Gated Private Stunning DETAILS ON PAGE 3
P R E M I E R N A PA VA L L E Y R E A L E S TAT E
APRIL
N APA VALLEY PUBLISHING COMPANY
2017
P R O P E R T I E S
ew g N stin i L
Stunning Vineyard Estate
Stunning vineyard estate on 38 acres with gorgeous views and impeccable design offers all the best of the Wine Country. Impressive rooms, high ceilings, voluminous windows blending warmth and sophistication. Formal living and dining rooms. Amazing kitchen with a butcher block island, Viking range double ovens and Sub Zero refrigerator. Wood paneled library and a wonderful wrap-around porch. The master suite has a fireplace and boasts incredible views. Guest unit with exterior access and full kitchen. 5+ Acres of Cabernet Sauvignon vines as well as a block of 1,853 newly planted vines. Make you move to the Wine Country!
Offered at $7,450,000
Exceptional Wine Country Farmhouse Embrace the lifestyle of the Napa Valley Wine Country in this exceptional classic farmhouse. Tucked away on over an acre and surrounded by your own vineyard. This exquisite 4BD/5BA home features vaulted ceilings, 3 fireplaces, generous rooms, inviting outdoor spaces for entertaining poolside while you enjoy stunning mountain vistas. Separate guest quarters with French doors and balcony overlooking the vineyard. Spacious wine cellar for sharing and enjoying your prized collection with special friends.
Carolyn Roberts
Offered at $3,495,000
BROKER/OWNER 707-258-5248 (Dir) 707-953-1798 (Cel) croberts99@aol.com www.CarolynRoberts.com N A P A • S T . H E L E N A 2 — Distinctive Properties
cbnapavalley.com
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Stunning ViewS!
Contemporary craftsman style custom home with stunning views on just over 16 acres. 3BD/3BA plus bonus room with over 4,500 sq. ft. of living space. Private gated setting located close to town. This Napa Valley lifestyle property features french doors that open to outdoor entertaining areas and a view deck. A beautiful gourmet kitchen features chef’s grade appliances and counter seating. There is a bonus room perfect as a media room or office. Peaceful and serene with lots of natural light. Wood floors, exposed beams, detached garage and even a wonderful hobby barn!
Offered at $2,295,000
fabulousnapavalley.com
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UTHERFORD HOUSE
Circa 1914 grand Napa Valley estate in Rutherford - one of the most treasured estates in Napa Valley. An article in the 8/8/1913 issue of the St. Helena Star describes “The Rutherford House” as “one of the most commodious, convenient and handsome country residences in Napa.” Sited on 10+ acres with approx. 4 acres of famed “Rutherford Dust” vineyards that surround this magnificent landmark estate affording a rare and wonderful sense of seclusion. Approx.10,000+ sq. ft. of timeless interior of noble scale, 5 br & 8 (5 & 3) ba, wrap-around front porch, entry hall/reception room, living room, family room, formal dining room, wine library, upstairs sitting room, office, modern professional chef’s kitchen, a full basement with spacious wine storage facility, uniquely designed 3,000+ sq. ft. art studio, caretaker units, barn, workshop and 4 car detached garage. Its tranquil setting amidst beautiful heritage trees, vast formal lawn, pool-sized fountain, gorgeous gardens, vineyard dining pergola, matured specimen plantings, and a sea of vineyards provides both privacy and beauty to perfectly complement a home of this magnificence.
www.1074Rutherford.com
$12,950,000
Yvonne Rich DRE01045780
(707)968-9888 1338 Main Street, St. Helena, California
yvonne@fabulousnapavalley.com 4 — Distinctive Properties
YVONNE RICH Exclusive Estates
fabulousnapavalley.com
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AGNIFICENT NAPA VALLEY CHATEAU This distinguished stone landmark estate offers authentic architectural details & the flair of a European chateau. Originally designed by noted architect Robert Keenan with an idyllic setting created by renowned interior/landscape designer Richard Tam that perfectly complements a home of this magnificence. A 20- acre park-like oasis surrounds the estate affording a wonderful sense of seclusion with breathtaking views overlooking legendary Napa Valley vineyards. The main home spans over 8,000 sq. ft., and includes 7 bedrooms, 7 bathrooms ( 5 full & 2 half baths) – a ballroom-scale living room, extensive mill work, hardwood floors, first floor master suite, grand formal dining room, wine cellar, a kitchen worthy of a professional chef, the ideal arrangement for staff, plus a separate 3 bedroom guest house. www.4250Silverado.com
$12,500,000
Yvonne Rich DRE01045780
(707)968-9888 1338 Main Street, St. Helena, California
yvonne@fabulousnapavalley.com
YVONNE RICH Exclusive Estates
fabulousnapavalley.com
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LEGANT FRENCH COUNTRY ESTATE
Magnificent French Country estate nestled on 1+ acres offers classic European charm w/all the modern amenities & is only minutes to downtown St. Helena. Dramatic architecture, cathedral/beamed ceilings & banks of beautiful arched windows reveal the beautiful outdoor surroundings. The grounds create a resort-like atmosphere, while adding to the sense of privacy and quiet country ambience. This impeccable home reflects grace & style at every turn. www.140Winding.com $1,195,000
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MAGINE THE POSSIBILITIES
A chance to create a country estate on over 2/3 of an acre located within 5 minutes to downtown St. Helena. This unique property offers multiple structures – barn/workshop, an outbuilding, greenhouse, chicken coop, dog pen, horse facility, and an artfully restored charming storybook bungalow. The grounds have matured trees, old stone walls, 17 apple trees & 35 GPM well allows a gardener’s paradise. Great value and upscale potential. $795,000 www.414GlassMountain.com
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OWELL MOUNTAIN CHALET
This amazing log home evokes a combination of modern mountain living & old world graciousness. Beautifully crafted classic chalet style home nestled in park-like setting backing to wooded acres. Two-story great room with dramatic ceilings & stone hearth fireplace, gorgeous hardwood floors, well-appointed kitchen, a large loft for family room/game room or office, spacious covered porch for outdoor entertaining & a separate guest/income unit. $695,000 www.447Lloyd.com
Yvonne Rich DRE01045780
(707)968-9888 1338 Main Street, St. Helena, California
yvonne@fabulousnapavalley.com 6 — Distinctive Properties
YVONNE RICH Exclusive Estates
fabulousnapavalley.com E ED C I C R U P D E R
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ODERN COUNTRY ESTATE
This distinctive country estate on 2+ acres is beautifully secluded & tucked away - surrounded by towering trees & stunning vineyard views. Having two separate structures, the 3 br main house & 2 br guest house with large barn/workshop, offers tremendous flexibility with modern conveniences. Approx. 4,250+/- sq. ft., 5 br & 7 (4&3) ba. Magnificent pool and spa with waterfall bordered by an expansive patio for grand scale entertaining or for intimate family gatherings. A private & serene Napa Valley sanctuary. $ 2,495,000
www.315AltaLoma.com
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ISTINCTIVE CALISTOGA ESTATE
The ambience of elegant country living flows throughout the interior & exterior of this distinctive Calistoga estate. Sited on approx. one acre with boutique Cabernet Sauvignon vineyard, spacious gardens and extensive patio to enjoy true Napa Valley living. Approx. 3,200+ sq. ft, 4 br & 3 ½ ba. The floor plan creates a comfortable lifestyle with spacious rooms and a wonderful feeling of open space. A beautiful environment with a unique blend of country & city. www.1702GarnettCreek.com $ 1,795,000
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ELLE JARDIN MAISON
Sited on 2+ acres, this exquisite French country home is masterfully created with thoughtful architectural planning & striking European appointments. French doors w/transom windows throughout, hand carved antique door, exquisite lighting fixtures, stunning wrap around stone courtyard & a wine cave that a true oenophile will appreciate. Three separate structures: The main house, guest cottage & art studio/ exercise room. $1,495,000 www.300AltaLoma.com
Yvonne Rich DRE01045780
(707)968-9888 1338 Main Street, St. Helena, California
yvonne@fabulousnapavalley.com
YVONNE RICH Exclusive Estates
In this issue 10
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To advertise in Distinctive Properties or any Napa Valley Publishing outlet, contact Randy Dowis at RDowis@napanews.com.
istinctive Properties provides print and digital platforms for Napa Valley real estate and real estate related advertising. We feature property listings, open houses, articles and more in our magazine, newspaper sections, on our website, and on our social media pages. NapaValleyRegister.com/Homes Distinctive Properties – Napa Valley @DistinctPrperty
EDITOR & DIRECTOR OF SALES Rodolfo Schwanz 707.256.2244 rschwanz@napanews.com
Priscilla Lara 707.256.2205 naparealestate@napanews.com DISTINCTIVE PROPERTIES 1615 Soscol Avenue, Napa, CA 94559
APRIL 2017
ACCOUNT EXECUTIVES Randy Dowis 707.256.2229 rdowis@napanews.com
DISTINCTIVE PROPERTIES
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10 An old dam reborn 12 Calistoga Map 14 St. Helena Map 16 Make the best of small spaces 17 A spa in your own home 18 Yountville Map 24 Preserving the Carriage House 25 Napa Map 31 Unleash the owls 34 York House sold 41 Bogue on Real Estate 44 Do you have flood insurance? 46 Balancing history and housing
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.
