Furthermore, the findings of this analysis were used to develop meaningful actions and metrics and milestones that promote inclusive communities, increase housing opportunities, and address racial/ethnic and economic disparities within the city.
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Table 4-14 Fair Housing Issues, Contributing Factors, and Meaningful Actions AFH Identified Fair
Housing Issue Contributing Factors Meaningful Actions
Outreach • Lack of language access • Provide housing resources in multiple languages on the City’s website.
Fair Housing Enforcement
and Outreach Capacity
• Lack of local private fair housing outreach
and enforcement
• Lack of local public fair housing
enforcement
• Participate in FHNV meetings, at least once annually, to coordinate regional responses to housing discrimination issues.
• At least once annually, obtain feedback through a multimedia campaign, including public surveys, focused discussions, and in-person to obtain public input and feedback on fair housing issues. • Work with the FHNV to conduct random testing at least once every five years. Specifically, with the release of the 2020 Census, determine the appropriate biases be tested in the city. • At least once a year during the 2023 – 2031 planning period, collaborate with FHNV to mutually resolve rent disputes and provide education to tenants and landlords on their rights. • Conduct at least one fair housing workshop annually with targeted populations, including mobilehome parks.
• Involve neighborhood groups and other community organizations when conducting outreach and education activities.
• Conduct an annual workshop and partner with local organizations including the Housing Authority and Fair Housing Napa Valley to present free homeownership education seminars in lower-income neighborhoods.
Disproportionate Housing
Needs and Disparities in
Access to Opportunity
Housing Cost
• Dominance of existing single-family housing
types, which are typically more expensive
than multi-family housing
• Location and type of existing affordable
housing, especially for extremely lowincome households • High rates of housing cost burden among
renter and owner-occupied households
• Increasing housing costs
• Cost of repairs or rehabilitation
Funding
• Shortage of public (local, state, or federal)
funds invested in the development of
affordable housing and social services
Land Use and Zoning
• Lack of supportive housing in communitybased settings • Limiting local land use policies
Housing Cost
• Support private programs for shared living that connect those with a home and are willing to share living accommodations with those that are seeking housing, particularly persons with disabilities, seniors, students, and single person households.
• At least once a year during the 2023 – 2031 planning period, review and propose updates to the City’s existing Inclusionary Zoning Ordinance.
• Provide rehabilitation financing assistance for at least 5 households annually during the 2023 – 2031 planning period.
• Develop a targeted program or enhance existing program and assist lower-income residents with affordable homeownership and rental opportunities.
Funding
• Seek funding opportunities to facilitate lower-income housing.
Land Use and Zoning
• Throughout the 2023 – 2031 planning period, evaluate and update existing zoning to ensure compliance with state-mandated streamlining requirements (ADUs, area planning, and objective design standards). • Invest and encourage outside investment in infrastructure improvements throughout the city, particularly to increase connectivity and fill gaps.
• Amend the standards for transitional housing in the Zoning Ordinance.
Alternative Modes of Transportation
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Housing Issue Contributing Factors Meaningful Actions
• Lack of services and accessible housing for
senior and disable residents
Alternative Modes of Transportation
• Limited options for alternative modes of
transportation
• Work with VineGo and American Canyon Transit to expand transit options in American Canyon, focusing on areas that are not within 0.5 miles of a transit stop. • Expand the bicycle and pedestrian infrastructure network throughout the city to expand bikability and walkability, especially near residential neighborhoods and commute corridors. • Provide support for the Napa-Sonoma ADU Center, which provides free education, outreach, and resources for homeowners interested in building ADUs.
• By 2031, update the City’s accessibility program with emphasis on improving access to public buildings, facilities and housing, and infrastructure improvements including sidewalks and pedestrian crossings to increase accessibility for all residents of the city, especially for persons with disabilities. 340
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TABLE OF CONTENTS
Chapter 4 Assessment of Fair Housing.............................................................1 Key Findings.....................................................................................................1 Introduction.....................................................................................................2 Fair Housing Resources ...................................................................................6 Segregation and Integration Patterns and Trends..........................................8 Disparities in Access to Opportunities ..........................................................39 Disproportionate Housing Needs..................................................................58 Contributing Factors......................................................................................75 Local Area Knowledge ...................................................................................77 Sites Inventory Analysis.................................................................................80 Fair Housing Priorities and Policies ...............................................................89 Table 4-1 Domains and List of Indicators for Opportunity Maps....................5 Table 4-2 Fair Housing Organizations Active in Napa County .........................6 Table 4-3 Fair Housing Complaints, 2017 to 2022 (American Canyon)...........8 Table 4-4 Racial/Ethnic Dissimilarity Trends (Napa County).........................11 Table 4-5 Tenure by Household Type and Presence of Children (Napa County) ..........................................................................................20 Table 4-6 Tenure by Household Type and Presence of Children (American Canyon)........................................................................21 Table 4-7 Housing Cost Burden of Lower-Income Households (2014- 2018)..............................................................................................60 Table 4-8 Housing Problems (Napa County) .................................................69 Table 4-9 Housing Problems (American Canyon)..........................................70 Table 4-10 Language Spoken at Home............................................................78 Table 4-11 Place of Birth (Foreign Born) .........................................................79 Table 4-12 Pipeline Projects by Opportunity Areas ........................................82 Table 4-13 Site Inventory Overview (Site Basis)..............................................83 Table 4-14 Fair Housing Issues, Contributing Factors, and Meaningful Actions...........................................................................................90 Figure 4-1 Percent of Total Non-White Population (Napa County)................12 Figure 4-2 Percent of Total Non-White Population (American Canyon)........13 342
Figure 4-3 Predominant Populations (American Canyon) ............................. 14 Figure 4-4 Disability by Type (American Canyon) .......................................... 16 Figure 4-5 Percent of Population with a Disability (Napa County) ................ 17 Figure 4-6 Percentage of Population with One or More Disabilities (American Canyon)........................................................................ 18 Figure 4-7 Female-Headed Households with Children Present, No Spouse/Partner Present (Napa County)........................................ 22 Figure 4-8 Children in Married-Couple Households (Napa County) .............. 23 Figure 4-9 Female-Headed Households with Children Present, No Spouse/Partner Present (American Canyon)................................ 24 Figure 4-10 Children in Married-Couple Households (American Canyon)....... 25 Figure 4-11 Median Household Income (Napa County) .................................. 28 Figure 4-12 Low and Moderate Income Population (Napa County)................ 29 Figure 4-13 Median Household Income (American Canyon)........................... 30 Figure 4-14 Low to Moderate Income Population (American Canyon)........... 31 Figure 4-15 Poverty Status (Napa County)....................................................... 33 Figure 4-16 Poverty Status (American Canyon) ............................................... 34 Figure 4-17 Neighborhood Segregation (American Canyon)........................... 35 Figure 4-18 Predominant White Population (Napa County)............................ 37 Figure 4-19 Predominant Populations and Median Household Income (American Canyon)........................................................................ 38 Figure 4-20 Access to Transit Within a Quarter Mile (American Canyon)....... 42 Figure 4-21:Walkability Index (American Canyon)........................................... 43 Figure 4-22 TCAC Opportunity Areas – Education Outcomes (Napa County).......................................................................................... 45 Figure 4-23 TCAC Opportunity Areas - Education Outcomes (American Canyon)......................................................................................... 46 Figure 4-24 TCAC Opportunity Areas - Economic (Napa County).................... 49 Figure 4-25 TCAC Opportunity Areas – Economic (American Canyon)............ 50 Figure 4-26 Job Proximity Index (American Canyon)....................................... 51 Figure 4-27 CalEnviroScreen 4.0 Percentile Scores (Napa County) ................. 54 Figure 4-28 CalEnviroScreen 4.0 Percentile Scores (American Canyon).......... 55 Figure 4-29 TCAC Opportunity Areas – Environment (Napa County).............. 56 Figure 4-30 TCAC Opportunity Areas – Environment (American Canyon)....... 57 Figure 4-31 Overpayment by Renters (Napa County)...................................... 61 343
Figure 4-32 Overpayment by Homeowners (Napa County).............................62 Figure 4-33 Overpayment by Renters (American Canyon)...............................63 Figure 4-34 Overpayment by Homeowners (American Canyon)......................64 Figure 4-35 Overcrowded Households (Napa County).....................................66 Figure 4-36 Overcrowded Households (American Canyon) .............................67 Figure 4-37 Overcrowding by Race...................................................................68 Figure 4-38 Sensitive Communities (Napa County)..........................................73 Figure 4-39 Sensitive Communities (American Canyon) ..................................74 Figure 4-40 Housing Choice Vouchers (American Canyon) ..............................84 Figure 4-41 TCAC Opportunity Areas (Composite Score).................................85 Figure 4-42 Location of Pipeline Projects in Relation to TCAC Economic Opportunity Areas.........................................................................86 Figure 4-43 Location of Pipeline Projects in Relation to TCAC Education Opportunity Areas.........................................................................87 Figure 4-44 Location of Pipeline Projects in Relation to TCAC Environmental Opportunity Areas ................................................88 344
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Constraints
Constraints to adequate and affordable housing can be caused by market, governmental, infrastructure, and environmental factors. These factors may constrain affordable housing and market-rate housing developers, and individuals’ ability to finance home purchase and rehabilitation.
These constraints may cause housing to become unaffordable to low- and moderate-income households or uneconomical for developers. Constraints to housing production significantly impact households with lower incomes and special needs. For these reasons, State law requires that Housing Elements analyze potential and actual governmental and non-governmental constraints to the production, maintenance, and improvement of housing for persons of all income levels and disabilities.
The constraints analysis must demonstrate local efforts to remove barriers to achieve housing production goals and housing for persons with disabilities.
When constraints preclude housing goals, Housing Element law requires jurisdictions address and, where appropriate and legally possible, remove governmental constraints to maintenance, improvement, and development of housing. When housing production constraints are caused by City regulations or land use controls, appropriate programs to mitigate these constraints are included in the Housing Plan.
Key Findings
• Several Zoning Ordinance provisions constrain housing and/or are inconsistent with state laws passed since the last Housing Element update. These include accessory dwelling units, emergency shelters, low-barrier navigation centers, floor area ratio standards, density bonus law, manufactured housing, and transitional and supportive housing. • Growth management policies in the Land Use Element that constrain housing in ways that are inconsistent with State Law will was removed with a General Plan update in April 2023 (Resolution 2023-05). • Subjective design requirements constrain housing development. For example, the Zoning Code requires all manufactured homes to be designed and located in a way that is considered aesthetically harmonious with the surrounding houses and neighborhood. Design requirements such as exterior siding material must be compatible with adjacent residential structures, and the prohibition of shiny or metallic 345
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finishes. These design requirements are subjective in the permitting decision-making process.
• In stakeholder interviews conducted for this Housing Element update,1 developers reported that lack of available private, state, federal and local funding, combined with the cost of building infrastructure or conducting studies, are major constraints to development of affordable housing. Developers also expressed openness to reduced parking standards to facilitate higher-density housing.
Governmental Constraints
Actions by the City may impact the price and availability of housing in American Canyon. Policies and regulatory actions such as land use controls, site improvement requirements, building codes, fees, and affordable housing policies may impact the price and availability of housing in the city. The following section describes these governmental constraints.
Transparency in Development Regulations
To increase transparency in the development process, the City’s website publishes resources that help developers and homeowners navigate the residential development and home improvement processes. The majority of the information is located under the Community Development Services Department webpages2 which include the following:
• Application and forms for building and planning permits and code enforcement complaints
• Documents such as the Zoning and Subdivision ordinances • Planning documents such as the General Plan and specific plans • Fee schedule
Land Use Controls
The City regulates the type, location, density, and scale of residential development primarily through its General Plan and Zoning Ordinance. The General Plan Land Use Element outlines the community vision through land use designations. Land use designations categorize regions of the city with designated allowable densities and uses. Land use designations are implemented by the Zoning Ordinance, which identifies zoning district development standards. Zoning districts are parcel-specific identifications that provide allowable height, required setback, densities, and more (discussed further in Residential Development Standards).
1 Stakeholder interviews, March 14, 2022
2 https://www.cityofamericancanyon.org/government/community-development/planning-zoning 346
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The General Plan includes designations that permit a range of residential development types from low-density development (one to two units per gross acre) to high-density residential (20 units per gross acre). Multifamily residential uses are allowed in the Neighborhood Commercial (CN) and Community Commercial (CC) land use designations. (Table 5-1)
State law3 established the following “default” density standards in estimating potential units by income range:
• A density standard of up to 15 units per acre (primarily for single-family homes) is assumed to facilitate housing that can accommodate above moderate-income households.
• A density standard of 16 to 19 units per acre (primarily for mediumdensity multi-family developments) would facilitate housing that can accommodate moderate-income households.
• A density standard of 20 or more units per acre (primarily for higherdensity multi-family developments) that can accommodate lowerincome households.
Based on the established assumptions regarding affordability, Residential High (RH-2) is the only General Plan designation that can be assumed to accommodate development of housing appropriate for lower-income households. There are 15.59 acres of RH-2 land and of that, 0.62 acres is vacant.
While there is a limited amount of land available to facilitate affordable housing by default, the City has adopted a series of specific plans which include requirements for the provision of affordable units. As a result, the City is meeting its share of the Regional Housing Needs Allocation (RHNA) through pipeline projects, so the availability of land is not a constraint to meeting the City’s RHNA. Through Program A, the City will monitor the progress of pipeline projects toward meeting the RHNA, and the amount of appropriately zoned land to ensure availability of sites appropriate for higher-density and affordable housing.
The Neighborhood Commercial (CN), Community Commercial (CC), and Special Study (SS) designations have floor area ratio (FAR) requirements as opposed to maximum unit per acre allowances. FAR regulates how large the floor area can be in a development (Figure 5-1). It is determined by dividing the development floor area by the parcel area. For example, an FAR of 1.0 equals allows for development area that is equivalent to the area of the parcel. If the development is multiple stories, the total area of all floors must not surpass that of the parcel.
3 https://www.hcd.ca.gov/grants-funding/active-funding/iigp/docs/ab2348stat04ch724.pdf 347
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Table 5-1 General Plan Land Use Designations
General Plan
Designation Allowable Residential Uses
Allowable Density
(du/ac) or Floor
Area Ratio (FAR)
Residential Estate
(RE)
• Single-family detached dwelling units
• Single-family semi attached (“0-lot line”)
if clustered to preserve open space
1-2 du/ac
Residential Low
(RL)
• Single-family detached dwellings units
• Single-family semi attached (“0-lot line”)
if clustered to preserve open space
2-5 du/ac
Residential Low-1
(RL-1)
• Single-family detached dwellings units
• Multifamily dwelling for a maximum of 15
percent of the total units allowed on
prescribed density, if clustered to
preserve open space
2-5 du/ac
Residential Low- 2
Multifamily (RL-2)
• Single-family detached dwellings units
• Multi-family dwelling units on 10 acres
• Single family: 2-5
du/ac
• Multifamily: 12-16
du/ac
Residential
Medium (RM)
• Multi-family dwelling units
• Mobile homes
5-12 du/ac
Residential High
(RH-1)
• Multi-family dwelling units 12-16 du/ac
Residential High
(RH-2)
• Multi-family dwelling units 20 du/ac
Neighborhood
Commercial (CN)
• Multi-family dwelling units for a
maximum of 50% of the site
FAR of 0.35*
Community
Commercial (CC)
• Multi-family dwelling units for a
maximum of 50% of the site west of
Broadway and 60% east of Broadway
FAR of 0.35 (multifamily portion 16-20
du/ac)4*
Special Study (SS) • Uses determined by study and
amendment of General Pan
1 du/ 40 ac
Town Center (TC) Specific uses outlined in sub-designations within the Watson Ranch Specific Plan:
• Single-family detached dwellings units
• Duplexes, triplexes, and fourplexes
• Multifamily dwelling
• Mixed use live/work units
MDR-12: 2-12 du/ac
MDR-16: 8-16 du/ac
HDR: minimum 20
du/ac
Residential
Overlay Zone
• Multi-family dwelling units on sites
identified in the previous Housing
Element*
20 du/ac
* General Plan policies that allow for varying densities or other standards for sites in the Housing Element site inventory will be modified under Program D for consistency with this Housing Element update.
Source: American Canyon General Plan Land Use Element, 1994. 4 American Canyon General Plan Land Use Element, Policy 1.15.1. https://lf.cityofamericancanyon.org/WebLink/DocView.aspx?id=46454&dbid=1&repo=AmericanCanyon&cr =1
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TH Cycle Housing Element Background Report CERTIFIED | 5-5 There are no state standards similar to the default density standards regarding affordability and FAR. In the CN and CC designations, the FAR is 0.35, meaning the total building area may not surpass 35 percent of the parcel size. Pursuant to recent state law,5local agencies are not permitted to impose an FAR standard less than 1.0 on a housing development project that consists of three to seven units, or less than 1.25 on a housing development project that consists of eight to 10 units. The CN and CC districts are mostly built-out and the City has several residential and mixed-use zoning districts to accommodate the City’s RHNA allocation. Nevertheless, because the City’s General Plan FAR limitations are not consistent with state law, they are considered a constraint to housing. Through Program C, the City will update the CN and CC land use designations to comply with state law.
Figure 5-1 Floor Area Ratio
Source: American Planning Association6
5 Government Code sections 54237, 54237.7, and 54239.4. 6 Floor Area Ratio, American Planning Association. Historic PAS Report Series, Information Report No. 11. 1958. Accessed: https://www.planning.org/pas/reports/report111.htm. 349
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The City of American Canyon adopted its current General Plan in 1994 with amendments to several elements over the years. In early 2020, the City kicked off the comprehensive General Plan update.
7 The first phase “Technical Update”
is anticipated to be completed in 2023. The update will include changes to all Elementsto addressinternal consistency including this Housing Element Update and comply with state housing laws. For example, the Land Use Element contains policies that allow increased density on sites in the Housing Element site inventory, which is not required for this Housing Element. Program D will address consistency issues between the updated Housing Element and the existing General Plan.
GROWTH MANAGEMENT POLICIES
On April 4, 2023, the City Council approved a General Plan Amendment to delete General Plan Goal 1B (Resolution 2023-05). This goal contained several policies to pace the rate of the city’s growth with infrastructure improvements.
Specifically,
Since 1994, Goal 1B has not constrained housing approvals. However, deletion of Goal 1B, the City has removed a potential constraint to future development.
Specific Plans
A specific plan is a planning document that implements goals and policies of the General Plan for an area in the city with unique land use needs. These plans contain more detailed developmentstandards and implementation measures to which future projects located within a specified geographic area must adhere.
The City of American Canyon has three residentialspecific plans— the Southeast Area Specific Plan (SEASP), Watson Ranch Specific Plan (WRSP), and the Broadway District Specific Plan (BDSP).
SOUTHEAST AREA SPECIFIC PLAN
Adopted in 1999, the Southeast Area Specific Plan (SEASP) is a detailed planning document which provides a land use and policy framework for the residential development of 405 acres in the Vintage Ranch and La Vigne neighborhoods.
Today, except for a few isolated parcels, the SEASP is built out.
WATSON RANCH SPECIFIC PLAN
Adopted in 2018, the Watson Ranch Specific Plan (WRSP) is a detailed planning document which provides a land use and policy framework for future development of 309 acres east of Broadway, and north of the Vintage Ranch 7 City of American Canyon, 2022. https://www.cityofamericancanyon.org/government/communitydevelopment/planning-zoning/general-plan-update 350
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8 Within the City of American Canyon General Plan, the WRSP area is designated as Town Center (TC).
The WRSP includes the following zones which allow for residential development:
• High Density Residential (HDR)
• Medium Density Residential (MDR-12 and MDR-16)
• The Napa Valley Ruins & Gardens (NVR&G): a mixed-use town center area with civic, retail, entertainment, commercial, visitor serving, and residential uses.
In 2019, the City Council approved a 50-year Development Agreement with the project proponent. The Development Agreement “vests” the developer’s right to construct the project as it was approved in the Specific Plan. Since approval of the Development Agreement, the City has approved the Lemos Pointe apartments (186 units), Lot 10 (219 units); Lot 14/15 (98 units).
BROADWAY DISTRICT SPECIFIC PLAN
The Broadway District Specific Plan (BDSP) was adopted in 2019 as a land use and urban design framework for development of 345 acres on properties located on both sides of Broadway extending 2.38 miles north from the county line to Green Island Road. This area includes distinct gateway areas as well as the “core” of the Broadway District containing diverse commercial uses and residential neighborhoods. The plan reinforces Main Street as the pedestrianoriented town center and employs a “Modern Farmhouse” and “Modern Industrial” aesthetic to create a unified character.
The Broadway District Specific Plan includes the following zones that allow for residential development:
• Downtown Core (DC)
• Broadway Residential (BR)
• Business Park (BP)
• Local Serving Mixed Use (LSMU)
• Medium Density Residential (MDR)
• Community Commercial (CC)
• Neighborhood Commercial (CN)
The Broadway District allows higher densities and height limitations compared to most of the city which is discussed in the Zoning Ordinance section.
Since approval of the BDSP, the City has approved the Napa Cove apartments (66-units), the Sun Square mixed use project (20-units) and is reviewing the 8 Historically known as Broadway where it passes through American Canyon, the primary road through Napa Valley became known as Highway 29 (also referred to as State Route 29) after joining the state highway system in 1931.Broadway District Specific Plan. 2020. Accessed:
https://www.cityofamericancanyon.org/home/showpublisheddocument/17886/637123528315700000 351
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Residences at Napa Junction (453 units) and the Crawford Way Townhomes (100-units).
Broadway District Design Guidelines
The Broadway District Specific Plan includes design guidelines which may constrain housing development. The plan states that building architecture should favor a “Modern Industrial” and “Modern Farmhouse” aesthetic. This criterion requires a reinterpretation of traditional farmhouse and industrial architecture to accommodate new concepts of design that relax traditional rules while preserving utility, indoor/outdoor, and form following function objectives that gave rise to the traditional styles. The traditional styles are described below:
• Traditional Farmhouse architecture is unpretentious, straightforward, functional, and very efficient. This aesthetic is characterized by strong indoor/outdoor design that may feature a wraparound porch, symmetrical design, wood building exteriors, and shallow roofs. • Traditional Industrial architecture is characterized by the lack of pretension and the way utilitarian surfaces, and functional materials and objects showcase the integration of form and function. Design characteristics generally include durable exterior materials such as brick, wood and metal, large skylights, “oversized” elements such as doors and windows, and exposed functional elements such as beams, duct work and pipes.
The plan also states that developments should incorporate elements that provide indoor/outdoor interface (e.g., porches, stoops, skylights/clear stories, etc., building materials that reflect local environment (e.g., wood and stone), are durable (e.g., brick, concrete, and steel) or reflect traditional farm or industrial materials, and incorporate architectural details to break-up building walls, create shadow lines and increase architectural interest.
Compliance with these design standards is determined by the Planning Commission during the design permit process. Discretionary approval processes may introduce considerable unpredictability, delays, and additional expense to the permitting process and therefore may be considered a constraint to housing development. The design permit process is discussed further in Processing and Permit Procedures below.
Zoning Ordinance
The City regulates the type, location, density, and scale of residential development primarily through the Zoning Ordinance, as well as specific plan development codes. A zoning district is assigned to every parcel in the city and the Zoning Ordinance identifies compatible uses.
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TH Cycle Housing Element Background Report CERTIFIED | 5-9 There are seven residential districts in American Canyon, each with distinct development standards such as setbacks, height limits, and lot coverages.
Development standards may constrain housing development if they are too restrictive.
The City’s Zoning Ordinance allows residential uses in the following districts:
• Residential Estate (RE): Provides for residential estate areas where the minimum lot size is one acre.
• Rural Residential (RR): Providesfor very low-density residential uses and related activities in existing or proposed large-lot residential neighborhoods, and in the peripheral foothill areas of the city. There are three separate RR districts:
o Rural Residential Hillside (RRH): Requires a minimum lot size of twenty thousand square feet and imposes special development standards.
o RR-20000: Requires a minimum lot size of twenty thousand square feet.
o RR-10000: Requires a minimum lot size of ten thousand square feet.
• Residential Suburban (RS): Provides for low-density residential uses and related activities in areas of the city predominated by subdivisions with single-family lot patterns. There are two separate RS districts:
o RS-8000: Minimum lot size of eight thousand square feet o RS-6500: Minimum lot size of six thousand five hundred square feet.
• Medium Residential (RM): Accommodates multifamily residential uses in areas of minimal constraints and ready access to transportation and services, with single-family uses allowed under some circumstances in conformance with the general plan. Development in the RM district shall be within the range of five to 12 units per gross acre. • Town Center Residential Medium 12: Accommodates single and multifamily dwelling units up to 12 dwelling units per acre. • Town Center Residential Medium 16: Accommodates single and multifamily dwelling units up to 16 dwelling units per acre. • Broadway District Residential: Accommodates single and multi-family dwelling units up to 20 dwelling units per acre.
• Broadway District Business Park: Accommodates single and multi-family dwelling units up to 20 dwelling units per acre.
• Broadway District Local Serving Mixed use: Accommodates single and multi-family dwelling units up to 20 dwelling units per acre. High Residential (RH): Provides for high-density multifamily residential uses in areas of minimal constraints and ready access to transportation and 353
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services, and to provide a range of housing opportunities. There are two separate RH districts:
o RH-1: density range of 12 to 16 units per gross acre
o RH-2: density of 20 units per gross acre.
• Broadway District Downtown Core: Accommodates multi-family dwelling units up to 35 dwelling units per acre.
• Town Center High Density: Accommodates multifamily dwelling units with no limit to density.
• Community Commercial (CC): accommodates a broad range of commercial uses that will serve local residents and the greater community and reduce the need for external trips to adjacent jurisdictions for goods and services, and provide shopping and service opportunities for commuters, visitors, and tourists. Also accommodates multifamily residential uses, especially in conjunction with a commercial use.
• Neighborhood Commercial (CN): encourages a limited range of retail and service commercial uses that are oriented to the day-to-day needs of the local residents, at a scale compatible with adjacent neighborhoods. Also accommodates multifamily residential uses, especially in conjunction with a commercial use.
• Light Industrial (LI): accommodates the continuation of existing and the development of new light manufacturing uses, research and development, offices, and similar uses. These districts allow the development of emergency shelters but no other residential uses are permitted.
Zoning for a Variety of Housing Types
Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage development of a variety of housing types for all economic segments of the population. Persons and households of different ages, types, incomes, and lifestyles have a variety of housing needs and preferences that evolve over time and in response to changing life circumstances. This includes single-family homes, multi-family housing, accessory dwelling units, mobile homes, agricultural employee housing, homeless shelters, and transitional housing, among others.
Table 5-2 summarizes the residential uses allowed by zone and permit type and is followed by a description of the residential uses that are defined in the Municipal Code.
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ACCESSORY DWELLING UNITS
Under state law (Government Code Section 65852.2), an accessory dwelling unit (ADU) provides complete independent living facilities for one or more persons (i.e., living, sleeping, eating, cooking, and sanitation). It must be located on the same parcel on which a single-family dwelling or multifamily development is located. The ADU may be attached to or converted from a portion of the primary dwelling unit or separate from the primary structure (detached).
ADUs must be permitted ministerially in all zoning districts that allow residential uses. In American Canyon, ADUs are permitted in any residential zoning district and where an existing, non-conforming residential use has previously been established.
A junior ADU (or JADU) is a dwelling unit limited to 500 square feet and converted from a portion of a single-family home. It must contain a kitchen, but bathroom facilities may be shared with the primary dwelling unit. Owner occupancy of the primary dwelling unit is required, and no parking may be required. JADUs must be ministerially permitted in zoning districts that allow single-family residences. Government Code Section 65852.22 establishes minimum standards for JADUs.
The city’s Accessory Dwelling Unit ordinance (American Canyon Municipal Code Section 19.39.040) was updated to comply with State Law in 2023 (Ordinance 2023-03). This ordinance defines ADU as one additional attached or detached residential dwelling unit one thousand two hundred square feet or less that is on the same parcel as a single-family dwelling, and provides permanent and independent provisions for living, sleeping, eating, cooking, and sanitation for one or more persons. An ADU also includes the following:
• An efficiency unit, as defined in Section 17958.1 of the Health and Safety Code.
• A manufactured home, as defined in Section 18007 of the Health and Safety Code.
ADUs are allowed by right in any zone where residential uses are permitted. One detached ADU and one JADU are permitted per single-family parcel. An existing multifamily dwelling is permitted up to two detached accessory dwelling units on the same lot. Section 19.39.505 contains development standards for ADUs.
The 2023 Accessory Dwelling Unit Ordinance contains design standards in Section 19.39.090. These standards are listed below:
19.39.090 Design standards.
Accessory dwelling units shall comply with the following design standards that are intended to maximize the compatibility of accessory dwelling units with the neighborhoods in which they are located.
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A. The accessory dwelling unit shall comply with any City adopted objective design standards applicable to ADUs.
B. An accessory dwelling unit connected to an onsite water treatment system requires a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last ten years. (Ord. 2020-04 § 1, 2020; Ord. 2017-05 § 2, 2017)
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Allowable
Residential Uses MHP
TC
MDR12
TC
MDR16
TC
HDR
Broadway
Residential
Bus
Park
Downtown
Core
Local
Serving
Mixed
Use RE RR RRH
RR20000RR10000 RSRS8000RS6500 RM RH RH-1 RH-2 RO CC CN LI REC Accessory Dwelling Unit P P P P P P P P P P P P P P P P P P P P P C C Junior Accessory
Dwelling Unit
P P P P P P P P P P P P P P P P P P P P P P P
Emergency Shelter C C P P
Employee Housing P P P P P P P P
Manufactured/Mobile
Homes1
P P P P C C C
Mobile Home Park C C C
Mixed-Use
Development
P P P P P
Multi-Family
Development
P P P P P P P
• Garden Apartment P P P P P P P P P
• Townhouses P P P P P P P P P P P P P
Residential Care Facility P P P P P P P P P P P P P P
Senior Citizen Housing
Development2
P P P P P P P P P P P P P P P P P P P P P P
Single-Room Occupancy
Development
P
Single-Family
Development
See Single Family Uses below
• Detached SingleFamily
Residential3
P P P P P P P P P P P P
2 P2 P
• Semi-Detached
Single-Family
Residential4
P P P P P P P P P P P P
Notes:
1 Manufactured homes are allowed on permanent foundations wherever single-family homes are allowed, and subject to the same development standards to which a conventional single-family residential dwelling is subject. Manufactured homes on temporary foundations are conditionally permitted as shown.
2 “Senior housing project” is defined as any project qualifying as senior housing under state or federal law that, at the time of initial city approval, received a concession or incentive (Section 19.34.030). Senior housing projects are permitted depending on the housing type (e.g., multifamily development).
3 General Plan Policy 1.8.3 precludes the development of single-family subdivisions in the RM and RH land use designations unless certain criteria are met. 4 General Plan Policy 1.7.1 allows for the development of single-family detached and semi-detached dwelling units in the RE land use designation at a density of one to two units per acre.
Source: American Canyon Municipal Code, Section 19.10.040, Permitted uses. 357
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TH Cycle Housing Element Background Report CERTIFIED | 5-15 Section 19.11.040 of the Zoning Ordinance allows ADUs to be conditionally permitted in the CN and CC zones. State law requires that ADUs be ministerially permitted in all residential and mixed-use zones, broadly construed to mean any zone where residential uses are permitted by-right or by conditional use.9 Although the CN and CC zones both allow multifamily residential uses, these districts have no multifamily uses and are mostly built-out. Nevertheless, the ADU conditional use permit requirement in these districts is inconsistent with state law. Program G would modify sections 19.11.040 and 19.42.020(F) of the Zoning Ordinance to comply with state ADU law.
EMERGENCY SHELTERS
Government Code Section 65583(a)(4) requires identification of a zone or zones where emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit. The identified zone or zones shall include sufficient capacity to accommodate the City’s need for emergency shelters.
The City allows emergency shelters by right within the LI and CC zones, meaning emergency shelters are not subject to any discretionary action in these zones.
Emergency shelters are also permitted as “congregate living facilities” by right in the Broadway Specific Plan Broadway Residential and Business Park districts.10 Emergency shelters are also permitted within the medium density residential (RM), high density residential (RH) with approval of a conditional use permit and subject to the location restrictions identified in this section.
Land zoned LI, CC, Broadway District Residential and Business Park are centrally located zoning districts, with access to major thoroughfares, professional and medical offices, retail (e.g., drugstores), and restaurants. The Broadway Residential district is primarily a residential district, and the Business Park district allows retail, office, and residential uses. None of the districts allow uses in which hazardous conditions are inherent, and all are appropriate for human habitability. The Napa Cove affordable apartment project that is a pipeline project under construction is located in the Broadway District Residential zoning district. The Residences at Napa Junction, a pipeline project under review is located in the Business Park zoning district. The Sun Square mixed use residential project, a pipeline project that was approved by the Planning Commission on April 27, 2023, is located in the Community Commercial zoning district. All these projects are desirable because they are located near transit, services, and retail.
After taking into account existing development, access, and availability of infrastructure, there are 38 parcels totaling over 306 acres of vacant land in the 9 California Department of Housing & Community Development, Accessory Dwelling Unit Handbook, December 2020. https://www.hcd.ca.gov/accessory-dwelling-units 10 City of American Canyon, Broadway Specific Plan, page 2-7. https://www.cityofamericancanyon.org/government/community-development/planningzoning/environmental-review-specific-plan-documents 359
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CC and LI zoning districts. There is sufficient land available to accommodate at least one emergency shelter, which would accommodate the city’s homeless needs (see Chapter 3, Housing Needs Assessment). There were 464 individuals identified as experiencing homelessness in Napa County in 2020, with an unreported number residing in American Canyon. The availability of land for emergency shelters is not considered a constraint to the development of emergency shelters.
Housing Element law (Government Code 65583) mandates that emergency shelters may only be subject to standards that apply to residential and commercial development within the same zone, except a city may use standards to regulate the number of beds, and staff parking (provided the standards are not more stringent than other residential or commercial uses within the same zone), length of stay, and other minor standards. The American Canyon Zoning Code was amended on April 18, 2023 to delete on-site parking for occupants at Emergency Shelters (Ordinance 2023-03).
The City’s Emergency Shelter Ordinance (Chapter 19.38) requires a management plan for all emergency shelters to address management experience, good neighbor issues, transportation, client supervision, client services, and food services. The plan must be submitted to and approved by the community development department prior to operation of the emergency shelter. The plan shall include a floor plan that demonstrates compliance with the physical standards of Chapter 19.38. The operator of each emergency shelter shall annually submit the management plan to the planning, inspections and permitting department with updated information for review and approval.
Because Program C deleted resident parking standards for emergency shelters all other development standards are consistent with state law.
Low Barrier Navigation Centers
With state adoption of Assembly Bill (AB) 101 in 2019, cities are required to allow low barrier navigation centers as a permitted use in mixed use zones and other nonresidential zones that permit multi-family residential development.
Per AB 101, a low barrier navigation center is defined as:
“a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” When compared to traditional emergency shelters, a Low Barrier Navigation Center may provide more client services and flexibility, such as allowing pets or permitting partners to share living space. AB 101 also requires local jurisdictions to act on a complete low barrier navigation center application within 60 days. 360
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TH Cycle Housing Element Background Report CERTIFIED | 5-17 The City’s Zoning Code has not been updated to permit low barrier navigation centers. The lack of an Ordinance to address this land use is a constraint to housing for unsheltered individuals. The City will revise emergency shelter provisions in the Zoning Code, consistent with AB 101 (Program C).
EMPLOYEE/FARMWORKER HOUSING
The Employee Housing Act (Division 13, Part 1 of the Health and Safety Code) requires employee (farmworker) housing for six or fewer persons be permitted by right in single-family zones. In agricultural zones, employee housing consisting of 12 units, or 36 beds must be permitted by right.
The City must allow employee housing for six or fewer persons by right in singlefamily zones to be consistent with the Employee Housing Act. Section 19.05.040 of the City’s Municipal Code defines employee housing as follows:
“Housing for six or fewer employees in a single-family dwelling shall be deemed a single-family use and shall be treated the same as any singlefamily dwelling in districts where single-family dwellings are allowed.
Employee housing shall not be included within the definition of a boarding house, rooming house, hotel, dormitory or other similar term that implies the employee housing differs in any way from a family dwelling and shall not constitute a change in occupancy for purposes of local building codes.
It shall not be subject to any fees to which other family dwellings of the same type in the same zone are not likewise subject.”
These provisions are consistent with state law.
The City must also allow larger farmworker housing developments by right in agricultural zones. The City has no agricultural zones, but larger farmworker housing is conditionally permitted in the CC zone. Municipal Code Section
19.05.040 defines farm employee housing as “living quarters provided on agriculture district property for the use of workers employed in agricultural activities.” The City conditionally permits farm employee housing in the CC zone.
The CC zone is not an agricultural district, so the conditional permit requirement in that zoning district is consistent with the Employee Housing Act.
MANUFACTURED/MOBILE HOMES
A mobile home or manufactured home is defined in Health and Safety Code Sections 18007 to 18008 as a structure which is transportable in one or more sections, is eight feet or more in body width, or 40 feet or more in body length, in the traveling mode, or, when erected onsite, is 320 or more square feet.
Mobile homes are defined as being constructed prior to June 15, 1976, while a manufactured home is constructed on or after the same date. Manufactured housing and mobile homes can be an affordable housing option for low- and moderate-income households. Government Code Section 65852.3 requires manufactured homes to be allowed on permanent foundations wherever single361 5-18 | American Canyon 6
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family homes are allowed, and subject to the same development standards to which a conventional single-family residential dwelling is subject.
Manufactured homes are reviewed in accordance with Zoning Code Section
19.10.130. This section of the City’s Zoning Code is meant to provide placement opportunities and general development standards for manufactured homes in single-family residential districts. Section 19.10.130 is consistent with State law because manufactured homes on permanent foundations are allowed wherever single-family homes are allowed.
Manufactured homes not on a permanent foundation are conditionally permitted in RE, RR, and RS zones. The Zoning Code requires that all manufactured homes are designed and located to be harmonious within the context of the surrounding houses. This includes design requirements such as exterior siding material compatible with adjacent residential structures, and the prohibition of shiny or metallic finishes. Applicant designs are reviewed by the Community Development Director prior to the issuance of building permits.
These design requirements are subjective. Therefore, they represent a housing constraint. Program C would modify the Zoning Ordinance to apply only the requirements for a single-family dwelling unit to installation of a manufactured home.
MIXED-USE DEVELOPMENT
Mixed-use development is not defined or listed as a permitted use in the Zoning Ordinance, but mixed-use structures are allowed in the CC and CN zones. In the Broadway District Specific Plan Area, mixed-use development is allowed in Broadway Residential, Business Park, Downtown Core, and Local Serving Mixed Use zoning districts.
MOBILE HOME PARKS
Mobile home parks are defined in the City’s code as “a site developed for the long-term placement of mobile homes” (Section 19.05.040). The City permits manufactured homes (on permanent foundations) in single-family districts, consistent with State law. Mobile home parks are an important source of existing affordable housing in the city. There are several mobile home parks located in the southeastern portion of the city, south of American Canyon Road and east of Broadway. Most of the manufactured home subdivisions and mobile home parks have been in existence prior to the City’s incorporation. There are no current applications for additional mobile home parks.
American Canyon has a Mobile home Park Rent Stabilization Program (Zoning Code Chapter 15.04). This ordinance requires that a park owner shall not increase the rent more frequently than on an annual basis, and when they do, it cannot be greater than the Consumer Price Index. No increase of more than six percent shall be permitted unless otherwise determined by a mediation panel or an arbitrator.
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TH Cycle Housing Element Background Report CERTIFIED | 5-19 Mobile home parks are allowed in the MHP Overlay District through approval of a Design Permit. A mobile home subdivision is allowed with a Conditional Use Permit.
MULTI-FAMILY DEVELOPMENT
A multi-family dwelling is defined as “three or more dwelling units on a lot.
Multi-family residential units may share one or more common walls and include townhomes and garden apartments” (Section 19.05.040 of the Zoning Code).
Multi-family housing is permitted in the following zoning districts:
• Town Center Residential Medium 12
• Town Center Residential Medium 16
• Broadway District Residential
• Broadway District Business Park
• Broadway District Local Serving Mixed use
• RH-1: density range of 12 to 16 units per gross acre
• RH-2: density of 20 units per gross acre.
• Broadway District Downtown Core
• Town Center High Density
• Medium Density Residential
• Community Commercial
• Neighborhood Commercial
Multi-family residential development requires a Site Plan as part of the Design Permit process. Like single-family dwellings, multi-family dwellings are permitted by-right and subject to a ministerial Design Permit review by the City Planning Commission. The Design Permit review ensures that codified development standards and applicable environmental review are addressed by the project.
Townhouses are defined as “a one-family dwelling in a row of at least three such units in which each unit has its own front and rear access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one or more vertical common fire-resistant walls” (Section 19.05.040).
Townhouses are allowed in the following zoning districts:
• Town Center Residential Medium 12
• Town Center Residential Medium 16
• Medium Density Residential
• Broadway District Residential
• Broadway District Business Park
• Broadway District Local Serving Mixed use
• RH-1: density range of 12 to 16 units per gross acre
• RH-2: density of 20 units per gross acre.
• Broadway District Downtown Core
• Town Center High Density
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• Community Commercial
• Neighborhood Commercial
Garden apartments are a form of multi-family development defined as “a multifamily development of one or more two- or three-story structures containing up to twenty units each that has units located one over the other, with integrated off-street parking, open space and recreation” (Section
19.05.040). Garden apartments are allowed in the following zoning districts:
• Town Center Residential Medium 12
• Town Center Residential Medium 16
• Medium Density Residential
• Broadway District Residential
• Broadway District Business Park
• Broadway District Local Serving Mixed use
• RH-1: density range of 12 to 16 units per gross acre
• RH-2: density of 20 units per gross acre.
• Broadway District Downtown Core
• Town Center High Density
• Community Commercial
• Neighborhood Commercial
RESIDENTIAL CARE FACILITIES
The California Community Care Facilities Act (Health and Safety Code Section 1500) defines a residential care facility as:
“any facility, place, or building that is maintained and operated to provide nonmedical residential care, day treatment, adult daycare, or foster family agency services for children, adults, or children and adults, including, but not limited to, the physically handicapped, mentally impaired, incompetent persons, and abused or neglected children.”
Residential care facilities serving six or fewer persons (small residential care facilities) are defined a residential use of property, subject to the same development standards as other residential uses on that lot (Health and Safety Code Section 1566.3).
The City’s Zoning Code Section 19.05.040 defines a Residential Care Home as:
"Provision of twenty-four-hour nonmedical care of six or fewer persons in need of personal services, supervision, protection or assistance essential for sustaining the activities of daily living, or twenty-four-hour care for six or fewer foster children. This classification includes only those services and facilities licensed by the state for such purposes. Small group homes without personal services shall have the same standards and processing as residential care homes.”
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TH Cycle Housing Element Background Report CERTIFIED | 5-21 Small residential care facilities (defined in the Zoning Code as residential care homes) are permitted in the RE, RR, RS, RM, and RH zones. Program C will amend the Zoning Ordinance to permit small residential care facilities in the RRH district to comply with requirements in state law that small facilities be allowed where single-family residences are allowed.
Title 14 of the City’s Municipal Code, Sewer and Sanitation Services (Section
14.08.010), defines a Residential Care Facility as:
“any family home, group care facility, or similar facility which is occupied by seven or more persons not related by blood, which provides twenty-fourhour nonmedical care of persons in need of personal services to sustain the activities of daily living, which facility has received licensing from the state of California” (Section 14.08.010). This classification includes only those services and facilities licensed by the state for such purposes." This definition aligns with the definition of large residential care facility in state law, but Residential Care Facilities are not permitted in any zoning district.
Program C would amend the Zoning Code to add a definition of large residential care facilities and establish a process for permitting large facilities, subject to objective standards similar to other residential uses in the same district.
SINGLE-FAMILY DEVELOPMENT
Under Section 19.05.040 of the City’s Zoning Code, single-family residences are defined as:
• Single-family residential, detached: a dwelling unit located on a separate lot which has no common walls with any other dwelling unit.
Detached single-family residential include mobile homes placed on a permanent foundation.
• Single-family residential, semidetached: a one-family dwelling attached to one other one-family dwelling by a common vertical wall, with each dwelling located on a separate lot.
A dwelling unit means one or more rooms with a single kitchen, designed for occupancy by one family for living and sleeping purposes. (See Definition of Family, below.)
Single-family residences are permitted by-right in all residential zones in the city except High Density in Watson Ranch. Developments of three or more singlefamily dwellings are subject to ministerial Design Permit review by the Planning Commission.
TRANSITIONAL HOUSING AND SUPPORTIVE HOUSING
State Housing Element law defines transitional housing as:
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“buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance” (Government Code Section 65582(j)).
Transitional housing is a type of housing that facilitates the movement of homeless individuals and families to permanent housing. Transitional housing may take several forms, including group quarters with beds, single-family homes, and multi-family apartments. Transitional housing residents are usually provided supportive services to assist them to achieve greater economic independence and a permanent, stable living situation (often six months to two years).
Supportive housing is defined as:
“housing with no limit on length of stay, that is occupied by the target population, and that is linked to an onsite or offsite service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community” (Government Code Section 65582(g)).
Supportive housing provides housing and social services for homeless individuals and families, people with disabilities, and special needs populations.
Similar to transitional housing, supportive housing may take several forms, including group quarters with beds, single-family homes, and multi-family apartments.
State law (Government Code Section 65583(c)(1)(C)(3)) requires cities and counties to permit transitional housing and supportive housing as a residential use subject only to the same restrictions that apply to other residential uses of the same type in the same zone. Supportive housing must also be permitted by right in zones where multi-family and mixed uses are permitted, subject to certain standards (Government Code Section 65651(a)).
The City amended the Zoning Ordinance on December 16, 2014, with subsequent amendments as recent as 2018, to allow transitional and supportive housing as permitted uses in zones allowing residential use, in accordance with state law, including adoption of the following definitions:
Transitional housing: a type of supportive housing used to facilitate the movement of homeless individuals and families to permanent housing. A homeless person may live in a transitional dwelling for no less than six months while receiving supportive services that enable independent living.
Transitional housing units are residential uses subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zoning district.
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TH Cycle Housing Element Background Report CERTIFIED | 5-23 Supportive housing: permanent rental housing that provides a range of support services designed to enable residents to maintain stable housing, improve his or her health status, lead fuller lives, and when possible, work in the community. Supportive housing units are residential uses subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zoning district.
AB 2162, which went into effect on January 1, 2019, allows supportive housing up to 50 units by-right in multi-family and mixed-use zones and precludes cities from imposing parking requirements on supportive housing developments located within one-half mile of a public transit stop.
Because AB 2162 imposes additional standards that were not required in 2018, the current ordinance is a constraint to the development of supportive housing.
To achieve compliance, the City will update the Zoning Ordinance, as discussed in Program C.
The City’s standards are consistent with state law, and do not present a constraint to the development of transitional and supportive housing.
SINGLE-ROOM OCCUPANCY (SRO) UNITS
Single-room occupancy (SRO) units are not defined in state law, but under Housing Element law, cities must facilitate SROs as a form of housing for special needs populations (Government Code Section 65583(c)(1)). An SRO unit usually occupies between 200 to 350 square feet. SROs are an important source of affordable private housing for lower-income individuals, seniors, persons with disabilities, and formerly homeless people. The Zoning Ordinance defines SROs as:
“a type of group residential use where there are at least five single rooms with no more than two occupants in each unit that complies with the regulations in Section 19.10.160. The single rooms are habitable rooms that may have a bathroom and/or limited cooking facilities and are intended for combined living and dining purposes.”
SROs are allowed in the RH district.
Development Standards
Table 5-3 outlines residential development zoning standards. Table 5-4 outlines Watson Ranch Specific Plan zoning districts development standards. Table 5-5 outlines the Broadway District Specific Plan zoning district development 367
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Table 5-3 Citywide Development Standards
Zoning
Min. Lot
Area
(square
feet)
Front
Setback
(feet)
Side Setback, 1
st
Story (feet)
Side
Setback, 2
nd
Story (feet)
Street Side
Setback of
Corner Lot (feet)
Rear
Setback
(feet)
Max.
Height
(feet)
Max. Dwelling Units per Acre
(du/ac)
Max. Lot
Coverage
RE 43,560 10% of lot
depth
10% of lot width 10% of lot
width
10% of lot width 25% of
lot
depth
35 1 30%
RRH 20,000 30 15 ft. with no less
than 35 ft.
between homes
on adjoining
parcels
20 25 30 35 1 60% of approved
building envelope
RR-20000 20,000 20 10 10 10 20 35 2 30%
RR-10000 10,000 20 10 10 10 20 35 4 30%
RS-8000 8,000 15 5 8 10 20 35 6 40%
RS-6500 6,500 15 5 8 10 15 35 7 40%
RM 20,000 15 5 10 10 10 40 Per General Plan 50%
RH 20,000 20 5 10 10 10 40 Per General Plan 50%
RH-1 20,000 20 5 10 10 10 40 16 50%
RH-2 20,000 20 5 10 10 10 40 20 50%
RO See Underlying Zoning District standards
CC 1 acre 20 20 10 15 10 35 20 west of Broadway; 35 east of Broadway per General Plan
Policy 1.15.1
50% west of
Broadway, 60%
east of Broadway
CN 10,000 10 10 10 10 20 30 20 per General Plan Policy
1.14.1 50% west of
Broadway, 60%
east of Broadway
LI 20,000 20 5 10 15 10 40 Emergency Shelter per
Chapter 19.38
70%
REC N/A N/A N/A N/A N/A N/A N/A 1 Dwelling Unit permitted per ACMC Table 19.15.030
N/A
Source: American Canyon Municipal Code.
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TH Cycle Housing Element Background Report CERTIFIED | 5-25 Table 5-4 Watson Ranch Specific Plan Development Standards Zoning
Min. Lot Area
(square feet)
Front
Setback
(feet)
Internal Lot
Setback
(feet)
Corner Lot Side
Setback – 2
nd &
3 rd Story (feet)
Corner Lot Covered
Porch Side Setback
(feet)
Rear
Setback
(feet)
Max.
Height
(feet) FAR
Max. Dwelling
Units per Acre
(du/ac)
Max. Lot
Coverage
MDR-12 3,200 15 5 10/15 6 15 35 0.7 12 55%
MDR-16 1,500 10 3 8/10 6 10 35 0.7 16 55%
HDR 20,000 15 10 15/15 10 10 40 1 Unlimited 50%
Source: American Canyon Municipal Code.
Table 5-5 Broadway Specific Plan
Zoning
Min.
Lot
Area
Setback
from
Broadway
(feet)
Side
Yard
Setback
(feet)
Side
Corner
Lot
Setback
(feet)
Front
Setback
(feet)
Rear
Setback
(feet) Max. Height (feet) FAR
Max.
Dwelling
Units per
Acre
(du/ac)
Max. Lot
Coverage
Open Space
Requirement
Downtown
Core
1 acre 30 10 15 – 10 24 feet when
setback at least 15
feet from a public
right-of- way
24 feet
when
setback at
least 15 feet
from a
public rightof- way
35 n/s Ground floor
Patios 100
square feet
minimum 8-feet
deep
Balconies 50
square feet
minimum 6-feet
deep
Broadway
Residential
1 acre 30 10 15 – 10 24 feet when
setback at least 15
feet from a public
right-of-way.
42 feet when
setback 30 feet
from a public rightof-way.
