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.
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 include sideyards on are adjacent to a street, privacy fencing should only enclose the area that is consolidated into usable yard space. Privacy; privacy fencing to enclose minimum sideyards 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, 390
64 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. [Figure 6.2: Fencing Requirements]
6.8 Utility Regulations
All utility transformers and pedestals shall be located below ground in vaults to minimize their appearance in the community.
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 NVR&GNVRG 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. 391
65 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:
o 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. 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:
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66 • Drought tolerant plants should be selected to reduce water consumption based upon:
o Their adaptability to the natural conditions of the site. 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, the use of turf in new residential projects is limited to the rear yard.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.
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67 Chapter 7: Circulation
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68 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, they arebut 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 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 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” “Y”’ intersection connecting to the existing Newell Drive, the Newell Drive extension will continue to the north/northeast, while a small local road (named “Mallen Way”) heads north connecting Rio Del Mar East and providing access to the hotel site. and Park “B”.
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 the Summerwood Drive connects the proposed southern residential development parcels within the plan areaWRSP Area to Vintage Ranch and may be limited only to a pedestrian and bicycle access. Complying with the American Canyon Fire ProjectionProtection District, the Watson Ranch PlanWRSP 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 and separated from the street by a landscaped parkway strip..
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 schools, parks, the NVR&GNVRG, or major trail crossings. 395
69 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 specific pan areaWRSP Area.
Policy 7.1.5 -– At-grade railroad crossings, whether at Rio Del Mar or S. Napa Junction Road, shall be subject to California Public Utility Commission (CPUC) approval jurisdiction.and all CPUC regulations governing vehicular, bicycle and pedestrian safety at the railroad crossing.
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 (Cal TransCaltrans).
Policy 7.1.7 – The “Tie-in” at Rio Del Mar East and SR 29 (see section 7.7 -– Off-Site Improvements) are is intended to be consistent with the Cal TransCaltrans District 4 Bike Plan project referred to as NAP -29 -– X12Nap-29-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 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 – To enhance the neighborhoods in the eastern WRSP Area, a key road intersection shall be placed to access Newell Drive that creates an east/west view across the regional ball fields to the school site.
Policy 7.2.3 – A minor collector shall be provided in the northwest corner of the WRSP Area that makes a sweeping curve in order to work with the site topography. Homes on the east side of the road along this curve should be accessed through internal local streets while porches face onto the minor collector street.
Policy 7.2.4 – A connection between Park “A” and Park “B” shall be provided. Homes to the east should back onto the park with open view fences. The western edge of the linear park that connects Park “A” and Park “B” should be adjacent to a local street.
Policy 7.2.5 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 7.2.6 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/Design Permittentative 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. 396
70 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 section Section 19.21.050, 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, drinking fountains, 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 on the Napa Valley Ruins & Gardens (NVR&GNVRG) 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 multi-use 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.
Goal 7E – Design “Complete Streets.”
Objective 7.7 – Develop a street hierarchy and street system design that considers all potential users and establishes the appropriate modes of transportation for 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.”
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71 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 Processtentative 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 (NVR&GNVRG) Area.
Policy 7.8.1 – Rolling Hills Drive shall be connected as a local street to the extension of 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 NVR&GNVRG.
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 generally 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. Local streets and smaller are shown in the following graphic (Figure 7.2), which shows potential locations of in-tract local streets. The street sections described below include a series of “modified” street sections that are permissible to use within the WRSP Area. The backbone circulation plan generally shows the alignment of the primary streets. Final street layouts may vary slightly with final design to be determined at time of tentative map approval.
In keeping with the sustainable sustainability goals of the WRSP, Low impact Development (LID) techniques maybe may be used to reduce impacts of development on the natural environment. To meet this goal, if required the planting strips along roadways, or landscape medians may be used to treat storm water run-offstormwater 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. 398
72 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, and
• 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 Processtentative map process (See Policy 7.7.6).
[Figure 7.1: Circulation Plan]
[REMOVED FIGURE: Figure 7.3.1a: Four Lane Arterial (Newell Drive south of Rio Del Mar)
7.3.1 FOUR LANE ARTERIAL / TWO LANE MAJOR COLLECTOR (NEWELL DRIVE) Newell Drive will consist of two sections, one south of Rio Del Mar and the other north of Rio Del Mar.
South of Rio Del Mar, this arterial will consist of two vehicular lanes in each direction separated by a landscaped median. On-street bike lanes and 8-foot wide sidewalks separated from the travel ways by 6- foot wide landscaped parkways are also included in the 100-foot wide right-of-way. (See Figure 7.3.1a) North of the intersection with Rio Del Mar, the road classification changes to a 2 laneThis Major major Collector.collector Improvements include consists of two 12-foot-wide lanes of travel, a 14-foot-wide median, 5-foot-wide class Class II bike lanes, an 8-foot foot-wide parkway parkways, and 8-foot-wide sidewalk on each sidesidewalks. (See Figure 7.3.1b)
[Figure 7.3.1: Two Lane Major Collector (Newell Drive north of Rio Del Mar)
7.3.2 MODIFIED MAJOR COLLECTOR
This two lane modified collector is proposed as an east-west extension from the existing Rio Del Mar linking to the extension of Newell Drive. This portion of Rio Del Marmodified major collector street consists of a
69.5-foot wide69.5-foot-wide road section within a 105.5-foot wide108.5-foot-wide right-of-way. The paved section will accommodate two 12-foot wide12-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. , aOn the north side, there is a 5-foot foot-wide on-street Class II bike lane on the north side, and 8- foot wide8-foot-wide parking bays on the north side. Diagonal parking is provided on the south side along the frontage of the NVR&GNVRG. The class II bike lane on the south side is routed off street in conjunction with the River to Ridge trail or as a separate Class I bike lane or Class IV cycle track. Alternately, “backin” diagonal parking may be considered along the NVR&GNVRG frontage. The roadway has a vertical curb and gutter and curb returns have a 20-foot radius. An 8-foot wide8-foot-wide sidewalk is provided on the north side of the street and separated from the travel lanes by an 8-foot foot-wide parkway strip. The River to Ridge Trail runs along the south side of the road as a 12-foot wide12-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 NVR&GNVRG, 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 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.)
[Figure 7.3.2a: Modified Collector (Rio Del Mar extension – in front of NVR&GNVRG) 399
73 Along the western edge of the site, the Rio Del Mar East extension crosses the existing railroad. The Rio Del Mar railroad crossing will be an at-grade or grade 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 NVR&GNVRG, the diagonal parking will become parallel spaces.
Figure 7.3.2c shows the conceptual at at-grade crossing for Rio Del Mar East, and Figure 7.3.2d shows the grade grade-separated concept. Figure 7.3.2e shows the conceptual layout for the off-site portion of Rio Del Mar East extension 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. [Circulation Figures 7.3.2b-7.3.2e]
7.3.3 MINOR COLLECTOR
ThisMarcus Road is a proposed two lane Minor Collector is proposed as aproviding a north south primary connection through the project area. linking Rio Del Mar to Newell Drive. 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-of-way. The paved section will accommodate two 12-foot wide travel lanes, 5-foot wide on-street bike lanes, and 8-foot wide parking bays on either side. The roadway has a vertical curb and gutter and curb returns have a 20-foot radius.
Six foot wideSix-foot-wide sidewalks are provided on both sides of the minor collector and are each separated from travel lanes by a 6-foot wide6-foot-wide parkway strip. Where the parkway strip might be utilized for stormwater treatment, an increase in width may be necessary. (See Figure 7.3.3) [Figure 7.3.3: Minor Collector]
7.3.4 LOCAL STREETS (RESIDENTIAL)
The primary purpose of the Local Street (Residential) classification is to provide access to the proposed elementary school. It 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. (See Figure
7.3.4)
[Figure 7.3.4: Local Streets (Residential)]
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 rightof-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. (See Figure 7.3.5)
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74 [Figure 7.3.5: Modified Local Street (Residential) - A]
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 the Rio Del Mar Eastextension. The street has a 32-foot wide paved section within a 58-foot wide 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. (See Figure 7.3.6)
[Figure 7.3.6: Modified Local Street (Residential) - B]
7.3.7 CUL-DE-SAC
The cul-de-sac is utilized at the end of a residential street primarily to serve as a turn aroundturnaround.
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. (See Figure 7.3.7)
[Figure 7.3.7: Cul de sac]
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 a 20-foot widean access easement or right-of-way. Garage doors must be setback 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. (See Figure 7.3.8)
[Figure 7.3.8: Residential Alley]
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 cutthrough 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 4 401
75 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 near schools, and are often used in series. Speed tables are sometimes used at midblock pedestrian crossings, with the crosswalk located across the flat area. They are not, however, 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; however, they create problematic 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 also sometimes preferred by emergency response teams over vertical deflections, and can provide opportunities for landscaping. 3) Other (Change in Material / Texture; Pedestrian Operated Blinking LightsActuated 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. [Figure 7.4: Intersection Neckdown/Bulbout]
7.5 Pedestrian and Bike Circulation
The pedestrian and bikeway network is an important component in ensuring connectivity and promoting non-vehicular 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 NVR&GNVRG, the elementary school, and parks, and other amenities. This network of bicycle, multi-purpose trail, sidewalk and paseo connections within the community link links neighborhoods together and connect provides connections to the 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 present existing or planned in the City. Figure 7.5 illustrates the proposed bike and pedestrian circulation system. 402
76 7.5.1 SIDEWALKS
Sidewalks form the day to dayday-to-day linkages throughout the community for the majority of pedestrians.
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 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. This The proposed pedestrian and bicycle network contains the following components:
Community Trail Trails System – The Community Trails network system provides safe and convenient access to parks, natural open spaces, neighborhoods, schools, the NVR&GNVRG, and regional trails. The Community Trails system is comprised of a series of loops 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 non-motorized 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. The proposed school and mixed-use area are both connected by the Napa Valley Vine Trail. 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 multiuse multi-use trail will connect to the WRSP Area at its western boundary on Rio Del Mar East and traverse east westeast-west through the entire width of the site. The trail will provide connections to the NVR&GNVRG, Park ANewell Park, the Napa Valley Vine Trail, and local multi-use trails. Figure 7.7 shows the River to Ridge Trail sectionalignment.
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, proposed school, and other destinations within the WRSP Area. Refer to Figure 7.8 and Figure 7.9 for multi-use trail sectionsalignments.
Class II Bike Lanes – Major streets within the WRSP Area have Class II bikes lanes. Class II bike lanes are designated 5-foot wide5-foot-wide (minimum) on-street bike lanes demarcated with a solid white stripe, and allowallowing for a safe and unrestricted passage for bicyclists. [Figure 7.5: Pedestrian and Bicycle Circulation]
[Circulation Figures 7.6-7.9 : Trails]
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77 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 SoltransSolTrans, 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. A potentialPotential transit stop stops within the WRSP Area would likely be locatedcould be located in proximity to the NVR&GNVRG, 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 street standards and have sufficient lane widths and rightof-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 draft Broadway District Specific Plan (BDSP) Area. The BDSP , 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.
PDA’sPDAs are considered foundational for sustainable regional growth and Plan Bay Area. PDA’s 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 NVR&GNVRG frontage is a quarter mile from approximately 46% of the units (+/- 500) within the WRSP Area as well as the elementary school, NVR&GNVRG commercial mixed uses and the Hotel hotel site. [Figure 7.10: Local and Regional Transit]
7.7 Off-Site Improvements
Off-site improvements include two major roadway connections from the WRSP Area to existing American Canyon Roadways roadways and several local street connections to enhance local connectivity. A connection from to the WRSP Area at the existing Highway 29/Rio Del Mar intersection will include surface improvements, roadway widening, and an at gradeat-grade or grade separatedgrade-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 the extension of 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 -– inTie-in are intended to comply with California Department of Transportation (Cal TransCaltrans) 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 Cal TransCaltrans District 4 Bike Plan (2018) as NAP-29-X12 (see Policy. All improvements within the SR 29 State right of way (ROW)right-of-way requires an encroachment permit that is issued by Cal TransCaltrans. 404
78 Newell Drive and Mallen Way will be connected to the south where it 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.
[Figure 7.11: Off-Site Improvements]
7.8 South Napa Junction
Primary Access 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 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 from SR 29 is South Napa Junction with an at-grade crossing (Figures 7.12 and
7.13) .
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 (109)). The South Napa Junction alignment is also considered consistent with both the General Plan Circulation Element and the WRSP.
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79 Chapter 8: Infrastructure and
Public Services
406
80 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 City wide 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 – Provide educational institutions adequate in size to support the future population of the WRSP Area.
Policy 8.1.1 - A 10 acre parcel shall be allocated for the creation of an elementary school within the WRSP Area.
Objective 8.28.1- Fully comply with the City of American Canyon “Zero Water Footprint Policy” in the development of the water supply and system for the WRSP.
Policy 8.2.18.1.1 - 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 8.2.28.1.2 - 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 8.38.2 - Address on 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 8.3.18.2.1 - On-site detention basins shall be efficiently sized to accommodate storm water flows from the project without adversely affecting downstream capacities.
Objective 8.48.3 - Provide improvements necessary to ensure sufficient downstream capacity in wastewater system.
Policy 8.4.18.3.1 - The proposed wastewater system shall be designed and sized accordingly to meet the project needs without adversely affecting downstream capacities.
Objective 8.58.4 - Provide solid waste recycling opportunities to reduce dependence on landfilling of solid waste.
Policy 8.5.18.4.1 - 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 8.68.5 - Provide state of the art telecommunication and technology infrastructure (e.g., fiber – optic cable) throughout the WRSP areaArea.
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81 Policy 8.6.18.5.1 - 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.
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 feetacre-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 feetacre-feet per year of potable water. The WRSP Area is subject to the City’s Zero Water Footprint policy. Studies are underway to address the policy by a combination of (1) bringing additional sources of water to the City, and/or (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 gallon2.5-million-gallon tank at the water treatment plant, which is also connected to the 2.0 million gallon2.0-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 million gallon0.2-million-gallon Oat Hill Tank #2.
Figure 8.1 Water Service Zones includes the preliminary 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
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82 Off-site improvements may include the construction of two water tanks (Zone 1 and Zone 3) to provide adequate 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 high schoolAmerican 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 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 Water Infrastructure – Off-Site Improvements for existing (at the time of adoption of the 2018 WRSP) and proposed off-site water improvements.
ON-SITE WATER IMPROVEMENTS
Proposed on-site backbone improvements will include water lines ranging in size from 6-inch to 12-inch in diameter. The on-site improvements will connect to the following infrastructure lines:
• Existing 6-inch water line (Zone 1) within South Napa Junction Road (6” water line to be upsized to 12” from the Southern Pacific Railroad to State Route 29). • 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.
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83 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 eastside of the City for treatment.
The following facilities are adjacent to the WRSP Area:
• 615-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 in 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 will connectconnects to the existing 6” sanitary sewer in South Napa Junction Road, and the existing 10” sanitary sewer in State Route 29. A portion of the WRSP Area may also connect connects to the existing 8-inch sanitary sewer in Summerwood Drive (subject to available capacity). Based on existing flow information, pipe upsizing and replacement is necessary in State Route 29,in existing South Napa Junction road and State Route 29. This will include a new 15" sewer line in South Napa Junction Road and improvements of the replacing the existing 10” sewer line in Highway 29 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 18 15 -inches in size.
Sewer facilities will be designed and constructed in accordance with City of American Canyon Standards.
See Figure 8.3 - Sanitary Sewer Infrastructure Improvements 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 feetacre-feet per year. The City currently has the capacity to produce 1,000 acre feetacre-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 is currently, an existinga 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 one million gallonone-million-gallon recycled water tank located southeast of the site. A recycled water system in the WRSP Area will be tied in to the The following facilities are adjacent or proximate to the WRSP Area:
• 12-inch recycled water line in Newell Drive
• Recycled Water line in State Route 29, at the intersection of South Napa Junction Road • 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 Area. Alley landscaping, median landscaping, frontage landscaping, City-owned landscape areas, and commercial landscape areas will utilize recycled water. 410
84 See Figure 8.4, Recycled Water Infrastructure Improvements, 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 hil ls. 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. OnSite 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. After drainage is collected in a combination detention/water quality basin near the Rio Del Mar extension, the drainage will be directed to both the existing culverts and the quarry lake. The quarry lake will act as a detention feature helping to minimize the ultimate drainage volumes in the downstream Rio Del Mar system.
The existing Quarry Lake will be used for detention purposes (in addition to the proposed detention basins).
As a first means of detention, all stormwater will be directed to the proposed detention basins on-site.
Surplus stormwater encountered in large storm events will be routed to the Quarry Lake as a secondary means of detention, in which case the water elevation could rise an additional 5’ (maximum). By use of a pump system (subject to approval by the City of American Canyon), the water level in the lake would draw down to its natural elevation within 48 hours. Use of this natural area for detention will help reduce the overall detention footprint for the WRSP Area. See Figure 8.5 - Storm Water Drainage Infrastructure. [Infrastructure Figures 8.1-8.5]
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
411
85 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.
The number of potential elementary school students within the WRSP Area generates the need for approximately two-thirds of one elementary school. Based on the projected development and the anticipated student generation rates the WRSP Area will generate 381 elementary school students as well as 165 middle school students. The number of high school students is 188 students. The NVUSD has acknowledgedthat there is sufficient existing capacity in the American Canyon High School. A +/-10 acre site is reserved for an elementary school and is centrally located within the Watson Ranch Specific Plan area. The WRSP will mitigate for school impacts by implementing those actions regarding the new elementary school and new middle school, as more particularly described in that The agreement entitled:
School Facilities Funding Agreement among Napa Valley Unified School District and Developer dated October 10, 2016 (“Watson Ranch School Agreement”) is no longer of legal force and effect. Therefore, development in the WRSP Area shall mitigate its school impacts through the payment of School Impact 412
86 Fees, pursuant to controlling law. Approximately one third of the elementary school students will be overflow students from the Vintage Ranch neighborhood.
Figure 8.6 shows the location of the school within the WRSP Area and its relationship to the adjoining neighborhoods. The central location for the school places it in relative walking distance for nearly all residences.
As the WRSP does not generate enough Middle school and high school students to require a new school with the plan area, the students will attend adjoining schools outside the WRSP.
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.
The existing 6” domestic water line in South Napa Junction Road will be upsized to a 12” domestic water line from the WRSP Area to State Route 29.
8.5.2 OFF-SITE SANITARY SEWER IMPROVEMENTS
The WRSP Area will upsize the existing 6” sanitary sewer in South Napa Junction Road to a 15” line, and 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
The WRSP Area will install a 12” recycled water pipe in South Napa Junction Road, connecting to the City’s existing recycled water pipe in State Route 29. 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 in 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's 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 storm drain pipe that connects from a WRSP Area detention basin to the existing City detention basin on Main Street and other minor drainage improvements for the Rio Del 413
87 Mar/State Route 29 roadway connection.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. [Figure 8.6: Water Infrastructure – Off-Site Improvements] 414
88 Chapter 9: Implementation
415
89 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.
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, which is the controlling regulatory document, 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 (NVR&GMU), Public (Pub), Parks (PPARK), 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 Plan 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 where the WRSP standards do not provide express direction, the City of American Canyon Zoning Ordinance and subdivision regulations shall be used as appropriate.
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90 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) herein shall prevail.
9.3 Phasing
This WRSP anticipates the phasing of construction and of land dedications as generally set forth below.
There are four phases of residential development and four phases of NVR&GNVRG development. Each phase is described in more detail below and in the following tables. The phasing plan as shown in Figure
9.1, Residential Phasing Map, reflects the general order of anticipated residential development with the WRSP. Actual phasing of development will be at the discretion of the developer(s). The phasing plan as shown in Figure 9.2 NVR&G Phasing Map reflects the general order of anticipated development of the NVR&G. The phasing plan also identifies the backbone infrastructure associated with each phase of development, but thetThe 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 is anticipated to startbegan construction in 202119 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. Table 9.1 below shows the anticipated start dates for each phase.
Projected phasing durations are as follows:
Phase I: 2019 - 2023
Phase II: 2022 - 2025
Phase III: 2023 - 2026
Phase IV: 2024 - 2027
Should the pace of project phasing advance significantly faster than the proposed pace identified aboveanticipated build-out of 8 years (based on the commencement of construction in July 2021), and below in Table 9.1, 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 (TABLE 9.1)
The following descriptions of unit mix and product type in each phase are based upon the potential mix of units reflected in the conceptual illustrative plan (see Figure 3.1). These are provided for illustrative purposes only. Specific product types and square footages are estimates and are subject to change based upon actual market demand at the time of implementation of each phase. 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 417
91 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.
Phase 1:
Approximately 397 units will be developed in Phase 1. These may include up to 328 units of medium density single family housing product including alley, cluster and bungalow type homes of approximately 1,000 - 2,500 square feet, and attached town homes. Phase I may also include 69 High Density Residential Units.
Phase 2:
Approximately 345 units of housing units will be developed in Phase 2. The units will vary from townhomes, small lot alleys and bungalows. The homes will range from approximately 1,000 to 2,800 square feet.
Phase 3:
Approximately 267 units with single family homes of approximately 2,300 to 2,800 square feet will be developed in Phase 3.
Phase 4:
Approximately 244 units including 123 high density units and 121 single family homes will be developed in Phase 4. The size of the single family homes of will be in the range of approximately 2,500 to 3,200 square feet.
NVR&G DEVELOPMENT (TABLE 9.2; FIGURE 9.2)
As seen in Figure 9.2 and Table 9.2, development of NVR&GNVRG has sub-phases It is anticipated to occur that Phase 1 of NVR&GNVRG may occur in phases, based on economic conditions and market demand. concurrent with Phase 1 of the residential development however, vertical construction of NVR&GNVRG improvements must commence no later than concurrent with the commencement of the phase 2 of the residential development. Subsequent NVR&GNVRG phases will occur independent of the WRSP residential phasing based on economic conditions and market demand. Parking will be provided to meet the demand of each phase of the NVR&GNVRG. In early phases, to the extent necessary, interim parking areas will be provided to supplement parking demand. The phases include:
Phase 1:
Will May include all of the uses allowed in Phase 1, Phase 2, Phase 3, and Phase 4, includinge adaptive reuses of the existing ruins and the following uses: the chapel, wedding and event center, restaurant, pizza and coffee building, farmers market, winery, picnic area, sculpture garden, mobile food truck venue, children’s play area, the associated required parking and the dedication of the community plaza and community center site.Phase 2:
May include all of the uses allowed in Phase 1, Phase 2, Phase 3, and Phase 4, including Will include a the hotel, retail, commercial and dining space consisting of the following: 100 rooms of the hotel, brewery, outdoor performance center, charcuterie, festival space, community garden, Quarry Lake Park, plus additional parking.
Phase 3:
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92 May include all of the uses allowed in Phase 1, Phase 2, Phase 3, and Phase 4, including Will include the redevelopment and additional parking of the ruins, the remaining 100 rooms of the 200 room hotel and the development of an Artisan building.
Phase 4:
May include all of the uses allowed in Phase 1, Phase 2, Phase 3, and Phase 4, including Includes a mixed use building of approximately 29,560 square feet, and a live-work building.
The phasing discussed above and represented in Table 9.2 is conceptual and subject to variations based upon economic and market conditions.
9.3.19.3.2 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. Table 9.3 includes a conceptual illustration of how specific listing of infrastructure improvements may be constructed over time, by phase, which includinge roadways, water and sewer lines and storm drainage improvements, parks and an elementary school. Timing for some of these improvements may vary subject to economic and market conditions, or other factors such as acquisition of land dedicated to parks. For example, Park A is located upon two separate underlying ownerships and acquisition of the full land complement may not occur in a single phase. It may be in the best interest of the City to delay park improvement until the full acreage for the park has been dedicated.
As noted above for Table 9.2, Table 9.3 represents the conceptual timing and sequence of improvements associated with each phase which may be subject to variations in timing based upon economic or market conditions.
The WRSP includes the following backbone infrastructure in Table 9.3. Each of these improvements is described in detail in Chapters 8 and 9. Infrastructure improvements are described in Chapter 8.
The following maps (Figures 9.39.1 through 9.79.5) depict the anticipated proposed 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).
[Implementation Figures 9.1-9.5]
PHASE 1 INFRASTRUCTURE IMPROVEMENTS
Phase 1 Infrastructure Improvements include all backbone improvements within Rio Del Mar, South Napa Junction Road, Newell Drive, Loop Road and phase 1 in-tract backbone improvements. DOES IT? Onsite improvements include: storm drain, detention basins, sanitary sewer and an on-site sanitary sewer lift station, domestic water, and recycled water systems. Offsite improvements include: sanitary sewer upgrade in South Napa Junction Road and Highway 29, Zone 1 water system upgrades in South Napa Junction Road and water system improvements in Newell Drive, and recycled water system improvements in Newell Drive. Zone 3 Water Tank is anticipated in Phase 1 but may be deferred to Phase 3 if no development occurs east of the PG&E gas line running north-south through the project area.
Backbone roadways constructed as part of phase 1 include Rio Del Mar, a segment of Newell Drive south of Rio Del Mar connecting to Newell Drive at Donaldson Way and Loop Road providing access to the school site (see Figure 9.7)
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93 PHASE 2 INFRASTRUCTURE IMPROVEMENTS
Phase 2 Infrastructure Improvements include all backbone improvements within Newell Drive, Rolling Hills Drive, Loop Road and phase 2 in-tract backbone improvements. Onsite improvements include: storm drain, sanitary sewer, domestic water, and recycled water systems, and a detention basin.
Phase 2 backbone roadway improvements include further extension of Loop Road , Rolling Hills Drive, and the extensions of Newell Drive north as a two lane major collector from the intersection with Rio Del Mar to the northern boundary of phase 2.
PHASE 3 INFRASTRUCTURE IMPROVEMENTS
Phase 3 Infrastructure Improvements include all backbone improvements within Newell Drive, Loop Road and phase 3 in-tract backbone improvements. Onsite improvements include storm drain, sanitary sewer, domestic water, and recycled water systems, and a detention basin.
Phase 3 backbone roadway improvements include the completion of Loop Road and the extensions of Newell Drive north as a two lane major collector to the northern boundary of phase 3.
PHASE 4 INFRASTRUCTURE IMPROVEMENTS
Phase 4 Infrastructure Improvements include all backbone improvements within Newell Drive and phase 4 in-tract backbone improvements. Onsite improvements include: storm drain, sanitary sewer, domestic water, and recycled water systems; a detention basin, and a domestic water connection from the existing water pipe in Watson Lane. Offsite improvements include: recycled water system improvements in Watson Lane.
Phase 4 backbone roadway improvements include the extension of Newell Drive as a two lane major collector to the northern Project boundary.
9.3.29.3.3 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 420
94 • 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)
9.3.39.3.4 PHASING OF PUBLIC AND QUASI-PUBLIC INFRASTRUCTURE The public and quasi-public infrastructure in the WRSP Area is comprised of the streets, parks, open space, and trails. and school site. The phasing for streets and associated infrastructure is provided in Table 9.2. 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. Parks A and B are public facilities spanning two ownerships. The timing of full park improvements may be delayed until full parkland dedication of both ownerships is complete. Specific conditions and timing of improvements shall be described in the Development Agreement(s).
9.3.49.3.5 PHASING OF PRIVATE DEVELOPMENT
General Policies Regarding the Phasing of Private Development
1.3. NVR&GNVRG is a development priority in the WRSP. Development of the NVR&GNVRG may commence pursuant to the phasing plan as part of phase 1. If not initiated during phase 1 of the residential development, the NVR&GNVRG must commence development in conjunction with the start of phase 2 of the residential development.
