Common Ground

Common Ground (Issue #8) Change Starts when You Show Up

Beginning on Wednesday, the City of Dixon has committed to gathering community input as our council members consider large scale changes to Dixon.

These listening sessions are a chance for you to share your concerns and ask questions.

When we show up with thoughtful questions, we help create better conversations and better outcomes for our town.

But, it can feel daunting to show up at a meeting and ask questions. Especially if land use planning or large scale developments are not your personal area of expertise.

So how do you make your voice count?

Keep Dixon Green has prepared some background information and a list of possible questions and topics to ask about.

Good questions help uncover trade-offs, timelines, and what’s still unknown.

A calm, respectful question is more likely to get a meaningful answer and keep the conversation productive.

You don’t need to be an expert to participate in these conversations. Your voice (and your questions) matter in this process.

Please commit to attending one of the five meetings - even your presence makes a difference.

Real change happens when each of us shows up and does our part.

Together, we can Keep Dixon Green.

Change Starts When You Show Up.

Here are a few topics and ideas to consider when attending the community forums:

Infill Development & Land Use

City leaders tell residents that Dixon’s abundance of fast food and car washes are a direct result of the market and that there is a (current) lack of interest in building other types of businesses in our community.

KDG asserts that rather than build more gas stations, commercial parcels within the current city limits could be rezoned for use as infill housing to meet any outstanding state or regional obligations, including meeting a state-mandated obligation for “low income” housing (this type of housing is not proposed as part of the current large scale expansions).

Will the City evaluate multiple growth scenarios, including a stronger emphasis on infill? What opportunities exist within the current city limits to accommodate new housing through infill development?
How is the City identifying underutilized or vacant parcels that could support housing?
What types of infill housing (e.g., duplexes, townhomes, mixed-use) are being considered?
How can infill development be designed to fit within existing neighborhoods?
Recently, a parcel on North First Street was rezoned from commercial to residential to accommodate a new housing project. Can more of that be done?

Alternatives to Large-Scale Expansion

Recently there has been a lot of the focus and conversion related to very large new housing developments that will require changing existing zoning as well as city boundaries.

Other cities, like Winters, have drawn a line (urban growth boundary) around their existing city boundaries and plan to contain all growth within the current footprint of the city. This development is known as “infill.”

What alternatives have been considered instead of large new housing developments on the outskirts of the city?
What are the advantages of focusing more growth within existing city boundaries?
Are there scenarios where smaller, distributed housing projects could meet the City’s needs?
Has the city considered infill projects like dedicated teacher housing, co-op housing with a focus on communal living, low-income projects to meet the state’s requirements, or additional (and affordable) senior housing?

Infrastructure & Efficiency

According to the City’s website modern California planning follows a strict “New Growth Pays Its Way” model, according to the City’s Dixon Grown website.

How does infill development make use of existing infrastructure such as roads, utilities, and public services?
Would focusing on infill reduce the need for major new infrastructure investments?
How does the cost of serving (police, fire, roads) infill housing compare to new development on the edge of town?
How can we apply the “New Growth Pays Its Way” model to infill - wouldn’t the infill developers also pay impact fees and CFD (Community Facilities District) fees?

Housing Needs & Flexibility

The state requires cities to build specific types of housing to meet regional (RENA) obligations. In a recent presentation by the large-scale developer they stated that their current growth model doesn’t have any of the low-income housing required by state law.

This means that in addition to the large-scale development, Dixon will still be on the hook for low-income development which means we’ll have to build even more housing (even after doubling the size of the town).

How can the City meet its housing requirements through a combination of infill and smaller-scale projects?
How do different housing types within infill areas help address affordability across income levels?
Wouldn’t projects that are already approved but not yet built (Campus and Homestead) meet Dixon’s (non-low-income) housing needs for years, if not decades to come?

Environmental Considerations

There is currently an environmental impact report being prepared to address the proposed large scale annexation, but Dixon residents might ask questions like these:

What are the environmental benefits of focusing growth within existing developed areas?
How does infill development impact farmland preservation and open space compared to outward expansion?
Are there sustainability or climate goals that support prioritizing infill?

Voter Action, Annexation & Growth Boundaries

Other local cities have passed ballot measures to create an Urban Growth Boundary around their existing city boundaries. This does not change a regional housing requirement, but it does direct where the growth might occur.

