CONFIDENTIAL OFFERING DE TURK WINERY VILLAGE | HIGH DENSITY MULTI-FAMILY DEVELOPMENT OPPORTUNITY Santa Rosa, CA | Sonoma County

Bldg A

Proposed Site Plan – Approved

Design Review Approval for 185 Multi-Family Housing Units, Plus Approximately 18,602 Sq. Ft. of Existing Commercial Buildings Within the Downtown Santa Rosa Station Area Specific Plan - Transit-Oriented Development (TOD)

Rhonda Deringer, Partner James P. Sartain, SREA Brian Keegan, SREA Keegan & Coppin Company, Inc. [email protected] [email protected] [email protected] 1355 N. Dutton Ave, Santa Rosa, CA 95401 Lic #: 01206401 Lic #: 01227927 Lic #: 01809537 707.528.1400 x 267 | www.KeeganCoppin.com

The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein. Keegan & Coppin Company, Inc. 2019 CONFIDENTIAL OFFERING DE TURK WINERY VILLAGE | HIGH DENSITY MULTI-FAMILY DEVELOPMENT OPPORTUNITY Santa Rosa, CA | Sonoma County

TABLE OF CONTENTS SECTION 1 Summary SECTION 2 Unit Composition SECTION 3 Overview SECTION 4 Architectural Plans & Renderings SECTION 5 History & Preservation of Structures SECTION 6 Location Description SECTION 7 Photos & Aerials SECTION 8 Location Description SECTION 9 Market Overview SECTION 10 SMART - Transit Station SECTION 11 Location Maps / Downtown Maps SECTION 12 Disclaimer View Northwest

SUMMARY LOCATED AT • 8 West 9th Street & 806 Donahue Street, Santa Rosa, CA - Sonoma County California 2 Parcels - APN's: 010-091-001 and 010-091-007 LAND AREA • 3.58± Acres Total After Vacation Action - 3.15± Acres - Plus, Approximately .43 Acres to be Acquired from the City of Santa Rosa (Vacating of Right-of-Way) PROPOSED DEVELOPMENT – APPROVED Design Review Approval, Vacation of Right-of-Way Approval & Approval for Landmark Alteration. 185 Multi-Family Units - Plus 18,602± Sq. Ft. of Existing Commercial Building for Neighborhood & Project Serving Commercial Uses. 164± Parking Stalls Provided (on- & off-site). 4 Building Development Opportunity (185 Residential Units [15 Affordable Units] 269,100± SF Residential/ Commercial Space/Parking Areas): • Building A – Proposed New Building Housing 84 Units – Totaling 73,550± SF • Building B – Existing Building (Brick) Housing 32 Units – Totaling 33,800± SF • Building C – Existing Building (Brick) No Housing Units – Totaling 51,500± SF with Commercial Spaces Plus 63 Parking Spaces • Building D - Proposed New Building Housing 69 Units – Totaling 110,250± SF Additional Bonus Density Potential to increase the number of multi-family units to 285 units by replacing 18,602± sf of the commercial building. EXISTING BUILDINGS • 106,000± Sq. Ft. of Commercial & Industrial Buildings (Leased - Multi-Tenant) • Of which, 87,000± Sq. Ft. to be Redeveloped to Multi-Family Residential and Parking Areas • 18,602± Sq. Ft. of existing commercial building to remain for Neighborhood Commercial Services • Brick/Masonry Construction - Built in 1876 - Mostly Structurally Upgraded • Concrete Block Construction - Built in 1950's (Proposed to be demolished) • 14± Units/Tenants from 5,000± sf - 10,000± sf each - Contiguous - Commercial & Warehouse Uses • Multiple Roll-Up Doors & Dock High Loading; Fire Sprinkler Systems in Buildings; 18'-24' Ceiling Heights Avg.; Fenced Yard Area & Parking; Electrical Power - 800 amps (W. 9th) & 1200 amps (Donahue); Office Space (10,000± sf) throughout & some Residential conditioned • General Plan Designation: Transit Village Medium Residential • Zoning: TV-R-H-SA – Transit Village – Residential; Station Area Combining District (25-40 ac.) PRICE UPON REQUEST / OR JV OPPORTUNITY The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein. Keegan & Coppin Company, Inc. 2019 CONFIDENTIAL OFFERING DE TURK WINERY VILLAGE | HIGH DENSITY MULTI-FAMILY DEVELOPMENT OPPORTUNITY Santa Rosa, CA | Sonoma County

