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1
Citrus Heights General Plan
Introduction
A New City, A New Plan
As a newly formed City, Citrus Heights is at last in the position to
define and pursue a locally- defined vision for the community. The
General Plan establishes the planning and policy framework that
articulates the community’s vision and guides development for the next
20 years. It presents the community’s social, economic and environmental
goals to guide decisions about private development projects and the
City’s use of resources.
Incorporation on January 1, 1997 brought a new sense of community
pride to Citrus Heights and set the stage for locally- responsive public
services. The General Plan defines the qualities that make Citrus Heights
a special place and establishes policies and actions to preserve and
enhance the quality of life for the City’s residents, workers, merchants
and visitors.
This General Plan also addresses State general plan requirements.
California law requires that every city and county adopt a long- term
General Plan that addresses seven specific topics or “ elements,”
organized in any format or structure preferred by the community. The
general plan may also address other topics the community feels are
relevant. Regardless of the format or issues addressed, the plan must
be internally consistent. This Plan is organized into three elements that
meet the State requirements, as shown in Table 1: General Plan Content.
Residents played a major role in creating this first Citrus Heights General
Plan through participation in workshops, membership on the General
Plan Advisory Committee, responses to a community survey, and written
comments. Carrying out the plan will require many individual actions
and ongoing programs involving virtually every City department and
many other public agencies and private organizations. This Plan is
designed to be practical and flexible to ensure that it can be effectively
implemented.
The goals, policies and actions in each element of the Plan embody the
Table 1. General Plan Content
Introduction
Citrus Heights
Plan Elements
Required
Plan Topics
Issues Covered
Community
Development
Land Use
Circulation
Housing
Community character, neighborhoods, corridors,
economic development, gateways, public spaces,
housing, circulation, regional coordination
Resource
Conservation
Conservation
Open Space
Biological resources, open space,
energy conservation, cultural resources
Community
Health
Noise
Safety
Flooding, seismic activity, hazardous materials, noise,
air quality, services, parks and recreation, education, utilities
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2
Citrus Heights General Plan
Introduction
Population as of January 2000
4 Sacramento 406,000
4 Citrus Heights 89,200
4 Folsom 52,700
4 Galt 18,050
4 Isleton 850
4 Unincorporated 642,700
State Dept of Finance
City’s approach for achieving the community’s vision for its future. Goals
identify physical, economic, environmental and/ or social ends that the
community desires. Goals should be reviewed periodically to ensure
that they continue to reflect the preferred direction of the community.
Each goal is followed by policies that establish basic statements guiding
action to pursue community goals. Policies are used directly to guide
the responses of City decision makers and staff to development
proposals and related community actions. Actions are necessary to carry
out the policies ( see Table 14: Implementation Schedule for Actions).
Setting
Citrus Heights is located in northeast Sacramento County, just south
of the Placer County line. With a 2000 population of 89,200, Citrus
Heights is the second largest city in the greater Sacramento area ( see
Table 2: Population Trends). Citrus Heights lies 12 miles northeast of
downtown Sacramento on Interstate 80. Citrus Heights is surrounded
by unincorporated industrial and agricultural areas, as well as the
unincorporated communities of Fair Oaks, Carmichael, Gold River,
Rancho Cordova, Orangevale, Antelope, Foothill Farms, and North
Highlands. The city of Folsom and Folsom Lake reservoir are located
approximately six miles to the east, and the city of Roseville, in Placer
County, lies immediately to the north. The map below shows the location
of Citrus Heights.
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3
Citrus Heights General Plan
Values
The core values of the community – safe neighborhoods, controlled
traffic, rural setting and economic opportunity – were reinforced by
City residents throughout the process leading up to creation and
adoption of this General Plan.
Citrus Heights is a city of neighborhoods. Neighborhoods form the
basic building block of local government, providing important input
for City decisions. Citrus Heights is also a great place to do business.
Residents value the variety of shopping opportunities, and people from
outside the City frequently travel to Citrus Heights to shop. Additional
economic opportunities can be realized by improving access to
businesses, revitalizing shopping centers, filling vacant spaces, and
creating new office and industrial centers.
With its position as the second largest City in a growing and diverse
region, Citrus Heights can play an important role in helping to address
a wide range of regional issues. Growth in Placer and El Dorado
Counties, combined with the proposed incorporation of nearby Rancho
Cordova, presents new challenges to addressing regional issues that affect
the quality of life for Citrus Heights’ residents and businesses.
Traffic is among the most pressing issues affecting City residents. While
the high volume of regional traffic passing through Citrus Heights
benefits residents by increasing business activity and City revenues, it
also makes local travel more difficult. Residents also desire more and
safer bike and pedestrian routes but want to maintain the natural feel
of the City.
The General Plan Process
The vision embodied in this General Plan began with the drive for local
control that resulted in the City’s incorporation on January 1, 1997.
During 1999, the general planning process intensified with concentrated
efforts by the City and residents to shape the future direction of Citrus
Heights. Key steps in this planning process were identifying issues at
community workshops, refining those ideas through a General Plan
Advisory Committee, and verifying the results of that work with a
community survey. Citizen involvement has been vital throughout the
planning process.
Community Workshops
The City held three Community Workshops in February, March and
May 1999 at San Juan High School, where more than 200 local residents
provided input on the major planning issues to be addressed in the
General Plan. In April 1999, the City published a Summary of Background
Information describing existing land use patterns, transportation networks,
community services, natural and cultural resources, economic conditions,
and public safety hazards. The Summary provided citizens and City
Introduction
Citizens participate in community workshop.
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4
Citrus Heights General Plan
officials with greater understanding of existing conditions in Citrus
Heights. Objectives most frequently cited by workshop participants
included the following:
• Ensure the safety and livability of residential neighborhoods;
• Reduce traffic congestion;
• Receive high- quality public services;
• Establish a distinctive community character;
• Create more economic development and business and
employment opportunities;
• Increase tax revenues and financial viability of City government;
• Maintain viable, compatible and attractive land uses along the City’s
major corridors;
• Define a community core area; and
• Develop attractive City gateways.
Additional workshops that focused on certain issues were held in
November 1999 and January 2000. The first focused on economic
development opportunities. The second, attended by more than 150
people, concentrated on rural residential issues.
During the City’s annual Sunday FunDay 1999, children drew pictures
of how they see the future – theirs and the City’s. Three of these drawings
appear as chapter dividers in this Plan to serve as reminders that the
policies in this document will affect quality of life for future generations.
General Plan Advisory Committee
After the first round of community workshops, the City appointed 16
community members to serve on a General Plan Advisory Committee
( GPAC). The GPAC met eight times between August and December
1999 to discuss issues and provide direction regarding General Plan
goals and policies. Major GPAC recommendations include the following:
• Protect neighborhoods from cut- through traffic;
• Discourage strip commercial development along primary arterial
streets;
• Encourage and facilitate bicycle, pedestrian and transit use;
• Diversify the economy to increase job opportunities and the tax
base;
• Improve library and animal control services; and
• Develop a master plan for creeks, trails and open space.
Survey
In October 1999, a survey was mailed to 3,200 randomly selected
households in the City. The purpose of the survey was to affirm the
direction from the workshops and GPAC, and to solicit any additional
ideas into the preparation of the General Plan. Almost 20 percent of
the surveys were returned, which means the answers are assumed to be
within 4 percentage points of what they would be if all City residents
Introduction
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5
Citrus Heights General Plan
responded – a reliable sampling of community values and views.
The survey asked questions about land use, quality of life, transportation,
economic development, and public services and facilities. It also asked
what residents like most and least about living in Citrus Heights. A
synopsis of survey information is contained in the Summary of Background
Information.
Single family homes were the most preferred type of future residential
development, while the favored commercial development was small-scale,
resident- serving uses like gift shops, restaurants, grocery stores
and medical clinics. Respondents identified road maintenance, crime
prevention, and creating an attractive visual environment as the most
important actions for preserving quality of life.
Shopping opportunities, parks, recreation programs, and neighborhoods
were the features residents liked most, and traffic was identified as the
biggest problem. Respondents supported extending light rail to Citrus
Heights, increasing bike and walking routes, and reducing traffic. The
most popular methods for improving the local economy were using
vacant buildings and lots, redeveloping older shopping centers, and
encouraging new businesses, such as high technology and research and
development.
Survey respondents rated existing services and recommended funding
priorities that included road maintenance, police protection, street trees,
public landscaping, flood control, drainage improvements, and bus
service. The highest rated services and facilities were fire and emergency
medical, police, and parks. The lowest rated services were bus service
and road maintenance.
Vision
The high degree of consistency between the workshop conclusions,
GPAC recommendations and survey responses can be summarized in
the following vision for the future of Citrus Heights:
Citrus Heights is a highly livable place that:
• Is safe because of excellent public services and controlled traffic;
• Has a strong sense of identity, character and pride;
• Offers ample business and job opportunities in attractive commercial areas;
and
• Is supported by a strong and fiscally responsible City government.
Introduction
Where should the City allocate
more resources?
4 Road Maintenance 75%
4 Police Protection 64%
4 Street Trees/ Public Landscaping 56%
4 Flood Control/ Drainage 54%
4 Bus Service 53%
4 Park Facilities 48%
4 Fire Protection/ Emergency Medical 47%
4 Adult Employment/ Training Services 47%
4 Child Day Care/ After School Care 41%
Source: Community Preferences Survey, 1999
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6
Citrus Heights General Plan
The community’s values can be further explained using the planning principles residents devised during the
workshops to help create the goals of the new General Plan:
Land Use - Neighborhoods with high vacancies, poor maintenance and potential for crime should be targeted
for improvements under a variety of programs and strategies. Future planning should continue to provide for a
range of housing opportunities, without higher- density projects dominating any neighborhood.
Economic Development - Citrus Heights does not have the property tax base common in other cities and relies
heavily on sales tax revenues. The City should pursue a strong economic development program that supports
existing businesses and attracts new ones. Economic development and redevelopment strategies should target
commercial corridors with vacant buildings and lots, inappropriate signage and poor property maintenance.
The City should consider expanding its boundaries to include land suitable for job- creating uses such as
offices and light industry.
Circulation - Ever increasing traffic, much of it from outside the City, will exacerbate congestion on the City’s
major roadways and also result in cut- through travel through residential neighborhoods, higher vehicle speeds
and increased noise levels. Solutions could include street widening, fixed- route transit ( i. e., connecting key
commercial districts), and improved bicycle and pedestrian routes. Where appropriate, streets should be
completed and connected.
