PROPERTY REPORT

DESCRIPTION: On 93+/- acres in the Pine Hills area of Julian an off-grid private mountain retreat awaits featuring a 1200esf custom home with large attached garage, spacious living room, hardwood flooring, high ceilings with decorative beams, central heat and air, well-designed kitchen, large master bedroom, 1 ½ baths, and a beautiful fireplace. Expansive covered porch with brick detail and mister, large brick patio entertaining area with firepit, and beautiful views throughout. Exciting potential for development of a main house in a meadow with adjacent orchard and seasonal creek. Perfect for the outdoor enthusiast, nature lover, artist.

PRICE: $875,000

APN: 290-080-19-00 & 290-080-20-00

CONTACT: Donn Bree; Marketing@Donn.com; 800-371-6669 Meriah Druliner; Meriah@Donn.com; 760-420-5131

**Buyer to investigate Subject Property and intended use, including but not limited to, permits, zoning and code enforcement, build-ability, and utilities with governing authority and/or licensed and bonded professionals**

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PROPERTY DESCRIPTION

Secluded Retreat on 93 +/- Acres of Mountain Beauty with Charming 1200esf Custom House

INTRODUCTION & OVERVIEW

HOME

On 93+/- acres in the picturesque Pine Hills area of Julian, a very private, off-grid, and lovely mountain retreat or second home awaits. There is an inviting turnkey, 1200esf custom home with 1 bedroom, 1.5 baths and spectacular views. The home boasts a spacious living room with real wood floors, high ceilings with decorative beams, double paned windows, a beautiful wood burning fireplace, ample storage via built-in wood cabinetry throughout, and central heat and air. Another great feature is well-designed kitchen with wood cabinets, tile counter, propane stove, and an adjacent breakfast nook. The comfortable and bright master bedroom offers high ceilings, an airy bathroom with a large walk-in tile shower, and ample closet space. There is a paved driveway leading to a large garage which houses a 40-gallon water tank, large utility sink, furnace, and hookups for a washer/dryer.

The property offers incredible outdoor space where you can relax, entertain, or enjoy an active outdoor lifestyle. Off the house there is an expansive covered porch with brick detail and mister along with a large brick patio entertaining area complete firepit. Beautiful views throughout the property add to the overall charm and offer extensive outdoor enjoyment opportunities

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PROPERTY

Additional features of the property include:

• Approximate elevation 3780ft• Moderate slope• Easement access• Two legal parcels• Road infrastructure• Safety features - fire sprinkler system, fire hydrant, smoke detectors throughout• Composite shingle roof and stucco exterior• Finished eaves• Private water well• Septic System• Solar Electric System and Propane• Back-up Kohler generator• Large Quonset hut for storage, a man-cave or she-shed, or entertaining• Terraced garden beds

NATURAL SETTING

Mountain views throughout the property. The natural beauty of this property is impressive with an oak forest, manzanita, chaparral, coast live oaks, spruce, ceanothus blue lilac, seasonal bulbs, roses, cedar, pine, and a large meadow with an orchard of nectarine, peach, and walnut. The property as a whole has the opportunity for customization to suit any outdoor enthusiast or nature lover.

AREA INFORMATION

Located in the desirable Pine Hills area of Julian, CA and approximately 7 miles to the town of Julian. The small, charming, and historic town of Julian offers various amenities including restaurants, groceries, tasting rooms, shops, music, entertainment and other amenities. Not far from the Interstate freeway system, the opportunities and amenities of San Diego are about 1.5 hours away. This area is a warm community of families, farmers, and small business owners.

RECREATION AND LIFESTYLE

This property is perfect for the outdoor enthusiast, nature lover, or artist seeking privacy. Hiking, equestrian, and recreational opportunities abound. Completely private yet not far from to the live music and vibrant food and drink scene of Julian and Wynola. The area offers year-round, family friendly activities and events. There is also a robust agricultural and wine community to enjoy and connect with.