0.7 – 55% Ground floor
Patios 100
square feet
minimum 8-feet
deep
Balconies 50
square feet
minimum 6-feet
deep
Medium
Density
Residential
20,000
square
feet
15 10 15 10 40 1 50%
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Zoning
Min.
Lot
Area
Setback
from
Broadway
(feet)
Side
Yard
Setback
(feet)
Side
Corner
Lot
Setback
(feet)
Front
Setback
(feet)
Rear
Setback
(feet) Max. Height (feet) FAR
Max.
Dwelling
Units per
Acre
(du/ac)
Max. Lot
Coverage
Open Space
Requirement
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Min.
Lot
Area
Setback
from
Broadway
(feet)
Side
Yard
Setback
(feet)
Side
Corner
Lot
Setback
(feet)
Front
Setback
(feet)
Rear
Setback
(feet) Max. Height (feet) FAR
Max.
Dwelling
Units per
Acre
(du/ac)
Max. Lot
Coverage
Open Space
Requirement
Local
Serving
Mixed Use
1 acre 30 10 15 15 10 24 feet when
setback at least 15
feet from a public
right-of-way. 42
feet when setback
30 feet from a
public right-of-way
– 20 N/A Ground floor
Patios 100
square feet
minimum 8 feet
deep
Balconies 50
square feet
minimum 6 feet
deep
Business
Park
1 acre 30 10 15 15 10 24 feet when
setback at least 15
feet from a public
right-of-way.
42 feet when
setback 30 feet
from a public rightof-way
– – 60% Ground floor
Patios 100
square feet
minimum 8-feet
deep
Balconies 50
square feet
minimum 6-feet
deep
Southeast
Area
Specific Plan
20,000 5 feet,
1 story,
10 feet,
2 story
10 15 10 42 feet; 15 feet
accessory
structure
18 50%
Source: American Canyon Municipal Code.
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standards. The Specific Plans are each identified because they regulate development through different standards. The maximum height throughout the city ranges from 30 to 40 feet, which equates to a maximum of approximately two to four stories. Maximum lot coverage ranges from 30 to 60 percent.
Parking Standards
Parking increases the cost to build housing and may reduce potential density on a site because developers must reserve land for parking or build costly parking structures. According to the Terner Center for Housing Innovation at UC Berkeley, parking can cost $25,000 to $75,000 per space to construct.11 Requiring less parking not only reduces the project cost but allows more space to build housing units.
State Density Bonus law12 allows a reduced parking standard. This state affordable housing parking standard is 0.5 parking spaces per unit for affordable and senior housing development and no more than 0.3 parking spaces per unit for special needs housing development.
The Parking Code (Chapter 19.21) permits reductions in parking for several circumstances. These include:
• Alternate parking requirements for uses that demonstrate parking demand comparable to another use (ACMC Section 19.21.030(A.3)). • Parking shared with another use that generates parking needs primarily at different times, and that cooperatively establish and operate shared parking facilities (ACMC Section 19.21.030(B)).
The City’s parking requirements are summarized in Table 5-6. During stakeholder interviews13 conducted for this Housing Element update, developers commented that the City’s parking requirements are not prohibitive given the context of American Canyon as a car-dependent community. However, some developers expressed a need for decreased parking requirements for certain housing types, stating that in special circumstances, parking spaces were underutilized. The City will explore additional opportunities for reduced parking standards through Programs F, K, and N.
11 Terner Center for Housing Innovation at UC Berkeley, 2016. Available at:
http://ternercenter2.berkeley.edu/proforma/
12 Government Code Section 65915-65918
13 Market-rate and affordable housing developer stakeholder interview. March 14, 2022 372
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TH Cycle Housing Element Background Report CERTIFIED | 5-29 Table 5-6 Parking Standards by Residential Use
Types of Use Number of Required Parking Spaces
Single-family residential
Two-family residential
• 2 covered spaces
Multifamily residential
Accessory unit
• Studio: 1 covered space
• Unit with 1 bedroom: 1 covered, plus 0.5
uncovered spaces
• Unit with 2 or more bedrooms: 1 covered space
plus 1 uncovered space
• Plus 1 guest space per 4 units
Secondary unit (ADUs) • 1 space (covered or uncovered)
Mobilehome park • 1 covered space plus 1 uncovered space per unit, plus 0.5 guest spaces per unit
Senior citizen housing development • 1 space per 1.5 units Long term care facility • 1 space per 2 beds
Source: American Canyon Municipal Code.
Density Bonus
State Density Bonus Law (Government Code Section 65915-65918) requires the City to approve certain incentives to developers that provide affordable or senior housing. The amount of the density bonus is set on a sliding scale, based upon the percentage of affordable units at each income level, with a maximum density bonus of 50 percent.
Density bonus law also requires qualifying projects be provided up to three incentives or concessions. The number of required incentives or concessions is based on the percentage of affordable units in the project. An incentive or concession is defined as:
• A reduction in site development standards or a modification of zoning code or architectural design requirements, such as a reduction in setback or minimum square footage requirements;
• Approval of mixed-use zoning; or
• Other regulatory incentives or concessions which actually result in identifiable and financially sufficient cost reductions.
Chapter 19.27 of the City Zoning Ordinance was most recently updated to comply with state law in 2018. Since that time, Density Bonus Law has been amended. The City’s density bonus ordinance is not consistent with new changes to state Density Bonus Law in the following ways:
• The highest density bonus allowed is 35 percent, instead of 50 percent as required by state law.
• Parking requirements are higher than the maximums allowed by state law. Under current Density Bonus Law, qualifying projects are automatically eligible for a ratio or 1.5 spaces per each two- and three373 5-30 | American Canyon 6
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bedroom unit, and no parking may be required for 100 percent affordable projects near transit stops and affordable senior housing projects. Other qualifying projects near transit are also eligible for reduced parking requirements.
• The number of concessions for which a project is eligible is based on a lower percentage of affordable units that the City’s code currently allows.
Programs C and P commits the City to updating the Zoning Ordinance to meet new standards in state law.
Inclusionary Housing Program
Inclusionary housing programs require a certain percentage of units in a marketrate development be designated as affordable units. American Canyon’s inclusionary housing program (Zoning Code Section 19.28.040) applies to rental and ownership projects containing 10 or more dwelling units when initial sales prices or rents will be affordable only to above moderate-income households.
In 2009, the Palmer/Sixth Street Properties vs. City of Los Angeles case prohibited inclusionary requirements on rental projects in California. To address this legal change, the City adopted a Housing Nexus Impact Fee in 2016. The Affordable Housing Nexus fee is assessed on new development as follows:
• A per square foot fee on each new apartment rental unit • A per square foot fee on each new ownership residential dwelling unit if constructing on-site affordable housing as part of the project is not financially feasible.
• A per square foot fee on each new nonresidential development Funds generated by the Affordable Housing Nexus fee are used for a variety of affordable housing programs that support needs identified in this Housing Element.
In 2017, the California Legislature passed 15 bills to facilitate all types of housing—especially affordable housing. Assembly Bill 1505 was signed into law September 29, 2017 and became effective January 1, 2018. AB 1505 superseded the Palmer decision, which allowed the City to reinstate inclusionary requirements on new rental projects. In October 2019, the City updated the Inclusionary Housing Ordinance to reinstate inclusionary requirements for rental projects.
In conjunction with reinstating inclusionary requirements, state law requires local jurisdictions to accommodate a wide variety of alternative measures to achieve affordable housing when inclusionary requirements are determined to be a barrier to affordable housing. The 2019 ordinance accommodates a wide range of alternatives.
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TH Cycle Housing Element Background Report CERTIFIED | 5-31 The program requires projects provide affordable units as follows:
• Ownership projects shall provide at least 10 percent of applicable project units at prices or rents affordable to low-income households.
Such inclusionary units may be either ownership units or rental units. • Rental projects shall provide at least five percent of applicable project units at prices or rents affordable to low-income households, and five percent affordable to very low-income households.
• Where an odd number of inclusionary units are required of a rental housing project, a larger number of units affordable to very low-income households shall be provided (e.g., if the inclusionary requirement equals three units, two shall be affordable to very low-income households and one shall be affordable to a low-income household). If only one inclusionary unit is required, such unit must be affordable to a very low-income household.
The program offers alternative methods for meeting the inclusionary housing requirement:
• The developer may provide a site for the construction of affordable housing in lieu of constructing inclusionary housing units. • Housing Nexus Fee: The developer may pay an in-lieu fee as an alternative when the construction of such units is infeasible.
In-lieu fees are deposited into the City’s housing fund and are used to provide housing affordable to very low- and low-income households (Zoning Ordinance Section 19.28-050).
During stakeholder interviews14 conducted for this Housing Element Update, market-rate housing developers commented that market-rate renters and home purchasers subsidize the cost of affordable housing. This subsidy drives up prices for market rate rents and home purchases. Additionally, developers suggested that affordable housing should not be provided by an inclusionary program (e.g., collecting a fee to fund affordable housing or infrastructure to support new housing for low-income residents).
The City of American Canyon’s inclusionary requirements are similar to other jurisdictions within Napa County. In response to developer concerns that inclusionary requirements are a barrier to providing market-rate housing, the city offers in-lieu fees and other alternatives to avoid over-burdening housing costs.
The City’s inclusionary requirements do not pose a constraint to residential development and are one of the key programs to assist in providing housing affordable to low- and moderate-income households. However, developers have suggested that there are policy changes that might provide more incentives to 14 Developer stakeholder roundtable. March 14, 2022
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projects providing affordable units on site rather than paying the in-lieu fee.
Through Program V, the City will examine changes to the inclusionary program that would increase the supply of affordable housing.
Local Ordinances
MOBILEHOME PARK CONVERSION ORDINANCE
City Zoning Code Chapter 19.32 ensures that any proposed mobile home park conversion to any other use occurs consistent with these standards:
• adequate notice,
• evaluate social and fiscal impacts prior to consideration of a proposed conversion, and
• park residents are provided relocation and other assistance consistent with California Government Code Sections 65863.7 and 66427.4.
In addition, the conversion may also require City Council approval of a tentative subdivision map, design permit, and a use permit.
Mobile home parks provide a significant source of naturally occurring affordable housing, and their preservation ensures continued occupancy by lower-income households. This ordinance is not considered a constraint due to its protection of existing mobile home parks.
RENTAL HOUSING CONVERSION
Chapter 18.32 of the Subdivision Ordinance regulates rental property condominium conversions.
The ordinance includes a variety of requirements. These include:
• building condition reports (Section 18.32.040)
• tenant notification (Section 18.32.050)
• tenant exclusive right to purchase (Section 18.32.050 (c)) • tentative map approval (Section 18.32.060)
• compliance with the Inclusionary Housing Ordinance (Section
18.32.090)
• payment of a fee of $5,000 per unit, which is deposited in the City’s housing fund.
The condominium conversion ordinance is intended to preserve rental housing and is therefore not a constraint to the development or preservation of affordable housing.
SENIOR HOUSING CONVERSION ORDINANCE
Senior housing projects are protected under Zoning Ordinance Chapter 19.34, Conversions of Senior Housing to Non-Senior Housing, which states that no senior housing project shall convert to a non-senior housing project unless the 376
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This ordinance provides additional protection for this housing for a special needs population to remain as such and not convert to market-rate housing.
HISTORIC PRESERVATION
There are no known designated historic resources in American Canyon that would constrain the development of housing throughout the city.
Housing for Persons with Disabilities
As discussed in Chapter X: Housing Needs Assessment, approximately 11.3 percent of American Canyon residents have a disability. Persons with disabilities have a wide range of housing needs which vary depending on severity and level of accessibility needed. Physical, mental, and/or developmental disabilities may prevent a person from working, restrict one’s mobility, or make it difficult to care for oneself. The City strives to create “barrier-free” housing, making housing more accessible to critical services and transit. American Canyon has several guidelines that it follows, such as the Federal Fair Housing Act and the California Building Code to increase accessibility and safety in housing developments.
DEFINITION OF FAMILY
Local jurisdictions may restrict access to housing for households that do not meet the jurisdiction’s definition for “family.” A restrictive definition of “family” that limits the number of individuals living together may illegally limit the development and siting of group homes for persons with disabilities, but not for housing families that are similarly sized or situated. The Zoning Ordinance defines “family” as “one or more individuals occupying a dwelling unit and living as a single household unit” (Section 19.04.030) This definition is not considered restrictive.
REASONABLE ACCOMMODATION PROCEDURES
Both the Federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodations (i.e., modifications or exceptions) in their zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. For example, it may be a reasonable accommodation to waive a setback requirement so that a paved path of travel can be provided to residents who have mobility impairments.
The City adopted a reasonable accommodation ordinance (Chapter 19.52) in 2009, which contains a formal procedure for an individual with a disability seeking equal access to housing to request reasonable accommodation. 377
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Requests for reasonable accommodation shall be made in a manner prescribed within this section.
• Requests for reasonable accommodation shall be submitted by completing the city of American Canyon Request for Reasonable Accommodation Form and submitting it to the community
development department and specifying the following information:
o Name and address of the individual(s) requesting reasonable accommodation;
o Name, address and telephone number of the property owner(s) o Address of the property for which accommodation is requested o The current actual use of the property;
o Description of the requested accommodation and the zoning code provision, regulation(s), policy or procedure for which accommodation is requested;
o The basis for the claim that the individual is considered disabled under the acts; and
o Reason that the requested accommodation is necessary for the individual(s) with the disability to use and enjoy the dwelling. • If the project for which the request for reasonable accommodation is being made also requires some other discretionary approval (including, but not limited to, a conditional use permit, design review, general plan amendment, zoning change, annexation, etc.), then the applicant shall file the information required by this section together for concurrent review with the application for discretionary approval. • No application fee shall apply to a request for reasonable accommodation (unless the request is being made concurrently with an application for some other discretionary approval, in which case the applicant shall pay only the required application fee for the discretionary approval).
• Any information related to a disability status and identified by an applicant as confidential shall be retained in a manner so as to respect the privacy rights of the applicant and shall not be made available for public inspection.
• A request for reasonable accommodation in regulations, policies, practices and procedures may be filed at any time that the accommodation may be necessary to ensure equal access to housing. A reasonable accommodation does not affect an individual’s obligations to comply with other applicable regulations not at issue in the requested accommodation.
• If an individual needs assistance in making the request for reasonable accommodation, the city will provide assistance to ensure that the process is accessible.
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TH Cycle Housing Element Background Report CERTIFIED | 5-35 A request for reasonable accommodation may be made by any person with a disability, their representative, or an entity, developer, or provider of housing for individuals with disabilities, when the application of a land use or zoning regulation, policy, practice, or procedure acts as a barrier to housing opportunities. Those requesting reasonable accommodation must complete the Request for Reasonable Accommodation Form and submit it to the Community Development Department. The written decision to grant or deny a request shall be based on the following findings:
• That the housing will be used by a person with a disability. • That the request for reasonable accommodation is necessary to make specific housing available to a person with a disability. • That the requested reasonable accommodation would not impose an undue financial or administrative burden on the city.
• That the requested reasonable accommodation would not require a fundamental alteration in the nature of a City program or law, including but not limited to land use and zoning.
There is no fee to request a reasonable accommodation. Requests for reasonable accommodations are reviewed by the Community Development Director. The City has received three reasonable accommodation requests since 2009. All three requests were approved administratively, and no fee was charged. The City’s reasonable accommodation procedure does not constrain a person’s equal access to housing.
Building Code
For new construction the City’s building department requires new housing to comply with the 1998 amendment to the Fair Housing Act, with multifamily development also subject to the Americans with Disabilities Act (ADFA) standards. These standards assure that all new apartment buildings are subject to requirements for unit “adaptability” on ground floor units. Adaptable units are built for easy conversion to disabled access, such as doorway and hallway widths, and added structural support in the bathroom to allow the addition of handrails.
In addition to land use controls, local building codes also affect the cost of housing. While the incorporation of these measures may raise the cost of construction, these standards are necessary to prevent much more costly damage related to a potential seismic or fire episode. No restrictions or amendments were adopted that are more restrictive than California law, however, inherently, anything that adds to the cost of housing is a constraint to housing. Enforcement of the CBC is required by California law and does not constrain the production or improvement of housing. The City adopted the following state building codes:
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• 2022 California Building Code (Volumes 1 and 2)
• 2022 California Residential Code
• 2022 California Electrical Code
• 2022 California Plumbing Code
• 2022 California Mechanical Code
• 2022 California Energy Code
• 2022 California Green Building Standards Code (CalGreen) (no CalGreen tiers are adopted locally)
Code Enforcement staff respond to complaints regarding Zoning Ordinance violations which affect the safety, quality of life, and appearance of the City.
Code enforcement practices are a regular function of cities and are not generally considered a constraint to the development of housing. However, code enforcement practices may create a burden for lower-income households if they are required to rehabilitate their homes to bring them into compliance with the code. Program I will direct funds to low-cost rehabilitation loan programs for lower-income homeowners.
ENERGY CONSERVATION
As stated above, the city of American Canyon has adopted the 2022 California Energy Code. In 2012, the City adopted the Energy Efficiency Climate Action Plan.15 The plan provides feasible strategies and measures that cost-effectively reduce energy use and energy-related greenhouse gas emissions in both municipal operations and across the community. The General Plan update underway at the time of adoption of this Housing Element will include new energy conservation strategies consistent with state law. 15 American Canyon Energy Efficiency Climate Action Plan, 2012. Accessed:
https://www.cityofamericancanyon.org/home/showpublisheddocument/5024/637123541056170000 380
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TH Cycle Housing Element Background Report CERTIFIED | 5-37 On and Off-Site Improvements
In most areas of the city, all utilities, such as sewer lines, water lines, stormwater mains, natural gas, and electrical service exist along at least one side of each street. Few infill parcels would require significant upgrade or extension of utilities to serve a development site. In areas where curbs, gutters, sidewalks, improved streets, and utilities exist, it is likely that off-site improvements would not be required. In unimproved areas, the City would typically require installation of utilities, curbs, gutters, and sidewalks, and upgrading the facing street to the centerline to City standards.16
American Canyon has adopted a list of Engineering Standards for all forms of public infrastructure. These standards apply to any new development in the City except for alternate standards adopted in the General Plan or a Specific Plan.
The Engineering Standards are available on the City’s website at this address:
https://www.cityofamericancanyon.org/home/showpublisheddocument/1785 4/637123540662870000.
The General Plan Circulation Element provides street cross section standards as shown below. These sections include street widths, sidewalk, parkway landscaping, center median standards, on-street parking and bicycle lane requirements:
Figure 2 Standard Street Cross Sections
16 City of American Canyon Housing Element, 2015.
https://lf.cityofamericancanyon.org/WebLink/DocView.aspx?id=46458&dbid=1&repo=AmericanCanyon 381
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• Circulation Element Policy 1.2 states that planned improvements may be phased as development occurs and need for increased capacity is identified.
• Policy 1.19 supports Complete Streets to further mobility of all types, including transit, bicyclists, and pedestrians consistent with the City’s Complete Streets Resolution 2012-72.
• Policy 1.21 allows the City Engineer to approve an exception to the City standards when the city standard would conflict with the need for right-of-way and physical impacts on private or public properties, environmental impacts caused by implementing the city standard, and other technical considerations.
The City addresses governmental constraints for infrastructure by allowing the City Engineer, through a ministerial process, approve engineering standard deviations when it can be demonstrated that a modified standard is more feasible without compromising public safety.
The City further addresses governmental constraints for affordable housing by supporting grants to pay for infrastructure. For example, the Valley View affordable senior apartment project was awarded a $1 million Community Development Block Grant (CDBG) to pay for needed sewer upgrades to serve the project.
The Broadway District Specific Plan (BDSP) is a 300- acre neighborhood located in the central part of the city. The BDSP plans for an additional 1,200 mostly multi-family dwelling units. The central city location accommodates new, affordable housing near jobs, transit, services, and retail in infill locations where infrastructure is already available or needs minor upgrades. Constructing higherdensity housing in the central part of the city in in-fill parcels makes efficient use of existing infrastructure at a lower potential cost than a greenfield site.
The City is limits governmental constraints by conducting Programmatic Environmental Impact Reports (PEIRs). PEIRs evaluate infrastructure needs for a larger area ahead of time. Residential projects within a PEIR will have the infrastructure needs identified which speeds review time. Both the BDSP and Watson Ranch Specific Plans have a PEIR.
As discussed below in Watson Ranch, the City is amenable to improving developer certainty and reduce governmental constraints by approving a Development Agreement. A Development Agreement limits the City’s ability to change development regulations and costs for developing in the City.
The Watson Ranch Specific Plan (WRSP) was adopted in 2018. This Specific Plan accommodates 1,253 market-rate dwelling units with no limit to density bonus and affordable housing. Currently, 186 affordable inclusionary apartments are under construction. The WRSP includes specific standards for certain 382
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TH Cycle Housing Element Background Report CERTIFIED | 5-39 infrastructure improvements. These standards are intended to foster a more urban, walkable neighborhood. Listed below are the WRSP Street sections. 383
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384
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TH Cycle Housing Element Background Report CERTIFIED | 5-41 To further improve financial feasibility for Watson Ranch, the City and Developer entered into a Development Agreement in 2019. The Development Agreement provides the developer a vested right to construct the Watson Ranch project for 30 years including:
• No reduction in the total number of residential
dwelling units or non-residential building units, uses, square footage, floor area ratio, size, height or number of buildings, or other improvements otherwise allowed
by the Applicable Law.
• No new City Laws that limit, control, or otherwise
regulate the availability of public or private utilities, services, or facilities otherwise allowed by the
Applicable Law, including without limitation, water,
wastewater, storm water, gas, electricity,
telecommunications, roadways, access points, schools,
parks, trails, and/or other public and private
improvements of the Project.
• No new City Laws that limit, control, or otherwise regulate the rate, timing, phasing or sequencing of the approval, development, or construction of all or any part of the Project (or Property) in any manner, or take any action or refrain from taking any action that 385
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results in Developer having to substantially delay construction of the Project on the Property or require the acquisition of additional permits or approvals by the City or other public agency other than those required by the Applicable Law.
• No new City Laws that limit or control the location of buildings, structures, grading, access, roadways, schools, parks, trails, and/or other public and private improvements of the Project in a manner that is inconsistent with or more restrictive than the limitations in the Applicable Law (including Project Approvals).
• No new City Laws that limit the processing and/or timing of Project Approvals.
• No new City Laws that impose any hourly wage, salary, work pay or other worker-compensation-related regulation or policy on the Project not agreed to by Developer.
• Except as allowed by the Development Agreement, no new City Laws that impose any City law, ordinance, fee, tax, regulation not in force and effect on December 31, 2017, except those required by state and/or federal law and/or by state and/or federal courts.
The limitations on future city policies and/or laws provide the developer with financial certainty related to governmental constraints to construct the project with known City standards and regulations for a 30-year period, which is anticipated to equal or surpass the buildout term of the project.
In Watson Ranch, with narrower street standards than the citywide standards, the developers of Lots 14/15 and Lot 10 single family subdivisions received City Engineer approval of street standard exceptions for: 1) beveled curb and gutter; 2) a reduction in local street widths; 3) a narrower cul-de-sac radius; and 4) a modification to storm drain pip surcharging. These design exceptions reduced the cost to provide safe infrastructure to 317 single-family homes.
American Canyon is not an entitlement jurisdiction. Thus, the City must compete for limited Community Development Block Grant (CDGB) funds. In the case of the 70-unit Valley View Affordable Seniors Housing Project, a wastewater main needed to be upgraded to serve the project. The City was successful in obtaining a $1 million CDBG grant to fund the wastewater main upgrade project.
In stakeholder interviews conducted for this Housing Element Update, affordable and market-rate developers reported that required infrastructure improvements constrain housing by adding cost, and participants suggested funding infrastructure through other means.
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TH Cycle Housing Element Background Report CERTIFIED | 5-43 Under Program O, the City would apply for Community Development Block Grant funds that could offset the cost of on- and off-site improvements for affordable housing.
Fees
The City requires a variety of fees to cover the cost of processing development requests, providing public facilities and services to new development, and mitigating the environmental impacts of new development. Although these fees are necessary to meet City service and environmental standards, they can have a substantial impact on the cost of housing, particularly affordable housing.
In stakeholder interviews conducted for this Housing Element Update with affordable and market-rate developers working in American Canyon and nearby cities, the cost of fees was not reported to be prohibitive to building housing.
Rather, the overall cost of construction and the limited funds available for affordable housing were more of a constraint. Affordable housing in-lieu fees, as discussed above, were reported to be a constraint to developing affordable market-rate housing, in that market-rate units in the same development subsidize the cost of providing units or paying the fee.
In the case of the 66-unit Napa Cove affordable housing project, the City supported the applicant with their California Tax Credit Allocation Committee (TCAC) funding application. The City also streamlined the development application review to just a few weeks, and supported the applicant’s application for project-based vouchers. Reducing processing time and bringing “outside” funding for affordable housing augments the limited housing nexus fees and inclusionary housing from other residential projects.
Program U would help alleviate the impact of fees on the provision of affordable housing, by providing fee deferrals or fee reductions, or using the Affordable Housing Fund to subsidize fees, as appropriate.
DEVELOPMENT FEES
Development fees (sometimes referred to as “impact” fees) are required to offset the cost of provision of public services such as: traffic, park, water and sewer capacity, civic facilities, and affordable housing (see Inclusionary Housing Program, above). Other agencies that are independent from the City collect impact fees. These include the American Canyon Fire Protection District, and State-mandated school impact fees.
The City’s most recent Affordable Housing Nexus Study17 analyzed four residential development prototypes and identified the associated development impact fees collected by the city for all sources plus outside agencies (i.e.: Fire 17 City of American Canyon, Affordable Housing Nexus Study Background Report, 2016. https://www.cityofamericancanyon.org/home/showpublisheddocument/7925/637121856997970000 387
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District and School District) (Table 5-7). The estimations show that per unit, apartments (“stacked flat apartment”) have the lowest per-unit fees, at $21,899, followed by townhomes at $36,448. However, by total cost for 100 units, a townhome has the lowest fees, at $3,644,800. For the four prototypes, the development fees make up 7.3 to 13.9 percent of the total development cost.
Comparatively, in Napa County, based on a 2,800 square foot single-family home, the total development fees would amount to $45,322 per unit, or $16.19 per square foot. This represents a less than six percent of the average construction cost of $784,000.18 The County fee percentage of the total development costs is smaller than the 8.5 percent cost for the same size singlefamily home in American Canyon. However, homes in the County often do not have access to urban services that are disproportionately needed by lowerincome residents. These typically include a lack of essential potable water and sewer services that must be provided at higher cost with on-site well and septic system. Other urban services not generally available in the unincorporated County that are available in American Canyon include proximate access to public transit, parks, and civic facilities. Considering the City of American Canyon provides additional services disproportionately needed by lower-income residents, the residential impact fees are comparable to Napa County. 18 Napa County 2022 Housing Element Public Draft.
https://www.countyofnapa.org/DocumentCenter/View/25221/Public-Review-Draft-Napa-County-HousingElement-Update-6-9-22?bidId= 388
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Fee
Large Lot
Single
Family
Small Lot
Single
Family Townhouse
Stacked Flat
Apartments
Prototype Square Footage 321,000 268,000 140,000 181,100 Units 100 100 100 100
School Fees $1,373,880 $1,147,040 $599,200 $0
Water Capacity Fees $1,246,200 $1,246,200 $1,246,200 $1,620,000 Wastewater Capacity Fees $801,600 $801,600 $801,600 $1,042,000 Traffic Mitigation Fee $439,400 $439,400 $439,400 $26.96 Parks and Rec Fee $439,400 $439,400 $439,400 $878,800
Fire Facilities Impact Fee $65,805 $54,940 $28,700 $50,326 General Plan Update Fee $6,800 $6,800 $6,800 $13,600
Total Fees (% of total
development cost)
$4,456,585
(8.5%)
$4,218,880
(9.5%)
$3,644,800
(13.9%)
$4,379,726
(7.3%)
Total Development Fees
Cost
$52,701,709 $44,533,63
2 $26,167,570 $60,405,582
Total Fees Per Unit $44,566 $42,189 $36,448 $21,899
Total Development Fees
Cost/Unit
$527,017 $445,336 $261,676 $302,028
Total Fees Per Net Sq. Ft. $13.88 $15.74 $26.03 $24.18
Total Estimated
Development Fees Cost/
Sq. Ft.
$164.00 $166.00 $187.00 $334.00
1 Assumes 2,000 square feet per single family unit
2 Assumes 1300 square feet per townhome unit
3 Assumes 800 square feet per multifamily unit
4Assumes 500 square feet pre ADU
5SFD = ITE Code 210 (9.52 trips/day)
6MFD = ITE Code 221 (5.44 trips/day)
7Townhome = ITE Code 220 (6.65 trips/day)
Source: American Canyon, 2022.
Source: City of American Canyon.
BUILDING PERMIT FEES
Table 5-8 summarizes the City’s building permit fees for single family and multifamily development. Normally, permit fees would have a minimal impact on housing costs because most the fees are flat rate charges, not per unit charges, and can be spread over the entire development. 389
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Table 5-8 Residential Building Permit Fees
Applications Fee
Building Permit – Single Family & New Construction
1-1,500 square feet $1,533
1,501-3,000 $1,952
3,001-4,500 $2,349
4,501-6,000 $3,178
6,001 + square feet- additional
time per 200 square feet
$113
Electrical Permit $45
Mechanical Permit $45
Building Permit Issuance $30
Building Permit – Multifamily & New Construction
1-5,000 square feet $2,317
5,001-10,000 $3,136
10,001-15,000 $4,656
15,001-30,000 $6,262
30,001-50,000 $8.480
50,001 + square feetAdditional time per 5,000
square feet
$692
Other Inspections and Fees (including inspection of fire sprinkler systems) Inspections outside of normal
business hours
$312 minimum, plus the hourly rate of the Building
Inspector I and II for each additional hour over 2 hours Re-inspection fees $139 minimum, plus the hourly rate of the Building Inspector I and II for each additional hour over 1 hour Inspection for which no fees
are specifically indicated
$139 (hourly rate)
Source: City of American Canyon 2021-2022 Fee Schedule.
PLANNING FEES
Planning fees that cover the cost of reviewing and approving the entitlement plans. Once the entitlement is approved, there are planning fees to review and inspect the construction. Fees are charged to cover the costs of City staff review and processing of applications and permits related to housing development. A project’s application fees are estimated upon submittal, and the developer pays a deposit covering the estimate. Actual staff time spent on the project is then deducted from the deposit amount, and any unspent remainder is refunded.
Typical fees for housing projects are listed in Table 5-9. 390
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TH Cycle Housing Element Background Report CERTIFIED | 5-47 Table 5-9 Residential Planning Permit Fees
Applications Fee
Planning Approvals
Design Permit, director review $3,549
Design Permit, Planning Commission review $7,799
Major Conditional Use Permit $7,799
Minor Conditional Use Permit $1,974
Other
Pre-application $813
Variance $1,827
Minor Variation $1,283
Minor Modification $1,935
Pre-zoning/Rezoning $3,578
Zoning Ordinance Amendment $8,008
General Plan Amendment $8,008
Specific Plan Amendment $7,179
Temporary Trailer Permit $99
Zoning Clearance $66
Planning Plan Check (General) $174
Classifications of Use $158
Land Divisions
Parcel map $3,436
Tentative subdivision map $7,832
Lot line adjustment $1,753
Lot merger $3,426
Reversion to acreage map $1,753
Map extension $987
Final map review $365
Environmental Review
Categorical Exemption $132
Initial Study $13,893
CEQA Document Administration and Review $7,717
Mitigation Monitoring $1,458
Source: City of American Canyon 2021-2022 Fee Schedule. 391
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Processing and Permit Procedures
The evaluation and review process required by City procedures contributes to the cost of housing in that holding costs incurred by developers are ultimately reflected in the selling price of the home. The City Council and Planning Commission govern the review process in American Canyon, or depending on the project, it might be reviewed by the Community Development Director.
PERMIT TYPES
There are two basic development permits in the City of American Canyon, and any new development is subject to one or the other, but never both for the same project.
Residential development is considered “by-right” in Residential zoning districts.
The time frames, procedures, and application fees for processing both Design Permits and Conditional Use Permits are identical. The major differences are in the required findings. A Design Permit must adhere to the development standards of the underlying Zoning District unless a Density Bonus is a part of the applicant’s request, or the project provides affordable housing, in which development standard waivers and concessions are permitted.
Conditional Use Permit
In the City of American Canyon, the only residential use that requires a Conditional Use Permit is farm employee housing in the Community Commercial and Neighborhood Commercial Districts. For this type of residential project, the Conditional Use Permit findings are required to receive approval from the Planning Commission:
1. The proposed use is consistent with the policies and programs of the general plan and any applicable master or specific plan.
2. The proposed use is consistent with the purpose(s) and standards of the applicable zoning district(s).
3. The proposed use complies with applicable policies of the Napa County Airport land use compatibility plan.
4. The project site is physically suitable for the type and intensity of land use being proposed.
5. The proposed use will not be a nuisance or materially detrimental to the general health, safety, and welfare of the public or to property and residents in the vicinity.
6. The site for the proposed use has adequate access and meets parking and circulation standards and criteria.
7. There are adequate provisions for water and sanitary services, and other public utilities to ensure that the proposed use would not be detrimental to public health and safety.
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TH Cycle Housing Element Background Report CERTIFIED | 5-49 Findings 4 and 5 are considered a constraint to the development of farm employee housing due to the subjective nature of the requirements, and therefore, ability for bias to impact the outcome of the Planning Commission’s decision. Through Program C, the city would adopt changes to the Zoning Ordinance to allow farm employee housing to be approved with a Design Permit, rather than a Conditional Use Permit, to limit discretion in the review and approval of housing development applications.
Design Permit
A Design Permit is required for any new structures, except individual singlefamily detached dwellingsthat are not part of a new subdivision. However, when a builder constructs three or more single-family dwellings in a single subdivision in one year, or on a single block in one year if the lots are not located within a subdivision, the dwelling units shall be subject to approval of a Design Permit.
Additionally, any alteration of a residentially zoned parcel over one acre is subject to a Design Permit.
Design Permits for two-family dwellings and multi-family projects with fewer than five units are approved by the Community Development Director. Public hearings are not required. Planning Commission approval of a Design Permit (Chapter 19.41 of the Zoning Code) is required for any multifamily dwellings of five or more units in the Residential Medium and Residential High Districts.
The following areas of design shall be considered in reviewing design permits:
A. Site Planning.
1. Appropriateness of setbacks, site coverage, building heights, and outdoor use areas,
2. Adequacy of parking, and vehicular and pedestrian circulation,
3. Relationship to abutting or adjacent sites and land uses; minimization of impacts on residential districts,
4. Preservation of natural site amenities,
5. Use of landscaping, outdoor lighting, and outdoor furniture,
6. Usability of public and private open spaces.
B. Structural Design.
1. Scale, mass, bulk, and proportions,
2. Compatibility with the desirable qualities of the area and/or streetscape,
3. Compatibility of building materials and detailing for all structures,
4. Relationship to other structures and accessory elements on a site,
5. Screening of utility and mechanical facilities,
6. Design of fences and walls,
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7. Use of architectural elements that contribute to visual interest and variety, including variation to wall planes, multiple roof lines and defined entries. (Ord. 2001-02 § 1, 2001)
Approval of a Design Permit application may be granted by the appropriate decision-making authority only if all of the following findings are made (Section
19.41.050):
A. The project complies with all applicable provisions of the Zoning Ordinance and any applicable approvals granted for the project by any decision-making authority.
B. The project and its design complies with any applicable design guidelines.
C. The project and its design complies with all applicable general plan policies.
D. The project complies with applicable policies of the Napa County Airport land use compatibility plan.
E. The project’s quality and character are compatible with the surrounding area, unless physically deteriorated or blighted, and will not be materially detrimental to existing development.
F. The proposed design is compatible with existing development in the area in terms of scale, height, bulk, proportion, materials, cohesiveness, color, and the preservation of privacy.
G. The design improves the community’s appearance by avoiding both excessive variety and monotonous repetition.
H. The proposed design promotes a harmonious transition in terms of scale and character between areas of different general plan land use designations and zoning districts.
I. The proposed design provides for adequate and safe on-site vehicular and pedestrian circulation. (Ord. 2010-03 § 3, 2010; Ord. 2001-02 § 1, 2001)
Requirements such as “compatible with existing development,” “improves the community’s appearance,” and “harmonious transition,” may allow for bias in the interpretation of the design guidelines, and therefore are considered a constraint to housing. Through Program C, the City would adopt changes to the Zoning Ordinance to limit subjectivity in the review and approval of housing development applications.
Timing
The time between application submittal and project approval varies depending on the magnitude and complexity of the development proposal. Factors that can affect the length of development review on a proposed project include a requirement to hold a public hearing, the level of environmental review required, and the completeness of the application submittal. The Permit 394
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TH Cycle Housing Element Background Report CERTIFIED | 5-51 Streamlining Act governs the processing time for all planning applications in any jurisdiction. Multi-family housing construction tends to be more complex and usually requires more time between entitlement and building permit issuance (six to 12 months). The average time for processing multi-family entitlements is 23 weeks. Projects which do not require a General Plan Amendment or Zone Change are processed in an average of 14 weeks.
Table 10 Processing Timeframes for Residential Projects Approved Since 2020
Project
Name
File # Application Type Description Environmental
Review
Submittal
Date
Approval
Date
Processing
Time
Napa Cove PL21-0027 Design Permit 66 Affordable
Apartments
Addendum to
Program EIR
10/1/21 12/16/21 11 weeks
WRSP Lot 10 PL21-0014 Design Permit,
Tentative
Subdivision Map
219 Single
Family Homes
Addendum to
Program EIR
6/4/21 9/30/21 17 weeks
Lemos
Pointe
PL21-0004 Design Permit 186 Affordable
Apartments
Addendum to
Program EIR
2/25/21 5/27/21 16 weeks
WRSP Lot
14/15
PL20-0032 Design Permit,
Tentative
Subdivision Map
98 Single Family
Homes
Addendum to
Program EIR
9/11/20 12/15/20 13 weeks
Oat Hill
Residential
PL20-0022 General Plan
Amendment,
Zone Change,
Tentative
Subdivision Map,
Airport Land Use
Commission
Override, Design
Permit
291
Condominiums
Negative
Declaration
8/17/20 9/30/21 58 weeks
Note:
• The City did not deny any residential projects during the 5th Cycle Housing Element period (2015- 2023).
• Average processing time when the project is consistent with a Program EIR is 14 weeks. • The City concurrently approved the Oat Hill residential Design Permit with a General Plan Amendment, Zone Change, plus supported an override of the Napa Airport Land Use Commission denial.
Source: City of American Canyon, 2023
In American Canyon, the average time between project approval and requests for building permits is typically three to six months but varies by type of project.
Single-family homes usually experience the least delay (two to four months).
The processing times for multi-family developments do not pose a constraint to development. In stakeholder interviews conducted for this Housing Element update,19 developers reported lack of funding for affordable housing being a greater constraint than City processes.
19 Stakeholder interviews, March 14, 2022
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Non-Governmental Constraints
Many factors affecting housing costs are related to the larger housing market.
Land costs, construction costs, and labor costs all contribute to the cost of housing and can hinder the production of affordable housing. Additionally, the availability of financing can limit access to homeownership for some low-income households.
Housing Market and Affordability
A variety of factors impact housing costs and can provide barriers for potential homeowners. For example, market forces on the economy and the subsequent effects on the construction industry may act as a barrier to housing production.20 Since the 2008 recession, national construction costs for multifamily projects rose by 25 percent. This dramatic rise in construction costs can make a project financially infeasible.21 While economic recessions can result in lower sales volumes and therefore prices,22 the COVID-19 pandemic created a global economic recession which had a unique impact on the housing market than typical recessions in the past. Lower interest rates and households spending more time at home created a demand for housing, and homeowners were more reluctant to list their home during a pandemic.23 Low inventory and associated high home prices made it difficult for lowerincome or first-time homebuyers to purchase homes entering the market.
According to Zillow, the typical home value of homes in American Canyon is $806,879 (as of July 2022). This value represents a 15.01 percent increase over the past year.
24 This price increase is considered a constraint to purchasing a home. However, it is generally consistent with regional price increases. In Napa County, the median home value in July 2022 was $931,000. This is a 12.8 percent increase over the last year.
25 As discussed in the Housing Needs Assessment,
American Canyon has the lowest typical home value compared to other jurisdictions in the county and is lower than the countywide average home value. (Table 5-11)
20 National Association of Home Builders. Material Cost Affect Housing Affordability. https://www.nahb.org/advocacy/top-priorities/material-costs 21 Terner Center for Housing Innovation, The Hard Costs of Construction: Recent Trends in Labor and Materials Costs for Apartment Buildings in California. 2020. https://ternercenter.berkeley.edu/wpcontent/uploads/2020/08/Hard_Construction_Costs_March_2020.pdf 22 Joint Center for Housing Studies of Harvard University. Past Recessions Might Offer Lessons on the Impact of COVID-19 on Housing Markets. https://www.jchs.harvard.edu/blog/past-recessions-might-offer-lessonson-the-impact-of-covid-19-on-housing-markets] 23 Anenberg, E and Ringo, D. Housing Market Tightness During COVID-19: Increased Demand of Reduced Supply? Board of Governors Federal Reserve. July 8, 2021. https://www.federalreserve.gov/econres/notes/feds-notes/housing-market-tightness-during-covid-19- increased-demand-or-reduced-supply-20210708.htm
24 https://www.zillow.com/american-canyon-ca/home-values/ 25 https://www.zillow.com/napa-county-ca/home-values/
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Table 5-11 Median Home Value Comparisons, 2016-2022
Jurisdiction/Region
Median Home
Value 2016
Median Home
Value 2022
Percent
Increase
Vallejo $352,000 $585,199 39%
American Canyon $517,000 $778,216 34%
Napa $638,000 $900,065 29%
Napa Metro $642,000 $910,270 29%
Source: Zillow.com 2022.
Construction Costs
Construction costs depend on several factors: type of construction, custom versus tract development, cost of materials, site conditions, finishing details, amenities, size, and structural configuration.
The California Construction Cost Index (CCCI) is based on the Building Cost Index (BCI). These indices provide average estimates for San Francisco and Los Angeles only and are produced by the Engineering News Record (ENR). According to the CCCI, construction costs have risen 24 percent in California since June 2016.26 Housing prices are influenced partly by the types of construction materials used.
Homes in American Canyon are generally wood frame construction, finished with stucco, wood siding, or shingles. This type of construction is the least expensive conventional method—brick, stone, and concrete block are more costly. Composition shingle and built-up roofs, which are found on a large share of the community’s homes, are also the least expensive, followed by wood shingle, wood shake, concrete tile, metal tile, and clay tile.
Hard construction costs have climbed statewide, but they are the most expensive and have risen most dramatically in the San Francisco Bay Area. While normalized statewide costs increased 25 percent between 2008-2009 and 2018, costs for projects in the Bay Area rose 119 percent over the same period, reaching more than $380 per square foot in 2018. A number of factors are likely contributing to the rapid escalation of construction costs in the Bay Area. For one, wages are higher in the region, reflecting higher costs of living. In 2018, the San Francisco and San Jose Metropolitan Statistical Areas had the two highest hourly median wages in the state, which could contribute to comparatively higher construction costs overall.27
26 DGS California Construction Cost Index CCCI. 2021. https://www.dgs.ca.gov/RESD/Resources/PageContent/Real-Estate-Services-Division-Resources-List-Folder/DGS-California-Construction-Cost-Index-CCCI 27 A number of factors are likely contributing to the rapid escalation of construction costs in the Bay Area.
For one, wages are higher in the region, reflecting higher costs of living.23 In 2018, the San Francisco and San Jose Metropolitan Statistical Areas had the two highest hourly median wages in the state, which could contribute to comparatively higher construction costs overall. 397
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According to the California Homebuilding Foundation, formerly the Construction Industry Research Board, construction costs on lots with steep slopes or other environmental constraints can run as high as $425,000 for a 1,700-square foot home ($250 or more per square foot).
AFFORDABILITY GAP
The affordability gap refers to the capital subsidy required to develop housing affordable to families at various income levels. The most recent Residential Nexus Analysis for American Canyon was completed 2016, American Canyon completed a Residential Nexus Analysis. The affordability gap analysis compares the cost of developing housing in the City to the amount very low-, low-, and moderate-income households can afford to pay for housing. According to the analysis (Table 5-12, there are significant affordability gaps for all prototypes for very low- and low-income households, which shows that cost of construction is a constraint to the development of affordable housing. Given the relatively high median income for Napa County, there are no gaps for some unit sizes and prototypes at the moderate-income level.
28 Table 5-12 Development Affordability Gap
Income Large Lot SFD Small Lot SFD Townhome Apartment
Very Low Income $385,700 $306,400 $135,500 $234,800
Low Income $309,700 $231,300 $65,100 $209,500
Moderate Income $88,200 $12,300 ($139,500) $82,500
Source: American Canyon Affordable Housing Nexus Study: Background Report, 2016 Table 5-13 provides more detail on the development costs associated with the four selected prototypes, as well as the market rate sale prices as of 2015. 28 American Canyon Affordable Housing Nexs Study. 2014. https://www.cityofamericancanyon.org/home/showpublisheddocument/7925/637121856997970000 398
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TH Cycle Housing Element Background Report CERTIFIED | 5-55 Table 5-13 Development Costs and Sale Prices in American Canyon Prototype
Avg.
Square
Feet
Units
per
acre
Land Sq.
Ft. Units
Total Costs
Total/Per
Unit
Average
Sale
Price/Rent
(2014)
Large Lot
SFD
3,210 4.3 1,013,023 100 $52,701,709/
$527,017
$530,000
$165/SF
Small Lot
SFD
2,680 5.5 2,680 100 $44,533,632/
$445,336
$454,000
$169/SF
Townhomes 1,400 15.0 1,400 100 $26,167,570/
$261,676
$269,000
$192/SF
Stacked Flat
Apartments
906 22.0 906 200 $60,405,582/
$302,028
$2,000/Mo.
$2.20/SF/Mo.
Source: American Canyon Affordable Housing Nexus Study: Background Report, 2016 Cost of Land
Developable land is expensive throughout the Bay Area. Higher land costs mean that projects must be able to fetch high sales prices or rents to justify the high cost of purchasing land. These factors often push developers to build housing projects with high sales and rent prices to maximize the developer’s return on investment. Land costs are affected by such factors as zoning density, the availability of infrastructure, the existence of environmental constraints, and the relative supply of similar land available for development.
Based on a review of undeveloped properties listed for sale in April 2022, asking prices for vacant single-family lots in American Canyon ranged from $118,000 to $1,149,000 per acre.29 Vacant land zoned for multi-family use is scarce and typically more expensive per acre than vacant land zoned for single-family residential use. As the city becomes increasingly built out and future development becomes more reliant upon the acquisition of underutilized parcels and demolition of existing structures, the cost of a finished residential site will increase.
The cost of residential land in the American Canyon area has been relatively low in comparison to the greater Bay Area market. However, land values have started to rise such that they are comparable to Vallejo and Vacaville. Land cost is not a significant constraint to developing housing in American Canyon but all costs constrain the development of affordable housing. Implementation of Program O would allow the use of City funding to offset the cost of land acquisition for affordable housing development.
29 https://www.loopnet.com/search/commercial-real-estate/american-canyon-ca/for-sale/ Accessed April, 2022.
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Availability of Mortgage and Rehabilitation Financing
The availability of financing affects a person’s ability to purchase or improve a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. The primary purpose of this review of lending activity is to determine whether home financing is accessible to residents of American Canyon. The data presented in this section include the disposition of loan applications submitted to financial institutions for home mortgages, home improvement, and refinance loans in American Canyon. (Table 5-14)
According to HDMA data from 2017, approximately 11 percent of Federal Housing Administration (FHA), Farm Service Agency (FSA) or Rural Housing Service (RHA) and VA loans, and 16 percent of conventional home purchase loans were denied by the financial institution. Eight percent of refinancing loans and 18 percent of home improvement loans were denied.30 In Napa County, the highest loan origination rates tend to be in the more urbanized southern areas, either in and around the City of Napa and American Canyon or along the 101 corridor in Sonoma County. The rural areas of Napa County have the lowest loan origination rates. The census tract with the highest rate of loan originations in the county (over 125 per 1,000 units) includes eastern portions of American Canyon and the City of Napa. There does not appear to be any correlation between race/ethnicity and loan origination rates in Unincorporated Napa County.31
Due to the relatively low percentage of denials, this is not considered a constraint.
30 Source: Home Mortgage Disclosure Act, MSA/MD Aggregate Reports 31 Public Review Draft, Napa County Housing Element. Accessed June 2022. https://www.countyofnapa.org/DocumentCenter/View/25221/Public-Review-Draft-Napa-County-HousingElement-Update-6-9-22?bidId= 400
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TH Cycle Housing Element Background Report CERTIFIED | 5-57 Table 5-14 Disposition of Loan Applications in 2017 for American Canyon, 2017 Action Taken
Home Purchase Loans
FHA, FSA/RHS & VA Conventional Refinancing Home Improvement Number Amount Number Amount Number Amount Number Amount Loans Originated 4 (45%) $1,396,000 26 (53%) $7,862,000 269 (57%) $92,315,000 147 (51%) $59,625,000 Application Approved but not
Accepted
1 (11%) $424,000 1 (2%) $15,000 20 (42%) $7,359,000 12 (4%) $4,516,000 Application Denied by Financial
Institution
1 (11%) $304,000 8 (16%) $612,000 4 (8%) $1,505,000 51 (18%) $11,141,000 Application Withdrawn by
Applicant
3 (33%) $1,010,000 8 (16%) $2,835 108 (23%) $31,166,000 25 (7%) $7,957,000 File Closed for Incompleteness 0 - 4 (8%) $420,000 45 (9%) $14,946,000 15 (5%) $2,776,000 Loan purchased by the
Institution
0 - 2 (4%) $515,000 30 (6%) $11,138,000 39 (13%) $16,925,000 Total Applications Received 9 $2,893,000 49 $122,259,000 476 $193,625,000 289 102,940,000 Source: Federal Financial Institutions Examination Council Home Mortgage Disclosure Act Data Browser 401
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NIMBYism
“Not In My Backyard” (NIMBYism) is a social and political movement that opposes housing or commercial development in local communities. NIMBY complaints often target new affordable housing, with reasons including traffic concerns, environmental concerns, preservation of neighborhood character, and, in some cases, thinly veiled racism. NIMBY objections to housing development can add time and cost to developments, and lawsuits add legal costs and risk.32 Strong enough objections can result in developers withdrawing a project or redesigning it to be smaller and less dense.33 Fortunately, American Canyon residents have been supportive of new housing. Staff works closely with the community on new residential projects. As a result, there are no known instances where resident concerns were so significant that a developer withdrew a residential project.
Environmental Constraints
A community’s environmental setting affects the feasibility and cost of developing housing. Environmental issues range from the availability of water to the suitability of land for development due to potential exposure to seismic, flooding, wildfire, and other hazards. If not properly recognized and accommodated in residential design, these environmental features could potentially endanger lives and property.
Environmental factors could pose a housing constraint if they have the potential to limit the density and location of housing and can greatly impact the feasibility and cost of development. The city is located to the east of the Napa River and adjacent estuary site. This river has been prone to flooding in the past, which has affected some of the adjacent cities and county developments. Although flooding has been an issue for American Canyon for these areas adjacent to the Napa River and estuary, recently built neighborhoods have been constructed outside of the flood hazard areas, and none of the vacant or underutilized sites in the Housing Element Sites Inventory are within a flood hazard area.
