Healdsburg Development Opportunity
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The hotel is unique for all of these qualities. In undertaking an expansion of a property which has achieved such a sensitive balance, it is necessary to understand the reasons for its success, and how best to capitalize on those. What follows is an investigation into two alternates for that expansion: one expanding the hotel and another keeping the hotel and incorporating housing—both undertaken in the spirit of the original hotel.
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Lower Floor (ea.) enclosed exterior
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525 304
Infrastructure We have considered the following in this document: A framework for development that includes an expansion of the existing hotel OR the addition of five single family villas for purchase. The Hotel:
Upper Floor Access road and parking – the layout shown below comfortably provides 28 spaces, balancing the spaces needed to allow for the number of hotel rooms as well as the employees. The access road extends deeply into the site both for service and fire protection.
Pedestrian access and common areas accommodate the existing hotel and enhance amenities of the new units.
Luxury hotel rooms in Healdsburg range in size from 400 sf to 800 sf. The largest room at the neighboring Hotel Les Mars is 550 sf. We recommend 425 to 525 sq. ft. units.
enclosed exterior Construction Costs/unit
Hotel # New Rooms sf/room cost/sf Covered outdoor space Plunge pool and garden FF&E
14 525 215 105
450 96 Total
112,875
1,580,250
2,625 50,000 10,000
36,750 700,000 140,000
Infrastructure Landscaping
470,000 500,000 3,427,000
Unit Cost Breakdown $/sf
Unique to this property are the outdoor amenities, which have been enhanced in our frameworkproviding each ground level room with a plunge pool.
Base Structure w/ foundation Development fees Other soft costs
175 25 15 215
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Infrastructure
The Villas 
As a starting point for the Villa concept we are proposing five villas at a minimum of 2500 sq. ft. living area. Each Villa would have a casita, a pool, and a two car attached garage as well as the required guest parking per city code.
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To maximize the usable outdoor area, the courtyard home prototype is used. No area is wasted on side and front yards. This is particularly suited to second home buyers due to the ease of maintenance.
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Site Plan at 2nd Level
Site Plan
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MBR 2
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Second Floor
MBR
K
LR
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Casita
First Floor
Location Plan 4 BR, 3.5 BA plus Casita
Villa 1
First Floor Second Floor Total Garage Exterior Covered Area Pool and lanscaping Contingency Total Sales price range
Square Footage 1,560 1,320 2,880 440 784
Unit Construction cost ($/sf)
250 100 25
10% Low 1,872,000
Total Costs
720,000 44,000 19,600 80,000 863,600 86,360 949,960 High 2,592,000
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BR
MBR
Second Floor
Casita
LR
DR
K
First Floor 3 BR, 2.5 BA plus Casita
First Floor Second Floor Total Garage Exterior Covered Area Pool and lanscaping Contingency
Sales price range
Square Footage
1,230 1,500 2,730 440 765
Unit Construction cost ($/sf)
250 100 25
10% Low 1,774,500
Location Plan Total Costs
682,500 44,000 19,125 80,000 825,625 82,563 908,188 High 2,457,000
Villas 2&2r
Second Floor MBR K
DR
LR
Casita
First Floor
Location Plan 3 BR, 2.5 BA plus Casita
Villa 3
First Floor Second Floor Total Garage Exterior Covered Area Pool and lanscaping Contingency
Sales price range
Square Footage 1,620 900 2,520 440 510
Unit Construction cost ($/sf)
250 100 25
10% Low 1,638,000
Total Costs
630,000 44,000 12,750 80,000 766,750 76,675 843,425 High 2,268,000
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MBR
Second Floor
K
DR
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Casita
First Floor 3 BR, 2.5 BA plus Casita First Floor Second Floor Total Garage Exterior Covered Area Pool and lanscaping Contingency
Sales price range
Square Footage 1,200 1,380 2,580 440 916
Unit Construction cost ($/sf)
250 100 25
10% Low 1,677,000
Total Costs
645,000 44,000 22,900 80,000 791,900 79,190 871,090 High 2,322,000
Location Plan
Villa 4
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Cost Analysis
Unit Cost Breakdown $/sf Base Structure w/ foundation Development fees Other soft costs Infrastructure allowance *
175 25 15 35 250
*Applied to site utilities, parking and roads for a total of $470,000
Average Sales price per sf
650
Enclosed Area
Construction Costs
Villa 1 Villa 2 Villa 2R Villa 3 Villa 4 total
2,880 2,730 2,730 2,520 2,580 13,440
949,960 908,188 908,188 843,425 871,090 4,480,850
900 Projected Sales Price Low 1,872,000 1,774,500 1,638,000 1,638,000 1,677,000 8,599,500
High 2,592,000 2,457,000 2,268,000 2,268,000 2,322,000 11,907,000
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Sales of 2,500 sf (min) houses w/pools 2014 YTD Street Number 17594 2352 15433 1933 14789 1363 14945 493
Square Footage
Lot Size Acres
Healdsburg Mill Creek Norton Jameson Kinley Jack Pine McDonough Heights North Averages
3,000 3,582 3,512 3,200 4,500 4,417 3,571 2,559 3,543
4.80 9.70 5.36 9.57 9.10 11.67 2.41 1.54
Low High median
2,559 4,500 3,200
Street Name
$/sf 500.00 656.06 711.85 1,054.69 755.56 790.38 1,023.52 1,524.03 877.01
Selling Date
List Price
Sales Price
7/31/2014 1,495,000 5/2/2014 2,350,000 3/14/2014 2,650,000 8/12/2014 3,595,000 8/8/2014 3,725,000 5/14/2014 3,491,125 3/17/2014 3,490,000 7/28/2014 4,685,000
500.00 1,524.03 772.50
1,500,000 2,350,000 2,500,000 3,375,000 3,400,000 3,491,125 3,655,000 3,900,000 3,021,391 1,500,000 3,900,000 3,375,000
Sales of Downtown houses w/pools 2014 YTD Street Square Street Name Number Footage 313 Matheson 428 Piper 429 Haydon Averages
2,282 2,163 1,677 2,041
DOM 46 25 20 30
Lot Size Sq Ft 9,588 12,336 10,363 10,762
$/sf 734.01 801.66 732.86 756.18
Selling Date 6/24/2014 7/23/2014 7/17/2014
List Price 1,675,000 1,569,000 1,200,000 1,481,333
Sales Price 1,675,000 1,734,000 1,229,000 1,546,000
Dianne Vernon 6 5 0 . 3 8 0 . 7 1 5 1 DianneVernon@sbcglobal.net CalBRE 01428234
Bob Pennypacker 7 0 7 . 7 9 9 . 6 0 3 2 Bob@BobPennypacker.com CalBRE 01428234
RE/MAX Full Spectrum 3 3 8 H e a l d s b u r g Av e HEALDS BURG, CA 95404
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#1 Re/Max agents in Healdsburg with over $20 million sold in 2014
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