Citrus Heights City Council Meetings
April 23, 2025

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Background and Analysis
A
t the June 24, 2021, Citrus Heights City Council meeting, council voted to adopt Urgency Ordinance No. 2021-001, related to the regulation and enforcement of fireworks in Citrus Heights. The urgency ordinance created social host language, modified the hours of fireworks usage by prohibiting legal fireworks from 11:00pm to 9:00am, and it increased the penalties of violations to $750 for the first violation and $1,000 for each subsequent violation.

P
ursuant to state law, the City Council extended the initial urgency ordinance until June 2022, by adopting Ordinance No. 2021-002. In June 2022, the City Council voted to permanently adopt the language from the urgency ordinance into the Citrus Heights Municipal Code (CHMC) via Ordinance 2022-004.

R
esidents have continued to express concerns regarding fire danger and the inability to enjoy a quiet environment due to illegal fireworks. To improve public safety, reduce environmental impact and enhance quality of life for our residents, staff conducted a review of regional jurisdictions to ensure that CHMC related to the regulation of illegal fireworks was consistent with regional partners.

T
he following table shows the current penalties associated with illegal fireworks enforcement violations in regional jurisdictions:

C
urrent Penalties:

Agency First
Violation
Second
Violation
Third
Violation
Other
Citrus Heights $750 $1,000 $1,000 N/A
Roseville $750 $1,000 $1,000 Each firework is considered a violation
Folsom $1,000 $2,500 $5,000 Second and subsequent violations are within a year timeframe
Sacramento
County
$1,000 $2,500 $5,000 Second and subsequent violations
are within a year timeframe
Rancho
Cordova
$1,000 $2,500 $5,000 Second and subsequent violations
are within a year timeframe
Enhanced penalties at specific
locations
Stockton $1,000 $2,000 $3,000 N/A
Woodland $1,000 N/A N/A Each firework is considered a
violation
ITEM 9
Agenda Packet Page 233
Subject: Ordinance Amending Citrus Heights Municipal Code Chapter 38 – Fire Prevention and Protection, Article III. – Fireworks, Sections 38-78 and 38-81
Date: April 23, 2025

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After review of regional agencies, staff recommend amending CHMC 38-81 to increase the penalties for illegal fireworks. The recommended increase includes making each device (firework) possessed, ignited, exploded, discharged, used, or displayed a violation of the ordinance and therefore subject to a $1,000 fine for each device, $2,500 for each device on the second offense, and $5,000 for each device on subsequent offenses within one year.

P
roposed New Penalties:

Agency First Violation Second Violation Third Violation Citrus Heights $1,000 $2,500 $5,000
A
dditionally, staff recommends that the amending CHMC Section 38-78 to clarify violations of the social host ordinance by including language to make it clear that violations can occur in areas under the host’s apparent control and to include adjacent sidewalks and streets. This allows enforcement and clarification of the social host ordinance for those that allow illegal fireworks on the sidewalk or in the roadway in front of a residence. The current policy does not specify or include the sidewalk or street adjacent to the host’s private property.

A
ttachment

1. O
rdinance of the Citrus Heights City Council Amending Citrus Heights Municipal Code Chapter 38 – Fire Prevention and Protection, Article III. – Fireworks, Sections 38-78 and 38-81
ITEM 9
Agenda Packet Page 234
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ORDINANCE NO. 2025-001
AN

ORDINANCE OF THE CITY OF CITRUS HEIGHTS AMENDING CITRUS HEIGHTS MUNICIPAL CODE CHAPTER 38 – FIRE PREVENTION AND PROTECTION, ARTICLE III. – FIREWORKS, SECTIONS 38-78 AND 38-81 T
he City Council of the City of Citrus Heights does ordain as follows:

T
he provisions of Chapter 38, Article III. of the Citrus Heights Muncipal Code S
ECTION 1. Amendment. Section 38.78 of the Citrus Heights Code is hereby amended to read as set forth below:

S
ec 38-78 - Host’s liability.

No host shall knowingly allow any person to violate a provision of this chapter on the host’s private property.
(a) The provisions of this section shall not apply to:

1. The possession, manufacture, storage, display, sale, use, or discharge of fireworks as permitted under federal or state law;

2. A host who initiates contact with law enforcement or fire officials to assist in removing any person from the property or terminating the activity in order to comply with this chapter, if the request for assistance is made before any other person contacts law enforcement or fire officials to complain about the violation of this chapter.

N
o host shall aid or abet another person’s violation of a provision of this chapter in a public right of way, street, and/or sidewalk adjacent to the host’s private property or property under the host’s apparent control. A host aids and abets another person’s violation of a provision of this chapter if he or she knows of the other person’s unlawful purpose and the host specifically intends to, and does in fact, aid, facilitate, promote, encourage, or instigate the other person’s commission of that violation.

S
ECTION 2. Amendment. Section 38.81 of the Citrus Heights Code is hereby amended to read as set forth below:

S
ec. 38-81. - Penalty for violation.
(
a) Any person who allows, permits, aids, or abets any discharge of fireworks (including a public display) without having first obtained a permit therefor from the Fire Marshal, or designee, shall be in violation of this section, unless otherwise permitted by ordinance.
(b) Any person who stores fireworks, including those classified as "safe and sane" by the California State Fire Marshal, except as expressly allowed by this Code, shall be in violation of this section.
(c) Administrative Citation. Upon identification of an unpermitted discharge or illegal storage of fireworks, law enforcement may issue an administrative citation or a ITEM 9
Agenda Packet Page 235
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notice of violation to all responsible person(s) present at the unpermitted discharge of fireworks. Law enforcement shall notify those responsible persons present at the unpermitted discharge or illegal storage that further violation of the ordinance may result in the issuance of increased fines and assessment of response costs. Each device (firework) possessed, ignited, exploded, discharged, used, or displayed constitutes a violation of the ordinance and therefore is subject to an administrative fine:

1. One thousand dollars ($1,000.00) fine, for each device

2. Two thousand five hundred dollars ($2,500.00) for each device on subsequent offenses within one year.
(d) Upon identification of an unpermitted discharge of fireworks, law enforcement may also issue a written notice to all other identifiable responsible persons not present at the unpermitted discharge of fireworks that a violation of the fireworks ordinance has occurred and that further violations may result in the assessment of response costs. (e) Nothing in this chapter shall be intended to limit any of the penalties provided for under the California Health and Safety Code or Penal Code with regard to the sale, use, possession, delivery, storage, and/or transportation of dangerous fireworks. (f) The penalties set forth herein are intended to be nonexclusive and are intended to be in addition to any other remedies provided in this chapter or any other law, statute, ordinance or regulation.
(g) Any person who violates this section shall be guilty of a misdemeanor. (h) Response Costs. A responsible person(s) who has been issued a second administrative citation and/or written notice of violation of this ordinance may be liable for response costs incurred in responding to the unpermitted discharge or illegal storage of fireworks. All responsible persons shall be jointly and severally liable for the response costs incurred in the response and all subsequent responses. The amount of response costs constitutes a debt owed to the city.

If a responsible person is a juvenile, then the parents or guardians of that juvenile and the juvenile will be jointly and severally liable for the response costs incurred pursuant to this chapter. To incur liability for response costs imposed by this chapter, the responsible person for the unpermitted discharge or illegal storage of fireworks need not be present at the event that causes the response giving rise to the imposition of response costs. This chapter therefore imposes vicarious as well as direct liability upon responsible persons. (i) Notice of the response costs shall be served by first -class mail on the hosts liable for such costs. The notice shall contain the following information:

1. The name of the host who is liable for the response costs;

2. The address of the private property where the incident occurred;

3. The date and time of the response;

4. The law enforcement, fire, or other emergency response personnel who responded

5. An itemized list of the response costs.
(j) Payment for response costs shall be remitted to the city of Citrus Heights within 30 calendar days of the date of the notice. The payment of any such costs shall be stayed upon the filing of a timely appeal.
(k) A host charged with response costs may, within 10 calendar days of the date of the notice of response costs, appeal the response costs. The appeal hearing shall be scheduled and conducted in the manner prescribed in this chapter.

ITEM 9
Agenda Packet Page 236
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(l) Failure to timely file an appeal constitutes a failure to exhaust available administrative remedies, and bars any further review or administrative appeal of the response costs.
(m) Violations of this chapter are hereby declared to be a public nuisance. (n) Any person who violates a provision of this chapter is liable for civil penalties of not less than $750 or more than $25,000 for each day the violation continues. (o) All remedies prescribed under this chapter are cumulative and the election of one or more remedies does not bar the city from the pursuit of any other remedy to enforce this chapter.
(p) Any recipient of an administrative citation may appeal the citation by completing a request for hearing form and returning it to city within thirty days from the date of the administrative citation, together with an advance deposit of the fine. (q) Any recipient of an administrative citation may appeal the citation by completing a request for hearing form and returning it to city within thirty days from the date of the administrative citation, together with an advance deposit of the fine.

SEC
TION 3. Severability. If any section, subdivision, sentence, clause, phrase or portion of this Ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision, and such holding shall not affect the validity of the remaining portions thereof.

SEC
TION 4. Effective Date and Notice. This ordinance shall take effect thirty (30) days after its adoption, provided it is published in full or in summary within fifteen (15) days of its adoption, in a newspaper of general circulation published and circulated in the City of Citrus Heights.

PAS
SED AND ADOPTED by the City Council of the City of Citrus Heights this 23rd day of April, 2025 by the following vote:

AYES
: Council Members:

NOES: Council Members:

ABSENT: Council Members:

ABSTAIN: Council Members:

Dr. Jayna Karpinski-Costa, Mayor
ATTEST:

Amy Van, City Clerk
ITEM 9
Agenda Packet Page 237

CITY OF CITRUS HEIGHTS

CITY COUNCIL STAFF REPORT

MEMORANDUM
DA
TE: April 23, 2025
TO: Mayor and City Council Members
Ashley J. Feeney, City Manager
FR
OM: Susan Talwar, Administrative Services Director
Robert Miller, Information Technology Manager
SU
BJECT: Authorize City Manager to Execute a Purchase Agreement with Cadence Team for the Replacement of City’s Network and Wireless Infrastructure
Summary and Recommendation
The
purpose of this item is to request authorization for the City Manager to enter into a purchase agreement with Cadence Team for the replacement of the City's network and wireless equipment as part of the City's replacement program.

St
aff recommend the City Council adopt Resolution No. 2025-___ a Resolution of the City Council of the City of Citrus Heights, California authorizing the City Manager to Execute a Purchase Agreement with Cadence Team for the Replacement of the City’s Network and Wireless Infrastructure.

City Council Strategic Goal/Objective
Th
is staff report aligns with the following Citrus Heights City Council Strategic Plan Objectives:

Go
al: Maintain and Enhance Fiscal Stability while Supporting Operational Excellence Fiscal Impact
Th
e fiscal impact of the network and wireless replacements with Cadence Team, totaling $315,585.00, is mitigated by the fact that this expenditure has already been allocated within the Information Technology replacement fund. The I.T. replacement fund beginning balance is $623,382.00. After expenditure, the I. T. replacement fund balance will be $307,797.00. The purchases will not require additional financial resources or adjustments to the current budget.

The allocation of these funds for network and wireless replacements was anticipated in the ITEM 10
Agenda Packet Page 238
Subject: Authorize City Manager to Execute a Purchase Agreement with Cadence Team the Replacement of City’s Network and Wireless Infrastructure
Date: April 23, 2025

capital planning process, ensuring that the expenditure aligns with the city's long-term financial strategy.

Alt
hough this purchase was originally slated for the regular budget cycle, the evolving tariff landscape makes delay fiscally unwise. HP Enterprise has announced list price surcharges of roughly 10–20 percent beginning in May 2025, and if the order slips into July, when additional reciprocal and semiconductor related duties could take effect, overall costs may escalate by as much as 50 percent. For the current purchase request, that would add an estimated $31,000 to $150,000, depending on the shipment date and each unit’s country of origin. Because replacement funds are already appropriated, advancing the purchase now will shield the City from these avoidable increases and ensure the most efficient use of its budgeted resources.

A com
petitive bidding process was conducted, and Cadence Team was selected as the lowest- cost bidder. The City currently holds a proposal from Cadence Team that guarantees pricing through April 30, 2025.

Background and Analysis
Repl
acing network and wireless equipment is essential for ensuring reliable and secure electronic communications, enhancing operational efficiency, safeguarding critical public services, and protecting citizens' sensitive information from cybersecurity threats.

Indust
ry’s best practice recommends the replacement of network switches at 8 years and wireless access points every 6 years due to advances in technology around speed, capabilities and security. I.T. currently maintains over 30 network switches (between 10 and 20 years old) and 20 wireless access points (8+ years old), putting the City’s network infrastructure in an urgent need for modernization. Due to the aging infrastructure, I.T. staff spends a significant amount of time and resources implementing work arounds or temporary patches just to make existing network and wireless infrastructure compatible with today’s technological needs of our departments.

Updati
ng outdated switches and access points with modern, supported hardware delivers several key benefits. First, it closes known security gaps by replacing end-of-life devices that no longer receive patches or security updates. Second, it enables advanced security features, such as network segmentation, strong authentication, and automated monitoring, that protect critical systems and data. These improvements represent just one element of a broader, multi-phase strategy aimed at reducing the City’s overall cyber-risk profile, an assessment conducted routinely by the California Intergovernmental Risk Authority (CIRA), which, in turn, contributes to securing more favorable insurance premium rates.

In addi
tion to fortifying the City’s overall security posture, we are proactively ensuring compliance with the latest Department of Justice (DOJ) regulations (CJIS Security Policy v5.9.5 Section, SC 5.10). These guidelines mandate the segregation of all Police Department network and data traffic, plus requiring advanced security measures and encryption protocols to protect ITEM 10
Agenda Packet Page 239
Subject: Authorize City Manager to Execute a Purchase Agreement with Cadence Team the Replacement of City’s Network and Wireless Infrastructure
Date: April 23, 2025

the storage and transmission of California Justice Information Services (CJIS)-related information. Compliance with the CJIS Security Policy isn’t merely just a best practice, but rather the technical foundation for legal access to vital criminal‐justice data, the protection of sensitive information, uninterrupted operations, and maintaining both public trust and interagency cooperation. Failure to comply exposes the department to severe operational, legal and reputational risks.

The
City applied for the California State & Local Cybersecurity Grant to help offset the cost of upgrading its network and wireless infrastructure but was ultimately not awarded. Staff explored the potential for securing future grant funding related to cybersecurity and/or other I.T.-related expenses but was informed that under the current federal administration, these areas are not being prioritized for grant support at this time.

In conc
lusion, modernizing the City’s network infrastructure enhances reliability, strengthens security, ensures compliance with recommended/mandated regulations, protects critical data, and strengthens the City's overall risk profile.

Attachments

1. Res
olution No. 2025-___ Authorizing the City Manager to the City to Execute a Purchase Agreement with Cadence Team the Replacement of City’s Network and Wireless Infrastructure.

ITEM 10
Agenda Packet Page 240
RESOLUTION NO. 2025- ___
A RESO

LUTION OF THE CITY COUNCIL OF THE CITY OF CITRUS HEIGHTS,

CALIFORNIA AUTHORIZING THE CITY MANAGER TO EXECUTE A PURCHASE AGREEMENT WITH CADENCE TEAM FOR THE REPLACEMENT OF CITY’S

NETWORK AND WIRELESS INFRASTRUCTURE
WHEREAS, the City’s network and wireless equipment replacements with Cadence Team totals $315,585;
WHEREAS, funds for the network and wireless replacement have already been allocated within the Information Technology replacement fund, ensuring no additional budgetary adjustments or financial appropriations are required;
WHEREAS, timely procurement is financially prudent in light of announced HPE price increases of 10–20 percent beginning May 2025 and potential additional tariff-related increases of up to 50 percent by July 2025, potentially adding between $31,000 to $150,000 to the purchase if delayed; WHEREAS, a competitive bidding process was conducted and Cadence Team was selected as the lowest-cost bidder, providing a proposal that guarantees pricing through April 30, 2025; WHEREAS, the City’s current infrastructure includes over 30 network switches aged 10 – 18 years and more than 20 wireless access points and controllers beyond recommended replacement cycles, posing heightened risks of operational failure, cybersecurity vulnerabilities, and reduced efficiency;
WHEREAS, replacing end-of-life switches and access points will eliminate known hardware vulnerabilities, enable modern security controls and automated patching, and align the City with industry best-practice frameworks and cyber-insurance requirements; WHEREAS, these infrastructure improvements support compliance with the Department of Justice (DOJ) CJIS Security Policy v5.9.5, Section SC 5.10, which mandates secure segregation of Police Department network and data traffic, thereby protecting sensitive information, ensuring operational integrity, and preserving public trust and inter-agency cooperation; and WHEREAS, upgrading aging network switches and wireless access points will enhance reliability, streamline operations, and deliver cost- effective, secure solutions that better support City services and safeguard critical data.

NOW THEREFORE BE IT RESOLVED AND ORDERED that the City Council of the City of Citrus Heights does hereby authorize the City Manager to execute a purchase agreement with Cadence Team for the replacement of the City’s network and wireless infrastructure in the amount of $315,585.

