Fis
cal Year 2022/23 Engineer’s Report for:
Nap
a Valley Corporate Park
Landscape and Lighting District
April 2022
EXHIBIT A
CIT
Y OF NAPA
P.O. Box 660
Napa, California 94559
Phone - (707) 257-9500
Fax - (707) 257-9534
CIT
Y COUNCIL
Scott Sedgley, Mayor
Mary Luros, Vice Mayor
Beth Painter, Councilmember
Liz Alessio, Councilmember
Bernie Narvaez, Councilmember
CITY STAFF
Julie Lucido, Director of Public Works
Patrick Melgar, Public Works Department – Management Analyst
NBS
Sara Mares, Client Services Director
Stephanie Parson, Project Manager
Andrew Kraus, Administrator
EXHIBIT A
TABL
E OF CONTENTS
1. EXECUTIVE SUMMARY .................................................................................................... 1
2. PLANS AND SPECIFICATIONS ........................................................................................... 2
2.1 Description of Boundaries ......................................................................................... 2
2.2 Assumption of Maintenance Obligations .................................................................. 2
2.3 Description of Improvements and Services .............................................................. 2
3. ESTIMATE OF COSTS ....................................................................................................... 3
3.1 District Budget ........................................................................................................... 3
3.2 Security Deposit ........................................................................................................ 3
3.3 Definitions of Budget Items ....................................................................................... 3
4. ASSESSMENTS ................................................................................................................ 4
4.1 Assessment Methodology ......................................................................................... 4
4.2 Assessment Rate Adjustments .................................................................................. 4
4.3 Maximum Assessment Rates .................................................................................... 5
5. ASSESSMENT DIAGRAM .................................................................................................. 6
6. AGREEMENT FOR ASSUMPTION OF MAINTENANCE OBLIGATION .................................... 7
7. ASSESSMENT ROLL .......................................................................................................... 8
EXHIBIT A
City
of Napa
Fiscal Year 2022/23 Engineer’s Report – Napa Valley Corporate Park Landscape and Lighting District 1
1. E
XECUTIVE SUMMARY
On
May 3, 2022, the City Council of the City of Napa (the “City”), State of California, under the Landscaping and Lighting Act of 1972 (the “Act”), adopted a resolution initiating proceedings for the levy of assessments and ordering the preparation of an Engineer’s Report for the Napa Valley Corporate Park Landscape and Lighting District (the “District”) for Fiscal Year 2022/23.
The foregoing resolution directed NBS to prepare and file a report presenting plans and specifications describing the general nature, location and extent of the improvements to be maintained within the District, an estimate of the costs to administer the District, a diagram of the District showing the area and properties to be assessed, and an assessment amount, per acre, that will be assessed upon all assessable lots and/or parcels within the district in proportion to the special benefit received for the referenced fiscal year.
On June 30, 2010, the City and the Napa Valley Corporate Park Property Owners Association (the “POA”) entered into an Agreement for Assumption of Maintenance Obligations of Napa Valley Corporate Park Landscaping and Lighting District (City of Napa Agreement No. C201031) (the “Agreement”). With respect to the District, the Agreement states “… the District will exist as a dormant district meeting the legal requirements for such existence as reasonably determined by the City.” The Agreement further states “… the District shall perform only such actions as are necessary for its continued existence unless and until there is a default by POA under this Agreement.”
In order to meet the legal requirements for the District’s continued existence, the City levies an annual assessment. The assessment is levied sufficient to meet only the costs of the administrative activities required to place the assessments on the tax roll (including preparation of resolutions, staff reports, this engineer’s report, noticing the public hearing, and tracking funds). The assessment no longer funds maintenance of the improvements. As required by the Agreement, the POA handles the maintenance of the improvements and funds the costs through its own assessment not related to the District.
