Agenda packet — American Canyon City Council, October 21, 2025 (part 1 of 3)

REGULAR CITY COUNCIL MEETING AGENDA
City Hall - Council Chambers
4381 Broadway St., Suite 201, American Canyon
October 21, 2025
6:30 PM

1. Conference with Legal Counsel – An+cipated Li+ga+on. Authorized pursuant to Government Code Section 54956.9 (d)(2). One (1) Matter.

2. Ma6ers Rela+ng to Public Employment: Public Employee Performance Evalua+ons (pursuant to Gov. Code section 54957)
Positions: Jason Holley, City Manager
Mayor: Pierre Washington
Vice Mayor: Mark Joseph
Councilmembers: Brando Cruz, Melissa Lamattina, David Oro AMENDED AGENDA: This agenda has been amended to add Item 11. The Wall that Heals Recap.
4:30 P.M. – CLOSED SESSION
The mayor will call the meeting to order and conduct roll call. Council will immediately convene into Closed Session after hearing any public comment on Closed Session items. At 6:30 p.m. the Council will reconvene into Open Session and then resume Closed Session at the end of the meeting to address outstanding items, if necessary.

CALL TO ORDER - CLOSED SESSION

ROLL CALL - CLOSED SESSION

PUBLIC COMMENTS - CLOSED SESSION ITEMS
This time is reserved for members of the public to address the City Council on Closed Session Items only. Comments must be made in person and are limited to 3 minutes. Comments for items on the Open Session agenda will be taken when the item is called in Open Session. Comments for Items not on the Closed Session or Open Session agenda will be heard during the Open Session Public Comment period.

MEETING RECESS - COUNCIL TO CONVENE IN CLOSED SESSION
4:30 P.M. CLOSED SESSION ITEMS
6:30 P.M. OPEN SESSION - REGULAR MEETING

CALL TO ORDER - OPEN SESSION

PLEDGE OF ALLEGIANCE

ROLL CALL - OPEN SESSION
CITY COUNCIL MEETING AGENDA OCTOBER 21, 2025
1 3. Proclamation - October 2025 National Code Enforcement Appreciation Month

4. Presentation: Spirit Horse

5. Presentation: Manilla Munchies Event

6. Presentation: Diwali - The Festival of Lights

7. Minutes of October 7, 2025
Recommendation: Approve the minutes of the Regular City Council mee5ng held on October 7, 2025.

8. Closed Session Report
Recommendation: Approve the Closed Session report for the meeting of October 7, 2025.

9. Watson Ranch Specific Plan Implementation
Recommendation: Receive and file an update on the implementa5on of the Watson Ranch Specific Plan and consider adopting one or more Minute Orders approving the following:
1) No5ce of Intent to submit an applica5on to the California Department of Alcohol Beverage Control for an "Entertainment Zone" at the Napa Valley Ruins and Gardens; and/or
2) No5ce of Intent to submit an applica5on to the California Public U5li5es Commission for a public road railroad crossing to access the Watson Ranch Specific Plan; and/or

REPORT ON CLOSED SESSION/CONFIRMATION OF REPORTABLE ACTION

PROCLAMATIONS AND PRESENTATIONS

PUBLIC COMMENTS - ITEMS NOT ON CLOSED SESSION OR OPEN SESSION AGENDA This time is reserved for members of the public to address the City Council on items that are not on the Closed Session or Open Session agenda and are within the subject matter jurisdiction of the City Council. Comments are limited to 3 minutes. Comments for items on the Open Session agenda will be taken when the item is called in Open Session. The City Council is prohibited by law from taking any action on matters discussed that are not on the agenda, and no adverse conclusions should be drawn if the City Council does not respond to public comment at this time.

AGENDA CHANGES
The Mayor and Council may change the order of the Agenda or request discussion of a Consent Item. A member of the Public may request discussion of a Consent Item by making that request during Public Comment.

CONSENT CALENDAR

PUBLIC HEARINGS
There are no public hearing items.

BUSINESS
CITY COUNCIL MEETING AGENDA OCTOBER 21, 2025
2 3) No5ce of Intent to submit an applica5on with the California Department of Fish and Wildlife to create a Mitigation Bank for the Watson Ranch Specific Plan.

10. Community Development Code Enforcement Update

11. The Wall that Heals Recap

12. City Council Committee Report - Vice Mayor Mark Joseph

13. City Council Committee Report - Mayor Pierre Washington

14. Future Agenda Items of Note

MANAGEMENT AND STAFF ORAL REPORTS

MAYOR/COUNCIL COMMENTS AND COMMITTEE REPORTS
The Mayor and Council may comment on matters of public concern and announce matters of public interest; no collective council action will be taken.

FUTURE AGENDA ITEMS

ADJOURNMENT

CERTIFICATION
I, Taresa Geilfuss, City Clerk for the City of American Canyon, do hereby declare that the foregoing agenda of the City Council was posted in compliance with the Brown Act prior to the meeting date. ______________________________________
Taresa Geilfuss, CMC, City Clerk

PUBLIC PARTICIPATION
This meeting is a limited public forum. American Canyon promotes respectful and responsible behavior among its meeting participants, whether they are present in person or remotely. Using offensive language or remarks that promote, foster, or perpetuate discrimination based on race, creed, color, age, religion, gender marital status, status regarding public assistance, national origin, physical or mental disability or sexual orientation/gender identification, as well as any other category protected by federal, state or local laws will not be tolerated. In the case of an occurrence, the speaker will be immediately disconnected from the microphone.

City Council and other public meetings will be conducted in person. This meeting is also available via Zoom, is broadcast live to residents on Napa Valley TV, on our website and on YouTube.

Zoom Link: Click here. Webinar ID: 847 1017 1711; Passcode: 123456. Phone in to Zoom: 408-638-0968 Oral comments, during the meeting: Oral comments can be made in person during Open and Closed Session or through Zoom in Open Session only. On Zoom use the "raise your hand" tool during any public comment period. To avoid confusion, hands raised outside of Public Comment periods will be lowered.

Written comments: Submit written comments by the eComments link, located on the Meetings & Agendas page of our website. eComments are available to council members in real time. To allow for Council review of comments, CITY COUNCIL MEETING AGENDA OCTOBER 21, 2025
3 eComments will close at 3:00 pm on the day of the meeting.

The above identified measures exceed all legal requirements for participation in public comment, including those imposed by the Ralph M. Brown Act. For more information, please call the Office of the City Clerk at (707) 647-4369 or email [email protected].

AGENDA MATERIALS: City Council agenda materials are published 72 hours prior to the meeting and are available to the public via the City’s website at www.americancanyon.gov.

AMERICANS WITH DISABILITIES ACT: The City Council will provide materials in appropriate alternative formats to comply with the Americans with Disabilities Act. Please send a written request to City Clerk at 4381 Broadway, Suite 201, American Canyon, CA 94503 or by email to [email protected]. Include your name, address, phone number and brief description of the requested materials, as well as your preferred alternative format or auxiliary aid, at least three calendar days before the meeting.

CITY COUNCIL MEETING AGENDA OCTOBER 21, 2025
4 CITY OF AMERICAN CANYON

PROCLAMATION
NATIONAL CODE COMPLIANCE APPRECIATION MONTH OCTOBER 2025 WHEREAS, Code Enforcement Officers provide health,safety, and welfare across California by educating the public and, when necessary, enforcing local, state, and federal laws; and WHEREAS, Code Enforcement Officers serve in challenging and demanding roles, often without recognition, while working to enhance residents’ quality of life and support economic vitality for local businesses; and WHEREAS, the field of Code Enforcement requires broad expertise in areas such as building, zoning, housing, animal control, environmental protection, public health, and life safety; and WHEREAS, Code Enforcement Officers are trained and certified in Code Enforcement practices, the California Law Enforcement Telecommunications System, mediation, and conflict resolution; and WHEREAS, Code Enforcement Officers provide critical support to homebound and vulnerable residents in need of assistance; and
WHEREAS, they collaborate closely with building officials, law enforcement, fire departments, and legal professionals to ensure community safety and compliance; and WHEREAS, Code Enforcement Officers maintain a highly visible presence in the communities they serve, respectfully engaging with individuals to explain neighborhood preservation rules and regulations; and WHEREAS, their duties often require working nights and weekends, sometimes in hazardous conditions, to protect the residents and businesses of American Canyon; and
WHEREAS, the American Association of Code Enforcement recognizes and honors Code Enforcement Officers and Professionals, raising awareness of the vital role they play in communities across the United States.

NOW, THEREFORE, I, Mayor Pierre Washington, on behalf of the City Council, do hereby proclaim October 2025 as National Code Compliance Appreciation Month, and express our appreciation for the dedication and service of our Code Enforcement Officers.

Dated: October 21, 2025
___________________________________
Pierre Washington, Mayor
5 SPIRITHORSE THERAPEUTIC RIDING CENTER OF

FRANCISCO BAY AREA
DBA

SPIRITHORSE EQUINE ASSISTED SERVICES
6 MILITARY PERSONNEL
Equ in e As s is te d Le a rn in g
& Equ in e As s is te d Th e ra py
Em otion a l He a lin g:

Interacting with horses helps process emotions,
reduce symptoms of PTSD, and develop effective
coping strategies.

Physical Rehabilitation:

Activities like riding and groundwork aid in
improving physical strength, balance, and
coordination.

Social Connection:

Group activities foster a sense of belonging,
reducing feelings of isolation and promoting peer
support.

Stress Reduction:

The calming presence of horses and the serene
outdoor setting contribute to reduced anxiety and
improved mental well -being
7 (H.E.Y.) HORSES
EMPOWERing YOUTH

PROGRAM
Horses Empowing Youth (HEY) Program is more than just a learning experience —it’s a transformative journey that equips teens with the tools they need to thrive. By combining equine - assisted learning, life skills training, and community
engagement, HEY creates a pathway for youth to build
confidence, resilience, and a meaningful connection to their community.

HEYaddresses foundational skills essential for
managing life’s challenges and building a
successful future:
8 9

DIVERSE

ABILITIES
Equine -As s is te d Th e ra pe u tic Ridin g: Ou r
cla s s e s h a rn e s s th e u n iqu e bon d be tw e e n h u m a n s a n d h ors e s to prom ote grow th ,
de ve lopm e n t, a n d h e a lin g for in dividu a ls of a ll a ge s a n d a bilitie s . Th e s e s e s s ion s u s e h ors e ba ck ridin g a n d grou n d-ba s e d in te ra ction s a s th e ra pe u tic tools to s u pport phys ica l,
e m otion a l, a n d cogn itive w e ll-be in g. In e a ch cla s s , ce rtifie d in s tru ctors w ork clos e ly w ith pa rticipa n ts to cre a te ta ilore d a ctivitie s a n d ridin g e xpe rie n ce s th a t a lign w ith th e ir n e e ds a n d goa ls .
10 DILLON’S
DREAM

A PLACE WITHOUT CANCER
Camp for Children with Cancer
This special day camp was designed to provide children with cancer a unique opportunity to experience joy, connection, and healing in a supportive environment. Throughout the day, children engaged in hands-on activities with animals such as pigs, goats, and ponies, horses creating meaningful bonds that helped reduce stress and provide comfort. Volunteers, family members, and caregivers joined in to ensure a welcoming and inclusive atmosphere, making it a day of support, laughter, and healing. The camp offered not only a chance for the children to interact with the animals but also a space for connection and emotional well-being, making it a memorable experience for all involved.
11 TEEN INTERN PROGRAM

BUILDING LEADERS

THROUGH TEACHING
12 HOME

CONNECTION

NEW SHOP CONTACT
Ne w Re le a se This Month
13 THANK YOU FOR HELPING US

EMPOWER LIVES THROUGH

SECOND CHANC E HORSES
WWW.SPIRITHORSEBAYAREA.ORG
14 CITY OF AMERICAN CANYON

PROCLAMATION
Diwali – The Festival of Lights
WHEREAS, the Hindu American Foundation and over one billion people worldwide respectfully observe Diwali, the Festival of Lights, symbolizing the victory of dharma, the good over evil; and WHEREAS, Diwali is among the most significant festivals celebrated by Hindus, Sikhs, Jains, and Buddhists, honoring faith, knowledge, and community, and reflecting the rich cultural heritage and contributions of South Asian Americans that strengthen the social and civic fabric of our nation; and WHEREAS, this year, Diwali will be celebrated over five days, from Saturday, October 18th through Wednesday, October 22nd, in accordance with the lunar calendar, with the main day of celebration, Lakshmi Puja, occurring on Monday, October 20th, and recognizing the entire festival period honors the full cultural and spiritual significance of Diwali; and WHEREAS, the festival inspires acts of charity (dāna), selfless service (seva), and reflection on the values of compassion, unity, and light over darkness; and
WHEREAS, Diwali’s timeless message of hope and harmony resonates with people of all backgrounds, reminding us that light can dispel darkness and that understanding and goodwill strengthen our shared humanity; and
WHEREAS, the celebration of Diwali provides an opportunity to recognize the shared values of community, inclusivity, and mutual respect that unite people of all backgrounds in American Canyon; and
NOW, THEREFORE, I, Mayor Pierre Washington, on behalf of the City Council, do hereby proclaim October 18-22, 2025, as Diwali – The Festival of Lights in American Canyon, and encourage all residents to join in celebrating its message of peace, hope, and harmony.

Dated: October 21, 2025
Pierre Washington, Mayor
15 CITY OF AMERICAN CANYON

REGULAR CITY COUNCIL MEETING

ACTION MINUTES
October 7, 2025
3:30 P.M. – CLOSED SESSION

CALL TO ORDER - CLOSED SESSION
The meeting was called to order at 3:31 p.m.

ROLL CALL - CLOSED SESSION

Present: Councilmember Melissa Lamattina, Councilmember David Oro, Vice Mayor Mark Joseph, Mayor Pierre Washington
Excused: Councilmember Brando Cruz

PUBLIC COMMENTS - CLOSED SESSION ITEMS
There were no public comments.

MEETING RECESS - COUNCIL TO CONVENE IN CLOSED SESSION
3:30 P.M. CLOSED SESSION ITEMS

1. Conference with Legal Counsel – Anticipated Litigation. Authorized pursuant to Government Code Section 54956.9 (d)(2). One (1) Matter.

2. Conference with Real Property Negotiators - Authorized Pursuant to Government Code Section 54956.8.
a. Property: APN: 059-020-023; Agency negotiator: Jason Holley, City Manager b. Property: APN’s: 057-090-065, 057-120-036, 059-020-044, 059-020-044, 059-020-043, 057-120-017, 057-430-001, 059-430-002; Agency negotiator: Jason Holley, City Manager 6:30 P.M. OPEN SESSION - REGULAR MEETING

CALL TO ORDER - OPEN SESSION
The City Council meeting was called to order at 6:32 p.m.

PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was recited.
16 ROLL CALL - OPEN SESSION

Present: Councilmember Melissa Lamattina, Councilmember David Oro, Vice Mayor Mark Joseph, Mayor Pierre Washington
Excused: Councilmember Brando Cruz

REPORT ON CLOSED SESSION/CONFIRMATION OF REPORTABLE ACTION A report on Closed Session and confirmation of reportable action was given by City Attorney Teresa Highsmith.

PROCLAMATIONS AND PRESENTATIONS

3. Proclamation: Domestic Violence Awareness Month
Mayor Washington announced the proclamation. It was received by Executive Director Tracy Lamb of Napa NEWS.

4. Proclamation: Filipino American History Month
Mayor Washington announced the proclamation. It was received by Farrah Coloma of Friendors and President Jodi Cruz of Fil-Am.

5. Proclamation: The Wall That Heals Week
Mayor Washington announced the proclamation. It was received by Hugh Marquez and the members of the Wall that Heals Volunteer Committee.

6. Appointment of Youth Commissioners/Oaths of Office
Following the appointment, City Clerk Taresa Geilfuss administered an Oath of Office to the Youth Commissioners.

Action: Motion to adopt Minute Order 2025-20 appointing Youth Commissioners:

Abyssinia Belvin and Royce Hall to the Planning Commission; Saniya Chandy and Charles Plummer, V to the Parks and Community Services Commission; and Katherine Bit to the Open Space, Active Transportation and Sustainability Commission and directing the City Clerk to administer an Oath of Office to the Youth Commissioners made by Vice Mayor Mark Joseph, seconded by Councilmember Melissa Lamattina, and CARRIED by roll call vote.

Ayes: Councilmember Melissa Lamattina, Councilmember David Oro, Vice Mayor Mark Joseph, Mayor Pierre Washington
Nays: None
Abstain: None
Excused: Councilmember Brando Cruz
17 PUBLIC COMMENTS - ITEMS NOT ON CLOSED SESSION OR OPEN SESSION AGENDA Mayor Washington opened public comments. Written comments: none. Oral comments: Michael Mendaros was called to speak; Yvonne Baginski was called to speak; Gina Griggs was called to speak; Leon Garcia was called to speak. The public comment period was closed.

AGENDA CHANGES
There were no changes to the agenda.

CONSENT CALENDAR
Action: Motion to adopt CONSENT CALENDAR made by Councilmember David Oro, seconded by Vice Mayor Mark Joseph, and CARRIED by roll call vote.

Ayes: Councilmember Melissa Lamattina, Councilmember David Oro, Vice Mayor Mark Joseph, Mayor Pierre Washington
Nays: None
Abstain: None
Excused: Councilmember Brando Cruz

7. Minutes of the Regular City Council Meeting of September 16, 2025 Action: Approved the minutes of the Regular City Council meeting held on September 16, 2025

8. Minutes of Special Joint City Council/Open Space, Active Transportation, and Sustainability Commission
Action: Approved the minutes of the Special Joint City Council/Open Space, Active Transportation, and Sustainability Commission meeting held on September 16, 2025.

9. Minutes of Special City Council Closed Session
Action: Approved the minutes of the Special City Council Closed Session held on September 30, 2025.

10. The Wall That Heals Special Event
Action: Adopted Resolution 2025-83 authorizing a budget appropriation of $14,000 from the General Fund Undesignated Reserve to the Parks and Recreation Community Events Division (100-70-790-43115) for The Wall That Heals event.

11. Parking Restrictions on Danrose Drive
Action: Adopted Resolution 2025-84 restricting overnight parking on Danrose Drive near City Limits.

12. Corporation Yard Relocation and Facility Upgrade Project Budget Increase Action: Adopted Resolution 2025-85 increasing the Project Budget for the Corporation Yard Relocation and Facility Upgrade Project (CF23-0300) from $1,780,000 to $2,015,000. 18 PUBLIC HEARINGS
There were no public hearing items.

BUSINESS

13. Community Grant Program Policy
Council received a Community Grant Program Policy staff report from Deputy City Manager Alexandra Ikeda. Mayor Washington opened public comments. Written comments: none. Oral comments: none. The public comment period was closed.

Action: Motion to adopt Resolution 2025-86 approving the updated Community Grant Program Policy made by Councilmember David Oro, seconded by Vice Mayor Mark Joseph, and CARRIED by roll call vote.

Ayes: Councilmember Melissa Lamattina, Councilmember David Oro, Vice Mayor Mark Joseph, Mayor Pierre Washington
Nays: None
Abstain: None
Excused: Councilmember Brando Cruz

14. Staff Position for Sustainability
Council received a Staff Position for Sustainability staff report from City Manager Jason Holley.

Mayor Washington opened public comments. Written comments: none. Oral comments: Yvonne Baginski was called to speak; Nance Matson was called to speak. The public comment period was closed.

Action: Motion to adopt Resolution 2025-87 amending the Fiscal Year 2025-26 Budget to Increase Line Item 100-10-120-41120 "Wages - Part-Time" by $30,000 to add part-time, limited term personnel in the City Manager's Department in furtherance of the City's Sustainability Goal and Strategic Work Plan made by Vice Mayor Mark Joseph, seconded by Councilmember Melissa Lamattina, and CARRIED by roll call vote.

Ayes: Councilmember Melissa Lamattina, Vice Mayor Mark Joseph, Mayor Pierre Washington
Nays: Councilmember David Oro
Abstain: None
Excused: Councilmember Brando Cruz

MANAGEMENT AND STAFF ORAL REPORTS

15. Q2 FY25/26 Capital Project Schedule Update
Council received a Q2 FY25-26 Capital Project Schedule Update from Public Works Director Erica Ahmann Smithies and provided feedback.
19 MAYOR/COUNCIL COMMENTS AND COMMITTEE REPORTS
The mayor and council members provided oral reports and announced items of community interest.

16. City Council Committee Report - Mayor Pierre Washington

FUTURE AGENDA ITEMS

17. Future Agenda Items of Note
Council reviewed future agenda items.

ADJOURNMENT
Mayor Washington adjourned the meeting at 8:20 p.m.

ATTORNEY-CLIENT PRIVILEGE

VIA ELECTRONIC MAIL
The Honorable Pierre Washington, Mayor
Members of the City Council
City of American Canyon
4381 Broadway, Suite 201
American Canyon, CA 94503
Re: Report Upon Return from Closed Session, Special City Council Closed Session Meeting of the American Canyon City Council of October 7, 2025 This communication sets forth reportable action, if any, of the City Council (“Council”) of the City of American Canyon (“City”), consistent with provisions of the Ralph M. Brown Open Meeting Act (Government Code Section 54950, et seq.) resulting from the Closed Session of the City Council Closed Session Meeting of October 7, 2025, consistent with Government Code Section 54957.1, regarding the following matter:

1. Conference with Legal Counsel – Anticipated Litigation Authorized pursuant to Government Code Section 54956.9(d)(2).

Number of Potential Cases: 1

2.a. Conference with Real Property Negotiators (pursuant to Govt. Code Section 54956.8) Property: APN: 057-020-023 (150 S. Napa Junction Road)
Agency Negotiator(s): Jason B. Holley
Under Negotiation: Price and terms of property acquisition

2.b. Conference with Real Property Negotiators (pursuant to Govt. Code Section 54956.8) Property: APN: 057-090-065, 057-120-036, 059-020-044, 059-020-043, 057-120-017, 057-430- 001, 059-430-002
Agency Negotiator(s): Jason B. Holley
Under Negotiation: Price and terms of property acquisition 21 ATTORNEY-CLIENT PRIVILEGE
The Honorable Pierre Washington, Mayor
City of American Canyon
October 16, 2025

Page 2 ends

406628.1
Mayor Washington, Vice Mayor Joseph, Council Members Oro and Lamattina convened in Open Session at 3:30 p.m. Councilmember Cruz was not present for closed session. No public comments were offered.

With respect to Closed Session Agenda matters 1, 2a and 2b, in each case direction was provided to staff and legal counsel, but there was no reportable action under the common law attorney-client privilege and that provided by Government Code Section 54956.9(d)(2).

The Closed Session concluded at 6:23 p.m.

This communication should be reviewed under the Consent portion of the Agenda of your next Regular or Special City Council Meeting.

Sincerely,
Teresa L. Highsmith
TLH:mom
cc: Jason B. Holley, City Manager
Juan Gomez, Assistant City Manager
Teresa Geilfuss, City Clerk
22 CITY COUNCIL AGENDA
OCTOBER 21, 2025

STAFF REPORT

BUSINESS
ITEM NUMBER: 9.

TITLE
Watson Ranch Specific Plan Implementation

RECOMMENDATION
Receive and file an update on the implementa*on of the Watson Ranch Specific Plan and consider adopting one or more Minute Orders approving the following:
1) No*ce of Intent to submit an applica*on to the California Department of Alcohol Beverage Control for an "Entertainment Zone" at the Napa Valley Ruins and Gardens; and/or 2) No*ce of Intent to submit an applica*on to the California Public U*li*es Commission for a public road railroad crossing to access the Watson Ranch Specific Plan; and/or 3) No*ce of Intent to submit an applica*on with the California Department of Fish and Wildlife to create a Mitigation Bank for the Watson Ranch Specific Plan.

CONTACT
Jason Holley, City Manager

BACKGROUND & ANALYSIS
History of the American Canyon "Town Center"
American Canyon does not (yet) have a "town center". However, the absence of communal gathering place(s) is not uncommon for rela*vely new ci*es (American Canyon was incorporated in 1992).

The idea to create a town center was memorialized by American Canyon's founding figures in 1994 as part of the first "General Plan". The loca*on chosen was the former Standard Portland Cement/Basalt Rock Company's cement plant/quarry, which was located within the original City limits (Attachment 1).

Planning for the "American Canyon Town Center Project" began a decade later and by the late 2000's the Council was considering a "specific plan" for mixed residen*al and commercial uses for the 30-acres of land surrounding the cement plant. Given the financial challenges of crea*ng a town 23 center, the Council was also considering annexing 70-acres of adjacent unincorporated land that was within the original Urban Limit Line (ULL) to help financially support the project (Attachment 2).

Even those addi*on lands were deemed inadequate and City leaders began to dream bigger.

ThereaGer they decided to expand the ULL to provide for addi*onal lands to support the town center. By mid-2008, American Canyon and Napa County reached agreement to expand the ULL and the subsequent voter ini*a*ve implemen*ng its expansion was approved by the Council later that year (AIachment 3). The 2008 Agreement set the stage for American Canyon to help the County reach its affordable housing goals and provide water to the unincorporated airport area. The expanded ULL contained another 175-acres of land north and east of the town center site. This ac*on was important because the financial reality of a mixed-use town center project in small community was becoming foreboding - especially in the face of the looming Great Recession.

In late-2010, the Napa County Local Agency Forma*on Commission approved the annexa*on of those addi*onal lands - totaling 315-acres - into the City (AIachment 4). Now that these addi*onal lands were in City limits, they could be developed to support the crea*on of a town center. But since the project had more than doubled in size, additional master planning was needed.

Watson Ranch Specific Plan
From 2012 to 2018, a thirteen-member ci*zen steering commiIee facilitated countless private and public planning sessions. The resul*ng public input was extraordinary. Finally, more than two decades aGer incorpora*on, an important milestone was reached; namely, the adop*on of the Watson Ranch Specific Plan (WRSP) (Attachment 5).

The WRSP is a comprehensive planning document that encompasses 309-acres of land that will contribute significantly to the iden*ty of American Canyon. The WRSP Area is located north of Vintage Ranch; east of the Union Pacific Rail Line; west of the City limits, and generally south of Watson Lane. With its unique draw of new residen*al neighborhoods surrounding a rebranded town center (Napa Valley Ruins & Gardens or NVRG) - the WRSP lays the founda*on for the community's vision to become a reality.

Unfortunately, despite overwhelming local support, 3rd-party legal challenges ini*ally delayed implementa*on. AGer seIling those legal issues in mid-2019, the Council adopted two ordinances that set the stage for the development of 1,439 dwelling units, 176,000 square feet of commercial space, 58,000 square feet of ancillary commercial space, a 200-room hotel, and an amphitheater contemplated by the WRSP.

Unfortunately, a global pandemic would soon alter the trajectory of the WRSP implementa*on.

Importantly, the Council approved a Development Agreement (DA) with one developer (American Canyon I, LLC or AC-1) which allows development ac*vity to flexibly respond to market condi*ons for 30 years (Attachment 6).
24 In 2023, the Watson Ranch Specific Plan was amended to reflect progress accomplished in the first few years. (Attachment 7).

Accomplishments
To date, six (6) different residential projects are approved. The result: 880 dwelling units entitled for construc*on; of those, 415 dwelling units are complete and inhabited, while 26 units are ac*vely under construction.

In addi*on, the 200-room hotel with conference facili*es, a 3,300-seat amphitheater, and an 800- seat amphitheater are also approved. As proof-of-concept for the permanent amphitheaters, temporary concerts uses are also approved.

AIachment 8 shows the chronology of the discre*onary approvals and related ac*ons by the Planning Commission and/or City Council. The table below is a snapshot of residen*al construc*on activity.

Lot/Name Project Name Homebuilder
Units
Entitled
Building Permit Status
Not
Applied
Plan Check Issued Occupancy
Lot 24 Lemos Pointe
Pacific West
Communities
186 0 0 0 186
Lots 14, 15 Artisan DR Horton 98 0 0 0 98
Lot 10 Harvest DR Horton 219 58 4 26 131
Lot 7 TBD KB Homes 136 136 0 0 0
Lot 8 TBD KB Homes 25 25 0 0 0
Promontory TBD Design Permit 216 216 0 0 0
Total 880 435 4 26 415
As shown above, substan*al development ac*vity has already occurred, with approximately 60% of the residential units contemplated by the WRSP either complete and/or currently entitled.

Entertainment Zone
The first commercial event at NVRG occurred a few weeks ago in conjunc*on with Blue Note's '2025 Fall Series". Four of the six concert events in this series have already occurred with the final two events happening next weekend. According to the promoter and aIendees, the proof-of-concept has been a resounding success.

Other en**es related to AC-1 have acquired businesses such as a Loch and Union Dis*llery, Old Kan Brewery, Ruins Wine Co. and Napa Valley Roas*ng Co. for the purposes of reloca*ng to NVRG. A 25 new law (SB 969) could help incen*vize these businesses to relocate to American Canyon in support of next year's concert series, which promises to be even more entertaining (Attachment 9).

In addi*on to more music offerings, a new "sculpture garden" which will ini*ally include 10 - 20 large sculpture art pieces in a garden sePng is underway. A beer garden, wine bar, food trucks, picnic areas, etc. with ancillary ac*vi*es for different age groups is expected to open in late Spring 2026 (weekends/day*me only) weather permiPng. For now, parking will be located on the future hotel property, but plans are underway to develop a parking lot on the west side of the NVRG to be accessed directly from South Napa Junction Rd.

The installa*on of on-site u*li*es (water, fire, sanitary sewer, recycled water, etc.) inside NVRG will commence following the last concert event this fall. The developer expects this to last 4-5 months.

Once complete, there will be permanent fire hydrants, modular restrooms and a separate sanitary system for food services in support of next year's program.

Staff recommends the Council adopt a Minute Order approving a No*ce of Intent to submit an applica*on to the California Department of Alcohol Beverage Control for an "Entertainment Zone" at the Napa Valley Ruins and Gardens.

Commercial Access Needed
In order to decouple the dependency of NVRG's food, beverage, and retail offerings from this ini*al cadence of the music events, the NVRG developer believes bonafide commercial access to highway is needed. This is because support from local American Canyon patrons alone will be insufficient to make these business successful. Instead, NVRG is dependent upon customers visi*ng American Canyon from elsewhere (who will primarily access NVRG from the highway). Poten*al NVRG Hotel developers share this perspective.

Currently, no public railroad crossing exists between NVRG and the highway, so the City will be pursuing approval from the CPUC to build one. Recently approved legisla*on (SB 544 - Laird) provides a new, streamlined process for approving such crossings, and adop*ng a No*ce of Intent will formally ini*ate that process. The proposed loca*on for this crossing is shown in the WRSP and the General Plan to be the future extension of Rio Del Mar; however final design considera*ons by both CPUC and/or Caltrans may dictate a different location (Attachment 10).

Staff recommends the Council adopt a Minute Order approving No*ce of Intent to submit an applica*on to the California Public U*li*es Commission for a public road railroad crossing to access the Watson Ranch Specific Plan.

Mitigation Bank
26 The 321-acre Jaeger Open Space (JOS) was in 2025 to conserve, protect, and par*ally compensate for unavoidable impacts to covered species and covered habitat associated with the adjacent WRSP. In par*cular, the JOS was established to mi*gate for a por*on of the impacts to the Federal listed California red-legged frog. A Long-Term Management and Monitoring Plan (LTMP) is being implemented to ensure that CRLF habitat within the JOS is managed, monitored, and maintained in perpetuity.

The LTMP establishes objec*ves, priori*es, and tasks to monitor, manage, maintain, and report on covered species, and covered habitat on the property. The LTMP is consistent with the Conserva*on Easement (CE) covering the JOS (AIachment 11). The LTMP iden*fies ini*al capital improvements and a long-term management phase. JOS may provide public access to a limited number of trails - some which may connect to and are accessed from the adjacent City-owned Newell Open Space.

The CE allows for the construc*on and maintenance of the proposed trials and public access. (Attachment 7)
AC-1 proposes to develop a "mi*ga*on bank" to offset costs associated with the JOS. The proposed bank includes permanently sePng aside open space lands adjacent to American Canyon and the recently recorded CE will prevent important habitat from being developed.

California’s conserva*on and mi*ga*on banking programs are guided by Fish and Game Code Sec*ons 1797 et seq. The programs are implemented by the Department of Fish and Wildlife (CDFW) with interagency consulta*on by others (AIachment 12). To assist AC-1, staff recommends adop*ng a No*ce of Intent to submit an applica*on to CDFW for a Mi*ga*on Bank and to begin the interagency consultation process.

Staff recommends the Council adopt a Minute Order approving n o*ce of Intent to submit an applica*on with the California Department of Fish and Wildlife to create a Mi*ga*on Bank for the Watson Ranch Specific Plan.

Conclusion
The numerous successes now unfolding in real-*me are rooted in the well-conceived plans of prior leaders and are the result of tremendous efforts by the City's development partners. Addi*onal challenges await, but the founda*on for ac*vity remains strong and the future of Watson Ranch and the Napa Valley Ruins and Gardens remains strong.

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

FISCAL IMPACT
Funding the implementation of the WRSP is a complicated and risky endeavor. 27 For example, AC-1 reports it has invested $30.5 million on Master Backbone Infrastructure (MBI) and $18 million more on "in-tract" infrastructure. MBI is the infrastructure that residents of WRSP will use to travel throughout the area and connect to exis*ng city streets. Visitors to NVRG and exis*ng residents will also u*lize the MBI. Examples of MBI include Rolling Hills Drive, Mallen Way, Rio Del Mar Segment 4, and Marcus Road Segment 1. In-tract infrastructure are smaller neighborhood streets that have houses fron*ng on them. Examples include Encore Street and Junegrass Street.

The MBI enabled the Lemos Pointe Affordable Housing Project to be completed in mid-2024. This first-of-its-kind in Napa Valley modular construc*on project was developed by Pacific West Communi*es, Inc. with one-*me support of $7.5 million from California Department. of Housing and Community Development (HCD) Infill Infrastructure Grant (IIG) funding and $4.3 million in annual federal tax credits from the CA Tax Credit Alloca*on CommiIee (CTCAC). The project includes 186 apartments set aside for tenants making between 30% and 60% of Area Median Income for our area, which is $146,700 for a family of four. Of note, construc*on of these dwelling units exceeded AC-1's "affordable housing" obligations in their DA.

The sale of finished lots to homebuilders such as K.B. Homes and D.R. Horton help AC-1 recoup the cost of infrastructure needed for the development. Three tranches of financing facilitated by the California Statewide Community Development Authority (CSCDA) - of which American Canyon has been a member since 2007 - in amounts of $6.6 million (2023), $15.6 million (2024) and $15 million (2025 - pending) also supported AC-1 efforts (AIachment 13). Of note, the IIG program and CTCAC tax credits are state and federal programs, while the CSCDA financing will be repaid by the eventual homeowners as part of annual property tax assessments.

ENVIRONMENTAL REVIEW
15378(b) - The ac*on is not a "Project" subject to the California Environmental Quality Act ("CEQA") because it does not qualify as a "Project" under Public Resources Code Sec*ons 21065 and 21080 and in Section 15378(b) of Title 14 of the California Code of Regulations.

COMMUNICATION
Level 1: Minimal Communication
ATTACHMENTS:

1. Town Center Location 1994 General Plan

2. 2007 Draft Town Center Site Plan

3. 2008 City/County ULL Agreement

4. 2010 LAFCO Approval of Town Center Annexation

5. 2018 Watson Ranch Specific Plan

6. 2019 AC-1 Development Agreement

7. 2023 Watson Ranch Specific Plan Amendment
28 9. Holley Memo to Council SB 969 Entertainment Zone for NVRG

8. Chronology of City Approvals 2017-2025

10. 2025 General Plan - Mobility Element Map

11. JOS Conservation Easement

12. CDFW Mitigation Bank Guidelines

13. CSCDA SCIP Presentation 2024
29 30
31 Napa County Agreement No.
1 American Canyon Agreement No.,J
J

AGREEMENT

BETWEEN THE COUNTY OF NAPA
AND

THE CITY OF AMERICAN CANYON
This Agreement (hereafter "Agreement") is entered into and effective as of July 3, 2008 by and between the County of Napa, a political subdivision of the State of California (hereafter County"), and the City of American Canyon, a municipal corporation (hereafter "City").

WHEREAS, the parties recognize the importance of agricultural preservation and open space in the County and desire to preserve agricultural and open space lands in the County so as to maintain a viable agriculture-based economy, preserve open space, prevent urban sprawl. and direct growth and development into already urbanized areas; and WHEREAS, the parties desire to implement the planned development of the City and adjacent lands within the County; and
WHEREAS, the parties recognize the importance of the Napa County Airport Airport") to the economy of the County and have a
longstanding interest in protecting the
Airport from the encroachment of incompatible land uses; and WHEREAS, the parties recognize that citizens, businesses and employees within both jurisdictions benefit when the parties collaborate successfully and solve disagreements amicably; and
WHEREAS, the parties seek to provide a solid footing for future planning and decisionmaking by recognizing a mutually agreed upon City urban growth boundary that will remain in place without change until 2030; and
WHEREAS, the parties are taking such steps as may be necessary to ensure that an adjusted urban growth boundary in the form of an amended City Urban Limit Line will not be changed until the year 2030; and
WHEREAS, in the County'sview, industrial development within the County Airport Industrial Area Specific Plan ("Airport Specific Plan") boundaries supports agricultural uses in the County, benefits the local economy, and will contribute to the construction of necessary infrastructure improvements; and
WHEREAS, the parties recognize that upon incorporation in 1992, the City assumed the rights and responsibilities of the former American Canyon County Water District; and WHEREAS, the parties recognize that the City provides water service to properties located within the City's Water Service Area, which includes the Airport Specific Plan area, and cc\ Cmes1AmC} AmCyn-D\n CoAgmt2008\ 1
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32 that it is essential for the City to continue to provide water service to these properties in an environmentally sensitive, reasonable and fair manner.

NOW, THEREFORE, THE PARTIES AGREE AS FOLLOWS:

PART I. AGREEMENT DEFINITIONS
When used in this Agreement, the following words or phrases shall have the following meanings unless the context clearly indicates otherwise:

Airport Industrial Area Specific Plan" or "Airport Specific Plan" shall mean the 1986 Napa County Airport Industrial Area Specific Plan, as amended through the effective date of this Agreement.

CEQA" shall mean the California Environmental Quality Act, Public Resources Code section 21000 et seq.

City" shall mean the City of American Canyon.

City Customers" shall mean all persons and entities presently receiving water service from the City, and all persons and entities that are requesting or in the future request new or increased water service from the City, for parcels that are located within City's incorporated limits.

City's
Water Service Area" shall mean all lands within the area depicted in Exhibit 11, attached hereto and incorporated herein by this reference.

County" shall mean the County of Napa.

LAFCO" shall mean the Napa County Local Agency Formation Commission.

Outside Customers" shall mean all persons and entities presently receiving water service from the City, and all persons and entities that are requesting or in the future request new or increased water service from the City for parcels that are located outside the City's limits but within the Airport Industrial Area Specific Plan boundaries.

Panattoni Property" shall mean that real property described by Assessor Parcel Numbers 057- 090-075 and 057-6, 090-consisting of approximately 16.30 acres and 34.40 acres, respectively, as is more fully described in Exhibit A, attached hereto and incorporated herein by this reference.

Subject Parcels" shall mean:

1. The parcel commonly known as the "Headwaters property," Assessor Parcel Number 057-69090-consisting of approximately 218.06 acres as is more fully described in Exhibit B, attached hereto and incorporated herein by this reference.

2. The parcel commonly known as the "Atkins property," Assessor Parcel Number 057-07040- consisting of approximately 25.44 acres as is more fully described in Exhibit C, attached hereto and incorporated herein by this reference. cc\ CD\ities\ AmCyn-AmCyn\ CoAgmt2008\ 2
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33 Sphere of Influence" shall mean the LAFCO-approved plan for the probable physical boundary and service area of the City of American Canyon, as defined in Government Code section 56076.

Urban Limit Line" or "ULL" shall mean that line which describes the boundaries described in Exhibit D, attached hereto and incorporated herein by this reference, beyond which the City and the City's Sphere of Influence shall not expand prior to 2030 unless the citizens of' the City first approve an expansion of the line.

PART II. PRE-CONDITIONS TO THE AGREEMENT TAKING EFFECT;

ANNEXATION OF PANATTONI PROPERTY
A. Preconditions to Agreement Effectiveness
This Agreement, excluding Agreement Section I1.I3, shall become effective only if each and every one of the following events occurs within its respective time frame. Therefore, if any one of the preconditions fails to occur within the time frame set forth in this Agreement for that precondition, then this Agreement and the obligations of the parties as set forth in Agreement Section 111 shall automatically become null and void.

1. Industrial Easements.

The City shall ensure that the owners of the Subject Parcels and the Panattoni Property, prior to amendment of the City's sphere of influence and completion of annexation of the Subject Parcels and the Panattoni Property to the City:
a. Grant and record industrial easements in favor of the County in perpetuity, in a form acceptable to the County Counsel and the City Attorney, ensuring that the Subject Parcels and the Panattoni Property may be developed in accordance with the uses permitted for those parcels by the Airport Specific Plan, and
b. Deed restrict, in a form acceptable to the County Counsel and the City Attorney, the Subject Parcels and Panattoni Property prior to development or use of the same. ensuring that the Subject Parcels and the Panattoni Property shall be developed in accordance with the uses permitted for those parcels in the Airport Specific Plan.

C. The City shall ensure that any development approvals sought by the owners of the Subject Parcels and the Panattoni Property in the City shall be conditioned by the City to be industrial uses as permitted for those parcels by the Airport Specific Plan and that the owners of these parcels grant and record avigation (flight) easements in favor of the County, in a form acceptable to the County Counsel and the City Attorney.

2. Standards for Providing Water Service. On or before September 1, 2008 the City shall take the following actions:
a. Revise its water policies to confirm that the City will provide water service to all Outside Customers upon request under all of the same terms and conditions under which the City provides water service to City Customers, and that the City will not impose any term or condition on any water service to any Outside Customer that is different from the terms and conditions that the City imposes on City Customers, except that the City may continue to cc\ Cities\ AmCyn-D\ AmCyn CoAgmt2008\ 3
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34 impose higher water rates on Outside Customers consistent with Hansen v. City of'San Buenaventura ( 1986) 42 Cal.3d 1172, and
b. Amend City Municipal Code sections 13. 010, 10.13. 020, 10.and

13. 040, 10.and all other related Municipal Code provisions, implementing resolutions and policies, so that they will be consistent with Agreement Sections II. 2A. a, III.E, and Exhibit E.

The City shall schedule a public hearing for this purpose. The City shall make all of the revisions and amendments referenced in Agreement Section II.1A. and II.2A.before the City files any requests for any amendment of the City's Sphere of Influence or any annexations of the Subject Parcels and the Panattoni Property.

3. Preconditions Are Prerequisite to Sphere ofInfluence Amendment and Annexation. Satisfaction of the requirements set forth in Agreement Section II.1 ( A. Industrial Easements) and 11. 2 ( A.Standards for Providing Water Service) are preconditions to this Agreement. If these preconditions are not satisfied, this Agreement shall be null and void.

B. Immediate Annexation of Panattoni Property
Notwithstanding any other provision of this Agreement, as an indication of good faith of both parties, the County shall, upon execution of this Agreement and upon satisfaction of the requirements set forth in Agreement Sections II.1 ( A. Industrial Easements), II.2 ( A.Standards for Providing Water Service) and III. 2 ( F.Property Tax Revenue Sharing Agreement), provide written support of that portion of City's application before LAFCO involving a sphere amendment or annexation of the Panattoni Property to the City.

PART 111. AGREEMENT OBLIGATIONS
A. City's Urban Limit Line
The parties agree that the City's growth boundary shall not expand beyond the UU described and depicted in Exhibit D until at least 2030. To implement this UI.L agreement, the parties will
take one or more of the following actions which are intended to ensure that the UI.I, will not change prior to 2030.

1. If a citizen'sinitiative is circulated that establishes an ULL as a part of the City General Plan that is consistent with Exhibit D and that cannot be changed without a vote of the people until 2030, and if that initiative gathers a sufficient number of valid signatures to require the City to either adopt the initiative or place the matter on the ballot, then the City shall either:
a) adopt the initiative without alteration at the regular meeting at which the certification of the initiative petition is presented to the City Council or within 10 days after it is submitted; or (b) place the matter on the ballot. Otherwise, this Agreement shall become null and void, except that the parties may agree otherwise concerning the 60 foot strip in the unincorporated territory separating Area 1 from Area 2, as described and depicted in Exhibit D.

2. If a notice of intent to circulate a citizen'sinitiative to establish an ULI., consistent with Agreement Section III. 1A.is not filed with the City elections official on or before June 30, 2008, then a ballot measure that will establish an ULI, in the City General Plan that is consistent with Exhibit D and cannot be changed without a vote of the people until 2030 shall be placed on cc\ CD\ities\ AmCvn-AmCyn\ CoAgmt2008\ 4
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35 the November 2008 municipal ballot by the City Council. The order of election shall be adopted by the City Council no later than August 8, 2008. Any such ballot measure shall expressly provide that any further changes to the ULL described and depicted in Exhibit D prior to 2030 shall take effect only following the approval by a majority of the voters of the City at a regularly
scheduled municipal election. If the City fails to place such a measure on the ballot, this Agreement shall automatically become null and void, except that the parties may agree otherwise concerning the 60 foot strip in the unincorporated territory separating Area 1 from Area 2, as described and depicted in Exhibit D.

3. If a notice of intent to circulate a citizen's initiative to establish an ULL in the City's
General Plan that is consistent with Exhibit D and cannot be changed without a vote of the people until 2030 is filed with the City election official on or before June 30, 2008, and the initiative is circulated but fails to achieve the necessary number of signatures to qualify for the November 2008 ballot, then a ballot measure that will establish an ULL as a part of the City's General Plan that is consistent with Exhibit D and cannot be changed without a vote of the people until 2030 shall be placed on the November 2008 municipal ballot by the City Council.

The order of election shall be adopted by the City Council no later than August 8, 2008. Any such ballot measure shall expressly provide that changes to the ULL depicted in Exhibit D that cannot be changed without a vote of the people prior to 2030 shall take effect only following the approval by a majority of the voters of the City at a
regularly scheduled municipal election. If the
City fails to place such a measure on the ballot, or if a referendum successfully repeals action of the City, this Agreement shall automatically become null and void , except that the parties may agree otherwise concerning the 60 foot strip in the unincorporated territory separating Area 1 from Area 2, as described and depicted in Exhibit D.

4. If the City fails to satisfy the requirements of Section III.A of this Agreement, or if the City is successfully challenged in court on its action as authorized in Agreement Section III.A, this Agreement shall automatically become null and void, excepting the obligations of' Agreement Section II.B.

5. If Agreement Section III.A.is applicable and the City Council places the matter on the November 2008 ballot rather than adopting the initiative measure without alteration and the initiative does not pass, then this Agreement shall automatically become null and void, excepting the obligations of Agreement Section II.B.

