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Page 12 Palisades News September 16, 2015 NO ONE SELLS MORE HOMES IN SOUTHERN CALIFORNIA THAN COLDWELL ® BANKER 1 2 3 FEATURED PROPERTIES 1 P ACIFIC PALISADESADES New Contempora ary w/ /Q Queens Necklace Views Ali Rassekhi sekhi (310) 359-5695 $7,875,000 2 PACIFIC PALISADESADES $5,995,000 Remodeled Traditional in Huntington 6+5 Amy Hollingsworth orth & Jamie Leff (310) 230-2483 4 5 6 3 PACIFIC PALISADESADES 5+5 Home Ocean Vus Also Lease $15,950/ /mo Ali Rassekhi sekhi (310) 359-5695 $4,399,000 4 PACIFIC PALISADESADES $4,259,000 New-Just Completed www.867Galloway.com Craig Natvig (310) 573-7721 5 PACIFIC PALISADESADES Grand with in/out flow & ocean views. Michael Edlen (310) 230-7373 $4,195,000 7 8 9 6 7 PACIFIC PALISADESADES Designer home in El Medio Bluffs. 5 + 3 Lexie Brew | Liz Keenan (310) 463-6323 PACIFIC PALISADESADES $3,499,000 $3,495,000 New-Just Completed 5+4½ www.858Fiske.com Craig Natvig (310) 573-7721 8 PACIFIC PALISADESADES Over 3,000 sq ft. w/ /some ocean views. Michael Edlen (310) 230-7373 $2,640,000 10 11 12 9 MALIBU $2,425,000 Immaculate, bright & open Contemporary. Michael Edlen (310) 230-7373 10 PACIFIC PALISADES ADES $1,999,000 3+2. GRT. VU www.16655MarquezTerr errace.com Aberle/Convey (310) 230-2452 11 PACIFIC PALISADESADES $1,475,000 Open floor plan. Light & airy. Pvt yard. Michael Edlen (310) 230-7373 13 14 15 12 13 PACIFIC PALISADESADES $1,399,000 First Time On The Market in Over 55 Yrs Sharon Hays (310) 922-8090 PACIFIC PALISADESADES $1,200,000 2+2.5 Contemporary 1592MichaelLane.com Aberle/Convey (310) 230-2452 14 PACIFIC PALISADESADES $995,000 Gorgeous modern 3-level unit w/ /mtn views Michael Edlen (310) 230-7373 15 PACIFIC PALISADESADES $825,000 2+2 Elegent remodeled w/ /privacy & views Nicolas Beauvy (310) 691-9595 PACIFIC PALISADES 15101 W SUNSET BLVD (310) 454-1111 facebook.com/ColdwellBankerPacificPalisades PALISADES HIGHLANDS 1515 PALISADES DRIVE (310) 459-7511 facebook.com/ColdwellBankerPalisadesHighlands Connect With Us VIEW MORE LISTINGS AT CALIFORNIAMOVES.COM ® ©2015 Coldwell Banker Real Estate LLC. All Rights Reserved. Coldwell Banker Real Estate LLC fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. Each Coldwell Banker Residential Brokerage office is owned by a subsidiary of NRT LLC. Coldwell Banker and the Coldwell Banker Logo are registered service marks owned by Coldwell Banker Real Estate LLC. Broker does not guarantee the accuracy of square footage, lot size or other information concerning the condition or features of property provided by seller or obtained from public records or other sources, and the buyer is advised to independently verify the accuracy of that information through personal inspection and with appropriate professionals. * Based on information total sales volume from California Real Estate Te echnology Services, Santa Barbara Association of REALTORS, SANDICOR, Inc. for the period 1/1/2013 through 12/31/2013 in Los Angeles, Orange, Riverside, San Bernardino, San Diego, Santa Barbara and Ventura Counties. Due to MLS reporting methods and allowable reporting policy, this data is only informational and may not be completely accurate. Therefore, Coldwell Banker Residential Brokerage does not guarantee the data accuracy. Data maintained by the MLS’s may not reflect all real estate activity in the market.