UNIT COMPOSITION (AS APPROVED UNDER RE-DESIGN) 185 Multi-Family Units - Plus 18,602± SF of Existing Commercial Building for Neighborhood & Project Serving Commercial Uses. Unit Composition (1 and 2 Bedroom Units) (Includes 15 Affordable Units - Very Low Income) Building A: 84 Units Building B: 32 Units Building C: Commercial & Parking (No Residential Units) Building D: 69 Units BUILDING “A” (73,550± SF) – 84 UNITS – NEW BUILDING This area is currently being used for parking. This area will be replaced by an 84 unit apartment building, four stories high. Parking for Building “A” will be provided as shown on the site plan. 79-1 bedroom/5-2 bedroom units. BUILDING “B” (33,800± SF) – 32 UNITS Two Commercial/Industrial units totaling approximately 10,000 sq. ft. with parking spaces exist. This Building will remain and be converted to 32 residential apartment units, four stories high with 8 ground floor units and 8 second/third/fourth floor apartment units per floor. Parking will be provided as shown on the attached site map. 32-1 bedroom units. Bldg A Bldg B

Bldg A

UNIT COMPOSITION (CONT.) BUILDING “C” (51,100± SF) (NO HOUSING UNITS) This Building is currently being used as Industrial and Commercial units, including neighborhood fitness facilities and café. Commercial units will remain in this building, plus parking, as shown on attached site plan. A park and entrance to the building and retail commercial uses will also be located in this area. The commercial spaces will be neighborhood serving commercial of approximately 18,602 square feet. Also, with 63 parking spaces inside this building. BUILDING “D” (110,250± SF) – 69 UNITS – NEW BUILDING Currently being used as Industrial units. This use will be replaced by approximately 69 residential apartment units, (one and two bedroom units), as shown on attached drawings. Located in a four story building. See attached elevations-12 units on each floor on Donahue Street and the remaining units on the podium to the rear of the property, 25-1 bedroom units and 44-2 bedroom units. Also, there are 59 parking spaces inside this building.

AFFORDABILITY Bldg C 15 units are Very Low Income.

Bldg D Bldg D

Bldg D

Bldg D Bldg D

OVERVIEW PROJECT DESCRIPTION (PROPOSED & APPROVED) Design review approval & approval for landmark alteration permit and vacation of right-of-way approval for 185 multi-family units (approval of a 35% density bonus), plus approximately 18,602 sq. ft. of existing commercial building within the downtown Santa Rosa Station Area Specific Plan - Transit-Oriented Development (TOD). Located in downtown Santa Rosa in the West End & North Railroad Square Preservation Districts. Unit Composition (1 and 2 Bedroom Units) (Includes 15 Affordable Units - Very Low Income): Building A: 84 Units - 73,550± sf Bldg A Building B: 32 Units - 33,800± sf Building C: No Residential Units -51,500± sf Building D: 69 Units - 110,250± sf • A Total of 269,100± square feet of High Density Multi-Family Units, Commercial Building (Existing) of 18,602± sf, and parking areas • 164± Parking Spaces Provided, which Includes 42 Curb Side Parking Spaces on Street • Located in Downtown Santa Rosa in the West End & North Railroad Square Preservation A transit-oriented development (TOD) site - A mixed-use residential and commercial area designed to maximize access to public transport, and often incorporates features to encourage transit ridership. Additional Bonus Density Potential to increase the number of multi-family units to 285 units by replacing approximately 16,000±sf of the commercial building. Bldg A

Bldg D

ARCHITECTURAL PLANS, DRAWINGS & RENDERINGS 2ND FLOOR EXISTING (PORTION - 2,000± sf) SITE PLAN 2 FLOORS

UNITS B - D

ARCHITECTURAL PLANS, DRAWINGS & RENDERINGS PROPOSED SITE PLANS – APPROVED Existing Building New Building (Brick Exterior Walls Only)

