distinctive properties - april 2015

April 2015 – A1

Wine Country Custom Estateine Country Custom EstateDetails on page 3

April 2015

N A P A • S T . H E L E N A • S O N O M A

cbnapavalley.com

Carolyn RobertsBROKER/OWNER

[email protected]

Sophisticated Browns ValleyDiscover the magical oasis of fine living and memory making. This beautiful home offers the new owner an endlessarray of opportunities to create a Wine Country Lifestyle all their own. Open floor plan that allows you to socializewhile busy in the kitchen. Granite counters and island with counter seating at the island. Built in double ovens andgas cooktop range allows you to create culinary magic. Formal or informal dining. Large wine cellar. The backyardis made for entertaining with pizza oven and patio nestled in an enchanting garden with your very own vines. You’llhave plenty of room for family and friends and yet allowing you to retreat to your master suite.

Offered at $1,219,000

Upscale St. HelenaNewly Constructed Tuscan Home located on a quiet lane close to Dean & Deluca market. 4BD/5BA

with over 4,300 sq. ft. of living space. Impeccable materials and craftmanship make this theperfect wine country retreat. 20 Ft. tall barrel vault ceiling, indoor fountain, imported handmadecopper tub. Chef’s kitchen with great room concept opens to living room, perfect for entertaining.1/3 acre of Cabernet Vines. Beautiful custom pool/spa and water features, outdoor fire feature,

outdoor kitchen and bar. Copper gutters, tile roof, beautiful stone fireplaces. Exquisite 1BD guesthouse. Please call to schedule your private showing.


Neil Schafer, [email protected]

Cover Prop

erty

Schafer Realty

April 2015 – 3

fabulousnapavalley.com

[email protected] RICHExclusive Estates

Yvonne RichDRE01045780

(707)968-98881338 Main Street, St. Helena, California

Extremely rare opportunity acquire 38.7 acres in Oakville AVA. Oakville AVA is one of Napa Valley’s most coveted and prestigious regions.Home to such distinguished wineries as SCREAMING EAGLE, HARLAN, BOND, DALLA VALLE, OPUS ONE, PLUMP JACK, SILVER OAK, FARNIENTE and RUDD, as well as Napa Valley’s most highly regarded vineyards such as TO KALON, BACKUS and HEITZ CELLER’S famous MAR-THA’S VINEYARD. Villa Mille Rose Vineyard is a 38.7 acre property on the valley floor in the heart of the Oakville Appellation with commandingand panoramic views of vineyards and mountains. This is truly a premier location surrounded by multi-million dollar properties. A chanceto create a world class winery and/or prime location for an ultra-premium dream estate on a proposed building envelope. Approx. 35 acresplanted with premium Chardonnay & Merlot vines, 400 GPM well and 8 bedroom perc for an engineered septic system.

$10,800,000

Extremely rare opportunity to acquire 38.7 acres inV ILLA MILLE ROSE VINEYARD - ESTATE/WINERY SITE

4 — Distinctive Properties





AGNIFICENT SPRING MOUNTAIN VILLA

ODERN CONTEMPORARY ESTATE

M

M

Grandeur, serenity & timeless Mediterranean elegance characterize this palatial estate situated on approx. 40 acres with panoramicviews of Napa Valley. While ranking as one of the largest private residences in Napa Valley, it is also an intimate and family- friendlyhome, and a floor plan that maintains privacy for all. Approx. 9,600 sq. ft., voluminous grand-scale formal rooms, 7 fireplaces, li-brary, office, music room, gymnasium, wine cellar, wine tasting room, and splendid chef’s kitchen for grand Napa Valley entertaining.Located in the highly desirable “Spring Mountain “AVA, near the Spring Mountain Winery in St. Helena. A rare opportunity to acquirea world class Napa Valley estate with approx. 7 acres of ultra premium Napa Valley hillside vineyard and helicopter pad.

Cult wine brand and inventory (approx. $5-$6 million) can be purchased for an additional $9.5 million. $18,800,000

This stunning contemporary home radiates sophisticated modern allure and crisp & clean geometric lines compliment minimalistluxury. Concrete floors flow from interior to exterior, glass walls and glass passages, sweeping terraces, grand-scale living space,and multiple entertaining areas offer the height of sophistication - truly one of the most extraordinary modern contemporary estatesto become available in Napa Valley in this decade. Sited on 10+ level acres with a beautiful lake/pond and gorgeous views of Mt.George. The exquisitely landscaped grounds feature sculpted formal gardens, over 400 organic fruit & citrus tree, oil producing oliveorchard, organic vegetable beds, (2) lighted tennis courts, bocce court, beautiful pool & spa, and an outdoor entertaining pavilionwith barbecue center and fireplace. $12,000,000

JUST LISTED

April 2015 – 5





E LEGANT FRENCH COUNTRY ESTATEMagnificent French Country estate nestled on 1+ acres offers classic European charm with all the modern amenities and is onlyminutes to downtown St. Helena. Dramatic architecture, cathedral/beamed ceilings, and banks of beautiful arched windows revealthe beautiful outdoor surroundings. Approx. 5,000+ sq. ft., 4 br & 5 ba, gracious living room, library/office, exercise room, sun-filledFrench country kitchen with adjoining breakfast nook and spacious family/entertaining room with a balcony which is perfectly de-signed to accommodate grand-scale indoor/outdoor entertaining. The grounds create a resort-like atmosphere, while adding to thesense of privacy and quiet country ambience.

This impeccable home reflects grace and style at every turn. $1,395,000

Brilliantly created with a designer’s eye and a craftsman’s hand, this striking contemporary oasis exhibits dramatic lines and volumewith a modern contemporary flair throughout. Sited on 12+ acres and bordered by its own vineyards, this legendary estate is unequiv-ocally one of the most luxurious and private estates with resort-worthy amenities. Modern European influences grace the approx.8,600 sq. ft. of living space. Five bedroom suites and a true “spa-at-home” first floor master retreat, elevator, library/office, hometheater/media room, home gym, wine cellar and a beautiful Italian modern kitchen opens up to the infinity edge pool with swim-up barand outdoor kitchen for glamorous entertaining or comfortable day to day living.

Immerse yourself in the comfort........ $7,950.000

CONTEMPORARY OASIS






110+ ACRES WITH 1+ AC. HILLSIDE VINEYARDOne of the most spectacular knoll estate sites is now available. An extraordinary opportunity to own a beautiful & serene 110+acres with prime one+ acres of hillside Cabernet Sauvignon Vineyard. Unobstructed views of lake Hennessey, hillside vineyards &dramatic mountain panoramas. This property has the distinction of being in one of St. Helena’s most sought after and exclusive areas.Scenic, private and removed from the mainstream, a multitude of opportunities exists to create the ultimate Napa Valley estate in thisgated community of several world class grand estates. Excellent well, electricity, paved road access, and premium one acre CabernetSauvignon vineyard & an approved Errosian Control Plan may allow approx. 3 additional acres of new vineyard.

Unlimited potential for the ultimate dream estate. $1,795,000

This 2014 renovated modernist Napa Valley compound is sited on 1+ acres on the coveted Lodi Lane in St. Helena with vistas of vine-yards and a serene pond. The powerful contemporary architecture is designed with a mix of modern materials and large spans ofglass are beautifully combined with wood, rustic metals and exposed concrete. Every bit of the house is chosen and shaped for maxi-mum effect, creating distinct personalities for each major room and voluminous open interior spaces, walls of glass doors throughoutfor indoor/outdoor Napa Valley living. Approx. 5,000+ sq. ft. residence is an art collector’s dream with a unique center hall with 20ftceilings & expansive center gallery; unconventional floor plan, yet every amenity imaginable.

Truly an estate for the modern ages........ $6,750,000

U LTIMATE CONTEMPORARY LIVING

April 2015 – 7


EDITOR/DIRECTOR OF SALESJennifer Fawkes707-256-2244

[email protected]

ACCOUNT EXECUTIVESRandy Dowis707-256-2229

[email protected]

Phyllis Seiger707-256-2205

[email protected]

Distinctive Properties makes every effort to ensure the accuracy of the information it publishes, but cannot be held responsible for any consequences arising from errors or omissions.All rights reserved. Reproduction in whole or in part is strictly prohibited. Distinctive Properties is a registered trademark of The Napa Valley Publishing Company.

Our office is located in the Napa Valley Register building:DISTINCTIVE PROPERTIES

1615 Second Street, Napa, CA 94559

DISTINCTIVEPROPERTIES

April2015

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TUBBS LANE

CAL ISTOGA

(707) 942-94221473 C Lincoln AvenueCalistoga, CA 94515

Calistoga Realty Co., Inc.

✯Calistoga Realty

Co., Inc.

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April 2015 – 9

BARRY EBERLINGbeberl ing@napanews . com

Napa County and the city of Napa continue working toward a slow-motion wrap-up of Napa Pipe agreements that would clear the way for hundreds of homes and a Costco that wants to start site development this summer.

The county Board of Super-visors approved an agreement with the Napa Pipe developer in December, before the City Coun-cil had taken up the issue. Now the county is waiting for the city to catch up.