The City Clerk shall certify the passage and adoption of this Resolution and enter it into the book of o
riginal resolutions.

PASSED AND ADOPTED by the City Council of the City of Citrus Heights, California, this 23rd day of April, 2025 by the following vote, to wit:

AYES: C
ouncil Members:

NOES: Council Members:

ITEM 10
Agenda Packet Page 241
ABSTAIN: Council Members:

ABSENT: Council Members:

Dr. Jayna Karpinski-Costa, Mayor
ATTEST:

Amy Van, City Clerk
ITEM 10
Agenda Packet Page 242
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CITY OF CITRUS HEIGHTS

CITY COUNCIL STAFF REPORT

MEMORANDUM
DATE: April 23, 2025
TO: Mayor and City Council Members
Ashley J. Feeney, City Manager
FR
OM: Casey Kempenaar, Community Development Director
Meghan Huber, Economic Development and Community Engagement Director
SU
BJECT: Consideration of Owner-initiated Specific Plan Amendment for the Sunrise Tomorrow Specific Plan
Summary and Recommendation
Sunr
ise Mall has historically been an economic engine and community gathering space for Citrus Heights. Over the last several years the Sunrise Mall faced numerous challenges and declining fiscal impact. Recognizing the importance of the Sunrise Mall site in the City’s past and future, the City’s General Plan was updated in 2019 to codify the Sunrise Mall as a high priority worthy of comprehensive planning through a community driven process.

The
2019 General Plan update called for the development of a Specific Plan to comprehensively plan for the future of the 100-acre Sunrise Mall site. The City Council allocated $1.1- million to initiate the development of the Specific Plan. On November 10, 2021, after nearly two years of community outreach and engagement the City Council unanimously adopted the Sunrise Tomorrow Specific Plan (STSP) and Environmental Impact Report and associated entitlements (Attachment 1 and 5).

Si
nce the Specific Plan’s adoption, the City has been working on a variety of related efforts to support the buildout of the site as called for in the Specific Plan. These efforts include:
- Appr
oval of a Tentative Parcel Map and Development Agreement to support the development of the Sunrise Tomorrow Hotel project
- Approval of a Minor Use Permit and Minor Administrative Modification to allow a Montessori School within the former Sears Appliance Building (currently under construction)
- Approval of an Electric Vehicle Charging Station (currently under construction) - Application and procurement of Green Means Go funding to support infrastructure planning for the site ($338,000)
ITEM 11
Agenda Packet Page 243
Subject: Consideration of Initiation of Specific Plan Amendment for the Sunrise Tomorrow Specific Plan Date: April 23, 2025

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o Evaluation and investigation of opportunities to support infrastructure development of the site including consideration of an Enhanced Infrastructure Financing District
o Evaluation of points of connection, existing infrastructure conditions, phasing, preliminary design, and similar needs for underground infrastructure to serve the site
- Submitted an application for HCD HIT Grant for $10M to support frontage improvements along Sunrise Boulevard
- Ongoing discussions with interested developers for the mall site - Application for SACOG prioritization grant to support federal grant opportunities I
nformal Specific Plan Amendment Initiation Request
Recently, the City was approached by one of the mall property owners, inquiring about amending the STSP to expand the allowable uses beyond the current vision and intent of the approved Specific Plan. The Applicant, Ethan Conrad Properties (ECP) has submitted an informal application seeking input from the Council on their interest in an amendment to the Sunrise Tomorrow Specific Plan (Initiation Request). The proposed amendment, specific to the portions owned or in contract to be owned by the applicant, would affect approximately 2/3 of the mall site in two phases. The primary focus of the application is Phase 1, which is the approximately 25 acres of the former Sears site.

S
ears Site (Phase 1) Context and Specific Plan History
D
uring the development of the Sunrise Tomorrow Specific Plan, the prior owner of the Sears site was Seritage (Seritage) Growth Properties, a Real Estate Investment Trust and developer.

Seritage was a significant stakeholder in the development of the Sunrise Tomorrow Specific Plan. Seritage embraced the development and the community’s vision of the Specific Plan including mix of uses, typology of housing, and the 5 Big Ideas.

D
uring the Specific Plan development, Seritage presented staff with preliminary plans for the site focused on entertainment and housing within the Sears property, consistent with the adopted Specific Plan. They also acknowledged and understood the need for collaborative approaches with adjacent property owners to manage infrastructure investment and achieve a shared vision for the site.

D
espite this alignment and initial movement, in 2022, Seritage, divested most of its real estate holdings throughout the country, including the Sears in Citrus Heights.

S
ubsequently, in November 2022, nearly a year after the adoption of the Sunrise Tomorrow Specific Plan, (ECP) purchased the Sears portion of the Sunrise Mall site. The requirements of the Specific Plan including land use restrictions were clearly communicated to ECP prior to purchase of the site and the designated uses and stormwater considerations likely informed the ECP purchase price of the Sears site from Seritage.

ITEM 11
Agenda Packet Page 244
Subject: Consideration of Initiation of Specific Plan Amendment for the Sunrise Tomorrow Specific Plan Date: April 23, 2025

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Specific Plan Amendment Initiation Request
The Specific Plan Amendment Initiation Request does not q ualify as nor does it forgo a formal application for a Specific Plan Amendment. The direction provided by the City Council is intended to provide early feedback and identify project concerns and consistency/inconsistency based on the preliminary information submitted. This process was offered to facilitate early and consistent collaboration to support potential redevelopment of the property.

S
ta
ff recommends the Council evaluate the preliminary proposal and consider one of the following options:

1. D
irect the applicant to proceed with a formal application as described in the preliminary proposal for future consideration

2. Provide direction that the Council is not interested in amending the Specific Plan

3. Provide direction for a modified version of the applicant’s proposal for future consideration
E
nvironmental Review Considerations
T
his review process does not constitute a formal action of the Council. The result will be neither approval nor denial of the proposed project. The applicant may receive feedback and elect to submit a formal Specific Plan Amendment in the future incorporating any feedback received.

Any Council direction would be related to the vision and intent of the Specific Plan and will not take any eventual formal proposal environmental review requirements or factors into consideration. Early dialogue allows for incorporation of feedback into a formal proposal thereby saving time and money of the property owner.

A
ny future formal submittal would follow the standard Specific Plan Amendment process including routing to partner agencies, California Environmental Quality Act (CEQA) analysis, a public hearing process before the Planning Commission and City Council. The more thorough review that occurs during the formal application process could reveal issues and circumstances that were not known or reviewed during the much shorter review of the initiation process.

P
reliminary Specific Plan Amendment Proposal Description I
n July 2024, Ethan Conrad Properties (ECP) submitted an application to request initiation of a Specific Plan Amendment for the Sunrise Tomorrow Specific Plan. Over the last several months ECP has conducted additional community outreach to solicit feedback from the community. On March 28, 2025, in response to outreach efforts and community feedback, ECP submitted an updated application reflecting alterations to the July 2024 plan.

T
he applicant proposes to amend the Specific Plan in two phases. Phase I of the Specific Plan Amendment will focus on the southern approximately 25 acres, and Phase II of the Specific Plan Amendment will address the remaining approximately 50 acres as further described in the ITEM 11
Agenda Packet Page 245
Subject: Consideration of Initiation of Specific Plan Amendment for the Sunrise Tomorrow Specific Plan Date: April 23, 2025

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Applicant’s project description (Attachment 2 and 3). The project application does not include the following:
- JC Penney’s property – 18.1 acres
- Antioch Steet LP property (US Bank/Hotel Site) – 2.8 acres - Kuen property (Red Robin) – 3.2 acres

The proposed Amendment Project Description and Justification (Attachment 2) calls for a variety of modifications to the Specific Plan, summarized below:

The applicant proposes to amend the Specific Plan in two phases:
- Phase I of the Specific Plan Amendment will focus on the southern approximately 25 acres (21.27 acres in Phase I are owned by ECP, with approximately 4 acres owned by Namdar Realty)
- Phase II of the Specific Plan Amendment will address the remaining approximately 50 acres as further described in the Applicant's project description (this property is currently owned by Namdar Realty)

Proposed changes to the Specific Plan include:
- The allowance of six quick-service restaurant/drive-thru businesses (three in each phase) - Allowance of building and landscape materials sales (Home Depot) - Storage uses within the basement of the existing Sears Buildings - The reduction of requirements for open space, elimination of open space in Phase I and any creek restoration requirements
- Modifying where stormwater runoff and detention be handled in each sub-area of the plan versus being done comprehensively to allow for greater land use efficiency - Phase I had been planned to accommodate stormwater detention for the overall development, the proposed SPA would eliminate that current requirement - Allow for typical “mixed-uses”, providing more than one use or purpose within a shared building or development area that may include any combination of housing, office, retail, medical, recreational, or commercial components, in either vertical or horizontal layout throughout all areas of the Specific Plan irrespective of the Specific Plan sub-area.

The applicant's site plan (Attachment 3) has been updated to identify the following changes:
- Relocation and reduction of the Open Space designated Sunrise Commons in the Specific Plan to an open space/event area east of the Men's Macy's (Phase 2) - A multi-family residential component north of Home Depot (Phase 2) - Sunrise Montessori School (Approved August 13, 2024)
- Home Depot
- Judi’s Cleaners
- EV Charging Station
- National Bowling/Entertainment Use
- In-N-Out Burger

The applicant has also indicated that simultaneous with a formal Specific Plan Amendment, they would like to submit for processing a commercial parcel map, which will merge and reconfigure ITEM 11
Agenda Packet Page 246
Subject: Consideration of Initiation of Specific Plan Amendment for the Sunrise Tomorrow Specific Plan Date: April 23, 2025

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some of the existing parcels to allow for the above-mentioned businesses to be located on individual parcels. The exact number of parcels and configuration is unknown at this time.

Staff Recommendation

Staff recommends the City Council review the proposed informal application and the analysis contained within the Staff Report and provide feedback and direction to staff and the applicant.

The City Council should weigh the merits of the Initiation Request application on the factors it determines applicable to the request. Suggested consideration points may include (but not limited to):

- If the proposed application is consistent with the goals and objectives of the General Plan, and/or adopted strategic plan, and/or adopted Specific Plan; and - If public infrastructure, facilities and services are available or can be feasibly provided to serve the proposed project without adverse impact to existing or approved development; and
- If the proposed amendment provides additional public benefit to the community as compared to the existing land use designation(s), density/intensity range, plan, or site design.

Additional considerations for discussion may include, but not be limited to:
- Appropriateness of the proposed size, density of the project; - Provision of additional benefit to the community;
- Provision of public facilities;
- Potential environmental effects; and
- Level and diversity of community support and opposition.

Fiscal Impact Considerations

The City invested $1.1 million of non-general fund resources into the development of the Sunrise Tomorrow Specific Plan and associated Environmental Impact Report (EIR). These community driven efforts provide both zoning and environmental review clearance for uses consistent with the Sunrise Tomorrow Specific Plan.

There is no immediate fiscal impact with this item. Depending on the Council’s direction, a subsequent formal application for a Specific Plan Amendment may have a financial impact on the City in terms of staffing and long-term financial outcomes anticipated resulting from the buildout of the Specific Plan.

If a formal Specific Plan amendment is initiated, analysis would be required to review the potential impacts associated with the amendment. Staff anticipates CEQA review and fiscal impact analysis would be required to evaluate any proposed amendment. Costs associated with the requisite analysis would be the responsibility of the applicant; however, it is anticipated to be in the $200,000 range. Fiscal impacts of the proposed amendment are unknown at this time.

ITEM 11
Agenda Packet Page 247
Subject: Consideration of Initiation of Specific Plan Amendment for the Sunrise Tomorrow Specific Plan Date: April 23, 2025

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Si
milar to the analysis necessary to create the Specific Plan, the analysis required for an amendment, particularly related to traffic, noise, greenhouse gasses, and fiscal impacts is anticipated to be a significant driver in consideration of an amendment. While some of the uses in the proposed amendment would generate sales tax, the proposed storage uses do not generate meaningful tax revenue.

Gr
ant Competitiveness/Funding Risk Considerations
The
Sunrise Mall site necessitates a significant investment of underground and frontage improvements to enable future comprehensive redevelopment of the site. Grant funds to fund infrastructure and roadway improvements are extremely competitive and generally need to achieve numerous state and federal goals to be competitive.

Cur
rent funding trends focused on active transportation, housing, greenhouse gas reduction, and infill development make up the lion share of state and federal funding streams that support infrastructure and redevelopment opportunities. Significant investments from regional, state, and federal funding are coming to fruition, with much support attributed to the fact that the STSP exemplifies the type of project these entities are looking to fund as examples to replicate elsewhere.

In t
hat vein, the City has been successful at attracting funding to support the redevelopment of the Sunrise Mall site based on the vision and standards contained in the STSP:

Green
Means Go - $338,000
In an effort to comply with state and federal requirements for housing and greenhouse gas reductions, SACOG developed the Green Means Go program to accelerate development within areas of existing communities by prioritizing incentives and removing barriers.

In
addition to reducing vehicle emissions, the program is intended to stimulate economic development and improve quality of life in the region. To support the pilot program, the SACOG Board has directed that eligible future state funds be used on the Green Means Go program.

The
City was successful in obtaining two tranches of SACOG’s Green Means Go funding to support the underground infrastructure necessary to support the physical development of the STSP. This funding has been used to support the following efforts:
- Eva
luation of Infrastructure Financing Options – Evaluation of opportunities for publicly funded infrastructure to support the development of infrastructure to serve the site. The analysis evaluated the feasibility of Enhanced Infrastructure Financing Districts (EIFD) and Community Facilities Districts (CFD) to support necessary infrastructure improvements
- Engineering Evaluation of existing onsite infrastructure and necessary infrastructure phasing and upgrades of infrastructure necessary to support trunkline investments to enable full buildout of the site ITEM 11
Agenda Packet Page 248
Subject: Consideration of Initiation of Specific Plan Amendment for the Sunrise Tomorrow Specific Plan Date: April 23, 2025

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Reconnecting Communities- $450,000
The City was part of a collaboration between SACOG and its associated local governments to obtain $22.5-million in federal Reconnecting Communities Grant funds regional funding further support the Green Means Go funding program. The SACOG announcement (Attachment 4) prominently features a rendering from the STSP and summarizes the grant scope:

The planning investment will accelerate infill development in ten areas across the region in designated Green Zones, or areas that have been identified for infill development, to reimagine neighborhoods and address transportation needs. By pairing transportation planning and housing investments together in Green Zones, it will help build more complete communities where residents can meet their daily needs more wholistically within their neighborhoods.

HIT Grant - $10-Million (Unsuccessful)
In June 2023, the City applied for a High Impact Transformative (HIT) grant through the State Housing and Community Development Department (HCD). The competitive grant program would have funded $10-million for frontage improvements along Sunrise Boulevard including Transit Center improvements, Green Loop trail construction, a new intersection, and trunkline utility connections onto the mall site. The City Council authorized a $1-million ARPA match to increase the competitiveness of the application.

With a total state-wide allocation of $30-million the program was extremely competitive; however, the City narrowly missed obtaining the grant, representing 1/3 of the total allocation. After the award notifications HCD provided specific feedback about the grant application. The primary critique of the project was that the only entitlement application received for development for the site was for a hotel and a focus of the grant was infrastructure that resulted in housing in the nearer term. Although HCD is extremely supportive of the broader project, in particular the housing included in the plan, the request for a large proportion of available funding and lack of near-term housing production resulted in a narrow miss for receiving this funding.

Additional funding opportunities similar to these past opportunities are evolving and continue to be potential public funding opportunities to support the redevelopment of the Sunrise Mall site.

Most of these opportunities require a comprehensive, community-based plan that supports a mix of uses and higher densities of housing, particularly along high-quality transit to be competitive.

Modifying the STSP as outlined in the applicants proposed amendment will likely significantly reduce the competitiveness of future applications to support infrastructure and other public investments to stimulate redevelopment of the site.

Background and Analysis

Between 2017-2019, there were numerous inquiries to subdivide Sunrise Mall into additional parcels as well as add additional out-parcel development along the periphery of the mall ITEM 11
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property. These requests were concentrated in frontage real estate and lacked a comprehensive approach for the whole site which is key to understanding and addressing operational impacts such as traffic, onsite circulation, parking, open space, stormwater, utilities and other infrastructure concerns.

T
he City of Citrus Heights is 98-percent built out and the ability to ensure redevelopment of underutilized land is paramount for the future redevelopment and economic development in the City. The Sunrise Mall property represents the single greatest potential economic development and housing site in the city having the potential to achieve broader city goals. The Sunrise Mall property is nearly 100-acres, of which 75-acres are underutilized parking fields. Recognizing the importance of this site within the city, on May 23, 2019, the City Council directed staff to pursue a General Plan Amendment related to the Sunrise Mall property. 2 019 General Plan Amendment
O
n July 11, 2019, the City Council adopted a General Plan Amendment directing the development of a Specific Plan for the Sunrise Mall property:

G
oal 12: Create an inviting and distinctive identity for Sunrise MarketPlace to promote its image as the City’s premier destination to shop, work, live and play.

