8355 Graves Ave., Santee, ca 92071 THE SAVORY GROUP PROUDLY PRESENTS THE RANCH offering memorandum | page 2 CONTACT INFORMATION THE RANCH 8355 Graves Ave., Santee, ca 92071 land development opportunity in santee theranchongraves 619.800.0289 / [email protected] Team Named a “FIVE STAR: Best in Client Satisfaction, Real Estate Agent” by San Diego Magazine 2009-2017 [email protected] I www.thesavorygroup.com I 619.8000.BUY the savory group I Jeannine savory, realtor® I calbre# 01310559 I canter brokerage CALBRE # 01927052 offering memorandum | page 3 OFFERING SUMMARY THE RANCH The Savory Group, a division of Canter Brokerage, is pleased to present the opportunity to acquire a development site located in Santee, California. OFFERING SUMMARY PRICE: $2,500,000 ADDRESS: (NORTH LOT) 8355 GRAVES AVE., SANTEE, CA 92071 APN: 387-061-11 ACRES: 2.8 ACRES (LESS SAFETY 6,620 FOR ZONE 2 OVERLAY) =115,348 SF DENSITY: 16 UNITS PER ACRE = 41.6 UNITS HEIGHT: 45 FOOT HEIGHT RESTRICTION ZONING: RESIDENTIAL NORTH LOT offering memorandum | page 4 PROPERTY DESCRIPTION THE RANCH OFFERING SUMMARY PRICE: $1,000,000 ADDRESS: (SOUTH LOT) 8355 GRAVES AVE., SANTEE, CA 92071 APN: 387-061-12 ACRES: 2.2 = 95,832 SF HEIGHT: 15 FOOT HEIGHT RESTRICTION ZONING: REQUIRES REZONE - ENTIRELY IN SAFETY ZONE 2 SOUTH LOT offering memorandum | page 5 PROPERTY DESCRIPTION THE RANCH ZONING PER AIRPORT LAND-USE COMMISSION PLAN We have received multiple inquiries about two adjacent properties at 8355 Graves Avenue, The location of the zone boundary is critical because the ALUCP applies its development so this response is being copied to all who have inquired. This explanation of the applicable standards by zone, not by property. In other words, development densities are only Gillespie Field ALUCP requirements by ALUC staff should be provided to City of Santee staff applicable to the portion of the property that lies within a zone—not the entire property. In order to determine the maximum allowable density of the northern parcel, the lot area at the time of development application. within Safety Zone 2 would have to be excised from the total area of the property, with the NOISE & OVERFLIGHT CONDITIONS resultant difference being the effective developable area. Any new residential structures on either property must meet a noise performance standard Maximum Compatible Density of 45 dB CNEL sound level as mitigation for the 60-65 dB CNEL airport noise exposure Per the ALUCP, the maximum compatible density in Safety Zone 3 is 16 units per acre, which contour which encompasses both properties. Also, an overflight agreement to serve as is multiplied by the effective developable area within Safety Zone 3 (the northern parcel notice of airport proximity must be recorded over the properties for all new residential minus its portion within Safety Zone 2). A very rough, approximate calculation—for construction. illustrative example purposes only—suggests that approximately 9,300 square feet of the BUILDING HEIGHT northern parcel is within Safety Zone 2 and thus must be deducted from the total property area of 160,736 square feet (according to information provided by inquirers), yielding Building height is subject to Santee zoning and whatever height is determined to be no approximately 151,436 square feet, or 3.47 acres. These figures are not exact, and must be hazard to air navigation by the FAA through its Form 7460-1 review process. Development computed independently by development sponsors using the downloadable GIS or CAD files sponsors are responsible for obtaining that FAA determination and providing it to the ALUC to plot the safety zone boundary on the property and shown graphically on the site plan as part of Santee’s request for determination of consistency with the ALUCP. The ALUC submitted for development review. does not have any regulatory authority over airspace and thus has no height limitations Using the example figures, assuming 3.47 acres of Safety Zone 3 developable area at 16 apart from whatever the FAA determines, but the FAA may impose marking and lighting maximum units per acre, yields a maximum density of approximately 56 units. City of conditions for a structure (based upon their own guidelines), and any such FAA condition Santee zoning may have different density limits, but the more restrictive limitation would would be applied as a project condition through ALUC review. apply. DENSITY LIMITS Single-Acre Unit Limits Do Not Apply No More Than One Residence on Southern Parcel The property is not subject to unit limits for any single acre of the property because the total property is not ≥10 acres. The southern parcel, APN 387-061-12, is wholly within Safety Zone 2. New residential development is incompatible in this zone; however, the ALUCP allows for one single-family Open Space Easement Required for >13 units/acre residence on a legal lot of record. Any residential