Commercial Property Reoccupancy Ordinance

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Council Strategic Direction 

As part of its strategic planning process, the Citrus Heights City Council set an objective for staff to explore tools to allow for cost recovery and mitigate risk from vacant commercial buildings, including the development of a Vacant Building Ordinance for Council review and consideration. This objective aims to enable cost recovery, reduce community risk, and encourage the upkeep and reuse of vacant properties, supporting the City’s broader goals for economic vitality, public safety, and neighborhood quality. 

Outreach & Refinement Process

The proposed Commercial Property Reoccupancy (CPR) Ordinance was developed through an iterative, community-informed process. Below is a summary of how stakeholder and community feedback helped shape the ordinance over time:

July 29, 2025: Initial draft of the ordinance released and shared for stakeholder review and feedback

July 31, 2025: Discussion held with the Sunrise MarketPlace (SMP) Property-Based Improvement District Board

August 11, 2025: First community workshop held to gather feedback from commercial property owners and interested parties

August 2025: FlashVote survey conducted to collect resident input on commercial vacancies and the appearance of commercial areas

September 24, 2025: Outreach findings and community sentiment shared with the City Council at City Council meeting

November 2025: Revised draft of the CPR Ordinance (Version 2) released and circulated for additional feedback

December 3, 2025: Second community workshop held with commercial property owners, the Citrus Heights Chamber of Commerce, Sunrise MarketPlace, and interested residents

January 2026: Updated draft of the CPR Ordinance (Version 3) released, reflecting feedback received throughout the process.

January 28, 2026: First Reading presented to and approved by City Council. (Correction: This meeting date was updated on January 29, 2026. A previous version of this page listed the incorrect year.)

February 11, 2026: Second Reading of the CPR Ordinance presented to and approved by City Council. City Council agenda materials are available here.

City Council Action

The CPR Ordinance was approved by City Council on February 11, 2026. A link to the approved ordinance can be found here.

Staff is currently developing implementation procedures for the ordinance. Updates and next steps will be shared with stakeholders as they become available. 

To be added to the stakeholder contact list, please email planning@citrusheights.net

Purpose 

The purpose of the Commercial Property Reoccupancy (CPR) Support Ordinance is to: 

  • Ensure vacant commercial buildings meet minimum property maintenance and safety standards. 
  • Prevent deterioration and associated public nuisances. 
  • Encourage proactive reoccupancy and investment in existing commercial structures. 
  • Promote the long-term health, safety, and economic well-being of the community. 

Applicability 

The ordinance applies to all commercial properties within the City of Citrus Heights that meet the definition of a vacant building, including partially vacant structures and those under foreclosure or significant disrepair. 

Key Provisions 

*Note: Italicized language indicates portions of the program that have been revised or updated through incorporation of feedback.

  • Registration Requirement: Property owners must register any commercial building that has been vacant for *60+days. 
    • (In earlier versions of the ordinance, registration was required within 30 days.)
  • *Self Registration: Property owners that self-register their vacant property within the 60 day requirement are eligible for waived registration fees. 
    • (In earlier versions of the ordinance, the option for waiving registration fees was not available.)
  • Monitoring and Maintenance: Vacant properties are subject to regular City inspections and must comply with exterior, interior, and security maintenance requirements. 
  • Security Requirements: Alarm systems or approved physical monitoring are required to deter trespass and nuisance activity. 
  • Fees: Registration and annual monitoring fees recover costs of enforcement efforts and are eligible for partial refunds upon reoccupation. 
  • Signage: Vacant buildings must display a visible sign with the owner or property manager’s contact information to support transparency and reporting. 
  • Enforcement: Noncompliance may result in citations, legal action, or other penalties. 
  • Refunds: Monitoring fees may be prorated and refunded if a building is legally reoccupied, subject to inspection and compliance confirmation. 
  • Notification: Property owners must update the City within 10 days of any change in ownership, contact information, or responsible parties. 
  • Exemptions: Properties with valid planning or building permits and active construction may be exempt from registration requirements. 
  • Prevention: Prevents vacant buildings from unauthorized access and destruction to ensure easier reoccupancy pathway.
  • Request for Relief: Property owners may apply for relief from monitoring fees if the property is *well maintained in good repair with no open or outstanding code enforcement cases within the last 12 months. 
    • (In earlier versions of the ordinance, eligibility for relief required the property to be at least 75% occupied; this threshold has been removed.)

Business Support Tools 

To assist property owners in returning buildings to productive use and achieving compliance, the City will provide a Reoccupancy Support Packet at the time of registration. This packet includes: 

  • Maintenance & Compliance Checklist
  • Clear summary of ordinance requirements related to upkeep, signage, and safety. 
  • CPTED Guidelines 
  • Strategies to reduce crime and nuisance activity through site design, lighting, and maintenance. 
  • City Contact Directory 
  • Key staff contacts from Citrus Heights Police Department, Code Enforcement, Economic Development, Planning & Building and Business Licensing 
  • Business Reoccupancy & Marketing Resources 
  • Information on available business attraction incentives, permitting support, and how to promote properties through City channels. 
  • Permit & Improvement Resources 
  • Guidance on tenant improvement projects, expedited permitting, and occupancy inspections. 

This ordinance is designed to be a constructive pathway for getting vacant commercial spaces back into use—safely, quickly, and in alignment with community goals. Through a combination of clear standards, proactive support, and consistent enforcement, the City aims to reduce vacancy-related blight while strengthening local investment. 

DRAFT: Proposed Commercial Property Reoccupancy Ordinance V3

DRAFT: Proposed Commercial Property Reoccupancy Ordinance V2

Frequently Asked Questions

CPR Program Summary