Concept Review and Open Public Hearing for a Minor Amendment to the Watson Ranch Specific Plan, and Major Modification to the Promontory Subdivision Vesting Tentative Subdivision Map 

Open public hearing, receive public comments, and continue the Minor Amendment to the Watson Ranch Specific Plan, and Major Modification to the Promontory Subdivision Vesting Tentative Subdivision Map to the next regularly scheduled Planning Commission meeting on November 19, 2026

Brent Cooper, AICP, Community Development Director

Matthew Summers, City Attorney

Table 1: Site Information

Background: On July 27, 2023, the Planning Commission approved a Design Permit for the Promontory Project in Watson Ranch and associated conditions of approval. The Design Permit contemplates the following improvements:

• 216 single-family lots with 54 junior accessory dwelling units (JADUs),
• 8 new local streets,
• approximately 1/2 a mile of the Napa Valley Vine Trail,
• 3.8 acres of parkland,
• Newell Drive Segment 1 which is a future roadway from its current terminus in Vintage Ranch to Rio Del Mar, and 
• A detention basin to handle runoff from Newell Drive.  

The Design Permit approval included adopting findings that the environmental effects of the Promontory Project were contemplated and evaluated in the WRSP EIR and no subsequent environmental review was required (Resolution No. 2023-12). A location map is included as Attachment 1. A copy of Resolution 2023-12 is included as Attachment 2.

On August 15, 2023, the City Council approved the Promontory Vesting Tentative Subdivision Map (VTSM) which subdivides the land for housing, internal streets, and the park. The VTSM consists of nearly 48 acres and is located north and south of a future extension of Rio Del Mar and between the proposed Vine Trail and Newell Drive. The VTSM approval included adopting findings that the environmental effects of the Promontory Project were contemplated and evaluated in the WRSP EIR and no subsequent environmental review was required (Resolution 2023-70).  A copy of Resolution 2023-70 is included as Attachment 3.

On December 16, 2025, the City Council adopted Resolution No. 2025-99 approving the Promontory Parcel Map, the Promontory Lot 1 Final Map Phase 1, the Promontory Lot 2 Final Map Phase 2 (collectively "Final Maps"), and authorizing the City Manager to execute a Subdivision Improvement Agreement for the Promontory Project. A Final Map is an important step in allowing the developer to legally sell the lots in the Vesting Tentative Subdivision map.  Due to the dispute between the Parties regarding infrastructure and reimbursement issues, the Final Maps have not been recorded, and the SIA has not been executed. A copy of Resolution 2025-99 is included as Attachment 4. Instead, the Parties have continued their discussions, resulting in the proposed project modification.

The VTSM and Design Permit remain in effect as of the date of this Agreement and will expire on February 15, 2027, pursuant to American Canyon Municipal Code sections 18.24.050 and 19.41.060 and the statutory extension for housing entitlements pursuant to Government Code section 65914.4.

On March 6, 2026, Developer filed a protest under the Mitigation Fee Act (MFA), contending the December 16, 2025 approval contending that the Final Maps and SIA for the Promontory Project violated the Watson Ranch Specific Plan (WRSP) and the MFA. The developer also asserted that certain conditions and exactions imposed upon the Promontory Project violated the Housing Accountability Act, Subdivision Map Act, and thus constituted inverse condemnation or takings. The City disagrees with these contentions, and the City and the Developer have agreed to process a project modification, and to resolve the disputed matters if the modified project is approved through the entitlement process.

Proposed Project

On June 17, 2026, 330 Land Company, LLC (Applicant) submitted a Major Modification to the Promontory VTSM to resolve the protest under the Mitigation Fee Act (MFA) and other legal claims against the City associated with the Promontory approvals.  To ensure consistency between the VTSM and the WRSP, the applicant submitted a minor amendment to the WRSP.  Each application is discussed below:

Vesting Tentative Subdivision Map Amendment (File # PL-26-0014)

Amendments Proposed:

1. Remove the requirement that the developer construct Newell Drive Segment 1 between the current northern terminus of Newell Drive and Rio Del Mar. 
2. Remove  the requirement to construct a planned detention basin at the southern tip of the VTSM.
3. Construct Newell Drive along the project frontage from Rio Del Mar to within 120 feet of the northern project limit with a revised roadway cross-section.  
4. Relocate a planned 12-inch potable water transmission line from the Newell Drive into Reilly Road within the subdivision street network.
5. Construct a mini-roundabout at the project entrance intersection of Bernice Lane and Newell Drive.
6. Construct a temporary emergency vehicle access from the north leg of Newell Drive from the mini-roundabout to Vader Street
7. Construct a temporary emergency vehicle access from the northern terminus of Newell Drive to the extension of East Rio Del Mar within the Newell Drive right-of-way.
   
   

A copy of the proposed amended VTSM is included as Attachment 5.

Vesting Tentative Map Amendment Process

The California Subdivision Map Act accommodates modifications to a previously approved Vesting Tentative Subdivision Map when the modified map remains consistent with:

• The General Plan and any applicable Specific Plan.
• The modified subdivision design and improvements remain consistent with the General Plan and Specific Plan.
• None of the mandatory denial findings in Government Code § 66474 can be made. These findings relate to site suitability, environmental impacts, public health and safety, and conflicts with public easements.
• The modified vesting map continues to satisfy the requirements applicable to Vesting Tentative Maps under Government Code § 66498.1.
• CEQA Section 15183 environmental review findings; and
• A finding that the modified Vesting Tentative Map remains eligible for vesting rights under §66498.1.

Staff is working with the applicant to ensure that these findings can be made.  However, all documentation needed is not yet complete. 

Watson Ranch Specific Plan Minor Amendment (File # PL26-0019)

Changes to the VTSM require two minor amendments to the Watson Ranch Specific Plan WRSP.  These amendments are proposed to ensure consistency between the VTSM and the WRSP are discussed below:

1. Figure 7.5 Pedestrian and Bicycle Circulation.  Figure 7.5 depicts a Class 2 On-Street bicycle lane within the Newell Drive right-of-way.  The amended Newell roadway cross section would replace the Class 2 Bicycle Lane to a Class 1 Off-Street Bike/Pedestrian Trail.  This Figure would reflect this change which extends beyond the Promontory frontage across the entire Newell Road right-of-way from the terminus at Vintage Ranch to the northern limits of WRSP. A copy of existing and proposed Newell Cross Section Figure 7.5  is included as Attachment 6.

2. Figure 8.2 Water Infrastructure.  Figure 8.2 depicts a 12-inch on-site Zone 3 water main within the Newell Drive right-of-way, north of Rio Del Mar.  The amendment would relocated this water main into the Promontory subdivision and north to a future east-west roadway within the AC-1 LLC property.  A copy of existing and proposed Potable Water line Figure 8.2 is included as Attachment 7.

WRSP Minor Amendment Definition and Criteria

Section 9.6.3.2 of the WRSP defines a Minor Amendment as:

"A change that remains consistent with the plan's vision, goals, objectives, and policies and does not significantly alter the physical character or intent of the WRSP".

A Minor Amendment may be approved by the Community Development Director without Planning Commission or City Council review, provided the amendment does not adversely affect public welfare, create significant new environmental impacts, or otherwise conflict with the overall purpose of the Specific Plan.

Staff is working with the applicant to ensure that these findings can be made.  However, all documentation needed is not yet complete. 

Figure 8.2, Water Infrastructure.
The amendment relocates a planned 12-inch Zone 3 water main from the Newell Drive roadway right-of-way into the Promontory subdivision and a future east-west roadway within the AC-1 LLC property.   A graphic  showing the  proposed change is included  as Attachment 8.  Staff is working with the applicant to evaluate this amendment.  However, all documentation needed is not yet complete. 

Because key information to determine compliance with applicable policies and ordinances is not yet complete, staff recommends the Planning Commission open the public hearing, receive any public comments, and continue the public hearing to the next regularly scheduled meeting on November 19,2026. 

The Promontory Subdivision VTM application required a developer deposit for review and processing, so there is no fiscal impact for staff time. The addition of 216 single-family homes would provide additional housing units and tax revenue to the City.