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THIS MATERIAL IS BASED UPON INFORMATION, WHICH WE CONSIDER RELIABLE, BUT IT HAS BEEN SUPPLIED BY THIRD PARTIES, WE CANNOT REPRESENT THAT IT IS ACCURATE OR COMPLETE, AND IT SHOULD NOT BE RELIED UPON AS SUCH. THIS OFFERING IS SUBJECT TO ERRORS, OMISSIONS, CHANGE OF PRICE OR WITHDRAWL WITHOUT NOTICE. ©MCMXCVII SOTHEBY’S INTERNATIONAL REALTY,

INC. EQUAL HOUSING OPPORTUNITY. © OCTOBER 2019

www.GreenValleyRanchNapa.com

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Offering MemorandumHeaven on Earth

October 2019

Green Valley Ranch




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Nestled in a verdant hidden valley high above but just 15 minutes from downtown Napa, Green Valley Ranch is a rare, 950+/-acre retreat of incomparable tranquility, privacy, and natural beauty. Accessed by a private gated drive, five unique residences are ideally sited amid expanses of vibrant meadows, gently rolling hills, award-winning vineyards, seasonal creeks, 100+ year old oak trees, dramatic rock outcroppings, one pond and three pristine lakes offering a delightful and impressive diversity of topography, elevation, flora, and

fauna.

Warm and welcoming, the classic Ranch House and cozy Terra Guest House are set graciously adjacent to open green pasture land. The smart and modern Meadow House features colorful gardens and a generous arbored patio, perfect for outdoor entertaining and relaxed enjoyment of the surroundings. The Palladian inspired Lake House enjoys a perfect perch on the banks of Heron Lake, while the charming Artist House is

tucked amid shady trees beside a natural spring-fed pond with a picturesque dock.

This priceless collection of homes and terrain affords sweeping views in every direction and allows for limitless enjoyment, entertainment, and pure relaxation on a historic ranch that may truly be described as

Heaven on Earth.

Offering Price: $25,500,000

Green Valley Ranch




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PROPERTY OVERVIEW y Total Acreage: 950+/- y 9 Assessor Parcel Numbers y 5 Parcels Allowing Residential Development y Gated Entry y 3 Lakes

y Heron Lake y Hidden Lake y Long Lake

y 3 Ponds y Home Pond y North Pond (Seasonal) y Cow Pond (Seasonal)

y 2 Dams y Expansive Mountain, Hillside & Pasture Views y Miles of Paved & Dirt Roads y Vineyards:

y 5 Acres – 5,000 Chardonnay Vines y 5 Acres – 3,000 Pinot Vines

y Wine Cave

HOMES OVERVIEW y Ranch House: 2,851+/- sf y Terra Guest House: 1,000+/- sf y Meadow House: 3,771+/- sf y Artist House: 1,000+/- sf y Lake House: 3,212+/- sf

INFRASTRUCTURE y 5 Separate Septic Systems y 3 Wells y Solar, Propane & PG&E y Wireless Broadband Internet to All Structures y Central Heat

Green Valley Ranch | Overview




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GENERAL y Built in 1954 and Earlier y 97+/- Acres y 2,851+/- sf | 3BR/3B y Hillside & Pasture Views

INFRASTRUCTURE y Two Standard Septic Systems

(one shared with Terra Guest House) y Shared Well Serving

y Ranch House y Terra Guest House y Meadow House

HOUSE OVERVIEW y Concrete Block & Brick Exterior y Grand Wood Burning Fireplace with Brick Surround y Tile, Brick Floors & Carpet y Cathedral Ceiling with Beams y Skylights y Track lighting

KITCHEN y Weathered Cabinetry y Corian Countertops y Appliances:

y Thermador 6-Burner Gas Range y Double Ovens

LIVING/DINING ROOM y Oversized Skylights y Brick Wall Detail y Brick Wood Burning Fireplace

SUNROOM/SCREENED PORCH y Lower Glass Windows & Upper Windows

Screened y Brick Floor

OUTDOOR LIVING y Patio & Dining Area y Free Standing Hot Tub y Pasture & Hillside Views y Majestic Oak Trees & Natural Landscape