P
olicy 12.3 Transform the Sunrise Mall area (see inset map) into a premier regional destination and a flourishing center of community life where residents and visitors shop, work, live, and play.

A
ction A. Prior to issuing any discretionary approval in the Sunrise Mall area, develop a comprehensive specific plan that includes:
• A
n effective concentration and complementary mix of land uses • Streetscape and community gathering features that are engaging and support an active street life and a stronger sense of place • Architectural and design details to transition this area from an auto- oriented suburban center to an amenity-rich, pedestrian-friendly, and experience-oriented regional destination
• Phasing, infrastructure, and financing approaches
• The specific plan shall reflect changing market conditions and provide sustained economic benefit to the city.

Spe
cific Plan Creation and Adoption
C
ommencing in late 2019, the City invested significant staffing and financial resources to prepare the Specific Plan as called for in the 2019 General Plan Amendment. The City Council selected Gensler to develop the Specific Plan and EIR as part of a $1.1M investment into holistically planning for the site.

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T
he Specific Plan development process included dozens of stakeholder/owner engagements, three community workshops, numerous Council/Planning Commission updates, and multiple opportunities for interested parties to participate in the Plan development. Cumulatively, the development of the STSP represents the City’s largest community engagement effort since incorporation. (See Attachment 8, Community Engagement Summary) T
he Vision for the Specific Plan was developed based on community feedback developed during the various engagement opportunities during the plan development. The Vision establishes the “Big Picture” for the ultimate development of the Sunrise Tomorrow site. The Vision is comprised of five Big Ideas:

1. C
ommunity and Regional Destination – Sunrise Tomorrow is designed around a dynamic Main Street and community gathering space with lots to do and see.

2. Connected Green Spaces – Sunrise Tomorrow creates a network of parks, plazas, and streets that are safe and connected with shade trees and sustainable landscaping.

3. Streets for People – Sunrise Tomorrow envisions streets designed for people, with a network of safe and slow speed streets that serve pedestrians and cyclists while allowing vehicular access.

4. Livable Neighborhoods – Sunrise Tomorrow creates connected communities with various housing options and a high quality of life.

5. Economic Engine – Sunrise Tomorrow creates an economic engine with environments that promote economic activity and job creation, where both employers and employees want to be.

F
or a full description of each Big Idea, please see Chapter 2 of the Specific Plan. The intent of the Vision is to establish the overall intent of the development to ensure the expectations and ideas come together in a plan that achieves the community’s objectives. Together, the Vision and Big Ideas are the basis for plan implementation and determination if a particular project is consistent with the Specific Plan.

T
he Sunrise Tomorrow Specific Plan was unanimously adopted by City Council in November 2021. There were numerous letters and comments of support provided by stakeholders including the property owners of the mall:
• N
amdar (current primary mall owner)
• Seritage (former Sears Site owner)
• Antioch Street LP (US Bank parcel owner)
• SACOG
• Regional Transit
• Sacramento Metropolitan Air Quality Management District • Greater Sacramento Economic Council
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2021 Ge
neral Plan Amendment
In conjunction with the Specific Plan adoption, the City updated the General Plan language to recognize the adoption of the Specific Plan and to ensure future alignment between the Specific Plan and General Plan:

Pol
icy 12.3: Transform the Sunrise Mall area into a premier regional destination and a flourishing center of community life where residents and visitors shop, work, live, and play.

Ac
tions:

A. Implement the Sunrise Tomorrow Specific Plan to ensure the long term viability of the Sunrise Mall Property.

B. Use a flexible planning approach for Sunrise Tomorrow to allow for a variety of uses and to respond to evolving market conditions and community needs.

C. Promote uses in Sunrise Tomorrow that can be economically supported, are financially feasible and self-sustaining, and maximize fiscal benefits to the City.

D. Promote development in Sunrise Tomorrow in a manner that creates an attractive, distinct, cohesive, high quality place where residents and visitors come to shop, work, live, and play. Features shall include: urban design that supports the site as a community and regional destination, open space and multi-use trails that connect between land uses, streets designed for people, and livable neighborhoods providing a variety of housing typologies.

E. Strongly discourage uses that do not contribute to a walkable, pedestrian friendly environment.

Con
sideration of Initiation of Amendment
In
general, consideration of a Specific Plan Amendment requires a robust application and supporting documentation to allow for a thorough evaluation of project proposals for consistency with the General Plan, Specific Plan, Zoning Code and any requisite environmental review. In addition, depending on the scope of the proposed application, a General Plan amendment may also be required (if the Council finds the proposed amendment is inconsistent with the General Plan, including Policy 12.3).

If
the City Council decides to dire ct the applicant to initiate an amendment, the formal review process, including compliance with the California Environmental Quality Act (CEQA), would be required. It should be noted that City Council direction to proceed with an amendment, is not a guarantee that the request will later be approved.

If th
e City Council decides not to initiate a Specific Plan Amendment, no further action is required, and the Specific Plan will remain as approved in 2021.

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Due to the costs, timeline and resources required of processing an amendment; this consideration will allow the Council to determine if allocating resources to the proposed amendment is warranted.

Analysis of Proposed Amendment Request

In order to support the Council’s review of the proposed initiation, staff recommends the following factors for consideration:

1. General Plan Consistency – Are the proposed amendments consistent with the General Plan?

2. Specific Plan Consistency – Do the proposed amendments adhere to the Specific Plan Amendment Criteria?

3. Timing – Are the proposed amendments premature in relation to the inventory of similarly designated land and the timing of projected growth?

4. Public Infrastructure – Are facilities and services available or can be feasibly provided to serve the proposed project without adverse impact to existing or approved development?

5. Public Benefit – Do the proposed amendments provide additional public benefit to the community as compared to the existing land use designation(s), density/intensity range, plan, or site design?

The suggested factors for Council consideration are listed below and are followed by an evaluation of the request in relation to the factors.

Attachment 6 includes a brief analysis of the applicable General Plan Goals, Policies, and Objectives that are applicable to the Sunrise Tomorrow project as compared to the applicant’s proposed Specific Plan Amendment. Although dozens of policies are appliable and discussed in the attachment, for ease of reference, a few of the most directly relevant General Plan Policies are briefly discussed below:

Policy 12.3: Transform the Sunrise Mall area into a premier regional destination and a flourishing center of community life where residents and visitors shop, work, live, and play.

The proposed application deviates from the intent of this policy. The applicant’s proposed mix of land uses is consistent with a planning paradigm that is focused on convenience for vehicles that are passing by the site. While housing is still shown on Phase II, it is greatly reduced from what was envisioned and does not appear to be large enough to be consistent with what California Housing and Community Development (HCD) has allocated to the site as part of the City’s approved Regional Housing Needs Allocation. The “play” factor of this policy is also diminished by a reduction in open space areas for both phases.

1. General Plan Consistency
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A significant outcome of the community engagement that resulted in this policy, focused on the need for a mix of uses to encourage residents and visitors to park once, and shop, work, live or play on the site. The proposed focus on uses that are catering to visitors passing by the site does not encourage or create a regional destination and flourishing center of community life as called for in the policy. Further, Quick Service Restaurant uses with drive-throughs are ubiquitous in not only the City but also in the region. While the applicant notes that the other uses in the STSP would still be allowed, there was purpose and intent for restricting certain uses that are being requested as part of the ECP proposed amendment as the requested uses for amendment do not promote a built environment that is consistent with this policy or vision.

A. Implement the Sunrise Tomorrow Specific Plan to ensure the long-term viability of the Sunrise Mall Property.

The Sunrise Tomorrow Plan was created as a long-term vision to comprehensively plan for the buildout of the site to ensure the buildout of the site is well thought out and maximizes the mix and density of uses. The impact of the applicant’s proposal may limit the viability of future redevelopment and does not address or provide specific strategies for the long-term viability of the existing 1.2M square foot mall structure. The requested modifications to the stormwater management would result in less efficiency across the entire STSP area. As the lowest part of the site, Phase I had been determined to be a critical area to help accommodate overall stormwater management which was planned with the prior owner of the ECP property and was known at the time of ECP acquisition. Modifying this plan requirement would impact other plan areas relative to efficiently managing stormwater which is intended to be accomplished consistent with master planning best practices.

B. Use a flexible planning approach for Sunrise Tomorrow to allow for a variety of uses and to respond to evolving market conditions and community needs.

The Sunrise Tomorrow Specific Plan was built upon flexibility to ensure the plan was “future- proofed” from future unknowns likely to change the market and mix of uses of the site. A variety of tools were included in the plan to allow flexibility- as long as the changes supported the overall vision of the plan (See Specific Plan Big Ideas discussion later in this Staff Report). The need for flexibility was particularly acute as the Specific Plan was adopted during the pandemic, and existing trends related to retail, office, hotel, and entertainment uses have continued to evolve and have not fully settled.

Although flexibility was at the forefront of the development of the STSP development, the overall vision for the site was predicated on uses that are symbiotic and supportive of a “flourishing center of community life”. Significant forethought about uses that are compatible with the mix of uses and densities/intensities called for in the plan resulted in the allowed use tables in the Specific Plan.

The plan intentionally prohibits uses including drive-throughs, automotive uses, and building/landscape supply uses due to the incompatibility of those uses with uses called for by the plan. Specifically, traffic, noise, hazardous materials, and circulation concerns from those ITEM 11
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uses was deemed to be incompatible with uses such as housing, entertainment, and community/ institutional uses.

Further, most drive-through employment opportunities are considered low wage or entry level jobs, contrary to the City’s longstanding goals to diversify its traditionally retail-based economy.

Related General Plan Policy 15.1 states:

Pursue non-retail development and reuse (including home occupations, information services, lodging and conference uses) to provide additional job opportunities, reduce the City’s long-term dependence on retail sales for jobs and revenue, and provide viable alternatives for currently underutilized retail centers.

Significant community feedback related to traffic and parking concerns for a redeveloped Sunrise Mall site led to an intentional mix of uses that provided off-peak parking and traffic demands that support minimizing parking and traffic impacts while maximizing intensity and mix of symbiotic uses.

The proposed amendment includes a mix of uses that are not consistent with the vison, goals, and intended outcome of the plan related to traffic, noise and circulation. In general, most drive through restaurants have peak traffic demands at the same time ambient traffic demand is highest on adjacent roadways. This influx of peak traffic generation may lead to circulation impacts on- site and on adjacent roadways.

The STSP EIR identified a potentially significant impact to transit operations along Sunrise Boulevard during the PM Peak hour. This impact was mitigated through a mix of uses with complementary traffic demands and significant investment in transit improvements to streamline transit performance. It is unclear what impact the proposed amendment will have on transit performance; however, it may create impacts that would need to be further evaluated.

C. Promote uses in Sunrise Tomorrow that can be economically supported, are financially feasible and self-sustaining, and maximize fiscal benefits to the city.

The STSP was developed to achieve a conceptual buildout supported by a robust market analysis. The market analysis, prepared by MXD Development Strategists in 2020, identified a strong market for a synergetic mix of uses of varying density and intensity that would be unique in a suburban environment. This informed the development standards, allowed uses, and policies within the Specific Plan. The MXD market analysis anticipates a generation of $5-millon annually following the buildout of the site comprised of property tax, sales tax, and transient occupancy tax. The plan includes a development ceiling that exceeds the point-in-time market demand to allow for future-proofing and flexibility to support changing market conditions as the site develops over time.

As part of the City’s efforts to further unlock the site for development to occur, the City has been working with Kosmont Companies to identify funding strategies to support the infrastructure necessary to serve the site. Kosmont peer reviewed the MXD market analysis as part of their ITEM 11
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scope of work and found the MXD analysis technically sound and accurate. Kosmont affirmed that a reduced buildout of synergistic mix of uses is still supported by the market including:

- 938 Residential Units
- 240 Hotel Rooms
- 112,000 SF or Retail/Entertainment
- 192,000 SF of Office/Flex
- 45,000 SF of Community/Institutional uses.

According to the Sunrise Tomorrow Local Traffic Analysis (LTA) approximately 2/3 of vehicles that pass by the project site do not stop nor start in Citrus Heights. This proof-points the existence of significant cut through traffic along both Sunrise Boulevard and Greenback Lane that generates significant infrastructure and traffic costs while not generating any economic benefit for the city.

Through the development of the STSP, the City evaluated the demographics of those drivers passing by the Sunrise Mall site. Over 40% of travelers passing by the site have an annual household income of at least $75,000 with approximately 25% of passersby earning over $100,000 per year. This analysis demonstrates an attractive market for development where people can stop, shop, and spend money on the site; however, as described previously the synergistic mix of uses is what makes the site an attractive destination for drivers that would otherwise just pass by.

This market potential funnels into the sales tax generation anticipated by the plan, as well as overall vibrancy goals of the site. Drive Throughs, offering convenience as well as some sales tax generation, do not result in the lifestyle center and regional destination vision called for by the plan, which provide opportunities to generate significant revenue. Drive-through uses are intended to keep customers in their cars whereas the vision of the plan is to get customers to park and shop in a lifestyle center setting. The proposed storage uses are inconsistent with the goal of this policy around maximizing fiscal benefits to the city.

D. Promote development in Sunrise Tomorrow in a manner that creates an attractive, distinct, cohesive, high quality place where residents and visitors come to shop, work, live, and play. Features shall include: urban design that supports the site as a community and regional destination, open space and multi-use trails that connect between land uses, streets designed for people, and livable neighborhoods providing a variety of housing typologies.

The proposed amendment does not provide adequate information to determine if the proposed architectural design is consistent with an attractive, high-quality place. However, the proposed site plan and project description fail to include urban design principles espoused by the plan.

In particular, the proposed application eliminates all of the open space and park in Phase I and significantly reduces the open space called for by the plan in Phase II. Similarly, the proposed amendment fails to address the Plan’s goal of “Streets for People” – streets that are designed to support walking, biking, and traffic calming that are key components of successful mixed-use ITEM 11
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village concepts. Contrary to the Streets for People concept and the “green loop”, the application reflects retaining the use of existing parking lots and drive aisles to support pad development along the periphery of the site.

E
. Strongly discourage uses that do not contribute to a walkable, pedestrian friendly environment.

T
he majority of proposed uses identified in the application are contrary to a walkable, pedestrian friendly environment. Drive-through uses specifically cater to automotive traffic and prioritize vehicles over pedestrians from a design perspective, making challenging walking environments to navigate.

L
engthy queuing and similar circulations challenges result in significant space allocation to be used to accommodate stacking of cars and onsite circulation. This, combined with the lack of “Streets for People” and open space, results in similar walking environment found on the mall site today – expansive, exposed, and challenging to navigate due to extensive parking areas.

A
lthough the “Streets for People” and associated street standards contained in the STSP would assist in creating a more walkable environment, the application does not reflect the requirements called for in the Specific Plan. Even if the project included streets as required by the Specific Plan, the proposed mix of uses does not support a walkable or pedestrian environment that can be overcome from street improvements alone.

P
olicy 25.2: Strive to meet the City’s fair share housing allocation based on the Regional Housing Needs Assessment
T
he Housing Element of the General Plan is the only element of the General Plan which necessitates review and approval from an outside agency, California Housing and Community Development Department (HCD). The Housing Element for 2021-2029 was reviewed and approved by the City Council in 2021 and by HCD in August 2021.

A
significant component of the Housing Element that is considered by HCD is the Regional Housing Needs Assessment (RHNA). As part of the RHNA process, the City is required to demonstrate sufficient sites to accommodate projected growth allocated by SACOG within the eight-year housing element cycle.

F
or 2021- 2029 – the City’s allocation was 697 units, including 211 at low/very low income (required to be at least 20 units per acre). The City must demonstrate, via Vacant/Underutilized Land Inventory, that it has sufficient land available to accommodate these units or rezone sufficient land to accommodate these units.

T
he City’s Vacant/Underutilized Land Inventory identified 349 units on the Sunrise Mall site, including 255 units on parcels included in the subject request (110 units on Women’s Macys and 145 units on Sears site).

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The proposed amendment would call into question the validity of the assumptions in the Vacant/Underutilized Land Inventory, which provides a significant portion of the City’s RHNA allocation. Government Code Section 65863 (No Net Loss Law), is to ensure development opportunities remain available throughout the planning period to accommodate RHNA.

Under GC 65863, if the City approves a development of a parcel identified in its Housing Element sites inventory with fewer units than shown in the Housing Element, it must either make findings that the Housing Element’s remaining sites have sufficient capacity to accommodate the remaining unmet RHNA by each income level or identify and make available sufficient sites to accommodate the remaining unmet RHNA for each income category.

This could result in the need to rezone additional sites to accommodate the displaced units assumed for these sites including any requisite environmental review. It is anticipated that the Sunrise Mall site will serve an important role in meeting the City’s RHNA needs in both the current Housing Element cycle as well as the 2029 Housing Element cycle. Due to the built-out nature of the City, identifying opportunities for housing is extremely difficult and the Sunrise Mall site serves as the single most likely opportunity site to accommodate state mandated housing growth.