Palisades News September 16, 2015 Page 13 Highlands Village Undergoes Changes By SUE PASCOE Editor In September 2013, PH Village Partners, LLC purchased the former Highlands Plaza (located at Sunset and Palisades Drive) and renamed it Highlands Village by the Beach. According to Christian Irwin, VP, Commercial Property, the locally-based owners vowed to make the mini-mall “more neighborhood friendly and become a center for residents where they could have their dayto-day needs met.” Two years later, the transformation from a strip-mall look and feel to a vibrant business center is well underway. The Village is about 25,000 sq. ft. and has 15 storefronts that offer a wide variety of services: pharmacy, dry cleaner, nail salon, bank, pet store, dance studio, mailbox store, clothing store (happy L.A.), Starbucks and three restaurants (Taste, Moku and Roast). The original stark white frontage was repainted in muted multi-tones. “We wanted to make it look more ‘beach chic,’” said Irwin, noting that new landscaping includ - ed planting 19 palm trees. Teak benches were added along several storefronts to make the center more pedestrian-friendly. Parking issues were also addressed. Although there were 109 spaces, many were used by store employees, and “we also had a lot of carpools of golfers, hikers and bike riders,” said Irwin, who grew up in Pacific Palisades. “People would park for the entire day, which left fewer spaces for shoppers.” Now employees park on the street and people are reminded if they are not shopping or dining in the center, to park elsewhere. One of the first store additions was a Starbucks, which anchors the southernmost space. A small playground and an outside patio with shaded tables were built so parents could enjoy a cup of coffee while visiting with friends or watching their children play. Two tenants, QT Fitness and Goodwill Industries, have recently left, but Irwin emphasized that it was not the landlord’s choice. “Danielle Robinson [owner of QT] was a valued tenant and we were sorry to see her go,” Irwin said, noting she left to deal with personal issues. Since PH Village Partners believes a fitness studio is important to the center, they are seeking a similar business in that space. “We’re still talking with Goodwill,” Irwin said. Irwin, the father of a two-year-old boy, pointed to Ballet Conservatory West. “This is one of my favorite places,” he said. “There are 130 ballerinas who come here. Now while their moms wait they can walk to PH Village Partners’ Christian Irwin (right) welcomes new tenant Whitney Werner, who owns Roast, to the Highlands Village by the Beach. Photo: Wendy Price Anderson Starbucks and have coffee.” Moku, which specializes in sushi and Thai food, opened recently and Roast debuted over Labor Day weekend. A delistyle eatery, Roast has organic meats and Key Factors in Evaluating Palisades Properties By MICHAEL EDLEN Special to the Palisades News Home sellers need to determine an asking price, and buyers need to assess how much to offer and ultimately what to pay for their new home. Many rely on a professional realtor to help with their decision, while others prefer to do research online, and then rely on sites such as Zillow for guidance. It may help to understand some of the nuances that an experienced realtor takes into consideration when doing a comprehensive evaluation of a Palisades home. For example, certain neighborhoods are generally more desirable than others, such as the Huntington and others close to the Village area. Similarly, homes on a heavily trafficked street will logically be less desirable than those on quieter locations. Value is affected by whether a house has a view or not, and how unobstructed and from which rooms the view can be enjoyed. Lots impacted by geological challenges or other environmental issues will be of a lesser value. How much of the property is relatively useful, as compared with hillside locations that may substantially limit the usable yard, is another factor. The legal tract a property is in can make a significant difference in value, depending on restrictions that may exist regarding the height or size of a house. For example, more than a third of the Palisades is located in Tract 9300, which has a unique set of conditions, covenants, and restrictions (CC&R’s) enforced by the Civic League. Many of the tracts in Marquez Knolls, much of the area between El Medio and Bien veneda, Castellammare, Pacific View Estates and Sunset Mesa have restrictions protecting views. CC&R’s obviously help to preserve property values in some ways, while imposing some limitations that to a degree also may limit a site’s potential value. Reliance on online evaluations systems may be useful in many other communities where far fewer variations exist between and even within neighborhoods like the Palisades. As has been noted, Zillow and other similar systems do not take into consideration whether a house is on a 5,200 or 6,500 square foot lot in the Alphabet Streets. They also have no way to factor in the presence or quality of views that may exist, nor anything about the condition of the home or property. Moreover, those online systems can vary as much as 10 to 20 percent from each other on the same property. Michael Edlen has been ranked in the top 1 percent of all agents in the country with nearly $2 billion in sales. He has tracked Pacific Palisades sales since 1987. Michael can be reached at (310) 230-7373 or michael@michaeledlen.com. roasted vegetables that can be eaten at the restaurant or as takeout. Taste, which recently received a full-liq - uor license, will undergo renovations short - ly as one of the conditions of lease renewal. “This whole center is a project of passion,” said Irwin, who recently appeared before the Palisades Community Council to seek support for an upscale convenience store that would carry wine, cheese and other small groceries in the 950-sq.-ft. space next to Roast. “It would be a high-end market and hours would follow those at the site, 9 a.m. to 10 p.m.” Irwin, whose mother Michelle operates the Michelle International beauty salon on Swarthmore and whose uncle, Martin McCrory, runs the beauty supply store on the same street, said he has 15 relatives that live or work in the Palisades. Even his wife Alexana’s sister now lives near them. “When my company bought the center, my eyes lit up,” said the Syracuse University graduate. “The partners who own the property are local and care about the community.” The last Family Fun Day of the summer will be held this Saturday, September 19 from 11 a.m. to 2 p.m. The event is free to residents and includes music, pony rides, a petting zoo, face painter and magician. Visit: HighlandsVillageByTheBeach.com
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