Natural Resources - Creek corridors provide opportunities for new biking and walking trails for recreation and
transportation, provided that private property rights are respected and safety and maintenance concerns are
addressed. The City should plant and preserve trees where possible, and require trees and landscaping in new
development.
Historic Resources - Though many historic landmarks are gone, the community can retain its sense of place by
using historic names, installing plaques, preserving trees and other natural features, restoring and reusing
noteworthy buildings, and creating a museum or other historic resource center. Development should respect
and consider historic and archaeological resources, as well as the creeks and oak woodlands that originally
attracted native peoples to the area.
Cultural Resources - The City should support school district efforts to provide quality teaching, facilities and
activities, and recreation and parks district efforts to provide opportunities for residents to enjoy parks and
participate in a wide range of sports, education and recreation programs. The community needs more and
prominent social and civic gathering places, including a new or expanded City Hall and community center( s)
with facilities for teens and seniors. The City should promote activities such as farmers’ markets, outdoor fairs,
concerts, organized public art displays and private art and performance venues. The City should improve
community gateways with landscaping, signage, trees and art.
Public Services - The City should forge strong partnerships to provide high quality services to Citrus Heights
citizens. The City also should require new developments or annexations to pay their fair share toward maintaining
current levels of service. Citizens should be afforded all opportunities to participate in governance.
Introduction
Citrus Heights Historical Development
The earliest inhabitants of the Sacramento region were the Plains Miwok
and Valley Nisenan ( Maidu) Indians. The Native Americans established
communities, satellite villages and seasonal camps along local streams.
The 1800s brought forced colonization and exposure to previously
unknown diseases, decimating the Indian population. In 1844 when
California was still under Mexican rule, German- Swiss immigrant John
Augustus Sutter obtained an 11- square league grant from Mexico in
Planning Principles
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7
Citrus Heights General Plan
Map of Rancho San Juan Grant
The original Sylvan School.
Introduction
1840 for the rich farmland of the area. A condition of
the grant was that he settle 12 other families in the area.
One of these sub- grants was the 20,000- acre Rancho San
Juan, or the San Juan Grant, that included the area of
present- day Citrus Heights.
Following the 1849 Gold Rush and California statehood
in 1850, land grant parcels were divided under the
township system, with the area of present- day Citrus
Heights becoming a part of Sacramento County’s Central
Township. In 1850 Auburn Road was cut diagonally
through the township to connect Auburn and Sacramento.
Miners, traders, teamsters, and other members of the
traveling public made their way from Sacramento to the
gold- mining country of Auburn and beyond, using this
new and shorter road. The freight traffic along this
thoroughfare gave rise to a number of way stations.
In 1862 a schoolhouse was built on five acres at Sylvan Corners, where
the new Auburn Road crossed Sylvan Road. Sylvan School and Sylvan
Corners became the educational, civic, social, and religious center of
the small, rural community. The Sylvan area was given its name because
of the pristine oak- dotted countryside. In 1864, the County Board of
Supervisors approved a petition by local farmers to build Greenback
Lane to connect Auburn Road to the eastern part of the Sylvan district.
That same year, extension of the Central Pacific Railroad brought in
new settlers and increased export of local crops.
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8
Citrus Heights General Plan
Introduction
Among the newcomers of the 1860s and ’ 70s was Cornelius Donahue.
Donahue established a ranch in 1863, which he later expanded in 1872
to include the area now home to the Sunrise MarketPlace. Another
early settler, Peter Van Maren, amassed an almost 1000- acre estate by
1875 located between today’s Greenback Lane and Dewey Drive. The
historic Rusch Home in Rusch Park dates back to 1885 when Fred and
Julia Volle built the original sod- roofed house, which was replaced with
the existing structure after a 1914 fire. Much of their 480- acre ranch is
occupied by Rusch Park.
The original San Juan School was built in 1880, making it one of the
oldest remaining in the region and establishing the basis for the area’s
strong emphasis on education. In 1913 San Juan High School was built
on Greenback Lane, where it remains in operation.
During the latter part of the 19th century, Sylvan Corners continued to
provide lodging for teamsters, food for local markets, and a pastoral
life for its primarily farming residents.
By 1900, Sylvan was still largely a sparsely settled farming community
consisting of a relatively small number of large landowners.
In 1910, quiet Sylvan underwent a marked change when the real estate
firm Trainor & Desmond bought large tracts of idle land and subdivided
them into 10- acre lots. To attract buyers, the firm replaced the name
Sylvan with the catchier “ Citrus Heights” although little citrus
production ever developed. The Citrus Heights Water Takers
Association provided irrigation water in 1911, initiating the
transformation of the rural grain farming area into the present residential
community.
The suburbanization of Citrus Heights began in 1912 with the
construction of Highway 40, connecting San Francisco with Sacramento
and Roseville, and the introduction of irrigation water in 1911 by the
Citrus Heights Water Takers Association ( later, Citrus Heights Irrigation
District). The increase in both resident and visitor travel on the new
state highway led to increased business opportunities, and a number of
service stations, auto camps ( motels), restaurants, and small general
stores sprang up along Auburn Boulevard. The community built a
library at Sylvan Corners in 1930.
During the Great Depression, attempts at fruit farming ended in Citrus
Heights. A freeze in 1932 destroyed most of the remaining working
orchards. A volunteer fire- fighting group was organized in 1934, and
the Citrus Heights Fire District followed in 1935.
After World War II, families moved into new subdivisions with lots as
small as one acre, straining an already limited water supply and escalating
the need for new public facilities. In 1947, Citrus Heights opened its
own post office in Wood’s Variety Store. New businesses continued to
accommodate the growing population along Auburn Boulevard,
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9
Citrus Heights General Plan
Mariposa Avenue, and Greenback Lane. By 1950, the San Juan Unified
School District had grown to include eight elementary schools and one
high school.
Postwar activity at the Southern Pacific Roseville railyards and McClellan
Air Force Base, a supply center for forces around the Pacific Rim,
attracted new residents to the area. By 1960, the population in Citrus
Heights reached 22,600. Auburn Boulevard continued to serve as the
community’s main street, spurred by the 1960 construction of the Grand
Oaks Plaza, one of the first enclosed malls in the country. Business at
the Aerojet General rocket motor manufacturing plant boomed; the
company employed more than 19,000 people locally at its peak in the
early 1960s.
1970 saw the groundbreaking for Sunrise Mall, stimulating significant
new growth in the Sunrise Boulevard- Greenback Lane area. In 1976,
across Sunrise Boulevard from Sunrise Mall, rose Birdcage Town Centre,
a collection of shops and businesses laid out along a park- like walkway.
The two shopping centers spurred the construction of hundreds more
businesses in the surrounding area. Radiating outward from this area,
now known as Sunrise MarketPlace, came large office buildings, new
apartment complexes and housing tracts, the bulk of which were built
during the 1970s and 1980s. Sunrise Boulevard replaced Auburn
Boulevard as the principal business and commercial center of Citrus
Heights.
Beginning in 1974, Citrus Heights residents began to seriously pursue
incorporation as means of achieving orderly and efficient development,
circulation, and public facilities, rather than annexation into the City of
Sacramento. The incorporation movement experienced a number of
defeats during the 1970s and 1980s, attributable primarily to opposition
by the County Board of Supervisors. The Citrus Heights Community
Council, an advisory body to the Board of Supervisors, fought for
increased land use controls and improved public services. The
community’s population continued to grow, as most of the last rural
properties developed. The County seemed unable to address increased
service needs resulting from the rapid growth, particularly in providing
enough law enforcement officers to combat car thefts, residential
burglaries, and vandalism. Finally on November 5, 1996, voters approved
incorporation, and on January 1, 1997, the community became the City
of Citrus Heights.
Introduction
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10
Citrus Heights General Plan
Introduction
Table 2: Population Trends shows growth since 1970, as well as projections
to 2020.
Table 2. Population Trends
Year
Population
Change
Percent
Change
Annual
Percent Change
Citrus Heights
1970 31,015
1980 63,848 32,833 105.9% 10.6%
1990 82,045 18,197 28.5% 2.9%
1998 87,236 5,191 6.3% 0.8%
2003 89,186 1,950 2.2% 0.4%
2005 89,801 615 0.7% 0.3%
2010 91,239 1438 1.6% 0.3%
2015 92,400 1161 1.3% 0.3%
2020 92,949 549 0.6% 0.1%
Sacramento County
1970 631,498
1980 783,381 151,883 24.1% 2.4%
1990 1,041,219 257,838 32.9% 3.3%
1998 1,159,785 118,566 11.4% 1.4%
2003 1,258,239 98,454 8.5% 1.7%
Source: Census; CA Department of Finance, National Decision Systems, SACOG
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11
Citrus Heights General Plan
Community Development
Introduction
The character of the community is strongly
influenced by how it develops and transitions over
time. This element of the General Plan focuses on
the City’s neighborhoods, commercial areas,
corridors, Sunrise MarketPlace, gateways, public
spaces, housing, economic development and
circulation. It strives for attractive and orderly
physical form and appearance of Citrus Heights.
The element establishes a clear course for directing
future decisions regarding land use in the City.
Land Use
The Citrus Heights General Plan Area includes all
land designated for or to be considered for future
development as part of Citrus Heights, including all land within the
existing City limits and areas the City may wish to consider for annexation
in the future. Currently, Citrus Heights is about 95 percent built out,
meaning not much vacant land remains to be developed. As shown in
Table 3: Vacant Land Inventory, about one- quarter of the City’s remaining
vacant land is within the Stock Ranch area.
Map 1: Land Use Diagram designates land uses for the Citrus Heights
General Plan Area. The Land Use Diagram employs a series of residential
and non- residential land use designations. The Land Use Diagram
identifies locations of the land use designations to indicate where certain
types of land uses may occur.
State law mandates that general plans include standards of population
density and building intensity for all of the territory covered by the
plan. To satisfy this requirement, Table 4: Land Use Designations includes
such standards for each of the land use designations on Map 1. These
standards are stated differently for residential and non- residential
development. The following paragraphs explain how these standards
operate.
Community Development
VACANT ACRES
Current Land Use/ Zoning Citywide Stock Ranch
Residential 361 51
Commercial 98 58
Open Space 35 7
Total Land Area 494 116
Source: Laurin Associates, ESA, 2000
Table 3. Vacant Land Inventory
Schematic view of the City.
