Citrus Heights Planning Commission Meetings - Regular Meeting

I really appreciate. Uh, good evening. Um, this is the regular planning commission meeting for Citrus Heights, California, and I'd like to call this meeting of April 28th to order. It is six o'clock. And uh, will you all join me in the flag salute? Uh, chair, will you lead us, please? that and madam secretary will take the roll call.

Commissioner Al Roui is absent. Commissioner Sheieler here. Commissioner USK Commissioner Van Duker here. Vice Chair Kaufman here. Chair Flowers here. Thank you. Next item, please. That's going to be consent calendar approval of minutes for April 14th, 2026. Very good. Now, it's time for the consent calendar. And we have one item on the consent calendar, which are the minutes from April 14th of 2026 meeting. Does anyone from the commission or the public wish to pull the consent item for discussion? Okay. Can I get a motion, please, to approve the consent calendar?

I move we approve I second. Great. We have a motion by Sheieler and a second by is that Van Doug? Thank you. Um, we don't need to take an individual roll call. Very good. Uh, motion passes with unanimous consent. Next item, please. Uh, public comment.

Okay. Next item is public comment. The portion of the agenda is available for the public to address the planning commission. any issue that is not on the agenda. Um there'll be a limit of three minutes per speaker. Do we have any public comment tonight? Seeing that there is no public comment, we'll ask for the next item, please. That is regular calendar zoning code amendments. Okay, we will hear I believe the first presentation by the staffs. Is that correct? All right. Followed by the commissioner questions and then we'll open it up for public comment if there is any. And may we have the staff presentation, please?

Yes. Good evening, chair and commissioners. My name is Stephanie Louie and on behalf of the planning division, I will be giving a presentation tonight on the 2026 zoning code updates. Um, so to start, here's a brief overview of the general plan and zoning code. Um so just in general the general plan provides broad goals, objectives, policies and actions uh which are intended to guide the city's future development and the zoning code uh implements the general plan by outlining allowable intensity of land uses and lists permitted and conditional uses in each zone. Um the zoning code also regulates building design, setbacks, height, landscaping, uh tree preservation, signs, parking, etc. Um so why do we update the zoning code? So typically we go do a review of the zoning code annually. Um and we address it or update for compliance with state law. Um a lot of times there are changes to state laws and we have to ensure that the city is compliant with those. Um it also provides us an opportunity to write revise sections as necessary for clarity and creating a more userfriendly document. Um and then the planning commission reviews these proposed ordinances and changes um and forwards a recommendation to the city council. So just as an overview of these changes, uh if you remember back in February, I presented an overhaul of changes uh to our ADU code. I'll do a refresher in the next slide. Um but just some other notable uh changes to the zoning code include updates to our land use tableclum including a couple different uses and then updates to our SP92UN development regulations. So, as a refresher, back in February of this year, we introduced our changes to our ADU ordinance um that introduced a

state and local pathway for ADUs. So, uh residents and applicants can choose um under single family designation a state pathway for to build their ADUs or a local pathway. Um and these changes were made to align with recent updates to the state ADU laws and that ensure the city is in compliance with these laws. Uh other updates included fire sprinkler requirements, um garage conversions and parking replacement. Um and they also included uh how we measure interior space for ADUs um within houses. Oh, and ultimately, um, so that we discussed that in February and it did not go to city council. Um, so we're bundling it with this presentation tonight so that all of these items that are updated in the code will go to city council. Another change that we introduced was incorporating uh the addition of an accessory educational use. Um so over the years we've had a couple of inquiries regarding the use of existing classroom facilities in uh churches or religious facilities for tutoring or homeschool education. Um previously we would classify this use as a school which um under our current zoning code requires a use permit for a school or school type use in residential zones where a lot of church facilities are um are existing. And so by creating an accessory educational use, it allows for educational and instructional activities within uh churches. Um and the intent is that the facilities are already existing and allow for education uses typically with like Sunday school um and is incillary to the church. Uh so this use would also be incidental to the religious assembly use. Um there are specific requirements uh that the accessory educational use would require

