Agenda packet — American Canyon City Council, August 15, 2023 (part 2 of 4)

parcel shall succeed to the obligations imposed on Developer by this agreement.

10. Developer warrants that it is the owner of the real property, or that the owner of the real property consents to the conditions, work of improvements and terms hereof by the execution of this agreement.

Developer shall bear the cost of recordation of this agreement or a sufficient memorandum hereof, and no permit shall be issued until proof of recordation is provided to the City.
11 . Developer hereby warrants that the design and construction of any improvements required by the condition(s) will not adversely affect any portion of adjacent properties and that all work will be performed in a proper manner and in accordance with all applicable laws and regulations. To the full extent permitted by law, Developer agrees to indemnify, defend, release and save harmless City, its elected officials, officers, employees, and agents from and against any and all claims, suits, liabilities, actions, damages, failure to comply with any current or prospective laws, penalties or causes of actions by any person including Developer, owner, their employees and agents for any personal injury, death or damage to property form any cause whatsoever arising out of or in connection with this agreement or the actions and obligations hereunder or approval of Developer's project. Developer shall so indemnify City its elected officials, officers, employees and agents, regardless of: their passive negligence, their approval of plans or inspection, approval or acceptance of improvement or any limitation on the amount or type of damages or compensation payable by or for development under Workers' Compensation, Disability or other employee benefit acts, or acceptance of insurance certificates required under this agreement, or the terms, applicability or limitations of any insurance held by Developer.

12. In the event any party to this agreement brings an action to enforce or interpret the provision of this agreement, which may only be bought in the State of California Superior Court for the Napa County or in the Northern District of the United States District Court for the State of California, the prevailing party in such action shall be entitled to recover reasonable attorney's fees from the other party. This provision shall be in addition to any provision regarding attorney's fees set forth in the bonds securing the obligations of this agreement.
126
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IN WITNESS WHEREOF, the parties have executed this Agreement as of the date first above written.

Dated this"J_I-·41_~ __ day of ~'1'Y'\b0.-, 200tp.

CITY OF AMERICAN CANYON,
a Municipal Corporation
RiCtlafdR'amirez eo
City Manager
APPROVED AS TO FO~M:
tv'db U t - William D. Ross
City Attorney

NAPA MILL DEVELOPMENT COMPANY

A CALIFORNIA LIMITED PARTNERSHIP
By:

Harry

NICHOLAS INVESTMENTS, A CALIFORNIA GENERAL

PARTNERS HI
By:

B·
By:

Ge6~~Nielson, Trustee of~he Nielson
Family Trust Date<}Fe.brua(Y 23, 2005
/' ., ~
127

CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT
State of California
County of 'N.~
on()~ 14,~~ before me, ~.\C\'<.Jyy·, -S. WCll~,-~--,------_ Date ~ Name and Title of Officer (e.g., "Jane Doe, Notary Public") personally appeared _--'£~\!"':-c","~,-,---=-"----"""",-_N,---""Q"""-,,yYt~---,-,-:I}:g,,,~--,L~,---________ _ Name(s) of Signer(s) ~onally known to me
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----------------------OPTIONAL----------------------
Though the information below is not required by law, it may prove valuable to persons relying on the document and could prevent fraudulent removal and reattachment of this form to another document.

Description of Attached Document
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© 1999 National Notary Association' 9350 De SolO Ave., P.O. Box 2402 • Chatsworth, CA 91313-2402 • www,nationalnotaryorg Prod. No. 5907 Reorder: Call TolI·Free 1-800-876-6827 128

ILLEGIBLE NOTARY SEAL DECLARATION
(GC 27361.7 and CCP 2015.5)
The notary seal on the document to which this statement is attached reads as follows:

Name of Notary C:hx~>\ 'S. WC\..\:hrvJ
Date Commission Expires ~.~be..r ( <+ b ,;;:t(.J l \)
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"I certify (or declare) under the penalty ofpeIjury under the laws of the State of California that the foregoing is true and correct."
Today's Date \ 0 \~\ (j \.0 --~~----------------
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129

STATE OF CALIFORNIA
COUNTY OF NAPA } SS:

On 9/29/06, before me, Larry S, Frattini, Notary Public, personally appeared Harry T, Price, known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in hislher/their authorized capacity(ies), and that by hislher/their signature(s) on the instrument the person( s), or the entity upon behalf of which the person( s) acted, executed the instrument.

WITNESS my hand and official seal.

Signature -A----"..s.~~~~~~==-------

STATE OF CALIFORNIA
COUNTY OF ____ _ } SS:

On , before me,
________________ , Notary Public
personally appeared , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person( s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in hislher/their authorized capacity(ies), and that by hislher/their signature( s) on the instrument the person( s), or the entity upon behalf of which the person( s) acted, executed the instrument.

WITNESS my hand and official seal.

Signature ______________ _

FOR NOTARY SEAL OR STAMP
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' LARRY. S.FRATTINI
/ . COMM. '1566634 I
NOTMY' PUaIC • CAI..II'ONIA . NAPA COUNTY
Con'im. . ~y 2,2009

FOR NOTARY SEAL OR STAMP
Notaryak
130

STATE OF CALIFORNIA
COUNTY OF NAPA } S8:

On 10/2/06, before me, Larry S. Frattini Notary Public, personally appeared Todd Walker, Pat Clay and John Shea, known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in hislher/their authorized capacity(ies), and that by hislher/their signature(s) on the instrument the person(s), or the ~ntity upon behalf of which the person(y acted, executed the mstrument. '
WITNESS my hand and officia /
Signature~~~~~~~~~ __________ ___
/
/

STATE OF CALIFORNIA
COUNTYOF ________ __ } S8:

WITNESS my hand and official seal.

Signature ___________________________ __

FOR NOTARY SEAL OR STAMP

FOR NOTARY SEAL OR STAMP
Notaryak
131
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STATE OF CALIFORNIA )
) ss:

COUNTY OF AW4- )
On this the -+r--- day of t2c;ked. , 200 L, before me,
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icial seal.
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... LARRY S.FRATTINt . COMM.'1588834 I
.."M/ PUILIC • CMIF'l"" ~ NAPA COUNTY
Comm. Exp. MAY 2. 2009
132
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Page 8 ends

APPROVED AS TO CONTENT:
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Robert C. Weil
Public Works Director
Deferment Agreement Napa Mills September 2006Revised
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www.cityofamericancanyon.org City of American Canyon 4381 Broadway , Suite 201 American Canyon, CA 94503
(707)647-4364
07/14/2023 9:10 AM
Receipt No. 00869952
Account Number(s) and Payment
AR 023862 - 2003130 270,494.00
Payment Detail:
1111 Green Island Rd 200
6 Deferred Improvement A
greement
Svc Add: .------ ~,
Total
Check 1133
Check Number: 1133
Change
Account Balance:
$0.00
Customer Number:023862
Transwestern
2175 N California Blvd
270,494.00
270,494.00
270,494.00

0.00 Thank YOU for your payment! Gracias!
Cashier: sryan
Station: AMC-CH-DT05
00714-07-2023
Printed: 07/14/2023 09:10
134

CITY COUNCIL AGENDA
AUGUST 15, 2023

STAFF REPORT

PUBLIC HEARING
ITEM NUMBER: 9.

TITLE
Watson Ranch Specific Plan and General Plan Technical Amendment

RECOMMENDATION
Take the following actions related to the General Plan and Watson Ranch Specific Plan:

1. Adopt a Resolu0on of the City Council of the City of American Canyon amending the General Plan to ensure consistency with and between the General Plan and the Watson Ranch Specific Plan.

2. Waive first reading, read by 0tle only, and adopt an Ordinance by the City Council of the City of American Canyon amending the Watson Ranch Specific Plan.

CONTACT
Brent Cooper, AICP, Community Development Director

BACKGROUND & ANALYSIS
The Watson Ranch Specific Plan (WRSP) is a comprehensive planning document that encompasses 309-acres and will contribute significantly to the iden0ty of American Canyon with its unique draw of new residen0al neighborhoods and the Napa Valley Ruins & Gardens (NVRG). The WRSP area is located north of Vintage Ranch; east of the Union Pacific Rail Line; west of the City limits, and generally south of Watson Lane. On January 31, 2023, the City Council approved the WRSP, amended the General Plan to maintain consistency with the WRSP, and cer0fied the Final Environmental Impact Report (State Clearinghouse Number 2015022030). A Project se?ng map is included as Attachment 0.1.

Land ownership within the WRSP is shared by two property owners - American Canyon 1, LLC (AC-1, LLC) and the Newell Family. AC-1, LLC owns approximately 252 acres and the Newell Family owns approximately 57 acres. A map depicting the WRSP ownership is included as Attachment 0.2.

The WRSP project development program includes 1,253 market rate dwelling units allocated among Medium and High residen0al densi0es. Required inclusionary (affordable) housing is not subject to the 1,253 market rate dwelling unit limit. The project also includes a 200-room hotel, amphitheaters, and 234,000 square feet of commercial development, parks, trails, and a school site.

The current WRSP Land Use Map is included as Attachment 0.3. 135
As a policy framework, the WRSP by necessity will require amendment from 0me-to-0me to provide appropriate modifica0ons to address current needs and improved ideas. For example, on June 4, 2019, the City Council amended the General Plan to accommodate technical revisions to the Watson Ranch Specific Plan (Resolu0on 2019-40) and approved the first amendment to the WRSP (Ordinance 2019-05).

Today, the community is taking shape. Since 2019, the City has approved numerous discre0onary applica0ons that have resulted in a Development Agreement; Large Lot Ves0ng Tenta0ve Map; Street and Park Dedica0ons; Design Permits for the Lemos Pointe Apartments, Ar0san and Harvest single-family homes; Tenta0ve and Final Maps for single family subdivisions; the NVRG Hotel and Condominiums; two NVRG Amphitheaters; and approval of ministerial construction permits.

In 2022, the applicant, American Canyon 1-LLC, proposed a General Plan Amendment and WRSP amendment to implement improved ideas for a more efficient roadway circula0on, park loca0ons, public school needs, and clarifica0on of narra0ve language and policy descrip0ons throughout the Specific Plan document (File No. PL22-0023). There is no proposed change to the number of allowable market rate residen0al dwelling units, and only refinements to commercial development intensity assumptions. Notable changes to the WRSP include the following:

Amendment to the General Plan Land Use Element map (See Attachment 1.1); Amendment to the General Plan Circulation Element map (See Attachment 1.2); Development Phasing revised from a geographical approach to market-based at the Developer’s discretion;
Replace the elementary school site with a larger Park and Medium Density Residen0al (MDR16) zoning; Relocate a 2-acre community plaza with an approximately 20,000 square foot community center from the NVRG site to an alternate park location; Rename “Loop Road” to “Marcus Road”;
Revise Newell Drive south of Rio Del Mar East from a 4-lane arterial to a 2-lane Collector; Add a local road segment “Mallen Way” between Rio Del Mar East and Newell Drive; Delete Implementa0on Plan WRSP Sec0on 9.3.5.8 regarding Newell Drive extension north of the Project site to SR-29 at Green Island Road; and
Various clerical and word clarification amendments throughout the document A “clean” (non-redline) copy of the WRSP with proposed changes is included as ALachment 2.1. A redline copy depicting changes to the WRSP is included as Attachment 3.

On May 25, 2023, the Planning Commission conducted a public hearing on the project and unanimoulsly recommended City Council approval of the proposed General Plan Amendment and Specific Plan Amendment.

On June 7, 2023, the Open Space, Ac0ve Transpora0on, and Sustainability (OSATS) Commission 136
reviewed amendments to the bicycle trail plan.

On August 10, 2023, the Parks & Community Services (PCS) Commission reviewed amendments to the park plan.

School Site Redesignation
The WRSP designates 10.1 acres for a proposed Elementary School. This property was designated in compliance with a private 2016 agreement (School Agreement) between the WRSP Property Owners and the Napa Valley Unified School District (NVUSD). The WRSP Applicant informed staff that they are in discussions with the NVUSD on changes to the school district agreement that is expected to result in the school site no longer being needed.

In an0cipa0on of the School Agreement modifica0on, the elementary school site has been designated to a park site, and a por0on allocated to a proposed 25 single family lot extension of the Harvest Single Family neighborhood.

Newell Family Property
The WRSP amendment, proposed by American Canyon 1, LLC includes land use changes on the Newell Family property. Subsequent to the WRSP amendment applica0on submiLal, the Newell Family submiLed the Promontory project which encompasses the en0re Newell Family property.

Fortunately, the Promontory project can be accommodated with the exis0ng and proposed WRSP policy framework. On May 22, 2023, staff received a leLer from the Newell Family representa0ve, Steve Reilly of 330 Land Company LLC. A copy of the 330 Land Company leLer and staff response is included as Attachment 4.

Traffic Impacts
Fehr & Peers, a Registered Traffic Engineering firm, prepared the original traffic analysis for the 2018 WRSP Environmental Impact Report. To evaluate the proposed WRSP amendment, Fehr & Peers prepared a May 5, 2023 trip genera0on memorandum that compares the revised WRSP land use with the certified WRSP EIR land use.

Changes from the 2018 EIR Land Use Assumptions include:

Deletes traffic from the 600-student Elementary School (replaced by park acreage) Deletes 24,780 square foot Office Use (replaced with newer uses at NVRG) Deletes a proposed 20,000 square foot Community Center (the Center is unfunded with no scheduled construction timeframe)
Refined Commercial use assumptions at NVRG include:
200-room Hotel
19,580 sf Artisan Shops (NVRG 9)
3,000 sf Fine Dining Restaurant (NVRG 11)
5,710 sf Pizza Service (NVRG 2)
137
5,510 sf Brewery Tap Room (NVRG 12 + 13)
4,630 sf Wine Tasting Room (NVRG 7)
12,195 sf Distillery (NVRG 3 + 18)

0.67-acre Open Space Uses (NVRG 21 + 22 + 23)
4,240 sf Catering Kitchen (NVRG 10)
1,380 sf Takeout Food Service (NVRG 6)
30,000 sf Event Space Buildings (NVRG 4 + 5 + 15)
12,000 sf Derail Skate Park (NVRG 26)

0.6-acre Farmer’s Market (NVRG 24)
10,000 sf Food Truck Venue (NVRG 25)
3,250-seat Quarry Amphitheater (NVRG 19)
750-seat Fig Tree Amphitheater (NVRG 16)
Based on the refined trip genera0on assump0ons, the poten0al net new weekday vehicle trips generated by the revised WRSP Build-out would be less than or similar to the cer0fied WRSP EIR.

For this reason, the proposed WRSP amendment is covered by the cer0fied WRSP EIR. No addi0onal analysis or mi0ga0on measures are necessary. A copy of the May 5, 2023 Fehr & Peers traffic memorandum is included as Attachment 5.

Public Comments: Prior to the Planning Commission mee0ng, the project was announced through the City’s GovDelivery system on May 10, 2023 which has a subscriber list of approximately 3,800 email addresses. A public hearing no0ce was sent by GovDelivery on May 12, 2023. The project was also published in the Vallejo Times Herald on May 13, 2023. A public hearing reminder was sent by GovDelivery on May 24, 2023. Staff received one comment in response to outreach. A copy of the letter and staff's response is included as Attachment 6.

Prior to the City Council mee0ng, a public hearing no0ce was sent by GovDelivery on June 9, 2023 and the project was published in the Vallejo Times Herald on June 10, 2023. A project public hearing reminder was sent by GovDelivery on June 15, 2023.

Napa Airport Land Use Compatibility
According to the California Airport Land Use Handbook, Ar0cle 3.5 of the SAA (PUC Sec0on 21676(a)), a Specific Plan amendment must be referred to the local Airport Land Use Commission (ALUC) for a determina0on whether the proposed ac0on is consistent with the airport land use compa0bility plan. The Napa County ALUC staff has previously stated that they prefer the ALUC to review projects aQer the Planning Commission has made its recommenda0on, and before City Council action.

Since the WRSP amendment is proposed by a private developer, the applicant will communicate with the ALUC staff and submit applicable correspondence to the City prior to final City Council action on the project.
138

COUNCIL PRIORITY PROGRAMS AND PROJECTS
Community and Sense of Place: "Build on the strength of our local community to develop a clear 'sense of place' and establish our unique identity."

FISCAL IMPACT
A Fiscal Impact Analysis (FIA) was prepared for the WRSP at the 0me of the original approval. This FIA concluded that the proposed development will create a posi0ve overall fiscal impact on the City's General Fund.

ENVIRONMENTAL REVIEW
The proposed Watson Ranch General Plan Amendment and Specific Plan changes are consistent with the Project FEIR (SCH# 2015022030) and the Watson Ranch Specific Plan Development Agreement (Ordinance 2019-06, Agreement 2019-A107). In accordance with CEQA, the Watson Ranch Specific Plan Project FEIR is a program EIR and is generally assumed to be used at a "development level." See, e.g., CEQA Guidelines § 15168. There is no substan0al evidence of changed circumstances under CEQA Guidelines sec0on 15162 requiring further CEQA review as the whole of the approvals sought are contemplated under the Project FEIR analysis.

ATTACHMENTS:

01. Project Setting Map

0.2. WRSP Ownership Map

0.3. Existing WRSP Land Use Map

1. CC Reso WRSP GPA

1.1. Exhibit A Revised WRSP SP Land Use Amendment - Final Draft (4-11-2023)

1.2. Exhibit B Revised Circulation Element Map WRSP

2. CC WRSP Ordinance

2.1. Exhibit A WRSP Amendment - Final Draft May2023

3. REDLINE WRSP-Amendment_May 2023

4. 330 Land Company LLC Letter and Staff Response

5. Fehr & Peers Trip Generation Memo

6. Watson Ranch Specific Plan Amendment Project Comments 139

WATSON LANE

SPECIAL

STUDIES AREA

NAPA JUNCTION RD

URBAN LIMIT LINE
29 29

EUCALY PTUS DR

WETLANDS

GAS LINE EASEMENT

PROPOSED NEWELL DRIVE EXTENSION

AIRPORT ZONE D

AIRPORT ZONE E

WETLANDS

WALMART
ADOBE
LUMBER

HOLIDAY
INN

FAIRFIELD
INN

THE LODGE

APARTMENTS
CANYON
RIDGE

APARTMENTS
RUINS
CITY
HALL
JAEGER

PROPERTY
NEWELL

OPEN SPACE

VINTAGE RANCH

RIO DEL MAR
0 300 600 1200
N
LEGEND

GAS LINE EASEMENT

WETLANDS

AIRPORT ZONE

RAILROAD

SPECIAL STUDIES AREA
ATTACHMENT 0.1
LEGEND
AMERICAN CANYON 1,

LLC PROPERTY

NEWELL FAMILY

PROPERTY
0 300 600 1200
N
ATTACHMENT 0.2
HDR
PARK
MDR-16
MDR-16
PUBLIC
(SCHOOL)
PARK
PARK

NAPA VALLEY RUINS &

GARDENS
(MIXED USE)
MDR-12
MDR-12
MDR-12
MDR-12
MDR-12
MDR-12
MDR-12
MDR-16
MDR-16
MDR-16
HDR
MDR-16
MDR-12
MDR-12
Figure 4.2: Specific Plan Land Use Map
WATSON RANCH SPECIFIC PLAN CHAPTER 4 - LAND USE | 43
WATSON RANCH SPECIFIC PLAN CHAPTER 4 - LAND USE | 43
Existing (2019) Watson Ranch Specific Plan Land Use Map ATTACHMENT 0.3
142
RESOLUTION NO. 2023-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AMERICAN CANYON AMENDING THE

GENERAL PLAN TO ENSURE CONSISTENCY WITH AND BETWEEN THE GENERAL PLAN AND THE WATSON RANCH SPECIFIC PLAN; AND AMEND THE WATSON RANCH SPECIFIC PLAN (PL22-0023) WHEREAS, pursuant to Section 65300 of the State Planning and Zoning Law (Gov. Code§ 65000 et seq.), the City of American Canyon has adopted a General Plan to provide comprehensive longrange planning and a blueprint of the city's future form, including land use and circulation maps that specify the roadway network and the distribution of types and intensities of land; and WHEREAS, Section 65358 of the State Planning and Zoning Law providesthat the City Council may amend all or part of the General Plan if it deems the amendment to be in the public interest; and
WHEREAS, the Watson Ranch Specific Plan (WRSP) is a comprehensive planning document that encompasses 309-acres and will contribute significantly to the identity of American Canyon with its unique draw of new residential neighborhoods and the Napa Valley Ruins & Gardens (NVRG); and WHEREAS, the WRSP area is located within north of Vintage Ranch; east of the Union Pacific Rail Line; west of the City limits, and generally south of Watson Lane; and WHEREAS, on October 16, 2018, the City Council of the City of American Canyon amended the General Plan to recognize and ensure consistency with and between the City of American Canyon General Plan and the Watson Ranch Specific Plan; and
WHEREAS, on October 16, 2018, the City Council certified the Watson Ranch Specific Plan Draft and Final Environmental Impact Report (collectively, the "WRSP Final EIR") pursuant to the California Environmental Quality Act (Pub. Res. Code§ 21000 et seq., ("CEQA"); and WHEREAS, on November 6, 2018, the City Council of the City of American Canyon adopted the Watson Ranch Specific Plan by Ordinance pursuant to Municipal Code Chapter 19.12.020, establishing it as the regulating document for the development of the Watson Ranch Specific Plan site; and
WHEREAS, the Watson Ranch Specific Plan (WRSP) is a detailed planning document which provides a land use and policy framework for future development of approximately 309 acres within the City of American Canyon; and
WHEREAS, as a policy framework for development of 309 acres, the WRSP by necessity will require amendment from time-to-time to provide appropriate modifications to address current needs and improved ideas; and
WHEREAS, on June 4, 2019, the City Council of the City of American Canyon amended the General Plan to accommodate technical revisions to the Watson Ranch Specific Plan (Resolution 2019-40); and
WHEREAS, on June 18, 2019, the City Council of the City of American Canyon approved the first amendment to the WRSP (Ordinance 2019-05); and
143
WHEREAS, subsequent to June 18, 2019, the City of American Canyon has approved numerous implementing discretionary applications that have resulted in a Development Agreement; Large Lot Vesting Tentative Map; Street and Park Dedications; Lemos Pointe Apartments, Artisan and Harvest single-family homes; Tentative and Final Maps for single family subdivisions; the NVRG Hotel and Condominiums; two NVRG Amphitheaters; and approval of ministerial construction permits; and
WHEREAS, without changing the approved residential and commercial development intensity, the applicant, AC1-LLC, proposed a General Plan Amendment and Watson Ranch Specific Plan Amendment to implement improved ideas for a more efficient roadway circulation, park locations, public school needs, and clarification of narrative language and policy descriptions throughout the Specific Plan document (PL22-0023); and
WHEREAS, the proposed General Plan Circulation Element amendment is the first of four permissible Calendar Year 2023 Land Use Element amendments in accordance with California Government Code Section 65358; and
WHEREAS, the proposed General Plan Land Use Element amendment is the second of four permissible Calendar Year 2023 amendments in accordance with California Government Code Section 65358; and WHEREAS, the WRSP amendments may be adopted under the authority of the Specific Plan Statutes (Gov.

Code §§ 65450-65457) of the Planning and Zoning Law (Gov. Code§ 65000 et seq.) and the City Specific Plan District standards (American Canyon Municipal Code Title 19, Chapter 19.17); and WHEREAS, on May 25, 2023, the City of American Canyon Planning Commission conducted a public hearing and unanimously recommended approval of the Watson Ranch General Plan Amendment; and WHEREAS, on August 15, 2023, the City of American Canyon City Council conducted a public hearing, at which time all those in attendance were given the opportunity to speak on the Watson Ranch General Plan Amendment.

NOW, THEREFORE THE CITY COUNCIL OF THE CITY OF AMERICAN CANYON DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. Find, based on the following evidence and as required by State Law on General Plan Amendments:
a. The proposed amendment is deemed to be in the public interest.

The General Plan Amendment is in keeping with General Plan policies to ensure development of a Town Center physically and functionally serves as the symbolic and identifiable focus of community activities for the City of American Canyon, includes a mix of uses such as commercial, visitor serving facilities, event centers, housing, parks and other amenities, provides for the extension of both Newell Drive northward and Rio Del Mar or S. Napa Junction Road from Newell to SR 29; and improves roadway circulation by straightening out and renaming “Loop Road” to “Marcus Road”; adding a minor collector “Mallen Way” between Rio Del Mar East and Newell Drive; realigning Rio del Mar East between the Union Pacific rail line and Newell Drive; and revising Newell Drive south of Rio Del Mar East from a 4-lane arterial to a major collector. b. The proposed amendment is consistent and compatible with the rest of the General Plan 144
and any implementation programs that may be affected.

The amendment is consistent with the Policies 1.19.8 and 1.19.9 requiring the determination of residential densities. The Circulation Element amendments are consistent with Circulation Element Guiding Policy 1.1 to provide safe and convenient access to activities in the community with a well-designed local roadway system that include a hierarchy of roadways to encourage and foster a strong sense of community and safety, as well as the “home town” feeling by creation of a town center through land use and circulation planning; and improve a hierarchy of roadway networks to achieve and maintain acceptable traffic LOS and provide a Citywide system of bicycle lanes and recreational trails that improve accessibility without the use of an automobile.
c. The potential impacts of the proposed amendment in the land use designation have been assessed and have been determined not to be detrimental to the public health, safety, or welfare.

The proposed General Plan Amendment maintains the current residential and commercial building intensity and provides an improved roadway circulation system. Thus, the General Plan Amendment will not adversely affect the public health, safety, and welfare in that it conforms with remaining portions of the City, representing growth anticipated in the General Plan and places higher density housing closer to commercial services. d. The proposed amendment has been processed in accordance with the applicable provisions of the California Government Code and the California Environmental Quality Act (CEQA).

The amendment modifies the alignment of Rio Del Mar East and Marcus Road; adds Mallen Way to improve access within Watson Ranch and the new Hotel and condominiums; and revises Newell Drive south of Rio Del Mar to a Major Collector, which is consistent with the Newell Drive designation north of Rio Del Mar. Without making any change to the resident and commercial building intensity within Watson Ranch, the proposed land use amendments increase park acreage and reflect the lack of need to designate an elementary school site within the Specific Plan. The proposed building intensity was thoroughly analyzed under the certified WRSP Final EIR. The certified WRSP Final EIR includes mitigation measures, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program.

SECTION 2: Based on findings described above, recommend the City Council of the City of American Canyon amends the General Plan as follows:

1. Land Use Element
a. Amend the General Plan Map (Land Use Map) Figure 1-1 to incorporate the revised Land Use Plan set forth in the amended WRSP (Figure 4.1) and incorporated into this resolution as Exhibit A. b. Amend the Land Use Element Policy 1.19.5 to read as follows: Require that the Town Center Residential Neighborhoods provide sites for public parks, with the size of facilities corresponding to the future population of the Town Center and which may allow community facilities that support residences.

2. Circulation Element
145
a. Amend Figure 3 (Major Circulation Improvements) of the Circulation Element to incorporate the revised Circulation Plan set forth in this amended WRSP (Figure 7.1) and incorporated into this resolution as Exhibit B. Amendments consist of:
• Adding Marcus Road (formerly Loop Road) between Rio Del Mar East and Newell Drive as a “Minor Collector” roadway classification.
• Changing the roadway classification of Newell Drive between Rio Del Mar East and the south project boundary to “Major Collector.”
• Realigning Rio Del Mar between the Union Pacific rail line and Newell Drive.

The above amendments to the Land Use Element and Circulation Element are consistent with the Goals, Objectives, and Policies of the General Plan, which remain otherwise unchanged.

SECTION 3: CEQA FINDINGS: Regarding Environmental Review pursuant to the California Environmental Quality Act (CEQA)

1. This Amendment does not increase the total number of dwelling units and commercial square footage established by the WRSP. Therefore, the environmental impacts of the WRSP Project which included the Specific Plan were adequately considered in the certified Final ElR for the Watson Ranch Specific Plan Project (SCN. 2015022030) which includes findings, a Statement of Overriding Considerations for the Project, and a Mitigation Monitoring and Reporting Program.

2. Approval of the Specific Plan Amendment based on the Final EIR, the Statement of Overriding Considerations for the Project, and the Mitigation Monitoring and Reporting Program complies with CEQA.

PASSED, APPROVED and ADOPTED at a regularly scheduled meeting of the City Council of the City of American Canyon held on the 15th day of August, 2023, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
____________________________
Leon Garcia, Mayor
ATTEST: APPROVED AS TO FORM:
_______________________________ ___________________________ Taresa Geilfuss, CMC, City Clerk William D. Ross, City Attorney Exhibits
A. Revised WRSP General Plan Land Use Plan
B. Revised Circulation Element Map
146
36 | CHAPTER 4 - LAND USE WATSON RANCH SPECIFIC PLAN AMENDMENT Figure 4.2: Specific Plan Land Use Map

NAPA VALLEY RUINS & GARDENS

MIXED USE (MU)

AIRPORT ZONE D OVERLAY
MDR-12
OS
OS
OS
MDR-12
MDR-12
MDR-12
MDR-12
MDR-16
MDR-16
MDR-16
MDR-16 MDR-16
MU
MU
Napa Valley Ruins
& Gardens
PARK
HDR
PARK

NAPA VALLEY VINE TRAIL

MARCUS ROAD

NAPA JUNCTION RD

NEWELL DRIVE

RIO DEL MAR EAST

ROLLING HILLS DRIVE
29 29
LEGEND
MEDIUM DENSITY RESIDENTIAL - 12
(MDR - 12)
MEDIUM DENSITY RESIDENTIAL - 16
(MDR - 16)

HIGH DENSITY RESIDENTIAL (HDR)

PARKS (PARKI) AND OPEN SPACE (OS)

SUMMERWOOD DR

EUCALYPTUS DR

PROPOSED CONNECTIONS TO

SURROUNDING NEIGHBORHOODS

COMMUNITY CENTER
Specic Plan Land Use Map (Replacement Figure 4.2)
BASIN
OS
OS
OS
PARK
MDR-12

MALLEN WAY

MARCUS ROAD
0 300 600 1200
N
rev - 03-13-2023
ATTACHMENT 1.1

EXHIBIT A
147

MARCUS ROAD

RIO DEL MAR EAST
EXHIBIT B ATTACHMENT 1.2
148
ORDINANCE NO. 2023-XX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AMERICAN CANYON AMENDING THE WATSON RANCH SPECIFIC PLAN (PL22-0023)
WHEREAS, pursuant to Section 65300 of the State Planning and Zoning Law (Gov. Code§ 65000 et seq.), the City of American Canyon has adopted a General Plan to provide comprehensive longrange planning and a blueprint of the city's future form, including land use and circulation maps that specify the roadway network and the distribution of types and intensities of land; and WHEREAS, Section 65358 of the State Planning and Zoning Law providesthat the City Council may amend all or part of the General Plan if it deems the amendment to be in the public interest; and
WHEREAS, the Watson Ranch Specific Plan (WRSP) is a comprehensive planning document that encompasses 309-acres and will contribute significantly to the identity of American Canyon with its unique draw of new residential neighborhoods and the Napa Valley Ruins & Gardens (NVRG); and WHEREAS, the WRSP area is located within north of Vintage Ranch; east of the Union Pacific Rail Line; west of the City limits, and generally south of Watson Lane; and WHEREAS, on October 16, 2018, the City Council of the City of American Canyon amended the General Plan to recognize and ensure consistency with and between the City of American Canyon General Plan and the Watson Ranch Specific Plan; and
WHEREAS, on October 16, 2018, the City Council certified the Watson Ranch Specific Plan Draft and Final Environmental Impact Report (collectively, the "WRSP Final EIR") pursuant to the California Environmental Quality Act (Pub. Res. Code§ 21000 et seq., ("CEQA"); and WHEREAS, on November 6, 2018, the City Council of the City of American Canyon adopted the Watson Ranch Specific Plan by Ordinance pursuant to Municipal Code Chapter 19.12.020, establishing it as the regulating document for the development of the Watson Ranch Specific Plan site; and
WHEREAS, the Watson Ranch Specific Plan (WRSP) is a detailed planning document which provides a land use and policy framework for future development of approximately 309 acres within the City of American Canyon; and
WHEREAS, as a policy framework for development of 309 acres, the WRSP by necessity will require amendment from time-to-time to provide appropriate modifications to address current needs and improved ideas; and
WHEREAS, on June 4, 2019, the City Council of the City of American Canyon amended the General Plan to accommodate technical revisions to the Watson Ranch Specific Plan (Resolution 2019-40); and
WHEREAS, on June 18, 2019, the City Council of the City of American Canyon approved the first amendment to the WRSP (Ordinance 2019-05); and
149
WHEREAS, subsequent to June 18, 2019, the City of American Canyon has approved numerous implementing discretionary applications that have resulted in a Development Agreement; Large Lot Vesting Tentative Map; Street and Park Dedications; Lemos Pointe Apartments, Artisan and Harvest single-family homes; Tentative and Final Maps for single family subdivisions; the NVRG Hotel and Condominiums; two NVRG Amphitheaters; and approval of ministerial construction permits; and
WHEREAS, without changing the approved residential and commercial development intensity, the applicant, AC1-LLC, proposed a General Plan Amendment and Watson Ranch Specific Plan Amendment to implement improved ideas for a more efficient roadway circulation, park locations, public school needs, and clarification of narrative language and policy descriptions throughout the Specific Plan document (PL22-0023); and
WHEREAS, on May 25, 2023, the City of American Canyon Planning Commission conducted a public hearing and unanimously recommended approval of the Watson Ranch General Plan Amendment and Watson Ranch Specific Plan Amendment; and
WHEREAS, on August 15, 2023, the City of American Canyon City Council conducted a public hearing and approved the Watson Ranch Specific Plan General Plan Amendment; and WHEREAS, on August 15, 2023, the City of American Canyon City Council conducted a public hearing, at which time all those in attendance were given the opportunity to speak on this Watson Ranch Specific Plan Amendment.

NOW, THEREFORE THE CITY COUNCIL OF THE CITY OF AMERICAN CANYON DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. Findings to Approve the Specific Plan Amendment in accordance with American Canyon Municipal Code Section 19.17.080
A. The distribution, location and extent of land uses, including open space, as depicted in the specific plan is consistent with the general plan.

The Watson Ranch Specific Plan sets forth the land uses, residential densities, nonresidential intensities, permitted and conditional uses, development standards, and design guidelines for the WRSP Area and further implements the Policies set forth for the Town Center land use designation. The Watson Ranch Specific Plan is consistent with the General Plan. This Amendment has a corresponding amendment to the General Plan and is therefore consistent.

B. The specific plan provides for public infrastructure and services needed to support the land uses described in the plan, including adequate distribution, location, extent and intensity of transportation, sewage, water, drainage, solid waste disposal, energy, parks, community facilities and other essential facilities.

The Specific Plan doesset forth the design for roadways, water, wastewater, recycled water, storm drainage systems, parks and other community facilities necessary to support the land 150
uses described in the plan. Specifically, Chapters 4, 5, 7 and 8 of the WRSP address these facilities. This Amendment is consistent with the provision of these facilities.

C. The standards and development criteria, including requirements for resource utilization, will ensure that development proceeds in an orderly fashion and maintains a high level of quality.

Chapter 6 of the WRSP sets forth development standards which are supplemented by Design Guidelines in Appendix A. The development standards and design guidelines together promote efficient resource utilization, best practices, and sustainability to ensure a high level of quality. Further Chapter 9, Implementation, sets forth the phasing program to ensure the development proceeds in an orderly fashion. This Amendment does not alter the standards and development criteria set forth in the Specific Plan and is therefore consistent.

D. The specific plan contains implementation measures, including financing programs, to ensure that development is supported by adequate infrastructure as it occurs.

WRSP Chapter 9, Implementation, sets forth the financing principles and policies, identifies different financing mechanisms, and sets forth phasing of supporting infrastructure. This Amendment supports the provisions of the Development Agreement which, consistent with the Specific plan, provides further clarity on financing and phasing of infrastructure.

Therefore, this Amendment does not materially alter the implementation plan set forth in the Specific Plan and is therefore consistent.

E. The site is suitable for the type and intensity of development proposed.

As determined through the initial existing conditions analysis and the preparation of the WRSP Final EIR, the WRSP site is suitable for the type and intensity of the proposed development associated with this Amendment. The Amendment does not alter the type and intensity of development proposal and is therefore consistent.

F. The flexibility in development standards afforded by the specific plan process hasresulted in a project providing more superior design and amenities than would occur under more traditional zoning practices, and the project provides clear and substantial benefit to the city.

The WRSP Project implements the General Plan for the Town Center land use designation, consistent with Objective 1.19 of the General Plan: "Provide for the development of a Town Center that physically and functionally serves as the symbolic and identifiable focus of community activities and events for the City of American Canyon and which is a regional destination within Napa Valley." General Plan Policy 1.19.7 designated that the land uses in this area be developed pursuant to one or more specific plans. The WRSP includes Development Standards and Design Guidelines that promote diverse neighborhood design and integrated housing types. It further provides for the creation of a "Town Center" through the renovation of the cement factory ruins while preserving the unique character of this site feature. This Amendment does not alter the flexibility in development standards, the superior design or amenities of the Specific Plan and is therefore consistent.

SECTION 2: Based on the findings described above, the City Council of the City of American Canyon hereby amends the Watson Ranch Specific Plan as depicted in Exhibit A to this Ordinance. 151
SECTION 3: CEQA FINDINGS: Regarding Environmental Review pursuant to the California Environmental Quality Act (CEQA)

1. This Specific Plan Amendment does not change the total number of dwelling units and commercial square footage established by the WRSP. Therefore,the environmental impacts of the WRSP Project which included the Specific Plan were adequately considered in the certified Final ElR for the Watson Ranch Specific Plan Project (SCN. 2015022030) which includes findings, a Statement of Overriding Considerations for the Project, and a Mitigation Monitoring and Reporting Program.

2. Approval of the Specific Plan Amendment based on the Final EIR, the Statement of Overriding Considerations for the Project, and the Mitigation Monitoring and Reporting Program complies with CEQA.

SECTION 4. EFFECTIVE DATE. This ordinance shall become effective effect 30 days after its final passage pursuant to Government Code section 36937.

SECTION 5. SEVERABILITY. If any section, sentence, clause or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance and adopted this Ordinance and each section, sentence, clause or phrase thereof, irrespective of the fact that one or more sections, subsections, sentences, clauses or phrases be declared invalid or unconstitutional.

SECTION 6. CUSTODIAN OF RECORDS. The documents and materials that constitute the record of proceedings on which this Ordinance is based are located at the City Clerk’s office located at 4831 Broadway, Suite 201, American Canyon, CA 94503. The custodian of these records is the City Clerk.

The foregoing Ordinance was introduced at a regular meeting of the City Council of the City of American Canyon, State of California, held on the 15TH day of August, 2023 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

The foregoing Ordinance was adopted at a regular meeting of the City Council of the City of American Canyon, State of California, held on the _________ day of ____________, ______, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
152
_____________________________
Leon Garcia, Mayor
ATTEST: APPROVED AS TO FORM:
_______________________________ ___________________________ Taresa Geilfuss, CMC, City Clerk William D. Ross, City Attorney Exhibits
A. Revised Watson Ranch Specific Plan
153

WATSON RANCH

SPECIFIC PLAN

SPECIFIC PLAN AMENDMENT
APRIL 2023
ATTACHMENT 2.1

EXHIBIT A
154
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155

ACKNOWLEDGEMENTS
City of American Canyon
City Council
Leon Garcia, Mayor
Pierre Washington, Council Member
Mariam Aboudamous, Council Member
Mark Joseph, Council Member
David Oro, Council Member
Kenneth Leary, Council Member*
Planning Commission
Crystal Dispo Mallare, Chair
Eric Altman, Commissioner
Brando Cruz, Commissioner
Andrew Goff, Commissioner
David Mohammed, Commissioner
Tyrone Navarro, Commissioner*
Tammy Wong, Commissioner*
Bernie Zipay, Commissioner*
Parks and Community Services Commission
Clarence Mamaril, Chair
Cathy Margolati, Commissioner
David Garcia, Commissioner
Charlie Plummer, Commissioner
Gina Griggs, Commissioner
Selah Hmun, Honorary Commissioner
Kristin Einberger, Commissioner*
Karina Servente, Commissioner*
Janelle Sellick, Commissioner*
Open Space, Active Transportation, and Sustainability (OSATS) Commission (Formerly Open Space Advisory Committee)
Nance Matson, Chair
Barry Christian, Commissioner
Tara Clinton-Horner, Commissioner
Scott Artis, Commissioner
Kim Hester Williams, Committee Member*
Todd Novak, Committee Member*
*Active during original adoption (2018)
156
Steering Committee
Leon Garcia, Mayor
Mark Joseph, Councilmember
Barry Christian, Open Space Advisory Committee Representative Don Evans, NVUSD Representative
Vanessa Kearns, Vintage Ranch Resident
Sanjay Mishra, Vintage Ranch Resident
Elizabeth Putnam, Planning Commission Representative
Janelle Sellick, Parks and Community Services Commission Representative Staff
Jason Holley, City Manager
William Ross, City Attorney
John Wilbanks, Contract Planner
Brent Cooper, Community Development Director
Erica Ahmann Smithies, Public Works Director
Alexandra Ikeda, Parks and Recreation Director
Steve Hartwig, Public Works Director*
Creighton Wright, Parks and Community Services Director* *Active during original adoption (2018)
Applicants
American Canyon I, LLC
Newell Family
Adopted by Ordinance (Ordinance 2018-08)
October 16, 2018
Second Reading November 6, 2018
Amended by Ordinance (Ordinance 2019-06)
June 4, 2019
Second Reading June 18, 2019
Amended by Ordinance (Ordinance 2023-______)
_____, 2023
Second Reading _____
157
TABLE OF CONTENTS | i
Executive Summary........................................................................................................................................1 Chapter 1 Introduction ....................................................................................................................................5

1.1 Purpose ............................................................................................................................................5

1.2 Specific Plan Authority .....................................................................................................................6

1.3 Relevant Documents and Policies ...................................................................................................6

1.4 Public Outreach ...............................................................................................................................7

1.5 Planning Principles ..........................................................................................................................8 Chapter 2 Existing Conditions ........................................................................................................................9

2.1 Project Location ...............................................................................................................................9

2.2 Ownership ........................................................................................................................................11

2.3 Project Setting ..................................................................................................................................12

2.4 Site History .......................................................................................................................................13 Chapter 3 Vision and Design Strategy ...........................................................................................................15

3.1 Vision ...............................................................................................................................................15

3.2 Community Framework ....................................................................................................................16

3.3 Napa Valley Ruins & Gardens Vision ...............................................................................................18

3.4 Neighborhood Design Concept ........................................................................................................27

3.5 Residential Design Vision ................................................................................................................28

3.6 Parks, Open Space, Pedestrian & Bicycle Circulation Vision ..........................................................29 Chapter 4 Land Use .......................................................................................................................................31

4.1 Introduction .....................................................................................................................................31

4.2 Land Use Goals and Objectives ......................................................................................................31

4.3 General Plan Land Use Designation ................................................................................................32

4.4 Specific Plan Land Use Summary ...................................................................................................34

4.5 Adjustment/Transfer/Conversion Regulations ..................................................................................38

4.6 Permitted and Conditionally Permitted Uses ...................................................................................39

4.7 Inclusionary Housing ........................................................................................................................40

TABLE OF CONTENTS
158
ii | TABLE OF CONTENTS
Chapter 5 Parks and Open Space..................................................................................................................41

5.1 Introduction ......................................................................................................................................41

5.2 Goals, Objectives, and Policies .......................................................................................................41

5.3 Parkland Requirements ...................................................................................................................42

5.4 Parks and Open Space Typologies ..................................................................................................44

5.5 Community Gardens and Edible Landscape ...................................................................................50

5.6 Pedestrian and Bicycle Circulation ..................................................................................................51 Chapter 6 Development Regulations..............................................................................................................53

6.1 General Provisions ...........................................................................................................................53

6.2 Residential Development Regulations .............................................................................................54

6.3 Napa Valley Ruins & Gardens Development Regulations ...............................................................64

6.4 Parking Regulations .........................................................................................................................65

6.5 Signage Regulations ........................................................................................................................67

6.6 Landscape Regulations ...................................................................................................................68

6.7 Walls and Fencing Regulations ........................................................................................................69

6.8 Utility Regulations ............................................................................................................................69

6.9 Resource Management Guidelines.................................................................................................70 Chapter 7 Circulation ......................................................................................................................................73

7.1 Introduction ......................................................................................................................................73

7.2 Goals, Objectives, and Policies .......................................................................................................73

7.3 Street Sections .................................................................................................................................75

7.4 Traffic Calming.................................................................................................................................89

7.5 Pedestrian and Bicycle Circulation ...................................................................................................90

7.6 Public Transit ...................................................................................................................................93

7.7 Off-Site Improvements .....................................................................................................................93 Chapter 8 Infrastructure and Public Services .................................................................................................97

8.1 Introduction ......................................................................................................................................97

8.2 Goals, Objectives, and Policies .......................................................................................................97

8.3 Infrastructure ....................................................................................................................................98

8.4 Public Services ................................................................................................................................106

8.5 Off-Site Improvements .....................................................................................................................107

7.8 Napa Valley Junction ........................................................................................................................96 159
TABLE OF CONTENTS | iii
Chapter 9 Implementation ..............................................................................................................................109

9.1 Introduction ......................................................................................................................................109

9.2 Land Use Regulations ......................................................................................................................110

9.3 Phasing ............................................................................................................................................110

9.4 Public Facilities And Infrastructure Financing ..................................................................................118

9.5 Maintenance of Common Facilities ..................................................................................................123

9.6 Implementation Policies ...................................................................................................................123

9.7 Subsequent Entitlements .................................................................................................................124

9.8 Unit Transfers ...................................................................................................................................126 Appendix A Design Guidelines .......................................................................................................................127 A.1 Purpose And Intent Of The Design Guidelines ................................................................................127 A.2 Sustainability Design Guidelines .....................................................................................................127 A.3 Landscape Strategy .........................................................................................................................130 A.4 Residential Design Guidelines .........................................................................................................132 A.5 Napa Valley Ruins & Gardens Design Guidelines ...........................................................................141 A.6 Community Art and Monumentation ................................................................................................149 A.7 Walls and Fencing Design Guidelines .............................................................................................151 A.8 Crime Prevention Through Environmental Design (CPTED) Design Guidelines ............................152 Appendix B General Plan Consistency...........................................................................................................153 B.0 General Plan Policy ..........................................................................................................................153 B.1 Land Use Element ............................................................................................................................153 B.2 Housing Element ..............................................................................................................................157 B.3 Economic Development ....................................................................................................................158 B.4 Circulation Element ..........................................................................................................................158 B.5 Utilities Element ...............................................................................................................................159 B.6 Public Services and Facilities ...........................................................................................................160 B.7 Parks and Recreation .......................................................................................................................160 B.8 Natural & Historic/Cultural Element .................................................................................................161 B.9 Geology Element ............................................................................................................................162 B.10 Flood Hazards Element .................................................................................................................162 B.11 Noise Element................................................................................................................................162 160
Chapter 2 Existing Conditions
Figure 2.1: Regional Site Context ...........................................................................................................9 Figure 2.2: Local Context ........................................................................................................................10 Figure 2.3: Property Ownership ..............................................................................................................11 Figure 2.4: Existing Conditions Map .......................................................................................................12 Chapter 3 Vision and Design Strategy
Figure 3.1: Existing Structures ................................................................................................................19 Chapter 4 Land Use
Figure 4.1: Town Center(TC -1) General Plan Land Use Map .................................................................33 Figure 4.2: Specific Plan Land Use Map.................................................................................................36 Chapter 5 Parks and Open Space
Figure 5.1: Parks Typology Map ..............................................................................................................43 Figure 5.2: Parks Proximity Map ..............................................................................................................45 Figure 5.3: Illustrative Plan - Quarry Lake Park ......................................................................................46 Chapter 6 Development Regulations
Figure 6.1: Irregular Lots: Measuring Setbacks ......................................................................................55 Figure 6.2: Fencing Regulations ..............................................................................................................69 Chapter 7 Circulation
Figure 7.1: Circulation Plan ......................................................................................................................76 Figure 7.3.1: Two Lane Major Collector (Newell Drive) ......................................................................... .77 Figure 7.3.2a: Modified Collector (Rio Del Mar extension - in front of NVRG) ........................................78

LIST OF FIGURES
iv | LIST OF FIGURES
161
Figure 7.3.2b: Modified Collector (Rio Del Mar extension - NVVT crossing to Newell Dr.)......................79 Figure 7.3.2c: Modified Collector (Rio Del Mar extension - at grade crossing.).......................................80 Figure 7.3.2d: Modified Collector (Rio Del Mar extension - RR underpass)............................................81 Figure 7.3.2e Modified Collector (Rio Del Mar extension - from SR 29 to western property boundary)..82 Figure 7.3.3: Minor Collector ....................................................................................................................83 Figure 7.3.4: Local Streets (Residential) ..................................................................................................84 Figure 7.3.5: Modified Local Street (Residential) - A................................................................................85 Figure 7.3.6: Modified Local Street (Residential) - B ...............................................................................86 Figure 7.3.7: Cul-de-sac ...........................................................................................................................87 Figure 7.3.8: Residential Alley .................................................................................................................88 Figure 7.4: Intersection neckdown/bulbout .............................................................................................89 Figure 7.5: Pedestrian and Bike Circulation ............................................................................................91 Figure 7.6: Napa Valley Vine Trail Section ...............................................................................................92 Figure 7.7: River to Ridge Trail Section ...................................................................................................92 Figure 7.8: Multi-Use Trail Section ...........................................................................................................92 Figure 7.9: Multi-Use Trail Section along Detention Basins .....................................................................92 Figure 7.10: Local and Regional Transit ..................................................................................................94 Figure 7.11 Summary of Off-Site Road Improvements ...........................................................................95 Chapter 8 Infrastructure and Public Services
Figure 8.1: Water Service Zones .............................................................................................................101 Figure 8.2: Water Infrastructure - On-Site Improvements ........................................................................102 Figure 8.3: Sanitary Sewer Infrastructure Improvements ........................................................................103 Figure 8.4: Recycled Water Infrastructure Improvements ........................................................................104 Figure 8.5: Storm Water Drainage Infrastructure .....................................................................................105 Figure 8.6: Water Infrastructure - Off-Site Improvements ........................................................................108 Chapter 9 Implementation
Figure 9.1: Phase 1 - Infrastructure Improvements .................................................................................112 Figure 9.2: Phase 2 - Infrastructure Improvements .................................................................................113 Figure 9.3: Phase 3 - Infrastructure Improvements .................................................................................114 Figure 9.4: Phase 4 - Infrastructure Improvements .................................................................................115 Figure 9.5: On-Site & Off-Site Backbone Roadway Phasing...................................................................116 LIST OF FIGURES | v
162
Chapter 4 Land Use
Table 4.1a: Overall Land Use Summary Table ........................................................................................34 Table 4.1b: Land Use Summary Table by Ownership .............................................................................35 Table 4.2: Permitted and Conditionally Permitted Uses ..........................................................................38 Chapter 5 Parks and Open Space
Table 5.1: Open Space and Park Distribution .........................................................................................42 Table 5.2: Parkland requirement and credit comparison .........................................................................42 Table 5.3: Detailed parkland credit calculations ......................................................................................44 Chapter 6 Development Regulations
Table 6.2.1: Medium Density Residential (MDR-12) Development Regulations .....................................56 Table 6.2.2: Medium Density Residential (MDR-16) Development Regulations, Detached Dwellings ..58 Table 6.2.3: Medium Density Residential (MDR-16) Development Regulations, Attached Dwellings ....60 Table 6.2.4: High Density Residential (HDR) Development Regulations ................................................62 Table 6.3: Allowable Building Setbacks and Height ................................................................................64

LIST OF TABLES
vi | LIST OF TABLES
163
WATSON RANCH SPECIFIC PLAN AMENDMENT EXECUTIVE SUMMARY | 1

EXECUTIVE SUMMARY
The Watson Ranch Specific Plan (WRSP) Area is located within the city limits of American Canyon, in Napa County, California.

The WRSP is a comprehensive planning document that will guide development of the approximately 309-acre WRSP Area.

The WRSP Area is an important part of the City’s General Plan and is intended to contribute significantly to the identity of American Canyon with its unique draw of new residential neighborhoods and the Napa Valley Ruins & Gardens (NVRG).

The adaptive re-use of the NVRG will support community and private gatherings in a setting that is unlike anything else in the region. The WRSP completes the fabric of American Canyon by linking the community through roadways and regional trails and by creating a “Town Center” with community gathering places. New residential neighborhoods will provide a wide range of housing options. The WRSP development program includes the following elements:

1. A mix of commercial, recreational, and community uses in and around the NVRG that will consist of:
a. An adaptive reuse of the NVRG area to include a variety of commercial uses, including a combination of indoor and outdoor spaces for an amphitheater, restaurants, pubs, distillery, wine tasting, breweries, food trucks, farmers’ market, weddings, and corporate/public/private events. Uses not listed in the NVRG may be allowed through the City development review process (e.g., Conditional Use Permit). b. A boutique hotel with approximately 200 rooms and 30 private residences as part of the hotel. c. The Quarry Lake, with park, trail and open space uses. d. Mixed-use and/or live-work housing of up to 10% of total units (included in residential project total).

2. Residential development consisting of varying housing types and densities to accommodate the current and future demographic trends. The summary of residential uses proposed in the plan are:
a. Approximately 102 acres (623 units) of medium density residential (MDR-12). b. Approximately 65 acres (630 units) of medium density residential (MDR-16). c. Approximately 6 acres (186 units) of high density residential (HDR) affordable housing.

3. Community amenities consisting of:
a. Approximately 63 acres of parks and open space.
b. A community trail system that includes connecting portions of the Napa Valley Vine Trail and the River to Ridge Trail. c. A community plaza and site for an approximately 20,000 square foot community center that will serve as a gathering place for American Canyon visitors and residents.

4. Infrastructure improvements that include:
a. The extension of Newell Drive along the WRSP Area’s eastern boundary. b. The extension of Rio Del Mar from SR 29 to the Newell Drive Extension, to be named “Rio Del Mar East.” c. A new rail crossing at the Union Pacific rail line at Rio Del Mar East or South Napa Junction Road. d. Internal circulation for the WRSP Area.
e. The water distribution system, sanitary sewer system, storm water drainage system and dry utilities to service the WRSP Area.

Finally, the WRSP sets forth a conceptual phasing plan and a financing program to address the timing of build out and the funding of the infrastructure associated with the WRSP. 164
2 | EXECUTIVE SUMMARY WATSON RANCH SPECIFIC PLAN AMENDMENT General Plan Amendment
The General Plan Land Use and Circulation Elements were amended in October 2018 as specified in the WRSP and
concurrent with adoption of the WRSP. A General Plan
Amendment will be required as specified in this amended WRSP, as described below and in subsequent chapters.

PURPOSE
The purpose of the General Plan Amendment is to recognize, and ensure consistency with and between, the City of
American Canyon General Plan and the Watson Ranch
Specific Plan, as required by controlling law, by amending the Land Use Element and by amending the Circulation
Element to provide for the optimally feasible access and circulation connection between SR 29 and Newell Drive
through the WRSP Area.

In concert with the General Plan Amendment, which
requires the adoption of this amended WRSP, the WRSP
will be the document regulating development of the WRSP Area. Specifically, this General Plan Amendment revises the General Plan Land Use Element to reflect the WRSP and
the Land Uses set forth therein, and revises the General Plan Circulation Element to reflect the roadways set forth therein and summarized below.

PROPOSED AMENDMENT
The General Plan amendment will be consistent with this amended WRSP, and will require the following changes:

5. Land Use Element
a. Amend the General Plan Map (Land Use Map)
Figure 1-1 to incorporate the revised Land Use
Plan set forth in the amended WRSP (Figure

4.1).
b. Amend the Land Use Element Policy 1.19.5
to read as follows: Require that the Town
Center Residential Neighborhoods provide
sites for public parks, with the size of facilities
corresponding to the future population of the
Town Center and which may allow community
facilities that support residences.

6. Circulation Element
a. Amend Figure 3 (Major Circulation Improvements)
of the Circulation Element to incorporate the
revised Circulation Plan set forth in this amended
WRSP (Figure 7.1). Amendments consist of:
• Adding Marcus Road (formerly Loop Road)
between Rio Del Mar East and Newell Drive
as a “Minor Collector” roadway classification.
• Changing the roadway classification of Newell
Drive between Rio Del Mar East and the
south project boundary to “Major Collector.”
• Realigning Rio Del Mar East between the
Union Pacific rail line and Newell Drive.

