EXHIBIT A
City of Napa
Citywide Landscape Maintenance
Assessment District
Preliminary Engineer’s Report
Fiscal Year 2026-2027
Contents
1. Executive Summary
2. Plans and Specifications
3. Estimate of Costs
4. Method of Apportionment of Assessment
5. Assessment District Diagram
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
1. Executive Summary
Pursuant to the provisions of the Landscaping and Lighting Act of 1972 (the “Act”), the City Council of the City of Napa, State of California, adopted a resolution on May 19, 2026 initiating proceedings for the levy of assessments and ordering the preparation of an Engineer’s Report for the Citywide Landscape Maintenance Assessment District (the “District”) for Fiscal Year 2026-2027.
The foregoing resolution directed Jessica Lowe, P.E., to prepare and file a report presenting plans and specifications of the existing improvements to be made within the District or within any zone thereof, an estimate of the costs of proposed new improvements and/or maintenance of servicing existing improvements, 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 , respectively, within the District in proportion to the special benefit received for the referenced fiscal year.
2. Plans and Specifications
The District provides 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.
The diagram showing the exterior boundaries of the District and the lines and dimensions of each lot or parcel of land within each zone is included in Section 5 of this report.
The purpose of the District is to provide for maintenance and servicing of improvements within each benefit zone. Facilities to be maintained and serviced may include, but are not limited to: landscaping, parking lots, walkways, crosswalks, fences, signs, park and parkways, streetlights, retaining walls, embankments, drainage facilities, sprinkler systems, electrical energy for irrigation controllers and streetlights 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.
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
3. Estimate of Costs (By Zone)
Zone A
Oak Ridge Subdivision
Budget 41250200
Estimated Beginning Fund Balance (07/01/26) 8,009$
Total Revenue: FY26-27 Assessment 3,280$
OBJ CODE Materials and Supplies
56110 Office Supplies 500$
53312 Electricity/Natural Gas -$
Subtotal 500$
Services and Equipment
51910 Regular Employees 2,100$
51210 Part-Time Employees -$
53120 Property Tax Admin Fee 50$
53210 Assessment Roll Prep 100$
53510 Water 500$
70160 Equipment -$
Subtotal 2,750$
Total Expenses 3,250$
Projected Ending Fund Balance (06/30/27) 8,039$
Number of Lots 41
Per Lot Assessment $80
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
Zone B
Hillview Park Subdivision
Budget 40650200
Estimated Beginning Fund Balance (07/01/26) 5,255$
Total Revenue: FY26-27 Assessment 1,610$
OBJ CODE Materials and Supplies
56110 Office Supplies 200$
53312 Electricity/Natural Gas -$
Subtotal 200$
Services and Equipment
51910 Regular Employees 150$
51210 Part-Time Employees 850$
53120 Property Tax Admin Fee 50$
53210 Assessment Roll Prep 100$
53510 Water 250$
70160 Equipment -$
Subtotal 1,400$
Total Expenses 1,600$
Projected Ending Fund Balance (6/30/27) 5,265$
Number of Lots 23
Per Lot Assessment $70
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
Zone C
Sunrise Meadows Subdivision
Budget 41850200
Estimated Beginning Fund Balance (07/01/26) 1,903$
Total Revenue: FY26-27 Assessment 2,400$
OBJ CODE Materials and Supplies
56110 Office Supplies 500$
53312 Electricity/Natural Gas -$
Subtotal 500$
Services and Equipment
51910 Regular Employees 200$
51210 Part-Time Employees -$
53120 Property Tax Admin Fee 60$
53210 Assessment Roll Prep 100$
53510 Water 1,500$
70160 Equipment -$
Subtotal 1,860$
Total Expenses 2,360$
Projected Ending Fund Balance (06/30/27) 1,943$
Number of Lots 120
Per Lot Assessment $20
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
Zone D
Foxridge Subdivision
Budget 40450200
Estimated Beginning Fund Balance (07/01/26) 6,363$
Total Revenue: FY26-27 Assessment 3,000$
OBJ CODE Materials and Supplies
