A home at 7534 Sycamore Drive is pending sale, after a recent price drop to $1.25 million. // M. Hazlip
By Mike Hazlip—
Homes in Citrus Heights selling for the once-unheard of price of more than $1 million are now a reality in today’s housing market.
A home at 7534 Sycamore Drive, near Auburn Boulevard and Antelope Road, was listed last month for $1.3 million and saw a price drop of $50,000 before changing to “pending” status on July 14, according to MetroList data published on the home’s Trulia.com listing.
The five-bedroom, three-bath home was built in 2018 and occupies over 4,000 square feet of a large, .83-acre lot. The listing shows the home has amenities in league with other million-dollar offerings, such as 21-foot ceilings, tile floors, a master bath with quartz vanity, raindrop shower and air jets in the tub.
The listing says the home features an attic space, with skylight windows, and the kitchen offers an island and quartz counter tops. There is also a pantry and stainless steel appliances. All this is fed by a tankless water heater in the 900-square-foot garage.
Outside, the property offers enough space for an all-around driveway, walkways, patio, and 29 fruit trees with room left over for an RV access and dog run, according to the listing.
Photographs of the home show a modern color palette of grays and white that stands in stark contract to surrounding homes along the same street. Interior photos show a similar modern contemporary aesthetic. County assessor records show a modest 1,484-square-foot, three-bedroom, one-bath home built in 1964 once occupied the lot.
Auburn Boulevard is just a few hundred feet away from the driveway, and the lot is flanked by older homes and commercial developments along the boulevard. The Sierra Oaks Apartment complex is located about 150 feet away.
The home’s listing agent, Albina Komissar, told The Sentinel she needed to seek permission from the home’s owners before giving further details.
In a July 5 report, real estate appraiser Ryan Lundquist said three residential listings in Citrus Heights currently top the million dollar mark, with the home on Sycamore Drive being one of them. The highest residential sale ever recorded in Citrus Heights was $1,050,000 in March 2022, Lundquist said.
“When it comes to lofty listings, we need time to see what happens,” Lundquist said. “It’s always possible the market will bite after recognizing value is there. But what happens sometimes is listings will do nothing but sit instead of sell, or they will have a series of price reductions before buyers bite.”
Multiple reports from The Sentinel show several properties listed in Citrus Heights are seeing price reductions as the market cool.
By Phillip Pesola–
The City of Citrus Heights is currently considering a ban on new gas stations and other auto-focused businesses within the city’s largest commercial district, according to the city’s website.
A proposed “zoning overlay” would prevent new auto-oriented businesses from opening in the Sunrise MarketPlace, without affecting such kinds of businesses that are already open. A zoning overlay is a tool used to modify the provisions of the zoning code for a particular area, without rezoning the land.
The overlay would cover the commercial areas within the Sunrise MarketPlace, which roughly extends along Sunrise Boulevard from Madison Avenue to just north of Greenback Lane, as well as a portion of Greenback Lane from Birdcage Street to Fair Oaks Boulevard. A map of the overlay area is available on the city’s website.
The majority of traffic along the Sunrise Corridor is made up of non-residents commuting or cutting through the area, according to the city’s website. Due to the volume and pattern of the traffic, there is high demand for gas stations, car washes, drive through restaurants, and related services.
Based on input from the community, and in accordance with its strategic planning goals, the city would like to restrict the remaining unused space within the Sunrise MarketPlace to businesses that it says would increase the vibrancy and character of the community. The plan to redevelop Sunrise Mall also restricts auto-focused businesses, so the proposal would effectively extend that prohibition to the surrounding trade area.
Kathilynn Carpenter, executive director of the Sunrise MarketPlace business improvement district, told The Sentinel in an email Thursday that she was aware of the zoning proposal, but said the SMP board had not discussed the matter yet and as such has “no position on this now.” She said the board meets next on Aug. 11.
Zoning restrictions have drawn opposition from those who argue the best approach is to let market forces determine the best use for land, with minimal regulation. Chris Fiscelli, a real estate market analyst with experience as a land use and economic development planner, argued in a Reason Foundation column that land use regulation is “stifling innovation and distorting real estate markets by trying to determine specific outcomes.”
