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Item 2 - 17076 Summit WayTo: From: Subject: CDACll-11-15 ITEM2 MEMORANDUM COMMUNITY DEVELOPMENT DEPARTMENT Conceptual Development Advisory Committee ?..! Laurel R. Prevetti, Town Manager/Community Development Director 1 J /. ~ 17076 Summit Way@ Wild Way Conceptual Development Advisory Committee CD-15-004 Requesting review of conceptual plans regarding access to an existing lot zoned R- 1 :20. APN 424-30-088. PROPERTY OWNER: James Sullivan APPLICANT: Tony Jeans PROJECT PLANNER: Marni Moseley Date: November 4, 2015 Role of the CDAC The Conceptual Development Advisory Committee advises a prospective applicant on the overall consistency of a project with Town policies prior to submitting a formal application and investing in the development review process. The Committee also endeavors to identify the potential issues that will need to be addressed during the development review process should the applicant wish to submit an application. The issues identified by the Committee are not intended to be all-inclusive and additional issues may be identified during the formal development review process. None of the Committee's comments are binding on the Town and in no way are they intended to indicate whether the project will be received favorably by the various review bodies that are charged with evaluating and deciding the application. As noted in this memorandum, if an application is filed , technical analysis would need to be done in the evaluation of the proposal. In addition, public input is a required and essential component in the development review process. All applicants are strongly encouraged to hold neighborhood meetings to receive input as the design of the project evolves should they decide to proceed with the development review process. Background The applicant will be proposing to build a new home on an undeveloped property located near the southerly inters ection of Summit Way and Wild Way. The primary issue for the CDAC discussion is the appropriate access for the property. The existing lot was created through a 1910 subdivision prior to annexation into the Town in 1978. The recorded map shows six parcels within the hatched area on Attachment 1. The applicant is intending to go through the process for a certificate of compliance to recognize five of the s ix lots Conceptual Development Advisory Committee November 11,2015 Page2 and to do two lot line adjustments to remove a parcel line and reconfigure two lots to conform to the zone and the neighborhood. The subject parcel has a small piece of frontage on Summit Way and a conforming frontage on Wild Way, however the Wild Way frontage the recorded public ROW for Wild Way which was never improved. The adjacent site (also addressed as 17076 Summit Way) along Summit Way is owned by the same property owner, and provides the potential to create an access easement over this property. The applicant is requesting feedback on the most appropriate point of access for the site based on the existing frontage which would require numerous tree removals, extensive grading, and retaining walls or through an access easement over the adjacent property. Due to Town policies regarding access from a public right of way (ROW), the applicant is requesting direction prior to development and review of the future Architecture and Site application. Project Description The applicant has submitted conceptual plans for both potential access points to the property. The access from the recorded public right of way on Wild Way would require: • An extension ofWild Way road improvements to the proposed driveway. • Removal and/or impact to 17 trees most of which are located within the 40-foot ROW. • Four to five foot walls along the length of the roadway improvements. • Approximately 600 cubic yards of grading. Access through the adjacent property would require: • An ingress egress easement and utility connection easements over an adjacent property. • Removal and/or impact to four trees. Existing General Plan and Zoning Designations • The zoning designation: R-1 :20 Low Density Residential • Surrounding zoning designations: The property is surrounded