Policy 9.5: Discourage the creation of any new parcels within existing commercial centers, if such creation might hinder the viability and/or future redevelopment of the center.

In 2018, the City Council adopted this General Plan policy to address increased interest in subdivision of large shopping centers. The policy aims to give the review body discretion to approve future subdivisions only if planning and design do not hinder potential redevelopment.

The applicant’s proposed amendment does not identify future parcel locations; however the applicant has indicated a desire to subdivide the property to allow sale of individual parcels supporting the proposed uses/pads. This type of parcelization does not reflect the holistic and comprehensive planning necessary to preserve future redevelopment opportunities for the impacted or adjacent properties. Circulation, easements, utilities, and similar considerations are important factors to fully evaluate downstream effects of parcelization and to understand impacts to future redevelopment opportunities.

Chapter 8.1.4 of the STSP identifies the thresholds for when a Specific Plan Amendment would be required of a potential application. A Specific Plan Amendment is required if any of the following criteria are met. Each criterion includes a brief analysis of the proposed amendment:

Would the project create or significantly increase previous environmental impacts?

It is impossible to quantify the potential impacts of the proposed amendments without significant levels of technical review of CEQA topics. The scope of the proposed amendments clearly differs significantly from the scope of the adopted STSP. Notably, the amendments are expected to differ significantly for CEQA topic areas including traffic, noise, air quality, and greenhouse

2. Specific Plan Consistency Analysis
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gas emissions. Additional analysis would be needed to assess whether the proposal aligns with the impacts and assumptions included in the adopted EIR.

Would the project change the total development to exceed the maximum development intensity allowed in the Planning Area or Plan Overall?

The proposed amendment would reduce the ability of the plan to yield full buildout. The amount of site dedicated to vehicular circulation and queuing would increase significantly and reduce the buildable area of the site. The proposed amendment introduces uses that may not be compatible with more sensitive uses such as residential uses (anticipated noise, air quality, and circulation impacts). Further, the proposed modifications to stormwater management and detention further reduce overall plan land use efficiencies.

Would the project result in changes to the distribution of land uses? Would the project introduce a new type of land use not specifically discussed in the STSP? Would the project affect compatibility of land uses?

Yes, several new land uses are proposed including drive-throughs, building materials/landscape materials sales, storage, and light industrial uses. These uses were intentionally not included in the development of the STSP because they limit the feasibility of and desirability from and compatibility with more sensitive land uses called for in the STSP, including residential uses.

Would the project make significant changes to the circulation pattern that may alter the infrastructure network or capacity (utility or roadways)?

Yes, the proposed application does not include construction of street and utilities identified by the STSP, and may impact the planning and functionality of the future infrastructure network.

The circulation impacts and effects on adjacent roadways is not known at this time; additional traffic analysis would be required to evaluate the potential impacts.

Would the project exceed the analysis limitation of the EIR?

Most likely. Additional analysis, including but not limited to, traffic, noise, air quality and greenhouse gasses, would be required to determine whether or not the outcomes of the amendment are consistent with the EIR.

Would the project alter the quality or character of the Plan Area including the Specific Plan Vision and Big Ideas?

Yes, the amendment is a significant departure from the vision of the approved Specific Plan and 5 Big Ideas.

Specific Plan Consistency
Attachment 6 includes a brief analysis of the applicable Specific Plan Goals, Policies, and Objectives that are applicable to the Sunrise Tomorrow project. Although dozens of policies are ITEM 11
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appliable and discussed in the attachment, for ease of reference, a few of the most directly relevant Specific Plan Vision (Big Ideas) and policies are discussed below.

Specific Plan Vision

The Specific Plan Vision States:

Sunrise Tomorrow transforms the Sunrise Mall into a 21
st Century Main Street. The
Specific Plan creates a new economic engine and regional destination with a diverse mix of uses and livable neighborhoods that support a high quality of life for Citrus Heights.

Big Ideas

To achieve the overall vision for Sunrise Tomorrow, the Specific Plan is structured around five big ideas intended to elevate quality of life and facilitate economic growth.

A brief analysis of the proposed amendment’s consistency with the five big ideas is discussed below:

Community and Regional Destination Big Idea
Proposal Inconsistent with STSP – T
his Big Idea calls for the return of the mall site as a regional draw that brings in visitors from throughout the region. The idea is predicated on a mix of synergetic uses, open space, and programming that provides an opportunity for visitors and residents to gather and connect.

The
proposed amendment is predicated on uses that largely focus on fast food and convenience from within a car; not the “park once, shop/eat/play” mantra that was a focus of the community feedback during the plan development. The limited mix and large square footage needs of proposed uses and lack of open space/gathering area planning inhibits the ability of the plan to achieve this idea. The proposed mix of uses is not supportive of or attractive to other uses that are dependent on the quality of place such as higher quality residential, hotel and office uses that help facilitate at regional draw.

Connected Green Spaces Big Idea
Proposal Inconsistent with STSP – T
his Big Idea requires a transformation from “a sea of surface parking lots into a green oasis” including both green space internal to the site as well as external connectivity to the regional trail network. The proposed amendment would eliminate all open space requirements in Phase I and significantly reduces the open space requirements in Phase II within the impacted planning areas and potentially eliminates the viability of connected spaces for community gathering and landscaped amenities.

St
reets for People Big Idea
Proposal Inconsistent with STSP – T his Big Idea is predicated on a network of new streets designed to safely accommodate all users. The intent of the idea is to provide connectivity internal and external to the site to encourage the “park once and walk” mantra called for within ITEM 11
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this Big Idea. The proposed amendment does not provide new streets; rather, it relies on the existing drive aisles and parking areas for circulation.

L
ivable Neighborhoods Big Idea
Undetermined – Thi s Big Idea calls for a mix of housing offerings at varying densities throughout the site. The proposed amendment significantly reduces the number of housing units called for under the plan and reduces the location to one area, eliminating options for housing varieties. Furthermore, there are compatibility concerns with the uses proposed (building material sales) with the location of shown residential area.

E
con
omic Engine Big Idea
Undetermined – The Specific Plan calls for a synergetic mix of uses that collectively supports economic growth. The proposed amendment may result in sales tax generation; however, the full impact of a reduced buildout with alternative uses as compared to the assumptions of the STSP is unknown. Storage uses are not a component that contributes to an economic engine.

S
pe
cific Plan Policy Analysis
P
olicy LU-7 Minimize Impacts to Adjacent Residential Communities Proposal Inconsistent with STSP – Thi s policy states “along the southern and eastern edges of the Plan Area, adjacent to existing residential uses, development shall be limited to residential, and community uses. Landscaping and sound walls shall be used to minimize noise to adjacent residential uses. No development of roadways shall be permitted within 20 feet of the southern edge of the Plan Area”.

T
he pr
oposed amendment includes the introduction of a Building Materials/ Landscape Supplies (Home Depot) near the southeast corner of the site, adjacent to the abutting existing residential neighborhood and the proposed residential area. Proposed deliveries via tractor trailers would take place immediately adjacent to the residential neighborhood resulting in potential impacts from back up alarms, forklifts, and similar operations.

P
olicy LU-8 Auto-Oriented and Drive Through Businesses
Proposal Inconsistent with STSP – Th is policy clarifies that the STSP finds that Auto-Oriented and Drive Through uses are incompatible with the STSP vision of creating a walkable and pedestrian oriented district. The proposed amendment introduces six drive-through businesses along the periphery of the site.

P
oli
cy M-1 Street Standards.

Proposal Inconsistent with STSP – The policy calls for complete street standards to provide safe and efficient circulation throughout the site and connecting to the adjacent roadway network. The proposed amendment does not include the construction of new roadways; instead relies on existing facilities and infrastructure within the mall parking lot; largely lacking complete street improvements and associated pedestrian connectivity.

P
oli
cy M-3 Pedestrian Circulation
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Proposal Inconsistent with STSP – The policy requires a network of sidewalks, pedestrian paths, paseos, and multi-use paths. No pedestrian improvements are proposed as part of the amendment. Additionally, positioning of proposed pads would remove the ability of the Green Loop portion of the STSP from occurring.

Po
licy OS-1 Provide a High Quality And Active Open Space Network Proposal Inconsistent with STSP – T he policy calls for minimum open space targets for each planning area comprise of landscaped areas, paseos, Green Loop, and similar improvements. The overall target for the STSP is for up to 25 acres of Open Space. The proposed amendment reduces the Open Space to less than one acre and requests reduction of Open Space targets.

Pol
icy S-6 Tree Canopy
Proposal Inconsistent with STSP – T he policy calls for protection and enhancement of the site’s tree canopy including open spaces and tree lined streets. The proposed amendment does not include new streets or open spaces.

Is
the proposed amendment premature in relation to the inventory of similarly designated land and the timing of projected growth?

Although staff, Council, and the community would all appreciate the realization of the plan to occur more quickly, it has been long understood that projects of this magnitude take significant time and commitment to advance. Additionally, development market variables including construction costs and interest rates in the last few years have limited development opportunity.

The Sunrise Tomorrow Specific Plan was developed in a manner to allow a transition from a shopping mall into a thriving 21st century main street. In 2021, the adoption of the Specific Plan cleared significant hurdles for redevelopment of the site including zoning, environmental clearance, and community support. The STSP anticipates a 20-year horizon to achieve the vision of the plan.

As the second largest infill development site in the Sacramento Region (behind the Railyards in Sacramento), the full realization of the site is likely to progress at a similar pace. Significant progress has been made towards answering questions that need to be addressed surrounding infrastructure and public infrastructure financing that will likely be necessary to catalyze development and advance the plan.

Similarly, the City has approved a Parcel Map with Development Agreement for the Sunrise Tomorrow Hotel project, which is consistent with the Specific Plan and will continue to advance the plan’s vision.

The proposed amendment would significantly diminish the Plan's ability to achieve the overall vision and goals established through the community-based planning process. Given the early

3. Timing
ITEM 11
Agenda Packet Page 262
Subject: Consideration of Initiation of Specific Plan Amendment for the Sunrise Tomorrow Specific Plan Date: April 23, 2025

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stage of the Plan’s implementation and the success that has occurred to date, staff believes an amendment is not warranted at this time.

Are facilities and services available or can be feasibly provided to serve the proposed project without adverse impact to existing or approved development?

Public Infrastructure to serve the STSP is available in the surrounding road network at capacities to serve the buildout envisioned by the plan. The existing onsite infrastructure is nearing the end of its useful life and is not sized adequately to support the full buildout of the plan. Investment into onsite infrastructure and new connections to trunk line infrastructure is required to realize the plan’s vision and any substantive densification in general.

To achieve the Plan’s Vision a holistic approach to infrastructure is required to enable shared infrastructure across the site to maximize development potential and reduce costs. The proposed amendment includes a provision to “not share responsibility for stormwater infrastructure”, which would result in duplicative efforts to manage stormwater for the site, particularly when stormwater relies on gravity flow.

By approaching infrastructure on a parcel-by-parcel basis, the full buildout of the site may be more challenging to achieve and result in increased costs for future development to support infrastructure connections to the other portions of the site not included in the proposed amendment.

Does the proposed amendment provide additional public benefit to the community as compared to the existing land use designation(s), density/intensity range, plan, or site design?

The proposed amendment would significantly change the trajectory of the Sunrise Tomorrow Specific Plan. The proposed amendment focuses on a different approach to land development that is catering to those passing by the site, rather than drawing people into the site. While there is demand for fast food, the proposed amendment would change the tone for the site and hamper the ability to deliver a future of the site called for in the STSP.

The impact to the public is unknown; however, traffic, noise, air quality, greenhouse gas emissions and fiscal impacts are likely to be significantly different than expected under STSP.

The impact of the proposed amendment is likely to severely impact the City’s ability to attract grant funding to support much needed infrastructure investment and economic development.

4. Public Infrastructure

5. Public Benefit
ITEM 11
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Subject: Consideration of Initiation of Specific Plan Amendment for the Sunrise Tomorrow Specific Plan Date: April 23, 2025

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Environmental Review
The California Environmental Quality Act does not apply to the analysis contained in this report, because the resulting initial council feedback does not constitute a “Project” under CEQA Guidelines Sec. 15378. If the project moves forward as a subsequent submittal for a formal Specific Plan Amendment, the project would be subject to the appropriate environmental review as required per CEQA for the proposed amendments.

If a formal Specific Plan Amendment moves forward, an initial study would be necessary to prepare to determine the type of CEQA document required; however, based on traffic impacts, noise impacts, and air quality impacts from the proposed informal amendment, it is anticipated that a Supplemental EIR or EIR Addendum, and associated technical studies would be required.

Public Outreach/Comments

Development Pending Signs were posted onsite (one on Greenback Lane and one on Sunrise Boulevard) and the City’s various Neighborhood Areas, Sunrise MarketPlace, and Chamber of Commerce were notified of the City Council’s consideration of the applicant’s proposal.

The project was included in a City News Flash, included an online feedback form (comments incorporated in Attachments 11 - 14), and featured in regional media. The proposed amendment has been scheduled twice for City Council consideration and ultimately postponed at the request of the applicant. Each hearing notice has been widely advertised and been a significant topic of conversation in the community.

Property owners within 500 feet of the project site were mailed a meeting notice . Comments received prior to April 2025 are linked in the attachments below. These comments were based on the 2024 project submittal. The applicant revised the application in March 2025 as depicted in Attachments 2 and 3). All comments received after April 1, 2025 are included as Attachment 14.

Applicant Community Outreach and Engagement
As referenced in the Applicant’s Project Description (Attachment 2) , the applicant conducted community outreach to the City’s Neighborhood Areas and other community stakeholders. This outreach was based on the Applicant’s 2024 submittal. Based on stakeholder feedback received, the applicant submitted a revised project submittal (March 2025), which was the basis for the analysis in this staff report.

Attachments

1. Sunrise Tomorrow Specific Plan

2. Applicant Project Description and Big Ideas Narrative

3. Applicant Proposed Site Map

4. SACOG Reconnecting Communities News Item

5. Sunrise Tomorrow Conceptual Land Use Map
ITEM 11
Agenda Packet Page 264
Subject: Consideration of Initiation of Specific Plan Amendment for the Sunrise Tomorrow Specific Plan Date: April 23, 2025

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6. General Plan Policy Consistency Review and Sunrise Tomorrow Specific Plan Policy Consistency Review

7. Sunrise Tomorrow Specific Plan Community Engagement Summary

8. October 20, 2021 Planning Commission Staff Report

9. November 10, 2021 City Council Staff Report

10. Public Comment Letters and Emails received prior to 11/6/24

11. Public Comment Letters and emails received between 11/6/24 and 1/31/25

12. Public Comment Letters and emails received 1/31/25 and 2/27/25

13. Public Comment Letters and emails received 3/1/25 and 3/31/25

14. Public Comment Letters and emails received after 4/1/25 ITEM 11
Agenda Packet Page 265
Sunr
ise Tomorrow Specific Plan Amendment
Submitted to: City of Citrus Heights, March 31, 2025
Applicant: Ethan Conrad Properties Inc.

Representative: Holloway Land Company
Project Description 1
Justification Summary 1
Relevant and Supportive General Plan Policies 1
- Additional General Plan Support for the Specific Plan Amendment 6 Relevant and Supportive Sunrise Tomorrow Plan Policies 7 Additional Specific Plan Amendments Needed 10
Attachments 10
ITEM 11
Agenda Packet Page 266

1 Project Description

Ethan Conrad Properties (the “applicant”) proposes amendments to the adopted Sunrise Tomorrow Specific Plan adopted on November 10, 2021.

Ethan Conrad Properties controls 75+/- acres of the southern portion of the Sunrise Mall Marketplace (formerly known as Sunrise Shopping Mall),and is located within the Sunrise Tomorrow Specific Plan area.

The applicant proposes to amend the Specific Plan in two phases. Phase I of the Specific Plan Amendment will focus on the southern approximately 25 acres, and Phase II of the Specific Plan Amendment will address the remaining approximately 50 acres. The Specific Plan Amendment will allow for retail and commercial businesses, including, but not limited to: large format retail stores; childcare facilities; quick-serve food establishments; drive through services (limited to three in Phase I, and three in Phase II); on-site commercial storage and public storage (limited to basement areas of the former Sears and Sears Auto building in Area 3-A); private educational schools; as well as indoor commercial recreation facilities. These focused amendments are proposed to better serve the existing Citrus Heights community and more fully meet local needs.

Simultaneous with the Specific Plan Amendment, the applicant proposes to submit for processing a commercial parcel map application, which will merge and reconfigure some of the existing parcels to allow for the above referenced businesses to be located on individual parcels.

Justification Summary

This proposed Specific Plan Amendment encompasses much of the area within the Sunrise Tomorrow Specific Plan identified as Neighborhoods 3-A, 3-B, 3-C, and 4-C.

Benefits of the Specific Plan Amendment include keeping local dollars within the community and reducing travel times by providing desirable services in the immediate area. These benefit the local economy, create jobs, generate tax revenue to support public safety, education and other local programs, and support our environment through reduced traffic congestion and related automotive emissions.