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12
Citrus Heights General Plan
Community Development
Residential Uses
Standards of building intensity for residential uses are stated as the
allowable range of dwelling units per net acre. Net acreage includes all
land ( excluding streets and rights- of- way) designated for a particular
residential use, while gross acreage would reflect land before streets and
rights- of- way are dedicated. Net acreage is the standard typically used
in zoning and is more applicable for areas that are largely developed.
Standards of population density for residential uses can be derived by
multiplying the maximum allowable number of dwelling units per net
acre by the average number of persons per dwelling unit assumed for
the typical residential designation. The assumed average number of
persons per dwelling unit in Citrus Heights is 2.6, based on figures
from the Sacramento Area Association of Governments ( SACOG).
This is an overall household average, typically household sizes are larger
for single family homes and smaller in multi- family complexes. It is
important to note that the average person per dwelling unit figures cited
do not represent City policy; they simply provide the basis for correlating
the permitted number of dwelling units per acre with the potential
residents of those units.
Non- Residential Uses
Standards of building intensity for nonresidential
designations in the General Plan are stated as maximum
floor area ratios ( FARs). A floor area ratio is the ratio of
the gross building square footage on a lot to the net square
footage of the lot.
To illustrate, on a lot with 10,000 net square feet of land
area, a FAR of 1.0 will allow 10,000 square feet of gross
building floor area to be built, regardless of the number of
stories in the building ( e. g., 5,000 square feet per floor on
two floors or 10,000 square feet on one floor). On the same
lot, a FAR of 0.5 would allow 5,000 square feet of floor
area, and an FAR of 0.25 would allow 2,500 square feet.
Standards of population density for nonresidential uses can
be derived by multiplying one acre ( 43,560 square feet) by
the applicable FAR and then dividing by the assumed
average square footage of building area per employee. The assumed
average square footage of nonresidential building floor area per
employee also is shown in Table 4. It is important to note that the average
employee density figures cited do not represent City policy; they simply
provide the basis for correlating the permitted building coverage with
the potential number of employees in nonresidential development.
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13
Citrus Heights General Plan
Community Development
Map 1: Land Use Designations front
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14
Citrus Heights General Plan
Community Development
Map 1: Land Use Designations back
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15
Citrus Heights General Plan
Land Use Designations
The General Plan includes nine residential, commercial, industrial, and
other land use designations to depict the types of land uses that will be
allowed in the General Plan Area. Each land use designation is defined
in terms of the allowable uses and density and intensity standards. Table
4 summarizes the standards for each land use designation.
The General Plan is implemented largely through zoning. Table 4, which
also shows correspondence between the General Plan land use
designations and zoning districts, is a guide to assist in implementing
the General Plan, but does not constitute a formal statement of General
Plan policy. The table identifies the zoning districts ( as of June 2000)
that will normally be considered consistent with the various land use
designations of the General Plan.
Very Low Density Residential
This designation provides for single family detached homes, secondary
residential units, hobby farming and keeping of animals, public and
quasi- public uses, and similar and compatible uses. Residential densities
should not exceed four units per net acre. The FAR for nonresidential
uses shall not exceed 0.4.
Low Density Residential
This designation provides for single family detached homes, secondary
residential units, public and quasi- public uses, and similar and compatible
uses. Residential densities shall be in the range of 1- 8 units per net acre.
The FAR for nonresidential uses shall not exceed 0.4.
Medium Density Residential
This designation provides for single family detached and attached homes,
duplexes, triplexes, fourplexes, multi- family residential units, group
quarters, public and quasi- public uses, and similar and compatible uses.
Residential densities shall be in the range of 9- 20 units per net acre.
The FAR for nonresidential uses shall not exceed 0.5.
High Density Residential
This designation provides for single family attached homes, multi- family
residential units, group quarters, public and quasi- public uses, and similar
and compatible uses. Residential densities shall be in the range of 21-
30 units per net acre. The FAR for nonresidential uses shall not exceed
0.5.
General Commercial
This designation provides for retail uses, services, restaurants,
professional and administrative offices, hotels and motels, mixed- use
Community Development
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16
Citrus Heights General Plan
Community Development
projects, multi- family residences, public and quasi- public uses, and similar
and compatible uses. The FAR for residential and nonresidential uses
shall not exceed 0.6. Residential densities shall not exceed 20 units per
net acre.
Business Professional
This designation provides for office uses, including uses supportive of
offices, public and quasi- public uses, and similar and compatible uses.
The FAR shall not exceed 0.5.
Industrial
This designation provides for industrial parks, warehouses,
manufacturing, research and development, public and quasi- public uses,
and similar and compatible uses. The FAR shall not exceed 0.5.
Open Space
This designation provides for outdoor recreational uses, habitat
protection, agriculture, drainage features, public and quasi- public uses,
and other areas typically limited for human occupation due to public
health and safety features such as floodways or unstable soils or
environmentally- sensitive features. The FAR shall not exceed 0.1.
General Plan
Land Use
Designation
Zoning Districts*
( as of June 2000)
Residential
Density
( unit s/ acre)
Assumed
Avg.
Population/
Household
Maximum
FAR
Assumed Avg.
Employees
Per Acre
Very Low Residential RD- 1, RD- 2, RD- 3, RD- 4,
SPA
0- 4 2.6 0.4
Low Density Residential RD- 1, RD- 2, RD- 3, RD- 4,
RD- 5, RD- 7, SPA
1- 8 2.6 0.4
Medium Density
Residential
RD- 10, RD- 15, RD- 20 9- 20 2.6 0.5
MH ( Mobile Home), SPA
High Density Residential RD- 30, SPA 21- 30 2.6 0.5
General Commercial AC ( Auto Commercial) 1- 20
GC ( General Commercial) 0.6 400
LC ( Limited Commercial)
SC ( Shopping Center)
SPA ( Special Planning Area)
Business Professional BP ( Business Professional)
SPA ( Special Planning Area)
0.5 350
Industrial MP ( Industrial/ Office Park)
SPA ( Special Planning Area)
0.5 1000
Open Space CR ( Commercial Recreation)
SPA ( Special Planning Area)
0.1
O ( Recreation)
Public O 0.5
Transition Overlay All Residential Districts
SPA ( Special Planning Area)
0- 30** 2.6 0.5
* Special Planning Area district is consistent with all General Plan designations
** Not to exceed density of underlying designations
Table 4. Land Use Designations
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17
Citrus Heights General Plan
Community Development
Public
This designation applies to public and quasi- public facilities such as
schools, hospitals, libraries, government offices, religious places of
worship, meeting halls, and similar and compatible uses. The FAR shall
not exceed 0.5.
Transition Overlay
The Transition Overlay designation is a combining designation that is
applied in conjunction with a residential land use designation to modify
the uses and standards of that designation. The purpose of the Transition
Overlay designation is to provide for a mix of business service uses and
other nonresidential uses that are compatible with residential uses in
transitional areas between residential and commercial areas. This
designation is applied only to areas one- half acre ( net) or larger.
Allowable nonresidential uses are those that meet the following criteria:
generate low to moderate traffic volumes; have daytime or evening hours,
as long as it can be clearly demonstrated that any evening operations
support and will not negatively affect nearby residential uses; and are
otherwise compatible with the residential character and uses of the
area. The building intensity and density standards of this designation
shall be those of the underlying designation. The corresponding Zoning
Ordinance section shall be designed to encourage the use of the Corridor
Transition Overlay designation.
Goal 1: Ensure quality of development by
establishing and maintaining an
orderly land use pattern
Policy:
1.1 Development in the City shall occur as shown on Map 1: Land
Use Diagram and Table 4: Land Use Designations.
Actions:
A. Update and revise the Zoning Ordinance to reflect the Land
Use Designations of the General Plan.
B. Rezone property as needed to ensure consistency with the
adopted Land Use Diagram
1.2 Encourage merger of parcels to create larger parcels and more
usable properties.
Community Character and Identity
The General Plan seeks to maintain and enhance Citrus Heights’
community character and to provide the City with a distinctive identity
as it grows. Citrus Heights is an older community with a rich heritage.
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18
Citrus Heights General Plan
Community Development
Many of its citizens are second or third generation residents who are
extremely proud of their community’s history.
As a new city, until recently Citrus Heights’ development was guided by
the policies of Sacramento County, as were neighboring communities.
As a result, the City lacks a discernable physical image other than perhaps
Sunrise MarketPlace, and it is hard to distinguish where Citrus Heights
begins and ends.
The policies in this section preserve the city’s positive values and enhance
the city’s image. These policies are also intended to emphasize the
City’s high- quality environment for families and focus on the importance
of civic and community organizations and their role in fostering a strong,
healthy civic image.
Goal 2: Preserve the unique character of Citrus
Heights, and create a distinctive
community identity
Policies:
2.1 Distinguish Citrus Heights from other communities through
quality development that typifies the City’s desired image.
Actions:
A. Amend the Zoning Ordinance to incorporate design
standards for access, buildings, landscaping, lighting, parking,
signage and streetscapes.
B. Encourage local community organizations and businesses
to include “ Citrus Heights” in their names.
2.2 Preserve the City’s small- town attributes and sense of community.
Actions:
A. Seek partnerships with local civic organizations to provide
programs and services that will foster community pride and
cohesiveness.
B. Sponsor and promote positive activities and events in the
City that further the image of a family- friendly community.
C. Continue to encourage the establishment of a daily local
newspaper.
2.3 Maintain a high level of services for all citizens, including high
standards of public safety.
2.4 Preserve individual neighborhoods and promote a prosperous
business community.
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19
Citrus Heights General Plan
Community Development
Neighborhoods
Citrus Heights’ character is in large part reflected in the character of its
neighborhoods. Healthy neighborhoods provide the basic foundation
for a successful community. The quality of life within individual
neighborhoods directly correlates to quality of life for the entire
community.
Soon after incorporation, the City helped create 11 neighborhood
associations to communicate with local officials, and to assist residents
in making positive changes. The boundaries of the neighborhood
associations are shown on Map 2: Neighborhood Associations. These
associations have worked on crime prevention, traffic calming projects,
code enforcement, and reviewed proposed development projects for
compatibility with existing neighborhoods.