The above amendments to the Land Use Element
and Circulation Element are consistent with the Goals,
Objectives and Policies of the General Plan, which
remain otherwise unchanged.
165

MARCUS ROAD

RIO DEL MAR EAST
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WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 1 - INTRODUCTION | 5 CHAPTER 1 - INTRODUCTION

1.1 Purpose
The Watson Ranch Specific Plan (WRSP) is a detailed planning document which provides the land use and policy framework for the future development of approximately 309 acres within the City of American Canyon. The WRSP Area is located toward the northeastern side of American Canyon and to the east of Lincoln Highway, which is also designated as California State Highway 29. It is generally bound by open space to the north and the Vintage Ranch residential neighborhood to the south. It is further framed by Union Pacific railroad tracks and existing development to the west, and the City limit line, grassland, and open space to the east. Within the City of American Canyon General Plan, the WRSP Area is designated as Town Center (TC). The City’s objective for the WRSP Area as stated by its General Plan is to:
“Provide for the development of a Town Center that physically and functionally serves as the symbolic and identifiable focus of community activities and events for the City of American Canyon, and which is a regional destination within the Napa Valley (GP Objective 1.19)” An extensive public outreach process, demographic and market research, and the physical characteristics of the land have molded the WRSP to foster a premier mixed-use community with a strong sense of place. The development in accordance with the WRSP will provide an array of new residential homes and services for both residents and visitors. The WRSP is consistent with the community vision of American Canyon, as a community with a small-town character and feel, socially and ethnically diverse, and ideally located in Napa County in close proximity to the Bay Area. The proposed mix of housing, retail, commercial, entertainment, and parks will further strengthen the existing community ties while also providing a community gathering place. The purpose of the WRSP is to provide a comprehensive set of goals, objectives, policies, development standards, and design guidelines for the development of the WRSP Area. The implemented WRSP will result in a unique and appealing new community which provides a variety of new amenities and infrastructure improvements necessary to implement the development. The organization of this document reflects the progression of the planning process that helped shape the WRSP, moving from an explanation of the over-arching goals to specific chapters that deal with certain topics such as land use, and circulation which have policies that implement those goals.

The WRSP details the following elements:
• A range of new housing types and densities including High Density Residential (HDR) and Medium Density Residential (MDR-12 and MDR-16) neighborhoods.
• The Napa Valley Ruins & Gardens (NVRG) area consisting of civic, retail, entertainment, commercial, visitor serving, and residential uses focused in and around NVRG.
• Community amenities, including parks, trails and open space areas. • Necessary public and private infrastructure improvements, including streets, pedestrian circulation, water distribution system, sanitary sewer system, storm water drainage system, and dry utilities for the WRSP Area. 168
6 | CHAPTER 1 - INTRODUCTION WATSON RANCH SPECIFIC PLAN AMENDMENT

1.3 Relevant Documents
and Policies
This section examines several existing documents, policies and programs that have bearing on or otherwise provide
direction for the WRSP. These relevant documents and
policies are summarized below:

1.3.1 AMERICAN CANYON GENERAL
PLAN
The WRSP is consistent with the American Canyon General Plan, which directs that a specific plan be prepared for the area identified as Town Center. The General Plan directs this area to be a mixed-use development with a mix of
commercial, residential, parks and open space. State law states that specific plans can only be adopted or amended if they are consistent with the General Plan. The WRSP
implements this policy direction and provides more specific detail and implementation policies. Appendix B contains a discussion of WRSP compliance with the City’s General
Plan.

The City of American Canyon Land Use Element, updated
in 2010 and amended through October 2018, is an
integrative element containing policy to guide development consistent with all elements of the general plan, addressing the retention of existing uses and open spaces, re-use
of obsolete uses, and development of vacant lands. It
also outlines opportunities and constraints, most notably the City’s lack of a cohesive identity and structure within neighborhood districts and the need for a “symbolic and functional “downtown” for American Canyon. Additionally, the NVRG presented a uniquely identifiable asset to create a regionally significant project. The Land Use Element was amended in October 2018, as specified by the 2018 WRSP, to incorporate an amended General Plan Map (Land Use
Map) and amended Policy 1.19.6.

The City of American Canyon Circulation Element, updated in 2013 and amended through October 2018, identifies
a core value “to provide safe and easy travel within and through the City for pedestrians, bicyclists, and motor vehicles correlated with the Land Use Element”. The City has adopted a “Complete Streets” policy which further
reinforces the City’s intention to ensure safe, comfortable, and attractive access and promoting connectivity between uses and areas of the City. The WRSP incorporates
the City’s core value for circulation and the complete
streets policy.

1.2 Specific Plan
Authority
Pursuant to the California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457), the WRSP is both a regulatory and policy document that will encourage and guide development within the WRSP Area
over the coming years.

The WRSP provides a strong vision, a mix of land uses,
development regulations, design guidelines, infrastructure improvements and an implementation plan for the creation of a cohesive community.

California Government Code (Section 65450) states that
planning agencies may prepare specific plans for the
systematic implementation of the general plan for all or part of the area covered by the general plan. A specific plan shall include text and diagrams which specify all of the following in detail:
• The distribution, location, and extent of the uses of the land within the area covered by the plan.
• The proposed distribution, location, and extent and
intensity of major components of public and private
transportation, sewage, domestic water, recycled water, storm drainage, solid waste disposal. dry utilities, and other essential facilities proposed to be located within the area covered by the plan and needed to support the
land uses described in the plan.
• Standards and criteria by which development will
proceed, including development standards, design
guidelines and a phasing program.
• A program of implementation measures including
regulations, programs, public works projects, and
financing measures necessary to carry out the plan.
• A statement of the relationship of the specific plan to the General Plan.

The WRSP has been prepared in accordance with the
requirements of the California Government Code, Sections 65450-65457. These sections establish the WRSP as a
legal mechanism by which future development within the
WRSP Area is regulated.
169
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 1 - INTRODUCTION | 7 consistent with the City’s General Plan. The Broadway
District is a Priority Development Area (PDA) as designated by the Association of Bay Area Governments (ABAG)
and Bay Area communities. PDAs are areas specifically
designated for new housing and job growth with some
incentives to encourage investment. PDAs are considered foundational for sustainable regional growth and Plan Bay Area. PDAs emphasize housing at higher densities near
transit or transit corridors.

Both the WRSP and the BDSP are coordinated with one
another, especially on the Rio Del Mar extension which
connects Highway 29 to Newell Drive. The overall goal of both projects is to create a complete street concept with mixed use walkable neighborhoods that is consistent with the vision of the American Canyon General Plan within both project boundaries. The WRSP has planned connections
to and segments of the Napa Valley Vine and River to
Ridge Trails. The WRSP Area is a key part of these future trail extensions, and will provide an important part of the overall regional trail system. The Napa Valley Vine Trail is expected to link 47 miles of dedicated multi-use trails from Calistoga south to Vallejo Ferry Terminal crossing through the WRSP Area from the north and intersecting the River to Ridge Trail (running east/west) as it makes its way south.

The Circulation Element was amended in October 2018, as specified by the 2018 WRSP, to incorporate an amended
Circulation Map and amended Table 3 (Major Circulation
Improvements).

1.4 Public Outreach

1.4.1 STEERING COMMITTEE
For development of the 2018 WRSP, the City appointed an eight person Steering Committee made up of two Council
members, one Planning Commissioner, one member each
from the Parks and Community Services Commission
(PCSC) and the Open Space Advisory Committee (OSAC),
a representative of the Napa Valley Unified School District and two residents at large. City Department Heads also
attended the Steering Committee meetings. Over several
meetings early in the WRSP preparation process, the
Steering Committee identified the Planning Principles which defined the vision for the WRSP Area. These Principles
have been restated in Section 1.5 below,

1.4.2 COMMUNITY INPUT
The City values public involvement in the planning
process. So, in addition to the involvement of the Steering Committee throughout the WRSP process, an extensive
Community Outreach Program was implemented including
community workshops and opportunities to participate and comment online.

The WRSP provides the community vision, land use plan,
circulation plan, development regulations, design guidelines, and implementation measures to ensure development
in a manner that is consistent with the goals, objectives, principles, and policies of the City of American Canyon General Plan.

1.3.2 AMERICAN CANYON MUNICIPAL
CODE
The City of American Canyon Municipal Code, Title 19
(Zoning Ordinance) provides standards for site- specific development and land use regulations that govern the
size, shape, and type of use for development in the City of American Canyon. In any instance where the WRSP
regulations and development standards may vary from the Zoning Ordinance, the WRSP will take precedence. Where
the WRSP is silent on a topic, the City of American Canyon Zoning Ordinance requirements will remain in force.

The WRSP will be adopted by ordinance and become the
controlling zoning for the WRSP property pursuant to City of American Canyon Municipal Code Title 19, Chapter 19.12.

Town Center Zoning District.

1.3.3 NAPA COUNTY AIRPORT LAND

USE COMPATIBILITY PLAN
The Napa County Airport Land Use Commission (ALUC)
has the responsibility of preparing an Airport Land Use Compatibility Plan ensuring that land uses in the area
surrounding the airport are compatible with airport
operations. A very small portion of the WRSP Area is
partially subject to airport restrictions for Airport Zone D in the northwestern corner of the WRSP Area. Under the Napa Airport Land Use Compatibility Plan, this zone restricts residential development. The proposed plan is compatible with this requirement. A majority of the WRSP Area is within Zone E where there are no land use restrictions.

1.3.4 RELATIONSHIP TO OTHER PLANS
The WRSP Area is located adjacent to the SR 29 Priority Development Area (PDA) designated by Association of
Bay Area Governments and Metropolitan Transportation
Commission. The goal of the PDA is to relieve congestion and adopt a complete streets concept for the section of Highway 29 through American Canyon, while promoting a
healthy mix of uses surrounding the highway that support the various modes of transportation.

Principle 7 - Reinforce the distinctive character of American Canyon and reflect the comfortable, and nostalgic smalltown charm.

Principle 8 - Provide a blend of visitor and local serving uses.

Principle 9 - Provide gathering places for locals.

Principle 10 - Prioritize the restoration of the NVRG into the Town Center.

Principle 11 - Ensure a sustainable project – economic, social and environmental.

Principle 12 - Connect and integrate neighborhoods with vehicular, bicycle, and pedestrian connections throughout the WRSP Area.

Principle 13 - Ensure a range of housing opportunities to meet physical, economic and social needs of the population.

Principle 14 - Create traditional neighborhoods with strong architectural character and tree-lined streets.

Principle 15 - Reflect a historic small-town character in the residential neighborhoods adjacent to the NVRG
Principle 16 - Create a unique place that is the “gem” of American Canyon.

1.5 Planning Principles
The WRSP Steering Committee (a group of citizens, City
staff members, and elected officials) identified key issues and desired outcomes for the WRSP. After a review
of General Plan goals, policies, and a visual character exercise, the Steering Committee identified a series of Watson Ranch Planning Principles that frame the vision
for the WRSP Area. The following Principles have been
restated and are intended to guide the WRSP Area towards a residential, commercial, and recreational destination that will serve as a centerpiece for the City and home to future residents. Planning principles are defined as visionoriented statements developed by the Steering Committee during the community outreach process.

1.5.1 WATSON RANCH PLANNING

PRINCIPLES
Principle 1 - Create an active, vibrant town center.

Principle 2 - Deliver an access and circulation plan that sufficiently addresses traffic.

Principle 3 - Advance an economically viable project that is compatible with existing American Canyon businesses.

Principle 4 - Provide a mix of retail, commercial, hospitality, and residential land uses.

Principle 5 - Protect and integrate the NVRG as a central feature/place.
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WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 2- EXISTING CONDITIONS | 9 CHAPTER 2 - EXISTING CONDITIONS

2.1 Project Location
The City of American Canyon is situated along the southern tip of Napa County. Located on Highway 29, American
Canyon is approximately eight miles south of the City of Napa and thirty-five miles northeast of San Francisco. The Watson Ranch Specific Plan (WRSP) Area occupies a
NAPA
WATSON
RANCH

SPECIFIC

PLAN AREA

AMERICAN
CANYON
29 29
29 80
80 80
portion of the eastern edge of American Canyon within the City’s urban limit line.

Figures 2.1 and 2.2 show the location of the WRSP Area in context with the surroundings, both regional and citywide.

Figure 2.1: Regional Site Context
172
10 | CHAPTER 2 - EXISTING CONDITIONS WATSON RANCH SPECIFIC PLAN AMENDMENT Figure 2.2: Local Context
173
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 2 - EXISTING CONDITIONS | 11

2.2 Ownership
The WRSP Area is approximately 309 acres of which
approximately 252 acres is owned by American Canyon I,
LLC (and its successor interests), while the remaining 57 acres is owned by the Newell Family interests. Figure 2.3 indicates the location of each individual ownership within the WRSP Area. American Canyon I, LLC, and the Newell
Family interests are co-applicants for the WRSP.

Figure 2.3: Property Ownership
LEGEND
AMERICAN CANYON 1,

LLC PROPERTY

NEWELL FAMILY

PROPERTY
Property Ownership Map (Replacement Figure 2.3)
0 300 600 1200
N
Draft - 04-14-2022
174
12 | CHAPTER 2 - EXISTING CONDITIONS WATSON RANCH SPECIFIC PLAN AMENDMENT

NEWELL DR
EXTENSION TO SR 29

WATSON LANE

SPECIAL

STUDIES AREA

NAPA JUNCTION RD

URBAN LIMIT LINE
29 29

EUCALY PTUS DR

WETLANDS

GAS LINE EASEMENT

PROPOSED NEWELL DRIVE EXTENSION

AIRPORT ZONE D

AIRPORT ZONE E

WETLANDS

WALMART
ADOBE
LUMBER

HOLIDAY
INN

FAIRFIELD
INN

THE LODGE

APARTMENTS
CANYON
RIDGE

APARTMENTS
RUINS
CITY
HALL
JAEGER

PROPERTY
NEWELL

OPEN SPACE

VINTAGE RANCH

RIO DEL MAR
0 300 600 1200
N

2.3 Project Setting
The WRSP Area is bound on the west by a Union Pacific
Railroad line, which is currently leased to California Northern Railroad (CFNR). CFNR has a switching yard adjacent
to the western edge of the WRSP Area at Napa Junction
Road. There is a permitted and unimproved private at-grade crossing at South Napa Junction Road. The rail line while active, is not heavily used. To the immediate south of the WRSP Area is the existing Vintage Ranch neighborhood
development. The eastern edge of the WRSP Area is the
City limit line and will be defined by the future extension of Newell Drive. Beyond Newell Drive to the east is open space which includes the Newell Open Space Preserve. A
small rural residential enclave is located outside the City limits off Watson Lane at the northwest end of the WRSP Area. (See Figure 2.4)
The existing terrain within the WRSP Area varies from
relatively flat in the west, to gently rolling hills to the north Figure 2.4: Existing Conditions Map
LEGEND

GAS LINE EASEMENT

WETLANDS

AIRPORT ZONE

RAILROAD

SPECIAL STUDIES AREA
175
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 2 - EXISTING CONDITIONS | 13 and east. In general, elevations drop from the east to
the west. The vegetation on-site is predominantly short seasonal grasses with some limited hay production. Trees on site are limited with a cluster of eucalyptus trees on the north end of the WRSP Area.

Located in proximity to the Napa Valley Ruins & Gardens (NVRG) is an approximately two (2) acre lake referred to as the “quarry lake” or “pond”. There are two minor wetlands that generally run east to west across the site between the PG&E Gas Line and the Union Pacific Rail line. Numerous field studies were conducted for the WRSP Area. Biological features including wetlands and special status species were evaluated and preliminary results are reflected on Figure

2.4. Additional analysis and information may be found in the WRSP Environmental Impact Report (EIR).

Existing structures on site include the substantial concrete structures in the south end known as the NVRG. These
are the remnants of a Portland cement plant, a turn of the century industrial use which manufactured cement. The
Napa County Airport is located approximately two (2) miles northwest of the WRSP Area. As a result, the WRSP Area is subject to Napa County Airport Land Use Plan Compatibility Zones. These zones are designed to address airport noise and safety concerns by restricting certain land uses that are incompatible with airport operations. A small portion of the northwestern corner of the WRSP Area is affected by Zone D, which substantially restricts residential development. No residential uses are proposed for this area of the WRSP. A large portion of the WRSP Area is within Zone E (see Figure

2.4). Zone E has no land use restrictions but requires
review by the Airport Land Use Commission for any General Plan Amendment or Specific Plan Amendment or approval.

Therefore, the WRSP was referred to the Airport Land
Use Commission (ALUC) in 2016, and the ALUC made a
determination of consistency for the WRSP with the Airport Land Use Plan. The amended WRSP was referred to the
ALUC in 2022, and the ALUC made a determination of
consistency for the amended WRSP with the Airport Land
Use Plan.

2.4 Site History
The Standard Portland Cement Company opened in 1898 to
manufacture cement by excavating clay & limestone, which created seven limestone quarries in the southern portion of the site within the WRSP Area. This company, with up to 400 employees working in 12-hour shifts, produced 2,000 barrels of cement a day. This cement was vital in helping rebuild San Francisco after the 1906 earthquake and fire.

In the 1930s the cement company closed. In the 1950s, the Basalt Rock Company took over and produced lightweight
aggregate used in concrete for high-rise buildings. This continued until 1978 when the Basalt Rock Company closed.

The 1898-1930 industrial uses created most of the
structures known as the “ruins” that remain on the site today within the NVRG. Because of this long time frame, the walls and facilities have an amazing texture and context from weathering leaving the aggregate rough and exposed, giving it the feel of something from ancient Rome or Greece.

In 1985, Jaeger Vineyards purchased the property. After failed attempts at grape cultivation, it was determined that the soils on the site will not support vineyards and the property should be put to other uses.

American Canyon incorporated as a city in 1992. Thirty
acres of the subject site, in the vicinity of the ruins, were included within the newly formed City limits. The remaining acreage stayed in the unincorporated County of Napa.

Interest in the property began to grow as the future site of a new Town Center and, in 1994, the City’s General Plan designated the property as the “Town Center”. In 1999, as a result of ongoing public support for the project, American Canyon voters approved “Measure C” with more than 83%
of the vote. This citizen initiative pre-zoned 70 acres of the property to “Town Center”. That same year, Napa County
LAFCO added the 70-acre portion to the City’s Sphere of Influence, making it eligible for annexation.

In 2008, an Urban Limit Line (“ULL”) was approved by
the City of American Canyon. The ULL governs growth
boundaries for the City through the year 2030. In 2010, LAFCO approved the annexation of the WRSP Area. A lot
line adjustment establishing the approved City limits was recorded in 2011.

In 2012, a concept for adaptive reuse of the ruins within the NVRG as a local and regional destination was prepared.

The City of American Canyon reviewed the concept as
well as the feasibility study prepared by the consulting firm Economic and Planning Systems, Inc. (EPS). In 2013 the
City of American Canyon updated its Circulation Element, which assumed the land uses set forth in the WRSP. In
2018 the Circulation Element was amended to incorporate amendments set forth in the 2018 WRSP. The Circulation
Element (along with the Land Use Element) will again be amended to reflect land use and circulation changes set forth therein as described in subsequent chapters. Both the Circulation Plan in Chapter 7 and the Land Use Concept in Chapter 4 respond to the policies and standards included in the Circulation Element.
176
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177
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 3 - VISION AND DESIGN STRATEGY | 15 CHAPTER 3 - VISION AND DESIGN STRATEGY
Standard Portland Cement Company ruins, present day Community event opportunities

3.1 Vision
The Watson Ranch Specific Plan (WRSP) promotes the development of a vibrant, progressive, and fully integrated community; one that will be recognized as a memorable place to live, work, and play for present and future generations.

The overall plan will include a series of neighborhoods that integrate housing, recreation, retail, and commercial opportunities. The WRSP Area will be a vibrant, memorable place where civic, destination shopping, dining, hospitality, employment, residential, and recreational uses converge. This opportunity provides a community gathering space within the City of American Canyon serving visitors and residents while preserving American Canyon’s small town feel and character. The execution of this character is governed by the Development Regulations in Chapter 6 and influenced by the Design Guidelines in Appendix A of the WRSP.

Key components to the success of this urban fabric include community threads such as pedestrian and bicycle friendly streets, open space connections, and vistas to important community monuments, such as the Napa Valley Ruins & Gardens (NVRG). These urban design features link neighborhoods into a cohesive community yet allow them to have individual character. These linkages and their focal points establish the framework and character of the new community. In addition to this community structure, strong and simple distinctive architecture and landscape themes will help to establish a unique identity.
178
16 | CHAPTER 3 - VISION AND DESIGN STRATEGY WATSON RANCH SPECIFIC PLAN AMENDMENT Event at the ruins
Casual community gathering spaces
Activated street scene as could occur at the NVRG
Homes activate the streetscape
Organized community events

3.2 Community
Framework
Primary access points into the WRSP Area will be from
Newell Drive, Rolling Hills Drive, Summerwood Drive, and Rio Del Mar East, the latter of which will provide a direct link from Highway 29 to the Newell Drive extension. Rio Del Mar East extends into the WRSP Area in an east-west alignment along the north side of the NVRG and ultimately connects to Newell Drive on the east. It provides access to various activities and establishments within the NVRG as well as residential neighborhoods to the north.

Connectivity is a key component to ensuring the WRSP Area is an integrated, walkable community that accommodates a variety of uses. Pedestrian-oriented streets form a modified grid system where neighborhoods flow together and are
179
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 3 - VISION AND DESIGN STRATEGY | 17 Coordinated streetscape furnishings
Appropriately located street furnishings; trail connections not developed in tracts separated by walls. The modified grid also allows the neighborhood pattern to work with the existing topography.

The majority of the residential neighborhoods lie to the north of Rio Del Mar East and are accessed from Rio Del Mar
East and Newell Drive via a minor collector road (Marcus Road). This road includes on-street striped bike lanes and six-foot wide sidewalks that encourage walking and cycling within the community to trails, parks, and the NVRG.

To further strengthen community connectivity, two regional trails, the River to Ridge Trail and the Napa Valley Vine Trail are linked to a series of internal trails that loop through the WRSP Area. Parks are strategically located along the primary trail linkages with one major park creating a larger combined central open space feature. A detailed description of the parks and trails is provided in Chapter 5.

Pedestrian and bicycle connectivity to the adjacent
neighborhoods is seamlessly integrated, while east/west vehicular connectivity is minimized. To promote pedestrian and vehicular access to the Napa Valley Vine Trail, a variety of design techniques are used, such as single loaded streets, integration of the park and trail systems, and an extensive network of secondary trails and sidewalks that connect
the neighborhoods with the regional trail. Section A.3.1 in Appendix A addresses how roads and homes interact with
this trail corridor.

A palette of coordinated streetscape furnishings will enhance the WRSP’s urban areas. Furnishings such as bike racks, drinking fountains, newspaper racks, trash receptacles, and benches are envisioned to be provided at appropriate locations.

The NVRG will function as a mixed-use Town Center and
will be the focal point of the WRSP community where uses such as festivals, wine tasting, brew pubs, distillery, dining opportunities, hospitality, and retail all converge within the central organizing element of the NVRG structures. It is anticipated that this area will develop organically over time so the standards and guidelines in this document, while being directive, are intended to allow flexibility to encourage creative uses and design solutions in the adaptive reuse of the existing NVRG structures.
180
18 | CHAPTER 3 - VISION AND DESIGN STRATEGY WATSON RANCH SPECIFIC PLAN AMENDMENT Historic photo of operational industrial use
Existing structures today Existing structures today
Lights add ambiance to gathering spaces

These building remnants, which have a unique mass and
scale, will play an important role in establishing the WRSP Area as a memorable place and important community
feature of the City of American Canyon. See Figure 3.1 for the location of the existing structures.

The vision for the NVRG is to ensure the return of the site to a productive use for the enjoyment of future generations as a public and private multi-use area while maintaining the significance of the historic resource and integrating the historic essence throughout the WRSP Area by reusing
181
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 3 - VISION AND DESIGN STRATEGY | 19 0 300 600 NORTH

NORTHERN ROW

OF ROOFLESS

BUILDINGS

CENTRAL PORTION

OF THE RUINS
ROUND

BUILDING
QUARRY
LAKE

POWER PLANT

CONCRETE
SILOS

SOUTH NAPA

JUNCTION ROAD
Figure 3.1: Existing Structures

VINTAGE RANCH
182
20 | CHAPTER 3 - VISION AND DESIGN STRATEGY WATSON RANCH SPECIFIC PLAN AMENDMENT some building elements such as concrete footing piers
creatively on site as markers, signs or landscape elements.

With the uses intended for the NVRG, it is important to understand how the existing structures will be repurposed.

This overview outlines that intent. NVRG
As structures with local historical interest, the ruins of the Standard Portland Cement Company plant, which were
built between 1898 and the 1950s (including the round
building & silos), are considered important to the City of American Canyon. The site includes two buildings which
still have partial roofs, numerous concrete monuments, and a quarry. The site has an informal rustic and industrial yet rural character. The existing structures occupy a knoll on the east side of the City of American Canyon. The site has views of open space oak savannah and hills to the east; the City of American Canyon to the south; the City of American Canyon, Napa River, wetlands, Marin County, and Mt.

Tamalpais to the west; and American Canyon, vineyards,
and greenbelt to the north.

Where commercially feasible, many of the existing structures on the site will be retained for reuse. Given the property’s advanced state of deterioration, a mix of preservation
approaches will be used, including rehabilitation, alteration, addition, selective demolition, stabilization, and new
alternative uses.

The site includes several buildings with partial roofs, numerous concrete monuments, and a quarry. The
warehouses, rotary kilns, manufacturing buildings, machine shop, laboratory, and cooperage are envisioned to be
stabilized and repurposed preserving the character defining arches. The silos may or may not be demolished depending on economic and market factors.

3.3.1 ENVISIONED FEATURES AND

USES OF THE NAPA VALLEY RUINS &

GARDENS
Uses within the NVRG are envisioned to be integrated
among the ruins with a blend of new structures, semiimproved ruins with and without roofs, and dedicated outdoor spaces. The envisioned uses include small- scale convenience or grocery, retail shops, micro-brew pub,
distillery, wine tasting and picnic venues, amphitheater(s), restaurants and mobile food venues, hospitality, wedding event center, corporate and private event center, an area for community event activities such as farmers markets, art shows, and/or seasonal festivals, as well as other consistent uses. In addition to traditional café, restaurant, and take-out uses, a gourmet food truck parking court is proposed. Other uses such as a public market that focuses on local food and products and community gardens are intended to celebrate the agricultural heritage of the Napa region and bring food production directly into the site. Live/work and/or mixeduse residential units are also proposed to complement the surrounding commercial and hospitality uses.

The layout of the NVRG takes its cues from the existing main ruins structures. These structures create a series of “rooms” or cloisters that are distinct yet connected. While the intent is described here, the WRSP provides for flexibility of the commercial uses and locations that is needed in order to respond to market opportunities. The NVRG is intended to be a private commercial and retail facility that has the feel of public open space and serves as a central community
facility offering access for both public and private events.

The NVRG will be privately maintained and operated
with agreement for public use defined through separate
agreement with the City (see Implementation Chapter 9). 183
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 3 - VISION AND DESIGN STRATEGY | 21 The following are some examples of potential types of uses and amenities envisioned for the NVRG.
• Chapel / Wedding Area. Amenities such as a small
structure and gardens may be used for weddings and
other similar private gatherings.
• Main Ruins Structure. The main structure is envisioned to contain spaces, gardens and plazas for various
events such as receptions, business venues and other
private gatherings. While it is not envisioned that the main ruins structures would have roofs added to them,
they may incorporate permanent or temporary tensile
structures or other free-standing means to provide
shelter from the sun or rain.
• Restaurants. The NVRG is an ideal location for one
or more restaurants, providing a synergy with adjacent/ nearby social uses.
• Café. The NVRG is well suited for a café or similar use that encourages people to spend time socializing and
enjoying the NVRG.

Ruins structures today
Ruins walls form enclosed spaces or “cloisters” in the main ruins area Potential use for weddings and events
184
22 | CHAPTER 3 - VISION AND DESIGN STRATEGY WATSON RANCH SPECIFIC PLAN AMENDMENT • Winery / Wine Tasting Area. The NVRG is envisioned
to house a use such as a winery and/or wine tasting
venue. This is an important use that could serve
somewhat as an anchor and will help establish the
overall atmosphere and vibrancy of the NVRG.
• Farmer’s Market. A farmer’s market, craft festival, or other similar event that involves a village of individually tented vendors or exhibitors would be a popular
attraction to the NVRG.
• Picnic Area. A suitable open area can provide passive uses such as picnicking, enjoying a glass of wine and
food, and people watching. This area may include
elements such as permanent chess/checker tables,
benches and seat walls, bocce courts, or a fire pit. This area can also be utilized for additional space for the
various festivals or events the NVRG will host.
• Sculpture Garden. Artisan beverages, food, and
gathering venues are fundamental to the creation of a
sense of place at the NVRG. A strong tie to the arts is a natural fit with this character. Space could be available to host exhibits from local artists, regional museums,
private collections from wineries in Napa Valley and
other sources. This will be a unique draw for American
Canyon as nothing similar exists in the region.

The Round Building at NVRG
Activities at NVRG
Activities at NVRG
Sculpture Garden
185
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 3 - VISION AND DESIGN STRATEGY | 23 Potential area for outdoor performances
Mobile culinary trucks
Example gathering space
• Mobile Food Truck Venue. Mobile food trucks provide
high quality, freshly prepared food and beverages and
are untethered to a static location. In most cases they simply arrive at a destination such as a festival or park wherever they can because they are self–contained
and are open for business. In response to this dining
industry movement, an area for food trucks could be
provided. This area may be supplied with power for the
trucks, eliminating their need to use generators. While the location and amenity may end up being fixed to
a particular area, the individual trucks will vary, thus allowing for variety and change in the offering and a
dynamic food experience. Additionally, this area may
serve as overflow or flex space when trucks are not
present.
• Children’s Play Area. Play structures will contain play experiences that encourage discovery of the history
of American Canyon, the WRSP Area and the Basalt
Plant/Portland Cement Factory ruins.
• Parking. The manner in which parking is provided for
the various uses in the NVRG is critical to creating a
project that is both economically successful and a truly pedestrian oriented place. Parking will be provided on
Rio Del Mar East as parallel or angled parking and
in parking lots that support the various uses. Parking
areas will be distributed throughout the NVRG to allow
for proximity and ease of access and to reduce their
scale. Parking for larger events may be provided in
vineyard or orchard lots that when not in use, simply
support the landscape character of the area.
• Hospitality / Hotel / Hotel Parking. This use is
proposed to be located on the north facing slope of
the hill in the eastern side of the NVRG. This location provides commanding views and allows for the
opportunity to provide adequate parking, and a bold
landscape statement. The site terrain will be sensitively graded to provide a road to the hilltop site. The Hotel will be a “boutique hotel” of approximately 200 rooms,
additional casitas, and supporting amenities. There will also be private residences located near the hotel on the south side. The use is intended to be complementary
to and work in conjunction with the wedding and event
center use in the NVRG.
• Overflow/Event Parking. Large community events and
private events will take place at the NVRG. As these will be scheduled events and not daily activities, the parking needed to accommodate the influx of people can be
provided in the orchard. When planted, the orchard
could be laid out to allow appropriate spacing and
surfacing (crushed rock or other appropriate multiuse
surface). This would create an area that is functionally 186
24 | CHAPTER 3 - VISION AND DESIGN STRATEGY WATSON RANCH SPECIFIC PLAN AMENDMENT Example children’s play area Example community gardens
suitable for parking, yet when not being utilized, is simply an element of a strong landscape statement. Parking
needs for very large events above and beyond what the
on-street and on-site parking can accommodate could
be provided through special arrangement at American
Canyon High School and accessed via shuttle.
• Additional Parking. To minimize the visual impacts of parking lots, parking is distributed throughout the NVRG to allow for proximity and ease of access, including
parking near the hotel.
• Brewery / Brew Pub / Distillery. Another use that is
important to support the vibrancy of the NVRG is the
inclusion of a brewery/ brew pub, and/or craft distillery with associated tasting rooms.
• Retail/Commercial. Areas in the NVRG could be
envisioned as a retail, commercial, or similar space.
• Outdoor Performance Venue / Amphitheater.

Adjacent to the east and south sides of the main ruins
structures are two areas that due to its topography
could be a natural place for an outdoor stage and
performance venue such as an amphitheater. This
performance venues would be conveniently located
next to parking, as well as the overflow orchard parking. • Community Gardens. With the importance of
agriculture regionally and food being an important
element of the NVRG uses, food production is also
an important component. Community gardens (“urban
agriculture”) can play an important role in the education and participation in the production of healthy food.

Gardens that serve individual restaurants may also be
included.

Brewery Example
Hotel Example
187
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 3 - VISION AND DESIGN STRATEGY | 25 • Charcuterie. At the southwest corner of the group
of ruins structures is a small concrete structure. This structure and location may be appropriate for artisan
food uses such as a charcuterie.
• Festival Space. The space between the Quarry
Lake Park and Community Gardens could provide a
gathering space, where local festivals and community
events could occur.
• Quarry Lake Park. The former quarry lake and
its surroundings can provide a unique park and
recreational experience. This park facility is proposed to be privately maintained and operated, yet accessible as a public amenity. Access to the water for recreational purposes will be restricted. On the west, south, and
east sides of the lake will be a trail and viewing places.

Picnic opportunities will be provided, predominantly
at the east end where a natural bowl occurs. Specific
programming of recreational facilities in public parks
will be coordinated with the City Parks and Recreation
Department. The trail will connect to the NVRG and the
residential neighborhoods to the south and north.
• Artisan Building. The “Maker” movement is gaining
momentum across the Bay Area and the country.

Appreciation for hand crafted items of all types is on the rise. Providing a place for artisans (“makers”) to work their craft or art is consistent with the concept of the adaptive reuse of the ruins. It may also house a market similar to the Oxbow Market in Napa that establishes
a place for local crafts people and artists to sell their wares, or to enjoy local food from those who produce it. • Live/Work Building. There could be an opportunity for a future live/work building located in the NVRG.
• Mixed Use Building. There could be an opportunity
for a future mixed-use building to house residential
above restaurants, retail, or a variety of other uses that complement and add vibrancy to the NVRG.
• Potential Bus Stop / Shelter. Vine Transit has two
bus routes through the City of American Canyon. For
more on transit and public services refer to Chapters 7 and 8 of the WRSP. Should a bus route be established
along Rio Del Mar East, a stop at the NVRG should
be considered along the Rio Del Mar East frontage.

Specific siting of a stop and shelter will be coordinated with the transportation agency at tentative map stage
(see Implementation Chapter 9).

Existing Quarry Lake Existing graffiti art at NVRG
Existing graffiti art at NVRG
188
26 | CHAPTER 3 - VISION AND DESIGN STRATEGY WATSON RANCH SPECIFIC PLAN AMENDMENT Landscape furnishings as community art
Artistic, unique signage Existing community art
Artistic, unique signage
• River to Ridge Trail Connection. The River to Ridge
Trail is proposed to be incorporated as a multi modal
trail along the NVRG frontage at Rio Del Mar East,
connecting across the WRSP Area to the Newell Open
Space on the east.
• Vineyards. Around the edges of NVRG adjacent to Rio
Del Mar East and along the southern edge along the
Quarry Lake Park vineyards may be planted to act as
a buffer from the road and will also provide a visual
amenity that is coherent with the character of the area.

3.3.2 WALKABILITY
The various spaces and uses described above will be
interconnected by a network of wide walks and plazas. The entire NVRG is envisioned to have a European feel, where a devotion to quality of life is evident and the rich history of the site is celebrated. It is a place where safety and service vehicles have access, but the area is a pedestrian dominated realm. The widest walks can function as promenades where 189
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 3 - VISION AND DESIGN STRATEGY | 27 Vertical landscaping
removable bollards allow vehicular access to different areas as needed. For example, vehicular access for drop-off could be provided at the wedding chapel. When not being used
for vehicular access, the space simply feels like part of the gardens, not an asphalt street or parking area.

3.3.3 COMMUNITY ART & SIGNAGE
Given the unique identity established by the NVRG,
community art can have a complementary role in energizing and defining the plaza and surrounding spaces. Community art may take the form of tile mosaics on the buildings, interactive fountains, sculpture, custom street furnishings such as benches, trash receptacles, and manhole covers, or seasonal items such as a playful and unique banner
program. It may also include preservation of particularly creative graffiti art on the ruins themselves, or wall space dedicated to shows of street art.

Signage guidelines included in Appendix A, Design
Guidelines, Section A.5.5 of the WRSP are intended to
guide merchants towards unique and individual signage as this is critical in supporting this unique character.

3.3.4 LANDSCAPE CHARACTER
Supporting the unique architectural environment of the
NVRG will be a strong landscape design concept. Plantings will be composed of drought-tolerant species. Landscaping of this area will draw heavily from classic images and include lavender, roses, grasses and flowering vines. Trees such as olives, in groves or strong linear patterns may be used to further reinforce the wine country character. Rows of vineyards create a strong geometric statement and support the wine country aesthetic. Consistent with the direction of the City’s Steering Committee, the landscape and public spaces should celebrate the history of the place through thoughtful design and interpretive signage.

The planting palette and design will be robust to match the strength of the existing ruins structures. Blending structure and gardens, the massive walls of the ruins could support vertical gardens that create soft yet geometric planes of plantings. The opportunity for vertical landscaping (or “green walls”) builds on the unique identity of the place.

See Appendix A, Design Guidelines, Section A.5.3 for
specific guidelines.

3.4 Neighborhood Design
Concept
Residential neighborhoods within the WRSP Area will
provide variety in terms of individual character. NVRG.

Moving north away from the NVRG, lots may increase in
size resulting in a transition to lower density moving away from the NVRG.

Streets are strategically located to provide the greatest access to parks and regional trails. Open-ended cul-desacs will be utilized extensively to minimize the conflict for vehicles and pedestrians along major trail routes and to provide both neighborhood traffic calming and visible pedestrian access to amenities.
190
28 | CHAPTER 3 - VISION AND DESIGN STRATEGY WATSON RANCH SPECIFIC PLAN AMENDMENT Agrarian inspired style Rustic, wine country architectural style Craftsman architectural style Simple forms inspired by the agrarian structures

3.5 Residential Design
Vision
The WRSP provides for a range of residential densities with the intent of creating a dynamically diverse and integrated community of residential neighborhoods. Residential
densities will generally be more intense in and around the NVRG and transition to lower densities moving northward from there. This concept is in keeping with the City General Plan Policy for the Town Center designation. Concentrating density directly adjacent to the NVRG improves compatibility of adjacent uses and supports activity within this mixed-use area. Transitioning to lower densities in neighborhoods farther away from the NVRG responds to the increasingly rolling terrain to the north and east.

Drawing on classic neighborhoods of the early twentieth century, a wide range of housing types is envisioned in the interconnected neighborhoods. The range of housing types provided in the WRSP includes town homes, live/work
units, apartments, row town homes, duet units, cottages, paseo oriented homes, small and standard lot homes. This diversity of housing types will both respond to changing lifestyles and preferences in housing as well as offer a wide variety of price levels.

By including options for homes, home buyers will have the ability to choose a home that is affordable by design. Empty nesters may choose the maintenance-free living offered by a townhome. Small business owners may choose the dynamic
lifestyle of live-work home in the NVRG, and families may choose a traditional home with great pedestrian and bicycle connections to trails and parks.

While diverse in product type and architectural character, the different neighborhoods will be woven together by the consistent design of the public realm (i.e., streets, trails and parks), carefully avoiding the segmenting of separate neighborhood enclaves. Architectural styles are envisioned to provide a wine country flavor to the neighborhoods,
without creating a community that is too heavily themed.

The architectural palette is a contemporary interpretation 191
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 3 - VISION AND DESIGN STRATEGY | 29 Large active play areas Pedestrian and bike paths
Community gathering area
of Craftsman and American styles. These styles will be
reinforced with a carefully selected landscape palette that creates a memorable community with a strong sense of
place compatible with the small-town character of the City of American Canyon. Refer to Appendix A, Design Guidelines.

3.6 Parks, Recreation,
Open Space, and Trails
Vision
The parks and open spaces for the WRSP Area form an
integrated system with a wide variety of options for people to enjoy. In an urban neighborhood, this system is intended to provide more variety than a typical suburban park
that is typically dominated by organized play fields. Park components within the WRSP Area include an active park in the central WRSP area abutting the Napa Valley Vine Trail, small private pocket/mini parks, and a park on the Newell Property – called Newell Park – bordered by Newell Drive to the east and Rio Del Mar East to the north. In the southern portion of the WRSP Area is a park surrounding Quarry
Lake with passive recreational opportunities. Additionally, there are natural drainage areas and basins that are part of the overall WRSP Area drainage system that will include trails that are integrated into the trail network.

An important objective of the WRSP, consistent with the General Plan goal of creating a Town Center, is to provide a place that is available for events sponsored or scheduled by the City. The location for this community gathering
space is to the east of the NVRG ruins at the intersection of Rio Del Mar East and Newell Drive. A future community center building will look out onto a community plaza. The community center and plaza are integrated with Newell
Park (see Chapter 5 for further discussion).

Many of these recreational amenities can be linked together by a series of looping pedestrian trails and bikeways,
providing access to the immediate neighborhoods as well as connections to the regional amenities of the Napa Valley Vine Trail and the River to Ridge Trail.

The vision for recreational amenities with the WRSP Area also includes the development of small, privately owned and maintained pocket or mini parks within the neighborhoods.

These parks may be as small as a single lot and be passive in nature but provide important places of urban relief within their context.

Community gardens in the NVRG will build and support a
sense of community around local food sources and stimulate events in support of health and sustainability. The community gardens may also be available for partnership with food and 192
30 | CHAPTER 3 - VISION AND DESIGN STRATEGY WATSON RANCH SPECIFIC PLAN AMENDMENT Dog park
Play area
Informal gathering areas
Community gardens
farm-based education programs for community members
and for interactive educational opportunities for youth.

The community gardens can be located near multiuse paths to allow the pedestrian and bicyclist to view the “farm” from the path, making the gardens part of the daily pedestrian/ bicyclist’s experience and providing ways for residents to access them without using a motor vehicle.

The WRSP Area provides critical links in two regional trail systems. First, the River to Ridge Trail connects from
Highway 29 on the west, along Rio Del Mar East through the Plan area, to the extension of Newell Drive and the Newell Open Space beyond, providing a public connection to this open space on the east side of town. Second, the Napa
Valley Vine Trail will run from north to south the length of the WRSP Area. The alignment of the Napa Valley Vine Trail
correlates to an existing PG&E gas line easement that runs through the WRSP Area. These two regional trails converge at Rio Del Mar East adjacent to the NVRG, providing a great example of regional pedestrian connectivity.

Additional detail on the vision for open space, parks, and trails can be found in Chapter 5 (Parks and Open Space). 193
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 4 - LAND USE | 31 CHAPTER 4 - LAND USE

4.1 Introduction
The proposed Land Use Plan for the Watson Ranch Specific Plan (WRSP) implements the City of American Canyon’s General Plan land use designation of “Town Center” (see Figure 4.1), which calls for a variety of residential densities and mix of land uses. The organization of land uses responds both to the physical features of the site and the policy framework of the General Plan.

The formation of the Land Use Plan (Figure 4.2) was a response to four key factors: (1) the policies set forth in the American Canyon General Plan, (2) the incorporation of the existing Napa Valley Ruins & Gardens (NVRG) structures and quarry lake, (3) the provision of higher residential densities around the NVRG, transitioning to lower densities, and (4) the site constraints such as the PG&E gas easement and wetlands.

Any lawfully existing land use occurring at the adoption date of the WRSP may be continued, notwithstanding any omission of a particular use in the Permitted Uses Section.

4.2 Land Use Goals and Objectives
The following goals, objectives, and policies have been prepared to establish the implementation framework for land use oriented Planning Principles found in Chapter 1.

Goal 4A – Provide an integrated and diverse mix of land uses.

Objective 4.1 – Provide integrated neighborhoods that contain both single-family and multifamily residential.

Policy 4.1.1 – Residential neighborhoods shall provide a broad range of housing types, including detached single family, attached single family, townhouses, condominiums, and apartments.

Policy 4.1.2 –The highest residential density shall be located around the NVRG with a transition to lower density in neighborhoods further away.

Policy 4.1.3 - Within the MDR-16 and/or the HDR residential categories, a diversity in the mix of residential housing types shall be achieved by including both townhome and condominium housing unit types to be constructed as determined by the market. Evaluation of the product mix will occur on a phase by phase basis to ensure adequately integrated neighborhoods with a variety of housing types.

Objective 4.2 – Create a pattern of land use development that respects the environmental setting of the WRSP Area.

Policy 4.2.1 – The environmental resources of the City shall be protected including significant wildlife habitats and vegetation, hillsides and canyons, creeks, rivers, and wetlands.

Policy 4.2.2 – For the portion of the WRSP located within Airport Overflight Zone E, avigation easements shall be required. Prior to development or with the recording of Final Maps in any given phase, whichever occurs first, avigation easements shall be recorded on all existing and proposed parcels located within the given phase.

Objective 4.3 – Provide for recreational, institutional, commercial and service uses that support resident needs within or in close proximity to residential neighborhoods.

Policy 4.3.1– Neighborhood serving retail and commercial use shall be located in the NVRG.

Policy 4.3.2 – Parks, trails and open space amenities shall be interconnected as an open space system and integrated into the fabric of the residential neighborhoods. 194
32 | CHAPTER 4 - LAND USE WATSON RANCH SPECIFIC PLAN AMENDMENT Goal 4B – Establish the WRSP Area as a traditional
neighborhood development.

Objective 4.4 – Provide diverse, high-quality
residential neighborhoods with a range of densities,
creating neighborhood character that appears to have
developed over time in conjunction with the NVRG.

Policy 4.4.1 – Neighborhoods shall include a
variety of housing types.

Objective 4.5 – Provide an open network of streets
with pedestrian and bicycle connections.

Policy 4.5.1 – Unique streetscape design
standards, including elements such as landscape,
street furniture, signage, way-finding elements,
street trees and lighting shall be set forth in the
development standards and design guidelines
herein.

Goal 4C – Establish a “Town Center” for the City of
American Canyon.

Objective 4.6 – Provide a diversity of retail,
entertainment and service commercial uses that are
oriented to the needs of both residents and visitors
and positively contributes to the economic vitality of
American Canyon.

Policy 4.6.1 – A range of permitted uses shall be
established for the NVRG (Mixed Use Land Use
Category) such as an events center, wine and
wine industry-related businesses (e.g., brewery,
distillery), restaurants, outdoor dining, retail,
commercial, hotel and visitor serving uses, etc.

Objective 4.7 – Provide public gathering places within
the NVRG.

Policy 4.7.1 – The NVRG shall include
opportunities for public and quasi-public
community gathering spaces such as a community
plaza, event lawns, and promenades.

Objective 4.8 – Establish the NVRG as an important
destination within the City of American Canyon.

Policy 4.8.1 – The ruins of the Standard
Portland Cement Company (NVRG) site shall be
rehabilitated as a functioning public and private
multiuse complex with new businesses, gardens,
performance spaces, and emerging artist spaces,
while retaining the open rural setting.

Policy 4.8.2 – The historic character and
significance of the NVRG ruins shall be retained
as part of the adaptive reuse of the site.

Objective 4.9 – Ensure that commercial development
within the NVRG (Mixed Use Category) be designed
to exhibit a high quality of architectural character that reflects its historical and cultural context.

Policy 4.9.1 – Specific design standards and
guidelines for architecture in the NVRG (Mixed
Use Category) shall be provided in the WRSP.

4.3 General Plan Land
Use Designation
The City of American Canyon General Plan Land Use
Element was amended in June 2010 to assign a single
Town Center (TC) Land Use Designation for the entire
subject property. In coordination with adoption of the WRSP, the Land Use Element was amended in October 2018 to
incorporate the WRSP Land Use Map in further defining
specific land uses designated by the WRSP (Figure 4.1). A further General Plan Amendment is required in concurrence with the adoption of this amended WRSP, as summarized in the Executive Summary in this document.

4.3.1 GENERAL PLAN LAND USE

DESIGNATION DEFINED
The WRSP Area, as defined by the City of American
Canyon’s General Plan Section 1.19.2, is designated Town Center (TC):
“Town Center (TC):

A) A rich diversity of land uses which may include
government and community services, retail commercial,
professional offices, entertainment, restaurants, cultural facilities (museums, libraries, etc.), visitor-serving facilities (hotels, information centers), event center/conference
center, wineries, transit, parking, variety of housing types including single family attached and detached, townhouses, condominiums, mixed-use and apartments, and public park and other amenities.

B) A community plaza or “town square” to facilitate
community gatherings and events.”
195
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 4 - LAND USE | 33 Figure 4.1: Town Center (TC-1) General Plan Land Use Map TC-1
MDR-12
TC-1
MDR-12
TC-1
MDR-12
TC-1
MDR-12
TC-1
MDR-12
TC-1
MDR-16
TC-1
MDR-16
TC-1
PARK
TC-1 MDR-16
TC-1
MDR-16
TC-1
MDR-16
TC-1
MU
TC-1
MU

NAPA VALLEY RUINS &

GARDENS
TC-1
PARK
TC-1
TC
TC-1
HDR
TC-1
OS
TC-1 OS
TC-1
OS
TC-1
OS
TC-1
PARK
TC-1
OS
TC-1
OS

NAPA VALLEY VINE TRAIL
TC-1 OS

NAPA VALLEY VINE TRAIL
TC-1 OS
artboard 2
artboard 3

MARCUS ROAD

NAPA JUNCTION RD

SOUTH NAPA JUNCTION RD

NEWELL DRIVE

RIO DEL MAR EAST

ROLLING HILLS DRIVE

MALLEN WAY
29 29

EUCALYPTUS DR LEGEND
Town Center (TC)
Medium Density Residential - 12 (TC-1 MDR-12)
Medium Density Residential - 16 (TC-1 MDR-16)
High Density Residential (TC-1 HDR)
Parks (TC-1 Park)
Open Space (TC-1 OS)
Town Center (TC-1 TC)
Napa Valley Ruins & Gardens (TC-1 MU)

TC LAND USES
Town Center (TC-1) General Plan Land Use Map (Replacement Figure 4.1 TC-1
OS

MARCUS ROAD
0 300 600 1200
N
rev - 03-13-2023
196
34 | CHAPTER 4 - LAND USE WATSON RANCH SPECIFIC PLAN AMENDMENT

4.3.2 GENERAL PLAN LAND USE MAP

AMENDMENT
The Town Center designation requires the preparation and adoption of a specific plan(s) to implement the General Plan land use. As such, the WRSP includes a General Plan Amendment (see Executive Summary) that, among other
things, amends the General Plan land use map to reflect the revised specific land uses set forth in the WRSP Land Use Map (Figure 4.2). This supersedes an amendment to the
General Plan made in 2018. For purposes of the General
Plan, these land uses are designated Town Center with the prefix TC-1 (see Figure 4.1), reflecting the first specific plan to be adopted under the Town Center Designation.

Table 4.1a: Overall Land Use Summary Table
Table 4.1a

Overall Development Program
Watson Ranch Specific Plan
Land Use Area (+/‐ Acres) Maximum Development Intensity Medium Density Residential (MDR‐12) 102.5 623 units
Medium Density Residential (MDR‐16) 65.4 630 units
High Density Residential 6.0 186 units (Affordable)
200 room hotel
Mixed Use 38.6 176,000 SF Retail/Commercial
58,000 SF Ancillary Commercial
Parks and Open Space 63.6
Roads 32.6
Total 308.7
1,439 units
200 room hotel
176,000 SF Retail/Commercial
58,000 SF Ancillary Commercial

4.4 Specific Plan Land
Use Summary
Table 4.1a and Table 4.1b summarize the various land
uses proposed within the WRSP Area. This summary
allows for a comparative analysis of the development and corresponds to the Land Use Plan (Figure 4.2). The amount of development reflected in the “Overall Development
Program” and by individual ownership, represents the
maximum allowable development intensity permitted under the WRSP.
197
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 4 - LAND USE | 35 Table 4.1b: Land Use Summary Table by Ownership
Table 4.1b
American Canyon I, LLC Property
Land Use Area (+/‐ Acres) Anticipate Development Intensity Medium Density Residential (MDR‐12) 86.5 503 units
Medium Density Residential (MDR‐16) 53.3 507 units
High Density Residential 6.0 186 units (Affordable)
200 room hotel
Mixed Use 38.6 176,000 SF Retail/Commercial
58,000 SF Ancillary Commercial
Parks
Open Space and Trails
Detention
Wetlands

18.0 14.9

9.4 3.1
Roads 22.0
Total 251.8
1,196 units
200 room hotel
176,000 SF Retail/Commercial
58,000 SF Ancillary Commercial
Newell Family Property
Land Use Area (+/‐ Acres) Anticipate Development Intensity Medium Density Residential (MDR‐12) 16.0 120 units
Medium Density Residential (MDR‐16) 12.1 123 units

Parks
Open Space and Trails
Detention

7.4 7.5

3.3 (Includes 2.0 acre Community Center)
Roads 10.6
Total 56.9 243 units

198
36 | CHAPTER 4 - LAND USE WATSON RANCH SPECIFIC PLAN AMENDMENT Figure 4.2: Specific Plan Land Use Map

NAPA VALLEY RUINS & GARDENS

MIXED USE (MU)

AIRPORT ZONE D OVERLAY
MDR-12
OS
OS
OS
MDR-12
MDR-12
MDR-12
MDR-12
MDR-16
MDR-16
MDR-16
MDR-16 MDR-16
MU
MU
Napa Valley Ruins
& Gardens
PARK
HDR
PARK

NAPA VALLEY VINE TRAIL

MARCUS ROAD

NAPA JUNCTION RD

NEWELL DRIVE

RIO DEL MAR EAST

ROLLING HILLS DRIVE
29 29
LEGEND
MEDIUM DENSITY RESIDENTIAL - 12
(MDR - 12)
MEDIUM DENSITY RESIDENTIAL - 16
(MDR - 16)

HIGH DENSITY RESIDENTIAL (HDR)

PARKS (PARKI) AND OPEN SPACE (OS)

SUMMERWOOD DR

EUCALYPTUS DR

PROPOSED CONNECTIONS TO

SURROUNDING NEIGHBORHOODS

COMMUNITY CENTER
Specic Plan Land Use Map (Replacement Figure 4.2)
BASIN
OS
OS
OS
PARK
MDR-12

MALLEN WAY

MARCUS ROAD
0 300 600 1200
N
rev - 03-13-2023
199
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 4 - LAND USE | 37

4.4.1 SPECIFIC PLAN LAND USE

DESIGNATIONS
The WRSP establishes a land use and regulatory framework within the parameters of the General Plan that allows a maximum of 1,253 residential units (plus additional units allowed by density bonus and related laws), 200,000 square feet of commercial/retail uses, and a 200-room hotel in the WRSP Area. Figure 4.2 identifies the location of the land uses within the WRSP Area.

Below, each Land Use Category and the intended uses
are described in more detail. These land use designations are consistent with the overall General Plan Land Use
designation of “Town Center” and serve to refine the land use configuration for the WRSP Area. As described in
Section 4.3.2 above, a General Plan Amendment to further define the specific land uses set forth by this specific plan under the Town Center Land Use Designation and
supporting policies, amends the General Plan Land Use
Map to incorporate the land uses with the prefix TC-1
thereby denoting the WRSP land uses (see Figure 4.1).

This amendment recognizes and ensures the consistency
between the City of American Canyon’s General Plan and
the WRSP, as required by controlling law.

These land use designations also serve as the “zoning” for the WRSP in reference to the allowable uses described
further in Section 4.6, the Development Regulations set forth in Chapter 6, and the Design Guidelines in Appendix A. Where the WRSP and the City zoning regulations may
conflict, the WRSP standards will apply. Where the WRSP is silent, the City Zoning regulations will apply.

RESIDENTIAL LAND USE DESIGNATIONS
The City’s General Plan requires that the Specific Plan(s) for the Town Center land use designation establish the
densities and intensities of land uses. For the residential land uses, the WRSP sets forth three residential categories with varying density ranges - Medium Density Residential (MDR12 and MDR-16) and High Density Residential. The density ranges for the two Medium Density categories overlap
slightly with the intention of encouraging a higher diversity of housing product types within single neighborhoods,
allowing greater flexibility to respond to market forces and creating an opportunity to achieve what is referred to as the “Missing Middle” of housing types. The “Missing Middle” is a range of multi-unit or clustered housing types compatible in scale with single-family homes that help to achieve workforce housing and promote vibrant walkable residential neighborhoods. At the same time, the densities transition from higher to lower away from the NVRG consistent with the General Plan Policies.

Medium Density Residential (MDR-12): This Medium
Density Residential is intended for single-family homes with a permitted density between 2 to 12 dwelling units per gross developable acre.

Medium Density Residential (MDR-16): This Medium
Density Residential is intended for areas of medium
density detached and attached housing such as small lot single family homes, duets, duplexes, three-plex, four-plex, townhome and condominium units. The allowable density
range is 8 to 16 dwelling units per gross developable acre.

High Density Residential (HDR): High Density Residential is intended for areas of high-density attached housing
such as, townhomes, apartments, and condominiums. Per
the General Plan, this residential category density shall be provided at a minimum of 20 dwelling units per gross developable acre.

Finally, it permits civic uses such as a community plaza, community center and parks. Development within this
area may be comprised of single use buildings or buildings containing multiple uses including mixed use and/or livework housing of up to 10% of total units (included in the residential project total).

Parks (Park) and Open Space (OS): The Park designation
allows for a variety of recreational uses such as the lake, multipurpose trails, tot lots, playground equipment, passive and active recreational amenities such as ball fields, courts, skating ramps, and picnic facilities.

The Open Space (OS) designation includes privately or
publicly owned property to be retained for open space
purposes such as resource management, storm water
management and environmental mitigation. Open space
uses may also include passive recreation (such as hiking, walking and biking trails, and nature observation). Passive recreational uses associated with open space areas while encouraged are not eligible for parkland credit.

The Parks and Open Space land uses may also contain civic or community uses such as community gardens, vineyards, orchards, and other edible landscape elements.

Town Center (TC): The Town Center designation allows
for community uses such as a community plaza, and
community center.
200
38 | CHAPTER 4 - LAND USE WATSON RANCH SPECIFIC PLAN AMENDMENT

4.5 Adjustment/Transfer/
Conversion Regulations
In order to create the most desirable community possible, there is a certain amount of flexibility that needs to be provided for in the WRSP. This flexibility allows the developer to adjust for shifts in market demand. The parameters for this flexibility within the WRSP are detailed in this section.