The Specific Plan Amendment will allow retail and commercial businesses, including large format retail stores, hotels, childcare facilities, quick-serve food establishments, drive through services, on-site commercial storage and public storage, private educational schools, as well as indoor commercial recreation facilities within sub-areas of the adopted Specific Plan and its zoning.

Relevant and Supportive General Plan Policies
ITEM 11
Agenda Packet Page 267

2 The project is consistent with many goals, policies and objectives of the Citrus Heights General Plan, adopted on August 11, 2011

The Project is Consistent with Policy 2.4 of the General Plan

The Project is Consistent with the following General Plan policy:

● Policy 2.4: Preserve individual neighborhoods and promote a prosperous business community

The Project is Consistent with Policy 7.2 of the General Plan

The Project is Consistent with the following General Plan policy:

● Policy 7.2: Promote new development that is designed to encourage neighborliness, a sense of belonging to the community and community pride.

The Project is Consistent with Goal 8 of the General Plan

The Project is Consistent with the following General Plan goal and policy:

● Goal 8: Maintain the economic strength of retail centers by focusing retail activities at major intersections
○ Policy 8: Locate retail businesses at or near major intersections. ■ Action A. Improve streetscapes and access, and allow creative signage as incentives for retention and expansion of retail businesses at major intersections.

The Project is Consistent with Goal 9 of the General Plan

The Project is Consistent with the following General Plan goal and policies:

● Goal 9: Revitalize and maintain corridors as economically viable and physically attractive
○ Policy 9.2: Provide opportunities for mixed-use projects within commercial corridors.
○ Policy 9.3: Include all major corridors in a redevelopment district. Policy 9.4:

Implement the Boulevard Plan, Reinventing the Auburn Boulevard Corridor, which promotes improvements that will enrich existing businesses, stimulate private investment, and encourage new business opportunities.

ITEM 11
Agenda Packet Page 268

3 The Project is Consistent with Policy 10.2 of the General Plan

The Project is Consistent with the following General Plan policy:

● Policy 10.2: Design buildings to revitalize streets and public spaces and to enhance a sense of community and personal safety.

The Project is Consistent with Goal 11 of the General Plan

The Project is Consistent with the following General Plan goal:

● Goal 11: Maintain and strengthen Sunrise MarketPlace as the heart of commercial activity in Citrus Heights Policy
○ 11.1: Actively seek to attract, retain and expand commercial activities at Sunrise MarketPlace.
■ Action B. Establish an ongoing business attraction, retention and expansion program that includes partnerships with key property owners, real estate brokers and retailers.

The Project is Consistent with Goal 12 of the General Plan

The Project is Consistent with the following General Plan goal and policies:

● Goal 12: Create an inviting and distinctive identity for Sunrise MarketPlace to promote its image as the City’s premier destination to shop, work, live, and play. ○ 12.12 Action A: Support the Sunrise MarketPlace Property-based Business Improvement District’s efforts to market and advertise Sunrise MarketPlace as the City’s premier business district.
○ Policy 12.3: Transform the Sunrise Mall area into a premier regional destination and a flourishing center of community life where residents and visitors shop, work, live, and play.
■ Action B: Use a flexible planning approach for Sunrise Tomorrow to allow for a variety of uses and to respond to evolving market conditions and community needs.

ITEM 11
Agenda Packet Page 269

4 ■ Action D: Promote development in Sunrise Tomorrow in a manner that creates an attractive, distinct, cohesive, high quality place where residents and visitors come to shop, work, live, and play

The Project is Consistent with Policy 13 of the General Plan

The Project is Consistent with the following General Plan policies:

● Policy 13.4: Facilitate the development of new buildings in areas currently devoted to parking to shorten distances between buildings and foster better pedestrian connections between shopping centers.
● Policy 13.5: Promote transit-oriented development through reuse and redevelopment of opportunity sites near the Greenback Lane/Sunrise Boulevard intersection

The Project is Consistent with Goal 14 of the General Plan

The Project is Consistent with the following General Plan goal and policies:

● Goal 14: Strengthen the retail base to ensure the City’s fiscal stability, provide needed goods and services, and promote the vitality of City commercial districts and nodes ○ Policy 14.1: Retain and expand the City’s base of retail jobs and sales tax revenue.
■ Action A: Enhance business attraction, retention and expansion activities that includes partnerships with key property owners, real estate brokers and retailers.
■ Action B. Continue to foster public/private partnerships with the Chamber of Commerce, the Sunrise MarketPlace Property-based Business Improvement District, and other business groups.
■ Action C. Support the Sunrise MarketPlace as a core location for retail business attraction, retention and expansion activities. ■ Action D. Use Redevelopment and other available City resources to leverage, reinforce and assist property owner efforts to retain and attract retail clients.
○ Policy 14.2: Provide incentives to the private sector for catalyst projects that stimulate private investment in the City’s commercial districts.

The Project is Consistent with Goal 15 of the General Plan

The Project is Consistent with the following General Plan goal and policy:

ITEM 11
Agenda Packet Page 270

5 ● Goal 15: Diversify the local economy to meet the present and future employment, shopping, and service needs of Citrus Heights residents and sustain long-term fiscal health
○ Policy 15.2: Ensure that the City’s regulations and processes support economic development opportunities.
■ Action A: Review and amend the Zoning Code to address any regulatory impediments to attracting target businesses, and to facilitate desired business expansions and reuse.

The Project is Consistent with Policy 16.2 of the General Plan

The Project is Consistent with the following General Plan policy:

● Policy 16.2: Focus economic revitalization and redevelopment efforts on key opportunity sites within the City to be catalysts for economic revitalization and/or redevelopment.

The Project is Consistent with Goal 18 of the General Plan

The Project is Consistent with the following General Plan goal and policy:

● Goal 18: Be responsive to changing economic conditions and opportunities ○ Policy 18.1: Keep the Economic Development Strategy and Action Plan current to reflect evolving economic conditions, local needs, and priorities.

The Project is Consistent with Policy 22.2 of the General Plan

The Project is Consistent with the following General Plan policy:

● Policy 22.2: Provide for youth [...] programs and activities.

The Project is Consistent with Policy 45.2 of the General Plan

The Project is Consistent with the following General Plan policy:

● Policy 45.2: Continue to work with the Chamber of Commerce to develop business involvement in City decision making processes.
○ Actions A. Work with government, private and nonprofit entities to provide a broad range of support in such areas as transportation, job training, recreation and housing.

ITEM 11
Agenda Packet Page 271

6 The Project is Consistent with Policy 47 of the General Plan

The Project is Consistent with the following General Plan policies:

● Policy 47.1: Support businesses, organizations, and programs that respond to youth and family needs.
○ Actions A. Work with agencies and nonprofits to address the problems of youth in innovating, caring ways.
○ Action B. Work with the private sector to develop businesses that serve youth and families.
● Policy 47.2: Encourage events that integrate family, school and community. ● Policy 47.3: Promote the development of a range of child care facilities and arrangements, including family day care homes, quasi-public and private child care centers, before- and after-school programs and recreational activities, to fulfill the needs of Citrus Heights residents and employees.
○ Actions A. Prepare and adopt Community Design Guidelines that encourage child care facilities to be located in [...] in commercial developments, especially near major transportation corridors.

Additional General Plan Support for the Specific Plan Amendment

"The General Plan seeks to protect and enhance those portions of the corridors that support viable and attractive commercial development and high quality residential areas. […] In the stretches of corridor between the retail nodes, non-retail uses such as offices, service businesses, mixed use and residential development are encouraged. […] the General Plan provides a Corridor Transition Overlay designation, which allows for low intensity commercial and mixed use developments that are compatible with surrounding land uses […]

Sunrise Boulevard: The southern portion of Sunrise Boulevard within the City is dominated by Sunrise MarketPlace, which is designated for commercial and office uses. Two other commercial areas exist at Woodmore Oaks Drive and between Old Auburn Road and Antelope Road. The General Plan seeks to retain existing medium and high density residential developments along Sunrise Boulevard, and other residential uses that back or side onto Sunrise Boulevard. Some areas with single family residences, some of which front on Sunrise Boulevard, are designated with the Corridor Transition Overlay designation.” Page 2-17

"Sunrise MarketPlace will need a vibrant, distinct identity to remain a major regional draw and top revenue source for the City. Aggressive marketing and business promotion efforts and beautification will be required to ensure the continued success of Sunrise MarketPlace as a commercial center and community resource.

ITEM 11
Agenda Packet Page 272

7 Protecting and enhancing Sunrise MarketPlace is a critical part of the City’s economic development strategy […] intended to support the efforts of the Sunrise MarketPlace Property- based Business”. Page 2-20

"The City of Citrus Heights, through General Plan policies, redevelopment, and partnerships with the private sector, seeks to maintain and enhance the quality of life of its residents by retaining and encouraging expansion of existing businesses and employment. Business activity is an important part of the City’s fabric, providing a source of jobs, shopping and services to City residents, and in providing revenues for the financially healthy city." Page 2-24

Relevant and Supportive Sunrise Tomorrow Plan Policies

The Project is Consistent with the Sunrise Tomorrow Development Frameworks

The Project aligns with the following Sunrise Tomorrow policies:

● Development Framework for Planning Area 3 is “envisioned as an entertainment district with retail and entertainment uses” (pg 59)
● D-6 Development Standards envision “establishing a vibrant mixed use district” (pg 65)

The Project is Consistent with the Sunrise Tomorrow Land Use Plan

The Project aligns with the following Sunrise Tomorrow policies:

3.3.1 Land Use Plan provides for:
● Retail/Food and Beverage: “Anchor Retail Department Stores, Ground Floor Retail Stores, [...] Grocery Stores, Restaurants, Breweries and Bars.” ● Community Institutional: “Child Care Centers, [...] Community Recreation Centers” (pg 67)

The Project is Consistent with the Sunrise Tomorrow Frontage Plan

The Project aligns with the following Sunrise Tomorrow policies:

3.3.2. Frontage Plan provides for:
● Active Retail Frontage: “active retail, restaurant and entertainment uses are encouraged”
● Active Mixed Use Frontage: “active retail, restaurant and entertainment uses may occur” (pg 69)
ITEM 11
Agenda Packet Page 273

8 The Project is Consistent with the Sunrise Tomorrow Land Use Policies

The Project is Consistent with the following Sunrise Tomorrow policies:

3.3.3 Land Use Policies envision:
● LU-1. “A community and regional destination”
● LU-3. “An economic engine and employment center”
● LU-5. “Building frontages along streets intended for the highest level of pedestrian activity are designated ‘Active Retail Frontage.’ Along these streets, active retail, restaurant, and entertainment uses are required.”
● LU-6. “Developers of projects containing ground floor commercial space designated for retail, restaurant, or entertainment use shall strive to create a mix of complementary, vibrant, high-quality retail, restaurant, and entertainment uses. [...] Retail stores providing daily needs, such as grocery stores, are encouraged.” (pg 71)

The Project is Consistent with the Sunrise Tomorrow Mobility Policies

The Project aligns with the following Sunrise Tomorrow policies:

3.4.3 Mobility Policies state:
● M-7. “Vehicular parking shall be provided for all uses according to the minimum and maximum requirements.”
● M-5. “A bus transit center shall be established along Sunrise Boulevard” (pg 77)

The Project is Consistent with the Sunrise Tomorrow Parking Development Standards

The Project aligns with the following Sunrise Tomorrow policies:

4.2.3 Parking Development Standards require:
● DS-3. “All surface parking lots [...] shall provide demarcated safe accessible pedestrian access and circulation through all parking areas to a pedestrian pathway.” (pg 95)

The Project is Consistent with the Sunrise Tomorrow Key Design Elements

The Project is Consistent with the following Sunrise Tomorrow policies:

4.4.2 Sub Area 2-A:

ITEM 11
Agenda Packet Page 274

9 ● Key Design Elements envision that “Mixed-use buildings along Main Street should have active ground floor uses such as dining and retail

4.4.3 Sub Area 2-B:

Key Design Elements envision that “Street-facing ground floor should have active uses”

4.5.2 Sub Area 3-A: Entertainment Anchor
● Key Design Elements envision:

1. “Outdoor dining, seating areas [...] and game areas”

2. “The primary entertainment use main entry and marque should be centrally located and visually significant with compelling design elements.” (pg 133)

The Project is Consistent with the Sunrise Tomorrow Planning Area 3 Use Regulations

The Project is Consistent with the following Sunrise Tomorrow policies:

Table 4.15 Planning Area 3 Uses provides for:
● Commercial recreation facility - Indoor Minor
● Commercial recreation facility - Indoor Majo
● General Retail
● “Restaurant” (s)
● Child day care center and
● Parking facility, public or commercial, surface (pg 145)

The Project is Consistent with the Sunrise Tomorrow Planning Area 4 Use Regulations

The Project is Consistent with the following Sunrise Tomorrow policies:

Table 4.21 Planning Area 4 Uses provides for:
● Commercial recreation facility - Indoor Minor
● Commercial recreation facility - Indoor Major
● Drive-Through Facility
● “Restaurant” (s)
● Parking facility, public or commercial, surface (pg. 165)

ITEM 11
Agenda Packet Page 275

10 Additional Specific Plan Amendment Modifications and Clarifications

● Remove maximum retail GLA allocation in areas 3 and 4. ● Remove any minimum FAR requirements in areas 3 and 4. ● Reduce the minimum 30%-40% open space Delete Policy OS-3 regarding restoring creek.
● Modify the open space of areas 3 and 4.
● Each sub-area within the Specific Plan shall be designed to detain or otherwise accommodate stormwater runoff from that sub-area.
● Areas 3 and 4 will no longer provide stormwater detention for the overall shopping center.
● In the lower levels (basement areas always used as storage) of the former Sears and Sears Auto Building in Area 3-A, on-site commercial storage and public storage, ● Quick-serve restaurants are allowed to have drive-through service subject to City standards and limitations described herein.
● As an item of clarification, the allowed uses described herein and per the Specific Plan shall be allowed in all portions of the Specific Plan Area as opposed to certain specific areas.

Attachments

The Sunrise Tomorrow Plan’s Five Big Ideas are Achieved in the Proposed Specific Plan Amendment (SPA);

Site Plan

ITEM 11
Agenda Packet Page 276

11 The Sunrise Tomorrow Plan’s
Five Big Ideas are Achieved in the
Proposed Specific Plan Amendment (SPA)

1. Community & Regional Destination
Proposed SPA - Attracting popular retailers and enhancing the property with capital improvements to create an appealing and engaging destination.

2. Connected Green Spaces
Proposed SPA - The addition of a new, open event space for community gatherings, concerts, a farmer’s market, or other local uses to bring together neighbors, families, and the entire Citrus Heights community.

3. Streets for People
Proposed SPA - The new property enhancements through the Sunrise Tomorrow Plan will reinvigorate the Sunrise Mall property; instead of a vacant, dilapidated dead mall, this plan will provide a vibrant community gathering space that can be enjoyed by everyone.

4. Livable Neighborhoods
Proposed SPA - Sunrise Tomorrow Evolution will provide 350 new multi-family housing units and help address the housing shortage in the Citrus Heights community.

5. Economic Engine
Proposed SPA - Strong national retailers to help stimulate the economy, bringing jobs and vital tax revenues the community needs and depends on to fund essential services, including public safety, education, and transportation.

ITEM 11
Agenda Packet Page 277
ITEM 11
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54 55
ADOPTED NOVEMBER 10, 2021
RESOLUTION NO. 2021-09954
55 SUNRISE TOMORROW SPECIFIC PLAN

FRAMEWORK & POLICIES
This Illustrative Plan shows the
potential future development of the
Sunrise Tomorrow Plan Area.

Development shown in the illustrative plan, and other
exhibits throughout this document, is based on the
projected market demand and represents one example
of development that conforms with the requirements of
the Specific Plan. Further detail per each development site is provided in Chapter 4: Development Standards.

Figure 3.1 iLLuSTrA TiVe PLAN
Potential development shown based on Projected Development Scenario. Phases 1-4 shown.

3.1 Overview

3.1.1 illustrative Plan
1 2
3 4
5 6
7 8
9 10
eMPLOYMeNT ANCHOr
SuNriSe CO
MMONS
MAiN
STreeT
BuSiNeSS HO
TeL
FuLL
-SerViCe HOTeL
reT
AiL
ANCHOr /
FuTure MiXeD
uSe DeVeL
OPMeNT
eNTerTAiNMeNT
ANCHOr
reSiDeNTiAL
NeigHBOrHOODS
OPeN
SPACe
TrANSiT
CeNTer
*Potential future build-out. Projected development phases 1-3 shown.

N
20 40
80 160

SUNRISE BLVD

GREENBACK LN
6 3
6 2
10 1
5 7 7
4 8
98 8
9 ITEM 11
Agenda Packet Page 279
Citrus Heights General Plan
GOAL 2: Preserve the unique character of Citrus Heights, and create a distinctive community identity (Land Use) Policy Consistent/Inconsistent/ Insufficient Information Policy 2.1: Distinguish Citrus Heights from other communities through quality development that typifies the City’s desired image.

Insufficient Information – Site Plans provided by the applicant depict new buildings with limited detail about landscaping and other site elements.

