CITRUS HEIGHTS, CA (MPG) - At the October 27 meeting, the Citrus Heights City Council considered a proposed Sunrise MarketPlace Overlay Zoning Code Amendment, which would establish more specific land use guidelines for parcels within the Sunrise MarketPlace Property and Business Improvement District (PBID) area.  

The overlay wouldn’t change the underlying land uses of Shopping Center and Limited Commercial, but it would modify the allowable uses to exclude new development of car repair, car washes, gas stations, storage facilities, taxi or ambulance dispatch centers, and other vehicle-centric businesses. However, existing businesses with these uses would not be affected, nor would their ability to expand their businesses or transfer ownership. The overlay would only prohibit the development of new businesses with these uses within the area.

Citrus Heights is built-out and there is limited real estate available for redevelopment, so the City wants to encourage uses that are compatible with the vision of local residents, who want to see more shopping, dining, and entertainment centers where they can gather. The overlay would help support that vision, which aligns with the City’s goal of revitalizing Citrus Heights as a premier destination within the region.

Community Development Director Casey Kempenaar explained that the majority of traffic along Sunrise Blvd. are pass-through commuter trips. Allowing new gas stations, car washes, etc. would just continue that trend. And he pointed out that there are already a lot of established gas stations and other vehicle-centric businesses along the corridor, so additional similar businesses wouldn’t add anything new for the community to enjoy. But approving the overlay would encourage new development that meets the community vision for Citrus Heights and would entice more people to stop in the city and spend their money here.

The City conducted extensive public outreach about the proposed overlay, and Kempenaar said the majority of nearby residents and businesses support the plan. This was demonstrated during public comment as Kathy Morris with the CHASEN Neighborhood Association and Jodi Ash with the Area 11 Neighborhood Association both spoke in favor of the overlay, stating that their members want to see shopping, dining, and entertainment developed in the area. The residents believe there are already enough gas stations and car washes along the corridor and bringing in more would only increase traffic congestion and push the city further away from becoming a regional destination.

Many other letters of support for the overlay were also submitted to the Council from various community members and other Neighborhood Associations.

However, Phil Jarrett, the owner of the former China Buffet restaurant (on the west side of Sunrise Blvd. between Madison and Greenback), said prohibiting car washes and other vehicle-centric businesses will keep buildings vacant and allow them to become a haven for the homeless. He said that earlier this year he was moving forward with a plan to lease his property to WaterFly Car Wash for a new car wash location, and he said the overlay proposal was “created because of the car wash project.” He said that while he understands that people want restaurants, shops, hotels, and farmers markets, he believes a lot of that will be built through the Sunrise Mall redevelopment and that the city could use another car wash. “If you pass the overlay as it is, I’m afraid the homeless issue’s going to get worse on my property,” he said.

Trevor Knight, owner/operator of WaterFly Car Wash, which has an existing location along Sunrise Blvd. in Fair Oaks, disputed any concerns about car washes, stating that they are environmentally friendly because they recycle their water, and they do not increase traffic congestion since the majority of members live within a few miles of the location.

Al Fox, a former member of the City Council and the Planning Commission and a current City Council candidate said, “We should be the destination people want to go to.” He said that with “smart planning,” the overlay will help build the city as an entertainment and economic destination.

Susan Baker spoke on behalf of the El Tapatio Mexican Restaurant, which is in the same parking lot as the former China Buffet. Baker said that sales are up in their restaurant, and their customers would stay in the area after meals if there were more to do nearby. She said that a car wash will do nothing to improve the area or entice people to stay and spend their money in the city. She also said there is a parking lot covenant agreement between all the adjacent parcel owners that would limit any potential development into the parking lot for a car wash.

During Council comments, Councilmember Bret Daniels said, “It’s huge for me, huge, to put a restriction or take the ability away from a property owner to do anything with their property they want to do within legal bounds. … Making a decision to do such a thing weighs really heavy on my heart. And I’m still not absolutely sure which way I’m going to go on this.” He said, “This is America. You should be able to do with your property what you want to do with it. The government shouldn’t be able to tell you what to do with your property.” And he pointed out that prohibiting this use would be a “financial detriment to this property owner if he isn’t allowed to develop his property in this way. … We can’t take this lightly, when we’re doing this to somebody who is the legal owner.”

But Daniels said he does want to see this area become a premier destination, with hotels, entertainment, and fine dining establishments: “The bottom line is the carwash doesn’t fit, and I think that’s kind of a given.”  

Councilmember Steve Miller agreed, stating that he was struggling with the same issues of balancing the rights of the owner with the needs of the community. He met with Mr. Jarrett and is concerned that the overlay makes it more difficult for property owners of vacant locations to fill those spaces. But he agreed that a car wash surrounded by restaurants “doesn’t seem compatible.” And while a restaurant or similar establishment would be the ideal fit for that space, he said the owner is having trouble attracting restaurants because the building needs extensive repairs after damage from transients over the last few years. Miller was leaning toward opposing the overlay, but after reading all the letters of support from community members and adjacent business owners, he understands the need to keep the location as a restaurant, brewhouse, or entertainment center to cultivate the desired atmosphere along that corridor. He said he could support the overlay if the Council committed to creating a grant or loan program to help revitalize vacant properties and attract desired uses.

Vice Mayor Tim Schaefer also met with Mr. Jarrett and said he struggles with the idea of restricting an owner’s right to do something on their own property, but on the other hand he has to consider whether allowing that use is a “detriment” to the adjacent property owners, “because it certainly changes the direction of where that development goes.” After listening to “our taxpayers and residents and business owners, I will be supporting this overlay,” he said.

Councilmember Jeannie Bruins agreed with the comments of her fellow councilmembers. She had spoken with Mr. Jarrett and knows he is trying to do what is best for his family, but she said the Council has to “weigh the interests of the community and the long-term effects.”

Mayor Porsche Middleton concurred: “We have to leverage and understand what the community wants and what’s been said and what they desire, versus what a property owner wants and needs to have done with his property.” She said the City will continue to have conversations about potential grant programs and other ways to support property owners in redevelopment.

The proposed overlay was approved unanimously by the City Council.