A 273-home residential project in the Folsom Plan Area moved forward this week after the Folsom Planning Commission approved a design review for Villages 4 through 8 within the Folsom Heights subdivision, advancing development plans on land south of Highway 50.
The approval covers a combined 273 single-family homes across multiple villages, including 161 homes within Villages 4 through 6 and an additional 112 homes in Villages 7 and 8, according to the staff report presented to the commission. The project is located on the east side of Empire Ranch Road in the northeast portion of the Folsom Plan Area Specific Plan.
The action represents the next step in a project originally entitled by the Folsom City Council in 2017, when officials approved subdivision maps, design guidelines and an inclusionary housing plan for what was described as a 530-unit residential and commercial development spanning nearly 190 acres.
City planning documents show that Villages 4 through 6 encompass approximately 33.29 acres, while Villages 7 and 8 cover an additional 19.94 acres. The surrounding area includes the Russell Ranch development to the south, existing and planned Folsom Heights neighborhoods to the east and west, and a mix of commercial and open space uses to the north.
As part of the design review, the applicant, Elliott Homes Inc., sought approval for new architectural designs and site layouts for the remaining undeveloped villages, along with the introduction of one new master home plan within Villages 4 through 6. The proposal also allows previously approved housing plans from Villages 7 and 8 to be used within Villages 4 through 6 to increase design variety.
Planning staff determined the project complies with the city’s General Plan and the Folsom Plan Area Specific Plan, which designates the area for single-family high-density residential use. The zoning allows for detached homes and certain attached configurations, although the applicant is proposing only single-family detached units.
Architecturally, the project incorporates multiple styles intended to align with the Folsom Heights Design Guidelines adopted in 2017. For Villages 7 and 8, five master floor plans are proposed with three primary architectural themes: farmhouse, Santa Barbara and bungalow. Each style includes multiple elevation designs and a range of color schemes to reduce visual repetition throughout the neighborhoods.
For Villages 4 through 6, the updated plans include a new single-story home design integrated alongside previously approved two-story homes. Staff noted the addition helps diversify the housing mix in areas that were previously dominated by two-story structures.
The development must also meet detailed design standards, including requirements for varied rooflines, minimum porch depths, garage setbacks, and spacing between repeating elevations. According to the staff report, the project meets or exceeds those standards, with conditions of approval ensuring continued compliance during construction.
Landscaping plans call for front and street-facing yards to include California-native and low-water-use trees, shrubs and groundcover, consistent with the state’s Model Water Efficient Landscape Ordinance. Each lot will include at least one front-yard tree, with additional trees required for corner lots and enhanced planting along visible street frontages.
City staff concluded that the proposed architecture, materials and neighborhood design are consistent with the broader character envisioned for Folsom Heights and compatible with surrounding development.
The project also cleared environmental review requirements under the California Environmental Quality Act. Officials determined that the design review does not introduce substantial changes beyond those already analyzed in the previously certified environmental impact report and subsequent addendum for the Folsom Plan Area, meaning no additional environmental study was required.
With the Planning Commission’s approval, the project can proceed under the established conditions, continuing the buildout of one of Folsom’s largest master-planned communities south of Highway 50.
Copyright © 2026, Folsom Times, a digital product of All Town Media LLC. All rights reserved. No portion of this publication may be reproduced, distributed, or transmitted in any form or by any means, without the prior written permission of the publisher.