6. If Agreement Section III. 2A.or III. 3A.is applicable, and Agreement Section III. 1A.is not, and if a majority of the voters of the City do not approve the ULL depicted in Exhibit D with the condition that it cannot be changed without a vote of the people until 2030, then this Agreement shall automatically become null and void, excepting the obligations of Agreement Section II.B.

7. Area 4 as described and depicted in Exhibit D (commonly known as "Clark Ranch West") is currently in an Agriculture, Watershed and Open Space land use designation.

As a condition of this Agreement, the City will keep this area in open space, recreation, and/or wildlife conservation when the area is annexed to the City and will take all actions necessary to ensure that this property remains in open space, recreation and/or wildlife conservation. cc\ CitieslAmCyn\ CoAgmt2008\ D\ AmCyn- 5
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36 B. Sphere of Influence Amendments of the Subject Parcels Within ten days of execution of this Agreement, City shall amend its pending application for an amendment of its Sphere of Influence, which was filed with LAFCO in 2007, so that the application is consistent with this Agreement. City shall not pursue any applications with LAFCO for a Sphere of Influence amendment and/or annexation of any properties, other than the Panattoni Property as set forth in Agreement Section II.B, until the preconditions in Agreement Section ILA have been satisfied.

The parties recognize that any expansion of City's Sphere of Influence must be heard and approved by LAFCO. County agrees to provide written support of City's application to expand its Sphere of Influence to include the Subject Parcels described in Exhibits B and C but only if the voters of the City, or the City, as the case may be, first approves adoption of the ULL described in Exhibit D, with the condition that the approval occurred in such a manner that the approved ULL cannot be changed prior to 2030 except by the voters of the City. Otherwise, the County reserves the right to oppose including such parcels within the City's Sphere of Influence.

This County obligation to support the City's application to expand its Sphere of Influence for the Subject Parcels is in addition to, and separate from the County's obligation to support any Sphere of Influence amendment necessary to complete the annexation of the Panattoni Property, as required by Agreement Section II.B.

C. Annexation of the Subject Parcels
The parties recognize that expansion of the City by annexation is a matter to be heard and approved by LAFCO. County agrees to provide written support of the City's application to LAFCO for annexation of the Subject Parcels described in Exhibits B and C only if the voters of' the City, or the City, as the case may be, have first approved adoption of the ULL described in Exhibit D and further providing that the approval occurred in such a manner that the approved ULL cannot be changed prior to 2030 unless first approved by the voters of the City. Otherwise, the County reserves the right to oppose the annexation of the Subject Parcels. This obligation in support of the City's applications to annex the Subject Parcels is in addition to, and separate from, the obligation to support the annexation of the Panattoni Property as required by Agreement Section II.B.

It is further understood and agreed that nothing contained in this Agreement shall be construed as requiring the County to support annexations of parcels located within the ULL to the City or the inclusion of those parcels in the City's Sphere of Influence, other than the Subject Parcels and the Panattoni Property.

D. Parties to Amend Their Respective General Plans
I . County Requirements Following Voter Approval ofthe ULL Depicted in Exhibit D. The County will amend the Goals, Policies and implementing measures of all applicable maps, tables and diagrams of its General Plan to reflect the City adjusted ULL in a manner that is consistent with Exhibit D, concurrent with the completion of City's obligations described in Agreement Section III.A.
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37 2. City Requirements if an Initiative Adopting the ULL Depicted in Exhibit D is successful. The City will amend the Goals, Policies and implementing measures of all applicable maps, tables and diagrams of its General Plan to reflect the City adjusted ULL in a manner that is consistent with Exhibit D, concurrent with the completion of City's obligations described in Agreement Section III.A.

E. City Water Services to the Airport Industrial Specific Plan Area The City shall continue to provide water service to existing Outside Customers and, upon request, the City shall provide new or increased water service to all Outside Customers under the same terms and conditions under which the City provides water service to City Customers, as provided in Agreement Section II. 2A. a The City shall provide all new City Customers and all new Outside Customers with water service under the conditions in Exhibit E, attached hereto and incorporated herein by this reference. Nothing in this Agreement shall limit or affect the rights of City water customers for parcels that are located outside the City's limits and the Airport Specific Plan area but within the City's Water Service Area.

F. Property Tax Revenue Sharing Agreements
I . Within 120 days of execution of this Agreement and as a condition of County's support of annexation of the Subject Parcels to City, the parties will enter into an agreement setting forth the method of sharing those incremental real property taxes ( the "Tax Revenue Sharing Agreement") generated by the Subject Parcels subsequent to annexation of those parcels to the City. This Tax Revenue Sharing Agreement will become effective only upon annexation of the Subject Parcels to the City. The Tax Revenue Sharing Agreement shall provide that the City and County will each receive forty-seven and one-half percent (47.5%) of the property tax increment, with the American Canyon Fire Protection District, a subsidiary special district of the City receiving five percent (5%). The Agreement shall expressly provide that the City's proposed annexation of parcels within the voter approved ULL, other than the Subject Parcels and the Panattoni Property, are not subject to the Tax Revenue Sharing Agreement.

2. Within 120 days of execution of this Agreement and as a condition of County's support of annexation of the Panattoni Property to City, the parties will enter into a separate Tax Revenue Sharing Agreement setting forth the method of sharing those incremental real property taxes generated by the Panattoni Property subsequent to annexation of those parcels to the City.

This Tax Revenue Sharing Agreement will become effective only upon annexation of the Panattoni Property to the City. The Tax Revenue Sharing Agreement shall provide that the City and County will each receive forty-seven and one-half percent (47.5%) of the property tax increment, with the American Canyon Fire Protection District, a subsidiary special district of the City receiving five percent (5%). The Agreement shall expressly provide that the City's proposed annexation of parcels within the approved ULL, other than the Subject Parcels and the Panattoni Property, are not subject to the Tax Revenue Sharing Agreement.

G. Return of Tax Revenues
I. Any party who violates one or more of the provisions contained in Agreement Section III. 2. G.shall return to the other party the following incremental property tax revenues the offending party has received and will receive pursuant to the Tax Revenue Sharing cc\ Cities\ AmCyn-U\ AmCyn CoAgmt2008\ 7
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38 Agreements referenced in Agreement Section III. 1F.and III. 2:F. a. All such property tax revenues received for the four (4) fiscal years prior to the fiscal year in which the violation occurred; and b. All such property tax revenues received for the fiscal year in which the violation occurred, and
c. All such property tax revenues received in all future fiscal years following the fiscal year in which the violation occurred (i.e. in perpetuity).

2. A violation of the Agreement triggering Agreement Section III.G shall be deemed to have occurred if any of the following occurs:
a. The ULL described and depicted in Exhibit D is changed on or before January 1, 2030, by the City, by the passage of an initiative measure placed on the ballot by the City, or by the passage of an initiative measure which resulted from a successful petition circulated by registered voters of the City which qualifies for the ballot. b. The City files an application with LAFCO prior to Januarv 1, 2030 seeking to expand the City's Sphere of Influence to include parcels outside the described and depicted in Exhibit D.

C. The County fails to support the City's Sphere of Influence application and related annexation of the Subject Parcels in the manner and within the timeframes contemplated by this Agreement. Notwithstanding the foregoing, nothing in this Agreement shall be interpreted to require any member of the County Board of Supervisors to vote in any certain manner when sitting as a Commissioner on LAFCO.
d. The City fails to provide a water service will-serve letter to any person or entity requesting such a letter in a manner that is consistent with the terms of this Agreement. It' City fails to provide such a will-serve letter within 90 days after receiving a request for such a
letter, and if a mutual agreement between the City and the property owner making the request to extend that 90 day period for up to an additional 180 days has not been executed within the original 90 day period, then it shall be conclusively presumed that the City has violated the requirement to provide water service will-serve letters upon request. This paragraph shall not apply if during that entire 90 day period the City has in effect a policy of refusing to provide water service to all new City Customers, and of refusing to provide increased levels of water to all existing City Customers, due to factors relating to water shortages encountered by the City.

When said policy ceases to be applied, a
requirement to provide the requested will-serve letters within the 90 day period following the termination of the policy shall automatically go into effect.
e. The City fails to provide water service to, or unlawfully discriminates against any Outside Customer in the provision of water services, or the City otherwise does not provide water service to any Outside Customer in a manner that is consistent with this Agreement. However, the amount of water service that the City is obligated to provide shall be subject to the City's Zero Water Footprint Methodology, provided the City applies this Zero cc\ Cities\ ArnCyn-U\ AmCyn CoAgmt2008\ 8
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39 Water Footprint Methodology equally to City Customers and Outside Customers in a manner that does not result in conditions of approval that differ between similarly situated Outside Customers and City Customers. The list of Water Conditions that the City will impose on all parcels for which new water service is requested is attached to this Agreement as Exhibit E, and a
copy of the Zero Water Footprint Methodology is attached to this Agreement as Exhibit F. The process for Outside Customers to appeal conditions imposed by the City as a result of implementing the Zero Water Footprint Methodology is described in Exhibit G to this Agreement. Exhibits E, F and G are incorporated herein by this reference and may only be changed upon mutual consent of the parties.
f. The City imposes a
requirement that any future Outside Customer, other
than the owner or owners of record of the Subject Parcels, must consent to, or waive objection to, annexation of his, her, or its parcel to the City as a condition of receiving water services from the City.
g. The County amends its Airport Specific Plan prior to 2030 to allow residential uses in the Airport Specific Plan area.

If. Development of Parcels
As a precondition to the grant of final entitlements to any of the Subject Parcels or the Panattoni Property that are not challenged within the applicable statute of limitations, the party having land use authority over that parcel shall ensure that all of the following are accomplished conditions of approval, either through a development agreement or a reimbursement agreement:

1. Subject to any claims the County is obligated to perform related to the Montalcino Project (Napa County Use Permit 498177-UP and #P05- MOD), 0220-traffic mitigation fees attributable to the Subject Parcels and the Panattoni Property that the County receives pursuant to its Airport Industrial Area Traffic Mitigation Program, to the extent those parcels are developed in the unincorporated area shall be placed in a restricted account, if not already appropriated and expended by the County. All such fees shall be placed in a segregated account by the County Auditor and may only be disbursed to construct improvements to and/or extend Devlin Road from Tower Road to Airpark Road, as depicted in Exhibit I (attached to this Agreement and incorporated herein by this reference), including the construction of a two lane bridge ("Bridge") including pedestrian and bike lanes across Fagan Creek. If any of the Subject Parcels or the Panattoni Property is annexed to the City prior to development same, then the City shall pay to the County the amount of fees the County would have collected under the Airport Industrial Area Traffic Mitigation Program had that parcel been developed in the unincorporated area. City's obligation to pay those fees shall be due and payable within ten days of (l) issuance of the building permit or (2) whenever development would have triggered payment of the traffic mitigation fee under the County'sAirport Industrial Area Traffic Mitigation Program had the parcel been developed in the unincorporated area, whichever date is earlier. The fees shall be used by the County to offset costs to construct improvements to and/or extend Devlin Road as described in this Agreement, or to reimburse County for expenditures it may have previously made toward the design and construction of Devlin Road in the event development on these parcels lags any portion of the development of Devlin Road. cc\ Cities\ AmCyn-D\ AmCyn CoAgmt2008\ 9
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40 2. The County shall take appropriate steps to ensure that the Devlin Road and Bridge are completed prior to 2018. This shall include the design, acquisition of right- wayof-and construction of the Devlin Road extension and Bridge (including pedestrian and bike lanes) over Fagan Creek.

3. Development of the Headwaters property shall be conditioned upon dedication of a secondary public access road to support the Airport. That access road shall at a minimum be a type 11 Collector including two travel lanes, parallel parking, and consisting of 56 feet of public right- wayof-in accordance with Napa County Road and Street Standards.

4. The parties further agree that in order to implement the provisions of Agreement Sections III. 1, H.III. 2H.and III. 3, H.the Public Works Directors of the City and the County shall annually report to their respective entities with respect to the generation of all traffic revenue within the affected area and their expenditures to accomplish the described improvements.

PART IV. GENERAL PROVISIONS
A. Warranty of Legal Authority
Each party warrants and covenants that it has the present legal authority to enter into this Agreement and to perform the acts required of it hereunder. If any party is found to lack the authority to perform the acts required of it hereunder or is prevented from performing the acts by a court of competent jurisdiction, then this Agreement shall be null and void.

B. Assignment/Delegation
Neither party hereto shall assign or transfer any benefit or obligation of this Agreement without the prior written consent of the other, and no assignment shall be of any force or effect whatsoever unless and until the other party shall have so consented.

C. Severability
In the event any provision of this Agreement is held to be invalid or unenforceable, the remaining provisions of this Agreement will remain in full force and effect.

D. Waiver
Any waiver (express or implied) by either party of any breach of this Agreement shall not constitute a waiver of any other or subsequent breach.

E. Venue
This Agreement shall be governed and construed in accordance with the laws of the State of California. Any claim, action, arbitration or other proceeding arising from this Agreement shall be initiated and conducted only in the County of Napa.

F. Notices
All notices required or authorized by this Agreement shall be in writing and shall be delivered in person or by deposit in the United States mail, by certified mail, postage prepaid, return receipt cc\ Cities\ AmCyn-D\ AmCyn CoAgmt2008\ 10
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41 requested. Any mailed notice, demand, request, consent, approval or communication that either party desires to give the other party shall be addressed to the other party at the addresses set forth below. Either party may change its address by notifying the other party of the change of address.

Any notice sent by mail in the manner prescribed by this Paragraph shall be deemed to have been received on the date noted on the return receipt or five days following the date of deposit, whichever is earlier.

City ofAmerican Canyon:

City Manager
300 Crawford Way
American Canyon, California 94503
With copy to:

City Attorney
Law Offices of William Ross
400 Lambert Street
Palo Alto. California 94306
County ofNapa:

Napa County Executive Officer
1195 Third Street, Suite 310
Napa, CA 94559
With copy to:

Napa County Counsel
County of Napa
1 195 Third Street, Suite 301
Napa, CA 94559
G. Amendment
This Agreement may only be amended in writing by an amendment authorized by the City Council and County Board of Supervisors, except as provided in Agreement Section IV.K below.

H. Recitals Adopted
The parties hereby agree to, and adopt, the Agreement recitals as portions of the Agreement.

1. Termination for Cause
Either party may terminate this Agreement for cause of non-performance. Such termination shall be based upon ninety (90) days notice given to the other party in the manner set forth in Agreement Section IVY. Such notice shall also constitute a notice of default, which shall provide the defaulting party with an automatic right to cure the default within sixty (60) days.

J. Joint Defense in Event of Third Party Challenges to the Agreement In the event of a third party challenge of any type to this Agreement, the parties agree to jointly cc\ Cities\ AmCyn- l)\ AmCyn\ CoAgmt2008\ 1 1
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42 defend the validity and implementation of the Agreement.

K. Extension of Dates by Mutual Agreement
The dates provided for the performance of any of the terms of this Agreement may be changed and/or extended by mutual written agreement of the parties, the City acting through its City Manager and the County acting through its County Executive Officer.

L. Entire Agreement
This document is intended both as the final expression of the agreement between the parties hereto with respect to the included terms and as a complete and exclusive statement of the terms of the Agreement. This Agreement may be executed in two counterparts, each of which shall constitute an original.

IN WITNESS WHEREOF, this Agreement was executed by the parties hereto as of the date first above written.

OU TV F N PA
By:

RAD WAGENKNEC
Chair of the Board
ATTEST: Gladys,. Cold APPROVED AS TO FORM:

Clerk of he Board of Supervisors ROBERT WES EYER, County Counsel By: _ By:

CITY
7ANIERICAN
C NYON
By: X/ L

LEON GARCIA,
Mayor
ATTEST: Dorothy Roadman APPROVED AS TO FORM:

Ameri an anyo erk WILLIAM D. ROSS, City Attorney
By: By:
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43 EXHIBIT A
Legal Description of Panattoni Parcel
Commencing at the southwest corner of the 0.504 acre parcel of land described in the Deed to the State of California, recorded January 27, 1949 in Book 301 at page 69 of Official Records of Napa County; thence along the western line of the lands of said State of California; northerly along a curve to the left, from a tangent that
bears N 0°55. W12' 6"having a radius of 9910 feet, through a central angle of2° 39.16' 4" an arc distance of 393.94 feet; thence N02' 329'5"W 16.21 feet to a point on the south line of a 0.16 acre parcel of land described in Exhibit B" of the Grant Deed recorded at series number 1993-037831 in the office of the Napa County Recorder; thence N63° 30"49' W along the south line of said parcel 31.32 feet; thence N84°1 8' W26"along said south line 35.36 feet; Thence N02'26') 4"W to the centerline of Kelly Road South as shown on Exhibit "B" as shown on the Grant Deed recorded at series number 1993-037831 in the office of the Napa County Recorder; thence S87° 31"25' W along said centerline 28.33 feet to a curve concave to the south, having a radius of 250 feet; thence westerly and southerly along said curve through a central angle of 33° 24" 41' an arc length of 147.00 feet; thence S53° 07"44' W 376.66 feet to the beginning of a curve concave to the northwest, having a radius of 1000.00 feet; thence southerly and westerly along said curve through a central angle of 12° 50" 48' an arc length of 223.64 feet; thence S66° 57"32' W 117.18 feet to the eastern line of a 35.29 acre parcel of land described in Exhibit "A" of the Grant Deed recorded at series number 1993-037831 in the Office of the Napa County Recorder; thence S08°41 `22"E along said eastern line 65.93 feet to the southeast corner of said parcel; thence S61 °04' W46"along the southern line of said parcel,

36.24 feet; thence S8° 53"35' E 115.44 feet to the beginning of a curve concave to the west having a radius of 1000.00 feet; thence southerly along said curve through a central angle of 13° 08" 38' an arc length of 237.99 feet; thence S05' 102'5"W 494.58 feet to the beginning of a curve concave to the northwest having a radius of 475.00 feet; thence southerly along said curve through a central angle of 51 °02'54" an arc length of 423.21 feet; thence S56° 09"05' W 312.76 feet to the northeastern line of the Napa Valley Branch of the Southern Pacific Railroad and/or the San Francisco, Napa and Calistoga Railway; thence S27° 25"45' E along the northeastern line of said railway 282.16 feet to the south line of the 397.75 acre tract of land described as Parcel One in the Deed to Louis Gonsalves, et ux, recorded July 13, 1944 in Book 211 at Page 476 of Official Records of Napa County; thence east along the south line of said 397.75 acre parcel of land to the southwestern corner of the parcel of land described in the Deed to Ray L Welch, et ux, recorded December 7, 1953 in Book 428 at page 398 of Official Records of Napa County; thence along the western line of the land of said Welch, N00° 30"36' E 582.14 feet to the southwestern corner of the 2.5 acre parcel of land described in the Deed to Arthur C. Pollard, et ux, recorded June 23, 1947 in Book 271 at page 168 of Official Records of Napa County, thence along the western line of the land of Pollard, N28° W36' 124.4 feet and N17° E04' 302.3 feet to the southwestern corner of the 3.54 acre parcel of land described in the Deed to James K. Pendery, et ux, recorded November 13, 1947 in Book 278 at page 403 of Official Records of Napa County; thence along the western line of the lands of said Pendery N00° E36' 468.30 feet, more or less, to the southeastern corner of the 1 acre parcel of land described in the Deed to William Gonsalves, et ux, recorded November 13, 1961 in Book 640 at page 583 of Official Records of Napa County; thence along the southern lire of the land of said Gonsalves, N89° W24'208 feet to the southwestern corner thereof; thence along the western line of said land N00° E, 36' 208 feet to the northwestern corner thereof; thence along the northern line of said land S89024'E 208 feet to the northeastern corner thereof, said corner also being the northwestern corner of the land of James K. Pendery, above referred to; thence along the northern line of the land of said Penderey S89° E, 24'203.76 feet, more or less, to the point of beginning.

APN 057-6090-
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44 Commencing at the southeasterly corner of the lands of the South Napa Waste Management Authority S. W A.) N MExhibit "A" recorded November 19, 1993 as Instrument Number 1993-037831 in the office of the Napa County Recorder and shown on the Record of Survey of a portion of the lands of South Napa Waste Management Authority (S. W A.) N Mrecorded February 25, 1997 in Book 31 of Surveys at Pages 8-10 in the office of the Napa County Recorder; thence South 61 ° 04' 46", 36.24 feet to the TRUE POINT OF BEGINNING; thence from said true point of beginning South 08° 35' 53" East 115.44 feet to the beginning of a curve concave to the west having a radius of 1000.00 feet; thence southerly along said curve through a central angle of 13° 38' 08" an arc length of 237.99 feet: thence South 05° 02' 15" West 494.58 feet to the beginning of a curve concave to the northwest having a radius of 475.00 feet; thence southerly along said curve through a central angle of South 51 ° 02' 54" an arch length of 423.21 feet; thence South 56° 05' 09" West to the northeastern line of the Napa Valley Branch of the Southern Pacific Railroad and/or the San Francisco, Napa and Calistoga Railway; thence northwest along the northeastern line of the Napa Valley Branch of the Southern Pacific Railroad and/or the San Francisco, Napa and Calistoga Railway to the southerly corner of the said South Napa Waste Management Authority parcel:
thence northeasterly along the southeasterly boundary of the South Napa Waste Management Authority to the TRUE POINT OF BEGINNING.

APN 057-5090-
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45 EXHIBIT B
Legal Description of Headwaters Parcel
3eginning at the intersection of* the south line of the land described in the Deed to the County of Napa recorded December 31, 1986 in Book 1489 at page 213 in the office of the Napa County Recorder and the southwest line of the Napa Valley Branch of the Southern Pacific Railroad and/or the San Francisco, Napa, and, Calistoga Railway; thence South 75° 04"30' West along the south line of the said lands of Napa County 4509.24 feet to the southwest corner of said lands of Napa County, said corner also being a point on the western line of the Lands of Louis Gonsalves described as Parcel One in the deed to Louis Gonsalves, et ux, recorded July 13, 1944 in Book 211 at page 476 of official records of Napa County; thence southerly along the western line of said land to the southwestern comer thereof, thence east along the south line of said 397.75 acre parcel of land to the southwestern line said Railway; thence northwesterly along the southwestern line of said Railway to the Point of Beginning.

APN 057-69090-
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46 EXHIBIT C
Legal Description of Atkins Parcel
Commencing at the Southeastern corner of the 140.04 acre tract of land described in the Deed to Steve 0. Atkins, et al, recorded January 4, 1954, in book 430, Page 186 Official Records of Napa County, running thence South 87 degrees 54 minutes 30 seconds West, along the Southern line of said tract, 859.82 feet to the Northeastern Right of Way line of the Santa Rosa Branch of the Southern Pacific Railroad; thence North 68 degrees 44 minutes 48 seconds West, along said Northeastern line, 90.77 feet to the most Southerly corner of that certain 52.95 acre tract of land described in the Deed to County of Napa recorded August 16, 1956, in book 521 of Official Records at page 292; thence along the Easterly line of said 52.95 acre tract of land, North 21 degrees 38 minutes East 1919.15 feet to the most Northerly corner of said 52.95 acre tract; being a point in the Southern line of the Napa County Airport as described in the Judgment of Condemnation recorded April 12, 1944 in book 208, page 364, Official Records of Napa County; thence North 76 degrees 08 minutes 23 seconds East along said Southern line, 281.89 feet to the Northeastern corner of the 140.04 acre tract above referred to; thence South 1 degree 03 minutes 57 seconds West, along the Eastern line of said tract, 1859.55 feet to the point of commencement.

Excepting from said Parcel One an undivided 1 /2 interest in and to all of the oil, gas and other minerals and mineral rights of whatsoever nature, as granted to Charles I. Joens, et ux, in Deed recorded March 17, 1967, in book 762 of Official Records, at page 759, Napa County Records.

APN 057-07040-
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47 EXHIBIT D
Legal Description - Proposed Urban Limit Line for American Canyon, CA AREA # 1:

A portion of Township 4 North, Range 3, 4, and 5 West, Mount Diablo Base and Meridian (and also being shown on the attached plat entitled "Plat of Description - Proposed American Canyon, CA. Urban Limit Line" attached hereto, for illustrative purposes only, as EXHIBIT "D-1"), more particularly described as follows:

BEGINNING at a t-bar and tag stamped "R. E. C.6250", marking the westernmost corner of Parcel B-1, as shown on the map entitled "Survey and Division of the Madigan Ranch in Napa County and Solano County, California", filed December 17. 1971 in Book 3 of Parcel Maps at Page 67-68 in the office of the County Recorder of Napa County, California, all further references to filing or recording being made to said Napa County Recorder unless otherwise stated for purposes of this description; said Point of Beginning being a point on the Napa - Solano County line; thence westerly along said Napa - Solano County line 9460± feet to the southwest corner of Parcel A as shown on the map entitled " Final Map of Napa Meadows Unit 8" filed July 27, 2000 in Book 22 of Record Maps at Page 10-15 in the office of the County Recorder of Napa County, California; thence northerly along the extended westerly line of Parcels A, C & B as shown on said "Final Map of Napa Meadows Unit 8" 1900± feet to the southeast corner of the lands known as "Napa Meadows Unit 7" as shown on the map entitled " Final Map of Napa Meadows Unit 7" filed October 26, 2000 in Book 22 of Record Maps at Page 27-33 in the office of the County Recorder of Napa County, California; thence westerly and northwesterly along the southerly and extended westerly lines of said "Napa Meadows Unit 7" to a t-bar and tag stamped "R. E. C.6250" at the easterly terminus ofa line labeled "N87° 00"45' W 187.83"' marking a point on the easterly line of the lands of Pauline Burastero, et al, as shown on the map entitled "Record of Survey of the lands of American Canyon Sanitary Land Fill Co., Inc., and the lands of Pauline Burastero, et al" filed May 31, 1974 in Book 18 of Surveys at Page 71; thence westerly, northerly and westerly along the lines of said lands of Pauline Burastero, et al 9700± feet to a'/4" iron pipe stamped "R. E. C3389" marking the northwest corner thereof, said point being also the southwest corner of the 58.49 acre parcel of land described in the Judgment and Final Order of Condemnation filed February 15, 2006 and recorded as Document No. 2006-0005485; thence northerly and easterly along the lines of said 58.49 acre parcel of land 2016± feet to a '/4" iron pipe stamped "R. E. C11649" marking the southwest corner of Parcel 1 as shown on the map entitled "Parcel Map of the lands of Louis 0. Wurz Jr., et al and Covenant Presbyterian Church of Napa" filed December 1, 1986 in Book 15 of Parcel Maps at Page 20; thence northerly along the westerly line of said Parcel 1, 2280± feet to the northwest corner thereof, said northwest corner being also the southwest corner of Parcel One as shown on the map entitled "Parcel Map of the Lands of Napa Mill Development Company..." filed October 12, 2006 in Book 25 of Parcel Maps at Page 29-32; thence northerly along the West line of said Parcel One 575± feet to the southerly right of way line of Green Island Road; thence westerly along said southerly right of way, line of Green Island Road 1510± feet to the intersection with the extended westerly line of the lands of All Technical Engineering & Construction, Inc, as shown on the map entitled "Record of Survey of the lands of All Technical Engineering & Construction, Inc.", filed October 6, 1978 in Book 20 of Surveys at Page 88; thence northerly along the extended westerly line of' said lands of All Technical Engineering & Construction, Inc. 1820± feet to the southerly line of the lands described in the Grant Deed filed October 11, 2005 and recorded as Document No. 2005-0041461; thence northwesterly and northeasterly along said lands 2010± feet to the northwest corner thereof; thence northeasterly along the northerly line of said lands 282± feet to the northeast corner thereof; thence southerly along the easterly line of said lands 545± feet to the northwest corner of the lands described in the Grant Deed filed September 7, 2006 and recorded as Document No. 2006-003 1 3 19; thence northeasterly along the northerly line of said lands 4510± feet to the northeastern corner thereof; said cc\ Cities\ AmCyn-U\ AmCyn CoAgmt2008\ 17
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48 corner being a point on the southwesterly right of way line of the Napa Valley Branch of the Southern Pacific Railroad right of way; thence southeasterly along said southwesterly right of way line 15103 feet to the intersection with the extended southerly line of the lands ofS. W A. N Mas shown on the map entitled "Record of Survey of'South Napa Waste Management Authority..." filed February 25, 1997 in Book 31 of'Surveys at Page 8-10; thence northeasterly along said southerly line 1250± feet to the southerly right of way line of Kelly Road South, as shown on the same map entitled "Record of Survey of South Napa Waste Management Authority..."; thence northeasterly along said southerly right of way line 850± feet to the westerly right of way line of State Highway 29; thence southerly along said westerly right of way line 350± feet to the northeast corner of the lands described in the Grant Deed filed August 16, 2007 and recorded as Document No. 2006-0028706; thence westerly along the northerly line of said lands 225± feet to the northwestern corner thereof, said northwestern corner being also the northeastern corner of the lands described in the Grant Deed filed November 13, 1961 and recorded in Book 640 at Page 583; thence westerly along the northerly line of said lands 208± feet to the northwestern corner thereof ; thence southerly 208± feet to the southwesterly corner thereof; thence easterly 208± feet to the southeasterly corner thereof, said southeasterly corner being also a point on the westerly line of the aforementioned lands described in the Grant Deed filed August 16, 2007 and recorded as Document No. 2006-0028706; thence southerly along said westerly line 468± feet to the southwestern corner thereof; thence easterly along the extended southerly line of said lands 380±fect to a point on the easterly right of way line of State Highway 29, said easterly right of way line of State Highway 29 being also the westerly line of' Parcel C as shown on the map entitled "Parcel Map of the lands of Security Owners Corporation..." filed August 24, 1995 in Book 21 of Parcel Maps at Page 50-51; thence southerly along said westerly line of Parcel C 3460± feet to the southwestern corner thereof; thence easterly along the southerly line of said Parcel C 2500± feet to the southeastern corner thereof, said southeastern corner being also a point on the westerly line of Parcel One as described in the Corporation Grant Deed filed December 31, 1997 and recorded as Document No. 1997-03 1470; thence northerly along said westerly line 375j: feet to the northwestern corner thereof, thence easterly along the northerly line of said Parcel One 1678± feet to the northeastern corner thereof, thence southerly along the extended easterly line of said Parcel One 3580± feet to the a point on the northerly line of the lands of John D. & Lorrayne D. Cantoni as shown on the map entitled "Record of Survey of the lands of John D. & Lorrayne D. Cantoni" filed April 23, 1980 in Book 21 of Surveys at Page 69; thence leaving said northerly line 2200± feet to a nail and tag stamped R. E. C15390" in a corner post at the northerly terminus ofa line labeled "N40° 46"13' E 2463.39"' on said map; thence southwesterly along the last mentioned line 1300± feet to the point of intersection with the northerly extension of the line labeled "N9° 50"56' W 1007.63"' shown on the map entitled "Record of Survey of the lands of Amcan Land I
loldings Inc..." filed February 18, 1999 in Book 32 of Surveys at

Page 34 ends

southerly terminus thereof, said line terminus being also a point on the easterly line of Parcel One as described in the Grant Deed filed January 25, 2007 and recorded as Document No. 2007-0002762; thence southeasterly along said easterly line 2600± feet to a point on the southerly line of said Parcel One, said point being also the northwest corner of the lands of Palm, marked by a l!z" rebar and tag stamped "L.S. 4510" as shown on the map entitled "Parcel Map of the lands of a portion of the lands of Mary C. Avilla" filed December 10, 1986 in Book 15 of Parcel Maps at Page 23-24; thence southerly along the extended westerly line of said lands of Palm 350± feet to the southerly right of way line of American Canyon Road; thence westerly along said southerly right of way line of American Canyon Road 170± feet to a t-bar and tag stamped "R. E. C6250", marking the northeastern corner of Parcel B, as shown on the map entitled Survey and Division of the Madigan Ranch in Napa County and Solano County, California'", filed December 17, 1971 in Book 3 of Parcel Maps at Page 67-68; thence southwesterly, northeasterly, southerly and southwesterly along the eastern line of said Parcel B 5100± feet to a t-bar and tag stamped R. E. C6250", marking the westernmost corner of Parcel B-1 as shown on said map entitled "Survey and Division of the Madigan Ranch in Napa County and Solano County, California", said point being the TRUE POINT OF BEGINNING.
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49 AREA #2 :

BEING that 62.779 acre parcel designated "American Canyon County Water District" as shown on the map entitled "Record of Survey of the lands of American Canyon Sanitary Land Fill Co., Inc., and the lands of Pauline Burastero, et al" filed May 31, 1974 in Book 18 of Surveys at Page 71 in the office of the County Recorder at Napa County, California.

AREA #4:

A portion of the lands of Pauline Burastero, et al as the same is shown on the map entitled "Record of Survey of the lands of American Canyon Land Fill Co.... and of the lands of Pauline Burastero, et al" filed May 31, 1974 in Book 18 of Surveys at Page 71 in the office of the Recorder of Napa County, California, more particularly described as follows:

BEGINNING at a/4'" iron pipe tagged "R. E. C3389" marking the northeast corner of the lands of Pauline Burastero, et al as shown on the map entitled "Record of Survey of the lands of American Canyon Land Fill Co.... and of the lands of Pauline Burastero, et al" filed May 31, 1974 in Book 18 of Surveys at

Page 71 ends

lands of Burastero N 89° 14'40" W 1318.94 feet to an angle point on said northerly line; thence leaving said northerly line S 3°2" 46' E 790.22 feet to a point on the northerly right of way line of Eucalyptus Drive; thence along said northerly right of way line of Eucalyptus Drive S 89°46' 10" E 1365.83 feet to the intersection of the northerly right of way line of Eucalyptus Drive with the easterly line of said lands of Burastero; thence along the easterly line of the lands of Burastero N 7°00" 16'W 782.90 feet to the POINT OF BEGINNING.
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50 EXHIBIT E
Water Conditions To Be Imposed On All Parcels
City Customers and Outside Customers) For Which New Water Service is Requested The City of American Canyon ("City") may impose the conditions listed below on new water services for Outside Customers by including these conditions in the "will-serve" letters that the City provides to such Outside Customers, but only if the City also imposes the same conditions on all new water services for parcels with similar uses within the City's limits. The County shall include these same conditions in all new land use development permits for parcels within the Airport Industrial Area Specific Plan area.

I . City Capacity Fees and Conditions of Approval for Water Service. Capacity Fees charged for parcels within the City's
Water Service Area shall be established by the City
and will be periodically reviewed and updated. Capacity Fees (also known as Connection Fees) will be uniform throughout the Water Service Area, regardless of whether the parcel to which the fee applies is inside or outside the City's
Limits. The Capacity Fee and any conditions on new
water service will be determined based on the Water Supply Report, which shall contain the analysis described in Part II.C. of Exhibit "F" of this Agreement, and which will be consistent with the City's "Zero Water Footprint Policy, adopted by the City on October 23, 2007.

2. Cost of Water Service. The cost of new water service shall be imposed through the capacity fees in the City's
Ordinance 2007-09 or through new capacity fees approved by the County and enacted in a new City ordinance. However, if the Water Supply Report finds, consistent with the City's
Zero Water Footprint Policy (see Exhibit F), that the City will have to obtain additional water supplies to meet "dry year" shortfalls, then the cost of water to meet such dry year" shortfalls will be the sole responsibility of the Applicant. In determining whether or not such "dry year" shortfalls will occur, the City shall include in the base supplies available to the City during "dry years" the new water supplies that have been or will be included in the calculations used to set the City's Capacity Fees and water rates. The City will conclude that dry year" shortfalls will occur only if such base supplies will not be adequate to meet anticipated "dry year" demands. The City may not impose any costs on the Applicant under this section to reimburse the City for any capital or operating costs that have been or will be included in the calculations used to set the City's Capacity Fees or water rates. The City may impose the additional costs described in the preceding sentence on Outside Customers only if the City also imposes such additional costs uniformly on City Customers.

3. Maximum Allowable Water Use. Water received from the City for use on parcels within the Airport Industrial Area Specific Plan area and on parcels with similar uses within the City's limits shall be limited to an average of 650 gallons of water per day per acre measured monthly), and Applicants for new or increased City water service for all such parcels shall be required to demonstrate to the City while the City is preparing the Water Supply Report for the Applicant the maximum extent to which the Applicant can further reduce its water consumption by applying the following best management practices:
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51 No Flow or Low Flow Fixtures. These Applicants shall be required to install no flow or low flow water fixtures, and to implement other reasonable water conservation measures that are described in the City's
Water Conservation
Guidelines adopted in the City's
Resolution No. 2008-08 or in new City water
conservation guidelines approved by the County and adopted in a new City ordinance or resolution.

Drought Tolerant Landscape & Irrigation with Recycled Water. These Applicants shall be required to use only drought tolerant landscaping, and they may only irrigate landscaped areas with recycled water, when it is available.

Purple Pipe. These Applicants shall be required to dual plumb their buildings and install "purple pipe", in all landscape areas in anticipation of the availability of recycled water and shall use the recycled water when available.

These Applicants shall follow the water conservation methods that are described in the Water Conservation Guidelines adopted in the City's Resolution No. 2008-08 or in new City water conservation guidelines approved by the County and adopted in a new City ordinance or resolution.

The City may apply the provisions of this Paragraph 3 to Applicants for new or increased City water service for parcels within the Airport Industrial Area Specific Plan area only if the City also uniformly applies these provisions to all Applicants for new or increased City water service for parcels with similar uses within the City's limits.

4. Water Offsets. Applicants for City water service for parcels within the Airport Industrial Area Specific Plan area and for parcels with similar uses within the City's limits that wish to use more than an average of 650 gallons of water per day per acre (measured monthly) shall offset the proposed water use over 650 gallons per day per acre (measured monthly) through the use of one or more options that are made available by the City to the Applicants.

These options include, but are not limited to, retrofitting of existing residences with low flow fixtures, purchase of otherwise developable land as permanent open space, or acquisition of other water supply resources as provided for by a water supply analysis that follows the Zero Water Footprint Methodology described in Exhibit F. The City shall make all such options available uniformly to Applicant for City water service for parcels within the Airport Industrial Area Specific Plan area and for parcels with similar uses within the City's limits, and that seek such offsets.

5. Drought Restrictions. To the extent permitted by law, the City may curtail or ration the use of water provided by the City below the limit of 650 gallons per day per acre measured monthly) in dry years through the imposition of drought restrictions that are uniformly applied throughout the City's Water Service Area. cc\ Cities\ AmCyn-U\ AmCyn CoAgmt2008\ 22
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1 52

EXHIBIT F
Zero Water Footprint and Water Supply Report Methodology

1. PURPOSE.,
To implement the Zero Water Footprint Policy adopted by the City Council on October 23, 2007.

In this policy, "Zero Water Footprint" is defined as:

No loss in reliability or increase in water rates for existing water service customers due to requested increased demand for water within the City's
Water Service Area."
II. PROCEDURES
A) Initial Request. Applicants for all projects requiring additional water supplies from the City of American Canyon, either inside City limits or in the City's Water Service Area but outside
of City limits, shall complete a water supply worksheet estimating average and peak use for indoor and outdoor uses and provide the completed worksheet to the City's Engineering Division.

B) Evaluation of Water Footprint. The Engineering Division shall evaluate the water footprint of the project, using the water supply worksheet provided by the Applicant, to determine whether a Water Supply Report is required. A Water Supply Report will not be required if the project meets the adopted Zero Water Footprint definition. This can be accomplished by projects with no additional water demand or by projects which offset increased water demand by off-site conservation measures.

C) Water Supply Report. A Water Supply Report shall be prepared for all projects that do not meet the adopted Zero Water Footprint definition. The Water Supply Report shall be prepared by the City of American Canyon at the cost of the project applicant. The Water Supply Report shall be substantially in the form of the report approved in the City's Resolution No. 2008-02, or in a new form approved by the County and approved by the City in a new resolution and shall include the following analysis:
1) Water service request
a) Description of project
b) Water service request
i) Avera ge Daily Demand
ii) Peak Day Demand
c) Conservation Measures Included in Project
2) Consistency
a) Urban Water Management Plan
b) Recycled Water Facilities Plan
c) Water Conservation Implementation Guidelines
3) Water footprint
a) Zero Water Footprint Definition
b) Project's impact on reliability
c) Project's impact on rates
cc\ Cities\ AmCyn-D\ AmCvn CoAgmt20081' 23
AmCanyon- Revised Consistent w Initiative clean-doc
53 d) Project's water footprint
4) Project's contribution
a) Capacity fee
b) Reimbursable improvements
5) Capital program status
a) Summary
b) System planning status
c) Water supply
i) Water suppl y implementation status
ii) Water supply alternatives
d) Water treatment
i) Water treatment impleme ntation status
ii) Water treatment alternatives
e) Water storage, transmission, and distribution status 1) Water capital program financial status
6) Vineyards analysis
a) Vineyards decision
b) Facts with respect to solutions to water supply problems c) Water supply over the life of the project
d) Impacts of likely future water sources
e) Possible replacement sources and their impacts
7) Recommended mitigations
a) Long term water mitigations
b) Short term water mitigations
8) Opportunities to reduce project's water footprint
a) On-site conservation opportunities
b) Off-site conservation opportunities
D) Applicant Review of Water Supply Report. The Water Supply Report, once approved by the City, will be furnished to the project applicant. If the applicant elects to revise the project to reduce the water footprint, the Water Supply Report may be revised at the applicant'scost.

F,) Water Will Serve Le Her. Water will-serve letters are required for projects outside of the Napa Valley Gateway project limits that are requesting increased water services from the City. The Napa Valley Gateway project is subject to the terms and conditions of a will-serve letter for the entire project agreed upon between the City of American Canyon and Charles Slutzkin of Napa Valley Gateway Limited in a will-serve letter agreement dated December 13, 2002. So long as the terms and conditions of that will-serve letter agreement are complied with, developments of parcels within the Napa Valley Gateway project limits will not require any Water Supply Report or additional will-serve letters. cc\ Citics\ AmCyn-U\ AmCyn CoAgmt2008\ 24
AmCanyon- Revised Consistent w Initiative clean-doc
I
54 EXHIBIT G
Appeal Procedure: Zero Water Footprint Methodology
I . Grounds for Appeal- Conditions of Approval. If the water service application is for a parcel outside the City's limits, then the City shall, within 30 days of receipt of such application, provide to the Applicant and the County any conditions of approval that the City proposes to impose on the parcel at least 90 days before imposing the conditions of approval.

Conditions of approval that result from the Water Supply Report and that the City proposes to include in a water service will-serve letter that will be issued by the City for a parcel outside of the City's limits may be appealed by an Applicant under the process described in Section 3 below.

2. Exceptions: An appeal may not challenge water rates imposed by the City that are consistent with Hansen v. City of San Buenaventura (1986) 42 Ca1.3d 1] 72, and the City's Ordinance 2007-13. An appeal also may not challenge Capacity Fees that are set pursuant to the City's
Ordinance 2007-09, or new capacity fees approved by the County and enacted in a new City ordinance.

3. Appeal Process and Appeal Panel. An appeal of water service conditions of approval that the City proposes for a parcel outside the City's limits may be filed within ninety
90) days after the proposed conditions are forwarded to the Applicant and the County for inclusion in a development permit. The appeal will be heard by the panel described in the following paragraph, and this panel will determine whether any of the conditions under appeal is inconsistent with any provision of this Agreement.

The Appeal Panel will be made up of one member selected by the County Executive Officer, one member selected by the City Manager and one member selected by the two appointed members.

If the two appointed members cannot agree on the third member, the name of each candidate shall be placed in a hat to be drawn for selection. The decision of the Appeal Panel will be final, but subject to judicial review pursuant to Code of Civil Procedure section 1094.5. The reasonable cost of the Appeal Panel shall be borne by the Applicant. cc\ Cities\ AmCyn-D\ AmCyn. COAgmt2008\ 25
AmCanvon- Revised Consistent w Initiative clean_doc
55 EXHIBIT H
City's
Water Service Area
vnaRr
LEGEND
MC.rcww~,~
W~ R11: Ir[.IWI
FW'
hkvCb r qQ.v[ ~. vrr;
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N
44 I
NOT TO $CA-F
t~ F
FIGURE . f.]
NAPAr.OLAMO
COIRItt V r Crrr OF A%EIN M CANYON
UWMP
Cry SERVICE AREA MAY
4p wmsr au
cc I)'. Cities 'Atn(\•nAm(' oArmt2OO8 vn-(' 26
AtnCanvon- Revised Consistent w Initiative tracked doc
56 EXHIBIT I
Devlin Road Extension
J
rSCALE 200' LAVJISI OF BIALY
057- 9- 24. f.:. NJS ~ BARRE~ 977
r/!v'7R. ClRCRCIE i
r9;.+" CF AFCa;JwNC
I
I
AND c0
3+• r34 l
057- <^•+ O- J.'b
j
R=J0385.

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Ton-? 782.

R-- 58J.01
LAN^S OF ^ RCtri
LF391.40
957- OSi rT0-
m %5.06
6-a'33L2'
9 LANDS GF
HCOA. YR; LANDS OF CNLNS
057-13x70. I3, 3~ COF7:INC MASO.' iRY
I I PR9CUCTS• PVC
057-0110-
1 6AS5 ! Y RFA4e.0S IS 1
1 I
I 10'l( 3 P- SURVEYS AT I J
j PAGE 59. w'... P
sl
Ih nl
oln~ Hn TDED AREA
1 I
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1. 1
6J ACACS
f
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IO wFF RO A17_ i
LANDS OF Cl TY OF NAPA Q
1 b' C i C
J37- 0r!D65 i

0.5 7- U56I10-
2 t~60'
I LANDS OF i,SOYL•.
057-...1, 037
9a-014027
8O' ACCEP'ATiCFJ O
I
I

PLAT OF DESCRIPTION
OF A RCAD CCRRIDOR OVER THE LANDS r.F

7.96 I ~ r,7NovFSCF. c SrRU
GRAN TFD TO IAPA C' I;OX.' TY
BROWN, HEGARTY & OWENS CORNING P07 90C. 94-007050 15 ! N NAPA. I
J CRPOB . INMliT APRFARS TO
COUNTY Cr . NAPA. CAUFORMA
II
eL 11 L C%AnLMr`a AN a'
I
S:HP.