**Buyer to investigate Subject Property and intended use, including but not limited to, permits, zoning and code enforcement, build-ability, and utilities with governing authority and/or licensed and bonded professionals**

RED HAWK REALTY Junction Hwy 78 & Hwy 79

Santa Ysabel, CA 92070

Donn@Donn.com

www.DONN.com

CBRE#01109566/NMLS#243741

RED HAWK REALTY Junction Hwy 78 & Hwy 79

Santa Ysabel, CA 92070

Meriah@Donn.com

www.DONN.com

We Know The Backcountry!

Boulder Creek Road, Julian CA 92036 Open Meadow │ Small Orchard │ Off Grid Solar Electric│ Seasonal Creek │ Quonset Hut │ Paved Driveway

$875,000

On 93 +/- acres in the picturesque Pine Hills area of Julian, a very private, off-grid, and lovely mountain retreat orsecond home awaits. A meandering paved driveway leads you to a turnkey, inviting one bedroom, one & half bath,

1200esf custom home nestled in the hills. This offering includes two legal parcels, spectacular mountain views, thick forest setting with open meadow and a seasonal creek. The home boasts a spacious living room with wood

flooring, high ceilings with decorative beams, double paned windows, a beautiful wood burning tile faced fireplace, ample storage via built-in wood cabinetry throughout, and central forced air. Another great feature is a

well-designed kitchen with wood cabinets, tile counter, propane cook stove, and an adjacent breakfast nook.The comfortable and bright master bedroom offers high ceilings, an airy bathroom

with a large walk-in tile shower, and ample closet space.

A large attached garage provides plenty of space and houses a 40-gallon water tank, large utility sink, furnace, and hookups for a washer/dryer. The property offers incredible outdoor areas where you can relax, entertain, or enjoy an active outdoor lifestyle. Off the house there is an expansive covered porch with brick detail and mister along with a large brick patio enter-taining area complete firepit. Beautiful views throughout the property add to the overall charm and offer extensive outdoor enjoyment opportunities. Other great details include terraced garden beds with railroad ties, a sloped and irrigated garden behind the house, and rock drainage infrastructure. The natural beauty of this property is second to none enhanced by the

mature forest of oaks, manzanita, chaparral, spruce, pine, cedar, ceanothus (wild blue lilac), and a variety of easy to care for landscaping such as seasonal bulbs, roses and Sago palms. A large meadow is home to a small orchard of nectarine, peach,

and walnut. This stunning meadow provides the exciting potential for future development of a main house, and the property as a whole has the opportunity for customization to suit any outdoor enthusiast or nature lover. The property would also be

ideal for an artist, writer, musician seeking inspiration and privacy.

APN# 290-080-19-00

APN# 290-080-20-00

Disclaimer: This report is completed on a regional level with conservative data. The information provided is to be used as screening criteria only. All data is subject to review and may be verified through project site visits. This report may also include user generated static output from an internet mapping site. The information in this preliminary report may or may not be

accurate, current, or reliable and may need to be changed on the basis of a more specific review.

Report Run Date/Time: 4/28/2020 4:58:09 PMProject Manager:Land Development Manager:Project Record ID: Project Environmental Review (ER) ID:Assessor's Parcel Number(s): 2900801900,2900802000Project Name:

2900801900 2900802000General Information

USGS Quad Name/County Quad Number: Julian/38; Santa Ysabel/68 Santa Ysabel/68Section/Township/Range: 24/13S/03E 24/13S/03ETax Rate Area: 81059 81059Thomas Guide: / /Site Address: 0 Engineers Rd Julian 92036 5731 Boulder Creek Rd

Julian 92036

Parcel Size (acres): 48.99 44.70Board of Supervisors District: 2 2

Public Service and Utility Districts

Water/Irrigation District: None None

Sewer District: None NoneFire Agency: Julian-Cuyamaca Fire

Protection District; County Service Area No 135; Csa 135

Julian-Cuyamaca Fire Protection District; County Service Area No 135; Csa 135

School District: Gen Elem Julian Union (See Map); High Julian Union

Gen Elem Julian Union (See Map); High Julian Union

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2900801900 2900802000General Plan Information

