Canyon Estates is a master planned, custom home community located in the City of American Canyon, in Napa County. A seven-year environmental review and entitlement process was completed in late 2017, involving various City, County, State and Federal agencies. Construction of site improvements began in the fall of 2020; these improvements are expected to be substantially complete by late summer 2021.

Canyon Estates Project Entitlements

The following land use, zoning, subdivision, environmental, jurisdictional and resource agency entitlements have been established for Canyon Estates:

• Final Subdivision Map for 35-lot subdivision recorded 02/19/21.
  (Download)
• Conservation Easement for Canyon Estates Habitat Preserve recorded 02/24/21.
  (Download)
• CDFW Streambed Alteration Agreement providing approval by the CDFW for Streambed Alteration impacting unnamed tributary to Newell Creek 05/09/16.
  (Download 1) (Download 2)
• Design Guidelines outlining process and standards for review and approval of homes on individual lots, approved by City Council on 02/16/16.
  (Download)
• Project-Level Mitigated Negative Declaration (unanimously approved by the City Council on 1/20/15, Notice of Determination filed 2/04/15). The Canyon Estates MND provides project-level CEQA coverage for construction of the entire community.
  (Download)
• General Plan Designation of Rural Estate (RE) establishing density of 1 unit/acre within the 38.2-acre development area (unanimously adopted by City Council 1/20/15). This designation and its supporting policies establish the City’s General Plan level endorsement for Canyon Estates.
  (Download)
• Zoning of Rural Residential Hillside (RRH) establishing minimum lot sizes of 20,000 square feet, and special standards custom-written for homes in Canyon Estates (unanimously adopted by City Council 2/03/15). The RRH Zoning includes all of the standards applicable to development of the community, including the individual custom or semi-custom homes on all 35 lots, as shown on the Illustrative Plan and Vesting Tentative Map.
  (Download)
• Annexation to the City of American Canyon and Fire District (approved by Napa LAFCO as a Boundary Reorganization on 6/29/15). The Canyon Estates Boundary Reorganization was unanimously approved by Napa LAFCO following establishment of a tax sharing agreement between the City and Napa County; certification of the Reorganization took place late in July 2015, based on the plat and legal description filed.
  (Download)
• Wetland Delineation Verification by San Francisco District of U.S. Army Corps of Engineers (USACE) identifying total of 1.51 acres of jurisdictional wetlands & waters (issued by the Corps on 4/04/15).
  (Download)
• Biological Opinion from USFWS issued on 1/18/2017 confirming no adverse effects on federally listed species, and including incidental “take” authorization, subject to the mitigation strategy outlined in the approved Vesting Tentative Map, calling for creation of a wildlife preserve on that portion of the project site outside the City Boundary.
  (Download)
• Nationwide Permit from USACE authorizing all localized impacts to jurisdictional areas, including stormwater outfall and soft-bottom culvert crossing. This process relies on the completed Section 7 consultation with USFWS. The full project qualifies for a Nationwide Permit under Section 404 of the Clean Water Act which has been authorized by the San Francisco District Regulatory Branch of the Corps on May 2, 2017.
  (Download 1) (Download 2) (Download 3) (Download 4)
• Section 401 CWA Certification from RWQCB based on City’s CEQA document and the Vesting Tentative Map.
  (Download 1) (Download 2)

Canyon Estates Illustrative Plan
(Download Illustrative Plan)
(Download Illustrative Plan with Habitat Preserve)

As approved in final form on 02/16/16, the overall design plan for Canyon Estates has undergone a lengthy process of public input and community involvement, which have helped to shape the project in response to both community and market needs.  The Canyon Estates Illustrative Plan reflects four years of close work with City staff, appointed and elected officials and the American Canyon community.  Following are the key attributes of Canyon Estates as reflected in the approved Illustrative Plan:

• Accommodation of thirty-five (35) custom or semi-custom homes on view lots ranging in size from ½ to 1 acre in size, situated within the City’s ULL and complemented by the creation of a large open space habitat preserve.
• Identification of five (5) “signature” lots of almost one acre in size to accommodate very large homes and help to communicate the rural character of this unique residential community.
• A substantial setback of over 300 feet from Newell Drive, to create greater privacy and enhance the “rural character” of the community, while also enhancing the sweeping water and hillside views afforded for each of the 35 lots in the community.

Technical Reports

The following technical reports and supporting documentation are available for review, providing evidence of the high level of engineering and planning analysis, as reflected in the project entitlements for Canyon Estates:

• Geotechnical Analysis.   Purcell Rhoades has prepared a detailed soils and geotechnical investigation report, which is based on development of the 38.2 acre project site in a manner consistent with the Illustrative Plan and Vesting Tentative Map.  The Geotechnical Analysis details the surface and subsurface conditions, and provides recommendations for grading and home construction. 
  (Download)
• Traffic Analysis.  A complete traffic analysis was prepared by Abrams Associates for Canyon Estates in 2014, was peer reviewed and accepted by the City’s traffic engineer, and was included as an appendix to the approved Negative Declaration.   The analysis documents that this unique housing community will have no significant traffic impacts and is designed to satisfy all safety and circulation needs. 
  (Download)
• Biological Assessment.  Monk & Associates has prepared a Biological Assessment which addresses all federally listed species, and creation/management of a conservation easement for the 70+ acre remainder of the Biggs property outside the Urban Limit Line (ULL). The BA will serve as the supporting basis for issuance of a Biological Opinion by the USFWS and issuance of a NWP by the USACE and a Section 1602 Agreement by the CBDG. The Biological Assessment was filed with the Corps in January 2016 to facilitate consultation with the USFWS under Section 7 of the CWA.
  (Download)
• Final Special Species Plant Survey.  Monk & Associates has completed focused surveys for special-status plants within the development envelope and the open space preserve of the Canyon Estates Project Site. The September 2016 report concluded that there were no special-status plant species identified within the project envelope or on the project site.
  (Download)
• Special Status Plant and Animal Surveys.  A series of surveys were completed between 2007 and 2013, demonstrating the absence of any special-status state or federal plant, bird or animal species within the project area (inside the ULL). This work included the CRLF, however because the development area is designated as dispersal habitat, an incidental take permit is to be included in the BO from the USFWS, and creation of the conservation easement is proposed as on-site mitigation. Preconstruction surveys will be required in accordance with standard protocol prior to ground-breaking.  
  (Download)
• Fiscal Impact Study.  A complete fiscal impact analysis was prepared for Canyon Estates by New Economics & Advisory, and (while not a CEQA issue) was included as an appendix to the approved MND. 
  (Download)
• Sweeping Views & Site Photos.  Canyon Estates is physically connected to over 1,000 acres of public open space which will be augmented by the dedication of a conservation easement (shown on the Vesting Tentative Map) for the 70+ acres of project site situated outside the Urban Limit Line.  The 35 individual home sites are situated at 125 to 175 feet above the valley floor, affording sweeping views over the Napa River and San Francisco Bay, from Napa Valley to Mt. Tamalpais.  
   (Download)
• Title Report.  The full title report is available for review, and has been included as supporting documentation for the Vesting Tentative Map.
  (Download)