by properties zoned R-1 :20 with the exception of Controlled Manufacturing (CM) properties to the northeast. • General Plan designation: Low Density Residential (0-5 units per acre). The Low Density Residential designation provides for single-family residential properties located on generally level terrain. It encourages single-family residential development in either the standard development established by traditional zoning or by innovative forms obtained through planned development. • Surrounding General Plan designations : The property is surrounded by Low Density Residential properties with the exception of the Light Industrial properties to the northeast. Potential Considerations and Issues The following is a brief list of issues and topics for consideration by the Conceptual Dev elopment Advi sory Committee (CDAC). Staff has not reached conclusions on these topics and is identifying them to help frame the discussion and to solicit input. The main question for the CDAC is whether Conceptual Development Advisory Committee November 11, 2015 Page3 or not the applicant's concept for the project creates a high quality plan appropriate for Los Gatos . If the application is filed, staff would evaluate the technical issues. Applicable General Plan Policies a. Policy LU-1.3 Preserve existing trees, natural vegetation, natural topography, riparian corridors and wildlife habitats, and promote high quality, well-designed, environmentally sensitive, and diverse landscaping in new and existing developments. b. Policy LU-1.4 Infill projects shall be designed in context with the neighborhood and surrounding zoning with respect to the existing scale and character of surrounding structures, and should blend rather than compete with the established character of the area. c. Policy LU-7.3 Infill projects shall contribute to the further development of the surrounding neighborhood (e.g. improve circulation, contribute to or provide neighborhood unity, eliminate a blighted area) and shall not detract from the existing quality of life. d. Policy LU-7 .4 In fill projects shall be designed in context with the neighborhood and surrounding zoning with respect to the existing scale and character of surrounding structures, and should blend rather than compete with the established character of the area. e. Policy CD-1.2 New structures, remodels, landscapes, and hardscapes shall be designed to harmonize and blend with the scale and rhythm of the neighborhood and natural features in the area. f. Goal CD-4 To preserve existing trees, natural vegetation, natural topography, riparian corridors and wildlife habitats, and promote high quality, well designed, environmentally sensitive, and diverse landscaping in new and existing developments. g. Policy CD-4.2 Preserve the Town's distinctive and unique environment by preserving and maintaining natural topography, wildlife, and native vegetation, and by mitigating and reversing the harmful effects of traffic congestion, pollution, and environmental degradation on the Town's urban landscape. h. Policy CD-4.3 Trees that are protected under the Town's Tree Preservation Ordinance, as well as existing native, heritage, and specimen trees should be preserved and protected as a part of any development proposal. 1. Access from Wild Way a. ROW improvements will be required. While the applicant is proposing to improve 15 feet of the 40-foot wide ROW, Town Standards would require 28 feet of improved roadway width. b . Proposed walls are anticipated to conform to the maximum of five feet within the Hillside Development Standards and Guidelines (applicable on sloping lots), some will be required within the public ROW or directly adjacent to it. c. Significant grading will be required. d. Who will be responsible for maintaining the ROW after installation? e. Is this type of access consistent and appropriate for the neighborhood? Conceptual Development Advisory Committee November 11 ,2015 Page4 2. Access through a proposed easement on Summit Way a. If access is established through this easement should the unimproved section of Wild Way ROW be abandoned? The ROW runs along the rear of the properties on Summit Way and