Mariposa Rd, Hesperia, CA 92344

123.35-Acre Regional Commercial Assembly — Mariposa Rd Frontage Between the Oak Hill Road and Ranchero Road Interchanges, Hesperia CA MARKETING DESCRIPTION: PREMIER 123.35-ACRE REGIONAL COMMERCIAL ASSEMBLY — MARIPOSA ROAD CORRIDOR BETWEEN THE OAK HILL ROAD AND RANCHERO ROAD INTERCHANGES. This is a contiguous 123.35-acre parcel in the City of Hesperia with approximately 2,384 linear feet of Mariposa Road frontage forming the western parcel boundary. The parcel is positioned inside the Main Street and Freeway Corridor Specific Plan (MSFC-SP), Freeway-South District — the corridor district designated by the City for Auto Row, regional commercial, and freeway-serving commercial uses anchored by the modernized Ranchero Road / I-15 interchange. The parcel sits across I-15 from the Silverwood (formerly Tapestry) Specific Plan corridor, a 15,000-plus unit master planned community under active development in unincorporated San Bernardino County.

ZONING. Under the City of Hesperia General Plan Land Use Map effective August 19, 2025 and the MSFC-SP adopted July 15, 2021, the parcel carries split zoning. The dominant westerly portion is designated Regional Commercial (RC); the southeast corner is designated Rural Estate Residential (RER) / Very Low Density Residential (VLR). Permitted RC uses in the Freeway-South District include large-scale regional shopping centers, hotels, restaurants, entertainment venues, medical clinics, offices, specialty retail, and auto sales (subject to applicable district standards and conditional use permits where required). Maximum commercial floor area ratio under RC is 0.23 per MSFC-SP Chapter 9 Section B.4; maximum building height is 65 feet. RER permits large-lot single-family residences at 0.5 to 2 dwelling units per acre. The MSFC-SP restricts multi-family residential mixed-use within the RC zone to the Interstate-15 / Main Street Interchange District. This parcel is located in the Freeway-South District; the residential mixed-use overlay does not apply to this parcel.

OVERLAYS AND ENCUMBRANCES. The Hesperia GP Land Use Map effective August 19, 2025 maps a Wash Protection Overlay across the eastern portion of the parcel area, associated with the unnamed wash east of I-15. Per MSFC-SP Chapter 6 Section C, the Wash Protection Overlay limits permanent structures within the wash right-of-way. An Open Space / Drainage (OS/D) footprint runs along the southeast corner. A Utility Corridor traverses the northern strip of the parcel, corresponding to a Southern California Edison high-voltage transmission easement. Buyer to verify exact alignments via title report, recorded easements, and written zoning verification from the Hesperia Planning Division.

UTILITIES. City of Hesperia water and sewer mains terminate at the Ranchero Road / I-15 interchange and do not extend to the parcel. Service to the parcel requires main extension and/or Hesperia Water District service-boundary annexation. Capacity, Will Serve availability, connection fees, and timeline are to be confirmed by buyer directly with the Hesperia Water District. Southern California Edison service is available via the on-parcel transmission corridor, subject to SCE standard service requirements.

FLOOD AND DRAINAGE. FEMA National Flood Hazard Layer coverage of the surrounding area indicates Zone X (Area of Minimal Flood Hazard) status. FEMA panels covering this immediate area (06071C6475H, 06071C7180J, 06071C7185H) are designated "Not Printed." Final flood-zone determination is to be confirmed by buyer via independent FEMA map service review. Site drainage aligns with the broader Antelope Valley Wash drainage system per the Hesperia Master Plan of Drainage (Williamson & Schmid). Site-specific drainage analysis, WQMP compliance, and any facility contribution requirements are to be determined during buyer's engineering due diligence.

LOGISTICS AND INFRASTRUCTURE. Mariposa Road frontage with direct access to the Ranchero Road / I-15 interchange to the north and the Oak Hill Road / I-15 interchange to the south. Both interchanges have been modernized. Ranchero Road is designated a Major Arterial in the Hesperia Traffic Circulation Plan. The parcel is positioned within the path of regional infrastructure investment, including the Brightline West Las Vegas-to-Rancho Cucamonga high-speed rail alignment, the BNSF Barstow International Gateway in Barstow, and the Amazon Hesperia fulfillment facility. The Silverwood Specific Plan construction across I-15 represents the largest active master-planned community in the corridor.

OFFER REQUIREMENTS. Sale is AS-IS, WHERE-IS. Offers are to be submitted with Proof of Funds and Developer Profile. All buyers are advised to conduct independent due diligence including written zoning verification with the Hesperia Planning Division, utility capacity confirmation via Will Serve letters, site engineering, FEMA flood-zone confirmation, and title report review. No representations or warranties are made as to physical condition, environmental status, geotechnical condition, utility availability, zoning, or entitlement feasibility.