Board of Supervisors - 2026-05-05
Meeting Intelligence Preview
Meeting Summary
The Napa County Board of Supervisors meeting on May 5, 2026 focused primarily on wildfire preparedness presentations, property tax fraud updates, and Lake Berryessa resort development. The board approved three agreements related to the proposed annexation by the City of American Canyon of the Paoli-Watson and Hess-Laird territories, including tax sharing and RHNA allocation agreements. The board also approved an exclusive negotiating agreement with Wild Haven LLC for environmental studies and development negotiations at Spanish Flat Resort at Lake Berryessa.
Key Decisions (8)
Consent Calendar Items A through W
Board approved consent calendar items A through W as amended, including a correction memo on item 5V.
Proclamations for Police Week, AANHPI Heritage Month, and Provider Appreciation Day
Board approved proclamations recognizing Police Week and Peace Officer Memorial Day (May 10-16, 2026), Asian American Native Hawaiian and Pacific Islander Heritage Month (May 2026), and Provider Appreciation Day (May 8, 2026).
American Canyon Annexation Agreements - Urban Limit Line and RHNA Agreement
Approved agreement 260377B with City of American Canyon for urban limit line expansion and RHNA allocation transfer. American Canyon will assume 15% of county's RHNA allocation in 7th and 8th housing element revisions (2031-2047), then 10% in perpetuity beginning with 9th revision in 2047. Covers Hess-Laird territory (281 acres) and Paoli-Watson territory (74 acres).
American Canyon Annexation - Paoli-Watson Tax Sharing Agreement
Approved agreement 260378B for property tax sharing on Paoli-Watson territory (15 parcels, 74 acres on eastern side of Napa-Vallejo Hwy). County's share of 1% property tax split 50-50 until 2031, then city receives 75% if RHNA obligations assumed.
American Canyon Annexation - Hess-Laird Tax Sharing Agreement
Approved agreement 260379B for property tax sharing on Hess-Laird territory (281 acres south of South Kelly Rd.) with City of American Canyon and American Canyon Fire Protection District. Split: 47.5% city, 47.5% county, 5% fire district until 2031; then 70% city, 25% county, 5% fire district if RHNA assumed. 100% of county structural fire tax transfers to fire district.
Wild Haven LLC Agreement for Spanish Flat Resort Development
Approved agreement 8708 with Wild Haven LLC to conduct environmental studies, site investigations, prepare environmental documents, and enter into negotiations for long-term development and operations of resort concessions at Spanish Flat Resort area at Lake Berryessa. Proposed project includes 60 tents, 40 cabins, 75-slip marina, restaurant lodge, and event space.
Referral for Water Audit Appeals Analysis
Board approved referral to analyze all appeals over recent years, including water audit appeals, with information on number of appeals, merit of appeals, and financial outcomes. Will include review of recent changes to appeal process including preliminary hearings and potential zoning administrator utilization.
Napa County Vacancies and Recruitment Presentation
Public hearing on status of Napa County vacancies and recruitment/retention efforts for 2025 calendar year was opened and continued due to staff unavailability.
Zoning Changes (2)
Hess-Laird territory - 281 acres south of South Kelly Rd., American Canyon area
Property owner (Hess)
Paoli-Watson territory - 74 acres on eastern side of Napa-Vallejo Hwy along Paoli Loop Rd.
City of American Canyon
Development Activity (5)
Spanish Flat Resort
Proposed glamping resort with approximately 60 tents, 40 cabins (80-100 total units), 75-slip marina, restaurant lodge, and event space. Will connect to Spanish Flat Water District.
Steel Canyon Resort (Camp Margaritaville)
Proposed $350 million destination resort development. Developer seeking 99-year lease extension from current 47-48 years remaining on 55-year agreement with Bureau of Reclamation. Project cannot proceed without federal lease extension.
Monticello Shores Resort
Smaller development with cabins and tents, similar concept to Spanish Flat proposal. Currently in beginning phases of ENA agreement, working on due diligence for NEPA/CEQA process.
Hess-Laird Territory Annexation
Two parcels totaling 281 acres proposed for annexation to City of American Canyon. Currently zoned industrial per AG LU Policy 40. Outside current American Canyon urban limit line.
Paoli-Watson Territory Annexation
Territory within existing American Canyon urban limit line. CEQA already completed for this area.
Market Signals (6)
Housing Demand
County struggling to meet RHNA housing allocation requirements, with American Canyon annexation agreements expected to shift 15% of county's RHNA allocation (approximately 688 units) to the city, reducing county's planning burden from 1,100 units to 58 units.
Infrastructure
North Bay Aqueduct water supply faces challenges including salinity intrusion, low water quality in drought conditions, and potential natural disasters, with long-term solution requiring intake relocation estimated at several hundred million dollars.
Commercial Demand
Lake Berryessa resort development market showing limited interest, with multiple exclusive negotiating agreements expiring without successful projects; market indicating difficulty finding viable business models for destination resorts.
Sentiment
Property tax fraud network has affected approximately $1.5 million in taxpayer checks, with 200-300 checks lost in mail compared to typical 10-20, prompting county to discontinue green remittance envelopes and implement new electronic payment processing.
Other
2026 fire season expected to be above average danger with early heat waves, strong El Nino presence, higher thunderstorm activity, and conditions similar to 2015 fire season.
Infrastructure
City of American Canyon has achieved 40% reduction in water supplies brought through State Water Project over 13-14 years while growing population from 18,000 to 22,000 and adding 10 million square feet of commercial/industrial space through zero-water footprint policy.