The
Design Standards of the Sunrise Tomorrow Specific Plan are intended to encourage design that is higher quality and unique to the region. It is unclear whether or not the architectural styling or site planning will adhere to these standards. The Specific Plan includes roadway design standards, open space, and landscape standards that if applied could aid in achieving this goal, however, they are not reflected in the site plan.

Policy 2.4: Preserve individual neighborhoods and promote a prosperous business community.

Insufficient Information – The project site is adjacent to both single-family and multi-family neighborhoods on the southern and eastern frontages. The southern neighborhood, accessed via Sawgrass Circle, was an involved stakeholder in the development of the Specific Plan. This neighborhood raised a number of concerns with ongoing challenges with speeding, side shows, and noise.

The
Specific Plan identifies the use of open space to provide a landscape buffer and sound wall to aid with noise reduction from the Sunrise Tomorrow Site. Specific Plan Policy LU-7 restricts development and roadways within 20’ of the southern property line. It is unclear if this would be achieved through the proposed site plan.

The proposed site plan depicts a Home Depot adjacent to the Sawgrass Circle neighborhood. The proposed building is
approximately 30’ away from the southern property line. It is unclear how this will interface with the existing roadway and the ITEM 11
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existing planter. Noise impacts associated with forklifts, delivery trucks, and similar operational challenges may impact this neighborhood. A detailed site plan and acoustic evaluation would be required if the project moves forward.

Goal 8: Maintain the economic strength of retail centers by focusing retail activities at major intersections (Corridors) Policy 8.2: Discourage spot retail commercial developments and the creation of new strip commercial areas. Focus new retail uses within the retail nodes identified on Map 3.

Inconsistent – The STSP prohibits drive-throughs, and the preliminary plan depicts a number of drive-throughs along the periphery of the site which do not encourage walkability and connections to the retail portions of the plan. Each pad is a disconnected retail node limiting safe access to the rest of the center.

Policy 8.3: Support the creation of transit centers near Greenback Lane/Sunrise Boulevard and Greenback Lane/Auburn Boulevard Inconsistent/Insufficient Information – The Sunrise Tomorrow Specific Plan includes the relocation of the existing Transit Center (Arcadia Drive) to the Sunrise Boulevard frontage of the site. The central location of the proposed Transit Center is intended to support the anticipated Bus Rapid Transit (BRT) along Sunrise Boulevard and proposed intensity and density of the Sunrise Tomorrow Specific Plan.

While the proposed amendments may not preclude the Transit Center in this location, the proposed amendments are uses that are generally not supportive of the density and intensity of uses that are supportive of higher quality transit service including BRT.

Policy 9.5: Discourage the creation of any new parcels within existing commercial centers, if such creation might hinder the viability and/or future redevelopment of the center.

Inconsistent/Insufficient Information – This General Plan Policy was created to ensure new parcels do not get in the way of the anticipated intensification and densification of land uses when redeveloping commercial centers.

Goal 10: Achieve attractive, inviting, and functional corridors (Corridors) Policy 10.1: Require superior architectural and functional site design features for new development projects along major corridors.

Insufficient Information – No architecture plans submitted to evaluate this Policy.

Policy 10.2: Design buildings to revitalize streets and public spaces and to enhance a sense of community and personal safety.

Insufficient Information – Design of buildings has not been provided at this time.

ITEM 11
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Policy 10.3: Discourage trademark or generic architecture in order to provide unique visual interest in Citrus Heights.

Insufficient Information – No architectural plans have been provided at this time. The proposed amendments include the allowance of drive-through services to national quick service tenants and include a proposed In-N-Out restaurant. National quick service chains such as In-N-Out have a distinct trademark architecture that ensures brand recognition and typically do not differ in architectural design.

Policy 10.8: Discourage concentration of auto intensive facilities (such as drive-through and gas station uses) and ensure that drive through businesses are allowed only where compatible with the surrounding areas.

Inconsistent – The proposal shows up to six drive through uses adjacent to each other.

Whi
le there are a few locations in the City that have similar conditions, these are considered legacy conditions inherited from Sacramento County. Since incorporation, there has been no new drive throughs permitted by the City in such close proximity or concentration, in particular, drive throughs of this level of impact (queuing, trips generated, etc.).

For context, as part of the Stock Ranch Guide for Development adoption process, the property owner requested consideration of two drive-throughs as part of the Specific Plan regulations. The Council felt that two drive-throughs included in close proximity were inappropriate for the specific plan and the project site; so the Specific Plan is limited to a single drive through, which was recently approved as a Starbucks.

In addition, during the design and development phase of the Sylvan Market project (Sylvan Corners) the developer requested two drive-through uses. Due to circulation concerns and overall impacts to the site, the project was approved with a single drive through user, Starbucks).

The prohibition of drive throughs as part of the Sunrise Tomorrow Specific Plan was very intentional due to the impacts these uses can have on more sensitive uses promoted by the plan (housing, ITEM 11
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parks, etc.). In particular, some major drive-through users (i.e.

Chic-fil-A and In-N-Out, are well known to have extremely long vehicle queues that can create a number of circulation
challenges, air quality impacts, noise impacts, and similar challenges that can make locating sensitive uses envisioned by the plan more difficult due to compatibility issues.

Goal 11L Maintain and strengthen Sunrise MarketPlace as the heart of commercial activity in Citrus Heights (Sunrise MarketPlace) Policy 11.1.C Identify opportunities to expand entertainment, restaurant, lodging and leisure activities that complement and support the retail uses in Sunrise MarketPlace.

Inconsistent – While the proposal reflects a bowling alley in the existing Sears structure, this use is currently allowed in the STSP , no modification to the Specific Plan would be required to allow a bowling alley.

The balance of the proposal is not expanding or providing any uses listed in the Policy. The Quick Service Restaurants are encouraging pass-through visitors. The proposed Home Depot is a service destination where visitors pick up needs and return home or to job sites.

Policy 11.3: Promote new regional and community-oriented commercial development within Sunrise MarketPlace that is compatible and supportive of existing uses.

Inconsistent – While a Home Depot can be a semi-regional draw, the location as proposed may not be compatible with the adjacent single-family homes south of the site.

Specific design considerations and setbacks were included in the STSP to ensure compatibility with the adjacent residential areas.

The STSP indicates neighborhood park and community space in this location providing buffer between the residences and the shopping center.

Policy 11.1.D. Identify opportunities to expand civic and community activities that complement and promote the retail uses in Sunrise MarketPlace.

Inconsistent – Open space policies were integrated into the Sunrise Tomorrow Plan to help foster social interactions and community engagement. Part of the open space framework
includes an entertainment plaza, and a central gathering space for large community events. Providing accessible and walkable gathering areas can increase foot traffic and boost business in the surrounding space.

ITEM 11
Agenda Packet Page 283
The proposed plan depicts the area set aside for gathering and community engagement has been reduced to approximately one half of an acre, less than one percent of the project area. This reduction of dedicated open space would limit the project from meeting this goal.

Policy 11.2: Locate office buildings in Sunrise MarketPlace to increase the vitality of the area.

Inconsistent/Insufficient information – The proposed amendment does not indicate any office uses. Providing office space can increase foot traffic and boost business in the surrounding area.

Goal 12: Create an inviting and distinctive identity for Sunrise MarketPlace to promote its image as the City’s premier destination to shop, work, live, and play. (Sunrise MarketPlace) Policy 12.3: Transform the Sunrise Mall area into a premier regional destination and a flourishing center of community life where residents and visitors shop, work, live, and play.

Inconsistent – The proposed application deviates from the intent of this policy. The applicant’s proposed mix of land uses is consistent with a planning paradigm that is dated and focused on convenience for vehicles that are passing by the site.

The
intent of this policy is to re-establish the Sunrise Mall site into a regional draw exceeding the regional impact the mall provided during its first thirty years of existence.

As part of the STSP development, traffic data indicates that 2/3 of all vehicles do not start or stop in Citrus Heights, they are just passing through.

A significant outcome of the community engagement that resulted in this policy, focused on the need for a mix of uses to encourage residents and visitors to park once, and shop, work, live or play on the site.

The proposal focuses on uses that are catering to visitors passing by the site which does not encourage nor create a regional destination and flourishing center of community life as called for in the policy. Further, Quick Service Restaurant uses with drive- throughs are ubiquitous in the City and in the region.

ITEM 11
Agenda Packet Page 284
Policy 12.3A: Implement the Sunrise Tomorrow Specific Plan to ensure the long-term viability of the Sunrise Mall Property.

Inconsistent – The proposal is inconsistent with the STSP and may be detrimental to achieving the proposed mix of uses and housing called for in the plan. As discussed later in this analysis, the STSP includes “5 Big Ideas” which are intended to be the vision for the plan and the metric for evaluating consistency.

Policy 12.3B: Use a flexible planning approach for Sunrise Tomorrow to allow for a variety of uses and to respond to evolving market conditions and community needs.

Inconsistent – The STSP provides for a variety of flexible approaches for proposals that are consistent with the intent and scope of the plan, including the 5 Big Ideas. For example, the plan allows staff level amendments “Minor Administrative
Modifications” for minor interpretations of land uses or similar standards. A Minor Administrative Modification was used recently to allow the Sunrise Montessori School within the former Sears Repair center. The proposed plan would require an amendment for policy or regulation changes to reflect uses in the proposal.

Policy 12.3C: Promote uses in Sunrise Tomorrow that can be economically supported, are financially feasible and self- sustaining, and maximize fiscal benefits to the City.

Insufficient Information – The outcome of the proposal on achieving this policy is unknown at this time. While the proposed uses are likely to generate sales tax revenue, it is unclear for the longer-term impact of these uses on the Sunrise Mall site and the ability to achieve the mix of density and mix of uses called for in the STSP . Storage facilities do not generate a sales tax base and do not promote a customer base. While a large box home improvement store would generate a sales tax base, it is unknown how much of this tax base would just be a shift from another large box home improvement store that is operating less than three- quarters of a mile away.

The proposal does not reflect a clear path to replacing the 1.1M square feet of substantially vacant retail within the mall itself.

Policy 12.3D: Promote development in Sunrise Tomorrow in a manner that creates an attractive, distinct, cohesive, high quality place where residents and visitors come to shop, work, live, and play. Features shall include urban design that supports the site as a community and regional destination, open space and multi-use Inconsistent/Insufficient Information – The Sunrise Tomorrow Plan outlines a mix of policies intended to create symbiotic uses that create an attractive place for visitors and residents to shop, work, live and play.

ITEM 11
Agenda Packet Page 285
trails that connect between land uses, streets designed for people, and livable neighborhoods providing a variety of housing typologies
This is achieved through a variety of design principles and a complementary mix of uses. The applicant’s proposal eliminates several policies intended to create this environment, including the reduction of open space minimums which greatly inhibits the ability to provide common, accessible open areas. The proposed open space areas integrate a network of parks, plazas, paseos, and trails, creating connectivity between land uses within the Sunrise Mall property and the surrounding areas.

It is unclear whether the proposed housing called for in the STSP, creating a vibrant neighborhood would be able to be achieved if the applicant’s proposal were to move forward.

Policy 12.3E: Strongly discourage uses that do not contribute to a walkable, pedestrian friendly environment
Inconsistent/Insufficient Information – The information in the preliminary application does not reflect many of the requirements of the Specific Plan including internal roadway design, pedestrian circulation and similar attributes.

Fu
rther, drive-through uses are generally designed to serve drivers first; and pedestrians second. Most drive throughs can be challenging to navigate for pedestrians due to traffic volume, queuing/stacking, and similar challenges.

Similarly, the proposed Home Depot does not reflect design principles included in the specific plan related to pedestrian and vehicular circulation that supports a walkable environment. Home Improvement Stores are generally oriented to vehicular traffic due to the size and nature of the goods sold. Vehicular and delivery traffic associated with these uses can create challenging pedestrian environments.

Goal 13: Increase activity in the Sunrise MarketPlace through transportation investments that enhance the convenience and safety of driving, riding transit, bicycling, and walking to, from, and within the district. (Sunrise MarketPlace) Policy 13.1: Improve mobility in the Sunrise MarketPlace area to provide adequate access for vehicles, transit, bicycles and pedestrians.

Inconsistent – Increasing Drive-Through pads does not promote walkability and/or contribute to safe access to other areas within ITEM 11
Agenda Packet Page 286
the MarketPlace. The proposal does not reflect the “Streets for People” approach from the STSP intended to support this policy.

Policy 13.2: Create convenient connections across Sunrise Boulevard for vehicles, bicycles, pedestrians and transit.

Insufficient Information – No information from the proposal identifies pedestrian connections to nearby centers or the proposed transit facility.

Policy 13.4: Facilitate the development of new buildings in areas currently devoted to parking to shorten distances between buildings and foster better pedestrian connections between shopping centers.

Potentially Consistent – Pad buildings may reduce the large expanses of parking between tenant spaces; however as proposed significant distances between proposed pad buildings and the existing mall remain. Drive-through queuing areas and lack of landscaping and “Streets for People” may be inconsistent with this approach.

Policy 13.5: Promote transit-oriented development through reuse and redevelopment of opportunity sites near the Greenback Lane/Sunrise Boulevard intersection, including potential mixed- use projects with a residential component. Coordinate potential development plans with transit near this intersection.

Insufficient Information – The proposal does not reflect a location for the Transit Center called for in the STSP . The relocation of the existing Transit Center (Arcadia Drive) to the Sunrise Boulevard frontage of the site is intended to support the anticipated density of the Sunrise Tomorrow Specific Plan.

Whi
le the proposed plan indicates an area for multi-family housing (350 units), it is far less than the number of units anticipated in the STSP . The STSP proposed a residential character which includes a variety of high-quality open space i.e. gardens, active trails and seamless interface into the adjoining neighborhood.

Goal 14: Strengthen the retail base to ensure the City’s fiscal stability, provide needed goods and services, and promote the vitality of City commercial districts and nodes (Sunrise MarkePlace) Goal 14: Strengthen the retail base to ensure the City’s fiscal stability, provide needed goods and services, and promote the vitality of City commercial districts and nodes.

Insufficient Information – The types of uses proposed are not unique to the City and may impact existing retailers. The fiscal impact of the proposal is uncertain.

Policy 14.1: Retain and expand the City’s base of retail jobs and sales tax revenue.

Consistent/Inconsistent – The project as proposed introduces at least three new businesses that currently are not found in Citrus Heights. The proposal to include these uses will generate sales tax. The addition of additional retail users that do not currently exist within the City can result in increased base of retail jobs and sales tax.

ITEM 11
Agenda Packet Page 287

The applicant has proposed allowing mini-storage as an allowed use. This use, currently prohibited, could generate a nominal amount of sales tax for goods sold associated with the storage use; however, this is considered a very minor sales tax generating use.

Goal 15: Diversify the local economy to meet the present and future employment, shopping, and service needs of Citrus Heights residents and sustain long-term fiscal health. (Economic Development) Policy 15.1: Pursue non-retail development and reuse (including home occupations, information services, lodging and conference uses) to provide additional job opportunities, reduce the City’s long-term dependence on retail sales for jobs and revenue, and provide viable alternatives for currently underutilized retail centers.

Inconsistent – The majority of the uses identified by the applicant are considered retail uses. Mini-storage can contribute a handful of jobs potentially; however, any tax revenue generated would be considered nominal.

Goal 16: Make adequate land available for economic development opportunities (Economic Development) Policy 16.2: Focus economic revitalization and redevelopment efforts on key opportunity sites within the City to be catalysts for economic revitalization and/or redevelopment.

Potentially Consistent/Inconsistent – The proposal will add additional users to the City’s largest redevelopment opportunity.

One of the driver’s for developing the Sunrise Tomorrow Specific Plan was ensuring a mix and intensity of users for the site to ensure maximization of the site for economic opportunities.

Policy 23.2: Incorporate plazas or other public outdoor activity spaces into public and private development projects.

Policy 23.3: Promote development of attractive public and quasi- public spaces in non-residential development as amenities for workers and customers.

Inconsistent/Insufficient Information – The proposal identifies a small site area (less than one acre of the site) set aside for public space. A significant driver of the Sunrise Tomorrow Plan includes the establishment of Public/Quasi Public Open Space spread throughout the site. A target of up to 25 acres of Open Space was set for the STSP . The proposed open space is disconnected from the balance of the proposal.

Policy 25: Provide adequate sites for a variety of housing opportunities to serve all residents (Housing) Policy 25.1: Promote development of a variety of housing types in terms of location, cost, design, style, type, and tenure, while ensuring compatibility with adjacent uses of land.

Insufficient Information – The site plan sets aside a small area for 350 multi-family housings units, far less than the intended densities of up to 360 units (Planning Area 3) and 480 units (Planning Area 4), each of varying densities and typologies.

ITEM 11
Agenda Packet Page 288
Based on the proposed site plan, accommodating the number of housing units identified would be unlikely due to lack of physical space and proximity to uses that can be incompatible with residential uses.

Policy 25.2: Strive to meet the City’s fair share housing allocation based on the Regional Housing Needs Assessment.

Policy 25.4: Support a variety of housing opportunities on vacant or underutilized lands.

