Kozlowski Farms 5566 Gravenstein Highway N., Forestville, CA 95436 | $7,995,000

Presented by Michael Crain Properties

470 1st Street East, Sonoma CA 95476

707-938-9899

michael@vineyaradvisors.com

www.vineyardadvisotrs.com

Executive Summary

Kozlowski Farms is a 20.99-acre property in the Green Valley AVA at the corner of Ross Station Road and

Hwy 116. This property has substantial visibility/frontage on the west side of Hwy 116 and is situated between

the towns of Forestville and Graton. The property’s current use is as a vineyard, retail storefront, food

(agriculture) production and storage facility for Kozlowski Farms Specialty Food Products. The property is

currently permitted for both agricultural food production and a retail store that is open to the public. The retail

store keeps normal business hours.

There is a pending application for wine production in addition to the existing food production permit. The retail

store sells Kozlowski food products and is licensed to sell alcohol having both a Type 17 & Type 20 California

Department of Alcohol and Beverage Control Licenses.

Property improvements include a 14.89-acre producing vineyard, a 1-acre apple orchard, a main building for

food production, retail store and offices, two warehouses, a freezer building, main house and a farm worker

housing. There is an existing entitlement to build one additional dwelling. Access to the property is via Hwy

116, which has an updated encroachment off Highway 116. The highway in the front of the property has

(center) left-hand turn lane (developed by Caltrans) already in place.

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Property Details

Address: 5566 Gravenstein Highway N., Forestville, CA 95436

Zoning: DA (Diverse Agriculture) B6 10 SR

Assessor Parcel Number: Sonoma County APN 084-170-001

AVA: Green Valley of Russian River Valley

Total Acres: 20.99 Acres

Total Planted: 14.89 Acres Pinot Noir

Water: There are 2 agricultural wells that serve the vineyard and one Commercial Well, licensed/certified to

serve as a water source for the food production business.

Well #1: Ag Well (1963) 215’ depth; 325 gpm (declining)

Well #2: Ag Well – no information available at this time

Well #3: Ag Well (2003) 212’ depth; 100 gpm (newer well)

Upper: Commercial Well (1974); 364’ depth; 20 gpm; (food production)

According to a Groundwater Resource Assessment performed by O’Connor Environmental, Inc. in 2008, the

property has plentiful groundwater hydrology and wells to support existing uses on the property. This includes

the upper well which is dedicated to the food production facility that reliably produces 20 gpm. The more recent

of the two ag wells (drilled in 2003) was estimated by the driller to yield 100 gpm in a 4-hour run test at time of

drilling. The Well #1 is an older well that is declining in production due to corrosion of the casing.

Interested parties are strongly encouraged to review the O’Connor Environmental, Inc Groundwater

Assessment document attached to this summary.

Electricity: PG&E; Three-Phase, 400 amp Main Panel

Septic: Separate septic systems for: the production/retail building; the main and guest houses; and one for an

allowed (future) additional living unit which has not yet been constructed. All septic systems were

built/renovated and recertified as part of new construction that occurred in 2011. All tanks and leechfields have

been inspected and pumped in June 2016.

Interested parties are strongly encouraged to review the Apex Septic Design Inspection Report attached to this

summary.

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Buildings & Improvements: New Building (circa 2011) 10,000 ft2

• Production area: 5,200 ft2

• Retail Sales area: 2,000 ft2

• Office and Conference Room: 2,800 ft2

Features: High-ceilings in production area, floor drains

in production area, handicap bathrooms through-out

building, fire sprinklers, high-pressure boiler, lab & test

kitchen, lower level wine bar and tasting area in retail

store.

Upper warehouse (circa 1967) 4,000 ft2. Fully renovated

2014 with skylights, new siding, new roof and ceiling and

wall insulation, 16’ ceilings, roll up door. Suitable for

barrel storage.

Lower Warehouse (circa 1994) 2,800 ft2, 12’ ceilings.

• Freezer Building: 400 ft2

• Main House (circa early 1900s): 2 Story, 4 Bed, 2,500 ft2 +/-

• Guest House (circa early 1900s): 1 Story, 1 Bed, 800 ft2 +/-

• There is an existing entitlement in place for one additional house on property. A septic system was installed

for this future dwelling unit in 2011.

Production Area

Upper Warehouse

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Vineyard

The vineyard is within the Green Valley AVA. There is a total of 14.89- acres

planted on property and another .91 farmed and revenue-shared with the

northern neighbor. The vineyards were planted in 1999 to Pinot Noir.

There are three vineyard blocks as follows:

North Block: 5.32 acres (5,798 vines) planted w/ 8’ x 5’ (row/vines) spacing;

3.016 acres are Clone 115 and 2.309 acres are Pommard; vine rows run

approximately north and south. Rootstocks are 101-14.

South Block: 8.05 acres (8,770 vines) planted w/ 8’ x 5’ (row/vines) spacing;

3.435 acres are Clone 115 and 4.618 are Pommard; vine rows run

approximately north and south. Rootstocks are 101-14.

Southeast Block: 1.45 acres (1,579 vines) planted 8’ x5’ (row/vine) spacing;

all vines are Swan Clone; vine rows run approximately north and south.

Rootstocks are 101-14.

Yields average approximately 3.81 tons/acre (10-year average), or 57 tons per year. Current contracts expire at

the end of 2017. Grape prices average approximately $3,700 to $3,800 per ton.

Advisory To Buyers: Please be aware that there are

extensive information and files with background information

about the property available at Sonoma County PRMD. It

was not practical to attempt to herein to provide all such

information. So, while we have included the crucial

documents from those files for a comprehensive property

review, all prospective Buyers are strongly advised to

conduct their own review of all publicly available

information regarding the property.

Michael Crain Properties makes no representation as to the

reliability of public information provided herein, nor other

particular information herein provided by the property

owner. Buyers are advised to rely only on their own

investigations and research.

The Green Valley AVA

is perfect for growing Pinot Noir. Cool nights and early morning fog, followed by warm days, provides a very long ripening season. This gives the grapes the right balance at ripeness; good sugar levels, ripe tannins and high acid. The predominant soil type of this AVA is called Goldridge, valued for high-quality wine grape production because of its excellent drainage and low soil fertility.

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Vineyard Map

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Regional Map

Property Location & Area Wineries

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Property Aerial View

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Photography

New Building Entrance

New Building Production Loading Area

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New Building Production Area Interior

New Building Retail Area

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Upper Warehouse

Upper Warehouse Interior

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Lower Warehouse

Lower Warehouse Interior

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Main House

Large Parking Area

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Vineyards

Vines

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Property Entrance

Property Frontage on Hwy 116

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Offices

Aerial of Property Frontage

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Kozlowski Farms 5566 Gravenstein Highway N., Forestville, CA 95436 | $7,995,000

Presented by Michael Crain Properties

470 1st Street East, Sonoma CA 95476

707-938-9899

michael@vineyaradvisors.com

www.vineyardadvisotrs.com