactly built and use space in an efficient but attractive manner and helps to encourage more walking, biking, and transit use and shorter auto trips. Housing Choice and Diversity includes providing a variety of places where people can live (apartments, townhomes, condominiums, and single-family detached homes) and also creating opportunities for the variety of people who need them such as families, singles, seniors, and people with special needs. Providing a market-rate multi-family apartment complex provides housing choices in the City of Folsom.

GP GOAL LU 6.1 (Residential Neighborhoods)
Allow for a variety of housing types and mix of uses that provide choices for Folsom residents, create complete and livable neighborhoods, and encourage walking and biking.

GP POLICY LU 6.1.3 (Efficiency through Density)
Support an overall increase in average residential densities in identified urban centers and mixed-use districts. Encourage new housing types to shift from lower-density, large- lot developments to higher-density, small-lot and multifamily developments, as a means to increase energy efficiency, conserve water, reduce waste, as well as increase access

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19 to services and amenities (e.g., open space) through an emphasis of mixed uses in these higher-density developments.

Analysis for Goal LU 6.1 and Policy LU 6.1.3 : The proposed project is consistent with these policies in that the project is providing a modern multi -family residential project developed at a residential density of approximately 24 dwelling units per acre. In addition, as attached high-density housing, the project offers an alternative to traditional detached single-family residential subdivisions and provides housing options for workers that cannot otherwise afford to live in Folsom. The compact form of the project also efficiently utilizes local infrastructure, roads, and services

GP GOAL H-2 (Removing Barriers to the Production of Housing) To minimize governmental constraints on the development of housing for households of all income levels.

Analysis for Goal H-2: The proposed project is consistent with th ese policies in that the project will result in development of a 180-unit multi -family high density apartment community with a residential density of approximately 24 dwelling units per acre. The project is providing a type of housing (rental apartments) that is needed in Folsom especially for local workers given high home prices.

GP POLICY M 4.1.2 (Level of Service)
Level of Service Strive to achieve at least a traffic Level of Service “D” (or better) for local streets and roadways throughout the City. In designing transportation improvements, the City will prioritize use of smart technologies and innovative solutions , including roundabouts, that maximize efficiencies and safety. During the course of Plan buildout it may occur that temporarily higher Levels of Service result where roadway improvements have not been adequately phased as development proceeds. However, th ese situations will be minimized based on annual traffic studies and monitoring programs. Staff will report to the City Council at regular intervals via the Capital Improvement Program process for the Council to prioritize projects integral to achieving Le vel of Service D or better.

Analysis: A Local Transportation Analysis (LTA) and Intersection Control Analysis (ICE) were commissioned by the applicant to determine impacts, if any, to the local roadway network from expected project traffic. See the Analysis section of this report for further background and discussion on this issue. The project is consistent with this policy with the conditioned payment towards traffic abatements that would offset its impact to local roadway Level of Service.

GP POLICY SN 6.1.2 (Noise Mitigation Measures)
Require effective noise mitigation for new development of residential or other noise sensitive land uses to reduce noise levels as follows:

1. For noise due to traffic on public roadways, railroad line operations, and aircraft:
achieve compliance with the performance standards within Table SN-1.

2. For non -transportation-related noise sources: achieve compliance with the

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20 performance standards contained within Table SN-2.

3. If compliance with the adopted standards and policies of the Safety and Noise Element will not be achieved even with feasible mitigation measures, a statement of overriding considerations for the project must be provided.

GP POLICY SN 6.1.3 (Acoustical Analysis)
Require an Acoustical Analysis prior to approval of proposed development of residential or other noise-sensitive land uses in a noise-impacted area.

GP POLICY SN 6.1.7 (Noise Barriers)
If noise barriers are required to achieve the noise level standards contained within this Element, the City shall encourage the use of these standards:

1. Noise barriers exceeding six feet in height relative to the roadway should incorporate an earth berm so that the total height of the solid portion of the barrier (such as masonry or concrete) does not exceed six feet.

2. The total height of a noise barrier above roadway elevation should normally be limited to 12 feet.

3. The noise barriers should be designed so that their appearance is consistent with other noise barriers in the project vicinity

Analysis for Policy SN 6.1.2, Policy SN 6.1.3, and Policy SN 6.1.7 : An Environmental Noise Assessment was completed for the project to support the Section 15183 CEQA Consistency Evaluation. See the Analysis section of this report for findings and project components providing required noise abatement. The project is consistent with th ese policies with conditioning and the project designs as proposed.

General Plan Designation and Zoning Consistency
The project site’s General Plan designation is Regional Commercial Center (RCC). The project site’s Specific Plan zoning is C (Commercial). Multifamily residential development between 15-30 units per acre is permitted in the C zone by right.

Analysis: The Specific Plan C zoning is consistent with the General Plan RCC land use designation in that it is commercial in nature. The project is multifamily residential development of approximately 24 units per acre in density, which is consistent with zoning.

Regional Housing Needs Allocation
State Housing Element Law (Government Code Section 65580) mandates that local governments must adequately plan to meet the existing and projected housing needs of all economic segments of the community. In evaluating the proposed development, staff considered the potential impact of the project on the City’s Regional Housing Needs Allocation (RHNA) requirement. The City of Folsom Housing Element, which was adopted on August 24, 2021, assesses the city’s future housing needs based on the regional “fair share” allocation in the Regional Housing Needs Allocation (RHNA) prepared by the Sacramento County Council of Governments (SACOG). SACOG, in its RHNA, allocated the City of Folsom a total of 6,363 housing units for the period from June 30, 2021, through

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21 August 31, 2029. Table 1, below shows the City’s current RHNA compliance progress at Very Low, Low, Moderate, and Above Moderate Levels.

TABLE 2: RHNA PROGRESS
Income Level RHNA Allocation Progress to Date Remaining RHNA Very Low (0 - 50% AMI) 2,226 225 2,001
Low (51 - 80% AMI) 1,341 347 994
Moderate (81 – 120%
AMI) 829 817 12
Above Moderate (> 120%
AMI) 1,967 3,473 --
Total 6,363 4,862 3,007

The Housing Element identifies the 19.25-acre project site in the Residential Sites Inventory to accommodate 11.5 acres of affordable housing (maximum 345 units with 217 lower-income units shown as the realistic capacity). The applicant is proposing market - rate housing with no restricted affordable units being proposed on the Emblem Empire Ranch site.

Government Code Section 65863(b)(2) requires the City to make certain findings anytime it allows development of a parcel with fewer units by income category than identified in the housing element for that parcel. Specifically, the City must present substantial evidence to support a finding as to whether the remaining sites identified in the housing element are adequate to accommodate the City’s share of the RHNA. This finding must include a quantification of the remaining unmet need for the City’s share of the RHNA at each income level and the remaining capacity of sites identified in the housing element to accommodate that need by income level. Because the housing element identifies the entire 19.25-acre project site in the Sites Inventory, the City has determined that the above-referenced finding must be made in association with this project, even though the project proposes a parcel map waiver that will convey a portion of the property to the City.

The city has determined that if this project is approved as proposed, the remaining sites identified in the housing element are adequate to accommodate the City’s share of the RHNA for all income categories. The project does not affect the city’s capacity to provide moderate or above-moderate units. As shown in Table 1, the City has already met current RHNA progress expectation for Above -Moderate Unit creation and is close to meeting expectations for Moderate -Income units. Further, because the project is market -rate multifamily residential, staff have a reasonable expectation that the units will be available to moderate income residents, easily meeting the City’s remaining RHNA requirement for that income level. Table 2, below, provides an analysis specific to lower -income units, which includes low - and very low- income levels because the City Residential Sites Inventory does not differentiate between the two categories.

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22 TABLE 3: RHNA ANALYSIS
Housing Element (2021) Lower-Income Units
2021-2029 Lower -Income
RHNA
3,567
Housing Element Lower-Income
Capacity
4,057
Development Activity (2021 -
2026)
Change in Lower -
Income Units
Status/Description
Vintage Senior Apts Site +135 BP zone not included in RHNA Harrington Sites +52 Building Permit Issued
Creekside Sites -150 Approved Entitlement
Habitat Persifer Site +10 Certificate of Occupancy Issued Kaiser Site -37 Active Application Reducing
Acreage
Elliot Broadstone Site -270 Approved Entitlement
FPA Specific Plan Amendment +970 Rezoned Sites to Increase Capacity Emblem Empire Ranch
(Project)
-217
No Net Loss Findings Lower-Income Units
Current (2024) Lower -Income
Capacity
4,550
Current (2024) Surplus 983

The data in Table 3 shows that w hile this project reduces the city’s capacity to provide lower-income housing units by 217, the current Residential Sites Inventory available for lower income housing units demonstrates a realistic surplus of 983 units and therefore the project does not impact the City’s ability to meet its RHNA obligations for low - and very-low income levels.

Applicable Empire Ranch Specific Plan Policies

Empire Ranch Specific Plan (ERSP) Policies 6.2.2(b) and (c) • Residential developments shall be separated from arterial and secondary streets by landscaped corridors, berms, and/or walls that conform to the design guidelines included in Chapter Seven of this Specific Plan and other City-adopted guidelines not in conflict with those in this Plan.
• Residential development shall not front on arterial and secondary streets.

Analysis: The project includes a 30-foot-wide landscape and pedestrian walkway area along its Iron Point Road frontage that conforms to the design guidelines of Chapter Seven. While the project is accessed from an arterial road, it is from a single driveway

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23 that serves all units, like a secondary roadway accessing single family residential homes. The project is consistent with these policies.

ERSP Policy 6.2.3(b)
Residential developments shall be planned to allow safe and convenient pedestrian access to parks, schools, and open space.

Analysis: The project includes three pedestrian access gates along Iron Point Road that connect to pedestrian improvements. Further, the project is conditioned to improve the project driveway to include a marked pedestrian crossing. Finally, existing pedestrian improvements exist to the west and north of the site that lead to parks, schools, and open space areas. The project is consistent with this policy.

ERSP Policy 6.2.5(a)
All residential developments within the Plan Area shall include a landscape plan for all public or common areas that specifies water conserving and low fuel volume plan materials.

Analysis: The project includes a preliminary landscape plan that utilizes drought tolerant tree and groundcover species. Conditions of approval are also in place that require all landscape areas to conform to applicable low water use rules. The project is consisten t with this policy.

ERSP Policy 6.2.6(b)
All residential developments shall be planned to provide adequate emergency access for vehicles and personnel as determined by the service providers and approved by the Community Development Director and/or the Director of Public Works.

Analysis: The project provides two access points for emergency vehicles, one at the main public entry point and a second emergency vehicle access (EVA) drive, and an additional three pedestrian gates for emergency personnel. The applicant worked with representatives of the Folsom Fire Department and Development Engineering Division to identify access and service needs and site the EVA. The site plan also accounts for necessary emergency vehicle clearances and turning radius. Conditions of approval are in place that require final site plans to be reviewed and approved by the Fire Department and Community Development Director. The project is consistent with this policy.

ERSP Policies 6.2.7(a) and (b)
• All residential development shall be located away from, or screened from, noise generators, as specified by the Noise Element of the City’s General Plan. • Sound attenuation walls, fences, and berms shall be designed to comply with the design guidelines included in Chapter Seven of the Specific Plan.

Analysis: The project is subject to higher volumes of roadway noise generators, including

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April 29, 2026

24 Iron Point Road and Highway 50. An Environmental Noise Assessment was completed for the project site that identified necessary sound walls and building materials to provide adequate screening from noise generators and comply with the Noise Element of the City’s General Plan. The project includes development of the necessary soundwalls and a condition of approval is included requiring use of the identified building materials. The project is consistent with these policies.

Planned Development Permit

The purpose of the Planned Development Permit process is to allow greater flexibility in the design of integrated developments than otherwise possible through strict application of land use regulations. The Planned Development Permit process is also designed to encourage creative and efficient uses of land. Finally, in this case, the Planned Development Permit is the vehicle to review the project site and architectural designs in lieu of a separate Design Review process.

Site Plan and Architectural Design
The project site is uniquely situated between arterial roadways and a future freeway interchange. The unique shape of the developable area of the site is driven by the needs of the future Empire Ranch Interchange Project. In responding to the location and shape of the site, the applicant team has worked to site residential areas to the north and west, with residential buildings facing away from the interchange area or buffered by intervening site improvements like carports. The common gathering area of the clubhouse and pool are sited at the far east corner of the site, away from the residential buildings, and protected from noise generating areas with soundwalls. Required on -site bioretention areas are incorporated into the site design.

Parking areas are in the center of the site away from public streets as required by the Empire Ranch Specific Plan. The plan includes 288 parking spaces on site between garages, parking spots in front of garages, carports, and general surface parking. This is more than the 270 spaces required for a multifamily residential project of this size. The applicant states that they prioritized on -site parking due to the lack of on -street parking options surrounding the site.

As stated previously, the applicant is proposing to install a 25-foot landscape corridor with a 4-foot attached sidewalk along the project’s Iron Point Road frontage, as required by Section 5.2.4 of the Empire Ranch Specific Plan. This landscape corridor p rovides continuity with the existing frontage landscaping in the project vicinity along Iron Point Road. The applicant is requesting deviations from on -site landscaping requirements for parking area shading and front yard setback, which will be discussed further in the next section.

As outlined in the Project Description section of this report, the project is designed using Spanish influences and includes plaster finishes, fire -resistant tile roofs, an earth tone color palette, and decorative elements such as corbels and metal railings. All accessory

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25 structures, such as the central mailboxes and solid waste enclosure would engage with this style as well.

The project is subject to the Empire Ranch Specific Plan Design Guidelines (Chapter Seven). However, the Housing Accountability Act restricts review of multifamily residential developments to objective design and development standards. A review of the Design Guidelines shows that they are subjective in nature and therefore cannot be applied to the project. However, the applicant has voluntarily worked to satisfy as many of the policies and development standards of the Specific Plan related to site and arch itectural design as possible and staff wished to highlight that work. Further, staff reviewed the proposed site and architectural plans and believe that they meet the findings of a Planned Development Permit. Specifically, the plans are consistent with mos t applicable development standards of the Empire Ranch Specific Plan and the Folsom Municipal Code except for the deviations requested. Further, the site and architectural designs are physically, functionally, and visually compatible with neighboring uses, in particular the use of residential buildings oriented towards the street and internal parking areas and larger landscaping corridors along the public frontage.

Development Standard Deviations
As shown in Table 1 of this report, the applicant is requesting deviations from four development standards. First, the applicant wishes to reduce the front yard area for the project from 20 feet to 10 feet. They state that the 30-foot-wide landscape and sidewalk area along Iron Point Road plus a 10-foot setback for buildings on the project site provides ample setback and landscaping while freeing up valuable development area. Second, the applicant wishes to reduce the parking space dimensions for both standard and compact parking spaces by six inches in width and for standard spaces one foot in length. The applicant states that this will allow for the inclusion of additional on-site parking spaces to make up for the lack of on -street parking in the project vicinity. Thi rd, the applicant proposes shading 32.6% of parking spaces rather than the required 40%. This is due to the limited areas in which to place shade trees that will reach a viable mature size to provide adequate shading. Finally, the applicant is proposing an overall six foot maximum fence and wall heights and allowing the walls and fences to be placed on top of necessary retaining walls. This is to provide greater security for residents than the 42-inch front yard fencing permitted under the Empire Ranch Specific Plan.

Staff reviewed the deviations requested against the findings required for Planned Development Permits. The deviations are all proposed in service of developing a coherent, compatible project on a challenging site. Further, they allow for more efficient use of the site . Staff does not believe that any of the requested deviations would be detrimental to health, safety or the general welfare of persons or property in the project vicinity or the city. Therefore, staff supports the requested Planned Development Permit.