N 1ST FLOOR

2ND FLOOR

ARCHITECTURAL PLANS, DRAWINGS & RENDERINGS PROPOSED SITE PLANS – APPROVED Existing Building New Building (Brick Exterior Walls Only) N

3RD FLOOR

4TH FLOOR

285 RESIDENTIAL UNIT POTENTIAL Additional Bonus Density Potential to increase the number of multi-family units to 285 units by replacing 18,602± sf of the commercial building - Building C

Existing Building New Building (Brick Exterior Walls Only)

different from historic features. Such is the case with the new openings on the upper level. HISTORY & PRESERVATION OF STRUCTURES Each of the original upper openings has a two-course segmental arch. The proposed new Proposed / Approved for 185 Multi-Family Units, Plus Approximately 25,000 Sq. Ft. of openings will be the same size but will have a segmental arch of only one course. Existing Commercial Building. Proposing an adaptive reuse project, which will preserve The new construction to the north of the winery is visually distinct from the historic the exterior of the DeTurk Winery complex (Winery and U.S. Bonded Warehouse) while buildings so that the historical significance of the DeTurk winery is protected. There are developing residential units within the interior. several aspects of design which determine whether new construction is compatible with Proposed development of 185 units of attached multi-family units, and limited commercial the design of the historic building. These include: scale, orientation, materials, roof lines, development within and around the DeTurk Winery. Of these 15 will provide very low height, set-backs, and window patterns. income affordable housing. This development will consist of high density apartment The proposed apartment buildings are compatible with the historic winery in terms of units approximately 41’ tall within the winery and 45’ surrounding the winery on both scale, materials, height, and set-backs. The use of hard materials such as brick and ends. In order to accommodate new construction, it is stucco is compatible with the red brick of the winery. The necessary to remove the interior walls within the winery; scale, height and set-backs of the proposed high density however, the original exterior walls will be preserved. apartments are similar to the winery. Space has been left In order to construct housing to the north of the winery, between the old and new buildings so that key features, the current cement block building at West 9th and 806 such as the round windows, are clearly visible from the Donahue Street (APN 010-091-001) will also be removed. street. The design of the proposed project was influenced The DeTurk Winery and U.S. Bonded Warehouse were by historic photographs of Santa Rosa. These dwellings documented in 2006 and were determined to be eligible are compatible with the size, scale, color, material and for the California Register both individually and as a character of the DeTurk Winery. contributor to a designated local preservation district. The project is bounded by the Northwestern Pacific Railroad tracks on the east, Donahue Street on the west, West 9th Street on the north, and West 8th Street on the south. Currently there are two historically significant buildings which are located in the project area and which make up the winery complex: the ca. 1879 DeTurk Winery and the U.S. Bonded Warehouse which was constructed between 1888 and 1892. The DeTurk Winery Village will preserve the significant historic materials and features, and the historic industrial character of the winery. The simple red brick walls, without ornamentation or the intrusion of other materials, define the industrial character of the winery building. A few of the upper level openings have remnants of wooden shutters. It was determined that wood shutters were not a character-defining aspect and that they detract from the over-all historic appearance of the building, so they are not being reintroduced. The rehabilitation plans call for appropriate exterior alterations to the winery in order to permit reuse of the building. New elements, such as the doors and windows which will be added along the west elevation, will be similar in style to the original arched windows and doors. These alterations have been justified in terms of their functionality for the proposed residential space. Newly added elements are compatible with but recognizably

LOCATION DESCRIPTION Located downtown Santa Rosa in Sonoma County on the West side of Highway 101 and North of Highway 12. In the Historic Railroad Square Neighborhood and West End Neighborhood. Railroad Square is the historic heart of the downtown and is Santa Rosa’s “Old Town”. Railroad Square was honored with a listing on the National Register of Historic Places in 1979 because of its preservation efforts for restoring and preserving the significant architectural buildings that represent the influence the railroad had on a community. When the first trains arrived in Railroad Square in the 1870’s, the focus of the town turned to the hustle and bustle around the Depot. Railroad Square is excited to announce the return of the passenger train in the Fall of 2016. Sonoma-Marin Area Rail Transit (SMART) is a voter- approved passenger rail and bicycle-pedestrian pathway project located in Marin and Sonoma counties. It will serve a 70-mile corridor from Larkspur to Cloverdale, with a first phase from San Rafael to Santa Rosa, the main Santa Rosa station being in Railroad Square.