8 — Distinctive Properties
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OPEN HOUSE LISTINGS Searching for an Open House is Easy • Go to NapaValleyRegister.com and click on Homes, then go to Open Houses. • The Open House Listings are accompanied by an Open House locator map. • You can easily plan and plot your Open House search route and quickly locate and visit properties in your desired neighborhood. • Additionally, the map online shows all of the Open Houses and has more home details, complete with point to point driving directions.
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OPENE HOUS
April 2017 – 9
Developer Steve Hasty stands atop the 35-foot tall dam that is the Old Water Works Reservoir. He recently listed the parcel for sale.
J.L. Sousa photos, Register
Napa’s hidden 1883 dam What will buyer of old waterworks do with city’s old reservoir? H OWA R D Y U N E hyune @nap ane w s . co m
J.L. Sousa, Register
A water feature is seen near the Old Water Works Reservoir owned by developer Steve Hasty. Built in 1883, the reservoir was a source of water for the city of Napa. Hasty had the opening cut into the dam as part of the decommissioning process and has listed the parcel for sale.
10 — Distinctive Properties
More than 130 years ago, it became the heart of Napa’s first city water supply. Today, it is out of sight, but for its current owner, not out of mind. A 200-foot-long crescent of stone blocks, nearly 40 feet tall and 17 feet thick at its base, stretches across the hilly grounds owned by Steve Hasty – the dam that formed the old Napa Water Works and began slaking a young city’s thirst in 1883. Grasses and shrubs have long since carpeted what once was a 6-million-gallon reservoir, but the dam has endured, a still-imposing relic of the city’s roots that has lapsed into obscurity. An object so tall and wide is seemingly difficult to hide, but for two years, the Napa Waterworks has been the private possession of Hasty, a developer behind downtown projects such as the Fagiani’s building restoration. On the cusp of selling the three-acre property above Hagen Road, he led a visitor last week on a tour of what has become an oasis of peace and isolation in a growing,
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J.L. Sousa, Register
Developer Steve Hasty stands near the Old Water Works Reservoir that he has owned for about a year and has recently listed for sale. Built in 1883, the dam at one time was the water source for Napa. Hasty had the opening cut into the dam as part of the decommissioning process.
tourist-packed city. “You drive up and it’s like a fairytale – a fairytale where there’s something hidden behind that wall,” he said. “It’s astounding to think about how this was built back in the day: no hydraulics, no trucks – there were horses, carts and pulleys to cut and stack all this rock in place. “You can look wherever you want to, but you’ll never see another like this in the Napa Valley.” Straddling a natural hollow east of Napa’s core, the dam was originally built by the stonemason and contractor J.B. Newman to a 32-foot height, likely with the sweat of immigrant Chinese laborers, according to Orion E. Hill, a Napa native who shared his memories of the waterworks in a 2002 Register interview. Pipes channeled water from Sarco and Milliken creeks nearby to the reservoir, from which gravity-fed lines carried water into the city below. A 1907 addition raised the dam by 10 feet, doubling its storage as Napa grew from its pioneer roots of the mid-19th century. Supplying Napa homes and businesses for more than 60 years, the waterworks also became one of the city’s most popular picnic grounds, with flower-lined paths and huge oaks for shade, Hill recounted. In time, Napa outgrew its waterworks, although a never-realized
plan would have extended the dam even higher in 1940. Instead, the city dammed Conn Creek in 1948 to create its modern-day reservoir at Lake Hennessey, and its onetime oasis was drained and fell into disuse. The grounds fell further into obscurity after 1980, when the city Water Division sold the property into private hands long after the pipes had run dry. The old Napa Waterworks briefly re-entered the news in 2009 when a developer, Rick Troendly, sought city permission to create two home sites near the dam. Preservationists – some of whom had not known of the waterworks’ existence – asked the city to delay a permit and allow more time to study the land’s historical significance, but the City Council narrowly approved the subdivision after assurances the dam would not be harmed. The two homes were never built. When Hasty acquired the site in 2015, he decided to keep it that way – and to bring the dam back to something of its former stature. The work included clearing overgrowth from the old reservoir, as well as cutting away non-native eucalyptus and acacia trees to bring more light and air to the laketurned-meadow. A small artificial pond in front of the dam – perhaps a onetime fishery pond, Hasty believes – became a fountain, and
J.L. Sousa, Register
A carved stone shows the date that the Old Water Works Reservoir was built as 1883.
J.L. Sousa, Register
Steve Hasty has owned the Old Water Works Reservoir for about a year and has recently listed the parcel for sale. The opening was cut into the dam as part of the decomm-issioning process.
railings allow visitors to scale the old steps up the dam and onto its crest, where clear skies can open a panorama with views as distant as Mount St. Helena more than 40 miles northwest. The most dramatic change Hasty has brought to the dam lies at its heart, in the 15-foot-wide archway that penetrates the stonework and lets visitors into the former reservoir bowl. The arch satisfies a longstanding request from the state’s Division of Safety of Dams to render the structure incapable of holding water, a step that frees the agency from liability for a long-unused edifice with no reinforcement against an earthquake. For Hasty, and for the
site’s future owners, the gateway eases passage across the grounds, eliminating the need to take a back way behind the dam. After considering building a home near the waterworks site, Hasty and his wife, Johanna, placed the property on sale two weeks ago for $2.28 million while searching for a horse-farm site in the Napa area. What its new owner may do with the dam and its surrounding remains is unknown, but the developer held out hope that the dam – and the link to old Napa that it represents – would continue to endure. “It’s lived its life,” he said, “and now it’s time for it to be repurposed so it can live its life again.” April 2017 — 11
CALISTOGA Old Faithful Geyser
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12 — Distinctive Properties
RIVER NAPA
Bothe Napa Valley State Park
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Calistoga Realty 707-942-9422 1473-C LINCOLN AVENUE CALISTOGA, CA 94515
EstatEs • VinEyards • Vacation HomEs Land rEsidEntiaL And commErciaL
CRAZY CREEK RANCH
4
70+/- Acres in a bucolic valley between Middletown and Hidden Valley Lake. Currently being used as a licensed glider port with a 1800’ landing strip and potential for expansion up to 3500’. Property has frontage on Hwy 29 which w/ current mixed zoning, it would allow rural residential, highway commercial, light industrial or a planned development. Ideal for a fly-in residential community. Mostly level w/rolling hillsides. $
3,250,000
C ALISTOGA -R EALTY.com
1473 C LINCOLN AVENUE CALISTOGA, CA 94515 BRE #00930058
2+ACRE BUILDING SITE BEAUTIFUL AND PEACEFUL SETTING 707-942-9422
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eautiful building site on the western side of Calistoga with partial views of Mt. St. Helena and the Palisades. Paved road is in. Shared water for landscaping, and can hook to City water. Owner has soils and engineering plans. $
495,000
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n Franz Valley School Road. This 14+ acre parcel was once part of an old chicken ranch. Room to roam on this oak studded parcel and enjoy living in Sonoma County. There is an older mobile home on the property, live in it while you are building your dream home. Home site is approx. 5 acres with remaining 9+ acres hillside affording plenty of room for hiking.
985,000
$
1 Sharon Carone, Broker Darlene Brissard, Realtor Brian Durnian, Broker
7.86+/- acre parcel situated up on Diamond Mtn. Rd. Several potential building sites that are mostly forested with the exception of the top knoll site with valley views, sellers haven’t looked into the cost of improving the existing road or spring development. Property is being sold in its present condition and is priced accordingly. This property was once the site of the old spring that locals use to fill their water containers with.
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ith beautiful views of the Palisades. This 1.37 acre parcel set among high end homes and vineyards and just a few minutes to town has been perked and witched. Great building site.
595,000
$
525,000
$
YOUR OWN FOREST
COUNTRY BUILDING SITE
Ziggy Gutierrez, Realtor Scott Sofie, Realtor
April 2017 – 13
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14 — Distinctive Properties
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ST. HELENA REAL ESTATE Napa Valley · Sonoma
HOMES
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LUXURY ESTATES
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VINEYARDS
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WINERIES
For information on all of our listings, please visit our website: WWW.STHELENAREALESTATE.COM
ABOVE MEADOWOOD
NAPA VALLEY. DEFINED.
A one of a kind modern estate situated on an exclusive 40+ acres within the entrance to Meadowood Resort.
A brand new & fully furnished 10.5 acre estate located just minutes from the charming town of Yountville.
