Citrus Heights Planning Commission Meetings - Regular Meeting

six o'clock. Um, welcome everyone. I will bring the meeting to order for the Sister Twice Planning Commission. This is Tuesday, June 10th. Mr. Kinder, Commissioner Kinder, would you please lead us in the in the flag of the United States of America to stand a roll call, please? Commissioner Kinderwater. Present. Commissioner Al Rawi. Present. Commissioner USK. Present. Commissioner Van Duker. Here. Vice Chair Flowers. Present. Chair Sheieler here. Thank you. The um next item is the consent agenda. We have one item on the consent agenda is the minutes of May 27th meeting. Do any of the commissioners have any comments or changes to those minutes? Anyone wish to pull anything from the consent agenda? Can I have a motion for the to accept the com the consent agenda, please? I move we accept the minutes of the last meeting. I second. All those in favor? I I motion pass. Item pass. Sorry about that. Next is public comment under government code section 54954.3. Members of the audience may address the commission on any item within the jurisdiction of the commission or on any agenda item. Those wishing to speak on non-aggenda items will be called upon at

the beginning of the meeting. Those wishing to speak for or against an agenda item will be called upon after the presentation by the plan city planning comm planning division, excuse me, and the applicant for the agenda item. We have no comments. So I will open the no reason. Okay. Public hearing. Um 5525 Sunrise Boulevard QSR with drive-thru presentation by Allison Bermudez. Good evening, commission. Allison here with the planning division to present this item to you. As mentioned, this is a quick serve uh restaurant proposed for 5525 Sunrise Boulevard. Uh this is a quick service restaurant. I'll refer to it throughout the presentation as QSR just to make it a little bit easier. Um, but this is at 5525 Sunrise Boulevard, which is a site that we're familiar with. Uh, it's the existing Marie Calendar site that's been vacant for several years. Um, so it's the demolition of the existing building and the construction of a new approximately 5,000 square foot uh quicks serve restaurant with drive-through services. It will take its place. Um, have drive-through lanes and associated site improvements. landscaping, trash enclosures, new lighting, landscaping, uh, and other outdoor seating, and other items like that. At this time, we're not reviewing the design of the building, which is something we typically would do as the user has not been identified. So, when the user is identified, uh, we will then be reviewing the design plans for the project. So, tonight we're looking at the site layout and the operation of the facility. The zoning for this project is LC, but it's LC under a PD or plan development

designation. Not something that we're see too often. Um, the LC zoning does allow restaurant uses such as the existing restaurant was there and the ones in the surrounding area. Um, and it does allow restaurants with drive-through services with this use permit that we're referring to. And as mentioned, this is part of an LCPD or a limited commercial under a planned development zoning. And so this PD zoning is called Sunrise Null. It was established by Sacramento County back in 1977. Covers about a total of 37 acres, which is inclusive of this site and the sites adjacent to it, sites to the west, um, and across Bird Cage and up to those condominiums. So it covers a total of about 37 acres within that total plan development area. There's a mix of zoning. There's the multifamily zoning. There's a BP zoning which is your business professional, your office uses. And then this LC zone which fronts along Sunrise Boulevard, covers the four parcels I have highlighted on the screen. The plan development, as I mentioned, we don't have uh too much of that property and you don't see it very often. Uh we typically don't use a land development zoning any longer, but the county used quite a bit of it. Uh, so this is a carryover and today through our zoning, we would call it a special planning area. So, very similar type thing. Um, and it does allow you to kind of have different development standards for an area than the standard zoning would allow. Uh, so it allows some deviations from the zoning code through this plan development uh, zone. And so in the case of this plan development, the Sunrise Null, it did require a 50 foot setback along Sunrise Boulevard. So if you're driving that area, you can notice how much further back those buildings are. They're not right adjacent to Sunrise. That's because it's planned. This was planned as part of the development back in the