PHOTOS & AERIALS

View Southeast View South

View North View East

View Southeast View South

incorporated cities in the county, in addition to seventeen LOCATION DESCRIPTION unincorporated areas. The city of Santa Rosa is the most Santa Rosa, California is the county seat of Sonoma populous area, home to approximately one-third of the County. It is the largest city in the North Bay Area and all county’s population and was recently named as one of the of California’s Wine Country. The city of Santa Rosa is the nation’s “most livable communities” by Partners for Livable North Bay’s premier location and as a business and service Communities. hub, Santa Rosa is the economic engine that drives the Sonoma County’s unemployment rate is one of the lowest region. in California and the county continues to show long-term job As the largest city between Portland and San Francisco, growth in the health care, hospitality and business service Santa Rosa serves a four county region as the hub for sectors. For the leisure, hospitality, educational and health technology and entrepreneurial businesses, retail, banking services, which includes trade schools, social workers and and employment. Santa Rosa has a dynamic and well- health care professionals, has seen employment growth balanced economy, anchored by strengths in tourism, improve on a year-over-year basis. And business and high-tech manufacturing and retail. Residents enjoy a professional services jobs have increased from a year superb quality of life while employers benefit from a skilled earlier. In addition, new housing continues to increase workforce. Santa Rosans have a deep appreciation for the throughout the county, while job growth and taxable sales arts, education, conscientious business development and also continue to rise. quality living. The city of Santa Rosa offers a one-stop permitting process, easy access to Economic Development program staff and Community Development staff, collaborative partnerships with key business players; from our local chambers of commerce, the higher education institutes, brokers, benchmark industries, and community organizations to a global venture community, just to name a few. The city of Santa Rosa is conveniently located just 55 miles north of San Francisco via the Golden Gate Bridge. Santa Rosa is a main shopping hub for the surrounding neighborhoods near and along the 101 corridor, such as Petaluma, Rohnert Park, Windsor, Sonoma, Healdsburg, and Sebastopol. Santa Rosa has several prominent shopping districts, including Downtown, Santa Rosa Avenue, and Montgomery Village, offering a variety of general retail, boutique shops, dining, and entertainment. There are two regional shopping malls, Coddingtown Mall and Santa Rosa Plaza. Home to approx. 500,000 people, Sonoma County is a prime location for tourism as well as residence. Just a short drive from the San Francisco Bay Area, there are nine

MARKET OVERVIEW Santa Rosa is the fifth most populous city in the San Francisco Bay Area. The City serves as a business and service hub for California’s North Bay Region and serves as the Sonoma County Seat. Sonoma County is located north of the San Francisco Bay. The county’s real estate development and business infrastructure is primarily located along Highway 101, which serves as the main arterial connection to Napa, Sacramento, San Francisco. Sonoma County is 35 miles north of San Francisco, which serves as a main attraction to the area. EMPLOYMENT GROWTH The Santa Rosa MSA recently surpassed pre-recession employment levels of 195,800 jobs after adding 5,800 jobs in 2015, or 3.0% growth to 199,800 nonfarm jobs. The Santa Rosa jobless rate dropped to 4.2% in June 2016 from 5.3% at the beginning of 2015. The current unemployment rate is now 730 basis points below the peak 11.5% that was recorded in March 2010. California’s unemployment rate is currently 5.9%. Approximately 5,600 additional jobs have been added to Santa Rosa’s employment base over the past year to a current total of 202,600 jobs.