Last week, Board of Supervi-sors once again delayed taking action on five proposed county/city agreements that first came before it on Nov. 25. This latest delay is until April 14.

Napa Redevelopment Partners

plans to build Napa Pipe on 154 acres of unincorporated land along the Napa River south of Kennedy Park, but the city of Napa is to provide the water and ultimately annex the land.

County and city staffs have been working to finalize the nec-essary agreements, Larry Florin, county director of housing and intergovernmental affairs, told supervisors on Tuesday. Attorneys are crafting the language.

One issue involves the planned Costco, a 150,000-square-foot wholesale warehouse that will have a bakery, pharmacy, optical cen-ter with optical exams and sales, hearing aid test center, food court, photo center, a gas station and a tire center with four bays.

The city wants Costco to be built before houses. County agree-ments allow for houses to be built after two years with no Costco, provided the developer makes pay-ments to pay for municipal ser-vices in lieu of Costco tax money.

Meeting state-mandated hous-ing requirements is a key reason why the county has pushed the Napa Pipe project forward. A cou-ple of weeks ago, Florin said that, while the county wants the Costco to be built, the housing can’t be held hostage.

Complicating the issue are city concerns that some improve-ments, such as road upgrades and wetlands restoration, are linked to the building of the Costco. A city report said the timing of these improvements is uncer-tain if a Costco isn’t constructed before houses.

Mayor Jill Techel said Wednes-day the city is committed to hav-ing Costco come and that she is confident that Costco is coming.

She’s hopeful that the attorneys can create language that will meet everyone’s interests, Techel said. At this point, she doesn’t see a need for council members and supervi-sors to meet to try to resolve issues.

Techel noted that the county

passed the development agree-ment with Napa Redevelopment Partners in December before receiving recommendations from the City Council. The county had some timing problems with per-sonnel leaving. Now the council is making recommendations on an agreement that’s already in place, as well as on the proposed city/county agreements.

“It was a little odd,” Techel said. “But at this point, there seems to be a commitment on all sides to get it finished.”

Meanwhile, more than a month ago, Costco submitted a design review application for its planned store to the county. County prin-cipal planner Sean Trippi said the application remains under review.

Napa Pipe is to be built on former industrial site near the Napa Valley Commons business park, off Highway 221. It is to have 700 to 945 homes, a Costco, offices, stores, parks, trails and other features.

DEVELOPMENT

Costco waits as city, county work out agreementsTiming and housing at issue at Napa Pipe

Submitted drawingThis is the look of the proposed 150,000-square-foot Costco store planned as part of the Napa Pipe site redevelopment.


JENNIFER HUFFMANjhuf fman@napanews . com

It’s a new day for Copia. More than six years after the cultural center abruptly closed and filed for bankruptcy, the former Copia building and property at 500 First St. finally has a new owner.

The Copia Liquidation Trust will sell the building and grounds to Triad Development of Seattle.

While the purchase hadn’t closed yet by mid-March, Curt Johansen, development director for Triad in California, said “Triad is honored to be chosen to redevelop the former Copia property into a delightful mixed-use destination compatible with the Oxbow Mar-ket and other local businesses.”

“Our business model and design for the property will respect and complement downtown Napa and the surrounding neighborhoods,” Johansen said.

Speaking broadly, Johansen said the future could include a new tenant in the Copia building, park-ing, a small amount of retail and a variety of high- quality, green homes. Affordable housing may be part of the mix, he said.

The redevelopment is likely to cost $100 million to $150 million and take from three to five years, he said.

The news release said Triad is in negotiations “to bring a world-class entity in to enhance the pres-tige of both downtown Napa and the Oxbow District,” however it has yet to commit to a use for the 78,000-square-foot Copia building.

“We are actively negotiating with a user that we think will make a wonderful occupant … but we do not have an agreement in place for a user for that building,” he said.

Johansen declined to comment on whether the tenant could be the Culinary Institute of America. “I know there are rumors but I can-not talk about that at this point,” he said.

Triad was selected by ACA Financial Guaranty Corporation, which insures the bonds that funded Copia.

Triad was chosen from several competing proposals because of “its vision for respecting the culinary legacy of Copia while offering the city of Napa a destination project on the Oxbow site that delivers eco-nomic development, environmental sustainability, and social benefits to the city,” said a joint release by ACA and Triad.

“We took great care to invite and critique proposals from highly qualified developers,” said ACA’s Maria Cheng.

“Our positive relationship with the city of Napa and respect for the Copia ideal were definitely factors in our evaluation process and ulti-mately our selection of a great proj-ect with real vision,” said Cheng.

Triad Development has been developing mixed-use communities for more than 30 years, many in the Pacific Northwest but also in Cali-fornia and other parts of the U.S., said the news release.

Triad is perhaps best known locally for Pacific Union College’s controversial Eco-Village project in Angwin.

When the college and Triad officials first announced the project in 2006, their plans included 591 housing units, as well as upgrades to the campus and to the small commercial area by the college.

After Angwin residents and others raised concerns about the

size of the project and potential traffic, and after it became the cen-ter of attention during the county’s general plan update, the number of homes was reduced to 380. But that project fell through with the economic crash that began in 2007 and 2008. The proposal was scrapped in 2010.

“Triad was trying to do a very high-quality project and some-thing that was beneficial for the community,” Johansen said. “I’m very proud of the work we did there and disappointed it never came together.”

Triad has wanted to deliver a sustainable mixed-use community to the city of Napa since it first became interested in Copia back in 2007, said Johansen. “We never lost interest in the property.”

“We intend to gain an excel-lent appreciation of the many project-related issues that will be of interest to Napans, including environmental and social impacts which must be addressed.” Com-munity input and feedback will be actively solicited, he said.

Triad expects to complete its acquisition with the Liquidation Trust this year and to begin a pub-lic outreach process to listen to res-idents’ desires and input as soon as possible, said the release.

“A team of experts will be assem-bled to address design, parking, and

traffic mitigation issues associated with the property and to work cooperatively with city leaders on a public workshop process to pres-ent project concepts and to solicit community input,” said the release.

Cheng and Johansen both declined to say how much the property sold for.

According to bankruptcy court documents, in late 2008 Copia estimated the value of the property at $30 million. In March 2009, the property was appraised at $24.8 million

Jim Cantrell, who administers the Copia liquidation trust, could not be reached for comment.

When it opened in 2001, phil-anthropic contributions to Copia totaled about $50 million. In addi-tion to the contributions of the Robert Mondavi family and others, Copia borrowed about $78 million, financed by bonds issued through the California Infrastructure and Economic Development Bank and backed by the guaranty of ACA Financial Guaranty Corporation.

In 2008, these bonds went into default when Copia filed for bank-ruptcy. In 2010, Copia Liquidation Trust (CLT), an entity controlled by ACA, took title to the property on behalf of the bondholders. The trust was charged with maximizing sales proceeds.

ACA and the trust f i rst attempted to sell the Copia com-plex in 2010, without success.

After that, New-York-based ACA ran into roadblocks in try-ing to redevelop the site and lease space to short-term renters, with critics objecting to changes that would diminish Copia’s potential to become a center for cultural or community events again.

Rather than try to come up with a redevelopment plan on its own, ACA Financial Guaranty now hopes to unload the property to someone with enough cash and who is willing to go through the city’s approval process to create a plan for the entire site.

Johansen said that assuming the sale goes through, a plan would be part of Triad’s process.

DEVELOPMENT

Copia sold for mixed-use development

J.L. Sousa/Register file photoTriad Development of Seattle has been selected to buy the 17-acre Copia property on First Street. Community input will be solicited to develop a site reuse plan that preserves the building, an official said.

TUBBS LANE

CAL ISTOGA

(707) 942-94221473 C Lincoln AvenueCalistoga, CA 94515

Calistoga Realty Co., Inc.

✯Calistoga Realty

Co., Inc.

April 2015 – 11

Sharon Carone, Broker • Darlene Brissard, Realtor • Brian Durnian, Broker

EstatEs • VinEyards • Vacation HomEs • LandrEsidEntiaL and commEricaL

www.calistoga-realty.com1473 C Lincoln Avenue, Calistoga, CA 94515

707-942-9422Calistoga Realty Co., Inc.

LOCATION: Three bedroom, 2 ½ bath, 2144 sq. ft. home in CentennialCircle with views across Garnett Creek to vineyards and mountains.

Spacious family room, living room, great location.$770,000

WHAT A VIEW: Four bedrooms, 2 ½ baths, family room with fireplace, newcustom deck and fencing so you can enjoy the beautiful views of a meadowand Mt. St. Helena. Freshly painted inside and out; great outdoor spaces for

entertaining and gardening.$690,000

UNBELIEVABLE GET AWAY - 112+ Acres -First time on the market. Private retreat withfantastic views of Napa Valley, the Palisades, Mt St. Helena as well Sonoma County.Small 1 bdrm, one bath with a loft that works as a second bdrm. Windows galore for

endless views and the ultimate in privacy. Ranch is partly in Napa County and partly inSonoma County. You can expand or probably build another house. Awesome view!