county back from as I mentioned 1977 that they would have this larger setback. Typically today, if this was a straight LC zone, you'd have a 20 foot setback. So those plan development standards are carried over into this project with a larger setback. It also um had requirements that the parcels have common access so they allow cross access between parcels uh for conversing through this different buildings and to the restaurants and to the offices as well as shared parking. In addition to the plan development zone, it is also in an overlay zone. So tonight we have LC zone under a plan development and then with an overlay zone on top of it. So I got you three different zoning designations. This overlay district was established uh by the city in 2022 2022. Um and it really encompassed the marketplace area and what it did is it looked at auto inensive uses and felt this area is our commercial corridor. um we were getting interest from car washes and from gas stations and very auto inensive uses in that area and so we did put an overlay zone on this uh area to prohibit certain auto uses. So it does have a standard zoning but then certain uses are called out specifically is not not permitted. Uh so in the case of this one it was those auto inensive uses and tonight's project is a restaurant with drive-thru which is not considered an auto inensive use as far as the overlay zone. So the project was evaluated uh under some key provisions. Not only the limited commercial zone with the plan development, the Sunrise Marketplace overlay district that we just talked about, but all other applicable uh zoning regulations that we have. Uh so we looked at the site layout, we looked

at the setbacks, how they uh make sure they were consistent to that plan development. We looked at the design of the site plan, the queueing of the drive-thru, the on-site circulation through this center, and then how it would uh move to the other businesses surrounding, and then of course landscaping. Here's the site proposal, how it would lay out. So, remember, the existing building would be removed. Uh the footprint shown in yellow there would be the proposed 5,000 foot uh quickserve restaurant. Um, it would include about 2200 square feet of indoor dining, has an outdoor patio, um, and then the double drive-through lanes. As you see, um, shown here, you have two drive-through lanes queuing around the building, um, traveling north and then at the pickup window going to one lane. Circulation and queuing of the site. We did do a traffic impact study or a TIS to evaluate how the on-site circulation would flow as well as the surrounding traffic. So, uh, Sunrise Boulevard and Upland and the surrounding streets, how they might be impacted by a quick service restaurant. And to qualify that, so quick service restaurants could be a lot of different type of uses. Um, so they could be an In-N-Out Burger, could be a Chick-fil-A, or it could be something a lot less impactive. So when we did the traffic uh the TIS, we did have them take the worst case scenario which would be like In-N-Out Burger or Chick-fil-A to use that as an evaluation point because if you recall, we don't know who this user is going to be. Uh the property owner u will take the approvals and then go out to market and try to find the appropriate user. And so we did evaluate it for worst case scenarios. Uh so we did look at the traffic uh

surrounding the on-site circulation and the study did determine that uh the site could accommodate a heavy user such as ones that we mentioned. The site layout does show the queueing about 530 ft linear feet of queuing uh services that that enter the drive-through lanes. Remember, it's two lanes. Um and then it goes around to the order window and then from the order I mean yeah from the order menu board um and then to the pickup window. Uh so they would allow 21 cars to back to stack from the point of ordering uh back to the entrance and then from the order menu to the pickup window you get about another six or seven cars. So a total of 27 cars uh are accommodating this lane. And the TIS looked at several other users um ones that are in similar situations. I think I called out in the staff report where those locations were, but other similar fast food restaurants and this queuing uh exceeded what any of those have and could accommodate. They did recommend through the study um some additional pavement markings as shown on this screen here. Uh some more directional arrows, some keep clear signage. So people going from traveling north from the site um from maybe the adjacent restaurant parking lot up to this one uh wouldn't be blocked off. So there's a keep clear and then the additional arrow striping uh should the lanes ex ext extend past the drive-through lane where they could wrap around there along the south. In addition, the TIS did look at the on street traffic um and found that depending on the user, as we mentioned, this could be a user that could be impacted. We don't we don't know what that will be like. Um but they did