Federal and State Environmental Protection
Regulations
Federal and state regulations require an environmental review of proposed discretionary projects (e.g., subdivision maps, use permits, etc.). Fees charged by local government agencies and private consultants to reimburse the cost to 32 Tim Iglesias, Managing Local Opposition to Affordable Housing: A New Approach to NIMBY, 12 J.
Affordable Housing 78, 81 (Fall 2002)
33 California Public Interest Law Project, Affordable Housing Law Project (PILP), California Housing Element Manual (3rd Ed. 2013) at p.2, available at: http://pilpca.org/wpcontent/uploads/2013/11/CaliforniaHousing-Element-Manual-3rd-Ed.-November-2013.pdf 402
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TH Cycle Housing Element Background Report CERTIFIED| 5-59 complete the environmental analysis are passed on to the consumer as part of the cost to build new housing. However, these costs ensure regulations are satisfied, help preserve the environment, and ensure safe and sound housing for American Canyon residents.
Regional plans and programs related to public safety included the State Seismic Hazards Mapping Act, California Environmental Quality Act (CEQA) Statute and Guidelines, California Noise Insulation Standards (Title 24), and the Federal Emergency Management Agency (FEMA) Flood Insurance Program, among others. Pursuant to CEQA, residential development that requires discretionary approval from the City also requires environmental review concurrent with the approval process. The preparation, review, and certification of CEQA documents may add time to the development process and is therefore considered a constraint to the development of housing. However, most of American Canyon’s vacant, developable land has already been reviewed by a Program Environmental Impact Report (PEIR) consistent with CEQA through the Specific Plan process. A PEIR streamlines the environmental review process for subsequent residential projects because the environmental mitigation measures have already been evaluated and identified. Other projects that deviate from what is contemplated in the specific plans may tier off existing CEQA documents.
Pursuant to state law, in conjunction with incorporated jurisdictions and Fire District agencies, Napa County developed and adopted the Napa County MultiJurisdictional Hazard Mitigation Plan (MJHMP) in 2020. This plan addresses hazard vulnerabilities from natural and human-caused hazards, including flooding, drought, wildfire, landslides, severe weather, terrorism, cyber threats, pandemic, and the impact of climate change on hazards, as well as other hazards. While mitigation measures identified in the MJHMP are necessary to reduce the level of injury, property damage, and community disruption that might otherwise result from such events, requirements may be a constraint to housing development. For example, fire-resistance housing construction features, wider building setbacks, and fire-resistive landscape buffers in fire hazard zones, building setbacks from earthquake or landslide areas may increase costs of development and limit available land. Many of these requirements are mandated by state law, and while they increase housing costs, will save lives and property.
Geologic and Seismic Hazards
American Canyon is bisected by West Napa fault line, which runs diagonally from the northwest to southeast corner of the city. Like many communities in the Bay Area, the potential of significant seismic activity caused by earthquake can influence development patterns including the location of where residential housing may be placed. The West Napa Fault is within American Canyon city limits, while the Concord-Green Valley and Rogers Creek Faults are within 10 403
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miles. The probability of one or more earthquakes of magnitude 6.7 (Richter scale) or higher occurring in the project area has been evaluated by the U.S.
Geological Survey (USGS). Based on the results of the USGS evaluation, there is a 63 percent likelihood that such a major earthquake event will occur in the Bay Area between 2022 and 2036.
Several of the regional faults can cause liquefaction. The General Plan Geology Element notes that only limited portions of the planning area are at risk of liquefaction because most of the city is underlain by bedrock. The Geology Element contains policies intended to avoid growth in areas with liquefaction risk, when possible. For development to occur in areas of liquefaction risk, that risk must be mitigated. As noted in the Geology Element, the potential for landslides is present within City limits, and policies require projects in areas where there is a risk of landslide to contain mitigation measures. Generally, projects at risk are on land with 10 percent or greater grade. Construction on sloped sites is typically more expensive than on flat sites throughout the state.
While the risk of seismic hazards requires increased safety measures to be built into developments, these requirements are necessary and established across the state. Therefore, seismic hazards are not considered a constraint to the development of housing. Additionally, the General Plan update anticipated to be completed in 2023 will include an update to the Safety Element, which will further identify and mitigate the seismic risk to residential development.
Wildfire
Wildfire risk is indicated by presence in an area determined by the California Board of Forestry and Fire Protection (CalFire) to be high-risk. State Responsibility Areas are those where CalFire is the primary emergency response agency responsible for fire suppression and prevention. CalFire is also required to classify the severity of fire hazards based on vegetation, topography, climate and other risk factors. Those areas are classified as moderate to very high Fire Hazard Severity Zones (FHSZs).
Small portions of American Canyon are located within FHSZs. The undeveloped northeast corner of the city is in a moderate FHSZ, and the area east of Newell Drive is a high FHSZ. There are no State Responsibility Areas(SRA), or land where the State of California is financially responsible for the prevention and suppression of wildfires within the city boundaries.
Flood Hazards
FEMA maintains and updates data through flood maps and risk assessments.
Flood maps show how likely it is for an area to flood. Any place with a one percent chance or higher chance of experiencing a flood each year is considered to have a high risk. Those areas have at least a one-in-four chance of flooding 404
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The National Flood Insurance Program (NFIP) adopted under the National Flood Insurance Act of 1968 makes federally subsidized flood insurance available to property owners within communities who participate in the program. Areas of special flood hazard (those subject to inundation by a 100-year flood) are identified by FEMA through regulatory flood maps titled Flood Insurance Rate Maps. The NFIP mandates that development cannot occur within the regulatory floodplain (typically the 100-year floodplain) if that development results in a more than 1-foot increase in flood elevation. In addition, development is not allowed in delineated floodways within the regulatory floodplain.
The General Plan includes policy 10.1.5 which prohibits the development of structures designed for human occupancy within the 100-year floodplain, unless flood hazards are adequately mitigated. Mitigation can be accomplished by building foundations a minimum of one foot above the 100-year flood elevation, or by other means approved by the City Engineer.
Pursuant to state law, the city of American Canyon has a floodplain administrator.
Due to the small percentage of land identified as a flood zone, as well as the available mitigation measures, this is not considered a constraint.
Hazardous Materials
Hazardous materials, as defined by the California Code of Regulations, are substances with certain physical properties that could pose a substantial present or future hazard to human health or the environment when improperly handled, disposed, or otherwise managed. Hazardous materials are grouped into the following four categories, based on their properties:
• Toxic—causes human health effects
• Ignitable—has the ability to burn
• Corrosive—causes severe burns or damage to materials
• Reactive—causes explosions or generates toxic gases
The State Water Resources Control Board (SWRCB) maintains an online database (GeoTracker) that provides information about hazardous materials sites. There are three sites identified on this list that are cleanup program sites, all of which have been closed. There were eleven leaking underground storage tank (LUST) 405
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sites listed, however all of these cases have been closed as well. Due to the lack of active hazardous waste sites, hazardous materials are not a constraint.34 Infrastructure Constraints
Another factor that may be a constraint to the development of housing is the capacity of existing infrastructure to accommodate increased demand.
Wastewater Collection and Disposal
The City of American Canyon owns and operates the American Canyon Wastewater Treatment Plant (WWTP) commissioned in 2001, which treats domestic and industrial wastewater flows. The WWTP is a secondary/tertiary treatment plant and was one of the first WWTPs in the country with Membrane Bio Reactor (MBR) and ultraviolet light (UV) disinfection. The Sewer Collection crew maintains 34 miles of sanitary sewer mains that connect residents and businesses to the WWTP. They respond to reports of sewer spills and back-ups and monitor compliance with environmental compliance and water quality regulations. The plant was designed to treat an average flow of 2.5 million gallons per day (MGD) and a peak flow of 3.75 MGD. The average flow in dry water conditions was 1.9 MGD in 2011, with an excess capacity of 0.6 MGD.
Therefore, wastewater infrastructure is not a constraint to the development of housing.
Water Service
The City of American Canyon provides potable and recycled water service to commercial and residential customers within the American Canyon city limits and nearby portions of unincorporated Napa County. American Canyon obtains its water supply from a variety of sources, all of which (except for recycled water) are imported from outside of the City. All of the City’s imported water comes through the North Bay Aqueduct (NBA) system. A significant portion of the City’s supply is obtained through various indirect contracts for water from the State Water Project (SWP). The Napa Flood Control and Water Conservation District (Napa FCWCD) is the State Water Contractor with the California Department of Water Resources (DWR), and the City receives its water through subcontracts with the Napa FCWCD.
In the draft 2020 Urban Water Management Plan, a significant portion of the City’s supply availability was reviewed under a single dry year and a fiveconsecutive year drought, in addition to a drought risk assessment from 2021 through 2025. The City anticipates it can supply all its water demands by 34 California State Water Resources Control Board GeoTracker. Accessed: June 27, 2022. https://geotracker.waterboards.ca.gov/map/?CMD=runreport&myaddress=American+canyon# 406
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In 2019, consistent with California Senate Bill 1087 (SB 1087), the City modified the Municipal Code (Chapter 13.10.020 “Priority of Service”) to prioritize water and sewer services to proposed affordable housing development projects (Ordinance 2019-09). As a result, affordable housing development projects are the top priority for water and sewer service. All other priorities are prioritized one tier below affordable housing. Lower-income residents can find it difficult to pay for essential living expenses, such as potable water. Fortunately, lowerincome residents can take advantage of the Low-Income Household Water Assistance Program (LIHWAP). This federally funded program helps low-income households pay down their residential water or wastewater bills. Qualifying residents can call 1-800-233-4480 for more information or assistance. Visit csd.ca.gov/lihwap to apply online.
Regardless of income, residents that have difficulty paying their water bill can request an extension, arrangement or fee waiver. Please contact Utility Billing at (707) 647-4364.
Therefore, water infrastructure is not a constraint to the development of housing.
Solid Waste
American Canyon Recology provides garbage, recycling, and compost pick-up for all residents and businesses pursuant to a franchise waste hauling agreement with the City of American Canyon. Roll-off service is also available. Additional services include curbside recycling and a Household Hazardous Waste Collection Center. The Potrero Hills Landfill, located southeast of Suisun City, is a regional facility that serves American Canyon and numerous other jurisdictions within a 150-mile radius. In 2005, the County of Solano approved a 260-acre expansion that increased landfill capacity to 83.1 million cubic-yards. Following the issuance of a permit by the San Francisco Bay Conservation and Development Commission and several rounds of litigation, the expansion was cleared to proceed in 2014. The estimated closure date of this facility is 2048.35 Therefore, solid waste infrastructure is not a constraint to the development of housing. 35 City of American Canyon Broadway Specific Plan EIR. 2019. https://www.cityofamericancanyon.org/home/showpublisheddocument/15045/637123526964000000 407
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TABLE OF CONTENTS
Chapter 5 Constraints...................................................................................... 1 Key Findings.................................................................................................... 1 Governmental Constraints.............................................................................. 2 Non-Governmental Constraints.................................................................... 52 Environmental Constraints........................................................................... 58 Infrastructure Constraints ............................................................................ 62 Table 5-1 General Plan Land Use Designations .............................................. 4 Table 5-2 Growth Management Limits.............Error! Bookmark not defined.
Table 5-3 Zones and Allowable Residential Uses.......................................... 13 Table 5-4 Citywide Development Standards ................................................ 24 Table 5-5 Watson Ranch Specific Plan Development Standards.................. 25 Table 5-6 Broadway Specific Plan ................................................................. 25 Table 5-7 Parking Standards by Residential Use........................................... 29 Table 5-8 Development Fees........................................................................ 45 Table 5-9 Residential Building Permit Fees................................................... 46 Table 5-10 Residential Planning Permit Fees.................................................. 47 Table 5-11 Median Home Value Comparisons, 2016-2022 ............................ 53 Table 5-12 Development Affordability Gap.................................................... 54 Table 5-13 Development Costs and Sale Prices in American Canyon............. 55 Table 5-14 Disposition of Loan Applications in 2017 for American Canyon, 2017 ................................................................................ 57 Figure 5-1 Floor Area Ratio .............................................................................. 5 408
Chapter 6
Resources
This chapter documents the methodology and results of the housing sites inventory analysis to demonstrate the City of American Canyon’s ability to satisfy its share of the region’s future housing need. Infrastructure, services, and financial and administrative resources that are available for the development, rehabilitation, and preservation of housing in the city are also discussed in this section.
Key Findings
• The City has land with appropriate zoning capacity to facilitate its entire share of the regional housing need through planned or approved projects ("pipeline projects”).
• Most of the pipeline projects are in the Watson Ranch Specific Plan or the Broadway District Specific Plan areas.
• Accessory dwelling units (ADUs) can also count toward the City’s share of the regional housing need, although not required in order for the City to meet its obligations.
• There is adequate infrastructure to serve all pipeline projects.
FutureHousingNeeds
State law requires each community to play a role in meeting the region’s housing needs. A jurisdiction must demonstrate in the Housing Element that land inventory is adequate to accommodate its share of the region’s projected growth needs. This section assesses the adequacy of American Canyon’s land inventory in meeting future housing supply needs.
RegionalHousingNeedsAllocation
Local Bay Area region jurisdictions must plan to accommodate theirshare of the region’s overall housing needs for the 6th Cycle Housing Element Planning Period, from January 31, 2023, through January 31, 2031. The California Department of Housing and Community Development (HCD) determines the number of housing units needed to meet each region’s needs based on population projections and other factors including overcrowding, cost-burden, and vacancy rates. Each region allocates a share to every local government within the region. This is referred to as the Regional Housing Needs Allocation (RHNA). The Association of Bay Area Governments (ABAG) is responsible for allocating the RHNA to individual jurisdictions within the nine counties that 409
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make up the Bay Area. The City of American Canyon must identify an adequate land supply with appropriate zoning density and development standards to accommodate the City’s share of the RHNA.
American Canyon’sshare of future regional housing needsis a total of 622 units, approximately 16 percent of Napa County’stotal RHNA. The City hasthe second largest allocation of any jurisdiction in the County, behind the City of Napa which is responsible for 69 percent of the region’s total. The total number of housing units allocated to American Canyon is distributed among five income categories, extremely low-, very low-, low-, moderate-, and above moderate-income, shown in Table 6-1.
Table 6-1 American Canyon Housing Needs, 2023-2031
Income Category
(% of Napa County AMI*)
Number of
Units
Percent of
Total Units
Extremely Low (< 30% of AMI)* 81 12.8%
Very Low (30 to 50% of AMI) 88 12.7%
Low (51 to 80% of AMI) 109 16.5%
Moderate (81% to 120% of AMI) 95 18.9%
Above Moderate (> 120% of AMI) 249 39.1%
Total 622 100%
*The RHNA does not project the need for extremely low-income units, but pursuant to state law (Government Code Section 65583), the City must project its extremely low-income housing needs based on Census income distribution or assume 50 percent of the very low-income units required by the RHNA as extremely low-income units. The City’s very low-income requirement is 169 units.
The number of extremely low-income units that the City must plan for shown here uses Census income distribution which shows 47.7 percent of very low-income households are extremely lowincome. Therefore, 47.7 percent of the very low-income need will be allocated to extremely lowincome units. For purposes of identifying adequate sites for the RHNA allocation, state law does not mandate the separate accounting for the extremely low-income category.
Source: Final Regional Housing Needs Allocation (RHNA) Plan: San Francisco Bay Area, 2023-2031, 2022.
Units Planned orApproved
Residential developments approved and permitted, but not yet built (“pipeline projects”) can be credited towards the City’s RHNA for the 6th Cycle Housing Element, provided it can be demonstrated that the units can be built within the 6 th cycle planning period. Similarly, units within completed projects which have not received a certificate of occupancy as of June 30, 2022, can also be credited towards the RHNA. Affordability (the income category in which the units are counted) is based on the actual or projected sale prices, rent levels, or other mechanisms establishing affordability of the units within the project. Single410 American Canyon 6
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family homes are usually sold at market-rate prices, with no affordability covenants attached to the land. Multifamily or single-family developments that use density bonuses, public subsidies, or other mechanisms that restrict rents or sales prices would be restricted to specified below market-rate prices affordable to households in the various income categories described above.
Local, state, or federal rules would regulate which income categories must be served by each development.
Of projects currently in the pipeline, eight consist of market-rate units affordable to above-moderate households, while four projects have an affordability component. These affordable projects are generally clustered in the northwestern and central areas of the city. All projects with affordability components have restricted rents or sales price resulting from a development subsidy, negotiated land disposition agreement, or in compliance with Chapter
19.28 of the Municipal Code, Inclusionary Housing Requirements.
Appendix C, Assessment of Fair Housing, discusses the fair housing impacts of the development of the pipeline projects discussed here. The projects are well distributed across the northern and central part of the city, and do not result in an over-concentration of affordable housing in any one area. The city’s five census tracts are all considered low resource, according to metrics discussed in more detail in the Assessment of Fair Housing. The northern and central part of the city has lower environmental outcome scores, but higher educational outcome scores. Lower economic outcomes and lower incomes are more prevalent in the southern part of the city, where no pipeline projects(affordable or market rate) are located. Therefore, development of the pipeline projects, scattered throughout the northern and central parts of the city, does not result in an overconcentration of affordable or market-rate housing in low- or highresource areas or an increased risk of displacement.
Table 6-2 identifies the approved or pending projects credited towards meeting the City’s RHNA. The locations of these projects are symbolized with the corresponding Map ID numbers in Table 6-2
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Table 6-2 Planned, Approved, and Pending Projects, 2021 Map
ID
Project
Name
ELI*
Units
VLI*
Units
LI*
Units
MI*
Units
AMI*
Units
Total
Units
Entitlement
Status
1 Oat Hill
Parcel A
– – – – 206 206 Approved
2 Oat Hill
Parcel B
– – – – 85 85 Approved
3 Sun Square – – 20 – – 20 Pending
Approval
4 The
Residences
at Napa
Junction
- 46 - 406 – 452 Pending
Approval
5 Watson
Ranch: Lot 7,
9 – – – – 165 165 PreApplication
6 Watson
Ranch: Lot
10 – – – – 219 219 Approved
7 Lemos Point 19 103 62 2 - 186 Approved
8 Watson
Ranch: Lot
14, 15
– – – – 98 98 Approved
9 Canyon
Estates
– – – – 35 35 Approved
10 Napa Cove 13 13 39 0 1 66 Approved
11 219 Rio Del
Mar
Subdivision
– – – – 3 3 Approved
12 West Carolyn
Subdivision
– – – – 4 4 Approved
Total 32 162 121 408 816 1,539
Notes: ELI = Extremely Low Income; VLI = Very Low Income: LI = Low Income; MI = Moderate Income; AMI = Above Moderate Income
WatsonRanchSpecificPlan
The Watson Ranch Specific Plan (WRSP), adopted on April 25, 2019, implements the Town Center General Plan Designation, and details the development of 309 acres in the northeast area of the city. Future development includes a mixeduse Town Center surrounding the Napa Valley Ruins & Gardens, new residential neighborhoods of varying housing types, 50 acres of parks and open space, and a community trail system that connects to the Napa Valley Vine and River to Ridge Trails. The project involves infrastructure improvements including an extension of Newell Drive and Rio Del Mar, a grade-separated crossing under the Union Pacific Rail Line at Rio Del Mar, and improvements to water distribution, sanitary sewer, and storm water drainage systems to serve the WRSP area. At build out, it is projected that the entire WRSP can accommodate approximately 1,253 housing units, 200,00 square feet of commercial and retail space, and a 412
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TH Cycle Housing Element Background Report CERTIFIED | 6-5 200-room hotel. The number of housing units developed at final build out may exceed these projections through the utilization of density bonuses under state law.
Within the WRSP, four projects at various stages of the entitlement process represent the first phase of the specific plan and include the development of 668 housing units. These projects include:
• Lemos Pointe Apartments: This project includes the development of eight three-story buildings on a vacant 6.77-acre site with a total of 186 deed-restricted affordable housing units. Nineteen of these units will be affordable to extremely low-income households, 103 units will be affordable to very low-income households, 62 units will be affordable to low-income households and two units, designated for onsite property managers, will be affordable to moderate-income households. The project includes units of various types ranging from 400 square foot studios to 1,050 square foot, three-bedroom units. On-site amenities include an open turf area, basketball half-court, tot lot, picnic area, dog park, and 0.72 acres of open space. The project is located in the Watson Ranch Specific Plan area, adjacent to the Napa Valley Ruins and Gardens.
• Watson Ranch Lot 10: This project includes the subdivision of a 27.2- acre site and construction of 219 single-family homes, ranging from three to four bedrooms. These homes will be sold at market rate and for the purposes of the Housing Element are considered above moderateincome housing units. The project was approved by City Council on September 21, 2021. Grading and building permits have been submitted to the City and are currently under review.
• Watson Ranch Lots 14 and 15: This project includes the subdivision of a 42.24-acre parcel into 101 lotsforthe development of 98 single-family residences, ranging from three to five bedrooms, three vacant lots, and over an acre of open space. The project was approved by the City Council on December 15, 2020. Grading and building permits have been submitted and are currently under review.
• Watson Ranch Lots 7 and 9: The City is working with a developer to facilitate the subdivision of a 29.9 acre site and the development of 165 above moderate-income units.
NapaCove
The Napa Cove Project is located west of Highway 29 in the Broadway District Specific Plan (BDSP) area. The project includes a lot line adjustment and the development of three two- and three-story buildings for a total of 66 multifamily housing units and 0.48 acres of open space on a vacant 3.48-acre site.
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income households, 39 units affordable to low-income households and one market-rate manager’s unit. This project was approved by the Planning Commission on December 21, 2021.
ResidencesatNapaJunction
The Residences at Napa Junction Project islocated in the Broadway Specific Plan area, east of Highway 29 and north of Canyon Ridge Apartments. The project proposes to develop a vacant 15-acre parcel with a total of 452 housing units and 22,000 square feet of shared open space including two community centers, a community pool, and athletic facilities. Forty-six of the units(15 percent of the total units) would be affordable to very low-income households and 406 units would be affordable to moderate-income households. The development application was submitted to the City in September of 2021 and is pending approval.
SunSquare
The Sun Square project is located at 425 Napa Junction Road, east of Highway 29 and south of Napa Junction Road within the Broadway District Specific Plan.
The project proposes to redevelop an underutilized one-acre site containing two existing single-family residences with a mixed-use building. The project includes 9,521 square feet of office and training space, 20 one-bedroom units, a rooftop garden, a fitness center, and laundry facilities. All 20 units would be affordable to low-income households. The development permit was submitted to the City in August of 2021 and is pending approval.
CanyonEstates
The Canyon Estates project site is located east of Newell Drive, within the eastern portion of City. The project includes the subdivision of a 112-acre parcel to establish 35 single-family lots, four open space lots, and a 74-acre conservation easement. The single-family and open space lots are located on approximately 38 acres within City limits and the remaining 74 acres of the site are in the unincorporated area of the county. The project was approved by City Council on February 16, 2016, and as of June of 2022 major site improvements (utility infrastructure and streets) are under construction. All 35 parcels would be for sale at market rates for the construction of individual custom homes.
OatHill
The Oat Hill project proposes a lot line adjustment and the construction of a multi-family housing complex on two adjacent, vacant parcels totaling 20 acres.
The project is located west of Highway 29, on Oat Hill adjacent to Napa Junction Road. Development of Parcel A would include construction of 13 buildings with a total of 206 residential units, ranging from one to three bedrooms, a recreation 414
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TH Cycle Housing Element Background Report CERTIFIED | 6-7 center/leasing office, and a community pool. Parcel B would be developed with five buildings with a total of 85 housing units, ranging from one to three bedrooms and a recreation center/leasing office. The development permit application was approved September 2021.
AccessoryDwellingUnits
Accessory dwelling units (ADUs) anticipated to be built between 2023 and 2031 are also credited towards the City’s RHNA. An ADU is a secondary dwelling unit located on residentially zoned property that has an existing single-family or multi-family residence. Due to its small square footage, it could provide affordable housing options for family members, friends, students, the elderly, in-home health care providers, the disabled, and others.
On Average the City of American Canyon approves 3.3 applications to construct an ADU per year, and over the last three years, an average of two ADUs were built per year. Therefore, the City assumes a total of 16 ADUs would be constructed in this 8-year RHNA projection period between 2023 and 2031.
Based on the City’s ADU rental price survey (which asks ADU permit applicants to disclose the rental price for the proposed unit), all ADUs are assumed to be affordable to low and very low-income households.
Remaining Share ofRHNA
After counting anticipated units from projects at various stages of the entitlement process and projected ADU development within the 6th cycle planning period, the City must demonstrate its ability to meet its remaining RHNA (if any) through the identification of sites suitable for housing development. Table 6-3 shows the remaining RHNA after accounting for units that are pending or approved as of June 30, 2022, and the number of ADUs assumed to be permitted between 2023 and 2031.
AdequacyofResidential Sites
Inventory in Meeting RHNA
After accounting for planned and approved units and projected ADU development, the City has fully satisfied its total allocation for the 2023-2031 planning period with an 933-unit buffer. (Table 6-3)
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Table 6-3 Summary of American Canyon’s Ability to Satisfy RHNA Income
Category
RHNA
Allocation
Units Pending,
Approved, or Under
Construction
Estimated
ADUs
Remaining
RHNA
Very Low 169 194 8 0 (33 unit buffer)
Low 109 121 8 0 (20 unit buffer)
Moderate 95 408 0 0 (313 unit buffer)
Above
Moderate
249 816 0 0 (567 unit buffer)
Total 622 1,539 16 0 (933 unit buffer)
While the City is not obligated to identify additional sites for housing development beyond the units in the development pipeline, there remains a remaining capacity for the development of approximately 1,247 dwelling units within the Broadway District and Watson Ranch Specific Plans. Build out projections of the BDSP include the construction of a total of 1,200 dwelling units at densities of 20 to 35 dwelling units per acre. After accounting for projects planned and approved within the BDSP, there is capacity for an additional 662 dwelling units. Similarly, after accounting for projects planned and approved within the WRSP, there is remaining capacity for approximately 585 residential units at densities ranging from two to over 20 dwelling units per acre.
Availability ofInfrastructure and
Services
The City’s budget for all operations provides funding for the development and maintenance of the infrastructure resources needed to support sustainable growth of the City. This includes development, operation, and maintenance of the city’s parks and open space, streets and transportation network, utilities including water, sewer, storm drainage, and solid waste management, police and fire departments, schools, libraries, and recreational programs etc. Approved pipeline projects have undergone environmental review to consider impacts of the projects related public infrastructure and resources. All planned and approved projects have available infrastructure or include the construction of infrastructure to support the new development.
Wastewater System
The City’s sewer system includes approximately 53 miles of sewer mains, five pump stations, and five miles of sewer force main. The collection system is divided into three primary sewer basins: the Main Basin, Sunset Meadows, and Industrial Area. The sewer system service area encompasses the City limits and sphere of influence including a portion of the Airport Industrial area north of 416
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TH Cycle Housing Element Background Report CERTIFIED | 6-9 the city and unincorporated parts of the county northeast of the city. The City’s Sewer Master Plan was adopted in 2016 and evaluates the capacity of the collection system for existing and future buildout and serves as guidance for planning and implementing sewer system improvements to accommodate planned growth.
Buildout conditions incorporated in the system capacity evaluation included development under the Watson Ranch Specific Plan, Broadway District Specific Plan, approved projects, and additional development anticipated under the General Plan. The existing sewer system was evaluated under peak dry weather flow and peak wet weather flow conditions. The analysis showed there are hydraulic deficienciesin existing pipelines and peak flows exceed the capacity of the Main Basin, Sunset Meadows, and Green Island Pump Stations. The Sewer Master Plan identifies near-term and long-term capital improvement projectsto address hydraulic deficiencies and accommodate planned growth that target minimizing flow entering the collecting system and replacing undersized pipes and pumps with larger facilities. With implementation of the recommended capital improvement projects, the sewer system has the capacity to accommodate growth planned under the General Plan1. Considering there are no zoning changes required under the proposed 6th Cycle Housing Element Update, buildout under the previous General Plan assessed by the Sewer Master Plan adequately captures future growth anticipated in the Housing Element Update.
PotableWaterSystem
The City’s water supply system consists of approximately 82 miles of water mains, three storage tanks, two booster pump stations, 831 fire hydrants and 2,080 valves. Water issupplied by the State Water Project, water from the cities of Vallejo and Napa, and recycled water produced at the City’s Water Reclamation Facility. The City’s potable water service area includes the City limits, sphere of influence, as well as the industrial/commercial area north of the City, including the Napa Airport Industrial Park, the area west of the City to the Napa/Solano County line to the east, and from the Napa/Solano County line to the south to Soscal Ridge north of the airport.
The 2015 Urban Water Management Plan outlines planning for water supplies to support City growth through the year 2040. The plan evaluates supply and demand in five-year increments, outlines water shortage contingency planning, and provides water conservation and demand reduction measures. The City has adequate water supply to meet existing and future demands during normal water year conditions and multiple-dry water year conditions through the year 1 American Canyon, City of. 2016. Sewer Master Plan. American Canyon, CA. May 2016. https://www.cityofamericancanyon.org/home/showpublisheddocument/9733/637123638634130000 417
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2040. Under single-dry water year conditions, the water supply is sufficient throughout 2030, after which shortfalls begin to appear.2 The 2016 Potable Water Master Plan evaluates hydraulic performance of the existing potable water distribution system, analyzes existing and projected future potable water demands, and identifies and prioritizes capital improvement projects to address system deficiencies and meet projected future growth. Future buildout assumed in the analysis includes development projects in the planning and approval stage such as the Watson Ranch Specific area and Broadway District Specific Plan as well as the development of all land consistent with the Zoning and Land Use Maps (as of December 2015). The evaluation of the existing system under existing and buildout conditions identified there is insufficient water storage capacity, pipeline deterioration, and pipelines that are undersized for the current conditions and fire flow requirements. Capital improvement projects to address the system deficiencies include construction of new potable water tanks, replacement of leaking and deteriorating water pipelines, and construction of new water pipelines. With implementation of these projects, the City’s potable water system should support anticipated future buildout.3 Additionally, projects such as the Watson Ranch Specific Plan include construction of on-site and off-site improvements for water infrastructure to support the new development.
The City also relies on recycled water as a portion of its overall watersupply. The City’s Recycled Water Master Plan, adopted in 2016, outlinesimplementation of the water reuse program and identifies capital improvement projects to complete distribution and storage infrastructure to support planned growth.
The recycled watersystem includesthe Water Reclamation Facility (constructed in 2000), pump station, one million-gallon elevated storage tank, and 14 miles of distribution pipelines. The plan assesses the capacity of the recycled water system based on existing and future demands and found a deficit in pumping capacity. Future demands from projected growth assumed under the analysis included anticipated development within the Watson Ranch Specific Plan area, Broadway District Specific Plan, other known development projects, and development of undeveloped parcels. Under projected buildout conditions, annual demand is anticipated to utilize 43 percent of annualized dry weather flows and 85 percent of recycled water production during the summer. The Recycled Water Master Plan identifies capital improvement projects to upgrade the recycled water system to serve projected buildout, including upgrades to the pump station, new transmission mains, and constructing recycled water pipelines to connect existing and future customers.
2 American Canyon, City of. 2015. Final 2015 Urban Water Management Plan for City of American Canyon.
American Canyon, CA. June 14, 2016.
https://www.cityofamericancanyon.org/home/showpublisheddocument/17856/637123637363600000 3 American Canyon, City of. 2016. Potable Water Master Plan. American Canyon, CA. May 2016. https://www.cityofamericancanyon.org/home/showpublisheddocument/17957/637123637178300000 418
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TH Cycle Housing Element Background Report CERTIFIED | 6-11 The City’s Zero Water Footprint program offsets new potable water demand by conserving potable elsewhere in the water delivery system through conservation projects, such as converting existing customer and public landscape irrigation to recycled water, fixing pipeline leaks, extending the recycled water pipelines to new areas of the City, and expanding recycled water use for toilet flushing and other programs to reduce potable water demands and achieve maximum potential of the recycled water program.4 StormWaterandDrainage
The City of American Canyon is responsible for the City’s drainage facilities.
Drainage originates in the hills of the Sulfur Spring Mountains flows east to west acrossthe City. The City’sstorm drain system includes about 12.5 miles ofstorm drain, 350 manholes, and 890 catch basins. Outfalls discharge to creeks, wetlands, and the Napa River. The City currently operates under the 1996 Final Draft Storm Drain Master Plan and is in the process of updating the Storm Drain Master Plan to plan for storm drain system and stream management over the next 20 years. The 1996 Storm Drain Master Plan evaluated the capacity of the City’s storm drain system over the course of 15 years to the year 2011.5 The development anticipated under the pipeline projects surpasses the scope of the 1996 plan; however, every project will be required to construct improvements to the system to accommodate runoff from the project. Multiple projects include construction of storm drainage infrastructure to adequately serve the proposed development. For example, the Watson Ranch Specific Plan includes new detention basins to collect on-site drainage and use of a former mine Quarry Lake as a detention basin to minimize downstream drainage volumes.6 CirculationSystem
The City’s Department of Public Works constructs and maintains transportation infrastructure and streets within the City, including approximately 55 miles of streets, 927 street lights, and six traffic signals. The Circulation Element of the General Plan, updated in October of 2018, guides infrastructure growth for the City’s transportation system, including travel by automobile, transit, walking, and cycling. The City adopted a Pedestrian Master Plan in May 2017 and updated the Bicycle Plan in February 2020 with the goal of completing the City’s pedestrian and bicycle network and connecting to the bicycle networks of the surrounding communities in the County. The Vine Transit bus network is the only transit available in American Canyon with several routes through the city.
However, not all areas ofthe City are adequately served by available busroutes. 4 American Canyon, City of. 2016. Recycled Water Master Plan. American Canyon, CA. May 2016. https://www.cityofamericancanyon.org/home/showpublisheddocument/9735/637123637560170000 5 American Canyon, City of. 1996. City of American Canyon Storm Drainage Master Plan. American Canyon, CA. May 2016. https://www.cityofamericancanyon.org/home/showpublisheddocument/15292 6 American Canyon, City of. 2018. Watson Ranch Specific Plan. American Canyon, CA. November 6, 2018. https://www.cityofamericancanyon.org/home/showpublisheddocument/15740/637123523109630000 419
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Highway 29 runs north-south in American Canyon and divides the city in two.
This road provides local north-south connection within the city as well as interregional connection to the rest of Napa County to the north, City of Vallejo to the south, and Counties of Marin and Sonoma to the west. Commuters, travelers, and truck traffic frequently pass through American Canyon via Highway 29 for access throughout the region.
DryUtilities
PG&E supplies electricity and natural gas in the City. Marin Clean Energy supplies electricity with a higher percentage of renewable energy than PG&E. Other dry utilities such as telephone and data services and cable television are serviced by contracted providers within the city, including Xfinity and AT&T.
Environmental Constraints
The County of Napa in partnership with local jurisdictions and agencies, including the City of American Canyon Fire Protection District, developed and adopted the Napa County Operational Area Multi-Jurisdictional Hazard Mitigation plan in 2020. This plan provides the framework for hazard mitigation planning for the entire county and identifies and prioritizes hazards specific to local jurisdictions, including American Canyon. The entire City is located in a severe earthquake probability zone due to the City’s proximity to multiple faults including the West Napa Fault, San Andreas, Green Valley Fault, and Hayward faults. Portions of the southern areas surrounding American Canyon Creek are within the 100-year and 500-year flood zone and dam inundation zones; however, none of the pipeline projects are within the flood or dam inundation zones. Small areasin eastern parts of the City are in the high fire hazard severity zone and a portion of the northeast area of the City. The Watson Ranch Specific Plan Area is located in the moderate fire hazard severity zone. The City implements programs to mitigate earthquake and wildfire hazards, such as requiring new development comply with the latest California Building Code and the City’s Fuel Reduction Program.7
Financial ResourcesforAffordable
Housing
Affordable housing development programs in American Canyon include inclusionary units developed pursuant to the City’s Affordable Housing Ordinance, the City’s Affordable Housing Impact Fee, public-private partnerships, critical residential maintenance, and rental rehabilitation 7 Napa, County of. 2020. 2020 Napa County Muti-Jurisdictional Hazard Mitigation Plan. Napa, CA. August 13, 2020. https://mitigatehazards.com/napa-county-mjhmp/documents/ 420
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TH Cycle Housing Element Background Report CERTIFIED | 6-13 programs. American Canyon partners with the Housing Authority of the City of Napa to administer certain housing programs.
CommunityDevelopmentBlockGrant(CDBG)
The Community Development Block Grant (CDBG) Program is administered by HUD and provides federal funding through annual grants to states, cities, and countiesfor community development and housing projects. Projects must meet one of the following national objectives of the program to be eligible for funding.
The national objectives include the following:
• Benefiting low- and moderate-income persons.
• Preventing or eliminating slums or blight.
• Addressing community development needs having a particular urgency because existing conditions pose a serious or immediate threat to the health or welfare of the community for which other funding is not available.
The City of American Canyon is a non-entitlement jurisdiction and applies for CDBG funds to assist low- and moderate-income families with first time homebuyer down payment assistance and housing rehabilitation.
HOMEInvestmentPartnershipProgram(HOME)
The HOME program provides federal funds for the development and rehabilitation of affordable rental and ownership housing for households with incomes not exceeding 80 percent of area median income. The program gives local governments the flexibility to fund a wide range of affordable housing activities through housing partnerships with private industry and non-profit organizations. HOME funds can be used for activities that promote affordable rental housing and homeownership by low-income households, including:
• Building acquisition
• New construction and reconstruction
• Moderate or substantial rehabilitation
• Homebuyer assistance
• Rental assistance
• Security deposit assistance
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LocalFundingSources
The City’s Inclusionary Housing Ordinance requires developers pay in-lieu fees for projects that do not include affordable housing. These fees are directed toward the Affordable Housing Fund to support affordable housing programs in the City.
The City has an Affordable Housing Impact Fee for nonresidential development.
The fee is assessed per square foot of new non-residential development. The Impact fee is updated annually for inflation. The current 2022 Calendar Year fee schedule is listed in Table 6-4 below.
Table 6-4 Affordable Housing Nexus Fee
Type of Use
2022 Affordable Housing Nexus Fee
Per Gross Sq Ft
Residential, Single Family, Townhouse $3.36
Residential, Stacked Flats, Apartment $3.90
Office $0.85
Hotel $0.85
Retail $0.85
Warehouse $0.56
Industrial $0.56
All Other Nonresidential $0.85
Administrative Resources
Thissection describes administrative resources available to the City of American Canyon. These include the Building Division, Code Enforcement, Planning Division, housing programs, and partnerships with nonprofit organizations and other agencies that help the City achieve the goals and objectiveslaid out in this Housing Element.
CityofAmericanCanyonPlanningDivision
The Planning Division of the Community Development Department provides development and planning services to the public and supports the objectives of the City Council by implementing the General Plan and Zoning Ordinance. The Planning Division also processes applications for land development, subdivisions, and annexations and coordinates inter-agency and regional planning.
The Planning Division is responsible for ensuring land uses and new development comply with City codes, the General Plan, City Council, and Planning Commission policies, and California law. Approval of projects through the planning process is required before the City issues grading or building 422
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CountyofNapa
The Napa County Housing Authority (NCHA) provides housing programs, including addressing housing needs for farm workers throughout the County, particularly for migrant/seasonal workers; homelessness services; and the Homebuyer’s Assistance Program.
CityofNapa
The City of Napa Housing Authority operates a variety of affordable housing programs and administers rental assistance programs throughout the county.
The City of American Canyon contracts with the City of Napa Housing Authority for management of the Section 8 Housing Voucher Program, the City’s housing rehabilitation loan program, housing grant applications, annual monitoring of income-restricted residential units, and other housing services in American Canyon.
AffordableHousingProviders
Affordable housing providers are a critical resource for accomplishing the goals and objectives of this Housing Element. This can be accomplished through private/public partnerships. Affordable housing developments are shown in Table 6-5, below.
Table 6-5 Affordable Housing Providersin American Canyon Organization
Name of
Development Address Type
The Pacific Companies Lemos Pointe 100 Fran Lemos
Lane
Multifamily
CRP Affordable Housing Napa Cove 3805 Broadway Multifamily Napa Junction North of eastern
terminus Napa
Junction Road
Multifamily
Sun Square 425Napa Junction
Road
Multifamily
SAHA Valley View 100 Natalie Lane Senior
MidPen Housing Vineyard Crossings 200 Tapestry Lane Multifamily 423
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Community Engagement
The Housing Element must reflect the values and preferences of the community.
Accordingly, community participation is an important component of the development of this Element. Section 65583(c)(8) of the Government Code states that the local government must make “a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element.” This process not only includes community members, but also participation from local agencies and housing groups, community organizations, and housing sponsors.
American Canyon provided opportunities to solicit input from stakeholders and community members through stakeholder interviews, community pop-up events, workshops, a housing survey, a project-specific website, and public hearings.
PublicNoticing
To reach the largest and broadest spectrum of community members and stakeholders, Hayward utilized the following notification methods throughout the update to the Housing Element.
1. Advertisement in the City Manager’s Update, which has 13,543 subscribers.
2. Regular posts to the City’s social media accounts, including NextDoor (7,225 members) and Facebook (5,159 followers) announcing the housing survey and community workshops.
3. Regular “e-blasts” to list of 2,070 stakeholders, including organizations, businesses, housing managers, and community members.
4. Community workshops were advertised on the community calendar events and public meeting agendas.
5. Distributed printed flyers and postcards at pop-up-up events, as described below.
Housing Survey
The project website hosted an online housing survey for 127 days(from January 10, 2022, to May 16, 2022) that allowed the public to provide feedback on housing needs, current housing conditions, and opportunities for housing programs. The survey was available in Spanish translation. There were 166 survey participants. Forty percent of the respondents from the digital survey 425
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stated that they own a home in American Canyon. Nearly sixty percent of the respondents from the digital survey stated that lack of affordable housing options to buy is their top concern. Thirty-six percent of the respondents from the digital survey stated that lack of affordable housing to rent is their top concern.
The input provided by the participantsincluded the following major themes:
• The biggest housing needs facing American Canyon are lower-priced housing and opportunities for first-time homebuyers.
• The future of American Canyon’s housing needs are primarily more housing options priced so that younger families can afford to live in the city and repairs for older homes.
• Respondents found a need for promoting equal access to fair housing choice as well as fair housing education and landlord/tenant counseling services.
• Respondents reported a need for down payment assistance programs, as well as low-cost home repair programs.
• Accessory dwelling unit programs desired include advice on planning an ADU and financial assistance.
• Down payment assistance was identified as the most needed housing assistance service.
• Advice on ADU types and financial assistance were the most requested ADU assistance service.
Additionally, a second mini-survey was distributed during community pop-up events conducted between January and August 2022, including Pride, Juneteenth, Meet Me In The Street, and National Night Out. The mini-survey was available in digital and print versions that allowed the public to provide feedback on the most important housing issue. Fifty-five percent of the respondents stated that they own a home in American Canyon, and 32 percent stated that they rent a home in American Canyon. One question asked respondents to name the most important housing issue, and respondents were able to choose more than one answer. Fifty-seven percent of respondents stated that the most important housing issue is a lack of affordable housing options to buy, and about 40 percent stated that a lack of affordable housing options to rent is a priority. A third reported that challenges maintaining existing housing is an issue, and 13 percent stated that a lack of housing options near transit is a priority.
City staff surveyed seniors at the City’s Senior Center on May 23, 2022. The majority of respondents lived in single-family homes. When asked the most important living issues seniors could face, the majority responded high housing costs; the second most common answer was more variety of smaller housing options.
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TH Cycle Housing Element Background Report CERTIFIED | 7-3 City staff also surveyed high schoolstudents on May 13, 2022. When asked what housing types are needed in American Canyon, the majority of respondents said single-family homes. About 40 percent responded “apartments,” and about 30 percent responded “condominiums/townhomes.”
The surveys provided local and qualitative context to quantitative data collected for the Housing Needs Assessment and Assessment of Fair Housing, and informed program design.
Project Website
To further facilitate the distribution and gathering of information, the City created a separate project website dedicated to the General Plan Update, including the Housing Element update. The project website provided detailed background information on the Housing Element, frequently asked questions, educational videos and articles, and a calendar of meetings and events. Project materials associated with the Housing Element update were regularly posted on the project website, including documents from the community survey and information before and after community workshops. A link on the website enabled people to sign up for project email updates and a City staff contact to provide comment at any time throughout the project process. Website content was available in English and Spanish. The project website is available at:
https://stories.opengov.com/americancanyonca/published/oD3fjKDBX StakeholderInterviews
To gather local expert-level knowledge and input on the Housing Element Update, three small group interviews were conducted on March 14, 21, and 25, 2022. The City contacted 168 stakeholders, including organizations, businesses, housing managers, and community members. The following organizationsserve special needs households or renters, providing affordable housing, or offer fair housing services, and participated in stakeholder interviews:
• Affordable Housing and Market-Rate Housing Developers Working in American Canyon and Napa and Sonoma Counties (March 14, 2022) o Charles Durrett, Architect
o Rick Hess, RH Hess Development
o Andrew Killeen, Executive Director, Sonoma Napa Habitat for Humanity
o Adam Lind, Project Manager, DR Horton
o Erica Roetman Sklar, CEO, Napa Valley Community Housing 427
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• Fair Housing Providers, Interest Groups, and Representatives of Special Needs Populations (March 21, 2022)
o Elaine Clark, Executive Director Napa/Solano Area Agency on Aging
o Tracy Lamb, Executive Director, NEWS Domestic Violence & Sexual Abuse Services
o Pablo Zatarain, Executive Director, Fair Housing Napa Valley • Housing and/or Service Providers Working in American Canyon (March 25, 2022)
o Lark Ferrell, City of Napa (staff to the Housing Authority of City of Napa which contracts with American Canyon for housing services)
o Ali Gaylord, MidPen Housing, Director of Housing for North Bay o Renee Schomp, The Napa Sonoma ADU Center
Each stakeholder interview consisted of at least five guided discussion questions to solicit input from participants on housing topics the groups is most acquainted with. Interview notes are available in Appendix A.
The input provided by the stakeholder interviewees included the following major themes:
• There is a need for more areasthat allow a mix of uses. Locating housing near services can help affordable projects compete for state funding. • Developmentstandardsshould allow formore flexibility. • Funding is a bigger barrier than zoning in getting affordable housing built. State funding programs are competitive, and local funding can help projects compete.
• Parking requirements are seen as necessary given the community context (still largely auto dependent), but those same requirements can prevent projects from achieving the maximum density.
• One way to facilitate building housing is to publicly fund or build infrastructure or conducting studies to assist developers. • All special needs populations struggle to find housing (homeless, those with mental or physical disabilities, large families,seniors, farmworkers, and very low-income households). Participants noted that much progress has been made on providing homes for homeless veterans.
Stakeholder interviews provided additional context to the data gathered for the Housing Needs Assessment, the Assessment of Fair Housing (Appendix C), and informed policy and program design.
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At all community pop-up events, the City promoted the Housing Element survey, and responses to the survey were incorporated into the Housing Needs Assessment, the Assessment of Fair Housing, and other relevant sections of this Housing Element.
AmericanCanyonMiddle School Event
On April 21, 2022, City staff hosted an educational, interactive pop-up event at the American Canyon Middle School. The pop-up event materials included posters explaining the General Plan Update and Housing Element Update, flyers to advertise a workshop, hard copies of the housing survey, comment cards, and a sign-in sheet. An additional 35 housing surveys were completed. Public comments identified lack of affordable housing as the largest housing issue.
April 21, 2022 American Canyon Middle School Event
AmericanCanyonHighSchoolClassroomVisit
On May 13, 2022, City staff visited American Canyon High School and gave the senior students an informational presentation about the Housing Element update. Students were able to ask questions of City staff and fill out the Housing Element survey.
“MeetMeintheStreets”Events
Meet Me in the Streets is a monthly summer event hosted by the American Canyon Chamber of Commerce and held at Northampton Park. Events include food trucks, live music, and informational booths hosted by nonprofits or public agencies.
City staff attended the June 8, July 13, and August 10 events. As a result of the July 13 event, 42 survey responses were received.
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City of American Canyon booth at July 13 Meet Me in the Street event Juneteenth
City of American Canyon booth at Juneteeth event
City staff hosted a booth at the City’s Juneteeth event on June 18, 2022, at Main Street Park. City staff answered questions about the General Plan and Housing Element update and encouraged visitors to complete the Housing Element survey. As a result of the event, 29 survey responses were received. 430
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TH Cycle Housing Element Background Report CERTIFIED | 7-7 City of American Canyon Juneteenth banner
June18PridePopUp
The City’s Pride Pop-up event was held at Community Park 2 in American Canyon. Twelve responses to the survey were received as a result of this event.
Juneteeth Event at Main Street Park
SeniorCenterEvent
City staff facilitated a workshop at the Adult Activity Center on May 23, 2022.
The event was attended by eight people, and volunteers kept information and surveys for a week following the event. This resulted in a total of 22 survey responses.
Public Meetings
City staff gave informational presentations on the Housing Element update during the Planning Commission’s February 24, 2022, meeting. On March 1, 2022, staff of the Napa Sonoma Collaborative (a consultant team affiliated with the Association of Bay Area Governments that provides housing element technical assistance to all Napa and Sonoma County jurisdictions) gave an informational presentation to the City Council. The meeting was held virtually and shown live on Napa Valley TV Channel 28. The presentation was also 431
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available for viewing after the fact on the City’s YouTube page, with subtitles available in multiple languages.
City staff and the consultant team presented to a joint session of the Planning Commission and City Council on October 18. The presentation was a summary of the housing element update process, community outreach conducted, findings of the housing element, and policies and programs developed to address findings. Commissioners and Councilmembers asked questions and provided comments, and members of the public had an opportunity to provide comments.
Community Workshops
Workshop1–IntroductiontotheHousingElement
On April 13, 2022, a virtual workshop was hosted via Zoom, and live on Napa Valley TV Channel 28. The workshop was also available for viewing after the fact on the City’s YouTube page, with subtitles available in multiple languages. The workshop consisted of a presentation from the consultant team, overviewing the project, and garnering feedback from participants on key topics. The objective of the workshop was to present introductory information on the Housing Element, examine current housing needs and conditions, and gather input. The presentation was organized as follows:
• General Plan
• What is a General Plan?
• Housing Element
• What is a Housing Element?
• Housing Element Chapters
• Regional Housing Needs Assessment (RHNA)
• Community Profile
• Housing Constraints: Types & Examples
• Housing Sites Inventory
• Polling Questions
• Conclusion
• Question and Answer Session
• Next Steps
• How to Stay Involved
A series of polling questions and guided discussion periods were provided throughout the length of the workshop, along with an open question and answer session after the presentation was concluded.
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TH Cycle Housing Element Background Report CERTIFIED | 7-9 The input provided by the workshop attendees included the following major themes:
• Concernsregarding increased traffic associated with new development, and ensuring new development has adequate parking for residents. • When discussing accessory dwelling units, there were concerns of potential impacts to existing infrastructure, including street parking, traffic, and additional noise.
• Questions about the City’s and community members’ goals regarding whether they prefer to expand or maintain the small-town atmosphere, which would impact the appropriate types of housing.
• Questions about the role of the City, community members, and the state when planning future housing and other items such as toll roads on highways.
• Questions as to what the City could do to encourage housing affordability, given the increase in housing costs statewide. Local policies can allow for balance to support open space and preserving biological resources.
• Question as to whether the Housing Element allows opportunities for traffic calming measures. Questions regarding transportation planning and the General Plan update.
• Expression of a desire to maintain open space while implementing housing.