WWW.860MEADOWOOD.COM
WWW.5241BIGRANCH.COM
Gail Morgan Lane (707) 291-0156
Barry Berkowitz (707) 529-7406 1346 Main Street St. Helena, CA 94574
(707) 967-9570
April 2017 – 15
Thoughtful home design 4 tips to transform any small space
Short on space? Have your kitchen island work double duty as an office. With a non-porous, hygienic, stain- and scratch-resistant stone like Neolith, shown here in the marble-inspired Calacatta design, there’s no need to worry about cross-contamination on office papers by day and food by night.
(BPT)—During the 1950s, the average-sized American home was just around 1,700 square feet. Fast forward to today, and the average size has increased to about 2,600 square feet, according to the U.S. Census Bureau. While many Americans think the bigger the better, there is a growing trend of homeowners around the country opting to downsize to tiny homes, condominiums, apartments or just smaller single-family homes. Deciding to scale down is driven by many reasons—the quest for less maintenance, parents recently becoming empty nesters, an increase in the cost of living or simply looking to live a greener lifestyle. However, having less square footage doesn’t need to mean skimping on style or function. If you are planning on downsizing, here are four tips for thoughtful small space home design. 1. Think durable material that can handle double duty. As people continue to downsize, it is important to maximize space 16 — Distinctive Properties
by having rooms work double duty. If your home isn’t large enough to accommodate an eating area and an office, have your kitchen island work as both. To keep up with daily wear, such as sliding pots and pans, plates, spills and more, look to a high performance countertop such as Neolith. This material is scratch, heat and stain-resistant. It’s also non-porous and hygienic, so there’s no need to worry about cross-contamination on office papers by day and food by night. 2. Less is more. According to popular belief, it is better to fill a space with several small pieces of furniture. However, design savvy professionals and homeowners are turning this idea on its head by using fewer, yet larger pieces to furnish living rooms, bedrooms and dining rooms. By doing so, this creates an optical illusion of space and adds a designer’s touch. 3. Make a statement. When designing a small space like a bathroom, thoughtfully
When designing a small space like a bathroom, thoughtfully selected wall or shower surfacing can make a huge difference. Consider unexpected textures, designs and materials such as Neolith sintered stone in the Lebanese cedar-inspired La Boheme design, pictured here.
selected wall colors can make a huge difference. To really make a statement, think beyond paint with unexpected textures, designs and materials such as Neolith sintered stone in the La Boheme design. This decor is an accurate interpretation of Lebanese-inspired cedar that adds visual interest and is much easier to maintain than its natural counterpart. Finish off the look with oversized art, large mirrors to bounce light around the room, a floating sink and toilet, and open shower to pack a punch in a small space. 4. Bring only what you love. It may seem obvious, but when moving or scaling back on your
next home, be sure to take an inventory of everything you own, and only bring items that make you happy. Without the extra storage space larger homes afford, downsizing is a great opportunity to really ask yourself, “Do I love this and do I need it?” When you have only the possessions you love surrounding you in your new space, it will automatically feel bigger. To start your small space project, experiment with different styles and colors through online design tools, like the visualizer on www. neolith.com. While smaller rooms demand creative thinking and individuality, quality design is well within reach.
A SPA OF YOUR OWN Make a striking focal point the foundation of your new bathroom (BPT)—American homeowners’ desire for spa-like bathrooms shows no signs of waning, says the latest Design Trends report by the National Kitchen and Bath Association (NKBA). From freestanding bath tubs and floating vanities to LED lighting and soothing color schemes, some of the most-requested bathroom renovations focus on creating the atmosphere of luxury and calm found in worldclass spas. With the average mid- to upscale bathroom remodeling costing in the range of $30,000, homeowners are also looking for the most cost-effective way to create that spa-like feeling. Many are opting to build their bathroom renovations around a focal point, such as a freestanding tub or luxury shower, and round out the effect with more modest accessories and fixtures. Choosing a focal point Homeowners are choosing to install freestanding soaking tubs in their master bathrooms, in particular, to create an exclusive sanctuary of relaxation. In fact, in 2016 half of NKBA members were asked to install freestanding tubs in bathroom remodels, and 60 percent expect to be doing more of them in 2017. Traditionally styled freestanding tubs were often claw-footed fixtures that meshed well with conventional design themes, but struggled to fit into the sleek, contemporary lines associated with a spa-like setting. Strikingly modern freestanding tubs offer expanded design flexibility as a focal point in today’s spa-inspired bathroom settings. Options like the American Standard Coastal-Serin Freestanding Tub in high-gloss cast acrylic enhance the deep soaking space of a luxurious tub with a clean, simple
Homeowners can create a spa-like bathroom right at home with features like this luxurious American Standard Coastal-Serin freestanding soaking tub as a focal point, and other subtle touches like neutral colors, adjustable lighting and open shelving to accent the environment.
and modern profile that fits well in spa-like bathroom design. Few bathroom fixtures speak of luxury as clearly and loudly as a showpiece bathtub. A deep, sumptuous freestanding tub not only provides a restful spot for a soothing soak after a long day, it also serves as a striking visual focal point for modern baths. Considering Fixture Alternatives Already have a standard alcove tub, but still want to create your spa at home? Try installing a deep soak tub drain, which has a unique overflow feature that allows 2-inch deeper water than a standard bathtub drain. This universal drain works in most standard bathtubs— and that could be yours. Replacing a standard toilet seat with an upscale option like the DXV AT100 SpaLet Electronic Bidet Seat furthers the luxuriousness of the bathroom without the cost commitment and permanency of installing a full bidet. Its heated seat, choice of water temperature and volume for the two cleansing
wands, and the oh-so-decadent warm air dryer are the ultimate self-indulgence to bring the spa right into your home. Wood vanities and storage cabinets for bath linens continue to be popular with today’s consumers. Floating vanities and open shelving, which are gaining in use with interior designers and homeowners alike, can further the effect of an upscale spa by creating a visually clean, uncluttered effect. Rounding out the theme Soft, pale greens and aquas have long been associated with spa-like design, but in 2017 bathroom color choices are trending toward grays, off whites, blues and violets, according to the Design Trends report. Sedate and subtle are the hallmarks of spa color schemes, so when choosing yours keep in mind the calm effect you want to achieve. Also, remember your color scheme doesn’t have to be limited to the walls; consider incorporating your chosen colors into cabinetry, countertops and accessories. Flexible lighting is also key for
a spa-like bathroom. Remember to incorporate brighter lighting where you’ll need it most, such as around vanities, and add features like dimmers that will allow you to reduce the amount of light in the room when you want to create a relaxing atmosphere. Finally, adding touches that appeal to all your senses, such as music, mood lighting and aromatherapy can elevate a bathroom to a spa-like environment. Whether you opt for a full surround system in your bathroom or add waterproof blue tooth speakers in the shower, it’s easy to bring music into your spa bath. Scent adds yet another layer of luxury and is easy to achieve, whether you choose a simple arrangement of essential oils and diffuser reeds or an electronic diffuser that gently mists aroma into the room. Americans view their bathrooms as more than just a room to take care of business. Infusing your master bathroom with spa-like features can turn the room into an oasis of relaxation and luxury. April 2017 - 17
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21PalmDrive.com | Napa | $5,950,000
• Country French 5BD/5.5BA home on private, gated drive • Guest house, granny unit, apartment
• Knoll top setting with views to San Francisco • 9 acre Cabernet Sauvignon/Merlot vineyard
1100HardmanAve.com | Napa | $5,250,000
• Stunning panoramic/sunset views • 5BD/5BA main house, 3BD/2BA guest house
• Gated vineyard estate • Pool, bocce court
6550 Washington Street | Yountville, CA 94599 707.944.0888 | gatesestatessir.com Each office is independently owned and operated
3950SilveradoTrail.com | Calistoga | $4,950,000
• Stunning 5 bed/8 bath Craftsman Estate • Beautiful vineyard views
FrancoSwiss.com | Napa | $4,500,000 • Active winery license/permit • Give this Ghost Winery new life! • Great business opportunity in the Wine Country • Situated on a 2± acre parcel
• Stone guest house & pool • Your own small Zinfandel vineyard
1713PartrickRoad.com | Napa | $3,950,000 • Gated 20± acre Mediterranean estate • Large guest house, 3 apartments, caretaker’s quarters • Views of vineyards, distant ranches and the City of Napa • Your own personal Chardonnay vineyard!