development within Safety Zone 3 which is greater than 13 units per acre Northern Parcel May Have Multiple Residential Units must set aside “open land”. To ensure that the open land is maintained in perpetuity to satisfy project requirements, the open land must be dedicated and deed-recorded as an The northern parcel, APN 387-061-11, is overwhelmingly in Safety Zone 3, with a small open space (no building) easement. portion within Safety Zone 2. A map is attached which depicts the approximate location of the safety zone boundary, but because of the highly zoomed-in scale for ease of viewing, the The open land must be 15% of the effective developable area within the zone, with a zone and property boundaries are highly distorted. The precise location of the safety zone minimum area of half an acre. Using the example above of 3.47 acres of developable area, boundary would have to obtained in GIS or CAD files downloadable from our website: 0.52 acres would have to be set aside as open land. Parking lots and driveways may be http://www.san.org/Airport-Projects/Land-Use- located within the open land, but the open land must not exceed 5% slope and must be free Compatibility?EntryId=2932&Command=Core_Download. offering memorandum | page 6 PROPERTY DESCRIPTION THE RANCH ZONING PER AIRPORT LAND-USE COMMISSION PLAN of overhead utilities and any walls, trees, or poles greater than 4 inches in diameter as measured 4 feet above grade. Siting of Open Space Easement Because the two parcels are adjacent and under prospective, mutual site development, and because Safety Zone 2 is the greater risk-sensitive zone closer to Runway 27, it is desirable to have the open land closer to that runway in order to serve the meaningful margin of safety for which it is required. Therefore, in this specific case, the open space easement required for development within Safety Zone 3 may be provided on the southern parcel within Safety Zone 2. Open Space Easement Building Setback Any buildings over 15 feet in height must observe a 100-foot setback from the perimeter of the open space easement. This distance may concurrently incorporate any property-line setbacks required by Santee zoning or any setbacks if required from State Route 67 by Caltrans. offering memorandum || p pageage 7 7 PRELIMINARY REPORT THE RANCH AIRPORTAPN 387-061-11 OVERLAY ³ 8355 Graves Ave., Santee, ca 92071 Safety Zone 1 0 115 230 460 Feet Safety Zone 2 1 inch = 219 feet Safety Zone 3 Image courtesy of USGS © 2017 Microsoft Corporation Safety Zone 4 Safety Zone 5 Safety Zone 6 offering memorandum | page 8 PRELIMINARY REPORT THE RANCH SURVEY offering memorandum || p pageage 9 9 PRELIMINARY REPORT THE RANCH SURVEY OVERLAY offering memorandum | page 10 SURROUNDING AREA THE RANCH gillespie field HIGHWAY 52 8355 Graves Ave., Santee, ca 92071 EASY FREEWAY ACCESS offeringoffering memorandum memorandum | | page page 11 11 PROPERTYSURROUNDING DESCRIPTION AREA THE RANCH HIGHWAY 67 EASY FREEWAY ACCESS offering memorandum | ppageage 1212 SURROUNDING AREA THE RANCH THE RANCH resturant bed bath and beyond trolley station 24 hour fitness target LOCAL SHOPPING offeringoffering memorandum memorandum | | | page p pageage 13 13 13 PRELIMINARYSURROUNDING REPORT AREA THE RANCH SKY RANCH NEW HOUSING DEVELOPMENTS offeringUPTOWNoffering memorandum PERNICANO’S memorandum | |page Page |14 14page 14 DISCLAIMERPROPERTY | CANTER DESCRIPTION BROKERAGE UPTOWN PERNICANO’STHE RANCH THE RANCH CANTER BROKERAGE (“BROKER” LICENSE ## 01927052) HAS BEEN RETAINED AS THE OWNER’S EXCLUSIVE ADVISOR UNLESS AND UNTIL A WRITTEN AGREEMENT FOR THE PURCHASE OF THE PROPERTY HAS BEEN FULLY EXECUTED, AND BROKER REGARDING THE SALE OF 8355 GRAVES AVE., SANTEE, CA 92071 (THE “PROPERTY”). DELIVERED, AND APPROVED BY OWNER AND ANY CONDITIONS TO OWNER’S OBLIGATIONS THEREUNDER HAVE BEEN SATISFIED OR WAIVED. BROKER IS NOT AUTHORIZED TO MAKE ANY REPRESENTATIONS OR AGREEMENTS ON THIS OFFERING MEMORANDUM HAS BEEN PREPARED BY BROKER FOR USE BY A LIMITED NUMBER OF PARTIES BEHALF OF OWNER. AND DOES NOT PURPORT TO PROVIDE A NECESSARILY ACCURATE SUMMARY OF THE PROPERTY OR ANY OF THE DOCUMENTS RELATED THERETO, NOR DOES IT PURPORT TO BE ALL-INCLUSIVE OR TO CONTAIN ALL OF THE THIS OFFERING MEMORANDUM AND THE CONTENTS, EXCEPT SUCH INFORMATION WHICH IS A MATTER OF PUBLIC INFORMATION WHICH PROSPECTIVE INVESTORS MAY NEED OR DESIRE. ALL PROJECTIONS HAVE BEEN DEVELOPED RECORD OR IS PROVIDED IN SOURCES AVAILABLE TO THE PUBLIC (SUCH CONTENTS AS SO LIMITED HEREIN ARE BY BROKER, THE OWNER, AND DESIGNATED SOURCES AND ARE BASED UPON ASSUMPTIONS RELATING TO CALLED THE “CONTENTS”), ARE OF A CONFIDENTIAL NATURE. BY ACCEPTING THE PACKAGE, YOU AGREE (I) TO HOLD THE GENERAL ECONOMY, COMPETITION, AND OTHER FACTORS BEYOND THE CONTROL OF THE OWNER AND, AND TREAT IT IN THE STRICTEST CONFIDENCE, (II) NOT TO PHOTOCOPY OR DUPLICATE IT, (III) NOT TO DISCLOSE THE THEREFORE, ARE SUBJECT TO VARIATION.