• Question asto how to provide housing that is affordable for employees who work in American Canyon.
• Question as to whether corporations are allowed to buy housing to use for timeshares.
• Question as to how more housing could be built in drought conditions, which would ultimately increase cost of water.
The workshop was also available for viewing on the City’s YouTube page. The input received at this workshop was incorporated into the Assessment of Fair Housing and the constraints analysis and informed program design.
Workshop2–AffirmativelyFurtheringFairHousing
On April 27, 2022, a virtual workshop was hosted via Zoom, and live on Napa Valley TV Channel 28, and live on Napa Valley TV Channel 28. The workshop was also available for viewing after the fact on the City’s YouTube page, with subtitles available in multiple languages. Approximately five participants attended the workshop. The workshop was also available for viewing after the fact on the City’s YouTube page. The workshop consisted of a presentation from the consultant team, overviewing the project, and garnering feedback from participants on key topics. The objective of the workshop was to present introductory information on the Housing Element, examine current fair housing 433
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conditions in American Canyon, and gather input on opportunities to improve fair housing practices. The presentation was organized as follows:
• General Plan
• What is a General Plan?
• Housing Element
• Housing Element Chapters
• Regional Housing Needs Assessment (RHNA)
• Community Profile
• Affirmatively Furthering Fair Housing
• What is Affirmatively Furthering Fair Housing (AFFH)? • Fair Housing Legislation
• Summary of New Housing Element Requirements
• Assessment of Fair Housing
• Fair Housing and Outreach
• Current Conditionsin American Canyon
• Integration and Segregation Patterns
• Current Conditionsin American Canyon
• Racially and Ethnically Concentrated Areas of Poverty • Current Conditionsin American Canyon
• Disparitiesin Accessto Opportunities
• Current Conditionsin American Canyon
• Disproportionate Housing Needs
• Current Conditionsin American Canyon
• Polling Questions
• Conclusion
• Question and Answer Session
• Next Steps
• How to Stay Involved
The workshop featured an interactive discussion using a tool called Mural Board, which allows notes to be taken and shared with workshop participants in real time on a virtual white board. The discussion identified current conditions and opportunities for improvement based on all five AFFH categories of analysis. The input provided by the workshop attendees included the following major themes:
• Desire to connect health and equity in the Housing Element. Desire to define quality housing, specifically multi-unit housing, to include considerations of proximity to grocery, transit, physical activity opportunities, and smoke-free protections for residents. • Residentials feel informed through forums such as the City Manager’s newsletter, NextDoor and other forms of social media, and the City’s website and email lists.
• Lack of pedestrian infrastructure and connectivity. In particular, areas located along Highway 29 have gapsin sidewalks and participants noted 434
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TH Cycle Housing Element Background Report CERTIFIED | 7-11 that empty lots create an incomplete pattern of development and infrastructure.
• Concernsregarding public safety and traffic if more housing is built. • Identified a recent project on Melvin Road as one where reduced parking requirements were allowed.
• Desire to establish more wellness and entertainment activities within the community.
• Concern about water quality.
• Concerns about long commutes because of lack of jobs and services.
The input received at this workshop was incorporated into the AFFH analysis and informed program design.
PublicReviewDraft
The Housing Element was published for public review on September 27, 2022.
The draft was made available for the statutorily required 30 days, until October
27. The Planning Commission and City Council conducted a joint Housing Element public workshop on October 18, 2022.
Following conclusion of the public review period on October 27, 2022, over the next 10 business days, the City considered all comments received during the public review period, before submitting the draft to HCD for consideration on November 11, 2022.
CommentsReceived
The City received the following comments during the public review period.
Table 7-1 describes aggregated comments received through surveys, in writing during the public review period, and at the October 18 Planning Commission / City Council study session.
Table 7-1 Summary of Comments Received and Responses
Comment Response
Concern about the water supply during
drought conditions and traffic congestion on
the State Highway.
The City prioritizes water service to
affordable housing projects. The city has a
water conservation ordinance that addresses
water conservation requirements during
periods of drought conditions. New
development must comply with the City’s
Zero Water Footprint policy that requires
new development to contribute to water
conservation programs.
Traffic congestion on the State highway is a
responsibility of Caltrans and outside the
City’s control.
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Draft
Comment Response
Commenters asked for more support for
ADU construction
Program F will adopt additional programs
and incentives encouraging ADU
development and remove subjective design
criteria to allow ADUs in the CN and CC
zones by-right
Commenters expressed support for more
smaller homes for seniors and first-time
homebuyers
Program T offerslow-income homebuyers
assistance in purchasing a home.
Some of the biggest housing issues for
seniorsis the high cost of housing and lack of
housing options
Program Z will provide targeted outreach to
seniors to inform them of the Residential
Rehabilitation Loan Program, PACE Program,
and other resources available to assist with
home rehabilitation.
Program C will update the Municipal Code to
provide zoning to accommodate a variety of
housing types, including small residential
care facilities.
There is a lack of affordable options to buy
and rent
Programs L, M, and P are intended to assist
in the construction of affordable housing and
offer incentives/concessions for affordable
development.
Program Y will offer rental assistance
programs to low-income renters.
Assistance for repairsfor older homesis
needed
Program FF will implement meaningful
actions to begin to proactively address
factors contributing to fair housing barriers.
Programs GG and HH will expand the
distribution of fair housing information and
conduct fair housing workshops.
Down payment assistance programsis
needed
Program T offerslow-income homebuyersin
purchasing a home. Program actions include
down-payment assistance or the
establishment of a mortgage credit
certificate program. Program H will offer
deferred interest loans to low-income
homeowners to finance home repairs.
There is a need for accessory dwelling unit
programs, including advice on planning an
ADU and financial assistance.
Program F will create an informational guide
for ADU development. This guide will be
made available on the City website.
CommunityOutreach Materials
The following pages contain reproductions of materials used in community engagement efforts, summarized in prior subsections.
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What is a Housing Element?
The Housing Element is a required component of a City’s General Plan mandated by the State of California. The Housing Element serves as a guide to assess what types of housing exists within a city and identify what types of housing and housing programs are needed to support the community.
What is included in a Housing Element?
Inventory of Available Sites
Resources Available for Building
and Preserving Housing
Barriers to Building
Housing (Governmental
Policies and Procedures,
Market Conditions)
Goals, Policies, and
Programs to Help
Community Meet
Housing Need
How is the City’s Housing Need Determined?
American Canyon
Housing Element
HOUSING
RESOURCES
HOUSING
NEEDS
HOUSING
CONSTRAINTS HOUSING
PLAN
ASSOCIATION OF BAY AREA GOVERNMENTS
Determines statewide and regional housing need
CA DEPT OF HOUSING & COMMUNITY DEVELOPMENT
Allocates regional distribution of housing need
Decides how to meet its share of the regional need
CITY OF AMERICAN CANYON
622 UNITS 437
What is a General Plan?
A General Plan is a long-range policy document that establishes a framework for development and growth over the next 20 to 30 years.
What topics or “Elements” are addressed in a General Plan? Land Use Circulation Housing Conservation
Open Space Noise Safety
New State Requirements
The updated General Plan will align with new State requirements:
Environmental
Justice
Tribal
Consultation
Complete
Streets
Vehicle Miles
Traveled
GHG
Emissions
Climate Change
Adaptation
Wildfires &
Flooding
Housing Sites
& Streamlining
Why Update the General Plan?
The City of American Canyon last updated its General Plan 30 years ago. As the community has evolved and requirements have changed, the collective vision for the City has developed with it. The General Plan update will allow the City of American Canyon to shape its future growth with thought and intention in alignment with local and regional goals.
American Canyon
General Plan
438
What is a Housing Element?
The Housing Element is a required component of a City’s General Plan mandated by the State of California. The Housing Element serves as a guide to assess what types of housing exists within a city and identify what types of housing and housing programs are needed to support the community.
What is included in a Housing Element?
Inventory of Available Sites
Resources Available for Building
and Preserving Housing
Barriers to Building
Housing (Governmental
Policies and Procedures,
Market Conditions)
Goals, Policies, and
Programs to Help Community
Meet Housing Need
How is the City’s Housing Need Determined?
American Canyon
General Plan
Demographics
Housing Stock
Characteristics HOUSING
RESOURCES
AFFIRMATIVELY
FURTHERING
FAITH HOUSING
HOUSING
NEEDS
HOUSING
CONSTRAINTS HOUSING
PLAN
Local and
Regional Data
Programs to
Address Fair
Housing Issues
and Disparities
ASSOCIATION OF BAY AREA GOVERNMENTS
Determines statewide and regional housing need
CA DEPT OF HOUSING & COMMUNITY DEVELOPMENT
Allocates regional distribution of housing need
Decides how to meet its share of the regional need
CITY OF AMERICAN CANYON
622 UNITS
439
Join Us For An Interactive Community Workshop
AMERICAN CANYON, Calif., Wednesday, April 6, 2022, at 6:00pm - The City of American Canyon invites you to attend a virtual community workshop on the City's Housing Element Update for the Planning Period 2023-2031. Please join us to learn more about the update process and existing housing conditions and trends, and participate in interactive exercises where you can share your values and vision for thefuture of the city. The meeting will be held via Zoom at 6 PM (links to the meeting can be found on the City's website www.amcan2040.org).
The Housing Element addresses challenges and solutions to community housing needs. State law requires the Housing Element be updated every eight years. State Law also requires the City to accommodate housing locations for all income groups from low and very low income to moderate and above, and policies to facilitate housing for residents with special housing needs. The Housing Element is included in the American Canyon General Plan and outlines the City's plan to meet existing and projected future housing needs for all economic segments of the community.
For additional information, contact:
Jen Kansanback, Communications Manager
[email protected]
(707) 647-5355
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Over the next year, American Canyon will be
embarking on an important process to update
its citywide housing plan. Community input
is important so please JOIN US virtually on
Wednesday, April 27, 2022, at 6:00pm,
to learn what goes into a Housing Element and
how you can help shape our city. We will give an
overview of:
Planning for housing in American Canyon
Housing needs in American Canyon
How you can stay involved and give input
Join on Zoom!
By link https://zoom.use/join
Or by phone (408)638-0968
Webinar ID: 836 7527 0533
Passcode: 776748
www.amcan2040.org
American Canyon is updating its Housing
Element – and wants you to be involved!
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American Canyon Housing Element Workshop 2 - Discussion Activity Identify and discuss opportunities to
improve fair housing programs in American
Canyon
Category 1: Fair Housing Enforcement and Outreach
Category 2: Integration and Segretation Patterns/ Category 3: Racially Concentrated Areas of Poverty Category 4: Disparities in Access to Opportunities
Category 5: Disproportionate Housing Needs
Additional Miscellaneous Comments
with parking
It would be nice if there
was community emphisis
and activities centered
around wellness and
entertainment. Aside from
Safeway, Walmart and a
very few restaurants there
is not much to do in AC.
Do you have any recommendations to maintain a stable
housing supply in American Canyon?
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What are our Housing Element Issues and Opportunities?
1 / 29
Q1 The biggest housing needs facing American Canyon today are (check all that apply):
Answered: 166 Skipped: 0
Need housing
choices in...
Need more
housing for...
Need
lower-cost...
Need homes
that are...
American
Canyon needs...
All of
American...
Other (please
specify)
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
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What are our Housing Element Issues and Opportunities?
2 / 29
ANSWER CHOICES RESPONSES
Need housing choices in lower price range 54.82% 91
Need more housing for seniors 23.49% 39
Need lower-cost rental housing 39.76% 66
Need homes that are affordable to first-time homebuyers 59.64% 99 American Canyon needs housing for people who work here 30.72% 51 All of American Canyon’s housing needs are being met 16.87% 28 Other (please specify) 18.67% 31
# OTHER (PLEASE SPECIFY) DATE
1 Housing Rental for Single Mothers/Fathers or Families first time buyers 5/8/2022 12:13 AM 2 Low income housing programs and grants to support hospitality workers in Napa County for EXISTING LOW INCOME PROJECTS. Follow existing 2030 Expansion Plan approved by Napa County. No Diversion from existing 2030 Napa County approved General Plan Housing Element.
5/5/2022 12:00 AM
3 Please do not ad more homes and people if you don't have a plan for traffic to accommodate a higher population. 4/26/2022 8:22 AM 4 Housing should not be viewed in isolation. You can't just build new units when critical infrastructure (good roads, good schools, connected communities) to support renters and homeowners is missing. 4/24/2022 11:43 PM
5 Please stop over crowding the city. We like our small town. If we wanted an over crowded town we would live in San Francisco.
4/21/2022 6:34 PM
6 There will be enough homes when the Watson Ranch project is done. Please scale back to Napa Cove Apartments to 33 instead of 66. Please don't go through with the Oat hill Project. Remember just because you can doesn't mean you should. 4/19/2022 6:36 PM
7 Should we not ask the community what our goals are first for American Canyon? This would provide context as to whether or not housing needs are currently being met or not met (e.g. keeping a small community, expanding, protecting open space, etc)
4/13/2022 5:28 PM
8 unsure/don't know 4/11/2022 10:11 PM
9 Traffic dictates American Canyon cannot manage more housing without first creating more road space. 4/7/2022 10:58 PM 10 Adequate parking and roadways to accommodate more homes 4/3/2022 12:19 PM 11 No more low income housing. Do you want to be another vallejo 4/2/2022 2:49 PM Total Respondents: 166
444
What are our Housing Element Issues and Opportunities?
3 / 29
12 Where can American canyon residents sign up for housing assistance? Email me at [email protected] 3/31/2022 7:53 AM 445
What are our Housing Element Issues and Opportunities?
4 / 29
13 Would love to see an updated senior living community facility 3/17/2022 11:29 AM 14 Need better traffic control to accommodate housing 3/13/2022 9:45 AM 15 No more housing AC is overcrowded 3/11/2022 6:28 PM
16 all housing needs better ecologic/economc integration with passive solar, proper siting, rainwater catchment (esp w/ metal roofs), look at Leed certification for best progressive approach 3/9/2022 6:26 AM
17 "Missing Middle" Homes arranged around a Courtyard 3/4/2022 5:29 PM 18 Ensuring sustainable, minimal growth that maintains small town atmosphere and protection of open spaces 3/2/2022 6:02 PM 19 Please no more apartments 3/2/2022 2:36 PM
20 Needs housing for middle class people. 3/1/2022 10:42 PM 21 No more Apartments 3/1/2022 1:57 PM
22 American Canyon is over crowded. Control the crime before your bring in more homes 3/1/2022 1:32 PM 23 I have watched the market here for 10 years. Properties that have been empty for ages and cost 1/2 just 7 years ago ... are still empty and have been raised in price and rezoned for apartments now. Update, dreams are not made in apartments. My family wants a yard, plants, pets ... I can't stay here if I can't have real roots in this city. This is a temporary space for us at the moment.
2/28/2022 10:54 AM
24 Continue building homes, not apartments 2/26/2022 10:31 PM 25 Houses for low income single parent 2/26/2022 10:17 AM 26 Townhome/condos 2/26/2022 6:42 AM
27 Lack of infrastructure (walkability, restaurants and shopping) for those who live here 2/25/2022 7:25 PM 28 Need more businesses to support new residences this does not include gas stations. 2/25/2022 3:19 PM 29 Need rent to own housing. 2/25/2022 2:16 PM
30 Need traffic solutions for all the housing we have now. 2/25/2022 1:55 PM 31 LOWER RENT on the existing apartments. 2/24/2022 7:57 AM 446
What are our Housing Element Issues and Opportunities?
5 / 29
Q2 American Canyon’s housing needs in the coming 10 years will include (check all that apply):
Answered: 166 Skipped: 0
Housing priced
so that my...
Businesses
will need...
Housing will
need to be...
Older homes
will be...
Our aging
population w...
Other (please
specify)
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
447
What are our Housing Element Issues and Opportunities?
6 / 29
ANSWER CHOICES RESPONSES
Housing priced so that my children can afford to live here 57.83% 96 Businesses will need housing affordable to their workers 36.14% 60 Housing will need to be priced to attract new families to American Canyon 46.39% 77 Older homes will be deteriorating and in need of repair 52.41% 87 Our aging population will need accessible, well-designed housing options 40.96% 68 Other (please specify) 9.64% 16
# OTHER (PLEASE SPECIFY) DATE
1 Prioritize Traffic, Crime & the AMC Quality of Life before more expansion. 5/5/2022 12:00 AM 2 Watson Ranch should cover housing needs with the 1000 homes/apartments being built. Please stop building more apartments (especially without sufficient parking)
4/21/2022 6:34 PM
3 There will be enough homes when the Watson Ranch project is done. 4/19/2022 6:36 PM 4 See answer in question 1 4/13/2022 5:28 PM
5 No more apartments or townhouses 4/12/2022 9:56 AM
6 Adequate parking and roadways to accommodate more homes 4/3/2022 12:19 PM 7 housing also needs more attention to grading & drainage that promotes replenishing the aquifers and not letting the rainfall runoff into the street or storm drains
3/9/2022 6:26 AM
8 "Missing Middle" Homes arranged around a Courtyard 3/4/2022 5:29 PM 9 need to be affordable 3/3/2022 9:11 AM
10 Housing Element and other planning documents/processes should incorporate health equity and high quality housing considerations as they apply to Multi-Family Housing. For example, new MUH should include smoke-free air protections, common outdoor space for physical activity, and proximity to services. 2/28/2022 11:21 AM
11 there is senior housing everywhere ... how about family housing, that is not apartments. We currently live in apartments in this area. Our management doesnt care. We dont even have the security of a lease currently due to the pandemic. 2k a month ... I cant have plants/pets ... yet every neighbor has plants/pets. There are no safety protocols for the pandemic. I don't want more apartments; I want to escape the hell of an apartment I am currently trapped in. My housing could put my family in desperate need soon, no one cares, and I left desperate to fix this. 2/28/2022 10:54 AM
12 Affordable prices for a single parent who are struggling in life and can’t afford the rent here so we don’t have to move out in this area.
2/26/2022 10:17 AM
Total Respondents: 166
448
What are our Housing Element Issues and Opportunities?
7 / 29
13 Making American canyon into more than a community of homes where people work and shop elsewhere 2/25/2022 7:25 PM 14 Many of us who grew up here have to move out as it is too expensive 2/24/2022 7:57 AM 15 No more "affordable" or senior housing or subsidized housing so that neighborhoods keep top re-sale value and taxes stay lower.
2/23/2022 8:56 PM
16 Working with Immigration and Customs Enforcement to locate and deport illegal aliens who are living in homes they are not entitled to.
2/23/2022 5:35 PM
449
What are our Housing Element Issues and Opportunities?
8 / 29
Q3 Please rank what you feel are the types of new housing that would be most successful in American Canyon today (1 is most successful and 5 is least successful):
Answered: 166 Skipped: 0
Accessory
dwelling uni...
Co-housing
(housing wit...
450
What are our Housing Element Issues and Opportunities?
9 / 29
Courtyard
housing...
Micro-units
(small studi...
Single room
occupancy...
Mid-rise
451
What are our Housing Element Issues and Opportunities?
10 /
29 (4-story)...
Missing middle
housing, lik...
Multifamily
apartments
Residential
452
What are our Housing Element Issues and Opportunities?
10 / 29
Care Facilit...
Larger, custom
homes
Single story
houses and...
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Most succe… (no label) (no label) (no label)
Least succ…
453
What are our Housing Element Issues and Opportunities?
11 / 29
Accessory dwelling units (second units/granny units/junior units) MOST
SUCCESSFUL
27.22%
(NO
LABEL)
17.72%
(NO
LABEL)
22.78%
(NO
LABEL)
11.39%
LEAST
SUCCESSFUL
20.89%
TOTAL WEIGHTED
AVERAGE
Co-housing (housing with an emphasis on community living ie: shared open spaces, or kitchens)
Courtyard housing (housing arranged around a common courtyard) , Micro-units (small studio apartments with full kitchens, Murphy beds, dropdown surfaces like tables or desks and more design features) Single room occupancy (small apartment that may have a common kitchen) Mid-rise (4-story) apartments
Missing middle housing, like townhouses and low-rise multiuse buildings Multifamily apartments
Residential Care Facilities for Seniors or Persons with Disabilities Larger, custom homes
43 10.90%
17 18.47%
29 16.88%
27 7.01%
11 11.46%
18 27.50%
44 16.67%
26 28.10%
43 16.77%
26 28
5.77%
9 14.65%
23 16.25%
26 7.01%
11 12.74%
20 20.63%
33 14.74%
23 22.88%
35 14.19%
22 36
21.15%
33 29.30%
46 15.00%
24 18.47%
29 21.02%
33 23.13%
37 23.08%
36 22.88%
35 23.87%
37 18
16.67%
26 15.92%
25 17.50%
28 22.93%
36 14.65%
23 9.38%
15 12.18%
19 15.03%
23 14.84%
23 33
45.51%
71 21.66%
34 34.38%
55 44.59%
70 40.13%
63 19.38%
31 33.33%
52 11.11%
17 30.32%
47 158
156
157
160
157
157
160
156
153
155
2.81 3.80
3.08 3.36
3.91 3.59
2.73 3.31
2.58 3.28
454
What are our Housing Element Issues and Opportunities?
12 / 29
Single story houses and condominiums 49.69%80 19.25%31 18.01%29 4.97%88.07%13 161 2.02
455
What are our Housing Element Issues and Opportunities?
13 / 29
Q4 Which Fair Housing Napa Valley services do you feel are most needed in our community? Answered: 164 Skipped: 2
Landlord/tenant
counseling
Education/infor
mation on...
Promoting
equal access...
Assistance
with filing ...
Other (please
specify)
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES RESPONSES
Landlord/tenant counseling 42.68% 70
Education/information on tenant rights 41.46% 68
Promoting equal access to housing choice for all residents 58.54% 96 Assistance with filing a housing discrimination complaint 19.51% 32 Other (please specify) 17.07% 28
# OTHER (PLEASE SPECIFY) DATE
Total Respondents: 164
456
What are our Housing Element Issues and Opportunities?
14 / 29
1 Create Low Income Project specifically for Full Time Hospitality Workers - Winery, Restaurants, Resort & Destination 5/5/2022 12:00 AM 457
What are our Housing Element Issues and Opportunities?
15 / 29
Properties - including all hospitality service based employees. 2 Homeless resources 5/1/2022 12:09 AM
3 Short term rental options. 4/26/2022 7:19 AM
4 Proper notice from the city on housing projects 4/21/2022 6:34 PM 5 Proper notification for all American Canyon Residents of any housing projects, gas stations, stores, restaurants, etc. 4/19/2022 6:36 PM 6 Not sure. Need context and understanding about what services are currently being used. 4/13/2022 5:28 PM 7 accountability for tax dollars 4/12/2022 9:56 AM
8 citate illegal dumping and not picking up pet waste 4/11/2022 10:11 PM 9 Information campaign about what Fair Housing Napa Valley’s purpose is. 4/7/2022 10:58 PM 10 Allow pets to live with seniors for companionship 4/3/2022 12:19 PM 11 Landlord friendly laws passed 4/2/2022 2:49 PM
12 Somewhere to turn in emergencies to save home from being taken for for unpaid property taxes. Especially since I had already filed a claim against pge for damages incurred house suffered do to heavy construction by pge themselves.. other family members came to the house and grabbed paperwork needed to keep houses needs and essentials current. Again contact me at [email protected]. Due to pandemic legal assistants failed to return phone calls. Urgent Matter*. 3/31/2022 7:53 AM
13 traffic control prior to more housing! 3/13/2022 9:45 AM 14 None 3/11/2022 6:28 PM
15 Resources and grants for home improvement to go green. 3/6/2022 9:21 AM 16 Unsure 3/2/2022 6:02 PM
17 proper notice of homes planning to be built. the city is getting to crowed with everything being shoved in the center of the city.
3/2/2022 1:27 AM
18 Middle class option 3/1/2022 10:42 PM
19 ??? 3/1/2022 12:44 PM
20 . 2/28/2022 5:34 PM
21 N/A 2/28/2022 2:37 PM
22 help local people become homeowners and make real roots in your town. I have been here 7 years now. People dont want to know each other, people dont want to communicate ... they just want to fuss on nextdoor and facebook, have zoom meetings about accomplishing nothing. Kindness is barely promoted. I actually want to help my town and my hands are tied at every try.
2/28/2022 10:54 AM
23 Descrimination of low income family who can’t afford the rent here and not even enough income to survive and have to do multiple jobs
2/26/2022 10:17 AM
458
What are our Housing Element Issues and Opportunities?
16 / 29
24 Low income legal aid for tenants 2/25/2022 3:27 PM
25 None 2/25/2022 3:01 PM
26 Application assistance and housing resource center. 2/25/2022 2:16 PM 27 Code enforcement to keep neighborhoods safe. 2/23/2022 8:56 PM 28 Finding out WHY people are "low income" and getting them to find better jobs or finding out what they are mis-spending their money on.
2/23/2022 5:35 PM
459
What are our Housing Element Issues and Opportunities?
17 / 29
Q5 Which Housing Assistance Services do you feel are most needed in our community? Answered: 166 Skipped: 0
Downpayment
assistance f...
Free to
low-cost hom...
Education
seminars for...
Financial
assistance t...
Other (please
specify)
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
ANSWER CHOICES RESPONSES
Downpayment assistance for lower-income First Time homebuyers 63.25% 105 Free to low-cost home repair loans for Low-income homeowners 57.23% 95 Education seminars for aspiring homeowners 45.18% 75
Financial assistance to build an accessory dwelling unit 36.75% 61 Other (please specify) 6.02% 10
# OTHER (PLEASE SPECIFY) DATE
Total Respondents: 166
460
What are our Housing Element Issues and Opportunities?
18 / 29
1 For existing homeowners with buildout parcels. 5/5/2022 12:00 AM 461
What are our Housing Element Issues and Opportunities?
19 / 29
2 Financial assistance to all homeowners for upkeep and upgrade to energy efficiency 4/12/2022 9:56 AM 3 Allow pets to live with seniors for companionship 4/3/2022 12:19 PM 4 None. If you cant afford it, go somewhere else 4/2/2022 2:49 PM 5 Representative to assist people's with with special needs on housing issues. 3/31/2022 7:53 AM 6 Enlighten city leaders with traffic issues prior to building 3/13/2022 9:45 AM 7 . 2/28/2022 5:34 PM
8 Low-cost home repair loans for middle class homeowners that live paycheck to paycheck. All the assistance goes to lowincome. Think about the middle class that are having a hard time keeping up.2/28/2022 2:19 PM 9 stop price gouging on apartments 2k is too high ... make your current apartment housing accountable for their properties, actually inspect that people are being treated fairly in local apartments. THEY AREN'T. I love my town, and hate my home ... at some point I believe I will have no choice but to leave here. It seems noone cares about residence, only the businesses lining the pockets with money. I also have dreams to have a viable business here, but the people who own properties literally talk you out of using their facility and wont talk about you putting a business there. I have seen some of these building empty for 10 years now and I cant put a real business there or live there. This makes 0 sense. Let us use these empty places. Let us clean up places that are unusable. 2/28/2022 10:54 AM
10 None 2/25/2022 3:01 PM
462
What are our Housing Element Issues and Opportunities?
20 / 29
Q6 Which Accessory Dwelling Unit Assistance services are most important? Answered: 164 Skipped: 2
Pre-approved
ADU floorplans
Educational
“How To”...
Homeowner
one-on-one...
Financial
assistance w...
Education on
how to becom...
Advice on what
type of ADU...
Other (please
specify)
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
463
What are our Housing Element Issues and Opportunities?
21 / 29
ANSWER CHOICES RESPONSES
Pre-approved ADU floorplans 34.76% 57
Educational “How To” Webinar series 31.10% 51
Homeowner one-on-one consultations with an ADU expert 41.46% 68 Financial assistance with construction expenses 50.61% 83 Education on how to become a landlord 28.05% 46
Advice on what type of ADU will work best for your situation 52.44% 86 Other (please specify) 7.32% 12
# OTHER (PLEASE SPECIFY) DATE
1 Allow pets to live with seniors for companionship 4/3/2022 12:19 PM 2 Ensuring the integrity of our neighborhoods and preventing over crowded street parking. Making sure ADUs do not directly or indirectly impact their neighbors
3/2/2022 6:02 PM
3 N/A 3/2/2022 10:27 AM
4 Idk 3/1/2022 3:14 PM
5 We don't have many homes with lots sized big enough for this type of housing. 3/1/2022 3:08 PM 6 This is not a realistic answer to the housing shortage. 3/1/2022 12:54 PM 7 . 2/28/2022 5:34 PM
8 create buiz buildings with housing units on top?? I would love to own a place where I can work and live. We need more combination zoning of this sort. Less apartment zoning. Help homeowners become more self reliant, encourage gardening, kindness, neighborly interaction. People in this town are rude and dont communicate well. We dont need to zoom about zooming ... pick up your phones, call someone you love, engage in a real moment and real care. Thats what our community needs.
2/28/2022 10:54 AM
9 I feel there should be an emphasis put on home ownership, not bringing more renters in. 2/26/2022 10:31 PM 10 None 2/25/2022 3:01 PM
11 None 2/25/2022 2:51 PM
12 Quicker permit process for ADU’s 2/25/2022 2:16 PM
Total Respondents: 164
464
What are our Housing Element Issues and Opportunities?
22 / 29
Q7 How would you best describe your race/ethnicity? Select all that apply Answered: 165 Skipped: 1
American
Indian or...
Filipino
Asian/Pacific
Islander
Black or
African...
Latinix/Hispani
c
White/Caucasian
Multiple
Ethnicities
Other (please
specify)
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
465
What are our Housing Element Issues and Opportunities?
23 / 29
ANSWER CHOICES RESPONSES
American Indian or Alaskan Native 2.42% 4
Filipino 12.12% 20
Asian/Pacific Islander 13.33% 22
Black or African American 4.24% 7
Latinix/Hispanic 22.42% 37
White/Caucasian 50.91% 84
Multiple Ethnicities 12.12% 20
Other (please specify) 4.24% 7
# OTHER (PLEASE SPECIFY) DATE
1 Not applicable 4/13/2022 5:28 PM
2 Other 4/7/2022 10:58 PM
3 None of your business 3/1/2022 4:31 PM
4 . 2/28/2022 5:34 PM
5 N/A 2/28/2022 2:37 PM
6 N/a 2/27/2022 4:35 PM
7 American Indian (Mexico) 2/25/2022 7:14 PM
Total Respondents: 165
466
What are our Housing Element Issues and Opportunities?
24 / 29
Q8 Which best describes your current living situation?
Answered: 166 Skipped: 0
Live alone
Live with...
Live with
spouse or...
Live with your
own children
Live with
parents
Multiple
generations...
Other (please
specify)
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
467
What are our Housing Element Issues and Opportunities?
25 / 29
ANSWER CHOICES RESPONSES
Live alone Live with roommates 5.42% 9
Live with spouse or significant other 41.57% 69
Live with your own children 19.88% 33
Live with parents 3.01% 5
Multiple generations living together (adult children, parents, grandparents, etc.) 19.88% 33 Other (please specify) 10.24% 17
# OTHER (PLEASE SPECIFY) DATE
1 Outside 5/1/2022 12:09 AM
2 Spouse and minor aged children 4/26/2022 9:22 AM
3 Live with spouse and children 4/19/2022 1:49 PM
4 live with spouse and young children 4/4/2022 7:21 PM
5 live alone 3/13/2022 9:45 AM
6 live alone (note your 1st option says "Live alone Live with roommates" which is contradictory) 3/9/2022 6:26 AM 7 2-adult children and their spouses had to move back home due to high rents and a housing market that is out of reach 3/7/2022 10:57 AM 8 Live with spouse and young children 3/2/2022 8:50 PM
9 Live with spouse and children 3/2/2022 2:36 PM
10 live with my spouse and 4 kids 3/2/2022 1:27 AM
11 live alone 3/1/2022 9:54 PM
12 Single Family, spouse and children 3/1/2022 3:08 PM
13 Spouse and children 3/1/2022 12:43 PM
14 Live with spouse and children 3/1/2022 11:41 AM
15 Spouse and children 2/27/2022 4:35 PM
16 live with husband and children 2/25/2022 1:57 PM
17 rent from parents 2/24/2022 7:57 AM
TOTAL 166
468
What are our Housing Element Issues and Opportunities?
26 / 29
Q9 Which type of housing do you currently occupy?
Answered: 166 Skipped: 0
Accessory
Dwelling Uni...
Apartment
Condominium/tow
nhome
Co-op housing
Duplex/triplex
Group
home/assiste...
Mobile home
Single-family
home
I do not
currently ha...
Other (please
specify)
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
469
What are our Housing Element Issues and Opportunities?
27 / 29
ANSWER CHOICES RESPONSES
Accessory Dwelling Unit (granny flat/guest house) 0.60% 1 Apartment 7.83% 13
Condominium/townhome 1.20% 2
Co-op housing 1.20% 2
Duplex/triplex 0.60% 1
Group home/assisted living 0.00% 0
Mobile home 4.82% 8
Single-family home 82.53% 137
I do not currently have a permanent home 0.60% 1
Other (please specify) 1.81% 3
# OTHER (PLEASE SPECIFY) DATE
1 I rent a bedroom. 3/31/2022 7:53 AM
2 I would love to be able to afford a home in american canyon. But i also love the small town feel. Please do not over crowd our town, crime is already an issue
3/1/2022 1:32 PM
3 Affordable senior apartment 2/26/2022 6:42 AM
Total Respondents: 166
470
What are our Housing Element Issues and Opportunities?
28 / 29
Q10 What is your age group?
Answered: 166 Skipped: 0
Under 18
18-29
30-39
40-49
50-59
60-65
Over 65
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
471
What are our Housing Element Issues and Opportunities?
29 / 29
ANSWER CHOICES RESPONSES
Under 18 0.00% 0
18-29 6.63% 11
30-39 27.11% 45
40-49 28.31% 47
50-59 16.27% 27
60-65 8.43% 14
Over 65 13.86% 23
Total Respondents: 166
472
What are our Housing Element Issues and Opportunities?
30 / 29
Q11 Let us know if there is anything we missed! Below, please let us know if there is another housing type you desire that wasn’t mentioned previously that you believe the City needs more of.
Answered: 43 Skipped: 123
# RESPONSES DATE
1 I would love to see some kind of assistance for first time home buyers or atleast affordable options for apartments. 5/12/2022 7:36 PM 2 Again, I disagree with updating the approved General Plan through 2030. This is not an UPDATE, it is a DIVERSION from the approved Napa County Plan. If AMC public were ask to prioritize community needs, housing expansion would fall below Traffic, Crime, and a long list of Quality of Life CURRENTLY offered in AMC. 5/5/2022 12:00 AM
3 Please relay to the community about the nature of the housing element as part of the general plan. Sometimes our community feels super surprised when a development comes in that they don’t like but it’s been in the General Plan for many years. If there is a significant change in the GP land use for the housing element, the nearby community (at least 500 feet buffer) should be notified and told what is changed that may affect them. Perhaps an interactive GIS (arcgis online) map that someone can enter in the address to see highlighted areas of change? (Before/after) 4/26/2022 9:22 AM
4 ADU options need very clear details for development. 4/26/2022 7:19 AM 5 Please don't build more housing like Oat Hill Apartments and scale back the Napa Cove Apartments to 33 instead of 66 apartments. Please make sure there is 2 parking spaces per apartment plus guest parking for all apartment/condo/townhouse projects. Please keep speed limits at reasonable numbers. Donaldson Way should be 25 m.p.h. from end to end. Newell Drive should be 30 m.p.h. (even if/when an extension is make to Watson Ranch) , there is a lot of pedestrian traffic (primarily children walking to school).American Canyon road should be 35 m.ph. from Newell Drive to Wetlands edge. There is too many close calls in this area. 4/19/2022 6:36 PM
6 More parking space in front of home because current parking spaces get occupied by: residents with boats, shuttle buses or RV’s that park in neighborhood making it difficult to park in front of own home. 4/16/2022 12:25 PM
7 Live work units to purchase. Loft type housing 4/15/2022 6:00 PM 8 See response to question 1. Understanding goals of community members is critical before these questions can be adequately answered.
4/13/2022 5:28 PM
9 It would be nice to know the current zoning in AC and if that would change in the future to accommodate more housing. 4/13/2022 9:31 AM 10 1-The traffic flow and improved roadways need to be addressed NOW! 2-Allow senior residents to have pets for mental health companionship.
4/3/2022 12:19 PM
11 Dont turn this city into a crap place to live with all this affordable/low income housing 4/2/2022 2:49 PM 12 What to do about urgent housing matter when it was taken at start of pandemic. I called all legal representatives listed on pamphlet given to me from the sheriff's department. Nobody would return my phone calls. Again you can contact me at [email protected].
3/31/2022 7:53 AM
473
What are our Housing Element Issues and Opportunities?
31 / 29
13 Please address traffic issues prior to more building! 3/13/2022 9:45 AM 14 Need single level homes with additional mini apartment type unit attached for a family member. So e if these homes were built on Mare Island but they were 2 story. Had a small hallway to left after you entered in the front door of home which led to a mini apartment type home with small kitchen open to a small living space, 1 bedroom and own shower and laundry room
3/12/2022 10:46 AM
15 again, all housing needs the best practices for efficient homes... passive solar & building siting where the sun naturally enters the living space for additional light & heat in the winter months, yet proper awning widths give shade when the sun is higher in the summer, etc Also, need to utilize skylights, solar tubes, rooftop solar electricity and even solar hot water. That would allow for no natural gas needs
3/9/2022 6:26 AM
16 Down payment assistance for first time homebuyers is greatly needed but only goes so far when the cheapest houses you can find are $600k or more. Realistically you would need a down payment of $200k to bring it down to a price most people can afford to pay monthly. So unless other government programs are offered with down payment assistance or housing somehow stops rising, a large percentage of potential home buyers are still being left behind. 3/2/2022 2:46 PM
17 N/A 3/2/2022 10:27 AM
18 Please don't build anymore overpriced homes or apartments. Apartments starting at $2500 a month are not affordable, my mortgage is cheaper than that. This is my my oldest child is still living at home. Please STOP building everything in the city center making traffic far worse than it already is. Please keep speed limits in residential areas (especially with schools near by) to 25 mph through housing and 30mph on main streets like Newell Drive (its a dangerous place for pedestrians ) 3/2/2022 1:27 AM
19 Housing that attracts the type of residents we want in American Canyon. We don't want to become Vallejo. 3/1/2022 10:42 PM 20 Maybe some laws to stop landlords raising rents in a pandemic 3/1/2022 5:18 PM 21 First home buyer program 3/1/2022 3:51 PM
22 Apartment prices need to be lowered. Stop building homes with no yards. Build homes in an affordable way so that they aren’t over priced. I’m an Interior Designer and would love to help provide affordable finishes for this to happen. Even i want To move back to AC but prices literally make no sense with the quality home . 3/1/2022 3:14 PM
23 Starter homes/apartments for young adults. My 22 year old son can't afford to live in his own (or even with a roommate) when he works full time.
3/1/2022 3:08 PM
24 ¡Necesitan mejorar la traducción! 3/1/2022 2:50 PM
25 They're actually needs to be more apartments and houses that are catered to the people that make minimum wage and to let us know that not everybody that lives in American Canyon makes $100,000 or Plus and you know that we can all afford 2500 plus dollars a month for rent it needs to be more affordable 3/1/2022 1:57 PM
26 American Canyon used to be a small town with stables and families. Now its crazy with crime from neighboring cities and within. Low income apartments are bringing in people who are no good for our town. Please stick to family homes to bring in families who fit in with the american canyon life style. 3/1/2022 1:32 PM
27 Home ownership is not for everyone. It requires stable income and constant maintenance. American Canyon wild be best to avoid low income housing and additional apartments as we are a small community that has already outgrown our roads and infrastructure. It’s okay to maintain well what we are and not keep adding more congestion and overcrowding. 3/1/2022 11:41 AM
474
What are our Housing Element Issues and Opportunities?
32 / 29
28 Bring more entertainment, food, parks and Recs. We need men and womens softball/basketball. 3/1/2022 9:46 AM 29 None 2/28/2022 10:15 PM
30 I feel that we do not need more housing. The highway is already over crowded. I moved here to live in a small community not a big city
2/28/2022 5:34 PM
31 Impact of additional housing/residents on future water shortages 2/28/2022 12:46 PM 32 I want my city to care, not zoom about caring, actually care. I want to be able to live and work in the same place. This is completely viable for many people, and you should accommodate this lifestyle. Make property owners do something with properties that have been empty and unused for ages. they are an eye sore at the least. Encourage our town to do a facelift on itself and its personality. Stop with all the apartments; apartments are the life suckers of all finances. We need happy people, financially flourishing people ... housing is the place to start. 2/28/2022 10:54 AM
33 Affordable Housing projects for a single parent who needs assistance because it’s too expensive for rent an apartment or buy a house here. We are here for long years but still can’t afford it. My children needs some spaces because we’re living with a lot of different families here in the house because income isn’t enough to pay for the rent, pay bills, food, gas and etc. we don’t want to move out in a different state because my kids love his school and like to be stable when it comes to his education.
2/26/2022 10:17 AM
34 American Canyon is a diamond in the rough. Watson Ranch is going to add to the City undoubtedly. We need more affordable single-family options. Town houses and condos might be a great addition. However, DO NOT forget about the enormous traffic issue between Airport Dr and American Canyon Rd. 2/25/2022 7:44 PM
35 PLEASE .....PLEASE stop adding more people to the City before addressing traffic and water. 2/25/2022 3:27 PM 36 New housing should be limited in height and density. I like the quiet and family friendly community. Safe and clean. 2/25/2022 3:25 PM 37 Senior housing, more single family housing thats affordable. 2/25/2022 3:01 PM 38 Areas/communities which alternate housing arrangements ADU homes with Co-housing…..etc should be focused in. 2/25/2022 2:51 PM 39 AC really needs to avoid becoming another Napa. Few if any people moved here for that. AC drew families due to affordability and good family feeling. That is being lost due to greed. Need more family friendly things to do. Do not need more housing. Need to use what we have in way beneficial to average citizen. 2/25/2022 2:26 PM
40 We can only grow so much. We have a Highway to the east and water the west. Solano County to the south and an Airport to the north. Not sure who's doing the traffic studies but they are lying to you. Before you build a house, you must have good foundation.
2/25/2022 1:55 PM
41 Young adults (service economy) working in the city, including those with intellectual or developmental disabilities need access to independent housing.
2/24/2022 2:59 PM
42 Please put a stop to rent hikes. The rent is out of control in American Canyon. Housing prices are out of control. Kids who grew up here have to move out of town to find affordable housing. The income limit on help is too low 2/24/2022 7:57 AM
43 Tiny homes in back yards and fewer restrictions, fees for adding space to a home. 2/23/2022 8:56 PM 475
Appendix A
Yocha Dehe Wintun
Nation Treatment
Protocol
The following pages contain the Yocha Dehe Wintun Nation Treatment Protocol for Handling Human Remains and Cultural Items Affiliated with the Yocha Dehe Wintun Nation.
American Canyon 6
th Cycle Housing Element Background Report CERTIFIED | A-1 476
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A-2 | American Canyon 6
th Cycle Housing Element Background Report CERTIFIED
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DocuSign Envelope ID: 0D69CDD2-A513-4BF7-A2E6-01DD9D465223 Yocha Dehe Wintun Nation
PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org August 18, 2022
City of American Canyon
Attn: Nicolle Hall, Administrative Technician
4381 Broadway St., Suite 201
American Canyon, CA 94503
RE: American Canyon 6th Cycle Housing Element YD-03152022-04 Dear Ms. Hall:
Thank you for the consultation meeting on, August 08, 2022, regarding the proposed American Canyon 6th Cycle Housing Element. We appreciate you taking the time to discuss the project.
Based on the information provided during our consultation meeting, the Tribe has concerns that the project could impact known cultural resources. Therefore, we request that you incorporate Yocha Dehe Wintun Nation’s Treatment Protocol into the mitigation measures for this project. Please submit the updated mitigation measures to the Cultural Resources Department once completed. We respectively decline any comment on the project at this time.
Should you have any questions, please feel free to contact:
CRD Administrative Staff
Yocha Dehe Wintun Nation
Office: (530) 796-3400
Email: [email protected]
Please refer to identification number YD – 03152022-04 in any correspondence concerning this project.
Thank you for providing us with this notice and the opportunity to comment.
Sincerely,
Tribal Historic Preservation Officer
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PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org Treatment Protocol for Handling Human Remains and Cultural Items Affiliated with the Yocha Dehe Wintun Nation
The purpose of this Protocol is to formalize procedures for the treatment of Native American human remains, grave goods, ceremonial items, and items of cultural patrimony, in the event that any are found in conjunction with development, including archaeological studies, excavation, geotechnical investigations, grading, and any ground disturbing activity. This Protocol also formalizes procedures for Tribal monitoring during archaeological studies, grading, and ground-disturbing activities.
I. Cultural Affiliation
The Yocha Dehe Wintun Nation (“Tribe”) traditionally occupied lands in Yolo, Solano, Lake, Colusa and Napa Counties. The Tribe has designated its Cultural Resources Committee (“Committee”) to act on the Tribe's behalf with respect to the provisions of this Protocol. Any human remains which are found in conjunction with Projects on lands culturally-affiliated with the Tribe shall be treated in accordance with Section III of this Protocol. Any other cultural resources shall be treated in accordance with Section IV of this Protocol.
II. Inadvertent Discovery of Native American Human Remains Whenever Native American human remains are found during the course of a Project, the determination of Most Likely Descendant (“MLD”) under California Public Resources Code Section 5097.98 will be made by the Native American Heritage Commission (“NAHC”) upon notification to the NAHC of the discovery of said remains at a Project site. If the location of the site and the history and prehistory of the area is culturally-affiliated with the Tribe, the NAHC contacts the Tribe; a Tribal member will be designated by the Tribe to consult with the landowner and/or project proponents.
Should the NAHC determine that a member of an Indian tribe other than Yocha Dehe Wintun Nation is the MLD, and the Tribe is in agreement with this determination, the terms of this Protocol relating to the treatment of such Native American human remains shall not be applicable; however, that situation is very unlikely.
III. Treatment of Native American Remains
In the event that Native American human remains are found during development of a Project and the Tribe or a member of the Tribe is determined to be MLD pursuant to Section II of this Protocol, the following provisions shall apply. The Medical Examiner shall immediately be notified, ground disturbing activities in that location shall cease and the Tribe shall be allowed, pursuant to California Public Resources Code Section 5097.98(a), to (1) inspect the site 479
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PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org of the discovery and (2) make determinations as to how the human remains and grave goods should be treated and disposed of with appropriate dignity.
The Tribe shall complete its inspection and make its MLD recommendation within fortyeight (48) hours of getting access to the site. The Tribe shall have the final determination as to the disposition and treatment of human remains and grave goods. Said determination may include avoidance of the human remains, reburial on-site, or reburial on tribal or other lands that will not be disturbed in the future.
The Tribe may wish to rebury said human remains and grave goods or ceremonial and cultural items on or near the site of their discovery, in an area which will not be subject to future disturbances over a prolonged period of time. Reburial of human remains shall be accomplished in compliance with the California Public Resources Code Sections 5097.98(a) and (b).
The term "human remains" encompasses more than human bones because the Tribe’s traditions call for the burial of associated cultural items with the deceased (funerary objects), and/or the ceremonial burning of Native American human remains, funerary objects, grave goods and animals. Ashes, soils and other remnants of these burning ceremonies, as well as associated funerary objects and unassociated funerary objects buried with or found near the Native American remains are to be treated in the same manner as bones or bone fragments that remain intact.
IV. Non-Disclosure of Location of Reburials
Unless otherwise required by law, the site of any reburial of Native American human remains shall not be disclosed and will not be governed by public disclosure requirements of the California Public Records Act, Cal. Govt. Code § 6250 et seq. The Medical Examiner shall withhold public disclosure of information related to such reburial pursuant to the specific exemption set forth in California Government Code Section 6254(r). The Tribe will require that the location for reburial is recorded with the California Historic Resources Inventory System (“CHRIS”) on a form that is acceptable to the CHRIS center. The Tribe may also suggest that the landowner enter into an agreement regarding the confidentiality of site information that will run with title on the property.
V. Treatment of Cultural Resources
Treatment of all cultural items, including ceremonial items and archeological items will reflect the religious beliefs, customs, and practices of the Tribe. All cultural items, including ceremonial items and archeological items, which may be found at a Project site should be turned over to the Tribe for appropriate treatment, unless otherwise ordered by a court or agency of competent jurisdiction. The Project Proponent should waive any and all claims to ownership of 480
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PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org Tribal ceremonial and cultural items, including archeological items, which may be found on a Project site in favor of the Tribe. If any intermediary, (for example, an archaeologist retained by the Project Proponent) is necessary, said entity or individual shall not possess those items for longer than is reasonably necessary, as determined solely by the Tribe.
VI. Inadvertent Discoveries
If additional significant sites or sites not identified as significant in a Project environmental review process, but later determined to be significant, are located within a Project impact area, such sites will be subjected to further archeological and cultural significance evaluation by the Project Proponent, the Lead Agency, and the Tribe to determine if additional mitigation measures are necessary to treat sites in a culturally appropriate manner consistent with CEQA requirements for mitigation of impacts to cultural resources. If there are human remains present that have been identified as Native American, all work will cease for a period of up to 30 days in accordance with Federal Law.
VIII. Work Statement for Tribal Monitors
The description of work for Tribal monitors of the grading and ground disturbing operations at the development site is attached hereto as Addendum I and incorporated herein by reference.
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PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org
ADDENDUM I
Yocha Dehe Wintun Nation
Tribal Monitors
Description of Work and Treatment Protocol
I. Preferred Treatment
The preferred protocol upon the discovery of Native American human remains is to (1) secure the area, (2) cover any exposed human remains or other cultural items, and (3) avoid further disturbances in the area.
II. Comportment
All parties to the action are strongly advised to treat the remains with appropriate dignity, as provided in Public Resource Code Section 5097.98. We further recommend that all parties to the action treat tribal representatives and the event itself with appropriate respect. For example, jokes and antics pertaining to the remains or other inappropriate behavior are ill advised.
III. Excavation Methods
If, after the Yocha Dehe Tribal representative has been granted access to the site and it is determined that avoidance is not feasible, an examination of the human remains will be conducted to confirm they are human and to determine the position, posture, and orientation of the remains. At this point, we recommend the following procedures:
(A) Tools. All excavation in the vicinity of the human remains will be conducted using fine hand tools and fine brushes to sweep loose dirt free from the exposure. (B) Extent of Exposure. In order to determine the nature and extent of the grave and its contents, controlled excavation should extend to a full buffer zone around the perimeter of the remains. (C) Perimeter Balk. To initiate the exposure, a perimeter balk (especially, a shallow trench) should be excavated, representing a reasonable buffer a minimum of 10 cm around the maximum extent of the known skeletal remains, with attention to counter-intuitive discoveries or unanticipated finds relating to this or other remains. The dirt from the perimeter balk should be bucketed, distinctly labeled, and screened for cultural materials. (D) Exposure Methods. Excavation should then proceed inward from the walls of the balk as well as downward from the surface of the exposure. Loose dirt should be scooped out and brushed off into a dustpan or other collective device. Considerable care should be given to ensure that human remains are not further impacted by the process of excavation. 482
DocuSign Envelope ID: 0D69CDD2-A513-4BF7-A2E6-01DD9D465223 Yocha Dehe Wintun Nation
PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org (E) Provenience. Buckets, collection bags, notes, and tags should be fully labeled per provenience, and a distinction should be made between samples collected from: (1) Perimeter Balk (described above), (2) Exposure (dirt removed in exposing the exterior/burial plan and associations, and (3) Matrix (dirt from the interstices between bones or associations). Thus, each burial may have three bags, “Burial 1 Perimeter Balk,” “Burial 1 Exposure Balk,” “Burial 1 Matrix.”