2. Subsequent residential phases will not be approved to proceed until the first phase of the NVR&GNVRG area is substantially complete.
3.4.Property owner shall have the right to commence development of the NVR&GNVRG at any time provided Backbone Infrastructure (as designated in the Phasing Plan) has been approved and is under construction.
4.5.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.
5.6.Phase boundaries are shown on Figure 9.1 “Residential Phasing Map.” 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.
6.7. Multiple final maps may be filed with each phase of development when approved as part of the tentative map entitlement stage.
7.8. 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.
8. The commencement of WRSP Phase 4 of development shall be conditioned upon the developer’s construction of the “Last Segment of Newell Drive” (Segment 4) which is the segment of Newell Drive north of the Project site connecting Newell Drive to SR 29 at Green Island Road. This construction shall be revenue neutral to the developer. Said condition shall not be invoked unless and until the City has first secured all design and improvement plans, all permits, permissions and authorities from the Formatted: DOC NUMBERED LIST 123, No bullets or
numbering
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95 permitting agencies, all right of way and funding required for construction as more fully detailed in the Development Agreement(s).
9. 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 397 743 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.
10. 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.
Should the grade separated crossing not be approved or be infeasible to construct due to cost, an at grade crossing at S. Napa Junction Road (previously approved by the PUC) may be utilized.
9.4 Public Facilities Andand Infrastructure Financing
This chapter 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 city widecitywide 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
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96 The cost for the Master Backbone infrastructure, which includes backbone roadways (see Figure 9.79.5) and associated wet and dry utilities, Parks and the School Site 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 Costs, associated with the preparation and adoption of the WRSP, whereas the Newell Family Property shall be responsible for eighteen (18%) of the total WRSP costs Costs.associated with the preparation and adoption of the WRSP. The owner of AC-1 portion of the property has already paid for the bulk (if not all) of the WRSP costs Costs. associated with the preparation and adoption of the WRSP.
Therefore, the City, after adopting the WRSP, shall act to ensure that determine the total WRSP cost 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. for preparation of the WRSP and impose a WRSP Fee to be collected for the purpose of defraying the expense of preparation of the WRSP. The WRSP Fee shall be established on a prorated basis and imposed upon persons benefitting from the WRSP on a prorated basis.
Reimbursement for WRSP costs Costs already incurred willmay also be addressed in determined through Development Agreement(s).
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 and a new school. 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.
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97 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: Existing 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 if there is any overlap between the infrastructure improvements and facilities included within the City’s Impact Fee Program and those that will be provided as part of new development pursuant to the WRSP Area. Where there is overlap, 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 development shall mitigate offsite public infrastructure and facility impacts as specified in the WRSP Environmental Impact Report. WRSP Area Development 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 the 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. 424
98 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.
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 WRSP 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 property 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 developers shall consider participatinge 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
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99 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.
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 up-front 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-of-way fronting individual properties).
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 426
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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 WRSP developers, will evaluate and initiate the use of an EIFD, as deemed appropriate, the use of an EIFD.
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.
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 427
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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
1. 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.
2. Finalize cost and phasing assumptions.
Action 2.1: Identify final set of facilities.
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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.
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.
3. 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 at 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 FOR AC-1 WATSON RANCH RESIDENTIAL, AC-1 NVR&G, AND THE NEWELL
PROPERTY
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.
Participating property owners (AC-1 and the Newell Family) (Project Proponents) within the WRSP boundary shall enter into one or more Development Agreements with the City of American Canyon to establish the administration of the terms and conditions in the WRSP. The Development Agreement (s) will ensure ensures predictable and equitable allocation of costs of basic and shared infrastructure, reimbursements of improvement costs benefiting other properties, and provisions for reciprocal and 429
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mutually benefiting right-of-way dedications and grants of easements for public and private infrastructure.
The Development Agreement(s) may be approved in conjunction with or subsequent to approval and adoption of the WRSP. 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.
Participating property owners (AC-1 and the Newell Family) (Project Proponents) within the WRSP boundary shall enter into one or more Development Agreements with the City of American Canyon to establish the administration of the terms and conditions in the WRSP. The Development Agreement(s) will ensure 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 rightof-way dedications and grants of easements for public and private infrastructure. The Development Agreement(s) may be approved in conjunction with or subsequent to approval and adoption of the WRSP.
The Development Agreement(s) shall be prepared in accordance with California Government Code §65864 et seq. A Term Sheet, identifying the core provisions of the Development Agreement(s) was approved by the City on January 16, 2018.
In the case of a conflict between the WRSP’s description of the anticipated 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 shall bewas 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. 430
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• Density increases in excess of the maximum allowable stated density or Density Transfers in excess of limits set in Section 9.8 below.
• 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 (see Fig. 9.1).. • 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 431
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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 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 NVR&GNVRG Area. The Design Permit will include all that area defined as NVR&GNVRG on Figure 4.2 and may include the adjoining open space properties (Quarry Lake Park, Community Center Site and Community Plaza) and will include the Parking Management Plan (PMP). This Design Permit may serve as a master plan for the ongoing implementation of the NVRG.NVR&G by phase as reflected in Figure 9.2.
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).
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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”.
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. (not including the 186 affordable units provided by Lemos Point and not including increased density allowed by Density Bonus law and other applicable law). Additionally, the area density resulting from unit transfers shall not exceed 433
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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 (NVR&GNVRG) 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. 434
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Appendix A: Design Guidelines
There were minimal revisions to Appendix A, as indicated below.
Section A4.3, second paragraph
The predominant ground plane in each lot shallshould 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 Section A4.3.3, first paragraph bullets
• Overspray onto paving, fences or walls should be avoided and soil erosion shall 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 shall should be avoided and soil erosion should be minimized by the use of in-line or in-head check valves.
Section A5.1.1, first paragraph
NVR&G should create an environment where people are comfortable walking and spending time and incorporating , and should incorporate the following Design Guidelines:
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Appendix B: General Plan Consistency
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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 pedestrian-oriented 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 (NVR&GNVRG), 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.
The Implementation and Administration (Chapter 9)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) 437
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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)
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 NVR&GNVRG.
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.
While the NVR&GNVRG section 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) NVR&GNVRG. The Watson Ranch Residential provides residential neighborhoods surrounding the nonresidential uses in the NVR&GNVRG subarea. The allowable uses and the proposed public improvements within the NVR&GNVRG:
• Provide a focal point for community activities in the Quarry Pond Park and Plaza • 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.), 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 plaza to facilitate community gatherings and events 438
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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 (NVR&GNVRG)(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 plan for the TC-1 MUThe 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. and located to the south east and west. 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 a public park and a public schoolpublic parks, with the size of facilities corresponding to the future population of the Town Center and which may allow community facilities that support residences
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 non-residential 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 23.2623 acres of public parks and an elementary school site. The acreage of the public parks exceeds to the City’s park land dedication policy of 5 acres of public park land per 1000 residents. The school site will accommodate an elementary school which could serve up to 600 students. The projected number of elementary students within the WRSP is 374. 439
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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: low density, 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 planLand Use Plan shows that medium MDR-16 and HDR and high density areas are immediately around or within the NVR&GNVRG. The low density medium density (MDR-12) residential is generally further from the NVR&GNVRG 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 Requiresrequires use of recycled water for landscape irrigation for major park and arterial landscape parkways, .and provides guidance for the Includes use of drought tolerant landscaping., and Eenergy efficient homes, including the following menu of features or options.. The Plan Includesincludes an extensive system of neighborhood multi-use paths (pedestrian and bicycle) which links neighborhoods with parks, schools and commercial areas; in addition, the local paths will connect with two regional trails – Napa Valley Vine Trail and River to Ridge Trail. The WRSP
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Featuresfeatures a mix of land uses including residential, school, parks, and commercial areas which will reduce automobile travel.
Residential neighborhoods within the WRSP are linked to the NVR&GNVRG Area (Town Center Core) Area through a system of multi-use trails. The NVR&GNVRG 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 NVR&GNVRG Area.
A substantial portion of ruins will be activated, as described in the Reuse and Preservation Plan (Appendix C); 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-ofway 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 mixed-use 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. 441
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A substantial portions of ruins will be preserved and re-used. in accordance with the Preservation and Reuse Plan (Appendix C).
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 multi-family 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.
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. 442
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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 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 in-lieu 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 in-lieu fee or its financial equivalent.
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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. (1 3.6
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 NVR&GNVRG provides for a variety of commercial uses within the NVR&GNVRG Area.
The NVR&GNVRG 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 NVR&GNVRG 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 NVR&GNVRG 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 NVR&GNVRG 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. 444
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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 will bewas prepared by the City prior to its consideration of WRSP. A determination of the LOS will bewas made through the EIR process.
New development shall mitigate its share of transportation-related 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. Construction would occur with the first phase of the development within WRSP.
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)
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The Infrastructure Chapter of WRSP identifies the improvements for water distribution, storage and treatment necessary to serve the proposed development. A Water Supply Assessment will bewas prepared in conjunction with the EIR. The WRSP states new development will not occur until the City determines there is sufficient water supply.
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.
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) The WRSP Land Plan designates a 10-acre site for an elementary school. That the timing and scope of the elementary school facility shall be determined through a subsequent School Mitigation Agreement, between the property owner(s) and the Napa Valley Unified School District 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 (NVR&GNVRG) 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 1253 1439 dwelling units. Using the 3.49 persons per dwelling unit figure in the City’s General Plan, the project would have 4373 5022 residents. At 5 acres per 1000 residents, the standard for parkland for the WRSP is 21.925.1 acres. The WRSP Land Use Plan designates approximately 23.2633.27 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. 446
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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 one-half 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 three two large parks which serve the WRSP community. Park B is in the approximate center of WRSP and is adjacent to a public elementary school. 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.
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, noise- generating uses away from residencies);
c. provide parking so that it does not disrupt abutting residences; d. design for defensible space;
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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, WRSP includes a Preservation and Reuse Plan which identifies those structures within the ruins for preservation, the manner of preservation and re-use plan.
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)
8.20.4 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) 448
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WRSP includes a Preservation and Reuse Plan which identifies those structures for preservation, the manner of preservation and re-use plan.
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 will bewas 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.
The Preservation and Reuse Plan is included in the WRSP.
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 a Urban Limit Line (“ULL”), as part of its General Plan.
In accordance with the provisions of that initiative, no urban development may occur outside the ULL. The term 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 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:
Noise-sensitive 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
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• 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 will bewas 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 noisegenerating 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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1 Brent Cooper
From: Brent Cooper
Sent: Monday, May 22, 2023 3:40 PM
To: Steve Reilly
Cc: Erica Ahmann Smithies; Jason Holley; Terrence McGrath-External; Bill Ross - External Subject: 330 Land Company WRSP Amendment Comments
Attachments: WRSP Comments.pdf
Hello Steve,
Thank you for your letter on the proposed WRSP Amendments. I also appreciate you taking my phone call this afternoon to discuss the three comments in your letter.
With respect to your three comments, I have shared them with our Management Team. Management staff acknowledges that further discussions between all three parties (i.e.: 330 Land Company LLC on behalf of the Newell Family , AC1‐LLC, and the City) are needed in the not‐too‐distant future to clarify private and public infrastructure cost sharing allocations.
I appreciate your involvement in the planning process. We will email you a notice when the Planning Commission packet is published and look forward to seeing you at the Planning Commission meeting on May 25, 2023 at 6:30 pm.
Sincerely,
Brent Cooper, AICP
Community Development Director
City of American Canyon | 4381 Broadway Street, Suite 201 | American Canyon, CA 94503 (707) 647‐4335
From: Steve Reilly <[email protected]>
Sent: Monday, May 22, 2023 8:10 AM
To: Brent Cooper <[email protected]>
Cc: William He <[email protected]>; Jason Holley <[email protected]>; 'Bryan Wenter' <[email protected]>
Subject: [External] WRSP Amendment Comments
Brent,
Please see our comments on the proposed WRSP Amendments.
Feel free to reach out with any questions.
Best regards,
Steve Reilly
330 Land Company, LLC
16381 Scientific Way ‐ Irvine, CA 92618
Cell: 925.368.3128 Web: www.330land.com
ATTACHMENT 4
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330 Land Company LLC
16381 Scientific Way
Irvine, California 92618
16381 Scientific Way Irvine, California 92618
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330 Land Company LLC
16381 Scientific Way
Irvine, California 92618
16381 Scientific Way Irvine, California 92618
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345 California Street | Suite 450 | San Francisco, CA 94104 | (415) 348-0300 | Fax (415) 773-1790 www.fehrandpeers.com
Memorandum
Date: May 5, 2023
To: Terrence McGrath, American Canyon I, LLC
From: Bob Grandy, Fehr & Peers
Subject: Watson Ranch Specific Plan – Revised Trip Generation Analysis SF23-1296
This memorandum provides a trip generation comparison for the Watson Ranch Specific Plan (WRSP) and evaluates whether the revised land use program is covered by the environmental analysis and mitigation measures in the Watson Ranch Specific Plan EIR (WRSP EIR). The City of American Canyon certified the WRSP EIR on October 16, 2018, and subsequently adopted the WRSP on November 6, 2018.
Project Description
The WRSP allows development of up to 1,253 new residential uses, a mixed-use town center including a 200-room hotel, and a 600-student elementary school. The mixed-use town center located on the Napa Valley Ruins & Gardens (NVR&G) site allows up to 220,000 square feet of commercial and community uses including an event center (750-seat amphitheater), office uses, retail uses, restaurants, mobile food vendors, a farmer’s market, wine tasting venues, a brewery/brew pub, an artisan retail building, artist studios, a community center, community plaza, and three buildings for adaptive reuse for events.
Most of the original WRSP land use program remains unchanged in the revised land use program with the exception of the addition of a 3,250 seat Quarry Amphitheater and the removal of the following land uses.
• 600-student Elementary School
• 24,780 square foot Office Use
• 20,000 square foot Community Center
There will not be concurrent use of the 3,250 seat Quarry Amphitheater and the 750 seat Fig Tree Amphitheater.
ATTACHMENT 5
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Mr. Terry McGrath
May 5, 2023
Attachment A provides a detailed list of uses in the revised WRSP land use program.
Trip Generation Methodology
The following summarizes the trip generation methodology applied in this memorandum that builds off the methodology applied in the certified WRSP EIR transportation assessment. The time periods for a trip generation are the same as evaluated in the certified WRSP EIR. These time periods combine trips generated at full occupancy of the WRSP commercial uses on a Thursday including an event at 7 pm in the Quarry Amphitheater with peak hour commute traffic generated by the WRSP residential uses that occurs on weekdays.
• The time periods analyzed in the certified WRSP EIR are the AM peak hour and PM peak hour for a typical weekday.
• The trip generation estimates provided in this memo are for a Thursday with a fully occupied evening event starting at 7:00 pm at the 3,250-seat Quarry Amphitheater, but no concurrent event at the 750-seat Fig Tree Amphitheater. • Trip generation rates from the latest version of the Institute of Transportation Engineers (ITE) Trip Generation manual, the 11th edition, are used where available for project land uses.
• Where trip rates are not available in the Trip Generation manual, trips are estimated either using other trip generation rate sources or are derived based on best available data on the number of vehicles and/or people who would be traveling to that use during the time period.
• The trip generation methodology for the Quarry Amphitheater is based on analysis conducted for and data collected for event scenarios at the Chase Center in San Francisco and Barclays Arena in Brooklyn.
Attachment B provides an expanded description of the trip generation methodology.
Comparison of Project Trip Generation
The following section provides an updated trip generation for the WRSP based on the methodology described above. Table 1 below shows that the revised WRSP land use program would generate about 16,469 daily, 1,020 AM peak hour, and 1,500 PM peak hour net new external weekday trips.
As shown below, the revised WRSP land use program would generate about 1,530 fewer net new daily trips, about 60 fewer net new trips during the AM peak hour, and about 10 more net new trips during the PM peak hour compared to the certified WRSP EIR. 455
Mr. Terry McGrath
May 5, 2023
Attachment C provides a detailed trip generation spreadsheet for the revised WRSP land use program.
TABLE 1: COMPARISON OF NET NEW WEEKDAY VEHICLE TRIPS
Scenario Daily
AM Peak Hour PM Peak Hour
In Out Total In Out Total
Total Net New WRSP Trips
(Updated April 2023) 16,469 379 641 1,020 984 514 1,498 Total Net New WRSP Trips
(2018 WRSP EIR) 18,001 420 659 1,079 844 644 1,488
Difference in
Total Net New Trips -1,532 -41 -18 -59 +140 -130 +10
Summary of Trip Reduction and Consistency with EIR
The WRSP Build-out would generate about 1,530 fewer net new daily trips (about 8.5 percent less), about 60 fewer net new trips during the AM peak hour (about 5.5 percent less), and about 10 more net new trips (about 0.7 percent more) during the PM peak hour compared to the trips generated by the WRSP as evaluated in the EIR. Based on the above trip generation comparison, the potential transportation impacts of the WRSP Build-out would be less or similar for all potential traffic operations impacts as a result of the comparison of net new weekday vehicle trips. Consequently, the revised land use program for WRSP is covered by the identified transportation impacts and mitigation measures in the certified WRSP EIR and no additional analysis or mitigation measures are necessary.
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ATTACHMENT A
WRSP Project Description
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Revised WRSP Land Use Program
Most of the original WRSP land use program remains unchanged in the revised land use program with the exception of the addition of a 3,250 seat Quarry Amphitheater and the removal of the following land uses.
• 600-student Elementary School
• 24,780 square foot Office Use
• 20,000 square foot Community Center
The 750-seat amphitheater evaluated in the 2018 EIR would not operate on a Thursday evening during the April through November period when an event is scheduled at the Quarry Amphitheater. The 200-room hotel remains unchanged. The following is a list of all the uses in the revised WRSP land use program.
Residential Uses
• 1,253 single family units
• 186 affordable multi-family units
Napa Valley Ruins & Gardens Uses
• 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)
• 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)
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ATTACHMENT B
Trip Generation Methodology
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The following sources were used to estimate trip generation for the revised WRSP land use program.
Trip Generation Sources
1. Trip Generation Manual, 11th Edition, Institute of Transportation Engineers (ITE).
2. Chase Center Transportation Report Card for Opening Year (San Francisco), Fehr & Peers, Fall 2019.
3. Event Center & Mixed-Use Development at Mission Bay Blocks 29-32 (Chase Center, San Francisco) EIR, San Francisco Planning Department, 2015.
4. Barclays Center TDM Effectiveness in Meeting Mode Split Objectives, 2013.
5. Center Avenue Skate Park Traffic Analysis, City of Huntington Beach, December 2011.
6. San Diego Trip Generation Manual, May 2003.
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Trip Generation Methodology for 3,250 Seat Quarry Amphitheater The following is a summary of the trip generation methodology for the 3,250 seat Quarry Amphitheater for a weekday AM peak hour and PM peak hour based on a 7:00 pm show at the amphitheater on a Thursday evening. The trip generation is based on full occupancy of the amphitheater and surrounding NVRG uses.
The trip generation methodology for the amphitheater is based on analysis conducted for and data collected for event scenarios at the Chase Center in San Francisco and Barclays Arena in Brooklyn. The following are key parameters for the analysis. 3,250 Amphitheater Attendees.
2.1 Daily Person Trips per Attendee.
AM Peak Hour (highest hour in 7-9 am window): 25 percent of employee trips in AM peak hour, total of about 80 trips, 90% inbound, 10% outbound. o Mode: 100% auto
o Employee Vehicle Occupancy: 1 person per vehicle
PM Peak Hour (5-6 pm is highest hour in 4-6 pm peak period): 18 percent of event attendees arrive in the 5-6 pm window (Chase Center analysis based on 12 percent arriving 1-2 hours before scheduled event start time). Total of about 180 trips, 93% inbound, 7% outbound.
o Modes: 76.5% auto, 1.3% limo, 8% taxi/uber/Lyft, 9% walk from site hotel, 5% walk from local American Canyon residents
o Event Attendee Vehicle Occupancy (auto): 2.9 persons per vehicle o Event Attendee Vehicle Occupancy (limo): 4.0 persons per vehicle o Event Attendee Vehicle Occupancy (taxi/uber/lyft): 3.9 persons per vehicle The following table shows the resulting trip generation for the 3,250 seat Quarry Amphitheater.
Internal Capture (Linked Trip) Methodology
The certified WRSP EIR trip generation included an internal trip adjustment for linked trips between project land uses. Examples include internal trips between residential or hotel uses and NVRG retail uses. The linked trip adjustment for the Quarry Amphitheater and NVRG retail uses is based on the trip generation assessment for a similar mix of use types at the Chase Center in San Francisco.
Linked Trips: 67 percent of the daily and AM peak hour trips, and 75 percent of the PM peak hour trips, generated by NVRG retail uses (i.e., restaurants, brewery, wine tasting, distillery, artisan shops), are linked internal trips to the Quarry Amphitheater.
In Out Total In Out Total
Amphitheater 3250 2266 73 8 81 168 12 180
Weekday AM Peak Weekday PM Peak
Description Attendees
Daily
Total
461
ATTACHMENT C
Trip Generation Spreadsheet
462
TRIP GENERATION FOR WATSON RANCH
WEEKDAY CONDITIONS - THURSDAY WITH EVENT AT 3,250 SEAT AMPHITHEATER MAY 2023 VERSION
IN OUT TOTAL IN OUT TOTAL
Residential Single-Famiy 210 1253 DU 10328 193 550 743 674 396 1070 Residential Multi-Family 223 186 DU 833 16 40 56 48 33 82 Hotel Resort Hotel 330 200 ROOMS 1400 34 13 47 21 28 49 Daily trips from 2018 TIS, AM/PM form ITE 330 NVRG - Artisan Shops Retail (Oxbow style) 822 19580 SF 1056 27 18 45 63 63 125 NVRG 9 NVRG - Restaurant Fine Dining Restaurant 931 3000 SF 252 2 1 2 16 8 23 NVRG 11 NVRG - Pizza Small Food Service 931 5710 SF 479 2 1 4 30 15 45 NVRG 2 NVRG - Brewery Brewery Tap Room 971 5510 SF 340 3 0 4 32 22 54 NVRG 12 + 13 NVRG - Wine Tasting Wine Tasting Room 970 4630 SF 213 7 3 10 17 17 34 NVRG 7 NVRG - Distillery Fine Dining Restaurant 931/975 12195 SF 1022 2 1 2 22 12 34 NVRG 3+18; 931 for daily and AM, 975 for pm NVRG - Open Space West Public Park 411 0.67 ACRES 89 1 1 2 1 1 2 NVRG 21+22+23 NVRG - Central Kitchen Catering Kitchen Note 1 4240 SF 44 10 1 11 0 0 0 NVRG 10: Employee trips NVRG - Steam Plant Kitchen Takeout Window Service Note 2 1380 SF 11 2 1 3 0 0 0 NVRG 6: Employee trips NVRG - Event Areas Event Space Note 3 30000 SF 100 0 0 0 19 1 20 NVRG 4, 5, and 15 NVRG - Derail Skate Park Skate Park Note 4 12000 SF 110 2 2 4 8 9 16 NVRG 26 NVRG - Farm to Table Operation Farmer's Market Note 5 0.60 ACRES 239 29 19 48 0 0 0 NVRG 24 NVRG - Mobile Food Truck Venue Food Truck Lot Note 6 10000 SF 16 8 0 8 1 1 2 NVRG 25; Food truck trips The Quarry Large Amphitheater Event Center Note 7 3250 SEATS 2266 73 8 81 168 12 180 NVRG 19 Fig Tree Small Amphitheater Event Center Note 8 750 SEATS 20 5 0 5 0 0 0 NVRG 16; Employee trips 18817 415 658 1075 1120 617 1736
3505 55 26 83 181 137 318
-2349 -37 -17 -55 -136 -103 -238 67% daily and AM; 75% PM internal with amphitheater 16469 379 641 1020 984 514 1498
18001 420 659 1079 844 644 1488
-1532 -41 -18 -59 140 -130 10
-8.51% -5.46% 0.67% Percent Change from 2018 TIS
NOTES
1. Catering Kitchen - based on 20 employees (cooks, prep cooks, support staff, etc).
2. Steam Plant Kitchen (takeout order window servers) - based on 5 employees.
3. Event areas - based on 200 persons at event unrelated to amphitheater (50% staying at residences/hotel, 40% of drivers arrive 5-6 pm, 2 persons per car). Employee trips in other restaurant/bar uses.
4. Trip rates from Center Avenue Skate Park Traffic Analysis (December 2011), 27,000 square feet of skate park and bowl areas, City of Huntington Beach.
5. Farmer's market based on City of San Diego Trip Generation Manual trip rate for specialty retail center for daily trips- 400 daily trips/acre; AM Peak - 20% of daily (60/40 in/out).
6. Food Truck Venue - 8 food trucks in 10,000 sf (one truck per 1,250 sf), includes space for internal circulation.
7. The Quarry Large Amphitheater (3,250 seats) trip generation based on 100% occupancy, 2.1 daily trips per attendee, 88% dailiy auto share, 2.65 average vehicle occupancy, and 25% of attendees arrive from 5-6 pm.
8. The Fig Tree Small Amphitheater (750 seats) would not operate on a Thursday evening during the April-November period when the Quarry Amphitheater is operating. Thursday trips assume 10 staff who are providing maintenance.
Difference between 2023 and 2018 Net New External Trips Subtotal Trips without Adjustment
Total NVRG Eastside Trips (not including event areas)
NVRG Eastside Trips-Linked Trip Reduction
2023 Net New External Project Trips
2018 TIS Net New External Project Trips
DAILY NOTES
WEEKDAY AM PEAK WEEKDAY PM PEAK
DESCRIPTION LAND USE ITE CODE QUANTITY UNITS
463
1 Brent Cooper
From: Brent Cooper
Sent: Monday, May 22, 2023 4:42 PM
To:
Cc: Erica Ahmann Smithies; Jason Holley; Terrence McGrath-External; Edison Bisnar Subject: Mallen Way Street Lights
Attachments: Watson Ranch Specific Plan Amendment Project Comments 5_12_2023 5_50_40 AM.pdf Hello Michael Douglas,
Thank you for your comments regarding street lights on Mallen Way in Watson Ranch.
Street lights standards are administered by the Public Works Department. The lights are constructed and installed by the Developer and inspected by the City before they are turned over to City ownership.
I have copied the Public Works Director, Erica Ahmann Smithies, on this email. Ms. Smithies or one of her staff will respond to your concern.
I have copied the Developer, Terry McGrath on this email in case he has any addiƟonal informaƟon to share.
Sincerely,
Brent Cooper, AICP
Community Development Director
City of American Canyon | 4381 Broadway Street, Suite 201 | American Canyon, CA 94503 (707) 647‐4335
ATTACHMENT 6
464
465
466
CITY COUNCIL AGENDA
AUGUST 15, 2023
STAFF REPORT
PUBLIC HEARING
ITEM NUMBER: 10.
TITLE
Napa Valley Ruins & Gardens Hotel and Condominiums Vesting Tentative Subdivision Map
RECOMMENDATION
A Resolu.on of the City Council of the City of American Canyon approving a Ves.ng Tenta.ve Subdivision Map for the Napa Valley Ruins and Gardens Hotel and Condominiums to subdivide a
17.98-acre site into fourteen lots for condominium purposes in the Watson Ranch Specific Plan Mixed-Use Zoning District, APN 059-430-020 and 059-430-021 (File No. PL23-0007)
CONTACT
William He, AICP, Senior Planner
BACKGROUND & ANALYSIS
Table 1: Site Information
General Plan Designation
Watson Ranch Specific Plan Mixed-Use (WRSPMU)
Zoning District WRSP - MU
Site Size 17.98 acres
Present Use Undeveloped Lot
Surrounding Zoning and Uses
North: WRSP / Harvest Subdivision
South: SEASP SF-1 / Vintage Ranch Subdivision
East: WRSP / Vacant Lot
West: WRSP / NVRG Area
Access
Site access is provided off Rio Del Mar East,
Malley Way, and Rolling Hills Drive
History: The project site is part of the Watson Ranch Specific Plan (WRSP) approved by the City Council in November 2018. The WRSP consists of 309 acres north of the Vintage Ranch subdivision and east of the Napa Junc.on shopping center. The specific plan includes 1,253 dwelling units, approximately 50 acres of parks, and a new hotel.