Requests for these adjustments shall be submitted to the City of American Canyon. The Community Development
Director or his/her delegate shall make the determination as to their consistency with the intent of the WRSP. If the adjustment meets the definition of minor amendment (see Implementation Chapter), the Community Development
Director may approve the adjustments at the administrative level. Major amendments to the WRSP must be processed
pursuant to State Law and will be subject to review and approval by the Planning Commission and City Council.

COMMERCIAL
Retail stores, shops, galleries and offices supplying commodities or performing services such as those provided by department stores, specialty shops, personal, pet and business service establishments, artists' supply stores and similar uses.

P - - - - -
Convenience retail commercial such as a corner convenience store, grocery store and other neighborhood serving retail commercial uses. P C - - - - Restaurants uses including outdoor eating areas and establishments. For the purpose of this use, a restaurant is an eating establishment which serves food to customers for consumption on or off the premises. It includes, but is not limited to, coffee shops, cafes, brew pub, pizza parlors, soda fountains and full-service dining establishments

P - - - - -
Restaurants and pubs that may provide alcoholic beverage sales for drinking on premises. P - - - - -
Distilleries, wineries, Brewery establishments that may or may not include food service and may provide alcoholic beverage sales for consumption off P - - - - - Entertainment such as non-amplified music in conjunction with a restaurant, coffee house or pub establishment. P - - - - - Outdoor movies. P - - - C -
Winery and wine tasting establishments P - - - - -
Mixed-use buildings that contain restaurant, retail or storefront office uses on the ground floor with residential, office or educational uses on the floors above.

P - - C - -
Artist studios and maker space P - - - - -
Business and technical schools, and schools and studios such as, but not limited to photography, art, music and dance. P - - - - - Hospitality and visitor serving uses such as a wedding chapel, hotel, condo hotel or time-share. P - - - - -
Assembly, meeting or event spaces for corporate or private events either as a standalone facility or as ancillary to another use. P - - - - - Parking structures. P - - P - -
Home occupation uses. P C C C - -
Retail sales in kiosks, food trucks, passive recreation, live musical or stage performances, periodic outdoor sales such as art shows, or farmer's markets, community and holiday events.

P - - - C C
Office, medical, financial, real estate, general business and personal services. P - - - - -
Small-family day care facilities. P -- - - -
Outdoor Entertainment including amplified music or other productionsas scheduled events. C - - - P -
Drive-thru facilities - - - - - -
Use Classification MDR-12 MDR-16 HDR TC

PARK & O PARK & OS

PARK & OS MU
(NVRG)
201
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 4 - LAND USE | 39 Table 4.2 (continued): Permitted and Conditionally Permitted Uses of the original gross acreage approved under the WRSP,
whichever is less. A revised Land Use Plan as well as a revised Land Use Summary Table must be submitted to the City of American Canyon for each proposed amendment or
set of amendments to the land use area boundaries (see
Implementation Chapter, Section 9.6.3)

4.5.2 TRANSFER OF DWELLING UNITS
The transfer of dwelling units between land use areas is permitted provided that there is no net increase to the total dwelling units permitted in the WRSP. A revised Land Use Plan as well as a revised Land Use Summary Table
must be submitted to City of American Canyon for each
proposed transfer of dwelling units, and the phasing plan and schedule adjusted accordingly (See Implementation
Chapter, Section 9.8).

4.6 Permitted and
Conditionally Permitted
Uses
Table 4.2 summarizes permitted and conditionally permitted uses within the WRSP Area. While the descriptions are
fairly comprehensive, they are not intended to prohibit an omitted but related use. Any uses not specifically identified here shall be considered through subsequent approval
processes as defined in the Implementation Chapter.
markets, community and holiday events.

C C
Office, medical, financial, real estate, general business and personal services. P - - - - -
Small-family day care facilities. P -- - - -
Outdoor Entertainment including amplified music or other productionsas scheduled events. C - - - P -
Drive-thru facilities - - - - - -
Use Classification MDR-12 MDR-16 HDR TC

RESIDENTIAL
Single-family residential with a minimum density in this district is between 2 and a maximum of 12 dwelling units per gross acre and a minimum lot size of 3,200 sf. For other allowable and conditional uses refer to RS-6500 zone district in the City of American Canyon Municipal Code. - P P P - -
Medium Density Residential is intended for areas of medium density detached and attached housing such as small lot single-family homes, duets, duplexes, three-plex, four-plex, townhome and condominium units. The allowable density range is 8 to 16 dwelling units per gross developable acre.

P - P P - -
High-density attached housing such as townhomes, apartments and condominiums. The allowable density range is a minimum of 20 dwelling units per gross acre. For other allowable and conditional uses refer to RH zone district in the City of American Canyon Municipal Code.

P - - P - -
Mixed Use and Live/work residential units P - C C - -
Secondary living units. Secondary living units do not count as a separate unit from the primary residence. C C C C - -

RECREATIONAL
Active and passive public recreational uses but not limited to multipurpose trails, tot lots, playground equipment, passive and active recreational amenities including, but not limited to, ball fields, courts, skating ramps, picnic facilities, and recreational use structures. Civic or community uses including but not limited to community gardens, vineyards, orchards and other edible landscape.

P C C C P C
Active and passive recreational uses such as play areas, community gardens, swimming pools, etc. that are provided as part of an HOA and are privately maintained.

P P P P - -
Environmental mitigation lands, drainage and detention/retention basins, drainage system appurtenances such as culverts, wetlands, and natural drainage ways. Also permitted are pedestrian and bicycle trails, viewing areas, interpretive signage, and site furnishings such as benches, and trash receptacles,

P P P P P P
Recreation uses such as community plazas and small pocket parks. P P P P P P Community gardens. P C C C C C
PUBLIC
Civic Uses P - - - - C
Educational and institutional uses. P - - - - P

PARK & OS MU
(NVRG)
202
40 | CHAPTER 4 - LAND USE WATSON RANCH SPECIFIC PLAN AMENDMENT

4.7 Inclusionary Housing
The City of American Canyon has an Inclusionary Housing Ordinance (Chapter 19.28 of the City’s Municipal Code).

The intent of the Inclusionary Housing Ordinance is to see the provision of affordable housing occur throughout the residential neighborhoods of the city. Section 19.28.040 of the ordinance requires that residential projects of “for sale” housing containing five or more parcels or units provide at least 10% of the total applicable project units at affordable prices or rents to lower income households. As of the date of this WRSP amendment, the AC-1 portion of the WRSP
Area has fully complied with the City of American Canyon’s Inclusionary Housing Ordinance. Compliance has been
satisfied by construction of the 186-unit Lemos Pointe
affordable housing project located at the intersection of Rio Del Mar East and Marcus Road.
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WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 5 - PARKS AND OPEN SPACE | 41 CHAPTER 5 - PARKS AND OPEN SPACE

5.1 Introduction
The proposed parks, trails, and open space plan for the Watson Ranch Specific Plan (WRSP) includes a variety of parks, trails, and open spaces for a wide number of active and passive recreational use. The integrated network of parks, trails, and open space, both local and regional, is one of the fundamental design principles for WRSP providing the residents and the larger community recreational throughout the plan area. Approximately 63 acres of recreation facilities, park land, trails, and open space areas are provided within the WRSP Area. The parks, trails, and open space system consists of a series of inter-connected parks and trail types ranging from pocket parks to community parks with linkages to larger regional facilities such as the Napa Valley Vine Trail, River to Ridge Trail, and the Newell Open Space Preserve. Parks are programmed with a variety of uses to support activities throughout all seasons of the year. A range of park and trail typologies are distributed throughout the WRSP Area in order to provide ease of access and close proximity to all residents. The character of each park is based on the use and the role it plays within the overall open space network. They are a combination of the natural and the manicured; the informal and the formal; and the active and the passive, depending upon their location and functions.

The trails system consists of a combination of paved and unpaved trails that link major destinations within the WRSP Area, such as parks and the Napa Valley Ruins & Gardens (NVRG). The internal project trail system includes segments of regional trails (the Napa Valley Vine Trail and the River to Ridge Trail) and connects to the Newell Open Space Preserve. The network forms a series of loops of differing lengths. The loops provide alternative routes and allow choices between short, medium, and long distances for recreation and exercise. The trails run through various parks and open space conditions and their design reflects these differing conditions. The trails provide for a range of user groups including bikers, runners, and pedestrians.

The parks and open space system is designed to provide easy and convenient access to all residents. Most homes within the WRSP Area are no more than ¼-mile walking distance from a park, natural open space area, or trail alignment. This public network serves to encourage walking and to provide opportunities for a convenient and healthy lifestyle choice for all residents.

5.2 Goals, Objectives, and Policies
Goal 5A: Integrate Parks, Trails, and Open Space into a diverse system of active and passive recreation amenities designed to fulfill the needs of residents and support healthful, active lifestyles.

Objective 5.1 – Provide public parks distributed throughout the WRSP Area that include a range of recreational opportunities adequate to support the future population of the WRSP Area.

Policy 5.1.1 – Parks shall meet at minimum the City wide standard of 5 acres per 1,000 residents in the WRSP Area.

Objective 5.2 – Parks, Trails and Open Space will be designed as an integrated system of recreational amenities.

Policy 5.2.2 – Parks shall be centrally located in the WRSP Area with access afforded to a majority of the area residents via trail and street access.

Policy 5.2.3 – The Napa Valley Vine Trail and the River to Ridge Trail shall be interconnected and aligned to integrate with the primary parks where feasible in the WRSP Area. 204
42 | CHAPTER 5 - PARKS AND OPEN SPACE WATSON RANCH SPECIFIC PLAN AMENDMENT Policy 5.2.4 – Adequate open spaces shall be
maintained to protect environmental resources.

Where feasible, trails and recreational amenities
shall be provided along and through open
space as part of the larger integrated system of
recreational amenities.

Policy 5.2.5 – All trails in the WRSP shall be
constructed pursuant to the City design standards
and as set forth in Chapter 7 of the WRSP.

5.3 Parkland
Requirements
The City of American Canyon General Plan requires a
minimum of 5 acres of credited parkland per 1,000 residents (GP Policy 7.1.1). Based on the maximum of 1,439 WRSP
Area dwelling units (including 186 affordable units) at 3.49 persons per unit, a total of 25.1 acres of dedicated parkland is required. The WRSP exceeds this requirement, providing approximately 63 acres of total land designated as Parks and Open Space within the Land Use Plan. Table 5.1 summarizes the total distribution of these parks and open space. Table 5.1 Overall Open Space and Park Distribution
Watson Ranch Specific Plan
Open Space Types AC
Parks 23.4
Community Plaza 2.0
Open Space and Trails 22.4
Detention 12.7
Wetlands 3.1
Total 63.6
Table 5.2
American Canyon I, LLC Property
Units Units Population
(@ 3.49 persons/unit)
Park Acreage Required
@ 5 ac/1,000 people
Residential Units 1,196 4,174 20.87
Newell Family Property
Units Units Population
(@ 3.49 persons/unit)
Park Acreage Required
@ 5 ac/1,000 people
Residential Units 243 848.1 4.24
Total 25.11
Table 5.1
Overall Open Space and Park Distribution
Watson Ranch Specific Plan
Open Space Types AC
Parks 23.4
Community Plaza 2.0
Open Space and Trails 22.4
Detention 12.7
Wetlands 3.1
Total 63.6
Table 5.2
American Canyon I, LLC Property
Units Units Population
(@ 3.49 persons/unit)
Park Acreage Required
@ 5 ac/1,000 people
Residential Units 1,196 4,174 20.87
Newell Family Property
Units Units Population
(@ 3.49 persons/unit)
Park Acreage Required
@ 5 ac/1,000 people
Residential Units 243 848.1 4.24
Total 25.11
Depending on the ultimate use and recreational value,
however, only partial credit may be granted for some parks, open space land containing informal recreational facilities, open space amenities, or natural features. Approximately 33 of the 63 total acres count towards these required
parkland credits. Parkland requirements and credits are compared in Table 5.2.

Table 5.3 further details the breakdown of the different parkland uses and credit calculations within the WRSP
Area. The credits applied are reflective of each parcel’s recreational value as a park or open space amenity. Park parcels and the Community Plaza are credited at 1:1 ratio, while trails and open space are credited at 0.5:1 ratio.

Detention basins and wetlands acreage are not counted to fulfil the park requirement.

Parkland facilities are conceptually illustrated in Figure

5.1. Final sizing and location of parkland facilities will be determined during the tentative and final mapping stages.

Table 5.2: Parkland Requirement and Credit Comparison
Table 5.1: Open Space and Park Distribution
205
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 5 - PARKS AND OPEN SPACE | 43

COMMUNITY CENTER
NEWELL
PARK

QUARRY LAKE PARK

NAPA VALLEY VINE TRAIL

MARCUS ROAD

NAPA JUNCTION RD

NEWELL DRIVE

RIO DEL MAR EAST

ROLLING HILLS DRIVE
29 29
LEGEND
PARKS

TRAIL EASEMENT

OPEN SPACE/DETENTION BASINS

WETLANDS

SUMMERWOOD
DRIVE

EUCALYPTUS DR

NAPA VALLEY VINE TRAIL (WITHIN PROJECT)

NAPA VALLEY VINE TRAIL (OUTSIDE PROJECT)

RIVER TO RIDGE TRAIL (WITHIN PROJECT)

RIVER TO RIDGE TRAIL (OUTSIDE PROJECT)

PROPOSED CONNECTION

TO CITY-PLANNED NAPA

VALLEY VINE TRAIL

CITY-PLANNED NAPA VALLEY

VINE TRAIL LOCATION

CITY-PLANNED RIVER TO

RIDGE TRAIL LOCATION

SHARED RIVER TO

RIDGE/ NAPA VALLEY

VINE TRAIL

EXISTING NEWELL

OPEN SPACE TRAIL

PROPOSED RAIL

CROSSING AND

CONNECTION TO

CITY-PLANNED RIVER

TO RIDGE TRAIL

COMMUNITY

CENTER AND
PLAZA

INTERNAL TRAIL CONNECTIONS

EXISTING NEWELL OPEN SPACE TRAIL

CONNECTION POINTS

PROPOSED CONNECTION

TO EXISTING NEWELL

OPEN SPACE TRAIL
Parks Typology Map (Replacement Figure 5.1)
AC-1 PARK

MALLEN WAY

MARCUS ROAD
0 300 600 1200
N
Figure 5.1: Parks Typology Map rev - 03-13-2023
206
44 | CHAPTER 5 - PARKS AND OPEN SPACE WATSON RANCH SPECIFIC PLAN AMENDMENT

5.4 Parks and Open
Space Typologies
The parks and open space system is comprised of differing typologies. The sizes, functions, configurations and locations of the parks are dependent upon their surroundings, use, and social/cultural needs. The typologies are distributed across the WRSP Area to serve the various neighborhoods and provide easy and convenient access to all residents.

Refer to Figure 5.2 for a map identifying the proximity of parks within the WRSP Area.

5.4.1 COMMUNITY PLAZA
Plazas are formal urban parks that serve as focal
elements for a community. The community plaza located
at the intersection of Rio Del Mar East and Newell Drive is intended to serve as a centerpiece of activity for both the WRSP community and the City of American Canyon as a
whole. It should be a flexible space that is comfortable for intimate conversations or solitary people-watching but can also accommodate larger community gatherings such as
art festivals, concerts, and other celebrations.

The following program includes amenities appropriate for the plaza:
• Public art
• Hardscape surface areas
• Turf seating areas
• Seat walls
• Landscape planters
• Landscaping
• Lighting
• Trash receptacles
• Formal Tree alley
• Accommodating a community building of up to
20,000 sf.

All improvements to the Community Plaza and Community
Center site and building shall be at the City’s sole cost and expense.

Table 5.3
Watson Ranch Specific Plan: Open Space/Park Credits
American Canyon I, LLC Property
Open Space Type/Name Area (acres) Park Credit Credited Park Acreage AC‐1 Park 11.34 1 11.34
Quarry Lake Park (net) 6.67 0.5 3.33
Open Space and Trails 14.9 0.5 7.45
Detention 9.4 0.0 ‐‐
Wetlands 3.1 0.0 ‐‐

45.41 Subtotal 22.12
Newell Family Property
Open Space Type/Name Area (acres) Park Credit Credited Park Acreage Newell Park 5.4 1 5.40
Community Plaza 2.0 1 2.00
Open Space/Trails 7.5 0.5 3.75
Detention 3.33 0.0 ‐‐
Wetlands 0.0 0.0 ‐‐

18.23 Subtotal 11.15
Total Credited Acreage 33.27
Table 5.3: Detailed Parkland Credit Calculations
207
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 5 - PARKS AND OPEN SPACE | 45 29 MDR-16
29 Specic Plan Land Use Map (Replacement Figure 4.2)
BASIN
1/4 mile
1/4 mile
1/2 mile
1/2 mile
1/2 mile
1/4 mile
LEGEND
PARKS

WRSP BOUNDARY
5 MINUTE WALKING DISTANCE
(1/4 MILE RADIUS)
10 MINUTE WALKING DISTANCE
(1/2 MILE RADIUS)
0 300 600 1200
N
Figure 5.2: Parks Proximity Map rev - 03-13-2023
208
46 | CHAPTER 5 - PARKS AND OPEN SPACE WATSON RANCH SPECIFIC PLAN AMENDMENT Figure 5.3: Conceptual Design - Quarry Lake Park
This illustration represents a preliminary concept for the Quarry Lake area and is subject to modification

Both public and private parks are included within the WRSP Area. Private parks include Quarry Lake Park and several neighborhood mini parks. There are two large public parks – “AC-1 Park” located at the neighborhood’s center and
“Newell Park” located in the southeast corner of the WRSP Area adjacent to the Community Plaza and Community
Center site.

QUARRY LAKE PARK
Surrounding and including the Quarry Lake, this
approximately 8.4-acre park (Figure 5.3) is privately owned and maintained and serves as an important design and
community element adjacent to the NVRG. Net usable

ROLLING HILLS DRIVE
area (not including the lake) is approximately 6.7 acres.

Public access will be determined by site access agreement between the property owner and the City. It is envisioned to be used by both visitors and residents and will be designed as a passive park that provides a more “natural” experience.

While offering a water viewing amenity, Quarry Lake may also serve important environmental functions such as water cleaning, biofiltration, stormwater detention, and riparian habitat. Aeration for the lake will be provided as both a visual amenity and for water quality.

The following program elements and landscape features
should be considered for Quarry Lake Park:
• Lakeside trail
• Water observation stations
• Resting spaces with seating
• Exercise par course
• Hardscape plazas or promenades
• Connections to commercial uses and community
facilities
209
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 5 - PARKS AND OPEN SPACE | 47 The following program elements and amenities should be
considered for AC-1 Park:
• Playground
• Sports fields (soccer, baseball)
• Picnic facilities
• Community gardens
• Downward facing safety lighting
• Pathways
• Benches
• Trash receptacles
• Bike racks
• Drinking fountains
• Enhanced materials at entry nodes and seating areas
• Incorporation of the Napa Valley Vine Trail
• Wayfinding and educational signage
• Public restroom
• Downward facing pole-mounted lights and bollards for
safety
• Accent lighting on special landscape elements and park features – used sparingly
Pedestrian path along water feature
• Drought tolerant plant species
• Informal tree clusters
• Enhanced riparian habitat plantings around lake edge
• Landscaping that appears natural vs. manicured
• Accent (manicured) planting at entries
• Limited amount of turf grass
• Low maintenance native grasses
• Downward facing pole-mounted lights and bollards for
safety
• Accent lighting on special landscape elements and park features – used sparingly
• Trail connections to the neighborhoods to the south
AC-1 PARK
This centrally located park is approximately 11.3 acres. AC-1 Park should be programmed with both passive and active
uses. Level turf areas should be provided for active uses such as soccer and ball fields as well as smaller areas for passive recreation. The park should be buffered from the street with shrubs or earth berms. Flowering accent trees can be located to provide landmark areas and focal points, while a long windscreen run of tall narrow trees along the westerly boundary can screen the adjacent uses.
210
48 | CHAPTER 5 - PARKS AND OPEN SPACE WATSON RANCH SPECIFIC PLAN AMENDMENT • Downward facing safety lighting and bollards
• Pathways
• Benches
• Seat walls
• Trash receptacles
• Bike racks
• Drinking fountains
• Enhanced paving materials at entries and seating areas • Active turf areas
• Dog Park

PLANTING
Like many parks and public spaces, deciduous trees are
used in clusters to provide specific functions such as shade for larger areas. Clustering trees separates passive uses from the open turf areas and active uses. Shade will be an important commodity in the summer months; trees shall be located for the purposes of shading the users from the hot summer sun. During the winter months the defoliated trees allow natural light and the limited sun exposure to filter through, warming the users below. General planting elements for this park may include:
• Turf planting for open active areas.
• Evergreen shrubs at key landmark or focal areas
• Boundary understory planting at western edge.
• Large canopy shade trees
• Flowering accent trees for landmark or focal areas.

PLANTING
The planting palette for this park should include a variety of deciduous and evergreen trees, shrubs, turf and grasses.

Deciduous trees should be planted in clusters to separate active uses from passive spaces. Shade will be an important commodity in the summer months to shade users from the
hot summer sun. During winter months defoliated trees will allow natural light to filter through, warming the users below.

Flowering accent trees can be located at landmark features and focal points.

The following landscape features should be considered this park:
• Turf planting for open active areas
• Evergreen shrubs at key landmark or focal areas
• Boundary understory planting at western edge
• Flowering accent trees for landmark and focal areas
• Large canopy shade trees

NEWELL PARK
Newell Park (+/- 5.4 acres – not including the community center or plaza) is located in a triangular block bounded by Rio Del Mar East to the north, Newell Drive to the east, and a new north-south roadway to the west named “Mallen Way.” The Community Center will be located adjacent to
this park at the corner of Rio Del Mar East and Newell Drive.

The following program elements and amenities should be
considered for Newell Park:
• Picnic areas
• Playground
Play Fields Children’s Play Area
211
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 5 - PARKS AND OPEN SPACE | 49

5.4.3 POCKET PARKS AND MINI PARKS
These small passive spaces provide urban relief within a neighborhood. They will be privately owned and maintained and passive in nature. They may be as small as an individual lot and generally include: landscaping that complements the neighborhood, a play structure, turf, and benches or seat walls. While not required they are encouraged throughout the neighborhoods.

5.4.4 OPEN SPACE AREAS
Unprogrammed open space is located along the periphery
of the WRSP Area and in transitional landscape areas. The areas comprised of level-to-moderate slopes can be planted with a simple understory mass of evergreen groundcovers and low to medium grasses: A single species of tree may be planted in rows symbolic of orchards and vineyards
throughout northern California.

The Open Space Area landscape program may include, but
not be limited to the following:
• Native and non-native non-invasive drought tolerant
grasses.
• Native and non-native drought tolerant evergreen
groundcover.
• Native and non-native trees planted in rows.
• Low maintenance landscape.

Open space areas may include:

These areas will be connected to the rest of the open space system with multi-use trails.

Detention Basins - Detention basins are designed to be
multiuse. During the dry months, when not being used
for the purpose of detaining stormwater flow, they may
allow for some recreational activities. The appropriate design, plant material and program elements make these
a valuable component of the open space network providing both physical and visual benefits that are associated with open space.

Open Play Area Children’s Play Area
Naturalized Planting
212
50 | CHAPTER 5 - PARKS AND OPEN SPACE WATSON RANCH SPECIFIC PLAN AMENDMENT

5.5 Community Gardens
and Edible Landscape
Supporting a healthy community with local food production supports establishing the WRSP Area as a contributor to all of American Canyon. To this end, the WRSP encourages
the development of small and large community gardens
throughout the WRSP Area. The community gardens could
occur in locations such as:
• Within the mixed-use NVRG as public gardens, a
garden of a particular restaurant, or on a larger urban farming scale, such as managing and harvesting groves
of olive trees that occur within parking fields.
• Community gardens within the public parks.
• Edible gardens to teach where food comes from and
how to grow healthy fruits and vegetables.
• Gardens established and managed by homeowners
associations for use of their members.
• Individual or neighborhood yard gardens cared for by
the resident or a contracted urban farmer.

In addition to community garden space dedicated to
growing food, landscape throughout the community may
include food bearing plants. There currently exists one significant fig tree in the NVRG that may be the catalyst for this edible landscape concept. Building on that concept, plantings may combine non-edible and edible species
such as combinations of fruit and nut trees, berry bushes, vegetables, herbs, edible flowers, and ornamental plants.

Dog Park
Community Garden
213
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 5 - PARKS AND OPEN SPACE | 51

5.6 Pedestrian and
Bicycle Circulation
Pedestrian and bicycle circulation is integral to the overall open space and park network. Refer to Chapter 7 Circulation for details.

Park Furniture
Bike Racks
214
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WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 6 - DEVELOPMENT REGULATIONS| 53 CHAPTER 6 - DEVELOPMENT REGULATIONS

6.1 General Provisions

6.1.1 PURPOSE AND INTENT
The Development Regulations set forth in the Watson Ranch Specific Plan (WRSP) provide a comprehensive set of regulations governing the use and development of the land. While including references to specific provisions of the American Canyon Zoning Ordinance, these Development Regulations replace the American Canyon Zoning Ordinance within the WRSP Area. Should there be a conflict between the WRSP and the American Canyon Zoning Ordinance, the provisions of the WRSP shall govern. Any issue not directly or specifically covered by the WRSP shall be subject to non-conflicting regulations and procedures of the American Canyon Zoning Ordinance.

6.1.2 SEVERABILITY CLAUSE
If any term or provision of the WRSP, or the application of any provision of the WRSP to a particular situation, shall for any reason be found to be void, invalid, illegal or unenforceable by a court of competent jurisdiction, all other terms and provisions of the WRSP or the application of the WRSP to other situations shall remain in full force or effect. 216
54 | CHAPTER 6 - DEVELOPMENT REGULATIONS WATSON RANCH SPECIFIC PLAN AMENDMENT

6.2.3 MEDIUM DENSITY RESIDENTIAL
(MDR-12) AND MEDIUM DENSITY
RESIDENTIAL (MDR-16) ATTACHED

DEVELOPMENT
• When buildings are located adjacent to detached units in the same block, the closest attached building will
have the same front yard setback as the detached unit.
• To avoid overly long buildings and create the appropriate scale and building wall face, buildings longer than 180 feet or 8 units, whichever is less, are prohibited.
• Refer to Table 6.2.3 for development regulations.

6.2.4 HIGH DENSITY RESIDENTIAL (HDR)

DEVELOPMENT
• Building facades facing public rights-of-way or public open spaces exceeding a length of fifty (50) feet shall provide modulation in the building form. Modulation
could occur on the horizontal and/or vertical plane
and may include, but not be limited to, a change in the building plane, fenestration pattern, material and/or
color.
• Blank walls at the ground floor are strongly discouraged.

Additional architectural features and/or landscaping
shall be provided as an alternative.
• Entries should be a prominent feature of the building and be visually distinctive form the rest of the facade. • Refer to Table 6.2.4 for development regulations.

6.2 Residential
Development
Regulations
The following development regulations apply to all residential developments within the Medium Density Residential
(MDR-12 and MDR-16) and High Density Residential
(HDR) designations of the WRSP Area. Nonresidential
development such as parks and public facilities within
these land use designations shall comply with the City of American Canyon Zoning Ordinance.

The regulations for the individual residential category do not specify building prototypes but rather address the building mass, scale and urban form through setback, height,
and massing regulations. This will allow for flexibility and accommodation of different product types while still meeting the overall vision of the plan.

Residential plans are shown for graphic illustrative
purposes to demonstrate the application of the development regulations. They do not constitute an actual design
submittal. Lot sizes shown graphically are not necessarily minimums. Setbacks are illustrated as minimums.

6.2.1 ARCHITECTURAL VARIETY (MDR-12
AND MDR-16)
The WRSP vision is to craft a community that has variety in the residential neighborhoods, and to prevent homogenous or mono-culture subdivisions. The following standards are intended to support the vision.

6.2.2 MEDIUM DENSITY RESIDENTIAL
(MDR-12) AND MEDIUM DENSITY
RESIDENTIAL (MDR-16) DETACHED

DEVELOPMENT
In order to avoid monotony of streets lined with single family detached homes of similar width, height, and setback, the following criteria shall be applied:
• Corner lots side yard setback shall be at least 5 feet wider than interior lots.
• Each block shall include at least three different and distinct elevations. The elevations shall vary in massing, roof form, and appearance from streets or paseos. The
blocks are assumed to be a maximum of 600 feet and
where block sizes exceed that distance, the excess
length shall be considered a new block.
• Refer to Table 6.2.1 and Table 6.2.2 for development
regulations.
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20 ft.
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Lot Width
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Cul-de-sac Lots
Side Yard
Setbacks
Front Yard
Setback
Pie-shaped Lots
10 ft.

Side Yard
Setbacks
Front lot line
Rear lot line for
purposes of
determining
setback
Irregular lots
Rear Yard
Setback
Rear lot line for
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determining
setback
Actual lot lines
Front Yard
Setback
Side Yard
Setbacks
Side Yard
Setbacks
10 ft.

Front lot line
Figure 6.1: Irregular Lots: Measuring Setbacks

6.2.5 SETBACKS AND IRREGULAR LOTS
Setbacks are measured from the appropriate front, side, or rear lot line, or ultimate street right of way line, whichever is most restrictive. Irregular lots are defined as lots that are non-rectangular, lots with three sides, or lots with more than four sides that require specific definition of lot lines in order to achieve the purpose of the specific setbacks. Refer to Figure 6.1 for measuring setbacks on irregular lots.

The width of the “flag” must be a minimum of 20’ and can be no longer than 2 times the width of the lot it serves. One “flag” driveway may access a maximum of 2 lots.

Rear Lot Line: The lot line that is opposite and most distant from the front lot line. In the case of an irregularly shaped lot, a minimum ten-foot-long line which is within the lot and parallel to and most distant from the front lot line shall be considered the rear lot line for purposes of determining setback.

Side Lot Line: All lot lines, which are not front or rear lot lines, shall be considered side lot lines for setback purposes. 218
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Table 6.2.1: Medium Density Residential (MDR-12) Development Regulations Minimum Lot Size 3,200 sf
Minimum width, interior lot 40 ft.

Minimum width, corner lot 45 ft.

Minimum lot depth 55 ft. Lot lines may extend to the center line of the alley if alleys are designed as private streets Setbacks 1,2 Chimneys, fireplaces, accent walls or pilasters, bay windows, eaves or similar architectural projections may encroach as per City of American Canyon zoning ordinance.

Front, 1st & 2nd stories 15 ft. At least 30% of homes on the same block face shall provide a minimum 18 ft. front setback
Front, 3rd story 20 ft.

Front, front-loaded garage door 20 ft.

Front, covered porch 10 ft.

Side, internal lot 5 ft.

Side, corner lot 1st & 2nd stories 10 ft.

Side, corner lot 3rd story 15 ft.

Side, corner lot covered porch 6 ft.

Rear 15 ft. Rear setbacks may be reduced to 10’ for wide shallow lots if the usable yard space is provided on the side yards.

Rear, garage 5 ft.

Rear, alley 4 ft.

Maximum Height 35 ft.

Maximum FAR .7 FAR does not inlcude covered garages
Maximum Lot Coverage 55% Walkways, driveways,porches (covered or uncovered) are excluded from lot coverage calculations
1For cluster type residential products, lot sizes required setbacks shall be determined through the review process. 2Minimum front and rear setbacks shall be 25 ft. along arterials, 15 ft. along minor collectors.

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Front setbacks Side setbacks at internal lots Side setbacks at corner Medium Density Residential (MDR-12) - Alley Loaded
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Minimum width, interior lot 30 ft.

Minimum width, corner lot 35 ft.

Minimum lot depth 50 ft. Lot lines may extend to the center line of the alley if alleys are designed as private streets Setbacks1,2 Chimneys, fireplaces, accent walls or pilasters, bay windows, eaves or similar architectural projections may encroach as per City of American Canyon zoning ordinance.

Front, 1st & 2nd stories 10 ft. At least 30% of homes on the same block face shall provide a minimum 20 ft. front setback
Front, 3rd story 15 ft.

Front, front-loaded garage door 20 ft.

Front, covered porch 10 ft.

Side, internal lot 3 ft.

Side, corner lot 1st & 2nd stories 8 ft.

Side, corner lot 3rd story 10 ft.

Side, corner lot covered porch 6 ft.

Rear 10 ft.

Rear, garage 5 ft.

Rear, alley 4 ft.

Maximum Height 35 ft.

Maximum FAR .7 FAR does not inlcude covered garages
Maximum Lot Coverage 55% Walkways, driveways,porches (covered or uncovered) are excluded from lot coverage calculations
1For single family cluster type residential products, and single family bungalows designed as part of condominium project lot sizes and required setbacks shall be determined on a case by case basis through the design review process. 2Minimum front and rear setbacks shall be 25 ft. from arterials, 15 ft. from minor collectors.

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Front setbacks Side setbacks at internal lots Side setbacks at corner Medium Density Residential (MDR-16) - Detached, Alley Loaded

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Table 6.2.3: Medium Density Residential (MDR-16) - Development Regulations, Attached Dwellings Minimum Lot size1 800 sf
Minimum lot width, interior 16 ft.

Minimum lot width, corner 25 ft.

Minimum lot depth 50 ft. Lot lines may extend to the center line of the alley if alleys are designed as private streets Setbacks2 Chimneys, fireplaces, accent walls or pilasters, bay windows, eaves or similar architectural projections may encroach as per City of American Canyon zoning ordinance.

Front, 1st & 2nd stories 10 ft.

Front, 3rd story 15 ft. Balconies and decks may encroach 5’ into the required setback.

Front, garage 20 ft.

Front, covered porch 10 ft.

Side, internal lot 10 ft. Only applicable to the end of rows of attached units.

Side, corner lot 1st & 2nd stories 10 ft.

Side, corner lot 3rd story 10 ft.

Side, corner lot covered porch 6 ft.

Rear 10 ft. Porches and stoops may encroach 5’ into the required setback.

Rear, alley 4 ft.

Minimum distance between
main buildings 15 ft.

Maximum Height 35 ft.

Maximum FAR 1 FAR calculated over gross acreage of proposed attached development and does not include covered garages
Maximum Lot Coverage 55% Walkways, driveways, porches (covered or uncovered) are excluded from lot coverage calculations
Minimum Usable Open Space 300 sf per unit
• Usable open space can be provided as group or private open space. Private open space shall count as usable open space and the actual measurement of an area which meets the criteria of private usable open space, shall be doubled, and the resulting figure applied toward the total usable open space requirements. • Exterior usable group open space shall be not less than 400 square feet in area, and a rectangle inscribed within it shall have no dimension less than 20 feet. • Exterior private open space shall be not less than 100 square feet in area, and a rectangle inscribed within it shall have no dimension less than 10 feet. • Above-ground open space shall not be less than 60 square feet in area, and a rectangle inscribed within it shall have no dimension less than 6 feet 1 Minimum lot sizes are applicable where attached units are designed on individual lots as fee simple units 2 Minimum front and rear setbacks shall be 25 ft. along arterials, 15 ft. along minor collectors.

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Table 6.2.4: High Density Residential (HDR) Development Regulations Minimum Lot size 20,000 sf
Minimum lot width, interior 100 ft.

Minimum lot width, corner 100 ft.

Minimum lot depth 100 ft. Lot lines may extend to the center line of the alley if alleys are designed as private streets Setbacks1 Chimneys, fireplaces, accent walls or pilasters, bay windows, eaves or similar architectural projections may encroach as per City of American Canyon zoning ordinance.

Front, 1st & 2nd stories 15 ft.

Front, 3rd story 15 ft. Balconies and decks may encroach 5’ into the required setback.

Front, covered porch 10 ft.

Side, internal lot 10 ft.

Side, corner lot 1st & 2nd stories 15 ft.

Side, corner lot 3rd story 15 ft.

Side, corner lot covered porch 10 ft.

Rear 10 ft. Porches and stoops may encroach 5’ into the required setback.

Rear, alley 4 ft. For all alley loaded units, rear setbacks are measured from the property line to the face of the garage door
Minimum distance between
main buildings

1. Front: 30 ft.

2. Side: 20 ft.

3. Rear: 30 ft.

Maximum Height 40 ft.

Maximum height may be exceeded by 10’ by tower rooms less than 200 sf, and distinctive architectural features such as towers, spires or cupolas. The total square footage of all projections that exceed the maximum height shall not exceed 15% of the roof area.

Maximum FAR 1 FAR does not include covered garages
Maximum Lot Coverage 50% Walkways, driveways,porches (covered or uncovered )are excluded from lot coverage calculations
Minimum Group Open Space 300 sf per unit
• Usable open space can be provided as group or private open space. Private open space shall count as usable open space and the actual measurement of an area which meets the criteria of private usable open space, shall be doubled, and the resulting figure applied toward the total usable open space requirements. • Exterior usable group open space shall be not less than 400 square feet in area, and a rectangle inscribed within it shall have no dimension less than 20 feet. • Exterior private open space shall be not less than 100 square feet in area, and a rectangle inscribed within it shall have no dimension less than 10 feet. • Above-ground open space shall not be less than 60 square feet in area, and a rectangle inscribed within it shall have no dimension less than 6 feet 1 Minimum front and rear setbacks shall be 25 ft. along arterials, 15 ft. along minor collectors. 225
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6.3 Napa Valley Ruins &
Gardens Development
Regulations
The following development regulations apply to all nonresidential development within the Napa Valley Ruins & Gardens Mixed Use (NVRGMU) land use designation.

Given the unique nature of the NVRG, development
regulations need to provide flexibility while steering new development towards good design.

6.3.1 SETBACK AND HEIGHT

REGULATIONS

REQUIRED SETBACKS
Required setbacks are as determined through the design
permit review process set forth in the Municipal Code
Section 19.41.010 et. seq. The ruins within the NVRG
create a mass and scale that will form the backdrop for new construction. As buildings will be worked in and around the ruins, setback requirements must be flexible to respond to this context. Refer to Table 6.3 for building setbacks.

MAXIMUM BUILDING HEIGHT
The maximum building height for new buildings is 55
feet. Exceptions to this maximum may be considered
and permitted as a means of re-establishing a landmark
statement within the NVRG reflective of the historic silos on site. Refer to Table 6.3 for building heights.

6.3.2 SITE DESIGN REGULATIONS

VEHICULAR ACCESS
Vehicular access to buildings within the NVRG area is
intended to provide for access to parking and service uses, and provide for emergency vehicular access while in a
subordinate role to the pedestrian- oriented environment.

To preserve the pedestrian nature of the NVRG, vehicular access may be provided via shared pedestrian ways, or
woonerfs, or via plaza hardscape, and controlled through Table 6.3: Allowable Building Setbacks and Height
Requirements NVR&G Other Commercial
Building
Setbacks
Flexible to accommodate
existing ruins
Per city of American
Canyon Zoning Code
Building
Heights 55’ Per City of American Canyon Zoning Code
the use of removable bollards or other devices to control access and timing of vehicular access.

STREET-LEVEL INTEREST
In order to support successful businesses within this area, activation and diversity of retail and commercial options are important at the street level to make them attractive as a destination for shoppers and visitors.

GROUND FLOOR USES
In order to facilitate a vibrant, pedestrian-oriented
streetscape, buildings with street or publicly oriented frontage shall provide street-level pedestrian-oriented uses on all street-facing frontages.

NEW BUILDING DESIGN
New buildings shall be designed to complement the
pedestrian orientation of their context, integrate into the adjacent ruins structures and community, and contribute to the creation of a vibrant and interesting mixed-use
environment. Buildings located at street corners shall have the same level of design, detail and transparency for both frontages to maintain continuity and pedestrian interest.

PARKING LOCATION
Off-street surface parking shall be located such that it does not interrupt pedestrian flow between various uses. Curb cuts shall be minimized and located in areas least likely to impede pedestrian circulation (see Section 6.4 for parking regulations).

GROUND-LEVEL SERVICE FACILITIES
Loading, delivery and trash removal elements have the
potential to present and impose an adverse impact on
the pedestrian environment and to create hazards for
Trash enclosures shielded from public view
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6.4 Parking Regulations

6.4.1 PARKING REQUIREMENTS

REQUIRED OFF-STREET PARKING SPACES
Each land use identified below shall be provided at least the number of off-street parking spaces listed. Uses not listed are subject to the parking requirements of Chapter 19.21 of the City of American Canyon Municipal Code.

NVRG area: 1 space for 400 sf of enclosed covered area, and 1 space for 200 sf of outdoor seating area. Overflow parking in parking orchards may be counted towards
fulfilling parking requirements. A Parking Management Plan (PMP) shall be submitted as part of the NVRG Master Plan/ Design Permit (see section 6.4.2.1).

Hotel: 1 parking space per room plus 1 space for every 10 rooms.

Residential: Off-street parking requirements shall be in accordance with Chapter 19.21 of the City of American
Canyon municipal Code.

RV parking is not allowed in driveways, front yards, or on streets.

MINIMUM DIMENSIONS, UNCOVERED PARKING
Where parking stalls are located adjacent to landscaped areas, the paved depth of such stalls may be decreased
by two feet provided a vehicle overhang area exists. The vehicle overhang area may not encroach into a public
sidewalk unless that sidewalk is widened by the depth of the overhang. Parking area parking spaces and drive aisle dimensions shall be as listed below.

Standard space: 9 ft x 18 ft.

Compact space: Up to 15% of the total number of required parking spaces may be designed as compact spaces with
minimum dimensions of 8.5 ft x 16 ft.

Drive aisle widths for parking lots with perpendicular parking is 24’ minimum.

MINIMUM DIMENSIONS, COVERED PARKING
Garages shall be constructed to meet the following minimum dimensions:

Single car: 12 ft x 20 ft
Two car standard: 20 ft x 20 ft
Two car tandem: 12 ft x 36 ft. (Tandem parking is allowed both people and automobiles if not given proper attention.

Therefore, planning in the early stages of development
must consider the placement of service facilities and their effects on the public environment so that they do no create unsightly conditions. In order to minimize the negative visual and physical impacts of service facilities, the following treatments shall be applied:
• Trash storage, loading, and truck parking shall be
located to minimize visibility from streets, pedestrian ways and building entrances and minimize interference
with commercial or retail activities. Service and loading areas shall not be located along important pedestrian
or view corridors.
• Service entrances shall not face primary or secondary retail and commercial streets. All service entrances and associated loading docks and storage areas shall be
located to the side or rear of a building.
• Loading docks and truck parking shall be screened
from public view using building mass, freestanding
walls, and/or landscaping. Structural screening shall be made of materials and colors consistent with that of the principal structure(s).
• Roll-up security doors at service entrances shall be
detailed to conceal door housings and tracks and
provide an attractive, finished appearance for all
exposed components.

All exterior trash receptacles shall be screened from public view on three sides, and on the fourth shall be screened by a gate that also obscures views. The enclosure shall be made of materials and colors compatible with that of the principal structure(s).

BUILDING LIGHTING
Moving, blinking, or strobe lights are prohibited.

Illuminating a franchise building as a form of advertising is prohibited.
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Garages shall provide additional area outside the vehicle parking area to accommodate all trash, garbage, green
waste, and recyclables containers. The Community
Development Director may waive this requirement if an
alternative location is provided on site.

6.4.2 NAPA VALLEY RUINS & GARDENS

SHARED PARKING PROGRAM
Shared parking is permitted within the NVRG area
allowing for a reduction of minimum parking requirements for individual uses, as per the City of American Canyon Municipal Code Section 19.11.060 (C) Shared Parking. Onstreet parking may be counted towards required off-street parking spaces.

POLICY 6.4.2.1 PARKING MANAGEMENT
PLAN.

A Parking Management Plan (PMP) shall be prepared and
submitted as part of the Master Plan/Design Permit for the NVRG area. The Parking Management Plan (PMP) will
include, but not be limited to:
• Designated parking areas
• Parking circulation
• Special signage
• Parking fees
• Parking time limits
• Ride sharing incentives
• Biking and walking options
• Shuttle service

6.4.3 BICYCLE FACILITIES
A comprehensive system of bicycle parking facilities shall be provided within the WRSP Area. Where bike parking and storage facilities are provided for specific uses, they shall be located at safe and easily accessible locations, in close proximity to the building entrances that they serve. The bike parking facilities shall be provided per the following minimum standards:

NAPA VALLEY RUINS & GARDENS:

Bike parking shall be appropriately located within the NVRG to provide easy access to the trail connections and the retail and commercial uses within the village: A minimum of 10 percent of the number of required automobile parking spaces, with a minimum of one two-bike capacity rack.

MULTI-FAMILY RESIDENTIAL
A minimum of 10 percent of the number of required
automobile parking spaces, with a minimum of one two-bike capacity rack.

PARKS AND OPEN SPACE:

A minimum of 10 percent of the number of required
automobile parking spaces, with a minimum of two fourbike capacity racks.

Examples of bike racks
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6.5 Signage Regulations
These regulations are intended to result in functional, attractive signage incorporating a high level of design, graphics and efficient maintenance throughout the WRSP
Area. All signs shall meet the Signage Guidelines in the WRSP. A master signage plan shall be prepared for the
NVRG area as part of the first Design Permit entitlement.

6.5.1 PROHIBITED SIGNS
In addition to the signs prohibited pursuant to Section

19.23.060, Prohibited Signs, of the American Canyon
Municipal Code, the following signs are prohibited.
• Decal signage on glazing.
• Internally illuminated awnings.
• Plastic-faced monument signs.
• Conventional plastic-faced box or cabinet signs.
• Formed plastic or injection molded plastic signs.
• Signs with luminous vacuum-formed letters.
• Cloth, paper, cardboard or foam signs or decals.
• Blinking, flashing, animated or moving signs.
• Advertising displayed on vehicles to attract attention to a specific business location or sale.

6.5.2 COMMERCIAL TENANT

IDENTIFICATION AND STOREFRONT

SIGNAGE
Tenant signs shall be limited to the identification of building tenants. Tenant signage must comply with the Design
Guidelines contained herein and the master signage
program prepared for the NVRG Mixed Use area.

6.5.3 LIVE-WORK SIGNAGE
The following signs are prohibited for live/work developments:
• Franchise signage
• Internally lit acrylic or plastic signs
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6.6 Landscape
Regulations

6.6.1 GENERAL LANDSCAPE

REGULATIONS

LAYOUT AND DESIGN
Planting layout and design should be conducted with
knowledge of plant material habits and varieties as a guide for proper spacing and combinations. The ultimate size and growth speed of plant materials should be considered to achieve an interesting, diverse landscape effect.

LOCATION
Shrubs shall not be planted within two feet (2’) of residential walks, curbs, driveways, or architectural elements.

Trees shall not be planted within two feet (2’) of residential walks, curbs, driveways or architectural elements. Trees planted within five feet (5’) of walks, curbs, or pavement shall require continuous root barriers.

PLANT SELECTION
Residential Local Street trees shall be chosen from an
approved Street Tree List.

Common Area landscaping (both private and public) shall comply with the City of American Canyon’s water efficient landscape ordinance (see Section 6.6.3 below).

Shrubs, grasses, vines, groundcovers and perennials shall be chosen from an approved plant list and shall constitute a minimum of 30% of the plant palette.

Trees in private common areas shall consist of at least 30% from an approved plant list and shall be located
appropriately for the available planting space.

PLANT SIZE
Plants shall be of the following minimum size and spacing at the time of installation:

Shrubs: A minimum of 35% of shrubs shall be 5 gallon size.

Ground Cover: Ground cover planting shall be installed at sizes and spacing to provide complete cover within one
year of installation.

Vines: Vines shall be a minimum size of five gallons.

Trees: See Section 6.6.2 below.

6.6.2 STREET TREES
Street trees shall be a minimum size of 15 gallons, and all street trees shall be installed with root barriers where necessary to prevent sidewalk uplift. 24-inch box trees shall be planted in areas of special interest such as key intersections, neighborhood entries, or focal points.

A minimum of three street trees shall be planted for every 100 linear feet of street frontage. Street trees shall be spaced a maximum of 30’ on center and be in accordance
with the following minimum setbacks:
• 30’ setback from street corners for sight line visibility (greater setback may be required at specific conditions, as determined by the City Engineer)
• 10’ setback from commercial driveways
• 5’ setback from residential driveways
• 15’ setback from streetlights and traffic control signals • 5’ setback from water, gas and fire service laterals
• 5’ setback from sewer and gas laterals

6.6.3 MODEL WATER EFFICIENCY

LANDSCAPE ORDINANCE
In September 2009, the State adopted the Water
Conservation in Landscaping Act of 2006 (AB1661). As
of January 1, 2010 all local jurisdictions in California are required to implement this law, with the aim of reducing water consumption by landscaping.

The State Department of Water Resources (DWR) has
prepared a Model Water Efficient Landscape Ordinance
(MWELO) for use by local jurisdictions. The city of American Canyon has adopted a MWELO for all new development
which is found in the Zoning Ordinance (19.22.010 -

19.22.080).

WRSP must comply with the City’s MWELO requirements
in all landscapes.
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6.7 Walls and Fencing
Regulations
Fences, walls, and dense hedges shall comply with the
following regulations:
• Front Yards: Fences and walls within a required front yard shall not exceed 36 inches in height.
• Corner Intersections: Fences and walls at a corner
intersection may not exceed 30 inches within the Public Works Standard for a Controlled Area at an intersection. • Alleys: Fences and walls located within five feet of the edge of paving of an alley shall not exceed 36 inches
in height.
• Where private side yards are adjacent to a street,
privacy fencing should only enclose the area that is
consolidated into usable yard space; privacy fencing to enclose minimum side setbacks adjacent to a street is
not permitted.
• Sidewalks. Fences and walls within three feet of a
sidewalk shall not exceed 36 inches in height.
• Continuous vandal resistant, safety fencing shall be
required along the railroad right of way to prevent
pedestrian and bicycle access into the railroad right of way. Fencing shall be a minimum of 6 feet in height and shall be designed to comply with the Design Guidelines
in Appendix A, Section A.4.3.1 and the “view fencing” in section A.7. Where homes are located closer than 50
feet to the railroad right of way, a solid fencing design constructed of masonry or metal must be utilized.

See Figure 6.2 for an illustration of wall and fencing
regulations.

6.8 Utility Regulations
All utility transformers and pedestals shall be located below ground in vaults to minimize their appearance in the community.
privacy fences
5’
5’
Privacy Fence
fences
X
10% of X
.8’
min
3’
Front Yard Fence
Good Neighbor Fence
1 2 3
fences
Front Yard Fence
Good Neighbor Fence
1 Side yard at corner lots
2 3 Front yard without fence/ low wall
Front yard with fence/ low wall
Figure 6.2: Fencing Regulations
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70 | CHAPTER 6 - DEVELOPMENT REGULATIONS WATSON RANCH SPECIFIC PLAN AMENDMENT

6.9 Resource
Management Guidelines
The sustainability of a community depends on creating
and maintaining its economic and environmental health.

It is important that for communities to be successful, they develop principles and a collective vision for the future that applies an integrative approach to environmental, economic, and social goals. The WRSP aims to achieve a high
level of sustainability incorporating a three-tier approach to sustainability through an effective management of
resources at all levels of planning, design, and construction.

TIER 1 DESIGN GUIDELINES
The first tier involves using sustainable principles in community design and overall master planning. An integral relationship exists between how a community is planned
and developed through its form, configuration, and use
along with its capacity to meet its social, environmental, and economic needs. Community form, which represents the
needs and priorities of the community, directly influences community capacity to sustain itself into the future. The sustainability design guidelines used in the overall planning of the WRSP Area include:
• Vehicle miles traveled should be reduced through the
provision of a mixed-use community that accommodates
a wide range of uses.
• A wide range of housing types should be provided that allow for varied housing opportunities.
• Non-vehicular circulation should be emphasized
through the creation of compact, interconnected
walkable blocks.
• A healthy lifestyle should be promoted through an
integrated system of trails and pedestrian connections. • Narrow street sections should be provided to reduce
surface runoff and reduce urban heat island effect.
• Environmentally sensitive areas should be preserved
where possible.
• Existing structures and materials at the NVRG should
be reused where possible.
• Features such as electric charging stations and
solar panels should be provided at key community
destinations.
• Incorporate horizontal mixed-use into the community to create a walkable, pedestrian friendly community with
less need for automobiles.
• If possible, accommodate a public transit stop centrally located near the core activity hub.

TIER 2 DESIGN GUIDELINES
The second tier involves a commitment to using sustainable green building techniques. The technology exists to create buildings that are smarter, more energy efficient, and
healthier than those of the past. Homes and commercial
buildings should be built incorporating the finest building and energy saving techniques available. The sustainable green building techniques that might be used in the built form include:
• Passive energy should be used to reduce dependency
on mechanized energy systems.
• Recycled, refurbished or sustainability farmed building products should be incorporated.
• A lifecycle analysis should be used when choosing
building materials.
• Homes and buildings should meet strict energy
performance standards by incorporating ENERGY
STAR compliant products such as appliances, building,
heating and cooling, and lighting products in an effort to reduce greenhouse gas emissions.
• Reduce the energy consumption in homes by the use
of energy efficient design and construction methods.

These could include, but are not limited to:
◦ High Performance Attics
◦ High Performance Walls
◦ High Performance HVAC Systems
◦ High Performance Windows
◦ Tankless Water heaters
◦ Cooling Ventilation and house fans
• Consider incorporating a “cool roof” which reduces the amount of heat conducted to the building. This can
be achieved by using highly reflective or “cool color”
roofing products.
• Outdoor lighting should incorporate fixtures that
produce light using light-emitting diodes (LEDs) which
use at least 75 percent less energy than incandescent
lighting.
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WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 6 - DEVELOPMENT REGULATIONS| 71 • Residences and public/commercial buildings should
be designed to accommodate electric vehicle charging
stations.
• Incorporating signage on the sustainable design
features on the build environment, specifically LEED
certified buildings.
• Homebuilders providing buyers with a system option
for the homes to include photovoltaic (solar) and solar water-heating systems. Being solar-ready may include:
◦ Having a designated solar zone
◦ Adequate electric capacity
◦ Designated conduit and plumbing paths
• Commercial parking incorporating photovoltaic (solar) panels over the parking, or solar turbines located on the light poles to harvest energy.

TIER 3 DESIGN GUIDELINES
The third tier involves a commitment to sustainable
landscape techniques. Projects shall incorporate The City of American Canyon Model Water Efficient Landscape
Ordinance (MWELO) into the design (See Section 6.6.3
above). The desire to create community in accordance with green building principles influences the decisions regarding the landscape design, recreational programming, and
physical layout of each development area. The sustainable landscape techniques that may be used include:
• Drought tolerant plants should be selected to reduce
water consumption based upon:
◦ Their adaptability to the natural conditions of the
site.
◦ Protection and preservation of native species and
natural vegetation
◦ Disease and pest resistance
◦ Water-conserving plant and turf species
◦ Selection of plants from the East Bay Municipal
Water District’s “Plants and Landscape for
Summer-Dry Climates” as the primary reference.
• Plant materials should be selected that promote a
diversity of flora and fauna.
• Recycled water for landscape should be considered to
reduce the consumption and demand of potable water.
• Pursuant to Zoning Ordinance Chapter 19.22.040, the
use of turf in new residential projects is limited to the rear yard.
• Low impact development principles should be
implemented to reduce the impact of the development
on the natural environment.
• Incorporate infiltration beds, swales, and basins into the design of a project to allow water to collect and soak
into the ground, as required by local agency.
• Utilize pervious or porous surfaces (permeable pavers or blocks) to minimize runoff.
• Encourage the use of rain harvesting or catchment
technologies (rain gardens, canisters, etc.)
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WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 7 - CIRCULATION | 73 CHAPTER 7 - CIRCULATION

7.1 Introduction
The Watson Ranch Specific Plan (WRSP), consistent with the City of American Canyon’s General Plan Circulation Element, incorporates an array of transportation modes. This is achieved by including a network designed for pedestrians, bicyclists, and motor vehicles. Streets are not only functional systems that allow vehicles to navigate smoothly and safely within the community, but they are also an important building block in creating a rich and vital pedestrian environment. The Circulation Plan (Figure 7.1) provides access to residential, educational, commercial, and recreational destinations. In addition, the circulation plan promotes “complete streets”, a transportation policy and design approach that requires streets to be planned, designed, operated, and maintained to enable safe, convenient, and comfortable travel and access for users of all ages and abilities regardless of their mode of transportation. In doing so, the circulation plan provides a safe, functional, and pedestrian-friendly environment for residents and visitors of the WRSP Area community.

The WRSP Area is connected to the city on its western edge by Rio Del Mar East, which is proposed to be extended to serve as an east-west connector between Highway 29 and Newell Drive. From the southeast corner of the WSRP Area, Newell Drive is proposed to extend along the eastern edge of the WRSP Area, enabling a future northern connection of Newell Drive to SR 29 at Green Island Road. From a “roundabout” intersection connecting to the existing Newell Drive, the Newell Drive extension will continue to the north/northeast, while a small local road (Mallen Way) heads north connecting Rio Del Mar East and providing access to the hotel site.

In keeping with the General Plan goal of creating a well-connected community, the WRSP provides connections along its southern edge to Vintage Ranch. Respecting the existing development pattern of Vintage Ranch, connections are made to both existing Summerwood Drive and Rolling Hills Drive. The Rolling Hills Drive connection provides a connection to and from Vintage Ranch to Rio Del Mar East while Summerwood Drive connects the southern residential development parcels within the WRSP Area to Vintage Ranch. Complying with the American Canyon Fire Protection District, the WRSP Area will provide for two means of access during all phases of construction and at build-out.