General Plan Regional Category: Rural RuralGeneral Plan Land Use Designation: Rural Lands (Rl-40) 1 Du/40 Ac Rural Lands (Rl-40) 1 Du/40 Ac

Community Plan: Julian Julian

Rural Village Boundary: None NoneVillage Boundary: None NoneSpecial Study Area : None None

Zoning Information

Use Regulation: A72 A72Animal Regulation: O ODensity: - -Minimum Lot Size: 8Ac 8AcMaximum Floor Area Ratio: - -Floor Area Ratio: - -Building Type: C CHeight: G GSetback: C CLot Coverage: - -Open Space: - -Special Area Regulations: - -

Aesthetic

The site is located within one mile of a State Scenic Highway. No NoThe site contains steep slopes > 25%. Yes YesThe site is located within Dark Skies "Zone A". No No

Agricultural Resources

The site is a Farmland Mapping and Monitoring Program (FMMP) designated farmland. No NoThe site contains Prime Soils. No NoThere is evidence of active agriculture on the project site. Please Refer To Aerial Imagery Please Refer To Aerial Imagery

Sunset Zone: 18 18The site is located within an Agricultural Preserve. No NoThe site is in a Williamson Act Contract. No No

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2900801900 2900802000Biological Resources

Eco-Region: Central Mountains Central Mountains

Vegetation Map 37130 Northern Mixed Chaparral; 84500 Mixed Oak/Coniferous/Bigcone/Coulter Forest

37130 Northern Mixed Chaparral; 84230 Sierran Mixed Coniferous Forest; 84500 Mixed Oak/Coniferous/Bigcone/Coulter Forest

The site may contain rare/listed plants and animals found in the Sensitive Species matrix. Yes YesThe site is located within a Quino Checkerspot Butterfly Survey Area. Yes YesThe site contains Wetlands. Yes YesThe site is within one mile of Biological Easements. Yes YesThe site is within one mile of Multiple Species Conservation Program (MSCP) Pre-Approved Mitigation Area (PAMA).

No (Draft: East) No (Draft: East)

The site is within MSCP Boundaries. No (Draft: East) No (Draft: East)The site is outside of MSCP and within 500 feet of:

Coastal Sage Scrub No NoMaritime Succulent Scrub No NoDiegan Coastal Sage Scrub No NoInland Form (>1,000 ft. elevation) No NoCoastal Sage - Chaparral Scrub No NoFlat-Topped Buckwheat/Montane Buckwheat Scrub No NoNone of the above Yes Yes

The site is located within the North County Habitat Evaluation Map. If yes, list the Habitat Value.

No No

The site is located within the Ramona Grassland area. No NoThe site is located within three miles of a National Wildlife Refuge. If yes, list the name of the Refuge.

No No

Cultural and Paleontological Resources (*always confirm with Cultural and Paleontology Specialists)

Geological Formation: Cretaceous Plutonic Cretaceous Plutonic

Paleo Sensitivity: Zero ZeroPaleo Monitoring: No Monitoring Required No Monitoring Required

Geology

Alquist-Priolo Zone: No NoCounty Special Study Zone: No NoQuaternary/Pre-Quaternary Fault: No NoPotential Liquefaction Area: No NoSoils Hydrologic Group: B BThe site is located in a Landslide Susceptibility Area. If yes, list the Landslide Category. Yes: -/-/Gabbro Slope Yes: -/-/Gabbro Slope

The site is located within a High Shrink Swell Zone (Expansive Soil). No NoThe site is located within an area categorized as high or moderate potential for unique geologic features. If yes, name the unique geologic features.