Please note the provisions below with respect to handling and conveyance of records and samples.
(F) Records. The following records should be compiled in the field: (1) a detailed scale drawing of the burial, including the provenience of and full for all human remains, associated artifacts, and the configuration of all associated phenomena such as burial pits, evidence for preinterment grave pit burning, soil variability, and intrusive disturbance, (2) complete a formal burial record using the consultants proprietary form or other standard form providing information on site #, unit or other proveniences, level depth, depth and location of the burial from a fixed datum, workers, date(s), artifact list, skeletal inventory, and other pertinent observations, (3) crew chief and worker field notes that may supplement or supercede information contained in the burial recording form, and (4) photographs, including either or standard photography or high-quality (400-500 DPI or 10 MP recommended) digital imaging.
(G) Stipulations for Acquisition and Use of Imagery. Photographs and images may be used only for showing location or configuration of questionable formation or for the position of the skeleton. They are not to be duplicated for publication unless a written release is obtained from the Tribe.
(H) Association. Association between the remains and other cultural materials should be determined in the field in consultation with an authorized Tribal representative, and may be amended per laboratory findings. Records of provenience and sample labels should be adequate to determine association or degree of likelihood of association of human remains and other cultural materials.
(I) Samples. For each burial, all Perimeter Balk soil is to be 1/8”-screened. All Exposure soil is to be 1/8”-screened, and a minimum of one 5-gallon bucket of excavated but unscreened Exposure soil is to be collected, placed in a plastic garbage bag in the bucket. All Matrix soil is to be carefully excavated, screened as appropriate, and then collected in plastic bags placed in 5- gallon buckets.
(J) Human remains are not to be cleaned in the field.
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PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org (K) Blessings. Prior to any physical action related to human remains, a designated tribal representative will conduct prayers and blessings over the remains. The archaeological consultant will be responsible for insuring that individuals and tools involved in the action are available for traditional blessings and prayers, as necessary.
IV. Lab Procedures
No laboratory studies are permitted without consultation with the tribe. Lab methods are determined on a project-specific basis in consultation with Yocha Dehe Wintun Nation representatives. The following procedures are recommended:
(A) Responsibility. The primary archaeological consultant will be responsible for insuring that all lab procedures follow stipulations made by the Tribe.
(B) Blessings. Prior to any laboratory activities related to the remains, a designated tribal representative will conduct prayers and blessings over the remains. The archaeological consultant will be responsible for insuring that individuals and tools involved in the action are available for traditional blessings and prayers, as necessary. (C) Physical Proximity of Associations. To the extent possible, all remains, associations, samples, and original records are to be kept together throughout the laboratory process. In particular, Matrix dirt is to be kept in buckets and will accompany the remains to the lab. The primary archaeological consultant will be responsible for copying all field records and images, and insuring that the original notes and records accompany the remains throughout the process. (E) Additional Lab Finds. Laboratory study should be done making every effort to identify unanticipated finds or materials missed in the field, such as objects encased in dirt or human remains misidentified as faunal remains in the field. In the event of discovery of additional remains, materials, and other associations the tribal representatives are to be contacted immediately.
V. Re-internment without Further Disturbance
No laboratory studies are permitted on human remains and funerary objects. The preferred treatment preference for exhumed Native American human remains is reburial in an area not subject to further disturbance. Any objects associated with remains will be reinterred with the remains.
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PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org VI. Curation of Recovered Materials
Should all, or a sample, of any archaeological materials collected during the data recovery activities – with the exception of Human Remains – need to be curated, an inventory and location information of the curation facility shall be given to tribe for our records. 485
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Mobility
The Mobility Element provides a framework for decisions concerning the City’s multimodal transportation network. Correlated with the Land Use Element, the Mobility Element guides a safe and efficient transportation system that includes roadway, transit, bicycle, pedestrian, rail transport, and aviation. Recognizing the contribution of transportation to greenhouse gas emissions, the Mobility Element integrates with Climate Change and Sustainability policies.
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Mobility Vision
The City of American Canyon is a community that embraces mobility through all transportation modes. The core value of the Mobility Element is to provide safe and easy travel for pedestrians, bicyclists, transit riders and motor vehicles correlated with the Land Use Element.
This community mobility value is based on enhancing the City’s " sense of place" with a strong emphasis on all forms of mobility safety and environmental protection. An efficient multi-modal plan will improve our sense of place, provide greater mobility choice for all residents, and help the environment. 488
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Introduction
The Mobility Element provides a vision and guiding principles for the transportation system, and detailed goals and policies which implement a compete streets approach to mobility in the future.
Local transportation planning is a coordinated effort involving local and regional agencies. The goals and policies set forth in this document are intended to promote local planning but also foster cooperation between jurisdictional partners such as the Napa Valley Transportation Authority (NVTA), the Metropolitan Transportation Commission (MTC) and the California Department of Transportation (Caltrans).
The transportation planning and policy in the Mobility Element includes a critical component of the City's responsibility towards supporting regional efforts to meet greenhouse gas reduction targets, through coordinating planning for land use, transportation, and housing. The Regional Transportation Plan and Sustainable Community Strategy (RTP/SCS) for the San Francisco Bay Area, Plan Bay Area 2050, was jointly produced and adopted by the Metropolitan Transportation Commission (MTC) and Association of Bay Area Governments (ABAG) on October 21, 2021. Plan Bay Area 2050 is the strategic update to Plan 489
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Bay Area 2040, and it connects the elements of housing, the economy, transportation, and the environment through 35 strategies that will make the Bay Area more equitable for all residents and more resilient in the face of unexpected challenges. It is a roadmap to help Bay Area cities and counties preserve the character of our diverse communities while adapting to the challenges of future population growth.
A portion of the Planning Area - the Broadway District (SR 29) corridor - has been designated by MTC and ABAG as a Priority Development Area (PDA), meaning that it is recognized as an area with substantial opportunity for infill development near transit. PDAs play a critical role in accommodating future growth in the regional agencies' SCS plans.
California Planning Requirements
Required General Plan Element. California law mandates a “Mobility Element” or “Circulation Element” that contains the “general location and extent of existing and proposed major thoroughfares, transportation routes, and other local public utilities and facilities, all correlated with the land use element” of the General Plan per Government Code Section 65302 (b).
Complete Streets Act. The term “complete streets” refers to a balanced, multimodal transportation network that meets the needs of all users of streets -- including bicyclists, children, persons with disabilities, motorists, movers of commercial goods, pedestrians, public transportation, and seniors. A complete street is one that provides safe and convenient travel in a manner that is suitable for the local context. In 2012, the City adopted a Complete Streets Policy (Resolution 2012-72).
The Mobility Element is consistent with the California Complete Streets Act (AB 1358), which requires cities and counties incorporate “Complete Street” policies when updating their General Plan Mobility Element. Complete streets make travel safe for all users, including bicyclists, pedestrians, motorists, transit vehicles, and people of all ages and abilities. While every street does not need to provide dedicated space to all users, the street network must accommodate the needs of all users.
Economically, complete streets help lower transportation costs by enabling people to use transit, walking, or bicycling rather than driving to reach their destinations. Caltrans is actively engaged in implementing its complete streets policy in all planning, programming, design, construction, operations, and maintenance activities for the State highway system.
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Provision of safe mobility for all users contributes to the Caltrans’s vision:
"improving mobility across California.” The successful long-term implementation of this vision will provide more options for people to travel from one place to another, less traffic congestion, fewer greenhouse gas emissions, more walkable communities (with healthier, more active people), and fewer barriers for older adults, children, and people with disabilities.
Local Roadway Safety Plan. American Canyon is currently preparing a Local Roadway Safety Plan (LRSP). Required for an agency to apply for Federal Highway Safety Improvement Program (HSIP) funding, the LRSP will proactively correct high collision or problem locations and prevent local road fatalities and injuries. The final plan will recommend proven countermeasures, provide a structure and realistic set of responses that implement changes over time, will integrate the “5 E’s” approach (Education, Enforcement, Education, Emergency Service, and Engineering) in its proposed solution strategies, and identify road safety partners that could sustain a long-term effort.
Traffic Calming Program. The American Canyon “We ❤ Safe Streets” Traffic Calming Program provides a framework for the community to submit concerns of problem areas to our Traffic Calming Team for evaluation. The Program includes criteria to assess the magnitude of the need to modify a street or roadway, and probable effectiveness of a potential traffic calming measure installation.
Capital Improvement Programs. California Government Code Section 65401 specifies public works projects must conform to the General Plan. In practice, this requires the Five-Year Capital Improvement Program (CIP) adoption include findings that the proposed City of American Canyon Five-Year CIP conforms with the General Plan, which includes the Mobility Element.
Vehicle Miles Traveled. The Mobility Element aligns with Senate Bill (SB) 743, which revised the California Environmental Quality Act (CEQA) guidelines by designating vehicle miles traveled (VMT) as the primary metric for evaluating transportation impacts, effective July 1, 2020. This shift emphasizes statewide 491
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priorities such as infill development, investment in transit, active transportation, public health, and the reduction of greenhouse gas emissions—rather than focusing solely on local traffic congestion.
Under the updated CEQA standards, transportation impact analysis is no longer based on Level of Service (LOS), which measured vehicle delay. Instead, VMT now serves as the standard metric for assessing the transportation impacts of development projects.
Although LOS is no longer used for CEQA compliance, it remains a valuable tool for non-CEQA planning and for helping the City ensure its roadways function effectively and meet community expectations, particularly on key corridors. 492
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Transportation Setting
American Canyon is in southern Napa County, approximately 35 miles northeast of San Francisco. To the south, it borders the city of Vallejo in Solano County. To the north, the cities of Napa, St. Helena, Calistoga, and the Town of Yountville lie along State Route 29 (SR 29), a key corridor serving wine country destinations—just as it does in American Canyon, where it also bisects the city.
As of 2020, American Canyon had an estimated population of 21,800, growing from 19,454 in 2010 and 9,774 in 2000, making it the second most populous city in Napa County after Napa itself. With its abundant recreational amenities, nearby wineries, and proximity to Napa Valley, Sonoma County, the East Bay, San Francisco, and Sacramento, American Canyon attracts a diverse mix of roadway users daily.
State Route 29, which runs primarily at-grade through the city, functions as a major thoroughfare for both local and regional traffic. The city’s streets support a wide variety of users, including pedestrians, cyclists, transit riders, passenger vehicles, and freight trucks—serving a blend of local, recreational, and regional travel demands.
MOB-Figure 1 shows the existing mobility system map. Traffic to and from the I80 corridor is served by American Canyon Road and Jameson Canyon Road (SR 12). Access to and from Vallejo and the East Bay, including the Counties of Contra Costa and Alameda, is provided via Flosden Road and SR 29. To and from the north, access is provided via SR 29 and SR 12, which also collects traffic from the rest of Napa County. Marin and Sonoma counties to the west and northwest may also access the city using SR 29 via SR 37.
Rail transportation in the city is currently limited to freight service only. No commuter rail service exists in the city or county. The main rail line in the city is owned by Union Pacific Railroad Company and enters the city parallel to and on the east side of SR 29 at the Solano County line.
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MOB-Figure 1: Existing Mobility System Map
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Local Travel Trends
The U.S. Census Bureau tracks “journey to work” data through its decennial census and the American Community Survey. MOB-Figure 2 illustrates commuting patterns in and out of American Canyon. Of the 4,089 people employed within the city, only 432 are residents, while 3,657 commute in from outside areas. Meanwhile, more than 9,000 American Canyon residents travel outside the city for work.
MOB-Figure 2: Employment Inflow-Outflow Travel Patterns (2017) The vast majority of American Canyon residents commute by car, with nearly 79 percent driving alone and 14 percent carpooling, as shown in MOB-Table 1.
Only about 3 percent use other modes of transportation, including 2.4 percent by public transit and less than 1 percent by walking or biking.
MOB-Table 1: Means of Transportation to Work (Residents) 1990 2000 2010 2018
Single-Occupancy Vehicle 73.9% 73.3% 78.2% 78.5%
Carpool 21.4% 20.6% 13.7% 14.1%
Work from Home/Other 1.5% 3.3% 3.8% 2.9%
Public Transit 0.8% 1.5% 2.0% 2.4%
Motorcycle or Other 2.4% 0.2% 0.7% 1.3%
Source: US Census Bureau, 1990 and 2000 Summary files, and American Community Survey (ACS) 5-Year Estimates for 2006- 2010 and 2014-2018.
As shown on MOB-Table 2: while many American Canyon residents commute less than 25 miles to work, nearly 1,500 residents (15 percent) must travel more 495
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than 50 miles for work each day. American Canyon employed residents have heavy commute patterns south and north of the city, and most of these residents travel north to the city of Napa.
MOB-Table 2: Travel Time to Work (Residents)
Travel Number Percent
Less than 10 miles 2,977 30.1%
10 to 24 miles 3,514 35.5%
25 to 50 miles 1,920 19.4%
Greater than 50 miles 1,488 15.0%
Total 9,899 100.00%
Source: US Census Bureau, Center for Economic Studies, LEHD On the Map.
During the five-year period between 2017 and 2021, there were two fatal and five severe injury collisions recorded for the roadways under the City of American Canyon’s jurisdiction. There were two fatal and 10 severe injury collisions on SR 29. MOB-Figure 3 shows the locations of fatal and severe injuries.
Active Transportation
American Canyon features more than 13 miles of bicycle infrastructure, including over 8 miles of Class I multiuse paths, 2.8 miles of Class II bike lanes, and more than 2 miles of Class III designated routes on public roadways.
While most areas of the city have sidewalks, pedestrian infrastructure is limited in some places—especially in older neighborhoods with a more rural character and in the absence of a centralized downtown. Sidewalk coverage is particularly sparse along SR 29, the city’s main commercial corridor.
According to MOB-Figure 4, bicycle collisions between 2017 and 2021 were concentrated along American Canyon Road. MOB-Figure 5 shows that pedestrian collisions during the same period were primarily located along SR 29 and American Canyon Road.
Public Transit Service
Public transportation within the city is provided by American Canyon Transit, which is a part of the Napa Valley Transportation Authority (NVTA) Vine Transit system. American Canyon Transit is a fixed route and on-demand, door-to-door, transit service within specific areas of the city. Vine’s Route 29 (Napa-BART) Express connects the BART Station in El Cerrito to the Redwood Park-n-Ride in the city of Napa and stops in American Canyon at the Post Office on Crawford Way.
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MOB-Figure 3: Fatal and Severe Injury Collision Locations 2017-21 497
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MOB-Figure 4:Bicycle Collision Locations 2017-21
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MOB-Figure 5:Pedestrian Collision Locations 2017-21
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Airport
The Napa County Airport is located just northwest of American Canyon, in unincorporated Napa County. Originally constructed by the U.S. Army Air Force in 1942, it was transferred to Napa County for civilian use following World War II. The nearest major commercial airports are in Oakland, San Francisco, and Sacramento.
Land use around the airport is guided by the Napa Airport Land Use Compatibility Plan, adopted by the Napa County Airport Land Use Commission in December 2024.
Street System Plan
The planned street network will provide an efficient transportation system that includes a citywide network of complete streets. A commitment to providing complete streets is a key to effective transportation planning and will maximize the effectiveness of the existing street network.
Street Classifications
American Canyon consists of a network of complete streets. These streets play an integral role in connecting the city to other destinations in Napa County, the adjacent city of Vallejo, Solano County, and the San Francisco Bay Area. MOBFigure 6 shows the planned buildout street network based on the following classifications:
• Arterial Streets. Arterial facilities in American Canyon accommodate all travel modes and link major activity centers throughout the urban area.
These roads also serve to channel vehicle traffic from freeways and highways to the city's collector streets. Within American Canyon, arterial roads—such as American Canyon Road, Flosden Road, and Newell Drive—typically include four vehicle lanes, bicycle lanes, and sidewalks, with posted speed limits ranging from 30 to 45 mph.
SR 29, a designated Regional Arterial, bisects the city and provides key interregional access—connecting to Vallejo in the south and the rest of Napa County to the north. SR 29 serves a dual role: offering local, crosstown access for all modes of travel and supporting regional mobility primarily for motor vehicles, including public transit. This regional traffic 500
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includes two main components: "through" traffic that passes through the city without stopping, and "commute" traffic that either begins or ends within American Canyon.
• Collectors. Collector streets accommodate all travel modes and serve as links between local streets and arterial roads, providing access to residential, commercial, and industrial areas. In American Canyon, these streets typically feature two vehicle lanes—one in each direction—with speed limits up to 30 mph. Notable examples include Broadway Street, Eucalyptus Drive, Green Island Road, Rio Del Mar, Donaldson Way, and Commerce Boulevard.
• Local Streets. Local streets provide direct access for all travel modes to abutting properties and allow for localized movement of traffic. Local streets are characterized by low daily traffic volumes and current operating speeds of 25 to 30 mph.
MOB-Figure 6: Standard Roadway Cross Sections
SR 29 Corridor Planning
Broadway SR 29) is a four-lane highway running through American Canyon.
Between Napa Junction Road and American Canyon Road, it serves as a defining feature of the City—shaping the experience of residents, businesses, and the thousands of drivers who pass through daily. Local planning efforts have led to the development of preliminary design concepts for this corridor, which have been shared with the community through public workshops for input and feedback.
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Planning for the SR 29 corridor is a high priority not just for American Canyon, but for the entire region. Communities in both Solano County to the south and Napa County to the north depend on SR 29 for daily travel related to work, school, shopping, and recreation.
As a State-owned roadway, Caltrans plays a central role in approving and funding any improvements to SR 29. All planning and implementation efforts require Caltrans review and authorization, and State funding is administered through the agency.
Currently, the City—working in partnership with the Napa Valley Transportation Authority (NVTA)—is advancing the American Canyon Multimodal Improvement Project. This effort is evaluating two options for enhancing the Broadway segment between Napa Junction Road and American Canyon Road. Both options include landscape upgrades, pedestrian improvements, and multimodal features. Option 2 retains the existing four-lane configuration and introduces roundabouts at major intersections.
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MOB-Figure 7:American Canyon Multimodal Improvement Project Option 2 Newell Drive and South Kelly Road
Extensions
The Mobility Element roadway network includes extension of Newell Drive north from its current terminus concurrent with future development. MOBFigure 8 shows the conceptual future alignment of Newell Drive. The precise alignment will be determined through future planning processes. As envisioned, Newell Drive would eventually connect American Canyon Road in the south with SR 29 at Green Island Road. In addition, South Kelly Road would extend south from North Kelly Road to a new connection with Newell Drive. The future roads would be a 2-lane collector with one motor vehicle lane in each direction, bicycle lanes and sidewalks.
West Side Connector
A West Side Connector (WSC) roadway has been part of the General Plan since its adoption in 1994. A “Circulation Element Advisory Committee” was appointed by the City Council to provide input on a revised “West Side Connector” road alignment. The Committee considered four roadway alignments. On June 15, 2021, the Committee recommended a new east-west roadway that would connect the northern edge of Commerce Court to the western terminus of Hess Road. This alignment is reflected on MOB Figure 8:
General Plan Mobility System Map.
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Rio Del Mar East
The General Plan envisions extending Rio Del Mar east from its terminus at SR
29. Within the new roadway segment, Rio Del Mar East will cross the Union Pacific Railroad line at-grade. When completed, Rio Del Mar East will connect SR 29 on the west to Newell Drive on the east as a 2-lane arterial and serve as a cross-town east-west roadway arterial.
Vision Zero
The Mobility Element includes Vision Zero goals and policies. Vision Zero aims to eliminate all traffic fatalities and severe injuries, while increasing safe, healthy, and equitable mobility for all. Traffic deaths and injuries can be reduced over time by prioritizing traffic safety as a public health issue. The City of American Canyon Local Roadway Safety Plan (LRSP) identifies safety countermeasures to improve safety.
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MOB-Figure 8:General Plan Mobility System Map
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Bikeway Network Plan
American Canyon is ideally situated for bicycle and pedestrian mobility, with a generally flat topography, scenic landscapes in the Newell Open Space and Napa River Wetlands a short distance to the east, west, and north. Combined with the Napa Valley Vine Trail, the goal is to interconnect American Canyon as well as the surrounding communities in the County with a seamless bicycle network for recreational and commuter use. The plan includes proposed bicycle and pedestrian trails, as well as on-street bicycle facilities to complete the partial network already in place in the city and county.
Types of Bikeways
Four classes of bikeways are defined by Caltrans:
• Class I Multi Use Path. Typically known as bike paths, Class I facilities are multi-use facilities that provide a completely separated right-of-way for the exclusive use of bicycles and pedestrians with cross flows of motorized traffic minimized.
• Class II Bike Lane. Known as bike lanes, Class II facilities provide a striped and signed lane for one-way bicycle travel on each side of a street or highway. The minimum width for bike lanes ranges between four and five feet depending upon the edge of roadway conditions (curbs). Bike lanes are demarcated by a six-inch white stripe, signage and pavement legends.
• Class Ill Bike Route. Known as bike
routes, Class Ill facilities provide signs for
shared use with motor vehicles within the
same travel lane on a street or highway.
Bike routes may be enhanced with
warning or guide signs and shared lane
marking pavement stencils. While Class Ill
routes do not provide measures of
separation, they have an important
function in providing continuity to the
bikeway network.
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• Class IV Separated Bikeway. A Class IV Bikeway is for the exclusive use of bicycles and includes a separation between the bikeway and adjacent vehicle traffic. The physical separation may include flexible posts, grade separation, inflexible physical barriers or on-street parking. Separated bikeways generally operate in the same direction as vehicle traffic on the same side of the roadway. However, two-way separation bikeways can also be used, usually in lower speed environments (35 miles per hour or less).
Currently, bikeway facilities separated from vehicular traffic in American Canyon include a network of recreational pathways located throughout the community in City parks and on the American Canyon Creek corridor, a north-south ClassI Multi-use Path along Flosden Road and Newell Drive, and a Bay Trail pathway on Wetlands Edge Road. Class II bike lanes are provided on ElliotDrive, Broadway Street, Benton Way, Donaldson Way,American Canyon Road, and Kimberly Drive. Connecting gaps in the planned trail network is a high priority for the City.
Bicycle Plan
The City adopted a Bicycle Plan in 2020 (Resolution 2020-11) which is incorporated into the General Plan as Appendix 4-1. The Bicycle Plan was prepared by the NVTA in accordance with the California Bicycle Transportation Act as part of the Napa Countywide Bicycle Plan. The plan was coordinated with extensive public outreach and existing City and Regional Plans at the time of its adoption. The Bicycle Plan adoption was one of several City actions implementing SB 375, the Sustainable Communities Strategy Act. MOB-Figure 9 shows the Bikeway Plan map.
Example of a Class IV Separated Bikeway
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MOB-Figure 9:Bikeway Plan Map
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Pedestrian Plan
The City adopted a Pedestrian Master Plan into the General Plan in 2017 (Resolution 2017-42) which is incorporated into the General Plan as Appendix 4-2. The Pedestiran Plan was prepared by the NVTA in accordance with the Caltrans Active Transportation Program (ATP) Guidelines, which outline statewide requirements for what should be included in active transportation plans. Together with the Bicycle Plan, the Pedestrian Plan creates an Active Transportation Plan that will position American Canyon to effectively compete for project funding. MOB-Figure 10 shows the Pedestrian Plan Priority Improvements map.
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MOB-Figure 10:Pedestrian Plan Priority Improvements Map 510
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Planned Street Network
Improvements
To provide complete streets and correlate existing and planned land uses within the city, mobility improvements will be needed. Major street improvement locations are summarized on MOB-Table 3.
MOB-Table 3: Major Circulation Improvements
Street
From
(South or East)
To
(North or West)
Classification
State Route 29 Southern City
Limits
Northern City
Limits
See NVTA PID
Report
Newell Drive Rio Del Mar SR 29/Green
Island Road
2-Lane Major
Collector
S. Kelly Road Paoli Loop N. Kelly Road 2-Lane Major
Collector
Newell Drive Donaldson Way Rio Del Mar 4-Lane Arterial
Green Island Road Western Terminus Easter Terminus 3-Lane Arterial West Side Connector Commerce
Boulevard
Hess Drive 2-Lane Major
Collector
Eucalyptus Drive Theresa Avenue SR 29 2-Lane Major
Collector
Rio Del Mar or South Napa
Junction Road (includes
new at-grade railroad
crossing)
SR 29 Newell Drive 2-Lane Major
Collector
Napa Junction Road Western Terminus Theresa Avenue 2-Lane Minor Collector
Newell Drive Railroad
Overcrossing
South of Railroad North of
Railroad
2-Lane Arterial
Bridge
Structure
American Canyon Road
Pedestrian Crossing
East of SR 29 West of SR 29 Pedestrian
Grade
Separated
Crossing
Donaldson Way Pedestrian
Crossing
East of SR 29 West of SR 29 Pedestrian
Grade
Separated
Crossing
Napa Junction Road Pedestrian
Crossing
East of SR 29 West of SR 29 Pedestrian
Grade
Separated
Crossing
Source: City of American Canyon
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Goals and Policies1
Goal MOB-1:
Provide safe and convenient access throughout the community with a citywide network of complete streets that meet the needs of all users and reduce vehicle miles traveled (VMT).
Policies
MOB-1.1: Complete Streets. Maintain and update street standards that that serve not just automobile operations, but also multi-modal movement and adjacent land uses, including pedestrians, motorists, bicyclists, and transit riders of all ages and abilities, in a form that is compatible with and complementary to
adjacent land uses, and promotes connectivity between uses and areas.
MOB-1.2: Complete Street Standards. Review current arterial, collector, and local street standards and update as necessary to conform to best practice classification standards and NACTO complete streets guidelines.
MOB-1.3: Street Design Standard Exceptions. Consider exceptions to adopted street standards by the City Engineer subject to substantial evidence included in an Engineering Design
Standard Exception application.
MOB-1.4: Development Review. Evaluate new development to ensure that the safety, comfort, and convenience of pedestrians, bicyclists and transit users are given an equal or greater level of consideration to motor vehicle operators.
MOB-1.5: Sidewalks. Require sidewalks on all arterial and collector streets. Where feasible, separate sidewalks from streets on arterials and collectors with landscaping including a tree canopy to create shade.
1 Sustainable policies are noted with a green leaf.
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MOB-1.6: Transportation Facility Construction and Modification. When constructing or modifying transportation facilities, strive to provide for the movement of vehicles, commercial trucks, alternative and low energy vehicles, transit, bicyclists, and pedestrians appropriate for the road classification and adjacent land use.
MOB-1.7: Promote Walking and Bicycling. Promote walking and bicycling for transportation, recreation, and improvement of public health and the environment.
MOB-1.8: Discourage SR 29 Traffic on City Streets. Design the city circulation system to discourage regional traffic from bypassing SR 29 and impacting City streets.
MOB-1.9: SR 29 Mobility. Work with regional partners, including Caltrans, NVTA, and other agencies to explore a complete streets
approach that will expand the travel capacity of SR 29 and establish a low-stress method for crossing for students walking and biking to school and other active transportation users.
MOB-1.10: Circulation System Design. Provide and maintain a circulation system that is correlated with planned land uses in the city and surrounding areas in the.
MOB-1.11: Reduce the Need to Drive. Implement land use policies designed to create a pattern of activity that makes it easy to shop, play, visit friends, and conduct personal business without driving.
MOB-1.12: Neighborhood Context. Support safe, complete, and wellconnected neighborhood street, bicycle, and pedestrian access and connections that balance circulation needs with the neighborhood context.
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MOB-1.13: Multimodal Level of Service. Strive to achieve and maintain a Multimodal LOS D or better during peak hours recognizing that LOS D may not be achievable or cannot be maintained upon full buildout of the General Plan, due to traffic generated from sources beyond the control of the City. Locations that may not achieve or maintain LOS D and therefore will be exempt from the LOS D policy are: (1) Green Island Road; (2) Devlin Road; (3) American Canyon Road (4) Newell Drive; and (5) Flosden Road south of American Canyon Road.
MOB-1.14: Street Improvement Design. The street facility classifications indicated on the General Plan Circulation Map shall be the standard to which roads needing improvements are built to support the traffic generated by General Plan Land Use Element buildout and therefore represent the buildout standards to which a street segment or intersection shall be improved.
MOB-1.15: Existing Facility Use. Make efficient use of existing transportation facilities and improve these facilities as necessary in accordance with the Circulation Map and NVTA Active Transportation Plan as it may be updated over time.
MOB-1.16: Agency Coordination. Coordinate with State, Regional, County, and neighboring agencies to ensure highway improvements (e.g., SR 12, SR 29, and SR 37) appropriately consider impacts to American Canyon.
MOB-1.17: Reduce Vehicle Miles Traveled. Through layout of land uses, improve alternate travel modes, provide more direct routes for all modes of travel, and strive to reduce total vehicle miles traveled by city- and non-residents traveling to American Canyon to work or shop.
MOB-1.18: Circulation System Enhancements. Achieve, maintain, and improve mobility in the city in accordance with the Circulation Map, support multimodal travel of all users and goods, explore creative circulation system enhancements that increase system capacity, and consider improvements in addition to those identified on the Circulation Map, where feasible and
appropriate.
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MOB-1.19: Financing Program. Maintain a transportation financing program that will fund to the greatest extent feasible the planned transportation network consistent with the General Plan, including Transportation Impact Fee (TIF) program funding consistent with AB 1600.
MOB-1.20: Bicycle Plan Funding. Include funding for the City's Bicycle Plan updates and bikeway improvements consistent with the Bicycle Plan in the City's transportation financing program and TIF, recognizing the multi-modal travel needs of the City.
MOB-1.21: Address Mobility Needs. Recognize and meet the mobility needs of people using wheelchairs and those with other
mobility limitations.
MOB-1.22: Non-motorized Circulation System. Provide safe, low-stress, and direct pedestrian routes and bikeways between places.
MOB-1.23: Pedestrian Connections to Employment Destinations.
Encourage the development of a network of continuous
walkways within new commercial, town center, public, and industrial uses to improve workers' ability to walk safely around, to, and from their workplaces. Where possible, route
pedestrians to grade separated crossings over SR 29.
MOB-1.24: Bicycle Facilities. Bicycle facilities shall be provided to complete a continuous low stress bikeway system, consistent with adopted bikeway standards, as shown on the current Bikeway Plan Map. Deviations from adopted bikeway standards shall be permitted with the approval of the City Engineer. Deviations from the routing shown on the adopted bikeway diagram shall be permitted with the approval of the City Council.
MOB-1.25: Street Trees. Ensure that street tree plans consider shade and comfort for pedestrians and bicyclists and traffic calming benefits.
MOB-1.26: Universal Design. Provide pedestrian facilities that are accessible to people with disabilities and ensure that roadway improvement projects address accessibility by using universal design concepts such as bus pullouts and shelters, street lighting, and curbside management features such as
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companies and spaces for delivery vehicles to park safely for short durations.
MOB-1.27: Sustainable Roadway Expansion. Monitor the effects of roadway expansion on air, noise, seismic and archeological resources, and nesting habitat.
MOB-1.28: Coordination with Adjacent Jurisdictions. Coordinate with adjacent jurisdictions to ensure connected and consistent nonvehicular facilities, including bridges, grade-separate crossings, as appropriate.
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Goal MOB-2:
A safe transportation system that eliminates traffic-related fatalities and reduces non-fatal injury collisions.
Policies
MOB-2.1: Vision Zero. Strive for the elimination of all traffic fatalities and severe injuries while increasing safe, healthy, and equitable mobility for all.
MOB-2.2: Context Sensitive Design. Apply a context sensitive design lens to improve multimodal transportation safety by expanding the City’s non-motorized transportation infrastructure.
MOB-2.3: Bicycle Facilities Maintenance. Increase the safety of bicycle travel by sweeping debris from and repairing bicycle paths and lanes and repairing and restriping worn or damaged surface facilities.
MOB-2.4: Improved Bikeway Visibility. Consistent with evolving best practices, upgrade existing bikeways using all means available, such as conflict markings, buffers, rumble strips, and
delineators. Use visual cues, such as brightly colored paint on bike lanes or a one-foot painted buffer strip, along bicycle routes to provide a visual signal to drivers to watch out for bicyclists. Nurture a "share the lane" ethic, prioritizing bikeways with recent automobile-bicycle collisions and those that are routes to school.
MOB-2.5: Speeds on Residential, Collector, and Arterial Streets.
Implement the current Traffic Calming Program to reduce vehicular speedsthrough residential neighborhoods with evidence-based best practices, such as enhanced crosswalks, lighted crosswalks, speed cushions, reduced lane widths, and others.
MOB-2.6: Site Designs and Safety. Ensure, through the development review process, that development projects follow best design practices to reduce conflicts between multiple travel modes.
MOB-2.7: Stakeholder Partners. Partner with public, nonprofit, and community stakeholders to secure dedicated funding for the education and infrastructure needs of the Countywide Safe 517
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Routes To School Partnership to provide safe and equitable access for students going by active transportation to local schools.
MOB-2.8: Bicycle Friendly Community. Obtain resources to assist with improving bicycle facilities and education for people of all ages and abilities by securing and maintaining status as a Bicycle Friendly Community awarded by the National League of
American Bicyclists.
Goal MOB-3:
Support safe evacuation routes in the event of an emergency.
Policies
MOB-3.1: Parallel North-South Roadway. Prioritize construction of roadways that provide alternate vehicle access parallel to SR 29 through American Canyon and coordinate continuation of
parallel routes outside the city with regional agencies.
MOB-3.2: Evacuation Routes. Identify important roadways that would serve as evacuation routes in the event of an emergency.
MOB-3.3: Natural Hazard Awareness Week. Coordinate with the American Canyon Fire Protection District to conduct outreach to the community on emergency evacuation routes in the city.
MOB-3.4: Evacuation Route Obstacles. Evaluate potential physical conditions that could impede an evaluation route, including overhead utility poles, dead or dying trees, and aging
infrastructure.
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Goal MOB-4:
Support mobility programs that reduce reliance on fossil fuel.
Policies
MOB-4.1: Transit Electrification. Support NVTA in its efforts to electrify the transit fleet.
MOB-4.2: Municipal Fleet. Prepare a plan to systematically replace the City’s vehicle fleet to electric vehicles.
MOB-4.3: Effects of New Technologies. Monitor and evaluate the development of convenient new electric mobility technologies (e.g., scootershare and bikeshare).
MOB-4.4: Expand Electric Charging Stations. Evaluate regulatory and incentivized processes and funding mechanisms to streamline installation of new electric vehicle charging stations at the lowest possible cost.
Source: NVTA
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Public Transportation
American Canyon has a variety of public transportation options including fixed route systems and demand-responsive systems as well as local systems and regional systems.
American Canyon Transit
American Canyon Transit (ACT), part of the Napa County Transit (VINE) network operated by the Napa Valley Transportation Authority (NVTA), provides weekday bus service on a 90-minute loop between 7:30 AM and 6:00 PM. ACT operates one main route served by two buses—ACT-1 and ACT-2—as well as a peak service route in the morning. ACT buses may deviate from their scheduled routes to provide on-demand service for seniors and individuals with disabilities, as time permits.
• ACT-1 (Southbound) begins service at 6:00 AM on weekdays from the ACT stop on Main Street next to Wal-Mart. It travels southbound via Rio Del Mar and Donaldson Way (shown as the blue route on MOB-Figure 5).
• ACT-2 (Northbound) starts service at 10:00 AM on weekdays from the ACT stop at James Street and Crawford Way. It travels east on Donaldson Way and then south on Shenandoah (blue route on MOBFigure 6).
The AM Peak Service includes two morning loops:
1. The first departs the Wal-Mart bus stop at 7:25 AM.
2. The second departs from the Rio Del Mar/Eucalyptus (7-Eleven) stop.
This Peak Service is designated as the “American Canyon High School” route, which is identified on the front of the bus (green route on MOB-Figure 6).
VINE
VINE provides transit services throughout Napa County, complementing ACT routes by connecting American Canyon with neighboring cities. Within the city, two routes—Route 10 and VINE 29—offer local stops.
• Route 10 (shown in purple on MOB-Figure 6) runs between Napa Valley College in the city of Napa and the city of Vallejo. In American Canyon, 520
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it stops at SR 29/Rio Del Mar and the American Canyon Active Adults Center on Elliot Drive between Knightsbridge Way and Kimberly Drive. • VINE 29 (yellow route on MOB-Figure 6) is a commuter express line that runs from Calistoga to the El Cerrito Del Norte BART station and the Vallejo Ferry Terminal. In American Canyon, it stops at the Post Office at SR 29 and Crawford Way.
Both routes operate throughout the week. Additionally, VINE Go offers doorto-door service for eligible seniors and disabled individuals.
Goals and Policies
Goal MOB-5:
Support increased public transit to improve mobility, improve air quality, and support efforts to reduce vehicle miles traveled (VMT).
Policies
MOB-5.1: VMT Thresholds. Maintain and periodically reevaluate established vehicle miles traveled (VMT) thresholds and Transportation Demand Management (TDM) mitigation
requirements for the purposes of environmental review under the California Environmental Quality Act (CEQA). Continue to maintain LOS standards for the purposes of planning and designing street improvements on Green Island Road, Devlin Road, and American Canyon Road.
MOB-5.2: Existing Transportation Demand Management Efforts.
Continue to support the implementation of existing local and regional efforts to manage traffic demand, such as the Napa Logistics Park trip monitoring program, and employer TDM provisions of the Bay Area Air Quality Management District (BAAQMD).
MOB-5.3: Support Transit Operation Improvements. Work with NVTA to expand both ACT and VINE fixed route services, improve
operations, and support dedicated bus lanes and/or queuejump lanes on SR 29 to enhance bus operations by reducing travel time for transit vehicles.
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MOB-5.4: Demand-Responsive Transit. Support NVTA’s demand responsive transit system.
MOB-5.5: Transit Stops. Work with NVTA to situate transit stops at locations that are convenient for transit users and promote increased transit ridership through the provision of shelters, benches, bike racks on buses, and other amenities.
MOB-5.6: Transit Service Funding. Encourage NVTA to continue to pursue Federal and State funds to subsidize capital and operating costs associated with transit operation in the city.
MOB-5.7: Future Transit Links. Consider orienting transit system expansion to link with other potential future commuter bus and/or rail services.
MOB-5.8: Transit Services Marketing. Support NVTA efforts to encourage ridership on public transit systems through marketing and promotional efforts. Provide information to residents and employees on transit services available for local and regional trips.
MOB-5.9: Support VINE Services. Continue to support the VINE service provided by NVTA.
MOB-5.10: Transit Supportive Development. Ensure that new development is designed to make transit a viable transportation choice for residents, including neighborhood centers or focal points with sheltered bus stops; locating medium and highdensity development on or near streets served by transit wherever feasible; and link neighborhoods to bus stops by continuous sidewalks or pedestrian paths.
MOB-5.11: Transit for Seniors. Require new community care facilities and senior housing projects with over 25 beds to provide accessible transportation services for the convenience of residents.
MOB-5.12: SB 375 Implementation. Coordinate with other agencies to implement regional transit solutions as part of the SB 375 Sustainable Communities Strategy.
MOB-5.13: Park and Ride Facilities. Continue to encourage additional regional public transportation services and support facilities, such as park and ride lots near Broadway (SR-29).
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MOB-5.14: Effects of New Technologies on Transit Use. Monitor and evaluate the development of new mobility technologies (such as rideshare, microtransit, and potentially commuter rail transit) and the potential effects on transit demand and the way users access public transit.
Goods Movement
Truck Routes
Truck routes are designed to accommodate heavy commercial, industrial, and agricultural vehicles while minimizing disruptions to local traffic and reducing impacts on residential neighborhoods. Given the significant existing and anticipated light industrial activity in the city’s northwest quadrant, it is important to clearly designate truck routes to prevent heavy vehicle intrusion into residential areas.
Green Island Road and SR 29 are the city’s designated truck routes. SR 29 currently carries substantial truck traffic and is classified as a terminal access route under the federal Surface Transportation Assistance Act (STAA). Enacted in 1982, the STAA established size and access standards for large trucks—known as STAA trucks—on the National Network, which includes the Interstate System and designated roadways like SR 29.
Rail Transport
Rail transportation in the American Canyon is limited to freight service only. The main rail line is owned by Union Pacific Railroad Company and enters the city from the city of Vallejo parallel to and on the east side of SR 29.
The rail line continues on this trajectory diverting from the SR 29 alignment north of American Canyon Road. North of Napa Junction Road, the railroad line splits into three segments:
• One segment heads northeast parallel to Jameson Canyon Road towards the city of Fairfield.
• Another segment heads northwest under SR 29 and across Green Island Road toward the city of Sonoma.
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• The third leg heads north past Napa County Airport, terminating just north of Kennedy Park in the city of Napa. This leg connectsto the Napa Valley Wine Train.
The Napa Valley Railroad operates a tourist-oriented passenger train service between the cities of Napa and St. Helena. The Wine Train makes multiple round trips per day between the two cities.
In 2003, the NVTA studied potential passenger rail service from the Vallejo Ferry Terminal north to St. Helena or Calistoga. The Napa/Solano Passenger/Freight Rail Study concluded that passenger rail service could be feasible. However, the service would require a significant subsidy with no current funding source.
In 2019, Sonoma-Marin Area Rail Transit (SMART) completed a Passenger Rail Service Feasibility Study for a 41-mile Novato to Suisun City corridor. This study determined that this corridor is feasible for passenger rail including a potential rail station in American Canyon.
Goals and Policies
Goal MOB-6:
Efficient and safe transport of goods by truck and rail.
Policies
MOB-6.1: Promote Safe and Efficient Goods Movement. Promote the safe and efficient movement of goods via truck and rail with minimum disruptions to residential areas.
MOB-6.2: Promote Railroad Safety. Maintain safe railroad crossings by coordinating road improvements at rail crossings with the California Public Utilities Commission.
MOB-6.3: Passenger Rail Service. Encourage regional transit agencies to evaluate passenger rail service with a station in American Canyon.
MOB-6.4: Location of Industrial Development. Continue industrial expansion in the north industrial area to minimize the
neighborhood impacts of truck movements.
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MOB-6.5: Secure Truck Parking. Encourage high-security off-street parking for tractor-trailer rigs in industrial designated areas.
MOB-6.6: Goods Movement Along City Arterials. Continue to restrict truck traffic through the city to its arterial roadways in order to facilitate goods movement to regional facilities; continue to prohibit truck traffic on residential streets.
MOB-6.7: Truck Route Signage. Ensure that clear signage is provided from regional gateways to truck routes in the city.
MOB-6.8: Truck Route Design. Incorporate provisions for trucks in the design of industrial collector streets and other designated truck routes. Ensure that truck routes are designed according to California and, where appropriate, STAA standards for
intersections and turning movements.
MOB-6.9: Effects ofNew Technologies onGoods Movement. Monitor and evaluate the development of new technologies and trends (such as e-commerce) and the potential effects on the goods movement network (including increased curbside loading
demand).
Goal MOB-7:
Improve the mobility system with fiscally-sound financing methods.
Policies
MOB-7.1: Funding Sources. Leverage existing available funding methods and sources to fund the transportation system in American Canyon while also researching innovative funding sources at the Federal, State, regional, and county levels.
MOB-7.2: New Development. Ensure new development projects contribute their fair share to transportation network
improvements and that existing funding commitments are met.
MOB-7.3: Monitor Funding. Monitor fee programs and regular funding mechanisms to ensure adequate funding for programmed
transportation improvements.
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MOB-7.4: Regional Funding. Maintain standards to qualify for regional transportation revenues and engage regional agencies to provide adequate transportation funding to local jurisdictions.
SR29 American Canyon Multimodal Improvement Project Photosimulation Source: NVTA
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Implementation Programs
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
2025
– 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
A Capital Improvement Program
Update the Capital Improvement Program
annaually to incorporate necessary circulation
system improvements.
MOB-1.1
MOB -1.2
MOB -1.7
MOB -1.8
MOB -1.9
MOB -1.13
MOB -1.18
MOB -1.19
Public Works
City Manager
◼
B Update Street Standards
Update the City’s street standards based on the
complete streets guidelines published by the
National Association of City Transportation
Officials (NACTO).
MOB -1.1
MOB -1.2
Public Works
◼
C Active Transportation Plan
Prepare and update every five years an Active
Transportation Plan to replace the Bicyle
Master Plan and include pedestrian faclities.
The Plan should include a full range of facilities
for bicycle travel, including Class I bike/multiuse
paths, Class II bike lanes, Class Ill bike routes,
and Class IV separated bikeway to provide a
continuous system of bikeways trhoughout the
city.
MOB -1.6
MOB -1.19
MOB -1.22
MOB -1.23
Public Works
◼ ◼ ◼
D Update Transportation Impact Analysis (TIA)
Guidelines
Update and adopt Transportation Impact
Analysis (TIA) guidelines to include VMT and a
Multimodal LOS assessment methodology for
the evaluation of potential transportation
impacts resulting from new development.
MOB -1.2
MOB -1.3
Pbulic Works
◼
E Transportation Impact Fee
Maintain and update the transportation impact
fee (TIF) program consistent with AB 1600.
MOB -1.18 Public Works
◼
F Active Transportation Funding
Annually allocate TIF funds for the Active
Transportation Plan updates and bikeway
design and improvements consistent with the
Active Transportation Plan implementation
program.
MOB -1.18
MOB -1.19
Public Works ◼
G Bicycle Use by City Employees
Establish a program to encourage bicycle use
among City employees.
MOB -1.6 Public Works
◼
527
4. MOBILITY
Mobility Element | November 2025| M-43
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
2025
– 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
H Bicyle Facility Development and Maintenance
Prepare and update every five years a bike
facility development and maintenance program
that includes the following provisions:
• signage consistent with according to
Caltrans or City standards
• lighting where needed;
• bicycle paths and lanes on bridges and
overpasses;
• bicycle-safe drainage grates;
• bikeways free of hazards such as
uneven pavement or gravel;
• merging or crossing signage where bike
routes and paths make transitions into
or across roadways;
• promoting classes on bicycle safety in
the schools in coordination with the
Napa Valley Unified School District;
and
• sweeping debris from and repairing
bicycle paths and lanes)
MOB -1.12
MOB -1.17
MOB -1.19
MOB -2.3
MOB -2.4
Public Works
◼
I Reserved
J Pedestrian Crosswalk Installation
Install clearly marked crosswalks at
intersections near all commercial uses, as well
as clearly marked pedestrian paths within
parking areas. While mid-block crossings are
discouraged, if conditions warrant and are
approved by City Engineer, crosswalks and
signage indicating pedestrian activity should be
installed at mid-block entrances where existing
commercial uses are adjacent to other highintensity uses, such as parks and schools where necessary for safety. Where possible,
pedestrians should be roiuted to grade
separated crossings over State Route 29.
MOB -1.6
MOB -1.22
Public Works
◼
K Pedestrian Connections to Schools
Continue developing the existing network of
walkways between schools and residential uses,
and encourage the development of new
continuous walkways between schools and
residential uses. Where possible, route
pedestrians to grade separated crossings over
SR 29.
MOB -1.6
MOB -1.21
Public Works ◼
528
M-44 | Mobility Element | November 2025
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
2025
– 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
L Vision Zero
Prepare and update every five years a Vision
Zero program and install safety
countermeasures consistent with the results
and recommendations of the Local Roadway
Safeway Plan (LRSP).
MOB -2.1
MOB -2.2
MOB -2.2
MOB -2.4
Public Works
◼
M Truck Facilities Financing
Prepare an analysis of possible funding sources,
including user fees, to help finance truck routes
and truck parking areas.
MOB -4-1
MOB -4.2
MOB -4-3
MOB -4.4
Public Works
◼
N Railroad Crossing Safety Program
Continue the ongoing comprehensive program
to improve the condition and safety of existing
railroad crossings by upgrading surface
conditions and installing signs and signals where
warranted. Participate in railroad safety
education, such as Operation Lifesaver activities
when offered.
MOB -4-1
MOB -4.2
Public Works
◼
O New Railroad Crossings
Provide new crossings across the railroad
(UPRR) in conjunction with the planned
roadway improvements shown on the
Circulation System map to ensure at least one
cross-town route is maintained in case rail
activity interrupts local and regional traffic flow
and/or emergency access. New crossings will be
at Newell Drive (grade separated); and Rio Del
Mar or South Napa Junction Road (initially atgrade, may be grade separated in the future).
MOB -4-1
MOB -4.2
Public Works
◼
529
5. UTILITIES
Utilities Element | November 2025 | U-1
Utilities
The quality, capacities, and capabilities of the public facilities, utilities, and infrastructure enhances community livability and economic potential. This Element focuses on policies to improve and maintain public facilities, utilities, and infrastructure that sustain households, businesses, and future population and employment growth. 5 530
U-2 | Utilities Element | November 2025
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531
5. UTILITIES
Utilities Element | November 2025 | U-3
Water Infrastructure and
Supply
A reliable source of water sustains our population, economy, and ensures long term growth. This section focuses on American Canyon’s existing potable water system, including water sources, treatment capabilities, and conservation practices.
Water/Wastewater Service Area
At the time of City incorporation in 1992, the City acquired the water and wastewater services provided by the American Canyon County Water District.
As a subsidiary agency, the water system is owned and operated by the City and governed by a five-member City Council.
• The City’s water service area is approximately 30 square miles (see Figure 3-1) and comprises of the following areas:
• The City itself, which is approximately 6 square miles and includes residential, commercial, industrial and agricultural users; • The commercial/industrial areas in and around the Napa County Airport located north of the City (unincorporated Napa County), which covers approximately 5 square miles; and
• The largely open space/agricultural areas to the west, east and north of the City limits (unincorporated Napa County), which include agricultural users and a small number of single-family residential customers who represent “legacy” accounts that were originally connected and served by the American Canyon County Water District.
A graphic depicting the historical water service area is shown on the figure below.
532
U-4 | Utilities Element | November 2025
U-Figure 1: American Canyon Water Service Area
533
5. UTILITIES
Utilities Element | November 2025 | U-5
Water Supply
The City’s water supply primarily comes from the State Water Project. The State Water Project is designed, constructed, operated, and maintained by the California Department of Water Resources and supplies water for 25 million Californians.
Lake Oroville is the largest State Water Project reservoir, one of 21 reservoirs that collects water for distribution. The water travels to American Canyon through several miles of the North Bay Aqueduct (NBA) and is delivered to tanks near the Jameson Canyon Road water treatment plant. The City also receives supplemental water purchased from the cities of Napa and Vallejo.
In 2017, the City became a partner in the Sites Reservoir Project, an environmentally beneficial, off-river reservoir that will capture excess water from major storms and save it for drier periods. This Project will help California’s farms, businesses, and cities continue to supply reliable water when other sources are low.
The City also produces and delivers recycled water to meet demand to private customers for agriculture, industrial, toilet flushing in apartment and commercial uses, and landscape irrigation. According to the draft 2020 Urban Water Management Plan, the City anticipates it can meet water demands through the planning horizon year of 2045.
Potable Water Treatment
Raw water received through the North Bay Aqueduct system must be treated before potable use. The City owns and operates a water treatment plant located at 250 Kirkland Ranch Road. The plant uses two processes to treat water, a conventional sedimentation and filtration process and a membrane filtration process. In total, the plant produces up to 5.5 million gallons of potable water each day within the water service area across 5,621 connections. The plant consistently meets the highest quality standards set forth by State and Federal regulations.