What role do voters currently have in approving or rejecting annexation of land for development?
What would be the process for establishing an urban growth boundary in Dixon?
How might an urban growth boundary affect the City’s ability to meet state housing requirements?
Have other cities successfully used voter-approved growth boundaries while still complying with state housing laws?
Could a voter-approved policy prioritize infill development over expansion, and how would that be implemented?
What are the long-term implications of annexation decisions compared to adopting a growth boundary?

Common Ground (Issue #7) Shouldn’t we finish what we’ve started?

Before our city leaders vote to annex over 1,200 new acres of farmland, there’s a question worth asking: have we fully built out the land we already have?

Infill development - building on vacant, underutilized, or previously developed land inside existing city limits - is one of the most cost-effective and community-friendly ways to grow.

Sure, it’s not flashy - but it works.

What Exactly Is Infill?

Infill development means putting new homes, businesses, or mixed-use buildings on land that’s already inside city boundaries. Think of it as filling in the gaps rather than constantly pushing outward.

According to the 2040 Dixon General Plan, “(b)ased on data from the Solano County Assessor, nearly 40 percent of the land in Dixon is undeveloped. This includes vacant land and agricultural land which has been designated for urban uses…”

Most of these vacant lots are weed-strewn eyesores now. But with some creative thought, Dixon could transform these areas into useful infrastructure.

Let’s Do Some Math

The currently proposed annexation would add up to 8,752 new homes over 20-25 years - requiring miles of new roads, water mains, sewer lines, parks, schools and a fire or police station, all built from scratch on farmland.

Infill development uses infrastructure that’s already in place. That means lower costs for the city, lower costs for taxpayers, and less risk that existing Dixon residents end up on the hook for maintaining sprawling new systems for decades to come.

Studies consistently show that sprawl - building on the urban fringe - costs cities significantly more per household to service than compact infill growth.

More roads to repave.

More pipes to maintain.

More distance for fire trucks and police to cover.

What We’d Be Giving Up

The land currently targeted for annexation isn’t empty. It’s working farmland - part of what makes Dixon, Dixon. Once it’s paved over, it doesn’t come back.

Infill growth lets us add housing and economic vitality without sacrificing the agricultural character and open space that define our community and our identity.

What You Can Do

The City is planning to hold a series of listening sessions - this will be a great time to make your voice heard.

Some questions to ask might be:

Has the City conducted a thorough infill capacity study before approving new annexations?
What is the City’s current plan for all of our vacant lots?
Shouldn’t we address our infill issues first?

Please share this newsletter with your friends and neighbors who care about Dixon’s future and remember that together, we can Keep Dixon Green.

Common Ground (Issue #6) Adding a Whole New City

Dixon has begun a major planning conversation — and it’s one that could shape our town for decades.

The City has started environmental review on a proposal that would expand city limits and update the General Plan to allow a huge new development - literally adding a whole new town and more than 20 years of constant development.

Here’s the quick snapshot:

Up to 8,752 new homes built over 20–25 years
1,258 acres proposed for annexation into the city
Mixed-use and commercial areas
A site for a future elementary school (land only - no building included)
Parks, open space, and new infrastructure

The proposal would also expand Dixon’s Sphere of Influence by more than 3,000 acres to map out where even MORE future growth could happen down the road.

Nothing is approved yet. The City is preparing an Environmental Impact Report (EIR), which will study things like traffic, farmland, water, air quality, and infrastructure needs.

And soon, the city council will ask for your thoughts about what a future Dixon might look like.

Growth decisions aren’t just about housing numbers - they affect traffic, schools, farmland, city services, and the overall feel of our community.

We’ll continue sharing updates as this moves forward. Staying informed now means having a voice in how Dixon grows.

If you get a chance, please forward this newsletter to your friends and ask them to subscribe so everyone can be part of the conversation.

Together, we can Keep Dixon Green.

Common Ground (Issue #5) The True Cost of a “Donated” School Site

Developers have proposed dedicating land for a new school in Dixon.

At first glance, that sounds like a gift. More homes could mean more students, we know our current school buildings sorely need upgrades, and planning ahead matters.

But it’s important to understand what’s actually being offered.

The current proposal includes a school site only - just bare land - not the funding to build a school or to staff it, or to provide the infrastructure it would require. Today, constructing a new school is estimated to cost between $100 and $200 million.