The main circulation network within the WRSP Area is a modified grid with Rio Del Mar East forming the southern edge of the grid. The interconnected nature of the block pattern disperses traffic so that local streets are pleasant to live on and walk or bike along.

7.2 Goals, Objectives, and Policies
The following goals, objectives, and policies establish a framework to create a circulation network that considers the movement of pedestrians, bicyclists, and vehicles.

Goal 7A – Create a balanced transportation system that moves a variety of users through the community.

Objective 7.1 – Design pedestrian-friendly streets with appropriate traffic calming measures.

Policy 7.1.1 – Sidewalks within residential neighborhoods shall be a minimum of five feet wide.

Policy 7.1.2 – Standard crosswalks shall use accentuated markings, changes of material, pedestrian warning indicators, flashing bollards, flashing lane indicators and/or other flashing warning signs near parks, the NVRG, or major trail crossings.

Policy 7.1.3 – Bulb-outs shall be used at intersections subject to approval of the City of American Canyon and the American Canyon Fire Protection District.

Policy 7.1.4 – All streets, intersections, alleyways and other circulation improvements shall preserve public safety access throughout the WRSP Area.
236
74 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN AMENDMENT Policy 7.1.5 – At-grade railroad crossings shall
be subject to California Public Utility Commission
(CPUC) jurisdiction.

Policy 7.1.6 – All improvements located with the
SR 29 State right of way are subject to approval
of an encroachment permit by the California State
Department of Transportation (Caltrans).

Policy 7.1.7 – The “Tie-in” at Rio Del Mar East and
SR 29 (see section 7.7 – Off-Site Improvements)
is intended to be consistent with the Caltrans
District 4 Bike Plan project referred to as –Nap29-X12, which will add Class II bike lanes on SR 29 and implement signal/intersection
improvements to support bicyclist left turns and
movements through the intersection in general.

Goal 7B – Create a street network that enhances the
sense of community.

Objective 7.2 – Design streets that are compatible with the character of their neighborhoods.

Policy 7.2.1 – In more-urban conditions, sidewalks
may widen and become curb-adjacent. Tree wells
with tree grates should be used in these situations.

Policy 7.2.2 – Use of alleyways is encouraged.

Specific location of alleyways shall be reviewed
and approved as a part of the tentative map and
design permit entitlement process for individual
neighborhoods.

Policy 7.2.3 – Modified Street sections reflected in
the WRSP are approved for use; however, specific
location and application will be subject to review
and approval as part of subsequent tentative map
and design permit entitlement processes.

Goal 7C – Create a pedestrian and bicycle trail
network.

Objective 7.3 – Provide bicycle and pedestrian
amenities throughout the WRSP Area.

Policy 7.3.1 – Short-term and long-term bicycle
parking for non-residential uses shall be provided
as required in the City of American Canyon
Municipal Code, or as otherwise required in the
WRSP.

Policy 7.3.2 – The Napa Valley Vine Trail and
River to Ridge Trail segments within the WRSP
Area shall incorporate street furniture, wayfinding
signage, interpretive elements, high-visibility
crossing treatments, and other amenities where
appropriate.

Objective 7.4 – Increase connections through a
network of trails, sidewalks, and bike facilities to
promote walking and bicycling.

Policy 7.4.1 – The River to Ridge Trail shall be
integrated into the WRSP Area along the south
side of the Rio Del Mar East alignment fronting the
Napa Valley Ruins & Gardens (NVRG) mixed use
area, intersecting with the Napa Valley Vine Trail,
fronting Newell Park and the Community Plaza/
Center, and connecting to Newell Drive.

Policy 7.4.2 – The River to Ridge Trail shall have
an improved minimum width of 10 feet for the
segment passing through the WRSP Area.

Policy 7.4.3 – The Napa Valley Vine Trail shall
be aligned generally along the PG&E gas line
easement running north to south through the
WRSP Area.

Policy 7.4.4 – The Napa Valley Vine Trail shall
have a minimum improved width of 12 feet for the
segment within the WRSP Area.

Policy 7.4.5 - Class IV bikeways (cycle tracks)
may be implemented along Newell Drive and Rio
Del Mar East in lieu of class II bike lanes.

Policy 7.4.6 – An area-wide looped trail system
in the WRSP Area shall be established through
multiple secondary trail and sidewalk loops
provided along open space areas and through
neighborhoods.

Objective 7.5 – Promote safety and security on all trail networks.

Policy 7.5.1 – Posting of rules related to bicycle
speed limits and trail use etiquette shall be
provided along the trail system.

Policy 7.5.2 – When provided, lighting on multiuse trails shall be downward facing.

Goal 7D – Integrate and connect to regional public
transportation.

Objective 7.6 – Provide connections to regional
networks for a variety of transportation modes.

Policy 7.6.1 – Transit stops shall be provided at
key destinations within the WRSP Area.
237
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 7 - CIRCULATION | 75 Goal 7E – Design “Complete Streets.”
Objective 7.7 – Develop a street hierarchy and street
system design that considers all potential users and
establishes a Complete Streets network in the WRSP
Area.

Policy 7.7.1 – Street design shall be consistent
with Resolution 2012-72, “Complete Streets Policy
of the City of American Canyon.”
Policy 7.7.2 – Class II bike lanes (delineated by
on-street striping) shall be provided on all arterial
and collector level streets throughout the WRSP
Area except where Class I or Class IV bikeways
are provided.

Policy 7.7.3 – Sidewalks shall be provided on at
least one side of all streets.

Policy 7.7.4 – Approaches to signalized
intersections should include bicycle detection
devices that are operational and properly marked.

Policy 7.7.5 – Safety and access for bicyclists
should be improved at at-grade railroad crossings
by providing appropriate enhancements such
as proper track structure, safe crossing angles,
track fillers, lighting, and adequate warning and
guidance information, among other features.

Policy 7.7.6 – Street design shall be consistent
with the Circulation Element. Modifications not
approved as part of this Specific Plan (see Section

7.3) shall be subject to review and approval
through the tentative map and design permit
approval process.

Goal 7F – Provide an open street network with
connectivity to adjoining neighborhoods.

Objective 7.8 – Wherever possible, local street
connections to adjoining neighborhoods should be
made to provide local access to the Napa Valley Ruins
and Gardens (NVRG) Area.

Policy 7.8.1 – Rolling Hills Drive shall be
connected as a local street to Rio Del Mar East.

Where necessary, traffic calming features shall be
utilized to avoid “cut-through” traffic.

Policy 7.8.2 – Preserve the potential for the City
to achieve a future at-grade crossing connection
at the terminus of South Napa Junction Road until
such time the City has completely abandoned the
option as a secondary access into the NVRG.

7.3 Street Sections
This section describes the range of street classifications that make up the components of the overall circulation
system. The Circulation Plan (Figure 7.1) delineates
the location of the backbone street layout for the WRSP Area. The backbone circulation plan shows the general
alignment of the primary streets. The locations of local streets and smaller streets will be determined at time of tentative map approval. Final street layouts may vary from street configurations illustrated below in this section, and may be determined at time of tentative map approval.

The street sections described below include a series of “modified” street sections that are permissible to use within the WRSP Area.

In keeping with the sustainability goals of the WRSP, Low impact Development (LID) techniques may be used to
reduce impacts of development on the natural environment.

To meet this goal, planting strips or landscape medians may be used to treat stormwater runoff. The use of
parkway strips or medians to treat stormwater may help
in meeting the City’s MS4 Permit requirements, which is the regulatory framework to address appropriate source
control, site design, and stormwater treatment measures in new development and redevelopment projects to address
pollutant discharges and prevent increases in runoff flows.

In the following Street Section Graphics certain text may be abbreviated to fit graphically. These are:
• FOC delineates Face of Curb Dimensions
• BOC delineates Back of Curb Dimensions
• ROW delineates the Right of Way
Street sections illustrated represent the range of proposed streets within the WRSP Area. Specific locations and
dimensions may be further refined or modified through the tentative map process (See Policy 7.7.6).
238
76 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN AMENDMENT 29 Circulation Plan (Replacement Figure 7.1)

MARCUS ROAD

MALLEN WAY

NEWELL DRIVE

RIO DEL MAR EAST

ROLLINGHILLSDRIVE
LEGEND

TWO LANE MAJOR COLLECTOR

MODIFIED MAJOR COLLECTOR

MINOR COLLECTOR

MODIFIED LOCAL STREET
(RESIDENTIAL) - A

MODIFIED LOCAL STREET
(RESIDENTIAL) - B

PROPOSED CONNECTIONS TO

SURROUNDING NEIGHBORHOODS

AT-GRADE OR GRADE-SEPARATED

RAILROAD CROSSING

WRSP BOUNDARY

ROLLINGHIL LSDRIVE

SUMMERWOOD DRIVE

SOUTH NAPA JUNCTION RD

NAPA JUNCTION RD NAPA JUNCTION RD

SOUTH NAPA JUNCTION RD

EUCALYPTUSDR

SUMMERWOOD DRIVE

RIO DEL MAR EAST RIO DEL MAR EAST

ROLLINGHIL LSDRIVE

EUCALYPTUSDR

NAPA VALLEY VINE TRAIL
0 300 600 1200
N
rev - 03-13-2023 Figure 7.1: Circulation Plan
239
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 7 - CIRCULATION | 77

7.3.1 TWO LANE MAJOR COLLECTOR
(NEWELL DRIVE)
This major collector consists of two 12-foot-wide lanes of travel, a 14-foot-wide median, 5-foot-wide Class II bike lanes, 8-foot-wide parkways, and 8-foot-wide sidewalks.

Figure 7.3.1: Two Lane Major Collector (Newell Drive)
Subject to modification
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78 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN AMENDMENT

7.3.2 MODIFIED MAJOR COLLECTOR
This two lane modified collector is proposed as an eastwest extension from the existing Rio Del Mar linking to the extension of Newell Drive. The modified major
collector street consists of a 69.5-foot-wide road section within a 108.5-foot-wide right-of-way. The paved section will accommodate two 12-foot-wide travel lanes and a
14-foot-wide median that accommodates turn lanes. The
roadway has a vertical curb and gutter, and curb returns have a 20-foot radius. On the north side, there is a 5-footwide on-street Class II bike lane and 8-foot-wide parking bays. Diagonal parking is provided on the south side along the frontage of the NVRG. Alternately, “back-in” diagonal parking may be considered along the NVRG frontage. An
8-foot-wide sidewalk is provided on the north side of the street and separated from the travel lanes by an 8-footwide parkway strip. The River to Ridge Trail runs along the south side of the road as a 12-foot-wide multi-purpose trail for pedestrians and bicycles, separated from the parking areas by a minimum 8-foot-wide parkway strip. Where
this street runs along the NVRG, the paving may extend
to the curb, thus eliminating the parkway strip and forming more of a promenade atmosphere with street trees in tree grates. (See Figure 7.3.2a and Figure 7.3.2b. Note that Figure 7.3.2a: Modified Collector (Rio Del Mar extension - in front of NVRG) Subject to modification
5’
108’6”
108’6”
70’6”
70’6”

FOC TO FOC
ROW
22’
22’
16’
8’ 8’ 8’ 12’ 14’ 12’ 19’6” 10’ 12’
10’
241
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 7 - CIRCULATION | 79 these figures represent typical street configurations; they are not indicative of the ultimate configuration of approved or future-approved modified major collector roadways such as Rio Del Mar East.)
Along the western edge of the site, Rio Del Mar East
crosses the existing railroad. The Rio Del Mar East railroad crossing will be an at-grade or grade-separated crossing.

Parking bays are eliminated for this portion of the roadway.

Along the western edge of the site where not adjacent to the NVRG, the diagonal parking will become parallel spaces.

Figure 7.3.2b: Modified Collector (Rio Del Mar extension - from Napa Valley Vine Trail crossing to Newell Drive)
Subject to modification
242
80 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN AMENDMENT Figure 7.3.2c: Modified Collector (Rio Del Mar extension - at grade crossing) Final grade crossing design is subject to C.P.U.C. approval and must meet C.P.U.C. regulations for vehicular, bicycle and pedestrian safety crossing features. Figure 7.3.2c is conceptual only and may be subject to change.

Figure 7.3.2c shows the conceptual at-grade crossing for Rio Del Mar East, and Figure 7.3.2d shows the gradeseparated concept. Figure 7.3.2e shows the conceptual layout for the off-site portion of Rio Del Mar East from the western property boundary to SR 29. Lane configurations and alignments are conceptual and will be refined at the time of final design.

Rio Del Mar East railroad crossing at grade or grade
separated is subject to C.P.U.C. approval. Figure 7.3.2c and

7.3.2d are conceptual only and may be subject to change. 243
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 7 - CIRCULATION | 81 Figure 7.3.2d: Modified Collector (Rio Del Mar extension - RR underpass) Final railroad crossing is subject to C.P.U.C. approval and must meet C.P.U.C. regulations for vehicular, bicycle and pedestrian safety crossing features. Figure 7.3.2d is conceptual only and may be subject to change. 244
82 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN AMENDMENT Figure 7.3.2e: Modified Collector (Rio Del Mar extension - from SR 29 to western property boundary) Subject to modification

EXHIBIT C
EAST
EAST
EAST
245
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 7 - CIRCULATION | 83

7.3.3 MINOR COLLECTOR
Marcus Road is a proposed two lane Minor Collector
providing a primary connection through the project area.

Marcus Road runs northward from Rio Del Mar East and
then curves eastward to a terminus at Newell Drive.

The standard Minor Collector street section consists of a 50-foot wide road section within a 74-foot wide right-ofway. The paved section will accommodate two 12-foot-wide travel lanes, 5-foot wide on-street bike lanes, and 8-footwide parking bays on either side. The roadway has a vertical curb and gutter and curb returns have a 20-foot radius.

Six-foot-wide sidewalks are provided on both sides of the minor collector and are each separated from travel lanes by a 6-foot-wide parkway strip. Where the parkway strip might be utilized for stormwater treatment, an increase in width may be necessary.

Figure 7.3.3: Minor Collector
Subject to modification
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84 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN AMENDMENT

7.3.4 LOCAL STREETS (RESIDENTIAL)
The Local Street (Residential) classification consists of a 40-foot-wide road section within a 64-foot-wide right-of-way.

The paved section can accommodate two travel lanes and
on-street parking on both sides.

The roadway has a vertical curb and gutter, and curb returns have a 20-foot radius. 6-foot-wide sidewalks provided on both sides and are separated from parking areas by a
6-foot-wide parkway strip.

Figure 7.3.4: Local Streets (Residential)
Subject to modification
247
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 7 - CIRCULATION | 85

7.3.5 MODIFIED LOCAL STREET
(RESIDENTIAL) - A
The Modified Local Street (Residential) - A is a street that is unique to the WRSP Area and provides access within
residential neighborhoods. This street has a 36-foot-wide paved section within a 58-foot-wide right-of-way. The paved section accommodates two travel lanes with on-street
parking on both sides.

The roadway has a vertical curb and gutter, and curb returns have a 20-foot radius. 5-foot-wide sidewalks are provided on both sides and are separated from the parking areas by a 6-foot-wide parkway strip.

Figure 7.3.5: Modified Local Street (Residential) - A
Subject to modification
248
86 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN AMENDMENT Figure 7.3.6: Modified Local Street (Residential) - B
Subject to modification

7.3.6 MODIFIED LOCAL STREET
(RESIDENTIAL) - B
The Modified Local Street (Residential) - B is a street that is unique to the WRSP Area and provides connection from development parcels along the Southern boundary to
Vintage Ranch and from Vintage Ranch to Rio Del Mar East.

The street has a 32-foot-wide paved section within a 58-footwide right-of-way. The paved section accommodates two travels lanes with on-street parking on one side.

A 10-foot wide sidewalk is provided on one side separated from the travel lane by a 6-foot wide parkway strip. A 10- foot wide landscape parkway is provided opposite the side containing the 10-foot sidewalk.
249
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 7 - CIRCULATION | 87

WATSON RANCH SPECIFIC PLAN

AMERICAN CANYON, CA
587.003
11-09-2015
JOB NO.

DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
(OPEN ENDED)

CUL-DE-SAC
Figure 7.3.7: Cul-de-sac
Subject to modification

7.3.7 CUL-DE-SAC
The cul-de-sac is utilized at the end of a residential street primarily to serve as a turnaround.

The bulb of the cul-de-sac is located in a right-of-way which is 114-feet wide in diameter. The paved driving surface is 90-feet wide in diameter. The curb radius to the connecting neighborhood street is 17-feet. No parking is permitted within the cul-de-sac. A 6-foot-wide sidewalk that is
separated by a 6-foot-wide planting strip is provided.
250
88 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN AMENDMENT Figure 7.3.8: Residential Alley
Subject to modification

7.3.8 RESIDENTIAL ALLEY
Alleys are generally located behind residential lots, providing service access and resident vehicular access to garages.

Alleys have a minimum travel way width of 20 feet within an access easement or right-of-way. Garage doors must
be set back a minimum of 14 feet from the centerline of the paved surface. No resident or guest parking is allowed within the alley except in designated parking spaces or full length driveway aprons. Alleys are encouraged to be used extensively to minimize the garage dominant streetscape and encourage pedestrian/bicycle activity.

Points of access and certain segments may vary from this minimum standard to accommodate public safety vehicles
and garbage trucks.
251
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 7 - CIRCULATION | 89

7.4 Traffic Calming
The Institute of Transportation Engineers defines traffic calming as “Traffic calming involves changes in street
alignment, installation of barriers, and other physical measures to reduce traffic speeds and/or cut-through
volumes, in the interest of street safety, livability, and other public purposes.” To promote walkability and to provide a safe pedestrian travel route within the community, various traffic calming measures could be adopted. The WRSP
implements bulb-outs at intersections and narrowing at
important pedestrian/vehicular intersection points, such as mid-block crossings for trail crossings, as shown in Figure

7.4. In addition, the following traffic calming measures may also be considered, and their review and approval will be considered at tentative map review.

1. Vertical Deflection (Speed Humps; Speed Tables;
Raised Intersections) Small changes in elevation can
be used to slow vehicles. A speed hump is typically
12-14 feet in length and a height less than 4 inches,
while a speed table is at least 22 feet in length rising up to 6 inches, with a flat central area at least 10 feet in length. Speed humps and tables work well in residential neighborhoods and are often used in series. Speed
tables are sometimes used at midblock pedestrian
crossings, with the crosswalk located across the flat
area. Speed humps and speed tables are not used
near intersections; rather, the entire intersection may be raised, with bollards to delineate sidewalks and
pedestrian zones, making the entire intersection
pedestrian-friendly. Special modifications must be
made for drainage in the case of vertical deflections.

Vertical deflections are not preferred on streets with
significant (>8%) grade.

2. Horizontal Shifts (Traffic Circles; Chicanes) Traffic circles are raised islands installed at intersections of local or collector streets with one lane each direction entering the intersection; they should be adequately
sized and configured to accommodate turning conditions
for large vehicles such as buses or trucks. Chicanes
are a series of at least three alternating curb extensions used at midblock locations only. Careful design must
ensure that speeding cannot occur by drivers cutting
straight paths across the center line. Chicanes can be
created using on-street parking, but are often difficult to design due to driveway access. Horizontal shifts are sometimes preferred by emergency response teams
over vertical deflections, and can provide opportunities for landscaping.

Figure 7.4: Intersection Neckdown/Bulb-out
Subject to modification

3. Other (Change in Material / Texture; Pedestrian
Actuated Signals) Stamped asphalt, brick pavers, and
rumble strips can be used to capture the attention of
motorists. They are successfully used in conjunction
with crosswalks or raised intersections / speed tables, and provide additional emphasis to mixed-use or
commercial areas where there is also an increase in
pedestrian activity. For especially dangerous geometries or high-volume / high-speed roads, pedestrian-actuated
signals with flashers can be used at intersections or at mid-block locations.
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90 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN AMENDMENT

7.5 Pedestrian and Bike
Circulation
The pedestrian and bikeway network is an important
component in ensuring connectivity and promoting nonvehicular travel within the WRSP Area. The network has been designed as a truly integral part of the community, providing easy and efficient access to the NVRG, parks, and other amenities. This network of bicycle, multi-purpose trail, sidewalk and paseo connections within the community links neighborhoods together and provides connections to surrounding areas. The WRSP Area is locally and regionally connected to the rest of the City of American Canyon by the crossing of two regional trails. Pedestrian connection opportunities are provided to adjacent uses and allow for easy access into the regional trail and bicycle network that is currently existing or planned in the City. Figure 7.5 illustrates the proposed bike and pedestrian circulation system.

7.5.1 SIDEWALKS
Sidewalks form day-to-day linkages throughout the
community. All streets within the WRSP Area will have
sidewalks on at least on one side of the street. The character of the sidewalks should reflect the adjacent land use. For example, sidewalks within residential neighborhoods will be a minimum of 5 feet wide and separated from the street by a landscaped parkway strip. In locations where a more-urban character is desired such as in front of row town homes, or adjacent to retail or commercial uses, sidewalks may widen and become curb-adjacent with street trees located in tree grates. This flexibility will create projects where the pedestrian experience responds to its context.

7.5.2 PEDESTRIAN PATHS AND

BIKEWAYS
Pedestrian and bicycle circulation forms the backbone of the WRSP. This network creates linkages to all portions of the WRSP Area as well as connection opportunities to the regional trail system. The proposed pedestrian and bicycle network contains the following components:

Community Trails System – The Community Trails network
system provides safe and convenient access to parks,
natural open spaces, neighborhoods, the NVRG, and
regional trails. The Community Trails system is comprised of a series of trails that provide different experiences within the WRSP Area. Loops provide route choices to destinations, offer differing experiences along their alignments and allow users to fit a route to the time they have available and their recreational needs. The primary Community Trail systems within the WRSP Area are:

Napa Valley Vine Trail - The Napa Valley Vine Trail is a proposed major regional multi-use trail from Calistoga to Vallejo. A portion of this proposed trail route passes through the WRSP Area thus providing a valuable regional nonmotorized connection. The proposed route runs north-south along the entire length of the property. Portions of the Vine Trial utilize the existing gas easement line that traverses the WRSP Area. Other local community trails will connect to the Napa Valley Vine Trail thus providing opportunities for various loops within and outside the WRSP Area. Figure 7.6 shows the Napa Valley Vine Trail section.

River to Ridge Trail – The River to Ridge Trail is the
proposed trail connecting the western part of the City to the open space areas to the east of Newell Drive. The multi-use trail will connect to the WRSP Area at its western boundary on Rio Del Mar East and traverse east-west through the
entire width of the site. The trail will provide connections to the NVRG, Newell Park, the Napa Valley Vine Trail, and local multi-use trails. Figure 7.7 shows the River to Ridge Trail alignment.

Multi-Use Trails – In addition to the regional trail systems the WRSP Area also has a network of multi-use trails that connect various open space and community gathering
spaces. The multi-use trails run along the western edge of the WRSP Area linking dual use basins, wetlands, parks, and other destinations within the WRSP Area. Refer to
Figure 7.8 and Figure 7.9 for multi-use trail alignments.

Class II Bike Lanes – Major streets within the WRSP Area have Class II bikes lanes. Class II bike lanes are designated 5-foot-wide (minimum) on-street bike lanes demarcated
with a solid white stripe, allowing for a safe and unrestricted passage for bicyclists.
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WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 7 - CIRCULATION | 91 Figure 7.5: Pedestrian and Bicycle Circulation

NAPA VALLEY VINE TRAIL
artboard 2
artboard 3
29 Circulation Plan (Replacement Figure 7.1)

MARCUS ROAD

NEWELL DRIVE

RIO DEL MAR EAST

ROLLINGHILLSDRIVE

ROLLINGHIL LSDRIVE

SUMMERWOOD DRIVE

SOUTH NAPA JUNCTION RD

NAPA JUNCTION RD NAPA JUNCTION RD

SOUTH NAPA JUNCTION RD

EUCALYPTUSDR

SUMMERWOOD DRIVE

RIO DEL MAR EAST RIO DEL MAR EAST

ROLLINGHIL LSDRIVE

EUCALYPTUSDR

NAPA VALLEY VINE TRAIL

CONNECTION TO

PROPOSED RIVER TO

RIDGE TRAIL
LEGEND
ON-STREET BIKE LANE*

OFF-STREET BIKE/

PEDESTRIAN TRAIL

WRSP BOUNDARY
Unless otherwise noted, all other
streets incorporate Class III bike lanes.
*On both sides of the street, except
Rio Del Mar East (north side only)

EXISTING NEWELL

OPEN SPACE TRAIL NAPA VALLEY VINE TRAIL

RIVER TO RIDGE TRAIL

MALLEN WAY MALLEN WAY

CONNECTION TO

PLANNED NAPA

VALLEY VINE TRAIL
0 300 600 1200
N
rev - 03-13-2023
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92 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN AMENDMENT Figure 7.6: Napa Valley Vine Trail Section
Subject to modification
Figure 7.7: River to Ridge Trail Section
Subject to modification
Figure 7.9: Multi-Use Trail Section along Detention Basins Subject to modification
Figure 7.8: Multi-Use Trail Section
Subject to modification

TYPICAL VINE TRAIL SECTION
12'-0" WIDE TRAIL
(CLASS I BIKE PATH)
2'-0"

SHOULDER
2'-0"

SHOULDER

TYPICAL BASIN SECTION
DRAINAGE AREA 3

MIX OF EVERGREEN

AND DECIDUOUS TREES
8' WIDE TRAIL

RAILROAD
TRACKS
40' WIDE BASIN

DEVELOPMENT
AREA
P
L
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WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 7 - CIRCULATION | 93

7.6 Public Transit
American Canyon Transit (ACT) provides a deviated
fixed route bus service aimed at getting local residents to shopping and healthcare facilities within American Canyon.

ACT also connects to the Napa VINE Routes 11 and 29
allowing American Canyon residents and visitors to travel to Napa, Vallejo, the Vallejo Ferry and even BART in the East Bay. The VINE system serves all the cities in the Napa Valley and connects with SolTrans, Sonoma County Transit, Petaluma Transit, Lake County Transit, BART, the Vallejo Ferry, Amtrak, and Greyhound.

While the WRSP Area is not currently served by ACT, there is the potential for the extension of routes to include key destinations within the WRSP Area. Potential transit stops within the WRSP Area could be located in proximity to the NVRG, hotel site, Newell Park, and the Community Center.

To preserve this potential opportunity, the major roads within the WRSP Area are based on the City of American
Canyon’s street standards and have sufficient lane widths and right-of-way to accommodate transit service and transit stops. Potential future routes could include extending
existing bus routes or new routes through the WRSP Area on Rio Del Mar East and/or along Newell Drive. Figure 7.10 shows possible future bus routes and potential transit stop locations.

As noted in Section 1.3.4 of the WRSP, the WRSP Area
is proximal to the Broadway District Specific Plan (BDSP) Area, which is a Priority Development Area (PDA) as
designated by the Association of Bay Area Governments
(ABAG) and Bay Area communities as areas for new
growth. PDAs are considered foundational for sustainable regional growth and Plan Bay Area. PDAs emphasize
housing near transit. The WRSP represents an extension
of that growth being located less than a quarter mile from the SR 29 corridor. Although separated from the PDA by
the Railroad line and commercial properties fronting SR 29, the WRSP provides a key point of access to the BDSP Area and SR 29 through the extension of Rio Del Mar East. This dramatically enhances connectivity to the primary transit corridor in American Canyon. Further, the potential transit stop shown at Rio Del Mar East and the NVRG frontage is a quarter mile from approximately 46% of the units (+/- 500) within the WRSP Area as well as the NVRG mixed uses and the hotel site.

7.7 Off-Site
Improvements
Off-site improvements include major roadway connections from the WRSP Area to existing American Canyon
roadways and several local street connections to enhance local connectivity. A connection to the WRSP Area at the existing Highway 29/Rio Del Mar East intersection will
include surface improvements, roadway widening, and an
at-grade or grade-separated railroad underpass to access the WRSP site.

The associated off-site improvements for the connection of Rio Del Mar East to SR 29/Broadway will include
improvements to Rio Del Mar East from the western
project boundary up to SR 29 and the intersection of Rio Del Mar East and SR 29 referred to as the “Tie-in” (see Figure 7.3.2e). Improvements at the Tie-in are intended to comply with California Department of Transportation
(Caltrans) Encroachment Permit requirements, which may
include the construction or financial contribution toward construction of the bicycle and pedestrian improvements at this intersection, identified in the Caltrans District 4 Bike Plan (2018) as NAP-29-X12. All improvements within the
SR 29 State right-of-way requires an encroachment permit that is issued by Caltrans.

Newell Drive and Mallen Way will be connected to the
south where Newell Drive currently terminates just north of Donaldson Way. Rolling Hills Drive will be connected to the south where it currently terminates just north of Terrazzo Lane.

The off-site improvements are shown on Figure 7.11.
256
94 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN AMENDMENT Figure 7.10: Local and Regional Transit
29 Circulation Plan (Replacement Figure 7.1)

MARCUS ROAD

MALLEN WAY

NEWELL DRIVE

RIO DEL MAR EAST

ROLLINGHILLSDRIVE

SUMMERWOOD DRIVE

SOUTH NAPA JUNCTION RD

NAPA JUNCTION RD NAPA JUNCTION RD

SOUTH NAPA JUNCTION RD

EUCALYPTUSDR

SUMMERWOOD DRIVE

RIO DEL MAR EAST RIO DEL MAR EAST

EUCALYPTUSDR

NAPA VALLEY VINE TRAIL
LEGEND

AMERICAN CANYON TRANSIT (ACT)
NAPA VINE ROUTE 29
NAPA VINE ROUTE 11

POTENTIAL FUTURE TRANSIT ROUTE

POTENTIAL FUTURE BUS STOP

LOCATION

WRSP BOUNDARY

DONALDSONWAY

NEWELL DRIVE

SHENANDOAH
DRIVE

NAPA JUNCTION RD

EUCALYPTUS DR

NAPA JUNCTION RD

EUCALYPTUS DR

DONALDSONWAY

NEWELL DRIVE

SHENANDOAH
DRIVE
0 300 600 1200
N
rev - 03-13-2023
257
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 7 - CIRCULATION | 95 Figure 7.11: Summary of Off-Site Road Improvements
& Gibson, Inc.

Carlson, Barbee
SAN RAMON, CALIFORNIA 94583
2633 CAMINO RAMON, SUITE 350

CIVIL ENGINEERS SURVEYORS PLANNERS
(925) 866-0322

MALLEN WAY
258
96 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN AMENDMENT

7.8 South Napa Junction

PRIMARY ACESS OPTION
The City’s General Plan Circulation Element (see Figure 3, Circulation Map in General Plan) shows a Major Collector designation and Major Intersection designation connecting SR 29 to Newell Drive. It allows for one of two options to connect to SR 29 from the Watson Ranch Specific Plan
Area (Rio Del Mar East or South Napa Junction Road). The final determination of which option will be used is to be as set forth in the Specific Plan (Chapter 9 - Implementation).

The Western edge of the Watson Ranch Specific Plan is
bound by the Union Pacific Railroad. Primary project access from SR 29 must cross this rail line. Any crossing of the rail line is subject to review and approval by the Public Utilities Commission (PUC).

The preferred planned access to the site is the Rio Del Mar East access alignment with an at grade crossing (see Figure 7.1). An alternative to the at grade crossing at Rio Del Mar East is the grade separated crossing along the Rio Del Mar East alignment (see Figure 7.3.2d). A final option for primary access to the WRSP from SR 29 is South Napa Junction with an at-grade crossing.

The final selection of the Major Collector alignment and connection to SR 29 from the WRSP site will be determined based upon legal, technical, economic, and other factors as provided for in the AC-1 Development Agreement as
set forth in Chapter 9 - Implementation (see 9.3.4 (9)).

The South Napa Junction alignment is also considered
consistent with both the General Plan Circulation Element and the WRSP.
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WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 8 - INFRASTRUCTURE AND PUBLIC SERVICES | 97 CHAPTER 8 - INFRASTRUCTURE AND

PUBLIC SERVICES

8.1 Introduction
This chapter addresses the proposed infrastructure system and public services for the Watson Ranch Specific Plan (WRSP) Area. Infrastructure includes the water, wastewater and storm water runoff systems. The Public Services refer to public facilities and services and utilities necessary to serve the area. These include some citywide system improvements that will benefit more than the properties within the WRSP Area. The majority of infrastructure improvements will be privately funded. When warranted, reimbursement or assistance in financing may be provided when improvements exceed the project requirements and pro-rata share of responsibility for system improvements (see Implementation Chapter).

8.2 Goals, Objectives, and Policies
Goal 8A - To provide the infrastructure and public services required to support the WRSP Area without negatively affecting existing neighborhoods and residents of the City of American Canyon.

Objective 8.1- Fully comply with the City of American Canyon “Zero Water Footprint Policy” in the development of the water supply and system for the WRSP Area.

Policy 8.1.1 - New potable water sources shall be identified, or existing water supply lines or uses shall be retrofitted to reduce water consumption so that the proposed development shall comply with the Zero Water Footprint Policy.

Policy 8.1.2 - New development shall comply with the City of American Canyon’s Model Water Efficient Landscape Ordinance and with the new water rules established on May 2015.

Objective 8.2 - Address on-site storm water drainage and retention through Low Impact Development (L.I.D.) standards and compliance with BASMAA and City of American Canyon requirements.

Policy 8.2.1 - On-site detention basins shall be efficiently sized to accommodate storm water flows from the project without adversely affecting downstream capacities.

Objective 8.3 - Provide improvements necessary to ensure sufficient downstream capacity in wastewater system.

Policy 8.3.1 - The proposed wastewater system shall be designed and sized accordingly to meet the project needs without adversely affecting downstream capacities.

Objective 8.4 - Provide solid waste recycling opportunities to reduce dependence on landfilling of solid waste.

Policy 8.4.1 - The existing solid waste collection and recycling service that exists within the City of American Canyon shall be extended to serve the project area.

Objective 8.5 - Provide state of the art telecommunication and technology infrastructure (e.g., fiber – optic cable) throughout the WRSP Area.

Policy 8.5.1 - City and developer shall work with telecommunications and cable television providers to provide the most advanced, market ready infrastructure for telecommunications and television. Necessary infrastructure shall be installed in the WRSP Area to facilitate upgrades in service as the technology becomes available. 260
98 | CHAPTER 8 - INFRASTRUCTURE AND PUBLIC SERVICES WATSON RANCH SPECIFIC PLAN AMENDMENT

8.3 Infrastructure
This section identifies the infrastructure required to serve the WRSP Area and addresses the overall infrastructure
improvements for the WRSP. Each component will be
designed and constructed to accommodate build out in a
phased approach.

8.3.1 POTABLE WATER
The WRSP Area will require approximately 460 acre-feet
per year of potable water. The total potable water demand will be reduced significantly by the use of recycled water for all commercial uses and public landscaping, resulting in a reduction of approximately 250 acre-feet per year of potable water. The WRSP Area is subject to the City’s
Zero Water Footprint policy. Studies address the policy by a combination of (1) bringing additional sources of water to the City, (2) facilitating potable water savings elsewhere in the City through water conservation improvements, and/ or (3) an even more comprehensive use of recycled water.

Through a Development Agreement, the AC-1 portion of the WRSP Area has satisfied the City’s Zero Water Footprint policy.

The City of American Canyon obtains nearly all of its
municipal water supply from the North Bay Aqueduct. This facility is managed by the Napa County Flood Control
and Water Conservation District. The Sacramento River
Watershed is the aqueduct’s supply source. The aqueduct supply is supplemented with connections to the City of
Vallejo and the City of Napa.

The WRSP Area is located within two potable water pressure zones: zone 1 and zone 3.
• Zone 1 provides service to areas within the City
ranging in approximate elevation from 50 to 100 feet.

This zone is supplied by a 2.5-million-gallon tank at
the water treatment plant, which is also connected to
the 2.0-million-gallon Oat Hill Tank #1.
• Zone 3 provides service to areas within the City
ranging in approximate elevation from 100 to 160
feet. The existing Zone 3 tank is the 0.2-milliongallon Oat Hill Tank #2.

Figure 8.1 includes the preliminary water service zones for the proposed development. The service limits will be based upon final site grading and elevations.

The following facilities are adjacent to the WRSP Area:
• 6-inch water line (Zone 1) located in South Napa
Junction Road.
• 18-inch water line (Zone 1) located on the west side
of State Route 29.
• 18-inch water line (Zone 1) located in Newell Drive.
• 8-inch water line (Zone 1) located in Rolling Hills
Drive.
• 8-inch water line (Zone 1) located in Summerwood
Drive.
• 18-inch water line (Zone 3) located in Newell Drive
north of the tank access road.

To provide for adequate potable water to the WRSP Area
there will be off-site and on-site improvements to provide the required infrastructure.

OFF-SITE WATER IMPROVEMENTS
Off-site improvements may include the construction of two water tanks (Zone 1 and Zone 3) to provide additional supply (Figure 8.6), which would be the responsibility of the City of American Canyon and funded by the Capital Improvement
Program (C.I.P.). These tanks have approved plans from the City. The Zone 1 tank (approximately 2.5 million gallons) has been designed to be constructed adjacent to the existing recycled water tank, north of the American Canyon High
School and southeast of the WRSP Area. The Zone 3 tank
(2.0 million gallons) will be constructed at a higher elevation to achieve required water pressure located southeast of the existing recycled water tank and Zone 1 tank sites. Zone 1 and Zone 3 water lines were installed from Newell Drive to the Recycled and the Zone 1 potable water tank sites.

An interconnecting water line will be installed between the new Zone 1 and Zone 3 water tanks and an access road of approximately 15 feet in width will be constructed to provide access to the new Zone 3 tank.

Additional off-site improvements include installing a Zone 3 water main that connects the WRSP Area to the existing 18” Zone 3 water main in Newell Drive located north of the tank access road. This Zone 3 water main will serve the upper elevations of the WRSP Area and additional properties
within the City of American Canyon.

See Figure 8.6 for existing (at the time of adoption of the 2018 WRSP) and proposed off-site water improvements.
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WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 8 - INFRASTRUCTURE AND PUBLIC SERVICES | 99

ON-SITE WATER IMPROVEMENTS
Proposed on-site backbone improvements include water
lines ranging in size from 6-inch to 12-inch in diameter. The on-site improvements connect to the following infrastructure lines:
• Existing 12-inch water line (Zone 1) within Watson
Lane.
• Existing water line (Zone 1) within the east side of
Highway 29, at a location approximately 480 feet
south of S Napa Junction Road.
• Existing 8-inch water line (Zone 1) within
Summerwood Drive.
• Existing 8-inch water line (Zone 1) within Rolling
Hills Drive.
• Existing 18-inch water line (Zone 3) within Newell
Drive located north of the tank access road.

All of the facilities will be designed and constructed to meet the City of American Canyon Standards.

See Figure 8.2 – Water Infrastructure – On-Site
Improvements.

8.3.2 SANITARY SEWER
A Sewer Flow Monitoring Capacity Study was prepared for the WRSP Area in August 2014 (V&A Report). Its findings presented two methods for estimating peak sewer flow
demand. Using existing City criteria, the peak flow demand is estimated to be 1.28 mgd (million gallons per day). Using criteria that recognizes the reduced sewer flow that would occur as a result of the planned use of recycled water, the sewer flow demand is estimated to be 0.86 mgd. Both sewer flow results can be accommodated in the existing sewer
main in American Canyon Road, if the existing sewer main in State Route 29 is upsized. The replacement and upsizing of the old sewer main in State Route 29, could significantly reduce the existing Inflow/Infiltration burden on the existing sewer system, and would offset most of the WRSP Area’s
increased burden on the City’s wastewater treatment plant.

The City of American Canyon provides collection and
treatment of the wastewater throughout the City. Wastewater is collected and directed to the Wastewater Treatment Plant on the east side of the City for treatment.

The following facilities are adjacent to the WRSP Area:
• 15-inch sanitary sewer line running behind the
southern lots on South Napa Junction Road (east of
State Route 29).
• 10-inch sanitary sewer line located along the west
side of State Route 29.
• 6-inch sanitary sewer line running under State Route
29 that connects the 10” sanitary sewer (west side of
State Route 29) to the 15-inch sanitary sewer (east
side of State Route 29).
• 6-inch sanitary sewer line in Napa Junction Road.
• 8-inch sanitary sewer line in Summerwood Drive.

The WRSP Area connects to the existing 10” sanitary sewer in State Route 29. A portion of the WRSP Area also connects to the existing 8-inch sanitary sewer in Summerwood Drive.

Based on existing flow information, pipe upsizing and
replacement is necessary in State Route 29, replacing the existing 10” sewer line to 15” from approximately 500 feet south of South Napa Junction Road to American Canyon
Road. The segment of this line from Donaldson Way to
American Canyon Road is a City C.I.P. project, the cost of which to be borne by the C.I.P. A sanitary sewer lift station will be required on-site to help maintain a gravity sewer system throughout the WRSP Area.

Backbone on-site facilities will include gravity sewer lines ranging from 8 inches to 15 inches in size. Sewer facilities will be designed and constructed in accordance with City of American Canyon Standards.

See Figure 8.3 for the backbone sanitary sewer
improvements.

8.3.3 RECYCLED WATER
It is estimated that the WRSP Area’s use of recycled water will be approximately 250 acre-feet per year. The City
currently has the capacity to produce 1,000 acre-feet per year of recycled water and given the current usage, there is sufficient capacity in the existing City recycled water treatment plant.

The City of American Canyon provides recycled water
service. At present, limited recycled water facilities are located throughout the City and not all portions of the City contain recycled water infrastructure. There isa 12- inch recycled water line within Newell Drive just south of the WRSP Area that was installed with the Vintage Ranch development. This 12-inch mainline is served by a onemillion-gallon recycled water tank located southeast of the site. A recycled water system in the WRSP Area will be tied in to the following facilities adjacent or proximate to the WRSP Area:
• 12-inch recycled water line in Newell Drive
• Recycled Water line in State Route 29
• 6-inch recycled water line in Watson Lane
As part of the on-site improvements, a 12-inch backbone recycled water system will be extended into the WRSP
262
100 | CHAPTER 8 - INFRASTRUCTURE AND PUBLIC SERVICES WATSON RANCH SPECIFIC PLAN AMENDMENT Area. Alley landscaping, median landscaping, frontage
landscaping, City-owned landscape areas, and commercial landscape areas will utilize recycled water.

See Figure 8.4 for the existing and proposed recycled water improvements.

8.3.4 STORMWATER DRAINAGE
The City of American Canyon is responsible for stormwater drainage facilities. The drainage pattern within American Canyon is generally in a western direction originating in the hills of the Sulfur Spring Mountains. The WRSP Area is located within two of the five primary watershed areas within the city: North Slough (northern portion of the site) and Rio Del Mar (southern portion of the site). Currently, the Union Pacific Railroad track embankment acts to detain the drainage coming off the eastern hills. The drainage is discharged under the railroad tracks through several culverts and box culverts.

Within the WRSP Area, the site is divided into drainage areas, each with a detention storage basin. On-Site
storm drain facilities will collect site drainage and direct it to a specific detention basin. These detention areas will provide storage capacity to allow flows leaving the site to mimic the existing conditions. The detention areas will also incorporate storm water quality features to maximize their benefit. Storm water quality features will conform to the City of American Canyon, and Bay Area Storm Water
Management Agencies (BASMAA) quality requirements.

The southern portion of the site is within the Rio Del Mar watershed. Downstream of the site, the existing City storm drain infrastructure has documented existing capacity
constraints. All stormwater will be directed to detention basins on-site, which are primarily located downslope at the western edge of the WRSP Area, To help provide relief to this watershed, the existing quarry lake will also be utilized as a detention component of the WRSP storm drain system, helping to minimize the ultimate drainage volumes in the downstream stormwater system.
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WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 8 - INFRASTRUCTURE AND PUBLIC SERVICES | 101 Figure 8.1: Water Service Zones
264
102 | CHAPTER 8 - INFRASTRUCTURE AND PUBLIC SERVICES WATSON RANCH SPECIFIC PLAN AMENDMENT Figure 8.2: Water Infrastructure - On-Site Improvements

NVRG MALLEN WAY
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WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 8 - INFRASTRUCTURE AND PUBLIC SERVICES | 103 Figure 8.3: Sanitary Sewer Infrastructure Improvements

NVRG MALLEN WAY
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104 | CHAPTER 8 - INFRASTRUCTURE AND PUBLIC SERVICES WATSON RANCH SPECIFIC PLAN AMENDMENT Figure 8.4: Recycled Water Infrastructure Improvements

NVRG MALLEN WAY
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WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 8 - INFRASTRUCTURE AND PUBLIC SERVICES | 105 Figure 8.5: Storm Water Drainage Infrastructure

NVRG MALLEN WAY
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106 | CHAPTER 8 - INFRASTRUCTURE AND PUBLIC SERVICES WATSON RANCH SPECIFIC PLAN AMENDMENT

8.4 Public Services
The following is an overview of the public services
necessary to meet the needs of the WRSP Area residents
in accordance with the policies of the City’s General Plan.

8.4.1 FIRE AND EMERGENCY SERVICES
The American Canyon Fire Protection District will provide fire suppression, rescue, and emergency medical services to the WRSP Area. The closest fire and emergency services facility is Station 11, located at 911 Donaldson Way East within the Vintage Ranch neighborhood to the south.

8.4.2 POLICE PROTECTION
The American Canyon Police Department will serve
the WRSP Area. The closest police station is located
at 911 Donaldson Way East within the Vintage Ranch
neighborhood to the south.

8.4.3 LIBRARY
The City of American Canyon operates the American
Canyon branch of the Napa County Library located at 300 Crawford Way. No additional library facilities are planned within the WRSP Area.

8.4.4 ELECTRICITY AND GAS
The Pacific Gas and Electric Company currently provides electric and gas service within the City of American Canyon, and will do so for the WRSP Area.

There is an existing 12” high pressure PG&E gas main that traverses the site along the proposed location of the Napa Valley Vine Trail. Site grading and infrastructure will need to be designed and constructed in respect to the existing gas main. Infrastructure and facilities will be coordinated with PG&E.

Smaller gas pipe and services will be installed with the backbone and in-tract infrastructure to serve the WRSP
Area.

8.4.5 TELECOMMUNICATIONS
The telecommunications provider will provide
telecommunications services to the WRSP Area. They will determine the required facilities to adequately serve the site.

8.4.6 CABLE TELEVISION
The cable service provider will provide cable television and related services to the WRSP Area. The provider will determine the required facilities to adequately serve the site.

8.4.7 SOLID WASTE
Recology will provide solid waste and recycling collection services to the WRSP Area. Land use and development
type will dictate trash service requirements. Solid waste and recycling services will be designed to meet the standards and requirements of Recology and the City of American
Canyon.

8.4.8 SCHOOLS
The WRSP Area is located within the Napa Valley Unified School District boundary (NVUSD). There are five schools in American Canyon that will accommodate students from
the WRSP area, based on existing and projected capacity.

Development in the WRSP Area will mitigate its school
impacts through the payment of school impact fees per the current published rates on the NVUSD website.
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WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 8 - INFRASTRUCTURE AND PUBLIC SERVICES | 107

8.5 Off-Site
Improvements

8.5.1 OFF-SITE DOMESTIC WATER

IMPROVEMENTS
Off-site improvements will include the construction of a new Zone 3 (upper pressure zone) water tank to provide
adequate supply, which is the responsibility of the City and funded by the C.I.P. This tank, along with a proposed Zone 1 tank have approved plans from the City. The Zone 1 tank (approximately 2.5 million gallons), which is not a part of the project, would be constructed next to the existing recycled water tank, north of the high school and southeast of the WRSP Area. The Zone 3 tank (2.0 million gallons), which is necessary to serve the portion of the WRSP generally east of the PG&E gas line alignment (see figure 8.1), will be constructed at a higher elevation to achieve required water pressure in a location southeast of the existing recycled water tank and Zone 1 tank site. The Zone 3 water tank
will provide service to the upper pressure zone within the WRSP as well as other existing and future projects within the City. Zone 1 and Zone 3 water lines were installed from Newell Drive to the Recycled and the Zone 1 potable water tank site.

A 12” Zone 3 water line will be installed in Newell Drive from the southern boundary of the project to the existing 18” Zone 3 water line in Newell Drive located north of the tank access road. A 12” Zone 3 water line was also installed parallel to – and approximately 480 feet south of – South Napa Junction Road.

8.5.2 OFF-SITE SANITARY SEWER

IMPROVEMENTS
The WRSP Area will upsize the existing 10” sanitary sewer in State Route 29 between South Napa Junction Road
and American Canyon Road to a 15” sanitary sewer line.

The segment of this line from Crawford Way to American
Canyon Road is a City C.I.P. project, to be funded by the C.I.P.

8.5.3 OFF-SITE RECYCLED WATER

IMPROVEMENTS
Off-site improvements include a 12” recycled water line south of – and running parallel to – South Napa Junction Road. A 12” recycled water line will be installed east of Watson Lane (east of the Railroad), connecting the WRSP Area to the existing 6” recycled water line in Watson Lane (ends at the Railroad), which is the responsibility of the City and funded by the C.I.P. Both of the WRSP Area’s offsite recycled water connections will provide better redundancy in the existing City system.

8.5.4 OFF-SITE STORM DRAIN

IMPROVEMENTS
Off-site improvements include a connection from detention basins in the southwest corner of the WRSP Area to the
existing storm drain located just east of State Route 29 and south of South Napa Junction Road, which is the
responsibility of the City and funded by the C.I.P.
270
108 | CHAPTER 8 - INFRASTRUCTURE AND PUBLIC SERVICES WATSON RANCH SPECIFIC PLAN AMENDMENT Figure 8.6: Water Infrastructure - Off-Site Improvements

MALLEN WAY
NVRG
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WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 9 - IMPLEMENTATION | 109 CHAPTER 9 - IMPLEMENTATION

9.1 Introduction
This chapter fulfills the requirements of California Government Code Section 65451(a) (4), which requires that a Specific Plan include a program of implementation measures. This chapter shall serve as the program of implementation measures for the Watson Ranch Specific Plan (WRSP). It includes administrative procedures, public works projects, phasing and proposed methods of financing needed to carry out the WRSP.

The purpose of the implementation chapter is to ensure that:
• Public infrastructure and services are provided concurrently with private development. • Adequate financing is in place to pay for the construction of necessary public facilities and improvements as defined in the Backbone Infrastructure.
• Adequate financing is in place to pay for the operation and maintenance of privately maintained facilities. • Construction of public infrastructure by the city is coordinated with that constructed by the development. • Consistency is achieved between the provisions of the WRSP and Development Agreement(s). • Administrative procedures are in place to regulate development, in accordance with the standards and policies of the WRSP.
• Appropriate flexibility is provided to allow the project to respond to changing market conditions. 272
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9.2 Land Use Regulations

9.2.1 TOWN CENTER (TC) ZONING AND

WRSP LAND USE - ZONING
Consistent with the City of American Canyon’s Town
Center (TC) Zone (Municipal Code 19.12.020), supported
by the City of American Canyon General Plan, the WRSP
General Plan amendment and the WRSP, the regulations
within the WRSP shall guide development in the WRSP
area. The WRSP has established a WRSP Land Use Map
(see Figure 4.2) that delineates the different Land Use – Zoning categories in the WRSP. These include Medium
Density Residential (MDR-12 and MDR-16), High Density
Residential (HDR), Napa Valley Ruins & Gardens Mixed
Use (MU), Parks (PARK), and Open Space (OS). Within
the context of the WRSP and as authorized by the City
of American Canyon Municipal Code Section 19.12.010
– 050, these designations shall serve as combined Land
Use-Zoning designations for purposes of implementing the WRSP and related regulations.

9.2.2 DEVELOPMENT REGULATIONS
The WRSP contains development regulations and
guidelines, including those found within Appendix A to
govern architectural design character, site planning,
setbacks, architectural form, and landscape selection for both residential and nonresidential uses. These regulations are intended to supplement the City of American Canyon
Zoning Ordinance and serve as the regulations for the
WRSP Area; and supersede conflicting standards in the
City of American Canyon Zoning Ordinance and subdivision regulations. Unless otherwise provided for in approved
Development Agreement(s), where the WRSP standards
do not provide express direction, the City of American
Canyon Zoning Ordinance and subdivision regulations shall be used as appropriate.

9.2.3 ENTITLEMENT PROCESSING
Unless otherwise provided for in approved Development
Agreement(s), applications for subsequent entitlements
within the WRSP shall be processed in accordance with
the City of American Canyon Municipal Code Sections

19.41.010 – 060 (see Subsequent Entitlements, Section

9.7 below). Development Plans within the WRSP shall
integrate the design and development objectives, policies, regulations and guidelines contained in approved
Development Agreement(s), the WRSP, and specific
Design Guidelines that may be approved with specific
development. Where conflicts arise with City ordinance, the policies, guidelines, and regulations contained in the WRSP and other city regulations, the City ordinances,
policies, guidelines, and regulations contained in approved Development Agreement(s) shall prevail.

9.3 Phasing
Actual phasing of development will be at the discretion of the developer(s). The phasing concept includes four
phases, although the location and extent of each phase
and the pace of the phased development may vary based
upon market conditions and other economic factors. As a result, each phase may have smaller sub-phases which
respond to market and financing conditions. For purposes of environmental review, the Project began construction in 2021 with each phase time frame being 2 to 3 years. The conceptual phasing program also assumes some overlap
in phases resulting in a total projected build-out of 8 years.

Actual build out may extend over a longer period of time subject to the variations in the market.

Should the pace of project phasing advance significantly faster than the anticipated build-out of 8 years (based on the commencement of construction in July 2021), the
developer shall be required to do an updated air quality analysis to identify which additional mitigation requirements may need to be implemented.

9.3.1 RESIDENTIAL DEVELOPMENT
Residential phasing will be a product of economic
conditions, market demand, and infrastructure availability. If there is market demand and if infrastructure is constructed in a manner that ensures availability when such residential development comes “on line,” then there shall be no phasing limitations on such residential development. It is necessary that adequate infrastructure is planned, constructed, and available for whatever residential development is supported by economic conditions and market demand.

Further determinations of phasing may be contained in
approved Development Agreement(s). For a description
of the number and types of residential uses allowed in the WRSP Area, see Chapter 4.
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9.3.2 INFRASTRUCTURE PHASING
Infrastructure shall be constructed to serve development with the WRSP Area. As such, infrastructure planning,
development, construction, completion, operation and
maintenance shall be commensurate with development
within the WRSP Area.

Infrastructure improvements are described in Chapter 8.

The following maps (Figures 9.1 through 9.5) depict
anticipated phasing of Backbone Infrastructure for the
WRSP Area. These figures are for illustrative purposes
only to indicate the general progression of infrastructure improvements anticipated through project completion.

Actual phasing will be established in the adopted
Development Agreement(s).
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112 | CHAPTER 9 - IMPLEMENTATION WATSON RANCH SPECIFIC PLAN AMENDMENT Figure 9.1: Phase 1 - Potential Infrastructure Improvements - Subject to Modification

MALLEN WAY
NVRG
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WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 9 - IMPLEMENTATION | 113 Figure 9.2: Phase 2 - Potential Infrastructure Improvements - Subject to Modification

MALLEN WAY
NVRG
276
114 | CHAPTER 9 - IMPLEMENTATION WATSON RANCH SPECIFIC PLAN AMENDMENT Figure 9.3: Phase 3 - Potential Infrastructure Improvements - Subject to Modification

MALLEN WAY
NVRG
277
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 9 - IMPLEMENTATION | 115 Figure 9.4: Phase 4 - Potential Infrastructure Improvements - Subject to Modification

MALLEN WAY
NVRG
278
116 | CHAPTER 9 - IMPLEMENTATION WATSON RANCH SPECIFIC PLAN AMENDMENT Figure 9.5 : On-Site & Off-Site Backbone Roadway Phasing - Subject to Modification Backbone Roadway improvements are generally constructed in conjunction with the adjacent phase of residential development. If a portion of any phase of development is delayed, construction of the Backbone Roadway improvements adjacent thereto may also be delayed as established in the approved Development Agreement(s).

MALLEN WAY
NVRG
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9.3.3 PHASING OF LAND DEDICATIONS

1. General
All land necessary for public improvements and facilities as required by the WRSP, shall be offered for dedication to the City of American Canyon in accordance with
the timeframes generally described below and more
specifically defined in the Development Agreement(s).

All land subject to dedication shall be offered for
dedication at no cost to the City, unless otherwise
agreed to by City and Owner and shall be free and clear of all liens and encumbrances that would preclude its
intended use.

Land dedication requirements of any subdivision map
or parcel map approved within the WRSP Area shall
not exceed the standards of the Specific Plan or
accompanying Development Agreement(s).

Certain required elements of the WRSP’s public
infrastructure is located outside of the Plan’s boundaries, and on lands not owned by the property owner. The
general location of such infrastructure elements are
indicated in graphics in Chapter 7, Circulation, and
Chapter 8, Infrastructure and Public Facilities. The City and the WRSP developers shall work collaboratively
to secure such sites and rights-of-way necessary for
critical backbone infrastructure.

2. Land Dedication Conditions for First Final Map:
• Newell Drive as described in the approved Development Agreement(s)
• Rio Del Mar East from Newell Drive to the Western
Project Boundary
• Associated road rights of way and utilities as described in the approved Development Agreement(s)
• Associated Parks and Open Space as described in the
approved Development Agreement(s)

3. Land Dedication Conditions of Subsequent Final Maps
• Associated road rights of way, utilities and associated Parks trails and open space areas as described in the
approved Development Agreement(s)

9.3.4 PHASING OF PUBLIC AND QUASIPUBLIC INFRASTRUCTURE The public and quasi-public infrastructure in the WRSP
Area is comprised of the streets, parks, open space, and trails. The Parks and Open Space areas will be provided in conjunction with the appropriate subdivision map
and may include dedication with first subdivision map
and construction of subdivision improvements. Specific
conditions and timing of improvements shall be described in the Development Agreement(s).