Jamison Canyon Water
Treatment Plant
534
U-6 | Utilities Element | November 2025
Water Conservation
Climate change is causing higher average temperatures, a decrease in precipitation, and longer and more frequent heat waves and droughts. These climatic conditions overall increase water demand. A key component to water reliability and adaptation to climate change is conservation. The City’s Zero Water Footprint directs that conservation offset new potable water demand.
These and other measures will be implemented to ensure adequate water supply and responsible water usage. The following are some of the water conservation programs the City is implementing to further conservation efforts.
Water Conservation Ordinances
American Canyon has adopted three ordinances to help further its conservation efforts. The first aims to reduce the amount of wasted water and the second and third require new developments to use water efficient landscaping techniques.
Water Metering
All potable and recycled water customers are metered and billed on a monthly basis. City staff reads meters on a monthly basis, using meter reading to document both demand reductions from conservation and high-water use.
Conservation Pricing
American Canyon uses a tiered rate structure method to encourage water conservation. The tiered rate structure incentivizes conservation by reducing rates for low water users, while progressively increasing the cost per gallon for high water users. Since 2007, American Canyon has applied tiered water rates to all single-family residential users.
Public Education and Outreach
American Canyon is actively involved in water conservation through public outreach and education. City programs include distributing free water saving devices (i.e., shower heads, faucet aerators, shower timers), rebates for high efficiency toilets and clothes washing machines, public outreach through the City website, and the “Cash for Grass” program, which pays homeowners to replace turf with water efficient landscaping.
535
5. UTILITIES
Utilities Element | November 2025 | U-7
Goals and Policies1
Goal U-1: Water Reliability
Establish and maintain a secure water supply and treatment, distribution, and storage system to serve the land uses proposed under the general plan.
Policies
U-1.1: Supplemental Surface Water. Support efforts to increase water supply from a variety of sources, such as participating in the Sites Reservoir programs with other NBA users to obtain supplemental surface water through a water transfer from another area, investment in the Sites Reservoir, local rainwater capture, and other feasible sources.
U-1.2: Facility Upgrades. Require construction of upgraded and expanded, distribution, storage, and treatment facilities to support existing and new development.
U-1.3: Upgrade Responsibilities. Ensure that improvements to the existing water supply, distribution, storage, and treatment facilities are borne by project applicants in proportion to benefit, either through the payment of fees, or by the actual construction of the improvements.
U-1.4: Urban Water Management Plan. Prepare a framework for longterm water planning consistent with the State Urban Water Management Planning Act (UWMP Act), by preparing and
adopting an Urban Water Management Plan (UWMP) once
every five years.
U-1.5: Adequate Supply Prior to Occupancy. Implement a Will Serve Process to ensure adequate water supply, distribution, storage, and treatment facilities are available to serve a project prior to the issuance of certificates of occupancy.
1 Sustainable policies are noted with a green leaf.
536
U-8 | Utilities Element | November 2025
U-1.6: Water Service Priority. Consistent with State Law, in times of constrained water service capacity expansion, prioritize affordable housing developments as defined in California Government Code 65589.7 or any successor statute. The
second priority is providing water connections and services to residences and businesses located within the city corporate boundaries.
U-1.7: Extraterritorial Water Service Customers. Ensure existing water service customers located outside the city limits pay
appropriate water rates consistent with Hansen v. City of San Buenaventura (1986) 42 Cal.3d 1172 or latest legal
precedent.
Goal U-2: Water Conservation
Establish policies that make the most efficient use of our water resources for a variety of public benefits, such as improve water reliability, reduce greenhouse gas emissions, and minimize environmental impacts from drawing water from the environment.
Policies
U-2.1: Zero Water Footprint. Ensure new development offsets potable water demand by funding or constructing potable water
conservation efforts elsewhere in the water delivery system.
U-2.2: City Facilities Retrofits. Improve water use efficiency at City facilities through retrofits, recycled water usage, and employee education.
U-2.3: Retrofits Existing Buildings. Promote existing buildings upgrades to support water conservation by encouraging owners of residential, commercial, and industrial properties to replace inefficient plumbing fixtures, install drought-tolerant and waterwise landscaping, and harvest rainwater for landscaping and other household uses.
U-2.4: Conservation Applications. Promote the use of water-saving plumbing fixtures and water-saving landscaping in existing development throughout the water service district.
537
5. UTILITIES
Utilities Element | November 2025 | U-9
U-2.5: Recycled Water Use. Subject to State regulations and organizational capacity, consider new ways that recycled water can replace potable water.
U-2.6: Recycled Water Distribution System. Conserve potable water by expanding the availability of recycled water (i.e., purple pipes) throughout the city.
Wastewater
Wastewater collection and treatment is essential. American Canyon ensures wastewater is properly handled and reused for beneficial purposes. This section provides an overview of the City’s wastewater collection and treatment systems.
Infrastructure and Collection
Wastewater collection and treatment services are provided by the City’s Maintenance and Utilities Department. The Department responds to reports of sewer spills and back-ups and monitors environmental compliance and water quality regulations. The City’s sewer infrastructure consists of 53 miles of gravity pipelines, five pump stations, five miles of sewer force mains, and the American Canyon Water Reclamation Facility (WRF). This infrastructure collects and treats wastewater from both domestic and industrial customers. The City has plans to further develop this infrastructure to accommodate future population growth.
Treatment
The American Canyon Water Reclamation Facility (WRF) treats domestic and industrial wastewater flows from the city. The treatment plant discharges treated wastewater to the Napa River, via wetlands ponds, or to the City’s recycled water distribution system. The WRF was designed to treat an average flow of 2.5 million gallon per day (mgd) and has a wet weather capacity of 5.0 mgd. Average treatments flows in 2018 ranged from 1.54 to 1.62 mgd, which is well below the facility treatment capacity.
Recycled Water
American Canyon supplements its water supply with recycled water. The City adopted a Recycled Water Implementation Plan in 2005 and has been working 538
U-10 | Utilities Element | November 2025
to expand its recycled water system to further reduce the City’s reliance on imported water supply.
The City’s WRF can produce recycled water that meets the Title 22 standards for disinfected tertiary water, which is suitable for a wide range of uses such as landscape irrigation in residential and commercial areas, school yards, parks and playgrounds. Title 22 (California Code of Regulations, Division 4, Chapter 3, §60301 et seq.) is the regulation that establishes the level of treatment, water quality standards and the types of uses for recycled water for the purpose of protecting public health.
Napa Sanitation District (NSD) also provides wastewater collection/treatment and recycled water services for northern portions of the City’s potable water service area. In addition, some users in the northern part of the City’s water service area receive recycled water from NSD.
NSD provides wastewater collection/treatment and recycled water services for the city of Napa and portions of unincorporated Napa County. In 2015, NSD provided approximately 210 acre-feet of recycled water for landscape and agricultural irrigation to customers located within the city of American Canyon’s potable water service area. NSD is also planning to expand its recycled water distribution, including to agricultural and commercial landscape irrigation users within the city’s potable water service area.
American Canyon operates a residential recycled water fill station open to residents on a drop-in basis. The station is located at the former corporation yard, 205 Wetlands Edge Road. After a brief training on the applicable uses for the water, residents are provided up to 300 gallons of recycled water free of charge. Recycled water taps are purple to easily distinguish them from standard potable water taps.
Recycled water and purple pipe
infrastructure.
539
5. UTILITIES
Utilities Element | November 2025 | U-11
Goals and Policies
Goal U-3: Wastewater Treatment Capacity
Establish and maintain adequate planning, construction, maintenance, and funding for wastewater collection and treatment facilities to support land uses, upgrading existing deficient systems, and expanding, where necessary, in the City's service area.
Policies
U-3.1: Demand Requirements for Facilities. Through the Capital Improvement Plan process, ensure wastewater collection and treatment facilities are installed, maintained, and upgraded in a timely manner to meet usage requirements and maximize cost efficiency.
U-3.2: Capacity Demand. Require all new development to evaluate sewer capacity demand during the discretionary review
process.
U-3.3: Fiscal Obligations. Ensure wastewater infrastructure impact fees reflect the proportional increase in demand from new development.
U-3.4: Alternatives Sustainable Approaches. Consistent with best practices, evaluate environmentally and economically efficient wastewater treatment systems, such as the artificial marshland wastewater treatment system.
U-3.5: Wastewater Service Priority. Consistent with State Law, in times of constrained wastewater service expansion capacity, prioritize affordable housing developments as defined in California Government Code 65589.7 or any successor statute.
The second priority is to provide sewer connections and services to residents and businesses located within the city corporate boundaries.
540
U-12 | Utilities Element | November 2025
Flood Control and Storm
Drainage
Stormwater is rainwater that does not quickly soak into the ground. Stormwater flows from rooftops, over impervious paved areas, and through lawns and fields.
As it flows, runoff collects into streams and rivers that transport soil, pesticides, fertilizer, oil and grease, leaves, litter, and other potential pollutants into local waterbodies. Due to its geographical location near sensitive watersheds, American Canyon plays a vital role in collecting stormwater runoff and preventing pollution that could be distributed in the surrounding sensitive environments.
Stormwater Infrastructure
The City of American Canyon Maintenance and Utilities Department oversees municipal storm drainage facilities within the city limits. The City’s storm drainage system collects stormwater runoff and discharges the water to the Napa River through a system of on-street storm drain inlets, ditches, detention basins, ponds, and bio-swales designed to increase groundwater infiltration and reduce sediment and pollutants.
Flooding and Flood Control
Seasonal flooding along the Napa River Watershed is a regular occurrence. In fact, there have been at least 22 serious floods on the river since 1865. During heavy rain, low-lying areas of American Canyon are subject to flooding along natural creeks and low-lying areas around the city.
According to the San Francisco Bay Conservation and Development Commission (BCDC), global warming has caused sea levels in San Francisco Bay to rise nearly eight inches over the past century, and the rate of sea level rise is accelerating.
Since 2008, the BCDC has served as the State agency responsible for leading the Bay Area’s preparedness for, and resilience to, rising sea level, tides, and storm surge due to climate change.
Rising sea levels (SLR) will have widespread impacts on the Bay Area. Adapting to this hazard will cost billions of dollars over the next several decades. 541
5. UTILITIES
Utilities Element | November 2025 | U-13
Goals and Policies
Goal U-4: Flood Control
Establish and maintain adequate planning, construction, maintenance, and funding for storm drain and flood control facilities to support permitted land uses and preserve public safety.
Policies
U-4.1: Storm Drainage Maintenance. Maintain existing public storm drains and flood control facilities and construct upgraded and expanded storm drain and flood control facilities, where necessary, to protect existing and accommodate new permitted development.
U-4.2: Maximize Pervious Surfaces. Consistent with engineering standards, minimize storm water runoff from new development with pervious surface materials (e.g., grass, ground cover, and other).
U-4.3: Financial Obligations. Ensure new storm drain and flood control facility costs are borne by the project applicant in proportion to benefit; either through the payment of fees, or by constructing new improvements.
U-4.4: National Flood Insurance Program. Continue to participate in the National Flood Insurance Program. To this end, the City shall ensure that local regulations are in full compliance with standards adopted by the Federal Emergency Management
Agency (FEMA).
U-4.5: Agency Coordination. Coordinate with the Napa County Flood Control and Water Conservation District and other regional agencies and non-profit groups to maintain and improve levees and drainage channels.
U-4.6: Flood Control Channel Maintenance. Ensure clearance of flood control channels routinely of vegetation and debris which could impede stormwater flows, while protecting significant riparian vegetation.
542
U-14 | Utilities Element | November 2025
U-4.7: Integrity of Levees. Discourage uses that cause the erosion or structural deterioration of levees.
U-4.8: Low Impact Development. Require new developments to install green infrastructure consistent with the best
management practices of the State and the San Francisco Bay Regional Water Quality Control Board, including but not limited to pervious pavement, infiltration basins, raingardens, green roofs, rainwater harvesting systems, and other types of low impact development.
U-4.9: Floodwater Diversions. Implement engineering standards that prevent new development from increasing historical
stormwater flows onto neighboring properties.
U-4.10: Development in Floodplains. Ensure the City’s Floodplain Ordinance is maintained with current standards and new
development is designed consistent with the Floodplain
Ordinance.
Goal U-5: Stormwater Quality
Maintain the quality of surface and subsurface water resources within the city of American Canyon and its Planning Area.
U-5.1: Passive Treatment Systems. Consistent with engineering standards and water quality regulations, reduce pollutant loading through passive treatment systems such as vegetated filter strips, grass swales, and infiltration/sedimentation areas in suitable open space areas and incorporated into landscaping adjacent to parking lots and streets.
U-5.2: Water Detention Facilities. Consistent with engineering standards and water quality regulations, require new and existing development to include drainage detention facilities that enhance the quality of water discharges from the facility.
U-5.3: Impervious Area Water Treatment. Implement engineering standards in new development that require stormwater
treatment from impervious areas.
Passive Treatment System.
543
5. UTILITIES
Utilities Element | November 2025 | U-15
U-5.4: Storm Water Permitting. Require industrial operations to obtain coverage under the State Storm Water Permit for
industrial activities, and comply with provisions of the Permit, through notification and educational activities.
Goal U-6: Climate ChangeAdaptation
Anticipate existing and future stormwater impacts of sea level rise and climate change-induced storm events.
U-6.1: Climate Change Vulnerability Assessment. Use the best available science to forecast areas in the city that are vulnerable to climate change-induced flooding.
U-6.2: Critical Infrastructure Adaptation. Plan for and construct sea level rise protection for American Canyon critical infrastructure such as the former corporation yard at 205 Wetlands Edge Road, wastewater treatment plant, and pump station.
U-6.3: Floodplain Management. Evaluate the cumulative increase in offsite flooding potential impacts caused by new development projects that remove property from the 100-year floodplain.
Napa River Wetlands.
544
U-16 | Utilities Element | November 2025
Solid Waste Disposal and
Recycling
Waste collection and management is important to protect the environment and health of the population. Proper collection and disposal of waste is a large task that involves logistical planning and scientific understanding to balance environmental impacts and cost effectiveness. This section describes American Canyon’s current sold waste collection and disposal efforts.
Collection
Solid Waste collection is provided by Recology American Canyon under the Napa-Vallejo Waste Management Authority (NVWMA). NVWMA contracts collection, hauling, and disposal of solid waste from the cities of Napa, Vallejo, and unincorporated areas in southern Napa County. Recology provides residents with regular garbage, recycling, and green waste/compost pickup. Waste collected from American Canyon is sorted at the Devlin Road Recycling and Transfer Facility, located at 889 Devlin Road in American Canyon before it is sent to nearby landfills.
Disposal
Solid waste from American Canyon is directed to the Solano County Potrero Hills Landfill, located at 3675 Potrero Hills Lane, Suisun City. The Potrero Hills Landfill is a Class III landfill that accepts a variety of waste types, including mixed municipal, construction/demolition waste, agricultural, sludge (biosolids), industrial, and other designated wastes.
As of 2014, Potrero Hills Landfill accepted 97 percent of the city’s total solid waste (i.e.: 12,896 tons). The Potrero Hills Landfill is expected to be in operation until 2048 with a remaining capacity of approximately 13 million cubic yards with up to 4,330 tons of waste per day.
On November 16, 2021, City Council adopted Ordinance No. 2021-08 modifying Title 8 (Health and Safety) of the American Canyon Municipal Code to add “Chapter 8.20 Mandatory Municipal Solid Waste, Recycling and Compost The Potrero Hills Landfill located in
Solano County.
545
5. UTILITIES
Utilities Element | November 2025 | U-17
Material Disposal Reduction.” A requirement of State Senate Bill 1383 (SB 1383), the Ordinance will:
• Divert 50 percent of organic waste from landfills below 2014 levels by 2020 and 75 percent by 2025;
• Set a goal to recover a minimum of 20 percent of currently disposed edible food for human consumption by 2025; and
• Require organics recycling education and outreach to all residents, businesses, haulers, and food recovery organizations
Goals and Policies
Goal U-7: Solid Waste Collection
Maximize source reduction, recycling, and composting in the solid waste disposal programs.
Policies
U-7.1: Waste Management Services. Continue waste management service contracts to provide quality and cost-effective solid waste removal throughout the city and require all residents and businesses to comply with solid waste collection and recycling service requirements.
U-7.2: Levels of Service. Conduct monitoring solid waste collection contractor operations to ensure franchise agreement service levels are maintained.
U-7.3: Landfill Coordination. Coordinate with the NVWMA concerning the City’s continuing use of the Potrero Hills Landfill.
Goal U-8: Solid Waste Source Reduction
Achieve maximum public participation in source reduction, recycling, and composting activities through outreach programs.
U-8.1: Recycling Education and Information. Coordinate with NVWMA and Recology to expand public information and
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U-18 | Utilities Element | November 2025
education programs to complement source reduction,
recycling, and composting efforts.
U-8.2: Recycling Programs Expansion. Expand recycling programs through the local waste hauler.
U-8.3: Recycling Promotion. Promote the recycling of solid waste such as paper, metals, aluminum cans, green waste, cardboard, plastic and glass.
U-8.4: Outreach to Schools. Coordinate efforts at the local elementary and intermediate school level to provide youth education programs.
U-8.5: Recycling Receptacles and Biodegradable/Recycled-Materials Products. Require the availability of recycling and composting receptacles and use biodegradable or recycled-material
products instead of single-use plastic products at all City facilities and City-sponsored events.
U-8.6: Zero Waste Community. Implement policies and programs to become a Zero Waste Community.
U-8.7: Food Waste Collection. Ensure food waste collection is available and convenient to residents and businesses.
U-8.8: Green Business Program. Encourage local businesses to participate in the Napa County Green Business Program to minimize waste generation and create recycling and
composting programs to reduce waste.
U-8.9: Demolition and Construction Waste. Require all new development to comply with the current CALGreen
requirements for construction and demolition waste diversion.
Source: City of American
Canyon and Recology
547
5. UTILITIES
Utilities Element | November 2025 | U-19
Energy Utilities
Energy in many forms is an essential public service. As energy demand increases it may strain existing energy systems and resources. A shift toward alternative energy resources can supplement future demands sustainably.
Shift to Renewable Energy
Since 2016, the City has been enrolled in the Light Green program, Marin Clean Energy’s (MCE) default energy plan that offers 60 percent renewable energy. In 2021, the American Canyon City Council voted to supply the City's facilities with MCE Deep Green 100 percent renewable energy. The change to Deep Green will remove approximately 247,000 pounds of carbon dioxide from American Canyon’s carbon footprint per year.
The City’s switch to Deep Green adds to a growing list of American Canyon’s clean energy initiatives, including the Citywide Energy Efficiency and Resiliency Project (CEERP). The City joined MCE in 2016 and has since been enrolled in the electricity provider’s 60 percent renewable energy option. Before switching to MCE, the City was enrolled in Pacific Gas and Electric's (PG&E) 29 percent renewable option. MCE is an alternative to PG&E for energy generation; all residents and local businesses were automatically enrolled in Light Green also have the option to opt up to Deep Green. Customers pay higher rates for Deep Green but do not have to pay any upfront fees to upgrade.
In addition to the City’s association with a greener electric source from MCE, residents have installed solar energy at their homes with rooftop photovoltaic panels (PVEs). The residential PVE permit activity trends show increasing onsite, carbon free energy generation. Changes in building codes that call for greater energy efficiency in all new construction will increase this trend for the foreseeable future.
Solar Powered Car Charger.
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U-20 | Utilities Element | November 2025
Goals and Policies
Goal U-9: Energy Resilience and Conservation
Improve energy system resilience with energy conservation and access to renewable energy sources.
Policies
U-9.1: Reach Building Code. Reduce energy use in new development by considering a local amendment that requires a 15 percent energy efficient standard improvement over the California Building Code.
U-9.2: Electric Energy Systems. Coordinate with PG&E to ensure that electrical energy systems do not adversely impact land uses and population in the city of American Canyon.
U-9.3: Resilient Grid. Cooperate with PG&E to obtain applicable City permit approvals that improve electric grid resilience to natural hazards (i.e.: seismic events, flooding, wildfires, extreme wind events).
U-9.4: Overhead Utility Undergrounding. Develop a comprehensive strategy to underground existing overhead utilities.
U-9.5: Passive Solar Heating and Cooling. Consistent with the California Subdivision Map Act, require new subdivisions to examine the feasibility of incorporating site layouts that allow passive solar heating and cooling.
U-9.6: Residential Energy Efficiency. Seek grant funds that help low and moderate-income residents obtain low or no-cost loans to increase energy efficiency of their homes through
weatherization, insulation, solar energy generation and energy battery backup storage; and assist utility providers with outreach on home energy efficiency rebates and programs for all residents, regardless of income.
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5. UTILITIES
Utilities Element | November 2025 | U-21
Implementation Programs
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
2025
– 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
A Public Education
Educate the community on effective water
conservation methods through a variety of
outreach methods. Maintain updated water
conservation resources on the City’s website.
U-2.4 Public Works
◼
B Rate Structure
Develop a rate schedule structured to promote
water conservation.
U-1.7 Public Works
◼
C Demand Monitoring
Annually monitor the demands on the water
system and, as necessary, manage development
to mitigate impacts and/or facilitate
improvements.
U-2.1 Public Works
◼
D Operational Criteria
Develop a set of operational criteria and
compare with performance of current water
distribution, storage, and treatment facilities.
U-2.2
U-2.5
U-2.6
Public Works
◼
E Water Audits
Collaborate with efforts by local water
providers to promote water audit programs
that offer free water audits to single-family,
multi-family, large landscape accounts, and
commercial customers.
U-2.1
U-2.3
U-2.4
Public Works
◼
F Capital Improvement Program Update
Review and update every five years a new fiveyear Capital Improvement program for adoption and prioritization by the City Council.
U-3.1 Public Works
◼ ◼ ◼
G Impact Fees
Review and amend as necessary and
appropriate, drainage impact fees and service
charges collected from new development for
the construction of new facilities necessitated
by the new development.
U-3.2
U-3.3
Public Works
◼
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U-22 | Utilities Element | November 2025
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
2025
– 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
H Storm Drainage and Flood Control Standards
Review and update every five years the storm
drainage and flood control improvement
standards to set forth minimum requirements
for the planning, design, construction and
maintenance of storm drainage and flood
control improvements.
U-4.1 – U-4.10
U-5.1 – U-5.3
U-6.1 – U-6.3
Public Works
◼ ◼ ◼
I
Low Impact Guidelines
Establish Low-Impact Development (LID)
guidelines to limit the amount of impervious
surface in new development and to increase the
retention, treatment, and infiltration of urban
stormwater runoff. LID measures should also
apply to major remodeling projects and to
public and recreation projects where possible.
U-4.2
U-6.1
U-6.3
Public Works
◼
J Sewer Improvement Standards
Prepare sewer system improvement standards
and review every five years to minimum
requirements are in place for the planning,
design, construction, and maintenance of
wastewater improvements.
U-3.1
U-3.4
Public Works
◼ ◼ ◼
K Review of Sewer Rates
Review and update sewer rates annually for
operation and maintenance of the wastewater
system.
U-3.3 Public Works
City Manager ◼
L Wastewater Master Plan
Update the City's Wastewater Master Plan as
necessary to accurately determine which
collection and treatment facilities will be
needed to serve present and future growth in
the city.
U-3.1
U-3.2
Public Works
◼
M Capital Improvement Program on Wastewater
Implement a five-year capital improvement
program to upgrade and maintain the City's
wastewater collection system.
U-3.1 Public Works
City Manager ◼ ◼ ◼
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5. UTILITIES
Utilities Element | November 2025 | U-23
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
2025
– 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
N Water Master Plan
Update the Wastewater Master Plan every five
years to define existing conditions and reflect
significant changes in the planned land use
within the City. Capital improvement plans and
prioritization schedules shall also be prepared.
The utility systems shall be updated
accordingly. City maintenance and replacement
actions shall be identified.
U-1.4 Public Works
◼ ◼ ◼
O Capacity Recording
Establish and maintain a record of the capacity
and utilization of wastewater collection and
treatment facilities serving the City of American
Canyon, monitoring impacts and demands of
new development, and, as necessary, managing
development to mitigate impacts and/or
facilitate improvements.
U-3.1 – U-3.5
U-6.2
U-6.2
Public Works
◼
P Fee Review
Review sewer connection fees, capacity fees,
and monthly service charges, as necessary, to
ensure that adequate amounts of fees and
charges are collected to fund the
operation/maintenance of existing facilities and
to construct new facilities.
U-3.3 Public Works
City Manager
◼
Q Updating Standards and Guidelines
Regularly update design standards and/or
guidelines to reflect best practices for:
• open space /landscaping, filter strips,
grass swales,
• infiltration/sedimentation areas to be
used in minimizing impervious area
which is directly connected to piped or
channelized drainage systems, and
• detention facilities which will provide
a dual purpose (water quality
enhancement and detention) function.
U-3.4
U-4.2
U-4.8
U-5.1
U-5.2
U-5.3
Public Works
Community
Development
◼ ◼
R Municipal Facilities Recycled Water
Implement recycled water for new municipal
facilities and landscaping by connecting new
facilities to the recycled water pipeline network.
U-2.1
U-2.2
U-2.3
U-2.4
U-2.5
Public Works
◼
552
U-24 | Utilities Element | November 2025
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
2025
– 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
S Residential Recycled Water Program
Promote the Residential Recycled Water
Program on social media and posting
information on the City’s online utility billing
portal for residents.
U-2.3 Public Works
◼
T Levels of Service
Develop and implement a plan that provides a
level of service that will comply with all
applicable solid waste regulations and rules
while remaining cost efficient, while seeking
federal fund to offset any associated fiscal
impacts.
U-7.1
U-7.2
Public Works
◼
U Annual Reduction Report
Prepare an annual progress report in
collaboration with Napa County to report the
progress and documentation of solid waste and
recycling reduction.
U-8.1 – U-8.9 Public Works
City Manager ◼
V Funding for Receptacles
Identify appropriate funding sources for placing
and maintaining trash and/or recycling
receptacles in the City.
U-8.5 Public Works
◼
W Zero Waste Action Plan
Create and adopt a zero-waste action plan to
maximize waste diversion.
U-8.6 Public Works
◼
X Food Waste and Recycling Standards.
Update the Municipal Code to establish
standards for food waste and recycling
collection for residential, commercial, and
industrial development.
U-8.7 Public Works
◼
Y Improve Efficiency in Existing Buildings
Study possible measures to improve energy and
water efficiency in existing buildings.
U-9.1
U-9.6
Community
Development ◼
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6. CULTURE, ENVIRONMENT & SUSTAINABILITY
Culture, Environment & Sustainability Element | November 2025 | ENV-1 Culture,
Environment &
Sustainability
Cultural history, environmental stewardship, and sustainability are essential because they shape not only how we understand the past—but how we build a resilient, inclusive, and thriving future.
6 554
ENV-2 | Culture, Environment & Sustainability Element | November 2025 This page is intentionally left blank.
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6. CULTURE, ENVIRONMENT & SUSTAINABILITY
Culture, Environment & Sustainability Element | November 2025 | ENV-3 Introduction
Our natural environment, combined with recreation and open space are central features of our community’s quality of life. Preserving the environment retains important ecosystems that life itself depends. For American Canyon residents, our environment defines American Canyon as our home – a place with familiar physical features that endure for generations.
Here's why they matter:
Cultural History: Guiding Identity and Innovation
• Roots and Resilience: Cultural heritage gives communities a sense of identity and continuity, helping people navigate change with confidence. • Creative Catalyst: Traditions, stories, and art forms inspire innovation in design, technology, and problem-solving.
• Inclusive Development: Respecting diverse cultural narratives ensures that progress doesn’t erase identity—it amplifies it.
Environment: The Foundation of Our Future
• Natural Infrastructure: Healthy ecosystems provide clean air, water, food, and climate regulation—essentials for any future society. • Climate Resilience: Protecting nature helps buffer communities from climate shocks like floods, droughts, and heatwaves.
• Intergenerational Equity: A thriving environment ensures that future generations inherit a planet they can live on—not just survive on.
Wetlands Edge Open Space
556
ENV-4 | Culture, Environment & Sustainability Element | November 2025 Biological Resources
American Canyon is surrounded by rich natural habitats that contribute to the region’s ecological diversity. The Napa River tidal wetlands form the city’s western boundary, while smaller wetlands, rivers, and streams flow east to west through the city. These ecosystems support a range of special-status species that depend on wetland and riparian environments.
In addition, American Canyon lies near critical habitats for several protected species, including the California red-legged frog (Rana draytonii) to the east and the vernal pool fairy shrimp (Branchinecta lynchi) to the northwest.
Napa River Wetlands
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6. CULTURE, ENVIRONMENT & SUSTAINABILITY
Culture, Environment & Sustainability Element | November 2025 | ENV-5 ENV-Figure 1: Vegetation Communities in American Canyon 558
ENV-6 | Culture, Environment & Sustainability Element | November 2025 Special-Status Species
A special status species is listed on the federal and/or State Endangered Species Acts as endangered, threatened, a candidate for listing, or of special concern. American Canyon and the surrounding areas are potentially home to numerous special-status species, including 30 plants, 26 birds, 10 fish, five invertebrates, five mammals, two amphibians, and one reptile.
Goals and Policies1
Goal ENV-1:
Protect and preserve significant habitats, plants and wildlife within the city and areas of its jurisdiction.
Policies
ENV-1.1: Areas of Significant Biological Value. Maintain data and information regarding areas of significant biological value within the Planning Area to facilitate resource conservation and the appropriate management of development.
ENV-1.2: Sensitive Habitat Assessment and Impact Mitigation. Require new development and redevelopment located within
sensitive habitats, including coastal saltmarsh, mixed
hardwood forest, oak savannah, vernal pools, and riparian habitats to provide a detailed assessment of the potential for impacts on these resources, and include measures to reduce any identifiable impacts.
ENV-1.3: Habitat Conservation. Support habitat conservation efforts to set aside and preserve suitable habitats, with priority given to habitats for rare and endangered species in American Canyon in accordance with state and federal resource agency
requirements.
1 Sustainable policies are noted with a green leaf.
Source: City of American Canyon
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6. CULTURE, ENVIRONMENT & SUSTAINABILITY
Culture, Environment & Sustainability Element | November 2025 | ENV-7 ENV-1.4: Native Species. Encourage the use of native vegetation where possible.
ENV-1.5: Open Space Network. Establish a network of open spaces along the city's natural drainages and riparian corridors and link significant biological habitats by restricting alteration to these resources and limiting land uses. Any recreational use of these areas shall be designed to avoid damaging sensitive habitat areas.
ENV-1.6: Urban Forest. Build upon existing streetscapes and develop an urban forest within the City’s streets, parks, and open space to provide avian habitat, sequester carbon monoxide
emissions, foster pedestrian activity, and provide shade.
ENV-1.7: Trees for Pollinators. Support sustainable pollinator species (i.e.: bees, birds, butterflies) in American Canyon by planting low-water use pollinator-supportive trees in streets, parks, open spaces, and private development.
ENV-1.8: Education and Appreciation. With community partners, support a range of educational programs that cultivate an appreciation of American Canyon’s natural environment and biological resources.
ENV-1.9: Natural Drainage Preservation. Through the development review process, evaluate opportunities to preserve natural onsite drainages and consider opportunities to incorporate pedestrian paths and greenbelts along their lengths.
ENV-1.10: Natural Resource Integrity. Consistent with Federal and State Resource Permitting agencies, encourage activities that improve the biological value and integrity of the city’s natural resources through vegetation restoration, control of invasive plants and animals, and landscape buffering.
ENV-1.11: Napa River Studies. Support state and federal studies of the Napa River wetlands and riverine systems.
Source: City of American Canyon
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ENV-8 | Culture, Environment & Sustainability Element | November 2025 Water Resources
There are six primary watercourses within the Planning Area: American Canyon Creek, North Slough Creek, Rio Del Mar Creek, Rio Del Mar Creek, No Name Creek, and Fagan Creek. These watercourses have well-defined channels upstream with sparse vegetation due to the streams being dry most of the year. The downstream reaches of the creeks have significant vegetation along banks because of year-round flows mostly generated from development runoff.
Most of the city’s precipitation falls as rain during the months of November through April with the most rainfall in December and January. The mean annual precipitation is between 22 and 23 inches.
Goals and Policies
Goal ENV-2:
Maintain the quality of surface and subsurface water resources within the City of American Canyon and the Urban Limit Line.
Policies
ENV-2.1: Creek Preservation. Maintain American Canyon Creek within its natural waterway.
ENV-2.2: Existing Streams and Creeks. To the extent feasible, incorporate existing streams and creeks into proposed
development plans in their natural state to prevent
degradation, erosion, or sedimentation and help impart a unique character to the city.
ENV-2.3: Minimize Soil Erosion. Implement best management practices from the National Pollution Discharge Elimination System (NPDES) to preventsoil erosion impacts on water resources.
ENV-2.4: Stormwater Drainage on Development Sites. Through the development review process, evaluate methods to ensure
required stormwater drainage systems are environmentally sensitive, safe, and attractive.
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6. CULTURE, ENVIRONMENT & SUSTAINABILITY
Culture, Environment & Sustainability Element | November 2025 | ENV-9 ENV-2.5: Public Education. Protect existing water resources by continuing public education on safe disposal of household hazardous waste and storm drain pollution prevention (i.e.:
“only rain down the drain”).
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ENV-10 | Culture, Environment & Sustainability Element | November 2025 Climate Change and Air
Quality
Greenhouse Gas Emissions
Greenhouse gases (GHG) are gases that trap heat in the Earth’s atmosphere and cause changes to the Earth’s climate, including changes to weather and precipitation patterns and increasing global temperatures. The main sources of GHG emissions are the combustion of fossil fuels for transportation and energy. California is a leader in GHG emissions reductions efforts and has adopted aggressive targets for GHG reduction. Primary GHG reduction legislation driving State and city climate action plans include Assembly Bill (AB) 32, Senate Bill (SB) 32, and Executive Order (EO) B-55-18. California has also passed legislation to increase energy efficiency in buildings (Title 24), improve fuel efficiency in vehicles (Advanced Clean Cars Program), and establish the goal of 100 percent carbon neutral electricity by 2045 (SB 100).
Major California Climate Change Legislation
• Assembly Bill (AB) 32 – AB 32 became law in 2014 and sets a statewide goal of reducing GHG emissions to 1990 levels by 2020 and requires forthe California Air Resources Board (CARB) to prepare a Scoping Plan that outlines the main strategies the State will employ to meet the 2020 target.
• Senate Bill (SB) 32 – SB 32 became law in 2017 and is the successor to AB 32. SB 32 requires the State of California to achieve a statewide reduction in GHG emissions of 40% below 1990 levels by 2030. • Executive Order (EO) B-55-18 – EO B-55-18 establishes a new statewide goal of achieving and maintaining carbon neutrality as soon as possible and no later than 2045. Executive orders have not been codified by the State but are binding for State agencies and therefore, must be addressed by qualified GHG reduction plans.
• Executive Order N-79-20 - (EO N-79-20) issued in September 2020 established a statewide goal that 100 percent of in-state sales of new passenger cars and trucks will be zero-emission by 2035, that 100 563
6. CULTURE, ENVIRONMENT & SUSTAINABILITY
Culture, Environment & Sustainability Element | November 2025 | ENV-11 percent of medium and heavy-duty vehicles in the State be zeroemission by 2045 for all operations where feasible, and that 100 percent of all drayage trucks will be zero-emission by 2035 where feasible. EO N-79-20 also establishes a goal to transition to 100 percent zero-emission off-road vehicles and equipment by 2035 where feasible. EO N-79-20 directs CARB to develop regulations that will help achieve these goals.
• Senate Bill 100 – SB 100 requires 100 percent of retail sales of electricity to California end-use customer by sourced from eligible renewable energy resources and zero-carbon resources by 2045. SB 100 targets the reduction of GHG emissions associated with electrical generation.
• Bay Area Air Quality Management District (BAAQMD) CEQA GHG Emissions Thresholds – thresholds adopted in April 2022 by BAAQMD require a change to the way CEQA GHG thresholds are analyzed in CEQA documents. In summary, a proposed plan or project within BAAQMD jurisdiction should either 1) be consistent with GHG reduction measures of a local qualified Climate Action Plan (CAP), or 2) include and show proof of all the following: all electric buildings, 15 percent vehicle miles traveled (VMT) reduction, and electric vehicle parking compliant with CalGreen Tier 2 requirements.
The City of American Canyon is advancing its commitment to electrification and decarbonization through the adoption of the Energy Efficiency Climate Action Plan (EECAP), which outlines strategies to reduce energy consumption and greenhouse gas (GHG) emissions. Additionally, the City partnered with Marin Clean Energy (MCE) to support a cleaner, more sustainable energy supply.
In 2019, the City Council issued a proclamation joining other Napa County jurisdictions in a united effort to address climate change. This collaborative approach emphasizes comprehensive, immediate, and sustained action in partnership with community organizations, businesses, schools, and regional agencies to raise awareness and expand support at the local, regional, and state levels.
In 2022, the City Council adopted a Climate Emergency Resolution (Resolution 2022-07), formally recognizing climate change as an urgent threat to the city, the region, and the planet. The resolution commits the City to providing leadership and services that engage partners and residents in coordinated efforts to achieve net-zero climate pollution by or before 2030. 564
ENV-12 | Culture, Environment & Sustainability Element | November 2025 Access to a nearly carbon-free power mix through MCE enables a broader transition to a carbon-free economy. This includes shifting to electric vehicles and buses, adopting electric appliances, and reducing reliance on natural gas in buildings. The goals and policies below are intended to advance the City’s progress toward decarbonization and support California’s statewide carbon neutrality target by 2045. For additional policies relating to energy see the Utilities Element (Element 5).
Goals and Policies
Goal ENV-3:
Conduct decisive near-term action to reduce greenhouse gas emissions in American Canyon.
Policies
ENV-3.1: Greenhouse Gas Emission Reductions. Consider initiatives to reduce direct and indirect greenhouse gas (GHG) emissions from transportation sources, and from new, renovated, and existing development in the city.
ENV-3.2: Intergovernmental Cooperation. Work with Napa County Jurisdictions together with community organizations,
businesses, schools, and regional partners and jurisdictions to educate, mobilize, expand, and accelerate local, regional, and statewide support for comprehensive, immediate, and
Solar Powered Vehicle
Charging Station
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6. CULTURE, ENVIRONMENT & SUSTAINABILITY
Culture, Environment & Sustainability Element | November 2025 | ENV-13 sustained action to achieve its goal of net zero climate pollution by 2030.
ENV-3.3: Gas Station Limits. Recognizing that the transportation sector is the largest source of GHG emissions in American Canyon and California more broadly, prohibit construction of new fossil-fuel stations in American Canyon.
ENV-3.4: Expand Zero Emission Vehicles. Consider feasible methods to foster widespread use of Zero Emission Vehicles (ZEVs) to improve air quality and help meet California's GHG reductions targets by expanding availability of non-fossil vehicle fuel infrastructure, such as public and private electric vehicle charging stations, and hydrogen facilities for fuel cell electric vehicles throughout American Canyon.
ENV-3.5: Vehicle Miles Travelled Reduction. Reduce vehicle miles travelled by encouraging future land uses that feature a compact mixed-use urban form connected with pedestrian
and bicycle trails.
ENV-3.6: Reach Building Code. Consider feasibility of adopting a “reach” local amendment to the California Building Code to require a 15% or greater energy efficiency than the State standard.
ENV-3.7: Vehicle Idling. Reduce vehicle engine idling in American Canyon by educating the broader community (i.e.: businesses, commuters, residents) on the greenhouse gas impacts caused by engine idling and implementing feasible commercial
vehicle regulations.
ENV-3.8: Building Electrification. Consider a Reach Building Code that would prohibit installation of natural gas in all new
construction.
ENV-3.9: CEQA Qualified Climate Action Plan. Investigate alternatives to develop a CEQA Compliant Climate Action Plan for the City of American Canyon.
ENV-3.10: GHG Emissions Education. Support educational programs to educate the public on climate change and GHG emissions
reduction measures.
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ENV-14 | Culture, Environment & Sustainability Element | November 2025 Goal ENV-4:
Reduce energy consumption and increase renewable energy resources.
Policies
ENV-4.1: Energy Efficiency. Require developers employ energy-efficient site planning methods and building design, including building orientation, shading, landscaping, building reflectance, and passive solar heating and hot water systems.
ENV-4.2: Renewable Energy Sources. Work with other agencies and utility companies to develop safe, economical, and renewable energy resources.
ENV-4.3: Renewable Energy Program. Support installation of renewable energy and battery storage for homes and
businesses.
ENV-4.4: Energy Retrofit Program. Develop an energy retrofit program and incentives for homeowners and building owners to
encourage energy efficiency improvementssuch as fixture and appliance upgrades.
ENV-4.5: Energy Efficiency City Operations. Increase energy efficiency of City operations and evaluate the feasibility of installing renewable energy at city facilities.
ENV-4.6: Energy Conservation Education. Provide educational programs to the community on energy conservation and
renewable energy options.
ENV-4.7: LEED Certification of Municipal Facilities. Design new municipal facilities to, at minimum, meet the baseline
Leadership in Energy and Environmental Design (LEED)
certification criteria.
ENV-4.8: Land Use Planning. Utilize land-use planning techniques to reduce traffic congestion and promote alternative modes of transportation for the community.
ENV-4.9: Development. Encourage and incentivize the development of mixed-use residential opportunities and live-work
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6. CULTURE, ENVIRONMENT & SUSTAINABILITY
Culture, Environment & Sustainability Element | November 2025 | ENV-15 environments within the city to lessen the impacts of traffic congestion on local air quality.
ENV-4.10: Active Transportation. Improve active transportation options within the city by connecting local bikeways and trails to City bus stops and public transportation centers.
ENV-4.11: Public Transit. Coordinate with NVTA and actively pursue the improvement and expansion of public transit for American Canyon residents.
Solar Panels at the Water
Reclamation Plant
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ENV-16 | Culture, Environment & Sustainability Element | November 2025 Air Quality
American Canyon is located in the San Francisco Bay Area Air Basin (SFBAAB) which includes the nine counties surrounding San Francisco Bay. The Bay Area Air Quality Management District (BAAQMD) monitors regional air quality, oversees policies, and adopts regulations to maintain air quality standards for criteria air pollutants and reduce air pollution and GHG emissions for the SFBAAB.
Air quality in American Canyon is generally good. Monitoring in Napa County from 2016 to March 2020 shows particulate matter of less than 2.5 microns exceeds national standard for a few days in the fall some years but is generally within the national and State standards. The area is within State and national standards for concentrations of other criteria air pollutants, such as, nitrogen dioxide, and particulate matter of 10 microns or less.
Goals and Policies
Goal ENV-5:
Improve air quality and minimize human exposure to toxic air pollutants.
Policies
ENV-5.1: Regional Air Quality Efforts. Support and coordinate with BAAQMD and State and Federal planning efforts aimed at
reducing air pollution and management of major pollutants affecting American Canyon and the region, including the Clean Air Plan.
ENV-5.2: Construction Management Plans. Require new development and redevelopment projects to prepare and implement a
construction management plan that incorporates Best
Available Control Measures and all best management
practices in accordance with the Air District standards to reduce criteria pollutants.
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6. CULTURE, ENVIRONMENT & SUSTAINABILITY
Culture, Environment & Sustainability Element | November 2025 | ENV-17 ENV-5.3: Separate Sensitive Land Uses. Separate sources of air pollution from sensitive land uses, such as residences, schools, day care centers, hospitals, and nursing homes.
ENV-5.4: EV Charging Station Requirements. Consider adopting voluntary measures from CalGreen Tier 1 and/or Tier 2 to implement stricter electric vehicle charging requirements for new development.
ENV-5.5: Alternative Modes of Transportation. Encourage residents to use alternative modes of transportation, including walking, biking, and transit to minimize air pollutant emissions.
ENV-5.6: City Vehicle Fleet. Transition the municipal fleet to electric or alternative-fuel vehicles.
ENV-5.7: Air Pollution Education. Support public education programs that promote the reduction of air pollutant emissions, such as reducing vehicle emissions through reducing VMT and using alternative modes of transportation.
ENV-5.8: Commute Reduction. Support programs that reduce commuter vehicle trips.
ENV-5.9: Countywide Bicycle and Pedestrian Plans. Work with the County to implement the best practices provided within the American Canyon edition of the Napa Countywide Bicycle Plan and Napa Countywide Pedestrian Plan.
ENV-5.10: Transit Services. Work with Vine Transit, SolTrans, and other transit providers to regularly evaluate and update transit servicing American Canyon.
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ENV-18 | Culture, Environment & Sustainability Element | November 2025 Cultural and Historic
Resources
The American Canyon area has a rich Native American history and is the traditional territory of the Patwin. Tribes in the area include the Cortina Rancheria – Kletsel Dehe Band of Wintun Indians, the Confederated Villages of Lisjan, and Yocha Dehe Wintun Nation.
Goals and Policies
Goal ENV-6:
Preserve and restore sites, and structures that have architectural, historical, archaeological and/or cultural significance to the city of American Canyon.
ENV-6.1: Resource Protection. Ensure the city's cultural, historically, and archaeologically significant resources are protected in a manner that preserves and/or enhances the inherent
resource value.
ENV-6.2: Historic Structure Compatibility. Encourage compatibility between new development and existing adjacent historic
structures in terms of scale, massing, building materials and general architectural treatment.
ENV-6.3: Historic Resource Reuse. Encourage appropriate adaptive reuse of historic resources where possible to prevent misuse, disrepair, and demolition.
ENV-6.4: Historical Building Code. When historical structures are rehabilitated in accordance with established historic
preservation guidelines, consider implementing the State Historical Building Code Part 8, Title 24.
ENV-6.5: Historic Resource Preservation. Prohibit demolition of an historic resource as a first-choice alternative for resources that qualify for Federal, State Historic Registration, or Locally Significant Resources.
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6. CULTURE, ENVIRONMENT & SUSTAINABILITY
Culture, Environment & Sustainability Element | November 2025 | ENV-19 ENV-6.6: Flexible Development Standards. Consider flexibility in development standards, such as a variance of setbacks,
heights and parking requirements to help feasibility of new development that contains preserved historic resources.
Goal ENV-7:
Protect cultural and tribal resources.
Policies
ENV-7.1: Preservation. To the extent feasible, protect areas containing significant historic, archaeological, and paleontological resources, as defined by the California Public Resources Code.
ENV-7.2: Development. Ensure that human remains are treated with sensitivity and dignity and ensure compliance with the
provisions of California Health and Safety Code Section 7050.5 and California Public Resources Code Section 5097.98.
ENV-7.3: Yocha Dehe Wintun Nation Treatment Protocol. In the event any Native American human remains, grave goods, ceremonial items, and items of cultural patrimony are found in
conjunction with development, including archaeological
studies, excavation, geotechnical investigations, grading, and any ground disturbing activity, the “Yocha Dehe Wintun
Nation Treatment Protocol for Handling Human Remains and Cultural Items Affiliated with the Yocha Dehe Wintun Nation” shall be implemented as included as Appendix A to the
Housing Element.
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6. CULTURE, ENVIRONMENT & SUSTAINABILITY ELEMENT
Culture, Environment & Sustainability Element | November 2025 | ENV-21 Implementation Programs
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
202
5 – 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
A Biological Resources Inventory
Create and maintain an inventory of areas
within the City’s Sphere of Influence and Urban
Limit Line with significant biological habitats as
defined in Section 19.24.010 of the municipal
code. Utilize the inventory during site plan
review to ensure protection of resources in
those habitat areas.
ENV-1.1 Community
Development
Public Works ◼
B Site Design Standards
Expand and enforce the site design standards
and land use restrictions within the municipal
code for water courses and riparian habitats to
preserve the natural state of drainages and
riparian cooridors to the extent feasible.
ENV-1.3
ENV-2.1
ENV-2.2
Community
Development
◼
C Natural Drainage Protection
Update the Municipal Code to establish
objective standards for protection of natural
drainage and pedestrian paths and greenbelts
for new development and redevelopment.
ENV-1.4 Community
Development
Public Works
◼
D Invasive Plant Species Management
Create an invasive species management plan to
identify and and remove invasive species in
designated natural habitats and open spaces.
Work with property owners to coordinate
removal and prevention efforts.
ENV-1.5 Community
Development
Public Works ◼
E City Vegetative Maintenance Plan
Prepare and implement a vegetative
maintenance plan for City-owned properties to
maintain views into and through vegetated
areas, and to remove invasive species.
ENV-1.5 Community
Development
Public Works
◼
F Local Historic Resources
Develop critieria for establishing local historic
resources and maintain a database of
designated local historic resources.
ENV-6.1 Community
Development ◼
G Funding for a Historic Resources Inventory
Seek funding to conduct a citywide survey to
inventory sites of historical significance.
ENV-6.1 Community
Development ◼
H Historic Compatibility
Develop guidelines, such as a review checklist,
for determining historic and architectural
compatibility for new development and
redevelopment projects that include or are in
proximity to historic structures.
ENV-6.2 Community
Development
◼
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ENV-22 | Culture, Environment & Sustainability Element | November 2025 Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
202
5 – 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
I Adaptive Reuse
Develop guidelines for adaptive reuse of
historic buildings in new development and
redevelopment projects.
ENV-6.3 Community
Development ◼
J Historic Preservation Incentives
Develop a historic preservation incentive
program to encourage preservation of historic
resources with measures such as waiving
building permit fees for property owners with
historic resources for the rehabilitation,
alteration, or reuse of their structure in
accordance with established historic
preservation guidelines.
ENV-6.6 Community
Development
◼
K Building Code Flexibility for Historic Structures
Consider allowing flexibility in building code
requirements for the rehabilitation of historic
structures as specified in State Historical
Building Code Part 8, Title 24 if these structures
are rehabilitated in accordance with established
historic preservation guidelines.
ENV-6.6 Community
Development
◼
L Architectural and Cultural Resource Survey
Conduct a comprehensive survey of
archaeological and cultural resources and
historic vegetation that is based on established
criteria and encompasses the entire City and its
Sphere of Influence.
ENV-7.1 Community
Development
◼
M Project Review Guidelines
Develop guidelines for project review to ensure
potential impacts to archaeological and/or
cultural resources are minimized.
ENV-6.1
ENV-7.1
Community
Development ◼
N Archaeological Surveys
Update site plan review requirements to ensure
discretionary projects located in areas where
archeological resources are suspected conduct
an archaeological investigation in accordance
with CEQA to determine if the site contains
cultural resources.
ENV-7.1
ENV-7.2
ENV-7.3
Community
Development
◼
O Construction Management Plan Guidelines
Develop construction management plan
guidelines for incorporating best management
practices for air quality in new development
and redevelopment projects.
ENV-5.2 Community
Development
◼
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6. CULTURE, ENVIRONMENT & SUSTAINABILITY ELEMENT
Culture, Environment & Sustainability Element | November 2025 | ENV-23 Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
202
5 – 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
P Sensitive Land Uses
Update the Municipal Code to prohibit the
siting of sensitive land uses in proximity to air
pollutant emission sources unless adequate
mitigation measures are adopted and
implemented.
ENV-5.3 Community
Development
◼
Q EV Charging Standards
Update the Municipal Code to incorporate
development standards for electric vehicle
charging facilities as new State and federal
legislation is adopted. Consider adopting the
voluntary CalGreen Tier 1 and/or Tier 2 electric
vehicle measures.
ENV-5.4 Community
Development
◼
R Bicycle and Pedestrian Infrastructure Funding
Pursue grant funding to implement bicycle and
pedestrian infrastructure, such as new bike
lanes and sidewalks.
ENV-5.5
ENV-5.9
Community
Development ◼
S Municipal Fleet Electrification
Phase out the use of gasoline vehicles in the
City’s vehicle fleet for electric powered or
alternative fuel vehicles.