Cyndi Gates
Broker Owner 707.333.7770 cyndi@gatesestatessir.com CalBRE#00711618 April 2017 – 21
5433DryCreekRoad.com | Napa | $2,695,000 • Privately gated, magical forest setting • Artfully appointed and perfectly placed on 65± acres • Beautiful views, walking trails and gathering spots • Waterfalls and a bridge over a picturesque stream
2099N3rdAve.com | Napa | $2,500,000 • Custom single story with vineyard views • Gated entry and pool • Guest house/rental unit & artist studio • Situated on a 2± acre parcel
1599 Mckinley Road | Napa | $1,500,000 • First time on the market in decades! • Spectacular potential building site • Bordered by vineyards and vineyard views • Potential plantable acreage
3547LowreyCourt.com | Napa | $2,650,000
• Stately home on a private knoll w/panoramic views • State-of-the-art kitchen, media room • Luxurious master suite w/ private balcony • Spa, garden, guest house, elevator complete the setting
540MeadowoodLn.com | St. Helena | $2,395,000 • Charming setting among oaks with view decks • Remodeled kitchen and master bathroom • Reclaimed fir floors and stone fireplace • Expansive living room w/vaulted ceilings
1914OakCircle.com | Yountville | $1,125,000 • 3 bedrooms/2 baths plus office • One story open floor plan • Community pool & spa • Close to Yountville’s restaurants and shopping
Cyndi Gates
6550 Washington Street | Yountville, CA 94599 707.944.0888 | gatesestatessir.com Each office is independently owned and operated
Broker Owner 707.333.7770 cyndi@gatesestatessir.com CalBRE#00711618
130 Pine Place | St. Helena | $879,000
• Situated on over 3/4 acres • 3 beds/2.5 baths
• Beautiful views from large deck • Just minutes from St. Helena
6468 Washington Street #209 | Yountville | $349,000 • Charming, recently updated home • Hand cut engineered wood floors • Craftsman cabinets & granite countertops in kitchen • Close to world class dining & shopping
6468 Washington Street #50 | Yountville | $299,000 • Gorgeously, fully remodeled home • Located in desirable Rancho de Napa • Bright and open floor plan • 1 year space rent paid with accepted offer
Michael Bertolucci
Realtor® Associate 707.333.7772 mike@gatesestatessir.com CalBRE#01724725
Martha Macias
Realtor® Associate 707.704.5213 martha@gatesestatessir.com CalBRE#02013734
6550 Washington Street | Yountville, CA 94599 707.944.0888 | gatesestatessir.com Each office is independently owned and operated
April 2017 – 23
The former Carriage House restaurant will be remodeled into a wine cellar and tasting room for the Wine Spectator magazine. J.L. Sousa, Register
Carriage house reborn Former restaurant to become tasting room, cellar JENNIFER HUFFMAN j huf f man@nap ane w s . com A former carriage house that once welcomed horses and buggies will soon welcome wine tasting and sipping instead. The owner of the Noyes Mansion, M. Shanken Communications of New York City, has filed an application with the city asking to remodel the old fashioned “garage.” According to the project application, the goal is to rehabilitate the structure “in a way that restores its historic presence.” The renovated carriage house would be used as a tasting room, wine cellar and workspace for the Wine Spectator magazine. The magazine is also owned by M. Shanken Communications. Wine Spectator has occupied the Noyes Mansion at 1750 First St. since 2004. The carriage house address is 1775 Clay St. “The public has shown appreciation for Napa’s rich historic heritage and the rehabilitation is an exciting proposal to activate a building that has sat vacant for many years,” said Karlo Felix, Napa city senior planner. 24 — Distinctive Properties
“As consideration of the application continues, I look forward to reviewing not only how it complies with adopted land use regulations and historic guidelines, but also exploring how the proposal fits with our community,” said Felix. Longtime Napans might remember the carriage house was formerly home to the Carriage House Restaurant. In 1991, a fire caused damage to the interior. In 2000, the restaurant closed. The space, an estimated 3,438 square feet, has remained mostly abandoned since then. Napa architect and city councilwoman Juliana Inman said it was rare for a carriage house from the 1900s to still exist. “Most of the carriage houses in town have been torn down,” she said. “They’re pretty much all gone.” She said instead of a high-intensity use like a restaurant, a less intense use such as commercial space would be better for the building. Preserving the carriage house is important, she said. When such older buildings stay vacant for long
periods of time, “it leads to deterioration.” Inman recalled the 1991 fire as well. “We’re just lucky to even have the building still standing.” According to the application for the project, the exterior of the carriage house is original, except for an addition on the north façade and a deck on the south side. The interior was significantly altered for use as a restaurant, and few original details remain. Besides bringing the building back into current code compliance, the owners propose a new addition to the north back façade, which faces Clay Street. The renovated carriage house would be reconfigured to include a reception area, wine cellar, workroom, tasting room and restrooms. The use of the Noyes Mansion as offices for the Wine Spectator will not change, the application stated. Mel Mannion, executive vice president of Shanken Communications, did not return a phone message for a comment, but in a
2004 interview she said the Noyes Mansion and the property would be treated with care. “We do realize that this property is historic and very important to the city of Napa. We’re mindful of its history and its beauty,” she said at the time. According to the application for the project, the Noyes Mansion is the only remaining mansion on First Street, east of Jefferson. It was added to the National Register of Historic Places in 1992. Designed in the Colonial Revival style, the mansion is said to be the work of local architect Luther Turton, although National Register of Historic Places documentation on the house cites the architect as William H. Corlett. Frank Noyes, owner and founder of Noyes Lumber Yard, had the house built in 1902. Noyes lived in the home until 1956. The mansion then stood vacant, was used briefly as school offices and was eventually converted to commercial use.
April 2017 – 25
Hidden Gem of the Napa Valley
The Only Private Country Club in the Valley Golf
Tennis Swimming Restaurant Full Social Calendar
NAPA VALLEY COUNTRY CLUB MEMBERSHIPS AVAILABLE BY INVITATION FOR DETAILS CONTACT JEANNE JOHNSTON, GENERAL MANAGER 707 252-1111 JEANNEJ@NAPAVALLEYCC.COM 26 — Distinctive Properties
Carmel Cottage In Alta Heights Only in Alta Heights can you find this much one-of-a-kind charm. Dramatic open beamed 4 bdrm., 2 bath cottage with gated front courtyard, remodeled kitchen and baths, and a gas fireplace for rainy nights. Immense back-yard with pool, entertaining area and party cabana. If you are looking for an easy walk downtown, fabulous neighborhood, and exceptional character, this is your new home. Offered at $897,500 Wendy Lynch & Peter Devoluy
(707) 494-1178 peterwendy@sbcglobal.net CalBRE# 01243667 & 01243666
Build Your Luxury Dream Home At the base of Mt. George lies this magnificent 13+/- acre estate site with commanding picturesque views overlooking all of Napa Valley. Ample water from the 60+/- gpm well. Hiking trails cross the property leading from the waterfall to the crest of the ridge. Seclusion, serenity, and luxury are just minutes from town. Offered at $1,250,000 Adam Ghisletta
(707) 363-5868 GhislettaRealty@gmail.com CalBRE# 01724657
Napa Location: 1721 First Street, Napa, CA 94559 707-258-2200 Website: Berkshirehathawayhs.com/CA/Napa
$749,000
Turn-key Condition
• Vaulted ceilings • Hardwood floors • Magical gardens
• 26 Unit PUD • Updated Custom Crown Molding • 3 bdrm., 2 baths - 2,500+/- s.f.
1214 Cayetano Drive, Napa
Knittel Designed
$799,100
Priced to Sell • Alta Heights Location • Wine cellar • Hardwood floors • Inviting interior • 4 bdrm., 2 baths - guest quarters • 2 car garage
Inviting Interior Amenities
1531 East Avenue, Napa
Presented By: Lynda Jensen Broker 707-299-9930 CalBRE #00416158
Offered at $1,250,000
Great Brown's Valley Location • • • •
Deluxe master bath with heated floors Large yard with fire pit - room for a pool 5 bedrooms, 4 baths Spacious, open & light downstairs
Grand Master Suite
3512 Foxridge Court, Napa An Exciting Career Opportunity Berkshire Hathaway HomeServices Drysdale Properties is BOLD, SMART and COMMITTED to raising the bar in real estate. We are seeking highly motivated, client-focused professionals who are interested in joining a top-notch team.
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Owls to p Gasser rejects poison to kill south Napa rats NOEL BRINKERHOFF nb r i n k erh o f f @ am e r i canca n yo n ea g l e. c o m Environmentalists and developers, often on opposite sides of issues, have found common ground in south Napa to remove rat poison from the local ecosystem and help protect wildlife. Napa Wildlife Rescue, which annually cares for hundreds of sick, wounded and orphaned birds and animals, convinced the Gasser Foundation — which has been responsible for much of the recent commercial development west of Soscol Avenue — to stop using poisonous traps on its many properties. The Gasser Foundation also built nesting boxes to attract Barn Owls in the hope of fostering a non-poisonous method for rodent control. “What’s cool about Gasser, an organization that’s prestigious and been around for a while,” said John Comisky, Napa Wildlife Rescue’s vice president, is that once they realized the problem with the poison, “they took care of it.” John Stewart, the foundation’s property and project manager, said Gasser moved away from using rodenticide because it is “about doing the right thing in Napa.” We want to “make Napa a better place to live,” said Stewart. “Less poison in the environment is a good thing.” The alliance between the two organizations began when local resident Rusty Cohn noticed a rodent trap near the ATM he uses at the Gasser Building on Soscol.