9.3.5 PHASING OF PRIVATE

DEVELOPMENT
General Policies Regarding the Phasing of Private
Development

1. NVRG is a development priority in the WRSP.

Development of the NVRG may commence pursuant
to the phasing plan as part of phase 1. If not initiated during phase 1 of the residential development, the
NVRG must commence development in conjunction
with the start of phase 2 of the residential development.

2. NVRG Property owner shall have the right to commence development of the NVRG at any time provided
Backbone Infrastructure (as designated in the Phasing
Plan) has been approved and is under construction.

3. Private development in a subsequent phase of
residential development may commence before
development of a previous phase is complete provided
Infrastructure Backbone (as designated in the Phasing
Plan) has been approved and is under construction.

4. Phase boundaries may be modified if necessary as
development progresses, subject to the approval of
the City and general consistency with the proposed
phasing plan.

5. Multiple final maps may be filed with each phase of
development when approved as part of the tentative
map entitlement stage.

6. Dedication and construction (or the requirement to
cause the finance and construction) of Rolling Hills
Drive shall occur at the commencement of Phase 2 of
the residential development.

7. Phase 1 of the WRSP residential development may
commence without the completion of the Rio Del Mar
East extension (off site improvement) subject to the
approval of at least two points of access to the Phase
1 area. No more than 743 homes may be constructed
without completion of the Rio Del Mar East railroad
crossing and the connection to SR29. The 186
affordable housing units do not count towards this limit.

8. The Railroad crossing at Rio Del Mar East shall first be pursued for PUC approval as an at grade crossing.

Should the at grade crossing not be approved, the
grade separated crossing will be pursued.
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9.4 Public Facilities and
Infrastructure Financing
This section describes how the public facilities and
infrastructure needed to support development in the WRSP Area will be financed. Specifically, this chapter:
• Describes an overall financing framework
• Identifies infrastructure requirements for the plan area • Sets forth principles and policies regarding how these financing obligations will be met
• Identifies potential financing mechanisms
• Proposes action items to implement the financing
framework

9.4.1 PRIVATE DEVELOPER FINANCING
The WRSP will be implemented through different public and private financing mechanisms. There may be improvements that in the broader community context, provide benefits to populations or areas beyond the boundaries of the WRSP.

This Infrastructure financing framework recognizes four geographic tiers of infrastructure benefit, which help to define conceptually how costs could be allocated. Tiers one through three represent improvements that may be eligible for some level of credit or public financing assistance.

9.4.1.1 CITYWIDE
Costs for infrastructure items that are determined to
be of citywide benefit, are included in the City’s Capital Improvement Program, and could be funded by impact
fees, “in-kind” construction, connection charges, or other citywide funding sources. An example of this category of improvement would be new water storage facilities that
provide a citywide benefit.

9.4.1.2 SURROUNDING GROWTH AREA
Costs for infrastructure items that will benefit development proximate to the WRSP Area could be funded by allocating costs to each City sub-area based on “benefit received.” An example of this type of infrastructure benefit may be the Rio Del Mar rail underpass.

9.4.1.3 WATSON RANCH SPECIFIC PLAN
Costs for infrastructure items that are directly related to and will benefit development within the WRSP Area shall be
funded primarily by private development within those areas.

9.4.1.4 BACKBONE INFRASTRUCTURE COST

ALLOCATION
The cost for the Master Backbone infrastructure, which
includes backbone roadways (see Figure 9.5) and
associated wet and dry utilities, and parks, will be allocated on a prorated basis ($/acre) between the two primary
ownerships (AC-1 and the Newell Family properties)
within the WRSP Area. Specific costs and allocations will be determined through Development Agreement(s) and
subsequent Tentative and Final Subdivision Map and
Improvement Plan approvals.

9.4.1.5 SPECIFIC PLAN PREPARATION COSTS AND

COSTS OF STATE AND FEDERAL PERMITS
Pursuant to controlling law (Government Code Section
65456 (a)), the City legally can require the property (and its property owners) within the WRSP to pay for the costs associated with the preparation and adoption of the WRSP.

In this case, the costs associated with the preparation and adoption of the WRSP include, without limitation, the costs associated with environmental review of the WRSP, the
costs associated with the planning and financial consultants hired to assist with the preparation and adoption of the WRSP and related General Plan Amendment and Zoning
criteria, the costs associated with funding and administering the preparation and adoption of the WRSP, the costs of
securing all state and federal permits, and similar direct and indirect costs (WRSP Costs).

Generally, the AC-1 Property shall be responsible for
approximately eighty-two percent (82%) of the total WRSP Costs, whereas the Newell Family Property shall be
responsible for eighteen (18%) of the total WRSP Costs.

The owner of AC-1 portion of the property has already
paid for the bulk (if not all) of the WRSP Costs. Therefore, the City, after adopting the WRSP, shall determine the
total WRSP Costs, the City shall determine the amount
the Newell Family Property owes toward those total
WRSP Costs, and the City shall impose a requirement
that the Newell Family Property pay its portion of the
WRSP Costs before it is approved for any development.

Reimbursement for WRSP Costs may also be addressed in
Development Agreement(s).
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9.4.2 INFRASTRUCTURE AND

IMPROVEMENTS
The infrastructure requirements for the WRSP Area are
composed of a variety of backbone infrastructure projects including land dedications, roadways, water supply
improvements, and sewer infrastructure. The WRSP Area
also includes a variety of other public facilities that have community benefits beyond the WRSP Area.

9.4.3 FINANCING PRINCIPLES AND

POLICIES
The following principles and related policies will govern the funding of infrastructure and public facilities for the WRSP Area. The principles will guide future decisions regarding formation of financing entities, adoption of financing
mechanisms, and project approvals.

Note: The approved Development Agreement between
AC-1 and the City of American Canyon establishes precise direction implementing the WRSP principles and policies.

In any areas of conflict, the terms and conditions of the Development Agreement shall control.

1. A financial analysis and funding strategy shall
be prepared that identifies the private and public
infrastructure and facilities (improvements) required
for the WRSP Area, the allocation of these costs, and
proposed methods for funding.

Policy 1.1: The financial analysis and funding strategy shall take into account the phasing and build out of the proposed development and all improvements needed
to accomplish the development and their respective
costs, and it should provide a financial analysis of all funding mechanisms proposed.

2. The WRSP shall not be a burden to existing residents and will cover the pro rata cost for development
associated with the build out of the WRSP Area.

Policy 2.1: Funding mechanisms shall be established
such that new development and property owners within
the WRSP and in the City fund the infrastructure and
facilities required to provide needed public services and utilities to the WRSP Area.

Policy 2.2: Existing residents within or nearby the
WRSP Area should not be burdened with assessments
or taxes to pay for new public facilities if no benefit is received. Any new assessments or taxes should be
directly related to the benefit received and not place an undue burden on these residents.

Policy 2.3: City development impact fees should be
reevaluated to determine the development impact
fee amount that new development outside the
WRSP Area should have to pay toward infrastructure
improvements and facilities included within the WRSP
Area. Additionally, a partial or full impact fee credit may be granted for public infrastructure and facilities that are provided as part of new development in the WRSP
Area (as further described in Policy 7 below).

Policy 2.4: Properties outside the WRSP Area that
benefit from public improvements provided by the
WRSP should contribute their fair share to public
improvement funding.

3. Future development within the WRSP Area shall pay the costs of mitigating impacts of the WRSP development
on existing facilities and infrastructure in other parts of the City as identified in the WRSP FEIR and Mitigation
Monitoring Program and as set forth in the Development
Agreement(s). Future development within the WRSP
Area shall not pay the cost of addressing existing
deficiencies in parks and all other public improvements in the City of American Canyon.

Policy 3.1: WRSP Area development shall mitigate
offsite public infrastructure and facility impacts as
specified in the WRSP Environmental Impact Report.

WRSP Area development shall pay existing impact fees,
help fund public improvements, or undertake needed
public improvements in order to mitigate impacts on
existing facilities and infrastructure in other parts of the City as defined in and determined by approved
Development Agreement(s).

4. Infrastructure costs shall be allocated among WRSP
Area and surrounding properties based on the principle
of benefit received (fair share allocation or rational
nexus).

Policy 4.1: The City shall establish, on the basis of the financial analysis, a fair-share cost allocation for required public improvements to be borne by all benefiting new
development within and adjoining the WRSP Area.

These public improvement cost obligations shall be
funded by developer construction and dedication of
improvements, as an area development impact fee,
and/or included in a local land-secured financing district covering the WRSP Area.

Policy 4.2: The City shall identify land (e.g., right of way) requirements for public improvements and establish a
“fair share” (average) allocation to all developers and property owners in the WRSP Area.

5. Total public infrastructure and financing costs in the WRSP Area should not exceed industry standards
of financial feasibility or benefit/cost burden on
property owners.
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120 | CHAPTER 9 - IMPLEMENTATION WATSON RANCH SPECIFIC PLAN AMENDMENT Policy 5.1: Develop a detailed infrastructure phasing
schedule that links the timing of infrastructure and
facility construction to the timing of new residential, commercial/retail, and public facility development to the extent possible.

Policy 5.2: The City should encourage measures
that minimize public improvement costs borne by
new development in the WRSP Area. Such measures
could include cost sharing agreements with other
benefiting areas, use of revenue bond funding for utility improvements, and construction and reimbursement
agreements with developers, which can lower costs
generally associated with public construction projects.

The City shall consider credits against City fees to
the extent permissible by law and for public facilities constructed by WRSP Area developers that would
otherwise be funded by City fees.

6. The City should assist in securing methods of WRSP
Area infrastructure financing where feasible through
the establishment of necessary financing entities and
arrangements.

Policy 6.1: The City should assist in coordinating
landowners, developers, and other jurisdictions in the
establishment of the appropriate funding mechanisms.

Policy 6.2: At the request of landowners or developers
in the WRSP Area, the City shall assist in the
establishment of a financing district or districts (e.g., Community Facilities District) to provide necessary
land-secured debt financing.

7. Generally, improvements that are to be located on
a particular property in the WRSP Area shall be
improved by the owner of such property (land). If such
a landowner is required to make improvements (e.g.,
oversizing public infrastructure) with a higher value
than the benefits that landowner receives, the excess
value shall be reimbursed to such landowner from other
benefiting properties.

Policy 7.1: The City shall require dedication of land
for road improvements and construction of public
improvements consistent with City policies and capital
improvement programs.

Policy 7.2: The City shall require development projects in the WRSP Area to fund or support financing for
oversizing of facilities if required by the City and as set forth in the Development Agreement(s).

Policy 7.3: The City shall consider mechanisms
for future development to reimburse landowners or
developers who oversize infrastructure or dedicate
excess land, possibly as part of WRSP fee or related
credit and reimbursement agreements.

Policy 7.4: The City shall consider credits against City impact fees to the extent that WRSP Area landowners
or developers build public improvements and/or
dedicate land that would otherwise be funded by City
impact fees and/or provide community benefit and to
the extent permissible by law.

8. Mechanisms shall be identified or established to
assure ongoing operations and maintenance of public
improvements and extension of public services to
accommodate new development.

Policy 8.1: Landowners or developers shall consider
participating in duly established financing mechanisms
that provide funding for operation and maintenance
of public facilities and/or municipal services such as
public safety services within the WRSP Area, to the
extent standard tax revenues are insufficient to support appropriate levels of maintenance.

9.4.4 FINANCING MECHANISMS AND

RESOURCES
A number of funding and public financing mechanisms
may be used to fund the public services, facilities, and infrastructure associated with the development in the
WRSP Area. The ultimate mix of funding mechanisms shall be determined in the implementation process based on
final technical analyses of costs, benefits and burdens on existing and future property owners, and on deliberations involving City staff, property owners, developers, elected officials, bond counsel, underwriters and finance experts.

This chapter describes the key features of the funding
mechanisms available to finance WRSP Area infrastructure development. The mechanisms discussed in this section
fall into four distinct categories:

1. Area-specific fees, dedications, and exactions

2. Assessment and special tax secured financing

3. Citywide sources

4. Federal and State grants

5. Other sources
Potential financing mechanisms including without limitation are discussed in the following section.
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WATSON RANCH SPECIFIC PLAN AREA FEES,

DEDICATIONS, AND EXACTIONS

WATSON RANCH SPECIFIC PLAN IMPACT FEES
WRSP impact fees may be enacted by a legislative body
(i.e., city or county) through adoption of an ordinance. Such fees, if adopted prior to the development of the WRSP, do not require a public vote to be enacted, but they do require public hearings. WRSP fees must be directly related to
the benefits received. They do not create a lien against property, but must be paid in full as a condition of approval.

The principal use of these fees is to construct backbone infrastructure and facilities essential to the development of the WRSP Area that is not otherwise part of the City-wide impact fee program or other City funding source. WRSP
fees are established so that all properties within the WRSP Area pay their fair share at the time they are developed. The WRSP fee effectively replaces a myriad of other funding devices (e.g. Area of benefit assessments, etc.). Proceeds may be used to reimburse property owners who pay upfront costs for facilities benefiting other properties.

DEDICATIONS AND EXACTIONS
Under the Subdivision Map Act, developers may be required to dedicate land or make cash payments for public facilities required or affected by their project (e.g., road right-ofway). Dedications are typically made for road and utility rights-of-way, park sites, and land for other public facilities.

Cash contributions are made for other public facilities that are directly required by their projects (e.g., payments for a traffic signal).

LAND SECURED FINANCING
SPECIAL ASSESSMENT DISTRICTS (1911, 1913,
1915 ACTS)
California law provides procedures to levy assessments
against benefiting properties and issue tax-exempt bonds to finance public facilities and infrastructure improvements.

Assessment districts, also known as improvement districts, are initiated by the legislative body (e.g., city council), subject to majority protest of property owners. Assessments are distributed in proportion to the benefits received by each property as determined by engineering analysis, and form a lien against property. Special assessments are fixed dollar amounts and may be prepaid, although they are typically paid back with interest over time by the assessed property owner. Only improvements with property-specific benefits (e.g., roads, and sewer and water improvements) may be
financed with assessments.

MELLO-ROOS COMMUNITY FACILITIES DISTRICTS
California’s Mello-Roos Community Facilities Act of 1982 allows for the creation of a special district authorized to levy a special tax and issue tax exempt bonds to finance public infrastructure, facilities and services. A CFD may be initiated by the legislative body or by property owner petition, and must be approved by a two-thirds majority of either property owners or registered voters (if there are more than 12 registered voters living in the area). Special taxes are collected annually with property taxes, and may be prepaid if prepayment provisions are specified in the tax formula.

The special tax amount is based upon a special tax lien against the property. There is no requirement that the tax be apportioned on the basis of direct benefit. Because there is no requirement to show direct benefit, Mello-Roos levies may be used to fund improvements of general benefit, such as schools, fire and police facilities, libraries and parks, open space, detention basins, etc. as well as improvements that benefit specific properties. The provision also allows for the allocation of cost burdens to alleviate burdens on specific classes of development.

ENHANCED INFRASTRUCTURE FINANCING

DISTRICT
The Enhanced Infrastructure Financing District (EIFD) is a new financing tool (see Government Code Section 53398.50 et, seq.) providing broad authority to local agencies to use tax increment to finance a wide variety of projects ranging from infrastructure such as roads, bridges and wastewater facilities to parks and open space, affordable housing, and other community facilities. An EIFD can be used for a single street, in a neighborhood or throughout the entire City. With the WRSP Area being completely undeveloped, there is a
unique opportunity to capitalize on the future tax increment value associated with the project build out to help fund significant infrastructure improvements associated with the WRSP Area. The City, working with the developers,
will evaluate and initiate the use of an EIFD, as deemed appropriate.

LANDSCAPE AND LIGHTING MAINTENANCE

DISTRICTS
Landscaping and lighting maintenance districts (LLMDs)
may be used for installation, maintenance, and servicing of landscaping and lighting through annual assessments
on benefiting properties. LLMDs may also provide for
construction and maintenance of appurtenant features,
including curbs, gutters, walls, sidewalks or paving, and irrigation or drainage facilities. They may also be used to fund and maintain parks above normal park standards
maintained from General Fund revenues. The City has an
existing LLAD and may determine that the WRSP Area join the existing LLAD as a new zone.
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CALIFORNIA STATEWIDE COMMUNITIES

DEVELOPMENT AUTHORITY (CSCDA)
California Statewide Communities Development Authority
(“CSCDA”) allows cities to provide CFD financing for
infrastructure without acting as the issuer of the bonds. The City of American Canyon is a member of the Statewide
Community Infrastructure Program (“SCIP”), a program run by CSCDA. In the event Developer elects to proceed with CSCDA financing, Developer shall notify City of its intent to proceed with CSCDA and CSCDA shall issue the bonds
while adhering to the City’s policy’s pertaining to tax rates and value to lien ratios.

BENEFIT COVENANT TRANSFER FEE
The project applicant is assessing the appropriateness of a Benefit Covenant Transfer Fee on all properties in the WRSP Area. The fee, set at a percentage of sale price,
would be levied on property transfer transactions. Such a fee may be used to create a long-term revenue stream that could be applied to infrastructure development or facilities maintenance in the WRSP Area.

CITYWIDE DEVELOPMENT IMPACT FEES
The City has a number of existing impact fees. These
fees may provide funding as credits to offset the costs of developing backbone infrastructure in the WRSP Area for improvements of citywide benefit. Impact fee credits may only be used on City-wide facilities included in the City’s impact fee program for like improvements (e.g., traffic impact fee for traffic improvements credit) or as otherwise approved in the Development Agreement(s).

FEDERAL AND STATE GRANTS
Investigation of potential funding for public facilities from other levels of government is appropriate. Since the
availability of funding from these sources is unknown, it has not been assumed that these sources would be available
for development financing.

9.4.5 IMPLEMENTATION
The following Implementation Plan describes the process that shall be undertaken to establish the required financing mechanisms and build required infrastructure associated with development of the WRSP Area. The Action Steps detail the method to be followed by the City, in cooperation with development interests in the WRSP Area, to establish the preferred financing mechanisms. The implementing actions have been specified to respond to varying circumstances, including variations in the infrastructure financed under the WRSP and the intensity of WRSP Area development.

The recommended steps are presented according to their
sequence and relative importance.

ACTION STEPS

6. Establish infrastructure financing requirements and
obligations.

Action 1.1: Assure consistency with WRSP EIR.

The EIR prepared for the WRSP is required to evaluate
impacts of the project upon public facilities and services.

This evaluation should be coordinated with parallel
efforts by the City or the WRSP developers. Mitigation
measures, to the extent they are required, should be
consistent with the financing mechanisms implemented
pursuant to the WRSP.

Action 1.2: Draft and adopt a Development
Agreement(s) with WRSP developers.

The standard Development Agreement shall be offered
to all developers in the WRSP Area and modified to
meet each developer’s particular circumstances. The
Development Agreement is viewed as necessary
to convey development program entitlements
commensurate with the WRSP, in exchange for
the financial commitments that will be asked of the
developers (including participation in land secured
financing mechanisms and acceptance of the area
development impact fees).

Action 1.3: Reflect infrastructure and financing
obligations in tentative subdivision maps.

The City shall establish a standard set of subdivision
map conditions for certain subdivision map
applications within the WRSP Area. These conditions
should incorporate obligations for funding specific
improvements, land dedications needed for public
improvements; and participation in any financing
districts established.

7. Finalize cost and phasing assumptions.

Action 2.1: Identify final set of facilities.

Before financing mechanisms can be established, the
City must provide direction and clarity concerning the
backbone infrastructure and facilities to be financed as a part of the WRSP. This facility identification should be done in cooperation with the involved property owners
or developers within the WRSP Area.

Action 2.2: Formulate final cost estimates.

The City must also establish a set of infrastructure costs that will be financed within the WRSP. The infrastructure cost estimates included in this report can be “preliminary and for planning purposes.” More specific engineering
estimates will need to be prepared as actual financing
mechanisms are adopted.
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WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 9 - IMPLEMENTATION | 123 Action 2.3: Establish infrastructure phasing based
upon development priorities.

This task serves to ensure that a financially feasible and acceptable Financing Plan can be created to support
development in the WRSP Area.

8. Establish preferred financing mechanisms.

Implementing the Financing Plan within the context
of overall WRSP implementation may require that the
City, or State Agency, establish a CFD or assessment
district to help improve the developer’s ability to meet the City’s infrastructure requirements, both with regard to amount and timing of the improvements.

9.5 Maintenance of
Common Facilities
Common facilities within the WRSP Area will include both public and private facilities. Determination of public versus private shall be established through the tentative map
process. The City shall be responsible for maintenance of public facilities while private facilities shall be maintained under the framework of a Master Homeowner’s Association, with sub-associations for individual neighborhoods as
deemed appropriate.

9.6 Implementation
Policies

9.6.1 ADMINISTRATION

9.6.1.1 DEVELOPMENT AGREEMENTS
To strengthen the public planning process, encourage
private participation in comprehensive planning, and reduce the economic risk of development, the Legislature of the State of California adopted Government Code sections
65864 et seq. (“Development Agreement Statute”), which
authorizes the City to enter into a development agreement with any person having a legal or equitable interest in real property providing for the development of that property and establishing certain development rights in the property. The City of American Canyon Municipal Code Chapter 19.47
further establishes the authority for the City to enter into development agreements.

The Development Agreement by and between American
Canyon 1, LLC (AC-1) and the City of American Canyon
(Ordinance 2019-06) establishes the administration of
the terms and conditions of the WRSP. The Development
Agreement ensures predictable and equitable allocation of costs of basic and shared infrastructure, reimbursements of improvement costs benefiting other properties, and
provisions for reciprocal and mutually benefiting right-ofway dedications and grants of easements for public and private infrastructure. The administration of the terms and conditions of the WRSP for the development of property
owned by the Newell Family may be established in separate development agreement(s) between the Newell Family and
the City of American Canyon.

The Development Agreement is subject to future
modification by a mutually executed document signed by
the parties thereto. In the case of a conflict between the WRSP’s description of the Development Agreement and
the terms and conditions of the Development Agreement,
the terms and conditions of the Development Agreement
shall control.

9.6.2 ADOPTION
The WRSP was adopted by ordinance on October 16, 2018
(Ordinance 2018-08), in accordance with Section 19.17.070 of the American Canyon Municipal Code.

9.6.3 AMENDMENT
Amendment of the WRSP shall be done in the same manner
as adoption of the WRSP. Pursuant to City of American
Canyon Municipal Code Section 19.17.070 (D), the WRSP
provides provisions for minor and major amendments.

9.6.3.1 WRSP AMENDMENTS - MAJOR
Major WRSP Amendments are those determined by the
Community Development Director to be changes that could significantly alter the design intent and vision of the WRSP or affect environmental impacts and approved mitigation measures. Major Amendments to the WRSP must be
reviewed and approved by Planning Commission and City
Council. The following will likely be considered to be a major WRSP Amendment:
• Introduction of new land use categories.
• Changes in the boundaries of the Land Use-Zoning
categories in conjunction with the approval of a
tentative subdivision map or parcel map, resulting in an increase or decrease in area of more than 20% or 5
acres, whichever is greater.
• Changes to the circulation system or community facility design which would materially affect a planning concept detailed in this WRSP, or this WRSP as subsequently
amended.
• Density increases in excess of the maximum allowable
stated density or Density Transfers in excess of limits set in Section 9.8 below.
286
124 | CHAPTER 9 - IMPLEMENTATION WATSON RANCH SPECIFIC PLAN AMENDMENT • Any change that would result in a significant adverse environmental impact.
• Goals, Objectives and/or policies changes.
• Changes that would substantially alter the design
character or vision of the WRSP.

9.6.3.2 WRSP AMENDMENTS - MINOR
Minor WRSP Amendments are those amendments
determined by the Community Development Director to
be consistent with the intent of the Plan’s vision, goals, objectives and policies. Minor WRSP Amendments may
be denied or approved at the discretion of the Community Development Director with conditions imposed to safeguard public safety and health. No Planning Commission or City Council review is required for Minor Amendments unless
an Appeal is filed. Examples of Minor Amendments to
the WRSP subject to the approval of the Community
Development Director include, but are not limited to, the following:
• An amendment that will not significantly affect the
physical character, goals or intent of the WRSP.
• An amendment that will not be materially detrimental
to the public welfare or injurious to property or
improvements in the vicinity.
• An amendment that will not significantly increase
environmental impacts beyond levels identified in the
WRSP FEIR.
• An amendment to the sequencing or size of phases
described in the Phasing Plan.
• An amendment to a Land Use-Zoning boundary in
conjunction with the approval of a tentative subdivision map or parcel map, that does not result in an increase
or decrease in area of more than 20% or 5 acres,
whichever is less.

9.6.3.3 REQUIRED FINDINGS
All amendments to the WRSP must be found to be consistent with the City of American Canyon General Plan and this
WRSP. Individually, major and minor amendments must
have supporting findings which document their consistency with the sections above. For Minor Amendments, the
Community Development Director shall include the findings in a letter of approval, a copy of which is to be kept on file with the City. Findings required are:
• Changes have occurred in the community since the
adoption of the WRSP which warrant approving the
proposed amendment.
• The proposed amendment is consistent with the City of American Canyon General Plan.
• The proposed amendment will result in a public benefit to neighborhoods within the WRSP Area.
• The proposed amendment will not result in any
unmitigated impact to adjacent properties.
• The proposed amendment will enable the delivery of
services and public facilities to the population within the WRSP Area.

9.7 Subsequent
Entitlements
The WRSP sets in place the vision and approach to
development of the property within the WRSP Area. As
a part of implementing the WRSP vision, additional
entitlements are required. Some of these may be processed in conjunction with the WRSP, but most will likely follow the adoption of the WRSP. The entitlement approvals
anticipated to be granted by the City of American Canyon subsequent to adoption of the WRSP are described below.

The City’s process for these entitlements will apply.

9.7.1 MAPPING AND DESIGN PERMITS

9.7.1.1 SUBDIVISION MAPS
Development proposals requiring division of property will require the filing of a subdivision map and review and
approval by the City of American Canyon. Tentative maps must be consistent with the goals, objectives, policies and standards set forth in the WRSP. All subdivisions within the WRSP Area will be governed by the State Subdivision Map Act (Government Code Sections 66410-66499.58) as well
as City of American Canyon regulations and policies not included in the WRSP (see Municipal Code Chapter 18.22).

All projects with approved maps must submit final
subdivision maps to the City Engineer for review and
approval. Final maps must be consistent with the tentative map, must include all information required by the City of American Canyon Municipal Code, and will be governed
by the Subdivision Map Act (Government Code Sections
66410-66499.58). Subdivision maps must be recorded
287
WATSON RANCH SPECIFIC PLAN AMENDMENT CHAPTER 9 - IMPLEMENTATION | 125 prior to the expiration of the tentative maps. Multiple final maps may be filed with each phase of development when
approved as part of the tentative map entitlement stage.

9.7.1.2 IMPROVEMENT PLANS
Implementation of the WRSP will require the submittal and approval of improvement plans by the City. Improvement
plans must include detailed engineered grading, street
improvement and utility plans for both on and off site
improvements. All improvement plans shall comply with the requirements of the WRSP and other City standards not
otherwise specified in the WRSP.

9.7.1.3 DESIGN PERMITS - ARCHITECTURE AND

SITE APPROVAL
All Architecture and Site approvals require a Design Permit.

Development proposals shall be consistent with the goals, policies and regulations of the WRSP and shall implement the Community Design Guidelines set forth in the WRSP,
Appendix A. Architectural and Site Approval shall be
required for all development within the Watson Ranch Area and shall be subject to review and approval of the City staff and Planning Commission pursuant to the City of American Canyon Municipal Code Sections 19.41.010 through

19.41.060. Applications shall provide a site development plan, architectural design drawings, landscaping plans and any other information deemed necessary by the American
Canyon Community Development Director. All Design
Permits may be processed concurrently with Tentative Tract Map application(s).

A single Design Permit may be processed for the NVRG
Area. The Design Permit will include all that area defined as NVRG on Figure 4.2 and may include the adjoining open space properties and will include the Parking Management Plan (PMP). This Design Permit may serve as a master
plan for the ongoing implementation of the NVRG.

9.7.1.4 CONDITIONAL USE PERMITS
Uses defined as conditional uses under each of the land use categories within the WRSP Area shall be subject to the City of American Canyon Municipal Code Section 19.42.020.

An application for conditional use permit shall be submitted to the City of American Canyon for review by City staff and the Planning Commission. The Planning Commission
shall review the application at a properly noticed public hearing and consider approval or denial of the Conditional Use Permit pursuant to the required findings set forth in

19.42.020 (D).

9.7.1.5 OTHER APPROVALS
Other approvals as may be required by the City of American Canyon and any other public agency having legal jurisdiction regarding development and use of property within the
WRSP (e.g., final map approvals, execution of subdivision improvement agreements, building permits, certificates of occupancy, etc.).

9.7.2 ENVIRONMENTAL REVIEW/CEQA

EXEMPTION
In advance of adopting this WRSP, the City of American City Council Certified an Environmental Impact Report (EIR)
evaluating the significant environmental impacts associated with buildout of the WRSP and adopted mitigation and
monitoring program which has been incorporated by
reference into the WRSP.

Under the California Environmental Quality Act (CEQA),
the WRSP is a “project” subject to evaluation of potential adverse impacts to the environment. The information
obtained in a project’s environmental review provides
decision makers with the insight necessary to guide policy development, thereby ensuring that the WRSP’s policies
will address and provide the means to avoid potential
environmental impacts.

Although the EIR and the WRSP are separate documents, it is important to note that the environmental review process has been an integral component of the planning process
to ensure the WRSP’s sensitivity to critical environmental concerns. The WRSP was reviewed as a project
anticipated to be developed over an extended period of
time. This approach enabled the City of American Canyon to comprehensively evaluate the cumulative impacts of the WRSP and consider alternatives and area-wide mitigation measures in conjunction with the adoption of the WRSP.

Subsection (a) of Government Code Section 65457
states: “Any residential development project, including any subdivision, or any zoning change that is undertaken to implement and is consistent with a WRSP for which an environmental impact report has been certified after January 1, 1980, is exempt from the requirements of Division 13 (commencing with Section 21000) of the Public Resources Code. However, if after adoption of the WRSP, an event as specified in Section 21166 of the Public Resources Code occurs, the exemption provided by this subdivision does not apply unless and until a supplemental environmental impact report for the WRSP is prepared and certified in accordance with the provisions of Division 13 (commencing with Section 21000) of the Public Resources Code. After a supplemental environmental impact report is certified, the exemption specified in this subdivision applies to projects undertaken pursuant to the specific plan”.
288
126 | CHAPTER 9 - IMPLEMENTATION WATSON RANCH SPECIFIC PLAN AMENDMENT A large portion of the WRSP involves residential
neighborhoods that will be eligible for the exemption from CEQA under this provision.

As specific development projects are proposed within the boundary of the WRSP, the City of American Canyon will
evaluate if any additional environmental review is required under CEQA. The environmental document and review
process required will depend on the nature of the project and circumstances at the time.

9.8 Unit Transfers
It is the intent of the WRSP to permit flexibility in adjusting unit and product mix in response to market demand.

Transfers of residential units between neighborhoods and residential land use categories are permitted as long as the overall number of units does not exceed the total project entitlement of 1253 units. In addition to the 1253 units, 186 affordable units are provided at Lemos Point, and additional allowed residential units may be secured through density and affordability bonus law. Additionally, the area density resulting from unit transfers shall not exceed the maximum allowable density for each residential Land Use-Zoning
category specified in the WRSP. The number of units in each land use category (MDR-12, MDR-16, HDR) as defined by
WRSP (see Table 4.1) may be increased administratively a maximum of 10%. Unit transfers must be identified as part of a final subdivision map and are subject to the approval of the Community Development Director. There is no limit on the total unit decrease in any given neighborhood.

Up to 10% of the total units may be transferred from the residential area to the Mixed Use area (NVRG) as integrated mixed use residential units. This allocation of density may also be applied to the Hotel on a unit to room equivalent (e.g. 10 units = 10 rooms).

The request for unit transfer may be administratively
approved by the Community Development Director. Each
request must specify the total number of units being
adjusted, including a summary showing what area the units are transferring from, with a running total for the entire WRSP Area of individual ownership. Transfers of units
between the separate ownerships (e.g. AC-1 and Newell
Family) shall not be permitted without written consent of all parties involved.

Unit transfers must not result in impacts beyond those
identified in the WRSP Environmental Impact Report.
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WATSON RANCH SPECIFIC PLAN AMENDMENT APPENDIX A - DESIGN GUIDELINES | 127 APPENDIX A: DESIGN GUIDELINES
A.1 Purpose and Intent of the Design Guidelines
The Watson Ranch Specific Plan (WRSP) design guidelines seek to create a unique, memorable identity to reinforce the City of American Canyon as a destination within Napa County.

This design direction utilizes simple forms with an architectural palette appropriate to wine country living. The design guidelines are statements that describe the desired visual character within the WRSP. They are working tools that implement the Vision and Design Strategy provided in Chapter 4. The design guidelines address issues that are primarily aesthetic in nature.

The design guidelines establish a range of encouraged design approaches while allowing for flexibility and innovation.

The design guidelines are designed to provide the City of American Canyon with the necessary assurance that the WRSP Area will develop in accordance with the quality and character proposed herein; and to provide guidance to City staff, the Planning Commission, and the City Council in the review of future development projects in the WRSP Area.

The design guidelines address each land use: Napa Valley Ruins & Gardens Mixed Use (MU), High Density Residential (HDR), Medium Density Residential (MDR) , Parks, and Open Space; and general categories of community monumentation, as well as walls and fencing. The intent of the design guidelines is to encourage innovative, quality design for all areas of the WRSP Area.

Per City of American Canyon Code, all development proposals must be reviewed by the Planning Commission. Any changes to a building and/or facade for any land use submitted after Planning Commission approval should be reviewed and approved administratively by the planning director or the designee. Should they deem that there has been too great a modification to the plans previously recommended for approval by the Planning Commission and approved by City Council, then the particular building elevations shall be re-submitted for review and approval.

A.2 Sustainability Design Guidelines
The sustainability of a community depends on creating and maintaining its economic and environmental health. It is important that for communities to be successful, they develop principles and a collective vision for the future that applies an integrative approach to environmental, economic, and social goals. The WRSP aims to achieve a high level of sustainability incorporating a three tier approach to sustainability through an effective management of resources at all levels of planning, design, and construction.

TIER 1 DESIGN GUIDELINES
The first tier involves using sustainable principles in community design and overall master planning. An integral relationship exists between how a community is planned and developed through its form, configuration, and use along with its capacity to meet its social, environmental, and economic needs. Community form, which represents the needs and priorities of the community, directly influences community capacity to sustain itself into the future. The sustainability design guidelines used in the overall planning of the WRSP Area include:
• Vehicle miles travelled should be reduced through the provision of a mixed-use community that accommodates a wide range of uses.
• A wide range of housing types should be provided that allow for varied housing opportunities. • Non-vehicular circulation should be emphasized through the creation of compact, interconnected walkable blocks. • A healthy lifestyle should be promoted through an integrated system of trails and pedestrian connections. • Narrow street sections should be provided to reduce surface runoff and reduce urban heat island effect. 290
128 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN AMENDMENT • Environmentally sensitive areas should be preserved
where possible.
• Existing structures and materials at the NVRG should
be reused where possible.
• Features such as electric charging stations and
solar panels should be provided at key community
destinations.
• Wherever applicable, the project should promote
community-wide awareness on sustainability through
outreach and education. Awareness techniques may
include, but not be limited to LEED certified buildings incorporating signage on the sustainable design
features on the built environment, landscape signage
educating the community on sustainability techniques in the natural environment, and community-wide classes
and seminars to make the residents aware of what they
can do to help.
• Incorporate horizontal mixed-use into the community to create a walkable, pedestrian friendly community with
less need for automobiles.
• If possible, accommodate a public transit stop centrally located near the core activity hub.

These could include, but not limited to:
• High Performance Attics;
o High Performance Walls;
o High Performance HVAC Systems
o High Performance Windows;
o Tankless Water heaters; and
o Cooling Ventilation and house fans;
• Consider incorporating a “cool roof” which reduces the amount of heat conducted to the building. This can be
achieved by using highly reflective or “cool color” roofing products.
• Outdoor lighting should incorporate fixtures that produce light using light-emitting diodes (LEDs) which use at
least 75 percent less energy than incandescent lighting. • Residences and public/commercial buildings should
be designed to accommodate electric vehicle charging
stations.
• Incorporating signage on the sustainable design
features on the build environment, specifically LEED
certified buildings.
• Homebuilders providing buyers with a system option
for the homes to include photovoltaic (solar) and solar water-heating systems. Being solar-ready may include:
o Having a designated solar zone
o Adequate electric capacity
o Designated conduit and plumbing paths
• Commercial parking incorporating photovoltaic (solar) panels over the parking, or solar turbines located on the light poles to harvest energy.

TIER 3 DESIGN GUIDELINES
The third tier involves a commitment to sustainable
landscape techniques. The desire to create community in accordance with green building principles influences the decisions regarding the landscape design, recreational
programming, and physical layout of each development
area. The sustainable landscape techniques that may be
used include:
• Drought tolerant plants should be selected to reduce
water consumption based upon:
o Their adaptability to the natural conditions of the
site.
291
WATSON RANCH SPECIFIC PLAN AMENDMENT APPENDIX A - DESIGN GUIDELINES | 129 o Protection and preservation of native species and
natural vegetation
o Disease and pest resistance
o Water-conserving plant and turf species
o Selection of plants from the East Bay Municipal
Water District’s “Plants and Landscape for
Summer-Dry Climates” as the primary reference.
• Plant materials should be selected that promote a
diversity of flora and fauna.
• Recycled water for landscape should be considered to
reduce the consumption and demand of potable water.
• Pursuant to Zoning Ordinance Chapter 19.22.040 no
turf is permitted in front yards and in other areas turf areas should be minimized.
• Low impact development principles should be
implemented to reduce the impact of the development
on the natural environment.
• Incorporate infiltration beds, swales, and basins into the design of a project to allow water to collect and soak into the ground, as required by local agency.
• Utilize pervious or porous surfaces (permeable pavers or blocks) to minimize runoff.
• Encourage the use of rain harvesting or catchment
technologies (rain gardens, canisters, etc.)
• Projects shall incorporate The City of American Canyon Model Water Efficient Landscape Ordinance (MWELO)
into the design.

A.2.1 SUSTAINABLE LANDSCAPE
Sustainable landscape practices proposed for the WRSP
Area may include Low Impact Development techniques,
innovative irrigation technologies and water conservation, drought-tolerant landscape, and energy conservation.

A.2.1.1 LOW IMPACT DEVELOPMENT (LID)

LANDSCAPE
The term LID refers to storm water management techniques that use vegetation and open space to optimize natural
hydrologic processes and reduce stormwater runoff.

Areas incorporated within the WRSP Area that provide
treatment include NVRG, parks, community gardens,
detention basins and open space. All project areas should incorporate the following sustainable landscape practices:
• Large canopy street trees should be used wherever
appropriate to intercept rainwater, encourage root
uptake, and facilitate evapotranspiration.
• Bio-retention systems in conjunction with vegetated
swales should be incorporated where appropriate in
open space and other landscape areas.
• Where space allows, residential areas should include
landscape treatments that provide on-lot detention,
filtering of rainwater, and groundwater recharge.
• Where suitable, permeable surfaces such as unit
pavers, turf block, gravel and permeable concrete,
should be used in place of paving;
• Tree and plant species for bio-retention and bio-swale areas should be selected from the approved plant
palette shown in Appendix A.

A.2.1.2 IRRIGATION AND WATER

CONSERVATION
Irrigation systems should be designed to conserve water resources by efficiently and uniformly distributing water.

Less watering, fertilizing, and chemical control required for landscape design reduces the need for irrigation and associated water use.
• Irrigation design should follow California Department of Water Resources ordinances, Napa County Water
Ordinances and tailored to the climate of American
Canyon.
• Irrigation should be provided for plant establishment. • All public areas, rights-of-way, and community
landscaping should have an automatic irrigation system. • Use of low volume spray heads and drip irrigation
systems should be maximized.
• New irrigation techniques and drip irrigation systems should be used for efficient delivery of water.
• Irrigation design should accommodate hydrozones
accordingly, separating high, medium and low wateruse plants. 292
130 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN AMENDMENT • Automatic irrigation systems should include a rain
shutoff valve or weather based control system.
• Shrubs and trees should be irrigated with a drip system or MPR heads to provide deeper, more even watering
and promote water conservation.
• Irrigation controls should be screened from view from the street by landscaping or attractive site materials. • Soils should be mulched with 3 inches of organic material to reduce evaporation, keep the soil temperature even,
and control weeds.

A.2.1.3 DROUGHT TOLERANT LANDSCAPE
• Plant selection should emphasize the use of native,
drought-tolerant, long-lived, pest-resistant plant species that are well adapted to the climatic and soils conditions of the site.
• Turf should be limited to parks or other active uses and high visibility areas as allowable.
• Low groundcover and drought tolerant grasses should
be used as an alternative to turf wherever possible.
• Sustainable maintenance techniques should be used
through the use of organic fertilizers and weed/pest
control products through literature provided to future
residents, including local resources for procurement of drought-tolerant plant materials.

A.2.1.4 ENERGY CONSERVATION
• Planting design should consider location and orientation when adjacent to buildings to maximize solar orientation and reduce building heating and cooling.
• Landscape around buildings should be designed to
provide shading in the summer months and solar
access during the winter.
• Energy-efficient landscaping techniques are
encouraged such as use of local materials, and on-site
composting, to reduce green waste hauling.

A.3 Landscape Strategy
The landscape design for the WRSP Area emphasizes
drought-tolerant, native and edible landscaping and
provides abundant trees for beauty, definition of spaces, habitat enhancement, and comfortable & healthy community in American Canyon. Attractive and shaded streets, parks, community gardens, buffers, and trails will establish strong community character and quality living environments, both in the near future and in the long term. In addition, the WRSP incorporates green infrastructure or low impact
development landscape practices.

Native, drought tolerant landscaping Drought tolerant landscaping 293
WATSON RANCH SPECIFIC PLAN AMENDMENT APPENDIX A - DESIGN GUIDELINES | 131 A.3.1 OVERALL LANDSCAPE DESIGN

GUIDELINES
The following design guidelines pertain to all initial planting within the WRSP Area. As applicable, landscaping within the WRSP Area will be subject to any special requirements identified by soils or inherent drainage conditions.
• Plant materials should be selected from the plant
palettes in Appendix A, with an emphasis on native and
adaptive plants, where appropriate.
• Substitutions or additions may be considered based on the suitability of the species in terms of similarity of form, adaptability, tolerance to site soils, climatic conditions or water quality, or other pertinent characteristics.
• The plant list is not intended to be exhaustive but to provide a clear guide for selection.
• Additional plants may be used that are compatible
with this list and are consistent with the intent of these Guidelines.
• Plant selection should emphasize the use of droughttolerant, long-lived plant species that are well adapted to the climatic and soils conditions of the site.
• Planting design should consider year-round interest
and seasonal character through the careful use of
flower, leaf color and texture.
• Landscape design should provide effective screening of parking areas, retaining walls, utility enclosures, utility cabinets, service areas, or transportation corridors to reduce negative visual impacts.
• Screening landscape should incorporate evergreen
plant species in order to maintain year-round leaf cover. • Plant selection should avoid the use of tree species
with invasive root systems near utility lines and paving and avoid the use of non-native, invasive species that
may spread into open space areas.
• Street trees should be placed in parkway strips between the curb and sidewalk, with drought tolerant shrub and
ground cover plantings to encourage sidewalk use.
• Pedestrian trails or walkways with ornamental plantings may provide enhanced landscape within the various
neighborhood communities.
• Landscaping is required where development is visible
from major public roadways and public facilities
including trails.
• Tree planting location and species should consider the need to preserve solar access, views, and fire safety
requirements.
• All plants should be carefully selected to avoid toxic species that could be harmful to children or cause
allergic reactions.
• Landscape plans for all areas where the developer is
required to install landscaping should be prepared by a landscape architect registered to practice in the State of California.

Edible Landscape Community Garden
294
132 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN AMENDMENT A.3.2 COMMUNITY GARDENS AND EDIBLE

LANDSCAPE
The use of edible landscaping will be important in expressing the healthy living theme of the WRSP Area. In addition to NVRG and neighborhood gardens, edible landscaping may
be used almost anywhere in commercial and residential
sites, trails, parks, and other open spaces so that residents can enjoy the benefits of edible plants integrated into their daily lives.
• Planting should combine non-edible and edible
species such as combinations of fruit and nut trees,
berry bushes, vegetables, herbs, edible flowers, and
ornamental plants.
• Edible landscape designs should resemble an
ornamental garden and create balance, unity, rhythm,
interconnection, and pattern in the landscape while
integrating a host of food-producing plants into the
design.
• Fruit-bearing trees, if used, should be planted to not overhang paved areas or trails.
• Landscape design should emphasize the use of nectarproducing and flowering plants that supply food, shelter, and breeding habitat for beneficial insects that pollinate edible crops and control pests.
• Gardens for butterflies, hummingbirds, and native bees should be used.
• Climbing vines such as grape and kiwi should be used
for arbors, pergolas, fence lines, or trellises.

A.4 Residential Design
Guidelines
While a well-organized land use and circulation plan is important, it does not create a pleasant and memorable
community. Identity deals with the perception of the
community as we experience it, not in plan form or from an airplane. The intent of the residential Design Guidelines is to craft architectural forms that create visually appealing neighborhoods.

A.4.1 NEIGHBORHOOD CHARACTER

DESIGN GUIDELINES
Neighborhood character is based upon a combination or
circulation patterns, architecture, and landscape forms.

The following guidelines should be considered during the neighborhood design process.
• Open ended cul-de-sacs should be utilized where
practical.
• Long stretches of homes should not back onto streets
or open space amenities such as parks and paseos.

Where homes back onto open space amenities, open
view fencing should be used.
• Inappropriate street termination points such as a
bedroom window or an alley should be avoided.

A.4.2 ARCHITECTURAL CHARACTER
Building on the character of the NVRG, residential
architecture should be form based and equally reserved
Sufficiently sized front porches to encourage use Distinct, visible balconies Signature detailing 295
WATSON RANCH SPECIFIC PLAN AMENDMENT APPENDIX A - DESIGN GUIDELINES | 133 in the use of ornamentation. Materials such as smooth
stucco, wood, and metal roofing should be used. Detailing should be of wood and metal. A mix of rich but muted colors with bold accents can provide vibrancy to a streetscape.

Form-based architecture should result in simple structures where gable and shed roofs with tower elements should
be used as accents and focal points.

A.4.2.1 CREATE VARIETY ALONG THE

STREETSCAPE
Creating building relationships and massing that
demonstrate variety and individuality will add to the sense of place.
• There may be a mix of two and three story homes within the community.
• Unvarying repetitive facades that present a monolithic development should be avoided.
• Where practical, windows should be placed to minimize privacy conflicts.
• Visual interest in the streetscape should be created
through building articulation and a variety of forms
between buildings.
• There should be varied wall plane lines.
• There should be publicly visible balconies, veranda,
porches, and arcades.
• Front porches should be sufficiently sized to be usable. • There should not be repetitive, unarticulated building forms.
• Unarticulated roof forms should not be set on a constant wall plate height.

Appropriate use of accent material to create a signature architecture style Stucco finish with metal roof Appropriate change of materials to accent design intent Smooth stucco finish with accent material 296
134 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN AMENDMENT A.4.2.2 PUBLICLY VISIBLE FACADES
Equal concern should be given to side elevations on corner lots and rear elevations where visible to the public. There should be articulation and relief on these “public” faces. • The “wrapping” of articulation, materials and architectural details on the sides and rears of homes should present
these sides to the public.
• Unadorned flat side and rear elevations should not face onto open space areas and public streets.
• Porch elements are encouraged to wrap the corner at
corner lots.
• Side elevations that face a public street should be
enhanced with additional windows, pop-outs or bays,
chimneys, stepped rooflines or balconies as appropriate.

A.4.2.3 MATERIALS AND DETAILING
Residential building materials should be appropriate to the community character:
• Signature detailing should establish the community’s
architectural character in form, color, and materials.
• Abruptly disharmonious and monolithic architectural
style, color, and material should not be used.
• Where buildings are predominantly stucco, they should have as smooth a finish as practicable. Heavy stucco
textures are strongly discouraged.
• Siding materials including stucco, lap siding, board and batton, corrugated steel.
• Accent materials include brick, stone, tile, wood trim, sills or headers, metal roofing, and wrought iron.
• Roofing materials should include dimensional
composite shingles and metal roofing.
• Half round gutters and round downspouts should be
used.
• Changes in materials should occur at inside corners
where the building plan changes direction, or where
they accent the design.
• Style “appliqué” details should be avoided.

A.4.2.4 ENTRANCES
Entries should be given special attention as a whole
system including the door, side windows, porch and entry wall.
• Entries should be inviting from the street.
• Adequate weather protection should be provided.
• Where homes occur on corners opportunities to wrap
the porch to the side should be explored.

A.4.2.5 REDUCING THE VISUAL IMPACT OF

STREET-FACING GARAGES
Where street facing garages occur on single family
detached homes, lessening the impact of garage doors on the streetscape is important in the creation of pedestrian oriented neighborhoods
• Driveway pavement should be reduced to the minimum
functional width.
• Living space or architectural elements should be
forward of the garage doors.
• Sectional garage doors should have appropriate panel
detailing and window panels, and be recessed into the
building plane.

A.4.3 RESIDENTIAL LANDSCAPE

GUIDELINES
Each Neighborhood should further support the community
theme by providing private landscapes that connect and
blend into the larger setting and character of the WRSP Area. Private landscapes include all private front yard landscapes and any residential common area landscapes
such as those landscapes included as part of a Homeowner Association. Private landscapes should contain a pleasing mix of Neighborhood Identity plants as identified at the end of this section.

The predominant ground plane in each lot should be
planted with groundcovers, turf or shrubs to maintain
an open character and view corridors throughout the
community while providing neighborhood identity. The use of turf in the front yard is strongly discouraged.

Maintenance of residential landscape beyond the
establishment period shall be the responsibility of the Homeowner, to the extent that it occurs within the legal property of each lot; except for certain easement areas on lots where the landscape will be established and
maintained by an HOA.
297
WATSON RANCH SPECIFIC PLAN AMENDMENT APPENDIX A - DESIGN GUIDELINES | 135 A.4.3.1 WALLS AND FENCING
Fences and walls should be built according to the design criteria and be of the materials indicated in these Design Guidelines. Retaining walls over eighteen (18) inches in height should be of masonry or poured in place concrete construction, and any retaining wall over three (3) feet shall not be installed without structural calculations developed by a structural engineer. All wall locations, heights, and finishes shall require approval of the City of American Canyon.

Fencing and walls at property lines, and between
neighborhoods and adjacent to land uses are highly visible and are a major component of the visual landscape. The
goal of fencing and walls in the WRSP Area is to maintain an open park setting that unites and blends private
landscape with the lake, parks, open spaces and urban
areas while providing a sense of privacy and security to homeowners with sound attenuation.

A.4.3.2 RESIDENTIAL LANDSCAPE GRADING

AND DRAINAGE
All site surface drainage from private landscapes should be conducted to a storm water quality treatment system
by the Builder.

Mounding and earth berms are discouraged as part of
Private Landscape design.

A.4.3.3 RESIDENTIAL LANDSCAPE

IRRIGATION
The WRSP is committed to water conservation and
the efficient use of water through innovative and
accepted irrigation practices. Irrigation designers
shall use current water use guidelines and tables,
state-of-the-art irrigation equipment, and automatic
controllers capable of multiple programming.
• Drip irrigation is encouraged particularly in small
planting areas.
• Overhead irrigation systems may be used in
larger planting areas.
• Overspray onto paving, fences or walls should
be avoided and soil erosion should be minimized
by the use of in-line or in-head check valves.
• Turf areas should be irrigated by an overhead
spray or rotor system or by subsurface irrigation
drip tubing. Overspray onto paving, fences or
walls should be avoided and soil erosion should
be minimized by the use of in-line or in-head
check valves.
• All valves and equipment should be located
adjacent to buildings where feasible and visually
screened from public view.
• No irrigation equipment should be located in
such a way so as to create a safety hazard to
persons or property.
• Operating manual and scheduling charts should
be provided to all Homeowners, Maintenance
Companies, Associations, or Agencies.

Variety of shrubbery Appropriate landscaping adjacent to sidewalks 298
136 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN AMENDMENT • As-built plans should be prepared and provided for any Common Area Systems, such as may be used in HOA
or LLD jurisdictions.

A.4.3.4 RESIDENTIAL LANDSCAPE

PLANTING DESIGN
Planting layout and design should be conducted with
knowledge of plant material habits and varieties as a guide for proper spacing and combinations. The ultimate size
and growth speed of plant materials should be considered to achieve an interesting, diverse landscape effect.
• Residential Local Street trees should be chosen from
the appropriate Neighborhood Local Residential Street
Tree Lists.

A.4.3.5 PRIVATE COMMON AREA

LANDSCAPES RESIDENTIAL
Private Common Area Landscapes surrounding highdensity housing or alley-loaded units will be determined by the Developer/Builder and should exhibit the landscape characteristics of the Neighborhood in which it is located.

Planting materials should follow the same criteria and
Neighborhood Identity Plant lists.

A.4.4 RESIDENTIAL STREET

LANDSCAPING
The overall landscape design concept for public streets is to create a distinct village by blending public and private landscapes and reflecting historic materials and styles found in the region. The landscape should also mirror the organizing elements of surrounding rural and agricultural landscapes and emphasize connections between
residential neighborhoods, using California adapted plant species that provide scale, color and seasonal interest. • All ‘ground plane’ landscape materials including shrubs, groundcovers and turf should conform to the City of
American Canyon.
• Groundcover should be used in parkways on loop
parkways, collectors, enhanced locals, or residential
locals per the City of American Canyon.
• Any trees planted in parkways should be irrigated
separately from groundcovers and shrubs with
approved tree bubblers.
• Turf should not be allowed in medians or parkways.
• Project walls and private yard fences should be
landscaped with varying heights of plant materials and
a variety of vines within the right-or-way to provide a pleasing appearance along the streetscape.
• In areas where adjacent parking lots are planned, a
minimum planting screen with a minimum height of
30 inches and a maximum height of 36 inches should
be designed through the use of shrubbery, landscape
berming, low walls, or a combination of these elements. • All streets should have continuous street tree planting located within parkways and medians.
• The street tree canopy should provide a sense of
enclosure, shade and separation of pedestrian and
vehicular uses.
• Street tree planting of Arterial Roads and Collector
Roads should provide continuity and orientation
throughout the community.