The
following is a summary of the proposed Fiscal Year 2022/23 assessment:
Tot
al Administrative Costs $10,472.64
Tot
al Maintenance Costs Charged to District 0.00 (1)
Tot
al Assessed Acreage 161.69
Ass
essment per Acre $64.77
Tot
al Amount to be Assessed (2) $10
,472.06
(1) P
ursuant to the Agreement, the POA is responsible for maintenance of the improvements and the costs thereof.
(2) Amount is slightly less than total costs due to installment rounding.
EXHIBIT A
City
of Napa
Fiscal Year 2022/23 Engineer’s Report – Napa Valley Corporate Park Landscape and Lighting District 2
2. P
LANS AND SPECIFICATIONS
The
District was originally formed to provide funding for the continued maintenance, servicing, and administration of various landscaping and lighting improvements and associated appurtenances located within the public right-of-way and dedicated easements within the boundaries of the District.
2.1 Description of Boundaries
The District is located within the incorporated territory of the City, comprising approximately 217.82 acres formerly known as the Napa Valley Corporate Park. The area is now known as the Napa Valley Commons.
A map showing the general location of the District and associated landscaping easements is included in Section 5 of this report. The Assessment Diagram for the District has been submitted to the City Clerk in the format required under the provision of the Act.
2.2 Assumption of Maintenance Obligations
As noted in the Executive Summary, the City and the POA have entered into an agreement where the POA has agreed to assume the maintenance obligations for the improvements related to the District. As such, the District does not currently fund the maintenance activities described in Section 2.3. The assessments are levied in an amount sufficient to meet only the costs of the administrative activities required to place the assessments on the tax roll.
2.3 Description of Improvements and Services
The District was formed to provide for the maintenance and servicing of various improvements within the boundaries of the District as described below.
Facilit
ies to be maintained and serviced may include, but are not limited to landscaping, parking lots, walkways, crosswalks, fences, signs, parks and parkways, street lights, retaining walls, embankments, drainage facilities, sprinkler systems, electrical energy for irrigation controllers and street lights, the grape crusher sculpture and park and associated appurtenant facilities.
Landscaping may include ornamental planting including lawns, shrubs and trees. Servicing may include installing, operating, maintaining, repairing and replacing the public facilities together with the equipment, facilities, staff time and any necessary administrative activities. The repair, removal or replacement of all or any part of any improvement, providing for the life, growth, health and beauty of the landscaping, treating for disease or injury, as well as the maintenance, repair and replacement, as necessary, of all irrigation systems and graffiti removal from walls immediately adjacent to the cultivated areas.
As
required by the Agreement, the POA now handles maintenance activities and funds the costs of those activities through its own assessment not related to the District.
EXHIBIT A
City
of Napa
Fiscal Year 2022/23 Engineer’s Report – Napa Valley Corporate Park Landscape and Lighting District 3
3. E
STIMATE OF COSTS
3.1 District Budget
The following table shows the estimated costs of administering the District.
Des
cription
Fis
cal Year 2022/23 Budget
Adm
inistrative Expenses
City
Admin
istration $5,700.0
0 Ass
essment Engineering 4,472.64
Bank
ing Fees 200
.00
Cou
nty Servicing Costs 100.0
0 Tot
al Administrative Expenses
Total Maintenance Costs Charged to District
$10
,472.64
$0.
00 (1)
Tot
al Budget $10,472.64
(1)
Pursuant to the Agreement, the POA is responsible for maintenance of the improvements and the costs thereof.
3.2 Security Deposit
Per Section 1.11 of the Agreement, “… the sum of $45,000 [is] to be held by the District in an interest bearing account as security for the POA’s performance of its obligations and duties hereunder and to be used by the District in the event of default by POA as set forth in this Agreement.”
3.3 Definitions of Budget Items
The following definitions describe the items that are included in the District Budget:
Administrative Expenses:
City Administration: the cost to all particular departments and staff of the City for providing the adm
inistration, coordination and management of District services.
Assessment Engineering: the cost of assessment engineering services, including preparation of the ann
ual Engineer’s Report.