NAPA COUNTY r1FPARTLF. OT of PuDuc razTs
IGS . wl~ ~! II:'r • .' K'cv )i• wit Cl!rOF` Gc: S•.._ r:

II
AOBfFTr
e~50++ PFTtr". u.,r/. 2oc~ 00
e
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rJ 3..• nla.• ~crrlf~M/« qn..f-- 2000 - OsI, A+ N'F: cYqaf. cc` C: Am(' llmCyn-11)`, itics\ vn', CoAgnrt2008\ 27
AmCanvon-Reviscd ConsislCnt w Initiative clean_doc
57 Being a portion of that parcel of land conveyed to the Brown Trust by deed filed November 4, 1987 and recorded in Book 1547 of Official Records at Page 932 in the office of the Recorder of Napa County, California; being also a portion of Parcel "B" as shown on the Record of Survey filed February 24, 1960 and recorded in Book 5 of Surveys at Page 59 in the office of the Recorder of Napa County, California, and also shown on the "Plat of Description" attached hereto and made a part hereof by reference; more particularly described as follows:

A STRIP OF LAND, 68 feet wide, the centerline of which is described as follows:

BEGINNING at a point on the northerly line of the aforementioned lands of Brown, said point being also the southerly terminus of the centerline of "Devlin Road", as shown on the Final Map filed February 19, 1999 and recorded in Book 21 of Record Maps at Page 30 - 33 in the office of the Recorder of Napa County, California; said point being also a point on a compound curve concave to the northwest having a radius of 585.00; thence southerly 182.85 feet along said curve through a central angle of 17° 31" 54'to the beginning of a reverse curve concave to the southeast having a radius of 585.00 feet and to which beginning a radial line bears N 55° 20" 44'W-1 thence southerly 342.40 feet through a central angle of 33° 04"; 32' thence leaving said curve along a line parallel to and 34 feet westerly of the easterly line of Parcel "B" as shown on the aforementioned Record of Survey filed February 24, 1960 and recorded in Book 5 of Surveys at Page 59 in the office of the Recorder of Napa County, California, S 00° 33" 59'W 523.46 feet more or less to the northerly right of way line of Tower Road.

The sidelines of the above described 68 foot strip to be extended or shortened to terminate at the northerly line of that parcel of land conveyed to the Brown Trust by deed filed November 4, 1987 and recorded in Book 1547 of Official Records at Page 932 in the office of the Recorder of Napa County, California, and the northerly right of way line of Tower Road.

A portion of Napa County Assessor's Parcel Numbers 057-12, 110-023 & 070 Containing 70942 square feet or 1.63 Acres, more or less. ccU ',Citics' n\AmC}m(: CoAgmt2OW ynAmCanlon-Revised Consisient w Initiative clean_doc 58 vAo T A , wr t t A mr r
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59 EXHIBIT LIST
EXHIBIT A Legal Description of Panattoni Parcel
EXHIBIT B Legal Description of Headwaters Parcel
EXHIBIT C Legal Description of Atkins Parcel
EXHIBIT Q Legal Description - Proposed Urban Limit Line for American Canyon, CA
EXHIBIT E Water Conditions To Be Imposed On All Parcels (City Customers and Outside Customers) For Which New Water Service is
Requested
EXHIBIT F Zero Water Footprint and Water Supply Report Methodology EXHIBIT G Appeal Procedure: Zero Water Footprint Methodology EXHIBIT H City's Water Service Area
EXHIBIT I Devlin Road Extension
ccV)\ AmCpn' Cnies`, AmC) n-CoAomt2008\. 0
ArnCanyon- Revised Consistent w Initiative clean-doc
60 1700 Second Street, Suite 268
Napa, California 94559
Telephone: (707) 259-8645
Facsimile: (707) 251-1053
http://napa.lafco.ca.gov
Juliana Inman, Chair
Councilmember, City of Napa
Lewis Chilton, Commissioner
Councilmember, Town of Yountville
Joan Bennett, Alternate Commissioner
Councilmember, City of American Canyon
Bill Dodd, Vice Chair
County of Napa Supervisor, 4th District
Brad Wagenknecht, Commissioner
County of Napa Supervisor, 1st District
Mark Luce, Alternate Commissioner
County of Napa Supervisor, 2nd District
Brian J. Kelly, Commissioner
Representative of the General Public
Gregory Rodeno, Alternate Commissioner
Representative of the General Public
Keene Simonds
Executive Officer
Local Agency Formation Commission
LAFCO of Napa County
December 6, 2010
Agenda Item No. 7a (Action)
November 29, 2010
TO: Local Agency Formation Commission
FROM: Keene Simonds, Executive Officer
Brendon Freeman, Analyst
SUBJECT: Proposed Reorganization to Annex the Town Center Site to the City American Canyon and American Canyon Fire Protection District The Commission will consider a joint proposal from the City of American Canyon and the American Canyon Fire Protection District to annex unincorporated territory designated under the City General Plan as Town Center. The affected territory represents one contiguous area totaling 315.3 acres. Staff recommends approval of the proposal with a modification to concurrently detach a significant portion of the affected territory from County Service Area No. 4. Standard approval conditions are also recommended with options to include special terms. ____________________________________________________________________________________________________________ Local Agency Formation Commissions (LAFCOs) are responsible under California Government Code (G.C.) 56375 to approve, with or without modifications, city and special district boundary changes consistent with adopted written policies and procedures.

The Commission is also authorized to establish conditions in approving boundary changes as long as they do not directly regulate land uses. Underlying the Commission’s determination in reviewing boundary changes is to consider the logical and timely development of the affected agencies in context with local circumstances and needs.

A. Summary
Proposal Description
LAFCO of Napa County (“Commission”) has received a joint proposal from the City American Canyon and the American Canyon Fire Protection District (ACFPD) to annex certain unincorporated territory designated under the City General Plan as “Town Center.” The affected territory totals 315.3 contiguous acres and includes six entire parcels along with portions of three additional parcels. Nearly half (160 acres) of the affected territory already lies within ACFPD; the remaining half is being proposed for annexation as part of this proposal. The affected territory is uninhabited and all subject landowners have provided their written consent to the annexation.
61 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

Page 2 of 24 ends

Proposal Purpose
The underlying purpose of the proposal is to facilitate the future division and development of the affected territory under land use authority of American Canyon. No specific development projects exist at this time. However, in conjunction with filing the proposal, American Canyon has formally entered into a preannexation/development agreement with the principal landowner, Jamcan, LLC. This agreement specifies, among other issues, the affected territory shall be primarily developed for single-family and multi-family residential use with a not-to-exceed limit of 1,600 units.

Proposal Review
Staff recommends approval of the proposal with a discretionary modification to expand the scope of the action to include concurrently detaching nearly all of the affected territory from County Service Area (CSA) No. 4. The recommended action would be consistent with the Commission’s policies and practices in supporting the orderly growth and development of southeast region relative to local circumstances. Special approval terms are also identified for Commission consideration. A summary of key issues addressed in the review of the proposal follow.
• Concurrently annexing the affected territory to both American Canyon and ACFPD would coordinate the extension of public safety services consistent with the planned urban development of the affected territory. This type of reorganization is explicitly contemplated under Policy Determination V/D/2. 62 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

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• It is appropriate to assume for purposes of assessing service impacts the affected territory will develop consistent with the preannexation/development agreement between American Canyon and the principal landowner, Jamcan, LLC. This would involve the majority of the affected territory – specifically 290 acres – developing into 1,600 residential units. It is also assumed the remainder would develop for a mix of urban uses ranging from retail to office space and produce a one-to-one service demand equivalent to residential uses. • Concurrently detaching nearly all of the affected territory from CSA No. 4 is appropriate given the discontinuity between these lands’ current and planned uses paired with the role of the District in providing public farmworker housing services. Retaining the 2.1 acres belonging to Gary and Teri Clarke within CSA No. 4 is appropriate given the lands currently include a commercial vineyard. • Expanding the annexation boundary for American Canyon to include an adjacent

75.3 acre unincorporated area to the west along Watson Lane lying in the City’s sphere of influence is not appropriate at this time. Annexation of this area appears premature given landowner opposition tied to uncertainties regarding the impact on maintaining legal non-conforming residential uses. • Applying a special term to require American Canyon exercise its right to purchase additional annual water supply entitlements from Vallejo to address projected shortfalls has equal merits in terms of including or excluding from proposal approval. Staff believes either option (inclusion or exclusion) would be appropriate depending on Commissioner preferences.
• Applying a special term to require American Canyon complete lot-line adjustments to ensure the annexation boundary does not split legal or assessor lines is not recommended. This special term would be difficult for American Canyon to fulfill within LAFCO’s prescribed one year deadline and appears premature given the uncertainties regarding the exact boundaries of the future Newell Road extension; a key component of the proposal.

B. Discussion
Agency Profiles
American Canyon provides a range of municipal services directly or through contracts with outside entities within its approximate 4.9 square mile jurisdictional boundary. This includes water, sewer, and law enforcement services. American Canyon’s current resident population is estimated at 16,836. The adopted operating budget is $15.3 million and intended to cover all discretionary expenditures in 2010-11. American Canyon’s unreserved/undesignated fund balance totaled $3.0 million as of July 1, 2010.

ACFPD directly provides fire protection, rescue, and emergency medical services within an approximate 6.0 square mile jurisdictional boundary. The jurisdictional boundary includes all of American Canyon and surrounding unincorporated lands extending as far north as Fagan Creek. The estimated resident service population is approximately 63 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

Page 4 of 24 ends

16,877. The adopted operating budget is $4.2 million and intended to cover all discretionary expenditures in 2010-11. ACFPD’s unreserved/undesignated fund balance totaled $1.2 million as of July 1, 2010.

Potential Proposal Modifications
In reviewing the application materials, staff has identified two potential modifications to the proposal warranting discussion and consideration by the Commission given its policies and practices. The first potential modification identified involves concurrently detaching the majority of the affected territory from CSA No. 4. Staff recommends approving this modification. The second potential modification identified involves expanding the annexation boundary for American Canyon to include an additional 75.2 acres of contagious unincorporated territory in the Watson Lane area to avoid creating a substantially surrounded island. Staff recommends against approving this modification.

An expanded discussion on both potential modifications is provided below.

Modification One: Concurrent Detachment of the Majority of the Affected Territory from County Service Area No. 4 (Recommended)
CSA No. 4 was formed in 2002 and includes all unincorporated territory along with certain incorporated territory located in the Cities of Calistoga, Napa, St. Helena, and Yountville. The intent and function of CSA No. 4 is to sponsor a voter-approved special assessment on all assessor parcels in its jurisdiction containing one acre or more of vineyards for the purpose of funding farmworker housing services. CSA law has historically included a provision requiring land be automatically detached from a CSA upon its annexation to a city unless waived by LAFCO based on specific findings. This automatic detachment provision was deleted effective January 1, 2009 as part of a comprehensive rewrite of CSA law. The legislative intent in deleting the provision is to broaden LAFCO’s discretion in determining whether it believes land should be detached from a CSA upon annexation to a city.

With regards to this proposal, all nine parcels constituting the affected territory are in CSA No. 4, but only three parcels lie in the District’s special assessment zone. These three parcels are identified by the County Assessor as 059-020-032 (Gary Clarke), 059-020-009 (Jamcan, LLC), and 059-020-030 (Jamcan, LLC). Only the first listed assessor parcel, however, currently has a bearing vineyard. The latter two assessor parcels’ vineyards are either located on land lying outside the proposed annexation boundary or have been recently removed. Based on these circumstances, it would be appropriate for the Commission to modify the proposal to concurrently detach the entire affected territory with the exception of 059-020-032 from CSA No. 4. No objections have been raised concerning this modification. 64 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

Page 5 of 24 ends

Modification Two: Expanding the Annexation Boundary for American Canyon to Include an Additional 75.2 Unincorporated Acres in the Watson Lane Area to Avoid Creating a Substantially Surrounded Island (Not Recommended) The annexation of the affected territory as proposed would create an approximate

75.2 acre an unincorporated island in the Watson Lane area substantially surrounded by American Canyon. 1 Creating substantially surrounded unincorporated islands is not explicitly prohibited, but inconsistent with the Commission’s legislative mandate to facilitate the sensible development of local agencies given the inherit service and governance inefficiencies they often perpetuate. Most notably, islands undermine public safety services by designating first-responders to incident sites based on jurisdiction and not proximity to available resources.

Previous outreach efforts to date suggest a substantial number of landowners in the Watson Lane area oppose annexation to American Canyon. This opposition is primarily attributed to concerns regarding property owner rights due to the prevalence of legal non-conforming residential uses in the area that conflicts with Napa County Airport Land Use Commission’s policies and requirements. Expansion would trigger a protest hearing and likely result in the outright termination of annexation proceedings. With this in mind, LAFCO and American Canyon staffs agree extended and coordinated outreach efforts are needed to address the underlying concerns before proposing annexation to help eliminate or minimize opposition within the area.

C. Analysis
G.C. Section 56375 delegates LAFCOs the responsibility to approve or disapprove with or without amendment proposals for changes of organization consistent with its adopted written policies, procedures, and guidelines. LAFCOs are also authorized to establish conditions in approving proposals as long as they do not directly regulate land uses.

Underlying LAFCOs’ determination in approving or disapproving proposed changes of organization is to consider the logical and timely development of the affected agencies in context with statutory objectives and local circumstances.

Required Factors for Review
G.C. Section 56668 requires the Commission to consider certain factors anytime it reviews proposed changes of organization. No single factor is determinative. The purpose in considering these factors is to help inform the Commission in its decisionmaking process. An evaluation of these factors as it relates to the proposal follows. 1) Population and population density; land area and land use; per capita assessed valuation; topography, natural boundaries, and drainage basins; proximity to other populated areas; the likelihood of significant growth in the area, and in adjacent areas, during the next 10 years. 1 It is the Commission’s policy to define “substantially surrounded” as it relates to an unincorporated island that is (a) within the city’s sphere of influence and (b) contiguous to the city by no less than 66.7%. If approved, the proposal would create an unincorporated island within the Watson Lane area that is 76% surrounded by American Canyon. 65 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

Page 6 of 24 ends

The affected territory is 315.3 acres in size and predominantly undeveloped.

Exceptions include two single-family residences located at 320 and 360 Watson Lane with a total population of four with one registered voter. 2 There is also a
portion of a commercial vineyard located at 1250 Watson Lane. A constructed pond approximately one acre-foot in size also lies in the far south portion of the affected territory commonly referred to as the “horseshoe.” This pond was formerly utilized as part of a nearby rock quarry operation until its closure in the late 1970s. Total assessed value is $3,508,532.3
Topography within the affected territory is relatively flat with the exception of a significant knoll at the southeast corner with an approximate 15% slope according to the application materials. There are no rivers, streams, or creeks. Drainage flows in a southwest direction and overlays two American Canyon-defined watershed boundaries: Rio Del Mar and North Slough.

It is reasonable to assume the proposal, if approved, would result in significant urban growth within the affected territory in the next 10 years. Urban development is contemplated under both American Canyon’s General Plan and Zoning Ordinance and recently memorialized as part of a preannexation agreement between the City and principal landowner (Jamcan, LLC).

Significantly, the preannexation agreement anticipates the affected territory will predominantly be developed for residential uses and include up to 1,600 units, which would produce an estimated population of 4,776.4
Other urban uses, such
as retail, commercial, professional offices, and visitor serving facilities, are also contemplated, although no specific densities are known at this time.

No new significant urban growth is expected in adjacent lands regardless of proposal approval. Unincorporated lands to the north and east are both outside American Canyon’s sphere of influence and subject to the restrictive County land use policies. Unincorporated lands to the northwest lie within American Canyon’s sphere of influence, but are designated and prezoned by the City for low-density uses. Incorporated lands to the southwest and south are built-out. 2) The need for organized community services; the present cost and adequacy of governmental services and controls in the area; probable future needs for those services and controls; probable effect of the proposed incorporation, formation, annexation, or exclusion and of alternative courses of action on the cost and adequacy of services and controls in the area and adjacent areas. 2 The lone registered voter resides at 360 Watson Lane. There are additional residents and registered voters associated with parcels tied to the proposed annexation. Only portions of these parcels, however, are proposed for annexation.

The single-family residences on these parcels lie outside the proposed annexation boundary and therefore their registered voters do not apply to the overall tally. 3 This amount reflects a revised calculation by the applicant and applies only to the portions of the nine parcels proposed for annexation. 4 Population estimate based on applying a factor of 2.985 persons per household consistent with recent demographic projections as issued by the California Department of Finance for American Canyon. 66 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

Page 7 of 24 ends

The present need for organized public services within the affected territory is limited given the majority of the lands are undeveloped. Further, the organized public services that are currently available are generally considered basic. This includes a basic level of law enforcement directly provided by the County vector control, soil conservation, and flood control services indirectly provided by several countywide special districts. An elevated level of fire protection from ACFPD is available to approximately one-half of the affected territory as a result of an earlier annexation to the District.5 American Canyon, as successor agency to the American Canyon County Water District (ACCWD), also provides potable water service to the two single-family residences located off of Watson Lane.

The future need for organized public services in the affected territory extending beyond the current baseline would only be triggered if the proposal is approved given the County’s restrictive land use policies for the lands (emphasis added).

Specifically, if the proposal is approved, there would be an impending need for elevated organized public services throughout the affected territory to accommodate the planned and expected urban intensification of uses to include, most notably, the aforementioned 1,600 residential units. For purposes of this review, staff assumes all 1,600 residential units would be developed within 90% of the affected territory; a ratio reflecting the remaining 10% is ineligible for residential use due to the restrictions of the Napa County Airport Land Use Commission. It is also assumed the remaining 10% would be developed to include a mix of urban uses ranging from retail to office space and produce a oneto-one service demand equivalent to residential uses. This latter assumption provides a conservative approach in measuring demands in the remaining 10% in the absence of specific land use and density standards.

With the preceding assumptions incorporated, a review of projected demands for the affected territory at the time of its development indicate American Canyon and ACFPD – as the principal public service providers – have sufficient capacities and controls to reasonably accommodate future needs. This statement is predicated on information collected and analyzed in the Commission’s recent municipal service review on the southeast county region and supplemented by the application materials. An expanded review of the availability and capacity of American Canyon and ACFPD to provide core governmental services – law enforcement, fire protection, water, and sewer – to the affected territory relative to expected needs follows.

American Canyon would assume full law enforcement service responsibilities for the affected territory from the County upon proposal approval with the City’s police administrative/operation facility located less than one mile away.

American Canyon already serves as a second-responder to the affected territory as part a mutual aid agreement with the County. American Canyon’s Law Enforcement
5 The remaining portion of the affected territory lying outside ACFPD receives a basic level of fire protection from the County with its closest facility located off of Airport Road west of Highway 29 (Greenwood Ranch Station). 67 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

Page 8 of 24 ends

police department comprises contracted sworn officers from the County Sheriff and provides regular patrol, traffic enforcement, vehicle abatement, and criminal investigations. A lieutenant or captain with County Sheriff is mutually selected by the Sheriff-Coroner and City Council to serve as Police Chief. The current ratio of sworn officers for every 1,000 residents is 1.4.6 The Commission’s recent municipal service review on the southeast county region noted American Canyon’s average response time for all high-priority law enforcement calls was approximately two minutes from dispatch to arrival. This average response time satisfies American Canyon’s five minute performance standard for all high-priority police calls established under the City General Plan. The municipal service review also noted annual reported crimes in American Canyon have slightly declined over the previous five years from 2,352 to 2,013 despite an approximate one-third increase in population. The municipal service review primarily attributed the decline in reported crimes to enhanced community policing practices, such as coordinating neighborhood watch programs.

In terms of assessing proposal impacts, information collected in the municipal service review does not identify any immediate deficiencies with respect to American Canyon’s ability to respond to high-priority calls within the affected territory (emphasis added). This statement reflects the close proximity of American Canyon’s police station and assumes the volume of calls (high-priority and low-priority) would increase incrementally over time as the affected territory is developed. It is reasonable to assume the majority of new demands tied to the affected territory would be generated by residential uses. It is also reasonable to assume additional police resources needed to accommodate new residential uses will be based on maintaining its current standard of 1.4 sworn officers per 1,000 residents. In order to maintain this standard, the residential buildout of the affected territory would necessitate American Canyon increase its sworn officers from its current total of 23 to 30. The estimated cost to fund one new sworn officer totals $0.17 million based on current personnel expenditures and would be dependent on available discretionary revenues.

ACFPD presently is responsible for providing fire protection and emergency medical services to approximately one-half of the affected territory located near the Watson Lane area. ACFPD would assume service responsibilities for the remaining half from the County upon proposal approval with its administrative/operation facility located less than one mile away. ACFPD is a subsidiary district of American Canyon with the City Council serving as ex officio District Board members. ACFPD comprises both paid and volunteer Fire Protection and Emergency Medical
6 American Canyon’s contract with the County provides the City Council flexibility to annually increase or decrease the number of sworn officers as needed.
68 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

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firefighters and is licensed to administer basic life support, which consists of providing emergency first aid and cardiopulmonary resuscitation.7 The
current ratio of paid firefighters for every 1,000 residents within the jurisdictional boundary is 1.0.

The Commission’s recent municipal service review on the southeast county region noted ACFPD’s average response time for emergency calls as measured by dispatch to arrival averaged just over four minutes for incidents within its jurisdictional boundary. ACFPD also responded to all emergency calls within its jurisdiction within five minutes at a rate of 90%, which satisfies its adopted response standard. Of significance, the municipal service review noted ACFPD has been able to satisfy its adopted response time standard despite an approximate 10% increase in total emergency calls over the previous five years from 1,237 to 1,365.

No immediate deficiencies are identified through information collected in the municipal service review with respect to assessing ACFPD’s ability to respond to emergency calls within its adopted response time standard to the affected territory. This statement reflects the close proximity of ACFPD’s station and assumes the volume of emergency calls would incrementally increase over time as the affected territory is developed. It is reasonable to assume the majority of new demands tied to the affected territory would be generated by residential uses. It is also reasonable to assume additional firefighter resources needed to accommodate new residential uses will be based on maintaining ACFPD’s current benchmark of 1.0 firefighter per 1,000 residents. Maintaining this benchmark relative to the residential buildout of the affected territory would necessitate ACFPD increase its paid firefighters from its current total of 17 to 22. The estimated cost to fund one new firefighter totals $0.11 million based on current personnel expenditures and would be dependent on available discretionary revenues.

American Canyon would be responsible for providing water to the entire affected territory in support of its planned and expected urban development.

American Canyon, as successor agency to ACCWD, already provides water service to two of the nine subject parcels comprising single-family residences.

The remaining subject parcels are either dry or have established groundwater wells. In assessing current and future water service needs for the affected territory, it is assumed demands will be entirely dependent on potable supplies given non-potable supplies are not currently available to the site.

Water Service
8 7
ACFPD coordinates its emergency medical services with Piner Ambulance Service, which is contracted by the County to provide ambulatory services throughout the south county region.

Specific
8 American Canyon has established a recycled water service program providing tertiary treated supplies for landscape irrigation. This program currently provides 100 acre-feet per year to one customer, Green Island Vineyards. It is expected the affected territory will receive recycled water as part of American Canyon’s planned expansions, although no timetable currently exists.
69 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

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analysis relating to the availability and adequacy of water service within the affected territory is summarized below.

Supply and Demand
American Canyon’s contracted potable water supplies currently provide a reliable annual yield of 5,316 acre-feet under normal conditions.9 The current annual demand recorded for 2009 and adjusted to account for conditionally approved annexations totals 4,242 acre-feet. 10 These
existing demands result in an available surplus of 1,074 acre-feet. The adjusted peak day demand is 18.0 acre-feet.11
If the proposal is approved, and based on previously outlined assumptions, the affected territory’s buildout under American Canyon would generate an additional annual water demand of 398.2 acre-feet under normal conditions.
12 This demand is approximately 100 acre-feet greater than the annual amount specifically contemplated for the “Town Center” project under American Canyon’s Urban Water Management Plan (UWMP). The difference is directly attributed to the expansion of the Town Center project site following the UWMP publication. American Canyon notes the deintensification of planned development for the Oat Hill/Eucalyptus Grove area effectively covers the added demands tied to the Town Center project.13 Buildout would also be expected to increase American Canyon’s peak day demand from 18.0 to 19.7 acre-feet.14 As outlined in the preceding paragraphs, American Canyon’s existing water supplies are sufficient to accommodate projected demands within the affected territory at its expected buildout under normal conditions.

The additional demands, however, would intensify American Canyon’s existing supply shortfall to (1,118) acre-feet and (601) acre-feet under single dry and multiple dry years, respectively, as summarized below. 15 9 American Canyon contracts for annual water supplies with Napa County Flood Control and Water Conservation District and City of Vallejo. The reliable yield estimate assumes American Canyon will receive 70% of its entitlement through the State Water Project and 100% of its entitlement from Vallejo. 10 The recorded total water demand for 2009 was 3,953 acre-feet. This amount has been adjusted to account for estimated water demands associated with recent annexation approvals that are expected to generate an additional annual water demand of 289 acre-feet. 11 American Canyon’s recorded peak day demand in 2009 was 16.8 acre-feet. This amount has been adjusted to account for additional demands associated with recent annexation approvals that are expected to raise the peak day demand from 16.8 to 18.0 acre-feet. 12 Estimate projects a daily (a) residential use factor of 200 gallons per unit (1,600) and (b) non-residential use factor of 1,125 gallons per acre (31.5). 13 The Oat Hill/Eucalyptus Grove area was previously planned for a mix urban-use project which would have included the construction of 1,300 to 1,600 residential units. This project was terminated in 2008. The development of the area has been subsequently parsed with the Eucalyptus Grove area now expected to be developed for private or public commercial recreational uses. 14 Estimate incorporates a peak factor of 1.55 based on the difference between average and peak day demands in 2009. 15 Existing and projected shortfalls during single dry and multiple dry years incorporate delivery estimates prepared by the Department of Water Resources for the State Water Project as of August 2010. 70 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

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Baseline Conditions
(Amounts in Acre-Feet)
Category Normal Single Dry Year Multiple Dry Year
Annual Supply 5,316 2,594 3,529
Annual Demand 4,242 3,394 3,775
1,074 (800) (246)
Post-Annexation With Buildout of the Affected Territory (Amounts in Acre-Feet)
Category Normal Single Dry Year Multiple Dry Year
Annual Supply 5,316 2,594 3,529
Annual Demand 4,640 3,712 4,130
676 (1,118) (601)
Supply Factors/Assumptions
* Normal supply assumes 70% of SWP entitlement and 100% of Vallejo entitlement * Single dry year supply assumes 7% of SWP entitlement and 100% of Vallejo entitlement * Multiple dry year supply assumes 34% of SWP entitlement and 100% of Vallejo entitlement (SWP entitlement assumptions based on DWR 2009 Reliability Report) Demand Factors/Assumptions
* Normal reflects current demand adjusted to incorporate recent conditionally approved annexations * Single dry year demand reflects a 20% overall reduction * Multiple dry year demand reflects a 11% overall reduction (Demand reductions based on American Canyon’s UWMP 2005 Report) With regards to immediate steps to address the supply shortfall, American Canyon has recently established a four-tiered conservation plan to further reduce demands during dry years through volunteer and mandatory measures. American Canyon’s application materials also believe the extent of the shortfall during single dry years will be measurably diminished and eliminated during multiple dry years based on forecasting an overall 20% decline in demands due to declining consumption rates.

This latter assumption appears reasonable, but dependent on several external and unknown factors relative to the review of this proposal.

In terms of long-term steps to address the supply shortfall, American Canyon is authorized to purchase additional annual entitlements from Vallejo through 2021 totaling 1,855 acre-feet. This additional entitlement is available in three incremental purchases beginning with 723 acre-feet by May 2011.16 Notably, exercising this initial increment purchase would entirely mitigate the projected shortfall calculated by staff under multiple dry year conditions while addressing three-fifths of the projected shortfall under single dry year conditions.
16 Subsequent annual supply entitlement purchases from Vallejo would be available to American Canyon in the amount of 566 acre-feet by May 2016 and 566 acre-feet by May 2021. 71 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

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Treatment and Storage
American Canyon is responsible for treating three-fourths of its contracted water supplies at its treatment facility located off of Jamieson Canyon Road. (The remaining one-fourth amount is pre-treated by Vallejo.) The treatment facility was recently upgraded and is capable of treating up to

16.8 acre-feet of water daily. Treated water enters and pressurizes American Canyon’s distribution system by collecting within one of four reservoir tanks with a combined storage capacity of 14.4 acre-feet.

American Canyon’s treatment and storage capacities are sufficient in independently meeting current and projected average day water demands at buildout of the affected territory. These capacities, however, are insufficient in meeting American Canyon’s current peak day demand of

18.0 acre-feet, which is expected to increase to 19.7 acre-feet with the buildout of the affected territory. Storage shortfalls are expected to be addressed with the budgeted construction of a new 2.0 million gallon steel storage tank to be located adjacent to the American Canyon High School property. Construction of the new storage tank will increase American Canyon’s available storage capacity to 20.5 acre-feet; an amount that will satisfy the City’s projected peak day demands upon buildout of the affected territory. American Canyon anticipates completing construction of the new storage tank no later than 2014. The following table summarizes current and post-annexation demands relative to American Canyon’s treatment and storage capacities.

Baseline Conditions
(Amounts in Acre-Feet)
Treatment
Capacity
Storage
Capacity
Average
Day Demand
Peak
Day Demand

16.8 14.4 11.6 18.0
Post-Annexation with Buildout of the Affected Territory (Amounts in Acre-Feet)
Treatment
Capacity
Storage
Capacity
Average
Day Demand
Peak
Day Demand

16.8 20.5 12.7 19.7
* Storage capacity assumes American Canyon will complete construction on a new 2.0 million gallon storage tank by buildout of the affected territory.

American Canyon would be responsible for providing sewer to the entire affected territory in support of its planned and expected urban development.

All nine subject parcels are currently dry or on septic systems. Specific analysis relating to the availability and adequacy of sewer service in the affected territory is summarized below.

Sewer Service
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Collection and Treatment
American Canyon’s collection system is divided between three distinct basins covering the central, west, and northern portions of American Canyon’s service area. Sewage collected in the central basin is primarily generated from residential users and represents approximately four-fifths of the total average demand. The remaining amount is generated by commercial and industrial users in the western and northern basins. Each basin includes its own pump station and conveys raw sewage to American Canyon’s wastewater treatment facility located at the western terminus of Eucalyptus Drive northwest of the Eucalyptus Grove property.

American Canyon recently upgraded its wastewater treatment facility to accommodate average dry weather flows of 2.5 million gallons and peak wet weather flows of 5.0 million gallons.
17 The current average dry and
peak wet weather daily flows, which are adjusted to account for conditionally approved annexations, are estimated to be 1.7 and 4.3 million gallons, respectively.18 These current amounts represent 68% and 85% of the treatment plant’s design capacities.

Projected dry weather and peak wet weather flows tied to the buildout of the affected territory can be adequately accommodated through American Canyon’s existing wastewater collection and treatment capacities.

Specifically, the affected territory’s buildout will leave American Canyon’s collection and treatment system with available daily dry weather and peak wet weather capacities of 0.52 and 0.39 million gallons, respectively, as summarized below.

Baseline Conditions
(Amounts in Million Gallons Per Day)
Average Dry Weather Peak Wet Weather
Total
Capacity
Total
Demand
Available
Capacity
Total
Capacity
Total
Demand
Available
Capacity

2.50 1.70 0.80 5.00 4.25 0.75
Annexation With Buildout of the Affected Territory
(Amounts in Million Gallons Per Day)
Average Dry Weather Peak Wet Weather
Total
Capacity
Total
Demand
Available
Capacity
Total
Capacity
Total
Demand
Available
Capacity

2.50 1.98 0.52 5.00 4.61 0.39
17 American Canyon also has an approximate 5.0 million gallon adjacent earthen basin to temporarily store excessive flows before returning for treatment. 18 The current wet weather peaking factor is 2.5 and is attributed to high inflow/infiltration in the western and northern basins due to aging infrastructure. Staff has reduced the wet weather peaking factor for the buildout of the affected territory to 1.25 given the site would be served by new collection infrastructure. 73 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

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Discharge
American Canyon pumps treated wastewater into adjacent earthen storage basins with a combined capacity of 6.0 million gallons to complete the chlorination and suspension process prior to discharge. American Canyon is authorized by the California State Water Resources Control Board to discharge finished tertiary wastewater into the Napa River through the North Slough between November 1st and April 30th. American Canyon discharges finished tertiary wastewater during the remainder of the year into adjacent wetlands owned by the City. This dry-season discharge effectively provides American Canyon with unlimited disposal capacity and is part of a long-term effort to restore the adjacent wetlands given their prior use as salt ponds (emphasis added).
3) The effect of the proposed action and of alternative actions, on adjacent areas, on mutual social and economic interests, and on the local governmental structure of the county.

The proposal would recognize and strengthen economic and social ties existing between the affected territory and American Canyon. These ties, which also apply to ACFPD given its subsidiary status to American Canyon, were established in 1997 when the City included all nine subject parcels into its original urban limit line (ULL).19 The addition of these parcels in the ULL marked a standing expectation the lands be eventually annexed and developed for a mix of urbantype uses and serve as a community anchor. This expectation is memorialized as Policy 1.19 in the American Canyon General Plan, which states:
“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 American Canyon and which is a regional destination within Napa Valley.” The Commission has also recognized and strengthened these ties in adding the subject parcels proposed for annexation to American Canyon and ACFPD’s spheres of influence as part of recent comprehensive updates.

With respect to the recommended modification detailed on page of four of the report, concurrently detaching the majority of the affected territory from CSA No. 4 supports mutual social and economic interests. Specifically, detaching the lands would recognize the discontinuity between their present and probable urban uses and the role of the CSA No. 4 in providing farmworker housing. 19 All nine subject parcels were retained in the revised and reduced ULL adopted by American Canyon in 2008. 74 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

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4) The conformity of the proposal and its anticipated effects with both the adopted commission policies on providing planned, orderly, efficient patterns of urban development, and the policies set forth in G.C. Section 56377.

The Commission has previously determined American Canyon is the logical land use and service provider for the affected territory by previously adding the lands to the City’s sphere of influence. Adding these properties to the sphere of influence marked an explicit Commission determination that the future annexation and urban development of the lands represent an orderly extension of American Canyon relative to local needs and subject to timing considerations.

All of the affected territory qualifies as open-space given the lands’ designation under the County General Plan. Further, a sizeable portion of the affected territory qualifies as prime agricultural land under LAFCO law.20 This potential loss of prime agricultural land was previously contemplated by the Commission in adding the lands to the sphere of influence and is deemed acceptable given local conditions and circumstances.
5) The effect of the proposal on maintaining the physical and economic integrity of agricultural lands, as defined by G.C. Section 56016.

Close to one-half of the affected territory is enrolled in a Williamson Act contract and therefore qualifies as agricultural land under LAFCO law. Nearly this entire amount is tied to a Williamson Act contract (54488) that has been non-renewed and set to expire in March 2012. The remaining amount is tied to a Williamson Act contract (98086) that is under automatic renewal. American Canyon’s application materials attest the City shall succeed to both contracts. This succession retains the status quo with respect to maintaining the subject lands’ agricultural integrity upon proposal approval.
6) The definiteness and certainty of the boundaries of the territory, the nonconformance of proposed boundaries with lines of assessment or ownership, the creation of islands or corridors of unincorporated territory, and other similar matters affecting the proposed boundaries.

A map and description of the affected territory were prepared by American Canyon as part of its property tax agreement with the County. These documents provide reasonable assurances to the Commission with respect to identifying the definitiveness of the affected territory. Proposal approval would include a standard term requiring the applicants to prepare maps and geographic descriptions depicting the affected territory in conformance with the standards of the State Board of Equalization.
20 G.C. Section 56064 defines prime agricultural land to mean any area that has not been developed other than for an agricultural use and meets certain criteria. This includes land that qualifies, if irrigated, for a Class I or II rating by the United States Department of Agriculture. Staff has confirmed approximately two-fifths of the affected territory comprises Class II soil (Clear Lake Clay).
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Approval as proposed would create non-conformance with lines of assessment.

This non-conformance relates to the proposed annexation of portions of three assessor parcels – which parallel legal lots – identified as 059-020-032, 059-020- 029, and 059-030-003. American Canyon proposes the proportional annexation of these assessor parcels consistent with its designation and prezoning standards of Town Center; the remaining portions of the affected assessor parcels are designated and prezoned Special Study. A review of options to mitigate against creating a non-conforming annexation boundary with lines of assessment is provided on page 21 of this report.

Approval as proposed would also create under Commission policy an unincorporated island substantially surrounded by American Canyon. The potential island would lie west of the affected territory in the Watson Lane area and total 75 acres. Previous outreach efforts indicate a majority of landowners and residents oppose annexation. A review of options to mitigate against creating an unincorporated island is provided on page four of this report. 7) Consistency with the city or county general plans, specific plans, and adopted regional transportation plan.

The American Canyon General Plan designates the entire affected territory as Town Center. This designation contemplates a broad range of urban uses, including attached and detached single-family residential, visitor serving, retail commercial, professional offices, entertainment, and public facilities. The American Canyon General Plan specifies the location on land uses and density levels will be determined through the subsequent approval of one or more specific plans. American Canyon’s designation contrasts with the County General Plan, which designates the affected territory as Agriculture, Watershed, and Open Space with the expectation the land be generally used for agriculture, processing of agricultural products, and single-family dwelling units on minimum lot sizes of 160 acres. In 2008, the County completed an update to its General Plan that, among other things, reconciled the referenced contrast to illustrate the entire affected area as part of American Canyon’s revised ULL. This illustration reflects the County’s expectation the entire affected area would be eventually developed for urban-type uses in American Canyon.

The Metropolitan Transportation Commission’s regional transportation plan (RTP) was updated in April 2009 and outlines specific goals and objectives to direct public transportation infrastructure in the Bay Area through 2035. No specific projects are included in the RTP involving the affected territory.

Accordingly, the proposal impact is neutral with respect to the RTP. 76 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

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8) The sphere of influence of any local agency applicable to the proposal.

The affected territory was added to American Canyon and ACFPD’s spheres of influence as part of comprehensive updates completed in June and August 2010, respectively. Both updates were adopted as part of noticed public hearings. 9) The comments of any affected local agency or other public agency.

On October 19, 2010, LAFCO staff circulated copies of the application materials submitted by American Canyon and ACFPD for review and comment to local governmental agencies, including the County, CSA No. 4, and the Napa Valley Unified School District. One written comment was received from County Conservation, Development, and Planning signed by Director Hillary Gitelman.

The letter outlines the County’s support for the proposal consistent with its 2008 agreement with American Canyon. The letter notes the agreement commits American Canyon to accept a portion of the County’s Regional Housing Needs Allocation in the next two housing cycles in exchange for support for the annexation. A copy of the County’s comment letter is attached. 10) The ability of the newly formed or receiving entity to provide the services which are the subject of the application to the area, including the sufficiency of revenues for those services following the proposed boundary change.

Information collected and analyzed in the Commission’s recent municipal service review on the southeast county region indicates American Canyon and ACFPD have developed overall adequate financial resources and controls relative to their service commitments. Additional analysis provides reasonable assurances American Canyon and ACFPD’s fiscal capacities would enable the agencies to extend services specifically to the affected territory consistent with the land use and density assumptions outlined on page seven of this report without significant adverse impacts. An expanded discussion on the financial resources and controls of the two agencies follows.

American Canyon’s unreserved/undesignated balance in the General Fund at the beginning of the fiscal year totaled $3.0 million and equals one-fifth of its adopted operating costs in 2010-2011.

American Canyon
21 This balance has been significantly
reduced over the end of the last fiscal year by close to one-third due to budgeted operating shortfalls caused by declining property and sales tax revenues. At the time of budget adoption, American Canyon anticipated a ($0.8 million) shortfall in operating costs, which would further reduce the City’s unreserved/undesignated fund balance to $2.2 million. 21 American Canyon’s adopted amended general fund expenses in 2010-2011 total $16.4 million. 77 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

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In order to help eliminate the structural imbalance within the General Fund, American Canyon has implemented a 36-month strategy to reduce discretionary expenses highlighted by eliminating nine full-time positions and instituting 15 staff furlough days. The strategy also assumed successful passage of an increase in the transient-occupancy tax from 10 to 12%. The tax increase was approved in November 2010 and is expected to generate an additional $120,000 in discretionary revenues. A summary of American Canyon’s General Fund balance over the last five fiscal years follows.

Proposal approval and the anticipated buildout of the affected territory would have a measurable impact on American Canyon with respect to additional demands on the City’s discretionary revenues. It is reasonable to assume the additional demands on discretionary revenues would primarily involve funding additional law enforcement personnel for American Canyon to maintain a ratio of sworn officers to residents equal to current levels. As detailed on page eight of this report, the present-day cost to American Canyon to annually fund the seven new sworn officer positions needed to maintain the current police-to-resident ratio totals $1.19 million. It is presumed three-fifths of this discretionary cost could be drawn from annual revenues generated from sales and property taxes directly tied to the residential buildout of the affected territory, which are expected to total $0.74 million in present-day values.22 It is also reasonable to assume the remaining two-fifths, or $0.45 million, in new annual discretionary costs to American Canyon would be adequately covered by other tax and fee revenues tied to the non-residential buildout and uses of the affected territory.

Additionally, other services needed within the affected territory upon buildout, such as water and sewer, are self-funded through (a) connection fees and (b) usage charges. These revenue sources serve as American Canyon’s buy-in charge for new customers to contribute their fair share for existing and future facilities necessary to receive water and sewer services as well as fund ongoing maintenance expenses. Accordingly, these other services would not generate any new unfunded demands on American Canyon.
22 Staff calculates the affected territory’s residential buildout would generate approximately $0.69 million for American Canyon in new annual sales tax revenues based on applying the per capita sales tax ratio of $144.21, which reflects the average amount collected between 2007-08 and 2008-09. The affected territory’s buildout would also generate approximately $0.05 million in new annual property tax revenues based on the negotiated property tax agreement between American Canyon and the County applied to the current per housing unit value of $0.30 million.

American Canyon’s General Fund Balance
(Source: City of American Canyon)
Category 2005-06 2006-07 2007-08 2008-09 2009-10
Reserved 1.376 2.913 2.077 2.990 4.287
Unreserved/Designated 5.569 3.795 4.020 4.040 2.762
Unreserved/Undesignated 1.174 1.255 4.880 4.297 3.024
Total $8.119 $7.963 $10.977 $11.327 $10.074
Dollars in Millions /Amounts as of July 1st
78 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

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ACFPD’s unreserved/undesignated balance supporting general operations at the beginning of the fiscal year totaled $1.2 million and equals one-third of its adopted operating costs in 2010-2011.

ACFPD
23 This balance has been reduced over
the end of the last fiscal year by two-fifths due to budgeted operating shortfalls. At the time of budget adoption, ACFPD anticipated a ($0.3 million) shortfall in operating costs, which would further reduce the undesignated/unreserved fund balance to $0.9 million. A summary of the General Operations Fund balance over the last five fiscal years follows.

Similar to American Canyon, proposal approval and the anticipated buildout of the affected territory would have a measurable impact on ACFPD with respect to additional demands on the District’s discretionary revenues supporting general operations. It is reasonable to assume the additional demands on discretionary revenues would primarily involve funding additional personnel for ACFPD to maintain a ratio of firefighters to residents equal to current levels. As detailed on page nine of this report, the presentday cost to ACFPD to annually fund the five new firefighter positions needed to maintain the current firefighter-to-resident ratio totals $0.55 million.

Unlike American Canyon, it is reasonable to assume ACFPD will not recover a substantial portion of its added discretionary cost tied to the residential buildout of the affected territory through new tax revenues. Close to fourfifths of ACFPD’s general operations are funded through property taxes. The residential buildout of the affected territory is expected to only generate less than one percent of the estimated cost to fund five new firefighter positions.24 The lack of expected discretionary revenues tied to residential buildout highlights the relevance of ACFPD’s track record in negotiating impact fees with developers to reduce the District’s allocation of general revenues to fund capital projects, such as equipment purchases. This track record coupled with current financial resources provides reasonable assurances ACFPD has sufficient revenues and administrative controls to serve the affected territory. 23 ACFPD’s adopted amended general operating expenses in 2010-2011 total $4.3 million. 24 Staff calculates the affected territory’s residential buildout would generate approximately $2,648 for ACFPD in new annual property taxes based on the negotiated property tax agreement between ACFPD, American Canyon, and the County applied to the current per housing unit value of $0.30 million.

ACFPD’s General Operations Fund Balance
(Source: ACFPD)
Category 2005-06 2006-07 2007-08 2008-09 2009-10
Unreserved/Designated 0.000 0.000 2.228 2.201 1.447
Unreserved/Undesignated 2.134 2.228 0.940 2.130 1.204
Total $2.134 $2.228 $3.168 $4.332 $2.651
Dollars in Millions /Amounts as of July 1st
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11) Timely availability of water supplies adequate for projected needs as specified in G.C. Section 65352.5.

An expanded discussion on American Canyon’s water supplies is provided on pages 9 to 11 of this report.
12) The extent to which the proposal will affect a city or cities and the county in achieving their respective fair shares of the regional housing needs as determined by the appropriate council of governments consistent with Article 10.6 of Chapter 3 of Division 1 of Title 7.

The proposal will have a positive impact on the County in meeting its future regional housing needs as determined by the Association of Bay Area Governments (ABAG). This impact is tied to a 2008 agreement in which American Canyon agreed to assume a substantial portion of the County’s nearterm regional housing needs assignments in exchange for the County’s support for the annexation of the affected territory.
25 It is reasonable to assume the proposal
will increase American Canyon’s future regional housing needs due to the job creation potential tied to the affected territory. The increase and the extent of the impact on American Canyon are not known at this time.26 13) Any information or comments from the landowner or owners, voters, or residents of the affected territory.

All subject landowners have consented to the proposal.
14) Any information relating to existing land use designations.

The County designates the entire affected territory as Agriculture, Watershed, and Open Space. American Canyon designates the entire affected territory as Town Center. The following table summarizes contemplated land uses and densities within these respective designations.

Designations for Affected Territory
City of American Canyon County of Napa
Designation Town Center Agriculture, Watershed, and Open Space General Uses Government and community
services, retail commercial, offices,
entertainment, cultural facilities,
visitor-serving facilities, transit,
attached or detached residential
Agriculture, processing of agricultural
products, single-family dwellings
Lot Density TBD by Specific Plan Minimum: 160 acres
25 The agreement commits American Canyon to assume 368 total housing units from the County over the next two planning cycles (2014 and 2021). The County’s current housing unit assignment is 651. 26 American Canyon does not currently have a certified housing element for the 2008-2014 cycle. American Canyon reports it is working with Housing Community Development and anticipates receiving certification within the next several months.
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15) The extent to which the proposal will promote environmental justice.

There is no documentation or evidence suggesting the proposal would have a measurable effect with respect to promoting environmental justice. 16) Whether the proposed annexation will be for the interest of the landowners or present or future inhabitants within the affected district and within the territory proposed to be annexed to the district.

The proposed annexation of the affected territory to ACFPD will benefit current and future landowners and residents by providing an elevated of fire protection and emergency medical service consistent with the lands’ planned urban uses.

Terms and Conditions
The Commission’s standard terms would apply to the proposal if approved. This includes requiring the applicants to prepare final maps and geographic descriptions identifying the approved boundary changes for (a) American Canyon and (b) ACFPD consistent with the requirements of the State Board of Equalization. Other standard terms include the applicants submitting signed indemnification agreements and paying all outstanding fees tied to the proposal.

Standard Terms
Additionally, as detailed on page 14 of this report, close to one-half of the affected territory’s acreage is enrolled in a Williamson Act contract. American Canyon attests it will succeed to both Williamson Act contracts tied to the affected territory. Accordingly, the Commission shall include a standard approval term to state American Canyon will succeed to all rights, duties, and powers of the County in administering the contracts consistent with G.C. Section 56243.