recommend extending the northbound turn pocket. Uh shown on the screen there is intersection five. So Upland's Way at Sunrise if you're traveling north and you're going to turn left um to get on to Uplands and then travel in front of the existing restaurant to get to this to the shaded area there where this restaurant would be. Uh that turn pocket could use an extension depending on the user and because this and so the applicant had agreed has agreed and planned to do that extension. Uh but because Sunrise Boulevard. Um, and we just don't know what this end user is going to be. We're not sure that that's going to be necessary. So, we have conditioned the project that we'll review this once the user is identified and operations start to see if that's necessary. We didn't want to disrupt Sunrise Boulevard. It was found not to be necessary. In addition, the site was is going to be fully landscaped. So, all new landscaping appropriate trees for the parking area, larger trees along Sunrise Boulevard, some focal point trees coming into the entrance of the site. Um, and then a detention basin along the drive-thru lane. Um, let's see. Um, one addition to note on this the landscaping is there is a condition of approval that it's going to require additional screening of that drive-thru lane. It runs north and south along Sunrise. Uh, but we would that more screen from the ride ofway. Uh so in addition to the landscaping that's proposed around the drive-through lane, uh we are requiring a short wall like we've commonly done in other drive-thrus. So there'll be a wall with additional landscaping in front of it. Keeps the view of the vehicles from sunrise uh protected and then also ensures no headlights are going into any oncoming traffic.

Uh just to recap some of the the changes or not changes but some of the notable conditions of approval that are included in the staff report. Um this is a use permit so it will allow the operation of a quick service restaurant. Uh 24-hour operation uh according to the site plan as presented. Um but final design or elevations of the building will require approval through a design review permit that will be done at the time the user is identified. Should they stick to this similar site plan that we have presented and no significant changes, it would be a staff level review. Uh but should there be operational changes or they increase the building to over 5,000 square feet, then that project will come back to you for review. We'll also need to review a final landscape plan. Um, and we have conditioned it. Have to point that out. Uh, so along the southern property line where this property adjoins uh the restaurant to the south, uh, we are we have asked for additional trees to be planted in that planter. So that is an addition in those conditions. Um the increased pavement markings is recommended in the TIS report are included as a condition of approval. Uh the site plan also does show uh bike parking um or a bike locker is required through codes now require this uh bike lockers. Uh we have conditioned that to be inside the building. We've had a lot of issues with those being outside of a building. So they can incorporate that to the inside floor plan. So that's a condition of approval. Um and then the requirement return pocket. Uh we have put that on there that the applicant can bond for that which means they would uh secure a bond for the cost of those improvements and we will hold on to that until such time it's warranted. If that work is needed um and then if it's needed that will cover the improvements. If it's not needed then the bond would be returned.

The project was reviewed for consistency to the city's general plan. Several policies and goals as listed on the screen here uh support this project. Uh promoting commercial development that enhances enhances the appearance and functionality of commercial corridors specifically Sunrise Boulevard. Uh revitalize existing or underutilized commercial sites which we know this certainly is. It's been a vacant underutilized site for a long time. Uh support the retention, expansion, attraction of businesses. This will be a new uh restaurant in the area and ensure the site's access and circulation parking there's no conflicts which we have went over that already and really promote the landscaping the site design and I think they presented a really good project with adequate landscaping. Some of the areas are even exceeding our shading requirements and will present a nice frontage along Sunrise Boulevard. Uh the project was reviewed for environmental review under SQUA. It does qualify for an exemption under class 32 which is the infill exemption. Uh that exemption is given to projects that are consistent with the general plan. The zoning um in this case it is the general plan designation is general commercial which is consistent for restaurants. the LC zoning PD which we talked about is consistent with that as well as consistent with the Sunrise Marketplace overlay. The site of the qualifications for that exemption is it's in city limits which we know that it is. It's under five acres and it's surrounded by urban uses and there's no insignificant impacts of traffic, noise and air as we presented in those technical studies with the report. Um it's fully serviced with utilities and public services and there's no sensitive habitat. Therefore, it does qualify for the exemption. A number of efforts of public outreach were completed for this project. Um, as always, when we receive a development