John Comisky
A Barn Owl sits beneath a Barn Owl box set up on a local winery to help control rodents.
30 — Distinctive Properties
o perform rodent control Cohn, who photographs and monitors the beavers living in Tulocay Creek, had heard about the impact of rodenticide on the environment, and how it can spread through the food chain. “The problem with [the poison] is the rodents eating that stuff, they don’t die instantly,” said Cohn. “They get weak and get caught by hawks, foxes, coyotes, people’s pets” that eat the rats and ingest the poison, too. “It’s just nasty stuff,” said Cohn of rodenticide. Comisky, whose organization is spending more time these days educating the public about poisons and other human impacts on wildlife, said the dynamic of predators eating poisoned rodents “actually escalates the poison up the food chain.” To combat this problem, the environmental advocates employed a chain of communication to get Gasser to stop using poison. After seeing the traps outside the Gasser Building, Cohn told Comisky about them. Comisky,
in turn, told one of Napa Wildlife Rescue’s board members, Carol Poole, who knows Joe Peatman, the Gasser Foundation’s president, and informed him about the use of poison outside his headquarters. Peatman instructed Stewart to take action. “I think we would rather put up with the rats than kill owls, hawks, coyotes and foxes,” said Peatman in an email to Stewart. Stewart contacted the foundation’s exterminator, and told them to remove the rodenticide on Gasser properties. He then went a step further and did some research on natural ways to control rodent populations. Namely, Barn Owls. The flying predator not only eats rats and mice, but quite a lot of them, according to the Hungry Owl Project, a Marin County ecology group that urges businesses and consumers to avoid using rodenticides like brodifacoum, which causes “secondary poisoning” of predators that consume rodents.
The Hungry Owl Project’s website says Barn Owls “are superb hunters with voracious appetites.” “A single Barn Owl family can consume 3,000 rodents in a single 4-month breeding cycle,” states the group’s website. Stewart used the Hungry Owl Project to learn how to build Barn Owl boxes, which the birds will inhabit and call home. A craftsman with his own wood shop, Stewart built eight of the boxes himself. “I was more than happy to do it,” said Stewart. Once the rainy season is over, the Gasser Foundation intends to install the boxes in the flood plain behind its headquarters, and along the Vine Trail near In-Shape. “We can hopefully attract owls and have them doing the job” of rodent control, said Stewart. Comisky said he was thrilled with the Gasser Foundation’s willingness to stop using poison, and go in a eco-friendly direction. “They not only switched the poison out,” said Comisky, “what they’re doing is facilitating the
population of predators around their properties, which should do a better job overall.” Comisky said putting up the boxes will be a smart move for the environment and for Gasser’s operations. Barn Owls don’t “take vacations, they’re there seven days a week, and they don’t ask for raises,” he said with a laugh. Stewart said he thinks “it would be cool to have owls living around here” at the Gasser building, as well as near his own property. “I have horses, chickens, goats, all that stuff at home,” said Stewart. “I’m going to put one of these owl boxes up in our pasture and see how it works.” Both Stewart and Comisky said they wanted to tell this story to better inform people about the dangers of rodenticide, and the alternatives for dealing with rats and mice, so that the idea might spread in Napa and beyond. “I hope it [the story] attracts a lot of community attention,” said Stewart, “and that other people will follow suit.”
Noel Brinkerhoff, Eagle
John Stewart shows off a prototype of a Barn Owl box he made for the Gasser Foundation, which intends to use owls in place of poison to control rats on its properties.
A Barn Owl rehabilitated by Napa Wildlife Rescue.
John Comisky
April 2017 — 31
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Victorian brings $2.5 million Wine business will occupy mansion
JENNIFER HUFFMAN j h u ff man @n ap anews.c om The York House mansion – a landmark property in downtown Napa — has a new owner. L o c a l b u s i n e s s m a n Jo h n Anthony Truchard purchased the historic home for $2.5 million on Feb. 10. The seller was Napa attorney Vincent Spohn and other partners. Tr u c h a rd s a i d h e’d l o n g admired the Queen Anne mansion built in 1892. “I remember always looking at the York House and thinking, ‘Wow, if I could ever have an opportunity to buy that home, I’d love to.’” He considers the York House one of the top five mansions in the downtown area. “It’s so stately and beautiful.” Truchard said he plans to relocate a portion of business office staff to the York House at 1005 Jefferson St. That includes John Anthony Vineyards and JaM Cellars, in addition to a vineyard management business called FARM Napa Valley. Other employees will remain at space currently leased at 1500 Third St., across from Alexis Baking Company. “Given the location, condition, the design and architecture, it’s a once-in-a-lifetime opportunity to buy a piece of property like that,” he said. A historic home that is also zoned for commercial use is “not easy to find,” in Napa, said Cathy D’Angelo Holmes of Coldwell Banker Commercial Brokers of the Valley. D’Angelo Holmes most recently co-listed the home with Michael Moffett. “We are limited to mostly what’s on Jefferson Street,” D’Angelo Holmes said. “If they are not on Jefferson, then they are in a 34 — Distinctive Properties
J.L. Sousa/Register
The historic York House, located at First and Jefferson streets, has been sold for $2.5 million to John Anthony Truchard of Napa.
residential area and you can’t use them for business.” Previous tenants in the mansion, including Spohn, have already moved out, noted D’Angelo Holmes. The York House was first listed for sale almost one year ago for $2.9 million. The 7,360-square-foot mansion has been modernized but remains filled with original features such as paneled pocket doors, hardwood floors, decorative wainscoting, crown molding, stained-glass windows, a dramatic wooden staircase, built-in cabinets and period hardware and lighting. Over the years, a new roof was added, plumbing and wiring were replaced, along with other significant improvements. In addition to the mansion itself, four large palm trees that date from the home’s
construction remain. Truchard acknowledged that he paid a premium for the home as commercial office space. “But they’re not making homes like that,” any more, he said. “It’d be almost impossible to rebuild.” In May, the home was added to the National Register of Historic Places. Owning the York House also comes with “a sense of responsibility to preserve it and maintain it,” said Truchard. “We want to make sure we are good stewards of it.” It’s a good time to sell the home, said Spohn in a 2106 interview. “My career objectives are evolving and the real estate market is strong.” Well-known Napa architect Luther Turton constructed the Queen Anne-style home in 1892. It was built for Joseph Noyes, director of Napa’s first bank and
brother of Frank Noyes, who owned the Noyes Mansion across the street at the northeast corner of First and Jefferson. Before that, the property was close to a vineyard owned by John Patchett, who is credited with building the Napa Valley’s first commercial winery further west on the banks of Napa Creek in 1850. In 1920, attorney John T. York bought the house, and the York family lived there for many years. In 1985, Spohn and partners purchased the house for professional office space. The property includes a small outdoor garden area and garage/ workshop built around 1924, located adjacent to the house and on the north side of the property. The history of the site and the home are described on a sign that faces traffic on Jefferson Street.
Building Relationships for Life,
Making wine country your home
Beautiful Turn Key Home Located on a Cul-de-sac
www.1541Basque.com
Exclusively offered at $549,950
3 Bedrooms | 2 Bathrooms | +-1,082 sq feet | Fireplace | Single Level
Your Napa Valley Dreams... Do Come True With Our Help! Our outstanding track record, superior negotiation skills & personal attention to our clients needs is what makes us such valuable assets to anyone buying or selling. Real Estate is local and we can provide the most up to date information for your home. Contact us to see how our expertise can help you.
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Chris Wunderlich Associate Partner mobile 707.529.0987 CalBRE #01787555 chris@napawunder.com
www.napawunder.com April 2017 – 35
(707) 226-1823 • 1030 Third Street, Napa
www.1350HestiaWay.com Resting in a sea of vineyards and caressed by mature oaks, this world-class Napa Valley estate has as its centerpiece a stunning Tuscan-inspired villa. Here on this nearly 13 (6 planted) acres, the finest materials, and masterful craftsmanship have come together to create an oasis that is as close to perfection as anyone could ever imagine.
Christine Lesti
707-320-8999
$10,500,000
www.651MontecitoBlvd.com Stunning Napa panoramic views!!! Ideally located five minutes from downtown Napa. A gated home of the highest quality, filled with amenities including: chef’s kitchen, outdoor kitchen, Endless Pool and entertainment items too numerous to list!!