ENV-5.6 Public Works
◼
T Air Pollution Reduction Education
Provide and support educational programs that
educate the public on air pollution and
strategies to reduce air pollution emissions,
especially vehicle emissions.
ENV-5.7 Community
Development
Public Works
◼
U Commute Trip Reduction Program
Create a commute trip reduction program to
support employer implementation of commute
reduction measures. Create guidelines for
employers that include best practices and
resources for commute reduction.
ENV-5.8 Community
Development
◼
V GHG Thresholds
Establish GHG thresholds to evaluate nonexempt discretionary projects consistent with CEQA. Require projects above those thresholds
to mitigate their GHG emissions and locally
offset the remaining GHG emissions if
necessary.
ENV-3.1
ENV-3.2
Community
Development
◼
W Building Electrification Ordinance
Adopt a new building ordinance which bans the
installation of natural gas in new residential
construction by 2024 and in new commercial
construction by 2025. The ordinance will only
apply for building types where electrification is
shown to be cost-effective.
ENV-3.1 Community
Development
◼
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ENV-24 | Culture, Environment & Sustainability Element | November 2025 Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
202
5 – 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
X Electric Appliances Building Retrofit Program
Coordinate with SCP and other local programs
to create incentives for retrofitting for electric
appliances in existing buildings by 2030.
ENV-3.1 Community
Development ◼
Y Climate Action Plan
Update the Energy Efficiency Climate Action
Plan and GHG emissions reduction targets to be
consistent with State and federal regulations.
ENV-3.1
ENV-3.2
Community
Development ◼
Z GHG Inventory Update
Update and report the citywide GHG emissions
inventory every five years.
ENV-3.2 Community
Development ◼
AA GHG Emissions Reduction Education
Work with the school district to provide
educational programs that educate the public
on climate change and GHG emissions
reduction strategies.
ENV-3.10 Community
Development
◼
BB Energy Efficient Building Code
Update the Zoning Ordinance to require energy
efficient site and building design in all new
development consistent with and, where
feasible, beyond the requirements of Title 24 of
the California Administrative Code.
ENV-4.1 Community
Development
◼
CC Energy Performance Requirements
Enforce existing energy conservation provisions
and establish additional energy performance
requirements in the building code as new
information becomes available. Measures to be
considered include building orientation and
shading, active and passive solar heating and
hot water systems, insulation of water heater
and pipes, roof, wall and floor insulation, solar
swimming pool heater, setback thermostats,
double-pane windows, etc.
ENV-4.1 Community
Development
◼
DD Renewable Energy Incentives
Partner with energy providers to develope a
program to offer incentives to installation of
renewable energy generating systems, such as
rebates, fee waivers, and permit streamlining.
ENV-4.3 Community
Development
◼
577
6. CULTURE, ENVIRONMENT & SUSTAINABILITY ELEMENT
Culture, Environment & Sustainability Element | November 2025 | ENV-25 Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
202
5 – 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
EE Energy Retrofit Program
Provide incentives to support adoption of
building retrofits for fixtures and appliances to
conserve energy in partnership with energy
providers, the County, or local programs such as
BayREN. Incentives can include rebates, permit
fee waivers, or connecting interested parties
with agencies that provide technical assistance
(BayREN).
ENV-4.4 Community
Development
Public Works
◼
FF Energy Education
Prepare educational and promotional materials
for distribution at the Planning and Building
Department and post information on the City’s
website outlinining permitting procedures and a
submittal checklist for solar, wind, and other
alternative energy permits.
ENV-4.6 Community
Development
Public Works ◼
GG Energy Audits
Initiate and facilitate programs that allow for
energy audits of existing structures and public
education programs aimed at promoting energy
conservation. The programs should define the
current levels of use, compare these to current
standards for similar types of structures, and
prescribe corrective methods to improve
conservation.
ENV-4.4
ENV-4.5
ENV-4.6
Public Works
◼
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7. PARKS, RECREATION & OPEN SPACE
Parks, Recreation & Open Space Element | November 2025 | PR-1 This page is intentionally left blank.
Parks, Recreation &
Open Space
Parks and open spaces are essential to a healthy, fulfilling life. As defining features of our community, they foster connection through shared joyful experiences, promote inclusivity, and provide access to clean air, natural beauty, physical activity, and mental well-being.
Our open space system also plays a vital role in enhancing local biodiversity, helping to maintain a harmonious balance between urban living and the natural world. 7 580
PR-2 | Parks, Recreation & Open Space Element | November 2025 This page is intentionally left blank.
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7. PARKS, RECREATION & OPEN SPACE
Parks, Recreation & Open Space Element | November 2025 | PR-3 Introduction
American Canyon’s environmental resources are critical features that define our character and quality of life. The City’s open space system provides places for recreation, activity, and engagement, for peace and enjoyment, and for freedom and relief from the built world. Physical recreation reduces obesity and risk of cardiovascular disease, diabetes, and other health ailments. Public open spaces, whether playgrounds, picnic fields or even just engaging streets, can help build community by giving neighbors a realm in which to get to know each other, and giving children a safe place to play.
Newell Open Space
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PR-4 | Parks, Recreation & Open Space Element | November 2025 Open Space and Parks
"Open space" and "parks" are related but distinctly different concepts in land use and urban planning.
• Open Space is land often preserved in an undeveloped condition for environmental, scenic, or agricultural purposes. Some Open Space land will have a conservation easement, which sometimes allows for passive recreation.
• Parks are a type of open space specifically designed for public recreation and enjoyment. To serve this purpose, parks typically include amenities like playgrounds, sports fields, picnic areas, trails, and restrooms.
American Canyon maintains approximately 1,168 acres of open space and parks, including the 642-acre Newell Open Space Preserve, the 24-acre Clarke Ranch open space area, and 513 acres of protected wetlands on the western side of the city.
Policies that implement open space and parks will increase the city’s inventory over time. A graphic depicting current open space and parks is shown in Figure PR-1.
Open Space and Parks are managed by several agencies and private individuals within the city and Planning Area. Some of these are listed below:
The City of American Canyon
The City of American Canyon owns and manages several open space resources within the city and Planning Area.
Newell Open Space Preserve
The Newell Open Space Reserve (Newell Open Space) consists of 642 acres of steep hills most of which is located east of the City limits. Newell Open Space is also a working ranch with free-range cattle. The preserve was donated to the City in 1999 by Jack and Bernice Newell. The Land Trust of Napa County holds a conservation easement over the property which allows limited passive recreation. The preserve consists primarily of non-native grassland with pockets of oak-bay woodlands and eucalyptus trees and provides habitat for federally listed threatened and endangered plant and animal species including 583
7. PARKS, RECREATION & OPEN SPACE
Parks, Recreation & Open Space Element | November 2025 | PR-5 golden eagles, red-legged frogs and Tiburon paintbrush. In addition to providing natural habitat and grazing lands, Newell Open Space is used for recreation by the public and has a system of trails.
Clarke Ranch
Acquired by the City in 1999 from the Port of Oakland through CalFed grant funds, Clarke Ranch is a 24-acre parcel of open space adjacent to the Wetlands Viewing Area and Napa River Bay Trail. Today, the property is home to the American Canyon branch of the 4-H Club and a Spirit Horse Riding Center facility. Spirit Horse is an all-inclusive riding program open to riders of all abilities who are facing developmental, emotional, social, and physical challenges. In 2017, the City Council adopted a Master Plan for future improvements at Clarke Ranch.
Napa River Wetlands
The Napa River Wetlands are located on lands outside the city limits but owned by the City of American Canyon and the State of California. The Wetlands features ten miles of trails jointly managed by the City of American Canyon, the California State Fish and Wildlife Department, and the Napa County Parks and Open Space District, including segments of the San Francisco Bay Trail. The Napa River Bay Trail, which opened the first segment in 2010 provides great views of the wetlands and constructed ponds, as well as public access to the Napa River. You can view a video that describes the wetlands at this link:
https://www.youtube.com/watch?v=90JUMwGc0sY.
Watercourses in American Canyon
Major watercourses in American Canyon have been set aside as open space as part of development approvals. These watercourses and uplands are shown on Figure PR-1.
Golden State Land Conservancy
Canyon Estates Homes is a residential subdivision situated east of Newell Drive north of the American Canyon High School. The Canyon Estates project set aside 67 acres to Golden State Land Conservancy for wildlife and habitat conservation.
Napa Logistics Park is an industrial park located south of Napa Airport, east of Devlin Road. In 2013, the Napa Logistics Park set aside a 34-acre wetland easement to Golden State Land Conservancy for wildlife and habitat conservation.
Napa River Wetlands
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PR-6 | Parks, Recreation & Open Space Element | November 2025 Trail Networks
Napa County and American Canyon enjoys a network of regional trail systems that showcase many of the unique environments and spectacular scenery throughout the valley. From paved riverwalk trails to hikes along the ridge, the combined trail systems listed below provide views, exercise, and adventures for everyone.
The City of American Canyon supports trail networks with several regional partners. These include the Napa County Regional Park and Open Space District, the Napa Valley Vine Trail Coalition, the San Francisco Bay Trail, and the Bay Area Ridge Trail Council.
Napa Valley Vine Trail
The Napa Valley Vine Trail is spearheaded by the nonprofit Napa Valley Vine Trail Coalition to construct a 47-mile walking and biking trail system connecting the entire Napa Valley from the Vallejo Ferry terminal to Calistoga. The City of American Canyon adopted the Vine Trail into the General Plan as part of the Bicycle Master Plan in 2012 with minor updates since that time. A total of 47 miles is envisioned when the trail network is complete. As of 2025, approximately 3.25 miles have been completed within American Canyon.
The Bay Trail
The Bay Trail is spearheaded by the nonprofit San Francisco Bay Trail Coalition to construct over a 500-mile walking and biking trail system to circle the San Francisco Bay. In American Canyon, a Bay Trail segment is located adjacent to Meadow Bay Drive and Wetlands Edge Road. From there, the Bay Trail continues north along the Napa River to the eastern side of the Brazos Railroad Bridge.
Ridge Trail
The Bay Area Ridge Trail Council, a nonprofit organization encompassing representatives from public and private organizations, has sponsored planning for a 550-mile Ridge Trail that would traverse the ridgelines surrounding the San Francisco Bay. The closest Ridge Trail to American Canyon traverses Hiddenbrooke in Vallejo, north to Lynch Canyon, then to Skyline Wilderness Park in the City of Napa.
585
7. PARKS, RECREATION & OPEN SPACE
Parks, Recreation & Open Space Element | November 2025 | PR-7 Within American Canyon a planned River to Ridge Trail would connect the Bay Trail next to the Napa River to the Ridge Trail in Lynch Canyon through the Newell Open Space Reserve.
American Canyon Wetlands Trail
The American Canyon Wetlands trail was opened to the public in 2010. This five-mile Class I paved trail network showcases the Napa River, associated marshes, and beautiful views across town east to the Newell Open Space.
American Canyon Wetlands Trails
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PR-8 | Parks, Recreation & Open Space Element | November 2025 PR-Figure 1: Open Space and Parks in American Canyon
587
7. PARKS, RECREATION & OPEN SPACE
Parks, Recreation & Open Space Element | November 2025 | PR-9 Goals and Policies1
Goal PR-1
Preserve and expand trails and public and private open space areas for conservation and recreational use.
Policies
PR-1.1 Open Space Designation. To the extent feasible, maintain the following types of land as designated open space:
a. Sensitive habitats or unique resources such as oak
woodlands, riparian/creek corridors, significant
wetlands and corridors which connect habitats;
b. Those areas which are best suited to non-urban uses
due to:
i. Infeasibility of providing proper access or
utilities;
ii. Excessive slope or slope instability;
iii. Wildland fire hazard;
iv. Noise exposure; or
v. Flood hazard.
PR-1.2 Open Space Funding. Encourage partnering with community groups and neighboring jurisdictions to identify grant
opportunities to maintain, enhance, and expand open space, and recreational opportunities.
PR-1.3 Interjurisdictional Open Space Coordination. Coordinate open space planning, acquisition, and development efforts with those of Napa County, regional, and State agencies.
PR-1.4 Open Space Access. Provide public access to open space resources, with interpretive information, when doing so is consistent with protection of the resources, and with the security and privacy of affected landowners and occupants.
1 Sustainable policies are noted with a green leaf.
Napa River Trails
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PR-10 | Parks, Recreation & Open Space Element | November 2025 PR-1.5 American Canyon Bicycle and Pedestrian Trail Plans. Continue to refer to the American Canyon Bicycle and Pedestrian Trail plans for guidance on trail locations, construction design, priority development and other relevant policies. See Mobility Element Appendix A and B.
PR-1.6 Trail System. Work with property owners, resource conservation agencies, neighboring cities, Napa County, and the State to establish an interconnected system of trails connecting open space resources with surrounding neighborhoods.
PR-1.7 River to Ridge Trail. Implement the planned River to Ridge Trail alignment (West to East). The trail would travel from Eucalyptus Drive to Broadway, south on Broadway to South Napa Junction Road, east across the railroad tracks to Watson Ranch and the Newell Open Space Preserve beyond.
PR-1.8 Urban Open Space. Plan, design, and build open spaces of varying size (e.g. public plazas, large and small open spaces, and spaces for social gatherings that serve as local focal points) to diversify the open space experience and provide opportunities for a larger range experiences for park users.
PR-1.9 Surplus Caltrans Right-of-Way. Work with Caltrans to use vacant, surplus properties for park and open space purposes.
PR-1.10 Urban Trails. Improve the convenience of nonmotorized in-town trips and recreation by linking residential and commercial land uses with pedestrian trails.
PR-1.11 Trail Construction. Require new development to dedicate and improve trails and walkways at least ten feet wide across long blocks or to provide access to schools, parks, open spaces, or other public areas, and where such trails or walkways are within the project boundary or frontage and shown on any map or diagram in the General Plan and any of its elements or on any specific plan of the City of American Canyon.
PR-1.12 Climate Adaptation. Mitigate the effects of heat reflecting from paved trail surfaces by incorporating shade trees along the south and west sides of trails wherever possible.
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7. PARKS, RECREATION & OPEN SPACE
Parks, Recreation & Open Space Element | November 2025 | PR-11 PR-1.13 Trail Connectivity. Enhance trail functionality by identifying gaps that connect missing links along a trail or between trail networks.
Parks and Recreation
The City of American Canyon’s natural beauty makes outdoor recreation that much more special. The park system in the Planning Area is comprised of a diverse range of outdoor parks and recreation facilities that serve every segment of our community. The General Plan will guide the City’s future park and recreation decisions, so they improve over the next 20 years for the benefit of everyone.
Policy Framework
American Canyon Subdivision Ordinance
The Subdivision Ordinance is included in the American Canyon Municipal Code under Title 18. The subdivision ordinance requires parkland to be dedicated, or in-lieu fees paid in conjunction with approval of residential subdivisions.
Parks and Community Services Master Plan
This plan is intended to guide the vision and direction and natural amenities and services provided by the Parks and Recreation Department in American Canyon.
Parks and Recreation Needs Assessment
The Parks and Recreation Needs Assessment was completed in 2015. The assessment used a statistically valid survey to predict trends and patterns of use and how to address unmet needs in American Canyon and recommended Level of Service Standards to develop appropriate actions regarding recreation programs, parks, trails, open space, building and other amenities.
Quimby Act
The Quimby Act (Government Code Section 66477) allows local governments to require developers to dedicate land, donate conservation easements, or pay fees to fund parkland development. The Quimby Act has a standard of 3.5 acres of parkland per 1,000 residents. The American Canyon General Plan and 590
PR-12 | Parks, Recreation & Open Space Element | November 2025 Parks and Community Services Master Plan identify a local standard for American Canyon at 5.0 acres per 1,000 residents.
American Canyon Bicycle Master Plan
This plan was developed as a component of the Napa Valley Transportation Authority’s Countywide Bicycle Plan Update. The Bicycle Plan is intended to help make American Canyon more safe, convenient, and accessible for bicycles within and traveling through American Canyon. American Canyon adopted the Bicycle Plan into the General Plan in 2012.
American Canyon Pedestrian Master Plan
This plan was developed as a component of the Napa Valley Transportation Authority’s Countywide Pedestrian Plan Update. The pedestrian plan is intended to make walking in Napa County more safe, comfortable, convenient, and enjoyable for all pedestrians. It strives to improve accessibility for the disabled but does not intend to replace an existing Americans with Disabilities Act (ADA) Transition Plan. American Canyon adopted the Pedestrian Plan into the General Plan in 2017.
Park Classifications:
Mini-Parks are less than one acre in size and not designed for active recreational uses. They do, however, provide passive open space and buffering from adjacent urban development and typically include elements such as walking paths and benches. The City has three mini-parks listed below:
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7. PARKS, RECREATION & OPEN SPACE
Parks, Recreation & Open Space Element | November 2025 | PR-13 PR-Table 1 Mini Parks
Name Address/Location Acreage
Bedford & Kensington 323 Bedford Lane 0.14
Nottingham & Bently 270 Nottingham Lane 0.10
Danrose Sports Court 785 Danrose Drive 1.24
Total 1.48
c. Neighborhood Parks are usually two and a half to five acres in size and primarily planned for children five to fourteen years of age. To maximize the use of the parcel, these parks are ideally located within the center of a neighborhood and sited adjacent to a school whenever possible.
Recreation facilities typically provided in neighborhood parks include children's play areas (ideally equipped with a variety of play equipment for a range of users), picnic tables, and basketball courts. The service area for a neighborhood park is generally one-quarter to a one-half mile radius.
The City has 15 Neighborhood Parks listed below:
PR-Table 2 Neighborhood Parks
Name Address/Location Acreage
Banbury Park 100 Banbury Way 8.83
Elliott Park 2234 Elliott Drive 2.83
Gadwall Park 161 Gadwall Street 2.0
Linwood Park 285 Linwood Lane 1.32
Main Street Park 5050 Main Street 3.0
Melvin Park 19 Melvin Road 1.3
Montecarlo Park 54 Montecarlo Way 2.75
Northampton Park 243 Northampton Drive 4.0
Pelleria Park 54 Pelleria Drive 1.0
Quarry Park N/A 7.1
Shenandoah Park 100 Sonoma Creek Way 6.0
Silver Oak Park 485 Silver Oak Drive 5.0
Via Bellagio Park 100 Via Bellagio 1.0
Watson Ranch Center Park Marcus Road 3.8
Watson Ranch Newell Park Newell Drive 7.4
Total 57.33
d. Community Parks are designed to serve several neighborhoods.
Community parks are planned for youths and adults and provide for a wider range of activities than the neighborhood park or playground.
Community parks generally range in size from 10 to 40 acres and provide facilities for both indoor and outdoor recreational activities such as 592
PR-14 | Parks, Recreation & Open Space Element | November 2025 softball diamonds, basketball courts, tennis courts and community centers. The service area for a community park is typically one-to-one-anda-half-mile radius. The City has five Community Parks listed below:
PR-Table 3 Community Parks
Name Address/Location Acreage
Community Park I 1400 Rio Grande Drive 8.0
Community Park II 20 Benton Way 6.3
Kimberly Park 600 Kimberly Way 10.0
Little League Complex 280 Napa Junction Road 10.0
Veterans Memorial Park 2801 Broadway 9.0
Total 43.3
Kimberly Park
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7. PARKS, RECREATION & OPEN SPACE
Parks, Recreation & Open Space Element | November 2025 | PR-15 Goals and Policies
Goal PR-2
Enrich the quality of life in American Canyon by providing parks, trails, and recreational services for all the city's residents.
Policies
PR-2.1 Park Standards. Provide a variety of mini, neighborhood, community, and regional park facilities to achieve a minimum standard of 5 acres of parkland per 1,000 residents.
PR-2.2 Parks Master Plan. Create a comprehensive, citywide Parks and Recreation Master Plan that provides specific criteria and guidelines for the siting, design, and programming of parks and recreational facilities.
PR-2.3 Parks System. Work toward the establishment of a public parks system interconnected by off-street trails or bicycle lanes.
PR-2.4 Park Balance between Active and Passive. Ensure that American Canyon provides both active and passive
recreational activities in a variety of park and trail settings.
PR-2.5 Public Input. Promote a high level of public outreach regarding park and recreation opportunities and facility design in American Canyon.
PR-2.6 Landfill Re-Use. Evaluate the potential for further recreational use at the closed landfill.
PR-2.7 Kayak Launch. Evaluate feasible locations to accommodate a kayak launch at the Napa River wetlands.
PR-2.8 Broadway District Specific Plan Parks. Evaluate feasible locations for public parks to serve residents in the Broadway District Specific Plan area.
PR-2.9 Watson Ranch Specific Plan. Incorporate the Watson Ranch Specific Plan recreation program into the General Plan by reference which includes private recreation facilities, public parks, trails, and community center and plaza.
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PR-16 | Parks, Recreation & Open Space Element | November 2025 PR-2.10 Climate Change Adaptation. Consider impacts and feasible adaptation measures to address potential long-term impacts of sea level rise, extreme weather, and heat on the city’s park system.
PR-2.11 Park Dedications. Review the Subdivision Ordinance as necessary to ensure park dedication requirements remain consistent with the Subdivision Map Act.
PR-2.12 Park Accessibility. Require any park construction and any new development on existing park facilities meet accessibility standards defined by the Americans with Disabilities Act (ADA) and playground safety requirements (Senate Bill 2733).
PR-2.13 Park Fee Revenue. Periodically review the parks and recreation fee structure to ensure it meets established costrecovery objectives without placing an excessive financial burden on residents.
PR-2.14 Park Impact Fee. The City shall update, as needed and appropriate, the park in-lieu fee assessed to all new development.
PR-2.15 Park Donations. Provide mechanisms by which the City may accept gifts and dedications of parks, open space and facilities.
PR-2.16 Park Funding. Consider the use of special taxes, bonds, or assessment districts for park development and maintenance.
PR-2.17 Park Funding. Seek out and aggressively pursue all forms of Federal, State, county, private foundation, and endowment support to assist in the acquisition, development and
programming of park and recreation resources in the City of American Canyon.
PR-2.18 Park Service Variety. Provide a variety of desirable amenities within recreation areas to accommodate people of varying ages and leisure time interests.
PR-2.19 Private Recreation Services. Ensure the Zoning Code accommodates sufficient land within the city to allow
establishment of private commercial recreation facilities and services that serve all age groups that could not otherwise be provided by the City.
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7. PARKS, RECREATION & OPEN SPACE
Parks, Recreation & Open Space Element | November 2025 | PR-17 PR-2.20 Park Operation and Maintenance. Operate and maintain American Canyon's park and recreation facilities by utilizing programs that are designed for the most effective use and enhancement of park sites at the minimum possible cost.
PR-2.21 Partnerships. Encourage partnerships with the American Canyon Community & Parks Foundation, the Napa County Parks and Open Space District, the 4-H Club and many other neighborhood groups, organizations, clubs, and businesses to take a greater interest and financial responsibility in the improvement of the park and recreation system in American Canyon through the donation of goods, services, and financial support.
PR-2.22 Volunteer Services. Promote establishment of volunteer services program to assist City Park and Recreation staff, thereby stimulating more direct community involvement and reducing future staffing costs.
PR-2.23 Volunteer Recognition. Recognize, support, and celebrate the efforts of local groups and organizations that provide recreational opportunities for youth and members of all age groups.
PR-2.24 Nighttime Park Use. Limit nighttime hours in parks located adjacent to residences to ensure noise does not adversely impact resident quality of life.
PR-2.25 Park Maintenance. Rehabilitate existing American Canyon parks based on such measures as increased public access, lower maintenance costs and increased service delivery.
PR-2.26 Highlight Natural Features. Combine park sites that contain significant natural features with recreational learning opportunities wherever possible. For example, the City could establish a natural resource learning center near the Napa River Wetlands.
Wetlands Edge
Open Space
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PR-18 | Parks, Recreation & Open Space Element | November 2025 Public Art
A community’s sense of place is not static. As a narrative that evolves over time, Public Art provides voice to the many values and historical periods within the community. A further beauty of Public Art is its expressive diversity – there is no limit to art form and subject matter. What can Public Art do? • Create a sense of place.
• Improve pedestrian connections and walkability.
• Instill civic pride.
• Provide jobs for neighborhood artists.
• Celebrate the city’s history and culture.
• Reduce vandalism and graffiti.
Encouraging and celebrating the community’s artistic expression will enrich our lives and nurture our community to flourish intellectually, culturally, and economically.
American Canyon Arts Foundation Mural
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7. PARKS, RECREATION & OPEN SPACE
Parks, Recreation & Open Space Element | November 2025 | PR-19 Goals and Policies
Goal PR-3
Enhance the community with visual arts that acknowledge our local artistic community, inspire pride, identity, and a sense of place within the community.
Policies
PR-3.1 Public Art Program. Establish a program to facilitate artwork on public property.
PR-3.2 Public Art Generally. Ensure administrative policies foster an artworkrich environment by exempting formal artwork selection procedures for minor-age residents and artwork on private property.
PR-3.3 Public Art Committee. On a regular basis, ensure a twoCouncilmember Ad-Hoc Subcommittee of the City Council is appointed to review and implement the Public Art Program.
PR-3.4 Public Art Qualifications. Ensure artists who develop public art are well qualified and recognized by critics and peers as professional practitioners of visual art.
PR-3.5 Public Art Selection Criteria. Ensure Public Art is diverse and inclusive by considering artworks of all schools, styles, and tastes.
PR-3.6 Public Art Location Criteria. Ensure Public Art selected is visible and accessible to the public and constructed safely and placed outside traffic or other potential hazards.
PR-3.7 Public Art Maintenance. Ensure ongoing artwork maintenance is considered when selecting Public Art.
PR-3.8 Public Art Funding. Consider establishing a Public Art fund as the depository for all funds collected with the Public Art Program. 598
PR-20 | Parks, Recreation & Open Space Element | November 2025 Scenic Resources
American Canyon is located adjacent to the Coast Mountain Ranges with rich scenery and iconic landscapes. Wetlands Edge Road provides unimpeded views of the marsh and the nearby Napa River to the distant hills beyond. The eastern hills are visible from many areas of the community, bordering the city with foothills along Newell Drive and American Canyon Road.
Several streams and creeks are located throughout the city and surrounding area, including American Canyon Creek, which runs through the southern portion of the city from the Sulphur Spring Mountains down to the Napa River.
These waterways and natural areas provide habitat for local animal and plant species and are an important community resource for recreation and attractive landscapes. These scenic resources, and the general bucolic environment in which the city resides, is a key characteristic for American Canyon that will be preserved and protected through policy and future development decisions.
There are no designated scenic highways or roads in American Canyon.
However, the County has designated the portion of Highway 29 north of the American Canyon and couth of the city of Napa as a designated scenic road. In addition, the portion of American Canyon Road located east of the city limits is also designated as a scenic road.
Goals and Policies
Goal PR-4
Preserve viewsheds and scenic resources, including ridgelines, canyons, and significant public views.
Policies
PR-4.1 Implement the Urban Limit Special Study Zone. The Special Study Zone in the Urban Limit Line on the eastern side of American Canyon requires proposed development to provide view corridors and public access from Newell Drive to the agricultural and Open Space lands in Unincorporated Napa County to the east. Because the 2008 Urban Limit Line Initiative will expire in 2030, this policy will not apply to the 599
7. PARKS, RECREATION & OPEN SPACE
Parks, Recreation & Open Space Element | November 2025 | PR-21 Future Study Area designation applicable to the Hess/Laird property. (2008 Urban Limit Line Initiative)
PR-4.2 Oat Hill View Corridor. In conjunction with new development on Oat Hill, accommodate a public view trail around the top of Oat Hill.
PR-4.3 Identify Scenic Vistas. Identify notable viewsheds and public views from which scenic vistas can be observed.
PR-4.4 Visual Design. Require massing, height, and orientation of new development where allowable by the zoning standards adjacent to viewsheds and public views be evaluated and sited and designed to minimize additional obstructions of public views to and along scenic areas.
PR-4.5 Public Access to Vistas. Identify important vista locations within the City, Sphere of Influence, and Urban Limit Line and evaluate modification to the American Canyon Bicycle Plan and the Napa Countywide Bicycle and Pedestrian Master Plans to include trails that lead up to and around important vista locations.
Oat Hill Views
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ENV-22 | Parks, Recreation & Open Space Element | November 2025 Implementation Programs
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
202
5 – 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
A Grant Opportunities. Pursue available funding
sources and/or partnerships for open space
acquisition, management, and enhancement.
PR-1.2 Recreation
Community
Development
◼
B Level of Service and Access. Establish open
space level of service and level of access
standards to prioritize acquisition,
maintenance, and access for open space areas.
PR-1.4 Community
Development
Recreation
◼
C Open Space ADA Accessability. Evaluate and
identify ADA compliance of open spaces. Seek
funding to implement improvement projects
that could increase accessibility such as
providing ADA accessible parking and pathways
and establishing easy access trails.
PR-1.4
PR-1.6
PR-1.8
Recreation
Community
Development
◼
D Trail Network Plan. Develop a trail network
plan to and connect open spaces, parks, and
residential neighborhoods.
PR-1.5
PR-1.6
PR-1.7
PR-1.10
PR-1.11
PR-1.13
Recreation
Community
Development ◼
E Scenic Resources Inventory. Create and
periodically update an inventory of scenic
resources important to the City.
PR-1.1 Community
Development ◼
F Scenic Resource Protection. Identify and map
valuable scenic viewscapes and update the
City’s development and design standards to
protect scenic resources and important
viewsheds.
PR-1.1 Community
Development
◼
G Bicycle and Pedestrian Infrastructure Funding.
Pursue grant funding to implement bicycle and
pedestrian infrastructure, such as new bike
lanes and sidewalks.
PR-1.2
PR-1.5
PR-1.10
Community
Development ◼
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8. ENVIRONMENTAL JUSTICE
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Environmental
Justice
The Environmental Justice Element establishes environmental justice goals, policies, and implementation programs to ensure all members of the American Canyon community (i.e., residents, workers, business owners, local organizations, and visitors) regardless of race, ethnicity, age, gender, religion, sexual orientation, disability, and socio-economic status feel valued, safe, respected, included, and secure.
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8. ENVIRONMENTAL JUSTICE
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Environmental Justice
The State of California defines Environmental Justice as “the fair treatment of people of all races, cultures, and incomes with respect to the development, adoption, implementation, and enforcement of environmental laws, regulations, and policies.” Fair treatment means that no group should bear a disproportionate share of negative environmental impacts caused by industrial, governmental, or commercial activities.
Historically—and continuing today—communities with lower incomes, less access to education, and higher proportions of minority residents often face greater exposure to environmental hazards. These disparities largely stem from land use policies and zoning regulations, such as placing residential areas next to industrial zones.
The Environmental Justice goals, policies, and implementation programs outlined in this Element are designed to address these longstanding systemic inequities.
Introduction
Legal Requirements
The Planning for Healthy Communities Act of 2016 (Senate Bill 1000) was enacted to promote environmental justice in local and regional planning. Under SB 1000, cities and counties must identify “disadvantaged communities” within their planning areas and include related goals and policies in their general plans.
These environmental justice provisions may be integrated throughout the general plan or presented as a separate element. The City of American Canyon chose to create a standalone element to address environmental justice goals, policies, and objectives, in accordance with state law. As of 2022, there are no disadvantaged communities within American Canyon.
In addition, Government Code Section 65302.10 requires general plans to identify and analyze Disadvantaged Unincorporated Communities (DUCs) located outside city boundaries but within or adjacent to a city’s sphere of influence (SOI). DUCs are defined as inhabited unincorporated areas with at least 10 housing units and a median household income below 80 percent of the statewide median. As of 2022, there are no DUCs within or adjacent to American Canyon’s SOI.
Racial and Ethnic Diversity
The city is home to a variety of
races and cultures. Diversity is the
representation of different
groups, and in American Canyon
no single US Census-reported race
category makes up more than 40
percent of the local population
total. About four in ten residents
are Asian, three in ten are White,
and almost one in ten are Black.
About one quarter of residents’
report being ethnically Hispanic.
Source: US Census, 2019
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Relationship to Other General Plan Goals, Policies,
and Implementation Programs
State law requires that the General Plan—and each of its individual elements— together constitute an “integrated, internally consistent, and compatible statement of policies.” The goals, policies, and programs of this Justice Element align with and build upon those in other elements of the General Plan.
This Element aims to reduce health risks in American Canyon by implementing strategies such as limiting pollution exposure, improving air quality, and supporting access to public facilities, nutritious food, safe and sanitary housing, and opportunities for physical activity. It also seeks to promote civic engagement in public decision-making and prioritize investments and programs that meet both current and future community needs.
Many existing policies across other General Plan elements already address environmental justice and help enhance the quality of life for American Canyon residents. EJ-Table 1 below outlines these relevant policies. The Environmental Justice Element builds on this foundation by identifying gaps and introducing additional goals, policies, and programs to ensure the General Plan fully reflects the needs of the community.
EJ-Table 1: Policies in Other Elements Supporting Environmental Justice Efforts
Policy Number Policy Title Page Number
Civic Engagement
LU-15.7 Community Outreach LU-33
U-8.1 Recycling Education and Information U-17
ENV-6.6 Public Input ENV-24
S-1.6 Public Training S-10
S-1.7 Public Awareness S-10
S-5.5 Safe Use and Disposal S-28
S-7.13 Climate Change Impact Outreach S-34
S-7.14 Monitoring S-34
Pollution Exposure
LU-5.3 Truck Access LU-20
ENV-11.1 Regional Air Quality Efforts ENV-38
S-5.4 Storage and Disposal S-28
S-5.2 Cleanup Sites 5-28
Household Income Distribution
The 2019 median household
income in American Canyon was
about $99,400, 12 percent higher
than the Napa County median
income of $88,500. The median
income in American Canyon grew
by an average of about 2.4
percent per year over the past
decade, a rate comparable to
inflation in the economy.
By 2019, over 23 percent of
American Canyon households had
an annual income in the range of
$100,000 to $149,999, compared
to 19 percent countywide. About
seven percent have an annual
income below $25,000, compared
to nearly 10 percent in Napa
County as a whole.
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8. ENVIRONMENTAL JUSTICE
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EJ-Table 1: Policies in Other Elements Supporting Environmental Justice Efforts
Policy Number Policy Title Page Number
Physical Activity
LU-1.4 Compact Development Pattern LU-15
MOB-1.7 Promote Walking and Bicycling M-30
Public Facilities and Services
ENV-5.5 American Canyon Bicycle and Pedestrian Trail Plans. ENV-18 ENV-5.10 Urban Trails ENV-18
ENV-6.3 Park System ENV-24
ENV-10.10 Active Transportation ENV-36
ENV-11.9 Countywide Bicycle and Pedestrian Plans ENV-39 LU-7.1 Adequate Public Facilities LU-22
MOB-1.24 Bicycle Facilities M-32
MOB-1.25 Street Trees M-32
S-1.2 Critical Facilities S-10
Land Use and Development
MOB-1.11 Reduce the Need to Drive M-30
MOB-1.23 Pedestrian Connections to Employment
Destinations
M-32
ENV-6.2 Parks Master Plan ENV-24
LU-5.4 Industrial Operations LU-20
LU-5.5 Prevent Adverse Impacts LU-20
LU-12.14 Industrial Performance Standards LU-30
ENV-1.6 Urban Forest ENV-7
ENV-11.3 Separate Sensitive Land Uses ENV-38
MOB-6.4 Location of Industrial Development M-42
Managing Environmental Concerns
ENV-5.12 Climate Adaptation ENV-19
S-7.9 Resilient Hubs S-34
LU-10.13 Climate Change Adaptation LU-27
ENV-9.1 Greenhouse Gas Emissions Reductions ENV-34
ENV-9.5 Vehicle Miles Travelled Reduction ENV-35
Infrastructure Accessibility, Design, and Maintenance
LU-2.5 Active Transportation LU-16
LU-10.14 Safe Pedestrian and Bicycle Mobility LU-27
MOB-1.5 Sidewalks M-30
MOB-1.22 Non-motorized Circulation System M-32
MOB-2.3 Bicycle Safety M-34
U-2.3 Retrofits Existing Buildings U-8
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EJ-Table 1: Policies in Other Elements Supporting Environmental Justice Efforts
Policy Number Policy Title Page Number
ENV-6.1 Park Standards ENV-24
ENV-6.13 Park Accessibility ENV-25
Health and Safety
MOB-2.1 Vision Zero M-34
MOB-2.5 Speeds on Residential and Arterial Streets M-34 Safe and Sanitary Housing
LU-10.11 Property Maintenance Programs LU-26
U-9.6 Residential Energy Efficiency U-20
ENV-10.4 Energy Retrofit Program ENV-36
S-2.3 Retrofit Strategy S-16
S-2.9 Property and Building Improvements S-17
Source: City of American Canyon, 2023.
Background
California law defines “disadvantaged communities” as areas disproportionately affected by a combination of economic, health, and environmental burdens— factors that contribute to lower quality of life and heightened health risks. To assist in identifying these communities at the local level, the Governor’s Office of Planning and Research (OPR) recommends using the California Communities Environmental Health Screening Tool (CalEnviroScreen).
CalEnviroScreen 4.0Methodology
Developed by the Office of Environmental Health Hazard Assessment (OEHHA), the CalEnviroScreen tool identifies disadvantaged communities across California. The latest version, CalEnviroScreen 4.0—released in October 2021— was used to inform the development of this Element. It evaluates census tracts using 20 indicators drawn from environmental, health, and socioeconomic data.
These indicators are organized into four categories, which are then combined into two overarching data groupings. See EJ-Table 2.
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8. ENVIRONMENTAL JUSTICE
Environmental Justice Element | November 2025 | EJ-7
Pollution Burden
• Environmental Effects Indicators. Based on the locations of toxic chemicals in or near communities.
• Exposure Indicators: Based on measurements of different types of pollution that people may encounter.
Population Characteristics
• Socioeconomic Factor Indicators. Based on conditions that may increase peoples' stress or make healthy living difficult and cause them to be more sensitive to pollution effects.
• Sensitive Populations. Based on conditions that measure the number of people in a community who may be more affected by pollution because of their age or underlying health.
EJ-Table 2: CalEnviroScreen 4.0 Indicators
Pollution Burden
Exposure Indicators Environmental Effect Indicators
• Ozone Concentrations
• PM2.5 Concentrations
• Diesel PM Emissions
• Drinking Water Contaminants
• Children's Lead Risk from Housing
• Pesticide Use
• Toxic Releases from Facilities
• Traffic Impacts
• Cleanup Sites
• Groundwater Threats
• Hazardous Waste
• Impaired Water Bodies
• Solid Waste Sites and Facilities
Population Characteristics
Sensitive Populations Indicators Socioeconomic Factor Indicators • Asthma Emergency Department Visits
• Cardiovascular Disease (Heart Attacks)
• Low Birth Weight Infants
• Educational Attainment
• Housing Burdened Low-Income
Households
• Linguistic Isolation
• Poverty
• Unemployment
Source: California Communities Environmental Health Screening Tool (CalEnviroScreen 4.0), Office of Environmental Health Hazard Assessment (OEHHA), 2022. 608
EJ-8 | Environmental Justice Element | November 2025
To identify potential disadvantaged communities, CalEnviroScreen assigns each census tract a percentile ranking that reflects the level of environmental and socioeconomic burden relative to other tracts across the state. This ranking is calculated by combining indicator scores, as shown in EJ-Table 2. Generally, a higher CalEnviroScreen score indicates greater pollution exposure and population vulnerability. For instance, a tract in the 80th percentile ranks among the top 20 percent of most burdened areas statewide. Communities scoring in the top 25 percent (with overall CalEnviroScreen percentile scores of 75 or higher) are designated as disadvantaged.
Census Tractsin American Canyon
The American Canyon planning area includes five census tracts. Census tracts are geographic units used to collect and report population data. Some align with city boundaries, while others fall entirely within unincorporated county areas— or span both. Of the five census tracts in the planning area, three include portions of unincorporated Napa County. See EJ-Table 3, below, and EJ-Figure 1.
EJ-Table 3: American Canyon Census Tracts
Census Tract
Census Tract Location
Entirely Within SOI Within City SOI and County
6055201003 X
6055201004 X
6055201005 X
6055201006 X
6055201007 X
Source: United States Census Topologically Integrated Geographic Encoding and Referencing (TIGER) 2020 database, 2022.
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8. ENVIRONMENTAL JUSTICE
Environmental Justice Element | November 2025 | EJ-9
EJ-Figure 1: American Canyon Census Tracts
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EJ-10 | Environmental Justice Element | November 2025
Environmental Justice in American
Canyon
Disadvantaged CommunityAnalysis
Based on 2019 data, none of the census tracts in American Canyon fall at or below the statewide median household income1. As shown in EJ-Table 4 and EJFigure 2, no census tracts in the planning area received an overall CalEnviroScreen percentile score at or above the 75th percentile—indicating that there are no designated disadvantaged communities within the city or its Planning Area.
Census tracts 6055201003 and 6055201005 had the highest CalEnviroScreen scores—62 and 63, respectively. As illustrated in Figure EJ-1, these tracts cover large areas outside the city limits and include industrial zones near Napa Airport as well as vineyards northeast of the city.
In contrast, census tracts 6055201004, 6055201006, and 6055201007—which are confined to areas within American Canyon’s city limits and the open space east of the La Vigne neighborhood—received the lowest scores, with an average CalEnviroScreen score of 31.
EJ-Table 4: American Canyon CalEnviroScreen 4.0 Score Overview Census Tract
Pollution Burden
Percentile
Population
Characteristics
Percentile
Overall
CalEnviroScreen 4.0
Score
6055201003 74 48 62
6055201004 8 45 24
6055201005 73 50 63
6055201006 14 46 30
6055201007 13 63 39
Source: California Communities Environmental Health Screening Tool (CalEnviroScreen 4.0), Office of Environmental Health Hazard Assessment (OEHHA), 2022. 1 California’s median income for 2019 was $41,870 Source: State of California Franchise Tax Board Disadvantaged Communities
Disadvantaged communities are those
with an overall CalEnviroScreen 4.0
percentile score of 75 or higher (the
highest 25 percent of census tracts
across California).
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8. ENVIRONMENTAL JUSTICE
Environmental Justice Element | November 2025 | EJ-11
Pollution Burden
EJ-Table 4 presents the CalEnviroScreen pollution burden scores for each census tract within the American Canyon planning area. These scores are calculated based on a range of pollution exposure and environmental indicators that reflect potential risks in the surrounding environment (see EJ-Table 2 for a list of indicators).
Encouragingly, none of the census tracts in American Canyon received a pollution burden percentile score at or above the 75th percentile. Tracts with the lowest pollution burden are located primarily within the city, while the highest scoring tracts are situated in the northern areas that extend beyond the city limits into unincorporated Napa County. See EJ-Figure 2.
Population Characteristics
EJ-Table 4 presents the CalEnviroScreen population characteristics burden scores for all census tracts within the American Canyon planning area. These scores are based on a variety of indicators related to sensitive populations and socioeconomic conditions. Many of these factors—such as lower educational attainment, linguistic isolation, poverty, unemployment, and housing burden— are linked to increased risks of health issues like asthma, low birth weight, and cardiovascular disease (see EJ-Table 2 for a full list of indicators). None of the census tracts in American Canyon received a population characteristics burden score at or above the 75th percentile.
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EJ-12 | Environmental Justice Element | November 2025
EJ-Figure 2: Overall CalEnviroScreen 4.0 Scores
24 39
62 30
63 613
8. ENVIRONMENTAL JUSTICE
Environmental Justice Element | November 2025 | EJ-13
Goals and Policies2
This section outlines goals and policies designed to ensure that all members of the American Canyon community—including residents, workers, business owners, local organizations, and visitors—feel valued, safe, respected, included, and secure, regardless of race, ethnicity, age, gender, religion, sexual orientation, disability, or socioeconomic status.
Goal EJ-1: Affordable Housing
Support equal and fair access to affordable housing options for all residents.
Policies
EJ-1.1: Affirmatively Further Fair Housing. Promote and affirmatively further fair housing policies and programs.
EJ-1.2: Review and Update of Housing Policies. Periodically review and update, as necessary, local housing policies and procedures to ensure they do not pose impediments to furthering fair
housing.
EJ-1.3: Housing Affordability and Access. Support the development and preservation of affordable housing throughout the city for a variety of income levels.
EJ-1.4: Housing Element Implementation. Support implementation of the Housing Element policies to address equal and fair access to affordable housing options for all residents.
2 Sustainable policies are noted with a green leaf.
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Goal EJ-2: Health and Safety
Ensure residents have healthy and safe living conditions.
Policies
EJ-2.1: Education and Awareness. Support and expand education programs that increase awareness among residents about
property maintenance and neighborhood quality standards.
EJ-2.2: Safe and Sanitary Housing. Through implementation of the Housing Element, the City shall provide standards for
development that promote safe and sanitary housing.
EJ-2.3: Housing Support Services. Through implementation of the Housing Element, continue support for regional and nonprofit agency efforts that provide housing support services.
Goal EJ-3: Land Use Equity
Ensure all land use decisions benefit American Canyon residents and do not create a disproportionate burden to any resident based on location, income, race, color, educational status, or national origin.
Policies
EJ-3.1: Environmental Justice Considerations. Consider potential adverse health and safety impacts associated with land use decisions and reduce negative impacts on residents from hazardous materials, industrial activities, facility locations, and design features.
EJ-3.2: New Incompatible Land Uses. Avoid the introduction of new incompatible land uses and consider the potential impacts of adding uses with environmental hazards into existing
residential areas.
EJ-3.3: Environmental Protection. Evaluate and implement environmental protection measures within the City’s authority that support equitable treatment of all neighborhoods.
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8. ENVIRONMENTAL JUSTICE
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EJ-3.4: Capital Improvements. When preparing a Capital Improvement Program, consider reducing existing infrastructure deficiencies in lower-income neighborhoods.
EJ-3.5: Vision Zero Mobility. Support and fund a Local Road Safety Program that evaluates priority measures to improve the safety of trails and streets in all areas of the city.
EJ-3.6: Accessible Pathways. Implement a city-wide accessibility plan to improve accessible pathways throughout the city.
EJ-3.7: Combat Heat Island Impacts. Consider the addition of trees in new street and trail construction to reduce the heat island impacts of new paved surfaces.
Goal EJ-4: Policy Inclusiveness
Support meaningful and inclusive participation of all community members in the decision-making process.
Policies
EJ-4.1: Accessibility to City Events. Schedule City events using different days, times, and formats (i.e., virtual and digital accessibility) to encourage and facilitate participation among community
members with work, school, and other obligations that conflict with more traditional scheduling.
EJ-4.2: Innovative Communication. Promote and implement new and innovative approaches to facilitate communication between members of the community and City-elected officials and staff members.
EJ-4.3: Transparent Public Decision-Making. Ensure transparent public decision-making processes through effective public outreach, engagement, and participation that is inclusive of socially disadvantaged individuals and groups.
EJ-4.4: Leadership Development. Promote and implement programs that educate local residents about the roles of each municipal department and local decision-making processes.
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EJ-4.5: Municipal Employee Recruitment. Evaluate and implement “state of the art” employment recruitment procedures that reduce or eliminate opportunities for intrinsic bias in employment application and screening.
EJ-4.6: Diverse Employment Opportunities. Support measures to streamline the development review process to facilitate new development that will provide diverse employment
opportunities from construction and ongoing business
operations.
EJ-4.7: Open and Inclusive Recreation. Support municipal and private nonprofit recreation events that appeal to all segments of society.
Goal EJ-5: Healthy Environment
Ensure all residents have access to healthy foods, education, green spaces, and medical services.
Policies
EJ-5.1: Community-Supported Agriculture. Support communitysupported agriculture/food production, such as community gardens and cottage food operations.
EJ-5.2: Acceptance of Government-Issued Vouchers. Coordinate with farmers market vendors and local food retailers to continue to accept payment through Electronic Benefit Transfer (EBT), which allows residents in the Supplemental Nutrition Assistance Program (SNAP) and the Special Supplemental Nutrition
Program for Women, Infants, and Children (WIC) to purchase food with their program benefits.
EJ-5.3: Access to Community Assets. Identify and address gaps in access to residential, commercial, recreation facilities, natural open space areas, and physical and mental health resources, to help ensure that these resources are equitably available to all residents.
EJ-5.4: Integrated and Accessible Park System. Continue to develop an integrated park system that is safe and accessible.
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8. ENVIRONMENTAL JUSTICE
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Goal EJ-6: Education and Lifelong Learning
Support exceptional variety and quality of education and lifelong learning opportunities that reach community members throughout their lives.
Policies
EJ-6.1: Joint Ventures. Support policies, projects, and programs that facilitate shared use and joint development of resources with education providers and nonprofit organizations that provide recreational facilities, and cultural, intellectual, and artistic opportunities.
EJ-6.2: Recreation as Education. Seek opportunities to include educational lessons in recreation programs.
EJ-6.3: Education Partnerships. Support awareness of education and lifelong learning service providers who operate autonomously from the City.
EJ-6.4: American Canyon Library. Support policies, projects, and programs that recognize the American Canyon library as a central element in American Canyon’s citywide educational system.
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Implementation Programs
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
202
5 – 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
A Implement Housing Element Policies
Implement and enhance Housing Element goals
and policies to ensure that future
improvements in the environmental justice
community do not result in a net loss of
affordable housing or displacement of existing
residents.
EJ-1.1
EJ-1.3
EJ-3.1
EJ-3.5
EJ-3.6
Community
Development
Planning
Division ◼
B Review and Update Housing Related Policies
Review and update, as necessary, local housing
policies and programs to ensure they support
and do not pose impediments to furthering fair
housing.
EJ-1.1
EJ-1.2
EJ-3.1
EJ-3.3
EJ-3.4
H-5.16
Community
Development
Planning
Division
◼
C Establish Best Practices
Explore and implement best practices for
innovative housing options such as tiny homes,
cooperatives, and community land trusts, that
prioritize community ownership and support
resident efforts to build intergenerational
wealth.
EJ-1.1
EJ-1.2
EJ-1.3
H-5.12
H-7.1
H-7.2
H-7.3
H-7.4
H-7.5
H-7.6
H-7.7
Community
Development
Planning
Division
◼
D Educational Resources for Housing
Maintain and update information on the City
website that contains resources related to
affordable housing, rental assistance, tenant
rights, homeownership, homelessness services,
and other special needs resources.
EJ-2.1
H-5.11
H-5.12
Community
Development
Planning
Division
◼
E Racial, Social, and Environmental Justice
Outreach
The City shall prepare and use clear and
inclusive outreach materials, expand media
campaigns, and implement other strategies
(i.e., translation services) to increase and
advance racial, social, and environmental
justice initiatives.
EJ-4.1
EJ-4.2
EJ-4.3
City Manager
Community
Development
◼
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Environmental Justice Element | November 2025| EJ-19
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
202
5 – 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
F Community Engagement
The City shall prepare and implement programs
that include new and innovative mechanisms to
communicate and engage members of the
community who are not typically active in civic
issues to foster stronger relationships with the
City such as mobile device surveys, community
meetings, and community roundtables.
EJ-4.2
H-5.11
H-7.1
City Manager
Community
Development
◼
G Constraints to Healthcare
Evaluate and remove local governmental
constraints that might hinder the provision of
high-quality healthcare services and resources
are accessible and near residential
neighborhoods.
EJ-3.7
EJ-5.1
EJ-5.3
H-3.5
H-3.6
H-7.4
Community
Development
◼
H Park and Open Space Access
Establish procedures wich encourage the
development of urban open space and
recreation opportunities such as plazas and
public community gathering spaces provided by
both non-residential and residential
development.