$1,450,000

BEAUTIfULLY RENoVATED NoRmANDY STYLE HomE

Two parcels w/ guest house, art studio, pool, great old barn, and mastergardener designed rose garden. Living room w/fireplace, wood floors, mediaroom, office gourmet kitchen w/La Rochelle tile counters, and an inviting

screened in porch in an enchanting setting.

UNIQUE: Sitting along the Napa River, this home offers a DOUBLE LOTwith plenty space for outdoor entertainment. Truly a beautiful setting, with thepromise of even greater potential. Special and serene location in Calistoga. 4

bedroom / 2.5 baths, accompanied by a separate 1 bedroom / 1 bath guest unit.$850,000

DEVELoPER’S DELIGHTDouble lot located just a few blocks from downtown Calistoga. 14,871 sq.ft

lot with a quaint little house. Possible lot split or build another house.Zoned R-2. Use your imagination.

$618,000


Sharon Carone, Broker • Darlene Brissard, Realtor • Brian Durnian, Broker

EstatEs • VinEyards • Vacation HomEs • LandrEsidEntiaL and commEricaL

www.calistoga-realty.com1473 C Lincoln Avenue, Calistoga, CA 94515

707-942-9422Calistoga Realty Co., Inc.

59.7+/- aCre eState propertyLocated in Calistoga and Knights Valley, adjacent to Blossom Creek Winery and Turnbull this 4100sq. ft main residence, 900 sq.ft guest house currentlyutilized as an office, with approx.. 16.7 acres of vineyard on a long term lease expiring in 2025. An additional 8+/- acres of vineyard - 4 acres of hillside

Cabernet and 4+/-acres of Petite Sirah with additional plantable acreage and potential for Winery/Caves. A rare opportunity!

WINe CoUNtry LIVINGYou will be energized and inspired by the incredible peacefulness and tranquility of this beautifully designed 3841 square foot retreat on an 8 acre knoll topjust minutes to Calistoga. Breathtaking 360 degree views, 3 bed. 3 1/2 baths, game room, wine cellar and small Petite Sirah vineyard, spacious deck; it’s a

wonderful lifestyle. $2,250,000

BELLA VISTA VINEYARDSAn incredible opportunity to own a one of a kind Estate property situated on over 200 acres in Napa and Sonoma County. The custom built Mediterranean

Style residence was designed by Adrian Martinez AIA and there are three additional buildable parcels included in this sale and each one provides panoramicviews. Approx. 37 acres of premium vineyard, winery and cave potential. Vineyards and residence can be purchased separately.

180+ acres – 37 acres of vineyards, 2 parcels - $7,950,000 Residence on 25+ acres, 2 parcels - $3,695,000

April 2015 – 13


BPT

The real estate market has improved across much of the country, but homeowners think-ing about listing their homes this summer need to stay com-petitive to attract buyers. Buyers are looking for long-term homes, ones they want to stay in for years while raising their children, or set-tling down and retiring.

To prepare your home for list-ing—or simply to enjoy it a few years longer—check out these top five home improvement projects you can do yourself to make your home more attractive to buyers:

1 Give the front door a new look

The front door sets the tone for your home’s curb appeal and security, and it signals how well you maintain everything else. Buyers will be walking into your home via the front door, so be sure to give them a good first impression. If your door is in good shape, you might just need to give it a refreshing new coat of paint or new hardware. But if it’s seen some wear and tear over the years, consider replacing it with a steel door—one that will show buyers your home is safe.

2 Update the most-used entryway

While the front door needs curb appeal, the garage door is traditionally the most-used door in the home. Old wooden garage doors will start to sag and the paint will peel, giving your home a run-down look. Replacing this door with an insulated steel door will not only improve the exterior look of your home, but also keep the garage space warmer. Finish-ing off the garage can also be a big draw for buyers, but you probably won’t be able to recoup as much of the expense as you would by replacing only the garage door.

3 Add additional living spaceYou might not think

about adding a deck as the same thing as adding an extra room to the house, but if you’re selling your home during the warmer months, that’s how buyers will see it. They’ll be able to picture

themselves enjoying breakfast and picnic dinners outside, or curling up on a lounge chair with a good book on a summer afternoon. To make your deck a good selling feature, consider using ProWood Dura Color, a color-treated wood that retains its color for years. This means your buyers can easily move into your house and can enjoy the space without the annual chore of staining. Realtor.com estimates that homeowners can recoup 87

percent of the investment of add-ing a deck when they sell.

4 Create a bathroom retreatAs the smallest room in

the house, the bathroom tends to cost the least to remodel. If you have a guest or master bath that can use a little help to trans-form into a relaxing oasis, take the opportunity to replace the flooring, add cushy rugs, paint the walls and replace the accessories with more modern styles. Faucets,

showerheads, the mirror and even the toilet can all be upgraded with water-saving and stylish designs. Buyers will take note of a main-tenance-free bath, making your home one they’ll remember as move-in ready.

5 Turn the backyard into a private paradise

Buyers will be visualizing themselves in your backyard when touring your home. They’re look-ing to see how quiet and secure the space is. Consider adding a beautiful wooden fence to enhance the privacy. It will make the home attractive to families with chil-dren and pets, and for couples who aren’t interested in having a conversation with the neighbors every time they go outside. To make your fence an attractive sell-ing feature of the home, consider using ProWood Dura Color fence pickets or pre-built panels. The cedar-tone or redwood-tone col-orant driven deep into the wood fibers will stand up to the sun’s harsh rays and won’t gray out over time, unlike cedar fencing. You can match it to the deck coloring for a beautiful accent look that connects the colors in your backyard.

Five home-improvement projects to help sell your home

BPT Turn your backyard into a private retreat to attract the eye of buyers.

BPT Strong, weather-resistant, attractive fencing can build a sense of privacy and security in a back yard.

Marilyn McCoul, [email protected]

Marilyn McCoul, [email protected](707) 942-6225(707) 942-6225

Wine Country Specialists for Over 50 Years1705 Washington Street, Suite J, Calistoga, CA • CalBRE #00232437 • Fax: 707-942-6332

CALISTOGA COMMERCIAL DEVELOPMENT SITELocated within the downtown businesshub and in close proximity to the CalistogaDepot. This parcel is 1.14 acre with 2 metalwarehouse/storage buildings with water and sewer.Zoning is Community Commercial Design DistrictOverlay.


CALISTOGA EMERALD DRIVE LOTThis available lot is the largest in the Centre Court

seventeen lot development, which is a gated private

street with newer custom homes. All utilities to the

curb. Buy now to build your dream home!

Offered at $397,000

NOW LEASING…CALISTOGA OFFICE CENTER

Great location with excellent parking! Very reasonable

rent, including utilities and commonareamaintenance.

Nice conference room provided.

Contact Property Manager (707) 942-6225

ONE OF THE NICEST STREETS IN CALISTOGA!Beautiful oak studded 1/3+ acre estate lot(16,000+ SF) with privacy and views in a quietcul-de-sac. There is a water well in addition to citywater. Maggie Avenue is a no traffic residentialstreet! ONE OF A KIND LOT IN CALISTOGA!

Offered at $505,000

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ST. HELENAREAL ESTATE

(707) 967-9570

HOMES · LUXURY ESTATES · LAND · VINEYARDS · WINERIES

For information on our listings, please visit our website:www.sthelenarealestate.com

Napa Valley · Sonoma

Napa Valley · Sonoma1346 Main Street

St. Helena, CA 94574

WINERY ESTATE & VINEYARD

Winery, vineyard and Mediterranean residence in the AtlasPeak Appellation. 10 +/- acres planted in Cabernet, Merlotand Cabernet Franc. 8,000 gallon operating winery.

Offered at $5,975,000Gail Morgan Lane / Claudine Perret

(707) 291-0156

VINTAGE NAPA

Located in the heart of Downtown Napa, this lovely re-stored vintage home boasts 3 Bedrooms and 2 Bathrooms.Farmhouse kitchen, great floor plan and charm throughout.

Offered at $799,000Jacqueline Wessel(707) 738-7338


MART Y JAMESmjames@napanews . com

Silverado Resort and Spa announced this month that it will again host the Frys.com Open, a $6 million PGA Tour event in March.

Silverado, a 36-hole complex, said it has finalized a contract to again serve as the host venue in 2015. It marks the second straight year in which the Frys.com Open will be played on Silverado’s North Course, a par-72, 7,203-yard layout.

Silverado previously hosted 14 PGA Tour events from 1968 through 1980, the Kaiser Inter-national and the Anheuser-Busch Golf Classic.

“The feedback we received last year from the spectators, the players and their families was overwhelm-ingly positive,” said John Evans, Sil-verado’s Managing Director. “The North Course more than held its own against the world’s best.”

Scheduled to take place Oct. 12-18, the Frys.com Open is the season-opening event on the PGA Tour’s 2015-16 schedule.

“I think we’re in for a very exciting tournament this fall,” said Duke Butler, president of the Frys.com Open. “The Frys.com Open had a wonderful experience in the return of the PGA Tour to Silver-ado last year. I believe that 95 per-cent of the players that participated last year will be back, along with a few more marquee players for this year.