application, we post the site with a sign allowing the public to know that we're reviewing an application and informing them of how to find more out find out more about the project. Um, so that sign has been posted since this project was received in January. Um, we have it is listed on the city's projects viewer, which is an online mapping tool that we have uh where we list all of our active projects, projects going through the review process and then once they're completed and approved uh they do stay on that viewer. So that allows the public to know uh what is happening. We do notify our neighborhood areas, the Sunrise Marketplace and other stakeholders of the application and then we do um when hearing is scheduled publish in the newspaper. uh to review the project. Uh it's consistent with the general plan and zoning code. It's located in our established commercial corridor. It meets all the required development standards. It's compatible with the surrounding uses. It is conditioned to avoid any impacts to public health safety or welfare. Qualifies for that SQL exemption as mentioned. Therefore, staff is recommending approval based upon the findings listed in your staff report. And then I have the motions here when you're ready. Other than that, happy to answer any questions that you have. Do any of the commissioners have any questions for staff? Yes. Commissioner Utig, does the east west driveway. Are you able to make a a left turn into that driveway from Northbound Creek? Uh, Sunrise. Um, going north on Sunrise, you'd have to go up to Alta Sier Alta Sunrise and make a U-turn. And I also did forget to mention it's kind of cut off on this screen. Um, when you're pulling when you're coming southbound on Sunrise, you would

turn right into the project. And then if you're exiting the project at Sunrise at that Sunrise driveway, you could only turn right. So, it's right in, right out only. Um, otherwise, if you're traveling northbound on Sunrise, you would turn uplands before the project and then turn into that driveway and drive in front of that other existing restaurant then to get to this location. And one other thing, even though I have a tiny notes in there so I wouldn't forget to say it, um, I did have an error in the staff report that I, uh, saw today on page five. It talks about this intersection uh turn pocket and it said the southbound turn pocket which obviously it should be the northbound turn pocket. Uh just want to make that make that note. Any commissioners? Allison, when I reviewed this u and then you've mentioned it a couple times, the turn pocket and isn't it simply lane striping or it sounds like it's costly if a bond has to be it would be extending the turn lane as well. So the median would have to be altered too. Looks like my traffic friends here with me. Allison, what about uh I looked at the site plan and I didn't see any emergency escape lane on the drive-thru which we I've noticed those been developed uh around other cities uh stress heights and I highly recommend the developer to uh think of adding an emergency escape lane. I personally uh got sick in a drive-thru and I almost fainted once and people would not move away. So, it is a code by the city of Sacramento. All the drive-thrus with that amount of stackable cars need an emergency escape lane. So, I would put that for

recommendation. Also, for the screening of the drive-thru is a great idea. I drove by the site the other day and it's higher grade sunrise. Uh, I would recommend some sort of, who doesn't like plants? But I would recommend some sort of architectural folly kind of to highlight that area. Anyone else? I do have a question, Alison. Um, the the bike lockers on the inside of the building, it's generally just a room, like a little closet. Yeah. I'm just surprised to bring be bringing bikes into a restaurant area or quick I realize quick serve but I'm just I don't know I most not necessarily inside the build inside the restaurant it could be accessed from the outside of the building so okay so the bike lockers are probably misdescribe it it's part of the building not necessarily inside the restaurant I I understand okay thank appreciate. All right, with no other questions. Uh, we do have a speaker. So, I'm sorry. I'm sorry. Where does this concept come from? The bike lockers. I had never heard of it before. Is it a state? It is a requirement of the building code um that bike lockers are provided. Um, and so they have to they have to incorporate that into the project. One alternative that we can do is move them to the inside instead of outside. Um, which over time they've been have been quite an issue. We even have some here on our campus that have had to take different measures. So, they're preferred to be inside. All right. With that, I see we I have one speaker card, so I'll open the public comment.