Staff has identified two potential special approval terms the Commission may consider applying to the proposal as summarized below.

Special Terms
Purchase of Additional Water Supplies
The Commission may consider conditioning approval to require American Canyon exercise its right to purchase an additional 722 acre-feet of entitlement water from the City of Vallejo. This special term would substantially address the projected water supply shortfalls associated with the annexation and planned development of the affected territory as outlined on pages 9 to 11 of this report. This special term would also establish an explicit and proactive connection between expanding American Canyon’s incorporated boundary and the need for additional water supplies rather than implicitly assume the City will increase supplies post-annexation.27 27 This Commission is authorized to incorporate this type of special condition under G.C. Section 56886(v).

Staff
believes there is equal merit to include or exclude this special approval term based on the preference of the Commission (emphasis added). 81 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

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Lot Line Adjustments
The Commission may also consider conditioning approval to require American Canyon to process lot-line adjustments for three of the nine subject parcels to ensure the annexation does not split legal lots or assessor parcels.

This issue is detailed on page 15 of the report and originally raised by the County Assessor. However, after careful review and discussion with American Canyon, staff recommends against including this special term given two specific conditions underlying the proposal (emphasis added). First, it would be difficult for American Canyon to complete all necessary lot lines within the LAFCO required one-year timeframe given the unknown level of availability and cooperation from landowners. Second, a key underlying goal of the proposal is to facilitate the northern extension of Newell Drive. The exact location of the extension, however, is not known at this time.

Consequently, pursuing lot-line adjustments appears premature until a specific plan is completed and the exact location of the extension is identified. Staff has conveyed these conclusions to the County Assessor and no objections in proceeding accordingly have been raised.

Prezoning Assignment
G.C. Section 56375(3) requires cities prezone territory as a precondition to annexation.

Accordingly, American Canyon has prezoned the affected territory Town Center consistent with a successful voter initiative implemented in November 2008.

Property Tax Agreement
Revenue and Taxation Code Section 99(b)(6) requires adoption of a property tax exchange agreement by affected local agencies before LAFCO can consider a change of organization. This statute applies regardless of private or public ownership. With respect to this proposal, American Canyon and the County have previously agreed by resolution to a property tax exchange agreement applicable to the affected territory. The agreement was adopted in 2010 and specifies American Canyon and ACFPD shall receive 47.5% and 5% of the County’s existing portion of property tax revenues, respectively.

Environmental Review
Discretionary actions by public agencies are subject to the California Environmental Quality Act (CEQA) any time an underlying activity will result in a direct or indirect physical change to the environment. A lead agency has the principal responsibility for carrying out or approving a project consistent with the provisions of CEQA. This includes determining whether the underlying activity qualifies as a project under CEQA.

If the activity is a determined to be a project, the lead agency must determine if an exemption applies or if additional environmental review is needed. A responsible agency is accountable for approving an associated aspect of the underlying activity and must rely on the lead agency’s determination in making its own CEQA finding. 82 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

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In adopting a resolution of application, American Canyon designated the County of Napa as lead agency with respect to assessing the environmental impacts tied to the proposal.

American Canyon found the Final Environmental Impact (FEIR) prepared for the 2008 County General Plan Update adequately addresses the environmental effects of the proposal and no subsequent review was needed under CEQA. This included the FEIR anticipating the cumulative impacts tied to annexing lands in American Canyon’s ULL on agricultural lands, population and housing, traffic, air quality, biological resources, geology and soils, hydrology and water quality, cultural and paleontology resources, public resources and utilities, and visual resources. American Canyon also adopted and incorporated by reference the County’s findings in declaring overriding considerations and establishing mitigation measures associated with the General Plan Update.

The Commission serves as responsible agency for the proposal. Staff has reviewed the addendum prepared by American Canyon and believes the City has made an adequate determination in considering the impacts tied to the proposal. Specifically, this involves finding the County’s General Plan Update FEIR adequately contemplates the impacts tied to the affected territory’s annexation. If the Commission approves the proposal, staff will file a notice of determination with the County Clerk-Recorder’s Office.

Conducting Authority Proceedings
The affected territory qualifies as uninhabited and the affected landowners have consented to the proposal. No subject agency has requested a protest hearing.

Conducting authority proceedings, accordingly, are waived under G.C. Section 56663.

D. Options for Commission Action
Staff has identified five broad options for Commission consideration with respect to the proposal. These options are summarized below.

Option One: Approve the proposal as submitted with standard conditions.

Option Two: Approve the proposal as modified to include concurrent detachment From CSA No. 4 with standard conditions.

Option Three: Approve the proposal as outlined under Option Two with a special condition requiring American Canyon to purchase additional water supplies from the City of Vallejo as detailed on page 20.

Option Four: Continue consideration of the item to a future meeting if more information is required.

Option Five: Disapprove the proposal. Disapproval would statutorily prohibit the initiation of a similar proposal for one year.
83 Proposed Reorganization to Annex the Town Center Site to American Canyon and American Canyon Fire Protection District December 6, 2010

Page 24 of 24 ends

E. Recommendation
Staff recommends the Commission approve the proposal consistent with Option Two or Option Three as outlined in the preceding section. Option Two would reflect a general practice of the Commission in terms of requiring concurrent detachment from CSA No. 4 in anticipation of urban uses as well as incorporating standard conditions of approval such as requiring signed indemnification agreements. Option Three would expand on this general practice to also include a special condition to proactively direct American Canyon to make an infrastructure improvement in conjunction with proposal approval rather than rely on the agency to independently address the matter at a later date. Staff believes either option is appropriate depending on the level of oversight the Commission wishes to incorporate in fulfilling its regulatory duties and objectives.

Respectfully submitted,
____________________ __________________
Keene Simonds Brendon Freeman
Executive Officer Analyst
Attachments:
1) Draft Resolution of Approval (Option Two; Modification with Standard Conditions) 2) Draft Resolution of Approval (Option Three; Modification with Special Conditions) 3) Application Materials, Submitted October 6, 2010
4) Supplemental Application Materials: Spreadsheet Listing Affected Territory 5) Supplemental Application Materials: Preannexation/Development Agreement, Submitted November 17, 2010 6) Supplemental Application Materials: Succession to Williamson Act Contracts, Submitted November 17, 2010 7) Comment Letter from the County of Napa, Submitted November 4, 2010 84 RESOLUTION NO. _____

RESOLUTION OF

THE LOCAL AGENCY FORMATION COMMISSION OF NAPA COUNTY

MAKING DETERMINATIONS

TOWN CENTER REORGANIZATION
WHEREAS, the City of American Canyon and American Canyon Fire Protection District, hereafter referred to as “City” and “District,” have filed a proposal by resolutions of application with the Executive Officer of the Local Agency Formation Commission of Napa County, hereinafter referred to as the “Commission,” pursuant to the Cortese-Knox-Hertzberg Local Government Reorganization Act of 2000;
WHEREAS, the proposal seeks annexation of certain territory to the City and District, referred to as the “Town Center;”
WHEREAS, the Executive Officer reviewed the proposal and prepared a report with recommendations;
WHEREAS, the proposal and the Executive Officer’s report have been presented to the Commission in the manner provided by law;
WHEREAS, the Commission heard and fully considered all the evidence presented at a public meeting held on the proposal;
WHEREAS, the Commission considered all the factors required by law under Government Code Section 56668; and
WHEREAS, the Commission, in accordance with California Environmental Quality Act (CEQA), has considered the adopted determinations of the lead agency, County of Napa, deferred to as the lead agency by the City of American Canyon, concerning the potential environmental impacts associated with the proposal.

NOW, THEREFORE, THE COMMISSION DOES HEREBY RESOLVE,
DETERMINE, AND ORDER as follows:

1. The Commission, as responsible agency, certifies it has reviewed and considered the environmental determinations prepared by the County of Napa in conjunction with certifying a Final Environmental Impact Report (FEIR) for its General Plan Update on June 3, 2008. The FEIR considered the impacts of future annexation of areas within the City’s adopted urban limit line (ULL), including the Town Center. The ULL was described as part of the “preferred plan” in the FEIR and anticipated the cumulative impacts related to annexation on agricultural lands, population and housing, traffic, air quality, biological resources, geology and soils, hydrology and water quality, cultural and paleontology resources, public resources and utilities, and visual resources. The FEIR is codified in County Resolution No. 08-86 and includes incorporated mitigation measures to help limit significant impacts along with a statement of overriding considerations to address certain significant and unavoidable effects. The Commission Option Two; Modification with Standard Conditions
85 hereby makes and incorporates by reference the County’s determinations set forth in the referenced resolution, including approval to incorporate associated mitigation measures for the affected territory. The Commission’s findings are based on its independent judgment and analysis. The records upon which these findings are made are located at the Commission office at 1700 Second Street, Suite 268, Napa, California.

2. The proposal is APPROVED with the following modification:
a) The affected territory is concurrently detached from County Service Area No. 4 with the exception of the property identified by the County of Napa Assessor’s Office as 059-020-032.

3. The proposal is assigned the following distinctive short-term designation:

TOWN CENTER REORGANIZATION

4. The affected territory annexed to the City is shown in the draft map and geographic description provided in Exhibit “A.”

5. The affected territory annexed to the District is shown in the draft map and geographic description provided in Exhibit “B.”

6. The affected territory is uninhabited as defined in Government Code Section 56046.

7. The City utilizes the regular assessment roll of the County of Napa.

8. Upon effective date of the proposal, the affected territory will be subject to all previously authorized charges, fees, assessments, and taxes that were lawfully enacted by the City and District. The affected territory will also be subject to all of the rates, rules, regulations, and ordinances of the City and District.

9. The Commission authorizes conducting authority proceedings to be waived in accordance with Government Code Section 56663(c).

10. The Commission determines American Canyon shall succeed to the rights, duties, and powers of the County of Napa with respect to administering the two Williamson Act contracts within the affected territory pursuant to Government Code Section 51243.

11. Recordation is contingent upon receipt by the Executive Officer of the following:
(a) Final maps and geographic descriptions of the affected territory annexed to the (1) City and (2) District, determined by the County Surveyor to conform to the requirements of the State Board of Equalization.
(b) Payment of any outstanding fees owed to the Commission and/or other agencies involved in the processing of this proposal.
(c) Indemnification agreements signed by the City and District in a form provided by the Commission Counsel.
86 12. All terms and conditions shall be satisfied within one calendar year of the proposal’s approval unless a request for extension of time is received and approved by the Commission.

13. The effective date shall be the date of recordation of the Certificate of Completion.

The foregoing resolution was duly and regularly adopted by the Commission at a public meeting held on December 6, 2010, by the following vote:

AYES: Commissioners _________________
NOES: Commissioners _________________
ABSTAIN: Commissioners _________________

ABSENT: Commissioners _________________
ATTEST: Keene Simonds
Executive Officer
Recorded by: ___________________
Kathy Mabry
Commission Secretary
87 RESOLUTION NO. _____

RESOLUTION OF

THE LOCAL AGENCY FORMATION COMMISSION OF NAPA COUNTY

MAKING DETERMINATIONS

NOW, THEREFORE, THE COMMISSION DOES HEREBY RESOLVE,
DETERMINE, AND ORDER as follows:

1. The Commission, as responsible agency, certifies it has reviewed and considered the environmental determinations prepared by the County of Napa in conjunction with certifying a Final Environmental Impact Report (FEIR) for its General Plan Update on June 3, 2008. The FEIR considered the impacts of future annexation of areas within the City’s adopted urban limit line (ULL), including the Town Center. The ULL was described as part of the “preferred plan” in the FEIR and anticipated the cumulative impacts related to annexation on agricultural lands, population and housing, traffic, air quality, biological resources, geology and soils, hydrology and water quality, cultural and paleontology resources, public resources and utilities, and visual resources. The FEIR is codified in County Resolution No. 08-86 and includes incorporated mitigation measures to help limit significant impacts along with a statement of overriding considerations to address certain significant and unavoidable effects. The Commission Option Three; Modification with Special Conditions
88 hereby makes and incorporates by reference the County’s determinations set forth in the referenced resolution, including approval to incorporate associated mitigation measures for the affected territory. The Commission’s findings are based on its independent judgment and analysis. The records upon which these findings are made are located at the Commission office at 1700 Second Street, Suite 268, Napa, California.

3. The proposal is assigned the following distinctive short-term designation:

TOWN CENTER REORGANIZATION

4. The affected territory annexed to the City is shown in the draft map and geographic description provided in Exhibit “A.”

5. The affected territory annexed to the District is shown in the draft map and geographic description provided in Exhibit “B.”

6. The affected territory is uninhabited as defined in Government Code Section 56046.

7. The City utilizes the regular assessment roll of the County of Napa.

9. The Commission authorizes conducting authority proceedings to be waived in accordance with Government Code Section 56663(c).

11. The approval of the proposal is cConditioned on the City providing written verification to the Commission that it has exercised its right to purchase an additional 722 acre-feet of annual water entitlement supplies from the City of Vallejo. Written verification shall be provided in writing to the Commission.

12. Recordation is contingent upon receipt by the Executive Officer of the following:
(a) Final maps and geographic descriptions of the affected territory annexed to the (1) City and (2) District, determined by the County Surveyor to conform to the requirements of the State Board of Equalization.
(b) Payment of any outstanding fees owed to the Commission and/or other agencies involved in the processing of this proposal.
89 (c) Indemnification agreements signed by the City and District in a form provided by the Commission Counsel.

13. All terms and conditions shall be satisfied within one calendar year of the proposal’s approval unless a request for extension of time is received and approved by the Commission.

14. The effective date shall be the date of recordation of the Certificate of Completion.

The foregoing resolution was duly and regularly adopted by the Commission at a public meeting held on December 6, 2010, by the following vote:

AYES: Commissioners _________________
NOES: Commissioners _________________
ABSTAIN: Commissioners _________________

ABSENT: Commissioners _________________
ATTEST: Keene Simonds
Executive Officer
Recorded by: ___________________
Kathy Mabry
Commission Secretary
90 91
92 93
94 95
96 97
98 99
ORDINANCE NO. 2018-08

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AMERICAN CANYON APPROVING THE WATSON RANCH SPECIFIC PLAN AS REGULATING DOCUMENT FOR THE APPROXIMATELY 309 ACRE PROPERTY OWNED BY AC- 1 AND THE NEWELL FAMILY APN' S 059-020-039, 059-020-040, 059-020-031 AND 059-030-005( FILE NO. PL 16-0019)
WHEREAS, AC- 1, LLC and the Newell Family, the property owners and applicants, have submitted an application for a Specific Plan to develop the approximately 309- acre Watson Ranch Specific Plan(" WRSP" or " Specific Plan") site with a mixed- use community including a mixed- use town center ( NVRG), 1253 residential units, approximately 23 acres of improved parks, an additional 30 acres of parks, trails and open space, a 10-acre school site, roads and supporting water, wastewater, recycled water and storm drainage infrastructure, having prepared in concert with the City of American Canyon ( the " City") the Watson Ranch Specific Plan and Draft and Final Environmental Impact Report ( collectively, the " WRSP Final EIR") under the California Environmental Quality Act( Pub. Res. Code § 21000 et seq., (" CEQA"); and, WHEREAS the WRSP Area is designated as Town Center on the City of American Canyon General Plan Map and zoned as Town Center on the City of American Canyon Zoning Map; and, WHEREAS the General Plan Land Use Element policies 1. 19. 7, 1. 19. 8, and 1. 19. 9 pertaining to the WRSP Town Center) Area require the preparation of a specific plan to determine the location of land uses, the densities for residential uses and the intensities for non- residential uses; and, WHEREAS, the City of American Canyon Municipal Code Chapter 19. 12, Town Center District, requires development to occur pursuant to a specific plan adopted by the City Council for all or a portion of the Town Center District and that permitted uses, conditional uses, and development standards applicable to the Town Center District shall be as prescribed in the specific plan; and, WHEREAS, the WRSP was prepared pursuant to California Government Code Section 65450 et. seq. and will become the regulating document for the WRSP Area consistent with the City General Plan; and, WHEREAS, the WRSP sets forth the land use, circulation, and infrastructure and financing for the WRSP Area consistent with the Town Center designation and zoning district requirements and further sets forth development standards, permitted uses, and design guidelines; and, WHEREAS, the City had an environmental impact report prepared to evaluate the proposed WRSP project and associated entitlements, which include but are not limited to the Specific Plan as the regulating document, a General Plan Amendment, the Watson Ranch Development Agreement, the Large Lot Vesting Tentative Map; and
WHEREAS, the Watson Ranch Specific Plan 2016 Draft EIR was first circulated for public comment for 45 days from July 3, 2016 to August 16, 2016 with an extended public comment period to September 6, 2016; and,
WHEREAS, the updated 2018 WRSP Project Draft EIR was recirculated for public comment for 45 days from July 3, 2018 to August 16, 2018; and,
100
WHEREAS, on October 4, 2018, the Planning Commission conducted a duly noticed public hearing to consider the Final EIR for the WRSP Project and associated entitlements, including the Watson Ranch Specific Plan and recommended that the City Council certify the Final EIR as adequate to address environmental impacts associated with the WRSP Project, and adopt a Statement of Overriding Considerations for the Project and a Mitigation Monitoring and Reporting Program as set out in the City Council recitations and findings; and,
WHEREAS, on October 4, 2018 the Planning Commission conducted a duly noticed public hearing to evaluate the WRSP Project, and all associated entitlements and heard all public speakers and considered written materials including the staff report and oral testimony given at the meeting and also recommended to the City Council approval of the Watson Ranch Specific Plan; and WHEREAS, on October 16, 2018 the City Council conducted a duly noticed public hearing to evaluate the WRSP Project, and all associated entitlements including the WRSP Final EIR and certified the FEIR ( SCH 2015022030) by City Council Resolution 2018- 112 and adopted a Statement of Overriding Circumstances and a Mitigation Monitoring and Reporting Program; and
WHEREAS, on at the October 16, 2018 public hearing the City Council considered the Planning Commission' s recommendations and evaluated the WRSP Project, and all associated entitlements except for the Development Agreement and heard all public speakers and considered written materials including the staff report and oral testimony given at the meeting and at the October 4, 2018 Planning Commission hearing;

NOW, THEREFORE THE CITY COUNCIL OF THE CITY OF AMERICAN CANYON DOES HEREBY ORDAIN THAT THE WATSON RANCH SPECIFIC PLAN IS APPROVED AS FOLLOWS:

SECTION 1: This Ordinance incorporates by this reference, the Watson Ranch Specific Plan attached hereto as Exhibit A.

SECTION 2: This Ordinance is adopted under the authority of the Specific Plan Statutes ( Gov. Code §§ 65450- 65457) of the Planning and Zoning Law( Gov. Code§ 65000 et seq.) and the City Specific Plan District standards( American Canyon Municipal Code Title 19, Chapter 19. 17).

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

1. The environmental impacts of the WRSP Project which included the Specific Plan were adequately considered in the certified Final EIR for the Watson Ranch Specific Plan Project (SCN. 2015022030) which includes findings, a Statement of Overriding Considerations for the Project, and a Mitigation Monitoring and Reporting Program.

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

SECTION 4: Findings to Approve the Specific Plan in accordance with American Canyon Municipal Code Section 19. 17.080
101
A. The distribution, location and extent of land uses, including open space, as depicted in the specific plan is consistent with the general plan.

The Watson Ranch Specific Plan sets forth the land uses, residential densities, non- residential intensities, permitted and conditional uses, development standards, and design guidelines for the WRSP Area and further implements the Policies set forth for the Town Center land use designation.

The Watson Ranch Specific Plan is consistent with the General Plan.

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

The Specific Plan does set forth the design for roadways, water, wastewater, recycled water, storm drainage systems, parks and other community facilities necessary to support the land uses described in the plan. Specifically, Chapters 4, 5, 7 and 8 of the WRSP address these facilities.

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

Chapter 6 of the WRSP sets forth development standards which are supplemented by Design Guidelines in Appendix A. The development standards and design guidelines together promote efficient resource utilization, best practices, and sustainability to ensure a high level of quality.

Further Chapter 9, Implementation, sets forth the phasing program to ensure the development proceeds in an orderly fashion.

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

The implementation of the WRSP is primarily developer funded. WRSP Chapter 9, Implementation, sets forth the financing principles and policies, identifies different financing mechanisms, and sets forth phasing of supporting infrastructure.

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

As determined through the initial existing conditions analysis and the preparation of the WRSP Final EIR, the WRSP site is suitable for the type and intensity of the proposed development.

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

The WRSP Project implements the General Plan for the Town Center land use designation, consistent with Objective 1. 19 of the General Plan: " Provide for the development of a Town Center that physically and functionally serves as the symbolic and identifiable focus of community activities and events for the City of American Canyon and which is a regional destination within Napa Valley." 102
General Plan Policy 1. 19. 7 designated that the land uses in this area be developed pursuant to one or more specific plans. The WRSP includes Development Standards and Design Guidelines that promote diverse neighborhood design and integrated housing types. It further provides for the creation of a " Town Center" through the renovation of the cement factory ruins while preserving the unique character of this site feature.

SECTION 5. Effective Date. This Ordinance shall become effective thirty( 30) days following adoption.

SECTION 6. Severability. If any section, subsection, sentence, clause, phrase or portion of this Ordinance for any reason is held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity or constitutionality of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance, and each section, subsection, sentence, clause or phrase thereof, irrespective of the fact that any one ( 1) or more sections, subsections, sentences, clauses, phrases, or portions thereof be declared invalid or unconstitutional.

SECTION 7. Custodian of Records. The documents and materials that constitute the record of proceedings on which this Ordinance is based are located at the City Clerk' s office located at 4831 Broadway, Suite 201, American Canyon, CA 94503. The custodian of these records is the City Clerk.

SECTION 8. Restatement of Existing Law. Neither the adoption of this Ordinance nor the repeal of any other Ordinance of this City shall in any manner affect the prosecution for violations of ordinances, which violations were committed prior to the effective date hereof, nor be construed as a waiver of any license or penalty or the penal provisions applicable to any violation thereof. The provisions of this Ordinance, insofar as they are substantially the same as Ordinance provisions previously adopted by the City related to the same subject matter or relating to the enumeration of permitted uses under the zoning code, shall be construed as restatements and continuations, and not as new enactments.

The foregoing Ordinance was introduced at a regular meeting of the City Council of the City of American Canyon, State of California, held on the 16th day of October, 2018 by the following vote:

AYES: Council Members Aboudamous, Joseph, Oro, Vice Mayor Leary and Mayor Garcia NOES: None
ABSTAIN: None
ABSENT: None
103
The foregoing Ordinance was adopted at a regular meeting of the City Council of the City of American Canyon, State of California, held on the 6th day of November, 2018, by the following vote:

AYES: Council Members Aboudamous, Joseph, Oro, Vice Mayor Leary and Mayor Garcia NOES: None
ABSTAIN: None
ABSENT: None 1
Leon Garcia, Mayor
ATTEST: APPROVED AS TO FORM:
6},
t
e...,
Suellen JohnstonMC, City Clerk William D. Ross, City Attorney EXHIBIT A: Watson Ranch Specific Plan
104

WATSON RANCH

SPECIFIC PLAN
FINAL
NOVEMBER 6, 2018
105
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106

ACKNOWLEDGEMENTS
City of American Canyon
City Council
Leon Garcia, Mayor
Kenneth Leary, Vice Mayor
Mariam Aboudamous, Councilmember
Mark Joseph, Councilmember
David Oro, Councilmember
Planning Commission
Andrew Goff, Chair
Tyrone Navarro, Vice Chair
Eric Altman, Commissioner
Crystal Dispo Mallare Commissioner
Bernie Zipay, Commissioner
Parks and Community Services Commission
Kristin Einberger, Chair
Karina Servente, Vice Chair
Clarence Mamaril, Commissioner
Cathy Margolati, Commissioner
Janelle Sellick, Commissioner
Open Space Advisory Committee
Nance Matson, Chair
Tara Clinton-Horner, Vice Chair
Barry Christian, Committee Member
Todd Novak, Committee Member
Kim Hester Williams, Committee Member
107
Steering Committee
Leon Garcia, Mayor
Mark Joseph, Councilmember
Barry Christian, Open Space Advisory Committee Representative Don Evans, NVUSD Representative
Vanessa Kearns, Vintage Ranch Resident
Sanjay Mishra, Vintage Ranch Resident
Elizabeth Putnam, Planning Commission Representative
Janelle Sellick, Parks and Community Services Commission Representative Staff
Jason Holley, City Manager
Bill Ross, City Attorney
John Wilbanks, Contract Planner
Brent Cooper, Community Development Director
Steve Hartwig, Public Works Director
Creighton Wright, Parks and Community Services Director Applicants
American Canyon 1, LLC
Newell Family
Adopted by Ordinance (Ordinance 2018-08)
October 16, 2018
Second Reading November 6, 2018
108
WATSON RANCH SPECIFIC PLAN TABLE OF CONTENTS | i
OCTOBER 2018
Executive Summary........................................................................................................................................1 Chapter 1 Introduction ....................................................................................................................................7

1.1 Purpose ............................................................................................................................................7

1.2 Specifi c Plan Authority .....................................................................................................................8

1.3 Relevant Documents and Policies ...................................................................................................8

1.4 Public Outreach ...............................................................................................................................9

1.5 Planning Principles ..........................................................................................................................10 Chapter 2 Existing Conditions ........................................................................................................................11

2.1 Project Location ...............................................................................................................................11

2.2 Ownership ........................................................................................................................................13

2.3 Project Setting ..................................................................................................................................14

2.4 Site History .......................................................................................................................................15 Chapter 3 Vision and Design Strategy ...........................................................................................................17

3.1 Vision ...............................................................................................................................................17

3.2 Community Framework ....................................................................................................................18

3.3 Napa Valley Ruins & Gardens Vision ...............................................................................................21

3.4 Neighborhood Design Concept ........................................................................................................31

3.5 Residential Design Vision ................................................................................................................32

3.6 Parks, Open Space, Pedestrian & Bicycle Circulation Vision ..........................................................33

3.7 Special Design Considerations ........................................................................................................35 Chapter 4 Land Use .......................................................................................................................................37

4.1 Introduction .....................................................................................................................................37

4.2 Land Use Goals and Objectives ......................................................................................................37

4.3 General Plan Land Use Designation ................................................................................................38

4.4 Specifi c Plan Land Use Summary ...................................................................................................41

4.5 Adjustment/Transfer/Conversion Regulations ..................................................................................45

4.6 Permitted and Conditionally Permitted Uses ...................................................................................46

4.7 Inclusionary Housing ........................................................................................................................47

TABLE OF CONTENTS
109
ii | TABLE OF CONTENTS WATSON RANCH SPECIFIC PLAN
OCTOBER 2018
Chapter 5 Parks and Open Space..................................................................................................................49

5.1 Introduction ......................................................................................................................................49

5.2 Goals, Objectives, and Policies .......................................................................................................49

5.3 Parkland Requirements ...................................................................................................................50

5.4 Parks and Open Space Typologies ..................................................................................................52

5.5 Community Gardens and Edible Landscape ...................................................................................60

5.6 Pedestrian and Bicycle Circulation ..................................................................................................61 Chapter 6 Development Regulations..............................................................................................................63

6.1 General Provisions ...........................................................................................................................63

6.2 Residential Development Regulations .............................................................................................64

6.3 Napa Valley Ruins & Gardens Development Regulations ...............................................................74

6.4 Parking Regulations .........................................................................................................................75

6.5 Signage Regulations ........................................................................................................................77

6.6 Landscape Regulations ...................................................................................................................78

6.7 Walls and Fencing Regulations ........................................................................................................79

6.8 Utility Regulations ............................................................................................................................79

6.9 Resource Management Guidelines.................................................................................................80 Chapter 7 Circulation ......................................................................................................................................83

7.1 Introduction ......................................................................................................................................83

7.2 Goals, Objectives, and Policies .......................................................................................................83

7.3 Street Sections .................................................................................................................................85

7.4 Traffi c Calming .................................................................................................................................101

7.5 Pedestrian and Bike Circulation .......................................................................................................101

7.6 Public Transit ...................................................................................................................................105

7.7 Off-Site Improvements .....................................................................................................................105 Chapter 8 Infrastructure and Public Services .................................................................................................109

8.1 Introduction ......................................................................................................................................109

8.2 Goals, Objectives, and Policies .......................................................................................................109

8.3 Infrastructure ....................................................................................................................................110

8.4 Public Services ................................................................................................................................118

8.5 Off-Site Improvements .....................................................................................................................121 110
WATSON RANCH SPECIFIC PLAN TABLE OF CONTENTS | iii
OCTOBER 2018
Chapter 9 Implementation ..............................................................................................................................123

9.1 Introduction ......................................................................................................................................123

9.2 Land Use Regulations ......................................................................................................................124

9.3 Phasing ............................................................................................................................................124

9.4 Public Facilities And Infrastructure Financing ..................................................................................137

9.5 Maintenance of Common Facilities ..................................................................................................142

9.6 Implementation Policies ...................................................................................................................142

9.7 Subsequent Entitlements .................................................................................................................143

9.8 Unit Transfers ...................................................................................................................................145 Appendix A Design Guidelines .......................................................................................................................147 A.1 Purpose And Intent Of The Design Guidelines ................................................................................147 A.2 Sustainability Design Guidelines .....................................................................................................147 A.3 Landscape Strategy .........................................................................................................................150 A.4 Residential Design Guidelines .........................................................................................................152 A.5 Napa Valley Ruins & Gardens Design Guidelines ...........................................................................161 A.6 Community Art and Monumentation ................................................................................................169 A.7 Walls and Fencing Design Guidelines .............................................................................................171 A.8 Crime Prevention Through Environmental Design (CPTED) Design Guidelines ............................172 Appendix B General Plan Consistency...........................................................................................................173 B.0 General Plan Policy .........................................................................................................................173 B.1 Land Use Element ...........................................................................................................................173 B.2 Housing Element .............................................................................................................................177 B.3 Economic Development ...................................................................................................................178 B.4 Circulation Element .........................................................................................................................178 B.5 Utilities Element ...............................................................................................................................179 B.6 Public Services and Facilities ..........................................................................................................179 B.7 Parks and Recreation ......................................................................................................................180 B.8 Natural & Historic/Cultural Element .................................................................................................181 B.9 Geology Element .............................................................................................................................182 B.10 Flood Hazards Element .................................................................................................................182 B.11 Noise Element................................................................................................................................182 Appendix C Napa Valley Ruins & Gardens - Preservation Plan .....................................................................183 (to be submitted separately)
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WATSON RANCH SPECIFIC PLAN
OCTOBER 2018
LIST OF FIGURES | v
Chapter 2 Existing Conditions
Figure 2.1: Regional Site Context ...........................................................................................................11 Figure 2.2: Local Context ........................................................................................................................12 Figure 2.3: Property Ownership ..............................................................................................................13 Figure 2.4: Existing Conditions Map .......................................................................................................14 Chapter 3 Vision and Design Strategy
Figure 3.1: Artist’s Conceptual Illustrative Plan .......................................................................................19 Figure 3.2: Existing Structures ................................................................................................................22 Figure 3.3: NVR&G Illustrative Detail ......................................................................................................23 Figure 3.4: Special Design Considerations .............................................................................................36 Chapter 4 Land Use
Figure 4.1a: General Plan Land Use Map ...............................................................................................39 Figure 4.1b: Town Center(TC -1) General Plan Land Use Map ...............................................................40 Figure 4.2: Specifi c Plan Land Use Map .................................................................................................43 Chapter 5 Parks and Open Space
Figure 5.1: Parks Typology Map ..............................................................................................................51 Figure 5.2: Illustrative Plan - Community Plaza - Subject to Modifi cation ................................................52 Figure 5.3: Parks Proximity Map ..............................................................................................................53 Figure 5.4: Illustrative Plan - Quarry Lake Park - Subject to Modifi cation ................................................54 Figure 5.5: Illustrative Plan - Park A - Subject to Modifi cation .................................................................56 Figure 5.6: Illustrative Concept Plan - Park B - Subject to Modifi cation ...................................................58 Chapter 6 Development Regulations
Figure 6.1: Irregular Lots: Measuring Setbacks ......................................................................................65 Figure 6.2: Fencing Regulations ..............................................................................................................79 Chapter 7 Circulation
Figure 7.1: Circulation Plan ......................................................................................................................86 Figure 7.2: Detailed Circulation Plan .......................................................................................................87 Figure 7.3.1a: Four Lane Arterial (Newell Drive south of Rio Del Mar) ....................................................88 Figure 7.3.1b: Two Lane Major Collector (Newell Drive north of Rio Del Mar) ........................................89 Figure 7.3.2a: Modifi ed Collector (Rio Del Mar extension - in front of NVR&G) ......................................90

LIST OF FIGURES
113
vi | TABLE OF CONTENTS WATSON RANCH SPECIFIC PLAN
OCTOBER 2018
Figure 7.3.2b: Modifi ed Collector (Rio Del Mar extension - NVVT crossing to Newell Dr.) ......................91 Figure 7.3.2c: Modifi ed Collector (Rio Del Mar extension - at grade crossing.) .......................................92 Figure 7.3.2d: Modifi ed Collector (Rio Del Mar extension - RR underpass) ............................................93 Figure 7.3.2e Modifi ed Collector (Rio Del Mar extension - from SR 29 to western property boundary) ..94 Figure 7.3.3: Minor Collector ....................................................................................................................95 Figure 7.3.4: Local Streets (Residential) ..................................................................................................96 Figure 7.3.5: Modifi ed Local Street (Residential) - A ................................................................................97 Figure 7.3.6: Modifi ed Local Street (Residential) - B ...............................................................................98 Figure 7.3.7: Cul de sac ...........................................................................................................................99 Figure 7.3.8: Residential Alley .................................................................................................................100 Figure 7.4: Intersection neckdown/bulbout .............................................................................................101 Figure 7.5: Pedestrian and Bike Circulation Exhibit .................................................................................103 Figure 7.6: Napa Valley Vine Trail Section ...............................................................................................104 Figure 7.7: River to Ridge Trail Section ...................................................................................................104 Figure 7.8: Multi-Use Trail Section ...........................................................................................................104 Figure 7.9: Multi-Use Trail Section along Detention Basins .....................................................................104 Figure 7.10: Local and Regional Transit Exhibit ......................................................................................106 Figure 7.11 Summary of Off-Site Road Improvements ...........................................................................107 Chapter 8 Infrastructure and Public Services
Figure 8.1: Water Service Zones .............................................................................................................113 Figure 8.2: Water Infrastructure - On-Site Improvements ........................................................................114 Figure 8.3: Sanitary Sewer Infrastructure Improvements ........................................................................115 Figure 8.4: Recycled Water Infrastructure Improvements ........................................................................116 Figure 8.5: Storm Water Drainage Infrastructure .....................................................................................117 Figure 8.6: School Walkability Exhibit ......................................................................................................119 Figure 8.7: Water Infrastructure - Off-Site Improvements ........................................................................121 Chapter 9 Implementation
Figure 9.1: Residential Phasing Map .......................................................................................................126 Figure 9.2: NVR&G Phasing Map ............................................................................................................128 Figure 9.3: Phase 1 - Infrastructure Improvements .................................................................................131 Figure 9.4: Phase 2 - Infrastructure Improvements .................................................................................132 Figure 9.5: Phase 3 - Infrastructure Improvements .................................................................................133 Figure 9.6: Phase 4 - Infrastructure Improvements .................................................................................134 Figure 9.7: On-Site & Off-Site Backbone Roadway Phasing ...................................................................135 vi | LIST OF FIGURES
114
WATSON RANCH SPECIFIC PLAN TABLE OF CONTENTS | vii
OCTOBER 2018
Chapter 4 Land Use
Table 4.1a: Overall Land Use Summary Table ........................................................................................41 Table 4.1b: Land Use Summary Table by Ownership .............................................................................42 Table 4.2: Permitted and Conditionally Permitted Uses ..........................................................................45 Chapter 5 Parks and Open Space
Table 5.1: Open Space and Park Distribution .........................................................................................50 Table 5.2: Parkland requirement and credit comparison .........................................................................50 Table 5.3: Detailed parkland credit calculations ......................................................................................52 Chapter 6 Development Regulations
Table 6.2.1: Medium Density Residential (MDR-12) Development Regulations .....................................66 Table 6.2.2: Medium Density Residential (MDR-16) - Development Regulations, Detached Dwellings .68 Table 6.2.3: Medium Density Residential (MDR-16) - Development Regulations, Attached Dwellings ..70 Table 6.2.4: High Density Residential (HDR) Development Regulations ................................................72 Table 6.3: Allowable Building Setbacks and Height ................................................................................74 Chapter 9 Implementation
Table 9.1: Residential Phasing ................................................................................................................125 Table 9.2: NVR&G Development Phasing ..............................................................................................127 Table 9.3: Infrastructure Improvements by Phase ..................................................................................129

LIST OF TABLES
LIST OF TABLES | vii
115
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WATSON RANCH SPECIFIC PLAN EXECUTIVE SUMMARY | 1
OCTOBER 2018

EXECUTIVE SUMMARY
The Watson Ranch Specifi c Plan (WRSP) is located within the city limits of American Canyon, in Napa County, California. The WRSP is a comprehensive planning document that will guide future development of the 309 acre WRSP Area. The WRSP Area is an important part of the City’s General Plan. The proposed plan is intended to contribute signifi cantly to the identity of American Canyon with its unique draw of new residential neighborhoods and the Napa Valley Ruins & Gardens (NVR&G).

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

1. A mixed use Town Center located in and around the NVR&G that will consist of:
a. An adaptive reuse of the existing ruins to include approximately 200,000 square feet of commercial uses which includes the combination of indoor and outdoor spaces for a wedding event venue, a corporate/private event center, amphitheater, restaurants, pubs, wine tasting, brewery, food truck court, farmer’s market, and outdoor dining. b. A 200 room Boutique Hotel.
c. The Quarry Lake Park with trails and open space.
d. A community plaza and site for a 20,000 square foot community center that will serve as an iconic gathering place for American Canyon visitors and residents.
e. Mixed-use and/or live-work housing of up to 50 units (included in residential project total).

2. Residential development consisting of approximately 1,253 units with varying housing types and densities to accommodate the current and future demographic trends. The summary of residential uses proposed in the plan are:
a. Approximately 114 acres (604 units) of medium density residential (MDR-12). b. Approximately 49 acres (457 units) of medium density residential (MDR-16). c. Approximately 9 acres (192 units) of high density residential (HDR).

3. Community amenities consisting of:
a A new elementary school site for up to 600 students.
b. Approximately 50 acres of parks and open space.
c. A community trail system that includes connecting portions of the Napa Valley Vine Trail and the River to Ridge Trail.

4. Infrastructure improvements that include:
a. The extension of Newell Drive along the WRSP Area’s eastern boundary. b. The extension of Rio Del Mar from SR 29 to the Newell Drive Extension. c. A new at grade or grade-separated rail crossing under the Union Pacifi c Rail Line at Rio Del Mar. d. Internal circulation for the WRSP Area.
e. The water distribution system, sanitary sewer system, storm water drainage system and dry utilities to service the WRSP Area.

5. Finally, the WRSP sets forth a phasing plan and a fi nancing program to address the timing of build out and the funding of the infrastructure associated with the WRSP.
117
2 | EXECUTIVE SUMMARY WATSON RANCH SPECIFIC PLAN
OCTOBER 2018
General Plan Amendment

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

In concert with this General Plan Amendment, which
anticipates and requires the adoption of the Watson Ranch Specifi c Plan, the Watson Ranch Specifi c Plan will be the regulating document controlling development of the Watson Ranch Specifi c Plan property. This General Plan Amendment anticipates and requires such Watson Ranch Specifi c Plan regulation for such property. Specifi cally, this General Plan Amendment revises the General Plan Land Use Element, to refl ect the Watson Ranch Specifi c Plan and the Land Uses set forth therein, and revises the General Plan Circulation Element, to allow for one of two potential Major Collector connection points to SR 29 from the Watson Ranch Specifi c Plan Area (Rio Del Mar or South Napa Junction Road), the fi nal determination of which will be determined based upon legal, technical, economic and other factors to be clarifi ed and implemented in the detailed Watson Ranch Specifi c
Plan. This amendment will add the planned Major Collector designation and Major Intersection designation to the Rio Del Mar alignment and intersection identifi ed in the City’s Circulation Element in Figure 3. This Major Collector, to be located at either Rio Del Mar or South Napa Junction Road, provides connection between SR 29 and the extension of
Newell Drive, as refl ected in this General Plan Amendment and the Watson Ranch Specifi c Plan this General Plan
Amendment anticipates and requires. Finally, this General Plan Amendment reclassifi es the segment of Newell Drive between the intersection of S. Napa Junction Road/Rio Del Mar and SR 29/Green Island Road from a 2 lane Arterial to a 2 lane Major Collector.

The specifi c details of the General Plan Amendment are described below.

PROPOSED AMENDMENT
The amendment will require the following changes:

1. Land Use Element:
a. Amend the General Plan Map (Land Use Map)
Figure 1-1 to incorporate the Land Use Plan set
forth in the WRSP by delineating the Town Center
(TC) designation to include the following:
• Medium Density Residential – 12 (TC-1 MDR
- 12)
• Medium Density Residential – 16 (TC-1 MDR
- 16)
• High Density Residential (TC-1 HDR)
• Public School (TC-1 Public)
• Parks and Open Space (TC-1 Park/OS)
• Napa Valley Ruins & Gardens (TC-1 MU)
b. Amend the Land Use Element Policy 1.19.6 as
follows: “Provide for the extension of Newell Drive,
which will defi ne the eastern boundary of the Town
Center, connecting with Highway 29 in the vicinity of
Green Island Road and for the extension of Rio Del
Mar or South Napa Junction Road from Highway
29 to Newell Drive”.
118
WATSON RANCH SPECIFIC PLAN EXECUTIVE SUMMARY | 3
OCTOBER 2018

1 TC-1
PUBLIC
(SCHOOL)
TC-1
PARK
TC-1
PARK

NAPA VALLEY RUINS &

GARDENS
Ϯϵ
TC-1
MDR-16
TC-1
MDR-16
TC-1
HDR
TC-1
HDR
TC-1
MDR-12
TC-1
MDR-12
TC-1
MDR-12
TC-1
MDR-12
TC-1
MDR-12
TC-1
MDR-12
TC-1
MDR-12
TC-1
MDR-12
TC-1
MDR-12
TC-1 MDR-12
TC-1
PARK
TC-1
OS
TC-1
OS
TC-1
OS
TC-1
OS
TC-1
OS
TC-1
OS
TC-1
PARK
TC-1
MU
TC-1
MU

RIO DEL MAR

NEWELL DRIVE EXTENSION
TC-1
MDR-16
TC-1
MDR-16 TC-1
MDR-16SUMMERWOOD DRIVE

WATSON LANE

ROLLING HILLS DRIVE
LEGEND

TC LAND USES

TOWN CENTER (TC)
MEDIUM DENSITY RESIDENTIAL-12 (TC-1 MDR-12)
MEDIUM DENSITY RESIDENTIAL-16 (TC-1 MDR-16)
HIGH DENSITY RESIDENTIAL (TC-1 HDR)
SCHOOL (TC-1 PUBLIC)
PARKS (TC-1 PARK)
OPEN SPACE (TC-1 OS)
NAPA VALLEY RUINS & GARDENS (TC-1 MU)

The Map Amendment is Refl ected Below:
119
4 | EXECUTIVE SUMMARY WATSON RANCH SPECIFIC PLAN
OCTOBER 2018

2. Circulation Element
a. Amend Figure 3 of the Circulation Element to
show the option for the east – west Major Collector
between Newell Drive and SR-29 to connect with
Rio Del Mar. (See amended Figure 3 following)
b. Amend Figure 3 of the Circulation Element by
adding the “Major Intersection” Designation to
the intersection of Rio Del Mar and SR 29 (See
amended Figure 3 following)
c. Amend Figure 3 of the Circulation Element by
changing the roadway classifi cation from Newell
Drive between Rio Del Mar - S. Napa Junction
Road and SR 29/Green Island Road from 2 lane
Arterial to a 2 Lane Major Collector (See amended
Figure 3 following)
d. Amend Table 3, Page 11, of the Circulation Element
to add reference to “Rio Del Mar” with footnote as
refl ected below (See highlight)
e. Amend Table 3, page 11, of the Circulation Element
to change Newell Drive between Rio Del Mar - S.

Napa Junction Road and SR 29/Green Island Road
from a 2 Lane Arterial to a 2 Lane Major Collector
(See highlight)
These amendments to the Land Use Element and Circulation Element are consistent with the Goals, Objectives and
Policies of the General Plan, which remain otherwise
unchanged.

