Citrus Heights rejects Conrad's Sunrise Mall redevelopment amendment.
Months after unveiling a revised plan for Sunrise Mall, Ethan Conrad Properties appeared before the Citrus Heights City Council to present its official vision for reviving the long-neglected and now nearly abandoned retail center.
What followed was an intense and, at times, combative meeting that felt more like stepping into a lion’s den than a standard planning session, as councilmembers and residents alike voiced strong opinions on the mall’s future.
Ethan Conrad Properties, which currently owns 25 acres of the Sunrise Mall site and is in escrow to acquire an additional 50 acres, introduced a redevelopment proposal last year that envisions dividing the property into distinct, functional zones while preserving and renovating the existing structure. The plan outlines space for big-box retailers like Home Depot and national chains such as In-N-Out Burger and Chick-fil-A.
The vision contrasts sharply with the city’s official redevelopment plan, known as the Sunrise Tomorrow Specific Plan, which was adopted in 2021. The city’s plan calls for a complete reimagining of the 100-acre mall site into a mixed-use urban village anchored by a walkable main street. The proposal allows for up to 2,200 residential units, 480 hotel rooms, nearly one million square feet of commercial space, and 320,000 square feet of retail. It has an estimated cost of $818 million and is expected to take at least 20 years to complete.
Although Wednesday night’s meeting was not a formal project hearing, it served as an informal review of Ethan Conrad Properties’ preliminary application. By the end of the session, the City Council faced three options: allow the applicant to proceed with a formal Specific Plan Amendment as proposed, reject the idea entirely, or request a revised version. After nearly five hours of discussion and public input, the Council ultimately decided it was not interested in moving forward with a formal amendment to the Sunrise Tomorrow plan.
Much of the public comment reflected strong community support for sticking with the original vision. Residents praised the city’s comprehensive outreach process and urged councilmembers not to abandon the ambitious mixed-use plan developed through years of engagement. “What’s missing is a place to gather. We don’t have that same place to gather as we once did,” one speaker said during the meeting.
Ethan Conrad, however, emphasized his track record in successful commercial redevelopment and argued that his proposal is grounded in economic reality. “I don’t control tenant demand,” he said, noting that the market for traditional office or medical space has dropped significantly. He described Home Depot as a necessary anchor tenant and called the drive-thrus and retail mix a pragmatic response to what the market can support today. “What we want to do with the Sunrise Tomorrow property is improve it,” said Conrad, “to make it a better property that’s economically viable, which would then benefit the city of Citrus Heights—not only as a benefit to residents, but also in terms of tax revenue.”
Representatives from In-N-Out Burger, Home Depot, and Judy’s Cleaners also attended the meeting, voicing support for the plan and citing its potential to generate jobs and attract long-term investment.
Still, councilmembers raised concerns about whether the proposed uses aligned with the city’s long-term goals. “We have a responsibility to get as close to that vision as possible,” Councilmember Middleton said, referring to the original plan. “We deserve a project that matches the unique determination and grit of this community.”
Given the Council’s decision, it’s unclear what next steps Ethan Conrad Properties plans to take. When Councilmember Nelson asked Conrad whether he would still proceed with purchasing the remaining 50 acres if the amendment was denied, Conrad responded candidly: “If the specific plan amendment was not approved, I would not buy the 50 acres.”