No No

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2900801900 2900802000Mineral Resources

The site is located within a Mineral Resource Category. No Mrz (No Alluvium/No Mines) No Mrz (No Alluvium/No Mines)

Hazard Flooding

The site is located within a FEMA flood area. No NoThe site is located within 1/2 mile from a FEMA flood area. No NoThe site is located within a County Flood Plain area. No NoThe site is located within 1/2 mile from a County Flood Plain area. No NoThe site is located within a County Floodway. No NoThe site is located within 1/2 mile from a County Floodway. No NoThe site is located within a Dam Inundation Zone. No No

Hazardous Materials

Schools are located within 1/4 mile of the project. No NoThe site is located on or within 250 feet of the boundary of a parcel containing a historic waste disposal/burn site.

No No

The site is located within one mile of a property that may contain military munitions (UXO-Unexploded Ordnance).

No No

The site is located within 1000 feet of buried waste in a landfill. No NoThe site is listed in the Hazardous Material Establishment Listing. If yes, list name, establishment number, and permit number.

No No

The site is located within 2000 feet of a listing in DTSC's Site Mitigation and Brownfields Reuse Program Database ("CalSites" EnviroStor Database).

No No

The site is listed on the Geotracker listing. No NoThe site is listed on the Resource Conservation and Recovery Act Information (RCRAInfo) listing for hazardous waste handlers.

No No

The site is listed in the EPA's Superfund CERCLIS database. No NoThe site shows evidence that prior agriculture, industrial use, or a gas station or vehicle repair shop existed onsite.

Please Refer To Aerial Imagery Please Refer To Aerial Imagery

The site contains existing homes or other buildings constructed prior to 1980. Please Refer To Aerial Imagery Please Refer To Aerial Imagery

Airport Hazards

The site is located in a FAA Notification Zone. If yes, list the height restrictions. No No

The site (or portion of the site) is located within an Airport Influence Area. If yes, list the name of the airport.

No No

The site is located within an airport safety zone. If yes, list the zone number. No NoThe site is located within an Airport Land Use Compatibility Plan Area (Z.O. Section 5250, "C" Designation).

No No

The site is within one mile of a private airport. If yes, list the name of the airport. No No

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2900801900 2900802000Hydrology and Water Quality

Hydrologic Unit: San Diego San DiegoSub-basin: 907.41/Inaja 907.41/InajaThe site is tributary to an already impaired waterbody, as listed on the Clean Water Act Section 303(d) list? If yes, list the impaired waterbody.

Yes: San Diego River (Lower); El Capitan Lake

Yes: San Diego River (Lower); El Capitan Lake

The site is tributary to an Environmentally Sensitive Area. Yes YesThe site is located in a Source Water Protection Area. Yes Yes

Water Supply/Groundwater

The site is located outside (east) of the County Water Authority boundary. Yes YesThe site is in Borrego Valley. No NoThe project is groundwater dependent. Yes YesAnnual rainfall: 24 To 27 Inches 24 To 27 Inches

Noise

The site is within noise contours. No No

Fire Services

The site is located in an Urban-Wildland Interface Zone. Yes YesFRA/LRA/SRA: Sra Sra

Additional Information

The site is located within 150 feet of Mexican Border. No NoThe site is located within a Resource Conservation Area. No NoThe site is located in a Special Area. No NoThere are existing or proposed trails on site or adjacent properties. Yes YesThe site is located in an urbanized area as defined by the U.S. Census Bureau. Yes YesThe population has a density of 1,000 per square mile or greater. No NoThe site APN is listed in the GP Housing Element inventory. No No

CEQA-Public Review Distribution Matrix

The site is located in the Desert. Yes YesThe site is located east of the County Water Authority boundary. Yes YesAll or a portion of the site is east of the Tecate Watershed Divide. No NoThe site is located immediately adjacent to a State Highway or Freeway. No NoThe site is located south of State Highway 78. Yes YesThe site is located in the Coastal Zone requiring a Coastal Development Permit. No NoThe site is located in the Sweetwater Basin. No NoThe site is located within 2640 feet (1/2 mile) of the Cleveland National Forest. No NoThere are State Parks that are located within 1/2 mile of the site, or may be substantially affected by the project. If yes, list the name of State Park(s).