A timeline for the zoning overlay proposal has not yet been made public, but the city’s website says a draft will be posted soon. Such ordinances are typically drafted and then presented to the Planning Commission for a public hearing and vote, and then, if passed, to City Council for final approval.
Comments regarding the zoning proposal can be directed to the Planning Division by sending an email to planning@citrusheights.net, or by calling (916) 727-4740. To view an overview of the proposal on the city’s website, click here.
Want to share your thoughts on this topic? Click here to submit a letter to the editor.
File photo, a new home under construction on Turner Court in Citrus Heights. // CH Sentinel
By Phillip Pesola–
A controversial new California law designed to address the state’s housing crisis allows for greater possibility of lot splits and constructing multiple homes on single-family lots, and some property owners in Citrus Heights are already taking advantage of it.
Senate Bill 9, also known as SB 9, went into effect on Jan. 1, 2022. The law requires local agencies to “ministerially approve” urban lot splits and housing developments of two single-family units on one single-family zoned lot, actions which previously could have triggered the need for a public hearing and approval from the city’s Planning Commission.
The city’s communications officer, Elyjah Wilbur, stated in an email to The Sentinel that Citrus Heights has received three applications for lot splits since SB 9 went into effect. He said the applications do not require public hearings unless they fail to meet specific requirements of the new law.
According to the city’s website, the lot split aspect of SB 9 may be combined with the two-unit development allowance, resulting in the possibility of building four units on what previously was a vacant property zoned for single-family use.
Once the law went in effect, the city began accepting applications for these new types of housing developments. Within the city, RD-1 through RD-5 zones and Special Planning Areas that allow single-family residences are eligible for the new provisions. Exceptions to this include areas within a special flood hazard area or regulatory floodway unless certain requirements are met, lands set aside for conservation, or within designated historic sites or districts.
The League of California Cities was among the opponents of SB 9, arguing that a top-down approach like SB 9 fails to address local needs and community concerns. In a statement issued after Gov. Gavin Newsom signed the bill, the League said SB 9 prevents local governments from responsibly planning for housing according to their specific needs, and fails to address the issue of making housing more affordable.
In contrast, the California Senate Democratic Caucus stated that SB 9 provides a number of benefits to communities and property owners, including the ability for homeowners to build inter-generational wealth by creating rental opportunities for other families, limiting the market power of institutional investors, and respecting local zoning restrictions.
Certain requirements must be met in order to start new projects under these rules. For example, one parking space per unit is required, with provision for exemptions under certain circumstances. Projects also cannot alter or demolish units that have been occupied by a tenant within the past three years. Requirements also specify that new units must be rented for terms longer than 30 days.
For lot splits, the minimum created lot size is 1,200 square feet, and one of the split lots must be at least 40 percent the size of the other lot. A complete list of requirements, and other information regarding SB 9 and how it will affect Citrus Heights, can be found on the city’s website.
Dr. Zinmar Ma has opened an office in Citrus Heights, offering Direct Primary Care. // Image courtesy, Zinmar Ma
By Mike Hazlip—
When Dr. Zinmar Ma first began her career in the medical field, she never expected opening her own office where patients pay a low out-of-pocket monthly fee to have direct access to her — but now she says it’s the best way to care for patients.
Her new office, which opened in Citrus Heights last month in suite 2200 of the office building at 6060 Sunrise Vista Drive, is part of a growing national trend called “Direct Primary Care” or DPC, which bypasses the traditional insurance model for healthcare and promises to offer better quality care by giving a capped number of patients direct access to a doctor for a monthly fee.
For Ma, patients pay between $49 per month up to $109 per month depending on age. The fees include unlimited 30 to 60 minute doctor visits, direct access to Dr. Ma via text, email and phone, and some after-hours appointments. Patients can also receive one home visit each year.
Ma opened North Star Direct Primary Care after becoming disillusioned with what she saw as a health care industry becoming increasingly encumbered with administrative rules and driven by profits.
“Healthcare is becoming so burnout-prone for physicians, and not great for patients either,” Ma told The Sentinel during an interview last month. “I felt like in my job I was expected to see way too many patients and couldn’t really spend enough time with them.”
After graduating from Texas Tech school of medicine in 2015 and completing her residency at UC Davis, Ma started working with a local urgent care facility. She says the relationship with her patients changed after the clinic was bought out by private equity and venture capitalists. The new corporate owners wanted her to see more patients each day, limiting the time she could spend with each person.