Kathleen Carpenter, the applicant I'm sorry, the applicant is also here. All right. Does the applicant wish to speak at all? What the heck? I'm Steve Patterson. I believe I'm kind of considered a stakeholder in Citrus Heights. I've been here since the inception of the city back in 1998. I own three properties here. I've served on the Sunrise Marketplace Board to try to help guide development in the area in a positive way. Um I was um interviewed for the Sunrise Tomorrow plan and they took a lot of my ideas in there. Um this particular project um it's I go up and down Sunrise a lot because of the properties we have and it's uh understanding real estate and what's happening with uh dining and a lot of it was a result of What happened with CO is that people's dining habits have changed and whether people like it or not, uh people are driving by sitdown restaurants on their way to drive-through restaurants. Drive-through restaurants have really evolved over the years. Um Chick-fil-As and and In-N-Out Burgers have really kind of been the innovators of speeding up uh the the wait time. when there was all that commotion about the um raising cane, uh I went over during a dinner time and a lunchtime. And when I went over at lunchtime, I got into the queue lane and it took 10 minutes to get my order and then when I got to the window, it took another three minutes I waited for them to hand it to me. And so I asked myself, okay, and I

had my iPhone timer going, so I said, there must be a reason. So, I drove into the Hobby Lobby and I sat there and I thought about I says the design of the drive-thru was the problem and that's what causes the delay because when you make the order, you've got to give the kitchen enough time to fill the order so you're not waiting at the window. Well, In-N-Out Chick-fil-A and maybe a few others, they've kind of recognized that and that's why they have the guys out there with the iPads and you can tap and pay and they move it. Most in-n-outs in Chick-fil-Ass, believe it or not, as many cars you see out there, uh you're in and out of there in less than eight minutes. And I've run around and tested a different ones myself. Like there's one over off of um in North Sacramento in Nomus. So I was coming back from San Francisco one day and I thought, you know, I'm just going to check it out. So I looked at a car that was at last in line. It was a Toyota pickup truck and I went in and made my order. And when I was leaving, that truck was already going was gone. So, they really give priority to the drive-throughs. Um, as far as um what I think is going to happen here, I think it's going to really be an asset to that restaurant corridor because it's going to clean it up. It's going to be new. Um, I think the citizens will be receptive to a Chick-fil-A or something of a quality type. Um, and part of why I wanted to have the the drive-thru approved is so that I can control who the tenant ends up being because when you normally go through a drive-through procedure, the tenant is driving the process and then you've got the tail wagging the dog. And because I have an investment in this community, I've been here for 27 years. I don't live here, but I feel like I do. Uh, I wanted to

make sure that we do the right thing at that location. So, I'll answer any questions if I didn't cover it all. Commissioners, okay, thank you. Thank you very much. Appreciate it. All right, Kathy Lynn. Good evening, everybody. Um, that's probably not necessary. I wasn't sure what the environment would be like tonight. Um, but I did want to say, um, from the Sunrise Marketplaces point of view, uh, and also because Steve won't say it himself, uh, he we have, as you know, several shopping centers, a little over 300 businesses, and Steve is one of our best landlords. He's really good, and they aren't all, you know, they just aren't. He's really good about taking care of his properties. The landscaping, the buildings, you know, are always painted if need be. Um, they're very quick to call us and our porter to come over to help out if there's extra graffiti or things or camps or things have to be cleaned up. So, he he's an excellent landlord. I've worked with Steve for uh probably nearly 20 years. Um, I've been at the marketplace for 26 years. Um, I also wanted to say that I worked with the current owner uh for probably five years trying to find a sit down restaurant and we went through three brokers, good brokers, really good brokers in the industry. We just couldn't do it. Um, and at this time we were pretty desperate because we had the trifecta of the Boston pizzas being closed. Habachi Grill wasn't there yet. It had been closed a long time. and this was closed and it was really eating up all our resources, all of our security and porter services. Do you want to throw just a couple pictures up? I was