would not be required to provide access to those properties since it is already obtained from Summit Way. The slopes within the ROW would make standard improvement difficult as discussed throughout this report. b. Can the lot line adjustment be recorded such that frontage along Summit Way is maintained and access can be provided through the subject property rather than an easement? c. Is this access and proposed setback from the streetscape appropriate given the neighborhood context? Attachments: 1. Location map (one page) 2. CDAC application (one page) 3. Applicant's letter (one page) 4. Arborist report (eight pages) 5. Conceptual Plans (four pages) Distribution: James Sullivan, 17076 Summit Way, Los Gatos, CA 95030 Tony Jeans , P.O . Box 1518, Los Gatos , CA 95031 N:\DEV\C DAC \CDAC MEMO\S ummit @ Wild Way [CDAC ll-ll-15].docx 17076 Summit Way ATTACHMENT 1 This Page Intentionally Left Blank ·-APPLICATION FOR PROJECT REVIEW CONCEPTUAL DEVELOPMENT ADVISORY COMMITTEE TOWN OF LOS GATOS-COMMUNITY DEVELOPMENT DEPARTME CIVIC CENTER: 110 E. Main St., Los Gatos, CA 95030 Phone: (408) 354-6874 FAX: (408) 354-7593 PLEASE TYPE OR PRINT CLEARLY PROPERTY DETAIL: Address of subject property: \ L 0 l b .Stt ~HIT ~ Zoning __ R_\ _-_'1_0 ____ Site Area ~o, OCO APN _4...!-.::.-..c:.l------'----'--::........:~- Existing use. _ __:_V_~ __ ......;\_t-M__:___:)> ___________________ _ ----------------------·----''------·---·--· ---- ·-------·~-·-··-- APPLICANT: NAME. __ '""U_o_t-J_'-f __ ~-----------PHONE: (401t)38f -tSJ3 ADDRESS V. 0· .:fa>< CITY t-.0 $ Q A-n:>> STATE -'QA~-----ZIP 9> O,ll -------------------------------------~-·----------------------NAME OF PROPERTY OWNER: (If same as above, check here 0> NAME .:Ifl ~ e ~ s= v I b v fl n PHoNE:/-tfoB-S ~/.ffYD 7 ADDRESS /7 () ?6 _s;-.;.:v; ...,..;f V(/q ';j CJTY /-o ~ G-a fn,c STATE ~4 ZIP f_J-t)-:;1'1' I hereby certify that I am the owner of record of the property described in Box #2 above, and that I approve of the action requested herein. SIGNATURE OF 0 I, the undersigned, fully acknowledge and understand the Conceptual Developpent Advisory Committee is only an advisory body and is not empowered by the Town Council or the Planning Commission to render recommendations or decisions regarding land use issues. I further understand and acknowledge that any statement by the Committee that a potential land use appears consistent with Town Policy is not an express or implied approval of a development project. A project may be rejected by the Planning Commission and/or Town Council for inconsistency with Town policy or for other reasons in the course of the development review process, including public input. I further understand and acknowledge that the members of the Conceptual Development Advisory Committee are in no way bound in their future review of my proje , their comments-at tins very preliminary state of project development. SIGNATUREOFOWNER /'"--!.. ~--DATE /-j/-2075 * * DO NOT WRITE BELow\r L I NE APPLICATION No. c D-IS'-oOL\ N :1DEVIFORMS\Pfanmngl2015-16 Forms\CDAC App/teation.doc PLPERMIT PLTRACK PLANAP TOTAL FEE $2,891.00 115.64 289.10 $3,295.74 ATTACHMENT 2 This Page Intentionally Left Blank T .H .I.S . DESIGN & DEVELOPMENT P.O .Box 1518, Los Gatos, CA 95031 Town of Los Gatos 110 East Main St, Los Gatos Ca 95030 Te l: 408.354.1863 Fax : 408.354.1823 September 11th, 2015 Conceptual Development & Advisory Committee Access Options for a Proposed New Home This property forms part of a 1910 Subdiv ision in Santa Clara County, which was never fully developed . Several lots remain unimproved and a portion of Wild Way was never completed as a street. This area was incorporated into the Town of Los Gatos in 1978. The owner is planning to undertake a Lot Line Adjustment to create the proposed R1- 20 fully compliant lot and build a new home. The newly created lot will front onto that portion of Wild Way, which has never been developed. Because of developments further along this Right-of-Way it will never be developed [per Public Works]. There are 2 ways in which to access the new lot: 1. Along the 40ft wide RoW which is Wild Way This would be the most logical way to access the property, but it is more complicated and would require the creation of a 500 ft Fire Truck accessible driveway with retaining walls of up to 4ft, a turnout and Turnaround with 5 ft retaining walls and a reasonable amount of grading. Several trees would be impacted requiring the removal of 2 large Eucalyptus , one 15" oak, 3 smaller oaks and several buckeyes. 