Rancho tackles Folsom Blvd. zoning

By Megan Hansen
CNS Staff Writer

More than 20 business and property owners along Folsom Boulevard met with Rancho Cordova city officials on April 2 to discuss ways to improve this beleaguered stretch of road.

Some property owners say recent changes to the city’s zoning codes, rather than encouraging businesses, have created more vacancies along Folsom Boulevard.

The city approved zoning changes in November 2006, after passing the Folsom Boulevard Specific Plan in July 2006. The zoning changes limit the uses of some properties on Folsom Boulevard in hopes of encouraging less large-scale commercial development and more retail, residential and office space.

City Planning Director Paul Junker said the zoning changes are part of an effort to turn Folsom Boulevard into a thriving urban district. City officials want to create pedestrian-friendly gathering places for the community where there are now deserted parking lots and drive-thru restaurants.

“There is just too much ground and square footage in Rancho for it to all be commercial, so there’s a lot of mixed-use properties,” Junker said. “This plan is setting the vision to make the boulevard a center of activity with vibrant, people-friendly places.”

Property owner Gary Sostchen said the businesses on his property do not meet the new zoning code. The businesses can continue to operate, but if they vacant, Sostchen must fill the space within six months or find tenants that adhere to the new zoning code.

Sostchen said he has a 50 percent vacancy in his buildings, located behind Jiffy Lube on Folsom Boulevard. He said he can’t find tenants to fit the new zoning standards – a problem he didn’t have under the old code.

“I am three to four months away from abandoning the property because I can’t find tenants to fit the code,” Sostchen said. “I can’t get a business loan to refinance and may have to close businesses because lenders see nonconforming properties as an obstacle and won’t loan.”

Business owner Al Gonzalez has owned an auto repair shop at 10655 Coloma Rd. near Folsom Boulevard for 30 years. Gonzalez said he has been trying to expand for two years but encountered problems with the zoning code.

“The city has a vision and wants us to foot the bill,” Gonzalez said. “This is all about developers and investors. The city is setting up these properties to sell it to them and they want to divide us.”

Beth Walter, Folsom Boulevard property owner and past president of the Rancho Cordova Chamber of Commerce, said zoning is an issue, but the city’s vision takes precedence.

“This is a very, very hot-potato issue,” Walter said.

Junker said the Folsom Boulevard Specific Plan will help attract people to Folsom Boulevard over time. The goal is to make Folsom Boulevard more than just a route to get to other places, he said.

“We think Folsom Boulevard should be a lot more successful and we need to create a path to build for the future,” Junker said. “There is a cost, there is pain right now but ultimately there will be an increase in all property values.”

Current law states that if property owners cannot find a tenant within six months, they forfeit their past property use and must abide by the new zoning code. Junker said it might be possible to extend the current six month vacancy period to 12 months.

Curt Haven, Rancho Cordova’s economic development director, said the purpose of the meeting is to look at the issues of Folsom Boulevard and develop a plan to help business and property owners.

The next meeting of the Folsom Boulevard Business Group will take place on May 7 at the Mills Station Building, and will cover the issue of financing for nonconforming use property owners.