Insufficient Information – As part of the 2021-2029 Regional Housing Needs Allocation (RHNA) the City identified 349 units of housing allocated to the Sunrise Mall Site, including up to 145 units within Planning Area 3 and up to 110 units within Planning Area 4 collectively representing about 50% of the City’s RHNA allocation.

Whi
le the proposal indicates an area set-aside for 350 housing units within Phase 2, these units are collectively in one area of the site where it is unknown if spacing is adequate.

The STSP calls for a mix of housing typologies spread throughout the site. It should be noted that if the project provides less than the number of housing units listed in the RHNA, the City would be required to demonstrate the availability of vacant/ underutilized land elsewhere that could accommodate the units allocated to these planning areas as part of RHNA. While a portion of these could be reallocated to other portions of this site; there are extremely limited alternatives to reallocate this share of RHNA elsewhere in the City.

Pursuant to Government Code Section 65863, the Council would need to demonstrate the availability of alternative sites prior to approval of a Specific Plan Amendment.

Policy 25.3: Facilitate mixed-use development and
redevelopment in appropriate areas.

Inconsistent/ Insufficient Information – The majority of the proposed uses are retail-focused. The STSP envisions a mix of uses that would provide synergy between uses and create residents living on the site to shop and frequent new established uses.

ITEM 11
Agenda Packet Page 289
Policy 25.3.B. The City will adopt a Specific Plan for the Sunrise Mall site by January 2022 including policies that promote and require residential uses for the overall plan development.

Residential development in the Specific Plan shall be encouraged to be at densities of at least 20 units per acre and shall include design standards such as reduced parking and setbacks and increased building heights as compared to existing zoning. Site planning should include logical phases or developable areas of 50-150 units of varying housing typologies. The City will routinely coordinate with property owners and implement CEQA
streamlining afforded by the Specific Plan.

Insufficient Information – This Policy was developed in coordination with the California Department of Housing and Community Development (HCD) to comply with the state
mandated Housing Element Update.

As
part of the 2021-2029 Regional Housing Needs Allocation (RHNA) the City identified 349 units of housing allocated to the Sunrise Mall Site, including up to 145 units within Planning Area 3 and up to 110 units within Planning Area 4 collectively representing about 50% of the City’s RHNA allocation. While the site plan depicts an area for 350 units, more evaluation is required in order to determine if this land area is sufficiently sized and feasible.

If the proposed Specific Plan Amendment is approved, the City would be required to demonstrate the availability of vacant/ underutilized land elsewhere that could accommodate the units allocated to these planning areas as part of RHNA. While a portion of these could be reallocated to other portions of this site; there are extremely limited alternatives to reallocate this share of RHNA elsewhere in the City.

Pursuant to Government Code Section 65863, the Council would need to demonstrate the availability of alternative sites prior to approval of a Specific Plan Amendment.

Policy 25.3.C. Pursue funding to incentivize and promote housing within the City’s three identified “Green Zones” for the SACOG Green Means Go Pilot Project, with the goal of achieving 25-35% of the city’s overall RHNA requirement within these zones.

Inconsistent – SACOG’s Green Means Go pilot project is intended for projects that create more infill housing, increase mobility, and reduce vehicle emissions. The City has successfully leveraged the City investment in the Sunrise Tomorrow project to obtain grant funding which has been used to evaluate strategies to facilitate the infrastructure necessary to support the redevelopment of the Sunrise Mall site.

ITEM 11
Agenda Packet Page 290
The Sunrise Tomorrow Project is regularly highlighted by SACOG as a model for the “why” regional infrastructure investment is necessary to unlock infill sites to redevelopment of mixed-use projects.

Straying from the vision and intent of the Sunrise Tomorrow Plan could change perceptions from SACOG and other funding sources which would reduce competitiveness for future grant funding to support the redevelopment of this site.

As identified in the January 13, 2025 SACOG letter, pending Reconnecting Communities funding ($450,000) may be
jeopardized based on the proposed plan amendment.

Goal 29: Plan, design, construct, and manage a Complete Streets transportation network that accommodates the needs of all mobility types, users and ability levels. (Transportation and Mobility) Goal 30: Promote attractive and well-maintained roadways and sidewalks Goal 31: Provide access to public transit service to all Citrus Heights residents and high quality, frequent public transit service to those residents living along designed transit routes.

Policy 29.1: When constructing or modifying transportation facilities, strive to provide for the movement of vehicles, commercial trucks, alternative and low energy vehicles, transit, bicyclists and pedestrians appropriate for the road classification and adjacent land use.

Policy 29.4: Support safe, complete and well-connected
neighborhood street, bicycle, and pedestrian access and connections that balance circulation needs with the
neighborhood context.

Policy 30.2: Require public street right-of-way dedications and improvements as development occurs. Ultimate right-of-way and improvements should be installed at the time of development, except when a lesser right-of-way will avoid significant social, neighborhood or environmental impacts and perform the same traffic movement function.

Insufficient Information – The Specific Plan requires each property owner to provide frontage improvements to accommodate the necessary Transit Improvements to support the future Bus Rapid Transit along the Sunrise Boulevard corridor. It is unclear whether the proposed drive-through uses would facilitate the
improvements as identified by the Specific Plan.

Fu
rther, the Specific Plan identifies a variety of on-site roadway improvements with roadways that are designed to include pedestrian amenities, landscaping and similar improvements. It does not appear these features are proposed as part of the proposed site plan.

ITEM 11
Agenda Packet Page 291
Policy 31.4: Require new development to provide transit enhancements, (including, but not limited to bus pull-outs and bus shelters) where appropriate, that decrease transit travel times, improve access to transit stops, or improve the amenities, security, or travel information at transit stops.

Policy 29.2: Measure customer satisfaction related to vehicle travel using level of service (LOS) according to procedures in the latest version of the Highway Capacity Manual published by the Transportation Research Board. The City will strive to achieve LOS E or better conditions for City roadways and intersections during peak hours (these may include weekday AM, Mid-Day, and PM hours as well as Saturday Mid-Day or PM peak hours).

The intent of the policy is to effectively utilize the roadway network capacity while balancing the desire to minimize potential adverse effects of vehicle travel on the environment and other modes.

Policy 29.3: Require development proposals to analyze future transportation impacts and mitigate significant impacts
consistent with Policies 29.1 and 29.2.

Insufficient Information – The Specific Plan included approval of an Environmental Impact Report which evaluated transportation impacts of the plan on the surrounding roadways for automobiles, transit, and active modes of transportation.

The
EIR assumptions, based on a robust transportation analysis included assumptions of a mix of uses that were transit supportive in nature and at intensities that supported a “park once” philosophy generally seen in more urban mixed-use projects.

In addition, the EIR assumed development of the specific plan would be consistent with the uses allowed under the approved plan. Specific uses including home improvement and extremely high-volume drive-through uses were not contemplated as part of the EIR. Further, a distribution of the higher traffic generating uses across the site were anticipated rather than such close proximity as shown in the new proposal.

Since the passage of SB743, LOS impacts to single occupancy vehicles are no longer considered an environmental impact under CEQA; however, the City’s General Plan policies related to LOS are still relevant when considering development applications. Further, impacts to Transit Service are still considered impacts under CEQA. The EIR identified potential impacts to transit service by the time the site is fully built out, which necessitates mitigation measures to reduce the impacts to transit service. These mitigation measures are applicable to ensure transit service meets basic performance metrics for transit service.

ITEM 11
Agenda Packet Page 292
It is unclear, at this time, whether the proposed Specific Plan Amendment would exacerbate the anticipated impacts to transit as compared to the Specific Plan. An updated Transportation Impact Study would be required to evaluate the difference between the proposed amendment and the approved Specific Plan.

Goal 52: Protect City residents from the harmful and annoying effects of exposure to excessive noise through noise reduction and suppression techniques and appropriate land use policies (Noise) Policy 52.1: Review proposed development projects for
compliance with the standards in Table 9: Acceptable Noise Levels. If it appears that a project may exceed the limits of Table 9, require an acoustical analysis to identify potential noise levels and attenuation methods.

P
olicy 52.3: Protect the community, especially noise sensitive receptors, including schools, residences and care facilities, from excessive noise. Residential uses located in a commercial zone are not considered noise sensitive receptors.

P
olicy 52.4: Require major development proposals to reduce noise impacts on adjacent properties through appropriate techniques.

P
olicy 52.5: When located adjacent to existing or planned sensitive residential and public/quasi-public uses, require new nonresidential development to mitigate noise to a maximum of 60 dBA Ldn at the property line.

Insufficient Information – The applicant’s proposal includes uses that can generate noise levels that exceed the City’s standards. A specific acoustic assessment would be required as part of any formal Specific Plan Amendment application.

Goal 59: Ensure that ample and appropriate parks and recreation facilities and programs are available to all residents (Parks and Recreation)
Policy 59.2: Promote acquisition and improvement of both developed and undeveloped park sites and provide recreation facilities necessary to meet or exceed the level of 3.55 parkland acres per 1,000 residents.

Inconsistent – The proposal allocates approximately 0.5 acres of open space/event area inconsistent with the Open Space called for by the Specific Plan and the anticipated number of residents within the site.

ITEM 11
Agenda Packet Page 293
Policy 59.4: Support provision of recreation facilities and services by private businesses.

Goal 60: Build greener infrastructure and promote development of a healthy community. (Parks and Recreation) Policy 60.1: Mitigate the urban heat island effect and sequester carbon.

Insufficient Information – The proposal does not include a landscape plan. The Specific Plan and Zoning Code require minimum landscape standards for parking lots and planter areas.

The Zoning Code requires a minimum of 50% of parking areas to be shaded within 15 years.

Goal 64: Support private utility companies and public utility districts to provide adequate levels of utility services to Citrus Heights residents and businesses, and ensure that necessary infrastructure is constructed to minimize negative effects on surrounding development. (Utilities)
Goal 64: Support private utility companies and public utility districts to provide adequate levels of utility services to Citrus Heights residents and businesses, and ensure that necessary infrastructure is constructed to minimize negative effects on surrounding development.

Insufficient Information – The Sunrise Tomorrow Specific Plan and EIR confirmed the availability of adequate utilities to serve the full development envisioned under the Specific Plan. This
infrastructure is largely located within Sunrise Boulevard.

Exi
sting on-site infrastructure is nearing the end of its useful life and was not designed for expansion necessary to accommodate an increase in utility demand. No utility plans have been provided.

The Specific Plan anticipates coordination between property owners to develop shared onsite utility trunk mains to support the ultimate buildout of the site.

Sunrise Tomorrow Specific Plan
Vision Statement: Sunrise Tomorrow transforms Sunrise
Mall into a 21st Century Main Street.

T
he Specific Plan creates a new economic engine and regional destination with a diverse mix of uses and livable neighborhoods that support a high-quality of life for Citrus Heights.

Inconsistent – The proposed amendment does not include the mix of uses, urban design, and similar components necessary to achieve the vision. The amendment largely reflects retail uses and does not provide for the cohesive mix of uses necessary to achieve the vision.

ITEM 11
Agenda Packet Page 294
Five Big Ideas

1. Community and Regional Destination
Sunrise Tomorrow is designed around a dynamic Main
Street and community gathering space with lots to do and see.

Inconsistent – The proposed amendment does not reflect the building blocks to achieve a dynamic main street including Open Space/Community Gathering space, or “Streets for People” .

Mo
st of the proposed uses are readily available in the City and regionally.

2. Connected Green Spaces
Sunrise Tomorrow creates a network of parks, plazas and streets that are safe and connected with shade trees and sustainable landscaping.

Inconsistent – The applicant has requested a reduction of the Open Space requirements from the STSP and the site plan reflects approximately 0.5 acres allocated for open space in Phase 2. The STSP includes a target of up to 25-acres of Open Space.

Ex
isting Open Space requirements and maximum Floor Area
Ration (FAR) requirements allows for more designated space for local amenities for the community. This provides safe and easy pedestrian and bike access through areas to enhance the livability, health and wellness, and recreation.

Parks, trails, and possible restoration of the tributary of the Creek can play a vital role in the local ecosystem, while providing contrast to the existing urban landscape.

The reduction of open spaces limit the intent of safe, internal and external pedestrian friendly connectivity.

3. Streets for People
Sunrise Tomorrow envisions streets designed for people, with a network of safe and slow speed streets that serve pedestrians and cyclists while allowing vehicular access.

Inconsistent – The proposed site plan relies on existing drive aisles that serve the Sunrise Mall. These drive aisles do not provide facilities for pedestrians as called for in the STSP .

4. Livable Neighborhoods
Sunrise Tomorrow creates connected communities with
various housing options and a high quality of life.

Inconsistent/Insufficient Information – Even though the proposed site plan includes a small area for housing, it is unclear if housing would be viable due to challenges with compatibility with proposed uses. The concentration of 350 units of housing within a ITEM 11
Agenda Packet Page 295
small site is inconsistent with the intent of the mix of densities called for in the STSP .

5. Economic Engine
Sunrise Tomorrow creates an economic engine with
environments that promote economic activity and job
creation, where both employers and employees want to
be.

Inconsistent/Insufficient Information – The proposed site plan provides uses that are inconsistent with various portions of the STSP . While some uses will generate revenue; the magnitude of revenue produced is uncertain when compared to the revenue assumptions of the STSP .

Sunrise Tomorrow Specific Plan Policies:

The following policies supplement General Plan policies and apply to future development projects proposed within the Plan Area.

D-1 MAXIMUM DEVELOPMENT ALLOWANCE
T
otal development within Plan Area shall not exceed the Maximum Development Allowance of 3,200,000
Gross Square Feet (GSF).

T
otal development within each Planning Area shall not
exceed the following:

Planning Area 1: 445,000 GSF
Planning Area 2: 1,110,000 GSF
Planning Area 3: 485,000 GSF
Planning Area 4: 480,000 GSF
Planning Area 5: 610,000 GSF
Planning Area 6: 70,000 GSF
The Maximum Development Allowance is inclusive of all uses, and includes both existing and new development.

Inconsistent – The applicant’s proposal requests removal of maximum retail GLA in Planning Areas 3 and 4. These limits are necessary to establish a “ceiling” for the environmental review and traffic analysis.

D-2 DEVELOPMENT ALLOWANCE BY LAND USE
I
n addition to the Maximum Development Allowance, the following development allowances are established for each land use category within the Plan Area:
320,000 GSF of retail / commercial buildings
960,000 GSF of office buildings
450,000 GSF of community / institutional buildings
Inconsistent – The applicant’s proposal requests removal of maximum retail GLA in Planning Areas 3 and 4. These limits are necessary to establish a “ceiling” for the environmental review and traffic analysis.

ITEM 11
Agenda Packet Page 296
2,220 residential units
480 hotel rooms
Development allowances by land use are further established for each Planning Area, as shown in Table 3.2. Development
allowances by land use exclude the area occupied by existing uses while they continue to operate; however, the total building area (including existing and new development) may not exceed the Maximum Development Allowance.

D-3 COMMITMENT TO FLEXIBILITY AND MARKET-BASED

DEVELOPMENT
To allow flexibility to respond to changing market conditions over time, the Specific Plan establishes processes for reviewing and approving development proposals with minor changes to
development allowance by land use or development standards that otherwise comply with the overall intent and purpose of the Specific Plan.

Inconsistent – The STSP includes flexible tools including Minor Administrative Amendments and Exchange of Development
Allowances for uses considered consistent with the STSP and underlying assumptions in the EIR.

The
proposed modification would require a significant Specific Plan Amendment and Environmental Review.

LU-1 COMMUNITY AND REGIONAL DESTINATION - Development
shall support the Specific Plan vision of creating a community and regional destination. Uses which serve on-site and Citrus Heights residents and attract customers from the greater Sacramento Region are encouraged. Specifically, destination retail, restaurants, theater, family entertainment, and hotel uses are encouraged within the areas of the plan designated for “Main Street, ” “Sunrise Commons, ” and “Entertainment Anchor. ” Inconsistent/Insufficient Information – In general, the proposed site plan does not identify uses that are consistent with a regional destination.

LU-2 LIVABLE COMMUNITIES - Development shall support the Specific Plan vision of creating a variety of housing options and a high quality of life. A variety of housing typologies, including town houses, stacked flats, apartments, and senior housing, are encouraged in areas of the plan designated for “Neighborhood Residential” and “Mixed-Use Residential, ” …
Inconsistent/Insufficient Information – The STSP calls for a mix of housing types and densities distributed throughout the site. The proposed site plan includes minimal housing concentrated in one area of the site.

LU-5 ACTIVE GROUND FLOOR USES - Development shall support the Specific Plan vision of creating a walkable and pedestrian- oriented district. To create a pedestrian-oriented district, where people feel safe walking with lots to do and see, the Specific Inconsistent/Insufficient Information – The proposed site plan does not adhere to the conceptual site plan in the STSP and architectural plans have not been provided at this time.

ITEM 11
Agenda Packet Page 297
Plan establishes standards for building frontages (see Figure 3.6).

Building frontages along streets intended for the highest level of pedestrian activity are designated “Active Retail Frontage. ” Along these streets, active retail, restaurant, and entertainment uses are required. Non-active frontages, such as blank walls, service access, and parking access are prohibited in areas designated “Active Retail Frontage”.