going to show you a couple pictures of what it's like at Marie Calendars and why we're anxious to get something in there. These I have hundreds of pictures of Marie Calendars. Um these are just a very few um of kind of what goes on there. Um, we had overnight security, but our grant ran out May 31st, so we no longer have overnight security. Some of our businesses do, some of our centers do. Uh, Steve is one who does have security at night. Um, the current owner does not have security at Marie Calendarers, but uh, Steve does, and that would be super helpful in keeping things at that area. Um, and I think the only other thing, um, oh, I was just going to say a thing about bike lockers. I know it's a code, but bike lockers are just a place for the homeless to break into. And so, I think anything like that, storage units, trash enclosures, I don't care what you do, I don't care what you put on them, they're all targets. So, I think having it inside is going to be um a really good idea. So anyway, I encourage you to vote for it and know you'll be really happy with Steve and what he's going to do there. Thank you. Thank you. We have none. Close the public comment. Um any other any other questions or comments from the commissioners? I'll take motions. Actually, I just might like to make a comment. Um, Steve, uh, thank you for that presentation and, um, I've also been a resident of Citraside for very

long time. Uh, and way back when Marie Calendarers was frequented regularly by my parents and I um, so I was very sad to see it go and I was very hopeful that we would get some sort of higherend dining experience there. Um but I I am also um attuned to the dining habits of the world these days and I know that fast serve um restaurants seem to be a thing that this next generation relies on and so I am really excited to see this come forward. Um, I think it's in my opinion a very very good alternative and uh and I love to see see the the beautifification of that spot. So I I just want you to know that I think it's a a great addition and um and an option rather than that restaurant that I'm dying for in Citrus Science. I'm sure one of them's going to come someday, but but I understand. I think it's a great alternative. So thank you for that. I just have one one comment also. I just urge you to uh think about In-N-Out Burger as opposed to Chick-fil-A. That's my comment. Any Anyone else want to advocate for a restaurant? All right. Thank you, Steve. I appreciate your comments. Um I I was disappointed when uh Lions failed. Once again, I'm I'm impressed with presentation from Allison and all the hard work from the city, but uh I was disappointed about Lions. I don't know that anyone has a comment on it, but there there was a very fine sit down restaurant. All right. I think that's it. Do I have any anyone that wants to make a motion?

I'll make a motion that we uh find the proposed development of the quicks serve restaurant with the drive-thru is exempt from the California Environmental Quality Act under section 15332 of California Environmental Quality Act infill exemption clause 32 and may I make both motions? Okay, pardon one at a time. I I'll second the motion. Commissioner US Agree. Commissioner Al Rawi. Agreed. Commissioner Kinderwater. Agreed. Commissioner Van Duker. Yes. Vice Chair Flowers. I. Chair Schieler. I. Motion passed. And I'll make a a motion that we approve a use permit uh file number PLN2501 for the proposed quicks service restaurant with the drive-through service located at 5525 Sunrise Boulevard subject to the findings contained in the staff report and conditions of approval provided in attachment one. I'll second motion moved by Commissioner Flowers seconded by Commissioner Van Duker. Commissioner US agree. Commissioner Alawi I. Commissioner Kinderwater. I. Commissioner Van Duker. Yes. Vice Chair Flowers. I. Chair Schieler. I. Motion pass. Any determination by the planning commission may be appealed to the city council by filling by filing a written notice of appeal and the appropriate filing fees of $250 with the city clerk not later than 10 calendar days after

the date on which the determination is made. Next item that is general correspondence and presentations from city staff at this time. Do you have anything? Alison, did you have something? Um, so it looks like we're not going to have uh planning commission meetings in the immediate future, but that means uh you have some free time just to keep eye out. We have some city events coming forward. We have the city scoop event series this summer. We also have stars and stripes on June 28th. So, we hope to see you at those events and hope you all have a great summer. Very good. Thank you. With that, I will call this meeting adjourned. Thank you. Can we note the time, please? Uh it is 6:35. Thank you.