Fiscal Year 2023/24 Engineer’s Report for:
Napa Valley Corporate Park
Landscape and Lighting District
April 2023
EXHIBIT A
CITY OF NAPA
P.O. Box 660
N
apa, California 94559
Phone - (707) 257-9500
Fax - (707) 257-9534
CITY COUNCIL
Scott Sedgley, Mayor
Beth Painter, Vice Mayor
Liz Alessio, Councilmember
Mary Luros, 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
TABLE 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
F
iscal Year 2023/24 Engineer’s Report – Napa Valley Corporate Park Landscape and Lighting District 1
1. EXECUTIVE SUMMARY
On May 2, 2023, 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 2023/24.
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 2023/24 assessment:
Total Administrative Costs $11,127.22
Total Maintenance Costs Charged to District 0.00 (1)
Total Assessed Acreage 161.69
Assessment per Acre $68.82
Total Amount to be Assessed (2) $11,126.58
(1) Pursuant 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
F
iscal Year 2023/24 Engineer’s Report – Napa Valley Corporate Park Landscape and Lighting District 2
2. PLANS 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 fo
rmerly 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 h
as 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 b
oundaries of the District as described below.
Facilities 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
F
iscal Year 2023/24 Engineer’s Report – Napa Valley Corporate Park Landscape and Lighting District 3
3. ESTIMATE OF COSTS
3.1 District Budget
The following table shows the estimated costs of administering the District.
Description
Fiscal Year 2023/24 Budget
Administrative Expenses
City Administration $5,700.00
Assessment Engineering 5,127.22
Banking Fees 200.00
County Servicing Costs 100.00
Total Administrative Expenses
Total Maintenance Costs Charged to District
$11,127.22
$0.00 (1)
Total Budget $11,127.22
(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 administration, coordination and management of District services.
Assessment Engineering: the cost of assessment engineering services, including preparation of the annual Engineer’s Report.
Legal Advertising: the costs associated with publishing the “Notice of Public Hearing” in a local newspaper.
County Servicing Costs: the costs of the Napa County Auditor-Controller to place the assessments on the tax roll.
EXHIBIT A
City of Napa
F
iscal Year 2023/24 Engineer’s Report – Napa Valley Corporate Park Landscape and Lighting District 4
4. ASSESSMENTS
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 s
ame 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:
Total Costs $11,127.22
Total Assessed Acreage 161.69
Assessment per Acre $68.82
Total Amount to be Assessed (1) $11,126.58
(1) Amount 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 p
ercentage 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
F
iscal Year 2023/24 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 p
er Acre.
Fiscal Year CPI Increase (1) (2)
Maximum Assessment
Per Acre
Actual Assessment
Per Acre (3)
2007/08 $3,135.02 $3,135.02
2008/09 2.77% 3,221.93 3,221.93
2009/10 1.16% 3,259.40 3,259.40
2010/11 1.79% 3,317.77 56.20
2011/12 1.70% 3,374.05 56.63
2012/13 3.00% 3,475.27 57.43
2013/14 2.45% 3,560.31 45.00
2014/15 2.45% 3,647.43 45.00
2015/16 2.53% 3,739.78 45.27
2016/17 3.02% 3,852.59 46.98
2017/18 3.44% 3,985.03 47.85
2018/19 3.56% 4,127.07 48.44
2019/20 3.52% 4,272.59 55.59
2020/21 2.91% 4,396.75 55.54
2021/22 1.57% 4,465.66 57.74
2022/23 5.19% 4,697.58 64.77
2023/24 5.30% 4,946.67 68.82
(1) The 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
F
iscal Year 2023/24 Engineer’s Report – Napa Valley Corporate Park Landscape and Lighting District 6
5. ASSESSMENT 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
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City of Napa
F
iscal Year 2023/24 Engineer’s Report – Napa Valley Corporate Park Landscape and Lighting District 7
6. AGREEMENT FOR ASSUMPTION OF MAINTENANCE
OBLIGATION
The following pages show the agreement for assumption of maintenance obligation for the District.
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City of Napa
F
iscal Year 2023/24 Engineer’s Report – Napa Valley Corporate Park Landscape and Lighting District 8
7. ASSESSMENT ROLL
The following pages provide a listing of parcels assessed within the District for Fiscal Year 2023/24.