No No

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2014 OR TH OPH OTO

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This m ap is generated autom atically from an in ternet mapping site and is for re ference on ly.Data layers that appear on th is m ap may or m ay not be accurate, current, or o therwise re liab le .

THIS M AP IS NO T T O BE USED FO R NAVIG ATIO N.

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TOPO M A P

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Copyright:© 2 013 Nationa l G eog raphic Society, i-cubed

NAD 1983 StatePlane Californ ia VI F IPS 0406 F eetPlanning and Development Services

This m ap is generated autom atically from an in ternet mapping site and is for re ference on ly.Data layers that appear on th is m ap may or m ay not be accurate, current, or o therwise re liab le .

THIS M AP IS NO T T O BE USED FO R NAVIG ATIO N.

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VEGETA TION

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V E G E TATIO N C A TE GOR YS out her n F o red un es , Beach, Saltpan, M ud fla tsCo as ta l S a ge ScrubCh ap arra lG ra ss landRipa rian ScrubRipa rian W oodlandRipa rian ForestP iny on J unipe r W oodlandsO th er W oodlandsO a k F orestVern al P oo l, M ea dow and SeepM ar shCo ni fero us ForestDe se rt D u nes (2 21 00, 22300, 24000)P lay as /B a dla nd s/Mudhill ForbsDe se rt ScrubDe se rt C h aparra lDry W as h W oodlandW a ter ( inc lu d ing 11200, 13200)Urb an , D is tu rbe d H a bita t, Agricu lture, E u ca ly ptu s W oodland

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84500

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3713084500

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84230

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NAD 1983 StatePlane Californ ia VI F IPS 0406 F eetPlanning and Development Services

This m ap is generated autom atically from an in ternet mapping site and is for re ference on ly.Data layers that appear on th is m ap may or m ay not be accurate, current, or o therwise re liab le .

THIS M AP IS NO T T O BE USED FO R NAVIG ATIO N.

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This m ap is generated autom atically from an in ternet mapping site and is for re ference on ly.Data layers that appear on th is m ap may or m ay not be accurate, current, or o therwise re liab le .

THIS M AP IS NO T T O BE USED FO R NAVIG ATIO N.

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A72 GENERAL AGRICULTURAL USE REGULATIONS 2720 INTENT. The provisions of Section 2720 through Section 2729, inclusive, shall be known as the A72 General Agricultural Use Regulations. The A72 Use Regulations are intended to create and preserve areas for the raising of crops and animals. Processing of products produced or raised on the premises would be permitted as would certain commercial activities associated with crop and animal raising. Typically, the A72 Use Regulations would be applied to areas distant from large urban centers where the dust, odor, and noise of agricultural operations would not interfere with urban uses, and where urban development would not encroach on agricultural uses. 2722 PERMITTED USES. The following use types are permitted by the A72 Use Regulations:

a. Residential Use Types. Family Residential

b. Civic Use Types. Essential Services Fire Protection Services (see Section 6905) Law Enforcement Services (see Section 6905)

c. Agricultural Use Types. Horticulture (all types) Tree Crops Row and Field Crops Packing and Processing: Limited Packing and Processing: Wholesale Limited Winery

(Amended by Ord. No. 5508 (N.S.) adopted 5-16-79) (Amended by Ord. No. 6268 (N.S.) adopted 4-14-82) (Amended by Ord. No. 6654 (N.S.) adopted 9-21-83) (Amended by Ord. No. 6782 (N.S.) adopted 5-16-84) (Amended by Ord. No. 7741 (N.S.) effective 3-28-90 (Urg. Ord.)) (Amended by Ord. No. 9101 (N.S.) adopted 12-8-99) (Amended by Ord. No. 9422 (N.S.) adopted 1-9-02) 2723 PERMITTED USES SUBJECT TO LIMITATIONS. The following use types are permitted by the A72 Use Regulations subject to the applicable provisions of Section 2980. The number in quotes following the use type refers to the subsection of Section 2980 which applies.