Drought tolerant landscaping Residential landscaping
299
WATSON RANCH SPECIFIC PLAN AMENDMENT APPENDIX A - DESIGN GUIDELINES | 137

PLANT COMMUNITY

BOTANICAL NAME COMMON NAME

RESIDENTIAL NEIGHBORHOODNEIGHBORHOOD PARKSPARKS & OPEN SPACEOPEN SPACE BUFFERSQUARRY LAKE PARKNAPA VALEY RUINS & GARDENSEDIBLELOW WATER USE TREES
Arbutus 'Marina' NCN
Arbutus unedo Strawberry Tree
Betula pendula European White Birch
Camellia Camellia
Carpinus fastigiata European Hornbeam
Cedrus deodara Deodar Cedar
Cercis canadensis Eastern Redbud
Citrus sp. Orange/Kumquat
Cupressus sempervirens Italian Cypress
Eriobotrya deflexa Bronze Loquat
Gingko biloba Mainden Hair Tree
Lagerstroemia faurei Crape Myrtle
Laurus nobilis 'saratoga' Grecian Laurel
Liquidamber styraciflua 'festival' American Sweetgum
Magnolia 'St. Mary's' Magnolia
Malus sp. Apple
Maytenus boaria Mayten Tree
Melaleuca sp. Paper Leaf Tree
Melaleuca quinquenervia NCN
Olea europaea Olive
Palm trees Palms
Pistacia chinensis Chinese Pistache
Pinus eldarica Japanese Black Pine
Pinus pinea Italian Stone Pine
Platanus acerifolia 'Columbia' London Plane Tree
Populus nigra 'Italica' Lombardy Poplar
Prunus sp. Cherry/Plum
Prunus sargenti 'columnaris' Sargent's Cherry
Punica granatum Pomegranate
Pyrus calleryana 'Chanticleer' Flowering Pear
Pyrus calleryana 'Bradford' Flowering Pear
Quercus agrifolia Coast Live Oak
Quercus lobata Valley Oak
Quercus virginiana Southern Live Oak
Tilia cordata Little Leaf Tilden
Ulmus parvifolia 'True green' Chinese Elm
300
138 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN AMENDMENT SHRUBS
Abelia x grandiflora Dwarf Abelia
Arbutus unedo Strawberry Tree
Aloe spp. Aloe
Arctostaphylos spp. Manzanita
Artemisia 'Powis Castle' NCN
Camellia spp. Camellia
Ceanothus spp. Wild Lilac
Chondropetalum spp. Cape Rush
Cuphea hyssopifolia juncus spp. Rush
Cyanara cardunculus var. scolymus Globe Artichoke
Dietes spp. Fortnight Lily
Feijoa sellowiana Pineapple Guava
Grevillea canberra 'Noellii' NCN
Hemerocallis spp. Evergreen Daylily
Lavandula spp. Lavender
Leucophyllum spp. Texas Ranger
Myrtus communis Myrtle
Nandina domestica 'Compacta' Dwarf Heavenly Bamboo
Osmanthus fragrans Sweet Olive
Penstemon spectabilis Showy Penstemon
Perovskia atriplicifolia Russian Sage
Phlomis fruticosa Jerusalem Sage
Phormium spp. New Zealand Flax
Potentilla spp. Cinquefoil
Prunus virginiana Chokecherry
Punica granatum Non-Fruiting Pomegranate
Rhamnus spp. Coffee Bush
Rhaphiolepis indica Indian Hawthorn
Ribes spp. Currant
Rosa spp. Rose
Rosmarinus spp. Rosemary
Rubus fruticosus 'Triple Crown' Thornless Blackberry
Salvia spp. Sage
Salvia leucantha Mexican Bush Sage
Santolina spp. Lavender Cotton
Vaccinum ovatum Evergreen Huckleberry
Viburnum spp. Viburnum
Westringia fruticosa Coast Rosemary
Woodluardia spp. Giant Chain Fern
VINES
Actinidia deliciosa Kiwifruit
Campis radicans Trumpet Vine
Distictis buccinatoria Blood Red Trumpet Vine
Gelsemium sempervirens Carolina Jasmine
Jasminum polyanthum Pink Jasmine
Parthenocissus tricuspidata Boston Ivy
Passiflora edulis 'Maypop' Passion fruit
Vitis spp. Grape
Wisteria spp. Wisteria
301
WATSON RANCH SPECIFIC PLAN AMENDMENT APPENDIX A - DESIGN GUIDELINES | 139

GROUNDCOVER
Abelia Prostrate Form NCN
Arctostaphylos spp. Prostrate Manzanita
Ceanothus spp. Prostrate Wild Lilac
Coprosma spp. Coprosma
Cotoneaster spp. Cotoneaster
Fragaria chiloensis Wild Strawberry
Fragaria x ananassa Garden Strawberry
Juniperus spp.. Juniper
Lantana montevidensis Lantana
Myoporum parvifolium NCN
Rosa spp. Groundcover Rose
Rosmarinus spp. Rosemary
Salvia spp. Sage
Tuecrium spp. Germander
Thymus spp. Thyme
Trachelospermum asiaticum Jasmine
Verbena spp. NCN

GRASSES
Acorus spp. Forest Grass
Carex spp. Sedge
Eleocharis spp. Spike Rush
Festuca spp. Fescue
Juncus spp. Rush
Leymus spp. Wild Rye
Miscanthus spp. Eulalia Grass
Muhlenbergia capillaris Hairy Awn
Pennisetum spp. Fountain Grass
TURF
Fescue Turf Fescue
Festuca rubra No-Mow Fescue
302
140 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN AMENDMENT • Specific tree species and tree spacing should conform to the specific guidelines described in this section.
• Street tree planting on enhanced local roads and local residential roads should be designed to encourage
pedestrian use, shorten the perception of walking
distances and provide shade and seasonal interest.
• All street trees located within five feet (5’) of any paving or utilities should be provided with root barriers as
approved by the City of American Canyon.
• All street trees should be planted from minimum 15
gallon box containers.
• The ground plane in the parkways on Collector Streets should have irrigation systems separating planter
zones from the tree zones
• The planting area between the back of sidewalk and the right-of-way on Collector Streets should be planted with a combination of shrubs and groundcovers according
to the adjacent land use and the presence of walls.
• All street trees planted in the right-of-way or adjacent easement on Local Streets should be from 15 gallon
box containers and planted a minimum of 30’ on center
in single straight rows in the parkway.
• Community entry nodes should be enhanced with
accent trees and shrubs to further define and enhance
vehicular and pedestrian circulation.
• Parkways along Residential Local Streets should be
groundcover as approved by the City of American
Canyon with street trees from the approved list at the
end of this section.
• Each street tree in the parkways should have irrigation systems separating planting area zones from the tree
zones.
• Street trees on Residential Local Streets should be a minimum 15 gallon box container size, have a caliper of not less than 1-1/2 inches and have a minimum crown
size of three feet in diameter per the City of American Canyon.
• All proposed street trees and designs should be based on most currently available guidelines and approved
lists form the City of American Canyon.
• Lists of Residential Local Street trees for use in each of the neighborhoods are provided at the end of this
section.

A.4.5 RESIDENTIAL LIGHTING

GUIDELINES
The goal for the site lighting design is to provide
a comfortable level of illumination that meets the
community’s needs for orientation and safety in a way that complements the aesthetic qualities of the architecture and surrounding environment. A family of light fixtures is selected for the development that recognize the different qualities of the land uses while creating a consistent
design theme throughout the community. The quality of
the light fixtures, the lighting intensity, and source controls provide criteria that will establish a high quality experience to this important aspect of design.
• High efficiency fixtures and sophisticated optics should be used to direct light where it is needed without
creating excessive glare.
• Long lasting LED lamps should be used to minimize
energy use and lamp replacement.
• Lights should be placed where they are needed for
specific uses, rather than a continuous foot-candle
requirement across the site, allowing for the appreciation of the dark sky in the residential neighborhoods.
• To preserve the quality of a dark sky at night, high
intensity light fixtures should include a shielded light source that reduces the view to the light source.
• Pole lights are proposed for the lighting of the streets in the neighborhoods. The fixtures should have a shielded
light source, with optics that direct the light down to the ground so that the light source is not visible outside of the light distribution area.
• Street identification signs and traffic control signs should be mounted on light poles to integrate these
elements into the design and minimize the number of
poles at intersections.
• Pole lights used for residential streets should be placed in parks to preserve the quality of the overall community. • Low intensity lighting in some of the park spaces should be used to provide orientation and a sense of security. • Pole lighting should be used along the multi-purpose
path throughout the community to encourage use of
this amenity into the evening.
• Lighting should provide an even distribution of light that minimizes glare.
303
WATSON RANCH SPECIFIC PLAN AMENDMENT APPENDIX A - DESIGN GUIDELINES | 141 • No direct view to light sources should be visible from off site.
• Where lighting is provided, fixtures should utilize house side shields and cut-off optics to reduce light spill over the property line.
• Pedestrian pole light fixture locations should not conflict with the pattern of tree planting along the roads and
parking lots.
• Pole-mounted lights should be used sparingly in the
Civic Park Plaza and the use of illumination encouraged for pedestrian circulation and less ambient light at night. • Illuminated bollards should be used primarily along
pedestrian pathways to encourage evening strolls.
• Accent lighting should also be used sparingly and
primarily for the use of highlighting nodes or destination spaces.

A.4.6 RESIDENTIAL MAILBOX DESIGN

GUIDELINES
• Mailbox materials should be consistent with architectural theme.
• Multibox stations should be designed to replicate
architectural details and colors.

A.5 Napa Valley Ruins &
Gardens Design Guidelines
The mixed-use NVRG is a unique area made up of
several different uses including retail, residential, office, commercial, visitor service including hotel and events
center, entertainment, recreation, civic, and community facilities. This blending of uses creates an urban fabric with distinct, yet connected areas.

As the “heart” of the WRSP Area, the NVRG creates the
hub of activity for the overall community. The quality of design is important to the perception of the Watson Ranch community. Architecture and landscaping should create a village atmosphere where people are comfortable to mix
and mingle and desire to return to over and over again.

A.5.1 COMMUNITY CHARACTER DESIGN

GUIDELINES
The NVRG will create a strong focal point for the new
community. While having the flexibility to be the setting for community gatherings and special events, the area
must also provide for comfortable, more intimate resting spaces. This is a place where all residents and visitors should feel comfortable whether they are a participant in an activity such as an art fair or street performance, or quietly sipping coffee, spending time with family, shopping, people watching or playing checkers.

A.5.1.1 THE PEDESTRIAN ENVIRONMENT
NVRG should create an environment where people are
comfortable walking and spending time, and should
incorporate the following Design Guidelines:

Linear outdoor seating, along sidewalks Enclosed outdoor seating, in a courtyard 304
142 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN AMENDMENT furnishings should be in a similar family of style, color, and finish to create a refined and uncluttered appearance.
• Seating areas should be created using benches, chairs, seat walls, and steps and may include informal seating
on raised planters, steps, and benches cast into the
plaza areas.
• Newspaper racks should be of one cohesive design
and integrated into the landscape design.
• Bicycle parking should be integrated into the landscape design to place these elements in a discrete manner, or be of unique design as public art.
• Bollards may be placed to provide separation from
autos at pedestrian crossings.
• Trash and ash receptacles should be placed at
convenient locations.

Various decorative paving material should be incorporated into the design.
• Locations include pedestrian crosswalks, prominent
pedestrian intersections, building entries, gateways,
social activity areas and other focal points.
• Paving materials should complement adjacent
architecture.

A.5.2 NVRG ARCHITECTURAL DESIGN

GUIDELINES
The architectural character of the NVRG is intended to
create a unique and memorable place within the City of
American Canyon and the region. The aesthetic draws
from the visual strength and simplicity of the concrete • Provide for a mix of sizes of businesses that creates a pedestrian friendly atmosphere.
• Create strong pedestrian links to the rest of the WRSP Area.
• Provide unique and pedestrian scaled lighting fixtures. • Trellis, awnings and other weather protection devices are encouraged.
• Significant intersections should be highlighted with
bollards, street furniture, special paving, accent trees and opportunities for monumentation or public art.

Outdoor seating areas should be provided to create
gathering places for residents and visitors in order to enhance a village atmosphere.
• Focal points should be created with features such as
signature landscaping, fountains, outdoor performance
areas, or opportunities for public art.
• A generous amount of outdoor seating should be
provided and should include both sunny and sheltered
areas.
• Both hard surface and planted areas should be
incorporated into the design.
• Existing concrete plinths should be investigated for
inclusion in the design as seating elements.

The pedestrian linkages are an important feature of the mixed-use environment. These areas should be furnished
with enriched materials and furnishings that create a
comfortable, convenient, and entertaining experience.

With the exception of features created as public art, the Buildings relate to the street Distinct but related forms and material use to create a sense of place 305
WATSON RANCH SPECIFIC PLAN AMENDMENT APPENDIX A - DESIGN GUIDELINES | 143 ruins as well as from the vineyard heritage of Napa County.

Even though the ruins are over 100 years old, their simple shapes form a very contemporary backdrop for the
community.

A.5.2.1 BUILDING ENTRANCES
• Buildings should be oriented to face streets or other public spaces.
• Entrances should be well marked, articulated, and
oriented to streets and open space.
• Entrances should provide opportunities to create
unique addresses along the street through use of
elements such as distinctive form, detail, materials,
color, ornament, lighting and signage.
• Street addresses should be clearly displayed and must comply with applicable sign regulations (see Section

6.5 for signage regulations).
• Entrances to uses above the ground floor should be
identifiable as building entrances.
• The design of a secondary side or rear entry should be architecturally related to the front entry and enhanced with detailing, trim, and finish consistent with the
character of the building.

A.5.2.2 MASSING AND FORM
• Roofs should match the building in terms of style,
detailing and materials and should contribute expressive and interesting forms that add to the overall character of its environment.
• The location, spacing, materials, and colors of
downspouts, gutters, scuppers, and other roof
drainage components should be incorporated into
the architectural composition of the façade and roof.

Downspouts should be concealed within walls or
located to harmonize with window spacing and façade
composition.
• Any mechanical penthouses and stair towers should
appear as integrated building forms and shall be
structures that complement the design of the building
through the use of similar materials, colors, finishes
and architectural details.
• Rooftop equipment should be located away from the
street edge and/or screened so that it is not visible
from streets or other public spaces. Screening should
complement the design of the building through the use
of similar materials, colors, finishes and architectural details and appears to be an integral part of the
building’s form.
• Attached equipment such as solar collector panels,
antennas, satellite dishes, etc. should be integrated
into the project architecture or screened from view.

The main area of the ruins creates a series of cloisters.

New buildings within the cloisters of the ruins should have a contemporary aesthetic.
• Any building within the southern cloister should have a prominent roof shape that pays homage to the roof
structure on the round building. This bold form would
create a focal point within the ruins complex.

Use of trellis / awning to weather protection and to lend a pedestrian scale Long walls punctuated with 3 dimensional details to street level
306
144 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN AMENDMENT • Architecture within the NVRG should be form based,
and not rely on ornamentation.
• Building should have lines clean and shapes that define interior space.
• Commercial structures should have strong simple forms that are made up of fairly monolithic materials such as concrete and stucco.
• Wood and metal detailing should be used to soften
these simple forms.

The residential uses within the NVRG should respect the same aesthetic. Town homes or condominiums should
create an urban streetscape. They should address the
street as row homes with front porches or stoops.

A.5.2.3 BUILDING FACADES FACING PUBLIC
SPACES
Public visible facades of all buildings should have the same level of articulation and quality of details and materials as the front of the building.
• Where long expanses of blank wall are unavoidable, they should be articulated and softened with 3-dimensional
details, planters, vines and other landscaping.
• A composition of distinct but related forms should be used.
• Loading and service areas for commercial uses should
be integrated into the overall building composition.

Architecture and material of existing ruins set a precedent Strong simple concrete / stucco forms with wood and metal details Use of high quality material in public spaces
Simple, yet prominent roof forms as an architectural element. 307
WATSON RANCH SPECIFIC PLAN AMENDMENT APPENDIX A - DESIGN GUIDELINES | 145 Facades facing public spaces with articulation Color and material relate to the context • Architectural enclosures should be designed as integral elements of the building architecture
• Long unbroken forms and flat planes are discouraged.

Buildings facades facing public spaces should incorporate 3-dimensional facade elements that lend a pedestrian
scale to the street level.
• Trellises or permanent awnings should be incorporated where appropriate for shade and weather protection.
• Arcades, wide overhangs, deep reveals, permanent
awnings, etc. should be used.

Roof design should be integral to the overall building
design.
• Parapets should screen rooftop mechanical equipment
from ground level view.
• Tower elements should be included at key locations to provide points of interest along the streetscape.
• Roofline variation should be created by differing plate heights.

A.5.2.4 BUILDING MATERIALS
Building materials should be appropriate to the community character and suited to commercial construction.
• Materials such as stucco, masonry, storefront glazing and well-detailed precast concrete should be used.
• Accent materials such as brick, stone, tile, and anodized or painted metals should be used.

Materials reflect the industrial history of the site
308
146 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN AMENDMENT • Any changes in materials should occur at inside corners where the building plane changes direction.
• Mirror glazing should not be used.
• Where used, stucco should have with as smooth a finish as practicable. Heavy stucco textures are discouraged.
• Accent materials include stone; tile; wood trim, sills or headers; metal roofing and wrought iron.
• Roofing materials include dimensional composite
shingles and metal roofing.
• Half round gutters and round downspouts should be
used.
• Changes in materials should occur at inside corners
where the building plan changes direction.
• Color and material changes should occur at inside
corners.
• Mirror and reflective glass is discouraged.
• Vinyl and aluminum siding is discouraged.
• Brick, stone or other masonry should not “float” above the ground plane, but must be detailed such that it can continue either to the ground or to a concrete shelf or edge in the foundation so that its “weight” is visually supported. Simulated finishes must be a level of quality to appear authentic.

A.5.3 NVRG LANDSCAPE DESIGN

GUIDELINES
Landscaping of the NVRG will draw heavily from classic
images utilizing olive trees, Italian Cypress, lavenders, roses and a variety of ornamental grasses. The center
cloister should include unique paving materials specially selected to enhance the outdoor experience, along
with providing for formal functions. Shade tolerant plant materials should be encouraged for landscape planters
and interior low light situations. The central portion of the NVRG should incorporate both soft surface materials and unique organic paving, a formal fountain, and
formal planting areas to allow for large gatherings and functions. Around the perimeter of the ruins the planting concept should be reminiscent of an Italian hill town, with a variety of soft textures and flowing landscape. Olive trees, ornamental grapes coexist with the stark lines and dramatic shapes of the ruins, softening edges and defining spaces.

A.5.3.1 NVRG PLANTING DESIGN

GUIDELINES
• Olive trees, turf areas, and ornamental grasses should dominate the landscape adjacent to the ruins structures. • Turf areas should foster outdoor spaces and gathering areas.
• Ornamental grasses should be used primarily to convey informality and rustic charm.

Ornamental street perimeter that compliment the architectural style of the buildings 309
WATSON RANCH SPECIFIC PLAN AMENDMENT APPENDIX A - DESIGN GUIDELINES | 147 • Understory planting should be primarily with low-growing (+24”), drought tolerant, evergreen groundcover or
grasses.

A.5.4 NVRG LIGHTING DESIGN

GUIDELINES
These lighting design guidelines provide criteria that will provide a comfortable level of illumination that meets the community’s needs for orientation and safety in a way that complements the aesthetic qualities of the architecture and surrounding environment. A family of light fixtures is selected for the development that recognize the different qualities of the land uses while creating a consistent
design theme throughout the community. The quality of
the light fixtures, the lighting intensity and source controls provide criteria that will establish a high quality experience to this important aspect of design.

A.5.4.1 LIGHT FIXTURE DESIGN GUIDELINES
• High efficiency fixtures and sophisticated optics are encouraged to direct light where it is needed without
creating excessive glare.
• Long lasting high pressure sodium lamps are suggested to minimize energy use and lamp replacement.
• Lights should be placed where they are needed for
specific uses, rather than a continuous foot-candle
requirement across the site, allowing for the appreciation of the dark sky in the residential neighborhoods.
• To preserve the quality of a dark sky at night, high
intensity light fixtures should include a shielded light source that reduces the view to the light source.
• Olive trees should be planted in rows symbolic of
orchards in Italy and the Napa Valley.
• Lavenders, roses, and evergreen groundcovers should
be primarily used to enhance entries, highlight sitting areas, and line walkways.

A.5.3.2 NVRG STREET FURNITURE/

SEATING DESIGN GUIDELINES
Street furniture will add to the unique architectural
environment of the NVRG.
• Street furniture should be designed to foster comfortable, accessible, interactive public areas.
• Street furniture should be constructed of durable nonweathering materials utilizing recycled or eco-friendly materials where practical.
• Seating should be provided with a variety of furnishings such as benches, chairs, and low walls with landscape
features such as salvaged plinths.
• Other street furniture should include waste and
recycling receptacles, decorative planters and pottery, bicycle racks, flag poles, and drinking fountains.

A.5.3.3 NVRG PARKING LOT LANDSCAPING

DESIGN GUIDELINES
• Landscaping for parking areas should include large
dome-shaped canopy trees to provide shade in hot
summer months while allowing winter sun exposure.
• Parking lot trees should have root barriers.

Lighting integrated to the landscape to highlight gathering spaces Unique signage 310
148 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN AMENDMENT • Plazas and walkways should utilize a combination
of decorative pedestrian scale pole and illuminated
pedestal or bollard lights selected to complement the
architectural style of the buildings.
• Wall mounted fixtures should be used where appropriate on the building elevations to supplement the pole lights and to complement the building architecture and should
be scaled appropriately.
• Arms for banners and flower baskets should be provided in the main street and plaza areas to provide seasonal
decorative opportunities and add a festive quality to the environment.
• Special lighting features to further animate the spaces encourage nighttime use. Ambient lighting such as pole
mounted low intensity “string of pearl” lights as well as uplights and lanterns in trees are concepts that would
be appropriate to create festive lighting.
• Wall mounted niche lights may also be used to provide indirect light sources to further articulate walls, steps, and signs within the plaza.

5.4.2 PARKING LOT LIGHTING DESIGN

GUIDELINES
• Parking lots should be lit with a high efficiency pole fixture to provide an even distribution of light while
minimizing glare.
• Lamps combined with sophisticated optics and sharp
cut off features should be selected to direct all of the light to the ground.

5.4.3 RUINS LIGHTING DESIGN

GUIDELINES
• Lighting for the ruins surrounding gardens should
include a unique monument pilaster light.

5.4.4 LANDSCAPE LIGHTING DESIGN

GUIDELINES
Landscape lighting is designed to contribute to the
extended daily use of mixed-use districts. Lighting helps to create welcoming visible spaces and accentuates
design features such as public art, concrete columns and pedestrian travel routes.
• Pole mounted lights should be used for socializing and active use areas.
• Illuminated bollards should be used for circulation and travel routes.
• Ambient lights should be uses for entries, steps, and tree up-lights.
• Landscape lighting for the NVRG should be designed
primarily for accent purposes.
• Small accent lighting may be used for the up-light of trees, ambient light for specimen planting, building
edges, steps, and entries.

A.5.5 SIGNAGE DESIGN GUIDELINES
These guidelines are intended to result in functional,
attractive signage incorporating a high level of design, graphics, and efficient maintenance throughout the WRSP Area. These signage design guidelines apply to retail,
office and, other commercial uses.

Signs that are unique and reflective of the industrial history of the site 311
WATSON RANCH SPECIFIC PLAN AMENDMENT APPENDIX A - DESIGN GUIDELINES | 149 A.6 Community Art and
Monumentation
A.6.1 COMMUNITY ARTS PROGRAM
The WRSP strongly supports the inclusion of community
art as an enrichment of the public community space. Art blended with urban design in the NVRG can add value to
the experience of the place. Community art should not only be an individually commissioned pieces, but an attitude towards the elements that make up the public realm as
experienced within a community. Given the unique identity established by the NVRG, community art can have a
complementary role in energizing and defining the spaces.

The NVRG may include items such as:
• A thoughtful and carefully selected lighting program that uses fixtures to establish a character.
• Adding banners and hanging planters or other
decorative items to lighting fixtures.

All signage within the WRSP Area shall conform to the
specific requirements, spirit, and intent of the City of American Canyon code provisions regulating signage,
unless otherwise stated. If there are any inconsistencies between the City of American Canyon regulations and the WRSP, the guidelines in the WRSP will take precedence.

5.5.1 GENERAL SIGN DESIGN GUIDELINES
The building architecture should be designed to
accommodate signage and other graphics as an integral
part of the building design.
• Illuminated signs should be fixed and directed to control and avoid light pollution
• Individual letter characters are encouraged.
• Metal signs may be made of aluminum, brass, bronze,
copper, or stainless or welded steel.
• Raised “Halo” letters on building face; pedestrian
oriented blade signs; sculptured cantilevered signs;
non-internally lit signs with lighting from a secondary source; and artistic neon signs backed by building face or storefront are encouraged.
• Signage is intended to be unique and original for each establishment and executed with a high degree of
craftsmanship.

Community art Infrastructure as art
Art in community gathering spaces
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150 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN AMENDMENT • Special paving to highlight areas within the community of special interest.
• Low walls and seating areas that are designed to
encourage pedestrians to linger and fully experience a
space.
• Landscape architecture elements such as custom
benches, trash receptacles or bike racks.
• Rethinking standard infrastructure items such as man
hole covers and tree grates, that typically are “off the shelf” items, but in focal point places, can be created as a custom art piece.
• Incorporating focal points for commissioned permanent or rotating art.
• Preservation of particularly creative graffiti art on the ruins themselves, or wall space dedicated to shows of
street art.
• Providing small venue spaces for performance art.
• Building facade elements such as mosaics, frescos and custom iron work.
• A custom wayfinding/community signage program.
• Interactive fountain or water elements.

Key to the quality of the community environment is
eliminating visual clutter by creating a cohesive program of street furnishings such as trash receptacles, and
newspaper vending fixtures. These features should be
provided on a community wide basis and are regulated as part of the WRSP.

Community monumentation as art
Creating a sense of place
Community Identification Freestanding tower
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WATSON RANCH SPECIFIC PLAN AMENDMENT APPENDIX A - DESIGN GUIDELINES | 151 A.6.2 COMMUNITY MONUMENTATION
A cohesive program of community identification, form the community threads which tie all aspects of the community together within the context of varied architecture.

Community monumentation is a strong visual element that defines and enhances a community’s special sense of
place. These elements define a district within the greater context of a town. The community’s personality is displayed by these features. The icons of classic communities are traditionally monuments that signalize your arrival and an entry or focal point.
• The palate of identification for the WRSP Area is based upon the free standing monuments that exist as part of
the ruins.
• The monumentation may include pilasters, low walls, or strategically placed pieces of community art.
• They may also be a focal point created as an element
of a building such as a tower, or a publicly visible
landscape or retaining wall.

The design of the community identification is unique and takes its cues from the ruins. Materials have a permanence to them, complement the architecture of the community or create a counterpoint, and may include materials such as steel or other metals, concrete, tile, brick, stone and glass.

A typical pilaster monument is shown here.

Monumentation locations are identified on the following plan:

A.7 Walls and Fencing
Design Guidelines
A.7.1 GENERAL DESIGN GUIDELINES FOR
WALLS
• Walls and fences are to be minimized to the
greatest extent possible and their design should be
complementary to the building architecture.
• Site walls should be made of materials complementary
to the building architecture palette.
• Walls, which are located in visually prominent locations, should be decorative and faced with a material such as
stucco or stone.
• Concrete retaining walls should only be used where
necessary for structural and spacial requirements.
• Plantings should be utilized to minimize the visual
impact of all retaining walls.
• Walls, fencing materials and colors should complement adjacent architecture. Typical fence designs are shown
here.

A.7.2 GENERAL DESIGN GUIDELINES

FOR FENCES, SOUNDWALLS AND VIEW
FENCES
• Fences throughout residential landscapes should be
constructed of wood, metal, masonry, or a combination
of these products to maintain the community theme and
provide continuity.
• There are four (4) distinct levels of fencing and walls, such as standard privacy fencing, enhanced privacy
fencing, enhanced soundwalls, and view fences.
• Standard six-foot (6’) high privacy fencing of a ‘good neighbor’ type should be used on all fences located
between private lots which are not visible to the
public view.

Combination of Fencing Materials
Traditional residential wood fence
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152 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN AMENDMENT • Fencing should be constructed of weather-resistant
wood products and should have a continuous wood cap
covering the ends of all posts and fence boards.
• All wood fencing should be sealed and stained with
clear finish products.

A.7.3 RESIDENTIAL NEIGHBORHOOD

FENCING DESIGN GUIDELINES
• Enhanced 6’ high privacy fencing should be used on any fence visible to the public view and should be created
using weather-resistant wood products, an enhanced
horizontal ‘decorative’ top, a horizontal ‘plain’ bottom, and decorative post caps.
• All wood fencing should be sealed and stained with
clear finish products.
• View fences should be located along any property line between public and private property which abut the
public open spaces such as the parks and areas where
landscape views are to be maintained.
• View fences should be 6’ in overall height from finish grade and should be constructed primarily using wire
mesh and decorative tubular steel.
• Where no low wall or fence defines the front yard, side/ rear fences between homes should be set back at least
eight feet from the fronts of garage.

A.8 Crime Prevention
Through Environmental
Design (CPTED) - Design
Guidelines
CPTED design guidelines should be used during all processes of the design, from initial concept planning to execution and also at all levels, from community wide planning to individual homes.

The four elements of CPTED include:

1. Natural Surveillance
Natural Surveillance is a design concept directed primarily at keeping intruders under observation. It utilizes design features to increase the visibility of a property or building.

The proper placement and design of windows, lighting, and landscaping increases the ability of those who care to observe intruders as well as regular users, and thus provides the opportunity to challenge inappropriate behavior or report it to the police or the property owner. When natural surveillance is used to its greatest advantage, it maximizes the potential to deter crime by making the offender’s behavior more easily noticeable to a passing individual, police patrol, or private security detail.

It also involves providing a good visual connection between residential and/or commercial units and public environments such as streets, common areas, parks, sidewalks, parking areas and alleys.

2. Natural Access Control
Natural access control employs elements like doors, shrubs, fences, and gates to deny admission to a crime target and to create a perception among offenders that there is a risk in selecting the target. The primary thrust of an access control strategy is to deny access to a crime target and to create a perception of risk to offenders. Physical and mechanical means of access control-locks, bars, and alarms can supplement natural access control measures if needed. A fence around a neighborhood playground is an example of an access control measure that protects children from wandering off and inhibits entry of potential offenders.

3. Territorial Reinforcement
Territorial reinforcement employs such design elements as sidewalks, landscaping, and porches to help distinguish between public and private areas and helps users exhibit signs of “ownership” that send “hands off” messages to would-be offenders. The concept of territorial reinforcement suggests that physical design can create or extend a sphere of territorial influence and potential offenders perceive that territorial influence. For example: low walls, landscape and paving patterns to clearly define the space around a unit entry as belonging to (and the responsibility of ) the residents of the unit.

4. Maintenance
Lastly, care and maintenance allows for the continued use of a space for its intended purpose. Deterioration and blight indicate less concern and control by the intended users of a site and indicate a greater tolerance of disorder. Proper maintenance protects the public health, safety and welfare in all existing structures, residential and nonresidential, and on all existing premises by establishing minimum requirements.
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WATSON RANCH SPECIFIC PLAN AMENDMENT APPENDIX B – GENERAL PLAN CONSISTENCY | 153

APPENDIX B GENERAL PLAN CONSISTENCY
B.0 General Plan Policy
A “town center” should be established in proximity to the closed basalt plant which functions as the symbolic center of American Canyon. A wide diversity of uses characterized by a high level of activity should be accommodated, including government, retail, office, service, entertainment, housing, and open space. The center should be developed as a pedestrianoriented village that is physically linked by pedestrian and bicycle trails and other elements to surrounding neighborhoods and districts.

Watson Ranch Specific Plan (WRSP) calls for housing, parks and open space, and a non-residential component – the Town Center Mixed Use area (TC-1 MU) also referred to as the Napa Valley Ruins & Gardens (NVRG), which allows retail, entertainment, hotels, events center for weddings, receptions, farmers’ market, restaurants, winery, wine tasting and related uses. The WRSP also provides a site which would allow public and or private community facilities such as church, day care, non-profit community-oriented service or government offices.

The WRSP will function as the symbolic center of the city due to the following aspects:
• Retention of iconic structures such as the rotunda building. • High level of activity programmed for the TC-1 MU area, including both public and private functions. • WRSP Circulation Plan includes multi-use trails which link TC-1 MU subarea to the remainder of the WRSP, existing residential neighborhoods, and other off-site destinations.

B.1 Land Use Element

1.6.7 Work with local agricultural producers to consider the possible establishment of farmers markets, festivals, site tours, and other events that emphasize the agricultural and rural character of the region. (I 1.23)

1.11.8 Require that any lands proposed for dedication to the City (parks, schools, etc.) be usable and appropriate for the intended use and a source of funds to maintain the area be confirmed to ensure that inappropriate costs are not shifted to the City. (I 1.1, I 1.2, I 1.4, I 1.5, and I 1.8) Events and festivals open to the public such as a farmers’ market and community gardens are allowable uses for the TC-1 MU area.

Chapter 9 (Implementation) proposes the establishment of a Community Facilities District (CFD) and/or a Lighting Landscaping Assessment District (LLAD) to pay for the cost of public park maintenance, street lighting and other similar improvements. There will be Homeowners Association (HOA) for the residential portion of the WRSP. The HOA will maintain any private recreational facilities and common areas. See Implementation Chapter for financing information.

1.12.1 Accommodate the development of parks, schools, libraries, community meeting facilities, religious facilities, and similar community-serving uses in all residential areas, provided that they are compatible with the intended residential function and subject to City review and approval. (I 1.1, I 1.2, I 1.4. I 1.5, and I 1.8)

1.15.4 Require that mixed use structures and sites be designed to mitigate potential conflicts between the commercial and residential uses, considering such issues as noise, lighting, security, and truck and automobile access. (I 1.1, I 1.4,I 1.5, 1.11, and 1.14)

1.15.5 Require that mixed-use developments be designed to provide adequate transitions with adjacent land uses, which may include horizontal and vertical setbacks, landscape, screening elements, and similar techniques. (I 1.1, I 1.4,I 1.5, 1.11, and 1.14)
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154 | APPENDIX B – GENERAL PLAN CONSISTENCY WATSON RANCH SPECIFIC PLAN AMENDMENT

1.18.4 Require that entertainment, drinking
establishments, and other uses characterized by high
levels of activity provide adequate physical, safety, and operational measures to prevent negative impacts on
adjacent properties. (I 1.1, I 1.4, I 1.5, I 1.11, and I 1.12)

1.19 Provide for the development of a Town Center that
physically and functionally serves as the symbolic and
identifiable focus of community activities and events
for the City of American Canyon and which is a regional destination within Napa Valley. The Town Center shall
have two principal land use areas: (s) Town Center Core Area, and (b) Town Center Residential Neighborhoods.

The Town Center Core Area shall mean the area around
the basalt industrial ruins which will be developed
with the land uses described in Policy 1.19.2 below to
create a the residential areas portion of Town Center
that surrounds the Town Center Core Area, which shall
be developed with land uses described in 1.19.4 below
The WRSP designates land for public parks. Other
community facilities which may be developed as day care or other community facilities are allowable uses in the NVRG.

While the TC-1 MU Land Use Category provides a list of
allowable uses and development standards, the precise
nature and intensity of such uses cannot be determined at the time of consideration of the WRSP.

Potential conflicts between residential and commercial uses will be addressed in the context of subsequent approval when there is a specific development proposal.

The WRSP has two sub-areas: (1) Watson Ranch Residential and (2) NVRG. The Watson Ranch Residential provides
residential neighborhoods surrounding the nonresidential uses in the NVRG subarea. The allowable uses and the
proposed public improvements within the NVRG:
• Provide a focal point for community activities.
• Functions as a regional destination with such allowed uses as a hotel, winery, and specialty retail and events center.

1.19.1 Ensure that the Town Center shall have two
principal land use areas: (a) Town Center Core Area,
and (b) Town Center Residential Neighborhood.

1.19.2 Require that the Town Center Core Area will
be the “downtown” for the City of American Canyon,
centered around the basalt industrial ruins and quarry
lake, including:
a. A rich diversity of land uses which may include
government and community services, retail commercial,
professional offices, entertainment, restaurants,
cultural facilities (museums, libraries, etc.), visitorserving facilities (hotels, information centers), event center/conference center, wineries, transit, parking,
variety of housing types including single family
attached and detached, townhouses, condominiums,
mixed-use and apartments, and public park and other
amenities;
b. A plaza to facilitate community gatherings and events.

1.19.3 Require that the Town Center Core Area
is surrounded by the Town Center Residential
Neighborhoods in order to satisfy the City’s need for
housing and to support the economic vitality of the
commercial uses within the Town Center Core Area.

1.19.4 Provide for a broad range of housing types
within the Town Center Residential Neighborhoods,
including single family detached, attached single family, townhouses, condominiums, and apartments
The WRSP consists of two principal land use areas. The
Town Center Mixed Use area NVRG(MU) corresponds to
the Town Center Core Area. The remainder of the WRSP
consists of residential uses, corresponding to the Town Center Residential Neighborhoods.

The TC-1 MU area provides for a diverse range of land uses.

The land uses allowed include: specialty retail, restaurants, hotel, event center, wine tasting, winery, brewery, distillery, parking, open space and public park. This subarea land
uses also include a variety of live/work residential.

The TC-1 TC area includes the provision of a 1 to 2 acre public plaza with an adjoining site for a community center.

The WRSP residential areas surround the TC-1 MU area
(corresponding to the Town Center Core Area). Higher
density uses are located more proximal to the TC-1 MU
area.. The densities then transition to lower densities moving away from the TC-1 MU to the north. The WRSP
provides for a broad range of housing types including
single family detached, attached single family, townhouses, condominiums, and apartments.

1.19.5 Require that the Town Center Residential
Neighborhoods provide sites for public parks, with the
size of facilities corresponding to the future population of the Town Center and which may allow community
facilities that support residences. (See WRSP Executive Summary, General Plan Amendment),
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WATSON RANCH SPECIFIC PLAN AMENDMENT APPENDIX B – GENERAL PLAN CONSISTENCY | 155

1.19.6 Provide for the extension of Newell Drive, which will define the eastern boundary of the Town Center,
connecting with Highway 29 in the vicinity of Green
Island Road and for the extension of South Napa
Junction Road from Highway 29 to Newell Drive.

1.19.7 Determine the location of land uses within the
Town Center through the subsequent approval of one
or more Specific Plans.

1.19.8 Determine the range of residential densities
allowed through the subsequent approval of one or
more Specific Plans, with the guiding principle that,
in general, densities will be highest around the Town
Center Core Area with decreasing density further away

1.19.9 Determine the range of intensities of nonresidential uses, as measured in building height and/ or floor area ratio, through the subsequent approval of one or more Specific Plans, with the guiding principle
that in general, intensity will be highest around the
Town Center Core Area with decreasing intensity
further away.

1.19.10 Provide for unified design standards and a
cohesive development through the adoption of one or
more Specific Plans for the Town Center
The WRSP provides for approximately 33 acres of public
parks . The acreage of the public parks exceeds the City’s park land dedication policy of 5 acres of public park land per 1000 residents.

The WRSP provides an alignment for Newell Drive along
the eastern boundary of the property. The alignment is
consistent with the Circulation Element depiction. This alignment is within the boundary of the WRSP and within the existing city limits.

The WRSP determines the location of land uses within the entire area designated by the City’s General Plan as “Town Center”.

The WRSP provides for three residential density categories:
medium density (MDR-12 land use designation – between 2 and 12 dwelling units per gross developable area), medium density (MDR-16 – between 8 and 16 dwelling units per
gross developable acre), and high density (HDR – minimum of 20 dwelling units per gross developable acre).

The Land Use Plan shows that MDR-16 and HDR areas
are immediately around or within the NVRG. The medium
density (MDR-12) residential is generally further from the NVRG Area.

Chapter 4 contains a description of the range of
non-residential uses within the WRSP. Appendix A
contains design guidelines for WRSP.

1.19.11 Ensure that the Town Center is a
sustainable, “green” development through the
implementation of low impact development
practices, highlighted in Appendix A. Such
features could include:
a. use of recycled water for landscape irrigation
b. use of drought tolerant vegetation
c. energy efficient buildings
d. pedestrian and bicycle circulation system
e. mix of land uses which reduce travel

1.19.12 Require that the Town Center Core
Area provide a pedestrian-oriented, “village
environment, including a plaza as a gathering
place for community activities.

1.19.13 Require the implementation of public
streetscape improvements that uniquely
identify the Town Center, including elements
such as landscape, street furniture, signage,
and lighting; public street sections may vary
from citywide standards in order to create this
unique identity.

1.19.14 Require that development of Town Center
incorporate the natural and cultural resources
on site including:
a. preserving portions of the basalt industrial
ruins and incorporating them into the
commercial and public activities, to the extent it
is economically viable;
b. preserving the quarry lake as a future public
park site, for the benefit of both Town Center
residents and the residents of the City as a
whole.

The WRSP details out low impact development
practices, outlined in Appendix A. The WRSP
requires use of recycled water for landscape
irrigation for major park and arterial landscape
parkways, and provides guidance for the use of
drought tolerant landscaping, and energy efficient
homes. The Plan includes an extensive system
of neighborhood multi-use paths (pedestrian and
bicycle) which links neighborhoods with parks and
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156 | APPENDIX B – GENERAL PLAN CONSISTENCY WATSON RANCH SPECIFIC PLAN AMENDMENT commercial areas; in addition, the local paths will connect with two regional trails – Napa Valley Vine Trail and River to Ridge Trail. The WRSP features a mix of land uses including residential, parks, and commercial areas which will reduce automobile travel.

Residential neighborhoods within the WRSP are linked to the NVRG Area (Town Center Core) through a system of
multi-use trails. The NVRG Area will include public gathering space such as a plaza which will accommodate gatherings for community events.

WRSP design guidelines, as contained in Appendix A,
provide unique standards for the NVRG Area.

A substantial portion of ruins will be activated; those preserved portions will be incorporated into commercial and public activities.

The Quarry Pond will be preserved and the surrounding
area will be dedicated to the city and improved as a public park.

Development Policy: Community Subarea M – Town
Center
Uses/Density:
• Location and types of land uses, residential
densities and non-residential intensities shall
be determined through approval of subsequent
Specific Plan(s) (1.19.7)
Design and Development:
• WRSP required prior to development of any portion
of the site (including land use plan, circulation plan, infrastructure plan, public facility plan, conceptual
landscape plan, and similar elements) (1.19.10)
• Adherence to Town Center Design and Development
Principles sections 1.19.10-1.19.14
• Create a “main street” design in the commercial
portion of the Town Center Core Area with such
items as on-street parking, plaza and buildings
constructed to the right-of-way line (1.19.12)
• Incorporate pedestrian and bicycle circulation
linkages to the Community Commercial Center
along Rio Del Mar
• Provide view corridors to the Napa River, valley,
and foothills
• Encourage the retention and integration of existing
structures previously used for the basalt plant
operations
• Town Center Core Area will be centered around the
basalt industrial ruins and quarry lake; this mixeduse area will have higher residential densities and higher intensity of non-residential uses; Residential
Neighborhoods will surround the Core Area and
will generally have lower residential densities and
will include community facilities such as a park
The WRSP identifies Land Uses, a range of residential
densities and describes non-residential uses and densities.

WRSP is being proposed in advance of development of the area.

The circulation plan calls for a pedestrian and bike trail along Rio Del Mar to Highway 29.

A substantial portions of ruins will be preserved and re-used..

The WRSP calls for Medium and High Density residential
surrounding core area.

1.32.5 Require the use of drought-tolerant species in
landscape design in accordance with the provisions of
the Water Conservation and Landscape Act. (I 1.1, I 1.2, I 1.4, I 1.5, I 1.7, and I 1.8)

1.32.6 Require that commercial, industrial, and multifamily residential development incorporate adequate drought-conscious irrigation systems and maintain the
health of the landscape. (I 1.1, I 1.2, I 1.4, I 1.5, I 1.7, and I 1.8)
The Design Guidelines in the WRSP address landscape
design and the use of drought-tolerant species.

The WRSP Master Landscape Plan requires uses of
drought-tolerant species.
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WATSON RANCH SPECIFIC PLAN AMENDMENT APPENDIX B – GENERAL PLAN CONSISTENCY | 157 B.2 Housing Element
PROGRAM 2.1.2
Sustain residential land use designations that:

1. Include a minimum density for each designation’s range of permitted densities.

2. Allow flexibility in the types of units that may be
constructed in master-planned communities and other
planned developments.

3. Include a density category that, when combined with
an affordable housing density bonus, is sufficiently high enough to facilitate the development of lower-income
housing.

The residential portion of WRSP provides three density
categories: LDR. MDR, and HDR. Each density category
has a minimum and maximum density as defined by the
City’s General Plan.

WRSP will be a master planned community. It provides
flexibility in the types of housing units as follows:

4. Medium Density Residential allows single family
detached, single family attached and townhouses

5. High Density Residential allows both apartments and
townhomes

6. The Implementation Chapter 9 allows a density transfer, which means the redistribution of residential units
from one planning area to another, under specified
procedures and criteria
The High Density Residential has a density range of 18 to 30 dwelling units per acre
Policy 2.2.1 Allow flexibility in the type of units
developed on vacant, residentially designated
properties in master-planned communities and other
planned developments.

Policy 2.2.2 Require larger projects to include a mix of housing types
Policy 2.2.3 Encourage the development of residential
uses in association with compatible nonresidential
uses.

Objective 2.3 Promote residential design that is
functional, people and pedestrian-oriented, aesthetically pleasing, and contributes to a sense of community
through the sensitive arrangement of buildings, open
space (public and private), and circulation (vehicular
and pedestrian). Encourage innovative and creative
design in residential projects.

Policy 2.3.1 Ensure that new residential development
fulfills the above objective through the establishment
and application of comprehensive design guidelines
and development standards.

Objective 2.6 Expand the availability of affordable
housing in American Canyon
WRSP will be a master planned community. It provides
flexibility in the types of housing units as follows: Low Density Residential allows both single family detached and secondary living units
Medium Density Residential allows single family detached, single family attached and townhouses High Density
Residential allows both apartments and townhomes
The Implementation Chapter 9 allows a density transfer, which means the redistribution of residential units from one planning area to another, under specified procedures and criteria.

WRSP allows a broad range of housing types including
single family attached, single family detached, townhomes, apartments, condominiums, and secondary living units.

WRSP proposed residential uses in conjunction with
nonresidential uses.

The WRSP Circulation Plan provides an extensive system
of multi-use trails linking the plan area and providing connections to regional trails. WRSP provides approximately 36 acres of public and private open space.

WRSP contains comprehensive design guidelines and
development standards.

WRSP does not call for the construction affordable housing within the project boundaries.

PROGRAM 2.13.1 Require all residential projects of
ten or more above moderate-income units to include
affordable units.

The intent of the Inclusionary Alternatives is to provide options for developers while still meeting the City’s
affordable housing demand. Alternatives to providing
on-site inclusionary units are 1) the provision of the
units at an acceptable off-site location or 2) payment
of in-lieu fees to the City’s Housing Fund, to be used
in the provision of housing affordable to lower-income
households, or 3) the dedication of suitable land to the City for future inclusionary units, or 4) if the project exceeds its required inclusionary amount, the project
owner may request inclusionary credits be counted
toward another project subject to the approval of the
City Manager
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158 | APPENDIX B – GENERAL PLAN CONSISTENCY WATSON RANCH SPECIFIC PLAN AMENDMENT Included within Zoning Code Chapter 19.28 Inclusionary
Housing Requirements is Section 19.28.050,
Inclusionary Alternatives. Subsection B.2. states:

Provided, however, that the following alternatives to
providing inclusionary units on-site may be approved
by the decision-making body if it finds that evidence
presented by the applicant shows that on-site
inclusionary units are infeasible due to project size,
location or site characteristics, or that the alternative would further housing opportunities for lower-income
households to an equal or greater extent: The provision of some or all of the required inclusionary units at an offsite location.

The payment of an in-lieu contribution to the City equal to $10,250.00 per unit in an ownership project. (The inlieu contribution alternative is not available to rental projects.)
All fees shall be updated annually to adjust for market conditions.

Dedication of suitable land can be accepted as a
substitute for payment of fees
The WRSP proposes that project will comply with the
Inclusionary Housing Ordinance through payment of an inlieu fee or its financial equivalent.

B.3 Economic
Development
Town Center Development
The City currently does not have a Town Center.

Designation of the basalt plant area to be a government center and a commercial core will provide at least one
stimulus for further development in the long term.

3.6.2 Provide and promote opportunities for uses which
capitalize on the City’s proximity to the wine country
and the airport, as well as take advantage of the
City’s natural resources. Consider tourist- supported
commercial activities, such as a wine train depot,
winery outlets, hotel, and golf course.

3.7.1 Adopt a Specific Plan for the Highway 29
commercial corridor and Town Center to guide future
developments. Provide for a cohesive urban design
which creates and maintains an attractive image to
ensure that the City captures its full potential share of market demand. (I 3.1)
Objective 3.8 In the long term, improve and strengthen
the City’s identity though the creation of a Town Center as a principal government and commercial center.

3.8.5 Encourage the development of uses in the
designated Town Center area (e.g., theater complex,
auditorium, cultural entertainment, dining, retail, or
other) that would draw residents, promote foot traffic
and provide evening activity. (I 3, 6)
The NVRG provides for a variety of commercial uses within the NVRG Area.

The NVRG provides for commercial uses in and around
the ruins of the Portland Cement Company structures and basalt plant structures. These structures provide a unique environment for specialty retail, wineries, pubs, distillery, special events and entertainment. Development of this
unique property assists in establishing the City’s identify and image.

The allowable uses within the NVRG includes several
regional (tourist-oriented) uses such as hotel, events center for weddings and receptions, winery, pubs, distillery, and specialty retail.

The WRSP is the specific plan for the Town Center area.

It will include design guidelines to ensure a cohesive and attractive design.

The NVRG Area corresponds to the Town Center Core
Area in the General Plan. It is planned as a mixed-use area where government uses are an allowable use.

The uses allowed in the NVRG include uses that generate activity such as: specialty retail, events center for weddings and receptions, winery, brewery, distillery, hotel, restaurants, farmers market and outdoor amphitheater for entertainment.

B.4 Circulation Element
Achieve and maintain a Multimodal LOS D or better for
roadways and intersections during peak hours where
possible and as long as possible. However, recognizing
that LOS D may not be achievable or cannot be
maintained upon full build-out of the General Plan, due to traffic generated from sources beyond the control
of the City, the City Council shall have the discretion to only require feasible mitigation measures that may
not achieve LOS D, but will reduce the impact of any
development use or density planned for in the Land
Use Element of the General Plan.
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WATSON RANCH SPECIFIC PLAN AMENDMENT APPENDIX B – GENERAL PLAN CONSISTENCY | 159

1.24 Impacts of new development. Based upon the
findings of a transportation impact analysis, consistent with Guiding Policy 1.26, new development will be
responsible for mitigation of transportation related
impacts.

1.34 Rights-of-Way fully within master plan boundaries.

Planning areas shall not use roadway centerlines
as boundaries. Roadways shall be built to their full
width within the annexed City limits. Part- width roads shall not be permitted where master plan areas abut
unincorporated properties that are not expected to
be annexed to the City within the time frame of this
General Plan. Road rights-of-way that demarcate the
edge of a planning area shall be fully contained within the development area boundary, and expanded only
within that boundary.

4.10 New railroad crossings. Provide new crossings
across the railroad (UPRR) in conjunction with the
planned roadway improvements shown on Figure

3. The provision of new crossings will ensure at
least one cross-town route is maintained in case rail
activity interrupts local and regional traffic flow and/or emergency access. New crossings will be at: Newell
Drive (grade separated); and Rio Del Mar or South
Napa Junction Road (initially at-grade, may be grade
separated in the future).

An Environmental Impact Report was prepared by the City prior to its consideration of WRSP. A determination of the LOS was made through the EIR process.

New development shall mitigate its share of transportationrelated impacts.

The alignment for Newell Drive extension is proposed
along the eastern boundary of the WRSP. The proposed
roadway is entirely within the city limits and entirely within the boundary of the WRSP.

The WRSP incorporates a below grade or at grade crossing at Rio Del Mar connecting Highway 29 with Newell Drive.

This will ensure a cross town connection without interruption by the rail activity.

Should an at-grade or grade-separated railroad crossing at Rio Del Mar prove unfeasible, an alternate route for providing the connection with Highway 29 is South Napa
Junction Road. There exists a private at-grade railroad crossing at South Napa Junction that is the subject of a previous settlement agreement.

B.5 Utilities Element

5.8.1 Require improvements to the existing water
supply, distribution, storage, and treatment facilities necessitated by a new development proposal be borne
by the project proponent (in proportion to benefit);
either through the payment of fees, or by the actual
construction of the improvements. (I5.2, I 5.8, and I 5.9)

5.10.3 Require that adequate storm drain and flood
control facilities be constructed coincident with new
development. (I 5, 24, 15,25, and I 5.33)

5.11. Require improvements to existing storm drain
and flood control facilities necessitated by a new
development proposal be borne by the project
proponent; either through the payment of fees, or by the actual construction of the improvements in accordance
with State Nexus Legislation. (I 5.30, I 5.31, and I 5.33)

5.16.1 Require that the cost for improvements to the
existing wastewater collection and treatment facilities necessitated by a new development proposal be borne
by the project proponent in proportion to benefit;
either through the payment of fees, or by the actual
construction of the improvements. (I 5.51 and I 5.52)
The Infrastructure Chapter of WRSP identifies the
improvements for water distribution, storage and treatment necessary to serve the proposed development. A Water
Supply Assessment was prepared in conjunction with the
EIR. New development with WRSP will make a proportionate contribution to the City’s water distribution, storage and treatment facilities.

The Infrastructure Chapter of WRSP identifies the storm water detention and conveyance facilities needed to serve the development. The WRSP states that appropriate
storm water detention and conveyance facilities shall
be constructed with each phase of development. These
facilities will be designed and constructed to accommodate a 100-year storm event.

New development with WRSP will make a proportionate
contribution to the City’s wastewater collection and
treatment facilities.
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160 | APPENDIX B – GENERAL PLAN CONSISTENCY WATSON RANCH SPECIFIC PLAN AMENDMENT B.6 Public Services and
Facilities

6.1.1 Work with the Napa Valley Unified School District to ensure that school facilities and programs are
expanded commensurate with the City’s population
growth and development. (I 6.1 and I 6.2)
Development in the WRSP Area shall mitigate its school
impacts through the payment of school impact fees,
pursuant to controlling law.6.1.13 Locate preschool and day care facilities in appropriate areas throughout the City to meet the needs of a growing population. Require master planned areas to designate sites for daycare
facilities. (16.1 and I 6.4)
The WRSP Land Use Plan includes the Town Center Mixed
Use (TC-1 MU) area (NVRG) where allowable uses include
community facilities such as a community center site,
preschool and day care uses.

B.7 Parks and Recreation

7.1.1 Provide a sufficient number of mini, neighborhood, community and regional park facilities to achieve a
minimum standard of 5 acres of parkland per 1,000
residents (see Figure 5-1 and Table 5-1 for an illustration and explanation of existing park facilities). (I 7.1)

7.1.3 Work toward the establishment of a system of
public parks interconnected by off-street trails or
bicycle lanes. (I 7.1 and I 7.4

7.2.5 Require all large scale developments to
incorporate an internal trail system with linkages to the surrounding sidewalk network. (I 7.7)
The WRSP Land Use Program allows for a maximum of
1439 dwelling units. Using the 3.49 persons per dwelling unit figure in the City’s General Plan, the project would have 5022 residents. At 5 acres per 1000 residents, the standard for parkland for the WRSP is 25.1 acres. The WRSP Land
Use Plan designates approximately 33.27 acres for public park and open space uses, exceeding the City standard.

As shown on Figure 5.1 of WRSP, the public parks are
connected by a series of multi-use trails.

As shown on Figure 5.1 of WRSP, there is an internal system of multi-use trails which connect neighborhoods with public parks, commercial areas and regional trails.

7.3.1 Establish the following classifications for
American Canyon’s parks:
a. Mini-Park-Mini parks are less than one acre in size
and are not designed for active recreational uses. They do, however, provide passive open space and buffering
from adjacent urban development and typically include
elements such as walking paths and benches.
b. Neighborhood Park Neighborhood parks are usually
two and a half to five acres in size and are primarily
planned for children five to fourteen years of age. To
maximize the use of the parcel, these parks are ideally located within the center of a neighborhood and sited
adjacent to a school whenever possible. Recreation
facilities typically provided in neighborhood parks
include children’s play areas (ideally equipped with a
variety of play equipment for a range of users), picnic tables, and basketball courts. The service area for a
neighborhood park is generally one-quarter to a onehalf mile radius.

7.4.4 Require that adequate development and
maintenance funds are available before new parklands
are acquired. (I 7.24)

7.4.7 Require that new residential subdivisions dedicate parklands within their project boundaries, unless it is the City’s objective to develop a park that serves the
subdivision at an alternative location as specified in the Parks and Recreation Master Plan, in which case in-lieu fees shall be provided by the developer. (/7.1 and I 7.3)

7.4.8 Require that new multi-family residential
developments of five or more units provide recreational or open space facilities onsite and contribute fees that aid in the public development of other facilities to
offset additional demands generated by their resident
population. (/7.1 and i 7.3)
The WRSP Land Use Plan shows two large parks which
serve the WRSP community. The type of recreational
facilities and recreational uses within each park will be determined through City approval of a conceptual park plan concurrent with a tentative subdivision map.

The parks within WRSP will be dedicated and improved
by the project for fee credits. That policy also requires that public parks be maintained through a Lighting Landscaping Assessment District, which must be established concurrently with final subdivision map approval.

The dedication of park land shall occur through the City’s approval of final subdivision maps.
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WATSON RANCH SPECIFIC PLAN AMENDMENT APPENDIX B – GENERAL PLAN CONSISTENCY | 161 The Development Standards require multifamily residential development to include private open space at a ratio of 80 square feet per dwelling unit and 150 square feet of common open space per dwelling unit. The common open
space would provide for recreational and open space
facilities onsite.

7.7.4 Design and improve community and neighborhood
parks according to the following:
a. locate on collector or neighborhood streets,
accessible to adjacent residential neighborhoods;
b. site uses so that they do not adversely impact
adjacent residencies (e.g. locate high activity, noisegenerating uses away from residencies); c. provide parking so that it does not disrupt abutting residences;
d. design for defensible space;
e. site parks away from high noise generators
(highways) and other nuisances (i.e., power lines); and f. incorporate park landscape that is compatible with
the landscape of adjacent areas. (I 7.4, 1 7.5, and 1 7.28) As shown on the Land Use Plan, all public parks are located on collector or neighborhood streets and accessible to
surrounding residential neighborhoods.

Landscaping within the parks should support the overall character of the Watson Ranch Community as defined by
the Design Guidelines.

B.8 Natural & Historic/
Cultural Element
Goal 8E To promote the preservation and restoration of
the sites, structures and districts that have architectural, historical, archaeological and/or cultural significance to the City of American Canyon.

Objective 8.19 Ensure that the City’s historically and
archaeologically significant resources are protected in a manner that preserves and/or enhances the resources’
inherent historic value,
Policies

8.19.1 Conduct a comprehensive survey of
archaeological and cultural resources and historic
vegetation that is based on established criteria and
encompasses the entire City and its Sphere of Influence. (I 8.40)

8.19.2 Adopt a Preservation Ordinance that will
authorize the City to designate appropriate vegetation
or archaeological sites deemed to be of historic,
archaeological, or cultural significance an American
Canyon City Historic Point, Site or District. Such an
ordinance shall conform to state and federal criteria for establishing a preservation ordinance. (I 8.5, I 8.48, and I 8.49)

8.19.4 Though the design review process, encourage
compatibility between new development and existing
adjacent historic structures in terms of scale, massing, building materials and general architectural treatment. (J 8.29)

8.20.4 Prohibit demolitions if other alternatives exist that enable a property owner to sensitively add to
the existing structure, or develop an accompanying
building on the site that allows property development
rights to be realized. Variances of setbacks, heights
and parking requirements should be given to make the
preservation of an existing historic building feasible
when no other reasonable alternative exists. (J 8.49)

8.20.5 Encourage appropriate adaptive reuse of historic resources such as the Basalt Plant in order to prevent
misuse, disrepair and demolition, taking care to protect surrounding neighborhoods and/or agricultural land
from incompatible uses. (I 8.49)
The City has not established criteria or conducted an
archaeological and cultural resources survey for the city and its Sphere of Influence. An archaeological survey was prepared by ESA (dated 4/2006). Further assessment was
included in the EIR. The evaluation of the resources onsite will be evaluated in accordance with applicable State and federal criteria and guidelines.