ROADWAY
FROM
(SOUTH OR EAST)
FROM
(NORTH OR WEST) CLASSIFICATION
^ƚĂƚĞZŽƵƚĞϮϵ ^ŽƵƚŚĞƌŶŝƚǇ>ŝŵŝƚƐ EŽƌƚŚĞƌŶŝƚǇ>ŝŵŝƚƐ ϲͲ>ĂŶĞƌƚĞƌŝĂů EĞǁĞůůƌŝǀĞ ZŝŽĞůDĂƌŽƌ^͘EĂƉĂ:ƵŶĐƚŝŽŶ
ZŽĂĚ ^ZϮϵͬ'ƌĞĞŶ/ƐůĂŶĚZŽĂĚ ϮͲ>ĂŶĞƌƚĞƌŝĂůDĂũŽƌŽůůĞĐƚŽƌ EĞǁĞůůƌŝǀĞ ŽŶĂůĚƐŽŶtĂǇ ZŝŽĞůDĂƌŽƌ^͘EĂƉĂ:ƵŶĐƚŝŽŶ ZŽĂĚ ϰͲ>ĂŶĞƌƚĞƌŝĂů
'ƌĞĞŶ/ƐůĂŶĚZŽĂĚ tĞƐƚĞƌŶdĞƌŵŝŶƵƐ
ĂƐƚĞƌdĞƌŵŝŶƵƐ ϰͲ>ĂŶĞƌƚĞƌŝĂů
ŽŵŵĞƌĐĞŽƵůĞǀĂƌĚ ^ŽƵƚŚĞƌŶdĞƌŵŝŶƵƐ
ƵĐĂůǇƉƚƵƐƌŝǀĞ ϮͲ>ĂŶĞDĂũŽƌŽůůĞĐƚŽƌ
ĞǀůŝŶZŽĂĚ ^ŽƵƚŚĞƌŶdĞƌŵŝŶƵƐ 'ƌĞĞŶ/ƐůĂŶĚZŽĂĚ ϮͲ>ĂŶĞ/ŶĚƵƐƚƌŝĂůŽůůĞĐƚŽƌ

ƵĐĂůǇƉƚƵƐƌŝǀĞ dŚĞƌĞƐĂǀĞŶƵĞ ^ZϮϵ ϮͲ>ĂŶĞDĂũŽƌŽůůĞĐƚŽƌ TABLE 3: MAJOR CIRCULATION IMPROVEMENTS
120
WATSON RANCH SPECIFIC PLAN EXECUTIVE SUMMARY | 5
OCTOBER 2018

ROADWAY
FROM
(SOUTH OR EAST)
FROM
(NORTH OR WEST) CLASSIFICATION
ZŝŽĞůDĂƌϭŽƌ^ŽƵƚŚEĂƉĂ:ƵŶĐƚŝŽŶ
ZŽĂĚ;/ŶĐůƵĚĞƐŶĞǁĂƚͲŐƌĂĚĞŽƌŐƌĂĚĞ
ƐĞƉĂƌĂƚĞĚƌĂŝůƌŽĂĚĐƌŽƐƐŝŶŐͿ
^ZϮϵ EĞǁĞůůƌŝǀĞ ϮͲ>ĂŶĞDĂũŽƌŽůůĞĐƚŽƌ
EĂƉĂ:ƵŶĐƚŝŽŶZŽĂĚ tĞƐƚĞƌŶdĞƌŵŝŶƵƐ dŚĞƌĞƐĂǀĞŶƵĞ ϮͲ>ĂŶĞDĂũŽƌŽůůĞĐƚŽƌ EĂƉĂ:ƵŶĐƚŝŽŶZŽĂĚ dŚĞƌĞƐĂǀĞŶƵĞ ^ZϮϵ ϮͲ>ĂŶĞDĂũŽƌŽůůĞĐƚŽƌ WĂŽůŝ>ŽŽƉZŽĂĚ 'ƌĞĞŶ/ƐůĂŶĚZŽĂĚ EĞǁĞůůƌŝǀĞ
ǆƚĞŶƐŝŽŶ ϮͲ>ĂŶĞDĂũŽƌŽůůĞĐƚŽƌ
WŽĐŽtĂǇ DĞůǀŝŶZŽĂĚ ^ZϮϵ ϮͲ>ĂŶĞDĂũŽƌŽůůĞĐƚŽƌ
EĞǁĞůůƌŝǀĞZĂŝůƌŽĂĚKǀĞƌĐƌŽƐƐŝŶŐ ^ŽƵƚŚŽĨZĂŝůƌŽĂĚ EŽƌƚŚŽĨZĂŝůƌŽĂĚ ϮͲ>ĂŶĞƌƚĞƌŝĂůƌŝĚŐĞ^ƚƌƵĐƚƵƌĞ ŵĞƌŝĐĂŶĂŶǇŽŶZŽĂĚWĞĚĞƐƚƌŝĂŶ
ƌŽƐƐŝŶŐ
ĂƐƚŽĨ^ZϮϵ tĞƐƚŽĨ^ZϮϵ WĞĚĞƐƚƌŝĂŶ'ƌĂĚĞ^ĞƉĂƌĂƚĞĚƌŽƐƐŝŶŐ ŽŶĂůĚƐŽŶtĂǇWĞĚĞƐƚƌŝĂŶƌŽƐƐŝŶŐ
ĂƐƚŽĨ^ZϮϵ tĞƐƚŽĨ^ZϮϵ WĞĚĞƐƚƌŝĂŶ'ƌĂĚĞ^ĞƉĂƌĂƚĞĚƌŽƐƐŝŶŐ EĂƉĂ:ƵŶĐƚŝŽŶZŽĂĚWĞĚĞƐƚƌŝĂŶƌŽƐƐŝŶŐ
ĂƐƚŽĨ^ZϮϵ tĞƐƚŽĨ^ZϮϵ WĞĚĞƐƚƌŝĂŶ'ƌĂĚĞ^ĞƉĂƌĂƚĞĚƌŽƐƐŝŶŐ TABLE 3 (cont'd): MAJOR CIRCULATION IMPROVEMENTS
ϭ
DĂũŽƌŽůůĞĐƚŽƌǁŝůůĐŽŶŶĞĐƚ^ZϮϵƚŽEĞǁĞůůƌŝǀĞĂƚŽŶĞŽĨƚŚĞƚǁŽůŽĐĂƚŝŽŶƐƐƵďũĞĐƚƚŽůĞŐĂů͕ƚĞĐŚŶŝĐĂů͕ĞĐŽŶŽŵŝĐĂŶĚŽƚŚĞƌĨĂĐƚŽƌƐ͘dŚĞƐƉĞĐŝĨŝĐ ůŽĐĂƚŝŽŶǁŝůůďĞĚĞƚĞƌŵŝŶĞĚŝŶĐŽŶũƵŶĐƚŝŽŶǁŝƚŚƚŚĞĂƉƉƌŽǀĂůĂŶĚŝŵƉůĞŵĞŶƚĂƚŝŽŶŽĨƚŚĞdŽǁŶĞŶƚĞƌ;tĂƚƐŽŶZĂŶĐŚͿ^ƉĞĐŝĨŝĐWůĂŶ 121
6 | EXECUTIVE SUMMARY WATSON RANCH SPECIFIC PLAN
OCTOBER 2018
Circulation Map
122
WATSON RANCH SPECIFIC PLAN CHAPTER 1 - INTRODUCTION | 7 OCTOBER 2018
CHAPTER 1 - INTRODUCTION

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

The WRSP details the following elements:
• A range of new housing types and densities including High Density Residential (HDR) and Medium Density Residential (MDR-12 and MDR-16) neighborhoods.
• The Napa Valley Ruins & Gardens (NVR&G) mixed-use town center area consisting of civic, retail, entertainment, commercial, visitor serving, and residential uses focused around the ruins. • Community amenities including a new elementary school, parks, trails and open space network. • Necessary public and private infrastructure improvements, including: streets, pedestrian circulation, water distribution system, sanitary sewer system, storm water drainage system and dry utilities for the WRSP Area. 123
8 | CHAPTER 1 - INTRODUCTION WATSON RANCH SPECIFIC PLAN OCTOBER 2018

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

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

The City of American Canyon Land Use Element, updated
in 2010, is an integrative element containing policy to guide development consistent with all elements of the general plan, addressing the retention of existing uses and open spaces, re-use of obsolete uses, and development of vacant lands.

It also outlines opportunities and constraints, most notably the City’s lack of a cohesive identity and structure within neighborhood districts and the need for a “symbolic and functional “downtown” for American Canyon. Additionally, the NVR&G are presented as a uniquely identifi able asset to create a regionally signifi cant project.

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

Refl ecting the more specifi c information on land use and circulation, accompanying the Specifi c Plan is a General Plan Amendment which anticipates and requires the
adoption of the WRSP (See Executive Summary for full
description).The WRSP will be the regulating document
controlling development of the WRSP property.

1.2 Specifi c Plan
Authority
The California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457) provides the authority for a city to adopt a specifi c plan by ordinance (as a regulatory plan) or resolution (as a policy driven plan).

The WRSP is both a regulatory and policy document, and
therefore must be adopted by ordinance. The WRSP will
act as a tool to both encourage and guide development
within the WRSP Area over the next 10 to 20 years.

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

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

The WRSP has been prepared in accordance with the
requirements of the California Government Code, Sections 65450-65457. These sections establish the WRSP as a
legal mechanism by which future development within the
WRSP Area is regulated.
124
WATSON RANCH SPECIFIC PLAN CHAPTER 1 - INTRODUCTION | 9 OCTOBER 2018
the various modes of transportation. The City of American Canyon is preparing and processing the Broadway District Specifi c Plan (BDSP) and EIR.

The BDSP is a Priority Development Area (PDA) as
designated by the Association of Bay Area Governments
(ABAG) and Bay Area communities. PDA’s are areas
specifi cally designated for new housing and job growth with some incentives to encourage investment. PDA’s are considered foundational for sustainable regional growth and Plan Bay Area. PDA’s emphasize housing at higher
densities near transit or transit corridors. The WRSP and the BDSP represent parallel planning efforts that work together to meet regional housing requirements and provide the
opportunity for improved transit and walkability consistent with the City’s General Plan.

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

1.4 Public Outreach

1.4.1 STEERING COMMITTEE
The City appointed an eight person Steering Committee
made up of two Council members, one Planning
Commissioner, one member each from the Parks and
Community Services Commission (PCSC) and the Open
Space Advisory Committee (OSAC), a representative of
the Napa Valley Unifi ed School District and two residents at large. City Department Heads also attended the Steering Committee meetings. Over several meetings early in the
WRSP preparation process, the Steering Committee
identifi ed the Planning Principles which defi ned the vision for the WRSP Area. These Principles have been restated in Section 1.5 below,
The WRSP provides the community vision, land use plan,
circulation plan, development regulations, design guidelines, and implementation measures to ensure development
in a manner that is consistent with the goals, objectives, principles, and policies of the City of American Canyon General Plan.

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

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

Town Center Zoning District.

1.3.3 NAPA COUNTY AIRPORT LAND USE

COMPATIBILITY PLAN
The Napa County Airport Land Use Commission (ALUC)
has the responsibility of preparing an Airport Land Use Compatibility Plan ensuring that land uses in the area
surrounding the airport are compatible with airport operations.

The WRSP Area is partially subject to airport restrictions for Airport Zone D in the northwestern corner of the WRSP Area. Under the Napa Airport Land Use Compatibility Plan, this zone restricts residential development. The proposed plan is compatible with this requirement. A majority of the WRSP Area is within Zone E where there are no land use
restrictions but because overfl ights can occur the WRSP must be reviewed by the Airport Land Use Commission
(ALUC) to ensure consistency with the ALUC.

1.3.4 RELATIONSHIP TO OTHER PLANS
The WRSP Area is located adjacent to the SR 29 Priority Development Area (PDA) designated by Association of
Bay Area Governments and Metropolitan Transportation
Commission. The goal of the PDA is to relieve congestion and adopt a complete streets concept for the section of Highway 29 through American Canyon, while promoting a
healthy mix of uses surrounding the highway that support 125
10 | CHAPTER 1 - INTRODUCTION WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Principle 4 - Provide a mix of retail, commercial, hospitality, and residential land uses.

Principle 5 - Protect and integrate the NVR&G as a central feature/place.

Principle 6 - Provide a variety of public spaces and amenities.

Principle 7 - Reinforce the distinctive character of American Canyon and refl ect the comfortable, and nostalgic small town charm.

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

Principle 10 - Provide gathering places for locals.

Principle 11 - Prioritize the restoration of the NVR&G into the Town Center in Phase 1.

Principle 12 - Ensure a sustainable project – economic, social and environmental.

Principle 13 - Fully address school needs to include an onsite elementary school.

Principle 14 - Connect and integrate neighborhoods with vehicular, bicycle, and pedestrian connections throughout the WRSP Area.
.Principle 15 - Ensure a range of housing opportunities to meet physical, economic and social needs of the population.

Principle 16 - Create traditional neighborhoods with strong architectural character and tree-lined streets.

Principle 17 - Refl ect a historic small town character in the residential neighborhoods adjacent to the NVR&G
Principle 18 - Create a unique place that is the “gem” of American Canyon.

1.4.2 COMMUNITY INPUT
The City values public involvement in the planning process.

So, in addition to the involvement of the Steering Committee throughout the WRSP process, an extensive Community
Outreach Program was implemented including community
workshops and opportunities to participate and comment
online.

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

1.5.1 WATSON RANCH PLANNING

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

Principle 2 - Deliver an access and circulation plan that suffi ciently addresses traffi c.

Principle 3 - Advance an economically viable project that is compatible with existing American Canyon businesses.
126
WATSON RANCH SPECIFIC PLAN CHAPTER 2- EXISTING CONDITIONS | 11 OCTOBER 2018
CHAPTER 2 - EXISTING CONDITIONS

2.1 Project Location
The City of American Canyon is situated along the southern tip of Napa County. Located on Highway 29, American
Canyon is approximately eight miles south of the City of Napa and thirty fi ve miles northeast of San Francisco. The Watson Ranch Specifi c Plan (WRSP) Area occupies a
portion of the eastern edge of American Canyon within the City’s urban limit line.

NAPA
WATSON
RANCH

SPECIFIC

PLAN AREA

AMERICAN
CANYON
29 29
29 80
80 80
Figures 2.1 and 2.2 show the location of the WRSP Area in context with the surroundings, both regional and city wide.

Figure 2.1 : Regional Site Context
127
12 | CHAPTER 2 - EXISTING CONDITIONS WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Figure 2.2 : Local Context
128
WATSON RANCH SPECIFIC PLAN CHAPTER 2 - EXISTING CONDITIONS | 13 OCTOBER 2018

2.2 Ownership
The WRSP Area is approximately 309 acres of which
approximately 252 acres is owned by American Canyon 1,
LLC while the remaining 57 acres is owned by the Newell Family interests. Figure 2.3 indicates the location of each individual ownership within the WRSP Area. American
Canyon 1, LLC, and the Newell Family interests are coapplicants for the WRSP.

LEGEND
AMERICAN CANYON 1,

LLC PROPERTY

NEWELL FAMILY

PROPERTY

RIO DEL MAR

SUMMERWOOD DRIVE

ROLLINGHILLS
DRIVE

WATSON LANE
0 300 600 1200
1 29
Figure 2.3 : Property Ownership
129
14 | CHAPTER 2 - EXISTING CONDITIONS WATSON RANCH SPECIFIC PLAN OCTOBER 2018

2.3 Project Setting
The WRSP Area is bound on the west by a Union Pacifi c
Railroad line, which is currently leased to California Northern Railroad (CFNR). CFNR has a switching yard adjacent
to the western edge of the WRSP Area at Napa Junction
Road. There is a permitted, unimproved at grade crossing at South Napa Junction Road. The Rail line while active, is not heavily used. To the south is the existing Vintage Ranch neighborhood development. The eastern edge of
the WRSP Area is the City limit line and will be defi ned by the future extension of Newell Drive. Beyond Newell Drive JAEGER

PROPERTY
NEWELL

OPEN SPA
29 29

GAS LINE EASEMENT

UNION PACIFIC RAIL LINE

THE LODGE

APARTMENTS

HOLIDAY
INN
ADOBE
LUMBER

WALMART
CITY
HALL
RUINS

VINTAGE RANCH
S. NAPA

JUNCTION RD

FAIRFIELD
INN

AIRPORT ZONE D

AIRPORT ZONE E

WETLANDS

WATSON LANE

PROPOSED NEWELL DRIVE

SPECIAL

STUDIES AREA URBAN LIMIT LINE
0 200 400 800
1 to the east is open space which includes the Newell Open Space Preserve. A small rural residential enclave is located outside the City limits off Watson Lane at the northwest end of the WRSP Area. (See Figure 2.4)
The existing terrain within the WRSP Area varies from
relatively fl at in the west, to gently rolling hills to the north and east. In general, elevations drop from the east to
the west. The vegetation on-site is predominantly short seasonal grasses with some limited hay production. Trees Figure 2.4 : Existing Conditions Map
130
WATSON RANCH SPECIFIC PLAN CHAPTER 2 - EXISTING CONDITIONS | 15 OCTOBER 2018
on site are limited with a cluster of eucalyptus trees on the north end of the WRSP Area.

Located in proximity to the NVR&G is an approximately
three (3) acre lake referred to as the “quarry lake” or “pond”.

There are two minor wetlands that generally run east to west across the site between the PG&E Gas Line and the Union Pacifi c Rail line. Numerous fi eld studies were conducted for the WRSP Area. Biological features including wetlands and special status species were evaluated and preliminary results are refl ected on Figure 2.4. Additional analysis and information may be found in the WRSP Environmental
Impact Report (EIR).

Existing structures on site include the substantial concrete structures in the south end known as the NVR&G. These
are the remnants of a Portland cement plant, a turn of the century industrial use. The Napa County Airport is located approximately two (2) miles northwest of the WRSP Area.

As a result, the WRSP Area is subject to Napa County
Airport Land Use Plan Compatibility Zones. These zones
are designed to address airport noise and safety concerns by restricting certain land uses that are incompatible with airport operations. A small portion of the northwestern corner of the WRSP Area is affected by Zone D, which substantially restricts residential development. No residential uses are proposed for this area of the WRSP. A large portion of the WRSP Area is within Zone E (see Figure 2.4). Zone E has no land use restrictions but requires review by the Airport Land Use Commission for any General Plan Amendment
or Specifi c Plan Amendment or approval. Therefore, the WRSP was referred to the Airport Land Use Commission
(ALUC) in 2016. The ALUC made a determination of
consistency for the WRSP with the Airport Land Use Plan on August 17, 2016.

2.4 Site History
At the turn of the twentieth century, a limestone quarry was in operation on the southern portion of the site within the WRSP Area. This led to the opening of the Standard
Portland Cement Company in 1903. This company, with up
to 200 employees working in 12 hour shifts, produced 2,000 barrels of cement a day. This cement was vital in helping rebuild San Francisco after the 1906 earthquake and fi re.

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

The 1903-1930 industrial uses created most of the structures known as the “ruins” that remain on the site today within the NVR&G. Because of this long time frame, the facilities were built with different levels of structural integrity and today are in various stages of decay.

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

American Canyon incorporated as a city in 1992. 30 acres of the subject site, in the vicinity of the ruins, was included within the newly formed City limits. The remaining acreage stayed in the unincorporated County of Napa. Interest in the property began to grow as the future site of a new Town Center and, in 1994, the City’s General Plan designated the property as the “Town Center”. In 1999, as a result of ongoing public support for the project, American Canyon voters approved “Measure C” with more than 83% of
the vote. This citizen initiative pre-zoned 70 acres of the property to “Town Center”. That same year, Napa County
LAFCO added the 70-acre portion to the City’s Sphere of Infl uence, making it eligible for annexation.

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

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

The City of American Canyon reviewed the concept as
well as the feasibility study prepared by the consulting fi rm Economic and Planning Systems, Inc. (EPS). In 2013 the
City of American Canyon updated its Circulation Element, which assumed the land uses set forth in the WRSP. Both the Circulation pattern in Chapter 7 and the Land Use
Concept in Chapter 4 respond to the policies and standards included in the Circulation Element.
131
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132
WATSON RANCH SPECIFIC PLAN CHAPTER 3 - VISION AND DESIGN STRATEGY | 17 OCTOBER 2018
CHAPTER 3 - VISION AND DESIGN STRATEGY

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

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

Key components to the success of this urban fabric include community threads such as pedestrian and bicycle friendly streets, open space connections, and vistas to important community monuments, such as the Napa Valley Ruins & Gardens (NVR&G). These urban design features link neighborhoods into a cohesive community, yet allow them to have individual character. These linkages and their focal points establish the framework and character of the new community. In addition to this community structure, strong and simple distinctive architecture and landscape themes will help to establish a unique identity.

Standard Portland Cement Company ruins, present day Community event opportunities 133
18 | CHAPTER 3 - VISION AND DESIGN STRATEGY WATSON RANCH SPECIFIC PLAN OCTOBER 2018

3.2 Community
Framework
Primary access points into the WRSP Area are from Newell Drive and Rio Del Mar Road, the latter of which will provide a direct link from Highway 29 to the Newell Drive extension.

Rio Del Mar Road extends into the WRSP Area in an eastwest alignment along the north side of the NVR&G and ultimately connects to Newell Drive on the east. It provides access to various activities and establishments within the NVR&G as well as residential neighborhoods to the north.

Homes will front directly onto Rio Del Mar Road, with
vehicular access provided via alleys behind the homes.

This creates a gracious, activated street-scene at the heart of the community.

Event at the ruins
Casual community gathering spaces
Activated street scene as could occur at the NVR&G
Homes fronting on Rio Del Mar activate the streetscape
Organized community Events
134
WATSON RANCH SPECIFIC PLAN CHAPTER 3 - VISION AND DESIGN STRATEGY | 19 OCTOBER 2018

NEWELL DRIVE EXTENSION

VINE TRAIL

NAPA VALLEY

RIVER TO RIDGE TRAIL

SHARED RIVER TO RIDGE /

NAPA VALLEY VINE TRAIL

PROPOSED CONNECTION

TO EXISTING NEWELL

OPEN SPACE TRAIL

EXISTING NEWELL

OPEN SPACE TRAIL

CITY PLANNED NAPA

VALLEY VINE TRAIL LOCATION

PROPOSED CONNECTION

TO CITY PLANNED NAPA

VALLEY VINE TRAIL
SCHOOL

QUARRY LAKE
PARK
PARK A
PARK B

NAPA VALLEY RUINS &

GARDENS (MIXED-USE)

PROPOSED CONNECTION

TO CITY PLANNED RIVER

TO RIDGE TRAIL

PROPOSED AT GRADE OR

GRADE SEPARATED CROSSING

RIO DEL MAR
Figure 3.1 : Artist’s Conceptual Illustrative Plan
Note: Housing product type and mix and local neighborhood street patterns are for illustrative purposes only and may be subject to change.
135
20 | CHAPTER 3 - VISION AND DESIGN STRATEGY WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Connectivity is a key component to ensuring the WRSP Area is an integrated, walkable community that accommodates a variety of uses. Pedestrian oriented streets form a modifi ed grid system where neighborhoods fl ow together and are
not developed in tracts separated by walls. The modifi ed grid also allows the neighborhood pattern to work with the existing topography.

The majority of the residential neighborhoods lie to the north of Rio Del Mar Road and are linked together by a minor
collector road. This road includes on-street striped bike lanes and six-foot wide sidewalks that encourage walking and cycling within the community to parks, the proposed school, and to the NVR&G.

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

The Napa Valley Vine Trail is a major north/south
pedestrian and bicycle amenity forming the backbone
of the community. In order to facilitate an optimum trail experience, road crossings are minimized to only two
road crossings. Pedestrian and bicycle connectivity to the adjacent neighborhoods is seamlessly integrated, while
East/West vehicular connectivity is minimized. To promote pedestrian and vehicular access to the Napa Valley Vine Trail a variety of design techniques are used, such as single loaded streets, integration of the park and trail systems, and an extensive network of secondary trails and sidewalks that connect the neighborhoods with the regional trail. Section A.3.1 in Appendix A addresses how roads and homes
interact with this trail corridor.

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

The NVR&G will function as a mixed-use Town Center
and will be the focal point of the WRSP community where uses such as festivals, wine tasting, brew pubs, dining opportunities, hospitality, and retail all converge within the central organizing element of the NVR&G structures. It is anticipated that this area will develop organically over time so the standards and guidelines in this document, while being directive, are intended to allow fl exibility to encourage creative uses and design solutions in the adaptive reuse of the existing NVR&G structures.

The Conceptual Illustrative Plan shown in Figure 3.1
and Figure 3.3 is a representative illustration of how the WRSP design vision is intended to translate into a series of neighborhoods and community amenities that together
integrate into the context to create a strong sense of
community. Precise street alignments, lot locations and building locations will be determined at the time of tentative map approval, and must be substantially consistent with the goals, objectives, and policies of this Specifi c Plan.

Coordinated streetscape furnishings
Appropriately located street furnishings; trail connections 136
WATSON RANCH SPECIFIC PLAN CHAPTER 3 - VISION AND DESIGN STRATEGY | 21 OCTOBER 2018

3.3 Napa Valley Ruins &
Gardens Vision
A unique feature of this site is the physical remnants of the property’s former industrial history. The surviving concrete walls and partial structures from the early 1900’s operations are commonly referred to as “the ruins”. These ruins form an important and highly visible feature within the WRSP Area.

These building remnants, which have a unique mass and
scale, will play an important role in establishing the WRSP Area as a memorable place and important community
feature of the City of American Canyon. See Figure 3.2 for the location of the existing structures.

The vision for the NVR&G is to ensure the return of the site to a productive use for the enjoyment of future generations as a public and private multi-use area while maintaining the signifi cance of the historic resource and integrating the historic essence throughout the WRSP Area by reusing
Historic photo of operational industrial use
Existing structures today Existing structures today
Lights add ambiance to gathering spaces
some building elements such as concrete footing piers
creatively on site as markers, signs or landscape elements. 137
22 | CHAPTER 3 - VISION AND DESIGN STRATEGY WATSON RANCH SPECIFIC PLAN OCTOBER 2018
0 300 600 NORTH

NORTHERN ROW

OF ROOFLESS

BUILDINGS

CENTRAL PORTION

OF THE RUINS
ROUND

BUILDING
QUARRY
LAKE

POWER PLANT

CONCRETE
SILOS

SOUTH NAPA

JUNCTION ROAD
Figure 3.2: Existing structures

VINTAGE RANCH
138
WATSON RANCH SPECIFIC PLAN CHAPTER 3 - VISION AND DESIGN STRATEGY | 23 OCTOBER 2018

+/- 230’
+/- 190’
Figure 3.3: NVR&G Illustrative Detail; refer to section 3.3.1 for more relating to each numbered area.

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

This overview outlines that intent. For more detailed
information, refer to the NVR&G Preservation Plan in
Appendix C.

While not considered historical resources, the ruins of the Standard Portland Cement Company plant, which were
built between 1903 and 1935, are considered important to the City of American Canyon. The district includes three buildings which still have partial roofs, one warehouse building with a partial roof, numerous concrete monuments, and a quarry. The site has an informal rustic and industrial yet rural character. The existing structures occupy a knoll on the east side of the City of American Canyon. The site has views of open space oak savannah and hills to the
east; the City of American Canyon to the south; the City of American Canyon, Napa River, wetlands, Marin County, and Mt. Tamalpais to the west; and American Canyon,
vineyards, and greenbelt to the north.

Due to the simple fact that most of the buildings on site are ruins, a National Register or California Register eligible district does not exist at the Portland Cement Plant Ruins.

Nevertheless, the importance of the site to the City of American Canyon and residents of Napa County remains.

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

The district includes several buildings with partial roofs, numerous concrete monuments, and a quarry. The
warehouses, rotary kilns, manufacturing buildings, machine shop, laboratory, and cooperage are envisioned to be
stabilized and repurposed preserving the character defi ning arches. The silos may or may not be demolished depending on economic and market factors.
139
24 | CHAPTER 3 - VISION AND DESIGN STRATEGY WATSON RANCH SPECIFIC PLAN OCTOBER 2018

3.3.1 THE NAPA VALLEY RUINS & GARDENS

FEATURES AND USES
Uses within the NVR&G are envisioned to be integrated
among the ruins with a blend of new structures, semiimproved ruins without roofs, and dedicated outdoor spaces.

The envisioned uses include small scale convenience or
grocery, retail shops, micro-brew pub, wine tasting and picnic venues, restaurants and mobile food venues, hospitality, wedding event center, corporate and private event center, as well as an area for community event activities such as farmers markets, art shows, and/or seasonal festivals. In addition to traditional cafe or restaurant uses, a gourmet food truck parking court is proposed. Other uses such as a public market that focuses on local food and products and community gardens are intended to celebrate the
agricultural heritage of the Napa region and bring food production directly into the site. Live/work and/or mixeduse residential units are also proposed to complement the surrounding commercial and hospitality uses.

The layout of the NVR&G takes its cues from the main
ruins structure. This structure creates a series of “rooms” or cloisters that are distinct yet connected. While the intent is described here, the WRSP provides for fl exibility of the commercial uses and locations that is needed in order to respond to market opportunities. The NVR&G is intended
to be a private commercial facility that has the feel of public open space and serves as a central community facility
offering access for both public and private events. The “public” sense of place is defi ned by a community plaza (see item 9 below) and an adjoining site for a Community Center building. The NVR&G will be privately maintained and
operated with agreement for public use defi ned through separate agreement with the City (see Implementation
Chapter 9).

Future wedding chapel Future restaurant area Ruins form unique backdrop for weddings Ruins walls form enclosed spaces or “cloisters” in the main ruins area 140
WATSON RANCH SPECIFIC PLAN CHAPTER 3 - VISION AND DESIGN STRATEGY | 25 OCTOBER 2018
The following numbered paragraphs correlate with the
numbers on Figure 3.3:

1. Chapel / Wedding Area
Directly adjacent to the event center is a small
structure, previously a power house that will serve as
a wedding chapel. The surrounding gardens may be
used for weddings and other similar private gatherings.

Landscaping and a slight elevation change provides
a sense of privacy for events, while still being visually connected to the adjacent spaces.

2. Main Ruins Structure – Wedding and Event Center
This area may be the most iconic of the ruins structures.

The massive walls enclose three main “rooms” fl anked
by two smaller spaces. These spaces, gardens and
plazas, provide for various events such as receptions,
business venues and other private gatherings. While
it is not envisioned that the structures would have
roofs added to them, they may incorporate permanent
or temporary tensile structures or other free-standing
means to provide shelter from the sun or rain.

3. Restaurant Building
A fourth “room” of the main ruins structure is an ideal restaurant location. It will have excellent visibility from Rio Del Mar. Its adjacency to the event center and
wedding venue creates a strong synergy with those
uses. The enclosure created by the ruins walls will
provide a very unique dining experience.

4. Pizza and Coffee Building
A fi fth and smaller “room” of the main ruins structure is well suited for a café or coffee shop A café or coffee
venue encourages people to spend time socializing
and enjoying a place.

5. Winery / Wine Tasting Area
Another prominent feature within the NVR&G is the
round building. At approximately 65’ in height, it is
visible from the surrounding area and from Highway

29. This structure will be renovated to house a use
such as a winery and/or wine tasting venue. Multiple
wineries will have an opportunity to sell their product in a cooperative wine tasting venue. This is an important
use that will serve somewhat as an anchor and will help establish the overall atmosphere and vibrancy of the
NVR&G.

Winery / Wine tasting venue
Activities at NVR&G
Activities at NVR&G
Sculpture Garden
141
26 | CHAPTER 3 - VISION AND DESIGN STRATEGY WATSON RANCH SPECIFIC PLAN OCTOBER 2018

6. Farmer’s Market
Directly west of the round building is a slightly elevated area that is ideal for use by a farmer’s market, craft
festival, or other similar event that involves a village of individually tented vendors or exhibitors. This area is adjacent to parking, has high visibility from Rio Del Mar and forms the southern edge to the Picnic Area and
Ruins Gardens.

7. Picnic Area
To the west of the main ruins structure is a central area that will be open for passive uses such as picnicking,
enjoying a glass of wine and food, and people watching.

This area may include elements such as permanent
chess/checker tables, benches and seat walls, bocce
courts, or a fi re pit. This area can also be utilized for additional space for the various festivals or events the NVR&G will host.

8. Sculpture Garden
Artisan beverages, food, and gathering venues are
fundamental to the creation of a sense of place at
the NVR&G. A strong tie to the arts is a natural fi t
with this character. The area enclosed by rows of
existing concrete monuments next to the Picnic Area is
envisioned as a garden. This space could be available
to host exhibits from local artists, regional museums,
private collections from wineries in Napa Valley and
other sources. This will be a unique draw for American
Canyon as nothing similar exists in the region.

9. Mobile Food Truck Venue
An exciting movement sweeping the dining industry is
the mobile food truck. These businesses provide high
quality, freshly prepared food and beverages and are
untethered to a static location. In most cases they
simply arrive at a destination such as a festival or park wherever they can because they are self–contained,
and are open for business. In response to this dining
industry movement, an area for food trucks will be
provided and located next to the Community Plaza.

This area will be supplied with power for the trucks,
eliminating their need to use generators. While the
location and amenity is fi xed, the individual trucks will vary, thus allowing for variety and change in the offering and a dynamic food experience. Additionally, this area
may serve as overfl ow or fl ex space when trucks are
not present.

Outdoor performance venue
Mobile culinary trucks
Events at the Community Plaza
142
WATSON RANCH SPECIFIC PLAN CHAPTER 3 - VISION AND DESIGN STRATEGY | 27 OCTOBER 2018

10. Community Plaza
An important objective of the WRSP, consistent with
the General Plan goal of creating a Town Center, is to
provide a public plaza that is available for unrestricted use by the public and for events sponsored or scheduled by the City. This large open area is set back from Rio
Del Mar and has easy access to parking. It also has
good visibility from Rio Del Mar. Utilizing the existing concrete monuments to form a backdrop, the existing
grade change provides an opportunity to create a slightly elevated stage area to support concerts, performances,
or movies. The mobile food truck parking area at the
south edge of the Community Plaza will provide support
for these types of community events.

11. Children’s Play Area
Just to the east of the Community Plaza and to the
north of the Sculpture Garden will be a Children’s Play Area. Play structures will contain play experiences that encourage discovery of the history of American Canyon,
the WRSP Area and the Basalt Plant/Portland Cement
Factory ruins.

12. Community Center Site
Directly adjacent on the west side of the Community
Plaza is a site for a future Community Center building.

Until such time that a Community Center is constructed
on this site, it will function as overfl ow space for large events at the plaza, or will provide for passive use when a small to medium sized event is occurring in the plaza.

A future Community Center building will look out onto
the community plaza and will be conveniently located in proximity to the children’s play area as well as parking.

13. Parking
The manner in which parking is provided for the various uses in the NVR&G is critical to creating a project that is both economically successful and a truly pedestrian
oriented place. Parking will be provided on Rio Del
Mar as parallel or angled parking and in parking lots
that support the various uses. Parking areas will be
distributed throughout the NVR&G to allow for proximity and ease of access and to reduce their scale. Parking
for larger events may be provided in vineyard or orchard lots that when not in use, simply support the landscape character of the area.

14. Brewery / Brew Pub
Another use that is important to support the vibrancy
of the NVR&G is the inclusion of a brewery/ brew pub,
or craft distillery with a tasting room. This use would be best located on a portion of the small existing ruins structure adjacent to Rio Del Mar and the outdoor space on either side that is partially enclosed by existing walls.

By locating this use here, it will help to bring a vibrancy to the east side of the main ruins structure.

15. Retail/Commercial
The remaining portion of the brewery building envisioned as a retail/or commercial space.

16. Outdoor Performance Venue
Adjacent to the east side of the main ruins structures
is an area that due to its topography is a natural place for an outdoor stage and performance venue. This
performance venue will be conveniently located next to
parking, as well as the overfl ow orchard parking.

Children’s play area Community gardens
143
28 | CHAPTER 3 - VISION AND DESIGN STRATEGY WATSON RANCH SPECIFIC PLAN OCTOBER 2018

17. Community Gardens
With the importance of agriculture regionally and food
being an important element of the NVR&G uses, food
production is also an important component. Community
gardens (“urban agriculture”) will play an important role in the education and participation in the production of healthy food. Gardens that serve individual restaurants may also be included.

18. Charcuterie
At the southwest corner of the group of ruins structures is a small concrete structure. This structure and
location is appropriate for artisan food uses such as a charcuterie.

19. Festival Space
The space between the Quarry Lake Park and
Community Gardens is envisioned as a gathering
space, where local festivals and community events
could occur.

20. Quarry Lake Park
The former quarry lake and its surroundings provide
a unique park and recreational experience. This park
facility is proposed to be privately maintained and
operated, yet accessible as a public amenity. Access
to the water for recreational purposes will be restricted.

On the west, south, and east sides of the lake will be
trails and viewing places. Picnic opportunities will be provided, predominantly at the east end where a natural bowl occurs. There is also an opportunity to add a
private skate park and/or BMX park, as well as provide
a location for food festivals. Specifi c programming of recreational facilities in public parks will be coordinated with the City Parks and Recreation Department. The
trails will connect back to the NVR&G and the residential neighborhoods to the south and north.

21. Additional Parking
To minimise the visual impacts of parking lots, parking is distributed throughout the NVR&G to allow for proximity and ease of access.

22. Artisan Building
The “Maker” movement is gaining momentum across
the Bay Area and the country. Appreciation for hand
crafted items of all types is on the rise. Providing a
place for artisans (“makers”) to work their craft or art is consistent with the concept of the adaptive reuse of the ruins. The location of this proposed use is a unique concrete building with limited openings. A free-standing roof structure may cover the existing building, making
it weather protected, but not necessarily weather tight.

Access doors, whether egress-sized or larger roll-up
doors, would need to be cut into the concrete walls. It may also house a market similar to the Oxbow Market
in Napa that establishes a place for local crafts people and artists to sell their wares, or to enjoy local food from those who produce it.

23. Hospitality / Hotel / Hotel Parking
This use is proposed to be located on the north facing
slope of the hill in the eastern side of the NVR&G. This location provides commanding views and allows for the
opportunity to provide adequate parking, and a bold
landscape statement. The site terrain will be sensitively graded to provide a road to the hilltop site. The Hotel will be a “boutique hotel” of approximately 200 rooms
with the supporting amenities. The use is intended to
be complementary to and work in conjunction with the
wedding and event center use in the NVR&G.

24. Overfl ow/Event Parking
Large community events and private events will take
place at the NVR&G. As these will be scheduled
Brewery Hotel
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WATSON RANCH SPECIFIC PLAN CHAPTER 3 - VISION AND DESIGN STRATEGY | 29 OCTOBER 2018
events and not daily activities, the parking needed to
accommodate the infl ux of people can be provided in
the orchard. When planted, the orchard will be laid out to allow appropriate spacing and surfacing (crushed
rock or other appropriate multiuse surface). This will
create an area that is functionally suitable for parking, yet when not being utilized, is simply an element of a
strong landscape statement. Parking needs for very
large events above and beyond what the on-street and
on-site parking can accommodate could be provided
through special arrangement at the high school and
accessed via shuttle.

25. Live/Work Building
This location provides an opportunity for a future live/ work building. On the south side of the farmer’s market area, this structure will provide a backdrop for that
activity. Residents will also enjoy views to the south
towards the Quarry Lake Park.

26. Mixed Use Building
This area provides an opportunity for a future mixeduse building to house residential above restaurants, retail, or a variety of other uses that complement and
add vibrancy to the NVR&G. Its location will create a
sense of enclosure on the north side of the outdoor
activity areas in the center of the NVR&G.

27. Potential Bus Stop / Shelter
Vine Transit has two bus routes through the City of
American Canyon. For more on transit and public
services refer to Chapters 7 and 8 of the WRSP. Should
a bus route be established along Rio Del Mar, a stop
at the NVR&G should be considered along the Rio Del
Mar frontage. Specifi c siting of a stop and shelter will be coordinated with the transportation agency at tentative map stage (see Implementation Chapter 9).

28. River to Ridge Trail Connection
The River to Ridge Trail is proposed to be incorporated as a multi modal trail along the NVR&G frontage at
Rio Del Mar, connecting across the WRSP Area to the
Newell Open Space on the east.

29. Vineyards
Around the edges of NVR&G adjacent to Rio Del Mar
and along the southern edge along the Quarry Lake
Park vineyards will be planted. The vineyards will
act as a buffer from the road and will also provide
a visual amenity that is coherent with the character of the area.

Quarry Lake Existing graffi ti art at NVR&G
Existing graffi ti art at NVR&G
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30 | CHAPTER 3 - VISION AND DESIGN STRATEGY WATSON RANCH SPECIFIC PLAN OCTOBER 2018

3.3.2 WALKABILITY
The various spaces and uses described above are
interconnected by a network of wide walks and plazas. The entire NVR&G is intended to have a European feel, where a devotion to quality of life is evident and the rich history of the site is celebrated. It is a place where safety and service vehicles have access, but the area is a pedestrian dominated realm. The widest walks function as promenades where removable bollards allow vehicular access to different areas as needed. For example, vehicular access for dropoff is provided at the wedding chapel. When not being used for vehicular access, the space simply feels like part of the gardens, not an asphalt street or parking area.

3.3.3 COMMUNITY ART & SIGNAGE
Given the unique identity established by the NVR&G,
community art can have a complementary role in
energizing and defi ning the plaza and surrounding spaces.

Community art may take the form of tile mosaics on the
Landscape furnishings as community art
Artistic, unique signage Existing community art
Artistic, unique signage
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WATSON RANCH SPECIFIC PLAN CHAPTER 3 - VISION AND DESIGN STRATEGY | 31 OCTOBER 2018
buildings, interactive fountains, custom street furnishings such as benches, trash receptacles, and manhole covers, or seasonal items such as a playful and unique banner
program. It may also include preservation of particularly creative graffi ti art on the ruins themselves, or wall space dedicated to shows of street art.

Signage guidelines included in Appendix A, Design
Guidelines, Section A.2.5 of the WRSP are intended to
guide merchants towards unique and individual signage as this is critical in supporting this unique character.

3.3.4 LANDSCAPE CHARACTER
Supporting the unique architectural environment of the
NVR&G will be a strong landscape design concept.

Landscaping of this area will draw heavily from classic images and include lavender, roses, grasses and fl owering vines. Trees such as olives, in groves or strong linear patterns may be used to further reinforce the wine country character.

Rows of vineyards create a strong geometric statement
and support the wine country aesthetic. Consistent with the direction of the City’s Steering Committee, the landscape and public spaces should celebrate the history of the place through thoughtful design and interpretive signage.

The planting palette and design must be robust to match the strength of the existing ruins structures. Blending structure and gardens, the massive walls of the ruins could support vertical gardens that create soft yet geometric planes of plantings. The opportunity for vertical landscaping (or “green walls”) builds on the unique identity of the place. See Appendix A, Design Guidelines, Section A.2.3 for specifi c guidelines.

Vertical landscaping

3.4 Neighborhood
Design Concept
Residential neighborhoods within the WRSP Area will
provide variety in terms of individual character. Those closer to the NVR&G are more urban with a strongly
gridded street pattern. Homes and row town homes along
Rio Del Mar are envisioned to have front doors and porches that address the street. Vehicular access to these homes is provided via rear alleys. Moving north away from NVR&G, the topography becomes more variable, and the street
pattern grid becomes more organic in form adapting to the natural landform. Lots begin to increase in size resulting in a transition to lower density moving away from the NVR&G.

Neighborhoods are not walled off from each other and
pedestrian connectivity between neighborhoods, amenities, and regional trails is provided. A hierarchy of streets is defi ned in Chapter 7 (Circulation), which shows where
they occur in the community and if they provide through connections or simply serve a neighborhood of homes. The street system is based on the concept of “complete streets”.

Streets are strategically located to provide the greatest access to parks and regional trails. Open-ended cul-desacs will be utilized extensively to minimize the confl ict for vehicles and pedestrians along major trail routes and to provide both neighborhood traffi c calming and visible pedestrian access to amenities.

Figure 3.1 depicts these design concepts at a community wide level in a Conceptual Illustrative Plan.
147
32 | CHAPTER 3 - VISION AND DESIGN STRATEGY WATSON RANCH SPECIFIC PLAN OCTOBER 2018

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

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

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

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

The architectural palette is a contemporary interpretation of Craftsman and American styles. These styles will be
reinforced with a carefully selected landscape palette that Agrarian inspired style Rustic, wine country architectural style Craftsman architectural style Simple forms inspired by the agrarian structures 148
WATSON RANCH SPECIFIC PLAN CHAPTER 3 - VISION AND DESIGN STRATEGY | 33 OCTOBER 2018
creates a memorable community with a strong sense of
place compatible with the small town character of the City of American Canyon. Refer to Appendix A, Design Guidelines.

3.6 Parks, Open Space,
Pedestrian & Bicycle
Circulation Vision
The parks and open spaces for the WRSP Area form an
integrated system with a wide variety of options for people to enjoy. In an urban neighborhood, this system is intended to provide more variety than a typical suburban park
that is typically dominated by organized play fi elds. Park components within the WRSP Area include the Community
Plaza at the NVR&G, an active park adjacent to the proposed elementary school, small private pocket/mini parks, and a neighborhood park in the northern portion of the WRSP Area along the Napa Valley Vine Trail. In the southern portion of the WRSP Area is a park surrounding Quarry Lake with passive recreational opportunities. All of these amenities are linked by a system of pedestrian and bicycle trails and pathways.

The open space that is within the NVR&G is urban in character (e.g. Community Plaza with a civic character). In contrast, the park surrounding the quarry lake, provides a more relaxed counterpoint to the urban nature of the NVR&G. Serving as the active play area for the community, Park “A”, adjacent to the proposed elementary school, takes advantage of the synergy between those two uses. The linear portion of Park “B” connecting to Park A forms a continuous green amenity and strengthens the network. Additionally, there are natural drainage areas and basins that are part of the overall WRSP Area drainage system that will include trails along the edge.

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

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

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

Community gardens are envisioned throughout the WRSP
Area. These gardens build and support a sense of community around local food sources and stimulate events in support of health and sustainability. The community gardens may also be available for partnership with food and farm-based Large active play areas Pedestrian and bike paths
Community gathering area
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34 | CHAPTER 3 - VISION AND DESIGN STRATEGY WATSON RANCH SPECIFIC PLAN OCTOBER 2018
education programs for community members and for
interactive educational opportunities for youth.

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

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

Additional detail on the vision for open space, parks, and trails can be found in Chapter 5 (Parks and Open Space).

Dog park
Play area
Informal gathering areas
Community gardens
150
WATSON RANCH SPECIFIC PLAN CHAPTER 3 - VISION AND DESIGN STRATEGY | 35 OCTOBER 2018

3.7 Special Design
Considerations
While the Illustrative Plan shown in Figures 3.1 and 3.3 demonstrates how the ultimate build out of the WRSP
Area might look, it is intended to be a concept only and it is recognized that it may be subject to change. The concept helps to illustrate important features in the overall design vision for the WRSP Area referred to herein as “special design considerations”. Figure 3.4 identifi es the locations of these areas with special design considerations, further described below. These elements are fundamental to
the community vision, and while recognizing that fi nal neighborhood design may change at tentative tract map
stage, the intent of these design elements must be adhered to. They are as follows:

1. Homes are required to front onto Rio Del Mar at the
interface with the NVR&G. These homes are also
required to have a usable front porch. Porches should
be raised a minimum of 12 inches above street level.

Individual driveways are not permitted along Rio Del
Mar and access to garages shall be provided from the
rear of the lots via alleys.

2. The access road off of Newell Drive shall align with the Open Space and school location central to the WRSP
Area and serve as a focal point experience for this
neighborhood. This new road shall intersect with the
interior north-south street at a point where the northsouth street parallels open space, thereby affording expansive views out over the park and school sites to
the Napa River/wetlands beyond.

3. Homes fronting onto the Minor Collector may not have individual driveway access where sightlines are limited.

Rear garages accessed by drive lanes (alleys) shall be
provided. Homes fronting onto the Minor Collector are
required to have a usable front porch. Porches should
be raised a minimum of 12 inches or more above street
level.

4. The linear greenway connection between Park A and
Park B to the north is a very important community
element. Where lots/homes are signifi cantly elevated
above the park (10 feet or more in vertical separation), they may back onto the park but must utilize open
view fences as described in the Design Guidelines
in Appendix A, Section A.5.2. Where the adjacent
neighborhood and park are generally at the same grade
(10 feet or less), at least 75% of the north/south length of the park shall have a public local street adjacent to it.

5. A Community Plaza for public and civic uses and events shall be provided at the NVR&G. The Community Plaza
shall be a minimum of one acre in size and may include
hardscape, areas for seating such as benches or low
walls, landscape and lawn area, as well as a small
stage or performance platform.
151
36 | CHAPTER 3 - VISION AND DESIGN STRATEGY WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Figure 3.4 : Special Design Considerations
1 2
3 4
5 1
4 152
WATSON RANCH SPECIFIC PLAN CHAPTER 4 - LAND USE | 37
OCTOBER 2018
CHAPTER 4 - LAND USE

4.1 Introduction
The proposed Land Use Plan for the Watson Ranch Specifi c Plan (WRSP) implements the City of American Canyon’s General Plan land use designation of “Town Center” (see Figure 4.1a), which calls for a variety of residential densities and mix of land uses. The organization of land uses responds both to the physical features of the site and the policy framework of the General plan
The formation of the Land Use Plan (Figure 4.2) was a response to fi ve key factors: (1) the policies set forth in the American Canyon General Plan (2) the incorporation of the existing ruin structures and lake, (3), the provision of higher residential densities around the Napa Valley Ruins & Gardens (NVR&G), transitioning to lower densities, (4) the placement of the 10 acre school site, and (4) the site constraints such as the PG&E gas easement and wetlands.