Residents desire to maintain and enhance the best qualities of their
neighborhoods, working together to assist their neighbors and to
improve their neighborhoods. Reflecting the importance of
neighborhoods to the City’s overall health and character, the policies in
this section are aimed at preserving neighborhoods as safe and high
quality places to live and ensuring that new development is compatible
with its neighborhood.
Goal 3: Maintain safe and high- quality
neighborhoods
Policies:
3.1 Recognize and reinforce the City’s individual neighborhoods.
Actions:
A. Address neighborhood issues within the Resident
Empowerment Associations of Citrus Heights ( REACH)
forum.
B. Work with neighborhood associations to identify priorities,
enhancement strategies and solutions for neighborhood
issues.
C. Explore the potential role of local lending institutions in
preserving neighborhoods, including through Community
Reinvestment Act opportunities.
3.2 Facilitate effective communication between the City and
neighborhood associations.
Actions:
A. Involve neighborhood associations in implementing
appropriate General Plan policies.
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20
Citrus Heights General Plan
Community Development
B. Participate in neighborhood- oriented education efforts,
including crime prevention and environmental programs.
3.3 Preserve and enhance the best qualities of Citrus Height’s
neighborhoods, including well- maintained buildings and
landscaping, well- maintained public infrastructure, and high levels
of personal safety and security.
Actions:
A. Establish proactive code enforcement programs, including
efforts that involve neighborhood volunteers.
B. Continue public safety programs with neighborhood
associations, including Neighborhood Watch and Problem-
Oriented Policing Programs, and Police Department Team
Meetings.
C. Develop a Building Security Ordinance that provides for
adequate addressing, street lighting and other appropriate
crime prevention strategies.
D. Improve street lighting where needed and desired by local
residents.
3.4 Enhance the visual quality of City neighborhoods.
Actions:
A. Continue regular, scheduled street sweeping.
B. Continue and expand graffiti removal programs.
C. Work with the Sacramento Municipal Utility District to
promote street tree planting and undergrounding of utility
lines.
D. Adopt a Street Tree Ordinance.
E. Continue to budget for infrastructure improvements in
neighborhood areas.
3.5 Pursue low levels of traffic volumes and speed on residential
streets.
Actions:
A. Regulate development to limit traffic on new local residential
streets to 3,000 vehicles per day.
B. Pursue Neighborhood Traffic Management strategies to
reduce and calm traffic on existing residential streets that
carry more than 3,000 vehicles per day, or that have
significant speeding or other safety problems.
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Citrus Heights General Plan
Community Development
Map 2: Neighborhood Associations
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Citrus Heights General Plan
3.6 Support safe, convenient, and compatible neighborhood street,
bicycle, and pedestrian access and connections.
Actions:
A. Develop new, direct physical connections within
neighborhoods and between neighborhoods and
commercial areas, including connections accessible only by
pedestrians and bicycles.
B. Provide direct connection from residential areas to
neighborhood parks and open space.
C. Pursue sidewalk improvements to provide continuous
pedestrian access where needed and where compatible with
surrounding area
D. Investigate the feasibility of using special revenues for the
dedication and improvement of existing private streets to
public standards.
3.7 Facilitate the use of schools, park facilities, and fire stations for
neighborhood meetings and activities.
3.8 Work with the Sunrise Recreation and Parks District to provide
park and recreation facilities and programs within neighborhoods.
Goal 4: Ensure that new development is
compatible within its neighborhood
Policies:
4.1 Require new residential development to maintain or enhance the
positive characteristics of the surrounding neighborhood.
Action:
A. Prepare Community Design Guidelines that are sensitive
to neighborhood issues and at a minimum address:
• Standards for access and circulation
• Landscaping
• Lighting
• Buffering between residential and commercial uses
• Parking
• Streetscapes
• Building design, color and materials
• Protection of natural resources
• Noise
• Relationship to surrounding uses Community Development
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23
Citrus Heights General Plan
Community Development
4.2 Ensure that decisions concerning land use and development are
not detrimental to the positive character and identity of existing
residential neighborhoods in Citrus Heights.
4.3 Discourage features in residential development that tend to isolate
residents from the sense of an integrated community, such as
walls and gated single- family neighborhoods.
Action:
A. Prepare criteria for the Design Guidelines which would
guide the development of gated communities.
4.4 Provide opportunities for interested and affected parties to have
input in proposed planning activities as early stage as possible.
Action:
A. Utilize the City’s website and other mechanisms to notify
interested parties of proposed development projects as soon
as applications are filed.
4.5 Ensure that requests for rezonings to increase the allowable
residential density in all neighborhoods shall only be approved
for projects providing superior design and enhanced community
benefit. It shall be the responsibility of the applicant to
demonstrate how the rezoning will allow for the development of
a project that exceeds the City’s minimum requirements by proving
superior design and enhanced community benefit. In addition,
rezonings shall only be approved if the following findings can be
made:
• The proposed rezoning shall result in a project that
contributes to and enchances the best characteristics of
the surrounding neighborhood.
• The applicant has demonstrated that the increased density
will not negatively impact storm drainage within the local
area. Proponents shall be required to provide adequate
topographic and flow characteristics information to
demonstrate their project will not contribute to or worsen
any flooding problems in the locale.
• The applicant has demonstrated that adequate public
infastructure, including streets, water, and sewer, is available
to serve the project.
• The proposed rezoning will assist the City in meeting the
goals of the General Plan.
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Citrus Heights General Plan
Community Development
Rural Residential Areas
Some of Citrus Heights’ older neighborhoods have a rural character.
Characteristics of these neighborhoods include mature trees, large lots
with large front yards, narrow streets without curbs and sidewalks, natural
features such as creeks, and varied housing types. Despite being
surrounded by more urban style development, these neighborhoods
have retained and value their rural feel.
With their large areas, vacant parcels within these rural
residential neighborhoods present an opportunity to
provide move- up housing within the City. Residents of
these neighborhoods express concern that development
on vacant parcels could alter the historic character,
increase flooding potential from the creeks, and create
unacceptable traffic levels. Residents are also interested
in addressing existing infrastructure issues, such as storm
drainage capacity and traffic volumes, in a manner that
respects the rural setting.
Rural residential neighborhoods have developed with a
variety of lot sizes. The General Plan provides for a Very
Low Density designation to maintain large lots and setbacks, although
existing lots that may not meet new standards will be allowed to develop
with single family homes. Areas adjacent to commercial or higher density
residential areas are designated as Low Density Residential as a transition.
The policies in this section are intended to preserve and enhance the
best qualities of the rural neighborhoods, and ensure that new
development does not negatively affect the quality of life in these areas.
Goal 5: Preserve and protect the features that
contribute to the rural character of
certain neighborhoods
Policies:
5.1 Conserve and enhance the best qualities of the City’s rural areas.
Action:
A. Prepare and adopt Community Design Guidelines that
provide for large setbacks ( including from drainage features),
natural paths, minimal lighting, and other features
characteristic of existing rural neighborhoods.
5.2 Require new lots in rural residential areas to meet density, size,
and setback standards that promote rural quality of development.
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Citrus Heights General Plan
Community Development
Action:
A. Amend the Zoning Ordinance to include standards for
minimum lot area, width and street frontage, and to regulate
the creation of irregularly shaped parcels, such as flag lots,
in Very Low Density areas.
Goal 6: Preserve and enhance the character,
distinct identity, and livability of the
City’s rural neighborhoods
Policies:
6.1 Provide public improvements that are appropriate and compatible
with the unique qualities of the City’s rural neighborhoods.
Action:
A. Review City standards for public improvements such as
street design, sidewalks and street lighting, to determine their
applicability in the Very Low Density neighborhoods and
amend them as necessary.
6.2 Support “ hobby farming” agricultural uses and the keeping of
animals that are in harmony with rural neighborhoods.
Action:
A. Review City ordinances for keeping of animals and
agricultural operations in residential areas, and amend them
as appropriate to allow for keeping of animals and
agricultural uses consistent with rural residential areas while
maintaining a healthy environment for surrounding
residents.
6.3 Enhance and improve the City’s tree cover as a valuable community
resource.
Actions:
A. Adopt a Street Tree Ordinance
B. Work with the Sacramento Tree Foundation and the
Sacramento Municipal Utilities District in tree planting
programs.
6.4 Work closely with neighborhood associations to develop and fund
solutions to local infrastructure problems ( such as flooding) that
do not conflict with the rural character of the area.
6.5 Investigate use of appropriate traffic calming devices in established
rural neighborhoods.
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Citrus Heights General Plan
Community Development
6.6 Support development of “ safe routes” to school for children
residing in rural neighborhoods.
Action:
A. Investigate installation of sidewalks on collector streets that
are used as primary paths to schools.
Goal 7: Ensure that new development in rural
areas is compatible with the
surrounding neighborhood
Policies:
7.1 Ensure that new development in Citrus Heights’ rural residential
neighborhoods contributes to the rural feel through appropriate
location, size and design.
7.2 Promote new development that is designed to encourage
neighborliness, a sense of belonging to the community and
community pride.
7.3 Require new development to preserve and enhance significant
natural features ( such as creeks, wetlands and trees) and retain the
existing topography. In some cases, consideration of these factors
will reduce the density of a project to a level below the densities
permitted by the General Plan and Zoning Ordinance.
7.4 Discourage the creation of any new parcel that does
not meet all minimum standards contained in the
Zoning Ordinance, including lot width and depth.
Attempting to achieve maximum permitted densities
shall not be considered a valid reason to support
the creation of odd- shaped parcels.
7.5 Require evaluation of potential flood hazards prior
to approval of development projects. The City shall
require proponents of new development to submit
accurate topographic and flow characteristic
information. This will include depiction of the 100-
year floodplain boundaries under fully developed
pre- and post- run- off conditions.
7.6 Protect rural residential areas from high- volume and high- speed
traffic.
Action:
A. Where appropriate, conduct traffic studies to analyze effects
of new development on local streets.
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Citrus Heights General Plan
7.7 Preserve the character of the rural areas by providing for
compatible residential design and landscaping.
Action:
A. Develop and adopt Community Design Guidelines that
provide suggestions for exterior design of new residences.
Corridors
Citrus Heights’ major transportation corridors have shaped and
influenced its physical development. The appearance and function of
these corridors strongly affects the City’s overall image, both to residents
and visitors to the City. These corridors serve important transportation
and economic functions. They carry high traffic volumes, much of it
through- traffic serving adjacent communities, and they serve the city’s
major commercial areas.
