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
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
www.vineyardadvisotrs.com
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