DEVELOPMENT STATUS | OPPORTUNITY y See Next Page

Green Valley Ranch | The Ranch House | Parcel A




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GENERAL y Built in 1987 y Architect: Scott Wood y 1,000+/- sf | 1BR/1B y Hillside & Pasture Views

INFRASTRUCTURE y Standard Septic System

(shared with Ranch House) y Shared Well

HOUSE OVERVIEW y Stucco Exterior y Custom Windows & Doors y French Doors y Wood Burning Fireplace y Radiant Heat Floors y Study/Office y Sunroom y Garage

Green Valley Ranch | Terra Guest House | Parcel A

KITCHEN y Wood Cabinetry y Corian Countertops y Appliances:

y Dacor 4-Burner Gas Range y KitchenAid Dishwasher & Double Ovens y Kenmore Elite Refrigerator

LIVING/DINING ROOM y Open Concept y Wood Planked Cathedral Ceiling y Built-in Furniture by Local Craftsman y Wood Burning Fireplace with Mantle & Stucco Surround

SUNROOM y Screened in Porch y Multiple Windows with Expansive Views of Hillside

DEVELOPMENT STATUS | OPPORTUNITY ON PARCEL A y The Ranch House and Terra Guest House together utilize

all available developmental rights for Parcel A




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GENERAL y Built in 1990 y Architect: Ned Forrest y 174.4+/- Acres y 1,000+/- sf | 1BR/1B + Loft y Home Pond and Hillside Views

INFRASTRUCTURE y Septic y Well – 55 GPM y Backup Generator y Wood Stove y Forced Air Heat

HOUSE OVERVIEW y Open Concept Floor Plan y Stucco Exterior y Galvanized Steel Roof y Andersen Double Glazed Windows

LIVING/DINING ROOM y Granite and Concrete Fireplace y Slate Floor

KITCHEN y Wood Cabinetry y Corian Countertops y Custom Hand-Cut Mosaic Tile Backsplash y Dining Alcove y Appliances:

y Italian Bertazzoni 5-Burner Gas Range y Bosch Dishwasher y Double Stainless Sinks

OUTDOOR LIVING y Natural Pond with Spring & Aerator y Lake water used for all irrigation on property y Stone Patio Overlooking Pond y Garden Beds y Hand crafted Garden Shed with Hand-Cut Redwood y Outdoor Kitchen y Built-in Wood Burning Pizza Oven & Smoker y Charbroil BBQ

DEVELOPMENT STATUS | OPPORTUNITY ON PARCEL B y The Artist House is permitted as the second residence y A single family residence may be constructed

Green Valley Ranch | The Artist House | Parcel B




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GENERAL y Built in 2006 y Architect: Nielsen Schuh y 147+/- Acres y 3,771+/- sf | 5BR/4.5B y Mountain, Hillside & Meadow Views y Three Separate Structures

y Main Wing: 3BR/2.5B | 2,561+/- sf y West Wing: 1BR/1B/LR | 924+/- sf y East Wing: 1BR/1B | 285+/- sf

INFRASTRUCTURE y Passive Solar y Engineered Septic y Shared Well

SINGLE FAMILY RESIDENCE OVERVIEW y Blomberg Windows & Doors y Metal Siding & Corrugated Metal Roof y Interior Concrete Floors with Radiant Heat y Low Voltage Spot Lighting Throughout y 2 Kitchens y 2 Media Rooms with Big Screens

LIVING/DINING ROOM y Built-in Bamboo/Maple Cabinetry y Cathedral Ceiling with Steel Beams & Tie Rods y Wood Burning Fireplace with Wood Planked Detail y Concrete Floors with Radiant Heat y Sound Absorbing Ceiling

KITCHEN ONE + KITCHEN TWO y Bamboo Cabinetry y Stainless Steel Countertops & Backsplash y Appliances:

y Wolf 6-burner Range & Range Hood y Miele Dishwasher y GE Monogram Refrigerator

OUTDOOR LIVING/GARDEN y Built-in Stone Banquet y Outdoor Shower y Artistic, Beautiful Perennial Gardens y 100’ Steel Pergola with Kiwi & Grape Vines y Natural Stone Walls y Mountain, Hillside & Pasture View