EXHIBIT A
City of Napa
Napa Valley Corporate Park Landscape & Lighting
Fiscal Year 2023/24 Assessment Roll
APN S ite Address Levy Rounding Adjustment Grand Total
046-600-007-000 2600 NAPA VALLEY CORPORATE DR $578.06 $0.00 $578.06 046-600-012-000 901 KAISER RD 392.93 (0.01) 392.92
046-600-013-000 841 LATOUR CT 160.06 0.00 160.06
046-600-017-000 830 LATOUR CT 211.18 0.00 211.18
046-600-018-000 2511 NAPA VALLEY CORPORATE DR 481.72 0.00 481.72 046-600-019-000 2531 NAPA VALLEY CORPORATE DR 272.52 0.00 272.52 046-600-021-000 831 LATOUR CT 186.97 (0.01) 186.96
046-600-022-000 871 LATOUR CT 73.25 (0.01) 73.24
046-600-023-000 2550 NAPA VALLEY CORPORATE DR 109.53 (0.01) 109.52 046-600-024-000 860 LATOUR CT 151.64 0.00 151.64
046-600-025-000 840 LATOUR CT 157.93 (0.01) 157.92
046-600-030-000 2545 NAPA VALLEY CORPORATE DR 570.18 0.00 570.18 046-610-008-000
860 NAPA VALLEY CORPORATE
WAY 437.98 0.00 437.98
046-610-009-000 370.75 (0.01) 370.74
046-610-011-000 555.47 (0.01) 555.46
046-610-016-000 2655 NAPA VALLEY CORPORATE DR 258.13 (0.01) 258.12 046-610-018-000 2650 NAPA VALLEY CORPORATE DR 121.69 (0.01) 121.68 046-610-019-000 124.87 (0.01) 124.86
046-610-020-000 299.02 0.00 299.02
046-610-021-000 2751 NAPA VALLEY CORPORATE DR 1,651.68 0.00 1,651.68 046-620-003-000 850 BORDEAUX WAY 569.46 0.00 569.46
046-620-004-000
851 NAPA VALLEY CORPORATE
WAY 474.08 0.00 474.08
046-620-015-000 865 BORDEAUX WAY 355.69 (0.01) 355.68
046-620-017-000 875 BORDEAUX WAY 727.81 (0.01) 727.80
046-630-004-000 901 ANSELMO CT 194.57 (0.01) 194.56
046-630-005-000 935 ANSELMO CT 192.94 0.00 192.94
046-630-006-000 961 ANSELMO CT 660.61 (0.01) 660.60
046-630-008-000 920 ANSELMO CT 256.12 0.00 256.12
046-730-002-000 2799 NAPA VALLEY CORPORATE DR 25.49 (0.01) 25.48 046-730-003-000 2797 NAPA VALLEY CORPORATE DR 27.84 0.00 27.84 046-730-004-000 2795 NAPA VALLEY CORPORATE DR 28.43 (0.01) 28.42 046-730-005-000 2793 NAPA VALLEY CORPORATE DR 28.04 0.00 28.04 046-730-006-000 2791 NAPA VALLEY CORPORATE DR 27.84 0.00 27.84 046-730-007-000 2789 NAPA VALLEY CORPORATE DR 31.68 0.00 31.68 046-730-008-000 2787 NAPA VALLEY CORPORATE DR 25.76 0.00 25.76 046-730-009-000 2785 NAPA VALLEY CORPORATE DR 24.80 0.00 24.80 046-730-010-000 2783 NAPA VALLEY CORPORATE DR 25.35 (0.01) 25.34 046-730-011-000 2781 NAPA VALLEY CORPORATE DR 24.80 0.00 24.80 046-730-012-000 2779 NAPA VALLEY CORPORATE DR 27.41 (0.01) 27.40 046-730-013-000 2777 NAPA VALLEY CORPORATE DR 24.80 0.00 24.80 046-730-014-000 2775 NAPA VALLEY CORPORATE DR 27.39 (0.01) 27.38 Slight variances may occur due to rounding
Copyright © 2013 by NBS P age 1 of 2 03/22/2023 05:04:26PM
EXHIBIT A
City of Napa
Napa Valley Corporate Park Landscape & Lighting
Fiscal Year 2023/24 Assessment Roll
APN S ite Address Levy Rounding Adjustment Grand Total
046-730-015-000 2773 NAPA VALLEY CORPORATE DR 8.25 (0.01) 8.24 046-730-016-000 2771 NAPA VALLEY CORPORATE DR 8.25 (0.01) 8.24 046-740-002-000 855 BORDEAUX WAY 11.89 (0.01) 11.88
046-740-003-000 855 BORDEAUX WAY 6.25 (0.01) 6.24
046-740-004-000 855 BORDEAUX WAY 7.19 (0.01) 7.18
046-740-005-000 855 BORDEAUX WAY 11.89 (0.01) 11.88
046-740-006-000 855 BORDEAUX WAY 12.99 (0.01) 12.98
046-740-007-000 855 BORDEAUX WAY 10.52 0.00 10.52
046-740-008-000 855 BORDEAUX WAY 10.57 (0.01) 10.56
046-740-009-000 855 BORDEAUX WAY 10.63 (0.01) 10.62
046-740-010-000 855 BORDEAUX WAY 13.36 0.00 13.36
046-740-011-000 855 BORDEAUX WAY 5.13 (0.01) 5.12
046-740-012-000 855 BORDEAUX WAY 19.84 0.00 19.84
046-740-013-000 855 BORDEAUX WAY 12.99 (0.01) 12.98
046-740-014-000 855 BORDEAUX WAY 10.52 0.00 10.52
046-740-016-000 855 BORDEAUX WAY 7.52 0.00 7.52
046-740-017-000 855 BORDEAUX WAY 10.45 (0.01) 10.44
046-740-018-000 855 BORDEAUX WAY 2.18 0.00 2.18
$11,126.89 ($0.31) $11,126.5859 Accounts
$11,126.89 ($0.31) $11,126.5859 Total Accounts
Slight variances may occur due to rounding
Copyright © 2013 by NBS P age 2 of 2 03/22/2023 05:04:27PM
EXHIBIT A