Land Use Compatibility/Site Considerations

The project site is one of the last remaining undeveloped properties in the Empire Ranch Specific Plan. The Specific Plan was developed with a focus on single family residential

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26 neighborhoods, with some outlying areas noted for commercial and higher density residential use. Since adoption, the Specific Plan has built out mostly as anticipated, with some areas rezoned to provide additional higher density residential development opportunities, including the subject site. The Specific Plan area immediately surrounding the site is a mix of single family residential and multifamily residential. In addition, an elementary school is located 300 yards north of the site off of Dry Creek Road. Combined with the existing arterial roadways leading to commercial and employment uses both east and west of the site, the site appears ideal for multifamily residential development.

However, some aspects of the site location were flagged for further review to ensure that the project would not result in negative impacts to the surrounding area or be subject to potential unpleasant impacts due to its location. Specifically, the applicant had a Local Transportation Analysis (LTA) completed to review local traffic impacts and an Environmental Noise Assessment completed to assess noise levels on site and necessary attenuation. Each of these areas is discussed further below.

Local Transportation Analysis and Intersection Control Evaluation At the request of Public Works, the applicant commissioned a Local Transportation Analysis (LTA) and subsequently an Intersection Control Evaluation (ICE) to review the potential additional traffic impact from the proposed project and potential intersection improvement needs. These were completed by Kimley Horn and are included as Appendices to the Section 15183 CEQA Consistency Evaluation. The LTA found that the project is anticipated to generate 1,118 daily vehicle trips, with 56 trips expected from the site at the AM Peak-Hour and 58 trips back into the site at PM Peak-Hour. The additional vehicle trips were found to have impact three intersections that resulted in expected delays that exceed the City’s Level of Service (LOS) General Plan Policy.

The ICE then identified intersection improvements that could reduce the expected delays and bring the roadways back into compliance with the LOS policy. These are the development of roundabouts at the intersections of Iron Point Road and Carpenter Hill Road, Iron Point Road and Empire Ranch Road, and Iron Point Road and Dry Creek Road. The project’s share of impact to these three intersections was determined to be

3.9%, 2.1%, and 5.1%, respectively. Consistent with fair share methodology, the project has be en conditioned to pay these percentages towards the cost of the identified improvements. In the interim, the project will build out all frontage requirements including a pedestrian crossing at their driveway and install a stop sign to convert the existing Iron Point Road and Dr y Creek Road three -way stop into a four -way stop with the project access. With the payment of the fair share proportion for future roadway improvements, the project can be considered consistent with the LOS policy. In addition, the Pl anned Development Permit finding that the proposed development will not cause unacceptable vehicular traffic levels on surrounding streets can be met.

Noise Assessment
As mentioned repeatedly through this report, the project is located adjacent to an arterial roadway (Iron Point Road), Highway 50, and the future Empire Ranch Interchange. To determine existing noise levels on site and identify improvements necessary to ad dress potential excessive environmental noise, the applicant commissioned an Environmental

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27 Noise Assessment completed by Salter and included as Appendices to the Section 15183 CEQA Consistency Evaluation.

The City of Folsom General Plan Noise Element establishes an exterior noise level standard of 65 dBA at outdoor activity areas of multifamily residential land uses exposed to transportation noise sources (i.e. traffic). The intent of this standard is to provide an acceptable exterior noise environment for outdoor activities . The Noise Element also establishes an interior noise level standard of 45 dBA.

The Noise Assessment reviewed both project-generated noise and environmental noise.

Project-generated noise (construction noise and HVAC noise) was determined to be less than significant because it would be required to meet all Folsom Municipal Code and General Plan requirements. The existing noise environment in the vicinity of the project site is dominated by vehicular traffic, primarily from Iron Point Road and Highway 50. To quantify the noise environment around the project site, the consultant conducte d two continuous long-term noise measurements between August 22nd and 28th of 2024 on both the project site and a site approximately ½ mile west also on Iron Point Road. In addition, while not required, the consultant included anticipated noise from project traffic and the future interchange. The study found that specified building materials would be necessary to reduce interior noise levels to city standards, and that the area around the clubhouse and pool would need soundwalls to reduce exterior noise to city standards. The project plan set reflects the soundwalls as required and both the soundwalls and building materials are included in the Conditions of Approval.

Grading, Drainage, and Utilities

Preliminary grading, drainage, stormwater, and utility plans are provided as Attachments 7-9. The project site will involve grading, including movement of soils (cutting, filling, and leveling) and compaction of said materials. The applicant will be requir ed to provide a complete geotechnical report before the design of building foundations is finalized.

Condition No. 19 is included to reflect this requirement.

The project includes proposed new water, sewer and stormwater facilities. Staff have conditioned that the applicant coordinate the planning, development, and completion of this project with the various utility agencies, that new dry (electrical, gas, telephone, etc.) utility lines be undergrounded, and that all necessary easements are provided for both wet and dry utilities. Conditions No. 25 to 30 have been incorporated to reflect these requirements. In addition, the project is conditioned to upgrade offsi te sewer manhole covers with electronic monitoring to ensure adequate flows.

Parcel Map Waiver
The applicants have requested approval of a Parcel Map Waiver under FMC Section

16.24.080 to allow conveyance of the 11.69 acres referred to as Parcel ‘B’ to the City as an Irrevocable Offer of Dedication for Right of Way purposes in the development of the Empire Ranch Interchange Project. The Folsom Public Works Director and Consulting Development Engineering Manager reviewed this request and agreed that the Parcel Map

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28 Waiver was an appropriate means of dividing the parcel for conveyance purposes. The applicant has requested that the Planning Commission consider approving the Parcel Map Waiver without requiring payment of parkland dedication fees. The applicant states that the land division is only being pursued due to the need to convey Parcel ‘B’ for roadway improvements, which is already a benefit to the city. Staff is supportive of the request to forgo parkland dedication fees in this case as there would be no land di vision necessary for the project but for the city’s interchange project.

Staff have reviewed the Parcel Conveyance Exhibit and overall project materials and believe that the Planning Commission can make the required finding that the proposed division of land complies with requirements as to area, improvement and design, floodwater drainage control, appropriate improved public roads, sanitary disposal facilities, water supply availability, environmental protection and other requirements of the Subdivision Map A ct, FMC Title 16, the FMC, the Folsom 2035 General Plan, and the Empire Ranch Specific Plan.

NOTICE OF PUBLIC HEARING
Public notification was achieved by posting the agenda, with this agenda item being listed, at least 72 hours prior to the meeting in print and electronically. Legal advertisement of this hearing was published in the Folsom Times and mailed notice to owners and occupants within 300 feet of the subject lot was sent over 10 days prior to the hearing date.

ENVIRONMENTAL REVIEW
California Public Resources Code (PRC) Section 21083.3 and California Environmental Quality Act (CEQA) Guidelines Section 15183 provide an exemption from additional environmental review for projects that are consistent with the development density established by existing zoning, community plan or general plan policies for which an Environmental Impact Report (EIR) was certified, except as might be necessary to examine whether there are project -specific significant effects which are peculiar to the project or its site. Section 15183 specifies that examination of environmental effects shall be limited to those effects that:

1. Are peculiar to the project or the parcel on which the project would be located and were not analyzed as significant effects in a prior EIR on the zoning action, general plan, or community plan, with which the project is consistent.

2. Are potentially significant offsite impacts and cumulative impacts which were not discussed in the prior EIR prepared for the general plan, community plan, or zoning action, or

3. Are previously identified significant effects which, as a result of substantial new information which was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR.

Section 15183(c) further specifies that if an impact is not peculiar to the parcel or to the proposed project, has been addressed as a significant effect in the prior EIR, or can be

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29 substantially mitigated by the imposition of uniformly applied development policies or standards, then an additional EIR need not be prepared for that project solely on the basis of that impact.

A Section 15183 Consistency Analysis was prepared for the project by Stantec Consulting and is included with this report along with supporting Appendices as Attachment 19. The following is a summary of the analysis completed under the Consistency Analysis .

Planning staff have reviewed the Analysis and supporting Appendices and found it satisfactory.

Previous Environmental Documents
The project site is located within the Empire Ranch Specific Plan (previously referred to as the Russell Ranch Specific Plan), which was adopted by the City in September 1992 along with the certified program -level EIR (State Clearinghouse No. 89020178).

Additionally, in August 2021, the City approved an Addendum (2021 Addendum) to the 2035 General Plan program-level EIR (certified in August 2018; State Clearinghouse No. 2017082054) to incorporate the Housing Element Update for the sixth cycle planning period (2021-2029), as well as related updates to the Safety and Noise Element, Land Use Element, and Implementation Element. The 2021 Addendum also considered amendments to the Empire Ranch Specific Plan to allow multi -family dwellings as a permitted use at th e project site under the Regional Commercial (RCC) land use designation and Commercial (C) zoning district. The proposed project is consistent with the use and development density as evaluated under the Empire Ranch Specific Plan EIR, 2035 General Plan EIR, and 2021 Addendum.

Existing Setting and Surrounding Land Uses
The 7.55-acre project site consists of an undeveloped parcel within the Empire Ranch Specific Plan, identified as Assessor’s Parcel Number (APN) 072-1170-113 (Figure 1-2).

The Empire Ranch Specific Plan is mostly built out and consists of single-family and multi- family developments, the Russell Ranch Elementary School, and parks and open space areas. The project site is heavily disturbed and consists of a combination of rocky soils, bare ground, and areas with some common herbaceous and shrubby vegetation. The proposed project would develop approximately 7.55 acres of the 19.25 -acre site. The remaining approximately 11.69 acres would be conveyed to the City and consists of the land to be dedicated to Caltrans for a future US Highway 50 interchange and west-bound off-ramp that would be constructed by others. Additionally, Empire Ranch Road would be located west of the project site and would be developed by others.

Project Specific Effects
Consistent with CEQA Guidelines Sections 15183(b) and 15128, the Section 15183 Consistency Evaluation appropriately focuses on those environmental resource areas with the potential to result in project -specific significant impacts. T o that end, the Consistency Analysis evaluated potential project impacts to biological resources, geology and soils, hydrology and water quality, land use and planning, population and housing, public services, recreation, and transportation. The focused analysis was supported by technical assessments prepared for the proposed project, including the Air Quality,

05/12/2026 Item No.6.

Planning Commission
Emblem Empire Ranch Apartments (MSTR25-00256)
April 29, 2026

30 Greenhouse Gas, and Energy Assessment (Appendix A), Water Capacity Assessment (Appendix B), Sewer Capacity Assessment (Appendix C), Phase I Environmental Site Assessment (Appendix D), Environmental Noise Assessment (Appendix E), Environmental Noise Study (Appendix F) Biological Survey Memorandum (Appendix G), Geotechnical Engineering Study (Appendix H), and VMT Assessment (Appendix I). The analysis and these studies confirmed that the proposed project would not result in new significant impacts or a substan tial increase in the severity of impacts identified in the previously certified environmental documents. The proposed project would implement all applicable mitigation measures and policies adopted in connection with the previously certified environmental documents.

Determination
Based on this focused analysis, and pursuant to CEQA Guidelines Sections 15162 and 15164, the City of Folsom finds that the proposed project would not result in new significant impacts, nor would it substantially increase the severity of previously identified impacts. Therefore, the previously certified environmental documents adequately address the environmental effects of the proposed project, and no subsequent or supplemental EIR or other CEQA document is required.

STAFF RECOMMENDATION/PLANNING COMMISSION ACTION
Conduct a public hearing and upon conclusion determination that the project is exempt from further environmental review under CEQA Guidelines Section 15183 and approve a Planned Development Permit and Parcel Map Waiver application for the Emblem Empire Ranch Apartments project, based on the findings (Findings A -Q) and subject to the conditions of approval (Conditions 1-81) attached to the staff report.

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 , THE EMPIRE RANCH SPECIFIC PLAN, AND THE ZONING CODE OF THE CITY.

CEQA FINDINGS

C. THE CITY, AS LEAD AGENCY, PREVIOUSLY CERTIFIED AN
ENVIRONMENTAL IMPACT REPORT FOR THE FOLSOM 2035 GENERAL PLAN IN AUGUST 2018 AND AGAIN CERTIFIED A SUBSEQUENT
ENVIRONMENTAL IMPACT REPORT FOR AMENDMENTS TO THE 2035 GENERAL PLAN IN AUGUST 2024.

D. THE CITY HAS DETERMINED THAT THE EMBLEM EMPIRE RANCH

APARTMENTS PROJECT IS UNDERTAKEN TO IMPLEMENT AND IS
CONSISTENT WITH THE FOLSOM 2035 GENERAL PLAN.

05/12/2026 Item No.6.

Planning Commission
Emblem Empire Ranch Apartments (MSTR25-00256)
April 29, 2026

31 E. THE CITY HAS DETERMINED THAT THE IMPACTS OF THE EMBLEM EMPIRE

RANCH PROJECT ARE ADEQUATELY ADDRESSED BY THE FINAL

ENVIRONMENTAL IMPACT REPORT AND ALSO THE FINAL SUBSEQUENT ENVIRONMENTAL IMPACT REPORT FOR THE FOLSOM 2035 GENERAL PLAN AND ASSOCIATED MITIGATION MEASURES.

F. THE CITY HAS DETERMINED, CONSISTENT WITH SECTION 15183 (PROJECTS CONSISTENT WITH A COMMUNITY PLAN OR ZONING) OF THE

CEQA GUIDELINES , THAT THE PROJECT IS CONSISTENT WITH

APPLICABLE COMMUNITY PLANS AND ZONING AND FURTHER THAT THE

PROJECT HAS NO PARTICULAR ENVIRONMENTAL EFFECTS THAT WERE NOT CONSIDERED IN THE FOLSOM 2035 GENERAL PLAN FEIR AND THE

FINAL SUBSEQUENT ENVIRONMENTAL IMPACT REPORT OR THAT COULD NOT BE ADDRESSED BY UNIFORMLY APPLIED POLICES OR STANDARDS.

G. THE CITY HAS DETERMINED THAT THIS PROJECT IS EXEMPT FROM CEQA IN ACCORDANCE WITH SECTION 15183 OF THE CEQA GUIDELINES.

PLANNED DEVELOPMENT PERMIT FINDINGS

H. 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.

I. THE PROPOSED PROJECT IS CONSISTENT WITH THE OBJECTIVES,

POLICIES AND REQUIREMENTS OF THE DEVELOPMENT STANDARDS OF THE CITY.

J. THE PHYSICAL, FUNCTIONAL AND VISUAL COMPATIBILITY BETWEEN THE

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

K. THERE ARE AVAILABLE PUBLIC FACILITIES, INCLUDING BUT NOT LIMITED

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

OF THE PROJECT SITE IN A MANNER CONSISTENT WITH THIS PROPOSAL

AND THE PROPOSED PROJECT HAS MADE ADEQUATE PROVISION FOR THE FURNISHING OF THOSE FACILITIES.

L. THE PROPOSED PROJECT WILL NOT CAUSE ADVERSE ENVIRONMENTAL IMPACTS THAT HAVE NOT BEEN MITIGATED TO AN ACCEPTABLE LEVEL.

M. THE PROPOSED PROJECT WILL NOT CAUSE UNACCEPTABLE VEHICULAR

TRAFFIC LEVELS ON SURROUNDING ROADWAYS AS IT WILL CONTRIBUTE

ITS FAIR SHARE TO THE COST OF NECESSARY TRAFFIC ABATEMENTS,

AND THE PROPOSED PROJECT WILL PROVIDE ADEQUATE INTERNAL

05/12/2026 Item No.6.