DEVELOPMENT STATUS | OPPORTUNITY ON PARCEL C y The Meadow House was permitted as the primary

single family residence on Parcel C y An additional second residence of up to 1000 sf

may be constructed

Green Valley Ranch | The Meadow House | Parcel C




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GENERAL y Main House Built in 1998 y Wing Additions Built in 2006 y Architect: Phillip Parton y Palladian Style Home y 260+/- Acres y 3,212+/- sf | 4BR/2B y Heron Lake, Vineyard, Pasture & Mountain Views

INFRASTRUCTURE y Heron Lake y Solar Panels y Well – 22 GPM y Engineered Septic

HOUSE OVERVIEW y House with 2 Separate Wings y Stucco Siding y Centuries Old Repurposed Terra Cotta Tile Roof y Library/Study with Secret Bookshelves y Stamped Concrete Floors with Radiant Heat y 16.4’ Tall Ceilings

LIVING/DINING ROOM y 20x40 Great Room y Expansive Stone Wood-Burning Fireplace y 16.4’ Tall Ceilings y Multiple Glass French Doors to front and back patios

KITCHEN y White Cabinetry y Granite Countertops y Eat-in Kitchen y Appliances:

y Wolf 6-Burner Stove y Bosch Dishwasher y Farmhouse Sink

OUTDOOR LIVING/GARDEN y Front & Back Terraces y Stone Retaining Walls with Urns y Heron Lake with Built-in Dock y Mature Oak Trees & Natural Landscape

VINEYARD y 10 Acre Planted Vineyard

y 5 Acres - Chardonnay y 5 Acres - Pinot Noir

y Barrel/Aging Room

DEVELOPMENT STATUS | OPPORTUNITY ON PARCEL S y The Lake House may be expanded or improved y A second residence is not permitted at Parcel S

under current restrictions

Green Valley Ranch | The Lake House | Parcel S




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Green Valley Ranch | Farming Information | Map

VineyardThe 2015 vintage suffered hugely because an error in spraying led to a massive infestation of powdery mildew.

John Lockwood of Enfield Wine Company has purchased grapes from Heron Lake Vineyard. Beginning in 2018, he took charge of farming the vineyard and utilizing the harvest. He has enjoyed two prominent press features: one in the New York Times, and one in the San Francisco Chronicle whereby his 2012 Heron Lake wine was named, “Chardonnay of the Year”.

John Lockwood also budded-over Rows 92 and 93 to Cabernet Sauvignon, with an eye to seeing how that varietal would do in the Heron Lake Vineyard terroir and microclimate.

CattleFive Dot Land and Cattle has held exclusive grazing rights at Green Valley Ranch for many years; its current agreement expires in 2023. Rent, based on actual use each year, was $9,789 in 2018; in 2019 ~$7,500 is expected.

2014 8.06 tons 9.44 tons

2015 .79 0

2016 3.89 4.80

2017 5.86 7.90

2018 6.42 11.46

Pinot Noir Chardonnay

Tonnage Harvested Pinot Noir Section Acres: 5

Year Planted: 2000 Clones: #115/3309, #667/3309,

and #777/3309 (about 1/3 each) Rootstock: 101-14

Spacing: 4’ x 6’

Chardonnay SectionAcres: 5

Year Planted: 2000 Clones: #95 and #96

Rootstock: 420A Spacing: 4’ x 6’

Younger Vines Planted: 2006 Clones #17/3309C Rootstock: 420A Spacing: 4’ x 6’




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Green Valley Ranch

Napa Development Zone

Solano Development Zone

Vineyard

Parcel B

Parcel D

Parcel A Parcel C

Parcel S

Waterfall Parcel

SquareParcel

Green Valley Ranch

Southern Tip Parcel

Solar & Electrical

Panels

Septic Field

Septic FieldSeptic Field

Septic Field

County Line Napa / Solano

GVR Entrance

Well

Well

Generator & Well

Long Lake

Heron Lake

Hidden Lake

Cow Pond

Home Pond

North Pond

Last Resort Tax Parcel

Green Valley Ranch950+/- Acres in Napa and Solano Counties

August 20195 legal parcels in Napa, 4 are developable (A, B, C & D)

3 legal parcels in Solano, 1 is developable (S)GVR and the adjacent ranches are used for cattle grazing.