Each of the major corridors has its own identity, with unique
opportunities and issues. 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 sections
of some corridors, adjacent development is showing signs of
deterioration, including a decline in viability and appearance of some
older commercial areas and single family residential areas that have been
negatively affected by the adjacent high traffic levels.
To ensure the long- term viability and attractive appearance of the major
corridors, the General Plan focuses retail activity at the intersections of
the City’s heavily traveled arterials. Map 3: Corridors identifies the retail
nodes of the City. In the stretches of corridor between the retail nodes,
non- retail uses such as offices, service businesses, mixed use and
residential development is encouraged. Creation of Design Guidelines
is envisioned to improve the corridors’ appearance and guide the
transition to these mixed uses without negatively affecting surrounding
residential areas.
Portions of some corridors where residential development fronts directly
onto the street are identified as transitional – while they may no longer
provide a suitable environment for residential uses, they are not
appropriate for a wide range of commercial development. These
corridors also are shown on Map 3. For these areas, the General Plan
provides a Transition Overlay designation, which allows for low intensity
commercial and mixed use developments that are compatible with
surrounding land uses. The underlying residential designation will remain
along these corridors.
The following paragraphs describe the vision for each of the corridors:
Greenback Lane: Areas of commercial and residential
development are located along Greenback Lane. Along those
sections of Greenback Lane designated for commercial uses,
Community Development
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28
Citrus Heights General Plan
retail uses should be located at the major intersections, and non-retail
commercial uses, such as offices and service businesses,
should dominate the stretches between intersections. Mixed use
and higher density residential developments could also locate
in the areas between the retail nodes. Some residential areas are
suitable for transition to low intensity commercial uses. These
properties have a Transition Overlay designation applied to them.
Other residentially designated areas, where residential uses back
onto Greenback Lane, have a frontage road separating them
from Greenback Lane, or are part of a multi- family complex,
are designated to remain residential.
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 Transition Overlay
designation.
Antelope Road: Antelope Road has three commercial nodes:
west of the I- 80 Interchange, at the intersection with Auburn
Boulevard, and at the intersection of Sunrise Boulevard. The
remainder of Antelope Road is residential, with a mixture of
low, medium, and high density residential. The low density
residential lots that back onto and side on Antelope shall remain
residential. Those that front on Antelope Road are designated
as Transition Overlay to provide for alternative nonresidential,
low intensity land uses at the appropriate time.
Auburn Boulevard from Greenback to Sylvan Corners: Two
General Commercial areas are currently located at Greenback
Lane and Sylvan Road. A smaller General Commercial center
is located at the northwest and northeast corners of Van Maren
Lane. The undeveloped Stock Ranch property north of Arcade
Creek is intended to generate another commercial node for this
corridor. “ A Guide for Development” for Stock Ranch will
provide direction for the design, type and intensity of
development for the Stock Ranch property. With the exception
of Stock Ranch, the General Plan does not envision any other
changes along this portion of the Auburn Boulevard corridor.
Community Development
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Citrus Heights General Plan
Community Development
Map 3: Corridors
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Citrus Heights General Plan
Community Development
Auburn Boulevard from Sylvan Corners to Northern City
Limits: The General Plan calls for the development of a Specific
Plan to guide the revitalization of this stretch of the Auburn
Boulevard corridor, which includes a mixture of commercial,
residential and public uses. This is an important corridor for
the City because of its direct connection to Interstate 80. A
Specific Plan will provide an overall approach to the
rehabilitation of the Auburn Boulevard corridor.
Old Auburn Road: This corridor is developed with primarily
residential and institutional uses except where it intersects with
Auburn Boulevard, Sylvan Road, and Sunrise Boulevard. At
these intersections, General Commercial nodes of activity can
be found. The General Plan retains residential designations
where residences back onto or side onto Old Auburn Road.
Some areas with single family residences that front onto Old
Auburn Road are designated with the Transition Overlay.
Madison Avenue, Fair Oaks Boulevard, and San Juan
Avenue/ Sylvan Road: These transportation corridors contain
smaller commercial nodes and various residential densities land
uses.
The policies on this section of the plan are intended to ensure the
City’s corridors remain attractive, economically viable, and high quality
places for appropriate residential and commercial activities.
Goal 8: Maintain the economic strength of
retail centers by focusing retail
activities at major intersections
Policies:
8.1 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.
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.
8.3 Support the creation of transit hubs at or near major intersections
such as Greenback Lane/ Sunrise Boulevard and Greenback Lane/
San Juan Avenue.
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Citrus Heights General Plan
Goal 9: Revitalize and maintain corridors as
economically viable and physically
attractive
Policies:
9.1 Where appropriate, provide opportunities for a mix of low-intensity
nonresidential land uses in residential sections of major
corridors that will support attractive and healthy work and living
environments.
Action:
A. Amend the Zoning Ordinance to create a Transition Overlay
zone that would establish a conditional use permit process
to enable low intensity commercial development to locate
within a residential zoning district subject to consideration
of the following criteria:
• Compatibility and interface with adjacent land uses
• Consolidation of driveway access through parcel
consolidation or reciprocal easements
• Traffic volumes and flow that are compatible with
adjacent residential areas
• Hours of operation that are compatible and supportive
of surrounding residential areas
• Incorporation and protection of unique environmental
features, such as creeks and trees
• Appropriate parcel size, configuration, and layout
• Compliance with Design Guidelines
• Parking design to minimize aesthetic impacts
• Avoidance of sound walls along the street
• Accommodation of pedestrian, bicycle and transit use
9.2 Provide opportunities for mixed- use projects within commercial
corridors.
Action:
A. Amend the Zoning Ordinance to allow mixed- use projects
and residential development in appropriate commercial
zones.
9.3 Include all major corridors in a redevelopment district.
9.4 Promote improvements to the Auburn Boulevard corridor that
will enrich existing businesses, stimulate private investment, and
encourage new business opportunities.
Community Development
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Citrus Heights General Plan
Community Development
Action:
A. Prepare, adopt, and implement a Specific Plan for the
Auburn Boulevard Corridor from the north city limit to
Sylvan Corners. The Specific Plan should define the
character of the area, establish appropriate uses, establish
an overall parking program ( including shared parking), set
forth an urban design program, identify needed
infrastructure improvements, and recommend an
organizational structure to facilitate development
appropriate to the location and balances visibility needs with
aesthetic needs.
Goal 10: Achieve attractive, inviting, and
functional corridors
Policies:
10.1 Require superior architectural and functional site design features
for new development projects along major corridors.
Action:
A. Develop Design Guidelines that include the following
strategies:
• Require high- quality materials and design in new
development, including materials that minimize
reflective glare
• Address signage, streetscape, lighting, and parking
improvements, including curbside and median
landscaping and street furniture
• Address pedestrian amenities such as separated
sidewalks
• Address access issues, including driveway consolidation
and/ or relocation, local street connections, and
replacement of two- way left- turn lanes with channelized
turn lanes
• Avoid blank or solid walls at street level
• Include human scale details and materials
10.2 Design buildings to revitalize streets and public spaces and to
enhance a sense of community and personal safety.
10.3 Discourage trademark or generic architecture in order to provide
unique visual interest in Citrus Heights.
10.4 Encourage high quality signage that is attractive, appropriate to
the location and balances visibility needs with aesthetic needs.
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Citrus Heights General Plan
10.5 Improve the appearance of the City by creating livelier, friendlier,
safer spaces through the artful illumination of buildings,
streetscapes, walkways, plazas, public art and other highlights.
Actions:
A. Develop lighting standards that require, at a minimum:
• Lighting fixtures to be of durable and vandalism-resistant
materials and construction
• Lighting sources to be thoughtfully located and have
cut- off lenses to avoid light spillage and glare on adjacent
properties
• Lighting to be directed at a surface rather than toward
the sky or off- site
B. Review existing City requirements for lighting, update as
needed, and consider establishing both minimum and
maximum lighting levels.
10.6 Encourage innovative and creative design for cellular and wireless
communication facilities.
Action:
A. Establish design criteria for the aesthetic treatment,
placement standards, height limits and screening
requirements for cellular and wireless communication
facilities.
10.7 Require removal of abandoned, unsafe, or unsightly buildings
where such action is preferable to rehabilitation.
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.
Actions:
A. Amend the Zoning Ordinance to require drive- through lanes
to be located a minimum of 100 feet from any residential
zone.
B. Review Engineering Standards to ensure adequate distance
between driveways in commercial areas.
10.9 Require upgraded architectural and landscape features on projects
involving auto intensive facilities.
Action:
A. Amend the Zoning Ordinance to include criteria for auto
Community Development
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Citrus Heights General Plan
Community Development
intensive uses to require, at a minimum, the following:
• Provide for sufficient landscaping on- site to offset the
extensive pavement devoted to auto intensive uses
• Locate drive- through lanes to minimize visibility from
a public right- of- way and to be screened from view of
the street by a combination of attractive low walls,
berming and landscaping.
• Incorporate architectural feature that clearly articulates
pedestrian entrances to buildings
• Use upgraded building materials and design as necessary
to offset the negative influence of the additional
pavement on the overall appearance of the project
• Include a canopy or trellis- like feature over any pick- up
window
• Adequate stacking for drive- through lanes
10.10 Require undergrounding of utility lines and removal of utility
poles where feasible.
Actions:
A. Enact an ordinance requiring undergrounding of all new
utility connections.
B. Work with the Sacramento Municipal Utility District to
provide financing mechanisms for undergrounding.
Sunrise MarketPlace
Sunrise MarketPlace – the ten- block area along Greenback Lane between
Birdcage Street and Fair Oaks Boulevard, and along Sunrise Boulevard
between Madison Avenue and Arcadia Drive – is the heart of
commercial activity in Citrus Heights. Sunrise MarketPlace provides
local jobs, a myriad of shopping opportunities, personal and business
services, office space, and generates a significant share of City sales tax
revenue. Sunrise MarketPlace is also an ideal location for recreational
and entertainment venues, as well as civic and community events and
activities.
With competition from the development of large commercial centers
in surrounding communities, 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.
Protecting and enhancing Sunrise MarketPlace is a critical part of the
City’s economic development strategy. The policies in this section are
intended to support the efforts of the Sunrise MarketPlace Property-
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Citrus Heights General Plan
based Business Improvement District ( PBID), establish proactive City
strategies for promoting and attracting businesses to Sunrise
MarketPlace, and assist in implementing the programs of the City’s
Sunrise MarketPlace Revitalization Blueprint.