And that’s for just one campus.

The funds to construct a new school on this land would ultimately come from taxpayers through bonds or other public financing. At the same time, Dixon’s existing schools would still need repair, modernization, and ongoing maintenance.

So the question becomes:
Is building a brand-new school the best use of our limited resources - especially if it leaves current campuses waiting even longer for upgrades?

Remember that the money to build a new school and/or to repair our existing schools would all come at a cost to Dixon taxpayers.

Plus, it’s likely that a new school would be for new students. Students living in Dixon now would almost certainly remain in existing Dixon schools.

Before we commit to expansion, it’s worth asking whether upgrading the schools we already have might serve Dixon families just as well - or better - than a new “free” school site.

Together, we can Keep Dixon Green.

Common Ground (Issue #4) What’s the Cost of a New Grocery Store?

What’s the Cost of a New Grocery Store?

We often hear that attracting a high-end grocery store would be a win for Dixon.

But according to the developers, supporting that kind of store would require roughly doubling the size of our city.

So, let’s do some math. If the housing developments broke ground in 2031 and followed their own projected 25-year build out, that swanky store wouldn’t even be considered until 2056.

It might be a win for some future residents, but a new store is unlikely to materialize for current residents, any time soon.

Today, Dixon has three grocery stores (plus a handful of smaller markets) serving our community.

Here’s a question we might reflect on: Is tearing up thousands of acres of farmland the correct trade-off for the possibility that we could add a fancy-pants grocery store decades from now?

Before we reshape our town, it’s worth considering what we’re truly gaining, what we’re committing to, and what we’re giving up.

Together, we can Keep Dixon Green.

Common Ground (Issue #3) Do Impact Fees Really Pay for Growth?

When new development is proposed, we’re often told that impact fees will cover the costs like roads, water, parks, and other infrastructure.

It sounds reassuring. But is it the whole story?

This week, we’re sharing an article that looks at what impact fees can - and can’t - do. The piece explores a simple but important question: do impact fees truly pay for long-term growth, or do costs eventually land on existing residents?

Understanding this helps frame conversations about growth, fairness, and fiscal responsibility - especially for small cities like Dixon.

Before we assume growth pays for itself (let alone pays for other amenities for current residents) we should take a closer look.

Read the Strong Towns article titled The Impact Fee Illusion, and decide for yourself.

And remember that together, we can Keep Dixon Green.

Common Ground (Issue #2) A quick way to help KDG - take action today!

At Keep Dixon Green, we believe that any plans for the future of Dixon should reflect careful, community-based decisions, not rushed approvals made without broad public support.

Meet one of the players in these decisions - Solano LAFCO - a regional commission that serves as the “referee” of city growth.

The Solano County Local Agency Formation Commission (LAFCO) is a decision maker in regional development. LAFCO can act as a referee by throwing a flag on the play when a city wants to annex county land for new city development.

LAFCO commissioners make decisions by considering what is good for our entire region.

And the LAFCO commissioners know that once land is annexed, growth becomes much harder for local residents to slow or reshape.

That’s why we’re encouraging you to make your voice heard and sign the petition written by Don’t Double Dixon.

We all believe that any changes to Dixon should be measured, well-planned, and aligned with our values.

We oppose growth that outpaces infrastructure, strains resources, or that might permanently alter surrounding farmland.

Please use this QR code to sign their petition letting LAFCO know that we think the massive proposed residential growth isn’t good for Dixon or for the county.

Common Ground (Issue #1) What kind of Dixon do we want?

What if you were asked to design a community?
Maybe it’s your hometown — or a place you’ve recently decided to call home.
What would it look like?

At Keep Dixon Green, we believe the future of our town should reflect thoughtful, community-based choices.

The preservation of Dixon’s farmland, the May Fair, our parks, our local events, and our small-town feel didn’t happen by accident. These are the result of past residents choosing to protect what matters — and now it’s our turn.

So let’s start by asking: What problems do we need to solve?
Then let’s get creative about the solutions.

In the coming weeks, and in future issues of Common Ground, we’ll share information and opportunities for you to thoughtfully weigh in and have your voice heard by local decision-makers as we all consider Dixon’s future.

So stay tuned for more information and remember that together, we can Keep Dixon Green.