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

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

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

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

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

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

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

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

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

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

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

Policy 4.3.1 – A 10 acre elementary school site shall be centrally located to afford ease of access to the majority of new homes.
153
38 | CHAPTER 4 - LAND USE WATSON RANCH SPECIFIC PLAN
OCTOBER 2018
Policy 4.3.2 – Neighborhood serving convenience
retail commercial use shall be located in the
NVR&G near the frontage of Rio Del Mar.

Policy 4.3.3 – Parks, trails and open space
amenities shall be interconnected as an open
space system and integrated into the fabric of the
residential neighborhoods.

Goal 4B – Establish the WRSP Area as a traditional
neighborhood development.

Objective 4.4 – Provide diverse, high-quality residential neighborhoods with a range of densities.

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

Objective 4.5 – Create a neighborhood character that
appears to have developed over time in conjunction
with the NVR&G
Policy 4.5.1 - Homes along Rio Del Mar shall face
onto the street with rear garage access creating an
urban street edge.

Policy 4.5.2 – Front porches shall be provided on
homes along Rio Del Mar.

Objective 4.6 – Provide an open network of streets with pedestrian and bicycle connections.

Policy 4.6.1 – Unique streetscape design
standards, including elements such as landscape,
street furniture, signage, way-fi nding elements,
street trees and lighting shall be set forth in the
development standards and design guidelines
herein.

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

Objective 4.7 – Provide a diversity of retail, entertainment and service commercial uses that are oriented to the
needs of both residents and visitors and positively
contributes to the economic vitality of American Canyon.

Policy 4.7.1 – A range of permitted uses shall be
established for the NVR&G (Mixed Use Land Use
Category) such as an events center, wine industry
related businesses, restaurants, outdoor dining,
convenience retail commercial, hotel and visitor
serving uses, etc.

Objective 4.8 – Provide public gathering places within
the NVR&G.

Policy 4.8.1 – The NVR&G shall include opportunities
for public and quasi-public community gathering
spaces such as a community plaza, community
center site, event lawns, and promenades.

Objective 4.9 – Establish the NVR&G as an important
destination within the City of American Canyon.

Policy 4.9.1 – The Standard Portland Cement
Company site shall be re-established as a
functioning public and private multiuse complex
with new businesses, gardens, performance
spaces, and emerging artist spaces, while retaining
the open rural setting.

Policy 4.9.2 – The historic character and signifi cance of the ruins shall be retained as part of the adaptive
reuse of the site.

Objective 4.10 – Ensure that commercial development
within the NVR&G (Mixed Use Category) be designed
to exhibit a high quality of architectural character that refl ects its historical and cultural context.

Policy 4.10.1 – Specifi c design standards and
guidelines for architecture in the NVR&G (Mixed
Use Category) shall be provided in the WRSP.

4.3 General Plan
Land Use Designation
The City of American Canyon General Plan Land Use
Element, amended in June 2010, assigns a single Land
Use Designation for the entire subject property as shown in Figure 4.1a.

4.3.1 GENERAL PLAN LAND USE

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

A) A rich diversity of land uses which may include
government and community services, retail commercial,
professional offi ces, 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
154
WATSON RANCH SPECIFIC PLAN CHAPTER 4 - LAND USE | 39
OCTOBER 2018

1 Ϯϵ

SUMMERWOOD DRIVE

WATSON LANE

ROLLING HILLS DRIVE
LEGEND

TOWN CENTER (TC)
Figure 4.1a: General Plan Land Use Map
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40 | CHAPTER 4 - LAND USE WATSON RANCH SPECIFIC PLAN
OCTOBER 2018
Figure 4.1b: Town Center (TC-1) General Plan Land Use Map
1 TC-1
PUBLIC
(SCHOOL)
TC-1
PARK
TC-1
PARK

NAPA VALLEY RUINS &

RIO DEL MAR

NEWELL DRIVE EXTENSION
TC-1
MDR-16
TC-1
MDR-16 TC-1
MDR-16SUMMERWOOD DRIVE

WATSON LANE

ROLLING HILLS DRIVE
LEGEND

TC LAND USES

156
WATSON RANCH SPECIFIC PLAN CHAPTER 4 - LAND USE | 41
OCTOBER 2018
apartments, and public park and other amenities;
B) A community plaza or “town square” to facilitate
community gatherings and events.”

4.3.2 GENERAL PLAN LAND USE MAP

AMENDMENT
The Town Center designation requires the preparation
and adoption of a specifi c plan(s) to implement the
General Plan land use. As such, the WRSP includes a
General Plan Amendment (see Executive Summary)
that, among other things, amends the General Plan
land use map to refl ect the specifi c land uses set
forth in the WRSP Land Use Map (Figure 4.2). For
purposes of the General Plan, these land uses are
designated Town Center with the prefi x TC-1 (see
Figure 4.1b), refl ecting the fi rst specifi c plan to be adopted under the Town Center Designation.

Table 4.1a: Overall Land Use Summary Table
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4.4 Specifi c Plan
Land Use Summary
Table 4.1a and Table 4.1b summarizes the various land
uses proposed within the WRSP Area. This summary
allows for a comparative analysis of the development and corresponds to the Land Use Plan (Figure 4.2). The
amount of development reflected in the “Overall
Development Program” (Table 4.1a) represents the
maximum allowable development intensity permitted under the WRSP.
157
42 | CHAPTER 4 - LAND USE WATSON RANCH SPECIFIC PLAN
OCTOBER 2018
Table 4.1b: Land Use Summary Table by Ownership
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WATSON RANCH SPECIFIC PLAN CHAPTER 4 - LAND USE | 43
OCTOBER 2018

1 PUBLIC
(SCHOOL) PARK
PARK
PARK
MDR-12 MDR-12
MDR-12
MDR-12

NAPA VALLEY RUINS &

GARDENS
(MIXED USE)
Ϯϵ
MDR-16
MDR-16
MDR-16
MDR-16
HDR
HDR
MDR-12
MDR-12
MDR-12
MDR-12
MDR-12
PARK

PROPOSED CONNECTION

TO EXISTING NEWELL

OPEN SPACE TRAIL

EXISTING NEWELL

OPEN SPACE TRAIL

SHARED RIVER TO RIDGE/

NAPA VALLEY VINE TRAIL

PROPOSED CONNECTION

TO CITY PLANNED RIVER

TO RIDGE TRAIL

CITY PLANNED RIVER TO

RIDGE TRAIL LOCATION

CITY PLANNED NAPA

VALLEY VINE TRAIL LOCATION

PROPOSED CONNECTION

TO CITY PLANNED NAPA

VALLEY VINE TRAIL

RIO DEL MAR

NEWELL DRIVE EXTENSION
MDR-16

SUMMERWOOD DRIVE

WATSON LANE

ROLLING HILLS DRIVE

NAPA VALLEY

VINE TRAIL
LEGEND
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MEDIUM DENSITY RESIDENTIAL-16 (MDR -16)

HIGH DENSITY RESIDENTIAL (HDR)

PUBLIC (SCHOOL)

PARKS AND OPEN SPACE
NAPA VALLEY RUINS & GARDENS (MIXEDUSE)

AIRPORT ZONE D OVERLAY

PROPOSED CONNECTIONS TO

SURROUNDING NEIGBORHOODS

PROPOSED AT GRADE OR

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Figure 4.2: Specifi c Plan Land Use Map
159
44 | CHAPTER 4 - LAND USE WATSON RANCH SPECIFIC PLAN
OCTOBER 2018

4.4.1 SPECIFIC PLAN LAND USE

DESIGNATIONS
The WRSP establishes a land use and regulatory framework within the parameters of the General Plan that allows a maximum of 1,253 residential units, 200,000 square feet of commercial/retail uses, and a 200 room hotel in the WRSP Area. Figure 4.2 identifi es the location of the land uses within the WRSP Area.

Below, each Land Use Category and the intended uses
are described in more detail. These land use designations are consistent with the overall General Plan Land Use
designation of “Town Center” and serve to refi ne the land use confi guration for the WRSP Area. As described in
section 4.3.2 above, a General Plan Amendment to further defi ne the specifi c land uses set forth by this specifi c plan under the Town Center Land Use Designation and
supporting policies, amends the General Plan Land Use
Map to incorporate the land uses with the prefi x TC-1
thereby denoting the WRSP land uses (see Figure 4.1b).

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

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

Napa Valley Ruins & Gardens (NVR&G): The NVR&G
designation includes the former site of the Standard
Portland Cement Factory. It comprises approximately 37
acres. The NVR&G is a mixed-use designation made up of
several different uses including but not limited to commercial uses (such as retail, restaurants, personal services, dining, wineries, mobile food trucks, and farmers markets), mixeduse residential (including live/work), and offi ce uses. It also includes visitor serving uses such as hotel, events center, entertainment, and recreation. Finally, it permits civic uses such as a community plaza, community center and
parks. Development within this area may be comprised of single use buildings or buildings containing multiple uses including mixed use and/or live-work housing of up to 50 units (included in the 1253 residential project total)
Residential Land Uses: The City’s General Plan requires that the Specifi c Plan(s) for the Town Center land use designation establish the densities and intensities of land uses. For the residential land uses, the WRSP sets forth three residential categories with varying density ranges - Medium Density Residential (MDR-12 and MDR-16) and
High Density Residential. The density ranges for the two Medium Density categories overlap slightly with the intention of encouraging a higher diversity of housing product types within single neighborhoods, allowing greater fl exibility to respond to market forces and creating an opportunity to achieve what is referred to as the “Missing Middle” of housing types. The “Missing Middle” is a range of multi-unit or clustered housing types compatible in scale with singlefamily homes that help to achieve work-force housing and promote vibrant walkable residential neighborhoods. At
the same time, the densities transition from higher to lower away from the NVR&G consistent with the General Plan
Policies.

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

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

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

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

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

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

Public (P): The Public designation delineates the area
where the proposed elementary school is intended to be
located.
160
WATSON RANCH SPECIFIC PLAN CHAPTER 4 - LAND USE | 45
OCTOBER 2018

4.5 Adjustment/Transfer/
Conversion Regulations
In order to create the most desirable community possible, there is a certain amount of fl exibility that needs to be provided for in the WRSP. This fl exibility allows the
developer to adjust for shifts in market demand. The
parameters for this fl exibility within the WRSP are detailed in this section. Requests for these adjustments shall be submitted to the City of American Canyon. The Community Development Director or his/her delegate shall make the determination as to their consistency with the intent of the WRSP. If the adjustment meets the defi nition of minor amendment (see Implementation Chapter), the Community
Development Director may approve the adjustments at the administrative level. Major amendments to the WRSP must be processed pursuant to State Law and will be subject to review and approval by the Planning Commission and City Council.

4.5.1 PLANNING AREA ADJUSTMENTS
While a Land Use Plan and Land Use Summary Table are
contained in the WRSP, precise land use boundaries and
acreages shall be established by the recording of Final Maps and with fi nal engineering. A Tentative Map submittal may incorporate an adjustment to the boundaries and
Table 4.2: Permitted and Conditionally Permitted Uses
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46 | CHAPTER 4 - LAND USE WATSON RANCH SPECIFIC PLAN
OCTOBER 2018
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acreages on fi le with the City for minor amendments to the WRSP. An amendment will be considered minor if the total gross acreage of any given land use designation does
not change by more than 5 acres or a 20% increase or
decrease of the original gross acreage approved under the WRSP, whichever is less. A revised Land Use Plan as well as a revised Land Use Summary Table must be submitted
to the City of American Canyon for each proposed
amendment or set of amendments to the land use area
boundaries (see Implementation Chapter, Section 9.6.3)

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

4.6 Permitted and
Conditionally Permitted
Uses
Table 4.2 summarizes permitted and conditionally permitted uses within the WRSP Area. While the descriptions are
fairly comprehensive, they are not intended to prohibit an omitted but related use. Any uses not specifi cally identifi ed here shall be considered through subsequent approval
processes as defi ned in the Implementation Chapter.
162
WATSON RANCH SPECIFIC PLAN CHAPTER 4 - LAND USE | 47
OCTOBER 2018

4.7 Inclusionary Housing
The City of American Canyon has an Inclusionary Housing Ordinance (Chapter 19.28 of the City’s Municipal Code). The ordinance was updated in February of 2016 in response to an Affordable Housing Nexus Study. Section 19.28.040 of the ordinance requires that residential projects of “for sale” housing containing fi ve or more parcels or units provide at least 10% of the total applicable project units at affordable prices or rents to lower income households. The ordinance further requires that the inclusionary units be distributed throughout the project unless otherwise demonstrated to be infeasible for any of the following reasons, in which case a waiver may be granted:
a) “Signifi cant topographic or other constraints exist rendering such distribution infeasible.
b) Substantially improved site design will result from
such waiver.
c) Substantially improved building design and an
improved unit amenity level will result from such
waiver.
d) Signifi cant economic hardships will result from such distribution that does not apply to other projects in the city.
e) Signifi cant economic hardships will result from such distribution for the developer of the inclusionary units receiving fi nancial assistance from federal, state, or local governmental agencies if such waiver is not
granted.”
The intent of the Inclusionary Housing Ordinance is to
see the provision of affordable housing occur throughout the residential neighborhoods of the city. However, the ordinance does also provide for alternatives to meeting the inclusionary housing requirements on site. Section

19.28.050, “Inclusionary Alternatives”, states:
“…the following alternatives to providing inclusionary units on-site may be approved by the decision-making body if
it fi nds 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:

1. The provision of some or all of the required inclusionary units at an off-site location.

2. The payment of an in-lieu Affordable Housing Nexus
Fee to the city for each developed unit in an ownership project.
a. The in-lieu contribution shall be paid to the city at the issuance of the building permit for each unit.
b. Such fee shall be deposited in the city housing fund and can only be used to provide housing affordable to
very low and low-income households.

3. The dedication of suitable land to the city, or entity acceptable to the city, for the construction of the
inclusionary units. The acceptability of such dedication shall be based on the suitability of the site in terms
of location, size, zoning, timing of construction and
other applicable factors. The acceptability of such
dedication shall also be based on the fair market value of the dedicated land, in comparison to the amount of
in-lieu contribution as calculated above.

4. In the event a project exceeds the total number of
inclusionary units required in this chapter, the project owner may request inclusionary unit credits that may
be used to meet the inclusionary unit requirements
of another project, subject to the approval of the city manager. Inclusionary unit credits are issued to and
become the possession of the project owner subject
to the approval of the City Council. The number of
inclusionary unit credits awarded for any project is
subject to the approval of the City Council.

5. Density Bonus: If affordable housing is provided on
site that meets the thresholds of Government Code
Section 65915 - 65918, the City shall grant a density
bonus or other incentives as set forth in State Law and in Section 19.28.060 of the City’s inclusionary housing ordinance.

6. Housing Agreement: Where required by the City’s
ordinance, a housing agreement(s) will be prepared
pursuant to section 19.28.080 of the City’s inclusionary housing ordinance.

The WRSP provides for a variety of housing types
and neighborhoods that are “affordable by design”.

Approximately 25% of the units are either high density
rental housing, town homes (with approximately 16 units/ acre), or small bungalows of approximately 1500 square
feet of living space. The WRSP does not specify the
provision of inclusionary housing and anticipates meeting the City’s Inclusionary Housing requirements utilizing
section 19.28.050 Inclusionary Alternatives. This will
require the approval of the city council and may take the form of payment of the in-lieu Affordable Housing Nexus Fee, the provision of a suitable site for affordable housing or a combination thereof.
163
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164
WATSON RANCH SPECIFIC PLAN CHAPTER 5 - PARKS AND OPEN SPACE | 49 OCTOBER 2018
CHAPTER 5 - PARKS AND OPEN SPACE

5.1 Introduction
The proposed Parks and Open Space plan for the Watson Ranch Specifi c Plan (WRSP) includes a variety of parks and open spaces for a wide variety of active and passive recreational use. The integrated network of park and open space through trails, both local and regional is one of the fundamental design principles for WRSP providing the residents and the larger community recreational throughout the plan area. Approximately 53 acres of recreation facilities, park land, and open space areas are provided within the WRSP Area. The parks and open space system consists of a series of inter-connected parks and trail types ranging from pocket parks to community parks with linkages to larger regional facilities such as the Napa Valley Vine Trail, River to Ridge Trail and the Newell Open Space Preserve. Parks are programmed with a variety of uses to support activities throughout all seasons of the year. A range of park and trail typologies are distributed throughout the WRSP Area in order to provide ease of access and close proximity to all residents. The character of each park is based on the use and the role it plays within the overall open space network. They are a combination of the natural and the manicured; the informal and the formal; and the active and the passive, depending upon their location and functions.

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

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

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

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

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

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

Policy 5.2.1 – Parks shall be programmed and designed through cooperation with the City American Canyon Parks and Recreation Department and the general public and refl ect the results of the City’s Parks and Recreational Needs Assessment.

Policy 5.2.2 – The collocation of the proposed elementary school and a park is encouraged with the potential for shared facility use subject to City and School District approval.

Policy 5.2.3 – Parks shall be centrally located in the WRSP Area with access afforded to a majority of the area residents via trail and street access.
165
50 | CHAPTER 5 - PARKS AND OPEN SPACE WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Policy 5.2.4 – The Napa Valley Vine Trail and the
River to Ridge Trail shall be interconnected and
aligned to integrate with the primary parks where
feasible in the WRSP Area.

Policy 5.2.5 – Adequate open spaces shall be
maintained to protect environmental resources.

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

Policy 5.2.6 – All trails in the WRSP shall be
constructed pursuant to the City design standards
and as set forth in Chapter 7 of the WRSP.

5.3 Parkland
Requirements
The City of American Canyon General Plan requires
a minimum of 5 acres of credited parkland per 1,000
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residents (GP Policy 7.1.1). Based on the maximum of
1,253 WRSP Area dwelling units at 3.49 persons per unit, a total of 21.9 acres of dedicated parkland is required. The WRSP exceeds this requirement, providing approximately
53 acres of total land designated as Parks and Open Space within the Land Use Plan. Table 5.1 summarizes the total distribution of these parks and open space.

Depending on the ultimate use and recreational value,
however, only partial credit may be granted for some parks, open space land containing informal recreational facilities, open space amenities, or natural features. Approximately 23 of the 53 total acres count towards these required
parkland credits. Parkland requirements and credits are compared in Table 5.2.

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

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

Table 5.2: Parkland Requirement and Credit Comparison
Table 5.1: Open Space and Park Distribution.
166
WATSON RANCH SPECIFIC PLAN CHAPTER 5 - PARKS AND OPEN SPACE | 51 OCTOBER 2018

WATSON LANE

SUMMERWOOD DRIVE

ROLLING HILLS DRIVE

NAPA VALLEY

VINE TRAIL
PARK A

COMMUNITY
PLAZA
QUARRY

LAKE PARK
PARK B
Ϯϵ NEWELL DRIVE EXTENSION

RIO DEL MAR

RIVER TO RIDGE TRAIL

PROPOSED CONNECTION

TO CITY PLANNED RIVER

TO RIDGE TRAIL

PROPOSED CONNECTION

TO EXISTING NEWELL

OPEN SPACE TRAIL

EXISTING NEWELL

OPEN SPACE TRAIL

SHARED RIVER TO RIDGE/

NAPA VALLEY VINE TRAIL

CITY PLANNED RIVER TO

RIDGE TRAIL LOCATION

CITY PLANNED NAPA

VALLEY VINE TRAIL LOCATION

PROPOSED CONNECTION

TO CITY PLANNED NAPA

VALLEY VINE TRAIL

PROPOSED AT GRADE OR

GRADE SEPARATED CROSSING
PARKS

TRAILS/ OPEN SPACE

OPEN SPACE/ DETENTION BASINS

WETLANDS

COMMUNITY PLAZA

NAPA VALLEY VINE TRAIL (WITHIN PROJECT)

NAPA VALLEY VINE TRAIL (OUTSIDE PROJECT)

RIVER TO RIDGE TRAIL (WITHIN PROJECT)

RIVER TO RIDGE TRAIL (OUTSIDE PROJECT)

INTERNAL TRAIL CONNECTIONS
LEGEND
Figure 5.1: Parks Typology Map
167
52 | CHAPTER 5 - PARKS AND OPEN SPACE WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Parkland facilities are conceptually illustrated in Figure

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

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

Refer to Figure 5.3 for a map identifying the proximity of parks within the WRSP Area.

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

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

All improvements to the Community Plaza and Community
Center site and building shall be at the City’s sole cost and expense.
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Figure 5.2: Illustrative Plan - Community Plaza - Subject to Modifi cation Table 5.3: Detailed Parkland Credit Calculations
168
WATSON RANCH SPECIFIC PLAN CHAPTER 5 - PARKS AND OPEN SPACE | 53 OCTOBER 2018
1/4 mile
1/4 mile
LEGEND
PARKS
5 MINUTE WALKING

DISTANCE
(1/4 mile radius)

1/4 mile
1/4 mile
PARKS
5 MINUTE WALKING

DISTANCE
(1/4 mile radius)

0 300 600 1200
1 29
Figure 5.3: Parks Proximity Map
169
54 | CHAPTER 5 - PARKS AND OPEN SPACE WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Figure 5.4: Illustrative Plan - Quarry Lake Park - Subject to Modifi cation

5.4.2 PARKS
Parks within the WRSP Area will provide a wide range of functions offering smaller recreational and social needs of the neighborhood to larger community wide gathering
spaces. The sizes, functions, confi gurations and locations of the parks are dependent upon their surrounding natural features, neighborhood demographics, and social needs.

Both public and private parks are included within the WRSP Area. Private parks include Quarry Lake Park and several neighborhood mini parks. The two large public parks are “Park A,” located adjacent to the proposed elementary
school, and “Park B,” located in the northern portion of the WRSP Area.

ROLLING HILLS DRIVE
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WATSON RANCH SPECIFIC PLAN CHAPTER 5 - PARKS AND OPEN SPACE | 55 OCTOBER 2018
The following program elements and landscape features
should be considered for Quarry Lake Park:
• A continuous looped trail system around the lake
shoreline
• Water observation stations
• Resting spaces with seating
• Exercise par course
• Skate park and/or BMX bike park
• Hardscape plazas or promenades
• Connections to commercial uses and community
facilities
• Drought tolerant plant species
• Informal tree clusters
• Enhanced riparian habitat plantings around lake edge
• Landscaping that appears natural vs. manicured
• Accent (manicured) planting at entries
• Limited amount of turf grass
• Low maintenance native grasses
• Downward facing pole-mounted lights and bollards for
safety
• Accent lighting on special landscape elements and park features – used sparingly
• Trail connections to the neighborhoods to the south
Pedestrian path along water feature
Quarry Lake Park
Surrounding and including the Quarry Lake, this park (6.7 ac, Figure 5.4) is privately owned and maintained and serves as an important design and community element adjacent
to the NVR&G. Public access will be determined by site
access agreement between the property owner and the City.

It is envisioned to be used by both visitors and residents and will be designed as a passive park that provides a more “natural” experience.

While offering a water viewing amenity, Quarry Lake may also serve important environmental functions such as water cleaning, biofi ltration, stormwater detention, and riparian habitat. Aeration for the lake will be provided as both a visual amenity and for water quality.
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56 | CHAPTER 5 - PARKS AND OPEN SPACE WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Figure 6.3 : Illustrative Concept Plan - Park C - Within Context of NVR&G Figure 5.5: Illustrative Plan - Park A - Subject to Modifi cation 172
WATSON RANCH SPECIFIC PLAN CHAPTER 5 - PARKS AND OPEN SPACE | 57 OCTOBER 2018
Planting
The planting palette for Park “A” should include a variety of deciduous and evergreen trees, shrubs, turf and grasses.

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

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

The following landscape features should be considered for Park “A”:
• Turf planting for open active areas
• Evergreen shrubs at key landmark or focal areas
• Boundary understory planting at western edge
• Flowering accent trees for landmark and focal areas
• Large canopy shade trees
Park “A”
This centrally located park is approximately 7.9 ac and is immediately adjacent to the proposed elementary school.

Park “A” should be programmed with both passive and
active uses. Level turf areas should be provided for active uses such as soccer and ball fi elds as well as smaller areas for passive recreation. The park should be buffered from the street with shrubs or earth berms. Flowering accent trees can be located to provide landmark areas and focal points, while a long windscreen run of tall narrow trees along the westerly boundary screen the adjacent uses. The Park “A” Illustrative Plan (Figure 5.5) shows how these play fi elds and passive elements may be incorporated.

The following program elements and amenities should be
considered for Park “A”:
• Playground
• Sports fi elds (soccer, baseball)
• Picnic facilities
• Community gardens
• Downward facing safety lighting
• Pathways
• Benches
• Trash receptacles
• Bike racks
• Drinking fountains
• Enhanced materials at entry nodes and seating areas
• Incorporation of the Napa Valley Vine Trail
• Wayfi nding and educational signage
• Public restroom
• Downward facing pole-mounted lights and bollards for
safety
• Accent lighting on special landscape elements and park features – used sparingly
Play Fields Children’s Play Area
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58 | CHAPTER 5 - PARKS AND OPEN SPACE WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Figure 5.6: Illustrative Concept Plan - Park B - Subject to Modifi cation 174
WATSON RANCH SPECIFIC PLAN CHAPTER 5 - PARKS AND OPEN SPACE | 59 OCTOBER 2018
Park B
Park “B” (+/- 7.5 ac) includes a larger park space on the northern edge connected to Park “A” by a linear greenway.

The larger park space which forms the northern edge of
the park accommodates larger play and program elements
while the linear portion forms a green connection to Park “A.” The connection between Park “A” and Park “B” is an important community element as it offers the opportunity to create an open space network that seamlessly connects the two parks. Additionally, the Napa Valley Vine Trail runs through both parks creating a regional pedestrian / bike connection. The continuous greenway provides opportunity for a safe, convenient, non-vehicular connection for all ages between the neighborhoods on either side of the school.

The Park “B” Illustrative Plan (Figure 5.6) shows the various program components.

The following program elements and amenities should be
considered for Park “B”:
• Picnic areas
• Playground
• Downward facing safety lighting and bollards
• Pathways
• Benches
• Seat walls
• Trash receptacles
• Bike racks
• Drinking fountains
• Enhanced paving materials at entries and seating areas • Incorporation of the Napa Valley Vine Trail
• Active turf areas
• Dog Park
Lighting
Pole-mounted lights should be used sparingly in Park
B. The use of illumination for pedestrian circulation, and which generates less ambient light at night, is encouraged.

Illuminated bollards can be used primarily along pedestrian pathways to encourage evening strolls. Accent lighting
should also be used sparingly and primarily for the use of highlighting nodes or destination spaces.

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

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

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

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

Open space areas may include:

Seasonal Wetlands - The seasonal wetlands and their
surrounding buffer areas protect the existing sensitive areas within the WRSP Area. They take advantage of
natural systems to capture and clean storm water for the community while also providing for passive recreation.

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

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

Naturalized Planting
Dog Park
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WATSON RANCH SPECIFIC PLAN CHAPTER 5 - PARKS AND OPEN SPACE | 61 OCTOBER 2018

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

In addition to community garden space dedicated to
growing food, landscape throughout the community may
include food bearing plants. There currently exists one signifi cant fi g tree in the NVR&G that may be the catalyst for this edible landscape concept. Building on that concept, plantings may combine non-edible and edible species
such as combinations of fruit and nut trees, berry bushes, vegetables, herbs, edible fl owers, and ornamental plants.

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

Community Garden
Park Furniture
Bike Racks
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WATSON RANCH SPECIFIC PLAN CHAPTER 6 - DEVELOPMENT REGULATIONS| 63 OCTOBER 2018
CHAPTER 6 DEVELOPMENT REGULATIONS

6.1 General Provisions

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

6.1.2 SEVERABILITY CLAUSE
If any term or provision of the WRSP, or the application of any provision of the WRSP to a particular situation, shall for any reason be found to be void, invalid, illegal or unenforceable by a court of competent jurisdiction, all other terms and provisions of the WRSP or the application of the WRSP to other situations shall remain in full force or effect. 179
64 | CHAPTER 6 - DEVELOPMENT REGULATIONS WATSON RANCH SPECIFIC PLAN OCTOBER 2018
• Each block shall include at least at least three
different and distinct elevations. The elevations
shall vary in massing, roof form, and appearance
from streets or paseos. The blocks are assumed to
be a maximum of 600 feet and where block sizes
exceed that distance, the excess length shall be
considered a new block.
• Refer to Table 6.2.1 and Table 6.2.2 for
development regulations.

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

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

6.2.4 HIGH DENSITY RESIDENTIAL (HDR)

DEVELOPMENT
• Building facades facing public rights-of-way or
public open spaces exceeding a length of fi fty (50)
feet shall provide modulation in the building form.

Modulation could occur on the horizontal and/or
vertical plane and may include, but not be limited
to a change in the building plane, fenestration
pattern, material and/or color.
• Blank walls at the ground fl oor are strongly
discouraged. Additional architectural features and/
or landscaping shall be provided as an alternative.
• Entries should be a prominant feature of the
building and be visually distinctive form the rest
of the facade.
• Refer to Table 6.2.4 for development regulations.

6.2.5 SETBACKS AND IRREGULAR LOTS
Setbacks are measured from the appropriate front, side, or rear lot line, or ultimate street right of way line, whichever

6.2 Residential
Development
Regulations
The following development regulations apply to all
residential developments within the Medium Density
Residential (MDR-12 and MDR-16) and High Density
Residential (HDR) designations of the WRSP Area.

Nonresidential development such as parks, schools,
and public facilities within these land use designations shall comply with the City of American Canyon Zoning
Ordinance.

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

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

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

6.2.2 MEDIUM DENSITY RESIDENTIAL (MDR12) AND MEDIUM DENSITY RESIDENTIAL (MDR-16) DETACHED DEVELOPMENT
In order to avoid monotony of streets lined with single family detached homes of similar width, height, and
setback, the following criteria shall be applied:
• Corner lots side yard setback shall be at least 5
feet wider than interior lots.
• Excluding oversized corner lots within a block, any
row of over 400 feet long that have at least one
lot of different width per every six houses. The
differing lot may be narrower or wider, but shall
vary in width by at least 5’.
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WATSON RANCH SPECIFIC PLAN CHAPTER 6 - DEVELOPMENT REGULATIONS| 65 OCTOBER 2018
Flag Lots
20 ft.
min.

Lot Width
2 times Lot Width
max.

Cul-de-sac Lots
Side Yard
Setbacks
Front Yard
Setback
Pie-shaped Lots
10 ft.

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

Front lot line
Figure 6.1: Irregular Lots: Measuring Setbacks
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I
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BUILDABLE ENVELOPE LIMITS

PROPERTY LINE
Medium Density Residential (MDR-12)
Table 6.2.1: Medium Density Residential (MDR-12) Development Regulations Minimum Lot Size 3,200 sf
Minimum width, interior lot 40 ft.

Minimum width, corner lot 45 ft.

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

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

Front, front-loaded garage door 20 ft.

Front, covered porch 10 ft.

Side, internal lot 5 ft.

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

Side, corner lot 3rd story 15 ft.

Side, corner lot covered porch 6 ft.

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

Rear, garage 5 ft.

Rear, alley 4 ft.

Maximum Height 35 ft.

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

A
B
C
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WATSON RANCH SPECIFIC PLAN CHAPTER 6 - DEVELOPMENT REGULATIONS| 67 OCTOBER 2018 STREET ROW OR LOT LINE

STREET ROW OR LOT LINE
PL
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PORCH

BUILDABLE ENVELOPE LIMITS

PROPERTY LINE
Front setbacks Side setbacks at internal lots Side setbacks at corner Medium Density Residential (MDR-12) - Alley Loaded
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Table 6.2.2: Medium Density Residential (MDR-16) - Development Regulations, Detached Dwellings Minimum Lot Size 1,500 sf
Minimum width, interior lot 30 ft.

Minimum width, corner lot 35 ft.

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

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

Front, front-loaded garage door 20 ft.

Front, covered porch 10 ft.

Side, internal lot 3 ft.

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

Side, corner lot 3rd story 10 ft.

Side, corner lot covered porch 6 ft.

Rear 10 ft.

Rear, garage 5 ft.

Rear, alley 4 ft.

Maximum Height 35 ft.

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

A
B
C
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BUILDABLE ENVELOPE LIMITS

PROPERTY LINE
Medium Density Residential (MDR) - Detached
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Medium Density Residential (MDR-16)
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BUILDABLE ENVELOPE LIMITS

PROPERTY LINE
Front setbacks Side setbacks at internal lots Side setbacks at corner Medium Density Residential (MDR-16) - Detached, Alley Loaded STREET ROW OR LOT LINE

STREET ROW OR LOT LINE
PL
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BUILDABLE ENVELOPE LIMITS

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

Minimum lot width, corner 25 ft.

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

Front, 1st & 2nd stories 10 ft.

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

Front, garage 20 ft.

Front, covered porch 10 ft.

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

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

Side, corner lot 3rd story 10 ft.

Side, corner lot covered porch 6 ft.

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

Rear, alley 4 ft.

Minimum distance between
main buildings 15 ft.

Maximum Height 35 ft.

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

D
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Front setbacks Side setbacks at internal lots Side setbacks at corner

STREET ROW OR LOT LINE

STREET ROW OR LOT LINE
PL
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BUILDABLE ENVELOPE LIMITS

PROPERTY LINE
Medium Density Residential (MDR-16) - Attached, Alley Loaded 187
72 | CHAPTER 6 - DEVELOPMENT REGULATIONS WATSON RANCH SPECIFIC PLAN OCTOBER 2018
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BUILDABLE ENVELOPE LIMITS

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

Minimum lot width, corner 100 ft.

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

Front, 1st & 2nd stories 15 ft.

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

Front, covered porch 10 ft.

Side, internal lot 10 ft.

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

Side, corner lot 3rd story 15 ft.

Side, corner lot covered porch 10 ft.

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

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

1. Front: 30 ft.

2. Side: 20 ft.

3. Rear: 30 ft.

Maximum Height 40 ft.

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

Maximum FAR 1 FAR does not include covered garages
Maximum Lot Coverage 50% Walkways, driveways,porches (covered or uncovered )are excluded from lot coverage calculations
Minimum Group Open Space 300 sf per unit
• Usable open space can be provided as group or private open space. Private open space shall count as usable open space and the actual measurement of an area which meets the criteria of private usable open space, shall be doubled, and the resulting fi gure applied toward the total usable open space requirements. • Exterior usable group open space shall be not less than 400 square feet in area, and a rectangle inscribed within it shall have no dimension less than 20 feet. • Exterior private open space shall be not less than 100 square feet in area, and a rectangle inscribed within it shall have no dimension less than 10 feet. • Above-ground open space shall not be less than 60 square feet in area, and a rectangle inscribed within it shall have no dimension less than 6 feet 1 Minimum front and rear setbacks shall be 25 ft. along arterials, 15 ft. along minor collectors. 188
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BUILDABLE ENVELOPE LIMITS

PROPERTY LINE
Front setbacks Side setbacks at internal lots Side setbacks at corner High Density Residential (HDR) - Alley Loaded

STREET ROW OR LOT LINE

STREET ROW OR LOT LINE
PL
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is most restrictive. Irregular Lots are defi ned as lots that are non-rectangular, lots with three sides, or more than four sides and require specifi c defi nition of lot lines in order to achieve the purpose of the specifi c setbacks. Refer to Figure 6.1 for measuring setbacks on irregular lots.

Front Lot Line: On an interior lot, the line separating the lot from the street. On a corner lot, the shorter lot line abutting a street. On a through lot, the lot line abutting the street or lane providing the primary access to the lot. On a fl ag or panhandle lot, the interior lot line most parallel to and nearest the street or lane from which access is
obtained. The width of the “fl ag” must be a minimum of 20’ and can be no longer than 2 times the width of the lot it serves. One “fl ag” driveway may access a maximum of 2 lots.

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

Side Lot Line: All lot lines, which are not front or rear lot lines, shall be considered side lot lines for setback purposes.

6.3 Napa Valley Ruins &
Gardens Development
Regulations
The following development regulations apply to all
development within the Napa Valley Ruins & Gardens
(NVR&G) land use designation.

Given the unique nature of the NVR&G, development
regulations need to provide fl exibility while steering new development towards good design.

6.3.1 SETBACK AND HEIGHT REGULATIONS

REQUIRED SETBACKS
Table 6.3: Allowable Building Setbacks and Height
Requirements NVR&G Other Commercial
Building
Setbacks
Flexible to accommodate
existing ruins
Per city of American
Canyon Zoning Code
Building
Heights 55’ Per City of American Canyon Zoning Code
Required setbacks are as determined through the design
permit review process set forth in the Municipal Code
Section 19.41.010 et. seq. The ruins within the NVR&G
create a mass and scale that will form the backdrop for new construction. As buildings will be worked in and around the ruins, setback requirements must be fl exible to respond to this context. Refer to Table 6.3 for building setbacks.

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

6.3.2 SITE DESIGN REGULATIONS

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

To preserve the pedestrian nature of the NVR&G, vehicular access may be provided via shared pedestrian ways, or
woonerfs, or via plaza hardscape, and controlled through the use of removable bollards or other devices to control access and timing of vehicular access.

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

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

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

Illuminating a franchise building as a form of advertising is prohibited.

6.4 Parking Regulations

6.4.1 PARKING REQUIREMENTS

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

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

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

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

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

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

Standard space: 9 ft x 18 ft.

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

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

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

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

GROUND LEVEL SERVICE FACILITIES
Loading, delivery and trash removal elements have the
potential to present and impose an adverse impact on
the pedestrian environment and to create hazards for
both people and automobiles if not given proper attention.

Therefore, planning in the early stages of development
must consider the placement of service facilities and their effects on the public environment so that they do no create unsightly conditions. In order to minimize the negative visual and physical impacts of service facilities, the following treatments shall be applied:

Trash storage, loading, and truck parking shall be located to minimize visibility from streets, pedestrian ways and building entrances and minimize interference with commercial
or retail activities. Service and loading areas shall not be located along important pedestrian or view corridors.

Service entrances shall not face primary or secondary
retail and commercial streets. All service entrances and associated loading docks and storage areas shall be
located to the side or rear of a building.

Loading docks and truck parking shall be screened from
public view using building mass, freestanding walls, and/ or landscaping and shall be integral with the building
architecture.

Roll up security doors at service entrances shall be detailed to conceal door housings and tracks and provide an
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76 | CHAPTER 6 - DEVELOPMENT REGULATIONS WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Drive aisle widths for parking lots with perpendicular parking is 24’ minimum.

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

Single car: 12 ft x 20 ft
Two car standard: 20 ft x 20 ft
Two car tandem: 12 ft x 36 ft. (Tandem parking is allowed for all residential types as long as both spaces are assigned to the same unit/residence, and in non-residential parking areas where they are valet parked.

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

6.4.2 NAPA VALLEY RUINS & GARDENS

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

POLICY 6.4.2.1 PARKING MANAGEMENT
PLAN.

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

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

Examples of bike racks
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Examples of creative signage appropriate at the Napa Valley Ruins & Gardens NAPA VALLEY RUINS & GARDEN:

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

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

PARKS AND OPEN SPACE:

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

6.5 Signage Regulations
These regulations are intended to result in functional, attractive signage incorporating a high level of design, graphics and effi cient maintenance throughout the WRSP Area. All signs shall meet the Signage Guidelines in the WRSP. A master signage plan shall be prepared for the
NVR&G as part of the fi rst Design Permit entitlement.

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

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

6.5.2 COMMERCIAL TENANT

IDENTIFICATION AND STOREFRONT

SIGNAGE
Tenant signs shall be limited to the identifi cation of building tenants. Tenant signage must comply with the Design
Guidelines contained herein and the master signage
program prepared for the NVR&G Mixed Use area.
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6.5.3 LIVE-WORK SIGNAGE
The following signs are prohibited for live/work developments:
• Franchise signage
• Internally lit acrylic or plastic signs

6.6 Landscape
Regulations

6.6.1 GENERAL LANDSCAPE

REGULATIONS

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

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

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

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

Common Area landscaping (both private and public) shall comply with the City of American Canyon’s water effi cient landscape ordinance.

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

Private Common Area trees shall consist of at least 30% from an approved plant list and shall be located appropriately for the available planting space.

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

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

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

Vines: Vines shall be a minimum of fi ve gallons.

Trees: Trees shall be a minimum of 15 gallons. 24-inch box trees shall be planted in areas of special interest such as key intersections, neighborhood entries, or focal points.

6.6.2 STREET TREES
A minimum of three street trees shall be planted for every 100 linear feet of street frontage. Street trees shall be spaced a maximum of 30’ on center and in accordance with the following minimum setbacks:
• 30’ setback from street corners for sight line visibility (greater setback may be required at specifi c
conditions, as determined by the City Engineer)
• 10’ setback from commercial driveways
• 5’ setback from residential driveways
• 15’ setback from streetlights and traffi c control
signals
• 5’ setback from water, gas and fi re service laterals • 5’ setback from sewer and gas laterals
• Street trees shall be a minimum size of 15 gallons.
• All street trees shall be installed with root barriers where necessary to prevent sidewalk uplift.

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.
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The State Department of Water Resources (DWR) has
prepared a Model Water Effi cient 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 fi ve feet of the edge of paving of an alley shall not exceed 36
inches in height.
• Where private yards include sideyards on street,
privacy fencing should only enclose area that
is consolidated into usable yard space. Privacy
fencing to enclose minimum sideyards adjacent to
a street is not permitted.
• Sidewalks. Fences and walls within three feet of a
sidewalk shall not exceed 36 inches in height.
• Continuous vandal resistant, safety fencing shall be
required along the railroad right of way to prevent
pedestrian and bicycle access into the railroad right
of way. Fencing shall be a minimum of 6 feet in
height and shall be designed to comply with the
Design Guidelines in Appendix A, Section A.4.3.1
and the “view fencing” in section A.7. Where homes
are located closer than 50 feet to the railroad right of way, a solid fencing design constructed of masonry
or metal must be utilized.
• See Figure 6.2 for an illustration of wall and fencing regulations.
5’
5’
X
10% of X
.8’
min
3’
1 2 3
Front Yard Fence
Good Neighbor Fence
1 Side yard at corner lots
2 3 Front yard without fence/ low wall
Front yard with fence/ low wall
Figure 6.2: Fencing Regulations

6.8 Utility Regulations
All utility transformers and pedestals shall be located below ground in vaults to minimize their appearance in the community.
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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 fi rst 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, confi guration, 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 infl uences community capacity to sustain itself into the future. The sustainability design guidelines used in the overall planning of the WRSP Area include:
• Vehicle miles travelled should be reduced through
the provision of a mixed-use community that
accommodates a wide range of uses.
• A wide range of housing types should be provided
that allow for varied housing opportunities.
• Non-vehicular circulation should be emphasized
through the creation of compact, interconnected
walkable blocks.
• A healthy lifestyle should be promoted through
an integrated system of trails and pedestrian
connections.
• Narrow street sections should be provided to
reduce surface runoff and reduce urban heat island
effect.
• Environmentally sensitive areas should be
preserved where possible.
• Existing structures and materials at the NVR&G
should be reused where possible.
• Features such as electric charging stations and
solar panels should be provided at key community
destinations.
• Incorporate horizontal mixed-use into the
community to create a walkable, pedestrian friendly
community with less need for automobiles.
• If possible, accommodate a public transit stop
centrally located near the core activity hub.

TIER 2 DESIGN GUIDELINES
The second tier involves a commitment to using sustainable green building techniques. The technology exists to create buildings that are smarter, more energy effi cient, and healthier than those of the past. Homes and commercial
buildings should be built incorporating the fi nest 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 effi cient design and construction
methods. These could include, but not limited to:
• High Performance Attics;
o High Performance Walls;
o High Performance HVAC Systems
o High Performance Windows;
o Tankless Water heaters; and
o Cooling Ventilation and house fans;
• Consider incorporating a “cool roof” which reduces
the amount of heat conducted to the building. This
can be achieved by using highly refl ective or “cool
color” roofi ng products.
• Outdoor lighting should incorporate fi xtures that
produce light using light-emitting diodes (LEDs)
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WATSON RANCH SPECIFIC PLAN CHAPTER 6 - DEVELOPMENT REGULATIONS| 81 OCTOBER 2018
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, specifi cally
LEED certifi ed buildings.
• Homebuilders providing buyers with a system
option for the homes to include photovoltaic (solar)
and solar water-heating systems. Being solarready may include:
o Having a designated solar zone
o Adequate electric capacity
o Designated conduit and plumbing paths
• Commercial parking incorporating photovoltaic
(solar) panels over the parking, or solar turbines
located on the light poles to harvest energy.

TIER 3 DESIGN GUIDELINES
The third tier involves a commitment to sustainable
landscape techniques. The desire to create community in accordance with green building principles infl uences the decisions regarding the landscape design, recreational
programming, and physical layout of each development
area. The sustainable landscape techniques that may be
used include:
• Drought tolerant plants should be selected to
reduce water consumption based upon:
o Their adaptability to the natural conditions
of the site.
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 fl ora and fauna.
• Recycled water for landscape should be considered
to reduce the consumption and demand of potable
water.
• Pursuant to Zoning Ordinance Chapter 19.22.040
no turf is permitted in front yards and in other areas
turf areas should be minimized.
• Low impact development principles should
be implemented to reduce the impact of the
development on the natural environment.
• Incorporate infi ltration 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 Effi cient Landscape
Ordinance (MWELO) into the design.
197
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WATSON RANCH SPECIFIC PLAN CHAPTER 7 - CIRCULATION | 83 OCTOBER 2018
CHAPTER 7 CIRCULATION

7.1 Introduction
The Watson Ranch Specifi c 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 are an important building block in creating a rich and vital pedestrian environment. The Circulation Plan (Figure 7.1) provides access to residential, educational, commercial, and recreational destinations. In addition, the circulation plan promotes “complete streets”, a transportation policy and design approach that requires streets to be planned, designed, operated, and maintained to enable safe, convenient, and comfortable travel and access for users of all ages and abilities regardless of their mode of transportation. In doing so, the circulation plan provides a safe, functional, and pedestrian friendly environment for residents and visitors of the WRSP Area community.

The WRSP Area is connected to the city on its western edge by Rio Del Mar which is proposed to be extended to serve as an east west connector between Highway 29 and Newell Drive. Newell Drive is proposed to extend along the eastern edge of the WRSP Area, enabling a future connection of Newell Drive to SR 29 at Green Island Road. 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 while the Summerwood Drive connects the proposed southern residential development parcels within the plan area to Vintage Ranch and may be limited only to a pedestrian and bicycle access. Complying with the American Canyon Fire Projection District the Watson Ranch Plan 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 modifi ed grid with Rio Del Mar forming the southern edge of the grid. The interconnected nature of the block pattern disperses traffi c 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 traffi c calming measures.