Mark Lesti
707-320-8950
$3,385,000
Mark Lesti Christine Lesti Brendan Lesti Breanna Lesti Nate Bethard Christine Marek Leisa Matthes Bill Benck 707.320.8950 707.320.8999 707.337.0659 707.225.1225 707.225.1838 707.226.1823 707.628.5161 415.810.7282 36 — Distinctive Properties
(707) 226-1823 • 1030 Third Street, Napa
www.1313Hestia.com
www.27EmperorWay.com
$1,950,000
Beautiful North Napa home in a prestigious quiet neighborhood. Open floor plan with high ceilings and kitchen opening to the family room. Large master suite with retreat for office or den. One bedroom and full en-suite bath downstairs. Chef’s kitchen with newer appliances and gas stove. Kitchen island with bar seating, storage cabinets and drawers. 4,200 bottle temp control wine room. Fully landscaped yards. Entertainer’s back yard with hot tub. Mark Lesti 707-320-8950 $935,000
Newer north Napa home in great location close to schools and shopping. This lovely home boasts high ceilings and an open floor plan great for entertaining. Large back yard with a pool and a BBQ area. Mark Lesti 707-320-8950 $875,000
Fully updated single-level in Old Town Napa! This cute and stylish home has a large/level back yard and room for RV parking. Newly updated w/ quartz counters, recessed lighting, kitchen appliances, dual-pane windows and new paint and much more! This is a must see!!! Mark Lesti 707-320-8950 $640,000
Your private Napa paradise! 1.46 flat acres of pure enjoyment. Live the Napa indoor/ outdoor dream with pool, spa, outdoor kitchen and raised garden beds. Professional equestrian arena with 5 stall barn and tack. Fully remodeled home in 2015. Chef’s kitchen and so much more!
Mark Lesti
707-320-8950
www.1223DaffodilDr.com
www.1235Ash.com
Gary Prince John Prince Bob Souza Stephanie Thompson Bob Wallin 707.227.7282 707.337.0191 707.363.6335 707.226.1823 707.337.5279
Ian White 707.227.5226
Howard Giles Paul M. Everett 650.796.5195 707.299.9949
New home searches start here www.napavalleyregister.com/homes Find your new home, research the neighborhood, look up school test scores and more. All on your local newspaper website.
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SPECTACULAR VINEYARD ESTATE Storied Oak Knoll AVA. 17 acres of Cabernet Sauvignon currently sold to Mondavi. 27 +/- acres with stunning grounds reminiscent of the English Countryside. Walking and horse carriage trails in tranquil creekside setting with vistas of the Mayacamas. English country style 4BD/6BD home, guest house, equestrian and tennis!
STUNNING VIEWS!
DESIRABLE EAST SIDE
Contemporary craftsman style custom 3BD/3BA home with stunning views. Private gated setting close to town. Napa Valley lifestyle property with french doors opening to outdoor entertaining areas and a view deck. Gourmet kitchen w/chef’s grade appliances and counter seating. Bonus room perfect as media room or office. Peaceful and serene with lots of natural light. Wood floors, exposed beams, detached garage and hobby barn! Offered at $2,295,000
Newer custom built 4BD/3BA home has a serene and Zen like feel. Close to downtown Napa on the desirable East side. Mountain and valley views. Floor plan embodies the Napa Valley lifestyle with perfect synergy of indoor/outdoor living. Spacious great room with gourmet kitchen and large dining area. French doors open to outdoor entertaining areas with spectacular views. Private Master, bonus room and wine cellar. Offered at $1,395,000
Offered at $14,900,000
WONDERFUL CALISTOGA
GORGEOUS NORTH NAPA
North Napa 5BD/3.5BA home with 1st floor master suite. Artist studio/green house on .40 acre located in highly desirable Big Ranch Road corridor. Remodeled gourmet kitchen w/ custom cabinetry, large center island w/ counter seating and stainless appliances opens to family room with fireplace. Huge backyard w/ outdoor entertaining area, large lawn, room for pool, vegetable/ flower gardens! Energy efficient w/ whole house solar!
Completely remodeled single level 3BD/3BA home close to world class dining, shopping and wine tasting in the iconic town of Calistoga. Gourmet kitchen with stainless appliances and counter seating opens to natural light filled great room with exposed beams vaulted ceiling and fireplace. Spacious Master with private patio w/walk-in closet and spa-like bath. Dining room opens to outdoor entertaining area. Offered at $895,000
CRAFTSMAN STYLE HOME Updated 3BD/2BA single level home w/10’ ceilings and 8’ doors! Close to shopping/dining. Chef’s kitchen with travertine slab center island, counter seating, maple cabinetry with pull out drawers, built-in desk opens to family room with travertine surround fireplace and media center. Spacious master w/elevated vanities, stall shower, tub/walk-in closet. Low maintenance backyard w/custom pergola, gazebo and synthetic grass. Offered at $729,000
Offered at $1,195,000
Selling the Napa Valley
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Welcome ‘accessory dwelling units’ Effective Jan. 1 of this year several laws were passed in Sacramento intended to increase local housing supply. The goal being to “reduce barriers, better streamline approval and expand capacity to accommodate development of Charles Bogue Accessory Dwelling Units” according to the California Department of Housing and Community Development. One need look no further than the January 2017 CoreLogic Statistical Report to confirm that rising housing costs in the nine Bay Area counties far exceeds the affordability of community residents. Napa County is stated
to have a 16.8 percent increase in median price, the largest of all counties, from $505,000 in January 2016 to $589,750 in January of 2017. The State Legislature decided that adding new ADU units to local housing supply is an attractive alternative model because there is no additional land cost or additional infrastructure needed to create more lodging. The concept sites a win-win as more occupants
find affordable housing close to their jobs, schools and families while home owners create a source of rental income to offset increases in utilities and taxes. City planning and zoning departments around the state, including Napa, have amended or are amending previous local codes regarding Accessory Dwelling Units to be in compliance with Assembly Bill 2299 and 2406 and Senate Bill 1069. In their effort to increase housing supply in local communities the Legislature may also create new issues in the consequence of additional parking, higher neighborhood densities and retention of home values. What is an ADU? It is a secondary dwelling unit with complete independent living facilities
maximum square feet and if a garage conversion to ADU side setbacks do not apply other than for health and safety. Parking Requirements: Senate Bill 1069 has greatly reduced the parking requirements relating to ADU creation calling for one space per bedroom or unit on property. These units need not be covered and can be tandem or in setback areas of the lot unless they create hazardous conditions for fire or safety. Any off- street parking requirements are prohibited if the location is within ½ mile of public transportation, in a historic district, part of a primary residence or is located within one block of care share area. Impact and Development Fees: All fees, including water, sewer etc. must be charged under the Fee Mitigation Act and be proportional to the actual impact created by the creation of the ADU. The intention is that the fees be significantly less than what is charged for construction of a new dwelling. M u s t Yo u Owner Occupy? Owners are not required under the state laws but local governments can require an applicant to be an Gvictoria, Dreamstime.com owner occupant. Na p a d o e s n o t for one or more persons that is require that the owner occupy generally attached, detached or a either the ADU or home on the repurposed existing space within property but does prohibit any the existing single family home short-term rentals of less than (including conversion of an exist- 30 days. ing garage). The Junior Accessory DwellCity Must Ministerially ing Unit: AB 2406 added the Approve the ADU if: The lot is opportunity to create what is zoned for single-family or multi- called a “Junior Accessory Dwellfamily and contains a single-family ing Unit” (JADU). The JADU can home, the floor area of the ADU be no more than 500 square feet, does not exceed 50 percent of the must be within the main home existing living area up to 1,200 (usually a bedroom), must have
cooking facilities including a sink but is not required to have its own bathroom. These units are created within the home structure and have no parking requirements and are not subject to connection or capacity fees associated with new construction or normal ADU. The JADU units must be in an owner-occupied home and shall have a separate entrance to what is usually a bedroom within the single family home. The creation of ADU and JADU units will likely not put a big dent in the housing shortage but may provide a housing solution for renters who can’t afford Napa’s high rental rates but don’t necessarily qualify for below market programs. It has been reported that two thirds of the state Cities and Counties have some type of second-unit opportunities and those that have not will need to comply with the new state laws until they bring their local ordinances under compliance. Local communities have some jurisdiction over where units are permitted based on public safety, utility services and other factors. They are also able to oversee lot coverages, height and design. The City of Napa Planning Department at 1600 First Street has a five-page Submittal Document for Administrative Permit and two-page Planning Application Form that you will use to meet the local requirements to create your own ADU. To learn more about this major change in our housing landscape you can go online to the California Department of Housing and Community Development and obtain a copy of their “Accessory Dwelling Unit Memorandum.” Charles Bogue is a broker with Coldwell Banker Brokers of the Valley in Napa, where he offers real estate marketing services as the CB Team. Phone: 486-5511, e-mail: cbnapa@napanet.net.