Within the WRSP, the Napa Valley Ruins & Gardens (NVRG) consists of 37.3 acres. The unique site 467
features physical remnants of the former industrial era for Watson Ranch. According to the WRSP, the NVRG area would be an ac.vity center, which includes community spaces, restaurants, a hotel, outdoor performance venues, and mixed-use development.
In January 2023, the Planning Commission approved the NVRG Hotel at the Ruins Design Permit for development of a 200-room hotel and 30 dwelling units, see PC Resolu.on 2023-01. The NVRG Hotel and Condominium Ves.ng Tenta.ve Subdivision Map (VTM) would implement the project by subdividing the site to allow individual ownership of the residen.al condominium units. The NVRG Hotel at the Ruins Design Permit staff report from January is available atthis link. In July 27, 2023, the Planning Commission recommended approval of the Ves.ng Tenta.ve Subdivision Map (VTM).
The July staff report is available at this link.
Proposed Development: AC-1, LLC proposes to subdivide the NVRG Hotel and Condominium site from two to fourteen lots in the WRSP Mixed-Use Zone. The subdivision will enable the applicant to finance and/or sell parcels in the subdivision for condominium purposes.
The 17.98-acre site will not change in size. It is worth no.ng that, originally, the site consisted of two lots, Watson Ranch Lot 16 and 17, which equated to 19.76 acres. The site was reduced by 1.59 acres for dedica.on of Mallen Way as a public street and 0.19-acres for the Rio Del Mar East roundabout, which reduced the total size to 17.98-acres. The plans are available in AHachment 1. The loca.on map for the site is available as Attachment 2.
Site Specific Issues:
Lot Maintenance: The condominiums will form a maintenance associa.on to maintain the access road, private u.li.es, and other private improvements. According to the applicant, the hotel will likely be part of the condominium maintenance association.
Public Comment:
June 6 – Project Posted on website
June 6 - Neighborhood letters sent within 300 feet.
June 6 – Project Information Announcement to GovDelivery Recipients (3,800+/-) July 12 – Planning Commission (PC) Public Hearing Notice mailed to property owners within 300 feet July 12 – PC Public Hearing Notice sent to GovDelivery Recipients (3,800+/-) July 15 – PC Public Hearing Notice published in the Vallejo Times Herald July 21 – PC Staff Report published on City Website and emailed to GovDelivery Recipients July 25 – PC Public Hearing reminder emailed to GovDelivery Recipients July 27 – PC Public Hearing
August 2 – City Council (CC) Public Hearing Notice mailed to property owners within 300 feet August 4 – CC Public Hearing Notice Published in the Vallejo Times Herald August 11 – CC Staff Report published on City Website and emailed to GovDelivery Recipients 468
Throughout the public review period, staff received seven comments. The comments and the staff’s responses are included as Attachment 3.
COUNCIL PRIORITY PROGRAMS AND PROJECTS
Economic Development and Vitality: "AHract and expand diverse business and employment opportunities."
FISCAL IMPACT
The NVRG Hotel and Condominiums VTM applica.on required a developer deposit for review and processing, so there is no fiscal impact for staff .me. The addi.on of 30 condominium units would provide additional housing units and tax revenue to the City.
ENVIRONMENTAL REVIEW
The proposed Ves.ng Tenta.ve Subdivision Map for the Napa Valley Garden and Ruins (NVRG) Mixed-Use Zoning District of the Watson Ranch Specific Plan is a contemplated “Project Approval” analyzed under the Project FEIR and the Watson Ranch Specific Plan Development Agreement.
Under 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 substan.al evidence of changed circumstances under CEQA Guidelines sec.on 15162 requiring further CEQA review as the whole of the approval sought is contemplated under the Project FEIR analysis.
ATTACHMENTS:
1.0 NVRG Hotel and Condos VTM - CC Resolution
1.1 NVRG Hotel and Condos VTM Exhibit A - Specific Conditions
1.2 NVRG Hotel and Condos VTM Exhibit B - Plans
1.3 Exhibit C Hotel and Condos VTM - Confirmation of COAs 2 NVRG Hotel and Condos VTM - Location Map
3 NVRG Hotel and Condo VTM - Public Comments
469
RESOLUTION NO. 2023-XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AMERICAN CANYON APPROVING A
VESTING TENTATIVE SUBDIVISION MAP FOR THE NAPA VALLEY RUINS AND GARDENS HOTEL AND CONDOMINIUMS TO SUBDIVIDE A 17.98-ACRE SITE INTO FOURTEEN LOTS FOR
CONDOMINIUM PURPOSES IN THE WATSON RANCH SPECIFIC PLAN MIXED-USE ZONING DISTRICT, ASSESSOR’S PARCEL NUMBERS 059-430-020 AND 059-430-021 (FILE NO. PL23-0007) WHEREAS, on November 6, 2018, the City Council of the City of American Canyon adopted an Ordinance approving the Watson Ranch Specific Plan which provides for the development of the approximately 309- acre Watson Ranch Specific Plan site with a mixed use community including a mixed use town center, 1,253 residential units, approximately 23 acres of improved parks, an additional 30 acres of parks, a boutique hotel, trails and open space, a 10-acre school site, roads and supporting water, wastewater, recycled water and storm drainage infrastructure; and
WHEREAS, on June 18, 2019, the City Council approved the Watson Ranch Specific Plan (WRSP) Development Agreement (Ordinance 2019-06, Agreement 2019-A107); and WHEREAS, on December 15, 2020, the City Council approved the Master Conditions of Approval for the AC-1 portion of Watson Ranch (Resolution 2020-106); and WHEREAS, on January 26, 2023, the Planning Commission approved the Hotel at the Ruins Design Permit for development of a 200-room hotel and 30 residences on Lot 16 and Lot 17 in the WRSP (PC Resolution 2023-01 / File No. PL22-0012); and
WHEREAS, on March 23, 2023, the applicant submitted a Vesting Tentative Subdivision Map (VTM) application to divide the NVRG Hotel and Condominiums project into fourteen lots for condominium purposes in the WRSP (File No. PL23-0007); and
WHEREAS, on July 27, 2023, the Planning Commission conducted a public hearing and recommended approval of the NVRG Hotel and Condominiums VTM; and
WHEREAS, the NVRG Hotel and Condominiums VTM is located within the Watson Ranch Specific Plan Mixed-Use (MU) zoning district; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), a final environmental impact report (Final EIR) was prepared for the Watson Ranch Specific Plan, which included the 37.3 acres within the Watson Ranch Specific Napa Valley Ruins and Gardens Mixed Use zoning district, having analyzed the actions contemplated by the Vesting Tentative Subdivision Map and includes required mitigation measures, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program; and
WHEREAS, a duly-noticed public hearing was held by the City of American Canyon City Council on August 15, 2023 on the subject application, at which time all those in attendance were given the opportunity to speak on this proposal, and all comments were reviewed and considered. 470
NOW, THEREFORE THE CITY COUNCIL OF THE CITY OF AMERICAN CANYON DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1: Findings Regarding Environmental Review pursuant to the California Environmental Quality Act (CEQA).
1. The City of American Canyon makes the following findings and determinations based on substantial evidence in the record as a whole pursuant to the California Environmental Quality Act (Pub. Res. Code §§ 21000 et seq.) and its Guidelines (California Code of Regulations, Title 14 §§ 15000, et seq.), as each is amended from time to time (“CEQA”).
2. Pursuant to CEQA, an Environmental Impact Report was prepared, supplemented, and certified for the Watson Ranch Project (“Project EIR”). The Project EIR considered and analyzed the significant adverse environmental impacts of, related mitigation measures for, and reasonable alternatives to, the planning, development, construction, operation, and maintenance of the proposed uses of the Property implemented through the “Project Approvals” of the “Project,” including without limitation, the General Plan Amendment, Watson Ranch Specific Plan (and related Zoning), Large Lot Vesting Tentative Map, and Development Agreement. In accordance with CEQA, City certified as legally adequate and complete the Project EIR, and approved the development allowed and approved by said existing and future Project Approvals contemplated by the Project EIR and the Development Agreement.
3. The proposed NVRG Hotel and Condominiums VTM is a contemplated “Project Approval” under the Project EIR and the Development Agreement. Under CEQA, a Specific Plan EIR, like the Watson Ranch Specific Plan Project EIR, is generally assumed to be used at a "development level." See, e.g., CEQA Guidelines § 15168. Under controlling CEQA law, particularly CEQA Guidelines section 15162, the legal question is whether the Project EIR, itself, needs updating (through a Subsequent or Supplemental EIR) before the City can consider and approve the NVRG Hotel and Condominiums VTM, or whether the Project EIR provides the appropriate CEQA compliance work for the City’s consideration and approval of the NVRG Hotel and Condominiums VTM. For the following reasons and findings, by law, no such Subsequent or Supplemental EIR can be required by the City, and the Project EIR provides the appropriate CEQA compliance work for the City’s consideration and approval of the NVRG Hotel and Condominiums VTM.
First, CEQA Guidelines section 15162 provides as follows [City responses to the issues raised by Section 15162 are provided in bracketed, italicized text below]:
(a) When an EIR has been certified . . . for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; [There is no substantial evidence in the light of the whole record revealing any changes proposed in the Project, let alone changes that will involve involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. The 471
NVRG Hotel and Condominium VTM implements the Watson Ranch Specific Plan Project, and no new significant environmental effects or substantial increase in the severity of previously identified significant effects not already addressed by the Project EIR will result from that implementation.] (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR . . . due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. [There is no substantial evidence in the light of the whole record revealing circumstances under which the Project is undertaken which require major revisions to the Project EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects: the NVRG Hotel and Condominiums VTM is an implementation of the Watson Ranch Specific Plan Project (and Project Approvals), and no new significant environmental effects or a substantial increase in the severity of previously identified significant effects not already addressed by the Project EIR will result from that implementation.]; or
(3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following [There is no substantial evidence in the light of the whole record revealing any such new information of any kind has been presented]:
(A) The project will have one or more significant effects not discussed in the previous EIR . . . [There is no substantial evidence in the light of the whole record revealing that the NVRG Hotel and Condominiums VTM will have one or more significant effects not discussed in the Project EIR: Instead, the NVRG Hotel and Condominiums VTM is anticipated by, and are the implementation of, the Watson Ranch Specific Plan Project as fully analyzed by the Project EIR];
(B) Significant effects previously examined will be substantially more severe than shown in the previous EIR [There is no substantial evidence in the light of the whole record revealing that the NVRG Hotel and Condominiums VTM will result in a situation where significant effects previously examined in the Project EIR will be substantially more severe than shown and discussed in the Project EIR: Instead, the NVRG Hotels and Condominiums VTM is anticipated by, and are the implementation of, the Watson Ranch Specific Plan Project as fully analyzed by the Project EIR];
(C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative [There is no substantial evidence in the light of the whole record supporting a determination that mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the Project, but the project proponents decline to adopt the mitigation measure or alternative.]; or
(D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant 472
effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. [There is no substantial evidence in the light of the whole record supporting a determination that mitigation measures or alternatives which are considerably different from those analyzed in the Project EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. No such mitigation measure nor alternatives have been proposed, nor are warranted, and no rejection of such mitigation measure or alternative by the project applicant has taken place.]
Because there is no substantial evidence in the record to support any of the findings set forth in CEQA Guidelines section 15162, as a matter of law, no additional CEQA work can be required by the City relating to the City’s consideration and approval of the NVRG Hotel and Condominiums VTM.
Second, similar to CEQA Guidelines section 15162, CEQA Guidelines section 15163 provides that a public agency may choose to prepare a “Supplement” to an EIR - rather than a “Subsequent” EIR - only if (1) any of the findings described in Section 15162 (above) would require the preparation of a Subsequent EIR, yet (2) only minor additions or changes would be necessary to make the Project EIR adequately apply to the changed situation. As stated above, because there is no substantial evidence in the record to support any of the findings set forth in CEQA Guidelines section 15162, then, as a matter of law, no finding can be made under CEQA Guidelines section 15163. Therefore, no additional CEQA work for the NVRG Hotel and Condominiums VTM can be required by the City.
Third, and lastly, under the Development Agreement, “to the extent permitted or required by CEQA, City shall use . . . existing environmental assessments, declarations, reports and studies as adequately addressing the environmental impacts of the Project and its Subsequent Approvals without requiring new or supplemental environmental documentation.” Development Agreement § 2.04(k). Because CEQA prohibits the City from requiring additional CEQA compliance work for the NVRG Hotel and Condominiums VTM approvals, for the reasons discussed above, the Development Agreement likewise enforces that CEQA requirement and prohibits additional “new or supplemental environmental documentation.” Development Agreement § 2.04(k).
Therefore, the City finds and determines that the Project EIR provides the appropriate CEQA compliance documentation for the City’s consideration and approval of the proposed NVRG Hotel and Condominium VTM.
SECTION 2. SUBDIVISION MAP FINDINGS
According to the American Canyon Municipal Code Section 18.22.055, the City Council shall not approve a tentative subdivision map if any of the following findings are made:
A. That the proposed tentative subdivision map is not consistent with the city’s general plan or its elements or other applicable plans;
The subdivision map does not change the size of the project site and is consistent with the General Plan and Watson Ranch Specific Plan.
B. That the design or improvement of the proposed subdivision is not consistent with the city’s general plan or its elements or any other applicable plans; 473
The subdivision map is an implementation of the approved NVRG Hotel at the Ruins Design Permit, which has designs and improvements that comply with the General Plan and the Watson Ranch Specific Plan.
C. That the site is not physically suitable for the type of development proposed; Findings for the physical suitability for the NVRG Hotel and Condominiums were reviewed and approved in the NVRG Hotel at the Ruins Design Permit. The subdivision map does not change the scope of work for the project.
D. That the site is not physically suitable for the proposed density of development proposed; The Watson Ranch Specific Plan Mixed-Use zoning district does not have density limits for development.
For reference, the NVRG Hotels and Condominiums VTM will subdivide the site into 14 lots. The 30 condominium units approved through Planning Commission Resolution 2023-01 will be located on four lots that equal 2.81-acres with a density of 10.7 dwellings per acre. The 200-room 173,000 SF (approximately 3.97 acres) hotel with parking also approved through Planning Commission Resolution 2023-01 will be located on five lots that equal 10.45-acres, which has a floor-area-ratio of 0.38. The densities of the condominiums and hotel will be similar to neighboring developments and suitable for the site.
E. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; The subdivision will not cause substantial environmental damage. The hotel and residential condominium development was contemplated in the Watson Ranch EIR, and applicable mitigation measures are attached as conditions of approval.
F. That the design of the subdivision or the type of improvements is likely to cause serious public health problems;
There is no evidence that the subdivision of the hotel and condominium site would cause serious health problems. The development intensity envisioned by the subdivision (200-room hotel and 30 residential condominium units) was evaluated through Planning Commission approval Resolution 2023-01.
G. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the city council may approve a tentative subdivision map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to one previously acquired by the public.
There are no easement conflicts proposed with this subdivision.
H. That the discharge of wastewater, including sewage and stormwater runoff, from the proposed subdivision would result in a violation of existing water quality requirements prescribed by the regional water quality control board.
There is no evidence that the subdivision of the site would cause conflicts with wastewater discharge or stormwater runoff that would result in a violation with the regional water quality control board. 474
SECTION 3. CONDITIONS OF APPROVAL. The NVRG Hotel and Condominiums VTM conditions of approval incorporate the adopted Master Conditions of Approval for AC-1 Portion of Watson Ranch (Resolution No. 2020-106) and specific conditions of approval included as Exhibit A to this Resolution.
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. NVRG Hotel and Condominium VTM specific conditions of approval B. NVRG Hotel and Condominium VTM Plans
C. Applicant confirmation of Conditions of Approval
475
EXHIBIT C
Applicant Confirmation of Conditions of Approval
NVRG Hotel and Condominiums Vesting Tentative Subdivision Map (FILE NO. PL23-0007)
As shown by my signature below, I confirm that I understand and agree to abide by the conditions of approval included in the City Council Resolution dated August 15, 2023.
Applicant’s signature Date
Applicant’s name
Property Owner’s signature Date
Property Owner’s name
Please return signed confirmation to the City of American Canyon Community Development Department, 4381 Broadway, Suite 201, American Canyon, CA 94503
476
Exhibit A
SPECIFIC CONDITIONS – NVRG HOTEL AND CONDOS VESTING TENTATIVE MAP Approval, Exhibits, and Expiration
Planning Conditions
Specific
Condition Developer Obligations Mechanism Implementation Status
1. The Vesting Tentative Subdivision Map for NVRG Hotel and Condominiums (PL23-0007; APN 059-430-020 and
059-430-021) (sometimes referred to herein as “NVRG
Hotel and Condominiums VTM” and sometimes
referred to herein as the “Project”) to subdivide Large Lot 16 and 17 (approximately) into 14 lots for a 200-
room hotel and 30 residential condominium units and
associated parking, is approved as shown on the
Vesting Tentative Map for the NVRG Hotel and
Condominiums VTM prepared by Carlson, Barbee &
Gibson, dated May 22, 2023, consisting of 2 sheets,
marked “Exhibit C” to the Resolution approving the
NVRG Hotel and Condominiums VTM, and on file in the
Community Development Department. The final map
for NVRG Hotel and Condominiums VTM is referred to
herein as the “Final Map.”
NVRG Hotel
and
Condominiums
VTM
Final Map
Recordation
Applicable
2. Development of the subdivision and the individual lots comprising the 200-room NVRG Hotel, 30 residential
Condominiums, and associated parking VTM shall be
subject to the NVRG Hotel at the Ruins Design Permit
Guidelines, on file in the Community Development
Department and described in Planning Commission
Resolution 2023-01.
Design
Guidelines
Building Permit Applicable
3. The applicant shall defend, indemnify, and hold
harmless the City of American Canyon ("City"), its
elected officials, officers, employees, attorneys,
representatives, boards, commissions, consultants,
volunteers and agents from and against all claims,
actions, including actions to arbitrate or mediate,
damages, losses, judgments, liabilities, expenses and
other costs, or proceedings against the City, its elected officials, officers, employees, attorneys,
representatives, boards, commissions, volunteers, or
agents to attack, modify, set aside, void, or annul an
approval, conditional approval, permit, entitlement,
environmental document, environmental clearance,
mitigation plan, or any other document or any of the
Design
Guidelines
Final Map Applicable
477
Specific
Condition Developer Obligations Mechanism Implementation Status proceedings, acts, or determinations taken, done, or
made prior to granting of such approval, conditional
approval, permit, entitlement, environmental
clearance, environmental document, mitigation plan,
or other documents, by the City, including, without
limitation, an action against an advisory agency, appeal board, or legislative body within the applicable
limitation period.
The obligation to defend, indemnify and hold the City
harmless shall include the payment of all legal costs
and attorney’s fees (including a third party award of
attorney’s fees), arising out of, resulting from, or in connection with the City’s act or acts leading up to and including approval of any environmental document or
mitigation plan granting approvals to the applicant,
incurred on behalf of, or by, the City, its elected
officials, officers, employees, representatives,
attorneys, boards, commissions, volunteers and agents
in connection with the defense of any claim, action, or proceeding challenging the entire or a portion of an
approval, conditional approval, permit, entitlement or
any other document of any related claim.
The obligation to defend, indemnify, and hold the City
harmless shall include, but not be limited to, the cost of preparation of any administrative record by the City,
staff time, copying costs, court costs, or attorney’s fees arising out of a suit or challenge contesting the
adequacy of a permit, approval, conditional approval,
entitlement, environmental document, mitigation plan,
environmental clearance, or any other document or
approval related to the applicant’s project.
The City will promptly notify the applicant of any claim, action, or proceeding and will cooperate fully in the
defense. If the City fails to promptly notify the
applicant of any claim, action, or proceeding, or the
City fails to cooperate fully in the defense, the
applicant shall not be responsible to defend,
indemnify, or hold harmless the City.
In the event a legal challenge to a City permit,
approval, conditional approval, environmental
document, environmental clearance, mitigation plan,
entitlement or any other document, proceeding,
determination, or action related to the applicant’s
project is successful, and an award of attorneys’ fees is granted against the City, the applicant shall be
478
Specific
Condition Developer Obligations Mechanism Implementation Status responsible to timely pay the full amount of such an
award.
4. Applicant shall be responsible for paying for charges related to the processing of NVRG Hotel and
Condominiums VTM as set forth in the Development
Agreement.
Development
Agreement
Final Map Applicable
5. NVRG Hotel and Condominiums Design Permit (file no.
PL22-0012 / PC Resolution 2023-01) conditions of
approval shall remain in effect.
Design
Guidelines
Building Permit Applicable
6. Applicant shall obtain an Address Map for the Hotel
and Condominiums prior to the issuance of the first
Building Permit.
CDD / Fire
District
Building Permit Applicable
7. Prior to the issuance of a building permit, provide a lighting study to be reviewed and approved by the
Community Development Department.
Specific
Condition
Building Permit Applicable
Building Division Conditions
Specific
Condition Developer Obligations Mechanism Implementation Status
8. According to WRSP Appendix A.2 Sustainability Design Guidelines, Tier 2 Design Guidelines, homes and
commercial buildings should be built incorporating the
finest building and energy savings techniques. Prior to the issuance of building permits, provide a summary of
prospective energy saving features for the hotel and
residences.
WRSP Prior to Building
Permit Issuance
Applicable;
Not
Completed
9. Hotels typically contain detailed requirements for
rated corridors, horizontal exits and occupancy
separation. Care must be taken for construction and
utility penetrations, per California Building Code (CBC) Chapter 10. Prior to the issuance of building permits,
provide a detailed egress plan for review.
State Code Prior to Building
Permit Issuance
Applicable;
Not
Completed
10. Prior to the issuance of building permits, ensure that emergency egress and rescue openings shall open to
the public way or to a yard or court that opens to a
public way, per CBC 1030.1.
State Code Prior to Building
Permit Issuance
Applicable;
Not
Completed
11. Pools areas are typically Assembly use, per CBC 1004 and require two exits, per CBC 1006. Prior to the
issuance of building permits, ensure that pool area
exits comply with CBC Ch 10.
State Code Prior to Building
Permit Issuance
Applicable;
Not
Completed
479
Specific
Condition Developer Obligations Mechanism Implementation Status
12. The swimming pools will require a Napa County Health permit prior to building permit issuance.
Specific
Condition
Prior to Building
Permit Issuance
Applicable;
Not
Completed
13. Plastic pipe is prohibited in buildings in excess of 2 stories, per CPC 701.2, 9023.1.1, 1101.4.
State Code Prior to Building
Permit Issuance
Applicable;
Not
Completed
14. Prior to the final inspection, the applicant shall submit letters to the Building Official from the project
architect, civil engineer, and landscape architect
indicating that all improvements have been
constructed in accordance with the approved building
plans.
Building
Division
Prior to issuance
of the Certificate
of Occupancy
Applicable;
Not
Completed
15. Prior to the final inspection, a Certified Access
Specialist (CASp) shall submit a letter certifying that all improvements have been constructed in compliance
with applicable state and federal accessibility
standards. Determination of consistency shall be
subject to the review and approval of the Building
Official.
Design
Guidelines
Prior to issuance
of the Certificate
of Occupancy
Applicable;
Not
Completed
16. Prior to issuance of a building permit the applicant shall submit a plan for the diversion of at least 70
percent of the debris from the building demolition and
construction. The plan shall include the qualified
recycler that will be used, the methods of managing
diversion of construction materials on site, and the
proposed documentation that will be submitted to
confirm that the diversion goal has been met.
State Prior to Building
Permit Issuance
Applicable;
Not
Completed
17. Deferred Submittals: Prior to issuance of a building permit, the applicant shall submit a request to the
Chief Building Official for any proposed deferred
submittals on a form provided by the Building and
Safety Division. The Deferred Submittal request shall
include a justification for each proposed deferred
submittal. The Chief Building Official shall issue a
determination on each proposed deferred submittal
request.
Building
Division
Prior to Building
Permit Issuance
Applicable
18. WRSP Mitigation Measure 4.2-3a: Architectural
Coatings. The applicant shall use low-VOC
architectural coatings during construction for all
buildings, which shall have VOC content that is more
stringent than local requirements prescribed in Bay
Area Air Quality Management District (BAAQMD)
Regulation 8 Organic Compounds, Rule 3 Architectural
WRSP Prior to Building
Permit Issuance
Applicable
480
Specific
Condition Developer Obligations Mechanism Implementation Status Coatings as revised on July 1, 2009. Coatings that meet the “super-compliant" VOC standard of less than 10
grams of VOC per liter of paint would qualify.
Fire Protection District Conditions
Specific
Condition Developer Obligations Mechanism Implementation Status
19. Buildings in excess of two stories shall pay Aerial Apparatus mitigation fees prior to the issuance of any
building permits (see current Standard Fees and Charges adopted by resolution).
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
20. Show the aerial apparatus / fire truck access around the circle drive as this area will be needed for aerial
deployment.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
21. If Section 1030.1 of the California Building Code is applicable, please provide a detail showing how fire
department will be able to access the windows.
State Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
22. In accordance with the standard mitigation measures and conditions of approval set forth by the American
Canyon Fire Protection District, the developer shall pay the Fire Impact Fees (see current Standard Fees and
Charges adopted by resolution), prior to the issuance of any building permits.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
23. New buildings and additions to existing buildings shall conform to requirements set forth in the currently
adopted editions of the California Building Code,
California Fire Code, City of American Canyon standards and Nationally Recognized Standards.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
24. There shall be no deferred submittals for fire protection equipment and related utilities. Fire protection plans
shall not be attached to or bound with the building plan submittal package. This includes but is not limited to
Automatic Fire Sprinkler, Fire Alarm, Fixed Fire
Protection and Civil plans.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
25. All Fire related underground piping and fire
appurtenances shall be shown on the Civil plan
submittal. In addition to the Civil plan submittal, at least (1) plan set under separate cover shall be submitted to Fire District Prior to
Improvement
Plans Issuance
Applicable;
not
completed
481
Specific
Condition Developer Obligations Mechanism Implementation Status American Canyon Building Division for routing to the
American Canyon Fire Protection District detailing all
underground piping and related fire appurtenances
including but not limited to underground piping,
underground sweep detail, underground trench details
showing depth of burial, type of backfill, manufacturer’s specifications of piping, valves joints, fittings and
calculated size and locations of thrust blocks, hydrants locations (designate public or private), gate shut-off
valves, PIV’s, FDC’s, fire pumps, fire pump and/or riser rooms.
26. Underground utility contractor, architect and fire
sprinkler contractor shall coordinate the location of
risers and control valves prior to the issuance of a
building permit.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
27. Fire Department plan review shall be based on the
information submitted at the time of permit application.
Any changes to the approved/permitted scope of work
including additions, alterations, demolition, repair or a change in occupancy/use may impact the project
requirements, including but not limited to the
installation of additional fire protection systems or
components.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
28. An approved water supply capable of supplying the
required fire flow for fire protection systems shall be provided to all premises upon which facilities or buildings are hereby constructed or moved into or within the City.
