Monday, April 20, 2009

Flying J plans on agenda

Flying J plans on agenda
By Melissa Murphy/
Posted: 04/18/2009

Plans for a proposed 27-acre travel plaza in Dixon are moving forward.

The Planning Commission on Tuesday will hold a study session to discuss matters relating to the Flying J Travel Plaza in the city's northeast quadrant, just south of the intersection of Interstate 80 and Pedrick Road.

The project includes two pump islands, a 6,200-square-foot convenience store and truckers' lounge, a 185-seat restaurant, parking for 221 big-rig trucks and parking for 115 passenger and recreational vehicles.

A staff report to the City Council explains that project developers also would be responsible for building significant infrastructure improvements, including water, sewer, storm drainage and traffic.

Originally proposed in 2004, the Flying J project applicant paid for preparing an environmental impact report (EIR) and applied for design review and sign permits.

Last year, the same applicant applied for two variances and three conditional-use permits, which the commission will consider.

In October, the commission held an initial meeting to discuss the EIR's findings, various entitlements being requested and planning staff comments and concerns.

At that time, the commission requested that the applicant pay for a revenue analysis report, to determine how much in taxes the Flying J project might generate for the city's general fund.

Economic & Planning Systems Inc. were retained by Dixon to handle the revenue estimate analysis.

According to the consultants, the project will generate approximately $470,000 in annual revenue, which includes property tax and sales tax revenue. The city also is estimated to receive revenues from a one-time building permit fee of $810,000, which covers transportation and storm drainage. That does not include wastewater, which is still being determined.

The staff report explains that the project also would generate other sources of revenue for the city, among them franchise fees. However, they were not included in the analysis, because they are not expected to be significant.

City staffers recommend the commission take comments and questions from the public and direct the applicant to make changes and respond to comments and questions.

Staff said that, in the future, a public hearing will be held to formally review the final EIR, development agreement, conditional-use permits and variance and design review approvals.

The Dixon Planning Commission meets at 7 p.m. Tuesday in the City Council Chamber, 600 East A St.