Location:
The
Property is positioned on the north side of Palmdale Road, between
El Evado and Del Gado Roads. It is within a shopping center
at the northeast corner of Palmdale Road and El Evado Road.
Surroundings:
The
subject is positioned at the northeast corner of Palmdale Road
(Highway 18) and El Evado Road within the Victorville city
limits. Palmdale Road is a major east-west highway providing
access to the Big Bear Lake recreational area to the east and the
city of Palmdale to the west. The property is located within
a neighborhood shopping center which is anchored by a Ralph's
Supermarket. Additional tenants within the center include,
Pizza Hut and a McDonald's restaurant at the immediate corner on a
pad.
At
the southerly corners of the subject intersection are two service
stations, a Chevron and an Arco, while the northwest corner is
vacant. An Apartment complex is found just north of Palmdale
Road, on the west side of El Evado Road, while a mobile home park
is positioned just south of Palmdale Road on the west side of El
Evado Road. Most of the other surrounding land is vacant
desert land. Although there are scattered housing
developments to the north along El Evado Road, the subject marks
the most westerly commercial development of any note along
Palmdale Road in the area. East of the subject toward
Interstate 15 are numerous other retail developments providing
ample services to residents in the district.
Shape
and Dimensions:
The
land is irregular in shape. The total land area is about
2.70 acres, with 178 feet of frontage on Palmdale Road, and depth
running about 600 feet in a north-south direction.
Area:
Per
the Los Angeles County Tax Assessor's record, the subject land has
an area of 2.70 acres.
Topography:
The
land is essentially level and at grade with the adjoining streets.
Utilities:
All
of the necessary public utilities and services are provided and
connected to the property.
Zoning:
C2TB10
in the City of Victorville. The C2 designation is a General
Commercial District while the B10 designation requires parcels to
be at least 10 acres in size; the subject has been approved via a
parcel map for smaller sized lots. The T notation pertains
to a transitional district with both commercial and residential in
the area, regulating development to be compatible with surrounding
uses. Parking is required at the rate of one space per 300
square feet in the shopping center, excepting the first 6,000
square feet which require parking at a rate of one space per 200
square feet.
Parking:
A
reciprocal parking use and maintenance agreement covering the
entire center allows patrons to park within the common area of the
center; the result is a fully adequate retail parking ratio.
Covenants,
Conditions and Restrictions:
Covenants,
Conditions and Restrictions were implemented at the shopping
center by declaration made December 3, 1991, which allows for
common area parking and maintenance amongst the various parcels
within the shopping center. Additionally, they exclude the
subject property from being utilized as a food store and prohibit
other stores from being used for drug stores. This
restriction is deleted if either the subject space or Ralph's
ceases to be used for their intended purposes for over one year.
Streets:
PALMDALE
ROAD is a major east-west thoroughfare having two lanes of traffic
in each direction with center left turn lanes. It is a fully
improved city street with curbs, gutters and sidewalks in-place at
the subject location. The intersection with El Evado Road is
signalized.
EL
EVADO ROAD is a local street with one lane of traffic in each
direction; it is a fully improved city street, similar to Palmdale
Road at the subject location.
Construction:
One
story concrete block retail building.
Year
Built:
Completed
in 1992
Building
Area:
31,445
square feet.
Foundation
and Floor:
Reinforced
Concrete footings with concrete slab flooring.
Exterior
Walls:
Concrete
block as basic Construction; at street front a stucco-covered
canopy is provided for architectural relief
Roof
System:
Built-up
composition cover over wooden substructure.
Fire
Sprinklers:
Building
is equipped with fire sprinklers.
Loading:
There
is a rear loading area with a single roll-up door.
Interior
Finishes:
The
main store area has linoleum floor covering, drywall finishes and
suspended acoustical tile ceilings with integrated fluorescent
lighting.
HVAC:
Roof
mounted package units provide air conditioning service to the
building.