Planning Commission
Emblem Empire Ranch Apartments (MSTR25-00256)
April 29, 2026

32 CIRCULATION, INCLUDING INGRESS AND EGRESS.

N. 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.

O. ADEQUATE PROVISION IS MADE FOR THE FURNISHING OF SANITATION

SERVICES AND EMERGENCY PUBLIC SAFETY SERVICES TO THE
DEVELOPMENT.

HOUSING ELEMENT FINDINGS

P. THE REDUCTION IS CONSISTENT WITH THE CITY'S ADOPTED GENERAL

PLAN AND HOUSING ELEMENT, AND THE REMAINING SITES IDENTIFIED IN

THE HOUSING ELEMENT ARE ADEQUATE TO MEET THE REQUIREMENTS OF GOVERNMENT CODE SECTION 65583.2 AND TO ACCOMMODATE THE CITY’S SHARE OF THE RHNA FOR THE PERIOD FROM JUNE 30, 2021, THROUGH AUGUST 31, 2029.

Q. THE REMAINING UNMET NEED FOR THE CITY’S SHARE OF THE RHNA AT THE LOW- AND VERY-LOW INCOME LEVES IS 3,567 UNITS. THE REMAINING

CAPACITY OF SITES IDENTIFIED IN THE HOUSING ELEMENT TO
ACCOMMODATE THAT NEED IS 4,767 UNITS.

05/12/2026 Item No.6.

Planning Commission
Emblem Empire Ranch Apartments (MSTR25-00256)
April 29, 2026

33 ATTACHMENT 2

BACKGROUND

On December 1, 1992, the City Council certified the Environmental Impact Report and approved the General Plan Amendment, Rezone, Specific Plan and Vesting Tentative Subdivision Map for the Russell Ranch project (now known as Empire Ranch). The approximately 1,700-acre project consisted of: 3,105 single-family, low-density units; 739 single-family, high-density units; 344 multifamily units; a public golf course and private golf course; a regional commercial and neighborhood commercial site; parkland; and natural and improved open space. On December 23, 1993, the City Council approved the Russell Ranch Development Agreement and on May 24, 1994, the City Council approved the East Area Facilities Financing Plan, which included the Empire Ranch development.

The Empire Ranch Specific Plan was amended multiple times over the ensuing decades.

The 2021-2029 Housing Element Update included an amendment to the Empire Ranch Specific Plan to allow multi -family dwellings at a density of between 15 to 30 units per acre as a permitted use under the RCC land use designation and C zoning district (i.e., this parcel), rather than require a conditional use permit.

GENERAL PLAN DESIGNATION RCC (Regional Commercial Center)

ZONING SP-C (Empire Ranch Specific Plan,
Commercial zone)

ADJACENT LAND USES/ZONING North: Single Family and Multifamily Residential (Specific Plan – Residential,
Single Family High Density and Specific Plan
- Residential, General Apartment)
West: Single Family ( Specific Plan –
Residential, Single Family High Density)
East: El Dorado County
South: U.S. Highway 50
SITE CHARACTERISTICS The project site is vacant and mainly flat.

APPLICABLE CODES FMC 16.00, Subdivisions
FMC 17.18, R-4 (General Apartment District)
FMC 17.38, Planned Development
FMC 17.57, Parking
Subdivision Map Act
Empire Ranch Specific Plan

05/12/2026 Item No.6.

Attachment 3

05/12/2026 Item No.6.

Planning Commission Minutes
April 29, 2026

PLANNING COMMISSION MINUTES
April 29, 2026

CITY COUNCIL CHAMBERS
6:30 P.M.
50 Natoma Street
Folsom, CA 95630

CALL TO ORDER PLANNING COMMISSION

The Special Planning Commission Meeting was called to order at 6:30 p.m. with Chair Eileen Reynolds presiding.

ROLL CALL

Commissioner’s Present: Dianna Laney, Commissioner William Barcellona, Commissioner
Justin Hurst, Commissioner
Mathew Herrera, Commissioner
Daniel West, Commissioner
Eileen Reynolds, Chair

Commissioners Absent: Amanda Ross, Commissioner

PLEDGE OF ALLEGIANCE: The Pledge of Allegiance was recited.

CITIZEN COMMUNICATION: None

MINUTES

COMMISSIONER BARCELLONA MOVED TO APPROVE THE MINUTES OF APRIL 15, 2026

COMMISSIONER HERRERA SECOND THE MOTION

AYES: LANEY, BARCELLONA, HURST, HERRERA, WEST, REYNOLDS NOES: NONE
RECUSED: NONE
ABSENT: ROSS

MOTION PASSED

DRAFT

05/12/2026 Item No.6.

Planning Commission Minutes
April 29, 2026

NEW BUSINESS

THIS ITEM HAS BEEN CONTINUED TO THE MAY 20, 2026, PLANNING COMMISSION MEETING

1. MSTR25-00084. Toll Brothers at Alder Creek Small Lot Vesting Tentative Subdivision Map, Planned Development Permit, Inclusionary Housing Plan, Minor Administrative Modification, and Determination that No Further CEQA Review is Required Under CEQA Guidelines Section 15162.

COMMISSIONER BARCELLONA MOVED TO FORMALLY CONTINUE ITEM 3 TO THE MAY 20, 2026,

PLANNING COMMISSIONS MEETING

COMMISSIONER HERRERA SECONDED THE MOTION

AYES: LANEY, BARCELLONA, HURST, HERRERA, WEST, REYNOLDS NOES: NONE
RECUSED: NONE
ABSENT: ROSS

MOTION PASSED

2. MSTR25-00256. Emblem Empire Ranch Apartments Planned Development Permit, Parcel Map Waiver, and Determination that the Project is Exempt from CEQA under Section 15183

A Public Hearing to request approval of a Planned Development Permit to approve site and building design for a 180-unit multifamily residential project and to allow deviations from design and development standards applicable to multifamily residential development in the Empire Ranch Specific Plan. The subject parcel is approximately

19.25 acres in size and is located at the southeast corner of Iron Point Road and Empire Ranch Road. The project would be developed on approximately 7.55 acres, with the remaining 11.70 acres conveyed to the city to merge with the already-dedicated Right of Way for the Empire Ranch Interchange Project. Therefore, the applicant is also requesting a Parcel Map Waiver to permit the conveyance of the 11.70-acre area to the city. The proposed project is within the Empire Ranch Specific Plan, East Subarea, and has a Commercial land use designation. The project is categorically exempt under Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) of the California Environmental Quality Act (CEQA) Guidelines.

COMMISSIONER WEST MOVED TO CONFIRM STAFF’S DETERMINATION THAT THE PROJECT IS EXEMPT FROM FURTHER ENVIROMENTAL REVIEW UNDER CEQA GUIDELINES SECTION 15183 AND APROVE A

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER APPLICATION FOR THE EMBLEM EMPIRE

RANCH APARTMENTS PROJECT, BASED ON THE FINDINGS (FINDINGS A-Q) AND FINDINGS R-S AS SHOWN IN THE GREEN SHEET FOR CHANGES AND MODIFICATIONS TO AGENDA ITEM #1, PROVIDED AT TONIGHT’S HEARING, AND SUBJECT TO THE CONDITIONS OF APPROVAL (CONDITIONS 1-81) ATTACHED TO THE STAFF REPORT WITH CONDITION OF APPROVAL NO. 36 MODIFIED AS SHOWN IN THE GREEN SHEET FOR CHANGES AND MODFICATIONS TO AGENDA ITEM #1, PROVIDED AT TONIGHT’S HEARING.

COMMISSIONER HURST SECONDED THE MOTION

AYES: LANEY, BARCELLONA, HURST, HERRERA, WEST, REYNOLDS NOES: NONE
RECUSED: NONE
ABSENT: ROSS

MOTION PASSED

05/12/2026 Item No.6.

Planning Commission Minutes
April 29, 2026

3. USPT24-00096. Folsom Ranch Electronic Readerboard Sign Conditional Use Permit and Determination that No Further CEQA Review Is Required Under CEQA Guidelines Section 15162(a).

A Public Hearing to consider a request from TK Consulting Group for approval of a Conditional Use Permit for development and operation of a 65-foot-tall freeway-oriented electronic readerboard sign located on Parcel 61A within the Folsom Plan Area. The project has a Specific Plan designation of SP-RC-PD (Regional Commercial- Planned Development) and a General Plan Designation of RC (Regional Commercial). The proposed project implements and is consistent with the Addendum to the Folsom Plan Area Environmental Impact Report for the Folsom Plan Area Specific Plan Amendment for Electronic Readerboard Sign project, and none of the factors set forth in CEQA Guidelines Section 15162 are present or have been identified, pursuant to CEQA Guidelines Section 15162. Therefore, the city finds that the project is exempt from further CEQA compliance. Final hearing body is the Planning Commission.

COMMISSIONER RENYOLDS MOVED TO CONFIRM STAFF’S DETERMINATION THAT THE FOLSOM

RANCH ELECTRONIC READERBOARD PROJECT IS EXEMPT FROM CEQA UNDER CEQA GUIDELINES SECTION 15162(A), AND TO APPROVE A CONDITIONAL USE PERMIT APPLICATION FOR THE PROJECT LOCATED ON PARCEL 61A WITHIN THE FOLSOM PLAN AREA (USPT24-00096), BASED ON THE FINDINGS

INCLUDED IN THE REPORT (FINDINGS A-I) AND SUBJECT TO THE ATTACHED CONDITIONS OF APPROVAL (CONDITIONS 1-33) WITH CONDITION NO. 1 MODIFIED TO PERMIT BACKLIT STATIC SIGN PANELS, AND ADDITION OF CONDITIONS OF APPROVAL NO. 34 AND NO. 35 AS SHOWN IN THE GREEN SHEET FOR CHANGES AND MODIFICATIONS TO AGENDA ITEM #2, PROVIDED AT TONIGHT’S HEARING.

COMMISSIONER HURST SECONDED THE MOTION.

AYES: LANEY, BARCELLONA, HURST, HERRERA, WEST, REYNOLDS NOES: NONE
RECUSED: NONE
ABSENT: ROSS

MOTION PASSED

PLANNING MANAGER REPORT

Principal Planner Jessica Brandt shared the following with the Commission:

• The next meeting is scheduled for May 20th, with one item on the agenda.

ADJOURNMENT

There being no further business to come before the Folsom Planning Commission, Chair Eileen Reynolds adjourned the meeting at 7:59 p.m.

RESPECTFULLY SUBMITTED,

Bettina Adams, ADMINISTRATIVE ASSISSTANT

APPROVED:

Eileen Reynolds, CHAIR

05/12/2026 Item No.6.

Attachment 4

05/12/2026 Item No.6.

IRON POINT RDEMPIRE RANCH RD

IRON POINT RD

DRY CREEK RDYIELDYIELDYIELDYIELD
=PARCEL "A"328,993 SF(7.553 AC)PARCEL "B"509,325 SF(11.692 AC)(PARCEL B TO BE CONVEYED TO CITY OFFOLSOM AS AN IRREVOCABLE OFFER OFDEDICATION FOR RIGHT OF WAY)PARCEL CONVEYANCE PLANT-1CALIFORNIAsandis.netbuild on. EMBLEM EMPIRE RANCHFOLSOM6 PARCEL INFORMATION:UTILITY PROVIDERS:
0'1 INCH = 120'60'30'12'60 FT

LEGENDSITEVICINITY MAPCIVIL SHEET INDEX

05/12/2026 Item No.6.

Attachment 5

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

GENERAL REQUIREMENTS

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

1. Architectural Site Plan, dated March 23, 2026

2. Parcel Conveyance Plan, dated March 20, 2026

3. Planned Development Permit and Project Data Sheet, dated March 23, 2026

4. Architectural Plans, dated March 23, 2026

5. Monument Sign Elevations, dated March 23, 2026

6. Fire Access Plans, dated March 23, 2026

7. Preliminary Grading Plan, dated March 20, 2026

8. Preliminary Utility Plan, dated March 20, 2026

9. Preliminary Stormwater Management Plan, dated March 20, 2026

10. Preliminary Landscape and Lighting Plans, dated March 13, 2026

11. Color and Materials Board, dated February 2, 2026

The Planned Development Permit and Parcel Map Waiver are approved for the development and operation of a 180-unit multi-family residential project (Emblem Empire Ranch). Implementation of the project shall be consistent with the above- mentioned exhibits and these conditions of approval.

G, I, B

CD (E)(P)

2. Community Development Department Subsequent Review Building plans, and 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 in effect on the submittal date of the project’s SB330 (Housing Crisis Act of 2019) application (August 20, 2025).

G, I, B

CD (P)(E)(B)

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

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 exactions 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
The project approvals granted under this staff report (Planned Development Permit and Parcel Map Waiver) shall remain in effect for two years from the final date of approval (April 29, 2028). If a building permit is not issued within the identified time frame and/or the applicant has not demonstrated substantial progress towards the development of the project, this approval shall be considered null and void. 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)

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
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 the site development proceeds.

OG

CD (P)(E)(B)

PW, PR, FD,
PD, UT

DEVELOPMENT COSTS AND FEE REQUIREMENTS

6. Applicable Taxes, Fees, and Charges
The owner/applicant shall pay all applicable taxes, fees and charges for the project at the rate and amount in effect on the submittal date of the project’s SB330 (Housing Crisis Act of 2019) application (August 20, 2025).

I, B

CD (P)(E)

7. 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 in effect on the submittal date of the project’s SB330 (Housing Crisis Act of 2019) application (August 20, 2025).

B CD (E)

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

8. 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.

OG

CD (P)(E)

9. 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.

G, I, B

CD (P)(E)

10. Development Impact Fees
This project shall be subject to all applicable City-wide development impact fees, unless exempt by previous agreement. This project shall be subject to all applicable City-wide development impact fees in effect on the submittal date of the project’s SB330 (Housing Crisis Act of 2019) application (August 20, 2025). These fees may include, but are not limited to, fees for fire protection, park facilities, park equipment, Light Rail, TSM, capital facilities and traffic impacts. The 90-day protest period for all fees, dedications, reservations or other exactions imposed on this project will begin on the date of final approval (April 29, 2026).

B

CD (P) PW, PR

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

11. 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 on the submittal date of the project’s SB330 (Housing Crisis Act of 2019) application (August 20, 2025). 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.

B

CD (P) (E)

PARCEL MAP WAIVER REQUIREMENTS

12. Certificate of Compliance
The applicant shall apply to the City Engineer for a Certificate of Compliance in conformance with the Parcel Conveyance Plan including the submission of a Plat Map, both of which shall be filed with the County Recorder in accordance with FMC Section 16.52.030. The Certificate of Compliance shall include a certificate by the county tax collector in accordance with FMC Section 16.20.060.

I

CD (E)

13. FMC Compliance
The Plat Map supporting the Certificate of Compliance shall comply with the Folsom Municipal Code and the Subdivision Map Act.

I

CD (E)

14. Empire Ranch Interchange Land Dedication
The owner/applicant shall convey all area shown as Parcel “B” in the Parcel Conveyance Plan (Attachment 7), dated March 13, 2026, to the City of Folsom as an “Irrevocable Offer of Dedication for Right of Way” for merger with already dedicated right of way for the Empire Ranch Interchange Project through the Certificate of Compliance process, prior to approval of Improvement Plans for the project.

I

CD (E), PW

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

15. School District
Upon recordation of the Certificate of Compliance and Plat Map, the owner/applicant shall provide the Folsom-Cordova Unified School District with a copy of the recorded Plat Map. The owner/applicant is required to coordinate with the City of Folsom and the Folsom Cordova School District or subsequent and secondary districts.

