Fiscal Year 2025/26 Engineer’s Report for:
Napa Valley Corporate Park
Landscape and Lighting District
April 2025
EXHIBIT A
CITY OF NAPA
P.O. Box 660
Napa, California 94559
Phone - (707) 257-9500
Fax - (707) 257-9534
CITY COUNCIL
Scott Sedgley, Mayor
Bernie Narvaez, Vice Mayor
Christopher DeNatale, Councilmember
Beth Painter, Councilmember
Mary Luros, 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
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
C
ity of Napa
F
iscal Year 2025/26 Engineer’s Report – Napa Valley 1Corporate Park Landscape and Lighting District 1 . EXECUTIVE SUMMARY
$
10,500.00Total Administrative Costs
0 .00Total Maintenance Costs Charged to District (
1)
1 61.69Total Assessed Acreage
$
64.94Assessment per Acre
T
otal Amount to be Assessed (
2) $
10,499.48
(
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.
O
n May 20,
2025, the City Council of the City of Napa (the “City”), State of California, under the Landscaping a
nd Lighting Act of 1972 (the “Act”), adopted a resolution initiating proceedings for the levy of assessments a
nd ordering the preparation of an Engineer’s Report for the Napa Valley Corporate Park Landscape and L
ighting District (the “District”) for Fiscal Year 2
025/26.
The foregoing resolution directed NBS to prepare and file a report presenting plans and specifications d
escribing the general nature, location and extent o
f 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 p
roperties to be assessed, and an assessment amount, per acre, that will be assessed upon all assessable l
ots and/or parcels within the District in proportion to the special benefit received for the referenced fiscal y
ear.
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 L
andscaping and Lighting District (City of Napa Agreement No. C201031) (the “Agreement”). With respect t
o the District, the Agreement states “… t
he District will exist as a dormant district meeting the legal r
equirements for such existence as reasonably determined by the City.” The Agreement further states “… t
he District shall perform only such actions as are n
ecessary 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 a
ssessment. The assessment is levied sufficient to m
eet only the costs of the administrative activities
r
equired to place the assessments on the tax roll (including preparation of resolutions, staff reports, this e
ngineer’s report, noticing the public hearing, and t
racking funds). The assessment no longer funds
m
aintenance of the improvements. As required by the A
greement, 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 2025/26 assessment:
City of Napa
Fiscal Year 2025/26 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 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.
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.
City of Napa
Fiscal Year 2025/26 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 2025/26 Budget
Administrative Expenses
Assessment Engineering $10,000.00
Banking Fees 300.00
County Servicing Costs 200.00
Total Administrative Expenses
Total Maintenance Costs Charged to District
$10,500.00
$0.00 (1)
Total Budget $10,500.00
(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.” The Security Deposit of $45,000 is fully funded currently and will continue to be held by the District in accordance with the Agreement.
3.3 Definitions of Budget Items
The following definitions describe the items that are included in the District Budget:
Administrative Expenses:
Assessment Engineering: the cost of assessment engineering services, including preparation of the annual Engineer’s Report.
Banking Fees: the costs associated with managing the funds and accounts that are in place to receive and expend District funds annually.
City Administration: the cost to all particular departments and staff of the City for providing the administration, coordination and management of District services.
County Servicing Costs: the costs of the Napa County Auditor-Controller to place the assessments on the tax roll.
Legal Advertising: the costs associated with publishing the “Notice of Public Hearing” in a local newspaper.
City of Napa
Fiscal Year 2025/26 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 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:
Total Costs $10,500.00
Total Assessed Acreage 161.69
Assessment per Acre $64.94
Total Amount to be Assessed (1) $10,499.48
(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 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.
City of Napa
Fiscal Year 2025/26 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.
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
2024/25
2.37% 5,063.71 64.94
2025/26 2.69% 5,199.87 64.94
(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.
City of Napa
Fiscal Year 2025/26 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.
City of Napa
Fiscal Year 2025/26 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.
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
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o o o o o o o o o o o o o o o o
Fence
20 feet
25 feet
35 feet
50 feet
Drainage Easement & LME
Permanent Open Space & LME
Existing Permanent Slope Easement & LME
L E G E N D
o o o o o o o o o
9.32 AC
(8.27)
13-2 A&B
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x x x x x x x x x x x x x x xxxxxxxxxx x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x 2600 NVCD
16.47 AC (16.47)4.35 AC
(4.35)
2531
NVCD
3.96 AC
(3.96)
860 LC
2.20 AC
(2.20)
840 LC
2.29 AC
(2.29)
830 LC
3.07 AC (3.07)
ENTERPRISE
WAY
BASALT
RD.