56110 Office Supplies 500$
53312 Electricity/Natural Gas -$
Subtotal 500$
Services and Equipment
51910 Regular Employees 500$
51210 Part-Time Employees 200$
53120 Property Tax Admin Fee 50$
53210 Assessment Roll Prep 100$
53510 Water 1,500$
70160 Equipment -$
Subtotal 2,350$
Total Expenses 2,850$
Projected Ending Fund Balance (06/30/27) 6,513$
Number of Lots 50
Per Lot Assessment $60
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
Zone E
Trancas Street Median Landscaping
Budget 42050200
Estimated Beginning Fund Balance (07/01/26) 150$
Total Revenue: FY26-27 Assessment 1,700$
OBJ CODE Materials and Supplies
56110 Office Supplies 100$
53312 Electricity/Natural Gas -$
Subtotal 100$
Services and Equipment
51910 Regular Employees -$
51210 Part-Time Employees -$
53120 Property Tax Admin Fee 50$
53210 Assessment Roll Prep 100$
53510 Water 1,600$
70160 Equipment -$
Subtotal 1,750$
Total Expenses 1,850$
Projected Ending Fund Balance (06/30/27) -$
Number of Lots 2
Per Lot Assessment $850
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
Zone F
Oxford Gardens Subdivision
Budget 41450200
Estimated Beginning Fund Balance (07/01/26) -$
Total Revenue: FY26-27 Assessment 960$
OBJ CODE Materials and Supplies
56110 Office Supplies 200$
53312 Electricity/Natural Gas -$
Subtotal 200$
Services and Equipment
51910 Regular Employees 100$
51210 Part-Time Employees -$
53120 Property Tax Admin Fee 50$
53210 Assessment Roll Prep 100$
53510 Water 500$
70160 Equipment -$
Subtotal 750$
Total Expenses 950$
Projected Ending Fund Balance (06/30/27) 10$
Number of Lots 16
Per Lot Assessment $60
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
Zone G
Glencar Estates Subdivision
Budget 40550200
Estimated Beginning Fund Balance (07/01/26) 4,318$
Total Revenue: FY26-27 Assessment 2,320$
OBJ CODE Materials and Supplies
56110 Office Supplies -$
53312 Electricity/Natural Gas -$
Subtotal -$
Services and Equipment
51910 Regular Employees 900$
51210 Part-Time Employees 500$
53120 Property Tax Admin Fee 50$
53210 Assessment Roll Prep 100$
53510 Water 750$
70160 Equipment -$
Subtotal 2,300$
Total Expenses 2,300$
Projected Ending Fund Balance (06/30/27) 4,338$
Number of Lots 29
Per Lot Assessment $80
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
Zone H
Dry Creek Village Subdivision
Budget 40350200
Estimated Beginning Fund Balance (07/01/26) 4,410$
Total Revenue: FY26-27 Assessment 2,280$
OBJ CODE Materials and Supplies
56110 Office Supplies 200$
53312 Electricity/Natural Gas -$
Subtotal 200$
Services and Equipment
51910 Regular Employees 900$
51210 Part-Time Employees 650$
53120 Property Tax Admin Fee 100$
53210 Assessment Roll Prep 100$
53510 Water 250$
70160 Equipment -$
Subtotal 2,000$
Total Expenses 2,200$
Projected Ending Fund Balance (06/30/27) 4,490$
Number of Lots 152
Per Lot Assessment $15
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
Zone I
Rancho Las Flores Subdivision
Budget 41550200
Estimated Beginning Fund Balance (07/01/26) 7,150$
Total Revenue: FY26-27 Assessment 4,080$
OBJ CODE Materials and Supplies
56110 Office Supplies 200$
53312 Electricity/Natural Gas 100$
Subtotal 300$
Services and Equipment
51910 Regular Employees 2,000$
51210 Part-Time Employees 800$
53120 Property Tax Admin Fee 50$
53210 Assessment Roll Prep 100$
53510 Water 750$
70160 Equipment -$
Subtotal 3,700$
Total Expenses 4,000$
Projected Ending Fund Balance (06/30/27) 7,230$
Number of Lots 136
Per Lot Assessment $30
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
Zone J
Woodside Gardens Subdivision
Budget 42350200
Estimated Beginning Fund Balance (07/01/26) -$
Total Revenue: FY26-27 Assessment 1,600$
OBJ CODE Materials and Supplies
56110 Office Supplies -$
53312 Electricity/Natural Gas -$
Subtotal -$
Services and Equipment
51910 Regular Employees -$
51210 Part-Time Employees -$
53120 Property Tax Admin Fee 50$
53210 Assessment Roll Prep 100$
53510 Water 1,200$
70160 Equipment -$
Subtotal 1,350$
Total Expenses 1,350$
Projected Ending Fund Balance (06/30/27) 250$
Number of Lots 20
Per Lot Assessment $80