OG CD (E)

16. Digital Copy
Upon recordation of the Certificate of Compliance and Plat Map, the owner/applicant shall provide a digital copy of the recorded Plat Map (in AutoCAD format) to the Community Development Department.

OG

CD (E)

SITE DEVELOPMENT REQUIREMENTS

17. 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)

18. Compliance with Standard Specifications
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

CD (P)(E)

19. Improvement Plan Review
The improvement plans for the required public and private improvements shall be reviewed and approved by the Community Development Department prior to issuance of a building permit for the project.

I, B

CD (E)

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

20. Off-Site Improvements / Rights of Entry
For any improvements constructed on private property that are not under the ownership or control of the owner/applicant, all rights-of-entry, and if necessary, a permanent easement shall be obtained and provided to the City. All rights of entry, construction easements, either permanent or temporary and other easements shall be fully executed by all affected parties and shall be recorded with the Sacramento County Recorder, where applicable, prior to approval of grading and/or improvement plans.

G, I

CD (E)

21. Reimbursement for Public Improvements
Any reimbursement for public improvements constructed by the applicant shall be in accordance with a formal reimbursement agreement entered into between the City and the owner/applicant prior to approval of the improvement plans.

I

CD (E)

22. 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 show on the plans why the permit is not required, subject to staff review prior to approval of any grading or improvement plan.

G, I

CD (P)(E)

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

23. Required Improvements
Required public and private improvements, including street and frontage improvements on Iron Point Road, shall be completed to the satisfaction of the City of Folsom prior to the first issuance of a Certificate of Occupancy. These include the following:
• The applicant shall design, construct, and place into operation modifications to the existing traffic signal at the intersection of Empire Ranch Road and Iron Point Road to add pedestrian signal phases for the eastern-most crosswalk and add a new crosswalk along the southern-most corners of Iron Point Road. All improvements shall be designed and implemented to the satisfaction of the Public Works Department. The applicant shall coordinate with the Public Works Department throughout design and construction, and all costs associated with the signal modifications shall be the responsibility of the applicant. • The applicant shall install “No Parking” signage along Iron Point Road adjacent to the project frontage, as determined by the Public Works Department. Signage location, spacing, and installation details shall be subject to review and approval by the Public Works Department. All costs associated with the signage installation shall be the responsibility of the applicant.
• The applicant shall install landscaping and pedestrian improvements along the parcel’s Iron Point Road frontage in compliance with the standards of the Empire Ranch Specific Plan. This shall include a 4-foot-wide monolithic sidewalk as shown in the Specific Plan. The improvements shall extend from the Empire Ranch and Iron Point Road intersection to the eastern edge of proposed Parcel A, where termination safety barriers shall be installed in compliance with City Standard Specifications.

I

CD (E)

24. 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)

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

25. Unknown Contaminated Soils
Discovery of unknown contaminated soils during construction: If during construction, currently unknown contaminated soils are discovered (i.e., discolored soils, odorous, other indications), construction within the area shall be halted, the extent and type of contamination shall be characterized, and a clean-up plan shall be prepared and executed. The plan shall require remediation of contaminated soils. The plan shall be subject to the review and approval of Sacramento County Environmental Management Department (SCEMD), Regional Water Quality Control Board (RWQCB), the City of Folsom, or other agencies, as appropriate.

Remediation can include in-situ treatment, disposal at an approved landfill, or other disposal methods, as approved. Construction can proceed within the subject area upon approval of and in accordance with the plan.

G, I, B

CD (P)(E)(B)

26. 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, I, B

CD (P)(E)(B)

27. 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.

I, B

CD (P)(E)

28. 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)

ARCHITECTURE/SITE DESIGN REQUIREMENTS

05/12/2026 Item No.6.

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

1. This approval is for a 180-unit multifamily residential project. The applicant shall submit building plans that comply with this approval and the attached Architectural Plans, dated March 23, 2026.

2. The design, materials, and colors of the proposed multifamily residential project shall be consistent with the submitted building elevations, color renderings, materials samples, and color scheme to the satisfaction of the Community Development Department.

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

4. Final exterior building and site lighting plans shall be submitted for review and approval by Community Development Department for location, height, aesthetics, level of illumination, glare and trespass prior to the issuance of any building permits. All lighting, including but not limited to free-standing parking area lights, landscape/walkway lights, and building-attached lights shall be designed to be screened, shielded, and directed downward onto the project site and away from adjacent properties and public rights-of-way.

The final design of the building-attached lights shall be subject to review and approval by the Community Development Department. Lighting shall be equipped with a timer or photo condenser. In addition, pole-mounted parking lot lights shall utilize a low-intensity, energy efficient lighting method.

5. Final site fence and wall plans showing location, design, height, materials, and colors shall be submitted for review and approval by the Community Development Department prior to the issuance of any building permits. As allowed under the PD Permit, fencing may extend to six feet in height, sometimes occurring on top of a retaining wall of varying height.

B

CD (P)

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

30. Sign Permit
The final location, height, size, and design of monument and wall-mounted signs are subject to review and approval by the Community Development Department through a Sign Permit to ensure consistency with the requirements of the Uniform Sign Criteria, the Folsom Municipal Code (FMC, Section 17.59.040 D), and this approval. In addition, the owner/applicant shall obtain a sign permit prior to installation of any monument signs or wall-mounted signs.

B

CD (P)

31. CALGreen
The project shall comply with California Green Building Standards Code (CALGreen).

B

CD (B)

LANDSCAPE/TREE PRESERVATION REQUIREMENTS

05/12/2026 Item No.6.

32. Landscaping Plans/MWELO
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, and parking lot shading trees proposed within the development. 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.

Plans shall comply with all State and local rules, regulations, Governor’s declarations, and restrictions pertaining to water conservation and outdoor landscaping. The landscape plans shall comply and implement water efficient requirements as adopted by the State of California (Assembly Bill 1881) (State Model Water Efficient Landscape Ordinance). For all projects subject to MWELO, the developer/owner shall submit to the City parcel-by-parcel landscape water budgets once subdivision construction is complete. Landscape water budgets shall be prepared in accordance with MWELO requirements and include, but not be limited to, the following:
a. Landscape Design Plan (must include landscape area in square feet for each parcel)
b. Landscape Irrigation Plan
c. Maximum Applied Water Allowance
d. Estimated Total Water Use
In addition to parcel-by-parcel water budgets, the developer/owner shall also submit to the City a digital shape file, provided on a flash drive, that includes each parcel’s landscape budget boundaries and associated landscape area data.

To ensure compliance with State nonfunctional turf regulations, all landscape plans and projects shall be designed, installed, and maintained in full accordance with Assembly Bill 1572, as codified in California Water Code Section 10608.14.

I, OG

CD(P)(A), UT

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department
This includes all requirements related to nonfunctional turf, water-efficient landscape design, and irrigation.

The owner/applicant shall comply with city-wide landscape rules or regulations on water usage. The owner/applicant shall comply with any state or local rules and regulations relating to landscape water usage and landscaping requirements necessitated to mitigate drought conditions on all landscaping in the project.

33. Landscape Maintenance
The owner/applicant 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.

B, OG CD (P)(E)

34. Tree Planting and Maintenance
The final tree planting design shall incorporate appropriate species selection and placement to avoid infrastructure conflicts and monocultural issues to the satisfaction of the City Arborist.

All irrigation and plant material shall be maintained in accordance with the approved as-built plans in perpetuity. Any requests by the property owner or manager to alter the approved landscape installation shall be subject to review and approval by the City Arborist.

I

CD (A)(E)

35. Right of Way Landscaping
Landscaping along all road rights of way shall be installed with the first phase of development if the project is developed in multiple phases to the satisfaction of the Community Development Department.

I, OG

CD (P), PW

TRAFFIC, ACCESS, CIRCULATION, AND PARKING REQUIREMENTS

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

36. Access and Circulation
In accordance with the Emblem Empire Ranch Local Transportation Analysis (LTA) and Intersection Control Analysis (ICE), dated April 7, 2026, prepared by Kimley Horne and Associates and based on the recommendations of the City Engineer, the applicant/owner shall be responsible for the following:
• Payment of the project fair share contribution to the traffic, access, and circulation abatement measures set forth in the LTA/ICE in an amount not to exceed $585,000, to the satisfaction of the Community Development and Public Works Departments. Payment shall be made prior to issuance of Certificate of Occupancy for the first project residential building. • Dedication of the necessary right of way at the intersection of Dry Creek Road and Iron Point Road at the project entrance for the purposes of future construction of a roundabout as an identified future need related to the project prior to issuance of Civil Improvement Plan approval. The gate access island shall be designed in such a way that allows for the future pedestrian crossing at the proposed future roundabout located at Dry Creek Road and Iron Point Road at the project’s primary entrance. • The primary access drive for the project shall be stop-controlled including necessary signage and striping, creating a four-way stop at the intersection of Dry Creek Road and Iron Point Road.

I

CD (E), PW

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

37. 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 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

PW

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

38. Vehicle and Bicycle Parking
A minimum of 270 on-site vehicle parking spaces shall be provided for the project, as required by FMC Section 17.57.090. As allowed under this PD Permit, dimensions of standard parking spaces may be decreased to 8 feet 6 inches wide and 18 feet long. As allowed under this PD Permit, dimensions of compact parking spaces may be decreased to 8 feet 6 inches wide and 14 feet long. Further, parking spaces may overhang landscaping and sidewalk areas by up to two feet, provided that at least four feet of clear space for passage on sidewalks remains.

A minimum of 90 long-term bicycle spaces and 20 short-term bicycle parking spaces shall be provided for the project.

B CD (E)

STORM WATER POLLUTION/CLEAN WATER ACT REQUIREMENTS

39. Low Impact Development Controls
This project is required to comply with the Sacramento Stormwater Quality Partnership’s 2018 Stormwater Quality Design Manual. The project will need to demonstrate compliance with respect to hydromodification management, peak flow attenuation, low impact development (LID) controls and treatment controls including full trash capture control.

OG

CD (E), PW

40. Litter Control
During Construction, the owner/applicant shall be responsible for litter control and sweeping of all paved surfaces in accordance with City standards. All on-site storm drains shall be cleaned immediately before the commencement of the rainy season (October 15).

OG

CD (E), PW, UT

41. Best Management Practices
The storm drain swale or onsite 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 (RWQCB).

G, I

CD (E), PW, UT

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

42. Erosion Control
Erosion and sedimentation control measures shall be incorporated into construction plans. These measures shall conform to the City of Folsom requirements and the County of Sacramento Erosion and Sedimentation Control Standards and Specifications (current edition) and as directed by the Community Development Department.

G, I

CD (E), PW, UT

43. Drainage Plans
Prior to approval of improvement plans, the owner/applicant shall submit detailed drainage plans for evaluation by the City. Approved plans shall be implemented prior to project occupancy. The drainage plans shall include measures to minimize the total amount of additional surface runoff and to limit the flows released to off- site receiving waters to existing pre-development levels in accordance with the requirements of the City of Folsom Public Works Department.

G, I

CD (E), PW, UT

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

G, I

CD (E), PW, UT

45. Modifications for Overland Release
Final lot and building configurations may be modified to allow for overland release of storm events greater than the capacity of the underground system.

B CD (E), PW, UT

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

46. Sacramento-Yolo Mosquito & Vector Control District Requirements a. All stormwater and drainage features including but not limited to outfalls, catch basins, detention basins, and bioretention areas, shall be designed to be in compliance pursuant to the California Health and Safety Code (HSC 2060) to discourage or eliminate mosquito breeding.
b. Ensure that any stormwater drainage features do not hold water for more than 72 hours and emergent vegetation is maintained to prevent mosquito breeding and harborage. (Please refer to the District’s BMP manual SW- 10).
c. Construct shoreline perimeters of the planters as steep as possible to discourage dense plant growth. (Please refer to the District’s BMP manual SW-1).

Ensure that District staff have complete unobstructed access to conduct mosquito control activities in Emblem Empire Ranch and to all stormwater, bio-retention, and water quality planters.

B, OG

CD (E), PW, UT

DRY UTILITY REQUIREMENTS

47. 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.).

OG

P (E), PW

48. 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)

49. 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)

05/12/2026 Item No.6.

50. SMUD Requirements
The applicant shall comply with the following conditions as applicable on future mapping and entitlements.

1. SMUD has existing overhead 12kV facilities along the west side of the project area that will need to remain. The Applicant shall be responsible for maintaining all CalOSHA and State of California Public Utilities Commission General Order No. 95 safety clearances during construction and upon building completion. If the required clearances cannot be maintained, the Applicant shall be responsible for the cost of relocation.

2. SMUD has existing underground 12kV facilities along the north, the west side and on the project area that will need to remain. The Applicant shall be responsible for maintaining all CalOSHA and State of California Public Utilities Commission General Order No. 128 safety clearances during construction and upon building completion. If the required clearances cannot be maintained, the Applicant shall be responsible for the cost of relocation.

3. 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.

4. 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 and remove trees that encroach into the easement area. Applicant shall submit landscape improvement plans as a condition of approval. New landscaping improvements shall be restricted to a maximum height of fifteen feet tall at full maturity.

5. 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

I, OG CD (P)(E)

05/12/2026 Item No.6.

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 as a condition of approval.

6. 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 15-feet tall at full maturity. Applicant shall submit landscape improvement plans as a condition of approval.

7. 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.).

8. In the event the City requires an Irrevocable Offer of Dedication (IOD) for 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 City’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 as a condition of approval.

9. 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.

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

11. The Applicant shall locate, verify, and provide a drawing to SMUD identifying all electrical utility infrastructure for the existing structures. If

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department
necessary, any existing onsite electrical infrastructure that serves existing structures shall be relocated to the satisfaction of SMUD.

12. 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 15-feet at full maturity. Applicant shall submit landscape improvement plans as a condition of approval.

13. 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.

UTILITIES REQUIREMENTS

51. Water Conservation
The proposed project shall comply with all State and local rules, regulations, Governor’s Declarations, and restrictions relative to water usage and conservation including but not limited to: requirements relative to water usage and conservation established by the State Water Resources Control Board, and water usage and conservation requirements established within the Folsom Municipal Code, (Chapter 13.26 Water Conservation).

I, OG

CD (E), UD

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

52. Water Connections
The following requirements/restrictions apply to private water connections to the City’s water main:
• A “Hot Tap” connection to the City’s water main is not allowed. A cut-in tee with 3 valves will be required to connect to the City’s water distribution main.
• The water connection shall be a branch service per city standard detail WR-23. A DCDA Backflow Preventor is not allowed. The applicant is required to install an RPDA device for all fire connections and RPPA devices for all domestic and irrigation connections.
• The on-site fire system needs to be looped, a single point of connection is not allowed.

Contact the City Utilities Department to discuss specific connection points for this project, including existing water service stubs that might be able to be utilized which could eliminate the need for a cut-in tee.

I

UD

53. On-Site Water and Sewer
The on-site water and sewer systems shall be privately owned and maintained.

The fire protection system shall be separate from the domestic water system. The fire system shall be constructed to meet the National Fire Protection Association Standard 24. The domestic water and irrigation system shall be metered per City of Folsom Standard Construction Specifications.

I

CD (E), UD

54. Water Meter Fixed Network System
The owner/applicant shall pay for, furnish and install all infrastructure associated with the water meter fixed network system for any City-owned and maintained water meters within the project.

I

CD (E), UD

55. Sanitary Sewer Manhole
A Sanitary Sewer Manhole (SSMH) will be required to be installed at the property line/right of way to differentiate public vs private sewer ownership.