The City has not adopted a Preservation Ordinance.

8.13.1 Encourage the preservation of agricultural
uses on the City’s periphery through the creation of a
permanent greenbelt. (I 8.11, I 8.17, r 8.26, I 8.28, and I

8.41)
Through the initiative process, the City has adopted an Urban Limit Line (“ULL”), as part of its General Plan. In 324
162 | APPENDIX B – GENERAL PLAN CONSISTENCY WATSON RANCH SPECIFIC PLAN AMENDMENT accordance with the provisions of that initiative, no urban development may occur outside the ULL. The terms of the initiative remain in effect until January 1, 2030.

B.9 Geology Element

9.4.1 Require the determination of the landslide, slope instability, and erosion potential of all proposed
development sites with a grade of 10 percent or
greater and incorporate pertinent measures in the
project design to mitigate this potential. Exceptions to these mitigation requirements shall be considered for
agricultural areas. (I 9.1, I 9.6, I 9.25, 19.27, and I 9.28)

9.4.3 Prohibit the mass grading of slopes with a grade
of 25 percent or greater and development on slopes
with a grade of 50 percent or greater. For projects
built upon slopes with a grade of between 15 and 25
percent, cluster the units and reduce overall density
in accordance with Natural/Cultural Resources Policy

8.18.2. (I 9.1 and 19.2)
A preliminary geotechnical study shall be prepared in
conjunction with the WRSP EIR. The study evaluates the
potential for landslides, slope instability and erosion and proposes mitigation measures. Development shall comply
with any adopted mitigation measures in accordance with the Mitigation Monitoring and Reporting Program.

Development in WRSP Area is on land with a slope less
than 15%.

B.10 Flood Hazards
Element

10.1.4 Ensure that storm water drainage is designed
for peak flow conditions. (I 10.1)
All storm water detention and conveyance facilities within the WRSP are designed to accommodate a 100- year storm
event.

B.11 Noise Element
Airport Vicinity Land Use Compatibility Criteria Land
Use Zone E (Figure 11-2): Prohibited Uses: Noisesensitive outdoor uses Other Development Conditions: Overflight easement or
deed notice required Examples of Normally Acceptable
Uses: Any permitted use
Examples of Uses not Normally Acceptable:
• Amphitheaters
• Landfills
• Ponds
• Airport Land Use Zone E

7. Maximum residential densities in accordance with
local adopted General Plans and zoning designations.

Consideration should be given to the proximity of flight patterns, frequency of overflight, terrain conditions,
and type of aircraft in determining acceptable locations of residential uses. Referral to the ALUC for review of development plans prior to approval is recommended.

Objective 11.6 Minimize the potentially adverse noise
impacts associated with the development of mixed-use
structures in which residential units are located above ground floor commercial uses.

Policies 11.6.1 Require that the commercial component
of a mixed-use project not generate excessive noise. (I

11.9)

11.9.1 Require that entertainment and restaurant/bar
uses take appropriate steps to control the activities of their patrons onsite, as well as within a reasonable and legally justified distance from the place of business, to minimize potential noise-related impacts on adjacent
residential neighborhoods. (I 11.11)
The WRSP was submitted to ALUC for review and a
conformance determination with the Airport Land Use Plan was made.

A Residential Compatibility Plan shall be prepared prior to approval of nonresidential development; noise standards and noise mitigation measures are included in that Plan.

11.9.2 Discourage the development of new nightclubs,
discotheques, and other high noise-generating entertainment uses directly adjacent to any residential neighborhoods, residential dwelling units, schools, health care facilities, or other “noise-sensitive” land uses, unless it is demonstrated that adequate measures can be installed
and employed by these establishments to adequately
mitigate the potential impacts of onsite operations and/ or offsite customer activities upon these areas. (I 11.8) Such high noise-generating uses are not permitted per
WRSP Table 4.2 (Permitted and Conditionally Permitted
Uses).
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326
327
1 Watson Ranch Specific Plan
Amendment
April 2023
Redline Text Insertions and Deletions
to Original WRSP
(Tracked Changes)
Yellow highlighted entries indicate figures and exhibits that can be viewed in the accompanying PDF.

ATTACHMENT 3
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2 Executive Summary
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3 The Watson Ranch Specific Plan (WRSP) Area is located within the city limits of American Canyon, in Napa County, California. The WRSP is a comprehensive planning document that will guide future development of the approximately 309 309-acre WRSP Area. The WRSP Area is an important part of the City’s General Plan. The proposed plan WRSP and is intended to contribute significantly to the identity of American Canyon with its unique draw of new residential neighborhoods and the Napa Valley Ruins & Gardens (NVR&GNVRG). The adaptive re-use of the NVR&GNVRG will support community and private gatherings in a setting that is unlike anything else in the region. The WRSP completes the fabric of American Canyon by linking the community through roadways and regional trails and by creating a “Town Center” with community gathering places. New residential neighborhoods will provide a wide range of housing options.

The WRSP development program includes the following elements:

1. A mix of commercial, recreational, and community usesed use Town Center located in and around the NVR&GNVRG that will consist of:
a. An adaptive reuse of the existing ruins NVRG area to include approximately 200,000 square feet of a variety of commercial uses which includes the , including a combination of indoor and outdoor spaces for an amphitheater, a wedding event venue, a corporate/private event center, amphitheater, restaurants, pubs, distillery, wine tasting, breweries,y, food trucks court, farmer’s farmers’ market, weddings, and corporate/public/private events. and outdoor dining. Uses not listed in the NVRG may be allowed through the City development review process (e.g., Conditional Use Permit).
b. A 200 room Boutique boutique Hotel hotel with approximately 200 rooms and 30 casitasprivate residences as part of the hotel.
c. The Quarry Lake Park , with park, trails and open space uses. d. A community plaza and site for an approximately 20,000square foot community center that will serve as an iconic gathering place for American Canyon visitors and residents. e.d. Mixed-use and/or live-work housing of up to 50 10% of total units (included in residential project total).

2. Residential development consisting of approximately 1,253 units with varying housing types and densities to accommodate the current and future demographic trends. The summary of residential uses proposed in the plan are:
a. Approximately 114 102 acres (604 623 units) of medium density residential (MDR-12). b. Approximately 49 65 acres (457 630 units) of medium density residential (MDR-16). c. Approximately 9 6 acres (192 186 units) of high density residential (HDR) affordable housing.

3. Community amenities consisting of:
d. A new elementary school site for up to 600 students. a. Approximately 50 63 acres of parks and open space.
b. A community trail system that includes connecting portions of the Napa Valley Vine Trail and the River to Ridge Trail.
b.c. A community plaza and site for an approximately 20,000-square-foot community center that will serve as a gathering place for American Canyon visitors and residents.

4. Infrastructure improvements that include:
a. The extension of Newell Drive along the WRSP Area’s eastern boundary. b. The extension of Rio Del Mar from SR 29 to the Newell Drive Extension, to be named “Rio Del Mar East”.
330
4 c. A new at grade or grade-separated rail crossing under at the Union Pacific Rail rail Line line at Rio Del Mar East or South Napa Junction.
d. Internal circulation for the WRSP Area.
e. The water distribution system, sanitary sewer system, storm water drainage system and dry utilities to service the WRSP Area.

Finally, the WRSP sets forth a conceptual phasing plan and a financing program to address the timing of build out and the funding of the infrastructure associated with the WRSP.

General Plan Amendment
The General Plan Land Use and Circulation Elements were amended in October 2018 as specified in the WRSP and concurrent with adoption of the WRSP. A General Plan Amendment will be required as specified in this amended WRSP, as described below and in subsequent chapters.

PURPOSE
The purpose of this proposedthe General Plan Amendment is to recognize, and ensure consistency with and between, the City of American Canyon General Plan and the Watson Ranch Specific Plan, as required by controlling law, by amending the Land Use Element and by amending the Circulation Element to provide for the optimally feasible access and circulation connection between SR 29 and Newell Drive through the Watson Ranch Specific Plan propertyWRSP Area.

In concert with this the General Plan Amendment, which anticipates and requires the adoption of the this Watson Ranch Specific Planamended WRSP, the Watson Ranch Specific PlanWRSP will be the regulating document controlling regulating development of the Watson Ranch Specific Plan propertyWRSP Area. This General Plan Amendment anticipates and requires such Watson Ranch Specific Plan regulation for such property. Specifically, this General Plan Amendment revises the General Plan Land Use Element to reflect the Watson Ranch Specific PlanWRSP and the Land land Uses uses set forth therein, and revises the General Plan Circulation Element to reflect the roadways set forth therein and summarized below. allow for one of two potential Major Collector connection points to SR 29 from the Watson Ranch Specific Plan Area (Rio Del Mar or South Napa Junction Road), the final determination of which will be determined based upon legal, technical, economic and other factors to be clarified and implemented in the detailed Watson Ranch Specific Plan. This amendment will add the planned Major Collector designation and Major Intersection designation to the Rio Del Mar alignment and intersection identified in the City’s Circulation Element in Figure 3. This Major Collector, to be located at either Rio Del Mar or South Napa Junction Road, provides connection between SR 29 and the extension of Newell Drive, as reflected in this General Plan Amendment and the Watson Ranch Specific Plan this General Plan Amendment anticipates and requires.

Finally, this General Plan Amendment reclassifies the segment of Newell Drive between the intersection of S. Napa Junction Road/Rio Del Mar and SR 29/Green Island Road from a 2 lane Arterial to a 2 lane Major Collector.

The specific details of the General Plan Amendment are described below.

PROPOSED
The amendment will require the following changes:

1. Land Use Element:
a. Amend the General Plan Map (Land Use Map) Figure 1-1 to incorporate the Land Use Plan set forth in the WRSP by delineating the Town Center (TC) designation to include the following:
331
5 • Medium Density Residential – 12 (TC-1 MDR - 12)
• Medium Density Residential – 16 (TC-1 MDR - 16)
• High Density Residential (TC-1 HDR)
• Public School (TC-1 Public)
• Parks and Open Space (TC-1 Park/OS)
• Napa Valley Ruins & Gardens (TC-1 MU)
b. Amend the Land Use Element Policy 1.19.6 as follows: “Provide for the extension of Newell Drive, which will define the eastern boundary of the Town Center, connecting with Highway 29 in the vicinity of Green Island Road and for the extension of Rio Del Mar or South Napa Junction Road from Highway 29 to Newell Drive”.

2. Circulation Element
a. Amend Figure 3 of the Circulation Element to show the option for the east – west Major Collector between Newell Drive and SR-29 to connect with Rio Del Mar. (See amended Figure 3 following) b. Amend Figure 3 of the Circulation Element by adding the “Major Intersection” Designation to the intersection of Rio Del Mar and SR 29 (See amended Figure 3 following) c. Amend Figure 3 of the Circulation Element by changing the roadway classification from Newell Drive between Rio Del Mar - S. Napa Junction Road and SR 29/Green Island Road from 2 lane Arterial to a 2 Lane Major Collector (See amended Figure 3 following) d. Amend Table 3, Page 11, of the Circulation Element to add reference to “Rio Del Mar” with footnote as reflected below (See highlight)
e. Amend Table 3, page 11, of the Circulation Element to change Newell Drive between Rio Del Mar - S. Napa Junction Road and SR 29/Green Island Road from a 2 Lane Arterial to a 2 Lane Major Collector (See highlight)
These amendments to the Land Use Element and Circulation Element are consistent with the Goals, Objectives and Policies of the General Plan, which remain otherwise unchanged.

PROPOSED AMENDMENT
The General Plan amendment will be consistent with this amended WRSP, and will require the following changes:

1. Land Use Element
a. Amend the General Plan Map (Land Use Map) Figure 1-1 to incorporate the revised Land Use Plan set forth in the amended WRSP (Figure 4.1).
b. Amend the Land Use Element Policy 1.19.5 to read as follows: Require that the Town Center Residential Neighborhoods provide sites for a public park and a public school, public parks, with the size of facilities corresponding to the future population of the Town Center and which may allow community facilities that support residences.

2. Circulation Element
a. Amend Figure 3 (Major Circulation Improvements) of the Circulation Element to incorporate the revised Circulation Plan set forth in this amended WRSP (Figure 7.1). Amendments consist of:
• Adding Marcus Road (formerly Loop Road) between Rio Del Mar East and Newell Drive as a “Minor Collector” roadway classification.
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6 • Changing the roadway classification of Newell Drive between Rio Del Mar East and the south project boundary to “Major Collector.”
• Realigning Rio Del Mar between the Union Pacific rail line and Newell Drive.

The above amendments to the Land Use Element and Circulation Element are consistent with the Goals, Objectives and Policies of the General Plan, which remain otherwise unchanged. [Figure 0.1 Circulation Map]
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7 Chapter 1: Introduction
334
8 1.1 Purpose
The Watson Ranch Specific Plan (WRSP) is a detailed planning document which provides the land use and policy framework for the future development of approximately 309 acres within the City of American Canyon. The WRSP Area is located toward the northeastern side of American Canyon and to the east of Lincoln Highway, which is also designated as California State Highway 29. It is generally bound by vineyards open space to the north and the Vintage Ranch residential neighborhood to the south. It is further framed by Union Pacific railroad tracks and existing development to the west, and the City limit line, grassland, and open space to the east. Within the City of American Canyon General Plan, the WRSP Area is designated as Town Center (TC). The City’s objective for the WRSP Area as stated by its General Plan is to:
“Provide for the development of a Town Center that physically and functionally serves as the symbolic and identifiable focus of community activities and events for the City of American Canyon, and which is a regional destination within the Napa Valley (GP Objective 1.19)” An extensive public outreach process, demographic and market research, and the physical characteristics of the land have molded the WRSP to foster a premier mixed usemixed-use community with a strong sense of place. The development in accordance with the WRSP will provide an array of new residential homes and services for both residents and visitors. The WRSP is consistent with the community vision of American Canyon, as a community with a small townsmall-town character and feel, socially and ethnically diverse, and ideally located in Napa County in close proximity to the Bay Area. The proposed mix of housing, retail, commercial, entertainment, schools and parks, will further strengthen the existing community ties while also providing a community gathering place. The purpose of the WRSP is to provide a comprehensive set of goals, objectives, policies, development standards, and design guidelines for the development of the WRSP Area. The implemented WRSP will result in a unique and appealing new community which provides a variety of new amenities and infrastructure improvements necessary to implement the development. The organization of this document reflects the progression of the planning process that helped shape the WRSP, moving from an explanation of the over-arching goals to specific chapters that deal with certain topics such as land use, and circulation which have policies that implement those goals.

The WRSP details the following elements:
• A range of new housing types and densities including High Density Residential (HDR) and Medium Density Residential (MDR-12 and MDR-16) neighborhoods.
• The Napa Valley Ruins & Gardens (NVR&GNVRG) mixed-use town center area consisting of civic, retail, entertainment, commercial, visitor serving, and residential uses focused in and around the ruinsNVRG.
• Community amenities, including a new elementary school, parks, trails and open space areas. network.
• Necessary public and private infrastructure improvements, including: streets, pedestrian circulation, water distribution system, sanitary sewer system, storm water drainage system, and dry utilities for the WRSP Area.

1.2 Specific Plan Authority
Pursuant to the The California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457), the provides the authority for a city to adopt a specific plan by ordinance (as a regulatory plan) or resolution (as a policy driven plan). The WRSP is both a regulatory and policy document, and 335
9 therefore must be adopted by ordinance. The WRSP will act as a tool to both that will encourage and guide development within the WRSP Area over the next 10 to 20 coming years.

The WRSP provides a strong vision, a mix of land uses, development regulations, design guidelines, infrastructure improvements and an implementation plan for the creation of a cohesive community.

California Government Code (Section 65450) states that planning agencies may prepare specific plans for the systematic implementation of the general plan for all or part of the area covered by the general plan. A specific plan shall include text and diagrams which specify all of the following in detail:
• The distribution, location, and extent of the uses of the land within the area covered by the plan. • The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, domestic water, recycled water, storm drainage, solid waste disposal, dry utilities, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. • Standards and criteria by which development will proceed, including development standards, design guidelines and a phasing program.
• A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out the plan.
• A statement of the relationship of the specific plan to the General Plan.

1.3 Relevant Documents and Policies
This section examines several existing documents, policies and programs that have bearing on or otherwise provide direction for the WRSP. These relevant documents and policies are summarized below:

1.3.1 AMERICAN CANYON GENERAL PLAN
The WRSP is consistent with the American Canyon General Plan, which directs that a specific plan be prepared for the area identified as Town Center. The General Plan directs this area to be a mixed-use development with a mix of commercial, residential, parks and open space. State law states that specific plans can only be adopted or amended if they are consistent with the General Plan. The WRSP implements this policy direction and provides more specific detail and implementation policies. Appendix B contains a discussion of WRSP compliance with the City’s General Plan.

The City of American Canyon Land Use Element, updated in 2010 and amended through October 2018, is an integrative element containing policy to guide development consistent with all elements of the general plan, addressing the retention of existing uses and open spaces, re-use of obsolete uses, and development of vacant lands. It also outlines opportunities and constraints, most notably the City’s lack of a cohesive identity and structure within neighborhood districts and the need for a “symbolic and functional “downtown” for American Canyon. Additionally, the NVR&GNVRG are presented as apresented a uniquely identifiable asset to create a regionally significant project. The Land Use Element was amended in October 2018, as specified by the 2018 WRSP, to incorporate an amended General Plan Map (Land Use Map) and amended Policy 1.19.6.

The City of American Canyon Circulation Element, updated in 2013 and amended through October 2018, identifies a core value “to provide safe and easy travel within and through the City for pedestrians, bicyclists, and motor vehicles correlated with the Land Use Element”. The City has an adopted a “Complete Streets” 336
10 policy which further reinforces the City’s intention to ensure safe, comfortable, and attractive access and promoting connectivity between uses and areas of the City. The WRSP incorporates the City’s core value for circulation and the complete streets policy.

Reflecting the more specific information on land use and circulation, accompanying the Specific Plan is a General Plan Amendment which anticipates and requires the adoption of the WRSP (See Executive Summary for full description). The WRSP will be the regulating document controlling development of the WRSP property.

The WRSP provides the community vision, land use plan, circulation plan, development regulations, design guidelines, and implementation measures to ensure development in a manner that is consistent with the goals, objectives, principles, and policies of the City of American Canyon General Plan.

1.3.2 AMERICAN CANYON MUNICIPAL CODE
The City of American Canyon Municipal Code, Title 19 (Zoning Ordinance) provides standards for sitespecific development and land use regulations that govern the size, shape, and type of use for development in the City of American Canyon. In any instance where the WRSP regulations and development standards may vary from the Zoning Ordinance, the WRSP will take precedence. Where the WRSP is silent on a topic, the City of American Canyon Zoning Ordinance requirements will remain in force.

The WRSP will be adopted by ordinance and become the controlling zoning for the WRSP property pursuant to City of American Canyon Municipal Code Title 19, Chapter 19.12. Town Center Zoning District.

1.3.3 NAPA COUNTY AIRPORT LAND USE COMPATIBILITY PLAN
The Napa County Airport Land Use Commission (ALUC) has the responsibility of preparing an Airport Land Use Compatibility Plan ensuring that land uses in the area surrounding the airport are compatible with airport operations. The A very small portion of the WRSP Area is partially subject to airport restrictions for Airport Zone D in the northwestern corner of the WRSP Area. Under the Napa Airport Land Use Compatibility Plan, this zone restricts residential development. The proposed plan is compatible with this requirement. A majority of the WRSP Area is within Zone E where there are no land use restrictions but because overflights can occur the WRSP must be reviewed by the Airport Land Use Commission (ALUC) to ensure consistency with the ALUC. .

1.3.4 RELATIONSHIP TO OTHER PLANS
The WRSP Area is located adjacent to the SR 29 Priority Development Area (PDA) designated by Association of Bay Area Governments and Metropolitan Transportation Commission. The goal of the PDA is to relieve congestion and adopt a complete streets concept for the section of Highway 29 through American Canyon, while promoting a healthy mix of uses surrounding the highway that support the various modes of transportation. The City of American Canyon is preparing and processing the Broadway District Specific Plan (BDSP) and EIR.

The Broadway District Specific Plan (BDSP) was adopted by City Council in 2019 and updated September 1, 2020. The WRSP and the BDSP represent parallel planning efforts that work together to meet regional housing requirements and provide the opportunity for improved transit and walkability consistent with the City’s General Plan. The BDSP Broadway District is a Priority Development Area (PDA) as designated by the Association of Bay Area Governments (ABAG) and Bay Area communities. PDAs are areas specifically designated for new housing and job growth with some incentives to encourage investment. PDAs are considered foundational for sustainable regional growth and Plan Bay Area. PDAs emphasize housing at higher densities near transit or transit corridors. The WRSP and the BDSP represent parallel planning 337
11 efforts that work together to meet regional housing requirements and provide the opportunity for improved transit and walkability consistent with the City’s General Plan.

Both the WRSP and the BDSP will beare coordinated with one another, especially on the Rio Del Mar extension which connects Highway 29 to Newell Drive. The overall goal of both projects is to create a complete street concept with mixed use walkable neighborhoods that is consistent with the vision of the American Canyon General Plan within both project boundaries. The WRSP has planned connections to and segments of the Napa Valley Vine and River to Ridge Trails. The WRSP Area is a key part of these future trail extensions, and will provide an important part of the overall regional trail system. The Napa Valley Vine Trail is expected to link 47 miles of dedicated multi-use trails from Calistoga south to Vallejo Ferry Terminal crossing through the WRSP Area from the north and merging withand intersecting the River to Ridge Trail (running east/west) as it makes its way south. Both trails exit the WRSP Area south along Newell Drive. The Circulation Element was amended in October 2018, as specified by the 2018 WRSP, to incorporate an amended Circulation Map and amended Table 3 (Major Circulation Improvements).

1.4 Public Outreach

1.4.1 STEERING COMMITTEE
For development of the 2018 WRSP, Tthe City appointed an eight person Steering Committee made up of two Council members, one Planning Commissioner, one member each from the Parks and Community Services Commission (PCSC) and the Open Space Advisory Committee (OSAC), a representative of the Napa Valley Unified School District and two residents at large. City Department Heads also attended the Steering Committee meetings. Over several meetings early in the WRSP preparation process, the Steering Committee identified the Planning Principles which defined the vision for the WRSP Area. These Principles have been restated in Section 1.5 below,

1.4.2 COMMUNITY INPUT
The City values public involvement in the planning process. So, in addition to the involvement of the Steering Committee throughout the WRSP process, an extensive Community Outreach Program was implemented including community workshops and opportunities to participate and comment online.

1.5 Planning Principles
The WRSP Steering Committee (a group of citizens, City staff members, and elected officials) identified key issues and desired outcomes for the WRSP. After a review of General Plan goals, policies, and a visual character exercise, the Steering Committee identified a series of Watson Ranch Planning Principles that frame the vision for the WRSP Area. The following Principles have been restated and are intended to guide the WRSP Area towards a residential, commercial, and recreational destination that will serve as a centerpiece for the City and home to future residents. Planning principles are defined as vision oriented statements developed by the Steering Committee during the community outreach process.

1.5.1 WATSON RANCH PLANNING PRINCIPLES
Principle 1 - Create an active, vibrant town center.

Principle 2 - Deliver an access and circulation plan that sufficiently addresses traffic.

Principle 3 - Advance an economically viable project that is compatible with existing American Canyon businesses.

Principle 4 - Provide a mix of retail, commercial, hospitality, and residential land uses. 338
12 Principle 5 - Protect and integrate the NVR&GNVRG as a central feature/place.

Principle 6 - Provide a variety of public spaces and amenities.

Principle 7 - Reinforce the distinctive character of American Canyon and reflect the comfortable, and nostalgic small town charm.

Principle 8 - Provide a blend of visitor and local serving uses.

Principle 10 9 - Provide gathering places for locals.

Principle 11 10 - Prioritize the restoration of the NVR&GNVRG into the Town Center in Phase 1.

Principle 12 11 - Ensure a sustainable project – economic, social and environmental.

Principle 13 - Fully address school needs to include an on-site elementary school.

Principle 14 12 - Connect and integrate neighborhoods with vehicular, bicycle, and pedestrian connections throughout the WRSP Area.
.Principle 15 13 - Ensure a range of housing opportunities to meet physical, economic and social needs of the population.

Principle 16 14 - Create traditional neighborhoods with strong architectural character and tree-lined streets.

Principle 17 15 - Reflect a historic small town character in the residential neighborhoods adjacent to the

NVR&GNVRG
Principle 18 16 - Create a unique place that is the “gem” of American Canyon. 339
13 Chapter 2: Existing Conditions
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14 2.1 Project Location
The City of American Canyon is situated along the southern tip of Napa County. Located on Highway 29, American Canyon is approximately eight miles south of the City of Napa and thirty fivethirty-five miles northeast of San Francisco. The Watson Ranch Specific Plan (WRSP) Area occupies a portion of the eastern edge of American Canyon within the City’s urban limit line.

Figures 2.1 and 2.2 show the location of the WRSP Area in context with the surroundings, both regional and city wide.
[Figure 2.1: Regional Site Context]
[Figure 2.2: Local Context]

2.2 Ownership
The WRSP Area is approximately 309 acres of which approximately 252 acres is owned by American Canyon 1I, LLC (and its successor interests), while the remaining 57 acres is owned by the Newell Family interests. Figure 2.3 indicates the location of each individual ownership within the WRSP Area. American Canyon 1I, LLC, and the Newell Family interests are co-applicants for the WRSP. [Figure 2.3: Property Ownership]

2.3 Project Setting
The WRSP Area is bound on the west by a Union Pacific Railroad line, which is currently leased to California Northern Railroad (CFNR). CFNR has a switching yard adjacent to the western edge of the WRSP Area at Napa Junction Road. There is a permitted, and unimproved private at at-grade crossing at South Napa Junction Road. The Rail rail line while active, is not heavily used. To the immediate south of the WRSP Area is the existing Vintage Ranch neighborhood development. The eastern edge of the WRSP Area is the City limit line and will be defined by the future extension of Newell Drive. Beyond Newell Drive to the east is open space which includes the Newell Open Space Preserve. A small rural residential enclave is located outside the City limits off Watson Lane at the northwest end of the WRSP Area. (See Figure 2.4) The existing terrain within the WRSP Area varies from relatively flat in the west, to gently rolling hills to the north and east. In general, elevations drop from the east to the west. The vegetation on-site is predominantly short seasonal grasses with some limited hay production. Trees on site are limited with a cluster of eucalyptus trees on the north end of the WRSP Area.

Located in proximity to the Napa Valley Ruins & Gardens (NVR&GNVRG) is an approximately three two (32) acre lake referred to as the “quarry lake” or “pond”. There are two minor wetlands that generally run east to west across the site between the PG&E Gas Line and the Union Pacific Rail line. Numerous field studies were conducted for the WRSP Area. Biological features including wetlands and special status species were evaluated and preliminary results are reflected on Figure 2.4. Additional analysis and information may be found in the WRSP Environmental Impact Report (EIR).

Existing structures on site include the substantial concrete structures in the south end known as the NVR&GNVRG. These are the remnants of a Portland cement plant, a turn of the century industrial use which manufactured cement. The Napa County Airport is located approximately two (2) miles northwest of the WRSP Area. As a result, the WRSP Area is subject to Napa County Airport Land Use Plan Compatibility Zones. These zones are designed to address airport noise and safety concerns by restricting certain land uses that are incompatible with airport operations. A small portion of the northwestern corner of the WRSP 341
15 Area is affected by Zone D, which substantially restricts residential development. No residential uses are proposed for this area of the WRSP. A large portion of the WRSP Area is within Zone E (see Figure 2.4).

Zone E has no land use restrictions but requires review by the Airport Land Use Commission for any General Plan Amendment or Specific Plan Amendment or approval. Therefore, the WRSP was referred to the Airport Land Use Commission (ALUC) in 2016, and the . The ALUC made a determination of consistency for the WRSP with the Airport Land Use Plan. The amended WRSP was referred to the ALUC in 2022, and the ALUC made a determination of consistency for the amended WRSP with the Airport Land Use Plan. on August 17, 2016.
[Figure 2.4 Existing Conditions Map]

2.4 Site History
At the turn of the twentieth century, the Standard Portland Cement Company opened in 1898 to manufacture cement by excavating clay and limestone, which created seven limestone quarries in a limestone quarry was in operation on the southern portion of the site within the WRSP Area. This led to the opening of the Standard Portland Cement Company in 1903. This company, with up to 200 400 employees working in 12 hour shifts, produced 2,000 barrels of cement a day. This cement was vital in helping rebuild San Francisco after the 1906 earthquake and fire.

In the 1930’s the cement company closed. In the 1950’s, the Basalt Rock Company took over and produced lightweight aggregate used in concrete for high-rise buildings. This continued until 1978 when the Basalt Rock Company closed.

The 19031898-1930 industrial uses created most of the structures known as the “ruins” that remain on the site today within the NVR&GNVRG. Because of this long time frame, the walls and facilities have an amazing texture and context from weathering leaving the aggregate rough and exposed, giving it the feel of something from ancient Rome or Greece. were built with different levels of structural integrity and today are in various stages of decay.

American Canyon incorporated as a city in 1992. Thirty 30 acres of the subject site, in the vicinity of the ruins, was were included within the newly formed City limits. The remaining acreage stayed in the unincorporated County of Napa. Interest in the property began to grow as the future site of a new Town Center and, in 1994, the City’s General Plan designated the property as the “Town Center”. In 1999, as a result of ongoing public support for the project, American Canyon voters approved “Measure C” with more than 83% of the vote. This citizen initiative pre-zoned 70 acres of the property to “Town Center”. That same year, Napa County LAFCO added the 70-acre portion to the City’s Sphere of Influence, making it eligible for annexation.

In 2008, an Urban Limit Line (“ULL”) was approved by the City of American Canyon. The ULL governs growth boundaries for the City through the year 2030. In 2010, LAFCO approved the annexation of the WRSP Area. A lot line adjustment establishing the approved City limits was recorded in 2011.

In 2012, a concept for adaptive reuse of the ruins within the NVR&GNVRG as a local and regional destination was prepared. The City of American Canyon reviewed the concept as well as the feasibility study prepared by the consulting firm Economic and Planning Systems, Inc. (EPS). In 2013 the City of American Canyon updated its Circulation Element, which assumed the land uses set forth in the WRSP. In October 2018 the Circulation Element was amended to incorporate amendments set forth in the 2018 342
16 WRSP. The Circulation Element (along with the Land Use Element) will again be amended to reflect land use and circulation changes set forth therein as described in subsequent chapters. Both the Circulation pattern Plan in Chapter 7 and the Land Use Concept in Chapter 4 respond to the policies and standards included in the Circulation Element.
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17 Chapter 3: Design Strategy
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18 3.1 Vision
The Watson Ranch Specific Plan (WRSP) promotes the development of a vibrant, progressive, and fully integrated community; one that will be recognized as a memorable place to live, work, and play for present and future generations. The overall plan will include a series of neighborhoods that integrate housing, recreation, retail, and commercial opportunities. The WRSP Area will be a vibrant, memorable place where civic, destination shopping, dining, hospitality, employment, residential, and recreational uses converge.

This opportunity provides a community gathering space within the City of American Canyon serving visitors and residents while preserving American Canyon’s small town feel and character. The execution of this character is governed by the Development Regulations in Chapter 6 and influenced by the Design Guidelines in Appendix A of the WRSP.

Key components to the success of this urban fabric include community threads such as pedestrian and bicycle friendly streets, open space connections, and vistas to important community monuments, such as the Napa Valley Ruins & Gardens (NVR&GNVRG). These urban design features link neighborhoods into a cohesive community, yet allow them to have individual character. These linkages and their focal points establish the framework and character of the new community. In addition to this community structure, strong and simple distinctive architecture and landscape themes will help to establish a unique identity.

3.2 Community Framework
Primary access points into the WRSP Area are will be from Newell Drive, Rolling Hills Drive, Summerwood Drive, and Rio Del Mar East Road, the latter of which will provide a direct link from Highway 29 to the Newell Drive extension. Rio Del Mar East Road extends into the WRSP Area in an east-west alignment along the north side of the NVR&GNVRG and ultimately connects to Newell Drive on the east. It provides access to various activities and establishments within the NVR&GNVRG as well as residential neighborhoods to the north. Homes will front directly onto Rio Del Mar Road, with vehicular access provided via alleys behind the homes. This creates a gracious, activated street-scene at the heart of the community.

Connectivity is a key component to ensuring the WRSP Area is an integrated, walkable community that accommodates a variety of uses. Pedestrian- oriented streets form a modified grid system where neighborhoods flow together and are not developed in tracts separated by walls. The modified grid also allows the neighborhood pattern to work with the existing topography.

The majority of the residential neighborhoods lie to the north of Rio Del Mar East Road and are linked togetheraccessed by afrom Rio Del Mar East and Newell Drive via a minor collector road (Marcus Road).

This road includes on-street striped bike lanes and six-foot wide sidewalks that encourage walking and cycling within the community to trails, parks, the proposed school, and to the NVR&GNVRG.

The proposed elementary school is centrally located to provide walkability for as many residents as possible. To further strengthen community connectivity, two regional trails, the River to Ridge Trail and the Napa Valley Vine Trail are linked to a series of internal trailsinternal trails that loop through the WRSP Area. Parks are strategically located along the primary trail linkages with one major park being collocated with the school, creating a larger combined central open space feature. A detailed description of the parks and trails is provided in Chapter 5.

The Napa Valley Vine Trail is a major north/south pedestrian and bicycle amenity forming the backbone of the community. In order to facilitate an optimum trail experience, road crossings are minimized to only two road crossings. Pedestrian and bicycle connectivity to the adjacent neighborhoods is seamlessly integrated, 345
19 while East/Westeast/west vehicular connectivity is minimized. To promote pedestrian and vehicular access to the Napa Valley Vine Trail, a variety of design techniques are used, such as single loaded streets, integration of the park and trail systems, and an extensive network of secondary trails and sidewalks that connect the neighborhoods with the regional trail. Section A.3.1 in Appendix A addresses how roads and homes interact with this trail corridor.

The NVR&GNVRG will function as a mixed-use Town Center and will be the focal point of the WRSP community where uses such as festivals, wine tasting, brew pubs, distillery, dining opportunities, hospitality, and retail all converge within the central organizing element of the NVR&GNVRG structures. It is anticipated that this area will develop organically over time so the standards and guidelines in this document, while being directive, are intended to allow flexibility to encourage creative uses and design solutions in the adaptive reuse of the existing NVR&GNVRG structures.

The Conceptual Illustrative Plan shown in Figure 3.1 and Figure 3.3 is a representative illustration of how the WRSP design vision is intended to translate into a series of neighborhoods and community amenities that together integrate into the context to create a strong sense of community. Precise street alignments, lot locations and building locations will be determined at the time of tentative map approval, and must be substantially consistent with the goals, objectives, and policies of this Specific Plan.

3.3 Napa Valley Ruins & Gardens Vision
A unique feature of this site is the physical remnants of the property’s former industrial history. The surviving concrete walls and partial structures from the early 1900slate 1800s operations are commonly referred to as “the ruins.” These ruins form an important and highly visible feature within the WRSP Area. These building remnants, which have a unique mass and scale, will play an important role in establishing the WRSP Area as a memorable place and important community feature of the City of American Canyon. See Figure 3.2 for the location of the existing structures.

The vision for the NVR&GNVRG is to ensure the return of the site to a productive use for the enjoyment of future generations as a public and private multi-use area while maintaining the significance of the historic resource and integrating the historic essence throughout the WRSP Area by reusing some building elements such as concrete footing piers creatively on site as markers, signs or landscape elements. [Figure 3.1: Existing Structures]
With the uses intended for the NVR&GNVRG, it is important to understand how the existing structures will be repurposed. This overview outlines that intent. For more detailed information, refer to the NVR&GNVRG Preservation Plan in Appendix C.

While not considered historical resourcesAs structures with local historical interest, the ruins of the Standard Portland Cement Company plant, which were built between 1903 1898 and 1935 the 1950s (including the round building and silos), are considered important to the City of American Canyon. The district site includes three two buildings which still have partial roofs, one warehouse building with a partial roof, numerous concrete monuments, and a quarry. The site has an informal rustic and industrial yet rural character. The existing structures occupy a knoll on the east side of the City of American Canyon. The site has views of open space oak savannah and hills to the east; the City of American Canyon to the south; the City of 346
20 American Canyon, Napa River, wetlands, Marin County, and Mt. Tamalpais to the west; and American Canyon, vineyards, and greenbelt to the north.

Due to the simple fact that most of the buildings on site are ruins, a National Register or California Register eligible district does not exist at the Portland Cement Plant Ruins. Nevertheless, the importance of the site to the City of American Canyon and residents of Napa County remains. Therefore, Where commercially feasible, many of the existing structures on the site will be retained for re-usereuse. Given the property’s advanced state of deterioration, a mix of preservation approaches will be used, including rehabilitation, alteration, addition, selective demolition, stabilization, and new alternative uses.

The district site includes several buildings with partial roofs, numerous concrete monuments, and a quarry.

The warehouses, rotary kilns, manufacturing buildings, machine shop, laboratory, and cooperage are envisioned to be stabilized and repurposed preserving the character defining arches. The silos may or may not be demolished depending on economic and market factors.

3.3.1 THE NAPA VALLEY RUINS & GARDENS ENVISIONED FEATURES AND

USES OF THE NAPA VALLEY RUINS & GARDENS
Uses within the NVR&GNVRG are envisioned to be integrated among the ruins with a blend of new structures, semi-improved ruins with and without roofs, and dedicated outdoor spaces. The envisioned uses include small scale convenience or grocery, retail shops, micro-brew pub, distillery, wine tasting and picnic venues, amphitheater(s), restaurants and mobile food venues, hospitality, wedding event center, corporate and private event center, as well as an area for community event activities such as farmers markets, art shows, and/or seasonal festivals, as well as other consistent uses. . In addition to traditional cafecafé, or restaurant, and take -out uses, a gourmet food truck parking court is proposed. Other uses such as a public market that focuses on local food and products and community gardens are intended to celebrate the agricultural heritage of the Napa region and bring food production directly into the site. Live/work and/or mixed-use residential units are also proposed to complement the surrounding commercial and hospitality uses.

The layout of the NVR&GNVRG takes its cues from the existing main ruins structures. These is structures creates a series of “rooms” or cloisters that are distinct yet connected. While the intent is described here, the WRSP provides for flexibility of the commercial uses and locations that is needed in order to respond to market opportunities. The NVR&GNVRG is intended to be a private commercial and retail facility that has the feel of public open space and serves as a central community facility offering access for both public and private events. The “public” sense of place is defined by a community plaza (see item 9 below) and an adjoining site for a Community Center building. The NVR&GNVRG will be privately maintained and operated with agreement for public use defined through separate agreement with the City (see Implementation Chapter 9).

The following numbered paragraphs correlate with the numbers on Figure 3.3are some examples of potential types of uses and amenities envisioned for the NVRG. • Chapel / Wedding Area. Directly adjacent to the event center is a small structure, previously a power housepowerhouse that may will serve as a wedding chapel. TheAmenities such as a small structure and surrounding gardens may be used for weddings and other similar private gatherings.

Landscaping and a slight elevation change provides a sense of privacy for events, while still being visually connected to the adjacent spaces.
• Main Ruins Structure – Wedding and Event Center. This area may be the most iconic of the ruins structures. The massive walls enclose three main “rooms” flanked by two smaller spaces. 347
21 These s The main structure is envisioned to contain spaces, gardens and plazas, provide for various events such as receptions, business venues and other private gatherings. While it is not envisioned that the main ruins structures would have roofs added to them, they may incorporate permanent or temporary tensile structures or other free-standing means to provide shelter from the sun or rain.
• Restaurants Building. A fourth “room” of theThe main ruins structureNVRG is an ideal restaurant locationlocation for one or more restaurants. It will have excellent visibility from Rio Del Mar. Its adjacency to the event center and wedding venue, providing a synergy with adjacent/nearby social uses. creates a strong synergy with those uses. The enclosure created by the ruins’ walls could will provide a very unique dining experience.
• Pizza and Coffee BuildingCafé. A fifth and smaller “room” of The NVRG the main ruins structure is well suited for a café or coffee shop similar use. A café or coffee venue that encourages people to spend time socializing and enjoying a placethe NVRG. • Winery / Wine Tasting Area. Another prominent feature within the NVR&G is the round building.

At approximately 65’ in height, it is visible from the surrounding area and from Highway 29. This structureThe NVRG is envisioned to could be will be renovated to house a use such as a winery and/or wine tasting venue. In such a scenario, Multiple multiple wineries will would have an opportunity to sell their product in a cooperative wine tasting venue. This is an important use that could will serve somewhat as an anchor and will help establish the overall atmosphere and vibrancy of the NVR&GNVRG.
• Farmer’s Market. Directly west of the round building is a slightly elevated area that is ideal for use by a A farmer’s market, craft festival, or other similar event that involves a village of individually tented vendors or exhibitors would be a popular attraction to the NVRG. This area is adjacent to parking, has high visibility from Rio Del Mar and forms the southern edge to the Picnic Area and Ruins Gardens.
• Picnic Area. To the west of the main ruins structure is a central A suitable open area that will be open forcan provide passive uses such as picnicking, enjoying a glass of wine and food, and people watching. This area may include elements such as permanent chess/checker tables, benches and seat walls, bocce courts, or a fire pit. This area can also be utilized for additional space for the various festivals or events the NVR&GNVRG will host.
• Sculpture Garden. Artisan beverages, food, and gathering venues are fundamental to the creation of a sense of place at the NVR&GNVRG. A strong tie to the arts is a natural fit with this character.

The area enclosed by rows of existing concrete monuments next to the Picnic Area is envisioned as a garden. This spaceSpace could be available to host exhibits from local artists, regional museums, private collections from wineries in Napa Valley and other sources. This will be a unique draw for American Canyon as nothing similar exists in the region. • Mobile Food Truck Venue. An exciting movement sweeping the dining industry is the mobile food truck. These businesses Mobile food trucks provide high quality, freshly prepared food and beverages and are untethered to a static location. In most cases they simply arrive at a destination such as a festival or park wherever they can because they are self–contained, andcontained and are open for business. In response to this dining industry movement, an area for food trucks will could be provided, and located next to the Community Plaza. This area may will be supplied with power for the trucks, eliminating their need to use generators. While the location and amenity may 348
22 end up being fixed to a particular area, is fixed, the individual trucks will vary, thus allowing for variety and change in the offering and a dynamic food experience. Additionally, this area may serve as overflow or flex space when trucks are not present.
• Community Plaza. An important objective of the WRSP, consistent with the General Plan goal of creating a Town Center, is to provide a public plaza that is available for unrestricted use by the public and for events sponsored or scheduled by the City. This large open area is set back from Rio Del Mar and has easy access to parking. It also has good visibility from Rio Del Mar. Utilizing the existing concrete monuments to form a backdrop, the existing grade change provides an opportunity to create a slightly elevated stage area to support concerts, performances, or movies.

The mobile food truck parking area at the south edge of the Community Plaza will provide support for these types of community events.
• Children’s Play Area. Just to the east of the Community Plaza and to the north of the Sculpture Garden will be a Children’s Play Area. Play structures will contain play experiences that encourage discovery of the history of American Canyon, the WRSP Area and the Basalt Plant/Portland Cement Factory ruins.
• Community Center Site
• Directly adjacent on the west side of the Community Plaza is a site for a future Community Center building. Until such time that a Community Center is constructed on this site, it will function as overflow space for large events at the plaza, or will provide for passive use when a small to medium sized event is occurring in the plaza.
• A future Community Center building will look out onto the community plaza and will be conveniently located in proximity to the children’s play area as well as parking. • Parking. The manner in which parking is provided for the various uses in the NVR&GNVRG is critical to creating a project that is both economically successful and a truly pedestrian oriented place. Parking will be provided on Rio Del Mar as parallel or angled parking and in parking lots that support the various uses. Parking areas will be distributed throughout the NVR&GNVRG to allow for proximity and ease of access and to reduce their scale. Parking for larger events may be provided in vineyard or orchard lots that when not in use, simply support the landscape character of the area.
• Hospitality / Hotel / Hotel Parking. This use is proposed to be located on the north facing slope of the hill in the eastern side of the NVR&GNVRG. This location provides commanding views and allows for the opportunity to provide adequate parking, and a bold landscape statement. The site terrain will be sensitively graded to provide a road to the hilltop site. The Hotel will be a “boutique hotel” of approximately 200 rooms, additional casitas, and with the supporting amenities. There will also be private residences located near the hotel on the south side. The use is intended to be complementary to and work in conjunction with the wedding and event center use in the NVR&GNVRG.
• Overflow/Event Parking. Large community events and private events will take place at the NVR&GNVRG. As these will be scheduled events and not daily activities, the parking needed to accommodate the influx of people can be provided in the orchard. When planted, the orchard will could be laid out to allow appropriate spacing and surfacing (crushed rock or other appropriate multiuse surface). This will would create an area that is functionally suitable for parking, yet when not being utilized, is simply an element of a strong landscape statement. Parking needs for very 349
23 large events above and beyond what the on-street and on-site parking can accommodate could be provided through special arrangement at the high schoolAmerican Canyon High School and accessed via shuttle.
• Additional Parking. To minimiseminimize the visual impacts of parking lots, parking is distributed throughout the NVR&GNVRG to allow for proximity and ease of access, including parking near the hotel.
• Brewery / Brew Pub / Distillery. Another use that is important to support the vibrancy of the NVR&GNVRG is the inclusion of a brewery/ brew pub, and/or craft distillery with a associated tasting roomrooms. This use would be best could be located on a portion of the small existing ruins structure adjacent to Rio Del Mar and the outdoor space on either side that is partially enclosed by existing walls. By locating this use here, it will could help to bring a vibrancy to the east side of the main ruins structure.
• Retail/Commercial. The remaining portion of the brewery building Areas in the NVRG could be envisioned as a retail, /or commercial space, or similar space. • Outdoor Performance Venue / Amphitheater. Adjacent to the east and south side sides of the main ruins structures is an areaare two areas that due to its topography could be is a natural place for an outdoor stage and performance venue such as an amphitheater. This performance venue will would be conveniently located next to parking, as well as the overflow orchard parking. • Community Gardens. With the importance of agriculture regionally and food being an important element of the NVR&GNVRG uses, food production is also an important component. Community gardens (“urban agriculture”) will can play an important role in the education and participation in the production of healthy food. Gardens that serve individual restaurants may also be included. • Charcuterie. At the southwest corner of the group of ruins structures is a small concrete structure.

This structure and location may be is appropriate for artisan food uses such as a charcuterie. • Festival Space. The space between the Quarry Lake Park and Community Gardens is envisioned ascould provide a gathering space, where local festivals and community events could occur. • Quarry Lake Park. The former quarry lake and its surroundings can provide a unique park and recreational experience. This park facility is proposed to be privately maintained and operated, yet accessible as a public amenity. Access to the water for recreational purposes will be restricted. On the west, south, and east sides of the lake will be trails a trail and viewing places. Picnic opportunities will be provided, predominantly at the east end where a natural bowl occurs. There is also an opportunity to add a private skate park and/or BMX park, as well as provide a location for food festivals. Specific programming of recreational facilities in public parks will be coordinated with the City Parks and Recreation Department. The trails trail will connect back to the NVR&GNVRG and the residential neighborhoods to the south and north. • Additional Parking. To minimize the visual impacts of parking lots, parking is distributed throughout the NVRG to allow for proximity and ease of access, including parking near the hotel. • Artisan Building. The “Maker” movement is gaining momentum across the Bay Area and the country. Appreciation for hand crafted items of all types is on the rise. Providing a place for artisans (“makers”) to work their craft or art is consistent with the concept of the adaptive reuse of the ruins.

The location of this proposed use is a unique concrete building with limited openings. A freestanding roof structure may cover the existing building, making it weather protected, but not 350
24 necessarily weather tight. Access doors, whether egress-sized or larger roll-up doors, would need to be cut into the concrete walls. It may also house a market similar to the Oxbow Market in Napa that establishes a place for local crafts people and artists to sell their wares, or to enjoy local food from those who produce it.
• Hospitality / Hotel / Hotel Parking. This use is proposed to be located on the north facing slope of the hill in the eastern side of the NVRG. This location provides commanding views and allows for the opportunity to provide adequate parking, and a bold landscape statement. The site terrain will be sensitively graded to provide a road to the hilltop site. The Hotel will be a “boutique hotel” of approximately 200 rooms, additional casitas, and supporting amenities. There will also be private residences located near the hotel on the south side. The use is intended to be complementary to and work in conjunction with the wedding and event center use in the NVRG. • Overflow/Event Parking. Large community events and private events will take place at the NVRG.

As these will be scheduled events and not daily activities, the parking needed to accommodate the influx of people can be provided in the orchard. When planted, the orchard could be laid out to allow appropriate spacing and surfacing (crushed rock or other appropriate multiuse surface). This would create an area that is functionally suitable for parking, yet when not being utilized, is simply an element of a strong landscape statement. Parking needs for very large events above and beyond what the on-street and on-site parking can accommodate could be provided through special arrangement at American Canyon High School and accessed via shuttle. • Live/Work Building. This location provides anThere could be an opportunity for a future live/work building located in the NVRG. On the south side of the farmer’s market area, this structure will provide a backdrop for that activity. Residents will also enjoy views to the south towards the Quarry Lake Park.
• Mixed Use Building. This area provides an opportunity for aThere could be an opportunity for a future mixed-use building to house residential above restaurants, retail, or a variety of other uses that complement and add vibrancy to the NVR&GNVRG. Its location will create a sense of enclosure on the north side of the outdoor activity areas in the center of the NVR&GNVRG. • Potential Bus Stop / Shelter. Vine Transit has two bus routes through the City of American Canyon. For more on transit and public services refer to Chapters 7 and 8 of the WRSP. Should a bus route be established along Rio Del Mar East, a stop at the NVR&GNVRG should be considered along the Rio Del Mar East frontage. Specific siting of a stop and shelter will be coordinated with the transportation agency at tentative map stage (see Implementation Chapter 9). • River to Ridge Trail Connection. The River to Ridge Trail is proposed to be incorporated as a multi modal trail along the NVR&GNVRG frontage at Rio Del Mar East, connecting across the WRSP Area to the Newell Open Space on the east.
• Vineyards. Around the edges of NVR&GNVRG adjacent to Rio Del Mar East and along the southern edge along the Quarry Lake Park vineyards will may be plantedbe planted to . The vineyards will act as a buffer from the road and will also provide a visual amenity that is coherent with the character of the area.

3.3.2 WALKABILITY
The various spaces and uses described above are will be interconnected by a network of wide walks and plazas. The entire NVR&GNVRG is intended envisioned to have a European feel, where a devotion to quality of life is evident and the rich history of the site is celebrated. It is a place where safety and service Formatted: Default Paragraph Font
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25 vehicles have access, but the area is a pedestrian dominated realm. The widest walks can function as promenades where removable bollards allow vehicular access to different areas as needed. For example, vehicular access for drop-off is could be provided at the wedding chapel. When not being used for vehicular access, the space simply feels like part of the gardens, not an asphalt street or parking area.

3.3.3 COMMUNITY ART & SIGNAGE
Given the unique identity established by the NVR&GNVRG, community art can have a complementary role in energizing and defining the plaza and surrounding spaces. Community art may take the form of tile mosaics on the buildings, interactive fountains, sculpture, custom street furnishings such as benches, trash receptacles, and manhole covers, or seasonal items such as a playful and unique banner program. It may also include preservation of particularly creative graffiti art on the ruins themselves, or wall space dedicated to shows of street art.

Signage guidelines included in Appendix A, Design Guidelines, Section A.2.5 A.5.5 of the WRSP are intended to guide merchants towards unique and individual signage as this is critical in supporting this unique character.

3.3.4 LANDSCAPE CHARACTER
Supporting the unique architectural environment of the NVR&GNVRG will be a strong landscape design concept. Plantings will be composed of drought-tolerant species. Landscaping of this area will draw heavily from classic images and include lavender, roses, grasses and flowering vines. Trees such as olives, in groves or strong linear patterns may be used to further reinforce the wine country character. Rows of vineyards create a strong geometric statement and support the wine country aesthetic. Consistent with the direction of the City’s Steering Committee, the landscape and public spaces should celebrate the history of the place through thoughtful design and interpretive signage.

The planting palette and design must will be robust to match the strength of the existing ruins structures.

Blending structure and gardens, the massive walls of the ruins could support vertical gardens that create soft yet geometric planes of plantings. The opportunity for vertical landscaping (or “green walls”) builds on the unique identity of the place. See Appendix A, Design Guidelines, Section A.2.3A.5.3 for specific guidelines.

3.4 Neighborhood Design Concept
Residential neighborhoods within the WRSP Area will provide variety in terms of individual character. Those closer to the NVR&GNVRG. are more urban with a strongly gridded street pattern. Homes and row town homes along Rio Del Mar are envisioned to have front doors and porches that address the street. Vehicular access to these homes is provided via rear alleys. Moving north away from the NVR&NVRG, the topography becomes more variable, and the street pattern grid becomes more organic in form adapting to the natural landform. Llots may begin to increase in size resulting in a transition to lower density moving away from the NVR&GNVRG.

Neighborhoods are not walled off from each other and pedestrian connectivity between neighborhoods, amenities, and regional trails is provided. A hierarchy of streets is defined in Chapter 7 (Circulation), which shows where they occur in the community and if they provide through connections or simply serve a neighborhood of homes. The street system is based on the concept of “complete streets”. Streets are strategically located to provide the greatest access to parks and regional trails. Open-ended cul-de-sacs will be utilized extensively to minimize the conflict for vehicles and pedestrians along major trail routes and to provide both neighborhood traffic calming and visible pedestrian access to amenities. 352
26 Figure 3.1 depicts these design concepts at a community wide level in a Conceptual Illustrative Plan.

3.5 Residential Design Vision
The WRSP provides for a range of residential densities with the intent of creating a dynamically diverse and integrated community of residential neighborhoods. Residential densities will generally be more intense in and around the NVR&GNVRG and transition to lower densities moving northward from there. This concept is in keeping with the City General Plan Policy for the Town Center designation. Concentrating density directly adjacent to the NVR&GNVRG improves compatibility of adjacent uses and supports activity within this mixed-use area. Transitioning to lower densities in neighborhoods farther away from the NVR&GNVRG responds to the increasingly rolling terrain to the north and east.

Drawing on classic neighborhoods of the early twentieth century, a wide range of housing types is envisioned in the interconnected neighborhoods. The range of housing types provided in the WRSP includes: town homes, live/work units, apartments, row town homes, duet units, cottages, paseo oriented homes, small and standard lot homes. This diversity of housing types will both respond to changing lifestyles and preferences in housing as well as offer a wide variety of price levels.

By including options for homes, home buyers will have the ability to choose a home that is affordable by design. Empty nesters may choose the maintenance-free living offered by a townhome. Small business owners may choose the dynamic lifestyle of live-work home in the NVR&GNVRG, and families may choose a traditional home with great pedestrian and bicycle connections to trails and parks. and the proposed elementary school.

While diverse in product type and architectural character, the different neighborhoods will be woven together by the consistent design of the public realm (i.e.i.e., streets, trails and parks), carefully avoiding the segmenting of separate neighborhood enclaves. Architectural styles are envisioned to provide a wine country flavor to the neighborhoods, without creating a community that is too heavily themed. The architectural palette is a contemporary interpretation of Craftsman and American styles. These styles will be reinforced with a carefully selected landscape palette that creates a memorable community with a strong sense of place compatible with the small townsmall-town character of the City of American Canyon. Refer to Appendix A, Design Guidelines.

3.6 Parks, Recreation, Open Space, and Pedestrian & Bicycle CirculationTrails Vision
The parks and open spaces for the WRSP Area form an integrated system with a wide variety of options for people to enjoy. In an urban neighborhood, this system is intended to provide more variety than a typical suburban park that is typically dominated by organized play fields. Park components within the WRSP Area include the Community Plaza at the NVR&G, an active park north of Rio Del Mar in the central WRSP area abutting the Napa Valley Vine Trail, adjacent to the proposed elementary school, small private pocket/mini parks, and a neighborhood park in the northern portion of the WRSP Area along the Napa Valley Vine Trail, a park on the Newell Property – called Newell Park – bordered by Newell Drive to the east and Rio Del Mar East to the north, where the Community Center will likewise be located.. In the southern portion of the WRSP Area is a park surrounding Quarry Lake with passive recreational opportunities. All of these amenities are linked by a system of pedestrian and bicycle trails and pathways Additionally, there are natural drainage areas and basins that are part of the overall WRSP Area drainage system that will include trails that are integrated into the trail network.
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27 An important objective of the WRSP, consistent with the General Plan goal of creating a Town Center, is to provide a place that is available for events sponsored or scheduled by the City. The location for this community gathering space is to the east of the NVRG ruins at the intersection of Rio Del Mar East and Newell Drive. A future community center building will look out onto a community plaza. The community center and plaza are integrated with Newell Park (see Chapter 5 for further discussion).