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
Zone K
Hyde Park II Subdivision
Budget 40750200
Estimated Beginning Fund Balance (07/01/26) 2,987$
Total Revenue: FY26-27 Assessment 2,200$
OBJ CODE Materials and Supplies
56110 Office Supplies -$
53312 Electricity/Natural Gas -$
Subtotal -$
Services and Equipment
51910 Regular Employees 700$
51210 Part-Time Employees 500$
53120 Property Tax Admin Fee 50$
53210 Assessment Roll Prep 100$
53510 Water 800$
70160 Equipment -$
Subtotal 2,150$
Total Expenses 2,150$
Projected Ending Fund Balance (06/30/27) 3,037$
Number of Lots 44
Per Lot Assessment $50
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
Zone L
Walnut Grove Subdivision Unit 1
Budget 42250200
Estimated Beginning Fund Balance (07/01/26) 3,425$
Total Revenue: FY26-27 Assessment 550$
OBJ CODE Materials and Supplies
56110 Office Supplies -$
53312 Electricity/Natural Gas -$
Subtotal -$
Services and Equipment
51910 Regular Employees 350$
53120 Property Tax Admin Fee 50$
53210 Assessment Roll Prep 100$
53110 Banking Fees 10$
53510 Water -$
70160 Equipment -$
Subtotal 510$
Total Expenses 510$
Projected Ending Fund Balance (06/30/27) 3,465$
Number of Lots 11
Per Lot Assessment $50
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
Zone M
Vineyard Vista Subdivision
Budget 42150200
Estimated Beginning Fund Balance (07/01/26) 1,367$
Total Revenue: FY26-27 Assessment 2,080$
OBJ CODE Materials and Supplies
56110 Office Supplies -$
53312 Electricity/Natural Gas -$
Subtotal -$
Services and Equipment
51910 Regular Employees 800$
51210 Part-Time Employees 500$
53120 Property Tax Admin Fee 50$
53210 Assessment Roll Prep 100$
53510 Water 550$
70160 Equipment -$
Subtotal 2,000$
Total Expenses 2,000$
Projected Ending Fund Balance (06/30/27) 1,447$
Number of Lots 13
Per Lot Assessment $160
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
Zone N
Orchard Estates Subdivision
Budget 41350200
Estimated Beginning Fund Balance (07/01/26) 5,091$
Total Revenue: FY26-27 Assessment 3,000$
OBJ CODE Materials and Supplies
56110 Office Supplies -$
53312 Electricity/Natural Gas -$
Subtotal -$
Services and Equipment
51910 Regular Employees 1,000$
51210 Part-Time Employees 600$
53120 Property Tax Admin Fee 50$
53210 Assessment Roll Prep 100$
53510 Water 1,200$
70160 Equipment -$
Subtotal 2,950$
Total Expenses 2,950$
Projected Ending Fund Balance (06/30/27) 5,141$
Number of Lots 25
Per Lot Assessment $120
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
Zone O
Chaudhary Estates Subdivision
Budget 40250200
Estimated Beginning Fund Balance (07/01/26) 3,464$
Total Revenue: FY26-27 Assessment 1,400$
OBJ CODE Materials and Supplies
56110 Office Supplies 500$
53312 Electricity/Natural Gas 150$
Subtotal 650$
Services and Equipment
51910 Regular Employees 750$
51210 Part-Time Employees -$
53120 Property Tax Admin Fee 50$
53210 Assessment Roll Prep 100$
53510 Water 300$
70160 Equipment -$
Subtotal 1,200$
Total Expenses 1,850$
Projected Ending Fund Balance (06/30/27) 3,014$
Number of Lots 7
Per Lot Assessment $200
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
Zone P
Mills Subdivision
Budget 41050200
Estimated Beginning Fund Balance (07/01/26) 3,208$
Total Revenue: FY26-27 Assessment 1,600$
OBJ CODE Materials and Supplies
56110 Office Supplies 500$
53312 Electricity/Natural Gas -$
Subtotal 500$
Services and Equipment
51910 Regular Employees 150$
51210 Part-Time Employees 200$
53120 Property Tax Admin Fee 50$
53210 Assessment Roll Prep 100$
53510 Water 600$
70160 Equipment -$
Subtotal 1,100$
Total Expenses 1,600$
Projected Ending Fund Balance (06/30/27) 3,208$
Number of Lots 8
Per Lot Assessment $200
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
4. Method of Apportionment of Assessment
The assessment for the maintenance of the improvements will be apportioned to each parcel in the District as shown on the latest equalized roll of the County Assessor. The description of each lot or parcel is part of the records of the County Assessor of the County of Napa and such records are, by reference, made part of this Report.