“I felt like I was a fast food worker, or a conveyor belt worker just churning out patients left and right,” she said.
Ma even considered quitting medicine and going into real estate when she discovered the benefits of the Direct Primary Care model. She said other doctors who opened DPC offices were describing a level of care that she envisioned when she first decided to go to medical school.
“They get to spend time with their patients, they get to fully address their patients’ needs, their patients can contact them when they need to,” Ma said, also noting her patients can typically book same or next-day appointments with her. “I felt like that was a much better model for practice than trying to survive seeing 30 to 40 patients a day. I felt like it just wasn’t sustainable for me.”
The doctor-patient relationship, Ma says, is the most rewarding part of her job: “That’s what I thought I was going into for medicine.”
Ma says she can treat about 70% of healthcare concerns at her office, including simple procedures such as stitches and wound care, abscess drainage, minor 1st and 2nd degree burn care, splinter removal, ingrown toenail removal, and ear wax removal. Pap smears and skin biopsies are also included in the monthly fee, although laboratory costs are extra.
To cover major injuries, hospitalizations or diseases not able to be treated through Direct Primary Care, patients typically obtain a high deductible health insurance plan or join a health sharing network. Ma says she has a mix of patients with various types of insurance, with most having an insurance plan with a high deductible.
According to a national map of more than 1,700 Direct Primary Care offices published by DPC Frontier, there are at least three physicians in the Sacramento area, including Ma’s office. Another office in downtown Sacramento, Sequoia MD, offers similar monthly pricing, with children at $25 per month, most adults at $85 per month and those age 55 and up paying $100 per month.
The DPC model is not without its critics. A 2018 opinion piece in STAT, a medical-focused news publication, lists four drawbacks the author claims could limit DPC care. Some of the drawbacks cited are lack of scalability, incentives to limit care, and added expense and burden for patients. The column also says doctors working in a DPC model cannot see as many patients as their colleagues who accept medical insurance.
However, Ma sees these same concerns as benefits to the DPC model. She says the direct primary care model is better for patients and doctors alike.
“Healthcare should not be a one-size-fits-all, mass-produced factory product, but individualized for each physician and patient,” Ma said.
The smaller number of patients is what Ma says allows her to provide better care, and she plans to cap enrollment at about 400 to 500 people, a fraction of what she says doctors typically handle. The business model works with smaller numbers of patients than a traditional hospital, since complications with insurance billing are removed from the equation and 400 people paying $100 per month equals $40,000 a month to cover the smaller overhead associated with the direct care model.
With what she describes as a small number of patients to start with, Ma says she networks with other doctors and has more time for research. She is looking for ways to expand benefits and is learning more about LGBTQIA+ care, a group she says is reluctant to seek medical care because of past stigma or fear of discrimination.
“My goal is to have 100 patients by year one, because that’s about the average for direct primary care doctors because the model is still new,” she said.
Ma says Citrus Heights offers a good mix of people at various income levels for the DPC practice model. As a resident of Citrus Heights along with her husband, her office location is also close to home, she says.
Ma hopes more doctors will open direct primary care practices as a way to make healthcare more accessible.
“Primary care needs to be reformed and DPC is one way doctors are combating burnout and elevating the level of care they can provide while keeping it affordable for most people,” says Ma. “It may not be for everyone, but it can definitely add value for many patients.”
A 5,600-square-foot home at 8500 Robie Way has been listed for $1.05 million. // CH Sentinel
Sentinel staff report–
In March of this year, Citrus Heights officially joined the “seven figure club,” with that month marking the first time a residential property had sold over the million-dollar mark within the city limits, according to an area appraisal expert.
Although Citrus Heights has seen several homes hit the market with a list price over $1 million before, the sale this year of a property at 6858 Mariposa Avenue for $1.05 million marks the first successful close over one million, according to Sacramento area Real Estate Appraiser Ryan Lundquist.
In an email to The Sentinel on Tuesday, the appraiser noted the property had a main dwelling, an accessory unit, and a massive workshop, “so there was a reason it sold at such a lofty price point.” A description on Redfin.com shows the property sits on 1.2-acres and features a two-bed, two-bath main home constructed in 1915, along with a newer 892-square foot secondary home and a three-car garage with a landscaped yard and rock waterfall.