Required fire flow and hydrant distribution shall be in accordance with Appendix B and C of the California Fire Code. Applicant shall demonstrate on plan submittal;
square footage of each building on plan and provide the required fire flow information. Applicant shall
demonstrate that the number and spacing of onsite fire
hydrants meets with requirements of the California Fire Code. See sample below regarding fire flow and hydrant
detail information needed.
BUILDING FIRE FLOW REQUIREMENTS – CFC TABLES
B105.2 & B105.1(2)
INFORMATION BELOW IS A SAMPLE AND FOR
REFERENCE ONLY
Table B105.1(2) – Building size = 129, 600 square feet
Construction type = Type IIA
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
482
Specific
Condition Developer Obligations Mechanism Implementation Status FF = 5,250 gpm at 20 psi
Duration = 4 hours
Table B105.2 – Fire sprinkler allowance = - 50%
5,250 – 2,625 = 2,625 gpm
FF = 2,625 gpm @ 20 psi
Duration = 2 hours
Table CC105.1 – Approximate number of hydrants = 3
Average spacing = 400 feet + 25%
allowable increase = 500
Maximum distance from street or
frontage = 225 feet = 50% allowable increase =
337.5
29. Fire Protection systems shall be installed in accordance with provisions set forth in the California Fire Code as amended by the City of American Canyon and the
applicable National Fire Protection Association
Standard.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
30. The fire protection equipment shall be located within an interior room having an approved exterior access door
or in an exterior enclosure attached to the building,
specifically, for the purpose of housing such equipment.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
31. Fire Apparatus Access Roads shall be designed in
accordance with provisions set forth in the California
Fire Code Chapter 5 and Appendix D as amended by the
City of American Canyon and the applicable Public
Works Standard.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
32. Fire apparatus access roads shall have an unobstructed minimum width of 20 feet (curb to curb) and a
minimum unobstructed vertical clearance of 13’ 6”.
They shall have an all-weather paved surface capable of supporting a GVW of 71,000 pounds.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
33. Access roads shall be completed with all-weather
surfaces prior to the stockpiling of combustible
materials or beginning combustible construction. Fire
apparatus access shall be provided to within 150 feet of the most remote portions of all building from an
approved exterior route. If this cannot be achieved fire apparatus turn arounds will be needed.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
34. Fire apparatus access roads shall not be obstructed in any manner, including the parking of vehicles. Vertical traffic calming in the form of speed pumps, humps or
dips are prohibited along fire access roads without prior approval of the fire Code Official. The minimum width
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
483
Specific
Condition Developer Obligations Mechanism Implementation Status and clearances established in Section 503.2.1 shall be
maintained at all times.
35. When required by the Fire Chief, fire apparatus access roads shall be designated as Fire Lanes and appropriate signs and/or markings installed in accordance with the
California Vehicle Code and approved City standards.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
36. Where applicable improvement plan submittals for
permit shall include locations of fire lane red curbing and fire lane signage. Please refer to and include City Public Works Standard FP-2A & 2B with plan submittals
for permitting.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
37. The City of American Canyon requires that a fire hydrant be in service within 250 feet of the furthest point of
construction prior to the stockpiling of combustible
materials for the beginning of construction.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
38. Fire Department Connections (FDC) shall be located not more than 100 ft. from the nearest fire hydrant.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
Public Works Conditions
GENERAL CONDITIONS OF APPROVAL
Specific
Condition Developer Obligations Mechanism Implementation Status
39. Applicant’s responsibility for fees and costs relating to Final Map check, Improvement Plans check, inspections,
and all other related City acts shall be as set forth in the Development Agreement.
Development
Agreement
Relevant City Act Applicable
40. All improvements shall be designed in accordance with the City’s American Canyon Municipal Code (ACMC),
Engineering Standard Plans and Specifications for Public Improvements (City Standards), except as specifically
noted otherwise in these Specific Conditions or the
Development Agreement.
City
Standards
Relevant SIA,
Building Permits,
Certificates of
Occupancy
Applicable
41. All proposed new utilities to serve the Project, both onsite and along Project frontages, shall be placed underground. Exceptions may be allowed for surface
mounted transformers, pedestal mounted terminal
boxes, and meter cabinets.
Specific
Conditions
SIA Applicable
484
Specific
Condition Developer Obligations Mechanism Implementation Status
42. Unless otherwise explicitly permitted by the
Development Agreement, all existing wells, septic tanks and/or underground fuel storage tanks shall be
abandoned under permit and inspection of Napa County
Department of Environmental Services or other
designated agency. If there are none, the Project
engineer shall provide a letter describing the scope of the search done to make this determination.
Development
Agreement
Relevant Permit Applicable
43. A detailed Soils Investigation/Geotechnical Report shall be prepared and submitted for review. The report shall
address, at a minimum, potential for liquefaction, Rvalues, expansive soils and seismic risk. The improvement plans shall incorporate all design and
construction criteria recommended in the Geotechnical
Report.
Specific
Conditions
Improvement
Plans Submittal
Applicable
44. A Drainage Report prepared by a California Registered Civil Engineer shall be submitted for review with the
initial submittal of the Improvement Plans. The Drainage Report shall include hydrologic and hydraulic
calculations to support the design and sizing of all public and private drainage facilities including storm drains, detention facilities, and weirs. The report shall include hydraulic grade line profiles for all proposed storm
drains for the 10-year, 25-year and 100-year storm
events.
Specific
Conditions
Improvement
Plans Submittal
Applicable
45. A detailed Post-Construction Stormwater Control Plan (SWCP) that identifies and sizes all permanent postconstruction stormwater treatment BMPs shall be prepared and submitted for review approval. The Plan
shall be prepared in accordance with the latest edition of the Bay Area Stormwater Management Agencies
Association (BASMAA) Post-Construction Manual and the
requirements of the State Water Resources Control
Board Phase II Municipal Separate Storm Water System
(MS4) General Permit (Order 2013-0001 DWQ).
Specific
Conditions
Improvement
Plans Submittal
Applicable
46. A Post Construction Stormwater Operations and
Maintenance Plan that includes a plan sheet showing all storm drain and water quality infrastructure that is to be maintained, along with detailed instructions and
schedules for the ongoing maintenance and operation of
all post-construction stormwater BMPs shall be
submitted for review and approval by the City Engineer.
Once approved, the Applicant shall enter into an
agreement (transferrable to future Maintenance
Specific
Conditions
Improvement
Plans Submittal
Applicable
485
Specific
Condition Developer Obligations Mechanism Implementation Status Association) with the City that provides the terms,
conditions, and security associated with the ongoing
requirements of the Post Construction Stormwater Best
Management Practices.
47. The Final Map, as defined in the Subdivision Map Act, shall be prepared by a licensed surveyor or civil
engineer. The Final Map shall show all lots, parcels,
rights-of-way, and easement(s), and shall be submitted
to the City Engineer for review. The Final Map shall be in substantial conformance with the approved HOTEL &
RESIDENCES AT THE RUINS VESTING TENTATIVE MAP
and all applicable Conditions of Approval. The Final Map shall be approved by the City and recorded with the
Napa County Recorder. Closure calculations shall be
provided at the time of initial Final Map submittal. All calculated points within the Final Map shall be based
upon one common set of coordinates. All information
shown on the Final Map shall be directly verifiable by
information shown on the closure calculation printout.
The point(s) of beginning shall be clearly defined. All lot acreages shall be shown on the Final Map and shall be
verifiable from information shown on the closure
calculation printout. A current title report shall be
submitted at the time of initial Final Map submittal.
Specific
Conditions
Final Map
Approval and
Recordation
Applicable
48. Where relevant, Applicant shall secure all necessary rights-of-way and public and private easements for both onsite and offsite Public Improvements, pursuant to the Development Agreement. Public rights-of-way and
easements shall be dedicated to the City on the Final
Map or granted by separate instrument, all pursuant to
the Development Agreement. If granted by separate
instrument, Applicant shall prepare all necessary legal descriptions and deeds.
Specific
Conditions
Final Map
Dedication and
Recordation
Applicable
49. To the extent any offsite Public Improvements require the acquisition of property not currently owned by
Applicant or the City, the Development Agreement shall
apply, and if the Development Agreement does not
address the issue, the California Subdivision Map Act
shall apply.
Specific
Conditions
Final Map
Submitted
Applicable
50. Applicant shall transmit by certified mail a copy of HOTEL & RESIDENCES AT THE RUINS VESTING TENTATIVE MAP
to each public entity or public utility that is an easement holder of record on the land comprising the Final Map.
Specific
Conditions
Pre Final Map
Recordation
Applicable
486
Specific
Condition Developer Obligations Mechanism Implementation Status
51. Applicant shall submit all site Improvement Plans,
prepared by a registered Civil Engineer, for review and approval of the City. Please be aware that this is
separate submittal from the building permit application.
The final plan set shall include all civil, landscape and joint trench drawings under a single cover sheet.
Applicant shall submit a Rough Grading Plan for review
and approval of the City. Rough Grading Plan approval
and site grading may commence prior to Improvement
Plan and Final Map approval. An Encroachment Permit
shall be required for any work within City right of way, unless explicitly not required by the City.
Specific
Conditions
Improvement
Plans Submittal
Applicable
52. All Public Improvements, including without limitation street, water mains, sewer mains, recycled water
facilities, and storm drains shall be clearly labeled as "Public" on the Improvement Plans, along with clear
demarcation points where they become Public.
Likewise, all Private Improvements, including without
limitation, retention basins, shall be clearly labeled as "Private " on the Improvement Plans, along with clear
demarcation points.
Specific
Conditions
Improvement
Plans Submittal
Applicable
53. Cathodic protection shall be provided for all water valves, fittings, hydrants, meters, backflow devices and other metal appurtenances, regardless of the findings of any soils corrosivity analysis. Cathodic protection details shall be included in the Improvement Plans.
City
Standards
During
Construction
Applicable
54. All public water service laterals or services (domestic, recycled and fire water) shall include approved backflow prevention devices.
City
Standards
During
Construction
Applicable
55. Applicant shall keep adjoining public streets free and clean of Project dirt, mud, materials, and debris during the construction period, as is found necessary by the City Engineer.
Specific
Conditions
During
Construction
Applicable
56. If any hazardous material is encountered during any construction, all construction work shall immediately
stop, and the Fire Department, Napa County Department
of Environmental Services, or other designated agency,
and the City Inspector, shall be notified immediately.
Construction work shall not recommence until clearance
has been issued by appropriate agencies.
Specific
Conditions
During
Construction
Applicable
57. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be
installed, and service connections stubbed out behind
Specific
Conditions
During
Construction
Applicable
487
Specific
Condition Developer Obligations Mechanism Implementation Status the sidewalk. All public utilities, cable TV, sanitary
sewers, and water lines, shall be installed in a manner that, where possible, will not result in disturbing the street pavement, curbs, gutters, and sidewalks when
future service connections or extensions are made.
58. Where soil or geologic conditions encountered in
grading operations are different from that anticipated in the soil and/or geologic investigation report, or where such conditions warrant changes to the
recommendations contained in the original soil
investigation, a revised soil or geologic report shall be submitted for approval by the City Engineer.
Additionally, if field conditions warrant installation of any subdrains, the location, size and construction details shall be provided to the City for review and approval
prior to construction.
Specific
Conditions
During
Construction
Applicable
59. All new fire hydrants shall be covered with burlap
coverings until the hydrants have been tested and found to be in conformance with City flow requirements. No
storage of combustible materials or construction of
building(s) shall be permitted on-site until all hydrants meet City flow requirements, or until alternative fire
protection measures are in place, as determined by the
City.
Specific
Conditions
Pre- and during
construction
Applicable
60. Prior to placing the final lift of asphalt, all public storm drains and sanitary sewer lines shall be video inspected at Applicant's expense. All video tapes shall be
submitted to the City. If any inadequacies are found by City, such inadequacies shall be repaired prior to the
placement of the final lift of asphalt.
Specific
Conditions
Prior to placing
the final lift of
asphalt
Applicable
61. All streets, curbs, gutters, sidewalks, or other public facilities damaged in the course of construction
associated with the Project shall be the responsibility of Applicant and shall be repaired to the satisfaction of the City, at Applicant's expense.
Specific
Conditions
During and post
Construction
Applicable
62. After all of the new underground utilities within public streets have been installed, where necessary, the
affected areas shall be milled and repaved to present a neat finished pavement area. Multiple trench patches
are not acceptable.
Specific
Conditions
SIA Applicable
63. All construction stormwater pollution prevention best management practices (BMP's) shall be installed as the
first order of work and in accordance with the State
Water Resources Control Board's General Construction
Specific
Conditions
Pre-Construction Applicable
488
Specific
Condition Developer Obligations Mechanism Implementation Status Permit for Stormwater Discharges Associated with
Construction and Land Disturbance Activities (Order
2009-0009-DWQ) and Applicant's Storm Water Pollution
Prevention Plan (SWPPP). All stormwater BMP's shall be
maintained to the satisfaction of the Qualified SWPPP
Developer (QSD), Qualified SWPPP Practitioner (QSP),
and the City Engineer.
64. Construction and grading activities on the site shall be limited to the hours between 7:00 a.m. and 6:00 p.m.,
Monday through Friday, and 9:00 a.m. and 5:00 p.m. on
Saturday. Work on Sunday and holidays shall require
approval from the City Engineer. If Sunday and/or
holiday work is approved, construction and grading
activities on the site shall be limited to the hours
between 10:00 a.m. and 6:00 p.m. on Sundays and State
and Federal holidays.
Specific
Conditions
Any Construction
and Grading
Activity
Applicable
65. In accordance with the Development Agreement, City
shall execute any and all Will-Serve Letter(s) and Water Supply Report(s) that will quantify the new potable
water demand for the proposed development and will
identify the necessary mitigation for the development’s demands with "wet-water" offsets with one or more of
the options set forth in the Development Agreement.
Specific
Conditions
Relevant Permit Applicable
66. All landscaping shall be designed to use recycled water for irrigation. Recycled water landscaping shall be
designed to comply with California Code of Regulations
Title 22 and shall include design details to prevent runoff of recycled water. The irrigation system shall include an ET/SMART controller.
Specific
Conditions
Improvement
Plans Submittal
Applicable
67. With the exception of water used for loading and testing of potable water lines, all construction water used for the project shall be obtained from a source other than
American Canyon potable water sources. The Applicant
shall provide verification that an outside source of
construction water, e.g., recycled water, has been
established and will be available for the duration of the project construction.
Specific
Conditions
During
Construction
Applicable
SPECIAL CONDITIONS OF APPROVAL
Specific
Condition
Developer Obligation Mechanism Implementation Status
489
68. Applicant shall submit Improvement Plans prepared by a registered Civil Engineer (Engineer of Record) in
substantial conformance with HOTEL & RESIDENCES AT
THE RUINS VESTING TENTATIVE MAP (two sheets),
prepared by CBG Civil Engineers dated May 22, 2023,
except as modified by these conditions.
Specific
Condition
Improvement
Plans Submittal
Applicable
69. Applicant shall construct all of the on-site and off-site Private Improvements as shown on HOTEL &
RESIDENCES AT THE RUINS VESTING TENTATIVE MAP. In
addition, on-site walks shall be constructed to provide pedestrian connectivity from the hotel and the
residences to the Vine Trail along Mallen Way.
Specific
Condition
Relevant Approval Applicable
70. Prior to the submittal of any Improvement Plans,
Applicant shall:
a. Submit the City's "Improvement Plan Checklist" to
City.
b. Be responsible for Improvement Plan check
services, as set forth in the Development
Agreement.
c. Provide the following:
(1) Public Street Repair Plan
(2) Utility Plan and Joint Trench Plan
(3) Construction Storm Water Pollution Prevention
Plan (SWPPP)
(4) Drainage Report
(5) Post-Construction Stormwater Runoff
Management Plan (SRMP)
(6) Geotechnical Report
(7) Soil Corrosivity Analysis
(8) Construction Traffic Control Plan.
Specific
Condition
Prior to the
submittal of
any
Improvement
Plans
Applicable
71. Prior to APPROVAL OF THE IMPROVEMENT PLANS, the
Applicant shall:
a. Provide written acknowledgment by the
Geotechnical Engineer of Record that the Plans
incorporate all design and construction criteria
specified in the Geotechnical Report.
b. Furnish proof of the acquisition of all rights of entry and/or temporary and permanent easements
necessary to construct the project and the location
of all such rights on the Plans.
c. Fill out and submit the City’s Erosion and Sediment
Control Template.
d. Furnish proof that all permits that may be required
by the California Department of Fish & Wildlife,
State and Regional Water Quality Control Board, US
Army Corps of Engineers and any other regulatory
Specific
Condition
Prior to
approval of
Improvement
Plans
Applicable
490
agencies with jurisdiction over the proposed
construction have been obtained.
Submit a copy of the Notice of Intent and WDID# for
coverage under the State Water Resources Control
Board' General Construction Permit for Stormwater
Discharges Associated with Construction and Land
Disturbance Activities (Order 2009-0009-DWQ).
72. Mitigation Measure 4.2-2a (same as Mitigation
Measure 4.12-3a in Section 4.12, Transportation and
Traffic): Transportation Demand Management (TDM)
Program). Prior to issuance of the first building permit for the non-residential use areas (i.e., Napa Valley Ruins & Gardens (“NVRG”) and hotel), the Project Applicant
shall:
develop a TDM program for the non-residential use
areas (i.e., NVRG and hotel) and shall submit the TDM
program to the City Department of Public Works for
review and approval. A qualified air quality expert shall prepare a calculation of the ROG and NOX emissions
reductions that would result from implementation of
the TDM program. The Project Applicant shall be
responsible for funding and overseeing the delivery of
trip reduction/TDM proposed programs and strategies,
which may include, but are not limited to, the following:
1. Establishment of carpool, bus pool, or vanpool
programs;
2. Vanpool purchase incentives;
3. Cash allowances, passes or other public transit
subsidies and purchase incentives;
4. Preferential parking locations for ridesharing
vehicles;
5. Computerized commuter rideshare matching
services;
6. Guaranteed ride-home program for ridesharing;
7. Bicycle programs including bike purchase
incentives, storage, and maintenance programs;
8. On-site car share and bike share service;
9. Preparation of a Parking Management Plan to
address parking accommodations for large
events;
10.Designation of an on-site transportation
coordinator for the project;
11.Transit and trip planning resources such as
commute information kiosk;
Watson
Ranch
Specific Plan
Mitigation
Monitoring
and
Reporting
Program
Prior to issuance
of the first
building permit
for the nonresidential use
areas (i.e., Napa
Valley Ruins &
Gardens (“NVRG”)
and hotel)
Applicable
491
12.Employer-provided showers, changing rooms,
and clothing lockers for office employees that
commute via active transportation;
13.Bicycle route mapping resources;
14.Participation in future citywide Transportation
Management Association (TMA); and
15.Submit annual reports to the City regarding TDM
activities.
73. Unless otherwise specified in the Development
Agreement, prior to commencement of construction
activities, Applicant shall:
a. Pay off all current account balances with the City of American Canyon.
b. Pay any inspection fees pursuant to the
Development Agreement.
c. Conduct a pre-construction meeting with
representatives of the City whereby Applicant, the
Legally Responsible Party (LRP), Qualified SWPPP
Practitioner (QSP), Qualified SWPPP Developer
(QSD), and/or the Contractor provides the
following:
(1) Six (6) full-size bond copies of the approved
Improvement Plans for the City's use.
(2) One (1) job-site copy of the latest edition of the
City Standards for the Contractor use.
e. One (1) job-site copy of the SWPPP for use by the
LRP, QSP, QSD, and Contractor.
Specific
Condition
Prior to
Commencement
of Construction
Applicable
74. Prior to RECORDATION OF THE FINAL MAP, the Applicant shall:
a. Construct all of the Public and Private
Improvements to the satisfaction of the City.
Alternatively, the Applicant may enter into a
Subdivision Improvement Agreement with the City
agreeing to complete all of the Public and Private
Improvements prior to Occupancy of the first unit.
Such an Agreement will require the Applicant to
provide bonds, proof of workers compensation
insurance, and general liability insurance in the
forms and amounts as deemed satisfactory to the
City.
b. Generally, in substantial conformance with that
which is shown on the approved HOTEL &
RESIDENCES AT THE RUINS VESTING TENTATIVE
MAP, convey all easements and dedications, public
and private, for the construction, use and/or
maintenance of roads or other access, drainage
facilities, utilities and post-construction storm water 492
management facilities on the Final Map or by
separate instruments. All dedications to the City
shall be irrevocable offers of dedication. Specific
public offers of dedication include:
i. Emergency Vehicle Access Easement (EVAEs).
c. Private reciprocal access, parking, drainage and
utility easements as necessary to provide access and
services to the various lots shall be dedicated on the
Final Map or included in the Maintenance
Association’s Covenants, Conditions and
Restrictions (CC&Rs) to the satisfaction of the City
Engineer.
(3) Furnish proof of the payment of the mapping
service fee as required by Napa County Board
of Supervisors Resolution No. 92-119.
75. Prior to release of Project Bonds, Applicant shall:
a. Submit an inspector's punch list indicating that all of the improvements are constructed to the
satisfaction of the City Engineer.
b. Restore all adjacent off-site road surfaces to preProject conditions. c. Submit a letter by the Geotechnical Engineer of
Record indicating that all the work has been
completed in substantial conformance with the
recommendations in Soils
Investigation/Geotechnical Report.
d. Submit testing certification all backflow devices
installed.
e. Provide a bond and digital copy of the
Improvement Plans and Rough Grading Plans that
include all as-built or field changes, in digital
AutoCAD (.dwg) compatible with the City's current
version.
f. Provide proof that all relevant Conditions of
Approval have been satisfied.
g. Provide a letter from the Civil Engineer of Record
indicating that all the site improvements were
constructed in substantial conformance with the
approved Improvement Plans and City Standards.
h. Provide proof from the Architect of Record,
Structural Engineer of Record and/or other design
professionals who signed the building permit plan
submittal indicating that all building improvements
have been constructed in substantial conformance
with relevant plans.
Specific
Condition
Prior to release
of project
Bond’s.
Applicable
493
i. Execute Post-Construction Stormwater Operations
and Maintenance Agreement with the City.
j. Enter into a Recycled Water User’s Agreement with
the City.
76. Pump Station Needs:
The City’s existing water distribution system may not
have adequate pressure to serve the 30 condominium
residences proposed above the hotel development. If
the City’s new water model, as currently being
performed by GHD, determines that the existing water
pressure is adequate then there are no further
conditions. If GHD’s water model determines there is a
deficiency in water pressure, the applicant shall be
conditioned as follows:
a. Applicant shall design and install an adequate onsite private pump station, at their own cost, to provide
required potable and fire pressures; or
b. Applicant will contribute a fair share to a new public pump station being designed and constructed by others
located at the City owned parcel (APN 059-454-005)
within the Canyon Estates Subdivision.
If the applicant’s project moves earlier than the public pump station, then the applicant is responsible for
building and having the onsite private pump station
operational prior to Certificate of Occupancy with no
fair share cost contribution to the public pump station.
Specific
Condition
Prior to Certificate
of Occupancy
Applicable
494
RIO DEL MAR
MALLEN WAY ROLLING HILLS DRIVE VINE TRAIL LOT 1 LOT 2 LOT 3 LOT 4 LOT 6 LOT 7 LOT 8 LOT 9 LOT 10 LOT 11 LOT 12 LOT 14 LOT 13 LOT 5 G:\1217-056\ACAD\TM - HOTEL AND RESIDENCES\VTM - 1.DWG HOTEL & RESIDENCES AT THE RUINS VESTING TENTATIVE MAP FOR CONDOMINIUM PURPOSES WATSON RANCH CITY OF AMERICAN CANYON NAPA COUNTY CALIFORNIA SCALE: 1" = 50' DATE: MAY 22, 2023 0 50 100 150 OF SHEETS SHEET NO. 11 CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM ROSEVILLE (925) 866-0322 (916) 788-4456 LEGEND PROPOSED EXISTING DESCRIPTION ABBREVIATIONS SITE GENERAL NOTES VICINITY MAP LOT SUMMARY LOT AREA (SF±) AREA (AC±) USE 495
RIO DEL MAR
ROLLING HILLS DRIVE LOT 1 LOT 2 LOT 3 LOT 4 LOT 6 LOT 7 LOT 8 LOT 9 LOT 10 LOT 11 LOT 12 LOT 14 LOT 13 LOT 5 R17 & R18 R15 & R16 R11 & R12 R13 & R14 R9 & R10 R7 & R8 R5 & R6 R3 & R4 R1 & R2 R29 & R30 R27 & R28 R25 & R26 R23 & R24 R21 & R22 R19 & R20 EVA 1 DRIVE AISLE / PARKING ENTRY C DRIVE AISLE / PARKING ENTRY A ENTRY B HOTEL ROAD RESIDENT ROAD EVA 3 EVA 2 G:\1217-056\ACAD\TM - HOTEL AND RESIDENCES\VTM - 2 REFERENCE ONLY.DWG SITE VICINITY MAP HOTEL & RESIDENCES AT THE RUINS VESTING TENTATIVE MAP FOR CONDOMINIUM PURPOSES WATSON RANCH CITY OF AMERICAN CANYON NAPA COUNTY CALIFORNIA SCALE: 1" = 50' DATE: MAY 22, 2023 0 50 100 150 OF SHEETS SHEET NO. 11 CIVIL ENGINEERS SURVEYORS PLANNERS SAN RAMON WWW.CBANDG.COM ROSEVILLE (925) 866-0322 (916) 788-4456 FOR REFERENCE ONLY LEGEND PROPOSED DESCRIPTION 496
EXHIBIT C
Applicant Confirmation of Conditions of Approval
NVRG Hotel and Condominiums Vesting Tentative Subdivision Map (FILE NO. PL23-0007)
As shown by my signature below, I confirm that I understand and agree to abide by the conditions of approval included in the City Council Resolution dated August 15, 2023.
Applicant’s signature Date
Applicant’s name
Property Owner’s signature Date
Property Owner’s name
Please return signed confirmation to the City of American Canyon Community Development Department, 4381 Broadway, Suite 201, American Canyon, CA 94503
497
Harvest
Subdivision –
WR Lot 10
Artisan
Subdivision –
WR Lot 14 & 15
Lemos
Pointe
Apts
The Lodge
Apts
Adobe
Lumber
Vintage
Ranch
Subdiv.
Walmart
North
NVRG Hotel and Condos VTM Attachment 2
NVRG Hotel
and Condos
Site
Promontory
Subdivision
498
499
From: Leilani Duenas
To: William He
Cc: Terrence McGrath-External; Brent Cooper; Jason Holley; Bill Ross - External; Nicolle Hall Subject: Re: [External] NVRG Hotel and Condos VTM
Date: Monday, July 10, 2023 5:24:09 PM
Thank you for the update.
I hope American Canyon considers building affordable housing to own rather than rent. I'm an experienced teacher and single mother at American Canyon High School with 2 school aged kids. I recently sold a property and am trying to move closer to my place of work as well as to the city where my kids play sports and that has embraced my family. I'm not low income and my income doesn't qualify for the low income options. I fall into that grey area that other high income communities (such as Benicia) do serve. I hope American Canyon considers my market as well.
Thank you for reading my email.
Leilani Duenas
On Mon, Jul 10, 2023, 4:29 PM William He <[email protected]> wrote:
Hello Kathleen,
Thank you for your interest in the planned condominiums at the NVRG Hotel. The applicant has not released prices for the condominiums at this time.
Unfortunately, at this time, there are no condominiums for sale in American Canyon.
