Kidder Mathews has been retained to exclusively market Hidden Valley Ranch, a 92-acre, fully-entitled residential development site in the desirable suburban community of Poway, California. The subdivision consists of 40 luxury single family home sites ranging between one and three acres.

ADDRESS 17150 Old Coach Road, Poway, CA 92064
LAND AREA 92.494 Acres
HOMES Entitled for 40 estate home lots at market rate; No affordable requirements
TOTAL RESIDENTIAL LOT AREA 52.570 acres; Lot sizes range from 1.0 acres to 3.74 acres; Average lot size is 1.314 acres
OPEN SPACE 39.924 Acres dedicated to open space - included in Lots A & B
OFFERING PRICE Call Kidder Mathews for Pricing Guidance

Hidden Valley Ranch presents an extraordinary opportunity to develop an exclusive residential community comprised of 40 estate lots, with an average lot size of 1.314 acres, in a pristine natural setting with rolling hills and expansive views. The site is nestled in the prestigious residential area along Old Coach Road and less than one mile from the highly rated Maderas Golf Course.

Accessed through a gated entrance off Old Coach Road, a private drive winds eastward under a canopy of mature oak trees, leading to a wide valley surrounded by rolling hills. This scenic, secluded setting is perfect for an upscale residential subdivision. These expansive estate lots boast scenic views and will cater to those seeking a more rural and private living experience.

Poway is one of San Diego’s most coveted places to live and epitomizes Southern California living. Boasting over 76 miles of trails and 25 parks, it's a haven for outdoor enthusiasts. Hidden Valley Ranch is further enhanced by its proximity to the Blue-Sky Ecological Reserve, a 700- acre canyon. The Old Coach Trail connects the subject property to the Blue-Sky Ecological Reserve, which will provide future homeowners’ convenient access.

ENTITLEMENTS

Hidden Valley Ranch is fully entitled with a Final Subdivision Map, Approved EIR, and a Grading and Improvement Plan.

Entitlements for Hidden Valley Ranch are extremely difficult to obtain and are extraordinarily valuable once achieved. The seller of the Property (hereafter “Seller”) invites experienced real estate developers and investors to acquire this remarkable project.

The Offering

Hidden Valley Ranch is being offered for sale on a confidential basis. Please contact Kidder Mathews for any questions on pricing guidance. All buyers & investors should base their offer on the “as-is, where-is” condition of the property.



Project History

The Property offered for sale consists of the Westernmost 92-acres of a 425-acre working avocado ranch located in the City of Poway approximately one quarter mile north of Espola Road.

The Property includes approximately one-half mile of frontage along Old Coach Road abutting the Blue Sky Ecological Preserve to the South and located approximate three-quarter miles South from the Maderas Golf Club.

The Property was originally acquired by the Malone family in the early 1980s and soon developed into a commercially viable working ranch and grove operation with approximately 20,000 avocado trees today in addition to worker housing, a family residence and guest quarters as well as family recreation facilities.

Planning for the Hidden Valley Ranch development began in 1998. The initial submittal for the Hidden Valley Ranch Specific Plan (SP 01-02) came in the early 2000’s when architect/developer Ed Malone envisioned an exclusive 9 lot subdivision along the westernmost acreage of the family’s 425-acre ranch. In 2003, the City Council approved the Environmental Impact Report (EIR) under Resolution P-03-75. And in the early 2010’s the project was redesigned to its current configuration and the HVR Specific Plan was adopted by the Poway City Council on August 19, 2014.