Lundquist said three active residential listings over the million-dollar mark in Citrus Heights, as of July 5. Another two are just shy of that, with prices at $999,000 and $997,500.
The newest million-dollar listing in Citrus Heights which hit the market on July 2, is located on 8500 Robie Way, near Twin Oaks Avenue on the northern border of Citrus Heights. The home features a 5,600-square-foot floor plan with eight bedrooms and four bathrooms, and sits on just under half-an-acre.
Lundquist said the home is “on the larger side of homes for Citrus Heights,” noting that less than half-a-percent of all sales in town have been above 3,000 square feet. Out of 30,000 sales in Citrus Heights since 1998, he said just 113 of them were over 3,000-square-feet in size.
Lundquist, who publishes regular commentary on the regional housing market at sacramentoappraisalblog.com, said higher-priced homes have been hitting the market “due to rampant price appreciation in recent years, and owners are also testing the market to see how much they can get.”
“The price ceiling in just about every area has been challenged over the past year, and in so many locations we have simply seen new price records,” Lundquist said. He also noted two other sales nearing the million-dollar mark in the city occurred in March, with homes closing at $971,000 and $971,500.
Prior to 2022, the appraiser said the highest residential sale ever in Citrus Heights was a property in 2005 for $900,000.
So what’s the future look like for homes over the million-dollar price in Citrus Heights? Lundquist says it’ll take time to find out, although the market in general has seen a sharp slowdown over the past month.
“[W]hat happens sometimes is listings will do nothing but sit instead of sell, or they will have a series of price reductions before buyers bite,” said Lundquist, adding that each listing over the million-dollar mark will have different distinctives. “Let’s remember though, that it’s not a record unless it actually sells.”
Two other homes in Citrus Heights hoping to break the $1 million mark are on Sycamore Drive, at $1,299,000, and Holly Drive, for $1,250,000. Both offerings feature large lots, with the Sycamore Drive property at five bedrooms, three bathrooms, and over 4,000 square feet.
The Holly Drive property has been on the market for about 70 days, according to the listing. The Sycamore Drive home was re-listed June 9 after first being listed in November 2020 and a price change that same month. The listing was eventually removed December of that year, records show.
A toy section with Geoffrey the Giraffe is visible inside the women’s Macy’s store at Sunrise Mall. // M. Hazlip
By Mike Hazlip—
The Macy’s store at Sunrise Mall is preparing to feature a new Toys R Us store-within-a-store concept this fall.
The mall anchor retailer already has a well-stocked toy section with some Toys R Us branding visible at the Sunrise Mall location, but more is coming, according to Macy’s Senior Director and Store Manager Greg Bazarnik.
The manager said a national launch of Toys R Us inside Macy’s stores will take place in October, including at Sunrise Mall. Bazarnik said plans will include new fixtures and additional visual elements to “create the new environment,” which will be installed prior to the official national launch date.
Signs announcing the move have been on display at the location since last year, Bazarnik said. The toy section is on the first floor of Macy’s south location at the mall, also known as the women’s Macy’s.
The location currently features a Geoffrey the Giraffe sign that stands more than six feet tall over merchandise displays featuring the latest items from Harry Potter and Buzz Lightyear.
The national toy retailer had a presence in Citrus Heights at Sunrise Avenue and Birdcage Street for decades until a 2018 bankruptcy forced the closure of stores nationwide. That location has since become a Hobby Lobby.
USA Today reports the Toys R Us brand is seeking a comeback with the new concept. More than 400 Macy’s stores will feature a Toys R Us footprint in 2022, according to the report.
The move comes after brand management company WHP Global acquired a controlling interest in Toys R Us parent company, Tru Kids, USA Today reports. The acquisition also gives WHP Global control over Babies R Us and Geoffrey the Giraffe brands.
The Store-within-a-store concept has been popular with other national chains as Disney closed their retail locations in favor of a smaller footprint stores inside more than 100 Target locations in 2021, USA Today reports.
Demolition and construction is underway at the Sunrise Village shopping plaza, where a new grocer and fitness club are slated to open. // M. Hazlip
By Mike Hazlip—
Demolition has begun on the center section of the Sunrise Village shopping center to make way for a new 38,000-square-foot unnamed grocery store to occupy the space, but rumor has it that the grocer is Amazon Fresh.