831 LC
2.94 AC (2.72)
841 LC
2.33 AC (2.33)
2550 NVCD
1.59 AC
(1.59)
871 LC
1.06 AC
(1.06)
2655
NVCD
3.75 AC
(3.75)
901 KR
5.71 AC
(5.71)
961 AC
16.58 AC
(9.60)
OPEN SPACE
970 AC
920 AC
4.60 AC
(3.72)
2650
NVCD
1.77 AC
(1.77)
1.81AC
(1.81)
5.39 AC
(5.39)
NAPA VALLEY CORPORATE DRIVE
ANSELMO COURT
BORDEAU
X WAY
N
29 221
KAISER RO
AD
LATOUR COURT
NAPA VALLEY CORPORATE PARK
Napa, California
LANDSCAPE MAINTENANCE EASEMENT SETBACKS
8.29 AC (8.29)
2545
NVCD
NAPA VALLEY CORPORATE WAY
860 - 870
NVCW
6.36 AC
(6.36)
16.95 AC
(0.00)
935 AC
5.78 AC (2.80)
901 AC
5.43 AC (2.83)
2789 - 2799
NVCD
7.17 AC
(5.32)
2771 -
2787
NVCD
865 BW
11.74 AC (5.17)
855 BW
2.48 AC (2.38)
18 14
5 3 2
22 19-A&B
25-A&B
10-A&B
12-A&B
11 20
26-C
26-A 26-B
9 31-E&K
31-D&J
31-C&I
31-A&G
31-F
24-1&2
2751 NVCD
25.32 AC
(24.00)
21-B&C 28 30
2557
NVCD
24 23
2511 - 2515
NVCD
7.0 AC
(7.0)
Vista
Point
Vista
Point
Crusher
Statue
13-A&B
13-1 A&B
875 BW
11.56 AC
(5.04)
2800 NVCD
9.07 AC
(5.53)
2700 NVCD
851 BW
7.95 AC
(6.89)
x x x x x x x x x x x x x x xxxxxxxxxx x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x xx
x
x
x
x
x
x
x
x
xx
xx
xxx
xxx x x x x x x xxx
x
x x x
xxx
x
x
xxxxxxxxxxxxxxx
x
x
xxxx
x
x
x
x
x
x
x
x
x
xxx
x x x x x x x x
City of Napa
F
iscal Year 2025/26 Engineer’s Report – Napa Valley Corporate Park Landscape and Lighting District 8
7. ASSESSMENT ROLL
T
he following pages provide a listing of parcels assessed within the District for Fiscal Year 2025/26.
City of Napa
Napa Valley Corporate Park Landscape & Lighting
Fiscal Year 2025/26 Assessment Roll
APN Site Address Assessed Acreage Levy
Rounding
Adjustment Grand Total
046-600-007-000 2600 NAPA VALLEY CORPORATE DR 8.40 $545.47 ($0.01) $545.46 046-600-012-000 901 KAISER RD 5.71 370.79 (0.01) 370.78 046-600-013-000 841 LATOUR CT 2.33 151.04 0.00 151.04
046-600-017-000 830 LATOUR CT 3.07 199.27 (0.01) 199.26 046-600-018-000 2511 NAPA VALLEY CORPORATE DR 7.00 454.57 (0.01) 454.56 046-600-019-000 2531 NAPA VALLEY CORPORATE DR 3.96 257.15 (0.01) 257.14 046-600-021-000 831 LATOUR CT 2.72 176.44 0.00 176.44
046-600-022-000 871 LATOUR CT 1.06 69.12 0.00 69.12
046-600-023-000 2550 NAPA VALLEY CORPORATE DR 1.59 103.36 0.00 103.36 046-600-024-000 860 LATOUR CT 2.20 143.10 0.00 143.10
046-600-025-000 840 LATOUR CT 2.29 149.02 0.00 149.02
046-600-030-000 2545 NAPA VALLEY CORPORATE DR 8.29 538.04 0.00 538.04 046-610-008-000 860 NAPA VALLEY CORPORATE WAY 6.36 413.29 (0.01) 413.28 046-610-009-000 5.39 349.86 0.00 349.86
046-610-011-000 8.07 524.16 0.00 524.16
046-610-016-000 2655 NAPA VALLEY CORPORATE DR 3.75 243.58 0.00 243.58 046-610-018-000 2650 NAPA VALLEY CORPORATE DR 1.77 114.83 (0.01) 114.82 046-610-019-000 1.81 117.83 (0.01) 117.82
046-610-020-000 4.35 282.17 (0.01) 282.16