“I did feel like the players and their families were very comfortable in Napa Valley last year. We’ve had a very good reaction from players about returning.

“I think the crowd size will dou-ble from 37,000 to about 70,000.”

The tournament has proven to be an important springboard for players in recent years.

Last year’s champion, Sang-Moon Bae, is currently No. 5 among the FedEx Cup leaders, and the 2013 champion, Jimmy Walker, led the FedExCup points race for most of the year on the strength of his three victories that season.

Bae, who is from South Korea, shot a final round 73 for a

15-under par 273 total to secure his second PGA Tour victory and the $1,080,000 winner’s check.

Bae was on the leaderboard each day. He was tied for the lead after the first round, shooting a 6-under-par 66. He was one shot off the lead after the second round following his 69. He took a four-stroke lead into the final round after carding a 65 on Saturday.

On Sunday – a day when the course conditions changed because of hot and breezy weather, with winds blowing 10 to 20 mph out of the north/northwest and the temperature peaking at 91 degrees – Bae didn’t do anything dramatic. He managed his way around the course, shooting a 73 with four bogeys and three birdies.

Bae had good numbers for the week. He hit 31 fairways and 54 greens in regulation. He had a bogey-free second round.

“I really like this course because it’s like a classic,” said Bae. “On classic courses, you need really good iron shots for small greens. I think the greens were pretty soft this week, but the fairways were firm. The rough was not easy. I drove it pretty good. The iron shots were really, really good, and that’s why I made a lot of birdies this week.”

Last year marked the PGA Tour’s return to Napa for the first time since 1980. Some of the best players in the world were here – people like Matt Kuchar,

Lee Westwood, Brandt Snedeker, Hunter Mahan and Walker.

By winning here, Bae also gets into the field for the Masters, the year’s first major. The Masters is April 9-12 at the Augusta National Golf Club in Augusta, Georgia.

The Frys.com Open does not have a commitment from Rory McIlroy, No. 1 in the World Golf Ranking. But that could change after the Masters, said Butler.

“He hasn’t committed yet, but he has given the tournament a pos-itive indication he’s going to play,” said Butler.

Last year’s tournament awarded $1 million to charity. The tourna-ment has awarded more than $7 million to charity since its incep-tion in 2006.

“We are pleased with the suc-cess of the 2014 Frys.com Open at Silverado,” said Kathy Kolder, Frys.com Open tournament chair and Fry’s Electronics executive vice-president. “Our thanks go out to our Northern California com-munity, the dedicated volunteers and our generous sponsors who make this event possible.”

The Frys.com Open’s pri-mary beneficiary is The American Institute of Mathematics, a San Jose-based organization whose mission is to advance mathemati-cal knowledge through collabora-tion, to broaden participation in mathematics, and to increase the awareness of the contributions of

mathematics to society.Other beneficiaries include The

First Tee of Silicon Valley, North-ern California Golf Association Foundation, Special Olympics of Northern California, Queen of the Valley Foundation, Johnny Miller Junior Golf Foundation, and sev-eral Napa Valley charities.

Title sponsor Fry’s Electronics is a privately owned retailer with 34 nationwide locations headquartered in San Jose.

Johnny Miller, a World Golf Hall of Fame member and lead NBC-TV golf analyst, is one of Silverado’s owners. He re-designed the North Course.

“Johnny Miller told me all year that the golf course was going to hold up well,” said Butler. “The Silverado North Course proved to be a very good test.”

There is nothing easy about the North Course. The first six holes are a tough stretch. The course played to a 71.851 scoring average in the final round, and a 71.704 average for the week.

The toughest holes on the course were Nos. 6, 10, 3, 11, 2 and 7.

“The entire team here at Sil-verado is thrilled to once again be hosting the Frys.com Open,” said Tim Geesey, Silverado’s director of golf. “The 2014 tournament was a success in every possible way. The feedback from the players, the Tour, the community and our members was incredibly positive. To be given the opportunity to build on that success is a true honor.

“With the tournament only seven months away, we are already well underway with all of our plans. After a very successful event in 2014, I expect the field to be out-standing this year and I’m looking forward to the fans having more fun than ever.

“With all of the support we received in 2014, we were able to reach our charitable donation goal of $1 million. That simply does not happen without the amazing support of the sponsors, the vol-unteers, the community, and the Silverado owners and members.

“I cannot wait to welcome the best golfers in the world back to Silverado in October.”

Silverado to host PGA tournament once again

J.L. Sousa/RegisterMembers of the gallery and golfer Sang-Moon Bae, winner of least year’s tournament, watch his drive during the third round of the Frys.com Open at Silverado Resort and Spa in 2014. The resort confirmed recently that the PGA Tour will return to Napa for the second straight year in October.

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BARRY EBERLINGbeberl ing@napanews . com

About 2,800 acres in remote, northeastern Napa County — including an open space area, a grassy valley and land along Putah Creek — are waiting to find their niche in the world of regional open space.

Parts could end up as a nature preserve with docent-led hikes only. Or they could be opened up to the public for hiking, mountain bike riding, fishing, horseback riding and even camping. Or they could provide boat access to Putah Creek.

“We really haven’t decided yet,” Napa County Regional Park and Open Space District General Man-ager John Woodbury said.

This is a time of options and pos-sibilities. It’s also a time for finesse. The land along Putah Creek presents challenges because of a complicated legal situation dating back for decades involving the small, rural Berryessa Estates subdivision.

Napa Valley vintners Bob and Evalyn Trinchero donated the land to the district in 2010. Since then, much of the district’s energy has gone in other directions, such as keeping Bothe-Napa Valley State Park and the Bale Grist Mill State Historic Park open amid state budget woes.

But the district hasn’t forgotten about those 2,800 acres. It’s done such things as look at potential trails and studied the types of plants, mam-mals and birds found there.

“There are three distinctly dif-ferent areas that were part of the

RECREATION

The great Park district working to resolve legal issues


wide open

This is part of a nearly 2,800-acre area near Lake Berryessa that the Napa County Regional Park and Open Space District intends to open to the public for hiking.

April 2015 – 21

donation,” Woodbury said. “There will be different uses in each.”

One area — Spanish Valley — is a 1,900-acre former hunting area where bears and mountain lions sometimes roam. It has 1,200 acres or more of grassland, an expanse that Woodbury called unusual for the county, given that much of the grasslands have given way to devel-opment and farms.

Going to undeveloped Spanish Valley is like going back in time, Woodbury said. Combined with nearby Bureau of Land Manage-ment land, someone could ride a horse there all day.

“This would be the largest (local) open space area other than the fed-eral lands at Knoxville,” he said.

The area has a major difference from Skyline Wilderness Park near the city of Napa or Bothe-Napa Valley Park near St. Helena — its distance from local cities. A Napa resident would have to drive 40 miles through Pope Valley and beyond to reach it.

“It’s never going to have heavy use,” Woodbury said. “It’s an open space area. Our primary concern whatever we do is to preserve the resources on the land. Beyond that, it’s whatever level of access is appro-priate.”

Woodbury envisions the district will begin deciding Spanish Valley’s future in detail after wrapping up another project this year.

The other two properties — 684-acre Crystal Flats and 206-acre Stone Corral — are along Putah Creek just northeast of Spanish Valley. When Lake Berryessa is full, water backs up on Putah Creek enough to allow use of a concrete boat launch. There is a camp-ing area.

But these two properties present

challenges intertwined with the history of the adjacent Berryessa Estates subdivision.

Berryessa Estates is among several far-flung, small communi-ties that Napa County allowed to be built in the 1960s in the Lake Berryessa area. It has less than 500 residents living along streets with names such as Lariat Drive and Wagon Wheel Drive.

The Labry Corp. when develop-ing Berryessa Estates had envisioned so much more. It planned to build a resort community with 5,000 residents that would attract 40,000 visitors annually. It planned to build such features as a marina and golf course, according to a county Local Agency Formation Commis-sion report.

When the subdivision’s reality didn’t match Labry’s dreams, the company deleted plans for the marina and other amenities. The county sued the developer in 1975 for false advertisement, resulting in

a small camping area being built on the Crystal Flats property and a boat launch on the Stone Corral property solely for the use of Ber-ryessa Estates residents.

That 1976 settlement said that, conditions permitting, the area would be “set aside for the use and benefit of lot owners in the Lake Berryessa Estates subdivision.” The Lake Berryessa Estates Property Owners Association website refers to this arrangement as a “recre-ational easement” for Berryessa Estates residents.

But a Regional Park and Open Space District report said “the legal-ity and limits of that use have also been contested in the past and are still not clear.”

Garth MacDonald is on the Berryessa Estates Property Owners Association board.

“Most of the residents want to be very protective of the rights we’ve had there,” he said. “Knowing that there is a public district that owns

the property, we basically sort of struck a tone to keep communi-cations open with them without creating a confrontational type of relationship.”

Some residents are worried that opening the land to the pub-lic could lead to traffic and fires, he said.