The objective of the HVR Specific Plan was to develop a community of high-quality custom estate homes consistent with the lot size, quality and architectural design existing in the Old Coach Community, located to minimize grading and to preserve and enhance the unique topographical character of the site. In addition, the Specific Plan called for enhancement of Sycamore Creek and the westerly oak woodland corridor along Old Coach Road as well as the creation of feeder trails which connect the community to the Blue Sky Ecological Preserve regional trail systems to the South. The Specific Plan provided for residential lots of 35% lot coverage maximum with 30-foot minimum front yard setback, 20-foot side yard setback and 10-foot rear yard setback.
On July 20, 2021, Hidden Valley Ranch Subdivision, Tentative Tract Map 17- 005, Map 16499 was approved by the Poway City Council. On March 15, 2022, the Hidden Valley Ranch Final Tract Map 17-005 was approved and recorded resulting in the Lot 41 Upper Valley (not a part of Offering), the 40 lot Lower Valley (subject) as well as the creation of Open Space Lot A (25.427-acres) and Open Space Lot B (14.497-acres) for the protection of sensitive plant species, wildlife species and their natural habitats (Sycamore Creek). A full list of the Final Conditions of Approval can be found in our Due Diligence DropBox.
Grading and Improvement Plans for Hidden Valley Ranch were subsequently approved in March 2022 and can be found in our Due Diligence DropBox.
San Diego Regional Water Quality Control Board issued HVR its Section 401 Certification (No. R9-2019- 0218) on November 27, 2019. Project construction will permanently impact 0.30 acres (3,655 linear feet) of streambed waters of the United State and/or State, and 0.13 acres (97 linear feet) of wetland waters of the United States and/or State, and 0.09 acres of open waters (lake) of the United States and/or State. Compensatory mitigation for the permanent loss of 0.52 acre (3,752 linear feet) of jurisdictional waters will be achieved through the on-site establishment and enhancement of 1.87 acres (3,359 linear feet) of waters of the United States and/or State (Open Space Lot A). The 401 Certification presently expires November 27, 2024; an amendment is expected to extend the expiration date to at least March 18, 2026 or five years. A copy of the 401 Certification can be found in our Due Diligence DropBox.
California Department of Fish and Wildlife approved a Streambed Alteration Agreement (EPIMS-SDO- 15285-R5) on March 29, 2021. Among other conditions, the SAA calls for measures to protect resources including a restriction on removal of vegetation from February 1 to September 15 to avoid impacts to nesting birds and mitigation plantings should be done between October 1 and April 30 to take advantage of the winter rainy season. The Agreement expires on February 28, 2026. A copy of the Streambed Alteration Agreement can be found in our Due Diligence DropBox.
U.S. Army Corps of Engineers determined that the Grading and Erosion Control Plans would comply with the terms and conditions of Nationwide Permit (NWP) 29 (File No. SPL-2004-01124) on May 31, 2022. The permit authorizes the discharge of approximately 215 cubic yards of fill material into 0.13-acre of jurisdictional wetlands adjacent to Sycamore Creek (road crossing) and 548 cubic yards into 0.14-acre and 0.09-acre of open waters adjacent to Sycamore Creek ((building pads and slope). The permit expires March 18, 2026. More details on Special Conditions of the permit can be found in our Due Diligence DropBox.

POWAY IS ONE OF SAN DIEGO'S MOST COVETED PLACES TO LIVE

Location Overview

Poway, California: where the beauty of nature meets the warmth of community, creating a truly unparalleled living experience.

Nestled in the scenic valleys of northeast San Diego County, Poway captures the essence of Southern California living at its finest. Poway, with a population of just under 50,000 residents, is a unique community in San Diego County.

With its diverse array of parks, trails, and open spaces, Poway is a haven for outdoor enthusiasts. Known as "The City in the Country," Poway prides itself on the fact that over half of the city’s 39.4 square-mile area is preserved as dedicated open space. Poway is also home to over 76 miles of trails and over 25 community parks. Whether you're hiking the rugged trails of Mount Woodson, picnicking by the tranquil shores of Lake Poway, or teeing off at one of the award-winning golf courses, there's no shortage of ways to connect with nature.

But Poway isn't just about breathtaking landscapes – it's also a vibrant community with a broad range of dining and shopping opportunities. Year-round community events further enhance the sense of belonging and connection among residents.

With the lowest overall crime rates of incorporated cities in San Diego County since 1981, and one of the overall lowest in the state, Poway continues to be one of the most sought-after communities to call home.

Poway offers a diverse range of housing options, ranging from multi-family apartments to single-family homes on large rural parcels. Approximately 80% of the city’s housing units are single-family dwellings.

Moreover, Poway maintains its economic vibrancy through the state-of-the-art Poway Business Park, a sprawling 700-acre complex that serves as the city's main commercial hub. With over 19,000 jobs, the Business Park offers tenants high-quality infrastructure, numerous amenities, and ample open space in harmony with Poway's rural ambiance.

Poway Unified School District further enhances the city's appeal, ranked as the second-best school district in San Diego County and the 14th best district in California.

Conveniently located just a short drive away from San Diego's world-class attractions and beaches, Poway strikes the perfect balance between tranquility and accessibility, inviting residents to enjoy the best of both worlds."

Top Reasons to Live in Poway

  • The Top rated golf course in San Diego - Maderas Golf Club is less than one mile from Hidden Valley Subdivision
  • 20 Wineries and more than a dozen breweries in northeast San Diego including Poway's Mission Cellars Winery and Lightning Brewery
  • Rated the #1 Unified School District in San Diego with top rated schools such Park Village Elementary & Westview High School
  • Outdoor recreation with over 76 miles of hiking trails and more than 4,700 acres of open space
  • True four-season destination with year round mild weather and outdoor activities
  • Pristine natural setting within rolling hills and large meadows
  • Lake Poway is two miles from Hidden Valley Subdivision with abundant hiking and recreation

Drive times

Amenities


2023 Estimated Demographics (3-mile radius)

34,775

Population

14,725

Housing Units

$1,098,386

AVG Home Value

$181,776

Avg HH Income

View to Maderas Golf Course and the prestigious Heritage Estates of Poway subdivision from subject property.

Due Diligence

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