Goal 11: Maintain and strengthen Sunrise
MarketPlace as the heart of
commercial activity in Citrus Heights
Policies:
11.1 Actively seek to attract, retain and expand commercial activities
at Sunrise MarketPlace.
Actions:
A. Support the activities and programs of the Sunrise
MarketPlace Property- based Business Improvement District.
B. Establish an ongoing business attraction, retention and
expansion program that includes partnerships with key
property owners, real estate brokers and retailers.
C. Identify opportunities to expand entertainment, restaurant,
lodging and leisure activities that complement and support
the retail uses in Sunrise MarketPlace.
D. Identify opportunities to expand civic and community
activities that complement and promote the retail uses in
Sunrise MarketPlace.
11.2 Locate office buildings in Sunrise MarketPlace to increase the
vitality of the area.
11.3 Promote new regional and community- oriented commercial
development within Sunrise MarketPlace that is compatible and
supportive of existing uses.
Goal 12: Create an inviting and distinctive
identity for Sunrise MarketPlace to
promote its image as the City’s premier
commercial destination
Policies:
12.1 Implement the Sunrise MarketPlace Revitalization Blueprint to
enhance the physical appearance of the district, create a
recognizable destination, establish a sense of place, and promote
private investment in the area.
Actions:
Community Development
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Citrus Heights General Plan
Community Development
A. Install street benches, sidewalk improvements, trees, public
art, and entry features at strategic locations in Sunrise
MarketPlace.
B. Coordinate and improve signage within the Sunrise
MarketPlace district.
C. Emphasize vertical elements such as trees and streetlights
within Sunrise MarketPlace, particularly in locations where
they can serve to reduce the perception of street width.
D. Use coordinated design themes and colors to link what are
now perceived as separate shopping areas.
E. Explore options for creating a public space at the center of
Sunrise MarketPlace.
F. Identify funding mechanisms to implement the
recommendations of the Sunrise MarketPlace Revitalization
Blueprint.
12.2 Market and promote Sunrise MarketPlace as a unique destination
and community gathering place.
Actions:
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.
B. Support the Sunrise MarketPlace Property- based Business
Improvement District’s efforts to host special events
throughout the district.
Goal 13: Create safe and efficient automobile,
transit, bicycle, and pedestrian
connections to link business centers
within the district and to enhance the
usability and safety of Sunrise
MarketPlace
Policies:
13.1 Improve circulation in the Sunrise MarketPlace area to provide
adequate access for vehicles, transit, bicycles and pedestrians.
Actions:
A. Support the circulation improvement, pedestrian
enhancement, and way- finding signage concepts identified
in the Sunrise MarketPlace Revitalization Blueprint.
B. Support free shopping shuttle service at Sunrise
MarketPlace.
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Citrus Heights General Plan
13.2 Create safe connections across Sunrise Boulevard for vehicles,
bicycles, pedestrians and transit.
Actions:
A. Install separated sidewalks along major arterials and plant
and maintain trees to reinforce a pedestrian- friendly
atmosphere.
B. Explore options for creating pedestrian crossings on
Greenback Lane and Sunrise Boulevard between the major
shopping centers, including a bridge connector.
C. Provide bike lanes and bicycle parking facilities in the Sunrise
MarketPlace
13.3 Promote installation of additional, distinctive transit stops at key
activity areas and encourage covered shelters at existing and new
stops.
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.
Actions:
A. Conduct a parking survey to determine how existing and
future parking requirements can be best addressed and
balanced with pedestrian and transit access.
B. Help broker private efforts to develop new commercial space
that enhances connections between shopping centers.
Economic Development
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. About 2,000 businesses currently
exist in the City, employing more than 14,000 people. Retail
establishments account for about 45 percent of jobs in the City ( see
Table 5: Major Private Employers).
Strengths of Citrus Heights’ economy include its central regional location
between the Interstate 80 and State Highway 50 corridors, a large
established retail base, a range of residential opportunities and good
quality of life. Weaknesses include a lack of identity in the regional
office market, limited freeway visibility, and a minimal amount of vacant
land available for new commercial or industrial development within the
existing city limits.
Community Development
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Citrus Heights General Plan
Recognizing the importance of economic development, the City has
adopted two key programs aimed at improving the local economy. In
1998, the City adopted the Citrus Heights Redevelopment Plan. The 558-
acre Redevelopment Project Area is located along Auburn Boulevard,
Sylvan Road and Greenback Lane. The Redevelopment Plan is intended
to help the City preserve and enhance activities along the major
commercial corridors that are losing their competitive edge and showing
signs of decline. In 1999, the City adopted an Economic Development
Strategy and Action Plan that outlines the City’s approach to fulfilling its
economic goals. Some opportunities that this Strategy identifies are the
growing sectors of information services and home- based businesses.
The City does not currently have industrial land, and is interested in
pursuing annexation of land suitable for industrial development,
identified on land northwest of the City. The City also intends to pursue
annexation area of a portion of the area around the Greenback Lane
interchange at Interstate 80. Annexation of this area would allow the
City to have control over safety and traffic issues associated with the
interchange and would offer visibility from the Interstate 80 corridor as
a prominent gateway and commercial attraction. The old drive- in movie
theater at the northeast corner of Greenback Lane and Fair Oaks
Boulevard is also considered an area of possible annexation to regulate
land uses on the vacant land and to provide for compatibility with Sunrise
MarketPlace.
The policies in this section of the General Plan are intended to
strengthen and diversify the economy as a way of securing the City’s
financial future, ensure that adequate land is available for economic
development, and make certain that new commercial uses are consistent
with City’s development objectives.
Employer Employees Business Type
Macy’s 400 Retail
Sears 350 Retail
K- Mart 175 Retail
Mervyns 160 Retail
Manorcare Health Services 150 Healthcare
Raley’s 135 Grocery
Albertson’s 120 Grocery
Safeway 120 Grocery
J. R. Roberts Corporation 100 Construction
Source: Bay Area Economics, 1999
Table 5. Major Private Employers
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Citrus Heights General Plan
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
Policies:
14.1 Retain and expand the City’s base of retail jobs and sales
tax revenue.
Actions:
A. Establish an ongoing business attraction, retention
and expansion program that includes partnerships
with key property owners, real estate brokers and
retailers.
B. Create public/ private partnerships with the
Chamber of Commerce, the Sunrise MarketPlace
Property- based Business Improvement District,
and other business groups.
C. Recognize and support Sunrise MarketPlace as the
core location for retail business attraction, retention
and expansion activities.
D. Use redevelopment and other available City
resources to leverage, reinforce and assist property
owner efforts to retain and attract retail clients.
14.2 Provide incentives to the private sector for catalyst
projects that stimulate private investment in the City’s
commercial districts.
Actions:
A. Take the lead in the design, construction and funding
of public improvements, including streetscape
enhancements, to improve the appearance of
commercial districts and stimulate private investment.
B. Implement a commercial rehabilitation program that
will provide financial assistance to business and property
owners to improve the exterior of their buildings,
including façade improvements, signage, landscaping
and parking lot improvements.
Potential Annexation Areas
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Citrus Heights General Plan
Community Development
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
Policies:
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.
Actions:
A. Monitor the call center market in conjunction with the
Sacramento Area Commerce and Trade Organization, and
develop information programs and materials for potential
call center and home- based business uses.
B. Work with service providers to ensure cost- effective business
access to high- speed telecommunications infrastructure.
C. Facilitate conversion of obsolete retail uses to other viable
commercial uses.
D. Pursue sites for lodging and conference centers.
15.2 Ensure that the City’s regulations and processes support economic
development opportunities.
Action:
A. Review and amend the Zoning Ordinance to address any
regulatory impediments to attracting target businesses, and
to facilitate desired business expansions and reuse.
Goal 16: Make adequate land available for
economic development opportunities
Policies:
16.1 Expand the boundaries of the City to provide for future non-residential
development, as shown on Map 1: Land Use Diagram.
Actions:
A. Request Sacramento County Local Agency Formation
Commission ( LAFCO) to amend the City’s Sphere of
Influence to allow for future expansion of the City to
accommodate new businesses and industry to diversify the
City’s economic base.
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41
Citrus Heights General Plan
B. Pursue possible annexations of all or parts of areas around
the Greenback Lane and Auburn Boulevard/ Riverside
Avenue interchanges to gain better control of routes into
the City and to establish a distinctive City presence along
Interstate 80.
C. Pursue annexation of land northwest of the current city
limits to provide for existing and future industrial
development.
D. Pursue annexation of the northeast corner of Fair Oaks
Boulevard and Greenback Lane to provide for compatible
commercial development with the Sunrise Marketplace.
E. Conduct a fiscal analysis of potential annexations.
16.2 Focus economic revitalization and redevelopment efforts on key
opportunity sites within the City to be catalysts for economic
revitalization and/ or redevelopment.
Actions:
A. Prepare and adopt a Specific Plan for Auburn Boulevard.
B. Develop and offer incentives for economic revitalization
and/ or redevelopment.
C. Pursue improvements to the Antelope Road interchange
to enhance the entrance to the City.
Goal 17: Develop the Stock Ranch property
with a mix of uses that enhance the
City’s economic base, are compatible
with surrounding land uses, and are
sensitive to natural resources
Policies:
17.1 Use a flexible planning approach for Stock Ranch to allow for a
variety of uses and to respond to evolving market conditions and
community needs.
Action:
A. Prepare and adopt “ A Guide for Development” of the Stock
Ranch property.
17.2 Promote uses in Stock Ranch that can be economically supported,
are financially feasible and self- sustaining, and maximize fiscal
benefits to the City.
17.3 Promote development in Stock Ranch in a manner that creates
an attractive, distinct, cohesive, high quality place. Features shall
Community Development
Stock Ranch.
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Citrus Heights General Plan
Community Development
include: recognition of site and City history; good automobile
and pedestrian connection; compatibility with surrounding land
uses; avoids cut- through traffic; and maintains open space.
17.4 Incorporate trail, park, open space and public access along Arcade
Creek.
17.5 Provide adequate infrastructure concurrent with development of
Stock Ranch.
Goal 18: Be responsive to changing economic
conditions and opportunities
18.1 Keep the Economic Development Strategy and Action Plan current to
reflect evolving economic conditions, local needs, and priorities.