046-610-021-000 2751 NAPA VALLEY CORPORATE DR 24.00 1,558.58 0.00 1,558.58 046-620-003-000 850 BORDEAUX WAY 8.27 537.36 0.00 537.36 046-620-004-000 851 NAPA VALLEY CORPORATE WAY 6.89 447.36 0.00 447.36 046-620-015-000 865 BORDEAUX WAY 5.17 335.64 0.00 335.64 046-620-017-000 875 BORDEAUX WAY 10.58 686.79 (0.01) 686.78 046-630-004-000 901 ANSELMO CT 2.83 183.60 0.00 183.60
046-630-005-000 935 ANSELMO CT 2.80 182.07 (0.01) 182.06 046-630-006-000 961 ANSELMO CT 9.60 623.37 (0.01) 623.36 046-630-008-000 920 ANSELMO CT 3.72 241.69 (0.01) 241.68 046-730-002-000 2799 NAPA VALLEY CORPORATE DR 0.37 24.05 (0.01) 24.04 046-730-003-000 2797 NAPA VALLEY CORPORATE DR 0.40 26.27 (0.01) 26.26 046-730-004-000 2795 NAPA VALLEY CORPORATE DR 0.41 26.83 (0.01) 26.82 046-730-005-000 2793 NAPA VALLEY CORPORATE DR 0.41 26.46 0.00 26.46 046-730-006-000 2791 NAPA VALLEY CORPORATE DR 0.40 26.27 (0.01) 26.26 046-730-007-000 2789 NAPA VALLEY CORPORATE DR 0.46 29.89 (0.01) 29.88 046-730-008-000 2787 NAPA VALLEY CORPORATE DR 0.37 24.31 (0.01) 24.30 046-730-009-000 2785 NAPA VALLEY CORPORATE DR 0.36 23.40 0.00 23.40 046-730-010-000 2783 NAPA VALLEY CORPORATE DR 0.37 23.92 0.00 23.92 046-730-011-000 2781 NAPA VALLEY CORPORATE DR 0.36 23.40 0.00 23.40 046-730-012-000 2779 NAPA VALLEY CORPORATE DR 0.40 25.86 0.00 25.86 046-730-013-000 2777 NAPA VALLEY CORPORATE DR 0.36 23.40 0.00 23.40 046-730-014-000 2775 NAPA VALLEY CORPORATE DR 0.40 25.85 (0.01) 25.84 Slight variances may occur due to rounding
Copyright © 2013 by NBS Page 1 of 2 04/07/2025 01:27:29PM
City of Napa
Napa Valley Corporate Park Landscape & Lighting
Fiscal Year 2025/26 Assessment Roll
APN Site Address Assessed Acreage Levy
Rounding
Adjustment Grand Total
046-730-015-000 2773 NAPA VALLEY CORPORATE DR 0.12 7.79 (0.01) 7.78 046-730-016-000 2771 NAPA VALLEY CORPORATE DR 0.12 7.79 (0.01) 7.78 046-740-002-000 855 BORDEAUX WAY 0.17 11.22 0.00 11.22
046-740-003-000 855 BORDEAUX WAY 0.09 5.90 0.00 5.90
046-740-004-000 855 BORDEAUX WAY 0.10 6.79 (0.01) 6.78
046-740-005-000 855 BORDEAUX WAY 0.17 11.22 0.00 11.22
046-740-006-000 855 BORDEAUX WAY 0.19 12.26 0.00 12.26
046-740-007-000 855 BORDEAUX WAY 0.15 9.93 (0.01) 9.92
046-740-008-000 855 BORDEAUX WAY 0.15 9.98 0.00 9.98
046-740-009-000 855 BORDEAUX WAY 0.15 10.03 (0.01) 10.02 046-740-010-000 855 BORDEAUX WAY 0.19 12.61 (0.01) 12.60 046-740-011-000 855 BORDEAUX WAY 0.07 4.84 0.00 4.84
046-740-012-000 855 BORDEAUX WAY 0.29 18.72 0.00 18.72
046-740-013-000 855 BORDEAUX WAY 0.19 12.26 0.00 12.26
046-740-014-000 855 BORDEAUX WAY 0.15 9.93 (0.01) 9.92
046-740-016-000 855 BORDEAUX WAY 0.11 7.10 0.00 7.10
046-740-017-000 855 BORDEAUX WAY 0.15 9.86 0.00 9.86
046-740-018-000 855 BORDEAUX WAY 0.03 2.06 0.00 2.06
161.69 $10,499.75 ($0.27) $10,499.4859 Accounts
Slight variances may occur due to rounding
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