I

CD (E), UD

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

56. Water Service
Each parcel shall have an independent water service which does not encroach into any other parcel and connects directly to the right-of-way. Prior to the issuance of building permits, any water service which encroaches into another parcel shall be relocated in accordance with the City of Folsom Standard Construction Specifications and the Design and Procedures Manual and Improvement Standards.

I,G,B

CD (E), UD

57. Water, Sewer, and Drainage Studies
The owner/applicant shall submit water, sewer and drainage studies to the satisfaction of the Community Development Department and provide sanitary sewer, water and storm drainage improvements with corresponding easements and quit claims, as necessary, in accordance with these studies and the current edition of the City of Folsom Standard Construction Specifications and the Design and Procedures Manual and Improvement Standards.

I

CD (E), UD

58. Off-Site Wastewater Infrastructure Improvements
The owner/applicant shall provide off-site sanitary sewer improvements with corresponding easements and quit claims, as necessary, in accordance with required water, sewer, and drainage studies and the current edition of the City of Folsom Standard Construction Specifications and the Design and Procedures Manual and Improvement Standards. Specific improvements are limited to the following:
• The applicant/owner will be required to purchase and install (2) smart cover lids at the upstream and downstream SSMH associated with the sewer line segment shown in red on the attached exhibit. The smart cover lids will need to connect to the City’s remote monitoring system and coordination with the Wastewater Collection System Manager will be required during the Smart Cover installation process. The Smart Cover lids will need to be installed at SSMH B08-8664 and SSMH B08-8668. During the improvement plan process, please incorporate the line segment identified in the project sewer study as an “off-site” sewer improvement as part of the improvement plans for review and approval.

I

CD (E), UD

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

WASTE MANAGEMENT AND RECYCLING

59. Waste and Recycling Service Requirements
Each owner of real property within the project site shall be responsible for all municipal service charges and for providing waste enclosures that meet standard specifications to the satisfaction of the City of Folsom Waste and Recycling Division. If a commercial center with multiple property owners has an owner’s association or other single entity named in a publicly recorded document to be responsible for common services, then that entity shall be responsible for all municipal service charges including waste and recycling and shall be responsible for all compliance obligations of the owners, and shall be subject to enforcement actions relating to waste and recycling. If a single named entity is responsible for a commercial center, then waste enclosures meeting standard specifications may be shared within the center so long as adequate capacity as determined by the Waste and Recycling Division is provided for the combined properties.

OG

UD

60. Trash/Recycling
The final location, orientation, design, materials, and colors of the trash, recycling, and organics enclosures are subject to review and approval by the Community Development Department and in accordance with FMC 8.32.

B

CD (P), UD

61. Enhanced Construction Waste Diversion
In accordance with the City General Plan GHG Reduction Measure SW-1, the project shall divert to recycle or salvage a minimum 65% of nonhazardous construction and demolition waste generated at the project site in accordance with Appendix A5 (Residential) as outlined in the California Green Building Standards Code (CALGreen 2019).

B

CD (B), UD

FIRE DEPARTMENT REQUIREMENTS

62. Illuminated Addresses
The building 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.

I

FD

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

63. Fire Plan Review
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.

I, B

FD

64. Fire Protection
All fire protection devices shall be designed to be located on site: fire hydrants, fire department connections, post indicator valves, etc. off-site devices 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.

I, B

FD

65. Emergency Access
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.

I

FD

CALTRANS

05/12/2026 Item No.6.

66. Hydraulics
No net increase to 100-year storm event peak discharge may be realized within the State's highway ROW and/or Caltrans drainage facilities because of the project. Any cumulative impacts to Caltrans drainage facilities arising from the effects of development on surface water runoff discharge from the 100-year storm event should be minimized through project drainage mitigation measures.

Increases in peak runoff discharge for the 100-year storm event to the State highway ROW and Caltrans' highway drainage facilities must be reduced to at or below the pre-construction levels. The cumulative effects on drainage due to deployment within the region should be considered in the overall development plan of this area.

All grading and/or drainage improvements must maintain or improve existing drainage pathways and may not result in adverse hydrologic or hydraulic conditions within the State's highway ROW or to Caltrans drainage facilities. The developer must maintain or improve existing drainage patterns and/or facilities affected by the proposed project to the satisfaction of the State and Caltrans. This may be accomplished by implementing stormwater management Best Management Practices (i.e., detention/retention ponds or basins, sub-surface galleries, on-site storage and/or infiltration ditches, etc.). Once installed, the property owner must adequately maintain these systems. The proponent/developer may be held liable for future damages due to impacts for which adequate mitigation was not undertaken or sustained.

Runoff from the proposed project that will enter the State's highway ROW and/or Caltrans drainage facilities must meet all regional water quality control board water quality standards before entering the State's highway ROW or Caltrans drainage facilities. Appropriate stormwater quality Best Management Practices may ensure that runoff from the site meets these standards (i.e., it is free of oils, greases, metals, sand, sediment, etc.). Once installed, the property owner must adequately maintain these systems in perpetuity.

All work proposed and performed within the State's highway ROW must be per Caltrans' standards and require a Caltrans Encroachment Permit before commencing construction. For the Encroachment Permit application, provide

I, OG

CD (E)

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department
drainage plans and calculations for the pre- and post-100-year peak run-off (quantities and velocities) and water quality treatment for all discharges to the State's highway right-of-way and Caltrans' highway drainage facilities.

67. Encroachment Permit
Any project or work, including access modification and drainage work, that takes place along or within the State’s right of way (ROW) requires an encroachment permit issued by Caltrans. To apply, a completed encroachment permit application, environmental documentation, and five sets of plans clearly indicating State ROW must be submitted to Encroachment Permits Offices as indicated below:

California Department of Transportation, District 3, Office of Permits 703 B Street, Marysville, CA 95901
[email protected]

I

CD (E)

POLICE/SECURITY REQUIREMENT

68. Police Requirements
The owner/applicant shall consult with the Police Department in order to incorporate all reasonable crime prevention measures.

The following security/safety measures shall be considered during construction:
• 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-sight at intersections or screen overhead lighting.

G, I, B

PD

AIR QUALITY REQUIREMENTS

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

69. Air Quality Permit
In compliance with Rule 201 of the Sacramento Metropolitan Air Quality Management District (SMAQMD), the applicant/developer of the project shall verify with SMAQMD if a permit is required before equipment capable of releasing emissions to the atmosphere are used at the project site. The applicant/developer shall comply with the approved permit or provide evidence that a permit is not required.

G, I, B

CD (P)(E)(B)

70. Low VOC Architectural Coatings
In compliance with Rule 442 of SMAQMD, the applicant/developer of the project shall use architectural coatings that comply with the volatile organic compound content limits specified in the general rule.

G, I, B

CD (P)(E)(B)

71. Dust Control
Dust generated on the project site shall be controlled by selective watering of exposed areas, especially during clearing and grading operations. All unpaved areas of the project site that are being graded, excavated or used as construction haul roadways shall be sprayed with water as often as is necessary to assure that fugitive dust does not impact nearby properties. Stockpiles of soil or other fine materials being left for periods in excess of one day during site construction shall be sprayed and track walked after stockpiling is complete.

G, I, B

CD (P)(E)(B)

72. Exposed Surfaces
Paving shall be completed as soon as is practicable to reduce the time that bare surfaces and soils are exposed. In areas where construction is delayed for an extended period of time, the ground shall be revegetated to minimize the generation of dust.

G, I, B

CD (P)(E)(B)

73. Street Sweeping
Street sweeping shall be conducted to control dust and dirt tracked from the project site onto any of the surrounding roadways. Construction equipment access shall be restricted to defined entry and exit points to control the amount of soil deposition.

G, I, B

CD (P)(E)(B)

05/12/2026 Item No.6.

74. Fugitive Dust Control
Control of fugitive dust is required by District Rule 403 and enforced by SMAQMD staff. The owner/applicant shall implement the following measures as identified by the SMAQMD:

• Water all exposed surfaces two times daily. Exposed surfaces include, but are not limited to soil piles, graded areas, unpaved parking areas, staging areas, and access roads.

• Cover or maintain at least two feet of free board space on haul trucks transporting soil, sand, or other loose material on the site. Any haul trucks that would be traveling along freeways or major roadways should be covered.

• Use wet power vacuum street sweepers to remove any visible trackout mud or dirt onto adjacent public roads at least once a day. Use of dry power sweeping is prohibited.

• Limit vehicle speeds on unpaved roads to 15 miles per hour (mph).

• All roadways, driveways, sidewalks, parking lots to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used.

• Minimize idling time either by shutting equipment off when not in use or reducing the time of idling to 5 minutes [required by California Code of Regulations, Title 13, sections 2449(d)(3) and 2485]. Provide clear signage that posts this requirement for workers at the entrances to the site.

Maintain all construction equipment in proper working condition according to manufacturer’s specifications. The equipment must be checked by a certified mechanic and determined to be running in proper condition before it is operated.

G, I, B

CD (P)(E)(B)

NOISE REQUIREMENTS

75. Noise Requirements (Construction and Operational) Compliance with Noise Control Ordinance and General Plan Noise Element shall be required.

I, B

CD (P)(E)

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department
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.

The City shall require the following measures shall be implemented and specified on subsequent project building plans for development north of Highway 50 within 560 feet of sensitive land uses to ensure construction noise does not exceed 80 dBAat the nearest receptors:
• To the extent feasible, alternative construction processes that generate lower noise levels shall be selected.
• Construction equipment staging areas shall be located at the farthest distance feasible from nearby sensitive land uses
• For projects with pile driving, with approval and supervision of a qualified structural engineer, pile holes shall be predrilled to minimize the number of pile hammer drives necessary to seat piles, where feasible. Alternative to impact hammers, such as oscillating or rotating pile installation systems shall be used where feasible.
• Effective pile driving noise control may be achieved by utilizing pile driving shrouds that acoustically shield the pile hammer point of impact, placing resilient padding on top of the pile, and by reducing exhaust noise with sound absorbing mufflers.
• Post visible signs along the perimeter of the construction site that disclose construction times and duration, as well as a contact number for a noise complaint and enforcement manager.

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

76. Noise Requirements (Project Improvements)
• To achieve the City’s goal of DNL 65 dB at outdoor activity areas, a sound wall that breaks line-of-sight to Iron Point Road and the planned US-50 interchange is needed, as shown in Figure 2 of the Environmental Noise Study. The wall should be a minimum 6-feet tall and constructed of solid material having a surface density of 3 psf (e.g., CMU block, glass, or board-on-board wood fencing) with no gaps or cracks.
• To achieve the City’s goal of DNL 45 dB for indoor noise levels in residential units of multifamily dwellings, residential buildings shall be equipped with windows and exterior doors with STC (Sound Transmission Class) ratings as shown in Figure 2 of the Environmental Noise Study.

I, B

CD (P), (E), (B)

BIOLOGICAL RESOURCES REQUIREMENTS

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

77. Pre-Construction Surveys
As required by the City of Folsom 2035 General Plan Final Environmental Impact Report for properties that may include habitat for specified nesting birds, the project proposes to conduct pre-construction surveys of the site. If ground disturbance or other construction activities are proposed during the bird nesting season (February 1 – August 31), a focused survey for nesting bird nests shall be conducted by a qualified biologist within 14 days prior to the beginning of construction activities in order to identify active nests. This survey shall be conducted within the proposed construction area and all accessible areas within 250 feet of the construction area. If no active nests are found during the focused survey, no further action will be required.

If active raptor nests are found, no construction activities shall take place within 500 feet of the nest until the young have fledged. If active non-raptor bird nests are found, a 100-foot no disturbance buffer will be established. If tricolored blackbird nests are found, establish at 500-foot buffer and consult with California Department of Fish and Wildlife (CDFW). These no-disturbance buffers may be reduced based on consultation and approval by the City of Folsom (or CDFW in the case of tricolored blackbird). The perimeter of the protected area shall be indicated by bright orange temporary fencing. No construction activities or personnel shall enter the protected area, except with approval of the biologist. If tree removal is necessary, trees containing nests shall be removed during the nonbreeding season (late September to March).

B

CD (P)

TRIBAL AND CULTURAL RESOURCES REQUIREMENTS

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

78. Accidental Discovery of Cultural Resources
In the event that cultural resources are exposed during ground-disturbing activities, construction activities shall be halted within 100-feet of the discovery. Cultural resources could consist of but are not limited to stone, bone, wood, or shell artifacts, or features including hearths, structural remains, or historic dumpsites. If the resources cannot be avoided during the remainder of construction, an archaeologist, who meets the Secretary of the Interior’s Professional Qualifications Standards, shall be retained to assess the resource and provide appropriate management recommendations. If the discovery proves to be CRHR- or NRHP- eligible, additional work, such as data recovery excavation, may be warranted and shall be discussed in consultation with the Lead Agency.

DC CD (P)(E)

05/12/2026 Item No.6.

79. Accidental Discovery of Human Remains
Although considered highly unlikely, there is always the possibility that ground disturbing activities during construction may uncover previously unknown human remains. In the event of an accidental discovery or recognition of any human remains, Public Resource Code (PRC) Section 5097.98 must be followed. Once project-related earthmoving begins and if there is a discovery or recognition of human remains, the following steps shall be taken:

1. There shall be no further excavation or disturbance of the specific location, or any nearby area reasonably suspected to overlie adjacent human remains until the County Coroner is contacted to determine if the remains are Native American and if an investigation of the cause of death is required. If the coroner determines the remains are Native American, the coroner shall contact the NAHC within 24 hours, and the NAHC shall identify the person or persons it believes to be the “most likely descendant” of the deceased Native American. The most likely descendant may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains, and any associated grave goods as provided in PRC Section 5097.98, or

2. Where the following conditions occur, the landowner or his/her authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity either in accordance with the recommendations of the most likely descendent or on the project area in a location not subject to further subsurface disturbance:
• The NAHC is unable to identify a most likely descendent or the most likely descendent failed to make a recommendation within 48 hours after being notified by the commission;
• The descendent identified fails to make a recommendation; or The landowner or his authorized representative rejects the recommendation of the descendent, and the mediation by the NAHC fails to provide measures acceptable to the landowner.

DC CD (P)(E)

05/12/2026 Item No.6.

CONDITIONS OF APPROVAL FOR THE EMBLEM EMPIRE RANCH PROJECT (MSTR25-00256)

SOUTHEAST CORNER OF IRON POINT AND EMPIRE RANCH ROADS

PLANNED DEVELOPMENT PERMIT AND PARCEL MAP WAIVER
Cond.
#
Mitigation
Measure
Condition of Approval When
Required
Responsible
Department

80. 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)

ADVISORIES

81. Building Permit Process
Prior to submitting building permit applications, please contact [email protected] to set up a pre-application meeting to go through the submittal process to ensure drawings are set up correctly for submittal.

B

CD (B)

CONDITIONS APPLICABILITY LEGEND

RESPONSIBLE DEPARTMENT

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

05/12/2026 Item No.6.

FD Fire Department
UD Utilities

05/12/2026 Item No.6.