2 . Along an Easement from Summit Way This would not be classified as a "Flag Lot" if accessed from Summit Way as there is "Frontage" onto the 40ft RoW , but it has some of the characteristics of a Flag Lot. Because of the 40ft RoW it is not hemmed in by other homes and does not appear to demonstrate a privacy issue. It is , however an artificial easement created to access the property. Several large Eucalyptus trees would need to be removed and one 8" oak. In both of the above proposals the house would be built in the same location [but with a different orientation] so the neighbor impacts would not differ significantly. The owner is open to pursuing either approach , but would like some direction from both the staff report and from members of the committee before proceeding. ~~r your consideration. Tony Jeans RECEIVED SEP 11 2015 ATIACHMENT 3 T OWN OF LOS GATOS PLANNING DIVISION c. D -' ) -0 () Lf This Page Intentionally Left Blank Wild Way Access November 4, 2015 Tony Jeans PO Box 1518 Los Gatos, CA 95031 Tree Route Assessments P.O. Box 1010 Felt on, C A 95018 831. 331. 8982 November 4 , 2015 Consulting Arborists LLC Regarding the two scenarios for access to new residence offWild Way in Los Gatos. Assignment I was asked to inventory and assess the trees along the two potential ingress and egress options to the site located offWild Way in Los Gatos. One option is to continue down Wild Way beyond its current termination point bending around to the site. The other option is to access off of Summit Road. Purpose and Use The purpose of this report is to help determine what impacts the different options will have on the trees in each scenario. The report is to be used by the property owners, their agents, and the Town of Los Gatos to help make decisions about the future management of the site. Observations Wild Way terminates just past Oak Ridge Way to the east as it heads toward University Avenue (Access Route 1). Beyond Oak Ridge Way the road turns north and is not paved. There is a remnant road extending north toward the Winchester Fire Station west of the University Park Office Center. The old abandoned road is lined with several trees on both sides and what appears to be a seasonal drainage of some kind. Directly adjacent to the road where a newly proposed road would be constructed are 36 trees comprised of 5 different species which are as follows: 1 bay laurel (Umbellularia californica), 10 blue oak (Qu ercus douglasii), 12 buckeye (Aesculus californica), 10 coast live oaks (Quercus agrifolia), and three valley oaks (Quercus lobata). The access off Summit Road is between the following two properties: 17076 and 17082 Summit Way (Access Route 2). The trees impacted through this access include two coast live oaks, one blue oak, and three red gum eucalyptus (Eucalyptus camaldulensis). Monarch Consulting Arborists LLC -P.O Box 1010, Felton , CA 95018 831.331.8982-rick @monarcharborist.com ATTACHMENT 4 Wild Way Access Tree Route Assessments November 4 , 2015 The image below shows the two proposed access routes to the lot (Image 1). Methodology I walked the site including the existing road and access off Summit Way to assess the trees in close proximity to the proposed plans . No trees were tagged in the field or placed on the survey map. Trees assesses on the existing road were all within five feet of the road or had crowns that extended over the road. Monarch Consulting Arborists LLC -P.O Box 1010, Felton, CA 95018 831.331.8982-rick@monarcharborist.com Page 2 of 8 Wild Way Access Tree Route Assessments November 4, 2015 Discussion Access Route 1: Access Route 1 contains approximately 36 tree that will be impacted by a road project. The chart below lists the tree species and their quantities (Chart 1). Chart 1 : Species Distribution Impacted • Quantity 0 3 6 9 12 Baylaurel - Blue oak BucKeye ·.