Homes restricted to lower income residents at this time are limited to rental options in American Canyon and elsewhere in Napa County. A list of current income-restricted rental properties is available on the City of Napa Housing Authority website at this address:
https://rb.gy/x4qer
Also, a new affordable apartment project, Lemos Pointe Apartments, is under construction close to the NVRG site. The apartment includes a picnic area, playground, and a half basketball court. To be placed on the interest list, please call (707) 927-0809 or visit their website at https://www.lemospointeapts.com/.
I have copied the applicant on this email in case he has any additional information to share.
Kind regards,
500
William He, AICP
Senior Planner, Community Development Department
City of American Canyon | 4381 Broadway Street, Suite 201 | American Canyon, CA 94503 707 647 4337 | [email protected]
www.cityofamericancanyon.org
501
502
From: William He
To:
Cc: Terrence McGrath-External; Brent Cooper; Jason Holley; Bill Ross - External; Nicolle Hall Subject: RE: [External] NVRG Hotel and Condos VTM
Date: Thursday, July 13, 2023 11:17:00 AM
Hi Cindy,
Thank you for your comments. We will share it with the Planning Commission in the staff report.
Kind regards,
William He, AICP
Senior Planner, Community Development Department
City of American Canyon | 4381 Broadway Street, Suite 201 | American Canyon, CA 94503 707 647 4337 | [email protected]
www.cityofamericancanyon.org
From: Cindy Lederer
Sent: Monday, July 10, 2023 11:08 PM
To: William He <[email protected]>
Cc: Terrence McGrath-External <[email protected]>; Brent Cooper <[email protected]>; Jason Holley <[email protected]>; Bill Ross - External <[email protected]>; Nicolle Hall <[email protected]> Subject: Re: [External] NVRG Hotel and Condos VTM
Hello Mr. He, Thank you for taking the time to respond to my comments on Am Can's housing issue.
In the city newsletter it does ask for comments, I just don't want to disappoint. Ha-Ha.
I get what the state wants but is it known in Sacramento that we have a huge traffic problem here and what more housing will do to worsen that problem? I don't believe opening up additional side streets, (which all stop at the Hwy 12 and HWY 29 intersection) is the total answer. I feel that it's the job of our representatives in Sacramento to convince the CA Dept. of Transportation, that before we are required to add additional housing, Sacramento should fix our traffic issues first. For me, I would like to see our city council and county supervisors do a "full court press" on our behalf to our representatives in Sacramento. Dodds and Thompson should be going to the Dept of Transportation and the CA Dept. of Housing to let them know what's going on here. I'm all for the entertainment plans for the Ruins, but don't agree that we need to elevate our status. Just my opinion.
Again, Thanks for replying,
Sincerely,
Cindy Lederer
______________________________________________
503
504
Kind regards,
William He, AICP
Senior Planner, Community Development Department
City of American Canyon | 4381 Broadway Street, Suite 201 | American Canyon, CA 94503 707 647 4337 | [email protected]
www.cityofamericancanyon.org
505
506
From: William He
To: ; Terrence McGrath-External
Cc: Brent Cooper; Jason Holley; Bill Ross - External; Nicolle Hall Subject: NVRG Hotel and Condos VTM
Date: Monday, July 10, 2023 4:33:00 PM
Hi Juliana,
Thank you for your interest in the NVRG Hotel and Condominiums VTM project plans, CEQA notices, and land use notices.
You may subscribe to receive this information from the City’s website at this address: https://rb.gy/x4qer. As a courtesy, we have added your email address to our distribution list.
If you require any further document, you may visit our website to submit a Public Records Act Request at this address: https://rb.gy/ey7aw.
Kind regards,
William He, AICP
Senior Planner, Community Development Department
City of American Canyon | 4381 Broadway Street, Suite 201 | American Canyon, CA 94503 707 647 4337 | [email protected]
www.cityofamericancanyon.org
507
508
From: William He
To: ; Terrence McGrath-External
Cc: Brent Cooper; Jason Holley; Bill Ross - External; Nicolle Hall; Erica Ahmann Smithies Subject: NVRG Hotel and Condos VTM
Date: Monday, July 10, 2023 4:37:00 PM
Hi Mary,
Thank you for your inquiry about what is being done about traffic in American Canyon.
The city is working hard to address traffic issues in American Canyon. The Watson Ranch project will provide important roadway extensions to Newell Drive, Rio Del Mar, Summerwood, and Rolling Hills Drive.
Across the City the City Council adopts a 5-Year Capital Improvement Program (CIP) every year. The CIP includes numerous physical improvements to city facilities in many categories, including roadways. Roadway improvements in the current 5-Year CIP include the following:
Green Island Road reconstruction and widening
Wetlands Edge Court extension
South Kelly Road/Highway 29 intersection widening
Melvin Road traffic calming, sidewalk and storm drainage improvements Rancho Del Mar paving and utility improvements.
In 2022, the City made the following road improvements:
Completed the missing Devlin Road link from the railroad bridge at Middletown Way to Green Island Road
Crosswalk ramp improvements on Folland Drive, Corsicana Drive, Brophy Street, Kemp Lane, Kemp Way, Sheffield Way, and Folland Drive, Gold Valley Way at Tapestry Lane Enhanced pedestrian intersection on Donaldson Way at Shenandoah Drive and on Silver Oak Trail at White Oak Drive
8,600 feet of new Class II Bike Lanes on Donaldson Way, Shenandoah Drive, and Silver Oak Trail
Enhanced crosswalk improvements on Elliott Drive and on Daniel Drive Installed 410 feet of sidewalk on Eucalyptus Drive
Installed permanent traffic calming measures on Wetlands Edge, including speed cushions and curb bulb-outs
In 2022, the City completed the annual pavement resurfacing project that included paving, ADA upgrades, bike lane, and/or crosswalk improvements at the following streets:
American Canyon Road East (between Flosden Road & City Limits), Blanco Street,
Brophy Street,
Corsicana Drive,
Commerce Boulevard,
Donaldson Way East,
Flosden Road at Daniel Drive,
Folland Drive,
Gold Valley Way & Tapestry Lane,
Kemp Lane,
Kemp Way,
Sheffield Way,
Shenandoah Drive, and
509
Silver Oak Trail.
The annual pavement resurfacing project was funded by SB1/Gas Tax, Measure T, and ARPA Funding.
In 2023, six streets are planned for 1.5 miles of grind and overlay through Measure T Funding.
Streets that will be rehabilitated are selected based on the Pavement Management Program, which considers public safety, underground utility needs, and available funding. To learn more about how these decisions are made or see the specific areas on the project list, visit CityofAmericanCanyon.org/Streets.
In 2022, the City adopted a Local Streets and Roads Safety Plan. You can view this plan on our website HERE.
Safe roadways begin with safe drivers, and that includes ourselves. Take the We Love Safe Streets traffic calming program resident pledge and safety program HERE.
On June 6, 2023, the Public Works Department provided the City Council with a quarterly update of activities. You can view the presentation from our website HERE.
As we know, Highway 29 is a chronically congested highway through American Canyon. Owned and operated by the State of California through Caltrans, the Napa Valley Transportation Agency (NVTA) is the authorized Napa County liaison with Caltrans. The NVTA, with funding support from the City of American Canyon, recently completed a Project Initiation Document (PID) to improve Highway 29 through American Canyon. This plan requires environmental review to evaluate two alternatives.
Completion of this study is anticipated to provide access to federal funds for Highway 29 transit, operations, beautification, and pedestrian improvements. You can view the PID study documents at the NVTA website HERE.
Kind regards,
William He, AICP
Senior Planner, Community Development Department
City of American Canyon | 4381 Broadway Street, Suite 201 | American Canyon, CA 94503 707 647 4337 | [email protected]
www.cityofamericancanyon.org
510
511
512
From: William He
To: ; Terrence McGrath-External
Cc: Brent Cooper; Jason Holley; Bill Ross - External; Nicolle Hall; Michael Mark Subject: RE: [External] NVRG Hotel and Condos VTM
Date: Thursday, July 13, 2023 11:00:00 AM
Attachments: image001.png
Hi Alicia,
I am informed that the City Attorney, Bill Ross, is looking into your questions and preparing a response. The City Attorney will respond to you directly.
Kind regards,
William He, AICP
Senior Planner, Community Development Department
City of American Canyon | 4381 Broadway Street, Suite 201 | American Canyon, CA 94503 707 647 4337 | [email protected]
www.cityofamericancanyon.org
From: Alicia Mijares
Sent: Wednesday, July 12, 2023 3:43 PM
To: William He <[email protected]>; Terrence McGrath-External <[email protected]>
Cc: Brent Cooper <[email protected]>; Jason Holley <[email protected]>; Bill Ross - External <[email protected]>; Nicolle Hall <[email protected]>; Michael Mark <[email protected]> Subject: RE: [External] NVRG Hotel and Condos VTM
Dear Mr. He,
Thank you for your time and information. Could you please provide me with a map of the proposed new subdivision for this project?
Best Regards,
Alicia Mijares
Business Representative District 1 North Bay
SMART, SMW Local Union No. 104
513
From: Alicia Mijares
Sent: Tuesday, July 11, 2023 7:55 AM
To: William He <[email protected]>; Terrence McGrath-External <[email protected]>
Cc: Brent Cooper <[email protected]>; Jason Holley <[email protected]>; Bill Ross - External <[email protected]>; Nicolle Hall <[email protected]>
Subject: RE: NVRG Hotel and Condos VTM
Hello Mr. He,
Thank you for your response. Can you please tell me what stage the project is in? Is there a schedule for review and approval or council vote on approving the project? Thank you,
Alicia Mijares
Business Representative District 1 North Bay
SMART, SMW Local Union No. 104
From: William He <[email protected]>
Sent: Monday, July 10, 2023 4:41 PM
To: Alicia Mijares ; Terrence McGrath-External
<[email protected]>
Cc: Brent Cooper <[email protected]>; Jason Holley <[email protected]>; Bill Ross - External <[email protected]>; Nicolle Hall <[email protected]>
Subject: NVRG Hotel and Condos VTM
514
Hi Alicia,
Thank you for two inquiries regarding the Watson Ranch Hotel and property owner.
The proposed project is the only hotel contemplated in Watson Ranch. According to the application, the property owner and developer is the following: Terrence McGrath, American Canyon I, LLC. He is copied on this e-mail.
Kind regards,
William He, AICP
Senior Planner, Community Development Department
City of American Canyon | 4381 Broadway Street, Suite 201 | American Canyon, CA 94503 707 647 4337 | [email protected]
www.cityofamericancanyon.org
515
516
From: William He
To:
Cc: Terrence McGrath-External; Jason Holley; Brent Cooper; Cherry Flathers; Jen Kansanback; Nicolle Hall Subject: Watson Ranch - Public Comment
Date: Wednesday, June 21, 2023 9:54:00 AM
Attachments:
Hi Colin,
Thank you for contacting the City regarding the Watson Ranch Project. Mr. Terry McGrath is the developer for the project, and he can respond to your questions. You can contact him directly by email at [email protected].
Kind regards,
William He, AICP
Senior Planner, Community Development Department
City of American Canyon | 4381 Broadway Street, Suite 201 | American Canyon, CA 94503 707 647 4337 | [email protected]
www.cityofamericancanyon.org
517
CITY COUNCIL AGENDA
AUGUST 15, 2023
STAFF REPORT
PUBLIC HEARING
ITEM NUMBER: 11.
TITLE
Promontory Subdivision Vesting Tentative Subdivision Map
RECOMMENDATION
A Resolu-on of the City Council of the City of American Canyon, California approving a Ves-ng Tenta-ve Subdivision Map for development of 216 single-family residen-al lots and 54 junior accessory dwelling units (JADUS) on a 56.94-acre site in the Watson Ranch Specific Plan area, APN 059-030-007 (File No. PL22-0034).
CONTACT
William He, AICP, Senior Planner
BACKGROUND & ANALYSIS
Table 1: Site Information
General Plan Designation
Watson Ranch Specific Plan Medium Density Residential (WRSP - MDR and Park)
WRSP Zoning District WRSP - MDR-12, MDR-16, and Park
Present Use Undeveloped Lot
Surrounding Zoning and Uses
North: WRSP / Vacant Lot, Watson Ranch Lot 5
South: SEASP SF-1 / Vintage Ranch Subdivision
East: Napa County / Open Space
West: WRSP / Harvest Subdivision
Access Site access is provided off Newell Drive
History: The project site is part of the Watson Ranch Specific Plan (WRSP) approved by the City Council in November 2018. The WRSP consists of 309 acres north of the Vintage Ranch subdivision and east of the Napa Junc-on shopping center. The specific plan includes 1,253 dwelling units, approximately 50 acres of parks, and a new hotel. Within the WRSP, 252 acres are owned by American Canyon I, LLC and 57 acres are owned by the Newell Family interests. The Promontory Subdivision is being developed on the Newell Family property with the help of 330 Land Company, LLC (Applicant).
518
Proposed Development: 330 Land Company, LLC proposes to develop the Promontory Subdivision (Project), east of the Harvest single family subdivision in Watson Ranch and accessible from Newell Drive. The project will construct Rio Del Mar East between Mallen Way and Newell Drive; and extend Newell Drive from its current terminus at the Mallen Way intersec-on to the northern limits of the Newell Family property. The Rio Del Mar East extension divides the subdivision into a “Newell North” parcel and a "Newell South" parcel.
The “Newell North” parcel, (approximately 50 acres) contains 216 single-family lots with 54 junior accessory dwelling units (JADUs), 8 new local streets, and approximately 1/2 a mile of the Napa Valley Vine Trail. The new two-story single-family homes range from 2,251 SF to 3,151 SF and include 3 to 4 bedrooms and two-car garages.
The “Newell South” parcel, (approximately 7.4 acres) contains a deten-on basin, Newell Drive dedication, 3.77 acres of parkland, and open space.
The Promontory draH resolu-on and plans are available in AIachments 1. The site photographs are available in Attachment 2. The location map for the project is available at Attachment 3.
Design Permit: The Design Permit applica-on complies with WRSP design standards and the WRSP Final Environmental Impact Report (FEIR). The lots will be located in the WRSP Medium Density Residen-al 16 (MDR-16) zoning district, which allows single-family detached houses. The project has a density of 7.9 dwelling units per acre. On July 27, 2023, the Planning Commission approved the Design Permit and recommended approval of the Ves-ng Tenta-ve Subdivision Map through a public hearing. The July staff report is available at this link.
Site Specific Issues:
WRSP Amendment:The project requires an amendment to the WRSP to change land use designa-ons within the site. The amendment increases the MDR-16 designa-on within the “Newell North” parcel from Park and MDR-12 and shiHs a proposed park site to the “Newell South” parcel.
These changes are included in a WRSP Amendment sponsored by AC1, LLC, which was recommended for City Council approval by the Planning Commission in May 2023. The City Council mee-ng to consider the WRSP Amendment is scheduled for August 2023. The proposed WRSP land use changes are shown on Attachment 4.
Inclusionary Housing: The Promontory Subdivision is subject to inclusionary housing provisions in the American Canyon Municipal Code Chapter 19.28. According to the code, projects containing five or more residen-al units must provide at least ten percent of project units at prices or rents affordable to lower income households. The Promontory Subdivision proposes to sa-sfy its inclusionary housing requirement with 54 Junior Accessory Dwelling Units (JADUs). A JADU is a separate living unit that equals five hundred square feet or less and is contained en-rely in the primary residence. The JADUs will be evenly distributed throughout the subdivision. 519
The applicant notes that the JADU program may be useful because JADU rental income may help first--me homebuyers qualify for a mortgage, reduce downpayment, and total monthly housing costs. A copy of the applicant’s leIer of jus-fica-on for the inclusionary housing approach is available in Attachment 5.
The proposed JADUs, which equal 25% of the market rate units, will be deed-restricted to be affordable to 26 very-low-income and 26 low-income households. The deed restric-on means that homeowners who purchase a home with a deed-restricted JADU will be required to rent their JADU to a low-income or very-low-income household with annual income monitoring by the Napa Housing Authority. As a condi-on of approval, the applicant is required to deed-restrict these units prior to building permit issuance.
Park Dedicaon: According to WRSP Table 5.2 and ACMC Sec-on 18.44, new subdivisions must dedicate land for park and recrea-on purposes based on a park dedica-on ra-o of 5 acres of parkland per 1,000 new residents. Per State Law, the City may not require park dedica-on for JADUS.
For single-family dwelling units, the household popula-on es-mate is 3.49 residents per dwelling unit. The project popula-on therefore equals 216 dwelling units x 3.49 people per dwelling unit which equals 754 people. 754 people at a ra-o of 5 acres/1,000 people equals 3.77 acres of parkland dedica-on. The 3.77 acres of parkland dedica-on is proposed on Parcel G, located south of Rio Del Mar East.
Architecture: The project consists of two types of residen-al lots: “N1” Lots have a minimum size of 43’ x 70’ (3,010 square feet) and “N2” Lots have a minimum size of 50’ x 80’ (4,000 square feet). The N1 Lots have three floor plans: a 2,251, 2,357, and a 2,394 square foot plan. The N2 Lots also have three floor plans: a 2,663, 2,821, and a 3,151 square foot plan. Both the N1 and N2 lots have 3 architectural designs and 3 color schemes for each design to create 18 varia-ons for the project. All homes will have two stories and include two-car garages on the ground floor. The lots will also have a 6-foot wooden fence and front yard landscaping. To improve the long-term durability and aesthe-cs of the wooden fences, a condi-on of approval requires the fences to be painted or stained.
The architectural designs consist of traditional, ranch, and farmhouse. The houses feature composite shingle roofs, stucco finishing, and decora-ve posts and gables. In accordance with WRSP Design Guidelines Sec-on A.4.2.2, enhanced aesthe-c wrapping is required for all corner lots and rear lots visible to the public. The enhanced aesthe-c features include decora-ve shuIers, addi-onal siding, and enhanced head and sill trims. The applicant provided a map of the aesthe-c enhanced lots in the Landscaping Plans (see AIachment 1-b). There is a condi-on of approval that requires the applicant to submit a map and list of lots with enhanced aesthe-cs prior to building permit issuance.
520
Newell Drive Views: According to WRSP Sec-on A.7.3, proper-es visible to public view require an enhanced 6-foot-high privacy (“good neighbor”) fence. Staff discussed this guideline with the applicant regarding the homes facing Newell Drive. The applicant explained that the homes will be separated from Newell Drive with Parcel A and B, due to the slope of the road. The land designated for the Newell Drive extension has a higher eleva-on on the east and lowers towards the west, where the homes are located. Through preliminary grading sec-ons, the houses are shown as approximately 66’ away from the Newell Drive right-of-way. Given the eleva-on distance between Newell Drive and the Promontory subdivision, only the houses’ second floor windows and rooHops will be visible from Newell Drive.
Landscape Parcels A and B, parallel to Newell Drive will be landscaped with large trees for addi-onal screening. Furthermore, homes closest to Newell Drive will have enhanced aesthe-c wrapping. A cross section of Newell Drive is shown in Attachment 6.
Napa Valley Vine Trail: An extension of the Napa Valley Vine Trail is included in the project on the western edge of the Newell North parcel. The trail will be accessible through Parcel C, going along Basin A, and through Parcel E, along Basin B. Both Basins A and B will have paved walking paths around them. Pedestrians may also walk through Parcel D, which is a parcel dedicated to house a future pump station. A graphic showing the Vine Trail is available as Attachment 7.
Secondary Vehicle Access: In 2019, the State adopted Senate Bill (SB) 99 which requires ci-es to require residen-al developments to have at least two access roads that would be used in an emergency evacua-on. In American Canyon, the City has required second access points for subdivisions of this size for many years.
As shown on the subdivision map, there is only one access roadway serving the site to Newell Drive (Street A). In the long run, Lot 5, to the north, owned by AC1-LLC, will develop and provide a roadway network for the second access. To provide a second access in the short term, the owner proposed two options:
Op-on 1: The owner connects Street B with Newell Drive with a temporary access road easement through Lot 28.
Op-on 2: The owner connects Street B with Newell Drive by construc-ng a temporary road bisecting the northern lots in the proposed Promontory subdivision.
Under both op-ons, the temporary access road would be fully paved with appropriate street sec-ons for the an-cipated traffic loads. Design would be determined in conjunc-on with the first improvement plan construc-on permit. The access road would be removed when the neighboring property provides a replacement second access. The temporary access roadway op-ons are shown in Attachment 8.
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Public Comment:
May 4 – Project Posted on Website.
May 4 – Neighborhood letters sent within 300 feet.
May 5 – Project Information Announcement to GovDelivery Recipients (3800+/-) July 12 – Planning Commission (PC) Public Hearing No-ce mailed to property owners within 300 feet.
July 12 – PC Public Hearing Notice sent to GovDelivery Recipients (3800 +/-) July 15 – PC Public Hearing Notice Published in the Vallejo Times Herald July 21 – PC Staff Report published on City Website and emailed to GovDelivery Recipients July 25 – PC Public Hearing reminder emailed to GovDelivery Recipients August 2 – City Council (PC) Public Hearing Notice mailed to property owners within 300 feet August 4 – CC Public Hearing Notice Published in the Vallejo Times Herald August 11 – CC Staff Report published on City Website and emailed to GovDelivery Recipients Throughout the public review period, staff received seven comments. The comments and staff responses are included in Attachment 9.
COUNCIL PRIORITY PROGRAMS AND PROJECTS
Economic Development and Vitality: "AIract and expand diverse business and employment opportunities."
FISCAL IMPACT
The Promontory Subdivision VTM applica-on required a developer deposit for review and processing, so there is no fiscal impact for staff -me. The addi-on of 216 single-family homes would provide additional housing units and tax revenue to the City.
ENVIRONMENTAL REVIEW
The proposed Promontory Ves-ng Tenta-ve Subdivision Map for the Town Center Medium Density 12 and 16 (MDR12 and MDR16) districts of the Watson Ranch Specific Plan are contemplated “Project Approvals” analyzed under the Project FEIR and the Watson Ranch Specific Plan Development Agreement. Under 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 substan-al evidence of changed circumstances under CEQA Guidelines sec-on 15162 requiring further CEQA review as the whole of the approvals sought are contemplated under the Project FEIR analysis.
ATTACHMENTS:
1.0 Promontory VTM - CC Resolution
1.1 Promontory VTM Exhibit A - Specific Conditions
1.2 Promontory VTM Exhibit B - Plans
1.3 Promontory VTM Exhibit C - Yocha Dehe Protocols
522
1.4 Promontory VTM Exhibit D - Confirmation of COAs
2. Promontory VTM - Site Photos
3. Promontory VTM - Location Map
4. Promontory - Land Use and Zoning changes
5. American Canyon Inclusionary Housing Memo
6. Newell Drive cross section
7. Promontory Subdivision - Napa Valley Vine Trail
8. Temporary Secondary Access Options
9. Promontory Subdivision - Public Comments
523
Attachment 1
RESOLUTION NO. 2023-XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AMERICAN CANYON APPROVING A
VESTING TENTATIVE SUBDIVISION MAP FOR PROMONTORY SUBDIVISION TO SUBDIVIDE THE
56.94-ACRE SITE INTO 216 SINGLE-FAMILY LOTS, 54 JUNIOR ACCESSORY DWELLING UNITS (JADUS), AND 8 PARCELS WITH 8 NEW STREETS IN THE WATSON RANCH SPECIFIC PLAN MDR12, MDR-16, AND PARK ZONING DISTRICTS, ASSESSOR’S PARCEL NUMBER 059-030-007 (FILE NO. PL22-0034)
WHEREAS, on November 6, 2018, the City Council of the City of American Canyon adopted an Ordinance approving the Watson Ranch Specific Plan which provides for the development of the approximately 309- acre Watson Ranch Specific Plan site with a mixed use community including a mixed use town center (NVRG), 1,253 residential units, approximately 23 acres of improved parks, an additional 30 acres of parks, a boutique hotel, trails and open space, a 10-acre school site, roads and supporting water, wastewater, recycled water and storm drainage infrastructure; and
WHEREAS, on June 18, 2019, the City Council approved the Watson Ranch Specific Plan (WRSP) Development Agreement (Ordinance 2019-06, Agreement 2019-A107); and WHEREAS, on December 20, 2022, the applicant submitted a Vesting Tentative Subdivision Map (VTM) application to divide the project site into 216 lots and 8 parcels (File No. PL22-0034); and WHEREAS, on December 20, 2022, the applicant submitted a Design Permit application for development of 216 single-family lots with 54 junior accessory dwelling units (JADUs), which includes dedicating 3.77 acres of parkland, open space, 8 new streets, and approximately half a mile of designated walking trails as part of the Napa Valley Vine Trail (File No. PL22-0035); and WHEREAS, on July 27, 2023, the Planning Commission conducted a public hearing and approved the Promontory Subdivision Design Permit and recommended approval of the Promontory Subdivision VTM; and
WHEREAS, AC1-LLC submitted a specific plan amendment for Watson Ranch Specific Plan which will facilitate proposed land uses within the Promontory project area (File No. PL22-0023); and WHEREAS, the Promontory Subdivision is located within the proposed Watson Ranch Specific Plan Medium Density Residential 12 (MDR-12), Medium Density Residential 16 (MDR-16), and Park Zoning Districts and single-family homes are a permitted use in the MDR-12 and MDR-16 zoning districts; and WHEREAS, the Promontory Subdivision will provide irrevocable offers of dedication for the extension of Newell Drive and Rio Del Mar East adjacent to the project site; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), a final environmental impact report (Final EIR) was prepared for the Watson Ranch Specific Plan, which included the 56.94 acres of the Promontory Subdivision within the WRSP MDR-12, MDR-16, and Park zoning districts, having analyzed the actions contemplated by the VTM and includes required mitigation measures, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program; and 524
WHEREAS, a duly-noticed public hearing was held by the City of American Canyon City Council on August 15, 2023 on the subject application, at which time all those in attendance were given the opportunity to speak on this proposal, and all comments were reviewed and considered.
NOW, THEREFORE THE CITY COUNCIL OF THE CITY OF AMERICAN CANYON DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1: Findings Regarding Environmental Review pursuant to the California Environmental Quality Act (CEQA).
1. The City of American Canyon makes the following findings and determinations based on substantial evidence in the record as a whole pursuant to the California Environmental Quality Act (Pub. Res. Code §§ 21000 et seq.) and its Guidelines (California Code of Regulations, Title 14 §§ 15000, et seq.), as each is amended from time to time (“CEQA”).
2. Pursuant to CEQA, an Environmental Impact Report was prepared, supplemented, and certified for the Watson Ranch Project (“Project EIR”). The Project EIR considered and analyzed the significant adverse environmental impacts of, related mitigation measures for, and reasonable alternatives to, the planning, development, construction, operation, and maintenance of the proposed uses of the Property implemented through the “Project Approvals” of the “Project,” including without limitation, the General Plan Amendment, Watson Ranch Specific Plan (and related Zoning), Large Lot Vesting Tentative Map, and Development Agreement. In accordance with CEQA, City certified as legally adequate and complete the Project EIR, and approved the development allowed and approved by said existing and future Project Approvals contemplated by the Project EIR and the Development Agreement.
3. The proposed Promontory Subdivision VTM is a contemplated “Project Approvals” under the Project EIR and the Development Agreement. Under CEQA, a Specific Plan EIR, like the Watson Ranch Specific Plan Project EIR, is generally assumed to be used at a "development level." See, e.g., CEQA Guidelines § 15168. Under controlling CEQA law, particularly CEQA Guidelines section 15162, the legal question is whether the Project EIR, itself, needs updating (through a Subsequent or Supplemental EIR) before the City can consider and approve the Promontory Subdivision VTM, or whether the Project EIR provides the appropriate CEQA compliance work for the City’s consideration and approval of the Promontory Subdivision VTM. For the following reasons and findings, by law, no such Subsequent or Supplemental EIR can be required by the City, and the Project EIR provides the appropriate CEQA compliance work for the City’s consideration and approval of the Promontory Subdivision VTM.