The district has yet to reach an agreement with the Lake Berryessa Estates Property Owners Associa-tion on how to balance use by Ber-ryessa Estates residents with future use by the general public. Nor has it pressed the point because it has been addressing other issues, the district report said.

Woodbury said the Regional Park and Open Space District will respect the past, but that the public has the right and need to have some level of access.

On March 9, the district board of directors established interim rules for Crystal Flats and Stone Corral. It banned motorized vehicles at Crystal Flats except for on an access road, banned unauthorized target shooting and hunting and banned open fires.

Those rules mirror regulations adopted by the Lake Berryessa Estates Property Owners Associa-tion. However, a district report said, the association has limited enforce-ment authority.

The report said these interim rules will help preserve the resources on the properties until the day the district formulates comprehen-sive policies.

“Sometimes dealing with a long, potentially challenging issue, it’s easier to take it bit by bit,” board member David Finigan said.

That’s all part of figuring out what to do with this large, fairly new Napa County open space area.

“It’s an open space area. Our primary concern whatever we do is to preserve the resources on the land. Beyond

that, it’s whatever level of access is appropriate.”

Napa County Regional Park and Open Space District General Manager John Woodbury

Barry Eberling/Register photos

A Boy Scout rides through Spanish Valley, about 1,900 acres of open space in northeast Napa County owned by the Napa County Regional Park and Open Space District that someday could be open for public access.

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JESSE DUARTEjduar te@sthe l enas tar. com

ST. HELENA — The St. Helena City Council approved 13 new rooms at the Las Alcobas hotel in March after the devel-opers worked with neighbors and agreed to pay an additional $300,000 into the city’s afford-able housing fund.

The resulting 70-room hotel, already under construction, is expected to generate $1.73 million a year in hotel taxes for the cash-strapped city, about $320,000 more than the 57-room project.

“This is a project where we clearly need to move forward now,” said St. Helena Mayor Alan Galbraith. “We need all of us to be as supportive as possible of this project so that it succeeds.”

The vote was 3-0, with Coun-cilmember Sharon Crull absent and Councilmember Greg Pitts recusing himself because he served as an adviser for the project in the past year.

The developers’ offer of $300,000 came after the Feb. 17 Planning Commission meeting, where the project, previously known as Grandview, drew some flak for its impact on the city’s limited affordable housing supply.

The developers already paid $750,000 to the city’s affordable housing trust fund to compensate for the 57-room configuration. The $300,000 payment for the 13 new rooms r e p r e s e n t s a rate per room that’s 75 per-cent higher than the first contri-bution, which was negotiated when the site was under differ-ent ownership.

Most of the opposition to the project had come from neighbors in the Quail Meadows subdivision southwest of the site, who criti-cized the design of the rooms that are already being built.

While the 13 new rooms will be added to a different building

along York Creek that’s not vis-ible from Quail Meadows, the developers still agreed to address neighbors’ concerns by planting more trees and landscaping in consultation with the homeown-

ers’ association.During nego-

tiations over the last two weeks, the Las Alco-bas developers “worked very hard to be good neighbors,” said Pol ly Ogden, representing the h o m e ow n e r s ’ association.

The hotel’s other neighbor, Beringer Vine-yards, fully supports the project, said Beringer General Manager Sandy Paoli.

The Tree Committee pressed for the developers to plant more trees to make up for cutting down a live oak. The developers agreed to plant three additional valley

oaks and increase the size of five other valley oaks that they’d already proposed planting.

Councilmember Peter White praised the developers for cooper-ating with their neighbors.

“A lot of times, we have devel-opers or neighbors that don’t get along, and it’s refreshing to see how everybody’s come together on this project,” he said.

White cal led the project “a win-win” because it doesn’t increase the footprint of the proj-ect, instead adding the rooms onto a new story of a previously planned building.

The developers didn’t ask for any more water than the city already allocated to the project in 2010. A water report concludes that the 70-room hotel will actually use less water than the 57-room configuration, since the developers now plan to use more water-efficient fixtures throughout the property.

Councilmember Paul Dohring said he supports the project even

though actual affordable housing units would be preferable to a cash contribution. The method of “pay your way out of it” shouldn’t become standard, he said.

“We really need to focus on getting developers to look … at actually building housing,” Dohring said. However, he added that an old plan to provide 22 affordable housing units probably wouldn’t have worked on such a small 3.3-acre property “that’s already packed.”

Galbraith said that when he was on the Planning Commission he voted for the 57-room proj-ect largely because it preserved the 108-year-old Acacia House, which is visible from Highway 29 at Pratt Avenue.

“We had a great old building that wasn’t going to last. It was falling apart,” he said.

The 13 new rooms don’t “cre-ate any meaningful incremental impact,” Galbraith said. “I think it will greatly benefit the project and greatly benefit the city.”

Council approves new hotel rooms in St. Helena

Jesse Duarte, St. Helena Star Las Alcobas, St. Helena’s next luxury hotel on the old Grandview property, hosted a ceremonial groundbreaking late last year attended by local dignitaries. The project actually broke ground in late June, and the 107-year-old Acacia House, seen here, is undergoing extensive renovations. The building will be the centerpiece of the 70-room hotel, which will feature a restaurant, spa, and conference room. The hotel is scheduled to open in spring 2016. In March of 2015, the St. Helena City Council approved 13 new rooms, on top of the original 57-room plan.

“A lot of times, we have developers or

neighbors that don’t get along, and it’s refreshing to see how everybody’s come together on this project.”

Councilmember Peter White

Bogue’s Bulletin Board

CHARLES BOGUE, BROKERCalBRE#00482010

[email protected]

Coldwell Banker Brokers of the Valley

Homeowner PaydayUnless it happens to be your birthday, few American Citizenslook forward to the date of April 15th. For most, it is the anxiousand ominous task of the on time filing your federal and stateincome tax. However, there is one possible silver lining if youhappen to own a “home” and borrowed the money to makethe purchase.Whether you call a deduction from your taxes owed a “taxincentive”or a “tax loophole”usually depends or your politicalperception or who is the recipient of the benefit. In eithercase, at a time when most tax breaks seem tilted to largecorporations and wealthy investors the ability to deduct theinterest paid on your home loan is a benefit for all homeowners.Although less than one third of taxpayers are able to takeadvantage of the home loan interest deduction, it is still “afinancial incentive that helps millions of Americans achievegreater financial security through home ownership”accordingto JohnWeicher of theHudson Institute. Because homeownersreceive approximately $70 billion a year in federal tax breaksthis deduction is constantly on the chopping block at a timewhen there are outcries about growing inequality and adeclining middle class.So what is it, how does it work and how does it benefit meas a current or prospective Napa homeowner?You can deduct the interest you pay on any loan securedby your main and second home including your purchasemortgage, a second mortgage, a home equity line or a line ofcredit.Many tax payers are unaware that in the eyes of the IRS a

“home” is a house, mobile home, condominium, a cooperativeor tenants in common, mobile home, a boat, a recreationalvehicle or any property that has cooking, sleeping and toiletfacilities by which you are able to occupy.Only those obligated to the debt can take the deductionmeaning those persons signed to the deed of trust and noteon the loan. Third parties such as friends, parents, familymembers thatmight help youmake payments are not entitledto write off the interest paid against their taxable incomeunless they have co-signed on the loan.The amount of mortgage interest you can take is limitedto not more than a total of $1 million of debt for those filingjointly and $500,000 for those filing a single return. Thedeductions are limited to borrowed money used to buy,construct or improve your first home and second “home” (orcabin, boat, RV etc). You can deduct interest on debt up to$100,000 jointly/$50,000without limitation on how you use themoney. (converted credit card debt, travel, student loans etc.)It is important to contact your tax consultant about yourindividual situation because each circumstance has differentassets, different income levels and home ownership historythat can all affect howmuch deduction youwill be able to takefor 2014 tax year. It is wise to consult with your CPA before youpurchase a home or take out a loan so you can structure theactivity to your greatest advantage.

The important takeaway is that the“home interest deduction”provides tax savings that reduces the effectivemonthly cost of your loan, a benefitnot available to those that are currently renting. Also, by virtue of the mortgage interest deduction more buyers are able to afford a home andsome are able to afford a higher priced home than expected.With proper planning next April 15th might be your homeowner payday.

How Much of a Tax Deduction Can I look Forward To:Estimated Tax Savings on an 80% Loan, 4 % Interest, 30 Years, 28% Tax Bracket*Purchase Price Loan Amount Mo. Pmt Tax Sav Effective Mo. Pmt$400,000 $320,000 $1527 $428 $1100$500,000 $400,000 $1900 $532 $1368$600,000 $480,000 $2290 $641 $1650$700,000 $560,000 $2674 $748 $1926$800,000 $640,000 $3055 $855 $2200*The above calculations are estimates only and assume the first year payment to be all interest without reduction for portion of paymentgoing to principal. Also as loan amounts rise there can be increases in the interest rates on the loan. The example does also not include thedeductibility of tax payments to the homeowner.


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BANKRATE.COM

Living from one paycheck to the next may be the norm for many people. But homebuyers need a better strategy.