Policy 7.1.1 – Sidewalks within residential neighborhoods shall be a minimum of fi ve 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, fl ashing bollards, fl ashing lane indicators and/or other fl ashing warning signs near schools, parks, the NVR&G, or major trail crossings.

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

Policy 7.1.4 - All streets, intersections, alleyways and other circulation improvements shall preserve public safety access throughout the specifi c pan 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 and all CPUC regulations governing vehicular, bicycle and pedestrian safety at the railroad crossing.
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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 Trans).

Policy 7.1.7 – The “Tie-in” at Rio Del Mar and SR
29 (see section 7.7 - Off-Site Improvements) are
intended to be consistent with the Cal Trans District
4 Bike Plan project referred to as NAP -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 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 fi elds 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 – Use of alleyways is encouraged.

Specifi c 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 – Modifi ed street sections refl ected in
the WRSP are approved for use, however, specifi c
location and application will be subject to review
and approval as part of subsequent Tentative Map/
Design Permit entitlement process.

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

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

Policy 7.3.1 – Short-term and long-term bicycle
parking for non-residential uses shall be provided
as required in the City of American Canyon
Municipal Code 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, wayfi nding signage, interpretive elements, highvisibility 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 Rio Del Mar alignment fronting on the Napa
Valley Ruins & Gardens (NVR&G) mixed use area
intersecting with the Napa Valley Vine Trail 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 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.
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WATSON RANCH SPECIFIC PLAN CHAPTER 7 - CIRCULATION | 85 OCTOBER 2018
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.”
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
fi llers, lighting, and adequate warning and guidance
information, among other features.

Policy 7.7.6 – Street design shall be consistent
with the Circulation Element. Modifi cations not
approved as part of this Specifi c Plan (see Section

7.3) shall be subject to review and approval through
the Tentative Map and Design Permit Approval
Process.

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

Objective 7.8 – Wherever possible, local street
connections to adjoining neighborhoods should be
made to provide local access to the Napa Valley Ruins
NVR&G Area.

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

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

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&G.

7.3 Street Sections
This section describes the range of street classifi cations 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.

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 “modifi ed” 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 fi nal design to be determined at time of tentative map approval.

In keeping with the sustainable goals of WRSP, Low impact Development (LID) techniques maybe 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-off. 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 fl ows.

In the following Street Section Graphics certain text may be abbreviated to fi t 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. Specifi c locations and
dimensions may be further refi ned or modifi ed through the Tentative Map Process (See Policy 7.7.6)
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LEGEND

FOUR LANE ARTERIAL

TWO LANE ARTERIAL

MODIFIED COLLECTOR
(RIO DEL MAR ROAD EXTENSION)

MINOR COLLECTOR

LOCAL STREET
(RESIDENTIAL)

CONNECTIONS TO

SURROUNDING

NEIGHBORHOODS

NEWELL DRIVE EXTENSION

SUMMERWOOD DRIVE

ROLLINGHILLS
DRIVE
LEGEND

FOUR LANE ARTERIAL

TWO LANE MAJOR

COLLECTOR

MODIFIED MAJOR

COLLECTOR

MINOR COLLECTOR

LOCAL STREET
(RESIDENTIAL)

MODIFIED LOCAL STREET
(RESIDENTIAL) - B

CONNECTIONS TO

SURROUNDING

NEIGHBORHOODS

AT GRADE OR GRADE

SEPARATED RR CROSSING

RIO DEL MAR

NEWELL DRIVE EXTENSION

SUMMERWOOD DRIVE

ROLLINGHILLS
DRIVE

WATSON LANE
0 300 600 1200
1 29
Figure 7.1: Circulation Plan
202
WATSON RANCH SPECIFIC PLAN CHAPTER 7 - CIRCULATION | 87 OCTOBER 2018
LEGEND

FOUR LANE ARTERIAL

TWO LANE MAJOR

COLLECTOR

MODIFIED MAJOR

COLLECTOR

MINOR COLLECTOR

LOCAL STREET (RESIDENTIAL)*

MODIFIED LOCAL STREET
(RESIDENTIAL) - A*

MODIFIED LOCAL STREET
(RESIDENTIAL) - B*
RESIDENTIAL ALLEY*

AT GRADE OR GRADE

SEPARATED RR CROSSING
NOTE: EXACT LOCATION OF “*” STREETS TO BE

DETERMINED AT TIME OF TENTATIVE MAP

RIO DEL MAR

NEWELL DRIVE EXTENSION NEWELL DRIVE EXTENSION

SUMMERWOOD DRIVE

ROLLINGHILLS
DRIVE

WATSON LANE
0 300 600 1200
1 29
Figure 7.2: Detailed Circulation Plan (Backbone and illustration of possible in-tract street pattern) See Figure 7.3.2d
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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)
Figure 7.3.1a: Four Lane Arterial (Newell Drive south of Rio Del Mar) 204
WATSON RANCH SPECIFIC PLAN CHAPTER 7 - CIRCULATION | 89 OCTOBER 2018
North of the intersection with Rio Del Mar, the road
classifi cation changes to a 2 lane Major Collector.

Improvements include two 12-foot lanes of travel, a 14-foot median, 5-foot class II bike lanes, an 8-foot wide parkway and 8-foot sidewalk on each side. (See Figure 7.3.1b)
Figure 7.3.1b: Two Lane Major Collector (Newell Drive north of Rio Del Mar) 205
90 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN OCTOBER 2018

7.3.2 MODIFIED MAJOR COLLECTOR (RIO

DEL MAR EXTENSION)
This two lane modifi ed collector is proposed as an eastwest extension from the existing Rio Del Mar linking to the extension of Newell Drive. This portion of Rio Del Mar consists of a 69.5-foot wide road section within a 105.5-foot wide right-of-way. The paved section will accommodate two 12-foot wide travel lanes, a 14 median that accommodates turn lanes, a 5-foot wide on-street bike lane on the north side, and 8-foot wide parking bays on the north side. Diagonal parking is provided on the south side along the frontage of the NVR&G. 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, “back-in” diagonal parking may be considered along the NVR&G frontage. The roadway has a vertical
curb and gutter and curb returns have a 20-foot radius. An 8-foot wide sidewalk is provided on the north side of the street and separated from the travel lanes by an 8-foot wide parkway strip. The River to Ridge Trail runs along the south side of the road as a 12-foot wide multi-purpose trail for pedestrians and bicycles, separated from the parking areas by a minimum 8-foot wide parkway strip. Where this street runs along the NVR&G, the paving may extend to the curb, thus eliminating the parkway strip and forming more Figure 7.3.2a: Modifi ed Collector (Rio Del Mar extension - in front of NVR&G) 206
WATSON RANCH SPECIFIC PLAN CHAPTER 7 - CIRCULATION | 91 OCTOBER 2018
of a promenade atmosphere with street trees in tree grates. (See Figure 7.3.2a and Figure 7.3.2b)
Along the western edge of the site, the Rio Del Mar
extension crosses the existing railroad. The Rio Del Mar railroad crossing will be an at-grade or grade separated crossing. Parking bays are eliminated for this portion of the roadway. Along the western edge of the site where not adjacent to the NVR&G, the diagonal parking will become parallel spaces.

Figure 7.3.2c shows the conceptual at grade crossing for Rio Del Mar and 7.3.2d shows the grade separated concept.

Figure 7.3.2e shows the conceptual layout for the off-site portion of Rio Del Mar extension from the western property boundary to SR 29. Lane confi gurations and alignments are conceptual and will be refi ned at the time of fi nal design.

Rio Del Mar 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.

Figure 7.3.2b: Modifi ed Collector (Rio Del Mar extension - from Napa Valley Vine Trail crossing to Newell Drive) 207
92 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Figure 7.3.2c: Modifi ed Collector (Rio Del Mar extension - at grade crossing) Final grade crossing design is subject to C.P.U.C. approval and must meet C.P.U.C. regulations for vehicular, bicycle and pedestrian safety crossing features. Figure 7.3.2c is conceptual only and may be subject to change. 208
WATSON RANCH SPECIFIC PLAN CHAPTER 7 - CIRCULATION | 93 OCTOBER 2018
Figure 7.3.2d: Modifi ed Collector (Rio Del Mar extension - RR underpass) Final railroad crossing is subject to C.P.U.C. approval and must meet C.P.U.C. regulations for vehicular, bicycle and pedestrian safety crossing features. Figure 7.3.2d is conceptual only and may be subject to change. 209
94 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Figure 7.3.2e: Modifi ed Collector (Rio Del Mar extension - from SR 29 to western property boundary) 210
WATSON RANCH SPECIFIC PLAN CHAPTER 7 - CIRCULATION | 95 OCTOBER 2018

7.3.3 MINOR COLLECTOR
This two lane Minor Collector is proposed as a north south connection through the project linking Rio Del Mar to Newell Drive.

The 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 onstreet 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 wide sidewalks are provided on both sides of the minor collector and are separated from travel lanes by a 6-foot wide parkway strip. Where 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
211
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7.3.4 LOCAL STREETS
(RESIDENTIAL)
The primary purpose of the Local Street (Residential) 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 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)
212
WATSON RANCH SPECIFIC PLAN CHAPTER 7 - CIRCULATION | 97 OCTOBER 2018

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

The roadway has a vertical curb and gutter, and curb returns have a 20-foot radius. 5-foot wide sidewalks are provided on both sides and are separated from the parking areas by a 6-foot wide parkway strip. (See Figure 7.3.5)
Figure 7.3.5: Modifi ed Local Street (Residential) - A
213
98 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Figure 7.3.6: Modifi ed Local Street (Residential) - B

7.3.6 MODIFIED LOCAL STREET
(RESIDENTIAL) – B
The Modifi ed 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 extension. 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)
214
WATSON RANCH SPECIFIC PLAN CHAPTER 7 - CIRCULATION | 99 OCTOBER 2018

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 around.

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
215
100 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN OCTOBER 2018

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 of 20 feet within a 20- foot wide access easement or right-of-way. Garage doors must be setback 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
216
WATSON RANCH SPECIFIC PLAN CHAPTER 7 - CIRCULATION | 101 OCTOBER 2018

7.4 Traffi c Calming
The Institute of Transportation Engineers defi nes traffi c calming as “Traffi c calming involves changes in street alignment, installation of barriers, and other physical measures to reduce traffi c speeds and/or cut-through
volumes, in the interest of street safety, livability, and other public purposes.” To promote walkability and to provide a safe pedestrian travel route within the community, various traffi c 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 traffi c calming measures may also be considered and their review and approval will be considered at tentative map review .

1. Vertical Defl ection (Speed Humps; Speed Tables;
Raised Intersections) Small changes in elevation can
be used to slow vehicles. A speed hump is typically 12- 14 feet in length and a height less than 4 inches, while a speed table is at least 22 feet in length rising up to 6 inches, with a fl at central area at least 10 feet in length.

Speed humps work well in residential neighborhoods
and near schools, and are often used in series. They are not, however, 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 modifi cations must be made for drainage in the case of vertical
defl ections. Vertical defl ections are not preferred on streets with signifi cant (>8%) grade.

2. Horizontal Shifts (Traffi c Circles; Chicanes) Traffi c circles are raised islands installed at intersections of local or collector streets with one lane each direction entering the intersection; however, they create
problematic 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 diffi cult to design due to driveway access. Horizontal shifts are also preferred by emergency response teams over vertical defl ections, and can provide opportunities for landscaping.

3. Other (Change in Material / Texture; Pedestrian
Operated Blinking Lights) 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/
Figure 7.4 : Intersection Neckdown/Bulbout
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 fl ashers can be used at intersections or at mid-block locations.

7.5 Pedestrian and Bike
Circulation
The pedestrian and bikeway network is an important
component in ensuring connectivity and promoting nonvehicular travel within the WRSP Area. The network has been designed as a truly integral part of the community, providing easy and effi cient access to the NVR&G, the elementary school, and parks. This network of bicycle, multi-purpose trail, sidewalk and paseo connections within the community link neighborhoods together and connect 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 or planned in the City. Figure 7.5 illustrates the proposed bike and pedestrian circulation system.
217
102 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN OCTOBER 2018

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

This fl exibility 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 network contains the following components:

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

Napa Valley Vine Trail - The Napa Valley Vine Trail is a proposed major regional multi-use trail from Calistoga to Vallejo. A portion of this proposed trail route passes through the WRSP Area thus providing a valuable regional nonmotorized connection. The proposed route runs north-south along the entire length of the property. Portions of the Vine Trial utilize the existing gas easement line that traverses the WRSP Area. 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 trail will connect to the WRSP Area at its western boundary on Rio Del Mar and traverse east west through the entire width of the site. The trail will provide connections to the NVR&G, Park A, the Napa Valley Vine Trail, and local multiuse trails. Figure 7.7 shows the River to Ridge Trail section.

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 sections.

Class II Bike Lanes – Major streets within the WRSP Area have Class II bikes lanes. Class II bike lanes are designated 5-foot wide bike lanes demarcated with a solid white stripe and allow for a safe and unrestricted passage for bicyclists. 218
WATSON RANCH SPECIFIC PLAN CHAPTER 7 - CIRCULATION | 103 OCTOBER 2018
Figure 7.5 : Pedestrian and Bike Circulation Exhibit
LEGEND

ON-STREET BIKE LANE

OFF-STREET BIKE /

PEDESTRIAN PATH
*UNLESS OTHERWISE NOTED, ALL

OTHER STREETS INCORPORATE

CLASS III BIKE LANES

NAPA VALLEY

VINE TRAIL

RIVER TO RIDGE TRAIL
0 300 600 1200
1 29
219
104 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Figure 7.6 : Napa Valley Vine Trail Section
Figure 7.7: River to Ridge Trail Section
Figure 7.9: Multi-Use Trail Section along Detention Basins Figure 7.8 : Multi-Use Trail Section
12'-0" WIDE TRAIL
(CLASS I BIKE PATH)
2'-0"

SHOULDER
2'-0"

SHOULDER

MIX OF EVERGREEN

AND DECIDUOUS TREES
8' WIDE TRAIL
40' WIDE BASIN

DEVELOPMENT
AREA
P
L
220
WATSON RANCH SPECIFIC PLAN CHAPTER 7 - CIRCULATION | 105 OCTOBER 2018

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

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

While the WRSP Area is not currently served by ACT, there is the potential for the extension of routes to include key destinations within the WRSP Area. A potential transit stop within the WRSP Area would likely be located in proximity to the NVR&G. To preserve this potential opportunity, the major roads within the WRSP Area are based on the City
of American Canyon’s Street standards and have suffi cient lane widths and right-of-way to accommodate transit
service and transit stops. Potential future routes could include extending existing bus routes or new routes through the WRSP Area on Rio Del Mar 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 Specifi c Plan (BDSP). The BDSP is Priority Development Area (PDA) as
designated by the Association of Bay Area Governments
(ABAG) and Bay Area communities as areas for new growth.

PDA’s are considered foundational for sustainable regional growth and Plan Bay Area. PDA’s emphasize housing near
transit. 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 and SR 29 through
the extension of Rio Del Mar. This dramatically enhances connectivity to the primary transit corridor in American Canyon. Further, the potential transit stop shown at Rio Del Mar and the NVR&G frontage is a quarter mile from
approximately 46% of the units (+/- 500) within the WRSP as well as the elementary school, NVR&G commercial uses and the Hotel site.

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

The associated off-site improvements for the connection of Rio Del Mar to SR 29/Broadway will include improvements to the extension of Rio Del Mar from the western project boundary up to SR 29 and the intersection of Rio Del Mar and SR 29 referred to as the “Tie-in” (see Figure 7.3.2e).

Improvements at the Tie - in are intended to comply with California Department of Transportation (Cal Trans)
Encroachment Permit requirements which may include the
construction or fi nancial contribution toward construction of the bicycle and pedestrian improvements at this
intersection, identifi ed in the Cal Trans District 4 Bike Plan (2018) as NAP-29-X12 (see Policy. All improvements within SR 29 State right of way (ROW) requires an encroachment permit that is issued by Cal Trans.

Newell Drive will be connected to the south where it
currently terminates just north of Donaldson Way. The offsite improvements are shown on Figure 7.11. 221
106 | CHAPTER 7 - CIRCULATION WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Figure 7.10: Local and Regional Transit Exhibit
'RQDOGVRQ:D\
1HZHOO'ULYH
LEGEND

AMERICAN CANYON TRANSIT
(ACT)

NAPA VINE ROUTE 29

NAPA VINE ROUTE 11

POTENTIAL FUTURE TRANSIT
ROUTE

POTENTIAL FUTURE BUS

STOP LOCATION

5LR 'HO 0DU
6KHQDQGRDK
'ULYH
'RQDOGVRQ :D\
(X FDO\SWXV 'ULYH
5LR'HO0DU
0 300 600 1200
1 29
222
WATSON RANCH SPECIFIC PLAN CHAPTER 7 - CIRCULATION | 107 OCTOBER 2018
Figure 7.11 : Summary of Off-Site Road Improvements
223
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WATSON RANCH SPECIFIC PLAN CHAPTER 8 - INFRASTRUCTURE AND PUBLIC SERVICES | 109 OCTOBER 2018
CHAPTER 8 INFRASTRUCTURE AND PUBLIC

SERVICES

8.1 Introduction
This chapter addresses the proposed infrastructure system and public services for the Watson Ranch Specifi c 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 system improvements that will benefi t more than the properties within the WRSP Area. The majority of infrastructure improvements will be privately funded. When warranted, reimbursement or assistance in fi nancing 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 8.2- 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 8.2.1 - New potable water sources shall be identifi ed, or existing water supply lines or uses shall be retrofi tted to reduce water consumption so that the proposed development shall comply with the Zero Water Footprint Policy.

Policy 8.2.2 - New development shall comply with the City of American Canyon’s Model Water Effi cient Landscape Ordinance and with the new water rules established on May 2015.

Objective 8.3 - Address on site storm water drainage and retention through Low Impact Development (L.I.D.) standards and compliance with BASMAA and City of American Canyon requirements.

Policy 8.3.1 - On-site detention basins shall be effi ciently sized to accommodate storm water fl ows from the project without adversely affecting downstream capacities.

Objective 8.4 - Provide improvements necessary to ensure suffi cient downstream capacity in wastewater system.

Policy 8.4.1 - The proposed wastewater system shall be designed and sized accordingly to meet the project needs without adversely affecting downstream capacities.

Objective 8.5 - Provide solid waste recycling opportunities to reduce dependence on landfi lling of solid waste.

Policy 8.5.1 - 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 8.6 - Provide state of the art telecommunication and technology infrastructure (e.g. fi ber – optic cable) throughout the WRSP area.

Policy 8.6.1 - 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 to facilitate upgrades in service as the technology becomes available. 225
110 | CHAPTER 8- INFRASTRUCTURE AND PUBLIC SERVICES WATSON RANCH SPECIFIC PLAN OCTOBER 2018

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

8.3.1 POTABLE WATER
The WRSP Area will require approximately 460 acre feet
per year of potable water. The total potable water demand will be reduced signifi cantly by the use of recycled water for all commercial, and public landscaping; resulting in a reduction of approximately 250 acre feet per year of potable water. The WRSP Area is subject to the City’s Zero Water Footprint policy. Studies 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.

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

The WRSP Area is located within two potable water pressure zones: zone 1 and zone 3.
• Zone 1 provides service to areas within the City
ranging in approximate elevation from 50 to 100
feet. This zone is supplied by a 2.5 million gallon
tank at the water treatment plant, which is also
connected to the 2.0 million gallon Oat Hill Tank #1.
• Zone 3 provides service to areas within the City
ranging in approximate elevation from 100 to 160
feet. The existing Zone 3 tank is the 0.2 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 fi nal site grading and elevations.

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

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

OFF-SITE WATER IMPROVEMENTS
Off-site improvements may include the construction of
two water tanks (Zone 1 and Zone 3) to provide adequate supply. 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 school and southeast of the WRSP Area. The Zone 3 tank (2.0 million gallons) will be constructed at a higher elevation to achieve required water pressure located southeast of the existing recycled water tank and Zone 1 tank sites. Zone 1 and Zone 3 water lines were installed from Newell Drive to the Recycled and the Zone 1 potable water tank sites. An interconnecting water line will be installed between the new Zone 1 and Zone 3 water tanks and an access road of approximately
15 feet in width will be constructed to provide access to the new Zone 3 tank.

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

See Figure 8.7 Water Infrastructure – Off-Site Improvements for existing 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:
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CHAPTER 8- INFRASTRUCTURE AND PUBLIC SERVICES | 111

WATSON RANCH SPECIFIC PLAN
OCTOBER 2018
• Existing 6-inch water line (Zone 1) within South
Napa Junction Road (6” water line to be upsized
to 12” from the Southern Pacifi c Railroad to State
Route 29).
• Existing 8-inch water line (Zone 1) within
Summerwood 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 fi ndings presented two methods for estimating peak sewer fl ow
demand. Using existing City criteria the peak fl ow demand is estimated to be 1.28 mgd (million gallons per day). Using criteria that recognizes the reduced sewer fl ow that would occur as a result of the planned use of recycled water, the sewer fl ow demand is estimated to be 0.86 mgd. Both sewer fl ow 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 signifi cantly reduce the existing Infl ow/Infi ltration burden on the existing sewer system, and would offset most of the WRSP Area’s
increased burden on the City’s wastewater treatment plant.

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

The following facilities are adjacent to the WRSP Area:
• 6-inch sanitary sewer line running behind the
southern lots on South Napa Junction Road.
• 10-inch sanitary sewer line located in the west 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 connect 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 to the existing 8-inch sanitary
sewer in Summerwood Drive (subject to available capacity).

Based on existing fl ow information, pipe upsizing and
replacement is necessary 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 existing 10” sewer line in Highway 29 to 15" from South Napa Junction to American Canyon Road. The segment of
this line from Donaldson Way to American Canyon Road
is a City C.I.P. project. 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 -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 feet per year. The City
currently has the capacity to produce 1,000 acre feet per year of recycled water and given the current usage, there is suffi cient 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 existing 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 gallon recycled water tank located southeast of the site. The following facilities are adjacent 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.

See Figure 8.4, Recycled Water Infrastructure Improvements, for the existing and proposed recycled water improvements. 227
112 | CHAPTER 8- INFRASTRUCTURE AND PUBLIC SERVICES WATSON RANCH SPECIFIC PLAN OCTOBER 2018

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 fi ve 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 Pacifi c Railroad track embankment acts to detain the drainage coming off the eastern hills. The drainage is discharged under the railroad tracks through several culverts and box culverts.

Within the WRSP Area, the site is divided into drainage areas, each with a detention storage basin. On-Site
storm drain facilities will collect site drainage and direct it to a specifi c detention basin. These detention areas will provide storage capacity to allow fl ows leaving the site to mimic the existing conditions. The detention areas will also incorporate storm water quality features to maximize their benefi t. 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. 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. 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 fi rst 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.
228
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WATSON RANCH SPECIFIC PLAN
OCTOBER 2018
Figure 8.1 : Water Service Zones
229
114 | CHAPTER 8- INFRASTRUCTURE AND PUBLIC SERVICES WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Figure 8.2 : Water Infrastructure - On-Site Improvements 230
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WATSON RANCH SPECIFIC PLAN
OCTOBER 2018
Figure 8.3 : Sanitary Sewer Infrastructure Improvements 231
116 | CHAPTER 8- INFRASTRUCTURE AND PUBLIC SERVICES WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Figure 8.4 : Recycled Water Infrastructure Improvements 232
CHAPTER 8- INFRASTRUCTURE AND PUBLIC SERVICES | 117

WATSON RANCH SPECIFIC PLAN
OCTOBER 2018
Figure 8.5 : Storm Water Drainage Infrastructure
233
118 | CHAPTER 8- INFRASTRUCTURE AND PUBLIC SERVICES WATSON RANCH SPECIFIC PLAN OCTOBER 2018

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 fi re suppression, rescue, and emergency medical services to the WRSP Area. The closest fi re and emergency services facility is Station 11, located at 911 Donaldson Way East within the Vintage Ranch neighborhood to the south.

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

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

8.4.4 ELECTRICITY AND GAS
The Pacifi c 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 Unifi ed School District boundary.

The number of potential elementary school students within the WRSP Area generates the need for approximately twothirds 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
acknowledged that there is suffi cient 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 agreement entitled: School Facilities Funding Agreement among Napa Valley Unifi ed School
District and Developer dated October 10, 2016 (“Watson
Ranch School Agreement”). 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.
234
CHAPTER 8- INFRASTRUCTURE AND PUBLIC SERVICES | 119

WATSON RANCH SPECIFIC PLAN
OCTOBER 2018
0 300 600 1200
1 29 1/4 mile
1/2 mile
LEGEND
SCHOOL
5 MINUTE WALKING

DISTANCE
(1/4 mile radius)
10 MINUTE WALKING

DISTANCE
(1/2 mile radius)

LEGEND
SCHOOL
5 MINUTE WALKING

DISTANCE
(1/4 mile radius)
10 MINUTE WALKING

DISTANCE
(1/2 mile radius)

Figure 8.6 : School Walkability Exhibit
235
120 | CHAPTER 8- INFRASTRUCTURE AND PUBLIC SERVICES WATSON RANCH SPECIFIC PLAN OCTOBER 2018

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. 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 fi gure 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.

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.

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. A 12” recycled water line will be installed in Watson Lane (east of the Railroad), connecting the WRSP Area to the existing 6” recycled
water line in Watson Lane (ends at the Railroad). Both of the WRSP'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 Mar/State Route 29 roadway connection.
236
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WATSON RANCH SPECIFIC PLAN
OCTOBER 2018
Figure 8.7 : Water Infrastructure - Off-Site Improvements 237
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238
WATSON RANCH SPECIFIC PLAN CHAPTER 9 - IMPLEMENTATION | 123 OCTOBER 2018
CHAPTER 9 IMPLEMENTATION

9.1 Introduction
This chapter fulfi lls the requirements of California Government Code Section 65451(a) (4), which requires that a Specifi c Plan include a program of implementation measures. This chapter shall serve as the program of implementation measures for the Watson Ranch Specifi c Plan (WRSP). It includes administrative procedures, public works projects, phasing and proposed methods of fi nancing 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 fi nancing is in place to pay for the construction of necessary public facilities and improvements as defi ned in the Backbone Infrastructure.
• Adequate fi nancing 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; and
• Appropriate fl exibility is provided to allow the project to respond to changing market conditions. 239
124 | CHAPTER 9 - IMPLEMENTATION WATSON RANCH SPECIFIC PLAN OCTOBER 2018

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&G), Public
(Pub), Parks (P), 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
Plan Area; and supersede confl icting standards in the City of American Canyon Zoning Ordinance and subdivision
regulations. Where the WRSP standards do not provide
express direction, the City of American Canyon Zoning
Ordinance and subdivision regulations shall be used as
appropriate.

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

19.41.010 – 060 (see Subsequent Entitlements, Section

9.7 below). Development Plans within the WRSP shall
integrate the design and development objectives, policies, regulations and guidelines contained in the WRSP. Where confl icts arise with City ordinance, the policies, guidelines, and regulations contained 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&G 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, refl ects the general order of anticipated residential development with the WRSP. The phasing plan as shown in Figure

9.2 NVR&G Phasing Map refl ects the general order of
anticipated development of the NVR&G. The phasing plan
also identifi es the backbone infrastructure associated with each phase of development, but the 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 fi nancing conditions. For purposes of environmental review, the Project is anticipated to start construction in 2019 with each phase time frame being 2 to 3 years. The 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 signifi cantly faster than the proposed pace identifi ed above, 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.

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 refl ected in the conceptual illustrative plan (see Figure 3.1).

These are provided for illustrative purposes only. Specifi c 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.
240
WATSON RANCH SPECIFIC PLAN CHAPTER 9 - IMPLEMENTATION | 125 OCTOBER 2018
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, NVR&G has sub-phases It is anticipated that Phase 1 of NVR&G may occur concurrent with Phase 1 of the residential development however,
Table 9.1 : Residential Phasing
8QLWV
3KDVH

3KDVH

3KDVH

3KDVH

727$/
5HVLGHQWLDO3KDVLQJ
vertical construction of NVR&G improvements
must commence no later than concurrent with the
commencement of the phase 2 of the residential
development. Subsequent NVR&G 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&G. In early phases, to the extent
necessary, interim parking areas will be provided to
supplement parking demand. The phases include:

Phase 1:

Will include 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:

Will include 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:

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.
241
126 | CHAPTER 9 - IMPLEMENTATION WATSON RANCH SPECIFIC PLAN OCTOBER 2018
NVR&G
LEGEND
PHASE 1
PHASE 2
PHASE 3
PHASE 4
NVR&G

PHASE 1

PHASE 4

PHASE 2

PHASE 3

PHASE 2
PHASE 4

PHASE 1

0 300 600 1200
1 29
Figure 9.1: Residential Phasing Map
242
WATSON RANCH SPECIFIC PLAN CHAPTER 9 - IMPLEMENTATION | 127 OCTOBER 2018
Table 9.2 :NVR&G Development Phasing
Use
Figure 9.2 Reference
Number
Retail/Commercial
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ZĞƐƚĂƵƌĂŶƚ ϯ͕ϰ͕ϭϴ ϭϭ͕ϳϵϬ ƐĨ
tĞĚĚŝŶŐĂŶĚ
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tĞĚĚŝŶŐĂŶĚ
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tŝŶĞƌǇͬďƌĞǁĞƌǇ ϱ͕ϭϰ ϴ͕ϵϯϱ ƐĨ DŝǆĞĚƵƐĞ Ϯϲ Ϯϵ͕ϱϲϬ ƐĨ
>ŝǀĞǁŽƌŬ Ϯϱ ϯϮ͕ϲϬϬ ƐĨ
,ŽƚĞů Ϯϯ ϮϬϬ ƌŽŽŵƐ
^ƵďƚŽƚĂů ϭϳϱ͕ϮϴϮ ƐĨ
Ancillary Commercial
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DŽďŝůĞ&ŽŽĚdƌƵĐŬsĞŶƵĞ ϵ ϭϰ͕ϬϯϬ ƐĨ
KƵƚĚŽŽƌWĞƌĨŽƌŵĂŶĐĞsĞŶƵĞ ϭϲ ϭϮ͕ϰϲϲ ƐĨ
^ƵďƚŽƚĂů ϱϳ͕ϱϴϭ ƐĨ
Outdoor Amenities ϳ͕ϴ͕ϭϭ͕ϭϳ͕ϭϵ ϭϲϴ͕ϬϲϮ ƐĨΎ
^ƵďƚŽƚĂů ϭϲϴ͕ϬϲϮ ƐĨ
Total 400,925 sf
Parks
ŽŵŵƵŶŝƚǇWůĂǌĂĂŶĚŽŵŵƵŶŝƚǇĞŶƚĞƌ^ŝƚĞĞĚŝĐĂƚŝŽŶ ϭϬ͕ϭϮ Ϯ ĂĐƌĞƐΎΎ YƵĂƌƌǇ>ĂŬĞ ϮϬ ϲ͘ϳ ĂĐƌĞƐ
Total 8.7 acres
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Phase 1
Figure 9.2 Reference
Number
tĞĚĚŝŶŐĂŶĚ
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tĞĚĚŝŶŐĂŶĚ
ǀĞŶƚĞŶƚĞƌ;ŽƵƚĚŽŽƌͿ ϭ͕Ϯ ϯϭ͕ϬϬϵ ƐĨ
ZĞƐƚĂƵƌĂŶƚ ϯ͕ϰ ϭϬ͕ϯϰϬ ƐĨ
tŝŶĞƌǇͬďƌĞǁĞƌǇ ϱ ϳ͕ϱϬϱ ƐĨ &ĂƌŵĞƌƐDĂƌŬĞ ϲ ϯϭ͕Ϭϴϱ ƐĨ
DŽďŝůĞ&ŽŽĚdƌƵĐŬsĞŶƵĞ ϵ ϭϰ͕ϬϯϬ ƐĨ
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Phase 2
tŝŶĞƌǇͬďƌĞǁĞƌǇ ϭϰ ϭ͕ϰϯϬ ƐĨ ZĞƐƚĂƵƌĂŶƚ ϭϴ ϭ͕ϰϱϬ ƐĨ ZĞƚĂŝů ϭϱ ϭ͕ϰϯϬ ƐĨ KƵƚĚŽŽƌWĞƌĨŽƌŵĂŶĐĞsĞŶƵĞ ϭϲ ϭϮ͕ϰϲϲ ƐĨ
,ŽƚĞů Ϯϯ ϭϬϬ ƌŽŽŵƐ
KƵƚĚŽŽƌŵĞŶŝƚŝĞƐ ϭϳ͕ϭϵ͕ ϳϬ͕ϴϱϭ ƐĨΎ YƵĂƌƌǇ>ĂŬĞWĂƌŬ ϮϬ ϲ͘ϳϮ ĂĐƌĞƐ
WĂƌŬŝŶŐΎΎ ϭϯ͕Ϯϯ͕Ϯϰ
Phase 3
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WĂƌŬŝŶŐΎΎ Ϯϭ͕Ϯϰ
Phase 4
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Square Footage
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Ύ/ŶĐůƵĚĞƐŽƵƚĚŽŽƌĂƌĞĂƐƐƵĐŚĂƐ^ĐƵůƉƚƵƌĞ'ĂƌĚĞŶ͕WŝĐŶŝĐƌĞĂ͕ĂŶĚŚŝůĚƌĞŶΖƐWůĂǇƌĞĂ 243
128 | CHAPTER 9 - IMPLEMENTATION WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Phase 4: Includes a mixed use building of approximately 29,560 square feet, and a live-work building.

The phasing represented in Table 9.2 is conceptual and
subject to variations based upon economic and market
conditions.

9.3.1 INFRASTRUCTURE PHASING
Table 9.3 includes a specifi c listing of infrastructure improvements by phase, which include 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.

The following maps (Figures 9.3 through 9.7) depict the proposed phasing of Backbone Infrastructure for the WRSP.

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. Onsite improvements include:
storm drain, detention basins, sanitary sewer and an onsite 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.
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244
WATSON RANCH SPECIFIC PLAN CHAPTER 9 - IMPLEMENTATION | 129 OCTOBER 2018
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Table 9.3 :Infrastructure Improvements by Phase
(Timing of some of the infrastructure improvements may vary based upon economic and market conditions and the Development Agreement(s))
245
130 | CHAPTER 9 - IMPLEMENTATION WATSON RANCH SPECIFIC PLAN OCTOBER 2018
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)
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.
246
WATSON RANCH SPECIFIC PLAN CHAPTER 9 - IMPLEMENTATION | 131 OCTOBER 2018
Figure 9.3 : Phase 1 - Infrastructure Improvements
247
132 | CHAPTER 9 - IMPLEMENTATION WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Figure 9.4 : Phase 2 - Infrastructure Improvements
248
WATSON RANCH SPECIFIC PLAN CHAPTER 9 - IMPLEMENTATION | 133 OCTOBER 2018
Figure 9.5 : Phase 3 - Infrastructure Improvements
249
134 | CHAPTER 9 - IMPLEMENTATION WATSON RANCH SPECIFIC PLAN OCTOBER 2018
Figure 9.6 : Phase 4 - Infrastructure Improvements
250
WATSON RANCH SPECIFIC PLAN CHAPTER 9 - IMPLEMENTATION | 135 OCTOBER 2018
Figure 9.7 : On-Site & Off-Site Backbone Roadway Phasing 251
136 | CHAPTER 9 - IMPLEMENTATION WATSON RANCH SPECIFIC PLAN OCTOBER 2018

9.3.2 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
specifi cally defi ned 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 shall not exceed
the standards of the Specifi c 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 from Newell Drive to the Western
Project Boundary
• Associated road rights of way and utilities
as described in the approved Development
Agreement(s)
• Associated Parks and Open Space as described in
the approved Development Agreement(s)

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

9.3.3 PHASING OF PUBLIC AND QUASIPUBLIC INFRASTRUCTURE The public and quasi-public infrastructure in the WRSP
is comprised of the streets, parks, open space, 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 fi rst 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. Specifi c conditions and timing of improvements shall be described in the Development
Agreement(s).

9.3.4 PHASING OF PRIVATE DEVELOPMENT
General Policies Regarding the Phasing of Private
Development

1. NVR&G is a development priority in the WRSP.

Development of the NVR&G may commence pursuant
to the phasing plan as part of phase 1. If not initiated during phase 1 of the residential development, the
NVR&G 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 fi rst phase of the NVR&G area is
substantially complete.

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

4. 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. Phase boundaries are shown on Figure 9.1 “Residential Phasing Map.” Phase boundaries may be modifi ed if necessary as development progresses, subject to the
approval of the City and general consistency with the
proposed phasing plan.

6. Multiple fi nal maps may be fi led with each phase of development when approved as part of the tentative
map entitlement stage.
252
WATSON RANCH SPECIFIC PLAN CHAPTER 9 - IMPLEMENTATION | 137 OCTOBER 2018

7. Dedication and construction (or the requirement to
cause the fi nance 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 fi rst secured all design and improvement plans, all permits, permissions and
authorities from the 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
extension (off site improvement) subject to the approval of at least two points of access to the Phase 1 area.

No more than 397 homes may be constructed without
completion of the Rio Del Mar railroad crossing and the connection to SR29.

10. The Railroad crossing at Rio Del Mar shall fi rst 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 And
Infrastructure Financing
This chapter describes how the public facilities and
infrastructure needed to support development in the WRSP will be fi nanced. Specifi cally, this chapter:
• Describes an overall fi nancing framework
• Identifi es infrastructure requirements for the plan
area
• Sets forth principles and policies regarding how
these fi nancing obligations will be met
• Identifi es potential fi nancing mechanisms
• Proposes action items to implement the fi nancing
framework

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

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

9.4.1.1 CITYWIDE
Costs for infrastructure items that are determined to
be of citywide benefi t, 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 wide benefi t.

9.4.1.2 SURROUNDING GROWTH AREA
Costs for infrastructure items that will benefi t development proximate to WRSP could be funded by allocating costs to each City sub-area based on “benefi t received.” An example of this type of infrastructure benefi t 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 benefi t development within the WRSP shall be funded primarily by private development within those areas.

9.4.1.4 BACKBONE INFRASTRUCTURE COST ALLOCATION
The cost for the Master Backbone infrastructure, which
includes backbone roadways (see Figure 9.7) and
associated wet and dry utilities, Parks and the School
Site, will be allocated on a prorated basis ($/acre) between the two primary ownerships (AC-1 and the Newell Family
properties) within the WRSP. Specifi c 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
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. 253
138 | CHAPTER 9 - IMPLEMENTATION WATSON RANCH SPECIFIC PLAN OCTOBER 2018
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 fi nancial 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, and similar
direct and indirect costs.

Generally, the AC-1 Property shall be responsible for
approximately eighty-two percent (82%) of the total costs associated with the preparation and adoption of the WRSP, whereas the Newell Family Property shall be responsible for eighteen (18%) of the total 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 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 cost 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 benefi tting from the WRSP on a prorated
basis. Reimbursement for costs already incurred will be determined through Development Agreement(s).

9.4.2 INFRASTRUCTURE AND

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

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.

The principles will guide future decisions regarding formation of fi nancing entities, adoption of fi nancing mechanisms, and project approvals.

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

Policy 1.1: The fi nancial 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 fi nancial 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.

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

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

Policy 2.3: Existing development impact fees should be
evaluated to determine 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. Where there is overlap, 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 (as further described in Policy 7 below).

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

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

Policy 3.1: Development shall mitigate offsite public
infrastructure and facility impacts as specifi ed in the WRSP Environmental Impact Report. Development shall
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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 defi ned in the approved
Development Agreement(s).

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

Policy 4.1: The City shall establish, on the basis of
the fi nancial analysis, a fair-share cost allocation
for required public improvements to be borne by all
benefi ting new development within and adjoining the
WRSP. 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 fi nancing district covering the WRSP.

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.

5. Total public infrastructure and fi nancing costs in the WRSP should not exceed industry standards of fi nancial feasibility or benefi t/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. Such measures
could include cost sharing agreements with other
benefi ting 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 developers that would otherwise
be funded by City fees.

6. The City should assist in securing methods of WRSP
infrastructure fi nancing where feasible through the
establishment of necessary fi nancing 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, the City shall assist in the establishment of a fi nancing district or districts (e.g., Community
Facilities District) to provide necessary land-secured
debt fi nancing.

7. If a landowner is required to make improvements (e.g., oversizing public infrastructure) with a higher value than the benefi ts that landowner receives, the excess value shall be reimbursed from other benefi ting 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 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 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 property owners or
developers build public improvements and/or dedicate
land that would otherwise be funded by City impact
fees and/or provide community benefi t and to the extent permissible by law.

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

Policy 8.1: Developers shall participate in duly
established fi nancing mechanisms that provide funding
for operation and maintenance of public facilities and/or municipal services such as public safety services within the WRSP, to the extent standard tax revenues are
insuffi cient to support appropriate levels of maintenance. 255
140 | CHAPTER 9 - IMPLEMENTATION WATSON RANCH SPECIFIC PLAN OCTOBER 2018

9.4.4 FINANCING MECHANISMS AND

RESOURCES
A number of funding and public fi nancing mechanisms
may be used to fund the public services, facilities, and infrastructure associated with the development in the
WRSP. The ultimate mix of funding mechanisms shall
be determined in the implementation process based on
fi nal technical analyses of costs, benefi ts and burdens on existing and future property owners, and on deliberations involving City staff, property owners, developers, elected offi cials, bond counsel, underwriters and fi nance experts.

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

1. Area-specifi c fees, dedications, and exactions

2. Assessment and special tax secured fi nancing

3. Citywide sources

4. Federal and State grants

5. Other sources
Potential fi nancing 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 benefi ts 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 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 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 benefi t assessments, etc.). Proceeds may be used to reimburse property owners who pay up-front costs for facilities benefi ting 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 traffi c signal).

LAND SECURED FINANCING
SPECIAL ASSESSMENT DISTRICTS (1911, 1913, 1915
ACTS)
California law provides procedures to levy assessments
against benefi ting properties and issue tax-exempt bonds to fi nance 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 benefi ts received by each property as determined by engineering analysis, and form a lien against property. Special assessments are fi xed dollar amounts and may be prepaid, although they are typically paid back with interest over time by the assessed property owner. Only improvements with property-specifi c benefi ts (e.g., roads, and sewer and water improvements) may be
fi nanced 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 fi nance 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 specifi ed 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 benefi t. Because there is no requirement to show direct benefi t, Mello-Roos levies may be used to fund improvements of general benefi t, such as schools, fi re and police facilities, libraries and parks, open space, detention basins, etc. as well as improvements that benefi t specifi c properties. The provision also allows for the allocation of cost burdens to alleviate burdens on specifi c classes of development.
256
WATSON RANCH SPECIFIC PLAN CHAPTER 9 - IMPLEMENTATION | 141 OCTOBER 2018

ENHANCED INFRASTRUCTURE FINANCING DISTRICT
The Enhanced Infrastructure Financing District (EIFD) is a new fi nancing tool (see Government Code Section 53398.50 et, seq.) providing broad authority to local agencies to use tax increment to fi nance 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 signifi cant infrastructure improvements associated with the WRSP. The City, working with the WRSP developers will
evaluate and initiate 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 benefi ting 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 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 fi nancing 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 fi nancing, 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 Benefi t Covenant Transfer Fee on all properties in the WRSP. The fee, set at a percentage of sale price, would be levied on property transfer transactions. Such a fee may be used to create a long-term revenue stream that
could be applied to infrastructure development or facilities maintenance in the WRSP.

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 for
improvements of citywide benefi t. Impact fee credits may only be used on City-wide facilities included in the City’s impact fee program for like improvements (e.g. traffi c impact fee for traffi c 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 fi nancing.

9.4.5 IMPLEMENTATION
The following Implementation Plan describes the process that shall be undertaken to establish the required fi nancing mechanisms and build required infrastructure associated with development of the WRSP. The Action Steps detail
the method to be followed by the City, in cooperation
with development interests in the WRSP, to establish the preferred fi nancing mechanisms. The implementing actions have been specifi ed to respond to varying circumstances, including variations in the infrastructure fi nanced under the WRSP and the intensity of WRSP development. The
recommended steps are presented according to their
sequence and relative importance.

ACTION STEPS

1. Establish infrastructure fi nancing 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 fi nancing mechanisms implemented
pursuant to the WRSP.

Action 1.2: Draft and adopt a Development
Agreement(s) with WRSP developers.
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142 | CHAPTER 9 - IMPLEMENTATION WATSON RANCH SPECIFIC PLAN OCTOBER 2018
The standard Development Agreement shall be
offered to all developers in the WRSP and modifi ed
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 fi nancial commitments that will be asked of the
developers (including participation in land secured
fi nancing mechanisms and acceptance of the area
development impact fees).

Action 1.3: Refl ect infrastructure and fi nancing
obligations in tentative subdivision maps.

The City shall establish a standard set of subdivision
map conditions for certain subdivision map applications within the WRSP. These conditions should incorporate
obligations for funding specifi c improvements, land
dedications needed for public improvements; and
participation in any fi nancing districts established.

2. Finalize cost and phasing assumptions.

Action 2.1: Identify fi nal set of facilities.

Before fi nancing mechanisms can be established, the
City must provide direction and clarity concerning the
backbone infrastructure and facilities to be fi nanced as a part of the WRSP. This facility identifi cation should be done in cooperation with the involved property owners
or developers within the WRSP.

Action 2.2: Formulate fi nal cost estimates.

The City must also establish a set of infrastructure costs that will be fi nanced within the WRSP. The infrastructure cost estimates included in this report can be “preliminary and for planning purposes.” More specifi c engineering
estimates will need to be prepared as actual fi nancing mechanisms are adopted.

Action 2.3: Establish infrastructure phasing based
upon development priorities.

This task serves to ensure that a fi nancially feasible and acceptable Financing Plan can be created to support
development in the WRSP.

3. Establish preferred fi nancing 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 will include both public and private facilities. Determination of public versus private shall be established at tentative map. 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.

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 benefi ting other properties, and
provisions for reciprocal and mutually benefi ting right-ofway 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 258
WATSON RANCH SPECIFIC PLAN CHAPTER 9 - IMPLEMENTATION | 143 OCTOBER 2018
Development Agreement(s) was approved by the City on
January 16, 2018.

In the case of a confl ict 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 be adopted by ordinance, 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 signifi cantly alter the design intent and vision of the WRSP or affect environmental impacts and approved mitigation measures. Major Amendments to the WRSP must be
reviewed and approved by Planning Commission and City
Council. The following will likely be considered to be a major WRSP Amendment:
• Introduction of new land use categories.
• Changes in the boundaries of the Land Use-Zoning
categories in conjunction with the approval of a
tentative subdivision map or parcel map, resulting
in an increase or decrease in area of more than
20% or 5 acres, whichever is greater.
• Changes to the circulation system or community
facility design which would materially affect a
planning concept detailed in this WRSP, or this
WRSP as subsequently amended.
• Density increases in excess of the maximum
allowable stated density or Density Transfers in
excess of limits set in Section 9.8 below.
• Any change that would result in a signifi cant
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 fi led. 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 signifi cantly 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 signifi cantly increase
environmental impacts beyond levels identifi ed 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 fi ndings which document their consistency with the sections above. For Minor Amendments, the
Community Development Director shall include the fi ndings in a letter of approval, a copy of which is to be kept on fi le 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
benefi t to neighborhoods within the WRSP.
• The proposed amendment will not result in any
unmitigated impact to adjacent properties.
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• The proposed amendment will enable the delivery
of services and public facilities to the population
within the WRSP.