Action:
A. Establish a process to monitor progress in implementing
the Economic Development Strategy and Action Plan and to
recommend revisions as needed.
B. Expand the business license program to include all
businesses in Citrus Heights.
18.2 Evaluate potential implications for economic development when
considering major City policy issues ( e. g., land use, public services
and facilities, finances, infrastructure, and transportation).
Actions:
A. Explore possibilities for establishing a procurement policy
that includes preferences for locally- owned business.
B. Conduct appropriate fiscal analyses for major City policy
decisions.
18.3 Participate in regional economic development and planning efforts
to promote the attractiveness of the overall region for business.
Streetscapes and Gateways
As described earlier, Citrus Heights’ major corridors are important
components of the City’s image and identity. The City lacks clear physical
distinctions at its boundaries largely because it developed as an
unincorporated community. A driving force behind incorporation was
a perception among residents that Citrus Heights is different from
surrounding areas. To reinforce this, the General Plan strives to create
distinctive gateways to the city that identify and promote its character
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Citrus Heights General Plan
and values. In addition, the City’s major arterial streets are to be
beautified through new plantings and maintenance of existing
landscaping.
The City’s 1999 Economic Development Strategy and Action Plan recommends
coordinating gateway treatments with overall design planning for
commercial corridors. Creating interesting and attractive entrances to
the City can help direct shoppers to the City’s commercial centers. The
policies in this section are intended to establish recognizable streetscapes
and gateways that create an attractive and distinct image for Citrus
Heights.
Goal 19: Establish and maintain attractive
streetscapes along the City’s major
roadways
Policies:
19.1 Promote improvements to major corridors to make them more
distinctive and inviting. Encourage installation and maintenance
of landscaping in median and street frontages along arterial
roadways.
Actions:
A. Seek a funding mechanism to support installation and
maintenance of landscaping.
B. Utilize water conserving landscaping where appropriate.
19.2 Establish a street tree planting program for major corridors.
19.3 Require landscaping on commercial, residential, and institutional
uses adjacent to all public street frontages.
Action:
A. Amend the Zoning Ordinance to increase landscaping
requirements for commercial, multi- family and institutional
properties in conjunction with new or modified
development along major corridors.
19.4 Monitor and enforce the maintenance of landscaping on private
property along major corridors.
19.5 Work with the California Department of Transportation to
encourage beautification and maintenance of highway corridors
through Citrus Heights.
Community Development
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Citrus Heights General Plan
Community Development
Goal 20: Create distinctive entryways to clearly
demarcate and establish a positive
image of the City
Policies:
20.1 Develop gateway treatments at the locations shown on Map 4:
Potential Streetscape and Gateway Improvements.
20.2 Establish gateway treatments that may include public art, public
purpose signage and landscape and streetscape improvements.
Actions:
A. Coordinate gateway treatments with the overall design
guidelines prepared for commercial corridors.
B. Develop an art competition to design specific entrance
elements.
C. Develop a preferred design and funding mechanism to install
signs and/ or monuments at selected gateways.
D. Explore use of non- General Fund revenues for construction
of gateway elements.
Public Spaces
Public spaces bring citizens together in a variety of ways that promote
a sense of community. With additional identifiable gathering places,
Citrus Heights can become a more vibrant and active place. Schools,
parks, plazas, and other civic, institutional, and recreational uses provide
needed services and help unify a community.
The City seeks to develop a central civic center that would include a
concentration of civic uses such as City Hall, the police station and
post office. This center would provide efficient access to government
services, and could help facilitate communication between agencies.
The site of the existing City offices is a logical place to focus such uses.
The General Plan also seeks new community center facilities to
accommodate recreational and cultural events, for all segments of the
population including teenagers and senior citizens. This kind of facility
can be incorporated into and complement an existing or future
commercial center.
The policies in this section are aimed at the development of public
spaces that provide opportunities for informal social gathering and
interaction. Places such as parks, schools, and neighborhood shopping
centers should also be designed to foster spontaneous interaction and
enhance the sense of community in Citrus Heights.
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Citrus Heights General Plan
Community Development
Map 4: Potential Streetscape and Gateway Improvements
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Citrus Heights General Plan
Community Development
Goal 21: Concentrate government uses at a civic
center complex that provides residents
and businesses easy and efficient access
to a range of government services
Policies:
21.1 Locate public and quasi- public facilities at or near the civic center.
Action:
A. Develop and implement a Public Facilities Master plan for
expanding the civic center.
21.2 Coordinate facility planning with other governmental agencies to
determine feasibility of joint- use and/ or adjacent facility locations.
Goal 22: Establish adequate facilities to
accommodate public events and
cultural activities
Policies:
22.1 Promote development of a community center for public events
and cultural activities.
Actions:
A. As part of the Public Facilities Master Plan, develop a site
location and use study for community centers.
B. Support development of outdoor public spaces at Sunrise
MarketPlace.
C. Host community- wide events at Sunrise MarketPlace.
22.2 Provide for youth and senior citizen programs and activities.
Actions:
A. Investigate various successful models of youth and senior
programs and their facility implications.
22.3 Explore the establishment of a local conference/ meeting/ banquet
facility that would serve the needs of local businesses and provide
a venue for receptions and other events.
22.4 Support the expansion of art and cultural activities within the
community.
City Hall.
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Citrus Heights General Plan
Community Development
Goal 23: Support adequate locations and facilities
for local and neighborhood gatherings
Policies:
23.1 Support the use of available facilities for community gatherings.
Action:
A. Pursue the use of fire stations and schools for
neighborhood and community activities and events, to
maximize facility utilization and to strengthen bonds
between residents and service providers.
23.2 Incorporate plazas or other public outdoor activity spaces into
public and private development projects.
Action:
A. Incorporate requirements for public gathering and
interaction areas in Design Guidelines for new development
as appropriate.
23.3 Promote development of attractive public and quasi- public spaces
in non- residential development as amenities for workers and
customers.
23.4 Promote the development of interesting small places for social
interaction, such as plazas, mini- parks, and outdoor cafes.
Housing
Citrus Heights’ residents value and seek to preserve the range and
variety of housing available in the City. The community’s mix of
housing types and accessibility is one of the key elements of its
character. The mix of housing found in the City ranges from rural
style single- family homes on large lots to standard single- family
subdivisions, from townhouses to apartments. The community’s
affordable home prices and rents make it particularly appealing to young
families, and its affordable senior housing developments make it
attractive to retirees. Preserving and enhancing the range and
affordability of housing is an important goal of the General Plan. A
goal of this Plan is to continue to address the housing needs of all,
including move- up homeowners, first time homebuyers, low - income
renters, seniors, disabled persons, and others with special needs.
Two of the most pressing issues that the General Plan seeks to address
include the balance between owner- occupied and renter- occupied
housing and the preservation and maintenance of the City’s aging
housing stock. In 2000, 57% of the City’s housing stock was owner-occupied
and 43% was renter- occupied. The rental proportion has
increased by 11% from 1980 - 2000. While the City seeks to provide
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Citrus Heights General Plan
opportunities for both ownership and rental, a good proportion of
owner- occupied housing is desired to maintain stability and investment
in the community. The General Plan strives to encourage home
ownership for all income groups by participating in programs that help
families to achieve this goal and working with developers to ensure
that new housing offers a reasonable level of ownership opportunities.
It is the City’s long range goal to restore home ownership rate to 65
percent of the housing stock. The goals and policies of this section
are intended to achieve this rate. Homeownership is a viable component
in maintaining community and neighborhood stability and continuity
in our schools.
As a mature suburb with an aging housing stock, both single- family
homes and apartment complexes in Citrus Heights face increasing
needs for upgrading and maintenance. In the five years since
incorporation, the City has encountered many rental properties with
major deferred maintenance. The City pursues safe and well-maintained
neighborhoods through its Neighborhood Enhancement
Program, housing programs, and coordination with the community’s
10 neighborhood organizations.
The City’s Neighborhood Enhancement Program has found successful
ways of dealing with blight. The City’s enforcement tools include:
• Fines for non- compliance, which can be cumulative
• Assessments for cost- recovery
• The recordation of a Certificate of Nuisance – this “ clouds” the
title and acts as lien to collect fines and costs
• Administrative Hearing Board – this body enables the City to abate
blighting conditions when a property owner fails to abate a
nuisance.
As of March of 2002, the City had 14 units under consideration for
City action and has taken action against 9 properties to abate the
nuisance and secure the structure.
The City also has its CDBG funded Housing Rehabilitation Programs
to eliminate blighting conditions in housing. In the 2000 – 2001 period,
the City assisted 26 single- family households with its several programs.
In January 2002, the City increased its loan ceiling to $ 50,000 for
single- family projects and allocated another $ 276,000 of CDBG funds
to housing rehabilitation.
Regional Housing Needs
State law requires all local governments to prepare a Housing section
that indicates how it will meet its allocated “ fair share” of regional
housing needs for all income groups over a specified period. The
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Citrus Heights General Plan
Sacramento Area Council of Governments ( SACOG)
prepared a Regional Housing Needs Plan ( RHNP) in
2001 that establishes housing needs for each
jurisdiction in the region.
The “ fair share” housing goals for the City are derived
from projected household growth and correction
factors including vacancy and normal market
removals. The City’s total housing goal for 2002 to
2007 is 973 total housing units, divided into income
groups as shown in Table 6: Fair Share Housing
Needs. The table shows the needs for the 2002 –
2007 planning period by income category and converts
this into an annual need. By reviewing the City’s records ( building
permits), current development plans under review, historical affordable
housing preservation/ conversion, annual production estimates have
been made. These estimates show that the City is expected to produce
more units in all income catagories than the City’s projected “ fair share”
requirement. It is believed that the goals, policies, and actions of the
General Plan, and their continued implementation and monitoring,
will ensure that the City produces housing for all sectors of the
community.
Goals, Policies and Actions
The housing goals, policies and actions of the General Plan are
primarily directed toward the following objectives:
• Increase the level of home ownership in the community
• Preserve the existing housing supply and assure its continuing
quality
• Optimize remaining development opportunities
• Ensure that adequate housing is available to all residents
including those with special needs such as seniors and homeless
persons.