LU-6 GROUND-FLOOR RETAIL, RESTAURANTS, AND
ENTERTAINMENT USES - Developers of projects containing
ground floor commercial space designated for retail, restaurant, or entertainment use shall strive to create a mix of
complementary, vibrant, high-quality retail, restaurant, and entertainment uses. Developers should consider existing and/or approved retail end uses within other specific plan area development sites as a factor for diversifying their respective retail offerings. Retail stores providing daily needs, such as grocery stores, are encouraged.

Inconsistent/Insufficient Information – The proposed site plan does not adhere to the conceptual site plan in the STSP and architectural plans have not been provided at this time.

LU-7 MINIMIZE IMPACTS TO ADJACENT RESIDENTIAL
COMMUNITIES - Development shall be designed to minimize impacts to adjacent residential communities. Along the southern and eastern edges of the Plan Area, adjacent to existing residential uses, development shall be limited to residential and community uses. Within these areas, height restrictions, setbacks, and open space requirements are established to minimize the visual impact of development on existing residents.

Landscaping and sound walls shall be used to minimize noise to adjacent residential uses. No development or roadways shall be permitted within 20 feet of the southern edge of Plan Area.

Inconsistent/Insufficient Information – The proposed site plan does not adhere to the conceptual site plan in the STSP . It is unclear what impact the proposal will have on the adjacent residential neighborhood to the south of the site.

LU-8 AUTO-ORIENTED USES & DRIVE-THROUGH BUSINESSES -
Auto-oriented uses and drive-throughs are not compatible with the Specific Plan vision of creating a walkable and pedestrian- oriented district. Auto-oriented uses, such as auto parts retailers, car washes, service stations (gas station), and vehicle sales and Inconsistent – The proposed amendment would allow up to six drive-through users and automotive related uses. The prohibition of these uses was intentional in the STSP to support the development of higher intensity and diversified land uses.

ITEM 11
Agenda Packet Page 298
service, are not permitted within the Plan Area. Drive-through businesses are not permitted in the Plan Area.

M-1 STREET STANDARDS - All streets within the Plan Area shall be designed as complete streets and constructed to the standards identified in the cross-section for each respective roadway classification unless modification of one or more of the
classification standards are approved by the Community
Development Director and City Engineer.

M-3 PEDESTRIAN CIRCULATION - Pedestrian circulation shall be provided by a network of sidewalks, pedestrian paths, paseos, and multiuse paths, as shown in Figure 3.7. Sidewalks shall be provided along both sides of all streets. Marked crosswalks shall be installed at all legs of each intersection. Pedestrian network shall provide connections to adjacent neighborhoods, including Sawgrass Circle and Mitchell Village, where feasible.

M-4 BICYCLE CIRCULATION - Bicycle circulation shall be
provided by a network of bike lanes, shared streets, and multi-use paths, as shown in Figure 3.7 Bicycle parking shall be provided for all uses according to the requirements established in Chapter 4, Development Standards. Short-term bicycle parking may be uncovered and shall be provide close to activity generators such as retail, parks, and community centers. Long-term bicycle parking shall be covered and secure, and shall be provided within each multifamily residential, office, and institutional building in a location approved by the Community Development Director.

Bicycle network shall provide connections to adjacent
neighborhoods, including Sawgrass Circle and Mitchell
Village, where feasible.

M-5 TRANSIT CENTER - bus transit center shall be established along Sunrise Boulevard at the location indicated in Figure 3.7.

Northbound and southbound bus platforms shall be provided as Inconsistent – The proposed site plan does not adhere to the conceptual site plan in the STSP or the Mobility related standards described in the Specific Plan.

The
proposed site plan does not reflect the Street Standards or Bike/Ped/ Transit Improvements as called for in the STSP .

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well as passenger amenities including seating, shade structures, and signage with real-time arrival information. The transit center is intended to replace the existing bus transit center on Arcadia Drive and serve bus routes operating along both Sunrise Boulevard and Greenback Lane. The transit center shall be designed to accommodate potential future bus rapid transit (BRT) service along Sunrise Boulevard.

M-6 VEHICULAR ACCESS & CIRCULATION - Vehicular access
and circulation shall be provided by a network of streets, as shown in Figure 3.8. Primary vehicular access shall be provided by the existing signalized intersections on Greenback Lane at Arcadia Drive, Sunrise Boulevard. at Birdcage Center, and a new signalized intersection between that intersection and Macy Plaza Drive.

Secondary vehicular access shall be provided by the existing signalized intersection on Sunrise Boulevard. at Macy Plaza Drive and existing right-in/right-out driveways.

OS-1 PROVIDE A HIGH-QUALITY AND ACTIVE OPEN SPACE

NETWORK
Open space is required to be provided in each Planning Area.

Table 3.3 identifies the open space target for each Planning Area.

These targets are intended to guide development and are not considered a minimum or maximum. Landscaped areas, plazas, paseos, the Green Loop, and other common open areas
accessible to the public shall all count towards the open space target. Open spaces should be modeled after the open spaces illustrated in the Open Space Framework Plan (Figure 3.9).

Sidewalks, roads, driveways, parking lots, storage areas, and similar features shall not be counted as open space.

In order to ensure that shared outdoor spaces are properly scaled to accommodate a range of uses and events, minimum size requirements are established for certain Primary Open Spaces in Inconsistent/Insufficient Information – The site plan indicates an area of less than one-acre of open space, which does not adhere with the minimum open space target of the STSP (25 acres).

Additionally, the applicant is proposing to eliminate the option to restore the underground tributary of Arcade Creek.

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Table 3.4. The area of Primary Open Spaces shall count towards the open space target for each Planning Area.

OS-2 CONNECT AND ENRICH THE LOCAL CONTEXT
Open spaces and trails throughout the Plan Area shall connect to spaces internally as well as externally to adjacent neighborhoods, streets, shopping developments, and regional active parks and trails. The green open spaces proposed in this plan are intended to provide local amenities for the community around the site and provide safe and easy pedestrian and bike access through the site to better connect sites on the perimeter of the project.

OS-3 RESTORE NATURAL SYSTEMS AND HABITATS
Since the construction of the Sunrise Mall in 1971, most of the site has been covered by surface parking lots. The Specific Plan offers a new future for the site. Landscaped areas identified in the Open Space Framework shall incorporate natural landscapes and restorative habitats. This shift not only fosters native plants and wildlife throughout, but also introduces production agricultural land to local food production. The buried tributary of Arcade Creek could be uncovered and restored. Uncovering and
supporting the site’s natural systems can allow the site to play a larger role in the local ecosystem and will differentiate Sunrise Tomorrow as uniquely Citrus Heights development with a special draw to new residents, employers, and visitors.

S-6 TREE CANOPY
Development within the Plan Area shall protect and enhance the existing tree canopy. A well-balanced tree canopy will provide shade across the Plan Area, decrease heat island temperatures, and naturally collect and infiltrate storm water during the rainy winter months. Where feasible, exiting mature trees should be maintained, consistent with the City of Citrus Heights 2015 Urban Forest Master Plan (UFMP). New trees shall be planted within proposed parks, plazas, and open space. A continuous tree Insufficient Information – A Landscape Plan has not been provided to evaluate this Policy.

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canopy shall be provided along all streets, sidewalks and pedestrian pathways. Surface parking areas shall be planted as ‘orchards’ with canopy trees.

DS-41. Plant street trees throughout the project, thereby contributing to the spatial definition and visual appeal of the project’s roadways, while providing shade and comfort for pedestrians.

DS-45. Introduce traffic calming measures where pedestrian activity is heaviest, including curb bulb-outs, raised crosswalks (with bollards to protect sidewalk), park strips or tree wells with canopy tree planting and on-street parking
Inconsistent – The proposed site plan does not propose
modification of the existing circulation network.

DS-48. Provide generous sidewalks with sufficient width to accommodate clear pedestrian passage while allowing sufficient room for street trees and other streetscape amenities, as well as commercial activity such as sidewalk dining as appropriate.

Inconsistent – The proposed site plan does not propose
modification of the existing circulation network.

DS-52. Bicyclists are encouraged to use the off-street Multi-Use Path. All interior streets within project site shall be shared routes with sharrows prominently indicated in-lane, defining a shared lane between automobile and bicycle traffic.

Inconsistent – The proposed site plan does not propose
modification of the existing circulation network.

5.1.5 Street Standards All streets shall be built as defined in Table

5.1. Inconsistent – The proposed site plan does not propose modification of the existing circulation network.

6.8 Green Loop Multi-Use Trail

6.8.1 Design Character
The Green Loop Multi-Use Trail is a path for walking, running, and biking that is located around the edge of the Sunrise Tomorrow project site and connects to adjacent neighborhood trails and sidewalks. The loop path is approximately 1.5 mi long and connects to all major public open spaces in the project, giving users a variety of scenery and destinations. This path provides a safe and easy way for residents, daily workers, and visitors to stay active and navigate to destinations within the project by avoiding car traffic on roads.

Inconsistent – The proposed site plan does not propose
modification of the existing circulation network.

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City of Citrus Heights
Sunrise Tomorrow Specific Plan Outreach Summary
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First Name Last Name Comments
Jen Haley If a Home Depot is going to be put in, there should be extreme excess of making it looks beautiful and not just a standard home depot. This should be so nice people want to live next to it! And there should be plenty of lighting to ensure that there is safety in mind when designing the facility.

It is understandable if the larger businesses like this attract more business, but us residents would really rather see a multi use like stores on bottom/housing up top like Santana Row but less fancy. Thanks! Carol White
I am appalled by the amendment that is being offered. It does not fit the original Specific Plan at all! 1) Another building supply store directly across the street from an existing one is redundant. 2) We have more than enough fast food restaurants in the area. 3) Two green space areas would be deleted from the plan. They are needed, in this area in particular, to help mitigate auto exhaust and provide calming areas for the body and soul. 4) It reduces the number of housing units. And, 5) Has nothing but paving everywhere - no landscaping to beautify the area or help mitigate the heat in the summer.

PLEASE hold fast to the original intent for the area and send the owner back to the drawing board to provide what is best for the community.

Robert Carlson
Citrus Heights Council Members,
I urge you to deny Ethan Conrad's proposed amendment to the Sunrise Mall Redevelopment plan. It is clear Ethan Conrad lacks the vision or desire to redevelop the site into something meaningful and useful to the city and its residents.

Based on the information in the amendment and the February 12, 2025, ABC 10 interview, it is clear Ethan Conrad's goal is to do this redevelopment as cheaply as possible. Using terms like “lipstick†is a red flag that the city and its residents will not get a redevelopment they are proud of. Instead, we will be stuck with a mall building with a fresh coat of paint and maybe some businesses who are also struggling like Macys and JC Penny. The city must demand that the mall and surrounding buildings be torn down to provide the city with a clean slate.

The proposed amendment also removes open space in the southeast corner of the site. Given the proximity to the residential neighborhoods, this green space is vital to the residents who live in the area.

Lastly, the city must also revisit the plan approved in 2021 as demand has shifted. Requiring nearly 1,000,000 SF of office space is likely overkill given the number of commercial vacancies in the area and along the highway 50 corridor with a much better appeal tenants.

Yvonne Sundahl I am opposed to the amendment because of the Home Depot being in the back yard of the Sawgrass Circle properties. Please move it elsewhere or do not approve of this amendment Karen Lesser This revised plan basically gives the developer everything he wants and nothing the residents want. ie:Phase I and II. Basically, there is no Phase II. Just empty promises. This plan is all fluff and no substance.

The map and description does not address the outdated mall at all.

It needs to be torn down in my opinion. That is the only way a whole new concept can be conceived. The developer should not be able to proceed until all these issues are resolved. This amendment is a joke.

Christine Pfost
Signage; what type of signage will be allowed on Sunrise Boulevard and Greenback Lane for the new tenants? Pollution: Is an environmental impact study needed to address the added pollution from idling cars that will be sitting in these 5/6/? new restaurants (especially In n Out) all located in close proximity to each other?
TraƯic Congestion: Will any peak time periods aƯect the flow of traƯic around the mall? Privacy: Will tall sound walls and/or greenery be a barrier between the business and the proposed and existing housing? Style: Will the style and layout of the buildings conform to the boulevard architecture? Trees and plants: Will more greenery be planted and maintained? What steps will be taken to ensure adequate watering during designated dry periods? We've all seen how businesses along Sunrise Boulevard and other areas just shut off their water and allowed trees and other mature growth to die when we were in a drought. The Water Resources guidelines to water trees not grass was obviously not followed. It was distressing to see these mature trees die a slow death.

Pamela Schulz
We don't need more big box stores or drive through restaurants. The original plans for mixed use *l(housing, outdoor community space, etc.) was great planning for use of the space. Additionally, having a covered outdoor space to house our Farmers Market and other community events would be well worth the cost. Concerts, 4th of July and other events would benefit from the space which would also bring in revenue to the city. Please carefully consider what is done with the mall. The plan must benefit the city now and in the long term
benjamin collier-mccoy SAYING NO, ABSOLUTELY NOT TO THE REVISED VERSION OF THE SUNRISE MALL PLAN. STICK TOT HE ORIGINAL PLAN AND THE CITY WILL BE A WINNER. MAKE CITRUS HEIGHTS GREAT!!! Carlene Duran-Costa I live in Orangevale. I would like to see Home Depot, Chick-fi-la, and In out Out Burger on the Sunrise Mall property ITEM 11
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Anna Dascenzi
Please hold fast on the current version of the sunrise mall development plan. Do not cave to one developer's interests and allow multiple fast food drive thru and another Home Depot and storage units to fill the space.

This is a once in a lifetime opportunity to decide if Citrus Heights becomes a thriving city with character and community or just another urban sprawl pass through to better places. I have lived in this community for over 30 years and have been so happy to see us take charge of our future by incorporating and gaining the ability to choose. You have my and my family and neighbors full support to hold firm and not bow to short sighted changes that will harm our city. The best results come from standing strong and aiming for success. Thank you for reading my comments.

Julie Jones Citrus Heights deserves a plan we can be proud of which doesn't approve Ethan Conrad's plan.

Lynn Avery
Why can't we just have a quaint little area with a theme?? We could think of a 'draw. that would 'draw' people, (not a Santa Claus Village-) but something local and relevant to our area, I'm sure that there would be many ideas to wrestle with.--something that would reflect the growing core of our City, I have said publicly (many times) that were are a schizophrenic City--there is no cohesion--no core- no fusion of thought, Possibly it is only a delusion But It doesn't HAVE to be--we could l start our creative juices flowing in stead of lying fallow and complaining Kathleen Day
Sunrise Mall
I'd love to see a civic auditorium - stage and seating for 500.

I'd also like to an auditorium for home shows, craft shows, antique shows, seasonal (xmas) shows.

Sincerely, Kathleen Day
Logan Ramshaw
In my opinion, this amendment is in complete contrast to the goal of the Sunrise Tomorrow Specific Plan. As a consumer, all this looks like is an expansion to the existing mall.

The goal of the Sunrise Tomorrow Plan should be to create an attractive, walkable shopping/entertainment district similar to the Palladio in Folsom. Far too much of the amendment space is dedicated to accommodating cars car parking, when it should be focused on creating a walkable area. The parking requirements should be taken care of with a parking structure or two, instead of just having a giant parking lot.

As it stands, this proposed amendment won't bring me back to the area, and I suspect that a majority of consumers would feel the same. Why would I go to this mall/shopping area, when there are other, nicer spaces in the neighboring communities?
In conclusion, I urge the city council to reject the proposed amendment and to be steadfast in creating a Live/Work space that we as a community can be proud of.

Anmol Bains
Hello,
As a young new home owner in Citrus Heights, I felt it was pivotal to try and make an impact within the community to the best I can, as I do plan to live and raise a family here.

Ethan's plan does not seem like a genuine belief towards revitalizing Citrus Heights.

Sunrise Mall was a staple of the community, times have changed and we must adapt.

Adding a Home Depot while having a Lowe's across the street seems odd.. not sure the thought process here. The amount of empty land, unnecessary parking spots… This has potential to be a gem for Citrus Heights, if done right This area needs a complete 180. The mall has been empty for years, let's make this an area for the community and families to enjoy again.

It's time to modernize Citrus Heights with its surrounding areas as well uplift.

I hope that in your recent trips within council, you've come to realize that, having newly built infrastructure, engaging businesses, restaurants, will help bring out the people of Citrus Heights Diana Hurff I like the mall the way it is. I hate the new ideas! Robyn Fredericks
Hi,
I'm a fairly new resident of Citrus Heights. I did attend the meeting regarding the Sunrise Mall development.

I am in favor of the redevelopment plan which includes Home Depot. Already hearing of the vandalism at the mall as it becomes more & more vacant, I am concerned that it will become an abandoned property with all the issues associated with that. I know the plan is not perfect and cannot please everyone but I believe it's a good start.

Thank you,
Robyn Fredericks
Mariposa Ave resident
Emanual Nathanial Amaha
It should be used as a DMV, hospital, Department of Health and Human Services and Social Services. Possible apartments ITEM 11
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