Many of these recreational amenities are can be linked together by a series of looping pedestrian trails and bikeways, providing access to the immediate neighborhoods as well as connections to the regional amenities of the Napa Valley Vine Trail and the River to Ridge Trail.

The vision for recreational amenities with the WRSP Area also includes the development of small, privately owned and maintained pocket or mini parks within the neighborhoods. These parks may be as small as a single lot and be passive in nature, butnature but provide important places of urban relief within their context.

Community gardens are envisioned throughout the WRSP Area. These gardensin the NVRG will build and support a sense of community around local food sources and stimulate events in support of health and sustainability. The community gardens may also be available for partnership with food and farm-based education programs for community members and for interactive educational opportunities for youth.

The community gardens will can be located near multiuse paths to allow the pedestrian and bicyclist to view the “farm” from the path, making the gardens part of the daily pedestrian/bicyclist’s experience and providing ways for residents to access them without using a motor vehicle.

The alignment of the Napa Valley Vine Trail correlates to an existing PG&E gas line easement that runs through the WRSP Area. These two regional trails converge at Rio Del Mar East adjacent to the NVR&GNVRG, providing a great example of regional pedestrian connectivity.

Additional detail on the vision for open space, parks, and trails can be found in Chapter 5 (Parks and Open Space).

3.7 Special Design Considerations
While the Illustrative Plan shown in Figures 3.1 and 3.3 demonstrates how the ultimate build out of the WRSP Area might look, it is intended to be a concept only and it is recognized that it may be subject to change. The concept helps to illustrate important features in the overall design vision for the WRSP Area referred to herein as “special design considerations”. Figure 3.4 identifies the locations of these areas with special design considerations, further described below. These elements are fundamental to the community vision, and while recognizing that final neighborhood design may change at tentative tract map stage, the intent of these design elements must be adhered to. They are as follows:

1. Homes are required to front onto Rio Del Mar at the interface with the NVR&GNVRG. These homes are also required to have a usable front porch. Porches should be raised a minimum of 12 inches above street level. Individual driveways are not permitted along Rio Del Mar and access to garages shall be provided from the rear of the lots via alleys.

2. The access road off of Newell Drive shall align with the Open Space and school location central to the WRSP Area and serve as a focal point experience for this neighborhood. This new road shall intersect with the interior north-south street at a point where the north-south street parallels open 354
28 space, thereby affording expansive views out over the park and school sites to the Napa River/wetlands beyond.

3. Homes fronting onto the Minor Collector may not have individual driveway access where sightlines are limited. Rear garages accessed by drive lanes (alleys) shall be provided. Homes fronting onto the Minor Collector are required to have a usable front porch. Porches should be raised a minimum of 12 inches or more above street level.

4. The linear greenway connection between Park A and Park B to the north is a very important community element. Where lots/homes are significantly elevated above the park (10 feet or more in vertical separation), they may back onto the park but must utilize open view fences as described in the Design Guidelines in Appendix A, Section A.5.2. Where the adjacent neighborhood and park are generally at the same grade (10 feet or less), at least 75% of the north/south length of the park shall have a public local street adjacent to it.

5. A Community Plaza for public and civic uses and events shall be provided at the NVR&G. The Community Plaza shall be a minimum of one acre in size and may include hardscape, areas for seating such as benches or low walls, landscape and lawn area, as well as a small stage or performance platform.
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29 Chapter 4: Land Use
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30 4.1 Introduction
The proposed Land Use Plan for the Watson Ranch Specific Plan (WRSP) implements the City of American Canyon’s General Plan land use designation of “Town Center” (see Figure 4.1a4.1), which calls for a variety of residential densities and mix of land uses. The organization of land uses responds both to the physical features of the site and the policy framework of the General planPlan.

The formation of the Land Use Plan (Figure 4.2) was a response to five four key factors: (1) the policies set forth in the American Canyon General Plan, (2) the incorporation of the existing Napa Valley Ruins & Gardens (NVR&GNVRG) ruin structures and quarry lake, (3), the provision of higher residential densities around the Napa Valley Ruins & Gardens (NVR&GNVRG), transitioning to lower densities, (4) the placement of the 10 acre school site, and (4) the site constraints such as the PG&E gas easement and wetlands.

Any lawfully existing land use occurring at the adoption date of the WRSP may be continued, notwithstanding any omission of a particular use in the Permitted Uses Section.

Goal 4A – Provide an integrated and diverse mix of land uses.

Objective 4.1 – Provide integrated neighborhoods that contain both single-family and multifamily residential.

Policy 4.1.1 – Residential neighborhoods shall provide a broad range of housing types, including detached single family, attached single family, townhouses, condominiums, and apartments.

Policy 4.1.2 –The highest residential density shall be located around the NVR&GNVRG with a transition to lower density in neighborhoods further away.

Objective 4.2 – Create a pattern of land use development that respects the environmental setting of the WRSP Area.

Policy 4.2.1 – The environmental resources of the City shall be protected including significant wildlife habitats and vegetation, hillsides and canyons, creeks, rivers, and wetlands.

Objective 4.3 – Provide for recreational, institutional, commercial and service uses that support resident needs within or in close proximity to residential neighborhoods. 357
31 Policy 4.3.1 – A 10 acre elementary school site shall be centrally located to afford ease of access to the majority of new homes.

Policy 4.3.2 4.3.1– Neighborhood serving convenience retail and commercial use shall be located in the NVR&GNVRG near the frontage of Rio Del Mar.

Policy 4.3.34.3.2 – Parks, trails and open space amenities shall be interconnected as an open space system and integrated into the fabric of the residential neighborhoods.

Goal 4B – Establish the WRSP Area as a traditional neighborhood development.

Objective 4.4 – Provide diverse, high-quality residential neighborhoods with a range of densities, creating neighborhood character that appears to have developed over time in conjunction with the NVRG...

Policy 4.4.1 – Neighborhoods shall include a variety of housing types.

Objective 4.5 – Create a neighborhood character that appears to have developed over time in conjunction with the NVR&G
Policy 4.5.1 - Homes along Rio Del Mar shall face onto the street with rear garage access creating an urban street edge.

Policy 4.5.2 – Front porches shall be provided on homes along Rio Del Mar.

Objective 4.64.5 – Provide an open network of streets with pedestrian and bicycle connections.

Policy 4.6.14.5.1 – Unique streetscape design standards, including elements such as landscape, street furniture, signage, way-finding elements, street trees and lighting shall be set forth in the development standards and design guidelines herein.

Goal 4C – Establish a “Town Center” for the City of American Canyon.

Objective 4.74.6 – Provide a diversity of retail, entertainment and service commercial uses that are oriented to the needs of both residents and visitors and positively contributes to the economic vitality of American Canyon.

Policy 4.7.14.6.1 – A range of permitted uses shall be established for the NVR&GNVRG (Mixed Use Land Use Category) such as an events center, wine and wine industry industry-related businesses (e.g., brewery, distillery), restaurants, outdoor dining, convenience retail, commercial, hotel and visitor serving uses, etc.

Objective 4.84.7 – Provide public gathering places within the NVR&GNVRG.

Policy 4.8.14.7.1 – The NVR&GNVRG shall include opportunities for public and quasi-public community gathering spaces such as a community plaza, community center site, event lawns, and promenades.

Objective 4.94.8 – Establish the NVR&GNVRG as an important destination within the City of American Canyon.

Policy 4.9.14.8.1 – The ruins of the Standard Portland Cement Company (NVR&GNVRG) site shall be re-establishedrehabilitated as a functioning public and private multiuse complex with new 358
32 businesses, gardens, performance spaces, and emerging artist spaces, while retaining the open rural setting.

Policy 4.9.24.8.2 – The historic character and significance of the NVR&GNVRG ruins shall be retained as part of the adaptive reuse of the site.

Objective 4.104.9 – Ensure that commercial development within the NVR&GNVRG (Mixed Use Category) be designed to exhibit a high quality of architectural character that reflects its historical and cultural context.

Policy 4.10.14.9.1 – Specific design standards and guidelines for architecture in the NVR&GNVRG (Mixed Use Category) shall be provided in the WRSP.

4.3 General Plan Land Use Designation
The City of American Canyon General Plan Land Use Element, was amended in June 2010, assigns to assign a single Town Center (TC) Land Use Designation for the entire subject property as shown in Figure

4.1a. In coordination with adoption of the WRSP, the Land Use Element was amended in October 2018 to incorporate the WRSP Land Use Map in further defining specific land uses designated by the WRSP (Figure

4.1). A further General Plan Amendment is required in concurrence with the adoption of this amended WRSP, as summarized in the Executive Summary in this document.

4.3.1 GENERAL PLAN LAND USE DESIGNATION DEFINED
The WRSP Area, as defined by the City of American Canyon’s General Plan Section 1.19.2, is designated Town Center (TC):
“Town Center (TC):

A) A rich diversity of land uses which may include government and community services, retail commercial, professional offices, entertainment, restaurants, cultural facilities (museums, libraries, etc.), visitor-serving facilities (hotels, information centers), event center/conference center, wineries, transit, parking, variety of housing types including single family attached and detached, townhouses, condominiums, mixed-use and apartments, and public park and other amenities;
B) A community plaza or “town square” to facilitate community gatherings and events.” [Figure 4.1: Town Center (TC-1) General Plan Land Use Map]

4.3.2 GENERAL PLAN LAND USE MAP AMENDMENT
The Town Center designation requires the preparation and adoption of a specific plan(s) to implement the General Plan land use. As such, the WRSP includes a General Plan Amendment (see Executive Summary) that, among other things, amends the General Plan land use map to reflect the revised specific land uses set forth in the WRSP Land Use Map (Figure 4.2). This supersedes an amendment to the General Plan made in 2018. For purposes of the General Plan, these land uses are designated Town Center with the prefix TC-1 (see Figure 4.1b4.1), reflecting the first specific plan to be adopted under the Town Center Designation.

4.4 Specific Plan Land Use Summary
Table 4.1a and Table 4.1b summarizes summarize the various land uses proposed within the WRSP Area.

This summary allows for a comparative analysis of the development and corresponds to the Land Use Plan 359
33 (Figure 4.2). The amount of development reflected in the “Overall Development Program” and by individual ownership, represents the maximum allowable development intensity permitted under the WRSP.

TABLE 4.1a
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34 TABLE 4.1b
361
35 [Figure 4.2: Specific Plan Land Use Map]

4.4.1 SPECIFIC PLAN LAND USE DESIGNATIONS
The WRSP establishes a land use and regulatory framework within the parameters of the General Plan that allows a maximum of 1,253 residential units (plus additional units allowed by density bonus and related laws), 200,000 square feet of commercial/retail uses, and a 200-room hotel in the WRSP Area. Figure 4.2 identifies the location of the land uses within the WRSP Area.

Below, each Land Use Category and the intended uses are described in more detail. These land use designations are consistent with the overall General Plan Land Use designation of “Town Center” and serve to refine the land use configuration for the WRSP Area. As described in section Section 4.3.2 above, a General Plan Amendment to further define the specific land uses set forth by this specific plan under the Town Center Land Use Designation and supporting policies, amends the General Plan Land Use Map to incorporate the land uses with the prefix TC-1 thereby denoting the WRSP land uses (see Figure 4.1b4.1).

This amendment recognizes and ensures the consistency between the City of American Canyon’s General Plan and the WRSP, as required by controlling law.

These land use designations also serve as the “zoning” for the WRSP in reference to the allowable uses described further in Section 4.6, the Development Regulations set forth in Chapter 6, and the Design Guidelines in Appendix A. Where the WRSP and the City zoning regulations may conflict, the WRSP standards will apply. Where the WRSP is silent, the City Zoning regulations will apply.

Napa Valley Ruins & Gardens (NVR&GNVRG): The NVR&GNVRG designation includes the former site of the Standard Portland Cement Factory. It comprises approximately 37 acres. The NVR&GNVRG is a mixed-use designation made up of several different uses including but not limited to commercial uses (such as retail, restaurants, personal services, dining, wineries, mobile food trucks, and farmers markets), mixeduse residential (including live/work), and office uses. It also includes visitor serving uses such as hotel, events center, entertainment, and recreation. Finally, it permits civic uses such as a community plaza, community center and parks. Development within this area may be comprised of single use buildings or buildings containing multiple uses including mixed use and/or live-work housing of up to 50 units (included in the 1253 residential project total)

RESIDENTIAL LAND USES DESIGNATIONS
The City’s General Plan requires that the Specific Plan(s) for the Town Center land use designation establish the densities and intensities of land uses. For the residential land uses, the WRSP sets forth three residential categories with varying density ranges - Medium Density Residential (MDR-12 and MDR-16) and High Density Residential. The density ranges for the two Medium Density categories overlap slightly with the intention of encouraging a higher diversity of housing product types within single neighborhoods, allowing greater flexibility to respond to market forces and creating an opportunity to achieve what is referred to as the “Missing Middle” of housing types. The “Missing Middle” is a range of multi-unit or clustered housing types compatible in scale with single-family homes that help to achieve work-force housing and promote vibrant walkable residential neighborhoods. At the same time, the densities transition from higher to lower away from the NVR&GNVRG consistent with the General Plan Policies. 362
36 Medium Density Residential (MDR-12): This Medium Density Residential is intended for single-family homes with a permitted density between 2 to 12 dwelling units per gross developable acre.

Medium Density Residential (MDR-16): This Medium Density Residential is intended for areas of medium density detached and attached housing such as small lot single family homes, duets, duplexes, three-plex, four-plex, townhome and condominium units. The allowable density range is 8 to 16 dwelling units per gross developable acre.

High Density Residential (HDR): High Density Residential is intended for areas of high-density attached housing such as, townhomes, apartments, and condominiums. Per the General Plan, this residential category density shall be provided at a minimum of 20 dwelling units per gross developable acre.

NON-RESIDENTIAL LAND USE DESIGNATIONS
Napa Valley Ruins & Gardens (MU): The MU designation includes the former site of the Standard Portland Cement Factory. It comprises approximately 39 acres. The MU designation is a mixed-use designation made up of several different uses including but not limited to commercial uses (such as retail, restaurants, personal services, dining, wineries, breweries, pubs, distillery, mobile food trucks, and farmers markets), mixed-use residential (including live/work), and office uses. It also includes visitor serving uses such as hotel, events center, entertainment, and recreation. Finally, it permits civic uses such as a community plaza, community center and parks. Development within this area may be comprised of single use buildings or buildings containing multiple uses including mixed use and/or live-work housing of up to 10% of total units (included in the residential project total).

Parks (Park) and Open Space (OS): The Park designation allows for a variety of recreational uses such as the lake, multipurpose trails, tot lots, playground equipment, passive and active recreational amenities such as ball fields, courts, skating ramps, and picnic facilities.

The Open Space (OS) designation includes privately or publicly owned property to be retained for open space purposes such as resource management, storm water management and environmental mitigation.

Open space uses may also include passive recreation (such as hiking, walking and biking trails, and nature observation). Passive recreational uses associated with open space areas while encouraged are not eligible for parkland credit.

The Parks and Open Space land uses may also contain civic or community uses such as community gardens, vineyards, orchards, and other edible landscape elements.

Town Center (TC): The Town Center designation allows for community uses such as a community plaza, and community center.

Public (P): The Public designation delineates the area where the proposed elementary school is intended to be located.

4.5 Adjustment/Transfer/Conversion Regulations
In order to create the most desirable community possible, there is a certain amount of flexibility that needs to be provided for in the WRSP. This flexibility allows the developer to adjust for shifts in market demand.

The parameters for this flexibility within the WRSP are detailed in this section. Requests for these adjustments shall be submitted to the City of American Canyon. The Community Development Director or his/her delegate shall make the determination as to their consistency with the intent of the WRSP. If the adjustment meets the definition of minor amendment (see Implementation Chapter), the Community Development Director may approve the adjustments at the administrative level. Major amendments to the 363
37 WRSP must be processed pursuant to State Law and will be subject to review and approval by the Planning Commission and City Council.

4.5.1 PLANNING AREA ADJUSTMENTS
While a Land Use Plan and Land Use Summary Table are contained in the WRSP, precise land use boundaries and acreages shall be established by the recording of Final Maps and with final engineering. A Tentative Map submittal may incorporate an adjustment to the boundaries and acreages on file with the City for minor amendments to the WRSP. An amendment will be considered minor if the total gross acreage of any given land use designation does not change by more than 5 acres or a 20% increase or decrease of the original gross acreage approved under the WRSP, whichever is less. A revised Land Use Plan as well as a revised Land Use Summary Table must be submitted to the City of American Canyon for each proposed amendment or set of amendments to the land use area boundaries (see Implementation Chapter, Section 9.6.3)
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38 [Table 4.2: Permitted and Conditionally Permitted Uses] 365
39 4.5.2 TRANSFER OF DWELLING UNITS
The transfer of dwelling units between land use areas is permitted provided that there is no net increase to the total dwelling units permitted in the WRSP. A revised Land Use Plan as well as a revised Land Use Summary Table must be submitted to City of American Canyon for each proposed transfer of dwelling units, and the phasing plan and schedule adjusted accordingly (See Implementation Chapter, Section 9.8).

4.6 Permitted and Conditionally Permitted Uses
Table 4.2 summarizes permitted and conditionally permitted uses within the WRSP Area. While the descriptions are fairly comprehensive, they are not intended to prohibit an omitted but related use. Any uses not specifically identified here shall be considered through subsequent approval processes as defined in the Implementation Chapter.

4.7 Inclusionary Housing
The City of American Canyon has an Inclusionary Housing Ordinance (Chapter 19.28 of the City’s Municipal Code). The intent of the Inclusionary Housing Ordinance is to see the provision of affordable housing occur throughout the residential neighborhoods of the city. The ordinance was updated in February of 2016 in response to an Affordable Housing Nexus Study. Section 19.28.040 of the ordinance requires that residential projects of “for sale” housing containing five or more parcels or units provide at least 10% of the total applicable project units at affordable prices or rents to lower income households. As of the date of this WRSP amendment, the AC-1 portion of the WRSP Area has fully complied with the City of American Canyon’s Inclusionary Housing Ordinance. Compliance has been satisfied by construction of the 186-unit Lemos Pointe affordable housing project located at the intersection of Rio Del Mar East and Marcus Road.The ordinance further requires that the inclusionary units be distributed throughout the project unless otherwise demonstrated to be infeasible for any of the following reasons, in which case a waiver may be granted:
a. “Significant topographic or other constraints exist rendering such distribution infeasible. b. Substantially improved site design will result from such waiver. c. Substantially improved building design and an improved unit amenity level will result from such waiver.
d. Significant economic hardships will result from such distribution that does not apply to other projects in the city.
e.a.Significant economic hardships will result from such distribution for the developer of the inclusionary units receiving financial assistance from federal, state, or local governmental agencies if such waiver is not granted.”
The intent of the Inclusionary Housing Ordinance is to see the provision of affordable housing occur throughout the residential neighborhoods of the city. However, the ordinance does also provide for alternatives to meeting the inclusionary housing requirements on site. Section 19.28.050, “Inclusionary Alternatives”, states:
“…the following alternatives to providing inclusionary units on-site may be approved by the decision-making body if it finds that evidence presented by the applicant shows that on-site inclusionary units are infeasible due to project size, location or site characteristics, or that the alternative would further housing opportunities for lower-income households to an equal or greater extent:

3. The provision of some or all of the required inclusionary units at an off-site location. 366
40 4. The payment of an in-lieu Affordable Housing Nexus Fee to the city for each developed unit in an ownership project.
a. The in-lieu contribution shall be paid to the city at the issuance of the building permit for each unit.
b. Such fee shall be deposited in the city housing fund and can only be used to provide housing affordable to very low and low-income households.

5. The dedication of suitable land to the city, or entity acceptable to the city, for the construction of the inclusionary units. The acceptability of such dedication shall be based on the suitability of the site in terms of location, size, zoning, timing of construction and other applicable factors. The acceptability of such dedication shall also be based on the fair market value of the dedicated land, in comparison to the amount of in-lieu contribution as calculated above.

6. In the event a project exceeds the total number of inclusionary units required in this chapter, the project owner may request inclusionary unit credits that may be used to meet the inclusionary unit requirements of another project, subject to the approval of the city manager. Inclusionary unit credits are issued to and become the possession of the project owner subject to the approval of the City Council. The number of inclusionary unit credits awarded for any project is subject to the approval of the City Council.

Density Bonus: If affordable housing is provided on site that meets the thresholds of controlling law, Government Code Section 65915 - 65918, the City shall grant a density bonus or other incentives as set forth in State Law and in Section 19.28.060 of the City’s inclusionary housing ordinance.

Housing Agreement: Where required by the City’s ordinance, a housing agreement(s) will be prepared pursuant to section 19.28.080 of the City’s inclusionary housing ordinance.

The WRSP provides for a variety of housing types and neighborhoods that are “affordable by design,”.

Approximately 25% of the such as units that are either high density rental housing, town homes (with approximately 16 units/acre), or small bungalows of approximately 1500 square feet of living space. The WRSP does not specify the provision of inclusionary housing and anticipates meeting the City’s Inclusionary Housing requirements utilizing section 19.28.050 Inclusionary Alternatives. This will require the approval of the city council and may take the form of payment of the in-lieu Affordable Housing Nexus Fee, the provision of a suitable site for affordable housing or a combination thereof. The AC-1 portion of the WRSP Area has fully complied with the City of American Canyon’s Inclusionary Housing Ordinance. 367
41 Chapter 5: Parks and Open Space
368
42 5.1 Introduction
The proposed Parksparks, Ttrails, and Open open Space space plan for the Watson Ranch Specific Plan (WRSP) includes a variety of parks, trails, and open spaces for a wide variety number of active and passive recreational use. The integrated network of parks, trails, and open space, through trails, both local and regional, is one of the fundamental design principles for WRSP providing the residents and the larger community recreational throughout the plan area. Approximately 53 63 acres of recreation facilities, park land, trails, and open space areas are provided within the WRSP Area. The parks, trails, and open space system consists of a series of inter-connected parks and trail types ranging from pocket parks to community parks with linkages to larger regional facilities such as the Napa Valley Vine Trail, River to Ridge Trail, and the Newell Open Space Preserve. Parks are programmed with a variety of uses to support activities throughout all seasons of the year. A range of park and trail typologies are distributed throughout the WRSP Area in order to provide ease of access and close proximity to all residents. The character of each park is based on the use and the role it plays within the overall open space network. They are a combination of the natural and the manicured; the informal and the formal; and the active and the passive, depending upon their location and functions.

The trails system consists of a combination of paved and unpaved trails that link major destinations within the WRSP Area, such as parks and the proposed school and the Napa Valley Ruins & Gardens (NVR&GNVRG). The internal project trail system includes segments of regional trails (the Napa Valley Vine Trail and the River to Ridge Trail) and connects to the Newell Open Space Preserve. The network forms a series of loops of differing lengths. The loops provide alternative routes and allow choices between short, medium, and long distances for recreation and exercise. The trails run through various parks and open space conditions and their design reflects these differing conditions. The trails provide for a range of user groups including bikers, runners, and pedestrians.

Objective 5.1 – Provide public parks distributed throughout the WRSP Area that include a range of recreational opportunities adequate to support the future population of the WRSP Area.

Policy 5.1.1 – Parks shall meet at minimum the City wide standard of 5 acres per 1,000 residents in the WRSP Area.

Objective 5.2 – Parks, Trails and Open Space will be designed as an integrated system of recreational amenities.

Policy 5.2.1 – Parks shall be programmed and designed through cooperation with the City of American Canyon Parks and Recreation Department and the general public and shall reflect the results of the City’s Parks and Recreational Needs Assessment. 369
43 Policy 5.2.2 – The collocation of the proposed elementary school and a park is encouraged with the potential for shared facility use subject to City and School District approval.

Policy 5.2.35.2.2 – Parks shall be centrally located in the WRSP Area with access afforded to a majority of the area residents via trail and street access.

Policy 5.2.4 5.2.3 – The Napa Valley Vine Trail and the River to Ridge Trail shall be interconnected and aligned to integrate with the primary parks where feasible in the WRSP Area.

Policy 5.2.55.2.4 – Adequate open spaces shall be maintained to protect environmental resources.

Where feasible, trails and recreational amenities shall be provided along and through open space as part of the larger integrated system of recreational amenities.

Policy 5.2.65.2.5 – All trails in the WRSP shall be constructed pursuant to the City design standards and as set forth in Chapter 7 of the WRSP.

Depending on the ultimate use and recreational value, however, only partial credit may be granted for some parks, open space land containing informal recreational facilities, open space amenities, or natural features.

Approximately 23 33 of the 53 63 total acres count towards these required parkland credits. Parkland requirements and credits are compared in Table 5.2.

Table 5.3 further details the breakdown of the different parkland uses and credit calculations within the WRSP Area. The credits applied are reflective of each parcel’s recreational value as a park or open space amenity. Park parcels and the Community Plaza are credited at 1:1 ratio, while trails and open space are credited at 0.5:1 ratio. Detention basins and wetlands acreage are not counted to fulfil the park requirement.

Parkland facilities are conceptually illustrated in Figure 5.1. Final sizing and location of parkland facilities will be determined during the tentative and final mapping stages.

Table 5.1: Open Space and Park Distribution
Overall Open Space and Park Distribution
Watson Ranch Specific Plan
Open Space Types AC
Parks 22.0923.4
Community Plaza 2.002.0
Open Space and Trails 7.6322.6
Open Space/Detention 17.0612.7
Wetlands 4.053.1
Total 52.8363.6
370
44 Table 5.2: Parkland Requirements and Credit Comparison American Canyon I, LLC Property
Units Units Population
(@ 3.49 persons/unit)
Park Acreage Required
@ 5 ac/1,000 people
Residential Units 1,0101,196 3,524.94,174 17.6220.87
Newell Family Property
Units Units Population
(@ 3.49 persons/unit)
Park Acreage Required
@ 5 ac/1,000 people
Residential Units 243 848.1 4.24
Total 21.8625.11
[Figure 5.1: Parks Typology Map]
Table 5.3: Detailed Parkland Credit Calculations
Watson Ranch Specific Plan: Open Space/Park Credits
American Canyon I, LLC Property
Open Space Type/Name Area (acres) Park Credit Credited Park Acreage Park AAC-1 Park 3.5511.34 1 3.5511.34
Park B 5.57 1 5.57
Quarry Lake Park (net) 3.696.67 0.5 1.853.33
Community Plaza 2.00 1 2.00
Open Space/ and Trails 6.1614.8 0.5 3.087.45
Detention 9.4 0.0 --
Wetlands 3.1 0.0 --

20.9745.41 Subtotal 16.0522.12
Newell Family Property
Open Space Type/Name Area (acres) Park Credit Credited Park Acreage Park ANewell Park 4.305.4 1 4.305.40
Park BCommunity Plaza 1.952.0 1 1.952.00
Open Space/Trails 1.477.5 0.5 0.743.75
Detention 3.33 0.0 --
Wetlands 0.0 0.0 --

7.7218.23 Subtotal 6.9911.15
Total Credited Acreage 23.0333.27
371
45 5.4 Parks and Open Space Typologies
The parks and open space system is comprised of differing typologies. The sizes, functions, configurations and locations of the parks are dependent upon their surroundings, use, and social/cultural needs. The typologies are distributed across the WRSP Area to serve the various neighborhoods and provide easy and convenient access to all residents. Refer to Figure 5.35.2 for a map identifying the proximity of parks within the WRSP Area.

5.4.1 COMMUNITY PLAZA
Plazas are formal urban parks that serve as focal elements for a community. The community plaza at the NVR&GNVRGlocated at the intersection of Rio Del Mar East and Newell Drive is intended to serve as a centerpiece of activity for both the WRSP community and the City of American Canyon as a whole. It should be a flexible space that is comfortable for intimate conversations or solitary people-watching but can also accommodate larger community gatherings such as art festivals, concerts, and other celebrations.

The following program includes amenities appropriate for the plaza. • Public art;
• Hardscape surface areas;
• Turf seating areas;
• Seat walls;
• Landscape planters;
• Landscaping;
• Lighting;
• Trash receptacles;
• Formal Tree alley; and
• accommodating a community building of up to 20,000 sf.

All improvements to the Community Plaza and Community Center site and building shall be at the City’s sole cost and expense.
[Figure 5.2: Parks Proximity Map]

5.4.2 PARKS
Parks within the WRSP Area will provide a wide range of functions offering smaller recreational and social needs of the neighborhood to larger community wide gathering spaces. The sizes, functions, configurations and locations of the parks are dependent upon their surrounding natural features, neighborhood demographics, and social needs. Both public and private parks are included within the WRSP Area. Private parks include Quarry Lake Park and several neighborhood mini parks. The two large public parks are “Park A,” located adjacent to the proposed elementary school, and “Park B,” located in the northern portion of the WRSP Area.There are two large public parks – “AC-1 Park” located at the neighborhood’s center and “Newell Park” located in the southeast corner of the WRSP Area adjacent to the Community Plaza and Community Center site.

Quarry Lake Park
Surrounding and including the Quarry Lake, this park (6.78.3 acacres, Figure 5.45.3) is privately owned and maintained and serves as an important design and community element adjacent to the NVR&GNVRG.

Net usable area (not including the lake) is approximately 6.7 acres. Public access will be determined by 372
46 site access agreement between the property owner and the City. It is envisioned to be used by both visitors and residents and will be designed as a passive park that provides a more “natural” experience.

The following program elements and landscape features should be considered for Quarry Lake Park:
• A continuous looped trail system around the lake shorelineLakeside trail • Water observation stations
• Resting spaces with seating
• Exercise par course
• Skate park and/or BMX bike park
[Figure 5.3: Conceptual Design – Quarry Lake Park]
• Hardscape plazas or promenades
• Connections to commercial uses and community facilities • Drought tolerant plant species
• Informal tree clusters
• Enhanced riparian habitat plantings around lake edge
• Landscaping that appears natural vs. manicured
• Accent (manicured) planting at entries
• Limited amount of turf grass
• Low maintenance native grasses
• Downward facing pole-mounted lights and bollards for safety • Accent lighting on special landscape elements and park features – used sparingly • Trail connections to the neighborhoods to the south
AC-1 Park “A”
This centrally located park is approximately 7.911.3 ac.acres. Park “A”AC-1 Park should be programmed with both passive and active uses. Level turf areas should be provided for active uses such as soccer and ball fields as well as smaller areas for passive recreation. The park should be buffered from the street with shrubs or earth berms. Flowering accent trees can be located to provide landmark areas and focal points, while a long windscreen run of tall narrow trees along the westerly boundary can screen the adjacent uses.

The Park “A” Illustrative Plan (Figure 5.5) shows how these play fields and passive elements may be incorporated.

The following program elements and amenities should be considered for Park “A”:AC-1 Park:
• Playground
• Sports fields (soccer, baseball)
• Picnic facilities
• Community gardens
• Downward facing safety lighting
• Pathways
• Benches
• Trash receptacles
• Bike racks
373
47 • Drinking fountains
• Enhanced materials at entry nodes and seating areas
• Incorporation of the Napa Valley Vine Trail
• Wayfinding and educational signage
• Public restroom
• Downward facing pole-mounted lights and bollards for safety • Accent lighting on special landscape elements and park features – used sparingly Planting
The planting palette for Park “A”this park should include a variety of deciduous and evergreen trees, shrubs, turf and grasses. Deciduous trees should be planted in clusters to separate active uses from passive spaces. Shade will be an important commodity in the summer months to shade users from the hot summer sun. During winter months defoliated trees will allow natural light to filter through, warming the users below.

Flowering accent trees can be located at landmark features and focal points.

The following landscape features should be considered for Park “A”this park:
• Turf planting for open active areas
• Evergreen shrubs at key landmark or focal areas
• Boundary understory planting at western edge
• Flowering accent trees for landmark and focal areas
• Large canopy shade trees
Newell Park B
Newell Park “B” (+/- 7.55.4 ac – not including the community center or plaza) includes a larger park space on the northern edge connected to Park “A” by a linear greenwayis located in a triangular block bounded by Rio Del Mar East to the north, Newell Drive to the east, and a new north-south roadway to the west named “Mallen Way.”. The Community Center will be located adjacent to this Park at the corner of Rio Del Mar East and Newell Drive. . The larger park space which forms the northern edge of the park accommodates larger play and program elements while the linear portion forms a green connection to Park “A.” The connection between Park “A” and Park “B” is an important community element as it offers the opportunity to create an open space network that seamlessly connects the two parks. Additionally, the Napa Valley Vine Trail runs through both parks creating a regional pedestrian / bike connection. The continuous greenway provides opportunity for a safe, convenient, non-vehicular connection for all ages between the neighborhoods on either side of the school. The Park “B” Illustrative Plan (Figure 5.6) shows the various program components.

The following program elements and amenities should be considered for Park “B”Newell Park:
• Picnic areas
• Playground
• Downward facing safety lighting and bollards
• Pathways
• Benches
• Seat walls
• Trash receptacles
• Bike racks
• Drinking fountains
• Enhanced paving materials at entries and seating areas 374
48 • Incorporation of the Napa Valley Vine Trail
• Active turf areas
• Dog Park
Lighting
Pole-mounted lights should be used sparingly in Park B. The use of illumination for pedestrian circulation, and which generates less ambient light at night, is encouraged. Illuminated bollards can be used primarily along pedestrian pathways to encourage evening strolls. Accent lighting should also be used sparingly and primarily for the use of highlighting nodes or destination spaces.

Planting
Like many parks and public spaces, deciduous trees are used in clusters to provide specific functions such as shade for larger areas. Clustering trees separates passive uses from the open turf areas and active uses. Shade will be an important commodity in the summer months; trees shall be located for the purposes of shading the users from the hot summer sun. During the winter months the defoliated trees allow natural light and the limited sun exposure to filter through, warming the users below. General planting elements for Park Bthis park may include:
• Turf planting for open active areas.
• Evergreen shrubs at key landmark or focal areas
• Boundary understory planting at western edge.
• Large canopy shade trees
• Flowering accent trees for landmark or focal areas.

5.4.3 POCKET PARKS AND MINI PARKS
These small passive spaces provide urban relief within a neighborhood. They will be privately owned and maintained and passive in nature. They may be as small as an individual lot and generally include:
landscaping that complements the neighborhood, a play structure, turf, and benches or seat walls. While not required they are encouraged throughout the neighborhoods.

5.4.4 OPEN SPACE AREAS
Unprogrammed open space is located along the periphery of the WRSP Area and in transitional landscape areas. The areas comprised of level-to-moderate slopes can be planted with a simple understory mass of evergreen groundcovers and low to medium grasses: A single species of tree may be planted in rows symbolic of orchards and vineyards throughout northern California.

The Open Space Area landscape program may include, but not be limited to the following:
• Native and non-native non-invasive drought tolerant grasses. • Native and non-native drought tolerant evergreen groundcover. • Native and non-native trees planted in rows.
• Low maintenance landscape.

Open space areas may include:

Seasonal Wetlands - The seasonal wetlands and their surrounding buffer areas protect the existing sensitive areas within the WRSP Area. They take advantage of natural systems to capture and clean storm water for the community while also providing for passive recreation. These areas will be connected to the rest of the open space system with multi-use trails.
375
49 Detention Basins - Detention basins are designed to be multiuse. During the dry months, when not being used for the purpose of detaining stormwater flow, they may allow for some recreational activities. The appropriate design, plant material and program elements make these a valuable component of the open space network providing both physical and visual benefits that are associated with open space.

5.5 Community Gardens and Edible Landscape
Supporting a healthy community with local food production supports establishing the WRSP Area as a contributor to all of American Canyon. To this end, the WRSP encourages the development of small and large community gardens throughout the WRSP Area. The community gardens could occur in locations such as:
• Within the mixed usemixed-use NVR&GNVRG as public gardens, a garden of a particular restaurant, or on a larger urban farming scale, such as managing and harvesting groves of olive trees that occur within parking fields.
• Community gardens within the public parks.
• Edible schoolyard gardens to teach children where food comes from and how to grow healthy fruits and vegetables.
• Gardens established and managed by homeowners associations for use of their members. • Individual or neighborhood yard gardens cared for by the resident or a contracted urban farmer.

In addition to community garden space dedicated to growing food, landscape throughout the community may include food bearing plants. There currently exists one significant fig tree in the NVR&GNVRG that may be the catalyst for this edible landscape concept. Building on that concept, plantings may combine non-edible and edible species such as combinations of fruit and nut trees, berry bushes, vegetables, herbs, edible flowers, and ornamental plants.

5.6 Pedestrian and Bicycle Circulation
Pedestrian and bicycle circulation is integral to the overall open space and park network. Refer to Chapter 7 Circulation for details.
376
50 Chapter 6: Development Regulations
377
51 6.1 General Provisions

Nonresidential development such as parks, schools, and public facilities within these land use designations shall comply with the City of American Canyon Zoning Ordinance.

The regulations for the individual residential category do not specify building prototypes but rather address the building mass, scale and urban form through setback, height, and massing regulations. This will allow for flexibility and accommodation of different product types while still meeting the overall vision of the plan.

Residential plans are shown for graphic illustrative purposes to demonstrate the application of the development regulations. They do not constitute an actual design submittal. Lot sizes shown graphically are not necessarily minimums,. setbacksSetbacks are illustrated as minimums.

6.2.1 ARCHITECTURAL VARIETY (MDR-12 AND MDR-16)
The vision WRSP vision is to craft a community that has variety in the residential neighborhoods, and to prevents homogenous or mono-culture subdivisions. The following standards are intended to support the vision.

6.2.2 MEDIUM DENSITY RESIDENTIAL (MDR-12) AND MEDIUM DENSITY RESIDENTIAL (MDR-16) DETACHED DEVELOPMENT
In order to avoid monotony of streets lined with single family detached homes of similar width, height, and setback, the following criteria shall be applied:
• Corner lots side yard setback shall be at least 5 feet wider than interior lots. • Excluding oversized corner lots within a block, any row of over 400 feet long that have at least one lot of different width per every six houses. The differing lot may be narrower or wider, but shall vary in width by at least 5’.
• Each block shall include at least at least three different and distinct elevations. The elevations shall vary in massing, roof form, and appearance from streets or paseos. The blocks are assumed 378
52 to be a maximum of 600 feet and where block sizes exceed that distance, the excess length shall be considered a new block.
• Refer to Table 6.2.1 and Table 6.2.2 for development regulations.

6.2.3 MEDIUM DENSITY RESIDENTIAL (MDR-12) AND MEDIUM DENSITY RESIDENTIAL (MDR-16) ATTACHED DEVELOPMENT
• When buildings are located adjacent to detached units in the same block, the closest attached building will have the same front yard setback as the detached unit. • To avoid overly long buildings and create the appropriate scale and building wall face, buildings longer than 180 feet or 8 units, whichever is less, are prohibited. • Refer to Table 6.2.3 for development regulations.

6.2.4 HIGH DENSITY RESIDENTIAL (HDR) DEVELOPMENT
• Building facades facing public rights-of-way or public open spaces exceeding a length of fifty (50) feet shall provide modulation in the building form. Modulation could occur on the horizontal and/or vertical plane and may include, but not be limited to, a change in the building plane, fenestration pattern, material and/or color.
• Blank walls at the ground floor are strongly discouraged. Additional architectural features and/or landscaping shall be provided as an alternative.
• Entries should be a prominantprominent feature of the building and be visually distinctive form the rest of the facade.
• Refer to Table 6.2.4 for development regulations.

6.2.5 SETBACKS AND IRREGULAR LOTS
Setbacks are measured from the appropriate front, side, or rear lot line, or ultimate street right of way line, whichever is most restrictive. Irregular Lots lots are defined as lots that are non-rectangular, lots with three sides, or lots with more than four sides and that require specific definition of lot lines in order to achieve the purpose of the specific setbacks. Refer to Figure 6.1 for measuring setbacks on irregular lots.

Front Lot Line: On an interior lot, the line separating the lot from the street. On a corner lot, the shorter lot line abutting a street. On a through lot, the lot line abutting the street or lane providing the primary access to the lot. On a flag or panhandle lot, the interior lot line most parallel to and nearest the street or lane from which access is obtained.
[Figure 6.1: Irregular Lots: Measuring Setbacks]
Table 6.2.1: Medium Density Residential (MDR-12) Development Regulations Minimum Lot Size 3,200 sf
Minimum width, interior lot 40 ft.

Minimum width, corner lot 45 ft.
379
53 Minimum lot depth 55 ft.

Lot lines may extend to the center line of the alley if alleys are designed as private streets
Setbacks 1,2
Chimneys, fireplaces, accent walls or pilasters, bay windows, eaves or similar architectural projections may encroach as per City of American Canyon zoning ordinance.

Front, 1st & 2nd stories 15 ft.

At least 30% of homes on the same block face shall provide a minimum 18 ft. front setback
Front, 3rd story 20 ft.

Front, front-loaded garage
door
20 ft.

Front, covered porch 10 ft.

Side, internal lot 5 ft.

Side, corner lot 1st & 2nd
stories
10 ft.

Side, corner lot 3rd story 15 ft.

Side, corner lot covered
porch
6 ft.

Rear 15 ft.

Rear setbacks may be reduced to 10’ for wide shallow lots if the usable yard space is provided on the side yards.

Rear, garage 5 ft.

Rear, alley 4 ft.

Maximum Height 35 ft.

Maximum FAR .7 FAR does not include covered garages
Maximum Lot Coverage 55%
Walkways, driveways,porches (covered or uncovered) are excluded from lot coverage calculations
1For cluster type residential products, lot sizes required setbacks shall be determined through the review process. 2Minimum front and rear setbacks shall be 25 ft. along arterials, 15 ft. along minor collectors. 380
54 Table 6.2.2: Medium Density Residential (MDR-16) - Development Regulations, Detached Dwellings Minimum Lot Size 1,500 sf
Minimum width, interior lot 30 ft.

Minimum width, corner lot 35 ft.

Minimum lot depth 50 ft.

Lot lines may extend to the center line of the alley if alleys are designed as private streets
Setbacks1,2
Chimneys, fireplaces, accent walls or pilasters, bay windows, eaves or similar architectural projections may encroach as per City of American Canyon zoning ordinance.

Front, 1st & 2nd stories 10 ft.

At least 30% of homes on the same block face shall provide a minimum 20 ft. front setback
Front, 3rd story 15 ft.

Front, front-loaded garage
door
20 ft.

Front, covered porch 10 ft.

Side, internal lot 3 ft.

Side, corner lot 1st & 2nd
stories
8 ft.

Side, corner lot 3rd story 10 ft.

Side, corner lot covered
porch
6 ft.

Rear 10 ft.

Rear, garage 5 ft.

Rear, alley 4 ft.

Maximum Height 35 ft.

Maximum FAR .7 FAR does not include covered garages
Maximum Lot Coverage 55%
Walkways, driveways, porches (covered or uncovered) are excluded from lot coverage calculations
1For single family cluster type residential products, and single family bungalows designed as part of condominium project lot sizes and required setbacks shall be determined on a case by case basis through the design review process. 2Minimum front and rear setbacks shall be 25 ft. from arterials, 15 ft. from minor collectors. 381
55 Table 6.2.3: Medium Density Residential (MDR-16) - Development Regulations, Attached Dwellings Minimum Lot size1 800 sf
Minimum lot width, interior 16 ft.

Minimum lot width, corner 25 ft.

Minimum lot depth 50 ft.

Lot lines may extend to the center line of the alley if alleys are designed as private streets
Setbacks2
Chimneys, fireplaces, accent walls or pilasters, bay windows, eaves or similar architectural projections may encroach as per City of American Canyon zoning ordinance.

Front, 1st & 2nd stories 10 ft.

Front, 3rd story 15 ft. Balconies and decks may encroach 5’ into the required setback.

Front, garage 20 ft.

Front, covered porch 10 ft.

Side, internal lot 10 ft. Only applicable to the end of rows of attached units.

Side, corner lot 1st & 2nd
stories
10 ft.

Side, corner lot 3rd story 10 ft.

Side, corner lot covered
porch
6 ft.

Rear 10 ft. Porches and stoops may encroach 5’ into the required setback.

Rear, alley 4 ft.

Minimum distance between
main buildings
15 ft.

Maximum Height 35 ft.

Exterior usable group open space shall be not less than 400 square feet in area, and a rectangle inscribed within it shall have no dimension less than 20 feet.

Exterior private open space shall be not less than 100 square feet in area, and a rectangle inscribed within it shall have no dimension less than 10 feet.

Above-ground open space shall not be less than 60 square feet in area, and a rectangle inscribed within it shall have no dimension less than 6 feet 1Minimum lot sizes are applicable where attached units are designed on individual lots as fee simple units 2Minimum front and rear setbacks shall be 25 ft. along arterials, 15 ft. along minor collectors.

Table 6.2.4: High Density Residential (HDR) Development Regulations Minimum Lot size 20,000 sf
Minimum lot width, interior 100 ft.

Minimum lot width, corner 100 ft.

Minimum lot depth 100 ft.

Lot lines may extend to the center line of the alley if alleys are designed as private streets
Setbacks1
Chimneys, fireplaces, accent walls or pilasters, bay windows, eaves or similar architectural projections may encroach as per City of American Canyon zoning ordinance.

Front, 1st & 2nd stories 15 ft.

Front, 3rd story 15 ft. Balconies and decks may encroach 5’ into the required setback.

Front, covered porch 10 ft.

Side, internal lot 10 ft.

Side, corner lot 1st & 2nd
stories
15 ft.

Side, corner lot 3rd story 15 ft.

Side, corner lot covered
porch
10 ft.
383
57 Rear 10 ft. Porches and stoops may encroach 5’ into the required setback.

Rear, alley 4 ft.

For all alley loaded units, rear setbacks are measured from the property line to the face of the garage door
Minimum distance between
main buildings

1. Front: 30 ft.

2. Side: 20 ft.

3. Rear: 30 ft.

Maximum Height 40 ft.

Exterior usable group open space shall be not less than 400 square feet in area, and a rectangle inscribed within it shall have no dimension less than 20 feet.

Exterior private open space shall be not less than 100 square feet in area, and a rectangle inscribed within it shall have no dimension less than 10 feet.

Above-ground open space shall not be less than 60 square feet in area, and a rectangle inscribed within it shall have no dimension less than 6 feet 1Minimum front and rear setbacks shall be 25 ft. along arterials, 15 ft. along minor collectors.

The width of the “flag” must be a minimum of 20’ and can be no longer than 2 times the width of the lot it serves. One “flag” driveway may access a maximum of 2 lots.

Rear Lot Line: The lot line that is opposite and most distant from the front lot line. In the case of an irregularly shaped lot, a minimum ten-foot longten-foot-long line which is within the lot and parallel to and most distant from the front lot line shall be considered the rear lot line for purposes of determining setback.

Side Lot Line: All lot lines, which are not front or rear lot lines, shall be considered side lot lines for setback purposes.

6.3 Napa Valley Ruins & Gardens Development Regulations The following development regulations apply to all non-residential development within the Napa Valley Ruins & Gardens Mixed Use (NVR&GNVRGMU) land use designation. 384
58 Given the unique nature of the NVR&GNVRG, development regulations need to provide flexibility while steering new development towards good design.

6.3.1 SETBACK AND HEIGHT REGULATIONS

REQUIRED SETBACKS
Required setbacks are as determined through the design permit review process set forth in the Municipal Code Section 19.41.010 et. seq. The ruins within the NVR&GNVRG create a mass and scale that will form the backdrop for new construction. As buildings will be worked in and around the ruins, setback requirements must be flexible to respond to this context. Refer to Table 6.3 for building setbacks.

MAXIMUM BUILDING HEIGHT
The maximum building height for new buildings is 55 feet. Exceptions to this maximum may be considered and permitted as a means of re-establishing a landmark statement within the NVR&GNVRG reflective of the historic silos on site. Refer to Table 6.3 for building heights.

Table 6.3: Allowable Building Setbacks and Height
Requirements NVR&GNVRG Other Commercial
Building
Setbacks
Flexible to accommodate
existing ruins
Per city of American
Canyon Zoning Code
Building
Heights
55’
Per City of American
Canyon Zoning Code

6.3.2 SITE DESIGN REGULATIONS

VEHICULAR ACCESS
Vehicular access to buildings within the NVR&GNVRG area is intended to provide for access to parking and service uses, and provide for emergency vehicular access while in a subordinate role to the pedestrianoriented environment. To preserve the pedestrian nature of the NVR&GNVRG, vehicular access may be provided via shared pedestrian ways, or woonerfs, or via plaza hardscape, and controlled through the use of removable bollards or other devices to control access and timing of vehicular access.

STREET STREET-LEVEL INTEREST
In order to support successful businesses within this area, activation and diversity of retail and commercial options are important at the street level to make them attractive as a destination for shoppers and visitors.

GROUND FLOOR USES
In order to facilitate a vibrant, pedestrian pedestrian-oriented streetscape, buildings with street or publicly oriented frontage shall provide street street-level pedestrian pedestrian-oriented uses on all street-facing frontages.

NEW BUILDING DESIGN
New buildings shall be designed to complement the pedestrian orientation of their context, integrate into the adjacent ruins structures and community, and contribute to the creation of a vibrant and interesting 385
59 mixed-use environment. Buildings located at street corners shall have the same level of design, detail and transparency for both frontages to maintain continuity and pedestrian interest.

GROUND GROUND-LEVEL SERVICE FACILITIES
Loading, delivery and trash removal elements have the potential to present and impose an adverse impact on the pedestrian environment and to create hazards for both people and automobiles if not given proper attention. Therefore, planning in the early stages of development must consider the placement of service facilities and their effects on the public environment so that they do no create unsightly conditions. In order to minimize the negative visual and physical impacts of service facilities, the following treatments shall be applied:
• Trash storage, loading, and truck parking shall be located to minimize visibility from streets, pedestrian ways and building entrances and minimize interference with commercial or retail activities. Service and loading areas shall not be located along important pedestrian or view corridors.
• Service entrances shall not face primary or secondary retail and commercial streets. All service entrances and associated loading docks and storage areas shall be located to the side or rear of a building.
• Loading docks and truck parking shall be screened from public view using building mass, freestanding walls, and/or landscaping. and shall be integral with the building architecture.

Structural screening shall be made of materials and colors consistent with that of the principal structure(s).
• Roll Roll-up security doors at service entrances shall be detailed to conceal door housings and tracks and provide an attractive, finished appearance for all exposed components.

BUILDING LIGHTING
Moving, blinking, or strobe lights are prohibited.

Illuminating a franchise building as a form of advertising is prohibited.

6.4 Parking Regulations

6.4.1 PARKING REQUIREMENTS

REQUIRED OFF-STREET PARKING SPACES
Each land use identified below shall be provided at least the number of off-street parking spaces listed.

Uses not listed are subject to the parking requirements of Chapter 19.21 of the City of American Canyon Municipal Code.
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60 NVR&GNVRG area: 1 space for 400 sf of enclosed covered area, and 1 space for 200 sf of outdoor seating area. Overflow parking in parking orchards may be counted towards fulfilling parking requirements. A Parking Management Plan (PMP) shall be submitted as part of the NVR&GNVRG Master Plan/ Design Permit (see section 6.4.2.1).

Hotel: 1 parking space per room plus 1 space for every 10 rooms.

Residential: Off-street parking requirements shall be in accordance with Chapter 19.21 of the City of American Canyon municipal Code.

RV parking is not allowed in driveways, front yards, or on streets.

MINIMUM DIMENSIONS, UNCOVERED PARKING
Where parking stalls are located adjacent to landscaped areas, the paved depth of such stalls may be decreased by two feet provided a vehicle overhang area exists. The vehicle overhang area may not encroach into a public sidewalk unless that sidewalk is widened by the depth of the overhang. Parking area parking spaces and drive aisle dimensions shall be as listed below.

Standard space: 9 ft x 18 ft.

Compact space: Up to 15% of the total number of required parking spaces may be designed as compact spaces with minimum dimensions of 8.5 ft x 16 ft.

Drive aisle widths for parking lots with perpendicular parking is 24’ minimum.

MINIMUM DIMENSIONS, COVERED PARKING
Garages shall be constructed to meet the following minimum dimensions:

Single car: 12 ft x 20 ft
Two car standard: 20 ft x 20 ft
Two car tandem: 12 ft x 36 ft. (Tandem parking is allowed for all residential types as long as both spaces are assigned to the same unit/residence, and in non-residential parking areas where they are valet parked.

Garages shall provide additional area outside the vehicle parking area to accommodate all trash, garbage, green waste, and recyclables containers. The Community Development Director may waive this requirement if an alternative location is provided on site.

6.4.2 NAPA VALLEY RUINS & GARDENS SHARED PARKING PROGRAM Shared parking is permitted within the NVR&GNVRG area allowing for a reduction of minimum parking requirements for individual uses, as per the City of American Canyon Municipal Code Section 19.11.060 (C) Shared Parking. On On-street parking may be counted towards required off-street parking spaces.

POLICY 6.4.2.1 PARKING MANAGEMENT PLAN.

A Parking Management Plan (PMP) shall be prepared and submitted as part of the Master Plan/Design Permit for the NVR&GNVRG area. The Parking Management Plan (PMP) will include, but not be limited to:
• Designated parking areas
• Parking circulation
• Special signage
• Parking fees
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61 • Parking time limits
• Ride sharing incentives
• Biking and walking options
• Shuttle service
A Parking Management Plan (PMP) shall be prepared and submitted as part of the Master Plan/Design Permit for the NVR&GNVRG area.

6.4.3 BICYCLE FACILITIES
A comprehensive system of bicycle racks parking facilitiessuitable for locking a bicycle shall be provided within the WRSP Area. Where bike parking and storage facilities are provided for specific uses, they shall be located at safe and easily accessible locations, in close proximity to the building entrances that they serve. The bike parking facilities shall be provided per the following minimum standards:

NAPA VALLEY RUINS & GARDENGARDENS:

Bike parking shall be appropriately located within the NVR&GNVRG to provide easy access to the trail connections and the retail and commercial uses within the village: A minimum of 10 percent of the number of required automobile parking spaces, with a minimum of one two-bike capacity rack.

MULTI-FAMILY RESIDENTIAL
A minimum of 10 percent of the number of required automobile parking spaces, with a minimum of one twobike capacity rack.

PARKS AND OPEN SPACE:

A minimum of 10 percent of the number of required automobile parking spaces, with a minimum of two fourbike capacity racks.

6.5 Signage Regulations
These regulations are intended to result in functional, attractive signage incorporating a high level of design, graphics and efficient maintenance throughout the WRSP Area. All signs shall meet the Signage Guidelines in the WRSP. A master signage plan shall be prepared for the NVR&GNVRG area as part of the first Design Permit entitlement.

6.5.1 PROHIBITED SIGNS
In addition to the signs prohibited pursuant to Section 19.23.060, Prohibited Signs, of the American Canyon Municipal Code, the following signs are prohibited.
• Decal signage on glazing.
• Internally-illuminatedInternally illuminated awnings. • Plastic-faced monument signs.
• Conventional plastic-faced box or cabinet signs.
• Formed plastic or injection molded plastic signs.
• Signs with luminous vacuum-formed letters.
• Cloth, paper, cardboard or foam signs or decals.
• Blinking, flashing, animated or moving signs.
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62 • Advertising displayed on vehicles to attract attention to a specific business location or sale.

6.5.2 COMMERCIAL TENANT IDENTIFICATION AND STOREFRONT SIGNAGE Tenant signs shall be limited to the identification of building tenants. Tenant signage must comply with the Design Guidelines contained herein and the master signage program prepared for the NVR&GNVRG Mixed Use area.

6.5.3 LIVE-WORK SIGNAGE
The following signs are prohibited for live/work developments:
• Franchise signage
• Internally lit acrylic or plastic signs

6.6 Landscape Regulations

6.6.1 GENERAL LANDSCAPE REGULATIONS

LAYOUT AND DESIGN
Planting layout and design shall should be conducted with knowledge of plant material habits and varieties as a guide for proper spacing and combinations. The ultimate size and growth speed of plant materials shall should be considered to achieve an interesting, diverse landscape effect.

LOCATION
Shrubs shall not be planted within two feet (2’) of residential walks, curbs, driveways, or architectural elements.

MATERIALSPLANT SELECTION
Residential Local Street trees shall be chosen from an approved Street Tree List.

Common Area landscaping (both private and public) shall comply with the City of American Canyon’s water efficient landscape ordinance (see Section 6.6.3 below).

Shrubs, grasses, vines, groundcovers and perennials shall be chosen from an approved plant list and shall constitute a minimum of 30% of the plant palette.

Private Common Area treesTrees in private common areas shall consist of at least 30% from an approved plant list and shall be located appropriately for the available planting space.

PLANT SIZE
Plants shall be of the following minimum size and spacing at the time of installation:

Shrubs: A minimum of 35% of shrubs shall be 5 gallon size.

Ground Cover: Ground cover planting shall be installed at sizes and spacing to provide complete cover within one year of installation.

Vines: Vines shall be a minimum size of five gallons.
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63 Trees: Trees shall be a minimum of 15 gallons. 24-inch box trees shall be planted in areas of special interest such as key intersections, neighborhood entries, or focal points.See Section 6.6.2 below.

A minimum of three street trees shall be planted for every 100 linear feet of street frontage. Street trees shall be spaced a maximum of 30’ on center and be in accordance with the following minimum setbacks:
• 30’ setback from street corners for sight line visibility (greater setback may be required at specific conditions, as determined by the City Engineer)
• 10’ setback from commercial driveways
• 5’ setback from residential driveways
• 15’ setback from streetlights and traffic control signals • 5’ setback from water, gas and fire service laterals
• 5’ setback from sewer and gas laterals
• Street trees shall be a minimum size of 15 gallons.
• All street trees shall be installed with root barriers where necessary to prevent sidewalk uplift.

American Canyon City CouncilAugust 15, 2023

American Canyon City Council
August 15, 2023