Folsom City Council
Staff Report

1 MEETING DATE:

5/12/2026
AGENDA SECTION:

Old Business
SUBJECT: Resolution No. 11609– A Resolution of the City Council of the City of Folsom Declaring Results of the Natoma Station
Maintenance Assessment District No. 2025-2 Ballot Proceeding, Approving the Final Engineer’s Report, Confirming the Diagram and Assessments, and Ordering the Levying of Assessments for the Maintenance and Servicing of Improvements Within Said District

FROM: Parks and Recreation Department

RECOMMENDATION / CITY COUNCIL ACTION

Staff recommends the City Council approve Resolution No. 11609– A Resolution of the City Council of the City of Folsom Declaring Results of the Natoma Station Maintenance Assessment District No. 2025- 2 Ballot Proceeding, Approving the Final Engineer’s Report, Confirming the Diagram and Assessments, and Ordering the Levying of Assessments for the Maintenance and Servicing of Improvements Within Said District

BACKGROUND / ISSUE

On June 24, 2025, the City Council approved Resolution No. 11403 - A Resolution Initiating Proceedings for the Formation of a Landscaping and Lighting Assessment District to be known as the Natoma Station Maintenance Assessment District No. 2025-2.

On February 10, 2026, the City Council approved Resolution No. 11548 - A Resolution Approving the Preliminary Engineers Report, Declaring the Intention to Order the Formation of the Natoma Station Maintenance Assessment District No. 2025-2, to Levy and Collect Assessments, to Provide Notice of Public Hearing and Direct the Mailing of Assessment Ballots Within the Proposed District in the City of Folsom.

05/12/2026 Item No.7.
2 Pursuant to Government Code Section 53753, ballots were mailed to all current property owners within the proposed district.

On April 28, 2026, the City Council held a public hearing under the provisions of Proposition 218.

The public hearing on the levy of new assessments must be held at least 45 days after notice of the proposed assessment was mailed to the record owners of each parcel in the new district. The public hearing was set in Resolution No. 11548 on February 10, 2026, and published in the Folsom Telegraph on April 17, 2026. City Council directed staff to tally ballots and return with the results at the May 12, 2026, City Council meeting.

On April 29, 2026, the City Cle rk tabulated the ballots at 9 a.m. in the Large Public Works Conference Room at City Hall, 50 Natoma Street, Folsom, CA 95630. This tabulation was open to the public.

As part of the formation process, and in order to levy the annual assessment with the proposed district to be formed, an Engineer’s Report must be prepared in accordance with the requirements of Article XIIID, Section 4 of the California Constitution (also known as Proposition 218) and Article 4 of the Landscaping and Lighting Act of 1972 (Sections 22565 through 22574 of the Streets and Highways Code).

The attached Final Engineer’s Report for Fiscal Year 202 6-2027 (Attachment 2) , which is materially unchanged from the previously approved Preliminary Engineer’s Report, is submitted for City Council review and approval. Included within the report are the following:

A. Plans and specifications for the maintenance of the improvements.

B. Estimate of the cost of maintaining the improvements.

C. Diagram of the assessment district.

D. Assessment of the estimated costs for maintaining the improvements.

POLICY / RULE

The City Council is required to approve or modify the Engineer's Report as part of the formation process pursuant to the Landscaping and Lighting Act of 1972 (Streets and Highways Code Section 22586). The City Council is also required to adopt a resolution declaring the intention to form a new landscaping and lighting district and to levy and collect assessments pursuant to Section 22587 of the Streets and Highways Code.

Pursuant to Section 22605(d) of the Streets and Highways Code, the original Natoma Station Landscaping and Lighting District will be consolidated with the Natoma Station Maintenance Assessment District No. 2025-2.

Pursuant to Section 22611 of the Streets and Highways Code, all assets, liabilities, revenues, expenses, and installments of the original Natoma Station Landscaping and Lighting District shall be transferred to, and assumed by, the Natoma Station Maintenance Assessment District No. 2025- 2 for the continued maintenance and servicing of the improvements.

05/12/2026 Item No.7.
3 ANALYSIS

The Natoma Station Landscaping and Lighting District was formed by Resolution No. 3024 on June 18, 1990, to maintain improvements within the District. These improvements include landscaping and associated improvements along Iron Point Road, Blue Ravine Roa d, Turnpike Drive, Black Diamond Drive, and Natoma Station Drive, as well as the subdivision’s streetlights, landscape lighting, irrigation systems, open space, monument entry signage, soundwalls, mini - parks, and art monuments. This District was formed pri or to Proposition 218 and, therefore, does not have an escalator built into the annual rate.

There are approximately 1,272 single-family dwelling units in the District, and it is one of the city's older Districts. In early 2025, the District pursued the Proposition 218 reassessment process; however, the resulting ballot measure did not receive sufficient support, with voters opposing the assessment. The District is increasingly unable to keep pace with rising ope rational and maintenance costs, which have placed significant strain on its financial resources. The District maintains the aforementioned improvements along the frontages and medians of Iron Point Road, Blue Ravine Road, Turnpike Drive, Black Diamond Drive, and Natoma Station Drive. In addition to maintaining these areas, the District is responsible for servicing costs for irrigation, wate r, and electricity to the street and landscape lights.

Revenue from the existing assessment (approximately $170,000 annually) is allocated yearly to maintain the District’s features. The existing per-unit rate of $91.70 has not been increased since it was established over 36 years ago. Approximately 37% of the budget currently covers scheduled and unscheduled landscape maintenance; 9% to streetlight maintenance and supplies; 23% to water and electricity; and 31% to incidental cost (non- landscape contract services, electrical repairs, vandalism response/repair s, hazard tree removal, sidewalk repair, yearly backflow testing, preparation of Engineer’s Reports, publications/mailings, staff, overhead, county auditor fee). The existing revenue from collected assessments has been unable to fund the expected day- to-day unscheduled costs, such as irrigation repairs and plant/tree replacements, as well as not being able to set aside funds for life-cycle costs in the District.

The primary objective of forming a new District to replace the existing District is to specifically provide the level of service originally intended, address deferred maintenance of the improvements within the District, plan for life -cycle replacements and repairs for years into the future, and provide for an annual inflationary adjustment as needed. Such deferred items include outdated and un-centralized irrigation systems, replacement of missing landscaping, addressing tree care, and implementing water conservation measures such as replacing dead/dying trees and shrubs with water-wise plantings and LED streetlight retrofits. Should the new Landscaping and Lighting District be formed, it is proposed to complete many of the deferred maintenance improvement s over the first few years, as well as embark on the phased replacement plan for the older landscape areas.

Staff conducted community outreach meetings on May 20, 2025, and May 28, 2025, to inform property owners of the results of the failed assessment and to solicit input regarding potential next steps, including interest in initiating a subsequent reassessment in accordance with Proposition 218. Based on feedback from community outreach meetings and subsequent communications, a

05/12/2026 Item No.7.
4 majority of participating property owners supported pursuing another assessment effort. In response to this demonstrated interest, staff initiated a reassessment process in accordance with the requirements of Proposition 218 and applicable state law. As part of the process to form a new assessment District, staff initiated a public outreach program for the Natoma Station community , including two public meetings held on January 22, 2026, and January 29, 2026. The intent of the meetings was to discuss the option proposed to address the District’s financial condition and develop a viable option that will ultimately be voted on and approved (or denied) by the propert y owners within the District. Staff presented an option for the District utilizing the trips method of apportionment. This proposal would create a new District that consolidates and replaces the existing District. This new D istrict would cover the regular maintenance and servicing of the District assets, cover the deficit, address all deferred maintenance, and provide some enhancements. There was a thoughtful discussion to ensure those in attendance had their questions answered. As a result of these two public meetings, those in attendance were supportive of the proposed option for the District; as such, it was the option that appeared on the ballot for the entire community to vote on.

The property owners within the Natoma Station Landscaping and Lighting District were mailed assessment ballots in the middle of February 2026, satisfying the minimum 45 -day notice and balloting period under Proposition 218. At the duly noticed public hearing held on April 28, 2026, all ballots submitted prior to the close of the hearing were received and accepted.

Consistent with Proposition 218 procedures, the City Clerk conducted a public ballot tabulation on Wednesday, April 29, 2026. Ballots were weighted according to the proportional financial obligation of each affected property. Based on the tabulated results, the protest rate was 28.16%, with an approval rate of 71.84%. The tabulation results are provided in the table (Table A) below, demonstrating that a majority protest does not exist.

Following completion and verification of the tabulation, the results were publicly disclosed in accordance with Proposition 218 requirements. The results were also posted on the City’s website (www.folsom.ca.us) on the afternoon of April 29, 2026.

05/12/2026 Item No.7.
5 As n o majority protest exists, and the new assessment district is formed pursuant to the aforementioned procedure, the original Natoma Station Landscaping and Lighting District will be consolidated with the newly formed Natoma Station Maintenance Assessment Di strict No. 2025-

2. Pursuant to Section 22611 of the Streets and Highways Code, all assets, liabilities, revenues, expenses, and installments of the original Natoma Station Landscaping and Lighting District will be transferred to, and assumed by, the Natoma Station Maintenance Assessment District No. 2025- 2 for the continued maintenance and servicing of the improvements.

FINANCIAL IMPACT

The maximum assessment amount is calculated as the total cost of improvements, less the portion attributable to general benefit in accordance with Proposition 218. The general benefit of $53,617.44, determined to be 15.095% of total improvement costs, includes benefits to the broader community, including Sheldon Park and Mann Park. In addition to the funding for this general benefit portion, the City will contribute an additional $30,492.10 annually from the General Fund (Fund 010) to further offset costs a ssociated with Sheldon Park and Mann Park. The total maximum amount to be assessed in Fiscal Year 2026-2027 is $527,371.40. The remaining District costs will be funded through the assessment and will directly benefit properties within the District's boundaries.

05/12/2026 Item No.7.
6 ENVIRONMENTAL REVIEW

The formation of a financing District, maintaining and servicing existing landscaping and lighting improvements, is not a project under the California Environmental Quality Act. No environmental review is required.

ATTACHMENTS

1. Resolution No. 11609– A Resolution of the City Council of the City of Folsom Declaring Results of the Natoma Station Maintenance Assessment District No. 2025- 2 Ballot Proceeding, Approving the Final Engineer’s Report, Confirming the Diagram and Assessments, and Ordering the Levying of Assessments for the Maintenance and Servicing of Improvements Within Said District

2. Final Engineer's Report, Natoma Station Maintenance Assessment District No 2025-2

Submitted,

Kelly Gonzalez, Parks & Recreation Director

05/12/2026 Item No.7.

Attachment 1

05/12/2026 Item No.7.

Resolution No.11609

RESOLUTION NO. 11609

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF FOLSOM DECLARING

RESULTS OF THE NATOMA STATION MAINTENANCE ASSESSMENT DISTRICT NO. 2025-2 BALLOT PROCEEDING, APPROVING THE FINAL ENGINEER’S

REPORT, CONFIRMING THE DIAGRAM AND ASSESSMENTS, AND ORDERING

THE LEVYING OF ASSESSMENTS FOR THE MAINTENANCE AND SERVICING OF

IMPROVEMENTS WITHIN SAID DISTRICT

WHEREAS, City Council, on June 24, 2025, initiated the proceeding to form the proposed “Natoma Station Maintenance Assessment District No. 2025 -2” (the “District”) by adopting Resolution No. 11403, to which resolution reference is made for further particulars; and

WHEREAS, City Council, on February 10, 2026, declared its intention to order the formation of the District by adopting Resolution No. 11548, to which resolution reference is made for further particulars; and

WHEREAS, notices of such hearing accompanied by assessment ballot materials were mailed to each record property owner in the time, form and manner required by the Assessment Law, a full hearing has been given, and at this time all assessment ballots submitted pursuant to the Assessment Law have been tabulated by the City Clerk pursuant to the terms and provisions of the Landscaping and Lighting Act of 1972 (Streets & Highways Code Section 22500 and following) (the “1972 Act”), Article XIIID of the Constitution of the State of California (“Article XIIID”) and the Proposition 218 Omnibus Implementation Act (Government Code Section 53750 and following) (“Proposition 218” and, together with the 1972 Act and Article XIIID, the “Assessment Law”); and

WHEREAS, the City Clerk has prepared and submitted to this legislative body a Certificate of Tabulation Official and Statement of Assessment Ballots Submitted (the “Certificate of the Tabulation Official”), a copy of which is attached as Exhibit A hereto and incorporated herein by this reference, which reflects the results of the tabulation of the assessment ballots; and

WHEREAS, the City of Folsom is now satisfied with the assessment and all matters contained in the Engineer’s Report as submitted.

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF FOLSOM that:

1. The Final Engineer’s Report for the Natoma Station Maintenance Assessment District No. 2025-2 is hereby approved.

2. The canvassing of the ballots cast at the assessment ballot proceeding held on April 28, 2026, is hereby approved and confirmed.

3. The Natoma Station Maintenance Assessment District No. 2025- 2 is hereby formed

05/12/2026 Item No.7.

Resolution No.11609

and established with the following findings:

A. The assessment ballots were mailed, as required by the Assessment Law, to the record owners of all properties proposed to be assessed within the District.

B. The assessment ballots were received by the City Clerk until the close of the Public Hearing conducted on April 28, 2026.

C. The assessment ballots that were completed and received by the City Clerk, prior to the close of the Public Hearing, have been tabulated in accordance with the procedures established under the Assessment Law , and the results of such tabulation have been submitted to this City Council.

D. The assessment ballots submitted in favor of the levy of assessments exceed the assessment ballots submitted in opposition to such levy, as weighted by assessment amount in accordance with the Assessment Law.

E. Majority protest does not exist to the levy of assessments within the District.

4. The diagram and assessments as set forth in the Final Engineer’s Report for the Natoma Station Maintenance Assessment District No. 2025- 2 are hereby confirmed and approved.

5. The maintenance and servicing of improvements as set forth in the Final Engineer’s Report for the Natoma Station Maintenance Assessment District No. 2025-2 are hereby approved and ordered.

6. The assessments set forth in the Final Engineer’s Report shall now constitute liens upon the lots or parcels of land described in said Report.

7. Pursuant to Section 22605(d) of the Streets and Highways Code, t he original Natoma Station Landscaping and Lighting District is hereby consolidated with t he Natoma Station Maintenance Assessment District No. 2025-2.

8. Pursuant to Section 22611 of the Streets and Highways Code, all assets, liabilities, revenues, expenses, and installments of the original Natoma Station Landscaping and Lighting District shall be transferred to , and assumed by, the Natoma Station Maintenance Assessment District No. 2025 -2 for the continued maintenance and servicing of the improvements.

9. The City Clerk shall file a certified copy of the diagram and assessments with the Auditor of Sacramento County no later than the second Monday in August 2026.

10. The Auditor of Sacramento County is requested to enter on the Sacramento County Assessment Roll the assessment for each lot or parcel of land in the amount indicated

05/12/2026 Item No.7.

Resolution No.11609

in the Final Engineer’s Report.

PASSED AND ADOPTED this 12th day of May 2026, by the following roll-call vote:

AYES: Councilmember(s):

NOES: Councilmember(s):

ABSENT: Councilmember(s):

ABSTAIN: Councilmember(s):

______________________________
Justin Raithel, MAYOR

ATTEST:

____________________________________
Christa Freemantle, CITY CLERK

05/12/2026 Item No.7.

Resolution No.11609

Exhibit A

Certificate of the Tabulation Official

05/12/2026 Item No.7.

City of Folsom
Natoma Station Maintenance Assessment District No. 2025-2 Total Assessment Ballots Distributed: 1382
Total Assessment Ballots Counted by Hand: 681
Total Assessment Ballots Invalidated: 0
otal Assessment Ballot Duplicates not Counted
Total Valid Ballots Counted:
26 655
Assessment Ballots In Favor: 467
Weighted Value of assessment ballots
received In Favor of the proposed $158,976.51
Assessment Ballots In Opposition: 188
Weighted Value of assessment ballots
received In Opposition of the proposed
PASS/FAIL:
$62,301.16
Hand Counted by: Second Count by:

Amanda Welker Derik Perez
Verified in system by: 2nd verification by:

Amanda Welker
Signature

71.84%

28.16%
Physical Ballots Released to : 2nd verification by:

Christa Freemantle
Printed Name Printed Name
C?:il,J\.p_p,roQ 02---:, ~b-'1-'-"/i""'""lo'--------0 Signature Signature If needed, third Count by:

Printed Name
Signature
If needed, third Verification by:

Printed Name
Signature
If needed, third verification by:

Printed Name
Signature

ATTACHMENT A

05/12/2026 Item No.7.