9.7 Subsequent
Entitlements
The WRSP sets in place the vision and approach to
development of the property within the WRSP. As a part of implementing the WRSP vision, additional entitlements are required. Some of these may be processed in conjunction with the WRSP, but most will likely follow the adoption of the WRSP. The entitlement approvals anticipated to be granted by the City of American Canyon subsequent to adoption
of the WRSP are described below. The City’s process for these entitlements will apply.

9.7.1 MAPPING AND DESIGN PERMITS

9.7.1.1 SUBDIVISION MAPS
Development proposals requiring division of property will require the fi ling 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 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 fi nal
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 fi nal maps may be fi led 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 specifi ed 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&G
Area. The Design Permit will include all that area defi ned as NVR&G 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
NVR&G by phase as refl ected in Figure 9.2.

9.7.1.4 CONDITIONAL USE PERMITS
Uses defi ned as conditional uses under each of the land use categories within the WRSP 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 fi ndings set forth in

19.42.020 (D).

9.7.1.5 OTHER APPROVALS
Other approvals as may be required by the City of American Canyon and any other public agency having legal jurisdiction regarding development and use of property within the
WRSP (e.g., fi nal map approvals, execution of subdivision improvement agreements, building permits, certifi cates of occupancy, etc.).

9.7.2 ENVIRONMENTAL REVIEW/CEQA

EXEMPTION
In advance of adopting this WRSP, the City of American City Council Certifi ed an Environmental Impact Report (EIR) 260
WATSON RANCH SPECIFIC PLAN CHAPTER 9 - IMPLEMENTATION | 145 OCTOBER 2018
evaluating the signifi cant 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 certifi ed 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 specifi ed 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 certifi ed in accordance with the provisions of Division 13 (commencing with Section 21000) of the Public Resources Code. After a supplemental environmental impact report is certifi ed, the exemption specifi ed in this subdivision applies to projects undertaken pursuant to the specifi c plan”.

A large portion of the WRSP involves residential
neighborhoods that will be eligible for the exemption from CEQA under this provision.

As specifi c 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 fl exibility 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. Additionally the area density resulting from unit transfers shall not exceed the maximum allowable density for each residential Land Use-Zoning
category specified in the WRSP. The number of units in
each land use category (MDR-12, MDR-16, HDR) as
defined by WRSP (see Table 4.1a) 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&G) 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 of individual ownership.

Unit transfers must not result in impacts beyond those
identified in the WRSP Environmental Impact Report.
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APPENDIX A DESIGN GUIDELINES
A.1 Purpose and Intent of the Design Guidelines
The Watson Ranch Specifi c Plan (WRSP) design guidelines seek to create a unique, memorable identity to reinforce the City of American Canyon as a destination within Napa County.

This design direction utilizes simple forms with an architectural palette appropriate to wine country living. The design guidelines are statements that describe the desired visual character within the WRSP. They are working tools that implement the Vision and Design Strategy provided in Chapter 4. The design guidelines address issues that are primarily aesthetic in nature.

The design guidelines establish a range of encouraged design approaches while allowing for fl exibility and innovation.

The design guidelines are designed to provide the City of American Canyon with the necessary assurance that the WRSP Area will develop in accordance with the quality and character proposed herein; and to provide guidance to City staff, the Planning Commission, and the City Council in the review of future development projects in the WRSP Area.

The design guidelines address each land use; Napa Valley Ruins & Gardens (NVR&G), HDR, MDR and LDR Residential, Parks, and Open Space; and general categories of community monumentation, as well as walls and fencing. The intent of the design guidelines is to encourage innovative, quality design for all areas of the WRSP Area.

Per City of American Canyon Code, all development proposals must be reviewed by the Planning Commission. Any changes to a building and/or facade for any land use submitted after Planning Commission approval should be reviewed and approved administratively by the planning director or the designee. Should they deem that there has been too great a modifi cation to the plans previously recommended for approval by the Planning Commission and approved by City Council, then the particular building elevations shall be re-submitted for review and approval.

A.2 Sustainability Design Guidelines
The sustainability of a community depends on creating and maintaining its economic and environmental health. It is important that for communities to be successful, they develop principles and a collective vision for the future that applies an integrative approach to environmental, economic, and social goals. The WRSP aims to achieve a high level of sustainability incorporating a three tier approach to sustainability through an effective management of resources at all levels of planning, design, and construction .

TIER 1 DESIGN GUIDELINES
The fi rst 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, confi guration, 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 infl uences community capacity to sustain itself into the future. The sustainability design guidelines used in the overall planning of the WRSP Area include:
• Vehicle miles travelled should be reduced through the provision of a mixed-use community that accommodates a wide range of uses.
• A wide range of housing types should be provided that allow for varied housing opportunities. • Non-vehicular circulation should be emphasized through the creation of compact, interconnected walkable blocks. • A healthy lifestyle should be promoted through an integrated system of trails and pedestrian connections. 263
148 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN OCTOBER 2018
• 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&G should be reused where possible.
• Features such as electric charging stations and
solar panels should be provided at key community
destinations.
• Wherever applicable, the project shall promote
community-wide awareness on sustainability through
outreach and education. Awareness techniques may
include, but not be limited to LEED certifi ed buildings incorporating signage on the sustainable design
features on the built environment, landscape signage
educating the community on sustainability techniques in the natural environment, and community-wide classes
and seminars to make the residents aware of what they
can do to help.
• Incorporate horizontal mixed-use into the community to create a walkable, pedestrian friendly community with
less need for automobiles.
• If possible, accommodate a public transit stop centrally located near the core activity hub.

These could include, but not limited to:
• High Performance Attics;
o High Performance Walls;
o High Performance HVAC Systems
o High Performance Windows;
o Tankless Water heaters; and
o Cooling Ventilation and house fans;
• Consider incorporating a “cool roof” which reduces the amount of heat conducted to the building. This can be
achieved by using highly refl ective or “cool color” roofi ng products.
• Outdoor lighting should incorporate fi xtures 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, specifi cally LEED
certifi ed buildings.
• Homebuilders providing buyers with a system option
for the homes to include photovoltaic (solar) and solar water-heating systems. Being solar-ready may include:
o Having a designated solar zone
o Adequate electric capacity
o Designated conduit and plumbing paths
• Commercial parking incorporating photovoltaic (solar) panels over the parking, or solar turbines located on the light poles to harvest energy.

TIER 3 DESIGN GUIDELINES
The third tier involves a commitment to sustainable
landscape techniques. The desire to create community in accordance with green building principles infl uences the decisions regarding the landscape design, recreational
programming, and physical layout of each development
area. The sustainable landscape techniques that may be
used include:
264
WATSON RANCH SPECIFIC PLAN APPENDIX A - DESIGN GUIDELINES | 149 OCTOBER 2018
• 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 fl ora and fauna.
• Recycled water for landscape should be considered to
reduce the consumption and demand of potable water.
• Pursuant to Zoning Ordinance Chapter 19.22.040 no
turf is permitted in front yards and in other areas turf areas should be minimized.
• Low impact development principles should be
implemented to reduce the impact of the development
on the natural environment.
• Incorporate infi ltration 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 Effi cient Landscape Ordinance (MWELO)
into the design.

A.2.1 SUSTAINABLE LANDSCAPE
Sustainable landscape practices proposed for the WRSP
Area may include Low Impact Development techniques,
innovative irrigation technologies and water conservation, drought-tolerant landscape, and energy conservation.

A.2.1.1 LOW IMPACT DEVELOPMENT (LID)

LANDSCAPE
The term LID refers to storm water management techniques that use vegetation and open space to optimize natural
hydrologic processes and reduce stormwater runoff.

Areas incorporated within the WRSP Area that provide
treatment include, NVR&G, parks, community gardens,
detention basins and open space. All project areas should incorporate the following sustainable landscape practices; • Large canopy street trees should be used wherever
appropriate to intercept rainwater, encourage root
uptake, and facilitate evapotranspiration.
• Bio-retention systems in conjunction with vegetated
swales should be incorporated where appropriate in
open space and other landscape areas.
• Where space allows, residential areas should include
landscape treatments that provide on-lot detention,
fi ltering of rainwater, and groundwater recharge.
• Where suitable, permeable surfaces such as unit
pavers, turf block, gravel and permeable concrete,
should be used in place of paving;
• Tree and plant species for bio-retention and bio-swale areas should be selected from the approved plant
palette shown in Appendix A.

A.2.1.2 IRRIGATION AND WATER

CONSERVATION
Irrigation systems should be designed to conserve water resources by effi ciently and uniformly distributing water.

Less watering, fertilizing, and chemical control required for landscape design reduces the need for irrigation and associated water use.
• Irrigation design should follow California Department of Water Resources ordinances, Napa County Water
Ordinances and tailored to the climate of American
Canyon.
• Irrigation should be provided for plant establishment. • All public areas, rights-of-way, and community
landscaping should have an automatic irrigation
system.
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150 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN OCTOBER 2018
• Use of low volume spray heads and drip irrigation
systems should be maximized.
• New irrigation techniques and drip irrigation systems should be used for effi cient delivery of water.
• Irrigation design should accommodate hydrozones
accordingly, separating high, medium and low wateruse plants. • Automatic irrigation systems should include a rain
shutoff valve or weather based control system.
• Shrubs and trees should be irrigated with a drip system or MPR heads to provide deeper, more even watering
and promote water conservation.
• Irrigation controls should be screened from view from the street by landscaping or attractive site materials. • Soils should be mulched with 3 inches of organic
material to reduce evaporation, keep the soil
temperature even, and control weeds.

A.2.1.3 DROUGHT TOLERANT LANDSCAPE
• Plant selection should emphasize the use of native,
drought-tolerant, long-lived, pest-resistant plant
species that are well adapted to the climatic and soils conditions of the site.
• Turf should be limited to parks or other active uses and high visibility areas as allowable.
• Low groundcover and drought tolerant grasses should
be used as an alternative to turf wherever possible.
• Sustainable maintenance techniques should be used
through the use of organic fertilizers and weed/pest
control products through literature provided to future
residents, including local resources for procurement
of drought-tolerant plant materials.

A.2.1.4 ENERGY CONSERVATION
• Planting design should consider location and
orientation when adjacent to buildings to maximize
solar orientation and reduce building heating and
cooling.
• Landscape around buildings should be designed
to provide shading in the summer months and solar
access during the winter.
• Energy-effi cient landscaping techniques are
encouraged such as use of local materials, and onsite composting, to reduce green waste hauling.

A.3 Landscape Strategy
The landscape design for the WRSP Area emphasizes
drought-tolerant, native and edible landscaping and
provides abundant trees for beauty, defi nition of spaces, habitat enhancement, and comfortable & healthy community in American Canyon. Attractive and shaded streets, parks, community gardens, buffers, and trails will establish strong community character and quality living environments, both in the near future and in the long term. In addition, the WRSP incorporates green infrastructure or low impact
development landscape practices.

Native, drought tolerant landscaping Drought tolerant landscaping 266
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A.3.1 OVERALL LANDSCAPE DESIGN

GUIDELINES
The following design guidelines pertain to all initial planting within the WRSP Area. As applicable, landscaping within the WRSP Area will be subject to any special requirements identifi ed by soils or inherent drainage conditions.
• Plant materials should be selected from the plant
palettes in Appendix A, with an emphasis on native and
adaptive plants, where appropriate.
• Substitutions or additions may be considered based on the suitability of the species in terms of similarity of form, adaptability, tolerance to site soils, climatic conditions or water quality, or other pertinent characteristics.
• The plant list is not intended to be exhaustive but to provide a clear guide for selection.
• Additional plants may be used that are compatible
with this list and are consistent with the intent of these Guidelines.
• Plant selection should emphasize the use of droughttolerant, long-lived plant species that are well adapted to the climatic and soils conditions of the site.
• Planting design should consider year-round interest
and seasonal character through the careful use of
fl ower, leaf color and texture.
• Landscape design should provide effective screening of parking areas, retaining walls, utility enclosures, utility cabinets, service areas, or transportation corridors to reduce negative visual impacts.
• Screening landscape should incorporate evergreen
plant species in order to maintain year-round leaf cover. • Plant selection should avoid the use of tree species
with invasive root systems near utility lines and paving and avoid the use of non-native, invasive species that
may spread into open space areas.
• Street trees should be placed in parkway strips between the curb and sidewalk, with drought tolerant shrub and
ground cover plantings to encourage sidewalk use.
• Pedestrian trails or walkways with ornamental plantings may provide enhanced landscape within the various
neighborhood communities.
• Landscaping is required where development is visible
from major public roadways and public facilities
including trails.
• Tree planting location and species should consider the need to preserve solar access, views, and fi re safety
requirements.
• All plants should be carefully selected to avoid toxic species that could be harmful to children or cause
allergic reactions.
• Landscape plans for all areas where the developer is
required to install landscaping should be prepared by a landscape architect registered to practice in the State of California.

Edible Landscape Community Garden
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A.3.2 COMMUNITY GARDENS AND EDIBLE

LANDSCAPE
The use of edible landscaping will be important in expressing the healthy living theme of the WRSP Area. In addition to NVR&G and neighborhood gardens, edible landscaping
may be used almost anywhere in commercial and residential sites, trails, parks, and other open spaces so that residents can enjoy the benefi ts of edible plants integrated into their daily lives.
• Planting should combine non-edible and edible
species such as combinations of fruit and nut trees,
berry bushes, vegetables, herbs, edible fl owers, and
ornamental plants.
• Edible landscape designs should resemble an
ornamental garden and create balance, unity, rhythm,
interconnection, and pattern in the landscape while
integrating a host of food-producing plants into the
design.
• Fruit-bearing trees, if used, should be planted to not overhang paved areas or trails.
• Landscape design should emphasize the use of nectarproducing and fl owering plants that supply food, shelter, and breeding habitat for benefi cial insects that pollinate edible crops and control pests.
• Gardens for butterfl ies, hummingbirds, and native bees should be used.
• Climbing vines such as grape and kiwi should be used
for arbors, pergolas, fence lines, or trellises.

A.4 Residential Design
Guidelines
While a well-organized land use and circulation plan is important, it does not create a pleasant and memorable
community. Identity deals with the perception of the
community as we experience it, not in plan form or from an airplane. The intent of the residential Design Guidelines is to craft architectural forms that create visually appealing neighborhoods.

A.4.1 NEIGHBORHOOD CHARACTER DESIGN

GUIDELINES
Neighborhood character is based upon a combination or
circulation patterns, architecture, and landscape forms.

The following guidelines should be considered during the neighborhood design process.
• Open ended cul-de-sacs should be utilized where
practical.
• Long stretches of homes should not back onto streets
or open space amenities such as parks and paseos.

Where homes back onto open space amenities, open
view fencing should be used.
• Inappropriate street termination points such as a
bedroom window or an alley should be avoided.

A.4.2 ARCHITECTURAL CHARACTER
Building on the character of the NVR&G, residential
architecture should be form based and equally reserved
Suffi ciently sized front porches to encourage use Distinct, visible balconies Signature detailing 268
WATSON RANCH SPECIFIC PLAN APPENDIX A - DESIGN GUIDELINES | 153 OCTOBER 2018
in the use of ornamentation. Materials such as smooth
stucco, wood, and metal roofi ng should be used. Detailing should be of wood and metal. A mix of rich but muted colors with bold accents can provide vibrancy to a streetscape.

Form-based architecture should result in simple structures where gable and shed roofs with tower elements should
be used as accents and focal points.

A.4.2.1 CREATE VARIETY ALONG THE

STREETSCAPE
Creating building relationships and massing that
demonstrate variety and individuality will add to the sense of place.
• There may be a mix of two and three story homes
within the community.
• Unvarying repetitive facades that present a monolithic development should be avoided.
• Where practical, windows should be placed to
minimize privacy confl icts.
• Visual interest in the streetscape should be created
through building articulation and a variety of forms
between buildings.
• There should be varied wall plane lines.
• There should be publicly visible balconies, veranda,
porches, and arcades.
• Front porches should be suffi ciently sized to be usable. • There should not be repetitive, unarticulated building forms.
• Unarticulated roof forms should not be set on a
constant wall plate height.

Appropriate use of accent material to create a signature architecture style Stucco fi nish with metal roof Appropriate change of materials to accent design intent Smooth stucco fi nish with accent material 269
154 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN OCTOBER 2018
A.4.2.2 PUBLICLY VISIBLE FACADES
Equal concern should be given to side elevations on corner lots and rear elevations where visible to the public. There should be articulation and relief on these “public” faces. • The “wrapping” of articulation, materials and
architectural details on the sides and rears of homes
should present these sides to the public.
• Unadorned fl at side and rear elevations should not
face onto open space areas and public streets.
• Porch elements are encouraged to wrap the corner at
corner lots.
• Side elevations that face a public street should be
enhanced with additional windows, pop-outs or
bays, chimneys, stepped roofl ines or balconies as
appropriate.

A.4.2.3 MATERIALS AND DETAILING
Residential building materials should be appropriate to the community character:
• Signature detailing should establish the community’s
architectural character in form, color, and materials.
• Abruptly disharmonious and monolithic architectural
style, color, and material should not be used.
• Where buildings are predominantly stucco, they
should have as smooth a fi nish as practicable. Heavy
stucco textures are strongly discouraged.
• Siding materials including stucco, lap siding, board
and batton, corrugated steel.
• Accent materials include brick, stone, tile, wood trim, sills or headers, metal roofi ng, and wrought iron.
• Roofi ng materials should include dimensional
composite shingles and metal roofi ng.
• Half round gutters and round downspouts should be
used.
• Changes in materials should occur at inside corners
where the building plan changes direction, or where
they accent the design.
• Style “appliqué” details should be avoided.

A.4.2.4 ENTRANCES
Entries should be given special attention as a whole
system including the door, side windows, porch and entry wall.
• Entries should be inviting from the street.
• Adequate weather protection should be provided.
• Where homes occur on corners opportunities to wrap
the porch to the side should be explored.

A.4.2.5 REDUCING THE VISUAL IMPACT OF

STREET-FACING GARAGES
Where street facing garages occur on single family
detached homes, lessening the impact of garage doors on the streetscape is important in the creation of pedestrian oriented neighborhoods
• Driveway pavement should be reduced to the minimum
functional width.
• Living space or architectural elements should be
forward of the garage doors.
• Sectional garage doors should have appropriate panel
detailing and window panels, and be recessed into the
building plane.

A.4.3 RESIDENTIAL LANDSCAPE GUIDELINES
Each Neighborhood should further support the community
theme by providing private landscapes that connect and
blend into the larger setting and character of the WRSP Area. Private landscapes include all private front yard landscapes and any residential common area landscapes
such as those landscapes included as part of a Homeowner Association. Private landscapes should contain a pleasing mix of Neighborhood Identity plants as identifi ed at the end of this section.

The predominant ground plane in each lot shall be planted with groundcovers, turf or shrubs to maintain an open
character and view corridors throughout the community
while providing neighborhood identity. The use of turf in the front yard is strongly discouraged.

Maintenance of residential landscape beyond the
establishment period shall be the responsibility of the Homeowner, to the extent that it occurs within the legal property of each lot; except for certain easement areas on lots where the landscape will be established and
maintained by an HOA.
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A.4.3.1 WALLS AND FENCING
Fences and walls should be built according to the design criteria and be of the materials indicated in these Design Guidelines. Retaining walls over eighteen (18) inches in height should be of masonry or poured in place concrete construction, and any retaining wall over three (3) feet shall not be installed without structural calculations developed by a structural engineer. All wall locations, heights, and fi nishes shall require approval of the City of American Canyon.

Fencing and walls at property lines, and between
neighborhoods and adjacent to land uses are highly visible and are a major component of the visual landscape. The
goal of fencing and walls in the WRSP Area is to maintain an open park setting that unites and blends private
landscape with the lake, parks, open spaces and urban
areas while providing a sense of privacy and security to homeowners with sound attenuation.

A.4.3.2 RESIDENTIAL LANDSCAPE GRADING

AND DRAINAGE
All site surface drainage from private landscapes should be conducted to a storm water quality treatment system
by the Builder.

Mounding and earth berms are discouraged as part of
Private Landscape design.

A.4.3.3 RESIDENTIAL LANDSCAPE

IRRIGATION
The WRSP is committed to water conservation and
the effi cient use of water through innovative and
accepted irrigation practices. Irrigation designers
shall use current water use guidelines and tables,
state-of-the-art irrigation equipment, and automatic
controllers capable of multiple programming.
• Drip irrigation is encouraged particularly in
small planting areas.
• Overhead irrigation systems may be used in
larger planting areas.
• Overspray onto paving, fences or walls should
be avoided and soil erosion shall 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 be avoided and soil erosion should
be minimized by the use of in-line or in-head
check valves.
• All valves and equipment should be located
adjacent to buildings where feasible and
visually screened from public view.
• No irrigation equipment should be located in
such a way so as to create a safety hazard to
persons or property.

Variety of shrubbery Appropriate landscaping adjacent to sidewalks 271
156 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN OCTOBER 2018
• Operating manual and scheduling charts should be
provided to all Homeowners, Maintenance Companies,
Associations, or Agencies.
• As-built plans should be prepared and provided for
any Common Area Systems, such as may be used in
HOA or LLD jurisdictions.

A.4.3.4 RESIDENTIAL LANDSCAPE PLANTING
DESIGN
Planting layout and design should be conducted with
knowledge of plant material habits and varieties as a guide for proper spacing and combinations. The ultimate size
and growth speed of plant materials should be considered to achieve an interesting, diverse landscape effect.
• Residential Local Street trees should be chosen from
the appropriate Neighborhood Local Residential
Street Tree Lists.

A.4.3.5 PRIVATE COMMON AREA

LANDSCAPES RESIDENTIAL
Private Common Area Landscapes surrounding highdensity housing or alley-loaded units will be determined by the Developer/Builder and should exhibit the landscape characteristics of the Neighborhood in which it is located.

Planting materials should follow the same criteria and
Neighborhood Identity Plant lists.

A.4.4 RESIDENTIAL STREET LANDSCAPING
The overall landscape design concept for public streets is to create a distinct village by blending public and private landscapes and refl ecting historic materials and styles found in the region. The landscape should also mirror the organizing elements of surrounding rural and agricultural landscapes and emphasize connections between
residential neighborhoods, using California adapted plant species that provide scale, color and seasonal interest. • All ‘ground plane’ landscape materials including
shrubs, groundcovers and turf should conform to the
City of American Canyon.
• Groundcover should be used in parkways on loop
parkways, collectors, enhanced locals, or residential
locals per the City of American Canyon.
• Any trees planted in parkways should be irrigated
separately from groundcovers and shrubs with
approved tree bubblers.
• Turf should not be allowed in medians or parkways.
• Project walls and private yard fences should be
landscaped with varying heights of plant materials and
a variety of vines within the right-or-way to provide a pleasing appearance along the streetscape.
• In areas where adjacent parking lots are planned, a
minimum planting screen with a minimum height of
30 inches and a maximum height of 36 inches should
be designed through the use of shrubbery, landscape
berming, low walls, or a combination of these elements. • All streets should have continuous street tree planting located within parkways and medians.
• The street tree canopy should provide a sense of
enclosure, shade and separation of pedestrian and
vehicular uses.
• Street tree planting of Arterial Roads and Collector
Roads should provide continuity and orientation
Drought tolerant landscaping Residential landscaping
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PLANT COMMUNITY

BOTANICAL NAME COMMON NAME

RESIDENTIAL NEIGHBORHOODNEIGHBORHOOD PARKSPARKS & OPEN SPACEOPEN SPACE BUFFERSQUARRY LAKE PARKNAPA VALEY RUINS & GARDENSEDIBLELOW WATER USE TREES
Arbutus 'Marina' NCN
Arbutus unedo Strawberry Tree
Betula pendula European White Birch
Camellia Camellia
Carpinus fastigiata European Hornbeam
Cedrus deodara Deodar Cedar
Cercis canadensis Eastern Redbud
Citrus sp. Orange/Kumquat
Cupressus sempervirens Italian Cypress
Eriobotrya deflexa Bronze Loquat
Gingko biloba Mainden Hair Tree
Lagerstroemia faurei Crape Myrtle
Laurus nobilis 'saratoga' Grecian Laurel
Liquidamber styraciflua 'festival' American Sweetgum
Magnolia 'St. Mary's' Magnolia
Malus sp. Apple
Maytenus boaria Mayten Tree
Melaleuca sp. Paper Leaf Tree
Melaleuca quinquenervia NCN
Olea europaea Olive
Palm trees Palms
Pistacia chinensis Chinese Pistache
Pinus eldarica Japanese Black Pine
Pinus pinea Italian Stone Pine
Platanus acerifolia 'Columbia' London Plane Tree
Populus nigra 'Italica' Lombardy Poplar
Prunus sp. Cherry/Plum
Prunus sargenti 'columnaris' Sargent's Cherry
Punica granatum Pomegranate
Pyrus calleryana 'Chanticleer' Flowering Pear
Pyrus calleryana 'Bradford' Flowering Pear
Quercus agrifolia Coast Live Oak
Quercus lobata Valley Oak
Quercus virginiana Southern Live Oak
Tilia cordata Little Leaf Tilden
Ulmus parvifolia 'True green' Chinese Elm
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SHRUBS
Abelia x grandiflora Dwarf Abelia
Arbutus unedo Strawberry Tree
Aloe spp. Aloe
Arctostaphylos spp. Manzanita
Artemisia 'Powis Castle' NCN
Camellia spp. Camellia
Ceanothus spp. Wild Lilac
Chondropetalum spp. Cape Rush
Cuphea hyssopifolia juncus spp. Rush
Cyanara cardunculus var. scolymus Globe Artichoke
Dietes spp. Fortnight Lily
Feijoa sellowiana Pineapple Guava
Grevillea canberra 'Noellii' NCN
Hemerocallis spp. Evergreen Daylily
Lavandula spp. Lavender
Leucophyllum spp. Texas Ranger
Myrtus communis Myrtle
Nandina domestica 'Compacta' Dwarf Heavenly Bamboo
Osmanthus fragrans Sweet Olive
Penstemon spectabilis Showy Penstemon
Perovskia atriplicifolia Russian Sage
Phlomis fruticosa Jerusalem Sage
Phormium spp. New Zealand Flax
Potentilla spp. Cinquefoil
Prunus virginiana Chokecherry
Punica granatum Non-Fruiting Pomegranate
Rhamnus spp. Coffee Bush
Rhaphiolepis indica Indian Hawthorn
Ribes spp. Currant
Rosa spp. Rose
Rosmarinus spp. Rosemary
Rubus fruticosus 'Triple Crown' Thornless Blackberry
Salvia spp. Sage
Salvia leucantha Mexican Bush Sage
Santolina spp. Lavender Cotton
Vaccinum ovatum Evergreen Huckleberry
Viburnum spp. Viburnum
Westringia fruticosa Coast Rosemary
Woodluardia spp. Giant Chain Fern
VINES
Actinidia deliciosa Kiwifruit
Campis radicans Trumpet Vine
Distictis buccinatoria Blood Red Trumpet Vine
Gelsemium sempervirens Carolina Jasmine
Jasminum polyanthum Pink Jasmine
Parthenocissus tricuspidata Boston Ivy
Passiflora edulis 'Maypop' Passion fruit
Vitis spp. Grape
Wisteria spp. Wisteria
274
WATSON RANCH SPECIFIC PLAN APPENDIX A - DESIGN GUIDELINES | 159 OCTOBER 2018

GROUNDCOVER
Abelia Prostrate Form NCN
Arctostaphylos spp. Prostrate Manzanita
Ceanothus spp. Prostrate Wild Lilac
Coprosma spp. Coprosma
Cotoneaster spp. Cotoneaster
Fragaria chiloensis Wild Strawberry
Fragaria x ananassa Garden Strawberry
Juniperus spp.. Juniper
Lantana montevidensis Lantana
Myoporum parvifolium NCN
Rosa spp. Groundcover Rose
Rosmarinus spp. Rosemary
Salvia spp. Sage
Tuecrium spp. Germander
Thymus spp. Thyme
Trachelospermum asiaticum Jasmine
Verbena spp. NCN

GRASSES
Acorus spp. Forest Grass
Carex spp. Sedge
Eleocharis spp. Spike Rush
Festuca spp. Fescue
Juncus spp. Rush
Leymus spp. Wild Rye
Miscanthus spp. Eulalia Grass
Muhlenbergia capillaris Hairy Awn
Pennisetum spp. Fountain Grass
TURF
Fescue Turf Fescue
Festuca rubra No-Mow Fescue
275
160 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN OCTOBER 2018
throughout the community.
• Specifi c tree species and tree spacing should conform to the specifi c guidelines described in this section.
• Street tree planting on enhanced local roads and local residential roads should be designed to encourage
pedestrian use, shorten the perception of walking
distances and provide shade and seasonal interest.
• All street trees located within fi ve feet (5’) of any paving or utilities should be provided with root barriers as approved by the City of American Canyon.
• All street trees should be planted from minimum 15
gallon box containers.
• The ground plane in the parkways on Collector Streets should have irrigation systems separating planter
zones from the tree zones
• The planting area between the back of sidewalk and
the right-of-way on Collector Streets should be planted with a combination of shrubs and groundcovers
according to the adjacent land use and the presence
of walls.
• All street trees planted in the right-of-way or adjacent easement on Local Streets should be from 15 gallon
box containers and planted a minimum of 30’ on center
in single straight rows in the parkway.
• Community entry nodes should be enhanced with
accent trees and shrubs to further defi ne and enhance
vehicular and pedestrian circulation.
• Parkways along Residential Local Streets should be
groundcover as approved by the City of American
Canyon with street trees from the approved list at the
end of this section.
• Each street tree in the parkways should have irrigation systems separating planting area zones from the tree
zones.
• Street trees on Residential Local Streets should be a minimum 15 gallon box container size, have a caliper
of not less than 1-1/2 inches and have a minimum
crown size of three feet in diameter per the City of
American Canyon.
• All proposed street trees and designs should be based on most currently available guidelines and approved
lists form the City of American Canyon.
• Lists of Residential Local Street trees for use in each of the neighborhoods are provided at the end of this
section.

A.4.5 RESIDENTIAL LIGHTING GUIDELINES
The goal for the site lighting design is to provide
a comfortable level of illumination that meets the
community’s needs for orientation and safety in a way that complements the aesthetic qualities of the architecture and surrounding environment. A family of light fi xtures is selected for the development that recognize the different qualities of the land uses while creating a consistent
design theme throughout the community. The quality of
the light fi xtures, the lighting intensity, and source controls provide criteria that will establish a high quality experience to this important aspect of design.
• High effi ciency fi xtures and sophisticated optics should be used to direct light where it is needed without
creating excessive glare.
• Long lasting LED lamps should be used to minimize
energy use and lamp replacement.
• Lights should be placed where they are needed
for specifi c uses, rather than a continuous footcandle requirement across the site, allowing for the appreciation of the dark sky in the residential
neighborhoods.
• To preserve the quality of a dark sky at night, high
intensity light fi xtures should include a shielded light source that reduces the view to the light source.
• Pole lights are proposed for the lighting of the streets in the neighborhoods. The fi xtures should have a
shielded light source, with optics that direct the light down to the ground so that the light source is not
visible outside of the light distribution area.
• Street identifi cation signs and traffi c control signs should be mounted on light poles to integrate these
elements into the design and minimize the number of
poles at intersections.
• Pole lights used for residential streets should be
placed in parks to preserve the quality of the overall
community.
• Low intensity lighting in some of the park spaces
should be used to provide orientation and a sense of
security.
• Pole lighting should be used along the multi-purpose
276
WATSON RANCH SPECIFIC PLAN APPENDIX A - DESIGN GUIDELINES | 161 OCTOBER 2018
path throughout the community to encourage use of
this amenity into the evening.
• Lighting should provide an even distribution of light that minimizes glare.
• No direct view to light sources should be visible from off site.
• Where lighting is provided, fi xtures should utilize
house side shields and cut-off optics to reduce light
spill over the property line.
• Pedestrian pole light fi xture locations should not
confl ict with the pattern of tree planting along the
roads and parking lots.
• Pole-mounted lights should be used sparingly in the
Civic Park Plaza and the use of illumination encouraged for pedestrian circulation and less ambient light at
night.
• Illuminated bollards should be used primarily along
pedestrian pathways to encourage evening strolls.
• Accent lighting should also be used sparingly and
primarily for the use of highlighting nodes or destination spaces.

A.4.6 RESIDENTIAL MAILBOX DESIGN

GUIDELINES
• Mailbox materials should be consistent with
architectural theme.
• Multibox stations should be designed to replicate
architectural details and colors.

A.5 Napa Valley Ruins &
Gardens Design Guidelines
The mixed-use NVR&G is a unique area made up of
several different uses including retail, residential, offi ce, commercial, visitor service including hotel and events
center, entertainment, recreation, civic, and community facilities. This blending of uses creates an urban fabric with distinct, yet connected areas.

As the “heart” of the WRSP Area, the NVR&G creates the
hub of activity for the overall community. The quality of design is important to the perception of the Watson Ranch community. Architecture and landscaping should create a village atmosphere where people are comfortable to mix
and mingle and desire to return to over and over again.

A.5.1 COMMUNITY CHARACTER DESIGN

GUIDELINES
The NVR&G will create a strong focal point for the new
community. While having the fl exibility to be the setting for community gatherings and special events, the area
must also provide for comfortable, more intimate resting spaces. This is a place where all residents and visitors should feel comfortable whether they are a participant in an activity such as an art fair or street performance, or quietly sipping coffee, spending time with family, shopping, people watching or playing checkers.

A.5.1.1 THE PEDESTRIAN ENVIRONMENT
NVR&G should create an environment where people are
comfortable walking and spending time and incorporating the following Design Guidelines:

Linear outdoor seating, along sidewalks Enclosed outdoor seating, in a courtyard 277
162 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN OCTOBER 2018
furnishings should be in a similar family of style, color, and fi nish to create a refi ned and uncluttered appearance. • Seating areas should be created using benches,
chairs, seat walls, and steps and may include informal
seating on raised planters, steps, and benches cast
into the plaza areas.
• Newspaper racks should be of one cohesive design
and integrated into the landscape design.
• Bicycle parking should be integrated into the landscape design to place these elements in a discrete manner,
or be of unique design as public art.
• Bollards may be placed to provide separation from
autos at pedestrian crossings.
• Trash and ash receptacles should be placed at
convenient locations.

Various decorative paving material should be incorporated into the design.
• Locations include pedestrian crosswalks, prominent
pedestrian intersections, building entries, gateways,
social activity areas and other focal points.
• Paving materials should complement adjacent
architecture.

A.5.2 NVR&G ARCHITECTURAL DESIGN

GUIDELINES
The architectural character of the NVR&G is intended to create a unique and memorable place within the City of
American Canyon and the region. The aesthetic draws
• Provide for a mix of sizes of businesses that creates a pedestrian friendly atmosphere.
• Create strong pedestrian links to the rest of the WRSP Area.
• Provide unique and pedestrian scaled lighting fi xtures. • Trellis, awnings and other weather protection devices are encouraged.
• Signifi cant intersections should be highlighted with bollards, street furniture, special paving, accent trees and opportunities for monumentation or public art.

Outdoor seating areas should be provided to create
gathering places for residents and visitors in order to enhance a village atmosphere.
• Focal points should be created with features such as
signature landscaping, fountains, outdoor performance
areas, or opportunities for public art.
• A generous amount of outdoor seating should be
provided and should include both sunny and sheltered
areas.
• Both hard surface and planted areas should be
incorporated into the design.
• Existing concrete plinths should be investigated for
inclusion in the design as seating elements.

The pedestrian linkages are an important feature of the mixed-use environment. These areas are furnished
with enriched materials and furnishings that create a
comfortable, convenient, and entertaining experience.

With the exception of features created as public art, the Buildings relate to the street Distinct but related forms and material use to create a sense of place 278
WATSON RANCH SPECIFIC PLAN APPENDIX A - DESIGN GUIDELINES | 163 OCTOBER 2018
from the visual strength and simplicity of the concrete ruins as well as from the vineyard heritage of Napa County.

Even though the ruins are over 100 years old, their simple shapes form a very contemporary backdrop for the
community.

A.5.2.1 BUILDING ENTRANCES
• Buildings shall be oriented to face streets or other
public spaces.
• Entrances should be well marked, articulated, and
oriented to streets and open space.
• Entrances should provide opportunities to create unique addresses along the street through use of elements such as distinctive form, detail, materials, color, ornament, lighting and signage.
• Street addresses should be clearly displayed and must comply with applicable sign regulations (see Section

6.5 for signage regulations).
• Entrances to uses above the ground fl oor should be
identifi able as building entrances.
• The design of a secondary side or rear entry should be architecturally related to the front entry and enhanced with detailing, trim, and fi nish consistent with the
character of the building.

A.5.2.2 MASSING AND FORM
• Roofs should match the building in terms of style,
detailing and materials and should contribute expressive and interesting forms that add to the overall character of its environment.
• The location, spacing, materials, and colors of
downspouts, gutters, scuppers, and other roof
drainage components should be incorporated into
the architectural composition of the façade and roof.

Downspouts should be concealed within walls or
located to harmonize with window spacing and façade
composition.
• Any mechanical penthouses and stair towers should
appear as integrated building forms and shall be
structures that complement the design of the building
through the use of similar materials, colors, fi nishes and architectural details.
• Rooftop equipment should be located away from the
street edge and/or screened so that it is not visible
from streets or other public spaces. Screening should
complement the design of the building through the use
of similar materials, colors, fi nishes and architectural details and appears to be an integral part of the
building’s form.
• Attached equipment such as solar collector panels,
antennas, satellite dishes, etc. should be integrated
into the project architecture or screened from view.

The main area of the ruins creates a series of cloisters.

New buildings within the cloisters of the ruins should have a contemporary aesthetic.
• Any building within the southern cloister should have a prominent roof shape that pays homage to the roof
structure on the round building. This bold form would
create a focal point within the ruins complex.

Use of trellis / awning to weather protection and to lend a pedestrian scale Long walls punctuated with 3 dimensional details to street level
279
164 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN OCTOBER 2018
• Architecture within the NVR&G should be form based,
and not rely on ornamentation.
• Building should have lines clean and shapes that
defi ne interior space.
• Commercial structures should have strong simple
forms that are made up of fairly monolithic materials
such as concrete and stucco.
• Wood and metal detailing should be used to soften
these simple forms.

The residential uses within the NVR&G should respect the same aesthetic. Town homes or condominiums should
create an urban streetscape. They should address the
street as row homes with front porches or stoops.

A.5.2.3 BUILDING FACADES FACING PUBLIC
SPACES
Public visible facades of all buildings should have the same level of articulation and quality of details and materials as the front of the building.
• Where long expanses of blank wall are unavoidable,
they should be articulated and softened with
3-dimensional details, planters, vines and other
landscaping.
• A composition of distinct but related forms should be used.
• Loading and service areas for commercial uses should
be integrated into the overall building composition.

Architecture and material of existing ruins set a precedent Strong simple concrete / stucco forms with wood and metal details Use of high quality material in public spaces
Simple, yet prominent roof forms as an architectural element. 280
WATSON RANCH SPECIFIC PLAN APPENDIX A - DESIGN GUIDELINES | 165 OCTOBER 2018
Facades facing public spaces with articulation Color and material relate to the context • Architectural enclosures should be designed as
integral elements of the building architecture
• Long unbroken forms and fl at planes are discouraged.

Buildings facades facing public spaces should incorporate 3-dimensional facade elements that lend a pedestrian
scale to the street level.
• Trellises or permanent awnings should be incorporated where appropriate for shade and weather protection.
• Arcades, wide overhangs, deep reveals, permanent
awnings, etc. should be used.

Roof design should be integral to the overall building
design.
• Parapets should screen rooftop mechanical equipment
from ground level view.
• Tower elements should be included at key locations to provide points of interest along the streetscape.
• Roofl ine variation should be created by differing plate heights.

A.5.2.4 BUILDING MATERIALS
Building materials should be appropriate to the community character and suited to commercial construction.
• Materials such as stucco, masonry, storefront glazing and well-detailed precast concrete should be used.
• Accent materials such as brick, stone, tile, and
anodized or painted metals should be used.

Materials refl ect the industrial history of the site
281
166 | APPENDIX A - DESIGN GUIDELINES WATSON RANCH SPECIFIC PLAN OCTOBER 2018
• Any changes in materials should occur at inside
corners where the building plane changes direction.
• Mirror glazing should not be used.
• Where used, stucco should have with as smooth
a fi nish as practicable. Heavy stucco textures are
discouraged.
• Accent materials include stone; tile; wood trim, sills or headers; metal roofi ng and wrought iron.
• Roofi ng materials include dimensional composite
shingles and metal roofi ng.
• Half round gutters and round downspouts should be
used.
• Changes in materials should occur at inside corners
where the building plan changes direction.
• Color and material changes should occur at inside
corners.
• Mirror and refl ective glass is discouraged.
• Vinyl and aluminum siding is discouraged.
• Brick, stone or other masonry should not “fl oat” above the ground plane, but must be detailed such that it can continue either to the ground or to a concrete shelf or edge in the foundation so that its “weight” is visually supported. Simulated fi nishes must be a level of quality to appear authentic.

A.5.3 NVR&G LANDSCAPE DESIGN

GUIDELINES
Landscaping of the NVR&G will draw heavily from classic images utilizing olive trees, Italian Cypress, lavenders, roses and a variety of ornamental grasses. The center
cloister should include unique paving materials specially selected to enhance the outdoor experience, along
with providing for formal functions. Shade tolerant plant materials should be encouraged for landscape planters
and interior low light situations. The central portion of the NVR&G should incorporate both soft surface materials
and unique organic paving, a formal fountain, and
formal planting areas to allow for large gatherings and functions. Around the perimeter of the ruins the planting concept should be reminiscent of an Italian hill town, with a variety of soft textures and fl owing landscape. Olive trees, ornamental grapes coexist with the stark lines and dramatic shapes of the ruins, softening edges and defi ning spaces.

A.5.3.1 NVR&G PLANTING DESIGN

GUIDELINES
• Olive trees, turf areas, and ornamental grasses
should dominate the landscape adjacent to the ruins
structures.
• Turf areas should foster outdoor spaces and gathering areas.
• Ornamental grasses should be used primarily to
convey informality and rustic charm.

Ornamental street perimeter that compliment the architectural style of the buildings 282
WATSON RANCH SPECIFIC PLAN APPENDIX A - DESIGN GUIDELINES | 167 OCTOBER 2018
• Understory planting should be primarily with
low-growing (+24”), drought tolerant, evergreen
groundcover or grasses.

A.5.4 NVR&G LIGHTING DESIGN GUIDELINES
These lighting design guidelines provide criteria that will provide a comfortable level of illumination that meets the community’s needs for orientation and safety in a way that complements the aesthetic qualities of the architecture and surrounding environment. A family of light fi xtures is selected for the development that recognize the different qualities of the land uses while creating a consistent
design theme throughout the community. The quality of
the light fi xtures, the lighting intensity and source controls provide criteria that will establish a high quality experience to this important aspect of design.

A.5.4.1 LIGHT FIXTURE DESIGN GUIDELINES
• High effi ciency fi xtures and sophisticated optics are encouraged to direct light where it is needed without
creating excessive glare.
• Long lasting high pressure sodium lamps are suggested to minimize energy use and lamp replacement.
• Lights are placed where they are needed for specifi c uses, rather than a continuous foot-candle requirement
across the site, allowing for the appreciation of the
dark sky in the residential neighborhoods.
• To preserve the quality of a dark sky at night, high
intensity light fi xtures should include a shielded light source that reduces the view to the light source.
• Olive trees should be planted in rows symbolic of
orchards in Italy and the Napa Valley.
• Lavenders, roses, and evergreen groundcovers
should be primarily used to enhance entries, highlight
sitting areas, and line walkways.

A.5.3.2 NVR&G STREET FURNITURE/

SEATING DESIGN GUIDELINES
Street furniture will add to the unique architectural
environment of the NVR&G.
• Street furniture should be designed to foster
comfortable, accessible, interactive public areas.
• Street furniture should be constructed of durable nonweathering materials utilizing recycled or eco-friendly materials where practical.
• Seating should be provided with a variety of furnishings such as benches, chairs, and low walls with landscape
features such as salvaged plinths.
• Other street furniture should include waste and
recycling receptacles, decorative planters and pottery, bicycle racks, fl ag poles, and drinking fountains.

A.5.3.3 NVR&G PARKING LOT LANDSCAPING

DESIGN GUIDELINES
• Landscaping for parking areas should include large
dome-shaped canopy trees to provide shade in hot
summer months while allowing winter sun exposure.
• Parking lot trees should have a root barriers.

Lighting integrated to the landscape to highlight gathering spaces Unique signage 283
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• Plazas and walkways should utilize a combination
of decorative pedestrian scale pole and illuminated
pedestal or bollard lights selected to complement the
architectural style of the buildings.
• Wall mounted fi xtures should be used where
appropriate on the building elevations to supplement
the pole lights and to complement the building
architecture and should be scaled appropriately.
• Arms for banners and fl ower baskets should be
provided in the main street and plaza areas to provide
seasonal decorative opportunities and add a festive
quality to the environment.
• Special lighting features to further animate the spaces encourage nighttime use. Ambient lighting such as
pole mounted low intensity “string of pearl” lights as
well as uplights and lanterns in trees are concepts that would be appropriate to create festive lighting.
• Wall mounted niche lights may also be used to provide indirect light sources to further articulate walls, steps, and signs within the plaza.

5.4.2 PARKING LOT LIGHTING DESIGN

GUIDELINES
• Parking lots should be lit with a high effi ciency pole fi xture to provide an even distribution of light while minimizing glare.
• Lamps combined with sophisticated optics and sharp
cut off features should be selected to direct all of the light to the ground.

5.4.3 RUINS LIGHTING DESIGN GUIDELINES
• Lighting for the ruins surrounding gardens should
include a unique monument pilaster light.

5.4.4 LANDSCAPE LIGHTING DESIGN

GUIDELINES
Landscape lighting is designed to contribute to the
extended daily use of mixed-use districts. Lighting helps to create welcoming visible spaces and accentuates
design features such as public art, concrete columns and pedestrian travel routes.
• Pole mounted lights should be used for socializing and active use areas.
• Illuminated bollards should be used for circulation and travel routes.
• Ambient lights should be uses for entries, steps, and tree up-lights.
• Landscape lighting for the NVR&G should be designed
primarily for accent purposes.
• Small accent lighting may be used for the up-light of trees, ambient light for specimen planting, building
edges, steps, and entries.

American Canyon City CouncilOctober 21, 2025

American Canyon City Council
October 21, 2025