which they would have to be within an existing religious assembly use or church and they couldn't occupy more than 30% of the building site. Um otherwise they would be allowed by right uh as long as the church itself is um approved uh and permitted with a use permit or permitted by right. Um so another update was with the SB9 updates and one of the clarifying changes that we had was for compliance with state law and that is through the distinction of the number of units uh through SB9 with a lot split or without a lot split. Um so this is something that's referred to as the rule of four. Uh the state law basically kind of made a designation stating regardless of whether you use SB9U uh with two unit development with or without a split, the maximum number of units on um utilized could be four. And so this slide kind of shows an example of what could be possible. Um without a split, which is one parcel, you could have up to two primary units. And then uh your two additional units could be a combination of ADUs or JADUs under single family designation. Um and that total would ultimately would not be able to exceed four units. Um, and then if you if an applicant were to choose to split the lot, uh, there would be two units on each lot. So the total with SB9 would still not, uh, exceed four total units. Um, so another use that we added was employing employee housing. Um, and this is Uh we added this is a permitted land use in the residential uh use table and this is to comply with the employee

housing act which allows for an employer to provide housing for employees whether or not rent is involved. Um it's also known as the farmworker housing. Uh and our amendment to the zoning code allows for employee housing for six or fewer employees to be allowed by right in residential homes. kind of like what we discussed earlier um prior to the meeting, but uh you know it's to allow uh this is a residential use. So the city or jurisdiction wouldn't have any um there wouldn't be any review for something if there was six or fewer housing six or fewer people living in this uh unit similar to care facilities um or residential care facilities that are existing or even I think sober living as well. Um, additional changes in the zoning code apply to murals. Uh, this allows for murals to be placed in fences and walls facing arterial streets um in residential zones. Um, and we added this so that the uh they would have a 60-day completion window to apply and complete um once they were approved to complete the mural. Um, also changes to animal keeping. Uh, we made changes to clarify that animal keeping in a residential use cannot be a primary use. Uh so that would prohibit animal keeping on vacant lots. So if someone has a super a large property with no existing home, they couldn't just use it for uh you know uh storing horses or or something on a residential lot. Um, another change that we did was for the child day uh child daycare. And this basically just updated our definition in terms to align with the California Health and Safety Code definition and classification. Um, and just to make them uh more aligned with what was existing in their terms. Um, so that is a overhaul of what our changes were. Um kind of what we'll go

through next is we can review and answer any questions, public comment, we can have additional discussion and then uh the commission would make a recommendation or forward to city council. Um and then I should have mentioned in the beginning we did have some minor changes to the staff report um and some of your exhibits that were on your dis when you sat down. Um majority of these changes uh were just clarifying changes and making it more um user friendly and easier to read and aligning better with the the state regulations with the updates. Okay, thank you Stephanie for that presentation. It was wonderful. Um Commissioner, is anyone have any questions for Stephanie?

I have a few. under the um religious um church, you know, using 30% of it. Could you clarify for me? You talked about it's the assembly area. So, basically the actual church area where they hold services. It's church and if they have other buildings used for educational uses. So, some of them have like classrooms already existing on there. So it's 30% of the total gross area of the buildings for the under SP9 the up to four units. Is there a lot size? There's no lot size requirement. No.

Jam it on there that that works.

Yeah. So with existing ADU law, um you could have technically up to three ADUs on a residential property with a single family home. Um through the state there's a limit for a detached which 800 square feet. And then if you're and the other two that you could have are conversions of existing space. So you could do a junior ADU which has to be completely within the existing home and it's a limit of 500 square feet. And um another one is another interior conversion but that also has to be existing space. Um through our local standards with a single family, we allow for one detached ADU that could be up to 1,200 square feet and then um a junior ADU, which is that 500 square f feet. Uh they would still need to meet our lot coverage requirements. So that's um that is something that we look for and our setback requirements. Kind of depends on what they're using. If they're adding a primary home, they have some setback requirements for SB9. they're doing an ADU. Those are a little less restrictive. Um, but it's still it's a pretty fair fair use of space with uh the existing regulations that we already have.

Okay. Just one more question. Um, under the employee housing, is there any requirement for what that housing unit is? I mean, is it, you know, does it have a a kitchen? Does it have a bathroom? Does it I mean I mean is there any specificity as to what what what the unit has, what services the unit has in order for this to be considered a residential unit for up to six employees.

Yeah. So, it's usually an existing single family home that would be used or converted to like employee housing. Um, typically it's not something that we would see on our end because it is allowed by right just like residential care facilities. is they may do minor changes um by adding like you know more bedrooms or something um but it has to be up to building code and what is considered a livable space through building. One one last question. Sorry, commissioners. Um, under any one of these things I look at things like this religious uh religious item um and 30% who checks on that code enforcement.