DEMOGRAPHICS (ESTIMATED) 1 MILE 3 MILE 5 MILE

Population

2019 Estimate 24,056 146,023 199,512

Growth 2019 - 2024 3.46% 1.76% 1.45%

Households HOUSING AFFORDABILITY The average residential sale price in Santa Rosa is $525,000 which makes it among the 2019 Estimate 9,162 52,791 73,332 lowest of all the counties in its region. In addition, the median home price has appreciated 81% over the last five years. Approximately 20% of the residents can afford the median priced Growth 2019 - 2024 4.29% 1.91% 1.49% home. This is more than twice the rate of the San Francisco-San Mateo-Redwood City region affordability index of only 8.5% with a median home price of $1,180,000 and above the San Jose-Sunnyvale-Santa Clara region affordability index of 17.5% with a median home price 2019 Avg Household Income $845,000. The housing affordability and high quality of life has made Santa Rosa one of the most attractive locations for employers within the greater San Francisco Bay Area going 2019 Avg Household Income $68,632 $81,273 $90,187 forward.

SMART - TRANSIT STATION (NEARBY) Santa Rosa–Railroad Square Depot is a Sonoma-Marin Area Rail Transit train station in Santa Rosa opened in 2017. It is located west of Wilson Street between West 4th and 5th Streets, across the U.S. Route 101 freeway from downtown at the site of the Santa Rosa Northwestern Pacific Railroad Depot. In 2008, voters approved the Sonoma-Marin Area Rail Transit (SMART) to create a passenger rail and bicycle-pedestrian pathway project through Sonoma and Marin counties. It will connect residents and visitors with jobs, education, recreation, and services along with helping further reduce congestion on Highway 101. The project when fully built out will serve a 70-mile corridor from Larkspur to Cloverdale with the first phase from San Rafael to Santa Rosa. Phase I includes 42 miles of new track, 10 stations, 1 tunnel, 20 bridges, and 14 new trains. Three stations will service Santa Rosa and will be located at the Sonoma County Airport, Santa Rosa North and Santa Rosa Downtown. SMART is in the testing phase. The Phase 1 passenger service from Airport Boulevard in Santa Rosa to downtown San Rafael began in 2017. Planners predict daily weekday ridership between 3,000 and 5,000 passengers. Santa Rosa – Jennings: The Jennings Avenue station site is adjacent to Range Avenue south of Jennings, which is just west of Highway 101 and south of Coddington Shopping Center. Santa Rosa – Railroad Square: Located at the site of the 1904 historic depot in the Railroad Square District of Santa Rosa between West Fourth & Fifth Streets. Sonoma County Airport: This station will be located on Airport Boulevard near the rapidly growing regional airport and has one of the highest concentration of jobs in the North Bay and is expected to have 17,000 jobs in the area by 2040 (there were 5,000 jobs located there in 2012).

LOCATION MAPS / DOWNTOWN MAPS

DISCLAIMER CONTACT INFORMATION

This property is being offered on an as-is basis. While the Broker believes the information Rhonda Deringer in this brochure to be accurate, no warranty or representation is made as to its accuracy Partner or completeness. Interested parties should conduct independent investigations and reach BRE # 01206401 conclusions without reliance on materials contained in this brochure. (707) 528-1400 x267 [email protected] This property owner requests that you do not disturb the Tenants, as the property will only be www.keegancoppin.com shown in coordination with the Listing Agent. This brochure is presented under the terms and conditions of the Confidentiality Agreement. As such, the material contained in this brochure is confidential and is provided solely for the purpose of considering the purchase of the property described herein. Offers should be James P. Sartain presented to the agents for the property owner, Rhonda Deringer, James Sartain or Brian Senior Real Estate Advisor Keegan of Keegan & Coppin Company, Inc. Prospective buyers are encouraged to provide BRE # 01227927 buyers background, source of funds and any other information that would indicate their ability (707) 528-1400 to complete the transaction smoothly. [email protected] www.keegancoppin.com SELLER DISCLOSURE Rhonda Deringer is the Manager of Odyssey Development Company, LLC. Odyssey Development Company, LLC is the Managing Member and an Investor of Railroad Square Village, LLC (Property Owner). Rhonda Deringer is also an investor in Railroad Square Brian Keegan Village, LLC (Property Owner). Rhonda Deringer is a licensed real estate agent for the State Senior Real Estate Advisor of California. Rhonda Deringer is a real estate agent with Keegan & Coppin Co., Inc. Keegan BRE # 01809537 & Coppin Co., Inc. is not a principal in this transaction or in the property. (707) 528-1400 [email protected] www.keegancoppin.com