Pursuant to the Landscaping and Lighting Act of 1972 and Article XIIID of the Constitution of the State of California, all parcels that have special benefit conferred upon them as a result of the maintenance and operation of improvements are identified and the proportionate special benefit derived by each identified parcel is determined in relationship to the entire cost of the maintenance and operation of the improvements. Only parcels that receive direct special benefit are assessed, and each parcel is assessed in proportion to the estimated benefit received.
The purpose of the District is to provide a means for maintenance of “back-on” landscaping improvements along arterial and major collector streets in new subdivisions and landscaping in street medians. The Developer is required to install the landscaping and irrigation improvements as part of the subdivision development. The cost of maintaining the landscaping and irrigation improvements shall be calculated separately for each zone and this cost shall be apportioned to the lots in each subd ivision in the following manner:
ZONE A - Oakridge Subdivision
The cost of maintaining the fifteen (15) foot strip approximately one thousand (1,000) feet long along the west side of Foster Road shall be assessed equally to the owners of Lots 1 through 41 of Oak Ridge Subdivision. The fifteen (15) foot strip consists of five (5) feet in the City right -of-way and ten (10) feet in a Landscape Maintenance Easement in the rear and side yards of several lots in the subdivision.
ZONE B - Hillview Park Subdivision
The cost of maintaining the fifteen (15) foot strip approximately three hundred ninety -five (395) feet long along the north side of Browns Valley Road shall be assessed equally to the owners of Lots 1 through 23 of Hillview Park Subdivision. The fifteen (15) foot strip consists of five (5) feet in the City right -of-way and ten (10) feet in a Landscape Maintenance Easement in the rear and side yards of several lots in the subdivision.
ZONE C - Sunrise Meadows Subdivision
The cost of maintaining the fifteen (15) foot strip approximately four hundred fifteen (415) feet long along the south side of Redwood Road shall be assessed equally to the owners of Lots 1 through 120 of Sunrise Meadows Subdivision. The fifteen (15) foot strip consists of five (5) feet in the City right -of-way and ten (10) feet in a Landscape Maintenance Easement in the rear yards and side yards of several lots in the subdivision.
ZONE D - Foxridge Subdivision
The cost of maintaining the twenty (20) foot strip approximately fifteen hundred (1500) feet long along the west side of Browns Valley Road, and the twenty (20) foot strip approximately five hundred (500) feet long along the south side of Redwood Road shall be assessed equally to the owners of Lots 1 through 50 of Foxridge Subdivision. The twenty (20) foot strip consists of five (5) feet in the City right -of-way and
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
fifteen (15) feet in a Landscape Maintenance Easement in the rear and side yards of several lots in the subdivision.
ZONE E - Trancas Street Median Landscaping
The cost of maintaining the landscaped median islands on Trancas Street, between California Boulevard and Baxter Avenue, shall be assessed equally to the owners of APN 1 -370-23 and APN 1 -370-33. The landscaped median islands consist of the island in the center of Trancas Street, between Baxter Avenue and the signalized entrance to the Bel Aire Plaza Shopping Center and the landscaped island in the intersection of Baxter Avenue and Trancas Street.
ZONE F - Oxford Gardens Subdivision
The cost of maintaining the fifteen (15) foot strip, approximately two hundred thirty (230) feet long along the south side of Trower Avenue shall be assessed equally to the owners of Lots 1 through 16 of Oxford Gardens I and Oxford Gardens II Subdivision. The fifteen (15) foot strip consists of five (5) feet in the City right-of-way, and ten (10) feet in a Landscape Maintenance Easement in the rear and side yards of several lots in the subdivision.