Leg
al Advertising: the costs associated with publishing the “Notice of Public Hearing” in a local new
spaper.
Cou
nty Servicing Costs: the costs of the Napa County Auditor-Controller to place the assessments on the
tax roll.
EXHIBIT A
City
of Napa
Fiscal Year 2022/23 Engineer’s Report – Napa Valley Corporate Park Landscape and Lighting District 4
4. AS
SESSMENTS
The
assessment will be apportioned to each parcel in the District as shown on the latest equalized roll of the Napa County Assessor. The description of each lot or parcel is part of the records of the Napa County Assessor and such records are, by reference, made part of this Report.
4.1 Assessment Methodology
Even though the assessment is not currently being levied to pay for maintenance of the improvements, the same assessment methodology originally developed by the formation engineer and approved by the property owners is still being used to levy the assessments to fund administrative expenses.
The Total Costs are divided by the Total Assessed Acreage in order to determine the Assessment per Acre.
There are 161.69 assessable acres within the District. When a parcel or portion of a parcel is specifically designated as a landscaping easement, utility easement, or open space easement, the acreage associated with such an easement is exempted from assessment. This type of acreage would not experience benefit from the maintenance of landscaping or open space because it is dedicated to providing these functions.
The table below summarizes the assessment:
Tot
al Costs $10,472.64
Tot
al Assessed Acreage 161.69
Ass
essment per Acre $64.77
Tot
al Amount to be Assessed (1) $10
,472.06
(1) A
mount is slightly less than total costs due to installment rounding.
4.2 Assessment Rate Adjustments
For each year after the base year (2007/08), the Maximum Assessment Rate per Acre is increased by the percentage change in the U.S. Department of Labor, Bureau of Labor Statistics, Consumer Price Index for all Urban Consumers (CPI-U) for the San Francisco-Oakland-Hayward area as of February. If the percentage change is negative, the Maximum Assessment Rate per Acre remains the same as it was in the prior year.
The Actual Assessment Rate per Acre may be less than, but may not exceed the Maximum Assessment Rate per Acre unless appropriate proceedings are conducted by the City to authorize such an increase.
EXHIBIT A
City
of Napa
Fiscal Year 2022/23 Engineer’s Report – Napa Valley Corporate Park Landscape and Lighting District 5
4.3 Maximum Assessment Rates
The table below shows the historical CPI increases, Maximum Assessment per Acre, and Actual Assessment per Acre.
Fis
cal Year CPI
Increase (1) (2)
Max
imum Assessment
Per
Acre
Act
ual Assessment
Per
Acre (3)
200
7/08 $3,135.02 $3,135.02
200
8/09 2.77% 3,221.93 3,221.93
200
9/10 1.16% 3,259.40 3,259.40
201
0/11 1.79% 3,317.77 56.20
201
1/12 1.70% 3,374.05 56.63
201
2/13 3.00% 3,475.27 57.43
201
3/14 2.45% 3,560.31 45.00
201
4/15 2.45% 3,647.43 45.00
201
5/16 2.53% 3,739.78 45.27
201
6/17 3.02% 3,852.59 46.98
201
7/18 3.44% 3,985.03 47.85
201
8/19 3.56% 4,127.07 48.44
201
9/20 3.52% 4,272.59 55.59
202
0/21 2.91% 4,396.75 55.54
202
1/22 1.57% 4,465.66 57.74
202
2/23 5.19% 4,697.58 64.77
(1) T
he CPI Increase, as displayed in this table, is a rounding of the actual CPI Increase. The Maximum Assessment per Acre is calculated by using the actual CPI Increase, not the rounding of the actual CPI Increase. (2) As the Bureau of Labor Statistics replaced the San Francisco-Oakland-San Jose CPI in January 2018 with the San Francisco- Oakland-Hayward index (the “New Index”), the CPI increases in Fiscal Year 2018/19 and thereafter reflect the change in CPI as of February from this New Index. The New Index will be used moving forward as it is the closest, comparable index to the previously existing San Francisco-Oakland-San Jose index. This New Index is the only Northern California index in existence currently.