Amazon spokeswoman Laura Hayes told The Sentinel in an email Thursday the company does not comment on future store locations, but several sources with close knowledge of the project identified Amazon Fresh as the grocer slated to open at Sunrise Village.
Amazon Fresh uses technology to integrate customer shopping lists with their Amazon account, enabling them to walk out of the store without standing in line at the checkout. The company tracks items selected by the customer and bills their Amazon account.
Amazon is known for being silent about plans for its grocery concept stores to open in other parts of the country. An Ohio-based news outlet reported Amazon being mum about plans for a new grocery store in Cleveland and said the company is known for using a generic “National Grocer” name for its projects elsewhere.
MerloneGeier Partners, which owns the shopping center in Citrus Heights, lists the tenant only as “grocer coming soon” in its online marketing information. A request for comment was not returned by Friday.
Sunrise Marketplace Executive Director Kathilynn Carpenter told The Sentinel the redevelopment project at Sunrise Village was delayed due to Covid, but could not confirm the new grocery tenant.
Reports by Minnesota-based Twin Cities Pioneer Press and Ohio-based Cleveland.com both describe a “national grocer” set to occupy vacant retail spaces in their respective areas. Both news outlets report tight secrecy surrounding the projects.
A March 2021 report by Supermarket News said Amazon was planning to open 28 more stores throughout the country, and Bloomberg reported Amazon is working on stores “From Philadelphia to the Sacramento Suburbs.” As of June, the company has 33 Amazon Fresh locations open.
Reports by ABC 10 and the Sacramento Bee show Amazon Fresh is positioned to expand in the Sacramento region, with one store confirmed to be opening in Roseville.
The shopping center at the northwest corner of Sunrise Boulevard and Madison Avenue has seen ongoing development beginning last year with JoAnn’s moving into a new space at the center last March. The middle section of the center that was formerly home to JoAnn Fabrics is now under construction with much of the parking lot fenced off and heavy equipment at the site.
The new grocery store will also join several new tenants in the renovated Sunrise Village shopping plaza. According to leasing information, a new City Sports gym will also be occupying a 36,000-square-foot space next to Rite Aid, although an opening date has not been announced.
By Phillip Pesola–
The Citrus Heights City Council last month awarded a $25,000 development grant to a performing arts group that is planning to open in Sunrise Mall this summer.
Royal Stage, a nonprofit organization established in 2010, offers various classes and summer camps to train students in dance, theater, and art. A minimum of eight performances are also typically put on each year.
The organization announced in April that it had signed a three-year lease for an 8,200 square-foot space inside the Sunrise Mall. Plans are underway for a 200-seat blackbox theater with a lobby, stage, dance studio, and concessions area.
Funds came from the city’s Economic Development Support Fund, which was established to provide grants to businesses and other organizations for events, marketing and promotions, economic development studies, and other activities that promote the program’s goals. Stated goals include attracting new shoppers, promoting specific commercial areas, and creating or enhancing a sense of place.
Royal Stage submitted an Economic Development Support Grant request for $25,000 on May 17. Economic Development staff reviewed the application to confirm program eligibility and presented it to the City Council Finance Committee for recommendation, according to a City Council agenda packet published on the city’s website. On June 15, the Finance Committee recommended full approval of the request.
During the June 23 City Council meeting, Meghan Huber presented the grant request to the council members for final approval. The meeting was broadcast live on the city’s YouTube channel.
Councilwoman Jeannie Bruins spoke in support of the grant, saying it will help “bring something new to Citrus Heights that we don’t have right now.” She also noted the theater arts group has been around for more than a decade, and said “that speaks well for them” as an established entity.
Mayor Porsche Middleton echoed Bruins, stating she was “really excited to have this opportunity come to our city.”
The resolution to award the grant was passed unanimously. The grant will be used to help cover the costs of construction, marketing, and programming for the new space.
By Phillip Pesola–
With pay ranging from $15 to $47 per hour, plus benefits, the City of Citrus Heights is currently hiring for several law enforcement, civil engineering and facility trainee positions.
