Logo courtesy of City of Dixon

DIXON, CA (MPG) – At its April 21 meeting, the Dixon City Council considered the proposed development of a vacant lot at the corner of East A Street and North Second Street. The development would be a new location for the Valley of the Sacred Heart Academy — a private school currently housed at the nearby St. Peter’s Catholic Church at 105 South Second St. 

The two-story, 11,539-square-foot educational center would be built on a 0.517-acre site and include 10 parking spaces, landscaping improvements, an entrance off North Second Street, and an exit along East A Steet. Student drop off would mostly continue at St. Peter’s Catholic Church, where students would begin the day by attending mass and then be walked to the new location. The church would also continue to allow additional parking on their site. 

The project requires a Zoning Text Amendment, to allow for private school use within the Downtown Mixed-Use (DMX) District. Staff said that use was previously allowed, but when the Downtown zoning was updated in 2024, private schools were no longer permitted. Staff suggested that it was “slightly too heavy handed in its prohibition of such institutional uses throughout the entirety of the DMX zone,” so this would be a return to a previous type of use.

Lot line adjustments would be needed to combine three parcels into the full site, and a Conditional Use Permit would include limitations on special events, seasonal sales and after-hours use. There would also be an enrollment limit of 120 students, up from the current enrollment of 88 students. The development would feature a Spanish colonial revival design, including entry columns, a tower, balcony, varying roof lines, and a variety of building materials — all of which would need to be approved through Design Review. 

To minimize possible traffic impacts, the applicant plans to convert the intersection at A Street and Second Street from a two-way to a four-way stop sign. 

The Dixon Police Department submitted concerns about motorist, cyclist and pedestrian safety, as well as downstream effects on the East A Street and First Street corridors from the proposed four-way stop. They also questioned whether the traffic study considered the development’s proximity to John Knight Middle School and how it would impact an already congested area. 

Mayor Steven Bird echoed concerns about the four-way stop, and he suggested other options like employing trained crossing guards. 

Vice Mayor Jim Ernest said the building design was beautiful, but he worried its central location would compete with the community’s goals for downtown and exacerbate existing parking issues. 

Councilmember Thom Bogue said the design would enhance the aesthetics of downtown, but he worried about insufficient parking, which would then “bleed out into the street.”

Lourdes Gonzalez spoke on behalf of the applicant, stating that this relocation has been in process for more than 10 years, with a lot of money and planning invested into the project. She said the school is expanding at the community’s request, to provide the educational diversity parents are looking for. The academy has a long wait list, and she said families come to the school from surrounding counties and as far away as San Francisco. 

During public comments, a couple of residents said they believe the academy offers a good curriculum with better outcomes than the public schools. A former student spoke in support of the expansion, stating that the school inspired her love of science. 

Another resident worried that the development would only benefit a small segment of the community, while increasing traffic congestion and decreasing walkability downtown. 

A resident called in with concerns that the expanded enrollment will further impact traffic congestion during school drop-off and pick-up times, since the commute to John Knight Middle School is “already difficult.” She also wondered whether having a school in the downtown area would impact future businesses, like new restaurants applying for liquor licenses. She added that because the academy is a private school that charges tuition, it would not necessarily increase educational opportunities for local students, since many Dixon families could not afford the cost. 

Councilmember Kevin Johnson expressed concerns that the traffic study was limited to only the direct area of the project, instead of considering potential impacts to the surrounding corridors. He worried about “unintended consequences” and said it is the council’s obligation ensure a thorough review. 

Vice Mayor Ernest said the community wants a thriving downtown, and he wants to ensure the academy wouldn’t impact other businesses. He also suggested the use permit should require staggered start and end times to reduce congestion with the nearby middle school.

The council directed staff to bring additional information back to the council, including options instead of a four-way stop, possible challenges for future businesses and further review of traffic impacts. 

The item was continued to a future meeting. 

Next, the council considered options to address an ongoing issue with raised median along a segment of West A Street, newly constructed as part of road improvements by the Homestead developer. The median is close to the Highway 80 interchange and restricts left-turn access to local business in that area, such as the Wienerschnitzel restaurant. 

Staff explained that A Street is a critical arterial in the city, with various current uses as well as planned commercial and residential growth. Traffic demand will only increase as the area develops, so the city needs a comprehensive traffic strategy to ensure safety and access. 

To address both immediate and long-term challenges, staff identified three potential studies: a Left-Turn Feasibility Study for that specific location, estimated at $28,000; a West A Street Access Management and Mitigation Study to look at the full corridor, at $30,000–$50,000; or a long-term West A Street/I-80 Interchange study, at $70,000–$100,000. 

If the council want to investigate all the options, staff said it would be most cost-effective to combine them into one study. 

Vice Mayor Ernest said that area is called “the Gateway” for a reason, and they need to be more proactive about ensuring this corridor works as it should. The council directed staff to move forward with a combined study, as well as to find ways to create immediate access to the affected businesses. 

Councilmember Johnson said this item was an interesting parallel to the prior item, demonstrating the potential for unintended consequences and why full traffic analysis is so important. 

The next meeting of the Dixon City Council is scheduled for May 5.