Ranch Map




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Green Valley Ranch | Napa County

Parcel Name & APN Acres Existing Improvements Developmental Potential

Ranch House & Terra Guest House (A)045-340-003

97.22 Main Residence & Secondary Residence

Expansion of Main Residence or Replacement of Either Structure

Artist House (B)045-340-007 & 008

174.40 Secondary Residence Main Residence

Meadow House (C)045-340-006

147.44 Three Buildings Permitted as a Single Residence

Secondary Residence

Remaining Lands (D)045-340-005

102.70 None Main Residence and Secondary Residence

Southern Tip045-370-005

2.50 None None

Total Napa Acres 524.26

Part 1: NAPAIn Napa, GVR has four buildable parcels. The development status and potential varies parcel by parcel.

Each lot is zoned AW--”Agricultural Watershed,” which permits: y A single family dwelling unit y A second unit, attached or detached from the main unit, subject to size restrictions. y Various other uses (SEE Sec. 18.20 Napa County Code)

Separate conservation easements recorded against each parcel limit development to a defined development zone of about 38 acres, shown on the map. These easements may also limit development that might otherwise be permitted under the code.




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Green Valley Ranch |

Part 2: SOLANOIn Solano, GVR owns three parcels, but only one is buildable

Solano zoning for each parcel is W160: Watershed, 160-acre minimum lot size. There is not enough land for two buildable parcels in Solano. Commercial winemaking is restricted in this zone.

Southern Tip, 2.5 contiguous acres in Napa, does not credit towards this 160 acre min. Waterfall parcel is not contiguous.

The conservation easement for the Lake House parcel limits building to one single family residence within the area shown in the adjacent map. This easement does not permit a second residence on this lot.

The conservation easements permit grape growing, wine making, and cave storage on the Lake House parcel, but not the other Solano parcels.

Solano County

Parcel Name & APN Acres Exisiting Improvements

Developmental Potential

Lake House (S)147-050-030

260.90 Lake House Restricted by Conservation Easement

Square147-050-010

40.00 None Restricted by Conservation Easement

Waterfall147-020-040

124.10 None Restricted by Conservation Easement

Total Solano Acres 425.00




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y The current owners have held the property since 1978, resulting in a low Prop 13 basis. However as shown above the Williamson Act (WA) values are even lower, and taxes pick up the lower of Prop 13 or WA values.

y In Napa both Prop 13 and WA values are reported publicly. Solano issues an annual letter showing both values,* but only the value used for assessment purposes is reported publicly.

*Each of these four parcels has its own Conservation Easement and Williamson Act contract, plus protected rights across the Tuteur ranch shown as easement parcels. No commercial farming including grapes is permitted on any Napa parcel.

Napa Parcel # Acres

LAND: Williamson Act restricted

valueLAND: Prop 13

base year value Improvements crops total045-340-003-000 97.22 A Ranch House & Terra Guest House 167,477 137,915 262,282 400,197045-340-005-000 102.70 D Vacant (aka Remaining Lands) 62,292 223,357 62,292045-340-006-000 147.44 C Meadow House 139,576 298,483 1,422,618 1,562,194045-340-007-000 Artist House Imps Only (tax parcel) 4,500 145,526 150,026045-340-008-000 Artist House Lot 105,138 153,220 105,138045-370-005-000 2.50 So Tip 3,857 3,857

Subtotal 524.26 2,283,704Solano Parcel #0147-050-010-01 40.00 Square 10,440 4,379 4,3790147-050-030-01 260.90 S Lake House 118,008 378,649 1,070,551 104,914 1,293,4730147-020-040-01 124.10 Waterfall 32,390 176,209 32,390

Subtotal 425.00 1,330,242

Total Acres 949.26 3,613,946

not buildable Development options

Built Main R; 2nd R availableAll Available 2nd R; Main R available

Area assessed valueNapa 55.2% 63.2%Solano 44.8% 36.8%

Total uses value in red, lower of restricted or base

Estimated Assessed Value, 2019-20

Assessed Values as of 1/1/2019 (for 2019-20)

GVR Name

174.40 B

(per assessor)

Green Valley Ranch | Williamson Act Impacts




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GINGER MARTIN [email protected] 00643485

JOEL TOLLERwww.thejoeltollerteam.com

[email protected] 01259088

Green Valley Ranch

H e a v e n o n E a r t h

green valley ranch - amazon web services · 2019-10-15 · tucked amid shady trees beside a natural...

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