(3) Beginning in Fiscal Year 2010/11, the POA assumed the maintenance obligations for the improvements within the District.
Therefore, the Actual Assessment per Acre was reduced significantly.
EXHIBIT A
City
of Napa
Fiscal Year 2022/23 Engineer’s Report – Napa Valley Corporate Park Landscape and Lighting District 6
5. AS
SESSMENT DIAGRAM
An
Assessment Diagram for the District has been submitted to the City Clerk in the format required under the provision of the Act and is incorporated herein by reference. The map on the following page is a general map of the District and its landscaping easements.
EXHIBIT A
EXHIBIT A
City
of Napa
Fiscal Year 2022/23 Engineer’s Report – Napa Valley Corporate Park Landscape and Lighting District 7
6. AG
REEMENT FOR ASSUMPTION OF MAINTENANCE
OBLIGATION
The
following pages show the agreement for assumption of maintenance obligation for the District.
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT A
EXHIBIT A
City
of Napa
Fiscal Year 2022/23 Engineer’s Report – Napa Valley Corporate Park Landscape and Lighting District 8
7. AS
SESSMENT ROLL
The
following pages provide a listing of parcels assessed within the District for Fiscal Year 2022/23.
EXHIBIT A
City
of Napa
Napa Valley Corporate Park Landscape & Lighting
Fiscal Year 2022/23 Assessment Roll
APN Site Address Levy Rounding Adjustment Grand Total
046
-600-007-000 260
0 NAPA VALLEY CORPORATE DR $54
4.05 ($0.01) $544.04
046-600-012-000 901
KAISER RD 369
.82 0.00 369.82
046-600-013-000 841
LATOUR CT 150
.64 0.00 150.64
046-600-017-000 830
LATOUR CT 198
.75 (0.01) 198.74
046-600-018-000 251
1 NAPA VALLEY CORPORATE DR 453
.39 (0.01) 453.38
046-600-019-000 253
1 NAPA VALLEY CORPORATE DR 256
.48 0.00 256.48
046-600-021-000 831
LATOUR CT 175
.98 0.00 175.98
046-600-022-000 871
LATOUR CT 68.