Attachment 2

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nbsgov.com

Final Formation and Annual Engineer’s Report For:

Natoma Station Maintenance Assessment
District No 2025-2

Fiscal Year 2026/27

05/12/2026 Item No.7.

TABLE OF CONTENTS

1. Introduction ................................................................................................................... 1

1.1 District History ........................................................................................................... 1

1.2 Legislative Context .................................................................................................... 1

2. Improvements ................................................................................................................ 3

2.1 Landscaping and Park Maintenance ......................................................................... 3

2.2 Street Lighting ........................................................................................................... 5

2.3 Public Art ................................................................................................................... 6

3. Special Benefits .............................................................................................................. 7

3.1 Improved Aesthetics and Livability ........................................................................... 7

3.2 Improved Safety and Accessibility............................................................................. 8

4. Separation and Quantification of General Benefits .......................................................... 9

4.1 General Benefit Analysis ........................................................................................... 9

5. Special Benefit Distribution ........................................................................................... 14

5.1 Parcel Characteristics .............................................................................................. 14

5.2 Land Use Classifications .......................................................................................... 14

5.3 Trip Factor ............................................................................................................... 16

5.4 Total Benefit Points ................................................................................................. 16

6. Budget .......................................................................................................................... 17

6.1 Maximum Amount to be Assessed ......................................................................... 17

6.2 FY 2026/27 Maximum Assessment Rate ................................................................. 18

6.3 Annual Maximum Assessment Rate Inflation ......................................................... 18

6.4 Future Changes to Parcel Characteristics ................................................................ 19

6.5 Data for Annual Assessment Calculations ............................................................... 19

6.6 Appeals .................................................................................................................... 19

6.7 Method of Collection .............................................................................................. 20

7. Engineer’s Statement .................................................................................................... 21

8. Assessment Diagram ..................................................................................................... 22

9. Assessment Roll ............................................................................................................ 23

10. References.................................................................................................................... 24

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Table of Tables

TABLE 1. AVERAGE DAILY TRIP GENERATION WITHIN THE DISTRICT ............................................................... 10 TABLE 2. ROADWAY DESIGN CAPACITY THROUGH DISTRICT ........................................................................... 10 TABLE 3. ESTIMATED PASS THROUGH VEHICLE TRIPS...................................................................................... 11 TABLE 4. ESTIMATED TRAVEL TIME THROUGH DISTRICT ................................................................................. 11 TABLE 5.TOTAL PASS-THROUGH TIME ............................................................................................................. 11 TABLE 6. TOTAL PASS-THROUGH PERCENTAGE ............................................................................................... 11 TABLE 7. ADJUSTED TOTAL PASS-THROUGH PERCENTAGE .............................................................................. 12 TABLE 8. OVERALL GENERAL BENEFIT .............................................................................................................. 13 TABLE 9. LAND USE BENEFIT POINTS ................................................................................................................ 15 TABLE 10. FISCAL YEAR 2026/27 ESTIMATED BUDGET .................................................................................... 17 TABLE 11. BREAKDOWN OF MAXIMUM TO BE ASSESSED ............................................................................... 17

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City of Folsom Final Engineer’s Report – Natoma Station MAD No. 2025-2 Prepared by NBS – April 2026 1

1. Introduction

1.1 District History
The property owners of Natoma Station in the City of Folsom (“City”) desire to fund the operation, enhanced service levels of maintenance and servicing of certain landscaping, street lighting, parks and public art as described in Section 2 of this Report through an annual assessment. The proposed assessment is subject to the substantive and procedural requirements described in Section 4, Article XIII D of the California Constitution (“Article XIII D”). The assessment is authorized pursuant to the Landscaping and Lighting Act of 1972 (Streets and Highways Code Section 22500, et seq.) (“the “Act”).

The Natoma Station area currently has an assessment district which was established in 1990 to provide a source of funding for the ongoing operation, maintenance, and servicing of landscaping, street lighting, parks, public art, and other improvements within the district. However, while costs have continued to increase and the district has continued to build out and add additional trees, landscaping and street lighting, there has not been an increase in the assessment rate as there is no inflator.

As the existing assessment district revenue does not provide sufficient funding for the services and improvements, the City proposes to form a new assessment district that is intended to fund ongoing annual maintenance, operation, and servicing of the landscaping, street lighting, public art, and other improvements; reserve funds for replacement and repair of the improvements; administrative expenses; and an allowance for an annual inflator so the assessment rate may be increased over time as costs increase, without conducting a new ballot proceeding. The proposed assessment district is the Natoma Station Maintenance Assessment District No. 2025-2 (“District”). If approved, the District will replace the existing assessment district beginning in Fiscal Year 2026/27.

1.2 Legislative Context
In 1996, California voters adopted Proposition 218, known as the “Right to Vote on Taxes Act,” which added Articles XIII C and XIII D to the California Constitution. Article XIII D established new substantive and procedural requirements on agencies for levying assessments, being levies on real property by an agency for a special benefit conferred upon the real property. “Special benefit” is defined in Article XIII D as “a particular and distinct benefit over and above general benefits conferred on a real property located in the district or to the public at large.”
Article XIII D imposes five basic substantive requirements on assessments:
(1) All parcels that will have a special benefit conferred upon them and upon which an assessment will be imposed must be identified;
(2) The general benefits must be distinguished from the special benefits conferred on the parcels;
(3) The proportionate special benefit derived by each identified parcel must be determined in relationship to the entirety of the capital cost of a public improvement, the maintenance and operation expenses of a public improvement, or the cost of the property-related service being provided;

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City of Folsom Final Engineer’s Report – Natoma Station MAD No. 2025-2 Prepared by NBS – April 2026 2
(4) The amount assessed to a parcel must not exceed the reasonable cost of the proportional special benefit conferred on that parcel and must not include any costs attributable to the general benefit; and
(5) Parcels within a district that are owned or used by any agency, the State of California or the United States shall not be exempt from assessment unless the agency can demonstrate by clear and convincing evidence that those publicly owned parcels in fact receive no special benefit.

Article XIII D also imposes procedural requirements on assessments, which include preparing an engineer’s report, providing written notice of the proposed assessment and public hearing to property owners, holding a public hearing, and providing for a protest ballot proceeding.

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City of Folsom Final Engineer’s Report – Natoma Station MAD No. 2025-2 Prepared by NBS – April 2026 3

2. Improvements
The assessments will fund the following maintenance, operation, and servicing activities related to the following improvements:
• Landscaping
• Street Lighting
• Park Maintenance
• Public Art
The maintenance, operation, and servicing activities listed above are collectively referred to as the “Improvements.” A general illustration of the location of the Improvements is shown below, and the Assessment Diagram can be found in Section 8.

For illustration purposes only, not an official map.

2.1 Landscaping and Park Maintenance
The Improvements include the maintenance, operation, and servicing of street trees and other landscaping throughout the boundary of the District including but not limited to: groundcover, turf, trees, weed and

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City of Folsom Final Engineer’s Report – Natoma Station MAD No. 2025-2 Prepared by NBS – April 2026 4
pest management; shrubs, planters, street medians in the public right of way as well as open space, trails and green belt areas dispersed throughout the District; and may also include sidewalk and hardscape improvements, entry monuments and associated appurtenant facilities. Eligible District costs may include, but are not limited to personnel, furnishing electrical energy, utilities such as water, refuse and gas, materials, contracting services, and other items necessary for the satisfactory operation of these services.

The general location of the Improvements within the District is shown in the illustration above. The maintenance, operation and servicing of the landscaping generally includes the following:

1. 9.37 acres of streetscapes

2. 7 large entry monument signs

3. 10,200 linear feet of 6’ sound wall

4. 1,045 linear feet of iron fencing

5. 9.1 acres of open space

6. 2 mini parks

7. 2 community parks

8. 16 irrigation controllers

9. 37 backflows

10. 27 corner pillars (between fences)

11. Redwoods on Black Diamond Drive

12. Open space/basin maintenance

13. Overall maintenance of sidewalks (pressure washing, crack filling, etc.)

14. Tree maintenance

15. Painting, replacing park light poles

16. Replacing obsolete, inefficient, and aging infrastructure with new industry-standard equipment

17. Sufficient funding for current and future maintenance and replacement costs

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City of Folsom Final Engineer’s Report – Natoma Station MAD No. 2025-2 Prepared by NBS – April 2026 5

2.2 Street Lighting
The Improvements include the maintenance, operation, and servicing of street lighting, including theme light poles, ornamental lighting and other appurtenant facilities in the public right of way areas throughout the boundary of the District. The Improvements are generally described as: maintenance, operation, and servicing of public street lighting facilities, including all works or improvements used or useful for the lighting of any public places, including ornamental standards, luminaires, poles, supports, tunnels, manholes, vaults, conduits, pipes, wires, conductors, guys, stubs, platforms, braces, transformers, insulators, contacts, switches, capacitors, meters, communication circuits, appliances, attachments, and appurtenances. Maintenance, operation, and servicing includes, but is not limited to, personnel, furnishing utilities, electrical energy and timing/switching, lamp changing, emergency services, pole painting, fixture cleaning, glassware replacement, and rehabilitation, which includes modernization and replacement of systems; repairs including poles, conduit, wiring and fusing, and fixtures repair and replacement; contracting services and other items necessary for the satisfactory operation of these services. Currently, there are 296 total streetlights within the District.

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City of Folsom Final Engineer’s Report – Natoma Station MAD No. 2025-2 Prepared by NBS – April 2026 6

2.3 Public Art
The Improvements include the maintenance of public art pieces found in the boundary of the District. The City has 28 public art pieces, 21 of which are located within the District. The District will fund costs in connection with the maintenance of the public art pieces including, but not limited to, personnel, supplies, contracting services, and other expenses necessary for the satisfactory maintenance of these art pieces located at village entries and mini parks.

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City of Folsom Final Engineer’s Report – Natoma Station MAD No. 2025-2 Prepared by NBS – April 2026 7

3. Special Benefits
The Improvements will confer special benefits upon certain parcels within the proposed District based upon the parcel characteristics described in Section 5. This section provides a description of those special benefits.

Improvement Benefit(s)
Landscaping, Parks, Public Art, and
Street Lighting
Improved Aesthetics and Livability and Improved Safety
Improved Safety and Accessibility

3.1 Improved Aesthetics and Livability
The aesthetic benefit relates to the increase in the overall aesthetics as a result of the ongoing maintenance, operation, and servicing of the Improvements within the District. Specifically, landscaping, parks and public art are believed to create a more beautiful, aesthetically pleasing environment within a community, and they enhance the overall image and desirability of the properties within the area. A study by the University of Georgia found "People’s preferences for locating areas of social interactions in calming, beautiful, and nature-dominated areas revolve around the presence of community trees and forests" (Coder, 1996). The same study noted “Large old street trees were found to be the most important indicator of attractiveness in a community” (Coder).

Conversely, "appeal decreases when Improvements are not well maintained, unsafe, or destroyed by vandalism” (The Victoria Transportation Institute, 2011). Streetscapes and public art have a significant effect on how people view and interact with their community. With streetscapes that are safe and inviting, and public art that is well maintained, people are more likely to walk, which can help reduce automobile traffic, improve public health, stimulate local economic activity, and attract residents and visitors to the community. Therefore, the landscaping and public art Improvements will confer aesthetic benefits to properties in close proximity.

Livability is a measurement of the factors that add up to a community’s quality of life, including but not limited to the built and natural environments, economic prosperity, social stability and equity, cultural, entertainment and recreation possibilities. The Victoria Transport Policy Institute explains that “Livability is largely affected by conditions in the public realm, places where people naturally interact with each other and their community...” In addition, the presence of natural areas and green landscapes are positively related to neighborhood satisfaction (Kearney, 2006). The presence of street trees has been shown to encourage increased physical activity and increased social cohesion in the urban environment (VanDillen et al., 2011). Therefore, the street trees and other landscaping will confer livability benefits to property within the District.

Additionally, street lighting contributes to the aesthetic appeal of neighborhoods and supports local economies by making non-residential areas more inviting. In fact, the streetlights themselves can contribute to the overall aesthetic of an area. According to an American Gas Lamp Works article titled Replacing Street Lights for Brighter and Safer Communities, “Well-lit streets aren’t just a convenience – they’re essential for a thriving community. Streetlights create a welcoming ambiance that invites people to linger in public

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City of Folsom Final Engineer’s Report – Natoma Station MAD No. 2025-2 Prepared by NBS – April 2026 8
spaces, supporting businesses and creating a cozy sense of belonging. Even the look of the streetlights themselves contributes to the overall aesthetic of a neighborhood.”

3.2 Improved Safety and Accessibility
The Improvements will provide a measure of safety for pedestrian and vehicular traffic within the District. “Published studies having different methodologies tend to converge on an overall average reported 20% to 30% reduction in nighttime crash risk from lighting” (Rea et al., 2009). This is of particular importance in a residential area where pedestrians are likely to be present during nighttime hours. The same report also states, “… lighting has a positive effect on reducing crime ...” The increased level of visibility, during these darker periods of the day, will reduce opportunities for potential vandalism and other property-related crimes. As further detailed, “Lighting has a positive effect on reducing crime and the positive benefits are similar to those observed for roadway lighting reducing crashes.” The creation of a cohesive neighborhood is also accomplished by lighting in that “lighting may send a message that goes beyond visibility as a means for providing a community with crime-reducing benefit” (Rea et al., 2009).

Additionally, landscaping can improve safety in a community. Well-kept areas can help mitigate crime, including vandalism and speeding, enhancing pedestrian and vehicle safety. Proper drainage can prevent roadway flooding, helping to reduce accidents during weather events. According to Comparison of Safety Performance of Urban Streets Before and After Landscaping Improvements, “appropriately landscaped roadside scenes may have influence on travel-related stress recovery. In addition, it was revealed that landscaped center strips or median planting appears to reduce perceived land width and therefore, discourage speeding. Generally, the discouraged speed is one of the contributing factors of decreases in crash rates or pedestrian accidents on streets” (Mok et al., 2003). Therefore, the landscaping Improvements will confer safety benefits.

The Improvements will also provide improved accessibility benefits to assessable parcels where street lighting is provided along the access route. The usefulness of a parcel cannot be realized unless it is accessible. Thus, improving the accessibility of a parcel through proper street lighting can improve its utilization. The street lighting improvements will help improve access for emergency response vehicles as well. Efficient and timely response to emergencies is a critical component to the effectiveness of emergency response. It is reasonable to conclude that the maintenance, operation and servicing of street lighting will improve emergency response efficiency in the District. Therefore, the operation, maintenance and servicing of the street lighting improvements will confer accessibility benefits to property within the District.

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City of Folsom Final Engineer’s Report – Natoma Station MAD No. 2025-2 Prepared by NBS – April 2026 9

4. Separation and Quantification of General Benefits
As described above, only special benefits are assessable; therefore, to assess only special benefits, the general benefits resulting from the Improvements must be separated and quantified. This section describes the process used to separate and quantify the general benefits.