Uh we would when they would come to see if the use would be allowed. Was that I'm sorry. So when you typically when we get these requests, people will ask us if a use is allowed um if they can you know convert the space or use the space for uh you know if it's homechool twice a week they would ask okay is it allowed can we use it at this church or do we need to convert anything and so we would verify what the amount of space and typically we could put it on their business license or their license that they're only limited to you know this amount of space in the in the facility.

All right. Thank you. Stephanie, I have a question um that relates to the animal um zoning, I guess. Um for those that actually have animals on vacant lots, how will the city address that? So, technically that would be a a code enforcement uh issue and it were complaint based. So, I mean realistically we wouldn't know unless someone were to report them. I just am I I'm aware of some of our residents, even some nearby that have these big large sprawling lots and there are animals on there, horses and

Yeah. And it's mostly related to uh well, we have some random pieces that people will purchase and then they'll just put their animals there, but they don't live there and so the animals don't have running water, they don't have shelter, and they it becomes a code enforcement issue. So, that's really what that is targeting are those random pieces where people will purchase really cheap um and then just put their animals there and then they're unckempt and uncared for. If the animals are there and there's a house nearby and they're being kept, it probably wouldn't rise to our attention, but it's really to focus on the ones that we're having issues with. So, in order to comply, they would have to put a a dwelling or livable inhabitable dwelling on that property with the animals.

Okay? or as to remove the animals from. Okay. Any other questions with mission? No. And so I'll open it for public comment. And seeing if there is no one here to address any public comment, I'll close public comments. Very good. Um and we'll deliberate and come back with motion. Good. So we do need to um we've got a motion on the table. I'll ask for a motion actually from the commission. Do we read the whole motion or can I just say you can just say move motion one and then move motion two.

Move motion one and we'll do these separately. Okay. I'll second. Okay. We have a first by Van Duker, a second by Sheieler. And all in favor? I. Any opposed? Motion carries. unanimous consent. And I have a motion two. I move motion two. I will second. Very good. Motion by Manduker, second by Sheieler. Um, all in favor? I.

Any opposed? Okay. Motion carries by unanimous consent. Next item, please. Oh, do I I don't need to read the next item, please. That is going to be general correspondence and presentations and reports by city staff.

Hi, commission. Thank you for being here tonight. I thought I would give you a little overview of what's coming down the pipeline. I know our meeting schedule's kind of been hit and miss and it's uh kind of difficult to plan your life, but I want you to know we are working very hard behind the scenes uh with our co zoning code update that we did last year where we reduced the level of approval for some projects for economic development purposes. We're really busy behind the scenes. They're just not coming to you. Uh but you do have some stuff coming down the pipeline that I thought I'd go over. Um we are um have an application in review for a new subdivision uh Winter Green and Old Auburn, a 14 lot subdivision uh proposed for that that long-standing vacant lot typically used. You see it used for storage of construction materials for road projects and so forth. So we are with the developer on that. That'll be 14 lots. That should be before you uh this summer.

Oh, 19 lots. I'm sorry. See, Stephanie's the smart one, not me.

Um, so 19 lots there at that corner. Um, and then some upcoming applications that we have not officially received, but we've been working with the development community on that you thought you might be interested in. The Greenback Fire Station 26, the one that's right up here towards Auburn Boulevard. Uh, Sacramento Fire is proposing to demolish that station and build a new fire safety building. Uh, so that's a really exciting project. is going to be a beautiful building to accommodate um their their fire workers and meet the needs of kind of a modernday fire uh house. That one's pretty old. Um so that will be coming to you rather shortly, probably early summer. Um we'll see that one. They're kind of moving that one through the process quickly. Uh we have two gas stations that will be coming before you for expanding. Um, one, uh, the Auburn and Antelopee, uh, will be converting to an RPM, I believe, and expanding their pumps. That will be for you. And then the old Watson Way and Auburn Boulevard closed down gas station. We're looking that one might be reopening. So, that will be coming before you as well. And then working very closely with Central Heights Water District on their master plan. Uh they are moving their offices over to Madison Avenue in apartment I mean uh office complex over there on Madison and so their uh office will be over there and then what's on Silven will become their maintenance construction yards. Uh so we're working with them as they'll need to do some uh zoning amendments and so forth to make that work. So that will be coming to you this summer as well. Um the last meeting you reviewed the environmental documents for trail extension at Old Auburn. We have two more of those coming before you. Uh Sanara to Mariposa uh trail extension uh will be coming there. It's about a half mile long. Um and then