T a b le 6 . F a ir S h a re H o u sin g N e e d s
In com e
C ategory
7 Y e a r
N eed
U nits
A n n u al
N eed
U nits
P e rcen t P ro je c ted
A n n u al
U nits
P rod u ction
P e rcen t
V e ry L ow 2 9 1 4 2 30% 5 6 26%
L ow 1 6 4 2 3 17% 5 6 26%
M o d e ra te 6 3 9 6% 2 4 11%
A bo ve
M oderate
4 5 5 6 5 47% 8 0 37%
TO TA L 9 7 3 1 3 9 100% 2 1 7 100%
S ou rces: SA C O G RH N P 2 0 0 2 - 2 0 0 7 ; C ity o f C itrus H eigh ts P lann in g, B u ilding , an d R edevelopm en t reco rds
an d p la n s
In com e c a tegories a re b a se on p erc en tage o f m ed ian in com e ad ju sted b y h o u seh old s ize.
V e r y L ow ( le ss th an 5 0% o f m ed ian in com e)
L ow ( 51% to 8 0% o f m edian incom e)
M oderate ( 81% to 1 20% o f m ed ian incom e)
A bove M oderate ( M o re tha n 1 2 0% o f m ed ian incom e)
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Citrus Heights General Plan
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Goal 24: Increase homeownership opportunities to
ensure a balance of housing and
household types
Policies:
24.1 Support the use of public and private funds to assist first- time
homebuyers.
Actions:
A. Use private funds to leverage program funds to create
homeownership opportunities.
B. Continue to participate in programs that encourage people
to own homes close to their workplaces.
C. Develop and distribute housing resource materials to
potential homebuyers.
D. Use available state and federal funds for a citywide First-
Time Homebuyer Assistance Program.
E. Create and participate in partnerships that encourage home
ownership.
F. Explore innovative ways of creating opportunities for
increased home ownership.
24.2 Assist in the conversion of rental developments to owner
occupancy where appropriate.
Actions:
A. Develop a program to allow and encourage conversion of
small rental properties to owner occupancy.
B. Investigate ways to achieve cooperative ownership of land
in mobile home parks.
Goal 25: Provide adequate sites for a variety of
housing opportunities to serve all residents
Policies:
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.
Action:
A. Support development of “ granny flats” and other second
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Citrus Heights General Plan
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units as allowed by the Zoning Ordinance.
25.2 Strive to meet the City’s fair share housing allocation based
on the Regional Housing Needs Plan.
25.3 Facilitate mixed- use development and redevelopment in
appropriate areas.
Action:
A. Implement mixed- use development along the Auburn
Boulevard corridor during redevelopment.
25.4 Support a variety of housing opportunities on vacant or
under- utilized lands.
25.5 Promote fair distribution of special needs facilities
throughout the city to avoid over concentration in any
particular neighborhood, including assisted housing, below-market-
rate projects, and senior housing.
Goal 26: Develop, conserve, and improve the
housing stock to ensure decent
accommodations for all segments of
the community
Policies:
26.1 Encourage the conservation, improvement and development
of housing.
Actions:
A. Promote the use of mechanisms in State tax law and
other methods of prohibiting tax deductions for owners
of sub- standard rental units cited for code violations,
including the recordation of Certificate of Nuisance
and a lien for recovery of fines against the title of
properties that have long- term non- compliance.
B. Remove unsafe or dilapidated housing through the
Neighborhood Enhancement Program Secure vacant
residential structures that are unsafe to occupy and
require resolution through the Neighborhood
Enhancement Program.
C. Continue to offer incentives and financing assistance
for affordable housing and housing rehabilitation.
D. Work with financial institutions, nonprofit
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Citrus Heights General Plan
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organizations and government agencies to promote housing
rehabilitation.
E. Support the efforts of all local service organizations,
schools, and other community groups to provide housing
repair assistance, including “ Christmas in April.”
F. Continue and expand the City’s Owner- Occupied
Rehabilitation Program where feasible.
G. Examine the feasibility of creating a Resale Inspection
Program.
H. Continue streamlining the review process to minimize any
constraints on, or disincentives to, housing development.
I. Promote quality design by offering flexible housing
development standards.
J. Fund the Senior Housing Emergency Repair Program or
develop a local “ handyman” program for seniors.
K. Use redevelopment funds to assist in funding and
rehabilitating housing.
L. Pursue a variety of funding sources such as the Housing
Stock Fee and the Abandoned Vehicle Abatement Program
to fund and strengthen code enforcement activities.
M. Use a system of cumulative and substantial fines to gain
compliance from the owner of nuisance properties.
N. Work with Habitat for Humanity to create self- help housing
in the City.
26.2 Promote construction of housing types with a variety of prices,
styles, and designs.
Action:
A. Amend the Zoning Ordinance to allow for mixed- use
housing including clustered, live/ work and above- retail
uses in appropriate zones.
26.3 Promote improvements and rehabilitation to enhance the quality
of multi- family developments.
Action:
A. Investigate the feasibility of establishing a rental inspection
program.
B. Work with the local housing authority ( Sacramento) to
enhance the quality and appearance of public housing in
the City.
26.4 Promote high- quality multi- family developments that include
appropriate design, scale, and amenities.
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Citrus Heights General Plan
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Action:
A. Prepare and adopt multi- family residential design guidelines
that promote the following features:
• Sufficient outdoor privacy for each unity ( e. g., patios,
decks)
• Covered off- street parking
• Parking away from the primary access street and
screened with landscaping
• Assurance of proper site and building maintenance
• Segmentation of the building mass into smaller units,
including single- story elements
• Pitched and varied rooflines
• Functional and accessible interior site open space
• Recreational areas for children
• Easily identifiable and sheltered entrances to units
• Energy efficient design
• On- site management
• The multi- family residential design guidelines shall also
discourage features such as large blank walls and
monotonous color schemes.
26.5 Conserve the City’s stock of sound and viable mobilehome and
manufactured homes.
Actions:
A. Pursue the use of local, state, and federal funds to make
physical improvements to existing mobilehome parks.
B. Continue to offer Community Development Block Grant
( CDBG) funds to rehabilitate mobilehome and
manufactured homes.
C. Continue to fund the Emergency Repair Program for lower
income owners of mobilehome and manufactured homes.
D. Investigate the feasibility of converting mobilehome parks
to condominium ownership.
E. Preserve mobilehomes as a form of affordable housing.
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Citrus Heights General Plan
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Goal 27: Conserve currently assisted units to
ensure availability of housing for lower
income households
Policy:
27.1 Pursue all available strategies and procedures to preserve
government - assisted units that are at risk of conversion to
market rate.
Actions:
A. Annually review the status of housing projects whose
government restrictions are expiring or near expiration to
determine the need for intervention.
B. Work with the federal Housing and Urban Development
Department ( HUD), Sacramento Housing and
Redevelopment Agency ( SHRA), and other agencies to
determine the City’s options in preserving at- risk units.
C. Work with nonprofit housing organizations, SHRA, and
other agencies to help purchase complexes where the
owner wishes convert to market- rate.
D. If preservation of an “ at- risk” development cannot be
accomplished, work with the owners to ensure proper
federal notification and moving assistance is provided.
E. Use CDBG, Redevelopment funds and other available
resources to subsidize identified “ at- risk” units, rehabilitate
substandard units, and/ or fund self- help projects, to retain
their availability as low- income housing.
F. Develop a comprehensive plan to redevelop Sayonara
Avenue ( Sunrise to Arcade Creek).
Goal 28: Ensure housing opportunities for all
segments of the community
Policies:
28.1 Pursue necessary resources for the development, maintenance
and preservation of emergency housing, transitional housing,
and housing to accommodate other special needs.
Actions:
A. Enforce Uniform Building Code requirements to ensure
that housing is accessible to the disabled.
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Citrus Heights General Plan
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B. Carry out an assessment of transitional housing resources
in the community, including an evaluation of need for
rehabilitation.
28.2 Endeavor to meet the housing needs of homeless persons.
Actions:
A. Work with other jurisdictions to assess homeless needs
and develop plans to address this problem.
B. Continue to work with the Sacramento County
Department of Housing Assistance to provide emergency
shelters and other support services.
C. Provide CDBG funds and other resources as available to
help finance the City’s fair share of homeless services.
28.3 Support and cooperate with regional and community- based
organizations in the delivery of special needs housing resources.
Actions:
A. Support SHRA efforts to provide housing assistance
within the community.
B. Enforce Federal and State anti- discrimination laws.
C. Continue to fund and support the Human Rights and Fair
Housing Commission.
28.4 Assess the City’s housing needs and the progress toward meeting
its housing goals.
Actions:
A. Review the General Plan annually to evaluate the
effectiveness and appropriateness of housing related
goals, policies and actions, including housing assistance
funds.
B. Establish a housing monitoring program that includes
annual review of the following:
• Inventory of land suitable within the City for the
development of housing for all segments of the
community
• Proposed and approved residential projects and
building permits issued
• Home and apartment vacancies
• Rental and home sales survey and Multiple Listing
Service summary
• Infrastructure and public services capacity
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Citrus Heights General Plan
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C. Ensure existing affordable housing developments are
meeting their rent and income restrictions.
28.5 Encourage development of move- up housing so that residents
will be encouraged to stay in Citrus Heights as their housing
needs change.
Action:
A. Review the City’s available land inventory annually to
ensure that sufficient land is designated for an appropriate
range of housing types.
28.6 Enforce Local, State and Federal laws prohibiting discrimination
in housing.
Action:
A. Continue to fund the Human Rights and Fair Housing
Agency to support its efforts to prevent housing
discrimination.
28.7 Minimize government constraints on the production of housing
to the extent feasible, while meeting public facility and service
needs.
Actions:
A. Continue to staff the Interdepartmental Development
Review Committee to ensure timely processing of
development applications.
B. Continue to make development decisions at the lowest level
possible ( e. g. staff approvals) in order to expedite
development decision making.
C. Continue to use density bonuses, City Redevelopment
funds, federal funds and other available resources to
promote housing opportunities, especially for low- income
persons and those with special needs.
D. Examine all City development fees to ensure they are fair,
necessary and not an undue impediment to housing
production. Consult with outside agencies such as the
Human Rights and Fair Housing Agency, housing
advocates, building trade organizations, Chamber of
Commerce, and other private interests, in making this
assessment.
E. Establish Council policy on fee waivers and deferrals for
future development.
F. Partner with outside agencies including the Sacramento
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Citrus Heights General Plan
Metropolitan Fire District, San Juan Unified School
District, Sunrise Recreation and Park District, and
Sacramento Regional Sanitation District to provide input
i