April 2017 – 41
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NAPA COUNTY’S MOST RECENT HOME SALES * ADDRESS
RECORD DATE
SALE PRICE
BED BATH SQ FT
American Canyon 109 CARMEL DR 517 MARLA DR 343 SUMMERWOOD DR
1/31
$414,000
4
YR BLT
ADDRESS
RECORD DATE
SALE PRICE
BED BATH SQ FT
YR BLT
Single Family
2731 LAUREL ST
1/24
$525,000
3
3
2,019
1923
5
1957
2413 ADRIAN ST
1/18
$541,000
3
2
1,217
1965
1/6
$545,000
4
2
1,553
1964
1,080
2/1
$485,000
5
3
2,082
2001
2520 MACGREGOR CT
1/4
$500,000
4
3
2,201
2007
4484 JEFFERSON ST
2/7
$565,000
4
2
1,500
1971
66 WENTWORTH CT
1/12
$505,000
3
3
1,941
1990
3120 HERMOSA DR
2/6
$575,000
4
2
2,166
1950
33 LARKSPUR ST
1/18
$515,000
4
2
1,812
1992
2495 VINE HILL DR
1/23
$580,000
4
2
1,549
1973
18 KEVIN LN
1/31
$515,000
4
3
2,465
2002
2/2
$580,000
4
2
1,572
1953
2/3
$540,000
4
3
2,498
2005
134 HEARTHSTONE DR
1/31
$606,000
4
3
3,165
2006
426 KENSINGTON WAY
1/10
$615,000
5
3
3,052
2001
22 SIRAH DR
1/13
$625,000
5
3
3,164
2006
15 STONECREEK DR
18 HORIZON CT 51 VIA TREVISO 433 BETTONA WAY
1,886
1974
3
1,837
2004
1/4
$625,000
4
3
2,004
1970
1/27
$629,000
4
2
1,910
1978
2/9
$655,000
5
3
3,666
2003
3909 RALEIGH ST
2/6
$646,000
4
3
2,123
1977
1/19
$689,000
4
5
3,575
2001
1645 E ST
1/31
$649,000
6
3
1,811
2008
106 KERNS CT
1/30
$650,000
3
2
1,410
1961
Single Family 610
1920
1132 DENISE DR
1/27
$545,000
3
2
1,296
1975
1/6
$699,000
3
2
1,483
1994
1/18
$753,000
4
2
2,210
1988
716 LA HOMA DR
2/7
$657,000
4
3
2,592
1989
2557 W PUEBLO AVE
1/17
$681,000
3
2
1,377
1959
4 WALKABOUT LN
1/31
$691,500
3
3
1,713
2001
8 NICHOLAS CT
1/31
$699,000
4
3
2,361
2002
3985 LUCERO ST
1/6
$705,000
4
3
2,590
2005
1/26
$719,000
4
3
1,911
1994
$775,000
2
1
1,088
1964
21 LLOYD CT
1/24
$785,000
3
1
1,603
1910
1 REGATTA WAY
1/12
$725,000
3
3
2,129
1996
2/3
$1,350,000
4
4
3,330
2008
1030 CLARK ST
1/27
$729,000
3
3
1,654
1938
2/17
$1,795,000
2
3
2,556
1957
780 S JEFFERSON ST
12/12
$730,000
3
2
1,780
1973
3269 ATHERTON CIR
1/24
$793,500
3
3
2,013
2012
15 REGATTA WAY
1/12
$799,000
4
3
2,129
1996
2/3
Single Family
Napa 568 MADISON ST
2
3
2006
1
57 LERNER DR
4
$611,591
2,935
1
910 HIGHLAND CT
2438 CARRIAGE PL
$599,500
5
$500,000
1503 LAKE ST
4420 TANGLEWOOD WAY
1/4 1/20
5
1/17
505 WASHINGTON ST
1504 PEAR TREE LN
$649,000
1606 FAIR WAY
1574 CENTENNIAL CIR
4111 MAHER ST
2/17
Calistoga
2108 OAT HILL CT
3357 BROWNS VALLEY RD
1/30
$100,000
1
1
756
1900
1498 CENTER ST
2/2
$811,000
4
2
2,140
1938
1/18
$815,000
3
2
1,452
1900
2230 GEORGIA ST
1/31
$360,000
2
1
1,010
1910
1447 CALISTOGA AVE
3614 BAXTER AVE
1/27
$383,500
3
2
1,144
1960
367 RANDOLPH ST
1/30
$825,000
2
2
1,164
1910
1961 IROQUOIS ST
2/3
$400,000
1
1
576
1944
194 SILVERADO SPRINGS DR
1/23
$829,000
3
3
2,195
1989
2205 CAROL DR
1/20
$435,000
3
3
1,134
1957
272 MONTECITO BLVD
1/20
$845,000
3
2
1,590
1962
2872 KILBURN AVE
1/25
$447,000
3
1
1,252
1954
2261 W PARK AVE
1/30
$860,000
3
3
2,198
1958
1612 VERNA DR
2/15
$450,000
3
1
973
1954
2118 OAK ST
1/31
$877,000
2
2
1,348
1920
1300 MUIR ST
1/31
$451,500
3
2
1,056
1956
275 STONECREST DR
1/20
$950,000
3
2
1,768
1957
2817 PINE ST
2/15
$452,500
3
1
1,160
1947
3370 MACLEOD ST
1/30
$460,000
4
2
1,305
1961
1481 CENTER ST
1/19
$1,000,000
4
3
2,364
1908
2718 PINE ST
2/15
$469,000
2
1
978
1938
1163 MORNINGSIDE DR
1/18
$1,050,000
3
2
2,137
1986
1900 LECAIR CT
2/3
$480,000
2
2
1,396
1988
1/6
$1,050,000
4
4
3,854
1980
2714 AZALEA ST
1/6
$485,000
3
2
1,066
1962
1043 VALLEJO ST
1/20
$1,159,000
4
4
1,740
1900
1/10
$1,265,000
4
3
2,237
1973
410 ST ANDREWS DR
1407 CAROL DR
1/27
$490,000
3
1
1,015
1953
188 KAANAPALI DR
50 CERCADO CT
2/17
$499,000
3
1
950
1953
583 MONTECITO BLVD
2/15
$1,937,500
2
3
2,514
1977
762 CONCORD CT
1/27
$505,000
3
2
1,312
1969
1176 CASTLE OAKS DR
1/24
$2,475,000
4
4
3,882
2003
*As recorded at the Napa County Tax Assessors Office / John Tuteur (707) 253-4459 / Property sales reported may include partial interest transfers; sales that are included with other properties; sales that are less any liens on property.
42 — Distinctive Properties
www.NapaValleyRegister.com/Homes
We Offer the Most Comprehensive Home Search Web Site in Napa County! www.NapaValleyRegister.com/Homes
NAPA COUNTY’S MOST RECENT HOME SALES * ADDRESS
RECORD DATE
SALE PRICE
BED BATH SQ FT
Single Family
Rutherford, Oakville 1350 GARDEN AVE
2/2
$850,000
3
2
1,932
1963
Single Family
St. Helena 1224 EDWARDS ST
YR BLT
2/9
$695,000
2
1
924
1930
1230 ALLYN AVE
1/27
$1,100,000
2
2
1,386
1912
1182 MEADOWCREEK CIR
1/27
$1,250,000
3
2
2,230
1998
ADDRESS
RECORD DATE
Condos
71 VILLAGE PKWY
1/18
$175,000
2
3
1,376
1985
94 VILLAGE PKWY
2/7
$244,000
1
1
748
1985
12/31
$275,000
3
3
1,599
1989
1112 MARINA DR
1/10
$336,000
2
2
943
1600 ATLAS PEAK RD #401
1/27
$340,000
1
1
3552 SHELTER CREEK DR
2/2
$369,000
3
21 W BLOSSOM CT
1/6
$393,000
4071 TOKAY DR
1/19
2753 ELKS WAY 241 FREDERICK DR
61 FOUNTAIN GROVE CIR
16 FOUNTAIN GROVE CIR
BED BATH SQ FT
YR BLT
Rural Residential
Berryessa 1104 RIMROCK DR
1/27
$229,000
2
1
1,104
1968
1052 RIMROCK DR
1/20
$230,000
1
1
816
2003
107 PARKVIEW LN
1/18
$385,000
3
3
2,094
1995
1081 STEELE CANYON RD
1/19
$507,500
2
2
2,225
1990
Rural Residential
Calistoga 355 CRYSTAL SPRINGS RD
Napa
SALE PRICE
1/18
$7,200,000
5
4
6,820
1890
Rural Residential
Napa 3045 COOMBSVILLE RD
1/19
$568,000
2
2
1,154
1951
4509 DRY CREEK RD
2/17
$629,000
2
3
2,853
1965
15 ALMAR DR
1/31
$915,000
3
2
1,855
1956
1974
2277 MONTICELLO RD
1/31
$1,025,000
3
3
2,490
1962
429
1968
9 BURNING TREE CT
1/30
$1,350,000
3
3
3,260
1984
2
1,350
1972
5244 SILVERADO TRL
11/29
$1,478,000
4
3
2,880
1975
2
2
1,501
1985
1023 BELL LN
2/1
$2,975,000
3
5
4,634
1958
$435,000
3
2
1,226
1975
2125 SILVERADO TRL
2/6
$3,580,000
1
2
1,452
1982
2/15
$449,000
3
2
1,407
1988
2/17
$470,000
2
2
1,428
1978
2/7
$548,000
3
3
1,599
1989
Condos
St. Helena 100 REED CT
2/9
$640,000
2
2
1,256
1989
130 REED CT
2/9
$800,000
2
2
1,256
1989
Condos
Yountville 141 VINEYARD CIR
1/17
$600,000
2
2
1,154
1977
130 VINEYARD CIR
2/6
$750,000
2
2
1,154
1977
Rural Residential
Pope, Chiles, Wooden Valleys 905 N WHITE COTTAGE RD
2/15
$800,000
4
3
1,748
1970
7199 POPE VALLEY RD
2/17
$1,020,000
10
6
6,348
1966
ADDRESS
RECORD DATE
SALE PRICE
3058 MYRTLEDALE RD
2/3
$650,000
2
1/30
$1,200,000
2
1327 MONTE VISTA AVE
LOT SIZE
4,982 1951
45,738
Res. Multi Family
St. Helena
*As recorded at the Napa County Tax Assessors Office / John Tuteur (707) 253-4459 / Property sales reported may include partial interest transfers; sales that are included with other properties; sales that are less any liens on property.