94 0.00 68.94
046-600-023-000 255
0 NAPA VALLEY CORPORATE DR 103
.09 (0.01) 103.08
046-600-024-000 860
LATOUR CT 142
.72 0.00 142.72
046-600-025-000 840
LATOUR CT 148
.64 0.00 148.64
046-600-030-000 254
5 NAPA VALLEY CORPORATE DR 536
.64 0.00 536.64
046-610-008-000
860
NAPA VALLEY CORPORATE
WAY 412
.22 0.00 412.22
046-610-009-000 348.94 0.00 348.94
046-610-011-000 522.79 (0.01) 522.78
046-610-016-000 265
5 NAPA VALLEY CORPORATE DR 242
.94 0.00 242.94
046-610-018-000 265
0 NAPA VALLEY CORPORATE DR 114
.53 (0.01) 114.52
046-610-019-000 117.53 (0.01) 117.52
046-610-020-000 281.43 (0.01) 281.42
046-610-021-000 275
1 NAPA VALLEY CORPORATE DR 1,5
54.52 0.00 1,554.52
046-620-003-000 850
BORDEAUX WAY 535
.96 0.00 535.96
046-620-004-000
851
NAPA VALLEY CORPORATE
WAY 446
.19 (0.01) 446.18
046-620-015-000 865
BORDEAUX WAY 334
.77 (0.01) 334.76
046-620-017-000 875
BORDEAUX WAY 685
.00 0.00 685.00
046-630-004-000 901
ANSELMO CT 183
.13 (0.01) 183.12
046-630-005-000 935
ANSELMO CT 181
.59 (0.01) 181.58
046-630-006-000 961
ANSELMO CT 621
.75 (0.01) 621.74
046-630-008-000 920
ANSELMO CT 241
.06 0.00 241.06
046-730-002-000 279
9 NAPA VALLEY CORPORATE DR 23.
99 (0.01) 23.98
046-730-003-000 279
7 NAPA VALLEY CORPORATE DR 26.
20 0.00 26.20
046-730-004-000 279
5 NAPA VALLEY CORPORATE DR 26.
76 0.00 26.76
046-730-005-000 279
3 NAPA VALLEY CORPORATE DR 26.
39 (0.01) 26.38
046-730-006-000 279
1 NAPA VALLEY CORPORATE DR 26.
20 0.00 26.20
046-730-007-000 278
9 NAPA VALLEY CORPORATE DR 29.
82 0.00 29.82
046-730-008-000 278
7 NAPA VALLEY CORPORATE DR 24.
24 0.00 24.24
046-730-009-000 278
5 NAPA VALLEY CORPORATE DR 23.
34 0.00 23.34
046-730-010-000 278
3 NAPA VALLEY CORPORATE DR 23.
86 0.00 23.86
046-730-011-000 278
1 NAPA VALLEY CORPORATE DR 23.
34 0.00 23.34
046-730-012-000 277
9 NAPA VALLEY CORPORATE DR 25.
79 (0.01) 25.78
046-730-013-000 277
7 NAPA VALLEY CORPORATE DR 23.
34 0.00 23.34
046-730-014-000 277
5 NAPA VALLEY CORPORATE DR 25.
78 0.00 25.78
Sli
ght variances may occur due to rounding
Copyright © 2013 by NBS Page 1 of 2 03/31/2022 10:49:11AM
EXHIBIT A
City
of Napa
Napa Valley Corporate Park Landscape & Lighting
Fiscal Year 2022/23 Assessment Roll
APN Site Address Levy Rounding Adjustment Grand Total
046
-730-015-000 277
3 NAPA VALLEY CORPORATE DR 7.7
7 (0.01) 7.76
046-730-016-000 277
1 NAPA VALLEY CORPORATE DR 7.7
7 (0.01) 7.76
046-740-002-000 855
BORDEAUX WAY 11.
19 (0.01) 11.18
046-740-003-000 855
BORDEAUX WAY 5.8
8 0.00 5.88
046-740-004-000 855
BORDEAUX WAY 6.7
7 (0.01) 6.76
046-740-005-000 855
BORDEAUX WAY 11.
19 (0.01) 11.18
046-740-006-000 855
BORDEAUX WAY 12.
23 (0.01) 12.22
046-740-007-000 855
BORDEAUX WAY 9.9
0 0.00 9.90
046-740-008-000 855
BORDEAUX WAY 9.9
5 (0.01) 9.94
046-740-009-000 855
BORDEAUX WAY 10.
01 (0.01) 10.00
046-740-010-000 855
BORDEAUX WAY 12.
57 (0.01) 12.56
046-740-011-000 855
BORDEAUX WAY 4.8
3 (0.01) 4.82
046-740-012-000 855
BORDEAUX WAY 18.
67 (0.01) 18.66
046-740-013-000 855
BORDEAUX WAY 12.
23 (0.01) 12.22
046-740-014-000 855
BORDEAUX WAY 9.9
0 0.00 9.90
046-740-016-000 855
BORDEAUX WAY 7.0
8 0.00 7.08
046-740-017-000 855
BORDEAUX WAY 9.8
3 (0.01) 9.82
046-740-018-000 855
BORDEAUX WAY 2.0
5 (0.01) 2.04
$10
,472.36 ($0.30) $10,472.0659 Accounts
$10
,472.36 ($0.30) $10,472.0659 Total Accounts
Sli
ght variances may occur due to rounding
Copyright © 2013 by NBS Page 2 of 2 03/31/2022 10:49:11AM
EXHIBIT A