First, CEQA Guidelines section 15162 provides as follows [City responses to the issues raised by Section 15162 are provided in bracketed, italicized text below]:
(a) When an EIR has been certified . . . for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 525
[There is no substantial evidence in the light of the whole record revealing any changes proposed in the Project, let alone changes that will involve involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. The Promontory Subdivision VTM implements the Watson Ranch Specific Plan Project, and no new significant environmental effects or substantial increase in the severity of previously identified significant effects not already addressed by the Project EIR will result from that implementation.] (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR . . . due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. [There is no substantial evidence in the light of the whole record revealing circumstances under which the Project is undertaken which require major revisions to the Project EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects: the Promontory Subdivision VTM is an implementation of the Watson Ranch Specific Plan Project (and Project Approvals), and no new significant environmental effects or a substantial increase in the severity of previously identified significant effects not already addressed by the Project EIR will result from that implementation.]; or
(3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following [There is no substantial evidence in the light of the whole record revealing any such new information of any kind has been presented]:
(A) The project will have one or more significant effects not discussed in the previous EIR . . . [There is no substantial evidence in the light of the whole record revealing that the Promontory Subdivision VTM will have one or more significant effects not discussed in the Project EIR: Instead, the Promontory Subdivision VTM is anticipated by, and are the implementation of, the Watson Ranch Specific Plan Project as fully analyzed by the Project EIR];
(B) Significant effects previously examined will be substantially more severe than shown in the previous EIR [There is no substantial evidence in the light of the whole record revealing that the Promontory Subdivision VTM will result in a situation where significant effects previously examined in the Project EIR will be substantially more severe than shown and discussed in the Project EIR: Instead, the Promontory Subdivision VTM is anticipated by, and are the implementation of, the Watson Ranch Specific Plan Project as fully analyzed by the Project EIR];
(C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative [There is no substantial evidence in the light of the whole record supporting a determination that mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the Project, but the project proponents decline to adopt the mitigation measure or alternative.]; or
526
(D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. [There is no substantial evidence in the light of the whole record supporting a determination that mitigation measures or alternatives which are considerably different from those analyzed in the Project EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. No such mitigation measure nor alternatives have been proposed, nor are warranted, and no rejection of such mitigation measure or alternative by the project applicant has taken place.]
Because there is no substantial evidence in the record to support any of the findings set forth in CEQA Guidelines section 15162, as a matter of law, no additional CEQA work can be required by the City relating to the City’s consideration and approval of the Promontory Subdivision VTM.
Second, similar to CEQA Guidelines section 15162, CEQA Guidelines section 15163 provides that a public agency may choose to prepare a “Supplement” to an EIR - rather than a “Subsequent” EIR - only if (1) any of the findings described in Section 15162 (above) would require the preparation of a Subsequent EIR, yet (2) only minor additions or changes would be necessary to make the Project EIR adequately apply to the changed situation. As stated above, because there is no substantial evidence in the record to support any of the findings set forth in CEQA Guidelines section 15162, then, as a matter of law, no finding can be made under CEQA Guidelines section 15163. Therefore, no additional CEQA work for the Promontory Subdivision VTM can be required by the City.
Third, and lastly, under the Development Agreement, “to the extent permitted or required by CEQA, City shall use . . . existing environmental assessments, declarations, reports and studies as adequately addressing the environmental impacts of the Project and its Subsequent Approvals without requiring new or supplemental environmental documentation.” Development Agreement § 2.04(k). Because CEQA prohibits the City from requiring additional CEQA compliance work for the Promontory Subdivision VTM approvals, for the reasons discussed above, the Development Agreement likewise enforces that CEQA requirement and prohibits additional “new or supplemental environmental documentation.” Development Agreement § 2.04(k).
Therefore, the City finds and determines that the Project EIR provides the appropriate CEQA compliance documentation for the City’s consideration and approval of the proposed Promontory Subdivision VTM.
SECTION 2. SUBDIVISION MAP FINDINGS
According to the American Canyon Municipal Code Section 18.22.055, the City Council shall not approve a tentative subdivision map if any of the following findings are made:
A. That the proposed tentative subdivision map is not consistent with the city’s general plan or its elements or other applicable plans;
The subdivision map does not change the size of the project site and is consistent with the General Plan and Watson Ranch Specific Plan.
527
B. That the design or improvement of the proposed subdivision is not consistent with the city’s general plan or its elements or any other applicable plans; The subdivision map is an implementation of the approved Promontory Subdivision Design Permit, which has designs and improvements that comply with the General Plan and the Watson Ranch Specific Plan.
C. That the site is not physically suitable for the type of development proposed; Findings for the physical suitability for the NVRG Hotel and Condominiums were reviewed and approved in the Promontory Subdivision Design Permit. The subdivision map does not change the scope of work for the project.
D. That the site is not physically suitable for the proposed density of development proposed; The Promontory Subdivision site consists of a single 56.94-acre parcel in Watson Ranch. The subdivision would result in 216 single-family lots, 8 new streets, and the future extension of Newell Drive. The site is relatively flat and physically suitable with some grading. The lots range from 3010 SF to 9056 SF, with many of the lots in the 3 to 4,000 SF range. The density would be 7.9 dwellings per acre, which is permissible in the TC1: MDR-12 and MDR-16 zoning districts.
E. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; The Promontory Subdivision will not cause substantial environmental damage. The development of singlefamily lots were contemplated in the Watson Ranch EIR, and applicable mitigation measures are attached as conditions of approval.
F. That the design of the subdivision or the type of improvements is likely to cause serious public health problems;
There is no evidence that the Promontory Subdivision site would cause serious health problems.
G. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the city council may approve a tentative subdivision map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to one previously acquired by the public.
There are no easement conflicts proposed with this subdivision.
H. That the discharge of wastewater, including sewage and stormwater runoff, from the proposed subdivision would result in a violation of existing water quality requirements prescribed by the regional water quality control board.
There is no evidence that the subdivision of the site would cause conflicts with wastewater discharge or stormwater runoff that would result in a violation with the regional water quality control board.
SECTION 3. CONDITIONS OF APPROVAL. The Promontory Subdivision VTM conditions of approval are included as Exhibit A to this Resolution.
528
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. Promontory VTM specific conditions of approval
B. Promontory VTM Plans
C. Yocha Dehe Cultural Protocols
D. Applicant confirmation of Conditions of Approval
529
EXHIBIT D
Applicant Confirmation of Conditions of Approval
Promontory Vesting Tentative Subdivision Map
(FILE NO. PL23-0034)
As shown by my signature below, I confirm that I understand and agree to abide by the conditions of approval included in the City Council Resolution dated August 15, 2023.
Applicant’s signature Date
Applicant’s name
Property Owner’s signature Date
Property Owner’s name
Please return signed confirmation to the City of American Canyon Community Development Department, 4381 Broadway, Suite 201, American Canyon, CA 94503
530
Exhibit A
Promontory Subdivision Specific Condi�ons – VTM Approval General Condi�ons
Approval, Exhibits, and Expira�on
Specific
Condition
Developer Obligations Mechanism Implementation Status
1. The Ves�ng Tenta�ve Subdivision Map for the Promontory Subdivision (PL22-0034; APN 059-030-007) (some�mes
referred to herein as “Promontory VTM” and some�mes
referred to herein as the “Project”) to subdivide the 56.94- acre parcel into 216 single-family residen�al lots with 54 junior accessory dwelling units (JADUs) and 8 parcels, is approved as shown on the Promontory Ves�ng Tenta�ve
Map prepared by Carlson, Barbee & Gibson, revised
through June, 2023, consis�ng of mul�ple sheets, marked “Exhibit B” to the Resolu�on approving the Promontory
VTM, and on file in the Community Development
Department. The final map for Promontory VTM is referred to herein as the “Final Map.”
Promontory
VTM
Final Map
Recorda�on
Applicable
2. Development of the subdivision and the individual lots comprising Promontory VTM shall be subject to the
Promontory Subdivision Design Permit Design Guidelines, on file in the Community Development Department.
Design
Guidelines
Building Permit Applicable
3. The applicant shall defend, indemnify, and hold harmless the City of American Canyon ("City"), its elected and
appointed officials, officers, employees, attorneys,
representatives, boards, commissions, consultants,
volunteers and agents from and against all claims, actions, including actions to arbitrate or mediate, damages, losses, judgments, liabilities, expenses and other costs, or
proceedings against the City, its elected and appointed officials, officers, employees, attorneys, representatives, boards, commissions, volunteers, or agents to attack,
modify, set aside, void, or annul an approval, conditional approval, permit, entitlement, environmental document,
environmental clearance, mitigation plan, or any other
document or any of the proceedings, acts, or
determinations taken, done, or made prior to granting of such approval, conditional approval, permit, entitlement, environmental clearance, environmental document,
mitigation plan, or other documents, by the City, including, without limitation, an action against an advisory agency, appeal board, or legislative body within the applicable limitation period.
Design
Guidelines
As Needed Applicable
531
The obligation to defend, indemnify and hold the City
harmless shall include the payment of all legal costs and attorney’s fees (including a third party award of attorney’s fees), arising out of, resulting from, or in connection with the City’s act or acts leading up to and including approval of any environmental document or mitigation plan granting
approvals to the applicant, incurred on behalf of, or by, the City, its elected and appointed officials, officers, employees, representatives, attorneys, boards, commissions,
volunteers and agents in connection with the defense of any claim, action, or proceeding challenging the entire or a portion of an approval, conditional approval, permit,
entitlement or any other document of any related claim.
The obligation to defend, indemnify, and hold the City
harmless shall include, but not be limited to, the cost of preparation of any administrative record by the City, staff time, copying costs, court costs, or attorney’s fees arising out of a suit or challenge contesting the adequacy of a permit, approval, conditional approval, entitlement,
environmental document, mitigation plan, environmental
clearance, or any other document or approval related to the applicant’s project.
The City will promptly notify the applicant of any claim, action, or proceeding and will cooperate fully in the
defense. If the City fails to promptly notify the applicant of any claim, action, or proceeding, or the City fails to
cooperate fully in the defense, the applicant shall not be responsible to defend, indemnify, or hold harmless the City.
In the event a legal challenge to a City permit, approval, conditional approval, environmental document,
environmental clearance, mitigation plan, entitlement or any other document, proceeding, determination, or action related to the applicant’s project is successful, and an award of attorneys’ fees is granted against the City, the applicant shall be responsible to timely pay the full amount of such an award.
4. The applicant is responsible for paying all charges related to the processing of this discretionary case application within 30 days of the issuance of the final invoice or prior to the issuance of building permits for this project, whichever occurs first. Failure to pay all charges shall result in delays in the issuance of required permits or the revocation of the approval of this application.
City Code Prior to Building
Permit Issuance
Applicable
5. The date upon which the approval is final shall be
considered the day of the imposition of the fees,
City Code Prior to Building
Permit Issuance
Applicable
532
dedications, reservations and exactions required by these conditions approval for the purposes of protesting the
imposition pursuant to California Government Code Section 66020.
6. If no construction permits have been issued and
construction commenced within two years of the date upon which this approval is final, the approval shall become null and void and of no effect. According to ACMC Section
18.24.050, an extension of time may be granted by the City Council through a public hearing upon the written request by a responsible party before the expiration of the two-year period, provided that the Community Development
Director can make the findings that there have been no
substantial changes in the approved plans, and that there has been no change of circumstances which would prevent any of the required findings of approval to be made.
City Code Prior to
Improvement
Plans or
Building Permit
Issuance
Applicable
7. This VTM approval shall take effect no sooner than the effective date of the Watson Ranch Specific Plan
Amendment (PL22-0023)
City Code Effec�ve Date of
Approval
Applicable
Planning Condi�ons
Specific
Condition
Developer Obligations Mechanism Implementation Status
8. All plans submited for review and approval by City and all development within the Project shall be in substan�al
conformance with the approved Design Guidelines. City’s Community Development Director or designee may approve
minor changes on the plans submited for the construc�on permits with a determina�on that the changes are in
substan�al compliance with the representa�on of the
project as reviewed by the Planning Commission (and City Council if applicable), that the proposed change will be in compliance with the required development standards, and the change will not materially affect adjacent private or public property.
Design
Guidelines
Permits for
Development
within the area
comprising
Promontory
Subdivision
Applicable
9. These Specific Conditions for the Design Guidelines shall be attached to plan sets submitted for the building permit master plans, under the title “Design Guidelines
Conditions.” The conditions shall be printed on the first sheet of each plan set submitted for a building permit
pursuant to this Design Permit, under the title ‘Design Permit Conditions’. The second sheet may also be used if the first sheet is not of sufficient size to list all of the conditions. The sheet(s) containing the conditions shall be of the same size as those sheets containing the construction drawings; 8-1/2” by 11” sheets are not acceptable.
Design
Guidelines
Prior to Building
Permit Issuance
Applicable
533
Specific
Condition
Developer Obligations Mechanism Implementation Status
10. The project consists of 54 deed-restricted Junior Accessory Dwelling Units (JADUs), where 27 JADUs will be very-lowincome and 27 units will be low-income units. Prior to the issuance of building permits, the applicant shall complete a “Declaration of Restrictive Covenant for ADUs” compliant with the American Canyon Municipal Code (ACMC) and to
the satisfactory of the Community Development Director
and City Attorney.
Design
Guidelines
Prior to Building
Permit Issuance
Applicable
11. The Master Building Permit Plans for the single-family homes shall show enhanced aesthetic wrapping for all
corner lots and lots adjacent to open spaces in compliance with the Watson Ranch Specific Plan. Prior to building
permit issuance, the applicant shall provide a map and list of all applicable lots. Lots 1-25, 26, 29, 30, 34, 35, 39, 41, 46, 47, 54, 55, 63, 64, 71, 73, 81, 82, 84, 94, 95, 105-111, 113, 121, 122, 130, 132, 139, 141, 148, 150, 158, 159, 167, 169, 176, 178, 185, 187, 195, 196, 204, 206, 209, 210, 216.
Design
Guidelines
Prior to Building
Permit Issuance
Applicable
12. Consistent with General Plan Policy H-8.12, the “Yocha Dehe Wintun Nation Treatment Protocol for Handling
Human Remains and Cultural Items Affiliated with the
Yocha Dehe Wintun Nation” shall be implemented in the
event any Native American human remains, grave goods,
ceremonial items, and items of cultural patrimony are
found in conjunction with development, including
archaeological studies, excavation, geotechnical
investigations, grading, and any ground disturbing activity.
A copy of the “Yocha Dehe Wintun Nation Treatment
Protocol for Handling Human Remains and Cultural Items
Affiliated with the Yocha Dehe Wintun Nation” is included in this Resolution as Exhibit C.
General
Plan
Prior to Grading
Ac�vi�es or
ground
disturbance
Applicable
13. Prior to issuance of a building permit, the applicant shall submit a street name and address plan through an Address Assignment Request application for approval by the
Community Development Director and American Canyon
Fire Protection District.
Specific
Condi�on
Prior to Building
Permit Issuance
Applicable
14. Final landscape plans that comply with the State of California Water Efficient Landscape regulations are set forth in the Design Guidelines and shall be followed, and all plant materials shall be installed in accordance with the approved Design Guidelines. All tree stakes and ties shall be removed as set forth in the Design Guidelines. All
landscape plantings and required irrigation systems shall be maintained as set forth in the Design Guidelines.
Design
Guidelines
Prior to
Cer�ficate of
Occupancy
Applicable
Building and Safety
534
Specific
Condition
Developer Obligations Mechanism Implementation Status
15. Construc�on and grading ac�vi�es on the site shall be limited to between 7:00 a.m. and 6:00 p.m. Monday
through Friday. Work between the hours of 6:00 pm and
7:00 am and work on weekends and holidays requires prior writen approval from the Building Official. If weekends and holiday work is approved construc�on and grading ac�vi�es on the site shall be limited to between 8:00 a.m. to 6:00 p.m. on Saturdays, and between 10:00 a.m. and 6:00 p.m. on Sundays and State and Federal holidays.
Design
Guidelines
During
Construc�on
Applicable
16. Recycling of Construc�on and Demoli�on Debris: Prior to issuance of a building permit, the applicant shall submit a plan for the diversion of at least 70 percent of the debris from the building demoli�on and construc�on. The plan
shall include the qualified recycler that will be used, the methods of managing diversion of construc�on materials on site, and the proposed documenta�on that will be
submited to confirm that the diversion goal has been met.
State Code Prior to Building
Permit Issuance
Applicable
17. NVUSD Fees: Prior to the issuance of each building permit, the applicant shall provide a receipt or proof of exemp�on for Napa Valley Unified School District (NVUSD) facility fees.
Specific
Condi�on
Prior to Building
Permit Issuance
Applicable
18. Deferred Submitals: Prior to issuance of a building permit, the applicant shall submit a request to the Chief Building Official for any proposed deferred submitals on a form
provided by the Building and Safety Division. The Deferred Submital request shall include a jus�fica�on for each
proposed deferred submital. The Chief Building Official shall issue a determina�on on each proposed deferred
submital request.
Design
Guidelines
Prior to Building
Permit Issuance
Applicable
Fire Protec�on District Condi�ons
Specific
Condition
Developer Obligations Mechanism Implementation Status
19. Prior to the 200th single-family residen�al building permit, the project will require a secondary ingress / egress to Newell Drive (or another acceptable alterna�ve), north of Street A.
Fire District Prior to 200th
Fire Permit or
Building Permit
issuance for
single-family
homes
Applicable;
not
completed
20. In accordance with the standard mi�ga�on measures and condi�ons of approval set forth by the American Canyon
Fire Protec�on District, the developer shall pay the Fire Impact Fees (see current Standard Fees and Charges
adopted by resolu�on) as set forth in the Development
Agreement, prior to the issuance of any building permits.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
535
Specific
Condition
Developer Obligations Mechanism Implementation Status
21. New buildings and addi�ons to exis�ng buildings shall conform to requirements set forth in the currently adopted edi�ons of the California Building Code, California Fire Code, City of American Canyon standards and Na�onally
Recognized Standards.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
22. There shall be no deferred submitals for fire protec�on equipment and related u�li�es. Fire protec�on plans shall not be atached to or bound with the building plan
submital package. This includes but is not limited to
Automa�c Fire Sprinkler, Fire Alarm, Fixed Fire Protec�on and Civil plans.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
23. All Fire related underground piping and fire
appurtenances shall be shown on the Civil plan
submittal. In addition to the Civil plan submittal, at least (1) plan set under separate cover shall be submited to
American Canyon Building Division for rou�ng to the
American Canyon Fire Protec�on District detailing all
underground piping and related fire appurtenances
including but not limited to underground piping,
underground sweep detail, underground trench details
showing depth of burial, type of backfill, manufacturer’s specifica�ons of piping, valves joints, fi�ngs and calculated size and loca�ons of thrust blocks, hydrants loca�ons
(designate public or private), gate shut-off valves, PIV’s, FDC’s, fire pumps, fire pump and/or riser rooms.
Fire District Prior to
Improvement
Plans Issuance
Applicable;
not
completed
24. Underground u�lity contractor, architect and fire sprinkler contractorshall coordinate the loca�on of risers and control valves prior to the issuance of a building permit.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
25. Fire Department plan review shall be based on the
informa�on submited at the �me of permit applica�on.
Any changes to the approved/permited scope of work
including addi�ons, altera�ons, demoli�on, repair or a
change in occupancy/use may impact the project
requirements, including but not limited to the installa�on of addi�onal fire protec�on systems or components.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
26. An approved water supply capable of supplying the
required fire flow for fire protection systems shall be provided to all premises upon which facilities or buildings are hereby constructed or moved into or within the City.
Required fire flow and hydrant distribution shall be in accordance with Appendix B and C of the California Fire Code. Applicant shall demonstrate on plan submittal;
square footage of each building on plan and provide the required fire flow information. Applicant shall
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
536
Specific
Condition
Developer Obligations Mechanism Implementation Status
demonstrate that the number and spacing of onsite fire
hydrants meets with requirements of the California Fire Code. See sample below regarding fire flow and hydrant
detail information needed.
BUILDING FIRE FLOW REQUIREMENTS – CFC TABLES
B105.2 & B105.1(2)
INFORMATION BELOW IS A SAMPLE AND FOR
REFERENCE ONLY
Table B105.1(2) – Building size = 129, 600 square feet
Construction type = Type IIA
FF = 5,250 gpm at 20 psi
Duration = 4 hours
Table B105.2 – Fire sprinkler allowance = - 50%
5,250 – 2,625 = 2,625 gpm
FF = 2,625 gpm @ 20 psi
Duration = 2 hours
Table CC105.1 – Approximate number of hydrants = 3
Average spacing = 400 feet + 25% allowable
increase = 500
Maximum distance from street or frontage = 225
feet = 50% allowable increase = 337.5
27. Fire Protec�on systems shall be installed in accordance with provisions set forth in the California Fire Code as amended by the City of American Canyon and the applicable Na�onal Fire Protec�on Associa�on Standard.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
28. The fire protec�on equipment shall be located within an interior room having an approved exterior access door or in an exterior enclosure atached to the building, specifically, for the purpose of housing such equipment.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
29. Fire Apparatus Access Roads shall be designed in
accordance with provisions set forth in the California Fire Code Chapter 5 and Appendix D as amended by the City of American Canyon and the applicable Public Works
Standard.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
30. Fire apparatus access roads shall have an unobstructed minimum width of 20 feet (curb to curb) and a minimum
unobstructed ver�cal clearance of 13’ 6”.
They shall have an all-weather paved surface capable of suppor�ng a GVW of 71,000 pounds.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
31. Access roads shall be completed with all-weather
surfaces prior to the stockpiling of combustible
materials or beginning combustible construction. Fire
apparatus access shall be provided to within 150 feet of Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
537
Specific
Condition
Developer Obligations Mechanism Implementation Status
the most remote por�ons of all building from an approved exterior route. If this cannot be achieved fire apparatus turn arounds will be needed.
32. Fire apparatus access roads shall not be obstructed in any manner, including the parking of vehicles. Ver�cal traffic calming in the form of speed pumps, humps or dips are
prohibited along fire access roads without prior approval of the fire Code Official. The minimum width and clearances established in Sec�on 503.2.1 shall be maintained at all �mes.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
33. When required by the Fire Chief, fire apparatus access roads shall be designated as Fire Lanes and appropriate signs and/or markings installed in accordance with the
California Vehicle Code and approved City standards.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
34. Where applicable improvement plan submitals for permit shall include loca�ons of fire lane red curbing and fire lane signage. Please refer to and include City Public Works
Standard FP-2A & 2B with plan submitals for permi�ng.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
35. The City of American Canyon requires that a fire hydrant be in service within 250 feet of the furthest point of
construc�on prior to the stockpiling of combus�ble
materials for the beginning of construc�on.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
36. Fire Department Connec�ons (FDC)shall be located not more than 100 �. from the nearest fire hydrant.
Fire District Prior to Fire
Permit or
Building Permit
issuance
Applicable;
not
completed
Public Works
Specific
Condition
Developer Obligations Mechanism Implementation Status
37. The Applicant shall be responsible for all City plan check, map check, and inspec�on costs. The Applicant shall
establish a Developer Deposit Account with the City upon the ini�a�on of plan check services. The amount of the
ini�al deposit shall be determined by the City Engineer.
Addi�onal funds may be required based upon actual costs.
Specific
Condi�ons
Improvement
Plans
Applicable
38. All improvements shall be designed in accordance with the American Canyon Municipal Code (ACMC), City of American Canyon Engineering Standard Plans and Specifica�ons for Public Improvements (City Standards), except as specifically noted otherwise in these condi�ons.
City
Standards
Building
Permits,
Cer�ficates of
Occupancy
Applicable
538
Specific
Condition
Developer Obligations Mechanism Implementation Status
39. All exis�ng overhead u�li�es, both on-site and along project frontages, and all new u�li�es to serve the project, shall be placed underground. Excep�ons may be allowed
for surface mounted transformers, pedestal mounted
terminal boxes and meter cabinets.
Specific
Condi�ons
Improvement
Plans Submital
Applicable
40. Unless otherwise explicitly permited, all exis�ng wells, sep�c tanks and/or underground fuel storage tanks shall be abandoned under permit and inspec�on of Napa County
Department of Environmental Services or other designated agency. If there are none, the project engineer shall
provide a leter describing the scope of the search done to make this determina�on.
Specific
Condi�ons
Improvement
Plans Submital
Applicable
41. A detailed Soils Inves�ga�on/Geotechnical Report shall be prepared and submited for review. The report shall
address, at a minimum, poten�al for liquefac�on, R-values, expansive soils and seismic risk. The improvement plans shall incorporate all design and construc�on criteria
recommended in the Geotechnical Report.
Specific
Condi�ons
Improvement
Plans Submital
Applicable
42. A drainage report prepared by a California Registered Civil Engineer shall be submited for review with the ini�al
submital of the Improvement Plans. The report shall
include detailed hydrologic and hydraulic calcula�ons to support the design and sizing of all public and private drainage facili�es including storm drains and deten�on
facili�es. The report shall address exis�ng downstream
storm drain facili�es and hydraulic condi�ons which may impact the design of proposed facili�es and improvements.
The report shall include hydraulic grade line profiles for all proposed storm drains for the 10-year, 25-year and 100- year storm events.
Specific
Condi�ons
Improvement
Plans Submital
Applicable
43. A final detailed post-construc�on Stormwater Control Plan (SWCP) that iden�fies and sizes all permanent postconstruc�on stormwater treatment BMPs shall be prepared and submited for review and approval. The SWCP shall be prepared in accordance with the latest edi�on of the Bay Area Stormwater Management Agencies Associa�on
(BASMAA) Post-Construc�on Manual and the requirements
of the State Water Resources Control Board Phase II
Municipal Separate Storm Water System (MS4) General
Permit (Order 2013-0001 DWQ). It is the City’s discre�on whether to accept alterna�ve treatment facili�es other
than bioreten�on.
Specific
Condi�ons
Improvement
Plans Submital
Applicable
44. A Post Construc�on Stormwater Opera�ons and
Maintenance Plan that includes a plan sheet showing all storm drain and water quality infrastructure that is to be Specific
Condi�ons
Improvement
Plans Submital
Applicable
539
Specific
Condition
Developer Obligations Mechanism Implementation Status
maintained, along with detailed instruc�ons and schedules for the ongoing maintenance and opera�on of all postconstruc�on stormwater BMPs shall be submited for review and approval by the City Engineer. Once approved, the property owner(s) shall enter into an agreement with the City that provides the terms, condi�ons, and security associated with the ongoing requirements of the postconstruc�on Stormwater Best Management Prac�ces.
45. Final Maps, as defined in the Subdivision Map Act, shall be prepared by a licensed surveyor or civil engineer. Final Maps shall show all lots, parcels, rights-of-way, and
easement(s), and shall be submited to the City Engineer for review. Final Maps shall be in substan�al conformance with the approved Tenta�ve Map and all applicable
condi�ons of approval. Final Maps are not valid un�l they have been approved by the City and recorded. Closure
calcula�ons shall be provided at the �me of each ini�al Final Map submital. All calculated points within the maps shall be based upon one common set of coordinates. All
informa�on shown on the Final Maps shall be directly
verifiable by informa�on shown on the closure calcula�on printout. The point(s) of beginning shall be clearly defined.