“If buying a home is your goal, then it needs to be your priority,” says Tim Kirchner, formerly vice president of MetLife Bank in Irving, Texas. “Most people need to sacrifice a little and stick to a budget in order to save for a home.”

A good budget plan begins one or two years before the buyer makes an offer. Here are four tips for renters who plan to become homeowners.

No. 1: Build strong creditWhen it comes to securing a loan at the best

mortgage rate, credit is king.“The most important focus for all potential

buyers should be improving their credit score,” says Jean Badciong, chief compliance officer of Inlanta Mortgage in Brookfield, Wisconsin. “A low score can prevent someone from buying a home or at least from qualifying for an afford-able mortgage rate.”

Where to get the credit scoreGreg Holmes is national director of sales

and marketing for Credit Plus, a company in Salisbury, Maryland, that provides credit reports to mortgage lenders. He says potential buyers should request their free credit report at Annu-alCreditReport.com.

“Some people who think they have good credit don’t, while people who think their credit is bad may be surprised that it is actually OK,” Holmes says. “Everyone should check their report for accuracy and fix any mistakes. It can take months to correct errors.”

How to raise the credit scoreTo improve their credit scores, buyers should

pay off past-due bills, pay every bill on time and reduce their balances to less than 30 percent of the credit limit on every account, Holmes says. Also, it is best to have three to five credit accounts, such as a car loan, student loan or credit card, for one year or longer.

Holmes recommends against frequently switching credit cards to get the best rate, though.

“Lenders do not want to see a lot of credit inquiries or too many new accounts because this could indicate someone who is about to take on a lot of extra debt,” Holmes says.

Beware the pitfallsKirchner says people often do not realize the

consequences of paying bills late or missing a payment, which can stay on your credit report for a long time.

Some young people assume they can improve their credit scores as an authorized user on a par-ent’s card. But Badciong says this will have no impact on their score.

“Every consumer should establish three lines of credit such as an installment loan and a credit

card or two, keeping the balance low and pay-ing them on time, in order to generate a strong credit report,” says Christine Howard, formerly a senior loan officer with Inlanta Mortgage.

Practice making house paymentsHoward urges future homebuyers to make

“virtual” mortgage payments today as a way to build up savings and learn to budget for actual mortgage payments down the road.

“Renters can estimate a mortgage payment and set aside the difference between that pay-ment and their rent each month,” Howard says. “If they are paying $800 in rent and estimate their mortgage will be $1,100, they can put $300 per month in a special savings account. Not only does this help them save for a down payment, but it demonstrates to a lender their ability to afford that higher housing payment.”

No. 2: Demonstrate ability to saveKirchner recommends future buyers create a

simple budget and set a savings goal.“If they find they can save $300 a month,

then they will have $3,600 at the end of the year,” Kirchner says. “Lenders want to see that pattern of savings, and buyers will need at least 3.5 percent for a down payment on an FHA loan or at least 10 percent for a conventional loan.”

Kirchner recommends setting up an auto-matic transfer of funds into savings through your employer or your bank.

For guidance, try Bankrate’s savings goal cal-culator at www.bankrate.com.

No. 3: Reduce debtWhile buyers increase their savings, they

should also reduce their debt.“Paying off debt tops saving in terms of

priorities because of the interest payments on the debt, which exceeds the amount of interest they can earn on their savings,” Kirchner says. “Lenders want to see that you are managing your debt and keeping your credit card bal-ances low.”

Which debts should you pay off first? Try Bankrate’s debt pay-down calculator.

Keep an eye on DTIHoward says debt-to-income ratios are an

important element in a loan approval. This ratio compares minimum monthly payments on all debt to gross monthly income.

“If your debt-to-income ratio is over 50 percent, you need to pay off your debt before even thinking of buying a home,” Howard says. “Some companies will relax their standards for borrowers with a strong credit score or substan-tial cash reserves, but in general, FHA will only go up to 43 percent and conventional lenders will only go to 41 percent for the overall debt-to-income ratio.”

No. 4: Get educatedWhile it might be premature to visit a

lender two years before a home purchase, it can be valuable for consumers to know if they qualify for a mortgage, Kirchner says. He also recommends visiting open houses.

“A lot of people have no idea what $100,000 or $200,000 will buy, so the more they look at places and neighborhoods, the better under-standing they will have of the value in a home,” Kirchner says.

Four secrets to budgeting for a home purchase

Cammeraydave | Dreamstime.com Experts say would-be homebuyers should follow four rules: build strong credit, demonstrate an ability to save, reduce debt, and get educated.

April 2015 – 33


JENNIFER HUFFMANjhuf fman@napanews . com

More than $35.4 million in permits for private property improvements were issued for downtown projects in 2014, according to a city report.

That’s a substantial increase over 2013, when the building permit valuation for private projects in downtown was reported at just over $7 million.

Early work on the Archer Hotel and Napa Center project represents the bulk of the 2014 total, said Robin Klingbeil, the city’s senior development project coordinator. “Those com-bined are about $30 million,” she said.

Last year was marked by “a significant amount of both private and public activity, including new business openings, relocations and expansions, major tenant improvements, renovations, and infrastructure upgrades,” Klingbeil said in an email.

The 2014 figure is made up of $30.3 mil-lion for new construction (including the Archer and Napa Center); $3.8 million for tenant improvements; and $1.3 million for commer-cial remodel projects. It does not include per-mits for earthquake damage repair.

The city’s numbers were compiled from city building permit records, private develop-ers, RealQuest, MetroScan data services and news reports.

Since 1996, total investment in the greater downtown area has topped $1.2 billion, the city said.

“Overall, downtown’s economic perfor-mance is on a steady incline, and … the view is positive,” said Rick Tooker, community devel-opment director for the city.

“Even prior to the earthquake, there were millions of dollars in building improvements underway to upgrade existing retail and office spaces, as well as for construction of new proj-ects like the Archer Hotel,” he said .

“However, there are individual businesses that have struggled, and the impact of the earthquake on top of the construction activity surrounding them continues to pose challenges. As the construction is completed and store-fronts and offices reopen, our hope is that the struggling businesses will once again see higher access and visibility, and given the projects in the pipeline, the future looks bright,” he said.

Tooker said that one of the important things is the continuing investment in real estate sales and property enhancement. “Properties are not simply being acquired and left standing,” said Tooker.

“Many of the buildings that sold in 2014 are being upgraded and seeing new investment,

which elevates and brings new value to sur-rounding properties,” said Tooker.

He also noted that there will be increasing construction activity in 2015, such as continu-ing earthquake repair, hotel construction and infrastructure improvements. As a result, the city will need to work with owners and contrac-tors to minimize disruptive impacts, he said.

“It’s exciting that that kind of investment is happening here in our community,” Coun-cilman Scott Sedgley said at the council’s Feb. 17 meeting.

“This is great, especially with what we’ve been through this year,” said Mayor Jill Techel.

“It’s positive to see that we continue to get new businesses that are choosing downtown Napa and that we have some expansions of businesses. That’s a good sign. If people see opportunities here, that’s exciting,” she said in an interview Wednesday.

At the same time, Techel said, “it is sad to lose some businesses. Some we are working to keep, like McCaulou’s and Safeway. We are fighting very hard to be sure they know we want them back.”

There were 29 commercial real estate sales last year representing an estimated $40 million in property, Klingbeil reported. Two notable sales include a smaller parcel on First Street to LodgeWorks for the new Archer Hotel and the Parkway Plaza properties (anchored by Kohl’s) as part of a larger acquisition by DDR Corp.,

an Ohio-based real estate investment trust with retail properties worldwide.

In 2014, 25 new storefront businesses opened, and 12 businesses completed expan-sions or relocated to new space in downtown.

Aside from the major renovations at Napa Center and buildings undergoing damage repair, retail vacancy in the downtown core is about 7 percent, or 46,360 square feet, the city said.

Not counted in that number is 85,000 square feet of retail space still unavailable for occupancy due to earthquake repairs, including Safeway and McCaulou’s. In the Oxbow, the retail vacancy rate is about 6 percent.

The past year saw completion of a number of significant public projects in downtown.

The Flood Protection Project continued with excavation and construction of the new Oxbow bypass channel, expected to be com-pleted in June. Grading for China Point over-look was completed by the Army Corps of Engineers’ contractor, readying the property for construction of the park in 2015.

The city completed the Fire Station 1 seis-mic retrofit and roof replacement project early in the year, as well as the downtown First and Second streets two-way conversion project, and accompanying utility, amenities and sidewalk upgrades. All streets in the downtown Napa area were resurfaced and re-striped as well in preparation for the October street conversion.

ECONOMY

Downtown construction permits top $35 million

Raphael Kluzniok/Register A construction worker sprays water to keep down dust while an excavator lifts a pile of metal from a demolished commercial building on First Street on Wednesday. Building permits for the planned five-story Archer Hotel boosted downtown construction activity in 2014.

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April 2015 – 35


BPT

As the new year kicks off, it’s the premier time to refresh and refocus on certain aspects of your life ... and the home is no excep-tion. Say goodbye to lackluster interiors as renowned interior designer and DIY television per-sonality, Taniya Nayak, has fore-casted the top trends for 2015 that will be sure to enhance and revive any home.