·32 '-- Coast live oak Valley oak Species Quantity Impacted The chart below show the average trunk diameter of each species that would be affected (Chart 2). Bay Laurel Blue oak Buckeye Coast live oak Valley oak Chart 2: Species and Trunk Diameter • Average Trunk Diameter (in,) 0 6 12 18 24 30 'II" ~'II 15 Average Trunk Diameter in Inches Monarch Consulting Arborists LLC -P.O Box 1010, Felton, CA 95018 831.331 .8982 -rick @monarcharborist.com Page 3 of 8 Wild Way Access Tree Route Assessments November 4, 2015 Access Route 2: Access Route 2 contains approximately 6 tree that will be impacted by a road project. The chart below lists the tree species and their quantities (Chart 3). Chart 3 : Species Distribution Impacted • Quantity 0 1 2 3 Coast live oak Blue oaK Red gum Species Quantity Impacted The chart below show the average trunk diameter of each species that would be affected (Chart 4). Coast live oak Blue oak Red gum Chart 4 : Average Trunk Diameter • Average Trunk Diameter 0 10 20 30 Average Trunk Diameter in Inches 40 Monarch Consulting Arborists LLC -P.O Box 1010, Felton , CA 95018 831 .331.8982-rick@monarcharborist.com Page 4 of 8 Wild Way Access Tree Route Assessments November 4, 2015 Conclusion The route one option will likely impact about 36 trees comprised primarily of blue oak, buckeye, and coast live oak. The route two option w ill likely impact at least six trees, three of which are large red gum eucalyptus with the remaining trees being small blue and coast live oaks. Appendix A: Tree Tables Table 1 : Route 1 Trees Assessed Tree Species Number Trunk Diameter Estimated Height Estimated Crown diameter Blue oak 12 40 20 Valley oak 2 31 45 / 50 Valley oak 3 25 45 44 Coast live oak 4 6 25 8 Valley oak 5 30 45 45 Coast live oak 6 1 8 25 1 I 20 I Coast live oak 7 8 25 20 Coast live oak 8 8 25 I 20 I Blue oak 9 18 35 45 Buckeye 10 14 30 35 Blue oak 11 22 45 J 45 Coast live oak 12 10 35 20 Buckeye 13 11 35 J 35 Blue oak 14 12 35 30 Bay 15 10 25 1 30 ' Coast live oak 16 7 25 20 I Buckeye 17 8 25 ! 20 Coast live oak 18 6 25 20 I Buckeye 19 4 25 20 I Coast live oak 20 4 20 20 Blue oak 21 20 45 40 Buckeye 22 20 35 1 40 J ~' Monarch Consulting Arborists LLC -P.O Box 1010, Felton, CA 95018 831.331.8982 -ri ck @monarcharborist.com Page 5 of 8 Wild Way Access Tree Species Coast live oak Buckeye Buckeye Blue oak Blue oak Blue oak Buckeye Blue oak Buckeye Buckeye Coast live oak Blue oak Buckeye Buckeye Route 2 Coast live oak Blue oak Coast live oak Red gum Red gum Red gum Tree Route Assessments November 4, 2015 Number Trunk Diameter Estimated Height Estimated Crown diameter 23 8 35 40 24 4 25 1 20 I 25 6 25 20 26 20 45 40 27 8 35 30 28 20 45 40 29 6 25 1 20 30 8 35 30 31 6 25 20 32 8 25 20 33 I 14 45 1 40 34 20 45 40 35 6 25 , 20 36 14 25 20 Table 2: Route 2 Trees Assessed 37 7 25 20 38 7 25 20 39 8 25 20 40 50 55 20 41 42 55 1 20 I 42 24 55 20 Monarch Consulting Arborists LLC -P.O Box 1010, Felton, CA 95018 831.331 .8982-rick@monarcharborist.com Page 6 of 8 Wild Way Access Tree Route Assessments November 4, 2015 Qualifications, Assumptions, and Limiting Conditions Any legal description prov ided to the consultant is assumed to be correct. Any titles or ownership of properties are assumed to be good and marketable. All property is appraised or evaluated as though free and clear, under responsible ownership and competent management. All property is presumed to be in conformance with app licable codes, ordinances, statutes, or other regulations . Care has been taken to obtain information from reliable sources. However, the consultant cannot be responsible for the accuracy of information provided by others. The consultant shall not be required to give testimony or attend meetings, hearings, conferences, mediations, arbitration, or trials by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services. This report and any appraisal value expressed herein represent the opinion of the consultant, and the consultant's fee is not contingent upon the reporting of a specified appraisal value, a stipulated result, or the occurrence of a subsequent event. Sketches, drawings , and photographs in this report are intended for