All lot acreages shall be shown on the Final Maps and shall be verifiable from informa�on shown on the closure
calcula�on printout. A current �tle report (within past 30 days) shall be submited at the �me of each ini�al Final Map submital.
Specific
Condi�ons
Improvement
Plans Submital
Applicable
46. Subject to the terms of Condi�on 47, the Applicant shall secure all necessary rights-of-way and public and private easements for both onsite and offsite improvements. The Applicant shall prepare all necessary legal descrip�ons and deeds.
Specific
Condi�ons
Improvement
Plans Submital
Applicable
47. To the extent any offsite public improvements require the acquisi�on of property not currently owned by the
Applicant or the City, the Applicant shall first make a goodfaith effort to acquire the necessary property rights, however if the Applicant makes such an effort and is unable to acquire such rights, then the Applicant may request the City acquire the necessary property rights through the
exercise of eminent domain provided that the Applicant
enters first into an agreement with the City to pay for all costs incurred by the City to acquire such rights and if the City does not acquire the rights necessary to allow the offsite public improvements to be completed by the
Applicant within statutory �meline provided by law, then Specific
Condi�ons
Improvement
Plans Submital
Applicable
540
Specific
Condition
Developer Obligations Mechanism Implementation Status
the Applicant shall be relieved of the obliga�on to
construct those off-site improvements only to the extent they require property not currently owned by the Applicant or the City. The Applicant shall make a good-faith effort to iden�fy and acquire the necessary property rights at the earliest opportunity. A good faith offer includes
iden�fica�on of property rights needed (permanent and
temporary), appraisal of the value of the highest and best use of the property, and a bonafide offer to pay this
amount at the close of escrow.
48. Applicant shall submit all site Improvement Plans, prepared by a registered Civil Engineer, for review and approval of the City. Please be aware that this is separate submital from the building permit applica�on. The final plan set shall include all civil, landscape and joint trench drawings under a single cover sheet. Applicant shall submit a Rough Grading Plan for review and approval of the City. Rough Grading Plan approval and site grading may commence
prior to Improvement Plan and Final Map approval. An
Encroachment Permit shall be required for any work within City right of way, unless explicitly not required by the City.
Specific
Condi�ons
Improvement
Plans Submital
Applicable
49. All public water service laterals or services (domes�c, recycled and fire water) shall include approved backflow preven�on devices.
City
Standards
During
Construc�on
Applicable
50. Cathodic protec�on shall be provided for all water valves, fi�ngs, hydrants, meters, backflow devices, duc�le iron pipe, and other metal appurtenances, regardless of the
findings of any soils corrosivity analysis. Cathodic
Protec�on Details shall be included in the Improvement
Plans.
City
Standards
During
Construc�on
Applicable
51. All sanitary sewer manholes shall be epoxy coated on the inside or installed with an exterior seal to limit infiltra�on.
City
Standards
During
Construc�on
Applicable
52. The Applicant shall keep adjoining public and private streets free and clean of project dirt, mud, materials, and debris during the construc�on period in accordance with an approved SWPPP and Erosion and Sediment Control
Plan using appropriate BMPs and as is found necessary by the City Engineer.
City
Standards
During
Construc�on
Applicable
53. If any hazardous material is encountered during the construc�on of this project, all work shall be immediately stopped and the Fire Department, Napa County
Department of Environmental Services or other designated agency, and the City Inspector shall be no�fied
City
Standards
During
Construc�on
Applicable
541
Specific
Condition
Developer Obligations Mechanism Implementation Status
immediately. Work shall not proceed un�l clearance has
been issued by all of these agencies.
54. Prior to final prepara�on of the subgrade and placement of base materials, all underground u�li�es shall be installed and service connec�ons stubbed out behind the sidewalk.
Public u�li�es, Cable TV, sanitary sewers, and water lines shall be installed in a manner that will not disturb the street pavement, curb, guter and sidewalk, when future
service connec�ons or extensions are made.
Specific
Condi�ons
During
Construc�on
Applicable
55. Where soil or geologic condi�ons encountered in grading opera�ons are different from that an�cipated in the soil and/or geologic inves�ga�on report, or where such
condi�ons warrant changes to the recommenda�ons
contained in the original soil inves�ga�on, a revised soil or geologic report shall be submited for approval by the City Engineer. Addi�onally, if field condi�ons warrant
installa�on of any subdrains, the loca�on, size and
construc�on details must be provided to the City for review and approval prior to construc�on.
Specific
Condi�ons
During
Construc�on
Applicable
56. All new fire hydrants shall be covered with burlap sacks un�l the hydrants have been tested and found to be in
conformance with City flow requirements. No storage of
combus�ble materials or construc�on of building shall be permited un�l all hydrants meet City flow requirements.
Specific
Condi�ons
Pre- and during
Construc�on
Applicable
57. Prior to placing the final li� of asphalt, all public storm drains and sanitary sewer lines shall be video inspected at the Applicant's expense. All video media (CD, DVD, or
portable hard drive) shall be submited to the City. If any inadequacies are found, they shall be repaired prior to the placement of the final li� of asphalt.
Specific
Condi�ons
Prior to placing
the final li� of
asphalt
Applicable
58. All streets, curbs, guters, sidewalks or other public facili�es damaged in the course of construc�on associated with this Project shall be the responsibility of the Applicant and shall be repaired to the sa�sfac�on of the City at the Applicant's expense.
Specific
Condi�ons
During and post
Construc�on
Applicable
59. A�er all of the new underground u�li�es within exis�ng public streets have been installed, the en�re affected areas shall be milled and repaved to present a neat finished
pavement area. Mul�ple trench patches are not
acceptable.
Specific
Condi�ons
Improvement
Plans
Applicable
60. All construc�on stormwater pollu�on preven�on best
management prac�ces (BMP's) shall be installed as the first order of work and in accordance with the State Water
Resources Control Board's General Construction Permit for Specific
Condi�ons
PreConstruc�onApplicable
542
Specific
Condition
Developer Obligations Mechanism Implementation Status
Stormwater Discharges Associated with Construction and
Land Disturbance Activities (Order 2009-0009-DWQ, as
amended), the Applicant's Storm Water Pollu�on
Preven�on Plan (SWPPP), and the City’s Erosion and
Sediment Control Plan in accordance with the City’s MS4 Permit. All stormwater BMP's shall be maintained to the sa�sfac�on of the Qualified SWPPP Developer (QSD),
Qualified SWPPP Prac��oner (QSP), and the City Engineer.
61. With the excep�on of water used for loading and tes�ng of potable water lines, all construc�on water used for the project shall be obtained from a source other than
American Canyon potable water sources. The Applicant
shall provide verifica�on that an outside source of
construc�on water, e.g., recycled water, has been
established and will be available for the dura�on of the project construc�on.
Specific
Condi�ons
During
Construc�on
Applicable
62. The development shall comply with the City’s Zero Water Footprint policy.
Specific
Condi�ons
During and post
Construc�on
Applicable
63. All landscaping shall be designed to use recycled water for irriga�on. Recycled water landscaping shall be designed to comply with California Code of Regula�ons Title 22 and
shall include design details to prevent runoff of recycled water. The irriga�on system shall include an ET/SMART
controller.
Specific
Condi�ons
Improvement
Plans Submital
Applicable
Public Works Special Condi�ons of Approval
Specific
Condition
Developer Obligations Mechanism Implementation Status
64. The Applicant shall submit Improvement Plans prepared by a registered Civil Engineer (Engineer of Record) in
substan�al conformance with the preliminary civil plans �tled “Ves�ng Tenta�ve Map, Watson Ranch – Newell
Property” prepared by CBG Engineers, dated March 9,
2023, revised through June 2023 except as modified by
these condi�ons. Subdivision Improvement Plans and
rough grading plans may be submited in phases based on
the site phasing and preliminary phasing as shown on the final Ves�ng Tenta�ve Map.
Specific
Condi�ons
Improvement
Plans Submital
Applicable
65. Improvement Plans shall be �ed to the State of California coordinate system.
Specific
Condi�ons
Improvement
Plans Submital
Applicable
543
Specific
Condition
Developer Obligations Mechanism Implementation Status
66. The Applicant shall design and construct all the Public Improvements as shown on the Ves�ng Tenta�ve Map,
Watson Ranch – Newell Property and more specifically
described below; although, construc�on may be phased to correspond with the boundaries of each final map.
a. Newell Drive Extension:
Extend Newell Drive from its exis�ng northern
terminus at the intersec�on with Mallen Way to
the north end of the subdivision’s frontage.
Roadway cross-sec�ons shall be consistent with
those in the adopted Watson Ranch Specific Plan.
b. Rio Del Mar Extension:
Extend Rio Del Mar from its exis�ng northern
terminus to its intersec�on with Newell Drive. The
roadway cross-sec�on shall be consistent with that
in the adopted Watson Ranch Specific Plan.
c. Roundabouts:
Design and construct roundabouts at the
intersec�on of Newell Drive with Mallen Way and
the intersec�on of Newell Drive with Rio Del Mar.
d. Second Vehicular Access to Newell Drive:
As shown on the Ves�ng Tenta�ve Map, in addi�on
to Street A, the Applicant shall provide a secondary
temporary vehicular access way into the project
site by execu�ng one of two project shall provide
one of the two op�ons: 1) subject to the gran�ng
of temporary access rights from the owner of the
adjacent property to the north, construct vehicle
access on said property, or 2) construct temporary
for temporary vehicular access within the
subdivision bisec�ng future lots that connect
Street B to Newell Drive. The temporary secondary
vehicular access road shall be in place un�l Lot 5
begins development, and a permanent secondary
vehicular access way is provided. The temporary
access road shall be fully paved with an
appropriate structural sec�on for the an�cipated
traffic loads. Project civil engineer shall design the
temporary access road and shall be shown in the
Improvement Plans.
Specific
Condi�ons
Improvement
Plans Submital
Applicable
544
Specific
Condition
Developer Obligations Mechanism Implementation Status
e. Newell Drive/ Street A Intersec�on:
Applicant shall conduct a traffic safety analysis of
the intersec�on of Newell Drive with Street A
regarding refuge and safety of all users entering
and exi�ng the Promontory development to
determine whether accelera�on/decelera�on
lanes, a roundabout or other measures are
warranted. The traffic safety analysis shall be
subject to the review and approval of the City
Engineer and addi�onal safety measure shall be
constructed as directed.
f. EVA on Parcel C:
The emergency vehicle access over Parcel C shall
be paved with asphalt cement with a structural
sec�on design to the sa�sfac�on of City Engineer
and Fire District.
g. Public Water Pump Sta�on:
The City’s exis�ng water distribu�on system does
not have adequate pressure to serve the
Promontory development. The project shall design
and install a public water pump sta�on located at
City owned parcel (APN 059-454-005) within the
Canyon Estates Subdivision. The water pump
sta�on shall be designed and sized to serve all of
the areas referred to as Zone 5 in the City’s 2016
Water Master Plan and all of the areas referred to
as Zone 3 in the Watson Ranch Specific Plan. The
water pump sta�on improvements shall be
consistent with the preliminary design prepared by
GHD (DOCUMENT REFERENCE AT A LATER TIME)
and shall include a hydro-pneuma�c tank, auxiliary
power supply and City SCADA controls.
Applicant shall be responsible for its fair share of
the cost of designing and construc�ng the water
pump sta�on as determined by the Promontory
Subdivision’s calculated Average Daily Demand
(ADD) as a percentage of the pump sta�on’s design
total ADD capacity. Costs in excess of this amount
shall be eligible for water capacity fee credits.
Costs in excess of the Applicant’s combined fair
shall plus eligible water capacity fee credits, if any, shall be eligible for a reimbursement agreement to
be paid by City over a ten year �meframe (a�er
545
Specific
Condition
Developer Obligations Mechanism Implementation Status
final No�ce of Comple�on of the public
improvements) via Water Capacity Fees paid
citywide by others. Prior to the issuance of the site
improvement plans, the applicant shall execute
reimbursement agreement with the City.
The water pump sta�on shall be completed,
opera�onal and accepted by the City prior to
issuance of any cer�ficate of occupancy for any
building within the Promontory development.
h. Zone 5 Water Main Extension in Newell Drive:
Extend the exis�ng 12” Zone 5 water main in
Newell Drive from its exis�ng northern terminus
approximately 500-feet south of Donaldson Way
(south of the bridge) to the north end of Newell
Drive Extension at the north end of the
subdivision’s frontage. The cost of this
improvement will qualify for a credit against the
project’s Water Capacity Fee and included in the
reimbursement agreement.
i. Water Main Extension In Rio Del Mar:
Extend the 8” domes�c water line in Rio Del Mar
east from its exis�ng eastern terminus to Newell
Drive connec�ng to the new Zone 5 water main
described above.
j. Recycled Water Main Extension:
Extend the 12” recycled water line in Rio Del Mar
east from its exis�ng eastern terminus to Newell
Drive and north in Newell Drive to the north end of
Newell Drive Extension at the north end of the
subdivision’s frontage.
k. Storm Drain Pipe Barriers:
The open end of all storm drainage pipes shall be
designed and equipped with a barrier that will
prevent a person, pets or wild animals from
entering the storm drainage system.
l. Vine Trail:
Prior to the submital of the site improvement
plan, the applicant shall provide a dedica�on of a
public mul�-use trail easement for the Vine Trail
over Parcels E and F.
546
Specific
Condition
Developer Obligations Mechanism Implementation Status
m. Safety Barrier:
The Newell Drive extension fron�ng the
Promontory Project is at a higher eleva�on with
drop ranging from 23’ to 10’. The applicant shall
provide roadside barrier for safety of all road users.
67. Prior to the SUBMITTAL OF THE IMPROVEMENT PLANS,
Applicant shall:
a. Submit the City's "Improvement Plan Checklist" to City. b. Be responsible for Improvement Plan check services, as set forth in the Development Agreement.
c. Provide the following:
(1) Public Street Repair Plan
(2) U�lity Plan and Joint Trench Plan
(3) Construc�on Storm Water Pollu�on Preven�on
Plan (SWPPP)
(4) Drainage Report
(5) Post-Construc�on Stormwater Control Plan (SWCP)
(6) Geotechnical Report
(7) Construc�on Traffic Control Plan.
d. Submit a water and sewer Will Serve applica�on
Specific
Condi�ons
Improvement
Plans Submital
Applicable
68. Prior to APPROVAL OF THE IMPROVEMENT PLANS, the
Applicant shall:
a. Provide writen acknowledgment by the Geotechnical
Engineer of Record that the Plans incorporate all design and construc�on criteria specified in the Geotechnical
Report.
b. Provide documenta�on demonstra�ng that the exis�ng
PG&E pole line easements (212 OR 423 and 40 OR 242) has been quitclaimed or otherwise vacated.
c. Provide documenta�on demonstra�ng that the exis�ng
25’ roadway easement in favor of Ted D. Brown has been
quitclaimed or otherwise vacated.
d. Subject to the terms of Condi�on 47, furnish proof of the acquisi�on of all rights of entry and/or temporary and permanent easements necessary to construct the project
and the loca�on of all such rights on the Plans.
Specific
Condi�ons
Prior to
Improvement
Plans Approval
Applicable
547
Specific
Condition
Developer Obligations Mechanism Implementation Status
e. Furnish proof that all permits that may be required by the California Department of Fish & Game, State and
Regional Water Quality Control Board, US Army Corps of
Engineers and any other regulatory agencies with
jurisdic�on over the proposed construc�on have been
obtained.
f. Complete and submit the City’s Erosion and Sediment
Control Plan (ESCP) Template. Applicant may refer to a
SWPPP, as appropriate, by referencing page number within the SWPPP that addresses the requirements of the ESCP.
g. Submit a copy of the No�ce of Intent and WDID# for
coverage under the State Water Resources Control Board' General Construc�on Permit for Stormwater Discharges
Associated with Construc�on and Land Disturbance
Ac�vi�es (Order 2009-0009-DWQ).
69. Prior to COMMENCEMENT OF CONSTRUCTION ACTIVITIES,
the Applicant shall:
a. Pay off all current account balances with the City of American Canyon.
b. Pay an inspec�on fee in amount to be determined at the �me of commencement for the City's inspec�on of the
Public Improvements.
c. Conduct a pre-construc�on mee�ng with representa�ves of the City whereby the Applicant, the Legally Responsible Party (LRP), Qualified SWPPP Prac��oner (QSP), Qualified SWPPP Developer (QSD), and/or the Contractor provides
the following:
(1) Six (6) full-size bond copies of the approved
Improvement Plans for the City's use.
(2) One (1) job-site copy of the latest edi�on of the
City Standards for the Contractor use.
(3) One (1) job-site copy of the SWPPP for use by the
LRP, QSP, QSD, and Contractor.
(4) Electronic copies of Improvement Plans and
SWPPP
Specific
Condi�ons
Prior to
Commencement
of Construc�on
Applicable
70. The Watson Ranch – Newell Property Ves�ng Tenta�ve
Map states that mul�ple final maps may be filed and shows preliminary phasing between Phase 1 and Phase 2 final
maps. PRIOR TO RECORDATION OF THE FIRST FINAL MAP,
the applicant shall:
Specific
Condi�ons
Prior to
Recorda�on of
Each Final Map
Applicable
548
Specific
Condition
Developer Obligations Mechanism Implementation Status
a. Construct all of the Public and Private
Improvements within that final map phase to the
sa�sfac�on of the City. Alterna�vely, the Applicant
may enter into a Subdivision Improvement
Agreement with the City agreeing to complete all
of the Public and Private improvements within that
final map phase prior to Occupancy of the first unit
on that final map. Such an Agreements will require
the Applicant to provide bonds, proof oof workers
compensa�on insurance, and general liability
insurance in the forms and amounts as deemed
sa�sfactory to the City.
b. Establish a Homeowner’s Associa�on (HOA) in
accordance with State law with recorded Codes,
Covenants, & Restric�ons (CC&Rs) that are
sa�sfactory to the City Engineer and City Atorney
to provide long-term and ongoing maintenance of
all of the Private Improvements iden�fied above.
Specifically, the HOA will be responsible for the
long-term and ongoing maintenance of the
stormwater quality facili�es within the limits of the
subdivision and the pavement of the emergency
vehicle access on Parcel C. The City will have
enforcement authority over the HOA’s
maintenance obliga�ons and the obliga�on to
review and approve proposed changes and/or
amendments to the CC&R’s. The CC&R’s shall
require the HOA to create and maintain a separate
maintenance reserve fund in the amount of a
percentage of the cost of construc�ng the HOA
maintained improvements listed above. Said
percentage will be determined by the City prior to
recorda�on of the CC&Rs.
c. Generally, in substan�al conformity with that
which is shown on the Watson Ranch – Newell
Property Ves�ng Tenta�ve Map, convey all
easements and dedica�ons, public and private, for
the construc�on, use and/or maintenance of roads
or other access, drainage facili�es, parks, u�li�es,
and post-construc�on storm water management
facili�es in within each Final Map on said Final
Map or by separate instruments. All dedica�ons to
549
Specific
Condition
Developer Obligations Mechanism Implementation Status
the City shall be irrevocable offers of dedica�on.
Specific public offers of dedica�on include:
i. Streets A through G and Courts G and H in fee for
public road and u�lity purposes.
ii. Slope easements for public roadway purposes over
por�ons of Parcels A and B as determined
necessary by the City Engineer.
iii. An easement over Parcel C for emergency vehicle
access, public access and u�lity purposes.
iv. Parcel D in fee for public u�lity purposes.
v. Parcel G, 3.77 acres in fee for park purposes based
upon American Canyon Municipal Code Sec�on
18.44.035. Prior to City acceptance, this property
shall be graded to a 2% slope to enable it to be
used efficiently for park purposes.
vi. Parcel G, approximately 2.67 +/- acres, in fee for
public park purposes. Prior to recorda�on of the
first final map, the applicant shall submit a valid
appraisal for the property to the sa�sfac�on of the
City Manager. The City shall compensate the
applicant for this parkland from accrued in-lieu
park dedica�on fees over a maximum 10-year
period. Prior to City acceptance, this property shall
be graded to a 2% slope to enable it to be used
efficiently for park purposes.
vii. Parcel H in fee for stormwater and park purposes.
viii. Approximately 1.56 +/- acres of Newell Drive in fee for right-of-way and u�lity purposes.
ix. The exis�ng por�ons of the Newell Drive and Rio
Del Mar rights-of-way to remain that were
dedicated as right of way easements and public
u�lity easements on the Parcel Map Newell
Property (28 PM 5-8) shall be rededicated in fee
either on a final map or by separate instrument.
x. Furnish proof of payment of the mapping service
fee as required by Napa County Board of
Supervisors Resolu�on No. 92-119.
71. Parcels A, B, C, E and F shall be reserved by the owner and granted in fee to the Homeowners Associa�on as common
areas.
Specific
Condi�ons
Prior to
Improvement
Plan issuance
Applicable
72. Note 30 on the Sheet TM-1.1 of the Ves�ng Tenta�ve Map notwithstanding, a separate overlapping parcel map is not approved with the approval of the Ves�ng Tenta�ve Map.
Notwithstanding this condi�on, the filing and recorda�on Specific
Condi�ons
Prior to Final
Map
Applicable
550
Specific
Condition
Developer Obligations Mechanism Implementation Status
of a separate Large Lot Parcel Map (up to 4 parcels) for financing and/or conveyance purposed shall not invalidate the approval of this tenta�ve map.
73. Prior to APPROVAL OF A BUILDING PERMIT, the Applicant shall:
a. Pay all account balances and current City and American Canyon Fire District fees (Mi�ga�on & Capacity) based on the rates in effect at the �me of permit issuance. These fees include, but may not be limited to the following:
Traffic Mi�ga�on, General Plan Update, Civic Facili�es, Fire District, Water Capacity, Zero Water Footprint Mi�ga�on and Wastewater Capacity.
Specific
Condi�ons
Prior to Building
Permit issuance
Applicable
74. Prior to acceptance of any public improvements of release of Project Bonds, the Applicant shall:
a. Submit an inspector’s punch list indica�ng that all of the public improvements are constructed in substan�al
conformance with the approved improvement plans and to
the sa�sfac�on of the City Engineer.
b. Restore all adjacent off-site road surfaces to pre-project condi�ons.
c. Submit a leter by the Geotechnical Engineer of Record indica�ng that all the work has been completed in
substan�al conformance with the recommenda�ons in
Soils Inves�ga�on/Geotechnical Report.
d. Provide digital copy of the Improvement Plans that
include all as-built or field changes, in digital (.pdf) and AutoCAD Civil 3D (.dwg) format (void of any AutoCAD block formats preven�ng full edi�ng capabili�es of the
drawings), compa�ble with the City's current AutoCAD Civil 3D version, and �ed to the NAD83 (California Zone 2, feet) coordinate system.
e. Provide proof that all relevant Condi�ons of Approval have been sa�sfied.
f. Provide a leter sta�ng that all of the Developer’s
Condi�ons of Approval have been met.
g. Provide a leter from the Civil Engineer of Record and Landscape Architect of Record indica�ng that all the site Specific
Condi�ons
Prior to Release
of Project Bonds
Applicable
551
Specific
Condition
Developer Obligations Mechanism Implementation Status
improvements were constructed in substan�al
conformance with the approved improvement plans and
City Standards.
h. Provide proof from the Architect of Record, Structural Engineer of Record, and/or other design professionals who signed the building permit plan submital indica�ng that all building improvements have been constructed in
substan�al conformance with approved plans.
i. Execute a post-construc�on Stormwater Opera�ons and
Maintenance Agreement with the City.
552
Attachment 2 - Exhibit B:
VTM Plans
Attachment 1 - Exhibit B: Promontory VTM Plans
553 61
NEWELL DRIVE
NEWELL DRIVE RIO DEL MAR
MALLEN WAY
NEWELL DRIVE
PARCEL C
PARCEL A
BASIN A
PARCEL F
PARCEL D
PARCEL B
STREET B
STREET B
STREET B STREET E STREET E STREET F STREET F STREET G
STREET E STREET F STREET G
STREET H STREET D STREET D
STREET D STREET B STREET C STREET C
STREET C
BASIN B
PARCEL E PARCEL G
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16 17 18
19 20
21 22
23 24
105 106 107 108 109 110
26 27
28 29 30
31 32
33 34
35 36
37 38
39 40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
58 59
60 61
62 63
64 65
66 67
68 69
70 71 72 73
74 75
76 77
78 79
80 81
85 86
87 88
89 90
91 92
93 94
96 97
98 99
100
101
102
103
104
84 111
114
115
116
117
118
119
120
121 122
123
124
125
126
127
128
129
113
130 131 132
133
134
135
136
137
138
139 140 141
147
146
145
144
143
142
148 149 150
151
152
153
154
155
156
157
158
166
165
164
163
162
161
160
159
167 168 169
170
171
172
173
174
175
176 177 178
184
183
182
181
180
179
185 186 187
188
189
190
191
192
193
194
195 196
197
198
199
200
201
202
203
204 205 206
208 207
209
210
211
212
213
214
215
216
82 25
95 83
112 STREET A
CAUTION EXISTING LIVE GAS LINE!!
RIO DEL MAR
F
F
G G
D
D
E E
A
A
H
H
94 121 122
95 96
97 LOT AREAS 120
LOT AREA (SF±) LOT AREA (SF±) LOT AREA (SF±) LOT AREA (SF±) LOT AREA (SF±) LOT AREA (SF±) LOT AREA (SF±) LOT AREA (SF±) LOT AREA (SF±) SEE SHEET TM 1.3
PARCEL AREAS
PARCEL AREA (SF±)
0 80 160 240 OF SHEETS
SHEET NO.
TM-1.2
14 PUBLIC STREET AREAS
STREET AREA (SF±)
NEWELL DRIVE-STREET A STOPPING SIGHT DISTANCE TRIANGLE
WATSON RANCH - NEWELL PROPERTY
CITY OF AMERICAN CANYON NAPA COUNTY CALIFORNIA
SCALE: 1" = 80' DATE: MARCH 9, 2023
CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
G:\1217-042\ACAD\TM\TM-1.2.DWG
VESTING TENTATIVE MAP
554 61
PARCEL C
PARCEL G
1 2
3 NEWELL DRIVE RIO DEL MAR
MALLEN WAY
PARCEL F
NEWELL DRIVE
CAUTION EXISTING LIVE GAS LINE!!
RIO DEL MAR
C
C
B
B
PARCEL H
BASIN C BASIN B
SECTION G-G
TYPICAL 35' R/W
SECTION F-F
TYPICAL 40' R/W
SECTION E-E
TYPICAL 50' R/W
SECTION D-D
NEWELL DRIVE
SECTION A-A
RIO DEL MAR
SECTION B-B
NEWELL DRIVE
SECTION C-C
NEWELL DRIVE
SECTION H-H
EVA ACCESS ROAD SEE SHEET TM 1.2
0 80 160 240 OF SHEETS
SHEET NO.
TM-1.3
14 WATSON RANCH - NEWELL PROPERTY
CITY OF AMERICAN CANYON NAPA COUNTY CALIFORNIA
SCALE: 1" = 80' DATE: MARCH 9, 2023
CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
G:\1217-042\ACAD\TM\TM-1.3.DWG
VESTING TENTATIVE MAP
555 61
CAUTION EXISTING LIVE GAS LINE!!
NEWELL DRIVE NEWELL DRIVE RIO DEL MAR
NEWELL DRIVE
NEWELL DRIVE
MALLEN WAY NEWELL DRIVE
G:\1217-042\ACAD\TM\TM-2.DWG
0 120 240 360 OF SHEETS
SHEET NO.