1. Deep, rich huesBe bold with shadowy and opu-

lent tones; there are many ways to infuse a rich color scheme into your space. “Don’t be intimidated by dark hues,” says Nayak. “Incor-porate shades from the same color family throughout a room with a coordinating accent wall, rug and decorative pieces—such as pillows and blankets. This creates a bold, yet harmonizing visual.”

“The concept of a ‘pop’ of color is blown up in 2015,” adds Nayak. “We’re seeing deep, rich hues adorning walls, lavishly uphol-stered furniture pieces, window

treatments and area rugs. This year, we like to say ‘go bold or go home.’”

When painting with deep col-ors, imperfections are more visible than with lighter shades. To ensure your painting project is flawless, use FrogTape brand painter’s tape to achieve sharp paint lines. The tape is treated with patented Paint-Block Technology, which prevents paint bleed, leaving you with an impressive, crisp edge.

2. Gallery wallsCreate a room that’s uniquely

yours by making a gallery wall with items of your choice. Display an array of mirrors, framed family photos, sketches or even post-cards—the key is to be creative and be yourself!

“2015 is all about you,” Nayak explains. “Hanging a variety of frames or objects in a well thought-out cluster on the wall provides the perfect place to showcase pieces that are important and meaning-ful. When people walk into your home, they’ll know exactly what you love.”

3. Bold patterns in neutral colorsAlthough neutrals provide a

calm palette, it’s possible to infuse bold statements into these rooms, as well, with the use of patterns. Revitalize your room with a geo-metric rug in an earth tone, and also add window treatments with a daring floral design in a comple-mentary, yet understated, color. When mixing prints, pair struc-tured, linear patterns with organic ones for a look that’s polished, and not too “matchy.”

“This is a beautiful way to add drama and what appears to be ‘tex-ture’ to a space,” adds Nayak.

4. 60s modThe retro panache of mid-cen-

tury modern decor will perk up rooms with its soft, sculptural lines, woven upholstery and bright acces-sories in geometric shapes. Search for vintage furniture pieces like rounded chairs and button-cushion couches with short, tapered legs to add a sense of authenticity.

“We are going retro mod—way back to the 60s where design was about curvy forms, vibrant colors

and eccentric patterns,” Nayak says. “Be prepared to leave your design fears at the door and go full throttle with the bright and loud elements found in the mod move-ment. “

5. Organic elementsThis year, mount antlers above

your mantel; or create centerpieces with shells, metallic leaves or branches for a rustic vibe. With these earthy components juxta-posed against woodsy furniture and ivory tones, you’ll create an impressive, outdoorsy aesthetic.

“It’s easy to bring nature and organic structures into your home,” Nayak assures. “Leave linear styles out of the equation. Instead, think of free flowing shapes, colors found in nature and the peaceful serenity associated with the outdoors. The goal is to evoke the same emotional responses throughout your home.”

6. Copper“Each year we see a particu-

lar metal rise to the top of every designer’s list; and this year, it’s all about copper,” Nayak says.

Six design trends to heighten your home’s style

BPT Deep, Rich hues and a ‘60s Mod vibe add an interesting touch to your home.Gallery walls and displays can make a room uniquely yours.

BPT

Most homeowners recognize the importance of protecting their homes from fire. They do this by checking the batteries in their smoke alarms, completely extinguishing fires in their fireplaces and keeping flammable materials away from can-dles or space heaters. However, while fire safety is front and center, many homeowners overlook the ways they can protect their families from carbon monoxide (CO) poisoning.

And that’s a mistake no homeowner can afford to make.

Census data shows most homes in the U.S. have either fuel-burning appliances or an attached garage, but only approximately half of all homes have a working CO alarm—the only safe way to detect this odorless, colorless and invisible threat. Carbon monoxide is the leading cause of accidental poisoning deaths in the United States; claiming more than 400 lives each year, according to the Centers for Disease Control and Prevention. In addition, more than 20,000 people visit the emergency room and more than 4,000 are hospitalized due to acci-dental CO poisoning annually.

Thankfully, protection can be as simple as applying these five tips.

1 Seek professional help. One of the most common causes of CO poisoning is a filthy or inefficient heating system. Poorly

maintained chimneys and flues can crack, caus-ing ventilation problems and preventing CO from escaping up the chimney. Likewise, a faulty furnace could also emit CO into the home. Have your chimney or heating system cleaned and serviced by trained technicians annually to eliminate this risk.

2 Add or upgrade your carbon monoxide alarm. Your CO alarms is just as important as your home’s smoke alarms, so make sure

you have one and that it is working properly. Kidde Worry-Free carbon monoxide alarms have the longest life available in a CO alarm—10 years—and come in both battery and hardwired power options. Each alarm contains a sealed-in lithium battery that last a decade providing

homeowners with peace of mind knowing their alarms are always on. The Worry-Free Combi-nation alarm offers warning of both fire and CO and includes a voice alert to clearly identify the hazard present. It also features a unique smart sensing technology to significantly reduce nui-sance alarms.

3 Keep the grill and generator outdoors. Using a grill or generator due to a power outage? Put on a jacket and go outside.

Never bring the grill indoors or operate it or a generator in a space attached to your home such as a porch, patio or garage. Both can emit high levels of CO, and need plenty of ventilation. Even having the garage door open does not offer enough air flow to reduce CO levels.

4 Use your indoor appliances properly. Only use appliances as they are designed by the manufacturer. For instance, never

use gas appliances, like your range or oven, to heat in the house. This increases your risk of CO poisoning.

5 Know the symptoms. CO symptoms mimic the flu without fever. Since winter is also peak flu season, know the difference.

If you or a loved one is feeling confused or dizzy, or if he/she is suffering from headaches, nausea, sleepiness, vomiting or weakness, but has no fever, it may be a case of CO poisoning. Get the victim outside in fresh air and dial 911 imme-diately.

5 ways to protect yourself from CO poisoning

Carbon Monoxide is an invisible threat, but there are some easy ways to protect yourself and your family, including installing alarms.

Make Napa Valley your home and enjoy the beauty everyday!Properties in all price ranges are available ~ from low maintenance condos to

producing vineyards ~ the possibilities are endless.Call a local agent today and make your Wine Country dreams come true!

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ROSE-MARIE YULL, GRI CRSAssociate Broker BRE 00667191

[email protected]

NAPA VALLEY VIEW SITE EXTRAORDINAIRE

This is Napa Valley at its best. Buildyour wine country custom home on thisrare 2.35 ac building site with Napa Cityservices. You will be amazed to experiencethis incomparable panoramic view of thevalley and east hills surrounded by lushlandscaping and natural vegetation. Inadditionthere isanadjoining1.45acbuildinglot with an olive grove, unique pond, andstately oaks. There is no other site like this.Youwillfall“inlove”withthisspecialproperty.

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ADVERTISE YOUR BUSINESS OR SERVICE HERECall Randy Principe for more information at 707-256-2251


Julie larsenBroker associate

[email protected]

944 Main Street, Napa, CA 94559License #: 01194150

Do you love the water? How about beautiful sunrises, a good cup ofcoffee and your fishing pole in the water? Do you enjoy feeling like youare always on vacation with your boat berthed at your own private deepwater dock? This is the home you’ve been waiting for! Light, bright andclean! 3BD/2BA. Come add some of your own touches and make it yourperfect private getaway home. Fantastic workshop and plenty of parkingfor you, your toys and your guests. Room for your RV and additional boatstorage. And don’t forget the fabulous views!

Offered at $569,000

Julie LarsenLuxury Real Estate And Vineyard Professional

April 2015 – 41

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NAPA COUNTY’s MOsT RECENT hOME sALEs*

WeOffer the Most Comprehensive HomeSearchWeb Site in Napa County!

www.napavalleyregister.com/homes

559 GRANITE SPRINGS WAY 1/5 $410,500 4 4 2,761 2004114 VIA PESCARA 1/12 $427,000 4 3 3,455 2001331 SUMMERWOOD DR 1/16 $429,000 4 3 2,201 2007208 WETLANDS EDGE RD 1/16 $500,000 5 3 2,872 200131 WHITE OAK DR 1/9 $510,000 5 3 3,003 200510 GADWALL CT 1/16 $550,000 4 3 2,877 2004