YEAR BUILT
Res. Multi Family
Calistoga 1323 MYRTLE ST
UNITS
2/15
$1,678,000
6
9,166
www.NapaValleyRegister.com/Homes
April 2017 – 43
Flood insurance Does your excuse hold water?
(BPT)—We know the old saying: when it rains, it pours... and when it pours, it floods. With winter snow storms coming to an end, the threat of flooding increases as the snow begins to melt and the rivers and creeks begin to swell. It’s easy to forget about how powerfully destructive water can be. In fact, nine out of 10 natural disasters include flood, making it the number one disaster in the United States according to the National Flood Insurance Program (NFIP). However, only 15 percent of homeowners have flood insurance. From 2006 to 2015, total flood claims cost more than $1.9 billion per year and the average claim was more than $46,000 during that time. “Even just a few inches of water can cause thousands of dollars in property damage,” says Corise Morrison, executive director of underwriting at USAA. “While it’s possible to mitigate flood damage, complete prevention is nearly impossible. If you don’t take the proper precautions, it can be devastating to your family finances.” For most homeowners, that means looking into flood insurance. But does it make sense for everyone? As an insurance professional, 44 — Distinctive Properties
Morrison has heard all the explanations. Here are some of the most common misconceptions about flood insurance: “Flood is covered by my homeowners insurance policy.” Typically, flooding is not covered by a homeowners insurance policy. Therefore, homeowners must purchase a separate policy through the National Flood Insurance Program (NFIP) from their insurer. If the homeowner does have flood insurance, it’s important to regularly reevaluate it to ensure it provides adequate coverage. “Flood insurance is too expensive.” To emphasize an earlier point, the average cost of a flood claim hovered around $46,000 from 2011 to 2015. The average annual premium for flood insurance in the U.S. is $650, according to NFIP. Do the math. “I don’t live in a flood plain so I don’t need flood insurance.” The Federal Emergency Management Agency found that as many as 20 percent of flood claims come from moderate-to-low risk areas. These are areas in which lenders don’t require the purchase of flood insurance. However, “less likely” doesn’t equal
“no risk.” Complete this quick self-survey: “Does it rain where I am?” If the answer is yes, consider flood insurance because it can flood anywhere it rains. “Flood insurance won’t provide me with the coverage I need anyway.” It is true that the NFIP limits coverage of a single residence to $250,000 for the structure and another $100,000 for contents to the home, but they aren’t the only source for coverage. Excess flood coverage can also be purchased above the $250,000 limit. “I’ll just wait until it rains.” Sorry to break this to you, but most insurers require a 30-day waiting period before a policy is effective. Unless your own forecasts rival the best science and technology have to offer, it might be wise to stick to the mantra, “better safe than sorry.” The consequences for being ill prepared for a flood can be long lasting. Research and carefully weigh the risk to you and your property. Chances are that you’ll find that it might be more reasonable than you thought. Visit USAA.com/flood for more tips and information on flood insurance and what to do before, during and after flooding occurs. You can also visit FEMA’s Flood Map Service Center for more information or to determine your flood risk.
ON
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MI
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507MontecitoBlvd.com • Popular Alta Heights • Single level home • Views of hills • Separate room with 1/4 bath for shop or studio
$1,140,000
1311FosterRoad.com • City Limits • Single story home • Large parcel • 1600 sq. ft. Metal Workshop
$849,000
34ElMonteWay.com
Recent Activity
• Feels like Country within City • Remodeled single level home • One bedroom guest house • Pool and Cabana
$1,579,000
18PinehurstCircle.com In Escrow! 4068TokayCourt.com In Escrow! 3625SaintAndrews.com Sold!
Deanna Antovich Real Estate Broker
www.NapaRealEstate.Rocks
BRE License #01240381 1775 Lincoln Avenue Napa, California 94558 Office: 707-259-5290 Cell: 707-695-1917 Fax: 707-253-1042 April 2017 – 45
Your Own Castle Own a castle in the woods with all the amenities of modern living. Beautiful wood floors, bay windows, and French doors. The kitchen is open to the family room with freestanding wood stove. Wolf cooktop range, concrete counters, and built in double ovens. Decks overlooking the hills and forest. Master suite has a sitting area with fireplace and French doors out to a balcony. You have found your very own fairytale home!
Offered at $795,000
22.4 Acres of Premium Vines
North Napa Home
Premium Napa Valley vineyard. Currently planted in Chardonnay and Pinot Noir. Easy access, title 22 water supply, and multiple zoning including industrial commercial use. Dreaming of your own winery? This is the perfect spot at the very gateway to the entire Napa Valley. Adjacent 27.3 acres is also available and has a good well.
Immaculate home on corner lot. 4BD plus optional Master retreat with built in workstation and bookcase, perfect as a home office. Custom tile, dual-pane windows, central heat and air, family room with a gas insert fireplace. Large, landscaped backyard with huge grassy area, spacious patio, flowering pear tree, two Japanese Maples, and plenty of room for a pool!
Offered at $3,450,000
Offered at $749,000
Carolyn Roberts BROKER/OWNER 707-258-5248 (Dir) 707-953-1798 (Cel) croberts99@aol.com www.CarolynRoberts.com N A P A • S T . H E L E N A
cbnapavalley.com
•
S O N O M A
Silverado Resort and Spa
A masterpiece of modern comfort perched right on the south course of the world famous Silverado Country Club and Resort. Enjoy expansive views over the famed course and to the beautiful mountains beyond. This wonderful home features a dramatic futuristic design. The chef’s kitchen features name dropping appliances and an 18 foot granite slab island. You will love the wine bar/media room with an amazing wall of wine storage built right into the mountain of shale on the south side of the home. Enjoy the inviting outdoor entertaining spaces with a Viking range, fire pit and a relaxing in ground pool. Truly the Napa Valley life style.
Please call for more information
Silverado Country Club
Embrace the lifestyle of the Silverado Country Club and Resort in this exceptional Highland Villa. Quality and modern convenience in every detail of this home. Entertaining is a joy in the gourmet kitchen with gas cooktop stove, gorgeous granite counters and large walk-in pantry, and formal dining room. Arbor covered terrace. Enjoy the views out over the valley and the golf course. Large master suite on the main floor with stone fireplace and luxurious jetted tub. Spacious den or home office.
Carolyn Roberts
Offered at $1,295,000
BROKER/OWNER 707-258-5248 (Dir) 707-953-1798 (Cel) croberts99@aol.com www.CarolynRoberts.com N A P A • S T . H E L E N A
cbnapavalley.com
•
S O N O M A
780 Trancas Street, Napa, CA 707-255-0845 | HeritageSIR.com HeritageSIRblog.com
Custom Estate Home
C Custom built 4BD/5BA home within exclusive Hagen Oaks Estates. Multitude of tasteful upgrades and recent improvements that create a living environment full of warmth aand quality for upscale living within the Napa Valley! Double island designer kitchen, wine room with 1,200 bottle cellar, beautiful grounds featuring outdoor entertaining areas with views to Mt. St. Helena. A divine property!
Offered at $2,475,000
New Distinctive Homes
Quiet cul-de-sac location with views of lush Napa Valley vineyards. Short drive to vibrant downtown Napa. Dramatic and open floor plans offering 10’ ceilings, wood floors, designer island kitchens with stainless steel appliances, granite and quartz or marble countertops.
Offered at $869,500
Measuring Our Success By....The People We Help Brian Gross
707-337-3689 CalBRE# 01908361
For all Napa listings go to
SilveradoHomes.org
Gary Rose
707-256-2147 CalBRE# 00940226