EJ-5.1
EJ-5.4
H-3.5
Parks
Department
Community
Development ◼
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9. SAFETY
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Safety
The Safety Element provides the City of American Canyon’s goals, policies, and actions to minimize safety hazards to in and around the city. The Safety Element evaluates natural and human-caused hazards that affect existing and future development and provides guidelines for protecting the community from harm. The Safety Element describes existing and potential future conditions and sets policies to reduce risk of injury, death, property loss, and other hardships to acceptable levels.
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9. SAFETY
Safety Element | November 2025 | S-3
Introduction
Public Safety in American Canyon includes both natural and manmade hazards and the emergency response to them. The goals and policies of this element are organized around the following topics:
• Emergency Operations
• Fire Safety
• Flooding
• Geologic Hazards and Seismic
• Hazardous Waste and Materials
• Airport and Military Operations
• Climate Change
• Noise
Emergency Response
and Preparedness
There are several guiding documents that help the City of American Canyon prepare for and respond to natural and manmade disasters. The Emergency Operations Plan (EOP) and community emergency preparedness program helps minimize the risk of loss of life or property in the event of a disaster.
In 2020, the American Canyon Fire Protection District and County adopted The Napa County Multijurisdictional Hazard Mitigation Plan (MJHMP), developed in accordance with the Disaster Mitigation Act of 2000 (DMA 2000) and following FEMA’s Local Hazard Mitigation Plan guidance. The MJHMP uses a process where hazards are identified and profiled, the people and facilities at risk are analyzed, and mitigation actions are developed to reduce or eliminate hazard risk. The implementation of these mitigation actions, which include both short and long-term strategies, involve planning, policy changes, programs, projects, and other activities. The MJHMP evaluates hazards such as drought, 624
S-4 | Safety Element | November 2025
earthquakes and geologic hazards, wildfire, and flood for the City of American Canyon, and assesses how those hazards may change in the future due to climate change.
Emergency Operations Plan
The City of American Canyon Emergency Operations Plan was adopted in 2009 and covers the government responsibilities, initial and long-term response and operations, mutual aid agreements, and funding options for emergency response in American Canyon.
Community Emergency Preparedness
The City manages a comprehensive website containing information, guidance, and instruction on preparing and responding to each type of emergency the residents of American Canyon may anticipate in the future. General preparedness tips and checklists are included on the main page of the website, with links to more specific guidance, in English and Spanish, for earthquakes, flooding, wildfires, power outages, evacuation procedures, and COVID-19 safety practices.
Emergency Communications
Napa County Jurisdictions’ emergency management is organized within the Standardized Emergency Management System (SEMS) and National Incident Management System (NIMS). The Napa County EOP complies with SEMS and NIMS to coordinate with the State Emergency Plan and National Response Framework. Additionally, the City has an established system for warning and alerting the public of an emergency, and for needed coordination with other departments, agencies, organizations, and levels of government. To notify residents of emergencies, the Police and Fire Departments use the Emergency Alert System (NIXLE), integrated public alert and warning system (IPAWS), special broadcasts, the public address system, City website, City Manager’s updates, Nextdoor, Facebook, non-electronic communications, and sirens. To alert and activate emergency response personnel, American Canyon uses an Emergency Operations Center (EOC) Notification List, which can only be activated by the City Manager, Police Chief, Fire Chief, or Incident Manager when a disaster occurs or threatens to occur in the city.
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Emergency Operations Center (EOC)
The Napa County EOC, located at 1535 Airport Blvd, Napa, CA 94558, within the Napa County Sheriff’s Office, is the central coordination point for multi-agency emergency management coordination. The purpose of a multi-agency coordination point is to provide a location to collect and disseminate information, provide a common operating picture of operational area response activities, and facilitate actions necessary to protect residents and property of Napa County during an event. Napa County has developed an EOC Plan as an annex to the County’s EOP, which includes more specific operational guidance and position description for EOC roles. The American Canyon EOC is located at 911 Donaldson Way East.
The EOC exchanges information with governmental and nongovernmental agencies to maintain a comprehensive situational analysis. The EOC provides space and facilities for the centralized coordination of emergency functions (e.g., emergency operations, communications, damage assessment, public information). It is staffed with specially trained personnel and is equipped with a variety of systems and tools that aid in data collection and sharing, resource allocation, and other critical functions. (Source: Napa County Office of Emergency Services)
Evacuation Procedures
Evacuation may be required if a wildfire or earthquake takes place in the vicinity of homes, businesses, or gathering places. American Canyon generally operates using three levels of evacuation alerts:
• Evacuation Advisory: This is a precautionary notice designed to give residents time to prepare for a possible evacuation.
• Voluntary Evacuation: Those in the evacuation area are strongly urged to leave the area. If they choose to remain, they should be prepared to take action immediately if danger approaches.
• Mandatory Evacuation: Danger is imminent. Those in the evacuation area should find their Emergency Supply Kit and leave the area immediately.
Should they choose to remain, they may be on their own as emergency personnel will not likely be able to help them.
Napa County and incorporated municipalities have partnered with Zonehaven to establish standardized evacuation zones for the entire county. In the past, evacuation zones were different for each incident;zones now remain consistent.
American Canyon consists of eight evacuation zones, as shown in Figure 1. 626
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S-Figure 1: Emergency Evacuation Zones in American Canyon 627
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SB 99 Evacuation Analysis
Evacuation zones have been designated using Zonehaven to facilitate the movement of residents away from impacted areas before or during a disaster or hazard event. In 2019, the State adopted Senate Bill (SB) 99 which requires cities to identify residential developments in any hazard area identified in the Safety Element that do not have at least two emergency evacuation access roads. This allows the City to identify opportunities to improve evacuation capacity and connectivity for vulnerable neighborhoods. Figure 2 identifies residential neighborhoods that have a single access road for entry and exit (i.e., roads that connect to a collector or arterial road by only a single route).
There are currently eight neighborhoods in the city that have been identified as having only a single access road. Residents of these neighborhoods may be at risk during evacuation scenarios and these neighborhoods may pose significant logistical challenges. As a result, policy and implementing actions have been developed to minimize evacuation challenges for these specific neighborhoods. 628
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S-Figure 2: Single Access Neighborhoods
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Goals and Policies1
Goal S-1:
Prepare and equip American Canyon to minimize loss of life, injury, property damage, and disruption of vital services from disasters and emergencies.
Policies
S-1.1: Emergency Shelters. Periodically coordinate with emergency shelter providers to ensure that necessary equipment and supplies are available in case of emergency.
S-1.2: Critical Facilities. Coordinate with service providers to ensure the resilience of critical emergency facilities to serve the entire city and other jurisdictions within the region.
S-1.3: Law Enforcement. Coordinate with the American Canyon Fire Protection District, Napa County, the State, and neighboring jurisdictions to ensure readiness and availability of emergency services and back up services.
S-1.4: Water and Sewer Service. Ensure any interruption of utility services in the case of a disaster is minimal and short-term, including water and sewer services.
S-1.5: Business Disaster Preparedness. Coordinate with the American Canyon Chamber of Commerce to assist local and small
businesses in preparing and responding to disasters and in planning for the subsequent continuity of operations.
S-1.6: Public Training. Encourage residents to attend periodic training programs on wildfire mitigation and disaster planning, and to develop disaster preparedness and evacuation plans for their families.
S-1.7: Public Awareness. Increase public awareness of City and Fire District emergency response plans, evacuation routes and shelters, and ways to reduce risks at the home and office, 1 Sustainable policies are noted with a green leaf.
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focusing on the most vulnerable populations such as older adults and individuals with chronic health conditions. Offer informational materials in multiple languages.
S-1.8: Emergency Access. Work with the American Canyon Fire Protection District (ACFPD) and the Napa County Sheriff’s Department to identify and regularly evaluate emergency access routesto improve accessibility throughout the city in the event of a disaster.
S-1.9: Essential Facilities. Work with service providers to maintain the reliability of essential facilities,such as communications towers, electrical substations, water services, and first-response buildings in the event of an emergency through promoting grid resilience and energy independence. Work to implement onsite power generation through solar photovoltaic systems and battery storage.
S-1.10: Communication. Evaluate the potential to utilize a comprehensive emergency communication system to ensure
effective communication between City departments, outside organizations and agencies, and with the community before, during, and to accelerate recovery following a disaster.
S-1.11: City Employee Emergency Preparedness. Increase City employee capacity to respond to emergencies through the Standardized Emergency Management System (SEMS) and the National Incident Management System (NIMS) compliant
training drills to identify hazards and assist in emergency preparedness, response and recovery.
S-1.12: Local Partnerships. Coordinate with citizen groups and organizations, such as the American Canyon Community
Emergency Response team (CERT) to identify, prepare for, and respond to emergency assistance in the event of a natural disaster.
S-1.13: Emergency Evacuation Protocols for Single Access Neighborhoods. Update emergency evacuation protocols and relevant evacuation plans to address and support
neighborhoods with one ingress/egress route.
S-1.14: Communication and Outreach for Single Access
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messaging to residents that live in identified neighborhoods with one ingress/egress route. Outreach should include support for preventative home hardening and defensible space
standards and conduct emergency preparedness and response trainings.
S-1.15: Expand Access for Single Access Neighborhoods. Assess options for expanding ingress/egress options for residents in the identified access-limited areas in coordination, as necessary, with Napa Valley Transportation Authority, Caltrans, California Highway Patrol, adjacent cities, and Napa County.
S-1.16: Zone-Based Evacuation Plans. Establish specific “zone-based” evacuation plans and protocols that address the specific needs of residents in identified areas with fewer than two
ingress/egress routes.
S-1.17: Critical Infrastructure Siting. Whenever feasible, locate the following critical facilities outside of flood, seismic, and high fire hazard zones: health care facilities, schools, emergency shelters, fire stations, emergency command centers, and emergency communications facilities.
S-1.18: Emergency Operations Plan. Update the City’s Emergency Operations Plan every five years and maintain consistency with the County’s Emergency Operations Plan.
S-1.19: Multi-Jurisdictional Hazard Mitigation Plan Updates. Continue to fully participate in, support, and implement the five-year updates of the Napa County Multi-Jurisdictional Hazard
Mitigation Plan.
S-1.20: Funding for Critical Facilities. Direct the dedication of funds to upgrade and maintain City owned critical facilities, including the Emergency Operations Center, fire and police departments, and City Hall, to make them more resilient to the potential impacts of natural disasters.
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Wildfire Hazards
Wildfires are a common risk for Californians, and Napa County and American Canyon have had several nearby fires in recent history. The combination of highly flammable fuel, long dry summers and steep slopes creates a significant natural hazard for large wildland fires in many areas of Napa County. Wildland fire behavior is based on three primary factors: weather, topography, and fuel.
Similarly, fires that start in urbanized areas can grow into wildland fires.
Wildland/urban interface (WUI) fire hazards are especially pronounced in areas of high structure densities adjacent to undeveloped open space areas or narrow roads with dense vegetation. A WUI fire may result in death, injury, economic loss, and a large public investment in firefighting activities.
From 2000 to 2020, there were 12 wildfires that burned over 1,000 acres in Napa County. In October 2019, the American Fire caused 526 acres of open space in the eastern hills to burn, threatening the city and prompting evacuation advisories. The Atlas Fire and Nuns Fire, both in 2017, burned approximately ten miles north of American Canyon and were part of a series of destructive wildfires that occurred in the same season. Numerous other fires have caused health issues in the community from smoke, and such fire hazards are expected to continue and worsen in the future due to climate change.
The American Canyon Wildfire District provides fire protection services for the City of American Canyon. Direct wildfire risks for American Canyon are mostly on the eastern side of the city, as shown in Figure 3. As of 2020, American Canyon High School and the American Canyon Water Treatment Plant are located in high wildfire intensity zones, and approximately 1,460 people live in moderate to high wildfire intensity zones. While the urbanized areas of the city are not directly susceptible to wildland fires, development on hillsides has increased the number of homes in the WUI and fire could spread from the hillside area to urbanized areas.
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S-Figure 3: Fire Severity Zones Surrounding American Canyon 634
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Goals and Policies
Goal S-2:
A City safe and adequately prepared for urban and wildfire emergencies.
Policies
S-2.1: Fire Safe Site Design. Develop site design and ongoing maintenance standards for new development in the moderate and high fire hazard zones to mitigate wildfire risk, including implementing minimum road widths and clearances to ensure adequate space for emergency vehicles.
S-2.2: Utility Undergrounding. Develop a comprehensive plan to underground overhead utilities in new development projects and throughout the city.
S-2.3: Residential Evacuation Routes. Require that all new residential development have at least two emergency evacuation routes.
S-2.4: Public Education. Coordinate with the American Canyon Fire Protection District to target fire safety education efforts and fire hazard reduction strategies towards the most vulnerable populations such as older adults and individuals with chronic health conditions.
S-2.5: Fire Equipment. Coordinate with the American Canyon Fire Protection District to ensure that all fire equipment remains operable and adequate to respond to a major disaster.
S-2.6: Building and Fire Code Compliance. Require new development to meet or exceed structural hardening requirements in the most current version of the California Building Codes and California Fire Code.
S-2.7: Development Standards Update. Incorporate relevant new legislative requirements and best practices into the City's development standards.
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S-2.8: Property and Building Improvements. Encourage property and building owners to implement site improvements and building retrofits to bring existing non-conforming developments into conformance with contemporary fire safe standards.
S-2.9: Fire Protection Plans. Coordinate with the American Canyon Fire Protection District to consider developing fire protection plan guidelines and standards for new construction projects.
S-2.10: Fire Suppression. Coordinate with the Fire District to ensure adequate water supply to suppress wildfire, as part of the next Napa County Multi-jurisdictional Hazard Mitigation Plan update.
S-2.11: Peakload Water Supply. Support measures to provide adequate water availability throughout the city to meet future peak fire demand during times of peak domestic demands.
S-2.12: Emergency Roadways. Maintain roadways used for emergency access by emergency response vehicles as necessary and
appropriate to ensure ongoing serviceability.
S-2.13: Community Fire Breaks. Coordinate with the American Canyon Fire Protection District to encourage property owners to maintain fire breaks and fuel modification/reduction zones on their property.
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Flood Hazards
The Napa River is prone to seasonal flooding from November through April each year, which most severely impacts low-lying properties near the Napa River and its feeder streams. Recorded history indicates there has been recurrent flooding on the Napa River, with the most serious recent floods occurring in 2005, 1997, 1995, and 1986.
Most areas in the 100- and 500-year FEMA flood zones are located on the west side of the city and along the canal that runs east to west across the city, as shown in Figure 4. Flooding may also occur throughout the city during extreme storms, when the stormwater system is overwhelmed and cannot convey water away quickly enough. Most flooding in the city, whether from the flood zones or stormwater system, occurs during extreme storm events and is limited to localized flooding of a few inches to a few feet at most.
Sea Level Rise
Sea level rise is the increase in ocean levels caused by climate change. Rising global temperatures are melting glaciers and ice caps and causing an expansion of sea water. This phenomenon will lead to more extensive coastal flooding during storms and increased coastal erosion. A small area adjacent to the city’s western border is projected to be affected by future sea level rise due to increased flooding from the Napa River. This area includes the American Canyon Wastewater Treatment Plant, Public Works Yard, and pump stations located along Wetlands Edge Road. This flooding would be minimal, mostly exacerbating any issues already present, with expected flooding depths of less than two feet in most storm events.
Dam Inundation
The Napa County MJHMP includes Figure 1-5: Dam Failure Exposure Summary showing the extent of potential inundation risk for American Canyon in the event of dam failure. While the City does have areas within potential inundation areas should a dam fail, the MJHMP has mitigation measures in place to cooperate with other participating jurisdictions in the assessment of local dams and coordination of warning systems if necessary.
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S-Figure 4: Flood Hazards in American Canyon
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Goals and Policies
Goal S-3:
Protect the community from potential flood hazards.
Policies
S-3.1: Regulatory Compliance. Coordinate with local, State, and Federal agencies to ensure the City’s flood control regulations comply with Federal, State, and local standards.
S-3.2: FEMA Coordination. Coordinate with the Federal Emergency Management Agency (FEMA) to ensure that Federal Insurance Rate Maps correctly depict flood hazards in the City.
S-3.3: Changing Conditions. Coordinate with the Bay Conservation and Development Commission (BCDC) to consider the need to expand flood control capacity caused by flood conditions associated with climate change and extreme weather.
S-3.4: City Preventative Maintenance. Maintain City storm drains to prevent local flooding and debris flows.
S-3.5: Private Preventive Maintenance. Require property owners keep natural drainage courses on their sites free of obstructions such as structures, dams, and debris, which may adversely affect stormwater drainage on the site or downstream
properties.
S-3.6: Development in Flood Zones. Implement the standards and requirements defined in the Municipal Code to reduce hazards within the 100-year flood zone and require projects in the 100- and 500-year flood zones to incorporate adequate stormwater management and flood-prevention design measures.
S-3.7: Reduce Flood Vulnerability. Seek funding and assistance to protect existing structures and infrastructure that are vulnerable to flood hazards and sea level rise impacts. 639
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S-3.8: Protect Public Facilities. Protect existing public infrastructure at risk from sea level rise through building retrofits and other mitigation methods.
S-3.9: Zero Net Fill. Establish an ordinance that requires any permit that adds fill within a floodway to demonstrate that an equal amount of fill is removed from the floodway.
S-3.10: Sea Level Rise Mitigation. Require new development and redevelopment within areas at risk of sea level rise to incorporate mitigation measures to address flood and erosion hazards into the project’s design.
S-3.11: Flood Protection by Wetlands. Coordinate with resource agencies to preserve and restore wetlands in the western areas of the city to mitigate the effects of sea level rise and flood impacts.
S-3.12: Public Facilities. Locate, when feasible, new essential public facilities outside of flood hazard zones, including hospitals and health care facilities, emergency shelters, fire stations, emergency command centers, and emergency communications facilities, or identify mitigation measures to ensure such facilities are protected from flood hazards.
Geologic and Seismic
Hazards
American Canyon is located near several active or potentially active earthquake faults, including the Northern Hayward/Rodgers Creek, Mayacamas, Hunting Creek-Berryessa, West Napa, and Green Valley faults. Numerous earthquakes have occurred in and near Napa County over the last twenty years. Two largescale earthquakes in Napa County caused damage, death, and injuries over the last twenty years. In September 2000, Napa County residents experienced a 5.2 earthquake on the West Napa Fault. Damages were estimated at $30-50 million.
American Canyon is in a severe earthquake probability zone. Figure 5 shows fault lines in American Canyon. Seventy-nine critical facilities are located in earthquake hazard areas, and the water and utility distribution systems are vulnerable in the event of a severe earthquake.
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Risk of landslides in American Canyon is primarily located in the eastern hills just outside of the city limits. A moderate earthquake could trigger landslides that impact development on the eastern side of the city, especially in the area south of American Canyon Road and east of Flosden Road and along Newell Drive.
Figure 6 shows areas susceptible to landslide in American Canyon.
The 2014 South Napa Earthquake
The South Napa earthquake hit at approximately 3:30 a.m. on August 24, 2014, at a 6.0 on the moment magnitude scale and a maximum Mercalli intensity of VIII (severe), making it the largest bay area earthquake since the 1989 Loma Prieta earthquake. The earthquake was centered four miles northwest of American Canyon and resulted in over 200 people being injured and significant damages to buildings and infrastructure.
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S-Figure 5: Fault Lines in American Canyon
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S-Figure 6: Landslide Susceptibility in American Canyon 643
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Goals and Policies
Goal S-4:
A community adequately prepared for natural hazards related to landslides, geologic instability, and seismic activity.
Policies
S-4.1: Geologic Hazard Identification. Reference current local and California Geologic Survey seismic and geologic hazards map surveys when assessing development review applications.
S-4.2: Liquefaction. Require special site-specific studies in areas potentially subject to liquefaction to determine engineering mitigations and development siting measures for new
development.
S-4.3: Structure Protection. Develop inventories of at-risk public buildings and infrastructure and seek funding to bring existing City-owned structures into compliance with updated seismic safety standards.
S-4.4: Infrastructure Protection. Support earthquake strengthening and provision of alternative or backup services, for at-risk infrastructure such as water, sewer, electricity, and natural gas pipelines and connections, for critical facilities especially in areas of high seismic or geologic high hazard or where weak segments are identified by existing or future studies.
S-4.5: Earthquake Protection. Enforce seismic design provisions from all relevant building codes to reduce the risk of damage associated with seismic activity in all new and expanded development and ensure adequate review and inspection.
S-4.6: Alquist-Priolo Act. Implement mandatory development restrictions and investigation requirements (by the State, under the Alquist-Priolo Act, or by the City) on the West Napa fault zone located within American Canyon and its Planning Area.
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engineers and certified engineering geologists (Chapter 70 County Building Code) and ensure regular inspection of grading operations.
S-4.8: Landslide Activity. Restrict new development in areas of known landslide activity unless adequate mitigation is incorporated.
Hazardous Materials
Hazardous material is any substance that may be explosive, flammable, poisonous, corrosive, reactive, radioactive, or any combination thereof because of its quantity, concentration, or characteristics. These substances have a variety of uses and are frequently stored and transported but require special care in handling and disposal because of their hazardous nature.
Hazardous material concerns are most likely to occur as part of certain land uses, such as oil and gas, agriculture, or industrial businesses, or through the transport or storage of hazardous materials. Hazardous materials are most often transported along Highways 29, 12, and 37, and on the Northern California railway. The city’s rail yard also has bulk hazardous material storage, and several permitted underground storage tanks are located throughout the city that could potentially cause concern if leaks occur. There are no State or Federally listed hazardous material cleanup sites in American Canyon, but there are five locations that are considered hazardous waste sites due to the materials or uses on the site.
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Goals and Policies
Goal S-5:
A community protected from use, storage, and transport of hazardous materials.
Policies
S-5.1: Regulations. Ensure that American Canyon Fire Protection District continues to enforce the Fire Code relating to the use of hazardous material and ensure that appropriate regulations are followed and precautions are taken for the type and amount of hazard being created.
S-5.2: Cleanup Sites. Require developers to coordinate with the Napa County Health Care Agency to confirm that hazardous waste cleanup sites located within the city are remediated by the property owner in a manner that keeps the public safe.
S-5.3: Travel Restriction. Restrict the travel of vehicles carrying hazardous material through the city by establishing designated travel routes.
S-5.4: Storage and Disposal. Coordinate with the American Canyon Fire Protection District to enforce proper storage and disposal of hazardous materials, including medical waste, by commercial and industrial operations.
S-5.5: Safe Use and Disposal. Coordinate with the City’s waste service provider(s) to increase public awareness about safe use and disposal of household hazardous waste.
S-5.6: Hazardous Material Review. Review new development sites for potential presence of hazardous materials.
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Airport Hazards and
Military Compatibility
The northern city boundary is just south of the Napa County Airport, with industrial buildings closest to the airport and residences located approximately four miles south. The airport was first constructed in 1942 by the Army Corps of Engineers on County-owned land. The airport serves general aviation flight activity from small single-engine aircraft to large business jets. Total aircraft operations in 2023 and 2024 were between 65,500 and 68,000 each year.
Federal Aviation Administration (FAA) forecasts project this same, steady level of annual aircraft activity through 20492.
Potential dangers from the airport are mostly limited to the obstruction of airspace near the airport and the risk of aircraft accidents. The airport and surrounding communities adhere to several practices that minimize these risks.
Open Land Requirements
Maintaining open land to be used in the event of an emergency landing is important to maintain the safety of communities surrounding the airport. The Airport Land Use Plan (ALUP) and land use plans of surrounding communities ensure adequate open space is maintained for emergency landings if necessary.
Limiting Surrounding Development
Residential uses are not allowed in areas that may be impacted by significant noise or safety issues from the airport. Maintaining a buffer around the airport where homes are not allowed to be built mitigates potential hazards. 2 Federal Aviation Administration, Terminal Area Forecast, issued January 2024. 647
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Goals and Policies
Goal S-6:
A community protected from loss of life, injury, and property damage from aircraft operations.
Policies
S-6.1: Airport Land Use Consistency. Adhere to land use compatibility planning policies in the Land Use Element Goal LU-9.
S-6.2: Adverse Airport Impact Mitigation. Work with the Napa County Airport Authority to ensure that onsite ground activities of the Airport do not adversely impact (e.g., noise, vibration, air emissions, or other pollution) the City of American Canyon.
S-6.3: Airport Traffic Impacts. Work with the Napa County Airport Authority to ensure that airport vehicular access does not adversely impact the City of American Canyon.
S-6.4: Airport Operation Expansion. Work with the Napa County Airport Authority to ensure that any expanded operations of the Airport do not adversely impact existing land uses and development in the City of American Canyon.
S-6.5: Emergency Preparedness. Work with the Napa County Airport Authority and other appropriate agencies to ensure that emergency preparedness plans are maintained to protect
American Canyon residents and development.
S-6.6: Economic Development. Recognize the importance of the Napa County Airport to City residents, including the economic, transportation, and recreational benefits, and ensure that land use decisions rendered for this area do not negatively impact Airport operations.
S-6.7: Airport Plan Updates. Participate in Napa County efforts to update with the Napa Airport Land Use Compatibility Plan. 648
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Climate Change and
Adaptation
Climate change is affecting the bay area in many ways, some obvious and some more subtle. While climate change occurs on a global scale, the effects are felt locally, and local communities do their part to reduce emissions of the greenhouse gases that cause climate change. Rising average temperatures, more days of extreme heat, more occurrences of drought, more risk of severe wildfires, and rising sea levels are already affecting California cities because of climate change.
According to models developed by the State of California and the University of California, Berkeley, increases in temperature will be the most intense effect of climate change. By 2040, the average maximum temperature is expected rise by
2.5°F to 77.7°F, and by 2050, the average maximum temperature will rise by
3.4°F to 74.8°F, and by 2100 it will rise 4.5°F to 75.9°F. Days where temperatures reach 99.0°F or more are likely to occur twice as often each year by 2040, and more than triple to 12 days a year by 2060.
Regional risks such as wildfire and drought will also increase in American Canyon and in the surrounding Napa and Solano Counties. Changes in weather patterns throughout California could occur, leading to times of extreme drought when rainfall and snowfall is reduced, or instances of extreme storms and flooding.
The California Department of Water Resources projects that the Sierra snowpack will decrease by 25 to 40 percent by 2050, reducing available water supplies throughout California and the surrounding states. The increased temperatures and potential for extreme drought will also increase the risk and intensity of wildfires because of dry vegetation and an increased chance of ignition.
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Goals and Policies
Goal S-7:
A community prepared for the effects of climate change.
Policies
S-7.1: Water Conservation. Continue and expand water conservation programs and water efficiency upgrades for existing and new development.
S-7.2: Planning Decisions. Prepare for and adapt to the effects of climate change by considering climate change vulnerability in planning decisions, including those involving new public facilities and private development.
S-7.3: Climate Planning Partnerships. Engage surrounding jurisdictions and Napa County to coordinate climate adaptation planning efforts.
S-7.4: Green Infrastructure. Utilize drought-tolerant green infrastructure projects including street trees and landscaped areas and encourage installation of green roof systems as part of cooling strategies to help reduce the heat island effect and energy demand during extreme heat events.
S-7.5: Extreme Heat Response Measures. Update emergency and disaster response measures to provide support during extreme heat emergencies.
S-7.6: Extreme Heat Education. Provide educational programs on preparing for extreme heat days and the effects heat related illness and target educational efforts to vulnerable populations.
S-7.7: Air Conditioning Alternatives. Encourage residents to adopt air conditioning supplements such as installing fans or planting shade trees.
S-7.8: Public Facility Retrofits. Seek funding to retrofit existing public facilities, including public buildings and transit stops, to protect 650
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the community from extreme heat events and poor air quality.
S-7.9: Resilient Hubs. Establish community serving facilities that support vulnerable population resilience during climate related emergencies such as poor air quality and extreme heat.
S-7.10: Open Space Protection. Protect city open space areas and parks from the effects of drought and heat by incorporating drought tolerant landscaping and native trees for shade.
S-7.11: City Tree Maintenance. Reduce risk of falling tree limbs caused by drought and heat by properly maintaining city trees.
S-7.12: Emergency Power for Critical Facilities. Work with local providers and facility owners to establish emergency power systems for critical facilities such as hospitals, police and fire departments, City Hall, and community centers.
S-7.13: Climate Change Impact Outreach. Create an outreach plan with specific outreach programs for vulnerable populations
identified in the Climate Change Vulnerability Assessment to educate and help prepare residents for climate change hazards such as extreme heat, sea level rise, flooding, drought, wildfires, and poor air quality.
S-7.14: Monitoring. Coordinate with the Napa County Public Health Department to establish extreme heat and air quality warning systems and develop accessible and language appropriate community education resources to prepare community
members for increase extreme heat events and air pollution.
S-7.15: Backup Power Sources. Require new City-owned critical facilities to have adequate backup power sources and battery storage to minimize service disruptions during climate hazard events.
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Noise
Noise refers to recurring or ongoing unwanted or intrusive sounds. Common sources include vehicle, railroad, or airplane traffic; construction or industrial activities; and neighborhood disturbances such as barking dogs, home maintenance, special events, or parties.
To address these issues, the American Canyon Municipal Code (Title 8, Chapter 8.12: Community Noise) establishes a noise control program. This ordinance designates the Community Development Director as the City’s Noise Control Officer (NCO), who, along with the Police Chief, is authorized to enforce noise regulations.
Chapter 8.12 prohibits any noise that disturbs the peace and quiet of the community or causes discomfort or annoyance. It outlines procedures for measuring problematic noise levels and sets specific limits for both interior and exterior noise near residential areas, as well as for construction activities.
The ordinance also lists types of noise that are explicitly prohibited.
Additionally, the Noise Ordinance provides a process for applying for a variance if a noise source does not comply with the established limits but seeks temporary exemption.
Noise Sources
Effective noise management often begins with thoughtful land use and transportation planning. By strategically locating noise-generating activities away from noise-sensitive areas—such as homes, schools, and hospitals— communities can reduce the impact of unwanted sound.
In American Canyon, the primary source of noise is vehicular traffic, particularly along Highway 29 and American Canyon Road. These major corridors experience high traffic volumes, contributing significantly to ambient noise levels. The railroad, which runs parallel to Highway 29 from north to south, is another notable source of noise.
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of the land along Highway 29 is developed for commercial use, which is generally less sensitive to noise.
Aircraft operations also contribute to the city’s overall noise environment, though to a lesser extent than road and rail traffic. Construction activities are another common source of noise, typically causing short-term spikes in ambient noise levels near work sites. These temporary increases can be disruptive to nearby sensitive uses. S-Figure 7 illustrates the projected future noise contour map for American Canyon, highlighting areas expected to experience elevated noise levels based on current and anticipated development patterns. 653
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S-Figure 7: 2040 Projected Noise Contours
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Noise Measurement
Noise is typically described by two main characteristics: loudness (amplitude) and frequency (pitch). Loudness is measured in decibels (dB), using a logarithmic scale that compresses a wide range of sound pressures into manageable numbers. To better reflect how humans perceive sound, noise levels are often measured in A-weighted decibels (dBA). This scale adjusts for the sensitivity of the human ear, which is less responsive to very low and very high frequencies.
For reference:
• A sound that is 10 dBA louder is generally perceived as twice as loud. • A sound that is 20 dBA louder is perceived as four times as loud.
Everyday sounds typically range from:
• 30 dBA (very quiet, like a whisper)
• to 100 dBA (very loud, like a jackhammer).
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Noise Sensitive Uses
Some land uses are more sensitive to noise than others. These noise-sensitive land uses include residential areas, residential care facilities, child and elder care centers, schools, places of worship, and hospitals. It is important to consider the location of these sensitive uses in relation to noise sources to ensure that noise levels remain non-disruptive.
In American Canyon, residential neighborhoods are the most common noisesensitive areas. Homes are primarily located on the western and eastern sides of the city, generally away from Highway 29 and the noisier areas near the airport and northern commercial zones. Schools, daycares, and assisted living facilities are also situated within these quieter residential zones, helping to shield them from major noise sources.
Table S-1 outlines the State guidelines for various land use categories and their corresponding acceptable noise levels.
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Table S-1 Noise Compatibility Matrix
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Airport Noise
The Napa County Airport is located north of American Canyon, and the Napa County Land Use Commission oversees the expansion and compatibility of the airport with surrounding jurisdictions to ensure noise mitigation and public safety related to airport activities.
The Napa Airport Land Use Compatibility Plan (NALUCP) outlines compatibility criteria to evaluate and coordinate compatible land use planning and decisionmaking at the local, regional, and State levels. The NALUCP includes guidance on compatible land uses for designated compatibility zones.
The NALUCP is incorporated into the General Plan as a standalone document identified as Appendix 3 Napa County Airport Land Use Compatibility Plan.
Goals and Policies
Goal S-8:
A comfortable community environment that is free from excessive stationery and mobile noise and vibration.
Policies
S-8.1: Land Use Compatibility. Use the land use-noise compatibility matrix in Table S-1 to guide the siting of future land uses.
S-8.2: Sensitive Facilities. Ensure appropriate noise mitigation is incorporated into the design of noise-sensitive facilities.
S-8.3: Site Design. Minimize noise impacts to adjacent noise-sensitive land uses in site planning and project design.
S-8.4: Roadway Noise. Encourage nonmotorized transportation alternatives for local trips and decrease excessive motor vehicle noise by implementing traffic-calming road design, lateral separation, natural buffers, and setbacks.
S-8.5: Highway Noise. Continue to coordinate with California Department of Transportation (Caltrans) and the NVTA to complete the American Canyon SR 29 Corridor Improvement Project.
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S-8.6: Noise Complaints. The Noise Control Officer will continue to monitor and enforce noise complaints from residents, seek to resolve concerns where feasible, and make the enforcement process accessible to the public.
S-8.7: Mobile Noise Sources. Minimize exposure of sensitive receptors to noise from roads through land use decisions, by encouraging the siting of sensitive noise receptors away from high traffic roadways.
S-8.8: Noise Mitigation Measures. Require heavy trucks to use designated truck routes that avoid residential and other sensitive land uses to the maximum degree feasible. When not feasible, investigate noise mitigation strategies such as noise barriers or truck travel restrictions, especially in areas of concern such as along American Canyon Road.
S-8.9: Railroad Noise. Minimize exposure of sensitive receivers to railroad-related noise and vibration through land use decisions and, as appropriate, use of setbacks and/or noise insulation for new development.
S-8.10: Construction Noise. Minimize exposure of sensitive receivers and enforce the limits in Section 8.12 of the Municipal Code for construction noise and vibration through methods such as restricting construction to daytime hours, use of sound barriers and/or other methods to dampen noise from construction
equipment, and public notification prior to construction activities.
S-8.11: Cross-Jurisdictional Coordination. If noise concerns related to the California Northern Railroad (CFNR) or Napa County Airport arise, coordinate with those entities to develop and implement appropriate responses.
S-8.12: Residential Outdoor Mechanical Equipment. Require air conditioning units and pool equipment within residential areas to be designed and sited in a manner that does not intrude upon the peace and quiet of adjacent noise-sensitive uses.
S-8.13: Vibration Impacts. Require project specific vibration impact assessments for projects involving the use of vibration generating equipment such as pile drivers and vibratory rollers 659
9. SAFETY
Safety Element | November 2025| S-39
that could generate groundborne vibration levels. For projects with significant vibration impacts, require feasible mitigation measures to reduce ground vibration levels and exposure to sensitive receptors.
Goal S-9:
Limit aircraft noise impacts consistent with the Napa Airport Land Use Compatibility Plan (ALUCP) which is included in the General Plan as Appendix 3.
Policies
S-9.1: Land Use Compatibility. Except for projects that require Napa County Airport Land Use Commission review or are exempt, all new development within the city that is subject to the NALUCP shall be evaluated consistently with the procedures in NALUCP Section 5.1 which addresses noise-sensitive land use policies. 660
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Implementation Programs
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
202
5 – 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
A Emergency Centers
Conduct an evaluation of public facilities
that can be used as emergency centers to
identify necessary retrofitting to ensure the
stability and safety of the facility in the
event of a disaster. Outline procedures for
preparation and use of the identified
facilities the during emergencies.
S-1.1 Public Works
Community
Development
Police
Fire District
◼
B County Fire and Police Coordination
Meet annually with the County Fire and
Sherrif Departments to coordinate and
evaluate the provision of emergency
services to the City.
S-1.3
S-1.8
Fire District
Police ◼
C Water Agency Coordination
Work with contracted water agencies to
identify peak load water requirements for
the City and plan for adequate water supply
and delivery in the event of a disaster.
S-1.4 Public Works
◼
D Prepare City Staff
Update emergency protocols and provide
training to City staff annually to ensure
quick response in
reestablishing/maintaining power, water,
and roadway access in the event of a
disaster.
S-1.1 Community
Development
Public Works
Fire District
Police
◼
E Community Emergency Preparedness
Create a community preparedness program
to educate and prepare residents for
disasters. The program can include
emergency preparedness training for
businesses and residents, increasing
awareness on the City’s emergency
response plans and resources, providing
checklists for personal and business
emergency preparedness kits, and
developing a network of emergency and
medical response volunteers.
S-1.7
S-1.12
S-1.13
S-1.14
Community
Development
Police
Fire District ◼
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9. SAFETY
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Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
202
5 – 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
F Community Emergency Response Team
(CERT)
Encourage community members and City
staff to participate in FEMA’s CERT program
by distributing flyers/information to City
departments, businesses, and social media.
S-1.12 Police
Fire District ◼
G Information Sharing
Distribute flyers and use social media to
provide information on disaster
preparedness, resources, and updates
during emergencies. Regularly update
emergency preparedness information on
the City’s website.
S-1.5
S-1.6
S-1.7
S-1.11
Police
Fire District
◼
H Educate Vulnerable Populations
Target educational emergency preparedness
materials and trainings to the city’s most
vulnerable populations by distributing
information to senior centers, daycares,
schools, cultural centers/organizations, and
employers with low-income, non-english
speaking, and outdoor workers. Provide
informational materials in multiple
languages.
S-1.5
S-1.6
S-1.7
S-1.11
Community
Development
Police
Fire District ◼
I
Emergency Access Routes
Regularly evaluate existing roadways,
particularly along evacuation and
emergency access routes, to ensure roads
will have adequate capacity during times of
emergency. Develop and implement
improvement plans for roadways that do
not have adequate capacity or require
maintenance.
S-1.7
S-1.18
Public Works
◼
J Fire Review
Include Fire Department plan review and
approval for new development and
redevelopment projects that involve
roadway design or redesign to ensure
adequate emergency access is maintained.
S-1.7
S-1.18
Fire District
◼
K Backup Power for Critical Facilities
Identify critical facilities that do not have
reliable power in the event of an
emergency. Develop a plan to provide onsite backup power or other means of providing back up power to those facilities.
S-1.20 Public Works
◼
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Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
202
5 – 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
L Emergency Communication Plan
Develop an emergency communication plan
to evaluate and implement communication
procedures and resources during and after a
disaster. Review and update the plan at
least once a year to incorporate new
technologies, processes, and pprocedures as
needed.
S-1.10 Community
Development
◼
M Employee Training Plan
Update and implement the employee
training plan to include up to date training
requirements for City employees based on
the Standardized Emergency Management
System (SEMS) and the National Incident
Management System (NIMS).
S-1.11 Administration
◼
N Volunteer Registry
Create a registry of volunteers who live and
work in the city and can assist in the event
of an emergency. (New Program).
S-1.12 Police
Fire District ◼
O Emergency Alerts for Single Access
Neighborhoods
Update the City’s local alert system, Nixle,
to provide tailored emergency alerts and
evacuation directions to residents in
neighborhoods with a single evacuation
route.
S-1.13
S-1.14
Police
Fire District
◼
P Residential Secondary Access
Develop and implement a plan to add a
second route of ingress/egress for
neighborhoods with fewer than two
evacuation routes to the extent feasible.
S-1.15
S-2.3
Community
Development
Public Works
◼
Q Single Access Neighborhood Outreach
Provide and distribute flyers with
emergency access and preparedness
information tailored for specific
neighborhoods with only one ingress/egress
route.
S-1.14 Police
Fire District ◼
R Critical Facilities Siting
During the project development and review
process, ensure new and expanded critical
infrastructure is located outside of high risk
hazard areas, or is retrofitted to
appropriately withstand such hazard events
if such location is not possible.
S-1.17 Community
Development
Public Works ◼
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9. SAFETY
Safety Element | November 2025 | S-43
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
202
5 – 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
S Inventory Critical Facilties
Inventory City owned critical facilities to
identify facilities that require retrofitting to
bring them up to modern safety standards
for natural disasters and outline what
improvements are needed.
S-1.19 Public Works
◼
T Critical Facilties Funding
Designate a City staff member to identify
and pursue funding opportunities and
available grants for critical facilties
improvements to improve resiliency to
natural disasters.
S-1.19 Public Works
U Site Design Standards
Develop specific site design and
maintenance standards, such as
requirements for maintaining defensible
space surrounding structures, for
development on the eastern side of the city,
in proximity to the high fire hazard severity
zones.
S-2.1 Fire District
Community
Development ◼
V Retrofit Incentives Programs
Develop and promote incentives for building
improvements such as installation of fire
sprinklers for existing structures to improve
fire safety in existing development.
S-2.8
S-3.8
S-7.8
Public Works
Fire District ◼
W Fire Safety Education
Distribute flyers with information on fire
safety, including wildland and structural fire
prevention, evacuation protocols, and
guidelines for defensible space and other
hazards around structures.
S-2.4
S-2.6
S-2.14
Fire District
◼
X Fire Equipment
Regularly inventory and test fire equipment
and water supply availability to evaluate the
City’s capacity to suppress and respond to
fires.
S-2.5
S-2.12
Fire District
◼
Y Evacuation Route Capacity
Evaluate evacuation route capacity, safety,
and viability under a range of emergency
scenarios as part of the next update to the
Napa County Operational Area Multijurisdictional Hazard Mitigation Plan, in accordance with AB 747.
S-1.16
S-1.18
S-2.3
Community
Development
Fire District ◼
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Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
202
5 – 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
Z Fire Safety Audits
Offer fire safety audits to property owners
and residents to enhance fire prevention for
existing structures.
S-2.5
S-2.6
Fire District
◼
AA Fire Protection Plans
Update the municipal code to establish
requirements for fire protection plans for
new development projects.
S-2.9 Fire District
Community
Development
◼
BB Defensible Space
Update the municipal code to establish
requirements for defensible space for
development in high and very high fire
hazard severity zones.
S-2.8
S-2.13
Fire District
Community
Development
◼
CC Water Supply
Regularly evaluate the city’s water supply
and water fire flow to ensure adequate
capacity during wildfire/fire events.
S-2.11 Fire District
Public Works ◼
DD Emergency Roadway Maintenance
Prioritize emergency roadway maintenance
projects within the City’s Capital
Improvement Plan.
S-2.1 Public Works
◼
EE Storm Drain Maintenance
Encourage community members to assist in
maintaining storm drains by providing
instructions for clearing debris from
stormdrains on the City’s website and
posting links ot the information to social
media before storm events.
S-3.4 Public Works
◼
FF Flood Improvement Projects
Develop and implement an improvement
plan to outline and prioritize capital
improvement projects for low-lying, floodprone, and sea level rise areas and seek funding for those projects.
S-3.1
S-3.2
S-3.5
Public Works
◼
GG Flood Management Training
Work with FEMA and other floodplain
management authorities to receive annual
training regarding floodplain regulations,
best practices, and management.
S-3.1 Public Works
◼
HH Flood Prevention in New Development
Develop mitigation and design guidelines for
new construction to protect development
from flood and sea level rise impacts.
S-3.5
S-3.6
Community
Development ◼
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9. SAFETY
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Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
202
5 – 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
II Wetland Management Plan
Work with other agencies to develop and
implement the American Canyon Wetlands
Restoration Plan and to preserve the
ecological integrity of wetland areas within
the city.
S-3.1
S-3.9
S-3.11
Community
Development
Public Works ◼
JJ Publicly-Owned Critical Facilities
Inventory critical facilities and other public
buildings that are exposed to seismic
shaking or are at an elevated risk of seismic
shaking or liquefaction. Seek funding to
conduct retrofits to City-owned
infrastructure to improve safety and provide
emergency power backup to reduce
vulnerability related to seismic hazards.
S-4.3
S-4.4
S-4.5
Public Works
◼
KK Funding to Identify Vulnerable Critical
Facilities
Seek grant funding to idenitfy and retrofit
critical facilities and infrastructure that is
vulnerable to geologic hazards.
S-4.3
S-4.4
S-4.5
Public Works
Community
Development
LL Privately-Owned Critical Facilities
Work with businesses and organizations to
encourage building retrofits to privately
owned critical faicilities to improve safety
and provide emergency power backup.
S-4.1
S-4.5
Public Works
◼
MM California Building Code
Adopt new California Building Code
requirements, when necessary, to promote
the use of updated design standards.
S-4.1
S-4.3
Community
Development ◼
NN Geologic Studies
Continue to enforce the California Building
Code and the Alquist-Priolo Earthquake
Fault Zoning Act that require geologic
studies to be performed so that habitable
structures and essential facilities will be
sited away from active and potentially
active faults.
S-4.1
S-4.2
S-4.6
Community
Development
◼
OO Water Infrastructure
Evaluate and monitor earthquake and
seismic safety of existing water
infrastructure and identify weaknesses.
Develop improvement programs for
infrastructure that is susceptible or
damaged by seismic events.
S-4.4 Public Works
◼
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Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
202
5 – 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
PP Hazardous Materials Transport
Designate and enforce safe routes through
the city for the transport of hazardous
materials.
S-5.3 Waste
Management ◼
QQ Hazardous Waste Information
Provide information on proper disposal of
household and industrial hazardous waste
to businesses, in City Hall, and on the City’s
website.
S-5.5 Waste
Management
◼
RR Hazardous Waste Disposal
Work with Recology American Canyon to
adjust hazardous waste drop off limits and
potentially expand curbside pick up beyond
motor oil.
S-5.5 Public Works
◼
SS Medical Waste Disposal
Distribute information on proper medical
waste disposal to businesses and residents.
S-5.4 Waste
Management ◼
TT Environmental Site Assessment
If determined by the City to be necessary, a
Phase I Environmental Site Assessment
(ESA) in accordance with ASTM International
methodologies shall be completed for new
development proposals prior to project
approval. If the Phase I ESA determines
hazardous materials may be present, a
Phase II ESA may be required. If the Phase II
ESA for the development site indicates that
contaminants are detected in the
subsurface at the project site, the project
applicant shall prepare a Soil Management
Plan for impacted soils prior to the start of
construction.
S-5.6 Community
Development
Public Works
◼
UU Airport Land Use Consistency
Maintain consistency between the land use
designations and the Napa County Airport
Land Use Compatibility Plan.
S-6.1 Community
Development ◼
VV ALUC Consistency
Monitor Airport Land Use Commission
planning efforts and update City land use
designations as appropriate.
S-6.7 Community
Development ◼
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Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
202
5 – 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
WW Restrict Siting of Sensitive Land Uses
Update the Municipal Code to restrict siting
of sensitive land uses in the
approach/departure or common traffic
pattern zones of the Napa County Airport,
consistent with the land use restrictions in
the Napa County Airport Land Use
Compatibility Plan.
S-8.1 Community
Development
◼
XX Water Conservation Education
Distribute information to the public on
incentives for water conservation best
practices.
S-7.1 Public Works
◼
YY State Water Conservation Programs
Update the Municipal Code to implement
and enforce State mandated water
conservation programs.
S-7.1 Public Works
◼
ZZ Climate Action Plan
Prepare a Climate Action Plan or expand the
City’s Energy Efficiency Climate Action Plan
to address and plan for climate change
impacts.
S-7.3 Community
Development
◼
AAA Sea Level Rise
Identify public and critical facilities
vulnerable to sea level rise impacts and
develop improvement plans to implement
retrofits or relocate facilities as appropriate.
S-7.3 Community
Development
Public Works
◼
BBB Napa County Climate Action Plan
Participate in the developmentment and
encourage adoption of the Napa County
Climate Action Plan as well as subsequent
updates.
S-7.3 Community
Development
◼
CCC Napa County Climate Action Committee
Attend the Napa County Climate Action
Committee meetings and work with the
committee on regional and local climate
action efforts.
S-7.3 Community
Development
◼
DDD Drought Tolerant Landscaping
Require the use of drought tolerant
landscaping in new construction.
S-7.10 Community
Development ◼
EEE Rebate Programs
Work with water providers to evaluate the
feasibility of expanding rebate programs for
the replacement of lawns and toilets to
other water fixtures and updates.
U-2.3
U-2.4
Public Works
◼
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Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
202
5 – 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
FFF Urban Forest Master Plan
Develop an Urban Forest Master Plan to
identify areas within the city that need
additional tree canopy, including street
trees, to mitigate the impacts of the urban
heat island effect.
ENV-1.6 Community
Development
Public Works ◼
GGG Green Roofs
Explore the opportunity to incorporate
green roof systems into local design
guidelines for new development.
U-4.8 Community
Development ◼
HHH Extreme Heat Relief
Identify and publicize facilities where
residents can seek refuge from extreme
heat, such as libraries, community centers,
or other public facilities.
S-7.5 Community
Development
Public Works
◼
III Extreme Heat Education
Distribute information regarding
preparation for extreme heat days and heat
related illness to community centers, senior
centers, and daycares and schools. Provide
informational materials in mutliple
languages.
S-7.6 Community
Development
◼
JJJ Air Conditioning Alternatives
Update the Municipal Code to establish
standards for air conditioning alternatives to
reduce energy demand and provide cooling
during extreme heat events.
S-7.7 Community
Development
◼
KKK Resilient Public Critical Facilities
Upgrade public critical facilities such as
libraries and community centers to
incorporate resiliency and preparedness to
extreme heat events and poor air quality,
prioritizing the protection of public health
for vulnerable populations.
S-7.8
S-7.9
Community
Development
Public Works ◼
LLL Bus Stop Shading
Install shade structures and/or plant shade
trees at bus stops that do not currently
provide shading.
S-7.8 Public Works
◼
MMM Open Space Maintenance
Evaluate climate change impacts on the
city’s managed open space areas and create
a maintenance plan to protect vegetation
from heat and drought.
S-7-10 Public Works
◼
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9. SAFETY
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Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
202
5 – 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
NNN City Tree Management
Create a City tree management plan to
monitor and maintain City owned trees.
S-7.11 Public Works
◼
OOO Critical Facilities Improvements
Identify, seek funding for, and implement
improvement projects to protect critical
facilities against poor air quality and
extreme heat.
S-7.12 Public Works
◼
PPP Community Outreach Partnerships
Partner with local organizations and non
profits to educate residents on climate
change hazards, with specific emphasis on
vulnerable populations.
S-7.13 Community
Development
Police
Fire District
◼
QQQ Noise Compatibility Matrix
Continue to enforce Chapter 8.12
Community Noise of the Municipal Code.
S-8.1
S-8.3
Community
Development
Police
◼
RRR Acoustical Analyses
Require applicants to submit an acoustical
analysis for projects near sensitive land uses
or involving new or expanded sensitive land
uses and require appropriate mitigation
measures to reduce noise impacts if
necessary to less than significant levels.
S-8.3 Community
Development
◼
SSS Noise Insultation
Require new residential development meet
the California Noise Insulation Standards
(Title 24 of the California Administrative
Code) for interior and exterior noise levels.
S-8.5 Community
Development
◼
TTT Vibration Impact Assessment
Require project-specific vibration impact
assessments and vibration impact reduction
measures for new development projects
using major vibration generating
equipment.
S-8.7 Community
Development
◼
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