use as v isua l aids, are not necessarily to scale, and should not be construed as engineering or architectural reports or surveys. The reproduction of information generated by architects, engineers, or other consultants on any sketches, drawings, or photographs is only for coordination and ease of reference. Inclusion of said information with any drawings or other documents does not constitute a representation as to the sufficiency or accuracy of said information. Unless otherwise expressed: a) this report covers only examined items and th e ir condition at the time of inspection; and b) the insp ection is limited to visual examination of accessible item s without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied , that structural problems or defi c ie ncies of plants or property may not arise in the future. Monarch Consulting Arborists LLC -P.O Box 1010, Felton, CA 95018 831.331.8982-rick@monarcharborist.com Page 7 of 8 Wild Way Access Tree Route Assessments November 4, 2015 Certification of Performance I Richard Gessner, Certi fy: That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and/or appraisal is stated in the attached report and Terms of Assignment; That I have no current or prospective interest in the vegetation or the property that is the s ubject of this report, and I have no personal interest or bias with respect to the parties involved; That the analysis, opinions and conclusions stated herein are my own; That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricultural practices; That no one provided significant professional assistance to the consultant, except as indicated within the report. That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results , or the occurrence of any other subsequent events; I further certify that I am a Registered Consulting Arborist® with the American Society of Consulting Arborists, and that I acknowledge, accept and adhere to the ASCA Standards of Professional Practice. I am an International Society of Arboriculture Board Certified Master Arborist®. I have been involved with the practice of Arboriculture and the care and study of trees since 1998. Richard J . Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-434lB Copyright ©Copyright 2015 , Monarch Consulting Arborists LLC. Other than specific exception granted for copies made by the client for the express uses stated in this report, no parts of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, e lectroni c, mechanical, recording, or otherwise without the express, written permission of the author. Monarch Consulting Arborists LLC -P.O Box 1010, Felton, CA 95018 831.331.8982-rick@monarcharborist.com Page 8 of 8 SCALl CONCEPTUAL DEVELOPMENT A CONSIDERATION OF ACCESS OPTIONS TO A PROPOSED NEW RESIDENCE AT WILD WAY/SUMMIT WAY .. I :~ ·~ ->~ I '• ·--.. I BY Ch'[ ~ATE JU ~!: 20:~ ~~ALE' ~JR 20 VER' tf~:c;~::D BY HA~'IY BA31C<A L S 49:)3 f--t---H~;i;:~,;.:~'i""ccr~"'~~=;-----f DA IE _,-- ', GARA E.@ I ' DRIVEWAY OPTION #1 ~ROMWILDW A ONG "''" R pV ~ R IR~ T CULVERT ------TO Al TE R'IATE SWA [ EMf NT GARAGE' @0PTION#1 -ARFA C T f KNOUT 41/v 4 WA N A 'G&E WESTFALL ENGINEERS, INC. T .H I 5 DES I GN & DEVE LOP MENT 14S83 BIG BASI' t1 ~T $ARA"Q:JA (A 9~:..70 408>867 ::J2'44 ES f - '\ / TliREATENE.D TRFES / •, (EYFRY ATTFYPT WILL BE MADf TO SAVE THEM) TRFE' T B REM VE X TREES BE REMOVE QpT0N#1 REMOVE 9 10 T EE 5 (2 Euc 3 OAKS< 1 2 • X 15 OAK+ SEVERAL BUCKEYES) MIN DRIVEWAY WiDTH= 1 2 '5 f-R PO [- I • Ctf '10 THREATEN D 7 TREE$ INCLJD NG 1 OAKS 1 8 + OPT ON#2 REMOV 4 fREES (3 he. 8 0AKJ THREATENED '36 OAK BJT CAN B PROTf:CTED BC\JNOARY ------- RCS ~>If f>.E. N LOT Ll"'[ Cl '\IJ[QI. N~ \APROV! MfN IS '•)' :ONrouq 2' CCUNTOUR FfNCE --······ •••• •• • mer or ~A'If'-'<~• SP')T ::LEV A. T!Of\l 'f'2 ~· Jil., TY BO~ JTI. "y POL[ )QIP l 'l( <, "·WL NE ATTACHMENT 5 P 0 Box 1518 Los Gatos CA 95031 l<l 408 l.,. 18bl Fa• 408 l~ !8Zl CB NO "":5 · OJ~ SH<~T 1 ,. T .H IS DESIGN & DEVELOPMENT P 0 Box 1518 Los Gatos CA <lC.011 'i .; ~~ ~ . g: ~ ~ g ~ - ~~ :?~~~-~~,:;~ •j a.··~ e..~= ;.~.~a... 1 ... • . :t .• t:~ ,. ~:of ·c ~ ~ : .. ·.:r..:r ::·~.-f I ~ 1 Q ~· : : -·'.ll :J c.. 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