ZONE G - Glencar Estates Subdivision
The cost of maintaining the fifteen (15) foot strip, approximately six hundred (600) feet long along the east side of Dry Creek Road, shall be assessed equally to the owners of Lots 1 through 29 of Glencar Estates Subdivision. The fifteen (15) foot strip consists of five (5) feet in the City right -of-way and ten (10) feet in a Landscape Maintenance Easement in the rear and side yards of several lots in the subdivision.
ZONE H - Dry Creek Village Subdivision
The cost of maintaining the fifteen (15) foot strip, approximately six hundred (600) feet long along the east side of Dry Creek Road, shall be assessed equally to the owners of Lots 1 through 152 of Dry Creek Village Unit No. 1 and Dry Creek Village Unit No. 2. The fifteen (15) foot strip consists of five (5) feet in the City right-of-way and ten (10) feet in a Landscape Maintenance Easement in the rear and side yards of several lots in the subdivision.
ZONE I - Rancho Las Flores Subdivision
The cost of maintaining the fifteen (15) foot strip, approximately fourteen hundred (1400) feet long along the south side of Wine Country Avenue shall be assessed equally to the owners of Lots 1 through 136 of Rancho Las Flores Subdivision. The fifteen (15) foot strip consists of five (5) feet in the City right -of-way and ten (10) feet in a Landscape Maintenance Easement in the rear and side yards of several lots in the subdivision.
ZONE J - Woodside Gardens Subdivision
The cost of maintaining the fifteen (15) foot strip, approximately four hundred (400) feet long along the north side of Wine Country Avenue shall be assessed equally to the owners of Lots 1 through 20 of Woodside Gardens Subdivision. The fifteen (15) foot strip consists of five (5) feet in the City right -of-way and ten (10) feet in a Landscape Maintenance Easement in the rear and side yards of several lots in the subdivision.
ZONE K - Hyde Park II Subdivision
The cost of maintaining the fifteen (15) foot strip, approximately 546 feet long on the west side of Jefferson Street, shall be assessed equally to the owners of Lots 24 through 67 of Hyde Park II
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
Subdivision. The fifteen (15) foot strip consists of five (5) feet in the City right -of-way and ten (10) feet in a Landscape Maintenance Easement in the rear and side yards of several lots in the subdivision.
ZONE L - Walnut Grove Subdivision
The cost of maintaining and replacing the existing walnut tree in the new median island in Black Walnut Lane shall be assessed equally to the owners of Lots 1 through 11 of Walnut Grove Subdivision, Unit One.
ZONE M - Vineyard Vista Estates Subdivision
The cost of maintaining the ten (10) foot strip, approximately 800 feet long on the west side of Summerfield Drive, shall be assessed equally to the owners of Lots 1 through 13 of Vineyard Vista Estates Subdivision. The ten (10) foot strip consists of the area behind the sidewalk and the area between the curb and sidewalk approximately 100 feet southerly of Salvador Avenue, all in the public right-of-way.
ZONE N – Orchard Estates Subdivision
The cost of maintaining the twenty -six (26) foot landscape strip, approximately 373 feet long along the south side of Orchard Avenue shall be assessed equally to the owners of Lots 1 through 25 of Orchard Estates Subdivision.
ZONE O – Chaudhary Estates Subdivision
The cost of maintaining the twenty (20) foot wide strip of land, approximately 210 feet in length on the south side of Trower Avenue shall be assessed equally to the owners of Lots 1 through 7 of the Chaudhary Estates. The twenty (20) foot wide strip consists of ten (10) feet of City Street right - of-way and ten (10) feet of landscape easement behind proposed lots 5, 6 and 7.
ZONE P – Mills Subdivision
The cost of maintaining the ten (10) foot wide strip of land, approximately 300 feet in length on the south side of Browns Valley Road shall be assessed equally to the owners of Lots 1 through 8 of the Mills Subdivision. The ten (10) feet of landscape easement is located at the rear of Lots 1 through 4 beginning at McCormick Lane and running east.
EXHIBIT A
City of Napa
Citywide Landscape Maintenance Assessment District
Fiscal Year 2026-2027
5. Assessment District Diagram
An Assessment Diagram for each zone within the District has been submitted to the City Clerk in the format required under the provision of the Act. The lines and dimensions as shown on maps of the Napa County Assessor for the current year are incorporated herein and made part of this Report.