Calistoga Single Family

2054 GRANT ST 1/14 $1,700,000 2 2 1,818 2001

Napa Single Family

13 COLONIAL CIR 10/28 $125,000 3 3 3,424 19742433 MARIN ST 1/6 $272,500 2 1 840 19431114 KANSAS AVE 1/20 $321,000 3 2 1,149 19562158 NAVARRE ST 12/24 $322,500 3 2 1,100 19672488 PACIFIC ST 1/5 $325,000 2 1 936 19431032 PUEBLO AVE 12/5 $335,000 3 1 1,256 19401323 F ST 1/21 $341,000 2 1 1,119 19102490 REDWOOD RD 2/23 $352,500 3 2 1,688 19641892 BROWN ST 1/9 $355,000 2 1 688 19002388 BARRY ST 1/16 $360,000 3 2 1,061 1957173 S COOMBS ST 1/7 $367,000 2 1 935 19532158 MONTICELLO RD 1/21 $382,000 3 2 1,317 19581041 EVANS AVE 1/9 $383,000 1 1 696 19142281 PAMELA DR 1/14 $390,000 3 2 1,405 19552641 ADRIAN ST 1/7 $399,000 2 1 936 N/A240 HOMEWOOD AVE 1/9 $425,000 3 1 855 1941642 COSTA DR 1/13 $431,000 4 3 1,912 19703912 STOVER ST 1/9 $432,500 4 2 1,735 19732328 ROBERTO ST 1/6 $497,000 4 3 1,564 1956678 CUNARD DR 1/6 $497,500 4 3 2,014 19711605 PEAR TREE LN 1/9 $499,000 4 3 1,837 20032099 DEVONSHIRE DR 1/9 $500,000 4 2 1,585 19951330 TALLAC ST 1/2 $520,000 3 2 1,621 19591831 LAUREL ST 1/9 $530,000 2 2 1,260 19281034 PARTRICK RD 1/20 $590,000 6 3 2,198 19623429 SCENIC DR 1/9 $665,500 4 3 2,128 19802259 THIRD ST 1/7 $710,000 3 2 1,240 1920804 CAPITOLA DR 1/20 $725,000 1 2 1,164 19771107 IRONSTONE LN 1/21 $762,500 4 3 2,436 20131117 CHANNING WAY 1/16 $770,000 4 3 2,436 20131227 PEPPERGRASS ST 1/5 $785,000 3 3 3,019 201019 GLENEAGLE CIR 1/9 $820,000 3 3 2,728 19732019 ADRIAN ST 1/20 $849,000 3 2 341 19201290 THOMPSON AVE 1/21 $967,500 3 2 2,254 195810 AVIARA CT 1/7 $1,485,000 4 4 4,315 200419 HUNTINGTON CT 1/7 $1,675,000 4 5 5,727 1998

St. Helena Single Family

1149 HUDSON AVE 1/13 $685,000 2 1 1,021 19591291 SYLVANER AVE 1/13 $801,000 3 2 1,511 19701032 CHARTER OAK AVE 1/14 $1,025,000 2 2 1,152 18901505 KEARNEY ST 1/15 $2,950,000 3 2 2,138 1928

Yountville Single Family

2000 OAK CIR 1/13 $1,050,000 3 3 2,720 1990

18 STAGS VIEW LN 1/15 $1,274,500 2 3 2,174 2014

Napa Condos

3093 STADIUM AVE 2/5 $260,000 2 1 1,000 1973

40 BRIDGEGATE WAY 1/12 $300,000 2 2 933 1996

6 WISE CT 1/15 $476,500 3 3 1,860 2006

1803 SILVERADO TRL #A 1/8 $510,000 3 3 2,050 1984

St Helena Condos

1086 MARIPOSA LN 1/15 $320,000 3 2 1,312 1975

Angwin Rural Residential

357 CIRCLE DR 1/8 $380,000 5 3 1,854 1925

Berryessa Rural Residential

1040 EASTRIDGE DR 1/21 $134,000 2 2 1,152 1985

Calistoga Rural Residential

4574 LAKE COUNTY HWY 1/14 $690,000 3 3 2,066 1991

Napa Rural Residential

1300 FOURTH AVE 1/7 $2,500,000 3 3 4,399 2007

5640 SILVERADO TRL 1/8 $3,100,000 3 3 3,402 2008

1325 LOMA VISTA DR 1/9 $3,146,000 2 4 1,840 1949

Pope, Chiles, Wooden Valleys Rural Residential

235 LARIAT ST 1/13 $99,000 3 2 1,782 1990

254 CIRCLE OAKS DR 1/9 $400,000 4 2 1,766 1995

2727 MONTICELLO RD 1/7 $1,495,000 3 3 2,604 1988

7777 SILVERADO TRL 1/12 $10,000,000 3 3 2,894 1990

Napa Vineyard Residential

4230 SILVERADO TRL 1/7 $1,800,000 3 2 1,922 1966

Address record dAte sAle Price Units YeAr BUilt lot size

Napa Residential multi Family

1026 CAYMUS ST 1/21 $600,000 N/A 1930 3,147

785 S FREEWAY DR 1/9 $641,000 4 1970 9,008

1130 LAUREL ST 1/15 $887,500 4 N/A 11,057

American Canyon Single Family

Address record dAte sAle Price Bed BA sQ.Ft. Yr Blt Address record dAte sAle Price Bed BA sQ.Ft. Yr Blt

www.napavalleyregister.com/pages/homes*As recorded at the napa county tax Assessors office / John tuteur (707) 253-4459 / Property sales reported may includepartial interest transfers; sales that are included with other properties; sales that are less any liens on property.

April 2015 – 43

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Coldwell Banker BOV - Rose-Marie. ........................................39

Pacific Union - Julie Larsen .......................................................41

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Heritage SIR - Gary Rose........................................... Back Cover

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April 2015 – 45


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Secluded 1.8 Acres and beautiful contemporary homewith amazing views of the vineyards and the hills beyond.East sideproperty is trulyoneof akind.Hardwood floors andcathedral ceilings. Gourmet kitchen. 3 Bedrooms and 3.5baths. Front deck for sunrise views and back patio forstunning sunsets. Offered at $995,000

Napa Valley Paradise Home inspired by Frank LloydWright’s “Falling Water” residence and a setting likethe Sacred Pools of Hana, Hawaii. Spectacular views ofwaterfalls. Privacy and seclusion. 2 Spacious Master Suites.A world away and only 3 miles to the city of Napa.www.GreenValleyRoad.com Offered at $1,395,000

Silverado Resort Home Single level home on large .49 acrelot. 3 Bedroom, 2.5 bath with rich wood floors, vaultedceiling in living room. 2 Fireplaces. French doors lead out todecking and beautifully landscaped backyard. Separate golfcart garage, and transferable club membership.

Offered at $850,000

Delightful East Side Country Home offering ample spacefor a variety of lifestyle needs. Open and spacious livingareas plus inviting outdoor entertainment area for summerenjoyment complete with pool and garden.Master bedroomw/French doors opening to deck and pool. Additional office/workshop.

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Silverado Country Club Pool and Tennis Views. UpstairsOakCreekunit.Nicelymaintained and furnished.Mountainview from front deck, pool and tennis view from deck offthe living room. Carport and golf cart garage. Gated entry.Transferable membership. Enjoy everything resort livinghas to offer.

Offered at $465,000

Nestled In The Hills Above St. Helena in the heart ofthe Wine Country on just under an acre of park likegrounds. This unique country property offers a fantasticinvestment opportunity. Move into the main 2 bedroom,one bath cottage and receive rental income from the two,one bedroom units.

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cbnapavalley.com


[email protected]

CountryContemporary

Classic Style in the Heartof the Wine Country

You’ll find Peace and Tranquility on this lovely5 acres of total privacy. 2 Acres are plantable. 5

Bedrooms, 4 bath and 3,270 sq. ft. The living roomis a marvel of light and space. Soaring ceilings, andlarge arched windows to maximize forest views.Spacious island kitchen with granite countertopsand warm sunny breakfast space with forest views.Expansive master suite with sitting area and privatedeck. Upstairs studio/office with separate entranceand downstairs guest unit with separate entrance.


Wonderful corner lot and west side location.This beautiful single level St. Helena homeoffers hardwood floors, and living roomfireplace. Fantastic backyard patio within-ground pool, outdoor kitchen with

refrigerator, BBQ, and plenty of room forentertaining. The master suite has a spa-likemaster bath with both jetted tub and largeshower, 2 separate vanities, and an amazingwalk-in closet with custom built-in storage.Large side yard gives you plenty of room for

all of your toys.

Offered at $998,000

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EACH OFFICE INDEPENDENTLY OWNED & OPERATED

Artfully uniting extraordinary properties with extraordinary lives.

Measuring Our Success By....The People We Help

Gary Rose For all Napa listings go towww.silveradohomes.org707-256-2147CalBRE# 00940226

An adorable 3BD/2BA Country Cottage in Wine country on a full usable acre situated in the East side of Napa withpicturesque views! Updated kitchen, enlarged upper floor bedroom with deck, sunroom/office, interior laundry/storage

room. New front landscaping. The ideal setting to create and live your Napa Valley Dream!Offered at $839,000

Dream about and plan your private Napa ValleyEstate among the pristine 163 acres of this formerhistoric resort. Vineyard views, abundant flora,fowl and 7 existing mineral springs will serve as yourcatalyst to create the magical estate of your dreams.

Offered at $895,000

An expansive single level Browns Valley 3BD/2BA homewithin Deerfield subdivision. Cathedral ceiling in the livingroom, a large kitchen opening to an adjoining family room,separate dining room. Recently tiled baths. All situated on an7,841 sf lot! Newer Anderson Windows and heating and airunits all add to the enjoyment of this wonderful family home!

Offered at $589,000

distinctive properties - april 2015

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