TM-2
14 WATSON RANCH - NEWELL PROPERTY
CITY OF AMERICAN CANYON NAPA COUNTY CALIFORNIA
SCALE: 1" = 80' DATE: MARCH 9, 2023
CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
G:\1217-042\ACAD\TM\TM-2.DWG
1"=120'
EXISTING CONDITIONS
556 61
5 6
7 9
10 11
12 13
18 19
20 21
23 24
PARCEL C
PARCEL A
PARCEL F
BASIN A
PARCEL D
PARCEL B
STREET B
STREET B
STREET B STREET G
STREET H STREET D STREET D STREET B STREET C
BASIN B
1 2
3 4
14 15 16 17
22 105
106 107 108 109 110
26 27
28 29 30
31 32
33 34
35 36
37 38
39 40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
58 59
60 61
62 63
64 65
66 67
68 69
70 71 72 73
74 75
76 77
78 79
80 81
85 86
87 88
89 90
91 92
93 94
96 97
98 99
100
101
102
103
104
84 111
114
115
116
117
118
119
120
121 122
123
124
125
126
127
128
129
113
130 131 132
133
134
135
136
137
138
139 140 141
147
146
145
144
143
142
148 149 150
151
152
153
154
155
156
157
158
166
165
164
163
162
161
160
159
167 168 169
170
171
172
173
174
175
176 177 178
184
183
182
181
180
179
185 186 187
188
189
190
191
192
193
194
195 196
197
198
199
200
201
202
203
204 205 206
209 208 207
210 211 212
213
214
215
216
82 25
95 83
112 STREET A STREET E STREET E STREET F STREET F
I
I
C
C
D D
D D
A
A
E
E
D D
G G
NEWELL DRIVE
RIO DEL MAR STREET C
PARCEL E
F F
NEWELL DRIVE
PARCEL F PARCEL G
8 CAUTION EXISTING LIVE GAS LINE!! RIO DEL MAR
B
B
H
H
G:\1217-042\ACAD\TM\TM-3.1.DWG
PRELIMINARY EARTHWORK SUMMARY
PRELIMINARY PAVEMENT DESIGN CHART SEE SHEET TM 3.2
0 80 160 240 OF SHEETS
SHEET NO.
TM-3.1
14 PRELIMINARY GRADING & DRAINAGE PLAN
WATSON RANCH - NEWELL PROPERTY
CITY OF AMERICAN CANYON NAPA COUNTY CALIFORNIA
SCALE: 1" = 80' DATE: MARCH 9, 2023
CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
G:\1217-042\ACAD\TM\TM-3.1.DWG
557 61
PARCEL C
1 2
3 PARCEL G
MALLEN WAY RIO DEL MAR
NEWELL DRIVE
CAUTION EXISTING LIVE GAS LINE!!
K
K
J
J
L L
M
M
PARCEL H
BASIN C
NEWELL DRIVE
G:\1217-042\ACAD\TM\TM-3.2.DWG SEE SHEET TM 3.1
0 80 160 240 OF SHEETS
SHEET NO.
TM-3.2
14 PRELIMINARY GRADING & DRAINAGE PLAN
WATSON RANCH - NEWELL PROPERTY
CITY OF AMERICAN CANYON NAPA COUNTY CALIFORNIA
SCALE: 1" = 80' DATE: MARCH 9, 2023
CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
G:\1217-042\ACAD\TM\TM-3.2.DWG
558 61
SECTION A-A
SECTION B-B
SECTION C-C
SECTION D-D SECTION E-E
SECTION F-F SECTION G-G
SECTION H-H
SECTION I-I
SECTION J-J
SECTION K-K
SECTION L-L
SECTION M-M
G:\1217-042\ACAD\TM\TM-4.DWG
0 80 160 240 OF SHEETS
SHEET NO.
TM-4
14 PRELIMINARY GRADING CROSS SECTIONS
WATSON RANCH - NEWELL PROPERTY
CITY OF AMERICAN CANYON NAPA COUNTY CALIFORNIA
SCALE: 1" = 80' DATE: MARCH 9, 2023
CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
G:\1217-042\ACAD\TM\TM-4.DWG
NO SCALE
559 61
NEWELL DRIVE NEWELL DRIVE
NEWELL DRIVE RIO DEL MAR PARCEL C
PARCEL A
BASIN A
PARCEL D
PARCEL B
STREET B
STREET B
STREET B STREET E STREET E STREET F STREET F STREET G
STREET E STREET F STREET G
STREET H STREET D STREET D
STREET D STREET B STREET C STREET C
STREET C
BASIN B
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16 17 18
19 20
21 22 23
24 105 106 107 108 109 110
26 27
28 29 30
31 32
33 34
35 36
37 38
39 40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
58 59
60 61
62 63
64 65
66 67
68 69
70 71 72 73
74 75
76 77
78 79
80 81
85 86
87 88
89 90
91 92
93 94
96 97
98 99
100
101
102
103
104
84 111
114
115
116
117
118
119
120
121 122
123
124
125
126
127
128
129
113
130 131 132
133
134
135
136
137
138
139 140 141
147
146
145
144
143
142
148 149 150
151
152
153
154
155
156
157
158
166
165
164
163
162
161
160
159
167 168
169
170
171
172
173
174
175
176 177 178
184
183
182
181
180
179
185 186 187
188
189
190
191
192
193
194
195
196
197
198
199
200
201
202
203
204
205 206
209 208 207
210 211 212
213
214
215
216
82 25
95 83
112 STREET A
MALLEN WAY
CAUTION EXISTING LIVE GAS LINE!!
PARCEL E
PARCEL F PARCEL G
G:\1217-042\ACAD\TM\TM-5.1.DWG
0 80 160 240 OF SHEETS
SHEET NO.
TM-5.1
14 LEGEND
EXISTING PROPOSED DESCRIPTION SEE SHEET TM 5.2
PRELIMINARY UTILITY PLAN
WATSON RANCH - NEWELL PROPERTY
CITY OF AMERICAN CANYON NAPA COUNTY CALIFORNIA
SCALE: 1" = 80' DATE: MARCH 9, 2023
CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
G:\1217-042\ACAD\TM\TM-5.1.DWG
560 62
RIO DEL MAR
PARCEL G
NEWELL DRIVE
MALLEN WAY
CAUTION EXISTING LIVE GAS LINE!!
PARCEL H
BASIN C
NEWELL DRIVE
G:\1217-042\ACAD\TM\TM-5.2.DWG
0 80 160 240 OF SHEETS
SHEET NO.
TM-5.2
14 PRELIMINARY SANITARY SEWER TABLE
STRUCTURE RIM ELEV INV PIPE
SIZE (IN) SLOPE (%) LENGTH (LF)
PRELIMINARY SANITARY SEWER TABLE
STRUCTURE RIM ELEV INV
PIPE
SIZE (IN) SLOPE (%) LENGTH (LF)
PRELIMINARY STORM DRAIN TABLE
STRUCTURE RIM ELEV INV PIPE
SIZE (IN) SLOPE (%) LENGTH (LF)
PRELIMINARY STORM DRAIN TABLE
STRUCTURE RIM ELEV INV PIPE
SIZE (IN) SLOPE (%) LENGTH (LF)
LEGEND
EXISTING PROPOSED DESCRIPTION SEE SHEET TM 5.1
PRELIMINARY UTILITY PLAN
WATSON RANCH - NEWELL PROPERTY
CITY OF AMERICAN CANYON NAPA COUNTY CALIFORNIA
SCALE: 1" = 80' DATE: MARCH 9, 2023
CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
G:\1217-042\ACAD\TM\TM-5.2.DWG
561 62
DMA 1
DMA 2
PARCEL A
PARCEL D
PARCEL B STREET G STREET G
STREET H
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16 17
18 19
20 21
22 23
24 105 106 107 108 109 110
26 27
28 29 30
31 32
33 34
35 36
37 38
39 40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
58 59
60 61
62 63
64 65
66 67
68 69
70 71 72 73
74 75
76 77
78 79
80 81
85 86
87 88
89 90
91 92
93 94
96 97
98 99
100
101
102
103
104
84 111
114
115
116
117
118
119
120
121 122
123
124
125
126
127
128
129
113
130 131 132
133
134
135
136
137
138
139 140 141
147
146
145
144
143
142
148 149 150
151
152
153
154
155
156
157
158
166
165
164
163
162
161
160
159
167 168 169
170
171
172
173
174
175
176 177 178
184
183
182
181
180
179
185 186 187
188
189
190
191
192
193
194
195 196
197
198
199
200
201
202
203
204 205 206
209 208 207
210 211 212
213
214
215
216
82 25
95 83
112
NEWELL DRIVE
NEWELL DRIVE RIO DEL MAR
MALLEN WAY
NEWELL DRIVE
DMA 3
STREET B
STREET B
STREET B STREET D STREET D STREET B STREET C STREET A STREET E STREET E STREET F STREET F STREET C DMA 4
BASIN A
BASIN B
PARCEL E
PARCEL F PARCEL G PARCEL C
G:\1217-042\ACAD\TM\TM-6.1.DWG
0 80 160 240 OF SHEETS
SHEET NO.
TM-6.1
14 LEGEND
DMA #
SEE SHEET TM 6.2
PRELIMINARY STORMWATER CONTROL PLAN
WATSON RANCH - NEWELL PROPERTY
CITY OF AMERICAN CANYON NAPA COUNTY CALIFORNIA
SCALE: 1" = 80' DATE: MARCH 9, 2023
CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
G:\1217-042\ACAD\TM\TM-6.1.DWG
LOT 10 STORMWATER TREATMENT SUMMARY
DMA ID
DRAINAGE AREA
(SF±)
SURFACE
TYPE
RUNOFF
FACTOR
SIZING
FACTOR
TREATMENT AREA
REQUIRED (SF±)
TOTAL TREATMENT
AREA REQUIRED (SF±)
BASIN AREA
PROVIDED (SF±)
562 62
DMA 1
PARCEL G
1 2
3 RIO DEL MAR
DMA 3
DMA 4
NEWELL DRIVE
MALLEN WAY
PARCEL H
BASIN C
G:\1217-042\ACAD\TM\TM-6.2.DWG
0 80 160 240 OF SHEETS
SHEET NO.
TM-6.2
14 SEE SHEET TM 6.1
LEGEND
DMA #
PRELIMINARY STORMWATER CONTROL PLAN
WATSON RANCH - NEWELL PROPERTY
CITY OF AMERICAN CANYON NAPA COUNTY CALIFORNIA
SCALE: 1" = 80' DATE: MARCH 9, 2023
CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
G:\1217-042\ACAD\TM\TM-6.2.DWG
STORMWATER TREATMENT SUMMARY
DMA ID
DRAINAGE AREA
(SF±)
SURFACE
TYPE
RUNOFF
FACTOR
SIZING
FACTOR
TREATMENT AREA
REQUIRED (SF±)
TOTAL TREATMENT
AREA REQUIRED (SF±)
BASIN AREA
PROVIDED (SF±)
563 62
PARCEL C
PARCEL A
BASIN A
PARCEL D
PARCEL B
STREET B
STREET B
STREET B STREET E STREET E STREET F STREET F STREET G
STREET E STREET F STREET G
STREET H STREET D STREET D
STREET D STREET C STREET C
STREET C
BASIN B
PARCEL H
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18 19
20 21
22 23
24 105 106
107 108 109 110
26 27
28 29 30
31 32
33 34
35 36
37 38
39 40 41
42 43
44 45
46 47
48 49
50 51
52 53
54 55
56 57
58 59
60 61
62 63
64 65
66 67
68 69
70 71 72 73
74 75
76 77
78 79
80 81
85 86
87 88
89 90
91 92
93 94
96 97
98 99
100
101
102
103
104
84 111
114
115
116
117
118
119
120
121 122
123
124
125
126
127
128
129
113
130 131 132
133
134
135
136
137
138
139 140 141
147
146
145
144
143
142
148 149 150
151
152
153
154
155
156
157
158
166
165
164
163
162
161
160
159
167 168 169
170
171
172
173
174
175
176 177 178
184
183
182
181
180
179
185 186 187
188
189
190
191
192
193
194
195 196
197
198
199
200
201
202
203
204 205 206
209 208 207
210 211 212
213
214
215
216
82 25
95 83
112
NEWELL DRIVE
NEWELL DRIVE RIO DEL MAR
NEWELL DRIVE STREET A
PARCEL F
PARCEL E
PARCEL G
MALLEN WAY
BASIN C
NEWELL DRIVE
S
S
S
S
S S S S
S
S
S
S
NEWELL DRIVE
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14 LEGEND
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PRELIMINARY FIRE ACCESS PLAN
WATSON RANCH - NEWELL PROPERTY
CITY OF AMERICAN CANYON NAPA COUNTY CALIFORNIA
SCALE: 1" = 80' DATE: MARCH 9, 2023
CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
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LEGEND
WATSON RANCH - NEWELL PROPERTY
CITY OF AMERICAN CANYON NAPA COUNTY CALIFORNIA
SCALE: 1" = 80' DATE: MARCH 9, 2023
CIVIL ENGINEERS SURVEYORS PLANNERS
SAN RAMON
WWW.CBANDG.COM
ROSEVILLE
(925) 866-0322
(916) 788-4456
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14 PRELIMINARY SECONDARY SITE ACCESS PLAN
565 62
Yocha Dehe Wintun Nation
PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org August 18, 2022
City of American Canyon
Attn: Nicolle Hall, Administrative Technician
4381 Broadway St., Suite 201
American Canyon, CA 94503
RE: American Canyon 6th Cycle Housing Element YD-03152022-04 Dear Ms. Hall:
Thank you for the consultation meeting on, August 08, 2022, regarding the proposed American Canyon 6th Cycle Housing Element. We appreciate you taking the time to discuss the project.
Based on the information provided during our consultation meeting, the Tribe has concerns that the project could impact known cultural resources. Therefore, we request that you incorporate Yocha Dehe Wintun Nation’s Treatment Protocol into the mitigation measures for this project. Please submit the updated mitigation measures to the Cultural Resources Department once completed. We respectively decline any comment on the project at this time.
Should you have any questions, please feel free to contact:
CRD Administrative Staff
Yocha Dehe Wintun Nation
Office: (530) 796-3400
Email: [email protected]
Please refer to identification number YD – 03152022-04 in any correspondence concerning this project.
Thank you for providing us with this notice and the opportunity to comment.
Sincerely,
Tribal Historic Preservation Officer
DocuSign Envelope ID: 0D69CDD2-A513-4BF7-A2E6-01DD9D465223 566
Yocha Dehe Wintun Nation
PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org Treatment Protocol for Handling Human Remains and Cultural Items Affiliated with the Yocha Dehe Wintun Nation
The purpose of this Protocol is to formalize procedures for the treatment of Native American human remains, grave goods, ceremonial items, and items of cultural patrimony, in the event that any are found in conjunction with development, including archaeological studies, excavation, geotechnical investigations, grading, and any ground disturbing activity. This Protocol also formalizes procedures for Tribal monitoring during archaeological studies, grading, and ground-disturbing activities.
I. Cultural Affiliation
The Yocha Dehe Wintun Nation (“Tribe”) traditionally occupied lands in Yolo, Solano, Lake, Colusa and Napa Counties. The Tribe has designated its Cultural Resources Committee (“Committee”) to act on the Tribe's behalf with respect to the provisions of this Protocol. Any human remains which are found in conjunction with Projects on lands culturally-affiliated with the Tribe shall be treated in accordance with Section III of this Protocol. Any other cultural resources shall be treated in accordance with Section IV of this Protocol.
II. Inadvertent Discovery of Native American Human Remains Whenever Native American human remains are found during the course of a Project, the determination of Most Likely Descendant (“MLD”) under California Public Resources Code Section 5097.98 will be made by the Native American Heritage Commission (“NAHC”) upon notification to the NAHC of the discovery of said remains at a Project site. If the location of the site and the history and prehistory of the area is culturally-affiliated with the Tribe, the NAHC contacts the Tribe; a Tribal member will be designated by the Tribe to consult with the landowner and/or project proponents.
Should the NAHC determine that a member of an Indian tribe other than Yocha Dehe Wintun Nation is the MLD, and the Tribe is in agreement with this determination, the terms of this Protocol relating to the treatment of such Native American human remains shall not be applicable; however, that situation is very unlikely.
III. Treatment of Native American Remains
In the event that Native American human remains are found during development of a Project and the Tribe or a member of the Tribe is determined to be MLD pursuant to Section II of this Protocol, the following provisions shall apply. The Medical Examiner shall immediately be notified, ground disturbing activities in that location shall cease and the Tribe shall be allowed, pursuant to California Public Resources Code Section 5097.98(a), to (1) inspect the site DocuSign Envelope ID: 0D69CDD2-A513-4BF7-A2E6-01DD9D465223 567
Yocha Dehe Wintun Nation
PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org of the discovery and (2) make determinations as to how the human remains and grave goods should be treated and disposed of with appropriate dignity.
The Tribe shall complete its inspection and make its MLD recommendation within fortyeight (48) hours of getting access to the site. The Tribe shall have the final determination as to the disposition and treatment of human remains and grave goods. Said determination may include avoidance of the human remains, reburial on-site, or reburial on tribal or other lands that will not be disturbed in the future.
The Tribe may wish to rebury said human remains and grave goods or ceremonial and cultural items on or near the site of their discovery, in an area which will not be subject to future disturbances over a prolonged period of time. Reburial of human remains shall be accomplished in compliance with the California Public Resources Code Sections 5097.98(a) and (b).
The term "human remains" encompasses more than human bones because the Tribe’s traditions call for the burial of associated cultural items with the deceased (funerary objects), and/or the ceremonial burning of Native American human remains, funerary objects, grave goods and animals. Ashes, soils and other remnants of these burning ceremonies, as well as associated funerary objects and unassociated funerary objects buried with or found near the Native American remains are to be treated in the same manner as bones or bone fragments that remain intact.
IV. Non-Disclosure of Location of Reburials
Unless otherwise required by law, the site of any reburial of Native American human remains shall not be disclosed and will not be governed by public disclosure requirements of the California Public Records Act, Cal. Govt. Code § 6250 et seq. The Medical Examiner shall withhold public disclosure of information related to such reburial pursuant to the specific exemption set forth in California Government Code Section 6254(r). The Tribe will require that the location for reburial is recorded with the California Historic Resources Inventory System (“CHRIS”) on a form that is acceptable to the CHRIS center. The Tribe may also suggest that the landowner enter into an agreement regarding the confidentiality of site information that will run with title on the property.
V. Treatment of Cultural Resources
Treatment of all cultural items, including ceremonial items and archeological items will reflect the religious beliefs, customs, and practices of the Tribe. All cultural items, including ceremonial items and archeological items, which may be found at a Project site should be turned over to the Tribe for appropriate treatment, unless otherwise ordered by a court or agency of competent jurisdiction. The Project Proponent should waive any and all claims to ownership of DocuSign Envelope ID: 0D69CDD2-A513-4BF7-A2E6-01DD9D465223 568
Yocha Dehe Wintun Nation
PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org Tribal ceremonial and cultural items, including archeological items, which may be found on a Project site in favor of the Tribe. If any intermediary, (for example, an archaeologist retained by the Project Proponent) is necessary, said entity or individual shall not possess those items for longer than is reasonably necessary, as determined solely by the Tribe.
VI. Inadvertent Discoveries
If additional significant sites or sites not identified as significant in a Project environmental review process, but later determined to be significant, are located within a Project impact area, such sites will be subjected to further archeological and cultural significance evaluation by the Project Proponent, the Lead Agency, and the Tribe to determine if additional mitigation measures are necessary to treat sites in a culturally appropriate manner consistent with CEQA requirements for mitigation of impacts to cultural resources. If there are human remains present that have been identified as Native American, all work will cease for a period of up to 30 days in accordance with Federal Law.
VIII. Work Statement for Tribal Monitors
The description of work for Tribal monitors of the grading and ground disturbing operations at the development site is attached hereto as Addendum I and incorporated herein by reference.
DocuSign Envelope ID: 0D69CDD2-A513-4BF7-A2E6-01DD9D465223 569
Yocha Dehe Wintun Nation
PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org
ADDENDUM I
Yocha Dehe Wintun Nation
Tribal Monitors
Description of Work and Treatment Protocol
I. Preferred Treatment
The preferred protocol upon the discovery of Native American human remains is to (1) secure the area, (2) cover any exposed human remains or other cultural items, and (3) avoid further disturbances in the area.
II. Comportment
All parties to the action are strongly advised to treat the remains with appropriate dignity, as provided in Public Resource Code Section 5097.98. We further recommend that all parties to the action treat tribal representatives and the event itself with appropriate respect. For example, jokes and antics pertaining to the remains or other inappropriate behavior are ill advised.
III. Excavation Methods
If, after the Yocha Dehe Tribal representative has been granted access to the site and it is determined that avoidance is not feasible, an examination of the human remains will be conducted to confirm they are human and to determine the position, posture, and orientation of the remains. At this point, we recommend the following procedures:
(A) Tools. All excavation in the vicinity of the human remains will be conducted using fine hand tools and fine brushes to sweep loose dirt free from the exposure. (B) Extent of Exposure. In order to determine the nature and extent of the grave and its contents, controlled excavation should extend to a full buffer zone around the perimeter of the remains. (C) Perimeter Balk. To initiate the exposure, a perimeter balk (especially, a shallow trench) should be excavated, representing a reasonable buffer a minimum of 10 cm around the maximum extent of the known skeletal remains, with attention to counter-intuitive discoveries or unanticipated finds relating to this or other remains. The dirt from the perimeter balk should be bucketed, distinctly labeled, and screened for cultural materials. (D) Exposure Methods. Excavation should then proceed inward from the walls of the balk as well as downward from the surface of the exposure. Loose dirt should be scooped out and brushed off into a dustpan or other collective device. Considerable care should be given to ensure that human remains are not further impacted by the process of excavation.
DocuSign Envelope ID: 0D69CDD2-A513-4BF7-A2E6-01DD9D465223 570
Yocha Dehe Wintun Nation
PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org (E) Provenience. Buckets, collection bags, notes, and tags should be fully labeled per provenience, and a distinction should be made between samples collected from: (1) Perimeter Balk (described above), (2) Exposure (dirt removed in exposing the exterior/burial plan and associations, and (3) Matrix (dirt from the interstices between bones or associations). Thus, each burial may have three bags, “Burial 1 Perimeter Balk,” “Burial 1 Exposure Balk,” “Burial 1 Matrix.”
Please note the provisions below with respect to handling and conveyance of records and samples.
(F) Records. The following records should be compiled in the field: (1) a detailed scale drawing of the burial, including the provenience of and full for all human remains, associated artifacts, and the configuration of all associated phenomena such as burial pits, evidence for preinterment grave pit burning, soil variability, and intrusive disturbance, (2) complete a formal burial record using the consultants proprietary form or other standard form providing information on site #, unit or other proveniences, level depth, depth and location of the burial from a fixed datum, workers, date(s), artifact list, skeletal inventory, and other pertinent observations, (3) crew chief and worker field notes that may supplement or supercede information contained in the burial recording form, and (4) photographs, including either or standard photography or high-quality (400-500 DPI or 10 MP recommended) digital imaging.
(G) Stipulations for Acquisition and Use of Imagery. Photographs and images may be used only for showing location or configuration of questionable formation or for the position of the skeleton. They are not to be duplicated for publication unless a written release is obtained from the Tribe.
(H) Association. Association between the remains and other cultural materials should be determined in the field in consultation with an authorized Tribal representative, and may be amended per laboratory findings. Records of provenience and sample labels should be adequate to determine association or degree of likelihood of association of human remains and other cultural materials.
(I) Samples. For each burial, all Perimeter Balk soil is to be 1/8”-screened. All Exposure soil is to be 1/8”-screened, and a minimum of one 5-gallon bucket of excavated but unscreened Exposure soil is to be collected, placed in a plastic garbage bag in the bucket. All Matrix soil is to be carefully excavated, screened as appropriate, and then collected in plastic bags placed in 5- gallon buckets.
(J) Human remains are not to be cleaned in the field.
DocuSign Envelope ID: 0D69CDD2-A513-4BF7-A2E6-01DD9D465223 571
Yocha Dehe Wintun Nation
PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org (K) Blessings. Prior to any physical action related to human remains, a designated tribal representative will conduct prayers and blessings over the remains. The archaeological consultant will be responsible for insuring that individuals and tools involved in the action are available for traditional blessings and prayers, as necessary.
IV. Lab Procedures
No laboratory studies are permitted without consultation with the tribe. Lab methods are determined on a project-specific basis in consultation with Yocha Dehe Wintun Nation representatives. The following procedures are recommended:
(A) Responsibility. The primary archaeological consultant will be responsible for insuring that all lab procedures follow stipulations made by the Tribe.
(B) Blessings. Prior to any laboratory activities related to the remains, a designated tribal representative will conduct prayers and blessings over the remains. The archaeological consultant will be responsible for insuring that individuals and tools involved in the action are available for traditional blessings and prayers, as necessary. (C) Physical Proximity of Associations. To the extent possible, all remains, associations, samples, and original records are to be kept together throughout the laboratory process. In particular, Matrix dirt is to be kept in buckets and will accompany the remains to the lab. The primary archaeological consultant will be responsible for copying all field records and images, and insuring that the original notes and records accompany the remains throughout the process. (E) Additional Lab Finds. Laboratory study should be done making every effort to identify unanticipated finds or materials missed in the field, such as objects encased in dirt or human remains misidentified as faunal remains in the field. In the event of discovery of additional remains, materials, and other associations the tribal representatives are to be contacted immediately.
V. Re-internment without Further Disturbance
No laboratory studies are permitted on human remains and funerary objects. The preferred treatment preference for exhumed Native American human remains is reburial in an area not subject to further disturbance. Any objects associated with remains will be reinterred with the remains.
DocuSign Envelope ID: 0D69CDD2-A513-4BF7-A2E6-01DD9D465223 572
Yocha Dehe Wintun Nation
PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org VI. Curation of Recovered Materials
Should all, or a sample, of any archaeological materials collected during the data recovery activities – with the exception of Human Remains – need to be curated, an inventory and location information of the curation facility shall be given to tribe for our records.
DocuSign Envelope ID: 0D69CDD2-A513-4BF7-A2E6-01DD9D465223 573
EXHIBIT D
Applicant Confirmation of Conditions of Approval
Promontory Vesting Tentative Subdivision Map
(FILE NO. PL23-0034)
As shown by my signature below, I confirm that I understand and agree to abide by the conditions of approval included in the City Council Resolution dated August 15, 2023.
Applicant’s signature Date
Applicant’s name
Property Owner’s signature Date
Property Owner’s name
Please return signed confirmation to the City of American Canyon Community Development Department, 4381 Broadway, Suite 201, American Canyon, CA 94503
574
Top: Site facing northeast
Bottom: Site facing east
Promontory Subdivision Site Photos Attachment 2
575
Harvest
Subdivision –
WR Lot 10
Artisan
Subdivision –
WR Lot 14 & 15
Lemos
Pointe
Apts
The Lodge
Apts
Adobe
Lumber
Vintage
Ranch
Subdiv.
Walmart
North
Promontory VTM Attachment 3
NVRG Hotel
and Condos
Site
Promontory
Subdivision
576
13 Reliant Way
Hwy 29
Walmart Parking
Lot
Walmart Parking
Lot
Fire District
Property
Current Plan
Current and Proposed Land Use Plan
Proposed Plan
• No change to Market
Rate units or
commercial square
footage
Attachment 4
577
330 Land Company LLC
16381 Scientific Way
Irvine, California 92618
THRL-58180\2752684.1 16381 Scientific Way Irvine, California 92618