Police Officer Reserve. The Citrus Heights Police Department is looking for reserve police officers to assist full-time officers and work on various assignments within the department. Pay ranges from $15-45 per hour. Reserve officers will work on a temporary, part-time basis, for at least 16 hours per month and at most 960 hours per fiscal year. One day of training per month is required. No experience is required, but applicants must be 21 years of age and have completed at least California P.O.S.T. Module III. (See job posting)
Police Officer. The Citrus Heights Police Department is hiring full-time police officers, at a rate of $36-45 per hour. Some of the special assignments available include investigations, SWAT, drone piloting, and crisis negotiations. Benefits listed in the job posting include CalPERS retirement, up to 240 hours of annual leave, family dental, family vision, and life insurance, plus four weeks of consecutive paid time off per year as a “mini-sabbatical” for full-time patrol officers. There is also an on-duty workout program. Applicants must be at least 21 years old, and have graduated from a P.O.S.T. Academy or have one year of law enforcement experience, including six months of recent patrol experience. (See job posting)
Assistant/Associate Engineer. The City of Citrus Heights is looking to hire a full-time Assistant and/or Associate Engineer. The positions start at $34-$47 per hour, based on experience. These positions will involve managing maintenance of the city’s infrastructure, including working with plans, estimates, bids and permits. These positions may be called on to provide emergency assistance outside of business hours. Requirements listed in the job posting for these positions include one year experience in a field related to civil engineering, an ability to communicate engineering concepts effectively, and an ability to work with consultants, contractors, and developers. Benefits include CalPERS retirement, 136 hours of leave annually, and family dental, family vision, and life insurance.
Senior Civil Engineer. The city is seeking a Senior Civil Engineer who will work to enhance the city’s infrastructure, and review, design, and oversee implementation of capital improvement program projects, including roadway, traffic, lighting, drainage, and pavement management. This position pays $98,980-$123,613 per year, based on experience. Requirements include five years professional experience and a bachelor’s degree or equivalent in civil engineering or a related field. According to the job posting, benefits include CalPERS retirement, 136 hours of leave annually, family dental, family vision, and life insurance. This position closes on July 31. (See job posting)
Facility Attendant Trainee. The city is also hiring part-time facility attendant trainee, with pay listed at $15 per hour. The trainee will typically work less than 29 hours per week and will prepare the Citrus Heights Community Center and City Hall facilities for use by private parties and community groups. Tasks include setting up and taking down tables and chairs, janitorial duties, audio-video set-up, and other related tasks. Completion of high school, possession of a driver’s license, and one-year of related experience is listed as minimum qualifications. (See job posting)
Owner Irfan Khan stands inside his new jewelry shop at Sunrise Mall. // M. Hazlip
By Mike Hazlip—
Reports of the death of Sunrise Mall are greatly exaggerated, according to Irfan Khan, owner of Infinity Jewelers.
Khan opened his shop about two weeks ago and offers a wide selection of rings, earrings, necklaces, and other items. The store is near the Macy’s south entrance and Khan says he plans to stay in business longterm, with the help of his brother.
“That was the main thing,” Khan said. “A couple came in yesterday and they were asking me because someone had told them this mall is going to be closed.”
Khan noted the Sunrise Tomorrow project is slated to be implemented in phases over a 20-year timeline. The city has also emphasized that development is expected to begin on the outer parking lot areas first, without affecting existing businesses inside the mall.
“People don’t trust the new businesses like us,” said Khan. “They think maybe we are here temporarily, and maybe the next six months we won’t be here.”
With more than two decades in the jewelry business, Khan decided to open his store in Citrus Heights after closing his Oakland based business due to rising crime. After an armed robbery at the Oakland location, Khan moved to the Sacramento area where he worked for neighboring Sam’s Jewelers before opening Infinity, he said.
“I had to close there, it was too risky to open it,” he said of his Oakland store. “So I decided I had to save my life and I moved on here.”
Still, Khan is aware of a recent smash-and-grab robbery at Roseville Galleria, and acknowledges that criminal activity is everywhere.
He says business has been slow, and he would like to see more promotional events to drive traffic at the mall. The customers he sees frequenting the mall are often older individuals that have been regulars for years.
“We don’t see any new customers coming,” he said. “We have repeat customers who know about this mall, a lot of retired people who don’t want to deal with the traffic of Arden Fair or Folsom. They like to come here.”
With luxury goods often a casualty of tough economic times, Khan is concerned about a potential recession, but says foot traffic at the mall began dropping off long before the current economy.