Stock Ranch Nature Preserve to Silven Road, that extension will also be coming before you. So those are two trail extension projects we're very excited about. And then kind of looking either further down the road, it's hard to believe, but our housing element will be need reertified in 2029, but it's really kind of under work already. Um, so the first part of that is getting our regional housing needs allocation. Uh, so that will be coming probably next year. We'll be getting some preliminary numbers and working through that. So we'll be before you with updates as that progresses, but hard to believe that we're looking at things happening in 2029 already. Uh, so I just wanted to give you that update to let you know that we're here working and we hope to see you quite a bit this summer with some new projects. I would like to turn it over to Daniel. Um, he has some updates for general services, but I wanted to also let you know that he was selected as a

American Public Works Association. American Public Works Association, AWPA, as manager of the year. Manager of the year. Congratulations. So, congratulations. A lot of that had to do with his work. If you remember last year, he presented to you that FEMA information and how he was working so hard for the community to get uh reduced FEMA or insurance rates if you're near a flood zone. His work, all his work on that really deserved the accolades that he got and I think contributed to his selection. So, we're proud of him.

Thank you so much, Allison. Good evening, Commissioner Commissioners and Chair. Um Daniel Care here from general services just to provide a quick update of other activities going on in general services. Um I will not steal the thunder of my boss, the city engineer, Leslie Bloomquest, who gave a fantastic presentation of our current projects in construction throughout the city um to city council just a few weeks ago. Feel free to pull up that video. I couldn't do better, so I'm just going to leave that with her. Um for our projects in design, we do have quite a few. Um Allison did mention our two trail extensions. Uh the Stock Ranch to Silven Road extension is actually planning to go through environmental circulation in May. So I'll probably be um talking to you guys next meeting. Um we're also working on the continued phases of San Juan Avenue. Um we've completed phase 1 A from Madison to Chesine. We have phase 1B and subsequently phase two that'll get us all the way to Greenback with similar complete street style improvements and brand new um roadway surface as well. Um as you can see construction equipment's out there working really hard on our 2025 resurfacing streets. We're doing about 50 miles 100 roads right now. We are actually planning to bid the accessibility and drainage. So that is the drainage repairs, curb ramps, and any median repairs associated with 26 and 27 streets this summer. So, that'll be a fantastic project. Um, I also have a a bridge maintenance and creek erosion project. Um, as we get our inspection reports from CALR and also notice erosion along our creeks, we identify key areas we definitely want to protect our infrastructure and that projects moving forward. We did just recently award and kick off our Sunrise Tomorrow frontage, not to be confused with the amazing sports complex that has been developing, but this is actually a city

project to develop um the future road widening needs, a multi-use path along the and a brand new signal on Sunrise into the Sunrise Mall property. Um essentially planning the the future of that corridor and getting the public space ready to make the development potential look even more enticing. It will include a 10 foot walking path, new signal. We're going to relocate the bus stop from being on Sunrise to actually on site and eventually there will be a full transit center there as well. And that is the entirety of the property frontage along Greenback and along Sunrise. Um, we're also going to be presenting to city council here shortly our local roadway safety plan where we take a look at all of the accidents that happened throughout the city in the last five years, figure out our most challenging intersections and corridors and try to apply some engineering or enforcement with our police department uh measures to make our roadways a little bit safer and a little bit smoother. So, that'll be great. Um, that's quite a bit of our projects in design and then more exciting It is an even year which means it's grant season. So we are actively applying for three different projects for a state of good repair grant with SECOG. Um I have an active FEMA mitigation grant for a creek realignment and erosion project as well. We are also going to do a system performance grant to hopefully get us through the finish line on those San Juan projects. A handful of active transportation projects to get our trails and the gateway activation project um through the finish line as well. That is my update for any questions.

Uh, no sir, it is it's a little bit further up upstream on Old Auburn. The the gateway activation project is very good, Jana. Thank you, Ellison. Thank you very much. Appreciate that. Next item, please. We have no further items. Wonderful. Uh well, we've reached the end of our meeting and I will Before you before you close the meeting, I do have a question for staff. Go ahead. Any update on the property next to the veterans hall, I saw the project development sign.

Yes, I forgot. Um the uh so right now the applicant is still working with the veterans um center to hopefully purchase the property. Um He's been very very kind um and and cooperative. Um you know, he's still in discussion since that meeting. He's been in discussion and has been updating me. They still haven't come to an agreement yet. Last I heard is that there the veteran center is still looking to secure the funds to purchase the property. Um but again, he's working um working really well with them. Great. Good news.

Anyone else? Okay. Then I will um adjourn this meeting at 6:27. Thank you everybody.