4.1 General Benefit Analysis
As detailed below, it is estimated the Improvements will confer an Overall General Benefit of 15.095%. The amount of general benefit that is provided by the District’s maintenance activities cannot be funded via property owners’ assessments.

GENERAL BENEFIT: VEHICLES PASSING THROUGH THE DISTRICT
Traffic volume is utilized to help determine special benefits accruing to the District as opposed to the general benefits received by the public at large from the Improvements. As a result of the Improvements, there will be a level of general benefit conferred to pass-through vehicle traffic related to properties outside of the District whose occupants do not intend to access property within the District. As such, the benefit derived by pass-through vehicle traffic needs to be quantified. The percentage of pass-through vehicle traffic is calculated by comparing the estimated daily District generated vehicle trips to the total roadway design capacity, as detailed below.

In order to determine the average daily trips generated by parcels located within the District, the Institute of Transportation Engineer’s (ITE) Trip Generation Handbook was utilized to estimate the average daily trip (“ADT”) counts by land use classification for each parcel. Per the ITE Trip Generation User’s Guide, a “Trip” is defined as a “single or one-direction vehicle movement with either the origin or the destination (exiting and entering) inside a study site. For trip generation purposes, the total trips for a land use over a given period of time are the total of all trips entering plus all trips exiting a site during a designated time period.” The ADT rates used in this analysis are shown in the table on the following page and came from ITE Trip Generation Manual (11th Edition). Any future changes to a parcel’s land use classification resulting in changes to the parcel’s ADT rates will be based on the values found in the 11th Edition of the ITE Trip Generation Manual or the current edition as may be released from time to time, or similar manual in the event the ITE Manual is no longer published at the time of calculation. It should be noted that while Undeveloped/Utility Land Use Classifications may potentially utilize the Improvements on a limited basis, the ITE Manual does not provide ADT rates for these land uses. Therefore, the trip generation for these Land Use Classifications is zero.

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City of Folsom Final Engineer’s Report – Natoma Station MAD No. 2025-2 Prepared by NBS – April 2026 10
TABLE 1. AVERAGE DAILY TRIP GENERATION WITHIN THE DISTRICT Institute of Transportation Engineer’s (ITE)
Value(s)
Average
Daily
Trip Rate Rate Per
Estimated
Daily District
Vehicle Trips
210 – SFR Detached Housing 9.43 Dwelling Unit 11,985.53 220 – MF Housing (Low Rise) 6.74 Dwelling Unit 2,183.76 310 – Hotel 7.99 Rooms 799.00
311 – All Suites Hotel 4.40 Rooms 369.60
445 – Movie Theater 28.00 1,000 bldg. sq. ft. GFA 1,501.05 520 – Elementary School 2.27 Student 1,041.93
565 – Day Care 47.62 1,000 bldg. sq. ft. GFA 483.06
710 – General Office Building 10.84 1,000 bldg. sq. ft. GFA 925.27 720 – Medical-Dental Office Building 36.00 1,000 bldg. sq. ft. GFA 580.97 750 – Office Park 11.07 1,000 bldg. sq. ft. GFA 5,007.15 822 – Strip Retail Plaza (<40k) 54.45 1,000 bldg. sq. ft. GFA 4,617.75 823 – Factory Outlet Center 26.59 1,000 bldg. sq. ft. GFA 7,634.81 930 – Fast Casual Restaurant 97.14 1,000 bldg. sq. ft. GFA 1,404.83 932 – High Turnover (Sit Down) Restaurant 107.20 1,000 bldg. sq. ft. GFA 598.82 934 – Fast Food Rest w/ Drive Thru 467.48 1,000 bldg. sq. ft. GFA 3,316.30 945 – Convenience Store/Gas Stations 265.12 Vehicle Fueling Positions 4,241.92 948 – Automated Car Wash 77.50 Car Wash Tunnel 77.5
46,769.25

Therefore, the number of estimated daily trips generated by the District is 46,769.25. The next step is to estimate the number of pass-through vehicle trips passing through the District.

Roadway design capacity is a critical element that affects trip distribution and was utilized in this analysis to estimate the number of daily vehicle trips passing through the District. From a visual inspection of the District, the primary higher functional classification roadways serving the District parcels are Folsom Blvd, Iron Point Rd and Blue Ravine Rd. Roadway design capacities were estimated based on the functional classification of the roadway, the number of lanes, and consultation with City staff. Roadway design capacity was calculated for the higher functional classification roadways (henceforth referred to as the “Major Roads”) identified below in order to estimate the total daily traffic flow through the District.

TABLE 2. ROADWAY DESIGN CAPACITY THROUGH DISTRICT
Street Roadway Classification Roadway Design Capacity
Through District (1)
Folsom Blvd. Arterial 57,600
Iron Point Rd. Arterial 50,400
Blue Ravine Rd. Arterial 50,400
Total: 158,400
(1) Equals the design capacity of each roadway, reduced by 25% to recognize the City’s “C” Level of Service.

Breakdown by street name above.

Therefore, the estimated number of pass-through vehicle traffic related to properties outside of the District is 111,630.75 of the vehicle trips through the District.

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City of Folsom Final Engineer’s Report – Natoma Station MAD No. 2025-2 Prepared by NBS – April 2026 11
TABLE 3. ESTIMATED PASS THROUGH VEHICLE TRIPS
Roadway Design Capacity
Through District
Estimated District-
Generated Vehicle Trips
Estimated Pass-Through
Vehicle Trips
158,400.00 (1) - 46,769.25 = 111,630.75
(1) Sum of streets in Table 2 above.

However, simply estimating the number of pass-through vehicle trips alone is not an accurate indication of the level of benefit accruing to these vehicles. Estimating the total amount of time these pass-through vehicles spend within the District, as compared to the actual properties permanently within the District, is a better indicator of the temporary benefits accruing to the pass-through vehicles.

To estimate the total time these pass-through vehicles spend within the District on a daily basis, we must take into account the total length of the District along major streets and the average speed limit of these streets (using the local speed limit):

TABLE 4. ESTIMATED TRAVEL TIME THROUGH DISTRICT
Street
Length (in Miles)
Within District
Average
Speed (MPH)
Travel Time (in Hours)
Through District per Vehicle
Folsom Blvd. 1.282 55 0.023
Iron Point Rd 1.087 45 0.024
Blue Ravine Rd. 0.702 45 0.016
Total: 3.071 0.063

Applying the travel time through the District per vehicle of 0.063 hours to each of the pass-through vehicle trips results in a total pass-through time of 7,032.73 hours per day, in which vehicles passing through the District spend time in proximity to the Improvements:

TABLE 5.TOTAL PASS-THROUGH TIME
Travel Time (in Hours)
Through District per Vehicle
Estimated Pass-through
Vehicle Trips
Total Pass-through Time
(in Hours)

0.063 x 111,630.75 = 7,032.73

The comparison of total daily pass-through time to the total time the District properties spend in permanent proximity to the Improvements provided through the District is shown below:

TABLE 6. TOTAL PASS-THROUGH PERCENTAGE
Time Class Hours Percentage
Total Pass-Through Time 7,032.73 17.46%
Total District Property Time(1) 33,240.00 82.54%
Totals 40,272.73 100.00%
(1) Equals the number of assessable properties within the District ( 1,385) multiplied by 24 (hours).

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City of Folsom Final Engineer’s Report – Natoma Station MAD No. 2025-2 Prepared by NBS – April 2026 12
The percentage of time spent by pass-through vehicles driving through the District is 17.46%. However, this is not yet the percentage of general benefit accruing to occupants of pass-through vehicles. Not all pass- through vehicles will travel the full length of the District. Some may only travel within a portion of the District, while some may travel its full length. Furthermore, Mann Park and Ernie Sheldon Park are designed to accommodate visitors from a larger portion of the City than the Natoma Station neighborhood area. With sports fields and larger facilities, visitors travel from other areas to participate in activities and utilize the facilities for weekend sports games and similar activities that are generally at limited times. Therefore, a reduction factor of 25% is applied, or said conversely the total pass through percentage is multiplied by 75%. To recognize these reduced pass-through benefits and park usage benefits, the adjusted total pass- through percentage is calculated as follows:

TABLE 7. ADJUSTED TOTAL PASS-THROUGH PERCENTAGE
ITE Property Type
Estimated Daily
Vehicle Trips
Total Pass-Through Percentage 17.46%
Reduction Factor for Length of Travel and Park Use 75.000% Adjusted Total Pass-through Percentage 13.095%

The 13.095% adjusted total pass-through percentage is considered the general benefit accruing to vehicles passing through the District, as a result of the Improvements.

GENERAL BENEFIT: BICYCLE AND PEDESTRIAN TRAFFIC
According to the National Household Travel Surveys, an estimated 1% of all US trips are made by bicycle.

According to Walk Score, the community received a bikeable rating of 64 out of 100 and there are several bike lanes scattered throughout the District. Additionally, 49% of bike trips are for recreation, exercise, and sports. As a result of the District maintenance Improvements, there will be a level of general benefit to bicycle traffic that is not associated with property in the District.

The commonly accepted distance people will walk for public transportation, goods and services is one- quarter mile. As a result of the District maintenance Improvements, there will be a level of general benefit to pedestrian traffic that is not associated with property in the District. According to Walk Score, the community is mostly dependent upon vehicles to navigate, with a low walk score of 36 out of 100.

However, there are multiple forms of public transportation available throughout the District. A person living within proximity of the District boundary may decide to walk to a bus stop for public transportation.

As such the portion of general benefits resulting from the Improvements is estimated to be 1% from pass- through pedestrian and bicycle traffic.

GENERAL BENEFIT: LIGHT RAIL TRAFFIC
According to the United States Census Bureau, approximately 1% of workers in Sacramento County use public transportation as their means of transportation to work. Riders may also ride the light rails system for reasons other than work, however, according to Sacramento Regional Transit, more than 60% of trips occur during commute hours. As such the portion of general benefits resulting from the Improvements is estimated to be 1% from passthrough light rail traffic.

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OVERALL GENERAL BENEFIT
To determine an Overall General Benefit percentage to apply to the District, it is necessary to combine the separately analyzed components of each of the general benefits described above. As the benefits conferred by the Improvements are independent of each other, it is appropriate to combine the individual general benefit percentages to determine a cumulative Overall General Benefit. The table below summarizes the Overall General Benefit for the District.

TABLE 8. OVERALL GENERAL BENEFIT
General Benefit Category General Benefit %
General Benefit: Pass-Through Vehicle Traffic 13.095%
General Benefit: Pedestrians and Bicycles 1.000%
General Benefit: Light Rail 1.000%
Overall District General Benefit 15.095%

The general benefit, which is the percentage of the total budget that must be funded through sources other than assessments, is 15.095%. The special benefit, which is the percentage of the total budget that may be funded by assessments, is 84.905%.

05/12/2026 Item No.7.

City of Folsom Final Engineer’s Report – Natoma Station MAD No. 2025-2 Prepared by NBS – April 2026 14

5. Special Benefit Distribution
Once special benefits are identified, the cost of providing those special benefits must then be assigned, based on the estimated proportionate special benefit conferred to each parcel. The proportionate special benefit that each parcel derives from the District’s Improvements is calculated based on an analysis of each parcel’s physical characteristics and land use classification. This section describes the assignment of special benefit to each parcel.

5.1 Parcel Characteristics
The method of apportioning benefit to parcels within the District reflects the proportional special benefit assigned to each property as a result of the Improvements, based upon the various property characteristics for each parcel as compared to other properties within the District. As part of the special benefit analysis, various property characteristics were analyzed including lot size, building square footage, land use and trips generated. Given that the special benefits provided by the Improvements focus on livability, safety, and aesthetics, it was determined that land use and trip generation, which account for lot or building size as appropriate to the land use, are the most appropriate parcel factors. Each parcel’s land use classification and average daily trips, as further detailed below, have been used as the primary assessment variables for the calculation and assignment of parcel factors.

5.2 Land Use Classifications
A parcel’s land use will affect the special benefits received. Following the calculation of each parcel’s characteristic factors above, Land Use Benefit Points were assigned. The benefit points correspond to the special benefits described in Section 3.

Each parcel within the proposed District boundary is assigned a land use classification to determine the special benefits received. Below is a description of the land use classifications to be assessed within the District.
• Single-Family Residential Property consists of parcels that have stand-alone residential dwelling units with their own lots intended for one family. • Non-Residential Property consists of parcels used for non-profit or for-profit purposes, including but not limited to:
o Commercial or industrial including, but not limited to retail, restaurants, commercial garages, private schools, churches, day care centers, gas stations, fast food restaurants, shopping plazas, hotels/motels, and parcels where goods are manufactured, warehoused, or distributed.
o Office including government and public (excluding schools), medical, dental, and business parks.
• Multi-Family Residential consisting of a single parcel or group of parcels offered for rent or ownership, containing apartments, units of 5 or more, exclusively for residential purposes. • School Property consists of parcels that have public schools and associated parking lots, recreational facilities, parks, and undeveloped and open space lands.

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City of Folsom Final Engineer’s Report – Natoma Station MAD No. 2025-2 Prepared by NBS – April 2026 15
• Undeveloped/Utility Property consists of parcels with utility towers, communications lines, gas and electric lines and easements, water, sanitation and irrigation lines and towers, and other apparatus related to the operation of utility parcels as well as public parking lots.

There are currently a total of 1,458 parcels in the District. Of those parcels, 1,385 parcels have been identified as assessable parcels. Those 73 parcels in the District deemed to receive no benefit from the Improvements that are non-assessable include easements, dedicated open space, roads, common areas, parcels containing the Improvements themselves, and sliver parcels.

LAND USE BENEFIT POINTS
The table below summarizes the Land Use Benefit Points assigned to the various assessable land use classifications within the District:

TABLE 9. LAND USE BENEFIT POINTS
Landscaping, Street Lighting, Parks and Public Art
Land Use Classification Aesthetics/
Livability
Safety/
Accessibility
Total Land Use
Benefit Points
Residential (Single-Family & Multi Family)(1) 1.0 1.0 2.0 Non-Residential 0.8 0.8 1.6
School 0.50 0.50 1.0
Undeveloped/Utility 0.25 0.25 0.50

(1) Land Use Benefit Points per Equivalent Dwelling Unit.

Aesthetics & Livability: The Aesthetic and Livability Benefits conferred by the Improvements are universal benefits for all land use classifications. The benefit of visual appeal is not restricted to a particular land use.

A more attractive public environment benefits all parcels irrespective of land use classification. As noted in Section 3.1, the Improvements are believed to create a more beautiful, aesthetically pleasing and more livable environment within the District, and they enhance the overall image and desirability of the properties within the District. Accordingly, each assessable Residential parcel will be assigned 1.0 Aesthetic/Livability Benefit Point and each assessable Non-Residential parcel will be assigned 0.8 Aesthetic/Livability Benefit Points. School parcels are assigned 0.50 Aesthetic/Livability Benefit Points and Undeveloped/Utility parcels are assigned 0.25 Aesthetic/Livability Benefit Points.

Safety & Accessibility: The Safety and Accessibility Benefits conferred by the Improvements are common benefits for all land use classifications within the District. Safety and accessibility can be thought of as an essential need for the use and enjoyment of property. As noted in Section 3.2 the Improvements will provide a measure of safety and accessibility for pedestrian and vehicular traffic within the District.

Accordingly, each assessable Residential parcel will be assigned 1.0 Aesthetic/Livability Benefit Point and each assessable Non-Residential parcel will be assigned 0.8 Aesthetic/Livability Benefit Points. School parcels are assigned 0.50 Aesthetic/Livability Benefit Points and Undeveloped/Utility parcels are assigned

0.25 Aesthetic/Livability Benefit Points.