a. Residential Use Types Mobile home Residential "18"

b. Commercial Use Types Animal Sales and Services: Veterinary (Large Animals) "6" Animal Sales and Services: Veterinary (Small Animals) "6" Cottage Industries "17" (see Section 6920) Recycling Collection Facility, Small "2" Recycling Processing Facility, Wood and Green Materials "3"

c. Agricultural Use Types Packing and Processing: Boutique Winery "22" (see Section 6910)

(Amended by Ord. No. 5508 (N.S.) adopted 5-16-79)

(Amended by Ord. No. 5652 (N.S.) adopted 11-21-79) (Amended by Ord. No. 5935 (N.S.) adopted 11-19-80) (Amended by Ord. No. 6783 (N.S.) adopted 5-16-84) (Amended by Ord. No. 6924 (N.S.) adopted 2-20-85) (Amended by Ord. No. 8058 (N.S.) adopted 4-15-92) (Amended by Ord. No. 9940 (N.S.) adopted 6-18-08) 2724 USES SUBJECT TO A MINOR USE PERMIT. The following use types are permitted by the A72 Use Regulations upon issuance of a Minor Use Permit.

a. Residential Use Types. Farm Labor Camps (See Section 6906); except that a Minor Use Pemiit shall not be required for a Farm Labor Camp for which a Use Permit is prohibited under Section 17021.5 or Section 17021.6 of the California Health and Safety Code.

b. Civic Use Types. Minor Impact Utilities Small Schools

(Amended by Ord. No. 5508 (N.S.) adopted 5-16-79) (Amended by Ord. No. 5935 (N.S.) adopted 11-19-80) (Amended by Ord. No. 6654 (N.S.) adopted 9-21-83) (Amended by Ord. No. 7741 (N.S.) effective 3-28-90 (Urg. Ord.)) (Amended by Ord. No. 7768 (N.S.) adopted 6-13-90) (Amended by Ord. No. 7964 (N.S.) adopted 8-14-91) (Amended by Ord. No. 8175 (N.S.) adopted 11-18-92) (Amended by Ord. No. 8271 (N.S.) adopted 6-30-93) (Amended by Ord. No. 9101 (N.S.) adopted 12-8-99) 2725 USES SUBJECT TO A MAJOR USE PERMIT. The following use types are permitted by the A72 Use Regulations upon issuance of a Major Use Permit.

a. Residential Use Types. Group Residential

b. Civic Use types. Administrative Services Ambulance Services Child Care Center Clinic Services Community Recreation Cultural Exhibits and Library Services Group Care Lodge, Fraternal and Library Services Major Impact Services and Utilities Parking Services Postal Services Religious Assembly

c. Commercial Use Types. Agricultural and Horticultural Sales (all types) Animal Sales and Services: Auctioning Explosive Storage (see Section 6904) Gasoline Sales

Participant Sports and Recreation: Outdoor Transient Habitation: Campground (see Section 6450) Transient Habitation: Resort (see Section 6400)

d. Agricultural Use Types. Agricultural Equipment Storage Animal Waste Processing (see Section 6902) Packing and Processing: Winery Packing and Processing: General Packing and Processing: Support

e. Extractive Use Types. Mining and Processing (see Section 6550)

(Amended by Ord. No. 5508 (N.S.) adopted 5-16-79) (Amended by Ord. No. 6543 (N.S.) adopted 3-2-83) (Amended by Ord. No. 6761 (N.S.) adopted 4-25-84) (Amended by Ord. No. 6782 (N.S.) adopted 5-16-84) (Amended by Ord. No. 6855 (N.S.) adopted 10-10-84) (Amended by Ord. No. 9690 (N.S.) adopted 12-15-04)